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A step-by-step guide for move-up sellers who need to buy their next home before the current one closes — and how to make a seller say yes.
If you own a home in King County and you need to buy your next place before you sell, you already know the problem. You can’t really afford two mortgages. But sellers don’t love contingent offers. So how do you make this work?
The short answer: contingent offers do get accepted in King County — especially right now. Inventory across South and East King County has grown compared to the peak frenzy years, which means sellers are more flexible than they’ve been in a long time. But “more flexible” doesn’t mean “they’ll accept anything.” The offer still has to be structured the right way.
Here’s what actually goes into a contingent offer that a seller will take seriously, and how the current King County market shapes those decisions.
What a Home Sale Contingency Actually Is
A home sale contingency means your offer to buy a new home depends on selling your current one first. In Washington state, this is typically documented using Form 22B — the Buyer’s Sale of Property Contingency Addendum. This form is used specifically when your home is not yet under contract.
There’s an important difference between that and Form 22Q, which is used when your home is already on the market. Sellers generally prefer 22Q because your sale is actively in motion. With 22B, the seller is essentially betting that you’ll get your home under contract within a set timeframe. That’s a bigger ask.
Form 22B requires you to list your home for sale within a specific number of days stated in the addendum — often 5 to 15 days. If you miss that window without taking action, you can lose all your contingency protections, including inspection and financing. That’s a real risk, and sellers know it.
The kick-out clause (also called the bump clause) is the seller’s main protection tool. It lets the seller keep marketing the property while your contingency is active. If another qualified buyer submits an offer, the seller issues a Form 44 bump notice. You then have a short window — typically 48 to 72 hours — to either remove your contingency and proceed, or step away. You’d use Form 46 to respond.
Understanding these mechanics matters because they shape every decision you make when structuring the offer.
The Form 22B process in Washington state: submit your contingent offer, list your home, respond to any bump notice, and close. Understanding each step helps you structure an offer sellers will accept.
Why Sellers in King County Are More Open Right Now
This matters for timing. In 2021 and 2022, sellers in most King County markets had lines of competing buyers. A contingent offer was almost automatically rejected. That market has shifted.
In South King County — Renton, Kent, Auburn, Covington, Maple Valley — inventory has increased meaningfully. Days on market have stretched out in some price points. Sellers who aren’t priced perfectly are sitting longer than they expected. That means many sellers are now willing to consider a contingency they would have dismissed three years ago.
In East King County — Issaquah, Sammamish, Bellevue — things are still tighter. Demand holds up in those corridors because of proximity to tech employers. Contingent offers face more competition there, and the terms need to be sharper.
The key question isn’t whether a seller will accept a contingency in the abstract. It’s whether your specific offer removes enough risk for this specific seller to feel comfortable saying yes.
How to Structure a Contingent Offer Sellers Will Actually Accept
Start with your own home — before you make an offer
This sounds obvious, but a lot of buyers skip it. Before you make a contingent offer, have your home evaluated for a realistic list price. Not what you hope to get. What you will actually get in the current market.
If your agent gives you a vague range, push back. You need a real number, because their agent are going to ask the same question when reviewing your offer: does this buyer’s home actually sell? If you’re priced at a number that doesn’t clear the debt you need to carry, the contingency is a problem, not a solution. A solid CMA from a local agent is the starting point.
Get fully pre-approved, not just pre-qualified
A pre-qualification letter isn’t worth much in this context. You need a full pre-approval from a trusted lender who has verified your income, assets, and credit. In the cover letter or offer documents, make it clear when your pre-approval was issued and offer to have your lender speak directly with the listing agent.
Pre-approval shows the seller that when your home sells, there’s no question you can close. It’s one less thing for them to worry about.
Offer a tighter contingency timeline
A 90-day contingency window sends a signal: “I’m not sure my house will sell quickly.” A 30-day window sends a different signal: “I’m ready to move and I’ve priced my home to sell.”
In South King County in 2026, well-priced homes in the $600K–$800K range are still moving in under 20 days. If you’re confident in your pricing, a 21- to 30-day contingency period is realistic and reassuring to a seller. If your home has complications that will take longer to sell, be upfront with yourself about whether a contingency is the right structure at all.
Increase your earnest money
Standard earnest money in King County is typically 1% to 3% of the purchase price. In a contingent offer, going to 3% or higher tells the seller you’re serious and financially committed. Your contingency language still protects you if conditions aren’t met — the earnest money isn’t at risk if the deal falls apart because your home doesn’t sell. But the larger amount signals commitment and reduces seller anxiety.
Think of it this way: you’re asking a seller to take their home off the market while you sell yours. A meaningful earnest money deposit is how you compensate them for that risk.
Accept the kick-out clause
Some buyers resist the kick-out clause because it feels threatening. In practice, it’s almost always the right call. Sellers who won’t accept a contingency without a kick-out are simply protecting themselves. Agreeing to it upfront removes that friction entirely and shows you’re a reasonable buyer to work with.
The reality: if a seller receives another offer strong enough to trigger the bump notice, you have 48 to 72 hours to decide. If your home is under contract by then, you can typically remove the contingency and proceed. If it’s not, you can walk with your earnest money intact.
When a Contingent Offer Probably Won’t Work
There are situations where a contingent offer is the wrong tool, and it’s worth being honest about that.
If the home you want to buy is priced under $700K in South King County and has been on the market for less than a week, there may be multiple offers. A contingency puts you at a significant disadvantage. In that case, you need to think about whether you can compete without one.
If your current home is in a slower price range or has condition issues that will complicate a sale, a 30-day contingency window may not be realistic. Overpromising on your timeline and then needing an extension damages your credibility with the seller at exactly the wrong moment.
And in premium Eastside markets like Bellevue proper, Mercer Island, and Medina, contingent offers are still uncommon. If you’re buying in those price ranges and need to sell first, the alternatives below deserve serious consideration.
Alternatives to a Home Sale Contingency
If a contingent offer won’t work in your target market, these three financing strategies let you buy without the contingency. Each has a different cost and risk profile — the right choice depends on your equity and timeline.
If a contingent offer won’t work in the market you’re buying in, there are three realistic alternatives for King County move-up buyers.
HELOC Before You List
If you have equity in your current home, opening a home equity line of credit before you put your home on the market gives you access to cash for a down payment on the new purchase. The critical timing issue: most lenders will freeze or close a HELOC once your home is actively listed. Open it before the sign goes up. This strategy works best when you have at least 25%–30% equity and a clean credit profile.
Bridge Loan
A bridge loan lets you borrow against your current home’s equity to fund the purchase of the new one, giving you a non-contingent offer. Bridge loan rates in 2026 are running 8.5% to 11.5% APR — significantly higher than a standard mortgage — so this is a short-term cost, not a long-term strategy. But if the numbers work and the new home is worth it, a non-contingent offer in a competitive market is a meaningful advantage. You’ll typically carry the bridge loan for 30 to 90 days until your current home closes.
Sell First, Then Rent Back or Short-Term Rent
Accept an offer on your current home and negotiate a 30- to 60-day rent-back period. Use that window to find and close on the next place without the contingency hanging over both deals. This approach takes the financial pressure off both transactions.
You can also explore whether renting your current home rather than selling changes your calculus entirely — though that’s a longer-term decision with its own trade-offs.
Each option has a cost and a risk profile. The right choice depends on your equity position, your risk tolerance, and how competitive the market is where you’re buying. This is worth spending real time on with both your agent and your lender before you make any offer.
The King County Sub-Market Difference
One thing I see buyers get wrong: treating King County as one market when making contingency decisions. It’s not.
In South King County — Renton, Kent, Auburn, Covington, Maple Valley — there’s more room to negotiate on contingency terms right now. Sellers in this range are seeing longer days on market in some price points and are more willing to work with a serious buyer who has structured things correctly.
In East King County near the tech corridors — Issaquah, Sammamish, the Bellevue fringes — demand holds up better and sellers have more leverage. Contingent offers face more competition and need to be tighter on timeline and earnest money.
And in premium Eastside markets like Bellevue proper, Mercer Island, and Medina, contingent offers are still rare. If you’re buying in those price ranges and need to sell first, the alternatives above deserve serious consideration.
Knowing which sub-market you’re in changes how you position every element of the offer.
What Sellers Actually Care About
When a seller reviews a contingent offer, three questions dominate: Will this buyer’s home sell? How fast? And what happens to me if it doesn’t?
Your job is to answer all three convincingly. That means a realistic list price on your current home, a tight timeline, solid pre-approval, meaningful earnest money, and a kick-out clause that gives the seller control if something better comes along.
A contingent offer structured this way isn’t a weakness. It’s a reasonable business arrangement that protects both sides. Sellers who understand that — and who aren’t getting five competing offers — will work with you.
Frequently Asked Questions
Can sellers in King County reject a contingent offer outright?
Yes, and they often do in competitive markets. Sellers are under no obligation to accept any offer. In slower segments — particularly South King County in 2026 — sellers are generally more willing to engage with contingent buyers who have structured their offer thoughtfully.
What is Form 22B in Washington state real estate?
Form 22B is the Buyer’s Sale of Property Contingency Addendum. It’s used when you need to sell your current home before closing on a new one and your home is not yet under contract. It specifies timelines for listing, sets conditions for removing the contingency, and includes kick-out clause provisions.
What is a kick-out clause and should I agree to it?
A kick-out clause (or bump clause) lets the seller keep marketing while your contingency is active. If they get another offer, they notify you and you have 48 to 72 hours to remove the contingency or step away. Agreeing to it is almost always smart — it makes your offer easier to accept and in practice rarely ends deals for well-prepared buyers.
How much earnest money should I offer on a contingent offer?
In King County, 2%–3% of the purchase price is a solid range for a contingent offer. It’s higher than the bare minimum and shows commitment. Your earnest money is still protected if the deal falls apart because your contingency conditions aren’t met.
Is a bridge loan better than a contingent offer?
It depends on your equity and risk tolerance. A bridge loan lets you make a non-contingent offer, which is stronger in competitive markets. But bridge loan rates are high (8.5%–11.5% APR in 2026) and you’re carrying two properties temporarily. A well-structured contingent offer is simpler and lower-risk if the market allows it.
How long should my contingency window be?
Shorter is better for seller confidence. In South King County, where well-priced homes move in 10–20 days, a 21- to 30-day contingency window is realistic. If you genuinely need longer, build that into your pricing strategy on your current home — a faster sale there supports a tighter window on the offer side.
Contingent offers aren’t a long shot in King County right now. They’re a normal part of how move-up buyers navigate this market. The difference between an offer that gets accepted and one that gets ignored comes down to preparation: realistic pricing on your home, tight timelines, strong financials, and terms that give the seller confidence.
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253-350-0045 ·
greg@livingoutsideseattle.com ·
www.livingoutsideseattle.com
