Staring at a strong price that comes with a catch — the buyer has to sell their home first? You’re not alone. In Chesterfield, whether to accept a home sale contingency depends on your goals, timeline, and how the contract is written. This guide walks you through what to look for, how to reduce risk, and how smart marketing can attract non-contingent buyers. Let’s dive in.
What a home sale contingency is
A home sale contingency makes your buyer’s purchase dependent on selling their current home. That clause usually includes a defined time period, proof that the buyer is actively marketing their home, and rules for whether you can keep showing yours. It can also specify if the buyer must only have their home under contract or fully closed before your closing.
You’ll also see variations. Some require the buyer’s sale to close before yours. Others set a close-by date or tie the purchase to the buyer’s proceeds. A contingency backed by bridge financing or a home equity line can reduce your risk if the buyer shows written lender approval.
Key terms to verify in Missouri
Contingency period and deadlines
Look for a clear time window for the buyer to remove the contingency. Common windows run 21 to 60 days, and in very competitive settings you may see 30 days or less. Some buyers request up to 90 days, which increases your exposure.
Proof the buyer is selling
Require proof that the buyer is actively on the market. Ask for an MLS listing number, a copy of the listing agreement, or marketing materials. If the buyer’s home is already under contract, request details about that contract’s contingencies and timelines.
Kick-out clause and notice
A kick-out clause lets you continue marketing your home and accept other offers. If a better offer arrives, you give the original buyer written notice and a response deadline, often 24 to 72 hours. The clause should spell out exactly how notice is delivered and when the clock starts.
Earnest money structure
Check the earnest money amount and when, if ever, some portion becomes nonrefundable. It’s common to negotiate that a portion goes hard when the buyer removes the contingency. This helps discourage late cancellations.
Financing and appraisal terms
Confirm whether the buyer’s loan approval depends on their sale. Ask for a lender pre-approval rather than a pre-qualification. If you’re worried about an appraisal shortfall, consider an appraisal-gap agreement where the buyer agrees to cover a defined amount.
Backup offers and showings
Make sure the contract says you can keep showing the home and accept backup offers. Clear backup language helps you pivot quickly if the first buyer’s sale stalls.
How to gauge buyer strength
Pre-approval and funds
A written lender pre-approval that outlines the program and amount is stronger than a general pre-qualification. Ask for proof of funds for the down payment and closing costs. If the buyer has bridge financing or a HELOC approved in writing, the contingency risk is lower.
Marketability of the buyer’s home
Ask for photos, condition notes, and price relative to comparable homes. Fewer days on market and strong presentation point to a faster sale. If they are already under contract, review that buyer’s contingencies and deadlines.
Timeline and concurrent closings
The longer the contingency period, the higher your risk. Back-to-back closings also raise the chance of delays with inspections, appraisals, or title work. Build in dates that keep the process moving.
Appraisal gap capacity
A buyer who depends heavily on sale proceeds may not be able to cover an appraisal shortfall. An appraisal-gap clause can give you more certainty.
Seller protections that reduce risk
- Kick-out clause with a 24 to 72 hour response window after written notice.
- Shorter contingency window, such as 21 to 30 days, or tied to the buyer’s home going under contract.
- Proof requirements within specific days of contract execution (listing confirmation and MLS ID).
- Larger earnest money, with a portion becoming nonrefundable when the contingency is removed.
- Appraisal-gap language or stronger loan commitments.
- Immediate permission to keep marketing and to accept backup offers.
You can also trade terms. If you accept a contingency, consider asking for a higher price, a tighter closing timeline, or a rent-back if you need flexibility. Tie deadlines to buyer milestones, such as listing within three days and supplying an MLS ID within seven.
Chesterfield market realities
How you handle contingencies should reflect current local supply and demand. When inventory is tight and multiple offers are common, many sellers reject home sale contingencies or require strong protections. When supply is higher or your home is unique, accepting a contingency with tight terms may make sense.
Your agent can help you align the contingency window and kick-out timing with what is selling now in Chesterfield and nearby western suburbs. Clear timelines and written procedures are essential under Missouri practice.
Alternatives to accepting a contingency
- Expand buyer reach to find non-contingent offers through full MLS exposure, agent-to-agent outreach, open houses, and targeted marketing.
- Adjust price or terms slightly to attract cash or clean conventional buyers who can close quickly.
- Offer a short rent-back so a non-contingent buyer can close fast while you finish your move.
- Accept a non-contingent backup offer while keeping the contingent contract in place, if allowed by your contract.
Showcasing your home at a high level can reduce time on market and increase the odds of non-contingent interest. Professional staging, photography, video, and targeted digital campaigns help your listing stand out. If a buyer is close but needs funds, bridge-financing options can sometimes convert a contingent scenario into a cleaner offer when documented by a lender.
How Show + Sell STL helps Chesterfield sellers
You get local relationships and modern systems working together. Our team pairs elevated listing marketing with brokerage-level tools to increase exposure and shorten time on market. That broader reach can surface buyers who do not need to sell first.
What this looks like in practice:
- Concierge-level presentation with staging guidance, professional photography, and polished listing assets.
- Wide distribution, agent-to-agent outreach, and strategic open houses to drive early momentum.
- Compass Private Exclusives for discreet pre-market exposure when timing or privacy matters.
- Tight process management, including backup-offer strategy, clear notice procedures, and lender coordination.
Quick checklist for Chesterfield sellers
- Verify the buyer’s lender pre-approval and loan program details.
- Request proof that the buyer’s home is listed, including the MLS number and listing agreement.
- If under contract, review the buyer’s buyer: contingencies, inspection periods, and financing.
- Confirm a tight contingency window; counter if the timeline feels long.
- Add a kick-out clause with a defined 24 to 72 hour response window and written notice steps.
- Set earnest money so a portion becomes nonrefundable when the contingency is removed.
- Ask for documentation of bridge financing or a HELOC if offered.
- Keep showing the home and accept backup offers if your contract allows.
- Coordinate with your broker and, when needed, a real estate attorney on Missouri-specific language.
Choosing whether to accept a home sale contingency is a balance of price, timing, and certainty. With the right protections and a strong marketing plan, you can keep leverage while giving a serious buyer a chance to perform. If you want a clear, data-informed plan tailored to your property and timeline, connect with Show + Sell STL.
FAQs
What is a home sale contingency in Chesterfield?
- It is a contract clause that lets a buyer purchase your home only if they sell theirs within a set time, often with proof of listing, a kick-out option for you, and clear deadlines.
How long should I give a buyer to sell?
- Many sellers allow 21 to 60 days based on market speed; shorter windows reduce risk, and some buyers request up to 90 days, which increases your exposure.
What is a kick-out clause and how does it work?
- It lets you keep marketing your home; if another offer arrives, you give written notice and the buyer has 24 to 72 hours to remove the contingency or you can move on.
How do I know if the buyer’s financing is solid?
- Ask for a lender pre-approval, proof of funds for the down payment, and written confirmation if they have bridge financing or a HELOC to reduce risk.
Can I accept a backup offer while under a contingent contract?
- Yes if your contract allows it; clear backup language helps you pivot quickly if the first buyer cannot remove their contingency in time.
