Buying Your Next North Texas Home With a Sale Contingency (…or a Bridge Loan): What to Know in 2025 🏡🔁

What Is a “Sale-of-Home Contingency”?

Simply put, a sale contingency means your purchase depends on selling your current home. If it doesn’t sell within the agreed timeframe, you can usually exit the contract without penalty—and the seller is free to move on.

On MLS listings, this is often shown as “Active Kick Out (KO)”, meaning the seller continues to market the property while your contingency is in effect.

How a Sale Contingency Works in North Texas

1. Offer with a Sale Deadline
Your offer includes a condition that your current home must sell by a specific date. Until that happens, your purchase isn’t fully locked in.

2. Listing Status: Active Kick Out (KO)
When a home shows as Active KO, the seller has accepted your offer but is still allowed to market the property and show it to other buyers. Backup interest is permitted.

3. The Kick-Out Notice
If another qualified buyer submits an offer, the seller can trigger the kick-out clause. You’re then given a short window—typically 24–72 hours—to either remove your sale contingency (by proceeding without selling your home first) or step away so the seller can move forward.

How Long Does It Take to Sell a Home Right Now?

In North Texas, days on market vary widely by neighborhood, price point, and condition. There is no single timeline—each local market behaves differently.

For the most accurate, up-to-date insight, contact Cindy Coggins Realty Group. Cindy can provide hyper-local data for your specific neighborhood, helping you plan timelines, contingencies, and next steps with clarity and confidence.

How Repairs, Upgrades, Staging & Curb Appeal Speed Things Up



Presentation directly impacts how quickly a home sells. Homes that show well attract more interest, stronger offers, and fewer days on market.

• Action plan:
  Focus on decluttering and staging key spaces like the living area, kitchen, and primary bedroom. Address high-impact updates—fresh paint, improved lighting, and updated hardware. Elevate curb appeal with trimmed landscaping, clean surfaces, and simple exterior refreshes. Finally, use professional photos, video tours, and a clear floor plan to maximize exposure and buyer confidence.

Do You Lose Leverage with a Contingent Offer?

Yes—a contingent offer adds risk for the seller, and that can affect your negotiating leverage:

• The seller may favor a non-contingent buyer
• Price or repairs may become tougher negotiations
• Your kick-out exposure increases if another buyer appears

How to counteract it:

• Offer stronger earnest money
• Keep your contingency period short
• Ensure your current home is show-ready and pre-marketed

Bridge Loan: An Alternative Path

A bridge loan is a short-term financing mechanism that uses your current home’s equity so you can buy the new one before you sell.

Pros: You can make a cleaner offer without a contingency.
Cons: Higher fees/rates, you’re carrying two loans temporarily, stricter qualification needed.

Pros & Cons: Contingency vs. Non-Contingent

Pros of Sale Contingency:

• You won’t end up owning two homes at once
• You can use proceeds from the sale for the new home
• You avoid draining reserves or taking interim financing

Cons:

• Less competitive vs. non-contingent buyers
• Risk of being kicked out if a stronger offer arrives
• More moving parts: your sale, financing and pricing all need to align

Which Path Should You Take?

A sale contingency may make sense if most of your equity is tied up in your current home, your property is likely to sell within typical local timelines, and you’re comfortable with some flexibility.

A bridge loan may be the better option if you’re buying in highly competitive areas, your current home needs time for repairs or staging, or you want to present a clean offer without contingency risk.

Ready to Map Your Path?

At Cindy Coggins Realty Group, we specialize in helping North Texas buyers craft strategic offers—whether they involve contingencies or bridge loans.

 📞 Call or Text: (469) 499-7452
📧 Email: cindycoggins@kw.com