Buying your next Bossier City home while selling the one you own can feel like juggling timelines, paperwork, and what‑ifs. You want a smooth move, minimal risk, and clear steps so you do not miss a deadline. In this guide, you will learn how contingent offers work in Bossier City, which options fit your situation, and exactly how to plan your timeline, communication, and backup strategies. Let’s dive in.
What a contingent offer means
A contingent offer makes your purchase dependent on specific conditions being met. In Bossier City, you will see these most often:
- Sale contingency. Your purchase depends on selling and closing your current home by a stated date.
- Financing contingency. You can cancel if you cannot secure a specified loan.
- Inspection contingency. You can inspect, negotiate repairs or credits, or cancel within a set window.
- Appraisal contingency. The home must appraise at or above the contract price, or you agree on how to cover a gap.
- Title and survey contingencies. You get time to review and resolve title or survey issues.
Louisiana uses a civil law system, and local title and closing practices can be different from other states. Work with an experienced local agent and consider a Louisiana real estate attorney to confirm signing requirements, community property implications, and title steps.
Seller‑requested clauses you may see
- Kick‑out clause. The seller can keep the home on the market. If they get another offer, you have a short window (often 24–72 hours) to remove your sale contingency or step aside.
- Performance deadlines. Sellers may require proof you have listed your home, set strict dates to remove contingencies, and ask for evidence of funds.
- Short windows. To reduce the seller’s risk, contingency periods may be shortened to 14–21 days in a competitive market.
Sellers prefer offers with fewer risks. You can often offset a sale contingency by offering a strong price, larger earnest money, and tighter timelines.
Choose your path
You have three main ways to move forward. The right pick depends on your finances, timing, and the local market.
- Option A: Contingent purchase. Make your offer on the new home contingent on selling your current one. This coordinates both moves but may be harder to win in a hot market.
- Option B: Sell first, then buy. Close on your sale before you buy. This lowers risk but requires a temporary housing plan.
- Option C: Bridge funds or cash fallback. Use a HELOC, bridge loan, or family funds to buy before you sell. This reduces the need for a sale contingency but adds cost and underwriting steps.
Step‑by‑step plan
Follow this sequence to keep both transactions moving smoothly.
1) Pre‑planning (2–4+ weeks)
- Get full mortgage pre‑approval and ask about bridge options or a HELOC.
- Ask your agent whether sale contingencies are common in current Bossier City conditions.
- Prep your current home to sell fast: staging, pro photos, pricing, and pre‑listing repairs.
- Gather documents you will need for closing, including any HOA and flood disclosures.
2) Make the contingent offer
- Include a clear sale contingency with specific dates: when your home will be listed, when you aim to accept an offer, and the latest allowable closing date.
- Offer evidence commitments: weekly updates on showings and offers, plus proof of strong marketing.
- Set a clear earnest money amount and what happens if you cannot remove the contingency.
3) After acceptance
- Open escrow and deposit your earnest money.
- Run both timelines in parallel: aggressively market your current home while you complete inspections, appraisal, and underwriting on the new one.
- Document your efforts to reassure the seller: showing logs and offers received.
4) If a kick‑out notice arrives
- Decide quickly if you will remove the sale contingency or step aside.
- Be ready with bridge funds, family help, or a short‑term housing plan.
5) Remove contingency and close
- Once your current home is under a binding contract or you have alternate funds, remove the sale contingency in writing.
- Satisfy lender conditions, confirm clear title, and coordinate both closing dates to minimize any gap.
Realistic timelines to expect
Timing varies by the market and your financing, but these ranges are common:
- Listing your current home to accepting an offer: a few days to several weeks.
- Home sale contingency window: 30–60 days, often shorter (14–21 days) when competition is high.
- Inspection period on the purchase: typically 5–14 days after acceptance.
- Appraisal and underwriting: about 10–21 days.
- Closing after contingencies are removed: about 30–45 days for conventional loans; cash can be faster.
Tactics to strengthen your offer
- Shorten your contingency period if you can.
- Offer a competitive price and a larger earnest money deposit.
- Provide proof your current home is listed at a realistic price with active marketing.
- Be transparent about your timeline and send regular updates.
- Consider a leaseback where appropriate to coordinate move‑out and move‑in.
Reduce risk and keep options open
- Sell first when feasible. This removes the biggest risk but requires a plan for interim housing.
- Use bridge financing. A HELOC or bridge loan can help you buy before you sell if you have sufficient equity. Expect underwriting and added costs.
- Pre‑inspection and repairs. Cleaning up issues early helps your home sell faster and shortens your sale contingency.
- Higher earnest money. Signals commitment. Discuss escrow rules and any forfeiture risks with your agent.
- Coordinate closings. Same‑day or back‑to‑back closings are sometimes possible with tight coordination among lenders and title.
Lenders will confirm whether they can count proceeds from your sale and when. Some will not fund the new loan until your sale is finalized. Build that reality into your dates.
Local checks to do early in Bossier City
- Flood risk and insurance. Parts of our area sit near the Red River. Check FEMA flood maps for both homes, since flood zones can affect insurance requirements and timelines.
- Title and liens. Confirm public record and lien searches through the Bossier Parish Clerk of Court or your title company.
- Property taxes. Review current assessments with the Bossier Parish Assessor.
- Seasonality and inventory. Spring and summer can be more competitive, which makes sale contingencies harder to win.
- Local lenders and title companies. Ask about HELOC or bridge loan timelines and closing scheduling so you can set realistic dates.
Communication cadence that keeps deals on track
- Day 0: Confirm escrow is open, earnest money is deposited, and all contingency dates are in writing to both sides.
- Every 7 days: Send a status update to the seller’s agent with listing activity, showings, offers, financing updates, and next steps.
- Immediate alerts: Notify all parties when you receive an offer on your current home or hit inspection/appraisal milestones.
- 48–72 hours before deadlines: Confirm contingency removal timing, the required documentation to remove it, and who will sign.
Include a contact list for easy coordination: loan officer, title closer, buyer’s and seller’s agents, inspector, appraiser, and any attorney involved.
Quick planning checklist
Before you make an offer
- Secure full pre‑approval and discuss bridge options.
- Complete a comparative market analysis for your current home and set a realistic list price.
- Order a pre‑listing inspection or fix known issues.
- Prepare marketing and staging, and schedule pro photography.
- Choose your preferred closing window and acceptable contingency length.
After you go under contract
- Open escrow and deposit earnest money.
- Provide proof of listing and weekly activity updates to the seller.
- Schedule your purchase inspection right away.
- Order the appraisal promptly after ratification.
- Keep your lender updated and send the ratified contract for your home’s sale once you have it.
- Share all material changes immediately with the seller’s agent per the contract.
Align your plan with market conditions
In a seller’s market, many sellers will pass on sale‑contingent offers. In a balanced or buyer’s market, you have more room to negotiate. Your agent can review current Shreveport–Bossier metrics like days on market and inventory to set the right strategy. Shorter contingency windows, strong pricing, documented marketing, and regular updates will help your offer stand out.
Ready to coordinate your move?
If you want a clear path from “for sale” to “all settled,” you need a local guide who can manage timelines, talk to lenders and title, and keep everyone on the same page. With two decades of experience across Shreveport–Bossier and a marketing‑forward approach for fast, polished exposure, Cassie Walton can help you map the right plan, line up dates, and move with confidence.
FAQs
How do contingent offers work in Bossier City?
- A contingent offer makes your purchase conditional on events like selling your current home, getting financing, passing inspections, and clear title, each with firm deadlines.
What is a kick‑out clause in Louisiana contracts?
- A kick‑out lets the seller accept backup offers and gives you a short window, often 24–72 hours, to remove your sale contingency or allow the seller to move on.
How long should my sale contingency be?
- Many buyers use 30–60 days, but sellers in competitive markets may only accept 14–21 days, so tighten timelines if you can.
Can I buy before I sell without a contingency?
- Yes, with options like a HELOC, bridge loan, or family funds, but expect underwriting requirements and added costs.
What local factors can delay closing in Bossier City?
- Flood insurance requirements, title or lien issues, seasonal inventory swings, and lender underwriting timelines can all affect your schedule.
Can I coordinate both closings on the same day?
- Sometimes, if your lender, title company, and both sides agree on timing and paperwork, but you need tight coordination and backups.
How can I make my contingent offer more attractive?
- Shorten your contingency window, offer a strong price and earnest money, provide listing activity updates, and communicate clearly each week.
