If you're buying a home on Oahu and you need to sell your current property first, you're not alone. Many local families and military buyers find themselves in the same position, especially in neighborhoods like Mililani, Ewa Beach, and Kapolei where move-up buyers are common.

A contingent offer means your purchase depends on selling your existing home. In a market where well-priced Oahu properties still attract strong interest, sellers sometimes hesitate to accept these offers. But a contingent offer done right can absolutely win. Here's how to position yours for success.

Understand What Sellers Are Worried About

When a seller sees a contingent offer, their main concern is risk. They worry your home won't sell, the timeline will drag out, or they'll miss better offers while waiting. Your job is to reduce that perceived risk at every step. On Oahu right now, the single-family home market is showing signs of stabilization heading into 2026, with moderate growth in both sales and prices. Median days on market in areas like Pearl City-Aiea sit around 14 days, and Kaneohe homes are moving similarly fast. This actually works in your favor because if your current home is in a desirable area, you can show sellers it's likely to sell quickly.

Get Your Current Home Market-Ready First

Before you even write a contingent offer, get your existing home as close to listed as possible. That means completing repairs, decluttering, getting professional photos done, and ideally having it pre-listed or active on the MLS. A seller is far more likely to accept your contingent offer if you can show them your home is already listed with showings scheduled, you have a competitive listing price supported by recent comps, and your agent can provide a realistic timeline for your sale.

Strengthen Your Offer Beyond the Contingency

Your offer price and terms need to compensate for the added uncertainty. Consider offering at or above asking price to show you are serious. Increase your earnest money deposit, which signals financial commitment. Shorten your contingency window if your home is already under contract. Include an escalation clause that automatically raises your bid up to a set ceiling if competing offers come in. On Oahu, it is common for buyers in competitive areas to offer appraisal gap coverage, stating a specific dollar amount you are willing to pay above the appraised value. Even a modest gap coverage amount can make your contingent offer significantly more attractive.

Know Your Contingency Timelines

In Hawaii real estate transactions, typical contingency periods look like this. Inspection contingencies generally run 7 to 14 days and in competitive situations some buyers shorten this to 5 days. Financing contingencies usually need 21 to 30 days for conventional loans. Appraisal results typically return within 7 to 14 days from the order. Condo document review periods generally run 10 to 15 days. The tighter and cleaner your timelines, the more confident the seller feels. But never shorten them beyond what you can actually handle because missed deadlines can cost you the deal or your earnest money.

Consider a Kick-Out Clause

A kick-out clause gives the seller the right to continue marketing their home after accepting your contingent offer. If they receive another offer, you typically get 48 to 72 hours to remove your contingency and move forward or step aside. This actually benefits both parties. The seller does not feel locked in and you get your foot in the door on the property you want. Many Oahu sellers are more willing to accept a contingent offer when a kick-out clause is included.

The Bottom Line

A contingent offer is not a dealbreaker on Oahu. It just needs to be structured with care, backed by preparation, and supported by strong terms that show the seller you are a serious, capable buyer. Get your current home ready, make your numbers strong, keep your timelines tight, and work with an agent who can communicate your strength to the listing side. Ready to talk strategy? Reach out to Kristy and Austin Home Group. We live in Mililani, we know this market inside and out, and we will help you make your next move with confidence and clarity. Guiding you home with aloha.