If you’re selling your home in Tampa, chances are you’ll eventually receive an offer with contingencies attached. And when you do, one of the first questions we hear is:
“Is this risky?”
The short answer? It depends.
We’re Emeri and Joe Lewkowicz, and with more than 40 years of combined experience helping Tampa Bay homeowners navigate complex transactions, we can tell you this: contingent offers aren’t automatically bad. In fact, in many cases, they can be smart, strategic, and even profitable—if you understand the risk vs. reward.
Let’s break it down.
What Is a Contingent Offer?
A contingent offer means the buyer’s purchase depends on certain conditions being met. In Tampa, the most common contingencies include:
-
Financing contingency – The buyer must secure a mortgage.
-
Inspection contingency – The home must pass inspections to the buyer’s satisfaction.
-
Appraisal contingency – The property must appraise at or above the contract price.
-
Home sale contingency – The buyer must sell their current home first.
Each one carries a different level of risk—and opportunity.
The Reward: Why Accepting a Contingent Offer Can Make Sense
In today’s Tampa market, we’re seeing more balanced conditions compared to the ultra-competitive years. That means serious buyers may include reasonable contingencies, especially financing and inspection protections.
Here’s where the upside comes in:
1. Stronger Buyers, Better Terms
Many contingent buyers are highly motivated and financially qualified. They may offer:
-
Strong purchase prices
-
Larger earnest money deposits
-
Flexible closing timelines
Sometimes the “clean” offer isn’t actually the strongest one. We’ve negotiated contingent contracts that ultimately netted our sellers significantly more.
2. Expanded Buyer Pool
If you automatically reject contingent offers, you could be eliminating a large portion of qualified Tampa buyers—especially move-up buyers who need to sell before they purchase.
In established neighborhoods throughout Tampa Bay, that’s a major segment of the market.
3. Negotiation Leverage
Contingencies don’t mean you lose control. With the right contract structure, you can:
-
Add kick-out clauses (allowing you to continue marketing the property)
-
Set strict timelines for contingency removal
-
Negotiate non-refundable deposits after certain milestones
This is where experience matters. Contract language protects you—or exposes you.
The Risk: What Sellers Must Consider
Now let’s talk about the other side.
1. Time Risk
The biggest risk with contingent offers is time. If the buyer can’t satisfy their contingency—especially a home sale contingency—your property may go back on the market weeks later.
And in real estate, days on market matter.
A home that goes “back on market” can raise red flags with new buyers.
2. Appraisal & Financing Surprises
Even well-qualified buyers can run into appraisal gaps or financing hiccups. That’s why we always review:
-
Buyer pre-approval strength
-
Lender reputation
-
Down payment percentage
-
Debt-to-income ratios
We don’t just look at the offer price—we evaluate the probability of closing.
3. Inspection Negotiation Exposure
Inspection contingencies can open the door to renegotiation. In Tampa’s older neighborhoods especially, deferred maintenance can become leverage for buyers.
Our job is to help you anticipate this before you accept.
Tampa-Specific Insight: Market Conditions Matter
Contingent offers must always be evaluated within the context of Tampa’s current market cycle.
-
In a strong seller’s market? You may have more leverage to demand fewer contingencies.
-
In a balanced or shifting market? Strategic flexibility often leads to better outcomes.
This is not a one-size-fits-all decision.
We analyze absorption rates, buyer demand in your specific neighborhood, and active competition before advising you. What makes sense in South Tampa may differ from Wesley Chapel or Clearwater.
How We Protect Sellers When Accepting Contingent Offers
When our sellers consider contingent offers, we:
-
Vet the buyer’s financial strength.
-
Communicate directly with the lender.
-
Structure timeline protections.
-
Negotiate deposit strength.
-
Prepare backup marketing strategies.
Contingent does not mean careless. It means calculated.
With the right structure, the “risk” becomes manageable—and sometimes incredibly rewarding.
Bottom Line: It’s Not About Avoiding Risk—It’s About Managing It
After decades in Tampa real estate, here’s what we know:
The best sellers don’t react emotionally to contingencies. They evaluate them strategically.
Every offer has risk—even all-cash deals can fall apart. The key is understanding probability, leverage, and timing.
That’s where experience makes all the difference.
If you’re thinking about selling and want to understand how contingent offers could impact your net proceeds, timeline, and overall strategy, we’d love to guide you.
Because in Tampa real estate, smart decisions aren’t about fear—they’re about clarity.
And that’s exactly what we deliver.
