Answers by Michelle Doerr

When a house is listed as contingent, it usually means the seller has accepted an offer, but the sale is not final yet because certain conditions (called contingencies) still need to be satisfied. Common contingencies Home inspection Appraisal Financing approval Buyer selling their current home Title review If any of these fail, the deal can fall through, and the house could go back on the market. Can you still make an offer? Yes — sometimes you can. It depends on the seller and the listing agreement. Possible situations: Seller accepts backup offers You submit a backup offer. If the current contract falls apart, your offer automatically moves into first position. Seller declines backup offers Some sellers don’t want additional offers while under contract. Contingent with a kick-out clause If the current buyer has a home-sale contingency, the seller may accept another offer and give the first buyer a short time to remove their contingency. What I’d recommend If you really like the house: Ask your agent to submit a backup offer or ask if they’re accepting them. Keep watching the listing in case it returns to active status. 💡 A surprising number of contingent deals do fall apart (often due to financing or inspection issues), so it’s definitely not hopeless. ✅ Tip: Backup offers can sometimes work in your favor because the seller already knows there’s another buyer ready if the first one fails.

It really depends on what you want the final outcome to be. Think about the home itself—what condition is it in? Does it need repairs or updates? Is it located in a desirable area? And how is the market performing where you live? The property could be a valuable asset for you. However, if money is tight, selling might provide the cash flow you need right now. The question to consider is what happens once those funds are used up. Do you have other financial options available? If you keep the home, you still have an asset that you may be able to borrow against. You could also make improvements and potentially sell it later for a higher price, or convert it into a long-term or short-term rental to create ongoing income over time. It may be helpful to consult with an experienced real estate professional in your local market who can review the pros and cons of your specific situation and help you decide what option makes the most sense for you.

In most cases, brick is the better option for selling. It’s more energy efficient, requires less maintenance, and can sometimes lead to lower insurance premiums because of its fire-resistant qualities. Many buyers prefer brick over siding. That said, what specifically is making the brick look bad? Is it just the color, or are there cracks in the brick or mortar? Could there be foundation issues causing the damage? If there are structural concerns, those should be addressed first. If the issue is mainly cosmetic, you could repair any cracks and consider painting the brick a color that complements the rest of the home. Updating the look can give the house clean, attractive curb appeal—which can make a great first impression on buyers before they even step inside.