This Rockford home went under contract under circumstances that are extremely uncommon in today’s West Michigan market.

When we submitted our offer, the property was already under contract with another buyer — and that buyer had a home sale contingency. In most cases, sellers are reluctant to move away from an accepted offer unless a new one clearly provides stronger terms and a higher level of certainty.

What made this situation unique is that our buyers also had a home sale contingency — yet we were still able to successfully negotiate the home under asking price and secure the contract.

The Situation

The seller was already navigating the uncertainty that comes with a contingent sale. Naturally, they were focused on reducing risk, improving timelines, and increasing confidence that the transaction would move smoothly to closing.

To compete, we needed to do more than match the existing offer — we needed to materially improve the overall terms.

The Strategy

Rather than relying solely on price, we focused on strengthening every part of the offer:

• More competitive overall terms

• Clear communication and fast response times

• Immediate action on the buyer’s existing condo

As soon as we decided to move forward, we acted quickly to get the buyer’s condo on the market. Speed and execution mattered here — not just promises. By taking decisive action, we were able to significantly improve the seller’s confidence in our ability to perform, even with a home sale contingency in place.

This approach allowed us to present a contingent offer that felt cleaner, stronger, and more reliable than the one already under contract.

The Result

The seller accepted our offer, and the home is now under contract for less than asking price — despite the presence of a home sale contingency.

In markets like Rockford, Grand Rapids, and West Michigan as a whole, securing a property under asking with a contingency is rare. Doing so when replacing an already-accepted contingent offer is even more unusual.

What This Means for Buyers

This transaction is a great reminder that successful outcomes don’t come from price alone. They come from:

• Understanding what truly matters to the seller

• Acting quickly and decisively

• Structuring offers that reduce risk

• Executing on timelines, not just talking about them

If you’re buying in a competitive West Michigan market and think your situation might limit your options, the right strategy can make a bigger difference than you might expect.

If you’re curious what’s possible in your specific scenario, I’m always happy to talk through it.