I would not take a contingency offer. I would still have showings, keep your house on the market. When she has the cash in hand then she can make a formal offer/contract. Until then she is just a potential buyer that likes your house. Keep it on the market for others to see also. NancyLouise

Agreed. If it was 60 days from now with no offers, you might consider it, but not after just 2 days on the market and at that price.

Accept the contingency to keep her in the game. Include the right to continue to market your home with this buyer having first right of refusal to match any equal or greater offer with her contingency removed. Include the fact that in any event, her contingency is removed in thirty days.

Ok thanks, that seems like the best way to go. I have been worried about selling it due to the fact that it is only a 2 bedroom. It is also on a little bit of a busy street. However it is very close to a hospital that is one of Pensacola's largest employers and its close to all the shopping and restaurants. As a matter of fact the second showing today is an employee from the hospital that wants to be close to it. I just don't want to lose a bird in hand if she comes in with a strong offer.

I would do as saltidawg suggested. BTW: Cute house.

Once you accept an offer, expect to see interest in your home die. Realtors aren't interested in showing their buyers a home that already has an accepted offer on it. You'll be stuck.

Oh shoot, Really? Hmm ok, have to think long and hard and this then.

In my area (Central TX) the listing says something like, "Active w/Option." I'm told by agents that showings slow way down after the listing says anything other than "Active."

I have concerns about it sitting on the market due to the upcoming holidays. My realtor said it really doesn't apply here since this is a military town and people come and go constantly. Still, I feel the market for this house will be slim since it's a 2 bedroom. Any thoughts on that? I can't seem to get a handle on the Pensacola real estate market. The houses here are all over the place in prices. When we were looking, it seemed everything we saw was in disrepair.

Also the homes around here are old. Not the charming old either. It's almost as if this whole town was built in the 1970s, LOL. There are so few newer homes and those that are here are way out in the outskirts of where anyone wants to be. I haven't been here long enough to get a feel for the area and guess I'm just a little nervous. Sorry for the babbling. And thanks for everyones imput.

While a "military town" may have people come and go constantly, the people that want to buy a home and can afford to do so usually are able to move so as to accommodate their children as far as the school year is concerned. November/December would not be the best time to count on a military buyer, I would think.

i still believe my advice above is solid!

In my area, realtors use pending, contingent no kickout, and contingent with kickout. Pending doesn't show up on Zillow and other non agent sites. The two contingent status do show. However, on Zillow it has both of them as pending. It seems that many buyers search online and present their agent with a list of houses to see. With a pending status, I'd expect many buyers to skip it even if it has a kickout clause.

We we did buy a house a few years ago in a contingent with kickout status. The market was much slower then and the house had been for sale a while. We dismissed it due to the status but our agent suggested looking at it since another agent in her office had the listing and she was trying to push it.

While a "military town" may have people come and go constantly, the people that want to buy a home and can afford to do so usually are able to move so as to accommodate their children as far as the school year is concerned.

Must depend on what service branch you are in because in the Air Force one cannot choose what time of year one would like to move. There are more moves in the summer months, but we still moved at all times of the year.

I would ask the realtor who the most likely buyer of your house would be. As a 2 bedroom, my guess would be the families with school age children are not likely to be interested in your house, so that is something to keep in mind.

If you decide to negotiate with her, get a financing preapproval letter up front, and have her start the financing process, showing a 60 day close date. Otherwise, if she doesn't sell her house, and then tries to get preapproved, but doesn't qualify, you are screwed. Or if she waits 30 days, it will be another 60 to close after that.

I would advise to do something along the lines of what Weedy says.

I would not take a contingency.

My instincts say that this house will sell. Updates are great and I'll bet it really stands out against the competition. Be patient.

Very cute house! I can't believe the low price, but then, I'm in California.

Same military service as the OP's town. Retired after 24 years. My children never moved during the school year - not once. I never said nor suggested one could choose when you are transferred. You should read my post. lol

Wait for the offer. Counter the terms you do not like. Let it be known now, before it comes in, that you would look upon a strong cash offer very favorably. If yours sold fast, hers may sell quickly as well.

I got two offers within a day on the last home I put on the market. Neither had a house to sell. Make sure your time to respond is at least 24 hours and you will know if the other party may make an offer as well, and you/your agent can tell that person there is an outstanding offer right now and to come in a best and final.

SaltiDawg - I never said nor suggested one could choose when you are transferred. You should read my post. lol Then what did you mean by the people that want to buy a home and can afford to do so usually are able to move so as to accommodate their children as far as the school year is concerned? Most of us had to move when the military told us to move, whether or not it accommodated the school year. Many military children move from one school to another during the school year.

What a cute little house! Your green thumb really makes it stand out. I have a relatives house on the market now, and used my gardening skills to make it stand out. Many houses lack the finishing touch that plants bring. The updates are very nice, and as far as a contingency, I wouldn't unless this house sat for awhile. As long as you get the offer of thirty days in writing, it does seem like a decent offer. The lady seems to really like your house. The two bedroom could be a minus, but fine for a single or couple. You have two baths to offset the lack of a third bedroom. I read that a one bath house is very difficult to sell.

Have had an experience with an offer on a Florida house in 2006 when the market was crashing around us here. They wanted me to accept a contingency for being fifth in line on contingencies with other buyers and sellers. When I refused, her realtor called and asked why I would not accept her contingency offer! WTHeck! Don't accept the contingency offer as people tend not to look at back-up offers accepted. The other question is, "How is the real estate market in Pensacola, FL? How fast are they moving? How easily will she sell her house?". Good luck, maybe she will sell quickly and buy yours. Or you will sell quickly to another buyer while she struggles to sell. There are a lot more houses for sale in Florida than there are buyers...keep it listed.

Update. The house is under contract. I had 2 offers come in at the same time and it sold for full asking. Just hope it appraises. The holidays slowed things up a bit but the appraisal was done today. Closing Jan. 27th I honestly believe the landscaping and the kitchen sold this house. Without the landscaping, it's just another 2 bedroom house for sale around here. Thanks for all your great advice.

Oh yes, the house I mentally nicknamed the Serious Curb Appeal house. Really nice place. Well done on getting a full price offer, dollfanz. Good luck with the appraisal.