The most common question we hear from homeowners in New Hanover and Brunswick counties isn't "Can I afford to move?" It is "How do I move without being homeless?"

In the frenzy of 2022, making an offer "contingent on the sale of your home" was a quick way to get rejected. But as we head into late 2025, the market has stabilized. Inventory is up, and sellers are listening.

However, the "Contingent Offer" is still a complex dance in North Carolina. One wrong step with your Due Diligence fee, and you could lose thousands. Here are three proven strategies to bridge the gap between your old home and your new one.

Strategy 1: The "Recast" Maneuver (The Secret Weapon)

Most buyers think they need to sell their current home first to unlock the equity for a large down payment on the next one. Mortgage Recasting solves this problem without the stress of a double move.

How it works: You buy the new home first with a minimum down payment (e.g., 5%) using a standard conventional loan. You move in stress-free. Then, you sell your old home.

The Magic Step: Once your old home sells, you take that large pile of equity cash and make a lump-sum payment to your new lender. Instead of just paying off the loan early, you ask them to "Recast" the loan. They will re-amortize your balance over the remaining term, significantly lowering your monthly payment to match what it would have been if you had put 20% or 40% down initially.

2025 Data: Major local lenders like State Employees’ Credit Union (SECU) and Truist offer this service for a nominal fee (often $150–$500). It’s far cheaper than refinancing.

Strategy 2: The "Kick-Out" Clause Compromise

If you must make a contingent offer (meaning you cannot buy without selling), you need to make the seller feel safe. The Kick-Out Clause is your best friend here.

The Deal: You submit your offer using the Contingent Sale Addendum (Form 2A2-T). To sweeten the pot, you agree to a "Kick-Out" provision.

What it means: The seller can keep marketing their home. If they get a better, non-contingent offer, they give you a 48-to-72 hour notice. You then have to decision to make: either drop your contingency (and prove you have the financing to close anyway) or step aside and let the other buyer have it.

Why it works: In our current market, this shows you are serious but reasonable. It gives you a "first right of refusal" on your dream home while protecting the seller from stagnation.

Strategy 3: The Financial Bridge

If you have substantial equity but it's "stuck" in your current house, financial products can act as a bridge.

HELOC (Home Equity Line of Credit): With local rates currently hovering around 7.8%–8.2%, opening a HELOC on your current home before you list it can give you access to cash for a down payment. You pay it off the moment your home sells.

Bridge Loans: Dedicated bridge loans are faster but more expensive, with rates in the 8%–12% range for late 2025. These are best used for short-term gaps (less than 90 days).

"Buy Before You Sell" Programs: Companies like Knock (Home Swap) and Orchard are active in North Carolina. They will effectively front you the cash to buy the new home and then manage the sale of your old one. Note: Always have us review their fees vs. a traditional sale; the convenience often comes with a 1-2% premium.

The "Due Diligence" Warning

In North Carolina, the Due Diligence Fee is non-refundable.

The Risk: If you make a contingent offer and pay a $5,000 Due Diligence fee, and then your old home doesn't sell in time, you cannot close on the new house. You will have to terminate the contract, and you will lose that $5,000.

The Fix: We structure your offer to keep the Due Diligence fee lower initially, or we negotiate a longer settlement period to give you a safety buffer.

The Bottom Line

You don't have to sell first and rent for six months. You just need the right strategy.

At Aspyre Realty Group, we specialize in "domino transactions." We coordinate the timelines, the lenders, and the legal clauses to ensure that when one door closes, the next one opens—literally.