Pick contract terms that match the local timeline and asking-price reality
You are trying to decide which terms to insist on so the deal closes without giving away leverage. In Santa Monica, CA, I prioritize certainty because a typical sale took 34 days last month and buyers were paying about 100.3% of asking, which leaves little room for sloppy execution.
Here is the constraint I plan around based on the previous 30 days in Santa Monica, CA a typical sale took 34 days last month. Recent offers also landed around 100.3% of asking, and supply measured 3.42 months. That mix pushes me to treat contract terms as risk management, not paperwork.
This changes your plan because the pricing gap is tight when sales are closing around the asking number, so the wrong terms can become the only place the other side can extract value. Some metrics were not reported for this period. Without a detailed breakdown of contingency outcomes, I do not pretend I can predict which clause will break a deal. What I can do is align your terms with the timeframe and competition level the numbers already confirm.
Write terms that match your true capacity to perform inside the typical 34-day path, not an optimistic timeline that creates avoidable renegotiation. Keep your request list focused on items that materially change value or risk, because in an environment near 100.3% of asking, excessive friction can cost you the home or the buyer. If you need leverage, seek it through clarity and speed align your financing, inspection scheduling, and communication cadence so you are never the party causing delay.
