Can I buy my next Markham home before my current home sells?Often, yes. You can make an offer that is conditional on the sale of your current home. In today’s slower Markham market, where homes took an average of 32 days to sell in September 2026, more sellers are open to it than a few years ago. Most will only accept with an escape clause, which lets them keep marketing and gives you a short notice period, commonly 24 to 72 hours, to remove the condition if a better offer arrives. The offer works best when your own home is already listed, priced from recent sales and getting showings.
For most move-up families, selling first is still the safest path, because it confirms your budget before you commit. But selling first does not fit everyone. Some families find the right home before their own is ready, or need a specific street, school or layout that rarely comes up.
Michael John Lau, a REALTOR® with the Kaizen Real Estate Team, one of the most active real estate teams in Markham and York Region, uses the sale of property condition with move-up clients only after their current home is priced and prepared, because a seller will judge the offer by how likely that home is to sell.
Why this clause is making a comeback
When homes sold in a weekend with multiple offers, few sellers would wait on a buyer’s sale. Today the market is different:
| Markham, September 2026 | Figure |
|---|---|
| Homes sold | 152, down about 43% from September 2025 |
| Active listings | 1,417 |
| Months of inventory | About 9 |
| Average days on market | 32 |
| Median sold price versus asking | $22,000 below |
Wahi Markham housing market report, September 26, 2026. The Canadian Real Estate Association treats more than 6.4 months of inventory as a buyer’s market.
With fewer buyers and more choice, a seller facing weeks without an offer may prefer a conditional offer at a fair price over no offer at all. For more on today’s timelines, see how long it takes to sell a house in Markham in 2026.
How the sale of property condition works
- You make an offer on your next home, conditional on selling your current home by a set date.
- The seller accepts, usually with an escape clause added.
- You sell your home before the deadline and remove the condition. The purchase becomes firm.
- If your home does not sell in time, the agreement ends and your deposit is returned, as set out in the agreement.
Two dates matter most: the deadline to sell your home and the closing date on your purchase. Leave enough time between them for your own buyer’s conditions to be removed and for your lawyer to coordinate both closings on the same day if possible.
The condition is written into Schedule A of the Agreement of Purchase and Sale. The exact wording matters, so have your agent and real estate lawyer review it.
How the escape clause protects both sides
The escape clause is what makes a seller comfortable accepting your condition.
| Step | What happens |
|---|---|
| Seller keeps marketing | The home stays on the market, often shown as conditionally sold. |
| Another acceptable offer arrives | The seller gives you written notice under the escape clause. |
| Your notice period | Commonly 24 to 72 hours, as written in your agreement. |
| You decide | Remove the sale condition and go firm, or let the agreement end. |
| If you step aside | Your deposit is returned and the seller can accept the other offer. |
For the seller, the clause keeps the door open to a stronger buyer. For you, it gives a real chance at the home without the risk of owning two properties. The catch: if you are bumped, you need to be ready to go firm quickly. Talk to your lender in advance about bridge financing or other options in case that happens.
Planning a move-up in Markham?
Michael John Lau can price your current home, plan your next purchase and explain whether a conditional offer could work for you.
Book a move-up consultationSearch Markham homesPrefer to talk? Call the Kaizen Real Estate Team at (647) 370-8885.
How to make your conditional offer stronger
Sellers accept these offers when they believe your home will sell. Give them reasons to believe it:
- List your current home first, or have it ready to list within days. A home already on the market with showings is far more convincing than a plan.
- Price it from recent sales. An overpriced home signals that your condition may never be met. See what lowers home value in Markham before you set a price.
- Keep the condition period short, often a few weeks rather than months.
- Offer a solid deposit and avoid stacking other conditions on top.
- Be flexible on closing, so the seller’s plans are not held up.
- Share the details: your list price, days on market and showing activity, so the seller can judge the risk.
Selling first, buying first or a conditional offer
| Approach | Main benefit | Main risk |
|---|---|---|
| Sell first | You know your exact budget | You may need a short-term place to live |
| Buy first, firm | You secure the home you want | Carrying two homes if yours sells slowly or for less |
| Conditional on sale | A chance at the home without owning two | You can be bumped by another buyer |
Choose the option that fits your situation. Negotiation skill matters with every option, as explained in why negotiation is everything in the Markham market.
If you are the seller receiving one of these offers
Sellers can protect themselves too. Ask for the buyer’s listing details, check how the home is priced against recent sales, keep the condition period short, and make sure the escape clause and notice method are clearly written. Ultimately, the decision is yours. The goal is to make sure you have all the information.
Every move-up plan starts with a realistic price for your current home and a clear timeline. Call the Kaizen Real Estate Team at (647) 370-8885 or book a consultation.
Frequently asked questions
What is a sale of property condition in Ontario?
It is a condition in an offer that makes the purchase depend on the buyer selling their current home by a set date. If the home does not sell in time, the agreement ends and the deposit is returned, as set out in the agreement.
What is an escape clause in a conditional offer?
An escape clause lets the seller keep marketing the home. If another acceptable offer arrives, the seller gives notice and the first buyer has a set time, commonly 24 to 72 hours, to remove the sale condition or step aside.
Will Markham sellers accept an offer conditional on the sale of my home?
More are open to it in today’s slower market, where homes took an average of 32 days to sell in September 2026. Sellers are most likely to accept when your home is already listed, priced well and getting showings.
What happens if I am bumped by another offer?
You must decide within the notice period whether to remove your sale condition and go firm. If you do not, the agreement ends and your deposit is returned.
How long should a sale of property condition be?
Shorter is usually stronger, often a few weeks. A long condition keeps the seller’s home tied up and makes the offer less attractive.
Is selling first safer than a conditional offer?
Selling first gives the most certainty about your budget. A conditional offer can work when you find the right home first, but it carries the risk of being bumped.
Michael John Lau and Neeraj Moolchandani are licensed REALTORS® with the Kaizen Real Estate Team, eXp Realty, Brokerage, 9763 Markham Rd, Markham, ON L6E 1A4. Licence #4784577. Call (647) 370-8885. Market figures are from Wahi’s Markham report of September 26, 2026, and market thresholds from the Canadian Real Estate Association. Clause wording varies, so have a real estate lawyer review any conditional offer. This article is general information only and is not financial, legal or tax advice. Not intended to solicit buyers or sellers currently under contract with another brokerage.
