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i The Seller's Choice Program

Sell and buy.
Without the risk.

For current homeowners who want to move, downsize, or upgrade, but worry about selling and ending up without a place to live. The Seller’s Choice Program is built to keep you in control of both transactions, with protection on every side.

Talk to Deborah See How It Works

Most sellers face a quiet anxiety they rarely talk about: what if I sell my home before I find the next one? In a competitive market like Imperial Beach, the timing rarely lines up neatly. Sell first, and you risk weeks (or months) without a home. Buy first, and you’re carrying two mortgages, hoping yours sells soon.

The Seller’s Choice Program solves both sides of that problem at once. By structuring each transaction with a smart contingency, you’re free to move at the right pace, with no pressure, no homelessness risk, and no double mortgage trap.

ii How It Works

Five moving parts. One coordinated outcome.

Part 01

A contingent sale on your current home.

We list your property for sale, but with a critical twist: the sale is contingent on you finding a suitable replacement home. Most sellers can’t back out of an accepted offer once it’s in place. With this contingency built in, you stay protected, free to move forward only when the right next home appears.

That single clause changes the dynamic of the entire process. You list with confidence rather than urgency, and you negotiate from a position of strength rather than panic.

Part 02

A contingent purchase on your replacement.

On the other side of the trade, your offer to purchase the next home is contingent on successfully selling your current one. Both transactions hold each other up. If one falls through, the other doesn’t obligate you to follow through. You’re protected end to end.

Why this matters

Without these paired contingencies, sellers often end up either rushed into a home they don’t love or stuck carrying two mortgages while their old home sits. This program closes both gaps.

Part 03

The right buyer for your current home.

The program works best when the buyer for your existing property is in a flexible living situation: someone renting month-to-month, staying with family, or otherwise not tied to a fixed move-out date. That flexibility is essential, because finding and entering escrow on your replacement home can take anywhere from a few weeks to a few months.

Deborah pre-screens buyers carefully and structures the listing to attract the right kind of offer. The wrong buyer can collapse this kind of transaction. The right one makes it nearly seamless.

Part 04

Tight timing across both escrows.

Once you’re in escrow on your new home, the buyer of your existing home needs to hit every deadline cleanly: inspections, appraisal, loan contingencies, and final walk-through. The goal is for both transactions to close within 24 hours of each other, with the proceeds from your sale wiring straight into the escrow for your purchase.

That coordination is the part most agents fumble. Two escrow officers, two lenders, two title companies, and two sets of buyers and sellers all have to move in lockstep. Deborah has run this play many times and keeps every party visible on a shared timeline so nothing slips.

Part 05

Five to seven days of free rent-back.

Even in a perfectly coordinated close, moving day rarely lines up to the minute. As part of the program, Deborah typically negotiates 5 to 7 days of free rent-back, letting you stay in your sold home while you finish moving into the new one. That cushion eliminates the “sleep on a friend’s couch for a week” scenario most sellers dread.

The result

You leave one home and arrive at the next on your own timeline, not a chaotic one dictated by paperwork.

iii Your Protection

If something falls apart, you don’t.

The whole architecture of the Seller’s Choice Program is built to protect you. If at any point a side of the transaction falls through, say the buyer for your current home backs out, you are not obligated to complete the purchase of your replacement.

You will never be forced into a sale you don’t want, and you will never be forced into a purchase you can’t support. That is the point of the program. Deborah has closed many transactions structured this way, and she’s available to walk you through every question before you commit to a single thing.

Connect with Deborah
01 Listed under
contingency protection
02 Replacement search
without time pressure
03 Coordinated
simultaneous close
04 Free rent-back
for a smooth move
iv Common Questions

A few things buyers and sellers ask.

Is this only for buyers in Imperial Beach?

The program works anywhere Deborah practices, which spans Imperial Beach, Coronado, Chula Vista, Bonita, and the broader San Diego market. The mechanics are the same, the local knowledge is what makes it run smoothly.

What if I find my replacement home faster than I find a buyer?

That’s a great problem to have, and it happens. Deborah will walk you through the options, which can include negotiating an extended close on the new home, briefly carrying both, or other creative structures. Every situation is handled individually.

How long does the whole process typically take?

From listing your current home to closing on the new one, most Seller’s Choice transactions land between 60 and 120 days, depending on how quickly the right replacement appears and how flexible your buyer is. Deborah will give you a realistic timeline at the first conversation.

Are there any extra fees for participating?

No. The Seller’s Choice Program is a way of structuring the transactions, not a separate product. Standard commission and closing costs apply to each side, exactly as they would in a normal sale and purchase.

What if I don’t qualify for two mortgages at once?

That’s actually one of the reasons this program exists. Because each transaction is contingent on the other, you typically don’t need to qualify on two mortgages simultaneously, the proceeds from your sale fund the next purchase. Deborah will coordinate with her lender bench to confirm your specific path.

Ready when you are

Let’s talk about your next move.

Whether you’re six months out or already eyeing the next neighborhood, an early conversation costs nothing and makes the path clear.

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