Selling and buying? Let's make a plan.
One move, two closings, and a clear order of operations. Here's how to time it without the panic.
Book a callSell first or buy first?
Answer a few quick questions. You'll get a starting point, not a final answer.
1. Do you need the money from your sale for your next down payment?
2. Could you handle two housing payments for a little while?
3. How easy will your next home be to find?
4. Would you be okay with a short in-between stay (renting or staying with family)?
5. How many moves are you up for?
6. What matters most to you?
Answer every question to see your path.
Sell first
You list and close on your current home, then buy your next one.
Pros- You know your exact proceeds before you shop
- Your offers aren't tied to a home sale
- No carrying two mortgages
- You may need a place to stay in between
- That can mean two moves
- You'll shop on a tighter timeline
Buy first
You buy your next home, then sell the one you're in.
Pros- One move, straight into the new place
- You can shop without rushing
- You can prep and stage the old home once it's empty
- You need to qualify with your current mortgage still on the books
- You may carry two payments for a while
- You'll need a plan for the down payment before your sale
Close both together
You line up both deals so they close at about the same time, often with a home sale contingency on your purchase.
Pros- Your sale money goes right into the next purchase
- Can mean one move
- No long stretch of two payments
- Lots of moving parts and dates to line up
- Some sellers prefer offers without a contingency
- If one deal slips, the other can too
Tools that help with timing
These are common options. Whether one fits depends on your lender, your contract and the other side of the deal.
Home sale contingency
Your offer depends on your current home selling. It protects you, but some sellers see it as less certain, so it works best when your home is already listed or under contract.
Rent-back
After your sale closes, you stay in the home for a short, agreed time, usually under a written agreement with the buyer. It buys you time to close on the next one.
Bridge loan
A short-term loan that uses your current home's equity to help fund the next purchase before your sale closes. Terms vary a lot, so compare with your lender.
HELOC
A home equity line of credit on your current home that can help with a down payment. Some lenders won't open one once your home is listed, so ask early.
Temporary housing
A short-term rental, extended stay or a stay with family between closings. It gives you breathing room if the timing doesn't line up.
I'm not a lender. Ask your lender which options you qualify for and what they cost.
Estimate your proceeds
A quick look at what could come out of your sale toward the next home.
This is an estimate only. Your lender and closing attorney will give you real numbers.
How it usually goes
Every move is a little different. This is the general flow.
Plan
Talk through your goals, get pre-approved for the next home and pick your path.
Prep and list
Get the home ready, take photos and go live.
Under contract
Accept an offer on your home, and write or firm up the offer on your next one.
Due diligence
Inspections, appraisal and repair talks, often on both homes at once.
Closing on both
Sign with the closing attorney. Your sale proceeds can go toward the purchase.
Move
Keys, boxes and pizza on the floor of the new place.
Pre-listing prep checklist
Check things off as you go. Your progress saves in this browser.
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Questions people ask
Plain answers. Your lender and closing attorney fill in the specifics.
Can I use my equity for the down payment?
Often, yes. If your sale closes first, or on the same day, your proceeds can go toward your next down payment. If you want to buy before you sell, a bridge loan or HELOC might help. Your lender will tell you what works for you.
What happens if my home doesn't sell?
It depends on how you set things up. A home sale contingency can give you a way out of your purchase if your home doesn't sell in time. Without one, you could end up carrying both homes. That's why we plan the order before you write an offer.
Will sellers accept a contingent offer?
Some will, some won't. It depends on the seller, the home and the market at the time. Offers are usually stronger when your home is already listed or under contract.
How long does it take?
It varies with your path and the market. Once you're under contract, closing usually takes about 30 to 45 days. Lining up two closings can take some extra planning.
Do I need two agents?
No. I can handle both sides of your move: selling your current home and buying the next one, so the timing stays in one place.
What about closing costs?
You'll have costs on both sides. When you buy, you can ask the seller to help with closing costs, and a 3-2-1 buydown (often paid by the seller or builder) can lower your payment for the first few years. Ask your lender how it would work for you.
Buying new construction?
Love that for you. The onsite agent represents the builder, so bring your own agent from your very first visit.
How does due diligence work when I'm the seller?
In NC, the buyer pays the due diligence fee directly to you as the seller. If they move forward with the purchase, it's credited to them at closing. During the due diligence period they can do inspections and decide whether to move forward.
Tell me your plan
A few quick questions and I'll reach out with next steps. No pressure, no spam.
Want a plan for your move? Let's chat.
Grab a quick call. We'll map out your sale and your next purchase together.
Book a callor call/text 919-816-6591