Should I Sell First or Buy First in This Market?

If you already own a home and you’re thinking about moving, this is probably the biggest question you have. Do you list your current place first so you know your numbers? Or do you go find the next house so you’re not rushed? In a market like ours, where inventory is sitting around 3–3.5 months (meaning at today’s pace it would take about 3–3.5 months to sell everything on the market if no new homes came on), you actually have some options, but the “right” path depends on your finances, your tolerance for overlap, and how in-demand your current home is.

Let’s walk through both.

Path 1: Sell First, Then Buy

How it works:
You list your current home, get it under contract, know exactly what you’re netting, and then you shop.

Pros:

• You know your real numbers: proceeds, timeline, contingencies.
  
  
• Your purchase offer is stronger because you’re not guessing.
  
  
• Less financial stress because you’re not carrying two homes.
  
  

Cons:

• You may need temporary housing or a rent-back.
  
  
• You have to shop on a tighter timeline.
  
  
• If your dream house shows up before you’re under contract, you might miss it.
  
  

Best for:
Sellers who need the equity from their current home to buy the next one, or who really want a clean, low-stress financial picture.

How to make this path easier:

• Negotiate a rent-back after closing.
  
  
• List with your best presentation so it sells fast.
  
  
• Get pre-approved early so you can shop immediately once you’re under contract.
  
  

Path 2: Buy First, Then Sell

How it works:
You find the home you want, get it under contract, and then list your current home right after (or right before closing).

Pros:

• You don’t have to move twice.
  
  
• You can shop more intentionally.
  
  
• Great if the house you want is rare (school boundary, view, layout).
  
  

Cons:

• You may carry two mortgages for a short time.
  
  
• You need enough approval/down payment to qualify.
  
  
• If your current home doesn’t sell as fast as expected, it can get stressful.
  
  

Best for:
People with strong financing, people moving for specific/lifestyle reasons, and people buying something unique that won’t come up again soon.

How to make this path easier:

• Get a lender to walk you through bridge/HELOC/temporary financing options.
  
  
• Prep your current home for market before you buy so you can list fast.
  
  
• Price strategically so it sells inside the average days-on-market.
  
  

So… which one should you do?

That depends on:

1. Your equity (do you need it to buy?)
   
   
2. Your comfort with two payments (even if it’s short-term)
   
   
3. How “hot” your current home is (some price points/neighborhoods move faster)
   
   
4. Your timeline (school year, job start, new baby)
   
   

Because our market is balanced-but-moving — not frantic — you have room to design this. You don’t have to do the most stressful version.

Not sure which path fits you? Tell us your timeline, price point, and estimated current home value and we’ll build a customized move plan for you — including whether to buy or sell first, what to do to your current home, and how to limit double-moves.