17 tips for those selling a home while buying a new one
selling a home while buying a new one can be a complex process, but with the right strategies, it can be managed effectively. This article presents valuable insights from real estate experts on how to navigate this dual transaction successfully. From pricing strategies to contingency clauses and coordination tips, these expert-backed recommendations will help homeowners streamline their selling and buying journey.
- Price Below Market Value for Quick Sale
- Create a Clear Strategy Before Listing
- Use Contingency Clauses for Protection
- Plan Ahead and Prioritize Your Needs
- Coordinate Transactions with Experienced Team
- Prepare Home for Market Before House Hunting
- Identify Backup Options Before Listing
- Calculate Net Usable Equity Early
- Be Realistic and Stay in Touch
- Consider a Rent-Back Agreement
- Explore Different Paths for Buying and Selling
- Utilize Self-Storage for Flexibility
- Start Packing and Decluttering Early
- Get Professional Exterior Assessment Before Listing
- Separate Seller and Buyer Mindsets
- Build Financial Buffer for Potential Delays
- Consider Flexible Selling Options
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Price Below Market Value for Quick Sale
One thing that completely changed my approach was requiring sellers to price their current home slightly below market value from day one. I learned this after watching three clients in Henderson lose their dream homes because their sales dragged on for months at inflated prices. The emotional attachment to maximizing profit on the sale actually cost them more in the long run.
I now tell my dual-transaction clients to expect their home to sell within 30 days, then work backwards from there. This means getting pre-approved for their next purchase assuming they’ll carry two mortgages temporarily. Most buyers in Las Vegas can’t handle this financially, so I connect them with bridge loan options early in the process.
The game-changer is having your next home under contract with a 45-60 day closing period before your current home hits the market. I’ve seen this work perfectly in Summerlin where inventory moves fast. You control both timelines instead of being reactive to market conditions.
Las Vegas moves differently than other markets – when homes are priced right here, they sell in weeks, not months. I’ve had clients close both transactions within 5 days of each other using this strategy, avoiding temporary housing and double moving costs entirely.
Cole Lake, Las Vegas Realtor, Cole Lake
Create a Clear Strategy Before Listing
For me, the number one piece of advice I give to sellers who are also searching for a new home is this: know your numbers and have a game plan before you list.
Trying to juggle selling and buying without a clear strategy is like trying to swap seats on a moving train; you can do it, but it’s going to get messy fast. What worked well for me (and what I advise my clients to do) is to get pre-approved, understand your budget post-sale, and have a strong contingency plan. Whether that’s bridge financing, a rent-back agreement, or temporary housing, you need options.
When I managed both sides personally, I leaned heavily on timing and preparation. I listed my home strategically, giving myself breathing room to negotiate a longer closing or a flexible possession date. At the same time, I had my next move scoped out. I wasn’t afraid to walk away from a new home if it didn’t align, because I had clarity on what I was willing to do in the short term to make the long-term move right.
The mistake I see most often is sellers getting emotionally attached to a new home before their current home even hits the market. That’s when pressure builds and mistakes happen.
Adam Chahl, Owner / Realtor, Vancouver Home Search
Use Contingency Clauses for Protection
If you’re selling your home while searching for your next one, my best advice is to make your purchase contract contingent on the successful sale of your current property.
In today’s market, selling is often the more challenging part, so it’s smart to protect yourself in case things take longer than expected.
Recently, I worked with a Dallas client who was selling their home and received an offer from a buyer who needed to sell their own house first.
We included a contingency in the contract that allowed my client to wait until the buyer’s sale closed before moving forward. This approach created a win-win: my client avoided the risk of carrying two mortgages, and the buyer wasn’t forced to rush or take unnecessary risks with their sale.
Contingency clauses like this are a practical way to reduce stress and help both sides move forward with peace of mind.
In a changing market, giving yourself this kind of flexibility can make all the difference in having a successful transaction and closing.
Hilary Schultz, Real Estate Investment Professional and Realtor, Bright Bid Homes
Plan Ahead and Prioritize Your Needs
My top advice for sellers looking to buy a new home is to prioritize and plan ahead. Start by clearly defining your needs and preferences for your next home, and establish realistic timelines for both selling your current property and purchasing a new one. Thoughtful planning will make the process smoother and more manageable.
When my partner and I were in this situation, we knew that finding the right buyer for our current home was crucial in order for us to secure our dream home. Therefore, we made sure to focus on presenting our current home in the best possible light by decluttering, staging, and making necessary repairs before putting it on the market.
At the same time, we had a list of must-haves and deal-breakers for our new home, and we were willing to compromise on some things while standing firm on others. This helped us narrow down our options and make more informed decisions when viewing potential homes.
In terms of timelines, we gave ourselves a realistic timeframe for selling our current home and actively searching for a new one. We also made sure to have a backup plan in case things didn’t go as smoothly as we hoped.
Michael Yerardi, Property Specialist, Turning Point Home Buyers
Coordinate Transactions with Experienced Team
One piece of advice for sellers who are also buying: Have a clear game plan and work with an experienced real estate team who can coordinate both transactions seamlessly.
When I went through this process myself and when I guide clients through it, the key is timing and strategy. You need to understand your local real estate market conditions — is it a seller’s market, buyer’s market, or balanced? That determines whether we list first or shop first. In most cases, we list your home with a subject-to-sale clause and start looking for your next home immediately. That way, you’re in control and not forced to settle.
I also recommend getting pre-approved for a mortgage early and setting clear timelines for each step — from staging your home for sale to scheduling showings and negotiating your next purchase. The smoother the coordination, the less stress you’ll feel.
With the right real estate strategy, buying and selling at the same time doesn’t have to be overwhelming — it can actually be a competitive advantage if done right.
Adam Lloyd, Personal Real Estate Corporation, Adam Lloyd Home Selling Team – Stonehaus Realty
Prepare Home for Market Before House Hunting
From my experience helping hundreds of clients juggle buying and selling, I’ve learned that getting your current home market-ready before house hunting is key. Last month, my client Sarah was able to close both deals within two weeks because of this approach. I always recommend having a strong savings buffer, as unexpected delays or timing gaps between transactions can create extra costs like temporary storage or short-term housing. Working with a lender who understands bridge loans or HELOCs can also give you more flexibility, which helped another client of mine avoid having to make a contingent offer.
Identify Backup Options Before Listing
I have handled over 13 years of Commercial Real Estate (CRE) deals where clients often need to vacate and secure new space simultaneously—the pressure is identical. My biggest lesson: never list your current property without having at least two backup options identified.
I learned this when a client faced a 15% rent increase at renewal. Instead of panicking, I presented three off-market alternatives before we even started negotiating. This leverage helped us secure a flat rent for year one and saved them $120,000. The key was having options before we needed them.
My specific advice: Use AI-powered market analysis to identify 5-7 potential properties in your target area before listing your current home. I use our proprietary AI deal analyzer to spot opportunities 6 months before they hit the market—this same approach works for residential buyers.
Start your search with hyperlocal targeting like I did with geofenced ads around that distribution hub, which generated 12 qualified inquiries in two weeks. Apply this digitally by setting up alerts for your exact criteria, then move fast when something hits. Speed beats perfection when you’re managing dual transactions.
Brett Sherman, Real Estate Broker, Signature Realty
Calculate Net Usable Equity Early
Most sellers jump into the market thinking the sale will fund the next home, but one mistake I’ve seen too often, especially from those juggling both, is skipping the exact equity breakdown before setting a listing price. One client assumed she’d walk away with a large sum, based on what homes were selling for in her area. But when we sat down and factored in her loan payoff, agent fees, closing costs, and local taxes, the number in her head dropped by nearly twenty percent. That shift changed everything about her budget for the next place.
I always tell people that before you list, ask your mortgage advisor to calculate your net usable equity, not just rough sale value. That single step shapes how much you can borrow, how flexible your timeline can be, and whether you’ll need temporary financing in between. Most problems I’ve seen in back-to-back deals start because the seller made plans around a number that only existed in theory. Getting a grounded figure early brings real control, and makes every decision that follows easier to handle.
Brian Quigley, Founder & Loan Consultant, Beacon Lending
Be Realistic and Stay in Touch
The process of selling and purchasing a house simultaneously may be stressful, yet it is not impossible to accomplish. I advise being practical with respect to the timeline. The majority of buyers do not want to be tied to a property before they are sure that they will be able to sell their existing house. On the other hand, sellers do not wish to sell too quickly without having secured their new house. I also advise clients to pre-qualify themselves for a mortgage prior to putting their home on the market. This will help you to be in a position to move fast when you identify another property.
It was convenient for me to deal with a real estate agent who knows the market and knows sellers and buyers. Staying in touch with my agent all the time also made everything run smoothly. I also had realistic expectations, understanding that the desired home may need more time to appear or offers may be less than anticipated because of changes in the market.
Mark Sanchez, Senior Real Estate Manager, Gator Rated
Consider a Rent-Back Agreement
Timing matters a lot when you’re juggling selling a home and buying a new one. One approach that’s helped me and others is negotiating a rent-back agreement with your buyer. This lets you sell your home and then rent it back from the new owner for a little while, giving you more time to find your next place without the pressure of moving out immediately. It creates a safety net, especially if you haven’t quite found the right home yet. It keeps the cash in your pocket and the stress lowered. This way, you aren’t left scrambling or settling for a property that isn’t ideal just because you feel rushed. Always ensure it’s mutually agreeable in a contract, so there are no surprises later on.
Andy Kolodgie, Owner, Sell My House Fast
Explore Different Paths for Buying and Selling
Selling your current home while buying a new one can feel overwhelming—but with the right strategy, it doesn’t have to be. There are a few different paths you can take, depending on your unique situation and what you qualify for.
Option 1: Sell First, Then Buy
The most traditional route is to list your current home and begin searching for your next one. In this scenario, you’ll likely need to include a “Hubbard Clause” in any offers you make. This clause lets the seller of your new home know that your purchase is contingent on selling your existing one. While this can make your offer less competitive—especially in a hot market—a good real estate agent can help you present your offer in the best possible light.
Option 2: Buy First, Then Sell
If your finances allow, you may choose to purchase your new home before selling your current one. This means you’ll need to qualify for the new mortgage while still carrying the debt from your existing home (mortgage, taxes, insurance, HOA fees, etc.). The upside? You can take your time settling into your new space—paint, refinish floors, and move on your own schedule—without the stress of trying to align two closings.
Option 3: Use a Bridge Loan
Some lenders offer “buy before you sell” options, such as a bridge loan, which lets you tap into the equity in your current home to use as a down payment on your new one. With this strategy, you don’t need to include a Hubbard Clause, and in many cases, your current home’s debt can be excluded from your debt-to-income ratio when qualifying for the new loan. This gives you flexibility with timing and allows you to move without the pressure of simultaneous closings.
No matter which route you choose, the first and most important step is to get pre-approved by a trusted local mortgage broker. They’ll help you understand your options, determine what you qualify for, and guide you through every step of the process with confidence.
Shawn Toussaint, Sr. Mortgage Loan Originator, NorthStar Home Loans
Utilize Self-Storage for Flexibility
One piece of advice I’d give to sellers who are also searching for a new home is to make self-storage part of your plan from the start. Managing both buying and selling at the same time can be overwhelming quickly, especially if closing dates don’t align perfectly. Having a storage unit gives you the flexibility to move your belongings out early, stage your home for showings, and avoid rushing to pack everything at the last minute.
When I went through the process myself, securing a storage unit gave me breathing room. We moved non-essential items into storage before listing the house, which made it easier to keep things clean and presentable. When we found our new home, we weren’t pressured to coordinate every detail around the same moving truck or single day. We could take our time, move gradually, and reduce the stress of juggling two major transitions.
In Michigan, where weather and timing can complicate moves even more, storage offers peace of mind. It’s a practical step that helps you stay organized and adaptable while navigating both ends of the housing process.
Mitchell Patel, Owner, Vicksburg Storage
Start Packing and Decluttering Early
As a professional mover who has been active in the industry for years, I’ve encountered many people who are simultaneously selling their current home and searching for a new one. I understand it’s a stressful time, and things can happen quickly. My advice: Begin thinking about the potential move as early as you can.
Consider how quickly it could happen, how much work it will be, and how you might be able to get ahead of it.
For example, if you want to declutter and get rid of things, start as soon as possible. If you have items that will take a while to pack up and could be a lengthy process, begin as early as you can. It can all make a huge difference.
Events unfold rapidly when you are selling a home and searching for a new one. Don’t fall behind by postponing the actual act of packing things up. Get started as soon as possible and make small steps forward!
Eugene Skribovski, Owner, High Level Movers
Get Professional Exterior Assessment Before Listing
Having worked with dozens of homeowners through my roofing business, I’ve noticed the sellers who nail the timing game all focus on one thing: getting a professional exterior assessment before listing. Most people assume their roof and siding are “fine” until a buyer’s inspector finds issues that kill deals.
I had a client in Castle Rock who was house-hunting while selling their current home. Three weeks before listing, we found hail damage from a storm six months earlier that they had never noticed. Instead of panicking, we fast-tracked the insurance claim and got a full roof replacement covered. Their home sold in 12 days because buyers saw a brand-new roof with a transferable warranty.
The strategy that works every time: schedule your roof inspection the same week you start browsing online listings. Storm damage in Colorado is almost inevitable, and insurance companies have specific timeframes for claims. I’ve seen sellers lose $15,000-20,000 in coverage simply because they waited until after listing to find damage.
The psychological edge is huge too. When you know your home’s exterior is bulletproof, you negotiate from a position of strength as both a seller and buyer. My clients who handle roofing proactively typically close their sales 30% faster than average Denver metro timelines because there are zero surprises during inspections.
Benny Izquierdo, Owner, BRG Builds
Separate Seller and Buyer Mindsets
One piece of advice I always give sellers who are also looking to buy is: wear two different hats and don’t confuse them. As a seller, your job is to present your home as a product, not your personal story. Depersonalize, declutter, and lean into minimalism. You’re not just selling square footage; you’re selling a lifestyle. You want potential buyers to walk in and immediately envision their life in that space, not yours.
Now, as a buyer, I tell folks: don’t get swept up in the staging or design. I stage homes for realtors all the time, and trust me, good design can make people overlook real issues. Look past the pretty. Focus on what’s behind the walls: roof age, window seals, plumbing, electrical, flooring levelness, sheetrock condition, exterior door damage – those are the things that cost you later. Have a solid checklist and stick to it.
Managing both buying and selling at the same time means keeping a clear head and not letting emotions run the show. If you’re selling, lean on your realtor and designer (like me!) to prep your home to move fast. And as a buyer, don’t fall in love too fast. You’ve got to treat the process like a business decision on both ends.
I’ve been the liaison for both sides, helping sellers get top dollar through staging while helping realtors manage client expectations. It takes strategy, patience, and good communication, but it can absolutely be done.
Melody Stevens, Owner, Design On A Dime Interiors
Build Financial Buffer for Potential Delays
Build in a financial buffer and be ready to move twice. I know it’s not what anyone wants to hear, but truthfully, the timing almost never lines up perfectly. Trying to make both closings land on the same day is usually next to impossible.
When we went through it, we gave ourselves a cushion and locked in the home we wanted before listing ours. What helped was flexibility and backup options. That might mean lining up a short-term rental, storing your stuff for a few weeks, or being willing to close a little early or late on one end. Give yourself room to breathe, or you’ll make rushed decisions, and in this market, rushed usually means expensive.
Mike Roberts, Co-founder, City Creek Mortgage
Consider Flexible Selling Options
When selling your home and searching for a new home simultaneously, I would advise you to consider selling options beyond a traditional sale. After 2,500+ transactions, we’ve found the traditional sale process to be less accommodating for sellers who need a simultaneous sale. While it’s certainly feasible, you can also explore selling to companies that will provide additional flexibility with your closing timeline and situation. Some will even help pay for your move and allow for a post-occupancy agreement.
You might be asking yourself, what is a post-occupancy agreement? It’s a very favorable process for a seller in this situation! The buyer will close on your home, and a portion of your proceeds will be held in escrow to allow more time to move. Ideally, you have enough equity in the home you’re selling or have additional funds to close on your next home. The amount being withheld is typically reasonable and a small portion of your overall proceeds. On average, post-occupancy agreements range from one week to one month post-closing. Just so you’re aware, in most cases, they will have a daily penalty clause ranging from $150-$350 per day for each day you’re in the home beyond the agreed-upon move-out timeline. This penalty would be deducted from the proceeds held in escrow, so time is of the essence! With that being said, we provide home sellers this option often, and many other companies do as well.
You can ask for this option when selling the traditional way on the market with an agent, but depending on your market and buyer pool for the home, it could take more time to find the right buyer and be more difficult to facilitate purchasing the new home. Overall, post-occupancy agreements are a great option to balance selling your current home while purchasing a new one!
James Hawk, CEO, SellHouseCash.com
