Sell first or buy first?
Both orders can work. The right one depends on your money, your nerves and how soon you need to move. Here's how to decide.
No obligation. No pressure. Takes about 2 minutes.
The short answer
Selling first means you know exactly what you have to spend and you never carry two homes, but you may need somewhere to stay in between. Buying first lets you move once, but you may carry two payments for a while, and an offer that depends on selling your current home can be less appealing to sellers. A middle path is to sell first and stay in the house for a short time after closing, or line up both closings close together.
Step by step
-
1
Know your numbers
Get a realistic figure for what you'd walk away with from your current home, and ask your lender whether you can qualify for the next one without that money.
-
2
If you sell first
You shop with a firm budget and no pressure from two payments. The trade-off is the gap: a short-term rental, staying with family, or a rent-back from your buyer.
-
3
If you buy first
You move once and take your time finding the right place. The trade-off is carrying both homes until yours sells, and some sellers may prefer offers that don't depend on another sale.
-
4
Bridge the gap
Ask your lender about bridge financing or borrowing against your current home, and what it would cost. Or ask your buyer about staying a few weeks after closing, which our rent-back guide covers.
-
5
Where a cash sale fits
A cash sale can close in as little as 7 days with no fees or commissions, which can make the timing easier to plan. Ask about a closing date that lines up with your purchase.
Cash offer vs listing
Example: a $250,000 home
| Offer | $205,000 |
|---|---|
| Repairs | $0 |
| Commissions | $0 |
| Closing costs | $0 |
| You walk away with | $205,000 |
| In 7 to 14 days | |
| Sale price | $250,000 |
|---|---|
| Repairs | about $8,000 |
| Commissions | about $13,800 |
| Closing and holding | about $6,000 |
| You walk away with | about $222,200 |
| In 60 to 90 days | |
Example only. Your numbers depend on your home and market.
Before you pick an order, see the cash offer next to what listing could net, so you know the budget you're working with either way.
Frequently asked questions
Can I stay in my house after I sell it?
Sometimes, if the buyer agrees to a rent-back. Our rent-back guide explains how those agreements usually work.
What is a home sale contingency?
It's a condition in your purchase offer saying you only have to buy if your current home sells. It protects you, but some sellers may prefer an offer without one.
Does selling for cash help with timing?
It can. A cash sale can close in as little as 7 days, so it's easier to line up with a purchase. Listing may net more if you have the time. We'll show you both numbers.
Who are you?
We are real estate investors based in Baltimore, helping homeowners since 2016. We buy houses directly for cash. We are not a licensed real estate brokerage and do not list homes ourselves; if listing could get you more, we show you the math so you can choose.