Selling and buying at the same time

Sell first, then buy

Cleanest financially. You know your proceeds and you're a non-contingent buyer. The cost is the gap: a short rental, family, or a post-closing occupancy agreement where you rent your old house back for a few weeks. Common here, and I negotiate them regularly.

Buy first, then sell

Best for your sanity, hardest on your wallet. A bridge loan or HELOC on the current house, and you carry two payments until it sells. Works when your current home is very marketable and you have cushion.

Contingent offer

You offer on the new house contingent on selling yours. Sellers accept these more readily with a kick-out clause: if another buyer appears, you get 48–72 hours to drop the contingency or walk. Your offer is stronger if your house is already listed, priced right, and photographed.

Making both closings land

• Same-day closings are normal: sell in the morning, buy in the afternoon, the title company moves the proceeds across.
• Build a buffer. Moving day and closing day should not be the same day if you can help it.
• Get pre-approved before you list. What you can buy tells us what the sale needs to net.
• Don't move money around during underwriting.
• One point of contact running both sides, so nothing falls between them.