For many homeowners in North East Texas, moving into a new home isn’t as simple as buying one and packing up. If you're already a homeowner and considering a move, chances are you’ll need to sell your current home to be able to afford the next one. That’s not only common—it's the norm.
Most people can’t afford two mortgage payments at the same time. Plus, a large portion of their down payment for the new home is usually tied up as equity in their current home. This presents a question I hear often in real estate: "How do I buy a house if I have to sell mine first?"
The process might sound tricky or even overwhelming, but it doesn’t have to be. With the right plan and a trusted realtor, you can transition from one home to the next without unnecessary stress.
Why Timing Matters When Selling Your Home to Buy Another
One of the most common misconceptions I see among sellers is this: they want to find the perfect home before they list their current one. At first glance, that makes sense—you don’t want to feel rushed and end up somewhere you don’t love.
But here’s the problem: if you find a house you love before listing your current one, you're not in a strong position to make an offer. A seller is very unlikely to accept an offer that's contingent on the sale of your current home—especially if that home isn’t even on the market yet.
Now let’s get real about how sellers think. No seller is going to accept an offer from a buyer who isn’t financially qualified. And if you need to sell your current home in order to qualify, then you’re not yet a qualified buyer. It’s a risky position for a seller, and it rarely works in your favor.
Let’s flip the script for a moment. Imagine you're the one selling your home. A buyer comes along and says they want to buy it—but they can’t qualify for financing until they sell their own home, which isn’t even listed yet. Would you feel confident accepting that offer?
Now compare that to a buyer whose home is already under contract. There’s a clear timeline and less uncertainty, and the seller can feel confident knowing the buyer is serious and financially ready.
The Smart Strategy: Sell Before You Buy
In today’s North East Texas real estate market, homes typically take 30 to 90 days to sell depending on location, condition, and pricing. That means if you wait to list until after you find a home you love, there’s a good chance that property will be long gone before you’re in a position to buy it.
Here’s what I recommend instead: Get your home listed first. Once it's under contract, that’s when you start shopping for your next one.
Here’s how the process works:
Step 1: List Your Home First
It all starts with getting your home on the market. I’ll help you evaluate your home’s current market value, prepare it for listing, and get it in front of buyers using effective marketing strategies across MLS, social media, and my network.
The goal is to attract qualified buyers quickly and get your home under contract with terms that work for you.
Step 2: Wait Until It’s Under Contract to Shop
Once you’ve accepted an offer on your home, you become a strong buyer. That’s when I start helping you shop for your next property.
You’ll be in a better position to make an offer that sellers will take seriously, especially when your offer comes with a short closing timeline and no financing guesswork.
I also have access to a network of off-market listings—homes that aren’t on the public market yet but may be available—giving you even more options to find the right fit.
Step 3: Make a Competitive Offer on Your Next Home
With your home under contract, we can make a solid offer on a new property, and if necessary, include a short contingency on the final closing of your home. Sellers are much more likely to accept this kind of offer because it’s backed by an active, pending transaction.
It’s all about positioning you to succeed—by planning ahead and timing it right.
Double Closings and Leasebacks: Making the Move Easier
If you're worried about the logistics of moving out of one home and into another, you're not alone. That’s where options like double closings and leasebacks can help.
A double closing means you sell your current home and purchase your next one on the same day. The proceeds from the sale go directly toward your new home’s down payment, and there's no need to float a second mortgage.
Sometimes, I’ll also negotiate a leaseback agreement for sellers. This gives you the option to stay in your home for a few extra days—or even a couple of weeks—after closing. That means less pressure to move everything out in one day and more breathing room as you settle into your new place.
This Isn’t a Rare Situation—It’s a Common One
If you're feeling unsure or overwhelmed by the idea of selling and buying at the same time, you’re not alone. But you don’t need to figure it out all by yourself. This kind of transition happens every day, and with the right plan and experienced guidance, it can be done smoothly and with confidence.
As a full-time realtor here in North East Texas, I’ve helped many homeowners sell and buy on tight timelines, manage closings on the same day, and move using creative strategies that reduce stress.
Ready to Get Started?
If you’ve been thinking about selling your home and moving to something that fits your next chapter, the first step is understanding the power of your current equity and having a smart plan for what’s next.
I’d love to help you navigate that journey.
Leah Rolen with Keller Williams
📞 469-744-5309
Your trusted real estate expert in North East Texas
