How to sell your home while buying a new one

Selling and buying a house at the same time is one of the trickiest financial juggling acts many of us will attempt. Do it right, and the transition feels seamless. Do it wrong, and you might be stuck paying two mortgages at once.

If you’re staring down this process and wondering how on earth people manage it, take a deep breath. You’re not alone, and you’ve got options. With some planning, flexibility and the right support, you can get through this without losing your mind—or your savings.

Here’s what you’ll learn in this post:

Let’s walk through how to make the home buying and selling process as smooth and stress-free as possible.

Get your current home ready to sell

Before your home hits the market, make sure it looks its best. Follow this simple checklist to help buyers imagine themselves living there.

1. Declutter and deep clean: That means clearing out anything making your space feel overly personal or crowded. You don’t need to go full minimalist, but it’s a good time to pack up knick-knacks and donate stuff you won’t want to move. It’s a great way to get a head start on packing and showcase your home’s features.
2. Make small, impactful upgrades: With everything cleared out, focus on easy upgrades that add value and appeal. This could be fresh paint in key rooms, updated cabinet hardware or modern light fixtures. While it may seem small, these fixes will make your home feel more move-in ready.Learn more about the best ROI home improvements to boost your home’s value >
3. Spruce up your curb appeal: First impressions matter! You don’t need a full landscaping overhaul—just a few thoughtful touches. Trim the bushes, mow the lawn and add a few flowers.
4. Consider a pre-inspection: This gives you a heads-up on any repairs you might want to tackle before listing. It also shows buyers you’re serious and transparent.
5. Hire a real estate agent: When your home is ready, hire a pro familiar with your local market. They’ll help you price your home correctly, create a plan for timing the sale and get professional photos taken.

Real estate tools like Zillow can give you a rough idea of your home’s value. But for the most accurate estimate, it’s best to work with a local Real Estate Agent or appraiser.

For more tips on selling your house, check out our guide on the best time of year to sell your house and how to stand out.

See the guide >

Get financially ready to buy

Once your current home is prepped, it’s time to focus on the next step: Your future home.

Check your credit and boost your score if needed

Start by checking your credit score. If it needs improvement, try to pay down debt, avoid opening new credit cards and double-check your report for any errors.

Even a small increase in your score could save you money in the long run.

Build up your savings

Next, take a look at your savings. Ideally, you’ll want enough on hand to cover a down payment, closing costs and moving expenses, plus a little cushion for peace of mind.

Pro tip: You can request a free Dupaco Money Makeover to help you review your entire financial picture. You could get help creating a house budget and making a customized plan to save for your down payment.

Get pre-approved for a mortgage

Then comes the big one: Get pre-approved for a mortgage. A pre-approval gives you a clear sense of how much you can afford and shows sellers you’re a serious buyer. (This can be a big advantage, especially in competitive markets.)

Ready to get pre-approved? Apply here >

Know your options if you’re buying before selling

Here’s where things get real. What happens if you find your dream home before your current place sells?

It’s not ideal, but you’ve got a few options to bridge the gap.

Bridge loans

If you’re struggling to find the funds for a new, typical mortgage, you might want to consider a bridge loan.

A bridge loan is a short-term loan that gives you access to some of the equity in your current home. This allows you to borrow up to 90% of your home’s value. You can use it for your new down payment. Or you can pay off the old mortgage until your house sells.

These loans usually last up to a year and may have a higher interest rate than regular mortgages. But they can also help you act fast when the right home hits the market.

Home equity line of credit or loan

If you have equity built up in your current home, you might be able to take out a home equity line of credit or home equity loan before listing.

This can give you extra funds to use for your new home’s down payment. But note that timing is key, since lenders usually won’t approve a HELOC once you list the house.

Contingency offers

You can also make an offer on your next home contingent on selling your current home. This protects you financially. But in a hot market, sellers might prefer offers without contingencies.

Each option comes with pros and cons. That’s why having a lender you trust is so important. They can walk you through what fits best with your budget, timeline and stress tolerance.

Create a timeline that works for you

Timing is everything—and yes, it can be tricky. But it’s also one of the most important parts of making this process work.

Common strategy: Sell first

For many people, the safest path is to list your home first. Once you’ve accepted an offer, you can confidently move forward with buying your next home.

The challenge? You might need to act fast once your house sells and coordinate your new home’s closing around the same time.

Another option: Buy first

If you’re thinking of putting an offer on a house before selling your current one, make sure your budget can handle the overlap.

In some cases, it might make sense to buy first and sell later—especially if you’re financially comfortable. This gives you more control over your move and more time to settle in. Just keep in mind, it also means you could be paying two mortgages for a while.

Before you make any major moves, brush up on how to avoid common homebuyer mistakes. You’ll thank yourself later.

Rent-back agreements

Here’s a lesser-known but helpful tool: A rent-back agreement. After selling your home, you can rent it back from the buyer for a set period—giving you more time to close on and move into your new home.

Not every buyer will agree to this, but it’s worth asking.

Flexible closings

You can also negotiate flexible closing dates to give yourself a buffer between selling and buying. Work closely with your agent to set realistic timelines. Also, always build in extra days for unexpected delays.

In short: Expect the unexpected, and don’t be afraid to ask for flexibility. The more you can plan ahead, the smoother the transition will be.

Lean on your support team

No one should go through this process alone. And thankfully, you don’t have to!

• Your Real Estate Agent is your guide through all the logistics—timing, offers, negotiation and more.
• Your lender or financial advisor can walk you through mortgage options, available resources and help you avoid common pitfalls.
• Your home inspector gives you peace of mind that your new place doesn’t come with surprise repairs or hidden costs.
• And your moving team (whether professionals or your friends and family) will help you settle in faster and with fewer headaches.

Choosing the right people for your team is just as important as choosing the right house.

Final thoughts

Here’s the bottom line: Selling your home while buying a new one isn’t easy, but it’s doable.

With the right plan, some thoughtful timing and a great team around you, you can make the move without feeling overwhelmed—personally or financially.