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Your house was perfect for you and your family when you bought it — years ago. But you’ve all grown, and now it’s time to find something that’s a better fit. Unfortunately (because the experience usually isn’t fun!), this has you wondering how to buy a house while selling your own.
Buying or selling a property can be stressful, no matter the circumstances. But if you need to do both simultaneously, it can escalate from “stressful” to an extremely daunting experience. You want to find the best offer for your current home while ensuring you have enough of a down payment for your new property. All the while, the timelines need to match up, so you’re not left without a roof over your head.
Sound intimidating? That’s OK! We’ve talked to veteran real estate agents to build an end-to-end guide on how to buy a house when you own a house. So, instead of stressing your way through two sales, you can set yourself up for success and have your bags packed for your new home in no time.
First: Do your research
Before you begin choosing the best way to buy a house while selling your own, talk to a real estate agent who can explain and break down all of your options.
Your agent can give you a sense of what your house could list for right now and how fast it’s likely to sell. They’ll also get a gauge for your timeline and build a step-by-step process that makes the most sense for you.
Factors agents consider as they walk you through the first few steps
- Your current financial situation: The biggest challenge you’ll likely face is coming up with a down payment for your new home while your equity and investment are still tied up in your current house. Your agent will ask how much you have available to put down if you were to buy a home today. They’ll also introduce you to options, such as a bridge loan or home equity line of credit, to assist in your sale if needed.
- The condition of the house you own: This will factor into how fast your home will sell in the current market and if you might encounter any issues as you list your home.
- Your timeline: Do you have any flexibility around moving and closing dates? Do you have a limited amount of time to complete both sales? These are all questions your agent will consider. There will likely be some overlap between sales, so preparing an easy-to-follow timeline will make things a bit less stressful.
- Equity of your current house: This ties back to your current financial situation, but it will give your agent more information in helping you decide if you should sell first or buy. If you sell your home first, your equity can assist in a down payment for your new property.
Next: Understand the timeline
A real estate transaction can be a complex process by itself. But if you decide to buy and sell at the same time, even more steps are added that can disrupt or delay either sale.
Standard timeline for buying and selling your home, assuming there are no issues or hiccups
- Prepare your home for sale (4 to 6 weeks): Your agent will help you price your listing and assist in staging your home if needed. During this time, take a look at your home’s condition to see if there are any potential issues.
- Shop for a new home (8 weeks): Once you comb through the market and find your ideal home, it’s time to create the perfect offer. Your agent might suggest adding a sales contingency, which states that your purchase is dependent on you selling your current home first. If your offer is accepted, your agent may also recommend a longer closing time, so you’re able to sell your home and use your equity for the down payment if possible.
- List your house for sale
- Accept an offer (6 weeks): The average number of days it takes for a listing to go under contract is 42 days, as of April 2023.
- Get to the closing table (4 to 6 weeks): This is most likely where you will see some overlap between selling and buying your home. As you finalize the sale on your property with a home inspection, appraisal, and all other necessary steps, you will most likely be doing the same for your new home.
- Close on your new home (4 to 8 weeks): The exact timeline for your closing will vary, depending on what contingencies you have and if there are any delays with financing. Ideally, you are hoping to close on your new home at roughly the same time as your current house, so your moving van can go straight from your old home to your new home.
Buying before selling
The first approach to buying while selling is simply purchasing a new house before letting go of your old home.
According to Utah real estate agent Susan Boyer, the most significant advantage here is that it relieves some moving stress. Instead of finding temporary housing or paying for a short-term rental, you can stay in your current home and move at your own pace.
“At that point, you can move in [to your new home], and it allows your agent to market your current home that you were living in more effectively,” says Boyer, who has 14 years of experience.
The danger, of course, is that you may be responsible for two mortgages and could get stretched or sunk financially if something doesn’t go according to plan. And because you’re waiting to sell your current home, you typically can’t use your equity to pay for the down payment on the new property (at least, not without taking out an additional loan).
But don’t worry. There are reasonable ways to go about this route. Here’s an overview:
Option 1: Buy a new house and cross your fingers
As the housing market heats up again, sellers are regaining some leverage, but the market remains much softer than in recent years due to higher mortgage rates, making it less likely your home will sell as quickly as it might have when we were in a strong seller’s market. However, each local market is unique, so consult your real estate agent for conditions in your area.
Of course, if you don’t feel confident your existing home will fly off the market, this option can be scary. In many cases, buying a second home is more difficult than buying your first home. If you’re willing to take a calculated risk, however, this might be a good option for you.
Option 2: Buy with a sales contingency
When you buy with a sales contingency, it means that a contingency in your offer states that if your current home doesn’t sell by a certain date, you can back out of the purchase contract without penalties. While this would certainly alleviate some of your stress, sellers don’t typically prefer a sales contingency, as it puts their home sale at risk.
Still, there are situations when a seller might consider a contingent offer. One is when your agent can explain to the seller’s agent that your current home will likely sell quickly. In that case, the seller may take a chance and accept your offer.
Option 3: Buy with a bridge loan
Because many sellers use the money they make from selling their home to finance the purchase of their new house, they can often find themselves in a situation where closing dates don’t align. In that case, the money they need from their current home’s equity isn’t quite available yet. That’s where a bridge loan comes in.
A bridge loan is a relatively high-interest loan — often secured by your current home — that can be used to fund the down payment on your new house and cover expenses if you’re juggling two mortgages. The loan is then repaid after selling your current home, usually within six months.
Homeowners who opt to buy with a bridge loan typically put their current home on the market as soon as they find their new home in hopes of selling quickly and shortening the amount of time their bridge loan is open.
Option 4: Use a home equity loan or line of credit to buy
A home equity loan is a loan in which the borrower uses the equity in their current home as collateral. The loan creates a lien against the borrower’s house — and it also reduces the actual equity the homeowner has in their home.
A home equity line of credit (HELOC) is slightly different. While a HELOC also uses your home as security, you don’t receive your money all at once. Instead, you can draw on your line of credit as needed — similar to a credit card — until you reach your determined limit. HELOCs usually carry lower interest rates, but those rates are variable, increasing and decreasing depending on certain factors.
If you have a lot of equity built up in your current house, especially if you are trading down, buying with a home equity loan or line of credit might be a viable option.
Option 5: Borrow from your investment funds
You can use your 401(k) and other retirement funds to fund your purchase, either through a 401(k) loan or a withdrawal. But it can be a riskier option.
If you withdraw from your retirement account — either a 401(k) or an IRA — before you hit 59 ½ years old, you’ll have to pay a hefty fee. Typically, the IRS will charge a 10% penalty and require you to pay income taxes on your withdrawal.
However, there is an exception for individual retirement accounts (IRA) if you are a “first-time homeowner,” meaning you haven’t owned a property in the past two years. If you qualify, you can withdraw up to $10,000 without penalty. But it’s important to note this only applies to IRA accounts, and a 401(k) withdrawal will still have a penalty if you’re a first-time buyer.
A 401(k) loan, where you borrow from your own retirement account, won’t have a penalty fee or require taxes. But you will have to pay yourself back with interest within a certain amount of time (typically five years). And if you default, it will be considered a withdrawal, and you’ll face those same penalties.
So, while borrowing from your retirement accounts may be a suitable option if you’ve exhausted all other possibilities, it does come with serious risks. Not only do you risk the penalty if you withdraw the money permanently or don’t pay back the loan, but you could also be losing out on significant future investment gains.
Option 6: Consider your alternatives
Do you need to sell your home to buy a new one? If you live in an area where rent is relatively high, and you can make it work financially, perhaps you can arrange to rent your house.
Renting your house as a vacation home, entering into a rent-to-own scenario, or renting your house the traditional way are all options.
However, rental income from your home isn’t the same from the bank’s perspective as if you’d sold the property, especially when the lender considers your debt-to-income ratio.
Selling before buying
If you want to play it safe, you can always sell your home before buying a new one. When you go this route, you don’t have to worry about the challenges of temporarily financing two homes or buying with a contingency, says Boyer. It also gives you some financial flexibility since you can likely use the equity in your current home to fund your purchase.
“You have more buying power because you don’t already have a current mortgage,” Boyer says. “It kind of clears the road for you negotiation-wise on your new home, and oftentimes you have the ability to move more quickly.”
On the flip side, if you sell your home first and cannot find a new house, you may be left stranded. One option, in that case, might be moving into a temporary rental home or bunking up with a relative until you’re able to find a new property, and that may cost you more money down the line.
But, again, don’t fret. You have several options that can make selling before buying an attractive route.
Option 7: Sell and cross your fingers
If you live in an area with a hot buyer’s market, meaning buyers have more power, this could be a good option for you. In this situation, the market will likely help you find the right place, and you won’t have to wait too long to buy a new house after yours sells.
But, as we mentioned already, selling your home before buying a new one is not without danger. If you’re in a seller’s market, you might be left with little inventory to choose from and high prices attached to those homes. You might not find a house you like after yours sells — or, if the market is extremely hot, more competitive offers might beat you out.
Option 8: Stretch out the closing process
You can close on a house in about a month… but you don’t have to. As the seller, you can ask the buyer for a longer closing period, which will give you more time to find a new place to live.
While some buyers won’t agree to an extended closing period, others might find it advantageous as well — especially if they’re moving up and also have a home to sell.
Here are some other benefits of an extended closing:
- More time to resolve any issues with the home appraisal
- A longer period for the buyer to secure financing
- More time to make any repairs or concessions found in the home inspection
- Less stress in packing and organizing for your move!
Option 9: Ask for a rent-back clause
If you sell your home and can’t find a new one to buy right away, consider asking for a rent-back clause in the sales contract. In this scenario, you’ll be able to rent your home back from the new owner for a certain period of time after the sale closes — let’s say three months — enabling you extra time to search for a new home while keeping a roof over your head.
Option 10: Use a buy before you sell program
If you’re looking for a low-risk way to buy a home while selling your current one, there are a number of programs available, like Knock Home Swap and Orchard, that enable homeowners to buy a new home before selling their old one without the usual uncertainties and hassles.
We know that buying a house while selling a house can be a challenge, but hopefully, there’s an option here that will be a great fit for you. If you’re unsure which would be the best fit for you, a qualified real estate agent can help you figure it out!
Header Image Source: (Kaboompics .com / Pexels)
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- "What is a home equity line of credit and how can it help you?," CNBC (March 2023)
- "Here’s when taking out a 401(k) loan actually ‘makes sense,’ says advisor," CNBC (March 2023)
- "Retirement Topics - Exceptions to Tax on Early Distributions," IRS (September 2022)
- "Considering a loan from your 401(k) plan?," IRS (April 2023)