Allen Markel, REALTOR® · Texas Premier Realty

Way to Buy

Buy Your Next Home Before You Sell This One

You found the house. Your money is in the one you're standing in, and an offer that reads “contingent on my home selling” is the offer that loses. This unlocks your equity first so you can write clean, move once, and then sell the old home empty — which almost always shows and photographs better than a home you're still living in. You do carry two properties for a window and program fees do apply. Both get quantified up front, against what a straight sale would have netted you, before you commit to anything.

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Is this right for you?

The honest fit

Best for

  • You've found the home you want but your equity is locked in the one you're living in
  • You'd lose the house you want if your offer has to say "contingent on my home selling"
  • You don't want to move twice, or store your life in a garage for two months

Maybe not if…

  • You have no meaningful equity to draw on — the whole structure runs off it
  • You're comfortable with a contingent offer and the market you're shopping in accepts them
  • You'd rather have the certainty of cash in hand before you commit to anything

The process

How it works

  1. 01

    We look at your real equity position first — what you'd net, not what a website guesses.

  2. 02

    You're qualified on the structure before you shop, so your offer is credible the day you write it.

  3. 03

    You buy the next home with a non-contingent offer and move once, on your schedule.

  4. 04

    We list and sell the home you left, with it empty, staged, and showing well.

The trade

What you get — and what to weigh

What you get

  • An offer that competes with cash buyers instead of losing to them
  • One move instead of two — no rental, no storage unit, no interim lease
  • Your old home sells empty, which almost always shows and nets better
  • Time to prep and price the sale properly instead of dumping it under deadline

The trade-offs (straight talk)

  • You carry two properties for a window — that cost is real and we quantify it up front
  • Program fees apply and vary by structure
  • It depends on your equity holding up, so the numbers get checked honestly before you commit

Typically qualifies

  • • Enough equity in your current home to support the bridge
  • • Income and credit that support the transition period
  • • A current home that's genuinely sellable — I'll tell you honestly if it isn't

“This is the same product as Trade-In on my selling side — the difference is only which end you're standing on. If you're leading with the purchase, start here. If you're leading with the sale, start there. It's one transaction either way.”

Homes sold
175+Homes sold
In closed sales
$54M+In closed sales
Texas markets served
2Texas markets served
Counties served today
6Counties served today

Career totals across two Texas markets — DFW, then Greater Houston.

Questions, answered

Frequently asked questions

Bridge financing is one way to structure it, and there are others — the right one depends on your equity, your income, and how long the overlap is likely to run. I'm not a lender, so the structure gets built with a lender partner who can actually price it for you. What I do is tell you whether the underlying move makes sense before anyone charges you anything.

See if buying first works on your numbers

Tell me the home you're in and roughly what you owe.I'll show you the real equity math before you fall in love with something.

Call (832) 709-2540

Not sure this is the right path? Let's figure it out together.

A quick, no-pressure conversation is all it takes.

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Allen Markel, REALTOR® · Texas Premier Realty · TREC #0658294

Questions about Buy Before You Sell

Buying a Home

  • How do I write a purchase offer contingent on selling my existing home?

    A purchase offer contingent on selling your current home uses an addendum to the standard TREC contract. The contingency makes your offer conditional on closing the sale of your existing home by a set date you choose. This protects you from buying before you sell, but sellers often resist it because it delays their certainty. I help structure these offers and negotiate the terms that work for both sides.

    Read the full answer
  • Will sellers reject my offer if it has a home sale contingency attached?

    Yes, many sellers will reject an offer with a home sale contingency because it makes closing uncertain. The seller takes on risk that your purchase depends on selling your current home first. A contingency can work if your current home is already listed, you have strong finances to close anyway, or the seller is motivated. The right approach depends on your situation and the market.

    Read the full answer

What it is

  • What does it mean to buy before you sell?

    It means you purchase your next home while you still own your current one, so your offer does not depend on your old home selling first. You move once, then sell the old home empty. It carries real costs, including owning two properties for a while, so we run the numbers before you commit.

  • Is buying before you sell the same as a non-contingent offer?

    They go together. A non-contingent offer is the result you are after: an offer that does not say it depends on selling your current home. Buying before you sell is the plan that makes that offer possible, because it unlocks the money in your current home ahead of the sale.

  • Why does an offer that depends on my home selling lose so often?

    A seller wants certainty. If your offer hinges on a sale that has not happened yet, the seller takes on your risk while another buyer offers a cleaner deal. In a busy market that usually decides it. In a slower market a seller may accept it, so the market you shop in matters.

  • How is this different from a bridge loan?

    A bridge loan is one way to structure it, not the whole idea. Buying before you sell is the goal, and there are several ways to get there depending on your equity and how long the overlap may run. We are not a lender, so the structure is priced with a lender partner.

  • Is this the same thing as the trade-in option on your selling side?

    Yes, it is one transaction seen from two ends. If the purchase comes first for you, start on this page. If the sale comes first, start with the trade-in page. Either way we plan the whole move together so nothing is handled in isolation.

Who it fits

  • Who is buying before selling really meant for?

    It suits someone who has found the home they want while most of their money sits in the home they live in. It also suits someone who does not want two moves or a storage unit. It depends heavily on having meaningful equity, so it is not for everyone.

  • Who should not buy before they sell?

    If you have little equity to draw on, the whole structure has nothing to run on. It also may not fit if you are comfortable making a contingent offer and your market accepts them, or if you want cash in hand before committing to anything. Talk to us to find the right option for your circumstances.

  • Can I do this if I still owe a lot on my current home?

    It depends on how much equity is left after what you owe and the cost of selling. We start by working out what you would actually net, not a website guess. If the numbers are thin, we will tell you honestly and look at other ways to make the move work.

  • Does my current home have to be in good shape for this to work?

    It needs to be genuinely sellable, and we will tell you honestly if it is not. Condition affects price and time on the market, and that affects how long you carry both properties. We look at what the home needs before you commit to buying anything.

  • I am buying in the same area I am selling in. Does that change anything?

    The process is the same, but being local can make logistics easier, since you can prep and show the old home while you settle into the new one. What matters most is your equity, your timeline and the demand for your current home, not the distance between the two.

How it works

  • What are the steps to buy before you sell?

    First we look at your real equity. Second, you are qualified on the structure before you shop, so your offer is credible. Third, you buy the next home with a non-contingent offer and move once. Fourth, we list and sell the old home while it is empty, staged and showing well.

  • Why do we look at equity before I start touring homes?

    Because everything else depends on that number. If the equity is not there, you would be falling in love with a home you cannot structure a purchase for. Knowing your net first keeps you from wasting weeks and from writing an offer you cannot back up.

  • How do you figure out what my current home would net?

    We use live market data and comparable sales, then subtract what you owe and what it costs to sell. That gives your likely net, which is the number the structure runs on. It is an estimate, not an appraisal, and we refresh it as the market moves.

  • Do I get qualified before I shop or after I find a home?

    Before. Being qualified on the structure ahead of time means your offer is credible the day you write it. Waiting until you find a home leaves you scrambling while another buyer moves ahead of you.

  • Do I move into the new home before the old one is listed?

    That is the usual idea. You buy, move once on your schedule, and then list the old home empty. Exact timing depends on your structure, your closing date and how much prep the old home needs, so we plan the sequence together up front.

  • What happens to my old home after I move out?

    We prep it, price it against real comparable sales, and list it. Because it is empty, it can be staged and photographed cleanly, which tends to help it show better than a home you are still living in. Prep takes time, so we plan that window in advance.

  • How does a lender partner fit into this?

    We are REALTORS, not lenders, so the financing is built with a lender partner who can price the structure for you. We help you decide whether the move makes sense first, then work with the lender on the details. You choose who to work with.

Costs to weigh

  • What does it cost to own two homes for a while?

    That overlap cost is real. It includes the payment on both homes, insurance, utilities and upkeep on the empty one, plus any program fees. We put that number in front of you in advance and compare it to what a straight sale would have netted you.

  • Are there fees for the program or structure?

    Yes, program fees apply and they vary by structure. We do not guess at them. We lay them out as part of the comparison so you see the full cost of buying first against selling first before you decide.

  • Is buying first more expensive than selling first?

    Often there is an added cost for the overlap and the fees, but selling first has costs too, such as a second move, storage or a short rental, and possibly a weaker offer. The honest answer comes from comparing both on your numbers. Talk to us to find the right option for your circumstances.

  • What costs should I budget for besides the payment on two homes?

    Think about utilities, lawn and general upkeep on whichever home is empty, insurance on both, and moving expenses. Staging and small repairs to prepare the old home may also come up. We help you list these so the overlap period does not surprise you.

  • Could I lose money by buying first?

    It is possible if the old home sells for less than planned or takes longer than expected. That is the risk you take on, and we do not hide it. We price against real sales rather than hope, and we set expectations on timing before you commit.

Offers and timing

  • How long will I own both homes?

    It depends on how fast the old home sells and closes, which depends on price, condition and demand. We plan for a window rather than a single date and agree in advance what to do if the home sits. We will not promise a specific number of weeks.

  • What if my old home sits on the market longer than we planned?

    We plan for that before it happens. That can mean a price adjustment schedule or a cash-offer backstop if you want one. The point is that you know your options going in, not that you discover them under pressure.

  • Can I still negotiate if my offer is non-contingent?

    Yes. Being non-contingent makes your offer stronger, but price, repairs, closing date and other terms are still negotiable. A clean offer gives you more leverage, not a reason to skip the details. We still review everything with you before you sign.

  • Does a non-contingent offer help me compete with cash buyers?

    It helps because you remove a major uncertainty a seller sees. You are not a cash buyer, so other parts of your offer still matter, but not having to wait on a sale closes much of the gap. Market conditions and the specific seller still shape the result.

  • When should I start planning if I think I might want to do this?

    As early as you can, ideally before you fall for a particular house. Putting off the equity conversation is how people end up with a home they want and no workable way to buy it. A short talk now costs little and saves stress later.

Property questions

  • Does it matter what kind of home I am buying?

    The structure works for different homes, but the details such as price, condition and how competitive the home is will shape how you write the offer. We review the specific home before deciding how aggressive to be and what protections to keep.

  • Can I buy and still keep my current home as a rental?

    That is a different plan from this page, which is about selling the old home after you move. Keeping it as a rental involves different financing and different rules. If that interests you, tell us and we will look at it as its own option.

  • What do I do about my old home's repairs and staging when it is empty?

    Handle the repairs that affect price and showing first, then stage to present the space well. Because nobody is living there, work is easier to schedule. We help decide which updates are worth doing and which are not before you spend money.

Compared with other options

  • Is buying first better than making a contingent offer?

    One is not better for everyone. A contingent offer costs less up front but is weaker with sellers and can lose the home. Buying first is stronger but carries overlap costs. Which fits depends on your market, equity and appetite for risk. Talk to us before you decide.

  • How does this compare with selling first and renting in between?

    Selling first removes the overlap risk, but you may move twice, pay for a rental or storage, and buy without a sale in hand. Buying first avoids that but adds carrying costs. We compare both against what a straight sale would have netted you.

  • Is this similar to a sale-leaseback so I can stay in my home?

    Not quite. A leaseback lets you sell and stay in the home for a time. Buying before you sell is about purchasing the next home first. Both aim to avoid a rushed move, and we can compare them if timing is your main concern.

Getting started

  • What do I need to bring to the first conversation?

    A rough idea of what you owe, what you think your home is worth, and the type of home you want next. We will use live market data to firm up the numbers. You do not need documents on day one, just honest ballpark figures.

  • Does the form on this page commit me to anything?

    No. Running your numbers is a first look at the equity math, so you see where you stand before you fall in love with something. Nothing there obligates you to list, buy or use any particular structure.

  • What is the first step if I think I have found my next home already?

    Reach out before you write an offer. We will run the equity math, check the structure with a lender partner and decide how to write the offer so it is credible. Doing it in that order keeps you from making commitments you cannot support.

Money

  • What does it cost to own two homes at the same time?

    You carry two payments, two sets of taxes and insurance and two sets of utilities for the overlap, and program fees apply and vary by structure. Our page says these costs are real and are quantified up front against what a straight sale would have netted. Ask us to run the comparison on your numbers.

  • Where does the down payment for the next home come from?

    From your equity, your savings or the structure we build with a lender partner. Down payment minimums come from the loan: FHA 3.5%, conventional as low as 3%, VA and USDA 0%. Closing costs generally run 2% to 5%. A loan originator can give you your numbers.

  • Do I pay closing costs twice?

    In practice yes, you have buying costs on the new home and selling costs on the old one. Buyer closing costs generally run 2% to 5% of the purchase price, plus prepaids. Who pays what is negotiated, and a seller concession may help on the buy side. We quantify both before you commit.

  • How much earnest money do I need when I buy first?

    Earnest money is a good-faith deposit after the seller accepts, separate from the down payment and closing costs, and credited toward closing. The amount is negotiated. With a clean offer, we help you choose an amount that fits and plan where the cash comes from while your equity is tied up.

Qualifying

  • Can I qualify for a new loan while I still own my current home?

    A lender looks at your documented pay, credit and debts, including the current mortgage, and the structure matters. A loan originator can tell you how it works for you. We are not lenders, so the financing is built with a lender partner, and you choose who to work with.

  • Do I need a pre-approval to buy before I sell?

    Yes, and the qualification happens on the structure before you shop, so your offer is credible the day you write it. Pre-qualification is a quick estimate and pre-approval involves documents and review. Ask which one you are getting before you tour homes.

  • What if I do not have much equity?

    Then this structure may not fit, because it runs off your equity. There are other ways to buy and sell, such as selling first, a leaseback, a trade-in or a cash offer. Talk to us and we compare them on your numbers, rather than forcing the wrong tool.

Options

  • Is there another way to avoid a contingent offer?

    Yes, there are many ways to do both sides of a move. You can sell first and stay in the home through a leaseback, use a trade-in, take a cash offer on the old home, or use the structure on this page. Each has costs. Talk to us about which fits your timeline and goals.

  • How is this different from the trade-in option?

    It is the same product from a different end. If you lead with the purchase, start here, and if you lead with the sale, start with trade-in. It is one transaction either way, so the choice is about which side you are standing on.

  • Should I sell first or buy first?

    It depends on your equity, timeline and market. Buying first lets you write a clean offer and move once, while selling first gives certainty before you commit. We run both on your numbers. Talk to us before you put the home on the market, since the order decides a lot.

The sale

  • Why does the old home sell better empty?

    An empty home shows and photographs better, which can help it sell and net more. You also get time to prepare and price it properly instead of selling under deadline. It does not guarantee a result, and we tell you honestly if your home is sellable.

  • How do you price my current home?

    Against real comparable sales rather than optimism, using live market data. We subtract what you owe and what it costs to sell to show your likely net. It is an estimate, not an appraisal, and we refresh it as the market moves.

  • How do the two closings line up?

    We sequence them with your lender and title company so the new purchase closes first and the old home sells after you move. Dates can shift, so we build slack into the plan and keep you informed at each step.

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