20 Mar 2026| Posted by: Dave Tidbold

SELL FIRST OT BUY FIRST?

You want to sell your home, and you also want to buy another one – but in which order? That’s a question we get asked all the time.

In all honesty, there are positives and negatives to both sides.

If you sell first, you have nowhere to live. If you try to buy first subject to the sale of your property, you will be competing with other buyers who have the money ready to go.

Here’s a fact you need to know - approximately 80% of people who try to buy a house subject to the sale of their own house are not successful.

👉 Sell first if you:
– Need certainty on your budget
– Don’t want to risk holding two properties
– Are in a slower market where selling could take time

👉 Buy first if you:
– Know exactly what you want and it’s rare
– Are in a fast-moving market (good homes sell quickly)
– Can financially handle owning two properties temporarily

There’s no  “one right answer”—it depends on your risk tolerance and your numbers.
What do we recommend? Both! Do both at the same time. Here’s how:

First, you place your home for sale. This doesn’t necessarily mean SELLING your home.  If you list your home for sale, you can change your mind at any time. As the owner you also get to list your conditions -  that you will not sell before you find another home to buy.

The key to selling and buying at the same time and removing all the financial risks and stress is to take it one step at a time. Here are four simple steps that make selling and buying at the same time, safe and easy.

Step 1: Find A Buyer For Your Existing Property

We will find a suitable buyer and negotiate the buyer’s highest price. Note: You DON’T SIGN ANYTHING until you find a property to buy.

Alternatively, you only sell to the buyer if the buyer agrees to give you one of the following three options:

1. Several weeks or so to find a suitable property to buy. With this option the buyer signs a contract to buy your property, and you add a special condition whereby you can withdraw from the sale without penalty if you cannot find a suitable property to buy.

2. A flexible rent back option is written into the contract of sale that suits you.

3. A longer settlement period of 90-120 days.

Step 2: Intensify Your Search For A New Property

You can now search for a home to buy. Most people find their perfect home within days of starting a serious search.

Step 3: Calculate The Changeover Price

With a set budget,  you have a solid negotiation position to find your next property at the right price, and you will be safe from overcommitting.

Step 4: Sell And Purchase The New home

Settlement of the two properties can be coordinated, allowing you to move from one property to another.

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Ultimately, the right strategy is the one that allows you to move forward without unnecessary stress or compromise.

Reach out to our team for more information on how we can help you avoid costly mistakes, and make the process as smoothe as possible.