One of the first questions homeowners ask me when they're thinking about moving is:

"Should we buy our next home first, or sell our current home first?"

It's a great question—and honestly, one of the biggest decisions you'll make during the moving process.

Since 2014, I've helped homeowners throughout St. Louis, St. Louis County, St. Charles County, and Jefferson County navigate this exact situation. While every client's circumstances are different, one thing has remained consistent: the smoothest moves happen when there's a plan in place before the search for the next home begins.

Many people assume buying and selling at the same time is simply a matter of timing. In reality, it's about strategy.

Why Buying and Selling at the Same Time Can Feel Overwhelming

For most homeowners, the equity in their current home is an important part of purchasing the next one. At the same time, they don't want to sell too soon and find themselves scrambling to find temporary housing.

That leaves many people asking questions like:

• What if we sell and can't find another home?
• What if we find the perfect house before ours sells?
• Will sellers accept our offer if we need to sell first?
• What happens if we're stuck with two mortgage payments?

These are all valid concerns, and the answers depend on your finances, your flexibility, and the current market.

Option 1: Sell Your Current Home First

Selling first is usually the safest financial choice.

Once your home sells, you'll know exactly how much equity you'll have available for your next purchase, and you won't have to worry about making two mortgage payments.

The challenge is that you may need temporary housing while you look for your next home.

That isn't ideal, but it isn't uncommon either.

I've had clients stay with family for a few weeks, rent an Airbnb, or find a short-term rental. One couple even lived in a camper during the transition because it gave them the flexibility to purchase the home they truly wanted instead of feeling rushed into another decision.

Option 2: Buy Before Selling

Buying first can make moving much easier.

You have time to move at your own pace and don't have to worry about finding temporary housing.

However, this option requires careful financial planning. If your current home doesn't sell as quickly as expected, you'll need to be comfortable carrying both homes for a period of time.

For some families, that's completely manageable.

For others, it simply isn't the right fit.

Option 3: Make Your Purchase Contingent on Selling Your Home

Many homeowners ask whether they should make an offer that's contingent upon selling their current home.

The answer depends on the market.

In today's St. Louis market, contingent offers can be more challenging because sellers often have other buyers who don't need to sell a home first.

That doesn't mean contingent offers never work.

They absolutely do.

But they may limit your options, especially if you're competing for a newly listed home that's expected to receive multiple offers.

A Strategy That Has Worked Well for Many of My Clients

Whenever possible, I like to plan well before a client ever writes an offer.

One strategy that has worked very well for many homeowners is negotiating a 45- to 60-day closing on the home they're purchasing.

That extra time allows us to prepare their current home before it ever goes on the market. We can complete repairs, declutter, stage the home if needed, schedule photography, and have everything ready to go.

Then, once their offer on the new home is accepted, we move quickly to list their existing home.

In many cases, we've been able to coordinate the sale of the current home so both closings happen on the same day.

Clients only have to move once, and the transition is often much smoother.

While every situation is different and perfect timing isn't guaranteed, having a well-thought-out plan greatly increases the chances of a seamless move.

Why I Still Encourage Every Client to Have a Plan B

Even when we have a strong strategy in place, I still encourage clients to have a backup plan.

Here's why.

Let's say your current home is under contract and everything looks perfect.

A week before closing, your buyer loses their financing.

Or their inspection negotiations fall apart.

Or something unexpected delays closing.

It doesn't happen often, but it does happen.

That's why I encourage clients to make sure they're financially able to move forward with their purchase even if something unexpected happens with the buyer of their current home.

A Plan B doesn't mean you expect something to go wrong.

It simply means you're prepared if it does.

That backup plan might involve staying with family for a short period, renting an Airbnb, or arranging temporary housing while everything gets back on track.

I've found that clients who have a Plan B actually experience less stress because they know they have options.

Common Mistakes I See

One of the biggest mistakes homeowners make is waiting too long to start planning.

Sometimes people begin looking at homes before understanding what their current home is worth or how much equity they'll have available.

Others assume both closings will automatically happen on the same day.

Sometimes they do.

Sometimes they don't.

The earlier we begin discussing timelines and options, the easier it becomes to adjust when the unexpected happens.

Every Family's Situation Is Different

One of the reasons I love real estate is that no two transactions are exactly alike.

A first-time buyer has different priorities than someone downsizing after thirty years.

A growing family has different concerns than someone relocating from another state.

That's why I don't believe in one-size-fits-all advice.

Instead, I work with each client to understand their goals, their finances, and their comfort level before recommending a strategy.

Final Thoughts

Buying and selling at the same time can absolutely be done successfully.

The key isn't hoping everything lines up perfectly.

The key is having a thoughtful strategy, preparing early, and giving yourself options if the unexpected happens.

Over the years, I've found that preparation reduces stress more than anything else. When you understand your options before you need them, you're able to make decisions with confidence—and that's what leads to smoother, more successful moves.

Frequently Asked Questions

Can I buy a house before selling my current home?
Yes, but it depends on your financial situation and the loan program you're using. Some homeowners are comfortable carrying two homes temporarily, while others prefer to sell first.

Are contingent offers accepted in St. Louis?
Yes, but they can be more difficult in a competitive market. Sellers often prefer offers with fewer contingencies, which is why planning ahead is so important.

What's the best timeline if I'm buying and selling?
Every situation is different, but starting preparations before you find your next home often gives you the greatest flexibility. In many cases, negotiating a longer closing on your purchase can provide enough time to prepare and sell your current home.

Do I really need a Plan B?
I believe so. Even the strongest contracts can encounter unexpected delays. Having a backup plan provides peace of mind and gives you more options if something changes.