Best for: Families buying and selling at the same time, or within the same 3-6 month window.
What this guide covers
- How to choose buy-first vs sell-first based on cash flow and risk tolerance
- A 90-day timeline framework to keep two transactions aligned
- Offer and pricing guardrails that reduce stress and preserve leverage
1. Start with sequencing, not listings
The single biggest move-up mistake is starting with house tours before deciding your sequence. If you do not know whether you are buying first, selling first, or doing a coordinated close, every other decision becomes reactive. Begin with your cash position, risk tolerance, and timeline constraints (school calendar, lease dates, job changes, childcare logistics).
A simple rule: if your equity is needed for the next down payment, you likely need a sell-first or contingency-friendly strategy. If your financing allows overlap, you may prefer buy-first for comfort and control. There is no universal best answer; there is only the strategy that protects your specific household.
2. Build your 90-day transition plan
Treat your move like a project with milestones. A written 90-day plan reduces stress, because everyone knows what happens next. You do not need perfection. You need sequence and accountability.
- Days 1-14: Pricing strategy, repair triage, declutter plan, and lender pre-approval refresh.
- Days 15-30: Listing prep complete, photos scheduled, target neighborhoods finalized, showing schedule set.
- Days 31-60: Active listing period + focused purchase search with strict must-have criteria.
- Days 61-90: Contract-to-close execution, moving logistics, utility transfer, and final walk-through planning.
3. Use a decision filter before every showing
Move-up buyers often see too many homes because criteria are vague. That increases fatigue, second-guessing, and rushed offers. Use a non-negotiables filter before touring. Keep it short.
- Commute and school-day routine fit
- Functional layout for your next 5 years
- All-in monthly payment within comfort range
- Resale fundamentals: location, lot utility, and floorplan desirability
If a property fails two or more non-negotiables, skip it. Protect your time and focus.
4. Protect your sell-side outcome
Move-up success depends on net proceeds, not just top-line list price. Strategic prep beats expensive over-improvement. Focus on high-ROI updates: condition, cleanliness, light, and repair clarity. Buyers pay for confidence.
Price with current market truth, not peak-market memory. A realistic launch strategy often creates stronger competition than aspirational pricing followed by repeated reductions.
5. Common mistakes to avoid
- Trying to solve both transactions mentally without a written timeline.
- Over-improving the current home without a clear return model.
- Shopping emotionally before confirming financing boundaries.
- Ignoring temporary housing or rent-back options until it is urgent.
- Assuming contracts will align perfectly without active contingency planning.
Quick checklist
- Finalize buy-first vs sell-first strategy
- Confirm lender strategy and payment target
- Set 90-day plan with weekly milestones
- Prepare home for market with ROI-first updates
- Tour only homes that match non-negotiables
- Align closing logistics early (move, storage, childcare, utilities)
Want this tailored to your timeline? Book a call and I’ll help you map your next best step.