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.