Sell First or Buy First? Start With These 3 Questions

Not sure whether to sell first or buy first in St. Louis? Start with three questions: how much cushion you have, what the market is doing for the home you want, and how ready your current home is to list.

At a glance

• Question 1: What is your cushion if the sale or the purchase takes longer than planned?
• Question 2: What is the market doing for the home you want?
• Question 3: How ready is your current home to list?
• Your answers usually point to one of three paths: buy first, sell first, or an offer with a home sale contingency.

Last week a couple asked me the question I hear more than any other: "Do we sell first or buy first?" They were afraid of making a move they could not undo. I told them what I tell everyone. You are not choosing between right and wrong. You are choosing which risk you would rather manage.

If you are moving within the St. Louis Metro Area, whether that means Kirkwood (63122), Webster Groves (63119), Chesterfield (63017) or somewhere in between, these are the three questions I start with.

Why this question feels so heavy

Your home is where your life is organized. Selling it before you have found the next one can feel like stepping off a ledge. Buying first can feel like taking on two homes at once. Both reactions are reasonable, and neither one is a reason to stay stuck.

What helps is answering a few clear questions before you list anything. Here is how I walk through them.

Question 1: What is your cushion?

Your cushion is the room you have if something takes longer than you hoped. It has two parts: time and money.

• If your home takes longer to sell, how long could you carry two housing costs?
• If your home sells quickly, where would you stay between closings?
• If your plans change, how much room do you have to adjust?

I do not give lending advice. What I do is connect you with a lender early, so you can ask exactly what carrying both homes would look like for you, including whether any bridge options exist.

Question 2: What is the market doing for the home you want?

The answer depends on where you are looking. In some parts of Kirkwood and Webster Groves, homes in good condition can move quickly, and waiting to buy can cost you the house. In a slower stretch, you have more time to sell first and shop with certainty.

Before I recommend a path, I look at how homes like your target are selling right now in your exact neighborhood. A general answer is not enough when the details change from street to street.

Question 3: How ready is your current home?

A home that needs very little before listing gives you more options, including listing first and moving quickly. A home that needs work changes the calendar.

That is why I start with the house before the calendar. I walk through it with a contractor I trust so we know which repairs are worth doing, and I check what your city requires before closing so nothing surprises you later.

How your answers point to a path

Most answers lead to one of three paths.

• Buy first: protects you from having nowhere to go. The risk is carrying two homes for a time.
• Sell first: gives you certainty on your proceeds. The risk is needing a place to stay between closings.
• An offer with a home sale contingency: avoids the double payment. The risk is a weaker offer when buyers compete.

Sometimes the answers point to a mix, such as listing first but writing an offer the same week so the dates line up. I walk through a real University City example of the third path in my post on making an offer before your home sells.

Where that couple is now

They have told me they want to move forward. Our first step is a walkthrough of the house with a contractor I trust, so we know which repairs are worth doing before we decide anything else about timing. That is how most good plans start. We look at the house before we look at the calendar.

What to do before the holidays

You do not need to decide today. You do need a plan before you list. If you want to be settled in your next home by spring, call me by Friday, November 13, before the holidays fill up your calendar. We will map your three paths, your timeline and your lender questions in one conversation, so nothing is a surprise later.

You can reach me at shari@findyourwhaystl.com, or send a message through the contact form on this site.

Frequently asked questions

Should I sell my house first or buy first in St. Louis?

It depends on your cash cushion, how fast homes you want are moving, and how ready your current home is to list. I ask every couple the same three questions, and the answers usually point to one path: buy first, sell first, or an offer with a home sale contingency.

How do I decide whether to sell first or buy first?

Start with three questions. How much cushion do you have if the sale or purchase takes longer than planned? What is the market doing for the home you want? How ready is your current home to list? Your answers show which risk you are best able to manage.

What happens if my home sells before I find the next one?

You will need a place to live between closings. Options include asking the buyer for extra time in your home after closing, a short term rental, or staying with family or friends. We plan this before you list so it never becomes a surprise.

Do I need a bridge loan to buy and sell at the same time?

Not always. It depends on your equity, your income, and your lender. I do not give lending advice, so I connect you with a lender early to ask what carrying two homes would look like for you.

I am a REALTOR®, not a lender or attorney. For lending, tax or legal questions, I will point you to the right professional.