Trying to time a move in Austin can feel like walking a tightrope. You want to avoid two mortgages, keep your life on track, and still land the right home. If you are deciding whether to sell first or buy first in Southeast or Southwest Austin, you are not alone. In this guide, you will learn how to weigh the tradeoffs, match your plan to local market rhythms, and use tools like leasebacks and bridge financing to reduce stress. Let’s dive in.
Austin market rhythm
Austin’s market has a seasonal cadence. Buyer activity typically runs highest from late winter through early summer, then slows in late fall and winter. That timing affects how fast you can sell and how competitive buying will be.
Micro-markets matter. Southeast and Southwest Austin each have different inventory levels and price bands at any given time. New construction in some pockets can change how many options you will have and how quickly homes move. Ask for up-to-date numbers like average days on market, months of inventory, and sale-to-list price ratio before you choose a path.
Why that matters for your plan: in a hotter seller market, contingent offers are less likely to win, which can push you toward selling first or using bridge financing. In a cooler market, contingencies can be more workable.
Option 1: sell first
What it is: you list and sell your current home, close, then buy your next place. You can also close and negotiate a short-term leaseback to stay after closing.
- Pros: your sale is cleaner for buyers, you have sale proceeds in hand, and you avoid long periods of carrying two mortgages.
- Cons: you may need temporary housing and storage, and you could move twice if your purchase does not line up.
Operational needs: professional staging and presentation, flexible closing windows, and a plan for 30 to 90 days of interim housing if your next home search takes time. If you negotiate a leaseback, set clear dates and responsibilities in writing.
Option 2: buy first
What it is: you secure and close on your next home before you sell your current one, then list once you have moved out and prepared the property.
- Pros: usually only one move, less disruption at home, and time to stage and market your current property for a stronger sale.
- Cons: you may carry two mortgages for a period or need short-term financing to bridge your equity.
Operational needs: a lender pre-approval that shows your capacity for overlap, or access to financing tools that let you write a non-contingent offer when competition is strong.
Use a seller rent-back
A seller rent-back, also called post-closing occupancy, lets you remain in your home after closing for a short period. The agreement sets a specific daily or monthly rent, a security deposit, move-out date, and responsibilities for utilities, maintenance, and insurance.
- Pros: avoids an immediate double move and gives you time to close on the next home.
- Cons: most buyers and lenders prefer a short term, often 7 to 60 days. Details must be clear to manage risk for both sides.
Operational needs: use standard state forms when available, define the exact dates, and include liability and access terms. Coordinate with the lender and insurer to confirm any rent-back rules.
Bridge and equity solutions
If you want to buy first without carrying two full mortgages long term, consider:
HELOC or home equity loan
Short-term bridge loan
Cash-out refinance
Pros: these can free up down payment funds and help you write stronger offers in competitive areas of Southwest or Southeast Austin.
Cons: rates and fees are typically higher than a standard mortgage, and underwriting requires a clear exit plan tied to your sale.
Operational needs: get quotes and pre-approvals early, estimate your monthly carrying cost, and align closing timelines with your planned sale.
Home-sale contingencies
A home-sale contingency makes your purchase depend on selling your current property. In a competitive submarket, contingent offers are often less attractive. In a softer environment with more inventory, they can work if the terms are clear.
Operational needs: set deadlines for when your current home must be listed and sold, outline access and marketing requirements, and define what counts as meeting the contingency, such as an executed contract or a closed sale.
A practical decision roadmap
Use these five factors to choose your path:
- Market temperature. If inventory is tight and buyers are competing, a contingent offer may struggle. If inventory is higher, contingencies can be viable.
- Financial capacity. Can you carry two mortgages for 3 to 6 months if needed, or access a HELOC or bridge loan to reduce overlap risk?
- Risk tolerance. Would you rather pay for temporary housing or financing to avoid two moves, or avoid extra costs even if it means a potential double move?
- Family and logistics. Consider the school calendar, work, and caregiving timing. Some households cannot disrupt routines with two moves.
- Home readiness. If your current home will show beautifully after light prep, you can expect a clearer sale timeline. If it needs work, build in more time.
Decision flow to use now:
- If you can comfortably cover overlap and competition is high, consider buying first, then sell from a move-in ready position.
- If you cannot carry two mortgages and the market is competitive, sell first and negotiate a 2 to 8 week rent-back to bridge to your purchase.
- If you have equity and want to avoid a double move, arrange a HELOC or bridge pre-approval and make non-contingent offers when necessary.
- If local days on market are rising, consider a purchase with a home-sale contingency or time your sale for the late-winter to early-spring surge.
Timing your move
Plan with Austin’s cadence in mind.
- Listing in late winter or early spring often shortens days on market, though buying can be more competitive in that window.
- Listing in fall or winter can take longer, which sometimes makes contingencies more acceptable to sellers.
- Build buffers into your schedule. Plan 30 to 60 days from contract to close for each deal, then add realistic overlap if you need a leaseback or temporary housing.
- For any rent-back, set firm move-out dates and clearly outline penalties for overstaying to keep both closings on track.
Contracts and protections
Use local, standard forms when possible and consider attorney input for complex terms. Key items to define:
- For seller rent-backs: exact start and end dates, rent per day or month, security deposit, utilities and repair responsibilities, insurance, and access rights.
- For home-sale contingencies: a marketing period, proof-of-listing requirements, showing access, and notice periods if the contingency is not met.
- For bridge financing: your exit strategy and sale timeline, supported by pre-approval documentation.
Confirm with your lender and insurer that any post-closing occupancy is allowed under their guidelines. If a homeowner association applies, review any rules that affect short-term occupancy or rentals. Coordinate with your title company if you plan to close both transactions within a tight window.
Logistics and cost planning
A smooth swap comes down to details. Build a plan with these pieces:
- Get a comparative market analysis and current neighborhood days on market.
- Obtain lender pre-approval for multiple scenarios: single mortgage, overlap, and bridge options.
- Estimate net proceeds and confirm your available down payment for the next purchase.
- Price out moving and storage for one move versus two moves and get quotes early.
- Prepare a contingency fund for one to three months of potential overlap costs.
- Line up a Plan B for housing, such as a short-term furnished rental, friends or family, or a negotiated leaseback.
Staging or targeted refresh work can tighten your timeline and reduce uncertainty on the sale side. Homes that show at their best typically sell faster and with more predictable terms, which makes your buy-sell coordination easier.
How we help you move confidently
You deserve a plan that fits your finances, timeline, and lifestyle. Our staging-forward approach prepares your current home to sell quickly and for a premium outcome, while our operations team handles the fine print that keeps both transactions aligned. We coordinate pre-approvals, help you structure offers with leasebacks or contingencies when appropriate, and manage simultaneous closings so you can focus on your family and next chapter.
If you are mapping a move within Southeast or Southwest Austin, we can build a side-by-side plan for selling and buying, including custom timelines and estimated costs for each path. Ready to see your options and net proceeds? Request a complimentary home valuation from the Lisa Little Team.
FAQs
What does “sell first or buy first” mean in Austin?
- Sell first means you close on your current home before buying the next. Buy first means you secure the next home while still owning your current one, often with bridge financing or a strong pre-approval.
How long does a seller rent-back usually last in Austin?
- Most rent-backs are short term, often 7 to 60 days, with a written agreement that sets rent, deposit, responsibilities, and a firm move-out date.
Can I make a home purchase contingent on selling my Austin home?
- Yes, you can include a home-sale contingency, but it is less competitive in hot submarkets and more feasible when inventory is higher and days on market are longer.
What financing helps me buy before I sell in Austin?
- Common tools include a HELOC, home equity loan, short-term bridge loan, or a refinance that frees up cash, paired with a lender pre-approval that covers overlap.
When is the best time to list a home in Austin?
- Late winter through early summer typically brings stronger buyer activity and faster sales, while fall and winter can be slower with more room to negotiate.
How do I avoid moving twice when I sell in Austin?
- Consider buying first if you can carry overlap, or sell first and negotiate a short rent-back. Short-term furnished rentals can also bridge a 30 to 90 day gap.
