How to Buy and Sell a Home at the Same Time in Greater Philadelphia Without Losing Your Mind
If you already own a home and you are thinking about moving, you might be wondering “How on earth do we buy and sell at the same time without everything falling apart.” It is one of the most common questions I hear from Montgomery County and Greater Philadelphia homeowners, and it is totally normal to feel stressed just thinking about it.
I am Shaina McAndrews, a Realtor and Team Leader with eXp Realty, known for strategic planning, clear timelines, and helping clients coordinate complex moves smoothly and calmly. My job is to make sure you understand your options, know the risks and trade offs, and feel supported through every step.
Why This Feels So Overwhelming
Buying and selling at the same time is not just a financial puzzle. It is a life puzzle. You are trying to line up:
When your current home sells.
When you can close and move into your new home.
Where you will go if the timing does not line up perfectly.
How to protect yourself from being stuck with two homes or none at all.
Most people fear things like “What if my home sells and I have nowhere to go” or “What if we buy and then our current home does not sell.” Those fears are valid. The good news is there are clear strategies we can use to manage those risks so you do not feel like you are jumping without a parachute.
The Main Options and Strategies
There is no one “right” way to buy and sell at the same time. There are several paths, and the best one depends on your finances, your risk tolerance, and your timeline.
Option 1: Sell first, then buy.
This is often the safest financially because you know exactly how much you net from your sale before you commit to your purchase. In this scenario, we:
Prepare and list your current home.
Get it under contract and through key contingencies.
Then write offers on your next home with a clear picture of your proceeds and timing.
The trade off is that you might need temporary housing or a short term rental if there is a gap between closings.
Option 2: Buy first, then sell.
This is more common if you have strong finances, a low remaining mortgage, or the ability to carry two mortgages for a short period if needed. In this scenario, we:
Get you fully pre approved for your next home while you still own your current one.
Make an offer on your new home.
Then quickly prepare and list your current home.
The trade off is higher financial risk if your current home takes longer to sell than expected.
Option 3: Same day or closely timed closings.
Many of my clients aim for this middle ground. We:
List your current home and get it under contract.
Begin actively shopping for your next home once we have a strong buyer in place.
Negotiate closing dates so you sell in the morning and buy in the afternoon, or within a few days of each other.
This takes careful coordination and realistic expectations, but when done well, it can drastically reduce the need for temporary housing.
Understanding Contingencies and Risks
A big part of this process is how we structure contingencies in your contracts. These are the “if this, then that” protections written into your agreements.
For example:
A home sale contingency on your purchase makes your offer dependent on your current home selling. This protects you from being stuck with two homes, but it can make your offer less competitive in a hot market.
A home of choice clause or suitable housing contingency on your sale lets you say, “We will sell this home, but our sale is contingent on us finding and securing our next home.” This protects you from being forced to move without a plan, but it can narrow your buyer pool.
My role is to walk through the pros and cons of each option based on current local conditions, so we can choose the right balance between protection and competitiveness.
A Realistic Example Scenario
Let us walk through a simple, realistic scenario so you can picture how this actually works.
Say you own a three bedroom home in Montgomery County and you want to move to a slightly larger home in a nearby suburb. You have equity, but you need that equity for your next down payment.
Here is one way we might handle it.
We meet, review your finances, and get an estimated value and net sheet for your current home.
You connect with a lender to understand your budget and what you could qualify for with different down payment options.
We prepare your current home for sale with targeted improvements and a clear pricing strategy.
We list your home and aim to receive a strong offer with flexible terms, possibly including a rent back or extended closing.
Once your home is under contract and past key milestones like inspection and appraisal, we begin writing offers on your next home.
We negotiate closing dates so your sale and purchase line up as closely as possible, often with a few days of overlap or a short rent back if needed.
Throughout this process, you are never flying blind. You know what is happening, what is coming next, and what the backup plan is if something shifts.
Can I Really Buy and Sell at the Same Time?
Yes, you can. People do this successfully every month in Greater Philadelphia and Montgomery County. The key is not perfection; it is planning.
You are a good candidate for buying and selling at the same time if:
You are clear about why you want or need to move.
You are willing to be flexible on timing and logistics.
You value clear communication and realistic expectations over sugar coating.
You do not have to have every detail figured out before we talk. You just need to be honest about your fears, your goals, and your financial comfort zone.
Let Us Build Your Strategy Together
If you are thinking about moving but feel frozen because you do not know how to buy and sell at the same time, that is exactly what I help people with.
We can sit down for a strategy consultation where we will:
Review your current home and estimated value.
Talk through your next home goals.
Map out one or two realistic paths that fit your situation.
Outline backup plans so you feel protected, not pressured.
From there, you can decide whether now is the right time or whether you want to work toward a move over the next 6 to 18 months. Either way, you will have a clear roadmap instead of a knot in your stomach.
