The Real Problem
A contingent offer is a weak offer
When your offer depends on your current home selling, the seller is being asked to take their house off the market and hope your buyer performs. Against a clean offer, yours usually loses — even at the same price. And if you sell first, you're renting or moving twice while you shop.
The way around it is financing that gives you access to your equity, or qualifies you for both payments, before your current home closes. Which approach fits depends on your equity, your income, and your timeline — that's the conversation worth having early, not after you've found the house.
Your Options
Four ways to buy before you sell
Most move-up buyers qualify for at least one of these. Several can be combined.
1. Bridge Loan
Short-term financing secured by your current home, used for the down payment on the next one.
Unlocks Equity Before Closing
Borrow against the equity you already have so you can put real money down on the new home
Paid Off When You Sell
The bridge is retired out of the sale proceeds at your closing table
Make a Clean Offer
No sale contingency, which puts you on equal footing with other buyers
Short Term by Design
Built to last months, not years — interest-only structures are common
2. HELOC — Opened Before You List
A line of credit on your current home that you draw on for the down payment, then pay off at sale.
Draw Only What You Need
Interest applies to what you actually use, not the full line
Often Cheaper Than a Bridge
Rates and fees are typically lower than short-term bridge financing
Timing Is Everything
Lenders generally won't open a line on a home that's already listed — set it up first
Closed Out at Sale
The balance is paid and the line closed when your current home sells
3. Buy Now, Recast Later
Purchase with a smaller down payment, then apply your sale proceeds to the principal and re-amortize the payment.
No Second Loan Needed
You buy on the strength of your income rather than borrowing against the old house
Lump Sum After the Sale
Proceeds go straight to principal once your current home closes
Payment Recalculated
A recast re-amortizes the loan on the lower balance — same rate, smaller payment
Keeps Your Rate
Unlike refinancing, a recast doesn't reset your rate or restart the clock
4. Qualify Holding Both — or Keep It as a Rental
If your income supports both mortgages, you may not need any bridge financing at all.
Simplest Path When It Works
No extra loan, no extra closing costs — just buy, move, then sell
Sell on Your Timeline
An empty, staged house shows better and sells for more than a lived-in one
Or Don't Sell at All
Keep the current home as a rental and start building a portfolio
Rent May Help You Qualify
With a signed lease, a portion of the rental income can count toward qualifying
How It Works
Four steps, starting well before you list
Curtis estimates your net proceeds after payoff and selling costs, and how much of that can be put to work before the sale closes.
You shop with an approval in hand and a clear number, so your agent can write a strong offer the day you find the house.
If you need one, this is set up in advance — waiting until you're under contract is what makes people rush into a contingent offer.
You close on the new home, move once, and list the old one empty. Proceeds pay off the bridge or go toward your principal.
Find out what your equity can do
Curtis will run your current home's numbers against the one you want to buy and lay out which approach fits — before you list, and at no cost.
Curtis Christensen
Curtis works with Utah homeowners moving up, downsizing, or relocating across the valley. The move-up purchase is the one most people get wrong by starting too late — call early and you'll have options instead of a contingency.
💬 What Can My Equity Do?
Answer a few questions about the home you own and the one you want, and Curtis will map out your options.
Step 1 of 2 — Your Situation
Your current home and your next one
Step 2 of 2 — Contact Info
Where should we send your options?
By submitting you consent to be contacted by Curtis Christensen NMLS #156825 at Utah Mortgage NMLS #1432672.
You're All Set!
Curtis will review your equity and your target purchase, then walk you through which buy-before-you-sell option fits best.
← Back to Home