BUY FIRST OR SELL FIRST · ON YOUR OWN NUMBERS

Two orders, priced the same way.

Every price, month and cost below is an example you change to your own. The next home’s own payment is not asked for: once you close on it you pay it in either order, so it cancels out. Nothing here is a rate quote, a rent quote, a timing prediction or a lending decision: whether a lender lets you carry two payments is the lender’s call, and this page says so instead of guessing.

THE HOUSE YOU OWN

TODAY’S ESTIMATED VALUEMORTGAGE PAYOFF, IF ANYYOUR CURRENT MONTHLY HOUSING, ALL IN

THE HOUSE YOU WANT

PURCHASE PRICEDOWN PAYMENT, % OF PRICEBUYER CLOSING COSTS ON THE PURCHASE · EXAMPLE, NOT A LENDER QUOTECASH ON HAND BEFORE ANY SALE PROCEEDS

IF YOU SELL FIRST · EXAMPLE

MONTHS BETWEEN CLOSINGS, IN TEMPORARY HOUSINGTEMPORARY HOUSING PER MONTH · YOUR ESTIMATE, NOT A MARKET QUOTE

IF YOU BUY FIRST · EXAMPLE

MONTHS CARRYING BOTH HOMESBRIDGE LOAN OR HELOC COST PER MONTH, IF USED · 0 IF NONE

BOTH ORDERS

COST OF ONE MOVE

SELLING COSTS · EXAMPLE, SAME AS THE NET SHEET TOOL

CLOSING COSTS, % OF PRICELISTING AGENT, % OF PRICEBUYER AGENT, % OF PRICE

ON THESE NUMBERS, BUYING FIRST LEAVES MORE CASH

SELL FIRST$171,900Cash left after the purchase: $332,500 available, minus the down payment and closing costs, two moves and 2 months of temporary housing.

BUY FIRST$174,800Cash left once both close: one move, 2 months carrying the old home’s payment alongside the new one.

Sale net, open market, after payoff and selling costs: $272,500
Cash needed at the purchase: down payment plus buyer closing costs: $150,000
Sell first: cash short at the purchase, if any: $0
Buy first: cash short before proceeds arrive (what a bridge, a HELOC or a smaller down payment would cover): $90,000
Sell first: temporary housing plus two moves: $10,600
Buy first: carrying both homes, bridge cost, one move: $7,700

+$2,900 DIFFERENCE, BUYING FIRST VS. SELLING FIRST, ON THESE NUMBERS