Non-contingent offers
Make competitive offers without a home-sale contingency — the kind of clean offer sellers pick over one that depends on your house closing first.
Loan programs · Buy Now, Sell Later
Buy your next home before you sell this one.
Qualify for the new mortgage with your current home’s payment excluded from your debt-to-income ratio. Move on your timeline, make stronger offers, and skip the stress of lining up two closings on the same day.
No credit impact · No obligation · Takes about 60 seconds
Why buy now, sell later
Move on your timeline, not the market’s
Buy before you sell
Move into your new home before your current one is even listed. No juggling two closings on the same day, no hoping the timing works out.
Unlock your equity
Access the equity in your current home for the down payment on the new one — through a bridge loan, a HELOC, or cash you already have on hand.
Sell on your timeline
List your current home after you have already moved out — empty, staged, and shown on your schedule instead of around your family’s life.
Avoid double moves
Skip the short-term rental, the storage unit, and moving twice. Go directly from your old home to your new one.
Fast closing
When you find the right house, close quickly on the purchase without waiting on a buyer for your current home.
The part that makes it work
Qualify on the new home only
Normally, a lender counts your current mortgage payment against you when you apply for a new one. Carry both, and your debt-to-income ratiooften won’t fit — which is why most move-up buyers are told to sell first.
Buy Now, Sell Later structures the new loan so the principal, interest, taxes, insurance, and association dues on your current home are excluded from that ratio. You qualify on the new purchase alone, because the current home is on its way out.
The down payment can come from cash you already have, a bridge loan against your current home, or a HELOC — your advisor picks the structure that fits your equity and timeline.
A concrete example
- Current home payment (PITIA)
- $2,300
- New home payment (PITIA)
- $3,400
- Counted the traditional way
- $5,700
- Counted with Buy Now, Sell Later
- $3,400
Only the new payment enters the debt-to-income math — so a household that can clearly afford the new home qualifies for it, without waiting for the old one to close.
See your options now
Answer a few questions about your move — see how to buy before you sell.
Your situation, your timeline, and a rough picture of both homes. About 60 seconds, then a licensed advisor structures the financing so you can qualify on just the new purchase.
No credit pullNo SSNNo obligationNever sold to lenders
Four steps
How it works
Share your situation
Tell us about your current home, the home you want to buy, and your timeline — about a minute, with no credit pull.
Get qualified
Your advisor structures the financing so you qualify on just the new purchase — your current housing payment is excluded from the debt-to-income calculation.
Buy your new home
Make a non-contingent offer, close on the new home, and move in on your timeline.
Sell when ready
List and sell your old home after you have already moved. Use the proceeds to pay off that mortgage — and any bridge financing — when it closes.
What lenders look for
Typical qualification guidelines
Equity in your current home
Plan on 20% or more equity in the home you are leaving. That equity is what makes the transition financeable — and it is usually the source of your new down payment.
Credit
Acceptable credit for the new purchase loan — most programs start in the mid-600s, with the best pricing at 740+. Your credit is not pulled to see your options.
Intent to sell
You intend to sell your current home (or, on some programs, convert it to a rental with documented rent). If no bridge loan is needed, there is no clock on the sale.
Bridge terms, if used
If a bridge loan is part of the structure, most allow 4–12 months to sell — real breathing room to find the right buyer instead of taking the first offer.
Guidelines vary by program and change over time — the figures above are typical ranges, not a commitment to lend. Designed for primary-residence transitions.
Side by side
Three ways to make the move
| Buy Now, Sell Later | Contingent offer | Sell first, then buy | |
|---|---|---|---|
| Your offer | Non-contingent | Contingent on your home selling | Non-contingent, but only after you sell |
| When you move | Once — straight into the new home | Same-day double closing, if it lines up | Twice — into a rental, then the new home |
| How you qualify | On the new purchase only | Both payments, unless the sale closes first | On the new purchase, after the old one is gone |
| Your equity | Available for the down payment via bridge, HELOC, or cash | Available only at your sale closing | Available after you sell |
| Selling pressure | Sell on your timeline, home already empty | Must sell before your purchase deadline | Must sell first, then find a home fast |
Straight answers
Buy Now, Sell Later FAQ
It is structured to help you qualify on just the payments of the new purchase — the principal, interest, taxes, insurance, and association dues on your current home are excluded from your debt-to-income ratio. Whether you have cash on hand, need a bridge loan, or want to use a HELOC, your advisor looks at your situation as a whole and structures a path to buy the new home before selling your current one.
Ready when you are
Ready to buy your new home?
Sixty seconds of questions about your move, zero credit impact, and one licensed advisor who structures the financing so you can buy before you sell — then lays out your real options.
No credit impact · 100% free
About the numbers on this page
Equity, credit, and bridge-term figures are typical industry ranges and vary by program, property, and market conditions. The payment example is illustrative only. This page is education, not an offer of credit, a rate quote, or a commitment to lend — your eligibility and terms depend on your complete file. Bridge loans and HELOCs, where used, are separate loans with their own terms.