Sell First or Buy First? A Roanoke Decision Guide

The Chicken-and-Egg Problem

You want to buy your next home, but you need to sell your current one first. Or do you? What if you find the perfect house before yours sells? What if you sell and have nowhere to go?

This is the most common source of stress for move-up buyers, and there's no universal right answer. But there is a right answer for you, based on your finances, your risk tolerance, and what's happening in the market.

Option A: Sell First, Then Buy

How it works: You list your home, accept an offer, close the sale, then start house hunting—potentially living in temporary housing in between.

The upside:

• You know exactly how much money you have for your next home
• No risk of carrying two mortgages
• You can make a stronger offer (no sale contingency)
• Less financial pressure = clearer decision-making

The downside:

• You might need temporary housing (family, rental, extended-stay)
• You could end up moving twice
• You're house hunting under time pressure
• If the market heats up, your budget might not go as far

When this makes sense:

• You have somewhere to stay short-term
• Your current home will sell quickly
• You're not in love with any particular house yet
• You value financial certainty over convenience

Option B: Buy First, Then Sell

How it works: You find and purchase your next home while still owning your current one, then sell afterward.

The upside:

• One move, no temporary housing
• No time pressure—you can wait for the right house
• You can stage your current home while living elsewhere
• More flexibility on your current home's closing timeline

The downside:

• You're carrying two mortgages until your home sells
• Your offer may be weaker (contingent on selling)
• You need strong finances to qualify for both
• More financial stress if your home takes longer to sell

When this makes sense:

• You have significant savings or equity
• You've found "the one" and can't let it go
• Your current home is highly desirable and will sell fast
• You can afford both mortgages for several months if needed

Option C: The Simultaneous Close

How it works: You align the sale of your current home with the purchase of your new one, closing both on the same day (or within days of each other).

The upside:

• One move, no temporary housing, no two mortgages
• Maximum efficiency

The downside:

• Extremely stressful to coordinate
• If either deal falls through, you're scrambling
• Requires flexible buyers and sellers on both ends
• Closing delays can create a domino effect

When this makes sense:

• You have an experienced agent who has done this before
• Both transactions are straightforward (no complex financing, no major repairs)
• All parties are motivated and flexible on timing

What's Working in Roanoke Right Now

In January 2026, 231 homes sold in the Roanoke area. The average days on market for listings from 2025 that sold in January was 59 days—not instant, but reasonable.

Here's what that means for your decision:

If you're selling: Your home will likely take 6-8 weeks to sell, possibly faster if priced right. Factor that timeline into your buying plans.

If you're buying: Inventory is decent but not overwhelming. The right home might come along quickly—or you might need patience.

My recommendation for most people: Start by getting your home market-ready. Get a valuation, make necessary repairs, declutter. Then start casually looking at homes. If you find something perfect, you'll be ready to act. If not, you can list your home and move forward with confidence.

The Bridge Loan Option

If you want to buy first but don't want to carry two mortgages, a bridge loan might help. This short-term loan uses your current home's equity to fund the down payment on your new home. Once you sell, you pay off the bridge loan.

It's not free money—there are fees and interest—but it can give you flexibility without the stress of two full mortgages.

Making the Decision

Ask yourself:

1. How much cash do you have available? More savings = more flexibility.
2. How quickly will your home sell? Be honest about condition and price point.
3. How urgent is your timeline? Job relocation or family needs change the calculus.
4. How risk-tolerant are you? Some people sleep fine with two mortgages. Others don't.

There's no wrong answer—just the answer that fits your situation.

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Not sure which path is right for you?

Let's talk through your specific situation. I'll help you understand your home's realistic timeline, your buying options, and how to sequence everything so you're not scrambling.

Let's Map Out Your Move →