How Move-Up Buyers Can Buy Their Next Home Contingent on Selling Their Current One
By Mark Stillings, Associate Broker, M.B.A.
210.772.3123 • mark@markstillings.com
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If you’re a homeowner in San Antonio planning to sell your current home and buy a larger, more desirable one — congratulations! You’re what real estate professionals call a move-up buyer — someone leveraging the equity from their current home to purchase their next one. (Better Homes & Gardens)
One common strategy for move-up buyers is to make the purchase of the new home contingent on the sale of your current home. This protects you from ending up with two mortgage payments at once and aligns the financing with your cash flow. But it isn’t a simple, plug-and-play move — it requires careful planning, timing, and teamwork between your lender and real estate agent. Here’s a deep dive into how it works.
What Is a Home Sale Contingency?
A home sale contingency is a clause added to your offer on a new home that says, in effect:
“I will buy this home — only if my current home sells by a specified date.” (Zillow)
This protects you from financial risk. If your current home doesn’t sell in the agreed timeframe, you can walk away from the purchase without penalty — and you’re not stuck owning two homes and paying two mortgages at the same time. (Zillow)
However, because this adds uncertainty for the seller of the new home, contingent offers are less attractive in competitive markets, and sellers may choose another offer (often with no contingency) if one comes along. (Redfin)
Step-by-Step: Mortgage and Contingent Home Sale Process
- Get Pre‑Approved for a Mortgage First
Before you even think about writing an offer — whether contingent or not — you need a pre‑approval letter from a lender. This shows sellers and their agents that you’ve already been vetted for financing and are serious about buying. (Redfin)
Pre‑approval also clarifies how much you can afford after your current home sells, and tells your lender upfront whether selling first will impact your debt‑to‑income ratio and qualification. (Fulton Bank)
- Price Your Current Home Realistically
Your current home’s equity often becomes the down payment source for your new home — it “unlocks” your ability to close. To sell quickly (and close both deals on time), price it competitively based on recent local comps and market conditions. (Redfin)
A savvy agent (like yours truly) helps you understand days on market, comparable sales, and pricing strategies that generate strong interest from buyers.
- List Your Home Before You Make a Contingent Offer
One of the best ways to strengthen a contingent offer is to have your home already listed — preferably under contract — before you submit your offer on the new home. (Zillow)
Why? If a seller sees your house is already under contract or actively selling, it reduces perceived risk that you won’t be able to sell it at all.
- Write a Strong Contingency Clause
Your offer will include a clause specifying things like:
- The timeline you have to sell your current home (often 30–60 days)
- Proof you are actively marketing your home
- Deadlines tied to contract milestones
A shorter contingency period and proof your home is already listed make your offer more competitive. (Redfin)
- Coordinate Both Transactions
Here’s where strategic planning matters most:
Schedule inspections and appraisals to avoid delays
Align closing dates so proceeds from your home sale fund your new home purchase
Communicate milestones between lenders and agents to avoid surprises
If closing dates don’t align, creative solutions like rent‑back agreements (where you sell but stay in your home for a short time) can help bridge the gap without rushing into temporary housing. (Fulton Bank)
How Selling Your Current Home “Unlocks” Your Ability to Close
From a mortgage qualification perspective, selling your current home often unlocks your ability to close because:
- The proceeds become your down payment
- Selling eliminates your existing mortgage payment from your debt calculation
- You avoid having two mortgage payments, which could push your debt‑to‑income ratio too high for approval (Fulton Bank)
Without selling first, lenders might require bridge financing, a HELOC, or acceptance of carrying two mortgages for a short period — all of which can be more complex and costly. (Zillow)
Why Working With an Experienced Realtor Matters
As someone with 18 years helping San Antonio buyers and sellers, I’ve walked dozens of move‑up buyers through this process successfully. Here’s how an experienced Realtor adds value:
Strategic Pricing & Marketing
Getting your current home sold quickly — and for top dollar — is the name of the game. I help:
Price correctly from day one
Stage and market your home to appeal to buyers
Manage showings and feedback to keep momentum strong
A fast, well‑priced sale empowers your contingent offer.
Negotiation Expertise
When you’re buying and selling simultaneously, negotiations can get complex:
Coordinating repair requests
Negotiating closing dates
Structuring contingency clauses that protect you while staying attractive to sellers
That’s where experience pays off.
Coordinated Transaction Management
Two contracts, two sets of deadlines, and multiple stakeholders (lenders, title companies, inspectors). I ensure nothing slips through the cracks, and I communicate key updates to you every step of the way.
Final Takeaway
Making your purchase contingent on selling your current home can work — especially if you:
Get pre‑approved early
List and contract your home before offering
Craft a strong, strategic contingency
Work closely with a seasoned Realtor and lender to coordinate both sides of the transaction
With the right planning and execution, you unlock the equity and financing needed to close on your next dream home without the stress of juggling two mortgages at once.
Ready to start the move‑up process with confidence in San Antonio?
Call or text me — Mark Stillings — at 210.772.3123 or email mark@markstillings.com.
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GBP Update
Sure! Here's a shortened version of the blog formatted as a Google Business Profile update (under 1500 characters):
Thinking of moving up to your next home but need to sell your current one first? A home sale contingency might be the perfect solution.
This strategy lets you buy your next home contingent on the sale of your current one—so you’re not stuck with two mortgages. Here’s how it works:
Get pre-approved so you know what you can afford once your current home sells
List your home early to show sellers you’re serious
Include a smart contingency clause with clear deadlines
Time both closings carefully so the equity from your sale funds your next purchase
As a Realtor with 18 years of experience in the San Antonio market, I help move-up buyers navigate this complex but doable process. From pricing your home right to negotiating your next one, I’ll guide every step so you can unlock the equity you need and move with confidence.
Call or text Mark Stillings, Associate Broker, M.B.A. at 210.772.3123
mark@markstillings.com
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Let’s make your next move your best move.
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