The Move-Up Buyer's Playbook

Is It the Right Time to Move Up?

The honest answer: there's no perfect time. But there are smart times — and here's how to read the signals.

Signs the market is in your favor:

• Your current home has appreciated significantly
• Inventory in your target price range is opening up
• Interest rates have stabilized or dipped from recent highs
• You have 20%+ equity in your current home

Signs you're personally ready:

• Your household income has grown since you bought
• You've been in your current home at least 3–5 years
• You have 6 months of expenses in savings beyond your down payment
• You're not moving out of fear — you're moving toward something specific

The equity test: Pull your mortgage statement. Subtract your remaining balance from your home's current market value. If that number covers your down payment on the next home AND your closing costs — you're in a strong position.

How to Buy and Sell Simultaneously

Option A — Sell First, Then Buy: Lowest risk financially. You know exactly what you have to work with. Downside: you may need temporary housing between closings.

Option B — Buy First, Then Sell: You never have to move twice. Requires a bridge loan or significant cash reserves. Risky if your current home sits on the market.

Option C — Simultaneous Closing (the sweet spot): Both transactions close on the same day or within days of each other. Requires tight coordination between agents, lenders, and title companies. This is what Ty specializes in.

The contingency conversation: A home sale contingency lets you make an offer on a new home contingent on selling your current one. With the right offer structure and agent relationships, it works more often than people think.

Hidden costs move-up buyers forget:

• Closing costs on the purchase (2–5% of purchase price)
• Moving costs and immediate repairs on the new home
• Higher property taxes on a more expensive home
• HOA fees if moving into a planned community