Should you sell your house before buying another? If you need your equity for the down payment, or can't qualify with two mortgage payments, selling first is usually the safer path. If you can carry both, or can negotiate a home sale contingency, buying first lets you move once. The right order depends on your equity, your income and how competitive your next home is.
What's changed this year? Rates. Freddie Mac's survey put the 30-year fixed at 7.32% as of Oct. 22, 2026, versus 6.19% a year earlier. Many owners have a lower rate on their current home, which makes the math on carrying two loans, even briefly, more important than ever.
Data note: Rates come from Freddie Mac's Primary Mortgage Market Survey (week of Oct. 22, 2026). Qualifying rules come from Fannie Mae Selling Guide B3-6-06. Contract terms come from the Arizona REALTORS resale contract sample (Nov. 2025) and a Phoenix REALTORS sample contract (Dec. 2024). Not a loan offer.
Option 1: Sell First
Pros
- You know exactly what you netted; see the cost to sell a house in Arizona
- No overlap in mortgage payments
- Your next offer can be non-contingent, which sellers like
Cons
- You may need temporary housing or a rent-back from your buyer
- Two moves if you can't line up the next home in time
- Pressure to buy quickly once you're out
Option 2: Buy First
Pros
- One move, on your schedule
- Shop without a clock running
- Sell an empty, staged home
Cons
- You may carry two housing payments
- You need cash for the down payment before your equity is free
- If your home sells slower than planned, the overlap grows
How Lenders Count Your Current Home (Fannie Mae B3-6-06)
- If your current home is pending sale but won't close before the new loan, the lender must count both payments (PITIA)
- That's waived only with the executed sales contract and confirmation that the buyer's financing contingencies are cleared
- If you plan to keep and rent the current home, different investment-property rules apply; see sell or rent your house?
Option 3: Buy With a Home Sale Contingency
How It Works in Arizona
- Arizona REALTORS offers a Buyer Contingency Addendum
- The Phoenix REALTORS sample contract includes a checkbox: the agreement "IS contingent upon the sale of a property owned by Buyer on or before" a set date
- The seller can keep marketing the home and, under the AAR contract, accept subsequent offers only as backup offers
When Sellers Say Yes
- The home has been on the market a while
- Your current home is already listed or, better, under contract
- Your price and terms are otherwise strong
- Your contingency date is short and realistic
Other Tools Worth Asking About
- Equity before you sell: a HELOC on your current home can fund a down payment. Compare options in HELOC vs. cash-out refinance
- Bridge financing: some lenders offer short-term loans secured by your current home; ask about rates, fees and payoff terms
- Rent-back: sell first, then lease back from your buyer for a short period
- Lined-up closings: list and buy at the same time and try to close the same week
A Simple Decision Checklist
- How much equity will you net after selling costs?
- Can you qualify with both payments? Ask your lender for a written answer
- How competitive is the home you want? Contingent offers fare worse in multiple-offer situations
- What's your current rate versus 7.32%, and will you need a new loan at all?
- How long could you carry two homes if your sale took longer than planned?
“When clients ask me which comes first, I start with two numbers: what you'll walk away with from your sale, and what your lender says you can carry. Once we know those, the order usually picks itself. And in Scottsdale and Phoenix, a well-priced listing that's already under contract makes your next offer far stronger.”
— Elizabeth Vijan, Tackett Team, eXp Realty
FAQ: Selling and Buying at the Same Time
Should I sell my house before buying a new one?
Sell first if you need the equity or can't carry two payments; buy first if you can.
Do I have to sell my house before buying a new one?
No. But your lender may count both payments unless your sale is firm.
What is a home sale contingency in Arizona?
A term making your purchase depend on selling your current home by a set date.
Can a seller accept another offer while mine is pending?
Only as a backup offer under the AAR contract.
Moving Up, Down or Across the Valley?
I'll help you map out the order, the timing and the numbers, from pricing your current home to writing an offer on the next one.
Elizabeth Vijan | Tackett Team, eXp Realty
Scottsdale & Phoenix Real Estate
Plan My Move · Call or text 602-885-7752
Sources: Freddie Mac: Primary Mortgage Market Survey · Fannie Mae Selling Guide B3-6-06: Other real estate owned · Arizona REALTORS sample resale contract, Nov. 2025 (PDF) · Phoenix REALTORS sample resale contract, Dec. 2024 (PDF)
Disclaimer: General information, not financial or legal advice, and not a loan offer. Lender requirements vary; get a written pre-approval. Information deemed reliable but not guaranteed. Equal Housing Opportunity.
Tackett Team, eXp Realty · Get in touch