One of the most common questions we get sounds something like this: “We’d love to move, but we need to sell our house to buy the next one. How do we do that without ending up homeless in the middle?”
It’s a fair question. For a long time the only answers were bad ones. Write an offer contingent on selling your home and watch it lose to a cleaner offer. Or sell first, move twice, and rent something in between while you shop under pressure.
There’s a better path now. Several companies offer programs built for exactly this situation, and qualified buyers can use them. We don’t run these programs and we don’t earn anything from them — our job is to tell you whether one fits your numbers and to represent you through both transactions.
Why contingent offers struggle
- Sellers see risk. If your purchase depends on your sale, their sale depends on it too.
- Cash usually wins. In a competitive situation, certainty often beats a higher number.
- You negotiate from behind. A buyer who has to close on a deadline rarely gets the best terms.
In a market as tight as San Diego’s — where inventory has been falling and well-priced homes still draw multiple offers — a sale contingency is often the single reason a good offer gets passed over.
The idea in one line: a third-party company buys the home you want with cash on your behalf, you move in, you sell your current home without a gun to your head, and then you complete your mortgage and take title from them.
How it works
- Get qualified first. You go through a normal mortgage approval so everyone knows what you can carry.
- The offer goes in as cash. We write and negotiate it for you, backed by the program’s funds — no financing contingency, and no contingency on selling your current place.
- The program buys the home with cash. The seller gets paid and the deal closes quickly. You move in and occupy the home while the rest is sorted out.
- Now you sell, on your terms. Your old home goes on the market empty and staged, with no rush to accept the first offer that shows up.
- You finish your financing. Your mortgage funds and you take title from the company, at the price that was locked in on day one.
What this actually solves
- No double move. You go from your home to your next home. No rental, no storage unit, no interim lease.
- A competitive offer. Your offer reads as cash, which is what most sellers are hoping to see.
- A stronger sale. Selling a vacant, presentable home without a deadline usually produces a better result.
- Order restored. You buy first and sell second, instead of trying to time two closings to the same day.
The fine print, honestly
- It isn’t free. The company charges a service fee for the convenience, and it varies by program and situation. We’ll show you what it costs before you commit to anything.
- You have to qualify. This is built for buyers who will ultimately carry a mortgage, so approval comes first.
- There’s a window. You’re expected to get your current home sold and your financing finished within a defined period.
- It isn’t right for everyone. For some families the math and the timing work beautifully. For others they don’t, and we’ll tell you that.
The bottom line
If the only thing standing between you and your next home is the fact that your equity is currently sitting in your driveway, that’s a solvable problem. It wasn’t solvable a few years ago. It is now — not because of anything we invented, but because outside companies built a product for it.
Worth knowing: this is one of several ways to move before you sell. If you’d rather borrow against what you’ve already built, see how homeowners use equity to buy the next property — the right tool depends entirely on your numbers.
If you’ve been quietly wondering whether you could make a move this year, let’s walk through your numbers — or call Richard Ricasata directly at (619) 318-3400. No pressure and no obligation. We’ll tell you honestly whether this path fits, or whether a more traditional approach serves you better.
This is general information for discussion, not a commitment to lend, an offer of credit, or financial advice. Programs of this type are offered by third-party providers and are subject to eligibility, availability, fees, and terms confirmed at the time of application. Equal Housing Opportunity.