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Where to Live Between Selling and Buying?

A joyful couple laughing together while sitting on a sofa indoors with moving boxes.

One of the biggest concerns homeowners face when planning a move is deciding where to live between selling their current home and buying their next one. The good news? You don’t always have to make that temporary move. With the right strategy, you can avoid the hassle of living out of boxes or crashing on a friend’s couch. If you’re wondering where to live between selling and buying, the answer might be simpler than you think. Let’s explore how to make that happen.

Why the Move-Twice Dilemma Happens

Selling your current home before buying your next one often comes down to managing financial logistics and timing. For most homeowners, the proceeds from their current home are needed to fund the next purchase. Coordinating these transactions can quickly become a balancing act, leaving many wondering how to navigate it all.

Strategies to Avoid Moving Twice

You have options that can eliminate the need for temporary housing. Here are some effective strategies:

1. Bridge Loans

A bridge loan is designed specifically for situations like this. It allows you to borrow money to purchase your new home before selling your current one. Once your home sells, you use the proceeds to pay off the loan. It’s a short-term solution that makes the transition seamless.

2. Buy Before You Sell Programs

Programs like Knock (or similar options) allow you to purchase your next home first, move in, and then focus on selling your old home. This removes the stress of trying to do everything at once and ensures you have a comfortable place to land.

Contemporary living room interior featuring a stylish sofa, decorative pillows, and a vase of flowers.

3. Contingent Offers

In some cases, you can make an offer on a new home contingent on selling your current one. While not always ideal in competitive markets, it can work with the right negotiation and a skilled real estate agent by your side. Another option under contingencies is requesting to remain in your current home after closing. This is often done through a post-closing occupancy agreement, which allows you to rent your home back from the new buyer for a short period. This can provide the flexibility you need to complete your next purchase without rushing to move out. For more insights into timing and market trends that can make this process easier, check out our blog post on Will 2025 Be A Better Time To Buy A Home In Nashville, TN?.

4. Home Equity Options

If you’ve built up equity in your current home, you might be able to use a home equity line of credit (HELOC) or a home equity loan to fund your next purchase. This way, you’re essentially borrowing from your own investment, and you can repay it once your home sells.

Timing Matters

The key to a smooth transition is timing. With careful planning, it’s possible to align the sale of your current home with the purchase of your new one. This is where partnering with an experienced real estate agent becomes essential. A great agent will:

  • Help you coordinate closing dates to minimize gaps. Your agent will ensure the right contingencies are included in your contract to avoid major mistakes.
  • Navigate market conditions to ensure your timeline works.
  • Keep all parties informed and on track to ensure major deadlines are not missed. 

With the right guidance, you can focus on the excitement of moving into your new home without worrying about where to live in the meantime.

Let’s Simplify Your Move

The idea of moving twice can feel overwhelming, but it doesn’t have to be your reality. Whether it’s exploring financing options, leveraging equity, or timing the market, there’s a strategy that’s right for you.

If you’re ready to move up and are concerned about having to move twice, let’s talk about strategies to make the process smooth and stress-free from start to finish.

ADDITIONAL BUYER’S TIPS

Overcome Market Fears With 3 Simple Changes

Beautiful suburban house with lush lawn, showcasing a for sale sign under a clear blue sky.

How I Helped a Family Overcome Market Fears With 3 Small Shifts in Their Approach

If you’re dreaming of a larger home to fit your family but feel stuck because of market uncertainties, you’re not alone. Selling your current home while searching for your next one can feel overwhelming—especially when it seems like every step is filled with unknowns. But what if I told you that small, intentional changes can make the process more manageable and even enjoyable?

Here’s the story of how one family turned their fears into confidence, and how you can do the same.

The Fears That Keep Move-Up Buyers Stuck

This family had outgrown their home but felt trapped by common worries many second-time buyers face:

  1. “What if we start this process and realize we don’t know what we want in a new home?” They felt unsure about what they were looking for, which left them hesitant to take the first step.
  2. “What if we miscalculate the financial side of things?” They feared the unknowns—how much their current home was worth, how much they could afford in a new home, and what the actual costs of moving would look like.
  3. “What if our home isn’t market-ready and no one wants to buy it?” The idea of tackling repairs, decluttering, and staging felt like too much to handle, leaving them worried their home wouldn’t attract strong offers.

These fears were valid, but they weren’t insurmountable. With a few small shifts in their approach, this family went from feeling overwhelmed to confidently selling their home and moving into their dream space.

The Turning Point: 3 Small Shifts That Made All the Difference

Here’s what worked for them—and what could work for you, too. These items are critical in helping you overcome your market fears selling your home.

1. Start with Clarity

Instead of diving in without direction, we took a step back to define their “why.” Why were they moving? What did they need in their next home? What features were non-negotiable?

By focusing on their goals, they realized they weren’t just looking for more space—they wanted a home with a larger yard for their kids to play in and a dedicated office space for working from home. This clarity helped them feel more confident about their decisions and created a roadmap for their search..

Your takeaway: Before making any moves, take time to define your must-haves, nice-to-haves, and deal-breakers. Clarity will make the entire process feel more manageable.

2. Lean Into the Numbers

One of their biggest fears was financial uncertainty. To tackle this, we dove into the numbers together. We started with a market analysis to determine their home’s value, calculated their equity, and explored realistic price points for their next home.

Having a clear understanding of the financial picture allowed them to create a budget they felt confident in, reducing the stress of the unknown.

Your takeaway: Knowledge is power. Work with a real estate professional to understand the value of your current home, potential profits, and costs associated with selling and buying. This can help you overcome fears of selling my home by giving you the clarity and confidence to move forward.

3. Make Your Home Stand Out

Their final fear was that their home wouldn’t attract buyers. To address this, we focused on a few high-impact updates. They repainted a couple of key areas, added simple landscaping touches, and used staging techniques to showcase the home’s best features.

The result? Their home looked market-ready without breaking the bank, and they received multiple offers within days of listing.

Your takeaway: You don’t need to spend thousands to make your home shine. Focus on small updates that create a big impression, like a fresh coat of paint, decluttering, and staging.

BLOG: Transform your home into a buyer’s dream with simple staging tips!

The Transformation: What’s Possible With the Right Support

With these shifts, this family’s journey went from overwhelming to exciting. They made thoughtful updates to their home and decided to purchase a new construction that perfectly fit their needs. While their new home was being built, we sold their current home and negotiated a rent-back agreement. This allowed the lender to use the sale proceeds toward the new purchase. As a result, they moved directly into their dream home without the hassle of moving twice.

They felt confident throughout the entire process. Instead of stressing over the “what-ifs,” they focused on the possibilities. Now, they’re enjoying a home that perfectly suits their family.

Imagine this for yourself: Walking into your new home, knowing you made the right decision every step of the way. That’s what’s waiting for you with the right plan and guidance.

Why Having the Right Support Matters

Navigating the market as a move-up buyer doesn’t have to feel overwhelming. With the right agent, you can:

  • Gain clarity on your goals and options.
  • Make informed decisions backed by data, not fear.
  • Feel confident about every step of the process—from preparing your home to negotiating the best deal.

This family’s story is proof that with personalized advice and a clear plan, you can achieve the same success.

Ready to Take the First Step? Let’s Do It Together.

You don’t need to have all the answers right now—you just need a plan. Let’s create one tailored to your needs so you can move confidently toward the home you’ve been dreaming of.

? Contact me today to discuss your goals and get started, or click [here] to schedule a call. Let’s turn your “What ifs” into “We did it!”

If you have any questions or would like more information, please contact me at [email protected]. I would be happy to help you with all your real estate needs.

Thank you for reading! I hope this was helpful.

Modern family home exterior showcasing a large lawn and garden under a clear blue sky.

25 Factors that Impact Your Home Value!

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ADDITIONAL BUYER’S TIPS

Should you Sell Your house without a realtor

Modern family home exterior showcasing a large lawn and garden under a clear blue sky.

Selling Your Home Without a Realtor: Key Points to Consider

Selling your home is a major life decision, and if you’re wondering, “Can I sell my house without a realtor?” you’re in good company. With a growing number of online tools, many homeowners are tempted to go it alone. But, as with any large undertaking, selling a home on your own has its ups and downs.

Think of it this way: doing basic car maintenance is one thing, but replacing a timing belt? Most people leave that to a professional. Selling your home can be similar—there’s a lot to consider. If you’re exploring FSBO (For Sale By Owner), let’s break down what it involves, where it can get challenging, and why many sellers still prefer working with an agent.

And if you’re committed to trying FSBO, there’s a free guide linked at the end to help you get started.

Selling your home without a real estate agent

Choosing to go FSBO means you’re taking on the entire process yourself. That means setting the price, marketing, arranging showings, handling negotiations, and finalizing all the paperwork. You’re responsible for every step, without paying an agent’s commission—but to ensure a successful sale, there’s a lot to manage.

Potential Challenges of FSBO

Selling a home goes beyond putting a “For Sale” sign in the yard. Here’s a look at some common challenges FSBO sellers face:

  • Pricing Setting the right price is crucial to attracting buyers and maximizing your sale. Set it too high, and serious buyers may skip over it; too low, and you risk losing money. The National Association of Realtors® (NAR) reports that FSBO homes tend to sell for less than agent-listed homes. An agent’s pricing strategies reflect local trends and comparable recent sales, helping to set a fair, competitive price.
  • Marketing Reach FSBO sellers usually rely on platforms like Zillow or social media. Realtors, however, have access to the MLS, which connects your property with thousands of buyers and agents. They also use professional photography, staging, and networks to give your home optimal exposure.
  • Negotiation Skills Negotiating is more than just accepting or declining offers; it involves understanding the market and knowing how to get favorable terms. Realtors bring experience in managing these conversations, which can be especially valuable in shifting markets.
  • Paperwork & Legal Requirements Real estate deals involve substantial paperwork and legal obligations, from disclosures to contracts. Mistakes can cause delays—or worse, jeopardize the sale. Realtors are trained to handle these details, helping to minimize risks and ensuring a smoother process.

Selling a home involves a lot of steps, and without a good grasp of each one, it’s easy to feel overwhelmed.

Red 'Sold' sign on wooden post stands on green grass lawn, symbolizing property sale.

Why many sellers decide to work with a real estate agent

While saving on commission fees may sound appealing, the benefits of having a realtor often justify the cost. In 2022, 89% of home sellers used an agent, rising to 90% in 2023, according to NAR data. FSBO sales only made up 7%—the lowest ever recorded. So, why do most sellers still turn to agents?

Jessica Lautz, Deputy Chief Economist at NAR, sums it up well: “Sellers value having a professional on their side, especially in a complex market. From vetting buyers to managing offers and navigating legalities, a realtor’s expertise is indispensable.”

Here’s a closer look at the value an agent brings:

  • Higher Sale Prices Homes sold with a realtor typically achieve 16% higher sale prices than FSBO homes. Realtors know how to price, market, and negotiate to get you the best possible deal.
  • Pricing and Market Analysis Setting the right price is key to attracting buyers and maximizing your sale. Realtors rely on comparable sales, local market insights, and trends to find an effective price point.
  • Marketing and Exposure Getting top dollar means reaching the right buyers. Realtors use MLS, social media, professional photography, and staging advice to showcase your home and appeal to potential buyers.
  • Screening Buyers Agents can screen buyers, making sure they’re financially qualified and serious, saving you time and possible setbacks.
  • Negotiation Expertise Realtors are skilled negotiators who protect your interests, whether it’s handling offers, repairs, or other terms.
  • Coordination and Communication Selling a home requires managing multiple parties: buyers, agents, lenders, and title companies. Realtors keep these pieces organized, making the process smooth for you.
  • Legal Compliance and Paperwork Real estate transactions come with a stack of paperwork, and errors can be costly. Realtors ensure accuracy and compliance, helping you avoid unnecessary risks.

With all these benefits, the agent’s commission often proves its worth. Selling a home is a major financial transaction, and having an expert on your side can make a big difference. For a closer look at exactly what a real estate agent does to support home buyers and sellers, check out my post on the real estate agent’s role in home buying. This covers the ways an agent adds value at every stage of the process.

Blog: Comprehensive Guide to working with a Real Estate Agent

Who Might Be a Good Fit for FSBO?

FSBO can be a good option for some sellers, but it’s essential to be realistic. Consider FSBO if:

  • You’re experienced in real estate.
  • You’re in a hot market with strong demand.
  • You’re selling to a close friend or family member.

But for most, the knowledge, guidance, and resources a realtor offers are well worth the investment.

Conclusion: Deciding What Works Best for You

Selling your home without a realtor is a big decision, and choosing between FSBO and hiring an agent depends on your unique goals, resources, and comfort with the process.

If you’re considering FSBO, I’ve created a free FSBO guide below to help you through each step with tips and checklists.

Or, if you’d prefer to work with a professional and maximize your sale, I’m here to help. Just click the link to schedule a consultation and let’s discuss your next steps: Schedule a Consultation.

Thank you for reading! I hope this was helpful.

For Sale By Owner (FSBO) Listings: Done Right

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ADDITIONAL BUYER’S TIPS

Transform your home into a buyer’s dream with simple staging tips!

Bedroom with Brick Accent Wall

Imagine finding the perfect home for your growing family. It’s spacious, cozy, and just right for the next chapter of your life. But first, you need to sell your current home, and you want to get the best price possible. One way to accomplish that is by staging your home.

Home staging is all about making your house look its best so potential buyers can see themselves living. The goal is to make it sell faster. Let’s break down why staging is important and how you can do it without spending too much money.

Here are the benefits of home staging:

  • Make a Great First Impression: When buyers walk into a staged home, they feel an immediate connection. It looks clean, organized, and inviting. This first impression can make them fall in love with your home from the start.
  • Highlight the Best Features: Every home has special features that make it unique. Maybe it’s a cozy fireplace, a spacious kitchen, or a beautiful backyard. Staging helps show off these features, making them stand out to buyers.
  • Create a Sense of Space: Clutter and too much furniture can make rooms look smaller. Staging removes the clutter and arranges furniture to make spaces look bigger and more open. This helps buyers see the full potential of each room.
  • Increase the Home’s Value: A well-staged home often sells for more money. Buyers are willing to pay more for a home that looks move-in ready. According to the National Association of Realtors (NAR), 83% of buyer’s agents said a staged home helped buyers visualize the property as a future home[^1].
  • Improve Online Listings: Most buyers start their search online. High-quality photos of a staged home will catch their eye and make them want to see it in person. This can lead to more showings and a quicker sale.
Vintage wooden cabinet on parquet floor with carpet decorated with stylish lamps and plants in spacious room in daylight

Types of Home Staging

Depending on your budget, here are three types of home staging you can consider:

  1. Professional Staging: Hiring a professional stager means experts will furnish and decorate your home to look its best. They know how to make each room shine. While this can be more expensive, it often leads to higher offers and a faster sale.
  2. DIY Staging: Do-it-yourself staging is a great way to save money. You can use your own furniture and decor to create a welcoming atmosphere. Simple steps like rearranging furniture, adding a fresh coat of paint, and putting out fresh flowers can make a big difference.
  3. Virtual Staging: Virtual staging is perfect if your home is empty. Professionals use digital tools to add furniture and decor to photos of your home. It’s cost-effective and makes your online listing look amazing. Just remember, the actual home will look different from the photos.

Cost-Effective Home Staging Tips

Even on a budget, you can make your home look fantastic with these tips:

  • Declutter and Depersonalize: Remove personal items like family photos and excess decor. This helps buyers imagine their own things in the space.
  • Rearrange Furniture: Use your existing furniture to create cozy conversation areas and clear pathways. This makes the home look more spacious and functional.
  • Use Neutral Colors: Paint walls in light, neutral colors to make rooms feel larger and brighter. Neutral colors also help buyers envision their own style in the home.
  • Enhance Curb Appeal: First impressions start outside. Mow the lawn, plant flowers, and add a new welcome mat. Clean windows and touch up the front door paint to make your home more inviting.
  • Maximize Lighting: Good lighting makes a home feel warm and welcoming. Make sure all bulbs are working and use daylight LED bulbs for a bright, natural look. Open curtains and blinds to let in natural light.
  • Add Fresh Touches: Simple additions like fresh flowers, a bowl of fruit, or new towels in the bathroom can make a big difference. These small touches show that the home is well cared for.

By following these tips and choosing the right type of staging for your needs, you can make your home more appealing to buyers without spending a lot of money. Remember, the goal of staging is to help buyers see themselves living in your home. With a little effort and creativity, you can make your home stand out and sell quickly.

[^1]: National Association of Realtors – 2023 Home Staging Stats

ADDITIONAL SELLER TIPS

Choosing Between Multiple Offers When Selling Your Home

How to choose the best offer in a bidding war on my house?

As a seller, you may be lucky enough to receive multiple offers on your home. While this may seem like a dream come true, it can also be difficult to choose the best offer from the prospective buyers when you’re in a bidding war. Here are some factors to consider when choosing between multiple offers when selling your home.

Know what your priorities are when selling your home before any offers come in.

What’s important to one seller, may not be important to another seller. Before listing your house, it is best to consider what’s important based on your situation and discuss these details with your real estate agent. Ask yourself the following questions.

  1. Why am I selling my home?
  2. What is my preferred time frame for selling?
  3. Am I looking for a quick sale or the highest offer possible?
  4. What do I need to net from the sale of my home?

Answering these questions honestly will help you understand what to look for if you receive multiple offers.

Highest Offers is Not Necessarily The Best Offer

Remember that the best offer is the one that meets your individual needs as the seller. It’s important to remember that the highest offer isn’t always the best offer.

Here are five factors to consider.

  1. Earnest money deposit: How much earnest money has the buyer put down? A higher amount of earnest money may indicate that the buyer is more serious about purchasing your home.
  2. Cash is king: An all-cash offer usually means a quicker and smoother transaction with fewer conditions. However, be sure to request proof of funds to ensure the buyer has the funds available to cover the cost.
  3. The type of loan: Some loans are easier to obtain than others. For example, an FHA loan requires a lower down payment but has stricter guidelines than a conventional loan. In addition, is there a strong mortgage pre-approval letter provided with the offer?
  4. The down payment: A bigger down payment may be an indication of the buyer’s financial strength.
  5. The contingency clauses: Review any contingencies that are included in the offer. Ideally, it would be in the Sellers best interest to select an offer that has fewer contingencies. Here is a list of common contingencies to be on the lookout for.
    • Appraisal contingency: If the appraised value of a property is lower than the agreed contract price the buyer can back out of the contract. It’s important to look for verbiage in the Special Stipulation portion of the agreement for any additional verbiage regarding the Appraisal.
    • Home Inspection contingency: This allows the buyer to have a professional inspector come and inspect the property before closing. If any major repairs are needed, they may ask for repairs to be completed or a credit at closing. If the buyer feels the terms are not satisfactory, they can cancel the contract.
    • Financing contingencies: A financing contingency gives the buyer a way out of the contract if they are unable to secure financing.
    • Sale of home contingency: In today’s competitive market, these have become less common however may be included in an offer if the buyer needs to sell their current home to purchase yours.

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Consider the Closing Date?

Another important factor to consider when reviewing multiple offers is the closing date. This will give you an idea of how quickly the buyer can close on the property. If you’re in a hurry to sell, then you’ll want to choose the offer with the shortest closing time. On the other hand, if you’re not in a hurry to sell, then you may want to choose the offer with the longest closing time.

Is there an Appraisal Gap?

A buyer may offer over the asking price to win the bidding war but fail to address the potential appraisal gap. An appraisal gap is a difference between the appraised value of a home and the sale price. The buyer’s mortgage lender will only lend up to the appraised value. If there is an appraisal gap the difference must be addressed. Will the buyer pay the difference or are they expecting the seller to reduce the price to cover the difference. It’s important to understand the expectation before accepting the offer.

Is there an escalation clause?

An escalation clause is a tool that some buyer agents use to make their buyer’s offers more attractive. It’s an agreement between the buyer and seller that says the buyer will outbid any other offers by a specified dollar amount or percentage. For example, if another offer comes in at $500,000 and the original offer had an escalation clause of $2000 over the next highest offer, then the new offer would be $502,000.

If you’re considering an offer with an escalation clause, make sure to understand how it works and what your maximum sale price would be. You don’t want to get into a situation where you’ve agreed to sell your home for more than it’s worth.

You should also be aware that some buyers may try to use an escalation clause as a way to low-ball you. They may make an initial offer that is well below your asking price to escalate the price to a more reasonable level. If you’re not comfortable with this type of negotiation, then you should reject any offers that include an escalation clause.

Do you need a buyer with a flexible timeframe?

One of the questions to ask yourself was: “what is my preferred timeline? This could be extremely important when you are selling your home to purchase a New Construction property. A buyer with a willing and flexible timeframe would be crucial to the success of the transaction. To avoid having to move out of the property prematurely, the right buyer may allow you to remain in the home after closing until you close on your new home. The buyer’s real estate agent may offer this information when putting in the offer.

Photo of Nashville Black Female Real Estate Agent. Contact Shameka Britton for service beyond the sale.

How can your Real Estate Agent help you?

Your real estate agent can help you review the offers and advise you on which one is the best. They will also be able to provide insight on how to negotiate with the buyers to get the best possible price for your home.

If you’re considering multiple offers on your home, make sure to consider all of the factors listed above before making a decision. With a little bit of careful consideration, you’re sure to find the best offer for your situation.

In Conclusion:

When selling your home, you may be faced with the difficult task of choosing the best offer from a bidding war. There are a few key factors that you should consider when reviewing multiple offers, including the contingencies included in the offer, the closing date, the appraisal gap, and whether or not there is an escalation clause. You should also consider whether or not the buyer is willing to be flexible with their timeframe. Your real estate agent can help you review the offers and provide insight on how to negotiate with the buyers to get the best possible price for your home. With a little bit of careful consideration, you’re sure to find the best offer for your situation.

If you have any questions or would like more information, please contact me at [email protected]. I would be happy to help you with all your real estate needs.

Thank you for reading! I hope this was helpful.