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Free guide · Move-up buyers

The Move‑Up Guide

Ready for your next home? Here's how to sell one and buy another without losing sleep.

Your first home did its job. Maybe you need another bedroom, a real office, a bigger yard, or a different neighborhood. The hard part isn't wanting the next home. It's figuring out how to sell one home and buy another at the same time.

The good news: there's more than one way to do it, and the right one depends on your money, your timing, and how much juggling you're comfortable with. This guide walks you through five steps so you can see your options clearly and choose the path that fits you. My job is to lay out the trade-offs honestly, so the decision you make is yours and you feel good about it.

By Amy Hyden · Updated October 2026

Start with step 1

Step 1

Know your numbers

Every good move-up plan starts with three numbers: what your home is worth, what you'd walk away with, and what you can comfortably buy next.

Your home's value. Not a guess from a website, but a real look at what similar homes nearby have sold for recently. I'm happy to put this together for you, no strings attached.
Your equity. Roughly, that's your home's value minus what you still owe. It's often the biggest piece of your next down payment.
What you'd actually net. Selling has costs: commissions, Washington's real estate excise tax, title and escrow fees, and any prep or repairs. Your net is what's left after those and your loan payoff.
What you can buy next. A lender looks at your income, debts, and how much cash you'll have, and when. Talk to one early, before you fall for a house.

Knowing these numbers first makes every other decision in this guide easier. You'll see right away which paths are open to you and which ones aren't.

Step 2

Choose your path

There are four common ways to move up. None is "right" for everyone. Each one trades a little certainty for a little convenience, or the other way around.

Sell first, then buy

How it worksYou sell, take your equity in cash, then shop. A rent-back (staying in your home for a short time after closing) or a short-term rental can bridge the gap.

A good fit if…You need your equity for the next down payment, or you want to know exactly what you have to spend.

The trade-offYou may need to move twice, or shop on a deadline.

Buy first, then sell

How it worksYou buy the next home before your current one sells, using a bridge loan, a HELOC (a credit line on your current home), or a buy-before-you-sell program.

A good fit if…You want one move and a strong, non-contingent offer.

The trade-offFor a while you may carry two homes, and the financing costs more.

Contingent offer

How it worksYou make an offer on the next home that depends on your current home selling.

A good fit if…Your market has some breathing room and your home should sell quickly.

The trade-offIn a competitive market, sellers often prefer offers without contingencies.

Keep it as a rental

How it worksYou buy the next home and rent out the current one instead of selling.

A good fit if…Your current home would rent well and you're ready to be a landlord.

The trade-offYour equity stays in the old house, and renting has real work and tax questions. Talk to a tax pro before you decide.

We'll talk through these together with your actual numbers, so you can see which one fits your life, not just your spreadsheet.

Step 3

Get your current home ready

The goal isn't a renovation. It's a home that looks cared for, photographs well, and lets buyers picture themselves in it.

Edit first. Pack away the extras now; you're moving anyway. Less stuff makes rooms look bigger.
Fix the small things. Drippy faucets, sticky doors, burned-out bulbs. Buyers notice them and wonder what else was skipped.
Freshen, don't remodel. Paint, a deep clean, and tidy landscaping usually pay off. Big projects rarely do right before a sale.
Pick your timing. When you list depends on the path you chose in Step 2. We'll line it up so you aren't rushed on either side.

I'll walk through your home with you and point out what's worth doing, and just as important, what isn't.

Step 4

Find the next one

This time you have an advantage: you've lived in a home. You know what you loved, what drove you crazy, and what you never used.

Before we start touring, make three short lists:

What your current home gets right. Don't lose these by accident.
What you've outgrown. Space, layout, commute, yard, storage. Be specific.
What would make the next five to ten years easier. Think about how your life is changing, not just how it looks today.

Those lists keep the search focused and make it easier to recognize the right home quickly, which matters when you're coordinating a sale at the same time.

Step 5

Make the move

This is where the two halves come together: one closing, then the other, or both on the same day, plus an actual moving truck.

It sounds like a lot to juggle, and it would be if you were doing it alone. You won't be. From the day we go under contract, I'll keep both sides coordinated with your lender, escrow, and the other agents, and I'll make sure you always know what's coming next and what, if anything, I need from you.

Your part is the fun part: deciding where the couch goes.

★★★★★

“About five years ago, Amy helped me sell my Columbia City condo and then guided me through purchasing a single-family home about a year later.”

ChandaSold, then bought

Amy Hyden standing by an entry table in a striped sweater

When you're ready

Let's map your plan.

Over coffee, we'll look at your numbers, talk through the four paths, and sketch a timeline that fits your life. No pressure and no commitment, just a clear picture of your options.

Book a 20-minute call

Or call or text 206-403-0217