How Do I Sell My Starter Home and Buy My Next One at the Same Time in the Greater Tulsa Area?

Upgrading from your first home means two moves made at once: selling the home you have and buying the one you want next. There are three main ways to line them up: sell first, buy first, or make a contingent offer on your next home. The right one depends on how much your next purchase relies on the equity in your current home, and how comfortable you are carrying two homes for a while.

Whether you're upgrading in Tulsa, Broken Arrow, Jenks, Owasso, Collinsville, Coweta, Glenpool, or Catoosa, the decision starts with the same three numbers.

I'm Christina Shortsleeve, a REALTOR® with REMAX Results, and I help homeowners across the Greater Tulsa Area through every chapter: the first home, the next home, and the right-size home. Selling one home while buying another is the part that feels most complicated, and it's the part that benefits most from a plan.

1. What your home is likely to sell for. You can start with a complimentary home value.
2. What you'll net after the sale. Before you list, I prepare an estimated net sheet at a couple of different price points, so you can see your numbers ahead of time.
3. What your lender says you can comfortably carry. This includes whether you can qualify for your next home while you still own your current one.

With those three numbers in hand, the right path usually becomes clear. My article on what it costs to sell a house in Oklahoma explains what goes into your net.

The upside: You know exactly what you're working with. Your sale price, your proceeds, and your closing date are settled before you commit to your next home, and you aren't carrying two mortgages.

The tradeoff: You may need somewhere to live in between, and you'll be buying on a timeline.

Who it usually fits: Homeowners whose next purchase depends on the equity from their current home.

The upside: One move. You find your next home, settle in, and then sell the home you're leaving.

The tradeoff: You'll carry two homes for a period of time. That means two mortgages, plus two sets of taxes, insurance, and utilities until your current home sells. You also need to qualify for your new loan while you still own your current home.

Who it usually fits: Homeowners who can comfortably carry both homes for a few months.

Yes. Two options sit between selling first and buying first:

• A contingent offer. Your offer on your next home depends on your current home selling. In the Greater Tulsa Area, sellers are open to contingent offers, but whether one is accepted varies with each situation. Having your current home ready to list makes a contingent offer much stronger.
• A bridge loan or home equity line of credit. These can let you use some of the equity in your current home toward your next one before your sale closes. They aren't the right fit for everyone, and the terms vary by lender, so ask your lender before you start touring homes.

I map your sale and your purchase together, before anything is listed. That's what my system for first-time homeowners ready to upgrade is built for. I call it The Next Chapter: A Home for What's Ahead, and it has five steps: Discover, Run the Numbers, Choose the Path, Prepare and Position, and Coordinate the Move.

Which path fits depends on your situation, including how easily you can leave for showings and keep your home show-ready. I like to start planning about six months before your home goes on the market, so nothing feels rushed.

If you're buying again for the first time in a few years, a lot of the process will feel familiar. My articles on how pre-approval works and how to decide how much to offer are good refreshers.

• Shopping before knowing their numbers. Falling for a home before you know your likely sale price and what you can carry makes the decision emotional instead of clear.
• Listing before there's a plan for the next home. An accepted offer can arrive faster than you expect.
• Assuming a contingent offer won't work. In the Greater Tulsa Area, sellers are open to them. Preparation is what makes them work.
• Underestimating the cost of carrying two homes. Two sets of taxes, insurance, and utilities add up month by month.

Can I buy a new house before selling my current one?

Yes, if you can qualify for your new loan while you still own your current home and comfortably carry both for a while. A bridge loan or home equity line of credit may help, depending on your lender.

What is a contingent offer?

An offer on your next home that depends on your current home selling. In the Greater Tulsa Area, sellers are open to them, though whether one is accepted varies with each situation.

Should I sell first or buy first when upgrading?

It depends on how much your next purchase relies on the equity in your current home, and how comfortable you are carrying two homes. Start with your likely sale price, your estimated net, and what your lender says you can carry.

How do I know how much equity I have?

Start with a complimentary home value, then an estimated net sheet shows what you can expect to walk away with after your costs are paid.

If you're ready to think about your next home, start with a complimentary home value, and when you're ready, send me a message. I'll help you map your sale and your purchase together, so both moves work on a timeline that fits your life.

Christina Shortsleeve is a REALTOR® with REMAX Results in the Greater Tulsa Area, helping first-time buyers, homeowners ready to upgrade, and downsizers buy and sell with a clear plan. She has sold 127 homes since 2020.