Should You Buy or Sell First? A St. Louis Guide

Option 1: Sell first

Pros: you know your exact proceeds, and you will not carry two mortgages. Cons: you may need temporary housing or a rent-back. Tip: negotiate a short rent-back (leaseback) so you stay in the home for a few weeks after closing.

Option 2: Buy first

Pros: you move once, on your schedule. Cons: you may carry two payments for a while. Ways to do it: - Qualify for both payments - A bridge loan or home equity line - A buy-before-you-sell program that helps fund the purchase before your sale

Option 3: Contingent offer

You make an offer contingent on selling your current home. It protects you, but sellers may prefer non-contingent offers in a competitive situation. In St. Louis, with inventory up 15.4% in September 2026 (St. Louis REALTORS), some sellers are more open to contingent offers than they were a year earlier.

How to choose

1. How much equity do you need for the next down payment?
2. Can you qualify for two payments?
3. How much risk can you handle if your home takes longer to sell?
4. How flexible is your move date?

Talk to a lender early

Ask your lender what you qualify for with and without your current home sold. That answer often decides the strategy.

My Certainty First Plan

For sellers who want to buy first, I compare buy-before-you-sell options, backup cash offers and timelines side by side. Request your Clear Path Plan.

A sample timeline for selling first with a rent-back

1. Prepare and list your home.
2. Accept an offer with a 30 to 60 day rent-back.
3. Close on your sale and receive your proceeds.
4. Shop and buy with your proceeds in hand.
5. Move once your new home closes.

A sample timeline for buying first

1. Get approved for both payments or arrange bridge financing.
2. Buy your next home.
3. Move, then prepare and list your current home empty, which often photographs and shows well.
4. Sell and pay off the bridge financing.

Mistakes to avoid

• Assuming you qualify for two payments without asking a lender
• Listing before you know where you are going
• Forgetting moving and overlap costs in your budget

Related reading

See the best time to sell in St. Louis.

Example: a move-up seller in St. Louis County

A family owns a home worth about $340,000 (the St. Louis City and County median in September 2026, St. Louis REALTORS) with a $180,000 mortgage, and wants a $450,000 home. - Sell first: they net their equity after costs, use it as the down payment, and negotiate a 30 day rent-back to avoid moving twice. - Buy first: they need approval for both payments or bridge financing to use their equity before the sale. - Contingent offer: they offer on the new home contingent on selling theirs, which may work better now that inventory is up 15.4% and some sellers are more flexible.

Questions for your lender

• What do I qualify for if my current home is not sold?
• Can I use a bridge loan or HELOC, and what will it cost?
• How would a rate buydown change the payment on the new home?

Market timing

Homes averaged 31 days on market in St. Louis City and County in September 2026. Add 30 to 45 days for a financed closing. That window is what your plan needs to bridge.

Request your Clear Path Plan to compare the options side by side.