Do you sell first, or buy first? In a market like Loomis, the order you choose can mean the difference between a clean move and two mortgages.
By Meghan Mitchell, Realtor · DRE 01440500 | Ryan Mitchell, Mortgage Lender · Loan Factory · NMLS #26036
If you're a Loomis homeowner thinking about moving up, moving over, or finally getting that acreage with room for the horses, you've probably hit the same wall every one of our clients hits: do you sell first, or buy first?
There's no universal right answer here. There is, however, a right answer for your equity, your timeline, and your risk tolerance. Here's exactly how we walk clients through it.
Start With the Market, in Both Directions
The state of the housing market, where you're selling and where you're buying, is the single biggest factor in how you time this. In a buyers market, there are more homes for sale than people looking to buy, so you may find your next home faster than you sell your current one; sellers in that kind of market are often more open to a contingent offer. In a sellers market, buyers outnumber available homes, so your current place may sell quickly while finding the right next home takes longer — that's when a rent-back after closing becomes your best friend.
As of mid-2026, Loomis is still leaning toward a seller's market. Well-priced homes near downtown are moving in two to four weeks. But if you're shopping on the buy side for a larger equestrian property or a custom estate over $1M, expect a longer runway — those can sit for three to six months even when marketed well.
Translation: your current home will likely sell fast if it's priced right, but finding your next home, especially if you need acreage, a shop, or horse facilities, is the slower, harder part. That imbalance should drive your whole strategy, and it's exactly why a rent-back tends to serve Loomis sellers better than a sale contingency does.
I tell every client the same thing: don't let the calendar decide this for you. In this market, your home will probably move quickly if it's priced right, so the real work is figuring out where you're going before you commit to a departure date.
Do Your Financial Homework First
Before you decide on a path, get real numbers in front of you.
Start with your current home's value — an online home value estimate or a comparative market analysis from your agent will get you in the ballpark — then estimate your actual net proceeds. That means subtracting your remaining mortgage balance, agent commissions (typically 2.5–3% for your listing side, plus whatever you negotiate toward the buyer's agent), likely repair costs or concessions (a pre-inspection helps you get ahead of this), and, if your home has appreciated a lot, a conversation with a tax advisor about capital gains exposure.
Once you know what you'll likely walk away with, you can build your buying budget: how much you can put down, what loan amount you'll qualify for, and which financing path actually makes sense.
This is the step people skip, and it's the one that saves deals. Before you fall in love with a house, let's run your actual numbers — proceeds, reserves, and what a bridge loan or HELOC payment would really look like month to month. It changes what offers make sense.
Why the Right Agent Matters More in This Scenario
Buying and selling at the same time is a coordination problem as much as a real estate one. You want an agent who asks about your real priorities, your timeline, and your must-haves in the next home — and who has actually handled both sides of a move like this before. Pricing your current home right is also more than half the battle: price it to sell on your timeline, not just for the highest number, and the rest of the plan gets a lot easier.
Buy First, Then Sell
If you find the right property before your current home is under contract, here's how to make it work:
Sale and settlement contingency. You offer on the new home contingent on selling yours. The seller can typically still field other offers while yours is pending — this works best in a buyers market or when the seller isn't worried about losing other buyers.
Extended closing. If you're confident your home will sell quickly, ask to push the closing date on the new home past the standard 30–45 days, giving yourself time to sell and use those proceeds.
Cash or savings. If you have the reserves, buy the new home (or at least the down payment and closing costs) with savings, then sell your current home after the dust settles. Just budget for moving costs and repairs on top.
HELOC. Borrow against your current home's equity for the down payment, then pay off the line of credit from your sale proceeds. The balance needs to be cleared at or before your home sells.
Bridge loan. Short-term financing that covers your down payment until your current home closes. Rates are running 9–11% in 2026, and most lenders want at least 20% equity in your current home before approving one.
Rent out your current home. If you don't need the sale proceeds to buy, you could turn your current home into a rental and skip the simultaneous-sale pressure entirely. Just know that being a landlord isn't always simple, and showing an occupied home later can complicate a future sale.
Pros: you move once, you have somewhere to land immediately, and you're not rushed into buying something you don't love. Cons: you may feel pressure to accept a lower offer on your sale, a contingent offer is less competitive in a hot market, and if your cash is tied up in your current home, your new offer may not be as strong as it needs to be.
Bridge loans and HELOCs both work, but they're not interchangeable. A bridge loan buys you a clean, non-contingent offer; a HELOC is usually cheaper but takes longer to set up. Call me before you write the offer, not after, so we pick the one that actually fits your equity and timeline.
Sell First, Then Buy
If you'd rather lock in your equity before you shop, here's the playbook:
Settlement contingency. List and get your home under contract first, then offer on your next home contingent on your sale closing. This is the stronger play in a seller's market like Loomis right now.
Rent-back agreement. Close on your sale, then rent the home back from the new owner for anywhere from a few days to a few months while you shop. Usually the smoothest option in a market like ours.
Temporary rental. Yes, it means moving twice, but closing one transaction before starting the next removes the pressure entirely and gives you real time to find a home you're excited about.
Pros: you know exactly what equity you have to work with, you can roll it straight into your next purchase, and there's real peace of mind in closing one chapter before opening the next. Cons: you may need a temporary living situation, and double moving, plus possible storage costs, adds up.
How We Think About Timing It for a Loomis Move
Because well-priced Loomis homes are selling in weeks but the right replacement property, especially anything with acreage, wells, septic, or horse facilities, can take months to find, we generally tell clients to start shopping before they list. You don't have to write an offer yet, but you should know what's really out there and what it's taking to win.
Once you have a realistic read on your next home, that's when we get serious about a rent-back, a settlement contingency, or timing your listing to overlap with your search. Spring and early summer still bring the most buyer activity for standard lots, but Loomis's equestrian buyers shop year-round because suitable properties are so scarce, so if that's your world, don't wait for "the season."
The Bottom Line
There's no perfect formula here — it's a puzzle unique to your equity, your timeline, and what you're trying to buy. But the worst position to be in is the one where you're forced to decide under pressure. Start the conversation early, know your real numbers, and have a plan for both directions before you need one.
Ready to Talk Through Your Move?
If you're weighing this for your own move in Loomis, Rocklin, or greater Placer County, we're always happy to run the numbers with you and talk through what actually makes sense for your situation. No pressure, no obligation — just real numbers and a real plan.
