Sell & Buy at the Same Time
3 Proven Strategies to Make Your Move Without Getting Stuck in Between
A Homeowner Guide from Susan Roberts
Homes by Roberts Realty, brokered by eXp
The Only A.I. Certified Agent™ in the Indianapolis Area
Serving Indianapolis, Carmel, Fishers, Westfield, Noblesville, Zionsville & Whitestown
Feeling Overwhelmed? You're Not Alone.
If you need to sell your home AND buy your next one, it can feel like a puzzle. What if your home sells first and you have nowhere to go? What if you find the perfect home but can't buy it yet?
Here's the good news. You don't have to risk being left 'homeless' in between. There are proven ways to line up the timing so you move once and move smoothly.
In this guide, you'll learn:
- The 2 questions to answer BEFORE you start
- 3 proven strategies to sell and buy at the same time
- Cash offer options from institutional buyers (and how to get a preliminary offer)
- A simple checklist to help you plan your next move
A Quick Note from Susan
We get calls and emails every day from people just like you who want help making a move… and we love it! Whether you're moving in 9 days or 90 days, this guide will help you know your options.
Before You Start: 2 Big Questions
Question 1: Do you need to sell this home to buy your next one?
In other words, is your purchase 'contingent' on selling your current home? If so, that will shape how your offers are written and negotiated on both sides.
Question 2: Can you buy without selling first?
If you can, you'll have more choices and a stronger offer. Sellers like buyers who don't have to wait on another sale. It gives you much more room to negotiate.
Why These Questions Matter
Your answers affect how your offers are written, how you accept offers on your home and how your loan works (if you need one). Paying cash? The process is a bit simpler. But you still need to plan when you'll move out of one home and into the next. After all… no one wants to be 'homeless'!
The 3 Proven Strategies
Make sure YOU understand these options… and make sure your agent does, too!
Strategy 1: Coordinated Settlements
What it is: The sale of your current home and the purchase of your new one happen on the same day, usually back-to-back. For example, you close on your current home in the morning and buy your new home in the afternoon.
Good to know: In our area, this is called a 'coordinating' settlement. In other places, you may hear 'coinciding' settlement. They both mean the same thing.
What Is a 'Dry' Closing?
No, it doesn't mean an alcohol-free closing! Indiana allows dry closings. This means the papers can be signed and the deal can move forward, even if the money from the first closing hasn't 'funded' (been sent) yet. Everyone must know about it, and the seller must be okay with waiting a short time to get paid. This actually happened to me once when the federal system that clears money was 'down.' It could have been a disaster for everyone if dry closings weren't allowed. Keep in mind… not all states allow them.
Keep in mind: Most contracts allow for same-day closings. If yours doesn't, your agent can add the right words to the contract. For this to work, your agent MUST write both your listing contract and your purchase agreement correctly. That brings us to Strategy 2.
Strategy 2: Home of Choice Contingency
What it is: A 'contingency' is a condition in the contract. With this one, you accept an offer on your current home, but the sale depends on you finding your next home within a set time. For example, 30 days.
If you don't find a home in time: You can choose to extend the time or cancel the contract. This protects you. You won't have to hand over your keys until you know where you're going.
It works both ways: The purchase agreement on your NEW home should also be contingent on the sale of your current home. That way, both deals are linked together.
Feeling Confused? That's Okay!
Contracts can feel tricky. Don't worry… I've got your back! I'll walk you through every line so you know exactly what you're signing.
Strategy 3: Seller Lease-Back
What it is: You sell your current home, but you don't move out right away. Instead, you stay in the home as a short-term renter. This is also called a 'rent-back.'
How long? You and the buyer agree on a time, often 30 to 60 days. That gives you time to finish buying and move into your new home.
When it helps most:
- You need the money from your sale to buy your next home
- There's a gap between your two closing dates
- You want breathing room so moving day is calm, not rushed
Susan's Tip
A lease-back is all about the details. Who pays the utilities? What happens if something breaks? How much is the rent or deposit? A great agent will spell all of this out in writing before you close.
Another Path: Cash Offers from Institutional Buyers
Some large companies buy homes with cash. These are called 'institutional buyers.' Many people think they only offer a quick, low-price sale. But today, some of them have programs built to help you sell and buy at the same time.
These programs aren't right for everyone. But for some sellers, they solve the timing problem in a whole new way.
Want to See Your Numbers? I Can Get You a Preliminary Offer!
I can request a preliminary cash offer on your home from these institutional buyers. It gives you a real starting point to compare against a traditional sale. You're never obligated to accept it… it's simply more information so YOU can make the best choice. Call or text 317-777-9146 to request yours.
Your Options, One by One
Option 1: Quick Cash Sale
How it works: The buyer makes one cash offer and closes in one step. You could close in as little as 10 to 20 days.
Good for: Sellers on a very tight timeline, such as a job move, an estate or inherited home, or a big life change.
Keep in mind: This is usually the LOWEST offer. You trade some of your money for speed and ease.
Option 2: Two-Step Sale
How it works: The buyer makes an offer, often close to market value, and closes in about 15 to 30 days. Your loan is paid off and you get your first payout so you can move forward. Part of your money (often 15% to 35%) is held back. The buyer then fixes up and resells the home. When it sells, you get the held-back money, and you may share in any extra profit.
Good for: Sellers who need their equity quickly, or buyers of a new build who need their current home under contract.
Keep in mind: Program fees, closing costs and commissions mean you may walk away with less than a traditional sale. You also wait for part of your money.
Option 3: Sell & Stay
How it works: This uses the two-step sale, then lets you rent your home back for a few months (often 3 to 6). Your rent and deposit are taken out of your money at the first closing, so there are no monthly checks to write. When your lease ends, you move out and the home is put on the market.
Good for: Sellers who need more time to find their next home, or who need their sale money before they can buy.
Keep in mind: This is longer than the 30 to 60 day lease-back in Strategy 3. The same fees from the two-step sale apply.
Option 4: Buy First, Sell Later
How it works: The buyer gives you a cash offer on your current home that's locked in for a set time (often around 150 days). Because your home already has a buyer, your lender may not count your current mortgage when you apply for your new loan. That can let you make a strong offer with NO home-sale contingency. You move first, then your old home is prepped and listed empty.
Good for: Sellers who want to find the right home before they list, or who are buying a new build and need their current home under contract to qualify.
Keep in mind: If your home doesn't sell on the open market in time, the buyer purchases it at the locked-in price. There's also a program fee.
One more option: Some buyers also offer a 'Fix & Sell' program. They pay for updates out of your proceeds, so you don't pay upfront or live through the work. Then the home is listed at a higher price, and you share in the extra profit.
Side-by-Side Comparison
| Option | Speed | Your Money | Best For |
|---|---|---|---|
| Quick Cash Sale | Fastest | Lowest | Tight timelines |
| Two-Step Sale | Fast | Moderate, paid in 2 parts | Needing equity quickly |
| Sell & Stay | Fast sale, slow move | Moderate, paid in 2 parts | More time to find a home |
| Buy First, Sell Later | You set the pace | Market sale, minus a fee | Buying before selling |
| Traditional Listing | Depends on market | Often the highest | Sellers with time to plan |
Susan's Promise: Total Transparency
I'll put your cash offer options side-by-side with a traditional sale and show you what you'd actually walk away with. No pressure. Just clear numbers so you can decide what's best for YOU. Keep in mind… program terms, fees and timelines vary by buyer and can change. Not every home qualifies.
Quick Recap
- 1
Coordinated Settlements – Close on your sale and purchase on the same day.
- 2
Home of Choice Contingency – Your sale depends on you finding your next home.
- 3
Seller Lease-Back – Rent your home back for a short time after you sell.
Each option can be shaped to fit YOUR situation. And sometimes the best plan uses more than one! Don't forget… cash offer programs from institutional buyers can give you even more choices.
Your Move Planning Checklist
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Decide: Do I need to sell before I buy?
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Talk with a lender about what you qualify for (if you need a loan)
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Pick the strategy (or mix of strategies) that fits your timeline
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Make sure your agent writes BOTH contracts to match your plan
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Set your move-out and move-in dates in writing
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Line up movers early, especially for same-day closings
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Ask Susan for a preliminary cash offer to compare your options
About Susan
About Susan: Susan Roberts is a residential Realtor with Homes by Roberts Realty, brokered by eXp, and the only A.I. Certified Agent™ in the Indianapolis area. She helps buyers, sellers and relocation clients across Indianapolis and Hamilton County. Watch her YouTube channel, Less House, Less Stress, More Life, for more helpful tips.
More Ways I Can Help
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Preliminary cash offers: I can request a preliminary offer from institutional cash buyers so you can compare your options.
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Flexible seller options: Ask me about lease-back and buy-first options.
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Free seller guide: Get my 'Sell & Buy at the Same Time' guide to avoid getting stuck between homes.
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Free strategy call: We'll talk through your timing, your goals and your next step.
Ready to Make Your Next Move the Best One Yet?
Let's build a plan that fits YOUR timing. Book a free strategy call and we'll map out your sale and purchase together. Ask for your preliminary cash offer, too!
See you on the other side of SOLD!
Susan Roberts, eXp Realty | 317-777-9146 (Call or Text) | SusanRobertsGroup.com
This guide is for general information only and is not legal, tax or lending advice. Contract terms and closing rules can vary. Please talk with your agent, lender and title company about your own situation. Equal Housing Opportunity.
