One of the biggest practical questions people run into when they start thinking about downsizing into a rambler is the timing of the move.
Do you sell your current home first and then start looking, or do you try to buy before selling?
This question comes up frequently because many downsizers worry about what would happen if they sell their current home first so they can have the cash from the sale ready for the purchase of the next home… only to discover that the right home isn't available when they need it. In that situation, they could temporarily find themselves without a place to live.
Because of that concern, many homeowners start thinking that buying the next home first might be the safer path. And in fact, if someone is in a financial position to do that, it can often be the easiest approach because it removes much of the timing pressure from the process.
The challenge, of course, is that not everyone has the ability to buy a home before selling their current one.
But whether someone plans to buy first or sell first, the key to making either path work is preparation.
When homeowners prepare properly before making a move, they often discover that they have more flexibility and more options than they originally thought.
Financial preparation
The first step is understanding the financial mechanics of the move.
Even if someone has the resources to purchase their next home without immediately selling their current one, it's still important to understand how that would actually work. That often means speaking with a lender, financial advisor, or sometimes a CPA to understand what funds are available, how those funds can be accessed, and whether there are any tax considerations involved.
Having this clarity early in the process can make a significant difference when it comes time to act.
Preparing your current home for sale
The second part of preparation is getting your current home ready for the market, assuming that selling it is part of the plan.
The better prepared a home is before listing, the more predictable the selling process tends to be. That predictability helps reduce financial exposure, particularly if the next purchase involves financing or if there is still a mortgage on the current home.
One common mistake homeowners make is trying to do too much when preparing their home for sale. A good real estate broker can help guide that process so you focus on the improvements that actually matter, rather than spending time and money on projects that may not meaningfully affect the outcome or provide a return on investment.
Understanding the homebuying process
The third area of preparation is understanding how the homebuying process works.
That typically starts by setting up a search directly through the local MLS — in our area, the NWMLS — which is essentially the database of homes for sale in the region. In fact, most home search websites pull their data from this same database.
Using the MLS ensures that you're seeing the most complete, accurate, and up-to-date information about homes that are currently available.
Once you've identified potential homes, it's also important to go see them in person. Every home you visit provides valuable context and helps refine your understanding of what works well for you and what doesn't. I sometimes describe this as “gathering data points,” because each visit helps you better understand the market and your own preferences.
Preparation creates flexibility
When homeowners prepare in these three areas — finances, preparing their current home for sale, and understanding the buying process — the transition becomes much easier to manage.
Whether someone ultimately buys first, sells first, or buys without selling at all, successful transitions almost always start with proper preparation.
Did this topic raise new questions for you?
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— Doron Weisbarth, Weisbarth & Associates
