I get some version of this question almost every week. Usually it comes from a couple who has been in their house for ten or fifteen years. The kids are bigger, or gone. They've found a place they love in Frisco or Rockwall or closer to the grandkids. And then the worry sets in: "What do we do about the house we're living in?"
It's a fair worry. For most people, the house they own is where most of their down payment is sitting. That money is tied up until they sell.
So let me walk through how I explain it when people sit down across the desk from me.
The old way: sell first, then buy
For a long time, the standard advice was to sell first. You know exactly what you have to spend, and you never carry two houses.
The catch is the part in the middle. Once your home sells, you may need to be out before you've found or closed on the next one. That can mean a short-term rental, a storage unit, and moving twice. I've watched families do it. It works, but it's hard on everybody, especially if school or work is involved.
Right now there's another wrinkle. More than 1 in 4 DFW listings have cut their price (HousingWire), and homes are taking longer to sell. If your sale takes longer than you planned, the whole move can stall.
The contingent offer
Another route is to make an offer on the new home that depends on your current home selling. Some sellers will accept that. Many would rather take an offer with fewer strings, so a contingent offer can lose out to a cleaner one, even at the same price.
Buying first
This is where buy-before-you-sell options come in. There are a few ways it can work, and the right one depends on your situation:
Some homeowners can qualify to carry both mortgages for a short stretch, based on their income and savings.
Some use the equity in their current home, through a bridge loan or a home equity line, to cover the down payment on the new place before they sell.
Fairway also offers a Buy Before You Sell program that may let eligible homeowners use their current home's equity to buy first, move once, and then sell on their own timeline.
I'm keeping that general on purpose. Every one of these comes with its own guidelines, eligibility rules, costs and credit approval, and they don't fit every family. The point isn't that buying first is always better. The point is that you have more choices than most people realize, and you should know them before you list your home or write an offer.
Why I start with a conversation
I've been doing this for 21 years, and I still start every one of these the same way: face-to-face, with a cup of coffee and a notepad. We look at what you owe, roughly what your home could sell for, what your budget looks like with one payment and, for a while, maybe two. Then we talk through which path makes sense, including the option of just selling first.
You'll leave knowing your real numbers and your next step. No pressure to do anything that day.
Timing matters more than people think
When you do find the right house, being ready to move quickly helps. The typical DFW contract-to-close time is about 29 days (median, NTREIS via Pax Realty, Oct 21, 2026). I can often close in as little as two weeks when the file is ready to go. Timelines vary with the loan, the appraisal and the title work, so I'll always give you an honest read on yours.
That speed can matter when you're competing with other buyers, or when you're trying to line up a move with the sale of your current home.
If this sounds like you
If you've been eyeing your next home but feel stuck because of the one you're in, let's talk before you make any decisions. Bring your questions, even the ones you think are basic. Those are usually the most important ones.
Message me, or call or text 214-336-3371. You can also start at applywithmark.com.
Questions first. Keys next.
Mark Herrell, Sr. Mortgage Banker, Fairway Home Mortgage, Dallas
Educational content only. Not a commitment to lend. Program guidelines, eligibility requirements and credit approval apply. Closing timelines vary and aren't guaranteed.
Mark Herrell, NMLS 271448 | Fairway Home Mortgage, NMLS 2289 | Equal Housing Opportunity
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