Get your Holm Move plan
I'll map both options, buy first or sell first, with real numbers for your home and your next one. Free, no obligation.
Five steps, one move
- Numbers firstWhat your home is likely to sell for, what you'll net after costs, and what your lender will approve for the next one.
- Pick the orderBuy first, sell first or both at once, based on how fast homes are moving in your community and price range.
- Prep and price to sell in the first two weeksFresh listings get the most attention, so we launch ready: repairs, staging and a price backed by recent sales.
- Write the right offerConditions that protect you: financing, inspection, and the sale of your home when it makes sense.
- Line up the datesPossession on business days with a buffer, and movers, lawyer, utilities and insurance booked around them.
Buy first or sell first?
| Order | Why families choose it | The risk, and how we handle it |
|---|---|---|
| Sell first | You know your budget exactly and can write a clean offer on the next home. | You might need somewhere to go if the right home isn't there yet. Fix: a longer possession date or a short rent-back. |
| Buy first | You get the home you want when it comes up, without waiting on a sale. | You could carry two homes for a while. Fix: a condition on the sale of your home, or bridge financing once yours sells. |
| Both at once | Possession dates lined up so you move once. | Two deals have to fall into place together. Fix: a plan for both timelines before you list. |
There's no single right answer. In a busy spring market, waiting to sell can mean missing the right home; in a slower one, buying first can mean carrying two mortgages. I'll show you both paths with your numbers before you decide.
Bridge financing, in plain English
If you buy your next home before your current one closes, a bridge loan can cover the down payment in between. Lenders usually want a firm sale on your current home before they approve it, and terms vary, so the time to talk to a mortgage broker is before you start looking. I'll introduce you to one I trust.
Lining up possession dates
Same-day possession on both homes is possible but tight: both deals have to fund the same day and your movers have to run both ends. Many families plan a few days of overlap instead. Avoid month-end, Fridays and long weekends, when lawyers, banks and movers are busiest.
Why this is my specialty: most of my clients are Calgary families moving up. Before real estate I spent 15 years running retail operations, and a buy-and-sell is an operations problem: two timelines, a lot of moving parts, and one family that just wants to move once.
Buying and selling FAQs
Should I buy or sell first in Calgary?
Sell first if you need the equity for your down payment or want certainty on your budget. Buy first if the right home is scarce in your price range and you can handle carrying two homes for a short time, usually with a sale condition or bridge financing. The right answer depends on your community and price range, so I map both options with real numbers before you decide.
What is bridge financing?
A short-term loan that covers your down payment when you've bought your next home before your current one closes. Lenders usually require a firm sale on your current home first, and terms vary by lender, so talk to a mortgage broker early.
What is a condition on the sale of my home?
A condition in your offer that makes the purchase depend on your current home selling by a set date. It protects you from owning two homes, but some sellers accept it only if they can keep marketing their home and give you a deadline to firm up if another offer comes in.
Can I get possession of my new home the same day I sell?
It's possible, but tight: both deals have to fund on the same day and movers have to run both ends. Many families plan a few days of overlap to move without rushing, and avoid month-end, Fridays and long weekends.
What does it cost to sell one home and buy another?
Budget for both sides: commission and legal fees on the sale, legal fees and title insurance on the purchase, a home inspection, moving, any mortgage penalty, and bridge-loan interest or a few days of overlap if you need them. Alberta has no land transfer tax.
Who helps with the mortgage side?
I'll introduce you to a mortgage broker I trust, who can pre-approve the next purchase and set up bridge financing if you need it. The intro is free.
Keep reading: What's my home worth? · Calgary home seller's guide · Calgary home buyer's guide