Buy the next home before you sell this one.
A contingent offer can lose out in a competitive market — even when you're a strong buyer. These are the tools I use to help clients make a confident offer on their next home without waiting on their current one to sell first.
There isn't one single "buy before you sell" product — there are a few different tools, and which one fits depends on your specific situation: whether you qualify to carry two mortgage payments, how much equity is in your current home, and how competitive your local market is.
I'll walk through what each one actually does below, including the honest cost — these aren't free, and it's worth understanding what you're paying for before choosing one.
Which tool fits your situation?
Cash Offer Program
You want to make a cash offer on your next home. Qualifies for a Conventional loan, at least 5% down, on an eligible property under $1.25M.
SFR, 2–4 units, warrantable condos. No manufactured homes, agricultural/rural zoning, short sales, or foreclosures.
Primary, second home, or investment.
Contingency Removal Program
You don't qualify carrying both your new and existing mortgage payments, and need to eliminate the contingency of selling your current home first. Same Conventional/5% down/$1.25M guidelines as Cash Edge.
SFR, 2–4 units, warrantable condos. No manufactured homes, agricultural/rural zoning, short sales, or foreclosures.
Primary, second home, or investment.
Equity Access Program
You're a current homeowner on a Conventional loan who doesn't qualify carrying both payments, or you need to tap your existing equity for your next down payment — or to fund updates that help your current home sell.
Your departure residence: SFR, condo, residential zoning, not in an active construction community, and in good condition.
Primary departure residence and primary residence being purchased.
Quick-Close HELOC
You qualify carrying both your new and existing mortgage payments, but need extra funds for your down payment or closing costs — this also works as a bridge-loan substitute.
SFR, townhomes, PUDs, and certain condos.
Primary or second home.
A rough way to think about it.
These aren't hard rules — every situation is different — but here's a starting point.
"I want to compete like a cash buyer"
The Cash Offer Program is built for this — it lets you present a cash offer on your next home, which can be a real edge in a competitive market.
"I can't qualify carrying both payments, and I have little to no equity yet"
The Contingency Removal Program is designed specifically to remove the sale contingency without requiring you to already have significant equity built up.
"I don't qualify for both payments, but I have solid equity — or I need cash to get my current home ready to sell"
The Equity Access Program lets you tap into that equity directly, whether it's for your next down payment or for repairs/updates on the home you're leaving.
"I actually do qualify for both payments — I just need extra cash for the down payment or closing costs"
The Quick-Close HELOC is the lightest-touch option here, built for exactly this gap rather than a full contingency removal.
Frequently asked, honestly answered.
Are these free?
Can I combine more than one of these?
Do I need to already have my current home listed?
What if I don't end up needing it?
Let's figure out your best path.
Every situation here is a little different — let's talk through yours.