East Cobb Luxury · Move-Up Home Plan
Buying and Selling at the Same Time. Done Right.
Most people don't realize how complex a simultaneous move actually is — until they're in the middle of one. We have guided hundreds of East Cobb families through it. Let's build your plan before you need one.
Section 1
Start With the Numbers
Before you look at a single house, you need to know what your current home is likely to sell for and how much equity you'll actually have available. Most buyers skip this step. That's where the problems start.
"Don't shop based on what you think you can afford. Shop based on what your complete move actually costs."
Your Complete Move-Up Financial Checklist
- Estimated current market value
- Mortgage payoff
- Estimated selling expenses
- Expected net proceeds
- Down payment for the next home
- Closing costs
- New monthly payment
- Taxes and insurance
- Potential repairs and preparation costs
- Moving expenses
Section 2
Should You Sell First or Buy First?
This is the question every move-up buyer faces. There's no universal right answer — but there is a right answer for your situation.
Sell First
Advantages
- Know exactly how much money you'll have
- Less financial risk
- Stronger position as a buyer
- No need to carry two homes
Considerations
- — You may need temporary housing
- — You could feel rushed finding your next home
Buy First
Advantages
- You know where you're going
- Less pressure to find a home quickly
- Potentially only move once
Considerations
- — May need significant cash reserves
- — Could carry two mortgages
- — Current home may take longer to sell
The Third Option
Coordinate Both
The most nuanced path — and often the right one.
- Contingent offers
- Extended closing timelines
- Post-closing leasebacks
- Temporary housing
- Bridge financing
- Strategic listing timing
- Negotiating possession dates
"There isn't one perfect strategy for every homeowner. The right strategy depends on your finances, your home's marketability, your desired next home, and how much risk you're comfortable taking."
Section 3
Prepare Your Current Home Before You Start Shopping
What you do — and don't do — before listing can significantly affect your net proceeds and your timeline.
Must Do
- Declutter
- Deep clean
- Address obvious maintenance
- Touch up paint where needed
- Improve curb appeal
- Remove excess furniture
- Make the home photograph well
Consider Doing
- Flooring
- Lighting updates
- Hardware
- Landscaping
- Kitchen or bathroom updates
- Larger repairs
Possibly Skip
Not every house needs a $50,000 renovation before selling.
"The goal isn't to create the perfect house. The goal is to determine which improvements are most likely to increase your home's appeal and return on investment."
Section 4
What If Your House Sells Before You Find Your Next Home?
It happens. And when it does, you'll want options ready — not improvised.
01
Negotiate a longer closing
Build more time into the contract to continue your search without pressure.
02
Negotiate a post-closing leaseback
Stay in your home for a defined period after closing while you finalize your next purchase.
03
Use temporary housing
Short-term rentals, extended stays, or family arrangements can bridge the gap.
04
Store belongings and move temporarily
A staged move can reduce pressure and give you flexibility.
05
Purchase before selling if financially feasible
If your finances allow, buying first eliminates the gap entirely.
"Have Plan B before you need Plan B."
Section 5
What If You Find Your Dream Home First?
Finding the right home before you've sold yours isn't a crisis — it's a situation that requires a clear strategy.
"The strongest strategy depends on the market and the individual transaction."
Home-sale contingency
Make your purchase contingent on the successful sale of your current home.
Home-close contingency
Contingent on closing your current home, not just listing it.
Financing options
Bridge loans and other instruments can provide short-term liquidity.
Negotiating closing dates
A flexible seller may accommodate a timeline that works for both parties.
Sell first, then make a strong offer
A clean, non-contingent offer is significantly more competitive in most markets.
Section 6
The Timeline
Understanding the full arc of a simultaneous move — from first conversation to closing day — is one of the most valuable things I can give you.
Plan
60–90+ Days Before Selling
- Determine current market value
- Review complete finances
- Identify next-home criteria
- Create preparation plan
Prepare
30–60 Days Before Listing
- Declutter and deep clean
- Complete repairs
- Professional staging
- Photography and marketing prep
Sell + Search
Once Listed
- Showings and open houses
- Evaluate offers
- Negotiate terms
- Begin or continue serious home search
Coordinate
Under Contract
- Inspection and appraisal
- Financing confirmation
- Align closing dates
- Movers, utilities, possession
Move
Closing Week
- Final walkthrough
- Closing day
- Keys exchanged
- New chapter begins
Section 7
The Biggest Mistakes Move-Up Buyers Make
After working with hundreds of families through this process, these are the patterns we see most often — and the ones that cost people the most.
01
Shopping for the next house before knowing their real budget
02
Assuming their current house will sell immediately
03
Over-improving the current home
04
Waiting until they're under contract to think about logistics
05
Falling in love with a house before having a strategy
06
Ignoring temporary housing as a possibility
07
Trying to coordinate everything themselves
"Your job should be deciding where you're going next. My job should be helping you figure out how to get there."
The Move-Up Home Plan
Thinking About Moving Up But Don't Know Where to Start?
Before you put your house on the market or start touring homes, let's create your Move-Up Home Plan.
- What your current home could sell for
- Your estimated net proceeds
- Your next-home budget
- What your home actually needs before selling
- Whether you should sell first or buy first
- How we can coordinate the timelines
- What happens if the two closings don't line up
You don't have to figure out the entire move before you make the first phone call.
Get Started
Let's Make a Plan
No obligation. No pressure. Just a plan.