Trying to decide whether to buy your next home before you sell your current one, or sell first, can feel like a high‑stakes puzzle. You want the right house, the right timing, and a plan that protects your finances. You also want to avoid moving twice if you can.
In this guide, you’ll learn how the Johnson County market affects your decision, what buy‑first and sell‑first actually look like, and the hybrid options that can bridge the gap. You’ll also get simple checklists to help you choose your best path with confidence. Let’s dive in.
How the Johnson County market affects your choice
Johnson County’s submarkets move at different speeds. Overland Park, Olathe, Lenexa, Shawnee, Leawood, and Gardner can each have different price tiers, days on market, and inventory levels. Before you choose a strategy, check what is happening in your neighborhood and price point using the local MLS or the Kansas City regional association of REALTORS. You can start with the KCRAR site for local market resources and updates.
Tax proration and recording fees are handled at the county level. If you are planning your net proceeds and closing timeline, review the Johnson County resources, including the Appraiser’s Office, Treasury and Financial Management, and the Register of Deeds for recording basics.
Seasonality and school‑year timing
Spring and early summer often bring more listings and more buyers. If you want to move between school years, expect tighter timelines and more competition. Off‑season moves can offer calmer negotiations but sometimes fewer choices.
Rates and affordability
Your monthly payment and purchase power depend on current mortgage rates. If you plan to carry two mortgages for any period, rate trends matter. You can track national rate context through the Freddie Mac weekly mortgage survey and confirm quotes with local lenders.
Option 1: Buy first
Buying first means you secure your next home before selling your current one. You either qualify for two mortgages, use a short‑term loan, or pull equity for your down payment.
Pros of buying first
- Stronger offers with no sale contingency in competitive submarkets.
- More time to find the right home and line up closing dates.
- Smoother move logistics and less risk of temporary housing.
Risks and costs to watch
- You may carry two mortgages for a period, which raises monthly obligations and underwriting scrutiny.
- If your current home takes longer to sell, you may need price adjustments or concessions.
- Short‑term financing like bridge loans or HELOCs adds fees and interest.
Financing options explained
- HELOC or home equity loan. You tap existing equity for your down payment while keeping your current mortgage until you sell. Rates, fees, and terms vary. For plain‑language guidance, see the CFPB’s explanation of HELOCs.
- Bridge loan. A short‑term loan that connects your purchase and sale. These often have higher interest and closing costs, and availability varies by lender.
- Two mortgages. You qualify to carry both loans based on your income and reserves. Local underwriting standards differ, so compare lenders.
Contract tips when buying first
- Write a clean offer without a sale contingency if you can support it financially.
- Negotiate clear timelines, including a defined closing date and any needed occupancy agreement from the seller.
- Coordinate with your listing plan so your current home hits the market quickly after you go under contract on the new one.
Option 2: Sell first
Selling first means you close on your current home, free up your equity, then purchase your next home with cash or a new mortgage.
Pros of selling first
- No double‑mortgage carry and simpler underwriting on your next loan.
- Clear net proceeds for your down payment and closing costs.
- Flexibility to price and market your current home aggressively.
Risks and tradeoffs to expect
- You may need temporary housing or storage if your purchase lags.
- In a low‑inventory pocket, you might miss out on a home while you wait.
- Moving twice can add cost and disruption to your routine.
Contract tools that help
- Rent‑back or post‑closing occupancy. Negotiate to remain in the home after closing for a set daily or weekly rate. Agreements should detail rent, insurance, utilities, condition, and liability.
- Flexible closing windows. Build a little slack into the timeline to align with your purchase.
Temporary housing in Johnson County
Short‑term and furnished rentals are available across the suburbs, but availability and cost change with the season and location. If you target a summer move, start scouting options early to keep your buffer.
Hybrid moves and contingencies
Sometimes the best path is a carefully timed pair of closings or a contingency that protects you while you shop.
Simultaneous or back‑to‑back closings
You can schedule your sale and purchase on the same day or within 24 to 48 hours. This can reduce carrying costs but requires tight coordination among lenders, title companies, and both sets of parties. Build a backup plan in case one side delays funding.
Sale contingency offers
A sale contingency makes your purchase dependent on selling your current home within a set period. In active areas, sellers may be reluctant, or they may ask for stronger terms like shorter timelines, larger earnest money, or a higher price. For general market context and trends, you can review NAR research and statistics and consult your agent on local acceptance.
Rent‑back and occupancy agreements
If you sell first, a rent‑back can provide occupant continuity while you finalize your purchase. These agreements should be written with clear rent, dates, condition expectations, and responsibility for insurance and utilities.
Contracts and local forms
Your agent will use Kansas and regional forms for contingencies and occupancy terms. For a sense of available guidance, explore the Kansas Association of REALTORS resources, and consult an attorney for complex clauses.
A simple decision framework
Use these questions as a quick checklist before you choose your path:
- Financial readiness. Do you have the reserves or equity to carry two mortgages or qualify for a bridge solution? Do you have lender pre‑approval for both scenarios?
- Market conditions. Is your neighborhood moving quickly, and how competitive is your target area and price tier? Check current local data through KCRAR or your agent’s MLS reports.
- Timing constraints. Do you need to be in a new home by a specific date, like a school start or job transfer?
- Logistics tolerance. Are you comfortable with a temporary rental or moving twice if needed?
- Target availability. Are suitable replacement homes coming on the market often enough in your preferred areas of Overland Park, Olathe, Lenexa, Shawnee, Leawood, or Gardner?
- Taxes and costs. How will property tax proration, closing costs, and moving or storage affect your net and monthly cash flow? Confirm specifics through the Johnson County Appraiser and Treasury, and consult a tax advisor for your situation.
Guidance for move‑up families
If your timeline is tied to the school calendar, buying first may give you the control you want. Be conservative in your affordability calculations, including the possibility of carrying two mortgages for a short period. Consider rent‑back options to smooth timing, and monitor new listings weekly in your target neighborhoods.
Guidance for downsizers
Downsizing often works well with a sell‑first approach. Freeing up equity simplifies financing, especially if you are moving into a townhome or condo with different lending requirements. Weigh accessibility needs, HOA fees, and proximity to services, and decide whether a short‑term rental buffer will reduce stress.
Costs to compare side by side
- Estimated carry of two mortgages: principal, interest, taxes, insurance
- HELOC or bridge loan fees and interest
- One‑move versus two‑move costs for movers and storage
- Potential rent‑back or short‑term rental costs
- Possible pricing scenarios and days on market for your sale
How a Johnson County‑focused team helps
A local, full‑service team can reduce risk and keep both sides of your move on track.
- Market analysis. Provide accurate neighborhood comps through the MLS and realistic days‑on‑market estimates for your list price options.
- Financing coordination. Introduce multiple lenders, compare bridge and HELOC products, and confirm your qualification path.
- Transaction management. Align closing dates, title companies, payoffs, and prorations so funds flow smoothly.
- Contract drafting. Write sale‑contingency and rent‑back language using standard Kansas forms, and coordinate with your advisors for any custom terms.
- Staging and marketing. Prepare and position your home to shorten market time and support your chosen sequence.
- Risk planning. Develop backup timelines, interim housing options, and clear checkpoints for contingency decisions.
Ready to map your path with local, practical advice? Connect with the johns family team for a customized plan and a clear view of your numbers. Get Your Free Home Valuation.
FAQs
Can a lender approve two mortgages at once in Johnson County?
- Yes, if your debt‑to‑income ratio and reserves meet underwriting standards. Get a written pre‑approval and compare terms with multiple local lenders.
What is a bridge loan when moving within Johnson County?
- A bridge loan is short‑term financing that helps you buy before you sell. It usually carries higher rates and fees, and availability varies by lender.
How competitive is the Johnson County market right now?
- Conditions change by city and price tier. Check current inventory and days on market through local MLS data or the KCRAR site before choosing a strategy.
What does a sale contingency mean in a Kansas purchase contract?
- Your purchase closes only if your current home sells within a set timeframe. Sellers may require stronger terms, shorter deadlines, or higher earnest money.
Can I stay in my Johnson County home after I sell it?
- Yes, with a negotiated rent‑back or occupancy agreement that defines dates, rent, insurance, utilities, and property condition responsibilities.
How do property taxes and closing costs work if I buy first?
- You still owe prorated property taxes and standard closing costs. Review county resources like the Treasury department and consult your tax advisor.
If I sell first, how long do I have to find a new house in Johnson County?
- Timelines depend on supply and season. Use rent‑back or short‑term rentals as buffers, and watch new listings daily in your target neighborhoods.
