LRG Central Texas Move Up and Dual Move Playbook 2026
This move up and dual move playbook is for Central Texas sellers who need to sell and buy in a coordinated way. It turns a complex sequence of contracts, closings, and logistics into one clear operational plan, so your next home supports your long term goals instead of creating preventable stress.
What this move up guide covers
This guide walks through the full mission of selling one home and securing the next, including equity planning, loan qualification, timing choices, and backup plans when schedules change.
- How to establish a baseline on equity, debt, and payment comfort before you decide on any path.
- Options for selling first, buying first, or closing both homes in tight sequence.
- Ways LRG coordinates with lenders, title, and movers so timelines stay controlled.
Who this playbook is designed for
The content supports Central Texas owners who already have a home and need the sale proceeds, loan qualification, or both to move into their next place with confidence.
- Families who have outgrown a starter home and want more space or a different location.
- Owners who need to downsize while protecting equity and keeping monthly payments predictable.
- Relocating households coordinating job moves, school calendars, and multi city logistics.
Key risks this guide helps you manage
Move up and dual moves introduce additional timing, financing, and emotional risk. This playbook keeps those risks visible and gives you practical tools to reduce them.
- Owning two homes longer than planned and carrying two payments.
- Accepting weaker offers or paying more out of urgency.
- Misjudging tax or closing cost impacts on your real net proceeds.
Quick questions this guide answers
Is it better to sell my current home before I buy the next one
Selling first reduces financial risk and clarifies your true net, but it can create pressure around temporary housing. This guide compares each option so you can pick the plan that fits your situation.
Can I qualify for a new mortgage while I still own my current home
In some cases yes, depending on income, debt, and how a lender treats your existing payment and projected proceeds. Your LRG agent and lender work together to explain what is realistic in your case.
What if the timing between my sale and purchase does not line up perfectly
You can use contingency language, rent backs, storage, or short term lodging to bridge small gaps. The key is to build these backup plans early instead of hoping the dates line up by luck.
Key Takeaways
- Move up and dual moves work best when you map equity, debt, and timelines before you list your current home.
- Choosing between selling first, buying first, or same day coordination requires honest conversation about risk tolerance and flexibility.
- Lenders look closely at existing housing payments and projected proceeds when qualifying you to own two properties temporarily.
- Written timelines that connect listing, offers, inspections, and closings keep everyone aligned on the critical path.
- Tax rules, closing costs, and preparation expenses all affect your true net, not just your headline sales price.
- Backup plans for storage, lodging, and possession terms prevent small date shifts from turning into major stressors.
Why move up and dual moves need a dedicated playbook
Selling and buying in one operation introduces more moving parts than a single sale or purchase. You are managing two contracts, two sets of deadlines, and the practical realities of a household that still has to function every day. Relying on improvisation is a quick way to overload everyone.
A dedicated move up playbook keeps those moving parts in one place. Instead of separate lists in different apps and notebooks, you and your LRG agent work from a shared plan that ties each task to a specific date and dependency. That structure protects energy and decision making across the entire mission.
- Clarity of mission: You identify exactly why you are moving, how much flexibility you have, and what non negotiables exist for timing and money.
- Coordinated planning: Listing, buying, financing, and moving plans feed into one master calendar so you do not have hidden conflicts or double commitments.
- Risk visibility: You can see where things might slip and decide where to build in buffers instead of being surprised near closing.
- Better decisions: When the plan is documented, you can respond calmly to inspection results, offers, or delays without losing the big picture.
Establishing your financial baseline for a move up
Before you choose any move up strategy, you need a firm baseline on three things. First is your current mortgage, taxes, insurance, and association dues. Second is your likely equity after paying off the loan and closing costs. Third is the payment range that keeps your next home comfortable rather than tight.
National resources from the Consumer Financial Protection Bureau explain how to think about home equity, total housing cost, and long term affordability when you adjust your housing budget. Tools like the LRG mortgage calculator and affordability calculator help you translate that guidance into Central Texas numbers that match real list prices and tax rates.
- Measure current position: Collect your latest mortgage statement, tax bill, and insurance declarations so your agent and lender can estimate your likely net with real numbers.
- Estimate net proceeds: Work through a seller net sheet that includes payoff, commissions, closing costs, and probable preparation expenses, not just an assumed price.
- Define payment comfort: Decide on a monthly range that leaves room for savings, maintenance, and emergencies so your new home remains a support, not a constant source of pressure.
- Check loan pathways: Ask your lender to model scenarios where you sell first or carry two mortgages briefly, including how each one affects approval and reserves.
Dual Mortgage Cost Analyzer (Move Up Risk)
Comparing core move up strategies
Move up sellers usually choose among three main strategies. You can sell first and then buy with cash in hand and lower risk. You can buy first and then sell, which puts comfort and continuity first but demands stronger qualification. Or you can coordinate same day or near same day closings and moves.
Recent consumer guidance from national lenders and financial publishers reinforces that careful planning and backup options are more important than trying to time perfection. Your LRG agent will walk you through these choices in detail, but this table gives a starting point for the tradeoffs.
| Strategy | Primary advantages | Main risks | Best suited for |
|---|---|---|---|
| Sell first, then buy | Clear understanding of net proceeds and no period with two long term housing payments. | Possible gap between homes that may require storage, lodging, or a short term lease. | Sellers who value lower financial risk and can accept some disruption to routine. |
| Buy first, then sell | Continuity for family and belongings, easier to prepare the old home once you are out. | Short term period with two mortgages and taxes, which requires strong income and reserves. | Households with stable income, strong credit, and enough savings to ride out a longer sale. |
| Coordinated closings | Reduces overlap and gaps, may keep moves within a very tight window. | Sensitive to delays, requires precise coordination among both agents, both lenders, and both title teams. | Experienced movers who can tolerate a busy period and have backup plans ready in case of small shifts. |
- Align with risk tolerance: If carrying two payments creates serious stress, prioritize strategies that minimize overlap even if they add some inconvenience.
- Consider local market speed: In faster segments, selling after may feel safer. In slower ones, buying first can be harder to justify without strong reserves.
- Use written assumptions: Document how long you expect each step to take and what happens if it runs longer so you are not relying on hope.
How lenders view two properties during a move up
When you apply for a new mortgage while still owning your current home, lenders look closely at your total housing costs and how you will handle both properties. Guides from Fannie Mae describe how existing principal, interest, taxes, and insurance are counted when borrowers own more than one property.
In some situations, a signed contract to sell your current home or a signed lease with a new tenant can change how that payment is treated in qualification. The exact approach depends on loan type, lender policy, and documentation, so this is a place where direct communication with your lender and agent matters.
- Ask about qualification with two homes: Confirm how your current payment will be counted if you close on the next home before the first one sells.
- Share realistic timelines: Lenders plan better when they know whether you expect a short marketing period or a longer sale cycle in your area.
- Review cash reserve needs: Many move up scenarios benefit from additional savings beyond standard emergency funds, especially when carrying two payments for a short time.
- Revisit pre approval as details change: As you accept offers or adjust price, check again that your next purchase still fits the updated numbers.
Tax considerations and your true net proceeds
Move up sellers care about their true net proceeds, not only the contract price. Federal tax rules often allow owners who meet use and ownership tests to exclude part of the gain on a primary residence from taxable income. Your tax professional can interpret the rules for your exact situation.
The Internal Revenue Service publishes Topic 701 and Publication 523 to explain these rules and provide worksheets that help you understand possible capital gain and reporting requirements. Those resources pair well with a seller net estimate from your LRG agent so you can see a clear picture of what will be available for your next purchase.
- Identify potential gain early: Estimate your likely profit after improvements, commissions, and closing costs so your tax advisor can evaluate whether any exclusion may apply.
- Account for preparation expenses: Many upgrades and repairs improve appeal but also affect how you view your final net after the sale.
- Avoid guesswork on taxes: Use the official guidance and a qualified professional instead of web myths when planning around possible tax exposure.
- Consider long term plans: If you expect to move again in a few years, your advisor can help you understand how this sale fits into a longer pattern.
Timeline planning and contingency buffers
Once you understand your finances and preferred strategy, the next step is building a timeline that joins your sale and purchase. Guides from the National Association of Realtors outline the steps between signing and closing on a home, which adapt well to coordinated move up plans.
Your LRG agent will help you convert that general sequence into a Central Texas specific calendar that includes key dates such as listing live, offer review windows, inspection periods, appraisal expectations, loan approval checkpoints, and target closing days. You then add move, storage, and travel details to that same calendar.
- Work backward from target dates: If you have a known start date for work or school, build your entire critical path from that non negotiable anchor.
- Protect high risk segments: Add extra time around appraisals, repairs, and funding so moderate delays do not immediately break the plan.
- Set decision deadlines: Decide in advance when you will adjust price, accept certain terms, or switch from one backup plan to another.
Backup plans for lodging, storage, and possession
Even a well built plan can encounter weather, scheduling, or underwriting issues. Building backup options early keeps your household in a high state of readiness if dates shift. Many move up sellers plan for at least one temporary lodging or storage scenario even if they hope not to use it.
You can negotiate rent backs, early occupancy, or short extensions when both sides agree, but those tools work best when everyone understands the risks and benefits clearly. Your agent will help you avoid mission creep by matching the solution to the specific problem instead of rewriting the entire plan under stress.
- Prepare a storage option: Identify one facility or service you would use if you needed a short gap between homes, including access rules and costs.
- Create a short list of lodging options: Keep hotels, short term rentals, or trusted friends and family in mind in case you need a few nights of flexibility.
- Clarify possession terms: Make sure contracts state clearly when keys change hands and what happens if funding is delayed to the next business day.
- Protect pets and valuables: Plan who will care for animals and important items during the most intense part of the move.
How LRG coordinates a move up mission from start to finish
A successful move up or dual move relies on tight coordination between agents, lenders, title companies, and your household. LRG treats this as one integrated mission, not two separate transactions. That includes regular check ins, documented updates, and a clear owner for each task on the calendar.
Many clients also combine this playbook with the LRG home preparation, marketing, and pricing resources so their current home performs well while the next one is identified. When both sides of the move support each other, your family spends less time in reactive mode and more time preparing for life in the next home.
- Single point of contact: Your LRG agent manages communication with other professionals so you receive organized updates instead of fragmented messages.
- Integrated planning: Listing strategy, offer evaluation, and purchase negotiation all reference the same financial and schedule objectives.
- After action review: Once you are settled, your agent helps capture lessons and next steps for future investments or life changes.
The Bottom Line
Selling one home while buying the next is a complex mission, but it becomes manageable when you treat it as a coordinated operation instead of separate events.
A clear financial baseline, honest choice of strategy, written timelines, and realistic backup plans keep stress contained and options open.
When you partner with an LRG agent who understands Central Texas patterns, you can move up with confidence instead of relying on luck or last minute decisions.
References Used
- Consumer Financial Protection Bureau closing and home loan resources for national guidance on mortgage steps, costs, and consumer protections.
- Consumer Financial Protection Bureau home equity guide for explanations of equity, borrowing options, and long term considerations.
- Internal Revenue Service Publication 523 Selling Your Home and related topics on home sale gain exclusion and reporting.
- National Association of Realtors consumer guide on steps between signing and closing for a general sequence of tasks after contract.
- Bankrate overview of selling your house while buying another for consumer oriented discussion of move up timing strategies.
- Fannie Mae selling guide resources for high level insight into how multiple properties can affect loan qualification.
Related Seller and Market Guides
Frequently Asked Questions
How do I know if I should sell first or buy first
Start by reviewing your finances, risk tolerance, and flexibility around temporary housing. Selling first usually lowers financial risk, while buying first favors comfort and continuity. Your agent and lender can model each option so you can choose with clear information.
Can I write an offer that depends on selling my current home
Yes in many cases you can, though it affects how competitive your offer appears. Some sellers will accept home sale contingencies, while others prefer stronger terms. Your agent will recommend language that protects you without removing you from consideration.
What is a rent back and when does it make sense
A rent back is an agreement where you sell the home, then stay for a short period and pay rent to the new owner. It can bridge timing gaps, but it requires clear terms on payment, utilities, and responsibilities, plus lender approval for the buyer.
How can I reduce the chance of carrying two mortgages for long
Strong preparation, accurate pricing, and realistic expectations help your current home move efficiently. You can also time your purchase to occur after major sale milestones, such as clear inspection and appraisal, so any overlap is shorter and more predictable.
Do I need more emergency savings for a move up
It is wise to increase reserves when planning a move that may involve two properties, higher payments, or more complex logistics. Extra savings provide a buffer if repairs, delays, or travel costs exceed your initial estimates during the operation.
How do taxes factor into my move up decision
Taxes can affect how much of your sale proceeds are truly available for the next home. Federal rules sometimes allow exclusion of part of the gain on a primary residence. Your tax professional can apply those rules and any state considerations to your case.
What role does my agent play when I am buying and selling together
Your agent coordinates timelines, negotiates terms that support both sides of the move, and keeps communication organized among all parties. They help you prioritize decisions, understand tradeoffs, and adjust the plan quickly if conditions change during the process.
Can I move up if I have limited equity
It may still be possible depending on your income, debt, and the price range of the next home. In some cases you can use lower down payment programs or focus on homes that keep your payment close to your current range while still meeting key needs.
How far in advance should I start planning a dual move
Many sellers benefit from starting conversations six to twelve months before they expect to list. That timeline allows room for repairs, financial preparation, and careful study of neighborhoods so your next purchase supports your longer term plans.
What should I debrief after the move is complete
After the move, review what went smoothly, what felt rushed, and where you would add more time or support next time. This after action review with your agent turns a stressful season into a practical playbook you can reuse and refine.
