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Published July 16, 2026
How to Buy a Home Before Selling Yours in Southwest Indiana
One of the biggest questions we hear from homeowners is:
"How can I buy my next home if I need to sell my current one first?"
For many people, the thought of coordinating two real estate transactions at the same time feels overwhelming. You don't want to own two homes, but you also don't want to sell first and have nowhere to live while you search for your next home.
The good news? The good news is that buyers throughout Evansville, Newburgh, Henderson, and communities across Southwest Indiana are finding it much easier to buy and sell at the same time than they could just a few years ago.
Unlike the highly competitive housing market of 2020 and 2021, when contingent offers were almost impossible to get accepted, today's market offers much more flexibility. Buyers who need to sell before they buy have options again.
Here's how it works. Click here to watch my full video explaining it.
What Is a Contingent Offer?
A contingent offer simply means your purchase of a new home depends on another event happening first.
In most cases, that event is selling your current home.
These contingencies protect you from being obligated to buy a home before your existing property has sold, while still allowing you to secure the next home you want.
Option #1: First Right Contingency
One of the most buyer-friendly contingencies is called a First Right of Refusal.
Here's how it works:
- You find the home you want.
- We negotiate a purchase agreement with a contingency that allows you time to sell your current home.
- The seller keeps their home on the market while you work on selling yours.
If another buyer submits an acceptable offer, you receive notice.
From there, you'll typically have 48 to 72 hours (depending on what was negotiated) to remove your contingency and move forward with the purchase.
If you're able to sell your home, or qualify for financing that allows you to move forward without selling, you keep the house.
If not, the seller can move on to the other buyer.
This contingency gives you an opportunity that simply didn't exist in the ultra-competitive markets of a few years ago.
Option #2: Limited Contingency
Another common option is a Limited Contingency.
This one offers more protection for the seller than the buyer.
The seller continues marketing their home while you're trying to sell yours. If they receive another acceptable offer, they can immediately accept it.
Unlike the First Right of Refusal, you don't receive additional time to remove your contingency.
Instead, your purchase agreement ends, allowing you to continue searching for another home once your house sells.
While it isn't ideal, it still allows buyers to move forward without taking unnecessary financial risk.
Preparation Is Everything
One of the biggest mistakes homeowners make is waiting until they find the perfect home before getting their current house ready to sell.
That delay can cost valuable time.
Here's what we recommend:
- Meet with your real estate agent early.
- Develop a pricing strategy.
- Complete recommended repairs.
- Declutter and stage your home.
- Schedule professional photography.
- Have all marketing materials ready before you begin shopping.
That way, the moment your offer is accepted, your home can hit the market immediately.
Saving even one week can make a significant difference when you're working against contingency deadlines.
Mortgage Programs That Can Help
Depending on your financial situation, there may also be loan programs that make buying before selling easier.
We work closely with our preferred lending partner, Envoy Mortgage, who offers programs that may help qualified buyers bridge the gap between buying and selling.
Some options may include:
- OnDeck Offer
- Equity Bridge financing
- 5-Day HELOC programs
Each program has different qualification requirements, so it's important to speak with a lender to determine what options are available for your situation.
The Market Has Shifted
The biggest takeaway is simple:
Today's market is creating opportunities that didn't exist just a few years ago.
Whether you're:
- moving up into a larger home,
- downsizing,
- relocating,
- or simply looking for a different neighborhood,
contingent offers are once again becoming a realistic way to make that move.
IHere in the Southwest Indiana real estate market, we're seeing sellers become more flexible. In fact, our team recently helped four different buyers go under contract using contingencies in just one week.
That's a great sign that sellers are becoming more flexible and negotiations are becoming more balanced.
Every Situation Is Different
No two moves are exactly alike.
The best strategy depends on:
- your home's value,
- your financial situation,
- current market conditions,
- and the type of home you're trying to purchase.
That's why we always recommend creating a personalized plan before you start shopping.
With the right preparation and strategy, buying and selling at the same time can be much less stressful than most people expect.
Frequently Asked Questions
Can I buy a home before selling my current home?
Yes. Depending on your financial situation and current market conditions, you may be able to purchase your next home before selling your existing one. Many buyers accomplish this by writing a contingent offer, which makes the purchase of the new home dependent on the sale of their current home. There are also certain mortgage programs that may provide additional flexibility for qualified buyers.
What is a contingent offer?
A contingent offer is a purchase agreement that includes one or more conditions that must be met before the sale can move forward. One of the most common contingencies is a home sale contingency, which allows you to purchase a new home only after your current home has sold.
What is a First Right of Refusal contingency?
A First Right of Refusal contingency allows the seller to continue marketing their home while your offer is under contract. If another buyer submits an acceptable offer, you'll typically receive 48 to 72 hours (depending on the agreement) to remove your contingency and move forward with the purchase.
This gives you an opportunity to keep the home if you're able to satisfy the contingency in time.
What is a Limited Contingency?
A Limited Contingency also allows you to submit an offer before selling your current home, but it offers less protection than a First Right of Refusal.
If the seller accepts another buyer's offer, your contract is terminated immediately, allowing you to continue searching for another home after your current home sells.
Are contingent offers being accepted in today's market?
Yes. As the real estate market has become more balanced, contingent offers have become much more common than they were during the highly competitive market of 2020 and 2021.
While every situation is different, we're seeing many sellers willing to work with buyers who need to sell their current home first.
How can I improve my chances of getting a contingent offer accepted?
Preparation is key. Before you start shopping for your next home, it's important to:
- Know what your current home is worth.
- Develop a pricing strategy with your real estate agent.
- Complete any recommended repairs.
- Declutter and prepare your home for showings.
- Have professional photos taken in advance.
- Be ready to list your home as soon as your offer is accepted.
The faster your home can hit the market, the better your chances of successfully removing your contingency.
Will I have to move twice?
Hopefully not. That's the purpose of the contingent offer. With proper planning, many homeowners are able to coordinate the sale of their current home with the purchase of their next one. In Indiana, sellers can often negotiate possession after closing, giving them additional time to move into their new home without needing temporary housing.
Can I buy a new home if I don't have enough cash for the down payment until my current home sells?
Possibly. Some lenders offer financing options designed to help bridge the gap between buying and selling.
Depending on your financial situation, you may qualify for programs that allow you to access the equity in your current home before it sells. We can connect you with a trusted lender to discuss which options may be available for you.
When should I start planning if I want to buy and sell at the same time?
Earlier than most people think.
One of the biggest mistakes homeowners make is waiting until they find their dream home before preparing their current home for sale. By creating a plan in advance, you can have your pricing strategy, photography, marketing materials, and listing ready to go—saving valuable time once you find the right home.
How do I know which strategy is right for me?
Every homeowner's situation is different.
The best approach depends on your home's value, your financial situation, your timeline, and the current market conditions. That's why we recommend meeting with a real estate professional before you begin your search so you can develop a strategy tailored to your goals.
Can I buy and sell a house at the same time in Evansville, Indiana?
Yes. Buyers throughout Evansville and Southwest Indiana successfully buy and sell at the same time every month using contingent offers and other financing strategies. The best option depends on your home's value, the current market, and your financial situation. An experienced local real estate agent can help you determine which approach makes the most sense for your move.
Thinking About Making a Move?
If you're planning to sell your current home and buy another one, we'd love to help you create a strategy that fits your goals.
Whether you're moving within Evansville, relocating to Newburgh, downsizing in Boonville, buying in Santa Claus, or moving anywhere throughout Southwest Indiana, contingent offers are becoming a realistic option again.
We help homeowners throughout Vanderburgh, Warrick, Posey, Gibson, Spencer, Dubois, and Perry counties successfully coordinate buying and selling at the same time.
Curious about your home value? Click here to get an instant estimate.
Dauby Real Estate
📞 812-777-4611
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