Should You Sell Your Home Before Buying a New One in Nashville, TN?

Should you sell your home before buying a new one in Nashville, TN?
Selling your current home before buying a new one in Nashville can help you avoid carrying two mortgages and make your offers more competitive. But depending on the market, your financial situation, and your moving timeline, it might not be the best fit for everyone.

The Balancing Act of Selling and Buying in Nashville

Navigating the sale of your current home while buying another is one of the trickiest moves in real estate. Here in Nashville—a fast-moving and competitive market—timing is everything. Do you list first, buy first, or try to do both at once? The answer depends on several personal and market-specific factors.

Let’s break it down so you can make the most informed move possible.

Why Some Sellers Choose to Sell First

✅ Stronger Financial Position

When you sell your current home before buying, you’ll likely have:

• Cash in hand for your down payment.

• A clear debt-to-income ratio that lenders love.

• Less financial pressure from owning two homes at once.

✅ Easier to Qualify for a New Mortgage

Lenders look at your monthly debt obligations. Without a mortgage already in place, you’re often in a better position to qualify for competitive financing.

✅ Negotiating Power

You can make a non-contingent offer on your next home—which can be a huge win in Nashville’s competitive real estate market. Contingent offers (ones that say “I need to sell my house first”) are often seen as weaker.

Risks of Selling Before You Buy

❌ Temporary Housing May Be Needed

If your home sells quickly—and many in Nashville do—you might be left without a place to go while you search for your next home. That could mean moving in with family, securing a short-term rental, or even storing your belongings for a bit.

❌ Market Timing Pressure

It’s tough to predict the perfect time to jump into the market. If prices or rates shift suddenly, you may end up buying under less-than-ideal conditions.

❌ Moving Twice

Let’s be real—nobody loves the idea of packing up and moving more than once in a year. But that’s a common reality for sellers who haven’t yet bought.

What About Buying Before Selling?

This strategy can be ideal for people who:

• Have strong financial reserves.

• Are moving for a job or school and need a firm timeline.

• Found their dream home and can’t let it slip away.

In some cases, you might consider a bridge loan or HELOC (home equity line of credit) to access the equity in your current home before it sells.

However, buying first in Nashville means you could own two homes—and two mortgages—at the same time. Be sure to talk to your lender and financial advisor before heading down that path.

Creative Solutions to Consider

🏡 Use a Leaseback Agreement

This lets you sell your home and stay in it temporarily—giving you time to buy your next place without pressure.

🏡 Contingent Offers with Strong Terms

If you do buy before selling, having a strong offer (over asking, limited contingencies) can help you stand out—even with a home sale contingency.

🏡 Back-to-Back Closings

It’s tricky, but not impossible. With good coordination, you can close on your sale and purchase on the same day. Just make sure you’ve got a seasoned team in place.

How Nashville’s Market Impacts Your Strategy

Here’s what’s going on in Middle Tennessee right now:

• Homes in Davidson and Williamson County are spending 30–45 days on market on average.

• Inventory has increased, meaning more options for buyers—but also slightly longer selling times.

• Interest rates remain in the 6.5–7% range, so buyers are more cautious.

What does that mean for you? In today’s market, listing your home first with flexible closing options could give you the edge. But it’s crucial to have a plan B ready.

How Nik Shewmaker Can Help You Navigate Both

I’m Nik Shewmaker—better known as Nashville’s Nik—and I’ve helped dozens of families right here in Nashville sell and buy smoothly, with the least amount of stress possible.

When you work with me, you’ll get:

• A personalized strategy based on your goals, timeline, and finances.

• Access to off-market and pre-listing homes before the competition.

• Professional staging, marketing, and negotiation strategies that make your listing shine.

• A rock-solid network of lenders, inspectors, and movers to support you through both ends of the deal.

Final Thoughts: Should You Sell First?

If you want to:

• Maximize your equity.

• Minimize financial risk.

• Have negotiating leverage...

…then selling your home before buying might be the smarter move—especially in today’s Nashville market.

But remember: there’s no one-size-fits-all strategy. Let’s talk through your options and decide what’s best for your situation.

Ready to Sell and Buy in Nashville?

Let’s get your plan in motion. Whether you’re moving across town or across the country, I’m here to guide you every step of the way. Reach out today and let’s chat about your next chapter.

📞 Call or text: (615) [585-0022]
📧 Email: nashvillesnik@gmail.com
🌐 Learn more at www.nashvillesnik.com