If you’re thinking of moving, one of the biggest decisions you'll face is whether to sell your current home before buying your next one. In the Greater Philadelphia area—including Center City, the Main Line, Delco, Montco, and South Jersey suburbs like Cherry Hill and Haddonfield—this decision can shape both your budget and your timeline. Here’s what local homeowners need to know:

✅ PROS of Selling First

1. Benefit from Strong Buyer Demand -- Fast Sales Inventory is still tight in many neighborhoods, especially for move-in-ready homes in walkable areas like Chestnut Hill, Media, Ardmore, and Collingswood. Homes are often going under contract in 15-30 days. If priced right, your home may attract multiple offers—giving you more leverage on terms.

2. Know Your Budget Before You Shop -- Selling first locks in your available funds. This can help you shop with confidence, reduce financing headaches, and avoid carrying two mortgages.

3. Local Rent-Backs Are Common In both PA and NJ -- It's common for sellers to negotiate a post-settlement occupancy agreement (rent-back) that lets them stay in the home for 30–60 days after closing. This gives you time to house hunt without a rushed move.

❌ CONS of Selling First

1. Where Will You Go? If you don’t find a new home quickly, you may face temporary housing—a short-term rental or staying with family. This adds stress and moving costs.

2. You May Feel Pressured to Compromise. Selling first can make you anxious to buy something. That urgency may lead you to settle for a home that’s “good enough” rather than your ideal match.

💡 LOCAL TIP: Use a Bridge Loan to Buy First

If you’ve built equity in your current home, a bridge loan can let you tap into that value before your sale closes. Philadelphia-based lenders and credit unions are increasingly offering flexible bridge products tailored for quick-close urban and suburban deals. These can give you the edge in a competitive market—especially in sought-after spots like Narberth, West Chester, or Moorestown.

Bridge Loan Basics:

✔ Short-term financing secured by your current home

✔ Lets you buy your next home without making a contingent offer

✔ Typically repaid when your old home sells

Ask me or a lender about local programs with low origination fees or interest-only payments.

🔍 THE BOTTOM LINE

There’s no one-size-fits-all answer. In today’s market, many Philly-area homeowners are choosing to list first, negotiate favorable settlement timelines, and plan smart financial moves like bridge loans or rent-backs. The key is working with an experienced local agent who understands the timing, market tempo, and common negotiation practices in both PA and NJ.

💬 Thinking of making a move this year? Let’s talk strategy and explore whether selling or buying first makes more sense for you.

Ready to List Your Home?

If you're considering selling your home and want personalized advice on preparing it for the market, feel free to reach out. I'm here to help you navigate the process with confidence.