How to Buy and Sell This Summer Without Losing Your Mind

How to Buy and Sell This Summer Without Losing Your Mind
Yes, it’s possible—and no, it doesn’t have to be a nightmare.

If the idea of buying and selling a home at the same time makes your blood pressure spike, you’re not alone. It’s one of the trickier real estate moves, and summer tends to add a little extra pressure. Between travel plans, the end of the school year, and a more active market, it can all feel like a lot.

But with a little planning—and a clear understanding of how things actually work behind the scenes—you can make the process smoother, more efficient, and even enjoyable.

Here’s a breakdown of how to approach buying and selling this summer, without the stress spiral.

Understand the Flow: Selling First, Buying First, or Both at Once?

There’s no one-size-fits-all answer here—it depends on your finances, your risk tolerance, and the kind of market we’re in. That said, here are the three most common approaches and what they look like:

1. Sell First, Then Buy
This is often the safest route financially because it gives you a clear budget to work with once your home sells. The downside? You may need temporary housing between homes or be prepared to move quickly once you do find your next place.

2. Buy First, Then Sell
This works best if you’re in a financial position to carry two mortgages temporarily or qualify for a bridge loan or HELOC. It gives you time to shop carefully without feeling rushed—but you’ll want to price and prep your current home strategically to avoid it sitting too long.

3. Buy and Sell Concurrently
This is the most logistically complex, but it’s also very common. It requires coordinating timelines and contingencies carefully so everything lines up. A successful concurrent transaction often depends on clear communication, flexibility, and contingency planning.

Prep Your Current Home First

Even if you haven’t started seriously house hunting yet, preparing your current home for sale should be at the top of your list. Summer buyers are out in full force, but they also tend to expect homes to be move-in ready.

Take the time to:

• Declutter and depersonalize
• Handle small repairs (those little things buyers do notice)
• Get a pre-listing inspection if you want to avoid surprises later
• Freshen up landscaping and curb appeal

If you’re not sure where to start, a pre-sale walkthrough with a trusted agent or stager can help prioritize what matters—and what doesn’t.

Set Realistic Expectations for the Market

The summer market is traditionally busier, but that doesn’t always mean homes are flying off the shelves. In Eugene, we’re currently seeing more listings, but buyers are pickier than they were during the boom years.

That means pricing your home thoughtfully and presenting it well is more important than ever. It also means that when you’re buying, you might be able to negotiate a bit more than you could in previous summers—but popular homes in popular neighborhoods will still move quickly.

Understanding the market dynamics on both sides—buying and selling—can help you make informed decisions and avoid unnecessary stress or disappointment.

Know What You Can Afford (Even Before You List)

If you’re buying a new home with the proceeds from your current one, talk to a lender before you list. You’ll want to understand:

• What kind of loan options you have
• Whether you need to sell first to qualify
• How much equity you’re likely to walk away with
• If a rent-back or bridge loan might help with timing

Too many people wait until they’re deep in the process to talk to a lender, and by then, decisions feel rushed. The earlier you have that conversation, the more flexible and confident you’ll feel.

Get Familiar With Contingencies (They’re Your Friend)

Contingencies often get a bad rap, but they’re really just tools to protect your timeline and financial wellbeing. When you’re buying and selling at the same time, the two most relevant ones are:

• Sale Contingency: This makes your new home purchase contingent on selling your current home. It’s not always ideal in a competitive market, but it can be a lifesaver in slower seasons.
• Purchase Contingency: This makes your home sale contingent on you finding a new home. It gives you some breathing room, but it can turn off buyers who want a faster close.

Knowing which to use—and how to frame them—can make a big difference. Again, this depends on current market conditions, which vary month to month.

Give Yourself Margin Wherever You Can

The truth is, things don’t always go exactly to plan. A closing might get delayed, an inspection might uncover a surprise, or you might need an extra week to pack. The more margin you build in—from your timeline to your budget—the less reactive and stressed you’ll feel when something inevitably pops up.

A few places to consider building in some breathing room:

• Avoid back-to-back closings on the same day (a little buffer helps)
• Don’t book the moving truck before your sale is actually closed
• Leave room in your schedule for final walkthroughs and clean-up
• Keep your summer calendar flexible if you can

Final Thoughts: You Don’t Need to Do Everything at Once

One of the biggest misconceptions I see is the belief that everything has to happen at the same time: list the house, find a new one, make offers, negotiate timelines, pack, move… all in the span of a few short weeks.

The reality? With the right preparation and support, you can pace the process in a way that works for you.

If you’re starting to think about a move this summer, the best first step is to gather information—not make big decisions right away. Talk to a lender, get a home valuation, and map out what your ideal timeline would look like. From there, you can start to fill in the details with confidence.

You can make a move this summer without burning out. It just takes a little foresight, a realistic mindset, and a plan that’s tailored to your situation—not someone else’s.