Buy before you sell
programs in Georgia.
The biggest dilemma for move-up buyers is timing: you need to buy your next home, but you also need to sell your current one. Several programs and strategies let you break free from the "sell first, then scramble to buy" cycle. Here is how each option works, who it is best for, and what it costs.
Five ways to buy
before you sell.
Bridge Loan
A bridge loan is a short-term loan that uses the equity in your current home as collateral for the down payment on your new home. Once your current home sells, you pay off the bridge loan. This is the most common strategy for buyers with strong equity who want to make a non-contingent offer.
Buyers with significant equity (20%+) who need to move fast in competitive markets.
Typically 1–2% of the loan amount in fees, plus interest rates slightly above your primary mortgage. Usually a 6–12 month term.
Home Equity Line of Credit (HELOC)
A HELOC on your current home gives you a revolving line of credit backed by your equity. You can draw what you need for a down payment on the new home and repay when the current home sells. More flexible than a bridge loan — you only borrow what you need.
Homeowners with strong equity who want flexible access to funds and plan to sell within 12 months.
Variable interest rate (typically prime + 0.5–2%). No upfront fees with many lenders. Interest-only payments during the draw period.
Contingent Offer
You make an offer on your new home that is contingent on the successful sale of your current home. If your home sells within an agreed timeframe, both transactions close. If it doesn't, you can walk away from the new purchase without penalty.
Buyers who want the lowest financial risk and are willing to accept a less competitive offer.
Minimal upfront cost. The risk is that sellers may reject contingent offers in competitive markets or accept a non-contingent bid instead.
iBuyer / Trade-In Programs
Some companies offer to buy your current home directly (or guarantee its sale) so you can use the proceeds to purchase your next home. Programs like Opendoor or Knock historically offered this in the Atlanta market. Availability and terms change frequently.
Buyers who value certainty and convenience over maximizing sale price. Works well in strong markets.
Service fees of 3–6% of your home's sale price. May offer below-market value. Convenient but expensive compared to traditional sale.
Sell First, Rent Back or Stay Temporary
Sell your current home first, then use the equity as your down payment on the next purchase. Negotiate a rent-back agreement with the buyer so you stay in the home temporarily, or arrange short-term housing while you search.
Buyers who want maximum buying power and the cleanest financial position for their next purchase.
Moving costs potentially twice, short-term housing or rent-back fees. But this approach gives you the strongest offer position on the buy side.
The right approach
depends on your situation.
Your Equity Position
How much equity do you have in your current home? If you have 20%+ equity, bridge loans and HELOCs open up. If you have less equity, a contingent offer or selling first may be your best path.
Your Timeline
When do you need to be in the new home? A tight timeline favors bridge financing or iBuyer programs. A flexible timeline lets you sell first, negotiate a rent-back, and buy with maximum strength.
Current Market Conditions
In a strong seller's market, your current home will likely sell fast — making bridge loans low-risk. In a slower market, selling first protects you from carrying two mortgages longer than expected.
What move-up buyers
ask most.
What if I sell and can't find another home?
This is where planning matters. I help you line up your next home before or during the selling process. We can also negotiate a leaseback on your sold home so you have time to search without rushing into the wrong purchase.
How much equity do I need to use a bridge loan?
Most bridge lenders require at least 20% equity in your current home. Some programs require more. I work with lenders who specialize in bridge financing and can tell you quickly whether this option is available to you.
Can I use my current home's equity as my down payment without selling first?
Yes — through a HELOC or bridge loan. Both give you access to your equity before your home sells. A HELOC offers more flexibility since you draw only what you need. A bridge loan gives you a lump sum for the down payment.
What is the risk of carrying two mortgages?
The risk is real but manageable. Most bridge loans and HELOCs are designed for a 6–12 month overlap. In Atlanta's current market, most homes sell within 30–60 days. I help you plan conservatively so you're not stretched beyond what you can handle.
Are there any Georgia-specific programs for this?
Georgia Dream and other state assistance programs are designed for first-time buyers and don't typically apply to move-up buyers. However, some Georgia-based lenders offer local bridge loan products with competitive terms. I keep current on what is available.
The right move depends
on your situation.
Every move-up situation is different — equity, timeline, budget, risk tolerance. I help you evaluate every option and choose the strategy that gets you into your next home with confidence.
For a deeper look at the strategy side, visit my
Buy Before You Sell guide for more detail on bridge loans, contingent offers, and equity strategies.
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