The "Homeless" Fear: How to Buy and Sell at the Same Time

By Adam Martin Team Lead, Loxley Martin | Top-Rated Dayton & Greene County Realtor

It is the logistics puzzle that paralyzes homeowners. You have a house to sell. You need to buy a new one. And you are terrified of two scenarios:

1. Scenario A: You sell your house first, can’t find a new one, and end up living in your in-laws' basement with three kids and a dog. (The "Homeless" Fear).
   
   
2. Scenario B: You buy the new house first, but your old one doesn't sell, and now you are paying two mortgages. (The "Financial Ruin" Fear).
   
   

I call this the Real Estate Catch-22. In a market like Dayton, where inventory is low (making buying hard) but demand is high (making selling easy), this is the #1 logistical challenge my clients face.

But here is the good news: We solve this problem every single day. You don't have to be homeless, and you don't have to carry two mortgages. You just need the right contract structure. Here are the three strategies we use to bridge the gap.

Strategy 1: The "Rent-Back" (The Seller’s Best Friend)

This is my favorite strategy for the current market. How it works: We list your home and find a buyer. But in the contract, we negotiate a Post-Closing Occupancy Agreement (often called a "Rent-Back").

• You close on the sale of your old home (getting your equity cash in the bank).
  
  
• BUT... you don't move out.
  
  
• You rent the house back from the new buyer for 30 to 60 days.
  
  

Why it wins: You have the money in your pocket to make a strong, non-contingent offer on your next home, but you still have a roof over your head for two months to shop and move. In a seller's market, buyers are often happy to agree to this just to get the house!

Strategy 2: The "Bridge" (Buy First, Sell Later)

If you have significant equity in your current home but not enough cash on hand for a down payment, this is the power move. How it works: We utilize a financial tool like a Bridge Loan or a HELOC (Home Equity Line of Credit) on your current home before we list it.

• You use that money for the down payment on the New House.
  
  
• You move into the New House.
  
  
• Then we list the Old House (which is now empty and perfectly staged).
  
  

Why it wins: Moving is stressful. This lets you move at your own pace. You avoid the chaos of showing your home while living in it with toddlers or pets. Yes, you carry two loans for a month or two, but because Dayton homes are selling quickly (~40 days ), the risk is lower than it used to be.

Strategy 3: The "Contingency" (The Tricky One)

This is the traditional way: "I will buy your house, but only if my house sells first." The Reality Check: In 2025, most sellers hate contingent offers. If I have two offers on a listing in Beavercreek—one is cash, and one is contingent on selling a house in Xenia—I advise my seller to take the cash every time.

How we make it work: If we must use a contingency, we have to make the rest of your offer bulletproof.

• We get your home Under Contract before making the offer.
  
  
• We show the seller that your buyer is solid.
  
  
• We offer a higher price or better terms to compensate for the risk.
  
  

The Wright-Patt Factor (Relocation)

For my military clients transferring to or from WPAFB, timing is even tighter. Often, we have to coordinate with TMO (Traffic Management Office) for household goods.

• Adam’s Tip: If you are PCSing, we can often negotiate a "long close" (60-90 days) to line up perfectly with your Report No Later Than Date (RNLTD).
  
  

The Bottom Line

Don't let the logistics stop you from moving. You are the captain of the ship, but I am the navigator. Whether we use a Rent-Back, a Bridge Loan, or a perfectly timed double-closing, I will map out the route so you never spend a night without a home.

It’s not magic. It’s strategy.

Confused about your Timeline?

Let’s draw it out. I offer a "Move Logic Session" where we sketch out the exact dates: Listing, Closing, Buying, and Moving. We plan Plan A, Plan B, and Plan C.

👉 Get a plan. Send me a message or DM "TIMELINE" and let’s solve the puzzle.

Adam Martin Team Lead, Loxley Martin Your Dayton & Greene County Real Estate Expert