Should You Sell Your Las Vegas Home Before Buying Another?

by Ryan Rose

The chicken or the egg. Sell first or buy first? It's the question that keeps move-up buyers awake at night. And honestly? There's no perfect answer. Just trade-offs.

Let me break down both options so you can pick your poison.

Selling First: The Safe Play

Selling before you buy is the conservative move. You know exactly how much money you're working with. No stress about carrying two mortgages. No panic if your current home takes longer to sell than expected.

Here's the catch. Once you sell, you need somewhere to go. That means either:

Moving twice. Sell, rent something short-term, then buy. It works, but moving twice is about as fun as it sounds. Which is not fun at all.

Negotiating a rent-back. You sell your home but stay in it as a renter for 30-60 days while you close on your next place. This works great when buyers agree to it. Not all do.

Staying with family. If that's an option and you value your sanity... well, you decide.

The big advantage? You're a stronger buyer when you make offers. No sale contingency. Sellers love that. In competitive situations, it can make the difference.

Buying First: The Risky Play

Buying before you sell means you find your dream home, lock it in, and then sell your current place. Sounds great in theory.

The problem? You're now carrying two properties. Two mortgages, two sets of utilities, two insurance payments. If your current home doesn't sell quickly, that gets expensive fast.

Some people can afford this comfortably. Most can't. And even if you can, why tie up all that cash if you don't have to?

There's also the financing issue. Most lenders calculate your debt-to-income ratio including your current mortgage. That limits how much you can borrow for the new place. Unless you're paying cash, buying first usually requires selling first anyway, at least on paper.

The Middle Ground: Contingent Offers

You can make offers contingent on selling your current home. Translation: "I'll buy your house, but only if mine sells first."

Sellers don't love these. Can you blame them? They're taking their home off the market and hoping your sale goes through. If it doesn't, they've wasted weeks.

In a hot market, contingent offers often get rejected or beaten by cleaner offers. In a slower market? Sellers are more willing to work with you.

Right now in Las Vegas, with homes taking 30-60 days to sell, contingent offers are more viable than they were during the frenzy years. Still not ideal, but possible.

What I Tell Most Clients

Unless you have a pile of cash or family money to bridge the gap, sell first. Get your current home under contract, negotiate a rent-back or closing timeline that gives you breathing room, then buy.

Yes, it requires some coordination. Yes, there's a chance you sell and then can't find the right next home immediately. But that's way better than owning two houses and watching your savings evaporate while your old place sits on the market.

The worst position? Being a desperate seller because you already bought something else. Buyers smell desperation. They use it against you.

The Bottom Line

There's no one-size-fits-all answer. But for most people in most situations, selling first is the smarter, safer move. Control what you can control. Know your numbers before you commit to new numbers.

Planning a move in Las Vegas and not sure how to sequence everything? Let's talk through your specific situation. I've helped plenty of people navigate this without losing their minds. Or their money.

Frequently Asked Questions About Selling and Buying Homes in Las Vegas

Q1: Should I sell my Las Vegas home before buying a new one?

For most homeowners, selling first is the safer option. It eliminates the risk of carrying two mortgages, gives you clear knowledge of your budget, and makes you a stronger buyer without sale contingencies. While it may require temporary housing arrangements, it's generally less stressful than being stuck with two properties.

Q2: What is a rent-back agreement and how does it work?

A rent-back agreement allows you to sell your home but remain in it as a renter for 30-60 days after closing. This gives you time to find and close on your next property without moving twice. Not all buyers will agree to this arrangement, but it's a common solution that helps bridge the gap between selling and buying.

Q3: What are the risks of buying a home before selling my current one?

Buying first means carrying two mortgages simultaneously, along with double utility costs, insurance payments, and maintenance expenses. If your current home takes longer to sell than expected, these costs can quickly become overwhelming. Additionally, most lenders will factor your existing mortgage into your debt-to-income ratio, which may limit your borrowing power for the new home.

Q4: Are contingent offers accepted in the Las Vegas market?

Contingent offers (where your purchase depends on selling your current home) are more likely to be accepted in slower markets. In Las Vegas currently, with homes taking 30-60 days to sell, they're more viable than during competitive market conditions. However, they're still less attractive to sellers than clean, non-contingent offers and may get rejected in favor of stronger bids.

Q5: How long does it typically take to sell a home in Las Vegas?

Currently in Las Vegas, homes typically take 30-60 days to sell. This timeline can help you plan your selling and buying sequence more effectively. Understanding the local market timing is crucial when deciding whether to sell first or buy first.

Q6: What happens if I become a desperate seller after buying another home?

Being a desperate seller puts you at a significant disadvantage. Buyers can sense urgency and often use it to negotiate lower prices or more favorable terms. This is one of the primary reasons real estate professionals recommend selling first – it keeps you in control of the negotiation rather than being pressured by financial strain.

Q7: What are my housing options between selling and buying?

You have several options: negotiate a rent-back agreement with your buyer to stay in your home temporarily, rent a short-term property (though this requires moving twice), stay with family or friends, or time your closings strategically to minimize the gap. Each option has trade-offs in terms of cost, convenience, and stress levels.

Q8: Why do sellers prefer buyers without sale contingencies?

Sellers prefer non-contingent offers because they provide more certainty. When you've already sold your home, there's no risk of the deal falling through due to your sale complications. This makes you a more attractive buyer, especially in competitive situations where multiple offers exist.