How to Buy and Sell at the Same Time in Denver in 2026 (Without Losing Your Mind)

How to Buy and Sell at the Same Time in Denver in 2026 (Without Losing Your Mind)

If you already own a home in the Denver area and you’re dreaming about your next one, you’ve probably asked yourself the most stressful question in real estate:

“Do I sell first and hope I can find something… or buy first and hope my house sells?”

In 2026’s calmer, more balanced Denver market, the good news is that you have more options than you did during the wild multiple-offer years. The flip side is that timing your move has gotten more strategic. Homes can sit longer, buyers are more careful, and you can’t just assume anything will happen instantly.

The key is not to “wing it,” but to use a clear, step-by-step plan. Here’s how to buy and sell at the same time in Denver in 2026 without losing your mind—or your shirt.

Step 1: Get brutally clear on your numbers

Before you look at a single new home, you need to know:

• What your current home is realistically worth in today’s market

• How much you’ll likely net after paying off your mortgage, closing costs, and any prep work

• What monthly payment and total cash out-of-pocket feel comfortable for your next home

This is where a real, local pricing analysis matters more than scrolling what-if numbers on a website. In a balanced market, overestimating your sale price by even a little can cause a chain reaction:

• You shop in too high a price range

• You stretch for your next home

• You feel pressure to take the first offer that appears on your current home, even if it’s not ideal

When I sit down with clients, we walk through a net sheet that shows:

• A realistic price range for your sale

• Estimated costs to close

• A high and low net number so you can see the range

Once you have those numbers, we can reverse engineer the price range that makes sense for your purchase.

Step 2: Decide your comfort level with risk

Everyone has a different tolerance for uncertainty. There’s no one “right” way to do a buy/sell in Denver—only the way that’s right for you.

Here are three common paths:

1. Sell first, then buy.

   • Lowest financial risk. You know exactly what you’ve netted before you commit to a new home.

   • Potential downside: Temporary housing, storage costs, and moving twice.

2. Buy first, then sell.

   • Gives you time to find the right next home without feeling rushed.

   • Requires strong financing and comfort carrying two homes until your current one sells.

3. Coordinate both with contingencies and timing.

   • You put your home up for sale and write offers on your next home at the same time.

   • Your purchase may be contingent on the sale or closing of your current home.

In 2026’s Denver market, we’re seeing more people use option three—with carefully written contingencies and realistic pricing—because the chaos has cooled but demand in many neighborhoods is still healthy.

Step 3: Prep your current home like it’s your secret weapon

Here’s the part many people miss:

Your current home is the engine that powers your move.

If it’s outdated, cluttered, poorly photographed, or overpriced, it can drag everything down—your timeline, your negotiating power, and your stress level.

Before we get serious about buying, we should:

• Do a walkthrough and create a punch list of must-do vs nice-to-do updates

• Tackle obvious repairs and easy cosmetic improvements

• Declutter, stage, and schedule professional photography

The goal is to bring your home to market ready to compete so that when the right buyer shows up, they actually write—and close.

Step 4: Explore your financing tools

Buying and selling at the same time gets a lot easier when you understand your financing options. Depending on your situation, you might be able to use:

• A bridge loan or short-term financing to help you buy before you sell

• A HELOC (home equity line of credit) on your current home to fund the down payment on the next one

• A loan program that allows a contingent offer, if we structure the contract correctly

The right option depends on your income, debt, credit profile, and how much equity you have. This is why an early conversation with both your agent and a strong local lender is critical—we want your financing strategy to support your timeline, not control it.

Step 5: Use contingencies strategically (not fearfully)

Contingencies are not something to be scared of—they’re tools. Used well, they can keep you from being homeless on one side or stuck with two mortgages on the other.

Common approaches in Denver right now include:

• Sale contingency: Your purchase of the new home is contingent on successfully selling your current one.

• Close contingency: You already have your home under contract; your purchase is contingent on that closing.

• Post-closing occupancy (rent-back): You close on your current home, then stay in it for a set period (often up to 30–60 days) while you close on your next purchase.

In a hot micro-market with multiple offers, we may need to keep contingencies tighter and lean more on pricing, clean inspection terms, or flexible dates to stand out. In areas where homes are sitting longer, sellers are more open to well-structured contingencies if everything else in your offer is strong.

Step 6: Sequence your timeline on paper

One of the most calming things you can do is literally sketch your move on paper with dates and steps. It might look like this:

1. Week 1–2: Prep, photos, and staging for your current home

2. Week 3: List your home and start touring potential next homes

3. Week 4–5: Accept an offer on your home

4. Week 5–6: Put your new home under contract with a close contingency

5. Week 8–9: Close on your sale

6. Week 9–10: Close on your purchase; move, with or without rent-back

Obviously, the real world doesn’t follow an exact script, but having a working timeline lets everyone—buyers, sellers, lenders, and movers—stay on the same page. It also highlights where we need to build in buffers or plan for contingencies like temporary housing.

Step 7: Work with an agent who treats your move like one big puzzle

Buying and selling at the same time is like a puzzle with a lot of moving pieces:

• Pricing and marketing your current home correctly

• Negotiating timelines that play nicely together

• Coordinating inspections, appraisals, and repairs on both sides

• Keeping you sane when the inevitable curveballs show up

A good agent is not just a door opener. They are the person managing the flow, watching for pressure points, and telling you the truth—even when that means adjusting your expectations.

Thinking about a 2026 buy/sell move in Denver?

If you are even considering selling your current Denver home and buying something new in 2026, the best time to start planning is before you feel rushed.

I help clients:

• Understand what their home is really worth

• Run honest numbers for their next move

• Choose the right path—sell first, buy first, or coordinate both

• Put together a timeline that feels doable, not overwhelming

If you want to talk through what a buy/sell move would look like for you this year—upgrade, downsize, move to a different neighborhood, or anything in between—I’m here for that conversation

If you’re even thinking about a move in the Denver area—now, next season, or “sometime soon”—you don’t need a hard sell. You need a clear plan.

I offer a no-pressure Denver Real Estate Strategy Session where we’ll:

• Walk through your timeline, goals, and budget in plain language

• Look at what’s really happening in your specific neighborhoods and price range

• Map out your next best steps—whether that’s buying, selling, right-sizing, or waiting on purpose

You’ll walk away knowing:

• What your current home could likely sell for in today’s market

• What a comfortable purchase price and payment range looks like for your next place

• Exactly what to focus on now so you’re ready when the timing feels right

When you’re ready:

• Visit salliesimmons.com to explore my Buyer and Seller resources

• Or call/text me directly at 662.588.2420

• Or send me a quick note through my contact form with “Strategy Session” in the message

No drama, no pressure—just honest guidance from a full-time Denver REALTOR® who treats your move like it’s her own.