From Stuck to Strategic: How to Buy a Home in the New Year When You Already Own
By Lindsay Barron LaBonte, Branch Manager, Applied Mortgage
Published in Northampton Living | January 2026
A few days ago, I sat with a family in a situation we see often. They bought their home six years ago when interest rates were lower and their space felt just right. Now they work remotely, their family has grown, and the house feels a little smaller every day. When they started exploring the market, their enthusiasm faded quickly. Inventory is tight, demand is high, prices have climbed, and mortgage rates aren't what they used to be. Their question was a familiar one:
How do we buy a new home when we still own our current one?
At Applied Mortgage, we help clients navigate this transition every day. There's no single route that works for everyone, but most homeowners end up choosing one of three common strategies:
1: Buy First, Then Sell
This path lets you stay in your current home while shopping for the next one and make offers without a sale contingency, which helps in a competitive market.
The challenge is that you need access to funds for down payment and closing costs, and you must be comfortable holding both mortgages, even temporarily. Possible solutions are using a home equity line to bridge from one property to the next; borrowing against retirement accounts, life insurance or other assets; or using a smaller down payment and recasting your loan after selling.
2: Sell First, Then Buy
This approach gives you financial clarity because once your home sells, you know the exact proceeds available to put toward the next. You can make stronger offers without a sale contingency.
The trade-off is that you may need temporary housing and could move twice, with rent replacing equity. Still, many find this route less stressful because their finances are fully settled before moving forward.
3: Sell and Buy at the Same Time
This happens more often than you think, and with the right team it can be coordinated smoothly. List your home while shopping for another. Include language in your sale that ensures you don't close until you secure your next property and vice versa. The challenge has been that many sellers don't want to accept a home sale contingency. But that has changed in the last few months with less competition in the market.
Planning Ahead Makes the Difference
It is never too soon to start planning. These decisions often involve coordination among your loan officer, financial planner, accountant and real estate agent to determine which strategy works best.
That's where we come in. The Applied Mortgage Team offers several tools to close the gap between homes, including:
On Deck Offer Program - helps qualified buyers purchase their next home before selling their current one.
Platinum Preapproval - strengthens your offer with an underwriting stamp of approval.
Edge Cash Buyer Program - removes your mortgage contingency to compete with cash buyers.
Lindsay Baron LaBonte
Branch Manager NMLS #381413
Mortgage
Applied Mortgage, a HarborOne Mortgage Team
413 586 5626
appliedmortgageteam.com llabonte@harborone.com
If you're considering a move, we can help you find the clearest path forward whether that means buying first, selling first, or lining up both at the same time.
Let's find your next home with confidence.
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