The next door
can open first.
Buy before you sell in Orange County and across California
Buying before you sell means making an offer on your next home without a home-sale contingency. For eligible buyers, the current mortgage is not counted when you qualify for the next home, and a short-term loan can put your current home's equity toward the purchase if needed. Credit scores from 640. Conventional financing, VA case by case, not FHA or USDA.
The short version
How it
works.
“Let's check whether you can buy before this home sells.”
The offer
For eligible buyers, make the next offer without a home-sale contingency.
The qualifying
We do not count the current mortgage when you qualify for the next home. You keep paying it until it sells.
The equity
A short-term loan can put your current home's equity toward the next purchase, if needed.
How buying first works.
Three pieces, and a safety net if the old house takes a while to sell.
- 01
The offer
Offer first
For eligible buyers, make the next offer without a home-sale contingency.
- 02
The qualifying
Your mortgage stays out
We do not count the current mortgage when you qualify for the next home. You keep paying it until it sells.
- 03
The equity
Your equity helps
A short-term loan can put your current home's equity toward the next purchase, if needed.
The safety net
Sell within 180 days of the new closing, or a partner company buys your current home at a set price. There is a program fee, and the short-term loan has its own cost. We go over both before the offer.
Buy before you sell
Questions,
answered.
Can I buy my next home before I sell this one?
Yes, for eligible buyers. You make the offer without a home-sale contingency, and we do not count your current mortgage when you qualify for the next home. You keep paying it until it sells.
Where does the down payment come from?
If needed, a short-term loan can put your current home's equity toward the next purchase.
What if my current home doesn't sell?
A partner company agrees up front to buy your current home if it has not sold within 180 days of the new purchase closing, typically at 75 to 78 percent of market value, for a one-time fee starting at $2,500. If that happens, the partner resells the home and you keep what it brings above that price, after selling costs.
What does the short-term loan cost?
Its interest is paid at payoff. The fee is 1 percent at 90 percent of value or less, and 1.5 percent above that. The term runs up to 11 months with no prepayment penalty.
What credit score do I need?
Credit scores from 640.
Which loans can I use?
Conventional financing, VA case by case, not FHA or USDA. Loan amounts from $200,000 to $2.5 million.
Is there a catch?
There is a program fee, and the short-term loan has its own cost. We go over both before you write the offer.
Sound like you?
Text me what you're trying to do. I'll tell you if this loan fits, and what the payment looks like.
Also called a bridge loan, or buying without a home-sale contingency.
A partner company agrees up front to buy the current home if it has not sold within 180 days of the new purchase closing, typically at 75 to 78 percent of market value, for a one-time fee starting at $2,500. If that happens, the partner resells the home and the client keeps what it brings above that price, after selling costs. The client must sell the current home.
Short-term loan interest is paid at payoff. Its fee is 1 percent at 90 percent of value or less, and 1.5 percent above that. The term runs up to 11 months with no prepayment penalty. Equity loans have their own terms. Any refinance requires approval and is not guaranteed.
Credit scores from 640. Loan amounts from $200,000 to $2.5 million. Available with conventional financing, VA case by case, not FHA or USDA. Subject to qualification and state availability. Not a commitment to lend.
By Brett Hickman, NMLS #2010859, Home First Financial, NMLS #2465048. Updated September 24, 2026.