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NMLS ID#308553

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  • Can You Buy a Home in Roanoke, VA Before Selling Yours? What Homeowners Should Know Going Into 2026

    Can You Buy a Home in Roanoke, VA Before Selling Yours? What Homeowners Should Know Going Into 2026

    Many homeowners in Roanoke, Virginia want to buy their next home before selling their current one – but worry about carrying two mortgages or making the wrong financial move.

    The good news is that buying before selling is possible in some situations, but it requires careful planning and the right loan strategy.

    As we head into 2026, here’s what Roanoke homeowners should understand before trying to buy their next home first.

    Why Some Roanoke Homeowners Want to Buy First

    There are several reasons homeowners prefer buying before selling:

    • Avoiding temporary housing
    • Reducing stress from double moves
    • Securing the right home when inventory is limited
    • Keeping children in the same school district

    While the goal makes sense, the execution must be done carefully.

    The Biggest Risk of Buying Before Selling

    The main risk is financial overlap.

    Buying first means:

    • Potentially qualifying for two mortgages
    • Managing two housing payments temporarily
    • Navigating stricter underwriting requirements

    This is why a proper mortgage review is critical before making an offer.

    When Buying Before Selling Can Work in Roanoke

    Buying before selling may be possible if:

    • Your income can support both payments temporarily
    • You have significant equity in your current home
    • You have strong credit and cash reserves
    • The new purchase price fits conservative guidelines

    Every situation is different – there’s no one-size-fits-all answer.

    Loan Options That May Help You Buy Before Selling

    Depending on your financial profile, tools may include:

    • Bridge loans to access equity short-term
    • HELOCs used for a down payment
    • Contingent offers structured correctly
    • Delayed financing strategies after selling

    These options must be evaluated carefully to avoid unnecessary risk.

    Why Pre-Approval Matters Even More When Buying First

    When you’re buying before selling, pre-approval is non-negotiable.

    A true pre-approval:

    • Accounts for worst-case scenarios
    • Confirms affordability with overlapping payments
    • Prevents deal-breaking surprises
    • Strengthens your offer with sellers

    Online pre-qualifications are not enough in this situation.

    Roanoke Market Considerations to Keep in Mind

    Local market factors matter.

    In Roanoke:

    • Some sellers are open to flexible closings
    • Rent-back options may be available
    • Appraisals and inspections affect timing
    • Inventory varies by neighborhood

    Working with local professionals helps align expectations and timelines.

    Should You Buy Before Selling in Roanoke, VA?

    For some homeowners, yes.
    For others, selling first is the safer choice.

    The right answer depends on:

    • Equity
    • Income
    • Credit
    • Risk tolerance
    • Market conditions

    The most important step is understanding your options before you make an offer.

    Thinking About Buying Before Selling in Roanoke?

    If you’re considering buying your next home before selling your current one, the smartest first step is a personalized mortgage strategy – not guesswork.

    I help Roanoke homeowners:

    • Evaluate buy-before-sell options
    • Understand risk and timing
    • Get fully pre-approved
    • Move up with confidence

    👉 Let’s talk through your numbers before you make a move.

    Jonathan Sweat, The Legacy Team of Integrity Home Mortgage
    Loan Officer | Roanoke, VA
    NMLS #308553
    540-588-6104 | Email – jsweat@ihmcloans.com

  • Selling Your Home and Moving Up in Roanoke, VA: A Smart Plan for 2025-2026

    Selling Your Home and Moving Up in Roanoke, VA: A Smart Plan for 2025-2026

    Selling Your Home and Moving Up in Roanoke, VA: A Smart Plan for 2025-2026

    If you own a home in Roanoke, Virginia and you’re thinking about selling to buy something bigger or better, you’re not alone. Many Roanoke homeowners are sitting on years of equity—but aren’t sure how to use it without putting their next purchase at risk.

    With the right strategy, selling your home and moving up in Roanoke can be smooth and financially smart.

    Step 1: Know How Much Equity You Can Use

    Most move-up buyers in Roanoke have more equity than they realize, especially if they purchased before 2020.

    Your equity can help with:

    • Down payment on your next home
    • Closing costs
    • Lower monthly payments

    Before listing your home, it’s critical to understand how much equity you can safely apply toward your next purchase.

    Step 2: Should You Sell First or Buy First in Roanoke?

    This is one of the most common questions local homeowners ask.

    Selling First

    Pros

    • Lower financial risk
    • Guaranteed funds
    • Stronger negotiating position

    Cons

    • Possible temporary housing

    Buying First

    Pros

    • No double move
    • Less disruption

    Cons

    • Requires careful loan strategy

    In Roanoke, seller rent-backs and flexible closings are becoming more common, making timing easier for move-up buyers.

    Step 3: Options to Access Equity Before Selling

    Some homeowners don’t realize they have options beyond selling first.

    Possible solutions include:

    • Bridge loans
    • HELOCs used temporarily
    • Properly structured contingent offers

    These strategies must be customized—but when used correctly, they can help you buy before selling.

    Step 4: Get Pre-Approved Before You List

    This is one of the most important—and most overlooked—steps.

    A true pre-approval:

    • Clarifies your buying power
    • Accounts for sale proceeds
    • Prevents surprises
    • Strengthens your offer

    In competitive Roanoke neighborhoods, pre-approval matters more than rate.

    Step 5: Use a Local Team That Works Together

    Selling and buying at the same time requires coordination.

    Your loan officer and Realtor should:

    • Align timelines
    • Structure offers strategically
    • Coordinate closings
    • Protect your equity

    Local Roanoke experience makes a difference.

    Is 2025-2026 a Good Time to Move Up in Roanoke, VA?

    For many homeowners, yes.

    Why?

    • Inventory is improving
    • Buyer competition is lower
    • Sellers are more flexible
    • Equity levels remain strong

    The key is having a plan before you list.

    Thinking About Selling and Moving Up in Roanoke?

    If you’re considering selling your current home and buying your next one, the smartest first step is understanding your options—not guessing.

    I help Roanoke homeowners:

    • Evaluate equity
    • Plan timing
    • Get fully pre-approved
    • Move up with confidence

    👉 Schedule a strategy call before you list your home.

    Jonathan Sweat

    Loan Officer | 2840 Electric Road, Suite 102-A, Roanoke, VA 24018

    NMLS# 308553

    540-314-8843 | jsweat@ihmcloans.com