Quick question many locals ask: “How do you buy a house before selling yours?” If you live in Reno, Sparks, Carson City, Fernley, Fallon, Minden, Genoa, Gardnerville, Moundhouse, Sun Valley, Silver Springs, Stagecoach, Silver City, Virginia City, or Verdi, it’s possible to buy first—if you plan your financing and timing with care and work with a local Realtor or Real Estate Agent who understands Nevada rules and customs.

What “buying first” really means

Buying before you sell means you secure your next home, then close your sale. You move once, avoid storage or short-term rentals, and can prep your current house for showings after you’ve moved out. The tradeoff is short-term overlap risk: you may carry two homes for a brief period, and your lender will look closely at your income, debt, and cash reserves.

Is buying first a fit for you? A quick self-check

• You can qualify for a new mortgage while still owning your current home.
• You have access to funds (savings or equity) for down payment and closing costs.
• You’re comfortable with the chance of a short overlap of payments.
• Your move needs the simplicity of “one and done.”

Your main Nevada-friendly paths to buy before you sell

1) Bridge loan (short-term “gap” financing)

A bridge loan uses equity in your current house to help fund the new purchase. It’s designed to be short-term and is usually paid off when your home sells. Rates and fees can be higher than a standard mortgage, so compare total costs and timing with your lender.

2) Home Equity Line of Credit (HELOC)

If you have strong equity, a HELOC can cover part of your down payment or closing costs. You borrow only what you need. Your lender will verify that you can handle both obligations until your sale closes.

3) Offer with a home-sale contingency

You make your purchase dependent on selling your current home. This reduces your financial risk. In faster sub-markets in Reno, Sparks, or Verdi, some sellers prefer non-contingent offers, but a well-written, status-updated contingency can still work—especially with realistic timelines.

4) Sell, then rent back for a short time

A post-closing “rent-back” lets you sell your house, then stay in it briefly while you close on and move into the new one. This must be in writing and aligned with the buyer’s loan and occupancy rules. It’s a simple way to avoid storage and hotel costs—especially if you plan a short rent back.

5) Keep the current home as a rental (if you qualify)

If your numbers support it, you can hold your existing property as a rental after you move. Consider landlord duties, maintenance, vacancy risk, and whether your lender will count lease income for qualification.

Timing & process: Nevada specifics that matter

Nevada closings are handled through escrow with a neutral title/escrow company. That helps coordinate your sale and purchase so funds, documents, and keys line up. Here’s how to keep both transactions on track:

1. Open escrow on both deals early. Align target close dates so your sale funds are available before or at your purchase closing.
2. Order required disclosures right away. If your home is in an HOA, request the resale package as soon as you sign a listing agreement. For all resale homes, prepare the Seller’s Real Property Disclosure (SRPD) in advance.
3. Use realistic contract timelines. Give enough time for inspections, appraisal, loan docs, and HOA reviews where applicable.
4. Plan possession. If you need a rent-back on your sale or flexible move-in on your purchase, negotiate it in writing upfront.

Key Nevada disclosures that affect your calendar

• Seller’s Real Property Disclosure (SRPD): Nevada law requires sellers to complete and deliver the SRPD to the buyer at least 10 days before conveyance. If a new defect is discovered after delivery, the seller must notify the buyer in writing before closing.
• Common-Interest Community (HOA) Resale Package: When requested, the association has a set time to provide the package, and it remains effective for a defined period. Order early so your buyer has time to review budgets, rules, fees, and reserves.

What lenders review when you buy first

• Debt-to-Income (DTI): Lenders compare monthly debts to gross income to gauge ability to repay. Different loan types and lenders have different limits.
• Cash & reserves: Expect to document funds for down payment, closing costs, and sometimes extra reserves if you’ll carry two homes briefly.
• Credit, income, and assets: Standard documentation applies. If you plan to rent out your current home, ask what lease evidence the lender will accept.
• Occupancy: For a primary residence, most loan programs require you to intend to move in within a short, defined period (commonly within ~60 days) and to occupy for a reasonable time thereafter, subject to program rules.

Important practice changes buyers and sellers should know

• Written buyer agreements: In Nevada, buyers now sign a written agreement with their agent before touring homes. The agreement spells out services and how the agent will be paid.
• Compensation is negotiable and not posted in the MLS: Offers of compensation are no longer displayed in MLS fields. Parties decide and document compensation terms directly.

Offer strategies when you’re buying first

• Get fully underwritten pre-approval. This gives sellers confidence if your offer is non-contingent.
• Use clean, clear timelines. Choose inspection, appraisal, and loan milestones you can meet without stress.
• Consider a stronger earnest deposit (only if comfortable). Signals commitment while keeping your risk in check.
• Ask for the right possession terms. If you sell first, a short rent-back can bridge the gap to your new closing.
• Don’t skip protections you need. Your Realtor can balance speed with reasonable contingencies.

Local notes across Northern Nevada

Every city moves at its own pace. We help you adjust your plan to local conditions