Should You Sell Before You Buy in Johnson County’s 2-Month Market?

By Bryan Bechler, Compass Realty Group | Kansas City & Florida since 1993

It’s the question I hear most from move-up buyers in Overland Park, Leawood, and Prairie Village: “Do we sell our current house first — or find the next one first?” Both answers have a catch. Sell first and you might be scrambling for somewhere to live. Buy first and you could be carrying two mortgages.

Why This Is Harder in Johnson County Right Now

Johnson County is running around two months of inventory, well below the roughly six months that signals a balanced market. In this market, many sellers simply won’t accept an offer that’s contingent on your home selling first.

Option 1: Sell First, Then Buy

The upside: you know exactly how much you’ll net, you’re a strong non-contingent buyer, and you have zero risk of two mortgage payments. The catch: you may need somewhere to live in between, solvable with a rent-back agreement or short-term rental.

Option 2: Buy First With a Bridge Loan

A bridge loan is short-term financing — typically 6 to 12 months — that taps the equity in your current home so you can make a down payment on the next one before your sale closes. The upside: it removes the home-sale contingency, so your offer competes almost like cash. The catch: bridge rates typically run a couple of points higher than a standard 30-year mortgage.

So Which One Is Right for You?

It comes down to how much equity you’re sitting on, how quickly your current home will realistically sell, and your tolerance for risk versus disruption. Let’s map your buy/sell timeline — call/text me directly at 816-547-0893.