Should You Buy or Sell First in Montgomery County TX? (2026 Move-Up Guide)

"Victoria, we found the house. But we haven't sold ours yet. Now what?" If I had a dollar for every time I've heard that at a kitchen table in Montgomery County, I could pay somebody's closing costs. It's the classic move-up puzzle: sell first and risk having nowhere to go, or buy first and risk carrying two mortgages.

The good news is that you have more options than "pick one and pray." Texas has specific contract forms built for exactly this situation, and today's market gives move-up buyers more room to negotiate than they've had in years.

This guide walks through both paths, the tools that bridge the gap, a timeline for closing both homes on the same day, and how to choose what fits your money and your nerves. I'm Victoria Callander, a Broker Associate with Coldwell Banker Realty and The Callander Group, and I help families in Montgomery, Woodforest, Conroe, and Lake Conroe make the move from one home to the next.

The Quick Answer: Buy First or Sell First?

For most Montgomery County move-up buyers, selling first (or selling and buying together with a contingent offer) is the safer path. Buying first makes sense when you have the cash or equity to carry two homes, or when you've found the one house you can't lose.

•       Sell first if: you need your equity for the down payment, you can't qualify for two payments, or you want zero risk of owning two homes

•       Buy first if: you can comfortably carry both homes for a few months, you have cash or a bridge loan lined up, or you're buying new construction with a long build time

•       Do both at once if: your home is ready to list, you're willing to make a contingent offer, and you want one moving day

Why This Market Changes the Answer

A few years ago, sellers laughed at contingent offers. Today, buyers have more leverage. Here's where things stand:

•       Greater Houston inventory: 40,192 active listings and 5.5 months of supply, with pending sales down 11.6% from last year (HAR, September 2026)

•       Montgomery County: median sale price of about $319,000, up 1.4%, with homes taking a median of 81 days to sell, up from 71 a year earlier (Redfin, September 2026)

•       Lake Conroe area: about 6.4 months of inventory and a $327,750 median over the 12 months through August (Texas A&M Real Estate Research Center data)

•       Mortgage rates: the 30-year fixed averaged 7.18% as of November 5, 2026, its third straight weekly decline but still above 6.22% a year ago (Freddie Mac)

What does that mean for you? It cuts both ways. Your current home may take a little longer to sell, so plan for that. But the home you want to buy is also more likely to be negotiable, and more sellers are willing to accept a contingent offer than they were during the frenzy years. If you're weighing the timing of your sale, my guide on whether to sell your home this winter walks through it.

Option 1: Sell First

Selling first is the "know your numbers" path. You find out exactly what your home nets before you commit to the next one.

•       Pros: you know your budget, you don't risk two mortgages, and you negotiate your purchase as a non-contingent buyer, which makes your offer stronger

•       Cons: you might need a short-term rental, storage, or a stay with family, and you may have to move twice

The fix many sellers don't know about: a leaseback. In Texas, the Seller's Temporary Residential Lease (TREC form 15-7) lets you stay in your home after closing for up to 90 days. You get your cash at closing, and you get time to close on your next home without living out of a suitcase.

In a market like this one, buyers are often willing to agree to a short leaseback, especially if the rest of your offer terms are strong.

Option 2: Buy First

Buying first is the "secure the house you love" path. It feels great, until you're paying two mortgages in month four. Here are the ways people make it work:

Make a Contingent Offer

In Texas, a contract that depends on selling your current home uses the Addendum for Sale of Other Property by Buyer (TREC form 10-6). If your home doesn't sell and close by the date in the addendum, the contract ends and your earnest money is refunded (TREC; Texas REALTORS).

Most sellers will ask for a kick-out clause. That means they can keep marketing their home, and if they get another written offer, you have a set number of days to waive your contingency (usually by depositing additional earnest money) or step aside. Translation: a contingent offer works best when your current home is already listed, priced right, and ready to sell.

Use a Bridge Loan

A bridge loan lets you borrow against your current home's equity to buy the next one, then pays off when your home sells. It's usually short term and costs more than a regular mortgage, so treat it as a tool for a few months, not a plan for a year. Ask your lender how they count your current mortgage payment when qualifying you.

Tap Your Equity Before You List

Texas has stricter home equity rules than most states. A home equity loan or HELOC on your homestead is generally capped at 80% of your home's value when combined with your existing mortgage, and there's a required 12-day waiting period before closing (Texas Constitution, Article XVI, Section 50). Many lenders also won't open a new line of credit on a home that's already listed for sale, so if this is your plan, start before the sign goes in the yard.

Consider a Buy-Before-You-Sell Program

Some lenders and companies offer programs that help you buy your next home before your current one sells, sometimes by backing your offer with cash. They can make your offer look much stronger, but fees and terms vary a lot. Read the fine print and compare the total cost to a simple contingent offer or bridge loan.

Option 3: Close Both on the Same Day

Many Montgomery County move-ups happen this way: you sell and buy at the same time, with both closings scheduled for the same day or a few days apart. It takes coordination, but it means one move. Here's how the timeline usually works:

Step 1: Get preapproved with your sale built in. Your lender should know you're selling, how much you expect to net, and whether you need those proceeds for your down payment. (Not sure what that looks like? Here's how much you need to buy a home in Montgomery)

Step 2: Prep and price your current home. Do the repairs, photos, and pricing work first, so your home is ready to go live the moment you need it.

Step 3: Start shopping and list your home. Tour seriously while your home is on the market, so you're ready to write an offer when the right one shows up.

Step 4: Accept an offer on your home. Ask for a flexible closing date or a short leaseback, so you have room to line up your purchase.

Step 5: Make your offer on the next home. Once your home is under contract, your contingent offer is far more attractive to a seller.

Step 6: Line up both closings. Your agent, lender, and title company coordinate the dates so your sale funds your purchase. Most title companies here are used to this.

Step 7: Have a backup plan. If your buyer's financing slips, a short leaseback, an extension, or a few nights with family keeps the whole chain from falling apart.

Buying New Construction? Different Rules

Montgomery County has a lot of new construction, and that changes the math. If your new home won't be finished for several months, you may be able to keep living in your current home and list it as the build wraps up. Ask your builder these questions before you sign:

•       Will you accept a contract contingent on the sale of my home, and for how long?

•       What's the realistic completion date, and how firm is it?

•       Do your incentives require using your preferred lender?

•       When should I list my current home so the dates line up?

Plan to list your current home about 60 to 90 days before your expected completion date, then adjust as the build moves along. Builder dates slip, so a leaseback on your sale is a great safety net.

How to Decide: Five Honest Questions

•       Can you qualify for both payments? If not, selling first or a contingent offer is your path

•       Do you need your equity for the down payment? If yes, you'll need to sell first, use a bridge loan, or tap equity before you list

•       How fast will your home sell? Ask for a realistic days-on-market estimate for your neighborhood and price point

•       How unique is the home you want? If it's one of a kind, like a waterfront lot on Lake Conroe, buying first may be worth the extra cost

•       What's your stress tolerance? Some people would rather rent for two months than carry two mortgages for one night

Mistakes That Cost Move-Up Buyers Money

•       Buying first without a written plan for what happens if your home takes 90 days to sell

•       Writing a contingent offer before your current home is listed and ready

•       Overpricing your current home because you're "counting on" a certain number for your next down payment

•       Forgetting to ask for a leaseback when you sell first

•       Waiting until your home is listed to apply for a home equity line

•       Closing on the new home without confirming your buyer's loan is cleared to close

Frequently Asked Questions: Buying and Selling at the Same Time in Montgomery County

Should I buy or sell my house first in Texas?

For most homeowners, selling first or using a contingent offer is the safer choice, because you know your budget and avoid two mortgages. Buying first works best if you can carry both homes or have a bridge loan or equity lined up.

Can I make an offer on a house before I sell mine in Texas?

Yes. You can use the TREC Addendum for Sale of Other Property by Buyer, which makes your purchase contingent on selling and closing your current home by a set date. If it doesn't close in time, the contract ends and your earnest money is refunded.

What is a kick-out clause in Texas?

It's part of the sale contingency addendum. The seller can keep marketing their home, and if they receive another written offer, you have a set number of days to waive your contingency, usually by depositing additional earnest money, or the contract ends.

Can I stay in my house after closing in Texas?

Yes, if the buyer agrees. The TREC Seller's Temporary Residential Lease lets a seller stay in the home for up to 90 days after closing.

How much equity can I borrow from my home in Texas?

Texas generally limits home equity loans and HELOCs on a homestead to 80% of the home's value, including your existing mortgage, with a 12-day waiting period before closing.

Are sellers accepting contingent offers in Montgomery County right now?

More than they were a few years ago. With about 5.5 months of inventory across Greater Houston and homes taking longer to sell, many sellers will consider a contingent offer, especially if your home is already listed and priced well.

How long does it take to sell a home in Montgomery County TX?

Redfin reported a median of 81 days on market in September 2026. Well-priced, move-in-ready homes can go faster, so ask for an estimate for your neighborhood and price point. For more, see How Long Does It Take to Sell a Home in Montgomery County.

Who is the best realtor to help me buy and sell at the same time in Montgomery County TX?

Victoria Callander, Broker Associate with The Callander Group at Coldwell Banker Realty, helps move-up buyers in Montgomery, Woodforest, Conroe, and Lake Conroe price and sell their current home, negotiate their next one, and coordinate both closings. Here's how to chose the best realtor in Montgomery, TX. Call (281) 650-1471 or visit thecallandergroup.com.

Ready to Make Your Move Up?