Buying and selling a home at the same time can feel like juggling with your biggest asset. You want a smooth move, a fair price on your sale, and the right next home in Denton without costly missteps. With the right plan, you can do all three. In this guide, you’ll learn the proven paths Denton buyers and sellers use, the Texas contract tools that make it possible, your financing options, and realistic timelines that work in our market. Let’s dive in.
Your main paths, explained
Sell first, then buy
Selling first is the most certain route. You know exactly what you net and you remove a contingency when you buy. It also avoids carrying two mortgages. The tradeoff is you may need temporary housing unless you negotiate a short leaseback from your buyer.
Buy first, then sell
Buying first lets you shop without time pressure and move only once. You may carry two mortgages or use a bridge solution to access your equity. Expect higher carrying costs and careful budgeting while you market your current home.
Make a contingent offer
A sale-of-home contingency protects you if you must sell to fund your purchase. In Denton and the broader DFW area, this can be less competitive when inventory is tight because many sellers prefer noncontingent offers. You can improve your odds with strong pricing, clean terms, and clear timelines.
Use a leaseback hybrid
A leaseback lets you sell your Denton home, close, and stay in place for an agreed number of days as a temporary tenant. This gives you time to shop and close on the next home using your sale proceeds. It requires a written agreement that covers rent, deposits, insurance, and move-out dates.
Texas contract tools you will use
TREC contracts and addenda
In Texas, the TREC One to Four Family Residential Contract and common addenda keep both sides aligned on dates, money, and rights. You will likely use standard TREC forms and any needed addenda to document financing, timing, and occupancy details. Work with a Texas-licensed agent to complete and explain each document.
Option period and inspections
The option period gives you a paid right to terminate within a set number of days. Typical ranges are short, so schedule inspections early and manage deadlines closely. If you are selling, expect buyers to ask for repairs or credits during this window.
Earnest money
Earnest money shows good faith and is held in escrow. It is credited to you at closing if the deal proceeds under the contract terms. Make sure you understand when earnest money can be refunded versus forfeited based on the contract.
Seller’s temporary leaseback
Texas provides a standard post-closing occupancy form so a seller can remain after closing as a tenant. You will negotiate rent, the length of stay, a security deposit, utilities, insurance responsibilities, and the condition at move-out. Always confirm your buyer’s lender and title company allow a short-term leaseback.
Sale-of-home contingency and kick-out clauses
A sale contingency ties your purchase to the successful sale of your current home by a deadline. Sellers may respond with a kick-out clause that allows them to keep marketing the home and replace your contract if a stronger offer arrives. Clear dates and updates help keep everyone aligned.
Title, recording, and simultaneous closings
In Texas, title companies coordinate escrow, funds, and recording. If you plan same-day or staggered closings, get both title companies and your lenders on the same page early. Many Denton-area title teams can coordinate morning sale funds to your afternoon purchase when documents and wires flow as scheduled.
Insurance and liability during leaseback
If you stay after closing, confirm how insurance will work during your leaseback. Put responsibilities in writing for coverage and day-to-day upkeep until you move out. Your lender and title company may have requirements for this period.
Financing solutions to bridge the gap
Use sale proceeds only
Selling first and using your proceeds for the next down payment is the simplest and cheapest path. It avoids double payments and extra loan costs. Plan for temporary housing or a leaseback to bridge the move.
Carry two mortgages
If you have the income to qualify for both payments, you can buy first and sell later. This provides flexibility but increases monthly costs until your sale closes. Budget for utilities, taxes, and insurance on both homes for a few months.
HELOC or home equity loan
A HELOC or home equity loan can fund your down payment on the next home while you still own your current one. You will pay closing costs and interest, and a HELOC may have a variable rate. Your current home will carry an additional lien until you sell and pay it off.
Bridge loan
A bridge loan is a short-term loan secured by your current home that frees up cash before you sell. It can be fast to arrange but often comes with higher rates and fees than traditional loans. Many lenders want proof your current home will sell soon.
Cash-out refinance
Refinancing your current mortgage into a larger loan can produce cash for a down payment. It may increase your rate or reset your term, and you will pay closing costs again. Consider whether you plan to sell soon and if the math makes sense.
Local lender programs and underwriting
Some Denton-area lenders offer move-up buyer programs or portfolio options for strong credit and stable income. Underwriting will count your existing mortgage unless your lender can exclude it with a documented plan to sell soon. Align appraisal timing, rate locks, and document requests so your sale and purchase stay on schedule.
Costs to plan for
- Double payments and utilities if you overlap ownership
- Bridge or HELOC fees and interest
- Moving, storage, and temporary housing
- Title and closing costs for two transactions
- Potential rate lock extensions
Sample timelines that work in Denton
Sell first timeline
- Prep and list: 1 to 3 weeks
- Showings and offers: 1 to 30 days
- Option period and buyer financing: 3 to 14 days for inspections, 21 to 45 days to close
- Move to leaseback or temporary housing while you shop
Buy first timeline
- Pre-approval or bridge setup: 1 to 3 weeks
- Offer to close on new home: 30 to 45 days
- List and sell current home: aim for 30 to 90 days to reduce overlap
Same-day or staggered closings
- Morning sale closing with funds wired
- Afternoon purchase closing after funds arrive
- Back-up plan if an appraisal, wire, or document delay occurs
8-week hybrid: sell with a leaseback, then buy
- Week 0–1: Meet your agent, set list price and get pre-approved
- Week 2: List your home
- Week 2–4: Showings and offers; negotiate a 30 to 60 day leaseback
- Week 4–6: Buyer inspections, appraisal, and loan finalization
- Week 6: Close on your sale; remain as tenant under leaseback
- Week 6–10: House-hunt and close on your next home with sale proceeds
- Week 10–12: Move out per leaseback date and into your new home
Denton market realities to consider
Denton sits within the Dallas–Fort Worth metro, so interest rates, commuting patterns, and regional inventory shape demand. Competition can shift by neighborhood and price band, especially for move-up homes versus entry-level listings. New construction is active in many nearby communities and can offer different timelines and incentives than resale homes.
If you are weighing a sale contingency, ask your agent how often sellers accept them in your specific price range and area. Keep an eye on local reports from the regional MLS, the Denton Board of REALTORS, and title companies for closing timelines. A local lender’s guidance on appraisal speed and underwriting can help you choose the best path.
Step-by-step checklist
- Get pre-approved and share your buy-then-sell or sell-then-buy plan
- Request a home valuation and set a realistic list price target
- Discuss contingent offer acceptance rates in your target Denton area
- Decide whether a leaseback fits your timing and confirm lender approval
- Align title companies if planning simultaneous closings
- Calendar all contract deadlines, option period dates, and appraisal windows
- Confirm insurance and liability coverage during any leaseback
- Budget for overlap costs and line up temporary housing if needed
- Prepare a backup plan in case a closing date slips
Avoid these timing mistakes
- Letting the option period expire without decisions or repairs
- Locking your rate too early without a plan for extensions
- Assuming you qualify to carry two mortgages without lender approval
- Skipping appraisal discussions when using sale proceeds for the purchase
- Forgetting to coordinate utility transfers and move-out language
Plan your Denton move with a local guide
You do not have to juggle this alone. With a clear strategy, the right TREC forms, and tight lender and title coordination, you can sell well and land your next Denton home without excess stress. If you want a customized timeline, pricing plan, and financing path, our boutique team is ready to help.
Start with a free valuation and a step-by-step move plan tailored to your goals. Reach out to Edson Miranda for a friendly consult and Get Your Free Home Valuation.
FAQs
What is a seller leaseback in Texas when selling in Denton?
- A seller leaseback is a written post-closing agreement that lets you remain in your home as a temporary tenant for agreed days with set rent, deposit, insurance, and move-out terms.
How do simultaneous closings work for a Denton sale and purchase?
- Title companies coordinate funds so your sale can close in the morning and your purchase in the afternoon, which requires early lender and title alignment and a solid backup plan.
Are sale-of-home contingencies competitive in the Denton and DFW market?
- They protect you but can be less attractive in tight inventory, so strengthen your offer with clear deadlines, strong pricing, and solid communication.
What financing helps me buy first before selling in Denton?
- You can carry two mortgages if you qualify, or use a HELOC, bridge loan, or cash-out refinance while planning to sell quickly to reduce overlap costs.
What deadlines matter most if I buy and sell at the same time in Texas?
- Track your option period, financing commitment date, appraisal timeline, and closing dates, plus any leaseback start and end dates.
What if my appraisal comes in low on the new Denton home?
- Talk with your lender and agent about options such as price negotiation, added cash, or timing adjustments so both transactions still align.
