This is the question I get asked more than almost any other. And honestly, it makes sense — because the answer isn’t the same for everyone, and getting it wrong can cost you time, money, and a lot of stress.
Here’s a straightforward breakdown of both options so you can figure out which one makes sense for your family.
Option 1: Sell First
Selling your home before you buy gives you one major advantage — you know exactly how much money you’re working with. No guessing, no stretching, no hoping the numbers work out. When you find the right house, you can make a clean, confident offer.
The downside is the gap. If your home sells before you’ve found your next one, you might need to rent temporarily or negotiate a longer closing. In a market like Kitchener-Waterloo where good homes move fast, that in-between period can feel uncomfortable.
That said, selling first is often the right move if you’re not sure what you can afford, if your home needs work before it’s market-ready, or if you want to avoid carrying two properties at once.
Option 2: Buy First
Buying before you sell means you don’t have to rush. You can take your time finding the right neighbourhood, the right school district, the right backyard. When you find it, you move on it.
The risk is financial. If your current home takes longer to sell than expected — or sells for less than you planned — you could find yourself carrying two mortgages for a stretch. That’s manageable for some families and a real problem for others, depending on your financial position.
Buying first tends to work well when the market is moving fast and good homes are hard to find, when you have strong equity in your current home, or when you have the financial cushion to carry both properties short-term.
The option most families don’t know about: the bridge
There’s a third path that works well for a lot of upsizing families in Waterloo Region — a bridge loan. This lets you access the equity in your current home before it sells, so you can use it as a down payment on your next one. You buy, you move, then your old home sells and you pay back the bridge.
It’s not for everyone and your mortgage broker needs to be involved early, but it’s worth knowing it exists. A lot of families assume they have to choose between sell-first and buy-first when there’s actually a middle option.
So which is right for you?
It depends on four things: your financial position, your timeline, your risk tolerance, and what the market is doing right now in the neighbourhoods you’re targeting.
The best thing you can do is start with a home evaluation so you know what your current home is worth. From there, we can map out a plan that gets you into your next home without the chaos.
If you’re trying to figure out the right move for your family, let’s talk it through. No pressure — just clarity.
Jenny Domingos is a REALTOR® with Chestnut Park West Realty, helping growing families upsize across Kitchener, Waterloo, Cambridge, and surrounding Waterloo Region communities.
Written by
Jenny Domingos, REALTOR®
Chestnut Park West Realty • Licensed since 2016 • Kitchener-Waterloo Region
Jenny specialises in helping growing families upsize across Kitchener, Waterloo, and Cambridge. As a mom of three and a long-time Waterloo Region resident, she understands the local market — the neighbourhoods, the schools, and what it takes to make a smart move.
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