A clear guide for homeowners upgrading, downsizing, or relocating within the city
If you’re planning to sell your home in Toronto and move into something new—whether it’s upsizing, downsizing, or changing neighbourhoods—you’ve likely asked yourself this question:
“Should I sell first, or buy first?”
There’s no one-size-fits-all answer. Each option comes with trade-offs, and choosing the wrong strategy can cause serious financial and emotional stress. This guide walks through both paths so you can make the best decision for your goals, risk tolerance, and timeline.
1. The Fear: Being “Between Homes” or Stuck Carrying Two
This is the single biggest stress point for Toronto homeowners who are planning a move. On one hand, you don’t want to sell and then struggle to find something new. On the other hand, buying first could leave you carrying two mortgages if your home doesn’t sell quickly.
What sellers fear most:
– “What if I sell and can’t find a new home in time?”
– “What if I buy and my home doesn’t sell for months?”
– “What if I lose money trying to line up both closings?”
These concerns are valid—and common. But with the right plan, they can be managed.
2. Selling First: Greater Control, Less Risk
Selling first means you put your current home on the market, close the sale, and then shop for your next property knowing exactly what you can afford.
Advantages of selling first:
– You’ll know your budget before buying
– You avoid carrying two properties
– More negotiating power when buying (because you’re not in a rush to sell)
What to plan for:
– You may need a temporary rental or bridge arrangement
– There’s pressure to find your next property quickly after selling
– If the market shifts, buying later may cost more
When selling first makes sense:
– You want to be financially conservative
– You have flexibility on move dates
– You’re selling a high-demand property that may sell quickly
3. Buying First: More Flexibility, More Risk
Buying first means you find your new home and secure it before listing your current one.
Advantages of buying first:
– You don’t feel rushed to find the perfect next home
– You can coordinate the transition more smoothly
– You can move out and stage your current home more effectively
What to plan for:
– You may need bridge financing or additional cash flow
– If your current home doesn’t sell fast, you’ll carry two mortgages
– You need confidence in your home’s marketability
When buying first makes sense:
– You’ve found a rare or ideal property you don’t want to miss
– You’re confident your current home will sell fast
– You’re comfortable with a higher level of financial risk
4. What Toronto Sellers Are Actually Doing in 2025
In today’s mid-2025 market, homeowners are split. Many are selling first to protect themselves financially, especially with interest rates still high and buyers being more selective. Others who find a unique home they love—and can afford the overlap—are buying first, then staging and listing later.
Key Toronto trends:
– Homes in top school zones or walkable areas tend to sell faster
– Well-priced homes under $2.5M are still moving with the right marketing
– Condos in oversupplied areas may take longer to sell, so buying first is riskier
What this means for you:
It’s not just about what the market is doing—it’s about what kind of property you’re selling, where it’s located, and how strong the buyer demand is right now.
5. How to Reduce Stress—Whichever Path You Choose
Whatever you decide, there are tools and strategies that can help:
– Bridge financing: Lets you use equity from your current home to purchase your next one while waiting for your sale to close
– Flexible closing dates: Can be negotiated on both sides to reduce overlap
– Professional guidance: A skilled listing agent can time the sale to match your needs and avoid rushed decisions
– Pre-listing prep: If you’re buying first, getting your home market-ready before your purchase ensures a quick turnaround
Final Thought
There’s no universal answer to the buy-first or sell-first question—but there is a smart answer for your situation. With the right planning, timing, and expert support, you can make your move with confidence—not stress.
If you’re thinking about selling and moving into your next home, I’d be happy to help you explore both options, weigh the risks, and create a strategy that fits your goals and timeline.
Send an email at olena@agentolena.com or call 647.294.3039 to get started.
