Stop choosing between the home you want and the one you need to sell.
Most move-up buyers think they have two options: sell first and scramble, or make a contingent offer and lose. There's a third option that solves both problems at once.
Two Programs, One Goal
Pick the path that fits your situation.
Both programs let you buy before you sell with no home sale contingency. The difference is whether you need to access your home's equity for the new purchase.
Contingency Buster
Faster process, simpler structure
You have funds for a down payment on your new home. You just can't qualify with two mortgage payments in your debt-to-income ratio. This removes your current mortgage from the equation entirely.
Trade-In Mortgage
Unlock your equity first
Your down payment, debt payoff funds, or cash reserves are tied up in your current home. This program lets you tap that equity through a second mortgage before you sell, and neither the second mortgage nor your current payment counts against DTI.
See the Math
What this actually looks like.
A real scenario for a DMV move-up buyer.
Current Home
$625,000
New Home
$950,000
Most buyers can't qualify at this combined payment. Lender says: "Sell first."
You qualify on the new payment alone. Buy first, move in, sell the old one empty.
The Safety Net
What happens if your home doesn't sell?
The Guaranteed Backup Offer
Before you close on your new home, you receive a binding offer on your departing residence. If it doesn't sell on the open market within 180 days, it gets purchased at the guaranteed price. No extensions, no negotiations, no wondering.
And if the home sells on the market for more than the backup offer? You keep the difference (net of standard selling costs). The backup offer is a floor, not a ceiling.
Want to see how this works with your numbers?
20 minutes. Your specific situation. No pressure.
How It Compares
Buy Before You Sell vs. a traditional bridge loan.
Bridge loans have been the go-to solution for decades. They work, but they come with real costs and risks that most buyers don't realize until they're already committed.
How It Works
Four steps. No contingency. No stress.
Start with a Clarity Call + client questionnaire
We start with a Mortgage Clarity Call to understand your situation and figure out which path makes sense. From there, you complete a short questionnaire about your current home, and a specialist schedules a quick virtual walkthrough (no in-person visit needed). If the property qualifies, you receive a Guaranteed Backup Offer within 1 to 9 business days depending on the program.
Make your offer without a contingency
With the backup offer in hand, I structure your loan so your current mortgage doesn't count against your DTI. You submit offers on your new home with no home sale contingency. Sellers see a clean, competitive offer that looks just like a buyer who already sold.
Close on your new home and move in
About a week before closing, you sign the Guaranteed Backup Agreement. Close on your new home and move in. No temporary housing. No storage units. No rushing.
Sell your old home on your terms
Your agent lists and shows an empty house (which almost always shows better). You have 180 days to sell on the open market. If it doesn't sell in that window, the Guaranteed Backup Offer kicks in and the property is purchased at the agreed price. You're covered either way.
Common Questions
Before you ask your agent.
How is this different from selling first and renting back?
Rent-backs are short (usually 30 to 60 days), cost money, and put you on someone else's timeline. With Buy Before You Sell, you own your new home before you list the old one. No rent-back needed. No temporary housing.
What types of homes are eligible?
Single family homes, condos (with some restrictions), townhomes, duplexes, and modular homes. The home needs to be owner-occupied, in marketable condition, and on residential-zoned land. Properties with active renovations, major structural issues, or that have been on the market for more than 100 days may not qualify.
Does my agent still control the listing?
100%. Your agent retains full control of pricing, marketing, staging, and showings. Commissions are not affected. The only difference is you're selling an empty house (which is usually easier to show and stage).
Can I use this with your Cash Offer Program too?
Yes. Combining Buy Before You Sell with our Cash Offer Program is one of the strongest plays in the DMV market right now. You remove the contingency from the sell side, and submit a cash-backed offer on the buy side. Sellers see both.
How quickly can we move?
Contingency Buster offers come back in 1 to 2 business days. Trade-In Mortgage offers take 5 to 9 business days. From there, the timeline matches a standard purchase transaction.
Ready?
Let's figure out which path fits.
I'll walk through your numbers, your timeline, and whether the Contingency Buster or Trade-In Mortgage makes more sense for your situation. Takes about 20 minutes.
Christian Kosko | NMLS# 1415795 | Fairway Independent Mortgage Corporation
NMLS# 2289 | Equal Housing Lender | Licensed in DC, MD, VA
Buy Before You Sell programs are subject to property eligibility, borrower qualification, and program availability. The Guaranteed Backup Offer is provided by a third-party partner and is not a Fairway product. Program fees, timelines, and offer amounts may vary. This page is for educational purposes only and does not constitute a loan approval or commitment. All loans subject to underwriting approval.