You Found Your Dream Home. The Problem Is That You Haven't Sold Your Current One Yet.
Most homeowners assume they have to sell first. The good news is that in a lot of cases, you don't. There's a smarter way to buy before you sell, and it's more accessible than you think.
Take the 60-Second Quiz to See If You Qualifymore likely to win with a non-contingent offer
more from selling your home vacant and staged
of move-up buyers use home equity to fund their next purchase
Sources: Calque program data, HomeLight Top Agent Insights
Does This Sound Familiar?
If you own a home and want to buy your next one, you've probably already felt at least one of these.
You've been watching the market and found a home you want, but you can't make a move until your current home sells.
You're worried that putting in a contingent offer will get you passed over, especially when competing with buyers who don't have that hurdle.
The idea of selling first, moving into temporary housing, and then searching for a home under a ticking clock sounds awful.
You're not sure if there's any other option, or whether it could actually work for your situation.
There Is Another Way
Most homeowners don't know this is even possible. With the right financing strategy, you can buy your next home first, move in on your own schedule, and then sell your current home - when it works for you.
Skip the Stress
No contingent offers. No double moves. No living in a staged house having to keep it spotless for 90 days while strangers walk through your home. And because you've already moved out, you can sell your current home vacant and professionally staged — which typically means fewer days on market and a higher final sale price, often more than enough to offset the cost of the strategy.
The Bridge Loan
At Fairway Home Mortgage, I have access to one of the strongest bridge loan programs in the country. It lets you tap the equity in your current home to fund the down payment on your next one — so you can make a clean, non-contingent offer without waiting for your home to sell. Depending on how your current home is financed, I can structure this as a first mortgage bridge that pays off your existing loan entirely — meaning zero monthly payments on the home you're leaving — or as a second mortgage bridge that sits alongside it. Bridge loan amounts up to $750,000, up to 90% loan-to-value, no monthly payments, and interest paid at closing when your home sells.
Alternative Options
Depending on your situation, I also have access to other programs through partners like HomeLight, Knock, and Calque that can accomplish the same goal in a slightly different way. The right tool depends on your specific numbers and timeline. Some programs also include a guaranteed backup agreement on your current home — meaning if it doesn't sell on the open market within the program window, the program purchases it directly. Any profit above the agreement price comes back to you.
Here's How the Process Works
Take the Quiz
Answer a few quick questions about your current home, your target purchase, and your timeline. This helps me understand whether a bridge loan or another program is the right fit.
Get a Custom Plan
I review your information and reach back out with a clear explanation of which options are available to you, what the numbers look like, and what the next step is. No pressure, no obligation.
Buy on Your Terms
Once you have a plan, you can move forward with confidence, make a strong non-contingent offer on the home you want, and sell your current home on a timeline that works for you.
Why Homeowners Choose Troy for This
Most loan officers offer bridge loans the same way they offer every other product — as a checkbox on a list. If you call a bank, they have one option. Take it or leave it.
My approach is different because the problem itself is different for every client. A homeowner in Bellevue with $600,000 in equity and a $1.2 million target purchase needs a completely different solution than a homeowner in Tacoma with $180,000 in equity moving to a $500,000 home. The tool that works best depends on your numbers, your timeline, your credit, and how competitive the market is where you're buying.
I've spent 28 years in mortgage lending and I've built this part of my practice specifically around helping homeowners navigate that gap between buying and selling. I have access to Fairway's bridge loan program, which is one of the strongest in the country, and I also work directly with HomeLight, Knock, and Calque when one of their programs is a better fit. My job isn't to sell you a bridge loan. My job is to find the lowest-cost path that gets you into your next home without the contingency, without moving twice, and without leaving money on the table when you sell.
Some clients end up with a bridge loan. Some use an equity unlock program. Some use a combination. The quiz helps me figure out which option fits your situation in about 60 seconds — and I'll tell you straight which one makes the most financial sense for you, even if it's not the one that benefits me most.
There's no one-size-fits-all answer here. That's exactly why you need someone who knows all the options.
28+ years in mortgage lending. Branch Manager, Fairway Independent Mortgage Corporation. NMLS# 40183. Licensed in WA, OR, CA, ID, NV, AZ, and FL.
What Makes Fairway's Bridge Loan Different
Most bridge loans just give you access to equity. Fairway's program goes further. Depending on your situation, the funds can eliminate your existing mortgage payment entirely, pay off debts that are blocking your qualification, or cover repairs that increase what your current home sells for.
Two Ways to Structure the Loan
First Mortgage Bridge — Up to $750,000
If your current home has an existing mortgage, this option pays it off completely and replaces it with the bridge loan. The result: no monthly payment on your departing home at all. You make one payment — on your new home — until your old home sells.
Second Mortgage Bridge — Up to $350,000
If your current home is free and clear, or if you want to keep your existing mortgage in place, this option sits behind it as a second lien. It gives you access to your equity without touching your current loan structure.
What You Can Do With the Funds
Fund Your Down Payment
The primary use. Bridge loan proceeds go toward the down payment on your new home so you can make a clean, non-contingent offer without waiting for your current home to sell.
Pay Off Debt to Qualify
If existing debt is affecting your debt-to-income ratio and preventing you from qualifying for the new mortgage you need, bridge funds can pay that debt off at closing. This is one of the least-known uses of this program and one of the most impactful for the right client.
Fix Up Your Current Home Before Listing
Want to replace the roof, update the kitchen, or handle deferred maintenance before you list? Bridge funds can cover those costs, which often results in a faster sale and a higher sale price — frequently more than covering the cost of the repairs themselves.
Eliminate Your Current Mortgage Payment
When structured as a first mortgage bridge, the loan pays off your existing mortgage entirely. That means no payment on the home you're leaving. No juggling two mortgage statements. Just your new home payment until the old one closes.
Loan-to-value may vary by loan amount. State eligibility is based on the location of the home being sold, not the home being purchased. This is not a commitment to lend. Program details subject to change. If the home is in a state where Troy isn't currently licensed, he will refer you to another loan officer within Fairway.
Questions Clients Sometimes Ask Me
Can I buy a house before selling mine?
Yes, and more homeowners are doing it than you might think. With a bridge loan or a buy-before-you-sell program, you can purchase your next home first using the equity in your current one, then sell your current home once you've moved out. You don't have to choose between losing the home you want and scrambling to sell under pressure.
How do I buy a new home without selling my current one first?
The most common path is a bridge loan, which lets you tap the equity in your current home to fund the down payment on your next one. Depending on your equity position, credit score, and target purchase price, there may also be programs through partners like HomeLight, Knock, and Calque that accomplish the same goal in a slightly different way. The right option depends on your specific numbers. The quiz on this page helps identify which one fits your situation.
What is a bridge loan and how does it work?
A bridge loan is a short-term loan secured against your current home's equity. It gives you access to funds for a down payment on your next home before your current home sells. With Fairway's bridge loan, you can borrow up to $750,000 at up to 90% loan-to-value, with no monthly payments — interest is paid at closing when your current home sells. Most bridge loans are paid off within 60 to 90 days of the home selling.
What happens if my current home doesn't sell within six months?
Six months is the maximum term on Fairway's bridge loan, and the reality is that most Washington homes sell well within that window. If your home is priced correctly and marketed well — which is easier when it's vacant or staged — six months is more than enough time. That said, if your timeline or market creates concern about a six-month window, I can look at alternative programs that offer more flexibility. That's one of the things the quiz helps us determine upfront.
Do I have to make payments on both mortgages at the same time?
No. With Fairway's bridge loan, there are no monthly payments on the bridge itself. Interest accrues and is paid at closing when your current home sells. You only make your regular payment on your new home mortgage. This is one of the biggest advantages of this structure over a HELOC or second mortgage.
How much equity do I need to buy before I sell?
As a general rule, having at least 25% equity in your current home gives you the most options. That said, every situation is different. Some programs work with less equity if you have strong assets elsewhere. Others require a specific loan-to-value ratio. The fastest way to find out where you stand is to take the short quiz — I'll review your numbers and tell you exactly what's available to you.
What credit score do I need for a bridge loan?
Fairway's bridge loan requires a minimum 680 credit score. If your score is below that, there may be alternative buy-before-you-sell programs that have different requirements. Credit score is one of the first things I look at when reviewing a quiz submission.
Can I make a non-contingent offer if I still own my current home?
Yes — and this is exactly what a bridge loan is designed to do. By accessing your equity before your home sells, you have the funds available for a down payment and can make a clean offer with no home sale contingency attached. In competitive markets like Seattle, Bellevue, and Kirkland, removing that contingency is often the difference between winning and losing the home.
How long does it take to get a bridge loan?
Fairway's bridge loan can typically be processed in two to three weeks, similar to a standard mortgage. If you've already found a home and are moving quickly, reach out directly so we can discuss timeline. Starting the process before you find the home you want puts you in the strongest possible position.
Is a bridge loan more expensive than a regular mortgage?
Yes, a bridge loan carries higher costs than a conventional mortgage because it is a short-term product with more flexibility built in. The costs include origination points, an appraisal, and standard closing fees. However, when you weigh those costs against what you gain — the ability to make a competitive offer, avoid moving twice, show your home vacant, and sell for more — most clients find the math works clearly in their favor. I always walk clients through a side-by-side cost comparison before recommending it.
What is the difference between a bridge loan and a HELOC?
A HELOC is a revolving line of credit against your home's equity that requires monthly interest payments and typically limits borrowing to 80% of your home's value. A bridge loan is structured specifically for the transition between homes — it goes up to 90% LTV with Fairway's program, requires no monthly payments, and is designed to be paid off when your home sells. For most move-up buyers, the bridge loan is the cleaner, lower-friction option.
What is the difference between a bridge loan and HomeLight, Knock, or Calque?
A bridge loan is a traditional mortgage product you qualify for based on income, credit, and equity. HomeLight, Knock, and Calque are equity unlock or trade-in programs that work differently — some buy your home outright, some provide an equity advance, and some guarantee your home's purchase so you can qualify for a new mortgage. Each has different fee structures and qualification requirements. My job is to figure out which one costs you the least and works best for your specific situation.
Do I need to work with a specific real estate agent to use this program?
No. You can work with any licensed real estate agent you choose. My role is the financing side — getting you into the right buy-before-you-sell structure so your agent can submit a strong, non-contingent offer on your behalf. If you don't currently have an agent, I'm happy to connect you with someone I trust in your area, but there's no requirement.
Can I use a bridge loan to buy in a different state than where I'm selling?
Yes. Fairway's bridge loan eligibility is based on the state where your current home is located, not where you're buying. So if you're selling in Washington and buying in Arizona, you qualify based on Washington's eligibility. Fairway's bridge loan is available in 48 states, excluding Texas and New York.
What if I find a home I love before I've listed my current one?
That's actually the most common scenario. You don't have to have your current home listed before starting the bridge loan process, though your home will need to be listed or have a signed listing agreement before the bridge loan closes. Starting the conversation now — before you find the home — means you'll be ready to move the moment the right property appears.
Can I use a bridge loan if I'm relocating for a job?
Yes, and relocation is one of the most common reasons people use this strategy. When you're moving for a new job, you often need to be in your new location before you've had time to sell your current home. A bridge loan lets you secure housing in your new city immediately while your current home is listed and sold on a normal timeline.
What if my home is in a declining market and I'm worried it won't sell?
This is a fair concern and an important one to think through before using a bridge loan. If your local market has slowing demand or extended days on market, the six-month window requires careful consideration. In those situations, I look at alternative programs that may offer a longer runway, or we talk through realistic pricing strategy with your agent before moving forward. I'd rather tell you the honest answer upfront than put you in a position that creates stress.
What if I have an existing mortgage on my current home?
That's fine and very common. The bridge loan is structured to work alongside your existing mortgage. I calculate the equity available after your current loan balance and structure the bridge accordingly.
Do I have to sell my current home in a hurry?
No. You have up to six months to sell, which is enough time to list, market, and close on most homes. Because you've already moved into your new home, you can show the old one vacant or staged, which typically helps it sell faster and for more money.
Is this only available for people in Washington State?
No. While I'm personally licensed in Washington, Oregon, California, Idaho, Nevada, Arizona, and Florida, Fairway operates nationally. If you're in a state where I'm not licensed, I can connect you with a qualified Fairway loan officer in your area who can help you with the same strategy.
"We were so nervous about selling first and being homeless with two kids. Troy explained the buy-before-selling process and it completely changed our strategy. We found our new house, got the keys, moved in over a weekend, and then sold our Renton home in 11 days and netted $40,000 more than we expected because it was vacant and staged. We'll never do it any other way."
— Michael & Sarah, Renton
Read more client storiesAre You a Real Estate Agent?
If you have a buyer sitting on the fence because they don't know how to get from their current home to a new one — or a client whose contingent offer just got rejected — I can help you turn that situation around, often within 24 hours.
I specialize in buy-before-you-sell financing and work with agents throughout Washington to help their move-up buyers compete without contingencies. One conversation is usually enough to know whether there's a path forward.
Schedule a free 20-minute consultation and I'll walk you through exactly how this works — including what the numbers look like on a real scenario.
No pitch. Just a straight conversation about whether I can help your clients move.
Not Sure If You Qualify? That's Exactly What the Quiz Is For.
It takes about 60 seconds. No personal financial data required. Just a few questions about your current home and what you're looking for, and I'll reach back out with a clear answer.
This is not a loan application. Your information is used only to determine fit and will not be shared.
Prefer to talk? Call (425) 230-3123