How to Buy and Sell a Home at the Same Time: Strategies to Reduce Risk and Stress
If you're planning to move — whether you're upsizing, downsizing, or relocating — one of the biggest decisions you'll face is how to time your purchase and sale.
Do you buy your next home first? Sell your current one before shopping? Or structure your offers with protective conditions like subject to sale or subject to purchase?
There’s no one-size-fits-all answer. Each approach has trade-offs, and your best strategy will depend on what the market will bear — and what you’re comfortable with.
This guide breaks down the key options and how to choose the one that works best for your goals, timeline, and risk tolerance — especially in active markets like North Vancouver and West Vancouver, where timing and preparation are essential.
Disclaimer: This content is for general informational purposes only and does not constitute legal, financial, or professional advice. Buyers and sellers should consult with qualified professionals to assess their individual situations and make informed decisions based on current market conditions.
What Is a “Subject to Sale” Offer?
A subject to sale offer allows you to make a contract on a new home with the condition that your current home must sell first. This provides peace of mind by ensuring you won’t be left carrying two mortgages if your home doesn’t sell in time.
This approach is commonly used by upsizers, downsizers, and homeowners going through major life transitions. In West Vancouver or North Vancouver, where property values can be significant and competition varies block by block, this strategy can offer crucial protection. However, its success depends on how the offer is written and how competitive the market is at the time.
A typical clause might read:
Subject to the Buyer entering into a contract to sell the Buyer’s property at (address), and that contract becoming unconditional on or before (date). This condition is for the sole benefit of the Buyer.
Why Buyers Choose Subject to Sale
- Control over your move
Avoid the costs and stress by aligning your purchase and sale. - Peace of mind during the transition
You won't be forced to sell under pressure or settle for less just to close the deal.
Risks of a Subject to Sale Strategy
While subject to sale offers can reduce financial risk, they come with some tradeoffs:
1. Less leverage in negotiations
Sellers may view your offer as less certain. In multiple-offer situations — common in parts of North Vancouver — cleaner offers are often prioritized.
2. The “time clause” adds pressure
Most subject to sale offers include a clause that allows the seller to keep marketing the property. If they receive another offer, you’ll typically have 24 to 72 hours to either remove your subject or walk away.
Example of a time clause:
The Seller may upon receipt of another acceptable offer for the Property deliver written notice to the Buyer or to (name of Buyer’s agent and brokerage) requiring the Buyer to waive or satisfy all conditions in this Contract within (number) hours of the delivery of the written notice. If the Buyer fails to waive or satisfy all of the conditions before expiry of the notice period, this Contract will terminate and the Deposit will be returnable in accordance with the Real Estate Services Act.
3. Financial exposure and the risk of owning two homes
If your current home doesn’t sell before the end of your subject, you could find yourself in a difficult position — needing to decide whether to remove your subjects and proceed with the purchase anyway.
This risk can arise in two common scenarios:
• Your subject removal date arrives, but your home hasn’t sold
You may ask the seller for an extension, which may or may not be granted. In West Vancouver’s higher-end market, this flexibility often depends on how well your property is priced and performing.
• The seller invokes the “time clause” (escape clause)
You may be forced to firm up your offer without a guaranteed sale — a high-pressure moment, especially in fast-paced North Shore neighbourhoods.
4. Limited time to sell
The pressure to sell quickly can lead to lower offers or compromises you’d rather avoid.
An Alternative Strategy: Sell First, With a Subject to Purchase
Another option is to sell your home first — but include a clause that makes the sale conditional on you finding and securing your next property. This is known as a subject-to-purchase clause.
This approach gives you:
- A committed buyer for your home (often at market value)
- Time to find your next home before the sale is finalized
- A stronger position when making your next offer, since you're not asking a seller to wait on your sale
A typical clause might read:
"Subject to the Buyer entering into a contract to purchase another property on or before (date). This condition is for the sole benefit of the Buyer."
This strategy can be especially useful in West Vancouver, where finding the right home might take more time due to inventory mix or price points. But in North Vancouver, where demand remains strong in many submarkets, flexibility from buyers may be harder to secure.
An Additional Strategy: Buy or Sell with a Long Closing Date
In certain market conditions, negotiating a long completion (closing) date can offer valuable breathing room — whether you're buying or selling.
- If you’re selling first, a longer closing gives you more time to search for your next home without feeling rushed.
- If you’re buying first, it allows extra time to get your current home listed and sold before the new property completes.
This approach can reduce pressure and provide more flexibility, especially in balanced or slower markets where buyers and sellers are open to extended timelines.
However, it’s not without risk:
- If you can’t find a new home in time, you may face temporary housing challenges (or be forced to buy under pressure).
- If you can’t sell in time, you may be forced to carry two homes — with all the financial strain that brings.
This strategy can work well for people who are prepared for some uncertainty and have contingency plans in place — but it’s not ideal for everyone. Your Realtor can help assess whether market conditions in North or West Vancouver support this kind of timeline negotiation.
When Does Buying First Make Sense? (Without a Sale Condition)
There are times when buying first — without any subject to sale clause — is the right move. It may be a fit if:
- Your current home is in high demand and likely to sell quickly (as is often the case in Central Lonsdale, Edgemont, or Ambleside)
- You’re financially able to carry two properties, even for a short time
- You have a Realtor who can move quickly to get your home listed and sold
- You’re entering a competitive segment of the market where properties move fast and inventory is low
This approach carries more risk, but it also opens more doors — especially in areas like North Vancouver and West Vancouver, where subject conditions are frequently declined.
How to Make It Work
Whether you’re buying first, selling first, or writing a subject-to-sale offer, success starts with preparation. Here are some key steps:
- Talk to your mortgage advisor
Understand your financing options — including bridge loans or HELOCs — and determine what’s realistic. - Prepare your home for market
Even if you’re planning to buy first, your current home should be nearly market-ready in case you need to list quickly. - Be flexible with timing
Align your possession dates to reduce the gap between closing on your current home and taking possession of the new one. - Write strategic offers
Work with a Realtor who understands how to position your offer — balancing protection with appeal to the seller. - Have a contingency plan
Consider the “what-ifs”: What happens if your home doesn’t sell in time? What’s your financial fallback? What if the dates don’t line up — can you stay with family or put your things in storage for a short-term rental?
Final Thoughts
Buying and selling at the same time is a balancing act — but with the right strategy, it doesn’t have to be overwhelming.
Whether you opt to buy first, sell first, or include subject clauses in your contract, the key is knowing your options and preparing for each possible outcome. In a market like North or West Vancouver, where timing can be everything, this preparation can make the difference between a smooth transition and a stressful one.
Need help deciding which path is right for you?
Let’s talk about your timeline, your goals, and how to protect your move from unnecessary risk. We’ll help you choose the right strategy — and execute it with confidence.