It’s the #1 question I get from local homeowners: “How do I buy my next house without ending up homeless or stuck with two mortgages?”
In the 2026 Bryan–College Station market—where neighborhood inventory shifts fast and school zones drive high demand—timing is everything. The good news? You don’t have to get lucky to make it work. You just need the right strategy.
Here are the five proven paths to moving up (or down) in the Brazos Valley.
1. The “Safety First” Route: Sell First, Then Buy
This is the most financially conservative approach. You close on your current home, put the cash in the bank, and then go shopping.
- The Upside: You know your exact budget and you’re a “cash-heavy” buyer, which makes your offers much more attractive.
- The Downside: You might have to move twice or find temporary housing while you hunt.
- Best For: Sellers with tight budgets who want total financial certainty.
2. The “Convenience” Route: Buy First, Then Sell
If you have the financial flexibility to qualify for a second mortgage temporarily, this is the least disruptive way to move.
- The Upside: You only move once. You can take your time finding the perfect home in South College Station or Bryan without the “ticking clock” of a closed sale.
- The Downside: You are carrying two sets of bills until your first home sells.
- Best For: Buyers with strong credit and stable income who value convenience over cost.
3. The “Texas Favorite”: The Seller Leaseback
This is arguably the most popular tool in our local market. You sell your home, but the new buyer allows you to “rent it back” for 30 to 60 days.
- The Upside: You get your equity in cash before you have to move out. It buys you the time you need to close on your next property.
- The Downside: You are technically a “tenant” in your own home for a few weeks, and it requires a cooperative buyer.
- Best For: Most B-CS families who need a seamless, one-move transition.
4. The “Contingent” Offer
This is a “we will buy your house if we sell ours” agreement.
- The Upside: It protects you from owning two homes at once.
- The Downside: In a competitive market, many sellers will skip over a contingent offer in favor of a “cleaner” one.
- Best For: Stable markets or homes that are in high-demand neighborhoods and likely to sell in days.
5. The “Bridge” Strategy
Sometimes, moving twice is actually the smartest move. By utilizing a short-term rental (like an Airbnb or a month-to-month apartment in B-CS), you remove the stress of a deadline.
- The Upside: Complete freedom. You aren’t forced to settle for a “just okay” house because your move-out date is approaching.
- The Downside: Storage fees and the hassle of moving twice.
- Best For: Families moving to a new part of town who want to “test drive” the area first.
Why Timing Matters More in 2026
With current interest rates and the specific inventory levels we’re seeing in neighborhoods like Castlegate, Miramont, or Traditions, you can’t just wing it. A successful move depends on:
- Pricing Accuracy: Knowing exactly what your equity looks like.
- Market Speed: Understanding how fast homes are moving in your specific zip code.
- Lender Coordination: Ensuring your financing is “locked and loaded” for a quick pivot.
The Final Takeaway: Don’t Guess, Strategize.
You don’t need to time the market—you need to time your life. Whether you’re downsizing for retirement or moving up for a growing family, there is a path that minimizes stress and maximizes your profit.
Ready to see which strategy fits your finances? I’d love to sit down and build a custom “Transition Roadmap” for you. Let’s look at your home’s current value and your buying power to see which door we should open first.