The classic real estate chicken-and-egg problem. In Vancouver's 2026 market, the right answer depends on your finances, risk tolerance, and which neighbourhoods you're targeting.
If I had a dollar for every time a client asked me “should I buy first or sell first?”---I’d have enough for a down payment in East Van. It’s far and away the most common question from move-up buyers, and for good reason. Get the timing wrong and you’re either homeless with a pile of cash or stuck carrying two mortgages you can’t afford.
After 20 years of coordinating these transactions in Vancouver, I can tell you there’s no single right answer. But there is a right answer for your situation, and that’s what this guide is about.
Why This Decision Feels So Hard
The anxiety is real. You love your current place, but your family has outgrown it. You’ve found a neighbourhood you want to move to. And now you’re staring at two terrifying possibilities: selling too early and scrambling for somewhere to live, or buying too early and watching your savings drain while carrying two properties.
In most cities, the stakes are high. In Vancouver, where the average move-up buyer is jumping from a $1.2M condo to a $1.8M townhome, the stakes are enormous. A single month carrying both properties could cost you $8,000-$12,000 depending on your mortgage, strata fees, and property taxes.
Let me walk through both sides honestly.
The Case for Selling First
Selling first is the conservative play. It removes the biggest unknown---how much you’ll actually net from your current home---and puts you in the strongest possible buying position.
Why selling first works
- You know your exact budget. No guessing, no hoping, no optimistic assumptions about what your place will fetch. You have actual money.
- No bridge financing costs. You’re not paying lender fees and elevated interest rates on a short-term loan.
- Stronger offers. When you make an offer on your next home, it’s clean. No subject-to-sale clause. No conditions that make sellers nervous. In a market where competing against other buyers is common, this matters.
- Less financial stress. You’re not lying awake at 3am calculating how long you can carry two mortgages.
The downside
You might end up in temporary housing. If you sell your Mount Pleasant condo in March but don’t find the right Hastings-Sunrise townhome until June, that’s three months of renting, storing furniture, and living out of boxes. For a family with two kids, that’s not a minor inconvenience---it’s a genuine disruption.
And there’s a subtler risk: you sell at a great price, feel flush with cash, and then watch the market tick up 3-4% while you’re searching. That $40,000-$60,000 swing on a $1.5M purchase stings.
The Case for Buying First
Buying first is the aggressive play. You find the right home, lock it in, then sell your current place from a position of comfort rather than desperation.
Why buying first works
- No rush. You can search patiently for exactly the right property instead of panic-buying because your closing date is in three weeks.
- No temporary housing. Move directly from one home to the next. Your kids stay in routine. Your stuff goes from house A to house B.
- You don’t lose what you want. In Vancouver, good townhomes in family-friendly areas sell fast. If you find the right one, waiting to sell yours first might mean losing it entirely.
The downside
You’re carrying two properties. On a $1.2M condo with a $700K mortgage and a $1.8M townhome with a $1.3M mortgage, you’re looking at roughly $10,000-$12,000 per month in combined payments, strata, taxes, and insurance. Most people can handle that for 30-60 days. Very few can sustain it for six months.
There’s also the psychological pressure. Every open house on your unsold property that draws zero offers makes that new mortgage feel heavier.
Side-by-Side Comparison
| Factor | Sell First | Buy First |
|---|---|---|
| Financial certainty | High---you know your budget | Low---depends on future sale |
| Buying power | Strong clean offers | May need bridge or subject-to-sale |
| Living disruption | Likely temporary housing | Minimal---direct move |
| Time pressure | To find next home | To sell current home |
| Carrying costs | None (one property at a time) | Potentially significant |
| Risk of missing out | Higher---good homes sell fast | Lower---you’ve already secured it |
| Market exposure | Risk if prices rise while searching | Risk if prices drop while selling |
| Best suited for | Risk-averse buyers, tight budgets | Well-capitalized buyers, specific targets |
Bridge Financing: The Buy-First Safety Net
If you lean toward buying first, bridge financing is probably how you’ll do it. A bridge loan is a short-term loan secured against your current home’s equity that covers the gap until your sale closes.
How the numbers work in Vancouver
Say you own a condo in Fairview worth $1.1M with $600K remaining on your mortgage. That gives you roughly $500K in equity. A bridge lender will typically lend up to 80% of that equity---so about $400,000.
| Cost Component | Typical Range |
|---|---|
| Interest rate | Prime + 2% to 4% |
| Lender fee | 1% to 2% of loan amount |
| Legal fees | $1,500 to $2,500 |
| Appraisal | $300 to $500 |
| Total cost (90-day bridge on $400K) | $12,000 to $20,000 |
That’s real money. But if it means you can make a clean offer on a $1.8M townhome without a subject-to-sale clause---and win the property over three other buyers---it may be worth every dollar.
Requirements and risks
Most bridge lenders want to see that your current home is already listed or at minimum appraised and market-ready. They’re not going to hand you $400K against a property you haven’t even considered selling yet.
The main risk: your home takes longer to sell than expected. A 90-day bridge term sounds generous until you’re 75 days in with no offers. Extensions are possible but expensive, and some lenders won’t extend at all.
Subject-to-Sale Offers in 2026
The other option for buy-first buyers is making your offer conditional on selling your current home. I’ve written a detailed guide on subject-to-sale offers in Vancouver that covers clause structures, time clauses, and how to make conditional offers competitive.
The short version: subject-to-sale works in slower markets or when you’re the only buyer at the table. In competitive situations with multiple offers, sellers almost always pick the clean offer over the conditional one, even if your price is higher.
In 2026’s market, we’re seeing a mix. Some neighbourhoods and price ranges are competitive enough that subject-to-sale won’t fly. Others have enough inventory that sellers are willing to work with conditions. Knowing which situation you’re in before you write an offer saves everyone time and heartache.
The Simultaneous Close: The Holy Grail
The ideal scenario is selling your current home and buying your next one with aligned or overlapping closing dates. You move out of one and into the other within a few days. No temporary housing, no bridge financing, minimal carrying costs.
How to make it happen
- List your home first. Get it on the market and generating interest.
- Start viewing at the same time. Don’t wait for your home to sell before looking.
- When you accept an offer on your sale, negotiate a 30-45 day close.
- Make your purchase offer subject to your sale completing, with that same 30-45 day timeline.
- Negotiate possession dates to align within a day or two.
This is easiest when you’re both selling and buying in similar market conditions---neither red hot nor stone cold. I’ve coordinated dozens of these over the years, and the key is having one agent handle both sides so the timing stays synchronized.
When it falls apart
The simultaneous close breaks down when your buyer wants a fast close (14 days) but your new home’s seller needs 60 days. Or when your sale falls through at the last minute and you’re now committed to a purchase. Every variable you add---each with their own buyer, seller, agent, and lawyer---increases the chance something slips.
Rent-Back Agreements: A Useful but Limited Tool
A rent-back agreement lets you sell your home and then rent it back from the buyer for a set period---usually 30 to 90 days. It’s a way to sell first without moving twice.
How it works
You complete the sale, the buyer takes ownership, and you pay them rent (typically at or slightly above their carrying costs) while you finish buying your next place.
The limitations
- Most buyers don’t want to be landlords. Especially first-time buyers who are eager to move in. You’ll have a smaller pool of willing buyers.
- Duration caps. Lenders sometimes restrict rent-backs to 60 days. Beyond that, the property may be reclassified as an investment, which affects the buyer’s mortgage terms.
- Legal complexity. You need a proper rental agreement, insurance considerations, and clear terms about what happens if you haven’t bought by the end of the rent-back period.
- You’re a tenant in your own home. It’s an odd feeling, and any damage or issue becomes complicated because you’re no longer the owner.
Rent-backs work best as a short-term bridge---30 to 45 days to complete your purchase. They’re not a substitute for a long-term plan.
What 2026’s Market Means for Your Strategy
The current market in Vancouver is neither the frenzy of 2021-2022 nor the slowdown of 2023. Here’s what I’m seeing on the ground and how it affects the buy-first vs. sell-first decision.
Inventory is higher than it’s been in years. New multiplex units are hitting the market, and the condo segment has more supply than demand in many areas. This is actually good news for move-up buyers---you have more choices and less pressure to “grab it now or lose it.” Check our buyers guide for 2026 for a full breakdown of current conditions.
Well-priced detached homes and townhomes still move fast. Under $2M in family-friendly neighbourhoods? Those get multiple offers. Don’t assume you have unlimited time to decide.
Selling takes longer than it did two years ago. If your current home is a condo in a building with 15 other units for sale, plan for 45-90 days on market, not 10. Our 2026 sellers guide covers positioning strategies in detail.
What this means practically: In early 2026, selling first is slightly safer than usual because you’ll have reasonable inventory to choose from on the buying side. But if you’re targeting a specific type of property in a specific neighbourhood---say, a three-bedroom townhome in Main/Riley Park---buying first might be necessary because those listings are rare and go fast.
A Decision Framework
Rather than prescribing one approach, here’s how I help clients think through it.
Sell first if:
- You have less than 20% equity in your current home
- You couldn’t carry two mortgages for more than 30 days
- Your current property might take longer than average to sell (challenging strata, high price point, unusual features)
- You’re flexible about timing and don’t mind temporary housing
- You’re moving between similar property types where inventory is decent
Buy first if:
- You have significant equity (40%+ of current home value)
- You can comfortably carry both properties for 3-6 months
- You’re targeting a rare or highly competitive property type
- Your current home is highly saleable (popular area, good condition, strong price point)
- The cost of bridge financing is manageable relative to your equity
Aim for a simultaneous close if:
- You have moderate equity and moderate risk tolerance
- Your current home is likely to sell in 30-45 days
- You’re working with one agent who can coordinate both transactions
- You’re realistic that it requires flexibility on dates from all parties
Real Vancouver Scenarios
Scenario A: Condo to Townhome ($1.2M to $2M)
Sarah and Mike own a 2-bed condo in Mount Pleasant worth about $1.2M with a $500K mortgage. They want a 3-bed townhome in the Hastings-Sunrise / Renfrew area around $1.8M-$2M.
Their equity: ~$700K. Strong position.
My recommendation: List the condo first, start viewing townhomes immediately. Their condo is in a competitive area and should sell in 30-45 days. Once they have an accepted offer, they can make strong offers on townhomes---either clean (with bridge) or subject to completion of their sale. With $700K in equity, bridge financing is affordable and low-risk.
Scenario B: Townhome to Detached ($1.6M to $2.8M)
James owns a 3-bed townhome in East Vancouver worth about $1.6M with $900K remaining on the mortgage. He wants a detached home on the east side around $2.5M-$2.8M.
His equity: ~$700K. Decent but tighter at the higher price point.
My recommendation: Sell first. The jump is significant, and carrying a $2.8M property plus a $1.6M townhome---even briefly---means roughly $18,000-$22,000 per month in combined costs. Sell the townhome, secure the proceeds, and buy clean. Yes, he might need 60 days in a rental. That’s a lot cheaper than a bridge loan on this scale.
Scenario C: Detached to Detached ($2.2M to $2.5M)
Linda and Raj own a 3-bed bungalow in Killarney worth about $2.2M, mortgage-free. They want to move to a larger home in Dunbar around $2.5M.
Their equity: $2.2M. Very strong.
My recommendation: Buy first without hesitation. With no mortgage on their current home, carrying costs are just property taxes and insurance---maybe $2,000/month. They can take a bridge loan, buy what they want, move in, and then list their Killarney home from a position of zero pressure. Bridge cost on this deal? Maybe $8,000-$10,000. Worth it for the convenience.
Frequently Asked Questions
How long can I realistically carry two properties in Vancouver?
It depends entirely on your cash reserves and income. As a rule of thumb, add up both mortgage payments, both property taxes (monthly), both strata fees (if applicable), and both insurance premiums. If that total is less than 40% of your gross monthly household income, you can manage it for 2-3 months without serious stress. Above 50%, you’re in uncomfortable territory within weeks. Be honest with yourself about this number before committing.
Is bridge financing hard to qualify for in Vancouver?
Not if you have solid equity and a saleable property. Traditional banks offer bridge financing at lower rates but require both a firm sale and a firm purchase---meaning your current home must already be sold (subjects removed). Private lenders are more flexible and will bridge based on equity alone, but at higher rates (8-12%) and steeper fees. Talk to your mortgage broker about both options before you need one---getting approved in a rush limits your choices.
What happens if my sale collapses after I’ve already bought?
This is the nightmare scenario, and it does happen. If your buyer backs out after subjects are removed, you may have legal recourse against them, but that takes months. In the meantime, you own two properties. Your options are: relist immediately and hope for a quick sale, extend your bridge loan if possible, or in extreme cases, negotiate a delayed close on your purchase. This is exactly why having adequate equity and a realistic assessment of your home’s saleability matters so much. Don’t buy first if selling your current property feels uncertain.
Can my agent handle both my sale and purchase?
Yes, and in most cases I’d recommend it. When one agent coordinates both transactions, they can align timelines, negotiate flexible possession dates, and react quickly when one side needs an adjustment. The alternative---separate agents who may have different priorities and communication styles---often leads to misaligned dates and avoidable stress.
Talk Through Your Specific Situation
Every move-up transaction is different. The numbers, the neighbourhoods, the timeline, the risk tolerance---all of it shapes which approach makes sense for you. I’ve helped hundreds of Vancouver homeowners navigate this exact decision, and the best outcomes always start with an honest conversation about where you stand financially and what you’re trying to achieve.
Call Greyden Douglas at (604) 218-2289 or book a strategy call to walk through your numbers and build a plan. You can also reach out through our contact page if you prefer email.
