Should You Buy First or Sell First When You Have Kids?

A Waterloo Region Family Realtor's Guide to Making the Right Move for Your Family

Let's walk through the pros and cons of each approach so you can decide what's right for your family.

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Key Takeaways

✔ There is no universally "right" answer—every family's situation is different.

✔ Buying first offers certainty about where you're moving, but it can create financial pressure.

✔ Selling first reduces financial risk but may create uncertainty about where you'll live next.

✔ Families with children should consider school timing, routines, financing, and emotional stress—not just market conditions.

✔ A customized strategy often produces the best outcome.

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Before You Decide, Ask Yourself One Question

Instead of asking:

I encourage families to ask:

Because while maximizing value is important, protecting your family's stability during a major life transition is just as valuable.

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Option 1: Buying Your Next Home Before Selling

Many families love this approach because it removes one of the biggest unknowns.

You already know where you're going.

Your children know what their new home looks like.

You can plan the move with confidence.

For many parents, that certainty is incredibly reassuring.

Benefits of Buying First

Rather than feeling pressure to buy whatever becomes available, you can wait until you find the home that's truly right for your family.

That often leads to better long-term decisions.

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Your Children Experience One Major Transition

Instead of moving into temporary housing or staying with family, your children move directly into their new home.

One move.

One adjustment.

One fresh start.

For many families, that's worth a great deal.

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You Can Prepare Your Current Home More Comfortably

Once you've purchased your next home, it often becomes easier to mentally prepare your current one for sale.

Packing feels more purposeful.

Decluttering becomes simpler because you already know you're moving.

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Challenges of Buying First

Of course, there are trade-offs.

The biggest one is financial.

If your current home hasn't sold yet, you may temporarily own two properties.

That could mean:

• Carrying two mortgages.
• Bridge financing.
• Additional closing costs.
• Greater financial pressure if your current home takes longer to sell than expected.

This strategy works best when buyers have sufficient financial flexibility and a clear understanding of their financing options.

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Option 2: Selling Before Buying

This approach removes much of the financial uncertainty.

You know exactly how much money you'll have available.

There's no guessing.

No worrying about carrying two homes.

For many families, that peace of mind is invaluable.

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Benefits of Selling First

You Know Your Budget

One of the biggest advantages is certainty.

Once your home sells, you know:

• Your sale price.
• Your equity.
• Your down payment.
• Your purchasing budget.

This often makes buying decisions much easier.

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Less Financial Pressure

You're far less likely to feel stretched financially.

Instead of wondering whether your current home will sell, you can focus entirely on finding the next one.

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Challenges of Selling First

The biggest challenge is uncertainty.

What happens if you don't find the right home before closing?

Some families consider:

• Short-term rentals.
• Staying with relatives.
• Negotiating longer closing dates.
• Rent-back agreements.
• Flexible possession dates.

Temporary housing isn't necessarily a bad option—but it does mean asking children to adjust more than once.

For many young families, that's the biggest drawback.

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School Timing Can Change Everything

One factor I discuss with almost every family is the school calendar.

Sometimes the ideal financial strategy isn't the ideal family strategy.

Questions worth considering include:

• Can you move during summer break?
• Would changing schools mid-year affect your children?
• Is your new home within the same school boundary?
• Could you delay possession until after the school year?

For many families, planning around September or the winter break can make the transition much smoother.

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Don't Forget About Everyday Stress

Moving is consistently ranked as one of life's most stressful events.

Adding children into the mix naturally changes the equation.

Ask yourself:

Or...Owning two homes for a short period?

The answer is different for everyone.

That's why I never recommend the same strategy to every client.

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Temporary Housing: Is It Worth It?

Sometimes.

And sometimes not.

For some families, renting for a few months creates tremendous flexibility.

It allows them to:

• Sell confidently.
• Buy without pressure.
• Wait for the right home.
• Avoid competing in multiple-offer situations.

For others, moving twice with young children feels like more disruption than it's worth.

Neither answer is wrong.

It's simply about understanding your family's priorities.

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The Best Strategy Might Be... Neither

One thing I've learned after helping many Waterloo Region families move is that this isn't always an either-or decision.

Sometimes the best solution involves creative planning.

For example:

• Negotiating a longer closing date.
• Coordinating possession dates.
• Including a sale condition.
• Using bridge financing.
• Selling with flexibility built into the timeline.

The goal isn't simply to buy first or sell first.

The goal is creating a transition that works for your family.

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Market Conditions Matter Too

Your strategy should also reflect the current real estate market.

In a strong seller's market, buying first may feel more comfortable because homes are selling quickly.

In a slower market with more inventory, selling first may reduce financial risk while giving you more options when you're ready to buy.

That's why I always begin with a conversation about your family's goals, then build a strategy based on both your circumstances and current market conditions—not headlines or general advice.

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My Perspective as a Waterloo Region Family Realtor (and Mom)

One of the things I love most about working with families is helping them see possibilities they may not have considered.

Sometimes clients come into our first meeting convinced they have to buy first.

Others assume selling first is the only responsible choice.

But once we talk through their family's routines, finances, children's ages, school schedules, and long-term goals, a much clearer path usually emerges.

As both a Realtor and a mom, I know that moving isn't simply about changing addresses.

It's about helping your children feel secure during a major life transition.

It's about reducing uncertainty wherever possible.

And it's about making thoughtful decisions that allow your family to enjoy the excitement of moving instead of simply surviving it.

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Continue Planning Your Family Move

If you're planning a move in Waterloo Region, you may also find these guides helpful:

• Why the "Perfect" Family Home Isn't Always the Biggest One
• Buying a Home That Will Grow With Your Family
• How to Sell Your Home Without Turning Family Life Upside Down
• Preparing Your Home for Sale When You Have Young Children
• Choosing the Right School Catchment Without Choosing the Wrong House (Coming Soon)

Together, these resources are designed to help your family make confident real estate decisions with less stress and greater clarity.

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Wondering Which Strategy Is Right for Your Family?

The question isn't simply whether you should buy first or sell first.

The better question is:

Every move is different. Your finances, your children's ages, your school plans, your timeline, and today's market conditions all play an important role in determining the right strategy.

That's why I never start with a generic recommendation.

I start by understanding your family's goals.

Together, we'll map out a personalized plan that minimizes stress, protects your financial position, and gives your family the confidence to move forward at the right time.

I'd love to help you:

✓ Compare the financial implications of buying first versus selling first.

✓ Build a move timeline around your family's schedule.

✓ Coordinate school transitions and closing dates.

✓ Create a strategy that fits both today's market and your family's long-term goals.

Let's Plan Your Family's Next Move—Together

I offer complimentary Family Move Planning Sessions for families throughout Waterloo Region who are thinking about buying, selling, or doing both.

Whether your move is a few months away or still in the early planning stages, we'll create a customized roadmap designed around your family's priorities—not someone else's.

There's no pressure and no obligation—just practical guidance, honest advice, and a strategy that helps you move with confidence.

Because the best move isn't the one that happens first. It's the one that's planned thoughtfully—for your family, your finances, and your future.