Should I Sell Before Buying My Next Home? A Bismarck–Mandan Guide

By Rebecca Sabot, Real Estate Agent
© Rebecca Sabot. All Rights Reserved.

If you’re planning a move in Bismarck or Mandan, this question shows up fast: Should I sell my current home before I buy my next one? It’s a big decision because it affects your budget, your stress level, and how competitive you can be when the right home hits the market.

I’ll walk you through three realistic options I see homeowners use in the Bismarck–Mandan real estate market—and how to choose the one that fits your timeline and comfort level.

Option 1: Sell First, Then Buy

This is the “sleep better at night” approach. You sell your current home, know exactly what you’re walking away with, and then shop for the next one with clear numbers and less risk. For many homeowners, this is the cleanest path because you’re not juggling two payments, and your next offer can often be stronger because it isn’t dependent on another sale.

The trade-off is timing. The biggest challenge is the in-between moment—where you might need temporary housing, a short-term rental, or a carefully planned possession timeline. In Bismarck–Mandan, closings don’t always line up perfectly, so the plan matters. With the right strategy, though, selling first can still feel smooth instead of chaotic.

Option 2: Buy First, Then Sell

Buying first can be a smart move when your next home needs to meet specific requirements—certain neighborhoods, school boundaries, a hard-to-find layout, acreage, or a timeline that doesn’t have wiggle room. It also tends to reduce disruption because you can move once, then focus on preparing your current home for sale without living through showings.

But here’s the honest part: this option requires a stronger financial setup. You’ll need to be able to qualify for the new mortgage while still owning your current home, and you’ll want cash reserves in case your current home takes longer to sell than expected. Some buyers use lending tools to bridge the gap, but that’s a lender conversation and it needs to happen early—before you fall in love with a home you can’t comfortably secure.

As a full time realtor, this is where I help clients map out a realistic timeline, evaluate risk, and avoid the “we bought… now we’re panicking” stage.

Option 3: Buy With a Home Sale Contingency

This is the middle-ground approach: you make an offer on your next home, but the purchase depends on selling your current home first. It can be a great fit if you want protection from owning two homes at once, while still being able to shop before your sale is complete.

The key is that contingencies need to be structured well to compete. Some sellers may hesitate if they have other offers that are simpler. In Bismarck–Mandan, whether this works often depends on the specific home, price point, and how quickly your current home is expected to sell. When it’s positioned correctly—with clean timelines and a strong plan—it can absolutely be viable.

Summary: Which Option Is Best?

If you want the least financial risk and the most certainty, selling before buying is often the best path. If you need a very specific next home or want to avoid temporary housing, buying before selling can work—as long as your financing and reserves support it. And if you want a blend of flexibility and protection, a home sale contingency may be the right strategy, especially when it’s structured to stay competitive.

The best choice comes down to your timeline, your budget, and how comfortable you are with uncertainty. If you’d like to talk it through, I can help you compare all three options with a realistic plan based on the Bismarck–Mandan market—so you’re not making a major decision based on guesswork (or your cousin’s “it worked for us in 2009” story).