The classic three
Sell first: maximum negotiating strength on both ends (no sale contingency weakening your offer), at the cost of interim housing risk — mitigated by negotiating a leaseback from your buyer, a normal ask here. Buy first: move once, no interim, at the cost of carrying two payments and qualifying for both — honest only if your finances genuinely absorb months of overlap. Contingent: offer-to-buy contingent on your sale; cleanest on paper, weakest in competition — workable in balanced pockets, a handicap in scarce ones like Roanoke.
The corridor's fourth answer
Building your next home changes the geometry: a months-long build timeline lets you list your current home on a schedule aimed at the projected completion — with a leaseback buffer for the slippage that projected completions are famous for. Builders' purchase programs and incentives sometimes sweeten this path; price any trade-in-style offer against open-market value the way you'd price any incentive: as cash. Whichever sequence you choose, model the worst month — the overlap or the gap — in actual dollars before committing. Educational only, August 2026.
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