Key takeaways:
- You have four main selling strategies when relocating for work. Each option has different timeline, financial, and risk considerations based on your specific situation and market conditions.
- Timeline and financial planning are critical factors. Traditional sales take 30-60 days, while cash sales can close in 1-2 weeks, but you need to consider carrying costs, temporary housing needs, and whether you can qualify for two mortgages simultaneously. Your employer’s relocation package terms significantly impact which strategy works best.
- Market conditions in both your current and destination locations should drive your decision. In hot seller’s markets, contingent offers are rarely accepted and buying first may be easier, while in buyer’s markets, you have more flexibility to sell first and negotiate better deals on your new home purchase.
The key to a successful relocation sale is planning ahead, understanding your options, and maintaining open communication with everyone involved in the process. Whether you’re selling a house in Detroit or a condo in D.C., it might feel complicated at first. Just remember that thousands of people successfully sell their homes for job relocations every year – and with the right preparation, you can too. Here are several options to help you relocate for that dream job.
Your four main options when selling a house for a job relocationWhen relocating for work, you have several paths to choose from. Here’s how to evaluate each one:
- Timeline considerations are crucial since job relocations often come with firm start dates. A traditional sale typically takes 30-60 days, while a quick cash sale might close in just 1-2 weeks. Consider how much flexibility you have and whether your employer offers temporary housing assistance.
- Budget factors include not only your home’s value, but also carrying costs if you need to maintain two residences temporarily. Factor in moving expenses, potential storage costs, and whether you’ll need bridge financing for your new home purchase.
- Market differences between your current and destination locations matter significantly. If you’re moving from a hot seller’s market to a slower buyer’s market, you might want to prioritize getting top dollar for your current home before purchasing in your new city.
Option 1: Contingent offer (buy and sell simultaneously)
Best if: You’re in a balanced market where contingent offers are commonly accepted, have some flexibility on timing, and want to minimize financial risk while avoiding temporary housing.
Average timeline: 2-4 months total (finding a home that accepts your contingent offer, then coordinating both closings within days or weeks of each other)
Pros:
- Avoid double mortgage payments and carrying costs
- No need for temporary housing if closings align properly
- Built-in safety net – if your home doesn’t sell, you’re not stuck with two mortgages
- Can potentially negotiate repairs or price adjustments on both properties simultaneously
Cons:
- Contingent offers are less attractive to sellers, especially in competitive markets
- Limited inventory of sellers willing to accept contingent offers
- Complex timing coordination that can fall apart if either transaction hits delays
- May need to offer above asking price to compensate for contingency risk
Key considerations when buying and selling simultaneously for a job relocation:
- Market acceptance of contingent rates will vary by location and current market conditions. In hot seller’s markets, most sellers will reject contingent offers outright unless you’re offering significantly above the asking price. Your buyer’s agent should give you honest feedback about how realistic this approach is in your target area.
- Contingency timeline negotiations are crucial. You’ll need to structure your home sale contingency with enough time to market and sell your current home, but not so long that the seller loses interest. Most contingency periods range from 30-60 days, though some sellers prefer shorter windows.
- Backup-plan preparation is essential since contingent offers frequently fall through. Have alternative housing arrangements researched and be prepared to pivot quickly to either buying first or selling first if your contingent deal doesn’t work out.
- Transaction complexity increases significantly when coordinating two closings. Work with experienced agents and lenders who have handled contingent sales before, and build buffer time into your timeline for inevitable delays. Consider that inspection issues, appraisal problems, or financing hiccups on either property can derail the entire plan.
- Financial readiness is still important – even though you’re avoiding double payments, you may need to temporarily qualify for both mortgages until your current home closes, affecting your debt-to-income ratio.
Option 2: Buy a new house first, then sell your current house
Best if: You have a generous relocation package that covers carrying costs, bridge financing, or temporary housing, and you’re in a strong seller’s market where homes typically sell quickly.
Average timeline: 3-6 months total (1-2 months to find and close on a new home, then 1-4 months to sell your current home)
Pros:
- No pressure to accept a lowball offer on your current home
- Time to find the perfect house in your new location without rushing
- Can move directly into your new home without temporary housing
- Avoid the stress of coordinating two closings on the same day
Cons:
- Carrying two mortgage payments, insurance, utilities, and maintenance costs
- Requires significant financial cushion or employer assistance
- Risk of your original home sitting on the market longer than expected
- May affect your debt-to-income ratio when qualifying for the new mortgage
Key considerations when buying first, then selling if you’re moving for a job relocation:
- You’ll need to be financially comfortable with double mortgage payments for potentially several months. Even with a relocation package, there might be gaps in coverage or caps on assistance that leave you responsible for some carrying costs.
- Remote selling logistics will become paramount once you’ve moved. You’ll need a trusted local contact (friend, family member, or your agent) who can handle showing coordination, contractor meetings for repairs, and last-minute closing issues. Alternatively, some sellers choose to leave a family member in the home temporarily to manage the sale process, though this can be disruptive to family life.
- Consider your current home condition. Is it ready to sell quickly? If it needs significant updates or repairs, managing these projects from a distance adds complexity and potential delays to your timeline.
Option 3: Sell your house first, then buy a new one
Best if: You need the equity from your current home for your new purchase, have limited relocation benefits, or are moving to a buyer’s market where you’ll have plenty of housing options and time to negotiate.
Average timeline: 2-4 months total (1-2 months to sell current home, then 1-2 months to find and close on new home)
Pros:
- Know exactly how much money you’ll have for your new home purchase
- Avoid carrying two mortgages and double housing expenses
- Can negotiate from a stronger position as a cash buyer in your new market
- Less financial risk if your home sells for less than expected
Cons:
- Pressure to accept offers quickly, potentially leaving money on the table
- May need temporary housing between closing on old home and new home
- House hunting remotely while managing your current home sale
- Risk of being outbid on homes in competitive markets while waiting for your sale to close
Key considerations if you sell first, then buy a new house for a job relocation:
- Temporary housing arrangements are almost inevitable with this approach. Your relocation package might cover extended-stay hotels or short-term rentals, but factor in the cost and inconvenience of potentially living in temporary housing for weeks or months. Some families split up temporarily, with one spouse moving early for work while the other manages the home sale.
- Remote house hunting means you’ll likely be viewing homes virtually and making offers based on video tours and agent recommendations. This requires a high level of trust in your buyer’s agent and may mean missing out on homes that show better in person than online.
- Consider the timing pressure on your current home sale. If you need to close by a specific date to avoid paying rent and a mortgage simultaneously, you might feel compelled to accept lower offers or agree to unfavorable terms. Having a small financial buffer can give you more flexibility while negotiating.
- Market timing in your destination city is critical – if it’s a fast-moving seller’s market, the homes you’re interested in may be gone by the time your current home sale closes.
Option 4: Rent your house out and find a rental in new city
Best if: You need maximum flexibility, are uncertain about your long-term commitment to the new location, want to test the new market before buying, or lack funds for a down payment on a new home.
Average timeline: Six months to several years (immediate move flexibility with the ability to reassess housing decisions annually when leases renew)
Pros:
- Ultimate flexibility to relocate immediately without any sale pressure
- Can test your new city and neighborhoods before committing to purchase
- Preserve equity in your original home during uncertain market conditions
- Lower upfront costs since you avoid down payment and closing costs on new home
- Easy to relocate again if the job doesn’t work out
- Potential rental income helps offset new housing costs
Cons:
- No equity building in your new location
- Dealing with two sets of landlord/tenant relationships
- Potentially higher monthly housing costs than owning
- Less stability and control over your living situation
- Double the moving complexity when leases end
- Risk of losing good tenants in your rental property
Important considerations if you decide to rent your house when moving for a job relocation:
- Immediate relocation is seamless since you’re not coordinating any property transactions. You can literally pack up and move within weeks of accepting the job offer.
- Lease coordination timing becomes important with this option. Try to align your rental lease in the new city with your tenant’s lease in your old home to minimize periods where you’re paying rent while dealing with vacancy. Many relocating professionals start with short-term furnished rentals to buy time for this coordination.
- Market timing flexibility lets you wait for optimal conditions in both locations. You can choose when to sell your original home and when to buy in your new city based on market cycles rather than job timing.
- Cash flow comparison is essential. Calculate whether your rental income minus expenses (mortgage, taxes, insurance, maintenance, vacancy allowance, property management) will cover your new rental costs. Many people find they’re slightly cash-flow negative initially but prefer the flexibility.
- Opportunity cost analysis matters for long-term planning. While you’re not building equity in your new location, you’re also not tying up capital in a down payment that could be invested elsewhere or kept liquid for emergencies.
- Tax advantages can be significant. Your original home becomes a rental property with deductible expenses. However, you miss out on the mortgage interest deduction you’d have on a new primary residence.
- Double security deposits and moving costs add up quickly. Budget for security deposits, utility connections, and moving expenses in your new city, while potentially dealing with tenant deposits and property preparation costs for your rental.
- Emergency fund needs are higher since you’re managing rental property expenses while having less control over your primary housing costs. Rent increases, surprise moves due to property sales, or major repairs to your rental property can strain your budget more than traditional homeownership scenarios.
Understanding your relocation package when moving for a job
Many employers offer relocation assistance, but packages vary widely:
- Full-service packages typically include home sale assistance, moving expenses, temporary housing, and sometimes home-buying help in your new location.
- Lump-sum packages give you a fixed amount to manage your own relocation, offering more flexibility but requiring you to handle all the logistics.
- Partial assistance might cover only specific items like moving expenses or temporary housing, leaving the home sale entirely to you.
- Guaranteed buyout programs where your employer (through a relocation company) will purchase your home at a predetermined price if it doesn’t sell within a certain timeframe.
Understanding exactly what your package includes helps you plan your strategy and budget accordingly.
Should you use a relocation company when moving for a new job?
Many employers partner with relocation companies to help manage employee moves. These companies can handle everything from marketing your home to coordinating your move.
Will using a relocation company hurt your home sale price?
The short answer is: It depends on the company and your local market. If you’re selling a house, there are potential downsides to using a relocation company. These include:
- Limited agent choice – you might be assigned an agent rather than choosing your own.
- Potential pricing pressure – some programs prioritize quick sales over maximum price.
- Less personal attention since the agent’s primary relationship is with the relocation company, not you.
However, many relocation companies work with excellent local agents and have strong incentives to get you fair market value. The key is understanding the specific program terms and asking detailed questions about the process.
Pitfalls when buying your new home through a relocation company
When you’re buying a home through a relocation company, there are a few things to keep in mind. Some programs only show you houses within certain networks or price ranges, which can limit your options right from the start.
The process can also feel a bit rushed, and that pressure to decide quickly might lead you to settle for something that’s not the best fit. On top of that, relocation agents don’t always have the same local knowledge as agents who work exclusively in your destination area, which can make it harder to get the inside scoop on the market.
Coordinating with your employer when relocating
Clear communication with your employer throughout the process is essential. Here’s what to discuss upfront:
- Timeline expectations should be realistic on both sides. If your employer needs you to start immediately but expects your home to sell within 30 days, that might not align with current market conditions.
- Expense approval processes are critically important, so familiarize yourself with your company’s procedures immediately. Know what receipts you need to save, what approvals are required for unexpected costs, and how quickly you’ll be reimbursed.
- Flexibility for sale-related activities is important to discuss. If you decide to sell your house before moving, you’ll need time for agent meetings and showings.