Why this matters
The Treasure Valley moves fast. With the right plan, you can avoid two moves, protect your financing, and keep your timeline calm. Here are the approaches our clients use most and how we make them work.
Four proven paths
Same-day close
Sell in the morning and buy in the afternoon. This requires tight coordination among lender and title, clear contract dates, and a ready-to-fund loan.
Best for: strong equity, clean inspections, predictable closing.
Watch for: wire cut-off times and final walkthrough timing.
Rent-back
Sell now and rent the home from your buyer for days or weeks after closing. You keep your sale locked and gain move-out breathing room.
Best for: buying new construction or homes that need prep.
Watch for: clear daily rate, insurance language, possession date.
Bridge or equity access
Tap your equity to purchase first, then sell. Options include bridge loans, HELOC on departure home, or buy-before-you-sell programs.
Best for: tight inventory or when you find the perfect house early.
Watch for: carrying costs and qualifying with both payments.
Contingent offer
Purchase is contingent on selling your current home. Still viable in many Boise price points when pricing and prep are sharp.
Best for: conservative risk profile, flexible timelines.
Watch for: short contingency windows and a clearly defined go-to-market plan.
Your timeline at a glance
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Strategy call and budget check
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Prep and photography for the sale
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Lender alignment on dates and funds
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Launch your listing and write your purchase offer
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Inspections and appraisal on both sides
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Final walk, sign, record, move
How we reduce friction
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Pricing and prep that attract real buyers so your sale supports your purchase.
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Net sheets for both properties to keep numbers clear.
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Contract choreography that lines up possession, wire, and keys.
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Inspection timing that prevents last-minute surprises.
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Backup paths if the first plan changes mid-stream.
Ready for a move-up plan
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Book a 15- or 30-minute consult
FAQs
Can I buy contingent in Boise
Yes. Success depends on accurate pricing, clean prep, and short, clear contingency timelines.
How do I avoid two moves
Use a rent-back or a same-day close. We align both contracts and lender funding so the handoff is smooth.
Should I get pre-approved before listing
Yes. Underwriting early gives you better terms, better timelines, and stronger offers.
What if my next home needs time before it is ready
Use rent-back from your buyer or short-term housing. We map dates so you keep options open.
Is a bridge loan worth it
It can be if the monthly carry fits your budget and the target home matches your long-term plan. We compare options side by side.
