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There are five main ways to buy before you sell in Arizona: qualify with both payments, use a bridge loan, use a home equity line, use a buy before you sell program, or write an offer contingent on your sale. Which one fits comes down to two questions: where your down payment comes from, and whether you qualify with two house payments. Pillar Mortgage Group offers the bridge loan and helps you compare the rest.
By Blake Hermann, Director of Lending, NMLS 2271358
Reviewed October 30, 2026. Not a commitment to lend.
Buying before you sell in Arizona: quick facts (checked October 30, 2026)
- Five paths: both payments plus savings, a bridge loan, a home equity line, a buy before you sell program, or a home sale contingent offer.
- Two payments: under Fannie Mae rules, the lender qualifies you with both housing payments until your current home has an executed contract with financing contingencies cleared.
- Arizona contingency: a home sale contingency is usually written on the Arizona REALTORS Buyer Contingency Addendum.
- Three day waiver: since July 2023 that addendum lets the buyer waive the contingency within three days with lender documentation.
- Keeping the old home: for Fannie Mae applications dated November 1, 2026 or later, departing residence rent is based on market rent, and leases are not permitted.
- Phoenix market: 18,437 active listings and a median of 62 days on market in September 2026 (Realtor.com via FRED).
Sources: Fannie Mae B3-6-06, Arizona REALTORS, AAR July 2023 release, Fannie Mae B3-3.8-05, FRED. Full list in the Sources section below.
Can you buy a house before selling yours?
Yes. Two things decide whether it works for you: cash to close on the new home without the sale proceeds, and income that qualifies with both housing payments until the old home is under contract. Every option below solves one or both of those.
Cash to close
Your down payment and closing costs have to come from somewhere other than the sale you have not made yet: savings, equity through a bridge loan or a home equity line, or a program that backs your purchase.
Qualifying with two payments
If your current home will not close before the new loan, Fannie Mae requires the lender to qualify you with both the current and the new housing payment. The old payment drops once there is an executed sales contract and the buyer's financing contingencies are cleared.
The five ways to buy before you sell in Arizona
Pillar Mortgage Group offers the residential bridge loan. The other four are explained so you can compare them honestly.
Qualify with both payments
If your income and savings can cover the down payment and support both housing payments, you can buy first with a standard mortgage and sell after. The lender counts both payments until your sale is under an executed contract with financing contingencies cleared.
Bridge loan
A short term loan against your current home's equity that funds your down payment and is paid off when the old home sells. Fannie Mae accepts it as a source of funds if it is not cross collateralized against the new home.
HELOC on your current home
The CFPB describes a HELOC as a line of credit, like a credit card, except you borrow against the equity of your home. Under Fannie Mae rules, a HELOC with a required monthly payment counts in your debt to income ratio.
Buy before you sell programs
Some real estate and technology companies package equity access or a backed offer so you can buy first. Fees, eligibility and rules vary by company and change often, so compare the total cost in writing against a bridge loan before you choose.
Home sale contingency
In Arizona, the Arizona REALTORS Buyer Contingency Addendum makes your purchase contingent on accepting an offer on your home, or on closing a sale already under contract. Since July 2023 it gives the buyer three days to waive the contingency with lender documentation.
Talk it through with Blake
Most people end up choosing between two of these. Blake will run your equity and both payments and tell you which paths actually work for your file.
Buy before you sell options compared
The structure of each option, with no made up rates or fees. Your actual costs depend on your file and the provider.
| Option | Where the down payment comes from | Payments in your debt to income | Offer strength | Watch for |
|---|---|---|---|---|
| Both payments | Savings or other liquid assets | Both housing payments until the sale is under contract with financing contingencies cleared | Strong, no sale contingency needed | Carrying two payments if the sale is slow |
| Bridge loan Offered by Pillar | Equity in your current home | Both housing payments plus the bridge payment, until the same contract exception applies | Strong, no sale contingency needed | Term, fees and what happens if the home has not sold at maturity |
| HELOC on current home | Equity in your current home | The HELOC payment counts when one is required | Strong, no sale contingency needed | Payment terms, and how the line is paid off at the sale |
| Buy before you sell program | Varies by company | Varies by structure | Often strong | Program fees and listing requirements |
| Home sale contingency | Your sale proceeds | Usually one payment, since you close after your sale | Weaker in a competitive market | Seller may prefer a non contingent offer |
Sources: Fannie Mae B3-6-06, B3-6-05, B3-4.3-14, Arizona REALTORS Buyer Contingency Addendum. Checked October 30, 2026. Not a commitment to lend.
Leaning toward a bridge loan?
See how the Pillar Mortgage Group residential bridge loan works, step by step, and what lenders check before you buy first.
How to buy before you sell in Arizona
Seven steps, in the order we walk our own clients through them.
- Estimate your equity.Start with what your current home could sell for and what you still owe. The gap is the equity you may be able to use.
- Have a lender review both payments.Ask a lender to qualify you with your current and new housing payment, since that is the default under Fannie Mae rules until your home is under contract.
- Choose your funding path.Pick the path that fits: savings, a bridge loan, a home equity line, a buy before you sell program or a contingent offer.
- Get approved before you shop.Get your loan approval in writing so your offer is backed by a lender who already knows your plan.
- Write the offer.Write it with or without a home sale contingency, depending on the path you chose. Your agent handles the Arizona contract forms.
- List your current home.List at a price the market supports so the sale lands on time, and keep your lender in the loop as offers come in.
- Close and pay off.At the sale closing, proceeds pay off the old mortgage and any bridge or equity loan. Then you are down to one payment.
- Want this mapped to your numbers?Blake will run your equity and both payments and tell you which path fits.Get my buy first plan
Get your buy first plan
Tell us about your current home and your timeline. Blake will check your equity and both payments and tell you which option fits, including whether a bridge loan makes sense.
- Two payment check before you write an offer
- Side by side paths for your actual numbers
- Bridge loan terms in writing if it fits
Outside Arizona? Tell us your state and we will tell you whether we can close it or connect you with a licensed partner.
Get My Buy First Plan
No commitment · Under 2 minutes
Got it.
Blake will reach out shortly.
Turning your current home into a rental instead
For Fannie Mae loans with applications dated November 1, 2026 or later, rent from a departing residence is based on market rent, not a lease.
Market rent, no lease
Rent is supported by a full appraisal with market rents, a rent schedule, or a market analysis with at least three comparable rentals. Lease agreements are not permitted for any departing residence.
75% of rent minus the payment
The lender counts 75% of the monthly gross rent minus the home's full payment. A positive result only offsets that payment, and a negative result is added to your debts.
Six months of reserves
With less than 12 months of property management experience, Fannie Mae requires six months of reserves for the home you are converting, in addition to other reserve rules.
These are Fannie Mae rules. Other agencies and loan types have their own, so ask which rules apply to your loan.
Rent backs and early possession in Arizona
A rent back lets you stay in the home you sold for a short time after closing. Early possession lets you move into the new home before you close. Both sound simple, and both carry real risk.
The Arizona Association of REALTORS calls pre possession and post possession agreements risky and says the best practice is for the parties not to enter into them. It has never approved a standard form for them, and a lease can bring in the Arizona Residential Landlord and Tenant Act (Arizona REALTORS).
Do it the careful way
- Have your agent and an attorney draft the agreement
- Set the term, the daily or monthly amount and a deposit in writing
- Confirm insurance for both parties during the possession period
- Spell out what happens if escrow does not close
- Tell your lender up front, since it can affect occupancy and timing
More on timing a sale and a purchase: sell before you buy, or buy first.
What the Phoenix market means for buying first
In September 2026 the Phoenix metro had 18,437 active listings and a median of 62 days on market, according to Realtor.com data published by the St. Louis Fed. More inventory gives buyers choice, and it also means your own sale needs a realistic price and a plan for carrying both homes for a while.
Realtor.com data for the Phoenix-Mesa-Scottsdale metro (CBSA), published by the Federal Reserve Bank of St. Louis (FRED), checked October 30, 2026. Days on market is the median age of active listings, not time to close. Same provider and same month in both years.
Buy first or sell first?
Neither is always right. Here is the honest trade off.
Known budget, one payment
- You know exactly what you netted
- No overlap of two payments
- You may need a short term place to live
- Your purchase offer can be fully non contingent
One move, more control
How a bridge loan makes it work
- Move once, then sell an empty home
- Write offers without waiting on your sale
- Needs equity or savings for the down payment
- Needs income that qualifies with both payments for a while
How Pillar Mortgage Group helps
We offer a residential bridge loan for Arizona homeowners buying before they sell, and we place your new purchase loan as a broker with access to multiple wholesale lenders. We will tell you plainly when another path, like selling first, fits you better. Outside Arizona? Tell us your state and we will tell you whether we can close it or connect you with a licensed partner.
Your loan officer
Blake Hermann
Director of Lending, Pillar Mortgage Group · NMLS 2271358
Blake leads every buy before you sell file personally. Born and raised in Arizona, he helps homeowners, investors and self employed borrowers plan the bridge, the new mortgage and the sale together, with straight answers and updates at every step.
About Blake · Office (480) 660-4476 · Book a call
Related guides
Supporting reads on costs, alternatives and timing.
Buy before you sell FAQ
Straight answers to what Arizona homeowners ask us most about buying first. Still have a question? Talk to a real person.
Book a free callCan you buy a house before selling yours in Arizona?
What are the ways to buy before you sell?
Do lenders count both mortgage payments when I buy before I sell?
When can a lender stop counting my current house payment?
What is a home sale contingency in Arizona?
Can I waive a home sale contingency in Arizona?
Can I count rent from my current home if I keep it as a rental?
Is a rent back a good idea in Arizona?
Is a HELOC the same as a bridge loan?
What is a buy before you sell program?
Should I sell first or buy first?
How long are Phoenix homes taking to sell right now?
Does Pillar Mortgage Group work outside Arizona?
Sources and review dates
All sources accessed and checked October 30, 2026. Market figures are Realtor.com data for the Phoenix-Mesa-Scottsdale metro (CBSA) published on FRED, comparing September 2025 with September 2026 from the same provider. Pillar Mortgage Group facts (office line, hours, average close, licensing) come from Pillar Mortgage Group.
- Fannie Mae Selling Guide B3-6-06, Qualifying Impact of Other Real Estate Owned: https://selling-guide.fanniemae.com/sel/b3-6-06/qualifying-impact-other-real-estate-owned
- Fannie Mae Selling Guide B3-6-05, Monthly Debt Obligations: https://guide-selling.fanniemae.com/sel/b3-6-05/monthly-debt-obligations
- Fannie Mae Selling Guide B3-4.3-14, Bridge/Swing Loans: https://selling-guide.fanniemae.com/sel/b3-4.3-14/bridgeswing-loans
- Fannie Mae Selling Guide B3-3.8-05, Rental Income from Non-Subject Property: Departing Residence (topic dated September 2, 2026): https://selling-guide.fanniemae.com/sel/b3-3.8-05/rental-income-non-subject-property-departing-residence
- Fannie Mae Announcement SEL-2026-08, Selling Guide Updates (issued September 2, 2026; required for applications dated on and after November 1, 2026): https://singlefamily.fanniemae.com/media/document/pdf/announcement-sel-2026-08-selling-guide-updates
- CFPB, What is the difference between a home equity loan and a home equity line of credit (last reviewed August 28, 2026): https://www.consumerfinance.gov/ask-cfpb/what-is-the-difference-between-a-home-equity-loan-and-a-home-equity-line-of-credit-en-247/
- Arizona REALTORS, Buyer Contingency Addendum (Rev. 07/23), forms index: https://aaronline.com/?p=28956
- Arizona REALTORS, July 2023 forms release, revised Buyer Contingency Addendum: https://aaronline.com/?p=79718
- Arizona REALTORS, pre possession and post possession agreement guidance: https://aaronline.com/?p=22708
- Realtor.com, Housing Inventory: Active Listing Count in Phoenix-Mesa-Scottsdale, AZ (CBSA), via FRED, Federal Reserve Bank of St. Louis: https://fred.stlouisfed.org/series/ACTLISCOU38060
- Realtor.com, Housing Inventory: Median Days on Market in Phoenix-Mesa-Scottsdale, AZ (CBSA), via FRED: https://fred.stlouisfed.org/series/MEDDAYONMAR38060
- Realtor.com, Housing Inventory: Median Listing Price in Phoenix-Mesa-Scottsdale, AZ (CBSA), via FRED: https://fred.stlouisfed.org/series/MEDLISPRI38060
Buy first, without the guesswork.
Tell us about your current home and your timeline. Blake will check your equity and both payments and lay out the path that fits.
Outside Arizona? Tell us your state and we will tell you whether we can close it or connect you with a licensed partner.
Get My Buy First Plan
No commitment · Under 2 minutes
Got it.
Blake will reach out shortly.
Pillar Mortgage Group, LLC is an Equal Housing Lender, doing business in accordance with the Fair Housing Act and Equal Credit Opportunity Act. Not a commitment to lend.
Company NMLS# 2700076 | Arizona License MB-2009671 | View NMLS Consumer Access