Moving to Houston and trying to sell one home while buying another can feel like juggling with a deadline. You want the right house, the right price, and a clean handoff without double moves or double mortgages. With the Houston market shifting toward balance, you have more options to time things well if you plan smart. This guide walks you through proven strategies, local timelines, and Houston-specific costs so you can move with confidence. Let’s dive in.
Houston market timing now
The Houston area has more listings and more breathing room than in past years. In July 2025, active listings topped about 40,000 and months of inventory moved into the mid 5-month range, pointing to a more balanced market overall. That gives you more choice as a buyer and reminds you to price strategically as a seller. See the latest context in the Houston Association of Realtors report on how inventory surged and the market gained balance in July 2025 (HAR).
Choose your move strategy
Sell first, then buy
- Pros: no double mortgage, simpler financing, stronger purchase position with cash in hand.
- Cons: storage and temporary housing costs, risk of missing a target home while between moves.
Buy first with bridge or HELOC
- Pros: secure your Houston home before listing, smoother household transition, avoid rushed decisions.
- Cons: higher carrying costs and loan fees, qualifications for two loans, liens on both homes. Review typical bridge loan structures and costs with a local lender (First Bank Home Loans bridge overview).
Back-to-back or same-day closings
- Pros: minimize temporary housing and storage, common with tight title coordination.
- Cons: requires precise timing and funding logistics if sale proceeds are needed for your down payment.
Contingent offer on your sale
- Pros: lowers financial risk by tying your purchase to your sale.
- Cons: weaker offer that some sellers decline. In a balanced market, some sellers may consider it with stronger terms like higher earnest money and shorter timelines (HAR market context).
Build your timeline
Texas closing basics
Most Texas contracts target a 30 to 60 day closing window. That timeline must fit inspections, appraisal, title work, and loan approval. Review common state timelines and key milestones before you start shopping (Texas timeline overview).
Early contract milestones
- Earnest money and option fee are typically due within a few days of contract execution.
- The option period is commonly around 5 to 10 days, which gives the buyer an unrestricted right to terminate in exchange for the option fee. Learn how option fees work and why this window matters for inspections and negotiation (Option fee explainer).
Title and closing practice
Texas closings usually happen at title companies, not attorney offices. Clear title, payoff of liens, and a current survey or a new one are common requirements. Loop in the title company early to plan back-to-back settlements and wire timing (Texas title and closing overview).
Seller’s disclosure and compliance
If you are selling, Texas law generally requires providing the TREC Seller’s Disclosure Notice for most resales. Delivering it early keeps the contract on track and reduces termination risk tied to disclosure timing. Review the Texas Real Estate Commission rules for details on disclosures and forms (TREC rules and forms).
Finance your gap with confidence
- Bridge loan: short-term financing to buy before you sell. Terms often range 6 to 12 months and can be interest-only or deferred. Compare fees, lien positions, and repayment triggers with multiple lenders (bridge loan overview).
- HELOC or cash-out refinance: tap equity in your current home for the next down payment. Confirm underwriting timelines and your ability to carry two payments if needed.
- Pre-approval: get fully pre-approved, not just pre-qualified, so you know if your lender allows two mortgages and under what ratios. Align appraisal and title timelines for both deals to avoid last-minute delays.
Houston-specific costs and risks
Flood risk and flood insurance
Houston’s flood risk varies by bayou, rainfall, and storm surge, and some homes outside mapped floodplains have flooded in past events. Flood insurance is separate from homeowners insurance, and many policies through NFIP have about a 30 day waiting period. Start flood due diligence and quotes early so coverage is in place by closing (Houston Chronicle flood guide; TDI on flood timelines).
Wind, hail, and homeowners insurance
Wind and hail losses have pressured premiums across Texas, and some addresses may require specific wind coverage. Expect higher deductibles for wind or hurricane events in some policies. Factor these costs into any buy-before-you-sell plan, since carrying costs matter during overlap (insurance affordability context).
Property taxes and the homestead exemption
Harris County homeowners can apply for the residential homestead exemption to reduce taxable value and limit certain appraisal increases. File between January 1 and April 30 for that tax year and budget for prorations at closing. Read the Harris County Appraisal District guidance before you file (HCAD homestead rules and deadlines).
Commute and submarket variation
Houston is large, and commute, flood elevation, and tax rates differ by neighborhood and suburb. Inventory also varies by submarket. Align your strategy to your target area’s supply and typical days on market so your timeline remains realistic.
Title, occupancy, and move-out planning
Coordinate with your title company to schedule payoffs, wires, and back-to-back settlement if you plan same-day closings. If you need a few extra days in your home after closing, negotiate a temporary leaseback with clear dates, rent, and responsibilities documented using the proper Texas forms. Your agent will guide you through the correct addenda and insurance considerations (TREC rules and forms).
Sample 60-day back-to-back plan
- Week 1: Full pre-approval, quotes for homeowners, flood, and wind coverage; confirm bridge or HELOC if needed.
- Week 2: Prep and stage your current home; schedule professional photos and list date.
- Week 3: List your home; begin targeted Houston home tours.
- Week 4: Accept an offer on your sale; make an offer on your purchase with aligned closing dates.
- Week 5: Complete inspections during the option period; order appraisals on both deals.
- Week 6: Finalize repairs or credits; lock loan terms and clear title conditions.
- Week 7: Confirm insurance binders and wire instructions with the title company.
- Week 8: Close on your sale in the morning and your purchase in the afternoon; move in or start leaseback as agreed.
Avoid common pitfalls
- Waiting to price your sale until you find a new home. Price and prep early so you can move quickly when the right home appears.
- Skipping flood and wind quotes until the week of closing. Premiums and waiting periods can disrupt timelines.
- Underestimating option period timing. Use the option window to complete key inspections and renegotiate if needed.
- Missing the homestead filing window. Put the HCAD deadline on your calendar and file after you occupy.
Ready to make your move?
If you want one accountable team to manage staging, pre-list improvements, pricing, and contract coordination from listing to close, partner with a local expert who does this every week. With 600 plus closings and a fully integrated staging and remodeling arm, Jaime Fallon brings the market strategy and hands-on execution that keep your Houston relocation on track.
FAQs
Should I use a sale contingency when relocating to Houston?
- In a balanced market some sellers may consider a sale contingency with strong terms, but it still weakens your offer; consider alternatives like a bridge loan, leaseback, or flexible closing dates based on current Houston conditions (HAR market update).
How long do Houston and Texas home closings take?
- Most transactions target 30 to 60 days from contract to close, with early deadlines for earnest money, option fees, inspections, appraisal, and title work (Texas timeline overview).
Can I buy before I sell and what does it cost?
- Yes, many buyers use bridge loans or HELOCs to purchase first; expect additional fees, interest, and the ability to carry two payments until your sale closes (bridge loan overview).
Do I need flood insurance if my Houston home is not in a mapped flood zone?
- Flood risk can exist outside FEMA floodplains, and NFIP policies have about a 30 day waiting period, so it is smart to evaluate coverage early for any Houston property (Houston Chronicle flood guide; TDI on flood timelines).
How do Harris County homestead exemptions affect my move?
- File the residential homestead exemption between January 1 and April 30 to apply for that tax year, and budget for tax prorations at closing when you move into your new Houston home (HCAD homestead rules and deadlines).
What is the option period in Texas and how does it affect my timing?
- The option period, commonly 5 to 10 days, gives a buyer the unrestricted right to terminate for a set fee, which is why inspections and renegotiations typically occur during that window (Option fee explainer).
