A "For Sale" sign in a front yard with a "Sold" sticker being applied by a Realtor.

Should I Sell My House Before Buying a New One in Colorado Springs?

Home Buying & Selling
July 10, 2026•4 min read

The "buy first or sell first" dilemma is the ultimate real estate Catch-22. In the fast-moving Colorado Springs, CO market, this decision can feel even more weighted. Do you sell first and risk being "homeless" for a few weeks, or do you buy first and risk carrying two mortgages? As a homeowner in El Paso County, the answer depends on your financial flexibility and the current temperature of the local inventory.

The Clear Answer to the Sell vs. Buy Debate

For most homeowners in Colorado Springs, CO, selling your current home before buying a new one is the safer and more financially sound strategy. This approach allows you to know exactly how much equity you have for your down payment and eliminates the risk of paying two mortgages simultaneously. However, in a low-inventory market like Colorado Springs, you must have a "bridge plan" in place—such as a lease-back agreement or temporary housing—to ensure you aren't rushed into a new purchase that doesn't fit your needs.

Evaluating the Two Main Strategies

According to local Realtor Ted Bachara, there are pros and cons to both paths. Understanding these can help you sleep better during the transition.

Strategy 1: Selling First

  • Pros: You have cash in hand. You are a "non-contingent" buyer, which makes your offer much stronger when you find your dream home in neighborhoods like Flying Horse or Wolf Ranch. You won't be pressured to accept a low-ball offer on your current home because you aren't in a rush to close.

  • Cons: You might need to move twice. If you don't find a new home quickly, you may need to rent or stay with family. This can be stressful for families with children or pets.

Strategy 2: Buying First

  • Pros: You only move once. You can take your time finding the perfect Colorado Springs property without the "ticking clock" of a closing date on your current home.

  • Cons: You may have to make a "contingent offer," which many sellers in Colorado Springs will reject in favor of cleaner, non-contingent bids. Financially, you must be able to carry two sets of taxes, insurance, and mortgage payments if your first home doesn't sell as fast as expected.

Local Market Insights for Colorado Springs, CO

The Colorado Springs market is known for its resilience. We often see high demand for homes in the mid-range price point ($400k - $600k). If your current home falls into this "sweet spot," it will likely sell very quickly. Ted Bachara often notes that in high-demand areas like the North End or Rockrimmon, homes can go under contract in a matter of days.

If you are buying "up" into the luxury market, you might have more leverage to buy first because those homes stay on the market slightly longer. However, if you are trying to buy in a competitive area, having your current home already sold (or at least under contract) is often the only way to get your offer noticed.

How to Navigate the Transition Like a Pro

To make this process seamless, Ted Bachara recommends several "pro moves" specific to the Colorado Springs area:

  1. The Seller Lease-Back: Negotiate a "post-closing occupancy agreement." This allows you to stay in your sold home for 30–60 days after closing, giving you the cash from the sale and the time to close on your new Colorado Springs property.

  2. Bridge Loans: Some local lenders in El Paso County offer bridge loans that "bridge" the gap between the two properties.

  3. Extended Closings: Request a 45- or 60-day closing on the sale of your home to give you more breathing room to find your next place.

  4. Heloc Strategy: If you have high equity, you can take out a Home Equity Line of Credit (HELOC) on your current home to use as a down payment for the new one before the first home is even listed.

Frequently Asked Questions

What is a home sale contingency? A contingency is a clause in your purchase offer stating that you will only buy the new house if your current house sells. In a competitive Colorado Springs market, these are often viewed as "weak" offers.

How fast are homes selling in Colorado Springs right now? While it varies by neighborhood, the average "days on market" in Colorado Springs remains relatively low compared to national averages. Consult with Ted Bachara for a specific CMA (Comparative Market Analysis) of your neighborhood.

Can I afford to carry two mortgages? This is a question for your lender, but generally, your Debt-to-Income (DTI) ratio must be low enough to support both payments. Ted Bachara can connect you with local Colorado Springs lenders who specialize in these transitions.

Expert Guidance for Your Move

Deciding whether to sell or buy first is a personal decision that requires a deep look at your finances and the local market data. You don't have to guess. Working with an experienced professional ensures that you have a "Plan B" and "Plan C" in place for any scenario.

If you're thinking about buying or selling a home in Colorado Springs, CO, reach out to Ted Bachara for expert guidance and a clear strategy.

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Ted Bachara

Ted Bachara

My Mission Real estate is more than just a career for me—it’s a calling. Since the very beginning, my goal has always been simple: put people first and provide service that goes far beyond a transaction. I believe buying or selling a home is one of life’s biggest decisions, and my mission is to make sure you feel supported, confident, and cared for every step of the way. My Journey My story in Colorado Springs began in the Air Force, serving four years at NORAD. That experience taught me discipline, dedication, and the importance of integrity—values I’ve carried with me throughout my life and career. When I transitioned into real estate in 1979, I brought those same values to the work I do for my clients. Over the years, I’ve had the privilege of helping families find their first homes, guiding investors toward smart opportunities, and assisting homeowners in selling properties for the best possible return. Every client has a story, and being part of that journey is what continues to inspire me after decades in this business. How I Work To me, real estate is a team effort. I take the time to truly listen and understand your needs, set clear goals with you, and stay in close communication so you always feel informed. My website serves as a 24/7 resource, with tools to search for homes, track your home’s value, and access helpful information whenever you need it. But while technology makes the process easier, it’s the personal connection that makes the difference—and that’s where I focus most. Behind the scenes, I’m supported by a trusted team: Janet S. – Executive Assistant & Office Manager Suze T. – Receptionist Together, we make sure every detail is handled with care so you can focus on what matters most—your move. Clients First, Always The heart of my business is the relationships I’ve built over the years. Many of my clients have become lifelong friends, and I’m honored that so much of my business comes from repeat clients and referrals. That trust means everything to me, and I never take it for granted. Service Areas I proudly serve: Colorado Springs Woodland Park Monument Fountain Falcon No matter where you are in your real estate journey, I would be honored to guide you home.

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