(The honest answer Denver homeowners need right now)

This is one of the most common questions I’m getting lately:

“Should we sell first… or buy first?”

And I’m going to give you the answer you probably don’t want to hear:

👉 It depends, but in today’s market, selling first is often the smarter (and safer) move.

Let’s break it down in a way that actually helps you make a decision.

🧠 Why This Is Even a Question Right Now

A few years ago, this wasn’t much of a debate.

Homes were flying off the market, buyers were waiving everything, and it felt relatively “safe” to buy first and figure out your sale after.

Today? Different story.

• Homes are sitting longer
• Buyers are more selective
• Pricing matters more than ever
• Negotiation is back on the table

Which means… your current home isn’t a guaranteed quick sale at a top price anymore.

🏡 The Case for Selling First

For most homeowners right now, this is the strategy I’m recommending first.

Why it works:

1. You know your exact numbers

No guessing. No “we think we’ll net around X.”

You’ll know exactly what you’re walking away with and what you can comfortably spend.

2. You strengthen your buying position

Non-contingent offers = 🔥

When you’ve already sold, your offer is cleaner, stronger, and way more appealing to sellers.

3. You avoid double stress (and double payments)

Trying to carry two homes, or rushing to sell under pressure, is not the vibe.

Selling first gives you breathing room to make a smart next move.

⚠️ The Downsides of Selling First

Let’s be real, this strategy isn’t perfect.

You might need temporary housing

Short-term rental, rent-back, staying with family… not glamorous, but manageable with a plan.

You’ll feel “homeless” for a minute

Totally normal. I walk my clients through this all the time, and it’s always temporary.

You’ll be actively house hunting with urgency

But honestly? That focus can actually help you make clearer decisions.

🔄 The Case for Buying First

There are situations where buying first makes sense.

This might be you if:

• You have significant savings or flexibility
• You’re very particular about the next home
• Inventory is limited in your price range or location
• You’re okay carrying two homes temporarily (or have a plan)

The upside:

• You secure your next home before giving up your current one
• No need to move twice
• Less disruption to your day-to-day life

🚩 The Risks of Buying First (Right Now)

This is where I see people get into trouble.

You may feel pressure to sell quickly

→ Which can lead to price reductions or concessions you didn’t plan on

Your offer may be weaker

→ Contingent offers are less attractive, especially if your home isn’t under contract yet

You’re making decisions with unknown numbers

→ This is the biggest one. The financial guessing game can backfire fast.

💡 My Go-To Strategy (The Sweet Spot)

If we can, I like to structure things like this:

👉 Get your home prepped and on the market

👉 Accept an offer (ideally with a rent-back or flexible timeline)

👉 Then go shopping with confidence

This gives you:

• Certainty on your numbers
• A stronger negotiating position
• Time to find the right next home

🏁 The Bottom Line

There’s no one-size-fits-all answer, but in today’s Denver market:

👉 Selling first = more control, less risk

👉 Buying first = more convenience, more uncertainty

The right move depends on your finances, timeline, and tolerance for risk.

💬 Real Talk

Most people think this decision is about timing the market.

It’s not.

It’s about creating a plan that protects you financially and sets you up for your next move.

If you’re even considering making a move this year, it’s worth mapping this out early, because the strategy matters way more than the timing.