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Reality Check

Most move-up buyers I work with feel stuck. They know they need more space, but they're not sure how to get from here to there without risking a messy gap between homes or stretching too far financially.

Before we start touring homes, let's figure out if your situation is ready for a coordinated move. The tool below takes 90 seconds and gives you an honest read on where you stand.

Should You Move Now, Wait, or Stay Put?

Answer these questions honestly. Self-assessment - no one sees your answers but you.

The Three Timing Strategies

Every move-up buyer faces the same question: do we sell first, buy first, or try to do both at once? Here's what each path actually looks like.

🏠→💰→🏡

Sell First, Then Buy

How it works

List and sell your current home, bank the proceeds, then buy. You may need temporary housing (rental, family, short-term furnished suite) while you search.

Why it works

No double-carry risk. Clear budget certainty. You can take your time finding the right place without financial pressure.

The trade-off

Two moves. Disruption for kids. Storage costs. Risk of buying in a rising market.

Best when: Your home will sell fast, inventory is high where you want to buy, or you can't qualify for bridge financing.
🏡→🏠→💰

Buy First, Then Sell

How it works

Find and secure your next home first, then list and sell your current place. Usually requires bridge financing or significant savings.

Why it works

One move. You know exactly where you're going. No rushed buying decisions.

The trade-off

Carrying two properties until yours sells. Bridge loan costs ($5-15K+). Pressure to sell faster, potentially at a lower price.

Best when: Your current home is highly marketable, you have savings or bridge capacity, or inventory is tight in your target area.
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Conditional Offer (Subject-to-Sale)

How it works

Make an offer on your next home conditional on selling your current one. If your home doesn't sell by the deadline, the deal falls through.

Why it works

Protects you from owning two properties. Lets you lock in a home before selling.

The trade-off

Sellers don't like these offers. You may lose out to clean offers. Time pressure to sell fast if accepted.

Best when: The market is balanced or slow, the property has been listed a while, or you can make your offer more attractive in other ways.

Which strategy is right for you depends on your risk tolerance, financial flexibility, and market conditions. We'll map out all three scenarios with real numbers before you commit to a path.

What Moving Up Actually Costs

Move-up buyers have two sides of the equation: what your current home will net you, and what the next place will actually cost. We'll map out both before you're writing offers.

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Selling Side Costs

Your proceeds aren't just the sale price. We'll calculate what you actually walk away with after:

  • Commission: Typically 3-4% of sale price split between agents
  • Legal fees: $800-1,500 for seller conveyancing
  • Prep costs: Staging, repairs, cleaning ($500-5,000+ depending on condition)
  • Mortgage penalty: If breaking early (varies widely - get exact number from lender)

We'll calculate your actual net proceeds so you know exactly what you're working with.

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Buying Side Costs

Plan for $15,000 to $30,000+ in transaction costs on your purchase:

  • Property Transfer Tax: 1% on first $200K, 2% on $200K-$2M, 3% above $2M
  • Legal fees: $1,200-2,000 for buyer conveyancing
  • Home inspection: $500-700+
  • Title insurance: $300-500
  • Appraisal (if required): $300-500

No first-time buyer PTT exemption on move-up purchases - budget accordingly.

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Carrying & Transition Costs

The gap between homes can add up fast. Budget for potential:

  • Bridge financing: $5,000-15,000+ if buying before selling
  • Double-carry period: Two mortgages, utilities, insurance, taxes
  • Storage: $200-400/month if needed
  • Moving costs: $2,000-5,000+ depending on distance and volume
  • Interim housing: $2,500-4,000/month if selling first and renting short-term

Your timing strategy determines which of these costs apply.

Want to test scenarios? Use my Payments & Affordability Tools to see how different prices affect your monthly budget.

No First-Time Buyer Exemption on Your Next Purchase

Unlike first-time buyers, you'll pay Property Transfer Tax on your new home. On a $1.2M purchase, that's roughly $22,000. On a $1.5M home, it's about $28,000.

We'll factor this into your net equity calculation so there are no surprises at closing.

How We'll Plan Your Move-Up

Move-up decisions have more moving parts than first purchases: kids, work, timing the sale and purchase, and making sure the numbers feel comfortable. Here's the framework we'll adapt to your situation.

1

Clarify What's Driving the Move

We start with why: more bedrooms, better yard, different school catchment, shorter commute, or a new build in the Westshore. Understanding the real drivers shapes the search and the timing strategy.

2

Map Out Numbers & Scenarios

We estimate what your current home will net you, what the next place will cost to buy and carry, and stress-test the three timing strategies against your risk tolerance and financial flexibility.

3

Compare Across Neighbourhoods

We look at larger homes in your current area alongside options in other neighbourhoods. Sometimes 15 more minutes of driving gets you significantly more house.

4

Coordinate Sale & Purchase

When you find the right place, we structure the offer and dates with your existing home in mind, and manage the moving pieces so your family isn't wondering where they'll sleep.

What Move-Up Buyers Worry About (And How We Avoid It)

Getting Stuck Between Homes

We plan for overlap gaps before they happen. That means backup housing options, bridge financing pre-approval, or timing the listing so you control the pace.

Selling for Less Than You Should

Time pressure from a pending purchase can push you to accept a lower offer. We'll structure timing to avoid desperation selling - or plan financially for a longer-than-expected listing period.

Overpaying for the Next Place

When you're under pressure to buy, it's easy to stretch. We compare recent sales, look at days on market, and stress-test your offer so you're paying fair value, not panic value.

Stretching Too Far Financially

Your lender will tell you what you qualify for. We'll look at what you're actually comfortable spending once you add kids' activities, savings goals, and a cushion for the unexpected.

Disrupting the Kids More Than Necessary

We'll talk through school-year timing, how long showings might last, staging logistics with kids in the house, and how to make the transition as smooth as possible.

Not Finding Anything Better

Sometimes the search reveals that what you want doesn't exist in your budget - or that your current home is actually pretty good. Better to know early than after you've already listed.

Questions Move-Up Buyers Ask Me

Should we stretch for the "forever home"?

Sometimes it makes sense, sometimes it doesn't. We'll look at your income stability, how long you expect to stay, carrying cost comfort, and opportunity cost. If your income might grow significantly in 5 years, a staged approach (buy now, upgrade later) might be smarter than stretching today.

Is it better to move now or wait a few years?

Depends on your current pain points (space, layout, commute), your equity position, and what's happening in your target areas. We'll map out both scenarios - moving now vs. waiting - so you can see the actual trade-offs.

How do school catchments affect where we should look?

School catchments can shift property values by $50-100K+ in Greater Victoria. Some neighbourhoods are priced partly on French Immersion access or specific secondary catchments. We'll make sure you understand the catchments that matter for your kids' ages and program interests - and where boundary lines create opportunities or gotchas.

What if our home sells faster than expected?

We plan for this upfront. That might mean a longer close period, a rent-back clause, or pre-identifying interim housing. You won't be scrambling.

How long does a coordinated move typically take?

From first conversation to keys in hand, most move-up buyers are in the 4-8 month range. Some take longer to find the right place or wait for market timing. We move at your pace, but we plan the timeline together so you're not guessing.

"We were afraid of selling and not finding the right home to buy. Bil mapped out different scenarios for us and helped us understand the real trade-offs. We ended up selling first with a long closing, which gave us the time we needed to find exactly what we wanted. The whole process was way less stressful than we expected."

- Martin and Yvonne S., move-up buyers, Saanich (2023)
Read what other clients say →

What Do You Want to Do Next?

Pick the path that fits where you are right now.

Talk Through Your Move

If you're thinking about moving up in the next 6-24 months, we can map out timing, budget, and scenarios so you're not guessing.

Book a Planning Call

Start Browsing Homes

See larger homes, townhomes, and family-friendly options across Greater Victoria that could work as your next step.

Start Your Search

See Your Numbers

Use my Payments & Affordability Tools to check how different price ranges and mortgage choices feel month-to-month.

Go to Payments & Tools
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