The short answer: sell first if you can't comfortably carry two homes, or if you're buying in a competitive segment. Buy first only if your current home is the type that's selling well right now and you have a financing plan for the gap. In Burlington today, the right order depends on which side of the market you're on.
This is the most stressful question in real estate, because both wrong answers hurt. Buy first and you risk owning two homes. Sell first and you risk having nowhere to live. Here's how I help clients choose.
Step 1: Know which market you're selling into
Burlington is really two markets right now (August 2026, Cornerstone / ITSO data):
- Detached homes: 2.5 months of supply, 35 days on market. That's a seller's market.
- Townhomes and condos: 4.3 months of supply, 47 days on market. That's balanced, leaning toward buyers.
Your risk depends on the combination.
Your move | Selling into | Buying into | What usually works |
|---|---|---|---|
Townhome → detached (upsizing) | Slower market | Tight market | Sell first. You'll compete for the detached home, and a conditional offer is weak there. |
Detached → condo or townhome (downsizing) | Tight market | Slower market | Buying first can work. Your home should sell, and you have leverage as a buyer. |
Detached → detached | Tight market | Tight market | Line them up. Sell first with a long closing, or buy first with bridge financing ready. |
Condo → condo | Slower market | Slower market | Sell first, or buy with a condition on the sale of your home. Sellers will consider it here. |
Your four tools for the gap
1. A long closing on your sale. Sell first, but set closing 90 to 120 days out. That gives you time to shop with a firm sale behind you. Firm sellers make strong buyers.
2. Bridge financing. If you buy first and both deals are firm, many lenders will lend you the equity from your current home for a short period. It typically costs interest plus a setup fee, so get the exact terms from your lender before you write an offer. Most lenders want your sale to be firm first.
3. A condition on the sale of your home. You offer to buy, conditional on selling yours. In a 2.5-month detached market, most sellers will pass or accept a different offer. In a 4.3-month condo market, it's often accepted, usually with an escape clause that lets the seller keep marketing.
4. Matching closings. The ideal: both deals close on the same day, or your purchase closes a few days after your sale. It takes coordination between both agents, both lawyers and your lender.
The math to do before anything else
Ask yourself two questions:
- If my home sold for 5% less than I expect, could I still buy the next one?
- If my home took 60 days longer to sell, could I carry both mortgages, taxes and insurance for that time?
If either answer is no, sell first. That's not pessimism. Those are the scenarios that turn an exciting move into a financial problem.
What I do for clients making this move
Before you list or write an offer, I put both sides of your move on one page: what your home is likely to sell for and how fast, what's realistically available in your price range, and the closing timeline that protects you. It's the plan most people wish they'd had before they started.
Planning a move within Burlington? Book a private move-up strategy session. We'll map out your sale, your purchase and the order that keeps you safe.
Call or text 905.340.0164 · rickjensen.ca
Sources: Cornerstone Association of REALTORS® and ITSO MLS® System Burlington Local Market Update, August 2026. Financing terms vary by lender; speak with your mortgage professional. This post is general information, not legal or financial advice.
Rick Jensen, Broker · Royal LePage Burloak Real Estate Services, Brokerage. Not intended to solicit buyers or sellers currently under contract.
