Have you found the perfect Rollingwood home before selling your current one? It is a common crossroads in this small, high-demand West Austin community, where great listings can be rare. You want to move forward with confidence without taking on unnecessary risk. In this guide, you will learn the options to buy first, how to weigh costs and timing, and a simple decision checklist tailored to Rollingwood. Let’s dive in.
Start with a Rollingwood market check
Why local dynamics matter
Rollingwood has a small footprint and limited resale inventory, which often concentrates demand. Proximity to Austin, established neighborhoods, and consistent buyer interest can influence both timelines and negotiating power. Because conditions change, review current, hyperlocal data before choosing a strategy.
What to ask your agent
- Inventory and months of supply for Rollingwood and nearby West Austin areas.
- Median or average sale price trend and year-over-year changes.
- Days on market and sale-to-list price patterns for recent comps.
- New listings versus pending sales to gauge demand.
- Which contingencies and concessions are being accepted right now.
Your main paths to buy first
Carry two mortgages
- How it works: You qualify for a new mortgage while keeping your current home.
- Pros: Strong negotiating position with no sale contingency and flexible timing.
- Cons: Double housing costs and stricter debt-to-income requirements.
- Best fit: Solid cash reserves or income and confidence your current home will sell quickly.
Bridge loan
- How it works: A short-term loan covers your down payment until your current home sells.
- Pros: Non-contingent offer without holding two long-term mortgages.
- Cons: Higher rates and fees and a short repayment window.
- Local note: Availability and terms vary by lender in Travis County, so compare options.
HELOC or home equity loan
- How it works: Tap equity in your current home for the new down payment.
- Pros: Flexible and often lower-cost than unsecured borrowing.
- Cons: Adds debt and may affect your ability to qualify for the new mortgage.
- Timing tip: Ask about seasoning requirements and combined loan-to-value limits.
Cash purchase
- How it works: Use savings or liquid assets to buy, then sell and replenish.
- Pros: Strongest offer and faster closings without financing contingencies.
- Cons: Ties up capital and may have tax implications if you liquidate investments.
Home sale contingency
- How it works: Your purchase is contingent on selling your current home.
- Pros: Lower financial risk if your sale takes longer than expected.
- Cons: Less attractive to sellers in low-inventory situations and may need tight timelines or price trade-offs.
Rent-back or delayed possession
- How it works: You sell your current home, then rent it back for an agreed period after closing.
- Pros: More time to move and align closings.
- Cons: Requires buyer cooperation and adds landlord-tenant considerations and insurance needs.
Guaranteed buyer or contingency escrow programs
- How it works: A third party buys your home quickly or guarantees a purchase at a preset price.
- Pros: Speed and certainty when timing is critical.
- Cons: Fees and possible below-market pricing. Review contracts with your agent and an attorney.
A simple decision checklist
Step 1: Verify market signals
Review Rollingwood and adjacent West Austin data on inventory, days on market, list-to-sale ratios, and the share of contingent offers being accepted. Ask your agent for fresh comps and insights into buyer behavior this month.
Step 2: Calculate carrying costs
List all costs of owning both homes at once. Include mortgage principal and interest, property taxes, homeowners insurance, HOA dues, utilities, maintenance, lawn and tree care, potential vacancy risk, moving and storage, and the opportunity cost of your down payment. Multiply your total monthly carrying cost by your expected overlap months. This gives you a realistic buffer.
Step 3: Confirm financing paths
Talk with multiple lenders about qualification if you keep your current mortgage, plus bridge loan and HELOC options. Ask about debt-to-income impacts, combined loan-to-value limits, and any seasoning rules for new equity lines.
Step 4: Weigh timing and contingencies
If current conditions favor sellers, a non-contingent offer may be more competitive. If the market is balanced, a well-structured home sale contingency can work. Align your offer strength with your risk tolerance.
Step 5: Assess risk and logistics
Be honest about cash flow, stress tolerance, and your ability to manage two transactions at once. Identify fallback plans like short-term rentals, temporary housing with relatives, or additional savings if timelines shift.
Step 6: Set break-even and worst case
Define how many months of double costs you can carry before it outweighs the benefit of securing the right house. Model a conservative scenario where your current home takes longer to sell or sells for less, and confirm you can still meet obligations.
Rollingwood-specific logistics to plan
Inspections and older homes
Many Rollingwood homes are custom or older builds. Inspections may reveal items that take time to price and repair. Build extra days into your plan for contractor bids and any critical fixes.
Appraisals and financing
In competitive situations, appraisal values may lag if recent comparable sales are limited. Discuss appraisal gap strategies with your lender, including larger down payments or available reserves.
Landscaping and tree work
Mature trees and landscaping are common features. Budget for tree trimming, landscape cleanup, and outdoor staging to maximize curb appeal when you list.
City and neighborhood rules
Rollingwood is an incorporated city with its own ordinances. Confirm any permit needs, setback rules, and neighborhood covenants that might affect repairs, additions, or temporary structures.
School calendar timing
Many families prefer to move between school years in Eanes ISD, which can influence demand peaks in spring and summer. If your timing is flexible, plan listing and move dates around those windows.
Floodplains and environmental checks
Confirm whether a property sits in a floodplain or near a creek setback. This can affect insurance, inspections, and closing timelines.
Taxes, legal, and insurance essentials
- Capital gains exclusion: If you lived in your home as your primary residence for at least two of the last five years, you may be able to exclude a portion of your gain from federal income tax, subject to IRS rules. Consult a tax professional for your situation.
- State taxes: Texas does not have a state income tax, which can affect your planning compared with other states.
- Property taxes and homestead: Review Travis Central Appraisal District guidelines on homestead exemptions and filing deadlines, including how and when to transfer your homestead.
- Mortgage interest and deductions: Rules have changed in recent years. Ask a CPA which costs are deductible for your circumstances.
- Insurance for overlap: Maintain coverage on both properties. If you plan to rent your former home, discuss landlord coverage and any umbrella policy needs with your insurer.
What to do next
- Meet with a Rollingwood-focused agent to review current comps, buyer behavior, and acceptable contingencies.
- Get lender pre-approval and compare options for carrying two mortgages, bridge loans, and HELOCs.
- Run your carry-cost math and set your break-even and worst-case thresholds in writing.
- Prepare your current home now with a pre-listing checklist, light updates, and staging advice to shorten time to market.
- Align your timeline with inspection, appraisal, and school-year windows, and line up movers and contractors early.
Ready to talk through your scenario and map a plan that fits your timing and risk profile? Schedule a complimentary consultation with Shavonne Martin for tailored guidance in Rollingwood and West Austin.
FAQs
Is buying before selling too risky in Rollingwood?
- Risk depends on your finances, market conditions, and backup plans. The main risk is carrying two homes longer than expected, which you can mitigate with solid reserves and lender options.
Will a non-contingent offer help me win a Rollingwood home?
- In low-inventory conditions, sellers often prefer offers without a home sale contingency, which can make your offer more competitive.
How long should I plan to own both homes if I buy first?
- Many financed purchases close in 30 to 45 days. With prep and listing time, plan for one to three months of overlap as a conservative buffer.
Are bridge loans common for West Austin buyers?
- Availability varies by lender and borrower profile. You generally need sufficient equity and can expect higher fees and rates than a standard mortgage.
Can I turn my current Rollingwood home into a rental instead of selling?
- Yes, if your finances and local rules allow it. Rental income can offset carrying costs, but you will need landlord insurance and should plan for taxes and maintenance.
What should I ask my lender before I buy first?
- Ask about qualification with two mortgages, bridge or HELOC options, combined loan-to-value limits, how a HELOC affects debt-to-income, and worst-case scenarios for timing and sale price.
