Sell First or Buy First? Moving to a 55+ Community in Howard County

I'm Ryan Breeden with Long & Foster. I've lived in Howard County for more than 25 years and I've helped buyers and sellers across central Maryland since 2005. If you're selling a home you've had for a long time and buying into a 55+ community, the order you do it in is the biggest decision in the move. It decides how much risk you carry, how fast you have to clear the house, and what you can offer on the next home. I also hold the Seniors Real Estate Specialist (SRES) designation, which is specialized training in the money, timing and family questions that come with selling a long-held home and moving.

Should I sell my house first or buy first?

It depends on your equity, how many months of two homes you can carry, and how fast you can clear the house. Selling first gives you a firm number and no overlap. Buying first gives you more flexibility to find the home you want but puts you on the hook for both. A contingent offer or a rent-back sits in between.

What does it cost to own two homes for a few months?

Before you pick a path, add up what the old house costs you each month once the next one is bought. Fill in your own numbers and the totals update as you type.

If the total makes you uneasy, that's useful to know early. It's a reason to lean toward selling first or building a rent-back into the contract.

How do selling first, buying first and the in-between options compare?

Sell first, then buy

How it works: You sell, then shop with a firm contract behind you. A rent-back lets you stay in the house for an agreed number of days (typically 60 days) after settlement.
Fits best when: You want a firm net number, the move is on your timeline, or you'd rather not carry two homes.
Main risk: You may need a place to land if the right home isn't available. A rent-back or a short rental covers the gap.

Buy first

How it works: You buy the next home before the old one sells, using savings, a home equity line or a bridge loan.
Fits best when: You can carry both comfortably and the right home is in front of you.
Main risk: Carrying two homes if yours takes longer to sell. A lender can tell you which financing fits.

Contingent offer

How it works: Your offer on the new home depends on the sale of your current home.
Fits best when: Your home is ready for the market, likely to sell quickly and the seller is willing to wait.
Main risk: Sellers often prefer offers without a contingency, so yours can look weaker when other buyers are interested, and it can impact your negotiating power.

Close both together

How it works: You line up both settlements for the same day or a few days apart.
Fits best when: Your timing is flexible and both sides are cooperative.
Main risk: A delay on one side affects the other and can be more stressful.

New build

How it works: The closing date follows the build schedule, so you can plan the sale of your home around a future date. Bethany Glen is the Howard County example.
Fits best when: You want to time the sale around a target closing.
Main risk: Build schedules can shift, so your sale needs some room or overlap.

If you're 62 or older, a HECM for Purchase is another way to finance a 55+ home. It's a lender product with its own rules, so talk to a lender before you plan around it. Call or text me at 443-896-6081 for a lender recommendation.

What if I have time, and what if something just happened?

If you're two to five years out, you don't need to decide anything this month. Get your net number, see the communities, and let the order come from the numbers. Waiting is fine, and the decision gets easier once the numbers are in front of you.

If something has happened, such as a health event, a loss in the family or a deadline, steadiness matters more than squeezing out the last dollar. That usually points toward selling first with a rent-back, so you're not carrying two homes while everything else is going on. I keep the checklist short and handle the moving parts.

"He remained a steady hand even when I was getting nervous when things weren't moving quick enough. He gave some good advice that helped me sell my property and I got the asking price."

Chasey W. (Seller)

What should I know about selling the old house?

Start with what you'd walk away with, not what you'd list for. The sale price, commission, transfer and recordation taxes, repairs and prep, and the cost of clearing the house all come out before you see a number. I run it three ways, as is, with light prep and with full prep, so you can see what the work is worth. You can start on your own with my net proceeds worksheet.

Clearing a house you've lived in for 20 or 30 years takes longer than most people expect. Plan on two to three months, and start with the rooms you won't miss.

Howard County charges a transfer tax of 1.25% of the price and a recordation tax of $2.50 for every $500 (or part of $500) of the price or the loan amount, and Maryland adds a state transfer tax of 0.5%. In Maryland, the buyer and seller typically split the total transfer and recordation taxes 50/50, though the contract decides. The exact figures depend on the price and terms of the contract you accept.

Most long-time owners also ask about capital gains. The IRS lets a single person exclude up to $250,000 of gain on the sale of their main home, or a married couple filing jointly up to $500,000, if you've owned and lived in it for at least two of the last five years. Your basis and anything above those limits are tax questions for a CPA, and I'm not one. What I can do is help you pull your improvement records so your CPA has what they need to run the numbers.

What should I know about buying in a 55+ community?

Every 55+ community stacks its fees differently, and the monthly number matters as much as the price. I put six of them side by side on my Howard County 55+ communities compared page. Each one has its own page too: Snowden Overlook, Bethany Glen, Enclave at Ellicott Hills, Village Crest at Taylor Village, Waverly Woods West and Courtyards at Waverly Woods.

The association can tell you the monthly fee and what it covers before you make an offer. The seller orders a resale package with the exact current fees, but that's usually after the contract is signed. I help my clients verify the fees are accurate before they make an offer so they don't have any surprises.

"I loved that there were no, 'surprises' in the process. He was open and honest about the process every step of the way."

Tiffin S. (Buyer & Seller)

Maryland also gives condo and HOA buyers a window to cancel after they receive the resale documents, 7 days for a condo and 5 days for an HOA, so read them closely when they arrive.

Helping a parent with the move?

Moving a parent is as much a family conversation as a real estate one. I'm glad to help your family sort through the timing, the costs and the next home, with your parent's wishes at the center. Start with how they want to live, not what they should give up, and use the numbers on this page to talk about timing.

What buyers and sellers say about working with me

"He helped us sell our home above asking price and patiently guided us to find the perfect new house. His attention to detail, timing, and strategic approach are unmatched, and he never made us feel pressured."

Cory D. (Buyer & Seller)

"We knew we wanted Ryan to help us sell our home, and look for a new one... He really studied the market to help us list at the right price... Ultimately he got us a full price offer, and we were set to find the perfect replacement."

Patricia S. (Buyer & Seller)

Frequently asked questions

Should I sell my house before I buy a 55+ home in Howard County?

It depends on your equity and how much risk you want to carry. Selling first gives you a firm number and no overlap. Buying first gets you the home you want but means carrying both. I can run your numbers and show you how each order is likely to play out based on the current market.

Can I buy a 55+ home before my current house sells?

Yes, if you can carry both homes. People use savings, a home equity line or a bridge loan, and some make their offer contingent on the sale of their current home. A lender can tell you which financing fits, and I can tell you how each option looks to the seller and help you find the best option based on the current market.

What is a rent-back?

It's an agreement that lets you stay in your home for an agreed number of days (typically 60) after settlement. It gives you time to finish the move after the sale closes, and it's a common way to avoid owning two homes at once. I can help you build it into the contract. With a typical 30 days between accepting a buyer's offer and settlement, plus a 60-day rent-back, you'd have about 90 days from going under contract to needing to be moved into your next home.

How long does it take to clear a house I've lived in for decades?

Plan on at least two to three months. Start with the rooms you won't miss and work toward the ones you will.

Who pays the transfer and recordation taxes when I sell in Howard County?

In Maryland, the buyer and seller typically split the transfer and recordation taxes 50/50, though the contract decides. Howard County's transfer tax is 1.25% of the price and its recordation tax is $2.50 for every $500 (or part of $500) of the price or the loan amount, and Maryland adds a state transfer tax of 0.5%. The exact figures depend on the price and terms of the contract you accept.

Will I owe capital gains tax when I sell?

The IRS lets a single person exclude up to $250,000 of gain on their main home, or a married couple filing jointly up to $500,000, if you've owned and lived in it for at least two of the last five years. Whether you owe anything depends on your basis and your tax picture, which are questions for a CPA, and I'm not one. I help you pull your improvement records and other details so your CPA has what they need.

Can I sell first and rent while I look for the right 55+ home?

Yes, some people sell first and rent short term while they shop or wait on a build. A rent-back can also cover part of the gap. I can help you work out which fits your timing and know of short term rental options that we can discuss. Feel free to reach out anytime 443-896-6081.

Ready to plan your sale and your next home together?

Tell me where you are in the process and I'll help you run your numbers: what your house would likely net, what the next home would cost each month, and which order makes sense. No listing agreement and no pressure. Contact me and we'll start there. Call or text me at 443-896-6081.

I'm Ryan Breeden, a REALTOR with Long & Foster who has lived in Howard County for more than 25 years and has worked with buyers and sellers across central Maryland since 2005, with a background in construction and formal appraisal training. I've helped countless clients thread the needle when they're buying and selling and I'd be happy to help you as well.