Of everything that gives downsizers pause, this is the big one: what if I sell my house and can't find the right place in time? Or the mirror image — what if I buy first and my current home doesn't sell as fast as I need it to? Both are real risks, and pretending otherwise wouldn't be honest. Here's how each option actually plays out, and the option that removes the risk entirely.
Option 1: Sell first, then buy
This is the lower-risk option financially — you know exactly how much you have to work with before you commit to a new purchase, and you avoid carrying two mortgages at once. The trade-off is timing pressure: once your sale closes, you're on the clock to find a new place, which can mean settling for a home that's a compromise rather than what you actually wanted, or needing temporary housing (and a second move) if nothing suitable is available yet.
Option 2: Buy first, then sell
This solves the "where do I live in the meantime" problem and lets you take your time finding the right property — but it introduces real financial risk. You need financing that accounts for potentially carrying two mortgages, and if your current home takes longer to sell than expected, that carrying cost adds up fast. Most lenders will ask hard questions about this before approving a second mortgage.
Option 3: The Homesafe approach — list now, zero obligation until you have somewhere to go
This is what we actually recommend to most downsizing clients, and it's exactly the gap between options 1 and 2. Mark Jontz & Associates' Homesafe program lists your home with a "Subject to Finding Another Suitable Property" clause — you get a defined window (typically 30-90 days) after accepting a buyer's offer to actually secure your next place, and until you do, you're not obligated to complete the sale. Once you do secure it, both moves are coordinated to close the same day.
The genuinely useful part for downsizers specifically: "your next place" doesn't have to mean another purchase. The same clause protects you whether you're buying a single-level home, moving into a retirement residence, or simply renting for a while before deciding what's next.
The honest summary: if timing risk is the only thing holding you back from downsizing, that's worth a real conversation before you rule it out. This isn't a workaround or a gimmick — it's a specific, well-established contract clause most sellers just don't know exists.
What this actually requires
The clause has to be written into your listing from the start — it's not something you can add after you've already accepted an offer. It also takes coordination between your sale, your next step (purchase, retirement residence, or rental), and your lawyer, all working on the same timeline. This is where working with a team that's done this before matters — Mark Jontz & Associates has run this process 1,800+ times across Kelowna.
A few honest caveats
- The clause is a negotiated term, not a guarantee. Most buyers accept it without issue, but your buyer has to agree to it at the time of offer.
- If you're buying next, your lender still needs to approve the numbers. Homesafe removes the timing risk, not the need for your finances to actually support the purchase.
- It works best planned early — ideally before your current home is even listed, not added on after you've already accepted an offer.
Tell us where you're at and we'll walk through whether a same-day close makes sense for you.