You have four ways to sell your current home and buy a single-level one: sell first, buy first, make your purchase contingent on your sale, or close both on the same timeline with a rent-back. The right one depends on how much equity you have, whether you can carry two payments, and how competitive the one-story homes you want are.
The Worry: Two Moves or Two Payments
Most people making this move have the same fear. Sell first and you might have nowhere to go. Buy first and you might pay two mortgages for months. There's almost always a way to line the two up, as long as you plan it before you list.
Four Ways to Sell and Buy
| Option | How it works | Best when | Trade-off |
|---|---|---|---|
| Sell first | Sell, then buy with cash in hand | You need your equity for the down payment | You may need a short-term rental or a rent-back |
| Buy first | Buy the new home, then list the old one | You can qualify for both payments, or use a bridge loan or HELOC | Carrying two homes for a while |
| Contingent offer | Your offer depends on your home selling | Your home is likely to sell fast | Sellers of popular one-story homes often pass on contingent offers |
| Same timeline with a rent-back | Sell with a rent-back so you stay put, then close on the new home | You want one move and no double payment | Takes tight coordination between two contracts |
For most sellers, selling with a rent-back gives you the strongest buying position and only one move.
Step 1: Know What Your Home Will Net
Start with a realistic sale price from real comps, then subtract your mortgage payoff, closing costs and any repairs. That net number tells you how much you can put down, which tells you which of the four options are on the table. The Sell-and-Buy Planner does the math.
Step 2: Get Your Financing Plan Before You List
Talk to a lender about both homes at once. Ask whether you qualify to buy before you sell, what a bridge loan or HELOC would cost, and how a pending sale on your current home affects your approval.
Step 3: Price and Prep the Two-Story to Sell on Schedule
A two-story that sits on the market throws off the whole plan. In October 2026, two-story homes in Ada and Canyon counties took a median of 28 days to sell, versus 17 for single-level homes, so pricing matters more on your side of the move. Price it with real comps, fix what buyers will flag on inspection, and get it photographed well.
Step 4: Line Up the Dates
The goal is one move. A rent-back after your sale, a flexible closing date on your purchase, or both, usually gets you there. Dave builds the timeline so your sale proceeds land before your purchase closes.
Decide on the order of the two sales before your home goes on the market, not after you find the next one.
Taxes Worth Knowing
- Idaho homeowner's exemption: it does not move with you. It ends when you sell, and you apply again with your county assessor for the new home. The exemption covers 50% of your home's value plus up to one acre, up to the state cap ($125,000 through 2025, per the Idaho State Tax Commission).
- Federal capital gains: if you've owned and lived in your home for two of the last five years, up to $250,000 of gain ($500,000 for married couples filing jointly) is usually excluded. Talk to a tax professional about your situation.
Your Next Step
Run your numbers in the Sell-and-Buy Planner, or ask Dave for a free home valuation to see what your two-story will net.
Questions About Selling to Move to One Level
Can I buy a single-level home before I sell my two-story?
Often, if you can qualify for both payments or use a bridge loan or HELOC. Your lender decides, so talk to them before you start touring.
Will sellers accept an offer contingent on selling my home?
Sometimes. It works best when your home is priced right and likely to sell quickly. Sellers of popular single-level homes often pass on contingent offers when they have other choices.
How long can a rent-back last in Idaho?
It's negotiated in the purchase contract, commonly a few days to a few weeks. Longer rent-backs need careful terms and the buyer's lender to sign off.
Does my Idaho homeowner's exemption transfer to my new home?
No. The exemption ends when the home you're selling changes ownership. Apply with your county assessor for the new home once you've moved in.
Sources
Homeowner's exemption: Idaho State Tax Commission and the Idaho REALTORS property tax white paper (August 2026). Capital gains exclusion: IRS Topic 701, Sale of Your Home. Days on market: Treasure Valley MLS, Ada and Canyon counties, homes closed October 1 to 31, 2026. This guide is general information, not tax or legal advice.