Short answer: Yes, you can buy and sell a home at the same time in Evans and Columbia County, GA. Most people do it one of four ways: sell first and rent back for a few weeks, buy first using equity or a bridge loan, make your offer contingent on selling your current home, or line up both closings back to back. The right path depends on your equity, whether you can carry two payments for a while, and the market. In October 2026, Columbia County had 840 homes for sale and the median home took 44 days to sell, so you have more choices as a buyer, and you need a sharp plan as a seller.
You found the house. Maybe it's the one with the big backyard. Maybe it's the one-story you've wanted for years. Maybe it's the home near Fort Gordon that fits your next set of orders.
There's just one problem. You still live in the house you have now.
So the questions start piling up. Do we sell first and risk having nowhere to go? Do we buy first and risk paying two mortgages? Can we even get a loan for the new one before the old one sells?
That's a lot. And it's normal to feel stuck.
You're the hero of this story. We're the guide. The Fairey Team, with eXp Realty, is based in Evans. We track the Columbia County numbers every month, and we build a plan around your dates before a sign ever goes in the yard. Our Team Lead, Ehrin Fairey, serves in the Air Force Reserve, so we know what it's like to move on a deadline.
Here's how to make both moves work.
Can You Buy and Sell a Home at the Same Time?
Yes. Lots of people do. What makes it hard is the timing, not the paperwork.
You're juggling two contracts, two closings and, for a little while, maybe two homes. The goal is simple: move once, borrow only what you need, and never get caught without a place to live.
There are four main ways to get there. Let's walk through each one.
Option 1: Sell First, Then Buy
This is the safest path for your budget. You know exactly what you netted before you shop. You won't carry two mortgages. And when you make an offer, you look like any other buyer, with no strings attached.
The tradeoff? You need a place to land. Here are three ways to cover the gap:
- Rent back from your buyer. Georgia's standard real estate forms include a Temporary Occupancy Agreement for Seller After Closing (GAR form F219). It lets you stay in the home for a set time after closing. Keep it short. Most buyers are getting a loan for a home they plan to live in. Fannie Mae's guidelines, for example, expect a principal residence to be occupied within 60 days after the loan closes.
- Ask for a later closing date. Your contract sets the closing date. A buyer who isn't in a hurry may agree to a longer timeline.
- Rent short term. It costs more and means moving twice, but it takes the pressure off.
Sell first if you need your equity for the next down payment, or if two payments would keep you up at night.
Option 2: Buy First, Then Sell
This is the easiest path for your family. You move once. You stage an empty house. And you shop without a ticking clock.
The tradeoff is money. Until your old home sells, you're paying for two. Here's how buyers usually fund it:
- Cash or savings. The simplest option, if you have it.
- A home equity line of credit (HELOC). The Consumer Financial Protection Bureau describes a HELOC as a line of credit that lets you borrow against your home equity. Most have variable rates. And the CFPB warns that if you can't repay, you could lose your home. Set it up early. Ask your lender whether they'll open one on a home you plan to sell.
- A bridge loan. This is a short-term loan that bridges the gap between buying and selling. Federal rules describe it as a temporary loan with a term of 12 months or less, such as one used to buy a new home when you plan to sell your current home within 12 months.
Here's the part people miss. Your new lender still has to approve you with both payments. Fannie Mae's guidelines say the lender must document that you can carry the payments on the new home, the current home, the bridge loan and your other debts. Fannie Mae counts a bridge loan as part of your monthly debt unless you have a fully signed contract on your current home and its financing contingencies are cleared.
So talk to a lender before you fall in love with a house. Our post on prequalified vs. preapproved explains which letter you need.
Option 3: Make Your Offer Contingent on Selling
A home sale contingency means you'll buy the new home only if your current home sells. In Georgia, the standard form for this is the Sale or Lease of Buyer's Property Contingency Exhibit (GAR form F601).
It protects you from owning two homes. But it makes your offer weaker, because the seller has to wait on you.
Georgia's exhibit includes an option for a kick-out clause. The seller can keep marketing the home. If a second buyer makes an acceptable offer, the seller gives you written notice. Then you have a set amount of time to remove your sale contingency, and sometimes your due diligence period, or the seller can end your contract and sell to the other buyer.
When does a contingent offer have a real shot? When the seller has time, and when there are plenty of other homes for buyers to choose from. In October 2026, Columbia County had 840 active listings, up from 805 a year earlier. The median home that sold took 44 days, up from 39. A home that's been sitting is more likely to say yes. A brand-new listing with lots of showings probably won't.
It also helps to list your own home first. A seller will take your offer more seriously if your house is already for sale, or better yet, already under contract.
Option 4: Line Up Back-to-Back Closings
This is the goal for many families. You sell and buy on the same day, or within a day or two. Your sale funds your purchase, and the moving truck goes straight from one house to the other.
It takes coordination. Both contracts need closing dates that match. Both buyers' loans need to stay on track. And you need a backup plan if one side slips, like a short rent-back or a few nights somewhere else.
In Georgia, a closing attorney handles each closing. Bring both attorneys into the loop early so the money and the dates line up.
The Numbers to Know Before You Choose
Every option runs on four numbers. Get them on paper first.
- Your net from selling. Price minus your mortgage payoff and selling costs. Georgia's transfer tax is $1 for the first $1,000 of the sale price and 10 cents for each additional $100. The seller is liable for it, though the contract can say the buyer will pay. Our guide to how long it takes to sell, what it costs and what you'll net walks through a full net sheet.
- What you can afford with and without the sale. Ask your lender for both numbers.
- Your timeline. Plan on about 30 to 45 days from accepted offer to closing when your buyer has a mortgage. That's our planning range. Prep and time on the market come before that.
- Taxes. If you have a gain on your main home, the IRS lets you exclude up to $250,000, or $500,000 if you file jointly, when you meet the ownership and use tests. That generally means owning and living in the home for at least 2 of the last 5 years. Check with a tax pro.
Not sure what your home will sell for? Start with a free home valuation. Then read what your home is worth and how to price it.
Your 5-Step Plan to Move Once
- Get your numbers. Home valuation, net sheet and a lender preapproval that shows both scenarios.
- Pick your path. Sell first, buy first, contingent offer or back-to-back closings. Pick the one that fits your equity and your stress level.
- Get your home ready early. Small fixes, cleaning and photos. Use our what to fix, update or stage before selling guide and our pre-listing checklist.
- Write the timing into both contracts. Closing dates, a rent-back if you need one, and a contingency if you're buying first without the cash to cover it. Know your Georgia due diligence period on the purchase side.
- File your new homestead exemption. In Columbia County, the regular homestead exemption is for a home you own and live in on January 1. It renews on its own only while the deed and ownership stay the same, so a new home means a new application. File by April 1. Our homestead exemption guide shows you how.
Want the full buying side of the plan? Read our 8-step guide to buying a home in Evans and Columbia County.
Moving Up, Downsizing or Moving on Orders
Moving up. Want more space, a pool or a golf course out back? Bartram Trail is anchored by the 18-hole Bartram Trail Golf Club. Jones Creek has homes along its 18-hole championship course. West Lake has lakefront and golf-course homes around West Lake Country Club.
Downsizing or changing pace. River Island is Columbia County's first conservation community on the Savannah River. Browse all of our neighborhood guides to compare.
PCS orders. Orders don't wait for a buyer. If you're leaving Fort Gordon and buying at your next duty station, decide early whether to sell or rent your current home. Coming to Fort Gordon? Our military relocation page and rent or buy guide can help.
Want to know where the market is right now? Read our October 2026 Columbia County housing market report.
What's at Stake
Get the order wrong and it costs you. You carry two mortgages for months. You lose the house you love because your offer had too many strings. You rush a sale and leave money on the table. Or you close on your old home with nowhere to sleep that night.
Those are avoidable mistakes. A plan beats a guess every time.
Picture This
It's moving day. The truck pulls away from your old house at ten. By lunch, you've got the keys to the new one. One move. One set of boxes. No storage unit, no second mortgage, no panic.
The kids pick their rooms. You find the coffee maker. That's the goal, and we'd love to help you get there.
Need a break from packing? See what's happening around town in things to do in Evans and Columbia County this week.
Frequently Asked Questions
Can you buy and sell a house at the same time?
Yes. Most people sell first and rent back, buy first with equity or a bridge loan, make the purchase contingent on selling, or schedule back-to-back closings. The best choice depends on your equity, whether you can qualify for two payments, and how quickly homes are selling near you.
Should I sell my house first or buy first?
Selling first is usually safer for your budget, because you know your net and avoid two payments. Buying first is easier for your family, because you move once. If you can't qualify for both payments or need your equity for the down payment, sell first.
What is a home sale contingency in Georgia?
It makes your purchase depend on selling or leasing your current home. Georgia's standard form is the Sale or Lease of Buyer's Property Contingency Exhibit (GAR form F601). It protects you from owning two homes but makes your offer less attractive to sellers.
What is a kick-out clause in real estate?
It lets a seller who accepted your contingent offer keep marketing the home. If another acceptable offer comes in, the seller gives you written notice, and you have a set time to remove your sale contingency. If you don't, the seller can end your contract and sell to the other buyer.
How does a bridge loan work?
A bridge loan is short-term financing that helps you buy a new home before your current home sells. Federal rules describe a bridge loan as a temporary loan with a term of 12 months or less. Your new lender must still show you can carry both housing payments, the bridge loan and your other debts.
Can I use a HELOC for a down payment on a new house?
Often, yes. Fannie Mae allows borrowed funds secured by an asset, such as real estate, for a down payment, but the lender counts the payment as a debt. A HELOC uses your home as collateral, so if you can't repay, you could lose your home. Ask your lender first.
Can I stay in my house after closing?
Yes, if your buyer agrees. Georgia's standard forms include a Temporary Occupancy Agreement for Seller After Closing (GAR form F219). Keep it short. Many buyers with a mortgage must move in within 60 days. Fannie Mae's principal residence rule, for example, sets that window.
Do I pay capital gains tax when I sell my house?
Often, no. If you owned and lived in your main home for at least 2 of the last 5 years, the IRS lets you exclude up to $250,000 of gain, or $500,000 for married couples filing jointly. Gains above that may be taxed. Talk with a tax professional.
Let's Map Out Your Move
Ready to see which path fits you? Let's sit down and run your numbers. We'll look at your home's value, your net, your timeline and the homes you're watching. Then we'll build one plan that covers both moves.
- Call: (706) 480-5203
- Email: [email protected]
- Visit: 2580 Evans Trade Center, Evans, GA 30809
- Next step: Get your home value · Explore neighborhoods · Military relocation help
Got more questions? Our real estate FAQ has quick answers.
This post is general information, not legal, tax or lending advice. Loan rules vary by lender and loan type. Talk with your lender, closing attorney and tax professional about your situation.
Photo: "Happy couple unpacking boxes in new house and laughing" by Ketut Subiyanto, via Pexels (Pexels License). Cropped to 16:9 and resized.
