Move-Up Buyer Planning Worksheet

Plan the sale and the next purchase as one decision

A move-up buyer is solving two connected problems: what happens to the current home and how the next home will be purchased. Use this worksheet to organize the questions for your real estate agent, loan officer, tax professional, insurance professional, and other advisors.

Do not send a completed worksheet containing private financial details through an unsecured website form, ordinary email, or text.

1. Why are we moving?

• What does the current home no longer provide? __________________________
• What would the next home need to improve? ______________________________
• Preferred communities or commute boundaries: __________________________
• Desired move window: __________________________________________________
• Hard deadline, if any: __________________________________________________
• People involved in the decision: _______________________________________
• Non-negotiables: _______________________________________________________
• Preferences we could trade off: ________________________________________

2. Current-home snapshot

Use estimates for planning; confirm actual amounts with the appropriate source.

Planning equation: estimated sale price minus mortgage and other lien payoffs, selling expenses, repair/preparation expenses, and other transaction charges equals estimated net proceeds. This is not a final settlement figure.

Questions to resolve:

• Could a prepayment charge or unusual lien affect the payoff?
• Are there solar, HERO/PACE, assessment, lease, probate, trust, divorce, or title issues to investigate?
• Might the sale create a tax question that should go to a qualified tax professional?

3. Next-home target

When comparing monthly payments, ask for the included assumptions: principal and interest, property taxes, homeowners insurance, mortgage insurance if applicable, HOA dues, flood insurance if applicable, and other property-specific charges.

4. Choose a timing lane to investigate

There is no universally best sequence. The right lane depends on financing, market conditions, contract terms, risk tolerance, and the household’s ability to carry overlapping obligations.

Lane A - Sell first, then buy

Potential advantages:

• Sale proceeds and payoff are known before the next purchase
• May simplify the financing analysis
• Reduces the risk of carrying two homes

Questions:

• Where will we live between transactions if closings do not align?
• What will temporary housing, storage, and an extra move cost?
• Could a rent-back or other possession agreement help, subject to contract, insurance, and lender review?

Lane B - Coordinate a contingent sale and purchase

Potential advantages:

• May reduce the need for temporary housing
• Can coordinate proceeds with the next closing

Questions:

• How competitive is a home-sale contingency in the target market?
• What dates, release clauses, possession terms, and backup plans should the agents discuss?
• How much timing flexibility do the lender, escrow, buyer, and seller need?

Lane C - Buy before selling

Potential advantages:

• More control over the move and home preparation
• Avoids rushing the next-home search solely because the current home sold

Questions for Nick before assuming this works:

• Can the household qualify while the current housing obligation remains?
• Which assets are eligible and available for down payment, closing, and reserves?
• Would an equity loan, bridge-type product, retirement-account action, or other strategy create material cost or risk?
• What happens if the current home sells later or for less than expected?

Do not take on new debt, move large sums, change employment, or choose an equity strategy based only on this worksheet. Obtain transaction-specific guidance first.

5. Stress-test the plan

Write down the household response to each possibility:

• Current home sells below the initial estimate: ___________________________
• Required repairs are higher than expected: ______________________________
• New-home appraisal is below the contract price: _________________________
• Homeowners or flood insurance costs more than expected: _________________
• Closings are separated by 7, 14, or 30 days: ____________________________
• Household temporarily carries two housing payments: _____________________
• Move requires storage or temporary lodging: _____________________________
• One income or employment arrangement changes before closing: ____________

6. Property-specific checks for the next home

• □ Property taxes and possible supplemental assessments
• □ Homeowners insurance availability and premium estimate
• □ Flood-zone and flood-insurance review where applicable
• □ HOA dues, budget, insurance, litigation, and project eligibility review
• □ Solar or other property obligations
• □ Inspection strategy and repair priorities
• □ Appraisal and property-condition requirements
• □ Commute, utilities, accessibility, and household needs

7. Team handoff checklist

Questions to bring to Nick

1. Which current housing debts must be counted in each timing lane?
2. How much of the estimated sale proceeds could be used, and when would they have to be available?
3. What cash and reserves should remain after closing?
4. How would a lower sale price or delayed closing change the plan?
5. What property types or HOA issues require extra review?
6. Which figures are estimates, and which have been documented?
7. What must happen before a preapproval can be updated for a specific offer?

Important information

This worksheet is a planning aid, not a loan approval, property valuation, commitment to lend, or individualized legal, tax, real estate, investment, or insurance advice. Do not rely on estimated sale proceeds until payoff, title, transaction costs, and settlement figures are confirmed. All loans are subject to application, documentation, underwriting, credit, and property approval. Programs and terms can change, and not all applicants will qualify.

Nick Cunningham · Loan Officer · NMLS #907393 Mortgage services provided through Golden Bay Mortgage Group · NMLS #1403489 · Licensed in California · Equal Housing Opportunity.

Sources and further reading

• Consumer Financial Protection Bureau, homebuying tools and Loan Estimate/Closing Disclosure explainers: https://www.consumerfinance.gov/owning-a-home/
• Sacramento County Assessor, property and supplemental-assessment resources: https://assessor.saccounty.gov/
• California Department of Insurance, residential insurance resources: https://www.insurance.ca.gov/01-consumers/105-type/5-residential/
• FEMA Flood Map Service Center: https://msc.fema.gov/portal/home

Sources checked July 19, 2026.

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