By Josh Schoenly, REALTOR®, eXp Realty, LLC · Last reviewed October 17, 2026
Short answer: Yes, it is often possible. Many Central PA homeowners use a buy before you sell program, a bridge loan or HELOC, a builder home sale contingency, or careful timing of the build so the sale of their current home closes near completion. Programs like Flyhomes, HomeLight and ZoomCasa can help you sign with a builder without a home sale contingency and sell your current home after you move. Each has fees and eligibility rules, so compare options with your agent and a lender before you sign a builder contract.
Why buying first is hard
Most move-up buyers have their down payment tied up in the home they live in now. Builders often prefer a contract that does not depend on selling another home, and a lender usually counts your current mortgage payment when deciding what you can borrow. Put together, that can mean selling first, moving twice, or passing on the homesite you want.
How buy before you sell programs work
- The program reviews your current home, your equity and your finances.
- If you qualify, you sign with the builder or make an offer without a home sale contingency.
- You close on your new home and move once.
- Your current home is listed and sold, usually vacant, and the program is paid back from the sale.
Most programs also include a backup plan if your home does not sell within a set time. The details, costs and qualifying rules differ, which is why it pays to compare.
Programs we work with
Josh works with Flyhomes, HomeLight and ZoomCasa. Here is a plain-language summary of each, based on the companies' own websites as of October 17, 2026.
Your agent stays your agent. Josh represents you as your buyer's agent, the same as on any purchase, while the program handles the timing of your current home's sale. He receives no referral fees from Flyhomes, HomeLight or ZoomCasa.
Flyhomes Buy Before You Sell, DTI Buster and Cash Offer
Flyhomes offers several ways to buy your next home before you sell your current one. Its main tools are short-term financing that uses the equity in your current home (and in some cases your new home) toward your down payment and closing costs, a Guaranteed Backup Contract on your current home that can help you qualify without your current mortgage counting against you (DTI Buster), and a short-term loan that lets you make a non-contingent, cash-like offer and then move into a regular mortgage (Cash Offer). Flyhomes also packages these for owners who are downsizing or who want to make an all-cash style offer.
Why owners use it
- Move once: go straight into your next home with no rental, storage or second move.
- Use equity from your current home toward the down payment and closing costs on your next one.
- Make an offer or sign with the builder without a home sale contingency, and in some cases a cash-like offer.
- DTI Buster: a Guaranteed Backup Contract on your current home, which Flyhomes says can be ready in about 24 hours without a loan process.
- List your current home after you move, empty and easy to show, and sell it on the open market.
How it works
- Get approved. Flyhomes and your loan officer look at your situation and match you with the right tool.
- Make your offer or sign with the builder without a home sale contingency.
- Close on the new home and move in. Flyhomes says its equity and cash offer financing can close in about 10 to 14 days.
- List and sell your current home after you move, then pay off any short-term financing from the sale, or with Cash Offer, refinance into a long-term mortgage.
- If your home does not sell
- With DTI Buster, if your current home has not sold within 180 days after your new home closes, you can sell it to Flyhomes at the contract price. Flyhomes then sells it on the open market and you keep any net profit, meaning the extra proceeds after Flyhomes' transaction costs such as closing costs, holding costs and commissions. Flyhomes says it charges no additional fee for buying and reselling the home itself.
- What it costs
- Costs depend on the tool. The financing options are short-term loans with their own loan terms, and Cash Offer requires refinancing into a long-term mortgage. With the backup contract, Flyhomes' transaction costs come out of any resale. The flyers do not list program fees, so ask your loan officer for exact pricing for your situation.
- Who it fits
- Depends on your equity, credit and overall finances, and all financing is subject to underwriting approval. Flyhomes says the equity option does not verify income and employment the way a typical loan does, and that some options can help owners who are downsizing and do not fit traditional lending.
- Available in Pennsylvania?
- Yes. Flyhomes says its bridge loans are available in Pennsylvania, and Josh has confirmed this with Flyhomes. Flyhomes also says its DTI Buster backup contract is available in all 50 states.
- With a builder contract
- Flyhomes says it works with builder timelines, can time its program around your builder's completion date, and can adjust if the build is delayed. Ask how approval and closing line up with your build schedule.
Josh receives no referral fee from Flyhomes and still represents you as your buyer's agent. Details here are per Flyhomes, subject to change and underwriting. Nothing here is a commitment to lend; final terms come from Flyhomes and your lender.
Summarized in our own words from Flyhomes program flyers, October 20, 2026. Terms change, so confirm current details with Flyhomes.
HomeLight Buy Before You Sell
HomeLight advances part of the equity in your current home for your next down payment and places a backup offer on your current home, so you can buy without a home sale contingency. Its older Trade-In program now points to Buy Before You Sell.
How it works
- HomeLight reviews your current home and confirms how much equity you can access.
- You buy the new home without a home sale contingency, using that equity toward your down payment.
- You move, then your agent lists your current home, often vacant and staged.
- When it sells, HomeLight is repaid from the proceeds and you keep the rest of your equity.
- If your home does not sell
- If your current home does not sell within the program window (HomeLight's lender materials cite 120 days after you buy), HomeLight buys it at the backup offer amount, resells it, and returns the net proceeds after its fee and holding costs.
- What it costs
- Prequalifying is free. If you use the program, HomeLight publishes a program fee based on a percentage of your current home's final sale price, with minimums for lower priced homes. HomeLight notes fees can vary by region and change.
- Who it fits
- HomeLight says you are likely a fit if you are buying with a conventional loan, have meaningful equity in your current home (it publishes more than 30%) and meet its credit guidelines.
- Available in Pennsylvania?
- Yes. HomeLight lists Pennsylvania among the 47 states where the program is live. Some ZIP codes are excluded, so check your address.
- With a builder contract
- HomeLight runs a version of the program for builders and says it can help buyers sign with a builder without a sale contingency. Confirm with your builder and lender how it lines up with your build schedule.
Summarized in our own words from HomeLight's official site, checked October 17, 2026. Terms change, so confirm current details with HomeLight.
ZoomCasa Cash Offer+ and Buy Before You Sell
ZoomCasa offers two options. With Cash Offer+, ZoomCasa buys your current home as-is, then renovates where it pays and resells it on the open market. With Buy Before You Sell, ZoomCasa does not buy your home up front. It submits a cash offer on your current home for your lender's review, so you can qualify for your next home without your current mortgage counting against you, then you list and sell your current home the usual way.
Why owners use it
- Cash Offer+: a written proposal with every fee itemized, and closing typically 2 to 3 weeks from signing.
- Cash Offer+: cash at closing that is guaranteed and never asked back, plus a possible Final Payment after the resale.
- Buy Before You Sell: make a non-contingent offer on your next home and use the lender you prefer.
- Buy Before You Sell: up to 6 months to sell your current home, and you can list it vacant.
- With either option, your agent stays your agent.
How it works
- Cash Offer+: ZoomCasa sends a written proposal with every fee itemized. If you sign, it buys your home as-is, typically closing in 2 to 3 weeks.
- Cash Offer+: ZoomCasa funds and handles renovation where it pays, then lists the home on the open market. After the resale you may receive a Final Payment.
- Buy Before You Sell: ZoomCasa submits a cash offer on your current home for your lender's underwriting, so your current loan does not count in your debt-to-income when you qualify.
- Buy Before You Sell: you make a non-contingent offer, close with your preferred lender, then list and sell your current home on the open market. It can already be listed or not yet listed.
- If your home does not sell
- Cash Offer+: ZoomCasa has already bought your home, so you are not waiting on a sale. Buy Before You Sell: you have 6 months to sell your current home on the open market.
- What it costs
- Cash Offer+: a program fee of 5% of the resale price, with all program costs itemized in writing. The Final Payment is what remains after those costs. It is an estimate and can be smaller or zero, but never below zero. Buy Before You Sell: a flat $999 program fee.
- Who it fits
- Cash Offer+: owners who want a quick, as-is sale with a share of the resale. Buy Before You Sell: single-family homes, townhomes and condos priced from $250,000 to $2,000,000, where both homes are owner occupied, with Conventional, Non-QM or Jumbo financing. Restrictions include 55+ communities, non-warrantable condos, leaseholds, homes held in an LLC, life estates, bankruptcies and foreclosures. Eligibility for both is subject to underwriting.
- Available in Pennsylvania?
- Yes. ZoomCasa says its Buy Before You Sell program is available in all 50 states, including Pennsylvania, and Josh has confirmed with ZoomCasa that Cash Offer+ is also available in Pennsylvania.
- With a builder contract
- Buy Before You Sell lets you make a non-contingent offer with your preferred lender. Ask how ZoomCasa's timeline lines up with your builder's schedule.
Josh receives no referral fee from ZoomCasa and still represents you as your buyer's agent. Details here are per ZoomCasa, subject to change and underwriting. Figures are estimates only and not a commitment to purchase. Eligibility and terms are subject to underwriting and the Purchase and Sale Agreement.
Summarized in our own words from ZoomCasa's program sheets, October 20, 2026. Terms change, so confirm current details with ZoomCasa.
A separate option through eXp Realty: eXp Ready
eXp Ready is a standalone option, separate from Flyhomes, HomeLight and ZoomCasa. It is not a buy before you sell program and is not combined with any of them. It helps homeowners get their current home ready to sell. Because Josh is with eXp Realty, homeowners who list their home with him may be able to apply.
How it can help
- Pay for pre-listing work such as staging, paint, flooring, repairs, landscaping, cleaning, photography, and moving and storage.
- Hire the contractors, stagers and vendors you choose.
- Nothing to pay upfront. What you use is repaid from your sale proceeds at closing, or as your loan terms require, subject to approval.
- Applying does not affect your credit score, according to eXp Ready.
- How it differs from buy before you sell
- Buy before you sell programs help you buy your next home before your current one sells. eXp Ready does not remove a home sale contingency or provide down payment money. It helps you prepare your current home so it shows well when it goes on the market. It is its own program, with its own application and terms, and is not offered as an add-on to any program above.
- Who it fits
- Owners who plan to list their current home with an eXp Realty agent and want to fix up, stage or freshen it before listing without paying for that work out of pocket first.
eXp Ready is powered by Notable, and financing is provided by Notable and its lending partners, not by Josh. It is a loan with its own terms and is subject to credit approval. Review the terms before you accept.
Summarized in our own words from the official eXp Ready site, checked October 17, 2026. Terms change, so confirm current details.
Quick comparison of your options
| Option | Removes the home sale contingency? | Main cost | Watch for |
|---|---|---|---|
| Buy before you sell program | Yes, in most cases | Program fee, plus interest on some tools | Equity, credit, loan type and the home must qualify |
| Builder home sale contingency | Depends on the builder | Often none, but terms are stricter | Builder must offer it |
| Time the build with your sale | Not needed | Possible interim housing if dates slip | Works best on to-be-built homes |
| Sell first with a rent-back | Not needed | Usually rent to the buyer | Buyer and lender must agree |
| Bridge loan or HELOC | Often yes | Interest and loan fees | You must qualify carrying both homes |
Other ways to buy before you sell
- Builder home sale contingencySome builders will sign a contract that depends on the sale of your current home. Expect conditions, such as your home being listed or under contract first, a deadline, a larger deposit, or a clause that lets the builder keep marketing the homesite. Policies vary by builder and community, and contingencies are less common on quick move-in homes.
- Time the build with your saleA to-be-built home usually takes several months. Many owners list their current home so that settlement lands close to the new home's completion. The risk is that build schedules move, so plan a backup for a gap, such as a rent-back or short-term housing.
- Sell first with a rent-backYou sell your current home and stay in it for a set time after settlement under a written occupancy agreement. It frees up your equity before you buy. The buyer and the buyer's lender must agree, and lenders may limit how long you can stay.
- Bridge loanA short-term loan secured by your current home that helps fund the down payment on the next one, repaid when your home sells. It usually costs more than a standard mortgage, you need to qualify, and you may carry more than one payment for a while.
- Home equity line of credit (HELOC)A line of credit on your current home that you can draw on for a down payment and pay off when you sell. Lenders often will not open one once a home is listed for sale, so it has to be set up early, and the payment can count against you when you qualify for the new loan.
Making it work with a builder contract
- Raise it early. Ask the builder's sales office how it handles buyers who still own a home before you pick a homesite or sign anything.
- Match the timing. A to-be-built home can take months, and program approvals and backup windows are often tied to your closing date. Map out the builder's schedule, your listing date and the program's timeline together.
- Check the lender and incentives. Builder incentives often require the builder's preferred lender. Confirm that lender can work with the option you choose.
- Know your deposits. Builder deposits and upgrade payments are often due well before closing. Make sure your plan covers them.
- Get it in writing. Any contingency, deadline or special term should be in the builder's agreement or an addendum.
Shopping now? Browse new construction homes for sale, quick move-in homes that close sooner, Central PA builders and current builder incentives. For more answers, see the new construction FAQ.
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Frequently asked questions
Do builders accept offers contingent on selling my home?
Some do, some do not, and it can vary by community and by how far along the home is. When a builder does accept one, expect conditions such as a deadline or a requirement that your home is already listed or under contract. Ask the builder's sales office for its current policy in writing.
How do buy before you sell programs work with a builder contract?
In general, the program lets you sign or close without a home sale contingency, and you sell your current home after you move. Because a to-be-built home can take months, timing matters: some programs are set up close to your closing date. Talk with your lender and the program early, before you sign the builder's agreement, so the dates line up.
Can I still use the builder's preferred lender and incentives?
Often, yes, but check. Many builder incentives require using the builder's preferred lender. Ask whether that lender works with the program you are considering, or whether it can be set up to. Get the answer before you sign.
Will I have to make two mortgage payments?
It depends on the option. Some programs are structured to avoid carrying two full payments during the move, while a bridge loan or HELOC may add a payment. Your lender can show you how each option affects your monthly budget.
What happens if my current home does not sell?
Most buy before you sell programs include a backup plan, such as a guaranteed backup offer or purchase at an agreed price after a set number of days. The price and timing differ by program and are set in your agreement, so read those terms closely.
Are these programs available in Pennsylvania?
As of October 17, 2026, Flyhomes, HomeLight and ZoomCasa each say their program is available in Pennsylvania, with some limits by ZIP code, loan type or property. Availability and terms change, so confirm for your address.
Who represents me if I use one of these programs?
Josh represents you as your buyer's agent, the same as on any purchase, while the program handles the timing of your current home's sale. He receives no referral fees from Flyhomes, HomeLight or ZoomCasa. The program company does not act as your agent.
What is eXp Ready, and is it the same as buy before you sell?
No. eXp Ready is a separate, standalone option, not part of Flyhomes, HomeLight or ZoomCasa. It helps homeowners pay for getting their current home ready to sell, such as staging, paint and repairs, with nothing to pay upfront and repayment from the sale proceeds at closing, subject to approval and loan terms. It does not help you buy before you sell. Because Josh is with eXp Realty, homeowners who list with him may be able to apply.
Is it more expensive than selling first?
Usually there is an added cost, such as a program fee or loan costs. Many owners weigh that against benefits like moving once, a cleaner offer to the builder and selling a vacant, staged home. A side-by-side estimate from your agent and lender is the best way to compare.
Please note: Buy before you sell programs, bridge loans and home equity lines are offered by third parties, not by Josh Schoenly or eXp Realty, LLC. Josh works with Flyhomes, HomeLight and ZoomCasa but is not their employee and receives no referral fees from them. Program terms, fees and availability change, and eligibility varies; approval is not guaranteed. Information on this page was summarized from each company's public website as of October 17, 2026 and is general information, not legal, tax or financial advice. eXp Ready financing is provided by Notable and its lending partners and is subject to credit approval and loan terms. Talk with a licensed loan officer about financing and review every agreement before you sign. Josh Schoenly, eXp Realty, LLC · (717) 510-1452 · Equal Housing Opportunity.
