Juggling a sale and a purchase at the same time can feel like a high-wire act. You worry about where you will live between closings, whether your offer will be strong enough, and how to handle inspections on two properties at once. You are not alone. In Hollis and the surrounding commuter region, many homeowners make a back-to-back move every year.
This guide gives you clear, local steps to reduce risk and keep both deals moving. You will learn which strategy fits your situation, how to time financing and closings, and what to watch for with septic and well systems common in Hollis. Let’s dive in.
Why timing is tricky in Hollis
Hollis sits in Hillsborough County with a semi-rural feel and many single-family homes on larger lots. That character draws buyers commuting to Nashua, Manchester, and Greater Boston, so demand can track commute patterns and closing flexibility. Proximity to Route 111, Route 13, and regional job centers means some buyers want shorter closing windows and fast inspections.
Market speed matters. In lower-inventory periods, sellers may see multiple offers quickly. Selling first becomes easier, but buying can feel competitive. In slower seasons, you may have more space to include a home sale contingency. New England’s spring and summer often bring more listings and activity, while winter can stretch timelines.
If you are moving across the NH–MA line, add an extra layer of planning. Policies, taxes, and inspection practices differ by state, so your timelines and contract terms should reflect those differences.
Choose your strategy
Each path has tradeoffs. Pick the one that fits your finances, risk tolerance, and the current market.
Sell first, then buy
- Pros: You avoid carrying two mortgages, and you know your exact sale proceeds before you buy. Your purchase offer may be stronger if you can remove a sale contingency.
- Cons: You may need temporary housing or a short rent-back to bridge the gap. If buying is competitive, you might be making offers without the cushion of a trade.
This approach works well if your home can attract strong offers quickly and you are flexible on short-term living arrangements.
Buy first, then sell
- Pros: You lock down your next home and move on your schedule. No need to rush your search.
- Cons: You may carry two mortgages, taxes, insurance, and utilities for a period. This usually requires a financial cushion or short-term financing.
If you choose this path, set a firm plan for listing and a conservative timeline to sell fast once you close on the purchase.
Make a contingent offer
- Pros: A sale and settlement contingency lowers financial risk by tying your purchase to the successful sale of your current home.
- Cons: In hot segments, sellers prefer offers without a sale contingency. You may face a “kick-out” clause where the seller can accept another offer unless you remove your contingency quickly.
To compete, keep timelines tight, provide proof that your home is listed, and show strong pre-approval.
Bridge loan or HELOC
- Pros: You tap equity in your current home to buy before you sell, which strengthens your offer.
- Cons: These products can carry higher interest or fees, and you take on payment risk if your sale is delayed.
Discuss options with a lender who regularly finances NH homes, including properties with wells and septic systems.
Financing and pre-approval in NH
A full pre-approval, not just prequalification, is essential. Lenders will verify income, assets, and debt-to-income ratios. Appraisals and underwriting can affect timing, so build in a little extra time. Typical closing windows range from 30 to 60 days, depending on financing, title, and contract terms.
If you plan a bridge loan, a home equity line, or same-day closings, start lender conversations early. Local banks and credit unions experienced in New Hampshire can flag underwriting differences for homes with private wells, older septic systems, or shared-driveway arrangements.
Septic, well, and rural checks
Many Hollis homes use private wells and septic systems. Buyers commonly request general home inspections plus water testing for bacteria such as coliform and E. coli, nitrates, and other contaminants. Well depth and pump condition can matter for financing and insurance.
Septic regulations in New Hampshire are overseen by local health departments and the New Hampshire Department of Environmental Services, and specific transfer requirements can vary by town. Confirm Hollis expectations with the town’s Health and Building Departments early, especially if repairs or permits are needed. If you are moving from or to Massachusetts, know that MA requires Title 5 inspections statewide at transfer, while NH practices are more locally driven.
Proactive sellers in Hollis often order pre-listing inspections and assemble septic and well records in advance. This helps reduce surprises, shortens escrow, and supports tighter contingency timelines.
Coordinate closings without chaos
You can close both deals the same day with careful planning. Deeds for Hollis properties record at the Hillsborough County Registry of Deeds, and closing funds move by wire. Good coordination among lenders, title companies, attorneys, and both agents keeps everything aligned.
Simultaneous closings
- Funds from your sale can be wired directly to your purchase.
- One closing is typically scheduled in the morning and the other in the afternoon.
- If timing slips, a short-term bridge loan can cover the gap.
Ask your team to lock in wiring instructions and backup times. Build buffer time for appraisals, condo docs if applicable, and final lender conditions.
Rent-back to buy time
A short seller leaseback can let you stay in your home for a defined period after closing. Clear terms should outline rent, duration, utilities, insurance, liability, security deposit, and the condition at move-out. Keep it short and specific so both sides know exactly what to expect.
Sample timelines you can use
Your timeline will reflect your contracts and lender, but these outlines help you plan.
Sell first scenario
- Week 0: List your Hollis home and accept an offer.
- Weeks 2–6: Buyers complete inspections and appraisals. You negotiate repairs if needed and finalize closing.
- Weeks 4–8: Close your sale. Use a short rent-back or interim housing while you shop and write offers.
Buy first scenario
- Weeks 0–4: Find a home and go under contract subject to financing.
- Weeks 4–8+: Close on your purchase. Immediately prepare, list, and sell your current home to limit overlap.
Contingent or chain scenario
- Negotiate a sale and settlement contingency with firm removal dates.
- Keep both deals on a shared calendar for inspections, appraisals, financing, and title milestones.
Same-day closings
- Morning: Close your sale, wire proceeds.
- Afternoon: Close your purchase once funds are received and lender conditions are met.
Step-by-step checklist
- Get full mortgage pre-approval and discuss bridge or HELOC options.
- Order a pre-listing home inspection plus septic and well testing if your property uses private systems.
- Align on strategy with your agent: sell first, buy first, or contingent. Decide if you need a rent-back.
- Prepare a thorough disclosure packet and gather maintenance, utility, and permit records.
- Coordinate early with title or settlement companies and your lenders to target aligned dates.
- Plan moving logistics and identify short-term housing or rent-back as a fallback.
- Confirm Hollis-specific septic, well, and transfer requirements with the town.
Smart negotiation moves
Craft your contracts to match the market and your risk tolerance.
- Use concise contingency windows with clear removal dates.
- Consider a “kick-out” clause if you are buying with a sale contingency. It keeps you in the game while the seller can continue to market.
- Strengthen offers with solid pre-approval letters and adequate earnest money. Keep refund terms clear so your deposit is protected if a contingency is not met.
- Set specific inspection, appraisal, and financing timelines to reduce uncertainty for the other side.
Avoid common pitfalls
You can lower stress and cost with a few simple habits.
- Watch your overlap risk. If you buy first, budget for a few months of dual payments or secure a bridge solution in advance.
- Plan for rural systems. Last-minute septic or well issues can derail a closing. Testing and documentation upfront helps you stay on schedule.
- Expect coordination friction. Appraisals, title clears, and lender conditions can shift dates. Set conservative timelines and communicate early with all parties.
- Keep marketing sharp. Staging, professional photos, and complete disclosures help reduce days on market and make your timeline more predictable.
When you are ready to move, choose a team that handles both sides of the transaction with care and local know-how. As a regional, award-recognized group licensed in NH and MA, we coordinate cross-border moves, same-day closings, and rent-backs with a calm, step-by-step process.
If you are planning a back-to-back move in Hollis or the broader commuter region, get a tailored plan and timeline from the Christensen Group, Inc.. We will map your strategy, prep your listing, and coordinate your financing and closing dates so you can move with confidence.
FAQs
What is the safest way to buy and sell at the same time in Hollis?
- Selling first generally reduces financial risk because you avoid carrying two mortgages, though you may need a short rent-back or temporary housing.
How competitive is a home sale contingency in the Hollis area?
- You can compete with a sale contingency if the timeline is short, your home is already listed, and you include strong pre-approval and clear deadlines, but it is less attractive in fast markets.
Do I need septic or well inspections when buying in Hollis, NH?
- Inspections are commonly requested and strongly recommended; New Hampshire requirements vary by municipality, so confirm Hollis specifics and test water for bacteria and nitrates.
How long do closings take for Hollis homes?
- Most closings run 30 to 60 days, depending on financing, appraisals, inspections, title clearance, and negotiated contract terms.
Can I close my sale and purchase on the same day?
- Yes. With lender and title coordination, proceeds from your sale can be wired to fund your purchase; schedule one closing in the morning and the other in the afternoon.
What is a rent-back and when should I use it?
- A rent-back is a short lease that lets you remain in your home after closing for a defined period; it is useful when you need extra time to close on your next purchase or to move out smoothly.
