How To Buy And Sell In Amherst, NH At The Same Time

Trying to buy your next home in Amherst while selling your current one can feel like juggling with no net. You want the right house, the right price, and a smooth move without double payments or a rushed sale. You can do it with a clear plan. In this guide, you will learn the three main paths to buy and sell at the same time, New Hampshire timelines that affect your calendar, financing tools that can bridge the gap, and checklists that keep everything moving. Let’s dive in.

Amherst timing basics

Amherst is a smaller market with low active inventory, so numbers like median price and days on market can swing from month to month. A few high‑end sales can move the median quickly. Plan with current MLS data and very recent comparable sales for your neighborhood when you set price and timing.

Seasonality also matters. Like much of New England, spring brings more listings and more buyers. Early to mid spring often produces faster sales and stronger terms for sellers. Late fall and winter are quieter, which can favor buyers. Even in spring, Amherst’s supply tends to stay tight, so be ready to act when the right home appears.

How New Hampshire closings work

New Hampshire closings commonly involve an attorney. Title companies coordinate with closing attorneys to prepare documents, resolve title issues, and conduct settlement. That adds a step you should account for in your schedule. Learn more about attorney involvement from this overview of attorney versus title states.

From a signed purchase and sale agreement to closing, plan for about 30 to 60 days in a typical residential deal. Appraisals, underwriting, and title clearance can affect this window, and simultaneous closings need extra coordination. For a quick primer on timelines, see these common NH closing questions.

Sellers must also prepare required New Hampshire disclosures for 1 to 4 family homes. These include written information about private water supply and testing, private sewage or disposal systems, insulation, and whether the property is in a FEMA flood hazard zone. You should also include radon notices and a general notice about PFAS added to the statutory set effective January 1, 2025. You can review the statutory framework for NH seller disclosures and the PFAS notice update. Share these early. Clear disclosures can shorten negotiations and reduce surprises.

Choose your path: sell first, buy first, or go contingent

Option 1: Sell first, then buy

This is the lower risk path. You list your Amherst home, accept an offer, close, then use the proceeds to buy your next place. To avoid a double move, you can negotiate post‑closing occupancy, also called a rent‑back, so you remain in the home for a short time while you shop.

Pros:

• No double mortgage risk
• Stronger buying power once proceeds are in hand
• Fewer financing hurdles

Cons:

• You may need temporary housing if you do not secure a rent‑back
• If inventory is thin, you could feel rushed to find the next home

Timing notes: Build in 2 to 6 weeks for prep, photos, and marketing. Once under contract, allow roughly 30 to 45 days to close. A short rent‑back of 30 to 60 days is common when both parties agree on terms.

Option 2: Buy first using a bridge loan or HELOC

Here you acquire the new home before selling your current one. You will either qualify to carry two mortgages for a period or use short‑term financing.

• Bridge loan: A bridge loan is a short‑term loan that lets you access equity in your current home to fund the next purchase quickly. These loans are typically more expensive than traditional mortgages and are designed to be repaid when your current home sells. You can review how bridge loans work in this bank guide.
• HELOC: A home equity line of credit is a revolving line with a variable rate. You draw what you need for a down payment, then repay when you sell or refinance. The CFPB’s HELOC overview covers terms, risks, and repayment.

Pros:

• Strong, non‑contingent offers
• You can move once, directly into the new home

Cons:

• Higher carrying costs and underwriting requirements
• Risk of overlap if your sale takes longer than expected

Tip: Budget for 3 to 6 months of possible overlap to stay comfortable.

Option 3: Make a contingent offer

A home‑sale contingency conditions your purchase on selling your current home by a set date. A settlement contingency is stronger and applies when your current home is already under contract with a scheduled closing. In tighter seller markets, these terms are less attractive. In slower markets, they are more common.

Ways to strengthen a contingent offer:

• Keep contingency windows short and clear
• Provide proof your home is listed or under contract
• Offer a higher earnest money deposit
• Allow the seller to keep marketing with a kick‑out clause

Because NH involves attorney and title review, build realistic timelines into both contracts and coordinate closing calendars early.

Tools that smooth the gap

• Rent‑back: Close on your sale, then rent the home back for a short period with a clear daily rate, deposit, utilities, and holdover terms. This is a practical way to avoid a double move.
• Same‑day closings: You can schedule your sale in the morning and your purchase in the afternoon. It requires tight coordination between lenders, attorneys, and title companies. Have a backup plan in case a wire or recording runs late.

Your step‑by‑step plan

Use this framework to stay ahead of deadlines and reduce stress.

6 to 12 weeks before your target move

• Meet with a lender for full preapproval. Ask about your ability to carry two mortgages, bridge loans, and HELOC options. Confirm appraisal and underwriting timelines. For HELOC mechanics and risks, review the CFPB’s guidance.
• Choose one coordinated agent or a tightly aligned team to handle both your sale and purchase.
• Order a pre‑listing inspection to surface repairs and reduce surprises. A local option explains seller‑focused inspections here.
• Assemble NH disclosures early: water, sewage, insulation, flood zone, plus PFAS and radon notices. Start a folder for permits, receipts, and major repair records. Statutory references are here and the PFAS update.
• Request a comparative market analysis and a detailed net proceeds estimate so you know your cash position for the next purchase.

3 to 6 weeks before listing or offer

• Complete light repairs, touch‑ups, and yard work. Stage for photos.
• Finalize pricing, launch date, and offer strategy based on very recent Amherst comps and current inventory.
• Confirm your buy‑side search criteria and pre‑tour likely homes so you can move fast once your listing goes live or your financing is set.

Sample timelines you can copy

Option A: Sell first

• Weeks −6 to −2: Inspection, repairs, staging, pro photos
• Week 0: List the home, ideally in spring if your schedule allows
• Weeks 1 to 6: Showings and offers, pace varies with inventory
• Contract to close: 30 to 45 days. Consider a 30 to 60 day rent‑back if you need time to buy

Option B: Buy first with bridge or HELOC

• Weeks −8 to −2: Full underwriting and preapproval for dual mortgage or bridge loan. Compare costs and timelines. See this bridge loan overview
• Week 0: Make a strong, non‑contingent offer
• Closing: 30 to 45 days is common. List your former home after you move out to streamline showings
• Budget: Set aside 3 to 6 months of overlap costs as a cushion

Option C: Contingent offer with protections

• Prepare a sale‑contingent or settlement‑contingent offer with a tight timeline
• Provide proof of listing or an accepted offer on your current home
• Increase earnest money and allow a kick‑out clause if the seller requests it

Final 30‑day coordination checklist

• Confirm attorney and title partners for both deals, and verify wiring instructions by phone. Review anti‑fraud steps using this title resource.
• Order the appraisal quickly once under contract. Keep inspection and mortgage contingency dates visible on your calendar.
• If selling first, finalize rent‑back terms in writing, including deposit, daily rate, utilities, insurance, and holdover penalties.
• If buying first with a bridge loan or HELOC, confirm your payoff plan and timing with your lender. A concise bridge loan guide can help you understand exit strategies.
• Book movers and storage. Amherst rental options can be limited, so have a short‑term housing backup.

Risks to watch and how to avoid them

• Double mortgage exposure: If you buy first, budget for several months of overlap. Lock a clear exit plan with your lender.
• Appraisal gaps: In fast markets, sales prices can outpace appraisals. Use recent Amherst comps, consider a pricing cushion, and know your options if an appraisal comes in low.
• Inspection surprises: A pre‑listing inspection can help. If issues arise, get bids and offer credits that keep your timeline intact.
• Wire delays or mistakes: Only use verified wiring instructions confirmed by phone with your title company. Never trust last‑minute emailed changes.
• Occupancy overstay: If you use a rent‑back, set firm daily rates, deposits, and holdover penalties to keep the move date on track.

How we help you move with confidence

You get one coordinated plan, not two separate tracks. Our team manages pricing, marketing, and negotiations on your sale while aligning financing and search strategy on your purchase. We build realistic calendars around New Hampshire attorney closings, disclosure requirements, and lender timelines. When same‑day or back‑to‑back closings make sense, we quarterback the communication between lenders, attorneys, and title so you are not the go‑between.

Christensen Group is an award‑backed, relationship‑driven team with deep Southern New Hampshire roots and regional reach. Whether you want the certainty of selling first or the speed to buy non‑contingent, we tailor the path to your comfort level and budget.

Ready to map your buy‑sell plan in Amherst? Connect with Christensen Group, Inc. to get a local, step‑by‑step strategy and a current market read.

FAQs

How do home‑sale contingencies work in Amherst, NH?

• A home‑sale contingency makes your purchase dependent on selling your current home by a set date. In more competitive pockets, sellers prefer non‑contingent offers. You can improve your odds by keeping the window short, offering a higher deposit, and showing proof your home is listed or under contract.

How long does a typical New Hampshire closing take?

• From a signed purchase and sale to closing, plan about 30 to 60 days. Attorney involvement and lender timelines can add steps, so allow buffers. See a quick overview of NH closing timelines.

What seller disclosures are required in New Hampshire?

• Sellers must provide written information about private water supply and testing, private sewage or disposal, insulation, and flood hazard status. Include radon notices and the PFAS notice effective January 1, 2025. Review the statutory framework and the PFAS update.

What is the difference between a bridge loan and a HELOC if I buy first?

• A bridge loan is short term and often more expensive, designed to be repaid when your current home sells. A HELOC is a revolving, variable‑rate line you can draw for a down payment. Learn about bridge loans and HELOCs, then discuss specifics with your lender.

Are rent‑backs common for Amherst sellers who need time after closing?

• Yes. Short rent‑backs of about 30 to 60 days are common when both sides agree on terms. Make sure the agreement states the daily rate, deposit, utilities, insurance, and holdover penalties so everyone has clarity.