6 Ways to Navigate Buying and Selling at the Same Time in Palmerston North

Buying your next home sounds exciting, and relatively straightforward–until you realise that you've still got a home to sell. Suddenly, things can get complicated. In Palmerston North, many homeowners I work with need the money from their current home to complete the sale of the next one. But, sellers usually prefer cleaner offers, and many aren't willing to wait for your sale to unfold. It can feel like trying to solve a puzzle without all the pieces in front of you.

It can feel like you're being pulled in two directions: you're ready to move forward, but your current home is still holding you back. And the usual question–“Should we buy first or sell first?”–quickly leads to more questions: What if we can’t find something in time? What if we sell, and then can’t buy? What if we buy, and then can’t sell?

It’s a common spot to end up in–even for people who’ve bought and sold before. The truth is, this is one of the trickiest parts of the real estate process. Not because there’s anything wrong with your plan, but because there’s a lot at stake, and not much margin for error. You’re trying to make one big decision while juggling two moving parts.

There's no perfect path–but there is a way through it. Here's a clear look at the different options, and how to work out which one might suit you best:

1. Sell First With a Long Settlement

For many, this is often the simplest way to remove uncertainty. Selling first gives you clear range on what you can spend, and if you negotiate a longer settlement (for example, between two and six months), it gives you time to find your next home without rushing.

In Palmerston North's current market, where clearance remains solid, but isn't frenzied, buyers are still open to flexible terms. If you’re in a position to tidy up, go to market confidently, and then start the search—this can be a great option, but like all of these, it comes down to your timeline, and how comfortable you are committing to the next step before knowing the full picture.

2. Keep Your Current Home as an Investment Property

If your situation allows it, consider holding onto your existing home and turning into an investment property. This option means that you can hold onto an appreciating asset, and potentially turn it into a long-term investment.

This isn’t the right fit for everyone — but if the numbers stack up, it could be a great way to step forward without having to sell at all. Consider getting a rental appraisal from a Property Manager, and speaking with your Mortgage Advisor or bank about how it might affect your lending.

3. Use Bridging Finance to Buy Before You Sell

Bridging finance allows you to buy your next home before selling your current one. On paper, it sounds like it's truly the best of both worlds–but in reality, it doesn't suit everyone.

Banks often have strict lending criteria for bridging finance, and if your current home takes longer than expected to sell, the cost can be high. Bridging finance offers flexibility—but can introduce financial pressure if things don’t move quickly. It’s worth exploring if you have strong borrowing capacity—but best done with clear, independent advice, and a backup plan just in case.

4. Sell First, Then Rent Short-Term

This option is worth considering if you're relocating, changing pace, or just not quite ready to commit to the next purchase right away. Renting for six to twelve months gives you breathing room, and lets you get a feel for another location.

You’ll have time to explore different suburbs, check out schools, or do a test run on your commute, all without the pressure of buying quickly. This option isn't for everyone—especially if the thought of moving twice feels exhausting. But for some, it’s the easiest way to move forward without rushing into the wrong fit.

5. Buy First with a Long Settlement

This option can work, but it carries more pressure than most expect. Your banking on your current home selling quickly, and if it doesn't, things can get quite tight. Your banking on your current home selling quickly, which means that if it doesn't, you may feel boxed in to accept a lower offer, just to meet your settlement deadline. In a stable market, this is less risky than during slower cycles, but it’s still worth having a clear back-up plan in place. For some, the timeline works out perfectly. For others, it can feel like a race against the clock.

6. Offering Subject to Sale of Your Current Home

This is often the default path most buyers take, especially early in the process. However, sellers often prefer certainty, which means that conditional offers–especially those tied to the sale of another property–are often passed over in favour of cleaner, more straightforward ones.

You might find yourself spending time and energy chasing homes that were never really on the table. If you’ve already started looking, you may have tried this already. This doesn't mean that offering subject to sale is impossible. But if you're consistently missing out, or feeling stuck, it might be time to reassess the strategy. It’s okay if this option hasn’t worked—many homeowners start here, and pivot when needed.

Final Thoughts

If you’re feeling unsure about how to make the move from one home to another, you’re not alone. It’s one of the trickiest parts of the process—not because it’s uncommon, but because the stakes are high, and no two situations are quite the same.

The right move isn’t the same for everyone. It depends on your timing, your finances, and the kind of transition you’re hoping to make. Some options offer more flexibility. Others provide more certainty. The key is understanding what’s realistic—and having someone who can walk you through the trade-offs with clarity, not pressure.

In Palmerston North right now, homes are still selling at a steady pace. That gives you a valuable window to plan carefully, without needing to rush or overreach. If you're starting to think about selling, it helps to have a clear strategy from the outset—one that balances the practical steps with the personal side of change.

I’m here if you’d like to chat about what that could look like for your situation, and what you’re hoping to achieve—whether that’s a smoother move, a strong result, or just more peace of mind along the way. There’s always a way forward. You just don’t have to figure it out alone.