Buy First or Sell First in Coquitlam? How to Choose the Right Strategy in a Buyer's Market

Quick answer: In a buyer's market like the one across the Lower Mainland right now, there is no universally "right" answer between buying first or selling first. The right choice depends on how much certainty you need versus how much negotiating power you want. Sell first if you want stronger leverage and don't mind a temporary backup plan. Buy first if you have a very specific home in mind and want the safety net of a subject to sale clause. What actually matters most is picking one strategy before you list, and sticking with it when things get bumpy.

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Why This Decision Matters More Than People Think

Buying and selling a home at the same time is stressful no matter how you slice it, especially in and around Vancouver right now. Any agent who tells you they can make that stress disappear isn't being straight with you.

What actually separates a smooth move from a nightmare isn't luck. It's whether you picked a strategy ahead of time and committed to it. Most advice out there just lists the pros and cons of buying first versus selling first, but that's not really the deciding factor. The deciding factor is knowing who you are as a decision maker before the pressure hits, so when something goes sideways (and something usually does), you already know what to do.

There are only two real paths:

1. Sell first, then buy.
2. Buy first, then sell (usually with a subject to sale offer or bridge financing).

Strategy 1: Selling First

Selling first gives you the strongest negotiating position. You're not writing a subject to sale offer, so you can hand the seller of your next home real certainty. In a buyer's market, certainty is worth real money, sometimes thousands of dollars, because sellers are far more willing to work with a buyer who isn't relying on a conditional sale.

The tradeoff: once you sell, you sell. There's no backing out. If your dates don't line up perfectly with your next purchase, you need a backup plan. That could be staying with family, a short term rental, or something similar. Skipping this step is where people get burned.

Strategy 2: Buying First

Buying first gives you an out. You write your offer subject to the sale of your current home, and if that sale doesn't happen, you're not on the hook. The tradeoff is negotiating power. Sellers know that a subject to sale offer depends on a domino chain of events outside their control, so they'll usually favor a cleaner offer if one comes in.

So Which One Is Right for You?

Ask yourself honestly:

• Are you particular about the next home? If you have a very specific picture of what you need and won't move without it, buying first probably makes more sense, as long as you accept the tradeoff in negotiating power.
• Are you flexible and more focused on getting the best deal? Selling first is usually the stronger play, especially since you'll be competing against other buyers who are stuck writing subject to sale offers.

Most people default to buying first because it feels safer. But "feels safer" and "is the stronger strategy" aren't always the same thing.

If You Choose to Buy First, Pricing Your Home Becomes Critical

Right now, the sales to actives ratio across Greater Vancouver is sitting around 13%, which means only about 13% of listed homes are actually selling. Anything between roughly 15 and 20% is considered a balanced market, and above 20% starts to favor sellers. We're well into buyer's market territory, and prices in most areas are still trending down.

If you're planning to write a subject to sale offer, your own home needs to be priced accurately and marketed aggressively from day one. If your home sits on the market because it's overpriced, the listing agent on the other side is going to flag it to their clients, and your subject to sale offer loses its credibility. Get the pricing right and that offer suddenly carries a lot more weight.

Two Real Client Stories: Same Market, Two Different Strategies

The Buy First Story

One client had a very specific neighborhood and home in mind. We found it, negotiated a subject to sale offer, and backed it up by showing the listing agent our pricing strategy, marketing plan, and an already interested buyer for their current home.

Then, at the last second, the buyer for their home backed out after inspection and financing were already sorted. Because the strategy had been decided ahead of time, the conversation wasn't emotional. We asked if they still wanted to move forward, and they did, as long as it was for that specific home. We relisted, doubled down on marketing, found a new buyer, and went back to renegotiate more time with the seller. It worked out because the relationship and the strategy were both solid going in.

The Sell First Story

A different set of clients chose to sell first, with a clear backup plan to stay with family if needed. Their home sold quickly and for a strong price, in a multiple offer situation, sooner than expected.

The tricky part came after. They had specific must-haves for their next home, and nothing on the market quite fit. Eventually, they found a listing with barely any photos that clearly needed work. Instead of holding out for something already renovated, they pivoted and bought a fixer with a long term plan to renovate it into exactly what they wanted. Same strategy, different execution. That flexibility only worked because they'd already committed to selling first and knew what tradeoffs they were willing to make.

The Real Takeaway

Both of these stories ended well, and both hit a speed bump along the way. The common thread wasn't luck. It was deciding on a strategy before anything was on the line, and holding that line when emotions wanted to take over.

If you're moving with a partner or family, everyone needs to be aligned on the same strategy before you start. That includes your agent. We need to know what matters most to you so we can problem solve within your actual priorities, not guess at them mid-transaction.

FAQ: Buying and Selling a Home at the Same Time in BC

Should I buy or sell my home first in the Lower Mainland? It depends on your priorities. Sell first for stronger negotiating power, as long as you have a backup plan for the gap. Buy first if you have a very specific home in mind and want the safety of a subject to sale clause, accepting that you'll have less leverage.

What is a subject to sale offer? It's an offer to purchase a home that's conditional on the buyer successfully selling their current property first. If the sale doesn't go through, the buyer can walk away from the purchase.

Is it a buyer's market in the Lower Mainland right now? Yes. The sales to actives ratio across Greater Vancouver is currently around 13%, well below the 15 to 20% range that marks a balanced market, which means buyers currently have more leverage and prices in most areas are trending down.

Does pricing matter more if I'm buying first? Yes, significantly. If you're planning to write a subject to sale offer, your current home needs to be priced accurately and marketed well from the start. An overpriced listing weakens your offer and can get flagged by the other agent to their sellers.

What's the biggest mistake people make when buying and selling at the same time? Letting emotions drive decisions once something goes wrong instead of sticking to the strategy they committed to before listing.

Thinking About Making a Move?

If you're in the Greater Vancouver area and weighing whether to buy first or sell first, let's talk through what makes sense for your specific situation.

Book a time to chat here: Free 15 Minute Discovery Call

Talk soon,

Angelo & Liam
Atlas Group
Stonehaus Realty