Should You Move Out Before Selling Your Bee Cave Home?

Should you move out before selling your Bee Cave home?

For many sellers, the answer is no — especially if you're also buying another home nearby.

Moving out can make showings easier. The house may stay cleaner. And you don't have to work around buyers coming through your home.

But that's only one part of the decision.

The bigger question is whether moving out makes sense financially.

If you buy your next home before your current home sells, you could end up carrying two homes at the same time. And that can get expensive quickly.

Here's what I would look at before making the decision.

Start With the Money, Not the Staging

Two housing payments can add up quickly

Once you move into your next home, you may be paying for two properties.

That can mean:

• Two mortgage payments

• Two property tax bills

• Two insurance policies

• Utilities on both homes

• Yard and pool maintenance

• Possibly staging costs

It's easy to assume your current home will sell quickly.

Hopefully it does.

But you can't control exactly how long it will take.

If the home sits longer than expected, those monthly costs keep adding up. That can also put pressure on you to accept an offer or reduce the price sooner than you planned.

That's why I usually recommend running the numbers before deciding to move out.

What If You Need to Sell Before You Buy?

If you need the money from your Bee Cave home to purchase your next home, Texas has a specific contract form for that situation.

It's called the Addendum for Sale of Other Property by Buyer, TREC 10-6.

This allows your purchase to depend on the sale of your current home.

But there's something important to understand.

If the seller of the home you're buying receives another offer, they may be able to give you notice and require you to remove your contingency within a certain amount of time.

At that point, you may have to decide whether to move forward without your current home being sold or let the new purchase go.

A contingent offer can be a good option. You just want to understand exactly how it works before relying on it.

You can review the form through the Texas Real Estate Commission.

A Leaseback May Solve the Timing Problem

There is another option many sellers don't think about: a seller leaseback.

A leaseback allows you to sell your home and stay in it for a short period after closing.

In Texas, the Seller's Temporary Residential Lease, TREC 15-6, can be used for this.

This can be helpful because you receive the proceeds from your sale first. Then you have additional time to close on your next home and move.

Instead of moving twice, you may be able to line up both transactions more smoothly.

The Texas form is designed for occupancy of no more than 90 days after closing.

The rent amount, move-out date, deposit, and other terms are negotiated between the buyer and seller. The buyer's lender may also have limits on how long the seller can remain in the property.

In many cases, sellers only need a few extra days or a couple of weeks.

If you think you'll need a leaseback, it's usually better to discuss it early so buyers know what you're asking for before they write an offer.

You can review the form through the Texas Real Estate Commission.

Don't Forget About Insurance on a Vacant Home

This is one of the biggest things sellers overlook.

Your homeowners insurance may change once your home is vacant.

Some policies limit or exclude certain coverage after a home has been vacant or unoccupied for a certain amount of time.

That could affect coverage for things like:

• Theft

• Vandalism

• Broken glass

• Certain types of water damage

The exact rules depend on your insurance company and policy.

If you're planning to move out before the home sells, call your insurance company first.

Ask how long the property can be vacant and whether you need additional coverage or a vacant-home policy.

Don't assume your regular homeowners policy will automatically cover everything.

Your Other Expenses Don't Stop Either

Even after you move out, the house still needs to be maintained.

You'll probably want the electricity and HVAC running for showings, inspections, and appraisals.

And during a Central Texas summer, buyers definitely don't want to walk into a house with the air conditioning turned off.

You'll also still have things like:

• Lawn service

• Pool service, if applicable

• Utilities

• Cleaning

• Pest control

• Staging, depending on the home

A vacant house isn't necessarily a maintenance-free house.

What About Staging?

Sometimes an empty home looks great.

Other times, it actually looks smaller.

Furniture helps buyers understand how a room can be used and gives them a better sense of scale.

This can be especially helpful in larger homes or homes with open floor plans.

So if you're thinking about moving out because you believe the home will show better empty, consider whether professional staging should be part of the plan.

And remember to include that cost when you're comparing your options.

When Moving Out Before Selling Can Make Sense

There are definitely situations where moving out first is the better choice.

For example:

You're doing repairs or updates before listing.

If you're painting, replacing flooring, remodeling a bathroom, or doing other major work, moving out can make the process much easier.

The home shows better without everything inside.

If there is a lot of furniture or stored belongings, clearing the home may help buyers see the space better.

Showings are difficult while you're living there.

Young kids, pets, work schedules, or someone working nights can make last-minute showings stressful.

If showing the home is constantly difficult, moving out may give buyers better access.

You can comfortably afford both homes.

If carrying two homes for a few months won't put you under financial pressure, moving first may give you more flexibility.

The key is knowing the cost before you make the move.

One Property Tax Question to Ask Early

If you're buying another home in Bee Cave or elsewhere in Travis County, ask about your homestead exemption before closing.

The timing of your exemption can affect your property tax and escrow payments.

Texas does allow prorated homestead exemptions in some situations during the year of purchase. But whether you qualify can depend on the property and whether the previous owner already had a homestead exemption for that tax year.

New construction can also be different from a resale home.

Talk with the Travis Central Appraisal District and your tax professional about your specific situation.

Tax rules can change, and every property is different.

How I Would Make the Decision

Before worrying about whether the furniture should stay or go, answer these three questions.

1. What will it cost to carry both homes?

Add up your mortgage, taxes, insurance, utilities, lawn care, pool care, and any other monthly expenses.

Then multiply that number by three months.

Would you still feel comfortable if the home took that long to sell?

2. What does your insurance company say about vacancy?

Call them and ask.

Find out exactly how long the home can be vacant before your coverage changes.

3. Could a leaseback solve the problem instead?

For some Bee Cave sellers, selling first and staying in the home for a short time after closing can make the transition much easier.

It can give you access to your sale proceeds while giving you additional time to close on the next home.

Bottom Line

Moving out before you sell can make life easier in some ways.

But easier showings don't always mean it's the best financial decision.

Before you move, look at the full picture:

Your monthly carrying costs.

Your insurance coverage.

Your next purchase.

Your timing.

And whether a leaseback or contingent offer could make the transition easier.

The goal isn't just to sell your Bee Cave home.

It's to make the move without putting unnecessary financial pressure on yourself.

Frequently Asked Questions

Do vacant homes in Bee Cave sell for less?

Not automatically.

Some vacant homes show very well, especially when they're staged.

The bigger concern is the seller's carrying costs. If you're paying for two homes while waiting for one to sell, you may feel more pressure to reduce the price or accept a lower offer.

How long can I stay in my Texas home after closing?

The TREC Seller's Temporary Residential Lease is designed for occupancy of no more than 90 days after closing.

Many leasebacks are much shorter.

The exact length should be negotiated before closing, and the buyer's lender may have its own requirements.

Should I stage my Bee Cave home if I move out?

It depends on the home.

Staging can be especially helpful in larger rooms, open floor plans, or spaces where buyers may have trouble understanding furniture placement.

Before deciding, compare the cost of staging with the potential benefit.

Thinking About Selling and Buying at the Same Time?

If you're selling in Bee Cave and buying your next home nearby, the order matters.

You don't want to figure out your timing after you're already under contract.

We can look at the numbers first and talk through your options, including selling first, buying first, using a contingency, or requesting a leaseback.

The right plan depends on your finances, your timeline, and where you're moving next.

Call or text me if you'd like to talk through your options.

Amanda Zito, REALTOR®
Real Broker, LLC
TX TREC #840088 | CA DRE #01740063
949-484-9486 | soldbyzito.com
Serving Bee Cave, Lakeway, Hudson Bend, and the Lake Travis area