The sequence of a move deserves a sketch as much as the floor plan.
If you are rightsizing in Central Ohio, the timing question is sell first, buy first or coordinate both. With a median of 30 days on market and 32 days from contract to close in Hilliard, plan for flexibility.
Picture a couple who spend a month sketching floor plans for their next home and never once sketch a timeline. It happens more than you would think. When people think about rightsizing, they picture the new kitchen and the smaller yard. The sequence of events, who closes first and where you sleep in between, is what keeps people up at night.
So this is the question I get most from people who are thinking about a smaller, simpler home in Central Ohio: should I sell first or buy first? There is no single right answer, but there is a good way to think it through. Happy to talk it through with you, no pressure.
What Does Selling First Look Like?
Selling first means your current home goes under contract before you commit to the next one. The upside is clarity. You know your sale price, you know your cash position, and you can shop for the next home with real numbers.
The downside is the gap. If your buyer wants possession before you have found a home, you need a plan for the interim. In Central Ohio, the pace of the market gives you some context. The Columbus Team's latest report showed a median of 30 days on market, with homes selling at 96.9 percent of their original list price. A typical listing, in other words, can go from sign to contract in about a month, so a plan for the gap is worth making before you list.
What Does Buying First Look Like?
Buying first means you find the next home and commit to it before your current one sells. The upside is peace of mind: you are not racing a deadline, and you can choose the right home, not the available one.
The downside is carrying two homes at once, even for a short time, and that depends on your finances and your lender's rules. Talk with a lender before you start, not after you fall in love. Columbus REALTORS reported 2.4 months of supply and 6,193 active listings in its latest report, which means rightsizers have options to choose from, so you may not need to rush into a purchase.
Is There a Middle Path?
Often, yes. Many rightsizers aim to coordinate both closings, and a few tools can help: a flexible possession date, a short rent-back so you can stay in your home for a limited time after closing, or a closing date that matches the home you are buying. Each has risks and paperwork, so ask your agent to explain them in plain language, and ask an attorney or title company about the details.
I would not choose a path until I knew the answers to three questions. How much cushion do you have if the sale takes longer than you hope? How much time would you need after closing to move comfortably? Which matters more to you, a perfect next home or a perfectly timed move?
How Long Do Central Ohio Closings Take?
It depends on the town. According to Resideline, Hilliard's median was 5 days from listing to contract and 32 days from contract to closing. For Dublin, the same update showed a median of 10 days from listing to contract and 25 days from contract to closing.
Those are medians from subsets of each city's closings, so they show the general pace, not a promise for your home. I use them to remind clients that once a contract is signed, a month goes by quickly. If you are still deciding what to keep, sort now.
What Should You Do With Everything That Will Not Fit?
Start earlier than feels necessary. A 32-day median from contract to closing in Hilliard is not much time to sort decades of belongings. I suggest starting with one room a weekend: keep, donate, sell, recycle. Do the hardest rooms, often the basement and the garage, well before you list.
Staging also benefits from this work. A home with clear counters and open closets shows better, and it makes your own move less stressful.
What Should You Ask Before You Decide?
Here is the short list I give people:
What is my realistic sale price, based on recent closed sales near me?
What do I need from my sale before I can buy, and what can I do if the sale is slower than expected?
Does my lender offer options for carrying two homes briefly, and what would they cost?
Which dates in the contract could I make flexible?
What will a sale mean for my taxes? I am not a tax advisor, so please ask a professional.
Write the answers down. Seeing them side by side often turns a vague worry into a plan.
Frequently Asked Questions
Should I sell my house first or buy first when rightsizing? It depends on your finances, your tolerance for risk and how flexible your dates can be. Selling first gives you clarity about your budget, while buying first gives you time to choose the right next home. Many people coordinate both closings and use flexible possession dates. Talk with your agent and lender before you decide.
How long does it take to sell a home in Central Ohio? The Columbus Team's latest report showed a median of 30 days on market, with homes selling at 96.9 percent of their original list price. Individual homes vary, so ask your agent for recent sales of homes like yours, in your neighborhood, to set realistic expectations for your own timeline.
How long does it take to close once a contract is signed? Resideline reported a median of 32 days from contract to closing in Hilliard and 25 days in Dublin. These are medians from subsets of closings in each city, so they show general pace only. Your timeline depends on financing, inspections, the title work and the terms of your contract.
What is a rent-back? A rent-back is an arrangement in which the seller stays in the home for a limited time after closing, usually under a written agreement with the buyer. It can help when your next home is not ready. Terms and risks vary, so ask your agent and an attorney or title company to explain them before you agree.
If you are thinking about a smaller, simpler home and the timing feels like a puzzle, I would be glad to sit down with you and sketch the timeline. Happy to talk it through, no pressure.
This content is provided for informational purposes only and does not constitute legal or financial advice. All real estate services are provided in compliance with Fair Housing laws, RESPA, TCPA, the REALTOR® Code of Ethics, and Ohio Real Estate Commission advertising regulations. Equal Housing Opportunity. Chrisi Hagan, Collins Lassiter Group, Red 1 Realty.
