The Real Cost of Waiting to Sell and Upgrade Your Home

By Nick Hazzi

Nick has been in the real estate industry for over 15 years and has a wealth of knowledge and experience. He is passionate about his clients and dedicated to ensuring they get the most out of real estate, providing value far beyond any sale.

Are you thinking about upgrading your home but still waiting for the market to improve? Many homeowners assume waiting for the market to improve is the safest move. It makes sense to hold off, sell later for more, and upgrade when conditions look better. But the problem is this way of thinking often overlooks how the market actually works when you are both selling and buying simultaneously.

A common upgrade dilemma. I recently spoke with homeowners who own a townhome valued between $500,000 and $570,000. They have outgrown the space and want to move into a detached single-family home priced around $800,000 to $900,000. Their concern was simple and understandable. Their home was not worth what they hoped, and they wondered if waiting for the market to improve would put them in a better position. This question comes up often, and the answer has less to do with timing the market and more to do with understanding the numbers.

Why does waiting often work against you? When people think about waiting, they usually focus on one side of the transaction. They assume that if the market improves, they will sell for more and come out ahead. What gets missed is that the home they want to buy does not stay frozen in time while their current home appreciates.

If the market rises by 10%, a $500,000 home becomes worth $550,000. That gain feels meaningful. However, if the home you want to buy is priced at $800,000, the same 10% increase would push it to $880,000. While you gained $50,000 on your sale, you now have to pay $80,000 more on your purchase. Waiting puts you $30,000 further behind, not ahead.

Why does upgrading in a down market make sense? Upgrading during a down market feels uncomfortable for most people, but the math often favors it. More expensive homes tend to take larger price reductions than less expensive ones when the market softens. This means that while you may sell your current home for less than you expected, you may be able to buy the next home at a much steeper discount.

The objective is not to avoid price changes entirely. The objective is to accept a smaller adjustment on the sale and benefit from a larger adjustment on the purchase. When both transactions happen in the same market, the pricing becomes relative rather than absolute.

Focus on the gap, not the price. Looking at your sale price in isolation can be misleading. The more important number is the gap between what you own and what you want to buy. This gap is what truly determines whether upgrading makes financial sense.

Instead of asking whether you are selling for less, it helps to ask how that gap changes depending on market conditions. In many cases, a softer market shrinks the gap, even if both prices are lower on paper.

Why do opportunities exist now? Real opportunities arise when market uncertainty exists. When confidence is high and everyone feels comfortable, sellers tend to hold firm on price, and leverage disappears. Deals happen because there is still hesitation and risk. Waiting for conditions to feel perfect often means missing the window of opportunity when flexibility exists. Risk does not go away, but it is also what creates opportunity.

Upgrading your home doesn’t have to feel confusing or risky. With a clear understanding of the numbers and the right strategy, you can make a move that positions you well, even in an uncertain market. If you’re thinking about upgrading and have questions about how this applies to your situation, feel free to call or text me at 250-878-6416 or email me at nick@vantagewestrealty.com. I’ll simplify the sale and the purchase process so you can make a confident decision that supports your long-term goals.