If you own a home and are thinking about moving, this is usually the first question: should you buy the next home before selling the one you have?

There is no single right answer. In Ottawa, the safest order depends on what you own, what you hope to buy, your financing and how much uncertainty you are comfortable carrying.

Ottawa is not one market

Recent Ottawa Real Estate Board reporting describes a balanced overall market, but the experience changes by property type. Detached homes have generally remained steadier, while some townhomes and apartment condos—particularly downtown—have faced softer conditions.

That matters. Someone selling a well-positioned detached home and moving into a condo may have a different path than someone selling a condo and competing for a popular bungalow.

Before making either decision, I like to look at both sides of the move together.

When selling first may make sense

Selling first can give you certainty. You know your actual sale price, your available equity and the date the funds should become available.

It may be the more comfortable route when:

• your current property could take longer to sell;

• you need the sale proceeds for your down payment;

• carrying two homes would create financial pressure;

• you are flexible about your next location or property type; or

• you do not want to make an offer conditional on selling your home.

The trade-off is that you may need temporary accommodation or feel pressure to find the next home before your closing date. A longer closing, flexible possession date or backup housing plan can reduce that pressure.

When buying first may make sense

Buying first can give you time to wait for a home that genuinely fits instead of purchasing because the calendar is closing in.

It may work when:

• your current home is likely to attract solid demand;

• you have enough financing and reserves to carry both properties temporarily;

• the type of home you want is scarce;

• your lender has approved the plan; and

• you understand what happens if your existing home takes longer to sell or sells for less than expected.

This is where careful pricing becomes important. A plan based on the highest possible sale price is not really a plan. I would rather use a realistic range, including a conservative scenario, before you commit to the purchase.

What about bridge financing?

Bridge financing may help when your existing home has sold but the new purchase closes first. It does not automatically solve every buy-first situation, and requirements vary by lender.

Speak with your mortgage professional before writing an offer. Ask what documentation is required, how long the bridge can remain in place and what the total cost would be.

A third option: prepare both sides before acting

You do not always have to make the decision immediately.

You can:

• obtain a current opinion of value for your home;

• identify the preparation needed before listing;

• speak with your lender about both conservative and comfortable budgets;

• begin watching suitable properties;

• compare recent sales in the areas you are considering; and

• decide in advance what would make you comfortable buying first.

That preparation lets you act when the right opportunity appears without improvising the whole move under pressure.

The sequence should fit your life

A growing family, a downsizer searching for a bungalow and a condo owner moving to a freehold home may all need different strategies. Closing dates, school timing, pets, renovations, temporary housing and your tolerance for financial uncertainty all matter.

The market is only one part of the decision. Your personal situation is the part that should drive the plan.

If you are considering selling and buying in Ottawa, I am happy to look at both sides with you and map out a practical sequence before you commit to anything. No pressure—just a clearer idea of your options.

Ottawa buying and selling resources:

https://www.ott-realty.ca/selling-buying-ottawa-relocation

Buyer Resource Centre:

https://www.ott-realty.ca/ottawa-buyer-resource-centre

Seller Resource Centre:

https://www.ott-realty.ca/ottawa-seller-resource-centre

Market reference: Ottawa Real Estate Board, July 2026 market update.

https://www.oreb.ca/newsroom/ottawa-home-sales-hold-steady-as-new-listings-ease-in-july/