Timing & Logistics: Common Questions

Selling a home isn't just a transaction; it's a transition. Whether you are upgrading, downsizing, or relocating, getting the timing right is crucial. Below, we answer your questions about timelines, mortgages, and buying your next home.

When is the best time of year to sell?

Real estate in Tucson and Oro Valley has unique seasonality. While spring (March-May) is traditionally strong nationwide, our market also sees high activity in the winter months (January-April) due to "Snowbirds" and visitors. However, because inventory is often lower in the summer, serious buyers in July and August frequently face less competition, which can be advantageous for sellers. There really is no "bad" time to sell if the pricing strategy is correct.

What if I need to buy a home at the same time?

This is the "Real Estate Juggling Act," and we handle it all the time. We have several strategies:
1. Sell First, Then Buy: The safest financial route. You can negotiate a "Rent-Back" to stay in your current home for up to 60 days after closing while you shop.
2. Buy First (Bridge Loan): Use specialized financing to buy your new home before the old one sells.
3. Contingent Offer: Make an offer on a new home that is dependent on your current home selling (though this is harder to get accepted in a hot market).

How long does the entire process take?

From the moment we list to the moment you hand over the keys, expect approximately 75–90 days on average.
• Prep & Photography: 1-2 weeks
• On Market: ~48 days (current average)
• Closing Period: 30-45 days

Can I sell if I still owe on my mortgage?

Absolutely. You do not need to pay off your mortgage before listing. The title company handles this for you at closing. They will take the buyer's funds, pay off your remaining mortgage balance directly to your bank, pay the closing costs/commissions, and then wire the remaining "Net Proceeds" directly to your account.

How does selling affect my taxes?

While we are not CPAs, generally, if you have lived in the home for 2 of the last 5 years as your primary residence, you can exclude up to $250,000 (single) or $500,000 (married) of profit from Capital Gains Tax. This is a massive benefit. We strongly recommend consulting your tax professional for your specific situation.

What happens if the deal falls apart?

If a buyer cancels due to a contingency (inspection, financing, etc.), we immediately relist the property. Because we maintain a list of interested parties and backup offers whenever possible, we can often get a new buyer in place quickly. We also require high earnest money deposits to ensure buyers have "skin in the game" and don't walk away lightly.

Plan Your Timeline