Outgrowing your Beaverton home and wondering how to buy your next place without the chaos of two moves, two mortgages, or missed opportunities? You are not alone. Many local homeowners are planning a smart “move‑up” in 2026, and the good news is the market gives you more room to breathe than it did a few years ago. In this guide, you will learn your timing options, financing paths, offer strategies, sample timelines, and the local costs to expect so you can move with confidence. Let’s dive in.
Beaverton 2026 snapshot for move-up buyers
In January 2026, Beaverton’s median sale price was about $563,036, and the typical home spent around 63 days on market. Zillow’s local value index showed a typical home value of about $520,499 for the same period. Inventory across the Portland metro, including Washington County, increased year over year and market time rose, which points to a more balanced pace than 2021 to 2022.
What this means for you: in a more balanced market, sellers may be more open to reasonable contingencies, including a short home‑sale contingency, especially for listings that have been active for a few weeks. Still, certain well‑priced homes can draw strong interest, so your exact strategy should match the neighborhood and price band. For regional context on inventory and pace, see the Northwest Multiple Listing Service’s January snapshot of the market across the metro area here. Local appraisal analysis also points to softer or flattening pressure versus mid‑decade peaks across the county. You can explore county‑level insights in the Portland Appraisal Blog.
Choose your path: sell first, buy first, or coordinate
Sell first
Selling first is common when you want to eliminate financial overlap. You avoid carrying two mortgages and you know your exact proceeds for the next down payment. The tradeoff is timing. You may need temporary housing or a short rent‑back if your next home does not close the same day. In Oregon, title and escrow companies handle closings, and a financed escrow often runs about 30 to 45 days.
When to favor this path: your target segment has steady options, you want less financial risk, and you can plan for short‑term lodging or a rent‑back.
Buy first
Buying first can make sense if you find a standout home and fear missing it. To bridge the gap, many buyers use a bridge loan, a HELOC, or cash if available. Bridge loans are short‑term and usually require strong equity and credit, plus the ability to carry two payments for a period. They tend to cost more than a standard mortgage. Learn the basics of bridge financing from LendingTree. For HELOC pros and cons, see Bankrate’s explainer and this overview from Better.com.
When to favor this path: you have ample equity and reserves, your lender will qualify you to carry two homes, and you prioritize securing a rare property.
Coordinate both closings
Coordinating same‑day or back‑to‑back closings can minimize interim housing costs. It requires tight timelines, responsive lenders, and careful title and escrow coordination. This path shines when both transactions are predictable and everyone communicates quickly. It works best with a hands‑on agent team that can manage the moving pieces.
Quick decision checklist
Use this to choose a path that fits your goals:
- Equity and reserves: Do you have at least 20 percent equity and the savings to carry two payments for a few months if needed?
- Market heat: Is your target neighborhood moving slowly enough to accept a short home‑sale contingency, or are homes still getting multiple offers in days?
- Risk comfort: Would carrying two mortgages for a short period cause undue stress? If yes, lean sell‑first.
- Timing windows: Are you trying to time a move around school, a new job, or a lease end? Flexibility helps with coordination.
- Home prep: Will light updates or staging boost your sale price? If yes, build in a short prep runway before listing.
Financing primer for Beaverton buyers
Use sale proceeds
If you sell first, the most straightforward plan is to use your net proceeds for the next down payment. Ask your title and escrow team about wiring funds, timing on the day of closing, and how taxes and prepaid items are prorated. In Oregon, title and escrow companies coordinate these details during the 30 to 45 day closing window typical for financed sales.
Bridge loans
A bridge loan is a short‑term loan secured by your current home that lets you buy before you sell. Lenders often look for 20 percent or more equity, strong credit, and acceptable debt‑to‑income ratios while you carry both homes. Costs are higher than long‑term mortgages, and some products defer payments until your home sells. Review basics and cost factors with LendingTree and this primer from Rocket Mortgage.
Key questions to ask: total fees, repayment on sale, whether you must close both loans with the same lender, and how quickly funds can be available.
HELOC or home equity loan
A HELOC is a revolving line of credit with a variable rate. A home equity loan is a fixed lump‑sum second mortgage. Both can work as a short bridge for your next down payment or to cover carrying costs while your current home is on market. Understand rate risk, maximum loan‑to‑value, prepayment penalties, and whether the lender will require payoff at closing. See Bankrate’s overview and a quick pros‑and‑cons guide from Better.com.
Cash‑out refinance or cash reserves
If you can secure a competitive rate, a cash‑out refinance can unlock equity. Compare the long‑term rate and costs against a short‑term bridge loan or HELOC. If you have cash reserves, you may be able to buy first, then replenish savings after your sale closes.
Assumable loans
Some government‑backed loans, like certain FHA, VA, or USDA loans, can be assumed by a qualified buyer. This can preserve a lower rate on the seller’s loan. Conventional loans are typically not assumable. Treat this as a bonus option if you happen to find a home with an assumable loan in place.
Questions to ask your lender
Bring these to your financing call:
- Do you offer a bridge loan or buy‑before‑you‑sell option? What are the rate, term, fees, and repayment mechanics?
- If I open a HELOC, what is the maximum combined loan‑to‑value, and are there prepayment penalties?
- How many months of reserves will you require if I carry two mortgages for a short period?
- How long will my pre‑approval be valid, and how long can I lock a rate? What are your lock extension and float‑down terms and fees? See this guide to rate lock extensions for context at Mortgage‑Info.
- If the appraisal comes in low, how will that affect my loan amount and timeline? Will you allow an appraisal reconsideration or a second appraisal?
Offer strategies and contingencies that work
Financing, appraisal, and inspection contingencies
A financing contingency protects you if your loan falls through. Sellers tend to prefer shorter or limited contingencies, but removing them raises your risk. Appraisals can come in below contract price. Lenders base loan amounts on the appraised value, not the contract price. You can address this by adding an appraisal gap clause with a cash cap. Learn what an appraisal gap means and how to plan for it with NerdWallet’s explainer or this breakdown from Rocket Mortgage. Inspection contingencies remain standard and are often negotiated around repairs.
Home‑sale contingencies and kick‑out clauses
If you need to sell to buy, there are two common forms. A sale and settlement contingency requires you to sell and close before buying. It offers the most buyer protection and is the least appealing to a seller. A settlement contingency applies when your current home is already under contract and you are waiting to close. It is stronger in a seller’s eyes. To help a seller feel comfortable, a kick‑out clause allows the seller to keep marketing the home. If a better offer arrives, you get a short window to remove your contingency or step aside. For a plain‑English overview of contract stages and why some deals fall through, see HomeLight’s guide.
Rent‑backs to smooth timing
If the seller of your next home needs time after closing, a short rent‑back can help you coordinate both moves. This is a short lease that outlines rent amount, insurance, liability, and firm move‑out dates. In Oregon, local title and escrow companies commonly handle these documents. Clear terms protect both parties and can make your offer more attractive without giving up key protections.
Two sample timelines you can follow
Timeline A: Sell first, then buy
- Week 1 to 2: Meet with your agent to plan listing prep, staging, and photography. Complete light updates that deliver ROI.
- Week 3: Go live on market. Showings begin.
- Week 4 to 5: Review offers and negotiate. Accept the best offer and open escrow. Typical financed closing is 30 to 45 days.
- Week 6 to 10: Complete buyer inspections and any agreed repairs. Finalize your loan pre‑approval for the next home.
- Week 8 to 10: Close on your sale. Proceeds are wired by title and escrow. If needed, negotiate a short rent‑back while you shop.
- Week 10 to 14: Make offers on your next home with a strong pre‑approval. Close on your purchase and coordinate move‑out from the rent‑back.
Timeline B: Buy first with a bridge or HELOC
- Week 1: Get pre‑approved for both the primary mortgage and bridge or HELOC. Confirm reserves and lock timelines with your lender.
- Week 2 to 3: Tour and identify the target home. Write an offer with tight but reasonable contingency windows. Consider an appraisal gap cap.
- Week 4 to 7: Complete inspections and loan approval. Coordinate title and escrow for a smooth purchase closing.
- Week 5 to 8: Prepare your current home for market with staging and photography. Go live shortly after you close on the new home.
- Week 9 to 13: Review offers on your sale and open escrow. Use sale proceeds to pay down or retire the bridge or HELOC.
Local costs, taxes, and disclosures to plan for
- Washington County transfer tax: The county assesses a transfer tax of $1 per $1,000 of consideration on most transactions above the exemption threshold. Confirm exemptions and payment timing with your title and escrow team. See county property tax information here and background on Oregon deed and transfer rules here.
- Seller disclosures in Oregon: Most residential sellers must provide a Seller’s Property Disclosure Statement for 1 to 4 unit homes. Buyers generally have a five business day right to revoke after receiving certain disclosures unless waived. Your agent and escrow team will guide the deadlines.
- Capital gains exclusion: If you meet ownership and use tests, you may exclude up to $250,000 of gain if single, or up to $500,000 if married filing jointly, on the sale of your primary home. Review details and edge cases in IRS Publication 523.
- Closing mechanics: In Oregon, title and escrow companies coordinate closings. Financed transactions often close in about 30 to 45 days, while cash can be faster. Plan for lender fees, title and escrow fees, and prorations.
Beaverton logistics to factor in
- School calendars and enrollment: If timing around a school year matters to you, check enrollment dates and transfer policies with the Beaverton School District. Use neutral, factual information to plan your move timing.
- Commute and daily routes: Test your commute at peak hours to confirm drive times, transit options, and neighborhood access.
- Moving and vendor availability: Book movers and cleaners early. If light improvements or staging will help maximize your sale, schedule that work well before listing.
Make your move with hands-on guidance
A smooth move‑up comes down to planning, presentation, and clear communication. You want a project manager who can prep your home for a standout sale, coordinate lenders and escrow, and craft offers that protect you while staying competitive. From staging and vendor management to rent‑back negotiations and contingency strategy, you deserve a calm, well‑run process that helps you right‑size your life.
Ready to plan your next step in Beaverton? Connect with Shelley Lucas to map your best route. Right‑Size Your Life — Book a free consultation.
FAQs
Can I make an offer in Beaverton contingent on selling my home?
- Yes. In a more balanced 2026 market, sellers are often open to reasonable home‑sale or settlement contingencies, especially with proof your home is listed or under contract and with shorter contingency windows.
Are bridge loans common and affordable for move‑up buyers?
- They are available and useful in the right situation, but they usually cost more than standard mortgages and require strong equity and credit. Compare total cost and terms against a HELOC or cash‑out refinance.
What happens if the appraisal comes in low on my next home?
- Your lender will base the loan on the appraised value, not the contract price. You can walk away if protected by an appraisal contingency, renegotiate the price, bring cash to cover a gap, or request an appraisal reconsideration. An appraisal gap clause with a clear cap can help you compete while limiting risk.
