Should Markham homeowners sell first or buy first when moving up?In today’s balanced Markham market, many move-up families are safer selling first, or listing and buying in close succession, because buyers have choice and homes can take time to sell. In September 2026, Markham homes averaged 34 listing days and 50 property days on market, according to TRREB. Buying first can make sense if your home will sell quickly, you can carry two homes for a short time, or the home you want is rare. A sale of property condition, a long closing or bridge financing can help connect the two. Score your own situation on the five factors below before you decide.
Nearly every move-up family in Markham faces the same question: sell first and risk having nowhere to go, or buy first and risk owning two homes? The right answer depends less on the market headlines and more on your home, your finances and what you are looking for.
Michael John Lau, a REALTOR® with the Kaizen Real Estate Team, one of the most active real estate teams in Markham and York Region, walks families through a simple scoring exercise before they list, so the order of moves matches their real risk.
The five-factor score
Give yourself one point toward “sell first” or “buy first” for each factor:
| Factor | Points toward selling first | Points toward buying first |
|---|---|---|
| Your home | Unusual, higher-priced or in a slower segment | Popular type and area, easy to price |
| Your finances | You need the sale proceeds for the down payment | You can carry both homes for a few months |
| Your target home | Plenty of similar homes for sale | Rare, such as a bungalow or a specific school area |
| Your timeline | Flexible, with time to rent or stay with family | Fixed, such as a school start or job move |
| Your risk tolerance | You prefer certainty about your budget | You are comfortable with some short-term risk |
Three or more points on one side usually points to a clear order. A split score suggests listing and buying in close succession with protective conditions.
Why the 2026 market favours caution
TRREB reported 1,122 active Markham listings in September 2026 and 4.1 months of inventory on a trend basis. With more homes to choose from, buyers take their time, so selling can take longer than many owners expect. That is the main risk of buying first. On the other hand, with buyers having choice, you may also find your next home without a bidding war, which reduces the risk of selling first.
If you sell first
- Ask for a longer closing to give yourself time to find the next home.
- Line up a backup plan, such as a short-term rental or staying with family.
- Shop seriously once your sale is firm, knowing your exact budget.
- Use your strength: a buyer with a firm sale can make a cleaner offer.
Not sure which to do first?
Michael John Lau can score your situation with you and build a sale and purchase plan around it.
Book a move-up consultationSearch Markham homesPrefer to talk? Call the Kaizen Real Estate Team at (647) 370-8885.
If you buy first
- Price your current home realistically from recent sales, and list quickly.
- Consider a sale of property condition, which makes your purchase depend on selling by a set date. See the sale of property condition for move-up buyers.
- Ask your lender about bridge financing before you offer. Most lenders require a firm sale first.
- Know your carrying cost for two mortgages, taxes and utilities if your sale takes longer.
Closing date strategies
| Strategy | Best for |
|---|---|
| Same-day closings | Families who want no overlap and no bridge loan |
| Purchase closes a few days before the sale | Time to move, paint and clean, with bridge financing |
| Sale closes first, with a rent-back | Sellers who want certainty and a few extra weeks in the home, if the buyer agrees |
| Long closing on the sale | Families who want time to find the right next home |
A Markham example
A family in a Cornell townhouse wants a detached home in Berczy near a particular school. Their townhouse is a popular type in a busy area, they need the sale proceeds for the down payment, and their timeline is flexible. That is two points toward selling first and one toward buying first, with homes in their target area appearing every few weeks. They list first, ask for a 75-day closing, and start serious house hunting once the sale is firm. This is an illustration only.
Questions to answer before you list
- What will the current home realistically sell for today?
- How much can the household borrow, and does that include bridge financing?
- Can the current mortgage be ported, or what is the penalty to break it?
- How long could the family carry two homes if needed?
- How many homes like the target home are for sale right now?
Ultimately, the decision is yours. The goal is to make sure you have all the information before you choose an order.
The right order is the one that lets you move once, with a budget you know and a plan you trust. Call the Kaizen Real Estate Team at (647) 370-8885 or book a consultation.
Frequently asked questions
Is it better to sell first or buy first in Markham?
In today’s balanced market, many families are safer selling first or listing and buying in close succession. Buying first can work if your home will sell quickly or the home you want is rare.
How long does it take to sell a home in Markham?
In September 2026, Markham homes averaged 34 listing days and 50 property days on market, according to TRREB.
What is a sale of property condition?
It makes your purchase depend on selling your current home by a set date. The seller usually keeps the right to accept another offer and gives you a short window to remove it.
What is bridge financing?
A short-term loan that uses the equity in your current home to close your purchase before your sale closes. Lenders usually require a firm sale first.
Can I rent back my home after selling?
Sometimes. A buyer may agree to let you stay for a short period after closing, under a written agreement. It must be negotiated in the offer.
What if I buy first and my home does not sell?
You may carry two homes. Price your home realistically, list quickly, and know your carrying costs and financing options before buying.
Michael John Lau and Neeraj Moolchandani are licensed REALTORS® with the Kaizen Real Estate Team, eXp Realty, Brokerage, 9763 Markham Rd, Markham, ON L6E 1A4. Licence #4784577. Call (647) 370-8885. Market figures are from TRREB’s September 2026 Market Watch (October 6, 2026). Financing descriptions are general and vary by lender. This article is general information only and is not financial, legal or tax advice. Not intended to solicit buyers or sellers currently under contract with another brokerage.
