Locked into your low-rate mortgage but ready for a bigger home? Don't sell first. Don't move twice. Don't rent in between. PRMG's Buy Before You Sell program lets you tap your current home's equity, make a non-contingent cash-strong offer on your next one, and sell on your timeline, with a backstop in place if the market slows down.
A clear path from your current home's equity to a non-contingent offer on your next one, without juggling two mortgages or scrambling for temporary housing.
Quick application. We review your current home's value, your equity position, and your buying capacity. Eligibility decision and equity-unlock amount usually back in 24 hours or less. No commitment.
We unlock up to 85% of your current home's value (less your existing mortgage) to fund the down payment, closing costs, and any carrying costs while you transition. Your existing low-rate first mortgage stays put.
You write the offer on your next home with no home-sale contingency, the structural deal-killer in competitive markets. In multi-offer scenarios this routinely beats financed offers and shows up like a cash buyer.
Close on the new home, move directly in, settle the family. Then list and stage the old home empty, typically a faster sale at a better price. You usually have up to 21 days to list and 120-180 days to close.
Your old home sells on the open market. At closing, the bridge / HELOC / partner advance is paid off, and the rest of your equity comes back to you. If the market drags, a buyback backstop is available through select partner programs.
Each path fits a different equity, credit, and timing scenario. Pricing, speed, and convenience vary, and we'll be honest about which one actually saves you the most.
Tap your equity in days, not weeks. Keep your existing low-rate first mortgage in place. Use the HELOC funds as the down payment on the new home, then pay it off when the current home sells. Lowest cost path when you have strong equity and good credit (typically 680+).
Best for: Strong equity (30%+), good credit, low first-mortgage rate you want to keep.
Explore 5 Day HELOC →Short-term loan secured by your current home. Funds the down payment on the new home. Pays off automatically when the current home sells. Useful when a HELOC isn't an option, recent loan changes, condo restrictions, non-warrantable property, or timing where the HELOC won't fund fast enough.
Best for: Equity-rich borrowers who need flexibility, a fixed payoff date, or a structure that doesn't tie up a permanent lien.
Discuss bridge structure →A partner advances the equity and guarantees the sale of your current home. You make a non-contingent offer, close on the new home, then list and sell the old one with a buyback backstop if it doesn't sell. Highest convenience and certainty, partner fee applies (typically 2.0%, 2.9% of the sale price plus closing costs).
Best for: Buyers who want certainty, hate timing risk, or are in a market where a non-contingent offer is the difference between winning and losing the home.
See which partner fits →It's not just a financing trick, it changes the way you shop, negotiate, and move.
Sellers in tight markets routinely reject offers contingent on the buyer's home selling. Removing that line on your contract puts you on the same playing field as cash buyers.
Use up to ~85% of your current home's value (minus the mortgage) for the down payment, closing costs, moving expenses, and carrying costs. Money that's sitting in your walls becomes buying power.
Select partner programs include a guaranteed buyback if your old home doesn't sell in 120-180 days. You're not left holding two mortgages indefinitely if the market shifts.
Go straight from current home to new home. Skip the temporary rental, the storage unit, and the second moving truck. The typical move-up family saves $5,000, $12,000 here alone.
Empty, professionally-staged homes consistently sell faster and for more than occupied homes. No more weekend showings while pets and kids are home. Your listing photos look like a magazine.
The HELOC and bridge structures preserve your existing low-rate first mortgage. You aren't forced to refinance into today's rate before you have to.
The new home can be financed with any major program, including VA and FHA. You aren't locked into one loan type just to qualify for the Buy Before You Sell structure.
Once you're already moved, there's no clock forcing you to accept the first below-market offer that walks in. You can wait for the right buyer at the right price.
What you actually gain when you skip the sell-first mess.
Plug in your numbers. We'll show whether your current equity can cover the down payment on the next home plus carry both mortgages until your current one closes.
Estimates only. HELOC max CLTV varies by lender (usually 80-90%). Final HELOC amount depends on credit, income, and AVM. Actual buy-before-sell partner fees vary by program (typically 1.5-4% of new home value). Not a commitment to lend.
The questions clients ask before they apply. If yours isn't here, text or call and we'll answer it.
Equity-approval decisions typically come back in 24 hours or less. You'll know how much you can use for the down payment, closing costs, and carrying costs before you even start writing offers, and there's no commitment to move forward.
It depends on the path. With a 5 Day HELOC, the new mortgage is underwritten counting the HELOC payment, but typically not the full payment of the home you're selling if it can be documented as exiting. With a partner program, the partner often takes the carrying risk off your DTI entirely. We'll structure it whichever way gets you qualified.
Select partner programs include a buyback backstop, typically a guaranteed offer at a predetermined price if the home doesn't sell within 120 to 180 days. The HELOC and bridge paths don't include that guarantee, but they do let you reduce the price or wait longer because your carrying cost is your decision, not someone else's deadline.
It depends on the path:
We'll show you all three side-by-side so you can pick the right tradeoff.
Yes. The new home can be financed using FHA, VA, conventional, jumbo, or high-balance. The Buy Before You Sell structure works on top of whichever loan program fits your purchase. VA borrowers especially benefit because the equity advance can cover the funding fee and closing costs.
Get pre-approved for the equity unlock first. Then you can shop with confidence, knowing exactly what offer you can write and how strong it will look. Many sellers and listing agents prefer offers from buyers who already have equity-approved Buy Before You Sell status because it's effectively as strong as cash.
Guidelines vary by path, but PRMG looks at the full credit picture and reserve position together and at least 25 to 30 percent equity in the current home. Higher equity and stronger credit unlock the lowest-cost paths. If you're close to the line, we'll tell you exactly what to fix before applying.
Yes, through partner programs. If your departing home doesn't sell within the program's listing window (commonly 120 days, sometimes up to 180), the partner buys it at a predetermined price so you aren't stuck. Any profits over the partner's costs flow back to you when the home eventually resells.
Most programs give you up to 21 days to list the departing home and 120 to 180 days to sell. HELOC and bridge paths are more flexible on timing, they just keep accruing interest until paid off. Partner programs are stricter because the buyback clock is part of the offer.
Yes, meaningfully. Cash offers are accepted at over four times the rate of financed offers in competitive markets. Removing the home-sale contingency, and in some structures showing up with cash-equivalent status from the partner, puts you in that top tier. In multi-offer scenarios this is often the difference between winning and losing the home.
Tell us about your current home and where you want to go. We'll model out all three solution paths and tell you which actually works for your situation, often within one business day.