This is more for discussion or just to hear any educated thoughts. To start with, we do have a realtor that is knowledgeable, experienced and I've known for several years . She lives on my block and knows the area well

All that being said, here's the deal:

-Nice, newly remodeled (during covid) house in west Temple
-feeds into a very good elementary (most would say best in district), middle school and into new Lake Belton high school
-has a new pool and backyard kitchen area

We are building a new house in the area. Hope is it will be done in September or October. Our plan was to move once. But if things stretch out and start to look like October or Late September, I fear we may miss the family that is looking to buy this house in time for school.

I'm starting to be a bit nervous with the market looking like it is cooling. At this point I'm considering listing the house sooner than expected (maybe end of June or early July regardless of the new build's status at the time) and risk needing to move twice.

Our realtor feels I'm too nervous and thinks this house will sell easily no matter when we list. She feels it will be one of the most attractive houses to hit the market in some time (location, updates, pool, etc…)

I'm open to thoughts

Thanks

I'd list summer and require a lease back to time your move.

I will bring this up with her again. She keeps telling me to not worry and just list it when we know the new house will be done. She keeps saying that this house will sell easily. She contends that if we put it on the market with limitations we could exclude buyers or put us in a weaker spot in negotiations. In other words, it is not ideal to list if we aren't willing to move out.

I certainly don't want to move twice in a matter of months, but I also don't want to miss the market completely and risk carrying two mortgages or getting substantially less.

I guess that is my question for those of you that may know this market, is it cooling that much that I need to be nervous and list sooner (before we know our new house is ready)?

I'd sell now and require a long enough leaseback to account for delays. School year matters...

The reason i would do that is to clear my mind of "will it sell" b/c reality is that you will likely not have issues selling in August either.

I guess "cooling" is a relative term. I don't know of a single Texas market with greater than 1.4 months of inventory (Houston)….and that is up from 1.3 months of inventory last month. So I guess that's cooling? For perspective, 6 months is considered equilibrium, and I believe 1.4 months would rank in the top 12 all time lowest inventory months recorded in Texas.

Thanks. Its nice to hear things with numbers behind them. I guess I'm just getting a little nervous as I obviously want to get a good price for my house and more importantly, not carry two notes for any amount of time.

Sell whenever you want. Don't let moving your stuff into storage influence the decision. It's not that big of a deal. We had to do it for a month last year while our home was being completed. The second move is a piece of cake if you are strategic with your packing.

Don't know anything about the Temple rental market, but I'd also check AirBnB/VRBO to see if there are any fully-furnished short-term rentals in the area you could lease for a few months if needed.

Read a recent report that said some markets are seeing as much as 50% of STRs being rented as "mid term rentals" for the exact reason you've described.

Good thought. Luckily we have an apartment in town we could use indefinitely if need be. We are in no hurry to live in a two bedroom apartment compared to our house for a great number of reasons, but it is there if we need it.