Learn how to buy a home before selling with cash, loans, or other options.

Buying a new home before selling your existing one can feel overwhelming, but several options can simplify the process. Many buyers face the challenge of upgrading to a new home while wondering how to manage the timing and financing. Understanding the available routes can help make this transition smoother.

The easiest route. The simplest way to buy a new home before selling your current one is if you have enough cash for a down payment while still owning your existing home. You’ll also need the income to qualify for both the new mortgage and your current home’s mortgage, along with any other debts, such as car loans or credit card payments. If you meet these criteria, this approach is the most straightforward. Essentially, you would buy the new home first and then list your current home for sale shortly after.

"When considering a bridge loan or other financing options, the first step is to consult with a lender."

Recasting your mortgage. Another option, which gained popularity during the pandemic, involves using the equity in your current home to reduce the payments on your new home. Once you’ve purchased the new property, you can apply the equity from your existing home to your new mortgage and recast it. This reduces the monthly payment based on the equity you’ve built, making your payments more manageable. This strategy worked well for many buyers during the pandemic, allowing them to buy a new home before selling their old one and then sell afterward to pay the mortgage.

Exploring bridge loans. If you don’t have the cash or equity needed to purchase your new home, a bridge loan might be an option. Bridge loans are short-term loans that allow you to put 20% down on a new home while waiting for your current home to sell. Once the old home is sold, you can refinance the bridge loan into a traditional mortgage. Bridge loans can be especially helpful when mortgage rates are higher, as they allow you to buy a new home even if you don’t have the income to qualify for both mortgages simultaneously.

How to get started. When considering a bridge loan or other financing options, the first step is to consult with a lender. Building a borrower profile based on your income and assets will help determine the best strategy for your situation. If a bridge loan isn’t right for you, alternatives such as using retirement savings or a home equity line of credit may also be viable, depending on your timeline. The process of exploring these options usually takes 24 to 48 hours, ensuring a quick and efficient decision-making process.

With the real estate market expected to see more move-up activity in 2025, it’s crucial to be prepared for increased competition. Whether you’re planning to buy before selling or need assistance navigating the market, we’re here to guide you through the process.

If you have any questions or need help, feel free to reach out to us. We’re ready to provide the expert guidance you need:

• Jon DeHart: (703) 286-9771 | Jon@HomesFromDeHart.com

• John Pyne: (703) 855-5158

Taking the right steps early can ensure a smooth move-up process, even in a competitive market. We look forward to helping you make your next move!

Working with a solo agent may feel personal, but they juggle every task, from listings to negotiations, often leading to burnout and missed opportunities.

When managing the world of real estate, one of the most critical decisions buyers and sellers face is whether to work with a solo agent, a team, or a larger brokerage. Each option has distinct advantages, and understanding these differences can help you choose the best path to achieve your real estate goals.

Many often wonder about the differences between solo agents and teams and how they compare to larger brokerages. The main distinction lies in the level of support and expertise you receive. 

A solo agent does everything—from listing homes to managing the paperwork and negotiating deals. While solo agents are dedicated, they are often stretched thin, handling every aspect of the transaction independently. This can lead to an overwhelming experience for the agent and the client.

"Choosing a real estate team gives you access to specialized roles, ensuring smoother transactions and a more personalized experience."

On the other hand, working with a real estate team offers a more streamlined and efficient process. As the lead agent of a team affiliated with Keller Williams, I oversee listings and work directly with buyers. At the same time, my staff manages the critical behind-the-scenes tasks that ensure everything runs smoothly. This structure allows me to focus on what I do best—serving my clients—while the team provides a seamless experience from start to finish.

Why choose a real estate team over a solo agent? The key benefit of hiring a real estate team is the ability to provide a more personalized, efficient, and high-quality experience. The workload is distributed within a team, meaning no person juggles too many tasks simultaneously. We have specialized roles for each team member, which helps ensure that everything—from listing to closing—is handled with the utmost attention to detail. This approach ultimately leads to a smoother, more successful transaction, with fewer chances for things to go wrong.

Understanding the size of a real estate team. While many teams operate at a high level, asking the right questions is crucial when selecting one. Larger teams may appear appealing due to their size, but you need to inquire about the number of agents and their individual experience. Not all agents in big teams are selling large volumes of homes, so you may not get the level of expertise you need. Small teams, like mine, are designed to deliver a high volume of sales while still offering that personalized service that ensures an excellent experience for each client. When choosing a team, focus on quality and experience, not just size. Small, experienced teams can often deliver better results with a more personal touch.

Whether you work with a solo agent, a small team, or a larger brokerage, the decision should be based on what matters most to you—personalized attention, fast response times, and a smooth process. Larger brokerages like Keller Williams, for instance, bring extensive resources but don’t overlook the benefits of a small team that offers specialized knowledge and a more customized experience.

If you’re uncertain which route to take, please call me at (571) 765-1038 or email me at jon@homesfromdehart.com. I'm happy to answer any questions about solo agents, teams, and brokerages and help you decide for your real estate journey.

Learn how to defer capital gains taxes by reinvesting in like-kind properties, ensuring more of your profits stay invested.

If you’re an investment property owner looking to sell, taxes can feel like a storm cloud looming over your profits. But what if there was a way to navigate around it? The 1031 exchange could be the lifesaver you need, and I recently sat down with 1031 expert Bill Haron to get to the heart of how this tax-deferral strategy works.

“The devil’s in the details,” Bill reminded me. And he’s right. Without a clear understanding of the process, you could pay far more taxes than necessary. But with Bill’s insights, you’ll be ready to make confident, well-informed decisions.

What you need to know about the 1031 exchange. I started by asking Bill a question on many property owners’ minds: “Is it really possible to defer taxes when moving from one property to another?” Bill explained it simply: “When you sell an investment property, the goal is to reinvest the proceeds into another ‘like-kind’ property. By doing so, you defer capital gains taxes and keep more of your money working for you.” You have to remain the new property owner like you owned the previous one. If the property you sold was under your name, the new one should also be.

"Most of the gain gets deferred into the new property, but the taxes can follow you if you’re not careful."

Can you buy with a partner? One of the most common questions is: “Can I join forces with others to buy my replacement property?” Bill responded clearly: “Yes, you can, but the structure matters. You can buy as tenants in common, where each person holds an undivided share. However, you must keep your ownership consistent with how you owned the original property.” If your original property was under your Social Security number, the new one should be. Even if you’re using an LLC for protection, it has to be a single-member LLC to maintain the tax-deferral status.

What about sale proceeds and taxes? I pressed Bill further: “So if an owner sells for one price and buys for less, what happens to the difference?” Bill didn’t sugarcoat it: “That difference, called the ‘boot,’ is taxable. Let’s say you net $800,000 from your sale but purchase a property for $725,000. This leads to a delta of approximately $65,000 to $67,000.” He added that you should expect a blended tax rate of about 25%, covering federal capital gains, depreciation recapture, and state taxes. Consult your CPA for exact figures, but know that boot taxation is real and can catch you off guard.

Can you use your investment property? Now, this part was intriguing. I asked Bill, “What if someone wants to use their investment property as a vacation home?” Bill shared, “The IRS is clear: personal use of your 1031 exchange property is limited to 14 days per year. Go beyond that, and the IRS might decide it’s a second home, not an investment property.” Stick to this rule, and your investment stays secure. Go over it, and you risk reclassification that could derail your tax benefits.

Many investors are swapping annual rental properties for high-yield vacation spots—like beach houses or cabins by the lake. Bill pointed out that a 1031 exchange lets you pivot without taking a capital gains hit as long as you play by the rules. Bill summed it up best: “Most of the gain gets deferred into the new property, but if you’re not careful, the taxes can follow you.”

Before you sell or buy, speak with a real estate expert and a tax professional who understands 1031 exchanges. Bill Haron, who handles more than 160 exchanges each month, emphasized the importance of guidance: “The process isn’t something you want to tackle on your own. A misstep can cost you big.”

Don’t let confusion or mistakes drain your profits. Reach out to an expert like Bill or your real estate advisor to make sure you’re set up for success. Ready to explore how a 1031 exchange could benefit you? Contact me at (571) 765-1038 or jon@homesfromdehart.com, and let’s talk and develop a strategy that will keep more money in your pocket and set you up for long-term success.

If you’re considering selling your home in the near future, how seriously are you thinking about staging? In the real estate industry, it’s widely accepted by experts across different fields that staging nets you more money for your sale, but I’ve spoken to a lot of homeowners who see it as a waste of time and money. If you’re on the fence about staging, here’s the truth: A few thousand dollars upfront can get you a two-to-one return on your investment and save you tons of time in the long run, which is why I always recommend sellers stage their properties. Here are the three most important benefits of staging you don’t want to throw away: 

1. Staging minimizes issues and highlights features. No home is 100% perfect, but staging allows you to move the focus away from your flaws and toward your strengths. Small rooms, dated appliances, and old fixtures can all be mitigated by proper staging. Items that would normally be sticking points at negotiations might be looked over by buyers who are attracted to your property’s highlighted features, so if you want a smooth home sale, I highly recommend staging.   

2. Staging turns your home into a shopping experience. Have you ever visited a model home? If you have, you know they have a clean, neutral feel that encourages you to look at the property as a product instead of as a messy place where life happens. Your home probably has some unique personality traits that could be a turn-off for certain buyers. By depersonalizing your home with staging, you can avoid these issues and present your home as a blank slate buyers can project their desires on to. 

3. The data proves staging nets you a great return on investment. There’s a reason why all home experts recommend staging; according to one estimate, putting 1.3% of your sale price into staging can net you an extra 7.1% on your final offer. I know it’s tough to have extra cash lying around when you’re planning a move, but I highly recommend accounting a few extra thousand dollars for staging costs when you prepare to sell your house. Not only will you see a great return, but your home will sell faster and attract more buyers. 

Whether you’re planning on selling soon or years down the road, it pays to plan ahead. Call or email me for a free, no-obligation pre-sale consultation. I’ll go over your neighborhood, the market, staging, and more. I look forward to hearing from you!

Despite shifting market trends, many sellers in the DC area are still paying buyer agent commissions—with a few notable exceptions.

Are you thinking about buying or selling a home in the DC area? You might wonder if sellers still cover buyer agent commissions in this changing market. The short answer is yes—most sellers still offer buyer agent commissions, though some exceptions exist. Today, I’ll examine what we see regarding buyer-agent commissions and how they affect buyers and sellers.

What are buyer agent commissions? Buyer agent commissions are fees the seller pays to compensate the buyer's real estate agent for facilitating the transaction. Traditionally, the seller has covered these fees, and that trend is still holding up in the DC area. From our recent sales over the last few months, every transaction we’ve managed has involved the seller offering a buyer agent commission.

"Most sellers in the DC area are still offering buyer agent commissions, maintaining market competitiveness."

What's changing? While most sellers are still covering these fees, it's worth noting that all commissions are negotiable, and we are seeing some variations depending on the property and the deal. One positive development is the increased transparency around these fees. The buyer-agent commission is explicitly detailed in the residential sales contract, making it more straightforward for the buyer and the seller to understand the costs involved.

What does this mean for sellers and buyers? For sellers, covering the buyer agent commission can make your property more appealing in a competitive market. It’s a cost that helps attract buyers and facilitates smoother negotiations. On the other hand, buyers now have a clearer view of their agent's commission, contributing to a more transparent transaction overall.

Call me if you have questions about buying or selling in this market or how commissions work. I’m here to help you make informed decisions in this evolving industry.

Learn how to get below-market deals today as D.C. buyers pause pre-election and days on the market rise.

Are you wondering how presidential elections impact the local real estate market in the D.C. area? As we approach the upcoming election, it's crucial to understand how it might affect your home buying or selling plans. Having sold real estate through three presidential elections in the D.C. Metro area, I've noticed a consistent trend: buyers tend to take a significant pause in the months leading up to a presidential election.

Why buyers pause before elections. From a market perspective, this pause means the number of days on the market will be higher over the next couple of months. We also see fewer showings as buyers wait on the sidelines to see who wins the election.

"Buyers tend to take a big pause before elections, creating unique opportunities for wise homebuyers.

Interest rates could change the game. What's different about this election compared to past elections is the role of interest rates. Previous elections typically had lower interest rates and weren't as significant a topic as they are now. Currently, there's potential that the Federal Reserve could start lowering interest rates, which might spark interest from buyers to get off the fence, start looking at houses, and begin purchasing.

Recent market slowdown. However, in the grand scheme of things, we've seen a downturn in general traffic just in the past couple of weeks after Labor Day. We'll closely monitor this trend and keep you posted on what happens.

What you can get. If you're a buyer, this could be a prime opportunity to get a below-market deal on a property you didn't think you could qualify for. In the past, we've helped buyers secure amazing deals on houses leading up to presidential elections, sometimes thousands of dollars below what we figured to be the property's valuation.

The months ahead will be interesting whether you're hunting for your dream home or considering selling before the next president is sworn in. While buyers might hit pause, remember: real estate is all about timing, and sometimes, uncertainty can create golden opportunities. After all, it’s not every day that you can buy a home at a discount while everyone else is too busy watching debates. 

If you have questions about how the election might impact your home-buying plans or are ready to take advantage of below-market deals, call (703) 286-9771. We're happy to be your resource, show you the property, and see if it might be a good fit. Remember, these opportunities don't come around often. Don't miss out on potential savings during this unique market period.

Learn how the National Association of Realtors' recent settlement affects real estate, including buyer agent compensation and seller strategies.

Do you wonder how the National Association of Realtors (NAR) settlement impacts our local real estate market? It’s a popular question, especially concerning how buyer agent compensation and seller practices are shifting. Here’s what you need to know since the settlement went into effect:

1. Buyer agent compensation is still steady. One of the biggest questions is how buyer agents are being compensated post-settlement. While new transparency rules have been introduced, we haven’t seen a dramatic change locally. Sellers still offer compensation to buyer agents in most cases. Recent transactions have followed the same structure with little disruption.

"While the NAR settlement has introduced new rules and transparency, the local real estate market has remained stable."

2. New MLS rule changes. Since August 17, MLS rules have been updated to include buyer agent compensation as a contract line item. This helps sellers and agents see the breakdown of costs and better understand the financial picture. Despite the new requirement, this hasn’t significantly changed how deals are structured.

3. New challenges with comparable sales. One of the more nuanced challenges involves assessing comparable sales. With the updated compensation rules, it’s becoming harder to determine exactly how much sellers are netting in each transaction. This complicates pricing strategies for both buyers and sellers. A knowledgeable, local agent who understands market intricacies is more crucial than ever to ensure you compare properties accurately.

4. Buyer confidence remains high. The good news is that buyers are still confident in working with agents. They trust an expert to guide them through the process, and they value professional support during transactions. The market is steady, and buyers still seek agents representing their interests.

While the NAR settlement has introduced some new rules and transparency, the local real estate market hasn’t been turned upside down. Buyer agent compensation remains consistent, MLS changes are more about clarity than disruption, and pricing strategies may require more finesse—but nothing a competent agent can’t handle. If you have any questions about how these changes might impact your next real estate move, call me at (571) 765-1038. I’m here to help you handle these updates and ensure you make informed decisions.

So, whether you’re buying, selling, or just curious about how things are shifting, rest assured: the sky isn’t falling. It’s just getting a little clearer.

Learn what off-market properties are, how they differ from MLS listings, and when
selling off-market can be the right choice.

Have you ever encountered the term "off-market property" and thought, "Wait, where's this mysterious market hiding?" Well, it's time to uncover the secret. I'm here to spill the beans on what it means to sell a home "off-market."

Unlike the usual real estate game where properties are paraded on the Multiple Listing Service (MLS) for everyone to see, off-market properties are more like a hidden gem passed around in hushed tones among savvy agents or whispered about at dinner parties. There is no endless parade of strangers at open houses, no fiddling with lockboxes, and fewer showings. Consider it the underground real estate club, where deals can happen faster and hassle-free.

Common misconceptions about off-market properties. Many people believe selling off-market means you won’t get a high price, especially if selling to an investor, developer, or family member. However, that’s not always true. In some cases, off-market sales can be advantageous, and you might even secure a price above market value by selling "as is" without making repairs.

"An off-market property can sometimes lead to a faster sale with less hassle."

Why sell off-market? One benefit is exclusivity. Because these properties aren’t widely advertised, they can create urgency among buyers. If a buyer knows the property isn’t on the MLS, they may be more motivated to make a solid offer to avoid it going public and facing more competition.

What is a pocket listing? A pocket listing is an off-market property where a broker markets your home privately, often within their brokerage network. For example, at Keller Williams in McLean, more than 350 agents market homes directly to an extensive database of buyers. This can help gauge interest and secure a sale without a traditional listing.

How does this benefit you? Marketing your property to a targeted group could mean having buyers lined up before it even hits the MLS. This allows for a more controlled environment to test the market without fully committing to a broader audience and can reduce costs associated with commissions and closing fees.

You don’t need the MLS to make a move. While listing on the MLS can draw more eyes, it also brings more foot traffic and competition. Going the private route? Think of it as skipping the line—fewer showings, fewer headaches, and a quicker path to "sold." And with a pocket listing, your home gets a VIP pass to a select crowd, keeping things exclusive without the paparazzi-level publicity. If you’re considering selling your home and want to explore these options, call me at (571) 765-1038.

Learn the benefits of the 1031 exchanges and how it can save you money.

Have you ever wondered how to defer taxes when selling your investment property? We’ll tackle the benefits and mechanics of 1031 exchanges with expert Bill Harrington from Realty Exchange. He’ll explain how you can swap properties without paying taxes immediately, allowing you to reinvest and grow your portfolio. Whether you're tired of managing your current rental or looking for better opportunities, this strategy could be a game-changer. 

To understand the details, check out the video above or skip to each topic using the timestamps provided: 

0:00 — Endorsement

0:41 — Introduction

1:04 — What is a 1031 Exchange?

2:05 — What are the mechanics of the 1031 Exchange?

4:00 — The 3 rules

7:00 — Wrapping up

For more information or to ask Bill any questions directly, you can email him at bill@1031.us, and if you're a property owner looking to explore your options, feel free to give us a call at 703-286-9771.

Discover the hassle-free way to sell your D.C. property for cash.

Are you a property owner in the D.C. area looking to cash out of your properties as is? If so, you're going to find this information invaluable.

A lot of homeowners in D.C. want to sell their homes without the hassle of a drawn-out listing. They are interested in an as-is sale that involves minimal stress. We frequently encounter property owners who want to avoid the complexities of traditional home sales.

So, what do we do to help? We connect you with investors who are ready to buy your house for cash. In some cases, they even offer more than the fair market value. Here are some of the key benefits of this program:

1. Quick Closure. One of the most significant advantages of our program is the ability to close on your property in as little as 7 to 21 days. This expedited process is ideal for those who need to sell their home quickly due to personal or financial reasons. By avoiding the lengthy traditional sale process, you can move forward with your plans without unnecessary delays. The quick closure ensures that you receive your cash payment promptly, providing you with the liquidity you may need. This efficiency can significantly reduce the stress and uncertainty often associated with selling a home.

2. Flexible Move-Out. Our program offers a flexible move-out option, allowing you to rent back the property for a period after the sale. This arrangement gives you the necessary time to transition smoothly to your next home without the pressure of immediate relocation. It’s particularly beneficial for those who need to coordinate the purchase of a new property or make other living arrangements. By staying in your home for a predetermined period, you can avoid the inconvenience and cost of temporary housing. This flexibility ensures that your move is as seamless and stress-free as possible.

3. Leave Unwanted Items. One of the unique perks of our program is the ability to leave behind any items you don't wish to take with you. This means you can move only the belongings you need without the hassle of decluttering or disposing of unwanted items. This feature is especially advantageous for those who have accumulated a lot of possessions over the years or are downsizing to a smaller home. It simplifies the moving process and reduces the physical and emotional burden of sorting through and discarding items. Ultimately, this option contributes to making the sale of your home as easy and stress-free as possible.

This process eliminates the need for open houses, lockboxes, and numerous showing requests. You won't have to vacate your home for an entire weekend waiting to see who will buy it. We have buyers ready to purchase your home, sometimes for above market value.

If you are interested in selling, please give me a call at 📞(703) 286-9771. I'd love to discuss this option with you and help you determine if it’s the right fit. Alternatively, we can also explore listing your house to get the most money through our Multiple Listing Service. We look forward to hearing from you!