Why did they sell first instead of buying from out of state?
My clients came to me right as they sold their home out of state. They had roots in the Portland area, they were ready to leave a hot climate behind, and with their kids heading to college in Oregon, they wanted to be closer.
They needed the equity from that sale for their down payment here, and they didn't want to carry two mortgages at once. So their plan was simple: sell first, move up, find a short-term rental and shop for a house together in person.
That's one of the three paths I walk relocating buyers through. It means you see every house yourself, at the cost of rent and moving twice. Read about all three: How do I sell my current home and buy in Portland at the same time?
What were they looking for?
A home for their family's next chapter:
- At least three bedrooms, with space for a home office and room for their kids when they're home from college
- A yard big enough for two dogs to run around
- Character. No new construction.
- Walkability, close to what drew them to Portland: the bridges, the breweries, the coffee shops
What happened when they started making offers?
We started shopping in June, the most competitive stretch of Portland's market, and they wanted to shop near the top of their budget. That's a hard combination in peak season.
We lost several homes. Some went to cash buyers. In one case, we were the best offer on the table until a full cash offer arrived about 30 minutes before the deadline and pushed us out. On others, we were simply outbid.
Why didn't they waive the inspection to compete?
Because most of the homes they wanted were around 100 years old, and I don't want anyone to waive the inspection on a 100-year-old home. Old houses in Portland almost always have something going on with the sewer line, the foundation or the systems, and the inspection period is how you find out before it's yours.
Instead, we made the offer more competitive in other ways. We shortened the inspection window, and we agreed not to ask the seller for small repairs, only items above a set dollar amount. That told the seller we were serious without giving up the right to walk away from a major problem.
How did they end up getting the house?
We were outbid on a mid-century home in a walkable neighborhood, and our offer went into backup position. That means if the first buyer's deal falls apart, you move up.
About a week later, after inspections, the first buyer backed out. The house had galvanized steel plumbing and some older wiring, and that buyer decided it wasn't for them. We moved into first position.
My clients already knew about the plumbing and wiring going in, and they were comfortable with them. That's a big part of buying an older home well: knowing which issues you can live with before you start.
What did the inspection find?
The biggest finding was that the sewer line had failed. The inspection also found cracks in the foundation that needed repair, some concerns with the chimney, and a few smaller items.
Because of the terms we'd agreed to, we could only ask for the larger repairs, so we focused on what mattered. The seller gave credits for the sewer line, the foundation repairs and the chimney, and we closed on schedule.
What would I tell another family planning to sell first?
- Selling first can make you a stronger buyer. You know your budget and you can see every house in person. Plan for the cost of renting and moving twice.
- Peak season is competitive. If you're shopping in summer near the top of your budget, expect to lose some homes, sometimes to cash.
- Don't waive the inspection on an old house. Compete with a shorter inspection window or limits on small repair requests instead.
- Say yes to backup position. Deals fall apart after inspection more often than people think.
- Know which old-house issues you can live with before you write an offer, so a finding that scares another buyer doesn't scare you.
Buying remotely instead? Read how another client handled it from out of state. More about how I work, or get in touch.