How to Buy a New Home Without Selling Your Current One First

August 7, 2025

Share this article

How to Buy a New Home Without Selling Your Current One First

Explore the power of a using a First Lien HELOC as a Bridge Loan


Are you looking for a short-term financing solution that lets you purchase your next home before selling your current one? If so, using a First Lien HELOC as a Bridge Loan could be the perfect option for you.

Most people think of a HELOC as a second mortgage or a way to tap into equity of your current home; however, another strategy for HELOCs is to use it as a bridge loan to secure a new home before selling your current one.


Bridging the Gap Between Your Current and Future Home


Timing the sale of your current home with the purchase of your next one can be a challenge. Maybe you’ve found your dream home but haven’t sold yet, or maybe you’re hoping to avoid being tied down by a sales contingency. 

This is where using a First Lien HELOC as a bridge loan comes into play.


Unlock Greater Flexibility with a First Lien HELOC


Using a First Lien HELOC as a bridge loan allows you to use the equity in your current home to help fund your next home purchase—without taking on multiple loans or waiting to sell first.


Benefits of a First Lien HELOC


Boost Your Borrowing Power
Access up to 90% loan-to-value (LTV) on your home’s equity.
Simplify Your Debt
Consolidate your first and second mortgage into one flexible line of credit.
Streamline Your Finances
Pay interest only on what you use. Enjoy minimal complexity and maximum control.


How to Qualify


We offer customized underwriting to better serve a wide range of borrowers. 

Here's what you'll need:
  • Minimum 640 FICO score
  • Maximum 90% LTV
  • Minimum loan amount: $50,000
  • Maximum loan amount: $750,000
  • Maximum debt-to-income (DTI) ratio: 45%

We also consider non-traditional income sources, including:
  • Bank statements
  • Asset depletion
  • Additional flexible income documentation options


Built-in Borrowing Flexibility


This is not your typical loan. With a First Lien HELOC:
  • No PMI (private mortgage insurance)
  •  No required draw
  •  No cash-out restrictions
  • No prepayment penalties


An Easier Way to Buy and Sell


Buying a new home doesn’t have to mean rushing or struggling to sell your current one. By using a First Lien HELOC as a bridge loan, you can move forward confidently—on your terms.


Ready to Explore Your Options?


Give us a call or visit us online to see if a First Lien HELOC is the right financing solution for you!




Terms and conditions apply. All loans subject to credit approval.



Recent Posts

December 17, 2025
Now is a good time to take a quick look at your finances and see whether a few thoughtful adjustments could benefit you now and into the year ahead.
December 3, 2025
With negative-equity rates rising sharply among builder-financed FHA loans, buyers should approach “too-good-to-be-true” rates with caution.
November 24, 2025
50-year mortgages are dominating the headlines, so we're breaking down the pros and cons of long-term, fixed-rate loans for our borrowers.
November 19, 2025
If you're looking to lower your monthly payment or shorten your loan term post-closing, you have some options, including a mortgage recast or a refinance.
November 12, 2025
Starting Nov. 16, 2025, Fannie Mae is eliminating its 620 minimum middle credit score requirement for purchase and refinance home loan credit decisions.
November 6, 2025
With Luminate Bank’s Stand-Alone Home Equity Line of Credit (HELOC), you can borrow what you need, when you need it, without changing your existing mortgage.
October 30, 2025
Many people believe that mortgage rates are tied to the Federal Reserve’s rate changes; fixed-rate mortgage rates are more closely tied to the 10-year Treasury yield
October 17, 2025
Whether you’re retired, self-employed, or managing a mix of income sources, there are several mortgage options designed to fit your financial situation.
October 15, 2025
Student loan debt can make it harder, but not impossible, for you to get a mortgage. Lenders consider your student loan debt when they assess your application.
October 8, 2025
When you apply for a mortgage, your lender will look at your full financial picture. Along with your debts, income, and credit score, they’ll also review your assets
Show More