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affordable homeownership California, California home buying tips, first time home buyer loans, how to get preapproved for a mortgage, New Listings, Podcast, Real Estate Newsletter, Real Estate TipsPublished June 17, 2026
A Real Estate Guide To Upsizing
The Schwaegerle Real Estate Team
Upsizing on California's Central Coast
5 Smart Strategies for Your Next Move
The starter home was perfect when you bought it. But life changes.
Maybe you've added children to the family. Maybe you're working from home and need dedicated office space. Maybe you're tired of shared walls, or simply ready for a larger yard, better schools, more privacy, or room to grow.
Whatever the reason, many Central Coast homeowners eventually reach a point where they start asking: "How do we move up into our next home?"
The good news is that many homeowners have built substantial equity over the past several years and have more options available than they realize. Here are the five most common strategies we help clients evaluate.
Strategy 1
Buy First, Then Sell
For homeowners who can qualify for both properties at the same time, buying first can be one of the least stressful ways to move up. You purchase your next home first, move at your own pace, and sell your current property once you've settled in.
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Benefits
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To Consider
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Strategy 2
Buy First and Keep Your Home as a Rental
This is one of our favorite wealth-building strategies. Many homeowners have mortgage rates they may never see again. Keeping that low-rate loan while moving up can be one of the smartest financial moves available right now.
Rather than selling, you purchase your next home and convert your current property into a long-term rental. Some homeowners use a HELOC to access equity for the down payment without selling at all.
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Benefits
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To Consider
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Strategy 3
Sell and Buy Simultaneously
The traditional move-up strategy: your current home sells at approximately the same time you purchase your next one. Many families navigate this successfully, though it requires careful planning and tight coordination across both transactions. A rent-back lets you sell your home while staying in the property for an agreed-upon period after closing. You get certainty, cash proceeds already in the bank, while buying yourself extra time to find the right next home.
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Benefits
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To Consider
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Strategy 5
Sell First, Then Buy with Temporary Housing
Maximum buying power and negotiating strength. You sell, move into temporary housing, and then shop for your next home as a non-contingent buyer with cash in the bank. Less convenient, but often the strongest position available.
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Benefits
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To Consider
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You May Not Need 20% Down to Move Up
One of the most common things we hear: "We can't move because we don't have enough for a down payment." Many buyers are surprised to learn how many financing options are actually available.
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FHA Financing
3.5% Down
For qualified buyers. Can be especially helpful for homeowners who want to preserve cash reserves or move before selling their current property. |
Conventional Financing
5% Down
Many conventional loan programs allow qualified buyers to purchase with as little as 5% down — often a surprise to homeowners who assume 20% is required. |
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80-10-10 Financing
10% Down
80% first mortgage + 10% second mortgage or HELOC + 10% down. Can help buyers avoid PMI while reducing cash needed at close. |
Bridge Loans & HELOCs
Equity Access
Access equity before your current home sells. Can fund down payment, closing costs, reserves, or renovations on the new property. |
Why More Central Coast Families Are Choosing to Upsize
We continue to see homeowners move up for a wide range of reasons. And while rates are higher than they were a few years ago, waiting indefinitely can mean competing against more buyers if rates drop and demand increases. The right home and the right lifestyle often matter more than trying to time the market perfectly.
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Free Resource
Ready to Make Your Move Up?
We put together a free guide walking through each of these strategies in detail, including financing options and a checklist to help you figure out which path fits your family best.
Download the Free EbookNo strings attached. Just a resource we think you'll find useful.
The Schwaegerle Real Estate Team
San Luis Obispo County • California's Central Coast • DRE #02174659
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