← All articles · October 15, 2026 · By Justin Pollard, J.D., Managing Broker & CEO, Realty ONE Group Edge

Trading Up in Rome, GA: Sell and Buy This Fall

Whether the kids need more room or have moved out, many Rome, GA homeowners I talk to want the same thing: sell the house they're in and get into the right one, without paying two mortgages or moving twice. Here's how to make a move-up or right-size work in Rome this fall.

Why This Fall Works for Doing Both at Once

When you're selling and buying at the same time, you're on both sides of the market. In a hot market, selling is easy but buying is a fight. In a slow market, it's the reverse. Rome is close to the middle right now.

The Greater Rome Board of REALTORS® snapshot from Georgia MLS showed 445 active residential listings in Floyd County in September 2026, so you'll have real choices when you shop. Redfin reports that homes in Rome sold after a median of 46 days over the three months ending in September, down from 62 days a year earlier. Homes that are priced right are still moving, which is what you want when your next purchase depends on your current home selling.

Step One: Know Your Equity

Your equity is your down payment on the next home, so start there. Take your home's realistic market value and subtract your mortgage payoff and the cost of selling. What's left is roughly what you'll bring to your next purchase.

Many Rome homeowners have more equity than they think. A quick home value estimate and a call to your lender for your payoff amount will give you a solid number. Then you can shop for homes for sale in Rome GA knowing your budget.

Sell First or Buy First?

Here's how each path plays out.

Sell first. You'll know exactly how much cash you have, and you'll make cleaner offers. The trade-off is that you may need short-term housing or a rent-back. A rent-back is where you stay in your sold home for a few weeks after closing.

Buy first. You get to move once and take your time finding the right house. The trade-off is carrying two homes for a while, so you'll need a plan to cover the overlap.

Line them up. Many Rome moves close the sale and the purchase on the same day or a few days apart. It takes coordination between your agent, your lender, and the closing attorneys, but it's very doable in a balanced market.

Using a Home Sale Contingency

A home sale contingency makes your purchase depend on your current home selling. In a frenzied market, sellers usually turn these down. In today's Rome market, with more inventory and less competition, sellers are more willing to accept them, especially when your home is already listed or under contract.

To make a contingent offer stronger: - List your home before or right as you make the offer. - Be fully pre-approved, with your lender's letter showing the plan. - Offer a reasonable timeframe, and consider a "kick-out" clause that lets the seller keep marketing their home.

Bridge Options If You Want to Buy First

If you've found the right house and don't want to wait, you have a few ways to bridge the gap: - Bridge loan: a short-term loan against your current home's equity that funds your down payment until it sells. - Home equity line of credit (HELOC): open it before you list. Many lenders won't open one on a home that's already for sale. - Buy-before-you-sell programs: some lenders and companies will help you make a non-contingent offer and then sell your old home afterward.

Compare costs and qualifying rules with a local lender first.

Rate Buydowns: Softening Today's Rates

The biggest worry I hear about moving up is giving up a low rate. Freddie Mac's survey shows the average 30-year fixed at 7.40% as of October 15, 2026. That's real, but there are ways to soften it.

A temporary buydown, such as a 2-1 buydown, lowers your rate for the first year or two. A permanent buydown uses points to lower your rate for the life of the loan. In a balanced market, sellers are often willing to fund a buydown as part of the deal. The same move works in your favor when you sell, too: offering a buydown on your current home can bring in more buyers than a price cut. And if rates drop later, refinancing is always an option.

Right-Sizing Works the Same Way

Moving down in size follows the same steps. Often you get a bigger equity check, and sometimes you can buy the next home with cash or a much smaller loan, which makes the rate question far less of a concern.

Let's Map Out Your Move

Selling and buying at the same time is easier with one plan that covers both. I'll help you figure out your equity, choose the right order, and line up both closings so you only move once.

Call or text me at (706) 685-6478 to talk through trading up in Rome, GA.

Sources: Georgia MLS / Greater Rome Board of REALTORS® Market Snapshot (September 2026); Redfin Rome, GA Housing Market (September 2026); Freddie Mac Primary Mortgage Market Survey (October 15, 2026).

Justin Pollard, J.D. · GA license #374145 · Realty ONE Group Edge, brokerage license #79426 · Office (706) 528-1000