How much should you budget for temporary housing and two moves when moving up?
If you sell before you buy, plan for three costs: a place to live between homes, storage for most of your belongings, and a second move. Depending on how long the gap lasts and how much you own, the total often runs from a few thousand dollars to well over $20,000. Before you commit, get written mover estimates, price a furnished month-to-month rental, and compare the total against a rent-back or a longer closing — those can cut or even eliminate the gap.
Selling first is the safest financial move for many Pierce County move-up families. You know your number, you can make a clean offer, and you won’t carry two mortgages.
The tradeoff is the in-between: where you’ll live, where your stuff goes, and how many times you’ll pay movers. Families who plan for it handle it fine. Families who don’t often burn through money they meant for the next home. Here’s how to budget it. For the full sequence of selling and buying, see our move-up homeowner guide.
The three costs of the gap
1. Temporary housing
Options usually include:
- Furnished short-term rental — flexible, but often priced at a premium for 1–3 month stays
- Extended-stay hotel — simple, but tight for families and pets
- Month-to-month apartment — cheaper per month, but may require a lease, deposits, and setup
- Family or friends — lowest cost, highest patience required
Check pet policies, parking for two vehicles, cancellation terms, and whether utilities and internet are included.
2. Storage
- Portable storage containers — packed once at your driveway, stored, then delivered to the new home
- Self-storage units — often cheaper per month, but you’ll pay for two loads and unloads
- Mover’s warehouse storage — the mover packs, stores, and delivers; convenient but often the priciest
Ask about climate control for furniture, electronics, and documents — Western Washington damp can affect items stored for months.
3. The second move
When you sell first, you usually move twice: out of the old home and into the new one. Some families cut cost by moving only essentials into temporary housing and storing the rest.
An illustrative budget
These numbers are assumptions for planning only — get real quotes for your situation.
| Item | Short gap (about 1 month) | Longer gap (about 3 months) |
|---|---|---|
| Furnished rental | $4,000 | $12,000 |
| Storage (portable or unit) | $500 | $1,500 |
| Move 1 (out of current home) | $3,000 | $3,000 |
| Move 2 (into new home) | $3,000 | $3,000 |
| Deposits, cleaning, utility setup | $750 | $1,000 |
| Estimated total | $11,250 | $20,500 |
Your costs will depend on the size of your home, how much you pack yourself, the season, and how far you’re moving. Put this line item into your full move-up math — here’s what moving up really costs, with a worked example.
Hiring a mover in Washington
For moves within Washington, household goods movers must hold a permit from the Washington Utilities and Transportation Commission (UTC). A few rules worth knowing:
- Estimates must be in writing. Verbal estimates aren’t allowed.
- Non-binding estimates can be exceeded, but generally not by more than 25%.
- Binding estimates lock the price for the listed items and services.
- Local moves up to 55 miles are generally priced by the hour and crew size; longer moves by weight and distance.
- Mover liability is limited unless you buy added protection — read the bill of lading.
You can check a mover’s permit and complaint history with the UTC before you sign.
Ways to shrink — or skip — the gap
Negotiate a rent-back
A rent-back lets you stay in your home for a set period after closing. It can turn two moves into one. Here’s how rent-backs work in Washington.
Ask for a longer closing
A 45- or 60-day closing on your sale gives you more time to find and close on the next home.
Line up the closings
When the timing works, families can sell and buy within days — or the same day. Our guide to back-to-back closings explains how.
Compare it with buying first
Sometimes the gap costs more than the alternatives. Compare it side by side with a contingent offer, bridge financing, or a buy-before-you-sell program. Here’s the sell-first vs. buy-first decision guide, and here’s what to do if your home sells before you find the next one.
A planning checklist
- Get two or three written mover estimates
- Price furnished rentals near work and school
- Price portable storage vs. a storage unit
- Decide what to keep with you vs. store
- Ask your buyer about a rent-back or longer closing
- Forward mail and update school and work addresses
- Keep important documents with you, not in storage
Frequently Asked Questions
How much does temporary housing cost between homes?
It varies by size, location, and length of stay. Furnished short-term rentals often cost more per month than standard leases. Price two or three options and compare the total with a rent-back or longer closing.
Is it cheaper to rent back or move twice?
Often a rent-back is cheaper, since it can eliminate temporary housing and one move. The tradeoff is that you’re living in a home you no longer own under a written agreement with the buyer.
Do movers in Washington need a license?
Yes. Household goods movers doing moves within Washington must hold a permit from the Washington Utilities and Transportation Commission. You can check a mover’s permit and complaint history with the UTC.
What’s the difference between a binding and non-binding moving estimate?
A binding estimate guarantees the price for the listed items and services. A non-binding estimate is the mover’s best guess, and the final cost can be higher, though generally not by more than 25% under Washington rules.
Should I use portable storage or a storage unit?
Portable containers are packed once and delivered to your new home, which can save a moving step. Storage units can cost less per month but usually mean extra loading and unloading.
Plan the in-between before you list
Selling first gives you clarity and negotiating strength. A realistic budget for the gap keeps it from turning into a financial surprise.
If you’d like help mapping your sale, purchase, and the time in between, schedule a move-up strategy conversation with The Barnard Group. We’ll compare a rent-back, timed closings, and other options to find the smoothest path for your family.
About Josh Barnard Josh Barnard is the founder of The Barnard Group and has spent over 20 years helping families navigate some of life’s biggest moments through real estate. Known for his “Work Hard. Be Kind.” approach, Josh combines expert market knowledge, innovative marketing, and genuine care to help homeowners make confident decisions about their next chapter. Whether someone is buying their first home, moving up, downsizing, or relocating to Pierce County, his mission is simple: serve people well, create unforgettable experiences, and help families build a life they love.
Researched October 12, 2026. Budget figures are illustrative assumptions, not quotes. Get written estimates from licensed movers and providers.
