This is a hypothetical illustration, not a real client's transaction. Here is a hypothetical Burleson-to-Southlake move-up budget, worked out end to end.
The hypothetical family
A couple bought a Burleson home in 2019 for $300,000. Say it's worth $430,000 today (illustration, not a claim about today's market; get a real number on your house before you plan), with a mortgage balance of $235,000. Two kids, a dog, and a growing sense that the house is shrinking.
Step 1: What the Burleson sale nets
| Line | Amount |
|---|---|
| Sale price | $430,000 |
| Selling costs (~7%, illustration) | $30,100 |
| Mortgage payoff | $235,000 |
| Net proceeds | ~$164,900 |
Step 2: The Southlake purchase
They target a $1,100,000 home (illustrative). With $165,000 down (15%, including $100 in additional savings), the loan is $935,000 : comfortably into jumbo territory. One thing the illustration hides: it spends the full sale proceeds plus $100 on the down payment, which leaves nothing for buyer closing costs, prepaid items, or reserves. Real buyers budget savings on top of the sale proceeds : get your real funds-to-close number from your lender (the 2026 conforming limit is $832,750, which changes the underwriting : more here).
Monthly picture, at an illustrative 6.5% 30-year fixed rate (rates move : a lender quote is the only one that counts):
| Line | Monthly |
|---|---|
| Principal & interest ($935,000 loan) | ~$5,910 |
| Property taxes (illustrative 2.0% of value, before your exemptions) | ~$1,833 |
| Insurance (illustrative) | ~$750 |
| Illustrative total | ~$8,490 |
The tax line deserves its own sentence: it's an estimate built from the values, exemptions, and rates that would apply to the buyers : not the sellers' bill, which would be lower for the reasons in the property tax post. That post is required reading before this table means anything.
Step 3: The two surprises
The tax surprise. The sellers' bill reflects a homestead cap and possibly a school tax ceiling : the buyers' bill will be calculated on the appraisal district's determination with the buyers' own exemptions. The difference can be thousands per year. (The full post.)
The cost of the gap. Selling Burleson before closing Southlake means a leaseback negotiation or a few months of short-term housing. Budget it: short-term housing in this area runs to real money per month : price it before you schedule it.
Step 4: What makes it work
The move works in this hypothetical because of the equity math (the Burleson house carries the down payment), the qualification math (the sale transforms what they can borrow), and the timing math (a leaseback on the sale plus a negotiated close on the purchase closes the gap). Those three are the whole job.
Common questions
Is this a real client?
No : hypothetical numbers, clearly labeled. Real transactions have real privacy, and I don't publish clients' finances. Your numbers, I'll work with you directly and privately.
How do I get the real numbers for my house?
Text me the address: 817-372-9896.
The 7% selling-cost figure is a hypothetical budgeting assumption, not a standard fee. Commissions are negotiable; get a transaction-specific estimate.
