Trying to sell your Edina home and buy your next one without a gap or a scramble? You’re not alone. Lining up two closings in a seasonal market can feel like a juggling act. In this guide, you’ll get a realistic, Edina‑specific move timeline with clear options, key local deadlines, and a checklist you can actually use. Let’s dive in.
Edina timing at a glance
Edina home values sit above the Twin Cities metro median, which reached about $400,000 in mid‑2025. That means pricing and buyer expectations often track metro trends at a higher price point, with neighborhood variability. Recent metro data shows strong seasonality in Minnesota, so spring typically brings more activity, while late fall and winter can be slower.
Peak season can shorten market time, but you still need multi‑week lead times for inspection, appraisal, underwriting, and closing. Plan your move with buffers to protect your dates.
How long the steps take
Prep and go to market
- Declutter, repairs, cleaning, staging, and photos: plan on 1 to 6 weeks depending on scope.
- Listing to accepted offer: many sellers see offers within 1 to 6 weeks in active windows, with statewide timelines often cited around 45 to 80 days from list to close when you include marketing and escrow. Minnesota benchmarks back up this average range.
Offer to closing timing
- Inspection period: commonly 7 to 10 days in Minnesota, negotiated in the contract. Shorter windows speed things up but increase buyer risk. See typical practice in Minnesota investment and transaction guides.
- Appraisal scheduling: often 7 to 14 days after acceptance if financing is involved.
- Underwriting and closing: plan for about 30 to 45 days for a financed deal. Lender workload and title work can push it closer to 60 days. Here’s a helpful overview of time to close a home purchase.
Local logistics that affect timing
- City permits for pre‑list work: The City of Edina reviews complete residential permit applications in about 5 to 10 business days, with inspections scheduled after. Build this into your prep timeline and avoid starting work that requires a permit before approval. Check the Edina permit FAQ.
- Hennepin County assessment calendar: Market values are set January 2, with valuation notices mailed in March and April and appeal hearings in mid‑June. If your closing lands near these dates, plan for the impact on tax notices and prorations. Review Hennepin County’s assessment process.
- Homestead classification: After you buy, file for homestead by December 31 to affect the next year’s taxes. Put it on your post‑closing checklist.
- Utilities and services: Schedule final meter reads at your current home and activation at your new one 1 to 2 weeks before move day. Winter weather can extend lead times.
- Local rules and districts: If you need staging dumpsters or contractors, check for any Edina district rules, especially around commercial areas like 50th & France.
Choose your path: four workable options
A) Sell first, then buy
- Pros: Sale proceeds in hand, simpler financing, no overlap of two mortgages.
- Cons: You may need temporary housing if inventory is tight. Use this path if financial clarity matters most.
B) Buy first with cash or bridge financing
- Pros: You lock in the new home and move once.
- Cons: You may carry two mortgages for a period or pay fees for short‑term financing. Explore Minnesota options like buy‑before‑you‑sell programs and bridge loans, and weigh the impact on debt‑to‑income. Learn the basics of bridge and buy‑before programs.
C) Make your offer contingent on your sale
- Pros: Protects you if you need sale proceeds to purchase.
- Cons: Less attractive to sellers. Minnesota forms allow “kick‑out” clauses that let the seller keep marketing and require you to remove your contingency on short notice. Review contingency mechanics in Minnesota Realtors guidance.
D) Use a rent‑back after closing
- Pros: Close, then stay for an agreed time while you finish your purchase or move.
- Cons: Requires a clear written occupancy agreement, escrowed deposit, and holdover penalties to protect both sides. A practical overview of post‑settlement occupancy terms can help you vet the details.
Practical timelines you can use
Typical pace: 6 to 10 weeks total
- Weeks −6 to −2: Prep your home, complete any permitted work, stage, and shoot photos.
- Week 0: List and launch marketing.
- Weeks 1 to 6: Showings and negotiations. Aim for an accepted offer by week 2 to 6, depending on season and price.
- Weeks 2 to 8: Inspection in the first 7 to 10 days, appraisal in 1 to 2 weeks, and underwriting to closing in about 30 to 45 days. See statewide timeline benchmarks and closing durations.
Aggressive pace: 2 to 6 weeks total
- Compress prep to one week with focused cleaning and simple fixes.
- Target cash or investor buyers for a 7 to 14 day close, or use a pre‑underwritten buyer for a 2 to 3 week financed close. Expect tradeoffs on price for speed.
Buy‑before‑you‑sell
- Secure a bridge loan or program approval.
- Purchase the new home on a standard 30 to 45 day close.
- List and sell your current home after you move, or use a short rent‑back to smooth the handoff. Confirm how carrying costs affect your budget.
Checklist for a smooth handoff
- 4 to 8 weeks out
- Interview movers and get written estimates.
- Start decluttering and schedule repairs. Apply for any Edina permits early.
- Request your mortgage payoff from your current lender.
- 2 to 4 weeks out
- Schedule utility shutoff and start dates. Confirm meter reads.
- File a USPS change of address. Update banks, insurance, DMV, and subscriptions.
- If you need school record transfers, request them now.
- Final week
- Confirm closing funds and wiring instructions directly with your title company by phone to avoid fraud.
- Schedule the buyer’s final walk‑through.
- Pack a first‑night box and label rooms for movers.
Common risks and how to avoid them
- Timing mismatch between sale and purchase: Line up same‑day closings or add a short rent‑back. Build a one to two week buffer if possible. See buy‑before options to add flexibility with bridge financing.
- Appraisal gap: Decide in advance how you will handle a low appraisal. Minnesota contracts address appraisal and financing contingencies, so use precise language in your offer. Review contingency considerations.
- Inspection disputes: Keep deadlines tight and clear. Agree on repairs or credits in writing within the inspection window.
- Rent‑back issues: Use a written occupancy addendum, escrow a deposit with the title company, and include holdover penalties. Learn more about post‑closing occupancy basics.
- Permit delays: Apply for Edina permits early and schedule inspections promptly. See the City of Edina permit timeline.
You can line up the move with confidence when you have a clear plan, strong negotiations, and options in your back pocket. If you want a tailored strategy, off‑market opportunities, and expert contract guidance, connect with Josh Sprague to map your exact timeline.
FAQs
How long from offer to close in Edina?
- Most financed transactions close in about 30 to 45 days, depending on appraisal and underwriting timelines. See this overview of home purchase timelines.
When should I apply for permits in Edina?
- Submit complete residential permit applications at least 2 weeks before you want work to start, since the city’s typical review is about 5 to 10 business days. Check the Edina permit FAQ.
Can I match closing dates for my sale and purchase?
- Yes, but you need close coordination among lenders, title companies, and both sides’ agents. A short rent‑back can bridge small gaps with a written agreement and escrowed deposit. Learn rent‑back basics here.
Is a home‑sale contingency common in Minnesota?
- It is used, but it can be less competitive. Minnesota forms allow “kick‑out” clauses and strict deadlines, so discuss tradeoffs before you write. Review Minnesota contingency guidance.
What local dates affect property taxes?
- Hennepin County sets market value on January 2 and mails valuation notices in March and April, with appeals in mid‑June. If your timeline crosses these windows, plan for proration impacts. See the county assessment calendar.
