What Happens If I Find a House in Charlestown Before My House Sells?

If you find a house in Charlestown before yours sells, you usually have three choices: make an offer that depends on your sale, buy first if your lender approves both payments, or keep looking. What happens next depends on what the seller will accept and how long you can afford to own two homes.

Here's what each path looks like in Charlestown, Clark County, Indiana, plus one local bill that keeps coming after you move out.

What Happens Next: Three Common Paths

1. The seller accepts an offer that depends on your sale. This is called a home sale contingency. Your purchase only goes through if your house sells by a date written in the contract. Many sellers add a kick-out clause, which lets them keep showing the home. If another offer comes in, you get a short window, set in the contract, to drop your contingency or step aside. So the clock starts the day you sign.

2. You buy first. Your lender will likely count both house payments. If you're approved, you own two homes for a while. That means two of nearly every bill, including Clark County property taxes. Our post on how much you'd walk away with when you sell shows how to estimate the cash your old house will free up.

3. The seller says no. You can list your house and come back once yours is under contract, if that home is still for sale.

This isn't legal advice. Contract terms vary, so ask an Indiana real estate attorney or a title company about yours.

The Charlestown Detail: Your Old House Still Sends Bills

In the City of Charlestown, utilities come from two places. The city bills sewer and trash. Water comes from Indiana American Water.

Per the City of Charlestown utility billing page, the sewer bill runs one month behind the water bill. January's water use shows up on February's sewer bill. Trash is $20.52 a month for one city-issued can.

What that means for you:

• If you buy first, your empty Charlestown house still has a monthly trash bill and sewer charges.
• After you sell, your last sewer bill can show up about a month after the last water reading.
• Keep water and power on until the buyer takes over, since inspections need them.
  
  

To stop or move city service, call Charlestown Utility Billing at 812-256-2427, ext. 3. The office is in City Hall at 304 Main Cross St. City service covers homes inside city limits and annexed areas.

A Tip From a Local Agent

Ask for a later closing date on the house you want. Some sellers who don't like contingencies are fine with more time, especially if they're buying too. A longer closing gives your Charlestown house room to list, get an offer and close first. Have your seller paperwork ready so your house can list the same week your offer is accepted.

Related Questions

How do I time selling and buying in Charlestown without ending up homeless?

Many people ask their buyer to let them stay a few days after closing, called post-closing possession, or line up a short-term rental. Set your dates with your lender early, since the CFPB says you should get your Closing Disclosure at least three business days before closing.

Can I make an offer on a house in Charlestown before mine is for sale?

Yes, with a home sale contingency. Fill out Indiana's Seller's Residential Real Estate Sales Disclosure (State Form 46234) early, since you must give it to a buyer before you accept an offer.

Can I close on my old house and new house on the same day?

Often, yes, with the sale closing first. In Clark County, the deed goes through the Assessor and Auditor before the Recorder, which stops recording at 4:00 p.m. daily, so a morning closing on your sale leaves more room.

Found a Charlestown house before yours has sold? Send us your questions anytime, and Summit Edge Realty will help you weigh the paths. More local answers are on our blog.

Rob Gaines, Summit Edge Realty | Keller Williams Realty Consultants

Updated October 2026