TL;DR — the short version
Start about a year out. Decluttering, repairs and finding the right next home all take longer than people expect.
Know your equity early. A home value estimate tells you what you can spend on your next place.
Decide your sequence: sell first, buy first, buy with a contingency, or sell with a rent-back.
The capital gains exclusion helps most long-time owners. If you owned and lived in your home 2 of the last 5 years, you can generally exclude up to $250,000 of gain ($500,000 for married couples). Confirm with a tax pro.
Look for “right-sized,” not just smaller: main-floor living, low maintenance and the right location.
Selling the house you raised a family in is a big decision, financially and emotionally. Many Johnson County homeowners reach a point where the stairs, the yard and the empty bedrooms are more work than they’re worth, but the move itself feels overwhelming.
This guide breaks downsizing into clear steps: when to start, how to sequence selling and buying, what taxes to think about, and how to get top dollar for your current home. Get the printable version in my free Johnson County Downsizing Guide.
1. Your Downsizing Timeline
When | Focus |
|---|---|
9–12 months out | Define “right-sized,” get a home value estimate, talk to a tax pro, start sorting |
4–8 months out | Tour options, choose your sequence, handle key repairs |
1–3 months out | Finish decluttering, stage, list, negotiate dates |
Moving month | Measure the new space, transfer utilities, update your address |
What to do: Start with one room at a time: keep, give to family, donate or sell.
2. Sell First or Buy First?
Strategy | Pros | Watch out for |
|---|---|---|
Sell first | You know your budget. No double payments. | May need a short-term rental or rent-back |
Buy first | Move once, on your schedule | Carrying two homes. May need a bridge loan or HELOC |
Buy with a sale contingency | Protects you if your home doesn’t sell | Less competitive offer |
Sell with a rent-back | Close your sale, stay a few weeks | Buyer has to agree. Get terms in writing |
What to do: Talk to a lender early about bridge options if you want to buy first.
3. Taxes and Money
Capital gains exclusion: up to $250,000 ($500,000 married filing jointly) if you meet the 2-of-5-year ownership and use rules.
Property taxes: your next home’s taxes depend on its value and local levy. Compare real bills.
Kansas property tax relief: Kansas has refund programs for some seniors with income limits. Check the Kansas Department of Revenue for eligibility.
What to do: Bring your purchase records and improvement receipts to your tax professional.
4. Getting Top Dollar
Get a pre-listing inspection to find surprises first.
Fix what affects value and inspections. Skip big remodels.
Fresh neutral paint and good lighting go a long way.
Remove about a third of the furniture so rooms photograph larger.
Price it right from day one. The first two weeks matter most.
5. What to Look for Next
Main-floor primary suite and laundry
Low or no maintenance: lawn care and snow removal included
Close to family, doctors and the places you love
Zero-step entry and walk-in shower for the long term
Thinking about downsizing?
I’ll start with a no-pressure value estimate for your current home and a timeline that fits your life. Get my home value →
Frequently Asked Questions
When should I start planning to downsize?
About 9–12 months before you want to move. Sorting, repairs and finding the right next home take time.
Should I sell my house before buying a smaller one?
Selling first gives budget certainty, while buying first means one move. Bridge loans, contingencies and rent-backs can help you do both.
Will I pay capital gains tax when I sell my family home?
Many long-time owners don’t. If you owned and lived in the home 2 of the last 5 years, you can generally exclude up to $250,000 of gain, or $500,000 if married filing jointly. Confirm with a tax professional.
What should I look for in a downsized home?
Main-floor living, low maintenance, a good location, and features that make the home easy to live in long-term.
Related Resources
The Johnson County Downsizing Guide — free guide
What’s My Home Worth? — free estimate
Get Started — tell me about your move
This article is general information, not tax, legal or financial advice. Tax rules change. Confirm details with a tax professional and your lender.
Free guide
The Johnson County Downsizing Guide
A calm 12-month plan for selling the family home, timing your next purchase, and right-sizing.