Your downsizing timeline
Downsizing goes smoothest when you start about a year out. You don’t have to do everything at once, just the next step.
9–12 months out
Decide what “right-sized” means: bedrooms, a main-floor primary suite, yard or no yard, HOA or not.
Get a no-obligation home value estimate so you know your equity.
Talk to a tax professional about the capital gains exclusion and your situation.
Start sorting one room at a time: keep, give to family, donate, sell.
4–8 months out
Tour villas, maintenance-provided neighborhoods and single-level homes in your target areas.
Decide whether to sell first, buy first, or do both at once (see next page).
Handle repairs that buyers will notice: roof, HVAC, water in the basement, worn flooring.
Plan who gets family items and when.
1–3 months out
Finish decluttering and stage the home for photos.
List, review offers, and negotiate closing and possession dates that fit your move.
Book movers early, especially in late spring and summer.
Moving month
Measure your new space and plan furniture placement before moving day.
Transfer utilities, update your address, and change homestead and insurance details.
Wire funds only after verifying instructions by phone with the title company.
Sell first or buy first?
Strategy | Pros | Watch out for |
|---|---|---|
Sell first | You know exactly what you have to spend. No double payments. | You may need a short-term rental or a rent-back from your buyer. |
Buy first | Move once, on your timeline. | Carrying two homes for a while. May need a bridge loan or a HELOC set up in advance. |
Buy with a sale contingency | Protects you if your home doesn’t sell. | Less competitive offer in a busy market. |
Sell with a rent-back | Close your sale, then stay a few weeks while your next home closes. | Needs a buyer willing to agree. Get terms in writing. |
Capital gains: if you owned and lived in your home for at least 2 of the last 5 years, federal law generally lets you exclude up to $250,000 of gain ($500,000 for married couples filing jointly) when you sell. Confirm with your tax professional.
What to look for in your next home
Main-floor living: primary suite, laundry and kitchen on one level.
Maintenance-provided HOA: lawn care and snow removal included. Read exactly what’s covered.
Location: close to family, doctors, church, shopping and your favorite parks and trails.
Future-proofing: wide doorways, zero-step entry, walk-in shower.
Total monthly cost: taxes + insurance + HOA dues, not just the price.
Getting top dollar for the family home
Get a pre-listing inspection to find surprises before buyers do.
Fix what affects value and inspections first. Skip expensive remodels.
Fresh neutral paint and good lighting give the biggest bang for the buck.
Remove about a third of the furniture so rooms look larger in photos.
Gather records: roof age, HVAC service, warranties, HOA documents.
Price it right from day one. The first two weeks bring the most attention.
Plan showings around your routine so the process stays low-stress.
This guide is general information, not legal, tax or financial advice. Tax rules and lending programs change. Confirm details with a tax professional, an attorney and your lender. Landon Nelson, REALTOR®, ReeceNichols Real Estate, 434 W 47th St, Kansas City MO 64112 · 816-709-4900.