Your downsizing plan, step by step

1. Know your number

Start with a realistic price range and an estimate of your net proceeds after selling costs. That number shapes every other decision.

2. Get ahead of the tax questions

Two rules matter for most long-time owners. Proposition 19 may let you carry your property tax base to your next California home if you're 55 or older. The federal home sale exclusion covers up to $250,000 of gain, or $500,000 for married couples. Bring both to your CPA before you list.

3. Sort, sell and clear out

Give family a window to choose items, then bring in an estate sale company, consignment or clean-out service for the rest. Starting early takes the pressure off.

4. Prep only what pays off

Long-time homes often need paint, lighting, landscaping and a few repairs rather than a remodel. Tim tells you which projects are worth it for your home.

5. Find the right next home

Single-level living, less yard, closer to family or a lock-and-leave condo. Tim searches on and off-market homes that fit how you want to live next.

Handling a parent's home or a trust property? See the trustee preparation guide.

Common questions

Can I transfer my property tax base when I downsize?
California's Proposition 19 lets homeowners 55 and older (and some others) transfer their property tax base to a replacement home anywhere in the state, up to three times, if the replacement is purchased within two years of the sale. If the new home costs more, part of the difference is added to your assessed value. Confirm details with your county assessor.
How much of my gain is tax-free?
If the home has been your primary residence for two of the last five years, you can generally exclude up to $250,000 of gain, or $500,000 if married filing jointly. Long-time Bay Area owners often have gains above that, so meet with your CPA before you list.
What do I do with a house full of belongings?
Start with what family members want, then consider an estate sale company, consignment, donation and a clean-out service for the rest. Tim can refer you to local help and time it around your listing.
Should I sell before buying my next home?
Many downsizers sell first because it frees up cash and removes the risk of carrying two homes. Others buy first with savings or a bridge loan. Tim lays out both paths with your real numbers.