The Complete Downsizing Guide
Ready to simplify your life? This guide will help you navigate the emotional and practical journey of downsizing to a home that fits your next chapter perfectly.
Why Downsize?
Downsizing isn't about giving up—it's about gaining freedom. Whether you're an empty nester, retiree, or simply ready for a simpler lifestyle, moving to a right-sized home can be one of the most liberating decisions you make.
The Benefits of Downsizing
Financial Freedom
Lower mortgage or no mortgage, reduced property taxes, lower utility bills, and less maintenance costs. Free up equity for retirement, travel, or gifting to family.
Less Maintenance
No more weekend yard work, gutter cleaning, or maintaining rooms you don't use. Spend your time on what you love, not on home upkeep.
Simplified Living
Less stuff means less stress. A smaller, organized space is easier to keep clean, less overwhelming, and more peaceful.
Increased Mobility
Single-level living, accessible features, and easier-to-navigate spaces. Plan ahead for changing physical needs.
Freedom to Travel
Lock the door and go. A smaller home is easier to leave for extended travel, visiting family, or pursuing adventures.
Better Location
Move closer to family, healthcare, activities, or a walkable community. Your smaller budget may open up neighborhoods you couldn't afford before.
Signs You're Ready to Downsize
Empty Rooms
You have rooms that rarely get used—guest bedrooms that never see guests, a formal dining room you avoid.
Maintenance Feels Overwhelming
Yard work, home repairs, and cleaning feel like burdens rather than manageable tasks.
Stairs Are Becoming Difficult
You find yourself avoiding certain parts of your home because of stairs, or you're thinking about future mobility needs.
Home Costs Are Too High
Property taxes, utilities, insurance, and maintenance are eating into your retirement budget more than you'd like.
House Feels Too Big
After kids left or a spouse passed, the house feels empty, echoing, or lonely. You're heating and cooling space you don't need.
You're Ready for Change
You're excited about a new chapter, new community, or new lifestyle. Downsizing feels like an opportunity, not a loss.
Getting Started
Downsizing is a process, not an event. Give yourself time—most successful downsizes take 6-12 months from decision to moving day.
The Downsizing Timeline
6-12 Months Before
Make the decision, start decluttering one room at a time, research housing options, and envision your new lifestyle.
3-6 Months Before
Hire a realtor, list your current home, get pre-approved for your new home, and tour potential options.
1-3 Months Before
Accept offers, continue sorting, hire movers, notify services of address change, and finalize plans.
Final Weeks
Pack remaining items, final cleanout, close on both homes, move in, and celebrate your new chapter!
First Steps to Take
- Talk to family: Share your plans with adult children and loved ones. They may have opinions about family heirlooms or want to help.
- Envision your new life: What do you want your days to look like? This helps determine what size home and what location works best.
- Take inventory: Walk through your home and list major furniture pieces. Measure them. Compare to potential new spaces.
- Set a realistic timeline: Don't rush. Pressured downsizing leads to regrets. Build in buffer time.
- Consult professionals: Talk to a realtor who specializes in senior transitions (like an SRES®), a financial advisor, and possibly a senior move manager.
Start Small
Begin with a space that has little emotional attachment—a storage closet, the garage, or a spare bathroom. Build your decluttering muscles before tackling bedrooms or areas filled with memories.
The Decluttering System
Decluttering is the heart of downsizing. Use this systematic approach to make decisions easier and keep making progress.
📦 The Four-Box Method
Keep
Items you use regularly, truly love, and will have room for in your new home.
Donate
Good condition items someone else can use. Schedule regular donation pickups.
Sell
Valuable items worth the effort. Estate sales, consignment, or online marketplaces.
Discard
Broken, worn out, or items no one would want. Recycle what you can.
Decluttering Decision Questions
- Have I used this in the past year?
- Do I have room for this in my new home?
- Does this bring me joy or serve a purpose?
- Am I keeping this out of guilt?
- Would I buy this today?
- Can someone else benefit from this more than me?
⚠️ The "Maybe" Pile Trap
Don't create a "maybe" pile—it just delays decisions. If you can't decide, put the item in a box, seal it, and write a date 6 months out. If you haven't opened the box by that date, donate it unopened.
Room-by-Room Guide
Tackle one room at a time to avoid overwhelm. Here's what to focus on in each space.
Living Room
Key Questions
- Will your current furniture fit the new space?
- Do you need all those accent tables and lamps?
- Are there books or DVDs you'll never use again?
Common Downsizing Targets
- Oversized sofas and sectionals
- Extra accent chairs rarely used
- Decorative items and collections
Kitchen
Key Questions
- How many place settings do you actually need?
- When did you last use that bread maker?
- Do you need 3 sets of dishes?
Common Downsizing Targets
- Duplicate utensils and gadgets
- Special-occasion dishes rarely used
- Rarely-used small appliances
Bedrooms
Key Questions
- Will your current bedroom set fit?
- How many sets of sheets do you need?
- Are closets full of clothes you don't wear?
Common Downsizing Targets
- Clothing that doesn't fit or isn't worn
- Excess linens and towels
- Guest room furniture
Storage Areas
Key Questions
- What's been in storage untouched for years?
- Are you storing things "just in case"?
- Will your new home have this much storage?
Common Downsizing Targets
- Holiday decorations (keep favorites)
- Old luggage and sporting equipment
- Files and papers (digitize important docs)
Garage & Workshop
Key Questions
- Will you have a garage in your new home?
- Are you moving to maintenance-included living?
- When did you last use that table saw?
Common Downsizing Targets
- Yard and garden tools (if moving to condo)
- Power tools and workbench equipment
- Old paint cans and chemicals
Home Office
Key Questions
- Do you need a dedicated office, or will a corner work?
- Can you digitize paper files?
- Are you keeping equipment for a job you retired from?
Common Downsizing Targets
- Old files and paperwork
- Large desk and filing cabinets
- Old electronics and cords
The Emotional Journey
Downsizing isn't just physical—it's emotional. You're processing memories, letting go of a chapter of life, and facing change. These feelings are normal and valid.
Grief & Loss
It's okay to grieve the home where you raised children and built memories. Even positive changes involve loss. Allow yourself to feel sad while still moving forward.
Overwhelm
Decades of accumulation can feel impossible to sort. Break it into tiny tasks. One drawer. One shelf. One box. Small progress is still progress.
Guilt
Letting go of gifts or inheritances can trigger guilt. Remember: the love exists in the relationship, not the object. You can honor memories without keeping everything.
Liberation
Many downsizers report feeling lighter, freer, and happier after the process. Less to clean, less to maintain, less to worry about. New possibilities emerge.
Reframing the Narrative
You're not "losing your home"—you're choosing a new one. You're not "getting rid of things"—you're curating what matters most. You're not "giving up"—you're gaining freedom.
Housing Options to Consider
"Downsizing" doesn't mean one specific type of home. Depending on your needs, preferences, and budget, you have many options.
Smaller Single-Family Home
A right-sized house in a neighborhood you love. Still independent, still your own yard (just smaller).
- Full ownership and control
- Can choose single-level or ranch style
- Still responsible for all maintenance
Condo or Townhome
Own your unit, but exterior maintenance is handled by the HOA. Often in walkable areas with amenities.
- Exterior maintenance included
- Amenities (pool, fitness, clubhouse)
- Often single-level options available
55+ Active Adult Community
Age-restricted communities designed for active retirees. Social activities and neighbors in similar life stages.
- Built-in social community
- Activities and clubhouses
- Low-maintenance lifestyle
Independent Living Community
Apartment-style living with services like meals, housekeeping, and transportation. Independent but with support.
- Meals and housekeeping included
- Social activities and dining
- Transportation services
Patio Home / Villa
Single-level, often attached homes with small yards. Combines house-like feel with reduced maintenance.
- Single-level living
- Small private outdoor space
- Often maintenance-provided
Apartment Rental
Maximum flexibility—no ownership responsibilities. Good option to test a new area or preserve home equity.
- No maintenance or repairs
- Flexibility to move
- Predictable monthly costs
Financial Considerations
Downsizing often makes financial sense—but not always. Crunch the numbers carefully to understand the true costs and benefits.
Potential Savings
Potential Costs
Important Financial Points
- Capital gains exclusion: If you've lived in your home 2 of the last 5 years, you can exclude up to $250,000 ($500,000 for couples) in gains from taxes.
- Don't forget ongoing costs: A "cheaper" condo with high HOA fees may cost more monthly than you expect.
- Consider the full picture: Factor in your time value. Paying for maintenance-free living might be worth more than the cost.
- Talk to a financial advisor: Especially if you're tapping significant home equity for retirement, get professional advice.
⚠️ Don't Let Taxes Drive Decisions
While capital gains matter, don't stay in the wrong home just to avoid taxes. Calculate the actual tax impact (often less than feared), weigh it against quality of life benefits, and make the decision that's right for your overall wellbeing.
Complete Downsizing Checklist
6-12 Months Before
- Make the decision to downsize
- Discuss plans with family
- Research housing options and locations
- Interview real estate agents (find an SRES®)
- Start decluttering—one room at a time
- Create inventory of major furniture pieces
- Begin digitizing important documents
- Consult financial advisor about implications
- Tour potential new communities/homes
3-6 Months Before
- Hire your real estate agent
- Get your current home market-ready
- List your home for sale
- Get pre-approved for new purchase (if buying)
- Continue aggressive decluttering
- Host estate sale or schedule donations
- Measure new space and plan furniture placement
- Research moving companies
- Start notifying contacts of address change
Final Weeks
- Finalize sale and purchase
- Book moving company
- Transfer utilities and services
- Forward mail with USPS
- Pack remaining items (or hire packers)
- Final donation/disposal runs
- Deep clean old home
- Conduct final walkthrough of new home
- Move in and unpack essentials first
- Celebrate your new chapter!
Seniors Real Estate Specialist
Why Work With an SRES® Specialist?
As a Seniors Real Estate Specialist (SRES®), I have specialized training in helping seniors and their families navigate the unique challenges of downsizing. I understand this isn't just a transaction—it's a life transition. I work at your pace, with patience and compassion.
Frequently Asked Questions
Most successful downsizes take 6-12 months from decision to move-in. Rushing leads to stress and regrets. Give yourself time to sort through belongings thoughtfully and find the right new home.
It depends on the market and your situation. In a seller's market, you might sell first and rent temporarily. In a buyer's market, buying first may work. I can help you evaluate the best approach.
This is common! Give them a deadline and specific items to choose from. What they don't take, you're free to sell, donate, or decide on yourself. Don't store things indefinitely waiting for them to want it.
Senior move managers specialize in helping older adults through relocations. They assist with sorting, packing, coordinating the move, setting up the new home, and even arranging estate sales.
Research shows most people who downsize wish they'd done it sooner. Expect 3-6 months to feel "at home." But the freedom, simplicity, and reduced stress typically outweigh any nostalgia.
One room at a time, one box at a time. Consider hiring a professional organizer or senior move manager if overwhelmed. The key is starting—even 15 minutes a day adds up.
Ready to Start Your Downsizing Journey?
Let's have a conversation about your situation, your timeline, and your goals. I'll answer your questions and help you understand your options—with no pressure and no obligation.
Sarah Ingles, Realtor® SRES®
Smart Move Des Moines
Brokered by CHASE. Collective Real Estate
Iowa License #S73007000
Trusted Partner
Golden Concierge
Senior living care and placement
yourgoldenconcierge.com
(515) 303-2872
Download the Smart Move Des Moines App
© 2026 Smart Move Des Moines. All rights reserved. | Equal Housing Opportunity
Member of Des Moines Area Association of REALTORS® | MLS Participant
Facebook
Instagram
LinkedIn
Youtube
Google Plus