Downsizing after many years at home.

Step by step

Six steps to a calm move

1. Start the conversation early

   If you can, begin 6 to 12 months before you hope to move. Talk openly as a family: what matters most — being near children and grandchildren, fewer stairs, less upkeep, or staying in a familiar area?

2. Decide what kind of home fits the next chapter

   Common choices include:

   • A single-level home or one with a main-floor bedroom
   • A condominium with an elevator and no yard work
   • An active-adult (55+) community with activities and neighbors nearby
   • A home close to family

3. Understand the numbers

   Selling a long-time home can free up money, but it also raises questions.

   • Many sellers can exclude a large part of the profit on a primary home from capital gains tax. Rules apply — talk with a tax professional.
   • Compare the full monthly cost of the new home: mortgage or rent, HOA or condo fees, taxes and insurance.
   • Fairfax County offers real estate tax relief programs for qualifying older adults and people with disabilities. Check eligibility with the county.

4. Sort, keep and let go — one room at a time

   This is often the hardest part, emotionally and physically. Go slowly and start with the easiest rooms.

   • Measure the new home and decide what furniture will fit
   • Offer family keepsakes to relatives early
   • Sell, donate or hold an estate sale for the rest
   • Consider a senior move manager to help pack and set up the new home

5. Sell and buy in the right order

   Should you buy first, sell first, or do both on the same day? I'll help you choose the order that keeps the move calm and the finances safe.

6. Moving day and settling in

   Set up the new home before moving day if you can: bed made, medicines and daily items unpacked, familiar photos on the wall. Small comforts make a big difference.