Sellers
Downsizing in Long Beach
You've lived in your home a long time. Let's plan the sale, the sorting and the next home so you only move once.
Timing the sale and the next move
The hardest part of downsizing isn't the selling. It's the order. Sell first and you need somewhere to go. Buy first and you may carry two homes for a while. Most of my downsizing clients sell first and use a rent-back, so they stay in the house for a few weeks after closing and move once, straight into the new place.
If you're 55 or older, ask about Prop 19. It can let you move your current property tax base to a replacement home in California, within limits. The LA County Assessor and your CPA can tell you if it fits your situation. I'm not a tax advisor.
Your 8-week countdown
- 8 weeks out: call me for a value range and a net sheet (what you'd walk away with)
- 8 weeks out: talk to a lender or your financial advisor about buying the next home
- 7 weeks out: ask your CPA about capital gains and Prop 19
- 6 weeks out: start sorting (see below), one room at a time
- 5 weeks out: small repairs, touch-up paint, clean the garage
- 4 weeks out: photos, list the home, start looking at your next one
- 3 weeks out: accept an offer and ask for a rent-back if you need time
- 2 weeks out: book movers, schedule utilities on and off
- Moving week: change your address, forward mail, final walk-through
Sorting what to keep
Decades of things don't fit in a two-bedroom condo, and that's okay. Measure the new place first. Then you're not deciding what you love. You're deciding what fits.
Sorting checklist
- Get the floor plan of the next home and measure the rooms
- Pick the furniture that fits first, then sort everything else
- Use five piles: keep, give to family, sell, donate, toss
- Ask family what they want now, with a deadline to pick it up
- Start with the garage, closets and spare rooms. Leave photos and keepsakes for last
- Scan old photos and papers you want to save but don't need to store
- Keep important papers in one box: deed, tax returns, insurance, wills
- Book a donation pickup and an estate sale or junk haul if you need one
- Ask me for local movers, organizers and estate sale companies I trust
Finding a home that fits the next chapter
Smaller is easy to find. The right smaller home takes a plan. Think about how you want to live in five and ten years, not just next month.
What to look for
- Single-level living, or a bedroom and bath on the main floor
- Few or no steps at the entry
- Easy upkeep: small yard, newer roof and systems
- HOA rules and dues, if it's a condo or townhome (pets, rentals, parking, special assessments)
- Elevator, if it's an upstairs condo
- Distance to your doctor, grocery store, family and the places you go every week
- Parking and guest parking
- Room for visiting family, or a hotel nearby
Thinking about a reverse mortgage for purchase?
If you're 62 or older and curious about a reverse mortgage for purchase, I can introduce you to a licensed specialist: my wife, Rose Black, NEXA Mortgage, NMLS #258263. You're always free to choose any lender.
Frequently asked questions
Should I sell first or buy first?
Most downsizers sell first and use a rent-back, so they only move once. If you want to buy first, talk to a lender before you start looking.
How long does downsizing take?
Plan on about two months from the first call to moving day. Sorting usually takes the longest.
Do I need to fix up my house before I sell?
Usually not much. Small repairs, paint and a deep clean go a long way. I'll tell you what's worth doing and what isn't.
What will I walk away with?
I'll give you a net sheet: your likely sale price minus your loan payoff and selling costs. Ask your CPA about taxes.
Can you help me find the next home too?
Yes. I'll help you sell and buy, and line up the timing so the two fit together.
Request sent
Thanks. Here's your checklist.
I'll follow up personally within a day.
Open my printable checklistRather talk it through?
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