By Lindsay Levin
For many homeowners, downsizing isn't simply about selling a house and buying a smaller one.
It may mean leaving a home where you raised your family, sorting through decades of belongings, deciding what comes next, coordinating repairs and movers, or helping a parent make a move when you don't live nearby.
That is why I prefer the term rightsizing. The goal isn't necessarily to have less. It is to find a home and lifestyle that better fit the way you want to live now.
As an Atlanta Senior Real Estate Specialist® (SRES®), former commercial real estate attorney, and longtime real estate professional, I help homeowners and their families navigate the entire transition, not just the sale of the house.
Whether you are considering downsizing in Sandy Springs, Buckhead, Dunwoody, Brookhaven, Roswell, Alpharetta or elsewhere in Metro Atlanta, my role is to help you develop a plan, understand your options, prepare and sell your current home, and coordinate the many details that come with a major move.
What Does a Seniors Real Estate Specialist Do?
A Seniors Real Estate Specialist, or SRES®, is a REALTOR® with specialized training focused on the real estate needs and decisions of adults age 50 and older.
But for my clients, being an SRES® means something much more practical.
It means understanding that selling a longtime home can involve questions that go well beyond price:
Where will I go next?
Should I move now or wait?
Should I buy a condo, townhome, smaller single-family home or consider a 55+ or senior living community?
What should I do with everything in my house?
Which repairs are actually worth making before I sell?
How do I coordinate all of this without becoming overwhelmed?
What if I'm helping my parents make these decisions from another city?
These are the conversations I want to have before we put a For Sale sign in the yard.
Downsizing Starts With a Plan, Not a Listing
One of the biggest mistakes homeowners can make is treating downsizing as a traditional home sale.
The first question shouldn't be, "What can we sell the house for?"
It should be, "What are we trying to accomplish?"
Sometimes a homeowner wants less maintenance. Sometimes stairs have become inconvenient. Some people want to travel more and worry less about a house. Others want to move closer to children or grandchildren, find one-level living, or trade unused square footage for a more walkable lifestyle.
And sometimes, after looking at the options, staying exactly where you are is the right answer.
My job isn't to convince someone to move. It is to help you understand your choices well enough to make a confident decision.
What Does Rightsizing Mean?
Downsizing usually implies moving into a smaller home. Rightsizing is broader.
Rightsizing means choosing a home that fits your current lifestyle and priorities.
For one client, that might mean leaving a large Sandy Springs home for a Buckhead condo. For another, it could mean a ranch home with a primary bedroom on the main level. Someone else may want a townhome where exterior maintenance is handled, a 55+ community, an active adult community or a senior living community.
And smaller isn't always the goal.
The right home is the one that makes your life easier and supports the way you want to live next.
Selling a Longtime Atlanta Home
If you have lived in your home for 20, 30 or 40 years, preparing it for the market can feel very different from a typical move.
There may be years of accumulated belongings. The house may need updating or repairs. Adult children may want certain furniture or family keepsakes. You may not know what should be sold, donated, stored or moved.
Then there is the house itself.
Should you paint?
Replace carpet?
Update lighting?
Renovate the kitchen?
Sell it as-is?
The answer is different for every property.
Before recommending improvements, I look at your home through the eyes of today's buyer and determine where spending money is likely to improve your sale and where it probably won't.
I don't believe in renovating simply for the sake of renovating. The objective is to make strategic decisions that improve the home's marketability while protecting your time and money.
Help With More Than the Real Estate
One of the most valuable things I can provide during a downsizing move is coordination.
Over the years, I have developed relationships with professionals who can assist with many parts of a transition, including:
- Estate sale and auction companies
- Professional organizers and downsizing specialists
- Movers and senior move managers
- Junk removal and donation services
- Contractors and handymen
- Painters and flooring professionals
- Landscapers
- Stagers
- Estate and probate professionals when appropriate
You don't necessarily need all of these services.
My job is to determine what your particular move requires and help connect the pieces so you aren't left trying to figure everything out yourself.
Helping Adult Children With a Parent's Move
I also frequently work with adult children who are helping a parent sell a longtime Atlanta home.
This can be especially challenging when family members live outside Georgia.
There may be repairs to coordinate, decades of belongings to sort, documents to locate, vendors to meet and decisions that require several family members.
In those situations, having a trusted person on the ground in Atlanta can make an enormous difference.
I can help coordinate the real estate side of the transition, communicate with family members, meet vendors at the property and keep the process moving while making sure the homeowner remains at the center of the decision-making process.
Preparing the Home Without Overspending
When it is time to sell, my approach becomes very strategic. We determine what needs to be done before the home reaches the market and, equally important, what doesn't need to be done.
I evaluate the home against current competition and recent sales and help determine which improvements could affect buyer perception, marketability and value.
That may mean editing furniture, painting a few rooms and improving landscaping.For another property, it may make more sense to do very little and price accordingly. The strategy should fit the home, the market and the homeowner.
Pricing a Home for Today's Atlanta Market
A successful downsizing plan also requires a realistic understanding of what your current home is worth. I analyze recent comparable sales, competing listings, neighborhood trends, buyer behavior, condition and the specific characteristics that make your property different.
This is particularly important for longtime homeowners because neighborhoods can change significantly over decades. The house you bought years ago may now sit in a completely different competitive market. My goal is to position the home so we protect its value while also giving today's buyers a compelling reason to act.
Negotiating and Protecting the Transaction
Getting an offer is only part of selling a home.
The contract, due diligence period, inspection, appraisal, financing and closing all create opportunities for a transaction to change or fall apart.This is where my background as a former commercial real estate attorney adds another layer to my approach. I study an offer beyond the purchase price. I look at the buyer's financing, contingencies, timing, due diligence provisions and other terms that could affect the likelihood of actually reaching closing.
The highest offer on paper is not always the best offer.My objective is a strong sale and a transaction that successfully closes.
Should I Buy My Next Home Before I Sell?
This is one of the most important questions for people considering downsizing.
There isn't one answer. Some homeowners have the financial flexibility to purchase their next home first. Others need or prefer to sell before buying. Some may need additional time after closing to complete their move.
Before listing your home, we can map out the timing and discuss the advantages and disadvantages of different approaches. That way, the sale of your current home works within your larger moving plan instead of dictating it.
What If I'm Not Ready to Downsize Yet?
That's completely fine.
In fact, I would rather meet with someone a year or two before a potential move than a week before they need to put their home on the market.
Starting early gives you time to understand what your home might be worth, explore different housing options, begin sorting possessions gradually and decide what improvements, if any, make sense.
You don't have to know where you're going before you start gathering information. Sometimes the first step is simply understanding what your options are.
Frequently Asked Questions About Downsizing in Atlanta
How do I start downsizing my home?
Start with the larger plan before you begin getting rid of possessions. Think about where you might want to live, how much space you realistically need, your preferred timeline and what you want your next stage of life to look like. Once you understand the destination and timing, it becomes much easier to decide what should move with you.
What is the difference between downsizing and rightsizing?
Downsizing focuses primarily on moving into a smaller home. Rightsizing means choosing a home that better fits your current lifestyle. That could mean less square footage, fewer stairs, less maintenance, better walkability, greater security or simply a different location.
When should seniors consider downsizing?
There is no specific age when someone should downsize. The better question is whether your current home still supports the way you want to live. Many homeowners begin exploring options when maintenance becomes burdensome, they are using only part of their home, they want more flexibility to travel, or they want to live closer to family, friends or amenities.
Can a Realtor help with downsizing and moving?
A Realtor who regularly works with downsizing clients can help with much more than listing the house. I help clients develop a transition plan and can connect them with organizers, estate sale professionals, movers, contractors, donation resources and other professionals needed to prepare for a move.
What if my parents need to sell their home in Atlanta but I live out of state?
I can serve as a local point person for the real estate portion of the transition, helping coordinate property preparation, vendors and the sale while communicating with family members throughout the process.
Should we renovate before selling a longtime family home?
Not necessarily. Some improvements can generate a meaningful return while others simply cost money and delay the sale. I evaluate the property's condition, competition, likely buyer and expected price range before recommending where to invest.
How far in advance should I contact a Seniors Real Estate Specialist?
Earlier is usually better. You do not need to be ready to sell. Meeting six months, a year or even several years before a potential move can give you time to understand the market, evaluate your options and make decisions without unnecessary pressure.
What areas of Atlanta do you help downsizing clients in?
I work with homeowners throughout Metro Atlanta, with particular experience in Sandy Springs, Buckhead, Dunwoody, Brookhaven, Roswell, Alpharetta, East Cobb, Smyrna and Vinings.
An Atlanta Real Estate Advisor for Your Next Chapter
Selling a longtime home can be emotional, complicated and exciting all at once. It is also much easier when there is a plan. As a Senior Real Estate Specialist® (SRES®), former commercial real estate attorney and experienced Atlanta REALTOR®, I help homeowners and their families navigate both the real estate transaction and the many decisions surrounding it.
My goal isn't simply to sell your house. It is to help you determine what comes next, put the right people and resources in place, protect the value of your home, and make the transition as organized and manageable as possible.
If you are considering downsizing or rightsizing in Atlanta, Sandy Springs, Buckhead or the surrounding Metro Atlanta area, you don't have to be ready to move to start the conversation.
Contact Lindsay Levin at Berkshire Hathaway HomeServices Georgia Properties to begin putting a plan together.
