The Ultimate Checklist for Downsizing or Rightsizing in Buckhead

By Lindsay Levin

Downsizing sounds simple until you actually start thinking through the details.

What do you do with 25 years of furniture? Should you sell your current home before you buy? Will your dining room table fit in a condo? Do you really want to give up a garage? What does a $1,500 monthly HOA fee actually cover? Do you want a high-rise with a concierge, a townhome with an elevator, or a smaller single-family home? And which improvements should you make to your current home before selling?

Those are the questions that matter.

I prefer to call the process rightsizing, because for most of my clients the goal isn't simply to move into a smaller home. It is to find a home that better fits how they want to live now.

For many Atlanta empty nesters and 55+ homeowners, Buckhead can be a natural place to do that. It offers everything from full-service luxury condominiums to townhomes, smaller single-family homes and communities where restaurants, shopping, medical care and everyday conveniences are nearby.

As a Senior Real Estate Specialist® (SRES®), former commercial real estate attorney and longtime Atlanta Realtor, I help clients think through both sides of this move: what to do with the home they are leaving and how to choose the right home for what comes next.

Here is the checklist I would use before making the move.

1. Start With the Life You Want, Not the Square Footage

Before looking at a single property, decide what you actually want your next home to make easier.

Are you tired of maintaining a large yard?

Do you want to lock the door and travel for a month without worrying about the house?

Would you like to walk to dinner?

Do you still want enough space for children and grandchildren to stay with you?

Do you want one-level living?

Would a concierge and secure parking make your life easier?

Are you willing to have an HOA if it means someone else handles exterior maintenance?

This is why I don't start with, "How many square feet do you want?"

I start with, "How do you want to live?"

Rightsizing checklist

Decide which parts of your current home you no longer want to maintain.
Identify the spaces you use every day.
Decide how important guest bedrooms are.
Think about how often children or grandchildren stay overnight.
Decide whether one-level living is important now or may become important later.
Determine whether you want outdoor space and how much.
Decide whether walkability matters.
Consider proximity to doctors, family, friends, restaurants and activities.
Decide how important a garage, storage room or additional parking is.
Think about whether you want a lock-and-leave home for easier travel.

2. Decide What Type of Buckhead Home Fits Your Next Chapter

One advantage of Buckhead is that downsizing doesn't mean choosing one particular kind of home.

For some of my clients, the answer is a full-service condominium where they can close the door and leave town without worrying about landscaping, exterior maintenance or security.

For someone else, a townhome may be the better compromise because it still feels like a house and offers a garage and more storage.

Others aren't ready for attached living at all. They simply want a smaller single-family home with a manageable yard and a floor plan that will work for them long term.

Before you search, consider:

High-rise or mid-rise condominium
Townhome
Townhome with an elevator
Smaller single-family home
Primary bedroom on the main level
One-level living
55+ or active adult community
Concierge or doorman
Pool and fitness amenities
Secure covered parking
Guest parking
Storage unit
Pet policies and convenient outdoor access
Walkability to restaurants and shopping

The right answer is different for every client.

3. Don't Underestimate the Importance of Location Within Buckhead

"Moving to Buckhead" isn't specific enough.

The experience of living near Peachtree Battle is very different from living in a condominium near Lenox Square or Phipps Plaza. Someone who wants to walk to restaurants may make a different choice from someone who prioritizes quiet streets and easy access to family in Sandy Springs.

Think about where you actually spend your time now and where you expect to spend it five or ten years from now.

Location questions to consider

How close do you want to be to family?
Do you want to walk to restaurants or coffee?
How important is easy access to grocery stores and pharmacies?
Which doctors and medical facilities do you regularly use?
Do you belong to a club, synagogue, church or organization you visit frequently?
How often do you travel, and how important is convenient airport access?
Are there parts of Atlanta you still expect to visit regularly?
How much traffic are you willing to deal with for everyday errands?

A home can check every box inside and still be the wrong choice if the location doesn't support your actual routine.

4. Understand What You Are Buying Into, Not Just What You Are Buying

This becomes especially important when moving from a single-family home into a Buckhead condominium or townhome.

You aren't just buying the unit. You are buying into an association.

Before purchasing, you need to understand the HOA's finances, rules, insurance, reserves, assessments and responsibilities.

A beautiful condominium with an impressive lobby isn't necessarily a good purchase if the association has financial or maintenance problems.

Condo and townhome due diligence checklist

Review monthly HOA fees.
Understand exactly what the fee includes.
Review the association's financial statements.
Ask about reserve funding.
Investigate current or anticipated special assessments.
Review recent meeting minutes when available.
Understand the building's insurance coverage.
Determine what insurance you will need personally.
Review pet restrictions.
Review rental restrictions.
Understand renovation rules.
Ask about move-in fees and elevator reservations.
Confirm parking spaces and guest parking.
Verify storage.
Understand concierge and security coverage.
Review any age or occupancy restrictions that may apply.

My legal background makes this part of the process particularly important to me. The finishes inside a property are easy to see. The documents and financial obligations behind it require just as much attention.

5. Figure Out the Financial Picture Before You List Your Current Home

Before making a downsizing decision, I want my clients to understand the numbers on both sides of the move.

What is your current home realistically worth?

How much should you spend preparing it for market?

What will your next home cost?

How much will you pay in property taxes and HOA fees?

Will your overall monthly expenses actually decrease?

A smaller home isn't automatically less expensive, particularly when comparing a paid-off suburban home with a luxury Buckhead condominium carrying substantial monthly fees.

That doesn't make the condominium a bad decision. You may be exchanging expenses for services, convenience, amenities and less responsibility.

But you should understand the trade-off before you move.

Financial checklist

Determine the likely market value of your current home.
Estimate your net proceeds after selling expenses.
Identify worthwhile repairs or improvements before selling.
Establish a realistic budget for the next home.
Compare property taxes.
Factor in HOA or condominium fees.
Determine what utilities or services the HOA fee includes.
Consider homeowners and condominium insurance costs.
Factor in moving and downsizing expenses.
Discuss tax, estate or financial planning questions with the appropriate advisor.

6. Decide Whether to Buy First or Sell First

This is one of the biggest strategic decisions in a rightsizing move.

Some clients are financially comfortable purchasing the next property before selling their current home. That can make the physical move significantly easier because you can move once, then prepare and sell the old house after you are out.

For other clients, selling first makes more financial sense.

There are also situations where we can negotiate timing, possession or other terms to make the transition easier.

There is no universal right sequence.

Before making an offer, determine:

Can you comfortably own both homes temporarily?
Do you need proceeds from your current home to purchase the next one?
Would moving out first make your current home easier to prepare and sell?
How quickly are homes like yours currently selling?
How difficult will your ideal replacement property be to find?
How much overlap would make the move easier?
What contractual options could help coordinate the two transactions?

This planning should happen before your current house goes on the market.

7. Measure Before You Start Getting Rid of Things

One of the most practical pieces of advice I give downsizing clients is simple:

Don't decide what furniture you're keeping until you know where you're going.

That large dining table may fit beautifully in the right condo. Or the sectional you assumed would move with you may overwhelm the new living room.

Once we identify the likely type and size of your next home, you can make much smarter decisions.

Furniture planning checklist

Get measurements or a floor plan for the new home.
Measure major furniture pieces.
Determine which pieces have a specific place in the new home.
Measure elevators, doorways and stairwells when necessary.
Confirm storage dimensions.
Decide whether you really need the same number of dining chairs.
Consider whether large-scale furniture works in the new layout.
Identify sentimental pieces that need to be accommodated.

8. Make a Plan for the Things That Aren't Coming With You

This is often the part of downsizing people dread most.

After decades in a home, you aren't just dealing with furniture. You're dealing with photographs, children's artwork, china, collections, paperwork, holiday decorations and things that have emotional value even if you haven't used them in years.

You don't need to tackle all of it in a weekend.

And you don't need to do it alone.

Depending on the situation, I can help connect clients with professional organizers, estate sale companies, donation resources, movers, junk removal services and other professionals who can make the process more manageable.

Sorting checklist

Create five categories:

Moving with me
Going to family or friends
Selling
Donating
Discarding

Then work one room at a time.

If you're helping a parent downsize, I strongly recommend starting this process early rather than waiting until a move becomes urgent.

9. Determine What Your Current Home Needs Before You Sell It

A longtime home doesn't necessarily need a major renovation before it goes on the market.

In fact, one of the most important things I do for downsizing sellers is help determine what is worth doing and what isn't.

That may include painting, editing furniture, landscaping, replacing dated light fixtures or making repairs.

Or the best strategy may be to do very little.

The answer depends on the house, its competition, its condition and the buyer we expect to attract.

Pre-sale checklist

Walk through the home with your Realtor before hiring contractors.
Identify deferred maintenance.
Separate necessary repairs from cosmetic improvements.
Determine which improvements are likely to improve marketability.
Avoid renovations that aren't likely to produce an appropriate return.
Develop a plan for furniture and staging.
Schedule contractors and vendors in the correct order.
Establish a target listing date.
Determine pricing and marketing strategy before the home reaches the market.

I frequently coordinate these moving parts for my clients so they aren't managing five different vendors while also trying to make a major life transition.

10. Plan the Actual Move Earlier Than You Think

Moving from a house to a condominium can involve logistics you may never have encountered before.

Some buildings require advance reservations for elevators. There may be specific moving hours, deposits, certificates of insurance or rules about which entrance movers can use.

Moving checklist

Hire movers.
Confirm the new building's move-in requirements.
Reserve the elevator if required.
Provide the mover's certificate of insurance.
Confirm loading and unloading procedures.
Schedule utilities.
Arrange internet installation.
Change your mailing address.
Update banks, insurance and important accounts.
Transfer prescriptions if necessary.
Pack medications, documents and valuables separately.
Pack an essentials box for your first night.
Arrange for cleaning at both properties.
Schedule donation pickups and junk removal before moving day.

11. Think Five to Ten Years Ahead

I don't believe someone in their 50s, 60s or 70s should buy a home solely based on what they need today.

You don't have to buy an "aging-in-place" home. But it makes sense to think ahead.

A three-story townhome may seem perfectly manageable now. Will it still be the home you want ten years from now?

A high-rise may solve the stairs problem, but how far is the walk from your parking space to your unit?

These aren't reasons not to buy a property. They're simply questions worth asking before you do.

Long-term livability checklist

Number of stairs
Elevator access
Primary bedroom accessibility
Walk-in or step-in shower
Doorway widths
Parking proximity
Distance from elevator to unit
Building security
Maintenance requirements
Access to medical care
Proximity to family and support network

12. Give Yourself Permission to Right-Size, Not Just Downsize

Sometimes my clients discover that the home they want isn't dramatically smaller than the home they're leaving.

That's okay.

Maybe you want fewer bedrooms but a larger kitchen.

Maybe you want less yard but still need a guest room and office.

Maybe you want to trade 5,000 square feet in the suburbs for 2,800 square feet in Buckhead but still want enough room for Thanksgiving.

The objective isn't to win a contest for who can own the least stuff.

It is to create a home that fits the life you want to live next.

Frequently Asked Questions About Downsizing in Buckhead

Is Buckhead a good place to downsize?

For many Atlanta homeowners, yes. Buckhead offers a wide range of housing choices, including luxury condominiums, townhomes and smaller single-family homes, along with convenient access to shopping, restaurants, medical facilities and other amenities. The best fit depends on the lifestyle you want and the amount of maintenance you want to take on.

What should I look for in a Buckhead condo when downsizing?

Look beyond the unit itself. Evaluate the building's financial health, HOA fees, reserves, assessments, insurance, parking, storage, security, pet policies, amenities and long-term maintenance. Also consider practical details such as the distance from your parking space to your unit and how easily guests can visit.

Should I sell my current Atlanta home before buying a smaller home?

It depends on your financial situation, the market for your existing home and the availability of the type of property you want to buy. For some downsizers, purchasing first makes the transition much easier. Others need or prefer to sell first. I help clients map out both transactions before we decide on a strategy.

How do I know what to get rid of when downsizing?

Don't start by getting rid of everything. First determine the approximate size and layout of your next home. Measure the furniture you would most like to keep and determine what realistically fits. Then sort the remaining belongings into items for family, sale, donation and disposal.

Do I need to renovate my house before selling it?

Not necessarily. Some improvements can increase marketability and return, while others simply cost money. I recommend having a Realtor evaluate the home before beginning major projects so you can make strategic decisions based on the likely buyer and current Atlanta market.

Can a Realtor help coordinate a downsizing move?

Yes. My role frequently extends beyond buying and selling the properties. I help clients develop the timeline and can coordinate or connect them with organizers, estate sale companies, movers, contractors, painters, stagers, donation services and other professionals needed for the transition.

What is an SRES® Realtor?

A Senior Real Estate Specialist® has specialized training in real estate issues affecting clients age 50 and older. As an SRES®, I work with homeowners and families navigating downsizing, rightsizing, relocation, aging-in-place decisions and the sale of longtime family homes.

Downsizing in Buckhead? Start With a Plan.

The best downsizing moves don't begin with packing boxes or scrolling through listings.

They begin with a plan.

Before we talk about selling your current home, I want to understand what you want your next chapter to look like. Then we can work backward: what type of home makes sense, where it should be, what your current property is worth, what needs to happen before it is sold, and how we coordinate the timing.

I am Lindsay Levin, J.D., MBA, REALTOR® and Senior Real Estate Specialist® (SRES®) with Berkshire Hathaway HomeServices Georgia Properties. I work with homeowners and families throughout Buckhead, Sandy Springs and Metro Atlanta who are considering downsizing or rightsizing.

And you don't need to be ready to move next month to start planning. In many cases, the earlier we talk, the more options you have.

If you are considering downsizing in Buckhead or helping a parent make a move, contact Lindsay Levin to start putting together a plan.