What Empty Nesters Should Do Before Selling Their Home

Is It Time to Downsize? Here’s What to Know Before You Sell

If you’ve owned your home for a while, chances are you’re sitting on a solid amount of equity—and maybe wondering if now’s the right time to make a change.

You're not alone.

According to Realtor.com, baby boomers hold nearly half of the housing wealth in the U.S.—an estimated $18 to $19 trillion in real estate. Whether the kids are out of the house, you’re planning for retirement, or just craving less upkeep, selling your longtime home could open the door to more freedom and financial flexibility.

But with big life moves come big questions:

• Where do you go next?

• How do you get top dollar?

• What needs to happen before you list?

Here’s a step-by-step guide to help you feel clear, confident, and in control every step of the way.

Step 1: Know Your Equity Position

You probably already have a sense that your home has gone up in value—but do you know how much equity you actually have?

It’s simple math: Take your home’s current market value and subtract what you still owe on your mortgage. That’s your equity. For most longtime homeowners, it’s a big number—and it represents opportunity.

If you’re not sure where to start, I’m happy to give you a quick market snapshot based on recent local sales.

Step 2: Loop in a Financial or Tax Pro

Here’s the good news: If you’ve lived in your home for at least two of the last five years, you may be able to exclude up to $250K (or $500K if you’re married) in capital gains when you sell.

Still, every situation is unique. Before making any big moves, check in with your financial advisor or CPA. They can help you:

• Minimize taxes

• Strategically reinvest proceeds

• Create a plan that works for this next season

Step 3: Give Yourself Space to Feel All the Things

Let’s be honest: This isn’t just a house. It’s where you raised your family, hosted holidays, and lived life. Selling it is emotional—and that’s okay.

Take time to reflect, reminisce, and then start dreaming about what’s ahead. Whether that’s more travel, less maintenance, or just a fresh start, shifting the focus to what you’re gaining makes it all a little easier.

Step 4: Declutter and Simplify

The best place to start prepping? Simplify.

Buyers want to picture themselves in your home, so let’s give them a clean canvas. Go room by room and donate, toss, or pack away anything you’re not taking with you. And yes—buyers will look in closets, so let’s keep those tidy, too.

Bonus: This will make your actual move way easier.

Step 5: Clean and Tackle Easy Updates

You don’t need to do a full remodel, but small details matter. Focus on:

• Deep cleaning every surface (baseboards, appliances, grout)

• Updating cabinet hardware or light fixtures

• Fresh paint in neutral tones

• Replacing old carpet or polishing up floors

These low-cost fixes can add major value.

Step 6: Stage the Space

Staging isn’t about decorating—it’s about helping buyers feel the space. We want to highlight your home’s best features, maximize light, and create that “I could live here” moment.

Even a little staging can make a huge difference, and I can guide you on exactly where to focus.

Step 7: Maximize Online Appeal

In today’s market, your first showing happens online.

Professional photography is a must, and before that camera clicks, we’ll make sure everything is photo-ready:

• Cords and clutter hidden

• Countertops cleared

• Lights on, blinds open

• Every room looking its best

Buyers scroll fast—let’s make your home stand out.

Step 8: Get Clear on Your Next Chapter

Selling is one thing. Knowing what’s next is just as important.

Whether you’re planning to relocate, downsize, rent, or move closer to grandkids, having a clear plan will make your sale smoother and less stressful. I’ll help you coordinate the timeline so you’re not left in limbo.

Final Thought

Selling a longtime home is a big milestone—and a huge opportunity. You’ve built up equity. You’ve maintained your home. And now, you’re ready for what’s next.

Let’s make sure you walk away with the strongest sale possible, a plan you feel good about, and a fresh chapter you’re excited about.

When you’re ready, I’m here to help.