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Overview

Your next chapter, not just a smaller home

Rightsizing means choosing a home that fits how you actually live now - not too big, not too small. Less to maintain, more freedom, and a place that works for the next 10, 15, or 20 years.

My job is to help you get clear on what you want your next chapter to look like - and what you're not willing to give up. Then we'll map out a move that balances lifestyle, timing, and the money side so you don't feel rushed or boxed in.

Are You Ready to Start Exploring?

There's no rush. This is a self-assessment to help you see where you are in the process - not a test you need to pass.

What "Rightsizing" Actually Means

Rightsizing isn't about settling for less. It's about choosing a home that fits how you actually live now - not too big, not too small. Less to maintain, more freedom, and a place that works for the next 10, 15, or 20 years.

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Lock-and-Leave Condos

Good for

Less maintenance, walkability, and travel. Lock the door and go - no lawn, no gutters, no worry about what's happening while you're away.

Things to think about

Strata rules and fees, storage space, parking, and whether you're comfortable with shared walls and common decisions.

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One-Level Townhomes & Ranchers

Good for

Private entry, a bit of outdoor space, and no stairs to climb daily. Feels more like a house than a condo.

Things to think about

Some yard maintenance (or strata-managed), location trade-offs, and how the layout works for aging in place.

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55+ & Lifestyle Communities

Good for

Built-in community, quieter buildings, amenities like clubhouses or gardens, and neighbours in a similar life stage.

Things to think about

Age restrictions for guests and family, pet policies, resale considerations, and whether the community style suits you.

Not sure which direction fits? That's what the first conversation is for. We'll talk through what matters most to you - and what you're not willing to give up.

The Money Side of Downsizing

Downsizing often frees up equity and lowers monthly costs - but it's not all upside. There are transaction costs, taxes, and moving expenses to factor in. We'll map it out so the numbers are clear before you commit.

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What You'll Walk Away With

Your net proceeds depend on more than the sale price:

  • Commission: Typically 3-4% of sale price
  • Legal fees: $800-1,500 for conveyancing
  • Prep costs: Staging, repairs, decluttering help ($500-5,000+)
  • Mortgage payout: Balance plus any early-exit penalties

We'll calculate your actual net so you know exactly what you're working with.

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What the Next Place Costs

Plan for $10,000 to $25,000+ in transaction costs:

  • Property Transfer Tax: 1% on first $200K, 2% on $200K-$2M (exemptions may apply for 55+ or accessible housing)
  • Legal fees: $1,200-2,000
  • Home inspection: $500-700+
  • Strata document review: $300-500 if buying a condo
  • Title insurance: $300-500

The goal is a clear picture of what you're netting, not just what you're spending.

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Monthly Cash Flow After

How will your monthly budget change?

  • New mortgage: Often smaller or none at all
  • Strata fees: $300-800+/month (covers maintenance, insurance, amenities)
  • Property taxes: Usually lower on smaller homes
  • Utilities: Typically reduced
  • Maintenance reserve: Less if strata handles exteriors

We'll compare before and after so you can see the real difference.

Want to test scenarios? Use my Payments & Affordability Tools to see how different prices and down payment choices affect your monthly budget.

How We'll Work Through This Together

Every downsizing decision has moving parts - lifestyle goals, timing, money, and what happens with your current home. Here's the framework we'll adapt to your situation.

1

Clarify What You Want (And What You Don't)

We start with a conversation about why you're thinking about this: less maintenance, fewer stairs, more travel, closer to family. We'll also talk about what you're not willing to give up - because that matters just as much.

2

Review Your Current Home & Options

We look at what your home is likely to sell for, how strong demand is, and whether it makes more sense to sell first, buy first, or use a bridge arrangement. No pressure - just clarity.

3

Explore What's Out There

We walk through condos, townhomes, ranchers, and 55+ options in the areas you like - so you can see what life and space actually look like at different price points.

4

Coordinate the Move When You're Ready

When the timing feels right, we line up the sale and purchase, negotiate dates, and manage the details so you're not worrying about where you'll sleep between homes.

What Makes This Decision Hard (And How We'll Work Through It)

Leaving a Home Full of Memories

After 20 or 30 years, a house isn't just a building - it's where life happened. We'll move at your pace, and I won't pretend that part is simple. What I can do is help make sure the place you're going to feels like home too.

Fear of Regret

What if you move and wish you hadn't? That's a real concern. We'll think through worst-case scenarios together, so you're not making a leap - you're making an informed choice you can live with.

The Physical Work of Sorting Through Everything

Decades of belongings, family heirlooms, furniture that won't fit. It's overwhelming. We'll talk about timelines, and I can point you to local resources - estate organizers, donation coordinators - so you're not doing it alone.

Not Finding Anything That Feels Right

What if nothing measures up? Sometimes the search confirms that what you want doesn't exist in your budget - or that your current home is actually pretty good. Better to know that early than after you've already listed.

Getting Stuck Between Homes

The timing of selling one place and buying another can feel like a high-wire act. We plan for this upfront - backup housing, bridge financing options, or timing the listing to give you control.

Family Opinions and Pressure

Adult children often have strong views on whether (and where) you should move. That's your call to make, not theirs. I'll give you the information you need to make your own decision with confidence.

Questions Downsizers Ask Me

Should we sell first or buy first?

It depends on your risk comfort, how unique your current home is, and how tight the market is where you want to buy. Selling first gives you certainty but may mean temporary housing. Buying first gives you control but carries two properties for a while. We'll walk through both options with real numbers and see which fits your situation.

How early should we start planning?

Many downsizers start the conversation 6-24 months before they move. That gives you time to declutter at a reasonable pace, watch the market, and get comfortable with the idea - without pressure. There's no penalty for starting early.

What about "subject to sale" offers?

They can work in some situations, but sellers often prefer clean offers. I'll give you a straight answer on how competitive that kind of offer is in the areas you're looking - and whether there's a better way to structure things.

Are strata fees really worth it?

For some people, yes - they replace yard work, exterior maintenance, and part of your long-term upkeep budget. For others, they're a deal-breaker. We'll compare specific buildings and run the math both ways so you can see what you're actually paying for.

What if I regret moving?

This is one of the most common concerns I hear - and it's worth taking seriously. We'll think through what "regret" might actually look like, what you'd miss most, and whether those things exist in the places you're considering. The goal is a decision you feel good about, not one you second-guess.

How do I deal with all the stuff?

Decades of belongings don't sort themselves. Start early - even a year out isn't too soon. Some people work through it room by room; others bring in professional organizers or estate specialists. I can point you to local resources. The less you're dealing with at the end, the smoother the move.

"Bil was a fantastic guide for our downsizing move. Clear advice, great communication, and a calm presence from start to finish. Highly recommend."

- Richard and Eva H., downsizers, Saanich (2022)
Read what other clients say →

What Do You Want to Do Next?

Pick the path that fits where you are right now. No pressure - just options.

Talk Through Your Move

If you're thinking about downsizing in the next 6-24 months, we can map out a game plan and talk through timing, options, and the money side.

Book a Planning Call

Start Browsing Homes

See condos, townhomes, ranchers, and 55+ options across Greater Victoria that could work as your next step.

Start Your Search

See Your Numbers

Use my Payments & Affordability Tools to get a feel for what different price points and mortgage choices do to your monthly budget.

Go to Payments & Tools
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