The decision is about more than real estate. It marks the beginning of a new life phase and deserves careful planning so that the transition succeeds financially and personally.
Sell first or look for a new home first?
This question cannot be answered with a one-size-fits-all approach. Those who sell first know the available budget and can plan the new living situation more securely financially. Those who first find a suitable home have more time to search, but may need to arrange transitional financing.
- personal financial situation
- financing options of the bank
- availability of suitable properties
- the desired timing for the move
- the possibility of temporary housing
Early coordination with the bank and an experienced real estate professional creates clarity and prevents unnecessary time pressure.
Realistically assess the market value
The emotional value of a house is hard to express in numbers. For the sale, however, the current market value counts, and this should be the basis for setting the price. It is especially influenced by location, condition, lot size, living space, Ausbau standard, and current demand.
An overly high asking price can deter buyers and prolong the marketing process unnecessarily. A realistic starting price appeals to qualified buyers and creates a solid foundation for a convincing sale result.
Online calculators can provide an initial orientation. However, a thorough on-site valuation also considers the unique features of the property and the local market.
Prepare the property with purpose
Before selling, costly renovations are rarely necessary. Often, simple measures already have a big impact and make the house significantly more attractive to potential buyers.
- reduce personal items
- sort out unnecessary furniture and household items
- perform minor repairs
- present rooms clean, bright and tidy
- care for the garden and outdoor areas
- gather relevant documents early
Decluttering should not be underestimated. Those who have lived in a house for decades need time to sort personal belongings and consciously decide what to take, what to pass on, or what to dispose of.
Choose the new home according to today’s needs
Less living space does not automatically mean less quality of life. On the contrary: a smaller home can provide more freedom, lower maintenance costs and a simpler daily life. The key is that the new living situation fits today’s life.
- accessible or age-appropriate access
- lift and parking
- shopping facilities and medical care
- connection to public transportation
- proximity to family, friends and familiar surroundings
- balcony, terrace or communal outdoor space
- ongoing incidental and maintenance costs
The crucial question is not how much space was available, but what is really needed in the coming life phase.
Plan enough time for the transition
A real estate sale comprises many steps: valuation, gathering documents, professional presentation, marketing, viewings, negotiations, purchase agreement, notarization, and finally the transfer of ownership.
Depending on the property, pricing and demand, this process can take several months. In addition, there should be sufficient time for searching for the new home, decluttering and moving. Tax considerations, especially possible real estate gains tax, should also be considered early.
Planning early pays off
If sale, search and move are coordinated in good time, you reduce time pressure and can make decisions more calmly.
The most common downsizing mistakes
The transition becomes especially challenging when selling and buying are attempted simultaneously and without a clear strategy. This quickly creates time pressure that can lead to financial or personal compromises.
- base the sale price on market value rather than personal expectations
- start sorting out items too late
- underestimate necessary maintenance work on the house
- renovate more than necessary before the sale
- not carefully check the new living situation
- do not fully account for financing, taxes and moving costs
Conclusion
Moving to a smaller home is not a loss, but a conscious decision for a living situation that better fits today’s life. Those who plan early, realistically assess the market value, and prepare the sale professionally create the best conditions for a relaxed transition.
As regionally rooted real estate experts, we accompany homeowners personally—from initial orientation to valuation and marketing to successful handover. A non-binding conversation can help explore possibilities and find the right next step.