Should we sell our large family home before or after we retire?

This is one of the most common questions I get as a Seniors Real Estate Specialist, so you are thinking about it at exactly the right time. The honest tradeoff: qualifying for your next mortgage is almost always easier while you are still working. Lenders love steady W-2 income. Once you retire, you qualify on Social Security, pensions, and drawdowns from your accounts, which is very doable but more paperwork, and sometimes needs an asset depletion loan to make the numbers work. With 30 year rates sitting in the mid 6s right now, the size of that next payment matters, so getting the strongest possible approval helps. That said, do not let financing alone drive the whole decision. A few things to weigh: - Moving twice is expensive and exhausting. If you can line up the sale and the purchase to happen close together, that is worth a lot. - If your townhouse will be an all cash or mostly cash purchase from your sale proceeds, the qualifying question mostly goes away, and retiring first may be fine. - Property taxes are your stated pain point, so run the actual tax number on the smaller home before you assume it solves the problem. My rule of thumb: if you need a mortgage on the next place, get pre approved while you are still employed and try to buy before you retire. If you will pay cash, timing is more about life than lending. I am Zoltan Peresztegi, a South Bay and Los Angeles real estate professional and SRES. You are in New Jersey, so I am not your local agent, but I work with SRES colleagues around the country and would be glad to connect you with a strong one in your area who does these downsizing timelines all the time. Zoltan

One consideration that many future retirees overlook is how retirement can affect mortgage qualification. If you expect to finance your next townhouse, qualifying while you're still employed may be easier because lenders can use your current employment income. After retirement, you'll typically need to qualify based on retirement income, Social Security, pensions, investment income, and other assets. Depending on your financial situation, that may or may not affect your borrowing power. That doesn't necessarily mean you should rush to sell. The decision should also consider: • The amount of equity in your current home. • Whether you will need a mortgage for the next property. • Property taxes, maintenance costs, and carrying expenses. • Availability of suitable townhomes in your target area. • Your desired retirement timeline and lifestyle goals. One strategy some homeowners use is to meet with a lender a year or two before retirement to understand how their borrowing ability may change. That allows them to make an informed decision rather than guessing. Since you're about two years away from retirement, I would recommend speaking with both a lender and a local real estate professional. They can help you compare the financial implications of buying and selling before retirement versus waiting until afterward. The best choice is often the one that balances financial flexibility with personal convenience. If obtaining financing may be more difficult after retirement, completing the move while still employed can offer advantages. If financing isn't a concern, your lifestyle goals and housing needs may be the more important factors.

I would look into this before retirement, not after. One big reason is financing. If you plan to buy the townhouse with a mortgage, qualifying can sometimes be easier while you are still employed and showing steady income. Once you retire, the lender may look more closely at retirement income, assets, debt, and overall cash flow. The other reason is property taxes and upkeep. If the current home already feels too large and expensive, waiting two more years may mean two more years of higher taxes, maintenance, utilities, and repairs on a house you already know you plan to leave. That does not always mean you should sell immediately. It means you should run the numbers now. Find out what your current home could sell for, what you would likely net, what the townhouse would cost, and whether buying before retirement would make the transition easier. Some people sell first, some buy first, and some wait. The right answer depends on your equity, income, comfort level, and what smaller homes are actually available. I would talk with a lender and a local agent now so you can compare both timelines clearly instead of guessing. Austin Moore Austin Moore & Company Real Estate Realtor in Longview, Texas

This is such a common crossroads for homeowners, and the fact that you’re thinking about it two years ahead already puts you in the “smart planner” category. There’s no one‑size‑fits‑all answer — but there is a clear way to think about it so you can make the best decision for your next chapter. Think of this like preparing for a big life transition: you want clarity, comfort, and a plan that supports your long‑term goals. Let’s break it down in a simple, friendly way. 1. Selling before retirement can make financing much easier When you’re still employed, lenders can use your full income to qualify you for your next mortgage. That means: - Higher purchasing power - Smoother approval - Better loan options - Less stress Once you retire, your income changes — and lenders look at retirement income differently. It’s still possible to qualify, but the process can be more limited or require more documentation. If you want maximum flexibility, selling before retirement is usually the cleaner path. 2. Selling after retirement may feel more comfortable emotionally Some people prefer to: - Finish working - Take a breath - Ease into the next phase - Move once, not twice If your current home is still manageable for the next couple of years, waiting until after retirement can feel less rushed. This is the Buffini mindset: honor the season you’re in. 3. Your New Jersey taxes are a real factor Large homes + high NJ property taxes = a big monthly expense. Ask yourself: - Does keeping this home for two more years help you financially? - Or is it draining resources you’d rather put toward retirement? Sometimes downsizing earlier actually strengthens your retirement plan. 4. The market matters — but your life plan matters more A great agent can give you: - A market update - A pricing range - A timeline - A strategy But here’s the truth: The best time to sell is when it supports your next chapter — not when the headlines say so. If selling now helps you breathe easier, simplify, and reduce expenses, that’s a strong sign. 5. A simple way to decide Here’s the Tom Ferry‑style framework: Sell before retirement if you want: - Easier mortgage approval - More buying power - Lower stress during the move - To lock in your next home while rates and inventory are favorable Sell after retirement if you want: - More time to prepare - A slower, gentler transition - To avoid moving twice - To make decisions with a clear mind after work life ends Both paths are valid — it’s about what supports your goals. Bottom Line You’re not just selling a house — you’re setting up the next chapter of your life. The right timing is the one that gives you: - Financial clarity - Emotional peace - A smooth transition into retirement A trusted local agent can walk you through both scenarios, run the numbers, and help you map out a plan that feels right for you.

Selling while you’re still working can make qualifying for the next mortgage simpler because lenders like steady employment income, and it can also help you transition your equity into a smaller, lower-cost home before retirement expenses tighten things up. The tradeoff is that you’re making the downsizing decision without fully experiencing what day-to-day retirement living will actually feel like, which can sometimes lead to a second move later. Waiting until retirement gives you more clarity on what you truly need in a home and lifestyle, but it can make mortgage approval a bit more documentation-heavy since lenders shift to retirement income and assets instead of wages. A lot of couples in your position land in the middle, selling a little before retirement so they can qualify more easily, but timing the purchase and move carefully so they only move once.

This is a classic “financial vs. lifestyle” decision—and the right answer is usually a balance of both. In most cases, selling before you retire has a clear financial advantage, especially if you plan to buy another home with a mortgage. Lenders qualify you based on income, and it is typically much easier to secure favorable financing while you are still employed. Once you retire, qualifying based on fixed income (like Social Security or retirement withdrawals) can be more restrictive. Many homeowners don’t realize this until it’s too late—your borrowing power can drop significantly after retirement, even if your net worth is strong. At the same time, there are valid reasons to wait. Selling after retirement can make the transition smoother emotionally and logistically. You avoid juggling a move while still working, and you can take your time deciding where and how you want to live in this next phase of life. Retirement often reshapes your daily routine, priorities, and even location preferences. A practical way to think about it: Sell before retirement if: You will need a mortgage for your next home You want maximum financing flexibility and stronger buying power You prefer to simplify expenses (like high property taxes) sooner Wait until after retirement if: You can buy your next home with cash or minimal financing You are unsure where you want to live long-term You want to avoid the stress of moving during your final working years One important financial reality: Downsizing can significantly reduce ongoing costs—especially things like maintenance, property taxes, and upkeep, which tend to weigh more heavily in retirement budgets . What many professionals recommend (and what I tell my clients): A very effective middle-ground strategy is: Start planning and touring homes now Get pre-approved while still employed Then time your sale and purchase so they happen close together (or with a short overlap) That way, you protect your financing advantage and avoid moving twice.

If your move requires a new mortgage, you should sell before you retire. In 2026, lenders are heavily prioritizing steady W-2 income over retirement distributions when calculating debt-to-income ratios. Selling while you are still employed ensures you get the best possible loan terms for your downsized home. However, if you plan to buy your next home with 100% cash from your equity, waiting until after retirement allows you to move with less stress and a clearer picture of your long-term lifestyle needs without the pressure of a commute.

Hi Jackson I would recommend reaching out to a real estate professional in your local market to see what pricing trends are and get some free advice to help with your decision.

Sell before you retire if your income is still strong, because lenders and your negotiating position both favor employed sellers. If you wait until after retirement, your borrowing power for the next home may be lower, and carrying costs on a large home eat into savings quickly. In Citrus County, we see this decision often with homeowners in Beverly Hills and the 55+ corridor. Florida has a generous homestead exemption (up to $50,000 off assessed value), and if you sell and buy within Florida, you can port your Save Our Homes cap to the new property under the portability provision. That is a meaningful tax advantage that disappears if you delay and property values shift. The pattern that works best for our clients: list the large home first, negotiate a flexible closing timeline (60 to 90 days is common on the Nature Coast), and use that window to find the right-sized replacement. You avoid carrying two mortgages and you shop with cash-in-hand confidence. Start by getting a market analysis on your current home so you know the real number, then build the timeline backward from there. Kevin Neely & Kaitlynd Robbins | K2 Sells

Sell before you retire if you need a mortgage for the townhouse. Lenders want to see steady income, and qualifying on just retirement savings or Social Security is way harder and often means higher rates. If you're paying cash for the townhouse, then timing doesn't matter as much and you can wait. But if financing is involved, do it while you've got W-2s. You'll save yourself a ton of hassle and probably get better loan terms.

New Jersey is the King/Queen of property taxes, so I understand the sentiment. There is no blanket answer per say, since it depends on your personal situation but selling a large home before retirement maximizes cash flow, reduces maintenance liabilities, and lowers taxes early, which can be beneficial to some. Additionally you get to take advantage of a market you are completely aware of versus an unknown market in the future. On the other hand, selling after retirement allows you to stay in a (possibly) paid-off home and avoid rushing decisions. Generally, selling before is better if you need to liquidate equity, while selling after is better if you want to avoid stress or stay in your town/community; but selling later comes at a "cost." Best of luck with your decision! Keith Jean-Pierre Managing Principal The Dapper Agents Operations In: NY, NJ, FL & CA