Last weekend, we visited my in-laws at their SouthPark townhome. They’ve lived in the Charlotte area for more than 20 years, but this home is new to them, with a smaller yard and less upkeep. Still, the familiar faces of my husband and his sisters smile back at us from the same frames that once adorned their family home. Their townhome now is a mix of the nostalgic past and the lively present, complete with the chatter of grandchildren who join around the table.
For empty nesters looking for a simpler lifestyle, or families helping aging parents transition into senior living, downsizing is a major life decision. Like my in-laws, people find themselves navigating the emotional and practical considerations of leaving a family home to start a new chapter. We asked the real estate professionals at Helen Adams Realty to help us unpack the complexities, share their stories, and offer their perspectives.
Why Charlotteans Choose to Downsize
Moving for any reason can be a significant life change, and the motivations driving the decision to downsize are varied and personal.
“Many clients are looking for homes that better fit their current stage of life. They may want to reduce monthly expenses, minimize upkeep, free up time and energy to travel, be with family, or enjoy a lower-maintenance lifestyle,” says NC Realtor® Julee Herberth. “For some, it’s about creating a simpler, more manageable living situation without sacrificing comfort or community.”
Some general benefits apply regardless of motivation.
“Buyers can save substantially on their utility bills by air conditioning and heating a smaller home. Financially, it makes sense because they may have a lower mortgage or no mortgage at all. Buyers may also be motivated by reduced maintenance – a smaller yard means less yard maintenance,” according to Marie DeMartino, NC & SC REALTOR®, ABR®, RENE, SRS, SRES®.
Top Priorities for a Long-Term Fit
With three grown children out of the house, my in-laws knew what they wanted in their next home: proximity to restaurants and things to do, lower maintenance, access to amenities, and a vibrant community. For many looking to downsize, priorities for their next home may be different from their current home.
“Most downsizing buyers are looking for homes that will serve them well for the long haul, so their priorities often center around comfort, convenience, and accessibility,” says Julee.
“The number one feature that most downsizing clients want is a one-story living situation. Many of my sellers are coming from two-story or tri-level homes where the stairs have become problematic and they are looking to eliminate stairs altogether,” says NC & SC REALTOR® Sherrie Andrews.
Many also prioritize proximity to family, healthcare, and everyday conveniences like grocery stores and walking trails. For some, community amenities like pools, fitness centers, and social activities are also a big draw. The goal is to simplify without sacrificing quality of life. In Charlotte, that might mean exploring townhomes or condominiums in an accessible neighborhood close to the amenities that mean the most to you.
“People in Charlotte looking to downsize have many options to choose from. Throughout the city, there are many retirement communities, patio or cottage-type homes, and 55+ communities,” shares Sherrie.
Julee adds, “55+ active adult communities are popular for those seeking independent, low-maintenance living with amenities like clubhouses, pools, and walking trails. These often include single-family homes, townhomes, or condos.”
Downsizing as New Empty-Nesters
If you’re looking to downsize after the kids have flown the coop, our expert panel has a few tips. First, take time to recognize the complex emotions that may come with moving out of your family home.
“I encourage clients to take photos or a video walk-through of the home. Create a scrapbook or box with notes, photos and keepsakes, and take a moment before walking out the door to gather and say goodbye to the home,” says Marie.
“Cherish the memories you made in the home, but focus your energy on the memories that you will be making in your new chapter. Embrace your feelings, and know that the struggle is all very normal. Keep pieces of furniture or furnishings that are particularly special to you, and donate what you cannot use,” recommends Kim Kniska, NC & SC REALTOR®, SRES, ABR.
This process may mean that moving could take longer than usual, as sellers want to take their time going through items. Engaging a professional can help streamline and speed things along. “Sometimes it’s best to hire someone to get the downsizing, packing, and decluttering done,” Marie shares.
Parents or older loved ones also face difficulty parting with memories at their current residence.
“Change can be hard at any age, but for an aging parent, the new chapter can be a big change for them,” Kim adds. Panelists recommend planning for the process to take longer to declutter and clean the home before selling.
Once the decision to downsize has been made, there are a few considerations to be aware of, ranging from hidden costs to taxes.
Julee explains, “There are several hidden costs and considerations that often catch people off guard when downsizing. HOA fees can vary significantly depending on the type of property—condos, townhomes, or single-family homes—and the community itself. In many 55+ active communities, HOA dues tend to be above average because they typically include extensive amenities and exterior maintenance, which many downsizers find valuable. Taxes are another key factor. Depending on where you move, especially if you’re crossing city or county lines, property taxes can fluctuate up or down.”
Helping Older Loved Ones Transition
When it comes to Senior Living in Charlotte, these agents counsel us to be sure to consider current and future needs in amenities or care levels.
“The Charlotte area is rich with many different Senior Living options depending on what your needs are: communities with maintenance-free living, 55+ apartment complexes, 55+ communities with resort-style amenities, Senior living facilities that include independent living, assisted living, skilled care, and memory care,” says Kim.
Marie differentiates the options for us in this list:
- 55+ communities: of which there are many, with varying amenities and costs.
- Independent Living: month-to-month apartment leases. They offer planned activities, housekeeping, meal plans, transportation, and outings. In this case, the only monthly expense is a cell phone.
- Assisted Living: For seniors who need a bit more help with medication management, bathing, and dressing. This is one step above independent living.
- Memory Care: Facilities that specialize in addressing cognitive impairments.
- Continuing Care Retirement Communities (CCRs): i.e., buy-in communities. Residents can move from independent to assisted to full care.
Practical Tips for Starting the Process
Before making any decisions, ensure alignment with everyone involved.
“Have open, honest conversations with your parents or family members early, listen to their needs, fears, and wishes,” suggests Julee.
She offers us these practical tips for getting started:
- Tour different types of communities or housing options to get a real feel for what’s available.
- Begin decluttering and organizing before you have to—it makes the actual move much less stressful.
- Focus on what’s gained: less maintenance, more freedom, and a new chapter with new memories.
- Share memories of your home to help your real estate agent understand its story and prepare it to be shared with its next owners.
- Consider partnering with helpful professionals experienced in downsizing and senior transitions. This may include:
- Senior move manager (to coordinate logistics, packing, and settling in)
- Estate planner or elder law attorney
- Financial advisor
- Certified aging-in-place specialist (if staying at home is being considered)
- Tax professional (for capital gains, downsizing implications, etc.)
Keep in mind that you don’t have to do it all on your own. “I have relationships with moving companies, Senior Living facilities, Elder Attorneys, Estate Planners, and Professional Organizers to help with decluttering and packing/unpacking for a move,” Kim says.
Sherrie agrees, adding, “Some of the biggest challenges for the families of relocating parents are finding the time to assist their parents while still keeping their work and family lives on track. It is especially hard for families that live out of state. I have helped many sellers in this situation, and having a good vendor list of estate people, movers, painters, and handymen is a resource that I provide.”
Your family’s needs will be unique, so be sure to partner with a real estate professional who knows Charlotte and can help you navigate your options. Helen Adams Realty has Senior Real Estate Specialist (SRES®) certified agents who specialize in these transitions.
Parting Note
Downsizing can mean a fresh start, financial freedom, and a home that supports your next chapter. With the right guidance, it can be a smooth and even exciting transition.
“I always remind clients that you don’t have to let go of the memories. A home holds special moments, but those memories live within you and your loved ones. Sharing stories, looking through old photos, and continuing family traditions help keep that history alive,” says Julee. “Downsizing isn’t the end of something, it’s the beginning of a new chapter.”
Allison
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