Should I Downsize to a Single-Story Home in Orange County?

For many longtime homeowners, the stairs are the first thing that makes a beloved home feel like work. One-level living takes that off the table.

I'm Jeanette Nelson, a REALTOR® with Jeanette Nelson Real Estate, Keller Williams Realty, serving Orange County, Huntington Beach, Costa Mesa, Fountain Valley, and surrounding areas. When I sit down with someone thinking about downsizing, we start with how they want to live in five or ten years. A single-story home often comes up because it supports aging in place, meaning staying in your own home safely as your needs change.

It is not automatically the right answer. It depends on your health, your budget and how close you want to be to your family.

A single-story detached home usually gives you more privacy, a yard and no shared walls. You also keep full responsibility for the roof, landscaping and repairs.

A condo with an elevator often means less outside maintenance, because the HOA handles the building and grounds. You pay monthly HOA dues for that, and the association sets rules. Ask how often the elevator has been out of service and how the HOA plans for its upkeep.

If you are weighing a condo, read the HOA's budget, reserve information, rules and recent minutes before you commit.

One level is a good start. These details make the bigger difference over time:

• Step-free entry. At least one way into the home without steps, ideally from the garage or driveway.
• Wide doorways and hallways. Room to move easily, including with a walker or wheelchair if that is ever needed.
• A main bathroom that works. A walk-in or low-threshold shower, space to add grab bars and room to turn around.
• Flooring without trip points. Smooth transitions between rooms and few raised thresholds.
• Laundry on the same level. Inside the home rather than out in a detached garage.
• A manageable yard. Enough outdoor space to enjoy, not so much that it becomes a project.
• Easy access to what matters. Your doctor, your grocery store and your family.

Grab bars are simple to add later. A stepped entry or narrow hallways are harder to change. For a specific home, check the permit history for any additions or remodels before you buy.

This is where downsizing plans need the most care. There are three common paths:

1. Sell first, then buy. You know your exact proceeds and you are not carrying two homes. You may need a short-term place to stay, or a rent-back after closing if the buyer agrees.
2. Buy first, then sell. You move once, at your own pace. You need a way to cover the new purchase before your current home sells, so talk with a lender early.
3. Line them up together. Closings are coordinated so your sale funds your purchase. This takes careful planning and a contract written with that timing in mind.

The right path depends on your finances and how much time you need to sort through belongings. I help families build a written plan and timeline so each step is clear.

Possibly. The California State Board of Equalization explains that under Prop 19, homeowners 55 or older can transfer the taxable value of their primary residence to a replacement primary residence anywhere in California. Key points:

• You must be 55 or older on the date you sell your original home.
• You buy or build the replacement within two years of selling the original.
• You can use this up to three times.
• If the new home costs more than the limit, the amount above the limit is added to the transferred value. The limit is 100 percent of the original home's value if you buy before selling, 105 percent if you buy within the first year after selling, and 110 percent within the second year.
• You file Form BOE-19-B with the County Assessor where the new home is located, within three years of buying it.

Confirm your situation with the Assessor and a CPA before you count on the savings. This is general information, not tax advice.

If you are wondering whether a single-story home is right for your next chapter, I'd love to have a private planning conversation with you and your family. We can talk through how you want to live and what timing feels comfortable, with no pressure. Call or text me at 714.366.8575 | DRE: 01397168, or contact me.