Downsizing · Des Moines metro
Leaving the home you raised a family in? Let’s make it simple.
Every home has a story. We take good care of yours.
Downsizing is a money decision and a memory decision at the same time. I’m Jason Huffey, REALTOR® with RE/MAX Revolution. I’ll help you sort out the numbers, the stuff and the timing, one plain step at a time, with no pressure.
01 / Where to start
Three questions settle most of the plan.
1. What will I walk away with?
Your net is the sale price minus your payoff, commissions, the Iowa transfer tax, the property tax credit to the buyer and closing costs. Run it in the seller net proceeds calculator, then I’ll check it against what homes like yours have sold for.
2. Where am I going next?
A smaller house, a condo or townhome with an HOA, a 55+ community, renting for a while, or closer to family. Your answer sets the timing and the budget for everything else.
3. What happens to the stuff?
Decades of belongings is the part that stalls most people. Start with one room: keep, give to family, sell, donate. Pack what you’re keeping first. You do not need an empty house to list.
02 / Timing
Buy first or sell first?
Sell first and you know exactly what you have to spend, but you may need a short rent-back or a place in between. Possession after closing is negotiated in the purchase agreement, so we can ask for it up front.
Buy first and you move once, but you may carry two homes for a while, need a bridge loan or cash, or write an offer that depends on your sale, which is weaker when other buyers are competing.
There is no right answer for everyone. I’ll lay out both paths with your real numbers so you can pick the one you can sleep on.
03 / What I tell my own clients
Five things that save money and stress.
- Don’t over-fix. Buyers expect a home that has been lived in. Spend on cleaning, small repairs and safety items, not a new kitchen.
- Walk it before buyers do. I walk your home with a tradesman’s eye and flag what an inspector will flag, like roof age, the furnace, electrical and water in the basement, so nothing surprises you after an offer.
- Know your tax picture. Most sellers owe no federal tax on the gain from their main home: up to $250,000 single or $500,000 married filing jointly, if you owned and lived there 2 of the last 5 years (IRS Publication 523). Ask your tax professional about your situation.
- File a new homestead application for your next home. Iowa homestead credits and exemptions go with the property, so you apply again with the county assessor where you move, by July 1. If you are 65 or older, ask about the additional $6,500 homestead exemption.
- Bring family in early. If your kids or siblings will weigh in, invite them to the first conversation so decisions don’t stall later.
Need speed, or can’t take on repairs? A cash offer is an option. It is rarely top dollar, so I’ll show it to you side by side with listing.
Common questions
Straight answers about downsizing.
Is now a good time to downsize in Des Moines?
It depends more on your life than on the market. If the house is more than you want to keep up, and the numbers for your next place work, waiting for the perfect market rarely beats moving when you are ready. I can show you what homes like yours have sold for recently so you decide with real numbers.
Should I buy my next home before I sell this one?
Selling first gives you certainty about your budget. Buying first lets you move once but can mean carrying two homes or using a bridge loan. A short rent-back after closing, written into the purchase agreement, often gives sellers the best of both.
Will I owe taxes when I sell the home I have lived in for years?
Usually not federal income tax on the gain. If you owned and lived in the home at least 2 of the last 5 years, you can generally exclude up to $250,000 of gain, or $500,000 if married filing jointly (IRS Publication 523). Check your situation with a tax professional.
Do I need to empty the house before I list it?
No. Buyers need to see rooms, floors and walls, not an empty house. Clear counters and closets enough to show the space and pack what you are keeping first. Many sellers finish the clear-out between an accepted offer and closing.
Can I stay in my home for a while after closing?
Often, yes. The possession date is negotiated in the purchase agreement, and a short rent-back can give you time to move. It has to be agreed with the buyer in writing.
What does it cost to sell a home in Iowa?
Besides paying off your loan, the main costs are commissions (negotiable), the Iowa transfer tax, the property tax credit to the buyer, an abstract update and a closing fee. If you pay both agents 3%, selling costs usually come to about 7.5% to 8.5% of the price. The seller net proceeds calculator figures yours.
Sources: IRS Publication 523, Selling Your Home; Iowa Department of Revenue, Homestead Tax Credit and Exemption. General information, not legal or tax advice.
Ready to talk it through?
No pressure, ever.
A first conversation costs nothing and commits you to nothing. We’ll look at your numbers, your timing and your next home together. Call or text 515-606-1227.
The best is yet to come.