Lafayette
Empty-nest couple, $1.85M home, $480K mortgage.
Outcome: Sold for $1.93M, bought a $720K condo in Walnut Creek, freed $720K for retirement.
$720K liquid post-sale
For homeowners ready for the next chapter
Downsizing is not a step down. Done right, it is the financial reset that funds the next twenty years.
A typical Bay Area downsizing converts a $1.2-1.8M family home into a smaller property — local condo, smaller home in a lower-cost county, or a relocation out of state — and frees $400K-$900K in equity. Roger Grubb walks clients through the math, the timing, and the execution. (510) 504-0402.
Who is writing this
Roger has handled dozens of Bay Area downsizing sales. He sees the full picture — your equity position, where it goes next, the timeline mismatch between selling and buying, and the lifestyle change.
The process
One person. End to end.
- 01
Project equity, honestly
Current value minus loan balance minus 7% sale costs = take-home equity. Roger runs the real number.
- 02
Identify where the equity goes next
Condo locally, smaller home in Sonoma/Solano, out-of-state to lower COL, or all-cash purchase elsewhere. Each has different math.
- 03
Time the sale against the next purchase
Sell first and bridge-rent (safest), buy first with bridge loan (faster), or sell-buy-same-day (riskiest). Roger walks you through each.
- 04
Execute the sale at the right price
Empty-nest sellers often have decades of memories tied to the home. Pricing has to be unemotional. Roger sets it correctly.
Cost
What it costs
Standard commission. Roger does not charge for the downsizing consultation work — the equity math, the buy-side strategy, the lifestyle conversation.
When to call somebody else
This is probably not the right move if…
- You are not actually ready emotionally. Downsizing is a one-way door for most people.
- Your equity is small (<$200K). The transaction costs may eat too much. Refinance instead.
- You expect to be in the Bay Area for fewer than 5 more years. Different math.
The record
Recent transactions in this exact situation.
Albany
Recent retiree, $1.4M home, paid off.
Outcome: Sold for $1.42M, relocated to Sonoma County into a $680K home, $660K in cash to invest.
$660K liquid + lifestyle
Berkeley
Downsizing within Berkeley, $1.6M home → $880K condo.
Outcome: Sold in 28 days, bought condo 6 days later with bridge loan, paid off bridge at sale close.
Stay-in-place downsize
Frequently asked
Questions before you call.
When is the right time to downsize?
Most clients say "two years too late." Common triggers: kids out of the house for 2+ years, retirement within 12 months, maintenance burden growing, or one spouse expressing readiness.
How much equity will I actually have?
For a typical $1.2-1.8M Bay Area home with a $300-500K mortgage: roughly $700K-$1.1M after sale costs. Roger runs the exact number on your home in the first call.
Should I sell first or buy first?
Sell first is safest. Buy first works with a strong bridge loan or large liquid reserve. Same-day works rarely. Roger walks through your specific risk tolerance.
What about capital gains tax?
Joint filers exclude $500K of gain on a primary residence. Single filers exclude $250K. Bay Area homes purchased decades ago often exceed the exclusion — Roger refers to a CPA for the exact tax impact.
Where do most Bay Area downsizers move to?
In order: smaller local home or condo, Sonoma/Solano/Marin, Sacramento area, Central Coast, out of state (Texas, Arizona, Oregon, North Carolina).
What is the timeline?
60-120 days end-to-end is typical, depending on whether you are buying-replacement and where.
One call.
(510) 504-0402
Roger answers his own phone. The first 20 minutes are free, no pitch.
After-hours emergency? Call or text (406) 205-9003 — 24/7.