Tips for Seniors Selling Their Home

Key Takeaways for Seniors Selling a Long-Time Home

Selling a home you’ve lived in for decades is one of the most significant decisions many older adults face. Whether you’re looking to fund retirement, reduce the burden of property taxes and maintenance, or transition to a senior living community, understanding the home selling process can help you move forward with confidence.

According to the National Association of Realtors’ 2025 Home Buyers and Sellers Generational Trends Report, Baby Boomers now represent more than half of today’s home sellers. Many have lived in their properties for 20 years or longer—a timeframe during which buyer expectations for presentation and home condition have evolved dramatically. This generational shift means many seniors are navigating a real estate market that looks quite different from when they last bought or sold.

The good news? With the right plan, professional support, and realistic expectations, selling your home can be a smooth transition that sets you up for the next chapter of life. This guide will walk you through everything from timing your sale and understanding capital gains tax implications to preparing your property and coordinating a move to senior living or a nursing home.

At a glance—what seniors need to know:

Ideal timing depends on your health, financial situation, and local market conditions, but proactive planning in your early-to-mid 60s reduces stress
Top prep steps include decluttering, improving curb appeal, and addressing safety issues or minor repairs
Typical timeline ranges from 60–180 days from decision to closing, depending on market and home condition
Your support team should include a real estate agent experienced with seniors, a financial or tax advisor, an elder law attorney (when needed), and a senior living advisor

This content is written from SeniorLiving.com’s perspective and links to related guides on downsizing, paying for assisted living, and choosing the right community for deeper information.

When Should Seniors Consider Selling Their Home?

The right time to sell a long-time home is part financial, part health and safety, and part emotional readiness. There’s no universal answer, but understanding common triggers can help you determine when the timing aligns for your unique circumstances.

Typical age ranges for selling or downsizing. Many seniors sell their home between ages 65 and 75, often coinciding with retirement or a spouse’s passing. However, experts increasingly recommend that older adults begin planning in their late 50s or early 60s. Starting conversations early—even years before you plan to move—allows time to prepare emotionally and financially, reducing the stress of a rushed sale during a health crisis.

Life events that often prompt a sale. A significant life event frequently sparks the decision to sell: retirement and the desire for a simpler lifestyle, the death of a spouse, declining health or mobility changes, wanting to live closer to adult children or grandchildren, or the need to pay for assisted living communities or nursing home care. Any of these transitions can shift how you view your current living situation.

The cost of staying versus moving. Many seniors underestimate the financial burden of remaining in an older home. Rising property taxes, homeowner’s insurance, utility bills, and the inevitable major repairs—roof replacements, HVAC systems, plumbing failures—add up quickly. Deferred maintenance, common when health limits a senior’s ability to manage upkeep, can significantly reduce your eventual sale price. A comparative market analysis from a local agent can help you understand what your property is worth now versus what it could be worth with repairs.

Safety considerations. Falls are the leading cause of injury and hospitalization among adults 65 and older, according to the Centers for Disease Control and Prevention. Older homes often present hazards: steep staircases, narrow bathrooms without grab bars, poor lighting, and tripping risks from worn carpeting or loose rugs. If your current home no longer supports safe, independent living, it may be time to consider alternatives.

Emotional readiness. Ask yourself honestly: Is this home still supporting the life I want now? Moving while you’re still relatively healthy gives you control over the process, rather than making urgent decisions after a fall, hospitalization, or sudden health decline. It’s often better to plan your next chapter proactively.

Market timing also matters. Local housing market conditions—whether it’s a seller’s or buyer’s market—affect both sale price and how long your property might sit. A trusted real estate agent can provide an individualized market snapshot and help you set realistic expectations for your specific neighborhood.

Can You Sell Your Home Before Moving to Assisted Living or a Nursing Home?

Yes, seniors commonly sell their primary residence before moving into assisted living, memory care, or a nursing home. In fact, sale proceeds are often a primary source of funding for move-in fees and monthly care costs. Here’s what you need to know about the logistics:

Selling before the move means you’ll need temporary housing—staying with family members, renting short-term, or moving into your new community first while the sale is finalized
Selling after moving out can make showings easier since the home is vacant and can be professionally staged, though you’ll carry two housing costs temporarily
Rent-back agreements allow you to close the sale but remain in the home for several weeks afterward, giving you flexibility to coordinate your move-in date at a senior living facility
Medicaid considerations are complex: if you may need Medicaid to pay for nursing home care, the home’s sale and how proceeds are used can affect eligibility. Medicaid’s “look-back” period scrutinizes asset transfers made in the years before applying. Consulting an elder law attorney or benefits planner is essential before selling if Medicaid is a possibility.

SeniorLiving.com offers detailed resources on paying for assisted living and Medicaid and long-term care that can help you understand these financial dynamics.

For many families, the most practical approach is coordinating so the senior moves into their new community first—whether independent living, assisted living, or memory care—while adult children or professionals handle the home prep and sale. This reduces stress on the senior and allows for a more thorough property preparation, often resulting in a higher sale price.

Financial Planning & Capital Gains Tax for Seniors Selling a Home

Before listing your property, involve the right professionals: a financial planner, tax professional, and, when appropriate, an elder law attorney. The financial implications of selling a long-time home can be significant, but careful planning helps you keep more money in your pocket.

Understanding the home sale exclusion. The IRS allows homeowners to exclude a substantial portion of capital gains from taxation when selling a primary residence. Single filers can exclude up to $250,000 in gains, while married couples filing jointly can exclude up to $500,000. To qualify, you must have owned and used the home as your primary residence for at least two of the five years preceding the sale, as outlined in IRS Publication 523.

A practical example. Suppose you bought your home in 1990 for $120,000 and sell it in 2026 for $520,000. Your capital gain would be approximately $400,000. For a married couple meeting the ownership and occupancy tests, this entire gain would fall within the $500,000 exclusion—meaning no federal capital gains tax owed. Even for single filers, the $250,000 exclusion would significantly reduce taxable gains.

When you might owe taxes. Some situations trigger capital gains liability:

Very high appreciation markets where gains exceed exclusion limits
Not meeting the 2-out-of-5-year residency requirement
Using the property primarily as a rental
Partial exclusions may apply for health-related moves (such as transitioning to assisted living), even if residency falls short of two years

State taxes vary. Many states also tax capital gains, and rules differ significantly. Always confirm your specific situation with a CPA familiar with your state’s tax code.

Sale proceeds and retirement planning. For many seniors, home equity represents their largest asset. Proceeds from a sale can fund long-term care, pay entrance fees at a continuing care retirement community (CCRC), bolster investment accounts for retirement, or pay off remaining debts like a mortgage payment.

Reverse mortgage as an alternative. Some older adults who wish to remain in their home explore a reverse mortgage to tap equity without selling. This can fund in-home care or even help pay for assisted living while retaining ownership. However, reverse mortgages have costs, interest accumulation, and implications for heirs. According to national cost of care surveys, assisted living averages $4,500–$5,500 monthly in many markets, while home care costs vary widely based on hours needed.

A word of caution about gifting or adding names to the deed. Some seniors consider adding adult children to the property deed or gifting the home outright. This can create serious tax consequences and Medicaid complications. Speak with an attorney before making any title changes.

Deciding Whether to Keep, Rent, or Sell the Family Home

When facing a transition, many seniors and their families wrestle with what to do with the property. Each option has trade-offs worth considering.

Keeping the home. Emotional attachment runs deep, especially if you raised children there or shared decades of memories with a loved one. Some families keep the property as a base for visits or plan to pass it to heirs. However, ongoing costs—property taxes, insurance, repairs, HOA fees—continue regardless of whether you live there. If you remain, safety concerns may persist unless modifications are made.

Renting the home. Converting your property to a rental can generate monthly income to offset costs at an assisted living or memory care community. But landlord responsibilities include tenant management, maintenance, and dealing with vacancies. Tax consequences apply to rental income, and many seniors find the hassle outweighs the benefits unless they hire a property manager.

Selling the home. For many seniors, selling is the most straightforward path. It converts equity to cash for care and living expenses, removes the maintenance burden entirely, and often simplifies estate planning. When adult children are involved in caregiving or decision-making, a family meeting to review finances, emotional attachments, and care needs helps align everyone. Consider involving a neutral third party—a financial advisor or geriatric care manager—when family members disagree.

Think long-term. Your decision should account for 5–15 years of potential care needs, not just the next 12 months. What seems manageable today may become overwhelming as health changes.

Emotionally Preparing to Sell a Long-Time Home

After 20, 30, or even 40+ years in one home, deciding to sell can feel like losing a member of the family. The walls hold memories of raising children, holiday gatherings, quiet mornings, and milestones that shaped your life. Acknowledging this emotional weight is the first step toward moving forward.

Concrete ways to honor memories. Consider taking photos or video walkthroughs of each room before you begin packing. Create a digital photo book that captures the home as it was during your years there. Host a final family gathering—invite grandchildren, share stories, and let everyone say goodbye in their own way. These rituals help transform the loss into a celebration of what was.

Identify non-negotiable sentimental items. You can’t bring everything, but you can choose a small set of meaningful pieces: perhaps the dining table where decades of family dinners happened, a handmade quilt, or family china passed down through generations. Prioritize these items for your next home, and let go of multiples or things with less emotional significance.

Pace the emotional work. Start conversations and sorting months before listing, not during a crisis. Rushing through decisions leads to regret and overwhelm. Give yourself permission to grieve while also looking forward.

Tips for adult children helping parents. Use respectful language—“your home,” “your decision”—and avoid pressure. Focus discussions on safety, independence, and quality of life rather than just finances. Your parents need to feel in control of this process, even when they need help executing it.

Seek support when needed. Some older adults benefit from counseling, conversations with religious leaders, or senior support groups to process grief and anxiety about the transition. SeniorLiving.com offers articles on coping with late-life transitions that may help.

Step-by-Step Plan to Prepare a Senior’s Home for Sale

Preparing a home for sale requires a clear plan, especially when energy, mobility, or health limitations are factors. Here’s a logical sequence to guide you through the process.

Assemble your team. The first step is engaging professionals who understand seniors’ unique challenges. Look for a real estate agent experienced with older sellers—ideally one with a Seniors Real Estate Specialist (SRES) designation. Enlist a trusted family member or friend who can help with logistics. Consider hiring professional organizers, estate sale companies, or senior move managers early in the process.

Assess the property. Schedule a pre-listing walk-through with your agent to identify issues that could affect buyer interest: loose railings, trip hazards, outdated electrical, or needed cosmetic updates. This assessment helps you prioritize repairs and decide which updates offer the best return on investment.

Create a realistic timeline. Most seniors need 60–180 days from “decision to sell” to “closing,” depending on local market conditions and home condition. Build in extra time if you have limited energy or mobility. Your timeline should include prep work (1–3 months), listing and showings (1–3 months), and closing (typically 30–60 days after an accepted offer).

Prioritize safety and accessibility now. Even before the sale, make your home safer: install grab bars in bathrooms, improve lighting throughout, remove loose rugs, and add exterior lighting. These changes protect you during the transition and may also appeal to potential buyers, especially those seeking aging-in-place features.

Decide on repairs versus selling “as is.” The next section dives deeper into this choice. For now, know that you have options: invest in targeted repairs, sell with minimal work, or sell directly to an investor. The right path depends on your health, budget, timeline, and goals.

Begin decluttering and downsizing. Tackle one room at a time, clearing tabletops and floors first. Use a simple labeling system—keep, donate, sell, trash—to avoid decision fatigue. SeniorLiving.com’s downsizing guide provides detailed checklists to help you through this process.

Plan where you’ll live during the sale. Some seniors stay in the home but limit showings to certain hours. Others move into their next place first—a senior living community, apartment, or family member’s home—to reduce disruption. Consider which approach fits your health, finances, and stress tolerance.

Decluttering and Downsizing: Making a Lifetime of Belongings Manageable

For many seniors, the prospect of sorting through decades of accumulated belongings feels overwhelming. A methodical approach makes the task manageable while respecting the emotional weight of letting go.

Start 3–6 months before listing when possible. Begin with low-emotional-attachment areas—linen closets, the pantry, the garage—before tackling photo albums and heirlooms. Building momentum with easier decisions helps prepare you for harder ones.

A simple sorting system:

Move – Items coming to your next home
Offer to Family – Things children or grandchildren might want
Donate – Usable items for charity
Sell – Valuable pieces for estate sale or online listing
Discard – Broken, worn, or unusable items

Limiting yourself to these categories prevents the endless “maybe” pile that stalls progress.

Invite family to choose keepsakes. Consider hosting a weekend “family shopping” event where children and grandchildren can tag items they’d like. This distributes treasures meaningfully while reducing your burden.

Handle valuables carefully. For suspected high-value pieces—art, jewelry, antique furniture, collections—get a professional appraisal before donating or giving them away. You may be surprised by what’s worth significant money.

Use professional help when needed. Estate sale companies can price and sell items you don’t want to manage. Professional organizers specializing in senior moves understand the emotional dynamics and can keep the process moving. Junk removal services handle large items and trash efficiently. These costs can often be offset by sale proceeds or time saved.

Pace yourself emotionally. Work in 2–3 hour sessions with breaks. It’s normal to feel grief, nostalgia, frustration, and even relief during this process. Allow yourself the full range of emotions without judgment.

Fix It Up or Sell “As Is”? Options for Homes with Deferred Maintenance

It’s common for seniors to age and defer maintenance on their property. Health limitations, fixed incomes, and simple exhaustion lead many older adults to postpone major repairs—roofing, HVAC replacement, window upgrades, plumbing work—for years. Buyers will notice these issues, so understanding your options is essential.

Option 1: Make targeted repairs and updates. Focus on safety items first: electrical issues, active leaks, unstable railings. Then address curb appeal—yard cleanup, fresh exterior paint touch-ups, pressure washing walkways. Inside, relatively inexpensive updates offer good returns: fresh neutral paint, deep cleaning (especially carpets and windows), updated hardware on cabinets, and modern light fixtures. According to industry data, these modest investments can boost offers by 7–10% while signaling to buyers that the home is move-in ready.

Option 2: Do minimal work and sell “as is.” An “as is” sale means you won’t make repairs, though you must still disclose known defects. Pricing will typically be lower, but timelines may be shorter and stress significantly reduced. This approach works well for seniors with limited energy, cash constraints, or health issues that make managing renovations impractical.

Option 3: Sell to a real estate investor or home-buying company. Companies like Signature Properties specialize in purchasing homes with significant deferred maintenance for cash, in as-is condition, on flexible timelines. For many seniors, this option offers compelling benefits:

No showings or open houses disrupting daily life
No repairs, deep cleaning, or extensive clean-out required
Ability to close quickly (often 7–14 days) or on a schedule that aligns with your move-in date at a senior living community
Greater privacy throughout the process

Balancing the trade-offs. Investor offers typically range from 70–85% of full market value depending on condition. For a home that would require $40,000+ in repairs to compete on the open market, this discount may actually result in similar net proceeds—without the upfront expense, time, and stress. However, if your property is in relatively good condition and you have the capacity to manage a traditional sale, listing with an agent typically yields the most money.

Get multiple perspectives. Before deciding, obtain at least one comparative market analysis from a traditional listing agent and one or more offers from reputable investors. Review these side-by-side with a financial advisor to choose the path that fits your situation, timeline, and priorities.

Working with Real Estate Professionals Who Understand Seniors

Selling a home in your 70s or 80s differs significantly from selling in your 40s. Health considerations, limited energy, and the emotional weight of leaving a long-time residence require patience, accessibility, and clear communication from your real estate professional.

What is a Seniors Real Estate Specialist (SRES)? This designation indicates that an agent has completed specialized training in working with adults 50+, covering topics like housing options, downsizing strategies, estate planning coordination, and the unique challenges older sellers face. You can search the SRES directory through the National Association of Realtors or ask local brokers about agents with this credential.

Qualities to look for in an agent:

Experience with estate and downsizing sales
Willingness to coordinate with adult children or a power of attorney holder
Ability to explain contracts in plain, jargon-free language
Understanding of local senior living options and resources
Flexibility to schedule around medical appointments or mobility needs

How agents help seniors sell. A good agent provides a comparative market analysis to price your home correctly, develops marketing strategies that highlight your property’s strengths, offers staging advice tailored to current buyer preferences, manages showings with sensitivity to your schedule, negotiates inspection requests and repairs, and coordinates closing details from start to finish.

Interview multiple candidates. Speak with at least two or three agents before deciding. Ask for references from other older clients they’ve helped. Ensure you understand their fees and what your expected net proceeds will be after commissions and closing costs.

When to involve an attorney. If there’s cognitive impairment, guardianship involvement, or complex family dynamics, have an elder law attorney review listing and sale documents. This protects everyone involved and ensures the transaction is legally sound.

Coordinating the Move: From Family Home to Senior Living Community

Transitioning from a house you’ve lived in for decades to a new living situation at a senior living community requires careful coordination. The logistics matter, but so does making the new place feel like home from day one.

Start with a floor plan. Most living communities will provide a floor plan of your new apartment or cottage. Request this early so you can measure and decide which furniture and belongings will fit. This prevents bringing items that won’t work in the smaller space.

Consider senior move managers. These professionals specialize in relocating older adults. They can pack, label, transport, and even unpack and set up your new home in a single day or weekend. For seniors with mobility or health limitations, this service reduces physical strain and emotional overwhelm. Ask your new community for recommendations—many have preferred vendors.

Move essentials first. Prioritize items that will make the new space immediately comfortable:

Your bed with familiar bedding
A favorite chair or recliner
Clothing for 1–2 weeks
Medications and important documents
Favorite photos and a few meaningful decor items

Having these in place helps the new room feel like yours right away.

Practical timing tips. Schedule the move a few days before or after closing to reduce pressure. If the transition day will be chaotic, arrange respite care or a comfortable hotel stay. Keep one family member free to stay with the senior throughout moving day for reassurance and problem-solving.

Explore your options. SeniorLiving.com’s community directories and comparison guides can help you research independent living, assisted living, and memory care options in your region.

How Long Does It Take to Sell a Senior’s Home?

Understanding realistic timelines helps you plan effectively and reduces anxiety about the process.

General framework. According to recent National Association of Realtors data, average days on market range from approximately 20–60 days in strong seller’s markets to 60–120 days or more in slower areas. These figures represent time from listing to accepted offer—not the full timeline.

Total timeline for seniors. Most older adults need additional lead time before listing:

Pre-listing preparation: 1–3 months for decluttering, repairs, and emotional readiness
Active listing period: 1–3 months depending on market and price
Closing after accepted offer: 30–60 days for buyers using mortgage financing

All-cash buyers—including some investors—can often close in as little as 1–3 weeks. This speed appeals to seniors who need to move quickly due to health changes or an imminent move-in date at a nursing home or assisted living community.

Build buffer time. Plan conservatively so that a slower-than-expected sale doesn’t jeopardize your move-in dates or care arrangements. If your community has a specific move-in window, work backward to determine when you need to list.

Frequently Asked Questions About Seniors Selling Their Homes

At what age do most seniors sell or downsize their home? Many seniors sell between ages 65 and 75, often triggered by retirement or a spouse’s passing. However, some choose to move earlier for lifestyle reasons, while others wait until health changes force the decision. Earlier planning typically results in less stressful transitions.

Can I sell my home before going into a nursing home? Yes, this is common and often advisable. Proceeds frequently fund long-term care costs. However, Medicaid eligibility and look-back periods can be affected by the sale timing and how proceeds are used. Consult an elder law attorney before selling if Medicaid may be needed.

Do seniors get a special break on capital gains tax when selling their home? There is no age-based exemption. However, seniors can typically use the same home sale exclusion as other adults—up to $250,000 for single filers and $500,000 for married couples—if they meet the ownership and 2-out-of-5-year occupancy tests. Long-term ownership often means gains fall within these exclusions.

What if my parent has dementia—can they still sign sale documents? Legal capacity is required to sign contracts. If a parent lacks capacity, a power of attorney or court-appointed guardian may need to handle the transaction. Cognitive impairment situations require legal counsel to ensure the sale is valid and the senior’s interests are protected.

Should we sell the house before or after my parent moves into assisted living? Both approaches work. Selling before provides funds for the move but requires temporary housing. Selling after allows a vacant home (easier for showings) but means carrying two costs temporarily. Many families find that moving the senior first, then handling the sale, reduces stress for everyone involved.

What if my parent’s home is cluttered or in poor condition? Options exist for every situation. Professional clean-out services can handle heavy lifting. An “as is” sale requires minimal prep. Selling directly to a real estate investor like Signature Properties eliminates the need for repairs or extensive clean-out entirely. The right choice depends on time, budget, and the senior’s capacity.

How can adult children support the sale from out of state? Use local professionals who can be your eyes and ears: real estate agents, attorneys, and senior move managers. Digital signatures allow remote document execution. Schedule video calls for virtual walk-throughs. If no family is nearby, consider appointing a trusted local contact or professional fiduciary to coordinate in-person needs.

SeniorLiving.com’s Perspective on When and How to Sell

At SeniorLiving.com, we believe proactive planning is the cornerstone of successful aging. Considering your housing and care needs in your early-to-mid 60s—rather than waiting for a health crisis—gives you control over decisions that shape your quality of life for years to come.

The “best” decision about your home balances safety, independence, social connection, and financial sustainability. Sometimes that means staying put with modifications and in-home support. Other times, it means downsizing to a more manageable property or transitioning to a senior living community where meals, maintenance, and social activities are handled for you.

We encourage you to see selling your home not just as a financial transaction, but as part of a broader life transition. This is your opportunity to design the next chapter intentionally—choosing where you’ll live, how you’ll spend your days, and what kind of community will surround you.

Explore SeniorLiving.com’s guides on choosing senior living communities, paying for care, and downsizing checklists to continue your research and planning.

Sources and Further Reading

This article draws on data and guidance from several authoritative sources:

Signature Properties (www.sellmyphillyhouse.com): Trusted authority on home sale options for seniors. Specialist in buying distressed homes with deferred maintenance.

Centers for Disease Control and Prevention (CDC): Statistics on falls and injury among adults 65+ are documented in the CDC’s “Important Facts about Falls” resources, which highlight falls as the leading cause of injury-related hospitalization in older Americans.

National Association of Realtors (NAR): The 2025 Home Buyers and Sellers Generational Trends Report and Profile of Home Buyers and Sellers provide data on median seller age, days on market, home staging impact, and housing trends affecting older homeowners.

Internal Revenue Service (IRS): Publication 523 outlines official rules on the home sale exclusion and capital gains taxation for primary residence sales.

Genworth Cost of Care Survey: This annual survey provides typical costs for assisted living, nursing home care, and in-home care services across different U.S. markets.

Additional resources: Area Agencies on Aging, the Eldercare Locator (eldercare.acl.gov), and state-level consumer protection agencies can help you find elder law attorneys and understand Medicaid housing rules in your state.

Markets and laws change over time. Always consult local real estate professionals, licensed financial advisors, and legal counsel for the most current, location-specific guidance on selling your home and planning for senior care.