Seniors and downsizing

Right-sizing at your own pace

Aloha, I'm Matt Ball, a REALTOR® with Coldwell Banker Realty in Kailua. Moving out of a long-time home is a life change, not just a sale. I help homeowners right-size on their own timeline, and I work alongside the adult children supporting a parent's move.

  • MRP and CFSP designations
  • Patient, step-by-step help
  • Help for adult children, too
Make a planFor adult childrenLet's talk story
A gentle plan
  • No rush and no pressure
  • One room at a time
  • Clear numbers before you list
  • Family kept in the loop
$27M+In Oʻahu home sales
95%Of my business, give or take, comes from referrals and past clients
5.0Google rating, from 12 client reviews
MRP and CFSPMilitary Relocation Professional and Certified Full Service Professional

Matthew Ball, REALTOR® RS-83609, Coldwell Banker Realty, Kailua office. Ratings from my Google reviews.

Downsizing help

A gentle timeline

  1. Step 1

    Talk story

    • We talk about what you want next. Family is welcome to join.
  2. Step 2

    Decide what's next

    • A condo, a single-level home, somewhere closer to family, or a care community.
    • Staying put is a fine answer too.
  3. Step 3

    Sort and prepare

    • One room at a time: keep, give to family, donate, sell.
    • Only the repairs that make sense.
    • I can refer you to trusted organizers and estate sale companies. You choose who to hire.
  4. Step 4

    Sell and move

    • We time the sale and the move so you aren't rushed.
    • A short rent-back can help.
    • I can refer you to trusted movers. You choose who to hire.
  5. Step 5

    Settle in

    • File for the home exemption on your new home, if it applies, by September 30.
The essentials

What to know before you move

Tap a card for the details.

We set the pace together, and you can change your mind.

  • Your timeline. I'd rather start a year early than rush you. Many people take a few months just to sort and decide.
  • A written checklist. You see each step, who handles it, and what comes next.
  • One move, not two. If you're buying again, we line up the sale and the purchase so you aren't moving twice, when possible.
  • The right team. Think of me as your starting point. I can refer you to trusted professionals who help with sorting, moving and cleaning. They are independent, and you choose who to hire.

How to help without taking over.

  • Keep your parent at the center. It's their home and their decision. I talk with them directly, and with you, as they prefer.
  • Signing authority. If you'll sign for a parent, escrow and title will need proper authority, such as a power of attorney. An estate planning attorney can set that up and confirm it's accepted. If you need one, I can refer you to estate planning attorneys I trust.
  • Helping from the mainland. Video walk-throughs, electronic signing, and regular updates make it workable from afar.
  • Care options. The City and County of Honolulu Elderly Affairs Division runs a Senior Helpline at (808) 768-7700 for information on services and long-term care. Visit their site (opens in a new tab).

Taxes, exemptions and what you may keep from the sale.

  • Capital gains. If you owned and lived in the home for at least 2 of the last 5 years, you may be able to exclude up to $250,000 of gain from income ($500,000 if married filing jointly). There are exceptions, so this is one to confirm with your CPA.
  • Your home exemption. Tell the city within 30 days if you no longer qualify. On your next home, the exemption is $160,000 at 65 or older if it's your main residence.
  • Tax credit. Honolulu also offers a real property tax credit for some homeowners with lower incomes. Rules and deadlines change, so check the city Treasury Division (opens in a new tab) for this year's details.
  • Conveyance tax. The seller usually pays it, from $0.10 per $100 on sales under $600,000.
  • Moving off island. If you've become a nonresident by the time you sell, HARPTA withholding may apply. A CPA can tell you if you qualify for an exemption.

What to look for in a condo or a smaller home.

  • Easy living. Single-level living, elevators, parking close to the door, and stairs you can manage for years.
  • Monthly costs. Condo maintenance fees and the building's reserves. A low fee can mean a special assessment later.
  • House rules. Pets, guests, and renovations.
  • Take time to compare. Visit a few buildings before you decide, and we'll read the association documents together before you commit. The free Neighborhood Explorer can help you narrow down areas.

The hardest part for most families, and the most important to start early.

  • Start small. Begin with the rooms used least, like a garage or guest room.
  • Keep, give, donate, sell. Set aside family pieces first, then decide the rest.
  • Photos and keepsakes. Take your time with these. They can be scanned and shared with family.
  • Get help. Organizers, movers and estate sale companies can take on the heavy lifting. Ask me for referrals to people I trust, and you choose who to hire.
In their words

What clients and partners say

Matt takes care of your concerns and concerns you didn't know existed. 10/10 recommend

Mike M. Google review

Not only is he personable and a great communicator, he listens well to what we are looking for and helps us make the best decision for our family.

Amy J. Google review
Quick answers

Frequently asked questions

Not always. It depends on your finances and the home you want. We can look at buying first, selling first, or a short rent-back after your sale, and pick what keeps the move calm.

It doesn't transfer to the buyer. Tell the city within 30 days if you no longer qualify, and file for your new home by September 30 if it will be your main residence. At 65 or older, the exemption is $160,000.

Maybe not. If you owned and lived in the home for at least 2 of the last 5 years, you may be able to exclude up to $250,000 of gain, or $500,000 for a married couple filing jointly. Please confirm with a CPA.

Yes. I can meet with your parent in person, send you video walk-throughs, and keep you updated. If you'll sign documents for them, talk with an estate planning attorney about a power of attorney first. I can refer you to one I trust.

The City and County of Honolulu Elderly Affairs Division has a Senior Helpline at (808) 768-7700 with information on services and long-term care.

Keep reading

More guides on this site

Where the numbers come from

Sources

This page is general information to help you prepare. It isn't legal, tax, financial or lending advice. I'm a real estate licensee, not an attorney, CPA or lender, and attorneys and CPAs handle legal and tax questions. Figures are estimates from the sources listed and can change, so please confirm the details for your situation with an attorney, a CPA or your lender. If you need one, I can refer you to trusted professionals. They are independent, and you choose who to work with.

Matt Ball, REALTOR®, with his wife Amanda
Let's talk story

Thinking about a move, for you or a parent?

Let's talk story, at your pace. No pressure, just a conversation about what matters to your family.

Let's talk story Call or text 808-256-5039 matt@mattballrealestate.com

Matthew Ball, REALTOR® RS-83609, Coldwell Banker Realty

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