1. Timing the sale and the purchase
- Sell first: you know your budget and avoid two mortgages. You may need a rent-back (staying after closing) or a short-term rental. Some 55+ communities have rental minimums (for example, Arizona Traditions requires 90 days), so check before you plan a short lease.
- Buy first: you move once, on your schedule. Talk to a lender early about qualifying while you own both homes, and about bridge-type financing.
- Line up both closings: a coordinated closing (same day or back to back) can work if both transactions are on track. Keep a backup plan.
- Factor in one-time fees: the cap or CARE fee in your new community is due at closing. Put it in your budget with the Cost to Live calculator.
2. Contingencies
- Home sale contingency: makes your purchase depend on selling your home. It's safer for you, but less competitive.
- Inspection and HOA document review: keep your inspection period, and read the resale disclosure packet, CC&Rs and rules before it ends.
- Age verification: confirm the community's occupancy rules for everyone who'll live in the home. See Ask Greg: age rules.
3. Decluttering and estate help
- Start early, one room at a time. Measure your new home and decide what furniture fits.
- Offer family heirlooms first, then sell, consign or donate the rest.
- Estate-sale companies and senior move managers can handle sorting, sales, packing and set-up. The National Association of Senior & Specialty Move Managers (NASMM) lists members.
- If you're settling a loved one's estate, talk to an attorney about authority to sell, and see our seller's guide.
4. The cost of moving
- Get at least three written quotes. Costs depend on distance, volume, season and services like packing, storage or car shipping.
- For interstate moves, check the mover's registration with the FMCSA (U.S. DOT) and read the paperwork before moving day.
- Budget for closing costs on both sides, your new community's one-time fees, utility deposits and any updates you want before moving in.
Frequently asked questions
Should I sell my house before buying in a 55+ community?
It depends on your finances and the market. Selling first gives you cash and certainty but may mean a short-term rental or a rent-back. Buying first avoids a double move but may mean carrying two homes or making your offer contingent on your sale. A lender can tell you what you qualify for while you still own your current home.
What is a home sale contingency?
A clause that makes your purchase depend on selling your current home. It protects you, but sellers may see it as less competitive than a non-contingent offer, especially on nicely updated homes, which tend to sell quickly.
How much does it cost to move?
It depends on distance, volume, season and services, so we don't quote a number. Get several written quotes. For interstate moves, check that the mover is registered with the Federal Motor Carrier Safety Administration (FMCSA).
Planning a downsize?
Greg can map out the timing of your sale and purchase and get you a free home value for your current home.
Search homes and sign up with Greg Get a Free Home Value Contact Greg Free Buyer's Guide (PDF)Prefer the phone? Call or text 623-523-1557
Sources
Facts on this page were gathered from the sources below in October 2026. Third-party agent and listing sites are noted as such. Fees and rules change, so always check the association's current documents.