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What would selling actually free up?
The question behind every downsizing decision. This works out your net proceeds after the real costs, what is left once you buy the next home, and whether the capital gains exclusion covers you.
Two things people get wrong
A cheaper house can cost more per month
If your current home is paid off, or carries a rate from several years ago, financing even a much cheaper home at today's rates can produce a higher monthly payment than the one you have now. Add HOA dues in a 55+ community and the gap widens. Run the all-in monthly number on the next home before you assume smaller means cheaper.
Sell first or buy first
Selling first is the lower-stress path for most owners with real equity. It avoids carrying two mortgages, gives you a firm budget, and makes you a stronger buyer. The trade-off is possibly needing short-term housing. Buying first makes sense when the right home is rare and you can carry both. Either way, plan for a few days of overlap.
Want the real number for your house?
This estimate uses typical Utah percentages. Your actual proceeds depend on what your home is genuinely worth today, what you still owe, and what gets negotiated in the contract. Those are knowable, not guessable.
Send me the address and I will put together a proper net sheet: likely sale range from real comparable sales, every cost line, and what you would actually walk away with. Free, usually within one business day.