Downsizing in Central Ohio: A Practical Guide for Empty Nesters

For many Central Ohio homeowners, the house that fit perfectly when the kids were home now means empty bedrooms, a big yard, and more maintenance than you want. Downsizing can free up time, money, and energy, but it is also one of the biggest moves you will make. A little planning makes it far easier.

Start With What You Want Your Days to Look Like

Before thinking about square footage, think about your life over the next ten years. Do you want to be near grandchildren, walk to coffee and restaurants, travel without worrying about the house, or stop mowing for good? Your answers point you toward the right kind of home more clearly than any listing search.

Your Main Options in Central Ohio

• Condos and townhomes: Exterior maintenance is usually handled by the association. Central Ohio recorded 2,700 condo sales through August 2026, up 2.6% from last year, so there is a healthy, active market.
• Smaller single-family homes, including ranches: First-floor living without shared walls. Ranch homes are popular with downsizers and tend to draw strong interest when they come up.
• 55-plus and active adult communities: Often a mix of single-level homes, clubhouses, and planned activities, with exterior upkeep included.
• Walkable neighborhoods: Areas like Grandview, Worthington, and Clintonville appeal to downsizers who want shops and restaurants close by.

Run the Numbers

• Equity: Many longtime owners have built significant equity, which can make it possible to buy the next home with cash or a much smaller mortgage. That matters with rates above 7%.
• Capital gains: Federal law generally lets you exclude up to $250,000 of gain on a primary residence, or $500,000 for married couples filing jointly, if you meet ownership and use rules. Talk to a tax professional about your situation.
• Ongoing costs: Compare more than the price. Include property taxes, HOA dues, insurance, and utilities. A lower price with high HOA dues can cost more each month than you expect.
• Senior tax relief: Ohio offers a homestead exemption for qualifying older homeowners. Check eligibility with your county auditor.

Sell First or Buy First?

• Sell first if you need your equity for the next purchase. You will know exactly what you have to spend, but may need a short-term rental or a longer closing.
• Buy first if you can carry both homes for a while or qualify without your current home's equity. It allows a single move but adds overlap costs.
• Coordinate both with a contingent offer or negotiated closing dates. This takes careful planning but avoids moving twice.

Start Decluttering Early

The emotional work of sorting decades of belongings is often harder than the transaction itself. Start months before you list. Decide what goes to family, what you will sell or donate, and what fits your next home. A lighter house also shows better and photographs better when it is time to sell. 

Bottom Line

Downsizing goes most smoothly when you start with how you want to live, compare the full monthly costs of your options, and choose the right order for selling and buying. With strong equity, many Central Ohio empty nesters can make the move with little or no mortgage, which is a real advantage in today's rate environment.

Margaret Lipp | REMAX Premier Choice

Serving Upper Arlington, Dublin, Worthington, Clintonville, Hilliard, Powell, Grandview, and all Central Ohio communities

Data source: Columbus REALTORS® Central Ohio Housing Report, August 2026, based on Columbus & Central Ohio Regional MLS residential data. Tax information is general and not tax advice; consult a qualified tax professional.