We couldn’t have been happier with Bram… We engaged him to sell our 5,400 sq. ft. home and help us find a condo as we were downsizing. Bram had an incredible video produced… and it sold in just over a week for close to our asking price. When it came time to look for a new home, he had the patience of Job! We moved into a beautiful condo with a great view. Would I recommend Bram? In a heartbeat.” — ⭐⭐⭐⭐⭐ Allan & Heddy
Everything you need to know. None of the fluff.
Downsizing isn’t just a real estate move — it’s a financial, emotional, and lifestyle decision. You shouldn’t have to figure it out alone. Inside this practical, plain-English guide, I break the entire downsizing process into a clear, predictable plan.
Inside the 2026 Downsizer Strategy Guide:
The True Financial Picture
How to calculate your real net proceeds after commissions, land transfer tax, legal fees, and penalties — before you make any decisions.
Timing the Two Transactions
When to sell first, when to buy first, and how to avoid the nightmare scenarios that cost downsizers six figures.
Where the Equity Actually Goes
How to decide between condos, bungalows, rentals, or lifestyle communities — and what most people underestimate about monthly costs.
The Emotional Side of Letting Go
How to downsize without regret, rushed decisions, or family pressure — and why most mistakes happen after the offer is accepted.
Negotiation & Risk Protection
How to protect your leverage, manage conditional offers, and avoid being “taken advantage of” in a softer or shifting market.
Top Questions for 2026
How much will I net after I sell my home?
Short answer: Expect to receive a substantially smaller net amount than the sale price — after realtor fees, closing costs, land transfer tax, and potential mortgage penalties.
Why it matters: I provide a personalized net-proceeds worksheet so you can plan exactly how much will be available for your next home or retirement. (Costs can be larger than homeowners expect — plan early).
Should I sell first or buy first when downsizing?
Short answer: There’s no one-size answer — both strategies work; the best choice depends on your equity, risk tolerance, and desired new home type.
Why it matters: The guide walks through scenarios — selling-first reduces carrying costs but may require temporary housing; buying-first can secure your next home but may need bridge financing.
What hidden costs do downsizers often overlook?
Short answer: Land transfer tax, condo/HOA fees, moving and storage, bridge financing, renovations, and lifestyle inflation.
Why it matters: Many downsizers assume “smaller = cheaper” — but monthly condo fees, maintenance, and one-time transition costs can erode proceeds quickly. Financial planning is essential. Scotiabank
Is downsizing financially worth it for retirees?
Short answer: Sometimes — but not always; it depends on local prices, tax/transfer costs, and your income/expense profile.
Why it matters: In high-price cities the net benefit can shrink once transaction costs and new monthly expenses are included. I run a scenario analysis for each client.
Should I move into a condo, bungalow, or retirement community?
Short answer: Choose the housing form that matches your mobility, social, and financial needs — each has tradeoffs (costs, maintenance, accessibility, resale).
Why it matters: I compare real-life monthly costs, amenity tradeoffs, and resale liquidity for options in Vaughan, King City and the GTA.
How do I protect my proceeds during negotiation?
Short answer: Use strategic pricing, conditional offers, and negotiation tactics to maximize price and preserve leverage.
Why it matters: I act as your lead negotiator, structuring offers to reduce contingency risks and to protect net proceeds (especially critical in sensitive sales).
How long does downsizing take from decision to move?
Short answer: Typical timelines are 8–16 weeks from listing to closing, but plan 12–24 weeks for staging, repairs, and matching a purchase.
Why it matters: A staged timeline prevents rushed decisions and reduces unexpected costs; a week-by-week checklist is included in the guide.
What should I do with furniture and sentimental items?
Short answer: Start with a practical plan: keep essentials, photograph memories, gift or sell the rest.
Why it matters: Decluttering early reduces stress and moving costs — the guide includes a room-by-room declutter checklist and options for estate sale vs. donation.
Do I need professional staging when downsizing?
Short answer: Almost always yes — staging drives buyer imagination and often shortens days-on-market while supporting higher offers.
Why it matters: Staging tailored to downsizers highlights space and lifestyle, which helps buyers visualize a downsized life.
What legal or tax issues should I know about when downsizing in Ontario?
Short answer: Understand land transfer tax, capital gains implications (if any), and the legal disclosures required at sale.
Why it matters: I refer trusted lawyers and accountants experienced with downsizing to protect your proceeds and ensure full compliance.
Hi, I’m Bram
I’m not here to push you into a sale. I’m here to help you protect what you’ve built and make the right next move — on
your timeline.
As a Toronto Realtor with advanced negotiation training and years of experience guiding downsizers, I wrote this guide to prevent the costly mistakes I see smart homeowners make when they rush or rely on generic advice.
Bram Sandow, Realtor
Property.ca Inc. Brokerage
36 Distillery Lane unit 500, Toronto, ON M5A 3C4
Direct: (416) 488-2073
Office: (416) 583-1660
Copyright © 2026 Real Estate Bram