By Lisa Sevajian, Realtor · Last updated October 16, 2026 · 10 min read

How Do You Sell the Family House and Buy a 55+ Condo at the Same Time?

It's never just the house. Sometimes it's a baby, a breakup, a parent, or a fresh start.

You stand in the kitchen where you made thirty years of birthday cakes. The kids are grown. The rooms upstairs are full of boxes. You love this house, and you're tired of taking care of it.

You've found a 55+ community you like. Now you're scared of the order. Do you sell first and risk having nowhere to go? Do you buy first and carry two homes?

If you're stuck on this, you aren't alone. Almost everyone feels it. My partners and I help people sell the family house and buy the next home all the time, from Andover MA to Salem NH. Here's how you do both, calmly.

You aren't losing a house. You're keeping the life you built in it, and leaving the upkeep behind.

Should you sell first or buy first when you downsize?

Most people who downsize sell first, then stay a few weeks with a rent back.

A rent back is a short written deal that lets you stay in your sold house for a set time after closing. You get your cash, then you buy your 55+ home without rushing. In Massachusetts, your attorney writes the terms into the purchase and sale agreement, which is the contract you sign after your offer.

Buying first can work too. You might use a home sale contingency, which means your purchase depends on your house selling. Some sellers say yes, some don't. You might also use a home equity line of credit, which lets you borrow against your house for a while, per the CFPB. Talk to your lender before you pick.

Our guides go deeper: how to buy and sell at the same time and buy first or sell first in MA and NH.

Why does timing matter more in a 55+ community?

Some 55+ communities sell only a few homes a year, so the right one may not be for sale when you're ready.

In MLS PIN sales from October 2024 to October 2026, Riverside Woods in Andover MA had 24 sales, about one a month. Meetinghouse Commons at Smolak Farms in North Andover MA had four. Regency at Emerald Pines in Methuen MA had 12. If you love one with few sales, you'll want to be ready to move when it comes up.

That's why a plan matters. You'll know your numbers, your lender's answer and your sale plan before the right home hits the market.

What should you check about the 55+ community before you sell?

Check the rules before you sell, so nothing surprises you after.

• The age rule. Most follow the 55+ rule in the Housing for Older Persons Act, per HUD. Some set it at 62. Riverside Woods in Andover MA needs one household member 62 or older.
• Pet rules, if you have a dog or cat.
• Guest rules, if family visits for long stretches.
• The fee, what it covers and when it last went up.
• The reserves and any special assessment, a one time bill to owners.

In Massachusetts, your attorney will get a 6(d) certificate showing the seller's fees are paid up, per state law. In New Hampshire, you can ask the association for its reserves, planned repairs and three years of fees, per state law.

What should you bring to your 55+ condo?

Bring what you use, what you love and what fits.

Get the floor plan with room sizes. Measure your bed, your couch and your dining table. Then lay them out on paper before you move a single box.

• Your favorite chair and the bed you sleep well in.
• The dishes you use every week, not the twelve place settings.
• Photos and keepsakes that make it feel like home.
• Tools and garden things only if the garage and the rules allow them.

Ask about storage. Some communities have extra storage in the fee, and some don't. In MLS PIN listings, Riverbend Crossing in North Andover MA and Emerald Court in Tewksbury MA list extra storage in the fee.

What should you let go of before you move?

Let go of anything you're keeping out of guilt.

Start early, one room at a time. Ask your kids what they want, and give them a date to pick it up. Sell, donate or give away the rest. Our estate sale guide can help with the big pieces.

It's emotional. You'll feel it in the attic and the kids' old rooms. Take photos of the things you can't keep. The memories come with you either way.

How do you get the family house ready to sell?

Fix what buyers will notice, clear the clutter and let the house shine.

Presentation and preparation matter. Clean rooms with less furniture look bigger in photos. Small repairs, fresh paint and a tidy yard go a long way.

Price is your choice. We'll walk you through accurate similar sales on your street so you can choose with confidence. Then you'll know your number before you shop for the condo.

What about taxes when you downsize?

Many owners pay no tax on most of their gain, but ask your CPA first.

If you owned and lived in your home for two of the last five years, you may exclude up to $250,000 of gain, or $500,000 if you file jointly with your spouse, per the IRS. Improvements you made over the years can lower your taxable gain.

Moving across the state line changes things too. Massachusetts has an income tax and New Hampshire doesn't tax wages. Ask your CPA how your own income would be taxed in each state.

What tax breaks can you get after you move?

Once you're 65, you may qualify for a property tax break in either state. You have to apply, and most have income and asset limits.

In Massachusetts, the state's Circuit Breaker credit is worth up to $2,820 for tax year 2025, per the Massachusetts DOR. Towns also offer exemptions and deferrals. In New Hampshire, each town sets its own elderly exemption, which takes a set amount off your assessed value.

Call the assessor in your new town soon after you close. Deadlines come fast. In Salem NH and Windham NH, it's April 15. See every program, with town examples, in our 55+ tax break guide. For Medicare help and rides, see the free help nearby.

When life changes, how do you make the move feel good?

Give yourself time, a plan and a little grace.

Maybe it's a parent who needs you closer. Maybe it's losing a spouse, or a fresh start you've wanted for years. Whatever it is, it's big. You don't have to do it all in a weekend.

See every 55+ community on our list, with prices and fees, in our 55+ communities north of Boston guide. For the rest of the move, read the downsizing guide.

This is general information, not legal, tax or lending advice. Check with your attorney, lender and CPA before you decide.

I'll guide you home.

Lisa Sevajian