Whether you're considering aging in place, right-sizing, independent living or simply wondering whether your current home will continue to meet your needs, thoughtful planning can help you make the next housing decision on your terms.
For many homeowners, there comes a time when the house that has worked well for decades deserves a fresh look.
Not necessarily because it is time to sell.
And not necessarily because it is time to downsize.
The better question may be:
Does my home still fit the life I want to live during the next 5, 10 or 15 years?
That's an increasingly important conversation for older homeowners and their families throughout Greater Lansing.
As a Seniors Real Estate Specialist® (SRES®), I believe these conversations should begin before a move becomes necessary. Planning early gives you more choices, more control and more time to make decisions that are right for you.
More Older Homeowners Want to Stay Put
A National Association of REALTORS® article, The Next Chapter, examined how baby boomers are approaching their future housing decisions.
One of its central observations is that many older homeowners would prefer to remain in their current homes as long as possible. But there is often an important qualification:
They want to stay unless circumstances make a change necessary.
Those circumstances can include changes in mobility, health, finances, home maintenance, the loss of a spouse or simply deciding that the responsibilities of the current home no longer fit the lifestyle they want.
That's why I encourage families to think about senior housing as a planning decision rather than a moving decision.
You don't have to decide today that you're moving.
You can decide today that you're going to understand your options.
Aging in Place May Be the Right Answer
One of those options is staying exactly where you are.
If you love your home, your neighbors and your community, aging in place may make excellent sense.
But it helps to look objectively at whether the home will continue to work for you. Planning ahead can make all the difference. In this short video, I explain why beginning the conversation before a health, safety or family crisis gives older homeowners more choices and greater control over what happens next.
Consider questions such as:
Can everyday living take place primarily on one floor?
Are there steps at the entrances?
Could bathrooms be adapted if mobility changes?
How difficult is the property to maintain?
Are family, healthcare, shopping and other services conveniently located?
What would it cost to make the home safer or easier to maintain?
Would you still be comfortable living there if you stopped driving?
These aren't reasons to leave your home.
They're questions that help determine whether staying there remains a good long-term choice.
Accessibility is particularly important. NAR's article cites research indicating that fewer than 4% of U.S. homes provide three basic accessibility features together: single-floor living, a no-step entry and wider hallways and doorways.
Sometimes relatively modest improvements can make remaining at home practical. Other times, the cost and complexity of adapting a house deserves to be compared with other housing choices.
Downsizing Isn't Always the Goal
I've used the word "downsizing" for years because everyone understands it.
But I increasingly prefer another term:
Right-sizing.
The goal isn't necessarily to find a smaller house. It's to find housing that better fits the next chapter of your life.
That could mean a ranch home with fewer stairs.
It might be a condominium where exterior maintenance is handled for you.
It could mean moving closer to children or grandchildren.
Some homeowners want a newer home that requires less maintenance. Others want enough space for visiting family.
And some discover that their existing home remains their best option.
Recent NAR research reinforces this distinction. NAR reported in 2026 that older sellers who purchased another home reduced their home size by a median of only about 100 square feet. The decision frequently involves finding a home that works better, rather than simply finding one that's smaller.
Your Housing Options Are Broader Than You May Think
One of the advantages of planning early is having time to explore alternatives.
Depending upon your circumstances, those might include:
Aging in place
Remain in your current home, potentially with modifications or additional services.
Right-sizing to another home
Move to a property better suited to your desired lifestyle and future needs.
Condominium or maintenance-free living
Reduce some of the responsibilities associated with maintaining a traditional home.
Moving closer to family
For some older adults, proximity to children and grandchildren becomes increasingly important.
Multigenerational living
Parents and adult children may decide that sharing a home—or living on the same property—makes sense.
Independent living
For active older adults who want fewer home-maintenance responsibilities along with greater convenience and social opportunities.
Assisted living or other supportive housing
When assistance with everyday activities becomes important, additional housing and care options may need to be considered.
There isn't one correct answer.
The appropriate choice depends upon your lifestyle, finances, family, health considerations, location and personal priorities.
Start the Conversation Before a Crisis
This may be the most important advice I can offer. Not sure how to begin the conversation? Talking with an aging parent about housing can be difficult, especially when family members have different ideas about what should happen next. In this video, I share a more thoughtful way to begin—by listening first.
Don't wait until something happens.
A fall, illness, death of a spouse or another unexpected event can turn a thoughtful housing decision into an urgent one.
When planning begins earlier, you have time to ask questions.
What would we do if maintaining the house became difficult?
Would we want to remain in Greater Lansing?
Would we rather be closer to our children?
What type of housing would we consider?
What would our current home likely sell for?
What would another housing option cost?
What belongings would we take with us?
What happens if one spouse's needs change before the other's?
You don't need all the answers.
Having the conversation is the beginning.
Have a Plan A — and a Plan B
I particularly appreciated this point in NAR's discussion of senior housing decisions.
The housing solution that works at age 70 may not necessarily be the solution that works at 80 or 85.
That's why I encourage families to think in terms of alternatives.
For example:
Plan A: We want to remain in our home.
Then ask:
Plan B: If staying here becomes difficult, what would we do?
That doesn't mean you're planning to leave.
It means you're planning to maintain control over the decision.
Knowing where important documents are located, understanding your home's approximate value, identifying possible housing choices and beginning to simplify possessions can make an enormous difference later.
Look Beyond the Value of Your Home
For longtime Greater Lansing homeowners, home equity can be a significant part of the financial picture.
But determining your home's value is only one piece of the puzzle.
A thoughtful housing review should also consider:
Current home maintenance expenses
Property taxes and insurance
Future repairs and improvements
Accessibility modifications
Condominium or association fees
Moving expenses
Costs of independent or assisted living
Transportation
Proximity to family and services
The potential proceeds from selling your current home
Tax, estate planning and investment decisions should be reviewed with the appropriate attorney, CPA or financial professional.
My role isn't to replace those advisers.
It's to help you understand the real estate and housing pieces of the decision and, when appropriate, work alongside the other professionals you trust.
Should You Buy First or Sell First?
For homeowners who decide to move, this can become one of the biggest questions.
Selling first provides certainty about how much money is available for the next home.
Buying first can provide more time to find the right property without feeling rushed.
There are also alternatives, including temporary housing or carefully coordinating the purchase and sale.
There is no universal answer.
The Greater Lansing market, your financial position, the type of property you're seeking and your tolerance for moving twice all need to be considered.
This is another reason I prefer planning these transitions well in advance.
What Does an SRES® Bring to the Conversation?
SRES® stands for Seniors Real Estate Specialist®, a designation awarded through the National Association of REALTORS®.
The specialized training focuses on the real estate needs and considerations of clients age 50 and older, including housing choices, financial considerations, lifestyle transitions and the emotional side of making a major move.
But I think the most important part of being an SRES® is knowing when not to start with the real estate transaction.
Before we talk about listing your home, I'd rather understand what you're trying to accomplish.
Where would you go?
Why would you move?
What would make life easier?
What concerns you about making a change?
What happens if you stay?
And what would you like the next chapter to look like?
Only then does it make sense to discuss whether selling the home belongs in the plan.
A Greater Lansing Senior Transition Shouldn't Be Handled Alone
A senior move can involve much more than a REALTOR®.
Depending upon the situation, families may need help from estate planning attorneys, financial professionals, senior living communities, movers, estate sale companies, organizers, contractors, home-care providers and other local resources.
Part of my work has been developing relationships and resources throughout Greater Lansing so families don't have to figure everything out from scratch.
That's also why I've built the Greater Lansing Senior Transition Resource Center—to give older homeowners and their families a place to begin researching these decisions before they're under pressure to make them.
From aging in place and downsizing to independent living and helping an aging parent move, the goal is to provide information first.
Your Next Step Doesn't Have to Be Selling Your Home
If you're beginning to wonder whether your current home will continue to fit your future, you don't need to have made a decision before asking questions.
We can start with a conversation.
We can look at your home, discuss its approximate market value, talk about what is working and what isn't, and explore the housing alternatives available throughout Greater Lansing.
You may decide to move.
You may decide to stay.
You may decide that the best answer is to create a plan and revisit it a year from now.
The goal isn't to convince you to move. It's to help you understand your choices, develop a plan and make the housing decision that's right for you.
That's what senior transition planning should be about.
Frequently Asked Questions About Senior Housing Decisions in Greater Lansing
When should I start planning for a future senior housing move?
Earlier than most people think. You don't need to know whether you're moving before you begin planning. Starting a year or even several years ahead gives you time to understand your home's value, explore housing options, simplify possessions and talk with family without the pressure of an immediate decision.
Is aging in place always less expensive than moving?
Not necessarily. Staying in your current home may make excellent sense, but it's important to consider maintenance, property taxes, insurance, future repairs, accessibility improvements and transportation. Comparing those expenses with other housing options can provide a clearer picture of what works best for you.
What's the difference between downsizing and right-sizing?
Downsizing usually means moving to a smaller home. Right-sizing looks at the bigger picture: finding a home and lifestyle that better fit your current and future needs. That could mean a smaller home, a ranch, a condominium, independent living or even a similarly sized home that's easier to maintain.
How do I know if my current home will work for me as I get older?
Consider stairs, entrances, bathrooms, maintenance requirements, transportation, proximity to family and healthcare, and whether everyday living could take place on one level if necessary. An aging-in-place assessment can help identify potential challenges before they become urgent.
What senior housing options are available in Greater Lansing?
Options include remaining at home, modifying an existing home, moving to a smaller or more accessible home, condominium living, multigenerational housing, independent living, assisted living and other supportive senior communities. The right choice depends on your lifestyle, finances, family circumstances and potential future needs.
Should I sell my current home before buying my next home?
It depends on your finances, available home equity, Greater Lansing market conditions and the type of housing you're moving into. Selling first may provide financial certainty, while buying first can give you more flexibility in finding the right home. I recommend reviewing both scenarios before making the decision.
How can adult children help aging parents discuss a future move?
Begin by listening rather than trying to convince your parents to move. Ask what they want their next several years to look like, what they enjoy about their current home and what has become more difficult. Starting the conversation before a crisis allows everyone more time to explore options together.
What does a Seniors Real Estate Specialist® do?
A Seniors Real Estate Specialist® (SRES®) is a real estate professional who has completed specialized education focused on the housing and real estate needs of adults age 50 and older. An SRES® can help homeowners and families evaluate housing choices, understand the real estate portion of a transition and coordinate with other appropriate professionals when needed.
About Mike Bowler
Mike Bowler is an Associate Broker with eXp Realty and a Seniors Real Estate Specialist® (SRES®) serving Greater Lansing. With more than four decades in real estate, Mike helps older homeowners and their families navigate downsizing, right-sizing, aging-in-place decisions, senior housing transitions and the sale of longtime family homes. (Learn More)
Senior transition planning is about more than selling a home. My approach begins with understanding what you want the next chapter to look like, exploring your options and developing a plan before deciding whether real estate should be part of it.
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