Consultations about wanting to downsize and organize a large home before retirement have recently increased. The burden of maintaining a four-bedroom house has grown after children have become independent, and there are many inquiries about moving to a condo or townhome to reduce maintenance responsibilities. In these consultations, the first step is not to search for listings but to look at the numbers together. As of March 2026, the median home price in San Diego is around $950,000, which is a 1.5 percent decrease from the previous year (Redfin). For those considering downsizing, it is essential to calculate the amount received from selling the current home alongside the actual purchase cost of the new home to see the direction clearly.

The work that a real estate agent does is broader than one might think. It starts with selecting properties that meet the desired criteria and comparing recent sales prices of similar properties (CMA), followed by drafting offers, negotiating prices and terms, reviewing contract clauses, coordinating home inspections and appraisals, and managing the entire closing process (National Association of Realtors NAR). In transactions like downsizing, where both selling and buying homes are involved, the ability to coordinate the schedules of both contracts is particularly important. I have seen several instances where a gap arises between two transactions due to a date clause in a contract, or conversely, overlapping dates create double burdens.

Since the settlement of the National Association of Realtors lawsuit in 2024, an additional step has been added to the process. Starting August 17, 2024, buyers must sign a written buyer agency agreement before touring homes with an agent (NAR). This agreement must specify the amount or method of calculating the commission the agent will receive. Instead of quickly skimming through the English contract clauses and signing, it is better to understand precisely what you are agreeing to, which makes the entire transaction more comfortable.

The difference felt when working with a Korean agent appears right at this point. They can explain the contract clauses in Korean, and they can guide you on when to consult with accountants or lawyers regarding property tax reassessment and capital gains tax issues that often arise in downsizing consultations. For those who have just arrived from Korea, procedures like international wire transfers or obtaining an ITIN, which are unique to real estate transactions in the U.S., can be unfamiliar, and having experience dealing with these situations can be a practical help.

• Coordinating closing schedules for both the selling and buying homes
• Pre-checking the commission clause in the buyer agency agreement
• Guiding the timing for consulting with experts on property tax and capital gains tax
• Connecting to a reliable inspector and mortgage broker network

Downsizing consultations should address preparations for both the buying and selling homes to be complete. When preparing a listing, it is necessary to organize property photos and descriptions and reanalyze recent sales in the area to set an appropriate selling price. If you are moving away from a neighborhood where you have lived for a long time to be closer to your children or the Korean community, it is essential to consider factors like access to Korean churches or markets and preferred school districts when narrowing down potential areas. These conditions can often be challenging to convey accurately in English, but being able to consult comfortably in Korean to clarify your desired conditions makes the entire downsizing process much smoother. Since this is a time to restructure assets after retirement, it can also be helpful to calculate whether to switch to renting or purchase another type of housing by laying out both options together.

San Diego County has recently seen a faster transaction speed than the national average, with inventory decreasing by more than 5 percent, making it a competitive market (Redfin). If you are preparing to downsize in such a market, having an agent who can help you understand market trends and navigate the contract process seems to be a stable choice in many ways. This article is not investment or legal advice, and it is recommended to consult with real estate, tax, and legal professionals before entering into any contracts.