A couple who has lived in La Jolla for over 30 years recently sought advice. They mentioned that climbing stairs is no longer as easy as it used to be, and maintaining the yard has become a challenge. However, the main concern for them was different. They wanted to move closer to their daughter's family but were confused about whether keeping their current home or moving to a condo or townhome would be more beneficial.

When they bought this house, spending time in the yard while watching their children grow was a joy. But now, mowing the lawn and climbing stairs to clean the windows are not as easy as they once were. After months of deliberation, they decided to compare the options not by intuition but by numbers.

The first thing to consider is the cooling costs. Under SDG&E's time-of-use rate plan TOU-DR1, peak rates from 4 PM to 9 PM reach 62.2 cents per kWh. As of January 2026, the average bundled rate is around 45.7 cents per kWh, significantly higher than the national average. Single-family homes often have larger areas that need cooling, and the costs can vary greatly depending on the roof and insulation, with some homes seeing cooling bills in the hundreds of dollars during the summer months.

Next is the difference in home prices. According to Redfin data, the median sale price in San Diego County is $952,000 as of July 2026. Breaking it down by type, the median price for single-family homes is $1,099,500, while for condos and townhomes, it is $675,000, resulting in a difference of about $424,500. Downsizing could secure retirement funds equivalent to this difference, but moving to a condo would also mean new monthly HOA fees.

Property taxes are another important factor. In California, property taxes are based on the purchase price under Prop 13, with annual increases capped, meaning that the longer you live in a home, the lower your property tax burden tends to be. However, for those over 55, Prop 19 allows them to transfer the property tax basis from their current home to a new one. This can be done up to three times anywhere in California and has been in effect since April 2021, allowing for downsizing without incurring new property tax burdens.

If they want to reduce management responsibilities altogether, active senior communities that accept residents over 55 are worth considering. Many include landscaping, exterior maintenance, and roof repairs in the HOA fees, allowing for predictable living costs within a set monthly budget. However, since HOA fees can vary widely based on location and amenities, it's essential to compare the actual management costs of several potential communities.

• Single-family home - Offers space and freedom but incurs ongoing maintenance costs like cooling, roof, and yard care.
• Condo or townhome - Lower purchase price and reduced management burden, but HOA fees become a fixed monthly expense.
• Active senior community - Includes management and amenities, but initial costs and lifestyle compatibility should be verified in advance.

They also need to consider fire insurance costs. In recent years, renewing home fire insurance has become more challenging across California, with rising premiums, especially for older single-family homes, which may face additional conditions during renewal based on wiring or roof conditions. Condos often have the entire building's insurance managed by the management office, reducing the individual burden.

In fact, this couple narrowed down their options to a condo located just a 15-minute drive from their daughter's house after viewing several properties. They decided to set aside part of the funds secured from the sale for emergency medical expenses and keep the rest as a buffer for living expenses.

For couples like the one in La Jolla considering a move closer to their children, it seems more realistic to calculate how the actual monthly living costs change by combining home prices, cooling costs, property taxes, and HOA fees rather than just comparing home prices. Since tax and HOA conditions can vary by county and community, it's advisable to consult with real estate and tax professionals before finalizing any contracts. This article does not constitute investment or legal advice.