A retiree in Leonia asked how to reduce summer cooling costs. They live in an older single-family home and are considering whether to install a new central air conditioning system or move to a more manageable townhome. This question ultimately requires a cost comparison of the two options side by side.

First, let's consider the scenario of maintaining the current home while upgrading the cooling system. As of July 2026, the median price for single-family homes in Leonia is $789,500, with recent sales around $810,000. Recently sold homes have reached $833,000, an 8% increase from a year ago (based on 2026 data from Redfin, Homes.com). Home prices are steadily rising, so there isn't a strong reason to sell right now. However, older single-family homes often have poor insulation, which could lead to higher initial expenses when factoring in the cost of a new central air conditioning installation.

Now, let's look at the option of moving to a townhome or condo. The median price for condos in Leonia is $799,000, similar to single-family homes, so there isn't a significant advantage when comparing within Leonia. To see downsizing benefits, one should also consider relatively cheaper condo listings in nearby Fort Lee, where the median price is $339,000 (based on 2026 data). However, these listings can have HOA fees ranging from $200 to over $1,000 per month, so decisions shouldn't be made based solely on the sale price.

The cooling costs themselves will have the same rate regardless of the choice. PSE&G's electricity rate is 27 cents per kWh, which is 60% higher than the national average, and the average annual electricity bill per household is $2,910. In Bergen County, the average summer temperature is 75.6 degrees, with about 29 days a year exceeding 90 degrees (based on 2026 data from NuWatt Energy). While the total cooling area may decrease in a condo or townhome, it's important to note that the rates themselves do not decrease.

Property taxes are based on Bergen County's effective tax rate of about 1.69%. For those over 65, the Stay NJ program allows for a 50% property tax deduction, and those with an income under $100,000 can receive up to $6,500 in deductions, which can be applied alongside the Senior Freeze (based on 2026 data from the New Jersey Division of Taxation).

The cost of installing a new central air conditioning system is also a factor to consider. If the older single-family home lacks ducts, the installation costs can be significant, and it should be noted that it may take time to recoup these initial investments through cooling cost savings. In contrast, condos or townhomes often come with existing heating and cooling systems, reducing the burden of these initial costs.

Active senior communities (55+ communities) are also an option available near Leonia. These age-restricted developments have landscaping and snow removal managed by a service, but, like other condos and townhomes, this results in higher HOA fees.

It's also worth considering the costs of insulation improvements. Just replacing windows or reinforcing roof insulation can significantly reduce heating and cooling usage, especially in older single-family homes. However, since the construction costs can be substantial, if downsizing is being considered in the next few years, it may be more efficient to prioritize finding the next residence over undertaking major renovations.

Additionally, winter heating costs should be taken into account. While not as harsh as Omaha or St. Louis, the average winter temperature in Bergen County is around 35.2 degrees Fahrenheit, necessitating extended heating periods. Fortunately, PSE&G's gas rates are expected to decrease by 5% starting in October 2026.

To reduce cooling costs alone, insulation improvements or system replacements may suffice. However, if the goal is to reduce overall management burdens, downsizing may be a more fundamental solution. Both options have their merits, so it's advisable to assess based on budget and lifestyle. This is not investment or legal advice, and consulting with a professional before making a decision is recommended.