You built decades of equity. A 5% commission shouldn't be the price of your next chapter.
The kids have moved out. The yard feels bigger than it used to. The stairs aren't as easy as they were ten years ago. Or maybe you're simply ready for something different — a condo on the water, a place closer to grandchildren, a fresh start in a new state.
Whatever the reason, selling a home you've owned for 15, 20, or 30 years is one of the biggest financial moves you'll make in retirement. The equity you've built is real wealth — and how you sell determines how much of it you actually keep.
After years of mortgage payments and appreciation, your home might be worth two, three, or five times what you paid for it. That's great — until you realize a traditional agent wants 5–6% of the sale price as commission.
On a home that's appreciated to $1.2 million, that's $60,000 to $72,000 gone at closing. Not because the service is worth that much — but because the industry has always charged percentages instead of flat fees.
| Your Home's Value | Traditional 5% | ShopProp Flat Fee | You Keep |
|---|---|---|---|
| $600,000 | $30,000 | $4,495 | $25,505 more |
| $900,000 | $45,000 | $4,495 | $40,505 more |
| $1,200,000 | $60,000 | $4,495 | $55,505 more |
| $2,000,000 | $100,000 | $4,495 | $95,505 more |
That $40,505 could fund two years of property taxes on your new place, cover a full kitchen remodel, or simply stay in your retirement account where it belongs.
There's no perfect formula, but experienced downsizers tend to move when at least two of these are true:
If you've lived in your home as a primary residence for at least 2 of the last 5 years, you can exclude up to $250,000 in capital gains from taxes (single) or $500,000 (married filing jointly).
For a couple who bought at $200,000 and sells at $900,000, the $700,000 gain falls under the $500,000 exclusion — meaning only $200,000 is taxable. At a 15% long-term capital gains rate, that's $30,000 in tax. Still meaningful, but far less than most people fear.
Homes you've lived in for decades have personality — and often deferred maintenance. Here's what actually moves the needle at sale:
This is the #1 logistical challenge for downsizers. You need the proceeds from your current home to buy the next one — but you don't want to be homeless in between.
Many downsizers move to a different state — for weather, family, taxes, or lifestyle. ShopProp is licensed in 8 states, which means you may be able to sell your current home and buy your next one through the same brokerage, with the same managing broker standard on both sides.
Our licensed states: WA, CA, HI, AZ, TX, VA, CO, MI
Popular downsizing routes we handle regularly:
If you're selling in one of our states and buying in another, read our relocation guide for the full playbook.
Downsizing transactions are often more complex than typical home sales. There may be decades of title history, unusual property features, HOA complications, or estate planning implications.
At most brokerages, your transaction is handled by an agent who may have 1–3 years of experience. If something unusual comes up, they escalate — and that takes time.
At ShopProp, a managing broker reviews every transaction. Not just the complicated ones. Every single one. That's someone with construction, finance, and 4,000+ transaction closings of experience looking at your deal.
The fee is $4,495. The oversight is what you'd expect at ten times the price.
This isn't just a financial transaction. You raised your family here. You know every creak in the floor. The pencil marks on the doorframe showing how tall the kids were getting.
That's real, and it matters. Take your time deciding. Take photos before you declutter. Say goodbye on your terms.
But don't let sentiment cost you $40,000+ in unnecessary commission. The memories are yours forever. The equity should be too.
See exactly how much you'd save selling your home with ShopProp's flat fee — and start your next chapter with more money in your pocket.
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