Right-Sizing and Downsizing in Northern Colorado: A Guide
How to move to a smaller or lower-maintenance home in Greeley, Windsor, Evans and nearby, from home types to HOA documents to timing.
At a glance
Right-sizing, sometimes called downsizing, in Northern Colorado often involves three main decisions: coordinating the sale of your current home with the purchase of the next one, choosing a home type and layout that fits how you want to use the space, and reading HOA documents carefully before you commit. Chad Nixon and The Nixon Team at RE/MAX Alliance can help you sequence the steps. For the sale side, see the Northern Colorado selling guide.
Start with size, layout and upkeep
Right-sizing is about the house itself. Before you tour anything, write down what you want from the next home: how many bedrooms and bathrooms, which rooms need to be on the main floor, how much yard or exterior upkeep you want to handle, and how much storage you need. That list makes it easier to compare very different property types fairly.
Home types to compare
Communities such as Greeley, Windsor, Evans, Loveland and Fort Collins offer several smaller-footprint options. Descriptions vary by builder and neighborhood, so treat these as general starting points.
- Ranch-style homes: single-story homes with main-floor living, typically placing the primary bedroom, laundry and main living areas on one level.
- Patio homes: usually detached or semi-detached homes on smaller lots with a private courtyard or patio, where grounds care is often coordinated by an association.
- Paired homes: two homes that share one common wall, often with reduced exterior upkeep and private side yards.
- Townhomes: attached homes that share one or two party walls, often multi-level, frequently with a garage and shared common areas.
- Condominiums: individually owned units within a larger building, where the association manages common elements and the exterior.
If you are leaning toward a newly built option, the new construction guide explains that process.
HOA-maintained options: read before you buy
Some associations handle exterior items such as snow removal, lawn care or building exterior maintenance. What is covered varies widely from one association to the next. Do not assume. Confirm it in the recorded documents.
When a home is in an HOA, Colorado buyers typically receive HOA documents to review under the contract. These can include the declaration, bylaws, rules and regulations, financial statements, meeting minutes, reserve information and assessment details. Read the declaration for what the association maintains, the rules for what you can and cannot do, and the budget for how the association is funded. Confirm current requirements for your transaction. The Colorado Division of Real Estate HOA Information and Resource Center is a public resource on rights and duties under Colorado's common interest ownership law.
Timing the sale and the purchase
Right-sizing often involves two transactions. There is no one right sequence, and each option has tradeoffs. Talk through the details with your lender and confirm current contract requirements before you write an offer.
- Offer contingent on the sale of your current home: the standard Colorado contract includes a provision for this. If your home does not close by the agreed deadline, the contract allows termination under its notice procedures. A seller may weigh a contingent offer differently than a non-contingent one, so talk through how that could affect your offer.
- Post-closing occupancy agreement: Colorado has an official form that lets a seller stay in the home briefly after closing. It addresses items such as maintenance, deposits, utilities and occupancy fees. Lenders generally limit how long this can last, so ask yours early.
- Bridge or equity financing: short-term loans or equity lines can let you tap equity in your current home before it sells, which may support a non-contingent offer. They add costs and obligations, and approval is not guaranteed. Discuss the details with a lender.
For more on how listing and moving fit together, see the Greeley selling guide.
Questions to ask when touring
Take this list along and note the answers for every home you visit.
- How many steps lead to the front door and from the garage into the home?
- Are the primary bedroom and the laundry on the main floor?
- Is there an attached garage, and will your vehicles fit? What storage exists, such as pantry, closets, attic, basement or crawlspace?
- Are hallway and doorway widths a good match for the furniture you plan to bring?
- HOA rules on parking, including RVs, boats, trailers and work vehicles.
- HOA rules on rentals, including caps, waiting lists and lease limits.
- HOA rules on pets (assistance animal requests are a separate matter, so ask Chad or a housing professional how they are handled).
- Exterior changes: what architectural review approval is needed for landscaping, lighting, window coverings, solar or patio additions?
A decluttering and moving plan
Starting early gives you more room to sort. Work room by room and place each item in one of five groups: keep, sell, donate, discard or digitize. Scanning paper records and photos can reduce what you need to store.
- Measure first: measure your sofas, dining table, dressers and beds, then sketch the new floor plan to scale. Check door swings and walkway clearance.
- Compare storage: look at pantry, closet and garage shelving in the new home against what you own now, so you do not rent storage by default.
- Sell or donate: estate sale companies can inventory, price and sell larger volumes of furniture and household goods. Usable leftovers can go to local donation organizations.
Preparing the current home to sell
Decluttering can help your current home show well, so the sorting work can do double duty. The Greeley seller FAQ covers common questions about prep, pricing and the closing process.
Taxes, in general terms
Federal rules may let some sellers exclude gain on the sale of a primary residence if ownership and use tests are met. Talk with a qualified tax professional about how this applies to your situation. For property taxes, ask your county assessor (Weld County, Larimer County or wherever the home is located) about any exemptions and how to apply. Chad does not give tax advice.
Choosing where to look
Compare communities by lot size, amenities, location and HOA structure. The Greeley neighborhoods page is a good starting point, and buying in Northern Colorado walks through the purchase side. You can also search homes on Chad's search site. When you are ready to talk timing, call (970) 776-0658 or email chad@thenixonteam.com.
FAQ
What is the difference between a patio home and a townhome?
A patio home is typically detached or semi-detached on a small lot with a private patio or courtyard, while a townhome is attached, often multi-level, and shares party walls. Details vary by community, so check the listing and the HOA documents.
Will the HOA handle snow removal and lawn care?
Sometimes, but it varies by association. Read the declaration, rules and budget to see exactly what the association maintains and what stays with the owner.
How does a home-sale contingency work in Colorado?
It makes the buyer's offer depend on their current home closing by an agreed deadline. If it does not, the contract allows termination under specific notice procedures. Confirm current contract language before you rely on it.
Can I stay in my home after closing?
Sometimes. A post-closing occupancy agreement can allow a short stay after closing. Lenders generally limit how long, so ask your lender early and confirm current requirements before you negotiate.
What HOA documents will I receive as a buyer?
When a home is in an HOA, Colorado buyers typically receive HOA documents to review under the contract, which can include the declaration, bylaws, rules, financial statements, minutes and reserve information. The Colorado Division of Real Estate HOA Information and Resource Center offers public information.
Can I exclude gain when I sell my primary residence?
Possibly. Federal rules may let some sellers exclude gain on the sale of a primary residence if ownership and use tests are met. IRS Publication 523 explains the rules, and a tax professional can tell you how they apply to your situation. Chad cannot give tax advice.
About your local guide
Chad Nixon, REALTOR®, is Team Lead of The Nixon Team at RE/MAX Alliance in Greeley, Colorado. He works with buyers and sellers across Greeley, Windsor, Evans and the surrounding Northern Colorado communities. Learn more on the about page, or call (970) 776-0658.
Live home search opens on Chad's The Nixon Team site.