How Do I Downsize in Erie and Still Have Room When Family Comes to Stay?

How do you downsize in Erie and still have room when family comes to stay? You plan the guest space first, and then you shrink everything else around it. A smaller home doesn't have to mean no place for visitors. It means choosing the rooms you'll truly use and making each one do more than one job.

If you're asking this, you may be standing in a house with four or five bedrooms, thinking about the stairs and the yard, and also thinking about the holidays when everyone sleeps under your roof. You want less to take care of. You don't want to give up those visits. Both wishes are fair, and you can have both.

I'm Carol, and Homes by Carol is my real estate practice here in Erie. Carol Vanlandingham is a REALTOR® with eXp Realty in Erie, Colorado, helping people through life transitions, downsizing, first homes and relocation across Erie, Boulder County and Northern Colorado. I've lived in this area for over 31 years and I've been licensed for 10. I listen first, and then I lay out your options in plain words. You make the decision.

Because the people who visit are often the reason you're moving. You want more time with family, with grandchildren, with friends over for cards. A home that can't hold them can feel like a step backward, even when it's easier to care for.

Many people I talk with say it in a similar way. They want to keep their life, their friends and their doctors, and have a smaller home that's easier to take care of. Often they'd like it on one level, with a basement for guests and storage. That wish list is very doable, and it's worth writing down before you tour anything.

There's more than one answer. Here are the ones that come up most.

• A one-level home with a basement. Everyday living stays on one floor. The basement can hold a guest bedroom, a bathroom, a play area and storage. Some single-level homes have a basement and some don't, so it's worth asking at every showing.
• A flexible second bedroom. A room that's an office or hobby space most of the year and a bedroom when guests come.
• A pull-out or fold-down bed. Simple, and it gives you the room back the rest of the year.
• A nearby place for visitors to stay. Some people decide a short drive to a hotel for the longest visits is a fair trade for less to clean and heat the rest of the year.
• A bigger shared space. One roomy living area that holds everyone for dinner can matter more than an extra bedroom nobody uses.

I won't tell you which one fits. You know how your family visits. I'll help you see what each choice would look like in a real home.

Here's the order I suggest. Move through it at your own pace.

Step 1: Count how often guests really stay

Think about the last two years. How many nights did visitors sleep at your house? How many people at once? Most people find the "full house" weeks are fewer than they remembered, and that helps you decide what's truly needed.

Step 2: Name what you're moving toward

Write down what you want more of. Time with grandchildren. A weekend of cards. Travel without worrying about the house. I like to begin here, because the best moves aren't about getting less. They're about getting a home that fits the life you have now.

Step 3: Choose your must-haves and your nice-to-haves

Maybe a guest bedroom with its own bathroom is a must. Maybe a basement for storage is a nice-to-have. Having two short lists makes touring much easier, because you can tell quickly whether a home works.

Step 4: Think about how guests get here

If family flies in, the airport matters. Erie is about 35 minutes from Denver International Airport and about 40 minutes from Denver, depending on traffic. It's about 15 minutes to Boulder and to Longmont. I'd suggest you drive it yourself once at the time of day your visitors would, so you know what it feels like.

Step 5: Get your real numbers

Fear gets quieter when you can see the facts. A free home value report comes by email with a video that explains it. I can also estimate what you'd walk away with after commissions and typical closing costs, so you know what your next home can cost. For tax questions, please talk with your accountant.

Step 6: Tour with your list in hand

Look at a few homes before you list yours, even if you're not sure yet. Seeing a one-level home with a guest room and storage can turn "someday" into something real. If you're curious about those homes, my post on lock-and-leave homes in Erie explains what they're like.

Step 7: Sort the belongings room by room

Guest space gets easier when the rest is lighter. We make a simple plan, one room at a time, for what comes with you, what goes to family and what leaves. I can suggest local help if you'd like it.

Step 8: Set the order and the timeline

Sell first, buy first, or line them up close together. Each has a cost and a comfort level, and we look at your numbers before you choose. Some people move in two months. Some take a year. You pick the date.

One couple I helped had lived in their three-level Boulder home for 37 years. They wanted single-level everyday living, but their doctors and the community they'd built were all nearby. We found a home in Erie that gave them both. We weren't trying to find less. We were trying to find better for them now. After closing, we had dinner together to celebrate. You can read their story in right-sizing from Boulder to Erie.

Erie has grown a great deal over the last 20 years, and several of its newer neighborhoods have single-level ranch homes built as lock-and-leave living. The town has a rec center with a large pool and classes, and a farmers market on Thursday evenings in the summer. You can read more on my page about Erie.

These are the ones I see most often.

• Keeping extra bedrooms "just in case." Count the real nights first.
• Picking a home for the busiest week of the year. Plan for most days, with a way to stretch for the holidays.
• Forgetting storage. Guests, holiday boxes and keepsakes all need a place.
• Skipping the drive. Visitors' travel time to your door matters as much as the floor plan.
• Deciding everything at once. Start with one small step, like a conversation or a home value report.
• Leaving one spouse out of the planning. Both of you should say what you want in the next home.

How do I downsize in Erie and still have room for family to stay?

Plan the guest space first. Count how often visitors really stay, then look for a one-level home with a basement, a flexible second bedroom or a large shared living area. I'll help you compare what each choice would look like in a real home.

Do single-level homes in Erie have basements?

Some do and some don't. It varies from home to home, so ask at each showing. I'll note it on your list so you can compare easily.

How many bedrooms do I need if I downsize?

That depends on how your family visits. Count the nights guests stayed over the last two years and how many people were there at once. That number is usually smaller than people expect.

Is right-sizing the same as downsizing?

Almost. Right-sizing means finding a home that fits the life you have now, which may be smaller, easier to care for or closer to the people you count on. Most people I work with aren't looking for less. They're looking for better.

Do I have to sell my current home before I buy the next one?

It depends on your finances and your comfort level. Selling first tells you exactly what you have to spend. Buying first lets you move once. We look at your numbers together, and you may want to talk with a lender too.

If you want a smaller home with room for the people you love, you can plan for both. Read more about downsizing and right-sizing, then send me a note or call me at (303) 522-3130. I'll listen first, repeat back what matters most to you, and help you take the next step at your own pace.