Photo: Vitaly Gariev / Unsplash
If you've been in the same family home for a long time, the idea of moving can feel huge. The good news is that most of the work happens before a home ever goes on the market, and the quieter winter months are a good time to do it at your own pace.
Here's a simple 90-day plan for homeowners in Durham Region, York Region and Toronto who are thinking about moving to something smaller, whether that's a bungalow, a townhouse or a condo. Use it as a checklist and adjust the timing to suit you.
Days 1 to 30: get clear on the numbers and the next home
1. Decide what "smaller" means for you. Write down what you need in the next home: bedrooms, stairs or no stairs, parking, outdoor space, and how close you want to be to family, transit or health care. This list will save you a lot of time later.
2. Find out what your home is worth today. Prices have changed over the past year. For example, TRREB's MLS® Home Price Index shows Durham Region's composite benchmark at $805,600 in September 2026, down 5.20% from a year earlier, and the City of Toronto's at $908,200, down 3.84% (TRREB MLS® HPI, Sept 2026). A current estimate based on recent sales on your street matters more than any regional figure.
3. Look at what the next home costs. In September 2026, TRREB reported these averages (TRREB Market Watch, Sept 2026):
Area and home type | Sales | Average price | Median price |
|---|---|---|---|
Durham Region, detached | 367 | $926,218 | $860,000 |
Durham Region, condo townhouse | 37 | $561,000 | $565,000 |
Durham Region, condo apartment | 38 | $440,829 | $427,500 |
City of Toronto, condo townhouse | 97 | $749,653 | $685,000 |
City of Toronto, condo apartment | 884 | $640,248 | $535,000 |
Averages depend on which homes sold that month, so treat these as a rough guide, not a price for any particular home.
4. Add up the costs of moving. Selling and buying both come with costs. Plan for things like legal fees, moving costs, any repairs or updates, and condo fees in your next home. If you're buying, Ontario's land transfer tax applies to the purchase, and buying in the City of Toronto adds Toronto's municipal land transfer tax on top. Durham Region has no municipal land transfer tax.
5. Talk to your financial adviser or accountant. A quick conversation now can answer questions about your budget, your pension or retirement income, and taxes. For example, the Canada Revenue Agency says that when you sell a home that was your principal residence, you must still report the sale on Schedule 3 of your tax return and complete Form T2091(IND) to claim the principal residence exemption (CRA, Principal residence). Your accountant can tell you how that applies to you.
6. Check your mortgage. If you have a mortgage, ask your lender about any prepayment charge for paying it off early, or whether it can be moved (ported) to your next home.
Days 31 to 60: declutter, repair and research
7. Start sorting, one room at a time. Begin with the spaces you use least: the basement, the garage, spare bedrooms. Sort into keep, give to family, donate, sell and recycle. Measure your largest furniture so you know what will fit in a smaller space.
8. Fix what buyers will notice, and skip the rest. Focus on things that affect a buyer's first impression or a home inspection: leaks, burnt-out lights, sticky doors, worn caulking, and obvious maintenance items. Big renovations rarely make sense right before a sale. Ask me before you spend money on anything major.
9. Gather your paperwork. Find receipts and warranties for the roof, furnace, windows and other updates, plus any permits. Buyers often ask for these, and having them ready makes the process smoother.
10. If you're considering a condo, learn how status certificates work. In Ontario, a status certificate gives a buyer key information about the condo corporation and the unit, including the budget, the reserve fund, condo fees and any special assessments or legal issues. The Condominium Authority of Ontario says a corporation can charge up to $100, including taxes, and must provide it within 10 days of receiving the request and payment (Condominium Authority of Ontario). Have your lawyer review it before you commit.
11. Visit a few buildings or neighbourhoods. Open houses and walk-throughs help you see what a bungalow, townhouse or condo really feels like day to day, including stairs, storage, parking and noise.
Days 61 to 90: plan the timing and get ready to list
12. Choose your order: buy first, sell first, or both at once. Each has trade-offs. Selling first gives you certainty about your budget. Buying first means you know where you're going. Lining up both closing dates takes some planning. Talk it through with your lawyer and lender, and with me, before you sign anything.
13. Book help early. Movers, cleaners and any trades get busier as spring approaches, so it helps to book ahead.
14. Stage and photograph. A lighter, less crowded home photographs better and is easier for buyers to picture themselves in. Much of this is already done by the time you finish decluttering.
15. Set the price with care. Pricing based on recent sales nearby, and on what's competing with your home right now, is the best way to avoid sitting on the market.
A few gentle reminders
- Moving after many years is emotional. It's fine to take it slowly and involve your family early.
- Everyone's situation is different. This checklist is general information, not legal, tax or financial advice. Please talk to your lawyer, accountant or financial adviser about your own situation.
Thinking about a move in the new year?
If you're in Durham Region, York Region or Toronto and wondering what your home could sell for, message or email me at [email protected]. I'll put together a free Home Value Report for you and talk through your options, with no pressure and no obligation. A Home Value Report is my opinion of value based on recent nearby sales, not an appraisal.
Andrew Persaud, Sales Representative, REVEL Realty Inc., Brokerage
#200B – 1032 Brock Street S, Whitby, ON L1N 4L8
📞 m 416.220.7045 | o 905.357.1700
✉️ [email protected]
🌐 https://homesbyandrew.ca/
Market figures are from TRREB's September 2026 Market Watch and MLS® Home Price Index (released October 6, 2026) and may not reflect any individual property or neighbourhood. This article is general information only and is not legal, tax or financial advice. Information is believed reliable but not guaranteed. Not intended to solicit buyers or sellers currently under contract with a brokerage.
