Rightsizing Your Denver Life: Why Smaller Might Be Smarter in 2026 (Targeting the empty nesters looking to downsize).

You're standing in your Centennial dining room for the third time this month, looking at that formal table that seats twelve. You can't remember the last time you had more than four people around it. Meanwhile, your Saturday morning includes mowing a lawn that's way bigger than you need, cleaning bathrooms the kids haven't used in years, and wondering why you're paying to heat a bonus room that's become a glorified storage unit.

Sound familiar?

If you're nodding along, you're not alone. Thousands of Denver-area homeowners are asking themselves the same question: Is it time to rightsize?

Notice I didn't say "downsize." Because here's the thing, this isn't about losing anything. It's about right-sizing your home to match the life you're actually living now.

What Rightsizing Really Means

Let's get one thing straight: rightsizing isn't admitting defeat or "giving up" your home. It's recognizing that the four-bedroom, three-bath house in Aurora that was perfect when you had teenagers playing travel soccer might not be serving you anymore.

Rightsizing is about matching your square footage to your current lifestyle, priorities, and energy levels. It's choosing quality of life over quantity of closets.

For a lot of my clients in their late 50s and 60s, this means trading the suburban house with the big yard for something more manageable, maybe a townhome in Highlands Ranch, a lock-and-leave condo downtown, or a ranch-style home in a 55+ community. The goal? Less maintenance, lower costs, and more freedom to do the things you actually want to do.

Why 2026 Might Be Your Year

Here's where things get interesting from a market perspective.

The Denver real estate market in 2026 is offering something we haven't seen in years: actual breathing room. After the chaos of the pandemic housing boom, things have stabilized in a way that benefits anyone looking to make a thoughtful, strategic move.

Condos and townhomes, the kinds of properties that often appeal to people rightsizing, saw their median prices drop about 3.7% in 2025 to around $395,000. Meanwhile, single-family home prices held steady at roughly $625,000. That gap? That's opportunity.

You've also got more negotiating power now than you've had in half a decade. Buyers aren't getting into bidding wars like they were three years ago. Properties are sitting on the market for an average of 36 days, which means you can take your time, ask questions, request repairs or concessions, and make decisions without feeling rushed.

The market isn't hot. It's not cold either. It's normal, and normal is actually really good when you're trying to make a smart, measured decision about your next chapter.

The Real Benefits Nobody Talks About Enough

Everyone knows that a smaller home means lower mortgage payments and utility bills. That's the obvious stuff. But let me tell you what my clients tell me after they've rightsized, the stuff they didn't see coming.

The Mental Load Drops Dramatically

When you're not worrying about when the gutters were last cleaned, whether the sprinkler system needs winterizing, or if you should finally paint the guest bedroom that nobody uses, your brain gets space back. That mental real estate is valuable. People underestimate how much energy goes into maintaining a larger home until they're not doing it anymore.

Spontaneity Becomes Possible Again

Want to spend a month visiting your daughter in California? Go for it. Lock the door and leave. No one needs to water the lawn, shovel the massive driveway, or worry about the house. One of my clients moved from a 3,200-square-foot home in Centennial to a 1,400-square-foot condo in Cherry Creek. She told me, "Russ, I just took a three-week trip to Italy. I didn't think about my house once. That's never happened before."

You Actually Use Every Room

This sounds simple, but it's transformative. When you live in a home where every space has a purpose and gets used regularly, the house feels alive. No more walking past closed doors to rooms you haven't entered in months.

The Denver-Specific Angle

Colorado living adds its own layer to the rightsizing conversation. Let's talk about what matters here specifically.

Snow Removal is Real

If you've spent the last 20 winters shoveling a driveway and a front walk, you know. Your back knows. Moving to a property with an HOA that handles snow removal isn't lazy, it's smart. Especially when you'd rather be skiing than shoveling.

HOA Fees vs. Maintenance Costs

I get it, people hear "HOA fees" and cringe. But let's do the math. When you factor in what you're currently spending on lawn care, gutter cleaning, exterior painting, roof maintenance, and snow removal, suddenly that $300-400/month HOA fee doesn't look so bad. Especially when it includes access to amenities like a fitness center or pool.

Proximity to What You Love

Rightsizing often means relocating closer to the things you actually do. If you're driving from Aurora to downtown Denver twice a week for concerts or dinners, wouldn't it be nice to cut that drive in half? If you're spending every weekend in the mountains, maybe something in Golden or Evergreen makes more sense than staying in the eastern suburbs.

What About the Emotional Stuff?

Let's be honest, this decision isn't purely financial or practical. Your home holds memories. Your kids grew up there. You've got marks on the doorframe tracking their heights, and probably a dent in the drywall from that time your son tried to move a couch by himself.

Those feelings are valid. I'm not going to tell you to just "get over it."

But here's what I've learned from watching dozens of people navigate this transition: the memories don't live in the walls. They live in you. And you know what? You'll make new memories in your next place. Better ones, probably, because you'll actually have the time and energy to enjoy your space instead of constantly maintaining it.

One thing that helps: take photos. Lots of them. Document the rooms, the yard, the details you love. Then when you're ready, you can move forward knowing you've honored the past while making room for the future.

What Kind of Properties Make Sense?

For most people rightsizing in the Denver area, you're looking at a few main options:

Condos: Low maintenance, often great locations, lock-and-leave lifestyle. Perfect if you travel or just want absolutely minimal upkeep. Look at areas like Cherry Creek, Stapleton (Central Park), or Highlands.

Townhomes: A nice middle ground. You get a bit more space and privacy than a condo, usually a small private patio or yard, but still have exterior maintenance handled. Popular in Littleton, Highlands Ranch, and Broomfield.

Ranch-Style Single-Family Homes: If you want to stay in a detached home but need everything on one level, there are plenty of options. Smaller lot, manageable space, no stairs. These are all over the metro area, just make sure you're realistic about the maintenance commitment.

55+ Communities: If you're ready for that stage, these communities offer built-in social opportunities, amenities, and homes designed specifically for this phase of life. Check out areas in Castle Rock, Parker, or even up in Boulder County.

The "Is Now the Right Time?" Question

This is where I'm going to sound different than other real estate agents. I'm not going to tell you that you need to sell right now while the market is whatever buzzword is trendy this week.

The right time to rightsize is when it's right for you, not when some market indicator tells you it should be.

That said, if you've been thinking about this for a year or more, if you're tired of maintaining your current space, if you're craving more freedom and less responsibility, then yeah: 2026's market conditions make this a pretty logical time to explore your options.

But if you're happy where you are? If you love your big yard and entertaining is still your thing? Stay. There's no rule that says you have to move just because the kids left.

Questions to Ask Yourself

Before you do anything, sit down with your partner (or yourself) and honestly answer these:

• Are we maintaining this house out of habit or genuine enjoyment?
• What would we do with our time if we didn't have to spend it on home maintenance?
• Are we staying here because we love it, or because we're afraid of change?
• What do we want the next 10-15 years to look like?
• If money weren't a consideration, would we still live here?

Your answers will tell you everything you need to know.

The Practical Next Steps

If you're seriously considering this, here's what I recommend:

Start Touring Properties Now: even if you're not ready to buy. Get a feel for what different styles and sizes feel like. You might be surprised by how spacious 1,500 square feet can feel when it's well-designed.

Run the Real Numbers: not just mortgage, but HOA fees, utilities, insurance, and property taxes. Compare that to what you're paying now, including all maintenance costs. The picture might look very different than you think.

Talk to People Who've Done It: ask around your friend group. Chances are someone has already made this move. Buy them coffee and ask the real questions: what do you miss? What do you love? What surprised you?

Get Your Current Home Evaluated: even if you're a year out from selling, it's helpful to know what your home is worth and what improvements (if any) might make sense before listing. No pressure, just information.

Bottom Line

Rightsizing isn't about getting smaller. It's about getting smarter about how you live.

It's about choosing freedom over square footage, experiences over excess, and intentionality over inertia.

The Denver market in 2026 is giving you space to make this decision thoughtfully, without the pressure or panic of the last few years. Smaller properties are more affordable than they've been in a while, and you've got actual negotiating power again.

But more than the market conditions, this is about you. Your life. Your next chapter.

If you're ready to explore what rightsizing could look like for your specific situation: no pressure, just real conversation: I'm here. Let's grab coffee and talk through your options. Sometimes the best decisions start with just asking the question.

Russ Porter
📧 Contact me here
☎️ Let's talk about what's next for you.