I can identify with some of your issues, as I'm currently stuck and looking as much as time allows.

Something you could try is engaging a really energetic buyers' agent. The buyers' agent can send out a sincere mass mailing to homeowners in areas you identify as containing potential homes for you.

Agents do that in my neighborhood where I haved lived for 20 years..... probably get those letters twice a year, and the most recent one is the first I have ever responded to, in hopes to perhaps strike a deal to sell! That would be so much easier than living through a proper listing/open houses/etc. Much to my surprise, in my neighborhood of 180 or so homes, 5 homeowners responded to the agent that they may want to sell, off-market. That's a pretty good percentage! So a good agent may be able to help you like that.

Additionally, I gather that agents who are very familiar with your area may have "pocket listings" that are not publicly marketed. So my advice is to pick someone who has been successful in your area.

If money/budget is a big concern, I would not recommend taking on an uknown such as building a home. You don't know how much that would end up costing. It's significantly more expensive than buying an existing house, and you cannot imagine all the additional/unexpected costs of that.

Thank you! Those are great ideas! In this market you have to think outside the box like that. I receive those postcards from buyers' agents often.

What attracts me to building a house is (1) having a brand new house that probably won't develop major problems during my lifetime (the roof will outlive me, for example), and (2) being able to design everything exactly as I want it. I really dislike the colors that builders and renovators are using now---gray wood laminate floors, gray walls, white cabinets, black countertops. Those colors feel depressing and an all-white kitchen is hard on older eyes. I have some contacts that will reduce the cost of building a house, so I'm a little bit less worried about that, though still wary. I would rather have a new house than put money into renovating an old house.

Those postcards are not specific to you, it’s just unsolicited junk mail. I think many people feel similar to you, in that we bought thinking we could move on eventually, only to find out it’s really not possible right now. For various reasons, including locked in to a low interest rate or low inventory of available homes.

I purchased in 2019, thinking I would not stay long term, but here I am retiring in this home and fixing up my fixer upper. I think we will see more inventory and possibly lower prices, after demand comes down. Maybe 2026 or beyond. No one knows. I think moving when it makes sense for you is the right move.

If I were in yor shoes I would work with general contractor to address the needs for continuing to stay in your home. The market will support updates that lend to aging in place or other disabilities, such as wide doorways, level floors with no thresholds, accessible sinks, cupboards, laundry areas, and access to the inside of the home. While working on these items talk to local public authorities, and neighborhood associations about the ‘junkyard”. Reduce your landscaping to manageable gardens and remove threatening trees. Lawn care can be hired. While I love gardening when I moved from my last hi

oops, hit Post too soon. You can continue to look for a more desirable home even when fixing up this one. Agree the right real estate person works wonders - worked with ours for 2 years to find the right home. Good luck, and kudos to you for being so string.

Reminds me of something someone told me a long time ago:

”Find a hungry realtor.”

In other words, a highly motivated person, someone really needing money who will work their @ss off to sell your house. Not necessarily the biggest realty firm nor the most sophisticated realtor.

It sounds like you are ready to move. It may take a year to buy an existing house and it will certainly take a year or more to build a new house. In the meantime, consider making your life easier by addressing a few of the things on your list, easiest first.

You wrote;

"The landscaping work is endless and difficult. I do a huge amount of hard physical labor on my property." Ask your real estate agent for referrals to yard services who can do regular maintenance and big job cleanups. Yard clean up is one of the most straightforward jobs in getting ready to sell.

"It's surrounded by 120' pine trees very close to the house. The number and severity of windstorms have increased dramatically on my street (at the top of a hill) in the last 10 years."

Call a couple highly rated tree removal services to get estimates. In my area, removing a tall pine runs about $1000, including stump grinding. Decide how many trees you can afford to remove. Or you can have the branches thinned so there's less wind resistance though good pruning may cost more than removal. Check your homeowners insurance to see how it handles damage from falling trees. It's better to know in advance than be surprised.

"The neighbor next door is building up a junkyard." Report neighbor's property condition to the city. You can probably do this anonymously.

Please clarify: "The house has no front door. I have to walk up a lot of steps and around to the back of the house carrying heavy groceries." Was there ever a front door? Or was the original door on the side or back? Do you want to add a front door? A sketch would be helpful If you don't want to post a photo.

l am surprised that a home with a junkyard next door, no front door, in need of repair in a high crime opiod town would sell quickly, as you stated it will. But you know your market so if this is the case, keep looking until a house comes on the market that is right for you and then sell your home. While it sounds like you want to move for prudent reasons, you are not in dire need of leaving.

I think it is incorrect to assume that a new build will not need repair. Many things can and do go wrong with newly constructed homes.

If there is no inventory now and it is a sellors market, can you sell hogh now without spending to fix it up, then remt for a year or two while you wait for something to come along to buy?

From one senior to another wrestliing with housing decisions . . . It sounds like it's time for you to make a change. What you do next depends on several factors -- your age, your health, your finances and whether you have family nearby to help you as you age. We won't live forever and chances are we will need some help as we get older -- what's the plan for that? Have you spoken to a financial advisor about your future? What does your family think?

There is no law that requires you to purchase another house when you sell your current home. You can invest the proceeds of the sale and use it to cover rent in a nice home for a long time. Or you can invest in a senior living community where you can live the rest of your life. Or you can buy a small condo with less upkeep and you can travel as much as you like without worry.

If your current community is in decline, do you really want to purchase another property there? Have you looked at nearby towns that would be a better place for you to grow old? Have you considered moving closer to family members? You don't have to replicate what you've always done, think outside the box.

Bottom line, being stuck in a place where you no longer want to live is a terrible way to go. You make a good case for why you should move. Now take some time to figure out WHERE you should move and for how long. Will this be for five to ten years? Or are you looking for a place to live for the rest of your life? Be realistic about aging and what your future needs might be.

This is more than just a real estate decision. Talk to your family and your accountant. Start exploring different housing alternatives, even if you're pretty sure they're not for you. This is a big step, I know, but you can do this. Take your time, be smart, and you'll find the right home for the next phase of your life. Luck!

Aging in place in your home doesn’t sound optimal. It’s too large, requires a lot of work and your neighbors/neighborhood are sub-par.

If you really believe your house will sell fast, talk with a real estate agent and consider listing it as-is now and moving into a rental while you keep an open eye for your next home.

While you don’t want an apartment or condo, one of those options may be the most aging-friendly home for you in terms of finances, square footage, less home maintenance and more socialization opportunities. Even better if you choose a walkable location with good public transit and easily accessible to friends, family, doctors, stores, restaurants, etc.

Best of luck with finding your next home!

Thank you very much to everyone who took the time to reply to my question. Much appreciated.

On the one hand, I think I gave too much information about my situation, making it hard for people to focus on the main threads and impossible for me to respond to all the advice offered in any detail. On the other hand, the complexity of the replies highlights how complicated seniors' lives can be, and how hard it is for us to sort through what we WANT, what we NEED, and what is POSSIBLE given the limitations of specific circumstances.

I'll try a shorter summary: I need and want to move because my current living situation is no longer desirable. But there is almost no inventory of houses or land in the area I want to relocate within. My property is considered desirable for buyers given the lack of houses for sale, and experienced realtors tell me it will sell quickly. Apartments and condos follow the same patterns as houses in my area: they are rare and very expensive. I am financially limited but I own my house with no mortgage.

I have already explored all of the solutions offered so far---except for the ones offered by Mrs. S, which are new to me---in detail, with knowledgeable people (realtors, financial advisors, banks, general contractor) and there is agreement that building a small house is my best bet financially, in part because of a specific resource I have, and in terms of my needs, considering that there are so few houses for sale here. But I'm still keeping my eye out for either a house or land. There is also agreement that renting an apartment or buying a condo would deplete my financial resources, making it harder for me to buy a house or land.

To make my property more suitable for an older person would cost about $40,000 to $50,000. I'm not willing to put that much money into a place I want to leave. Again, that expense would make it much harder for me to buy a house or land. I'd rather leave those improvements to the next owner.

In sum, what I want and need are not currently possible. I don't want to stop making efforts to find better housing as then I will surely not reach my goals. But I'm out of ideas. Still, I have a philosophy that almost all problems are solvable so I'm seeking novel ideas like Mrs. S's that I might not have thought of, or some insight into where I should focus my actions for the best outcome.

P.S. I didn't consider seeking therapy for "fear of moving" as a poster suggested because I'm not afraid of moving, I want to move.

You could take this in stages. You could sell The Wrong House in this sellers market. Bank the proceeds. Rent an apartment and regain your sanity while the current social chaos burns itself out.

Do you even want another house? My DH and I do, but we're in the senior-friendly house we built twenty years ago. I wouldn't undertake building now. It's exhausting, and the cost of building materials is unreal. An existing house is generally the better buy. (Why is buying again best for you, financially? Could you postpone that X months or years? Could you buy a condo that you could easily resell?)

Research some Realtors you believe are not after just ANY sale. Judge what repairs are worth the effort and expense to reap a higher return. These forums have a lot of advice on that.

Indecision is exhausting!

If I were in your position I might seek out the homes that I would be interested in buying. Homes under 1000 sf are generally not plentiful. The people living in those tiny homes are going to be either elderly or young people who bought before starting a family. There has to be some of those homes who are owned by a young couple who have had a baby or two and are now bursting at the seams. They may not be able to afford a bigger house and if you are not in need of a lot of money you could give a young family a break.

You are only stuck in that narrow location if you want to be. The world is a vast place, and there are innumerable options to *really* move. Not just barely shift addresses.

How old are you? Are you alone? In what state do you live? If you sell your home, would the proceeds allow for you to move into an over 55 community? And must your choice involve your staying in your present location?

We now live in our downsize. "Chuckle" Big or small, a house still needs the same upkeep.

We love the neighborhood but should (when) we become me, I (wife) couldn't stay in our downsize. It will not be a financial concern, but the upkeep concern.

I recently met a gal while walking the dog. She is alone, (children within a hundred miles).

She took advantage of the spike in property values, sold her house and moved into a very nice

over 55 development. Her choice, rent, not buy, because she wants to test the water. So far, she loves the condo, and will continue to rent, keeping money in low risk investments should she want to own rather than rent.

As someone with aging parents, I would highly recommend buying a condo with less upkeep. My mom recently acknowledged that there was no way she could stay in her house if my sister didn’t live around the corner. Way too much upkeep and things breaking all the time.

My downsize story and how I made it work: This was 10 years ago, but also a tough market. I wanted out of my 120-year-old Victorian house with extensive gardens that seemed to be far from everything. I researched the local areas I wanted to move to and for months looked at many different types of properties – smaller single family houses as well as townhouse/condos. I decided that I didn’t want another SFH so I narrowed it down to townhouse communities with modern floorplans that were near things that mattered to me – a walkable Main Street, parks and trails and easy access to highways, shopping and public transportation. There weren’t many on the market and every property that I was interested in sold in a weekend with bidding wars, and my unsold house put me out of the running every time. I had to make an alternate plan. I was fortunate to sell my house privately to an acquaintance and then I put my downsized stuff in a storage unit and my cat and I moved to a spare bedroom in a friend’s house. At that point I was free to buy without any contingents and within 4 months of selling my old house I was in my new house. It’s about 10 miles from my old house and it's not an over-55 community – where I am they are much more expensive than my original 1980’s-built townhouse, which I renovated to my liking and I love it!

Thanks for sharing your story, Kitchenwitch. I think it shows you were thinking outside the box in a difficult market. I want to clarify that at my financial level, a condo or townhouse isn't a good move because I would be paying both property taxes and HOA fees. I live in a state with high property taxes, and HOA fees can add thousands more to my expenses, which I can't afford. I'm well past retirement age but can't retire yet due to insufficient funds, so I need to lower my expenses as much as possible and add that money to my retirement account. I want to build a small house around 800 square feet in a town that has lower property taxes than my current town. I've gone over this carefully with my financial advisor, who agrees this is the best financial strategy. We also considered moving into an apartment and concluded that a condo, townhouse, or renting would deplete my savings much more than staying in my home. My house gained more than 30% in value over the last year. My equity rose $100,000 just by staying put. I realize that won't happen again in 2025, hence I'm looking for ways to move in the next few months.

HU_97093146 -- I know what you mean about property taxes -- I live in NJ and we pay the highest in the country! My state allows "Senior Freeze" -- I can freeze my property taxes at age 65, which helps. Yes, my HOA goes up every couple of years (it's now at $250/month), but probably so would any housing expenses, and of course it includes the services of lawn mowing, snow shoveling and exterior maintenance -- I did not want to do that anymore! FWIW, my townhouse was much less expensive to buy than a SFH would be, so it worked out. I'm not rich either and I understand how it is to have to watch expenses

Kitchenwitch111---Costs in my state: Condo $300-$500,000 (same as a small house), property tax: up to $3500 (same as small house), HOA $500/mo and up. Apartment: $2000, but there are very few available. Cost to stay in my house in 2024: less than $250 a month with a small senior property tax abatement. The math is clear. But this is all moot because there is a housing crisis across the board, with almost no houses, condos, townhouses, or apartments available. We do have plenty of rural and remote land that has not yet been marketed, so I'm holding out hope for land. In case it matters, I really don't want to live in a building with other people or be subject to HOA rules. I've owned my home for 30 years and want to remain independent as long as I'm able. I would enjoy having a small lawn and small vegetable and flower gardens to care for.

You didnt say how big the lot is, but can you subdivide it? Since you are still working, maybe you can take a loan to build a small home on it or borrow against the existing house and then pay it off when you sell the home. This doesnt help with the tree issue though. Also, building is so expensive right now…

Sounds like you know what you want. Yes, housing has gone up rediculously, but you will be selling your current home and it should sell for at least as much as you will be spending on a smaller home. You will still be living mortgage free.

Rockybird, thanks for your creative idea. I can only subdivide by applying for a lot size variance. I don't want to live in my town, so I wouldn't build a house on my property with the intention of living in it. Regarding a loan, I met with three banks last summer, all supportive of my efforts, and am following their advice, which was to wait until the spring when my credit score, savings, and home value will all be higher. All three of those factors have already occurred in the last 6 months. I have 100% equity in my house and it is valued at more than it will cost to build a small house. I feel confident that the finances will work out. It's the lack of houses and land that's blocking me.

Several people have mentioned the cost of building. My contractor is a close friend. We have an agreement that will result in a lower cost to build the house and prevent cost overruns. I trust this person 100%.

Jennifer Hogan, yes, I do know what I want. Living mortgage, rent, and HOA free is my objective. Money saved has the same value as money in the bank. A smaller house in a different town will also have a lower property tax.

If I could find land and know that building a house was imminent, I would be OK with selling my house now and finding temporary housing. Much of the land I've seen has been difficult to build on (like having a steep ravine), had a strange zigzag shape, was way out in the boondocks, etc. In one year of searching, I found ONE desirable lot. It was sold the first day on the market.

You need an aggressive well connected realtor working for you on both the buy and sell. Good luck!

Good advice, thank you. I've been lax about this because the market is sluggish.