Home → Specialties → Downsizing for Empty Nesters
Updated September 27, 2026
Downsizing in the West Metro: A Plan for Empty Nesters
Downsizing in the west metro runs in three parts: price and prep the long-time home, line up a ranch or main-level home, often in the same city, and choose whether to sell or buy first. Nick Ahrens builds that plan with you and flags early that Colorado's senior property tax exemption doesn't automatically follow you.
Who this is for: Empty nesters and long-time west metro owners ready to sell the family home and move to something smaller, often a ranch or main-level plan.
Your downsizing agent: what Nick Ahrens brings
Nick sorts ranch and main-level options city by city, starting from the seven west metro city searches and his ranch-versus-horse-property guide. He also runs the site's HOA vs no-HOA checklist for the west metro.
- Selling-side experience: Nick Ahrens helps west metro owners price, prep, and sell the home they are leaving.
- How he works: Homes are compared by stairs, upkeep, and layout, and you set the pace.
Nick Ahrens · Denver Mile High Properties · Colorado real estate broker license FA.100104470 · eXp Realty, LLC
How Nick runs a downsizing move: the West Metro Move Plan
- Keep, sell, donate timeline. Decades of belongings take longer to sort than a house takes to sell. You set a room-by-room schedule first, so the listing date follows the sorting and not the other way around.
- Pre-list fixes that matter. Nick separates repairs a buyer's inspector will flag, such as an older furnace, roof, or water heater and a radon result, from cosmetic projects that may not change an offer at all.
- Next-home shortlist. Ranch, main-level, and HOA options get compared side by side on stairs, yard work, and monthly dues, usually starting in the city you already know.
- Sequencing and move day. Sell first, buy first, or close both on nearby dates: the order is set around your finances, aiming for a single move day.
Ranch, patio, or HOA townhome: where west metro downsizers land
Downsizing here usually comes down to three trade-offs: how many stairs you climb, how much outdoor work you keep, and whether an association handles the exterior for a monthly fee.
A 1960s–80s ranch in Lakewood or Wheat Ridge can offer one-level living on a real yard. An HOA townhome in Arvada trades the yard for dues and shared maintenance.
| Home type | Upkeep | Stairs | Where to search here |
|---|---|---|---|
| Ranch, no HOA | You handle yard, roof, and snow | Main-level living; a basement is common | City searches; read each floor plan |
| Raised ranch or split-level | You handle it all | Short flights between levels | City searches; check photos for steps |
| Patio home | Varies; confirm what dues cover | Often one level; confirm by listing | City searches plus the HOA checklist |
| HOA townhome | Association covers some exterior; dues apply | Often two levels; look for a main-floor bedroom | City hubs plus the HOA checklist |
Choose a no-HOA ranch if you want the garden and control. Choose an HOA option if handing off snow and exterior work matters more.
Colorado rules and programs to know
- Senior homestead exemption: If you're 65 or older on January 1 and have owned and lived in your home as your primary residence for 10 consecutive years, 50% of the first $200,000 of actual value is exempt. You apply to your county assessor (Colorado Division of Property Taxation, checked September 27, 2026).
- Moving and the exemption: A temporary rule that let qualifying seniors carry the exemption to a new home ends after tax year 2026 under SB26-116, signed June 2, 2026. A 2025 proposal to make it permanent, HCR25-1001, was postponed indefinitely. From 2027, buying a new home generally restarts the 10-year clock (Colorado General Assembly, as of September 27, 2026).
- Disclosure: You'll complete the Colorado Real Estate Commission's Seller's Property Disclosure (Residential), which became mandatory for use on or after January 1, 2026 (Colorado Division of Real Estate, as of September 27, 2026).
- Radon: About half of Colorado homes test above the EPA action level of 4 pCi/L, so expect a buyer's radon test (CDPHE, as of September 27, 2026).
Where to start
Begin with the ranch homes vs horse property guide to pin down what one-level living means for you, then open a city search: Lakewood, CO homes, Arvada, CO homes, Wheat Ridge, CO homes, or Littleton, CO homes. If dues are on the table, work through the HOA vs no-HOA checklist before touring. Once two or three homes stand out, one private tour settles more than another month of scrolling listings.
Downsizing FAQ
How should I downsize from a long-time family home in Lakewood?
Start with a sorting timeline, then fix only what an inspector will flag, then shortlist ranch or main-level homes before you list. Nick Ahrens sets the sale and purchase order around your finances. If you'd like to stay in Lakewood, open its city search and screen for one-level plans.
Where can empty nesters find ranch or main-level homes in the west Denver suburbs?
Open the city searches for Lakewood, Arvada, Wheat Ridge, Littleton, and nearby cities, since the maps don't sort by floor plan. Look for a main-level primary bedroom in each listing, and check the photos for split-level steps, since a raised ranch still has stairs.
Should I buy my smaller home before or after I sell the big one?
Buy first if you can qualify without the sale proceeds and want to move once, unhurried. Sell first if you need that equity for the purchase or want a fixed budget. A sale-contingent offer is a middle path when the home you want isn't drawing much competition.
Will I lose my Colorado senior property tax exemption if I downsize to a new home?
Generally, it doesn't follow you. A temporary portability rule ends after tax year 2026 under SB26-116, so from 2027 a new home usually restarts the 10-year ownership-and-occupancy requirement. Ask your county assessor how the timing applies before choosing a closing date.
Is an HOA community or a non-HOA ranch better for downsizing in Arvada or Wheat Ridge?
It depends on the work you want to keep. A non-HOA ranch means your own yard, roof, and snow, with no dues or association rules. An HOA community hands off some exterior care for monthly dues. Request HOA documents early and compare what the dues cover.
Start with your next home, not your listing date
See what your next home looks like before you commit to a sale. Request a private tour of ranch or main-level homes and tell Nick which city you'd like to stay in.
Request a private tour
Name and phone. Email is optional.
Related specialties: Move-up buyers · Selling to relocate · All specialties
Listing information is provided through an MLS/IDX or brokerage search display where applicable; details may change and should be independently verified. Price, availability, status, measurements, and other listing facts are not guaranteed.
Equal Housing Opportunity. Nick Ahrens is committed to compliance with federal and Colorado fair housing laws.
Nick Ahrens · Denver Mile High Properties · Colorado real estate broker license FA.100104470 · eXp Realty, LLC