Downsizing in Middle Tennessee works best when you treat it as a size-and-lifestyle transition, not an age milestone: right-size the square footage and yard to what you actually use, prioritize one-level living for long-term comfort, and coordinate the sale of your current home with the purchase of the next one so you're not carrying two mortgages or moving twice. The Will Johnson Team at eXp Realty coordinates that sale-and-purchase timeline directly, with new-construction one-level options across Middle Tennessee's growth corridors.
What does "downsizing" actually mean, and who is it for?
Downsizing means moving from a larger or higher-maintenance home into one that better matches how you live now — fewer unused bedrooms, less yard, fewer stairs, lower ongoing upkeep. It is not about a birthday or a life stage. Homeowners downsize for all kinds of reasons: kids who've moved out, a desire to travel more, a job change, health or mobility considerations, wanting to convert home equity into cash flow, or simply wanting less house to clean and maintain. The right question isn't "am I the right age to downsize" — it's "does my current home still fit how I actually use space day to day."
The core downsizing checklist: right-size, go one level, coordinate the timeline
1. Right-size the square footage and lot, not just the price
A true right-size move looks at usage, not just price point. Walk your current home room by room and note which rooms you use weekly versus which sit closed most of the year. That tells you the real target square footage — often smaller than you'd guess, because unused guest rooms, formal dining rooms, and oversized yards drive cost and maintenance without adding daily value. Lot size matters as much as house size: a smaller, well-designed lot with low-maintenance landscaping can free up more time and money than shaving a few hundred square feet off the house itself.
2. Prioritize one-level living
A single-story floor plan — primary bedroom, laundry, and main living space all on one level — removes stairs from daily life and tends to hold broad buyer appeal if you sell again later. Many newer Middle Tennessee communities are building one-level and "next generation" floor plans specifically for buyers who want to eliminate stairs now rather than retrofit later. When you tour homes, look past the finishes and check: is there a true one-level living option, or just a first-floor guest room with the primary suite upstairs?
3. Coordinate the sale of your current home with the purchase of the next one
The single biggest source of stress in a downsizing move isn't finding the new home — it's timing two closings so you're not carrying two mortgages, or worse, without anywhere to live in between. A coordinated approach means: getting your current home valued and market-ready in parallel with touring new-construction or resale options, structuring contract contingencies (or a rent-back period) so the closings line up, and having a moving/staging plan mapped before either transaction goes under contract. This is where working with one team on both sides of the transaction — rather than two separate agents — keeps the timeline in your control instead of the market's.
One-level new-construction options in Middle Tennessee
Middle Tennessee's active new-home building means there are meaningfully more one-level floor-plan choices today than in older, resale-only neighborhoods. New-construction share varies significantly by city: Murfreesboro's new-construction share is approximately 40% of active inventory (Redfin/Zillow, as of June 2026), Spring Hill's is about 33% of single-family closings (as of February 2026), and Franklin's is 16.1% of single-family closings (as of February 2026) — all markets worth touring specifically for one-level plans. Builder lineups and available one-level plans change constantly, so the reliable move is touring current inventory in person rather than relying on a builder's advertised "from" price, which is a base-model teaser, not a walkable comparison.
What does downsizing cost, and how is the transaction structured?
On the sale side, a listing agent's commission and any buyer-agency compensation are negotiated as part of the listing agreement and paid out of sale proceeds at closing — there is little or no cost to you directly, since the seller typically covers it as part of the transaction. On the purchase side, VA-eligible buyers are not charged for buyer representation. The exact structure is spelled out in writing before you sign anything, and it's a conversation worth having up front rather than assuming either way.
Choosing a location: what to actually evaluate
When comparing cities or neighborhoods for a downsizing move, focus on factual, checkable criteria rather than subjective personal opinions ranking areas: proximity to family, medical facilities, and airports; walkability to daily errands; HOA rules and dues (especially yard-maintenance inclusions, which matter more in a downsizing move than almost any other buyer segment); property tax rates by county; and single-level housing stock availability. Two markets worth a direct look for one-level inventory and lower price points relative to Nashville proper: Murfreesboro, with a median sale price of $405,000 (as of June 2026, per Redfin/Zillow), and Columbia, with a median sale price of $449,990 (as of April–May 2026, per Redfin), which also carries some of the few pockets of entry-level inventory under $280,000 in Middle Tennessee. Figures vary by source and month; verify current numbers directly before making a decision, and note that no one can predict future appreciation or price direction — only report what's happened to date.
Why work with one team for both the sale and the purchase
Coordinating a downsizing move well requires someone tracking both transactions as one project, not two separate deals handled by two separate agents on two separate timelines. The Will Johnson Team at eXp Realty handles the listing-to-purchase sequencing directly — valuing and prepping your current home, touring one-level and new-construction options in parallel, and structuring the contract timing so you move once, not twice.
About The Will Johnson Team
Will Johnson is a U.S. Army veteran and former ICU nurse and CRNA who has been a real estate investor for 20 years. His market commentary has been featured in CBS MoneyWatch, Bottom Line Personal, and RealTrends (2026). The Will Johnson Team, with eXp Realty, focuses on Middle Tennessee real estate with particular depth in new construction across the region's growth corridors.
Talk to the team
To talk through a right-sizing move, one-level floor plan options, or coordinating a sale-and-purchase timeline in Middle Tennessee, call The Will Johnson Team at 615-265-1000.
The Will Johnson Team
Nashville real estate · 12+ years · 60–100 transactions a year