Ready to Downsize? Silicon Valley Trends Buyers 60+ Are Driving

I recently read a very insightful National Association of REALTORS® “Economists’ Outlook” blog post titled Settling In, Not Slowing Down: Buyers 60+ by the Numbers. It’s a data-forward post (with charts/visuals) that breaks down how buyers age 60+ are behaving in today’s market—where they’re buying, what types of homes they choose, and what motivates their moves (right-sizing, suburban and small-town preferences, senior-oriented housing, and regional relocation patterns). For Silicon Valley downsizers, that’s especially useful because it helps turn a very emotional decision (“Do we really want to leave the family home?”) into a practical, numbers-backed strategy.

If you’ve owned a home in Silicon Valley or the Bay Area for a long time, you’re not imagining the shift. The “typical” buyer today looks older, more experienced, and (often) more financially prepared than they did in past decades. Recent national housing data shows the median age of repeat buyers is now 62, and nearly half of all buyers were 60+.

That matters for you as a long-time Bay Area homeowner because the “buyer pool” increasingly overlaps with the “downsizer pool.” In other words: the people shopping for homes right now are often the same people asking the same questions you may be asking—How do I simplify? How do I stay independent? How do I get closer to family? How do I reduce maintenance without giving up comfort?

This article breaks down what the latest numbers say about buyers 60+ and then translates it into a Silicon Valley–specific game plan for downsizers: what to prioritize, what to watch out for, and how to structure a move that’s actually easier—not just “different.”

Buyers 60+ aren’t slowing down—they’re getting more deliberate

The headline is simple: older buyers are shaping the market. And their decisions are “settling in” decisions—less about a fresh start, more about long-term fit. That matters because “long-term fit” changes what people value. It elevates practical features (layout, access, maintenance) and it reduces tolerance for surprises.

Three data points are especially relevant for Silicon Valley downsizers.

First, experience. Older buyers are overwhelmingly repeat buyers. That means they tend to understand negotiation, inspections, disclosures, and tradeoffs. They’re also less likely to be impressed by cosmetic updates if the fundamentals don’t work. In practice, many experienced buyers are looking for a transaction that feels clean and predictable: solid disclosures, an inspection package that doesn’t hide the ball, and a home that lives well day-to-day.

Second, where they buy. Older buyers skew away from dense urban environments and toward suburbs and smaller communities. That’s a national trend, but it maps beautifully onto Silicon Valley because so much of the housing stock that appeals to long-term Bay Area homeowners is in suburban neighborhoods with mature trees, established streets, and a routine-friendly lifestyle. In other words, if your home is in a classic Silicon Valley neighborhood with easy access to errands, medical care, and family—there’s a built-in buyer audience that values exactly that.

Third, the “right-size” move is real. Downsizing shows up in the numbers. Nationally, older sellers tend to buy smaller than what they sell. But don’t let the national averages fool you. In Silicon Valley, the size change can be dramatic depending on the move. Some downsizers go from a 2,500–3,000 square-foot family home into a 1,600–2,100 square-foot single-level. Others move into a townhome that’s similar in size but far easier to live in. And others move out of area, where the “downsize” can be both smaller and far newer.

Sell As-Is. Sell Easy. Sell Smart!

What “right-sizing” actually means in Silicon Valley (hint: it’s not just square footage)

In the Bay Area, downsizing is rarely just about square footage. It’s about removing friction. It’s about shedding the parts of homeownership that have become annoying, expensive, or exhausting—stairs, yard work, big maintenance projects, constant repairs, or simply too much space to heat, cool, clean, and manage.

Here’s the part that trips up a lot of long-time homeowners: “smaller” does not automatically mean “cheaper” in Silicon Valley. In many neighborhoods, a smaller home with a better layout, fewer stairs, and a prime location can still command a premium—especially if it’s move-in ready. That doesn’t mean downsizing is a bad idea. It means the goal isn’t necessarily “pay less,” it’s “live better.”

In practice, right-sizing in Silicon Valley usually looks like one (or a blend) of these moves:

1) Single-level living. Eliminating stairs can be the single biggest “quality of life” upgrade. Even if the square footage stays similar, a single-level layout can feel like a completely different home. If you’ve ever carried laundry up stairs and thought, “This is fine,” you’re probably also thinking, “This might not be fine forever.”

2) Lower maintenance by design. Many downsizers are aiming for a smaller yard, fewer exterior responsibilities, and fewer “surprise” repairs. A newer roof, updated electrical, modern plumbing, and a sensible floor plan aren’t glamorous… until you’ve lived through the opposite. Then they’re beautiful.

3) A better layout that makes the home feel bigger. Some older Silicon Valley homes are large but awkward. Some smaller homes are incredibly efficient. A well-designed 1,850 square-foot home with good storage, wide hallways, minimal steps, and a usable primary suite can feel easier than a 2,700 square-foot home with chopped-up rooms and wasted space.

4) Proximity to the people who matter. One of the top reasons older buyers move is to be closer to family. In Silicon Valley, that often means staying in the region but changing the home type—closer to adult kids, grandkids, or simply closer to the places you already go.

5) Proximity to healthcare and daily needs. This one becomes increasingly important over time, even for people who feel great today. Living near a trusted medical system, a pharmacy, groceries, and easy transportation isn’t just convenient. It’s future-proofing.

Senior-oriented housing is more mainstream than most Bay Area homeowners realize

There’s a quiet shift happening in housing that a lot of Silicon Valley homeowners don’t fully appreciate until they start looking: “senior-related housing” is becoming normal. Not in a depressing way. In a practical, smart, “I’d rather design my life than react to it” way.

Senior-oriented housing can include active-adult communities, independent living options, and neighborhoods designed with convenience and accessibility in mind. The key idea is not “care.” The key idea is design that supports independence longer.

And here’s the other important point: older buyers are not all moving into condos. Many still buy detached single-family homes. A sizable portion choose townhomes and condos for convenience, but the market is diverse. If you’re selling a Silicon Valley single-family home that has a practical layout and manageable footprint, you may be selling to a buyer who is also “right-sizing,” not necessarily a young family. That changes how you position your home.

Why “moving south” keeps coming up in the Bay Area (and how to think about it clearly)

If you’ve lived here for decades, you’ve probably had the “Should we leave?” conversation at least once. Nationally, many older buyers purchase homes in southern states. And in real life, Bay Area homeowners talk about it constantly.

The reasons are familiar: weather, cost of living, taxes, and lifestyle. But the motivation is often more human than financial: people move to be closer to family, or because retirement makes them less tied to a specific geography.

For Silicon Valley homeowners, the “move south” conversation usually splits into two camps:

Camp A: “We want the lifestyle.” Sunshine, a newer home, less yard work, a simpler cost structure, and a feeling of space.

Camp B: “We want the people.” The move is less about a map and more about a calendar: birthdays, school plays, Sunday dinners, and being close enough to help without getting on a plane.

Neither is more correct. But the planning requirements are different. If you’re leaving the Bay Area entirely, your downsizing plan should include taxes, healthcare networks, travel routines, and how you’ll handle possessions. Moving from a 2,400–3,000 square-foot family home into a 1,600–2,000 square-foot home in another state is a real transition, not a weekend project. This is where good planning matters, because the move itself is often the hardest part, not the sale.

Your Neighbor Sold their House too Cheap!

The Silicon Valley wildcard: property taxes and your “stay put” bias

In Silicon Valley, downsizing has an extra layer that doesn’t exist in many markets: property tax lock-in. Many long-time owners have a Prop 13 base that makes their current property taxes dramatically lower than what they’d pay if they bought a replacement home at today’s prices.

This is one of the biggest reasons people delay downsizing even when the home has become inconvenient. They don’t want their property taxes to explode. They’ll tolerate stairs, yard work, and repairs because the tax bill feels like a golden handcuff.

But here’s the nuance: California’s Proposition 19 now allow many eligible homeowners (including many who are 55+) to transfer a portion of their existing property tax basis to a replacement primary residence within California, subject to specific requirements and adjustments. For the right homeowner, this can change the math enough to make a move feasible.

Important note: property tax transfers are technical and fact-specific. Verify your exact eligibility and timing rules with the County Assessor and your tax professional before making decisions.

What the “buyers 60+” trend means if you’re selling a Bay Area home right now

If the buyer pool is older and more experienced, your listing strategy should match that reality. You’re not just selling a house. You’re selling a lifestyle and a level of certainty.

1) Low-friction listings tend to win. Experienced buyers pay for certainty. They want strong disclosures, straightforward inspection information, and fewer surprises. They’re not necessarily scared of work, but they don’t want mystery. If you make the transaction feel clean, you increase buyer confidence. Buyer confidence increases offers.

2) Lead with livability, not hype. Buyers who are “settling in” care about daily life. If your home has a layout that works—bedroom and bath on the main level, easy yard, good natural light, quiet street, walkable basics—those aren’t small features. They’re the headline. And they matter more than the latest design trend.

3) Position the home for the right buyer, not the imaginary buyer. Many sellers picture a young family with three kids. That buyer exists. But so does the 60+ buyer who wants a quiet neighborhood, a manageable home, and a comfortable routine. Your marketing should speak to both without over-indexing to one.

4) Make “future-proofing” visible. If you have a step-in shower, wide halls, a main-level bedroom, good lighting, lever handles, a simple yard, or a driveway that isn’t a mountain—those are advantages. You don’t have to call them “senior features.” You can call them what they are: practical and comfortable.

The condo and townhome reality: convenience is great, but HOAs matter (a lot)

One of the most common downsizing moves in Silicon Valley is “house to townhome” or “house to condo.” The appeal is obvious: fewer exterior responsibilities, a smaller footprint, and a lock-and-leave lifestyle.

But here’s the trap: not all HOAs are created equal. If you’re downsizing into an HOA community, the difference between a good HOA and a risky HOA is not cosmetic. It’s financial. The wrong HOA can turn “manageable” into “stressful” fast.

When you evaluate a condo or townhome, you want to know: Are reserves strong? Is there deferred maintenance? Have insurance costs spiked? Are big projects coming? Are there lawsuits? Are rental rules restrictive? A lower purchase price with a fragile HOA can become expensive in ways that don’t show up in the listing photos.

If you’re selling and you happen to be in an HOA community, this matters too. The best-positioned condo and townhome listings are the ones where the seller can confidently show buyers: the HOA is financially healthy, reserve funding is adequate, and there’s a clear plan for maintenance. Buyers are far less nervous when the numbers make sense.

Downsizing Done Right

Will this trend last? A realistic 5–10 year view

The influence of older buyers is not a one-year blip. It’s a demographic shift. Older repeat buyers are a larger share of the market than in past decades, and their median age is at a record high. Combine that with the fact that many long-time homeowners have meaningful equity, and you have a segment that can make decisions even when the market feels uncertain.

For Silicon Valley homeowners, the practical conclusion is this: downsizing is becoming a normal, high-volume life transition, not a niche move. The buyers who replace you when you sell may look a lot like you—and they may be shopping with very similar priorities.

A Silicon Valley downsizer’s planning checklist

If you’re considering selling a long-held Bay Area home and moving into something more manageable, these decisions usually drive a smooth outcome:

Start with the lifestyle target. Before you pick a city or a floor plan, define “manageable.” Is it fewer stairs? Less yard? Lock-and-leave? Walkability? Closer to family? Better healthcare access? When you get specific, the right housing type becomes obvious.

Decide whether you’re staying local or relocating. If you’re staying local, plan for the reality that the Bay Area can price “convenience” aggressively. If you’re relocating, plan the logistics and the emotional transition, not just the transaction.

Run the property tax scenario early. If you may be eligible to transfer a property tax basis, timing matters. This is one of those “plan before you list” items because it can influence your strategy.

Make the sale-to-purchase timeline intentional. Many downsizers want calm and control. That might mean temporary housing, a rent-back, or a strategy that avoids panic buying.

Plan the belongings transition like a project. The hardest part of downsizing is usually not the sale. It’s deciding what comes with you. If you treat it like a real project—start early, go category by category, and give yourself time—your move becomes dramatically easier.

Don’t confuse “as-is” with “don’t prepare.” You can sell as-is and still present the home beautifully. Clean, declutter, improve lighting, handle obvious safety items, and make the home feel simple. That’s what buyers respond to, especially experienced buyers who can tell the difference between “lived-in” and “neglected.”

Bottom line: downsizing in Silicon Valley is getting easier to normalize—and easier to do well

The data reinforces what many Bay Area homeowners are already seeing: buyers 60+ are a major force, and their housing choices have a pattern—right-sized homes, practical layouts, convenience, and proximity to family and healthcare. They’re not slowing down. They’re optimizing.

If you’re a long-time Silicon Valley homeowner thinking, “We love the home, but we don’t love the work,” you’re not alone—and you’re not early. The win is making your next move feel like an upgrade in how you live, not just a change of address.

Frequently Asked Questions

Time to talk to a REALTOR?

Senior Friendly Homes in Silicon Valley South