What you actually net after selling — and how much cash downsizing frees up for retirement.
Transaction costs only. Real downsize math should also account for: (1) ongoing cost difference (smaller home = lower property tax, utilities, insurance), (2) capital gains tax if your home gain exceeds the $250k single / $500k married primary-residence exclusion, (3) Medicare/IRMAA impact if a sale triggers a one-year capital gains spike, (4) state transfer taxes (varies $0–2%). Run with a CPA if your home has appreciated > $500k.
