Mark Jontz
And Associates · Royal LePage Kelowna
Kelowna's Downsizing Specialists
DOWNSIZING
GUIDE
2026
Your complete guide to simplifying your home and maximizing your next chapter in the Okanagan.
Top 1%
In Canada Since 2005
Mark Jontz and Associates
Royal LePage Kelowna · #201 – 1767 Harvey Ave · Kelowna, BC V1Y 6G4
Section 01
Meet Mark Jontz & Associates
2
Section 02
Is It Time To Downsize?
3
Section 03
The Benefits of Downsizing
4
Section 04
Your Downsizing Roadmap
5
Section 05
Step 1 — Decluttering
6
Section 06
Decluttering Flow Chart
7
Section 07
Step 2 — Budget & Finances
8
Section 08
Choosing Your Next Home
9
Section 09
Should I Buy or Sell First?
10
Section 10
The Home Safe Program
11
Section 11
Costs of Selling & Buying
12
Section 12
Net Proceeds Worksheet
13
Section 13
What Our Clients Say
14
Section 01
Meet Mark Jontz
& Associates
Mark Jontz
REALTOR®
Top 1% Canada
Since 2005
Chairman's Club
Mark Jontz has called Kelowna home since 1967 — and for over two decades, he has been the Okanagan's most trusted name in downsizing real estate. With over 1,500 families guided through the downsizing process, no team in the region has more hands-on experience with the unique challenges and opportunities that come with this transition.
Mark is a consecutive member of the Royal LePage Chairman's Club — placing him in the Top 1% of REALTORS® across Canada — a distinction he has held without interruption since 2005. That track record isn't built on volume alone. It's built on honesty, patience, and an understanding that downsizing is about more than a transaction.
Whether you're ready to move now or simply exploring your options, Mark and his team will give you straightforward advice — even if that means telling you it's not the right time yet.
1,500+
Families Helped
Downsize
Top 1%
REALTORS® in
Canada Since 2005
55+
Years in the
Kelowna Community
100%
Focused on
Your Outcome
Section 02
Is It Time
To Downsize?
The decision to downsize is rarely made overnight. For most people, it's a gradual realization — a growing sense that the home no longer fits the life they want to live. If any of the situations below sound familiar, it may be worth having a conversation.
💰
Financial Considerations
Your housing costs — mortgage, taxes, utilities, maintenance — have risen above 30% of your income. A smaller property could meaningfully reduce your monthly expenses and free up capital for retirement, travel, or family.
🏠
Too Much Unused Space
Rooms sit empty. Closets are full of things you haven't touched in years. You're maintaining space you no longer use — and paying for it every month.
👨👩👧
Empty Nest
The kids have moved out and the home feels bigger than it needs to be. Many downsizers describe this phase as a natural turning point — an opportunity to reset for the next chapter.
🔧
Maintenance Overload
Keeping up with the yard, the repairs, the cleaning — it's become a part-time job. Downsizing to a smaller home or strata property can dramatically reduce the time and money spent on upkeep.
❤️
Health & Accessibility
Stairs are becoming more difficult. You'd prefer to be closer to medical services, family, or transit. Planning ahead means you choose on your terms — not in a rush.
✈️
Lifestyle Change
You want to travel more, spend less time maintaining a property, or move to a community with more social activity. A smaller home supports a bigger life.
If you've identified with even one of these, it may be time for a conversation. There's no obligation — just honest advice.
Call us at (250) 861-6002 or visit www.markjontz.com
Section 03
The Benefits
of Downsizing
Downsizing often means leaving behind a home full of memories. That's not a small thing. But for many of our clients, it also means stepping into a chapter of life that's lighter, freer, and better aligned with who they are now.
💵
Reduced Expenses
Lower mortgage payments, reduced property taxes, smaller utility bills, and less maintenance. Many downsizers free up $1,000–$2,000 per month — money that can go toward retirement, travel, or family.
⏰
More Time
Less home means less time spent cleaning, maintaining, and managing. Our clients regularly tell us that reclaiming that time was one of the most meaningful changes in their lives.
🌿
Simplified Lifestyle
Less space means less clutter and a more intentional way of living. Many people find that moving into a smaller, well-suited home brings a sense of calm they didn't expect.
📈
Access Your Equity
Your home has likely appreciated significantly over the years. Downsizing lets you unlock that equity — providing a financial cushion for retirement or for helping the next generation get started.
🏘️
Better Suited Home
Single-level living, proximity to family or amenities, a lock-and-leave lifestyle — your next home can be designed around how you actually want to live now, not how you lived 20 years ago.
🌄
The Okanagan Lifestyle
Kelowna offers an exceptional range of downsizing options — from lakeside condos to strata townhomes to adult communities. The lifestyle here is one of Canada's best.
Section 04
Your Downsizing
Roadmap
Every downsizing journey is different — but the milestones are consistent. Here's what the process typically looks like from first conversation to keys in hand on your new home.
Month 1–2
Explore Your Options
Meet with Mark's team. Review your current home's market value, your financial picture, and what your next home could look like. No pressure — this is the information-gathering stage.
Month 2–4
Declutter & Prepare
Start working through your belongings — room by room, at a manageable pace. This is the longest step for most people. Begin staging conversations and minor improvements if needed.
Month 3–5
List Your Home & Search for Your Next
With the right strategy in place, your home goes on the market. Simultaneously, we begin searching for your next property — coordinating timelines so the move is seamless.
Month 4–6
Accept an Offer & Purchase
We use the Home Safe Program to coordinate both transactions — protecting you from being caught between two properties. The paperwork is handled and dates are aligned.
Move Day
You're Home
The moving truck arrives, the keys change hands, and your next chapter begins. Our clients consistently tell us this day feels lighter than they expected — not a loss, but a beginning.
Section 05
Step 1 —
Decluttering
For most people, decluttering is the most emotionally and physically demanding part of downsizing — and the most important to start early. The key is to approach it systematically rather than all at once.
Start with larger items first. Work room by room, beginning with furniture, appliances, and bulky items. Then move to smaller spaces — closets, storage rooms, crawlspaces, and junk drawers. As spaces open up, the process becomes progressively more manageable.
Tip from our team
Commit to one room or one category per weekend. Trying to do everything at once leads to burnout. Small, consistent progress adds up faster than you'd expect.
The Four-Pile Sorting System is the most effective method we've seen across hundreds of downsizing moves. Every item gets placed into one of four categories:
Keep It
You use it regularly and it fits in your new space
Sell It
Still has value — Facebook Marketplace, estate sale, or consignment
Donate It
Good condition but you don't need it — give it a new home
Toss It
No longer useful or in poor condition — let it go
For sentimental items, involve your family early. Many clients find that offering meaningful pieces to children or grandchildren is one of the most rewarding parts of the process — and it ensures those items are genuinely appreciated.
"Downsizing isn't about getting rid of your life. It's about making room for the next part of it."
Section 06
What To Do With
Each Item
Use this guide when you're standing in front of something and not sure what to do with it. Pick the category that fits and move on — don't overthink it.
✓ Keep It
Used regularly, fits in new space, adds daily value.
Items to keep:
$ Sell It
Still has value — Facebook Marketplace, estate sale, consignment.
Items to sell:
♡ Give Away
Good condition, offer to family first — then donate to charity.
Items to give:
✗ Toss It
Broken, expired, or unusable. Let it go.
Items to toss:
Tip
When in doubt between Keep and Give, ask: if I were buying this today, would I pay money for it? If no — pass it on. Start with the larger items and work your way down.
Section 07
Step 2 — Budget
& Finances
Before you list your home or start shopping for your next property, it's essential to understand your complete financial picture. Downsizing should improve your financial situation — but only if you go in with clear numbers.
Start with your equity. Your home's current market value minus your mortgage balance is your starting point. From there, subtract the costs of selling (see Section 11 for a full breakdown) and you'll have a clear picture of what you'll net.
Key question to answer early
What do you want your monthly housing costs to look like after you downsize? Work backwards from that number. It'll help define your price range for your next home and clarify whether downsizing achieves your financial goals.
Build your full budget. Include every cost associated with the move — not just the sale and purchase prices. Common items people underestimate:
One-Time Moving Costs
Est. Amount
Moving company or truck rental Estate sale or junk removal New furniture / appliances
Monthly Cost Changes
Per Month
New mortgage payment (or none) Property taxes (new property)
Target monthly housing cost after downsizing:
Section 08
Choosing Your
Next Home
Your next home should be designed around how you want to live — not just how much square footage you're leaving behind. The Okanagan offers an exceptional range of options for downsizers, from lakeside condos in Kelowna to adult-oriented strata communities throughout the Central Okanagan.
Before you start touring properties, make a list of what matters most. Think about the next 5–10 years, not just today.
How close do you want to be to family?
What amenities do you need nearby? (groceries, healthcare, transit)
Is walkability important to you?
Do you want access to walking or cycling trails?
Is a sense of community or social atmosphere important?
Are you open to other Okanagan communities (West Kelowna, Lake Country, Peachland)?
What is your target price range?
Do you need single-level living or minimal stairs?
How much square footage do you actually need?
Do you want outdoor space, a patio, or a garden area?
Do you have pets that need to meet strata bylaws?
How much parking and storage is required?
Do you want space for visiting family or guests?
Kelowna Downsizing Options
Condos & Apartments
Lock-and-leave convenience, amenities included. Ideal for travelers.
Strata Townhomes
More space than a condo, less maintenance than a house.
Adult Communities
55+ communities with social programming and maintenance-free living.
My Top Priorities in a New Home
Section 09
Should I Buy
or Sell First?
This is the question we hear most often — and there's no single right answer. It depends on your financial situation, your timeline, and your comfort with risk. Here are the three options most of our clients consider:
Sell
First
Sell your current home first and rent until you purchase your next property. You'll know exactly how much you have to spend and won't be carrying two mortgages.
✓ Know your exact budget
✓ No double mortgage risk
✗ May need to rent temporarily
✗ Two moves instead of one
Buy
First
Find and purchase your new home before listing your current one. You move once and avoid temporary housing — but you carry two properties until the first sells.
✓ Move once, no rental
✓ Take time to find the right home
✗ Carrying two mortgages
✗ Pressure to sell quickly
Line
Both Up
Use the Home Safe Program to coordinate both transactions simultaneously. The right clauses in your contracts protect you from being caught between two properties.
✓ Move once, seamlessly
✓ Protected by contract conditions
✓ Most common successful approach
Mark's Perspective
In most cases, we recommend lining up both transactions simultaneously using the Home Safe Program. With the right conditions in place, the risk is managed — and our clients typically move directly from one home to the next without a single night in temporary housing. We've done this hundreds of times.
Section 10
The Home Safe
Program
How we coordinate the sale of your home with the purchase of your next one — so you move once, seamlessly, with no gaps and no financial risk.
No Double Mortgage
No Temporary Housing
No Obligation to Sell
Step One
List Your Home — With Your Protection Clause
We determine your home's market value and put it on the market. Once we receive an offer, we negotiate to include a key contract condition: "Subject to Finding Another Suitable Property." This means the sale of your home is only completed if you successfully find your next property within a set timeframe — typically 30, 60, or 90 days. If you don't find the right home, you are under no obligation to sell.
Step Two
Lock In Your Numbers
With a conditional offer accepted on your current home, you now know exactly what price you're selling for and when closing occurs. That certainty is everything — it sets your buying budget precisely, so you can search for your next home knowing exactly what you can spend. No guessing based on an estimated value.
Step Three
Make Your Move — Once, Seamlessly
Now you make an offer on your next home, with a condition that your current home's sale completes first. Both transactions run in parallel. On closing day, you hand over the keys to your old home and receive the keys to your new one. One move. No rental. No overlap. Hundreds of our clients have done exactly this.
Want to understand how this works for your situation?
Call Mark directly — no obligation, no pressure.
(250) 861-6002
info@markjontz.com
Section 11
Costs of Selling
& Buying
Understanding the full cost picture before you begin ensures there are no surprises at closing. Below is a complete overview of the costs typically associated with both sides of a downsizing transaction in British Columbia.
Real Estate Commission
Negotiable, est. 3%
Lawyer / Legal Fees
~$1,500
Mortgage Discharge Fee
Varies by lender
Mortgage Prepayment Penalty
If breaking term early
Outstanding Property Taxes
Prorated to closing date
Moving Expenses
$2,000–$8,000+
Property Transfer Tax (BC)
1%–5% (see below)
Lawyer / Legal Fees
~$2,000–$2,500
Home Inspection
$400–$1,000
Property Tax Adjustments
Prorated to closing date
GST (New Builds Only)
5% of purchase price
Property Transfer Tax (BC): 1% on the first $200,000 · 2% between $200,000–$2,000,000 · 3% between $2,000,000–$3,000,000 · 5% on the portion over $3,000,000.
Capital Gains Tax: If you have lived in the property as your principal residence, you are generally exempt. If you are selling a non-principal residence (investment or rental property), capital gains tax applies to the increase in value.
Strata / HOA Fees: If you are purchasing a strata property (condo or townhome), factor in monthly strata fees — these vary widely and affect your total monthly cost of living.
Section 12
Net Proceeds
Worksheet
Use this worksheet to estimate what you will walk away with after selling your home. Fill in the numbers as you go — your agent can help you estimate any figures you are unsure of.
Estimated Market Value of Your Home
$
Less: Mortgage Balance Remaining
$
Mortgage Discharge / Prepayment Penalty
$
Repairs & Renovations Before Listing
$
Removing Liens or Charges on Title
$
Your Net Proceeds
Total Equity − Total Expenses =
Need Help With the Numbers?
Our team will prepare a personalized net proceeds estimate for your home at no charge. Call us at (250) 861-6002 or email info@markjontz.com to get started.
Section 13
What Our
Clients Say
Over 1,500 Okanagan families have trusted Mark Jontz and Associates to guide them through the downsizing process. Here's what some of them had to say.
All client information is kept strictly confidential. Names are abbreviated at clients' request.
"
We were nervous about the whole process — we'd lived in our home for 32 years. Mark and his team made it feel manageable from the very first conversation. We moved into our new condo and haven't looked back.
— Robert & Carol M.
Kelowna, BC
"
We sold and bought at the same time and the whole thing went off without a single issue. Mark explained every step, was always available, and got us more than we expected on our home. Highly recommend.
— David & Lynn T.
West Kelowna, BC
"
What I appreciated most was the honesty. Mark told us exactly what to expect and never oversold the situation. When it came time to make decisions, we felt informed and confident.
— Margaret F.
Lake Country, BC
"
The decluttering guide alone was worth calling. After 40 years in the same house, we had no idea where to start. Mark's team walked us through everything.
— Jim & Sandra K.
Kelowna, BC
Ready to start your own downsizing story?
(250) 861-6002
info@markjontz.com · www.markjontz.com
Ready to start your
next chapter?
Whether you're ready to move now or just beginning to explore your options, our team is here to help — with no pressure and no obligation. Just honest advice from people who have done this over 1,500 times.
Call or Email Us Today — It's Free
#201 – 1767 Harvey Ave · Kelowna, BC V1Y 6G4
All conversations are strictly confidential. Your information is never shared.
Mark Jontz and Associates
Royal LePage Kelowna · Kelowna's Downsizing Specialists