Moving Within the South Shore
Downsizing Duxbury → Hanover condo, or upsizing Abington → Norwell—how to sequence sell/buy without stress
A lot of our clients aren’t leaving the South Shore—they’re right-sizing within it. Maybe you’re downsizing from a Duxbury colonial near the beach to a Hanover condo with less upkeep. Or you’re growing out of an Abington cape and eyeing a Norwell four-bed with a bigger yard. Either way, the question is the same: How do we sell and buy—cleanly, calmly, and on budget? Here’s the playbook we use every week.
Step 1: Know Your Levers (So You Don’t Get Stuck)
You’ve got four main ways to sequence:
Sell first, then buy.
Pros: Clear budget; strongest offer on your purchase (no home-sale contingency).
Cons: You may need temporary housing, storage, or a rent-back from your buyer.
Buy first, then sell.
Pros: Seamless move, no interim housing.
Cons: Requires carrying costs and cash. Consider a bridge loan, HELOC, or 401(k) loan (talk to your advisor first).
Buy contingent on selling.
Pros: Less financial juggling.
Cons: Weakens your offer in competitive towns (e.g., Norwell). We’ll offset with price, flexible timelines, or larger deposits.
Sell with a rent-back (post-occupancy).
Pros: You close, unlock equity, stay 30–60 days while you close on the new place.
Cons: Not every lender/buyer allows the max period; we’ll structure terms early.
Our rule: Decide the lever before you list. The rest of the plan flows from that choice.
Step 2: Prep the “Sell” Like a Pro
30-day spruce: Paint touch-ups, lighting swaps, mulch and prune, deep clean.
Documents: Pull permits/receipts for roof, HVAC, septic (Title V!), windows—buyers pay more when they trust the house.
Photos & floor plan: Launch with pro photography and a measured floor plan. Fall and winter listings in Duxbury/Abington still fly if they look dialed in online.
Downsizing tip (Duxbury → Hanover): Pre-sort closets and garage now; condos scrutinize storage. Donate, digitize, and measure your furniture against typical Hanover condo rooms—we’ll help you plan what fits.
Upsizing tip (Abington → Norwell): If you’ll need cash for the down payment, talk with a lender about HELOC vs. bridge well in advance. We can time your closing credits and rent-back to protect your move-in date.
Step 3: Price & Timing by Micro-Market
Duxbury sellers: Water-proximate homes and move-in–ready colonials move quickly if priced to the last 30–60 days. Don’t reach for last spring’s highs without proof.
Abington sellers: Position as the move-up starter—highlight systems, yard, and work-from-home spaces.
Hanover condos: Inventory can be tight; be ready to write a clean offer (fewer contingencies, flexible close).
Norwell single-families: Competition is steady. Pre-underwritten approval and a short inspection window (major items only) often beats a higher price.
Step 4: Build Your Timeline (Sample)
T–60 days: Pre-list walkthrough; punch list; lender call about HELOC/bridge; staging plan.
T–30: Photography, floor plan, disclosures, Title V scheduled (if needed).
List Week: Go live Wednesday; first showings Thursday at golden hour; open houses Sat/Sun; offer review Sunday night.
Under Agreement: Negotiate rent-back (if selling first) or coordinate closing dates to avoid a hotel week.
Purchase Offer: Write clean; consider a 2-1 buydown (seller credit that lowers your first two years’ payments).
Close + Move: Hire movers early; reserve storage if needed; transfer utilities; line up cleaners at both homes.
Finance & Tax Notes (Talk to Your Pros)
Primary home sale exclusion: Many sellers can exclude up to $250k (single) / $500k (married) of gain if they’ve lived in the home 2 of the last 5 years.
Bridge/HELOC math: We’ll coordinate with your lender to ensure monthly payments fit your comfort zone during overlap.
Condo considerations: Review HOA reserves, special assessments, pet policies, and rental rules before you fall in love.
Stress-Reducers We Use All the Time
Pre-inspection or repair receipts to prevent re-negotiations.
Seller credits instead of price cuts to widen your buyer pool.
Rent-back addendum to align closings.
Moving-day checklist (locks, keys, thermostats, water shut-offs, garage remotes).
“Plan B” lodging (just in case)—we keep a vetted list.
Bottom Line
Whether you’re trading a Duxbury beach day for Hanover convenience—or stretching into Norwell schools and yards from Abington—sequencing is everything. Choose your lever, prep smart, price to the micro-market, and make your financing options work for you. The Depend on Dakota Team does this every week across the South Shore; we’ll quarterback the timeline, line up pros, and negotiate the terms that keep you calm from first showing to final key handoff.
Thinking about a move within the South Shore? Let’s map it out in 20 minutes—no pressure, just a clear plan.
