Moving Up, Downsizing, or Relocating in Greater Philadelphia? How to Choose the Right Next Move
If you are thinking about moving up, downsizing, or relocating in or around Greater Philadelphia, you are probably wrestling with more than just numbers. You might be wondering if now is the right time, whether you will regret leaving your current home, and how to make a smart move in a market that is still competitive but shifting.
I am Shaina McAndrews, a Realtor and Team Leader with eXp Realty. I work with move up buyers, downsizers, and relocating clients across Montgomery County, Philadelphia, and the surrounding counties, helping them make decisions that fit their real lives—not just the headlines.
Different Life Scenarios, Different Needs
There is no one “right” next move. The best choice depends on what season of life you are in.
Some common scenarios I see:
Growing families needing more space, better layouts, or different school options.
Empty nesters realizing they do not need (or want to maintain) as much house or yard.
Relocations into or out of the region for work, family, or lifestyle reasons.
People who want to be closer to grandkids, aging parents, or a different daily routine.
In a region where demand is strong and inventory is still relatively tight, many households are “stuck” in homes that no longer fit because they are unsure how to move without creating more stress. That is where planning and honest conversations matter.
How to Think Through Timing
Timing your move is part market, part life. From a market standpoint, Greater Philadelphia is projected to remain one of the nation’s more competitive and stable housing markets in 2026, with modest price growth and continued buyer demand, especially in desirable suburbs and transit rich areas.
From a life standpoint, ask yourself:
Is your current home adding stress or supporting your life.
Are you delaying important life changes (like being closer to family or work) out of fear of the process.
Would staying put for another two to five years help your goals—or just postpone what you already know you want.
Sometimes the “right” time is less about catching the perfect market wave and more about aligning your housing with your actual life.
Finances, Equity, and Affordability
Before making a move, it helps to understand:
How much equity you have in your current home.
What homes in your target areas and lifestyle categories (larger suburbs, 55 plus communities, city condos, etc.) are currently selling for.
What your monthly payment and total housing cost would look like after you move.
In 2026, home prices in many Philadelphia suburbs, including Montgomery County, remain elevated but are growing at a slower, more sustainable pace, with forecasted annual appreciation often in the low single digits. Moving up may require a higher payment, while downsizing might free up equity but not always dramatically reduce monthly costs—depending on taxes, HOA fees, and location.
We can look at your numbers together so you are choosing with clarity instead of guessing.
Lifestyle and Daily Routines
Beyond money and timing, your next move should support your day to day life. Ask yourself:
How much do commute, traffic, and access to transit matter now.
Do you want walkability, quiet, proximity to hobbies, or a mix.
Are stairs, yard work, or home maintenance getting harder or less appealing.
In a region where many people are moving from city to suburbs or from larger homes to more manageable options, the most satisfied clients are the ones who chose based on how they want their days to feel, not just the size of the house.
“What Should My Next Move Be?” A Simple Framework
When clients feel stuck, we walk through a simple framework.
Clarify your “why.”
Is it space, location, stairs, schools, community, or something else driving this.Define your non negotiables.
That might be a first floor bedroom, a shorter commute, or being within a certain distance of family.Explore a few clear scenarios.
For example:
Move up to a larger home in a nearby suburb.
Downsize to a smaller home or townhome in the same area.
Relocate to a different part of the region or out of state.
Compare the impact.
Look at each scenario in terms of monthly cost, maintenance, commute, and how your life would feel week to week.Decide what you want your life to look like in the next five to ten years—and which scenario supports that best.
Let Us Plan Your Next Move Together
If you are thinking about moving up, downsizing, or relocating, but you are not sure which direction is best, we can talk through your options in a calm, structured way.
You can book a strategy session here:
https://calendly.com/agentshainamc/greater-philadelphia-home-seller-consultation
We will look at your current home, your goals, and what the 2026 Greater Philadelphia market means for you specifically, so your next move feels like a step toward the life you want—not just a reaction to the market.
