The Real Cost of Waiting to Downsize in Marysville, Ohio

By Jim West | June 15, 2026

If you've been telling yourself you'll think about downsizing later — when the timing is better, when the market cooperates, when life settles down a little — this post is for you.

I've had this conversation in living rooms across Marysville and Union County for over 20 years. The homeowners who come out ahead aren't the ones who waited for the perfect moment. They're the ones who understood exactly what waiting was costing them, made a clear-eyed decision, and moved on their own terms.

There are three costs most people never factor in. Once you see them, the question shifts from when should I sell? to what is staying actually costing me?

Hidden Cost #1: Your Home's Maintenance Clock Is Running

A home doesn't stand still while you're deciding. It ages.

The roof with five good years left today has four good years left next year. Your HVAC system, water heater, and deck all have a clock on them. When those systems reach the end of their life, you face two choices: pay to repair them before you sell, or accept a reduced offer from a buyer who factors the replacement cost into their number.

I've sat across from Union County sellers who waited two or three years longer than they should have. In that window, they spent $15,000 to $25,000 on repairs a buyer required before closing. That money didn't add value — it just got them back to where they already were when they could have sold.

Watch Jim break down the maintenance clock at 0:56 →

This isn't an argument for selling tomorrow. It's an argument for being honest about what the next two or three years of ownership will actually cost you in real dollars — and putting that number in your decision.

If you're weighing whether to repair before listing or sell as-is, the As-Is vs. Repair guide for Marysville sellers walks through exactly how to think about that tradeoff for your specific situation.

Hidden Cost #2: Your Equity Is Sitting Idle

Your home equity is a financial asset — and right now, for many Marysville homeowners who have been in their homes for 15 or 20 years, it's a substantial one.

That equity could meaningfully change what retirement looks like. Every year you stay in a home that no longer fits your life is a year that equity isn't working for you. It's not generating income. It's not funding the next chapter. It's sitting in square footage you're not fully using.

According to the National Association of REALTORS®, long-term homeowners — particularly those who have been in their homes 10 or more years — hold some of the highest equity positions in the market. Most have never actually run the number.

Watch the dormant equity discussion at 2:10 →

I'm not saying sell immediately. What I am saying is this: be honest about what that equity could do for you, and factor that into your timing decision. Once homeowners actually run that number, the conversation changes every time.

Curious what your Marysville home is worth right now? I offer a free, no-obligation home value consultation — we look at your current market value, talk through your timeline, and figure out what a smart move actually looks like for your situation. Request your free home value →

Hidden Cost #3: Moving Gets Harder Over Time

This one is the most personal, and I'll say it directly and with respect.

Moving takes real physical and mental energy. Packing, sorting, deciding what comes with you and what doesn't — the process is easier at 63 than it is at 71. It's easier at 68 than at 75.

I've helped sellers in Union County who waited longer than they planned because life got in the way. By the time they were ready, the process was significantly harder than it needed to be. Not impossible — but harder. And more than a few ended up moving under pressure rather than on their own terms.

Watch the physical reality discussion at 3:10 →

The sellers who give themselves plenty of lead time — who start the conversation early, move at a thoughtful pace, and make the decision before circumstances make it for them — have a fundamentally different experience. Planning a move on your terms is always better than being forced into one.

Does Seasonality Actually Matter for Marysville Sellers?

The question I hear every week: "Should I wait for spring?"

Seasonally, spring is still the strongest selling season in Marysville and across Union County — more buyers, more activity, more competition for well-priced homes. But here's what 20 years in this market has actually shown me: a well-prepared home in the right price range sells in every season.

Fall and winter buyers are serious. They're not browsing — they need to move. With less competition from other sellers in those months, your home often gets more focused attention, not less. Redfin's national research on seasonal selling trends confirms that motivated buyers exist year-round; seasonality affects volume, not seriousness.

The more important question isn't what month you list. It's whether market conditions favor sellers. In Union County right now, inventory remains limited and buyer demand is steady. That combination doesn't last forever — no market condition does.

Watch the seasonality breakdown at 4:16 →

For the full seasonal data: When Is the Best Time to Sell a Home in Marysville, Ohio?

What a Smarter Downsizing Timeline Looks Like

The homeowners I work with who have the best outcomes aren't the ones who moved the fastest or waited the longest. They're the ones who made the decision with a complete picture — not just the costs of selling, but the costs of staying.

That picture includes three things:

• A real maintenance projection — not a vague estimate, but actual repair projections for your specific home over the next two to three years
• A real equity number — what your proceeds could look like if you moved in the next 12 months, based on current Union County market data from the Columbus REALTORS® MLS
• A realistic timeline — one that accounts for what you actually want your next chapter to look like, and whether current market conditions will still be there when you're ready

That's exactly the conversation I have in my free home value consultations. We don't just look at your market value — we look at your situation, your timeline, and what a move that makes sense for you would actually look like.

For a deeper look at the selling process from start to finish: Marysville Seller Playbook →

Frequently Asked Questions

Is now a good time to downsize and sell a home in Marysville, Ohio?

For most long-term homeowners in Marysville and Union County, current market conditions favor sellers. Inventory remains low relative to buyer demand, which supports strong list-to-sale ratios and reasonable days on market. Whether "now" is the right time for your specific situation depends on your equity position, maintenance costs, and personal timeline — all of which a free home value consultation can help clarify.

How much does waiting to sell actually cost a Marysville homeowner?

The real cost of waiting typically comes from three sources: deferred maintenance expenses (often $15,000–$25,000 over two to three years), idle equity that isn't generating returns, and a harder moving process as years pass. The total cost of a two- to three-year delay is often larger than sellers expect when they finally run the numbers.

What is the best time of year to sell a home in Union County, Ohio?

Spring historically produces the most buyer activity in Union County, but well-priced, well-prepared homes sell in every season. Fall and winter buyers tend to be more motivated, which can offset the lower volume. The more important factor is overall market conditions — specifically inventory levels and buyer demand — which can shift regardless of the time of year.

Ready to Run the Numbers?

The information in this post costs you nothing. Waiting might.

If you're ready to have that conversation, call or text me at (614) 507-5732 or schedule a free consultation at jimwestteam.com/get-my-homes-value. I've been helping Marysville and Union County homeowners think through decisions like this for over 20 years. I'd be glad to help you think through yours, too.