The kids have moved out. The yard that used to be a soccer field is now just a lot of mowing. Half the bedrooms are storage, the stairs feel steeper every year, and the heating bill doesn’t care that only two of you live there now. If that sounds familiar, you’re not alone. Downsizing in Kamloops is one of the most common conversations I have with long-time homeowners, and fall is when a lot of those conversations start.
This guide walks through what downsizing actually looks like in Kamloops in 2026: what the market numbers say, where people are moving, how the money works, and the practical steps that make the move far less stressful. Whether you’re planning to move this winter or just starting to think about the next five years, this is the information I’d want you to have before you make any decisions.
Why Downsizing in Kamloops Makes Sense Right Now
The Kamloops market has been steady rather than dramatic this year, and for downsizers, steady is good. According to the Association of Interior REALTORS® figures reported by CFJC Today, 217 residential units sold in the Kamloops and District region in August 2026, almost identical to August 2025 (down just 1.4%). Active listings sat at 1,406, down 5.3% year-over-year, and new listings were down 12%. AIR President Ryan Mayne described the relationship between inventory and demand as balanced.
Here’s what the August 2026 benchmark prices looked like:
- Single-family home: $669,100
- Townhouse: $508,400 (down 2.5% year-over-year)
- Condo/apartment: $375,900 (down 1.1% year-over-year)
Those numbers matter because downsizing is really about the gap between what you sell and what you buy. On benchmark figures alone, moving from a typical single-family home to a typical townhouse frees up roughly $160,700 in equity. Moving to a typical condo frees up roughly $293,200. Your actual numbers will depend on your home, its condition and its neighbourhood, but that gap is what funds retirement, travel, helping the kids, or simply a bigger cushion.
There’s also a timing advantage. With new listings down 12% year-over-year, well-prepared single-family homes face less competition than they would in a flooded market. At the same time, softer townhouse and condo prices mean you’re not overpaying on the buy side. When both sides of your move are working in your favour, it’s worth paying attention.
Signs It Might Be Time to Downsize
There’s no right age to downsize. I’ve helped people do it in their early fifties and in their late eighties. Usually, it comes down to a few honest questions:
- Are you heating, cleaning and insuring rooms you rarely use?
- Is maintenance becoming a chore (roof, gutters, yard, snow clearing, the hill on your driveway in January)?
- Are stairs becoming a concern now, or will they be in five years?
- Would you rather lock the door and travel for a few months without worrying about the house?
- Is a lot of your net worth tied up in your home while your monthly cash flow feels tight?
- Do you want to be closer to family, health services, or walkable amenities?
If you answered yes to two or three of these, it’s worth at least running the numbers. Knowing your options doesn’t commit you to anything.
Where Kamloops Downsizers Are Moving
Every move is personal, but a few patterns show up again and again in this city.
Townhouses in Aberdeen and Sahali
For many people coming out of a family home on the hillside, a townhouse in Aberdeen or Sahali is the natural next step. You stay close to Aberdeen Mall, Royal Inland Hospital access, groceries and familiar routes, but trade the yard work for a strata that handles the exterior. Look for rancher-style or main-floor-primary layouts if stairs are a concern down the road.
Level-Entry Homes in Westsyde and Brocklehurst
Not everyone wants strata living. If you’d still like your own small yard and garage, flatter neighbourhoods like Westsyde and Brocklehurst offer rancher-style homes on manageable lots. Brocklehurst puts you close to North Shore shopping and the Tournament Capital Centre, and Westsyde offers a quieter, river-side feel.
Condos Downtown and on the North Shore
For true lock-and-leave living, a downtown or North Shore condo delivers walkability to restaurants, Riverside Park, the Sandman Centre and services. Elevator buildings with secure parking and storage lockers are the most in-demand features I see with downsizers.
Staying Put, but Smaller, in Your Own Neighbourhood
Some of my happiest downsizing clients never left their area. People in Juniper Ridge, Valleyview or Tobiano often look for a smaller home or a townhouse nearby so they keep their friends, their routines and their view. It’s worth asking your agent to watch for those quiet opportunities.
You can browse what’s currently available on my Kamloops listings page.
The Money Side: What Downsizers Should Know in 2026
Your Principal Residence and Capital Gains
For most Canadians, the sale of a home that has been your principal residence for every year you owned it is sheltered from capital gains tax through the principal residence exemption. You still need to report the sale on your tax return. If you rented part of the home, ran a business from it, or owned another property you might designate instead, get advice from an accountant before you list.
BC Property Tax Deferment Changed in 2026
Many older homeowners stay in a larger home longer by deferring property taxes. That program changed this year. As outlined by the Office of the Seniors Advocate, taxes deferred from 2026 onward now accrue compound interest at prime plus 2%, instead of the much cheaper simple interest used under the old rules. Balances from 2025 and earlier keep the previous terms.
Deferment can still be a useful tool, but staying in an oversized home on deferred taxes is now more expensive than it used to be. If deferment is part of your plan, compare the true long-term cost against the equity you’d unlock by downsizing.
Watch the Speculation and Vacancy Tax if You Keep Two Homes
Kamloops is one of the communities covered by BC’s speculation and vacancy tax. If you buy your new place before selling the old one, and the old home sits empty for long, you’ll want to understand your declaration obligations and possible exemptions. Starting in 2026, the rate for Canadian citizens and permanent residents on homes that don’t qualify for an exemption rose to 1%. Most people moving within the city will be fine, but it’s worth confirming with the Province or your accountant if there’s a long overlap.
Strata Fees Are Part of the Math
A townhouse or condo may cost less to buy, but monthly strata fees replace some of the costs you used to pay directly (exterior maintenance, landscaping, snow removal, building insurance). Before you write an offer, I always recommend reviewing:
- The strata’s depreciation report and contingency reserve fund balance
- At least two years of strata council minutes
- Any upcoming or recent special levies
- Bylaws on pets, rentals, age restrictions and parking
A well-run strata with a healthy reserve is worth paying a bit more for. A cheap unit in a building facing a big roof or envelope bill is not a bargain.
Kamloops Is Planning for Exactly This Kind of Move
You’re part of a bigger trend. The City of Kamloops’ 2024 Housing Needs Report projects a 20-year need of roughly 4,089 homes for senior-led households, and specifically calls out accessible, ground-oriented units and the flexibility to downsize. The Province has also been adding seniors-focused rental housing locally, including new homes on Campbell Avenue and Tranquille Road, as described in this BC Housing announcement. More supply for downsizers means more choice, both for owners and for those who would rather rent for a few years.
A Step-by-Step Downsizing Plan
1. Start With a Conversation, Not a Listing
Talk about what you want your next five to ten years to look like. Travel? Grandkids nearby? Less driving? Write down your must-haves (main-floor bedroom, garage, pet-friendly) and your nice-to-haves.
2. Get a Realistic Value for Your Current Home
Online estimates can be off by a wide margin, especially on older or renovated homes. A proper comparative market analysis based on recent Kamloops sales tells you what you’re actually working with.
3. Decide: Buy First, Sell First, or Sell With a Long Closing
- Sell first: you know exactly what you have to spend, but you may need short-term housing.
- Buy first: you secure the right place, but carry two homes (and possibly a bridge loan) for a while.
- Sell with a long or flexible closing: often the sweet spot, giving you time to find your next place without carrying two properties.
4. Declutter in Stages
Decades of belongings don’t sort themselves in a weekend. Start with the rooms you use least (basement, garage, spare bedrooms) at least two to three months before listing. Offer family members their keepsakes early, then sell, donate or recycle the rest. Measuring your new space before you decide what furniture comes with you saves a lot of heartache on moving day.
5. Prepare the House to Sell
Long-time owners often have homes that are well loved but dated. You don’t need a full renovation. Focus on fresh neutral paint, deep cleaning, decluttering, minor repairs and curb appeal. These typically return far more than they cost.
6. Line Up Your Team
A good downsizing move usually involves your REALTOR®, a mortgage professional if you’re financing, a notary or lawyer, and an accountant or financial planner. Many families also bring in a professional organizer or senior move manager. I’m happy to share local names I trust.
Common Downsizing Mistakes to Avoid
- Underestimating strata fees or skipping the strata document review.
- Buying too small. You still want room for visitors, hobbies and the furniture you love.
- Ignoring future mobility. A third-floor walk-up may be fine today, and not in ten years.
- Waiting until a health event forces the move. Downsizing on your own timeline is far less stressful.
- Pricing your home on memories rather than market data. A home that’s priced right sells faster and often for more.
Ready to Talk About Your Next Move?
Downsizing is as much an emotional decision as a financial one, and there’s no rush. If you’re even thinking about it, let’s sit down and look at your options with no pressure and no obligation. I’ll show you what your home is likely worth in today’s Kamloops market, what you could buy in the neighbourhoods you love, and how much equity you could free up along the way.
Book your free downsizing consultation with Kevin Wood Real Estate today.
The above references an opinion and is for informational purposes only. It is not intended to be financial, legal, or tax advice. Consult the appropriate professionals for advice regarding your individual needs.
Sources
- CFJC Today: August a slow cooker for the Kamloops real estate market (Sept. 4, 2026)
- Association of Interior REALTORS®
- Radio NL: Kamloops real estate shows spring momentum (April 2026)
- Office of the Seniors Advocate BC: Update on B.C.’s Property Tax Deferment Program
- Province of British Columbia: Speculation and Vacancy Tax
- City of Kamloops: 2024 Housing Needs Report
- BC Housing: Adding more housing options for seniors, families in Kamloops
