Upsizing Your Home: What to Know Before Making the Move

Upsizing is one of the most common moves homeowners make — and also one of the most stressful if it’s not planned properly. Whether you need more space for a growing family, a better layout, or a different location, moving up comes with financial, timing, and lifestyle decisions that matter more than just square footage.

This guide breaks down everything you should consider before upsizing, so you can make a confident decision without surprises.

What Does “Upsizing” Really Mean?

Upsizing doesn’t always mean buying the biggest house you can afford.

For some people, it means:

• More bedrooms or bathrooms
  
  
• A better layout for family life
  
  
• A home office or finished basement
  
  
• Moving from a townhouse to a detached home
  
  
• Trading lot size for location (or vice versa)
  
  

The key is understanding what problem you’re trying to solve — not just buying more house for the sake of it.

Signs It Might Be Time to Upsize

You may want to consider upsizing if:

• Your current home no longer fits your family’s needs
  
  
• You’re constantly compromising on space or layout
  
  
• Working from home has changed how you use your house
  
  
• You plan to stay in the next home long-term
  
  
• You have enough equity to move without stretching uncomfortably
  
  

Upsizing should improve your quality of life, not just your mortgage.

How Equity Plays a Role

Most people upsize by using the equity in their current home.

Equity is the difference between:

• What your home is worth today
  
  
• What you still owe on your mortgage
  
  

That equity can be used toward:

• The down payment on the next home
  
  
• Closing costs
  
  
• Reducing the size of your new mortgage
  
  

Before upsizing, it’s important to understand what your current home could realistically sell for — not just what online estimates suggest.

Buy First or Sell First When Upsizing?

This is one of the biggest decisions upsizers face, and there’s no one-size-fits-all answer.

Some people prefer to:

• Buy first to avoid feeling rushed
  
  
• Sell first to remove financial risk
  
  

This decision depends on:

• Your comfort level carrying two homes temporarily
  
  
• Market conditions
  
  
• How specific your next home needs to be
  
  

We’ll cover this topic in detail in a separate blog, but it’s something that should be planned early — not decided last minute.

Understanding Bridge Financing

If you buy your next home before selling your current one, bridge financing may be required.

In simple terms, bridge financing:

• Temporarily “bridges” the gap between buying and selling
  
  
• Allows you to use your equity before your sale closes
  
  
• Is short-term and interest-only
  
  

It can be a helpful tool, but it needs to be structured properly with your lender so there are no surprises.

Monthly Costs Often Increase More Than Expected

When upsizing, buyers often focus on the purchase price but forget about ongoing costs.

These can include:

• Higher property taxes
  
  
• Increased utility bills
  
  
• More maintenance
  
  
• Higher insurance costs
  
  

A smart upsizing decision considers what feels comfortable month to month, not just what the bank approves.

What to Prioritize in Your Next Home

When moving up, it’s easy to get distracted by finishes and features.

Instead, prioritize:

• Layout and functionality
  
  
• Location and commute
  
  
• School zones (if applicable)
  
  
• Long-term livability
  
  
• Resale potential
  
  

Cosmetic features can be changed later. Layout and location cannot.

Timing the Move Properly

Upsizing works best when there’s a clear plan for:

• When to list your current home
  
  
• When to start viewing properties
  
  
• How flexible you need to be with closing dates
  
  

A coordinated plan reduces stress and prevents rushed decisions — especially in competitive or shifting markets.

Final Thoughts

Upsizing should feel like a step forward, not a financial or emotional stretch.

The right move is one where:

• Your lifestyle improves
  
  
• Your finances stay comfortable
  
  
• You’re confident in the timing and plan
  
  

If you’re thinking about upsizing, the first step isn’t house shopping — it’s understanding your options clearly so you can move with confidence.