Thinking about trading yard work for a lock-and-leave lifestyle in Cherry Hills III? If you are an empty nester or helping a loved one downsize, you want a plan that is clear, efficient, and respectful of your time. This guide gives you a realistic timeline, vendor roadmap, and right-sizing tips tailored to Greenwood Village so your move feels organized from day one. Let’s dive in.
Why Cherry Hills III works for downsizers
Cherry Hills III sits in Greenwood Village, an affluent south-metro community near the Denver Tech Center. You are close to medical providers, grocery options, fitness, and retail while staying within an easy drive of central Denver. That convenience is a key benefit when you want low-maintenance living without sacrificing access to services.
Most condo and townhome communities here have HOAs that handle exterior maintenance, landscaping, and snow removal. That structure supports a true lock-and-leave lifestyle. Before you commit, confirm monthly dues, what they cover, reserve fund health, and rules for pets, guests, and rentals. Request Cherry Hills III’s governing documents early in your search so there are no surprises.
Your step-by-step plan
Phase A: Decide and plan (9–12 months out)
Start with the big picture. Define your goals, budget, target layout, accessibility needs, and a realistic move window. If you are acting as a fiduciary, gather documents like POA, trustee information, and beneficiary contact details. Hire a local realtor who understands downsizing and HOA living, and request Cherry Hills III’s CC&Rs, bylaws, budget, reserve study, and recent meeting minutes.
Phase B: Inventory, appraisal, and declutter (6–9 months out)
Document what you own, room by room. Photograph higher-value items and arrange appraisals for art, jewelry, or antiques if needed. Sort items into keep, sell, donate, or store, and use a simple color-tag system to stay organized. If you prefer hands-on help, book a senior move manager or professional organizer for pacing, sorting, and vendor coordination.
Phase C: Prep to sell, market, and stage (3–6 months out)
Complete essential repairs and deep cleaning. A professional stager and photographer can elevate your listing, which often reduces days on market and improves perceived value. Disclose known property issues and HOA documents as required by Colorado rules. Your agent should guide timing, pricing, and marketing so sale and move dates align smoothly.
Phase D: Close, pack, and move (1–2 months out)
Reserve your moving company and confirm building logistics. For HOAs, you may need elevator reservations, loading zone times, and protective padding for common areas. Schedule estate sale or consignment pickups to finish before move-out, then arrange donation and junk-haul services. Forward utilities, update your DMV and voter registration, and set up mail forwarding.
Phase E: Settle in and follow up (0–6 months after)
Check delivered items against your inventory and update insurance. Meet HOA and property management contacts to learn amenity access, trash schedules, and security protocols. Transfer memberships and cancel old auto-payments. Take time to arrange furniture and storage so your new home supports easy living from day one.
Build your vendor team
Who you may need
- Real estate agent experienced with condos and HOAs
- Stager or home stylist, plus professional photographer
- Moving company with high-rise or HOA experience
- Senior move manager or professional organizer
- Estate-sale company, consignment, or auction house
- Appraiser for fine art, jewelry, or antiques
- Donation pickup and junk-haul services
- Cleaners, handyperson, or repair contractors
- HOA or property manager contact for building logistics
How to choose vendors
- Verify licensing and insurance, including mover cargo and liability coverage.
- Ask for recent references and review local ratings or complaints.
- Get itemized written estimates, scopes, and cancellation terms.
- Confirm background checks for on-site teams, especially for estate sales and packers.
- For estate sales, request a contract that spells out commission and unsold-item handling.
When to book
- Realtor: 9–12 months out
- Senior move manager: 3–6 months out
- Stager: 6–8 weeks before listing
- Photographer: 1–2 weeks after staging
- Estate sale: 4–8 weeks before move-out
- Movers: 4–6 weeks ahead, longer in peak seasons
What it may cost
- Staging consult: about $150 to $600; full staging often $1,500 to $6,000 or more, depending on scope
- Organizer or senior move manager: about $50 to $150 per hour, or a project fee
- Local move for a smaller condo: about $500 to $2,000, depending on volume and access
- Long-distance moves: typically $2,000 and up, based on distance and volume
- Estate-sale commission: often 25 to 50 percent of gross sales
- Appraisals: about $150 to $500 per item, or an estate flat fee
Right-size for lock-and-leave living
Space planning and furniture
Measure your target unit, including doorways, elevators, and hallways. Keep the essentials, then add multifunctional pieces like storage ottomans and nesting tables. Use a must-have versus negotiable list, and pack one room at a time to avoid overwhelm.
Storage and building policies
Plan for seasonal gear like ski boots and heavy coats, which are common in Denver-area winters. Confirm Cherry Hills III’s rules for storage lockers, garage or parking allocations, and any limits on in-unit or balcony storage. Use off-site, climate-controlled storage only for items you will use infrequently.
Maintenance and services
Ask what your HOA dues include, such as exterior maintenance, snow removal, trash, water, building insurance, and reserves. That information affects your budget and what you bring. Yard equipment can often be sold or donated.
Utilities and service setup
Transfer or cancel utilities in the right order, and consider auto-pay. Confirm building access rules for key fobs, guest entry, and package handling. If available, look into concierge or in-unit maintenance programs for added convenience.
Lifestyle and access in Greenwood Village
You are close to primary care, urgent care, grocery delivery options, and fitness centers in the DTC area. That proximity supports daily routines and travel flexibility. If accessibility is a priority, evaluate single-level layouts, low thresholds, and bathroom hardware readiness, and confirm HOA rules for any modifications.
Sentimental items
Use limited keepsake boxes and photo inventories so you keep the meaning without overfilling the space. Consider digitizing documents and creating a small “memory box” for your most important heirlooms.
Fiduciary roadmap
Legal and governance tasks
Confirm the legal authority to sell, donate, or dispose of property based on the will, trust, or power of attorney. Keep dated records of inventory, appraisals, and decisions for beneficiary reporting. If required, obtain court approvals, which can add weeks or months.
Valuation and tax considerations
Use qualified appraisers for high-value items. Discuss capital gains and the primary residence exclusion with a CPA, especially for estates or non-owner-occupied sales. Keep organized files for tax reporting.
Communication and records
Provide a written plan, timeline, and regular updates to beneficiaries. Store receipts for donations, estate-sale proceeds, contractor invoices, and moving bills. Clear records help prevent disputes and simplify accounting.
Timeline adjustments
Add 30 to 90 days for legal reviews, beneficiary notifications, or specialized liquidation. Coordinate estate sales or auctions early to align with listing and move-out dates.
Quick checklists
6–12 months out
- Hire a local realtor experienced with condos and HOAs
- Request Cherry Hills III HOA documents, budget, and reserve study
- Inventory the home and photograph higher-value items
- Consult a senior move manager and estate appraiser if needed
6–8 weeks before listing or move
- Book stager, photographer, and movers
- Schedule estate sale or liquidation and donation pickups
- Arrange storage if required and notify utilities
Move week
- Confirm elevator and loading reservations with the HOA
- Pack an essentials box with medication, paperwork, chargers, and a few dishes
- Complete a final walkthrough and key transfer per your agreement
Common pitfalls to avoid
- Skipping HOA document review and fee verification
- Not measuring furniture, elevators, and doorways before moving
- Underestimating lead times for movers and estate sales
- Forgetting to reserve building elevators or loading zones
- Overpacking items that storage policies do not allow
Your next step
If you want a smooth, well-coordinated transition into Cherry Hills III, you do not have to do it alone. You can get expert guidance on pricing, staging, vendor coordination, and HOA logistics with one point of contact from start to finish. For a tailored plan and timing strategy, connect with Nicole Wadsworth to Request a Free Home Valuation & Consultation.
FAQs
How long does downsizing to Cherry Hills III usually take?
- Most moves take 3 to 12 months based on preparation, legal complexity, and market timing. Fiduciary-managed moves often require extra time.
When should I hire a senior move manager for a Greenwood Village downsizing?
- Book 3 to 6 months before your desired move date so they can lead sorting, vendor scheduling, and pacing.
Does staging actually help sell my current home faster in the Denver metro?
- Industry studies show staging commonly reduces days on market and improves perceived value. Your agent can share neighborhood-specific results.
How do I estimate moving costs into a condo with HOA rules?
- Get at least three in-home estimates, confirm building access, elevator reservations, and insurance options. Volume, distance, and access drive costs.
What HOA items should I confirm at Cherry Hills III before buying?
- Verify dues, coverage, reserve fund details, pet and guest rules, rental policy, storage, parking, move-in procedures, and any special assessments.
What should fiduciaries prioritize during an estate-related downsizing?
- Confirm legal authority, maintain detailed inventory and receipts, communicate timelines to beneficiaries, and build in extra time for approvals.
