SRES Certified Senior Real Estate Specialist , Ohio
Senior Downsizing and Life Transition Specialist for Ohio Families
Amanda Mullins is one of the few REALTORS in central and southwest Ohio holding both the SRES (Seniors Real Estate Specialist) designation and 13+ years of residential appraisal management experience. She guides seniors and their families through downsizing, estate coordination, and finding the right next home with patience, accurate valuations, and genuine compassion.
SRES Certified
13+ Years Appraisal Mgmt
C2EX Endorsed
Dual Transaction Coordination
Estate Valuation Expertise
10 Ohio Counties
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Schedule a Consultation
(317) 750-6316
13+
Years Appraisal Mgmt
10
Ohio Counties Served
60-90
Day Avg Transition
30-40%
Avg Monthly Savings
The Designation
What Is an SRES? Why It Matters for Your Family
The Seniors Real Estate Specialist (SRES) designation is awarded by the National Association of REALTORS to agents who complete specialized training in working with clients age 50 and older. It is not a marketing label. It is a curriculum that covers senior-specific financial considerations, housing options, family dynamics, estate matters, and the emotional dimensions of late-life transitions that standard real estate training does not address.
Americans over 50 are the country's second-largest group of homebuyers and sellers, and their needs are fundamentally different from buyers at other stages of life. An SRES-certified agent understands those differences and is trained to address them, from coordinating dual transactions and working with out-of-state family members, to navigating reverse mortgages, capital gains exemptions, and power of attorney situations.
Senior Housing Options
Trained in independent living, assisted living, memory care, CCRCs, and 55+ active adult communities. Helps families evaluate care levels, costs, and lifestyle fit.
Financial Considerations
Understands reverse mortgages, capital gains tax exemptions for longtime homeowners, IRA real estate purchases, and estate planning implications of a home sale.
Family Dynamics
Trained to work collaboratively with adult children and out-of-state family members. Facilitates family discussions and ensures everyone is informed and involved appropriately.
Estate and Legal Coordination
Works with estate attorneys, financial advisors, and family members when power of attorney, trusts, or complex ownership situations are involved in the transaction.
Emotional Intelligence
Trained to understand that a family home is not just a property. Provides patient, no-pressure guidance that honors the emotional weight of leaving a longtime home.
Professional Network
Maintains a network of estate sale professionals, senior move managers, elder law attorneys, financial planners, and other specialists who support senior transitions.
Amanda's Advantage
SRES Certification Plus Appraisal Expertise. A Combination Most Agents Cannot Match.
Most SRES agents provide compassionate service and senior-focused expertise. Amanda brings all of that plus 13+ years of residential appraisal management experience that creates specific advantages for senior transitions that other SRES agents simply cannot offer.
Accurate Estate Valuations
When families need to understand the true market value of a longtime family home for estate planning, inheritance discussions, trust administration, or financial decisions, Amanda's appraisal management background provides expert-level accuracy. She removes guesswork and emotional estimates with real comparable sales data and market analysis.
Identifies Costly Issues Before Listing
Amanda's appraisal training means she spots foundation problems, roof issues, HVAC concerns, plumbing defects, and costly repairs during initial home evaluations. This allows families to make strategic decisions about repairs, pricing, or as-is sales before surprises derail a transaction later.
True Market Value vs. Emotional Value
Seniors often estimate value based on memories, decades-old improvements, or outdated neighborhood comps. Amanda compassionately provides current market data that attracts buyers quickly without leaving money on the table. Her pricing is based on facts, not feelings.
Estate and Legal Coordination
Amanda works seamlessly with estate attorneys, financial advisors, accountants, and family members when estate matters, power of attorney, trusts, or complex ownership situations are involved. She understands the documentation requirements and navigates complex transaction structures that would challenge most agents.
Dual Transaction Coordination
Amanda handles selling the current home and finding the next residence simultaneously. She manages timelines across both transactions to minimize gaps in housing, reducing temporary living costs and the stress of coordinating two separate closings on your own.
Comprehensive Transition Support
Amanda connects families with trusted estate sale professionals, senior moving specialists, donation centers, organizing services, and senior housing advisors. She helps coordinate timing across all these services so nothing falls through the cracks during the transition.
The Financial Picture
What Downsizing Actually Does for Your Finances
Studies show that downsizing reduces average monthly expenses by 30 to 40 percent through lower property taxes, utilities, insurance, and maintenance. For seniors on fixed incomes, this financial relief is often transformative. Amanda helps families understand the full financial picture before making any decisions.
Capital Gains Tax Exemption
Homeowners who have lived in their primary residence for 2 of the last 5 years may exclude up to $250,000 ($500,000 for couples) of capital gains from a home sale. For seniors who bought decades ago, this is often a substantial benefit. Amanda explains how this applies to your situation and coordinates with your tax advisor.
Equity Liberation
Selling a longtime family home often releases substantial equity built over decades. Many seniors use this equity to fund retirement living costs, medical care, travel, gifting to family, or moving into a senior community without drawing down retirement savings.
Monthly Expense Reduction
The average downsizing reduces monthly housing costs by 30 to 40 percent. Smaller homes mean lower property taxes, utilities, insurance premiums, and maintenance costs. For seniors managing fixed incomes, this reduction can meaningfully improve financial security and peace of mind.
Estate Planning Clarity
Amanda's accurate market valuations give families clear, current data for estate planning discussions, inheritance allocations, trust administration, and financial decisions that affect multiple family members. Removing the guesswork from property value prevents family disagreements and planning errors.
Amanda is not a tax advisor or attorney. She works in coordination with your existing financial and legal professionals to ensure real estate decisions align with your broader financial plan. If you do not yet have these professionals in place, she can connect you with trusted local resources.
The Process
Amanda's Senior Downsizing Process
Most senior downsizing transitions take 60 to 90 days from first conversation to move-in. Amanda adapts this timeline to your specific needs, whether a gradual transition over several months or a faster move required by health circumstances.
1
Week 1
Complimentary Consultation
A pressure-free conversation about your timeline, goals, concerns, and what type of next home or community you are looking for. Adult children and family members are welcome. Amanda provides an initial property evaluation, reviews current market conditions, and answers questions. No obligation to move forward until you are ready.
2
Weeks 2 to 4
Home Preparation and Market Valuation
Amanda provides guidance on preparing the home for sale including recommendations for repairs, decluttering, and staging that respect your pace and comfort level. Her appraisal management background helps identify which repairs add meaningful value and which are unnecessary expenses. She provides a detailed market analysis with realistic pricing that attracts qualified buyers quickly without leaving equity on the table.
3
Weeks 2 to 6
Coordinating Transition Services
If helpful, Amanda connects you with trusted service providers including estate sale companies for selling furniture and collectibles, senior moving specialists who understand the unique needs of older adults, donation centers and charitable organizations, organizing services to help sort belongings, and storage facilities if temporary storage is needed. She helps coordinate timing so these services align with your moving timeline.
4
Weeks 4 to 8
Marketing Your Current Home
Professional photography, compelling listing descriptions, strategic pricing, and marketing through MLS, online platforms, social media, and Amanda's network. She handles all showings, provides feedback after each one, and keeps you informed throughout the process. Most properly prepared and priced senior downsizing homes in the central Ohio market sell within 30 to 60 days.
5
Weeks 1 to 8 (Simultaneous)
Finding Your Next Home or Community
While preparing your current home, Amanda simultaneously helps you explore your next residence. This includes touring smaller homes in preferred areas, visiting independent living and assisted living communities, evaluating 55+ active adult neighborhoods, and considering locations closer to family across Springfield, Dayton, Columbus, and surrounding central Ohio communities.
6
Weeks 6 to 10
Coordinating Both Transactions
Amanda manages timelines to ensure the home sale and next residence acquisition happen in coordination. She negotiates sale terms and closing dates, secures next residence timing, coordinates moving dates to minimize disruption, and arranges temporary housing if needed between closings. Her goal is a seamless transition with minimal stress to your daily life.
7
Weeks 10 to 12
Settlement and Post-Move Support
Amanda helps coordinate moving services, ensures you are settled comfortably in your new home or community, provides guidance on any post-closing issues, and remains available for questions as you adjust to your new situation. Her relationship with clients does not end at closing.
Housing Options
Senior Housing Options Amanda Helps Families Navigate
Amanda has extensive knowledge of senior living options across Springfield, Dayton, Columbus, and surrounding central Ohio communities. She helps families evaluate options based on care needs, budget, location preferences, and lifestyle priorities.
Smaller Home or Ranch
Single-level homes, condos, and townhomes that eliminate stairs and reduce maintenance while staying in familiar communities. Often the first choice for active seniors who want independence without a large property.
55+ Active Adult Communities
Age-restricted neighborhoods for active seniors seeking social connections, community amenities, and maintenance-free living. Available across the Springfield, Dayton, and Columbus metro areas with varying price points.
Independent Living Communities
Maintenance-free apartments or cottages with optional dining, social activities, and community amenities. Residents live independently with access to services as needed. Wide range of options across central Ohio at various price levels.
Assisted Living Facilities
For seniors who need help with daily activities like bathing, dressing, medication management, or meal preparation. Provides 24-hour staff support while maintaining dignity and as much independence as possible.
Memory Care Communities
Specialized secure environments for seniors with Alzheimer's, dementia, or memory impairment. Staff trained in memory care provide specialized programming, safe environments, and compassionate support.
Continuing Care Retirement Communities
Multiple levels of care on one campus allowing residents to age in place as needs change. Include independent living, assisted living, and skilled nursing. CCRCs are available across the Dayton and Columbus metro areas.
Amanda helps families understand the differences between these options, evaluate costs, tour communities, and make decisions based on care needs and lifestyle preferences. She is a real estate expert, not a senior care advisor. For medical placement guidance she coordinates with senior living advisors and care professionals.
For Adult Children
Helping You Help Your Parents
If you are an adult child coordinating a parent's transition, whether from across town or across the country, Amanda becomes your local partner. She provides the expertise, patience, and professional network to handle the process even when you cannot be physically present.
Parents Resistant to Moving
Amanda approaches resistant seniors with patience and respect, never pressure. She helps families explore options, provides objective market data, and helps parents see possibilities for their next chapter rather than focusing on what they are leaving behind. This often makes the difference between a stalled conversation and a positive decision.
Coordinating Multiple Siblings
When several adult children have different priorities and opinions, Amanda facilitates family discussions, provides objective information everyone can review together, and helps families reach consensus. She coordinates communication across time zones and schedules video calls when family members live out of state.
Managing from Out of State
If you live in another state and are coordinating your parent's downsizing from a distance, Amanda becomes your local eyes and hands. She provides detailed updates via phone, email, and video, sends photos and videos of properties, coordinates with local service providers, and ensures your parents receive excellent support even when you cannot be present.
Safety vs. Independence
Adult children often worry about safety in a large home while parents want to maintain autonomy. Amanda helps families find solutions that address legitimate safety concerns while respecting seniors' independence, whether that is a single-level home, an independent living community, or an accessible condo in the same neighborhood.
Property Valuation for Estate Planning
Families frequently need accurate property valuations for estate planning, inheritance discussions, trust administration, or Medicaid planning. Amanda's 13+ years of appraisal management experience provides expert-level accuracy that helps families make informed financial decisions based on current market value, not outdated estimates.
Health-Driven Quick Transitions
Sometimes a health crisis or sudden care need requires fast downsizing decisions. Amanda has experience with expedited sales when circumstances require immediate action, helping families navigate urgent transitions while still ensuring fair market value and proper handling of estate and legal matters.
Where Amanda Serves
Senior Downsizing Services Across Central Ohio
Amanda provides senior downsizing and SRES-certified services across her full 10-county service area. Whether you are in Springfield, Dayton, Columbus, or the surrounding communities, she brings the same appraisal-backed expertise and compassionate guidance to every senior transition.
Clark County
Springfield, New Carlisle, Enon, South Charleston
Montgomery County
Dayton, Huber Heights, Kettering, Centerville
Greene County
Beavercreek, Fairborn, Xenia, Yellow Springs
Franklin County
Columbus, Hilliard, Dublin, Grove City
Champaign County
Urbana and surrounding communities
Union, Madison, Logan, Miami, Shelby
Marysville, London, Bellefontaine, Troy, Sidney
Related Reading
Senior Downsizing Guides from Amanda
Amanda has published detailed guides on downsizing, senior transitions, and the New Carlisle and Springfield markets specifically for seniors and their families.
How Do You Downsize Without Feeling Overwhelmed?
A step-by-step guide for seniors and families on making the downsizing process manageable, emotional, and ultimately liberating.
Read Guide
Should I Buy in New Carlisle or Springfield Ohio?
A detailed comparison of both markets for buyers and downsizers evaluating where to land in Clark County.
Read Guide
How Much House Can I Afford in Springfield Ohio?
A realistic payment calculator and breakdown for buyers in the Springfield market, useful for seniors evaluating what a downsized home would cost.
Read Guide
FAQ
Senior Downsizing Questions Families Ask
What is an SRES and why does it matter?
SRES stands for Seniors Real Estate Specialist. It is a designation awarded by the National Association of REALTORS to agents who complete specialized training in the unique financial, emotional, and logistical needs of clients age 50 and older. SRES agents understand capital gains exemptions, reverse mortgages, estate coordination, senior housing options, and family dynamics in ways that standard real estate training does not cover. Amanda is one of the few SRES-certified agents in central Ohio who also holds 13+ years of appraisal management experience, giving her a unique combination most agents cannot match.
How long does senior downsizing take in Ohio?
Most senior downsizing transitions take 60 to 90 days from the initial consultation to move-in at the new residence. This timeline can be compressed to 30 to 45 days when health circumstances require faster action, or extended over several months if a more gradual transition is preferred. Amanda adapts to your specific situation and never rushes seniors through important decisions.
Does Amanda work with adult children who live out of state?
Yes. Amanda frequently serves as the local partner for adult children coordinating a parent's transition from another state. She provides regular updates via phone, email, and video, sends photos and videos of properties, coordinates with local service providers, and ensures your parents receive attentive local support even when family cannot be physically present. She also coordinates family video calls and facilitates decision-making across multiple siblings when opinions differ.
What if my parents are resistant to moving?
This is one of the most common situations Amanda encounters. She approaches resistant seniors with patience and zero pressure, providing objective market data, exploring options at whatever pace feels comfortable, and helping seniors see possibilities for their next chapter rather than focusing on what they are leaving behind. Her approach is consultative and respectful of autonomy. She has helped many families navigate this conversation successfully over time.
Can Amanda help with estate sales and selling belongings?
Amanda does not run estate sales herself, but she maintains a trusted network of estate sale professionals, senior move managers, professional organizers, and donation center connections across central Ohio. She helps coordinate timing between these services and the home sale so everything moves forward in alignment. She can make referrals based on your specific needs and location across her 10-county service area.
How does Amanda price a longtime family home?
Amanda uses current comparable sales data, active market inventory, days-on-market trends, and her 13+ years of appraisal management methodology to price homes accurately. She separates emotional value from market value compassionately, explaining current conditions clearly so families understand realistic pricing that attracts qualified buyers quickly without leaving equity on the table. She never inflates estimates to win a listing, because overpricing ultimately costs sellers more than it gains them.
Does Amanda charge extra for senior downsizing services?
No. Amanda's SRES-certified services, estate valuation expertise, dual transaction coordination, family communication support, and service provider connections are all part of her standard representation. Her commission structure is the same as any real estate transaction. The additional expertise and coordination she provides for seniors costs nothing extra.
What areas in Ohio does Amanda serve for senior downsizing?
Amanda serves seniors across 10 Ohio counties: Clark, Montgomery, Greene, Franklin, Union, Madison, Champaign, Logan, Miami, and Shelby. Key communities include Springfield, New Carlisle, Dayton, Huber Heights, Kettering, Centerville, Beavercreek, Fairborn, Xenia, Columbus, Urbana, Troy, Sidney, Marysville, London, and Bellefontaine. She provides the same level of SRES-certified expertise throughout her entire service area.
Ready to Start the Conversation?
Every senior transition is different. Amanda's first call is always pressure-free and confidential. Whether you are just beginning to explore options or need to move quickly, she will meet you where you are.
(317) 750-6316 amullinsmba@gmail.comOhio License #2021006208 · eXp Realty · SRES Certified · 301 N Fountain Ave, Springfield OH 45504