A. Housing & Transition Decisions
- Downsizing strategy (timing, prep, what to keep/sell)
- Selling the family home (as-is vs prep vs remodel)
- Buying smaller / single-story / 55+ communities
- Renting vs owning later in life
- Multigenerational housing options
- Aging in place vs relocating
B. Financial & Equity Strategies
- Reverse mortgage (HECM purchase + refinance)
- Proposition 19 explained clearly
- Property tax implications when moving
- Equity preservation vs lifestyle optimization
- Bridge options (buy before you sell)
- Cost comparison: stay vs move vs assisted living
C. Lifestyle & Care Options
- Independent living communities
- Assisted living
- Memory care
- In-home care services
- 55+ communities (Carlsbad, Oceanside, Encinitas focus)
- What each level actually costs monthly (real numbers matter here)
D. Legal & Planning Considerations
- Trusts and title (what happens when a spouse passes)
- Probate vs trust sale overview
- Power of attorney
- Selling a home held in a trust
- Disclosure expectations for heirs
E. Family Conversations & Decision Support
- How to talk to parents about moving
- Sibling dynamics during a sale
- When to step in vs when to wait
- Avoiding rushed decisions after a health event
F. Local Resource Directory
- Senior placement specialists
- Estate attorneys
- CPAs familiar with Prop 19
- Move managers / downsizing companies
- Contractors for safety upgrades
- Care providers
