Downsizing services: who helps you clear out a house, and what it costs

Maybe Mom is moving into assisted living. Maybe Dad passed and the house needs to be sold. Maybe you're the one moving to something smaller. Either way, there's a whole house of stuff, and you can't keep most of it.

You don't have to do it all yourself, and you don't have to be rich to get help. There are four kinds of companies that do this work. Here's what each one does, what it costs, and how to tell which one you need.

1. Estate sale companies (also called estate liquidators)

What they do: Sell the contents of the house for you. They price everything, advertise, and run a sale in the home (or an online auction), usually over two or three days.

What it costs: Usually a percentage of what the sale brings in, taken out before you're paid. Among the companies we track that publish their rates, 30% to 40% is typical and 40% is the most common. Many have a minimum fee of $1,000 to $3,500. There's usually nothing to pay upfront.

Best when: There's furniture, tools, collectibles or just a lot of everyday things that people will buy. This is the option that puts the most money back in your pocket.

See what estate sale companies charge in your city →

2. Buyouts

What they do: A company looks the house over and makes one cash offer for everything. You take the check, and they take the contents.

What it costs: Nothing out of pocket, but you get less than a sale would bring. The company is paying for the speed and the risk.

Best when: There's a closing date coming, the contents are modest, or the family needs it done fast. Many estate sale companies offer buyouts too, so you can ask for both a sale estimate and a buyout offer and compare.

3. Cleanout and hauling services

What they do: Empty the house: haul away, donate or dispose of what's left. Many estate sale companies do this after the sale; junk removal companies do it on their own.

What it costs: Varies a lot. Some estate sale companies include a donation clear-out in their commission. Others charge separately; one San Antonio company, for example, charges $200 plus 40% of a final discount sale. Junk haulers usually price by the truckload. Get a written quote.

Best when: The good things are already sold or given away and what's left needs to go.

4. Senior move managers

What they do: Help an older person plan and make the move: decide what to keep, pack, arrange the move, set up the new place, and line up an estate sale or donations for the rest.

What it costs: Usually by the hour or by the project, separate from any estate sale commission. Ask for a written quote.

Best when: The person is moving, not passing, and needs help with the whole transition, not just the sale.

Which one do you need?

• Want the most money back? Start with an estate sale company.
• Need it empty fast? Ask for a buyout offer, or a sale plus a cleanout.
• Mostly leftovers? A cleanout or hauling service.
• Helping a parent move? A senior move manager, often working alongside an estate sale company.

Whoever you call, ask the same things: what it costs, what's included, what happens to what doesn't sell, and when you get paid. Get it in writing. The 10 questions to ask →

Find downsizing help in your area

We list estate sale companies city by city, with what each one charges when they publish it: Denver, Phoenix, Tucson, Chicago, Houston, San Antonio, Kansas City, Cleveland, Northwest Indiana.

Common questions

What are downsizing services?

Companies that help you sell, give away or clear out the belongings in a house when someone moves to a smaller place or passes away. The main kinds are estate sale companies, buyout companies, cleanout services and senior move managers.

How much do downsizing services cost?

It depends on the kind. Estate sale companies usually take 30% to 40% of what the sale brings in, with nothing upfront. Buyouts cost nothing out of pocket but pay less. Cleanout services and senior move managers usually charge by the job or by the hour.

Is an estate sale only for wealthy people?

No. An estate sale is just a sale of the things in a house, and most are ordinary homes. If people would buy the furniture, dishes, tools and odds and ends, a sale can work.

Should I sell or donate my parents' things?

Selling usually comes first, then donating what's left. Many estate sale companies handle both: they run the sale, then donate or haul away what didn't sell.

See every published estate sale rate → · Estate sale calculator →