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It does sound as if you have too much house for long term retirement. I should think you would want to consider first if you will have major capital gains when you sell your house and will you be old enough to avoid paying those taxes. Second, what is happening with the housing market in your area? In my area, housing sales have been very hot and home ownership this year is an excellent investment. However, the market seems to cooling off a bit as interest rates rise.

Investment income from sale of your home could be an import source of funds for you in retirement especially as a cushion against inflation. So focus on maximizing the value of those funds net after taxes and expenses of selling your home and moving.
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