What it sounds like in your question is you are trying to determine market timing.
Because you are an owner looking to sell and then buy, no matter what the condition of the market, you are always going to be trading out your home because when values are down they are a negative to a seller but you pick it up on the buyers side.
Another factor you have to consider is, what would you qualify to purchase if you waited until the prices started upwards? What you might want to obtain might be unreachable because of lowered inventory (less selection) and increased value and increased interest rates.
For lifestyle, now is the best time to sell and buy. If you weren't buying then I would say wait to sell. But you do want to buy so now is the time.
Also, rates are low, 5% for a 30 year fixed loan. If your home you live in now is less that 250k then you are in the most active market for buyers. This means that your home would be more likely to sell now if it's priced right.
Does that make sense?
Should you need further assistance I would love to help you build your empty nest :-)
You can look for properties around the areas you are most interested in living here:
There is a foreclosure search you can use as well.
Have a Great Week!
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Keller Williams - Scottsdale, AZ
2008-2009 Master of Real Estate award recipient
ABR, GRI, ePro, CNE, MRE, AHWD