I would make the timing decision around how quickly homes are clearing and how much choice is available.
When your next move depends on selling first, the real question is whether the market gives you enough room to act without getting stuck between homes. My rule here is simple in Troy, MI, recent closings moved on a typical timeline of 15 days, so I would treat preparation as the part you control and timing as something you should not leave to chance.
Over the previous 30 days, 41 homes closed in Troy, MI at a typical price of $400,000, and 108 homes were actively listed at the end of the period. Supply stood at 1.5 months, which supports a seller-friendly environment even with a meaningful amount of competition on the market.
For an owner planning a smaller next home, that combination matters. You have evidence that homes are still trading quickly, but you also have proof that buyers are sorting through options, because active listings took a typical 45 days to move while closed sales wrapped much faster. I would use that spread to guide your prep standard, your pricing discipline, and the order in which you line up the next move.
I would get clear on your must-have closing window first. Next, I would build a launch plan around buyer-ready presentation from day one, because Troy, MI is not rewarding homes that need time to figure themselves out. I would also line up your next housing option before listing if possible, since a 15-day selling pace can compress decisions fast.
