I always have one fantasy or another going

I've been fantasizing this week about downsizing a little bit. Selling my house and buying a townhouse close to where I board my horse. The more I think about it, the more I like the idea. But the thought of it also completely overwhelms me. So, I'm making out a pro & con list. Here is what I've come up with so far:

Pros

* Cheaper (smaller mortgage, less property taxes, may be less HOA (not sure about that last one)
* MUCH closer to the barn. Like by 25 mins each way -- this is HUGE to me.
* A bit smaller (less to clean and less area to keep track of), might be a warmer space in the Winter (lower utility bills).
* Central air (at least the place I was thinking of).
* Closer to Nashua amenities (like Trader Joes, hello!)
* Less stuff to maintain (yard, outside stuff).
* This particular place has a swimming pool.
* The condo place I'm thinking of also has walking trails.
* There are at least three other areas of conservation land trails very close by.
* It's just beside the border to my favorite town (Hollis).
* I'd be closer to some of my cousins and some other people I know from the barn.

Cons

* No backyard or screened porch, smaller deck. much less personal outdoor space.
* Attached walls.
* No garage.
* Smaller space (can be looked at as both a plus and a minus).
* Only 1.5 baths, no master bath (I don't think).
* Selling and buying and closing and moving is enormously expensive, not to mention a huge pain-in-the-butt.
* I currently have an excellent mortgage rate, it would piss me off to have a higher %.
* I'm sure I couldn't get as much for my house right now as I paid for it.
* All the work I would have to have done on my house in order to even think about selling it.
* Sure would miss being able to just let the dogs out all the time.
* Being in an attached townhouse, the dogs might bark more (I don't care so much, but neighbors might object).


Break-even stuff

* About the same distance to work (give or take maybe 3 minutes).
* Both locations are pretty close to grocery stores, etc.
* With the outlay of money it takes to sell, buy and move, the money part might actually break even for a while.

Most likely this is all a moot point because I suspect that I would not be able to sell my house for near enough for it to make any sense. I think the biggest reason that I'm fantasizing about this right now is because I really, really, really want to be closer to Ruby, while not adding any time to my commute. And the idea of paying less per month, in general, is a very attractive idea too. If I could get what I paid for my house it would absolutely make sense. But it is a whole lot of trouble, not to mention up-front expense, to jump through the hoops to be in a position to even think about selling. Well, maybe I'll look into it come Spring, see if I can find someone to recommend a real estate agent. Or maybe I'll put the thought on the back burner and think about it again in another year. Food for thought anyway.