It's going to be very difficult to predict what your kids will do as they age through their 20s. Jobs and marriages take kids across the country. I know of people who moved to California or elsewhere and who never come back not even for a family visit, their parents fly out to see them instead and they also meet up elsewhere for family trips. There is nothing wrong with the family dynamics, but they just never return to the old hometown to revisit childhood friends in the area, usually due to work or their own children or lack of time. As people age into their lives elsewhere, this becomes more the case.

Or who knows, they may settle in DC and buy their own houses.

Kids are not fully out till married or almost 30 if single. I moved home 27-29 while doing MBA part time to save money and my sister quit her job at 25 to move home to pursue teaching degree.

They are not out the door at 18 or 21 often.

I am not poster but I own a beach condo I don’t use but got a year round tenant 5 years ago. But I may take it back when I retire. It only costs me $800 a month and I can rent it like $7,000 a month in summer or $2,200 a week. If I just rent it 5-6 weeks costs me nothing. Not a huge burden

DP. I would hold off on making a rash decision. The last thing you want is to grow old without family nearby. My parents tried that. It lasted 10 years and that was it. We love the beach too. For a week. But to find new plumbers, doctors, dentists, etc. is stressful.

I would sell the beach house, then lighten up on home expenses and clean out the house by lightening up (ex. maybe use the money to go solar, fix up the house in preparation for a sale, etc.) Wait til you kids have graduated, and settled down somewhere. Then sell your home and find a retirement home nearby when they have kids.