Selling your home
Sell with confidence.
Selling is a big financial move and an emotional one. Here’s how I’ll price, prepare and market your home, and how we’ll handle every offer together.
Pictured: 3003 20 Avenue NW, Laurel. Listed by Dario.
The selling process
Eight steps, start to finish
Talk with me
Tell me why you’re moving and your ideal timeline, with as much notice as you can. I’ll share maintenance and touch-up tips, pull your land title and ask for a copy of your Real Property Report.
Talk with your mortgage broker
Check whether selling now lines up with your mortgage term. If not, find out what it costs to break it, how much equity you have and what’s still owing. Buying next? Mention any job or life changes that could affect your approval.
Prepare the house
Before photos, deep clean, declutter, depersonalize, make minor repairs and consider staging. This step has a big impact on how your home sells.
Set the list price
Once the house is refreshed, I’ll come back with a comparative market analysis. Together we’ll set a price that reflects your home’s condition and today’s market.
Lights, camera, action
Your home gets professional photos, taken and edited. That first impression draws buyers toward your home, or away from it.
Go live
We pick a launch day and your home goes live on the MLS® System, REALTOR.ca and maxwell.ca. I’ll send you the link to share with friends, family and your social pages.
Showings
Showings are booked through an automated system, so you know when buyers are booked, when they arrive and when they leave. I’m your point of contact for every showing, and I’ll pass along buyer feedback.
Offers, conditions and possession
I’ll guide you through every offer and negotiation, then inspections, financing and condition removal, all the way to possession day.
Pricing
Price it right to profit more
Price too low and you leave money on the table. Price too high and buyers may skip your home entirely. Your home is also an emotional asset, which makes it hard to see objectively.
I price from current comparable listings and sales from the last 6 to 12 months. Then we choose a price and strategy that fit your goals and timeline. The strongest listings get most of their traction in the first few days on the market, so the launch price matters. In the end, only the market decides your home’s value.
Three pricing traps to avoid
- Rose-coloured glasses
- Overpricing builds days on market. That can create a stigma and invite low-ball offers.
- HGTV or the assessment
- Neither is your home’s market value. If my number differs from yours, I’ll show you the evidence.
- Letting emotions lead
- See your home as a house before you list, and don’t take negotiating personally.
Pricing strategy
A plan A, B and C before we launch
Depending on your timeline, we’ll map out a plan A, B and C, so there’s a route ready if the market surprises us. That can include strategic price changes, a relaunch, open houses and targeted marketing.
- Strategic pricing
- Launch timing
- Targeted marketing
- Showing feedback review
- Open house strategy
- Listing refresh or relaunch
Multiple offers
Multiple offers depend on how many homes are for sale and how many buyers are looking. They can be a dream scenario, and they can also fall apart. Overconfidence is the biggest risk, so I keep the negotiation calm and focused on your goals.
When they happen, multiple offers can push the price above list and bring offers with more attractive conditions.
Marketing
How I market your home
Listing a home is more than putting it on the MLS® System. Here’s what my listings get, so your home stands out and showings run smoothly.
Built for the MLS® data feed
Your listing is shared across many real estate websites. I structure it so it shows up accurately and looks its best everywhere.
Video for social media
Listing videos on Instagram and Facebook put your home in front of buyers where they already spend time.
Measurement and 3D tour
A full property measurement scan, 3D virtual tour and floor plans help buyers understand the layout before they visit.
Automated showings
You’ll know when showings are booked, when buyers arrive and when they leave, so the listing period stays organized.
Staging
Help buyers picture themselves living there
Keeping a home show-ready takes time and effort, but it can pay off with a higher offer.
- Declutter
- Clutter distracts buyers from your home’s features. Counters look best bare.
- Curb appeal
- Clear away debris and keep the yard tidy for a great first impression.
- Depersonalize
- Put away family photos, keepsakes and fridge art, and keep bathroom counters clear.
- Deep clean
- A clean home shows buyers you’ve taken care of it, from the floors to the ceilings.
- Focus on fresh
- Air out your home and add a few plants. Keep scents light.
- Showing tips
- Lights on, blinds open, pets out. If a time doesn’t work, say so. Rescheduling beats rushing a buyer.
Should I buy or sell first?
The question nearly every seller asks
The answer depends on the market, your finances and how much risk you’re comfortable with. Here are five common situations.
You’re in a seller’s market
Start with the step that will take longest. When homes sell fast, finding the right one to buy usually takes more time than selling.
You’re in a buyer’s market
When there are plenty of homes to choose from, selling usually takes longer, so get your home sold and then buy.
You can write a subject-to-sale offer
A subject-to-sale offer lets you buy on the condition that your current home sells. Not every seller will accept one, but they’re more likely to in a buyer’s market.
You can afford two homes for a while
If you can carry both mortgages temporarily, buying first takes a lot of the risk out of the timing.
You have somewhere to stay in between
Possession dates don’t always line up. If you have a backup place to stay, selling first protects you from owning two homes.
Seller’s checklist
Get your home market-ready
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Choosing a listing agent
Questions to ask any agent, including me
Do they have a plan, and do they know their stuff?
Look for a clear pricing strategy, a strong marketing plan, practical prep advice and a well-explained closing process. Do they know what upgrades are worth? What’s their negotiating style?
Do I connect with them?
You’re trusting them with one of your biggest investments. A good agent listens as much as they talk and tells you the truth, even when it isn’t what you want to hear.
Are they in this full-time?
Some agents sell a few homes a year on the side of another job, which limits their time and availability. Ask how they work and how quickly they respond.
Seller FAQ
Common questions from sellers
What do I need to disclose to buyers?
Disclose anything you know about your home’s condition. Hiding known problems can bring legal consequences and financial obligations to make it right.
What can I do to make my sale a success?
Put yourself in a buyer’s shoes. Make sure your home is clean, fresh, decluttered and showing its best. I’ll keep communication open and honest, including the tough conversations about how your home shows.
When is the best time of year to sell?
Anytime. People move year-round. The warmer months are usually faster, but the winter market has become more consistent in recent years, and there are buyers in every season.
Why is my assessed value different from what you say my home is worth?
Assessed value isn’t the same as market value or appraised value. Price depends on the condition of the structure and mechanical systems, the number of bedrooms, square footage, lot size and more. City assessments are made for a different purpose, such as property taxes.
How long does a listing agreement last?
It depends on what we agree to, but generally 60 to 90 days. If it expires, the home is re-listed on the MLS® System with new paperwork.
Are open houses worth it?
They can connect us with buyers, but they also draw browsers and curious neighbours. Most of your exposure comes from online marketing like virtual tours and video. I’ll recommend an open house when it fits your home and strategy.
Free home value report
Find out what your home could sell for
Send me a few details. I’ll prepare a comparative market analysis based on recent sales near you and walk you through the numbers. It’s free, with no obligation to list.
- Recent sales of similar homes near you
- The homes you’d be competing with right now
- A pricing strategy that fits your timeline
- Straight answers, with no pressure to list
Thank you.
Your home value request is in. I’ll start on your comparative market analysis and reach out within one business day to confirm a few details.
Want the Seller’s Guide?
Every step, tip and checklist in one place, by email.
Thank you.
Your guides are on the way. I’ll email them to you within one business day. Questions in the meantime? Call or text 780-710-8981.
