The number comes first
A listing that's priced right gets its best offers in the first two weeks. That's when the people who've been watching for a house like yours are paying attention. Get the price right from day one and your home is in front of them at exactly that moment.
So what you get from me first is a number with the comparable sales attached, and a plain explanation of which ones I leaned on and why. If you see it differently, we'll go through the comparables together. That's where the useful conversation is.
We interviewed a few realtors and agreed on Dan. His work ethic and plan for selling our home made him the choice for us — always professional, but also kind and down to earth.Karen W. · Google review
From the first visit to handing over the keys
Eight steps, in three stretches. Here's what each one looks like with us.
01Before it's listed
- 1We walk through it togetherRoom by room. What's worth fixing before photos, what isn't worth your money, and what a buyer's inspector will notice, so nothing surprises you later.
- 2We land on a priceYou see the sales near you and what you'd be up against, and I show you how I got to a range. Then you pick the number. It's your home.
- 3We get it readyA bit of prep, then photos. Far more people see the photos than will ever walk through, so they matter. Who books and pays for what is in writing first.
02On the market
- 4It goes out everywhereMLS® and every site it feeds, our own channels, and the buyers we're already working with.
- 5You hear what I hearAfter each showing I pass on what I hear, including the parts that sting. If it's quiet, I'll say so.
- 6We weigh the offers togetherPrice, deposit, conditions, closing date. We go through what each one really means for you, not just the top number.
03Sold
- 7We see it throughBetween conditional and firm is where deals can wobble. Laurie keeps every date and keeps everyone on time.
- 8Keys in handThe lawyers, the keys, and a simple list of what you need to do and when.
Three things we won't do
- Quote a number to win the listing. Every number I give you comes with the sales behind it.
- Disclose what's in a competing offer. Not to buyers, not to their agents, not to nudge somebody higher.
- Push you to list. Sometimes the honest answer is to wait, and you should hear that before you spend money getting it ready.
Questions people ask me
How much does it cost to sell a house in Ontario?
Commission (negotiable, there is no set rate), 13% HST on the commission, legal fees of roughly $1,500 to $2,500, and your mortgage payout with any penalty for breaking it early. A worked example on a real Strathroy-Caradoc sale price is on the costs page.
Why do the first two weeks of a listing matter so much?
That's when the buyers who've been watching for a house like yours are paying attention, so a listing priced right gets its best offers then.
Is a free home valuation the same as an appraisal?
No. What I give you is an opinion of value with the comparable sales attached and an explanation of which ones I leaned on. If a lender or an estate needs a formal appraisal, say so and I'll point you at an appraiser.
Is real estate commission negotiable in Ontario?
Yes. The rate and the services included in it are agreed between you and the brokerage and written into the listing agreement before anything is signed. Have that conversation early, and ask what's included rather than only what the number is.
Will you tell buyers what's in a competing offer?
No. Not to buyers, not to their agents, not to nudge somebody higher. It's one of the three things we won't do.
Start with the number
No commitment attached to it. I'll look at your place, look at what's sold, and tell you what I think it's worth today.
What's my place worth?This describes how our team generally works and isn't a promise about any particular property or transaction. Commission, services and terms are agreed in writing in the listing agreement. An opinion of value is not an appraisal. Nothing here is legal, tax or financial advice.