Home / Selling
Priced properly, marketed properly, sold.
Staging, photography, floor plans and paid promotion, built on live comparables rather than the number you would like to hear.
Any agent will tell you a number. Ask them to show you the three sales it came from.
Overpricing is the most common and most expensive mistake in this business, and it is usually the agent's fault rather than the seller's. It is easy to win a listing by quoting the highest number in the room. It is much harder to explain six weeks later why the price is coming down and the traffic has stopped.
So my valuation comes with the three comparable sales it is built on, the days those homes sat, and the honest range rather than the top of it. If you want to test a higher number we can, but we will agree in advance what happens at two weeks and at four.
What is included, every time, at no extra cost to you.
Staging consultation
A professional walkthrough room by room before anything is photographed, plus the furniture rental if the house is empty. Vacant rooms photograph small and sell slowly.
Photography, floor plans and video
Architectural photography in the right light, a measured floor plan, a walkthrough video, and drone exteriors on anything with a lot worth showing. Buyers decide from the photos long before they decide from the house.
Paid promotion, not just an MLS post
Targeted placement to buyers actively searching your price band and postal code, plus the agent network that moves London homes before the public ever sees them.
A pre list inspection where it helps
On older homes it is often worth knowing what an inspector will find before a buyer's inspector finds it. Surprises during conditions cost far more than the inspection did.
Weekly reporting you can read
Views, saves, showings, and what agents said afterwards. Every Friday, in plain language, whether the news is good or not.
Know your number before you decide anything.
Work out what would be left after the mortgage payout, commission, legal fees and adjustments. It is usually the number that decides whether this year makes sense.
Questions sellers ask me most.
What does it cost to sell a house in Ontario?
Commission is the largest line and it is negotiable, so ask me for the number rather than assuming the one you heard at a dinner party. Beyond that, budget for legal fees, a mortgage discharge if you have one, staging, and the adjustments for property tax already paid.
The net proceeds calculator shows what actually lands in your account.
Should I renovate before listing?
Almost never a kitchen. Almost always paint, lighting, decluttering and whatever the front of the house looks like from the sidewalk. In London the reliable returns are cosmetic and cheap. Big pre sale renovations usually return less than they cost and delay you into a worse month.
What if it does not sell?
Then the price was wrong, because in a functioning market everything sells at some number. We agree up front what we do at the two week and four week marks, so a slow start triggers a decision rather than a silence. You can also end the agreement with me in writing, which is a clause I put in deliberately.
How long does it take in London right now?
Well priced homes under $800,000 are averaging around three weeks from listing to firm. Above $1.2 million it is considerably longer and much more variable. I will show you the real numbers for your street and price band before you commit to anything.
Do I need to sell before I buy?
Not necessarily, but it changes the plan quite a bit. Bridge financing can cover a short overlap, and an offer conditional on the sale of your home is weaker in a competitive band. We will work out which order makes sense for your situation before either side starts.
Start with the three comparables.
A real valuation from a person who has been inside the houses on your street, back with you inside one business day.
- Three live comparables, with the reasoning written out
- What the last six months actually did to your street
- The repairs worth doing, and the ones that never pay back
- No obligation and no follow up campaign afterwards