Selling in the GTA

Know your number before you list.

A price built from real sales on your street, a plan to get the house ready, and marketing that brings the right buyers.

What’s my home worth? Book a call
Red brick house with a front porch in Toronto
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A valuation done by hand, not an algorithm

  • Recent sales on your street and in your building, adjusted for size, condition and upgrades.
  • What you are competing against right now, and how fast it is selling.
  • A price range you can list at, with the reasoning behind it. Free, and no obligation.
Request my valuation
Tree lined residential street in Toronto
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Small fixes, real return

Buyers decide in the first minute. Most of what moves them costs little. We walk the house with you and tell you what is worth doing, and what is not.

Fresh, neutral paintCovers scuffs and bold colours so buyers picture their own life there. Usually the best money you will spend.
Declutter and deep cleanRooms look bigger and photos look better. Costs time more than money.
The small repairsDripping taps, sticky doors, loose handles, old caulking. Buyers read them as signs of bigger problems.
LightMatching bulbs, a dated fixture or two replaced, blinds open. Bright homes photograph and show better.
Curb appealA clean entrance, fresh mulch, a tidy lawn and a painted front door. It is the first photo and the first impression.
A walk through with MoMo has renovated, built and flipped homes, so he can tell you which fixes buyers pay for and which they ignore. For anything bigger, we bring in a home inspector or the right trade.

What we tell you not to do matters too: big renovations right before listing rarely pay back in full.

Staged bedroom with soft neutral bedding and natural light

Staging that sells the space

Staging is not decorating. It shows buyers how each room works.

  • A room by room plan: what to keep, what to store, where furniture goes.
  • Help with the hard rooms: an empty room, an awkward layout, a dated kitchen.
  • Professional stagers when the house calls for it, and virtual staging for empty rooms, always labelled as such.
  • Then the photos, taken once the house is at its best.

Our marketing plan

What every listing gets, as standard.

Full mediaProfessional photos, floor plans, drone and a 3D tour.
Everywhere buyers lookMLS, the major real estate sites, Instagram, Facebook and YouTube.
Sent to buyersStraight to our buyer list and the agents working those buyers.
Showings that sellOpen houses and showings run by us, with feedback to you after each one.

What we do differently

No surprisesWe suggest a pre listing home inspection, so issues come out early and the deal holds together.
Priced from dataReal sales and the homes you compete with, not a number that just sounds good.
Straight talkWhat you need to hear about price, even when it is not what you hoped.
With you afterYour next home, your move, and anything that comes up after closing.

Six steps to sold

From the first number to the day you hand over the keys.

Our full process →
  1. Price it from the dataA full comparative market analysis, not a number that sounds good.
  2. Prepare the houseThe small fixes that pay back, and staging.
  3. List at the right momentTimed to inventory and demand in your area.
  4. Market it everywherePhotos, 3D tour, MLS, social and our buyer list.
  5. Negotiate the best netPrice, deposit, conditions and closing date, together.
  6. Close smoothlyWe work with your lawyer through to closing day.

Calculator

A quick look at the equity in your home today.

Selling costs such as legal fees, any mortgage penalty and our fee depend on your home and your plan. We go through every line with you on a call, free, before you decide anything.

Go through my numbers

Your equity today

Not sure what it would sell for? Get a free valuation.

Things sellers ask us

Tap any one to open it.

When is the best time to sell?

Spring usually brings the most buyers. Fall and winter bring less competition, and a well priced home sells all year. We look at inventory and days on market in your area before picking a launch date.

Is staging worth it?

Usually, yes. Declutter, neutral paint and clean curb appeal cost little and change how buyers feel in the first minute. We give you a room by room checklist and connect you with stagers if you want one.

How do you set the list price?

From the last 90 days of comparable sales, what is listed now, and how fast it is selling. Price it right from day one: homes that sit get discounted.

What do I have to disclose?

In Ontario a seller must disclose known hidden defects that make a home dangerous or unfit. Fixing or disclosing problems before you list removes surprises that kill deals later. Your lawyer can advise on your situation.

How do multiple offers work?

We set a clear offer date, register offers, and compare the whole package: price, deposit, conditions and closing date. The highest number is not always the best offer.

What does selling cost?

Our fee plus HST, legal fees, and any mortgage discharge or penalty. It depends on your home and your plan, so we go through every line with you on a call before you decide. In Ontario the buyer, not the seller, pays land transfer tax.

Thinking of selling this year?

Start with a free valuation. You will know your number, and what you would walk away with, before you decide anything.

What’s my home worth? Book a call
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