We list and sell completed homes and condominiums across the Greater Toronto Area. What follows is what we do and what we will tell you before you sign anything.
The price is the strategy
Everything else is execution. We price from closed sales in your building and district — adjusted for exposure, floor and finish — and against the MLS HPI benchmark, which is mix-adjusted and so tracks value rather than whatever happened to trade last month. Then against the live competition: what is listed now, at what, and how long the last comparable units took.
The current figures for every district we cover are published on this site, Toronto and the GTA, updated monthly from TRREB. If we disagree with your number you will hear it before we take the listing, not after sixty days of silence.
Preparation
Paint, decluttering, staging and the small repairs a buyer's eye stops on usually return more than they cost. Kitchens and bathrooms usually do not, not at resale, not on the timeline you are working to. We will tell you which category each item falls into and roughly what it buys you in days on market.
Exposure
- Professional photography, floor plan and accurate measurements.
- MLS and the portals it syndicates to.
- Direct circulation to agents who have transacted in your building. For a condominium this reaches the actual buyer pool faster than anything public.
Offers
Holding offers only works when there is enough competing demand to fill the room; in a district carrying months of inventory it can cost you the first serious buyer. That is a decision to make from the inventory figures, and to revisit if the first week does not deliver the traffic it should. Under Ontario's current rules a seller may also choose to disclose the contents of competing offers — an option worth considering deliberately rather than by default.
Commission
2.5 per cent on the sell side, plus 2.5 per cent to the co-operating brokerage that brings the buyer — the figure published on MLS, and the one that decides how many agents show your unit. Both are set out in the listing agreement before you sign it, as a number rather than a percentage you have to compute.
Commission is negotiable. It is not set by any board, association or regulator, and it is illegal for brokerages to agree rates between themselves. What we will not do is quietly cut the buy-side share to win a listing: that is the part that determines whether your unit gets shown, and it costs you more than it saves.
Also
Buying at the same time is buying, and which closes first is worth planning rather than discovering. If you hold a pre-construction contract rather than a finished unit, you are selling a contract, not a home — see assignments.