How we sell your home

Consultation

We start with what you are trying to achieve and by when — not with a number. A price is an output of your timeline, your next move and the market you are selling into, and quoting one before we understand those is how sellers end up committed to a plan that was never going to work.

If your timeline and your target price do not fit together, this is where you hear that. Before you have signed anything, while changing course still costs you nothing. A listing agreement signed on an optimistic number is the most expensive document in this process.

Pricing

A comparative market analysis built on recent comparable sales, with the working shown: which properties we used, and why. You should be able to disagree with our number, and you cannot do that if you never see how it was reached.

If the honest number is below what you hoped for, you get the honest number rather than a softened version of it. Agents who win listings on price and negotiate them down four weeks later are not doing you a favour — they are borrowing your time to buy the listing, and you pay it back in days on market.

Preparation

Cleaning, repairs, decluttering, staging and design advice, then professional photography and video. Preparation is the part of this process with the clearest return, and the part most often skipped because it happens before there is any money on the table.

We will also tell you which improvements you will not get back. Money spent on the wrong ones is one of the commonest ways sellers lose out before they even list — a renovation that costs fifteen thousand and returns five is a worse outcome than listing as-is, and nobody tells you that after you have done it.

Marketing

The MLS® listing, professional feature sheets, direct mail, and targeted campaigns on YouTube, Facebook and Instagram. The MLS® listing is the one that does most of the work — it is what feeds REALTOR.ca and every portal a buyer actually searches — so it is written and photographed as the primary asset rather than the box to tick before the social posts.

We pay for the photography, and you get the photos. They are images of your home; you should not have to ask permission to use them, and you should not lose them if the listing changes hands.

Showings and open houses

Managed showings and open houses, with every appointment request and every piece of feedback passed on — including the feedback that is uncomfortable to read. You are making decisions with this information, and a filtered version of it produces worse decisions than no version at all.

Silence from the market is information too, and we will say so. A week of showings with no second visits tells you something specific about price or presentation, and the useful moment to act on it is that week — not after a month of hoping.

Offers and negotiation

We present every offer and explain the terms, not just the price: conditions, deposit, closing date, and what each is worth to you. A higher number with weaker terms is not automatically the better offer, and the gap between the two is where most of the real money in a sale is won or lost.

We will tell you which one we would take. Laying out the options and leaving the decision entirely to you is the safe thing for an agent to do and the least useful thing for a seller — you are paying for a judgement, and you should get one, stated plainly enough to argue with.

Inspections and professionals

Pre-listing inspections where they are worth doing, and introductions to lawyers and trades we have worked with, so problems get found and priced before a buyer finds them for you.

The difference matters more than it sounds. A defect you disclose is a line item you priced in. The same defect found during a buyer's condition period is a renegotiation you are having from behind, on their timeline, with your next purchase already depending on the closing date.

Closing preparation

We follow up with the cooperating brokerage to confirm conditions are cleared and the paperwork is where it should be. The aim is that anything wrong surfaces early, not in the final week when there is no room left to fix it.

Most deals that fall apart do not fail on the last day. They fail on something that was already true weeks earlier and that nobody checked.

Closing

We oversee document signing and stay with it until your solicitor confirms the proceeds have reached you. The sale is not finished when the deal firms up or when the keys move — it is finished when the money is in your account, and that is the point we work to.

After the sale

Questions after closing, moving resources, and a straight answer whenever you next need one — whether or not there is a transaction in it for us.

A brokerage that only returns calls when there is a commission attached has told you what the relationship was. Most of our work comes from people we have already acted for, which only happens if the answer after closing is as useful as the one before it.