Sellers Hub
Sell smart. Sell for more.
The complete guide to selling your home in Ontario — process, preparation, pricing, marketing, and how to avoid the mistakes that cost sellers thousands.
2–8 wks
List to firm sale
~5%
Total commission
30–60
Days to closing
The Path
From decision to keys handed over
Five distinct phases — what happens, how long it takes, and what I'm doing alongside you at each step.
Plan & Choose Realtor
1–2 weeks
Get clear on why you're selling, your timeline, and your bottom line. Interview 2–3 agents — pick someone you trust, not the highest valuation.
Prepare the Home
1–3 weeks
Declutter, repair, deep-clean, and stage. First impressions matter — buyers spend 10 minutes on a listing photo deciding whether to visit.
Price & List
1 week
Set a price based on real comparables, not wishful thinking. Professional photos, MLS, marketing materials — go live with maximum exposure.
Showings & Offers
1–4 weeks
Tour buyers through, listen for feedback, review every offer. We negotiate price, conditions, deposit, and closing date — not just the headline number.
Closing & Move Out
30–90 days
Conditional period, firm sale, final paperwork with your lawyer. I stay involved through closing day and hand-off.
The Real Comparison
DIY vs. working with a realtor
Selling privately can work — but the data is clear about what you're trading off. Here's the honest comparison.
Sale price
Often 6–10% below market
Market price or above
Marketing reach
Your network + a sign
MLS + buyer agents network
Negotiation
You alone, no experience
Professional, with leverage
Showings
You schedule + show
Realtor manages, screens buyers
Paperwork & legal
Mostly on you
Realtor + lawyer, full coverage
Time commitment
20–40 hours/week
Hours, not days
Disclosure risk
You're liable
Guided through requirements
Commission
0% saved (often offset by lower price)
5% typical, paid from proceeds
The honest math: Studies of Toronto-area sales consistently show FSBO homes sell for 6–10% less than agent-listed homes. On a $900K home, that's $54K–$90K — more than the typical full commission. Plus the time you save.
Pre-Listing Prep
The home preparation checklist
Check items off as you complete them. When you're ready, print only what's left to tackle — or share it with your stagers and cleaners.
Inside Your Home
Floor Coverings
Walls & Ceilings
Windows & Doors
Kitchen
Bathrooms
Outside Your Home
Structures
Yard & Environment
What You Get
What I do when you list with me
Six concrete services. Not vague promises — specific work that moves your listing from "for sale" to "sold above asking."
Strategic Pricing
Detailed market analysis with real recent comparables — not algorithm guesses. We price to position your home as the best option in its range.
Professional Photography
High-resolution photography, drone shots for exterior/yard where it adds value, and video walkthroughs for premium listings.
MLS + Full Marketing
TRREB and REALTOR.ca exposure, plus targeted digital ads, social media reach, RE/MAX network promotion, and printed materials where relevant.
Showings & Open Houses
Manage showing schedules, qualify buyers, host open houses, gather feedback after every visit, and report back so we can adjust strategy.
Offer Negotiation
Present every offer with full analysis — price, conditions, deposit, closing date, and buyer financing strength. We push for the right terms, not just the highest number.
Close-Day Support
Coordinate with your lawyer, the buyer's agent, and any service providers right up to keys-changing-hands day. You're never on your own.
Before You Sign
5 questions to ask any realtor
The interview questions sellers should ask before signing a listing agreement. Including with me.
Avoid These
5 seller pitfalls
Common seller mistakes that cost real money — or worse, kill the deal entirely. Don't be these stories.
Overpricing to 'test the market'
Buyers and agents see new listings instantly. Overpriced homes sit, get stale, and then sell for LESS than they would have at the right price. Start at market — don't chase it down.
Skipping the home prep
'Buyers will see past it' is a myth. Cluttered, dirty, dated-looking homes don't just sell for less — many buyers won't even visit. The ROI on prep is almost always positive.
Being home during showings
Buyers can't picture themselves living somewhere if the current owner is hovering. Leave the house, take the pets, and let the buyer feel out the space honestly.
Reflexively rejecting the first offer
First offers are often the best ones — serious, qualified buyers move quickly. 'I should wait for a better one' is how listings go stale. Evaluate every offer on its merits.
Hiding known issues
Ontario disclosure laws are strict. Hidden problems found during inspection (or later) can collapse deals, trigger lawsuits, or void closings. Disclose, repair where worthwhile, and price accordingly.
Common Questions
Seller FAQ
The questions sellers ask most often. If yours isn't here, just ask.
Free, No Obligation
Curious what your home is actually worth?
I'll run a free market evaluation — real recent comparables in your neighbourhood, honest pricing, no pressure to list. Either you get useful information, or we end up working together. Both are wins.