What is the Right Asking Price?

Arguably the most important detail in selling your property is to determine an effective asking price. The goal is to secure the highest possible sale price. To do so, you must set a reasonable asking price that will attract qualified Buyers. If you list your property too low, it may sell for less than its full potential. If you list it too high, you will discourage potential qualified Buyers from even viewing your property, resulting in less exposure and fewer quality offers. It will sit on the market too long, lose the hype of a new listing and probably require a price reduction down the road. Meanwhile, your overpriced listing helps promote more reasonably priced competitor properties in your area! This is not what you want!

As your Designated Listing Agent, I will help you determine a competitive asking price that will stimulate excitement and activity from qualified Buyers. First, I spend the time to learn all about your property: its size, style, location, finishings, yard, parking, and other quality attributes … as well as its deficiencies and the potential need for repairs. This allows me to make an informed asking price recommendation, devised by a methodical Comparative Market Analysis of similar properties currently for sale and those recently sold in the same neighbourhood. Ultimately it is your property and you call the shots when setting your asking price! I just help you to make informed decisions.

Bring on The Buyers

Once your property is listed on MLS® and Realtor.ca with a competitive asking price, I will make sure Buyer’s Agents and Buyers are made aware of the hot new listing on the market! I will work with my Realtor ® colleagues and alert my Buyer clients who are searching for properties like yours. My professional website will showcase your property with greater detail, more pictures and video than afforded by MLS® and the Realtor.ca site. I also advertise in traditional print publications and local newspapers, as well as online publications and social media. Together we will develop a marketing plan to reach the right demographic of suitable Buyers with maximum exposure.  

Locally, professional RE/MAX sales signs will draw the attention of neighbours and home shoppers. I will also place extra signs around the neighbourhood to highlight open house viewings, which I will personally facilitate and host. When a potential buyer becomes interested in your property, they will most likely want to schedule a private viewing. This allows the Buyer to carefully scrutinize your property and determine if they could call it “Home”. I will coordinate a mutual time that is acceptable to all parties and make sure the Buyer’s Agent is granted access to your home. After open houses and private viewings, I will always strive to get feedback from potential Buyers and share it with you.

Offers to Purchase

When a Buyer decides that your property is “The One”, their Buyer’s Agent will draft and submit an Offer to Purchase. This is a legally binding contract whereby the interested Buyer is offering to pay you, the Seller, for transfer of your property title into their possession. The Offer to Purchase may be higher or lower than your asking price, be asking for a different possession date, be hindered by conditions, or demand different inclusions and exclusions than you have offered in your property listing. I will receive the offers and present them to you, giving my professional appraisal of their quality. Together we will review the merits and drawbacks of each. Does the offer meet or exceed your expectations? Is it unworthy? It is your property for sale, so it is your decision to make.  

You have the option to accept the offer as written, make a counter offer, or outright reject an offer. I will work with you to draw up any counter offers and negotiate them with the Buyer’s Agent and Buyer to reach a favourable outcome on your behalf. I will always keep you abreast on the negotiation progress.

Once you have accepted a Buyer’s offer, you are on your way to closing and receiving the funds promised for the smooth sale of your property! This is an exciting time! At this point, you should be celebrating and not worrying about anything other than packing!

Yet there is still some work for me to complete. I will continue to represent your interests to safeguard closing the transaction. I will follow up to make sure that all conditions are waived in time. I will work with the Buyer’s Agent and your Real Estate Lawyer to verify that all paperwork is in order and the transaction closes on time. As your Designated Listing Agent, I am by your side from the day we meet until the funds are in your bank! After that, I am still available to help you with any questions or concerns you may have. Your satisfaction with the sale of your property is my #1 priority!

Staging Savvy

As your Designated Listing Agent, I will help you make your home look it's absolute best. We will sharpen it up to produce enticing photographs for your listing that arouses the attention of as many potential buyers as possible. When suitors attend an open house or private viewing, it must dazzle them immediately. We have all heard of “Love at First Sight” and “First Impressions” – the same is true in Realty! Seldomly is there a second chance? As an objective outsider, I can give you my professional opinion about how your home will show.

Staging can be as simple as working with what you have, allowing me to bring in a few decorative pieces of furniture, or hiring a professional home staging company. It is imperative to make your home feel as large, airy and inviting as possible. Maybe the floral couch has had its time in the sun? The bent blinds may not be a sight for suitors? The carpet stains may cause you selling pains! Weedy grass may cause Buyers to pass! The point is, that you want your home to be in great condition when you are trying to sell it.

Are you willing to invest a few dollars in your home before listing it in order to differentiate it from its competitors and command a top sale price?! A fresh coat of light, neutral paint is the least expensive way to brighten up any interior and make it feel new. Worn-out carpets can quickly be replaced and add new comfort. Light fixtures, faucets and switches are all simple fixes.  

While you may cringe at the idea of investing money in your home only to leave it behind, it may be necessary if you want to achieve a competitive sale price. Staged homes tend to garner more interest from Buyers. From the initial listing photos to personal viewings, staged homes feel more spacious and better maintained. They tend to draw more attention to personal viewings and result in better offers.  

On the other hand, unstaged homes can feel cluttered, and overwhelming and look like they require a lot of work. They tend to draw fewer potential Buyers for private viewings and result in fewer offers. The offers also tend to be lower, as the Buyer tries to compensate for anticipated expenses to offset renovation costs – or just lowball a home that has been on the market for too long. Once a home is on the market for a long period, it often loses the interest of Buyer Agents and Buyers alike. Eventually, the asking price is dropped to make it more competitive. This is not the satisfying route to selling your home! Let me help you make a smooth sale!

Showing and Open Houses

As a Seller, the efforts you make to show your home – whether earnest or lackadaisical – greatly contributes the time it takes to sell and its sale price!  

Here are a few tips to prepare your property for successful viewings:

  • Curb appeal – first impressions!
  • The walkway is free of snow, the lawn is maintained, weed-free flower beds, pressure washed house, stained deck, no summertime Christmas lights
  • make sure your home is meticulously clean 
  • spotless toilets, sinks and faucets, washed windows, made beds, vacuumed carpets, mopped floors, clean counters, fingerprint-free fridges, organized kitchen counters, hidden laundry hampers 
  • declutter – remove personal photos, knickknacks, and excess furniture
  • Buyers want to visualize themselves in this open space
  • remove yourself and your pets (if possible)
  • allow potential Buyers to comfortably view your home without feeling like they are being watched over – their Buying Agent is an authorized Realtor® and is responsible for the care of your home while in their possession
  • if you cannot be absent, make yourself scarce
  • nobody wants to worry about a barking or sniffing dog interfering with a viewing or a cat running out the front door 
  • if they cannot be absent, confine them to the least important room for the duration of the viewing
  • open windows for fresh air (weather permitting); do not overwhelm your property with chemical scents and air fresheners
  • maintain a comfortable room temperature – not cold or hot
  • open curtains and blinds to allow natural light in
  • turn on most of the lights so that potential Buyers can view your property and the Buyer’s Agent doesn’t have to fumble through your home looking for the appropriate switches
  • make sure I am aware of any security alarm systems so that you don’t scare off potential Buyers

If your hectic schedule does not afford you the time to polish your property, I am happy to recommend an excellent cleaning company that will for an affordable fee.

Contact Bruce for Representation

Selling your home can be complicated and stressful, but it does not need to be! Choosing the right agent is critical. When you retain me as your Realtor®, I will work with unwavering dedication to ensure that your home sells quickly, for the highest possible price, and is a successful experience for you!  

This process begins with a FREE consultation meeting, which can be at your home, in my office, or at your favourite coffee shop! No pressure. No obligation. The coffee is on me! Our initial meeting is to determine your goals. I take the time to learn about your motivations for selling, your timeframe, and your expectations. I will clearly explain the selling process and the services I offer. This also gives you the opportunity to get to know me, ask me any questions, and allow me to address any concerns you may have. As a seller, you will be working closely with your Realtor®, so it is important that you like them!  

If you choose to enter into a Service Agreement and engage me as your Designated Listing Agent, you have made a great choice! I will be in your corner every step of the way throughout the selling process until the sale closes and the money is in your bank!

As your Designated Listing Agent, I will work tirelessly to act in your best interests and help you achieve your goals. My services include:

  • working directly with me and not be delegated to an assistant 
  • taking the time to learn about your goals and motivations
  • being accessible and maintaining continuous communication 
  • helping you determine a competitive asking price for your home based on current sales data and market knowledge
  • staging your home to maximize Buyer appeal for listing and viewings
  • obtaining your Certificate of Title from the Land Titles Office and ensuring that there are no encumbrances impeding the sale of your property
  • photographing your home for listing on the Multiple Listing Service (MLS®) and Realtor.ca
  • measuring your home according to the Residential Measurement Standard for listing on MLS® and Realtor.ca
  • entering your listing on MLS® and Realtor.ca with professional photography and detailed property descriptions to attract Buyer’s Agents and qualified Buyers 
  • promoting your property on my website with additional photos and videos, through social media and with traditional marketing materials
  • creating local exposure with professional RE/MAX sale signs 
  • advising on strategies to prepare your home for showings and open houses
  • scheduling showings and open houses
  • personally hosting open houses to potential qualified Buyers
  • showing your property to my Buyer clients, if it suits their search criteria
  • sharing your property with my Realtor® colleagues 
  • promptly responding to all prospective Buyers’ inquiries
  • presenting you with all offers and negotiating the best sale price and terms on your behalf
  • continuing to oversee the fine details after offer acceptance through to closing, ensuring the sale closes in a smooth fashion 
  • recommend the best professionals and service providers to fulfill your needs: cleaners, photographers, home staging, painters, home inspectors, insurance providers, lawyers, plumbers, electricians, HVAC, etcetera

Contact Bruce for a FREE consultation meeting. No pressure. No obligation.