Spring in Toronto is always a busy time for real estate, but this year was something else. Driving down certain streets, I’d see three or four homes for sale on the same block. Buyers had options—lots of them. If you’re planning to list, here’s what actually worked (and what didn’t) in this ultra-competitive market.
1. Price It Right—Or Nothing Else Works
This can’t be overstated.
“Most sellers aren’t real sellers until they make their first price adjustment.”
I’ve said this to clients more than once this year. If you want to sell—really sell—you need to nail your price from day one. It doesn’t matter how well you stage, how many open houses you run, or how slick the marketing is—if the price is off, you’re not going anywhere.
2. Preparation Still Matters—But Only in Context
I’m all for staging, cleaning, professional photos, and even small repairs. But none of that can mask a price that’s too high. Where presentation really shines is when you’re priced correctly, because buyers will instantly feel like they’re getting value.
The first few open houses are where the real traffic is.
“Your first three to four open houses are your most important ones in terms of traffic…”
Make showings easy to book. Remove obstacles. Let people walk through and give you the early feedback you need to pivot.
3. Be Flexible With Your Offer Strategy
Offer dates work great—if you’ve got a standout property. But don’t force it. This spring, we saw agents remove the “offer date” label just to get more traffic, while leaving the price unchanged. That tactic may get people in the door… but it kills trust.
“If you’re not getting offers, don’t double down. Reassess.”
There’s no one-size-fits-all. The key is being honest about your position—and willing to pivot fast.
4. Know What You’re Up Against
Want a simple way to stand out? Do your homework.Look up comparable homes, check active listings, and know what features buyers in your area value—like a double garage, finished basement, or walkout lot.
“Buyers today are comparing across neighbourhoods. It’s not just about location anymore—it’s about product.”
Mike’s Final Advice for Sellers:
If you’re thinking of listing your home, remember:
- Price drives everything.
- Prep and stage after you price properly.
- Maximize momentum in week one.
- Be open to feedback. Adjust early.
- Trust your agent—but only if they’re giving you honest, data-backed advice.
📞 Want a real-time read on your home’s market position? Let’s chat. I’ll give it to you straight—what’s working, what’s not, and what we can do about it.
