FAQ for
Sellers

Generally, a home doesn't sell for one or more of three reasons:

• It's overpriced — relative to comparable recent sales and current competition
• It's not marketed well enough — both online and offline
• It doesn't show well — the emotional connection buyers make when they walk in isn't there

Start by having an honest conversation with your agent. Re-evaluate your home against recent sales, currently active properties, and expired or terminated listings. How does yours compare? If pricing is fair, look at the marketing — is your home being found online, and does the presentation stand out? Finally, look at the home itself. Staging, cleanliness, and curb appeal all affect how buyers feel when they walk through the door.

No. The first two weeks on market are critical. This is when realtors and buyers pay the most attention and form their first impression — both of the property and of you as a seller. If you start too high, by the time you reduce to market value the listing has gone stale. Buyers who do come in at that point tend to lowball, knowing the property has been sitting with little activity.

Pricing accurately from day one generates the most interest, the strongest offers, and the best outcome.

That depends on a number of factors: the type of home you have, your local market conditions, the macro market, the time of year, your personal goals, and whether you've already purchased a home. There's no one-size-fits-all answer.

The best approach is to have a REALTOR® come through for a tour, review comparable sold, expired, and active properties, and discuss a pricing strategy that's tailored to your situation.

The Fraser Valley and Greater Vancouver market is seasonal. November through January tends to be the slowest period, with the market picking up again in spring by March. While many completions and possessions occur in August, it tends to be a softer month for new listings and activity, with a rebound in September.

That said, less competition during off-peak months can be a significant advantage depending on the type of property you own. It's best to discuss timing and strategy with an experienced agent who knows your specific market.

This depends entirely on your situation, goals, and comfort level. Think about both worst-case scenarios:

• If you buy first and your home doesn't sell right away — how comfortable are you carrying two mortgages?
• If you sell first and haven't found something you like — do you have alternative living arrangements so you can take your time?

If you're buying in a more competitive market than you're selling in (e.g., moving from the suburbs to an urban area), selling first is usually safer. Standard completion timelines are 45–60 days from accepted offer, but everything is negotiable.

If your purchase closes before your sale, you'll likely need bridge financing from a lender, which comes with a setup fee and daily interest charges. Bridge financing requires firm accepted offers on both your purchase and sale. Talk to your mortgage broker before deciding.

Absolutely. If just putting your home on MLS was enough, every listing would sell — and every agent would be successful. The reality is that buyers are looking at 12 or more homes before or after they walk into yours. A strong marketing campaign ensures they find your home in the first place, and that when they do, it stands out.

Over 90% of buyers start their home search online. Professional photography, video, targeted digital advertising, social media, and print materials all play a role in making sure your home gets maximum exposure and generates the emotional response that leads to offers.

Yes — especially in the Greater Vancouver and Fraser Valley markets. In competitive conditions, it's common for showings to begin at the open house, with offer presentations the following week. In those scenarios, open houses are the main attraction and your buyer is very likely coming through.

The people who attend open houses range from qualified buyers with agents to curious neighbours. A good agent will qualify every person who walks through the door. In almost every case, I recommend a well-advertised public open house the first weekend of the listing.

No — it's best to leave. The purpose of a showing is for the buyer to picture themselves living there. When the owner is home, buyers often feel like they're intruding. They rush through, don't look at details, and leave without forming an emotional connection to the property.

Showings typically take only 15–20 minutes. Take that time to go for a drive, enjoy a walk, or grab a coffee.

It's not required, but it's often helpful. A surprising number of buyers come from the immediate neighbourhood — they may be looking for an investment property close to home, or they have friends and family who want to move into the area. A lawn sign is a simple, low-cost way to ensure your property gets local exposure.

No. When you receive an offer, you have three choices: accept it as-is, counter offer, or reject it altogether.

However, pay close attention to the terms in your listing contract. If your listed terms are "cash" and someone presents a cash offer at list price, you may be required to accept. A good listing agent will set your terms as "TBD" (to be determined) when the property is first listed to keep your options open.

No. When either party counters, the previous offer is null and void. A counter offer is essentially a new offer — the other party can accept it, counter again, or walk away. This is important to understand, especially if you've received multiple offers.

Renovations can increase your home's value, but they rarely return 100% of what you invest. Your return depends on the starting condition of the home, the quality and neutrality of the work, and whether the style appeals to the average buyer.

Based on experience and data from the Appraisal Institute of Canada, here are typical ROI ranges:

• Kitchen or bathroom upgrade: 75–100%
• Interior paint: 50–100%
• Roof replacement: 50–80%
• Furnace/hot water tank, flooring, doors & windows: 50–75%

If you're unsure what's worth doing before listing, reach out for a quick walkthrough — I can give you targeted recommendations based on what will actually move the needle for buyers in your area.

The main costs to budget for when selling include:

• Real estate commission — paid as a gross commission from the sale, split between the listing agent and the buyer's agent
• Cleaning, staging, and prep — professional services to present your home at its best
• Legal fees and disbursements
• Mortgage penalty — if you're breaking your mortgage before the end of your term

Note: property transfer tax is paid by the buyer, not the seller. When you go on to purchase your next home, you'll be the one paying PTT at that point.

You're not legally required to — you can price, market, show, negotiate, and close the sale yourself. However, over 90% of home sellers use a REALTOR®, and for good reason.

Without professional market knowledge, for-sale-by-owner listings tend to produce one of two extremes: the home sells well under market value (lost profit), or it sits overpriced for months with no offers (lost time and opportunity). A good agent brings accurate pricing, marketing reach, negotiation expertise, and transaction management that typically results in a higher net sale price — even after commission.

Listing contracts include an expiry date and the length is agreed upon between you and your agent. In the Fraser Valley and Greater Vancouver, contracts are typically 4–6 months in length. The minimum under the Real Estate Board of Greater Vancouver's rules is 60 days.

If you feel your agent isn't performing, start with an honest conversation. If that doesn't resolve things, you can contact the agent's brokerage and speak with the managing broker. I believe that if I'm not delivering results for you, you shouldn't be locked into a contract — and I'm happy to discuss that upfront.

No. The buyer of the property pays the property transfer tax, not the seller. When you go on to purchase your next home, you'll be the one paying PTT at that time.