The pricing, timing and negotiation lessons that separate a strong sale from money left on the table.
Facts checked October 2026
Showing 12 tips
New listings get the most attention in the first two weeks. Overpricing wastes that window and often leads to price cuts and a lower final result.
Price to attract competition and let buyers push the price — not the other way around.
Almost every buyer sees your home online first. Your photos are your first showing.
Great photos, a floor plan and video give buyers a reason to book a visit.
Remove 30%–40% of what's in each room before the photographer arrives. Buyers buy space and possibility.
The homes that sell fastest feel bright, spacious and neutral.
Take time to review it properly with your agent. A calm, strategic counter usually beats a quick reaction.
Urgency is the seller's enemy in a negotiation.
Assessments are based on a valuation date of July 1 of the previous year and are made for property tax. Use recent sold prices instead.
Price from today's market, not last year's tax notice.
Spring brings the most buyers, but also the most competing listings. Fall buyers are often serious and motivated.
Timing your listing against competing inventory matters more than the calendar.
The Property Disclosure Statement asks about known defects. Hiding a known problem can lead to legal claims after completion.
Disclose, price accordingly, and close cleanly.
Compare price, subjects, deposit and dates. A clean offer can be worth more than a higher one that collapses at subject removal.
Judge the whole offer by risk, not just the headline number.
Buyers relax, open closets and stay longer when the seller isn't there.
It costs nothing and often improves offers.
In the right market, a set offer date concentrates showings and can create competition. In a slower market it can backfire.
It's a tactic for specific conditions, not a default.
A principal residence sale is usually tax-free, but you must still report it on your tax return. Rentals, partial-year use and homes sold within 730 days (BC home flipping tax) can change the picture.
Talk to your accountant before you list, not after.
Commission, GST on commission, legal fees, mortgage penalties and moving costs all come off the top.
I'll show you an estimate of your actual net proceeds before you decide anything.
Get a free market analysis with an estimate of your net proceeds.