Pre-Sale
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Most of what decides your sale price happens before the sign goes up. Buyers compare every listing side by side on their phones, and the homes that get attention are priced well, look good and feel easy to move into. Here is how to get your home ready to sell: how I price and prepare a home, and where I would spend your time and money.
Key takeaways
- Price from recent comparable sales, not from your BC Assessment or an online estimate.
- The first two weeks on the market bring the most attention. Price for them.
- Listing too high usually means more time on the market and a lower final price.
- Small fixes, a good clean and great photos give the best return before you list.
Start with the right price
Listing too high almost never gets you more money. What usually happens is the home sits, buyers start wondering what is wrong with it, and you end up dropping the price anyway. Often you sell for less than if you had priced it well from day one.
A good price starts with real comparable sales: homes like yours, nearby, that sold recently. I adjust for the differences that matter, such as size, condition, updates, views, parking and the exact location, and I look at what you are competing with right now.
BC Assessment values are set for property tax, based on the market in July of the year before. They are not a list price. Online estimates are a starting point, but they cannot see your renovation or your view.
Why the first two weeks matter most
When a home is new on the market, every active buyer looking in your area sees it at once. That is when you get the most showings and the best chance of strong offers. After a few weeks, a listing can feel “stale”, and buyers start to ask for discounts.
That is why I would rather price a home right and create interest early than start high and chase the market down.
Fix the small stuff so your home is ready to sell
A dripping tap, scuffed walls, a light that does not work. None of it costs much, but together it tells a buyer the house has not been looked after, and they start adding up repairs in their head.
- Touch up paint in high-traffic areas, in a neutral colour.
- Fix leaks, loose handles, sticky doors and burnt-out bulbs.
- Deep clean everything, including windows and carpets.
- Tidy the front of the home. It is the first photo and the first impression.
Big renovations right before selling rarely pay for themselves. If you are thinking about one, talk to me first and we will look at what buyers in your area actually pay for.
Clear things out so your home feels ready to sell
People need to picture their own things in the space. Clear the counters, take out a few pieces of furniture and pack away family photos and collections. Rooms look bigger and photograph better. In many homes, professional staging is worth it, especially for vacant homes and condos.
Invest in great photos and video
The photos and video are your first showing. They decide who books a viewing. This is not the place to save money. I use professional photography, floor plans and video so buyers can understand the home before they walk in.
Know your costs before you list
Selling has costs, and it helps to know them early so you can plan your next move:
- Real estate commission, plus GST on the commission.
- Legal or notary fees for the sale.
- A mortgage prepayment penalty, if you are breaking your mortgage early.
- Moving, staging and any repairs before you list.
The sell and buy calculator shows what you will have left for your next home after these costs.
Be ready for offers
Most offers in BC come with subjects, such as financing and an inspection. A higher price with risky subjects is not always the best offer. When offers come in, I go through each one with you: the price, the deposit, the subjects and the dates, so you can choose the one that is most likely to close on terms that work for you.
Many sellers also fill in a property disclosure statement. It is not required in BC, but buyers often ask for it. Be honest and accurate. If you are not sure about something, say so.
Your checklist for a home that is ready to sell
- Get a realistic price based on recent comparable sales.
- Fix the small things and give the home a deep clean.
- Declutter and stage so buyers can picture themselves living there.
- Book professional photos and video before you list.
- Know your costs and what you will have left for your next home.
- Plan for offers and decide what matters most to you: price, dates or certainty.
Thinking about selling? Ask me for a free home valuation and I will tell you what your home is worth today and what would make the biggest difference before you list.
General information only, not legal, tax or financial advice. Rules change, so check what applies to your situation before you act.
