As someone who’s been actively working with both sellers and buyers in today’s market. I’ve seen a real mix of stale listings sitting for months and competitive situations with multiple buyers competing for the same property. This environment can understandably confuse prospective sellers about the best way to sell their property.
The reality is that the GTA is made up of many micro markets, and 2 neighbouring pockets can perform differently for different reasons. Hiring a realtor who puts in the work on pricing and strategy is key to your success. In-depth analysis and effective strategy are why all my 2026 listings to date (early October) received an accepted offer within 2 weeks of listing.
Interested in selling your home? Schedule a property evaluation.
Letting Go of Yesterday’s Market
In a slow-moving market with few recent comparable sales, it can be tempting to use old data to price your home. I recently experienced this while working with buyers interested in an overpriced listing. When I discussed the price with the cooperating agent and asked which listing they used for comparison, I found they’d used either out-of-date sold properties or even one in an entirely different community.
In the end, my buyers walked away, and the listing never sold and was terminated. In the absence of recent comparable properties sold, there are a couple of other strategies we can use to help price a property and determine strategy. When recent comparable sales are scarce, I will assess active competition, expired listings, market movement, and buyer behaviour, including interviewing other agents for market intelligence.
But even with a thorough market analysis, sellers still make another mistake: Choosing a price based on what they hope to achieve rather than what the current market will support.
Selling your house in order to downsize? Read these related blog posts for more helpful advice.
- Decluttering Tips For Seniors
- Can Downsizing Actually Save Me Money?
- 5 Signs It’s Finally Time To Downsize
Why Pricing Too High Can Backfire
Why starting high to leave room for negotiation can backfire. I always tell my clients that “I’m not in the business of collecting listings; I’m in the business of selling them.”
My clients can always count on hearing the truth from me. In my experience, properties priced as close as possible to the sale price get the most feet in the door. Real Estate is very much a numbers game. The more eyeballs on your property, the more likely it is to generate an offer. When you overprice your property, you tell buyers there is no reason to feel a sense of urgency.
I’ve had one client in the past 4 years who wanted to list higher than I recommended. It is the only price adjustment I’ve experienced with a client in that period. Once we adjusted the price to my original recommendation, the property sold.
Why The First 2 Weeks Matter Most
Your first 2 weeks on the market, when the listing is fresh, tends to be when you get the most traffic and interest. When a listing goes beyond this period, buyers may wonder if there’s a problem with your property, that the sellers may be unreasonable, or that the property is undesirable, and it also increases the likelihood that newer, competitive listings will appear and draw attention away from you.
Today, I received a call from a former client saying she was considering selling her property but was second-guessing because the neighbour’s listings are all sitting. In my meeting with her tomorrow, I’ll be explaining exactly why her neighbour’s properties are sitting unsold.
When Should You Reduce Your Asking Price?
My general rule is to reassess after 2 weeks or 10 showings, whatever comes first. At that point, we re-evaluate based on feedback, showing volume, and current market conditions. We’ll evaluate whether the issue is strategy, price, or presentation.
A Case Study: Why Staging Is a Difference Maker
Every time I hear an agent argue that staging a home, even a dated home, isn’t necessary. I shake my head. Someone who tells you this is telling on themselves. Staging in your home costs ME money, not an inconsequential amount. I’ve invested in staging because I’ve seen the results it delivers for my clients.
In my experience, staged listings sell faster and for more money. One of my 2026 condo sales sold after only 3 showings in a very slow condo market. The happy sellers were convinced they were going to struggle to sell and credited the staging as a major factor in their success: “Thank you for the amazing job staging our condo. We sold it with 3 viewings. That’s impressive.
That would never have happened without the staging. All of the condos that were on the market when we listed are still sitting”.
If your realtor tells you it doesn’t matter that only an investor will buy your dated home, they are eliminating the buyers who will pay the most: End users. Most of them think they can see past an empty home or dated décor, but they can’t. I’ve yet to meet one who can. Even my most handy DIY clients are wooed by a well-presented home. Selling your home successfully requires the right strategy, the right price AND the right presentation.
Searching for more home selling advice? Read these blogs next!
- Are There Tax Breaks for Senior Home Sellers?
- Does Staging Help Sell a House?
- How to Sell and Buy a House at the Same Time
Before & After
I sold an original-condition 1960s home in Oshawa in 2025 with 15 offers and for above market value. We staged it (even with wood panelling and 60s carpet in the basement). The investors who made offers were frustrated because they knew they wouldn’t win. The buyers were a young millennial couple. Staging helped them visualize the home’s potential and see that, despite being dated, it was still livable.
What Happens When Your House Doesn’t Sell?
If your house isn’t selling, it is time to examine the strategy, price, and presentation. You may have a problem in any one of these areas or even all 3. I recommend doing another market evaluation to see where things sit today. The market can change from one week to the next. If you are a downsizer or a move-up buyer, keep in mind that your sales price is also relative to your purchase.
The relevant question isn’t simply if you will get your peak-market valuation. It is also what you’ll pay for the replacement property. If you’ve delayed downsizing because you think you may have missed the market, that may not be true. Get my Complete Guide to Downsizing to learn more.
Ready to Sell?
Are you considering selling in today’s market? Want to find out what your home would realistically sell for? Reach out to me, and I’ll give you an honest evaluation of your home against your competition, recent sales, and the strategy that will attract serious buyers.
Ready to sell? Reach out to 647.283.2127 or email stuart@stuartnodell.com to start a conversation.
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