Skip To Content

Selling A Home in London Ontario

You Are Not a Home Seller Until Your Home Sells And The Money Is In Your Account!

A no B/S way to sell your home!

Step #1:  Dress Your Home for Sale

Buyers look for HOMES, not houses. They buy homes in which they FEEL they would like to live. Getting your home to sell quickly is simple: make it feel like a home! I know it is your home, but will it be the home that attracts as many buyers as possible? Most buyers select homes based on emotions.

Your home is not the only home buyers will see; the average buyer may see 6-8 houses in London before choosing.   You are in competition with other homes for sale in your price range.

  A few tips for showcasing your home for sale:

  • First impressions set the tone for a buyer’s visit. Approach your house in your car as any buyer would.  Examine the outside as you’re approaching.  How does it look?  Are shrubs trimmed?  How clean is the foyer?  How do the grass and landscaping look?  Cluttered looks detract from the architecture of the house.
  • Take a look at the exterior of your house. Is the paint fading or chipping?  Is the colour outdated or impersonal?  How does the roof look?  What do you see first as you drive up to or away from your home?
  • Now go inside just like a buyer would. You want to be aware of four senses: smell, touch, sight, and hearing.  Go through room by room and test all four senses.  Check flooring and carpet for stains and odours.
  •   Pack away all counter appliances, get rid of excess furniture, put away unused dishes, and make your home neat and orderly. If you’ve ever visited a model home, you’ll notice it’s clean and uncluttered. You are going to move anyway, so you might as well pack early and make your home more saleable.
Cleaning your home to get it ready to sell on MLS
  • Hire someone to clean your home professionally. Top to bottom!  Cleaning and cosmetic fix-ups, especially in the kitchen, bathrooms, and primary bedroom, can often yield you up to $10 in extra sales price for every $1 you invest.
  • Pets should be out of sight (and smell!). Get rid of pet odours for showings.  Remember the four senses.  Also, some people are uneasy around pets, and they may distract attention from the features of your home.
  • Pay particular attention to lighting. During the day, open all your blinds and curtains.  If it’s cloudy out, turn on all lights for showings.  Leave your front drapes open at dusk and turn on all the lamps and lights.

At night, do the same, but close your blinds and curtains. When showing your home, turn off all appliances, television, radio, and anything that will distract attention from your home. You might want to play a little light music to enhance the emotional experience for your buyer.

 Step #2:  Pricing Your London Ontario Home Correctly

happy home sellers

Every seller wants to realize as much money as possible when selling their home. The natural inclination is to price the home high, thinking you can always come down in the future. But a listing price that is too high frequently nets the seller LESS money than an original price at market value. Why is this? Because when most people are looking for homes in your price range, they will reject your home in favour of other homes in a reasonable price range.

Buyers know prices; they may have already been in 6-10 or even 16 houses, they can compare, and in the long run, the buyer will decide if your home is priced right! If there are no offers on the house after five days in this market, what do you think the reason was?  

losing money by overpricing a home in London Ontario

 Step #3: Maximizing the Marketing of Your House in London Ontario

The marketing tools that most Realtors use are not very effective anymore. Successfully marketing your home (getting the highest price, at the right time, and with fewer hassles and problems) requires much more. Not surprisingly, less than 1% of homes sold are at an open house! Realtors use open houses to attract buying prospects, not sell your home. And marketing studies show that less than 3 % of people purchased their home because they saw it in an ad.

96.1% of home buyers search online for a house to buy; if they see a home they like, they want professional pictures, a virtual tour, floor plans and an accurate description. Marketing a home to sell takes more than just sticking a sign on your lawn, putting a listing on the MLS (Multiple Listing Service), and praying and wishing it will sell; anyone can do that! It takes assertive, innovative marketing to maximize the selling price!

crossing fingers hoping her home will sell

When your home is for sale on MLS, you enter one of the most competitive businesses anywhere! The primary key to effectively marketing your home is identifying potential buyers.

When you pick up any real estate magazine or flyer, all content looks virtually identical. 2 -6 homes with a small picture of the property and a massive picture of a Realtor and #1 this, #1 that, or a member of so & so club. Or, (I can see your eyes rolling now!), they say stuff like honesty, integrity, we care etc. Well, they better care, be honest, and have all of that and more; it’s your home and your money!

Does three bdrm, two baths, a beautiful home, lovely floors, a clean, good neighbourhood and close to schools put you to sleep? Your home has a story, it is your past, and your home’s marketing must reflect your home’s feel and energy, not necessarily the number of rooms. Most people who can afford to buy a home can count!

Everyone says they have the technology but lack the personal touch or hide behind a keyboard. In a recent Canadian Real Estate Association poll, potential home buyers’ most prevalent frustration was a next-day response or never getting a return call. The primary key to generating a buyer for your home is to reach the buyer first. Great Realtors will have an up-to-date automatic response notifier, virtual tour online, floor plans & excellent marketing copy personalized for your home, neighbourhood reports, and calls to action to reach buyers first.

So again, the first one to reach the buyer wins the sale, don’t settle for anything less!

  Step #4: An Appraisal, an Assessment or What Your Uncle Fred Says Is Not the Market Value of Your Home

How Much Do I list my home in London Ontario For

An appraisal is an opinion of value for an entirely different purpose than selling your home. Usually, an appraisal provides banks or mortgage institutions with information to fund a loan. If a lender is motivated to loan you money, their estimate may come in higher than the accurate market value of your property.

What’s the difference between a comparative market analysis & an appraisal?

There are subtle but significant differences between a CMA and an appraisal. A licensed appraiser performs an appraisal, usually to understand the current value for lending or insurance. A Realtor performs a comparative market analysis to determine a list of selling prices based on comparable sales and market trends. Market value is what a qualified, willing buyer will pay! Accurate information is king; avoid being misled by outside experts’ like well-meaning relatives or co-workers who have a perception of your market value.

   Step #5:  Understanding Your Rights and Obligations

Real estate law and contracts of a purchase and sale are legal documents. When you sign an offer for the sale of your property, it’s a legally binding document; an improperly written offer can create many problems for you:  a sale could fall through, cost you thousands in forced repairs, inspections, and remedies for items included or excluded in the purchase offer.

You must understand what repairs and closing costs you are responsible for in a contract. Have you disclosed everything? The courts do not accept “Oh,” I forgot to mention that” as a defence.

It would be best to review your title carefully and determine whether your property conflicts with local restrictions or laws. (I recently helped a buyer purchase a home, and three outstanding work orders from the city were four years old. And get this, the seller did not even know they existed. So, two real estate people and two lawyers did not do due diligence. All I did was check with city hall; it is just one of the top to-do’s on my checklist!)

If you have to remedy these items yourself, you can spend thousands on legal bills, fines, contractors, and other costs. In the above case, it was $5318. 43! A competent listing champion upfront can help identify and avoid these issues before they become “problems.”

 Step #6: When You Sell, Do You Know Where You Are Going?

Notice that I did not start this step # 6 by “If”you sell, do you know where you are going? It may not be an issue for some, but?

  • You have found your dream home, but you cannot finance it until your home sells. Do not be misled by this statement “Oh, not a problem; your house will sell or should sell within a week or in a month” Really?
  • You make an offer on your dream home, but the sellers will not take a conditional offer on you selling yours, or worse, the sellers take your conditional offer with a 24-hour or 48-hour bump clause, and you get bumped! That hurts.
  • You are counting on clearing or netting x amount of dollars from the sale of your home, and you either get no offers, or the offers you get are nowhere what you thought you were going to clear. Not Good.

Many scenarios can crop up, and I can name 31 more that I have seen or heard. Don’t go there. We will not let you gamble with the most significant investment of your life, will not give you false hope or convince you to take what could be a costly risk on your part. We take the time to explain the pros and cons of the options available before you sign anything

Some do not do much business, so they tell you anything to get a listing or a sale. Overpriced listings happen, and then 30 days after, they ask you to price the home where it should have been in the first place. Experience is like fashion, it changes, and what worked ten years ago, five years ago, or last year may not work today to attract buyers to your home!

In Summary

In today’s market, buyers are increasingly savvy. This means the competition is stiff! That means that your home will sell at the highest profit and in the quickest amount of time when all the ingredients are combined correctly. If only one element is left out of the formula or is out of proportion to the others.

Whew! You read this far! Did you know that you are more informed about the home selling process than 80% of sellers & buyers? As you can see, pricing to sell your home is not the price your neighbour suggests, or a friend of a friend, or to recoup your costs of a poor renovation or upgrades.

If you are willing to utilize these ideas, you’ll know how to price and sell your home for the fastest, most profitable sale. Also, with this information, you’ll never pay too much for any home you ever buy for the rest of your life.

Pricing Your Home To Sell

how much is my home worth in London Ontario? Get the right value now

We’ve all seen the boring, plain, everyday marketing that offers free valuations without seeing your home! Or “Free Home Valuation Reports” cards in our mailboxes or the dreaded cold call “I have a buyer interested in buying your home.” A Comparative Market Analysis is a report supposed to provide an anticipated sales price or price range for the subject property.


How can anyone value your home accurately without physically seeing your home and doing the two to three hours of research necessary? Have you ever bought anything “at ” ballpark price’? or “general price range?” “The market price?” After advising & guiding hundreds of sellers to sell their homes over the years, every house or condo sold was a price we agreed on. Semantics aside, you deserve a price that many willing, qualified buyers will pay.

Getting a property valuation in London Ontario takes more than 5 to 10 minutes, our property valuations are 2-3 hours.

A comparative market analysis (CMA) is a process Realtors use to determine the market value by comparing it to similar properties that have recently been sold and those currently listed for sale. A CMA is a crucial tool for listing Realtors as they determine the price that a seller will list their house or condo for sale, and it’s also a tool for buyers agents advising their clients to make competitive offers. Conducting accurate, consistent CMAs isn’t easy. Most Realtors are not taught this skill in their pre-license real estate classes, so many enter the business without this vital skill or lack the patience to dedicate the time to learn how to price a home correctly.

Our Exclusive London Ontario Home Value Analysis Is Effective

It’s a complete top-to-bottom room-by-room analysis not just of the value but every aspect of your home to identify items that may affect your sales price. Our analysis enables us to identify the selling features or what you can do to help sell quicker or receive a higher price.

Results That Will Move You!

  • You let us know that you would like your condo’s no-obligation, no-cost valuation.
  • Arrange a mutual time to meet.
  • We will prepare for our meeting with the research on prices, demographics and current market conditions.
  • You will not have to sign anything or listen to blah blah blah stuff, malarky, posturing, showcasing or verbal diarrhea.
  • When we get to your unit, a quick introduction and a tour of your home where we will perform a room-by-room review.
  • When completed, sit down with you and address your concerns, fears or the anxiety you may have about moving.
  • If necessary, review a few minor things you can do at a minimal expense to show your condo in the best light.
  • Pricing your unit correctly the first time will give you a better return 9 out of 10 times.
  • Why, when and where to market your condo assertively to attract qualified buyers who are excited to buy!
  • Understanding that there are four types of buyers in this market and why you want to avoid three of them!
  • Understand the difference between Market Value, Perceived Value & Appraised Value and what effects those three will have on your asking price.
  • What are your legal obligations? To your lender? To the buyer?
  • How does being in a Sellers Market in London Ontario affect your asking price & do negotiating skills matter?
  • How to handle showings & offers to yield the best results.
  • Leave with you our research and market reports and best practices to sell.
  • Within 24 hours, I will get back to you with “The Price.” And why!
  • You then decide to choose us to market your condo on MLS or not.


We find selling a house or a condo the easiest part of the selling process; after both parties sign the offer, we genuinely earn our fees!

  • Ensuring the lawyers on both sides of the transaction are informed and followed up with during the process.
  • Cooperating with appraisers, inspections, mortgage lenders
  • In some cases, keeping the transaction on pace and solving challenges.
  • Ensuring our 81-point checklist for closing a sale is completed sequentially.
what our clients say about Ty Lacroix and Michael Theisen
Quite a few people like Realtors who get results!
Your Next Step Is Call 519-435-1600


Call me, Ty Lacroix, Broker of Record 519-435-1600 For Results That Will  Move You

Ty Lacroix Broker of Record & Owner
Or submit the form below