Selling 1 min read

Pricing your home: why the first two weeks decide the sale

Buyers decide what a home is worth faster than sellers expect. How to price, prepare and launch so the market does the work.

Nima Nojavan-KheiraddinReal Estate Sales Representative, B.Sc.

A new listing gets more attention in its first two weeks than it ever will again. Every active buyer and agent in the price range looks at it. If the price, presentation and timing are right, that attention turns into showings and offers. If not, buyers move on, and the listing starts to feel stale.

Price for the buyer who is looking today

Recent comparable sales are the starting point, adjusted for condition, size, lot, parking and the direction the market is moving. Active and expired listings matter too: they are the homes buyers will compare yours to this week, and the expired ones show where the market said no.

Two strategies, one goal

In some segments, listing slightly below value with a set offer date brings buyers together on one evening and lets competition set the price. In others, a well-supported list price that invites offers at any time works better. The right choice depends on inventory, the property type and how buyers in that segment are behaving now. I’ll show you the numbers behind both before you decide.

Prepare before you launch

  • Fix what an inspector would flag: small repairs cost little before listing and a lot in negotiation afterwards.
  • Declutter, depersonalize and light every room. Professional photos, a floor plan and a video tour are now the minimum.
  • Gather documents: permits, warranties, receipts for major work, utility costs, the survey and, for a condo, an up-to-date status certificate.
  • Consider a pre-listing inspection. It answers buyers’ questions up front and can make firm offers easier.

Know your costs

Plan for brokerage commission and HST, legal fees, and any penalty for paying off your mortgage early. Ask your lender for a payout statement so the number holds no surprises.

Watch the first fourteen days

Showings, second visits and feedback in the first two weeks tell us whether the price and presentation are right. If they aren’t, it’s far better to adjust early than to chase the market down.

Filed under SellingToronto market

This article is general information, not legal, tax, financial or mortgage advice. Rules and programs change; confirm details with your lawyer, accountant or lender before relying on them. This material is not intended to solicit properties already listed for sale, individuals under contract with another brokerage, or self-represented parties, as outlined by RECO guidelines.

More on Selling

Selling October 30, 2026 5 min read Selling a Home in Toronto: How to Price It Using Comparable Sales Selling a home in Toronto starts with one decision that shapes everything after it: the asking price. Set it well and you attract the right buyers early. Set it poorly and you spend weeks correcting it. This guide explains how to price your home using comparable sales, how an offer date fits in, and when to adjust after you list. What Is a Comparable Sale? A comparable sale, or "comp," is a recent sale of a property similar to yours, in the same area, that has already closed. Comps matter because they show what buyers actually paid, not what sellers hoped for. A good comp matches your home on: Property type (detached, semi, townhouse or condo) Neighbourhood, ideally the same street or a few blocks away Size, lot, and layout Age and condition Sale date, as recent as possible Your… Read
Selling October 22, 2026 5 min read Selling a Home in Toronto: Set Offer Date or Open-Ended Listing? Selling a home in Toronto starts with one structural decision: do you collect offers on a set date, or accept them as they arrive? Both are legitimate, and neither suits every property. The right choice depends on your price, your buyer pool, your timeline and what each extra week on the market costs you. This guide explains how each method works in Ontario so you can decide with the numbers in front of you. What is a set offer date in Ontario? A set offer date, sometimes called an offer hold-back, is a date and time stated in the MLS listing when the seller will begin reviewing offers. Buyers prepare their offers in advance and submit them for that deadline. The listing is usually public for several days to a week or so first. That gives buyers time to view… Read
Selling October 18, 2026 5 min read Selling a Home in Toronto: What It Really Costs, Line by Line Selling a home in Toronto rarely costs one number. It costs a handful of separate items, each with its own rules, and several only show up on your lawyer's statement a few days before closing. If you know them in advance, you can work out your net proceeds before you list, not after you accept an offer. I'm Nima Nojavan-Kheiraddin. Coming from commercial and investment real estate, I start with the numbers, so this is how I'd walk a seller through them. What Is the Cost of Selling a House in Ontario? The cost of selling a house in Ontario is the total of everything deducted from your sale price before the money reaches you. The main items are: Real estate commission, plus HST Legal fees and disbursements Mortgage payout costs, including any prepayment penalty Closing adjustments, such as property… Read

The approach

With me, you don’t buy with confidence, you close with it.

I'm Nima. My work in commercial and investment real estate has taught me to look beyond the property itself, to the numbers, the risks and the details that matter. I bring that same approach to every residential transaction.

© 2026 Real Demand Global Marketers Incorporated. All rights reserved.