Beyond comparing the price with other homes in the area, consider the home's potential for appreciation. Trending and up and coming areas can lead to opportunities that established neighbourhoods just can't provide. Look into upcoming infrastructure projects or developments that might increase property values. A good deal today might become a great investment tomorrow.

Stand out by writing a personal letter to the seller, explaining why you love the home. Financially, make sure your offer is as clean as possible, with minimal conditions. A larger earnest money deposit can also show you're serious. Try and line up timelines with seller expectations, and consider bending on things like appliances if they're not included.

This is a fun one...cozy, potential, tlc and the dreaded "handyman" are all words that most of us (Realtors®) use to put a positive spin on something not so awesome. Side note: Photos that avoid showing certain key rooms of the home, are probably avoiding them for a reason.

We get this one a lot. The answer, fortunately is yes, as long as the private seller agrees (they normally do). Often private sellers are happy to hear that a Realtor® has an interested client. Usually it indicates that there is a professional who has vetted their buyer, done some research and are ready to act if the property is a fit. A far cry from "tire kickers".

Be proactive with your paperwork and stay in constant communication with your realtor and lender. Having a mortgage pre-approval and a flexible schedule for viewings can also expedite the process. We also recommend looking well before you start actively shopping. Having an idea of what houses are selling for, and what the market is doing, particularly in your areas of interest, will do wonders to your confidence when it comes time to make an offer.

Nothing, typically. In fact, the fees that a buyer agent receives most often comes from the proceeds of the sale of the home, and is therefore paid by the seller.

Opting for your own buyer's agent instead of the listing agent on the sign ensures you have dedicated representation that prioritizes your interests. A buyer's agent is committed to finding you the best property at the best price, providing personalized advice, and negotiating on your behalf with your needs as their top priority. In contrast, the listing agent's primary duty is to the seller, aiming to secure the highest price and best terms for their client. Using your own agent means you have an expert in your corner, guiding you through the complexities of the buying process, from initial search to closing, with your best interests at heart.

This one is important for both buyers and sellers to understand. When the market leans to the sellers side heavily, often sellers will consider holding out on offer presentations until a certain date and time in order to gain as much interest as possible, and create a multiple offer situation (or "bidding war").

A "bully offer" (more correctly called a pre-emptive offer) essentially ignores that deadline, and forces the listing agents hand to present that offer to their seller. For example; A listing on Lasalle Blvd is priced at $400,000 and is holding off on any offer presentations until the following Sunday. A buyer agent has an interested buyer and decides to submit an offer above asking without conditions on the Wednesday before the deadline. The listing agent then has the obligation to present that offer to the seller. The seller doesn't have to accept and can continue to hold offers as originally planned, or they can accept that offer and forego the holding period.

All this considered, the seller must make the decision to review "bully offers" if the situation arises. Often they will simply not consider them, under any circumstances, leaving the buyer and buyers agent with no option but to submit on the determined date.

It can be confusing, but don't worry, we are here to answer any questions. So reach out if you have more!

Nope, typically they do not. An inspection is designed to point out any deficiencies in the home for the buyer to determine if the house is sound enough for them to purchase. Banks rarely focus on inspection items, unless a request for funds to correct issues is made on top of the initial montage.

The key here is creativity. Your Realtor® should be willing to offer a personalized experience, rather than just a template that is used for all properties. Newer techniques such as having a dedicated property landing page, drone photography, unique video tours, and of course eye-catching social media can set your listing apart.

The standard commission rate in our market is typically 5%. This commission covers a range of critical services, including professional market analysis to price your home competitively, strategic marketing to reach potential buyers across multiple platforms, professional photography and video, social media creation and administration, advice to showcase your home in its best light, and negotiation expertise to secure favourable terms. 

The listing agent doesn't however take home the whole 5%. From there, a portion, typically half, is paid to a buyer agent. Both the listing and the buyer agent then will pay fees to their respective brokerages from that amount.

Glad you asked...We've done extensive research about this and determined that around the 3rd week of May is ideal in the Sudbury market. However, a more general response say anywhere from mid-April to late July is best. We often see another bump in October/November that is worth considering.

Oh to renovate, or not to renovate...that is indeed the question that we probably get asked most. Short answer, "probably not", but a more accurate answer would be "it depends".

Most of the time your house is probably best left without major renos. A simple declutter, cleaning, and often a paint job will do the trick to increase value. However, there are circumstances when a renovation may net a significant gain.

For example, a smaller house with an unfinished basement that would dramatically increase the living space, might be worth finishing. Or a house that is modern throughout, but has a 1960s bathroom with a purple bathtub is probably worth sinking the extra money to bring it up to the rest of the home.

End of the day, it's not a straightforward answer, but it's one that we can answer definitively with a quick visit!

The most common method is to look for comparable homes that have sold in the area, and adjust accordingly for pros/cons that your home may have. The savvy Realtor® will do a bit more though. Looking into trends and forecasting prices, economic conditions, supply and demand in particular areas and for particular types of homes, and finding intrinsic value in your home are all key factors to getting the price just right.

Maybe surprisingly, we get this one a lot. There may be a misconception that if someone offers full price, that the seller is obligated to accept. This is not the case. Even if someone offers $2M for a $500k house, the seller is never obligated to accept an offer.

This one is important for both buyers and sellers to understand. When the market leans to the sellers side heavily, often sellers will consider holding out on offer presentations until a certain date and time in order to gain as much interest as possible, and create a multiple offer situation (or "bidding war").

A "bully offer" (more correctly called a pre-emptive offer) essentially ignores that deadline, and forces the listing agents hand to present that offer to their seller. For example; A listing on Lasalle Blvd is priced at $400,000 and is holding off on any offer presentations until the following Sunday. A buyer agent has an interested buyer and decides to submit an offer above asking without conditions on the Wednesday before the deadline. The listing agent then has the obligation to present that offer to the seller. The seller doesn't have to accept and can continue to hold offers as originally planned, or they can accept that offer and forego the holding period.

All this considered, the seller must make the decision to review "bully offers" if the situation arises. Often they will simply not consider them, under any circumstances, leaving the buyer and buyers agent with no option but to submit on the determined date.

It can be confusing, but don't worry, we are here to answer any questions. So reach out if you have more!

Multiple offers occur when more than one buyer makes an offer on your property at the same time. These are sometimes called "bidding wars". Expect buyers to come in with their best foot forward, meaning they often will come in at their highest price, with as few conditions as possible, and offering other incentives like lining up closing dates, being flexible on chattels that may be included with the home, and writing heartfelt letters to get your attention.

At the time of multiple offers, your Realtor® will present each to you, and be able to answer any questions you may have about each offer. There is seldom negotiation at this point, but occasionally some small changes occur with the best offer.

Yep, we get this one too. Disclose, always. Over nearly 20 years of seeing deals, we can definitively tell you that honesty is indeed the best policy.

Where possible, even if the issue is not fixed, providing as much information as possible, including quotes to repair, inspections, and any other relevant items is often the best way to approach issues. What's more is that the buyer will have more confidence in the seller that is open and honest, then the one that is not.

Welcome to Sudbury my friends. Houses here are often built on bedrock, and it's not terribly uncommon to see some of that bedrock poking out in the basement. With that bedrock almost always comes a trickle or two of water (it's near impossible to seal a foundation around a non-uniform piece of bedrock)

First, it's totally normal, and ok to have, but it may require a little extra attention to ensure things don't get out of hand. We've spoken to many home inspectors and foundation professionals over the years. There are simple solutions to help make the space livable and a non-issue.