Selling in Calgary
The list price is the most important decision you’ll make.
A price set too high wastes your best weeks on the market, and homes that sit mostly sell for less than their initial asking price. Price it right and you create competition. I bring the insight from what has sold, so we’re on the same page about the list price before it goes live.
Price it right the first time
69% of Calgary homes that sold in their first week got their initial asking price or more. After a month on the market, only 3% did.
After two weeks, the share of sales at or above the initial asking price falls away quickly (16% in days 15 to 21, 7% in days 22 to 30), and homes that came off the market and relisted almost never got there: fewer than 2 in 100. In my experience a high price doesn’t get you more - it gets you time on the market, and time is what turns a listing stale.
When it isn’t landing, the first showings tell us early. I read the buyer feedback and the market you’re in, and if the number needs to move, we move it quickly and cleanly, while the listing is still new.
You work from the same numbers I do.
Selling goes better when you’re never waiting on someone else for information. Every number I’m working from is yours too, so you’re up to speed at each step and we make the calls together.
Before we list
The pricing email
The same analysis I work from, written out for you: the trends for your home, the latest matching sales with photos, and what the differences are worth.
While it’s for sale
Feedback as it comes in
Buyer feedback from every showing, with my straight read on it, so any change to the price or how the home is shown is a decision we make together.
The listing has one job: get the showing.
Buyers fall for a home in person, not on a screen. So everything in the listing is built to book that visit - and nothing in it should hand a buyer a reason to skip one.
One photographer, every listing
I bring in the same professional photographer for every listing. The photos are the hook that gets the door open.
A tease, not a tell
A handful of strong photos, not the maximum fifty. Show enough to earn the visit; save what’s best explained in person for the showing.
Before the photos
Before the photographer shows up
No renovations: you rarely get that money back. The work worth doing is small, cheap and mostly a weekend: the stuff that makes a buyer feel the house has been looked after.
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Clean like you’re moving out
Not tidy. Clean. Baseboards, light switches, inside the oven. Buyers open everything.
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Lose some furniture
Buyers need to see the house, not the stuff. If a room feels tight, the extra chair goes to the garage.
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Fix what you stopped seeing
The cracked outlet cover, the crooked cabinet door, the bulb that’s been out since spring. You walk past them every day. Buyers won’t.
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Get the furnace serviced
If it hasn’t been inspected and cleaned lately, book it. A fresh service sticker answers a question before the inspector asks it.
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Paint the entrance
Touch up the scuffs, starting at the front door. In my experience a hint of fresh paint when buyers walk in says “clean” before anything else does.
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Win the first ten seconds
Wash the front door, cut the lawn, edge the beds, clear the steps. The front of the house is the first photo and the first impression.
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Wash the windows and the house
Windows inside and out, then power wash the siding, walkway and deck. More light in, less grime out.
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Ask a friend to smell it
You can’t smell your own house. Pets, cooking, the basement. Someone else can, and so will every buyer.
The first step is a conversation, not a commitment.
Drop me a quick note about your home. I'll send you what similar homes in your community are selling for, and we can go from there, at your pace.