Pricing strategy matters more than ever.
I’ve had a lot of listing consultations this year where sellers come in with a number in mind based on what their neighbour sold for in 2022 or 2023. I understand the instinct — those were exceptional years. But using that as a benchmark in 2026 is the single biggest mistake I see sellers make, and it costs them time and money.
The holdover pricing trap
When a seller prices too high based on outdated comparables, one of two things happens. Either the home sits on the market for 30, 45, 60 days and buyers start to wonder what’s wrong with it — or the seller eventually reduces the price, often below what they would have gotten with correct pricing from the start. Overpricing then reducing is almost always worse than pricing correctly from day one.
What smart pricing looks like today
In the current Markham market, the homes that are selling quickly and cleanly are priced at or slightly below recent comparable sales — not above them. This generates genuine interest, sometimes multiple showings in the first week, and occasionally competing offers even in a softer market.
Presentation matters more now too
In today’s market, buyers have choices — and they will pass on a home that needs work or feels dated unless the price reflects it. Professional photography and staging matter more than ever.
The bottom line
If you’re thinking of selling, I’d love to give you an honest assessment of your home’s value and strategy.
Chris Metzler, Sales Representative ·
(416) 951-8777 ·