A service
Sell your house, priced from the evidence
I take one new listing a week. Yours gets the full comparative analysis, my own walk of the house, the listing film and every showing attended. Here is how it works, what it includes, and what I will not do.
The price comes first and it comes from the sales, not from what a neighbour asked or what you need to clear. I pull every comparable sale in the last 90 days on and around your street, adjust for lot, condition, finished basement and garage, and show you the sheet. If the sheet says a number you do not like, I will tell you on the first call. I would rather lose the listing than list it at a price that sits for six weeks and then sells below where it would have started.
Before the photographer comes, I walk the house the way I walked job sites for eight years. Furnace label and date. Panel. Attic hatch and insulation. Grading at the foundation. Roofline from the street. Window seals. Basement walls and floor. Anything a buyer's inspector will find, I want us to know first, so we can either fix it, disclose it or price it. A house with no surprises holds its deal together.
Then we film. Photos, a measured floor plan, the 40 second walk and a vertical reel, all shot in one morning by the same photographer I have used since 2021. The listing goes on MLS and appears on the public listing site within a day. Offers are reviewed any time unless the evidence says the house will draw several, in which case we hold a date. Most houses in today's market do not, and I will not pretend yours will.
How it goes, step by step.
The first call
Twenty minutes. You tell me the street, the house and your timing. I tell you roughly where the comparable sales sit before I have seen the house.
The walk and the sheet
I come to the house, walk it top to bottom, then sit at your kitchen table with the comparative market analysis and the list of what to fix and what to leave.
The paperwork
You read the TRESA information guide, then we sign the OREA Form 200 listing agreement with the commission written in. For a condo, I order the status certificate now.
Prep and staging
A staging consultation, a short fix list, a cleaning day. I will tell you where staging money is wasted on your particular house.
The film and the launch
One morning for photos, floor plan, film and reel. The listing goes live on MLS the same week and the film goes out with it.
Showings, offers, closing
I confirm every showing and read every offer with you clause by clause. Deposit within 24 hours of acceptance, conditions cleared, then your lawyer closes in 30 to 90 days.
What is included
- Written comparative market analysis with every sale used
- My own pre-listing walk of the house, with a written list of findings
- Staging consultation and fix list
- Photos, floor plan, 40 second film and vertical reel
- MLS listing, public listing site, and the film on my channels
- Every showing confirmed by me and every offer reviewed with you
What it costs
Total commission in the GTA is commonly stated at 4 to 5 percent of the sale price, about 2 to 2.5 percent per side, plus 13 percent HST; it is negotiable, and the number we agree on is written into the listing agreement before anything is signed.
Adrian Marchetti, Sales Representative | Brightmere Realty Inc., Brokerage
Straight answers
What if I think my house is worth more than your analysis says?
Then we look at the sheet together and you show me the sale I missed. If there is one, I will change the number. If there is not, I will tell you plainly that I cannot take the listing at that price, and I will not be offended if you list with someone who will.
Do I need a pre-listing inspection?
Not always. My own walk catches most of what an inspector will flag. For an older house, or one with a finished basement I cannot see behind, I recommend a pre-listing inspection so we can fix or disclose before buyers find it.
Will you hold an offer date?
Only if the comparable sales and the showing bookings say the house will draw more than one offer. In a balanced market most houses do not, and an offer date on a house with one interested buyer just delays the sale by a week.
How long does it take from our first call to a sold sign?
Prep is usually one to two weeks depending on the fix list. Once live, the time on market depends on price and the street. Closing is then 30 to 90 days, set in the offer. I will not quote you an average days-on-market number because I do not have one I trust for your street until I have run the sheet.
Start with a 20 minute call
Tell me the street and what you are thinking. I will tell you what the comparable sales say, even if it is not what you hoped. No obligation, and I will not call you again unless you ask me to.