This sprawling one-floor house (4,545 square feet in total) is at 1 Highland Woods Court, near the Highland Golf and Curling Club.

The Floor Plans For This Sprawling One-Floor House

Two of the three bedrooms on the main floor have a separate en-suite bathroom!

The main floor’s separate laundry room is large and bright so that you can close the door and no one will ever see your laundry.

Wheelchair-accessible hallways and doorways with carpet-free Red Oak hardwood floors on the main.

The bright, spacious breakfast nook feels like being in another world, with two large windows and access to your private deck.

Ceramic floor in the kitchen, granite counter tops, custom-designed cabinets, a garbeurator, a Jenn-Aire stove top and LED lighting.

Many work-from-home options and layouts are easily adapted to accommodate a multi-generational home. Explore the lower floor plan to discover the possibilities, available space, and options.

A 30 x 17 deck and a 100-foot brick privacy fence with lighting. Professionally landscaped and maintained with an in-ground sprinkler system.

The roof was entirely replaced in 2014 with plywood, 40-year shingles, and vents.

An oversized double-car garage with an interior entry. A beautiful concrete drive installed in 2019 can accommodate up to five vehicles. 

The seller may consider financing options, such as a small vendor take-back arrangement.

$890,000

MLS X12467503

More About The Neighbourhood And Amenities

There are pros and cons of selling or buying a home in the winter months. Our local real estate market in London, Ontario, is now a buyer's market. Inventory has climbed to multi-year highs, sales are steady but slower than summer, and pricing is holding or increasing slightly.

For Sellers: Pros & Cons

Pros

• Serious buyers are still active. Even with more choice, motivated buyers are writing offers on well-priced, well-presented homes.

• Stable pricing trends. Average prices have been steady year over year, especially for detached homes. London, Ontario, home prices are still well below those of other major cities in Ontario.

Cons

• More competition. Elevated months of inventory mean your home must win on price, condition, and marketing—no coasting, dreaming or testing the market.

• Longer days on market. With listings outpacing sales, patience and strategy matter.

Seller game plan: Price with the market (not ahead of it), correct flaws before listing, and insist on a launch that creates demand in week one. Staging + sharp visuals + targeted digital reach = showings, then offers.

For Buyers: Pros & Cons

Pros

• Choice and leverage. Higher inventory and a buyer-leaning SNLR (see example at the bottom of this page) improve selection and negotiating power.

• Fewer bidding wars. Balanced/soft conditions reduce pressure to rush.

Cons

• Rate sensitivity. Mortgage affordability still hinges on the Bank of Canada backdrop; movements in the policy rate ripple through borrowing costs.

• Decision fatigue. More choice can stall action—having a clear brief and pre-approval prevents “shopping forever.” 

Buyer game plan: Lock your rate, get fully underwritten, and focus on value drivers (location, condition, layout, light). When the right home appears, act with confidence.

Should You Act This Winter?

Potential advantages

• Less seasonal competition. The winter window often means fewer active buyers and a more focused pool of serious sellers. Combined with today’s higher inventory, that can create an opportunity.

• Clarity on financing. Securing a rate hold now reduces uncertainty if macro headlines wobble.

Potential disadvantages

• If you need to sell-to-buy, you’ll juggle timing in a market where homes can take longer to firm up. Bridge strategies and conditional sequencing matter.

Bottom line: Whether you’re selling or buying, the winners this quarter will be the ones with a plan—not just a listing or a search. If you want a steady hand, a clear strategy, and results without the drama, let’s talk.

What I recommend
If your home shows well now (clean, bright, staged), winter can be your sweet spot: motivated buyers = leverage. If you need time for touch-ups, we’ll plan a prep-now, list-early-March path and still launch ahead of the crowd. Either way, we choose the right pricing lane—ahead of the market, at the market, or behind the market—based on real data, not wishful thinking.

Everything you want exists on the other side of fear. If a move improves your life, let’s build a plan and move with confidence.

What Does SNLR Mean?

SNLR stands for Sales-to-New-Listings Ratio.
It’s a simple gauge of market balance:

• Formula: (Number of home sales ÷ Number of new listings) × 100%

• How to read it (rule of thumb):

  • < 40% → Buyer-leaning market (new supply is outpacing sales)

  • 40%–60% → Balanced market

  • > 60% → Seller-leaning market (sales are absorbing new supply quickly)

Example: If London, Ontario sees 600 sales and 1,800 new listings in a month:
SNLR = 600 ÷ 1,800 = 0.33 = 33% → buyer-tilted.

Why it matters:

• It shows real-time pressure: are buyers or sellers in London, Ontario, setting the tone right now?

• It helps guide pricing, offer strategy, and expectations (days on market, likelihood of multiple offers).

Caveats:

• It’s a snapshot, not the whole story—pair it with months of inventory, days on market, and price trends.

• Seasonal swings (e.g., late fall/holiday periods) can temporarily pull the ratio down.

• Sub-markets differ: condos vs. detached, entry-level vs. luxury will each have their own SNLR.

If you're not afraid of the cold, let me show you how to turn this winter into a profitable move!

If you’ve been saying, “This is the year we simplify,” you’re not alone. 2026 may be the perfect moment for smart downsizers to trade maintenance for freedom, stairs for convenience, and uncertainty for a clear, calm plan. And few cities deliver the blend of value, healthcare access, parks, and big-city amenities like London, Ontario.

Here’s the truth: downsizing isn’t just a smaller house. It’s a better life design—and the best results come from timing, pricing, and preparation that work together (not guesswork or pressure). That’s exactly what I help homeowners do: sell smart, buy right, and move on your schedule with fewer variables and less stress.

Why London works for downsizers

• Choice: one-floor bungalows, townhomes with main-floor primaries, and well-managed condos across London and the surrounding area.

• Care & connection: hospitals, specialists, and community hubs that make “lock-and-leave” living feel effortless.

• Value: more home (or more cash in the bank) compared with the GTA—without giving up culture, dining, or green space.

How my 3-step Downsizing Program keeps things calm

1. Discovery & Strategy – We clarify goals, timing, and the numbers. You’ll see a market snapshot and choose the right pricing strategy (in line with, ahead of, or behind the market).

2. Right-Size Plan – We prep for impact (not waste), then shortlist the best condo/bungalow options that match your must-haves.

3. Sell & Secure – Launch with precision, negotiate with confidence, and coordinate closing so your life—not your stuff—drives the timeline.

Ready to move from “someday” to done well? Start with my clear, no-pressure guide and page here: Downsizing Your Home in London, Ontario →

On that page, you’ll find:

• A free London Downsizing Playbook (PDF)—timelines, checklists, and sell-first vs. buy-first scenarios.

• The market snapshot request—real numbers in plain language so you can plan with confidence.

• A 20-minute consult—no sales pitch, just clarity and next steps that protect your equity and your sleep.

If 2026 is your year to right-size, let’s make it the year you do it calmly and confidently. I’m Ty Lacroix, a London broker who has helped hundreds of families move forward without the drama. Visit the page, grab the playbook, and let’s map your best path home.

If you’re past “just browsing” and ready to move to, from, or in London, Ontario—buying or selling, I can help you make that happen.

If you’re selling:

• Price with precision. Get a custom Home Value Report—not an automated guess. I give you the number and the why, so you can decide with confidence.

• Launch right. The First 10 Days are everything. We prep, syndicate, and drive qualified traffic from day one.

• Serious showings only. You won’t babysit tire‑kickers. We screen. You get genuine buyers.

If you’re buying:

• 48‑hour shortlist. I’ll pull what fits—on and off MLS—and set a focused tour that respects your time. Start here.

• Offers that win. We don’t low‑ball; we out‑think. You’ll see the play, the comps, and the ceiling before we write.

• Want to study the field first? 

Relocating or downsizing:

• One‑floor living, right‑size plans, and timing that actually works with movers, lawyers, and life. Start with my Condo Buyers Guide—ideal for downsizers who want comfort without compromise.

Proof you can trust:

• Read what clients say when the dust settles. Results talk.

  
  

No fluff. No pressure. A clear plan and a clean execution to get you where you want to go.

We have changed our website provider, and as times change, so do we. The so-called information age has become increasingly complex, and, as Herbert Simon put it, “A wealth of information creates a poverty of attention.”

You can still search for properties for sale on MLS at any time without signing your life away, and our blog posts will keep you informed about the latest trends and ideas.

Our contact information stays the same.

Our new site is designed to focus on quality service, without unnecessary hype or ego posturing. We have made significant investments in the best services in our industry, all to serve you better and to honour the referrals you have kindly made.

I end this letter with a quote from Oscar Wilde that I have told myself for years: “Be yourself; everyone else is already taken!”

Deciding on a price to list your home for sale in London Ontario is one of the most crucial decisions you must make!  I wrote about the four core ingredients in selling a home in a previous blog. Below are some bullet points; though brief, they matter!

The Benefits Of Proper Pricing

A Quicker Sale! The right price leads to a faster sale, saving you on mortgage payments, real estate taxes, insurance, and other carrying costs.

Less Inconvenience: Preparing your home for showings and maintaining a clean property. Making arrangements for children and pets, and generally altering your lifestyle, takes time and energy. Proper pricing shortens market time.

Increased Buyer Representatives:   When salespeople are excited about a property and its price, they make special efforts to contact all potential buyers and show the property as soon as possible.

More Qualified Buyers: Pricing your home at market value will attract more qualified buyers. They have been pre-approved by a bank for a certain amount.

Higher Marketing Exposure: Buyer inquiry calls are more readily converted into showings when price is not a deterrent. Why? Home buyers know pricing; if your price is unreasonable, they won’t even look at the MLS listing.

Potentially Higher Offers. Buyers are much less likely to make a low offer when a property is priced right. Why? The fear of missing out!

The Drawbacks of Pricing a Home Too High

Less Activity: Realtors and their buyers will not visit the property if they feel the price is out of range to others on the market.

Lower Marketing Response: Buyer excitement will be directed toward other properties that offer better value.

Loss of Qualified Buyers: The property will appear to offer fewer amenities than comparably priced properties in the same price range.

Attracts the Wrong Buyer: Serious, qualified buyers will feel they should get more for their money.

Helps The Competition: The high price makes the other homes for sale look like a bargain!

The Elimination of Offers: A fair-priced offer will be lower than the asking price. Some buyers and their representatives do not want to insult the seller. Yes, buyers also have feelings! And a heart!

Appraisal Problems? Appraisers base their value on what comparable properties have sold for.

Lower Net Proceeds: An overpriced property will eventually sell for less than if appropriately priced. Not to mention the extra carrying costs.

A sign that shows that pricing a home inconsistently with the market is not good!

More Home Seller Tips

The following guide to help seniors sell their home was written by Nina Dorion, a home stager, and I am impressed with her guide, which was directed at Realtors and aligned with how my team and I work. I should note that, in some cases, home staging may not be necessary due to financial or time constraints.

I have copied its entirety below.

Ask a Stager: A guide to helping seniors sell their home

The process of selling a home is challenging for most people, but for seniors, it can feel particularly overwhelming. For many, a house is more than a property; it’s a lifetime of memories, a place where they’ve raised families, celebrated milestones and shared countless moments. 

As the agent, helping seniors navigate this journey requires not only professionalism but also empathy, patience and an understanding of their unique needs. 

So, what steps can you take to support your senior clients in preparing their homes for sale so they can transition smoothly into the next chapter of their lives?

Understanding the emotional challenges seniors face

For seniors, selling their home often means leaving behind a long history filled with personal memories. Unlike younger sellers who may be ready for a new adventure, seniors are typically entering a downsizing or retirement phase, often due to health or financial reasons, or simply the desire to live in a more manageable space.

Approach each conversation with empathy, acknowledging that the process can feel like a loss. Open communication is essential; listen to their concerns, answer questions thoughtfully and avoid rushing them into decisions. Respecting their emotions and sensitivity to their needs can help build trust, which is crucial to a smooth experience.

1. Explain how the selling process has changed over the years

Seniors may not have sold a home in decades, so it’s essential to explain how the selling process has evolved. In past decades, selling homes was simpler, with fewer digital elements, less staging, and a more localized market. Today, buyers’ expectations are higher due to online listings, virtual tours, professional staging and high-quality photography.

Explain that these changes are designed to maximize their home’s appeal and increase its market value. Show them that these enhancements can lead to quicker sales and potentially higher offers, benefiting them in the long run.

2. Help them focus on decluttering and simplifying

Many seniors have accumulated belongings over a lifetime, making decluttering a daunting task. Before beginning the decluttering process, suggest that they take time to have a meaningful conversation with loved ones about items they would like to keep or be gifted. This way, they can feel confident that cherished belongings are going to those who will truly appreciate them, making the decluttering process smoother and less overwhelming. 

Have them start with one room at a time, setting small goals to avoid feeling overwhelmed. As their agent, you can guide them by suggesting they keep essentials and items of sentimental value while discarding, donating or gifting other items. 

For many sellers in this demographic, the downsizing and decluttering process can be time-consuming and emotionally taxing, especially if they’re attempting it on their own. Recommending a professional downsizing service can make a world of difference. These specialized companies not only offer hands-on assistance but also provide compassionate support to help ease the emotional weight of parting with belongings. They can significantly reduce the stress involved and ensure that cherished items are carefully handled and organized.

3. Recommend minor repairs and updates to boost value

Explain that minor repairs can make a big difference in how potential buyers perceive a property. Over time, small maintenance items may have gone unaddressed and fixing these can enhance the property’s overall appeal.

Recognize that senior clients may be working with a fixed income, which can make it challenging to fund home improvements that could significantly increase the sale price of their property. Explore creative solutions to help them access funds for these essential updates. 

Realtors know small but impactful improvements like a fresh coat of paint, updated lighting, and a clean-up of the front and back gardens can enhance a home’s value without requiring a full renovation.

4. Professional staging: Making the home appealing to buyers

Staging can be a game-changer when selling a property, as it helps prospective buyers visualize the home as their own. However, some seniors might find the idea of staging intrusive or unnecessary. Explain the benefits of staging in terms of creating a warm, welcoming atmosphere that appeals to a broader audience.

It’s important to emphasize that staging can often help homes sell faster and for a better price. Reassure your clients that staging doesn’t remove their home’s charm but instead enhances its potential by highlighting its best features.

Partner with a staging firm experienced in working with seniors and skilled in compassionate, clear communication. A team that understands the unique needs of senior clients can help make the staging and selling process feel supportive rather than overwhelming. 

5. Consider their comfort during showings

One of the unique challenges seniors face is the inconvenience of regular showings. Constantly preparing their home and leaving for showings can be tiring and disruptive, especially for those with mobility challenges or health concerns.

In this instance, arrange showings in blocks or set specific times to minimize disruptions. Prepare and provide a simple checklist for your clients, with reminders to tidy up quickly, check lights and hide personal items before showings. Better yet, show up in the early days of the listing to help them and guide them through the process to reduce the stress and overwhelm.

6. Educate on the market and set realistic expectations

Older homeowners may have outdated expectations about their property’s value, so providing a market analysis and realistic expectations is crucial. Avoid overwhelming them with data; instead, present a simple comparative market analysis to explain what similar properties in the area are selling for.

Explain that the market can be influenced by many factors, such as location, condition, and buyer demand. Set realistic expectations about the selling timeline and potential offers, as this can help prevent disappointment and frustration.

7. Support and follow-up after the sale

After the home is sold, offer to help connect them with reputable moving services who understand the needs of seniors, and offer support for their transition into their new living situation. Reach out to ensure they’re settling in comfortably and ask if they need additional help. This gesture of ongoing support builds trust and fosters long-term relationships. Plus, it can lead to referrals from family members and friends.

Ready to make a move?

Whether you’re downsizing, relocating to be closer to family, or making a change for health or financial reasons, I’m here to help.

With over 24 years of experience in the London, Ontario real estate market, I’ll guide you through every step — with clarity, care, and proven results.

Let’s connect today and get your home sold — smoothly and confidently.

Are you considering buying an apartment condo in London Ontario, or the surrounding area? Here are a few things to consider to help you make an informed decision.

 I have viewed hundreds of apartment condos over the years. Buyers look at the size of the balcony, kitchen, and bathrooms.

• How clean and tidy are the entrance, the lobby and the elevators?

• Are the security, entrance, and monitoring systems operational and up to date with the latest equipment?

• Are the elevators all operable and were they last inspected promptly?

• If underground parking is available, I am looking for moisture, security systems, and odours.

Before You Make an Appointment To View an Apartment Condo in London Ontario, Find Out: 

1. Who lives here? What age group? Children?

2. What are the average prices for the last 12-18 months?

3. What are the average days on the market for these condos?

4. How long has this unit been on the market & how many times?

5. Is planned construction nearby that will affect or disrupt views or traffic flow?

Before Making an Offer, Consider:

1. A Financing Clause, if necessary

2. A Home Inspection? Sometimes, it is unnecessary; I am concerned about the electrical, plumbing, heating, and cooling systems in an older building.

3. Ordering a Status Certificate—The financial situation of the condo corporation. Don’t just rely on your lawyer’s opinion. They know the law but are not accountants, financial advisers or Realtors.

4. What are the condo rules? (A good real estate lawyer will be able to tell you after reviewing the status report)

5. Are there pet restrictions? You may want to do that before buying a condo.

6. Ample visitor parking?

7. What is the percentage of units occupied by owners vs. renters? (A good real estate lawyer will be able to tell you after reviewing the status report)

Finding and selecting a condo in London, Ontario, can be an exciting experience. However, letting emotions cloud your judgement could prove costly or lead to dissatisfaction within a few months!

Like a meal or a piece of cake,  it helps to know what ingredients make it great and in what order!

Read More in Our Condo Buyer’s Guide

In a recent survey, 73.7% of apartment condo buyers said they wish they had known what they know now and would be more diligent in future purchases. That is why I wrote this.

   When you go shopping for a house or condo to buy, two homes are competing for your attention: the one that meets your needs, and the one that fulfils your desires. 

Offering a Price Without The Correct Comparisons

What price do you offer a seller? Is the seller’s asking price too high? Is it ideal? Without conducting market research and reviewing comparable condos, you are bidding blind. A professional Realtor who represents you should offer an unbiased opinion on the place’s value based on market conditions and the building.  I said they should, but how would you know if it is unbiased, what comparables are used, and in what time frames? Without this knowledge, you could quickly bid too high or miss a great buying opportunity.

Buying the wrong place.

    What are you looking for in an apartment? It’s a simple enough question, but the answer can be pretty complicated. More than one buyer has been swept up in the emotion and excitement of the buying process, only to find themselves the owner of a place that is either too big or too small. Perhaps they didn’t consider the drive to work, the distance to school, or the many fixes they want to address now that the excitement has died. Take the time now to define your wants and needs, discuss them with your Realtor, put them in writing, and use them as a benchmark to evaluate every property you visit.

Unclear title

Before signing any documents, ensure the property you are considering is free of all encumbrances. Your lawyer will do this for you as part of their fiduciary duty, but please ensure your Realtor includes clauses to protect you. The last thing you want to discover before you move in is tax liens, debts, undisclosed owners, leases, contracts or easements or special assessments.

Unexpected repairs

Don’t expect every seller to disclose every physical detail that requires attention. Use common sense and double-check everything!

Unfortunately, anyone can call themselves a “Home Inspector,” and no Provincial Governing Body can monitor or verify credentials. I have seen some doozies, some unbelievable, erroneous, and some great reports over the years.

Not Getting Mortgage Pre-approval

Pre-approval is quick, easy and free. It’s essential to know in advance what you qualify for to avoid disappointment. Did you know that shopping for the best rate and terms could save you $50,000 or more over 20 years? Getting the best terms for you for a mortgage is more important than a condo’s price.

Note: Be careful with pre-approvals. Not all pre-approvals are the same.

Hidden Costs

 There may be additional costs or fees you have not yet considered. A good Realtor will discuss this with you, and you should consult your lender, lawyer, and any other professional regarding all fees and costs. 

Rushing the Closing

Take your time during this critical part of the process.

• Do you understand your mortgage details?

• Has anything been forgotten?

• Do the paperwork and documentation reflect your understanding of the transaction?

Will your Realtor take you through your planned purchase 2 to 3 days before closing? (To ensure that there are no unusual changes in the condo’s condition or that is supposed to stay, stays).

Plan for Flexibility

Allow for contingencies and have a backup plan in place. If you or the sellers need more time to finalize the arrangements, keep these delays from becoming frustrating or upsetting.

   If it’s not in Writing, It Doesn’t Exist.

 Don’t make any assumptions or believe any assurances.  Have your real estate professional keep an ongoing log (in writing) of all discussions and get the seller’s written approval for all agreements.

How long do you plan to live in the condo?

Buying & selling an apartment condo in London or anywhere, in fact, can cost money.  If you may need to move in the short term, your property's value may not have been fully appreciated to cover the costs of buying and selling.  The time required to cover those costs depends on various economic factors.

What features do you need to suit your current lifestyle? Five years from now? People tend to stay in places longer than they initially intended, primarily due to the time and cost of moving.  Therefore, it is worth considering a home with room to grow.  Having an idea of what you’ll need will help you find a place that meets your needs for years to come.

I left the best for last: Make sure you know what you want!

Knowing what you want may sound simple, but many buyers need a reality check before they start searching.

When buying an apartment condo in London, Ontario, you may fall in love with one or another one for entirely different reasons. Far too often, people buy a place for the wrong reasons and later regret their decision when the apartment condo fails to meet their needs.

Do not shop with stars in your eyes: satisfy your needs first. Work with a good Realtor who will sit down with you and listen to your wants.

To help you know what you want:

What do I NEED in my apartment condo?

1____________________________________________________________

2_____________________________________________________________

3_____________________________________________________________

4_____________________________________________________________

5_____________________________________________________________

What would I LOVE?

1_____________________________________________________________

2_____________________________________________________________

3_____________________________________________________________

4_____________________________________________________________

We bring people and properties together. We take the time to listen and understand your goals and concerns, then design a plan to achieve them and execute it.

When you’re ready to move, Michael or I, Ty Lacroix will make sure you do so safely, wisely and thriftily!

At 1 Highland Woods Court, the bones are exceptional! Location and square footage drive value. This is your chance to step into a premium neighbourhood below replacement cost, add cosmetic upgrades, and realize a strong return.

Homes in this neighbourhood are scarce, and when they hit the market fully renovated, they command premium prices—often between $1.45M and $ 1.65 M.

“What You’d Pay to Build This in Highland Woods Today”

• Land in Highland Woods: $450,000+( if there was any vacant land)

• 4,545 sq. ft. Custom One-Floor Ranch Construction: $1,000,000+

• Oversized Double Garage & Stamped Concrete Driveway: $75,000+

• Landscaping, Deck & 100’ Brick Privacy Fence: $80,000+

• Permits, Design, and Holding Costs: $50,000+

Estimated Total: ~$1.65M+

“What You Get Here at 1 Highland Woods Court”

• Same square footage & layout

• Professionally landscaped with a deck and a privacy fence already done

• Solid roof (2014 with 40-year shingles)

• Oversized garage and driveway for five vehicles

• Multi-generational floor plan with en-suites and finished lower level

• All in prestigious Highland Woods

Your Price: $989,000

Save $ 500,000+ and customize the interiors exactly as you want.

Quick Value Points:

• “You can’t build this home for anywhere near this price.”

• “Major systems and structural costs are already handled.”

The Investors’ Math!

• $989,000 entry point

What You’d Spend to Build This Today:

• To build this from scratch in Highland Woods today:

• Land: $450K+

• Construction for 4,545 sq. ft. one-floor ranch: $1M+

• Landscaping, deck, privacy fence: $80K+

• Permits and design: $50K+

• Total: $1.65M+

• You’re stepping in at $989,000—more than $500K below replacement cost. $1.65M+ (land, construction, landscaping, permits)

Your Advantage: The ROI

• The Flip Potential

• Estimated Renovation Costs: $150K–$200K for kitchen, bathrooms, and finishes

• After-Repair Value (ARV): $1.45M–$1.55M+ based on comparable renovated sales in Highland Woods

• Potential Return on Investment: $200K+

• $500K+ below replacement cost

Bonus Flexibility:

• Multi-generational layout widens buyer pool for resale

• 60% finished lower level ideal for rental suite or in-law conversion

• Limited supply in Highland Woods ensures long-term value stability

Tour It. Run the Numbers. Make Your Move.