There are many turn-offs for home buyers when selling a home in London, Ontario; here are 5.

1. ODOURS …Overwhelmingly, the #1 complaint among buyers was unpleasant odours in the home.  Chief offenders were smoke, pet odours, and exotic cooking aromas.  Most of us are unaware of our homes ‘peculiar’ odours because we become immune to the smells – the buyers are not resistant to these same odours.

 2. CLEANLINESS...This # 2 complaint was that the seller should have cleaned.  We’re not talking about home staging or even unrealistic expectations of spotless homes – just simple old-fashioned cleaning.  Selling your home can be inconvenient, but when you have advance notice that a buyer is coming to view your home – clean it up!!!  At the very least, remove the dirty dishes from the sink.

3. SELLER Being at Home…Coming in at #3 is having the owners at home while the buyers are trying to view it. Most buyers felt very uncomfortable with the seller there. Many said they could not take the time to look at the home’s features because they were in such a hurry to get away from the seller.

 4. CLUTTER…The #4 complaint is related to the cleanliness point – the dreaded clutter.  We have all seen it on the home shows; many buyers have difficulty understanding your home because of all your stuff.

5.  UNFINISHED PROJECTS...Unfinished projects take the #5 spot.  If you plan on selling your home, finish any ongoing home improvement projects before placing it on the market.  Homes with half-finished painting, flooring, trim, etc., gave buyers a wrong overall impression.

London Home Seller’s Guide to Moneymaking Fix-Ups

All the above may seem obvious and common sense, and though I have exaggerated a few points here, after showing thousands of homes in my career, it is the little things that matter!

Each year thousands of homeowners needlessly lose thousands of dollars when selling their homes.  But they don’t lose the money for reasons you might think. They lose money because they unknowingly left it on the table, for the buyer to pocket, by failing to recognize their home’s hidden profit potential.

Everyone has an opinion about the real estate market in London Ontario. There are the so-called gurus, economists, real estate appraisers, mortgage providers, Realtors, your dry cleaners, Uncle Bob, and the ever-present ‘they’!

How can you accurately tell what the real estate market in London, Ontario, is like now?

Most think the price sold or asked is an indicator; unfortunately, it’s not the best way to risk your hard-earned money! Or on interest rates or a time of the year.

Here are two indicators that correctly show the real estate market’s current state, not its future or potential.

Months of Inventory:

Months of Inventory quantifies the relationship between supply and demand. It is calculated by dividing the number of active home listings at each month’s end by the total number of home sales completed that month.

For example, if 100 active listings are available and 10 homes sold in the most recent month. Buyers can choose from approximately ten months of housing inventory. A healthy, balanced market will have 5 to 7 months of real estate inventory. Less than five months is a seller’s market, and more than five is a buyer’s market.

As of April 3, 2025, London, Ontario, and the area had 4.8 months of inventory (houses and condos for sale).

Absorption Rate:

The absorption rate measures supply and demand. Take the number of homes sold in a month and divide it by the number on the market. You will have a percentage that determines how quickly homes sell. An absorption rate greater than 20% is a seller’s market. An absorption rate below 15% is a buyer’s market.

As of April 9, 2025, our London St. Thomas Association of Realtors (LSTAR) reported 2066 active listings. So, take 508 homes sold divided by 2066 and get an absorption rate of 25%, a buyers’ market.

The facts and only the facts.

We humans tend to make choices emotionally!

Getting back to who do you believe, I end this blog with a Mark Twain quote. “The difference between fiction and reality is that we expect fiction to make sense!”

Note: Caveats:

Absorption rates and inventory rates are practical measurements of the London Ontario real estate market, but practicality is useless when the observing eye knows more than the perceiving eye!

Example 1

“Ty, if a place ever comes up on _________________ street, let us know.” I did. The house was immaculate and $127,000 higher in price than any of the recent sales in the neighbourhood. We put in an offer, and two others did as well. Regardless, my client got it, and we paid over the asking price. It was ideal for their lifestyle and comfort zone.

We listed their home in an area with four comparable properties and a $76,000 price difference between them. My client’s home sold in five days for full price.

Now, I could write that my skills and experience made it happen, but that would be b.s. My clients knew what they wanted, did not care what the market was or would be and acted with conviction. I was along for the ride!

Example 2

Three townhouses in an enclave of townhouses are almost identical in size, quality, and layout, and they have three prices: $590,000, $625,000, and $665,000. Guess which one sold? Guess which two are still on the market?

My Point?

Regardless of the market, everything will sell. It all comes down to perception and reality; eventually, one will rule!

Welcome to this Byron London Ontario Real Estate page. I have included a brief view of Byron’s amenities and a breakdown of what houses and condos sold for over the years.

As of April 4, 2025, 55 houses had sold in Byron London, averaging 39 days on the market. Four apartment condos sold, averaging 76 days on the market; five townhouses and townhomes sold, averaging 17 days on the market.

The above is one section of Byron London, in our MLS system, stated as South B,

South B and South K cover the Byron neighbourhood. The commercial heart of the neighbourhood is located at Commissioners and Boler, featuring a commercial corridor and a grocery store-anchored shopping plaza.

The Byron core has:

• a library,

• a fire hall,

• a legion,

• a Masonic hall,

• restaurants and dining,

• professional offices,

• medical and drugstores,

• an LCBO,

• jewellers, dry cleaners, and a few eclectic retailers.

Here is a link to Byron South B, with the demographics, household types, schools, recreation, and just about everything you may want to know about a neighbourhood.

There is another commercial area at the intersection of Boler and Byron Baseline.

This part of Byron (South K) primarily consists of detached homes. Its population has remained consistent, with 26% of households moving within the past 5 years and 8% moving within the past year. The area is mainly owner-occupied and has a mix of older and newer homes.

People & Families in South K

 Boler Mountain is a ski and mountain bike area known to the locals as “the bump.” 

Experience the area’s natural beauty with various walking and biking trails. Springbank Park is 300 acres along a stretch of the Thames River with 19-plus miles of trails. Nearby are Komoka Provincial Park and the Warbler Woods Trail. 

All The Houses For Sale In Byron London Ontario on MLS
All Townhouses and Townhomes For Sale in Byron London Ontario
All Apartment Condos For Sale in Byron London Ontario

The 2024 Byron London Ontario Real Estate Market

Byron London Ontario Real Estate Market Data from MLS London St.Thomas Association of Realtors (LSTAR)

Previous Years Byron London Ontario Real Estate Market Sold Prices

Sold is a great four-letter word for Byron London, Ontario Home Sellers

Byron London Ontario Real Estate Market Data from MLS London St.Thomas Association of Realtors (LSTAR)

2022

• In 2022, 180 houses in Byron London were sold through MLS. The average days they were on the market before selling was sixteen, up eight days from Spring 2022. These 180 houses in Byron sold for 109.25% of the asking price, ranging from $490,000 to $3,450,000. Eighteen apartment condos were sold, and the average days on the market were eleven. The average sold prices were 108.98 % of the asking price, with the sold prices ranging from $299,000 to $1,211,000. Forty-five townhouses or townhomes sold within 15 days on the market. The sold prices ranged from $439,000 to $980,000, an average of 110.15% of the asking price!

2021

•   In 2021, 207 houses in Byron London Ontario, were sold through MLS. Averaging 12 days on the market and selling for 112.93% of the asking price. The low was $480,000, and the highest was $2,125,000! Twenty-two apartment condos in Byron exchanged hands, averaging 26 days on the market. These sold for at 100.77% of the asking price. The low was $375,000, and the high was $835,000. The median price per square foot was $408.00. Sixty-three townhouse condos & townhomes sold through MLS, averaging eight days on the market. These sold for 113.23% of the asking price—the low from $341,000 up to $811,000.

2020

• In 2020,  322 Byron houses and condos were sold through MLS. 239 houses sold, with the median days on the market being eight and selling at 103.69% of the asking price. The sold prices varied from a low of $380,000 to a high of $1,650,000. Eighty-three condominiums sold in Byron, ranging from $225,000 to $930,000. These were 12 days on the market, and the median prices were 101.7% of the asking price!

2019

• In 2019, 234 houses in Byron London, Ontario, sold from a low of $270,000 to $1.094,000. The median days on the market were 12, and the sold prices were 100% of the asking price! For townhouses, townhomes, and apartments in Byron, 77 sold from a low of $177,500 up to $640,000. The median selling price for condos in Byron was 102.35% of the asking price. These condos took an average of nine days to sell!

2018

•   In 2018, 215 houses sold in Byron London, Ontario, for an average of $381,454- $103.22% of the asking price! These Byron houses took, on average, 22 days to change hands. 61 Condominiums, including apartment condominiums, townhouses, and townhomes, sold for 105.46% of the asking price. The days to sell through MLS were 16, for an average selling price of $338,839!

  The Optimist Club of Byron is an excellent example of community volunteers.

Ty Lacroix Broker Envelope Real Estate Group

Testimonial About What Our Clients Say About Envelope Real Estate Group

Disclosure:

• I am a Broker Realtor in London, Ontario

• While stats are valuable, you would be wise not to base any financial decision on them alone. What sold yesterday or six months ago on your street or community is history and can not be changed.

• The motivation of the buyer or seller two months ago to make a decision you cannot change.

When preparing to sell your home in London Ontario, Here Are Some Things To Avoid!

• Don’t over-stage. Clear rooms of anything that doesn’t add value and keep the things that add interest without taking away from the house. Honestly, this comes with time and practice. You innately know what feels right. You’re a homebuyer, too, so you will know when the room feels good. And the right buyer will, too!

• Don’t go overboard with repairs or home staging: Big renovation projects should be left for the new homeowner after the sale. Most new homeowners want to tackle those projects to make their homes their own. So, there’s no need to do anything more than spruce up before selling the house. The simple fixes in this article are more than enough to sell the home quickly. 

• Don’t go crazy with themes: Avoid extravagant bedroom themes when getting your listing show-ready. Let potential buyers see themselves in the room, not you. If the wall is painted in multiple colours, it’s best to repaint it with a single solid colour instead.

1. Start With the Curb Appeal

(Source: Pinterest)

Here’s one of the home staging tips we’ll mention repeatedly. If your property listing’s exterior isn’t nice enough to engage buyers, they’ll never see the work you put on the interior. So, improve your curb appeal and entice them to come inside with a groomed landscape that sells. Do the obvious things like mowing the lawn and edging around sidewalks and the driveway. Add some seasonal shrubs or flower beds to give your listing a colour. Trim any hedges and trees to make everything look crisp and well-kept.

2. Make Rooms Feel Larger

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Add height to any room with window drapes and panels that extend from the ceiling to the floor, not just over the actual windows. Find some decorative curtain rods and hang them high, just below the ceiling, and add sheer or blackout drape panels that extend to the floor. This way, the room will feel more spacious as the eyes are drawn towards the ceiling.

Use Mirrors or Reflective Art

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Placing a mirror on a mantle or leaning against a wall instantly adds light and depth to any room. Mirrors can also be affordable statement pieces that transform a blank wall into a stylish one. Of course, choose a mirror that complements the furniture.

4. Eliminate Clutter, Not the Personality

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When decluttering before showings, it’s essential to strike a balance. Keep the property’s personality while removing excessive clutter that makes the home feel claustrophobic. Toss that stack of boxes on the dining room table. But don’t go overboard—keep a few personal touches, like a sofa blanket or throws.

5. Invest in High-end Accessories for the Kitchen

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Here’s one of the best house staging tips you should consider. A few high-end kitchen decor pieces can go a long way in helping build the fantasy that people with good taste (and lots of disposable income) would love in the home. Remember that they don’t have to be super-high quality and expensive—they only have to look high quality and costly. Grab some beautiful oil and vinegar decanters, a classy utensil holder from Le Creuset, or a Polish pottery dish for fresh fruit.

6. Use Large Potted Plants to Fill in Empty Spaces

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Potted plants do more than clean the air. They are also perfect for filling in empty spaces in the home when you don’t have enough furniture. Plants give a room character and warmth. You don’t need a lot of big furniture pieces if you have some well-placed greenery to accent the items you have.

7. Paint the Walls With Muted Colors & Let the Furniture Pop

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Paint with softer, muted colours to avoid bad real estate photos and let the furniture pop. Our team of agents loves recommending Sherwin Williams’ Agreeable Gray, a warm colour. Think of your listing’s walls as a blank canvas for future homeowners. Treat accent walls the same way—keep the colours neutral and soft.

8. Use Art & Coffee Table Books to Build the Fantasy

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There is an excellent reason why almost every high-end home is staged with oversized art, fashion books, and incredible art pieces. They help build the fantasy that people looking at the home imagine for themselves. Find coffee table books at used bookstores or even your local thrift store. It doesn’t have to be expensive to look great in your staged home.

9. Repaint Cabinets & Replace Drawer Pulls in the Kitchen

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If you’re working with a dated kitchen, a fresh coat of paint can bring it into the 21st century on a budget. Even if you don’t want to tackle the project, hiring a professional to spray them will still be a fraction of the cost of replacing them. While discussing kitchen cabinets, consider replacing the handles and drawer pulls. It may seem simple, but potential buyers will notice. Replacing old, worn, or dated hardware with new modern pulls will make the kitchen feel fancy.

10. Accessorize the Bathroom

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While you might want kitchen counters to be clear, an empty bathroom can look cold and feel more like a hospital room. Accessories like plants, candles, or high-end soap bottles can quickly add warmth and life to a bathroom, creating a mini oasis that feels cozy and relaxing.

11. Go Gender-neutral When Staging Children’s Bedrooms

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Whenever you stage a child’s bedroom, ensure the furniture and decor you choose are gender-neutral. You cannot know the gender of your buyer’s children, so creating a typical boy’s or girl’s room can kill their fantasy. Instead, they should immediately be able to imagine their child being happy in the room.

12. Refinish Damaged or Heavily Worn Hardwood Floors

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Refinishing hardwood flooring or sprucing up luxury vinyl plank is an easy and affordable way to upgrade a home. You’ll be surprised at the instant makeover from a quick refinish of the floors. After all, your client could have the most beautiful furniture in the world, but the entire room will feel cheap if the floors are scuffed up and dirty.

13. Stage the Home’s Front Entrance

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Staging the front entrance is crucial since the front door will be buyers’ first impression when they leave the car. You don’t have to go overboard here, either. A sconce lighting, a few potted plants, a chair, or a cafe table can make a front entrance much more inviting.

14. Remove Signs of Pets

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While it’s great to paint your property as a pet-friendly space, you should know that not everyone is okay with having pets. Some potential buyers may have allergies or sensitivities to fur and pet odours. So, when home staging, remove any signs of pets—odour, toys, pet beds, and litter boxes. Ensure any lingering pet odours are neutralized with a deep cleaning solution.

The above was written by:

Julia Del Rosario

Price a London Ontario House High, Accept Less?
I always hear this from home sellers: “Let us List it High Because Someone Will Offer Us Less.”

What should we list our house for in London, Ontario?

That thinking may have worked years ago, but in today’s real estate environment, homebuyers have a tremendous amount of information at their fingertips with just a few clicks of the mouse. Today’s buyers know prices, and if you list a house or condo for sale in London, Ontario, too high, it could cost you!

I Want to List My Home High Because I Know Someone Will Offer Less.

When a home seller interviews a Realtor, it’s easy to get caught up in the excitement of choosing a sales price. If a seller can get more money for the home, it means more financial opportunities for them. Unfortunately, uninformed sellers often choose the Realtor who tells them they will list it at the highest price or, worse, the lowest commission. These are the worst mistakes home sellers can make.

Establishing Value:

It doesn’t matter how much a home seller thinks their home is worth. The only people whose opinions matter are the buyer who will make an offer and, of course, the appraiser. Pricing a house is part science and part art. It involves comparing houses in similar neighbourhoods in London, making the necessary adjustments for the differences between them, charting market movements, and measuring the amount of housing inventory to help determine a range of value.

 This is the same method appraisers use to evaluate a house. No two appraisals are the same; however, they are generally close to one another. There is no hard and fast way to set a price on a home in London, Ontario, and the area.

Is the Price Too Low?

Houses sell at a price a buyer is willing to pay, and a seller is willing to take. If a house is priced too low, the seller should expect to receive multiple offers and drive the price up to the market value.  There is not much danger in pricing a home under its actual value and your competition. The danger is pricing a house or a condo too high and having the home sit on the market for weeks, even months.

How It Starts To Go Wrong

The home seller did not interview more than one Realtor. They may have picked the first Realtor off the Internet because they have a meagre commission fee or a friend or a co-worker recommended them. The first Realtor priced their house at $795,000. After 90 days of sitting on the market, the listing expired.

It Continues To Go Wrong
The following Realtor they hire lists the house for $775,000. A few weeks pass, and eventually, the price drops to $765,000, but there are still no offers. A few people look at the house, but no serious buyers come forward.

The Home Owner is Now Tired & Exhausted

The home seller and the Realtor then priced the home at $737,000, and it sold very quickly. The sad part is that the comparable sales in the neighbourhood fully justified a price of $755,000, but the home had been on the market for too long at the wrong price, and now the market had slowed.

Protect Yourself

The question is, how much money does an expired listing or an old listing cost the homeowner? The financial losses often exceed the extra mortgage payments paid and go beyond the cost or hassle of trying to keep a home spotless during the listing period. It affects the value a buyer ultimately pays because it is no longer a “fresh” listing. It’s now stale and dated, an overpriced home for too long.

Don’t let it happen to you. Don’t let it go to a stale listing.

“To sum up in two words all failures in war and life. Too late!” Douglas MacArthur