This is more than a tale of the two real estate markets in London Ontario happening at once! Houses that sell, houses that sit.

In every real estate market—hot, cold, or balanced—there’s always two markets happening at once.

As a residential real estate broker in London, Ontario, I’ve seen this pattern play out time and again: some homes sell quickly, some with multiple offers, while others linger on the market for weeks or even months. The difference? It almost always comes down to pricing strategy.

Regardless of a seller’s market, a buyer’s market or a balanced market, there are only two pricing strategies!

🔍 The Market of “Priced to Sell”

A house being snapped up in London Ontario because it was priced to sell

This is where savvy sellers live. Homes in this market are positioned to align with buyer expectations, local trends, and realistic valuation. When a home is priced to sell:

• It attracts immediate attention.

• It generates showings and offers within days.

• It often garners competing bids.

• It sells closer to—or above—asking price.

In today’s market in London, Ontario, these homes are the ones that balance presentation, marketing, and a smart pricing strategy based on current data—not wishful thinking.

Not what your neighbour sold for two years ago or six months ago, todays market!

🕰️ The Market of “Priced to Sit”

A house sitting on the market in London Ontario drains every one’s pocket and patience.

Then there’s the other market. These are listings that:

• Overreach on price, hoping to “test the waters.”

• Miss early buyer interest during the golden window (first 2 weeks).

• Sit stagnant, get stale, and eventually require price reductions.

• Often sell for less than they would have if priced correctly from the start.

In this market, time is not your friend. The longer a property sits, the more negotiating power shifts to the buyer.

💡 So, What’s the Takeaway?

Even in a slower market, homes are selling—and selling well—if they’re priced and marketed right. The key is understanding which market you want to be in: Priced to Sell or Priced to Sit?

Buyers are smart, data-driven, and patient. They know a good deal when they see one. As a seller, your strategy needs to reflect that. I get it you want to get as much as you can for your home, a home without a buyer may have value to you, but not to the one willing to part with their money!

🏡 Thinking of Selling in London, Ontario?

I provide the brutal truth, data-backed guidance to help you price your home to attract serious buyers and sell with confidence.

London and Area Home Sellers: You Only Have 3 Pricing Strategies — Which One Are You Choosing?

When it comes time to sell your home in London, Ontario, your pricing strategy will make or break your results. And no matter the market—sellers, buyers, or balanced—every seller has just three choices:
Price At the Market
Price Behind the Market
Price Ahead of the Market

Let’s break each one down, so you can decide which approach works for you—and what the consequences are

The problem with real estate advice is that there is an abundance of it. And free! What is free worth? Exactly!

When I searched for tips on selling your home, I got 697,000,000 results. That is 697 million how-tos. If you were an average reader, it would take you 110.4 years to read them all.

790,000,000 results for tips for buying a home. That would take you 126.1 years!

Now, here comes the scary part: add all the advice from relatives, neighbours, co-workers, Realtors, mortgage people and on and on. No wonder there is a problem of what is best for you!

You can read all you want, search websites, review YouTube, listen to economists or the weather person, but none of that is going to do you any good without common sense. My favourite Mark Twain quote: “The reason there is so much common sense in the world is that very few use it!”

Learning without action will not help. You can look at a map of terrain all you want, without hiking it; it matters little.

As a Realtor, I am not going to imply that I have all the answers, walk on water, or help old ladies cross the street. I used to help old ladies cross the street, but as I got older, I didn’t want my wife to think I was flirting.

There are three ‘P’s in real estate as a seller: Price, Product and Promotion. You, the seller, control the price and product. If you use a Realtor, the promotion should be their value-added involvement.

For buyers, contradictory and incongruent emotions, as well as punitive frugality, are detrimental to their purchasing decisions.

There Are Three Pricing Strategies

Price At the Market
Price Behind the Market
Price Ahead of the Market

Learn how any of those three will affect you!

Written by Ty Lacroix Broker Sutton Group Preferred Realty Inc., Brokerage, The Envelope Real Estate Group

Does pricing a London, Ontario home a little high so you can come down in price work? I hear this all the time from home sellers: “Let us list it high because someone will offer us less”!

That thinking 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, at too high a price, it could cost you.

The Price

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 obtain a higher price 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 list price or, worse, the lowest commission. This is, by far, the worst mistake a home seller can make.

Establishing Value:

The reality is that it doesn’t matter how much money a home seller thinks their home is worth. The only person whose opinion matters is the buyer who will make an offer, and, of course, the appraiser. Pricing a house is part science and part art. It involves comparing similar houses in the neighbourhood and making the necessary adjustments for the differences between them, charting market movements and measuring the amount of housing inventory, all of this in an attempt to help determine a range of value.  This is the same method appraisers use to evaluate a house. No two appraisals are the same; they are, however, generally close to one another. There is no hard and fast way to determine a price for a home in London, Ontario, and the surrounding 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 little danger in pricing a home under its actual value and that of your competition. The danger is pricing a house or condo too high and having it 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 chosen the first Realtor they found on the Internet because of their very low commission fee, or a friend or coworker had 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 goes and lists the house for $775,000. A few weeks pass, and eventually, the price drops to $765,000; however, no offers are made. A few people looked at the house, but no serious buyers came 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 cost the homeowner? The financial losses often exceed the extra mortgage payments made and extend beyond the cost or hassle factor of trying to keep a home spotless during the listing period. It affects the value that a buyer ultimately chooses to pay because it is no longer a “fresh” listing.  It’s now stale, dated, a home that was overpriced for too long.

Don’t let it happen to you. Don’t be that seller of an expired listing.   Be sure to hire a professional Realtor to price your home correctly from the beginning.

How many times have you heard about a move-in ready house? Or, like new? Then, when you go see it, you are disappointed?

The only thing that has not been replaced at this beautiful four-level backsplit is the street number! 695 Railton.

From a 55-year warranty metal roof (2020), windows (2022 and 2025), doors (2022 and 2025), flooring (2020 and 2025), bathrooms (2021 and 2025), kitchen (2020), AC (2021), furnace (2020), sump pump (2025), Water Heater (August 26,2025)the list goes on.

A fully fenced backyard, a garden shed, and a hot tub are included. The water heater is owned.

The paved driveway holds three vehicles.

You can live here for years without worrying about any major surprises or unexpected expenses. Taxes are approximately $260.00 per month. Adding your mortgage, taxes, insurance and utilities, this is much cheaper than renting and you will be building equity!

Located in a great, safe family neighbourhood, with easy access to Veterans Memorial Parkway, the 401 and London Airport.

All for only $579,900 for this move-in ready house!

When considering selling a condo in London, Ontario, besides the price and the Realtor you select to represent you, get in touch with your condo corporation before listing it on the MLS.

99% of the time, when you and the buyer agree on the price, there will be a conditional clause that states that the buyer’s lawyer will have 7-10 days to review the status certificate provided by the condo management company.

The buyer’s lawyer is looking at the financial status of the corporation, to see if there are any unpaid condo fees or assessments from you if there are any infractions, such as a screen missing, an unauthorized addition such as a deck, satellite dish etc.

What is a status certificate?

You would be surprised at the number of hasty remedies and discussions that occur if a lawyer finds out some things that you were not aware of. To ensure a smooth sale, take the time and effort to identify any potential issues that could impact the final sale of your condo, whether it’s an apartment, townhouse, or other property in London, Ontario.

Be proactive, you may be glad you did!

To ensure an even smoother process, we do this every day and have systems in place that will save you from unforeseen issues.

Find out what a buyer would pay for your condo in this market