In the London, Ontario real estate market, there is a long-standing tradition: wait for the Spring. Many buyers and sellers believe that the "Spring Market" is the gold standard for moving, assuming that more options and more buyers automatically lead to a better result.

However, as we move into January and February, the data suggest that the "wait-and-see" approach may be the most expensive strategy you could choose this year. Here is why the early winter market is currently offering opportunities that the spring rush likely won’t.

For Sellers: Beating the "Inventory Flood" and “The Hidden Cost of Competition”

In a buyer’s market, supply already outweighs demand. When the spring market begins, London typically sees a surge in new listings. If you wait until then, you aren't just competing with the current inventory—you are competing with a flood of "fresh" listings that can further dilute the pool of available buyers.

• The Competition Factor: Right now, there are fewer homes for buyers to choose from than there will be in two months. By listing now, you position your home as a primary option rather than one of dozens in a saturated spring market.

• Serious Motivation: The buyers active in January and February are typically motivated by necessity (relocation, family changes, or expiring pre-approvals). They are ready to make decisions, whereas spring buyers often include "looky-loos" who may not be ready to sign.

For Buyers: Beating the "Price Creep" and Interest Shifts

For buyers, the cost of waiting isn't just the home's price; it's the cost of the money.

• Mortgage Rate Stability: The Bank of Canada has held rates at 2.25%, providing a window of predictability. However, many analysts suggest that as the economy continues to adjust to shifts in trade and migration, we could see a "rate floor." Waiting until spring means you might be competing with a flood of other buyers, potentially driving prices up by 2% to 4%—a "spring premium" that can easily amount to $15,000–$25,000 on an average London home.

• Negotiation Power: In the winter, you often deal with highly motivated sellers. In the spring, sellers are often more rigid, expecting multiple offers and "bidding war" conditions that may not materialize, but still make the negotiation process more difficult for you.

The Bottom Line

While each year has its own economic drivers, London has shown a consistent seasonal pattern: average sale prices often rise as the market transitions from the quiet of January to the peak of May. Even in years where the market felt "slow," the cost of waiting for warmer weather was high.

The London market in 2026 is defined by preparation over speed. Whether you are looking to downsize, upgrade, or relocate, the current "quiet" market offers a level of control that the spring frenzy often erodes.

Deciding when to move is a personal choice, but it should be based on your specific goals rather than a calendar date. Sometimes, the best time to act is when everyone else is still waiting for the snow to melt.

What is your market position in London, Ontario?

The London Ontario real estate market heading into 2026 is not a repeat of the last few years — and it’s not as simple as the headlines make it sound.

What I’m seeing consistently is that many people are making decisions based on outdated assumptions rather than current conditions.

Whether you’re thinking about selling, buying, relocating, or just researching your options, the gap between perception and reality has widened. And that gap is where costly mistakes tend to happen.

This isn’t about predicting the market.
It’s about understanding how it’s actually behaving now — and what that means before you make a move.

What’s Changed (and What Hasn’t)

The market hasn’t “stopped,” but it has shifted.

• Buyers are more selective, not absent

• Pricing matters more than ever — accuracy beats optimism

• Well-prepared properties still move

• Poorly positioned ones sit and quietly lose leverage

The most significant change isn’t price alone — it’s alignment of expectations.
When expectations align with reality, transactions occur. When they don’t, frustration follows.

If You Own a Home: This Is About Risk, Not Pressure

For homeowners, the most significant risk in 2026 isn’t necessarily timing — it’s mispricing and misreading buyer behaviour.

Some key considerations:

• Overpricing no longer “tests the market” — it often removes momentum

• First impressions matter more when buyers are cautious

• Preparation and positioning can matter more than the list date itself

This doesn’t mean everyone should sell.
It means decisions should be based on current conditions, not last year’s results.

Clarity reduces risk. Assumptions increase it.

If You’re Planning to Buy: Strategy Matters More Than Speed

For buyers—especially those in the mid- to upper price ranges or relocating—the market still offers opportunities, but it rewards preparation.

What I’m seeing:

• Competition still exists for quality homes

• Price discipline matters more than urgency

• Buyers who understand their position move with confidence

• Buyers relying on outdated narratives hesitate or overreact

The strongest buyers in 2026 aren’t the fastest — they’re the most informed.

Why “Clarity First” Beats Pressure Every Time

The goal right now isn’t to push decisions. It’s to replace assumptions with clarity.

That’s why I’ve built a market position review designed to help people understand where they stand — whether they’re considering a sale, planning a purchase, or simply gathering information.

There’s:

• No instant valuation

• No sales pressure

• No obligation

Just a clear look at what current conditions mean for your situation.

Take Five Minutes for Clarity

If you’re planning a move in the next 3–12 months — or even just exploring options — a clearer picture now can save time, stress, and costly missteps later.

👉 See what this means for your situation

Whether you move forward or not, you’ll walk away with better information — and better information leads to better decisions.

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

I have included some cost-effective tips and ideas to help you sell your home faster and for more. Some of these may be obvious, and some may be questionable, but they work.

Time and again, when I show or list homes, some or all of these tips would have dramatically accelerated the sale and allowed the seller to receive more money.

Over the years of working with hundreds of home sellers and buyers, the little things a buyer sees may be the stumbling block in making an offer on your home. You have only one chance to make an excellent first impression on homebuyers!

Try one or ten of these, and you will be happy you did!

Tip #1: Add a basic alarm system. Security is the number one concern for any resident, and if a homeowner does not feel secure, they will eventually move elsewhere. Many security alarm providers have lucrative introductory offers for equipment and installation. The new owner can take over the contract.

Tip #2:  Install matching light fixtures and ceiling fans. Consider installing track lighting with dimmers to highlight artwork or a particular area of the room. Consider flex track lighting or suspended track lighting. Adding a dimmer switch makes your lighting more versatile and is a great mood enhancer. Ceiling fans add value, and you may want to consider installing them instead of traditional light fixtures. If you don’t want to replace existing ceiling fans, clean the blades and update the decorative chain pulls.

Tip #3: Basic landscaping, particularly in the front yard. The front yard is the first thing potential buyers see, so don’t miss out on your chance to pique their interest. Prospective buyers decide about your home within the first 10 feet from their car to your front door. A junky yard will make them think that you’ve neglected maintenance. A clean yard will reassure them that your home is well-kept. Focus on a clean-cut, straighten the lawn edges, freshen the landscaping, and add colour accents or striking shrubs for impact. Mulch is inexpensive, so use it. If your yard lacks interest, consider constructing a retaining wall. Use railroad ties, bricks, or stones to build that wall. The landscape design should complement your home’s style and colours.

Tip #4:  Get a new front door or give the existing one a facelift. Paint the front door a complementary but bold colour. Choose a colour that says, “Look at me!” Once you’ve finished painting the door, install a new doorknob that emphasizes sturdiness and elegance. Install a new kick-plate that matches your lockset finish. Remember, while your prospective homebuyer waits for you or the real estate agent to let them in, they observe your front door. If you have an old storm door, replace it. If you need a storm door, install one with ample window space to highlight the bold colour of your front door. 

Tip #5:  Install some blinds and window shades. Certain rooms could benefit from blinds or shades to enhance the style. The living room, kitchen, primary bedroom, and primary bathroom are the best places to start. These are the four rooms that prospective buyers will study most when evaluating your property. Pick window shades that complement existing furniture or your paint colour. If you want to stick with inexpensive vinyl blinds, ensure all the blinds in the room match the colour. When showing a home during the day, you should always open your blinds and shades to let in abundant light (unless you’ve got a clear view of the mess in your neighbour’s backyard). 

Tip #6:  Get rid of photographs of people. You may love Aunt Geraldine, but you don’t need to have her portrait or your ego awards! Prospective buyers must imagine living in the house, not you and your family.

Tip #7: Clean the tops of the water heater, furnace, washing machines, and any other mechanical fixtures. Most homeowners don’t bother to do this at all. This makes these devices look newer, well-maintained, and clean. If your furnace looks dirty, don’t be surprised if your buyer demands a concession for a new one. Please don’t say I didn’t warn you!

Tip #8: Ensure every light bulb in the house works. If the prospective homebuyer can’t see your place, you can’t expect them to like it. When people see lamps with one good bulb and three burned-out bulbs, they assume you don’t maintain the residence and may worry about other deferred maintenance. Use higher-wattage light bulbs in your lamps where it’s safe for a bright, warm atmosphere. Also, consider slightly pink-tinted or full-spectrum “natural” light bulbs to create a warm glow for your home. Don’t forget about the bulbs in your basement and your exterior lamps. 

Tip #9: Place decorative flowers and candles throughout the home. Flowers and plants work wonders, and candles give the home a romantic or warm feel. Scented candles are best; some scents are so strong that homebuyers can smell them even when the candle isn’t burning.

Tip #10:  Place magazines about luxury homes around the house. Magazines about elegant homes or sophisticated styles can put prospective homebuyers in the mood. When they see that bright, shiny issue on your nightstand or coffee table, they envision your property as the stylish new home that they wish to live in.

Tip #11:  Refinish your hardwood floors. People like hardwood floors, particularly if the base has a lustre. If your hardwood floors are stained, you can still sand them and apply a darker finish to hide the stains. If your hardwood floors don’t need to be sanded but have dull spots or cracks, try some off-the-shelf refinishing agents or cleansers.

Tip #12: Clear clutter. Space sells. Don’t stuff a mess in your closets, basement, or garage. Dispose of it or rent storage space. Prospective buyers should not feel hemmed in because of all the boxes they have lying around or those old, rickety chairs you can’t seem to discard. 

Tip #13: Shampoo your carpet. Many people like new carpets for apparent reasons. However, we can’t always afford to buy new carpets. Rent a carpet-cleaning vacuum or hire a professional carpet shampooing service. The right detergent and equipment can remove old stains and eliminate odours. 

Tip #14:  Place air fresheners throughout the home. You’d be amazed at how easy this one is, but how many people don’t do it. Potpourri and air fresheners set the mood, and people associate fresh scents with cleanliness and purity. Be careful not to overdo it with the air fresheners, or people will think, ‘You’re trying to hide an odour. 

Tip #15: Power wash the exterior. Road dust accumulates under overhangs and eaves, and mould, moss, or insects may develop. Even though there’s a for-sale sign in the front yard, many passersby will not call the phone number if the house looks dirty or old. Remember first impressions.

Tip #16:  Install brushed-nickel or brass switch plates and wall outlet covers in the primary bedroom, the kitchen, and the dining room. Many places I’ve seen for sale lack matching switch plates and outlet covers. Some are ivory, some are brown, some are white, and most are dirty. New outlet covers and switch plates can cost a few cents to several dollars. You may consider installing brushed nickel or brass covers in your most heavily trafficked rooms. These covers give the room an elegant, stylish look. 

Tip #17:  Replace those old, worn-out doorknobs. I’ve seen doorknobs over 80 years old and painted them several times. Ugh! Doorknobs can be some of the dirtiest, bacteria-infested items in the house, and prospective buyers know it! Replace those old doorknobs with new ones. If the room has a brass theme, go with brass. 

Tip #18:  If you have a paved driveway, reseal it. If your driveway is paved but cracked or otherwise in poor condition, repair it and apply a driveway sealer. A sharp-looking driveway is the first thing a prospective buyer sees, and besides, the sealer prevents existing cracks from worsening. 

Tip #19: Compile a complete list of warranties for the appliances and fixtures, and leave it on the kitchen counter. If your home has been upgraded in recent years, such as with a new roof or the replacement of major appliances, be sure to have the receipts on hand to show interested buyers. Better yet, type up a list of the warranties and leave copies on the kitchen counter. Many homebuyers need to feel confident that the house's systems are in good working order. If your home is the only one with warranty information, these buyers may be more likely to make an offer (and a good one). 

Where is that odour coming from?

Tip #20:  Run an air purifier to eliminate those lingering odours. You may be used to the smells in your house, but trust me, no one else is. If a thorough cleaning and some well-placed potpourri don’t do the trick, it’s time for an air purifier. An air purifier eliminates bacteria that can cause odours. An excellent place to run an air purifier is in the basement. 

Tip #21:  Refinish your vinyl or tile floors. Clean your vinyl and tile floors. Tile floors may need new grout. Perhaps you need to replace a cracked tile (I hope you bought one or two extra tiles in case you ever needed them). 

Tip #22:  Spend a day looking at Open Houses held by property sellers. After observing how others use their homes, you will see yours with a fresh perspective. Plus, you’ll get a feel for your neighbourhood’s market values. Top athletes and top businesspeople check out the competition. 

Tip #23:  Oil door hinges so they don’t squeak. You may not notice the squeaking hinge because you’ve heard it many times, but buyers will wonder what needs maintenance—oil those hinges. Also, ensure that every door opens and closes with ease. Sometimes doors become misaligned and won’t open unless you apply significant pressure. 

Tip #24:  Replace your doorbell if it is old or worn. One of the first things a prospective homebuyer notices is a doorbell. Is it old? Does it work? Does anyone in the house hear the bell? Imagine waiting for a prospective homebuyer to stop by, and you can’t hear them ringing the bell. Doorbells are inexpensive, and a new one (or at least a new button) will impress your visitors.

Tip #25:  Clean, clean, clean. Once the potential buyer walks through your front door, they should be wowed by the cleanliness. A sparkling home screams that it’s been adequately maintained. Consider spending a couple of hundred dollars to bring in professionals for a thorough cleaning. 

Tip #26:  Modernize that kitchen. As the hub of family interaction, the kitchen is the heart of the home. Brighten the cabinets with a fresh coat of paint or some updated hardware. Add a new faucet or light fixture to rejuvenate the space, or change the window coverings for a more modern feel. Buyers are always interested in the kitchen, so try a quick facelift that will turn up the heat on your bottom line.

Tip #27:  Brighten up rooms with new paint. This one is obvious, but many people still don’t (or do it properly). Fresh paint may be one of the most effective dollar-for-dollar value enhancers. You can hire a professional or do it yourself. Choose neutral colours for most rooms, but don’t be afraid to use a bold colour on a wall or two to create contrast or style. Just don’t go wild with the bold colours. Also, consider painting the walls and trim in complementary colours. 

Painting Confusion?

Tip #28:  Give the primary bedroom a bold and romantic look. People associate the primary bedroom with romance, authority, comfort, and style. Give the people what they want! Buy some new bed sheets or throw pillows. Consider a new comforter. Set up candles and flowers. Don’t leave any clothes lying around. 

Tip #29:  Add crown moulding. It is available in countless colours, widths, and styles – from simple to elegant, classic to contemporary. Moulding can give an ordinary-looking room the special touch needed to stand out. 

Tip #30:  Add landscape lights or a decorative street lamp. A classy street lamp gets attention, even during the daytime. Landscape lights can enhance security and elegance. Some homebuyers will view a home during the day and then insist on returning at night to see how it looks. You don’t have to overspend, but consider adding or updating your exterior lamps.

Tip #31: Install a new mailbox. Mailboxes can be inexpensive, and you should install a new one so prospective buyers and their guests don’t notice the dingy old one at the front of the house. 

Tip #32:  Remove weeds between concrete slabs and walkways, a sign of property neglect and a big turn-off for potential buyers. Nowadays, you can buy weed-killing chemicals that destroy unwanted plant life in hours. Or you can try a solution of 20 percent bleach and 80 percent water. 

Tip #33:  Clean out the clothes dryer vent thoroughly. It matters; do it.

Tip #34: Install an automatic garage door opener. This is another good way to increase property value. Select a multi-code garage door opener remote model that routinely changes the code for additional security. 

Tip #35:  Enhance your porch or doorstep with pots or baskets of blooming annuals, an attractive and fragrant way to boost visual appeal and add eye-popping colour. You can find flower pots at dollar stores; a topsoil bag may cost slightly more than a dollar. A tip to keep flower pots light is to place empty water bottles in the base and cover them with soil. Sometimes, the flowers won’t need alot of dirt, and the empty bottles create space but no added weight. Ensure you water the plants sufficiently, as under-watering can have the opposite effect of what you intend. 

An appealing front door invites offers!

Tip #36:  Give your old BBQ a makeover. Even if you plan to take it with you or leave it, clean it! Degrease it first, rinse well, and repeat if necessary. Once clean and dry, refinish it using bright, fireproof/high-temperature paint. Select a colour that complements your home’s exterior look. Or try something fun that will stand out, such as orange, yellow, or blue.

Tip #37:  Enhance your home office, workstation, or area where you pay your bills. A messy desk is a messy person, or doesn’t care?

Tip #38: Install a skylight dome or roof skylight—people like natural light, especially incredibly bright light from above. Skylight installation also increases natural lighting in rooms, making them more inviting and cheerful. 

Tip #39: Build a mini herb pantry. Many homes are sold based on the kitchen’s setup. An herb pantry can be as simple as a cubbyhole built into the wall between studs or a closet converted into one with a glass door.

Tip #40:  Add something “green,” like solar panels. Green is good these days (or any day). Many homebuyers want to feel they are doing something good for the planet while saving money. Solar panels are in vogue again, so consider installing some of them. Another green activity that enhances value is adding insulation where needed.

Tip #41:  Empty that cluttered basement. When selling your house in London, Ontario, I recommend clearing the basement as much as possible. Take your junk to the dump or place it in storage. Homebuyers need to feel they have ample open space (to store their belongings). 

Tip #42: Trade those old, leaky faucets for shiny new ones. Kitchens and bathrooms can attract buyers or repel them. The centrepiece of any kitchen or bathroom is the sink, and the centrepiece of any sink is the faucet. Replace them yourself or hire a handyperson.

Tip #43:  Change the filter in your furnace. You want to avoid that musty, stale smell when it is operating. One of the first things I do when showing a buyer a house is to check the furnace filter; it tells me a lot alot the home's care.

Tip #44: Hang a large mirror in the living room to create a virtual space and the illusion of greater size. Buyers love open space; give it to them!

Tip #45: Make sure the colours of your kitchen appliances match. A kitchen with a yellow refrigerator, a stainless steel range, and a white microwave may look okay to you, but it doesn’t to buyers.

Tip #46:  Hang new towel bars and toilet paper holders. Once you’ve replaced the bathroom faucet, you’ll want to hang the towel rack and toilet paper holder to match it. Make sure that you have a roll of toilet paper on the holder. I suggest you hang a decorative towel on the bar to complete the bathroom.

Tip #47:  Run a dehumidifier. A perpetually damp basement or bathroom can be the breeding ground for mould, odours, and insects. Neither mould nor odour nor insect helps your cause. Run a dehumidifier to dry the air and reduce the musty smell. 

Tip #48:  Paint the fence or railings surrounding your home. A freshly painted fence creates a tremendous Wow factor! Prospective homebuyers often assess a property's exterior before considering whether to view the interior. You may even inspire your neighbours to paint their fences and railings by repainting yours to keep up with them. Spray paint works well on metal or cast-iron railings; use a primer first.

Tip #49:  Install new street numbers on the front of your home. When prospective buyers drive around the neighbourhood to find your address, their eyes will gravitate toward bright, shiny, new street numbers. It costs only a few dollars to purchase new brass or brushed-nickel numbers to identify the front of your property boldly, and it is money well spent.

Tip #50: Use throws in colours that match the room to cover worn sofa and chair upholstery. You could try to buy new furniture to spruce up the space and then take it with you when you sell. Or, if new furniture is not in your budget, buy throws and pillows to place on your existing furniture. 

Tip #51: The London Ontario Home Seller Guide Fundamentals. In today’s market, buyers are increasingly savvy. That means your home will sell at the highest profit and quickly when all the ingredients are combined correctly.

I hope a few of the 51 tips to sell your home for more will help you.

One of the services we provide is a home audit. We have a room-by-room guide for you. I will review it and create a list of what should be done, what can be done, and what shouldn’t be a priority. After one hour, you will have a clear view of what needs to be done and the energy and budget required, and then you will decide the next steps.

Would you like a house or condo audit? Most realtors never offer this complimentary service. Average effort yields average results!

More tips you can do to help sell your home in London Ontario

Have you ever wondered why some homes in London, Ontario, sell quicker than others? For more money?

•  1% of houses are sold from Open Houses. Only if applicable, if thorough marketing and planning have been done for prospective buyers. Do not put out the open house sign at 1:00 PM on Sunday for a 2-4 Open House! Otherwise, the only people who go to open houses are looky-loos, nosy neighbours, or tire-kickers.

•  4% of houses are sold through newspaper or real estate publication advertising. These are called tombstone ads for a reason!

•  6% of homes are found by buyers themselves, or by the seller finding buyers themselves, such as a neighbour, relative, or someone at work.   Usually, one party or the other hires a Realtor to handle the paperwork.

•  89% of homes are sold through the Multiple Listing Service when listed with a real estate brokerage – providing proper terms and an accurate market price.  Yet 19.7% of homes listed, regardless of the market, do not sell!

Keep in mind, some just list homes, not sell them! A huge difference

How many Realtors sell real estate?

According to CREA (Canadian Association of Realtors), 7% of Realtors do 80% plus of the total real estate business nationwide! Good old Pareto’s 80/20 law. For example, if you had 100 homes for sale, seven Realtors would sell 80 homes, and 20 would divide the sale of seven homes among themselves!

That’s hard to do!

In today’s real estate market, the Realtor makes the difference if your home sells!

A real estate company’s size or name has little to do with selling your home or any other property. Yes, some companies sell hundreds of homes, but also have hundreds of Realtors. The average number of homes sold per Realtor is usually abysmal.

Do you think a home buyer cares what company name is on the sign, its colour, or its ego picture?

Choose wisely!

If you’re a long-time homeowner in London, Ontario, you know the comfort of a familiar house, friendly neighbours, and a lifetime of memories. For many, the thought of selling only comes up when you’re “ready”—but based on my two decades working with seniors, I’m here to tell you that waiting for that moment is often the saddest and costly mistake you can make.

The hard truth is that the best time to move is when you have choice, control, and equity, not when time and complex challenges force your hand.

The London Downsizing Dilemma

You are comfortable now, and that’s wonderful. But what happens if you need sudden, expensive renovations to maintain your independence? Or, if a health change makes it impossible to manage the stairs or the yard? We’ve all seen good neighbours wait until it’s too late, forcing a rushed sale during a stressful time and often losing control over both timing and money.

You deserve to transition to your next chapter with joy and peace of mind, not panic.

The unique London, Ontario market, especially in cherished neighbourhoods like Lambeth, Byron, or Old South, gives you a decisive advantage right now. Your house is a valuable asset that can be unlocked to secure your future. Instead of waiting for the moment, you must move. Let’s look at the best time to move. When you are independent, financially strong, and excited about a smaller, safer, and less-maintenance lifestyle.

Secure Your Future, On Your Own Terms

As a real estate broker in London, Ontario, my goal is to help you move from your current home to a townhome, condo, or apartment that gives you greater independence, whether that means enjoying what you like to do or simply having a comfortable, single-level space to manage.

Selling is not about giving up your independence; it’s about making a deliberate choice to preserve it.

If you are asking when to sell your family home in London, Ontario, the answer is now, while you have the energy to declutter before selling your London house.

Don’t wait until the decision is made for you. Let’s explore your options today to ensure your next move is dictated by your goals, not by crisis.

Continue Reading: Downsizing Your Home in London Ontario

When you are named as an Executor or Power of Attorney (POA) for an estate in London, Ontario, you are taking on a tremendous responsibility. One that comes at an emotionally challenging time. Among the many tasks on your list, managing and selling real estate is often the most complex and financially significant.

It’s not just another transaction; it’s a careful process requiring specialized knowledge, sensitivity, and speed. We understand the pressure you are under to ensure the estate is handled efficiently, transparently, and in compliance with all legal and fiduciary duties. You need a partner who sees beyond the listing to the heavy responsibility you carry.

The Unique Burden of an Estate Sale

Selling a property as an executor presents unique challenges that differ vastly from a typical home sale. You must navigate strict probate timelines and manage potential disagreements among beneficiaries. Handle properties that may require extensive cleanup or repairs, and ultimately ensure you achieve fair market value for the estate.

In the London and surrounding area market, property values can fluctuate rapidly, making an accurate, well-justified appraisal absolutely critical. A mistake in valuation or execution can lead to costly delays or legal issues. Or a loss of value for the estate you are sworn to protect.

This isn’t a task for a generalist agent; it demands a real estate professional who specializes in the nuances of estate law and fiduciary responsibility right here in London, Ontario.

Why Local London Expertise is Non-Negotiable

The London, ON real estate landscape is constantly shifting and hyperlocal. What constitutes fair market value and marketability in Old North differs from those in Summerside or Byron.

Executors need an agent with deep community roots who can accurately assess a property’s potential, recommend cost-effective preparation strategies (such as facilitating estate clean-out services or managing minor repairs), and market the home effectively to the right local buyers.

Our extensive experience serving executors throughout London means we are intimately familiar with the legal requirements and the required documentation. The often-tight timelines that accompany these sales. We ensure a smooth, transparent, and defensible process from initial valuation to final closing. This allows you to focus on your other critical duties.

Gaining Control and Clarity with a Specialist

As an executor, your primary goal is to maximize the estate’s value while minimizing stress and delays. We act as your single point of contact, coordinating every detail—from certified property appraisals and staging recommendations to offer management and the facilitation of all necessary legal paperwork alongside your estate lawyer.

We provide clear, objective advice to help you make sound, fiduciary-driven decisions that will stand up to scrutiny. By trusting this process to an expert who understands your specific role and the unique London market, you not only ensure the best possible financial outcome for the estate but also safeguard your own position as the fiduciary.

Take the Next Step for the Estate

Your duty as Executor or POA is vital.

Don’t let the complexity of a real estate sale add unnecessary stress to an already difficult time. Partner with Ty Lacroix, Broker, who offers proven, specialized expertise in London, Ontario estate property sales.

We are here to handle the details, ensure transparency, and guide you every step of the way, making this challenging chapter manageable.

To learn more about our dedicated Executor and POA services and to schedule a confidential consultation, please visit Real Estate for Executors London Ontario today. Start the estate sale process with confidence and clarity

The journey of selling your home in London, Ontario, often feels like a long process, but the truth is, the success of your entire sale hinges on just a handful of critical days. In a competitive market, you don’t get a second chance to make a first impression. That’s why every seller needs to master the 10 most important days—from initial preparation to the final offer.

By focusing your effort, time, and resources on these key moments, you can significantly reduce your time on the market and secure the highest possible price for your property.

Days 1-5: The Strategic Preparation

These are the days when money is made. Buyers in London are looking for move-in-ready homes, and meticulous preparation pays off.

Day 1: The Valuation & Strategy Meeting. This is when you hire your Realtor. This is more than just getting a price estimate; it’s about creating a hyper-local strategy. Your Realtor should come prepared with:

• A comparative market analysis (CMA) of recently sold properties in your neighbourhood.

• A clear, data-driven pricing recommendation.

• A detailed timeline of all necessary pre-listing activities (cleaning, staging, photography).

Day 2: Declutter, Depersonalize, and Repair. Buyers need to envision themselves in the space, not you. Spend this day ruthlessly removing personal items (photos, trophies, collections) and minimizing furniture. Execute small, high-impact repairs, such as fixing leaky faucets, patching drywall holes, and replacing burnt-out light bulbs.

Day 3: Deep Cleaning and Staging. A professional deep clean is non-negotiable. Focus on kitchens (appliances, cabinets) and bathrooms. After cleaning, apply simple staging principles: fresh towels, organized pantries, and a clean, neutral aesthetic. Staging helps showcase the room’s potential and makes photos pop.

Day 4: Professional Photography & Video High-quality listing photos are your most powerful marketing tool. This is not the time for amateur phone pictures. Professional photos and a 3D virtual tour or video walkthrough are essential for capturing buyers who start their search online.

Day 5: Write the Compelling Listing Description. Work with your Realtor to craft a description that tells a story, highlights key features (e.g., proximity to parks, specific school zones, upgrades), and focuses on the emotional benefits of living in the home.

Days 6-9: The Critical Launch Period

The first week your home is on the market dictates the momentum of your sale. This is where demand is highest.

Day 6: The Official Launch (Go-Live Day). Your home is added to the London & St. Thomas Association of Realtors (LSTAR) MLS system. Every marketing element—photos, video, description—is flawless. All your Realtor’s pre-marketing efforts (social media previews, “coming soon” signs) pay off today.

Day 7 & 8: Showings and Open Houses. These days are designed for maximum visibility. The goal is to generate as many showings as possible. Keep the home immaculate, ensure all lights are on, and consider leaving for the day. An optional weekend open house can capture potential buyers who are not actively working with a Realtor.

Day 9: The Brutal Truth. There is no indication of any offers. Or, only one or a low-ball.

Day 10: The Negotiation and Acceptance

This is the day you convert interest into equity.

Day 10: Strategic Negotiation A strategic negotiation comes into play! This is not just about the highest price; it’s also about the best terms:

• Closing Date: Does it align with your next move?

• Conditions: Are the offers firm (no financing or inspection conditions)?

• Deposit: Is the deposit substantial?

Your Realtor’s negotiation skills and financial integrity are paramount in ensuring you get the maximum value while protecting you from contingencies.

The Takeaway

The bulk of your effort needs to be front-loaded. By executing a flawless strategy during these ten critical days, you maximize buyer excitement, generate competitive pressure, and significantly increase the likelihood of a fast, highly profitable sale.

Those 10 days most London sellers ignore (and why it costs them thousands)

Ready to see how a precise 10-day plan can transform your home sale?

Learn what you might want to do five days before the home goes on the market and the next five days are so important!

Selling your home is one of life’s most significant financial and emotional decisions. In London, Ontario’s fast-moving market, the difference between a smooth, profitable sale and a stressful one often comes down to preparation, strategy, and the Realtor you choose. At The Envelope Real Estate Group, we call this process The Seller’s Journey—a proven roadmap that guides you from “thinking about selling” to “sold and moving on.”

Step 1: Discovery & Consultation
It starts with an honest conversation. We discuss your goals, timing, and expectations, and provide a clear understanding of today’s market and your home’s value.

Step 2: Pricing Strategy
Overpricing leads to stagnation. Underpricing leaves money on the table. We strategically position your property to attract motivated buyers and secure strong offers.

Step 3: Preparation & Presentation
Minor improvements can mean significant returns. From staging advice to professional photography, we help your home shine—without pushing unnecessary upgrades.

Step 4: Marketing & Exposure
Your home gets more than a listing—it gets a launch. With professional photos, targeted campaigns, and buyer networks, we maximize exposure where it counts.

Step 5: Negotiation Power
This is where decades of experience matter most. We negotiate hard, but fair, ensuring you walk away with the best possible terms and price.

Step 6: Closing with Confidence
We coordinate with lawyers, lenders, and inspectors so every detail is handled. You’ll always know what’s happening and what’s next.

Step 7: After the Sale
Our relationship doesn’t end at closing. Whether you need movers, contractors, or market updates years from now, you can count on us.

Thinking of selling your home in London, Ontario? Let’s discuss your goals and develop a plan that works for you.

Contact Ty Lacroix Today and See Why Not All Realtors Are The Same!

The truth is… your listing doesn’t get unlimited chances. It gets a golden window—the first 21 days. That’s when the most motivated, pre-approved buyers in London, Ontario, are watching. They’ve seen everything else. They’re waiting for the one. If your home launches firmly, you win. If it launches weak, you chase.

Why those 21 days?

• Algorithms push “new.” Real estate portals and social feeds boost fresh listings.

• Buyers move fast. Serious buyers have their cheques ready. They book showings in week one.

• Momentum matters. Early views and offers create competition. Competition creates price.

Here’s how we use that window like a pro:

1) Price “at the market.”
Not behind. Not ahead. At. That’s how you spark activity, create urgency, and invite strong offers. Price cuts later scream, “What’s wrong with it?”

2) Presentation that stops the scroll.
Pro photography, video, floor plans, clean staging, bright lighting, and concise copy. No clutter, no guesswork. Buyers shop on phones. Make it pop.

3) Promotion where buyers actually are.
Targeted online ads, social boosts, retargeting, email to hot buyers and agents. Maximum exposure on day one—not day 30.

A simple 21-day cadence:

• Days 1–3: Launch big. Flood the zone. Book showings.

• Days 4–7: Maintain high energy levels. Collect feedback.

• Days 8–14: Nudge fence-sitters. Highlight strengths.

• Days 15–21: Adjust strategy, not standards—fresh angles, new copy, new audiences. If the market speaks, we listen smartly.

Before launch, do this:

• Minor repairs done.

• Paperwork ready.

• Dates planned (no surprises).

• Exterior shines. Interior breathes.

Miss the golden window and your home risks going stale. Stale listings invite bargain hunters. And bargain hunters do not pay a premium.

Want your first 21 days to count? I’ll build you a 21-Day Launch Plan that turns attention into offers—and offers into a result you’re proud of.

Because not all Realtors are the same.

The truth is… most home sellers don’t lose money because of the market. They lose money because of a decision they didn’t even know they were making.

Here it is: pricing your home wrong from day one.

If you price behind the market—hoping buyers will “make an offer anyway”—you’ll sit, you’ll wait, and you’ll end up chasing the market down. Price cuts attract bargain hunters, not serious buyers. It’s like putting out a “garage sale” sign on your biggest asset.

If you price ahead of the market—trying to squeeze out every penny—you’ll scare away motivated buyers who think you’re unrealistic. Meanwhile, your golden window of interest (the first 10–21 days) closes, and your leverage slips away.

But if you price at the market—with strategy, not guesswork—you create competition. Competition creates urgency. Urgency creates top-dollar offers. And that’s where sellers win.

The best part? A strategic price doesn’t mean you “settle.” It means you play chess while everyone else is playing checkers. And in this market, you can’t afford to gamble with your nest egg.

If you’re thinking of selling in the next 6–12 months, let’s talk. I’ll show you how to position your home so it doesn’t just sell—it sells for maximum money, with minimum stress.

Thinking of selling in London, Ontario? Don’t gamble with your biggest asset.

The truth is… every home only gets one chance to make the right first impression. Whether it’s pricing, timing, or marketing—getting it wrong can cost you thousands. Getting it right can change everything.

That’s where I come in. I’m Ty Lacroix, Realtor & Team Leader of The Envelope Real Estate Group. My sellers get strategy, not guesswork. Results, not excuses.

Want to map out a winning game plan?

Because not all Realtors are the same.

This is a true story about why some homes in London Ontario are not selling. In this story, out of eight properties visited over two days, seven did not get an offer, and one did, not good odds!

I showed a couple looking for a detached bungalow house in London, Ontario, between $650,000 and $850,000, eight on a Saturday and returned on Sunday to see two of the eight that had their interest.

I have not included addresses or names to protect the guilty, the innocent or the unaware!

On Thursday and for a few hours on Friday, I researched ten houses they wanted to see, including their selling history, days on the market, and any price reductions or increases. Additionally, the sales history of similar houses in the neighbourhood over the last six months, including those that sold, those that did not sell, and those that were taken off the market.

Note: All were in desirable neighbourhoods in London Ontario. Two Realtors did not respond to my request to show! I guess they were too busy!

House 1: It had pleasing curb appeal. Some lights did not work (either due to electrical or faulty light bulbs), and a few minor touch-ups were required, but the house was in move-in condition. It was priced right for the neighbourhood and condition.

House 2: Decent curb appeal, but the house was untidy (reasonable because it appeared there were young children), the back yard was untidy, and it was overpriced by $50,000 to $75,000. There was also no nice flow through the house.

House 3: It has decent curb appeal and a nice backyard. The price has been reduced twice, and it has been on the market for 76 days, but it is still overpriced!

Patience, Patience and More Patience

House 4: The key did not work. I called the listing Realtor, and her spouse came to open up. He said the lock was frozen, but they had not unlocked the second deadbolt and did not leave the key for it. The house was a flip, and while the improvements were well done, they did not consider what home buyers wanted in 2024 and 2025: a primary bedroom with walk-in closets and a primary ensuite. Yes, they would have created a two-plus one-bedroom home instead of three small bedrooms plus one in the lower level—still, $50,000-$75,000 for lipstick on a pig.

House 5: A total disaster, and I am being kind, a good $100,000. It had been on the market for 81 days, had been reduced three times, and was handled by the second Realtor.

House 6: We were there fifteen minutes early. I knocked on the door, and the person who answered was not very pleasant and told me to come back. Even though it was snowing, at minus 8 degrees Celsius, we did. The house needed many updates and had been on the market for over six months, and we were given grief for showing it. Hmmm, I guess buyers must be a nuisance!

House 7: Only 9 years old, with excellent curb appeal and vacant; it was hard for the buyers to envision where their furniture would fit. There were quite a few touch-ups to be made; it seemed that whoever cleared the house out was in a hurry. This was slightly above the buyers' $850,000 range and showed well—the marketing brochures featured glamorous photos of the real estate team, with little information about the house. Buyers want to know more about a property than about the Realtor’s egos.

The Home Seller Was Present

House 8: It had great curb appeal; however, the interior was very dark. The owner was present and somewhat confused about our presence, but pleasant, and remained in the living room while we attempted to turn on all the lights, open the curtains, etc. There was a large patchwork on the basement ceiling, most likely caused by a leak somewhere in the kitchen. It is still a consideration due to price, style, and location.

In Summary

We saw eight houses between 10:30 and 4:30 that Saturday. After seeing eight properties, they were tired, having flown in from the States the day before. However, they asked if they could return on Sunday to see houses #1 and #8 again.

The results

We saw house # 8, and guess what? The homeowner was there again, unaware that we had a confirmed appointment. She was kind enough to let us and my clients felt uncomfortable the second time with her there again. A very pleasant lady, my clients asked why the listing Realtor did not even attempt to be present, turn on all the lights, open the blinds, and let us know when and why the leak occurred and whether it was repaired.

We saw house #1 around noon. I called the listing Realtor about the age of the roof and the furnace, and she responded promptly! I had brought a light bulb to see if the lights worked. They did; it was burnt-out light bulbs, not the electrical. We offered that afternoon; my clients flew back to the States. On Monday, our offer was accepted without conditions, and everyone involved was happy.

In Closing:

I understand that home sellers want to get as much money as possible. Yet the brutal truth is that price dictates when, how quickly, and how much the home sells for. During COVID, my granddaughter could have plopped a sign on a lawn and sold a home with twenty-plus offers. Today, plopping a For Sale Sign on the front lawn does not guarantee a sale!

I understand that home sellers want to or have to pay off a few debts or rearrange their finances. However, what a reasonable home buyer is willing to pay and the market’s supply and demand determine the price.

Real estate agents are either transactional or transformational. It is in the best interest of both the home seller and buyer to know which type they are.

Realty and the brutal truth, in most instances, are not what a home seller wants to hear or do. Now, you know why some houses and condos take longer to sell!

The End