A threshold price is the number at which you can buy with confidence — knowing you paid a fair price and that if the market softens, your financial position won't be turned upside down. It's not the maximum you're approved for. It's not what you'd pay in a bidding war to avoid losing. It's the disciplined, data-backed ceiling you set before you walk into a showing and stick to after you fall in love with a home. Buyers who set a price threshold and hold to it consistently make better decisions than those who let fear of missing out make the decision for them. Ty Lacroix, Broker at The Envelope Real Estate Group, has helped London buyers set and hold their threshold price across every market cycle for 24 years.

What does a threshold price for buying a home actually mean — and why does it matter?

A threshold price is the number at which you can be confident you're paying a fair price for a specific home, in a specific neighbourhood, in today's specific market — and that if the market does take a downturn, your financial world won't be turned upside down.

It's not the same as your maximum approval. It's not the ceiling your bank set. It's the number you and your broker establish together, based on real comparable sales and an honest read of the market, before emotion enters the equation.

Where Discipline Pays Off

I've been in many offer situations over 24 years. Won some. And some where my clients didn't get the home — though I'd push back on the word "lost." You can't lose something you never had. When a client and I set a threshold price, and another buyer exceeded it by chasing the home rather than the value, my client didn't lose. They held their discipline and stayed protected.

Jim Rohn put it plainly: "The pain of discipline weighs ounces; the pain of regret weighs tons."

Not long ago, homes in London were receiving 7 to 15 offers, selling 12% to 18% above asking, with no conditions. The buyers who stretched beyond their threshold to win in that market — and then watched values correct — understand what Rohn meant in a way that's hard to forget.

The Fear of Missing Out Is the Biggest Threat to a Sound Decision

Fear of missing out (FOMO) is one of the most powerful forces in real estate decision-making, and it's almost always working against the buyer. It compresses timelines, inflates offers, and turns a considered financial decision into an emotional sprint.

Speculation compounds this. We read regularly about the small minority of buyers who timed the market perfectly and profited handsomely. We almost never hear about the much larger group who paid above value at the peak and spent years recovering the difference. Second and third-order consequences have a way of arriving quietly and staying a long time.

History doesn't repeat itself. People do.

The Right Frame for Any Purchase

I've adapted one of Warren Buffett's observations — replacing "stock" with "property" — and it holds up perfectly: it's far better to buy a wonderful property at a fair price than a fair property at a wonderful price.

The threshold price concept is exactly that in practice. The home has to be right, and the price has to be defensible — not just affordable, not just within approval, but genuinely fair given what comparable homes have sold for and what the market will likely support over the years you plan to own it.

If you're buying a home or condo in London and want a broker who will help you set your threshold price — and hold it when the moment gets emotional — that's exactly the kind of partnership worth having before you write your first offer.

Ready to buy with discipline instead of anxiety? Reach out for a private conversation — no pressure, no pitch.

For the complete buyer framework: How Buying a Home in London Ontario Actually Works — From First Conversation to Keys in Hand

Also find me at tylacroix.com and Totally Preachless

When your home is for sale in London, Ontario, every showing request is an opportunity — and every declined or difficult showing is a potential sale that doesn't happen. Buyers are comparing multiple homes on tight schedules, often with limited time in the city. A seller who is inflexible, hostile, or simply unavailable hands the advantage directly to the next listing on the buyer's list. A $750,000 house in London sold for $709,900 — $40,100 less than asking — because the seller couldn't be bothered to keep the home show-ready. The math on flexibility is straightforward. Ty Lacroix, Broker at The Envelope Real Estate Group, has spent 24 years watching sellers win and lose offers based on decisions unrelated to price.

Being flexible for buyers to see your home in London, Ontario isn't a courtesy — it's a strategy.

Have you thought carefully about how and when buyers will be able to see your home? Because the moment a showing request comes in, that buyer is making their first real contact with your property — and how that experience goes sets the tone for everything that follows.

Make It Easy to Get In the Door

Wherever possible, schedule showings the way most homes in your area are shown — whether that's by appointment or through a lockbox system that allows buyer agents to book efficiently. The buyer viewing your home may be looking at multiple properties across a large area in a single afternoon. Their schedule is tight, their patience is finite, and the next home on their list is a few minutes away.

Make the buyer and their agent feel welcome. Be as flexible on timing as possible. And remember: if a qualified buyer is willing to spend hundreds of thousands of dollars on your home, the least you can do is be available when they want to see it.

Two Real Stories

An $879,900 home in London. The seller was too busy and couldn't keep the house tidy enough for showings. The result? The home sold one month later for $839,000. The $40,900 that disappeared wasn't taken by the market — it was given away by a seller who prioritized convenience over preparation.

Last weekend, my clients and I arrived at a scheduled showing at 11:55 AM for an 11:30 to noon window. The man in the house ranted that we were disrupting his day. We left without getting past the screen door.

That home had been on the market for 51 days. I wonder why.

What Buyers Are Actually Experiencing

Many buyers are reluctant to feel like they're intruding. The decision to buy a home is emotional and stressful — they're already anxious before they ring the doorbell. A hostile reception, a declined showing request, or a home that clearly wasn't prepared for them doesn't just lose the showing. It loses the buyer entirely, because there's always another home on the list that welcomed them.

Would you drive to a car dealership on a Thursday afternoon if you knew there was a chance they'd turn you away at the door? Would a family visiting London for the weekend have to reschedule around a seller who can't make time? Or would they simply buy somewhere else?

You don't have to go overboard. You don't have to rearrange your entire life around every showing. But be flexible — because that next buyer walking through your door could be the one who makes you an offer. And the one who walks away because you weren't ready might be too.

Want to make sure your home is positioned to attract and keep the right buyer? Reach out for a private conversation — no pressure, no pitch.

For more home seller tips:
How Selling Your Home Actually Works in London Ontario

Also find me at tylacroix.com and Totally Preachless

The most critical time in selling a London, Ontario home isn't the negotiation — it's the 48 hours before your listing goes live. Errors in room sizes, missing photos, an inactive lockbox, a listing agent who doesn't return calls, or a home that appears on a sign before it appears on MLS can quietly cost you the buyers who were most motivated to see it. Research shows 94% of buyers preview homes online before visiting in person. If what they find online is wrong, incomplete, or absent — they move on. Ty Lacroix, Broker at The Envelope Real Estate Group, has spent 24 years ensuring none of this happens with his listings — because a disorganized launch is one of the most preventable ways to leave money on the table.

How organized is your listing before it goes live? Most sellers assume the hard work is pricing, preparing, and negotiating. The part that quietly costs the most happens earlier — before the sign goes up, before the first showing, before a single buyer clicks on your listing.

What Buyers Experience Before They Ever See Your Home

According to current data, 94% of buyers preview homes online before visiting in person. That means your listing's first impression isn't the front door — it's a screen, usually late at night, during the window of highest buyer interest and motivation.

If what they find online is wrong, incomplete, or missing — they move on. And in a market where buyers are comparing multiple homes simultaneously, they rarely come back.

The Failures That Happen Before You Know It

The sign goes up before the listing does. Buyers drive by, call the office, and get nowhere — because the listing hasn't been submitted yet. That first wave of interest, the highest you'll ever have, disappears before a single showing is booked.

The MLS entry is delayed. Buyers and their agents search daily for new listings, and their excitement peaks when something fresh appears. A one- or two-day delay means missing that window entirely.

The lockbox isn't active. A buyer and their agent arrive to find they can't get in. If they haven't made a purchase yet, they may reschedule once. They rarely reschedule twice.

Errors in the listing details. Wrong room sizes. Too few photos or poor ones. Last week, I showed an $839,000 home to clients who initially declined to see it because the photos were inadequate. Their interest was piqued after seeing it in person — but they didn't make an offer. The listing had already done its damage in the first impression.

Showing requests that go unreturned. The buyer's agent calls to book a showing. The listing agent doesn't call back. They try again. The window passes. The buyer moves on. This can happen two or three times before a motivated buyer simply gives up.

Unannounced showings — or showings that weren't supposed to happen. A buyer appears at your door without notice, or at a time you explicitly said wasn't available. The experience is uncomfortable for everyone and signals to the buyer that the process isn't being managed.

No feedback after showings. You don't know who viewed your home, what they thought, or what might be preventing an offer. The listing agent doesn't know either — because they didn't ask. Nothing gets adjusted. The pattern repeats.

What a Well-Organized Listing Looks Like

A properly managed listing launch means: the lockbox is professional-grade and active before the first showing. The MLS entry is accurate — room sizes, taxes, inclusions, square footage, all verified before it goes live. Photos are done properly, with enough of them, at their best. Showing instructions are clear, and the agent responds to requests the same day. Feedback from every showing is collected, recorded, and shared with you. And you, the seller, are always in the loop.

The listing agent's credibility transfers directly to your property. If the showing process is difficult, unresponsive, or disorganized, the buyer and their agent assume the transaction will be the same — and start wondering what else might go wrong.

The most critical moment in selling your London home is the 48 hours before it goes live on MLS. Everything that happens in those 48 hours determines whether your best buyers arrive at the right moment or miss you entirely.

The First 10 Days Your London Home Is on the Market Will Make or Break Your Sale.

Want to make sure your listing launch is done right the first time? Reach out for a private conversation — no pressure, no pitch.

See how the full selling process actually works: How Selling Your Home Actually Works in London, Ontario →

Also find me at tylacroix.com and Totally Preachless

Some London, Ontario apartment condos sit on the market for weeks while others in the same building sell quickly. The difference is almost never the unit itself. It's inaccurate listing data, unresponsive agents, incorrect condo fees, incorrect taxes, lockboxes with no unit numbers, and occupied units where nobody warned the occupant that a showing was booked. This is a true account of one Thursday of showings in a single London condo building — five units, five listing agents, and a set of problems that would have sent most buyers straight to the next building. Ty Lacroix, Broker at The Envelope Real Estate Group, has spent 24 years ensuring none of this happens with his listings.

I should warn you before you read further: my comments here are based on genuine frustration and exasperation. I don't suggest events like these will always repeat themselves. Can pigs fly?

My clients were interested in downsizing from their two-storey home and wanted to see two-bedroom units in a specific building — five units listed for sale, all priced within $35,000 of each other. We chose Thursday for viewings. I arranged showings Tuesday morning.

One agent replied within an hour — fine. Another responded the following day. A third confirmed that afternoon. Two didn't respond at all, so I called their offices and used our appointment scheduler. One called back immediately and apologized for forgetting to confirm. The other I never heard from. Three weeks later, that condo was still listed for sale.

Checking the Facts

The evening before the showings, I did my homework. I pulled all sales in the building over the past two years. I called a past client who had purchased in the building years earlier — asked how happy she was, how the property manager performed, how solid the condo corporation was. Everything a buyer would want to know before falling in love with a unit.

Then I verified the numbers on the five listings.

Two out of five had accurate property taxes. Not off by a few dollars — one listing showed a difference of $1,732.

The condo fees shown for all five units varied by $166.19. How? After speaking with the property manager, I confirmed that only one listing had an accurate, current condo fee — because that listing agent had a current status certificate ready. The other four were working from outdated information.

Mistakes happen. I noted the discrepancies and prepared protective clauses to verify all fees, taxes, and material details if my clients decided to make an offer.

The Day of Reckoning

We met in the building lobby. Lockboxes hold the keys for the building entrance and individual units. Nine lockboxes in total — one with a unit number. Opening several, some keys were tagged, some weren't. My client found this funny and offered his four pockets to help manage the key situation. Between us, eight pockets, five keys. We managed.

What we found inside:

One unit bore no resemblance to what the listing described in terms of appliances, room sizes, or amenities. One unit was a disgrace. One occupant refused to let us in — "Nobody told me you were coming," she said. Two units were priced well out of line with the others in the building.

We returned to the lobby and played Russian roulette with the lockboxes again, matching keys to units.

I looked at my clients and asked, with a straight face, "Well — what do you think?"

The usual comments: poor layout, overpriced, condition issues. But underneath that, they were quietly questioning whether this was the right decision at all. Not because of the units themselves — because of the chaos surrounding the process of seeing them.

The Outcome

They didn't purchase anything that day. One week and two buildings later, they purchased a beautiful unit they were genuinely happy with.

They now understand — as my past clients understand — why I work with a small number of clients at a time. Thorough preparation before every showing takes time. When the data being listed can't be trusted, that preparation becomes essential rather than optional. And when buyers encounter enough of this, it creates real mistrust of what they're being shown — which slows everything down for sellers who did nothing wrong.

Not all agents work this way. But enough do that it matters. If your condo is listed for sale, check weekly that the information on your listing is accurate: taxes, condo fees, room sizes, appliances, showing instructions. Accurate listings sell faster. Inaccurate ones sit while others move.

Note: I first wrote this account four years ago. Pigs have not yet learned to fly. I have encountered similar challenges twice this year.

Want your condo listing handled with the preparation it deserves? Reach out for a private conversation — no pressure, no pitch.

More Tips When Selling a Condo in London Ontario

Also find me at tylacroix.com and Totally Preachless

Your emotions when buying a home in London, Ontario will determine the price you pay more than almost any other factor. The single most important variable in any offer negotiation isn't the market — it's how motivated you are compared to how motivated the seller is. Buyers who arrive at the table emotionally attached to a home and unprepared with comparable data consistently overpay. Buyers who separate what they feel from what the data says negotiate from a position of strength. 

Your ability to control your emotions when buying a house or condo in London, Ontario will determine the price you pay. That's not an exaggeration — it's the single most consistent pattern I've observed across 24 years of buyer transactions in this market.

Before any of the data or strategy matters, one question sets the entire negotiating dynamic:

How motivated are you — and how motivated is the seller?

If a home has been on the market for two months, the seller may not be sufficiently motivated to deal. Or they may be highly motivated and quietly desperate — fishing for a price they can't get elsewhere. Two months on the market tells you something, but not everything. What it tells you depends on the whole picture.

If you've been transferred, have your own home already listed, are downsizing, are expecting another child, have decided your neighbourhood is a proctological pain, or have finally had enough of your landlord — you may be very motivated to buy. And a motivated buyer who hasn't acknowledged that to themselves is a buyer who pays too much.

Avoid Emotional Attachment Before the Negotiation

If your heart is racing about a home and you can't stop picturing yourself in it, you will not negotiate well. That's not a personal failing — it's human nature. But in a real estate transaction, it's expensive human nature.

Sometimes the pull isn't even about the home itself. It's the neighbourhood, the lifestyle it represents, the layout that finally feels right. Recognizing what is drawing you in helps you separate what the home is worth from what your emotions say it's worth. Those are two different numbers, and the gap between them is real money.

The Data That Protects You

The single best protection against emotional overpayment is comparable sales data — and knowing how to read it. Here's exactly what to look at before you write an offer.

Active listings in the area. Is the home priced within the range of comparable properties currently for sale? If yes, you're starting from a reasonable place. If it's significantly above, understand why before you offer anything.

Sold prices vs. list prices. What did comparable homes actually sell for versus what they were asking? In London right now, homes are selling at approximately 97.4% of asking — meaning the typical gap is about 2.6%. On a $700,000 home, that's roughly $18,200. That's your realistic negotiating range on a properly priced property, not a starting point for a deep discount.

Comparable homes you've actually visited. How does your choice compare to others on the market right now — condition, size, layout, landscaping? These factors tell you whether the home deserves a premium or warrants a discount relative to what else is available for the same money.

Days on market. London's current median is 26 days. A home that's been sitting for 60 or 90 days is telling you something. That's where your real negotiating room opens up — not on a fresh, well-priced listing.

Assessed value vs. market price. I also pull the assessed values for the five homes on each side of the property and ten across the street. This gives me a picture of how the city values the neighbourhood relative to what buyers are actually paying — a useful cross-check against emotional pricing on either side of the transaction.

Where Most Buyers Go Wrong

Most buyers either overpay because emotion drives the offer, fail to get the home they want because the negotiation is poorly handled, or upset the seller with an unreasonable opening number that kills the deal before it starts. All three outcomes share the same root cause: insufficient preparation, excessive emotion, and a lack of a clear picture of what the home is actually worth.

The negotiation is where everything you've prepared for either pays off or doesn't. Having someone in your corner who knows how to read motivation on both sides of the table — and who can hold your threshold price when the moment gets emotional — is what changes the outcome.

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Ready to negotiate from preparation instead of emotion? Reach out for a private conversation — no pressure, no pitch.

For the complete buyer framework: London Ontario Home Buyer's Guide →
Buying a condo? London Ontario Condo Buyer's Guide →

Also find me at tylacroix.com and Totally Preachless

This is a historical snapshot — the Byron, London, Ontario market in 2024 and previous years. Markets move month to month. For current stats and my honest read on where each part of the city is actually heading, see my London neighbourhood market updates — ten neighbourhoods, refreshed monthly. Or for what your specific home is worth in today's market, reach out for a personal analysis. No pressure, no pitch.

Here is what is for sale now on MLS in Byron, London, Ontario

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 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, including demographics, household types, schools, recreation, and much more 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 stable, with 26% of households moving in the past 5 years and 8% in 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-biking area known locally as “the bump.” 

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

Below covers the historical Byron, London, Ontario, real estate market conditions for the years listed. For current market insights, updated stats, or expert guidance, contact me for a personalized analysis.

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 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 number of days they were on the market before selling was 16, up 8 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 price was 108.98% of the asking price, with prices ranging from $299,000 to $1,211,000. Forty-five townhouses or townhomes sold within 15 days on the market. Sold prices ranged from $439,000 to $980,000, with an average of 110.15% of the asking price.

2021

•   In 2021, 207 houses in Byron, London, Ontario, were sold through MLS. They averaged 12 days on the market and sold 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 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 was $341,000, and the high was $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. Sold prices ranged from $380,000 to $1,650,000. Eighty-three condominiums sold in Byron, ranging from $225,000 to $930,000. These were on the market for 12 days, and the median price was 101.7% of the asking price!

2019

• In 2019, 234 houses in Byron, London, Ontario, sold between $270,000 and $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 averaged 9 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 an average of 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.

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 in your community is history and cannot be changed. The buyer's or seller's motivation two months ago or three years ago to make a decision, we cannot change.

Also find me at tylacroix.com and Totally Preachless

Most London, Ontario homeowners already have a price in mind before they call anyone — and most of those prices are based on emotion, neighbour comparisons, or what a relative thinks the home is worth. None of those inputs have any bearing on what a buyer will pay. Pricing a home correctly in today's market means separating what the home means to you from what it's worth to the person who doesn't share your memories, your renovations, or your mortgage balance. According to current LSTAR data, London homes are selling at 97.4% of asking in a median of 26 days — which means the market is precise and buyers are informed. Ty Lacroix, Broker at The Envelope Real Estate Group, has spent 24 years helping London sellers arrive at the right number before the sign goes up — not after the listing goes stale.

Are you wondering what your home in London, Ontario would actually sell for? Most sellers have already run the number through four internal filters before they've spoken to anyone:

I'd love to get this much.
I'd be happy with this.
I'd have to really think about that.
There's no way I'd consider that.

The problem is that none of those four filters have anything to do with what a buyer will pay. Here's how to think about pricing in a way that actually protects you.

The First Thing to Set Aside

Set aside your perspective on your home's value — at least temporarily. You've invested time, money, and memory into making it your home. A buyer doesn't share any of that. They don't see the renovation you completed in 2019, the garden you built from scratch, or the neighbourhood relationships you've built over the years. They see a property, compare it to everything else available for the same money, and make a decision based on what the market tells them it's worth — not what it means to you.

What that means for you: the most expensive pricing mistakes sellers make almost always come from anchoring to personal value rather than market value. The two are often different numbers, and the gap between them is where equity gets left on the table.

What Doesn't Determine Your Home's Price

What your friend at work or a relative thinks. They mean well. They don't have access to current comparable sales, they don't know your specific neighbourhood's absorption rate, and they have no professional accountability for what happens if their number is wrong.

What your neighbour's house sold for two years ago. Two years is a long time in real estate. The market that existed in 2022 or 2023 is not the market that exists today. Pricing to a peak that has passed is one of the most common and costly mistakes in London's current market.

What Actually Helps

A Comparative Market Analysis. A CMA shows you what comparable homes have actually sold for in your area, recently, under current market conditions. Ask which homes were included and why — and which were excluded. A CMA is one of the best tools for establishing a realistic price range, but it's a starting point, not a final answer.

Visiting other active listings as a buyer would. Before you price your home, walk through a few comparable properties with the impartial eye of a buyer — not a homeowner. What do buyers see when they compare your home to what else is available at the same price? Is your home the obvious choice, or is it competing against something better positioned?

Understanding price per square foot — and its limits. Price per square foot is a useful comparison tool for apartment condos, where units in the same building have similar finishes and construction. For houses, it's far less reliable — different finishes, styles, lots, and conditions make direct square-foot comparisons misleading.

Knowing whether it's a buyer's or seller's market. London currently sits at approximately 5 months of inventory — balanced, edging toward buyer-friendly. Homes priced correctly are moving in about 26 days at 97.4% of asking. Homes priced optimistically are sitting and eventually selling for less than they would have if priced right from the start.

Knowing whether you need to sell. Motivation matters. A seller who must sell in 60 days prices differently than one who can wait for the right buyer. Knowing your own position clearly — and keeping it private from the other side — is part of the strategy.

The Right Starting Point

Pricing a home to sell in London isn't a formula. It's a combination of current comparable data, an honest assessment of your home's condition and position relative to the competition, an understanding of the market's direction, and a clear-eyed read of your own timeline and motivation.

I use a 60-point home audit and valuation process that addresses all of these factors — and that gives sellers a number grounded in what the market will actually bear, not what would be nice to hear. If you're thinking about selling in London and want an honest, data-backed starting point before you commit to anything, that's the conversation to have first.

Ready for a straight read on what your home is actually worth in today's London market? Reach out for a private conversation — no pressure, no pitch.

See how the full selling process actually works: How Selling Your Home Actually Works in London, Ontario →

Also find me at tylacroix.com and Totally Preachless

Selling a home in London, Ontario involves more than a sign on the lawn and a listing on MLS. These 12 steps — built from 24 years and hundreds of London transactions — are the foundation of a sale that goes smoothly, nets you the most money, and keeps you in control throughout. The average London home is currently selling in 26 days at 97.4% of asking price, according to LSTAR. That's a precise market. Sellers who prepare properly come out ahead. Sellers who wing it don't. Ty Lacroix, Broker at The Envelope Real Estate Group, follows 187 steps in every transaction — these 12 are where it starts.

Follow these 12 steps when selling a home in London, Ontario. They won't guarantee a perfect outcome — nothing does — but they'll help your home sell faster, at the price you want, with less stress and more control than most sellers experience.

Step 1: Keep Your Motivation Private

Why you're selling is your business — and your broker's. Nobody else needs to know. If anyone asks, the answer is that your housing needs have changed. Disclosing urgency, a job transfer, a relationship change, or financial pressure gives a buyer negotiating leverage you can't get back.

Step 2: Know What Matters Most to You

Different goals require different strategies. Is the priority the money you walk away with? How quickly the home sells? Or both equally? Knowing your own answer before you list — and making sure your broker knows it too — ensures the strategy is built around your actual objective, not a generic one.

Step 3: Do Your Homework Before Setting a Price

The average buyer is comparing your home to multiple others in the same price range at once. If your home doesn't compare favourably — in condition, features, or value — buyers won't take it seriously. Homes that don't stand up to comparison sit. And homes that sit develop a quiet reputation: buyers assume something is wrong, even when nothing is.

Step 4: The Discovery — Know Your Market

Before settling on a price, pull four numbers from your local market:

What comparable homes in your neighbourhood have sold for in the last 6 to 12 months. What's currently listed for sale — your direct competition. How long those listings have been on the market. The percentage of the sale price to the asking price. In London right now, that figure is 97.4%, meaning homes are selling at about 2.6% below asking in a median of 26 days. That's your starting point — not hope, not what your neighbour got two years ago.

Step 5: Maximize Your Home's Sales Potential

You can't change your home's location or floor plan. You can change how it shows. The look and feel of a home generates a stronger emotional response in buyers than any other factor — and buyers make emotional decisions. Before every showing: pick up, straighten, declutter, scrub, and dust. The goal is a genuine "wow" from a buyer who can picture their life in the space, not yours.

Step 6: Choose Your Broker Carefully

You and your Realtor are partners in marketing, pricing, and negotiating your home. Negotiating strength is paramount. The support systems, local knowledge, and tools they bring to handle any situation matter — especially when something unexpected happens, as it almost always does at some point in a transaction.

Step 7: Make It Easy for Buyers to Get Information

Buyers who call about your home value their time as much as you do. They don't want to be frustrated by an unreachable agent or inaccurate listing details. The overwhelming majority of buyers preview homes online before visiting in person — which means your listing's photography, floor plans, and virtual tour are doing the selling before any showing is booked. Make sure they're doing it well.

Step 8: Don't Move Out Before You Sell

Studies consistently show that vacant homes are harder to sell. An empty home looks forgotten and uninviting. It also signals to buyers that you're motivated to move quickly — and they'll price their offer accordingly. If you can keep the home furnished and presented until it sells, do it.

Step 9: Avoid Artificial Deadlines

Don't try to sell by a specific date unless you absolutely have to. Self-imposed deadlines create pressure that transfers to the negotiating table — and pressure is a disadvantage. Let the market and the right buyer set the timeline, not a date on a calendar.

Step 10: Don't Take Low Offers Personally

A low offer is not an insult — it's an opening position. An experienced broker can turn a weak opening offer into a strong final outcome. Sellers who react emotionally to a low number often lose the buyer entirely. Sellers who stay calm and strategic keep the negotiation alive and usually close better.

Step 11: Disclose Everything

Be proactive about disclosing known issues or defects. It gives buyers confidence that you're dealing honestly — which actually strengthens your negotiating position rather than weakening it. It also protects you from legal exposure after closing. Disclosure is not a weakness. It's the foundation of a clean, defensible transaction.

Step 12: Make Sure the Offer Is Complete

Before you sign anything, make sure every term, condition, and responsibility is clearly stated and fully understood. A thorough broker takes the time to explain what you're agreeing to, inserts protective clauses where needed, and ensures nothing is left ambiguous. Vague offers come back to haunt sellers at the worst possible moment — usually on or near closing day.

These 12 steps are the foundation — not the full picture. There are 187 steps I follow in every transaction. These are the ones that prevent the most common, most expensive mistakes. If you're thinking about selling in London and want to understand what the full process actually looks like before you commit to anything, that's exactly the right place to start.

Ready to sell with a plan instead of a hope? Reach out for a private conversation — no pressure, no pitch.

See how the full selling process actually works: How Selling Your Home Actually Works in London, Ontario →

Also find me at tylacroix.com and Totally Preachless

Buy or sell first? It's the most common real estate conundrum London, Ontario homeowners face — and whatever you choose carries real risk. Selling first gives you certainty on your proceeds but puts you under time pressure to find the right home before your closing date. Buying first removes that pressure but requires bridge financing and the confidence that your current home will sell at the right price. In today's London market, where sellers expect firm offers and sale-of-home conditions are rarely accepted, buying first is almost always the more controlled strategy — if you have the right plan in place. Ty Lacroix, Broker at The Envelope Real Estate Group, has guided hundreds of London homeowners through this decision over 24 years and knows exactly how to sequence a move so you stay in control.

The most pressing real estate conundrum for most London, Ontario homeowners is also the most honest one: should I buy first, or sell first? And the honest answer is that whatever you choose carries risk. Knowing what those risks are upfront — and having a plan to manage them — is what separates a smooth transition from a stressful one.

As La Rochefoucauld observed: "The truest way to be deceived is to think oneself more knowing than others."

If You Sell First

Selling first gives you one significant advantage: you know exactly what you're working with. The proceeds are confirmed, the financing picture is clear, and there's no uncertainty about whether your current home will sell before you need it to.

The disadvantage is equally significant. The moment you accept an offer, you have a closing date — and now you're under pressure to find the right home, in the right neighbourhood, at the right price and condition, before that date arrives. If the right home isn't available, you have two choices: settle for something that isn't quite right, or scramble for temporary housing while the search continues. Neither is comfortable, and both are expensive in different ways.

If You Buy First

Buying first is the more controlled approach — and the one I recommend for most clients who are in a position to do it.

When you buy first, there's no deadline forcing your hand on the purchase. You can find the right home, negotiate from a position of patience rather than urgency, and take possession when the timing works for you. Once you have a firm agreement on your new home and a confirmed closing date, you list your current home with a clear strategy and a known timeline. You're in the driver's seat.

The discomfort is the financing gap between the two closings. Most people immediately assume this is a bigger problem than it is. Bridge financing — a short-term loan that covers the gap between your purchase closing and your sale closing — is available through most lenders and is often less expensive than people expect. If you have significant equity in your current home, your broker and your lender can help you structure this cleanly before you ever make an offer on the new property.

The Condition That Used to Help — and Rarely Works Anymore

In an earlier market, you could make an offer on a new home conditional on the sale of your current one. That condition gave buyers a safety net — if the current home didn't sell, the purchase didn't proceed. Today, sellers in London expect firm offers. Sale-of-home conditions are rarely accepted in today's market, because sellers want certainty, not a conditional commitment that may never firm up. Bump clauses exist, but they create their own complications. In most cases, a conditional purchase simply isn't a viable strategy anymore.

The Decision That Keeps You in Control

The buyers and sellers I see struggling most are the ones who sold first without a plan for what comes next, then found themselves rushing — making compromises on the purchase they'll feel for years.

The ones who navigate this best are the ones who understood the sequence before they started. Buy first, with bridge financing in place; list the current home with a strategy and timeline; and close both transactions in order. No rushing. No settling. No sleeping on a friend's couch between closings.

As Carl Richards wrote: "Risk is left over after you've thought of everything." The goal isn't to eliminate risk — it's to minimize what's left after a clear plan has accounted for everything it can.

If you're facing this decision in London and want to map out the right sequence for your specific situation — financing, timing, market conditions, and all — that's exactly the conversation to have before anything is listed or offered.

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Buy or sell first? Let's map out the right sequence for your specific situation. Reach out for a private conversation — no pressure, no pitch.

See how the full selling process actually works: How Selling Your Home Actually Works in London Ontario

Also find me at tylacroix.com and Totally Preachless

This is a historical snapshot — the Riverbend market in London, Ontario, in 2024 and previous years. Markets move month to month. For current stats and my honest read on where each part of the city is actually heading, see my London neighbourhood market updates — ten neighbourhoods, refreshed monthly. Or for what your specific home is worth in today's market, reach out for a personal analysis. No pressure, no pitch.

The Riverbend real estate market in London, Ontario, has changed considerably over the last few years, with many options. The availability of apartment buildings, townhouses, and single-family homes has increased, as has the availability of the West 5 development.

Riverbend, London, Ontario, is a neighbourhood in the southwest part of London; take Oxford Street West to Kains Road. The rapid growth of retail, services, and offices along Oxford West provides nearby residents with essential amenities.

The gated Riverbend Golf Community is attractive and offers its members security, clubhouse facilities and dining. The Riverbend area is within 11 minutes of downtown London. There are great nature trails, bike paths, golfing, or simply doing nothing; you will enjoy the quiet. Five golf courses are within 4 km.

The walking trail along the Thames River (Kains Woods -Upper Thames River Conservation) is a gem for nature lovers. Nearby are the Warbler Woods Conservation Area and Komoka Provincial Park.

Here is What Is For Sale in The Riverbend Area Now on MLS

Our London, Ontario St. Thomas Real Estate Association (LSTAR) uses the above-shaded area, which is mapped as South A.

Homes Sold in The Riverbend, London, Ontario Area in 2024

Riverbend, London, Ontario, Real Estate Market Area Data as per MLS London St.Thomas Association of Realtors (LSTAR)

Previous Years’ Sales in The Riverbend London Area

Below are the historical real estate market conditions for London, Ontario, for the listed years for Riverbend London. For current market insights, updated stats, or expert guidance, contact me for a personalized analysis.

Riverbend, London, Ontario, Real Estate Market Area Data as per MLS London St.Thomas Association of Realtors (LSTAR)

2022

In 2022, 55 houses in Riverbend London sold with prices ranging from $740,000 to $1,695,000. This was 101.16% of the asking price, and these took an average of 23 days to sell. Five apartment-condos at 2050 Linkway were sold through the MLS. Averaging $512.00 per square foot, with prices ranging from $806,000 to $907,000. Thirty townhouses & townhomes in Riverbend London sold with prices ranging from $635,000 to $1,075,000. This was 109.26% of the asking price, and these 30 averaged 23 days on the market before selling.

2021

In 2021, 58 houses were sold in the Riverbend neighbourhood of London. Averaging 23 days to sell for 107% of the asking price. The final sale prices ranged from $675,000 to $1,790,000. Twenty-eight townhomes sold for 113.17% of the asking price. These took an average of nine days to sell and sold for prices ranging from $565,000 to $820,000. Eleven apartment condos sold at 2050 Linkway, averaging $453.00 per square foot, with prices ranging from $594,000 to $881,000.

2020

In 2020, 65 houses in the Riverbend neighbourhood of West London sold through the MLS at 99.92% of the asking price. The lowest is $503,000, and the highest is $2,650,000. For townhouses & townhomes in Riverbend, 22 changed hands, ranging from $449,900 to $520,532. This was 100.07% of the asking price and averaged 15 days on the market.

2019

 In 2019, our MLS system sold 77 homes in the Riverbend London neighbourhood. Prices ranged from $399,000 to $ 1,070,000, and listings averaged 34 days on the market. The median selling price was 99.91% of the asking price.

2018

  In 2018, 82 homes were sold through our local MLS in the Riverbend neighbourhood in London, Ontario. The average selling price was $681,665. This was 99.62% of the asking price. The median number of days to sell was 40. The lowest price was $366,697, and the highest was $1,500,000.

Why Children Like The Gated Riverbend Golf Community in London, Ontario

We always used to spend the holidays with Grandma and Grandpa.   They used to live in a big brick house, but Grandpa got retarded, and they moved to the Riverbend Golf Community, where everyone lives in beautiful little homes, so they don’t have to mow the grass anymore!

They ride around on their bicycles and scooters and wear name tags because they don’t know who they are anymore. They go to a wreck centre building, but they must have fixed it because it is okay now.

They do exercises there, but they don’t do them very well.   There is a swimming pool, but they all jump up and down in it with hats. At their gate, there is a dollhouse with a little old man sitting in it.

He watches all day so nobody can escape. Sometimes they sneak out and go cruising in their golf carts!

Nobody there cooks; they eat out. And, they eat the same thing every night — early birds.

Some of the people can’t get out past the man in the dollhouse. The ones who do get out bring food back to the wrecked centre for a potluck.

My Grandma says that Grandpa worked all his life to earn his retardment and thinks I should work hard so I can be retarded someday too.

When I earn my retardment, I want to be the man in the dollhouse. Then I will let people out, so they can visit their grandchildren.

Want to know what is for sale now on MLS in Riverbend, London?

Also find me at tylacroix.com and Totally Preachless

This is a historical snapshot — the Hyde Park, London, Ontario market in 2024 and previous years. Markets move month to month. For current stats and my honest read on where each part of the city is actually heading, see my London neighbourhood market updates — ten neighbourhoods, refreshed monthly. Or for what your specific home is worth in today's market, reach out for a personal analysis. No pressure, no pitch.

Here is what is for sale now in Hyde Park on MLS

Hyde Park borders Fanshawe Park Road West to the north and east of Wonderland Road North and extends to the southwest corner of Oxford Road W.

Our London Ontario St.Thomas Real Estate Association (LSTAR) uses the above-shaded area, which is mapped as North E. 

North F Boundaries

This article covers the historical real estate market conditions in Hyde Park, London, Ontario, for the listed years. For current market insights, updated stats, or expert guidance, contact me for a personalized analysis.

The Hyde Park, London, Ontario Real Estate Market Area in 2024

Hyde Park, London Real Estate Market As Per MLS Data, London St. Thomas Association of Realtors (LSTAR)

Prior Year Stats For The Real Estate Market in The Hyde Park, London Area.

Hyde Park London Real Estate Market As Per MLS Data London St. Thomas Association of Realtors (LSTAR)

2022

• In 2022, 186 houses in Hyde Park, London, were sold at prices ranging from $400,000 to $1,400,000. These were on the market for an average of sixteen days! These houses sold for an average of 106.94% of the asking price. Eighty-three townhouse condos in Hyde Park sold, ranging from $349,000 to $875,000. These were on the market for an average of fifteen days and sold for 111.22% of the asking price. Thirteen apartment condos sold, ranging from $439,000 to $625,000. This was 106.54% of the asking price, and the days on the market averaged 17.

2021

•  In 2021, 267 houses in Hyde Park, London, sold through MLS, averaging nine days on the market. They sold for 111.34% of the asking price, with the lowest at $435,000 and the highest at $1,270,000. Nine apartment condos at 1030 Coronation Drive in the Hyde Park neighbourhood of London sold. 110 townhouse condos and townhomes in Hyde Park sold, averaging 7 days on the market. These sold for 109.11% of the asking price, ranging from $385,000 to $780,000.

2020

• In 2020, 251 houses in Hyde Park were sold through our MLS system. The lowest price was $285,000, the highest $1,200,000, and they sold on average in nine days. These sold for a median of 101.89% of the asking price! 102 condos and townhouses in Hyde Park sold for prices ranging from $250,000 to $527,000. These took 11 days to sell for 100.71% of the asking price.

2019

• In 2019, 281 houses in Hyde Park were sold through MLS, ranging from $238,000 to $825,00000. On average, a house in Hyde Park took 30 days to sell for 101.65% of the asking price. 106 townhouses and apartment condos were sold. Prices ranged from $235,500 to $630,000, with 101% of the asking price.

2018

•  In 2018, 245 houses in Hyde Park sold for a median price of 102.19% of the asking price. These took about 22 days to change hands, with an average price of $429,302. In Hyde Park, 98 condominiums, including apartment-style and townhouses, sold. The median sold price was $299,553, 101.54%  of the asking price, and it took about 25 days to trade.

The Hyde Park Business Improvement Association, the Hyde Park Rotary Club, and other groups do an excellent job organizing events and activities.

•  St. Marguerite d’Youville Catholic Elementary,

• Emily Carr Elementary School

• St. John Catholic French Immersion Elementary School

• Sir Frederick Banting

• St. André Bessette Secondary School.

Want to know what is for sale now in Hyde Park, London, Ontario, on MLS?

Also find me at tylacroix.com and Totally Preachless

This is a historical snapshot — The Old South London Wortley Village market in 2024 and previous years. Markets move month to month. For current stats and my honest read on where each part of the city is actually heading, see my London neighbourhood market updates — ten neighbourhoods, refreshed monthly. Or for what your specific home is worth in today's market, reach out for a personal analysis. No pressure, no pitch.

Why Old South London and Wortley Village?

The character and charm of this great London neighbourhood is quite evident. Residents of Old South love the ability to walk and shop in the Wortley Village core—no wonder, with tree-lined streets and very few cookie-cutter homes.

There are more than 80 small businesses and establishments in Wortley Village, along with the Library and the YMCA.

The Old South Wortley Village Business Association does an excellent job hosting and presenting community events.

Here is what is for sale in Old South London on MLS

Our London, Ontario, St. Thomas Real Estate Association (LSTAR) uses the shaded area shown above, mapped as South F.

This article covers historical real estate market conditions in Old South London and Wortley Village, London, Ontario, for the listed years. For current market insights, updated stats, or expert guidance, contact me for a personalized analysis.

What Sold in 2024 in Old South London & Wortley Village

Old South London Area Data from MLS London St. Thomas Association of Realtors (LSTAR)

2023 Old South London Real Estate Market

Old South London, Ontario Real Estate Data provided by MLS London St.Thomas Association of Realtors (LSTAR)

2022

• In 2022, 168 houses in Old South London were sold, with an average time to sell of 15 days. They sold for an average of 110.94% of the asking price, with prices ranging from $359,900 to $2,100,000. Nine apartment condos sold, and the average days on the market to sell through MLS was 23. The sold prices averaged 110.94% of the asking price, ranging from $500,000 to $1,200,000. Two townhouses sold, one at 30 Grand for $540,000 and one at 352 Ridout for $800,000.

2021

• In 2021, 242 houses in Old South London, including Wortley Village, sold through MLS, averaging twelve days on the market. They sold for 111.03% of the asking price, with the lowest at $285,000 and the highest at $2,050,000. Thirteen apartment condos sold in Wortley Village in Old South London, averaging 15 days on the market and selling for 105.19% of the asking price. The lowest was $267,900; the highest was $772,811, and the average price per square foot was $408.00. Six townhouse condos sold, averaging seven days on the market and selling for 101.33% of the asking price—the lowest at $450,000 and the highest at $630,021.

2020

•   In 2020, 186 homes sold, averaging 7 days to sell and selling for a median of 102.17% of the asking price, ranging from $246,000 to $1,500,000. Nine condos in Old South London changed hands in the same period. The median days to sell were 19, with 103.51% of the asking price, and the range was $139,000 to $472,000.

2019

•   In 2019, 229 houses changed hands from $230,000 to $1,120,000. These took 16 days to sell on the MLS, with a median sale price of 103.13% of the asking price. Eight condominiums changed hands from a low of $152,100 to a high of $499,000. These averaged eight days on the market and sold for 101.22% of the asking price.      

2018

• In 2018, real estate sales were robust in Wortley Village, Old South London, Ontario. One hundred ninety-six single-family houses sold for an average price of $404,718. 102.28% of the asking price, and the median time on the market was 20 days! 13 Wortley Village condominiums changed hands, averaging $309,902. These sold for 97.46% of the asking price; condos in Old South London took about 35 days to sell.

Schools:

 Thames Valley District School Board 

District Catholic School Board

Are You Curious About What Your Home Is Worth in Today’s Market?

Also find me at tylacroix.com and Totally Preachless