The truth is… You don’t need more noise—you need a proven plan that attracts serious buyers and maximizes your net. This page was built to help a seller sell, not to sit on the market!
Your Next Step (No Pressure, No Fluff):
Book a 20‑Minute Private Pricing & Strategy Call — I’ll show you exactly how we’d position, price, and market your condo for strong offers in today’s market.
Why This Works (And Why It’s Different)
Most condo listings are posted online with generic photos, a copy-and-paste description, and a “wait and hope” strategy. That attracts tire‑kickers, not serious buyers. My approach is built to signal value, create urgency, and protect your net—from day one.
My Edge In A Sentence:
Focused. Direct. Results‑driven. I’ve guided London sellers for 24+ years with a clear plan, not guesswork.
The 14‑Day London Condo Launch Plan
A simple, disciplined rollout that filters in serious buyers and filters out the rest.
Day 1–2: Clarity & Positioning
- On‑site walkthrough to identify value points and micro‑fixes that change perceived value.
- Choose your pricing strategy: at‑the‑market, behind‑the‑market (value‑leader), or ahead‑of‑the‑market (scarcity play)—backed by real comps and buyer behaviour data.
- Define your Ideal Buyer Profile (IBP): downsizer, professional couple, investor requiring a turn-key solution, etc.
Day 3–4: Prep That Pays
- High‑return on investment touch‑ups: lighting, hardware, paint, minor repairs, clutter removal (no renovation rabbit holes).
- Professional cleaning and odour neutralization (if necessary), specific staging accents for proportion and light.
Day 5–6: Marketing Assets That Sell
- True‑to‑life photography (zero distortion), virtual tours, and a clean floor plan.
- Story‑led listing description crafted to speak directly to your ideal qualified buyer (not everyone).
Day 7–9: Quiet Momentum
- Private network preview to qualified buyers and top agents with active condo clients.
- Retargeting audience seeded for the upcoming public launch and email list warm-up.
Day 10: Public Launch
- MLS + major portals go live simultaneously for a single demand spike (not a slow leak).
- Targeted social + search campaign within 10–15 minutes of your building’s drive time.
Day 11–13: Intelligent Traction
- Appointment control to concentrate showings and buyer energy.
- A consistent feedback loop to adjust copy and ad creative; micro‑tweaks only—no panic moves.
Day 14: Offer Strategy
- If conditions are right, structure a controlled offer window to protect your price and terms.
- If not, pivot calmly: refresh, reposition, and re‑market with a clear plan—not hope.
Pricing: The Three‑Path Framework (Simple & Honest)
At the Market: You meet buyer expectations cleanly. Strong for well‑kept units in stable buildings.
Behind the Market (Value‑Leader): Slightly under the middle of the pack to pull max attention and compress days on market.
Ahead of the Market (Scarcity Play): Used for standout locations/renos with evidence of buyer scarcity. Strict execution required.
We’ll pick the path that protects your net—using real‑time comps, absorption, and your timing needs. I’ll explain the trade-offs in plain language, so you can choose with confidence.
Proof Beats Promises
Anyone can promise a price. I focus on controllables that move buyers to act: positioning, access, copy, and negotiation discipline. Below is the simple framework I use to keep your sale on track.
Positioning: We lead with what your ideal buyer values most: light, parking, balcony size & building amenities (if an apartment condo), walkability, safety, demographics, transit, etc.
Traffic: We create a single demand spike, not a trickle—then protect your boundaries for showings and timelines.
Signal: Everything—from photos to copy—signals “well‑cared‑for, low friction, high value.” Tire‑kickers self‑select out.
Negotiation: We control the pace and terms so you don’t bleed dollars due to conditions, repairs, or uncertainty.
Building Intelligence Matters
London condos aren’t one‑size‑fits‑all. Two identical units can sell very differently depending on the building's condition, the strength of the reserve fund, upcoming projects, and local rules. Even townhouse and townhome corporations. I explain what helps your value—and proactively handle what could spook buyers—so there are fewer surprises later.
What I’ll Review With You:
- Status Certificate and reserve fund indicators
- Upcoming special assessments or major projects
- By‑laws (pets, rentals, smoking, short‑term rules) that affect the buyer pool
- True parking situation (owned, exclusive use, shared, visitor capacity)
- Comparable unit history and days‑on‑market patterns in your building or townhouse complex.
Your Condo, Presented Like a Standout
- Professional photography (no harsh filters) + vertical video walk‑throughs for mobile buyers
- Clean, buyer‑first listing copy—no fluff, no clichés
- Geo‑targeted ads hitting the right demographics within realistic commute times
- Retargeting to keep serious buyers engaged after their first click
- Private‑network preview to agents with active, pre‑qualified condo buyers
- Concierge showings that reduce friction and protect your schedule
FAQ
Common Seller Questions—Answered Simply
Can we try a higher price first?
We can—but only with a disciplined plan and clear checkpoints so you don’t go stale. I’ll show you the risk versus reward in minutes.
Do I need to renovate?
No. We focus on micro-improvements that enhance perceived value, including lighting, space, and first impression. Inexpensive, fast, effective.
What about buyers with conditions?
We evaluate the entire offer, including price, timing, financing, and inspection realities. Strong terms can beat a slightly higher number.
How fast can we launch?
Usually 10–14 days to do it right. If you need faster, we’ll compress without skipping the essentials.
What’s your fee?
Transparent and fair. More importantly, my goal is to leave you with a higher net in your pocket after everything. I’ll prove it with numbers.
There Are Only Three Pricing Strategies
When it comes time to sell your apartment or townhome condo in London, Ontario, your pricing strategy will make or break your results. And no matter the market—sellers, buyers, or balanced—every seller has just three choices:
Price At the Market
Price Behind the Market
Price Ahead of the Market
In today’s marketplace, innovative marketing is required to sell a condo for the desired price and time frame. However, no amount of marketing will help an over-priced condominium to sell!
There are only so many qualified buyers out there who are ready and able to purchase a condo.
Competition can be intense. Not only are other condos on the market, but interest rates and the economy’s mood also affect it. The primary key to effectively marketing your condo is identifying potential buyers.
So, how do you or your Realtor identify those “hot” buyers before the competition?
“Opportunity dances with those already on the dance floor”! H.Jackson Brown
We Don’t Butt Heads-We Put Heads Together!
Mark and I want to thank you for selling our condo at ****** and as you are quite aware; you were not our first choice! In hindsight I would like to add that I wanted to go with you, but you know Mark, he litigates all day long and because you wouldn’t lower your commission fee or list our condo at a price to what we were led to believe was easy to get, we went with phyliss, who was our agent when we first bought the condo.
We liked you as soon as we met you, but Mark didn’t want to pay your commission fee even though your presentation and analysis of our property was, again in hind site, bang on! phyliss fee was 1% less than yours and her being with rpaywl lepage sjertf tealty we thought we would get more exposure because they have over 150 agents and have offices across Canada.
What a disaster! She didn’t do near half of what you did, we had a few showings but getting any helpful feedback was like pulling hens teeth. After 7 weeks of disappointment and promises, I had enough! Jokingly, I told Mark it was you or the highway! You now know Mark, there was no way he was going to hire you; he is not used of being told no! I should know, I‘ve been married to him for 37 years.
Mark and I want to thank you for selling our condo at ****** and as you are quite aware; you were not our first choice! In hindsight I would like to add that I wanted to go with you, but you know Mark, he litigates all day long and because you wouldn’t lower your commission fee or list our condo at a price to what we were led to believe was easy to get, we went with phyliss, who was our agent when we first bought the condo.
We liked you as soon as we met you, but Mark didn’t want to pay your commission fee even though your presentation and analysis of our property was, again in hind site, bang on! phyliss fee was 1% less than yours and her being with rpaywl lepage sjertf tealty we thought we would get more exposure because they have over 150 agents and have offices across Canada.
What a disaster! She didn’t do near half of what you did, we had a few showings but getting any helpful feedback was like pulling hens teeth. After 7 weeks of disappointment and promises, I had enough! Jokingly, I told Mark it was you or the highway! You now know Mark, there was no way he was going to hire you; he is not used of being told no! I should know, I‘ve been married to him for 37 years.
What is the most critical: price or time?
This question underlies and controls every seller’s decision to sell and every buyer’s need to complete a purchase.
For sellers, this means selling within a set time frame or holding out for the best possible price.
For buyers, buying within a set time frame or purchasing for the lowest possible price is necessary.
It’s not what you think the condo is worth; it’s what a reasonable buyer will think it is worth and is willing to pay.
You may be thinking, “Hey, wait. If I left it up to a buyer, they would pay me as little as possible .”
True, they would. But.
In the real world, every buyer knows the seller is unwilling to sell the condo at any price.
A buyer must make you an offer you can’t or won’t refuse. One that will motivate you to pack, hire a local mover, wave goodbye, and say “sayonara.”
Focus on the Major Key Issues & Be Realistic
The most common mistakes sellers (and some Realtors) make when choosing a price:
- Putting the property on the market at an unrealistic price. (I should add that everyone thinks their home is different, but buyers and their agents don’t.)
- They are not cognisant of a seller’s or buyer’s market.
- Thinking that buyers aren’t comparing on a dollar-for-dollar basis with every other apartment or townhouse condo on the market
Many sellers will argue that their condo has an insurance replacement value
- an appraised value,
- or a tax-assessed value,
- But unless your insurance agent, banker, or tax assessor is willing to write you a cheque for the condo, guess what?
None of that matters.
A condo without a buyer has no value in the marketplace.
Sure, it might have value to you, the seller, and again,
- It might have value for your banker,
- insurance agent,
- Uncle Bob,
- your hairdresser,
- friends at work,
- drinking buddies,
- bridge club,
- or appraiser.
But none of these are buyers!
A seller who wants to sell for top dollar should be prepared to wait longer for a buyer willing to pay a premium price.
For example, if trying to sell ice during December, a seller might have to give the stuff away to get rid of it, but if they wait long enough, say until mid-August, when temperatures crest over 100 degrees, that same ice can suddenly have real value.
On the flip side, a seller who needs to sell quickly and doesn’t have time to wait should expect to discount their price somewhat because of their limited time to expose their home to the market.
What’s the difference? Timing!
Buyers are in the same boat. A buyer with the luxury of shopping for a home over a long period can probably wait to find a bargain, while another buyer who must buy a home in the next few weeks will probably be willing to pay a premium. Again, it boils down to price vs. time.
So you might ask yourself, your highest priority—selling quickly or selling for a higher price?
Successful sellers have learned that to price their condo accurately, they need to think like buyers, get inside a buyer’s skin, and look at the world through their eyes. For instance, imagine for a minute that you are moving to another area of the country, to an unfamiliar city.
Let's Think Like a Buyer For a Moment.
Like most people, you would probably start online by viewing website listings to get a general sense of prices.
You might narrow your search to a specific community or neighbourhood.
A typical web-empowered real estate buyer looks at an average of five to nine places with the assistance of a real estate professional.
By the end, you become so knowledgeable about the market that you can guess, with reasonable accuracy, each condo listing price before your Realtor can even tell you.
So what happened here? A buyer transitioned from having no market impression to being able to predict listing prices.
It’s a giant leap, sure, but this description is exactly what most buyers experience. But this is only the build-up.
The next step for buyers who have found what they like is to review a Comparative Market Analysis.
A Comparative Market Analysis is a report that compares a specific property with other units within a particular building or neighbourhood. This analysis then provides the subject property’s anticipated sales price or price range.
The CMA provides condo buyers and sellers with a clear understanding of the market data that might affect their opinion of value.
What frustrates me (and most real estate professionals) is that some buyers still feel they are Uncle Scrooge. They think sellers are desperate, so they make low-ball offers or very unreasonable conditions.
Most of these buyers are getting advice from:
- television shows,
- “How to Make a Zillion Dollars in Real Estate in 30 Days” books,
- no-money-down gurus or
- Joe at work, who buys houses on the side and is making a fortune. (Why is Joe still working?)
A Realtor Absolutely Should Have A Way to Attract Those Buyers!
An effective Realtor uses every available marketing tool, technology, approach, contact or potential avenue to generate prospective buyers for your property!
One key element is that they understand the value of “effective” marketing! They realize they can’t just splash their name out there in today’s competitive market and expect people to call.
They have to craft their message… and give buyers a compelling reason to see your condo.
So, how does a good marketing Realtor you’re considering separate him or herself from competitors?
If you pick up any real estate magazine or flyer, all the ads look virtually the same. There are 2 -6 places in a little box and a colossal ego picture of him or her and #1 this, #1 that, or a member of the Mensa Organization! (If they became a Realtor and a member of the Mensa Organization, they’re nuts!)
Or (I can see your eyes rolling now!) Some Realtors emphasize qualities like honesty, integrity, and a caring approach.
Really?
They had better be honest, care, and have integrity; it’s your condo and your money! When someone tells you they are honest, tighten your butt and hide your wallet or purse!
The best way to overcome this vast obstacle is with a razor-sharp marketing strategy (not the usual two-bedroom, two-bath, nice condo, lovely floors, clean, good neighbourhood, and close to shopping). Yawn! It puts you to sleep.
Your condo has a story; it is you and your past, and the marketing of your condo must reflect the feel and energy of your home, not necessarily the number of rooms (most people who can afford to buy a condo can count!), combined with cutting-edge technology to generate buyer after buyer!
Remember, the primary key to generating a buyer for your condo is to attract the buyer first. So, if you want your condo sold … don’t settle for anything less!
Two things you may want to consider
- How will someone you are considering representing you attract buyers?
- What will give them the edge and get them to the “starting block” first?
Then comes the next question. How sharp are your Realtor’s negotiating skills? What kind of results have they produced for past clients? This is so crucial!
Most people think selling a home is like being a tour guide: Show the buyer around, ask if they like it, and write up the paperwork. Well, if that’s all there is to it, any Realtor could sell your condo!
A buyer does not care whose sign or name is on the listing; they care about your condo and want the information now, accurately and without pressure!
What This Out-of-Town Buyer Said
As out of town buyers new to the London market, Michael Theisen provided us with outstanding information and service. His knowledge of the London market is exceptionally strong and he was able to very effectively provide us with listings and showings that fit our needs.
When it came time to submit an offer, Michael again was able to guide us through an exceptionally volatile market in a calm, professional and well-informed manner which allowed us to ultimately make a very well informed buying decision we are exceptionally happy with. In terms of service to closing and beyond, Michael again was there for everything from a unique key exchange, to recommending local tradespeople, to ensuring all of the paperwork was accurate and in order.
I can, without hesitation, give Michael my highest personal recommendation. Our experience with him and Envelope Real Estate was extremely positive. Michael Theisen is our London and area realtor for life!
- Mark Haarmann
Contact Your Condo Corporation or Manager
Typically, when you and the buyer agree on the price, a conditional clause will be included, stating that the buyer’s lawyer will have 7-10 days to review the status certificate provided by the condo management company.
- The buyer’s lawyer is looking at the corporation’s financial status to see :
- If there are any unpaid condo fees or assessments
any infractions, such as a missing screen or an unauthorized addition, such as a deck or satellite dish.
You will be surprised at the number of hasty remedies and discussions if a lawyer discovers some things you were unaware of.
To ensure a smooth sale, take the time and effort to find out if any issues could affect the final sale of your condo. We do this daily and have systems to prevent unforeseen issues, ensuring an even smoother process.
I hope this London Ontario Condo Seller Guide was helpful and worth your time. There are many more steps to follow before, during and after you sell!
The only sign that matters after ‘Coming Soon’ is SOLD.
Q &A
Q. What is the worst month to sell a condo in London Ontario?
A. Any month that you list it higher compared to others that are for sale, recently sold, or did not sell!