You've Done the Research. Now Here's What the Listings Won't Tell You.

Most London, Ontario, buyers start their search on Realtor.ca — and miss the information that actually determines whether they're buying well or overpaying. 

With inventory near five months and homes selling at 97.4% of asking price (CREA), buyers have real negotiating room right now. This page brings together six practical guides covering how to find the right home, what it actually costs, and how to avoid the mistakes that catch unprepared buyers off guard. 

Read what's here first. If it makes sense, call Ty Lacroix directly at 519-435-1600.


a modern kitchen in London Ontario

The 3 Sides to Every Home Purchase — Price, Location and Features

Most buyers think they can only get two out of three. The right price, the right location, and the right features — pick two, compromise on one. After 24 years of working with London buyers, I disagree. A patient, well-prepared buyer working with the right Broker can achieve all three — maybe not 100% on every point, but 90% beats 66% every time.

Understanding how these three sides work together before you start looking changes everything about how you search.

 

How to Control Emotions When Buying a Home in London Ontario

Every buyer says they won't let emotions drive their decision. Most do anyway — and it costs them. Overpaying for a home because you fell in love with the kitchen, or losing a well-priced home because you hesitated, are both emotional decisions wearing the disguise of logic.

This is one of the most important things I help buyers navigate — and it's rarely talked about openly.


Thinking About Buying a Home in London Ontario? Start Here.

Before you book a single showing, there are four things worth understanding about the London market right now — things that will save you time, protect your money, and make the entire process significantly less stressful.

Most buyers skip this step entirely. The ones who don't make better decisions.


How to Find the Right Home in London Ontario

Finding a home isn't the hard part — there are hundreds of listings. Finding the right home is a completely different problem. It requires knowing which neighbourhoods hold their value, which features matter for resale, and how to separate the homes worth pursuing from the ones that look good online and disappoint in person.

After 24 years of doing exactly this for London buyers, here's what I've learned.

Unbudgeted Financial Obligations as a Home Buyer — What Nobody Warns You About

The mortgage payment is the number everyone focuses on. It's rarely the one that surprises you. Closing costs, land transfer tax, home inspection fees, title insurance, utility hookups, and immediate maintenance needs — these add up quickly and catch unprepared buyers off guard at the worst possible moment.

Here's the complete list of what to budget for before you make an offer.


A London Ontario Home Buyer's Advantage — 6 Numbers You Must Know

Most buyers walk into a purchase knowing one number — the asking price. The buyers who negotiate best know six. These are the specific data points that tell you whether a home is priced correctly, how much leverage you actually have, and what a realistic offer looks like in today's London market.

Knowing these numbers before you make an offer is the difference between buying well and overpaying.


Why Serious Buyers Work With Ty Lacroix

In a market where 98% of agents follow a standard script, I provide a brokerage-level perspective that treats your home purchase as a critical financial milestone. My approach is direct, analytical, and reserved for those who value expertise over enthusiasm.

  • 24 Years of London Market Experience: Decades of navigating local market cycles to identify where true value is built — and where it isn't.
  • A Broker Who Looks Past the Staging: Every viewing is a forensic audit — structural integrity, mechanical systems, and long-term resale viability are evaluated before any offer is written.
  • Data First, Emotion Never: Every offer is built on real London market data, not enthusiasm. You'll know what a home is worth before you decide what to pay.
  • A Trusted Professional Network: Access to a vetted group of legal, financial, and inspection professionals who support your purchase from start to finish.
Ty Lacroix guiding a client

Thank you so much, Ty. Chris and I are both quite happy that it all turned out so well. It exceeded our expectations, to say the least. We appreciate all the hard work and professional expertise that you and your team provided. As always, above and beyond. Thank you! 

Kaz Jaronski

“Ty’s approach to the London market is clinical. He doesn't just show houses; he analyzes the investment quality of every neighbourhood. His ability to negotiate terms that protected my equity from day one was the primary reason for our success." 

Janice Crinklaw

"In a market full of noise, Ty provided the signal. We weren't looking for a 'deal'; we were looking for a specific calibre of property that rarely comes to market. Ty’s network and data-driven insights secured exactly what we needed without the typical market friction."

Patrick Kendall

Ready to Talk About Buying in London?

You've read the strategies. You know what questions to ask. The next step is a straight conversation about your specific situation — your timeline, your neighbourhood, your budget — and what buying the right home actually looks like for you.

Twenty minutes. No obligation. No pressure.

Ty Lacroix responds personally within one business day.

Ty Lacroix and Michael Theisen
This website may only be used by consumers that have a bona fide interest in the purchase, sale, or lease of real estate of the type being offered via the website. The data relating to real estate on this website comes in part from the MLS® Reciprocity program of the PropTx MLS®. The data is deemed reliable but is not guaranteed to be accurate.