[!FullSalutation],
If you've known me for a while, you've probably heard me answer this question several times over the years—and yes, my answer has changed more than once.
No, I'm not losing my mind! 😊
The reality is that real estate markets change, and successful strategies need to change with them. The key is to understand today's market—not yesterday's.
Traditionally, in a seller's market, homeowners can often buy first and then sell, or even manage both transactions simultaneously.
In today's market, however, the opposite is usually the safer approach.
For most sellers, I recommend selling first, securing a firm offer with a long closing date that gives you enough time to purchase your next home. It removes uncertainty and puts you in a much stronger negotiating position.
The Market Is Full of Contradictions
Over the past several weeks, I've been involved in multiple-offer situations again. Mostly for properties in Toronto; yes, you read that correctly:)
But here's the interesting part.
These bidding wars are happening almost exclusively on low-rise homes in highly desirable neighbourhoods that are move-in ready and priced properly.
I've also seen homes listed at fair market value—without intentionally creating a bidding war—still sell well above asking.
Does it make perfect sense?
Not always.
Today's market behaves differently than anything I've experienced before. It's almost like watching atoms move—constantly changing direction and impossible to predict with certainty.
I'm seeing similar patterns throughout parts of Milton and Mississauga as well.
My Biggest Advice: Stop Chasing the Market
Whether you're buying or selling, don't try to perfectly time the market.
You cannot mathematically predict when the market will reach its highest or lowest point, because by the time those numbers are visible, that moment has already passed.
Very few "lucky" buyers and sellers might hit it (without knowing or predicting it), but a smart and well-educated buyer or seller will make the best decision in any market by evaluating the current "micro-market" of homes.
That means looking at:
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What comparable homes sold for in the last few weeks (30 days maximum)
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What competing homes are currently available
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How your property compares with today's competition
Years ago, we focused almost entirely on recent sales.
Today, active competition matters just as much.
Many buyers are no longer committed to one specific street, school district or neighbourhood. They'll happily move a little farther if it means finding better value.
That's why today's pricing strategy has never been more important.
Advice for Buyers
If you're financially and emotionally ready to buy, stop letting scary headlines make the decision for you.
Generic market reports rarely reflect what's happening in the neighbourhood where you want to live.
Instead:
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Know your budget.
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Understand your financing.
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Create your list of 5 Must Haves, 5 Nice-to-Haves and 5 Deal Breakers. (If you'd like my worksheet, simply reply to this email.)
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Decide what a property is worth to you, make a confident offer, and don't second-guess yourself afterward.
Real estate is offering opportunities today that simply didn't exist a few years ago.
Yes, inventory is higher than we've seen in recent years—but truly desirable homes that are priced correctly, located well and updated nicely are still in short supply.
Those homes continue to sell quickly, and many still receive multiple offers.
Homes that sit on the market usually have an issue with one of three things:
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Price
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Location
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Condition or layout
Occasionally, you'll find an excellent home with a great price that simply has an unconventional floor plan. Those can present outstanding opportunities for buyers willing to think a little differently.
Advice for Sellers
If you don't need to sell...
If you're comfortable where you are and aren't purchasing another property, you may benefit from waiting another year or two if your circumstances allow.
Don't let sensational headlines pressure you into making a decision you don't have to make.
If you need to move...
Remember that you'll likely sell for less than you would have at the market peak—but you'll also be buying in a softer market.
Both sides of the equation matter.
When you do the math, the difference is often much smaller than people initially expect.
If you bought many years ago...
You probably have substantial equity.
You're not really "losing" money—you simply may not achieve the maximum profit you could have during the peak market.
Had you purchased during the peak instead, you would have paid significantly more as well.
The math usually balances out much better than most people think.
If you bought near the peak...
I won't sugarcoat it.
This can be a difficult situation.
Start by calculating your numbers carefully.
Speak with your mortgage professional and your accountant. There may be refinancing options, payment adjustments or strategies that allow you to wait until conditions improve.
If selling is still your best option, then embrace today's market instead of fighting it.
Present your home beautifully.
Price it strategically.
And don't confuse listing your home with selling your home.
An aggressive pricing strategy often means pricing slightly below the most recent comparable sale—not above it.
I know that isn't what most homeowners want to hear.
But if your goal is to sell quickly rather than watch your home sit on the market for months while helping other homes sell first, accurate pricing is essential.
Sometimes the hardest advice is the most valuable.
As always, if you'd like to discuss your own situation, I'd be happy to help.
Every move is different, and personalized advice can make all the difference.
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