Let’s dispel a major Ottawa real estate myth:  that summer is “dead” in real estate

It has long been held that summer is dead in real estate and things pick up in the fall…but is it really true?

….not so much, as our research has proven! (See monthly unit sales chart)

We hear this all the time from sellers, home owners and even other Realtors who seem to think that there are two “prime” or “peak” seasons in Ottawa real estate:  spring and fall.  We hear statements like "everyone is on vacation” or “gone to the cottage” etc. thus explaining why real estate “dies” off in the summer and somehow is magically reborn and “things pick up after Labour Day”.

While it is true that summer sales decrease compared to the peak season in May and June, July and August are the next best sales months the market will see until the following April, so serious buyers and sellers should not put their real estate plans “on hold” until the purported "2^nd season" in the Fall.

Summer unit sales:  July and August 4^th and 5^th strongest months

Sales in July and August are some 20-25% less than those in April-May and June but are still usually well ahead of sales in September and October which are a further 10-20% lower, followed by November when sales start to go in to the winter hibernation phase of Ottawa real estate.

New Listings and total listing inventory are also typically higher in the summer months than in the fall and winter, so it is a great time to be buying also.

How did this myth get started?

....hard to say but possibilities include:

After a busy spring season, some Realtors may be looking for a bit of a break themselves, which is hard to do when one has to be “on call” and readily available close by to support a new listing or buyer client.  So if a buyer or seller plans can be deferred a couple of weeks, the Realtor can sneak in some summer vacation time for themselves.

Some Realtors may possibly be trying to save or defer some business activity until Fall, in an attempt to spread out demand (via listing supply) in what is a pretty strong seasonal business. 

Also, some Realtors may feel that for whatever reason, a certain property may get more attention in the fall or they may simply be trying to save some business activity to anchor the balance of their business year, especially with the typically slow winter season approaching from mid-November on.

There may be some valid reasons in terms of market circumstances, competitive listing inventory, seller vacations, property preparation for listing and so forth but let us be perfectly clear:  don’t delay listing your property in July or August because you think business is stronger later!

Gord McCormick, Broker of Record
Dawn Davey, Broker
Oasis Realty Brokerage
613-435-4692 or 613-371-9691
oasisrealty@rogers.com 

One of Ottawa’s best liked/followed real estate pages: https://www.facebook.com/oasisrealtyottawa/

Our real estate guide/blog: http://blog.oasisrealtyottawa.com/

2 experienced brokers working for you…11^th year in business!

When is the best time to list my house in Ottawa?

Here is a graph we have compiled from monthly Ottawa real estate board published unit sales results (residential and condo property unit sales/month) for the last 5 or 6 years.  This demonstrates a pretty consistent annual pattern in the Ottawa market.

Spring is key:
April through June are typically our peak sales months and this will come as no surprise for most.  Government employees are relocating and families looking for a summer closing and move before the next school year, give this season a major boost.  Each year Ottawa real estate handles some 800-1000 moves in to town by government personnel with an equal number moving away from Ottawa.  The highest % of these are military and RCMP relocations.

Summer surprisingly strong:
There is a significant myth that “real estate is dead in summer” and this table shows this is totally incorrect!  July and August are typically the 4^th and 5^th busiest sales months of the year, so those who “wait until the market picks up in the Fall” are really doing themselves a disservice.

March, September and October:
These are “shoulder” or transition sales months.  March activity is increasing for the busy spring and September and October are marked by erosion of peak demand heading in to the slower fall and winter season.

November-February:
Ottawa sales take a breather, as fewer people want to move during the winter time and seasonal vacations, holiday activity and weather all play a role in making house buying not quite as active.  A lot of planning and preparation for the peak season can be done during January and February, so still an active period-just not as many sales.

Personal Objectives most important:
What dictates selling or buying times is often based on a specific property being available and this then drives the sale of an existing home.  Those with homes to sell will want to consider their buying and closing timelines in a way that optimizes selling an existing property if at all possible. For example, buying a new home that closes in February means one is selling an existing property in late fall in order to co-ordinate the new home purchase.  This however, is not the best-selling market for the existing property-so the seller will have to take this in to account when doing their pricing and listing plans.

When will my property show best?
Most properties will not show their best until mid-May when leaves are on the trees and everything has “greened up”, so some may wish to time their listing (and photo) plans accordingly.  For example, a house with a pool will look much more inviting when the pool is open and warmer temperatures occur.

Is my property ready to list?
It can take longer than one thinks to get a property in HGTV condition for listing and selling, so this must be planned in to the listing cycle.

Competition also a factor:
The quality and number of head to head competitors to the property being sold (both new and resale) also factors in to the timing decision.

How long will it take my property to sell?
Sellers will have to factor in both selling and closing time in to the planning timeline and these can vary widely by location, price point and property type.

Bottom line:
There are a lot of variables to be considering in the listing, marketing and selling process and your Realtor is best equipped to help facilitate the process and optimize results based on all these factors.  If one is planning a purchase or sale this year, January and February are the ideal months to sit down and have a planning discussion with your Realtor and any other key 3^rd parties ie mortgage broker, stager, trades people.

If you are not already working with another Realtor, we are happy to provide a no cost, no obligation market evaluation of your property to help you with your real estate objectives.

Gord McCormick, Broker of Record
Dawn Davey, Broker
Oasis Realty Brokerage
613-435-4692 or mobile 613-371-9691
oasisrealty@rogers.com
oasisrealtyottawa.com

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(updated blogpost from June 2014 and one of our most popular posts!)

Late spring and early summer should be the best time to sell a residential property, as most properties will look their best and we experience peak sales volume during these months.  Peak season goes by quickly; however-so sellers are reminded of a few basics to make sure their listing is as ready as can be:

1. Remember:  buyers shop online first, so make sure your house and property are 100% ready for listing and that you get the best photos possible. A professional real estate photographer is recommended.
2. Curb appeal counts!  How does your property look from the street?  What could be done to make it more appealing?
3. Lawns, gardens and trees should be well maintained and be an attractive accent not an eyesore.  Buyers will assume the whole home is poorly maintained if the exterior property has not been looked after.
Hire a lawn service, gardener or landscaping company if necessary.
Replace any dead, damaged or diseased plants, limbs or branches.
Fertilize lawn in early spring and again late spring. Cut grass at least once weekly.  Though costly, don't be afraid to water your lawn if Mother Nature does not!
4. Paint, stain and caulking: decks, fences, trim, garden sheds and caulking should be reviewed and updated where necessary.
5. Stage your outdoor space front and rear! Replace faded furniture or cushions or buy new furniture to highlight your best outdoor spaces. Key features like decks, patios and verandahs should get special attention and investment if required.
6. Check roof shingles, flashing and eaves trough.  Clean and repair as required.
7. Seal your driveway.
8. Organize your garden shed and garage so buyers can see there is lots of room for their “stuff”.
9. Make sure garbage cans or composting does not produce any odour.
10. Indoor temperature at 21-23 C. (70-75F) One wants visitors to know the AC works well but don’t make it too cold or contrasting with the outside temperature.
11. Basement dehumidifier may be required as dampness and poor air circulation can produce a stale even musty odour in basements during this humid time of the year. Portable fans may also help or one can run the furnace fan if it is not too noisy.
If you have them, make sure your HRV (heat recovery ventilator) and your furnace humidifier are turned off, so you are not allowing additional moisture and humidity in the home.
12. Check window wells for drainage and remove any clutter or debris.
13. Clean all windows inside and out or have a professional company do it.
14. Check for unwanted wildlife, insects or pests and take remedial action i.e. remove wasp or yellow jacket nest.
15. Make sure all pet damage or droppings are attended to.
16. Remove any surplus or extraneous material that may be cluttering any portion of outdoor space.  When in doubt…move it out!
17. check your front door and surrounding area to make sure it is clean, well maintained and dust and debris free-this is the entry to the property and reflects the care taken with the whole property in the eyes of buyers.
18) encourage friendly neighbours to keep up their yard work and property maintenance-after all; what you sell your property for will have an impact on what they sell theirs for in future!

Happy selling!

Gord McCormick, Broker of Record
Dawn Davey, Broker
Oasis Realty Brokerage
613-435-4692
www.oasisrealtyottawa.com  oasisrealty@rogers.com

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Old wives tales abound:
There are many myths around real estate and one we hear quite often concerns summer being  a “slow time” in Ottawa real estate:  “schools out and everyone goes on vacation or to the cottage…” or  “…the weather is too nice/summer is too short and everyone is enjoying outdoor activities and festivals” and so on.

We have had many customers over the years thinking they should defer listing their properties “until things pick up in the Fall/after Labour Day”…..big mistake!

Peak market has crested…but…
April, May and June are the peak season for Ottawa real estate in terms of unit sales, as well as the number of listings.  Both unit sales and new listings have started to ease off somewhat now that we are at the end of June but summer is still a hugely important time in the real estate year. Serious buyers and sellers are very active in the market and in fact, may be under some pressure to make a purchase &/or selling deal if they have not been successful during peak season.

July is likely the biggest unit sales month until next April!
Based on unit monthly sales over the last several years, our sales in the month of July will not be exceeded until April 2017…so bottom line: there is no better time to be selling before next spring than right now! July is the 4th biggest sales month in terms of unit volume and August is 5th....so don't "wait for the fall market"

Take a look at the numbers:

While it is true that unit sales drop 20-25% in the 3^rd quarter vs the 2^nd quarter, it is still much, much better than the 4^th quarter where sales drop 45-50% in terms of units sold.

So talk to your Realtor® or call us at 613-435-4692 if you would like some help getting your housing objectives met this summer.  Sellers working with us save 20-40% in commission and HST compared to typical 5% real estate fees and get our full service! (not intended to solicit those with existing representation agreements)

Gord McCormick, Broker of Record
Oasis Realty Brokerage
613-435-4692 or direct 613-371-9691 mobile/text

www.oasisrealtyottawa.com  @oasisrealtyOTT   https://www.facebook.com/oasisrealtyottawa/

We are on the cusp of the busiest few weeks in Ottawa real estate as March draws to a close.  With the new Federal budget year starting April 1^st, comes the beginning of prime government “moving season” which sees a large number of military and RCMP personnel relocations happening between April and August.

Up to 1,000 moves in to Ottawa and the same number move out annually, many of these originate in April and May.  Those relocating on the Integrated Relocation Plan (IRP), typically must sell their existing property (with a firm agreement of Purchase and Sale) at point of origin before making their house hunting trip to Ottawa.

Those moving to Ottawa would typically be seeking July or August closing dates to facilitate school registration.

When relocating employees visit Ottawa for their formal house hunting trip, they have a very truncated period to make a purchase decision, normally a week or so.  This puts a lot of pressure on the family moving and their real estate team, particularly if the family is not familiar with Ottawa.

What often happens is that these buyers try to cram as many house visits as possible in to their first few days (15-20 houses daily is not uncommon!) and then narrow their search down as quickly as possible.  Trying to schedule and juggle timelines is a real job for the Realtor and also can be a mind boggling exercise for the buyer(s)!

Sellers (especially FSBO’s) can lose out if:
-their house is not on the market when out of town buyers activity is most concentrated (late April-early June)
-their property is not listed on MLS®. Virtually 100% of these buyers will be represented by Realtors and it is typically much easier for a buyer to schedule a property showing for an MLS® listed property with Realtor and brokerage support.
-they are not able to manage showings on short notice or be flexible in showing times/duration or other scheduling issues.
-overpriced listings may miss key search parameter levels of incoming buyers and therefore not even get consideration from this important segment.
-poorly maintained or presented properties or other unique properties will also have trouble as most of these buyers want “move-in-ready”.
-they are not able to accommodate a buyer closing date, as this is probably tied to both their existing home sale and their report date here in Ottawa.
-sellers who wait too long to adjust their plans or pricing may miss the wave.  If you don’t sell your midrange property in 30 days or less at this time of year then something is wrong.  Talk to your Realtor and take some definitive action!

If you know anyone moving in our moving out of Ottawa this year, by all means please send them our way, if they are not already working with another Realtor!  We can often also assist in finding a Realtor for them in their destination location.

Gord McCormick, Broker of Record
Dawn Davey, Broker
Oasis Realty Brokerage
www.oasisrealtyottawa.com
@oasisrealtyOTT
https://www.facebook.com/oasisrealtyottawa/
613-435-4692  oasisrealty@rogers.com

1. meet with your Realtor to discuss plans and get an up to date market evaluation and check up on your existing property.
2. establish a well buffered estimate of baseline selling price for your existing property.  This will help establish net equity in the existing property to apply towards purchase.
3. calculate all closing costs on selling existing property and purchase of new property.
4. estimate total costs of ownership for new property including; taxes, utilities, condo fees, maintenance and any other recurring costs ie rentals, leases, service contracts etc.
5. Meet with your mortgage broker or bank to review financial ramifications and build a plan.
6. book a home inspection now to check on all critical home systems and insure there are no hidden defects.  Inspection may result in recommendation for additional expert review or service call.
7. invest in a professional Staging consultation to determine what might be done to show your property to its fullest potential and what this would entail financially.
8. keep a close eye on properties selling in your own neighbourhood, so you have an up to date feel for the market and at what price properties are listing and selling. Your Realtor can set this up for you.
9. Have an auto search set up for properties to purchase in your desired area, style and price range. Again your Realtor can set this up for you.
10. Review all items and recommendations coming out of the Realtor evaluation and Staging or inspections and determine which have the highest priority and how it will help marketability of the property.
11. Schedule key preparation activities well in advance, particularly those involving professional trades, as can often be difficult to find when the spring busy season comes around.
12. Start to depersonalize and declutter now and make plans for offsite storage, if required.
13.  Gather all paperwork you have that will support a quality listing including; taxes, utility costs, floor plans, maintenance or upgrades done, manuals and warranty paperwork, leases or rental agreements (especially hot water tank.)
14.  Get all inside preparation done during the fall or winter, so you can focus on any outdoor work once weather permits in the spring.
15. Visit existing property listings and open houses to get an idea of what is available in person, don’t simply rely on online analysis, as listings and photos may not tell the whole story or do the property justice.
16. Always keep asking:  “…if I found my dream home tomorrow, how long would it take me to get my current property ready for sale?

For a related post from our blog archives feel free to check out:  “Why buying your second home may be more difficult than your first”: http://www.oasisrealtyottawa.com/blogs/gord_mccormick/archive/2013/09/08/why-buying-your-second-home-may-be-more-difficult-than-the-first.aspx

Gord McCormick, Broker of Record
Dawn Davey, Broker
Oasis Realty Brokerage
613-435-4692   oasisrealty@rogers.com
www.oasisrealtyottawa.com
@oasisrealtyOTT

https://www.facebook.com/oasisrealtyottawa/  One of Ottawa’s top ranked facebook real estate pages…check it out!

DON’T: “...wait until things pick up after Labour Day”:
One of the myths of Ottawa real estate is that summer is not a busy time for business.  “…school’s out…everyone goes on vacation or goes to the cottage” are familiar comments to explain the perceived summer business doldrums.  Nothing could be further from the truth!  Real buyers and sellers are still focused on real estate as a top priority.  For sellers summer represents the best chance to get their property sold and for buyers, they will have the best choice of listings until next spring.

Summer is the “Second Season”
Take a look at the table below which shows how important the summer season is to overall annual sales:

80% of year’s sales done by end of September:
July sales levels are not typically achieved again until April and August sales are not superseded until next March, so now is the best time to get deals done.  We have a lot of listing inventory available for buyer choice and some motivated sellers.  Those selling, having missed the peak spring market are well advised to review their marketing and selling plans, particularly as regards pricing and presentation. 

Could mandatory home energy audits and a double land transfer tax be here for 2016?
See post below on the potential for two potential provincial government programs that could really dampen our real estate market.  Our market is steady but certainly not strong and we have far too much listing inventory.  Either of these two programs will make selling (and buying!) more costly and if both were to be implemented, we would see a few months of high demand while buyers and sellers tried to beat program implementation, followed by an extended period of slackened demand which could dramatically hurt an already fragile and price sensitive market.

A tougher market environment for most sellers continues in Ottawa, based on the large amount of excess listing inventory.  While there appears to be reasonable activity and underlying demand, the inventory situation is making the resale market very competitive given the unbalanced supply/demand ratio.  Good for buyers but not so good for many sellers.

A key question many buyers and sellers ask is" "when is the best time to buy or sell?"  This is of course determined by individual buyer and seller circumstances but in looking at the unit sales history below, one can see how much stronger sales are in the peak spring and summer seasons.

See the table below with historical sales transactions by month: (combined residential and condo sales from Ottawa Real Estate Board published results):

If you would like this kind of market analysis and support for your buying or selling plans, by all means give us a call....odds are you'll save a lot of money, too!  613-435-4692

not intended to solicit those with existing representation agreements. 

Gord McCormick, Broker of Record
Dawn Davey, Broker
Oasis Realty Brokerage
613-435-4692
www.oasisrealtyottawa.com

Summer is a lovely time of year but unfortunately can raise some significant buyer issues which are real impediments to getting deals done.  Though in most cases these issues are solvable, sellers should be cautious to review carefully the air quality and other issues in their basements at this more humid time of the year.

Stale, damp odour from excess humidity:
The biggest issues are humidity and lack of air movement which can combine to form that damp smell many will identify as mould or mildew. Many buyers will think this is caused by either water penetration through basement walls, around windows or via back up-none of which is a happy thought for a buyer. 

Other odours exaggerated:
We visit many homes that exhibit other odours which are exaggerated by the lack of air movement or excess humidity.  Some odours can be related to pets, carpets which have been soiled or stained, cold cellars, athletic gear, teenager rooms etc.

Homeowners often oblivious:
When owners live in a property every day, they are accustomed to the ambient smell and may not notice that odours are elevated to the point of turning a buyer off a property.

How to prevent “funky” basement smells:
1) run furnace fan regularly to keep air moving.
2) run dehumidifier regularly in high humidity summer days to remove excess moisture
3) clean carpeting and furniture that may be contributing to odour
4) use portable fans as a backup, if furnace fan alone does not do the trick.
5) open basement windows or run HRV on low humidity days to provide additional air refresh
6) check bathroom and floor drains to ensure water level prevents backflow of air and sewer smell or install backflow valve.
7) check around baseboard areas in spring or after heavy rainfall to ensure no leaks have occurred.
8) no smoking
9) manage pet litter trays and basement access as much as possible.
10) rent industrial "air scrubbers" from restoration or air quality service providers in extreme cases.

Lighting also a factor:
Make sure your basement is well lit and that the lights are on for buyer showings.  The more “dungeon like” a basement appears, the less attractive its living space becomes. 

Buggy basements or wildlife no bonus for buyers:
Do a thorough check to make sure you don’t have any visitors.  Those older or country properties or who rarely even go down in their basement will want to be especially careful that there are no bugs or evidence of other critters having visited or taken up residence down there.

Utility and furnace rooms are important:
Make sure the space is well organized in your utility room and that buyers and Realtors can have good access to furnaces, hot water tanks, HRV’s, electrical panels.  Tags and maintenance stickers showing these have been regularly maintained and updated are a good sign for buyers.

Summer is a great time to sell a home, in fact it is the 2^nd best time after the peak months of April-June, so don’t forget the basement when it comes to having your listing really ready for buyers!

Gord McCormick, Broker of Record
Dawn Davey, Broker
Oasis Realty Brokerage
613-435-4692
oasisrealty@rogers.com
www.oasisrealtyottawa.com

Full service and lower commissions for sellers!

Most buyers we work with are looking for move in ready properties as much as possible.  Though there are buyers who are prepared to do some updating after buying a property, these are in the minority with the possible exception of very high demand neighbourhoods.  Here’s why:
Buyers generally stretch when buying:
Most first time or “move up” buyers will bend or stretch their financial budgets or comfort level to get as much home as possible for the money.  This means that once the property is secured, any further investments must be financed out of cash flow, savings or lines-of-credit which is generally less favourable and more costly than using lower cost mortgage money to get a property that is “done”.
Retail costs of updating or replacement can be scary:
If buyers have to rely on 3^rd parties to make desired or necessary improvements, significant cash may be involved.  Doing kitchen or bathroom reno’s, finishing a basement, replacing roof shingles, furnaces and air conditioning, flooring or landscaping can run in to some serious money.  Even having a home professionally repainted can be quite expensive.
Country properties on private well and septic systems have a whole host of other systems and equipment that can require significant replacement or upgrading costs.
Avoid the hassles and time:
Many buyers also know that the time and energy required to research, hire and trying to manage contractors can be a challenge.  Also, living in a construction zone for even a short time is not a lot of fun and even more difficult for those with young families or pets.  If many projects are required the overall timeline can become extended and seriously detract from one’s enjoyment of the home.  This is the “will-it-ever-be-finished?” syndrome that few want to experience.
Property price comparison:
Buyers who look at a property priced at say $400,000 with an estimated $30,000 in repairs, updating or desired cosmetic changes will often then compare the initial property with those priced at $430,000 to $450,000 to see what they can get for the same overall investment.  If a higher priced property ticks most of their boxes then they will tend to favour that higher priced property. (assuming it is within their financial budget range)
How this hurts sellers:
If most buyers prefer properties with the highest “move-in-readiness” score then properties with significant updating to be done, have a much smaller pool of buyers who will consider the property.  Often times these buyers may be bargain hunters, house flippers or other investors who will seek to find bargains at the lowest possible cost.  If these properties languish on the market for an extended period then they may be subject to really “low ball” offers. Fewer buyers=less demand=less competition=longer time to sell=lower market value.
What to do?
Sellers will definitely want to discuss with their Realtor well in advance of putting the property on the market, whether it makes sense to do renovations prior to marketing the property in terms of both saleability and what % of reno costs may be returned on resale. (this will rarely, if ever be 1:1)
Another good step can be to have a pre-listing home inspection done which will help point out areas to be updated/repaired/replaced/maintained and what the approx. costs may be.
Buyers will benefit from their home inspector and Realtor who can also help them assess repair and updating requirements and the timelines necessary prior to firming up a sale.

If you are facing any questions similar to these concerning your own buying or selling plans and are not already committed to another Realtor by all means give us a call at 613-435-4692 or oasisrealty@rogers.com

Gord McCormick, Broker of Record
Dawn Davey, Broker
Oasis Realty Brokerage
www.oasisrealtyottawa.com
@oasisrealtyOTT

Full service and lower commissions!

The dilemma:
Homeowners have always had to decide whether to find their “dream home” first and secure it or sell their existing home first in the hope they can find the “dream home” at the same time.  For a look at some of the challenges see a post on our Ottawa real estate blog:  http://www.oasisrealtyottawa.com/blogs/gord_mccormick/archive/2013/09/08/why-buying-your-second-home-may-be-more-difficult-than-the-first.aspx

Not a problem in the “good old days” (5 years ago!)
In our long running seller’s market which left us sometime in the last 3 years (mid 2012 by our reckoning), it was no problem.  Market demand was hungry for listings and most reasonably priced properties sold quickly, so those both buying and selling did not have to fret too much about getting their existing property sold after first finding the house they wanted.

2015: … not so much!
Now the tables are turned and we have a buyer’s market in full force in our market.  Our current market is characterized by excess listing inventory, very compelling and competitive offerings from our many fine builders and some price levels that have in many cases superseded the market’s ability to absorb them, particularly at the higher price points. (above $500K)  Average days-on-market for the year 2014 was 78 days for residential properties and 89 days for condos and year to date this year (through Feb) we are running at over 100 days to sell.

The risks:
Current homeowners who buy first and then try to sell an existing property cannot be 100% sure that the property will sell; what it will sell for or when it will sell.  This is especially true for those buying new construction that may be committing up to a year or more ahead of time and are not able to choose the time window for selling an existing property, since the builder dictates availability of the new home.

Since many buyers stretch their budgets to obtain their “dream home”, any shortfall in what they obtain on selling the existing property can be troublesome.

Not being able to sell a property quickly is also a concern and can lead to a lot of stress and sleepless nights for those who had expected their existing property to “sell in a week or two”.

Mitigating options:
Your Realtor can help with appropriate strategies and processes such as a “first refusal” offer to purchase or listing an existing property “subject to the availability of a specific property”.  These processes can be delicate and are not for the amateur seller who might end up owning two properties or no properties by trying to buy and sell at the same time.

A Realtor may also be able to assist with securing a rental property as an interim step, particularly if one is selling a property above $500K or the closing on the new property is a long way out, as can be the case in new construction purchases.

Those who have family or friends where they could move for a short interim period may also wish to consider this option as a stress reducer. (well, kind of…)

Make sure and have a realistic discussion with your Realtor about not just listing price but expected selling price (best case and worst case scenarios) and how long it should take to sell.  Be prepared for some bad news and adjust your pricing expectations accordingly, as the market dynamics are dictating-don’t simply list with the Realtor who tells you what you want to hear.

If you are not working with a Realtor then by all means give us a call and we would be happy to have that discussion with you and which of our tiered commission structures and marketing plans will work best for you in the 2015 market.

Gord McCormick, Broker of Record
Dawn Davey, Broker
Oasis Realty Brokerage
613-435-4692
Oasisrealty@rogers.com
www.oasisrealtyottawa.com
@oasisrealtyOTT

Full service and lower commissions!

Questions every seller should ask before listing:

Many potential home sellers will be speaking with listing agents over the coming weeks.  Here are some tips on questions to ask:

Will your recommended listing price generate an offer?

How long should it take to get an offer and get the place sold?

If it doesn’t sell in 30 days will you allow me to cancel my listing?

If the property does not sell in 30 days, what is “Plan B” to get it sold?

What is the average days-on-market for your sold listings (or cumulative days-on-market)

Do you have any training, conventions, travel, holidays or other personal commitments that will interrupt service during the listing period?

What % of your listings have sold over the past year? 3 years? 5 years?

Where and how often will my listing be advertised in paid media?

How do you use paid social media advertising to highlight my listing?

What are the marketing limitations of my property?  What factors may mitigate against a successful sale?

Do you use professional photographers to take pictures of my property for listing and promotional purposes?

How will you keep us up to date on competitive listing activity in our area?

How many listings are you currently carrying? (# of listings may limit accessibility and service levels)

How will you help me with staging?

What innovative marketing programs do you offer that I cannot get from another Realtor?

What is our agreed communication medium?  (in-person, phone, email, text, messaging)

What is the protocol and process for showing appointments?

How long is the typical listing? (60 days is the MLS® minimum and this would be our recommendation)

Do you offer a variety of listing fee programs or is it “one-size-fits-all”?

Do I get a discount if the listing salesperson/broker also represents the buyer?

Do I get a discount if I also buy with the listing salesperson/broker?

Hopefully, this checklist can help interview planning and make sure you get the information that is important for you to make an informed decision about what services are being offered and if it is a good fit.

We would be happy to provide a no charge-no obligation marketing analysis of your property and come prepared with detailed answers to all these questions. (on vacation until March 1, 2015)

Gord McCormick, Broker of Record
Dawn Davey, Broker
Oasis Realty Brokerage
www.oasisrealtyottawa.com
613-435-4692  or cell/text 613-435-4692
@oasisrealtyOTT

Experienced professional brokers with lower fees for sellers!