If you want to sell your house quickly and for the most profit, the most important steps are to price it correctly from day one, maximize its exposure online, and eliminate any reason for a buyer to say no. The agent who can present your property in its best light to the largest number of qualified buyers is the one who will secure top dollar. I am Kevin Flaherty, and after 38 years selling real estate with over $500M sold, I compiled these 25 proven tips to help you take control of the selling process.
Because your home may be your largest asset, going to market is probably one of the most important financial decisions you will make. To better understand the home selling process, this guide has been prepared from current industry insider reports. Through these 25 tips, you will discover how to protect your investment, reduce stress, stay in control of negotiations, and maximize your net proceeds.
Hire an experienced Realtor with a proven marketing plan. Clean everything, fix minor repairs, and price it right from the start based on current comparable sales. Maximum online exposure drives multiple buyers to your listing, which creates the competition needed for top dollar.
Exceptional presentation and widespread marketing. A house that is thoroughly cleaned, decluttered, and well-lit shows best. Combining that with advanced marketing like a Video Narrated VR Animated Online Showing ensures every buyer sees the value.
No, pricing too high shrinks your buyer pool. Fewer buyers mean less leverage for you. Setting a competitive price based on real market data encourages more showings and can lead to multiple offers, which often results in a higher final sale price.
Depersonalize and clear all surfaces. Remove excess furniture to make rooms feel larger, take down personal photos so buyers can picture themselves living there, and ensure the home smells fresh and clean. Neutral paint colors also appeal to the widest audience.
Spring and early summer are typically the strongest markets. However, serious buyers look year-round. A properly priced and aggressively marketed property will sell in any season, so the best time to list is when you are fully prepared.
Kevin Flaherty walks through all 25 tips in this 11-minute video. Watch now or scroll down to read each tip with expanded details.
Estimated reading time: 12 minutes
Your motivation to sell is the determining factor as to how you will approach the process. It affects everything from what you set as your asking price to how much time, money, and effort you are willing to invest in preparing your property for sale. If your goal is a quick sale, that dictates one approach. If you want to maximize your profit, the process might take longer, requiring a different strategy.
The reasons you are selling will affect the way you negotiate. By keeping this to yourself, you do not provide ammunition to prospective buyers. For example, should they learn that you must move quickly, you could be placed at a disadvantage. When asked, simply say that your housing needs have changed.
When you set your price, you make buyers aware of the absolute maximum they have to pay. If you start out by pricing too high, you run the risk of not being taken seriously by buyers and their agents. Pricing too low can result in selling for much less than you were hoping for. Look at recent sales in your neighborhood to establish a baseline value, or consult a professional Realtor for an accurate market analysis.
The best way to learn about your competition and discover what turns buyers off is to check out other open houses. Note floor plans, condition, appearance, size of lot, and location. Particularly note not only the asking price, but what they are actually selling for.
Sometimes a good appraisal can be a benefit in marketing your property. Getting an appraisal is a good way to let prospective buyers know that your house can be financed. However, an appraisal does cost money, has a limited life, and there are no guarantees you will like the figure you hear.
Some people think that tax assessments are a way of evaluating a property. The difficulty here is that assessments are based on a number of criteria that may not be related to current market value. They do not necessarily reflect your home's true worth to a buyer today.
According to industry surveys, nearly two-thirds of people who sell their own house say they would not do it again themselves. Primary reasons include setting a price, marketing handicaps, liability concerns, and time constraints. When deciding upon a Realtor, evaluate candidates carefully on the basis of their experience, marketing plan, and track record. Be sure you choose someone that you trust to do a good job on your behalf.
Before settling on your asking price, make sure you leave yourself enough room in which to bargain. Check your priorities to know if you will price high to maximize your profit, or price closer to market value if you want to sell quickly.
Appearance is so critical that it would be unwise to ignore this when going to market. The look and feel of your house will generate a greater emotional response than any other factor. Prospective buyers react to what they see, hear, feel, and smell.
While the MLS can help your listing get exposure, if it does not sell, buyers know. The history of a property on MLS cannot be deleted, and buyers frequently conclude value based on history. Use an agent that will syndicate your listing to the most places online for maximum exposure fast. Look for a team that tracks user activity on the internet and provides reports that gauge the level of interest.
Scrub, scour, tidy up, straighten, get rid of the clutter, and declare war on dust. Repair squeaks, the light switch that does not work, and the tiny crack in the bathroom mirror, because those can be deal killers. You are not just competing with other resale properties, but brand new ones as well.
The last thing you want buyers to feel is that they are intruding on someone else's life. Avoid clutter such as too many knick-knacks. Decorate in neutral colors like white or beige, and place a few carefully chosen items to add warmth. Home decor magazines are great for staging tips.
Want to know exactly what your home is worth before you list?
Start Your Home Evaluation Book a Call with KevinOdd smells like traces of food, pets, and smoking odors can kill deals quickly. If buyers know that you have a dog or that you smoke, they will start being aware of odors and seeing stains that may not even exist. Do not leave any clues.
Smart sellers are proactive in disclosing all known defects to their buyers in writing. This builds trust, can reduce liability, and helps prevent lawsuits later on.
When you maximize your property's marketability, you will most likely attract more than one prospective buyer. It is much better to have several buyers because they will be in competition with each other. A single buyer will end up competing with you.
Let go of the emotions you have invested into your house. Be detached, using a business-like manner in your negotiations. You will definitely have an advantage over those who get caught up emotionally in the situation.
The better you know your buyers, the better you can use the negotiation process to your advantage. Knowing what motivates them enables you to negotiate more efficiently. For example, does your buyer need to move quickly? Armed with this information, you are in a better position to bargain.
As soon as possible, try to learn the amount of mortgage that the buyer is qualified to carry and how much their down payment is. If their offer is low, ask their broker about the buyer's ability to pay what your property is worth.
Quite often, when buyers would like to close is when they need to close. Knowledge of their deadline for completing negotiations creates a significant advantage for you.
Beware of closing on your new house while you are still making mortgage payments on the old one. You might end up becoming a seller who is eager, even desperate, for the first deal that comes along.
Buyers constantly face the challenge of trying to imagine themselves in your space. To do this, they have to mentally delete all of your furniture. While it is not always practical to move out first, technology like a Video Narrated VR Animated Online Showing allows buyers to see what rooms look like without your stuff.
Do not try and sell by a certain date. This adds unnecessary pressure and puts you at a serious disadvantage in negotiations.
Invariably, the initial offer is below what both you and the buyer know they will pay for your listing. Do not be upset. Evaluate the offer objectively to ensure it spells out the offering price, sufficient deposit, closing date, and any special requests.
You can counter a low offer or even an offer that is just under your asking price. This lets the buyer know that their first offer is not seen as being a serious one, and sets the stage for real negotiations.
If you feel an offer is inadequate, now is the time to make sure the buyer is qualified to carry the size of the mortgage the deal requires. Inquire how they arrived at their figure and suggest they compare your price to similar homes for sale in your neighborhood.
Download the complete 25 Tips to Sell Your Home Fast guide as a printer-friendly PDF. Keep it on your desk while you prepare your home for sale.
Download the Free PDF GuideThese homeowners trusted the Flaherty Team's marketing approach to sell their properties for top dollar. Read more verified reviews at flaherty.ca/reviews.
"Kevin and his team were absolutely phenomenal in helping us sell our home. From the very first meeting, Kevin's expertise and professionalism were evident. He provided a comprehensive market analysis and offered valuable insights on how to best present our home for sale. The marketing strategy was top-notch, utilizing high-quality photography, virtual tours, and targeted online advertising. Kevin's communication throughout the process was excellent, keeping us informed every step of the way. His negotiation skills were impressive, and he secured a sale price that exceeded our expectations. We couldn't be happier with the service we received and would highly recommend Kevin and his team to anyone looking to sell their home."
"Kevin and his team made the process of selling our home seamless and stress-free. From the initial consultation to closing day, every detail was handled with professionalism and care. Kevin's marketing strategy was exceptional, our home received significant attention online and in person. His knowledge of the local market and negotiation skills resulted in a sale above asking price. We are grateful for the outstanding service and highly recommend the Flaherty Team."
The Flaherty Team helps homeowners across south-central Ontario get the most money for their property. Explore our location-specific selling guides:
I have spent 38 years helping homeowners sell across Orangeville, Caledon, and the surrounding area, with over $500M sold. I built my marketing system around one idea: the more buyers who truly understand your property, the more you net at closing. My team produces a Video Narrated VR Animated Online Showing for every listing, syndicates it widely, and reports buyer interest to you each week so your pricing and negotiation decisions are based on real data.
If you are preparing to put your house on the market, I am happy to review your situation in person, with no pressure and no obligation. Call or text me at 226-270-6433.
Tap any question to expand the answer.
Pricing it correctly from day one and exposing it to the largest possible audience of buyers. A competitive price combined with an aggressive marketing plan creates urgency and can lead to multiple offers.
Look at recent comparable sales in your specific neighborhood, not just tax assessments or automated online estimates. Kevin Flaherty recommends reviewing active listings as well, because that is the competition buyers are comparing your property against.
Usually, no. Major remodels rarely return 100% of their cost at resale. Focus on cleaning, decluttering, painting, and fixing minor broken items instead to maximize your net profit.
It provides an immersive online presentation that blends a scaled virtual model of your property with real footage and professional narration. Buyers can fly through an accurate layout and hear every feature explained. You can learn more on the Video Narrated VR Animated Online Showing page.
Clutter makes rooms feel smaller and distracts buyers from the actual features of the house. Clearing surfaces and removing excess furniture allows buyers to visualize their own belongings in the space.
Yes, it is always safer to over-disclose. Kevin Flaherty advises sellers to provide written disclosure of all known past issues and repairs to build trust with buyers and protect against future liability.
Do not take it personally. Evaluate the terms, deposit, and closing date, then counter the offer to signal you are serious about negotiating. A low first offer is often just a starting point to test the waters.
No, it is best to leave the house. Buyers feel uncomfortable and rushed when the owner is present. They need freedom to open closets, discuss changes, and imagine themselves living there without feeling like intruders.
Most agents rely solely on the MLS and basic syndication. To get top dollar, your listing needs targeted online advertising and re-marketing. The Flaherty Team maintains a database of over 2,300 active buyers looking to purchase soon.
Public open houses often attract more neighbors than serious buyers. A strong digital marketing strategy, including a Video Narrated VR Animated Online Showing, is far more effective at reaching qualified buyers directly.
Properties that sit for extended periods become "shopworn," leading buyers to assume something is wrong or that the seller is desperate. If activity drops, Kevin Flaherty suggests reviewing the pricing strategy and syndication reach immediately.
Absolutely. Smoke, pet odors, and strong cooking smells are major deal killers. Buyers may assume the odors are permanent or that the house has underlying cleanliness issues.
Volume funds marketing. An agent who sells consistently can invest in the technology, advertising, and support staff required to expose your listing to the maximum number of buyers.
While spring is historically busy, serious buyers are active all year. Kevin Flaherty notes that listing in the winter often means less competition from other sellers, which can work to your advantage.
You can start with a free, no-obligation evaluation from the Flaherty Team. Reach out directly at 226-270-6433, or begin the process online at flaherty.ca/homeeval.
You now have the 25 proven tips to maximize your property's value. When you are ready, find out what your house is worth in today's market with a free, no-obligation evaluation. There is no pressure, just honest answers and a clear plan to sell for top dollar.
Prefer to talk it through? Call or text Kevin at 226-270-6433
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