"The house next to me sold in a week; and one down the street is sitting and sitting. What is up with our market?

The time tested adage in real estate - other than "Location. Location. Location. - is "It's all about price." Ordinarily, I would agree. In a balanced market, where the buyers have a reasonable number of homes to choose from, Seller's must be ever mindful of the price of their house as it compares to other active listings. Buyers have an increasing number of online tools available to research recent selling prices, and today's buyer is incredibly astute and educated as to current market value. In a normal balanced market, value is ultimately determined by the buyer. A seemingly well valued house sells. The others - well they sit and sit!

Our current market is considerably more exaggerated than a traditional balanced market. So right now, it is not all about price. Allow me to explain. A seller's market is typically one where there is less than 4 months of available homes; a buyer's market in excess of 6 months of inventory; a balanced market about 4 - 6 months of inventory. Currently, York Region has just over 4 months of inventory; and 6 months in the Innisfil and Bradford communities of South Simcoe County. So traditional thinking would suggest we are firmly in a balanced market. A reasonable buyer and a reasonable seller should be able to come to acceptable terms through a sincere negotiation process and likely within 30 - 60 days of a house being listed.

However, market factors are weighing heavily on the minds of home buyers at this time and the motivation to purchase remains considerably low. Since April 2017, we have been in a very volatile policy-based market. Provincial Government influences have considerably weakened our market and consumer confidence. Combining this with rising rates and confusing Federal Government Mortgage rules, prices have remained unstable throughout much of the Golden Horseshoe. 

So why is it that some homes sell quick and other sit idle and go stale on the market? Most important is that a home seller must accept the current reality of our house prices and have a motivation that is directly related to a competitive price when the house is listed. People often ask, "When is the best time to sell?" Our team's response is always the same - "Whenever it makes sense for you and your goals. You cannot time any market. You can only engage in the one we know right now and if your personal goals can be achieved by selling now, then sell now." A home that sells quickly in this market is one that is well presented and priced strategically based on the current competition of available homes. Price is not based on what your neighbour got 2 months ago or even last week. Prices in our market right now are entirely based upon what other homes the buyer is looking at on the same day or that week; and that same buyer determining what they believe is the best value. Realtors absolutely must be price watching the market and alert to all the competition at the time of listing and at all times during the listing tenure. As more homes come on the market, the listing Realtor and seller may need to respond to the market conditions. Or risk being that house that sits and sits and is helping every other house sell.

However, to my earlier comment that it is not all about price. My comments are not suggesting you be the lowest priced house on the street. Simply, yours must be strategically priced against the most similar homes and look better than every other house on the market in that price range. Plain and simple. Our team has had 4 bidding wars on listings this year - in a market where the buyers clearly have other homes to choose. However, we have ensured our prices have been strategic in a specific price range and we have gone to great lengths to ensure our listings are well prepared and well staged. 

Similarly, we have listed homes considerably higher than any other price this year has supported, and our listings still received at or very close to the list price. It is all about the competition, strategically pricing based on that competition, and a motivated seller accepting the new reality of our market. 

In my Year Ahead blog that I wrote in December, I alluded to the fact that it would take the first quarter to shake off the hangover of last year's sharp decline and government policy influences. Based on listing to sales ratios, and the decline in overall sales that we continue to see, I would suggest the hangover may be a bit worse than expected and we are likely another couple of months away from the resumption of a moderate and sustained pace of price growth.

Seeking the advice of a Real Estate professional is critical to any next step you may be considering. Our team is here to consult based on your goals and unique situation. We are here to help you make the very best decision about your biggest financial asset. Reach out and allow us the privilege to come alongside and serve you at a high level.

Remember, when the market shifts and the selling gets tough, the "TOUGH" gets selling! 

Curious What Your House Is Worth In Our Market?  CLICK HERE!

Just Want To Chat And Explore Your Options?  CLICK HERE!


Sunday, July 22 - Jays vs. Orioles

We are grateful for the support and loyalty of our many past clients and our current clients. 

We look forward to seeing you in July. Watch your email later in May/early June for your invitation. 

Thanks for being a part of our business!


Perhaps you know someone right now looking for a great home? We would sure appreciate the opportunity to help someone you care about find a great home! Here is our current list of homes on the market. 

271 Walter Dr, Georgina, Ontario L4P3A8 | Michael Tough Realty Group

Welcome To Vibrant Keswick! This Is A Family-Friendly, Growing Community On The Shores Of ...

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48 Wyatt Lane, Aurora, Ontario L4G7E4 | Michael Tough Realty Group

Elegant,Updated Townhome With Low Maintenance Fees And Affordable Property Taxes.Quiet, Sa...

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320 Maplegrove Ave, Bradford West Gwillimbury, Ontario L3Z1V7 | Michael Tough Realty Group

Affordable Family Home In Desirable Neighbourhood With School Just Up The Street. This Sem...

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1914 Emerald Crt, Innisfil, Ontario L9S 2A4 | Michael Tough Realty Group

Beautiful 4+1 Bedroom Home On Incredibly Deep Lot Backing To Ravine*Open Concept Main Floo...

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254 Pinnacle Tr, Aurora, Ontario L4G7G4 | Michael Tough Realty Group

Lovely Semi Overlooking Green Space W/No Neighbours Behind *Quiet Evenings By The Fire In ...

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50 Mill St, Aurora, Ontario L4G 2R9 | Michael Tough Realty Group

Welcome To A Wonderful Part Of Aurora Charm And History*This Superb Century Home Offers A ...

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1948 Mill St, Innisfil, Ontario L9S2A2 | Michael Tough Realty Group

Large, Bright & Open! This 4 Bedroom Home Boasts 2482Sqft Plus An Unspoiled Basement. ...

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Curious What Your House Is Worth In Our Market?  CLICK HERE!

Just Want To Chat And Explore Your Options?  CLICK HERE!





East Gwillimbury