There is no set equation to determine how you’ll reach an offer price. Rather, the process involves a range of research and comparison that will vary with each situation. You’ll need to look at sales of comparable properties, and factor in additional data such as the condition of the property, the current market, and seller circumstances. With this information in hand, you will be able to determine a fair price range and, from there, establish the price you’re willing to offer.

Concentrate on the following areas to help you determine an offer price:

Comparable Sales

• Compare prices of homes that are similar to the property you’re considering in the following areas: number of bedrooms and bathrooms, square footage, lot size, type of construction, and garage space.

• The most comprehensive and in-depth information can be accessed through the Multiple Listing Service (MLS). Your local Cowichan Valley realtor, who will be working closely with you to set your offer price, can help you navigate this service.

Property Condition

• Observe how the property compares to the rest of the neighbourhood. Is it average, above average, or below average?

• Look at structural condition: walls, ceilings, windows, floors, doors.

• Pay close attention to: bathrooms, bedrooms, condition of plumbing and electricity.

• Also check the fixtures: light switches, doorknobs, drawer handles, etc.

• What is the condition of the front and back yards? 

Home Improvements

• Cosmetic changes can be largely ignored, but any major improvements should be taken into account.

• Take special note of: room additions (especially bedrooms and bathrooms).

• Items such as swimming pools may be taken into account, but usually won’t affect your offer. Your Realtor can offer your guidance in these matters.

Market Conditions

Seller’s Market

A seller’s market is considered a “hot” market. This type of market is created when demand is greater than supply—that is, when the number of Buyers exceeds the number of homes on the market. As a result, these homes usually sell very quickly, and there are often multiple offers. Many homes will sell above the asking price.

Buyer’s Market

A Buyer’s market is a slower market. This type of market occurs when supply is greater than demand, the number of homes exceeding the number of Buyers. Properties are more likely to stay on the market for a longer period of time. Fewer offers will come in, and with less frequency. Prices may even decline during this period. Buyers will have more selection and flexibility in terms of negotiating toward a lower price. Even if your initial offered price is too low, Sellers will be more likely to come back with a counter-offer.

Balanced Market

In a balanced market, supply equals demand, the number of homes on the market roughly equal to the number of buyers. When a market is balanced there aren’t any concrete rules guiding whether a buyer should make an offer at the higher end of his/her range, or the lower end. Prices will be stable, and homes will sell within a reasonable period of time. Buyers will have a decent number of homes to choose from, so sellers may encounter some competition for offers on their home, or none at all.

Comparable sales information helps you establish a price range for the home you’re interested in. Adding in the additional factors mentioned above will guide your decision of whether you consider a “fair” price to be near the upper or lower limit—or the middle—of that range.

Keep in mind, this price should be the one you’d be happy with once all negotiations are said and done. The price you decide to begin with depends on your particular style of negotiation. Most buyers begin the negotiation process with a number lower than the “fair” price they’ve come up with.

The asking prices of most homes on the market indicate the current state of the market and usually mirrors the prices for which other similar homes in the area have recently sold. In deciding upon a selling price, a home-seller must establish a balance between the desire to draw the highest offer and finding a price that will be reasonable enough to attract an appropriate pool of prospects and competitive offers. While most selling agents counsel their clients to consider this equation when pricing their home, keep in mind that some homes are not properly priced.

It’s important to educate yourself about the current market before thinking about buying a home. The market will always influence a property’s value, regardless of the state of a home, or its desirability.

Here are the types of market conditions and how they may affect you.

1. Seller’s Market

A seller’s market is considered a “hot” market. This type of market is created when demand is greater than supply – that is, when the number of buyers exceeds the number of homes on the market. As a result, these homes usually sell very quickly, and there are often multiple offers.

As a buyer, you need to consider that many homes will sell above the asking price. In other words, you may have less room to negotiate, and may encounter competing offers. Though most buyers want to get a home for the lowest price possible, reducing your offer could mean opening the door for another buyer instead.

2. Buyer’s Market

A buyer’s market is a slower market. This type of market occurs when supply is greater than demand, the number of homes exceeding the number of buyers. Properties are more likely to stay on the market for a longer period of time. Fewer offers will come in, and with less frequency. Prices may even decline during this period.

As a buyer, you will have more selection and flexibility in terms of negotiating toward a lower price. Even if your initial offered price is too low, the seller will be more likely to come back with a counter-offer, so you can begin the process of negotiation.

3. Balanced Market

In a balanced market, supply equals demand, the number of homes on the market roughly equal to the number of buyers. When a market is balanced there aren’t any concrete rules guiding whether you should make an offer at the higher end of your range, or the lower end. Prices will be stable, and homes will sell within a reasonable period of time. You will have a decent number of homes to choose from and may encounter some competition for offers on the home of your choice, or none at all.

The other main factors that affect market value are:

Before you make an offer to purchase a home, establish whether the current market is a Buyer’s, Seller’s, or Balanced market. Also, evaluate the price similar properties have sold for in the area, and the length of time these properties spent on the market. Determine how the home you’re considering compares to these other sales. Is this one over-priced, under-priced, or a fair price? By establishing this information prior to making an offer, you will be in a position to negotiate the best price for the home and be prepared for any additional opportunities that may come your way.

Keep in mind, a local realtor is trained to provide clients with this information about the market, helping you make the most informed decision possible. The right realtor will guide you through the ups and downs of the market and keep you up-to-date with the types of changes you might expect. These realtor resources and connections will prove to be invaluable as you navigate the Cowichan real estate market.

1. Location

The proximity of the home to amenities such as schools, parks, public transportation, and stores will affect its status on the market. Also, the quality of neighbourhood planning and future plans for development and zoning will influence a home’s current market value, as well as the ways in which it might change.

2. Property

The age, size, layout, style, and quality of construction of the building will all affect a property’s market value, as well as the size, shape, seclusion and landscaping of the yard.

3. Condition of the Home

This includes the general condition of the home’s main systems, such as the furnace, central air, electrical system, etc., as well as the appearance and condition of the fixtures, the floor plan of the house, and its first appearances.

4. Comparable Properties

Examine the selling and asking prices of similar homes in the neighbourhood. Ask your local Cowichan Valley realtor to prepare you a general market analysis of the neighbourhood you’re interested in, so you can determine a range of value for a particular property. A market analysis will provide you with a market overview and give you a glimpse at what other similar properties have been selling for in that area.

5. Market Conditions/Economy

The market value of a home is additionally affected by the number of homes currently on the market, the number of people looking to buy property, current mortgage rates, and the condition of the national and local economy.

Whether seeking solace, activity, schools, churches, or green space, every homebuyer looks for a different combination of attributes in a new community. Choosing a neighbourhood that suits your needs and wants is one of the most important decisions you’ll make in the home buying process; your choice of environment will affect the way you experience your new home.

This is a very personal decision, influenced by countless unique factors colouring your own lives, but you should always keep the following in mind:

1. If you’re considering buying a home in a community that is unfamiliar to you, get to know its layout, offerings, and ambiance. Take some time to walk or drive through the neighbourhood, both during the day and at night, familiarizing yourself with the sights, sounds, and smells.

2. What amenities does the neighbourhood have to offer? Is public transportation readily accessible? Are there schools, churches, parks, or grocery stores within reach? Consider visiting schools in the area if you have children.

3. What is the nature of the job market in the area? Keep in mind that if area employers are producing more jobs, you can expect property values to increase, especially if the jobs offered fall within a higher salary bracket.

4. Speak with the neighbours. Ask questions. They can offer you a wealth of information from an inside perspective.

5. How will you be affected by a new commute to work? Drive the route between the new neighbourhood and your office during the appropriate times to gauge the volume of traffic you could expect to encounter, and the amount of time you’d need to put aside for daily travel.

6. Contact local land-use and zoning officials to determine existing development plans or potential for development in the area. A strong agenda for neighbourhood planning and local zoning will increase the value and draw of a neighbourhood. Keep in mind that any large, tree-covered area may be a target for future development in popular communities.

7. Determine whether financial resources have been put in place to support infrastructure projects in the area. These construction projects might include building, replacing, or improving anything from schools to roads, and are usually part of a city or town’s long-term plan. While disruptive, construction could also be a benefit to your experience of a community, influencing the long-term value of the area.

Please let me know if you have questions.

Every listing agent’s goal is to obtain the best possible offer for their clients. As a rule of thumb, the sooner an offer is made after your home is listed, the better it will be. This is why it’s critical that you take time to prepare your house for listing. Consider it as though you are prepping your home for a “job interview”, you want to ensure everything is in good working order and your home is ready to put it’s best foot forward.

As soon as you decide to list your home, I would suggest working early with your Realtor® to help evaluate your property. Do a top to bottom walk-through to determine what repairs need to be done and any renovations that might be worth investing in. If you are considering any major renovations, your Realtor® will be able to advise you on which ones will provide the greatest return on investment when the house sells.

Obtaining quotes and getting repairs completed before listing is very important – a pre-listing house and/or septic inspection might be a good idea if you are unsure of the condition of your property. Tackling these issues ahead of time early allows you to list with confidence and avoid unexpected ugly surprises midway through a sale when the buyer does their inspections.

A skilled Realtor® will be able to help you identify serious roadblocks to a straightforward and stress-free sale. This can include, but is certainly not limited to, problems such as mold, rodent infestations, water ingress in the crawlspace, a failing septic field, rotten deck boards or railings, aluminum wiring, roof leaks, damaged or leaking siding, or a buried oil tank.

Anything that is a structural, mechanical, or safety issue should definitely be dealt with prior to listing. As a local Duncan realtor, I would advise not moving ahead with listing until you do. If you absolutely cannot hold off until the repairs are made, be upfront and disclose the issues to potential buyers. Depending on the situation, it may not stand in the way of a potential buyer making an offer as long as they know what they’re walking into. On the other hand, not disclosing issues will most certainly lead to problems at some point during the sale. A skilled buyer’s agent will discover these issues and misrepresenting a property or not disclosing a known problem could end a seller up in court.

Make the best move when it comes to choosing your Realtor®. Why would you settle for anything less?

You never get a second chance at a first impression.” We’ve all heard this expression before. And now, while you are preparing your house for sale, it should not be far from your mind.

While logical factors such as price and location narrow the pool of houses a potential buyer will look at, the ultimate decision to buy a particular house is fueled by a mixture of logic and emotion. And emotion often wins out. The same might be said for the process of selling a home. For this reason, real estate agents, when they talk to you about buying real estate, will refer to your purchase as a “home”. When discussing the sale of your current home, however, an agent will refer to it as the “house”. This is a conscious choice. The agent knows that buying a home is often an emotional decision, while, when selling a house, emotion should be separated from the process.

Buyers are searching for a “home”, a place in which they will feel comfortable, secure, and happy, a place in which they can imagine settling down and raising their family. As a seller, your goal is to cultivate these feelings through the property you’re selling. Look at your house as a marketable commodity. A buyer’s emotional response is triggered early, so you want to ensure you have done everything you can to encourage a positive response to your house from the outset.

Within minutes, even seconds, of pulling into your driveway, buyers have formed an impression that they will carry with them through the rest of the showing, and beyond. Keep in mind, this impression will not only influence whether or not they make an offer, but also what they consider to be the value of the property.

If you’ve ever visited model homes, you’re familiar with effective presentation styles. Have you ever walked into one of these homes and immediately begun taking stock, planning how to get your home to look that good? Well, now is the time to take some of these steps. Of course, there are ways to achieve the same effect in your own home without incurring model home costs.

When homes create this immediate type of emotional appeal, they tend to sell quickly—and for more money. Use the following step-by-step guide to get your house into selling shape before you put the property on the market, and you’ll be well on your way to a successful sale!

Outside the House

Work your way from the outside in. It is essential that your home possess a certain “drive-up appeal.” Remember, a potential buyer’s first impression of your house is formed while s/he is still sitting in the realtor’s car. So, first you need to view your house from this perspective. Go stand on the opposite curb and observe your property. Compare it to surrounding properties. Concentrate on the following areas:

Landscaping

How does your landscaping measure up compared to the rest of the neighbourhood? If you guess it would rate below-average, make a few adjustments. You might want to consider buying some bushes and planting them around the property. Do not buy trees, however, mature trees are expensive, so you will not see a return on your investment. And immature trees don’t tend to significantly improve the immediate appearance of your home.

If the problem with your yard isn’t a case of too little greenery, but rather too much, get out the pruning shears. The purpose of landscaping is to complement the home, not hide it. Overgrown shrubs should be sheared to a height near the bottom of the windows. Remove any ivy clinging to the side of the house. Tree limbs should be high enough that you’re able to walk beneath. Trim any branches that bar the way.

Your lawn should be freshly cut and watered, and an even colour. If there are brown spots, make sure you begin to remedy this well in advance of putting the house on the market. You may want to re-sod areas, and you need to make sure these spots are given enough time to grow, so they will match the existing lawn. Also, if you decide to use fertilizer, you’ll want to allow enough time for it to take effect. Rake up any leaves or grass cuttings. Planting a few flowers is an easy way to add colour and vibrancy to your yard, enhancing the first impression of your home. Invest in a full flat of mature, colourful flowers, such as petunias or periwinkles, which last the length of the growing season. Do not buy bulbs or seeds as they won’t necessarily grow enough by the time you begin showing to achieve the desired effect. If you don’t have an area in which to plant flowers, consider purchasing a few flower pots for your porch and planting flowers or blooming plants. If you have a pool, keep it sparkling and leaf-free.

House Exterior

When you view your house from across the street, does it appear weathered or faded? If so, it’s probably time to treat it to a fresh coat of paint. This is usually a sound investment; new paint can do wonders to increase a home’s perceived value.

Stay away from unusual or loud colours. The new colour should fit in with surrounding houses, and complement the style and structure of your house. Examine the roof closely. Old or leaking roofs should be replaced. If there are leaks, you’ll have to disclose this detail to the home buyer anyway, and they will want it replaced. If there isn’t any apparent damage, however, wait for word from the home inspector before making repairs.

The Front Door and Porch

The front door and surrounding area should look particularly fresh and welcoming, as this will be the buyer’s first up-close impression as they enter the house. If you paint nothing else, at least give the door a new coat. Replace the doorbell if it is broken and polish the door fixture until it gleams. Wash the mail box. Keep the porch swept and buy a new plush doormat. All of these little things will contribute to the overall effect of a well cared-for and welcoming home.

Ensure the lock works smoothly and the key fits properly. When a home buyer visits your house, the Realtor will open the front door with a key. You don’t want the buyers’ first experience to be of waiting on the doorstep while the realtor fumbles with the lock.

Depersonalize

This should be one of your first steps when you begin preparing your house to sell. Over the years, a home inevitably becomes tattooed with the owners’ lives, covered with touches that have made it that special place for you. At this point, however, you want buyers to recognize it as a property they could make into their unique place. When a homebuyer walks into a room and sees these personalizing touches—such as photos on the walls or trophy collections—their ability to picture their own lives in this room is jarred, impairing a positive emotional response. So, your first step will be to remove all the family photos, the trophies, collectible items, and souvenirs. Pack them all together, so you’ll have everything you need at your disposal when it comes time to personalize your new home. For the time being, rent a storage space and keep these items there. Do not simply transfer these items to another place in your house. Do not hoard them away in a closet, basement, attic, or garage, as the next step in preparing your home is to minimize clutter—and these areas of your house will all be targeted.

Remove all Clutter

The next step on the list is to purge your house of the excess items that have accumulated over the years. This is the hardest part for many people, as they have an emotional investment in many of these things. When you have lived in a house for several years, a build-up of personal effects occurs that is often so gradual that you don’t notice the space is becoming cluttered. If you need to, bring in an objective friend to help point out areas that could stand to be cleared. Try to stand back yourself and see your house as a buyer might. Survey shelves, countertops, drawers, closets, the basement—all places where clutter often accumulates—to determine what needs to go. Use a system to help you decide: get rid of all items, for example, you haven’t used in the past five years, and pack up everything that you haven’t used in the past year. Although getting rid of some things might be hard, try to do it without conscience or remorse.

You’ll be forced to go through this process anyway when you move, and with each box you eliminate, your storage space—and the room in general—begins to look larger. We’ve broken down the process into specific areas of your house to help you concentrate your efforts:

Kitchen

The kitchen is an ideal place to begin, as it’s easy to spot and eliminate the type of clutter that tends to accumulate here. Homebuyers will open your drawers and cabinets as they’ll want to check if there will be enough room for their own belongings. If the drawers appear cluttered and crowded, this will give them the impression there is not enough space.

• First of all, remove everything from the counters, even the toaster (the toaster can be stored in a cabinet, and brought out when needed).

• Clean out all the cabinets and drawers. Put aside all of the dishes, pots and pans that you rarely use, then box them and put them in the storage unit you have rented (again, not in the basement or a closet).

• If you, like many people, have a “junk drawer,” clear this out.

• Get rid of the food items in the pantry that you don’t use. Begin to use up existing food—let what you have on your shelves dictate your menus from now on.

• Remove all extra cleaning supplies from the shelves beneath the sink. Make sure this area is as empty as possible. You should thoroughly clean this spot as well, and check for any water stains that might indicate leaking pipes. Buyers will look in most cabinets, and will notice any tell-tale signs of damage.

Closets

• Go through all clothes and shoes. If you don’t wear something anymore, get rid of it. We all have those clothes, too, that we wear only once in awhile, but can’t bear to give away. Box these items and keep them in the storage unit for a few months.

• Go through all other personal items in the closet. Be ruthless. Weed out everything you don’t absolutely need.

• Remove any unsightly boxes from the back of the closet. Put them in storage if need be. Get everything off the floor. Closets should look as though they have enough room to hold additional items.

Furniture

• You may want to tour a few model homes in order to gauge the type of furniture chosen by design teams to create a spacious, yet comfortable atmosphere. Note how that furniture is arranged to cultivate a certain feeling.

• After having armed yourself with some ideas, stand back and look at each of your rooms. What will you need to remove? Remember, most homes contain too much furniture for showings. These are items that you’ve grown comfortable with and that have become incorporated into your everyday routine. However, each room should offer a sense of spaciousness, so some furniture will likely need to be placed in storage.

Storage Areas

• Basements, garages, attics, and sheds: these are the “junkyard” areas of any given home. It is possible to arrange simple clutter into a certain order, but junk is sent packing to these often-hidden rooms. First, determine which of these boxes and items you actually need. Can some of it be sent to the dump once and for all?

• Hold a Garage Sale. You’ve heard the saying, “One person’s trash is another’s treasure.” Let these items go to a better home.

• Transfer some items to the rental storage unit. You’ll want to clear the storage areas in your house as much as possible, in order for them to appear spacious to potential home-buyers. Buyers want the reassurance that their own excess belongings will find places for storage in their new home.

Inside the House

Once you’ve cleared the house of excess items, you’ll have room to work on other areas.

Walls and Ceiling

Examine all the ceilings and walls for water stains or dirt. We don’t often look closely at the walls that surround us, so be careful—there could be residual stains from leaks that have long been fixed, or an accumulation of dirt in an area you hadn’t noticed.

Painting the walls may be the best investment you can make when preparing your home to sell. You can do it yourself, and relatively inexpensively. Remember, the colours you choose should appeal to the widest range of buyers, not just to your own personal taste. A shade of off-white is the best bet for most rooms, as it makes the space appear larger and bright.

Carpet and Flooring

Does your carpet appear old, or worn in areas? Is it an outdated colour or pattern? If the answer to either of these questions is yes, you should consider replacing it. You can find replacement carpeting that is relatively inexpensive. And always opt for neutral colours.

Any visibly broken floor tiles should be replaced. But make sure you don’t spend too much on these replacements. The goal isn’t to re-vamp the entire home, but, rather, to avoid causing any negative impressions due to noticeable damage or wear around the house.

Doors and Windows

Check the entire house for any cracked or chipped window panes. If they are damaged in any way, replace them. Test all windows, as well, to ensure they open and close easily. Try spraying WD40 on any with which you’re having trouble. This should loosen them up.

The same can be done with sticking or creaking doors. A shot of WD40 on the hinges should make the creak disappear. Check to make sure each doorknob turns smoothly and polish it to gleaming.

Odour Check

Begin by airing out the house. Chances are, you’d be the last person to notice any strange or unpleasant smell that may be immediately apparent to visitors. If you smoke indoors, you’ll want to minimize the smell before you show your home. Take your cigarettes outside for a period of time before you begin showing. Ozone sprays also help eliminate those lingering odours without leaving a masking, perfumed smell.

Be careful if you have a pet. You may have become used to the particular smell of your cat or dog. Make sure litter boxes are kept clean. Keep your dog outdoors as much as possible. You may want to intermittently sprinkle your carpets with carpet freshener as well.

Plumbing and Fixtures

All sink fixtures should look shiny and fresh. Buy new ones if scrubbing fails to get them into shape. Replacing them can be done fairly easily and inexpensively. Check to make sure all hot and cold faucets are easy to turn and that none of the faucets leaks. If you do find a leaking faucet, change the washer. Again, this is an easy and inexpensive procedure.

Finally, check the water pressure of each faucet, and look for any stains on the porcelain of the sinks or tubs.

Once you’ve covered all these bases, your house will be in prime shape for its time on the market. Congratulations, you’re ready to begin showing!

Please get in touch if you need help getting started with this process.

When preparing your property to show, work your way from the outside in. It is essential that your home possess a certain “drive up appeal.” Remember, a potential buyer’s first impression of your house is formed while s/he is still sitting in the realtor’s car. So, first you need to view your house from this perspective. Go stand on the opposite curb and observe your property. Compare it to surrounding properties. Concentrate on the following three areas.

1. Landscaping

How does your landscaping measure up compared to the rest of the neighbourhood? If you guess it would rate below-average, make a few adjustments. You might want to consider buying some bushes and planting them around the property. Do not buy trees, however, as mature trees are expensive, so you will not see a return on your investment. And immature trees don’t tend to significantly improve the immediate appearance of your home.

If the problem with your yard isn’t a case of too little greenery, but rather too much, get out the pruning shears. The purpose of landscaping is to complement the home, not hide it. Overgrown shrubs should be sheared to a height near the bottom of the windows. Remove any ivy clinging to the side of the house. Tree limbs should be high enough that you’re able to walk beneath. Trim any branches that bar the way.

Your lawn should be freshly cut and watered, and an even colour. If there are brown spots, make sure you begin to remedy this well in advance of putting the house on the market. You may want to re-sod areas, and you need to make sure these spots are given enough time to grow, so they will match the existing lawn. Also, if you decide to use fertilizer, you’ll want to allow enough time for it to take effect. Rake up any leaves or grass cuttings.

Planting a few flowers is an easy way to add colour and vibrancy to your yard, enhancing the first impression of your home. Invest in a full flat of mature, colourful flowers, such as petunias or periwinkles, which last the length of the growing season. Do not buy bulbs or seeds—they won’t necessarily grow enough by the time you begin showing to achieve the desired effect. If you don’t have an area in which to plant flowers, consider purchasing a few flower pots for your porch and planting flowers or blooming plants. If you have a pool, keep it sparkling and leaf-free.

2. House Exterior

When you view your house from across the street, does it appear weathered or faded? If so, it’s probably time to treat it to a fresh coat of paint. This is usually a sound investment; new paint can do wonders to increase a home’s perceived value. Stay away from unusual or loud colours. The new colour should fit in with surrounding houses, and complement the style and structure of your house.

Examine the roof closely. Old or leaking roofs should be replaced. If there are leaks, you’ll have to disclose this detail to the home buyer anyway, and they will want it replaced. If there isn’t any apparent damage, however, wait for word from the home inspector before making repairs.

3. The Front Door and Porch

The front door and surrounding area should look particularly fresh and welcoming, as this will be the buyer’s first up-close impression as they enter the house. If you paint nothing else, at least give the door a new coat. Replace the doorbell if it is broken and polish the door fixture until it gleams. Wash the mail box. Keep the porch swept and buy a new plush door mat. All of these little things will contribute to the overall effect of a well cared-for and welcoming home.

Ensure the lock works smoothly and the key fits properly. When a home buyer visits your house, the realtor will open the front door with a key. You don’t want the buyers’ first experience to be of waiting on the doorstep while the realtor fumbles with the lock.

Imagine being in the market for a new home – you walk into a place and everything seems perfect. The home checks all the boxes: right number of bedrooms; adequate kitchen and living space; great storage space; and is in overall good condition.

Yet you still have many unanswered questions such as:

• Has the municipality issued an occupancy certificate for the home?

• Where are the property lines?

• What do the bylaws and zoning allow for if I want to make changes to the property in the future?

• Was a proper permit issued for the renovations done on the home?

• Where is the septic field?

• Has it ever been updated or serviced?

• Is the suite legal?

• Does the garage the former homeowner added built to code?

• Does the wood stove have a WETT Certificate?

• How old is the roof?

• Has the property had any issues with flooding?

• Have there ever been any problems with the foundation?

• Is the home still under warranty?

As a potential buyer, how confident would you be to make an offer without having your questions answered first?

As the listing agent, I believe it's my responsibility to anticipate and research any questions a potential buyer may have about the property before they even realize it. When potential buyers move their home search from looking at listings online to viewing homes in person, chances are they are ready to make a decision on the next place they’ll call home. The more information I can provide at this point, the greater the likelihood of a favourable offer being made and your home being sold.

Make the best move when it comes to choosing your Realtor®. Why would you settle for anything less?

1. International Exposure

With their exclusive global network and multimedia marketing channels that reach millions of people on a daily basis, I know that my clients have a competitive advantage because of my affiliation with RE/MAX Island Properties. 

2. Customer Excellence

Customer loyalty is unprecedented at RE/MAX. Our agency consistently rates #1 in customer satisfaction surveys while customer loyalty figures confirm that 70% of our clients are repeat or referred clients.

3. Brand Recognition

RE/MAX has a network of thousands of offices in over 100 different countries and is the world leader in real estate sales; we are the only real estate company to exceed 1,000,000 home sales in a single year!

4. Giving Back

RE/MAX strongly believes in giving back to the communities where they do business. They sponsor The Children’s Miracle Network which raises funds for 170 hospitals as well as Run for the Cure which supports cancer research. In Western Canada, they support the Quest for Excellence Program offering bursaries to a wide variety of deserving students in our area.

I strongly believe in supporting and giving back to the community where I live and work, which is why I am proud to be affiliated with RE/MAX.

Learn more about me and why I started off as a Duncan realtor.

Agreat REALTOR® is focused on maximizing interest in your home from the moment it’s listed. They generate excitement and anticipation for your listing to increase interest from potential buyers and ultimately, the best possible offer with the most favourable conditions.

What does a Great REALTOR® do for You?

They provide guidance before listing in regards to preparing your home for sale. They’ll offer suggestions on maintenance that should be done, upgrades that would be a worthwhile investment, and staging your home. They diligently organize the property file with concise and accurate information for potential buyers.

This can include visiting the municipality to review the building file, contacting VIHA for septic data, investigating well data, confirming property lines, investigating zoning and obtaining receipts and permits for recent work on the home.

They present the home professionally in listings, advertisements and on-site during open houses by way of professional photographs, videography, and documentation.

They build relationships with prospective clients, reaching out when there’s a listing that would suit their needs. They network with other Cowichan Valley real estate agents and across Vancouver Island to promote your existing listing as well as finding the next place you’ll call home. They understand the best time to list your home to maximize exposure and interest right from day one.

They're actively engaged in marketing your home via multiple channels including MLS, lawn signage, and social media marketing campaigns. They provide constant feedback and communication throughout the process of selling your home. They're completely confident in their ability to negotiate the best price for your home.

As an experienced Cowichan Valley and Duncan realtor, these are all things that I do for my clients. Let me know if you have questions.

1. Knowledge of the Community

Having lived in the Cowichan Valley for most of my life, as a Duncan realtor, I know what each neighbourhood in our community offers to potential homeowners and can offer you the best advice on a home to suit your unique situation.

2. Expert on Value

I have been a realtor in the area for 10 years during which time I have gained extensive knowledge of the housing market and the various factors that influence it. This enables me to provide clients with sound and accurate advice regarding housing prices, meaning I can tell you when the best time to buy or sell is and ensure you receive maximum value no matter what side of the equation you're on.

3. Knowledge of Local Regulations

The last thing you need after moving into your new home is to find out about a bylaw or covenant that isn’t a fit for your family or your lifestyle As a local agent, I am an expert in the local rules, regulations and bylaws. Therefore, I can ensure there are no post moving day surprises for you and your family.

4. Professional Contacts

I have built relationships with other local professionals whose services you may require during ALL facets of buying and selling your home. Whether you require a lawyer, home staging experts, interior designer or a renovation expert, I can connect you with people who you can trust will provide you with the same level of service and expertise that you can expect from me.

5. Support for Local Businesses

Trustworthy trades can help in the areas of renovations, building maintenance, home safety, landscaping, home inspections, and so many more. These are all vital parts to selling and buying at the best possible price. As your local real estate agent, I am proud to support local trades. I strive to maintain good relationships with businesses and trades in this area to ensure that each of my clients receives the best, most comprehensive care for their home.

Our strong Cowichan Valley real estate market is a real challenge for buyers. It seems sellers are asking higher prices every week and often instructing their Realtor® to "hold for offers", which means allowing as many buyers as possible to view their home in the hopes of high-priced, often subject-free, offers.

So, what can you do if you are a buyer and looking for a house in the Cowichan Valley?

A Strategy

Well, there are several strategies and things you need to do (contact me below for a complete list of tips), but one buyer strategy is to instruct your Cowichan Valley Realtor® to write a "Bully Offer" or a "pre-emptive offer". This strategy is an attempt to get the seller to review your offer early, before the "holding for offers" date in an attempt to get in early before the other buyers can view and potentially drive up the price.

The seller, who has instructed their listing agent to hold for offers, is hoping for a full price or better than full price offer with as few conditions as possible. On the other hand, the buyer and their agent can never be sure how much interest a home is getting – maybe not as much as expected. Perhaps an early and very strong offer will be appealing to a seller. Perhaps the seller doesn’t want lots of people traipsing through their home or perhaps the home is tenanted and the seller will welcome a strong early offer.

A Strong Bully Offer

Now, a "Bully Offer" needs to be strong, as subject-free as possible, and often (sometimes substantially) over asking price with perfect completion and possession dates. There needs to be enough incentive for the seller to accept your "early" offer rather than "hold out" for the unknown on the disclosed date.

Having your Realtor® write a "Bully Offer" does not necessarily mean you are the only game in town – once a "Bully Offer" is submitted, other agents could scramble and write "Bully Offers" too, making it a multiple offer scenario.

Important Note

A seller is not obligated to review a "Bully Offer" and may instruct their Realtor® to wait until the "hold for offers" date like they had originally planned. There is a risk that the buyer could overpay - what happens if there are only two or three offers or no other offers at all and you had put in an over asking price "Bully Offer"?

In Closing

A knowledgeable, experienced, local Cowichan Valley Realtor® is your very best resource to make sure that there is validation to the price you are offering.

Looking at buying a home in and around Duncan and throughout the Cowichan Valley is a challenge in this market, but there are tactics and strategies that can help.