Stunning - 4 bedroom Bedroom Detached - Quiet Court Location.

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Located in its own private quiet Cul-de-Sac in Trelawny Estates.  Excellent top to bottom, inside & out renovation. Between 2009 and 2010 some of the replacements and renovations include a new Furnace, CAC and all windows. All Flooring throughout the house was upgraded to Walnut hardwood, berber carpeting, and tasteful ceramics. Stunning brand new kitchen. All cabinetry replaced, all appliances upgraded to top of the line models – including a Jenn-air fridge & Jenn-air gas stove. Quartz Caesarstone counters, apron sink, built in desk/shelving – an absolute entertainers kitchen with room to spare. All 5 bathrooms were completely redone. The upper bath is stunning spa like design with a glass shower, and a modern jacuzzi tub. The basement bathroom contains a glass steam shower. Media 2.0 throughout the entire home: Surround sound (family room & basement home theatre + Exterior speakers). Built-in cabinetry in family room. All lighting including pot lights and all window coverings and blinds are new. Between 2012-2014 an extensive exterior renovation took shape: Front landscaping, interlocking, new driveway, new lighted curbs and front steps. The pool landscaping and surround, pool liner, and an upgraded saltwater system including a new pump. The storage shed, and back fence back were also updated in 2013-14. Further improvements include a new roof cover in 2008 (previous owner). Alarm System, Gas Fireplace, gas bbq inlet, CVAC floor inlet. This home is a completely Turn Key ‘done to live in’ renovation done right. Asking $749,800

Gorgeous family home in sought after Churchill Meadows.

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Gorgeous, quality built and modern, family home in sought after Churchill Meadows. This homes boasts a large sunken foyer, open concept main level with hardwood Floors. Nine foot ceilings, upgrade kitchen with stainless appliances. Large master bedroom has a walk-in closet and full en-suite. Spacious secondary bedrooms with large closets. Two full washrooms upstairs and a powder room on main level. Professionally finished basement includes enclosed rough – in bath. Utility and laundry room includes further storage area. Landscaped with interlocking patio, mezzanine and shelving in garage. Less than 100 meters to jungle gym & park. Close to highways, Erin Mills Town Centre shopping mall, Credit Valley Hospital, several schools and transit nearby. Public O/H Saturday May 10,  2p.m. - 4 p.m.  Asking $514,800   www.3884skyview.com SOLD

Allow offers immediately or hold back offers? Pick your poison.

Ok not life or death but an issue that is quite perplexing and seems to get people's goads. 

Scenario A:

Back in February I had a gorgeous home listed for sale. The sellers knew their home was exceptional and decided to hedge the market and place their home at a price point never achieved in the area. Seeing that the price was quite high, we made a decision to leave offers open – anytime.  The house was listed Wednesday and was sold by Friday. There was no real way to know at which dollar value the home would have taken longer to sell. 

On Saturday I received a call from an agent perturbed that I had not held back offers because her clients were not able to see the property and would have certainly offered if they had. I explained that the price was 5 percent higher than the last sale and I did not think it would sell in 2 days. There were 8 showings and we only received one written offer and one verbal, so we were not underpriced. Perhaps the right buyer and the right place at the right time?

Scenario B:

In April I listed a property in a neighbourhood, which seemed to be showing a surge. I had done an analysis for them this past autumn (2013) and since that time prices were definitely trending upwards. The house was prepared for sale to show its best. (staging, painted, repaired, cleaned up and professional photographed.) It certainly looked good (if I don’t say so myself). Seeing that prices were trending upwards, we decided to hold back offers for 5 days.

I got a call from two agents who were not too impressed with our strategy. One agent said he would not show the property, as his people didn’t appreciate the attempt to spurn multiple offers. The property did indeed receive competing offers, but only 2 and at asking price not above.

Silliness:

I have heard agents and buyers say that if a Seller and their Agent holds back offers and the property does not sell that it will be stigmatized. (The sellers pegged as greedy). In my opinion having a punitive attitude is unprofessional for agents and illogical for buyers; you can’t have your cake and eat it too.

This seems to really be a damned if you do, damned if you don’t scenario.

I prepare my buyer clients up front to understand that there are two perspectives here:  If the sellers do not hold back offers it my be sold before they see it, and if they do hold back offers there may be a multiple offer.  This is just a reality of the market.

Myself – I welcome holding back offers. I will take that over never getting a chance to show the property.

Opinions appreciated!

David