Market value is not asking price
Market value is the price a real buyer pays a real seller in today’s conditions, given comparable homes that recently sold. Three active forces set the baseline for your property.
Recent comparable sales
We look at sales from the last 90 days in the same neighbourhood, focusing on the same housing type with a similar size and condition. For Toronto condos, that means finding sales in the exact same building whenever possible. For freehold properties, the closest comps are gold, the same block is silver, and the wider neighbourhood serves as bronze. Our team relies on these concrete numbers to anchor your pricing strategy.
Days-on-market trend
The speed at which homes sell tells us how to position your listing. If the last five comparable listings sold within seven days, demand is strong — pricing should be at or slightly below the comps to spark a bidding situation. If recent comps have been sitting for a month or more, pricing should be at the upper-realistic mark and ready for a longer marketing period. We adjust our approach based on this immediate momentum.
Days-on-market velocity by month
Toronto real estate moves in cycles. February through April is typically the peak market for sellers, while June through August tends to be slower as buyers step back. September and October bring a second peak, followed by a slow November through January. The exact same home at the same price moves very differently month over month — we time your launch to capture the best possible audience.
Sale-to-list ratio by neighbourhood
Instead of relying on a single city-wide metric, we track how homes perform locally. A low ratio indicates properties are sitting stale or were priced too high, while a high ratio points to a competing offer environment. You can explore exactly what homes sold for compared to asking in your specific pocket with our neighbourhood sold data.
What buyers actually look at
Toronto buyers are highly sophisticated and heavily researched. Most have automated sold-data alerts set up on HouseSigma for their target neighbourhood — they know the comparable sales just as well as we do. Trying to game these buyers with strategic underpricing or holding offer dates without true demand often backfires. Our team builds a pricing strategy based on reality, not tricks.
Your free home valuation
Our team runs a full comparative market analysis based on recent comps, current active competition, and the specific condition of your home. Get your home value.
Apply this to your own home.
You’ve read the general advice — now see exactly what a sale looks like for your specific address.
