Hold-back vs no-hold-back
Some Toronto listings hold offers for a set date (typically Tuesday or Thursday) to gather multiple bids. Others accept anytime. The strategy depends on competition and seller priorities.
What I prepare for you
- Comparable sales pack — the three most recent + most relevant sold comps for your number
- Building / street notes — known issues, recent assessments, condo board health
- Pre-bid intelligence — number of competing offers, terms expected, seller motivations where ethically obtainable
- Financing letter — pre-approval from a lender + bridge if needed (I handle this in-house)
What you decide on the day
Price
I will recommend a strategic price based on competition. We will go in at our best number if the holdback is firm — there are no second chances in a bully-style multi-offer.
Conditions
In strong markets, conditions weaken offers. In normal markets, a 5-day financing + 5-day inspection condition is standard. We decide based on the building / property type + your comfort with risk.
Closing date
Sellers care about this almost as much as price. Flexibility here is a negotiation lever.
Deposit
Typically 5% of purchase price in Toronto, certified cheque or wire delivered within 24 hours of acceptance.
If we lose
I will tell you the winning bid price and structure as soon as I know. You learn from every offer. The market is faster than your patience — there will be another one.
If we win
The next 14 days are condition fulfilment + financing + inspection + status certificate review (condos). I run that timeline with you, not at you. Deposit hits the listing brokerage trust account within 24 hours. Welcome home.
