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.
Apply this to your own home.
You’ve read the general advice — now see exactly what a sale looks like for your specific address.
