Why some Calgary homes sit and others sell

Two homes can be on the same street, about the same size, listed the same week. One has offers in days. The other is still sitting a month later with a price drop on it.

It usually isn't luck. Here's what I see separate them.

The price. Always the price.

I understand the thinking: list high, leave room to negotiate. In practice, buyers see the price online, compare it to what's sold nearby, and just scroll past. By the time you drop it, the home looks stale and everyone wonders what's wrong with it.

The first couple of weeks bring the most attention. Price to what similar homes actually sold for, not what they're asking. If you want to see where yours lands, I'll run it through a free home value and show you the recent sales behind the number.

The paperwork nobody wants to think about

In Calgary, the Real Property Report (RPR) is the one that trips people up. The buyer's lawyer will ask for it, along with the compliance certificate. If you've added a deck, garage or addition since the last one, it may need updating, and surveyors can take weeks. Better to find that out before you list than after you've accepted an offer.

Same for basement suites. If yours is legal and permitted, have the paperwork ready. If it isn't, tell me early so we can plan around it. Buyers and lenders ask, and finding out late is how deals die.

Fix the small stuff, skip the big stuff

A dripping tap, loose handle or cracked caulking makes buyers wonder what else was ignored. Fix those. Paint the loud rooms neutral. Clear the counters. Air the place out.

What I'd hold off on: a big renovation right before listing. You rarely get the money back, and you lose weeks. Ask me before you spend a dollar.

Your first showing is on a phone

Most buyers meet your home online long before they walk in. Professional photos and a floor plan aren't a luxury. Turn every light on, open the blinds, and make showings easy to book. The harder it is to see, the fewer people see it.

Don't hide things

If there's been a leak, hail damage or something structural, tell me. The inspector will find it anyway, and it's far better if we deal with it up front than watch a buyer walk away or renegotiate at the last minute.

Know your number before the offers come

Work out what you'll actually keep after payout, fees and moving costs. Decide your bottom line early, and read every offer for more than the price. A slightly lower offer with clean terms can beat a higher one that falls apart.

I wrote the whole thing down as a 28-step checklist. Take a look at the Sell for Top Dollar guide, or call or text me on 403-710-1399 and we'll talk about your home.

Rana Matturi, REALTOR® with eXp Realty. This is general information, not legal, tax or financial advice.