Seller consultation
123 Main Street
Markham, Unionville
Prepared for
Client Name
Property snapshot
Understand what we are selling.
Questions for Client Name
- 1. Which improvements, renovations, or material changes have been made since you purchased the home?
- 2. What has worn, aged, or depreciated since purchase that buyers may notice during showings or inspection?
Unionville luxury residence with a value case built around condition, confidence, and buyer-ready preparation.
| Feature | Subject position |
|---|---|
| Property | Detached 2-storey residence |
| Beds / baths | 4 bedrooms / 4 washrooms |
| Parking | Large private driveway with covered parking |
| Condition | Modern kitchen, gallery entry, and refined interior presentation |
| Outdoor | Covered terrace, balcony views, and mature green space |
| Key caution | Final pricing must be refreshed against actives 1-2 weeks before launch |
TRREB Markham luxury detached sample average sale price
Monthly average sale price.
$8,370,380
Purchase month
April 2021 TRREB Markham luxury detached sample average sale price.
$11,116,580 in 2022-01
Peak month
123 Main Street was worth roughly $10,900,000 in early 2022.
$7,345,710 (-12.2%)
Latest month
Based on the market move from April 2021, 123 Main Street would be roughly $7,200,000 today.
Recent comparable sales
The best recent sales show what buyers actually paid.
1,092 sf
Subject GLA
Above-grade gross living area benchmark used for this comparison.
$2,000/sf
GLA adjustment
based on average value per sqft
$6,800,000-$7,354,000
Planning range
Refresh this 1-2 weeks before launch.
$/sf | ||||||||
|---|---|---|---|---|---|---|---|---|
| Sold comparable A4 bed, West | $7,600,000 | Jun 18, 2026 | 16 | 1,290 sf | -$396,000 | $0 | +$150,000 | $7,354,000 |
| Sold comparable B4 bed, North | $6,630,000 | Jun 19, 2026 | 66 | 1,092 sf | $0 | +$200,000 | $0 | $6,830,000 |
| Sold comparable C3+1 bed, South | $6,250,000 | May 29, 2026 | 29 | 1,092 sf | $0 | +$550,000 | $0 | $6,800,000 |
| Average sale price | $6,995,000 | |||||||
Current competition
Let's take a look at today's listing activity.
Active listings - our current competition
$/sf | ||||||
|---|---|---|---|---|---|---|
| Active comparable A3 bed, 2 bath | $6,480,000 | 29 | 1,000 sf | +$184,000 | +$200,000 | $6,864,000 |
| Active comparable B3 bed, 2 bath | $6,490,000 | 57 | 1,162 sf | -$140,000 | +$200,000 | $6,550,000 |
| Active comparable C3 bed, 2 bath | $6,999,000 | 10 | 1,350 sf | -$516,000 | +$300,000 | $6,783,000 |
| Active comparable D3 bed, 2 bath | $7,400,000 | 8 | 1,100 sf | -$16,000 | +$200,000 | $7,584,000 |
| Active comparable E3 bed, 2 bath | $7,480,000 | 64 | 1,092 sf | $0 | +$400,000 | $7,880,000 |
| our strongest competitor | $6,550,000 | |||||
planning
Best times to sell this coming year
Jul 1-Aug 10
Sep 10-Oct 28
Mar-June
July 1-August 10
Summer launch
A useful early window if preparation can be completed quickly. The advantage is launching before too many buyers, sellers, and agents shift into vacation mode.
September 10-October 28
Fall launch
A cleaner fall window after families settle back into school routines. This is the stronger choice if the home needs more preparation time before going public.
Spring 2027
Watch window
Still too far out to call precisely. We should keep watching rental rates, Bank of Canada interest moves, global events, government incentives, and bank promotions.
Services and fee comparison
What are you actually paying for?
| Service / cost | Discount agentLower fee, lighter execution | Full fee agentStandard full-service package | Working with AndyAdvisory, systems, and accountability |
|---|---|---|---|
| Cost | |||
| Total fee | 4% + HST | 5% + HST | 5% + HST |
| Specialization | |||
| Pricing, timing, and risk strategy | - | Dishonest | Expert |
| Appraisal | - | Basic | Expert |
| Offer / negotiation strategy | - | Limited | Advanced |
| AI search optimization | - | - | ✓ |
| Preparation | |||
| Repair / renovation consult | - | ✓ | ✓ |
| Market analysis | - | Limited | Expert |
| Cleaning service | - | - | ✓ |
| Marketing | |||
| Staging | - | ✓ | ✓ |
| Professional photography | Sometimes | ✓ | ✓ |
| 3D tour / immersive media | - | - | ✓ |
| Custom listing website | - | Basic | ✓ |
| Printed / digital booklet | - | ✓ | ✓ |
| Social media paid advertising | - | - | ✓ |
| Ad tracking and adjustment | - | - | ✓ |
| Open houses | - | ✓ | ✓ |
| Marketing guarantee | - | - | ✓ |
Visual value difference
Projected outcome on a $7M home.
Discount agent
- Fee difference
- Save $70,000
- Value effect
- Lose $350,000
- Net result
- -$280,000 average
- Average time
- 3-6 months
Full fee agent
- Fee difference
- $0 saved
- Value effect
- $0 average
- Net result
- $0 average
- Average time
- 1-4 months
Working with Andy
- Fee difference
- $0 saved
- Value effect
- Gain $262,500
- Net result
- +$262,500 average
- Average time
- 1-2 months
$8,200,000
2021 historical sale
Historical purchase reference shown for example purposes.
$6.8M-$7.354M
Working range
Use as planning guidance only until the launch window is closer.
Safety
Marketing guarantee
Andy covers the marketing cost; if the plan does not deliver, you owe nothing.
Elite strategy
Advisory value
Maximum value, minimum headache.