How we sell a home in Toronto

1. This presentation was
prepared for:
YOU.
Click to continue >>>
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2. We’re here to provide you with extra information
about your house.
We’d also like to make the home selling
process (should you decide to do so) one
which will be more predictable and
therefore much less stressful.
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3. THE STARTING POINT
Let’s…
•
•
review all of the relevant numbers
•
analyze similar homes for sale
•
discuss which markets to target
•
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develop a unique game plan
discuss various marketing options

4. NEED TO KNOW:
What are your timelines?
Does your house no longer fit your needs?
(too small or too many steps?)
Are you selling because you are relocating
to a different city?
Are there specific factors which may affect
a sale?
Help us create a story to tell the potential
buyers.
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5. OUR OBJECTIVES:
• explain the home selling process from
start to finish.
•
•
prepare your home for sale.
•
implement a dynamic, feedback
proven marketing plan.
•
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price your home effectively
make every effort to sell your
home promptly for the highest
price.

6. MODERN REAL ESTATE
Knowing where people begin their search:
The year is 2014
The first place home buyers go to in 2014 is
the internet. According to the National
Association of Realtors, 92% of buyers start
their home search on the web. This source of
buyers cannot be ignored even if you, as a
seller, are not tech-savvy. MOST BUYERS ARE.
We are well prepared for this.
We’ve created unique websites, each specific
to your home, showing it off to everyone
who has a web connection, anywhere in
the world.
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plus...

7. MODERN REAL ESTATE
Knowing what people do when they search:
Analytics
We follow the patterns of how people find
homes on the internet with effective SEO & by
making use of Google Analytics.
We use Google Adwords and Facebook Ads to
get people to look at the websites we’ve
created to showcase your home’s unique site.
We are prepared for this as well.
The main idea is to attract people from
anywhere in the world although we can
still focus on the local market.
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plus...

8. MODERN REAL ESTATE
Full service real estate means business:
We will:
• arrange a consultation with a professional
dresser/home stager if we all feel the house
requires it.
• arrange for the house or condo to be
professionally photographed and create a
virtual tour.
• hire a home inspector to create a report for
the property to dispel any issues before
they become a problem to a buyer.
• coordinate the creation of floor plans
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plus...

9. MODERN REAL ESTATE
Full service real estate means marketing:
We will:
• provide, with the help of Royal LePage
Signature’s full time art department,
a full colour brochure, highlighting the
benefits of the property & adding a
dynamic description of the surrounding
area.
• list the property on the Stratus MLS
system, exposing the home or condo to
the many thousands of members of
the Toronto Real Estate Board. (38,000 +
according to TREB)
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plus...

10. Professional photos make buyers more curious
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11. MODERN REAL ESTATE: Attractive, inviting & informative marketing works!
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12. MODERN REAL ESTATE
Knowing what people want to see:
Video tours of properties
allow people to walk
through a property and
raise its profile on the
web.
Click to play the video
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PLUS...

13. MODERN REAL ESTATE
Full service real estate means exposure:
We will:
• automatically load the property into the
REALTOR.ca website, once on the MLS,
anyone in the world with access to the
world wide web will be able to see it.
• conduct an agents’ open house so
realtors can preview the property.
• host open houses for the public when
convenient for you.
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PLUS...

14. MODERN REAL ESTATE
Full service real estate means creating a buzz:
We will:
• send postcards via email to a list of the
most active agents and their
brokerages.
• consider advertising in the Globe and Mail
in the Saturday Real Estate section or in the
Toronto Star for greater exposure.
• send postcards via regular mail or by hand
delivery to neighbours to invite them to
an open house.
• market the property on the utoho.com
UrbanTorontoHomes.com , MiHouse.ca &
MyTorontoHome.com websites.
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PLUS...

15. MODERN REAL ESTATE
Full service real estate means follow up:
We will:
• follow up and record inquiries of any type to
update interested parties of any changes.
• follow up with other professionals to get
feedback from them and their clients
• prepare to effectively demonstrate and
explain the unique aspects of the house
and area, especially those that are not
easily visible to the naked eye.
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PLUS...

16. Setting the right price
We, on the sellers’ side, want to achieve the
highest possible return for the property.
So determining the price is one of the most
critical steps in anticipation of selling your
home.
A well priced home usually sells quickly once
it is on the market.
When your home is priced right from the
outset, we will reach the most qualified
buyers and obtain top dollar.
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17. Setting the right price
Pricing a home too high will often cause the
appropriate buyer to miss out on the
property because the house is not in the price
range they are searching for.
A house that sits on the market may also be
stigmatized since a buyer might think there is
something wrong with the house.
Pricing a home too low will often produce a
poor return.
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18. Understand your costs
The costs of a sale:
Cosmetics & Pre-Sale Renovations
Home Inspection
Legal Fees
Real Estate commission
Note: there is NO HST charged on
a resale home or condo (except on
fees and small items)
We can explain this in detail and
provide you with spreadsheets.
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Home or Condo Sale Cost Template
input the sale price and the rest will auto calculate.
Sale Price
Sale Price
Sale Price
Input the sale price>>
Listing Commission
Co-Op Commission
HST (on commission)
Lawyer Fees (varies)
Moving Costs
Other
$ 885,000.00
$ 22,125.00
$ 22,125.00
$
5,752.50
$
750.00
$
$
-
Input the sale price>>
Listing Commission
Co-Op Commission
HST
Lawyer Fees (varies)
Moving Costs
Other
$ 895,000.00
$ 22,375.00
$ 22,375.00
$
5,817.50
$
750.00
$
$
-
Input the sale price>>
Listing Commission
Co-Op Commission
HST
Lawyer Fees (varies)
Moving Costs
Other
$ 905,000.00
$ 22,625.00
$ 22,625.00
$
5,882.50
$
750.00
$
$
-
Net proceeds from sale
$ 834,247.50
Net proceeds from sale
$ 843,682.50
Net proceeds from sale
$ 853,117.50
Input the sale price>>
Listing Commission
Co-Op Commission
HST
Lawyer Fees (varies)
Moving Costs
Other
$ 910,000.00
$ 22,750.00
$ 22,750.00
$
5,915.00
$
750.00
$
$
-
Input the sale price>>
Listing Commission
Co-Op Commission
HST
Lawyer Fees (varies)
Moving Costs
Other
$ 915,000.00
$ 22,875.00
$ 22,875.00
$
5,947.50
$
750.00
$
$
-
Input the sale price>>
Listing Commission
Co-Op Commission
HST
Lawyer Fees (varies)
Moving Costs
Other
$ 920,000.00
$ 23,000.00
$ 23,000.00
$
5,980.00
$
750.00
$
$
-
Net proceeds from sale
$ 857,835.00
Net proceeds from sale
$ 862,552.50
Net proceeds from sale
$ 867,270.00
Sale Price
Sale Price
Sale Price
Based on 5% commission
(50-50 split)

19. WHAT DO WE CHARGE?
As the listing realtor, we cover most expenses:
Photography, virtual tours, property websites postcards & print, fees, dues, transportation, newspaper ads,
feature sheets, open houses, special events, status certificates and many other additional costs.
We also feel it is critically important to fairly compensate the realtor (cooperating
broker) who brings the buyer. Paying a full 2.5% (50% of the commission) to the buyer’s agent
provides more than enough incentive for them to consider showing your home to their clients.
Commission Breakdown
i.e. 5.0%
LISTING BROKER (us)
COOPERATING BROKER
2.5%
2.5%
BROKERAGE
0.7%
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REALTOR
1.8%
BROKERAGE
1.0%
REALTOR
1.5%
A sample of a breakdown. Commission is negotiable. We are full service realtors.

20. We look at our job from the perspective of our clients.
People come to us because we tell the truth.
Think of us as researchers, marketers,
facilitators, advisors and well organized
professionals.
We also want to dynamically & effectively
present your property to attract the right
buyers.
Smart marketing & accurate pricing are
critical.
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21. Why choose Marc & Michell?
Marc’s interest in real estate is linked to a passion for
architecture. Fascinated by how things are built and how
buildings are truly greater than the sum of their parts, he has
spent the last twenty or so years learning about architecture,
interior design, building science, energy efficiency, landscaping
techniques and sustainable practices.
That said, it’s a people business dealing with different
personalities is what we do best.
Michell’s experience as an investor, landlord and business
owner will help with an understanding that comes from personal
experience. As a realtor, she has helped people who want to buy,
sell or simply learn about investment properties or the right
home in the appropriate neighbourhood.
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22. Some of our recent sales in the city
89A Beaconsfield Ave in Beaconsfield Village
57 Hilton Avenue in Casa Loma *
106 Alcina Avenue in Hillcrest Village
13 Admiral Road in The Annex *
20 Parkfield Avenue in Leslieville *
21 Sproat Avenue in Leslieville *
36 Hillcrest Drive in Hillcrest Village *
103 Roxborough Street East in Rosedale
17 Midland Avenue, a waterfront property *
47 Pinewood Avenue in Humewood *
3 Windley Ave in Cedarvale *
125 Elwood Avenue in Allenby *
667 Adelaide Street West in Trinity Bellwoods *
60A Bellwoods Avenue in Trinity Bellwoods
133 Manning Avenue in Trinity Bellwoods.
403-90 Sumach Street in Corktown
125 Alberta Ave in Hillcrest
69 Alberta Ave in Hillcrest.
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405-2287 Lake Shore Blvd West in Mimico *
304 Wellesley St E in Cabbagetown
82 Greensides Ave in Hillcrest Village *
TH 103- 2287 Lake Shore Blvd West in Mimico
507-138 Princess St in St Lawrence Market*
902-3 Mc Alpine St in Yorkville *
265 Bartlett Ave in Dovercourt Village
208 Dearbourne Ave in Riverdale *
3307-10 Navy Wharf Ct downtown.
23 Joyce Parkway in Glenmount
485 Kingston Road in the Upper Beach *
23 Forman Ave in Davisville *
63 Robina Ave in Humewood
608- 30 Camden St in Trinity Spadina *
137 Alberta Ave in Hillcrest
PH 701 at 29 Camden St
548 Richmond St W. also known as Studio House
And many more homes, condos and investment properties in
downtown Toronto.
*represented the buyer

23. Marc & Michell
have made a
promise to give a part of our commission
to the Stephen Lewis Foundation
The Stephen Lewis Foundation was created with the express purpose of putting money directly
in the hands of community-based organizations working on the frontlines of the AIDS pandemic in
Africa. Since 2003, we have funded over 700 initiatives, partnering with over 300 community-based
organizations in the 15 countries that have been hardest hit by the AIDS pandemic in Africa,
including Botswana, Democratic Republic of the
Congo, Ethiopia, Kenya, Lesotho, Malawi, Mozambique, Namibia, Rwanda, South
Africa, Swaziland, Tanzania, Uganda, Zambia and Zimbabwe. We also work with a number of
regional initiatives.
From home-based care to grandmother support and orphan care, from feeding programmes to
music and art therapy, grassroots organizations are driving the response to the AIDS pandemic
in ways that are innovative, sophisticated and impactful.
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24. Feel free to send an email or call us for more answers
Marc Paillé | Broker | Real Estate Centre TEAM
Michell Pérez | Salesperson | Real Estate Centre TEAM
Royal LePage Signature | T: 416-443-0300 | F: 416-443-8619
Downtown Toronto | Ontario | Canada | Toll-free: 1-888-954-4100
marcp@reccanada.com | michellp@reccanada.com | www.utoho.com
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utoho.com
UrbanTorontoHomes.com
MiHouse.ca