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Six steps from your first walkthrough to closing — and the four listing services that come with every engagement.
What made you choose to live here? What makes your home special? Uncovering this helps us position your property in its finest light to showcase its true value.
Maximizing your investment is crucial. We research and present all the data to ensure we sell for the best price based on your home's condition and the local market.
In addition to market research and consultation, we walk through your home room by room and assist with staging to prep for our professional photographer. Need a full furniture stage? We have you covered.
Our approach includes a targeted digital marketing strategy covering search engine optimization, social media advertising, and email marketing. Most importantly, it includes personalized one-to-one outreach to the right buyer.
With every open house, we create a buzz and energy that generates a sense of urgency and the potential fear of missing out if buyers don't act on their interest.
We negotiate the best possible outcome during the sale process to get our clients maximum dollars. Once the sale is firm, we hold our clients' hands to the finish line, the final closing hour and beyond. Then it's time to celebrate.
Prepare your home for pictures, showings, and its online presence with our 3-step home staging process. The goal is simple. Sell faster and for top dollar.
Our state-of-the-art 3D home tour lets potential buyers walk through your home online before they ever book a showing. Interactive 3D mapping, effectively a 24/7 open house.
Your photos are your first showing. Let your online presence pop with captivating photography from our in-house team, and our listing department selects the strongest images to showcase the property.
We position your home within the neighbourhood story, meaning family-oriented streets, great schools, parks, and amenities, then price it to the local market with accuracy.
March through June is the strongest selling window. Buyers are most active, family moves coordinate with the school year, and inventory clears fast. September is a strong secondary window. December and January are the slowest months in our market. Listing on a Wednesday or Thursday gives you the strongest weekend showing momentum.
We build a Comparative Market Analysis (CMA) using recently sold comparables in the same neighbourhood, currently active competing listings, and expired or withdrawn listings, which tell us what was overpriced. Then we factor in your home's specific condition, finishes, and any updates. The result is a price range, usually a $10K to $30K window, with a recommended list price inside it.
A CMA is a real estate agent's market opinion. Free, fast, and used for listing decisions. An appraisal is a formal valuation done by a licensed appraiser, usually ordered by the buyer's lender as a financing condition. They serve different purposes. Your lender won't accept a CMA, but you don't need an appraisal to list.
The biggest line is the commission, typically 5% of the sale price with HST on top, split 3.5% to the buyer's agent and 1.5% to ours. Then legal fees of $1,200 to $1,800, a mortgage discharge if applicable at $300 to $600 plus any penalty, staging or photography costs if your listing agent doesn't include them, and moving costs. We include staging and photography. We walk you through the net proceeds number in writing before you list.
In 2026 Windsor-Essex, the typical Sellit2U listing goes firm in 17 to 25 days from list date. Homes priced at fair market sell fastest. Listings priced 5% or more above the comparable range typically sit past 30 days before a price drop. Homes under $500K generally move faster than properties over $1M.
No, and ideally you shouldn't be. Buyers feel free to talk openly when the seller isn't there, and that gives our buyer's agent feedback we can act on. We coordinate every showing through our system, and you'll get a notification 4 to 24 hours before each one with the requested time window.
A no-obligation market opinion based on recent sales, current competition, and buyer demand. Someone from the Sellit2U Real Estate Group will be in touch in the next few hours.
Whether you’re selling a waterfront estate, buying your first home, or quietly building a portfolio, start with a private call.