What are the costs vs benefits of selling privately in a Hot Real Estate market?

This is a valid question, as we see properties selling in record time. You may calculate the commissions and say 'I could do that and save' or maybe you have other reasons... let's take a look at those:

Some benefits or reasons people sell privately:

Control of the Sale - they want to show it, advertise it, and work an offer to get it sold. They have the time to coordinate phone calls and have the sales skills and time to work and convince the buyer that this is the right home. Also, who knows the property better than me?

Save Commission - saving half or all the commission is enticing... who wouldn't want to save money? NOTE: You will typically have to pay at least one agent as 98% of homes sold in Ottawa have an agent involved. Also, the cost of a lawyer increases because they do more work.

Convenience - this is related to control. They can control the time that they will show the property.

Agent Reluctance - had a bad experience with Realtors and don't have the trust.

Want to price it at 'their price' - that may be not what Realtors are advising and they want to do it their way, whether it sells or not.

These are all valid reasons and could be beneficial to an individual if everything goes according to plan... BUT... there are some blind spots/costs that usually aren't considered... here they are:

Time - we only have so much time in a day, but a buyer wants to see it on their schedule. A lot of private sellers pick only their time, or don't follow up with agents or leads in time and they buy something else.  NOTE: Limited showing time, limits buyers.

Market Value Changes - changes are happening to price and Realtors have the changes at our fingertips... sellers need to dig for info and usually don't understand it fully... partially because of...

Emotional Attachment - it's your home... so of course there's an attachment! This typically leads to overpricing, in which buyers will not look at an overpriced home or view it and offer on another one. Also, there can be some uneasiness when potential leads are insensitive with questions or feedback, which then turn them buyers away. This leads to no offer at all.

Unqualified Buyers - As Realtors, we qualify our buyers. As a seller, it's hard to do so and unqualified buyers waste a lot of your time.

Exposure - Limited exposure. You only have 24 hrs. in a day! A Realtor gives exposure to more buyers via marketing and our agent network usually gets 3-5x the showings than a private sale...which leads to...

Multiple offers - you may get an additional offer but what if there were 6 or 7 offers you could get? Nine times out of ten it creates a higher sale price.

There are more reasons, and I'd love to hear your feedback on what I posted and what you believe... feel free to connect with me on my website at www.InvestProperty.ca.

I hope this was of good value and I look forward to chatting soon,



Multi-Income Property on 3+ Acres of Land!

3975 – 3977 Hwy 34 | Vanleek Hill, ON | $849,000

Located about an hour from downtown Ottawa, this multi-unit, multi-income property sits on OVER 3 acres of land. This is the perfect opportunity for open-minded investors/AirBNB/home owners looking to invest in real estate, or a multi-generational family! Powered by solar and windmill sources, this is an eco-friendly property with PASSIVE INCOME.

Check out our listing HERE.

About the Area

Vanleek Hill is a town located in the Champlain Township, which is roughly 12 minutes from the city of Hawkesbury. It is home to several buildings and structures of the 1890s and is referred to as the Gingerbread Capital of Ontario. As a thriving community, Vanleek Hill has plenty of attractions, such as Beau’s Brewery, Vanleek Hill Vineyard, Ouimet Farms Adventure, the Higginson Tower, Apex Escape Rooms, and more!

Click here to read more about the history of Vanleek Hill.

Who is this property ideal for?

This multi-unit property is very unique and is a great fit for investors, AirBNB hosts, home owners looking to invest, or a multi-generational family.

For more information, or to book a showing, please call Moe McIlwain at 613-299-3100!

We look forward to speaking to you soon.


In the news and online, we hear and see a lot of statistics and info regarding Real Estate.

How do I know if this market is something I want to get into or get out of?

When gauging the price on your home to sell or homes you want to buy... what are the statistics that you should use... Macro or Micro?

What is the definition of Macro and Micro?

Marco: Large-scale, overall

Micro: Small scale, detailed

The news, magazines, and headlines use Macro numbers to cover a whole territory.

Example: The price increase in Canada is ___%.

As a professional, that is a hyper-macro number and truly should only be used by the public as a number to PEAK INTEREST. It is too broad to base any idea of sale price on your home, as it covers hundreds of different markets, and bunches them into one. 

Unfortunately, I often hear people basing their hopes and dreams of their sale price on these numbers, and that can be dangerous. The true numbers can be higher or lower. This number is good for you to dig deeper and see what's happening in your market.

The news and even a Realtor's monthly newsletter will have city statistics of sales and average sale price. This covers all the local viewers. This, I would say, is Macro, and closer to the truth but still dangerous to base the value of your home price off of. It's a quick general snapshot of how HEALTHY the city is and how the general demand is in town. But these should be partnered with your Micro numbers...

(Note: Also, time is judged in macro and micro... headlines will say ___% increase/decrease in home prices in the last year. Those are old, broad numbers. Micro numbers would be the last 0-60 days).

Neighborhood sales of similar homes are extremely valid micro numbers and need to be used to determine market value. Specifically, the most recent sales and active listings. 

BIG TIP: If you see a property is on the market longer than the recent sales, you need to understand that it is overpriced. This could be that the market is changing, or the features, size and condition of the property do not match the price buyers are willing to pay. In EVERY market, there are listings that don't sell because they are overpriced.

That's why it's important to determine market value on the selling price, and not the listing price. Anyone can list a property at their price, but only the ones priced well will sell.

Overall, let the Macro numbers get your attention and dig deeper with a professional to find the Micro numbers. As a Realtor, I also know the behavior of the buyers in the market and the strategy needed to acquire and/or sell a property with the greatest value for them. These qualities cannot be quantified in data until the result is completed. But I use both, which brings success to the client.

Does all that make sense? :)


They say TGIF... but are we ready for the gems the weekend can bring us... or is it just another day?

Today, I want to help set you up for the weekend.

As I grow wiser, I realize strategy is an important part of our lives, which benefits our health, our spirituality, our relationship and our finances. This results in peace of mind.

Though I am your trusted Real Estate salesperson and advisor, I'm also human and want the best for you. So today is not a real estate blog - tomorrow is :)

Prep for the weekend...

First, I get as much sleep as I can. Going to bed early and waking up early makes a great Saturday, and a refresh for the rest of the week. TIP: It's best to not have junk food or very little on Friday to make this enjoyable.

When you  wake up, give yourself some grace. it's Saturday! Move at your own pace. The next step is to start to de-clutter.

Whether you are selling your home or not, this is a FANTASTIC way to tap into new energy in your body and mind. De-cluttering a few items and selling them, or better yet, giving them away that day gives you freedom and accomplishment.

Also, de-clutter your thoughts. Do you need to make some decisions taking up space in your head? Decisions are the life-blood that fuels our existence. It's not the 'yes' or 'no' that hurts us... it's the 'maybe's'. Get the info you need and make a decision.

Strategize. Spend an hour thinking calmly WITHOUT a phone or computer... write down your thoughts, read 10 pages... strategize your day or your 'next move'. It will empower you.

Take action on that strategy as well, a little step... can get you started on the journey.

Lastly, enjoy your afternoon and evening with your friends and family. Now that you have energy, accomplishment and peace of mind, I give you this rhyme. It may sound cliche, but it's not. It's truly powerful if we take it seriously...

"Dance like nobody's watching; love like you've never been hurt. Sing like nobody's listening; live like it's heaven on earth." - Mark Twain

Be Blessed,