Blog

Oct 10, 2026

By: Leilani Fong PREC*

The Real Cost of Moving Up: A Closing Costs Story

What it really costs to sell one home and buy another in Metro Vancouver

Most people planning a move up focus on two numbers: what their current home will sell for, and what the next one will cost. The gap between those two numbers is what they plan around.

But there is a third number that quietly shapes the whole move: closing costs. And when you sell and buy at the same time, you pay them twice.

Let's walk through it with an example. Meet Sarah. She owns a home in Port Moody worth $500,000 with $250,000 left on her mortgage. She's selling it and buying an $800,000 home.

Part 1: What Sarah Pays to Sell

When Sarah's home sells for $500,000, she doesn't receive $500,000. Before anything reaches her account, a few costs come off the top.

Real estate commission: $17,850

This is the largest selling cost. This example uses a common structure in Greater Vancouver: 7% on the first $100,000 and 2.5% on the balance, shared between the listing and buyer's brokerages. On $500,000, that's $17,000, plus 5% GST, for $17,850.

Lawyer or notary: about $1,500

Sarah's lawyer or notary prepares the transfer documents, pays out her mortgage from the sale proceeds and makes sure the title is clear for the buyer.

Mortgage discharge

Depending on her lender, there may be a fee to discharge the mortgage and register the discharge. It's worth asking about when you call your lender.

The one to check early: a prepayment penalty

If Sarah breaks a fixed-rate mortgage before its term is up, her lender may charge a penalty. Depending on the mortgage, that can be anywhere from a few thousand dollars to much more. Many mortgages can be ported to the new home, which may avoid the penalty entirely. Sarah's mortgage is portable, so we've left it out of her numbers, but this is the first call to make to your lender before you list.

Sarah's selling costs: about $19,350

That's roughly 3.9% of her sale price. After paying off her $250,000 mortgage, Sarah walks away with about $230,650.

Part 2: What Sarah Pays to Buy

Now for the $800,000 purchase. The buying side has one large cost and a handful of smaller ones.

Property Transfer Tax: $14,000

This is the big one, and it's due in cash on completion day. It can't be added to the mortgage. BC calculates it in tiers:

1% on the first $200,000: $2,000
2% on the portion from $200,000 to $2,000,000: $12,000 on Sarah's remaining $600,000
Higher rates apply above $2,000,000, which doesn't affect Sarah

First-time buyers can be exempt on homes up to $835,000, with a partial exemption up to $860,000. Because Sarah already owns a home, she doesn't qualify. This catches a lot of move-up buyers who remember paying little or nothing the first time.

Lawyer or notary: about $2,000

The buying side usually costs more than the selling side because there's more work: registering the new title and the new mortgage, handling the funds and preparing the statement of adjustments. This estimate includes title insurance, which most lawyers and notaries arrange as part of the purchase.

Home inspection: $400 to $600

Paid up front, before subject removal. Sarah's was $500, a small cost against the size of the decision.

Smaller items to expect

Appraisal: often covered by the lender, but some charge a few hundred dollars.
Property tax adjustments: if the seller has prepaid property taxes or strata fees past completion day, Sarah reimburses them for her share. This isn't an extra cost so much as prepaying her own bills, but it does need to be in her cash on closing day.
Home insurance: the lender will require proof of coverage before completion.

Sarah's buying costs: about $16,500

That's roughly 2% of her purchase price, and most of it is the Property Transfer Tax.

Part 3: Putting Both Sides Together

Cost	Selling $500K	Buying $800K
Commission (incl. GST)	$17,850	n/a
Property Transfer Tax	n/a	$14,000
Lawyer or notary	$1,500	$2,000
Mortgage discharge	May apply	n/a
Home inspection	n/a	$500
Subtotal	$19,350	$16,500
Combined	$35,850

Here's the part most people miss. On paper, Sarah has $250,000 of equity. If she could move for free, all of it would go toward her down payment.

But closing costs come out of that same pool of money. After $19,350 on the sale and $16,500 on the purchase, Sarah has about $214,150 left to put down, not $250,000. That's a 26.8% down payment instead of 31%, and a mortgage of about $586,000 instead of $550,000.

Every dollar of closing costs is a dollar that doesn't go into your next home. For Sarah, moving up cost about $36,000 before a single box was packed.

Costs that only show up when you do both at once

Bridge financing. If Sarah's purchase completes before her sale, she needs her equity before she has it. A bridge loan covers the gap for a few days or weeks, with a setup fee and interest for each day it's open.
Carrying two homes. If the dates go the other way, she may need short-term rent or storage. Lining up completion dates is one of the most valuable things to plan early.
Moving. Not a closing cost, but real cash in the same week. Get quotes early, especially for month-end dates.

What Sarah Did Right

She called her lender first. Before listing, she confirmed her mortgage was portable and there would be no penalty.
She budgeted from her real equity. She planned her purchase around $214,150, not $250,000, so there were no surprises at the lawyer's office.
She used one realtor and one lawyer for both sides. With the same people handling her sale and her purchase, funds moved smoothly between the two and the dates were easy to coordinate. It made the whole move easier.
She set the cash aside for Property Transfer Tax. It's due on completion and can't be financed.
She lined up completion dates. Completing the sale a day or two before the purchase meant no bridge loan was needed.

Closing costs aren't hidden, but they are easy to underestimate. If you're thinking about moving up, it's worth running your own numbers before you list, so your next home is planned around the money you'll actually have.

Thinking about moving up? We'll run your numbers with you.

Book a free home evaluation

Figures are illustrative estimates for a typical Metro Vancouver transaction in 2026. Commission, legal fees and lender charges vary. Property Transfer Tax rates are set by the Province of British Columbia. This article is general information, not legal, tax or financial advice. Confirm your own costs with your REALTOR®, lawyer or notary, and lender.

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Aug 18, 2026

By: Fong Leilani

The Most Expensive Mistake Is Your First Asking Price

Homes priced accurately sold in three and a half weeks near full asking.

Selling

Roughly half the homes that came to market over the past year never sold. The single biggest thing separating the ones that did was not staging, photography or timing. It was the number on the listing in week one.

Leilani Fong PREC* | Port Moody, Coquitlam & Port Coquitlam | August 2026

About half of listings actually sell

Local listings, August 2025 to April 2026

Distinct properties across Coquitlam, Port Moody and Port Coquitlam, with relistings under new MLS numbers counted once.

Properties that came to market

4,695

Properties that eventually sold

2,504

53%

of listings found a buyer

This is our own analysis of local records. No real estate board publishes a comparable figure, because board statistics report what sold rather than what failed to sell.

That number surprises most sellers, and it is not a sign of a collapsing market. Sales volumes held roughly steady over the same stretch. It is a sign of a market where buyers have enough choice to simply pass, and a home that is not priced correctly gets passed.

The most expensive mistake is the first asking price

We split every local sale from the past year into two groups: homes that sold without ever reducing their price, and homes that needed at least one cut.

Priced right the first time

24 days

Needed a price reduction

70 days

Average days on market. 2,955 transactions with complete pricing history, August 2025 through June 2026. Source: MLS records.

Priced right

Reduced at least once

Sales in group

2,281

674

Average days on market

Final price vs first asking

97.5%

91.4%

Homes priced correctly from day one sold in about three and a half weeks, for 97.5 percent of what they first asked. Homes that had to be reduced took ten weeks, and still ended up at 91.4 percent of their original number.

On a $1.2 million home, that six point gap is roughly $73,000, plus six extra weeks of carrying costs, showings and uncertainty. No amount of staging recovers a pricing mistake made in week one.

Detached sellers pay the steepest penalty

Home type

Never reduced

Reduced at least once

Gap

Townhouse

98.3%

92.8%

5.5 pts

Condo

97.8%

92.0%

5.8 pts

Detached

96.9%

89.7%

7.2 pts

Final sold price as a percentage of the original asking price. Based on 1,045 and 306 condo sales, 516 and 145 townhouse sales, and 641 and 211 detached sales in the never-reduced and reduced groups respectively. Source: MLS records.

Every category carries a penalty, but detached houses carry the worst of it. A detached home that needs a reduction ends up at 89.7 percent of its original ask, more than seven points below one that was priced right, and takes 73 days instead of 25.

That makes sense. Detached homes are the least comparable to each other, so sellers have the most room to talk themselves into an optimistic number, and buyers have the most difficulty justifying one.

Why the first two weeks decide it

A listing gets its largest audience in its first fortnight. Every buyer actively searching your area sees it immediately, compares it against everything else available, and forms a judgement within minutes.

Price above that judgement and your home quietly becomes the one that makes the others look reasonable. It does the work of selling your neighbour's listing. By the time the price comes down, the active buyers have already chosen something else, and what remains is a listing carrying a visible history of reductions, which invites the next buyer to wait for another one.

Cutting the price later does not rescue it

The tempting response is to list high and reduce if it does not work. The data says that plan fails more often than it succeeds. Of the listings that came off the market without selling, 27.5 percent had already cut their price, by an average of 4.4 percent. They reduced, and it still was not enough.

A reduction only works if it lands below where the market had already decided you were. By the time a seller is willing to make that cut, the market has usually moved further than they have.

The market is not asking you to accept a bad price. It is asking you to be accurate. Accurately priced homes still sell in under a month at close to what they ask, and that has been true in every month of the past year, including the months when prices were falling.

Where the work actually happens

It happens before the listing goes live. What has actually sold near you, what is competing with you right now, and what a buyer comparing four similar homes will conclude in the thirty seconds they spend on yours.

Thinking about listing?

I will show you the real comparable sales for your address, what is currently competing with you, and the number that puts your home in the first group rather than the second.

Book a pricing conversation

Data source: MLS sales records for Coquitlam, Port Moody and Port Coquitlam, August 2025 through June 2026. These figures describe our local market and are not Metro Vancouver wide; no real estate board publishes comparable sell-through or price-reduction statistics for the region. July 2026 sales are excluded because reporting was still incomplete at the time of writing. Median and average figures are calculated from MLS records. This article is general market information and not advice on any specific property. Leilani Fong PREC* is a licensed REALTOR with eXp Realty Canada.

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Jul 21, 2026

By: Leilani Fong PREC*

Selling and Buying at the Same Time in a Slower Market

Most people assume a slow market makes a move harder. In practice it often makes it easier

Buying & Selling

Most people assume a slow market makes a move harder. In practice it often makes it easier, as long as you sequence it correctly.

Leilani Fong PREC* | Port Moody, Coquitlam & Port Coquitlam | July 2026

Here is why. When you sell first and buy second in a rising market, every week of delay costs you. Prices move away from you while you are packing. In today's market the opposite is true. Active listings across Metro Vancouver sit about 30 percent above the ten year average, which means you have selection and sellers have competition. That gives you room to ask for the completion date you actually need, or to write an offer subject to the sale of your current home.

Worth saying plainly up front, because everything below depends on it. That window may be closing. June sales rose 9.6 percent year over year and, unusually, every property type gained. New listings came in about 6 percent below last June, and active listings were actually down 3.1 percent from a year ago. Inventory is high measured against the ten year norm, not still climbing. The negotiating room described here is real today. It was more real six months ago.

The question is no longer whether you can move. It is which order you move in, and what each order costs you if it goes sideways.

The four ways to sequence a move

There are only four real structures. Everyone's situation lands in one of them, and the right one depends almost entirely on whether you need your sale proceeds to qualify for the new mortgage.

1. Buy first, sell second

You secure the home you are moving into, then list your current place with a completion date that follows.

Works when

You have enough equity or income that your lender will approve the new mortgage without the sale closing first, and you want certainty on the home rather than certainty on the price.

Watch for

You are now a motivated seller on your old place, with a real deadline. That shows in negotiations. Build a realistic price into the plan rather than the number you were hoping for.

Rough cost

Bridge financing runs a few hundred dollars in lender setup plus interest for the overlap days only. On a $500,000 bridge for five days at prime plus three (prime is 4.45 percent as of July 2026), that is roughly $510 in interest plus the setup fee. Bridging is cheap. Panic selling is not.

2. Sell first, buy second

You list, sell, remove subjects, and then shop with a firm number and a firm date in hand.

Works when

You need the sale proceeds to qualify, or you simply want to know exactly what you have to spend before you fall in love with something.

Watch for

Being homeless on paper. You manage this by negotiating a longer completion when you sell, typically 60 to 90 days, which buys you a shopping window without a hotel bill.

Rough cost

Usually nothing extra, and often the strongest position of the four. A buyer with no subject to sale is the buyer sellers want right now.

3. Subject to sale

You write an offer on the new home that is conditional on your current home selling.

Works when

You have found the right home, you cannot carry both, and the listing has been sitting long enough that the seller values a live buyer over a perfect one.

Watch for

Two things, and they are both real. You will usually pay more to get it accepted, because the seller is pricing the risk of taking their home off the market for you. And the seller will almost always attach a time clause, which means they keep marketing the home. If another offer comes in, you get a short notice window to remove your subject or step aside. On a well priced listing you will simply lose to a cleaner offer.

Rough cost

Often a higher purchase price, plus the risk of losing the home entirely. Use it when the alternative is not buying at all.

4. Same day completion

Both transactions complete on the same date. Money from your sale funds your purchase.

Works when

Both deals are firm, both lawyers are lined up, and neither side has a financing question mark. It is common and it works.

Watch for

Order of operations. Your buyer's funds have to land before your purchase can fund, so the day runs on a chain. One late lender wire and you are unpacking in a driveway. Give your lawyer or notary the full picture at least two weeks out, not two days.

Rough cost

No premium, but zero slack. Many people add one or two days of bridge as insurance and consider it money well spent.

The move-up math is better than it has been in years

This is the part most people miss. When the whole market falls, the more expensive property falls further in dollar terms. If you are moving up, the gap you have to finance gets smaller.

Run it on the benchmark prices Greater Vancouver REALTORS published for each of the last two Junes.

Trading a townhouse for a detached home

Using MLS® Home Price Index benchmark values for Metro Vancouver.

	June 2025	June 2026
Detached benchmark	$1,994,500	$1,842,900
Townhouse benchmark	$1,103,900	$1,046,200
Gap you have to finance	$890,600	$796,700

$93,900

less to bridge than the same trade a year ago

GVR reports year-over-year declines of 7.1 percent for detached and 5.0 percent for townhouses. Those percentages are calculated on revised index values, so they do not reconcile exactly with the published dollar figures above.

You lose about $57,700 on the sale. You save about $151,600 on the purchase. The move costs less even though the headlines say prices are down.

The same logic runs in reverse if you are downsizing, which is worth knowing before you sit down with a spreadsheet. Selling detached and buying a townhouse today releases roughly $94,000 less equity than it would have a year ago. Downsizers have been the group most hurt by this market, and it is why so many are staying put.

Falling markets are expensive for people cashing out and cheap for people trading up. Which one you are decides whether waiting helps you.

What a move actually costs in BC

People budget for the down payment and forget the rest. Here is the realistic list for a purchase in the Tri-Cities, using a $1.2 million example.

Cost	Typical range
Property Transfer Tax 1% on the first $200,000, 2% from $200,000 to $2 million, and 3% above $2 million, plus a further 2% on the residential portion above $3 million, which puts the top marginal rate at 5%. Exemptions exist for first time buyers and some new builds.	$22,000
Legal fees and disbursements Two transactions means two files. Ask for a package rate.	$2,000 to $3,500
Home inspection	$500 to $900
Mortgage discharge or penalty Ask your lender whether your mortgage is portable before you do anything else. Porting can eliminate this entirely.	$0 to $15,000+
Bridge financing If you need it, and only for the overlap days.	$300 to $1,500
Moving and incidentals	$1,500 to $4,000
Adjustments at completion Prepaid property tax and strata fees owed back to the seller.	Varies

Call your lender before you call anyone else. The single most expensive mistake in a simultaneous move is discovering your mortgage penalty after you have already accepted an offer. Portability, blend and extend options, and penalty calculations all change the math, and they take one phone call to find out.

The dates that have to line up

A BC contract of purchase and sale carries several dates, and people tend to only look at one of them. All of these need to work together across two transactions.

Subject removal date. When your conditions come off and the deal becomes firm. Until this passes on your sale, nothing downstream is certain.
Deposit date. Usually within 24 to 72 hours of subject removal. If your deposit for the purchase is coming from the sale of your current home, that timing has to work, and often it does not. Plan for where the deposit is actually coming from.
Completion date. When title transfers and money moves. This is the date your two transactions need to coordinate around.
Possession date. When you get the keys. Usually the day after completion, which gives the lawyers a full business day of runway.
Adjustment date. The line in the sand for who owes what on taxes, strata fees, and utilities.

The practical version: aim to have your sale firm before your purchase subject removal date. Everything gets easier from there.

Where to start

Get a real number on your current home. Not an online estimate. A walkthrough and a comparative market analysis, with an honest read on what it will take to sell in the current inventory.
Confirm your borrowing position. Ask your lender or broker two questions: can I qualify without selling first, and is my current mortgage portable.
Decide which risk you would rather carry. The risk of not finding a home in time, or the risk of not selling at your number. You are choosing one. Everyone does.
Pick your sequence before you start shopping. Falling for a listing before you have a plan is how people end up writing a subject to sale offer they did not want to write.

If you have been waiting for a signal, the useful one is not the price index. It is the number of homes you get to choose from. That number is still large. It is no longer growing.

Not sure which order to move in?

I work with clients across Port Moody, Coquitlam, Port Coquitlam and Greater Vancouver on move-up, downsize, and simultaneous transactions. We will look at your equity, your timeline, and your appetite for risk, then map the sequence that fits.

Book a free consultation

Market figures are drawn from Greater Vancouver REALTORS® MLS® Home Price Index data for June 2026. Prime rate as of July 2026. June 2025 benchmarks are as published in GVR's June 2025 report. MLS® HPI values are revised over time, so year-over-year percentages reported today are calculated on revised index values and will not reconcile exactly with the published dollar figures above. This article is general information, not legal, tax, or mortgage advice. Costs and contract terms vary by transaction. Speak with your lawyer, notary, and mortgage professional about your specific situation.

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Mar 19, 2025

By: Leilani Fong

Buy Before Sell vs. Sell Before Buy: Which is Better? 🤔🏡

The age-old question! There are pros and cons to both strategies, so let’s break them down and find out which one fits your situation best!

Buy Before Sell

Pros:

✅ Secure Your Dream Home – You get the home you want before worrying about selling your current one.
✅ More Time to Find the Right Place – You don’t feel rushed to find a new home, which means you can be picky!
✅ Less Stress During the Transition – No need to stress about moving and where you’ll live during the transition.

Cons:

❌ Financial Strain – Carrying two mortgages can be a huge financial burden.
❌ Risk of Owning Two Homes – If your current home doesn’t sell quickly, you might be stuck with two properties to manage.
❌ Potential for High Payments – You may need a bridge loan, which can come with added interest and fees.

Sell Before Buy

Pros:

✅ Financial Clarity – You’ll know exactly how much you can spend on your next home since you’ve already sold.
✅ Less Stress with Finances – You only have one mortgage to worry about, making the process smoother.
✅ More Leverage When Buying – Selling first gives you a stronger position when negotiating for your next home.

Cons:

❌ Risk of Temporary Housing – If you sell before buying, you might need to find temporary housing (which can be stressful and expensive!).
❌ Miss Out on Your Dream Home – If the market is competitive, you might have a hard time finding a home in time after you’ve sold.
❌ Rushed Decisions – Without a home lined up, you might feel pressured to make a quick decision on a new property.

✨ Which is Better for You?

It all depends on your situation—whether you have flexibility with timing, enough financial cushion, or a bit of patience.

Need help deciding the best strategy for YOU?

👉 Message me today, and let’s walk through your options so you can make the best move!

📞 Leilani Fong PREC*
EXP Realty | 604.780.7877
Top 2% ICON Agent

#RealEstateTips #BuyBeforeSell #SellBeforeBuy #SmartMoves #VancouverHomes #RealEstateGoals #HomeBuyingTips #VancouverRealEstate

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Mar 19, 2025

By: Leilani Fong

Why Buying a Home on a Busy Street Could Be a Smart Investment

When searching for the perfect home, many buyers automatically dismiss properties located on busy streets, citing noise and traffic as major drawbacks. However, what if that same busy street could lead to greater long-term financial gains? While a quieter neighborhood may seem ideal, purchasing a home on a main road could pay off significantly in the future—especially as cities evolve and zoning laws change.

The Hidden Advantages of Buying on a Busy Street

1. Potential for Future Rezoning & Commercial Use

Many cities have long-term development plans that aim to increase density and improve urban infrastructure. Over time, residential properties on major streets are often rezoned for commercial or mixed-use development. If your property becomes part of an area designated for higher density or commercial use, developers may be willing to pay a premium price to acquire your lot.

2. Increased Buyer & Developer Interest

Even if the official city plan hasn’t changed yet, savvy investors and developers often seek out properties on main roads for future projects. Whether it’s for multi-family housing, retail spaces, or mixed-use buildings, homes in high-traffic areas become prime targets as urban expansion continues.

3. Stronger Resale Value in the Long Run

While some buyers may shy away from busy streets today, demand may increase as city growth and rezoning efforts progress. If major developments occur nearby—such as transit expansions, shopping centers, or business districts—your home’s value could appreciate faster than those in quieter residential areas.

4. Rental Income Opportunities

Properties on main streets often attract renters who prioritize convenience and accessibility. If you decide to rent out your property, tenants may be drawn to the location for its easy access to public transportation, nearby businesses, and shorter commutes.

5. Great for Live/Work Spaces

For those who run home-based businesses, a home on a busy street provides greater visibility and accessibility for clients. Some properties may already have flexible zoning that allows for small business operations, adding extra value and functionality to your purchase.

Things to Consider Before Buying on a Busy Street

✅ Research City Development Plans – Check your local city planning department for any proposed rezoning changes that could impact your property’s future value.

✅ Consider Noise Mitigation – Investing in soundproof windows, fencing, or landscaping can help reduce traffic noise while maintaining your property’s appeal.

✅ Look at Comparable Sales Trends – If similar properties on busy streets have appreciated over time, that’s a good indicator of future potential gains.

✅ Think Long-Term – While your initial purchase price may be lower than a home in a quiet cul-de-sac, the future upside could be much higher.

Final Thoughts

Buying a home on a busy street might not be for everyone, but for strategic buyers and investors, it presents an opportunity for long-term appreciation and resale potential. As cities expand and zoning laws evolve, what may seem like a drawback today could turn into a huge financial advantage down the road.

🏡 Thinking about investing in real estate with future potential? Let's chat!

________________

Leilani Fong PREC*

EXP Realty

Top 2% I ICON Agent

604-.780-7877

#SmartInvesting #RealEstateGrowth #UrbanExpansion #BuyingOnBusyStreets #FutureZoning #HomeInvestmentTips

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Mar 01, 2025

By: Leilani Fong

The Traps Sellers Fall Into (And How to Avoid Them!)

Selling your home is exciting—but it’s also filled with potential landmines that could make the process more stressful than it needs to be. And let’s be honest: you’ve got enough to think about without falling into those common seller traps. From overpricing to under-prepping, these mistakes can cost you time, money, and your sanity. But don’t worry—I’m here to help you avoid the most common traps so you can sell your home with ease and confidence.

So, grab your favorite cup of coffee (or wine—hey, I’m not judging), and let’s dive into the traps sellers fall into and how you can dodge them like a pro.

1. Overpricing Your Home 💸

We get it—your home is special. You’ve put in the effort to make it your own, and you want to get top dollar for all that hard work. But here’s the reality: pricing your home too high can do more harm than good.

Trap Alert: When you overprice your home, you risk scaring off potential buyers. The market is savvy, and buyers tend to avoid listings that seem overpriced. Even if you later lower the price, the damage is done. Your home will have a “stale” reputation, and buyers might think there’s something wrong with it.

How to Avoid It:

Work with a knowledgeable real estate agent who knows your local market. They’ll provide you with a realistic price based on comparable sales in your area.
Trust the data! It might sting a little to list your home for less than you imagined, but a fair price will attract buyers and increase your chances of receiving multiple offers.

2. Neglecting Necessary Repairs 🛠️

We’re all guilty of ignoring little maintenance tasks around the house—loose door handles, peeling paint, a leaky faucet. But here’s the thing: buyers notice these things. And they do make an impact on how they perceive your home.

Trap Alert: If you neglect necessary repairs, buyers may feel that your home isn’t well-maintained, and they could use these issues to justify lowballing you in the negotiations. Even worse, they may walk away altogether.

How to Avoid It:

Before listing, do a walk-through of your home with fresh eyes. Take note of anything that needs fixing, from the small stuff to the bigger issues.
If you’re not sure what needs attention, ask your real estate agent for advice—they know what buyers are looking for.
Consider hiring a professional to handle the repairs if you’re short on time or aren’t handy.

3. Ignoring Curb Appeal 🌳

First impressions matter, and when it comes to selling a home, curb appeal is everything. If your yard is overgrown, your front door looks dingy, or the exterior paint is fading, buyers may assume the inside of the home is in similar shape.

Trap Alert: If the exterior of your home doesn’t look inviting, buyers may drive right past your listing without even giving it a second glance. You’ll miss out on valuable showings—and that’s money left on the table.

How to Avoid It:

Tidy up the front yard. Mow the lawn, trim the bushes, and plant a few colorful flowers to add life.
Repaint the front door or give it a fresh coat of stain. A welcoming entryway can make a huge difference in the overall appeal of your home.
Clean up any debris or clutter around the entrance. A little effort can go a long way in making a positive first impression.

4. Refusing to Stage the Home 🛋️

I get it—staging can feel like an extra expense, but trust me, it’s worth it. Buyers want to envision themselves living in your space, and if they can’t see the potential in each room, they’re more likely to pass on your home.

Trap Alert: If your home isn’t staged or styled properly, it may appear smaller, darker, or less inviting than it actually is. Plus, you’ll miss out on the power of great listing photos that attract online buyers.

How to Avoid It:

If you can, invest in a professional stager to help highlight your home’s best features.
If that’s not in the budget, consider decluttering, rearranging furniture, and adding simple touches like fresh linens, throw pillows, or a vase of flowers.
Don't forget about the power of lighting—a well-lit space always feels bigger and more inviting.

5. Not Being Flexible with Showings 📅

I get it—you want your home to sell, but sometimes showing it to potential buyers can feel like a hassle. The problem is, if you’re not flexible with showing times, you’re limiting the number of buyers who can see your home—and that could lead to missed opportunities.

Trap Alert: If your home isn’t available to show when buyers want to see it, they’ll just move on to the next property. The more flexible you can be with your schedule, the more likely you are to get serious offers.

How to Avoid It:

Be accommodating with showings, especially in the early stages when your home is new on the market.
Try to keep the home clean and show-ready at all times, or at least with a quick clean-up, so you’re not scrambling when a last-minute showing request comes through.
If you need to leave the house during showings, consider taking a walk or going for a coffee with a friend. The fewer distractions, the better.

6. Taking Lowball Offers Personally 😢

It can be tough when you get that first offer, and it’s lower than what you expected. But here’s the thing: it’s just business, not personal. When buyers make lowball offers, it’s part of the negotiation process. They’re testing the waters, and it doesn’t mean they don’t like your home.

Trap Alert: If you react emotionally or refuse to negotiate, you may lose the chance to get a deal that works for you. An emotional response can also lead to missed opportunities to counteroffer or make adjustments to terms.

How to Avoid It:

Take a deep breath and remember that negotiations are part of the process. Work with your agent to come up with a counteroffer or to see if there’s room for compromise.
Keep your emotions in check, and trust your agent to handle the back-and-forth for you.

7. Failing to Disclose Issues or Making Misleading Claims 🚫

This is a big one: failing to disclose known issues or being misleading about the condition of your home can come back to haunt you later on. Buyers are entitled to know the true condition of your home, and keeping secrets could lead to legal troubles or the loss of a deal.

Trap Alert: If a buyer finds out about a hidden problem after closing (or even during negotiations), they could ask for a price reduction, or worse, walk away from the deal entirely.

How to Avoid It:

Be upfront about any issues with the home, even if they seem minor to you.
Work with your agent to ensure you’re filling out all necessary disclosure forms and being transparent with potential buyers.
If there are significant issues, consider getting a pre-listing inspection to address any red flags before listing the property.

Ready to Sell Without the Stress?

Selling your home doesn’t have to feel like walking through a minefield. By avoiding these common traps and taking a smart, strategic approach, you’ll set yourself up for success. So, get your home ready, price it right, and be flexible through the process—before you know it, you’ll be saying "sold" in no time!

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Feb 28, 2025

By: Leilani Fong

What to Expect When You List Your Home (Spoiler Alert: It’s a Wild Ride!)

So, you’ve made the decision to list your home and embark on the exciting journey of selling it. Maybe you're upgrading, downsizing, or heading to a new city—whatever your reason, you’re about to experience a rollercoaster of emotions. And while selling your home is thrilling, it’s also a process that can be a bit overwhelming if you’re not fully prepared for what lies ahead.

But don’t worry, I’ve got your back! 🙌 In this post, I’m walking you through exactly what to expect when you list your home, and how you can stay cool, calm, and collected throughout the whole process. Ready? Let’s jump in!

1. The Waiting Game Begins (And That’s OK!) ⏳

First things first: when you list your home, you’re going to wait. A lot. The excitement of seeing that “For Sale” sign in your yard will likely fade as you realize that now the market has to do its thing. You might start wondering, “Is my house ever going to sell? What if no one even comes to look?”

What to Expect:

Showings and Open Houses: Buyers are going to start trickling in. Some will be curious, some will be serious. Get ready to keep your home looking show-ready at all times. Pro-tip: You don’t have to keep it perfect, but make sure it’s clean, tidy, and welcoming.
The In-Between Time: Your home might sit on the market for a few weeks, maybe longer. And that’s normal. Don’t panic. Homes don’t usually sell overnight unless you’ve priced it perfectly or you’re in a hot market. So, breathe.

How to Handle It:

Stay flexible. Your agent will work with you on showings and feedback from potential buyers. Use this time to prepare for your next move!
If your home hasn’t sold after a few weeks, it’s not a reflection of how great your house is—it just means the market is taking its time or you need to adjust your strategy (price, staging, etc.).

2. The Nerve-Wracking Lowball Offers (Don’t Take It Personally!) 💰

Alright, here’s the part that can sting a little. You get your first offer and… it’s low. Like, really low. Maybe even lower than you expected or hoped. It’s easy to take it personally, but trust me—this is part of the game.

What to Expect:

Lowball Offers: Buyers are testing the waters. They want to see how flexible you are, and they’re usually expecting a counteroffer. So, if you get an offer that doesn’t meet your expectations, don’t panic!
Negotiation Time: This is where you and your agent will go to work. You’ll have a chance to counteroffer, negotiate terms, or even walk away if it’s not a good fit.

How to Handle It:

Don’t be offended by low offers. They’re totally part of the process.
Take your time and discuss your options with your real estate agent. They’ll help you craft a thoughtful response that positions you for success.

3. The Emotional Rollercoaster (Yep, It’s Real!) 🎢

Selling your home is an emotional experience. Whether it’s your first home or one you’ve lived in for years, you’ve poured love, energy, and memories into that space. And it’s hard to let go.

What to Expect:

Sentimental Moments: You might have a little tear-jerking moment when you hand over the keys. It’s totally okay to feel attached—you made that place a home.
Stress & Anxiety: Selling is a big deal, and it's normal to feel nervous about the unknown. What if the sale falls through? What if you can’t find your next home?

How to Handle It:

Allow yourself to feel all the emotions, but remember, the sale is just a step in your journey. The right home (or the right buyer) will come along at the perfect time.
If you’re feeling overwhelmed, it’s a good idea to talk it out with your agent or a trusted friend who can help you keep things in perspective.

4. The Paperwork (Oh, the Paperwork!) 📑

If you’re like most people, the thought of all the paperwork involved in selling a home might make you want to crawl under a blanket and never emerge. But here’s the thing: it’s all part of the process.

What to Expect:

Disclosures: You’ll be asked to disclose everything you know about your home. This could include anything from the roof’s condition to past renovations or plumbing issues.
Contracts & Legalities: Once an offer is accepted, you’ll dive into the legal side of things. Don’t worry—your real estate agent will guide you through it, but there will be a lot of paperwork.

How to Handle It:

Stay organized! Keep all documents in one place so you’re not scrambling at the last minute.
Don’t hesitate to ask your agent questions if anything feels unclear. This is their job, and they’re there to make sure everything runs smoothly.

5. The Inspection & Appraisal (The Nitty-Gritty!) 🔍

Once you’ve got an offer, expect a home inspection. If you thought the buyer was done asking questions, think again! The inspection is their chance to thoroughly check the house for any hidden problems (think plumbing issues, foundation cracks, electrical problems, etc.). After that, you’ll also have an appraisal to determine your home’s value.

What to Expect:

Home Inspection: The buyer will hire an inspector to go through your home with a fine-tooth comb. You may be asked to fix any issues before closing, so be prepared for potential negotiations.
Appraisal: The buyer’s lender will order an appraisal to ensure the home is worth the price they’re paying. If the appraisal comes in low, it could affect the final offer.

How to Handle It:

Be flexible with the buyer’s inspection and repair requests. A few small fixes may be required, but don’t let it stress you out.
If the appraisal comes in low, your agent will help you navigate the conversation and possibly negotiate a better deal.

6. The Closing Process (You’re Almost There!) 🎉

Once all the paperwork, inspections, and negotiations are behind you, it’s time for the big day: closing! This is when you’ll officially hand over the keys to your home, and the buyer will take ownership.

What to Expect:

Closing Costs: Be ready for closing costs to come into play. These are the fees associated with transferring ownership, and they can vary depending on the sale price and your local area.
Final Walkthrough: The buyer may do a final walkthrough of the house to ensure everything is in the condition agreed upon.

How to Handle It:

Stay organized and have everything ready for closing day (including any necessary documents).
Celebrate when it’s all done—congratulations, you’ve officially sold your home!

Ready to List? Let’s Do This! 🏡

Selling your home is a big deal, but with the right preparation and mindset, you can breeze through the process and end up with a successful sale that makes you proud. Keep your expectations in check, stay organized, and lean on your trusted real estate agent for support.

And remember, this is just the beginning of your next adventure. The home you sell makes room for the home you’re about to create—and I can’t wait to see where that takes you.

Ready to list your home but not sure where to start? Let’s chat! I’ll help you navigate the selling process every step of the way. Reach out today, and let’s make it happen. 🌟

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Feb 18, 2025

By: Leilani Fong

Must-Dos for Sellers Before You List Your Home (Because You Deserve to Sell Smart!)

Alright, you’ve decided it’s time to say goodbye to your home and move on to the next chapter—whether it’s a new house, a new city, or a fresh start. Cue the excitement! But before you throw that "For Sale" sign in your front yard, let’s take a deep breath and make sure you’ve covered all the bases. Trust me, putting in a little extra prep work now can pay off BIG when it comes to selling your home for top dollar.

You ready? Let’s dive into the must-dos for sellers before you list your home. These steps will not only make your house more appealing to buyers, but they’ll also help you sell faster, stress less, and (fingers crossed) get an offer that makes you smile. 🙌

1. Declutter & Depersonalize (Because Less is More!)

I get it. You’ve put in the sweat and love, filling every corner of your home with items that tell your story. But here’s the thing: when potential buyers walk in, they need to imagine themselves living there, not walking through someone else’s life.

What to do:

Clear off countertops, shelves, and any areas where clutter might pile up.
Pack away personal photos, collections, or anything that’s super specific to your taste (it’s okay—your next home will get all those family photos!).
Get rid of old furniture that’s taking up space and opt for a more streamlined look to help your rooms feel bigger.

This doesn’t mean you have to strip your house of all character—just focus on making the space feel neutral and inviting so potential buyers can picture themselves in it.

2. Get Your Home Sparkling Clean 🧼✨

This one’s a no-brainer, but I had to say it. Buyers are paying top dollar, so they want to feel like they’re walking into a clean, fresh, and well-maintained space. A dirty home can make potential buyers think there are underlying issues (even if there aren’t).

What to do:

Deep clean the entire house—every nook and cranny.
Don’t forget the often-overlooked spots: baseboards, windows, and light fixtures.
Shampoo carpets and get your floors shining.
Consider a professional cleaning service if you’re short on time or don’t want to do it all yourself.

A clean home makes an instant positive impression and lets buyers envision a turn-key space.

3. Make Small Repairs (It’s the Little Things!) 🛠️

You know those little things—like the leaky faucet, the squeaky door, or the cracked tile? They’re easy to ignore when you’re living there, but to a buyer, they can signal that the house hasn’t been well taken care of.

What to do:

Fix leaky faucets, replace burnt-out light bulbs, and patch up any holes in the walls.
Paint over any scuff marks or outdated colors that might make your space look tired.
Consider fixing minor things that might stand out, like a broken fence or a wobbly railing. Buyers are more likely to put in an offer when they feel like everything is in tip-top shape.

Pro Tip: You don’t need to overhaul your entire house, but taking care of small fixes can go a long way in making your property more appealing.

4. Stage Your Home for Success (It’s Not Just About the Photos!) 🛋️📸

When it comes to selling, first impressions are everything. And the first thing most buyers will see? The photos. Make sure your home stands out with a little staging magic.

What to do:

If you’re not sure where to start, hire a professional stager who can highlight your home’s best features and make it look more spacious, inviting, and stylish.
If you’re staging yourself, focus on making your home feel warm and inviting with fresh flowers, cozy throws, and well-placed furniture.
You’ll also want to make sure rooms are light and bright—so throw open the curtains, add some lamps, and avoid dark, heavy furniture.

Pro Tip: Don’t forget about curb appeal! The exterior of your home is just as important as the interior, so make sure your yard and entryway look clean, tidy, and welcoming.

5. Price It Right 💵

I know, I know—this is one of the toughest parts. Everyone wants to get top dollar for their home, but overpricing can backfire and lead to your house sitting on the market longer than it should. Trust me, you don’t want to chase the market down.

What to do:

Work with a trusted real estate agent who knows your local market inside and out. They can help you set a competitive price that will attract buyers without leaving money on the table.
Be realistic about your home’s value and avoid the temptation to price too high just because you’re emotionally attached or hoping for a bidding war.
Consider recent comparable sales in your area to help guide the price.

Pro Tip: If you do price it right from the start, you’re more likely to get multiple offers, and you’ll probably end up selling faster and for more money. Win-win!

6. Get Ready to Show (This Means Flexibility!) 📅

You’ve prepped your home, and now it’s time to open the doors to potential buyers. That means flexibility with showings and being ready at a moment’s notice.

What to do:

Keep the house looking show-ready, even if it’s just for a casual weekend showing.
Be flexible with your showing schedule—buyers may want to see the house at different times, so try to accommodate.
If you’re nervous about showings, don’t worry—your agent will handle most of the scheduling and will be there to guide you through the process.

Pro Tip: If possible, try to leave the house during showings. Buyers tend to feel more comfortable if they can explore without feeling like they’re intruding on someone’s space.

7. Partner Up with a Trusted Real Estate Agent 🤝

You can totally sell your home on your own, but a skilled agent is worth their weight in gold. They’ll help you navigate the market, negotiate offers, and handle all the paperwork, so you can focus on the big picture (like finding your next home!).

What to do:

Interview a few agents to make sure you’re comfortable with their experience and communication style.
Find someone who knows your neighborhood well, and who’s got a track record of successful sales.

Pro Tip: Your agent should be your partner, so make sure they’re someone you trust and who truly understands your goals.

Ready to Sell Smart? Here’s Your Next Step! 📞

Selling your home doesn’t have to be stressful. With the right prep, the right mindset, and the right team by your side, you can make this process smooth and successful. Now that you’ve got the must-dos for sellers, it’s time to take action and get your home listed like a pro.

So, grab your phone, call a trusted real estate agent, and get ready to sell smarter (and faster!) than ever. You've got this—let's make that "Sold" sign a reality! ✨

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Leilani Fong PREC*

EXP Realty

604.780.7877

ICON Agent I Top 2%

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