Coquitlam Seller Resource Hub

The actual levers, in order of impact:

1. Pricing strategy — biggest single factor, can move final sale price ±10%
2. Presentation — staging + photography + video, moves sale price ±5–8%
3. Market timing — spring (March–June) tends to be strongest; off-peak requires sharper pricing
4. Channel selection — MLS vs quiet-market vs hybrid
5. Negotiation — skill in the offer process, counter strategy, subject removal handling

Most sellers optimize the wrong lever. They over-invest in renovations (diminishing returns beyond basic refresh) and under-invest in pricing discipline and presentation.

Interview at least 3. Questions that separate the strong from the weak:

• "Show me your last 5 sales in my neighbourhood — list price, sold price, DOM, ratio."
• "What's your specific pricing strategy for my home, and why?"
• "Who's your photographer and stager? Show me their work."
• "References from 3 past clients from the last 12 months."
• "What percentage of your listings sell at or above list?"

Red flag: an agent who quotes a dramatically higher list price than the others. They're buying your listing, not serving you. The price correction comes 60 days later.

Decision framework for pre-listing updates:

• Universal yes: paint, landscaping tidy, declutter, professional clean, light fixture updates. $2–5k spend, $10–30k uplift.
• Case-by-case: kitchen cabinet refresh (paint + hardware), bathroom caulk + fixture refresh. $3–10k spend, $15–40k uplift if targeted.
• Usually no: gut kitchen renovations, major bathroom gut jobs, room additions, major landscaping. Rarely recoup 100%.

Rule: calculate each update against its expected sale-price uplift. If the multiple isn't at least 2x, skip it.

Post-accept inspection issues can:

• Kill the deal outright (buyer walks in subject-removal period)
• Force a price reduction of 2–10% via re-negotiation
• Force emergency repair work at inflated contractor rates

Pre-listing inspection (seller-paid, $600–900, disclosed upfront):

• Removes buyer leverage in subject-removal renegotiation
• Gives you time to fix issues at normal contractor rates
• Creates buyer confidence and often faster subject removal
• Can be marketed as a trust signal

Pre-listing inspection is a $600 investment that often prevents a $20k+ negotiation problem. Strongly recommended above $1M.

Completion-day sequence (typically 9 AM – 3 PM):

1. Buyer's lawyer wires purchase funds to seller's lawyer's trust account
2. Title transfer filed at the BC Land Title Office
3. Existing mortgage on your home is paid out
4. Real estate commissions paid from proceeds
5. Net sale proceeds deposited to your account (same day or next business day)
6. Keys handed over — usually next business day (possession date)

Completion is surprisingly undramatic when paperwork was clean. The drama, when it happens, is almost always traceable to issues that should have been caught 30+ days earlier in document review.

Tax landscape on a BC home sale:

• Primary residence, Canadian resident: Generally tax-free via the Principal Residence Exemption (CRA Form T2091). Must be designated on your tax return for the year of sale.
• Investment property or second home: Capital gain taxed at 50% inclusion rate on the difference between adjusted cost base and sale proceeds. Depending on your bracket, effective rate is 20–27%.
• Flipped property (held <12 months): can be treated as business income and fully taxed, not capital gain. New anti-flipping rules apply.
• Non-resident seller: CRA Section 116 Certificate of Compliance required. Until issued, buyer's lawyer withholds 25% of sale price.

Always confirm with your accountant before selling — specific situations vary.