Thinking about selling? This guide shows you how Calgary sellers get the best results—how to price with confidence, what prep actually pays, when to list, and how offers/conditions work in Alberta. I’ll keep it simple and action-focused.
Why Timing Matters (and what’s “normal” in Calgary)
Calgary is active year-round, but momentum and buyer psychology change by season:
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Spring (Mar–Jun): Peak demand, more competition—great for show-ready homes.
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Late Summer (Jul–Aug): Steady but distractible (vacations).
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Fall (Sep–Oct): Focused buyers before snow; good for quick timelines.
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Winter (Nov–Feb): Fewer listings = less competition; motivated buyers.
Pro move: We’ll align your go-to-market with your possession needs (e.g., list 30–45 days before the date you want firm) and watch micro-trends by community & property type.
Pricing Strategy 101 (CMA vs City Assessment)
City assessments ≠ market value. Assessments are for taxation, use older data sets, and don’t account for renovations, finish quality, or current buyer demand. Your price should be grounded in a Comparative Market Analysis (CMA) using RMS measurements, recent solds/actives/pending, and adjustments for condition, lot, parking, and upgrades.
Pricing tactics we’ll consider
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Bracket pricing: Landing at key search cutoffs ($499,900 vs $505,000).
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Signal price: Slightly under the range to drive traffic & multiple offers (when inventory is tight).
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Test-and-tighten: Launch at the top of range with a 7–10 day feedback window.
We review traffic, showings, and buyer feedback in week one. If needed, we adjust early—before your “days on market” hurts leverage.
Prep That Pays (high-ROI checklist)
1) Clean, declutter, depersonalize
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Edit surfaces/closets by 30–50%.
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Remove personal photos/collections to help buyers project themselves.
2) Light, paint, small fixes
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Replace burnt bulbs; upgrade to consistent temperature bulbs.
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Fresh neutral paint (entry/living/primary) = best ROI.
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Touch up trim/caulking; fix squeaks, latches, drips.
3) Kitchens & baths: small wins
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New hardware, faucet, and fresh silicone lines go far.
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Replace tired shower curtains, towels, and bath mats.
4) Curb appeal
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Shovel/sweep, edge lawn, refresh mulch/planters, visible house numbers.
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Clean windows and entry glass.
5) Staging & photos
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We’ll create a photo-first staging plan (what shows best on camera).
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Add tasteful pops: pillows, throws, fresh greens, layered lamps.
My Marketing Plan (what buyers actually see)
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RMS-compliant measurements and clear floor plans
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Pro photography + mobile-first listing copy (hooks in first 150 characters)
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Short vertical video / reel for social and ads
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Listing syndication (MLS® + major portals)
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Targeted social + retargeting (geo-fenced by community/price band)
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Open house strategy (launch weekend or after 7 days based on feedback)
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Private showings with quick response to inquiries
The goal: maximize first-week exposure, then maintain cadence (fresh social clips, price-position review, and feature spotlights).
Showings & Feedback Loop
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Access: Wider windows = more offers. Vacant or flexible = best.
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Presentation: Lights on, blinds set, temp comfortable, soft background music.
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Pet plan: Remove bowls, litter boxes, and odours.
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Feedback cadence: We summarize buyer comments every 2–3 days and act quickly on recurring themes (price/condition/objections).
Offers, Conditions & Negotiation (Alberta basics)
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Typical conditions: Financing and home inspection (and condo docs for apartments/townhomes).
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Condition period: Commonly 7–10 days.
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Deposit: Paid after final acceptance (held in trust).
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Possession: Often 30–60 days, but we can negotiate rent-backs or earlier/later dates.
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Negotiation levers: Price, possession, included items, repairs vs credits, and condition length.
Multiple offers? We’ll set a clear offer window, verify buyer strength (pre-approval, deposit), and weigh net terms—not just top-line price.
After the Contract: Smooth Closing
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Choose your real estate lawyer (I can recommend vetted options).
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Provide utility readings; cancel or transfer services.
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Confirm inclusions remain (appliances/window coverings).
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Leave manuals, extra keys, and garage remotes.
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Book cleaners/movers; patch/paint as agreed.
Seller FAQs
Should I renovate before selling?
Focus on light, paint, hardware, and minor repairs. Full renos rarely return 100% unless solving a clear buyer objection for your price band.
What if the buyer’s inspection finds issues?
We can repair, credit, or re-price. The goal is to keep momentum while protecting your net.
Why didn’t we price from the city assessment?
Assessments lag the market and don’t capture finish quality or upgrades. CMA + showing data beats assessment every time.
Do I need to measure with RMS?
Yes. RMS ensures apples-to-apples comparisons and prevents disputes on size.
Can I sell vacant or tenanted?
Both are possible. Vacant shows best; tenanted requires notice and coordination. We’ll plan to minimize disruption and maximize access.
Ready to list with confidence?
Request a No-Pressure CMA
I’ll show you your price range, recent comparables, and a launch plan tailored to your timeline.
