Let’s get one thing straight: dropping the price is the easiest lever to pull when your home isn’t selling—but it shouldn’t be the first one.
Before even thinking about adjusting the price, you need to look at three critical things:
1. Marketing Accuracy
Is the listing doing your home justice?
Are the photos high-quality? Is the description highlighting the right features? Does it tell a story that resonates with your target buyer? If your marketing doesn’t make people stop scrolling, a price drop won’t fix that.
2. Immediate Competition
Who else is out there?
Take a hard look at what’s available in your price range and neighborhood. Are those homes selling and yours isn’t? If everything is sitting, it might just be a matter of time. But if other listings are moving and yours is stale, then something else is off—and it might be your price, presentation, or both.
3. Buyer Feedback
This is your direct line to the truth.
Are buyers saying the home feels overpriced? Are they pointing out things that need work? Sometimes the fix is as simple as repairing, cleaning, staging, or upgrading something that’s holding people back. You want to make sure you’ve done everything else before turning to a price change.
—
So… When Is It Time to Reduce the Price?
When you’ve done all of the above—tightened up marketing, reviewed the competition, and responded to feedback—but showings are still low or offers are nonexistent, then it’s time.
But here’s the key: don’t just drop it to match the competition. Beat them.
A strategic price adjustment doesn’t just make your home more appealing—it can actually give you negotiating power back. Why? Because a well-positioned reduction sparks a fresh wave of showings, renewed interest, and urgency. Buyers may act fast, thinking they have a narrow window before someone else jumps in. That’s leverage.
—
Final Word
Price reductions aren’t about playing fair. They’re about winning the attention of the market. When the time comes, don’t just lower the price—reframe the value.
Author: Marc Evans
Broker, Team Leader of the Evans Real Estate Group
Rookie Broker Owner of Fastest Growing Remax in the World w/ Remax
Hall of Fame, Lifetime Award Recipient
With the Canadian federal election just around the corner, a lot of people are feeling a little hesitant — and it’s showing up in the real estate market.
Right now, buyers and sellers are both hitting the brakes. It’s not because there’s anything majorly wrong with the economy today — it’s because nobody knows exactly what’s coming next. Uncertainty always makes people cautious, and when you’re talking about the biggest purchase (or sale) most people will ever make, that caution is amplified.
Across the country, home sales are down. In Ottawa, for example, sales in March 2025 were down about 6% compared to last year. Nationally, the drop was closer to 9%. That’s a pretty clear signal that people are waiting to see what happens before making big moves.
And it’s not just real estate. Elections have a way of shaking up all kinds of markets — including stocks. Right now, investors are sitting on the sidelines too. The Canadian dollar has been softer, and you’re seeing more volatility across the board as people wait to find out whether we’ll get a government that leans toward business-friendly policies or one that pushes a different agenda.
Both major parties are promising economic growth, but in different ways. The Liberals under Mark Carney are talking about boosting internal trade and infrastructure, while the Conservatives under Pierre Poilievre are focused on cutting taxes and reducing the deficit. Either way, the markets — and everyday people — want clarity before they commit.
The good news? Markets, including real estate, tend to bounce back once the dust settles. No matter which way the election goes, we’ll have more certainty, and that usually means more confidence to buy, sell, invest, and plan for the future.
Until then, if you’re wondering how this all might affect your plans — whether you’re thinking about buying, selling, or investing — feel free to reach out. I’m always happy to chat.
As a real estate investor, I’ve always believed that the best deals aren’t found online or through flashy listings—they’re uncovered by having a deep understanding of the market and consistently being on the ground. This philosophy recently led me to two incredible investment opportunities that I discovered simply by driving through areas I had been watching for years.
Investment #1: The 32-Acre Lot with Unmatched Logistics Potential
One of the properties that caught my attention is a 32-acre lot strategically located right off a major highway. What makes this parcel particularly enticing is its proximity—just one interchange away—from a major port of entry, a railway loading station, and the U.S. border. This trifecta of logistical advantages immediately signaled an opportunity for industrial development, warehousing, or a transportation hub.
I had been monitoring this area for years, watching how infrastructure improvements and cross-border trade expansion were influencing land values. When I noticed subtle changes in traffic patterns and increased industrial activity nearby, I knew this was a prime moment to act. Now, with all the tariff discussions and the federal government emphasizing the need to incentivize domestic manufacturing and production, this lot is more poised than ever to be a goldmine. As companies look to reduce dependency on foreign supply chains and establish domestic production hubs, properties like this will be in high demand.
Investment #2: The Land Assembly in a High-Exposure Town Center
The second property is a unique land assembly in a small town that is primed for growth. This site is positioned at the town’s most significant intersection, where four major streets converge. With its direct access to a major highway, it boasts unparalleled visibility and accessibility—two critical factors for commercial success.
I’ve been watching this town evolve for years, noting the steady increase in both residential and commercial activity. While many investors overlook smaller towns, I saw the potential early on, particularly as businesses began moving in to cater to the growing population. When the opportunity to assemble multiple lots at this key intersection presented itself, I immediately recognized its potential for mixed-use development, retail, or even a boutique hospitality project.
The Power of Long-Term Market Watching
Both of these opportunities reinforce the importance of patience, market knowledge, and firsthand observation. By consistently driving through these areas, keeping an eye on infrastructure projects, and understanding local economic drivers, I was able to spot undervalued assets before they became obvious to the broader market.
For investors looking to find similar opportunities, my advice is simple: spend time in the markets you’re interested in. Watch traffic patterns, note changes in zoning, and pay attention to where businesses are expanding. The best deals aren’t always on the MLS—they’re waiting to be discovered by those who know where to look.
If you’d like to know where these investments are, and would like to be kept in the know for others – send me a message 🙂
f you’re planning to sell your home this spring, you may have heard discussions about changes to the capital gains tax. Some homeowners are concerned that these changes will impact them, but let’s clear up any confusion: if you’re selling your primary residence, you are not affected.
Understanding the Capital Gains Tax Changes
Recently, the government proposed an increase in the taxable portion of capital gains from 50% to 66.7% for individuals earning over $250,000 in capital gains. Initially, this change was set to take effect in June 2024, but due to delays in Parliament, it has been postponed to January 2026.
While this change impacts some property sales, it does not apply to homeowners selling their primary residence.
Why Your Principal Residence Is Exempt
Canada’s tax laws provide a principal residence exemption, which means that when you sell the home you’ve lived in as your main residence, you do not pay capital gains tax on any profit. This exemption remains in place, and the proposed tax changes do not alter this rule.
Who Is Affected by the Changes?
While primary homeowners are not impacted, these tax changes could affect:
- Owners selling rental properties
- Individuals selling second homes, such as cottages or vacation properties
- Real estate investors and house flippers
If your sale does not fall into one of these categories, you do not need to worry about capital gains tax on your home sale.
What Home Sellers Should Focus on Instead
Rather than being concerned about a tax that does not apply, homeowners should focus on maximizing their sale by:
✅ Timing the market well – Understanding seasonal trends and demand can help you sell at the right time. ✅ Preparing your home for sale – Small improvements and staging can make a big difference in attracting buyers. ✅ Working with a real estate professional – A knowledgeable agent can help you navigate pricing, negotiations, and marketing strategies to get the best outcome.
The Bottom Line
If you’re selling your primary residence, capital gains tax is not something you need to worry about. The rules regarding your exemption remain unchanged. Instead, focus on positioning your home for a successful sale and making the most of this spring’s market opportunities.
If you have any questions about selling your home or navigating the current market, feel free to reach out!
There’s really no difference between them, so just go with the cheapest one—right?
Not so fast.
Here are four key differences between real estate agents that can either make or break your bank account—in no particular order.
1. Their Reputation in the Industry
Does everyone hate your agent? Do they have a reputation for being difficult, unprofessional, or just plain unpleasant to work with?
This matters—a lot.
When agents negotiate deals, relationships play a role. If your agent is known and respected in the community, it can lead to smoother transactions, better negotiations, and ultimately, a more favorable outcome for you. Sometimes, real estate isn’t just about what you know—it’s who you know.
2. Their Communication Skills
Do they never get back to you?
Look, I get it—no one should be glued to their phone 24/7. But in today’s world, with smartphones in every pocket, there’s zero excuse for an agent who regularly fails to respond.
How long do you think a buyer is going to wait for your agent to call them back? Probably 0.01 seconds.
A great agent picks up when they can and calls back ASAP when they can’t.
3. Real Experience (Not Just Years on a License)
I’m not talking about the agent who says, “I’ve been licensed for 30 years, therefore I’m better.”
That’s just an appeal to job tenure, not actual skill.
You can hold a license for decades and still be terrible.
When I say experience, I mean experience selling a LOT of homes. That kind of experience means:
- They’ve seen deals go sideways and know how to protect you.
- They’ve handled tough situations and kept clients out of trouble.
- They’ve worked through hundreds of thousands (or millions) of dollars in transactions and know how to get deals done right.
If an agent has been around for years and sells a high volume of homes, chances are they’re actually good at what they do.
4. How Much They Care
Real estate isn’t just about buying and selling houses—it’s about changing lives.
This job comes with serious responsibilities, and the right agent doesn’t just handle transactions—they genuinely care about their clients.
Beyond being professional, responsive, and experienced, your Realtor should give a damn about you, your family, and your future. They should care enough to do their absolute best—because these decisions have real, lasting consequences.
Is That Too Much to Ask?
I don’t think so.
When choosing an agent, look beyond the price tag. The right agent can be the difference between a smooth, successful transaction… or a financial nightmare.
If you’re thinking about getting into real estate investing, there’s one rule you need to remember right out of the gate: risk and reward go hand in hand. The lower the risk, the lower the potential return—but also the fewer headaches. The higher the risk, the greater the potential for profit, but only if you know what you’re doing.
That’s why the first step in real estate investing isn’t picking a property—it’s assessing your own resources and skill level. How much capital do you have? How comfortable are you with renovations and property management? Once you know where you stand, you can decide which entry point makes the most sense for you.
Here are three great beginner-friendly real estate investment options, ranked from lowest to highest in terms of required resources and skill:
1. The Hands-Off Approach: New Build Condo or Townhouse
Best for: Investors who want a low-maintenance, low-risk option.
If you’re looking for a relatively straightforward way to get started, buying a pre-construction condo or townhouse is a great option. These properties are new, meaning minimal repairs and maintenance, and they often come with a builder’s warranty.
Pros:
- Lower upfront maintenance costs
- Strong rental demand in growing areas
- Hands-off property management if desired
Cons:
- Higher purchase price per square foot
- Condo fees can eat into profits
- Limited ability to add value through renovations
If you want a set-it-and-forget-it type of investment, this is your best bet. Just be sure to research the developer and the long-term rental market in the area before signing on the dotted line.
2. The Income Generator: Bungalow with a Secondary Dwelling
Best for: Investors who want to maximize rental income without a massive renovation project.
If you have a bit more capital and don’t mind being a landlord, buying a bungalow with an existing secondary dwelling (like a basement suite or coach house) can be a fantastic move. You’ll benefit from two rental incomes off one property, which can help offset mortgage costs and increase cash flow.
Pros:
- Built-in income stream from day one
- Greater affordability than a multi-unit building
- Stronger appreciation potential than a condo
Cons:
- Requires property management skills
- Potential for tenant-related issues
- Some municipalities have strict regulations on secondary units
This is a great middle-ground option for those who want more cash flow without diving into full-scale renovations.
3. The Value-Add Play: Home with Secondary Dwelling Potential
Best for: Investors with some experience or a willingness to take on renovations.
For those who want to force appreciation and maximize returns, buying a home with secondary dwelling potential can be an incredible opportunity. This means purchasing a property that doesn’t yet have a second suite but could be converted with the right permits and renovations.
Pros:
- Ability to buy below market value and add instant equity
- Higher rental income once renovations are complete
- Greater control over the design and layout of the secondary unit
Cons:
- Requires more capital upfront
- Zoning and permits can be a hurdle
- Renovations can be unpredictable
This strategy requires a keen eye for opportunity and a solid understanding of local bylaws. If you’re up for the challenge, it’s one of the best ways to build wealth through real estate investing.
Which Option is Right for You?
Each of these strategies has its place, but the best one for you depends on your comfort level with risk, your available capital, and how involved you want to be. If you’re new and want to play it safe, go for a new build condo or townhouse. If you want higher returns but a manageable level of risk, a bungalow with a secondary dwelling is a solid middle ground. And if you’re willing to put in the work for maximum upside, a home with secondary dwelling potential could be your best bet.
No matter where you start, remember: successful real estate investing is about making smart, calculated decisions, not emotional ones. Assess where you are today, pick the right strategy, and take that first step toward building your real estate portfolio.
A brand-new residential project is on the horizon in Orléans, and if you’re a homeowner, investor, or simply someone who loves keeping up with the evolution of our city, this is one you’ll want to watch. Located on Orléans Boulevard in the open field near the Independent Grocer and essentially beside the Rexall, this proposed development is set to bring modern, low-rise rental townhomes to the area—blending contemporary design with much-needed housing options.
The Vision for 1615 Orleans Boulevard
This new development is more than just another apartment complex; it’s a carefully planned residential community. The proposal, submitted in early 2023, outlines a total of 60 back-to-back townhomes arranged across four blocks. Designed with a sleek, modern aesthetic, these homes will integrate seamlessly into the surrounding neighborhood while offering fresh, contemporary living spaces.
What Makes This Project Stand Out?
One of the most exciting aspects of this development is its focus on enhancing the urban landscape. The plan prioritizes pedestrian-friendly spaces, green areas, and a well-thought-out connection to the surrounding commercial amenities. Situated at the corner of Jeanne D’Arc Boulevard and Orléans Boulevard, the site is within walking distance of grocery stores, parks, schools, and transit options—making it a prime location for families, professionals, and renters looking for convenience and accessibility.
Why This Matters for Orleans
As the demand for housing continues to rise, especially in suburban areas like Orléans, projects like this are crucial for meeting the needs of our growing community. With a zoning designation that allows for mixed-use development, this site was a natural fit for residential expansion. The addition of 60 rental units will provide more options for those looking to move into the area while also increasing property values for homeowners nearby.
What’s Next?
As of now, the project is still in the Site Plan Control phase. That means final approvals and potential modifications are still in progress. If you’re interested in learning more, you can review the official site plan documents here. We’ll be keeping an eye on this development and providing updates as the project moves forward.
Stay tuned for more insights on what’s happening in Orléans’ real estate market. If you’re thinking about buying or selling in the area, let’s chat! Our team is here to help you navigate the opportunities this vibrant community has to offer.
Ever notice how people naturally gravitate towards certain neighborhoods, housing types, and communities? Turns out, it’s not just about affordability or convenience—it’s wired into us. Two key psychological concepts, the Dunbar Principle and the Savanna Theory of Happiness, explain why people move the way they do. Understanding these instincts helps us predict migration trends in Ottawa’s real estate market and, more importantly, helps you make smarter buying or selling decisions.
The Dunbar Principle & The Need for Community
The Dunbar Principle suggests that humans can maintain meaningful social relationships with about 150 people—this comes from our evolutionary past when small, tight-knit groups were the key to survival.
How does this relate to Ottawa real estate?
Buyers today aren’t just looking for square footage; they’re looking for connection. Young professionals, growing families, and even downsizers want communities that offer familiar faces, a sense of belonging, and walkability to social hubs. It’s why areas like The Glebe, Westboro, and Barrhaven are so popular—walkable streets, community events, and vibrant local businesses make them feel like modern versions of ancient villages.
For sellers, this means that marketing your home isn’t just about showcasing the granite countertops. It’s about selling the lifestyle—the neighborhood coffee shop where the barista knows your name, the local park where neighbors gather, and the farmers’ market that brings people together. The more you can highlight the built-in sense of community, the more desirable your home becomes.
The Savanna Theory of Happiness & The Pull Toward Space
The Savanna Theory of Happiness argues that humans are happiest in environments that resemble the landscapes where our ancestors thrived—open spaces, greenery, and the balance of nature and community.
This explains why we see so many young families migrating out of the downtown core to suburban and semi-rural areas like Manotick, Stittsville, and Rockland. The appeal isn’t just bigger backyards—it’s the subconscious pull towards environments that align with our evolutionary happiness triggers.
Sellers looking to downsize should take note: empty nesters moving from the suburbs to the city aren’t just looking for a condo—they’re looking for a new kind of freedom. While they’re giving up space, they’re gaining proximity to urban parks, bike paths, and social hubs, which satisfy that same savanna-like need for balance between movement and connection.
How This Applies to You—Whether You’re Buying or Selling
Understanding these migration patterns can help you strategically position yourself in the market.
- For Buyers: If you’re debating between urban and suburban, consider not just your current needs, but where you’ll feel most at home in five years. Do you thrive in a high-energy, walkable environment, or do you crave more space and access to nature?
- For Sellers: Knowing where your likely buyer is coming from (both literally and psychologically) allows you to tailor your home’s marketing to highlight what really matters to them—whether it’s community engagement or a retreat from the noise.
The Big Takeaway? We Move the Way We’re Wired To
Every real estate decision, whether buying or selling, is shaped by instincts far older than the housing market itself. By understanding these deeper motivations, you can make better, more informed decisions—ones that don’t just fit your budget, but fit your nature.
Looking to make a move that aligns with how you’re wired? Let’s talk.
Might seem like a good idea at first. They don’t know me son!
We’ve all met someone like that. There’s always that one guy who comes into the gym and goes all-in, thinks they have it figured out and then gets humbled fast.
Same thing happens in Real Estate. Someone thinks they’re going to save tens of thousands of dollars by skipping the supposed useless agent, only to get absolutely bombarded with an avalanche of issues they didn’t even know existed.
I bet you didn’t know you could get choked out with your own arm, and I bet you didn’t know that those cracks in your foundation aren’t actually structural and don’t need a 50K reduction as per the overpriced quote from a random company. There are dozens and dozens of tactics that can and will be used against you if you choose to go at this alone, and you’re doing it completely at your own risk.
Just like how a stupid sweep or leg lock will appear out of nowhere, bad contracts, hidden fees and negotiation pitfalls will catch you too.
Think you can handle negotiations, inspections and paperwork alone? That’s like going hard for 3 minutes with a black belt and wanting to die 1 minute in.
Don’t believe me?
Meet my professor. The nicest, softest speaking, PHD candidate, quiet and kindest guy ever. Probably walks with his head down and hands in his pockets. Also 6 foot 3 and 220lbs and will break whichever series of bones on you he wants to just for the sound of it.
Why wouldn’t you want that guy on your side?
You really have no idea what traps lurk out there for you.
In all seriousness – consider this… WHY IS IT that my most wealthy and successful clients NEVER go at it alone, and always pay full pop for a Realtor?
WHY?
I’ll tell you – because they’ve BEEN AROUND and they KNOW they can get more done and have a higher potential for success by leveraging a professional.
They know a skilled agent, coach and black belt can save you unnecessary time, money and pain.
Don’t see red.
See green – let’s make some money and win.
I met a really rich guy over 10 years ago that was selling a few million dollar penthouses (yes… a few of them). He explained to me how a young kid like myself (at the time) could essentially take over the luxury home market with some good old fashioned hard work and strategic thinking.
“You see”, he begun to explain, “the current top dogs have the market cornered, and most of the wealthy people in this City desperately want some other options”. He took a deep breath and said “None of us want an agent. We want Buyers for our homes -the problem is that we don’t have the means to find them”.
Interesting, I thought. “So… what would be the best means to find them” I asked.
“Well it certainly isn’t just cornering the market through local connections – most of the Buyers aren’t from here – they’re from all over the world.”
He continued “If you were to take your time and build out a list of top agents in all the major markets of the world, open lines of communication with them for the purposes of selling Ottawa as a destination and yourself as their contact to show your homes to – you would clean up”.
So guess what I did. I leaned into the Remax Network which has offices all over the world and started doing research and opening lines of communication.
As it stands now, I have personally curated rolodex of many of the top agents in China, India, Philippines, Nigeria, London and France. While Remax is in literally 104 more countries, those 6 that I mentioned contribute to the vast majority of immigration to Ottawa specifically.
So my strategy as it stands, is to regularly send these contacts reasons for moving to our City, updates on what makes it so attractive, as well as… you guessed it.. my listing inventory.
Now is it a guarantee that I will sell your townhouse to someone in Manila? Not really.
But that’s not really the point either.
The point is that I am constantly and deliberately working on my system to get your home in front of the best Buyers – and a major part of that system is to focus on Product Placement.. that is.. WHERE your home is advertised.
In today’s world, it’s just a fact that the local MLS might not have enough of a reach to find Buyers who aren’t here yet.
The Evans Real Estate Group Blog 