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.
Category: Real Estate Sales
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.
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.
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.
At the Evans Real Estate Group, we’re always looking for ways to improve the home buying and selling experience for our clients. That’s why we’re excited about the recent introduction of PropTx, a cutting-edge platform now used by many REALTORS® in Ottawa, including our team. PropTx isn’t just a fancy new tool for agents—it’s designed to streamline the entire real estate process and deliver real benefits to home buyers and sellers. Here’s how:
For Home Buyers: Making the Process Smoother and More Transparent
- Access to Real-Time, Accurate Information 🏡
PropTx integrates MLS® and land registry data, meaning buyers can trust the information they’re getting about homes on the market. Whether it’s the latest listing price, home features, or even neighborhood data, you’ll always have up-to-date details at your fingertips. - Smarter, Faster Communication 📲
The platform allows REALTORS® to communicate faster and more efficiently with buyers. This means fewer delays in receiving answers to your questions, scheduling viewings, or submitting offers. In a competitive market, speed can make a big difference! - Detailed Neighborhood Insights 🌳
Through integrated tools like HoodQ, buyers can get comprehensive neighborhood reports, including information on schools, parks, transit, and local amenities. Knowing what’s nearby can help you make a more informed decision when choosing a home.
For Home Sellers: Streamlining the Sale Process
- Faster Offer Management 📄
With tools like SkySlope Offers, managing offers is easier than ever. Offers are submitted, tracked, and organized digitally, ensuring nothing gets missed. Sellers can review multiple offers quickly and easily, making it simpler to decide on the best deal. - Increased Visibility and Listing Performance 📈
PropTx includes tools like ListTrac, which tracks how much interest your property is generating. Sellers can see how many views their home is getting online and how well it’s performing compared to other listings in the area. - Compliance Made Easy ✅
Selling a home involves a lot of paperwork, including regulatory compliance. PropTx streamlines this process, ensuring that all forms and documents are handled correctly. This reduces stress and gives sellers peace of mind knowing everything is being done by the book.
The Evans Real Estate Group Advantage
At The Evans Real Estate Group, we’re committed to staying ahead of the curve when it comes to real estate technology. Our adoption of PropTx means we can offer our clients a faster, more transparent, and stress-free experience—whether you’re buying your first home or selling a property you’ve loved for years.
If you’re thinking about buying or selling in the Ottawa area, let’s chat! With the power of PropTx and our dedicated team, we’ll help you navigate the process smoothly and successfully.
Winter in Ottawa may seem like an unlikely time to sell, but it’s actually full of opportunities. With fewer listings, less competition, and motivated buyers braving the cold, you can position your home to stand out and shine.
Here’s how to make your winter sale a success:
1. Maximize Your Curb Appeal (Even in the Snow)
Snow and ice can hide your home’s best features. Keep pathways shoveled and salted, light up your entryway, and add evergreen wreaths or winter planters for a warm touch. Buyers should see your home as inviting, not frozen over.
2. Light is Your Best Friend
Winter days are short, and natural light is limited. Inside, open blinds, turn on all lights, and use warm-toned bulbs for a cozy glow. Outside, add pathway lights or soft spotlights to create a welcoming evening appeal.
3. Highlight Energy Efficiency
Ottawa winters remind buyers of heating bills. Showcase energy-efficient features like new windows, upgraded insulation, or a smart thermostat. These upgrades make a strong selling point in winter months.
4. Create a Cozy Atmosphere
Make buyers feel right at home.
- Turn up the heat (comfort matters).
- Use seasonal décor—like a throw blanket or candles.
- Offer warm touches during showings, like freshly baked cookies or hot drinks.
5. Work With a Market Expert
The winter market has fewer listings, but buyers are serious and ready to act. Having the right agent ensures you market your home effectively to attract motivated buyers and close on your terms.
Final Thoughts
Selling in winter doesn’t have to be a challenge. With the right preparation and strategy, your home can stand out and sell for top dollar—even when the snow is falling.
📞 Contact me today to discover how we can make your winter sale a success!
Did you know that energy-efficient homes are now topping the wish list for today’s buyers? With rising energy costs and growing environmental awareness, buyers are prioritizing efficiency—and sellers who adapt stand to gain big.
Why Buyers Care About Energy Efficiency
- Rising energy costs make efficient homes more affordable immediately and over the long term. Lower monthly bills are a big selling point for buyers watching their budgets.
- Environmental awareness is driving demand for greener living. More buyers want homes that reduce their carbon footprint.
- Smart buyers see energy-efficient upgrades as an investment, not just a feature. For them, it’s about saving money, adding comfort, and protecting the planet—all at once.
Easy Energy-Efficient Upgrades for Sellers
If you’re planning to sell, you don’t have to break the bank to make your home more energy-efficient. Here are a few simple upgrades that buyers love:
- LED Lighting: Replace outdated bulbs with energy-saving LEDs. They last longer and cut utility costs.
- Improved Insulation: Focus on attics, basements, and walls—key areas where heat escapes.
- Energy-Efficient Windows: Double or triple-pane windows reduce drafts and lower heating/cooling bills.
- Smart Thermostats: These allow buyers to optimize energy usage and lower monthly costs with ease.
- Major Upgrades: Solar panels, high-efficiency HVAC systems, and tankless water heaters are investments that truly stand out.
The Financial Impact
Energy efficiency isn’t just a buzzword—it’s a selling point. Here’s why:
- Homes with energy-efficient features often sell faster and for more money because buyers see the immediate and long-term value.
- Buyers are willing to pay a premium for homes that promise lower utility bills and a smaller environmental footprint.
Why This Matters for Sellers
For homeowners looking to sell, energy-efficient upgrades aren’t just “nice to have”—they’re what buyers are actively searching for. Even small changes can make a big difference in attracting offers and increasing your home’s appeal.
Want to know how energy-efficient upgrades can boost your home’s value? Send me a message—I’d love to chat!
Today I implemented a custom marketing plan to directly market one of my listings to Realtors in Hong Kong, Shanghai and Beijing.
I knew that the Buyer would be a very unique one because of both the opportunity and the style of the home, so one of the suggestions I had was a direct marketing campaign to Realtors in China from three of the main cities that immigrate to Canada.
How did I do that?
To start, I did some research on what Chinese Buyers are looking for in a Country, City and Home, and how Ottawa was a great selection. Then I took my drafted marketing and framed it in a way to reflect all of those aspects a Chinese Buyer was looking for. Next, I took the reframed marketing on Canada, Ottawa and this particular home, combined it with favourable photos, and translated it carefully into both Mandarin and Cantonese. After this, I leveraged my REMAX network to identify the top producing agents and Broker Owners with highest producing brokerages, and sent them a personalized email in both English and their language of choice, with the Electronic Flyer in both languages.
Common sense, right?
Sure, it took some brainstorming, resources, careful attention and about 4 hours to put together – but this isn’t something other people can’t do.
What it comes down to is you really have to have pride in your work, and a job well done. If you’re one of the type of people that like to just get by with the bare minimum – than you may find this excessive. But, it you’re a person that values hard work focused in an effective manner, this might resonate with you.
This type of strategy is simply a Macro version of what a normal Targeted Marketing campaign looks like. Normally we identify the Buyer for a home and tailor the marketing for that one specific and ideal buyer, but in this case we simply took the same principles and applied it to a larger audience.
😉
The Evans Real Estate Group Blog 