Avoid These Common Pitfalls and Sell Your Home for Top Dollar

Selling your home is one of the biggest financial decisions you’ll ever make. Done right, it can mean a smooth transaction and a top-dollar sale. Done wrong, it could cost you thousands and add unnecessary stress.

As a Calgary REALTOR® with over 15 years of experience, I’ve seen sellers make the same mistakes repeatedly — and most of them are easily avoidable.

Here are the top 5 mistakes Calgary home sellers make and how to avoid them.

1. Overpricing Your Home

One of the most common mistakes is listing your home for more than it’s worth. Many sellers think starting high leaves “room to negotiate,” but in reality:

• Overpriced homes sit on the market longer

• They can become “stale,” leading to price reductions

• They often sell for less than if they were priced properly from the start

Solution:

Request a professional market evaluation based on recent Calgary sales and market conditions. Price your home competitively to attract more buyers and offers sooner.

2. Neglecting Home Preparation & Staging

First impressions matter. Buyers form an opinion within seconds of walking in the door (or seeing your listing photos). A cluttered or poorly staged home can lower perceived value.

Solution:

• Declutter and depersonalize

• Deep clean and add small touches like fresh paint

• Consider professional staging to highlight your home’s best features

Pro Tip: Homes that are staged often sell faster and for more money compared to those left as-is.

3. Ignoring Minor Repairs

Loose door handles, dripping faucets, or chipped paint might seem minor to you, but buyers see them as red flags for potential larger issues.

Solution:

• Walk through your home like a buyer

• Fix minor repairs before listing (it’s often cheaper than renegotiating later)

• Consider a pre-listing home inspection for peace of mind

4. Poor Marketing & Photography

A home with dark cellphone photos and little online presence won’t attract serious buyers. In Calgary’s competitive market, marketing is everything.

Solution:

• Use professional photography and videography

• Promote on social media, MLS, and high-traffic real estate platforms

• Consider 3D virtual tours and targeted advertising campaigns

5. Choosing the Wrong REALTOR®

Not all agents are equal. The wrong REALTOR® might lack a strong marketing strategy, negotiation skills, or knowledge of the Calgary market.

Solution:

• Interview multiple agents

• Ask for a detailed marketing plan

• Choose an experienced professional with proven results and local expertise

Avoiding these five mistakes can save you time, stress, and thousands of dollars. Whether it’s pricing strategically, preparing your home properly, or hiring the right REALTOR®, small decisions make a big difference.

Want to sell your Calgary home for top dollar?

📩 DM me “SELLER TIPS” and I’ll send you my complete Home Selling Guide with strategies, checklists, and insider tips to make your sale successful.

Frequently Asked Questions (FAQ)

1. Should I renovate before selling my home?

Not always. Focus on small improvements with high ROI, like paint, landscaping, and repairs. Major renovations don’t always pay back in full.

2. How important is staging when selling a home?

Very. Staged homes often sell faster and for more money because they show buyers how the space can be used effectively.

3. How long does it take to sell a home in Calgary?

It depends on pricing, marketing, and market conditions. A competitively priced, well-marketed home often sells in weeks, not months.

4. Is professional photography really worth it?

Yes. Listings with professional photos receive significantly more views online, leading to more showings and often higher offers.

Related Reading

• How to Stage Your Home for a Faster Sale

• The Best Time to Sell Your Home in Calgary

• Do You Need a Home Inspection When Selling?

Avoid Costly Mistakes and Make Confident Home Buying Decisions

Making an offer on a home is one of the most exciting — and stressful — steps in the home buying process. After helping Calgary buyers for over 15 years, I’ve seen the same common mistakes over and over again. The good news? They’re easy to avoid when you know what to look out for.

Here are the 3 things I wish more buyers knew before making an offer so you can protect your investment and increase your chances of landing your dream home.

1. Get Pre-Approved, Not Just Pre-Qualified

Why this matters:

• Pre-qualification is a quick calculation based on self-reported income and debt. It’s an estimate — not a guarantee.

• Pre-approval involves a lender reviewing your income, credit, and finances. You’ll receive a written commitment, which tells sellers you’re serious and ready to buy.

Benefits of pre-approval:

• Gives you a clear and accurate budget

• Makes your offer more competitive (especially in Calgary’s hot markets)

• Allows you to act quickly when you find the right home

2. Understand the Market You’re Buying In

The Calgary real estate market shifts constantly. Whether it’s a seller’s market, a buyer’s market, or somewhere in between, your offer strategy needs to adapt.

• Seller’s Market: Homes sell fast, often above asking price. You may need to offer quickly and consider fewer conditions.

• Buyer’s Market: More homes to choose from and more room to negotiate on price, conditions, and possession dates.

• Balanced Market: Moderate competition with fair negotiation opportunities.

Knowing market conditions ensures your offer is competitive without overpaying or missing out on opportunities.

3. Don’t Skip Due Diligence

When emotions run high, buyers are tempted to skip important steps. Don’t do it.

• Home Inspection: Identifies hidden issues that could cost thousands later.

• Condo Document Review (if applicable): Reveals the financial health of the condo corporation and potential upcoming repairs.

• Zoning and Bylaws: Helps ensure the property suits your future plans (like adding a garage, suite, or outbuilding).

Taking the time to complete these steps protects your investment and gives you peace of mind.

Buying a home is exciting, but preparation is key.

• Get pre-approved so you know your real budget.

• Understand the market so you know how to negotiate.

• Never skip due diligence, even if it slows things down.

Want to avoid costly mistakes and feel confident about your offer?
📩 DM me “BUYER TIPS” and I’ll send you my complete Buyer’s Guide — filled with strategies, checklists, and expert advice to help you navigate Calgary’s real estate market.

Related Reading

• First-Time Home Buyer Tips in Calgary

• How to Choose the Right Calgary Community

• 5 Common Home Buying Mistakes to Avoid

Avoid These Mistakes for a Successful, Stress-Free Sale

Selling your home is a big step—but not every seller is truly ready. Over my years in Calgary real estate, I’ve learned to spot red flags early so clients don’t waste time or money. Here are the key warning signs that signal problems ahead—and how to avoid them.

❌ 1. Unrealistic Pricing Expectations

The market doesn’t care what you “need” to net; it cares about what buyers are willing to pay. If a seller refuses to acknowledge comparable sales data and insists on an inflated price, it can lead to months of frustration and no offers.

🚫 2. Unwillingness to Prepare the Home

Buyers form opinions in seconds. Sellers who won’t declutter, deep clean, or make obvious repairs often see lower offers—or none at all. Proper prep shows buyers you care about the property and gives you the best chance at top dollar.

🕵️ 3. “Testing the Market”

Listing your home just to “see what happens” with no real intention to sell wastes everyone’s time. Testing the market can stigmatize your listing with high days on market, leading to lower offers if you do decide to sell seriously later.

⚠️ 4. Disrespectful or Toxic Behavior

A successful sale requires trust and teamwork. Sellers who are rude, unwilling to listen, or who ignore professional advice can turn a smooth transaction into a stressful battle. A positive mindset sets the tone for the entire process.

✅ How to Avoid These Seller Red Flags

• Be open to market data and pricing strategies

• Prepare your home for showings (declutter, repair, clean)

• List with clear goals and motivation

• Communicate respectfully and stay flexible

📩 Want My Free Seller Readiness Checklist?

DM me “RED FLAGS” and I’ll send you my Seller Readiness Checklist so you can prepare your home—and yourself—for a successful, stress-free sale.

Related reading:

• Pricing Strategy 101 for Calgary Sellers

• The Truth About Staging in a Hot Market

When buying a property, one of the least-discussed yet essential topics is buyer’s agent commission. While most buyers won’t pay this fee directly, certain situations may vary, making it important to understand how compensation works and what options exist if the seller’s offered commission doesn’t align with our agreement.

In this post, I’ll explain the typical process for buyer’s agent compensation and outline alternative solutions for scenarios where adjustments may be needed.

How Buyer’s Agent Fees Work in a Typical Transaction

In most real estate transactions, the seller pays the buyer’s agent commission through the listing brokerage. This payment, typically factored into the sale price, is arranged upfront by the seller and their agent to encourage buyer representation and ease the transaction process. Once the sale is complete, the agreed-upon commission is paid to the buyer’s agent.

This standard arrangement allows buyers to access professional services without additional costs. However, there are exceptions, especially when a seller is not offering the full commission agreed to in our Exclusive Buyer Representation Agreement or when dealing with a For Sale By Owner (FSBO) property where no commission is offered.

Homebuilders and New Construction

Homebuilders do not fall under the same compensation structure as realtor-represented listings. If you’re working with a real estate agent and are interested in new build or preconstruction options, it is essential to take your real estate agent with you on your initial visit to the homebuilder. By registering with the builder at that first meeting, your agent can represent your best interests, ensuring proper compensation through the builder and avoiding any potential out-of-pocket costs to you as the buyer under our exclusive buyer representation agreement.

When Seller Compensation Differs from Our Agreement

If the seller’s offered commission doesn’t match what we agreed upon in the Buyer’s Brokerage Agreement, the agreement gives me the right to negotiate the fee directly with the seller. Here are the most common options we may explore:

1. Negotiating with the Seller

   In many cases, I can work with the seller or their agent to negotiate the agreed-upon commission, which allows you to avoid covering the difference out of pocket. This negotiation helps ensure that my services remain accessible to you without added expense, even when the seller’s commission offer is lower than expected.

2. Modifying the Agreement

   Occasionally, we may choose to adjust our Buyer’s Brokerage Agreement to accept the lower commission offered by the seller for a specific property. This option can be a practical solution, particularly when the difference is minimal or when the property meets your needs well. Modifying the agreement in this way helps avoid any additional costs to you as a buyer.

3. Buyer-Paid Commission

   If neither negotiation nor modification works, you may be asked to cover the difference between the seller’s offered commission and our original agreement. This scenario, while less common, may arise when a seller is unwilling or unable to pay the full commission. By considering this possibility in advance, we can avoid surprises later and move forward with clarity.

Key Takeaway: What to Expect

For most buyers, commission fees are covered by the seller, making the buyer’s agent services effectively free of charge. However, if the seller’s compensation differs from our agreement, we’ll review your options and select the most suitable approach—whether that’s negotiating with the seller, modifying the agreement, or discussing the possibility of a buyer-paid commission.

By having these conversations early on, you’ll have a clear understanding of potential costs and gain peace of mind knowing that your interests are well-protected.

Have Questions? Let’s Chat!

Understanding commission and compensation can be complex, but I’m here to make the process transparent and stress-free. If you have any questions about how commissions work or want to explore your options in more detail, please don’t hesitate to reach out. Together, we’ll ensure your home-buying experience is smooth, professional, and tailored to your needs.

What You Need to Know

There’s a lot to consider when buying a home from a builder. The process is exciting, especially with the prospect of living in a brand-new home, but it’s also different from buying a resale property. Here’s an overview of the key factors, along with why it’s essential to work with a knowledgeable real estate agent throughout the process.

Spec Home vs. Custom-Built Home

When buying from a builder, you typically have two main options: a spec home or a custom-built home.

• Spec Homes are usually near completion and can have quick possession timelines, typically within 0 to 6 months. However, customization options are limited because materials and finishes are often already selected by the builder.

• Custom-Built Homes allow more choices, as you can select the floor plan, finishes, and even the lot. This process, though, usually takes longer—anywhere from 8 to 18 months.

Each option has its benefits, but it’s essential to be clear about your timeline, flexibility, and customization needs. Working with an agent can help you decide which type of home best meets your priorities.

The Importance of a Real Estate Agent

Having a real estate agent by your side is crucial to ensure you’re well-protected and fully informed throughout this unique buying process. An agent brings essential market knowledge, can help with contract terms, and works in your best interest rather than the builder’s.

Before visiting any show home or sales center, it’s essential to bring your agent with you to your first appointment. This step allows your agent to register with the builder, ensuring they can fully represent you. After that, you’re free to visit the property as often as you’d like, but having your agent involved in every step will help avoid potential pitfalls.

Key Factors to Consider

1. Builder Reputation and Reviews

Researching the builder’s reputation is critical. A reliable builder with a solid track record can make a huge difference in the quality and satisfaction of your home-buying experience. Your real estate agent can provide insights into reputable builders and help steer you clear of those with poor track records.

2. Warranty and Post-Purchase Support

Most builders offer a warranty on the home, which may cover issues with structural components, workmanship, or major systems like plumbing or HVAC. Be sure to understand what’s included, and have your agent review the warranty with you. Agents can help ensure you get the post-purchase support you’re entitled to if issues arise.

3. Timeline and Flexibility

Construction timelines can vary, and delays are not uncommon. It’s essential to have a realistic understanding of the builder’s timeline and flexibility for completion. Your agent can help manage expectations and keep you informed, so you’re prepared if there are delays or if your move-in date needs adjusting.

4. Escalation Clauses

Be aware that many builder contracts contain escalation clauses. This clause allows the builder to raise the price if material or labor costs increase during construction. An experienced real estate agent will ensure you understand these terms, so there are no surprises.

5. Deposit and Trust Accounts

Builder deposits can range from 5% to 20%, depending on the builder. Ask if the deposit will be held in trust or used to fund the construction. If it’s not held in trust and the builder faces financial issues, you risk losing your deposit. Your agent will guide you on reputable builders and can help clarify these critical financial details.

6. Hidden and Additional Costs

Beyond the base price, new homes often come with additional costs, such as landscaping, appliances, or even window treatments, that may not be included. Agents can help you get a complete picture of these costs and identify upgrades that could increase your home’s value.

7. Mortgage Considerations for New Builds

Financing a new build can come with unique challenges, especially for longer timelines. Interest rates may change over the construction period, and mortgage terms could vary. Your agent can help connect you with mortgage specialists who understand new construction, ensuring your financing aligns with your plans.

8. Walkthroughs and Inspections at Key Stages

A home inspection is vital, even for new builds, to ensure everything meets quality standards. Arrange walkthroughs at key stages of construction, like framing, electrical, and the final inspection. Agents can coordinate these walkthroughs to help you spot any issues early on and keep you engaged in the process.

9. Community Development and Amenities

If you’re buying in a new community, consider the future development plans. Many new communities offer added amenities like parks, schools, and shopping centers that increase property value and improve your quality of life. Agents are familiar with local development plans and can help you choose a location with desirable amenities.

10. Resale Considerations for Builder Homes

While new builds are highly customizable, it’s wise to consider features that enhance future resale value. Upgrades like a finished basement, energy-efficient appliances, and high-quality materials can make your home more attractive down the line. Your agent can advise you on which upgrades may add long-term value and appeal to future buyers.

What If You Have a Home to Sell?

If you’re buying a new build and have a home to sell, it’s important to consider how the timing of your sale will align with your new home’s possession date. This is usually less of an issue with spec homes since possession typically happens within 0 to 4 months. However, with custom-built homes, possession can take 8 to 18 months, and the real estate market can change significantly during that time.

For example, if you’re counting on your current home’s value in today’s market to finance your new build, there’s a risk that market conditions might shift, potentially impacting your financial plans. This is where having a REALTOR® by your side is invaluable, as they can guide you in planning and timing both your sale and purchase.

Curious about how to navigate selling your home while buying a new build? Check out my upcoming blog post, "What to Do When You Have a Home to Sell While Buying a New Build," where I’ll dive into strategies for managing overlapping timelines, market risks, and financing options.

Final Thoughts: Why You Need a Real Estate Agent

Working with a real estate agent when buying a builder home can be a game-changer. Builders’ sales representatives work for the builder, not for you. An agent will help you navigate the builder’s contract, protect your interests, and keep you informed at every stage. They’ll ensure you’re aware of your rights, help with any negotiations, and address potential issues before they become significant problems.

To ensure you’re fully protected, take your agent with you to the first visit to any builder’s show home or sales center. This step is essential for registration, allowing your agent to represent you throughout the transaction. Once registered, you can visit the property as much as you like, but it’s still wise to keep your agent involved for their guidance and support.

If you're considering buying a home from a builder and want expert guidance, I’m here to help every step of the way. Contact me today to make your new home purchase a smooth and successful experience!