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Your home shows exceptionally well. Your agent priced it carefully, and by every reasonable measure, there’s no reason it shouldn’t have sold by now. And yet the offers haven’t come.
Buyers in Calgary have far more choice this year, and that choice is slowing their decision-making. Builders have become laser-focused on promotions and putting their best price forward, which pulls down some of the value in the resale market. Government programs like the new GST rebate for first-time home buyers add another option to the mix. When buyers slow down, sellers slow down with them. The person walking through your door now has real alternatives, and they know it.
There are three things that sell a house. Your price, your promotion, and your product.
1. Product is the easiest to rule out. If your home is showing exceptionally well and there’s nothing left to fix or freshen, you’ve checked that box. Most sellers who feel stuck have already handled this part.
2. Showings but no offers means it’s your price. People are walking through, so the promotion is working and the product is holding up. They’re just not writing. When that’s the pattern, you’re sitting right at the price where offers start showing up, typically 3% to 5% above it. It’s also worth pulling recent sales activity in your community, because the market is fluid. Something that felt accurate 30 days ago might need adjusting now.
3. No showings at all means it’s promotional. Do your photos show your home at its absolute best? Do you have virtual tours? And here’s the one most sellers overlook: are you showing the neighbourhood as a whole? If people aren’t interested in the community, it doesn’t matter how much they like your home. They’re not going to move there.
If you’ve worked through all three and you’re still not seeing activity, it’s time for a complete reset. Pull the property off the market. Freshen up the photography and make sure it reflects the season we’re actually in, because snow in the photos when we’re in spring makes a buyer think this home has been sitting. Then relist.
Your property goes back to the top of every buyer’s inbox as if it’s brand new, and the public sites reset your days on market to zero instead of letting it climb past 45 days and into two months. That’s a position you never want to be in, because a listing that sits starts to make buyers wonder what’s wrong with it, and it changes how they approach an offer when one finally comes.
If your property has been on the market and you’re just not sure what else to do, reach out. I’m happy to do a deep dive and a mini consult, so you can get a different set of eyes on your listing and a few tips on what to adjust. Call or text at 1-587-200-2728, email erin@reevesrealty.ca, or visit reevesrealty.ca. Looking forward to connecting and helping where we can.
