Everything you need to know about selling your home in Calgary.
From first conversation to keys in hand — the full process, no fluff.
Seller Strategy Session
Before anything is listed or signed, we sit down. This first meeting takes about an hour — and it's the most important hour of the entire selling process.
We start by understanding why selling is a priority for you right now. What are your goals? What situation do you need to be in to achieve your real estate objectives? The answers to these questions shape every decision that follows, from pricing strategy to marketing approach.
We walk you through the market: where it currently stands, how it affects your property specifically, and what realistic expectations look like. There are no surprises here — we lay out the full picture so you can make informed decisions with confidence.
One of the most critical things we cover is the costs of selling. You need to know your net before anything else — the proceeds you'll actually walk away with after all fees, legal costs, and obligations are settled. We break this down in detail.
We also cover our marketing strategy. When you hire a realtor, you're hiring them to market your home. Our listings rank on YouTube and across digital channels — that's not accidental. We finish by outlining clear next steps so you know exactly what to expect from here.
"From our first meeting to signing listing documents typically takes about three days. Most clients are ready to move forward shortly after — because they finally have the full picture."
In Your Strategy Session
- Why you're selling and what your goals are
- Timeline and target possession date
- Full market overview and how it affects your home
- Costs of selling — complete breakdown, no surprises
- Our marketing strategy (video, digital, pre-marketing)
- Who you're working with — our team, our philosophy
- Next steps and what to expect from here
Preparation
Once you sign the listing documents, things move fast. The listing agreement is the commitment between both parties — nothing is triggered until it's signed.
Immediately after signing, we set up the for sale sign. It's a simple step, but it works: we've sold properties before they even hit the market just from sign visibility. You'll be onboarded to the ShowingTime app, which lets you manage and approve showings directly from your phone.
On the documentation side: if you own a house, we'll ask for a current Real Property Report (RPR). If you own a condo, we'll coordinate condo documents. We'll also ask for keys and your alarm code if applicable.
Now comes the part most sellers get wrong. There's a critical distinction between a repair and an improvement. A repair fixes something that's broken — you can't expect to recoup that cost because it shouldn't have been broken in the first place. An improvement is an upgrade — new flooring, updated kitchen, refreshed fixtures — and this can genuinely add value.
We'll discuss what repairs are non-negotiable and what improvements make sense for your price point and market. Once we have a clear picture, we'll schedule the professional photographer and measurements, and where timing allows, shoot the listing video before going live.
"A repair fixes what's broken. An improvement adds value. Don't confuse the two — and don't spend money on improvements expecting a dollar-for-dollar return unless we've confirmed the market supports it."
Preparation Checklist
- Sign listing documents
- For sale sign installed
- ShowingTime app set up and configured
- Real property report (houses) or condo docs ordered
- Keys and alarm code provided
- Repairs vs. improvements decided
- Declutter, depersonalize, deep clean
- Professional photographer and measurements booked
Want to know exactly what your home is worth?
Book a free home evaluation — we'll run a full Comparative Market Analysis and tell you exactly where your property sits in today's market.
Go Live
Your home is now active on realtor.ca and across our marketing channels. The video drops. The exposure begins.
The biggest complaint sellers have about their realtors is silence after listing day. You stop hearing from them. That's a disservice to you — and it's not how we operate.
Markets shift. Competing listings come and go. Buyer sentiment changes week to week. We have to stay in front of it, and we do. You'll hear from us every single week with a structured update covering what's happening with your listing and how we're responding.
Assuming your home is priced at realistic market expectations, the live period typically runs up to three months before an offer is received. If we need to adjust based on market feedback, we'll tell you why and what the adjustment should be — before it becomes a problem.
What You'll Hear From Us
- Showing feedback from buyer's agents
- New competing listings that entered the market
- Recent comparable sales (what buyers are paying)
- Current days on market for similar properties
- Any recommended pricing or strategy adjustments
- Monthly Calgary market update when timing is right
Offer Received
An offer comes in. We review it together immediately — this is a 24-hour window, and negotiation moves fast.
Price is the first and most obvious lever. But it's not the only one. A strong offer is about more than the number on top — it's about the complete package of terms.
Possession date is typically 30–45 days. If the buyer is asking for longer, we'll factor that into our counter. Deposit signals seriousness: $5,000 for a condo, $10,000 or more for a house — and we'll ask for more if the possession date extends past 45 days or the purchase price is above $500K.
There will likely be conditions attached — financing, home inspection, and for condos, condo document review. We'll walk through these in detail in the next step. One term that almost always appears: a walkthrough clause allowing the buyer to view the property within 24 hours of possession to confirm the home is in the same condition as agreed.
Offer expiry is typically same-day. We accept, counter, or decline — and we negotiate until we reach terms that work for you, or walk away cleanly if they don't.
What's Typically Negotiated
- Purchase price
- Possession date (typically 30–45 days)
- Deposit ($5K condo / $10K+ house)
- Conditions (financing, inspection, condo docs)
- Walkthrough clause (within 24 hrs of possession)
- Offer expiry (usually same day)
- Inclusions (appliances, fixtures)
Conditional Period
Your home is conditionally sold. This is real — but it's not final yet. The conditional period gives the buyer a defined window to satisfy the conditions attached to their offer.
First, we fill out the conditional disclosure document. This shows the public and other realtors exactly where your listing stands. You have options: take the property completely off the market, or keep it active with disclosures so additional showings can still happen. We'll walk through which approach makes more sense for your situation.
The conditions vary depending on what you're selling. Condo sellers will need to provide condo documents for the buyer's review on top of the standard conditions. House sellers typically deal with financing and home inspection conditions.
No home is perfect. Something usually comes up in an inspection. If it does, we have options: you can fix it, deduct the cost from the purchase price, or negotiate a credit. Whatever is agreed upon gets documented in a written amendment.
Three Typical Conditions
Financing, condo document review, and home inspection. Condo docs must be provided promptly after the offer is accepted.
Two Typical Conditions
Financing and home inspection. Inspector findings may trigger an amendment for repairs or a price adjustment.
Your Options
- Fix the issue yourself before possession
- Deduct the repair cost from the purchase price
- Offer a credit in lieu of repair
- Negotiate an amendment — changes documented in writing
- Walk away if no agreement can be reached
Inspection findings rarely kill deals. Most are resolved through amendment. This is a normal part of the process, not a red flag.
Firm Offer
The waiver arrives. Your home is sold.
When the buyer submits their waiver — confirming they've satisfied all conditions — the deal becomes firm. This is the moment the sale is locked. We'll send you an email outlining exactly what happens next and what you need to take care of before possession day.
You'll need to provide your lawyer's information if you haven't already. Don't have one? We have contacts we trust and can make a recommendation. Your lawyer will represent your interests at closing, receive the funds, and ensure all documentation is in order.
Now's the time to start canceling services tied to the property — utilities, internet, insurance — and updating your address with banks, government, and vendors. If there were inspection items agreed to in an amendment, fulfill those before possession.
About a week before possession, you'll see your lawyer to sign the closing documents. Bring ID. Read what you're signing.
What to Do After the Deal is Firm
- Provide your lawyer's contact to the team
- Complete any inspection amendment items
- Book movers and coordinate your own possession
- Cancel utilities, internet, and home insurance
- Update your address (CRA, banks, mail, subscriptions)
- Sign closing documents with your lawyer (~1 week out)
- Clean the home thoroughly before vacating
Possession Day
This is the day everything lands.
By noon, your lawyer has received the buyer's funds and confirmed everything is in order. They call us — the listing agents — and let us know the keys are releasable. We notify the buyer's agent. They go to the property, access the lockbox, and hand over the keys.
You've done your part. The home is clean, vacated, and in the condition you agreed to deliver it. Your contractual obligations are complete. You get paid.
The entire process — from the first hour in our office to this moment — was designed to get you here without surprises. No last-minute panic, no confusion about what's happening next. Just a clean, complete sale.
"The seller's lawyer calls us when funds are confirmed and keys are releasable. That call is the signal — everything worked. You're done."
Possession Day Sequence
- Seller's lawyer confirms funds received
- Lawyer calls listing agent — keys are releasable
- Listing agent notifies buyer's agent
- Buyer accesses lockbox and takes the keys
- Buyer completes their walkthrough
- You receive your net proceeds
- You're done.
Costs of Selling Your Home
No surprises. Here's exactly what you'll need to budget for before you see a dollar of your net proceeds.
What Sellers Ask Us Most
Straight answers to the questions we hear from Calgary sellers every week.
Ready to find out what your home is worth?
The strategy session costs nothing. We'll run a full market analysis, walk you through the complete process, and tell you exactly what you'll net — before you commit to anything.
