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One of the biggest pricing mistakes I see in North York is this:
Homeowners using old peak prices to decide today’s value.
I understand why.
You remember what your neighbour sold for in 2021.
You remember headlines from 2022.
You remember when homes were selling in one week.
But today’s buyers are not looking at 2021.
They are looking at the last 90 days.
That’s it.
In this market, the 90-Day Reality Rule matters more than anything else.
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Why 90 Days?
Because buyers only care about what has actually sold recently.
Not what was listed.
Not what someone hoped to get.
Not what sold two years ago.
Only what successfully closed in the past 60 to 90 days.
That is the real market.
Everything older than that becomes less relevant very quickly.
The market mood changes.
Interest rates change.
Buyer confidence changes.
But many sellers are still anchored to past numbers.
That gap creates overpricing.
And overpricing creates silence.
Here’s the Simple Action Step
Before thinking about your price, check four things:
• Same street (or very close)
• Similar lot size
• Similar layout
• Sold within 90 days
If those four don’t match, the comparison is weak.
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For example:
A home on a quiet interior street is not the same as one backing onto a busier road.
A pie-shaped lot is not the same as a narrow lot.
A home with natural south-facing light behaves differently from a darker layout.
Buyers notice these details.
So should sellers.
What I Often Hear
“But my neighbour sold for much higher.”
I usually ask:
“When did they sell?”
If the answer is 12–24 months ago, that number is history.
Not strategy.
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市场只看最近的成交，不看过去的高点。
The market only respects recent sold data, not past peaks.
Why This Rule Protects You
When pricing aligns with recent 90-day sales:
• Showings feel steady
• Buyers feel comfortable
• Negotiations are cleaner
• You maintain leverage
When pricing is based on older high points:
• Activity slows
• Buyers hesitate
• You adjust later under pressure
And adjusting later is always harder.
The first impression matters too much.
My Honest Advice
If you’re thinking about selling in the next 6–12 months, start watching the last 90 days now.
Not casually.
Carefully.
Watch homes similar to yours.
Study how long they take to sell.
Notice if they needed price adjustments.
That information is more valuable than any headline.
Real estate is not about what the market once was.
It’s about where it stands today.
And today is always measured by the most recent 90 days.
Everything else is just noise.🏠
Richard Wang 