Sell your home in York Region, Uxbridge and Simcoe County
Know your number before you list: your likely selling range, your estimated proceeds after selling costs, and which preparation is worth the money. Then you decide, including whether waiting is the better move.
Matthew Gizzie, REALTOR®, Keller Williams Realty Centres, Brokerage. I live in Uxbridge and help sellers in Newmarket, Aurora and across York Region, and in Simcoe County communities including Bradford and Barrie.
5.0 on Google from 24 reviews · Updated October 21, 2026
What the latest numbers mean for your sale
Loading the latest Newmarket report…
Town-wide figures for all home types. Your home’s range depends on its street, lot, size and updates, which is what your Market Position Report measures.
Months of inventory is how long current listings would take to sell at this month’s pace of sales. The higher it is, the more choice buyers have.
How I price your home, and what’s worth fixing
How I set your price
- Comparable sales, chosen by hand for size, lot, layout and location, not just postal code.
- Current competition. Buyers compare your home with what’s listed today, not last spring’s sales.
- This month’s market. Inventory, days on market and sale-to-list ratios show who has the leverage.
- Your home. Updates and when they were done, condition, lot, basement and suite potential.
Value and list price are kept separate. Value is what the evidence supports. List price is a strategy for drawing the right buyers in this market.
What’s worth doing before you list
- Usually worth it: decluttering, a deep clean, neutral paint touch-ups, small repairs an inspector would flag, and curb appeal.
- Usually not: a major renovation just before listing. Buyers rarely pay back the full cost.
- It depends: kitchens, flooring or a finished basement. I check what comparable homes with and without them sold for before you spend.
Rural, condo, basement-apartment and custom homes need more than an online estimate. They get extra analysis, and I’ll tell you up front if a detail could change the range.
What selling costs, and what I cover
Most of a seller’s costs come out of the sale on closing day. Here’s what to plan for, and what I take care of when I list your home.
- Real estate commission, plus 13% HST. It’s negotiable and set out in your listing agreement.
- Your mortgage payout, and any prepayment penalty. Your lender sets the penalty.
- Legal fees and disbursements, including the mortgage discharge.
- Preparation and repairs. Part of this can come from the credits below.
- Moving costs. Covered up to $5,000 if you also buy your next home with me.
- Tax may apply depending on how the property was used and whether it fully qualifies for the principal residence exemption. Confirm with your accountant.
- Ontario land transfer tax. The buyer pays it.
- Your marketing. Photography, video, tours and ads are on me (below).
Included when I list your home
HD photography, a 3D virtual tour, 4K video, drone footage, floor plans, designed marketing materials and a targeted Facebook and Instagram ad campaign. Estimated value $2,500+.
Staging advice and coordination of furniture rental or rearrangement, plus select décor and accent pieces such as artwork, mirrors and lighting. Estimated value $1,000+.
Toward landscaping, lawn care or minor outdoor work before your home goes on the market.
Toward fresh paint or minor repairs that help your home show. The amount is set in your listing agreement.
Applies only when you sell your home and buy your next one with me.
See the marketing on a real listing
From one of my recent Simcoe County listings: a twilight exterior, full interior photography, drone aerials, a listing video and an interactive floor plan tour.
How it works
- Each service, credit and condition is written into your listing agreement before you sign.
- Estimated values are approximate and vary with the property.
- Need something else to make your sale work? Ask. If it’s reasonable, we’ll put it in writing.
From first meeting to closing, in six steps
You’ll know what happens at each stage, what it asks of you, and what you get.
Pricing consultation
Your goals, timing and the Market Position Report, in person or by video.
You get: a price strategy and a projected net proceeds sheet.
Listing agreement
I walk you through it before you sign. Every service, credit and condition is in it.
You get: an agreement you understand.
Preparation
We walk the home together and decide what’s worth doing. The staging consultation and credits apply here.
You get: a short, prioritized prep list.
Launch
Photography, 3D tour, 4K video, drone, floor plans and ads go live with your MLS® listing.
You get: your home shown properly from day one.
Showings
You set how showings are approved and how much notice you need. Plan where you’ll go, and put away valuables and medications. I pass on agent feedback as it comes in.
You get: regular updates on activity, feedback and competition, and a new plan if the evidence calls for one.
Offers to closing
I present every offer with what you’d net from each, negotiate price and terms, and work with your lawyer through conditions to closing.
You get: decisions made on your net result, not just the headline price.
Selling during a life change
What clients say
“He listened to my needs; provided a comprehensive market evaluation; was available to answer any questions I had and delivered on his promises.”
“The amount of time, effort, and care he put into selling my property was truly exceptional.”
“He takes a structured approach to preparing homes before they hit the market and focuses on the details that influence how a property shows to buyers.”
Seller FAQ
What does it cost to sell a house in Ontario?
The main costs are real estate commission plus 13% HST, your lawyer’s fees and disbursements, paying out your mortgage and any prepayment penalty, and moving and preparation. In Ontario the buyer pays land transfer tax, not the seller. Commission is negotiable and set out in your listing agreement. The Seller Net Proceeds Calculator runs your own numbers.
How do you decide what my home is worth?
I weigh four kinds of evidence: recent comparable sales chosen by hand, the homes competing with yours today, this month’s market conditions, and your home’s condition and updates. You see which homes I used and why. A home visit isn’t required, but I recommend one for the most accurate range.
How long will it take to sell my home?
It depends on your price, your home type and your town’s market. Months of inventory for your town (above) shows how much choice buyers have right now, but no town-wide figure predicts how long one home will take. Your Market Position Report shows how comparable homes near you have been selling, and pricing against today’s competition matters most.
Should I sell first, or buy first?
Selling first tells you your exact budget, but you may need somewhere to live in between. Buying first secures your next home, but you may carry two properties or need bridge financing. Making your purchase conditional on selling is possible, but it usually weakens your offer. We map out your dates and cash before you list, and talk to your lender about bridge financing early.
Do I need to renovate before I sell?
Usually not. Small, visible fixes and a clean, uncluttered home tend to matter more than a renovation. Before you spend on anything bigger, I compare what similar homes with and without that update sold for.
What happens if my home doesn’t sell?
We look at the evidence together: showings, feedback, and what has sold or is still listed nearby. Then I recommend a specific change to price, presentation or timing, or tell you if waiting makes more sense. Your listing agreement sets the term and what happens when it ends.
Can I sell privately or with a flat-fee MLS® listing?
Yes. The listing fee may be lower, but services and payment timing vary by provider, and some tasks, such as pricing, showings, negotiation or paperwork, may fall to you. Compare on what you keep: run the calculator at each commission rate, then ask how much higher a sale price would need to be to cover the difference.
Is the Market Position Report really free?
Yes. There’s no cost and no obligation to list. Most reports arrive within one business day once I have what I need. I follow up once, and you won’t be added to a mailing list unless you ask.
Local market reports, updated monthly
Prices, sales, inventory and days on market from MLS® data, town by town.
NewmarketAuroraEast GwillimburyGeorginaWhitchurch-StouffvilleRichmond HillMarkhamVaughanUxbridgeBradford West GwillimburyBarrieYork Region
Start with your number.
A written Market Position Report: your likely selling range, the sales behind it, and the homes you’re competing with. Free, with no obligation to list.
Not ready to sell? Get Neighbour Alerts when homes near you list or sell.
Updated October 21, 2026. Market figures come from my monthly town reports, based on HabiStat MLS® data. Included services, credits and their conditions are set out in your listing agreement with Keller Williams Realty Centres, Brokerage; estimated values are approximate. General information only, not legal, tax or mortgage advice. Not intended to solicit sellers already under contract.
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