How We Price Your Markham Condo Accurately

Thinking about selling your condo and worried about leaving money on the table? You are not alone. Many owners in Markham and nearby Durham communities like Hampton want a price that is both competitive and defensible. In this guide, you will see the exact, data-backed framework we use to price your condo with confidence so you avoid underpricing and slow, painful price cuts. Let’s dive in.

Our goal: a defensible price

Your asking price should reflect today’s market and the specific strengths of your unit. We build a pricing matrix that starts with the right comparable sales, then apply measured adjustments for verified size, floorplan, exposure, renovation level, parking and locker, floor height, condo fees, and building health. The result is a clear price range with a recommended strategy that fits your goals.

Verify your square footage first

Size drives value, so we begin by confirming usable living area. We cross-check builder floorplans, condo corporation records and past listing data, and we recommend professional measurement if anything conflicts. We do not rely solely on MLS or MPAC when numbers do not match. Using a consistent measurement standard helps ensure you are compared fairly to recent sales.

Start with like-for-like comps

We prioritize closed sales of the same or closest floorplan in your building. If exact matches are limited, we extend to adjacent floor ranges and similar exposures and make careful adjustments. Our primary window is the last 3 to 6 months. In low-turnover buildings, we may look back up to 12 months and document why those sales are still relevant. We also note special conditions like assignments, unusual incentives, or inclusions that inflate or depress price.

Key adjustments that move price

Floorplan and layout premiums

• Corner units often earn a premium for light and cross-ventilation.
• Wider living spaces and split-bedroom layouts can attract more buyers.
• Larger, usable outdoor spaces like terraces add value when private and functional.

Exposure and view

• Unobstructed park or green-space views tend to be preferred.
• Orientation matters for sunlight and comfort. South often feels brighter, while east and west have different light profiles.
• Busy road or mechanical views can require discounts due to noise and privacy.

Renovation scope and workmanship

• Cosmetic updates help marketability but offer modest premiums.
• Professionally executed kitchen and bath renovations can justify larger adjustments when aligned with buyer tastes.
• Mechanical upgrades like HVAC can reduce objections and support value. Where permits were needed, we verify them.

Parking and locker

• Underground, well-located parking and a large locker generally command premiums.
• Confirm what each comparable included so we adjust apples-to-apples.

Floor level

• Higher floors often earn a premium for views and privacy.
• Lower floors may require a discount if noise or security perceptions affect demand.

Condo fees and assessments

• Higher monthly fees reduce buying power and can pull prices down.
• We review reserve fund health and any planned capital work to understand buyer risk and price sensitivity.

Building and condo corporation health

Before pricing, we review the Status Certificate and recent AGM minutes to check reserve funds, upcoming capital projects, legal matters, and rules around rentals and renovations. Special assessments, cladding or parking structure work, or any major repair plans can affect value. In older buildings, we look closely at recent maintenance and reserve fund studies. In newer ones, we confirm warranty items and any known issues. For buildings like Hampton Green and similar communities, low turnover means the details in the condo documents matter even more.

Market context in Durham and York

Pricing is not static. We layer in short-term market trends across Durham Region and York Region, including sales pace, average days on market, and inventory levels. In a rising market, the most recent closings may understate current value. In a softer market, older comps may overstate value. We adjust directionally so your price reflects where the market is heading, not just where it has been.

Our step-by-step workflow

1. Collect base data
   • Confirm legal unit details, inclusions like parking and locker, original floorplan, and past listing records.
2. Verify size
   • Confirm usable living area with builder plans or on-site measurement.
3. Pull comps
   • Gather closed sales and active competition in your building and nearby comparable buildings, prioritizing the last 3 to 6 months.
4. Review condo docs
   • Order and review the Status Certificate, reserve fund and rules that affect resale.
5. Inspect the unit
   • Document condition, renovation scope, and any features or defects that influence buyer perception.
6. Adjust comps
   • Apply measured adjustments for size, exposure, floorplan, renovations, parking and locker, floor level, and condo fee differences.
7. Overlay the market
   • Consider current momentum and inventory so pricing is aligned with the near-term trend.
8. Deliver a price range
   • Present a defensible range with a recommended list price and negotiation plan.

What you receive from us

• A comp worksheet that documents each comparable and our adjustments
• Verified floorplan and measured square footage, or the source used
• A summary of condo corporation health based on the Status Certificate
• Comparable photos and notes that show material differences
• A timing and pricing strategy that covers best weeks to list and how we will respond to feedback

Local checks in Hampton and nearby communities

In Hampton and the Durham market, we account for proximity to commuter routes, transit plans, employment centers, parks, and waterfront access that influence demand. We also watch for new condo completions that may add supply. In low-turnover buildings, we broaden the lookback window, then fine-tune adjustments for floor level and view to keep your price grounded in real buyer behavior.

Why not just list high?

Overpricing slows momentum and invites price cuts. Serious buyers compare your unit against recent closings and active competition. A data-backed list price that reflects your unit’s strengths will draw more qualified showings and stronger offers. Our aim is simple: position your condo to sell at the top of its true market range without chasing the market.

Ready to price with confidence?

If you are preparing to sell in Markham or in nearby Durham communities like Hampton, you deserve a clear, defensible price and a thoughtful plan. Let us show you the full picture and take the guesswork out of your next move. Connect with the team at Walker Parker Real Estate to get started.

FAQs

How do you verify my condo’s square footage for pricing?

• We confirm usable living area using builder floorplans, condo corporation records, and professional measurement when needed, rather than relying only on MLS or MPAC.

What if there are no recent sales in my building?

• We extend the lookback up to 12 months and use the closest floorplan, exposure and floor range, then apply documented adjustments to maintain accuracy.

Do renovations always increase my sale price?

• Cosmetic updates help marketability, while professionally done kitchen or bath renovations can add more value when they match buyer preferences and are properly permitted.

How do condo fees and assessments affect price?

• Higher fees reduce buyer purchasing power and often require a price adjustment, and upcoming special assessments or major repairs can further impact value.

How do you handle exposure and view differences between units?

• We match comps by exposure where possible and adjust for unobstructed green-space views, busy roads, noise or privacy factors to reflect real buyer preferences.