Sold is a strategy, not a sign on the lawn.

A smaller, better-prepared buyer pool

Above $1.5 million there is no insured mortgage: buyers need at least 20% down. Most are move-up buyers with a home of their own to sell, so they buy carefully and on their timeline, not yours. We have negotiated for buyers at $2.4M, $2.24M and $2.075M, so we know what they pay for and what they walk away from.

Pricing precision

At this level there may be three true comparables in a year, not thirty. We price from the closest sales street by street, adjust for lot, layout and condition, and tell you the range in writing before you list. Overpricing costs more here: a home that sits is the home buyers at this level assume something is wrong with.

Staging and preparation

We walk the house room by room and tell you what is worth doing and what is not. At this price, staging is not decoration; it is how a buyer pictures their own life in the space.

Marketing

Magazine-grade photography, cinematic video and a 3D tour, the standard on every listing we take. At this price the media does the work of the first showing, so it has to be right.

Private showings

Showings by appointment, attended by our team. Your home is not an open house unless you want it to be.

Discretion

Your address and sale price appear in our record only with your OK. If you would rather your sale stay off our site, it does.

Local depth

Four separate transactions on a single Parkview Hills crescent in East York, on both sides of the table, including buyers represented above $2 million. That is what knowing a street actually means.