How I sold a townhouse in Brampton

The situation

She’d bought the house new from Townwood in October 2009 for $327,035 and never left it. In 2018 she bought her spouse out for $340,000 and carried the mortgage on her own, with roughly $320,000 still owing when she decided to sell.

Forty-six years in insurance and financial planning. Ten at Canada Life starting at nineteen, fourteen at London Life, then twenty-two as principal advisor at her own firm. She was retired by the time she sold, and her reason was simple: "I just want to simplify my life at this point."

That matters for how this goes. This wasn’t someone who needed the market explained to her. She read contracts for a living.

She wasn’t shopping for an agent. She’d been loyal to the same Realtor for more than twenty years and was planning to go back to him. She found me on YouTube instead.

First contact March 22, 2026. Intro call March 30. Staging walkthrough April 10. Live May 1, six weeks from her first message to launch.

What made it hard

The same house had been listed once before, back in January 2014, by her longtime agent, at $428,800. It was suspended after nine days with no sale.

Three things worked against a higher number. The basement was unfinished, and the comparable sales nearby had finished ones. The furnace and the roof were both original to the 2009 build, which hands a buyer’s inspector leverage in every negotiation. And a section of the main floor hardwood had been resanded after a kitchen fire during COVID and didn’t match the rest.

What the numbers said

In April 2026, 51 attached and row townhouses sold in Brampton at an average of $767,488 and a median of $760,000. The typical one took 25 days and sold for 99% of what it asked. March had run almost identical.

So $775,000 was an ask slightly above the average sale price for the type, in a market where almost nobody was getting a premium. MPAC had the house assessed at $463,000.

What I recommended

List at $775,000, 81% above the 2014 ask on the same house.

Lead the marketing with what the comparable townhomes didn’t have: three parking spaces where most offer two, and a corner end-unit position with no neighbours on two sides.

Get ahead of the furnace and the roof before listing instead of defending them mid-negotiation.

Don’t call the counters granite. They’re cultured granite, and calling them granite would be wrong.

Launch into the first week of May with two open houses that weekend.

What I did

• Occupied staging across ten spaces, booked with Straightened Spaces, team on site April 28.
• Professional media shoot April 29, 11am to 4pm, seller out of the house.
• Live May 1, with listing copy that argued the end unit against the interior units in the same row from the first sentence.
• Two open houses that first weekend, one 1pm to 3pm and one 3pm to 5pm.
• Three Instagram posts, two short-form video scripts, a LinkedIn post, and a dedicated open house page, all drafted before launch.

What happened

An offer at $820,000 was accepted on the Sunday, the third day it was listed. That’s $45,000 over the ask, 106% of list, against a Brampton townhouse market running at 99%.

Conditions on inspection and financing cleared within the week. Seven days on market.

Showing requests kept arriving, and getting turned down, for two more days after the offer was accepted.

It closed July 30, 2026.

In their words

“He did an excellent job describing the unique features inside and outside of my corner lot row Townhome compared to the linked units in the row. We professionally staged the property nicely, and multiple offers were received within the first 24 hours. My home was sold before the second open house on the third day listed.”

LadySoul5872, Google review, May 2026