A small Old East Village home. A focused plan. Sold firm in two days.

The situation: a family ready for more space

The family had outgrown their small, late-1800s home in Old East Village. As their son got older, they needed more space. Selling this house was the next step toward a larger home.

The property was generally in good condition. The challenge was presentation: in a compact home, everyday belongings can quickly make rooms feel crowded. We needed buyers to see the space clearly and picture how they could use it.

What the home actually needed

Lindsay and I met with the sellers and reviewed a comparative market analysis—a look at comparable sales to help us discuss the home's expected market value. We were aligned on that value before moving ahead.

We didn't try to turn the house into something it wasn't.

It was a small older home. Our plan was to present it as well as possible, deal with specific preparation items and price from market evidence. A major renovation wasn't the approach we recommended for this listing.

Preparing the property

Decluttering was a big part of the work. With limited space, removing excess belongings helped the rooms feel less crowded and made their layout easier to see.

The preparation also included painting, repairing the garage door, and pressure washing the house and driveway.

Ashley Queen provided a staging consultation, including advice on paint and preparation. The property was then fully staged. The focus was on helping buyers understand the home, rather than asking them to look past a long list of unfinished jobs.

These were targeted changes to a home that was already generally in good condition. They weren't a promise that every older house needs the same work before it goes on the market.

Pricing and the launch plan

The comparative market analysis gave us a shared starting point for the pricing conversation. The sellers and agents were aligned on expected market value, so preparation and marketing could follow one clear plan.

The aim was straightforward: show the home at its best, use comparable sales to inform the price, and make sure people nearby knew it was coming to market.

For a broader look at the process, see my guide to selling a home in Old East Village. This case study is one example of how a plan came together for a particular property.

Marketing beyond MLS: on foot in Old East Village

I spent a lot of time on foot around Old East Village for this listing. I'd knock doors and hand-deliver flyers for hours, stop at Artisan Bakery on Dundas for a coffee, then head back out and keep going.

I personally door-knocked hundreds of homes, covering a large radius around the property. This wasn't just online advertising or a single flyer drop. It meant returning to the neighbourhood at different points in the sale.

Neighbours heard from us in three rounds:

1. Before the home came to market. I hand-delivered coming-soon flyers explaining that the property would be available and asking whether they knew someone who might be interested.
2. Before the open house. I went back with invitations so nearby residents could pass the details to friends or family.
3. After the sale. Another neighbourhood campaign shared the result.

That gave people more than one chance to hear about the home. It also meant they could speak to me directly and ask questions.

Coffee break at Artisan Bakery during a day of canvassing in Old East Village.

Why the neighbourhood outreach mattered

A neighbour may not be moving, but they may know someone who is. Repeated outreach gave people more than one opportunity to hear about the home and pass the information along.

Some neighbours told me they wished their own agents had done that level of neighbourhood outreach. That feedback reinforced the value of showing up and having conversations, rather than relying only on people finding a listing online.

The eventual buyer was downsizing and had a family connection to someone living only a few streets away. That is a meaningful local connection, but it does not establish how the buyer first found the listing. I can’t know exactly which marketing touch first brought the buyer to the listing, so I wouldn’t claim the door-knocking caused the sale. What I can say is that the neighbourhood had heard about the home repeatedly before and during the launch.

To understand the surrounding area, explore the Old East Village neighbourhood guide.

The result: firm in two days, over asking

885 Dufferin Avenue sold firm in two days and over the asking price.

For the sellers, the sale was part of their move toward a larger home. For the buyer, it was a downsizing move with a family connection nearby. Different needs brought both sides to the same small house.

The result belongs to this listing. It is not a promise about how quickly another property will sell or what price it will achieve.

What another seller can learn

• Start with what the home needs. This property called for focused preparation, not a major renovation.
• Give a small home room to breathe. Decluttering and staging helped buyers see the layout and usable space.
• Agree on the pricing approach early. Reviewing comparable sales gave the sellers and agents a shared starting point.
• Remember the people already nearby. Neighbours can share a listing with someone who wants to be closer to them.
• Keep effort and outcome separate. Preparation and outreach were parts of the plan. One sale cannot tell us exactly how much each activity contributed.

Jared and Maaike's experience

“Zach and Lindsay recently helped our family sell our current home and find our forever home. From the moment we met them for an interview, we felt like we were just sharing our dreams with friends, not business partners. They kept us at ease throughout the process and even offered to help paint and get our house ready to hit the market. They worked tirelessly to promote the listing, which translated to a very quick sale (only 2 days on market). If you're looking to buy or sell in the London area, this is the team for you!”

Their experience is specific to their sale and purchase.