Your Guide to Selling a Home in Vancouver

Before the listing goes live, we walk through the property with you, set a price range, confirm the marketing plan and build a clear timeline for staging, preparation and the sale.

Pre-listing activities

1. We start with a detailed walkthrough to understand the property and what matters most to you.
2. A price range is set using market data, comparable sales and local conditions.
3. The marketing plan is confirmed and all documentation is reviewed and approved.
4. We create a clear timeline for staging, preparation and the sale process. A staging plan and repair recommendations are provided so everything moves forward smoothly and on schedule.

How we prepare your home

Staging, presentation and coordination are handled with care:

• Our team develops and executes a clear, room-by-room staging plan for both interior and exterior spaces, ensuring every area is thoughtfully considered.
• We define roles and responsibilities upfront, so expectations are well defined and the process runs smoothly.
• We handle furniture placement to highlight space, flow and the home’s key features.
• Final details are completed by our team using select pieces from our in-house staging collection to bring the presentation together.

Staging to sell

We include professional staging as part of our listing service to ensure the home is presented at its best from the beginning. Our team manages the entire staging process, focusing on layout and presentation so buyers can immediately understand and appreciate the space. This approach strengthens first impressions while reducing the time, stress and expense sellers often face when preparing a property for sale.

Why we stage:

• Supports stronger offers. Staging helps buyers see the space clearly and imagine how it can be used, which often leads to stronger offers and more competitive interest.
• Reduces time on market. Homes that are well presented tend to attract interest more quickly, helping listings gain momentum earlier in the process.
• Strengthens online impact. Because most buyers first encounter a home online, staging supports photography and video that draw more attention and encourage showings.
• Creates a competitive presence. A staged home presents more confidently alongside other listings, helping it stand out without relying on price alone.
• Broadens buyer appeal. Staging creates a neutral, balanced presentation that resonates with a wider range of buyers while still respecting the home’s character.

Repairs, cleaning and presentation

Small pre-listing repairs and landscaping, professional home staging and professional deep cleaning are among the costs covered by our team (see Fees and Net Proceeds). Before photography and showings, access is arranged, staging is completed and the home is professionally cleaned. See our Staging and Art page.

Required documents

All required listing documents are collected and reviewed, including title search, oil tank certification, strata records and applicable permits.

We present your property in a way that draws buyers in and holds their attention. We highlight what makes your home special and use a thoughtful mix of marketing tools to showcase it in a way that attracts serious buyer interest.

Photography, video and floor plans

• Photography. A complete set of bright, high-resolution photographs that showcase the home’s light, layout and overall atmosphere. Each image is professionally composed and optimized for MLS, print and digital platforms, ensuring a consistent and compelling presentation.
• Drone photography. Drone footage provides a wider view of the property, revealing scale, landscape and neighbourhood context that cannot be seen from the ground.
• Floor plans. Clear, detailed floor plans that show layout, flow and proportions, with accurate dimensions and room labels to support a confident evaluation.
• Cinematic video. Video that captures key moments within the home, using movement, light and composition to highlight its most compelling features. It presents the space as an experience, helping buyers connect with the home before they visit in person.
• Printed feature sheets. Premium, beautifully designed feature sheets that highlight what makes your home distinct. These takeaways extend the showing experience, reinforce value and help the home remain memorable after the showing.

Going to market

The property is listed on MLS®, appearing on major public platforms including Realtor.ca, REW.ca, RE/MAX.ca and the J Smith Homes website. We review the live listing together to confirm accuracy and make any final refinements.

• Online marketing. We actively promote your property across major real estate search platforms, social media and the J Smith Homes website. This coordinated digital strategy keeps your listing in front of buyers throughout the listing period, creating repeated exposure, sustained interest and strong online momentum. Targeted social media campaigns are launched as part of the promotion.
• Local marketing. We often engage with your community through personalized direct mail and door-to-door visits, introducing your property directly to neighbours and local residents and strengthening its visibility within the neighbourhood. Printed marketing materials are distributed to expand buyer awareness.

Showings and feedback

Private showings and open houses are scheduled and managed, with prompt feedback shared after each visit. Our open houses are planned around the home and its surrounding area. Each event is designed to feel welcoming and well considered, with small touches that encourage buyers to stay longer, explore more fully and connect with the space.

Offers are presented and reviewed, with clear guidance on price, terms and buyer strength. We negotiate on your behalf while keeping you informed at every step.

Deposit and subjects

• Deposit. A sum of money provided via bank draft from the buyer as a show of good faith, held in trust until completion.
• Subjects. Conditions included in the buyer’s offer that must be satisfied before the sale becomes firm, such as financing or inspection.

Multiple offers

When more than one buyer submits an offer on a property, competition can result in stronger pricing or improved terms for the seller.

Subject removal is the point at which the buyer confirms all conditions are satisfied and the contract becomes firm.

Buyer due diligence

For strata properties, buyers review the strata documents to understand the building’s financial health, management and upcoming obligations. These include the Form B: Information Certificate, strata plan, bylaws and rules, meeting minutes, financial statements, reserve fund reports and any special levies.

Deposit and conditions

The buyer’s deposit is usually paid after subject removal and held in trust until completion. For the cooling-off (rescission) period, see the glossary.

When the sale becomes firm

Once subjects are removed and the deal is firm, staging furniture and decor are professionally removed once the property is no longer being shown, and preparation for completion begins.

Completion is the day legal ownership of the property transfers to the buyer and sale proceeds are released to the seller. Possession is the day the buyer receives the keys.

Legal and financial completion

• Legal coordination. Your lawyer or notary is engaged and provided with the necessary documents to begin preparation for completion.
• Completion documentation. All outstanding documentation is finalized and confirmed so everything is in place for a smooth closing.
• Statement of adjustments. A detailed financial summary prepared by the lawyer or notary showing how funds are distributed at completion.
• Mortgage payout. Any mortgage on the property is paid out from the sale proceeds, along with commission, legal fees, taxes and adjustments.
• Completion. Funds are transferred and legal title is registered in the buyer’s name.

Moving and key handover

On possession, keys are released and the buyer takes possession of the property. If the property is tenanted, formal notice to vacate is provided to tenants when the property is sold, subject to BC tenancy rules and timelines.

Our role continues after the transaction is complete, as a resource you can rely on long after the sale.

• Keep your records. Keep the statement of adjustments and your completion documents from your lawyer or notary.
• Understand your proceeds. Net sale proceeds are the final amount you receive after commission, mortgage payout, legal fees, taxes and adjustments are deducted.
• Plan with your advisors. If the property was not your principal residence, capital gains tax may apply; confirm this with your accountant or tax advisor.

See Seller Stage 6 in our Seller Resource Library.

Pricing is one of the most important decisions in the selling process. Set too high and a property can lose momentum. Set too low and value can be left behind.

Understanding the market

• Market trend. The general direction in which the real estate market is moving over a defined period of time.
• Months of inventory. The amount of time it would take to sell all current listings if no new homes were added to the market. It is calculated by dividing active listings by recent sales.

Setting the right price for your property

We determine pricing through a detailed evaluation that considers current market conditions, comparable sales, location and the specific features of your home. This process allows us to identify fair market value with precision and position your property to attract serious buyers quickly, while supporting the strongest possible outcome. Every pricing recommendation is grounded in data, market knowledge and local expertise.

Buyer activity typically changes over time once a property is introduced to the market, which is why the price set at launch matters.

The pricing pyramid

Buyer attention is distributed across different price ranges, and the size of the buyer pool varies depending on where a property is positioned within those ranges. Final pricing is always determined through market data, property specifics and seller goals.

Comparable sales and evidence for review

A comparative market analysis (CMA) evaluates a property’s value based on recent comparable sales, current listings and market conditions, and is used to determine a strategic listing price.

How our fees work

Our commission structure is designed to cover the full cost of preparing, marketing and selling your home to a professional standard, without requiring any payments from you. Everything necessary to present your home at its best is included and managed by our team.

Costs covered by our team:

• Detailed sales listing calendar
• Small pre-listing repairs and landscaping
• Professional home staging
• Professional deep cleaning
• Expert photography
• Aerial drone photography
• Detailed floor plans
• Cinematic video
• High-quality printed feature sheets
• Social media marketing
• Open house events and private showings

Costs covered by the buying agent: brokerage fees.

Commission and applicable taxes

Commission is the fee paid by the seller that goes to the listing and buyer’s agents upon successful completion of the sale. GST applies to commission.

Legal, mortgage and other costs

• Legal fees. Your lawyer or notary handles completion and prepares the statement of adjustments.
• Mortgage payout. Any outstanding mortgage is paid out from the proceeds at completion.
• Adjustments. Prepaid property taxes, strata fees, utilities or rents are adjusted so each party pays only their share.
• Taxes. Property Transfer Tax is paid by the buyer, not the seller, although it may affect buyer behaviour. Capital gains tax may apply when selling a property that is not your principal residence; confirm with your accountant or tax advisor.
• Preparation costs. The preparation and marketing items listed above are covered by our team.

Net proceeds

Net sale proceeds are the final amount the seller receives after commission, mortgage payout, legal fees, taxes and adjustments are deducted.