Lisa Lanoue & Associates
Seller Services
Everything I do to get your home sold for the best price
Your path to
maximum value.
I follow a proven, strategic approach to selling your home — designed to get you the best price in the shortest time, with as little stress as possible.
Initial Consultation
Understanding your goals
I start with a one-on-one conversation to understand your timeline, financial goals, and what matters most to you. Every home and every seller is different — I tailor my approach to your unique situation. No pressure, no obligation, just honest advice on how to move forward.
Pricing Strategy
Data-driven market analysis
I conduct a thorough comparative market analysis — looking at recent sales, active listings, and trends in your neighbourhood. I price your home strategically: not too high to sit, not too low to leave money on the table. The right price from day one generates the most interest and the strongest offers.
Preparation & Staging
Making your home shine
I walk through your home with a buyer's eye and guide you through every detail — from decluttering and repairs to paint, lighting, and staging. Buyers don't just purchase a house, they buy a feeling. I make sure your home delivers that feeling from the moment they walk in the door.
Marketing Launch
Maximum exposure strategy
I don't just list your home — I launch it. Professional photography, MLS listing, targeted social media campaigns, email blasts to my buyer network, feature sheets, and strategic open houses. I make sure your property reaches the right buyers across every channel, creating urgency and competition from day one.
Offers & Negotiation
Protecting your bottom line
I fiercely advocate for your interests at the negotiating table. I review every offer in detail, advise on conditions and timelines, and negotiate strategically to maximize your net proceeds. Whether it's a single offer or a multiple-offer situation, I handle it with precision and transparency so you always feel confident in your decisions.
Closing & Beyond
Seamless to the finish line
I manage every detail from accepted offer to closing day — coordinating with lawyers, lenders, and all the moving pieces so nothing falls through the cracks. I keep you informed at every stage and make the entire process as smooth and stress-free as possible. And my support doesn't end at closing — I'm always just a call away.
Seller Questions
Thinking of selling?
Start here.
The questions every seller asks before listing — answered straight. And when you're ready to talk about your home specifically, so am I.
Spring and fall are traditionally the busiest seasons, but the right time to sell is more about your life and the current market than the calendar. Low competition can make a winter listing shine; a hot spring can bring bidding wars. I'll read what's happening on your street right now and help you choose the moment that works for you — not a rule of thumb.
It depends on the market's pace and your finances. Selling first locks in your budget and removes the risk of carrying two homes; buying first means you never feel rushed into the wrong house — and bridge financing can cover the gap. After 36 years I've guided clients through both, and we'll map out which order protects you best before you commit to anything.
The main costs are real estate commission (which is always negotiable, plus HST), legal fees, your mortgage payout and any discharge or prepayment fees, plus whatever you choose to spend on preparation and moving. Try the net proceeds calculator on this page for a quick estimate — and before you list, I'll prepare a detailed net sheet so you know exactly where you stand.
Usually not. Big renovations rarely return their full cost at sale time — but small things almost always do: fresh paint, updated lighting, decluttering, a deep clean, and strong curb appeal. When I walk through your home, I'll tell you honestly what's worth doing and what isn't, so you spend where it counts and skip where it doesn't.
With a full comparative market analysis — recent sales like yours, the homes you're competing with today, and where the market is heading. Then we talk strategy, because pricing isn't a formula: the right number creates interest and competition instead of sitting on the market. Priced right from day one, your home earns its strongest offers in the first weeks.
It varies with price point, condition, and the market — but a well-priced, well-presented home attracts its strongest attention in the first two weeks, which is why we prepare properly before launching instead of rushing to market. I'll set expectations using real numbers for homes like yours in your area, not regional averages.
Then we regroup — calmly. I collect feedback from every showing, so if the market isn't responding we'll know why, and we'll adjust the strategy together: presentation, marketing, timing, or price. You'll never be left wondering what's happening with your biggest asset. Steady communication is part of the job, not an extra.
Run the Numbers
What will you
walk away with?
The sale price is only half the story. Estimate what actually lands in your pocket after the mortgage, commission, and closing costs — in seconds, no email required.
Calculator
Estimated Net Proceeds
A quick planning estimate for Ontario sellers. When we meet, I'll prepare a detailed net sheet for your exact situation — including anything this quick version can't know, like mortgage penalties or adjustments.
Estimate only. Excludes mortgage prepayment penalties, property tax and utility adjustments, staging or repair costs, and any other fees specific to your sale. Commission rates are not fixed and are always negotiable. Confirm final figures with your real estate lawyer and lender.
Marketing that moves buyers.
Every listing gets the full treatment — here's what that looks like.
Beautiful Photos & Video
Every listing gets professional HDR photography and cinematic video tours that showcase your home at its very best. I work with photographers who know how to capture the feel of a space — not just the layout. Your home will look as stunning online as it does in person, stopping buyers mid-scroll and getting them through the door.
Captivating Drone Footage
Aerial photography and video give buyers a perspective they simply can't get from the ground. I use licensed drone operators to capture sweeping views of your property, lot size, and neighbourhood — showing proximity to parks, schools, and amenities. It's the kind of content that sets a listing apart and communicates the lifestyle your home offers.
Full 3D Virtual Walkthroughs
Buyers can explore your home from anywhere in the world with immersive 3D walkthroughs. They can move through every room at their own pace, zoom into details, and get a true feel for the space — all before booking a showing. It's especially powerful for out-of-town buyers and generates more qualified, serious interest.
Custom Property Landing Pages
Your listing gets its own dedicated page — beautifully designed with all the photos, videos, floor plans, neighbourhood details, and features in one polished package. It's a shareable link that looks professional, builds credibility, and gives buyers everything they need to fall in love with your home before they even visit.
The Marketing Storybook
Every listing gets a beautifully designed digital marketing book that goes far beyond a basic feature sheet. It showcases your home with high-quality media, tells the story of the property and neighbourhood, and creates an engaging buyer experience that builds emotional connection — helping your home sell faster and for a stronger price.
Realistic Virtual Staging
Empty rooms are hard to visualize. I use photorealistic virtual staging to furnish and style vacant spaces so buyers can see the full potential. It's a fraction of the cost of physical staging — and the results are stunning. Buyers emotionally connect with rooms and start imagining their life in your home.
