For Sellers
Team O'Shea-Thomas brings 45+ years of combined Edmonton listing experience, a marketing approach built for how buyers actually search today, and the kind of honest, hands-on service that disappears once the contract is signed with most agents. We're different. We'll prove it.
01 / The Difference
Team O'Shea-Thomas has watched Edmonton's markets cycle through boom, correction, and everything in between. That pattern recognition shows up in how we price, how we time, and how we advise through every market condition.
We use real comparables, not algorithms, and we tell you the honest number even when it's not what you want to hear. Overpricing by 3 to 5 percent can add weeks to your timeline and cost you real money when you eventually correct.
Professional photography, properly-written MLS copy, targeted social, and exposure on the platforms buyers actually use. Not "listed and forgotten."
You deal with us directly. No call centre, no assistant relaying messages. From listing consultation to keys handed over on possession day.
02 / The Market
A snapshot of current selling conditions. Based on recent REALTORS® Association of Edmonton data. Your specific neighbourhood may differ, which is exactly why we come see the home before giving you a number.
03 / The Process
Here's exactly what happens when you list with Team O'Shea-Thomas.
Free, no pressure. We come see the home, meet you, and talk about your timeline, your goals, and any constraints. You leave with clarity, not a contract you feel pressured to sign.
We prepare a proper comparative market analysis using recent comparable sales from your neighbourhood. You get a real number, the reasoning behind it, and a pricing strategy matched to your timeline.
We walk through what matters and what doesn't before you spend a dollar. Not every repair pays back. Not every update helps. 45+ years of experience helps us tell the difference.
A professional photographer, properly-written MLS description, floor plan where appropriate, and marketing assets ready to go live the day we list.
Your home hits MLS, the listing syndicates to REALTOR.ca and buyer portals across Canada, and our social and targeted marketing rolls out. First 72 hours on market matter most.
We handle showing requests, coordinate access with you, and collect honest buyer feedback after each showing so you know what's landing and what isn't.
When offers come in, we walk you through each one. Price is only one piece. Deposit amount, conditions, possession date, and included items all matter. We negotiate hard on your side.
Your lawyer handles title transfer and money movement. If the rate drops prior to closing, the buyer will always benefit from the lower rate through your lawyer. We pick up the keys when authorized and meet you at the property to hand them to the new owners.
04 / Preparing Your Home
Forty-five years of selling Edmonton homes teaches you a few things about where sellers waste money and where it pays back. Here's the short version.
Clear surfaces. Fewer family photos. Less furniture in every room. The goal is buyers picturing themselves living there, not navigating your life.
Professional clean before photos and before first showings. It makes more difference than any staging you can do.
Not the whole house. Just the rooms that feel dated, dark, or loud. Warm whites and soft greys resell. Statement colours don't.
Sticky doors, burnt-out bulbs, loose handles, leaky taps, scuffed baseboards. Buyers multiply every small defect they see into bigger worries about the home overall.
Mowed lawn, trimmed hedges, clean windows, painted front door if it needs it. The first five seconds of a showing happen outside.
You won't recover the cost on sale. Leave those for the buyer unless they're genuinely uninhabitable.
Buyers discount based on age of major systems regardless of whether you replaced them last year or five years ago. Price the home accordingly instead.
Basic cleanup wins. New patios, gardens, or fencing rarely return the investment at sale.
Usually overkill for the $400K to $600K range in Edmonton. Declutter, rearrange, and add a few fresh touches. That gets you 80% of the benefit at 10% of the cost.
Unless the existing flooring is actively bad, new floors rarely recover their cost. Buyers often want to pick their own anyway.
05 / Marketing
Most agents list and wait. We list and launch.
A real estate photographer, not a phone. The first photo is the difference between a click and a scroll-past.
Provided where appropriate. Buyers searching remotely want to understand the layout before they book a showing.
Not a list of features. A description that sells the home, gets buyers to visualize living there, and ranks well in MLS search.
Your home hits MLS and syndicates to REALTOR.ca, where 90%+ of Edmonton buyers actually search.
Your listing goes out across our social channels and targeted promotion to buyers in your price range.
We handle access, confirm showings, and collect honest buyer feedback after each one so you know what buyers are actually saying.
06 / The Money
Most sites dodge this. We'll tell you plainly.
This is the typical listing commission in Edmonton. It's split between the listing agent's side (us) and the buyer's agent's side.
There's no set rate. What you pay, and how it's structured, is something we'll discuss during the listing consultation based on your situation.
Federal tax on the commission total. Resale homes are not subject to GST on the sale price itself, only the commissions.
GST may apply to the sale price itself in these rare cases. This almost never applies to individual homeowners selling a previously-owned home. We'll flag it during the listing consultation if it applies to your situation.
Usually less than the buyer's legal costs. Your lawyer handles title transfer and discharge of your existing mortgage.
Varies by lender. Some waive it, some don't. Mortgage penalty may also apply if you're breaking a fixed-term mortgage early.
If you don't already have a current one. Price varies by property size, lot shape, and whether it's an update to an existing RPR. The compliance certificate from the City of Edmonton is a separate fee.
Required package from the property management company: bylaws, financials, reserve fund study.
Usually zero to a few thousand. See the preparing-your-home section above for what's worth spending on.
07 / FAQ
This is the million dollar question, and it's different in everyone's case. You may want to see if your lender can qualify you for both mortgages at once, which gives you flexibility. In a market with reasonable inventory, "subject to sale" offers are more accepted than they were a few years ago, but they are still weaker than a clean offer. We'll help you strategize based on your specific situation.
In a well-priced listing, expect 30 to 45 days on market in the current Edmonton environment. Homes in high-demand neighbourhoods or priced sharply can sell much faster. Homes priced too high can sit for months. The single biggest factor is price, not the market overall.
Usually not full professional staging, at least in the $400K to $600K range. Declutter, depersonalize, deep clean, rearrange furniture to show off the space, and add a few fresh touches. That gets you most of the benefit without the cost of a staging company. We'll walk through what your specific home needs during the consultation.
Every listing agreement has a term. If the home hasn't sold by the end of it, you have options: extend, reprice, pause and relist later, or move on to a different agent. We'll also have the honest conversation about why it didn't sell, which is almost always price related. Homes that are priced correctly and marketed properly sell.
No, and this is one of the most expensive mistakes sellers make. Overpriced homes don't get the showings, which means they don't get the offers. By the time you drop the price, buyers have already passed you by or assume there's something wrong. Price where the market is, create the urgency, and let competition push you up. Not down.
The Real Property Report is prepared by an Alberta Land Surveyor and shows your property boundaries, buildings, fences, and encroachments. It needs a compliance certificate from the City of Edmonton to confirm everything meets bylaws. Your lawyer reviews the RPR and compliance before closing, not the buyer directly. If there are issues, we address them before they become closing problems.
If you're selling a condo, the buyer will want to review the full document package: bylaws, financial statements, reserve fund study, meeting minutes, and any special assessments. Condo fees vary wildly, from buildings where fees cover heat, water, and sewer to buildings where they don't. A "cheap" condo with $800/month fees can cost more than a pricier one with $300/month fees. We help you order the documents early so they're ready when offers come in.
No commitment, no pitch, no pressure. Just a conversation about your home, your timeline, and whether we're the right fit.
Call or text Rory or Bev 780-445-8267
Edmonton has shifted from the tight seller's market of 2022-23 into more balanced territory. Inventory has climbed, which means well-priced homes still sell quickly, but overpriced homes sit.
Detached homes continue to lead the market. Condos are softer and require more careful pricing. Semi-detached and townhomes are stable.
The agents who are getting results right now are the ones pricing correctly the first time. The ones still chasing 2022 prices are watching listings expire.
Want a real number for your home? Request a valuation.