Tactic 1: Price to attract, not to anchor
Price slightly below the top of your CMA range. Not bait-and-switch low — just realistic. Realistic pricing produces more showings, more offers, and a final price closer to (or above) the listing price. Aggressive pricing produces 30 days of sitting followed by a discount.
The exception: if the building/segment is genuinely hot and an offer-date strategy is supported by recent evidence, list intentionally low.
Tactic 2: Stage even if you live there
Occupied units benefit from staging too. Pack 70% of your stuff, rent or borrow neutral furniture for the photo set, and live around the listing for the marketing period. The ROI is usually positive even excluding the price impact — faster days on market alone justifies it.
Tactic 3: Photography is the marketing budget
Hire a Toronto condo specialist photographer. Look at their portfolio. The first three MLS photos make or break clicks. A great photo set is the cheapest meaningful price-increasing investment.
Tactic 4: Get the status certificate ready
Order the status certificate the week before listing. A unit with a current, ready-to-deliver status certificate gets cleaner offers — buyers can review pre-offer and waive the condition, which sellers value. Cost: $100. Returns: visible.
Tactic 5: Write the listing copy thoughtfully
Most Toronto listing remarks are interchangeable. Specific details — "south-facing wraparound balcony with CN Tower view, 9-foot ceilings, fully renovated kitchen with quartz waterfall island in 2024" — cut through. Avoid clichés ("must see", "won't last"). Lead with what makes the unit different.
Tactic 6: Easy showing access
Lockbox + 24-hour notice = maximum showings. The unit that requires "48 hours notice, tenant must be present" gets 30% fewer showings. Even small friction loses buyers in a hurried Toronto schedule.
If the unit is occupied: short, defined showing windows (Tuesday/Thursday 5–7, Saturday 12–3) are better than scattered single-showing requests. Set the rhythm.
Tactic 7: Address buyer hesitations in the listing
If the maintenance fee is on the higher side, mention what it covers ("includes water, gas, premium concierge, full gym, pool"). If the unit lacks parking, address it ("car-free building location, 8-min walk to subway, ample street parking"). Pre-empting common objections in the listing materials reduces hesitation in the showing.
Tactic 8: Set a smart showing schedule
Best showing windows in Toronto: Thursday evening (5–8), Saturday afternoon (12–4), Sunday afternoon (12–4). Tuesday and Wednesday evenings produce more cooked offers (less casual browsing). Avoid long-weekend Mondays.
Open house: optional. Open houses produce neighbours and dreamers more than offers in 2026 Toronto condos. If your listing is well-marketed online and showings are accessible, open houses add limited value. Don't skip if your agent recommends one based on building context.
Tactic 9: Be responsive to inquiries
Buyer agents who can't reach your listing agent within 2 hours move to the next listing. Your agent's responsiveness is part of the marketing. Confirm with them the standard for inbound contact.
Tactic 10: Use offer day carefully
"Offer dates" defer offers to a specific day. They worked beautifully in 2017–2022 hot markets. In 2026, they only work when there's genuine competition. If you set an offer date and only one offer comes in, you signal weakness. The fallback ("review offers as received") is usually safer in 2026 unless your agent has specific in-building evidence of competition.
Tactic 11: Engage every offer
Counter every offer, even lowballs. Walking away signals you're not negotiable; countering signals interest at the right number. Some buyers test with a lowball first — the counter starts the real conversation.
Negotiating tactics beyond price: counter on closing date, request shorter conditions, increase deposit, adjust inclusions. The price isn't the only variable.
Tactic 12: Beat conditions where possible
A clean offer is worth real money. Buyers willing to waive financing condition (because their pre-approval is solid) and waive status certificate condition (because they reviewed it pre-offer) reduce your closing risk. Sometimes a $X offer with no conditions beats a $X+10K offer with two conditions and a long closing.
When evaluating offers, look at: price, deposit size, closing date, condition list, inclusions/exclusions, and the buyer's overall posture. The best price isn't always the best offer.
Frequently asked questions
How long should I be on market before considering a price reduction?
Reassess at 14 days. If no offers and showing feedback is flagging price, drop 3–5%. Don't wait 60 days — stale listings get less attention, not more.
Should I accept the first offer?
If it's at or above your CMA range and the terms are clean, often yes. The "wait for a better one" instinct frequently produces worse outcomes than accepting a strong first offer.
Can I have multiple offers in a slower market?
Possible but less likely. Multiple offers in 2026 typically require either a genuinely hot sub-segment or a list price set intentionally below market to produce a bidding event. Doesn't happen on every listing.
Should I show my unit when I'm around?
Generally no — sellers present during showings inhibit buyer conversations. The agent and the buyer agent want to talk freely. Leave for showings whenever possible.
Talk to a Toronto Condo Broker
I'm Scott Miralami — a licensed Broker at Central Home Realty Inc., Brokerage, focused on the Toronto downtown condo market. If you have a question about anything you read here, send me a note. I read every message myself.