What do you need to know before you sell?

October 15, 2026

A Considered Move

A thoughtful guide to selling your home in London, Ontario

By Sarah Oliver, Broker of Record | Oliver & Associates Sarah Oliver Real Estate Brokerage Inc.
Updated October 10, 2026 | For London, Ontario homeowners considering a sale, a move or a simpler next chapter

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Meta description: Thinking about selling your home in London, Ontario? Sarah Oliver shares local market context, pricing and preparation advice, selling costs, downsizing considerations and how a local REALTOR® can guide your next move.
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Selling a home is a significant decision, especially when it holds years of memories and represents a major part of your financial future. Whether you are moving closer to family, downsizing, relocating or simply ready for a change, a calm plan can help you move forward with clarity.

In London, Ontario, the right selling strategy starts with your home—not a generic online estimate or a one-size-fits-all market headline. A local real estate professional can help you understand recent sales in your neighbourhood, prepare your home thoughtfully, estimate your likely net proceeds and coordinate the many decisions between listing and closing. These answers are a useful place to begin.

What is my home worth in today’s London, Ontario market?

Your home’s value depends on its neighbourhood, property type, condition, recent comparable sales and the listings buyers can choose from today. A citywide average is useful context, but it is not an estimate of an individual property. In September 2026, the average sale price was $591,927 within the City of London and $611,509 across the broader London and St. Thomas Association of REALTORS® (LSTAR) region; the regional MLS® HPI composite benchmark was $552,500. These numbers describe different geographies and measures. A local REALTOR® can prepare a property-specific review that compares relevant recent sales with active competition and explains how your home’s features and presentation affect its likely price range. LSTAR, September 2026 market report(opens in a new tab)

Is now a good time to sell a home in London?

The best time to sell is the time that fits your plans, finances and property—and is supported by a sound local strategy. LSTAR’s September 2026 report recorded 561 sales, a 34.7% sales-to-new-listings ratio and 5.9 months of inventory. LSTAR described conditions as showing signs of a buyers’ market; it cites 45%–65% as the range associated with a balanced market. For sellers, buyers have meaningful choice, so accurate pricing, thoughtful preparation and skilled negotiation matter. It does not mean every home will have the same result. A local professional can help you interpret the figures for your neighbourhood and home type rather than relying on a broad headline. LSTAR, September 2026 market report(opens in a new tab)

When is the best time of year to list my home?

The right listing date is the one that works for your move and gives you enough time to prepare well. Seasonal patterns can influence activity, but current inventory, local competition and the likely buyer for your home also matter. Before choosing a date, ask a local REALTOR® to review recent sales and active listings in your area, then plan backwards from your preferred closing and moving timeline. A measured preparation period can be more useful than rushing to catch a supposed “perfect” week.

How should I price my home without leaving money on the table?

Set your asking price from current evidence and a clear strategy—not simply from the amount you hope to receive. Review comparable homes that have recently sold, the listings competing for the same buyers and properties that did not sell. A local agent should explain why each comparison is relevant, how condition and layout affect the analysis, and what trade-offs different pricing approaches involve. One month’s movement in the regional average is not a prediction for your property. A thoughtful plan sets expectations before launch and includes how to assess buyer feedback once the home is on the market. LSTAR, September 2026 market report(opens in a new tab)

Which repairs and updates are worth doing before I sell?

Start with maintenance, cleanliness and presentation; consider larger upgrades only when the likely benefit justifies the cost and effort. Address safety or maintenance concerns, complete small repairs that draw attention for the wrong reasons, deep-clean, edit personal belongings and make the entrance feel welcoming. Fresh paint or selective staging may help a room photograph and show well, but a major renovation is not automatically the right investment. Ask a local professional to walk through the home with you and identify what is essential, what is optional and what can be left as-is. You should have a practical, room-by-room plan before hiring contractors or spending heavily.

How can I make the move feel manageable if I’m downsizing?

Make the next-home plan before setting a firm sale deadline, then divide the transition into manageable steps. Start by listing what your next home needs to support: location, accessibility, storage, proximity to family or services, and the level of upkeep you want. Sort belongings over time, keeping what is useful or meaningful and arranging donation, sale or family hand-offs at a comfortable pace. Confirm the options available for your next move before deciding when to list. A 2026 REMAX Canada survey found that 49% of Canadians reported low availability of downsizing options in their communities and 8% reported none, a reason to research suitable options early. REMAX Canada, downsizing research(opens in a new tab)

What costs should I expect when I sell?

Your sale price is not the same as the amount you will take away after closing. Potential costs include legal fees, a mortgage discharge fee, real estate service fees, repairs or preparation, moving costs and, if you end your mortgage before its term, a prepayment penalty. The Financial Consumer Agency of Canada recommends factoring selling costs into your plans; service fees vary, so review their terms in writing and request an estimate tailored to your sale. Ask your lender for a mortgage payout and penalty estimate early, and ask your lawyer to explain anticipated adjustments and disbursements. Financial Consumer Agency of Canada, selling a home(opens in a new tab) FCAC, mortgage prepayment penalties(opens in a new tab)

Will I owe tax when I sell my home?

Tax treatment depends on your circumstances, so confirm eligibility and reporting with a qualified tax professional. The Canada Revenue Agency says a home that was solely your principal residence for every year you owned it may qualify for the principal residence exemption. If the property was not your principal residence for all or part of the ownership period, some of the gain may need to be reported and may not be exempt. Rental use, changes in use, multiple properties and other details can affect the result. Do not assume an exemption applies automatically. Canada Revenue Agency, principal residence(opens in a new tab)

How do I choose the right real estate professional?

Choose a registered professional who understands your neighbourhood and property type, communicates clearly and can show you how their advice is grounded in evidence. The Real Estate Council of Ontario (RECO) recommends interviewing at least three agents and comparing their experience, approach and services. Ask each person to explain their pricing analysis, marketing plan, negotiation approach and communication cadence. Before signing a representation agreement, read the terms carefully: it should describe the services, what you will pay, how long the agreement lasts and whether it can be cancelled. The right fit is someone who listens to what matters to you, answers questions directly and helps you make informed decisions without pressure. RECO, choosing an agent as a seller(opens in a new tab) RECO, representation agreements(opens in a new tab)

A local professional’s role is more than putting a home on the market. They can bring neighbourhood-level context to pricing, help you decide what preparation is worthwhile, coordinate photography and showings, communicate buyer feedback, explain offer terms and keep track of important dates. A good consultation should feel like a useful conversation about your priorities—not an obligation to list.

What happens after I accept an offer?

After you accept an offer, the focus shifts to meeting the agreement’s conditions and preparing for the closing date. Your agreement sets out the conditions, deadlines, deposit, included items and completion date. Review each term carefully with your lawyer and real estate professional, gather property and renovation records, and arrange your mortgage payout and move early. If you receive competing offers, ask for a clear comparison of each offer’s price, conditions, deposit and timing—not just the headline number. Your local representative can explain the process and help you keep the next steps organized.

What should I do first if I’m thinking about selling?

Start with a private, no-pressure consultation with a local real estate professional. Talk through where you hope to go, when you might want to move, what you need the sale to accomplish and what questions are still unresolved. Ask for a current, property-specific pricing review and an estimate of likely selling costs. With a clearer view of value, timing and next steps, you can decide whether to list now, prepare for later or simply keep planning.

Plan your next move with Sarah Oliver

If you are considering selling a home in London, Ontario or the surrounding area, Sarah Oliver can help you understand the local market and consider your options. Sarah is the Broker of Record at Oliver & Associates Sarah Oliver Real Estate Brokerage Inc. A confidential conversation can begin with your goals, timeline and questions—before you decide whether or when to list.

Sarah Oliver, Broker of Record at Oliver & Associates Sarah Oliver Real Estate Brokerage Inc.

Sarah Oliver
Broker of Record | Oliver & Associates Sarah Oliver Real Estate Brokerage Inc.
Phone: 519-657-2020
Office: 99 Horton Street West, London, Ontario N6J 4Y6
Website: saraholiverrealestate.com(opens in a new tab)
Contact Sarah(opens in a new tab) · Meet Oliver & Associates(opens in a new tab)

Portrait: Sarah Oliver’s publicly available REALTOR.ca profile photo. View Sarah’s REALTOR.ca profile(opens in a new tab).

Market figures refer to September 2026 and are not a forecast or an individual property valuation. Legal, financial and tax information is general; confirm your own circumstances with the relevant professional. Real estate remuneration and services should be reviewed in the written representation agreement.

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