Blog > The True Cost of Waiting
Michael John Lau · REALTOR® & CPA/CMA · Seller Strategy · 2026
The True Cost of Waiting
Why "testing the market" with an inflated price is quietly costing Markham sellers tens of thousands of dollars in 2026.
The Myth of "Testing the Market"
It’s a common temptation: list the home $50,000 or $100,000 higher than the data suggests, just to "see what happens." The logic seems harmless. The reality is financially devastating.
In today’s Markham market, buyers are hyper-informed. They have automated alerts for new listings. When your home is priced above its true market value, it doesn't attract "higher offers." It gets skipped entirely. While your home sits, the well-priced competition sells. By the time you reduce the price, your listing is flagged in buyers' minds as "stale" or "problematic," leading to lowball offers that ultimately net you less than if you had priced correctly on day one.
What Waiting Actually Costs You
- Carrying Costs: Every extra month on the market means another mortgage payment, property tax bill, utility charge, and maintenance expense. At $3,000–$5,000+ per month, a 90-day delay costs you $9,000–$15,000 in pure cash flow.
- The "Stale Listing" Discount: Homes that sit for 60+ days in Markham historically sell for 3-5% below their eventual adjusted market value, simply because buyers sense hesitation and negotiate aggressively.
- Opportunity Cost: If you are selling to buy, delaying your sale means missing out on your next ideal property, or forcing you into temporary, costly housing arrangements.
The solution is not to guess. It’s to know. A professional, data-driven evaluation removes emotion from the equation and gives you a defensible, strategic starting point.
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Request a Free Home EvaluationMichael John Lau is a licensed REALTOR® & CPA/CMA with the Kaizen Real Estate Team at eXp Realty (License #4784577). All market figures are approximate, drawn from recent TRREB data at time of writing, and subject to change. Nothing on this page constitutes legal, tax, or financial advice.