Blog > Listing Expired in Markham? Do This Before You Relist
Michael John Lau is a top real estate agent in Markham and a REALTOR® with the Kaizen Real Estate Team, one of the most active real estate teams in Markham and York Region. Before a seller relists, he works through a short checklist so the second launch is built on what the first one taught.
What should Markham sellers do before relisting an expired home
Before relisting, check your old agreement’s holdover period, gather every piece of showing feedback, and compare your price with homes that actually sold nearby during your listing. Fix the issues buyers mentioned more than once, refresh the photos and description, and set a price based on recent sales rather than the last list price. Then choose a launch date that avoids the holiday slowdown if you can. In September 2026, Markham homes sold for 98% of list price on average, which shows that well-priced homes are still selling. A relaunch works when buyers can see that something real has changed.
The 10-Step Relist Checklist
- Read your old agreement. Note the holdover period and any terms about relisting.
- Collect the data. Number of showings, second showings, open house visitors and offers.
- Gather the feedback. Ask for every buyer agent comment, not a summary.
- Pull the sold comparables. Homes like yours that sold during your listing period.
- Review the competition. What is listed now that buyers will compare with yours.
- Fix what came up more than once. Repairs, odours, clutter, lighting.
- Refresh the marketing. New photos, a floor plan, video and a rewritten description.
- Set the new price from sales, not from the old list price.
- Plan the access. Make showings easy, including evenings and weekends.
- Pick the launch date. Avoid the last two weeks of December if you can.
Step 1: Check Your Agreement First
Most Ontario listing agreements include a holdover period, commonly 60 to 90 days after expiry. If a buyer introduced during the old listing comes back during that time, commission may still be owed to the original brokerage. Know your holdover terms before you sign a new listing or accept an offer, and ask a lawyer if anything is unclear.
Steps 2 and 3: Let the Data Speak
| What the data shows | What to change |
|---|---|
| Few showings | Price and online presentation |
| Many showings, no offers | Price compared with competition, condition |
| The same comment from several buyers | Fix that issue before relaunching |
| Second showings but no offer | Price and terms are close; small changes may help |
Getting ready to relist? Call Michael John Lau, REALTOR®, at (416) 700-0286 to work through the checklist for your home.
Step 8: Price From Sales, Not Hopes
The most common reason a listing expires is a price set above what recent sales support. Use sold homes from the last 90 days with similar size, lot, condition and location. A relaunch at the same price, or with a token cut, usually produces the same result. For more on sizing an adjustment, see how to reduce your price the right way.
Step 10: Choose the Right Launch Date
Showings slow in late December, and new listings return quickly in January. In Markham, new listings rose from 248 in December 2025 to 491 in January 2026. Relaunching in early January can catch motivated buyers before the spring rush of competing homes. If your home needs significant work, a spring relaunch may be the better choice.
If You Are Choosing a New Agent
Ask every agent you interview to explain why your home did not sell, what they would change, and which recent sales support their price. Ask for a written marketing plan and a showing feedback process. Commission is fully negotiable. Choose the plan that makes sense to you, not the highest suggested price. For more on what happened, see why your home did not sell. Ultimately, the decision is yours. The goal is to make sure you have all the information before you relist.
Next Steps
- Free home evaluation: a price based on recent sales.
- Selling your Markham home: a relaunch plan for your home.
- Seller agent services: what full representation includes.
Frequently Asked Questions
What should I do before relisting my house?
Check your old agreement's holdover terms, review showing feedback and sold comparables, fix repeated issues, refresh the marketing and set a price from recent sales.
How soon can I relist after my listing expires?
You can relist right away, but check the holdover period in your old agreement first.
Should I relist at the same price?
Usually not, unless something else has clearly changed. A relaunch at the same price often produces the same result.
Is January a good time to relist in Markham?
It can be. New listings in Markham rose from 248 in December 2025 to 491 in January 2026, so launching early in January can reach buyers before more competition arrives.
Should I change agents after my listing expires?
Interview more than one. Ask why the home did not sell and what they would change. Commission is fully negotiable.
Do buyers see that my listing expired?
Buyer agents can see a home's listing history, including TRREB's property days on market.
Work With Michael John Lau in Markham
Michael John Lau helps Markham sellers relaunch with a clear plan: what to fix, how to present the home, and a price based on recent sales. The goal is a second launch that gives buyers a real reason to take another look.
📞 Contact Michael John Lau, REALTOR®
🌐 www.callmikelau.com
Ready to relaunch your home?
Michael John Lau can review your old listing, the feedback and recent sales, and help you build a relaunch plan.
Michael John Lau, REALTOR® · Markham, Ontario · (416) 700-0286
Disclaimer. Michael John Lau is a licensed REALTOR® serving buyers and sellers in Markham, Ontario and the Greater Toronto Area. Market figures are from TRREB Market Watch, September 2026, and monthly figures for December 2025 and January 2026 are from TRREB Market Watch as compiled by BCG Team. Holdover terms vary by agreement; speak with a real estate lawyer about yours. Michael John Lau is not a lawyer, accountant, tax advisor or mortgage professional. This article is general information, not legal, tax or financial advice. Speak with a qualified professional about your own situation.