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One Client at a Time.
Who the client was, what made the deal hard, and what Michael John Lau did about it. Fourteen real transactions in Markham, York Region, and the GTA, written up so the next person in the same spot knows what to expect.
What the Studies Show
Three Patterns That Repeat Across Fourteen Sales
A relaunch is a new listing, not a continuation
Two homes that had sat for a year or more with other agents, one with zero showings, sold after being restaged, reshot, repriced from current data, and relaunched properly: one $100,000 over asking in two weeks, the other in 37 days at 98% of list. Expired listing help
Constraints are planned around, not apologized for
An estate with several decision-makers and showings limited to 8 a.m. to 3 p.m. closed firm, no conditions, $51,000 over asking in seven days. A downsizer's home on a main road across from a school sold at full asking in 12 days once the strategy changed. Probate and estate sales · Downsizing
Knowing when to say "not yet" is where the money is
A pre-emptive offer declined and four offers on offer night, $93,000 over. Four offers walked away from and a better one secured with patience. Interest without a number turned into multiple offers and $150,000 over list by changing the strategy rather than the price. And an original-condition Unionville home, prepared with targeted updates instead of a full renovation, drew six offers and sold $200,000 over list. How the pricing works
The Full List
All Case Studies
14 case studies
56 Ingleborough Court
Original condition, a basement tenant, and a budget. Updates chosen for return, not for show. 75+ viewings, six offers, sold $1,600,800 on a $1,399,999 list.
59 Smoothwater Terrace
Lots of interest, no number. Studied the data, shifted the strategy, rebuilt momentum. Sold $1,650,000 on a $1,499,990 list with multiple offers.
50 Forest Manor Rd #505
Almost two years unsold, no feedback, no plan. Target buyer redefined, staged for that lifestyle, told with video and social. Sold at 98% of list.
16 Milne Lane
A year with another agent and zero showings. Restaged, reshot, remarketed: 22 showings, 28 open house visitors, two offers, sold firm in two weeks.
33 Cox Blvd #928
Target buyer redefined, unit painted and staged for that lifestyle, one team handling every timeline. A full-service condo sale in under a week.
24 Juniper Crescent
Chosen over three agents, a pre-emptive offer declined, four offers on offer night.
55 Lunar Crescent #139
Neighbours sat 100-plus days. A second deep clean, a mega open house, 45 showings.
97 Mercer Crescent
Multiple decision-makers, showings limited to 8 to 3, firm offer with no conditions.
9 Stollery Pond #203
Others sat 50-plus days. Building-specific data, a buyer-targeted launch, only two private showings.
278 Williamson Road
Main road, across from a school. Feedback listened to, strategy changed, sold at full asking after repositioning.
54 Holbrook Court
Next home already secured and a fixed timeline. One open house, 20-plus guests, sold on schedule.
100 Harrison Garden #1702
Priced for competition, walked away from four offers, sold for more with patience.
61 Timbercreek Court
Ravine cul-de-sac, cautious buyers, a negotiation both sides felt good about.
Buttonville Detached
Pivoted to an area he had written off. Found the listing other buyers walked past, and bought his first home under asking.
Work With Michael
A Conversation Is Just a Conversation.
Every situation is different. If yours looks like one of these, or nothing like them, call or text Michael, or book a consultation, and he will help you think it through. No pressure, no obligation.
Call (416) 700-0286 Email info@callmikelau.com
Michael John Lau is a licensed REALTOR® with eXp Realty, Luxury Division (Licence #4784577), serving Markham, York Region, and the Greater Toronto Area. Case studies describe real transactions; client details are shared with permission and some identifying information has been withheld. Past results do not guarantee future outcomes, and every sale or purchase depends on the property, the market at the time, and the client's goals. Nothing on this page is legal, tax, or financial advice.