SELLER'S GUIDE
T H E
C O M P L E T E
S E L L I N G A
G U I D E
H O M E
T O
CONTENTS
01 | ABOUT ME
02 | THE STEPS
03 | THE PRESENTATION
04 | THE MARKETING
05 | THE PRICING
06 | THE OFFER
07 | THE COMMISSION
08 | THE FAQ’S
09 | CHECKLIST
10 | PAST SALES
ABOUT ME
As a teenager I remember poring over blueprints on the dining room table,
imagining the homes that my father built for people across Vancouver.
Meanwhile, my mother, who worked as a Realtor®, brought home books of
real estate listings that I would spend hours reading and stacks of strata
documents which I would translate for her over breakfast.
Raised on Vancouver’s Westside, I have never forgotten the values of
perseverance and service that my immigrant parents instilled in me. My
parents sacrificed so much so that I could attend Crofton House School and
later graduate from UBC with a focus on Psychology. In 2012, after working
in other sectors like non-profit and the relations sector, I decided to pursue
my true calling: to live and breathe Vancouver Real Estate, just as my
parents did.
Since then, I have cultivated an award-winning team which consistently
ranked in the top 1% of all real estate teams in Vancouver, followed by
forming another Medallion Club ranked boutique team in 2020. I have
advised on and sold many presale and new boutique developments,
including but not limited to the Highbury Residences on West 4th and Alma,
the Two Dorothies in Kerrisdale, Clarendon Heights in Norquay Village,
West Oak Townhouses in South Granville, and many more. My specialties
are selling resale properties, investment properties, working with first-time
buyers, downsizing for empty-nesters and helping all types of buyers and
sellers.
While the accolades are affirming, what truly motivates me is the deep
satisfaction I feel from making a difference in my clients’ lives. Seeing the
joy when people finally realize their dreams makes all my hard work
incredibly worthwhile.
I would love to help you meet your goals through my intuitive
communication in both Mandarin and English, as well as my attention to
detail and strong organizational skills. Above all, I am here to support you,
whether that involves finding the perfect home for you, connecting you
with trusted service providers, or even offering you restaurant
recommendations for your new neighbourhood.
My aim is to make the real estate process a seamless and positive
experience for you.
THE WORDS
I am delighted to recommend Nancy as the best realtor I have ever come to work with! She is an
expert in real state who would go out of her way to make sure that you feel fully support throughout
the process of selling your property.
I can't thank you enough, Nancy, for your attentiveness, hard work, kind nature, and professionalism.
You were always there when we needed you, and were flexible and willing to adjust your schedule to
support our needs even when they were beyond your responsibilities. You are such a valuable
member to the real state industry and your future clients will be lucky to work with you. We wish you
all the best in your new endeavours and look forward to the prospect of working with you again.
Helia Jafari
Nancy was a tremendous help to my family as we upgraded from a townhouse to a house. As we don't
buy and sell frequently, Nancy's guidance every step of the way was invaluable to novices like us.
When it came time to list our place, Nancy's advice on how to showcase our home in the best possible
light was incredibly helpful. Even with offers on the table, Nancy continued to host showings and
worked hard to secure the highest price.
Throughout the buying phase, Nancy wasn't interested in just making a quick transaction. She was
honest and upfront with us about the negatives of each property we viewed, and she never pressured
us into making an offer we weren't comfortable with. These points speak volumes about her ethics,
and I wouldn't hesitate to recommend Nancy to anyone looking to buy or sell a property.
The Kwok Family
Nancy, thank you for your tremendous help in sale of our home and purchase of our new home. My
husband and I much appreciated your professionalism, efficiency, and attention to all the details to
the end. We are so fortunate to have someone like you who works so well! I appreciate you arranging
everything around here and relieving all my stress. I highly recommend you as a real estate agent to
my friends and relatives. Thanks again, Nancy.
Vivian & Raymond Ng
Having Nancy as our realtor was the best decision we made in order to sell our property. She is
professional and very responsive with communication. Our property was sold in 9 days using a
strategy that we were comfortable with and at a price that we were happy with. I highly recommend
Nancy as your realtor or at least talk to her before signing up with another realtor. She truly knows
how to sell.
Raffaello Aquino & Christine Wong
From the moment we engaged Nancy to sell our home we knew we were in for a fun run. Within a
couple days our home was filled with her team taking pics, shooting video’s and taking drone shots. It
was listed in a few days and subsequently sold within a week. Nancy is passionate about her
customers needs and exceptional in her chosen career. Nancy is extremely organized, fast paced and
a masterful negotiator. We have had numerous realtors represent us over the years but Nancy is in a
class of her own. Thank you Nancy!
Steve & Lisa Reader
THE STEPS
Our process starts by meeting with you and getting an understanding of your timeline and plans. From
there, we will develop and put into action a game plan to help you achieve those goals. We build and
nurture long-lasting relationships with our clients by listening attentively, thinking creatively, and drawing
upon our considerable knowledge and experience. Our clients become like family because we want them
to have a positive experience that will benefit them over the long term.
COMPARATIVE MARKET ANALYSIS
Meeting and discussing your property
THE SELLING JOURNEY
We have thoughtfully created a clientfocused process that ensures that
your success always comes first.
By formulating an individualized
strategy that prioritizes your specific
lifestyle and aspirations, we provide
high quality support that is always
responsive to your needs.
LISTING CONTRACT
Formalizing our commitment to you
PRE-MARKETING PREPARATION
Getting your home ready
360 DEGREE MARKETING
Marketing and advertising
OUR NETWORK
Reaching out to Buyers and Realtors®
MULTIPLE LISTING SERVICE
Listing your home
PRESENTING YOUR HOME
Private showings and open houses
MARKET REPORTS
Keeping you up-to-date on feedback
OFFERS
Negotiating with confidence
SUBJECT REMOVAL
Cooperating with the buyer for a successful sale
TRANSITION PLANNING
Making next steps seamless
COMPLETION & POSSESSION
Transferring title and receiving funds
YOUR FOREVER RESOURCE & REFERRAL
Staying in touch
COMPARATIVE
MARKET
ANALYSIS
Our journey together begins with a visit to your home to
discuss your plans and expectations.
LISTING
CONTRACT
After you have shared your expectations, we will build a sales
strategy that takes into account your goals and aspirations, as
well as current market conditions and Buyer trends.
We will walk you through a Comparative Market Analysis (CMA)
that provides key information (e.g. market trends, recently sold
listings, and active comparable listings in your neighbourhood)
that will help us evaluate and maximize the market value of
your property.
The listing contract formalizes our commitment to you and the
tailored plan for your property that we have arrived at together.
PRESENTATION
SUGGESTIONS
You want your prospective Buyers to fall in love with your
property and maximize their offers.
360 DEGREE
MARKETING
Through collaboration with professional multimedia artists, we
will create attractive customized marketing materials with
photos, videos, and detailed floorplans to showcase your
property to prospective Buyers.
To achieve this, we will provide suggestions for showcasing
your property such as possible repairs, updates, or
professional cleaning. In addition, staging services can create
an aspirational space for prospective Buyers wanting to
envision their future home.
These materials will appear in a wide array of advertising and
social media channels, including flyers, print ads, digital ads,
email blasts, Facebook, Instagram, WeChat, Google, MLS.ca,
Realtor.ca, REW.ca and other reciprocity websites and digital
marketing platforms.
OUR
NETWORK
With 10+ years of experience and through hundreds of deals,
we have developed collaborative and advantageous working
relationships with other Realtors®, as well as a database of
prospective Buyers.
Drawing upon our extensive list of 5000+ contacts, we will
personally reach out to our network of Realtor® colleagues in
order to give their clients first access to your property prior to
listing. Our local knowledge gives us a distinct advantage in
locating and securing prospective Buyers.
MULTIPLE LISTING SERVICE
Listing your property on the Multiple Listing Service will
expose your property to thousands of Realtors® and potential
Buyers.
All information (e.g. technical details, highlights, upgrades) will
be accurately and persuasively conveyed to prospective
Buyers to generate interest in your property.
PRESENTING
YOUR HOME
Showing your property via private appointments or open
houses allows us to meet with the potential Buyer face-to-face.
Through this active engagement, we can tailor our approach to
marketing your property to that specific individual, and get to
know them to see if your property is the right fit for them.
MARKET
REPORTS
OFFERS
We believe in keeping you updated about the market.
After each showing and open house, you will receive the
feedback solicited from Realtors® and interested Buyers who
have viewed your property. This valuable
insight will allow us to adjust and fine-tune our marketing and
presentation strategies.
Our goal is to get you the best offer.
When we receive an offer, we will take the time to sit down with
you and walk you through the details. Our expert advice will
identify an offer’s merits and potential issues, as well as
explain to you the process of accepting, countering, or
rejecting an offer until an agreement is reached.
We take our fiduciary duty very seriously and always work for
your best interests by negotiating to maximize your property’s
value and on your terms.
SUBJECT
REMOVAL
During the crucial Subject Removal period, all the Buyer’s
conditions with regard to financing, inspection, document
review, etc. need to be satisfied before they will finalize their
purchase of your property.
We offer our full cooperation to the Buyer and the Buyer’s
Realtor® in order to make certain they have all the relevant
documents, full access to the property, and most importantly,
giving them the confidence to move forward with removing
their subjects.
Once they remove their subjects and place their deposit in
trust, the deal is firm and binding.
Your property is sold!
TRANSITION PLANNING
We are here to make the transitional phase between subject removal and
completion as seamless as possible.
If you are looking to purchase a new home to move into, we will coordinate the
timing of the sale and purchase of your previous and new properties smoothly.
Finally, we actively correspond with your lawyer/notary and financial institutions
about relevant documentation and any bank paperwork that requires signing.
We will also provide you with a handy transition checklist that covers important
tasks such as moving, notifying utility companies, forwarding mail, and obtaining
referrals for trades and services.
COMPLETION & POSSESSION
We will do the very crucial work of ensuring that the title has been transferred to the
Buyer and that the funds are ready to be issued by your lawyer or notary to you.
We will deliver the keys to the new Owner upon possession, and make sure that the
entire process is seamless.
Then, you can pop the champagne in celebration!
YOUR FOREVER RESOURCE
& REFERRAL
Our partnership continues after you sell your property with us.
We are always here to support you in any way we can, whether it be keeping you up
to date about the market, advice on renovations that would add value to your new
home, or providing trustworthy trade referrals.
Don’t hesitate to reach out to us. We are here for you.
If you have enjoyed working with us, please let your family and friends know that
we would love to help them as well.
MORE KIND WORDS
We recently had the experience of listing our rental property with Nancy Ho and what an amazing
service she provided for us.
At our first meeting, Nancy presented us with a professionally executed welcome binder which
contained all her services, comparative market analysis, active listings, recent successful sales in the
area and comparable properties so we were well prepared on what to expect.
From the moment we signed the contract engaging her services to the day we closed the deal with
the buyers of our property (which took just two weeks) Nancy worked tirelessly to get us the price we
asked for. She held multiple open houses and followed up with several realtors all the while keeping
us constantly updated so we were always aware of what was going on.
We have no hesitation in recommending Nancy for any real estate sales or purchases because you
can be sure you’re in excellent hands.
Loganathan & Sharmini Manoharan
I recently had the pleasure of working with Nancy again, and I cannot express enough how impressed
I am with her professionalism, dedication, and expertise in the local real estate market.
We have stayed connected over many years and whenever I had a question or needed assistance,
Nancy was there, providing me with detailed answers and valuable insights. Her deep knowledge of
the local housing market is evident, as she always presents with a variety of properties that perfectly
aligned with my criteria.
Nancy is patient and never pushy to make a decision. She genuinely cares about finding the right
home, and I truly appreciated her honesty and transparency.
When we found the ideal property, Nancy expertly guided me through the buying process, ensuring
that I understood every step and felt comfortable with the transaction. Her attention to detail was
impeccable, and she made sure that all necessary paperwork was handled smoothly and efficiently.
Thanks to Nancy’s negotiation skills, I was able to secure the property at a fair price, and I couldn't be
happier with the outcome.
In conclusion, working with Nancy was an absolute pleasure. She is not only a skilled and experienced
real estate professional but also a kind and approachable individual who genuinely cares about her
clients. If you are looking to buy or sell a home, I highly recommend reaching out to Nancy for an
exceptional real estate experience!
Thank you, Nancy, for making my home-buying journey so enjoyable and successful. I will definitely be
referring my friends and family to you for their real estate needs in the future.
Teresita Agojo
From beginning to end of purchase of new property, and sale of old property Nancy explained all the
steps to our parents and eased our fears. Excellent job and made a stressful experience less
stressful!
Alex Lee
PRESENTATION
BUYERS WANT TO IMAGINE THEMSELVES IN YOUR
HOME, WHICH MEANS THE MORE NEUTRAL WE
CAN MAKE YOUR SPACE LOOK, THE BETTER.
WE BELIEVE IN LOVE AT
FIRST SIGHT.
it's all iinls!
the deta
In collaboration with premier
staging companies and virtual
staging designers, your space
is reimagined so that Buyers
take away the ultimate first
impression of your beautiful
home.
DECLUTTERING
STYLING
VIRTUAL STAGING
BROCHURE
Professionally designed brochures
highlight the best of your home.
In addition, our laser-measured floorplans
give Buyers very precise and helpful
information about square footage and
THE MARKETING
layout.
PHOTOS &
VIDEOS
By working closely with leading
photographers and videographers,
we tell a captivating visual story
about your property to Buyers.
It is important that we invest this
time and money into marketing your
property to attract as many Buyers
as possible.
SOCIAL MEDIA
In this digital age, we understand the
importance of showcasing
your property on a wide variety of virtual
platforms in order to
reach thousands of prospective Buyers.
ADVERTISING
Highly adept at social media and digital
marketing, we employ tools such as
advertisements on Facebook, Instagram, and
WeChat; social media posts; advertisements on
a host of different venues; Search Engine
Optimization (SEO); Google AdWords campaigns;
and targeted email campaigns.
EVENTS
We host neighbourhood events as well
as weekend and Agent open houses so
that your neighbours can tell their
friends & family and Agents can reach
out to their Buyers.
THE PRICING
WE KNOW HOW TO PRICE YOUR HOME. HERE ARE SOME THINGS
WE LOOK AT BEFORE ARRIVING AT THE PERFECT LIST PRICE.
PAST SALES
CONDITION
We take the time to study past sales for
We put ourselves in the buyer's shoes and
homes in your area and areas similar to
ask what they would find most valuable in
yours. Having a clear understanding of
homes
true market value is the first step in
Renovated rooms? These all factor into
establishing your list price.
the final price.
like
yours.
Updated
kitchens?
MARKET STATS
LISTINGS
Pricing your home largely depends on what
We study active listings to see what homes
type of market we will be listing in. If it's a
buyer's market you'll be pricing lower, if it's
a seller's market you'll be pricing higher.
we'll be competing with. Buyers tend to
compare your home to these homes.
EVERY SELLER AND HOME IS UNIQUE.
OUR MARKETING AND PRICING STRATEGY IS PERSONALIZED TO YOU.
UNDERSTANDING MARKET CONDITIONS
SELLER'S MARKET
BALANCED MARKET
BUYER'S MARKET
Arises when demand
exceeds supply. Since
there are fewer homes
available, sellers are at an
advantage.
Supply and demand are
about the same. Sellers
usually accept reasonable
offers, while homes tend to
sit on the market for an
average length of time.
Occurs when supply
exceeds demand.
Typically, sellers will drop
their asking price to gain
an advantage in the
market.
let's
a
make
deal!
THE OFFER
IF YOU'RE A FIRST-TIME HOME SELLER OR
IF IT HAS BEEN A WHILE SINCE YOU'VE
SOLD A PROPERTY, THE OFFER PROCESS
MIGHT SEEM OVERWHELMING. KNOWING
WHAT TO EXPECT WILL GIVE YOU A
LITTLE CONTEXT BEFORE WE DIVE IN.
ELEMENTS OF THE OFFER
PRICE
The price a Buyer is willing to
pay can be higher or lower than
the listing price.
DEPOSIT
The Buyer’s deposit shows good
faith and will be applied against
the purchase price of the home
when the sale closes.
SUBJECTS & CONDITIONS
Conditions in a Buyer’s offer that
must be satisfied before an offer
is legally binding. Examples are a
home inspection, financing, or
home insurance.
COMPLETION
This is the date on which the
title of the property is legally
transferred to the Buyer and
the transfer of funds finalized.
INCLUSIONS/EXCLUSIONS
These might include appliances,
light fixtures, window coverings
and anything else you agree to
leave behind or take with you
after you vacate.
Every offer is different. We will
sit down and go over every offer
in detail together so you are
clear about what you are
agreeing to.
COMMISSION BREAKDOWN
3%
20%
44%
REALTOR
BROKERAGE FEES
MARKETING
FEES
CO-OPERATING
BROKERAGE AKA
BUYER'S REALTOR
10%
ADMINISTRATIVE &
ASSISTANT SPLITS
23%
SELLER'S REALTOR
FEES
FAQ'S
HOW LONG DOES IT GENERALLY TAKE TO SELL A HOME?
Complete transparency here, it depends! I know that's
not the specific "I'll sell your home in 3 days" type of
answer you want to hear, but we want to be truthful
and the reality is your home could sell in 3 days or it
could take 10 days or even a couple of months. There
are so many factors that go into how fast your home
will sell and we'll walk you through all of them.
WHEN IS THE BEST TIME TO SELL MY HOME?
Such a great question! The spring market is always a
great time to sell but that doesn't mean you won't be
just as profitable in any other month. It also depends
on market conditions which, again, we'll walk you
through thoroughly.
WHAT'S THE DEAL WITH THE ASSESSED VALUE BEING SO LOW?
The assessed value is not the same as the market value.
The assessed value of a home is used for taxes in your local
municipality. The assessed value has very little impact on
how much your home is worth to a potential buyer in the
marketplace.
HOW MUCH COMMISSION DO YOU CHARGE?
The total commission to sell your home is 7% on the
first $100,000 and 3% on the remainder. Typically 44%
goes to the co-operating brokerage and the rest is
distributed among brokerage fees, marketing your
home, realtor fees and admin costs. The majority of
our cut goes right back into making sure your home
sells for top dollar.
WHAT DOES SOLD CONDITIONAL MEAN?
Sold conditional means that the home has conditions
that must be met before the sale can be finalized.
Common conditions are "Subject to Financing" and
"Subject to Inspection". In a hot seller's market, these
conditions are usually omitted to ensure the offer is
desirable.
WHAT DO I NEED TO DISCLOSE TO BUYERS?
There are certain things that we MUST disclose by law, but
we also don't want to scare potential buyers away by
pointing out every single little dent and scratch in your
home. It's a delicate balance for sure, but we will help guide
you AND help prep your home for sale to minimize any
"defects".
WHAT DO I NEED TO DO DURING THIS WHOLE PROCESS?
We pride ourselves on taking care of the majority of the
responsibility when selling your home, from prep to staging
to showings. BUT there are a few things you'll have to do
like keeping your home super tidy, making yourself scarce
for open houses, and making arrangements for pets during
showings.
SELLER'S CHECKLIST
GENERAL MAINTENANCE
CURB APPEAL
Oil squeaky doors
Cut lawns
Tighten doorknobs
Trim shrubs
Replace burned out lights
Weed and edge gardens
Clean and repair windows
Pick up any litter
Touch up chipped paint
Clear walkway of leaves
Repair cracked plaster
Repair gutters and eaves
Repair leaking taps and toilets
Touch up exterior paint
CLEANING
FINAL TOUCHES
Shampoo carpets
Be absent during showings
Clean washer, dryer, and tubs
Turn on all lights
Clean furnace
Light fireplace
Clean fridge and stove
Open drapes in the daytime
Clean and freshen bathrooms
Play quiet background music
TIDY + PREP
Clean and tidy entrance
Keep pets outdoors
ORGANIZATION
Functional doorbell
Clear stairs and halls
Polish door hardware
Store excess furniture
Paint doors, railings, etc.
Clear counters and stove
(as necessary)
Make closets neat
SELLER'S CHECKLIST
OTHER THINGS TO DO
SOME PAST SALES
3433 W 34TH AVENUE
101 2565 RUNNEL DRIVE
2395 W 22ND AVENUE
1104 6622 PEARSON WAY
2499 W 35TH AVENUE
428 HELMCKEN STREET
7111 LANGTON ROAD
13 9533 GRANVILLE AVENUE
4558 W 15TH AVENUE
505 6622 PEARSON WAY
2115 INGLEWOOD AVENUE
46 5298 OAKMOUNT CRESCENT
4811 CABOT DRIVE
3089 GRAVELEY STREET
9340 ALGOMA DRIVE
8179 148A STREET
6663 NANAIMO STREET
34898 LABURNUM AVENUE
2887 W 24TH AVENUE
104 1318 W 6TH AVENUE
10691 SOUTHRIDGE ROAD
1304 6000 MCKAY AVENUE
3188 GRANVILLE AVENUE
602 289 E 6TH AVENUE
766 W 64TH AVENUE
11340 GALLEON COURT
13315 232 STREET
2401 128 W CORDOVA STREET
8100 ALANMORE PLACE
42 6300 ALDER STREET
960 W QUEENS ROAD
4 2880 W 33RD AVENUE
3996 ETON STREET
CLARENDON HEIGHTS DEVELOPMENT
7871 HUDSON STREET
2185 CASSIAR STREET
101 1981 HIGHBURY STREET
33804 4TH AVENUE
870 W 61ST AVENUE
210 3198 RIVERWALK AVENUE
2768 W 16TH AVENUE
507 3188 RIVERWALK AVENUE
14896 80B AVENUE
9 6233 KATSURA STREET
20357 83A AVENUE
103 4500 WESTWATER DRIVE
809 FOWLER COURT
82 7780 170 STREET
8082 150 STREET
1103 BENNET DRIVE
9781 154 STREET
2806 1955 ALPHA WAY
2836 E 45TH AVENUE
3 3370 ROSEMONT DRIVE
3766 IRMIN STREET
157 12040 68 AVENUE
3114 E 14TH AVENUE
413 3133 RIVERWALK AVENUE
14865 82 AVENUE
707 1199 MARINASIDE CRESCENT
10648 138A STREET
311 3163 RIVERWALK AVENUE
539 LAURENTIAN CRESCENT
603 1633 W 8TH AVENUE
816 E 12TH AVENUE
1016 TENTH AVENUE
4151 LANCELOT DRIVE
1102 6622 PEARSON WAY
3373 E 2ND AVENUE
402 528 WEST KING EDWARD AVENUE
611 6622 PEARSON WAY
PH2 1477 W 15TH AVENUE
2331 HEATHER STREET
13 13899 LAUREL DRIVE
8 3591 GRANVILLE AVENUE
59 8473 163 STREET
6970 129A STREET
OVATION DEVELOPMENT
19620 50A AVENUE
1807 7090 EDMONDS STREET
7510 BARRYMORE DRIVE
202 379 E BROADWAY
22 13899 LAUREL DRIVE
23 11491 7TH AVENUE
49 1425 LAMEY'S MILL ROAD
503 980 COOPERAGE WAY
802 3331 BROWN ROAD
3858 DUMFRIES STREET
332 350 E 2ND AVENUE
1203 777 RICHARDS STREET
1008 5900 ALDERBRIDGE WAY
202 379 E BROADWAY
20 7370 STRIDE AVENUE
704 933 E HASTINGS STREET
415 6707 SOUTHPOINT DRIVE
121 15353 105 AVENUE
1005 6188 WILSON AVENUE
315 3133 RIVERWALK AVENUE
301 14960 102A AVENUE
3503 7358 EDMONDS STREET
2606 7303 NOBLE LANE
1504 833 AGNES STREET
206 1661 FRASER AVENUE
107 8400 ANDERSON ROAD
326 5248 GRIMMER STREET
302 9188 HEMLOCK DRIVE
2609 13318 104 AVENUE
74 1561 BOOTH AVENUE
521 9399 ALEXANDRA ROAD
2703 813 CARNARVON STREET
510 1216 HOMER STREET
1106 610 GRANVILLE STREET
2303 813 CARNARVON STREET
410 8068 120A STREET
4010 1188 PINETREE WAY
508 9857 MANCHESTER DRIVE
1608 668 COLUMBIA STREET
1506 928 BEATTY STREET
308 3520 CROWLEY DRIVE
AND MORE...
604-719-0822
NANCYHO.CA
NANCY@NANCYHO.CA
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