Sold in 15 Days. Bought Their Leslieville Dream Home $61K Under List.
A second baby on the way, a two-bedroom condo that shrank overnight, and no idea whether selling first would leave them stuck. Here's the exact plan that closed both sides on the same day.
Where Michelle & Daniel Started
Baby number two was coming, and their two-bedroom condo suddenly felt half its size. They knew they had to sell first. What they didn't know was everything that came with that decision.
- They weren't sure they'd land in the next home before their current one closed, and the idea of a gap between the two felt impossible to plan around.
- They didn't know what their condo would actually net them, which meant they didn't know what they could afford to buy.
- Two working professionals with no time to run a sale and a search at once, let alone coordinate the two.
- A move with young kids meant storage, timing, and disruption they were determined to avoid doing twice.
- They wanted to stay in their kids' school catchment, which narrowed exactly where and how fast they could buy.
"If we sell first, will we actually have somewhere to go?"
That's the question every coordinated move-up plan has to answer before a single sign goes in the yard.
One Coordinated Move, Not a Sale and a Prayer
Selling first only works if the numbers and the timeline are both nailed down before you list. Here's what that took.
An Accurate Read, Not a Guess
A detailed CMA using days on market, months of inventory, list-to-sale ratio, and absorption in their specific pocket, so their expected net proceeds were a number they could actually plan around, not a hope.
Built to Sell Fast and Firm
A pre-listing inspection removed the usual excuse for lowball or delayed offers. Storage and movers were arranged in advance, so nothing sat mid-move waiting on a decision.
Demand Before the Listing Went Live
A targeted campaign built the buyer pool ahead of launch, reaching over 15,000 impressions in their market before the first showing.
Same-Day Closings, Backup in Place
Sell and buy closings were coordinated to land the same day. A bridge loan was secured as a safety net in case timing slipped. It wasn't needed, but it meant nothing was left to chance.
This Wasn't a List-and-Hope Situation. We Engineered It from Both Ends.
Selling and buying at the same time only works if both sides are run as one strategy, not two separate transactions hoping to line up.
Priced to Move, Built to Prove
- A precise CMA using days on market, months of inventory, and list-to-sale ratio, so the asking price reflected today's Leslieville market, not last year's comparables.
- A pre-listing inspection completed before the listing went live, removing the usual excuse buyers use to delay or lowball an offer.
- A targeted buyer campaign that built demand ahead of launch, reaching over 15,000 impressions before the first showing.
- Storage and movers arranged in advance, so nothing sat mid-decision once offers started coming in.
Mapped Before the Sale Closed
- The Leslieville pockets, price bands, and school catchments that actually fit their next home were identified before the sell side ever launched.
- A bridge loan was secured as a provision, not a plan, so a timing gap was never a risk they were carrying alone.
- Closing dates on both sides were coordinated to land the same day, so there was never a night spent between two homes.
- Net proceeds from the sale were calculated in advance, so the purchase budget was a real number, not a guess made under pressure.
We knew we had to sell first, but that was the scary part. What if we sold and couldn't find the right place in time? David mapped out exactly what would happen on both sides before we had to decide anything, so we never had to guess. When it actually came together the way he said it would, we were relieved, and honestly just grateful we didn't have to run all of that ourselves.
— Michelle & Daniel, Leslieville, TorontoParaphrased from the client's own account of the experience. Names changed for privacy.
David Chiarucci
Realtor · Alexandar Real Estate · Royal LePage Signature
David works with homeowners on exactly this move: selling the home they've outgrown and buying the one that fits, without a single day of overlap.
Book Your Clarity CallBook Your Clarity Call
Twenty minutes. You'll walk away knowing your real number, your timeline, and whether this move works for you right now. If I don't think I can tell you anything useful, I'll say so and we're done.
A Real Plan, Not a Pitch
- An accurate read on what your current home would net you in today's market
- The specific pockets and price bands that fit your next move, whether that's staying in Leslieville or looking elsewhere
- A realistic timeline for selling and buying without carrying two mortgages
- A straight answer on whether this move works for you right now