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.
They came in not knowing if selling first meant risking being caught without a home. What made the difference was having someone map out exactly what would happen, on both sides, before they had to decide anything. They were relieved it came together the way it did, and grateful to have had an advocate handle the whole process instead of trying to run it themselves.
— 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 Leslieville homeowners on exactly this move: selling the home they've outgrown and buying the one that fits, without a single day of overlap.
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