Comox Valley Seller's Guide by Sonia Leger, eXp Realty

eXp Realty · Comox Valley

Your complete
guide to Sold.

Everything you need to know about selling your home in the Comox Valley — from first conversation to keys handed over.

SL
Prepared by Sonia Leger, REALTOR®

 Select a section to explore

The Comox Valley Market

Understanding your local market is the foundation of a successful sale.

$780K
Avg. detached home price (2024)
28
Avg. days on market
98%
Sale-to-list price ratio
Why Comox Valley attracts buyers
CFB Comox military relocation
YQQ direct flights — remote workers
Retirees from Metro Vancouver
Mt. Washington ski access
World-class fishing & outdoors
Strong school catchments
Seasonal patterns — click any quarter to expand
Tap a quarter to read more
Q1
Jan–Mar: Slow build Low inventory
Fewer listings mean less competition. Military families begin searching early.
Fewer listings mean less competition. Military families who receive posting notices in January begin searching early. Listing now can yield serious, motivated buyers. Expect slightly longer days on market but committed purchasers.
Sonia's tip
Military buyers often need firm possession dates aligned with July posting dates — price and condition matter more than timing for this segment.
Q2
Apr–Jun: Peak selling season Highest demand
The busiest period. Multiple-offer situations are most common here.
The busiest period in the Comox Valley. Families want to move before the school year ends. Curb appeal is at its best with spring landscaping. Multiple-offer situations are most common, especially for detached homes under $900K in Courtenay and Comox.
Sonia's tip
Listing in early April captures early-season demand before competing inventory floods the market — often the sweet spot for price and speed.
Q3
Jul–Sep: Summer activity Steady
Out-of-town buyers visiting on vacation often make purchase decisions.
Activity remains solid through summer. Out-of-town buyers visiting for vacation often make purchase decisions. Lifestyle properties — acreages, oceanfront, and homes near Mt. Washington — perform especially well as buyers are here experiencing the lifestyle firsthand.
Sonia's tip
Keep the home showing-ready through summer. Vacation visitors can convert to buyers quickly — you rarely get a second chance for a showing with someone driving back to Vancouver the next day.
Q4
Oct–Dec: Motivated buyers Less competition
Inventory drops sharply. Buyers still active are highly motivated.
Inventory drops sharply in fall. Buyers still active in Q4 are highly motivated — often they've been searching all year, need to move for a specific reason, or are investors. Less seller competition means your listing stands out. Proper pricing is critical as the market is more discerning.
Sonia's tip
Don't assume fall is a bad time to list. The Comox Valley's retirement and relocation buyer pools remain active year-round — these buyers don't follow the school-year calendar.
Neighbourhood snapshot
Courtenay
$720K avg
Highest sales volume. Strong family and first-time buyer demand.
Comox
$850K avg
Military proximity. Marina access. Premium detached prices.
Cumberland
$680K avg
Fastest-growing. Mountain biking culture. Young professional appeal.
Black Creek / Rural
$750K avg
Acreages and hobby farms. Strong demand from Metro Vancouver buyers.

The Process

A clear, step-by-step roadmap from our first meeting to handing over the keys.

Week 1
Listing consultation & home walk-through
We tour your home together. I want to understand what makes it special — the view, the renovations, the neighbourhood quirks. We review comparable sales, discuss your goals, timeline, and price strategy. You sign the listing agreement.
Week 1–2
Prep, staging & photography
We implement the prep checklist, bring in a professional photographer and (where applicable) videographer. Drone footage is arranged for properties where aerial views add value — acreages, oceanfront, mountain views. Virtual tour is prepared.
Week 2
MLS launch & marketing blitz
Your listing goes live on MLS/Realtor.ca, Zillow, and eXp's global network. Social media campaign launches. I personally contact agents who've shown similar homes. A feature sheet is prepared for showings.
Ongoing
Showings & weekly updates
All showing requests come through me and are confirmed with you. I collect feedback from every agent after each showing and share it with you weekly, along with online view statistics and market updates.
As received
Offer review & negotiation
I present all offers and walk you through every clause — price, conditions, inclusions, and possession date. We negotiate together toward the best possible outcome for you.
Accepted offer
Condition period
If conditions exist (financing, inspection), the buyer typically has 5–10 business days to satisfy them. Once conditions are removed, the sale is firm.
Completion day
Closing & key handover
Your lawyer or notary handles the legal transfer. Funds are exchanged and title transfers to the buyer. On possession day, you hand over the keys.

Pricing Strategy

Price is the single most powerful marketing tool you have. Here's how we get it right.

Net proceeds estimator — drag the sliders
Sale price$800,000
Mortgage balance$200,000
Commission (% of sale)3.5%
Legal & closing costs$2,000
Estimated net proceeds$566,000
Tap any item below to read the full detail
01
Comparative Market Analysis (CMA)
How I determine your home's value using real local sales data.
I pull recent sales of comparable homes within 1km of your property, typically within the last 90 days. We look at price per square foot, lot size, bedrooms, finishings, and condition. We also review active listings — your competition — and expired listings, which tell us what the market rejected.
Comox Valley note
Military postings create unusual demand spikes in Comox. A buyer needing to be in by July 1 will pay more — your CMA accounts for seasonal timing, not just comparable addresses.
02
The danger of overpricing Common mistake
Why starting too high almost always costs you money in the end.
Overpriced homes sit. After 3–4 weeks on market in the Comox Valley, buyers begin to wonder what's wrong. You'll eventually reduce the price — but now you've lost the critical first-impression window. Homes that sell with a price reduction almost always sell for less than if they'd been priced right from day one.
The math
A home that should list at $800K but lists at $849K may ultimately sell for $775K after 60+ days and two reductions — $25K less than a well-priced launch would have achieved.
03
Strategic price positioning
How search brackets and price thresholds affect your buyer pool.
Price thresholds matter online — buyers search in brackets ($700K–$800K, $800K–$900K). A home priced at $799,000 appears in the $700K–$800K bracket and competes with fewer homes than one at $800,500. We use this to maximize your home's exposure to the widest possible buyer pool.
04
Price adjustments
When and how we reassess if the market isn't responding.
If your home hasn't attracted offers after 2–3 weeks of strong marketing and good showing activity, we review the data together. Showing feedback, online views, and comparable new listings all inform whether a price adjustment is the right move. I'll never pressure you — but I'll give you the honest picture.

Prep & Staging

Homes that show well sell faster and for more money. Tick off each item as you go.

Exterior & curb appeal
Interior — every room
Kitchen & bathrooms (highest ROI rooms)
Day of showing
Sonia's staging philosophy
As the wife of a home builder, I have a trained eye for what buyers see — and what they miss. I'll walk through your home with you before photos and point out what moves the needle versus what you can skip.

Navigating Offers

Understanding your options when offers come in — and how to respond strategically.

You accept
Unconditional — congratulations, you've sold. Conditional — the buyer satisfies conditions within the agreed period. Once removed, sale is firm.
You reject
The offer dies. Buyers may resubmit with improved terms, or move on. A counteroffer almost always serves you better — it keeps the negotiation alive.
You counter
We modify the terms you're unhappy with — price, possession date, inclusions, conditions — and send back. Normal and healthy negotiation.
Multiple offers
Multiple buyers submit simultaneously. You can call for best-and-final offers, accept the strongest, or negotiate with one party. I guide you through every option.
Key offer terms explained — tap to expand
Tap any term to read the full explanation
Purchase price
The headline number — but not the only thing that matters in an offer.
The headline number — but not the only number that matters. A higher offer with problematic conditions can be worth less than a clean lower offer. We evaluate all terms together. In a multiple-offer scenario, I'll help you compare apples to apples.
Possession & completion dates
When money changes hands vs. when you hand over the keys.
Completion is when money changes hands and title transfers. Possession is typically 1–3 days later when you physically hand over keys. These dates must align with your move plans. July 1 possession is common for military families — worth knowing when reviewing terms.
Conditions (subjects)
Financing, inspection, and sale of buyer's home — what they mean for you.
Common conditions: financing approval, home inspection, and sale of buyer's existing home. Each has a deadline by which it must be satisfied or waived. Fewer conditions = stronger offer. "Subject-free" means the buyer waives all conditions — very strong offers, but the risk is entirely the buyer's.
Home inspection note
Many Comox Valley buyers are waiving inspection subjects in competitive situations. Consider a pre-listing inspection ($500–$700) to provide buyers confidence and reduce post-acceptance surprises.
Inclusions & exclusions
What stays, what goes — and why being specific matters.
Inclusions are items that stay with the home (appliances, window coverings, light fixtures). Exclusions are items you're taking. Be specific in your listing — a buyer who expects the hot tub and doesn't get it is an unhappy buyer. We'll review your inclusions list before going to market.
Deposit
What the buyer's deposit means and where it's held.
The buyer submits a deposit (typically 1–5% of purchase price) within 24 hours of acceptance, held in trust by my brokerage. This demonstrates seriousness and good faith. It forms part of the down payment at completion. If a buyer walks away from a firm sale without legal justification, the deposit is at risk.

Closing & Beyond

The final stretch — what happens between a firm sale and handing over the keys.

Tap any step for the full detail
01
Hire a notary or real estate lawyer Do this early
You need a notary or lawyer to handle title transfer — book one as soon as your sale is firm.
You need a notary public or real estate lawyer to handle the legal transfer of title. In BC, both are qualified for a standard residential transaction. Book one as soon as your sale is firm — good notaries in the Valley get busy. I can provide referrals. Expect legal fees of $1,200–$2,500.
02
Mortgage discharge
How your existing mortgage gets paid out and what penalties may apply.
If you have a mortgage, your lawyer contacts your lender to obtain a mortgage discharge statement. The outstanding balance (plus any applicable penalties) is paid out of your sale proceeds on completion day. If you're breaking your mortgage early, contact your lender now to understand any prepayment penalties.
Comox Valley tip
If you're buying in the Valley and selling elsewhere, talk to your lender about porting your mortgage — this can save you significant penalty fees.
03
Pre-possession walkthrough
What the buyer checks before taking possession — and how to be ready.
The buyer typically does a pre-possession walkthrough the day before or morning of possession to confirm the home is in agreed condition and all included items are present. Ensure the home is clean, nothing has been damaged during your move-out, and all appliances and fixtures remain as listed.
04
What to leave behind
Keys, remotes, manuals, paint codes — the complete handover list.
Beyond the included items: leave all keys (including mailbox, garage, outbuildings), garage door remotes, alarm codes, appliance manuals, paint colour codes (buyers always want touch-up paint info), and any warranty documents. Leave the home in broom-swept condition.
05
Property Transfer Tax & capital gains Tax note
PTT is paid by the buyer — but sellers with non-principal residences should speak to an accountant.
In BC, Property Transfer Tax is paid by the buyer, not the seller. However, sellers should be aware of potential capital gains tax if the property is not your principal residence. Rental properties, vacation properties, or homes held in a corporation are subject to capital gains. Speak with your accountant well before completing the sale.
06
Update your address & services
The full checklist of accounts and services to cancel or transfer.
Cancel or transfer: BC Hydro, Fortis BC (gas), internet/cable, water/sewer accounts, home insurance, Canada Post mail forwarding, CRA address, vehicle registration, driver's licence, bank accounts, subscriptions, and school/medical records. Cancel your home insurance only after possession is confirmed complete.

Common Questions

Honest answers to what sellers ask most — tap any question to read the answer.

Tap a question to expand the answer
Q
Do I need to disclose known defects?
BC law on seller disclosure — what you're required to reveal.
Yes — in BC, sellers are required to disclose known latent defects (hidden problems that affect safety or habitability and that a buyer couldn't reasonably discover on their own). Failure to disclose can result in legal liability after closing. The Seller's Disclosure Statement covers this systematically. Honesty protects you.
Q
What if I get an offer before we're ready?
You're never obligated to accept — here's how we handle early offers.
You're never obligated to accept any offer. We can counter with a possession date that gives you more time, or simply decline. That said, serious early buyers sometimes offer the best prices — the decision is always yours, and I'll help you weigh the options.
Q
Should I do a pre-listing inspection?
When it's worth the $500–$700 and when you can skip it.
It depends on your home. For older homes (pre-1990) or homes with known issues, a pre-listing inspection lets you address problems before buyers discover them — and gives buyers confidence to waive their own inspection subject. For newer, well-maintained homes it's often not necessary. We'll discuss what makes sense for your specific property.
Q
How do military postings affect my sale?
What to know if you're being posted out of Comox — and what not to reveal.
If you're posted out of Comox, you likely have a firm departure date — and that urgency, if visible, can weaken your negotiating position. I advise not disclosing your timeline in the listing or marketing materials. We price strategically to attract strong offers quickly without telegraphing your deadline. DND relocation programs (BGRS) may also cover certain selling costs — speak with your Brookfield advisor early.
Q
What if the buyer's financing falls through?
What happens to your deposit and sale if a condition isn't satisfied.
If the buyer fails to satisfy a financing condition, the deal dies and your home goes back on the market. You keep any deposit only if the sale was already firm (conditions removed). If conditions were not yet removed, the deposit is typically returned. This is why I advise sellers to carefully evaluate buyer qualification during negotiation.
Q
Can I buy and sell at the same time?
How to sequence buying and selling without getting caught in the middle.
Yes — and it's very common in the Valley. The key is sequencing: most sellers are better served selling first (or listing simultaneously), so they know exactly what they have to spend before committing to a purchase. Bridge financing is an option if you find your new home before your current one sells, but it adds cost and risk. We map this out together at the start.
Sonia's approach
As both a buyer and seller representative, I can often coordinate both transactions simultaneously — saving you time, communication gaps, and stress.
Ask Sonia directly
250-218-9993
contact@sonialeger.ca
sonialeger.ca
@sleger.realtor