Recent content by gardensAndPath

Unexpected fees are another reason not to empty the account at closing. Because the local jurisdiction and individual transaction matter, it is better to request an itemised estimate from the people handling the purchase and ask which amounts are fixed, estimated or still unknown. “Closing...

The best next step is probably to keep the range narrow but split it by neighbourhood and condition, then update it when completed sales arrive. That preserves the value of the focused sample without overreading May 2026. For now, 76 days is a useful observation, but not enough by itself to...

I disagree slightly with making the sold unit the anchor regardless of fit. One completed sale can create false precision if it has a conventional two-bedroom plan and this 590 sq ft unit does not. I would rather bracket value using the sale plus the active competition, while giving the...

I’d worry less about averaging vacancy and more about concentrated turnover. With one 3-bed tenancy, a vacancy means zero rent while cleaning, repairs and management work may arrive together. A single larger-repair allowance can also hide the timing problem: several items could come due in the...

Before offering, build a small table of completed sales, price cuts, withdrawals and relistings within tightly drawn neighbourhood boundaries. Then separate renovated properties from those needing work and note whether insurance information was available. Ask the seller’s side about the closing...