An increase in available properties changes the comparison a buyer makes. Your home is assessed against the choices available now, not only the price a similar home achieved in a different market.

The QPAREB’s September release reported that Montréal-area active listings in August were 18% above a year earlier, with supply growth extending into the North and South Shores. That regional shift is useful context. It is not a valuation of a specific street or property.

Start with recent sales of the same property type in a genuinely comparable area. Consider size, condition, land, parking, layout and significant work. Then review the current competition and listings that have lingered. The sale evidence helps establish value; active listings show what the buyer can choose instead.

A renovation’s invoice is useful information, but it does not establish an equal increase in market value. The relevance of the work, its quality, documentation and the alternatives available to buyers all matter. Keep records, but let comparable evidence guide the pricing discussion.

Agree on when to review enquiries, visits and buyer feedback. If there is exposure without meaningful interest, examine the presentation and price together. If visits produce the same objection, determine whether that issue can be addressed or needs to be reflected in positioning. Avoid waiting indefinitely for a buyer who does not compare alternatives.

For a purchase, apply the same discipline to an offer. A market-wide median is the midpoint of transactions in that group; it is not a quote for the home you are visiting. A changing mix of sales can also influence that number.

I use local comparables and current competition to build a pricing range, then explain the trade-offs between price, timing and preparation. The goal is a decision you can understand and revisit as real feedback arrives.