Pricing Strategy Selector

1Market

SNLR

Sales-to-new-listings ratio. Balanced 40–60%.

Absorption rate

Season

Direction

TRREB SNLR (Trend) now vs. 3 months ago, and the benchmark price for this home type year over year. Both down = falling, both up = rising, mixed = flat.

2The home vs. its competition

This home

Typical comp

Advantages over the comps

Premium lot (ravine, pie, oversized) Walk-out or separate-entrance basement Better layout or curb appeal

Disadvantages

Busy road, commercial or hydro backing Functional issue (layout, ceiling height, odd lot) Visible repairs buyers will discount

Competing actives sitting 30+ days in the band

Average sold price — this area & home type ($)

From your market stats for the municipality or community (e.g. Richmond Hill detached).

Band is set from the middle of the CMA range. Luxury = thin buyer pool; competition is hard to create.

3The sellers

Timing

What matters most (from Discovery)

Comfortable with an offer date and competing offers Could live with a single offer at list price Can carry the costs for 60+ days Asking to try above the range Will agree today to a price ceiling and a day-15 adjustment

4Numbers from the CMA

Range low ($)

Range high ($)

Search bracket ($)

Area name

Active listings in band

Solds cover (months)

Market reading

Buyer'sBalancedSeller's

Where in the range

The three strategies

Absorption rate uses your graphs.html definition: AR = 1 / (MOI + 1). Thresholds are rules of thumb — adjust them to your local data.