What should buyers look for when reading a Markham real estate listing?Read a Markham listing for what it shows and what it leaves out. Check which rooms have no photos, whether there is a floor plan, and how the description phrases condition, such as “as is” or “sold as is, where is.” Look at days on market and price history: in September 2026, Markham homes averaged 34 days on the current listing but 50 days including earlier listings, so ask your REALTOR® for the full history. Confirm what is included, whether equipment is rented, the property tax amount and, for condos, the monthly fee and status certificate.
A listing is marketing. It is designed to show a home at its best, which is exactly what a seller should do. A buyer’s job is to read it carefully and notice what is missing as well as what is shown.
Michael John Lau, a REALTOR® with the Kaizen Real Estate Team, one of the most active real estate teams in Markham and York Region, helps buyers read between the lines of a listing before they spend an evening touring it.
Start with the photos
- Missing rooms: no photos of the basement, a bathroom or the backyard often means there is a reason.
- Wide-angle lenses: rooms can look larger than they are. Check the floor plan or listed room sizes.
- Close-up details instead of rooms: may hide size or condition.
- Virtually staged photos: should be disclosed; picture the room empty.
- Seasonal clues: summer photos on a winter listing can mean the home has been listed for a while.
Decode the listing language
| Phrase | What to ask |
|---|---|
| “As is” or “sold as is, where is” | Why? Is it an estate, power of sale or a home needing major work? |
| “Power of sale” | The lender is selling; expect limited disclosure and specific terms |
| “Seller does not warrant” | Which items are not warranted, such as a basement unit’s legal status |
| “Potential income” or “separate entrance” | Is a second unit registered with the City? |
| “Offers anytime” vs. an offer date | How the seller plans to review offers |
| “Close to amenities” | Check what is actually nearby, including busy roads |
For basement units, see Markham’s legal basement suite rules.
Days on market and price history
TRREB tracks two measures. Listing days on market count only the current listing. Property days on market include earlier listings of the same home. In September 2026, the Markham averages were 34 and 50 days. A home that shows few days but has been listed before may have more room to negotiate. Ask your REALTOR® for:
- Earlier listings and their prices
- Any price changes on this listing
- When the home last sold and for how much
Want a second look at a listing?
Michael John Lau can pull a home’s listing history and answer the questions the listing does not.
Book a buyer consultationSearch Markham homesPrefer to talk? Call the Kaizen Real Estate Team at (647) 370-8885.
What is often missing
| Missing detail | Why it matters |
|---|---|
| Age of roof, furnace, air conditioner | Big replacement costs |
| Rental equipment | Monthly cost; must be assumed or bought out |
| Property tax amount and year | Monthly budget |
| Lot size and shape | Pie-shaped and irregular lots affect value |
| Condo fees and what they include | Monthly budget and lending |
| Inclusions and exclusions | Appliances, fixtures and window coverings |
Questions to ask before you book
- Why is the seller moving, and is there a preferred closing date?
- Have there been any offers, and is there an offer date?
- Are there any known issues, past water, or insurance claims?
- Which equipment is rented?
- Are any renovations done without permits?
- For condos: is the status certificate available, and are any special assessments planned?
What the price itself can tell you
Compare the list price with recent sales of similar homes on nearby streets, not with other listings. A price well below recent sales may signal an offer date strategy, a condition issue or a motivated seller. A price well above may mean a seller testing the market. In September 2026, Markham homes that sold went for 98% of list price on average, according to TRREB, so large gaps between list and sale prices are worth asking about.
Also check the property tax amount against similar homes. A much higher or lower bill can point to an unusual assessment, an addition or a lot difference that the listing does not explain.
Check the location yourself
Map the home before you visit. Look for hydro corridors, highways, rail lines, commercial sites and future development applications on the City of Markham’s website. Confirm school boundaries with the board’s locator rather than the listing description. See a parent’s guide to Markham school zones. Ultimately, the decision is yours. The goal is to make sure you have all the information before you tour.
The best showings start with good questions. Call the Kaizen Real Estate Team at (647) 370-8885 or book a consultation.
Frequently asked questions
What does property days on market mean?
It counts the total time a home has been for sale, including earlier listings. Markham averaged 50 property days on market in September 2026.
What does 'as is' mean in a listing?
The seller is not making repairs or promises about condition. Ask why, and plan a careful inspection.
How can I see a home's price history?
Ask your REALTOR® for earlier listings, price changes and the last sale price.
What should I ask about a basement apartment in a listing?
Whether the unit is registered with the City of Markham and has the required permits and inspections.
Why are some rooms not shown in listing photos?
Sometimes for privacy, and sometimes because of condition. Ask, and see the room in person.
Can I trust school information in a listing?
Confirm it with the school board's locator, since boundaries can change and schools can be full.
Michael John Lau and Neeraj Moolchandani are licensed REALTORS® with the Kaizen Real Estate Team, eXp Realty, Brokerage, 9763 Markham Rd, Markham, ON L6E 1A4. Licence #4784577. Call (647) 370-8885. Days on market figures are from TRREB’s September 2026 Market Watch. Listing terms are general descriptions; your REALTOR® and lawyer can explain any specific listing. This article is general information only and is not financial, legal or tax advice. Not intended to solicit buyers or sellers currently under contract with another brokerage.
