How should Markham sellers price a home so it does not sit on the market?A “haunted listing” is a home that lingers on the market long after buyers have moved on, often because it launched above what recent sales support. In September 2026, Markham homes averaged 34 listing days but 50 property days on market, according to TRREB, which shows how many homes are relisted. To avoid it, price from the last 90 days of comparable sales, adjust for condition and lot, launch with strong photos and an open house, and review the feedback after two to three weeks. Homes that are priced fairly sold for about 98% of list price on average.
Every neighbourhood has one: the house with the faded sign that has been listed so long that buyers start to wonder what is wrong with it. Usually nothing is wrong with the home. The price was simply set for a market that no longer existed.
Michael John Lau, a REALTOR® with the Kaizen Real Estate Team, one of the most active real estate teams in Markham and York Region, builds every pricing recommendation from recent sales and shares the reasoning, so sellers can decide with confidence instead of hope.
Why listings become haunted
- Pricing from the past: using a spring 2022 sale or a neighbour’s old price instead of today’s comparable sales.
- Pricing from need: setting the price around what the seller needs for the next home.
- Leaving room to negotiate: starting high and expecting buyers to come down to the real number.
- Weak launch: poor photos, limited showing access or no open house in the first week.
- Waiting too long to adjust: small price changes spread over months.
What the numbers say
| Markham, September 2026 (TRREB) | Figure |
|---|---|
| Active listings | 1,122 |
| New listings | 729 |
| Sales | 245 |
| Average sold vs list price | 98% |
| Listing days on market | 34 |
| Property days on market | 50 |
Property days on market counts every day a home has been for sale, including earlier listings before a relist. Buyer agents can see that history, so relisting rarely hides a stale listing.
Step one: build the price from evidence
- Find comparable sales of similar homes in the last 90 days, on similar streets.
- Adjust for differences: size, lot, condition, finished basement, garage, backing onto a park or a busy road.
- Check the competition: what buyers can choose instead of your home today.
- Look at expired listings: they show which prices buyers rejected.
- Set a price that fits the search ranges buyers use, such as just under a round number.
Want a pricing plan built from real sales?
Michael John Lau can review recent comparable sales for your street and explain the reasoning behind every number.
Request a pricing reviewSearch Markham homesPrefer to talk? Call the Kaizen Real Estate Team at (647) 370-8885.
Step two: launch like it matters
The first two weeks bring the most attention. Have repairs, cleaning and staging finished before photos. Use professional photography, a floor plan and video. Hold an open house the first weekend. In fall and winter, add twilight or bright-day exterior photos and good interior lighting for evening showings. For preparation ideas, see preparing your Markham home for sale.
Step three: listen and adjust early
| After two to three weeks | What it usually means |
|---|---|
| Few showings | Price or online presentation |
| Many showings, no offers | Price or condition compared with competing homes |
| Second showings but no offer | Buyers are close; terms or a small adjustment may help |
One clear adjustment with a reason usually works better than a series of small cuts. Pair it with new photos or an open house so it feels like a relaunch.
A tale of two listings
Two similar Markham homes list in the same month. The first lists slightly above recent sales “to leave room.” Showings are slow, and after six weeks it drops its price twice. The second lists in line with recent sales, has a busy first weekend and receives an offer in week two. By the time the first home reaches the right price, buyers have already seen the second one sell and wonder why the first has lingered. This is an illustration, but it is a pattern sellers see often.
Pricing heading into winter
Late fall and winter bring fewer buyers, but also fewer competing listings. Buyers shopping in November and December are often motivated, and they compare a smaller set of homes very closely. That makes accurate pricing even more important. A home priced in line with recent sales can stand out, while one priced on spring hopes can sit through the holidays and carry a long days-on-market history into January.
When a listing is already haunted
If your home has been on the market for months, start with an honest review: recent sales, buyer feedback and how your home compares with what sold. A meaningful price adjustment, fresh photos and a new launch plan can turn it around. In some cases, taking the home off the market until spring, with clear improvements in the meantime, makes more sense. Ultimately, the decision is yours. The goal is to make sure you have all the information.
The best way to avoid a haunted listing is to start with a price buyers believe. Call the Kaizen Real Estate Team at (647) 370-8885 or book a consultation.
Frequently asked questions
Why do some Markham homes sit on the market?
Most often because they launched above what recent sales support, or because photos, access or condition kept buyers away in the first weeks.
How long do Markham homes take to sell?
In September 2026, Markham homes averaged 34 listing days and 50 property days on market, according to TRREB.
Should I price high and leave room to negotiate?
Usually not. Buyers compare carefully, and a high price can mean fewer showings. Homes priced fairly sold for about 98% of list on average in September 2026.
Does relisting reset days on market?
It resets listing days on market, but property days on market tracks the full time a home has been for sale, and buyer agents can see it.
When should I lower my price?
If two to three weeks of good exposure bring few showings or no offers, review the feedback and make one clear adjustment with a reason.
Is it better to take my home off the market until spring?
Sometimes, if you can make improvements and relaunch with a better plan. Compare that with adjusting the price now.
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. Market figures are from TRREB’s September 2026 Market Watch (October 6, 2026). Examples are illustrations only. 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.
