Pricing Your Vancouver Island Home Correctly: An Essential Ultimate Guide by Shanon Kelley Realty Group

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Setting the right price is one of the most important factors in successfully selling your Vancouver Island home.

Price it too high, and you risk turning away qualified buyers and having it sit on the market. Price it too low, and you leave money on the table.

To maximize your sale price while still attracting buyers, you need an accurate understanding of current market conditions and your home’s true value.

This guide will cover key considerations in pricing your Vancouver Island property correctly, including:

  • Local market trends
  • Getting a proper home valuation
  • Comparative market analysis
  • The risks of overpricing or underpricing

With our deep knowledge of the local market and valuation expertise, Shanon Kelley Realty Group can help you price your home strategically to sell for top dollar.

The Significance of Correctly Pricing Your Home

Pricing is one of the most impactful factors in effectively selling your home. The right price:

  • Maximizes your sale price and net proceeds
  • Attracts qualified buyers and generates interest
  • Increases the chances of multiple offers and bidding wars
  • Shortens time on the market
  • Sets you up for an optimal negotiation position

On the other hand, overpricing leads to fewer showings, sits longer on the market, and builds a perception of being overvalued.

Underpricing can mean leaving thousands of dollars on the table and missing out on potential offers. It can also raise suspicions among buyers.

Getting price right from the start is key.

How Shanon Kelley Realty Group Helps You Price Right

With intimate local knowledge and proven pricing strategies, we have an excellent track record of helping Vancouver Island homeowners maximize sales price.

Our pricing process includes:

  • Thorough market research and analysis
  • Careful examination of your home’s features
  • Accurate comparative market analysis
  • Consulting our network of top appraisers
  • Determining competitive pricing strategies
  • Advising on highest and best use

We stay on top of the latest market shifts and trends to determine optimal pricing in real-time.

Our goal is maximizing your home’s value while attracting qualified buyers.

Current Market Trends on Vancouver Island

Understanding the local market is key for pricing correctly. Current Vancouver Island trends include:

  • Sales prices in major cities like Victoria and Nanaimo have moderated from their peaks but remain high on a historical basis.
  • The total number of sales has slowed across the island, leading to a more balanced market.
  • Inventory levels have risen compared to the restricted supply seen over the past couple years.
  • Bidding wars are less frequent, allowing more room for negotiation.
  • Homes are taking longer to sell on average compared to mid-2021 market highs.

While the market has cooled from its frenetic pace, conditions remain competitive for attractive, properly priced listings.

We watch these metrics closely to advise clients on current conditions and how to price accordingly.

Factors Affecting Home Prices on Vancouver Island

Several key factors impact pricing for homes on Vancouver Island, including:

  • Location – Prices vary widely based on desirable cities, neighbourhoods, and proximity to amenities.
  • Property type – Single family detached homes command the highest prices per square foot.
  • Age and condition – Newer and updated homes typically sell for more.
  • Unique features – Oceanviews, acreage, outbuildings, and other attributes increase value.
  • Inventory supply and demand – Tighter supply leads to higher prices.
  • Economy and interest rates – Strong economies and low rates boost prices.

We thoroughly analyze these factors along with market data to advise on pricing. Our local expertise means we can accurately compare attributes across neighbourhoods to maximize your home’s value.

The Role of Home Valuation in Pricing

A proper home valuation is crucial for pricing correctly. It establishes your home’s baseline market value by evaluating:

  • Features like bedroom/bathroom count, square footage, age, condition
  • Location and property attributes like lot size, views, outbuildings
  • Sales prices of comparable recent sales

Valuation gives you an accurate price range to begin pricing negotiations. It also provides supporting data to justify your asking price to potential buyers.

However, a valuation alone does not determine your final listing price. Other factors like pricing strategy and current market conditions also come into play.

Understanding Home Valuation

A home valuation provides an estimate of your property’s market value based on relevant factors, including:

  • Location
  • Square footage
  • Bedrooms and bathrooms
  • Property age and condition
  • Unique features and attributes
  • Recent comparable sales

Valuations are usually conducted by real estate agents or professional appraisers through a comparative market analysis or more formal appraisal.

The final valuation estimate takes into account the specific details and features of your home compared to others on the market. This helps benchmark your home’s value for pricing.

What Goes into a Home Valuation?

Key elements of conducting a comprehensive home valuation include:

  • Researching recent comparable sales in the area
  • Surveying the property and taking detailed notes
  • Assessing overall condition and any renovations
  • Documenting all amenities, features and inclusions
  • Considering upgrades and desirable improvements
  • Inspecting external attributes like land, views, outbuildings
  • Accounting for intangibles like location and “curb appeal”

An appraiser or agent combines data on the property with local market knowledge and professional judgement to derive a valuation range.

Our experienced team thoroughly evaluates all aspects of your home.

Common Mistakes in Home Valuation

Accurately valuing a home takes experience and a thorough approach. Some common mistakes include:

  • Using outdated comparable sales data
  • Not accounting for recent price trends
  • Incomplete examination of all property features
  • Relying too much on online valuation tools
  • Not verifying comparable property details
  • Letting emotions influence the valuation

Even small mistakes or outdated assumptions can significantly impact your home’s valuation. This leads to inaccurate pricing.

We avoid these pitfalls through rigorous valuations based on real-time, verified data and a comprehensive on-site analysis.

Comparative Market Analysis (CMA): Your Pricing Tool

A comparative market analysis (CMA) is an essential pricing tool that compares your home to recent sales of similar properties in the area.

Analyzing this market data helps determine competitive pricing for your listing.

Key aspects of a CMA include:

  • Selecting comparable recently sold listings based on location, features, size, condition etc.
  • Making appropriate adjustments between your home and the comps
  • Deriving a recommended price range based on the comps analysis

We compile thorough CMAs for clients using the latest market data. This allows us to advise evidence-based pricing strategies tailored to your neighbourhood.

What is a Comparative Market Analysis (CMA)?

A comparative market analysis (CMA) compares the features and value of your home to recently sold homes in your area.

To create a CMA, real estate agents select “comparable” or “comp” listings that are similar to yours based on criteria like:

  • Location/neighbourhood
  • Square footage
  • Bedrooms/bathrooms
  • Property type and age
  • Condition and amenities

By analyzing the sales prices and adjustments needed on these comp homes, agents can estimate the market value and recommended list price for your property.

How to Interpret a CMA

When reviewing a CMA, key aspects to look at include:

  • The comparable properties selected – Are they truly comparable to your home in location, specs, condition?
  • The sales prices of the comps – What is the price range?
  • Adjustments made – Were adjustments to the comp prices appropriate based on differences between the properties?
  • The overall recommended list price range – Does this align with your expectations?
  • Supporting notes/details – Are there any special considerations explained?

You want to ensure the analysis is based on suitably matched homes and realistic adjustments. Examine the data rigorously.

Also discuss with your agent any unique features or renovations that may impact value. The CMA gives a starting point, but pricing still requires experience and strategy.

Understanding Comps

The comparable properties or “comps” form the foundation of a CMA.

Ideally, selected comps should:

  • Be located in the same neighbourhood (or a comparable nearby neighbourhood)
  • Be similar style and size as your property
  • Have the same number of bedrooms/bathrooms
  • Be in similar overall condition
  • Have sold recently, within the last 6 months

The number of comps included can vary, but 3-5 is typical. More comps allow for cross-checking values.

Adjustments in a CMA

Once appropriate comps are selected, adjustments are made to account for differences between the comparable properties and your home.

Common adjustments include:

  • Square footage – adjusted up or down based on size differences
  • Bedrooms/bathrooms – adjusted if counts differ
  • Condition – adjusted for renovations or wear and tear
  • Garage/parking – adjusted for differences in parking
  • Date sold – adjusted for changing market conditions
  • Features – adjusted for amenities like water views or fireplaces

Adjustments require experience and local insight to be accurate. We know what features impact value in your neighbourhood.

How Shanon Kelley Realty Group Provides Accurate CMAs

With intimate local knowledge and real-time market data, we create accurate CMAs that maximize your home’s value.

Our CMA process includes:

  • Pulling the most recent sold listings from MLS to select relevant comps
  • Touring the comp properties to verify details and condition
  • Making thoughtful adjustments based on unique property attributes
  • Leveraging our appraiser network for input
  • Incorporating current listing data to reflect latest trends

We know how to pick the best comps and tailor adjustments to your neighbourhood. This provides an invaluable data-backed framework for pricing negotiations.

Considerations in Pricing Your Home

Setting the right listing price for your home involves evaluating several factors, including:

  • The valuation and comparative market analysis
  • Current market conditions and trends
  • Desired time on market
  • Seasonality
  • Your timeline and motivations
  • Buyer demand and competition
  • Pricing strategy and positioning

We analyze all these elements to help determine an optimal asking price. This requires a nuanced, strategic approach vs. simply listing at valuation.

The Dangers of Overpricing and Underpricing

Setting the right listing price is crucial. Overpricing or underpricing can both have negative consequences, including:

  • Overpricing risks fewer showings, no offers, and eventual price drops.
  • Underpricing can leave money on the table and create bidding wars.
  • Both can result in lost time on market and negotiating leverage.
  • Overpriced homes may not appraise if offers do come in.
  • Underpriced homes that do sell quickly can negatively impact neighbourhood comps.

We help clients avoid these pitfalls by using accurate data and our pricing expertise to list at current fair market value.

Let us optimize your home’s listing price, contact us today.

The Importance of Pricing Flexibility

While you want to price your home competitively, it’s also important to have some flexibility.

Reasons you may need pricing flexibility include:

  • The market shifting after you list
  • Receiving feedback from agents showing your home
  • Getting lower than expected offers
  • New comps selling for different prices

Being open to adjusting your price helps ensure you maximize value in changing conditions.

We advise clients upfront to expect some pricing movement. Our goal is getting you the highest possible sales price.

Let us leverage our flexibility and expertise to optimize your home’s listing price!


Correctly pricing your Vancouver Island home is essential to maximizing your sale value and attracting qualified buyers.

Key factors like market conditions, professional valuation, and pricing strategy all play a role in listing your home competitively.

Comparative market analyses give data-driven insight, while experience and negotiation finesse get you to the closing table.

With Shanon Kelley Realty Group, you get the benefit of accurate valuations, optimized pricing, and expert advice tailored to your neighbourhood.

We have the knowledge and resources to position your home for success amid shifting island markets.

Ready to price for maximum value? Let our pricing experts help guide you!

Contact Shanon Kelley Realty Group today to leverage our real-time market insights and maximize your home’s sales potential.

Our team

Meet the team that will make your real estate goals a reality

Meet The Shanon Kelley Realty Group

Shanon Kelley Realty Group, the recipient of the esteemed Royal LePage Road Diamond Award 2022, has established a commendable reputation as one of the foremost real estate agents in BC for an impressive span of 16 consecutive years. Embark on an extraordinary journey of finding your dream home on Vancouver Island, guided by the expertise and exceptional service of Shanon Kelley. With an unwavering commitment to excellence, Shanon Kelley Realty Group ensures an unparalleled experience in discovering the most desirable places to live in this breathtaking locale.

16+ Years of Industry Experience

With nearly two decades of unparalleled real estate experience both on the mainland and Vancouver Island, Shanon Kelley Realty Group stands out from the rest. Our extensive knowledge and expertise in this dynamic market enable us to provide exceptional service and valuable insights to our clients. Whether you are buying, selling, or investing in properties, trust that our team’s dedication, honesty, and unwavering commitment will ensure your real estate journey is seamless and successful. Experience the difference with Shanon Kelley Realty Group today.

No pressure and No Obligations

At Shanon Kelley Realty Group, we prioritize your comfort and autonomy throughout the decision-making process. We understand the significance of your home, and with us, you will never face any pressure to make choices that don’t align with your preferences. Your home, your sanctuary, your ultimate choice. Trust us to guide you through the journey of finding your perfect abode, empowering you every step of the way while respecting your individuality.

Down to Earth, Professional Advice

Shanon Kelley Realty Group prides itself on its unwavering commitment to expertise and personal integrity. With our dedication to excellence, we make it our mission to transform the aspirations of our valued clients into vibrant reality each and every day. Our team of talented professionals goes above and beyond, harnessing their skills and knowledge to deliver remarkable results that exceed expectations. Trust Shanon Kelley Realty Group to guide you through your real estate journey with unparalleled expertise and unwavering personal integrity.

See what our clients are saying


If I could give Shanon more than 5 stars, I would.

She is an incredible realtor who was patient, determined and had my best interest at heart when I was looking for my first home. She helped me find an amazing home that I absolutely adore. I will be contacting her when I want to purchase my next home.

Jennifer Steer
Vancouver Island, BC

Shanon Kelley comes very highly recommended from me!

I was lost and she guided me through everything to get me everything I wanted in a place. Amazing heart and goes above and beyond. Thanks again for all your help Shanon!

James Nicoll
Vancouver Island, BC

Shanon is a professional on every level.

Shanon has the highest concern and strong understanding about the real estate market and negotiation process. Her personality exhibits high moral character, inspiring integrity and knowledge that has made dealing with her a stress free and smooth process.

Stathis Savvis (William Wright Commercial)
Vancouver Island, BC

The most professional, dedicated and passionate realtor I have ever met.

Shanon has been helping me secure a land parcel on Vancouver Island and has spared no energy or effort to provide me the best possible service: all this without having had the chance of meeting me due to Covid and from across the globe as I’m based in Europe. She is truly one of a kind.

Claudio de Sanctis
Vancouver Island, BC

We were so lucky we got Shanon Kelley as our realtor.

As first time home buyers we needed some explaining and reminding and Shanon never made us feel dumb or ignorant. Instead she remained professional and supportive. We ended up purchasing a townhouse we had never seen, in a town we had never been to, and were moving from Vancouver Island to the island with little ones. 

Vancouver Island, BC

Being an agent myself, I know how important it is to have the RIGHT person for the job.

I first met Shanon Kelley many years ago when I was a newly licensed realtor and after hearing her speak, I was inspired to model my business practices after her. Shanon ALWAYS puts the needs of her clients first and is dedicated to achieving the best possible outcome for them.

Michelle Vaughan
Vancouver Island, BC

Customer Centric Service For Vancouver Island Real Estate

Buyers & Sellers

Since 2007, Shanon Kelley Realty Group has reliably provided customer centric service,
and we deliver curated goal orientated results.

Our Vancouver Island Address

4200 Island Highway North
Nanaimo, BC
V9T 1W6

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