Over the weekend, we received a 1-star Google review. Out of 152 reviews—all 5-star except this lone outlier—it stood out like what it was – an unhappy comment from a stranger. We’ve never met the reviewer, never spoken to him, and he doesn’t live anywhere near the neighbourhood he claims we “undervalued.” So before anyone panics, let’s talk about how market value is actually determined in the real world, not the Twilight Zone.

The two homes referenced in his comment were built by John Boddy, well-known for solid construction and consistent demand in Pickering Village. Neither home was a glossy Pinterest renovation, and that matters when you’re determining value.

Home #1 — The 2,200 sq ft Boddy

Well maintained, but missing the big-ticket upgrades buyers pay top dollar for—updated kitchen,  newer windows, that sort of thing. Shingles halfway through their lifespan. Good bones, reasonable condition, an opportunity for a new owner to renovate.

When pricing, we looked at the most relevant comparable sales:

• 2-storey, 2,550 sq ft, fully renovated, sold for $1,150,000
  
• 2-storey, 2,732 sq ft, upgraded finishes, sold for $1,175,000
  
• 2-storey, same model, 2,154 sq ft, fully renovated, sold for $1,041,000
  

That last sale is the true comp—same model, but with a brand new kitchen which our property did not have. We listed at $1,075,000, and after some negotiation gymnastics (including a lowball $75K under asking), we secured a full-price sale, beating the renovated comparable by $34,000.

Undervalued? Actually the home sold for more than $30,000 than the market said it was worth..

Home #2 — The 2,680 sq ft “Time Capsule”

Original condition, original flooring, original paint, original nearly-everything. Dated windows, bath renos, kitchen updates, and the basement was untouched. Plus: rented furnace and A/C.

Comparable sales:

• 2-storey, 2,750 sq ft, renovated, hardwood throughout, sold for $1,175,000
  
• 2-storey, 2,500 sq ft, renovated basement + inground pool, sold for $1,175,000
  
• Same model listed at $1,222,000, fully updated with a gorgeous ensuite and finished basement
  

We priced ours at $1,100,000 because the upgraded model carried roughly $100K worth of improvements.
Final sale: $1,080,000, while the upgraded one sold at $1,153,000.
Both landed exactly where market reality said they should.

Let’s Get Real for a Second

Pricing a home isn’t throwing darts at a board. We analyze neighbourhood data, renovation levels, condition, and seller timelines. Both sellers hit the numbers they wanted—one is happily in a seniors’ residence, the other is already enjoying their next chapter.

Values shift monthly. Markets heat up, cool down, adjust. Realtors don’t set prices—buyers and recent sales do.

So when a stranger pops in from another part of town with a 1-star hot take? Let’s just say the market data speaks louder than the mystery reviewer.

If you’re curious about the true value of your home in today’s market, I’d be happy to tour it with you and build a strategy that positions you to sell for top value.

And don’t worry—I only price homes using actual facts, not drive-by fiction.

I can be reached at lindsay@buyselllove.ca or 905-743-5555.
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