In this episode of The Last Honest Realtor, David Fleming breaks down why offer nights in 2025 are no longer a guaranteed success—and what sellers need to understand about today’s changed landscape.
David walks us through a real West End listing and its bumpy path to a sale, exposing how outdated pricing strategies, mismatched expectations, and weak agent preparation are colliding with buyer hesitation and rising holding costs.
This isn’t just a market update—it’s a field report from the front lines of Toronto real estate. From psychology to pricing to presentation, David outlines how to adapt, why homes are sitting, and what agents and sellers must do differently right now.
In This Episode:
- Why offer nights are falling flat—even in prime Toronto neighbourhoods
- How buyer psychology has shifted since 2022
- A step-by-step look at a real listing that struggled, stalled, and eventually sold
- What “relisting” really means in today’s market—and why it works
- Why agents who oversell expectations are doing their clients a disservice
- What sellers must accept if they want to succeed in 2025
Timestamps:
00:00 – Offer nights aren’t working—now what?
05:00 – A real case study: expectations vs. reality
12:00 – Buyer psychology and the rise of wait-and-see
18:00 – Interest rates, media fear, and market limbo
24:00 – Presentation matters more than ever
27:00 – What smart sellers and agents are doing right now
If you’re a Toronto seller wondering why your home didn’t sell—or a buyer watching for the next price drop—this is the episode that connects the dots.
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