In this episode of The Last Honest Realtor, David Fleming breaks down the listing tactics that are actively working against sellers in today’s Toronto real estate market. From irrational pricing to failed offer strategies and zero backup planning, agents and homeowners are making the same costly mistakes – over and over.
This is a slow bleed, made worse by sellers refusing to adapt and agents too afraid to push back. With inventory at a record high and sales at historic lows, this episode cuts through the noise and gets to the heart of what’s really going wrong.
In This Episode:
- How one seller walked away from a $1.095M offer—for $5,000
- Why overpricing is the first and most fatal mistake sellers make
- How outdated offer-date strategies are failing in 90% of cases
- Why most agents are complicit—or completely out of their depth
- The real absorption rate collapse behind Toronto’s stalled market
- What listing agents must start doing differently (or risk irrelevance)
- Why cooperating agents aren’t adversaries—and how ignoring them kills deals
Timestamps:
00:00 – Intro: Sellers cutting off their nose to spite their face
01:50 – A live case: losing a deal over $5K
05:15 – TRREB stats: lowest May sales since 2020, record inventory
08:40 – The overpricing problem
11:55 – When agents say yes to prices that make no sense
15:10 – Offer dates are dead—here’s why
18:35 – What a real plan A/B/C should look like
21:30 – How not working with offers kills momentum
24:00 – Feigned leverage and adversarial agents
26:30 – The cost of ignoring market data and good advice
Subscribe, comment, and share this episode with someone who still thinks the market “feels strong.”
