The Markham Seller's Guide to Offers, Conditions and Multiple Offer Strategy
The Markham Seller's Guide to Offers, Conditions and Multiple Offer Strategy
The best offer is not always the highest number. Here is how to read every part of an offer, how multiple offers work in Ontario, and how to decide when to accept, counter, or wait.
Neeraj Moolchandani is a top real estate agent in Markham, Ontario.
The Short Answer
When reviewing an offer, look at the price, the deposit, the conditions, the closing date, and what is included, not just the price. In Ontario, when there are competing written offers, the seller's brokerage must tell every buyer how many offers there are, and since December 1, 2023 sellers may choose to share offer details with all bidders. In September 2026, Markham homes sold for about 98 percent of asking on average, according to TRREB, so most well priced homes are negotiated close to list. Your best response depends on the strength of each offer and the activity on your home.
Neeraj handles offer negotiations as part of Kaizen Real Estate Team, one of the teams Markham sellers trust to protect their interests. The best negotiation starts long before the offer arrives, with preparation and clear goals.
The Parts of Every Offer
| Term | What to Look For |
|---|---|
| Price | How it compares with recent sold comparables |
| Deposit | A larger deposit, delivered quickly, shows commitment |
| Conditions | Financing, inspection, status certificate, or sale of the buyer's home |
| Condition period | Shorter periods mean less time in limbo |
| Closing date | Does it fit your next move? |
| Inclusions and exclusions | Appliances, fixtures, window coverings |
| Irrevocable time | How long you have to respond |
Understanding Conditions
A conditional offer means the buyer can step away if a condition is not met. That is not bad, but it carries some risk.
- Financing. Common and usually resolved within a few business days if the buyer is pre approved.
- Inspection. The buyer may ask for repairs or a price change after the report.
- Sale of buyer's property. The riskiest condition, because it depends on another sale. Sellers often accept it only with an escape clause that lets them keep marketing the home.
- Status certificate. Standard on condos and usually low risk.
A firm offer at a slightly lower price can sometimes be worth more to you than a higher conditional offer, especially if timing matters.
Have an offer in hand? Neeraj can help you weigh every term, not just the price. Call or text Neeraj at (647) 370 8885.
How Multiple Offers Work in Ontario
- Only written offers count as competing offers. A verbal promise is not an offer.
- The seller's brokerage must tell every buyer making an offer how many competing offers there are.
- Since December 1, 2023, a seller can give written direction to share some or all of the offer details, such as price or closing date, with every bidder. Buyers' personal information is never shared.
- The seller is not required to accept any offer.
Offer Date or Offers Anytime?
Holding an offer date
You list, show the home for about a week, and review all offers together. This can create competition when demand is strong. It works best for well prepared homes in tight segments. In September 2026, Markham semis had about 2.3 months of supply and sold for about 101 percent of asking on average.
Offers anytime
You list at a realistic price and review offers as they arrive. This often suits balanced segments. Markham detached homes had about 4.3 months of supply in September 2026, and condo apartments about 6.4 months.
Early offers
Some buyers send an offer before the offer date to try to secure the home. Whether to review it depends on its strength and on the interest you are seeing. Decide your approach in advance with your agent.
Accept, Counter, or Wait?
- Accept when the price and terms meet your goals and the activity on the home suggests buyers see similar value.
- Counter, also called a sign back, when the offer is close. You can change the price, closing date, or conditions.
- Wait when showings are strong and you have reason to expect better offers. Remember that a serious buyer may move on.
Ultimately, the decision is yours. The job of a good agent is to make sure you have all the information first.
Deciding between an offer date and offers anytime? Talk it through first. Call or text Neeraj at (647) 370 8885.
Before Offers Arrive
- Know your bottom line and your ideal closing date
- Review recent sold prices with your agent
- Decide your offer approach and how you will handle early offers
- Prepare documents, such as a survey and permits, so buyers can firm up quickly
Start with a free home valuation and our guide on pricing your home to sell.
Ready to plan your sale from launch to closing? Call or text Neeraj at (647) 370 8885.
Seller Offer Questions, Answered
How should I compare offers on my house?
Compare the price, deposit, conditions, condition period, closing date, and inclusions together. A firm offer at a slightly lower price can be stronger than a higher offer with risky conditions.
Do I have to tell buyers about other offers in Ontario?
The seller's brokerage must tell every buyer who has made a written competing offer how many offers there are. Since December 1, 2023, sellers may also direct their brokerage in writing to share offer details with all bidders.
What is a sign back in real estate?
A sign back is a counter offer. The seller changes terms such as the price, closing date, or conditions and sends the offer back to the buyer to accept or counter again.
Should I accept an offer with a condition on the sale of the buyer's home?
It can work, but it carries the most risk. Many sellers accept it only with an escape clause that lets them keep marketing the home and ask the buyer to waive the condition if another offer arrives.
Should I hold an offer date in Markham?
Offer dates tend to work best in tight segments. In September 2026, Markham semis had about 2.3 months of supply and sold for about 101 percent of asking, while condo apartments had about 6.4 months of supply.
Every Term Matters. So Does Your Plan.
Neeraj will help you prepare, compare offers clearly, and negotiate with care, so you move forward with confidence.
Call or text (647) 370 8885 · info@kaizenrealestate.ca
Kaizen Real Estate Team, eXp Realty, Brokerage · 9763 Markham Rd, Markham, ON L6E 1A4
Market statistics: TRREB Market Watch, Markham, September 2026. Offer disclosure rules: RECO Bulletin 4.1, effective December 1, 2023. General information, not legal advice. This article is general information, not legal, tax, mortgage, or financial advice. Market commentary describes current conditions and is not a promise of future prices. Information is believed accurate but should be independently verified. Not intended to solicit properties currently under contract.
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