The Richmond Hill First Mover Strategy

There is a persistent myth in Richmond Hill real estate: "Wait until the grass is green to list your home." In a roaring seller's market, that advice is fine. But in 2026, with inventory sitting at nearly 8 months of supply, following the herd is a dangerous game.

Right now, buyers have options. A lot of them. Come April 15th, the "Spring Market" officially opens, and hundreds of new listings will hit the MLS in Oak Ridges, Westbrook, and Mill Pond.

If you wait until May, you risk becoming just another option in a sea of "For Sale" signs. The smartest sellers are listing in March to capture attention before the distractions arrive.

1 The Math: "Scarcity" vs. "The Flood"

Let's look at the numbers honestly. We are in a Buyer's Market (Sales-to-New-Listings Ratio is ~23%). This means for every 10 homes listed, only 2 are selling.

If you list in March, you are competing with the current supply. It's tough, but manageable. If you list in May, you are competing with new inventory plus the unsold inventory from winter. You are effectively choosing to compete in a more saturated market.

2 The "Price Pop" Context

You may have seen headlines that Richmond Hill prices rose +5.3% recently. Context is critical: This likely means more luxury homes sold this month, pulling the average up. It does not mean every house gained value.

Don't let this headline fool you into overpricing. In a market with high inventory, pricing accuracy is your only weapon. If you price at "at the height of the 2021/22 market" today, you will sit on the market for 90 days. Price sharply to sell within 30.

3 The "Long Close" Alignment

"But Jason, if buyers hold the power, can I still negotiate a July closing?"

Yes. Not because you have "leverage," but because you have alignment. The specific buyers shopping in February/March are often families planning for the September school year. They want to buy now but move in July.

You aren't "negotiating" a long closing; you are solving their problem.