Buying a house feels different now than it did five years ago. Properties disappear within days. Bidding wars are common. And the strategies that used to work just don’t cut it anymore.
The good news? You can still find and buy the right home. You just need to know how the game has changed.
We talked with Jill Wingelaar and Steve Wilde from the Jill Conlin Real Estate Team at Royal LePage. They work in the Windsor-Essex market, but their advice applies to competitive markets across Canada.
Speed Is Everything Now
Here’s the reality: most listings get offers within 3-4 days of hitting the market. If you wait until the weekend to see a house that listed on Tuesday, you’ve probably already lost it.
Steve puts it bluntly: “Sometimes it takes people a little bit of time to understand that. They’ve gotta lose a few houses before they realize just how quickly this market moves.”
This is a huge shift. Buyers used to have time to think, compare, and carefully consider their options. Not anymore.
Book Your Strategy CallWhat You Need to Do Differently
View Properties Immediately
When a house hits the market that fits what you’re looking for, you need to see it that same day. Not tomorrow. Not this weekend. Today.
This means:
- Setting up alerts so you know when new listings appear
- Keeping your schedule flexible for last-minute viewings
- Being ready to drop other plans when the right property comes along
Get Your Financing Sorted First
You can’t afford to wait days for mortgage approval when you need to make an offer. Get pre-approved before you start seriously house hunting.
Work with a mortgage broker who responds quickly. When you find your house, you need answers fast – not in a week.
Consider Pre-Offer Inspections
In hot markets, sellers often receive multiple offers. Many of those offers come with no conditions – including no home inspection condition.
If you want to compete, you might need to do the inspection before you make your offer. Yes, this means spending money on inspections for houses you might not buy. But it’s becoming the cost of playing the game.
Stay Level-Headed in Bidding Wars
Bidding wars are stressful. When you really want a house and you’re competing against other buyers, it’s easy to get swept up in the emotion.
Jill’s advice? Don’t get too far over your head.
“We would rather see clients lose a property than overextend themselves emotionally or financially,” she explains. “Focus on finding the right house for your specific needs. Understand that losing some properties is acceptable and even preferable to overbidding.”
Set your absolute maximum price before you make your first offer. When you hit that number, walk away. There will be other houses.
The Team Advantage
Here’s something most buyers don’t think about: working with a real estate team instead of a solo agent can give you a real edge in fast-moving markets.
Steve explains: “When you got six agents, if you’re working with me, you’re not just getting me. You’re getting me and you’re getting the support of the team behind me.”
What does this mean for you? If your main contact isn’t available when you need to see a house RIGHT NOW, someone else on the team can take you. You don’t miss opportunities because your agent is busy.
Finding Your Niche
Different agents work best with different types of buyers. When you’re choosing who to work with, think about your situation.
Steve specializes in two groups:
- First-time home buyers who need guidance through an unfamiliar process
- Empty nesters and downsizers who are transitioning to smaller homes
Jill focuses on:
- Families with young children (she gets the unique challenges because she’s lived them)
- Specific neighborhoods she knows inside and out from growing up there
Find an agent who understands your specific situation. That personal connection and relevant experience matters.
Education Comes First
Before Jill starts working with new clients, she sits down with them for a market education session. She wants them to understand what they’re walking into.
“The real estate process is a bit of a roller coaster ride,” she says. “Proper preparation and education help pave the way for a smoother experience.”
Don’t skip this step. If your agent doesn’t offer to explain the current market conditions and what you should expect, ask for it. You need to know what you’re dealing with.
The Learning Curve
Almost everyone loses a few houses before they figure out how competitive markets work. That’s normal.
Your first offer might come in too low. You might wait too long to view a property. You might include conditions that make your offer less attractive than others.
Learn from each experience. Ask your agent what you could do differently next time. Adjust your approach.
The buyers who succeed are the ones who adapt quickly.
Looking at the Bigger Picture
Yes, the market is competitive. Yes, it’s stressful. But don’t lose sight of what you’re actually trying to accomplish.
You’re not trying to win every bidding war. You’re trying to find the right home for your life at a price you can actually afford.
Stay focused on your real goals. Be ready to move fast when the right opportunity appears. But also be willing to walk away when the numbers don’t make sense.
The market might be hot, but that doesn’t mean you should burn yourself trying to keep up.
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