So, you're thinking of selling your home in Okotoks. First off—nice. Whether you're moving up, downsizing, or just craving a new kitchen that doesn’t remind you of 2011, you're probably wondering: What do I need to fix before I list?

Short answer? Not as much as you think. Long answer? Let’s break it down like we’re having a no-nonsense convo over coffee (which I’m always down for, by the way).

Fix the Stuff Buyers Will 100% Notice
Think of this like a first date. You don’t need a full makeover, but maybe tidy up and ditch the socks with holes, you know?

Here’s what’s non-negotiable when it comes to repairs:

• Leaky faucets or running toilets: They scream “neglect.” Fix ‘em.

• Broken appliances: If the oven doesn’t work and you're including it in the sale, repair or replace it.

• Damaged flooring: Torn vinyl or mystery stains on the carpet? Replace the worst offenders. You don’t need hardwood throughout, but it should look clean and cared for.

• Major wall damage: A few nail holes = fine. A mystery hole the size of a soccer ball? Patch it up.

• Obvious safety issues: Loose railings, broken steps, or sketchy electrical? That’s a hard no. These will come up on inspections anyway.

What to Skip (Seriously, Save Your Money)
This is where people start lighting their wallets on fire for no good reason. Unless your home is in full-blown 1990s time capsule mode, you don’t need to gut-renovate to sell.

Skip these unless it’s really bad:

• Full kitchen or bathroom renovations: You won’t get dollar-for-dollar back. Clean it, declutter it, maybe swap out hardware—but don’t go HGTV on it.

• Painting every single wall: If it’s neutral and not scuffed, you’re probably fine. Just touch up the high-traffic zones.

• Landscaping like it’s a resort: Mow the lawn, trim the bushes, mulch a little. That’s it. You don’t need a koi pond.

• New windows: Unless they’re cracked or totally non-functional, buyers won’t pay more just because they’re new.

Bonus Fixes That Make a Good Impression
If you’ve got a little extra time or budget, these small tweaks can make a solid impact:

• A fresh coat of paint on the front door = instant curb appeal

• Updated light fixtures (especially in main living areas)

• Replacing old caulking around tubs and sinks

• Deep cleaning every inch—like, hotel-clean levels

The Bottom Line
You don’t have to turn your home into a show home to sell it. You just need it to feel cared for and move-in ready enough that buyers aren't mentally deducting $10K every time they see a scuff.

Still unsure what’s worth fixing and what’s not? That’s literally what I’m here for.

Thinking of selling in Okotoks and want the real lowdown on what to fix and what to leave alone? Let’s chat. I’ll walk through your place and give you honest, no-pressure advice—plus, you don’t have to tidy up for me.

So, you’re thinking of selling your home in Okotoks. First of all—great timing. The market's active, inventory is still tight, and yes, buyers are looking. But before you mentally spend the sale money on a trip to Tofino or a new hot tub, let’s talk about the part no one loves: the real cost of selling your home. And no, I'm not here to sugarcoat it. Let’s break down the numbers, so you know exactly what you’re getting into—without the vague “it depends” nonsense.

1. Real Estate Commission (The Big One)

Let’s just rip off the Band-Aid: this is the biggest line item, and for good reason. In Alberta, it’s common to see real estate commissions calculated as 7% on the first $100,000 and 3% on the balance. This total is usually split between the buyer’s agent and the listing agent.

So, for example:

Sale price of $600,000

Commission: $7,000 (on first $100K) + $15,000 (3% of $500K) = $22,000 + GST

Yes, that’s a chunk of change. But before you start thinking “I’ll just list it myself,” ask yourself if you’re also prepared to handle pricing strategy, marketing, negotiations, buyer screening, paperwork, showings, and that one cousin who’ll try to lowball you just for fun.

A good agent (hi, it’s me) pays for themselves in the sale price and peace of mind.

2. Lawyer Fees

You’ll need a real estate lawyer to handle the legal paperwork, title transfers, and trust accounts. In Okotoks, you can expect to pay roughly $800 to $1,500 for legal fees, depending on complexity and disbursements. Pro tip: don’t just pick the cheapest lawyer—pick someone who actually returns calls.

3. Mortgage Discharge or Penalty

Still have a mortgage? You might have a payout penalty if you're ending it early. That number depends on your lender, your rate, and your remaining term. It could be a few hundred bucks, or several thousand. Call your bank and ask—they're legally required to tell you.

4. Home Prep Costs

Want to get top dollar? Then your home has to look like it’s worth top dollar. That might mean:

• Professional cleaning: $300–$600

• Staging: $500–$2,000 (optional, but very effective)

• Minor repairs or paint touch-ups: depends on what’s needed

• Landscaping or curb appeal boost: $200–$1,000

This isn’t about tricking buyers. It’s about putting your home’s best foot forward so it stands out in a competitive market—especially in sought-after Okotoks neighborhoods like Cimarron, Drake Landing, and Westmount.

5. Moving Costs

Don’t forget to budget for your move. Whether it’s a full-service mover or a buddy with a truck and pizza, it’ll cost you. Estimate $1,000–$2,500 depending on how much stuff you’ve accumulated (no judgment—I see those basement bins).

All in, you should expect to spend roughly 4–7% of your sale price on the cost of selling your home in Okotoks. Yes, it’s an investment—but with the right strategy and support, it pays off.

Because here’s the deal: trying to cut corners can cost you tens of thousands in your sale price. Getting it right from day one? That’s how you win in this market.

Thinking of selling in Okotoks? Let’s chat. I’ll break down your numbers, your strategy, and your best move—without the smoke and mirrors. I’m just a text away—and no, you don’t need to tidy up before we talk.

Ah yes—the classic real estate chicken-and-egg question: Should I buy a new place before I sell the one I’m in, or sell first and figure it out after? If you’re currently Googling this with 14 browser tabs open and a slight panic sweat going, take a breath. Let’s walk through this—Okotoks-style.

Spoiler: there’s no universal “right” answer here. But there is a right answer for you—and that’s what we’re gonna get to.

Option 1: Selling First (A.K.A. Playing It Safe)

This route is for folks who like certainty, lower risk, and keeping their bank account on speaking terms with their stress levels.

Pros: You know exactly how much you made on your sale. You avoid owning two homes at once. Less pressure if the market shifts.

Cons: You might have to rent short-term or stay with family. The timing can feel tight—especially in a hot market where homes sell fast.

Best for you if: You’re not comfortable carrying two mortgages. You’re downsizing or moving out of town. Your home might take a little longer to sell. You’d rather not rush into a purchase just to “make it work.”

Option 2: Buying First (A.K.A. Go Big or Go Home… Literally)

Maybe you’ve already found the one—the Okotoks bungalow with the wraparound porch and dream kitchen—and you’re not letting it go. I get it.

Pros: You don’t have to scramble to find a place. You can take your time listing and showing your current home. You only move once.

Cons: You’re carrying two homes if your old one doesn’t sell quickly. You might feel financial pressure to accept a lower offer on your current place. If the market softens, that gap can sting.

Best for you if: You’ve got strong financing or equity. You’re upsizing and already pre-approved. You’re emotionally committed to a specific new home. You’re in a price range or neighborhood where homes don’t fly off the shelf.

A Middle Ground: The “Conditional on Sale” Offer

This is the unicorn of options, where you buy a home with a condition that your current place sells first.

Sounds great, right? Well… yes and no.

In competitive Okotoks markets, sellers don’t always love these. If another buyer comes in with a clean offer, yours could get bumped. But in a balanced or slower market, it can absolutely work.

Talk to your mortgage broker and your REALTOR® (me!) about how to structure this smartly—because timing is everything.

So… What Should You Do?

Honestly? It depends on your timeline, your finances, and your comfort with risk.

Here’s what I always recommend before deciding: Get your home’s market value nailed down. Have a mortgage pro run both buy-first and sell-first numbers. Talk to me about what’s happening right now in Okotoks—because things can shift fast out here.

You’re not alone in this decision, and you’re definitely not the first person to wonder “what if I mess this up?” You won’t—if you’ve got the right game plan.

Need help figuring out whether to buy or sell first in Okotoks? Let’s chat it out over coffee (or text, I don’t judge). I’ll shoot you straight and help you avoid regrets—real estate or otherwise.

If you've been asking yourself, “How much is my house worth in Okotoks?”, you’re definitely not alone—and you’re definitely not asking for a vague, wishy-washy “Well, it depends.” You're here for real talk, so let’s give it to you straight.

Yes, the market has shifted. Yes, interest rates have made some people blink. But good homes, priced right, are still moving—and some are still getting multiple offers if the strategy is tight.

So, what’s your home worth right now in Okotoks? Let’s break it down.

First, Let’s Talk About What’s Actually Going On in Okotoks

You don’t need me to tell you that the Calgary market gets all the headlines, but down here in Okotoks? We’ve got our own thing going on—and it’s been steady. Inventory has been tight, especially for detached homes in the sweet spot price range (think $500K–$700K). That means supply is low, demand is still very real, and homes that show well are holding their value better than people think.

In popular neighbourhoods like Drake Landing, Sheep River Ridge, and Cimarron, I’ve seen homes go fast when priced right and staged smartly. That’s not hype—it’s data, and I’m in it every single day.

So... What’s Your Home Worth?

Okay, let’s get to the point: what can you actually get for your home in today’s market?

Here’s what goes into that answer:

• Type of home (detached, semi, townhouse, condo)

• Location (not just the subdivision—proximity to schools, parks, walking paths)

• Condition (has it been maintained, upgraded, or does it scream “2008 called”?)

• Layout (open concept still wins, but a finished basement helps too)

• Comparable sales (what similar homes have sold for in the past 90 days)

Let’s say you have a 3-bed, 2.5-bath detached home in Crystal Shores with a finished basement and updated kitchen. Depending on the finishes, yard, and recent sales nearby, you could be looking at anywhere between $580,000 and $630,000.

But if that same home has old carpet, no air conditioning, and hasn’t seen a fresh coat of paint since the Oilers last won the Cup? We might be closer to the $550K mark.

Sorry. Still not “it depends.” It’s just reality.

Online Home Value Tools? Cute, But Not Good Enough

Let me just say it: those online estimators? They’re fun to play with, but not smart enough to understand the nuance of Okotoks real estate. They don’t know you backed onto a green space, or that you spent $25K on landscaping last summer, or that your neighbor’s place sat for 60 days because it smelled like cat pee.

Those tools pull generic data from MLS and public records. Helpful? Sure. Accurate? Not really.

Want the Real Number? Here's the Real Move

If you're genuinely curious about what your home could sell for today, you need a customized market evaluation—from someone who’s walked through homes like yours, seen what buyers are reacting to, and knows what appraisers are looking for.

And spoiler: that someone is me.

I’ll walk through your place (virtually or in person), pull relevant comparables, and give you a straight-up, local, no-fluff opinion of value—and we can talk strategy too, whether you’re thinking of selling now or just gathering intel for later.

Your home is probably worth more than you think—or at least more than the Zestimate says. But if you’re thinking about selling, don’t guess. Don’t wing it. And definitely don’t rely on a generic “It depends” answer.

Thinking of selling in Okotoks? Let’s chat. I’ll tell you what your home’s really worth, why, and what to do next. No pressure, no suits required, and no nonsense. Just honest advice—and maybe a laugh or two.