A walkout rancher in one of Kelowna's most established golf communities — priced to capture the full wave of initial buyer interest.
Three sold comparables in your complex over the last twelve months. Three failed listings above $1.17M. The market has drawn a line — and it runs right through your price range.
Built in 2005 alongside the finest homes in the Village at Gallaghers, the subject shares the same architectural DNA as its recently-sold neighbours.
2026 assessed value, effective July 1, 2025. Applied relative to the sold comparables in the complex.
Every recent transaction in your complex — and every listing that tried to push above $1.17M and failed.
$/sqft calculations based on total finished area including basement. Data sourced from MLS / OneHome. Comp set limited to the Village at Gallaghers complex — identical construction year, strata, and amenity package.
| Unit | DOM | Original List | Sale Price | Sale / Original | Discount |
|---|---|---|---|---|---|
| Unit 6 | 49 days | $1,089,000 | $1,050,000 | 96.4% | –$39,000 |
| Unit 18 | 66 days | $1,139,000* | $1,119,000 | 98.2% | –$20,000 |
| Unit 12 | 75 days | $1,075,000* | $1,040,000 | 96.7% | –$35,000 |
* Units 12 and 18 both had prior expired listings at higher prices before successfully relisting. The "Original List" shown reflects the successful listing attempt — the true cost of earlier overpricing was 154 and 230 additional days on market with zero sale.
The same data supports three defensible list prices. Each comes with a different trade-off between speed, certainty, and final sale number.
Positioned just below the most recent sale in the complex. Reflects the softening assessed-value trend and signals to buyers that the home is priced to move. Highest probability of a sale inside 30–45 days, often with multiple interested parties.
The midpoint of the sold range. Aligns with the average assessed-to-sale ratio applied to your assessment. Positions above the floor comp, below the premium ceiling — a defensible ask that invites serious offers while leaving small negotiation room.
Matches the original list price of the floor comp. Only defensible if the interior walkthrough reveals notable upgrades, a premium view, or end-unit characteristics. Above this number, the data shows listings sit and eventually reduce — exactly the pattern we are trying to avoid.
We've done the research upfront — comparable sales, assessed values, market conditions — to arrive at a list price that captures the full wave of initial buyer activity.
A correctly priced listing ensures no money is left on the table from day one. The goal is not to test the market. The goal is to meet the market with confidence, and let competition among buyers do the work of pushing price.
That real-time feedback loop is how we protect your final sale price without guessing — and without repeating the pattern we saw on units 12, 18, and 2.
Pricing is a hypothesis. These are the indicators we use to confirm or adjust the hypothesis quickly — before the window of peak buyer attention closes.
This real-time feedback loop means we're never guessing. If the market tells us to adjust — we adjust quickly, before the window closes.
The data is clear. The pricing is defensible. The only remaining question is timing — when do we launch, and at which of the three prices? Let's walk through your home and finalise the list.
