What is your London home worth? The 8 steps we take before we ever say a price.

• By Ken Small, REALTOR® ·
• Ken Small Real Estate Team, London, Ontario ·
• Century 21 First Canadian Corp., Brokerage ·
• Last updated: October 6, 2026 ·
• Reviewed monthly.

How do real estate agents determine home value? Our 8 steps

We price from recent sales near you, adjusted in dollars for your home. Here are the 8 steps, in order.

1. We start with your plan, not the price

First, we get the facts that change the math. Where are you going? When do you need to be there? A price that ignores your timeline is just trivia.

2. We fact-check your home on the public record

Next, we check your home against the public record. We compare what is claimed to what is written down. If something is off, we catch it now. Not during a buyer’s inspection, where it would cost you.

• GeoWarehouse, for land registry records
• The city tax roll, for size and sale history
• The LSTAR MLS, for every past listing on record

3. We price blind to your number, on purpose

Here is the part that changes the number. We build your price before we look at the number you hope for. We also leave online estimates, HouseSigma included, until later.

Look at them first, and every sale you pick bends to match them. That is how homes get overpriced, sit, and then sell for less. We call it the Cognitive Firewall.

4. We build the price on three kinds of proof

Now we build the price on three kinds of proof. We also read the story behind each sale. How long did it take? Did the price have to drop? How a home sold matters as much as what it sold for.

• Reality: homes like yours that sold
• Rivals: homes for sale right now, competing for your buyer
• Warnings: homes that expired unsold, where the market said no

5. We adjust for your home the way an appraiser will

No two homes are the same. So we add and subtract in dollars, not adjectives. A new kitchen, a finished basement, a quiet street: each gets a number, up or down. You see every adjustment and why we made it. Nothing hides in a gut feeling.

Every adjustment has three parts: what is different, how much, and why. Every sale we use also has a reason. It is close by, it is a similar home, or it sold recently.

6. We layer today’s market on top of the history

Sold homes are history. You are selling today. So we add what is happening right now. When more homes sit unsold, your price has to work harder. We read three live signals.

• The Bank of Canada rate, read on the day we build your range.
• The City of London’s monthly figures. In September 2026, London had 5.7 months of inventory (LSTAR Residential Market Activity Report).
• Your micro-market: homes like yours, in your area and price band, over recent months.

7. We show you a range: Floor, Most-Likely, Ceiling

You do not get one number pretending to be certain. You get three.

• Floor: the lowest of the matching recent sales
• Most-Likely: the average of the adjusted sales
• Ceiling: the highest price where a similar home sat and did not sell

Only now do we bring back your number and the online estimate. We show you exactly where they land. Inside the range, we prove it. Above the ceiling, we tell you what chasing it costs.

8. You choose the strategy, with one risk named out loud

A range gives you options. You pick the play. Each one has a review point we agree in writing at listing.

• Baseline: list at the most-likely price. After 5 showings with no offers, or 10 days on the market, we change course.
• Urgency: list a little under, to draw competition. We hold offers to a set date. If it passes with no offers, we adjust the next morning.
• Aspirational: test the ceiling when you have time and a special home. After 14 days with no offers, the price drops to the baseline.

Whichever you pick, we name the biggest risk first. You cannot manage a risk nobody said out loud.

Ready for a price you can defend?

Start with a 15-minute call with Ken. We learn your plans and book your walkthrough. You get your range at your Home Strategy Meeting. It is free, with no obligation.

Can you trust an online home value estimate?

Use it as a starting guess, not a price. An online estimate cannot walk through your home or see your street.

We keep it out of our math until our range is built. Then we show you where it lands, and why.

How do I find out what homes near me sold for?

Sold prices sit in the land registry and the MLS. We pull them through GeoWarehouse and the LSTAR MLS for your meeting.

On this website, we never post other people’s addresses with their prices. In your meeting, you see each sale with its adjustments and the reason we used it.

What affects your London home’s value

For a yardstick, the average London sale price was $591,927 in September 2026 (LSTAR). That blends condos with detached homes, so it is not your number.

Is this an appraisal?

No. We give you a market range for selling. A formal appraisal for a court, an estate or a lender is a different job, done by an appraiser.

How this number connects to your guarantees

The market value we agree on sets your list price. It also sets your guarantee, if you have one.

• Your Home Sold Guaranteed, or I’ll Buy It. For London homes worth up to $500,000, not rural. You buy your next home from our listings, worth the same or more. Your guaranteed price is your agreed market value, less 7%, less the standard commission. Your new home closes 120 days after the guarantee is issued. A better offer beats it. Nothing is binding until an Ontario Form 100 is signed.
• If your home doesn’t qualify: Your Home Sold In 30 Days or I Pay You $5,000. Your home is in London, Ontario. The same value sets a minimum sale price, agreed in writing before listing. Keep the home show-ready, and do not turn down a written offer at or above that minimum. You never have to accept an offer below your minimum. That is always your call, and saying no to one never costs you the guarantee. No accepted offer in the first 30 days, at any price? Homes listed at $350,000 or more get $5,000 at closing. Under $350,000, you get $3,000 at closing instead.
• One of The 6 Satisfaction Guarantees backs the range itself. For every $5,000 we sell below the agreed range, we pay you $200 cash, up to $1,000.

From the 30-day guarantee’s written terms, word for word: “Listed at” means the original list price in the signed Listing Agreement; a later price change does not move a home from one tier to the other. The $5,000, or $3,000, is paid at the closing of a sale accepted during your listing. That closing can come after the listing ends. No closing, no payment. The guarantee you sign with your listing agreement is the one that counts.

Total brokerage contributions at closing are capped at $1,000. They are paid as a reduction in commission, provided the team acted as your seller’s agent. See every guarantee →

Who this is not for

• If you want the highest number you can hear, we are not your team. We give you the one the sales support.
• If your price is set and you do not want the data, we will still say what the data says.
• If a court, an estate or a lender needs a formal appraisal, that is a different job. An appraiser does it.

What London sellers say about working with Ken

4.9 average from 14 Google reviews, as shown on our reviews page (October 2026). One seller, word for word:

★★★★★

We sold our home! In the midst of interest increases and market pricing decline, Ken was steadfast in his commitment to sell our home. Ken used multiple outlets, went above and beyond to market our property and counselled us well along the way. In the end, we SOLD, and are beginning our next journey as a family. Thank you Ken!

Kristian W. · Seller · May 2023 · via Google

Read every review →

Common questions about your home’s value in London