Ready for a bigger home in London — without the juggling act
You may not have to choose between selling first and buying first. Our Trade-Up Buyout puts a guaranteed price on your London home, in writing, before you list. Then you can buy first, with a firm offer. Six rules decide if your home qualifies.
You might be worried about the gap. Buy first and you could own two homes. Sell first and you could own none.
The Bottom Line (Quick Answer)
- Moving up in London, Ontario means selling one home and buying another. The order is the risk.
- The Ken Small Real Estate Team’s Trade-Up Buyout gives a qualifying home a guaranteed price before it is listed.
- The guaranteed price is your agreed market value, less 7%, less the standard commission. A better offer beats it.
The short version
- Selling first risks having nowhere to go. Buying first risks carrying two homes.
- If your home qualifies for the Trade-Up Buyout, you can buy first, with a firm offer.
- Get two numbers before you shop. What your home will net you, and what a lender will pre-approve.
What does it cost to move up with us?
Two sides, two fees. Selling: a $1,500 Launch Retainer and 3% when your home sells. We recommend 2% to the buyer’s brokerage, and that one is your call. HST goes on top.
Buying: a $495 retainer to start. Our 3% commission is paid from the seller’s side of the deal. If a seller offers our brokerage less than 3%, you do not pay the difference.
See what each dollar of our fee buys · What it costs to buy a home with us
Should I sell first or buy first?
If your home qualifies for the Trade-Up Buyout, buy first. Your current home already has a guaranteed price, so your offer can be firm.
If it doesn’t qualify, the order depends on your numbers and your dates. Here is the trade-off each way.
| Your order | What can go wrong | What it means for you |
|---|---|---|
| Sell first | You may have nowhere to go, or rent in between. | You know your number before you shop. |
| Buy first | You may carry two homes. Or your offer carries a home-sale condition that sellers reject. | You get the home, but you take the timing risk. |
| Trade-Up Buyout | Six rules decide if you qualify. The guaranteed price sits below what the open market should bring. | You buy first, with a firm offer. Any better offer on your home is still yours to take. |
Home doesn’t qualify for the buyout? We have a separate seller guarantee for that. See it, with its conditions.
How much can I afford for a bigger home?
Two numbers decide it. What your current home will net you, and what a lender will pre-approve for the next one. Get both before you shop.
Start with What’s My Home Worth? for the first number. Then get pre-approved for the second.
Can I make a firm offer before I sell my home?
Yes, if your home qualifies for the Trade-Up Buyout. Your current home has a guaranteed price in writing, so your offer does not need a home-sale condition.
The fix for the timing trap: the Trade-Up Buyout
We set your home’s market value together, in writing, from recent sales near you. That number sets two prices: your list price, and your guaranteed price. If your home does not sell in the agreed time, we buy it at the guaranteed price. These are the six rules, word for word from our guarantees page:
You buy your next home from one of our own listings, with Ken working for you. Nothing on our list fits? Tell us. We can look at another home you like.
Your next home is worth the same or more than the one you are selling.
The program runs in London, Ontario, on homes worth up to $500,000. Not rural or country properties. Just outside London, or over that price? Call Ken at (226) 271-1140. We may still be able to do it.
Your guaranteed price is your agreed market value, less 7%, less the standard commission. That 7% pays for the risk we take by promising to buy. We carry the home, the costs, and whatever the market does next. You are buying certainty. That is its price.
Your new home closes 120 days after the guarantee is issued. That time is what lets us find a buyer at the best price.
A better offer beats the guarantee. If a buyer offers more while your home is listed, that is the one you take.
Nothing is binding until you and the buyer sign an Ontario Form 100, the Agreement of Purchase and Sale. How the Trade-Up Buyout works, step by step.
What are the six costly move-up errors?
- Shopping before you know your real number
You fall for a bigger home before you know what your current one will net you. Get your number first. Then you know what you are working with. Seller Take-Home Calculator.
- Mis-timing the sell and the buy
Sell first and risk nowhere to go. Buy first and risk carrying two homes. This is the trap the Trade-Up Buyout is built to solve.
- Over-stretching on the dream home
A bigger home means a bigger mortgage, bigger taxes and bigger carrying costs. We help you see the whole monthly picture, so the upgrade still feels good years from now.
- Buying before you’re pre-approved for the bigger number
The mortgage that fit your last home may not fit the next one. Get pre-approved for the move-up amount first, so your offer is firm and credible. Get pre-approved.
- Letting emotion set the price
The dream home makes it easy to overpay. We show you what comparable homes sold for, and you set your walk-away line before you offer. The final number is your call.
- Forgetting the cost of moving up
Land transfer tax climbs with the price. So do your closing costs. We put every number in writing up front, so nothing surprises you at the lawyer’s office. Buyer Closing-Cost Calculator.
How does a move-up work with us?
We value your current home from recent sales near you. We get you pre-approved for the next one. Then we line up the sale and the purchase so they fit together. You are not left stuck in the gap.
Your current home gets the 20-System Activation Plan™. That is 20 marketing systems, switched on within 72 hours of the finalized listing agreement and launch date. You get the written checklist on Day 1. A few systems depend on your home qualifying.
Who the Trade-Up Buyout is not for
- You own a rural or country property.
- Your home is worth more than $500,000, or it is outside London. Call and ask, it may still be considered.
- You are not buying your next home from one of our own listings, with Ken representing you.
- You need to sell only, with no purchase to follow.
- You cannot agree with us on a fair guaranteed price and possession date.
What London clients say about working with us
★★★★★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
★★★★★All the way from the start of the house search, Ken was there to help at every step. From setting up search criteria that exactly met our needs, to getting viewings scheduled, to providing honest feedback about the properties (which is often rare for most agents); Ken went above and beyond our expectations. 10/10 experience with Ken.
J H · Buyer · Apr 2023 · via Google
4.9 average from 14 Google reviews, as shown on our reviews page (October 2026). Read every review in full →
The honest takeaway
And if you want the top price with no trade-off, the buyout is not it. By design, the guaranteed price sits below what the open market should bring.
Common questions about moving up in London
Should I sell my current home or buy the bigger one first?
How do I know what I can afford for a move-up?
How much money do I need to buy a bigger house in Ontario?
What extra costs come with moving up?
What if I find the perfect bigger home before I’ve sold mine?
Can you handle both the sale and the purchase?
What does it cost to sell my home and buy the next one with you?
Do I have to sell to Ken at the guaranteed price?
Let’s make one calm move, not a juggling act.
Book a 15-minute call. We will value your current home and map the timing. Then you see what your move-up looks like, with the numbers in writing. No pressure.
About Ken Small
Ken Small, REALTOR®, has been a real estate agent in London since 2003. He leads the Ken Small Real Estate Team at Century 21 First Canadian Corp., Brokerage. The office is at 420 York Street, London, ON N6B 1R1. RECO #4727293. Meet the team →