Your Calgary Home Selling Questions—Answered by a Team You Can Trust

Selling your home is a big decision—one that deserves clarity, confidence, and the right guidance. With over 800 homes sold and 18+ years of experience helping Calgary homeowners, the Marnie Campbell Real Estate Team is the trusted, experienced team here to answer your most important questions. From pricing and staging to timelines and legal details, this guide offers expert insight to help you avoid costly mistakes and move forward with confidence.

1. Deciding to Sell Your Home

How do I know if now is the right time to sell?

It depends on your local market conditions and personal goals. In Calgary, factors like inventory levels, interest rates, and seasonal demand all affect your timing. We'll review current market data with you, assess your lifestyle needs, and help you decide if now is the right time to sell—or if waiting makes more sense. There’s no one-size-fits-all answer, but we’ll make sure you have the clarity to move forward confidently. Watch our latest Calgary market updates on YouTube →

Should I sell my home before buying my next one?

Most sellers should sell first—especially if they need access to their home equity or can’t qualify for two mortgages. Selling first gives you a firm budget and removes financial uncertainty. Buying first can offer peace of mind, but only works if you're comfortable carrying two mortgages temporarily. We’ll help you weigh the pros and cons based on your goals, risk tolerance, and the current Calgary market.

What are the risks of trying to time the market?

Trying to time the real estate market often leads to stress, second-guessing, or regret. You might sell at a great price, but then struggle to buy in a competitive market. Or you might get a deal when buying, but miss out on top dollar when selling. The biggest risk? Making the wrong move at the wrong time for your life. At the Marnie Campbell Real Estate Team, we help you understand the market you’re in, so you can make a confident decision—one that aligns with your goals.

What if I’m not sure I’ll get the price I want?

That’s completely normal—most sellers wonder the same thing. We start with a detailed, data-driven pricing strategy so you’ll know what to realistically expect before listing. We compare recent sales, buyer activity, and current market trends to position your home competitively. If the numbers don’t align with your goals, we’ll talk openly about timing, preparation, or alternatives—so you can move forward confidently. See how we price your home →

Can I sell if I haven’t paid off my mortgage?

Yes—most homeowners still have a mortgage when they sell. Your remaining mortgage balance will be paid out from the sale proceeds by your lawyer on closing day. We’ll help you understand how much equity you’ll have left and what it means for your next move.

What are the emotional challenges of selling a home?

Many sellers feel overwhelmed, anxious, or uncertain about letting go. Selling a home isn’t just a financial decision—it’s an emotional one. It’s where your life happened, where memories were made, and where major milestones took place.  That’s why we’re here to support you through the tough moments, not just the paperwork. Our proven system reduces stress and brings clarity, so you can focus on what’s next with confidence.

What’s the first step I should take when I’m thinking about selling?

Talk to a trusted, experienced real estate agent. Most homeowners start with a no-obligation consultation to understand the market, learn what their home might be worth, and get a clear picture of the selling process. At the Marnie Campbell Real Estate Team, we make it easy to explore your options—without pressure—so you can decide what’s right for you. 

What if I need to sell quickly?

You're not alone—many sellers need to move on a specific timeline. Whether it’s a relocation, divorce, estate sale, or unexpected life change, we’ve helped homeowners sell on a tight timeline. We’ll create a customized fast-track plan that gets your home listed quickly—without sacrificing value. From pricing to prep, we streamline the process so you stay in control, even when time is limited.

What happens if I sell and can’t find another place in time?

It’s a common concern—and one we plan for carefully. We’ll help you time your sale and purchase strategically to reduce the risk of gaps between homes. If things don’t line up perfectly, we’ll walk you through your options. Our goal is to make sure you never feel rushed or stuck—just supported and prepared for every possibility.

Can I sell a home I’ve been renting out?

Yes, you can sell a rental property—but there are important rules to follow. In Alberta, tenants must receive at least 24 hours’ written notice before a showing, and showings must occur between 8 a.m. and 8 p.m. We’ll guide you through all the legal requirements, including tenant rights and notice periods, while helping you choose the best strategy to market your property. Our team has successfully sold many tenant-occupied homes, so we know how to protect your interests—and still attract serious buyers. Learn about Alberta landlord / tenant rights →

2. Choosing the Right Real Estate Agent

How do I choose the best REALTOR® to sell my home?

Choose someone with a proven track record, deep knowledge of your local market, and a clear, full-service selling strategy. You want more than just a sign on the lawn—you want a trusted expert who can guide you from prep to possession. At the Marnie Campbell Real Estate Team, we’ve sold over 800 homes across Calgary. We manage every detail so nothing gets missed—and you feel confident every step of the way. See how our selling process sets us apart →

What questions should I ask when interviewing real estate agents?

When you're selling your home, hiring the right REALTOR® makes all the difference. Look for someone who offers more than just promises—someone with a plan, experience, and full-service support.

Here are 5 smart questions to ask before hiring a real estate agent to sell your home:

• How many homes have you successfully sold in my neighbourhood or price range?
  This shows they understand your local market and target buyer.
• What strategy will you use to price my home so it sells without leaving money on the table?
  A strong agent should use data, trends, and buyer psychology to price your home right.
• How will you market my home beyond just a for sale sign or a listing on REALTOR.ca?
  Look for someone who uses video, social media, digital ads, and more to create real momentum.
• Do you include professional staging and photography as part of your service?
  Visual presentation matters—especially online. The best agents offer this as part of a full-service approach.
• What challenges should I expect when selling—and how will you help me navigate them?
  A confident agent will talk openly about potential hurdles and how they'll handle them for you.

What does a listing agent actually do?

A lot more than most people think. A great listing agent isn’t just there to put a sign in the yard—they manage every detail of your home sale from start to finish. That includes:

• Analyzing market data to price your home strategically
• Coordinating staging and pre-list prep so your home shows at its best
• Overseeing marketing—from professional photography to video, social media, and more
• Managing showings and buyer feedback with care
• Negotiating offers to protect your price and terms
• Handling paperwork and legal deadlines to avoid surprises
• Guiding you step by step so you feel confident throughout

At the Marnie Campbell Real Estate Team, we don’t just list your home—we launch it with a full-service strategy designed to get results and reduce stress. 

How much experience should my real estate agent have?

You want an agent who has sold homes in hot, cold, and balanced markets—someone who can adapt, problem-solve, and protect your value in any situation.  At the Marnie Campbell Real Estate Team, we’ve sold hundreds of homes across Calgary. That means we know how to spot red flags early, negotiate with confidence, and guide you through what works (and what doesn’t). When the stakes are high, experience isn’t a bonus—it’s a must. 

What’s the difference between a solo agent and a team?

It’s tough to do it all yourself—working with a real estate team means nothing gets missed. A solo agent wears every hat—pricing, marketing, scheduling, showings, paperwork, and negotiations. Even the most organized solo agents can get stretched thin. With our full-service team, you get expert support at every stage. From professional stagers and marketers to admin and client care, everything is handled with precision, so you can feel confident every step of the way.

What are the red flags to watch for when hiring an agent?

If an agent can’t explain how they’ll price, market, and guide you—walk away. Red flags include poor communication, vague pricing advice, lack of neighbourhood knowledge, and cookie-cutter marketing. Be cautious of anyone who promises big results without a clear plan. A great agent should offer strategy, transparency, and local expertise—right from the first meeting.

Should I work with a friend or family member who’s a REALTOR®?

Only if they’re full-time, experienced, and can stay objective. Selling your home is one of the biggest financial decisions you’ll ever make—and emotions or personal ties can sometimes get in the way of what’s best for you. You need professional guidance, honest advice, and someone who will always put your goals first.

Can I sell my home on my own?

You can—but it’s often riskier and less profitable. Homes listed with a professional REALTOR® typically sell faster and for more money than those sold privately. Without expert guidance, you may face legal risks, missed pricing opportunities, and difficult negotiations. At the Marnie Campbell Real Estate Team, we’re here to protect your value, reduce stress, and make sure nothing gets overlooked.  Avoid these 48 costly seller mistakes →

Will I work directly with you, or someone else on your team?

You’ll work directly with your dedicated agent, but our entire in-house team supports you. From staging and marketing to admin and client care—we all work together behind the scenes to make sure your home sale runs smoothly.

What makes your real estate team different from others?

We help sellers avoid costly mistakes and feel confident from start to finish. With hundreds of homes sold in and around Calgary, our proven system takes the guesswork out of selling. From expert preparation and full-service staging to strategic pricing, transparent communication, and marketing that gets results—everything we do is designed to protect your value and reduce stress. You stay informed, in control, and fully supported every step of the way. Learn more about our team →

3. Pricing & Value

How do I know what my home is worth?

Pricing your home is both an art and a science—and we never leave it to guesswork. We start with a professional Comparative Market Analysis (CMA) that looks at recent sales, active listings, and Calgary market trends. Then we layer in experience: understanding buyer psychology, evaluating upgrades, and knowing what adds real value. It’s this blend of data and insight that helps us price your home with precision—so you attract the right buyers and protect your bottom line.

What is a Comparative Market Analysis (CMA)?

A CMA is a data-driven pricing tool that helps determine what your home is worth in today’s market. It’s a deep dive into what buyers are willing to pay for a home like yours—based on recent sales, active listings, and market trends in your neighbourhood. At the Marnie Campbell Real Estate Team, we combine this data with local insight and real-world experience to give you a pricing range you can trust.

What if my neighbour’s home sold for more?

No two homes are exactly alike—even next door. A higher sale price could come down to timing, renovations, layout, or even staging. We’ll help you understand what made the difference and position your home to compete with confidence. Our goal isn’t just to match a price—it’s to create the right strategy for your home, in today’s market.

Can I price my home higher to leave room for negotiation?

You can—but overpricing often backfires. Today’s buyers are informed and quick to scroll past listings that feel out of line with market value. Starting too high can reduce showings, weaken your momentum, and lead to price reductions later. Pricing right from the start attracts more interest, creates urgency, and puts you in a stronger position to negotiate with serious buyers.

Should I list below market value to attract more buyers?

In the right market, pricing slightly below value can spark strong interest—but it’s not always the right move. Sometimes it creates competition and multiple offers. Other times, it simply leaves money on the table. Every home, neighbourhood, and market is different. We’ll help you weigh the risks and rewards, and determine the best pricing strategy based on your goals and timeline.

4. Costs of Selling a Home

What does it cost to sell a home in Calgary?

Typical costs include legal fees, real estate commission, potential repairs, RPR updates, condo documents (if applicable), and moving expenses. We’ll break it all down for you up front so there are no surprises.

What’s an RPR and why do I need one?

An RPR (Real Property Report) with municipal compliance is a legal document that shows your property’s boundaries, structures, and improvements. It confirms everything on your lot—like fences, decks, and garages—is within legal boundaries and complies with city regulations. Most detached homes and some townhomes in Calgary require an up-to-date RPR with compliance before closing. If yours is outdated or missing, we’ll help coordinate an update with a qualified surveyor so your sale isn’t delayed.

Do I need to pay a mortgage penalty?

If you're breaking your mortgage before the term ends, you may face a prepayment penalty. The amount depends on your lender, mortgage type (fixed or variable), and how much time is left on your term. We'll advise you to speak with your lender early so you know exactly what to expect. We’ll also factor any penalty into your net proceeds so there are no surprises—and you can plan your next move with clarity and confidence.

Are there closing costs for sellers?

Yes—and it’s important to know what’s included before you list.

Typical seller closing costs in Calgary can include:

• Legal fees for your real estate lawyer
• Adjustments for property taxes or utilities
• Disbursements such as courier or document fees
• Final cleaning or removal of staging furniture

What are the costs to get condo documents if I’m selling a condo?

In Alberta, sellers are legally required to provide a full, up-to-date set of condominium documents to the buyer. The cost usually ranges from $200 to $500, depending on your property management company. Fees can vary based on how quickly the documents are needed or how many are requested. These documents typically include bylaws, meeting minutes, financials, reserve fund studies, and insurance certificates. We’ll help you order everything required—on time and correctly—so your sale stays on track.

Do I have to pay for staging, or is it included?

With the Marnie Campbell Real Estate Team, a professional staging consultation is included in our full-service—so there’s no extra cost to you. We’ll discuss staging options together—whether your home needs light styling, furniture, or a full setup. Our goal is to make sure your home shows beautifully online and in person, helping buyers connect and increasing your chances of a faster, more profitable sale. 

5. Preparing Your Home for Sale

Do I need to renovate before selling?

Not necessarily—most homes don’t need major renovations to sell well. We’ll help you focus on updates that deliver the best return. Often, simple changes like fresh paint, updated lighting, and decluttering have more impact than expensive remodels. Our staging consultation will guide you on what matters most—so you don’t waste time or money on the wrong projects.

What home improvements offer the best return?

Fresh interior paint, updated lighting, improved curb appeal, and refreshed flooring consistently offer strong ROI. Small, strategic updates usually deliver the highest return—without breaking the bank. We’ll assess your home and recommend cost-effective improvements that attract buyers, photograph well, and help you maximize your sale price.

Should I repaint or update fixtures?

If your colours are too bold for the average buyer or your fixtures are dated, a few simple updates can make a big difference. Neutral paint tones and modern lighting or hardware help buyers picture themselves living in the space—and give your home a fresh, move-in-ready feel. We’ll guide you on exactly what to update, what to leave, and how to make the biggest impact without overspending.

What should I declutter or remove before listing?

Start by clearing countertops, removing personal photos, minimizing extra furniture to add space, and simplifying decor. The goal is to create clean, open spaces that help buyers imagine themselves living there. But every home is different, so we’ll walk through your space aand provide a detailed, room-by-room checklist so you know exactly what to keep, store, or remove—without the guesswork.

Should I hire a professional stager?

You don’t have to—because we include professional staging as part of our full-service approach. Our expert stager will walk through your home, make personalized recommendations, and style each space to highlight its best features. Staging helps buyers emotionally connect with your home and imagine themselves living there—often leading to faster sales and stronger offers. It’s all designed to make your home look its best online and in person, without any added stress or cost to you. Learn more about our complimentary staging services →

6. Marketing the Home

How will my home be marketed?

We don’t just list your home—we launch it with a full-service marketing campaign designed to get results. Your listing will feature professional photography, cinematic video, immersive 3D tours, geo-targeted social media ads, email outreach, and promotion across REALTOR.ca and dozens of other platforms. We create momentum from day one—so your home gets maximum exposure and attracts the right buyers fast.

Will professional photos, 3D tour and video be included?

Absolutely—professional photography, cinematic video, and a 3D tour are included in every listing we market. We wouldn’t dream of listing without them. Stunning photos are non-negotiable when it comes to grabbing attention online and making the right first impression. Your video will be featured on YouTube and social media to reach local and out-of-town buyers. And the 3D tour? It acts like a 24/7 open house—letting buyers explore your home anytime, from anywhere. See how our  photos, 3D tour and video marketing make your home stand out →

Will my listing appear on REALTOR.ca and other platforms?

Yes—your home will be featured on REALTOR.ca, across the RE/MAX network of websites, and our own high-traffic website. We syndicate your listing through the MLS to dozens of real estate platforms—ensuring maximum exposure to local and out-of-town buyers. In addition to major portals, your listing is promoted on social media, featured in Google ads, and showcased on MarnieCampbell.ca to reach motivated buyers wherever they’re searching.

Do open houses actually work?

Sometimes—open houses can create buzz, but they’re not always the best strategy, especially in the first two weeks. When your home hits the market, we focus on attracting serious, qualified buyers—those working with agents who are ready to make a move. We want the right people walking through your door, not just curious neighbours. Instead of relying on open houses, we use professional photography, video, and a 3D tour that acts like a 24/7 open house to generate interest and ensure buyers can explore your home anytime, from anywhere. If an open house makes sense later in the process, we’ll discuss the best timing and strategy for your home.

How do you market to out-of-town or relocating buyers?

We reach relocating buyers across Canada through targeted digital campaigns, relocation networks, and search-optimized content. From corporate transfers to cross-country moves, we know how to position your home in front of serious, qualified buyers who may never set foot in Calgary before writing an offer. Detailed listings, video tours, and immersive 3D walkthroughs help buyers connect with your home—even from thousands of kilometres away.

7. Showings & Access

How many showings should I expect?

It depends on your home’s price point, location, and the time of year—but we’ll set expectations from day one. Every listing is different. Some homes get multiple showings right away, while others build interest more gradually. We’ll provide weekly updates on activity, feedback from agents, and any trends we’re seeing—so you always know where things stand and how your home is performing.

How much notice will I get for showings?

Realtors will typically try to provide at least a few hours’ notice—and in most cases, you’ll receive several hours or even notice the night before. If you need extra time, blackout periods, or accommodations for pets, we’ll coordinate everything to ensure showings are seamless and respectful of your routine—without missing qualified buyers.

What should I do with pets during showings?

We recommend removing pets when possible or safely crating them. It helps buyers focus on your home—not your dog or cat. We’ll help you create a showing-friendly routine that works for your family.

Can I stay home during a showing?

It’s always best to step out. Buyers want to explore freely and speak openly with their real estate agent. We’ll handle all the follow-up and share honest feedback so you’re always in the loop.

What if I have tenants in the home?

In Alberta, tenants must be given at least 24 hours’ written notice before a showing, and access must occur between 8 a.m. and 8 p.m.

8. Offers & Negotiations

What happens when I receive an offer?

We’ll review the offer together and walk you through every detail before you respond. Offers typically include price, possession date, conditions (like financing or home inspection), and deposit amount. We’ll assess how it compares to your goals and the current market—and help you decide whether to accept, reject, or negotiate.

How do you help me evaluate an offer?

We’ll help you evaluate the strength of the buyer’s financing, the flexibility of the closing (possession) date, and the length and type of conditions. We’ll walk you through the offer, helping you focus on what matters most—certainty, timing, and the best path to achieving the strongest price and terms for you.

Should I expect to negotiate?

Yes-most offers involve some back-and-forth negotiations. We’ll guide you through every part of the offer so you know exactly which terms can—and should—be negotiated. Most negotiations involve one or two counter offers before both sides reach an agreement. Our goal isn’t just to get the deal done—it’s to help you make informed decisions that feel right for you.

What if I get multiple offers?

Great news on getting multiple offers—but it requires the right knowledge and strategy to make the most of it. We’ll help you compare offers side-by-side, understand the pros and cons of each, and guide you through the decision. From price and conditions to buyer strength and timelines, we’ll make sure you choose the offer that gives you the best overall result.

8. Conditions, Waivers & Non-Waivers

What are conditions in an offer?

Conditions are clauses that give the buyer time to complete key steps before the sale becomes firm. Common conditions include financing, property inspection, condo document review, or the sale of the buyer’s current home. The offer is “conditional” until these are satisfied or waived by the buyer. We’ll help you understand each one and keep the process on track.

What is a financing condition?

A financing condition gives the buyer time to secure final mortgage approval from their lender. Even if a buyer has pre-approval, lenders may still need an appraisal or additional documents. This condition typically lasts 5–10 days. We’ll communicate closely with the buyer’s agent to ensure you’re updated on their progress and any risks.

What is a home inspection condition?

A home inspection condition allows the buyer to hire a professional home inspector to evaluate the home’s condition. They’ll look at the structure, roof, electrical, plumbing, furnace, and more. If issues arise, the buyer may request repairs or a price adjustment—or choose to walk away. We’ll advise you on what’s reasonable and how to protect your bottom line.

What is a condo document review condition?

If you’re selling a condo, the buyer will likely include a condition to review the full condo document package. This includes financials, meeting minutes, reserve fund studies, bylaws, insurance certificates, and more. We’ll help you gather the correct documents quickly to avoid delays.

What is a “sale of buyer’s home” condition?

This condition gives the buyer time to sell their existing home before committing to yours. It creates more risk for you as the seller, since their deal hinges on another sale. We’ll help you understand the implications, negotiate firm timelines, and protect your interests—especially if another buyer comes along during the conditional period.

How do you help manage conditional sales?

We track every deadline, maintain constant communication with the buyer’s agent, and make sure no detail gets missed. Whether it’s checking on financing progress, reviewing inspection feedback, or confirming condo document receipt, we keep everything moving—and keep you informed at every step.

What is a waiver?

A waiver is a legal document that confirms the buyer is satisfied with all conditions and is proceeding with the purchase. Once signed and delivered, the deal becomes firm and binding.

What happens if the buyer doesn’t waive conditions?

If conditions aren’t waived by the deadline, the offer expires and the deal falls through—with no penalty to you. This is called a “non-waiver.” At that point, your home goes back on the market, and we’ll act quickly to re-engage any other interested buyers or relaunch your listing depending on the situation.

10. Before and On Closing Day

What is closing day?

Closing day is the date when legal ownership of your home officially transfers from you to the buyer. It’s the final step in the home selling process, typically set in the purchase contract. While you don’t need to attend in person, your real estate lawyer will complete the transaction on your behalf.

Do I need a real estate lawyer?

Yes—every home sale in Alberta requires a lawyer to complete the legal transfer of property. Your lawyer ensures all documents are accurate, handles mortgage payouts, prepares your statement of adjustments, and works with the buyer’s lawyer to finalize the deal. If you need a recommendation, we work with several trusted Calgary real estate lawyers.

Do I need to clean the home before closing?

Yes—buyers expect the home to be clean and in the same condition as when they bought it. We recommend a professional cleaning before possession, especially for kitchens, bathrooms, and flooring. A spotless home leaves a great impression and avoids last-minute issues.

What should I leave behind for the buyer?

Anything included in the purchase contract—like appliances, remotes, TV mounts, window coverings and extra keys—should be left behind. You don’t need to leave furniture or decor unless specifically agreed to.

Does the buyer get a walkthrough before possession?

If it’s written into the purchase contract, then yes—the buyers are entitled to a walkthrough, typically 24 to 48 hours before possession.This gives them a chance to confirm the home is in the same condition as when they bought it, and that agreed-upon items (like appliances or repairs) are in place. We’ll coordinate the timing and access with you and the buyer’s agent, and ensure everything goes smoothly so there are no surprises before closing.

What if something goes wrong right before closing?

If something goes wrong before closing—like financing delays or last-minute issues—we step in immediately to help resolve it. We’ve seen it all, and we know how to manage surprises. Whether it’s a lender hiccup, missing paperwork, or a last-minute repair request, we’ll work closely with your lawyer and the buyer’s agent to keep the deal on track. You’ll never be left to figure it out on your own.

What happens on closing day?

Your lawyer receives the buyer’s funds, pays out your mortgage (if applicable), and ensures the remaining proceeds are released to you. They’ll also confirm the legal transfer of title to the buyer. Once the funds are received and accounted for we’ll get the green light to hand over the keys. Throughout the day, we’ll stay in touch with your lawyer and the buyer’s agent to make sure everything goes smoothly.

When do I hand over the keys?

Keys are handed over once the buyer’s lawyer transfers the funds and your lawyer confirms they’ve been received and accounted for.  Once the funds are in, your lawyer ensures all disbursements (like mortgage payout and legal fees) are handled and we get the official go-ahead to release keys. This usually happens mid-to-late afternoon on closing day. We’ll stay in contact with your lawyer and the buyer’s agent and let you know the moment it’s official—so you’re never left guessing.

Why Calgary Sellers Trust the Marnie Campbell Real Estate Team

The Marnie Campbell Real Estate Team can help you make better real estate decisions, so you have no regrets selling your home.

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Selling a home is more than pricing—it’s about preparation, presentation, marketing, timing, and negotiation. With over 800 homes sold, our full-service approach gives Calgary sellers the edge. We don’t just help you list—we help you sell confidently and successfully.

• Hundreds of Calgary Homes Sold: Across all price points, property types, and neighbourhoods
• Trusted Full-Service Process: From pricing and staging to showings, marketing, and negotiations—nothing gets missed
• No-Regret Selling: Clear advice, honest feedback, and confident outcomes

Let’s sell your Calgary home the right way—from day one to done.

About the Author: Marnie Campbell
Marnie is a trusted Calgary REALTOR® with 18+ years of experience, over 800 real estate transactions, and 150+ five-star reviews. She leads a team dedicated to helping clients make confident, no-regret real estate decisions.

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