Alex Ryon Homes

🌟 Why I Don’t Do Open Houses Anymore (And What Most People Don’t Know)

When I first started my real estate career, I did every open house I could get my hands on.
It was a great way to build my business, meet future buyers and sellers, and get my name out in the neighbourhood.

And yes — on a rare occasion — I even had someone walk into an open house and buy that exact property. Every agent who’s been around long enough knows:
👉 that’s the exception, not the rule.

Most homes do not sell because of open houses.

Let me explain why I’ve evolved past them, and why I no longer offer them as part of my listing strategy.

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🔍 1. Open Houses Benefit the Agent More Than the Seller

This is the part nobody says out loud.

Agents do open houses to:
• meet unrepresented buyers
• farm the neighbourhood
• get future listings
• build their database

And there’s nothing wrong with that —
but it doesn’t actually help the seller in most cases.

The house sells because of pricing, marketing, exposure, and negotiations, not because strangers wandered through between 2–4pm.

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🔍 2. Only a Small Percentage of Homes Sell Through Open Houses

Depending on the market, only 3–7% of homes sell directly because of an open house.
And most of those buyers had already seen the property online anyway.

Open houses feel productive…
but they rarely generate a brand-new buyer.

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🔍 3. Open Houses Come With Real Risks

This is the part most sellers don’t think about.

Anyone can walk in:
• people casing the home
• people looking for prescription meds
• teams working together to steal small valuables
• curious neighbours
• looky-loos
• bored people out for a drive

Agents can’t supervise every room at once, and sellers often have no idea who was in their home.

There’s also liability if someone slips, falls, or damages something.

For many homes, the risk is higher than the reward.

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🔍 4. Open Houses Can Actually Hurt Certain Homes

Some homes show best in controlled, private showings, especially if they’re:
• dated
• in the middle of repairs
• not perfectly decluttered
• sensitive to smell or pets
• full of personal items
• containing tools, collectibles, or valuables
• occupied by people who value privacy

Open houses encourage browsing, not real interest — and casual browsers love to nitpick.

That can negatively impact how the home is perceived.

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🔍 5. I Choose Strategies That Actually Sell Homes

After 18 years in real estate, I focus on what actually works:
• correct pricing
• strong online presence
• professional presentation
• targeted marketing
• strategic timing
• strong agent-to-agent relationships
• skilled negotiation
• private showings with qualified buyers

These are the things that sell homes —
not opening the door to everyone with a free afternoon.

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✨ My Promise to Clients

I don’t do what “looks good.”
I do what works.

My job is to:
• protect your home
• respect your privacy
• reduce your risk
• and bring in qualified buyers who are ready to make offers

Open houses don’t align with that mission anymore.

And that’s why I’ve retired them from my toolkit.

If you ever want a straight, honest conversation about what actually sells homes in today’s market, I’m always here to help.

🍿  Here is some good to know info on popcorn ceilings  🏠

Buying or selling a home with those bumpy, textured ceilings? Here's what every homeowner should know:

⚠️ IMPORTANT: Homes built before 1990 may contain asbestos in popcorn ceilings. Always get professional testing before removal!

🔍 QUICK FACTS:
• Popular from 1960s-1980s
• May contain asbestos (pre-1990 homes)
• Professional removal required
• Cost: $1-4 per square foot

💡 WHY REMOVE POPCORN CEILINGS?
✨ Modern, clean look
💡 Better light reflection
🧹 Easier to clean and maintain
📈 Increased home value
🏠 Appeals to more buyers

🔨 THE REMOVAL PROCESS:
1️⃣ Test for asbestos
2️⃣ Wet & scrape (if safe)
3️⃣ Prime & paint

Thinking of buying or selling a home with popcorn ceilings? Let's discuss how this impacts your investment! 💬

📞 Get Your FREE Market Analysis Today!

📊 What’s the Absorption Rate — and Why Does It Matter to You?

When we talk about the real estate market, one of the key numbers we look at is the absorption rate.

👉 Simply put, absorption rate measures how quickly homes are selling compared to how many are available.

Here’s how it works:
• If 100 homes are on the market and 40 sell in a month, the absorption rate is 40%.
• That also tells us there are about 2.5 months of inventory (because at that pace, it would take 2.5 months to sell everything if no new homes came up).

✅ A high absorption rate (over 60%) means homes are selling fast → it’s a seller’s market.
✅ A low absorption rate (under 40%) means homes are selling more slowly → it’s a buyer’s market.
✅ In the middle (40–60%) we’re in a balanced market.

🔑 Why it matters:
Absorption rate helps buyers understand how competitive they’ll need to be — and it helps sellers see how to price and position their home so it actually sells in today’s conditions.

💬 Curious what that means for your neighbourhood or your home? Send me a message — I’ll happily break down the numbers for your area.

Appraisals, Closings & Cash Crunch: The 2025 Market Reality

The mortgage and real estate market is getting tricky — and many buyers and investors are feeling the squeeze. Here are the big takeaways I’m seeing (and what you should watch out for):

🏢 Condo Closings – Buyers who purchased pre-construction years ago are struggling to close. Appraisals are often coming in lower than the original purchase price, forcing buyers to come up with extra cash.

🏡 Townhomes & Detached Homes – Appraised values are also landing 6%–15% below purchase prices. That shortfall has to be covered by the buyer before closing.

💸 Rental Properties – With higher mortgage rates, rising maintenance fees, and softer rental prices, many investors now face negative cash flow. Refinancing isn’t always an option because property values have slipped.

📉 Investor Sentiment – With all these challenges, many investors may step back from real estate in the years ahead.

👉 What does this mean for you? If you’re buying, selling, or investing, you’ll need a clear strategy and professional guidance to protect yourself and make smart moves in today’s market.

If you have questions about your own situation, let’s talk. I can help you navigate this shifting market with clarity and confidence.