Pricing Review and Relaunch Plan
56 Everton Place
Hamilton Mountain, Sunninghill
Prepared for Kelly and Thomas Stewart
What this review covers
56 Everton Place has been on the market 74 days at $699,999 without an offer. What follows is every sale and every competing listing in Sunninghill over the past four weeks, what those buyers paid and what they paid it for, and where that evidence places the value of your home.
- Current list price
- $699,999
- Days on market
- 74 91 cumulative
- Price changes
- None since July 10
- Above grade
- 1,212 sq ft MPAC record, listing reports 1,500
- Beds and baths
- 4 bed, 1 bath
- Lot
- 51 x 100 ft
Fall starts today, which gives us a clean run at a new market. First, what the summer told us.
Five homes sold in this pocket over the past four weeks, every one of them before the season turned. Sorting them by how long each took reveals a pattern that holds without exception: the homes that sold quickly sold for close to asking, and the ones that waited did not.
Every Sunninghill home that sold above $600,000 had at least two bathrooms.
This is the single factor doing the most damage at the current price. 56 Everton has four bedrooms and one full bathroom, with no powder room. In the entire comparison set, only one other home shares that configuration: 83 East 41st Street, which is asking $529,900 and has been on the market 32 days.
None of these homes have the escarpment view or the 51 foot frontage that 56 Everton has, and those advantages are real. They are not, on this evidence, worth enough to lift a one bathroom home into the same conversation as a three bathroom home at $660,000.
The listing carries 1,500 square feet. MPAC has the home on record at 1,212.
Owner supplied measurements are ordinary and they are usually close. Here the difference is 288 square feet, which is a little under a quarter of the house, and it matters because price per square foot is the calculation every buyer agent runs first.
At 1,500 square feet, an asking price of $699,999 works out to $467 per square foot, the lowest figure in the entire comparison set. It looks like the best value on the street. At MPAC's 1,212, the same asking price is $578 per square foot, which is higher than every home that sold in Sunninghill this summer. The listing has effectively been marketed on a number that made it appear inexpensive while buyers, running their own math, saw the opposite.
This chart also shows why $649,900 is not an absurd number on this measure alone: at $536 per square foot it still falls inside the range of recent sales. The difficulty is what sits at the top of that range. 19 Nova reached $543 with two bathrooms, a garage and a recently updated kitchen and bath. Asking buyers to pay nearly the same rate for a one bathroom home with no garage is the part the market has already declined once.
A professionally measured floor plan is part of the relaunch either way. It settles the number, it gives buyers a layout they can study before they arrive, and it means every figure in the marketing is one we can stand behind if an agent questions it.
Every sale and every active listing in Sunninghill right now
| Address | Listed | Sold | Of asking | Days | Bed / bath | Sq ft |
|---|---|---|---|---|---|---|
| 138 Rendell BlvdFully renovated, two kitchens, in law suite | $799,900 | $790,000 | 98.8% | 19 | 5 / 4 | 1,829 |
| 13 East 41st StReduced from $719,999 on July 13 | $699,999 | $660,000 | 94.3% | 60 | 3 / 3 | 1,313 |
| 19 Nova DrUpdated kitchen and baths, garage | $649,900 | $650,000 | 100.0% | 21 | 3 / 2 | 1,198 |
| 481 Upper Gage AveIn law suite, roof 2025, furnace 2024 | $645,900 | $600,000 | 92.9% | 30 | 5 / 2 | 1,153 |
| 28 Green Meadow RdUnfinished basement, renovation project | $399,900 | $470,000 | 117.5% | 2 | 3 / 1 | 1,254 |
| Address | Original | Asking now | Status | Days | Bed / bath | Sq ft |
|---|---|---|---|---|---|---|
| 894 Brucedale Ave EFully renovated, suite renting at $2,000 | $748,800 | $748,800 | Active | 13 | 6 / 2 | 1,016 |
| 56 Everton PlYour home | $699,999 | $699,999 | Active | 74 | 4 / 1 | 1,212 |
| 44 Green Meadow RdDetached garage, 50 x 112 lot | $624,900 | $624,900 | Active | 12 | 4 / 2 | 1,283 |
| 111 Sharon AveReduced by $29,400 on day 34 | $624,900 | $595,500 | Active | 34 | 5 / 2 | 940 |
| 83 East 41st StThe only other one bathroom home | $529,900 | $529,900 | Active | 32 | 3 / 1 | 1,050 |
What the three closest sales say 56 Everton is worth
Each of these homes sold within the past two weeks in your neighbourhood. Each list below reads from 56 Everton looking across at that sale: a minus is where your home gives something up, a plus is where it comes out ahead. Applying those differences to what the home actually sold for produces an indicated value for 56 Everton.
19 Nova Dr
Sold Sept 18, 21 days
$650,000
How 56 Everton compares
- −One bathroom against Nova's two
- −No garage, Nova has one
- −Nova had a recently updated kitchen and bathrooms
- −Nova sits on a 125 ft deep lot against Everton's 100 ft
- +Fully finished lower level and the city view
13 East 41st St
Sold Sept 11, 60 days
$660,000
How 56 Everton compares
- −One bathroom against East 41st's three
- −About 100 fewer sq ft above grade
- +Ten feet more frontage, 51 ft against 41 ft
- +Fully finished basement rather than partially finished
- +Mountain brow view
481 Upper Gage Ave
Sold Sept 9, 30 days
$600,000
How 56 Everton compares
- −One bathroom against Upper Gage's two
- −No finished in law suite with separate entrance
- −Upper Gage had a 2025 roof and a 2024 furnace
- +Quiet residential street rather than an arterial road
- +About 60 more sq ft above grade, and the view
The three adjusted values overlap between $615,000 and $630,000. The price per square foot evidence lands in the same place, and so does the bathroom evidence. Taken together, the weight of the data sits at $620,000 to $630,000.
My recommended list price
$624,900
This is a significant move from $699,999, and it is worth being direct about that. It is not a discount and it is not a concession. It is the number the last four weeks of sales in your own neighbourhood support, and it sits inside the value range above rather than above it, which is what gives a listing room to attract more than one interested buyer.
The three sections that follow set out what this price does for you, what the alternatives realistically produce, and the plan that goes behind it.
The house is not the problem. The price bracket is.
A buyer never evaluates your home on its own. They open a search, set a ceiling, and compare whatever comes back. At $699,999 the homes that come back alongside 56 Everton make it look expensive. At $624,900 the same house becomes the strongest option in the neighbourhood.
$699,999
Where the home sits today
Buyers compare it against
Fully renovated, 6 bed, 2 bath, 2,097 sq ft finished, two kitchens, separate entrance suite currently renting at $2,000 per month. On the market 13 days.
Sold September 11. Three bathrooms, 1,313 sq ft, launched at $719,999 three days after Everton and settled 60 days later.
For roughly $49,000 more than your asking price, a buyer can have a finished home with income already in place. That comparison is being made every day, and it is why 74 days have passed without an offer.
$624,900
Where the home competes
Buyers compare it against
4 bed, one bath plus a powder room, 1,283 sq ft, partially finished basement, detached garage. On the market 12 days.
5 bed, one bath plus a powder room, 940 sq ft. Launched at $624,900 and reduced by $29,400 after 34 days.
At the same number as 44 Green Meadow, Everton offers a fully finished lower level rather than a partial one, a wider frontage, parking for five and the escarpment view, against Green Meadow's powder room and garage. That is an even fight your home can win. It stops being the weakest option on the page.
On competition, and what I can honestly promise
A price in the low $620,000s is where several buyers can end up looking at the same home in the same week, and 28 Green Meadow showed this summer what that looks like when it happens. I am not going to tell you a bidding war is coming, because the 91 days already behind this listing make that harder to predict. Buyers who have watched a home sit tend to arrive cautious rather than eager, and cautious buyers negotiate instead of competing.
What I will say is this. Of the three prices in this review, $624,900 is the one that gives us the best chance of holding the home's market value, and it is the only one that creates a real possibility of competition rather than ruling it out. The photography, the video and the opening weekend are what give that possibility its best shot.
Three price points, and what each one realistically produces
These are the three defensible positions. The expected outcomes are drawn from how comparable homes in Sunninghill actually performed at similar prices through the summer, not from an estimate of what the home ought to fetch.
Option one
$599,900
Enter the under $600,000 search band and invite competition, paired with a set offer date.
- Expected sale
- $605,000 to $625,000
- Likely path
- Offer date driven
- Confidence
- Moderate
This is the fastest path and it can produce a result above the list price, as 28 Green Meadow did. It is worth being clear about the risk: only one of the five recent sales exceeded its asking price, and that was a $399,900 project home. If competition does not materialise, you have set a lower ceiling than the evidence supports.
Option two
$624,900
Price at market value, directly against 44 Green Meadow, where 56 Everton is the stronger home.
- Expected sale
- $615,000 to $630,000
- Likely path
- Competitive from launch
- Confidence
- High
This price is supported by all three adjusted comparables and captures every buyer searching to $625,000 and every buyer searching from $600,000 up. It puts your home in a bracket it wins rather than one it loses, and the sales data says a home that sells inside three weeks holds close to its asking price.
Option three
$649,900
Test the top of the defensible range and accept a longer marketing period.
- Expected sale
- $585,000 to $615,000
- Likely path
- Reduction first
- Confidence
- Low
This matches what 19 Nova sold for, and 19 Nova had two bathrooms, a garage and an updated kitchen. It is not an impossible number, but it requires everything to go right. The next section sets out what happens when it does not, because that is the more likely outcome.
Testing a higher number first is not free. Here is what it costs.
It is a reasonable instinct to start high and come down. The difficulty is that 56 Everton has already run that experiment once. The home has carried 91 cumulative days without a price adjustment, and a second attempt at a number the market has already declined starts from a weaker position than the first one did.
Path A
$624,900
Path B
$649,900
Roughly $30,000 less in your pocket, and a longer stretch of carrying the home while you wait for it, including property tax of $4,744 per year alongside utilities, insurance and upkeep. The figure comes from the 5.8 point gap between what quick sales and slow sales achieved in Sunninghill this summer, applied to a home in this price range.
Price is half of it. This is the other half.
A new price on the same presentation gives buyers a cheaper version of a listing they have already scrolled past. The plan below rebuilds the first impression from the ground up, so the home arrives as something new rather than something discounted.
01
Full professional photography, including drone
The mountain brow position is the single most compelling thing about this property, and it is the one thing a ground level photograph cannot show. Drone footage puts the escarpment, the city view, the 2019 landscaping and the depth of the lot into one frame. This is the asset the listing has never had, and it is what makes a buyer stop scrolling.
02
A marketing video released ahead of the listing
The video goes out to my audience before the home is live on MLS. That builds a list of interested buyers who are waiting for the listing rather than discovering it, so the first weekend opens with demand already in place instead of starting from zero. It is the same approach that fills an opening rather than hoping for walk ins.
03
Live Thursday or Friday
Buyer search activity peaks Thursday evening through Sunday. A listing that goes live early in the week spends its freshest days in the quietest part of the search cycle. Launching late in the week means the home is at the top of search results exactly when the most people are looking.
04
Open house the first weekend
An open house in the opening weekend concentrates traffic into a single window rather than spreading it thinly across two weeks of private showings. Buyers who see other buyers in a home behave differently, and that is how a well priced listing turns interest into written offers quickly.
05
A professionally measured floor plan
A measured floor plan documents the square footage and lets buyers understand the layout before they ever walk through the door. It settles the question raised earlier in this review, and it means every figure in the marketing is one we can stand behind if another agent questions it.
Preparation
Photography, drone, video and floor plan produced. New listing copy written.
Ahead of launch
Video released to my audience, so buyers are anticipating the home before it is available to see.
Listing day
Live on MLS at $624,900. Open house scheduled for Saturday and Sunday.
Once live
Showings, feedback reported to you weekly, and offers negotiated.
294 Upper Paradise Road, and what the marketing did for it
This February I listed an original owner bungalow on the West Mountain. It was a comparable pocket to yours, established, quiet, and much the same buyer profile as Mountain Brow. It was also a home I expected to be a challenge to sell at what I believed it was worth, somewhere around $630,000 to $650,000.
So I did two things. I priced it where buyers would find it, and I put it in front of my audience before it ever reached MLS. The coming soon video went out three days ahead of the listing. The full tour went out the day before it went live.
February 2
Coming soon video19,000 views before anyone could book a showing
February 5
Full property tour43,000 views, posted the day before launch
February 6
Live on MLSListed at $599,000 with an audience already watching
February 16
Sold firm$640,000, which is 107 percent of the asking price
Watch the Upper Paradise tour video Opens on TikTok, no account needed
62,000
Views on TikTok alone
Before counting Instagram, where the same two videos also ran
474
Hours watched
Cumulative time people spent looking at this one property
365
Shares
People sending the home directly to someone else
153
Saves
Viewers holding on to it to come back later
What this is, and what it is not
It is not a promise that 56 Everton will sell over asking, and I am not suggesting a bidding war is coming. The two homes are different, the circumstances are different, and Upper Paradise had not spent a summer on the market before I took it on. Anyone who shows you a past result and calls it a forecast is selling you something.
What it does show is reach. A home in a quiet Hamilton Mountain neighbourhood was seen more than sixty thousand times before its first showing, and people spent the better part of three weeks of combined viewing time looking at it. That is the difference between a listing buyers happen to find and one they arrive already knowing. It is the part of this I control, and it is what I am bringing to your home.
The principle underneath both files is the same. Price the home where buyers will find it, put enough attention on it that the right people see it, and let the market decide the rest.
The home is worth what a buyer will pay for it this fall, and the data says that number is in the $620,000s.
56 Everton Place has real advantages: the view, the frontage, the parking, the finished lower level and mechanicals already handled. What it does not have is a second bathroom, and in this market that is worth more than any of those advantages are.
My recommendation is $624,900 with the full relaunch behind it. That price is supported by every comparable sale in your neighbourhood, it places the home in a bracket where it is the strongest option rather than the weakest, and it gives us the best chance of a sale in the $620,000s rather than a negotiation in the $580,000s after another long stretch on the market.
Madelyn Townes
Salesperson
RE/MAX Escarpment Realty Inc., Brokerage
Prepared September 22, 2026 using MLS data from the Cornerstone Association of REALTORS® for Hamilton Mountain, Sunninghill (district 250), covering sales and active listings as of that date. Information is deemed reliable but is not guaranteed. This is an opinion of value and not an appraisal. Above grade measurements for comparable properties are as reported on the respective listings. Above grade measurement for 56 Everton Place is taken from the MPAC assessment record. If your property is currently listed with another brokerage, this is not intended as a solicitation.