I have found from experience that the activity during the first two weeks a home is on the market tends to predict how long it will take to sell. Potential buyers eagerly jump on new homes on the market.

Here are some “staging” tips you might find helpful:

* Keep your home in “show shape.” Make sure that beds are made, dishes are in the dishwasher or put away, everything is picked up, and the kitchen and bathrooms sparkle.
* Decorate with fresh flowers. Many home sellers use potted flowering plants that last much longer than cut flowers. Place them inside and out. They really add cheer!
* Turn on lights; replace all burned-out bulbs. Open blinds and draperies. Let the natural light in.
* Confine pets and keep them out of sight when possible. They can be distracting, and some people have allergies.
* Create a relaxed atmosphere with soft background music.

There are so many details to handle as you prepare for a move that it can seem like a daunting task. This checklist to help you manage the process and not forget anything.

Moving To-Dos:

* Order a moving van and make sure you have a firm bid in writing.
* Call utility companies to cancel current services and sign up for services in your new home.
* Cancel phone and cable service and arrange for service in your new home.
* Obtain referrals for doctors, dentists, and specialists if you are moving out of the area.
* Collect medical records for family members and pets. These should be carried with you.
* Have any necessary prescriptions filled and carry them with you.
* Arrange to move pets, including travel containers, immunization records, etc.
* Transfer checking and savings accounts. Empty safe-deposit boxes, pack items, and carry contents with you.
* Dispose of flammables and other hazardous materials.
* Moisten plants prior to packing.
* Back up your computer files and pack CDs in their cases.
* Drain fuel from lawnmowers and other equipment. Drain water hoses.
* Have the car serviced for the trip and have proof of insurance in the car.
* Pack a first night box: coffee, bedding, household cleaners, toothpaste and toothbrush, pet food, and other essentials that you will need upon arrival.
* Conduct a last-minute walk through. Check drawers, closets, basements and the garage.
* Make sure everything is turned off and locked up.

This will help you organize your move to ensure you have everything you need.

Here are the latest numbers reflecting the Toronto residential market’s activity:

Sales:  Again we are seeing close to double the number of sales year-over-year with 7,291 properties changing hands last month, versus only 4,120 the year previous, still reflecting the low-volume trough we experienced in early 2009.  That 77% positive change is powering the growth in asset value we are seeing in the market.  If you bought at this time in 2009, good for you.  This sellers’ market won’t last though, so get in now if you’re hoping to liquidate this spring.

New Listings: February also saw 12,726 new listings hit the market, up 24% from the number listed in 2009.  Considering the low volume of sales we were experiencing last year at this time due to the depressed market, this 24% change is still not nearly indicative of a market balance, and should be viewed as evidence of a sellers’ market.

I think that for vendors in 2010: definitely get your property listed in the early spring market.  You are in the perfect storm for selling and ‘trading-up’ in Toronto property because of aggressive mortgage rates, low inventory and the impending HST.

Active Listings:  Active listings (total single family homes currently on the market) are still down a whopping -32% year-over-year, with 14,514 properties on the market last month, meaning that the wave of sellers has not balanced the market yet.  I expect this trend will change in the early spring, which will make for an extremely active market.  I expect we also may see record sales volume before June if these market forces remain consistent.  Keep an eye out for that in coming months.

Days on the Market:  The trend is continuing toward much faster sales as well, generally benefiting sellers, with properties taking on average 51% less time on the market to sell, down from 45 days to only 22 days (!) this year, down significantly from last month.  You are encouraged to remember that this number represents the time until deals are firm and reported, and often includes a conditional sold period of up to 2 weeks.  Consequently, these properties are effectively off the market much sooner.  This is an unbelieveably short time for properties to sell in, on average.  Buyers will need to be very quick to snatch great properties.

Price:  Finally, sellers can rejoice once again -  the median price of homes in the GTA in February was $366,300, up from $312,900 in the same month of 2009, with detached homes trading at a premium, priced at $453,000 last month median value.

Growth in market volume will definitely continue this spring, and the next two months will likely see huge transaction numbers, with buyers getting involved before the HST deadline and with mortgage rates holding at their low levels.  Sellers should be considering looking at this market as a great opportunity to get value out of their current home through a refinance or by trading up into a larger property, thereby taking advantage of amazing power of positive leverage.

When you have found that perfect little house you’d like to call home, the last thing you want is to have to compete with other potential buyers for it. However bidding wars, especially in hot real estate markets are more of a reality now than ever. So here is what you need to know in order to stand the best chance at signing on the dotted “sold” line.

Get Pre-Approved!
This is the first and most crucial step. By getting pre-approved for a loan, you will be aware of your offer’s ultimate ceiling. Be sure to speak with a broker to evaluate your options. A thumbs-up from the bank, along with a large deposit, can help establish to sellers that you’re serious about buying their property.

Review The Resales Of Recently Sold Comparable Homes                                                                                                      You will need to be aware of what’s been selling in the area in order to determine what the fair market value for any house you’re interested in is. Knowing the current market value a house will fetch will help you determine what you think other bidders will offer, and allow you to make an educated bid.

The Cleaner The Offer The Better The Odds                                                                                                                                 Don’t add unusual requests, terms or conditions to your bid. Additional clauses contingent upon any extenuating circumstances can cause headache to vendors, who may have another offer at the exact price you’re offering, but without any loopholes. By making a “clean” or firm offer, you stand a better chance at getting what you want.

Inspect The Goods
Set aside some money for pre-home inspections which is often money well spent. If it turns out that the house you think you want to buy has a roof that’s about to fall in, it’s better to know before you bid.

Uneven Steven                                                                                                                                                                                                                          Don’t bid $250,000 on a house whose asking price is $250,000 when you’re in a bidding war. It may seem as though bidding an odd number would make little difference, but not only will your bid stand out from the rest, it may just beat an offer that came in at a slightly lower amount.

Find Out The Sellers Hot Spots
If you know that the homeowner has a certain closing date in mind which differs slightly from yours, offer to meet their date. Also if you know the sellers are not looking forward to moving their weighty piano or 400lb pool table because it’s nearly impossible to move, inquire about buying it to see if that will sweeten the deal.

Know Right From Wrong
In the end, don’t get caught up in the excitement of bidding. Rather than falling blindly in love with any given dwelling, play devil’s advocate with yourself, scrutinize how the house you’re looking at is any different from the one around the corner. In bidding wars, there’s always a danger of overpaying so know when to fold ’em and walk away.

So before you engage in battle, arm yourself with credit pre-approval, a little research, an arsenal of financial strategies, heightened market value awareness and a great realtor. Then sit back, cross your fingers and hope for the best.