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Handbook
Congratulations on taking the first step toward an exciting new chapter! Selling a home is a meaningful milestone, one that can bring a mix of emotions anticipation, reflection, and a touch of bittersweetness. No matter what brings you to this moment, we at Casa Dolce Realty Group are honoured to be part of your journey and committed to making it as smooth, rewarding and profitable as possible. We pride ourselves in educating our client’s with all the knowledge they need to make confident decisions and offer a client experience tailored to your needs and at the pace you feel most comfortable.
You might have questions like:
What’s my home worth? Should I use a real estate agent or go at it alone? How can I make my home shine for buyers? How do I secure the best price for my home?
Not to worry you’re in good hands This guide is designed to answer some of the most common questions and provide knowledge, tools, and insights needed to navigate the home-selling process with clarity and ease. Whether you’re selling your first home or your fifth, we’re here to turn the complexities of selling into an exciting and rewarding experience.
At Casa Dolce, we don’t just help sell homes we help open doors to new opportunities and brighter tomorrows. Let’s make your selling journey a celebration of where you’ve been and an exciting step toward where you’re headed. We can’t wait to take this journey with you! Ready to get started?
Strong Partnerships
Working with the industry leading Real Estate Brokerage provides our team with the resources and tools to make every client we work with successful with their real estate sale.
RE/MAX Escarpment Realty Inc., has been #1 in sales in the Real Estate Association of Hamilton-Burlington EVERY YEAR CONSECUTIVELY SINCE 1994! Trust the NUMBERS and WORK WITH #1!
RemaxEscarpment.com & RemaxNiagara.ca:
•
• website used 4x more than comparative websites attract 5x more new users and 8x more sessions on mobile In 2024, RE/MAX Escarpment agents closed an average of 2.1 TIMES MORE transactions per person than our nearest competitor, and 4.1 TIMES MORE than the real estate board average.
Choosing the BESTTeam
“Casa Dolce” means “Sweet Home,” and for us, it’s more than just a name it’s a promise A promise to guide you with care, expertise, and dedication so that your experience feels as sweet and memorable as the home you’ve built.
With a lifetime of real estate experience, our team has seen it all and is ready to navigate every twist and turn alongside you. We’re proud to be an award-winning team, recognized not once, not twice, but four times for providing the best customer service. But this isn’t just about accolades it’s about our unwavering commitment to treating every client like family and making every experience exceptional.
What Sets Us Apart
Strategic Pricing for Maximum Impact – Pricing is an art, and the right price ensures your home gets noticed. Using our expertise, market research, and experience as homeowners and landlords, we’ll help you set a price that attracts buyers and delivers results. Remember, you only get one chance to make a first impression let’s make it count
Fearless Negotiators on Your Side – Negotiating can be intimidating, but with over 20 years of combined experience, we’ve mastered the art We negotiate fearlessly to secure the strongest terms and the best price for your home, ensuring nothing is left on the table.
Marketing That Goes Beyond the Basics – Selling your home is more than just listing it it’s about making it shine. From staging and cleaning to professional photography, videography, and targeted social media campaigns, our comprehensive marketing plan ensures your home reaches the right buyers at the right time.
Hassle-Free Showings and Paperwork – Showings and paperwork can feel overwhelming, but we handle it all with precision. From managing showings at times that suit you to ensuring every legal detail is flawless, we make the process seamless and stress-free.
When you choose Casa Dolce, you’re choosing a team that’s dedicated to turning your home-selling experience into a success story Let’s work together to make this journey as sweet as possible
MEET TEAM our
STEFANIE DI FRANCESCO
® FOUNDER & BROKER
Stefanie is a proud mother of two boys and a multi-time recipient of the Best Client Experience Award at RE/MAX Escarpment Realty. Her passion for real estate goes beyond transactions she is dedicated to helping families achieve their homeownership dreams while building lasting relationships along the way. Born and raised in Stoney Creek, Stefanie has an intimate knowledge of Hamilton, Niagara, and the surrounding areas Real estate has been part of her life from an early age, shaping her keen eye for value and potential
With over 23 personal real estate transactions including purchasing her first home at 19 and building a custom home at 23 she brings firsthand experience as a homeowner, investor, and landlord. Her expertise in renovations and design allows her to help clients see possibilities, whether buying or selling
Before launching her real estate career, Stefanie spent a decade as a Property Claims Adjuster, sharpening her negotiation skills and deepening her understanding of property risks. In 2024, she founded Casa Dolce Realty Group, a company built on the belief that real estate should be a sweet and rewarding experience. With a commitment to care, expertise, and professionalism, Stefanie ensures her clients feel supported at every step of their journey
Working alongside her husband, Adam, as a husband-and-wife team, Stefanie treats every client like family. Together, they make home buying and selling a seamless, stress-free, and memorable experience one where dreams become reality.
ADAM DI FRANCESCO
R E A L T O R ®
From an early age, Adam knew that he possessed excellent negotiating skills. He began his career in automotive sales, where for 12 years he fine-tuned his skills in sales and negotiation skills while keeping his client’s best interests at the centre of every sale
Adam’s extensive real estate journey ranges from acquiring various investment properties, learning the skills needed to be a landlord, purchasing new build properties and overseeing many renovations. He has learned first-hand how making small and smart investments and re-investments in real estate can multiply and provide generational wealth for families. These skills paired with his high energy level gives him the tenacity and knowledge to work for his clients until their goals are achieved.
Together Adam & Stefanie offer a dynamic partnership that’s rooted in trust, experience, and a genuine commitment to helping families succeed in real estate.
SHANNON TOTH
MARKETING & OPERATIONS
MANAGER
ShannonjoinedCasaDolceRealtyGroupin2024,bringingover10yearsofmarketingexpertise andmorethantwodecadesofcustomerserviceexperienceHerbackgroundinpromotional marketingandhospitalityhasgivenherastrongfoundationinorganization,creativity,and exceptionalcommunication
Withherwarmpersonality,sharpeyefordetail,andexpertiseinsocialmediaandcontent creation,ShannonensureseverySeller’slistingisshowcasedbeautifullyHerpositiveattitude andproblem-solvingskillsmakeheraninvaluablepartoftheteam,supportingStefanie,Adam, andtheirclientswithseamlessserviceandsmoothtransactionsBeyondsupportingeveryclient journey,she’sdedicatedtoelevatingtheCasaDolcebrandthroughinnovativemarketing strategiesandfreshideas
You
Only Have One Chance to Make a
FIRST IMPRESSION! PrepareTO AMAZE
First impressions are crucial when preparing to sell your home. Try to see your home from a buyer’s perspective. After price, the condition of your home is the single biggest factor in determining how quickly and for how much it will sell. While you may have grown accustomed to your home’s little quirks, potential buyers may not overlook chipping paint, small leaks, stains, or clutter.
Use this checklist as a starting point to prepare your home for listing.
DON'T FORGET TO:
Box up anything you haven’t used or worn in at least six months. Store boxes neatly in the attic, basement, or a storage facility. Remove smaller appliances from your kitchen and clear countertops as much as possible. De-personalize rooms by removing photos, diplomas, and other personal items, and pack them away. Make sure closets are neat and organized. If needed, add a fresh coat of paint to the front door and any chipped trim or walls. Add color and vibrancy to your front yard with annuals, shrubs, or other greenery. If selling in winter, incorporate evergreens such as boxwoods to enhance your landscaping. If you have a pool, ensure it is in pristine condition and that all systems are functioning properly. Finally, leave surfaces as clean and clutter-free as possible.
ALL ROOMS:
Remove any non-essential furniture, as having less furniture makes a room feel more spacious and neutral.
Bedrooms:
Open windows and clean them inside and out. Organize closets and ensure doors function smoothly.
Consider an area rug if the flooring is not in good condition
Living Room:
Remove personal photos and decorate with non-personal artwork.
Clean carpets if needed, use light coloured window coverings to allow light in.
Kitchen:
Cleanappliancesinsideandout, rangehoodsandfixtures.
Deodorizedishwasher,garbage disposalandrefrigerator.
Removeasmuchaspossible fromcupboards&counters.
MOST IMPORTANTLY
Clean out clutter and donate unneeded items
Thoroughlycleanfixtures, tiles,grout,andfans. Recaulkbathtubsand showersifneeded.
Freshtowelsandanew showercurtaincanmakea bigimpact.
Bathrooms: BasementAttic: Landscaping:
Trim bushes, mow the lawn and plant flowers or add planters for a pop of colour.
Repair any loose decking or fencing
Our team will help you every step of the way
These recommendations are simply suggestions. For each of our listings, we create a personalized home enhancement checklist to ensure we work together to showcase your home at its best. Additionally, we can recommend our trusted team of cleaners, stagers, photographers, videographers, and tradespeople to assist with any needs you may have.
Our Marketing Plan to
SELL YOUR HOME
After the price for your home has been set, it’s time for Casa Dolce Realty Group to go the extra mile to have your home looking its best and marketed to reach the most potential buyers possible!
Here’sHowWeDoIt!
MarketingOptimizedforMobileDevices
Mostbuyersusetheircellphonestoviewhomes-it’sconvenientand immediate.Ourmarketingstrategyisoptimizedfordeviceviewing.Your home’slandingpagewillensurethatphotos,videosandhomedetailsare easytoshareandsend,andarecreatedwithsocialmediamarketingin mind.Thiscuttingedgemarketinggetsmorepeopleseeingyourproperty faster.
Complimentary Staging & Home Cleaning
First impressions matter when selling your home, and we’re committed to making it shine on listing day Our investment in your success includes complimentary staging and cleaning to help your home sell quickly and for top dollar. We’re here to reduce the stress and ensure you’re proud to showcase your home when it hits the market.
BUYERS
are looking for a clean, uncluttered home. Making an effort to have your home look its best when it is listed is time and money well spent.
A professionally staged home spends 73% LESS TIME ON THE MARKET compared to those without staging. (Professional Staging)
said staging a home made it easier for a buyer to visualize the property as a future home. (National Association of Realtors) 82% OF BUYERS’ AGENTS
PROACTIVE PROSPECTING
Our exclusive COMING SOON campaign advertises your home to over 1100 top producing agents in the area where your home is located, prior to it hitting the market. We find buyers instead of waiting for them to find your home!
MAGAZINE QUALITY PHOTOGRAPHY AND VIDEO
Our industry leading photographers and videographers specialize in capturing your home in a way that attracts potential buyers. Focusing on accentuating the size and optimizing the layout through photos will have more buyers book a showing Drone footage is something we include when an aerial view is a selling feature to show off the neighbourhood or your backyard Videos are created with music and advertising in mind to ensure they capture an audience through social media marketing We hire the best videographers to create a behind-the-scenes, online look at your home and neighbourhood. Your custom video tour will be advertised to a variety of sites including social media.
ONLINE ADVERTISING & SOCIAL MEDIA CAMPAIGNS
Digital advertising is paramount in ensuring your home is being seen by the right buyers in today’s market We combine paid and targeted social media marketing campaigns reaching our 5000+ followers along with tens of thousands of people visiting the Re/Max Escarpment websites monthly Add to this, our partnership with Adwerx, a 24/hr a day online marketing tool that targets web users who are looking for properties like yours, on the sites they visit daily With our extensive online marketing strategy you can rest assured that your home is visible wherever buyers are looking
THE
DIFFERENCE
MOVING DAY, PIZZA IS ON US!
Adwerx uses anonymous online data to target ads for your home toward local people who are potential buyers. This includes local people who have done home searches, used mortgage calculators, searched for moving companies, etc.
Ads for your home follow potential buyers everywhere they go on the web
Adwerx provides marketing reports on the ad campaign for you to stay up to date.
Welcome Home
Our tailored services range from providing moving supplies to delivering pizza on moving day We focus on what brings the most value to you, ensuring we're there every step of the way!
MLS LISTING
We post your listing on the two largest online databases in our area This is where most buyers conduct their search. By ensuring the MLS listings contain complete and detailed information on both the Hamilton and Toronto boards we are able to match buyers looking for a property like yours all the way from the Niagara/USA. border to well beyond Toronto- we have you covered!
PRINT MARKETING
Stunning photos and vibrant descriptions make up a customized brochure for your home designed to be a memorable take away for potential buyers with the intention to leave a lasting impression of your home.
Price Right to Profit More
Setting the price for your home can be challenging. Price too low, and you leave money on the table; too high, and you could scare away potential buyers.
Pricing your property right the first time means:
exposure
showings to qualified buyers
Experience and market knowledge are the key factors Casa Dolce Realty Group uses to determine the right price for your home, along with:
COMPARATIVE MARKET ANALYSIS (CMA)
Statistical data compiled for other sold homes in your area that are comparable to yours. It is this information that we use and adjust according to the size, features and amenities to give us an understanding on what buyers are willing to pay for a home similar to yours.
MARKET CONDITIONS
As full-time realtors we are constantly working in and studying the current market to understand what it looks like. Interest rates, political influences, local and economic factors, inventory and supply and demand are some of the many things that make up what needs to be considered when listing your home for sale.
PRICE PER SQUARE FOOT
Knowing this is a starting point for setting a price, but it’s not the only factor used.
FEATURES
How many bedrooms and bathrooms? How is the home laid out? Who is the ideal Buyer, and how much of the market do they make up? These are a few of the features a Realtor looks at when determining the type of buyer that will be looking at your home and helping you decide on a price. In addition, things that might deter a buyer from looking at your home such as: railroad tracks nearby, road noise, privacy, etc also need to be considered Our job is to cover all bases so we are prepared and as a seller you have no surprises.
Pricing is both an art and a science, and REALTORS® spend their careers refining and mastering it. Even a small price difference just one dollar outside a buyer’s search parameters can exclude your home from their results. Small adjustments can have a big impact on your home’s exposure, and it’s our job to guide you in choosing the perfect price. This is where the expertise of your REALTOR® truly makes a difference.
It’s Showtime! Prepare for showings like a Pro!
Clear clutter, then clear it again! This is so important! Remove small appliances from kitchen counters and keep surfaces throughout the home clear and clean!
Organize closets Storage space is a selling point. If you can, organize cabinets and drawers too!
Store larger pieces of furniture that you don’t absolutely need.
Remove large family photos so your home shows as neutrally as possible.
Leave lights on to make your home bright and inviting. Open curtains too- natural light is important!
Keep your home in Showing conditionmake the beds, keep the kitchen and bathroom clean, take out garbage and recycling, ensure valuables are safe
Neutralize odours. Make sure pet smells are removed, carpets are clean and last night’s dinner isn’t lingering in the air
Remove valuables including cash, jewellery, personal items that can’t be replaced, ID and medication.
Make as many repairs as possible. Fix dinged up trim, leaky faucets and broken window screens, replace cracked window panes and burned-out light bulbs
Enhance your curb appeal - cut the lawn, weed the garden and prune shrubs, a pop of colour or some greenery in a planter on the front porch goes a long way.
Leave while your home is being shown Buyers may not feel comfortable asking questions or opening closets and cupboards when you’re home.
Be flexible with showing times Most showings will happen after regular work hours in the evening or on weekends.
Run a diffuser or or have a mild scented candle lit before showings to have the home smell clean and inviting.
Playing some soft music is also proven to make buyers feel comfortable when walking through the home.
Ensure the home is clean and tidy. Buyers may not notice if your house is spotless, but they will definitely notice if it’s not
Remember you only have chance to make a
NegotiateLikeaPro
Anofferisin-howexciting!Inmostcases,yourhome’slistpricewon’tbethesellingprice.Nowisthe timeforyourRealtor®tousetheirnegotiatingexpertiseinordertogetyouthebestpriceforyour home.Besidesagreeingtothefinalprice,herearesomethingsyoucandotohelptheprocess:
Separate emotions from the transaction. Don’t be offended by a low offer. Think of it as a conversation and starting point for negotiating. It’s not personal; it’s business. No one will force you to accept an offer you’re not happy with.
Don’t get stuck on one thing. Price isn’t the only factor to negotiate. You can also negotiate offer conditions, assets in the home, even closing dates. A strong deposit can speak volumes depending on the market as well.
When you come to an agreement on price, the buyer will provide a deposit which will be held in trust until closing. An offer may have conditions which have a set time for removal and usually include things such as inspections or financing. Once conditions are fulfilled, the buyer signs a waiver and the deal is firm- meaning officially sold! - Congratulations!
Strategy Matters!
It’s impossible to list every element involved in working with a buyer’s offer, but this is the moment in the journey where you'll learn the most and can be the most exciting! We thrive on guiding you through this process, step by step, with the utmost care and attention.
The Bottom Line
Congratulations, your home is sold!
Don’t forget to consider closing costs when calculating the bottom line
Closing costs typically range from 1 5% to 4% of the purchase price, so it's advisable to budget within this range on average
Legal Fees - Lawyer’s fees vary, but most legal offices will have structured fees listed on their websites. We have several wonderful lawyers we can recommend as well.
Disbursements - These fees cover additional legal expenses such as registration fees, copies, couriers, and preparing document transfers. Sometimes these are included in the legal fees.
Mortgage Fees - Find out from your mortgage provider if any costs will occur when transferring or releasing your mortgage.
Commissions - The seller is usually responsible for the commission fees to the Realtors ®, HST is payable on commissions.
Adjustments - Your lawyer will ensure any overpayments or monies owing will be paid for such things as mortgage interest, property taxes and utility charges.
Moving Costs - Be sure to include the costs to move, whether you’re paying a company or moving yourself (gas, rental vehicles, moving supplies, etc.)
Investment Property?- Don’t forget to speak to your accountant about fees associated with Capital Gains.
Breeze
1 2 3 4
MOVING CAN BE TOUGH.
Take the pain out of the process with these helpful tips.
Start Early - As soon as you’re ready to list your home, start sorting your belongings into Keep, Donate, Toss
Create a System - ensure that you pack the boxes by room to make it easier when moving. Write the room on the box in large letters and number them by Priority, things you will need right away (plates, utensils) could be labeled #1.
Pack a Suitcase - Pack everything you and your family would need as if you were going away for a weekend Keep this aside and bring with you Getting to a new house with a ton of boxes can be overwhelming, having your toiletries, phone chargers and a couple changes of clothes close by will help
Hire a reputable moving company! - Have labelled boxes close by doorways to make for a more efficient move. Or stack in garage. If moving on closing day, arrange movers for late morning. Having movers come at this time will avoid extra charges for time spent waiting for the lawyer to let you know the house has closed (usually early to mid afternoon).
Closing Day
This is the day when all of your belongings are cleared from the home, and the keys are given to the buyer once funds for the sale have been received by your lawyer
Usually a week before closing, your lawyer will meet with you to sign the paperwork You will also be informed of costs to cover things such as commissions, legal fees, disbursements and adjustments There may also be mortgage penalty fees, unpaid utility or property tax charges etc that will be settled up before closing day.
Be sure to cancel utilities and insurance on your old home and have them transferred to your new address Cancel service contracts for landscaping, pool cleaning, etc. unless you have discussed keeping them with the new owners. Let your contacts know of your change of address. Have your mail forwarded to your new address and don’t forget to notify work benefits and pension programs, government licensing etc.
Ensure that the home is clean and garbage is removed before you close the door for the last time Buyers will gain access to the home on day of closing from the lockbox we put on your door when we began the selling process Your lawyer will release the code once the funds have cleared on closing day We will arrange to remove the lockbox a couple days after closing,
BUYERS OF YOUR HOME
WILL NEED:
Mailbox location and keys
Garage code and openers
Alarm codes
Garbage/Recycle days
Extra keys (don't forget shed and garages)
Warranties/ manuals for any appliances or systems you have If there’s a pool, instructions for maintenance and supplies used
These things can be left on the counter for the new Buyers before you leave.
Stefanie is absolutely incredible! She knows so much about both the industry and the structure of the properties themselves She’s very professional and provides you with advice and support throughout the whole process We were closing our first home together and Stefanie was just days away from delivering her first baby and yet she still maintained communication up until we closed on our home - she is truly dedicated to her clients and job!!!.” - Melina Elia
