Two houses on the same South Etobicoke street can look almost identical in a database and be worth very different money to a buyer.

A private drive instead of a mutual one. A rail corridor behind the yard instead of a neighbour’s. Thirty feet of frontage instead of twenty-five. A basement with real ceiling height and a separate entrance. In Long Branch, for example, whether a larger lot may have severance or redevelopment potential.

Some important differences don’t show up clearly in the basic property record. MPAC’s recorded exterior square footage, for example, doesn’t include the basement, even when the lower level is finished and adds meaningful usable space.

An automated estimate may see some of these details. Even then, what it can’t reliably judge is how much they matter to a buyer today.

That’s why I look at your home the way a buyer would, and the way a listing agent would. Not simply as a set of records.

For a neighbourhood example, see my guide to selling a home in Alderwood, including local market figures and the details that shape a useful comparison.

I’ve worked in Toronto real estate since 2009, with my focus on representing home sellers.

In December 2025, I sold a detached home in Alderwood for the highest price on its street, ahead of two homes that had more to offer on paper.

Yang Yang, Broker
HomeLife Frontier Realty Inc., Brokerage
(416) 568-8895

I’ll review the information and email you back, usually the same business day, with a realistic range and the recent sales behind it.

If you’d rather talk it through instead, call or text me at (416) 568-8895.