Expired & withdrawn listings · London & St. Thomas
Home Didn't Sell? Here's What a Relist Changes
A listing that expires isn't bad luck. There is almost always a reason, and it's usually one of three: the price, how many buyers saw the home, or how fast anyone answered them. Relisting with the same three things unchanged just gives the same result under a new MLS® number. This page is about finding which one it was, and changing it.
Two expired listings, then sold at 110% of asking
"After our home sat on the market for months with another agent and didn't sell, we decided to work with Andy Nagpal and his Guaranteed Home Sold team. Within days of listing, we had significantly more interest than before — and ultimately sold for over asking price!"
Seller client R
The listing history is public, so here it is in full.
Before: two listings with another brokerage
Relisted with Andy
Time on market
155 days across two listings, May to October 2024. Both expired.
More than 120 showings. A conditional sale at 55 days, across the December holidays, firm 8 days later.
Asking price
Between $599,900 and $719,000
$599,900
Price changes
6, including two increases of more than 10%
None
Result
Expired twice, unsold
Sold for $661,000: 110% of asking, $61,100 over
Two things in that history matter if your own listing just expired. First, buyers' agents read price history. A home that goes from $649,000 to $719,000 to $709,900, down to $599,900 and back up to $699,900 tells them the seller doesn't know their number yet, so they wait. Second, the first listing sat at $599,900 for 29 days and didn't sell. The price alone doesn't explain the result.
What changed was how many buyers walked through it. We marketed it heavily online, and it had more than 120 showings. When the offer came, I negotiated hard, and it sold for $61,100 over asking.
Figures from the public MLS® listing history. Shared with the seller's permission.
Why homes sit: the three usual causes
1. It was priced from the wrong comparable sales
Citywide averages are how homes get overpriced and sit, or underpriced and sell short. London and St. Thomas aren't single markets. They're a dozen pockets with their own buyers and their own pricing. A home priced against the wrong pocket's sales gets looked at and then passed over, and after a few weeks buyers stop looking.
2. It went onto the portals and waited
Being on the MLS® isn't the same as reaching the buyers who want your home. If nobody matched it to buyers already searching for your price, neighbourhood and bedroom count, it depended on those buyers happening to notice it.
3. Buyers couldn't get through
Buyers who can't reach an agent go and look at another house. Missed calls and slow replies to showing requests cost you viewings you never hear about.
What changes on a relist: the system behind the sign
This is how I work on every listing. On a relist, each part is aimed at the specific cause behind your first result.
Speed
Your listing never goes to voicemail.
Buyers who can't reach an agent go and look at another house. Every call about your home is answered, day or night, and every inquiry reaches me with the buyer's details attached.
Calls answered 24/7 by my AI phone assistant, which books showings and passes every detail to me.
Every inquiry is logged the moment it arrives, so no buyer's agent waits on a showing reply.
Ask me any time who has called or booked a showing on your home. It's all on record.
Demand
Before your sign goes up, I already know who's looking.
I track what active London and St. Thomas buyers are searching for: price, neighbourhood, bedrooms. The day your home is listed, it goes straight to the buyers it matches, not just onto a portal to wait.
A database of 3,300+ buyers with saved searches in the area.
Buyers who keep viewing homes like yours are flagged to me, so I call them rather than hoping they notice.
Before we set a price, I show you how many active buyers are searching for a home like yours.
Pricing
Priced from your street, not the city average.
City-wide averages are how homes get overpriced and sit, or underpriced and sold short. I price from recent sales in your own pocket, and re-read that pocket every week while you're selling or looking.
Sellers: a written price plan with the comparable sales behind it and the date we'll review it.
A weekly read on your pocket: new listings, price cuts, and what actually sold.
The relist itself
What happened last time. We go through your listing history, showing count, feedback and the offers you did or didn't get, and name the cause.
A written price plan from your pocket's recent sales, with a review date. If the price was right, we leave it and fix what wasn't.
A relaunch, not a re-upload. New presentation where it's needed, timing chosen for your pocket, and matching to buyers in my database from day one.
The Guaranteed Sale Program, on qualifying listings
Before your home is listed, we agree on two things in writing: the price you'll accept and the date you need to close. If the home doesn't sell on those terms, I buy it myself.* Whether a home that has already been on the market qualifies is set by the written program terms, and you get those before you sign anything. Ask me first, and I'll tell you before we discuss anything else. Terms and eligibility →
Frequently asked questions
In London and St. Thomas it's usually one of three things: the price was set from a citywide average instead of recent sales in your own pocket, the home didn't reach the buyers actively searching for that kind of property, or slow responses cost it showings. Your listing history, showing count and feedback will usually show which one it was.
It depends on the cause. If the price was out of line with recent sales in your pocket, lowering it is the fix, whoever your agent is. If the price was right but few of the right buyers saw the home, or calls went unanswered, a lower price just costs you money without fixing the problem.
Not while your listing agreement with another brokerage is still in force. You'd need it to expire or be properly ended first, so talk to your current brokerage about your options. This page and the Guaranteed Sale Program aren't intended to solicit sellers already under contract with another brokerage.
Don't count on it hiding anything. Agents can see a home's listing history, so buyers' agents will know it was listed before. That's why a relist has to come back noticeably different in price, presentation or how it reaches buyers, rather than just under a new MLS® number.
The program applies to qualifying listings. Whether a home that has already been on the market qualifies is set by the written program terms, which you receive before you sign anything. Ask before we go any further and you'll get a straight answer for your home.
If your home is still listed with another brokerage, please wait until that agreement has expired or been properly ended before getting in touch.
*Terms apply. Qualifying listings only. Not intended to solicit sellers already under contract with another brokerage. Limited-time offer; cannot be combined with other offers. Ask Andy for full written program details. Andy Nagpal, Broker, eXp Realty, Brokerage · 548 490 4577.