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How tightly are you defining the neighbourhood? In Toronto, crossing even the boundary you are using for comparison can mix very different buildings and buyer pools. I’d also separate genuinely comparable units by condition, layout and reserve clarity before looking at the gap between asking and...

I partly disagree with choosing 20% simply because this is Los Angeles. Contingency should follow unresolved scope, not the city name. If access panels, selective openings and records clarify the services before contract, 15% may be entirely sensible. If investigation has to wait until...

Before settling on a percentage, ask each contractor for a written exclusions list. Specifically: demolition and disposal, investigation openings, patching after electrical work, plumbing access, water-damaged substrate, permit-related revisions, temporary protection and final cleaning. A low...

That’s fair. My 4.5% comparison used the latest visible asking price against the recorded completed price, not the original ask. I was also mixing February closings with what I’m currently seeing among active listings. The neighbourhood samples are small, which probably explains why the citywide...

February gives a mixed signal, and my concern is that the timelines may not be directly comparable. We are deciding whether to bid now or wait for more spring inventory in Austin. In February 2025, well-presented detached homes appear to have taken about 109 days, projects were slower, and the...