How we read a listing.

The sold-result audit

When a listing closes, the sold-result audit reconstructs how the sale actually executed — against its final asking price and against the time it spent on market. It appears on every listing once we confirm a close.

Where the numbers come from

A property’s sold price and sold date become public record once it closes. We confirm the close against the public realtor.ca record and read the realized price, the close date, and — where published — the brokerage and prior sales. Nothing here is modelled or estimated; the audit reports the transaction as it settled.

What we measure

• Vs list at sale — the sold price minus the final list price, in dollars and percent. A negative figure means the property sold under ask (the seller conceded); a positive figure means it sold over ask (buyers competed).
• Days on market at sale — calendar days from the list date to the close date. We count against the final listing; a re-listed property starts a fresh clock (see the silent-collapse note below).
• Price per square foot at sale — the sold price divided by living area, for cohort comparison against same-area, same-type sales.

How to read it

A sale well under ask after only a few days usually points to an aggressive list price meeting a buyer who knew it; a sale over ask points to genuine competition or a deliberately conservative list. The audit pairs the headline figure with cohort context — DOM and price-per-foot percentiles for the same area and property type — so a single number is never read in isolation.

One timing caveat

Occasionally an audit shows the close date and days-on-market before the sold price. The numeric price is drawn from public records shortly after a sale settles and is filled on a later pass — so a date without a price is a brief, transient state, not a missing figure.

The sold-result audit is not an appraisal or an automated valuation. It is the record of one realized transaction, read against its own asking price and its cohort.

The silent-collapse candidate

A silent-collapse candidate is a live listing whose price held flat for an extended stretch and then dropped — the earliest public sign that a deal fell through or a stale listing is re-entering negotiation.

Why the pattern matters

When a deal collapses or a listing expires, that outcome is not always reflected promptly in board status, so the conventional signals — a withdrawn flag, a sold record — can lag. A price that sat unchanged and then cut, by contrast, is visible immediately — which is why the flat-then-drop shape is often the first thing a buyer can act on.

How a listing is flagged

We track each listing’s price daily. A listing becomes a candidate when its price holds flat across an extended window — on the order of two weeks or more — and is then reduced. We flag the pattern; the exact cut amounts and dates appear in the price-history chart on the listing, available to members.

It is a candidate, not a verdict. A flat-then-cut listing may simply be a seller recalibrating to the market. The signal says “look here first,” and the price history tells you the rest of the story.