Selling · Home value
Selling your current home to buy at Ellison Landing
Most Ellison Landing buyers already own a home, and the hardest part of buying new is the timing: when to list, how long it might take, and what you’ll walk away with. These tools and notes help you plan it.
- Sheet
- 11 / 17
- Updated
- September 2026
- By
- Sean Phillips, REALTOR®
Sell first, buy first, or both at once?
| Approach | How it works | Best when | Watch out for |
|---|---|---|---|
| Buy new, sell during the build | Sign for a Spring 2027 home and pay the deposit, then sell your current home to close near completion. | You can fund the deposit (10% is typical here) without selling. | Completion dates can move. Build in a cushion or negotiate a rent-back. |
| Sell first, then buy | Firm up your sale, then buy a move-in-ready home or resale. | You need your equity to buy, or you want certainty. | You may need to rent in between, or the home you wanted may be gone. |
| Buy subject to sale | Your offer depends on your home selling by a date. | The market is slow and the seller is flexible. | Developers often resist subject-to-sale terms; ask early. |
Whichever you choose, talk to your lender about bridge financing before you sign, so you know what’s possible if dates don’t line up.
Funding the deposit before you sell
A 10% deposit on a $1,465,000 home is $146,500, due at signing. Buyers typically fund it from savings, investments or a secured line of credit against their current home. Check with your lender whether a line of credit used for the deposit changes what you qualify for on the new mortgage, and keep the paperwork: your lender will want to see where every dollar of the down payment came from.
Protecting yourself when dates can move
Builder completion dates depend on weather, trades and inspections, and the disclosure statement will describe how and when the date can change. On your sale, protect yourself with a completion date that leaves a cushion, or negotiate a short rent-back so you can stay in your current home for a few weeks after it closes. Sean will line both contracts up side by side before you firm up either one.
Pricing in a slower market
With North Okanagan sale-to-list ratios at 94.3% in August 2026, overpricing costs time, and time is the one thing you can’t spare when a completion date is fixed. The most reliable approach is to price from recent sold comparables, not assessments or neighbours’ asking prices, and to launch with strong photos and a complete information package so the first two weeks count.
Seller tool
Sell-to-buy timeline planner
Work back from your Ellison Landing completion month to the dates you should prepare, list and firm up your sale.
Your timeline
For a mid-April 2027 completion with the defaults: start preparing around 1 November 2026, list around 1 December 2026, and aim to firm up by about 8 February 2027. Turn on JavaScript to plan your own dates.
Seller tool
Net proceeds estimator
What your current home could put toward Ellison Landing after costs.
Estimated net proceeds
Turn on JavaScript to estimate, or ask Sean for a written estimate based on recent sales near you.
Estimate only, not financial, legal or tax advice.
What the market says about timing
In August 2026, North Okanagan sales were down 26.6% from a year earlier, active listings were down 8.5%, and homes sold for 94.3% of list price on average, against 96.2% a year before (AIR data). The single-family median was $754,000. In plain terms: buyers have choice, homes take longer to sell, and pricing right from day one matters more than it did.
That argues for listing earlier rather than later if you’re working toward a fixed completion date, and for being realistic about price. It also means you have more room to negotiate on the buying side. Full market snapshot.
Pre-listing checklist
- Get a price opinion based on recent sales, not assessments.
- Consider a pre-listing inspection so surprises don’t derail a sale near your completion date.
- Gather documents: property tax notice, utility costs, permits, warranties, and for strata homes the bylaws, minutes, depreciation report and Form B.
- Fix the small things: dripping taps, sticking doors, burnt-out bulbs, scuffed paint.
- Declutter and depersonalize before photos.
- Plan the photography for good light and season; in the Okanagan, spring and early summer photograph best.
- Know your numbers: mortgage payout, penalty and net proceeds.
- Match your dates: completion, possession and a rent-back or bridge plan if needed.
Thinking about resale value at Ellison Landing
If you’re buying new, think about the day you sell. Features that tend to hold appeal at Predator Ridge include single-level layouts, energy-efficient systems, lot privacy, and scarce frontage such as golf-front homesites. Vale’s billing as the final golf-front release is a scarcity factor worth weighing. A future buyer of your home will pay no GST, which can make a resale Ellison Landing home competitive against the developer’s next release.
Selling a home elsewhere at Predator Ridge? Sean’s Predator Ridge resale guide covers what buyers compare across neighbourhoods.
Questions? Call or text Sean. 778-363-0542 (cell) · 604-227-4810 (Info Hotline) · chaletsean@gmail.com
Questions? Call or text
Talk it through before you sign anything
Sean Phillips is a REALTOR® with Coldwell Banker Executives Realty in Vernon. He is not part of the developer’s sales team, so his job is to look after you: compare homesites and plans, read the disclosure statement with you, check the GST and transfer tax numbers, and weigh Ellison Landing against resale homes at Predator Ridge.
778-363-0542Sean’s direct cell · call or text
604-227-4810Info Hotline