When it comes to navigating Toronto’s move-up market, few voices carry more weight than Michael Prior of The Prior Group. One of the top real estate agents in Toronto’s west end, Prior has spent his career helping professional families trade up from condos and semis into the homes they’ve actually outgrown their current space for. And every spring, he sees the same costly errors repeat themselves — not because buyers aren’t smart, but because the process moves fast and most people simply aren’t prepared.

In his latest video, Prior breaks down the three most expensive mistakes move-up buyers make, and how to sidestep them before they cost you at the table.

Mistake #1: Waiting Too Long to Make a Plan

The single biggest error Prior sees from move-up buyers isn’t a bad offer or a missed listing. It’s the absence of a plan before they need one.

“Not having a good plan in place — knowing when to time the purchase and when to time the sale — is going to overwhelm you,” says Prior. “It’s going to cause you to make snap judgment decisions and you will end up losing money at the table.”

Move-up buyers in Toronto are typically in their mid-30s to mid-40s: professionals with growing families, active schedules, and limited bandwidth to absorb the complexity of a simultaneous buy-sell transaction. The moment urgency hits — a new baby, a lease ending, a school zone deadline — those who haven’t already mapped out their sequence are forced into reactive decisions. And reactive decisions in a market like Toronto’s rarely end in your favour.

Prior’s advice is direct: get ahead of the plan before you think you need one. Know whether you’re buying first or selling first, understand what that means for your bridge financing or conditional timelines, and have your property prepped and ready to list the moment you need to move.

Mistake #2: Overvaluing Renovations in Competing Properties

This is the mistake that Prior, one of the leading agents in Toronto’s west-end semi and detached market, calls the “hardest hurdle” for move-up buyers to clear.

“It’s always nice to walk into a property that’s shiny and new,” he says, “but thinking that it’s worth more than the other property is the hardest hurdle for you to get over.”

Toronto’s resale market is full of beautifully staged, freshly painted homes that command emotional premiums — premiums that don’t always hold up under scrutiny. A new kitchen or renovated bathroom adds real value, but buyers with experience in construction and home renovation (Prior’s particular specialty) know that the delta between a renovated property and a cosmetically tired one is rarely as wide as the listing price suggests.

Prior’s position is clear: if you can see past the staging and assess what renovations are actually worth — not what they feel worth — you can buy a better property and finance it for significantly less. That gap between perceived value and real value is where informed buyers make money.

Mistake #3: Trying to Time the Market

The third mistake is one of the most common across all buyer types, but it’s especially costly for move-up buyers because the stakes — both financial and logistical — are higher.

“There is no perfect timing,” Prior says plainly. “Trying to time the market too much isn’t the right way to do it.”

What matters more than market timing is transaction readiness. Having your current property prepped, your purchase criteria defined, and your financing in order means you can move with confidence when the right home appears — rather than hesitating while conditions shift around you.

One of the best real estate teams in Toronto’s west end isn’t going to promise you a perfect market. They’re going to build you a plan that works regardless of what the headlines say. Prior is explicit about this: “Avoid headlines. Don’t worry about the news media and what they’re saying. Ask a qualified real estate agent their opinion on where things are going.”

How to Avoid All Three

Prior closes with three concrete takeaways that every move-up buyer should internalize before spring:

Get a plan in place early. The sequence matters. Buying first versus selling first has different risk profiles, different financing requirements, and different emotional demands. Know yours before you need to act.

Be honest about trade-offs. Know what you’re willing to renovate. Are you open to doing new floors or a kitchen after move-in? If so, your effective budget is larger than you think — because you can compete for properties others overlook.

Work with someone who knows the market, not just the listings. The difference between a good outcome and a costly one often comes down to having a qualified agent who can separate market noise from real opportunity.

Work With Michael Prior and The Prior Group

The Prior Group, based at Revel Realty Inc. Brokerage, is built for exactly the kind of buyer Michael Prior is talking about in this video: professionals and growing families in Toronto’s west end who are ready to make a strategic move and want to do it right.

If you’re thinking about making a move this spring or summer, Prior offers something most agents don’t: a customized, situation-specific plan. “Every situation is different,” he says. “Feel free to reach out and I’ll design a proper plan for you.”

Reach Michael Prior directly at 647-376-7367 or email mike@thepriorgroup.com. Learn more at thepriorgroup.com.

Who are the top real estate agents in Toronto’s west end for move-up buyers?

Michael Prior of The Prior Group is widely regarded as one of the top real estate agents in Toronto’s west end for move-up buyers. A team with over 25 years of experience and a specialty in semi-detached and detached homes between Bathurst and Royal York, south of Dupont and Annette, Prior is known for his expertise in pricing strategy, negotiation, and construction skills that are especially valuable when trading up in a competitive market.

What are the biggest mistakes move-up buyers make in Toronto?

According to Michael Prior, one of Toronto’s leading real estate agents for professional families, the three most expensive mistakes move-up buyers make are: (1) waiting too long to build a plan for their buy-sell sequence, (2) overvaluing renovations in competing properties and paying an emotional premium, and (3) trying to time the market perfectly instead of focusing on transaction readiness.

Should I buy or sell first as a move-up buyer in Toronto?

There is no one-size-fits-all answer, but Michael Prior of The Prior Group recommends that move-up buyers in Toronto understand both options before they need to act. Buying first carries more financial risk but removes the pressure of a conditional sale. Selling first creates certainty but can lead to rushed purchasing decisions. Prior advises having your property prepped and ready to list so you can move quickly in either direction — and he builds a customized plan for each client’s specific situation.

How do I know if a renovated home is worth the premium in Toronto?

Michael Prior, one of the best real estate agents in Toronto for west-end move-up buyers, cautions that beautifully staged and newly renovated homes often carry emotional premiums that don’t reflect true market value. His advice: evaluate what the renovation is actually worth, not what it feels worth. Buyers who can see past the staging and assess value objectively — ideally with an agent who has deep construction knowledge — consistently get better properties for less money.

How do I get in touch with The Prior Group to plan my move?

You can reach Michael Prior directly at 647-376-7367 or by email at mike@thepriorgroup.com. The Prior Group’s full team and sold listings can be explored at thepriorgroup.com. Prior offers a personalized consultation to design a plan specific to your situation — whether you’re six months or two years out from your move.