Confidential
Private Seller Presentation
Prepared for the purchasers of 1028 Periwinkle Crescent, Woodstock, Ontario. This document is a private review draft for the listing team. It is not a public property advertisement.
Prepared by: Tory Akene and Lakesha Motherstill
Brokerage: Real Broker Ontario Ltd., Brokerage
Status: Private review draft
Prepared: November 3, 2026
Our Shared Goal
Our shared goal is to find a financially qualified buyer, obtain the required builder approvals, and complete an assignment that helps limit further financial exposure.
An assignment transfers the original purchasers’ interest in their builder agreement to a new buyer. It does not automatically reduce the builder’s price, and it does not automatically release the original purchasers from responsibility. Every step depends on the builder’s written agreement and on documents reviewed by a lawyer.
This presentation sets out what we know, what we still need to confirm, and the decisions that will need to be made on time. Nothing here is a promise of a specific result.
The Property
Address
1028 Periwinkle Crescent, Woodstock, Ontario
Community
River & Sky, north Woodstock, Oxford County
Builder
Fernbrook Homes; River & Sky is a Fernbrook/Crystal Homes community. myriverandsky.ca
Lot / Model
Block 137, Unit 6 · Oasis End 2003, Elevation B
Confirmed Features
From the signed plans and specifications, and confirmed on the builder’s project website.
- Freehold ownership
- No condo fees or common-element fees
- End-unit, two-storey townhouse, not a street-corner lot
- Approximately 1,862 sq. ft.
- 3 bedrooms
- 2 full bathrooms plus a main-floor powder room
- Attached single-car garage
- Main-floor laundry
- Open kitchen, breakfast area and great room
- Primary bedroom with walk-in closet and ensuite
- Approximately 9-foot main-floor ceilings and 8-foot second-floor ceilings
- Granite kitchen counters and extended 36-inch upper cabinets
- Undermount stainless steel kitchen sink
- Unfinished basement
- Brick-and-stone front with siding accents
- Electric-vehicle charger rough-in in the garage
Signed Promotional Extras
- Laminate flooring on the ground and second floors, except tiled areas
- Natural oak staircase, including treads and risers
- Stainless steel fridge, range and dishwasher
- White washer and dryer
- Upgraded ensuite faucets and rain showerhead
- Three-piece basement bathroom rough-in
The planned finished interior is laminate, tile and natural oak stairs, not hardwood throughout. Promotional extras must still be confirmed as transferring to the assignee.
Still to confirm
- Driveway parking capacity
- Installed air conditioning; only a rough-in is confirmed
- Final selections and incentives that transfer
Items from other listings, such as parking capacity or air conditioning, have not been carried into this unit’s description unless confirmed from our own signed plans.
Location Overview
The community is off Oxford Road 17 in north Woodstock, with the Pittock Conservation Area, trails and Woodstock amenities in the surrounding area. Exact routes, travel times and assigned schools should be confirmed before they are used in marketing.
Authorized photos and renderings to be added from the builder’s plans
Only authorised photos, plans and renderings will be used. Any renderings will be clearly labelled as renderings, not photographs.
Purchase History and Timeline
| Original purchase | July 2023 |
|---|---|
| Signed schedules | July 17, 2023 |
| Builder signed the assignment amendment | July 24, 2023 |
| Original builder price | $864,900 |
| Scheduled deposits | $86,490 |
| Deposits actually received | Awaiting the builder’s ledger |
| Current firm closing date | November 25, 2026, subject to confirming no later notice |
Countdown to the current firm closing date
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Calculated in America/Toronto time as of today against November 25, 2026. An assignment must still be confirmed, approved and completed by the builder and by counsel within the remaining time. This countdown does not imply that is guaranteed possible.
The agreement requires an assignment request at least 60 days before firm closing. Status of compliance or any waiver: Lawyer confirmation required.
Comparative Market Analysis
The figures below are treated as a dated snapshot. Current status and full details should be verified before the page is shared. Repeated listings of the same home are counted once; a termination does not by itself prove why a property did not sell.
Sold (closest recent sold comparables)
| Address | Sold price | Last asking | DOM | Beds / Baths | Size | Parking | Notes |
|---|---|---|---|---|---|---|---|
| 842 Sobeski Avenue | $628,000 | $649,000 | Not verified | 4 / 3 | 2,000–2,500 sq. ft. category | 3 | Listing description states approximately 2,385 sq. ft., upgraded finishes and a corner configuration. |
| 920 Sobeski Avenue Prior listing history: Previous listing terminated at $665,000 | $630,000 | $649,000 | Not verified | 4 / 3 | 2,000+ sq. ft. category | 2 | None noted |
| 734 Khalsa Drive | $593,000 | $620,000 | Not verified | 4 / 3 | 2,000+ sq. ft. category | 3 | Check storeys and layout before treating this as a close match. |
Active
| Address | Asking price | Details |
|---|---|---|
| Same-street comparable listing | See linked listing | Active comparable on the same street; price and full details at the linked listing. |
| 1052 Periwinkle Crescent | $679,000 | New Fernbrook end unit; 1,845 sq. ft.; 3 beds, 2.5 baths; carpet-free; 2 total parking spaces. |
| 118 Huntingford Trail W | $650,000 | 4 beds, 3 baths, 2,000+ sq. ft. category; 2 parking spaces. |
| 908 Sobeski Avenue | $640,000 | 3 beds, 3 baths, 1,500+ sq. ft. category; 2 parking spaces. |
| 120 Huntingford Trail Prior listing history: Previous listing expired at $599,900 | $599,995 | 3 beds, 3 baths, 1,500+ sq. ft. category; 3 parking spaces. |
| 133 Cole Terrace | $599,999 | 4 beds, 3 baths, 1,500+ sq. ft. category; 3 parking spaces. |
| 132 Cole Terrace | $584,900 | 4 beds, 3 baths, 1,500+ sq. ft. category; 2 parking spaces. |
| 128 Cole Terrace Prior listing history: Previous listing terminated at $629,999 | $579,999 | 4 beds, 3 baths, 1,500+ sq. ft. category; 3 parking spaces. |
What This Comparison Shows
- 1052 Periwinkle Crescent is the closest physical match, but $679,000 is an asking price, not a sold value. Our unit is only approximately 17 sq. ft. larger.
- The larger homes sold around $628,000–$630,000, and cheaper active alternatives remain visible. Those create resistance to higher pricing.
- Buyers compare asking prices first. A higher asking price must be supported by a clear advantage, which is hard to establish with restricted exposure and limited time.
Local and Broader Market
September 2026 context from official CREA, TRREB and local association reports. Each figure shows its reporting month, geographic coverage and source, and was checked November 2026.
| Reporting month | Geographic coverage | Figure | Source | Checked |
|---|---|---|---|---|
| September 2026 | Woodstock, Ingersoll, Tillsonburg & Area (WITAAR) | 154 MLS home sales in September 2026, up about 4% from September 2025, the strongest September in five years | Oxford Today: "Home sales climb as buyers find plenty of choice across Woodstock, Ingersoll and Tillsonburg" | November 2026 |
| September 2026 | Woodstock, Ingersoll, Tillsonburg & Area (WITAAR) | 747 active residential listings at the end of September 2026, the highest for that month in more than a decade | Oxford Today: "Home sales climb as buyers find plenty of choice across Woodstock, Ingersoll and Tillsonburg" | November 2026 |
| September 2026 | Woodstock, Ingersoll, Tillsonburg & Area (WITAAR) | Dollar volume of $98 million in September 2026, up 3.4% year over year; market balance tilted slightly in favour of buyers | Oxford Today: "Home sales climb as buyers find plenty of choice across Woodstock, Ingersoll and Tillsonburg" | November 2026 |
| September 2026 | Woodstock, Ingersoll, Tillsonburg & Area (WITAAR) | Approximately 4.9 months of inventory at the end of September 2026, a balanced market with a slight edge to buyers | CREA Statistics: Woodstock-Ingersoll Board | November 2026 |
| September 2026 | Greater Toronto Area (TRREB) | 5,040 sales in September 2026, down 9% year over year; 26,131 active listings, down 9.3%; approximately 4.6 months of inventory on a 12-month basis | TRREB September 2026 Market Watch | November 2026 |
| September 2026 | Greater Toronto Area (TRREB) | Average price of $1,006,409, down 5.1% year over year; benchmark price of $917,600, down 4.7% year over year | TRREB September 2026 Market Watch | November 2026 |
| September 2026 | Ontario (OREA) | 13,340 residential sales in September 2026, down 8.3% year over year | OREA: CREA Statistics | November 2026 |
| September 2026 | Canada (CREA) | September 2026 sales down 2.3% month over month; national inventory about 4.9 months; national composite benchmark down 3.4% year over year | CREA: National Statistics | November 2026 |
Balance read: at roughly 4.9 months of inventory, this is a balanced market with a slight edge to buyers. CREA convention: below about 3.6 months leans towards sellers, above about 6.4 months leans towards buyers. The months-of-inventory figure is approximate and consistent with the September sales pace.
What This Means for You
- Buyers across the region have real choice right now, so price and presentation are what move a property.
- A balanced market with a slight edge to buyers means homes priced in line with their competition sell, and overpriced homes sit.
- The GTA market is also cooling and slimmer on listings, which can work in this home’s favour because value-seeking buyers are looking beyond the GTA.
- With a short, fixed closing timeline there is less room to wait for the market to move, so a pricing strategy that attracts action quickly matters.
Who Is Likely to Buy This Home
The most likely buyers are first-time buyers and young families priced out of the GTA and Hamilton corridor, looking for a brand-new end-unit townhome at a lower entry price. Some downsizers may want a new, low-maintenance home, and investors may see it as a lower-priced entry into a newer community.
These buyers tend to be price-sensitive, are often pre-approved, and frequently comparison-shop new builds against resale, which is why pricing against 1052 Periwinkle Crescent and the sold comparables matters. This is a buyer profile, not a guarantee of who will buy or at what price.
Pricing Strategy
Recommended assignment pricing range: $600,000 – $650,000
Tory and Lakesha propose an assignment pricing range of $600,000–$650,000.
The assignment recommendation reflects:
- The $679,000 same-street competitor
- Less time before closing
- Restricted exposure without public MLS marketing
- Builder approval and assignment requirements
- The need to give buyers a clear reason to choose our unit
$600,000–$650,000 is about $29,000–$79,000 below the competing $679,000 asking price. That is not described as a discount from proven market value: $679,000 is an asking price, not a sold value, and we do not assume the seller of 1052 Periwinkle has already taken ownership or has more time, which remains to be verified. To be candid, the upper end of the range sits above some larger recent sold comparables at about $628,000–$630,000 and may prove difficult, while the lower end is more clearly competitive. Nothing in this range is guaranteed.
Two Pricing Options
Option A
Around $599,900
Lower end of the proposed range. Purpose: make the opportunity stand out quickly through approved private outreach.
Pros
- Clearer price advantage
- May prompt more enquiries
- More competitive against alternatives
Cons
- Larger seller loss
- Buyers may still offer below asking
- Restricted exposure makes a bidding-war strategy unreliable
- No guarantee of multiple offers, builder approval or a timely sale
Option B
Around $649,900
Upper end of the proposed range. Purpose: test whether a buyer will pay more for this specific new end unit.
Pros
- Smaller loss if achieved
- More negotiating room
Cons
- Smaller advantage over 1052 Periwinkle
- Competition from homes selling at lower prices
- May take longer, with less time available
- A later reduction may leave too little time for approval and closing
Permitted Marketing
- No public MLS, social-media advertising, portals or public property pages without express written builder approval.
- Marketing only through lawyer-cleared private channels: direct calls to REALTORS® with matching buyers, direct outreach to suitable buyers in our databases, personal introductions and referrals, builder introductions, and a private information package shared with qualified prospects.
- Private groups and bulk email are not automatically permitted.
- We never share the sellers’ separation, budget or financial limits with buyers.
Interactive Assignment Budget
This calculator runs entirely in your browser. Adjust the effective sale price with the slider or by typing a value, then adjust deposits, fees and any additional costs. All inputs stay local to your session and are never sent to analytics or external services.
Inputs
Additional costs default to $0 and are clearly labelled “Not yet quantified”.
Estimated Result
- Price loss
- $214,900
- Commission incl. HST
- $33,052.50
- Other known fees incl. HST
- $13,390.50
- Total known selling costs
- $46,443
- Total estimated loss
- $261,343
- Less assumed deposits
- − $86,490
- Additional cash needed
- $174,853
- Additional cash per person (50/50)
- $87,426.50
At a sale price of
$600,000
- Price loss
- $264,900
- Commission incl. HST
- $30,510
- Other known fees incl. HST
- $13,390.50
- Total known selling costs
- $43,900.50
Additional cash needed
$222,310.50
Additional cash per person (50/50)
$111,155.25
At a sale price of
$625,000
- Price loss
- $239,900
- Commission incl. HST
- $31,781.25
- Other known fees incl. HST
- $13,390.50
- Total known selling costs
- $45,171.75
Additional cash needed
$198,581.75
Additional cash per person (50/50)
$99,290.88
At a sale price of
$650,000
- Price loss
- $214,900
- Commission incl. HST
- $33,052.50
- Other known fees incl. HST
- $13,390.50
- Total known selling costs
- $46,443
Additional cash needed
$174,853
Additional cash per person (50/50)
$87,426.50
Reference outputs at $600,000, $625,000 and $650,000 using the default assumptions above. The comparison cards update live as you change the inputs.
Not included in these figures
- Legal disbursements
- Unpaid extras
- Closing adjustments
- Incentive changes
- Rebate changes
- Assignment tax effects
Service-fee HST is not a complete calculation of assignment HST. Tax advice is needed.
Important notes
- A lower effective sale price does not change what the builder is owed unless the builder agrees.
- The lawyer must confirm the structure, lender acceptance and timing of any seller contribution.
- The 50/50 split is a planning assumption, not a legal determination. Deposit contributions may not have been equal.
- All inputs stay local to your session and are never sent to analytics or external services.
Working Together and Legal Next Steps
“We know this is not the outcome either of you hoped for. The shared goal is to understand the options, make decisions on time and reduce uncertainty around this property. Working together on documents, approvals and funding gives us the best chance of completing a workable solution.”
If the Purchase Does Not Close
Failing to close can create exposure beyond losing the deposit. Depending on the agreement and applicable law, the builder may seek termination, retain deposits, resell the property, and pursue recoverable losses, interest or costs.
These consequences are not automatic. Credit is not automatically damaged, and default will not necessarily cost more than this assignment. A claim or judgment may have further financial consequences, and the lawyer should explain the specific risks that apply.
Understanding the Position
- An assignment may not release the original buyers unless the builder expressly agrees.
- A private 50/50 arrangement does not necessarily limit either person’s liability to the builder.
- Any agreement on funding and splitting costs should be documented with legal advice.
- If the sellers cannot fund the shortfall, discuss extension, negotiated release or other builder arrangements with the lawyer promptly.
Checklist
- Confirm paid deposits
- Confirm assignment eligibility and deadline relief
- Confirm permitted marketing
- Confirm fees and transferring incentives
- Confirm both sellers’ instructions and available funds
- Approve pricing and the review date
- Confirm buyer financing, builder approval and any release
- Finalise legal and tax advice
Next Steps if You Are Ready to Move Forward
If you decide to move forward, here is a calm, practical order of steps to work through with your lawyer and with us. They are actions, not promises of a particular outcome.
- Confirm paid deposits with the builder's ledger
- Confirm assignment eligibility, the 60-day notice position, and any waiver or deadline relief with the lawyer
- Confirm permitted marketing channels with the lawyer and obtain any builder approval required
- Confirm which selections, extras and incentives transfer
- Both sellers to confirm their instructions and available funds, and document any cost-split agreement with legal advice
- Agree pricing and a short review date
- Qualify any interested buyer's financing and obtain builder approval of the assignee
- Finalise legal and tax advice before signing
Your listing agents are Tory Akene and Lakesha Motherstill of Real Broker Ontario Ltd., Brokerage. They will help you work through these steps with your lawyer. Nothing above guarantees financing, builder approval, or a sale.