Mike Cole

🏡 OPEN HOUSE — Sunday July 12th, 2–4 PM

📍 76 William Street, Brantford | $499,900

One property. Two units. Two driveways. Endless possibilities. 😊

76 William Street is one of those rare finds that works for just about everyone — and at $499,900, it deserves your full attention this Sunday.

Currently configured as a charming front-and-back duplex, this versatile bungalow sits on a corner lot in a quiet, character-filled Brantford neighbourhood and gives you options most properties simply don't. 💡

Here's what makes this one special:

🏠 Front unit — 1 bedroom with a welcoming front porch, impressive foyer with great ceiling height, spacious living room, massive primary bedroom, large kitchen, full bathroom, and private in-suite laundry

🏠 Rear unit — 2 bedrooms with a separate entrance, updated kitchen and bathroom, cozy porch, comfortable living area, and its own private laundry

🚗 Each unit has its own private driveway — because sharing one is overrated 😄

📐 Corner lot with warmth, charm, and character throughout

🔄 Easily converted back to a single-family home if that's your plan

Whether you're a first-time buyer looking to offset your mortgage with rental income, planning for multi-generational living, or an investor hunting a turn-key opportunity — this one checks the box. 📋

Come see it for yourself Sunday from 2 to 4. This is the kind of property that makes a lot of sense the moment you walk through the door. 😊

Listed by Sarah Pass, Coldwell Banker Homefront Realty.

Questions before the open house? DM me or call/text 📲 (519) 777-5935

Mike Cole
Sales Representative
Coldwell Banker Homefront Realty, Brokerage
📱: (519) 777-5935
📞: (519) 756-8120
📩: [email protected]

Are you waiving conditions to win? 😬

In a competitive market, it can feel like removing conditions from your offer is the only way to get the home you want. And sometimes buyers do what they feel they have to do.

But here's the tip — and it's an important one:

Understand exactly what you're giving up before you give it up.

A condition isn't just paperwork. It's protection. And the two most common ones buyers waive in the heat of the moment - the home inspection and the financing condition - are also the two that can cost you the most if things go sideways. 😅

Here's what those conditions actually do for you:

✅ A home inspection condition gives you the right to walk away if serious issues are found — before you're legally on the hook

✅ A financing condition protects you if your mortgage approval hits an unexpected snag between offer and closing

✅ Together they give you breathing room to make one of the biggest decisions of your life with actual information

Waiving them isn't always the wrong call. But it should always be a fully informed one, not a panicked one made at an offer table at 9pm. 😄

There are often creative ways to stay competitive without leaving yourself completely exposed. That's exactly the kind of conversation worth having before you're in the middle of a multiple offer situation.

Buying in Brantford, Paris, or Brant County? Let's talk strategy before the pressure hits. 😊

📲 Link in bio | DM me anytime

Mike Cole
Sales Representative
Coldwell Banker Homefront Realty, Brokerage
📱: (519) 777-5935
📞: (519) 756-8120
📩: [email protected]

One of the most common things I hear from homebuyers: "I had no idea you did all of that." 🏡

And honestly — why would you? Most people buy a home a handful of times in their life. The process isn't something most buyers have seen from the inside.

So I made a video breaking it all down. Here's what a buyer's agent actually does:

📋 Pre-search consultation — getting clear on your real priorities, budget, and timeline
🔍 Market filtering — days on market, price history, comparable sales, red flags
🏠 Showings — looking past the staging at what's actually in the home
📝 Offer strategy — structure, conditions, deposit, closing — not just a number
🤝 Negotiation — calm, strategic, and always in your corner
✅ Closing coordination — inspections, lawyers, documents, right to the key handoff

And the cost question I always get asked? In most cases, buyer representation costs you nothing out of pocket. The commission's typically paid by the seller.

Full breakdown's in my latest video — link in bio. 🎥

Thinking about buying in Brantford, Paris, or anywhere in Brant County? Let's have a conversation. 👇

📲 Mike Cole | REALTOR® | Coldwell Banker Homefront Realty
📞 (519) 777-5935
🌐 brantfordrealestatepro.com
📧 [email protected]