We host open houses to promote our listings to as many potential buyers as possible. It’s also an opportunity for some who are thinking about selling their home to meet and “interview" us to see how we market our listings to their fullest potential, and learn about our services.

Open houses are generally conducted on Saturdays and/or Sundays from 2-4 p.m. However, depending on the circumstances, we also may host weekday evening events from 5-7 p.m.

Each and every one of our open houses are conducted in a friendly and professional manner. However, it’s important to note that we do run a tight ship and we do keep a close eye on visitors. To this point, we follow the advice provided by Joe Richer, Registrar of the Real Estate Council of Ontario (RECO). He advises that it’s prudent to keep a log of all visitors who attend an open house. Most sellers feel more comfortable when they know who the strangers are that visited their home and that those with questionable motives are discouraged from entering.  With this protocol in place, we typically ask all visitors to show photo identification and complete a registration form which adds a level of security and comfort to the seller. We always explain why we are asking for identification and visitors can opt in or out (when signing the registration form) of receiving real estate information from us.

Some visitors refuse to provide photo identification. That is their right; however, it is also the seller’s right (via their salesperson) to refuse entry of anyone into their home who does not provide valid identification. We never like to turn anyone away and hope that all open house guests understand that we would do exactly the same thing if we hosted an open house to promote the sale of their home! Security and safety matters!

Interesting fact… I attended high school with a gal who was most unlikely to commit a crime. In 2006, and again in 2010, she and her husband were arrested and charged with theft. When police visited their GTA home they discovered over $500,000 in stolen goods, including items stolen from open houses! If you want to read the full story, let us know and we’ll send it to you.

As a rule of thumb, we generally allow two parties at a time into a home. This allows Dave and I to give our visitors our full attention. Therefore, visitors may encounter a sign at the door asking for your patience while we attend to other guests. We love to meet the neighbours (who may be just curious about home values), passers-by, potential buyers who have agents, and potential buyers who prefer to shop around by themselves.

Some kindly Do’s when you attend an open house.

*  please remove shoes

*  please provide photo ID for safety and security of the seller and the listing agent

*  please respect any requested Covid-19 protocols

*  please be prepared to be “softly” guided through the home

*  please be respectful to other guests

*  please ask us about the home and neighbourhood - we know the house and the hood!

Some kindly Don’ts

*  please comply with our (homeowner’s) house rules

*  please don’t take photos or videos without asking permission

*  please, keep your children with you, and don’t let them jump on beds or play with anything

*  please leave your pets at home

The Toronto Regional Real Estate Board has recently published its market report for March 2023. Let's take a closer look at some of the key metrics and our expert takeaways you need to know about:

The scheme typically involves a number of shady individuals who scour public records for properties that do not have a mortgage registered and may be listed for rent. Imposters, using stolen identification, pose as tenants in order to rent the home. From there, other imposters use the stolen identities of the homeowners to either mortgage the home or sell it.

If a home is sold, it is sold quickly and, according to CBC investigations, the money received from the sale is moved through fraudulent bank accounts and then out of the country in the form of cryptocurrency or gold bullion. The same is true for fraudulent mortgage money.

Imagine receiving a monthly mortgage statement in the mail for a home for which you had no mortgage, or learning that your home has been sold without your knowledge! Victims of title fraud lose the right to mortgage their own home or sell the home until they re-establish their title rights through the courts, which can be a lengthy and costly process.

“Title” is known as legal ownership of a property. Title insurance can help protect homeowners from fraudulent claims on their property and typically covers legal fees that would be required to restore the true homeowner’s legal title. Title insurance also protects buyers who unwittingly purchase a home that has been fraudulently sold to them. In this scenario, although the buyers would not be entitled to the property, they should get their money back.

As Realtors® it boggles our minds how these criminal schemes happen. It is certainly brazen. 

On a personal note, my daughter narrowly escaped a fraud scheme when she found a flat to lease in London, UK. An imposter, posing as the owner of the Air BnB flat, attempted to lease it using forged identification, utility bills and passports! The forged documents looked real except for one minor flaw that was noticed by my daughter’s UK boyfriend and was reported to authorities. This can be a very quick and lucrative scheme as the fraudsters bank first and last month’s rent from the unsuspecting tenant, leave the Air BNB and move on to their next target. The owner of the Air BNB and the duped tenant know nothing of the scheme until the tenant shows up to occupy the unit which is unavailable for rent. The tenant is out of pocket for quite a sum of money, may have insufficient cash to cover the deposit on a replacement rental, and could have nowhere to live.

We are not experts on any of the above, and can only advise our BLOG readers to be vigilant in protecting their identities; to talk to their real estate lawyers about title insurance and be cautious as landlords or as tenants.

Please feel free to reach out to us any time if you think that we can assist you in any way with your real estate goals.

It’s a new year and you may be thinking of a renovation or a refresh of your home. If you are considering selling and want to create an updated look without huge costs, a trending paint colour is a quick and simple option.

The right colour can make a big difference in your space. Tried-and-true white is still trending - I personally love Sherwin Williams “Origami White” and, preferring a monochromatic look, chose it for both my kitchen and walls in my condo. Soft greys are still trending - usually a safe choice and there are bolder colours trending in the top paint colours of 2023 such as Benjamin Moore’s “Raspberry Blush” or Sherwin William’s “Redend Point”. Would you go bold?

Courtesy of Benjamin Moore

Courtesy of Sherwin-Williams

I have to admit, if I discover a bold coloured wall in a client’s home we are about to list for sale, I ponder, “should it be painted more neutral?” However, recently we listed a home with burnt orange coloured walls that gave the room a rustic, New Mexico look - cactus and all - and it worked to set the mood of the room and is right on trend this year with earthy, more natural tones.

Let us know which colours you would choose. We are interested in discovering what home owners are choosing to do with your space - are you a follower of trends or do you boldly roll with your own inspirations. It  must be difficult for some to buck the trends when every designer and real estate agent tells you to “paint in neutral tones” to appeal to the masses.

Viva la Paint - it can be transformative and defines the spaces we live in - the choice is yours!

If you don’t wish to tackle painting yourself, we’d be happy to provide references for trusted professionals.

Please reach out to us for more information or assistance.

1)      Mississauga is rich in cultural diversity offering a wide range of neighbourhoods for all walks of life. No matter what stage of life you may be in, there’s something for everyone. You may chose to live by the water in trendy Port Credit or in upscale Lorne Park or near the bustling City Centre in a high rise condo like the iconic “Marilyns”.

2)      Location, Location, Location. Mississauga is home to Canada’s largest international airport, University of Toronto’s Mississauga campus, the Art Gallery of Mississauga, the Living Arts Centre and recreational parks such as the Riverwood Conservancy and Erindale Park.

3)      Home buyers in Mississauga enjoy the benefit of paying only the Provincial Land Transfer Tax without the addition expense of the matching Toronto Land Transfer Tax that is levied on those who choose to buy a home in Toronto.

4)      Mississauga’s close proximity to Toronto is a bonus for those who commute to downtown for work, to see the Maple Leafs,  the Raptors or the Argos compete, or attend major concerts in the big city.

5)      Square One Mall, in the City Centre, is a shopping mecca with anchor stores such a Hudson Bay, Walmart and Holt Renfrew; restaurants including two of our favs - MADO, a Turkish cafe (try the Turkish delight) and Reds Square One (try the cookies and the tarts); movie theatres, hair salons and more.

Mississauga is a great place to live with vibrant communities offering a wide selection of housing, shopping and schools.

Call us today to tour our new exclusive Mississauga listing at 3208 Cedartree Crescent! 

3208 Cedartree Crescent is nestled within the family friendly neighbourhood of Applewood Hills. Enjoy the 6 kilometre trail maintained year round or take the kids to the playground - both right behind the house. The home is also close (walking distance) to shopping at Creekside Crossing (Walmart, Costco), Mobilia, LA fitness, schools and a quick drive to premium malls (Square One, Sherway Gardens), Go Station, golf and international airport.

Book your tour and come see this renovated home boasting stunning views of landscaped grounds, pool and parkland.

Call 416-985-1486 (Nancy) or 416-894-4079 (Dave).

Now that we are in the midst of winter do you find yourself dreaming of summer? Are you considering purchasing a cottage or waterfront home? What do you like most? A secluded wooded lot? A sandy beach or a rocky shoreline like we see in the Muskokas?

We are fortunate to live in the GTA, where potential buyers have a variety of properties to choose from. The longest fresh water beach in the world lies just 1.5 hours north of Toronto boasting mostly sandy, shallow shores. The Muskokas, with stunning vistas within the Canadian Shield, are just 2.5 hours north of the city. Collingwood, just 1.5 hours north of Toronto is close to both water and the Blue Mountain ski hills.

The possibilities are endless and, waterfront, for many reasons, is a good investment. The benefits include improved air quality, gorgeous natural scenery, a more laid back life-style filled with serenity and improved mental and physical health aided by waterfront activities. We, personally, have enjoyed waterfront living for over 20 years and, speaking from our realtor’s perspective, we’ve seen the values of surrounding beachfront rise significantly over those years. 

Your initial considerations in looking for a recreational property may be your budget, how far how you want to drive to your vacation property and the type of property your prefer. We can help you figure out the rest.

There are many other things to consider. Places like Wasaga Beach and Collingwood offer city amenities such as city sewers and water, bike and ski trails, shops and services. The further up the Georgian Bay coastline towards Tiny Township and further up Highways 400 and 11 to the Muskokas, the properties tend to have wells and septic systems and you may have to drive for groceries.

No matter what your preferences are, this winter may be a good time to purchase waterfront property. Historically, sales tend to be slower in winter with fewer active buyers and less competition. We may see an even slower sales trend this year due to higher interest rates and costs of inflation. This leaves great opportunities for active buyers with purchasing power to snap up a waterfront home!

Although the number of listings are down, there are some great opportunities for you.

If you want to purchase a waterfront property give us a call and we’ll help you discover yours.

The Toronto Regional Real Estate Board has recently published its market report for January 2023. Let's take a closer look at some of the key metrics and our expert takeaways you need to know about:

As of January 1, 2023, two new government programs came into effect with the intent to cool the housing market and provide more affordable housing.

The first program is Toronto’s Vacant Home Tax which is an annual tax that will be levied on vacant residences. A property is considered vacant if it is not used as a principal residence, occupied by a permitted party or is left vacant for 6 months or more during the previous calendar year. Those residences subject to Vacant Home Tax will be taxed at a rate of 1% of the property’s 2022 Current Value Assessment (CVA).

The intent of the Vacant Home Tax is to increase the supply of housing by discouraging owners leaving any secondary residences that they own vacant, rather than leasing them. All residential property owners in Toronto will be required to declare the status of their property (s) annually, even if they live there. Residences should have received notice in the mail from Toronto revenue Services. The declaration must be submitted by February 2, 2023.

Will speculative real estate investors sell their vacant properties? In February 2021, the Toronto Regional Real Estate Board (TRREB) released a report in which 40% of investors surveyed indicated that a Vacant Home Tax would prompt them to sell their investment properties. However, we have seen a strengthening in the rental market and higher rents, which may encourage investors to hold onto their properties throughout 2023 and wait for sales market prices to regain strength. Therefore, there may not be an influx of homes or condos listed for sale, and rent prices may continue to increase due to lack of affordable inventory to purchase - not the results many had hoped for. Foreign investors may just absorb the tax costs as part of doing business and live with the Vacant Home Tax just as every Toronto home purchaser has learned to live with the Toronto Land Transfer Tax, which is paid in addition to the Ontario Land Transfer Tax, as part of closing costs associated with choosing to live in the city.

The second program is the Federal Prohibition on the Purchase of Residential Property by Non-Canadians Act. This legislation will restrict anyone who is not a Canadian citizen, permanent resident or foreign commercial business from purchasing a residential property for the next two years. This marks the start of the federal government’s attempt to cool speculative foreign purchasing that is believed to be responsible for driving up the housing prices across the country, particularly in larger cities like Toronto and Vancouver.

Restrictive measures have been utilized in the past with limited results. In April 2017, the Ontario government implemented the Ontario’s Fair Housing Plan (HFP), a comprehensive package which included measures intended to help more people find affordable homes, increase supply, protect buyers and renters and bring stability to the housing market. It included a 15% Non-Resident Speculation Tax (NRST) on the prices of homes in the Greater Golden Horseshoe (GGH) purchased by individuals who were not Canadian citizens, permanent residents of Canada or were foreign corporations. This was meant to discourage speculative purchasing by non-residents. The implementation of this plan did result in a reduction of foreign buyer purchases from approximately 5-10% in 2017 down to 1.8% by 2019, varying from region to region. In October 2022, the NRST increased to 25% to further discourage foreign buyers.

What overall impact did the FHP have on house sales and sales prices? TRREB postulated that the psychological effect associated with the FHP contributed to an 18% decline in home sales in 2017. There was, in fact, a flattening of home sales through 2017 with the average sale price for a home coming in at $750,000. However, that did not last long. The previous upward trend in prices returned in 2018 and accelerated during the pandemic in 2020, hitting an average peak price of approximately $1.2 million in early 2022. It took a huge turn of events such as the war in Ukraine, rising interest rates and inflation to stall the climb in prices. In December 2022, TRREB reported that the average home price was $1,079,000.

Given that the real estate market has already experienced a reduction in non-residential purchases, there may be very little further impact on the housing market as a whole. Also, we cannot lose sight of further implications that the Purchase of Residential Property by Non-Canadian Act may have on our overall economic wellbeing. The Canadian Real Estate Association (CREA) stated, “Parliamentarians that supported the introduction of these measures need to recognize they will have a detrimental impact of Canada’s reputation, labour market, economy and severely hinder our ability to attract global talent”.

These two new legislative measures may not significantly impact housing availability or affordability. Time will tell.

Recently on our blog, we covered strategic renovations that can improve your Toronto home sale. While cottages share many similarities with homes, there are several key distinctions pertaining to real estate. 

Where to Start When Selling Your Cottage 

Like selling a home, selling your cottage requires working with an experienced Realtor®. That being said, not all real estate professionals will have the same knowledge of cottages and the specialized markets they're bought and sold in. Therefore, you'll want to be diligent in finding the best possible professional for your sale.

From a real estate perspective, cottages in Ontario are highly unique. Not only do cottage properties differ greatly from traditional homes, but the market trends they follow can change at a hyper-local level based on the region or municipality.

In order to maximize your chances of a successful sale, you will want to work with a Realtor® who has tangible experience selling cottages in your area. 

Cottage Evaluations at a Glance

Determining whether or not your cottage may benefit from pre-market renovations begins with an in-depth evaluation of the property. 

During the evaluation stage, your Realtor® will consider the cottage itself, the surrounding property, and up-to-date buyer trends in the area. They’ll also factor in any laws or regulations that could restrict your ability to make modifications to the property. 

For instance, riparian rights, which determine a cottage owner’s ability to make additions or changes to the waterfront - such as building a dock, can vary dramatically depending on local laws. If you install an illegal dock thinking it will attract higher offers from buyers, you could waste upfront capital and even find yourself in hot water. 

Want to know what your cottage or vacation home is worth in today’s market? You can receive an in-depth market valuation for your cottage at the click of a mouse. Visit our home evaluations page to find out how. 

Looking to sell your current cottage and buy a larger or newer one? Check out these blog posts. 

• Is Now a Good Time to Buy a Cottage in Simcoe County?

• 6 Buyer Tips For Negotiating the Price of a Property

• What You Need to Know About Conditional Offers

When Renovate or Upgrade Your Cottage 

When it comes to purchasing a cottage, most potential buyers are thinking about next season. In their mind, they are already making plans to host friends, get out on the lake, and simply enjoy their private oasis. 

With this in mind, today's buyers are looking for a property that can meet their needs right away. And, for a number of buyers, this comes down to the size and age of the property. If your cottage is relatively new, has ample square footage, and can compete with other turn-key properties on the market, it could be worth making some strategic upgrades before selling.

Your Realtor® can help you determine the best path forward. If it will be worthwhile to make a few upgrades to the property, they can connect you to trusted local contractors to ensure the process goes smoothly. 

When to Sell Your Cottage As Is

Once again, determining which pre-listing renovations could help you sell your cottage for more money comes down to what buyers are looking for. In some cases, buyers will purchase smaller properties with the intention of tearing them down and building a bigger cottage in their place. 

For example, if your cottage is a modest-sized bungalow sitting on a spacious lot, there’s a strong chance that buyers will be interested in purchasing the property and tearing it down. If the most attractive element of your cottage is the land around it, making renovations before you sell could be an unnecessary use of your time and money. 

Key Takeaways

At the end of the day, every cottage is unique. Across Ontario, real estate trends pertaining to cottage properties can change at a hyper-local level. Like any property sale, it’s important to work with a knowledgeable expert who will help you achieve the best possible results. In this case, a Realtor® with specific experience selling vacation properties like cottages. 

Your Realtor® will perform an in-depth evaluation of your property to determine the most optimal path toward a profitable sale. Once your cottage is listed on the market, they’ll ensure you attract high-quality offers from distinguished buyers. When you begin receiving offers on your cottage, their unique negotiation skills will help you close on a top-dollar offer. 

Want to sell your cottage for top dollar on the market? As Realtors® with decades of experience working in Simcoe County, the GTA, and other cottage communities across the province, we can help! Give us a call at 416-985-1486 today!

For many homeowners in Toronto, retirement marks the best time to sell their longtime family home and transition to a smaller, more manageable space. One of the best parts of retiring in a diverse and vibrant metropolitan area like Greater Toronto is that downsizing your home doesn't mean sacrificing your quality of life. 

What Makes a Great Retirement Neighbourhood?

Everyone has a different idea of what their perfect retirement neighbourhood looks like, and some communities will work better for you than others. That said, popular retirement neighbourhoods in the GTA typically share a few things in common: Good overall walkability (measured by a Walk Score), strong transit access (a high Transit Score), essential amenities within a short distance, and an abundance of quality housing for downsizers. Luckily, the GTA has plenty of amazing neighbourhoods that fit this mould. 

Refined Retirement Living 

An alternative to independent living, retirement condominiums offer a unique downsizing path. The GTA’s best retirement condominiums boast spacious suites or units, a myriad of on-site amenities, and above all else, a thriving social community composed of other downsizers who are at a similar stage in their life. 

One popular retirement condo is Hearthstone by the Bay. Located along the Etobicoke lakeshore, Hearthstone provides residents with a unique, highly-convenient retirement lifestyle. They offer valuable services designed for seniors such as meals in the on-site restaurant, housekeeping, hair salon, pub, movie theatre, fitness programs, social programs and a private shuttle service to downtown. 

 Have you been out of the real estate market for a while? Explore these blog posts for a refresher on what you can expect from the buying and selling processes. 

Should You Work With a Realtor® When Buying a Pre-Construction Condo?

5 Steps to Prepare for Your Home Purchase

What You Need to Know About Conditional Offers

Our Top Neighbourhoods For Retirees

Mimico 

While Mimico makes an amazing community for residents of all ages, it is particularly well-suited to retirees. Nestled on the waterfront away from the noise of downtown, Mimico is perfect for retirees who appreciate spending time outdoors. The neighbourhood’s countless parks, outdoor trails, and green spaces provide plenty of opportunities for outdoor recreation. Despite being outside of the city centre, Mimico residents still have easy access to downtown via transit. As a quickly modernizing area, Mimico has lots of housing options for retirees, including independent condominiums and townhouses, as well as designated retirement properties. 

High Park

High Park has long been one of Toronto’s most desirable neighbourhoods, and for a good reason. Home to the city’s largest park, the community is scenic, tranquil, and a great fit for retirees with an affinity for outdoor recreation. With a remarkable transit score of 94, the neighbourhood is also great for retirees who want fast and easy access to downtown and other parts of the city. In recent years modern condominium developments have become increasingly prominent in High Park, offering even more housing options for retirees and downsizers. 

 With rising interest rates greatly impacting buyer financing in today’s market, it’s important to understand your mortgage inside and out. Have a look at these blog posts to learn more. 

• What’s the Normal Term of a Mortgage in the Toronto Area?

• A Guide to Mortgages if You’re Self Employed

• When is a Good Time to Refinance?

Swansea Village 

Located across from High Park, Swansea Village is a uniquely charming neighbourhood popular with retirees. Despite its quaint small-town ambience, Swansea Village is overflowing with amenities. The locals - affectionately called “villagers'' love the neighbourhood's high-convenience lifestyle and reliable transit access. Like Mimico, Swansea Village offers all the perks of waterfront living. Along the shores of Lake Ontario, a variety of modern condo developments offer incredible views of the skyline and High Park. 

Bloor West 

Bloor West is not just a sought-after residential community but also a popular destination for visitors and tourists. Best known for its charming local shopping district,  Bloor West’s countless boutique shops, independent bakeries, butchers, fruit stands, cafes, and grocers make the neighbourhood one of the most walkable areas in all of Toronto. Served by two TTC subway stations, Bloor West has remarkable transit access. For retirees looking to embrace a car-free lifestyle, this is the perfect neighbourhood to do that. 

Looking to sell your family home and downsize? As local Realtors® with decades of experience, we can help! Give us a call at 416-985-1486 today! 

The Toronto Regional Real Estate Board has recently published its market report for December 2022. Let's take a closer look at some of the key metrics and our expert takeaways you need to know about: