Wednesday, January 30, 2013


What is it?

So buying a place that is at the City Center is logically more expensive.  The trend to live downtown within the City Core or at the edge of transit (suburbs) is desirable. 

Having the place on the beach  YUP   I get that.

The question I'm asking is simple...

Is Toronto a Growth City that is continuing to expand or are we into a retraction?  A wise gentleman Barry Lebow recently said; 
Here is a simple fact that escapes these writers, the journalists who live with their noses against the windows of life, looking in and being envious of that which they do not personally have - no matter how bad the economy, no matter how high the prices, no matter how outrageous the interest rates, houses will be sold! Period. The "why" escapes them and that is the yearning for a place of one's own, the yearning to have equity, to own versus rent and one of the major factors, our immigration. What is denied most citizens of the world? Rights, human rights and one of those is the right to own land, to own a home. The burning desire to own will outweigh the logic of all economists, journalists or others who analyze real estate like it is actually a rational market. Buying real estate is not rational, it is emotional. So let the gloom and doomers have their say, the public reaction to the market is still the only true barometer of where the market is going. 

The Canadian Business Magazine has a different perspective;

How Low will Prices Go? Investors are potentially more likely to sell when prices decline, which could ultimately flood the condo market with resale listings. With 240,000 more planned condo units yet to be built in the Toronto area, many are worried about a burgeoning supply-demand imbalance. Already, investors are backing away from the Toronto condo market

All those with strong disposable incomes who want that LARGE Modern Bungalow [into their retirement] cannot find [IT] in the City MUST move themselves to the suburbs and outlying communities.  In the last few years I have seen bungalow demand continue to increase and wheel chair accessibility become more common questions. People want large condo units in the city but maintenance and taxes are prohibitive, In addition to the price per square foot.

Propinquity exists because the house is beside or near something you want or need. 

What do you think?
Add your voice...

Can we go shopping?

Tuesday, January 29, 2013

RE/MAX forecasts 2013

RE/MAX adds a balanced perspective of the pulse of the Toronto and forecast 2013 to 2014.   Angus Reid Home Buying Trends Reports....  1100 prospective Purchaser responded...

The intangible factor in all these assumptions is the growing number of retiree's.

What will they do?  Condo - Fy?   Improve their existing property? Double down with higher mortgages and buy Bungalows?

What do you think?

David Pylyp

Monday, January 28, 2013

The Other 905'a

Elfie Hayes Mortgage Intelligence Oshawa
You started a life in Toronto;  your condo selection was based on Price and Proximity to your office.
Now we telecommute, Now you have a family.   New Land Transfer Taxes are punitive to second time buyers and your bang for the buck is higher in the 905's.

The OTHER 905's Eh,

Torontonians looking to escape the city for the suburbs often look west of the city to areas like Brampton, Mississauga,Oakville and Milton, but as some are finding out there is a land beyond Scarborough with much to offer buyers looking for a little more space and a smaller mortgage.

Comprised of 8 municipalities, DurhamRegion, with its population over 600,000, has long lagged behind the boom that started west of the city in the 1970’s, but with a commute from Pickering taking no longer than a compute from Mississauga many people, particularly first time buyers, are looking east.

For many cost is a deciding factor in the decision. With the average price in Halton Region hitting $561,559 in 2012 according to the Toronto Real Estate Board, Durham Region is much more affordable with an average cost of $338,991 in the same time period. Peel sat in the middle with an average sale price of $408,187. The difference between pricing of a typical first time buyer home is even greater with a townhome averaging $322,800, $310,400, and $202,300 for Halton, Peel and Durham respectively. That over $100,000 difference between East and West!

Growth potential is another reason buyers are considering the area. With new home projects throughout the region, the 407 extension planned to cross the region in two phases and burgeoning  University in Oshawa the region is improving rapidly. Whitby for example saw a 34.37 increase in sales in 2012 year over year according to TREB Market Watch while sales in Clarington (comprised of Bowmanville, Newcastle, and Courtice) were up nearly 24%.  And this at a time where the Toronto Real Estate Board total sales only inched by barely 1%!

Quality of life is another factor many buyers consider. While still a commutable distance to Toronto,  Durham Region in general offers a slightly quieter life with more green space, less traffic, and less developed land. While far from being the middle of nowhere (The Oshawa Census Metropolitan Area is one of the larger in Canada) it does offer some space to breathe. This is partly to do with its population density which is less than half that of Halton’s and a quarter that of Peel’s.

At the end of the day Durham has a ways to go playing catch up with its rivals to the West, but for the first time in many years it has started to become a real competitor and buyers have started to notice that the value, quality of life and potential of Durham Region make it a great place to call home. 

Mike Bouma is a second generation broker with with RE/MAX Ability in Oshawa, Canada. Visit Mike at for more information on <a href="">Oshawa real estate</a> 
Mike can be contacted directly at 905 434 5452

Are you ready to escape to the 905?

Monday, January 21, 2013

Women's Prosperity Group - Toronto

Celebrate, Mastermind & Grow with WPG! Women’s Prosperity Group (WPG) is a true “Network” of extraordinary women who are committed to excellence in every area of their lives.  WPG is the community where you can “Be Real, Get Real and Achieve Real Results.”

You have the ability and knowledge to do better at work, get a promotion, plan for your future growth, retirement, gaining equity with investments,  stock market and buying a home on your own for long term asset growth and stability. 

Who are you?
Women who are creating and embracing life on their own terms.
Women with a commitment to excellence.
Women with drive, passion and talent that they willingly share with others.
If you want to create and develop lasting and trusted relationships, in an environment of mutual respect, trust and support, that allows your inner brilliance to shine, you’ve come to the right place!

Check out the wonderful opportunities we have created both online and offline for you to connect, grow and prosper with the most inspired and focused women making a difference in today’s world.

Romy Alegria Mobile Mortgage Specialist is hosted an open Forum for women to network, make friends socially and improve their financial position through being informed and up to date about investing and gaining equity through property ownership.

The Meeting is held Saturday Mornings during March at 11 AM till 12:30
PM on the second floor of the TD Bank 443 Queen Street, Toronto.  Parking is street level with parking meters at $3.00 per hour.  Elevators to Second Floor.
TD Canada Trust Map / Directions   at QUEEN and SPADINA. Address: 443 QUEEN ST W TORONTO , ON M5V2B1

David Pylyp is an Accredited Senior Agent with RE/MAX Realty Specialists Inc., has established a new level of excellence in Real Estate through in-depth knowledge and a combined connection of services.

Our innovation is unlike any other; our creative thinking and determination separates us from 99%.  With these Videos we aim to bring you all the information available regarding the west Toronto Real Estate market.

The David Pylyp Real Estate Group at RE/MAX Specialists handle, every type of transaction from Toronto or Mississauga Homes, Condos and Investments properties.

Ways to empower women

One way to deploy the empowerment of women is through land rights. Land rights offer a key way to economically empower women, giving them the confidence they need to tacklegender inequalities. Often, women in developing nations are legally restricted from their land on the sole basis of gender. Having a right to their land gives women a sort of bargaining power that they wouldn’t normally have, in turn; they gain the ability to assert themselves in various aspects of their life, both in and outside of the home.[4] Another way to provide women empowerment is to allocate responsibilities to them that normally belong to men. When women have economic empowerment, it is a way for others to see them as equal members of society. Through this, they achieve more self-respect and confidence by their contributions to their communities. Simply including women as a part of a community can have sweeping positive effects. In a study conducted by Bina Agarwal, women were given a place in a forest conservation group. Not only did this drive up the efficiency of the group, but the women gained incredible self-esteem while others, including men, viewed them with more respect.[5] Participation, which can be seen and gained in a variety of ways, has been argued to be the most beneficial form of gender empowerment. Political participation, be it the ability to vote and voice opinions, or the ability to run for office with a fair chance of being elected, plays a huge role in the empowerment of peoples.[2] However, participation is not limited to the realm of politics. It can include participation in the household, in schools, and the ability to make choices for oneself. It can be said that these latter participations need to be achieved before one can move onto broader political participation.[6]When women have the agency to do what she wants, a higher equality between men and women is established. It is argued that Microcredit also offers a way to provide empowerment for women.[7] Governments, organizations, and individuals have caught hold of the lure of microfinance. They hope that lending money and credit allows women to function in business and society, which in turn empowers them to do more in their communities. One of the primary goals in the foundation of microfinance was women empowerment. Loans with low interest rates are given to women in developing communities in hopes that they can start a small business and provide for her family.[8] It should be said, however, that the success and efficiency of microcredit and microloans is controversial and constantly debated.[9]

Learn to Structure your Budget to be OUT of DEBT
Own Property to Gain Financial Stability and Freedom
Build future Equity
Make Life Long Friendships
Sign up Below for our Meeting Dates and address details

New Group Starting March 2013
Limited Capacity - No Cost to YOU to participate.

Friday, January 18, 2013

Buyers are so Happy they are being Injured

Veronica Thompson with Mortgage Alliance shared the newest marketing video with me. Absolutely had me howling with Laughter at the Happy Dances and Actual injuries that occur during the celebratory We Got approved for the Mortgage Happy Dance!

Veronica Thompson is a licensed Mortgage Broker providing First and Second Mortgages, Refinance approvals plus We can provide solutions to your money problems. Some of the issues we have dealt with are helping you create household budgets, consolidations and refinancing, smoothing out Credit Bureau errors and working with you over a period of 6 to 18 months to improve your credit score. Credit Repair Secrets 

There are many reasons why you need mortgage or credit assistance; we've heard most of them, so don't hesitate, give us a call 416-410-1150  or send me an email.

Veronica Thompson, a Mortgage Agent with Mortgage Alliance Accumetrix (License #12036) concentrating her efforts in the Toronto GTA that includes Mississauga, Brampton and Oakville.  Ask a question or Get Help Here.

Thursday, January 17, 2013

Price Match Policy

Full Service Brokerage
Overhead at the Bank Recently " We charge 2% for Currency Exchange to convert $US Dollars to Canadian Funds.  The discount to 1.5% applies on currency conversions in excess of $100,000.   That event / service can occur in one second. 

Our Group can provide 3 levels of service for your real estate transaction in the Toronto GTA. The Plus, Premium and Prestige Packages.  I would be pleased to explain them in person.  I will;

¨  Install a “For Sale” sign on the front of your property
¨  Provide a lockbox
¨  Prepare and process all data forms
¨  Have colour feature sheets prepared to highlight the unique qualities of your property
¨  Create “BUZZ” for your property by networking with other agents as soon as the property is listed - agent open house held in the first week of listing your property
¨  Send targeted emails to agents, past clients and potential buyers to generate interest about your property
¨  Hold public neighbourhood open house to generate public interest
¨  Feature your home on the Homes West Toronto
¨  Feature your property on the MLS (Multiple Listing Service)
¨  Feature your property on the RE/MAX website (

Especially for your home, I will do the following:

¨  Post and Syndicate Blogs about your property
¨  Take Digital Pictures for Loading to Toronto Real Estate Board
¨  Shoot additional property digital pictures for Slideshow upload
¨  Shoot Virtual Tour – Process, Render and upload to Video Sites
¨  Generate the QR code for your property
¨  Circulate your advertisement to online real estate sites
¨  Provide MLS data sheet with monthly payment, closing cost and financing calculators; income to qualify
¨  Initiate email follow up of agent prospect showings
¨  Maintain weekly reporting by email of marketing activities
¨  Report on local real estate competition changes
¨  Follow your lawful instructions
¨  The most critical stage  in your real estate transaction, the offer and its accompanying negotiations, I will personally represent you at the offer table and do my utmost to obtain the best possible price and terms for you by using my 22+ years of negotiating experience to your advantage.
¨  Ensure that the deposit accompanying your offer is certified and/or deposited into our Real Estate Trust Account within two banking days and help your lawyer where needed to expedite the sale.
¨  Assist where possible to ensure the timely completion of all conditions contained in your Agreement of Purchase and Sale.
¨  Ensure your Lawyer, Banker, Appraiser, Insurance Broker have necessary documents.
¨  PDF all documents for record keeping.

   I will attend with you at your real estate closing.

All this material and samples are available to you. Call for an appointment 416 233 9000

I am pleased to compare commission rates in writing, provided only that my competition  provide the same services that as I do.   My Price Match Policy will match any competitors  quote for services [ for identical or comparable services ] with any written quotation.

Saturday, January 12, 2013

Memories of My Dad

Do you have momentous of your Mom and Dad? I have a shaving brush that I saved... I remember watching him on Sunday mornings before worship. Yeah, when he was taller. What's your fond fall back?

Photo: Do you have momentous of your Mom and Dad?  I have a shaving brush that I saved...   I remember watching him on Sunday mornings before worship.  Yeah,  when he was taller.   What's your fond fall back?
What's your best memory?

When do you check on a Shut in?

We have all over - heard the conversations.     What will you do?

You talk at the Office Water cooler...

How many days will pass that your Mom and Dad NOT answer the phone before you go and see if they are ok?    How can you prepare for an unexpected event?

Accredited Seniors Agent course, in Toronto, Ontario, provided the tools, resources and experience to help you.

Call me 416 233 9000

Tuesday, January 8, 2013

The Acronym for 2013 is SEO - Search Engine Optimization

By now you have realized that the new Yellow Pages Directory is the Google browser search window for finding businesses and information.  So, to be found in the internet; you optimize your sites, videos and information.

Why would you pay other businesses to do your sites and videos and have them walk away with optimizing themselves on your dime.

It really doesn’t make sense unless you didn’t know that’s what happens.

If you own your own content and video; Google will reward you in optimizing your name or business. Your Brand.

If you don’t own your own content; Google will reward the business who did the work on your behalf.

Why do you do that; because it’s “cheaper”.

Now you know why your clients cannot find you on the first or second page in a Google search. So cheaper doesn’t help you, it hinders you.

Spend your money wisely. With over 100,000 views on his youtube channel, hire someone like David Pylyp who will give you back what you paid for.

$500 gets you a video that someone else will own,

$1200 gets you a video that you will own forever.

Do you really think it’s better to pay less for video content in your websites?

Research has multiple Touch Points

  • 90% of Toronto Homes searched online 
  • searches have grown 253% in last 4 years
  • Buyers are using LOCAL search terms
  • Mobile Technology connects online to offline
  • Youtube Satisfies Buyer Needs for Community and House info

Digital House Hunting is not a coming Phenom  Its already here!

Study Digital House Hunt 2013 01

Senior Housing Shoppers Turn to the Internet to Aid Their Research

  • 75% of senior home buyers go online to search for a home.
  • 39% of senior home buyers began their research online.
  • 30% of senior home buyers first learned about the home they eventually purchase online.
  • Senior home shoppers place high value on neighbourhood information & interactive maps.
  • Senior home shoppers also partake in these actions as part of their research after looking online.

Neighbourhood amenities are now measured with Walk Scores. The content you need is the  Hood Reports that provide neighbourhood details, GeoWarehouse Reports that show neighbourhood sales of similar homes, MPAC for Tax appeals and Assessments.  

Do you have a few questions?   Call me on 416 233 9000

Tuesday, January 1, 2013

When Did Real Estate become cheap?

1) Why do you buy real estate?

To Make Money

2) Why do you sell Real estate?

To Make Money

3) Why do I sell real estate?

To Make Money and provide for my family

My office is being repainted. A Number of bookshelves and display items were moved. One that resurfaced was my Listing Presentation Binder. You know; That Vinyl Bound three ring binder with all the plastic sleeves we took to your kitchen table, My History, My career in real estate, What my average sales percentages from asking price are, How many listings I expire unsold, why I am intimate with your community, why my company is well placed to service and handle your sale, Hard  copies of Advertising and Property Presentations. Stuff that Sellers should be asking a Listing Agent

I had worked on this book as a Presentation in progress as it spanned 10 years of experience and homes I had sold.

Amongst those sleeved papers were RECO rulings for other members crossing the line with Advertising, Non disclosures, Ethics Decisions and a Form that I signed with RE/MAX in 2000.  Yes.  13 years ago. The single page Agreement indicated that I would not advertise inducements to obtain business. That meant;

  • No Kick Backs for Furniture 
  • No $1,000 Gas Cards
  • No Ipads
  • No Cash Backs

This book has not been updated since 2006 when I moved to a Powerpoint Presentation for my Laptop, then updated again when I moved to the iPad.  I regularly receive calls from Sellers that want nothing to do with Marketing, Pricing, Presentation or Negotiation,  they just want the commission rate.  How much do you charge?

Buyers call and TELL ME! That unless I pay them 50% of the GROSS commission they will not purchase with me. I was recently told that [the buyers] are doing their own search and expecting the Listing Agent to cut his commission to make the deal happen.  The FOCUS should be on purchasing a property at a good value compared to the market conditions and recent sales, moving you from pre approval to a FIRM commitment to Finance and to prepare with you for your Statement of Adjustments and final closing.  You can look online for anything you like on my VOW but How will you know which house is a deal and which house is not? I provide the experience to interpret the data and help you move forward with confidence. 

Now we add some perspective. From another real estate source, we can glean that of 34,000 Licensed Real Estate Agents registered in Toronto worked on 80,000 transactions that happened in and around the GTA trading area. Of those registered 6,000 did not sell a home in 2012, while approximately 5,500 averaged one sale. The Author suggests that unless you are selling a minimum of 7- 12 units a year you are not necessarily earning enough to be a full time agent.

What promoted this post?   I received an offer to List for Free*

If the first opportunity to meet and represent your interests is attracted by a FIB, How will our future transaction progress? If the services I offer you have no value  How will I value the equity in your home?  When did selling a house become a BOGO, Two for One or Cash Back Offer? 

When did selling a House become cheap?

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