When the Average Sale at $1.0MM What do you get?

ONE MILLION DOLLARS 

The average sale of a detached home within the City of Toronto is now at One Million Dollars. Market Watch for June 2014 shows average sale at $943k.

Average selling prices varied across the Greater Toronto Area, depending on geography and home type. A detached home in the City of Toronto sold, on average, for $943,055. In the surrounding GTA regions, the average detached price was $648,439. The average price for condominium apartments was $401,809 in the City of Toronto and $307,307 in the surrounding regions.

That means that the home you bought for $500k only 10 or 12 years ago has doubled and you are able to sell to fill your family needs going forward.

You are also in your power earning years.
You are prepared to pay the Toronto Land Transfer Tax on this purchase.
Interest Rates at 3% Fixed for 5 years make this very comfortable 

We are all waiting for the retirees to finally sell!  BUT, they are making their homes more comfortable [especially when compared to retirement home costs.]  Housing Inventory (the number available for sale) has declined about 10% per year since 2005 forcing more competition among shoppers.

So let's have a quick look at what was sold in the last 45 days in west Toronto detached and semi detached houses. What was actually PAID in the last few weeks.

You do need to sign in to get this PDF  but we do have a No Stalking Rule. 
Millionaire Monday   What sold in the last 60 days WEST Toronto   Better Still...  Let's update #MillionaireMondays on Twitter. 

Now that you have decided to sell....  What will be buy?  

Toronto Market Observations May 2014

Toronto Summer 2014

Yes, sales are up, again, by a staggering 19% in Toronto! The average price of a detached home in the 416 is pushing a million dollars.



http://www.huffingtonpost.ca/2014/05/20/toronto-house-prices-soar_n_5359659.html?utm_hp_ref=canada-business

The number of detached homes sold last month were 1300 with a year over year appreciation of 13% in value.

[Flash back 4 years] http://youtu.be/mu269xorKBY   Same Media Perspective.

Sales in the 905 are selling 3 times as many for houses with 3,500 units but the individual price is averaging $645K.  Simply put, you are driving till you can afford it. 

Sales in tony neighbourhoods like Roncesvalles Village and Bloor West only numbered  57 and 91 units respectively fueling multiple offers approaching $966,000 as an average sale.

While the House Prices are up, Condo prices are flat with values that reflect 2009  pricing as more units become available.

Skyrocketing house prices are forcing more first-time buyers into condos, just to get a foothold in the housing market; only 53% of Toronto home buyers can afford detached houses.

Why is the number of average homes declining?

Seniors (Baby Boomers) are not selling but are instead IMPROVING and Renovating their homes for a long term ownership and are sitting on their real estate assets. This further constricts the supply.

http://www.theglobeandmail.com/news/british-columbia/boomers-sitting-on-163-billion-in-real-estate-holdings/article18770674/?cmpid=rss1

Rentals are also softening their prices with a vacancy rate of 1.5% but bare in mind 70% of Condos in Toronto are Owner Occupied. (MacLeans) 
http://www.macleans.ca/society/life/condo-hell/

There is a huge pool of singles, both young and old that live alone. Condos feed that need and lifestyle. Although sales numbers seem high, this market is in temporarily oversupply. In a few years time there will be fewer and the dynamic changes again.

If you would like to discuss what's happening in the Toronto Real Estate Market I invite you to add your comments here.

If you would like to buy or sell Give me a call.

647 218 2414
I answer my own phone

David Pylyp

Toronto Real Estate Forecast 2014

2014 will continue to see price increases and competition for detached homes in Toronto.

Last year the Toronto Real Estate Board sold 87,000 units. That's over 85,000 in 2012.
The average price of all types of Homes in Toronto was at $520 thousand. This is up a collective 9% year over year,  the average price of a detached house in the 416 is topping out at $864 thousand, and there are 5% fewer available for sale. This is going to cause 
more price increases, multiple offers and competition this year. The average price of a house in the 905 have moved itself to $627,000 dollars .



Many are opting to compete in the downtown Toronto core for rental properties,
There is currently a 1.4% vacancy factor in Toronto. People are downtown as families, not as expected as singles and retirees.

Seniors are staying in their homes longer by making them suitable to their long term occupancy. This adds to the lack of inventory that's available for sale.

Affordability is playing a huge factor in the housing market.

There is so much information available for you online. From Hood Data Reports by postal code, to finding out the house History with 

Verified Home Reports, to actually buying Condominium Insurance to guard against a Special Assessment.

You need someone to sift through all that data. Someone to help you interpret the numbers. If you have a sincere real estate challenge, a problem to deal with, give me a call. I've got 25 years of experience.
I available at 647 218 2414

https://plus.google.com/u/0/+DavidPylypToronto/posts

Cash Back on Closings

Some are now offering Cash Back on closings if you buy with Me. How can I spin this for you?

I know you love this house; Let's take a serious look at the wiring, get the roof inspected, Search the History, Make sure there is a Survey, Confirm your Commitment to Finance on this specific property making sure you can accommodate all the conditions / requirements.

Evaluate How many times this home has been listed. Search the Sales History for how many Price reductions / renewals have been posted to mask Days on Market. Search for similar homes in the same neighbourhood to help you understand the values. Prepare and Present your offer.  Have Offer Accepted.   Select a Lawyer. Deliver Documents.

Order a Home Verified Report.... 

Cash back on closing? Where does that come from?   You signed a Buyers Agency to be represented.   What if the commission offered to selling broker is ONE DOLLAR? Signing a Buyer's Agency means that I keep your secrets, ability and capacity to myself.  The duration of that Buyers Agency is very location and Duration Specific.

I knew you'd love this house... Do you want to go back out and come inside again?

Manufacturing Multiple Offer Senarios

Is it possible to create a situation guaranteed to create a multiple offer Bidding War?

The Toronto real estate market continues to inflame the talking heads screaming about the "end of times" and collapsing values.

Interest Rates will rise but are flat.  Rates have move from 2.5% Variables to Buyers selecting 3.15% five year terms. Has inventory [the number of detached homes in central Toronto] increased? New Buyers arrive every month both from job migration in Canada and those new to Canada. All this adds to the competitive mix.

When pricing a house we take into consideration; proximity to the subject property [your house] How recently the sale occurred, How many improvements and upgrades had been made to that home and ultimately demand for that property in Bloor west, Roncesvalles Village or will you live west and drive from the Kingsway or Markland Wood. See Comparable Market Evaluation.  Access to transit and community have moved up in importance compared to commuting times, gasoline prices and traffic.

So, If we price this property within 2% of where we expect the offers to conclude, and we select a price that is a rounded number [online shoppers are looking for $600 to $650; not $628 to $647,888.]  Do this and you have missed an entire buyer category that may have looked at you but you did not round up or down to catch both the upper and lower limits.  

Some are creating hype in the neighbourhood with POCKET LISTINGS, signs that tease with Coming Soon. This is all to attraction more drive by traffic before the event occurs. Now lets hold offers for 3 or four days prior to examining all the Bidders.  What if Others are making Bully Offers;  take me now. You may not get it later. 

Are the Buyers falling for this?  Or Do you as an informed consumer say; "That house is priced $100,000 below the last sale. I know there will be a bidding war and I will not go that far past their expectation" . I have also had and advocate the "There will be another house equally suitable."  

Some SELLERS have an expectation that sealed bids will somehow appear in their mailbox at 10:00 PM at night.  Drivers (REALTORS) will stealthily approach and drop their 11 page document with a Confirmation of Representation and You have seen my Offer and rejected it page. SERIOUSLY. Some doors no longer have a mail slot. This is simply not happening. Agents call and Register their offer with the Listing Brokerage.  Offers are presented (usually in person) in the order of registration.  Enough copies are on hand for acceptance and signatures. 

The agent has a responsibility to present all offers to you. You have the option of Signing back, rejecting or accepting the offer. Sometimes you have good offers on the table and your agent sends them all away for a final round [to top up your best bid] and no one returns.  Sometimes the appointed offer time arrives and passes, unanswered.

Can you create a Bidding War?   Although there may be multiple potential buyers for that property, each house is unique and may just not create that multiple offer scenario.  You are better off pricing the home properly for sale, than undervaluing your largest asset hoping for enthusiastic Buyers.  Most of all remember, Your home must pass inspection and appraisal post the sale and prior to closing.

Lets Talk 

Sold - I make it simple

The Dirty Dozen Reasons you still need me

The Newspapers and media are telling you, how things have changed, you can do everything by yourself and all the information is there...  on the internet

but....

1. I know where to look up what I need; If I don't know from experience.
2. I provide a needed buffer or filter between other agents and builder's agents for puffery and embellishment. I am your wingman.
3. Realtors have specific neighbourhood knowledge. I don't serve the entire GTA from Oshawa to Milton, nor would I dream of going with you to Peterborough. I work a radius of a half hour from 427 and the QEW.
4. Since, I work a smaller area, I generally have seen and know what has sold and for how much as a barometer of value.
5. This permits me to evaluate asking to sale prices based on improvements and square footage. Similarly, even Condominiums next door to each other can have vastly different values.
6. While I recommend an asking price and disclose my expectations of what a seller should expect on a final offer, the Seller decides their own asking price, as the Buyer TRIES their First Lowball Offer  I do not factor in memories and experiences.
7. We need to understand what market conditions exist that govern your asking prices and time for sale. Are we in a Buyer's or Seller's Market?
8. We are able to present or receive your offer without emotion; in a business like fashion. Too often, Buyers and Sellers are too emotionally vested in the unique improvements that they installed in the house. We will negotiate on your behalf.
9. The paper work required to protect you and disclose information to Buyers is getting longer and disclosure is required. We complete all the paperwork, even attending at inspections and the final closing with you.
10. We have working relationships with other service providers, inspectors, appraisers, accountants, lenders, lawyers, trades people for repairs and agents to find listings.
11. When Purchasing a Home Verified Reports are available for knowledge of previous Insurance Claims (IE flooding) 
12. When Selling a Home I can provide Transaction Insurance to guarantee a smooth closing without delay.

Realtors are freeing up the equity that has been locked in properties very often, for 20 or 30 years. While technology has changed our communication methods from mail, to phone, to fax, to email; the underlying function and responsibilities remain the same. Presentations are done iPad or Powerpoint but we need to listen to your needs, Identify the challenges you face and propose solutions.  If I can do that in your presence, face to face, or if need be on the phone, voice to voice,  then I have done my job well.

Or you can email or text me at 647.218.2414

Homes Closing Insurance

Mark Weisleder makes an excellent point in his recent email (August 26th, 2013) about the cascading effect of one purchaser's financing not coming through and the Seller's purchased another home and then could not close.

This follows on the heels of another conversation I had with Stan Gelman about a bank withdrawing the Financing because the house did not appraise for the agreed Selling Price.  We can debate the details, but a BANK issues a Commitment to Finance based on certain conditions being met; in this case appraisal was only one. Since the property did not appraise the Financing was withdrawn and a DOMINO effect ensued for NON closing transactions.

Due to the growing possibility of buyers being declined their financing at the last minute, sellers need some protection in the event their closing is delayed or cancelled and they are forced to carry 2 homes for an extended period of time.
One company that I have dealt with that provides this coverage is Canadian Home Shield. Their President, James Vlachos, who is an insurance broker, advises me that for as little as $99, sellers can purchase a $25,000 insurance policy that will cover all mortgage payments, real estate taxes, utilities and insurance premiums up to a total of $25,000 in the event that the deal does not close through no fault of the seller. I personally have had 2 seller clients recover over $9,000 in costs after a buyer failed to close their purchase agreement.
Buyers can also purchase breakdown insurance protection for their home systems and appliances. Since most real estate contracts provide that sellers only warrant their systems and appliances to the date of closing, this provides buyers with the opportunity to purchase additional insurance protection for a year after closing.
For further information, please see the attached website: 
http://www.canadianhomeshield.com/

http://www.thestar.com/business/personal_finance/2013/08/16/bridge_financing_can_ease_closing_day_stress.html 

The Agents in the transaction should not have waived the Condition for Financing UNTIL the appraisal had been completed.  However, within the logistics of the transaction, a Financing Waiver is prepared 5 days post the Acceptance and Acknowledgement [of a Deal being made]. This has no bearing on the closing date. I am not making excuses or blame, this is exactly how I would normally proceed with a transaction. 

With changing Home Values, spirited Bidding, Slipping Condo Values, Changing Credit qualifying Criteria  there is ever more need for vigilance on the part of Buyers and Sellers. I intend to meet that challenge with West Toronto Homes.

I will be including this Transaction Insurance in all future Listings as a part of my Bundle of Services. If you are buying all cash, none of this applies; it doesn't matter does it? 

Would you take this insurance?

Haggling 101

I know you know the value of an Experienced Real Estate Agent.
Thats why you're looking to work with a Professional.

But as you know, I've only got so much time in a day,
I'd have to rush through this job.

And to be honest, I don't like to rush
Because I like to deliver my best work.

If your budget is a problem, I can offer to do something else in that price point, but at this price for what you're asking,
I am unable to do it.

I hope you understand.

I only have room for 10 clients each month to ensure that I can do my best work for each and every client.

So contact me today to start the conversation. 

http://bit.Ly/CallDavid

Should everything be free?

We are here. READY.
You're the customer.
We strive not only for your happiness but for your long term success
Does this mean giving you everything for Free?
Not at all.

To make you happy in the long term; we need to survive in the short term, otherwise we're out of business, No one will be here to fill any of your needs.
  
I'm here to answer your questions and provide context.
What kind of ride are you on?

Holy Sh**! I would have paid that

When you are in a multiple offer situation and you are unclear of your direction;  here is some wonderful advice I recently absorbed.    

• Is you offer so good that the Buyer's will Say   Holy Sh**!
• Once you find out how much the house sold for, Is your response "Holy Sh**! I would have paid that!

In an effort to Aide transparency  RECO is amending and adding clauses to REBBA

 On April 18, 2013, the Minister of Consumer Services proposed new legislative amendments to the Real Estate and Business Brokers Act, 2002 (REBBA) through the Stronger Protection for Ontario Consumers Act. This proposed legislation would apply new rules for the real estate sector that would affect both REALTORS® and consumers.The proposed legislation consist of:

• Requiring real estate salespeople and brokers acting on behalf of a buyer to only present offers in writing

• Requiring the brokerage acting for the seller to retain copies of all written offers received, providing clarity for buyers and sellers

• Allowing home sellers and buyers to negotiate a combination of fees and commissions with a real estate professional, tailoring the cost with the services consumers want

For more information regarding the proposed amendments, please visit: http://news.ontario.ca/mcs/en/2013/04/strengthening-protection-for-home-buyers-and-sellers.html 

In a recent Multiple offer situation;  once we selected the final bid, I had  copies of the other offers to display to the BIDDER. There is nothing wrong with honesty and disclosure.

What do you think?

Will you write offers differently?

No wants to buy your house - You smoke

We only have a few cigarettes a day  -  now...
We're trying to quit...

Its his house, and he should be able to smoke....

Does the lingering smell of cigarette odors impact the dollar value of a home's sale price?

Is repainting and new broadloom enough to change the smell? 

What is your situation?

More than half of respondents — 56 per cent — said most buyers are less likely to purchase a home where people have smoked, and 27 per cent said most buyers are actually unwilling to buy a home where people have smoked.
In Canada, an estimated 15 per cent of homes have at least one regular smoker.
The study found that almost half, or 44 per cent of respondents, said smoking in the home affects resale value.
Of these, one in three said smoking in the home may lower the value by 10 to 19 per cent and a further one in three said it may lower the value by 20 to 29 per cent. http://www.cbc.ca/news/business/story/2013/04/16/business-smoking-housing.html?cmp=rss

As realtors we all have had properties with smokers;  I recommend  vinegar in pie plates placed around the property to suppress odors.  BUT they keep smoking...

How do you handle it?

David Pylyp

I answered your question... You didn't like my answer

It doesn't matter if you ask it differently...

What if you rephrased it this way...

The answers remain the same.

We need to qualify you for a mortgage...

They want to see your Notice of Assessments for the past 3 years....

Your deposit needs to be in your accounts 90 days prior to the house / condo purchase...

A house purchase should have a survey...  even if you have Title Insurance.

Your lawyer needs to read and obtain a Status Certificate...

A Power of Attorney will be questioned...

Photo ID is not negotiable  We need to comply with FINTRAC.  And NO we do not TAKE CASH because we would need to report you to Canada Revenue.

Not Declaring Rental Income is Evading Taxes...

Flipping properties without living there for a year [post registration] is a FLIP.  Its taxable.

Not everything you read on the internet is the truth....

But If you want some direct answers to some serious questions...  I can help you.   Not because I'm a KNOW IT ALL, but because I've been doing it for 25 years. If I don't know the answer, I will know where to look for a response.

 Call and ask your questions    416 233 9000

Have they finally Caused the Bubble?

The Toronto Real Estate Board released its February sales number to the glee of many in financial circles.  Sales Collapsed by 20%  SHOUT the headlines!

http://www.torontorealestateboard.com/market_news/market_watch/2013/mw1302.pdf

In the front page chart

Condo apartments
Month over month % change - 20%

This is in direct conflict with the chart immediately below that shows new listings at 11,052  down 12% from 2012.

YET Days on Market [DOM] increased to 28.... 28 days on market is a one month supply of homes for sale A Seller's Market FIRMLY continues [in the Toronto resale market] with multiple offers on detached and semi detached properties all around the GTA.   

Now, have a look at the chart above.  Detached home sales in the 416 numbered 749.  The 905 area code sold 2,025 homes in that same period.  A WHOPPING 3 times the number.  So, as the singles start families or find their BFF and want more space, they migrate from the glamour of the city core and find their own white picket fence. Is the Toronto Land Transfer Tax singularly to blame?  The average home price in Mississauga or Milton, Burlington is more appealing but now you need to go substantially further to save. Ajax and Oshawa are very appealing.

The most confusing is the BOM announcing 2.99% fixed for 5 year financing when typically the interest rates increase in spring to coincide with the RRSP and Tax Deadlines combined with mortgage demand for spring borrowings.  Simply Put, There are annual interest rate fluctuations to match Home Buyer demand.

This creates conflicting media messages that make Buyers Hesitate. Additional mortgage qualification tweeking has removed some buyers from the POTENTIAL PURCHASER pool, yet has effectively changed nothing. CMHC may not insure purchases in excess of a 25 year Amortization [AM] or Purchases in excess of ONE MILLION.  OK, but Genworth and MICC will gladly accept your insurance premium, funding with a first line financial institution and provide 30 year AM's.

I am more concerned about the announcement of continuing layoffs in a variety of business sectors combined with aged attrition in the workforce [retirees].  Part Time and Contract positions do not have the income and ability to qualify for mortgages.

If We are having a this conversation, this is good.

What do you want to do?



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http://www.SellinginToronto.ca
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Are you really my client or just a customer

When you call on a FOR SALE sign; that agent is under contract with the seller of that house.  Where did you get the idea that they own you anything when negotiating, or negotiating for you at all?

Here is a clear and concise explanation of Buyers Agency and Representation from RECO  [Real Estate Council of Ontario]


When working with an agent to show you Homes in Toronto, they have a clear obligation to show you all the homes that are suitable and in your price range. Will they skip some?   Sure.  Those that are listed 5 times and still over priced, grow houses, poor locational placement on the street, dis repair, deferred maintenance and problematic sellers.  Or do we WANT look at all 19,000 listings?

Ready to start your home search?

http://HomeswestToronto.tumblr.com/mobile

You can start here.

Toronto Condos Return Profit on Investment

Tell me again about the ACTUAL Rate of Return in Toronto condo and real estate market.  By leveraging your 20% or 30% down you can have a return on your entire portfolio value.

Where would you like to put your investment in the GTA's continuing real estate market? 

Just be careful what you buy...   http://www.buyinginToronto.ca  Get informed advice. 

Maybe you would like to conduct your own search. http://homeswesttoronto.tumblr.com/mobile

How can I help you?  416 233 9000

Sorry that you were misrepresented on that Rent to Own

Was it presented to you as a good deal? 

This Rent to Own program that gains favour from time to time.  I ranted about this extensively during the 2008 Credit Crisis when all the North American markets CLENCHED shut for about 6 months into January of 2009 when [Obama] the AMERICAN GOVERNMENT released the Bail out Money. People  will try to take advantage of others misfortune.

http://eleganthomesinwesttoronto.blogspot.ca/2008/09/lease-to-own-housing-plan-leaves.html

Those very same factors are in play right now in Ontario [the Toronto west GTA] with Tightening Credit Criteria from CHMC, shortened amortizations and stricter verification to qualify for a mortgage processes.

This program is especially appealing to those who have strong cash flow but less than stellar credit.   It has value in the fact that you can afford a "DEPOSIT" in addition to the First and Last Month's rent on the Rental, and Money will be added to your deposit on a monthly basis at $200 or $300 from the over inflated amount paid.  Well thats the way you planned it and understood it to be.

This contract usually has a fixed selling price for a future date or an OPTION to Purchase.  These must be clearly spelled out in the contract.  If the market adjusts; you need to have an out, but what about the payments you have already made, Will you get those back? WHO will finance an over priced purchased because you have a fixed closing date?

Risky Business
Toronto real estate lawyer Bob Aaron said all sellers take that risk, when they sign up for rent to own.
“There’s a fringe of investors all over the country who make money teaching courses and putting buyers and sellers together with rent to own,” said Aaron. “The biggest problem is: how do you get rid of a bum [tenant]?”
Real estate professionals said tenants also risk losing the money they put toward a purchase. http://www.cbc.ca/news/canada/british-columbia/story/2013/02/08/bc-renttoown.html
“There’s no accountability with this kind of system,” said Samantha Gale of the Mortgage Brokers Association of B.C. “You don’t have some kind of standards which are adhered to and you don’t have any kind of recourse.”Because operators like Burnett are not licensed or regulated, when deals go south, consumers have no recourse but to launch court battles.

The article points out potential pitfalls from the unsuccessful negotiation of a "deal".  I work with a Credit Repair Counsellor [Veronica Thompson] who is also a licensed Mortgage Broker to interview and help prospective purchasers secure a property.

If you are not dealing with the underlying issues that make you candidate for Rent to Own, a lack of financial records, low credit score,  poor job stability or divorce...   what makes you think that in 5 years your credit will be better to instantly qualify for a mortgage based on a future value.

Have you ever changed your mind after a few years?

What do you think?   Is rent to own your only option?

De-Clutter Organise and Re Purpose what you have

Getting more money for your home is possible. Would you like to know how?



Our Team of professionals can help you Organise and de-clutter to make your home feel larger.

By using your own furnishing we can re-purpose many things in your home to make it look warm, fresh and inviting. Would you like to know more?

Talk to your local Toronto real estate professional now.

David Pylyp Group
416 233 9000

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 websitewww.DavidPylyp.com

¨  Feature your property on the MLS (Multiple Listing Service)www.REALTOR.ca

¨  Feature your property on the RE/MAX website (www.remax.ca)

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

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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.

Research has multiple Touch Points

• 90% of Toronto Homes searched online 
• Google.ca 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