Virtual Reality is the new OPEN HOUSE

How are home's being sold in Today's Internet savvy market?

Searching online is ever evolving; Realtor's understand that a picture is worth a thousand words, a Video even more.  How so then does a Virtual Tour scale?  This truly gives you a better look at a property than ever before. You see what you want to see, unfiltered. 

There is a new team player that incorporates #Matterport 3D scans to display a home.  As reported by CNN these OPEN HOUSE tours can be watched at your convenience, on an ipad or with the newest VR Glasses. Don the glasses and you are instantly transported inside the home. My preference is for an iPad.  It is possible to load to a smartphone but the screens are smaller.

This camera can provide a 360 degree interior views of the home [actually include exterior and outdoor views.] You can climb the stairs or look down from the balcony to below. Ultimately a much richer experience for viewing than flat images, or the video slide shows with Ken Burns effect.

Each Camera location can create its own 360 degree image.  Floor plans and Tagginging are available.  Even Social Media Sharing to show off your home to your friends or peers.

Have a look at a few samples below; 




Condo suites are especially suitable for this 3D technology as they are often tenanted and access is limited.





If you have any questions for me or about the Matterport technology, or any other real estate related topic,  I invite you to call 647 218 2414 and we can have a conversation. 

David Pylyp 
RE/MAX realty specialists inc. Brokerage

Purchase a Private Seller

I recently received an email from a person who was going to buy through me a few years ago but then changed their mind. They sent me an email asking for some help. One of their kids bought a house in Oakville.

The deal is now firm, and wanted me to find out more about it. 

I sent her an email saying that his agent should have provided him with all the information. 

She let me know that it was a private sale and even the lawyer was wondering why the sellers wanted to sell so quickly. 

Guess they should have used an agent.

With no representation on either side, there is no one to hold accountable.

When you buy you can have;
Your deposit is insured when held by a real estate company.
A Home Verified Report of PAST insurance claims.
Purchase Ownership History
Do a Home Inspection
Home Systems Insurance is available for Appliances and Wiring / Plumbing
Ask about things Buried in the ground ( tanks or septic)
Ask About Wiring Knob and Tube
Are there any items contain in or on the property that will impact getting insurance or financing?
Has Anyone died in the home?
Was it ever used for Notorious Means?

Don't you ask?
I do.... everytime. At the offer in person.
Call me

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

Going To Traffic Court

I have spent a fair amount of time in Toronto Traffic court recently;
People who are facing charges hire licensed paralegals to get up and talk for 30 seconds. OK maybe a minute before they are cut off by the judge.

Lets examine that. You hired a paralegal to do what you have no experience doing, have never done before, because you don't know the law, and repercussions can be damaging financially to your financial position, insurance company and driving record.

This expense is easily $250 - $400 for that one or two minutes and you are not guaranteed anything.

Mr Data, Can you form a premise? It is possible to do everything right and still lose.    Picard

Yet with selling your own home and the size of that event; you want to stick a sign in your front lawn and invite strangers, hucksters, barter negotiators [take my boat as a down payment] ( I'll give you post dated cheques for the closing.... currently in litigation)

What is the FSBO's Logic?



The Buyer, with a professional buying agent, has a gauge of value, the ability to compare, examine all available properties in detail, the luxury to sit back and evaluate, discuss strategy and then prepare an offer.

It is now in the Sellers Hands.

It is not my job to explain things to you.  

Unaware Consumers are becoming an Endangered Species

The Endless path of opportunity

"I want to sell my rental property in Etobicoke Ontario. We’d like to find a great agent who won’t bait and switch us with over inflated estimates on what our property is worth or unrealistic time frames to sell it; just to get the listing."

So [insert client's name] sets out like they do in their hunt for any other product or service, digging online. Research.

A Google search for “Etobicoke real estate agent reviews”  provided 30 pages of results:

Not all are local Agents, but aggregators, lead sellers, directories and others who market their way into the keyword search online. Some are companies that just advertise listings.

In 2003

• We found Buyers with Ads in the paper
• Our daily Tear Sheets were organised into books by district and price.
• We were gatekeepers of the LISTING content.
• Yellow Page Advertising was effective.
• When Door knocking, more people were home and willing to open the door.
• Flyers had tangible penetration rates.
• Direct Mail was effective.

Smart consumers

The Web has birthed a new psychographic known as the Smart Consumer. These are people who dig deep into the data points, content, images, video, news and reviews – the things that drive decisions.  They are either effective in their analysis or paralyzed by the myriad choices. 

Five or even three years ago, you might write these folks off as “obsessed”, “power users” or even “NERDS”. Today, with more and better information available, they’re darn near everybody.

Do you look things up in the Yellow pages?

No,  Now You Google it .... Etobicoke Real Estate Agent Reviews

In 2013,
Will you find your clients online?

• Your Listings are on Realtor.ca or Your VOW* provides ALL Listings
• DO NOT CALL LIST
• 88% of Canadians are on Facebook
• 45% of Twitter Fans Follow Brands
• 96% of Home Shoppers begin their search online
• 8 Billion Videos are Viewed on You Tube Daily
• YouTube is the Second largest Search Engine [only to Google]
• Post Video Tours and Topical Content to get Viewers [and clients]
• Web 3.0 Provides interactive Content and immediate contact details

Lets start by making a plan for where you want to be. 

Call me at today  647 218 2414      

http://www.Facebook.com/dpylyp
http://www.Twitter.com/davidpylyp
http://www.SellinginToronto.ca
https://plus.google.com/u/0/109283965469179719942/about/





*VOW  Virtual Office Website   Map Based Listings of Every Listing in Toronto

Whats the Big Deal - I can Sell it Myself

With Internet, computer technology and apparently free advertising there should be a plethora of venues and opportunities to sell IT yourself.

You are saving VAST sums in commissions so you spent the savings on lavish colour brochures, a stunningly presented video about your residence, neighbourhood and amenities. Then added the RAW picture files as a pictorial online.

No...    Why Not?

Lets Examine a potential Transaction;

Remarks for Brokerages:  For All Appointments and Inquiries Contact:  The Home Owner directly at 647 218 2414 Email all offers to david@davidpylyp.com  Agents Welcome Commission Negotiable Via Seller-Use Form 202 -The Seller Has Reserved The Right To Sell The Property Themselves In The MLS ® Listing. 

CB Comm:$1 See Remarks  

Showing your house, is easy. I called and booked an appointment to show.  You agreed that IF we have an offer you are aware of Form 202 from the Toronto Real Estate Board. Sounds like you are Ready and Prepared.  I have a prospect in tow and hope you will not oversell your built in shelving and your son's woodworking project in the basement workshop. 

The Buyers likes your house; your asking price, IMHO is slightly optimistic but they are prepared to Negotiate. After showing a number of comparable properties we have a FIRST round offer. I need to present a Form 202 Prior to entering into a negotiation with you about the value of your home.

Now you feel my value is $1. The Buyer cannot add any expenses, surveys, inspection or taxes of the purchase, nor my commission to the Mortgage, as they generally are using their entire resources for their down payment. 

I need to continue with this Buyer through the counter offer (you didn't accept their initial offer) and explained you feel that your house is worth more [but the comparables do not support that conclusion.]

I do not want to argue LOGISTICS or Terminology or Timelines with you. No, you will not hold the deposit funds.  It is not my responsibility to explain your options to you. I represent my Buyer.
My Buyer clients often need support -- even hand holding -- during the buying and selling process. They need financial planning and approvals. They cannot call a website at night because they are having an anxiety about payments and budgets; Buyers remorse or second thoughts and detailed questions about what they already saw that's sold. It would be nice if they did, but they call me instead.

Websites are perfect for viewing homes for sale, but they however do not provide much in the way of service and are not the new, competing force in the marketplace. Interactive Web 3.0 sites have been around awhile and is here to stay. They have plenty of competition as they compete for consumer eyeballs.

The ability to find homes on the Internet is no longer impressive. Real estate experience and the ability to help buyers sort and filter data, to find and buy the right home for the best price is a valuable service that the Internet still cannot provide.

Updated Listing Kits are being assembled now. If you are considering Selling and you would like to examine one;  call and I will deliver this to you. Buyers receive a Satisfaction Guarantee.

416 233 9000 or 647 218 2414

People will do business with you if;

Why should people do business with you?

People will do business with you if;

They like you
They know you 
They trust you

So how do we deal with that?

Cold calls
Spam or Drip Emails
Junk Mail / Flyers

When you meet at an open house or event do you send a personal handwritten Thank you note? Confirm their appointments with a Text?  Or Do you work the room until you have shook every hand with a business card?

Have you asked ...  How is it that I can reach out to you? How can I help?

What we were was doing all those years ago canvassing, was known as cold calling, the unrefined art of slogging through a lists of names either over the telephone or in person in hopes of hitting on someone who might be interested in buying or selling. Interruption Marketing has changed.

I do not want to you to join the DO NOT CALL LIST and keep interrupting you at dinner or when you are putting the kids to bed or Knocking on your door; when you answer with the intercom because of security concerns.

Now, we need to embrace targeted, focused marketing with video.

Social Media has permitted us an opportunity to engage online and have a look at the marketplace for the goods and services we require. Connecting socially is not a metric about Kred or Klout.  Its about suggesting the best course of action for that person, not an extra venue to  blast about your products.

We are trying to fill that need by providing services that better meet your expectations.

How can I help you?  Tell me about it...

David Pylyp
416 233 9000

Accredited Senior Agent
RE/MAX Realty Specialists Inc., Brokerage


A Special Thank You to Scott Stratten  @UnMarketing for his engagement policies and lessons shared. Also to Gary Vaynerchuk @GaryVee and his insights with the Thank you Economy. It's the technology that blends Social Media with old world connections to the community.  We need to recognize and greet our customers by name.

Needed Immediately; Seekers and Dreamers

Seekers and Dreamers are required immediately for West Toronto houses. 

These houses are being overlooked by those that wish a house prepared for sale by Professional Pillow Fluffers.

If you are serious about rolling up your sleeves; picking through small cosmetic repairs, repainting and stripping dated wallpaper or involving yourself with major structural updates like wiring and plumbing, you could greatly increase your profits in the Etobicoke detached home market.

Trading Broadloom for Hardwood Flooring. Re - sanding Strip floors and planning the renovations yourself will save tens of thousands of dollars.

If you have custom dreams of rebuilding a kitchen, having that SPA style bathroom as an adult retreat, making the ultimate home theatre, building that treehouse for your kids in your own back yard for weekend camp outs;  then we only need to hear your dreams to start you on your personal house shopping adventure.

Specializing with Homes in West Toronto, Etobicoke and Mississauga,  please call....

David Pylyp
Accredited Senior Agent

416 233 9000

RE/MAX realty specialists Inc   Brokerage

Is living by the water in your future?

Windermere by the Lake ...Scant a few steps to Lake Ontario, your own access to the Gardiner Expressway at Windermere.  Your own exit when proceeding east into Toronto and immediately left onto Windermere Ave.

From downtown Toronto you would exit on south Kingsway, walking would bring you directly south of Bloor west Village; with all those restaurants and specialty shops along the shopping mile.

Located in south edge of Swansea; a quick search by postal code M6S 5A2  using  Hood Reports reveals the demographics that should interest you.  The Walk Score shows you what is nearby, http://www.walkscore.com/nearby/15-Windermere-Ave-Toronto-ON-Canada

Sales of condominium units in the last 90 day period;
One Bedroom Units sold between $ 274.0K and $305.0K
There are 5 available today as per this posting

Two bedroom units Only one sale at $345 with SE views.
There are 7 units available for sale at this time.

Maintenance Fees are within normal averages at $ 0.595 cents per square foot.

Floorplans and a PDF of last sale details are available; send an email or use the Dream Home Finder to tell me about your Must Haves 

Windermere by The Lake is ideally located on a triangle of land between the Historic Sunnyside Beach Area of Lake Ontario, Grenedier Pond and the verdant treescape of High Park. It is without question, the most truly remarkable and unique building site in Toornto.  To the North and west you're overlooking an established neighourhood of single family homes that have remained unchanged for years. The Condominium Tower is a souring, contemporary structure of glass and steel; Offering residents uncompromising views, spectacular amenities, superior design, airy balconies and finishes unequalled in its class.
This Landlmark building is firmly grounded by a collection of traditionally styled brick and stone townhouses and patio / terrace townhomes that create a charming streetscape reflective of the neighbourhood and surroundings.

What do you think of this location?   Would you like to live here? 
Tell me ....

http://www.SellinginToronto.ca

https://plus.google.com/u/0/109283965469179719942/about/

Have you missed the Bus?

Think you missed the market?  Are you concerned about prices?








If we are patient and methodical in our search and look thru everything that may be suitable; in your desired neighbourhood, we will find it.


Don't get caught up in the competition and drama of staged, perfumed houses with lipstick and fresh paint.


Consider your absolute must haves in your property purchase.


How close to the public school? Transit Needs? Shopping or other amenities.  Is it community and neighbourhood you crave?


Houses are like waiting for a bus...  Another one will be along shortly.


Sometimes waiting is hard,  but the success and joy of finding that perfect property is unmatched.


We have been helping families for 25 years in west Toronto. If you would like to talk to me you can call 416 233 9000 or my cell at 647 218 2414.


Lets find something perfect for you.




PS>  VOW [Virtual Office Website] to released shortly... Call for details





https://plus.google.com/u/0/109283965469179719942

Are you willing to pay more because of staging?

Photo Credit LastDetail.ca

In Toronto's competitive real estate market agents are recommending staging to get Buyers to pay the highest dollar for a property.  They stage and craft every detail, with a single goal.  Hold offers to create a frenzy. Possibly underprice to garner additional attention. Why?  To engage you emotionally with house.


"See! This is how it could be if you lived here."


So on the average sale of $650,000  in competition you might add on $50 - $75,000.


That is a lot of lipstick and paint that you can buy later.


Rather than mortgaging furniture and pillows that were rented;

• Lets look for a property that has been on the market a little longer.
• Suffers from Divorce or Financial Stress
• Visible deferred Maintenance Issues
• Mom or Dad has been moved out and it needs a facelift.
• Needs a bathroom or Kitchen remodel.
• You will be painting anyways
• You will find neglected and masked repairs.
• You will be making renovations.

Lets put your money to better use.  Buying you, your Dream Home within your budget and where you can have the mortgage paid off sooner.


That's what its really about..  Not conspiring to cost your more.


Ready to get started?  Call me...  David Pylyp on Google+

The Entire Toronto resale Database here!

Access the entire Toronto MLS resale system here;

Search according to price or property type or details the same way an agent would.