Visit your family home - for ever

The home buying and selling experience can be an emotional one. Family and friends play a valuable role in this experience, providing input and support. The ability to revisit a home after the process is complete can provide a value for years to come. David Pylyp knows this first-hand and has come up with an idea he uses which is likely to catch on.

Sentimental about selling her parents’ family home, something understandably dragged their feet on, Pylyp took a Matterport Virtual Tour of the home before handing it over to movers, still with all the family knickknacks and pictures in place. He and the family, anyone he cares to share with can now revisit their home any time they like.

Virtual OPEN HOUSE before any changes are made. Instant inventory of contents. 





You could effectively go back and see the intact property with all the Growth Lines on the door frame in the kitchen; that marked each birthday...  The Knick Knacks on the window sill with the checkered blinds would still be there.

We can do this for you, soon.   Book Now!

http://DigitalImagingToronto.com
http://HouseValuesToronto.ca

Can I show you 10 houses in 10 minutes?

What an incredible feat that would be!

It's possible!

If every listing was SCANNED with a Matterport 3D Tour like this;

They’ll quickly see that you are optimising their time, their most valuable commodity with a memorable brand experience.  

link to Full Virtual Tour 


#Matterport #Toronto 
#callme  647.218.2414

Toronto Home Buying Rebates

You found a house yourself online.
You picked an agent to show you that house based on the rebate offered.

You bought the house based on the rebate.  They showed you the house (never previously seen) and you bought it.

You didn't take the Home Verified Report nor the Home Buyers Insurance for appliances, wiring or plumbing.

How can I help you now?


Real Estate is about making the right decisions.

Call me 647 218 2414

feeDuck - No thanks

So many new business models think everything online is FREE.

 ..as an agent bidding on a potential listing, you have to pre-provide them with a credit card to charge their fee IMMEDIATELY upon winning the bid... BUT there's no guarantee the owner will list at a realistic price, and no guarantee they won't change their mind about the listing. The agent bids on a 'listing' but it's not a legal and binding MLS listing, just a form filled in by the potential seller. 

So let's recap

I don't know if your asking price is reasonable...
I don't know if you have more debt than house...
I don't know (yet) if you are the real owner...
I don't know how clean your house will be...
I don't know if you have PETS...
I don't know if you have done inspections...
I don't know how long it will take to sell...
I don't know if you will find the offer acceptable to take...
I don't know if you are buying another house... 

You want me to Attract Purchaser with;
Produce video...  Youtube and unbranded Versions
Take Hi Res Images...
Advertise and Promote Online and with Social Media
and pay for brochures in full colour.
Say abreast of legislation

When I earn money I also pay taxes.

You want me to share a standard Co operating Commission.

The Buyer ALSO wants a REBATE....


Two people cannot save the same commission. Yes, the barriers to Real Estate sales are easy.  They teach you to fill out a real estate form.  Working in Real Estate for 25 years provides experience and observation. 

Ask for References!   Ask if they have other employment.  Ask for Samples.

Having the right answers at the right time is the Value that I bring to Homes sales in West Toronto  A real estate transaction is about building trust; a relationship that is transparent, honest  and intuitive.

Call me 647 218 2414

How quick did you sell?

It was a dark and stormy night....

You locked your keys in the car. You are holding all your purchases.  It's raining. You called someone to open the car door.  Rescue Me!

You find a service that will do a late night call out to your location; it will take an hour to get there and find you.  You wait impatiently.

They showed up and fix your problem.  Why are you NOW pissed that their job was completed in just 10 minutes and they want $150 just for showing up?

How is the speed of the job related to value?

Often in real estate, when people are selling their Toronto homes [we are firmly in a Seller's Market] I meet with the Vendor's to discuss Selling, Staging, Presentation, Photography and the newest Digital Phenom; Video Marketing.

The sign goes up.

A bevy of people storm through the property.   We are holding offers for seven days.   The Kids are crated and SHIPPED off to granny's house for a week.

Offer night arrives and there are 3 interested parties, panting to Pitch their Clients as new owners.  I ask you to be patient as we interview each agent and ask?   Are they qualified to Buy? Have they been approved for a mortgage?  How Many homes have you seen?  Is this their final and best offer?

In reality everything comes down to Capacity, Ability and Intent to close on the transaction. Do we need to add Seller's Insurance?

Thats why we explain everything at the beginning of our relationship.

#callme
David Pylyp
647 218 2414

We all want visitors But we want the Phone to ring more!

You built websites, you populated blogs, you have attributed the photo's online with all the right keyword strategy, yet STILL the sign ins and Hits have dropped off. You study the Analytics, installed HOT spot observations, where are consumers looking on that page?

The back bone of your referral business has dried up...

What's happening?

Consumers, shoppers are no longer searching online and especially not for you.

They decide they are looking for a house, search out all the pertinent details about that neighbourhood and community, they search all the available listings; and then TALK WITH THEIR SPHERE OF INFLUENCE to gleen referrals from their friends and Social Media circle. Then they contact a realtor.  Agents are recommending agents they met in social media chatrooms...  Facebook Forums and Linked IN Topic rooms. I follow you on Twitter.

The people that are being recommended ....  Are they Good?  Experienced? Better than average agents?

Maybe, Maybe Not.

They are however being referred the business based on their likeability online. 

We all want to date the cheer leader....    but we need to be out belly to belly, meeting people so that in our sphere of influence, our circle will recommend us as the best suited to buy or sell that house.

You hand out Video reviews of your past success

Now you need to turn off that computer, and go meet people face to face.

If you need someone in Toronto ON Canada    Think of me.

Bathroom Oasis encourages Pillow Talk

Would you like a private spa right in your own home?   A well designed and executed shower with multiple nozzles and a Rain Head.  Marble counters with a double sink [stainless] and make up table built in.  Bench in the shower with storage for all those shampoos and conditioners.    Keep that clean look every day with large cut ceramic tile.

Spa Bathroom in Etobicoke 

Additional Bath Photo's 

Remarkable Stylin in Etobicoke 



True Masterpiece Of Quality And Design. Absolutely Stunning Custom Made Home,
Offers Over 3000 Sq Ft Living Space. This 4 Bedroom Contemporary Home Located In
Most Prestigious Street Of Etobicoke! Attention To Details With High Quality Finishes &
An Elegance Architecture,  Hardwood Floor, Fireplace with Stone Mantle over looks front Double Window, Marble Feature wall in Family Room with 100" FP, Marble and Wood Foyer and Hallway to draw guests to the Kitchen and great room, Hardwood staircase with wrought iron railing Kitchen with Ceramic backsplash, Halo Pot lighting, Is Superbly
Equipped, With Custom Cabinetry, Granite Counters and Island Oasis in your Master bedroom ensuite with spa like bathroom separate tub and shower plus heated floors.
All rear Facing window overlook a spacious back yard.

Would you like to go see?   I'm nearby.

Dave's your best friend when...

David Pylyp is your best friend;

• when you need pictures for that insurance claim
• when you are unsure if its a Landlord or Tenant Problem.
• when a condo corporation raises your Maintenance Fees.
• when your tenant won't MOVE.
• when your house won't SELL.
• when you don't want to live together anymore.
• when you want Value in your purchase.

You don't have to like me...  but do you need me.

Lead Gen will Get you page One Google Results

We are inundated with sales calls PUSHING the benefits of Lead Generation Sites. Guarantees of thousands of leads. Come hither! Some agents have abandoned their entire CONTENT MARKETING [you are the local expert] websites, blogging and videos for the promise of Leads. Yes, we all want leads.

Customers will look at your site if you have content. Google will find your site for your content. You will appear in the SERPs because of your content.

Web 1.0 was a business card online. Now it is interactive; Video embedded into a blog => directed to a landing page for your prospects to sign up or contact you. You promote your content on Social Media networks like Pinterest, Linked In, Twitter, Facebook and Google+.  A LOUD AND EFFECTIVE CALL TO ACTION

Without content; you will not be seen or found. 

A lead gen page does not rank for any real estate terms; It is merely a landing pages. Do not substitute all the great things about you and your unique selling proposition and special local flare, with a landing page that describes very little and offers a sign in.

SIGN IN FOR WHAT?

When you search yourself online (and prospects do) demonstrates your ability to market, be found and promote.  Use Google Alerts.

[yourname DOT com] needs to be fed and cultivated to bear fruit.  BLOG!  Create Video!  Post content about your community and then post links to that information on social media sites.  You will be rewarded.

Don't know how?    Find someone to TEACH you how to do it!   Then you will understand what you are hiring people to do for you.

Are you really buying? There is a risk -

The Toronto Real Estate market just seems to defying logic and continues to increase in price [and competition] for single family homes.  Taking the average sale price in the 905 [ ring of homes around the 416]   Land Transfer Tax Calculator net of First Time Buyer Rebates.

Average Sale Price in 905          $598,708
Ontario Land Transfer Tax              8,449
Toronto Land Transfer Tax              7,699
Inspection Legals      +/-                 2,500

Mitigating Factors;
You are impacted by two land transfer taxes PLUS the legal fees to close.   I am assuming that CMHC Hi Ratio fees do not apply ( unless you are media where everyone is buying with 5 % down)   Average Mortgage in Toronto is $270,000.

Buyers have been reduced by the Bank of Canada reducing recommended amortization terms to 25 years. You will be taking a five year fixed rate because that is prudent with all the rhetoric about increasing interest rates.

Selling after 4 years of ownership will incur the following expenses;

• Lawyer Fees      $ 1,600
• Mortgage Penalty at 3 months differential  $3,000
• Real Estate Fees   assumes 5% but we all negotiate  $30,000
• Irrespective of the property taxes and living expenses of heat, hydro, water, insurance repairs gardening, repairs and improvements....

The Toronto Real Estate market would need to gain just shy of 10% accumulated over the next 4 years JUST to BREAK EVEN.

Real Estate is something to buy and hold for decades; raise a family. Plant roots in a community, Join volunteer Groups and Community Watch.  Worship, have christenings and weddings.  Graduations.

I appreciate the benefits and concepts of home ownership and building equity.  I do not believe in Buying to Flip with our Expense and legal structure of ownership.

What do you think?  Ready to Buy a house?   You're staying put, Right?

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?



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

100 Most influential Realtors on Twitter

 Stefan Swanepoel published a list of 100 influential and interesting people within real estate. It’s an interesting list and got a few of us (myself included) a bunch more followers.

However, set aside for a minute that he missed a whole bunch of influential people (which he is already revising) the reality is that a lot of people on his list just aren’t that interesting (and many border on being twitter spammers).   If you’re a real estate professional new to twitter and you started following some of those people, I can only imagine twitter would start looking like a big wasteland of crappy tweets.

However, I think a list of influential people could be a really good thing, especially for people new to twitter…  I’ve had this idea for measuring “twitter influence” within a community, and Stefan’s project finally pushed me to build a prototype.   The idea is to measure, as objectively as possible, the influential people within a twitter community.  http://dustinluther.com/2009/09/50-most-influential-real-estate-people-on-twitterter/

So what is the criteria I asked myself;

• Google Page Ranking?
• Engagement?
• The Number of Social Media Events I attend? 

Although I have been published on Huffington Post, the CBC, and Tech Vibes  I haven't  made the list. Real estate sales is about people who do business with you, if they like, know and trust you. Post your reviews... be seen. Etobicoke - Toronto. The real deal with a real office in a virtual world of realtors.  Let me show you what I can do. Toronto / Etobicoke. 

http://www.Facebook.com/dpylyp

http://www.Twitter.com/davidpylyp

http://www.SellinginToronto.ca

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

Real Estate is Here BUT Buyers are Everywhere

In an effort to explain reach;  I found this beautiful globe that permits visitors to PIN their location.



This globe is available to you also, free of charge, to install into a wordpress sidebar or a page as HTML code.  http://www.revolvermaps.com/?target=home






If I can assist with your move to or from Etobicoke [west Toronto] Ontario Canada, please reach out and say Hello.  

If you are passing by POST your PIN! Thank you  Have a wonderful Healthy and Prosperous 2013



Connect  http://www.Facebook.com/dpylyp
Connect  http://www.Twitter.com/davidpylyp

My Site  http://www.SellinginToronto.ca

Self Serve Window   http://homeswestToronto.tumblr.com/mobile

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

Smarter Mortgage Choices

Let's make smartER Mortgage Decisions

When you bought your home, you thought you were staying a while.  Either you continue with your mortgage to term and renew or you may need more options.

Breaking your mortgage prior to the renewal or renegotiating may involve penalties.  You may have an opportunity to benefit from the new lower rates by renewing now; even with a penalty.

We can Deal with a Renewal or Refinance

If your mortgage is with a Canadian Bank that is federally regulated by Financial Consumer Agency of Canada.(FCAC)  The Bank needs to provide you with a minimum of 3 weeks notice of the Offer to Renew and under what terms and conditions.

You knew this was coming and you should have been shopping around. But there is more here than just the interest rates.  Each Statement, each question posed to the LENDER resulted in additional costs. Now there are discharge fees in addition to Re Registration with another lender; so you need to factually examine your options. Get involved because your mortgage is a major component of your monthly household budget.

Allowing your mortgage to renew automatically does not mean you are getting the best possible terms and conditions.

Switching to a New Lender will require re-document and re- registration. You are in effect applying for a new mortgage and the NEW Mortgage Rules will apply.  Verify exactly what those costs will be.  Your new lender may absorb some of those costs to attract your business. IE Legals, Appraisals, Registration Fees...   Negotiate!

Use an Independent Mortgage Broker that will shop the open market for you to secure the best interest rate and terms for you.  Compare the Mortgage Brokers Offer with the renewal from the Bank. This may be your opportunity to include some higher interest rate debt to lower your monthly payments. 

Your Mortgage Broker can help you understand and read your mortgage documents.  If you have a closed mortgage, you bank may or may not allow you to break the mortgage.  If you are permitted to break the mortgage you will be paying some fees and possibly penalties.

They will tell you if:

• you need to pay a penalty and what that amount is
• you need to pay an administration fee
• you need to pay legal or disbursement fees to discharge the old mortgage
• you need to pay legal or disbursement fees to register the new mortgage
• you MUST repay some or all of any “cash back” you may have received when you first obtained the mortgage
• the calculation of any prepayment penalty would be based on the posted rate at the time you signed your mortgage agreement, or on a discounted rate if you negotiated one for your initial mortgage.

A Mortgage Penalty can be reduced if you make a permitted PREPAYMENT prior to renegotiating.  This would appear counter productive if you are adding in credit card debt or other bills. 

You could renegotiate PRIOR to the Renewal with a Blend and Extend option which simply put will mathematically average the mortgage balance and interest rates. This may be worthwhile if you have a higher interest rate mortgage to combine with Today's low rates.

If you blend and renew at a lower interest rate your payment stays the same; so even with a potential penalty added in to the mortgage balance you may effectively pay it off sooner because of the interest rate savings.

The Decision is yours. A mortgage is often one of the biggest financial commitments you will ever make, so it is worthwhile to do your homework, include knowledgeable and experienced people to help you when you are mortgage shopping, compare the entire package offered by each lender. In seeking the lowest interest rates, consider the features (such as ability to make prepayments or to increase your regular payments) and the services that are important to you and addition fees that may apply.

How can I help you today?

Veronica Thompson, a Mortgage Agent with Mortgage Alliance Accumetrix (License #12036)

David Pylyp
Etobicoke Real Estate Agent
RE/MAX Realty Specialists Inc.,
416 233 9000 or direct at 647 218 2414      

Etobicoke Real Estate Agent

Top 5 Reasons to Hire an Etobicoke Agent

1) Expertise and Advise
2) Knowledge of Neighbourhoods
3) Transaction Management
4) Local Flare!  Events and Charitable Causes
5) Community Service and an involved BIA

David Pylyp  an Etobicoke Agent blends Higher standards of Professionalism with strong entrepreneurial real estate instincts to ensure the successful conclusion of your transaction.

RE/MAX realty specialists inc., brokerage
416 233 9000   

Conduct your Own Toronto Real Estate Search - VOW

Homes West Toronto VOW

Yes you now can view every listing on the Toronto Real Estate Board by Map.

The listings are arranged in Price Order but you can create individual searches.

Ready to try?

Sit back with your iPad and search for listings in those communities and neighbourhoods where you would like to live.

You can further search the demographics of the neighbourhood with Hood Reports;  http://Bit.Ly/HoodReports

Ready?

Let's Go!

http://homeswesttoronto.tumblr.com/mobile

Yes, Of Course!   You will need to sign in....

Plays well on my laptop and iPad,  Tell me about your experience using the search functions and different browsers

Lets stop Home Ownership in Canada

Home ownership is family's life - both financially and from a quality of life perspective. You invest in your neighbourhood and community, put down roots, let your equity grow tax free of capital gains. When its paid off or before, you can refinance and pay for weddings or university ( again ) of your cottage.

http://www.cbc.ca/news/canada/story/2012/09/21/home-ownership.html
Home ownership is often connected to the notion of living the "American dream." But it is as much a part of Canadian identity as it is in the U.S.

Indeed, statistics show that the percentage of home ownership in Canada is edging close to 70 per cent, which is actually higher than the ratio south of the border at the moment – 65.4 per cent, a 15-year low, according to the most recent data. Many economists believe the Canadian government has played an active role in spurring home ownership, particularly by forming the Canada Mortgage and Housing Corporation back in 1946. 

"I don't know that home ownership should be a right and that it should be backed by taxpayer dollars and kind of be the prime mandate of a Crown corporation," says Ben Rabidoux, creator of the Economic Analyst blog, which looks into housing and mortgage trends.

DO you agree that we should all live in government provided housing?  After all, why would you want to be debt free in your house, when you downsize to a retirement home?

Do you have a Notorious Past?

Have you EVER been Charged?  
Were you Charged and Aquitted?
Criminally convicted? 

Defended charges of Fraud or other Financial Misconduct?

DO I have the right to know?

In a word. Yes.

If you are hiring me to sell your house or condo it is often the largest single asset that a family possesses. 

Would you not research or inspect someone's License, Registation and Insurance?  Ask about their years in business. Sample Questions list

Conduct a RECO search of Advertising and Discipline Issues http://www.reco.on.ca/buyer/BuyerOrSeller.html

When I google your name what will I find?

When you Google David Pylyp

I know what you will find.

What are you looking for from the agent you choose?

You want someone who can handle this for you in a competent, honest and ethical fashion.

Do you want me to go to go ahead and handle the sale for you?

Call me 416 233 9000 or directly at 647 218 2414

David Pylyp
Accredited Senior Agent
RE/MAX realty specialists inc., brokerage

http://www.DavidPylyp.com
http://www.Facebook.com/dpylyp
http://www.Twitter.com/davidpylyp

http://www.SellinginToronto.ca

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

Can we cure Orthophobia?

Do you suffer from Orthophobia?

Orthophobia is described as the fear or owning property.

Whats the Cure?

Traditional Methods include:
Exposure Therapy
Talk Therapy
Behavioral Therapy
Shopping Therapy
Gradual Exposure and Immersion


The principle of this approach involves exposure to Toronto Real Estate Prices and the gradual desensitization to orthophobia. During the sessions, you will learn to tolerate the anxiety of Principal and Interest payments triggered by exposure to your own home and growing equity with the help of relaxation techniques. 

At your FIRST back yard BBQ you should be surrounded with family and friends.  Plan your own colour scheme for the Nursery. Do you need a Man Cave?  

Shopping Therapy and Exposure to Facts about the Real Estate market in Toronto is the cure.  I can help you with that..   Call me  416 233 9000

David Pylyp

http://www.DavidPylyp.com
http://www.Facebook.com/dpylyp
http://www.Twitter.com/davidpylyp

http://www.SellinginToronto.ca

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

107 Marlborough Place, Yorkville

Located in the Heart of Toronto's upscale shopping district of Yorkville, just a few scant minutes by foot to Hazelton Lanes, exclusive shops and restaurants, the penultimate community of luxury and upscale living awaits you...   The community that welcomes you home.

You could GO HOME for lunch...   Imagine...

Martha Crowley has redesigned this 3 storey Victorian Home with all of the most modern conveniences, each bedroom with an ensuite bath, full length glass in every room, RIFF cut satin OAK finish floors and matching [HVAC] floor vents that are flush mounted.  No detail has been overlooked.   Marble in the Kitchen with a double  under mounted sink, disposal, BOSCH built in dishwasher and Leibherr Double Door Fridge and Freezer.  Bertazzoni 5 Burner Stainless Steele Gas Stove.   Creative use of pocket doors.

   

Mechanicals include AC, Hi Efficiency Furnace and Insta Hot Water Systems;  In all 2,400 square feet of luxury living on 3 levels.  The Stairwell Walls have been divided with Floor to ceiling 10 foot glass panels to permit maximum sunlight!  Custom Staircase to all 3 levels.

A wood burning fireplace for cozy nights ....

Call for your private tour....

David Pylyp


http://www.DavidPylyp.com
http://www.Facebook.com/dpylyp
http://www.Twitter.com/davidpylyp

http://www.SellinginToronto.ca

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