The Power Of A Firm Offer

In a seller’s market, where demand outweighs supply and properties often receive multiple offers, buyers need to do everything they can to give themselves the upper hand.

One of the most powerful ways to strengthen their position when competing with other buyers is to submit a firm offer-to-purchase.

Think about it - if you’re a seller with two offers in front of you and one of them is conditional upon the buyer arranging financing and the other one isn’t (all other things being equal), which one are you going to go with?

Accepting a firm offer means there’s no waiting period to suffer through with the possibility that the buyer will walk away from the deal.

A firm offer means you can go to bed that night knowing that you’re property is sold and it’s a done deal.

Peace-of-mind like this carries a lot of weight.

Keep in mind though; submitting a firm offer is not to be taken lightly.

Preparation is key and there’s work to be done ahead of time by the buyer, their realtor, their mortgage broker, and possibly their lawyer.

Financing Condition:

Obtaining a mortgage pre-approval is crucial, but it’s not worth much if your broker is surprised with significant details when the time comes to actually arrange the financing (eg. “I forgot to mention that I’ve got a $30,000 student loan I’m slowly chipping away at.”).

Be sure to provide accurate income and debt figures so that your pre-approval is solid and you can comfortably go in without this condition.

Home Inspection Condition:

If the sellers are "holding-back" on offers, get in there and have a home inspection done prior to the offer date.

Yes, it’s going to cost you approx $600.00 and you may not even end up getting the property.

But six hundred bucks is peanuts compared to the hundreds of thousands (or more!) you’ll be dropping on your home purchase.

Having the inspection done ahead of time will allow you to come to the table sans condition and give you a better shot at sealing the deal.

A number of sellers will actually have their own “pre-listing” home inspection done ahead of time and the results will be made available to all prospective buyers.

Status Certificate Condition (condominiums):

The best case scenario here is that the seller has already obtained a current Status Certificate and copies are made available to all prospective buyers for their lawyers to review prior to the offer date.

If the docs are not available ahead of time, the buyer and their realtor need to have a discussion about the risks of submitting a firm offer without seeing the Status Certificate.

There is some homework that the realtor can do to give their client some peace-of-mind in this area, but it needs to be clear that there are still risks involved and nothing can substitute for a lawyer's thorough review of the documents.

Succeeding as a buyer in a seller's market is hard work.

There's plenty of competition out there right now and you need to find every advantage you can.

Being able to submit a firm offer certainly tips the scales in your favour.

If you’re thinking of making a move and would like to know how we can help, please to contact us for more info.

May 2018 Market Stats: Infographic & Report

May 2018 market stats are here!

The average sale price for the month was $805,320, down 6.6% compared to May 2017.

Here’s a breakdown of the average sale prices & year-over-year increases/decreases for the 416 area code:

• Detached = $1,426,094 (-5.6%)

• Semi-Detached = $1,067,128 (+0.3%)

• Townhouse = $741,296 (-0.1%)

• Condo Apartment = $602,804 (+6.5%)

And here’s TREB’s official market report for the month of May 2018:

Greater Toronto Area REALTORS® reported 7,834 sales through TREB’s MLS® System in May 2018.

This result was down by 22.2 per cent compared to May 2017.

While the number of sales was down year-over-year, the annual rate of decline was less than reported in February, March and April, when sales were down by more than 30 per cent.

On a month-over-month basis, seasonally adjusted May sales were basically flat compared to April.

Supply of homes available for sale continued to be an issue.

New listings were down by 26.2 per cent.

The fact that new listings were down by more than sales in comparison to last year means that competition increased between buyers.

Recent polling conducted by Ipsos for TREB suggests that listing intentions are down markedly since the fall.

“Home ownership remains a sound long-term investment. Unfortunately, many home buyers are still finding it difficult find a home that meets their needs. In a recent Canadian Centre for Economic Analysis study undertaken for the Toronto Real Estate Board, it was found that many people are over-housed in Ontario, with over five million extra bedrooms. These people don’t list their homes for sale, because they feel there are no alternative housing types for them to move into. Policy makers need to focus more on the ‘missing middle’ – home types that bridge the gap between detached houses and condominium apartments,” said Mr. Syrianos.

The MLS® Home Price Index (HPI) Composite Benchmark was down by 5.4 per cent year-over- year.

The average selling price for all home types combined was down by 6.6 per cent to $805,320.

On a seasonally adjusted basis, the average selling price was up by 1.1 per cent compared to April 2018.

“Market conditions are becoming tighter in the Greater Toronto Area and this will provide support for home prices as we move through the second half of 2018 and into 2019. There are emerging indicators pointing toward increased competition between buyers, which generally leads to stronger price growth. In the City of Toronto, for example, average selling prices were at or above average listing prices for all major home types in May,” said Jason Mercer, TREB’s Director of Market Analysis.

If you’re thinking of making a move and would like to know how we can help, please contact us for more info.

What's In A Status Certificate Anyway?

When working with a new buyer client, part of my job is to educate them as to the elements of an offer.  Different types of properties require different clauses and conditions.  If they’re in the market for a resale condominium then chances are we’ll be including a condition that allows for the buyer’s lawyer to review the Status Certificate.

What’s in a Status Certificate anyway?

A status certificate is a document, or rather a group of documents, that outlines the rules, regulations, and financial health of a particular condominium corporation.  All in all, the sucker is about an inch thick and it’s far from “light reading”.  It is essential reading though. 

Some of the more pertinent pieces of information found in these documents include:

• Arrears or increases in common expenses.

• The amount of the Reserve Fund and whether or not it’s sufficient to cover any major work.

• Whether or not the Condo Corp is a party to any legal proceedings.

• Whether or not there are any Special Assessments levied against the Condo Corp.

• The number of suites known by management to be leased out, as opposed to owner-occupied.

• Whether or not pets are allowed in the building, and if so, what restrictions apply.

What does all of this mean to me as a Purchaser?

Well, the financial well-being of the condo corp is certainly of great importance.  Legal proceedings, special assessments (due to roof repairs, parking garage repairs, etc), and reserve fund deficits can result in direct costs to the condo owners. 

As for the specific unit being purchased, the Status Certificate will show whether or not the seller is up to date with their maintenance fee payments. 

Also, the rules and regulations need to be checked if you plan on owning pets in the building as some condos place restrictions on the number and/or size of pets allowed.

If you’re thinking of making a move and would like to know how we can help, please contact me for more info.

April 2018 Market Stats: Infographic & Report

April 2018 market stats are here!

The average sale price for the month was $804,584, down 12.4% compared to April 2017.

Here’s a breakdown of the average sale prices & year-over-year increases/decreases for the 416 area code:

• Detached = $1,354,719 (-14.3%)

• Semi-Detached = $1,021,986 (-7.8%)

• Townhouse = $792,180 (+.02%)

• Condo Apartment = $601,211 (+3.8%)

And here’s TREB’s official market report for the month of April 2018:

Toronto Real Estate Board President Tim Syrianos announced that Greater Toronto Area REALTORS® reported 7,792 sales through TREB’s MLS® System in April 2018.

The average selling price was $804,584.

On a year-over-year basis, sales were down by 32.1 per cent and the average selling price was down by 12.4 per cent.

The year-over-year change in the overall average selling price has been impacted by both changes in market conditions as well as changes in the type and price point of homes being purchased.

This is especially clear at the higher end of the market.

Detached home sales for $2 million or more accounted for 5.5 per cent of total detached sales in April 2018, versus 10 per cent in April 2017.

The MLS® Home Price Index strips out the impact of changes in the mix of home sales from one year to the next.

This is why the MLS® HPI Composite Benchmark was down by only 5.2 per cent year-over-year versus 12.4 per cent for the average price.

“While average selling prices have not climbed back to last year’s record peak, April’s price level represents a substantial gain over the past decade. Recent polling conducted for TREB by Ipsos tells us that the great majority of buyers are purchasing a home within which to live. This means these buyers are treating home ownership as a long-term investment. A strong and diverse labour market and continued population growth based on immigration should continue to underpin long-term home price appreciation,” said Mr. Syrianos.

“The comparison of this year’s sales and price figures to last year’s record peak masks the fact that market conditions should support moderate increases in home prices as we move through the second half of the year, particularly for condominium apartments and higher density low-rise home types. Once we are past the current policy-based volatility, home owners should expect to see the resumption of a moderate and sustained pace of price growth in line with a strong local economy and steady population growth,” said Jason Mercer, TREB’s Director of Market Analysis.

If you’re thinking of making a move and would like to know how we can help, please contact us for more info.

Should I Buy First Or Should I Sell First? (Part II)

In a previous blog post (read it here) I explored some of the unique factors involved when selling one property and buying another at the same time.  I touched briefly on market conditions, budgetary concerns, and the best way to avoid being pressured into making a purchase you’re not completely happy with.  There's one more factor I'd like to take a look at - Timing.

Part of my job as a Realtor is to help clients time the closings of their purchases and sales as perfectly as possible.  If you're buying and selling at the same time, you'll ideally want to take possession of your new home a few days prior to giving up possession on your old one.  This way, you've got a few days' overlap with both properties.  This allows for a bit of breathing room with regards to booking movers, switching over telephone and internet connections, etc.

However, it's not always possible to line up the closings as closely as we'd like.  In anticipation of this possibility I ask my clients, "Would you rather have two homes for a few weeks or no home for a few weeks?"

Having two homes for a few weeks can be an issue as most buyers rely on the proceeds from the sale of one home to go towards the purchase of another.  Thankfully, bridge financing can help to "bridge" this gap.  Of course, bridge financing can only be obtained if there's a firm sale on the purchaser's property...

Having no home for a few weeks is obviously going to be much more of an issue for the majority of buyers.  Sure, there's the possibility of a short term rental during the interim.  But who wants to move everything into the rental and then turn around and move again shortly after?  I have seen people do it though - especially if their dream home comes along and they don't want to risk it passing them by.

If my clients and I anticipate that timing the closings may be an issue, I include a clause in the agreement that allows them the power to either move up or extend the closing date if they need to.  This doesn't always fly though - it depends largely on the other party's own particular situation and what kind of leverage position my clients are in. 

Ultimately, "Should I buy first or should I sell first?" is a question without an easy answer.  Each situation is different from the next and the same strategy isn't going to work for every buyer/seller.  Be sure to consult your realtor for advice on how best to proceed.

If you’re thinking of making a move and would like to know how we can help, please contact me for more info.

February 2018 Market Stats: Infographic & Report

February 2018 market stats are here!

The average sale price for the month was $767,818, down 12.4% compared to February 2017.

Here’s a breakdown of the average sale prices & year-over-year increases/decreases for the 416 area code:

• Detached = $1,282,240 (-18.6%)

• Semi-Detached = $985,902 (-9.0%)

• Townhouse = $776,642 (+15.5%)

• Condo Apartment = $570,275 (+10.7%)

And here’s TREB’s official market report for the month of February 2018:

Toronto Real Estate Board President Tim Syrianos announced that Greater Toronto Area REALTORS® reported 5,175 residential transactions through TREB’s MLS® System in February 2018.

This result was down 34.9 percent compared to the record 7,955 sales reported in February 2017.

The number of new listings entered into TREB’s MLS® System totaled 10,520, a 7.3 per cent increase compared to the 9,801 new listings entered in February 2017.

However, the level of new listings remained below the average for the month of February for the previous 10 years.

“When TREB released its Outlook for 2018, the forecast anticipated a slow start to the year compared to the historically high sales count reported in the winter and early spring of 2017. Prospective home buyers are still coming to terms with the psychological impact of the Fair Housing Plan, and some have also had to reevaluate their plans due to the new OFSI-mandated mortgage stress test guidelines and generally higher borrowing costs,” said Mr. Syrianos.

The MLS® Home Price Index Composite Benchmark was up by 3.2 per cent on a year-over-year basis for the TREB market area as a whole.

This growth was driven by the apartment and townhouse market segments, with annual benchmark price increases of 18.8 per cent and 7.5 per cent respectively.

Single-family detached and attached benchmark prices were down slightly compared to February 2017.

The overall average selling price for February sales was down 12.4% year-over-year to $767,818.

However, putting aside the price spike reported in the first quarter of 2017, it is important to note that February’s average price remained 12 per cent higher than the average reported for February 2016, which represents an annualized increase well above the rate of inflation for the past two years.

“As we move further into the spring and summer months, growth in sales and selling prices is expected to pick up relative to last year. Expect stronger price growth to continue in the comparatively more affordable townhouse and condominium apartment segments. This being said, listings supply will likely remain below average in many neighbourhoods in the GTA, which, over the long-term, could further hamper affordability,” said Jason Mercer, TREB’s Director of Market Analysis.

If you’re thinking of making a move and would like to know how we can help, please contact us for more info.

Should I Buy First Or Should I Sell First?

As my career in real estate continues to grow (I’ll be entering my 13th year in the business next month), I find myself getting more and more repeat business from past clients.  Generally, this comes in the form of them wanting to sell the home I helped them buy a few years ago and move up to something bigger.  While this particular buying/selling scenario is not uncommon, it does have its own unique set of factors to keep in mind.  The easiest way to explore these is with the question, “Should I buy first or should I sell first?”

Buying First

When the time comes for someone to sell and move up, they usually have a pretty good idea of what they want in their new home.  More closets.  A powder room.  Some outdoor space.  Room for a home office.  The list goes on...  I can tell you from experience that my clients have an even more specific list of "must haves" the second or third time around.

Buying first is a great option as it allows you time to shop for the home you truly want as opposed to settling for whatever happens to be on the market at the time.  In the Toronto market inventory is often tight and it can sometimes take awhile for buyers to find and secure the right home.  The last thing you want is to be pressured into a purchase simply because the deadline on your own sale is approaching fast.  Buying first can give you more breathing room and peace of mind in this respect. 

Selling First

Selling first is a good option for some as it allows for a better idea of what their buying budget is.  What if your home sells for $50,000 more than you're expecting?  An extra 50K can certainly help check off more of the boxes on your buying wish list.  On the flip side, what if your home sell for $50,000 less than you're expecting?  No one wants to be in the position of having over spent on their purchase and coming up short on their sale.

Of course, when making any major real estate decision, current market conditions need to be considered.  In a balanced market, less weight would be given to this factor.  The reality though is that the Toronto real estate market is rarely balanced!  In a Seller's Market, buying first is generally going to be the safer option.  In a Buyer's Market, selling first will likely be the way to go. 

If you’re thinking of making a move and would like to know how we can help, please contact us for more info.

December 2017 Market Stats: Infographic & Report

December 2017 market stats are here!

The average sale price for the month was $735,021, up 0.7% compared to December 2016.

Here’s a breakdown of the average sale prices & year-over-year increases/decreases for the 416 area code:

• Detached = $1,250,235 (-2.8%)

• Semi-Detached = $903,658 (+11.5%)

• Townhouse = $649,294 (-2.4%)

• Condo Apartment = $532,700 (+14.1%)

And here’s TREB’s official market report for the month of December 2017 (and an overview of the year in general):

Toronto Real Estate Board President Tim Syrianos announced that Greater Toronto Area REALTORS® reported 92,394 sales through TREB's MLS® System in 2017.

This total was down 18.3 per cent compared to the record set in 2016.

Record sales in Q1 were followed by a decline in Q2 and Q3 after the Ontario Fair Housing Plan (FHP) was announced.

The pace of sales picked up in Q4, as the impact of the FHP started to wane, and some buyers arguably brought forward their home purchase in response to the new OSFI stress test guidelines effective January 1, 2018.

"Much of the sales volatility in 2017 was brought about by government policy decisions. Research from TREB, the provincial government and Statistics Canada showed that foreign home buying was not a major driver of sales in the GTA. However, the Ontario Fair Housing Plan, which included a foreign buyer tax, had a marked psychological impact on the marketplace. Looking forward, government policy could continue to influence consumer behavior in 2018, as changes to federal mortgage lending guidelines come into effect," said Mr. Syrianos.

The average selling price for 2017 as a whole was $822,681 – up 12.7 per cent compared to 2016.

This annual growth was driven more so by extremely tight market conditions during the first four months of the year.

In the latter two-thirds of 2017, fewer sales combined with increased listings resulted in slower price growth.

In December, the MLS® Home Price Index (HPI) Composite Benchmark was up by 7.2 per cent year over year, and the overall average selling price was up by 0.7 per cent year over year.

"It is interesting to note that home price growth in the second half of 2017 differed substantially depending on market segment. The detached market segment – the most expensive on average – experienced the slowest pace of growth as many buyers looked to less expensive options. Conversely, the condominium apartment segment experienced double-digit growth, as condos accounted for a growing share of transactions," said Jason Mercer, TREB's Director of Market Analysis.

If you’re thinking of making a move and would like to know how we can help, please contact us for more info.

Our Real Estate Fave Of The Week: 530 Indian Grove #708

Welcome to 530 Indian Grove #708, located in the trendy Junction!

This gorgeous open concept penthouse suite has 2 bedrooms, 2 full bathrooms, a walk-in closet in the master, and a Scavolini kitchen.

What’s our favourite feature?

We love the private foyer, with its 18’ ceiling and a skylight that rains down natural light as you enter.

More Features:

• 1,156 sq ft with a 195 sq ft terrace

• Large windows & expansive views

• Beautiful large kitchen with breakfast bar

• Parking & locker

• Party/meeting room & gym

• Modern boutique building

Price: $1,090,000

Taxes: $4,309.92/2017

Maintenance Fees:  $608.43

Sq Ft:  1,156

Would you like a private tour of this home?  Give us a shout and we’ll make it happen!

Take a gander at all these gorgeous pics:

Listing Brokerage: Re/Max Hallmark Realty Ltd.

November 2017 Market Stats: Infographic & Report

November 2017 market stats are here!

The average sale price for the month was $761,757, down 2.0% compared to November 2016.

Here’s a breakdown of the average sale prices & year-over-year increases/decreases for the 416 area code:

• Detached = $1,276,184 (-5.1%)

• Semi-Detached = $904,711 (-0.7%)

• Townhouse = $760,501 (+12.3%)

• Condo Apartment = $555,396 (+17.7%)

And here’s TREB’s official market report for the month November 2017:

Toronto Real Estate Board President Tim Syrianos announced that Greater Toronto Area REALTORS® reported 7,374 transactions through TREB's MLS® System in November 2017.

This result was up compared to October 2017, bucking the regular seasonal trend.

On a year-over-year basis, sales were down by 13.3 per cent compared to November 2016.

New listings entered into TREB's MLS® System in November 2017 amounted to 14,349 – up by 37.2 per cent compared to November 2016, when the supply of listings was very low from a historic perspective.

"We have seen an uptick in demand for ownership housing in the GTA this fall, over and above the regular seasonal trend. Similar to the Greater Vancouver experience, the impact of the Ontario Fair Housing Plan and particularly the foreign buyer tax may be starting to wane. On top of this, it is also possible that the upcoming changes to mortgage lending guidelines, which come into effect in January, have prompted some households to speed up their home buying decision," said Mr. Syrianos.

The MLS® Home Price Index (HPI) composite benchmark price was up by 8.4 per cent on a year-over-year basis in November 2017.

The average selling price for all home types combined was down by two per cent compared to November 2016, due in large part to a smaller share of detached home sales versus last year.

On a year-to-date basis, the average selling price was up by 13.4 per cent compared to the same period last year.

High density home types continued to lead the way in terms of price growth, with the average condominium apartment price up by double-digits compared to November 2016.

"Changes in market conditions have not been uniform across market segments. In line with insights from consumer polling undertaken by Ipsos in the spring, we are still seeing seller's market conditions for townhouses and condominium apartments in many neighbourhoods versus more balanced market conditions for detached and semi-detached houses. We will have more insights to share about consumer intentions for 2018 at the end of January when TREB releases its third annual Market Year in Review and Outlook report," said Jason Mercer, TREB's Director of Market Analysis.

If you’re thinking of making a move and would like to know how we can help, please contact us for more info.

Who Actually Benefits From An Open House?

There’s a misconception out there that open houses are not worth doing.

A lot of realtors think they're a waste of time. And a lot of sellers assume that the only people who come to open house are nosy neighbours and tire kickers.

Some people think that open houses do nothing more than benefit the listing agent, who uses them to try and capture new buyer leads.

In my opinion though, open houses are definiely worth doing and should be an important part of any home's marketing strategy.

In fact, an open house can potentially benefit all of the parties invloved in the buying/selling process.

How does the seller benefit?

The seller benefits from the added exposure the property gets. Open houses allow any number of potential buyers to view the property who were not able to book a private showing during the week. Yes, this includes nosy neighbors and tire kickers, but that's to be expected.

How does the buyer benefit?

The buyer benefits because it allows them added opportunities to get in to see the property. There are some buyers whose schedule does not allow them to book a showing with their realtor during the week, and open houses allow them a more relaxed time frame on the weekend to see the property.

Open houses are also great for buyers who have already seen the property with the realtor and want to come back for a second showing on the weekend. Perhaps bringing in family members, contractors, etc.

How does the buyer's realtor benefit?

The buyer's realtor benefits because it allows them to get their clients into the property if they are not available to show it themselves. Often times, buyers who are working with a realtor will still go out on their own and tour open houses on the weekends. They will then report back to their realtor if any of the houses are of interest and go from there.

How does the listing agent benefit?

The listing agent's most important job is to market the property and expose it to the highest number of potential buyers possible. Public open houses are an excellent way of doing this!

Yes, the listing agent might connect with some buyers at the open house who do not yet have a realtor (this is how I found the majority of my buyer clients when I first started in the industry). I'll be the first to admit that this side benefit no doubt strengthens a realtor's motivation to dedicate 3 - 4 hours of of their time on a Saturday or Sunday.

Still, the primary goal when a listing agent holds open houses is to expose the property and get it sold!

If you’re thinking of making a move and would like to know how we can help, please contact us for more info.

Our Real Estate Fave Of The Week: 1003 Queen St E #202

Lofty Living In Lesliville!

This lavish 2 bedroom, 2 bathroom loft boasts 10 foot ceilings, over 1,100 sq ft of space, and tasteful modern design. Want to bring the party outside? There’s a shared rooftop deck and garden with available BBQ hookup.

What are our favourite features?

The ceiling height, of course! And the large kitchen with pantry and cupboards galore (and did you see that gorgeous glass door refrigerator?!).

More Features:

• Wide plank engineered hardwood flooring

• Large windows and plenty of natural light

• Only 8 units in the building

• 10 foot ceilings

• One owned parking space

• Owned locker

• Shared rooftop deck/garden, gym

Price: $799,900

Taxes: $5,081.45/2017

Maintenance: $757.75

Approx Sqft: 1,000 - 1,199

Would you like a private tour of this home?  Give us a shout and we’ll make it happen!

Take a gander at all these gorgeous pics:

Listing Brokerage: Re/Max Hallmark Realty LTD.

October 2017 Market Stats: Infographic & Report

October 2017 market stats are here!

The average sale price for the month was $780,104, up 2.3% over October 2016.

Here’s a breakdown of the average sale prices & year-over-year increases for the 416 area code:

• Detached = $1,287,765 (-1.1%)

• Semi-Detached = $948,309 (+5.2%)

• Townhouse = $742,845 (+8.0%)

• Condo Apartment = $555,004 (+20.9%)

And here’s TREB’s official market report for the month October 2017:

Toronto Real Estate Board President Tim Syrianos reported 7,118 residential sales through TREB's MLS® System in October 2017. This result represented an above-average increase between September and October of almost 12 per cent, pointing to stronger fall market conditions.

On a year-over-year basis, October sales were down compared to 9,715 transactions in September 2016. Total sales reported through the first 10 months of 2017 amounted to 80,198 – down from 99,233 for the same time period in 2016.

"Every year we generally see a jump in sales between September and October. However, this year that increase was more pronounced than usual compared to the previous ten years. So, while the number of transactions was still down relative to last year's record pace, it certainly does appear that sales momentum is picking up," said Mr. Syrianos.

The MLS® Home Price Index Composite benchmark price was up by 9.7 per cent on a year-over-year basis in October.

Annual rates of price growth were strongest for townhouses and condominium apartments.

The average selling price for October transactions was $780,104 – up by 2.3 per cent compared to the average of $762,691 in October 2016.

"The housing market in the GTA has been impacted by a number of policy changes at the provincial and federal levels. Similar to the track followed in the Greater Vancouver Area, it appears that the psychological impact of the Fair Housing Plan, including the tax on foreign buyers, is starting to unwind," said Jason Mercer, TREB's Director of Market Analysis.

If you’re thinking of making a move and would like to know how we can help, please contact us for more info.

Under Pressure: Will Some Sellers Benefit From The New Mortgage Stress-Test?

Ever since the new mortgage rules were announced almost 2 weeks ago, I've been monitoring the Toronto MLS to see how many new listings hit the market and try to take advantage of the upcoming changes.

I found a few listings that explicitly highlight the impending rule changes in the "extras" section of the property description. Take a look at the screenshots below:

Under Pressure: Will Some Sellers Benefit From The New Mortgage Stress-Test? Photo

Under Pressure: Will Some Sellers Benefit From The New Mortgage Stress-Test? Photo

Whether or not prospective buyers will actually feel the pressure to make a move on either of these particular properties remains to be seen, but no doubt there are sellers out there who see a potential opportunity here.

I've already heard from a few seller clients of my own who are seriously considering bumping up their plans to list.

Instead of waiting until spring 2018 as previously planned, November 2017 has become a very attractive alternative.

While not every buyer needs to stress about the new stress-test (as I outlined in my blog post from last week), some will certainly be affected by the new rules. Specifically those who need to push their mortgage amount to the maximum.

Consider first time buyers, for example. They have no home equity to throw into the pot, and rely only on whatever down payment they have saved. These buyers would typically need to push their mortgage amount to the maximum in order to break into the market.

And these are the buyers that some sellers are hoping to capitalize on in the coming weeks.

A buyer with a current maximum budget of $450,000 might see their maximum budget reduced to as little as $360,000 after January 1st, 2018.  This person will be highly motivated to make a purchase in the coming weeks, as they’ll be priced out of the market come the new year.

And it goes without saying that a buyer as highly motivated as this will be more inclined to pay a higher price in order to secure a property in time.

We’ll see how things play out over these next 2 months. I'm sure we'll see properties sell for higher-than-expected prices, and I'm sure that a number of sellers will benefit from buyers who are acting under pressure.

Dum-dum-dum Da-da Dum-dum.

Dum-dum-dum Da-da Dum-dum.

If you're a buyer and you have any questions just give us a shout and we’ll put you in touch with a mortgage specialist who can help.

If you're a seller and you're considering listing your home in the coming weeks, give us a shout and we’ll help you make the right move.

Our Real Estate Fave Of The Week: 775 King St W #424

Can you say location, location, location? Hello King West!

This 1 bedroom + den condo is spread out over two floors, and features a floor-to-ceiling wall of windows. Living room walk-out to a large balcony overlooking prime King West excitement.

What's our favourite feature?

The warm, homey feel that the wood staircase adds. 

More Features:

• Open concept main floor

• Separation of living space over two floors

• Large windows

• Well reputed Minto building, with concierge

• Reasonable condo fees, with amenities including party/media rooms, a gym, and guest suites

• Parking & locker!

Price: $560,000

Taxes: $2,405/2017

Size: 600-699 sq ft

Condo Fees: $299.66

Would you like a private tour of this home?Give us a shout and we’ll make it happen!

Take a gander at all these gorgeous pics:

Listing Brokerage: Harvey Kalles Real Estate Ltd.

Who's Actually Going To Be Affected By The New Mortgage Stress-Test?

Since last week’s announcement by the Office of the Superintendent of Financial Institutions (OSFI) about the upcoming changes to the Canadian mortgage rules, I’ve seen plenty of buyers fret that their budgets are going to be reduced by as much as 20%.

This isn’t necessarily the case though, and not every buyer needs to stress about the new stress test. Let’s recap what sort of changes are coming once the new rules are implemented on January 1st, 2018.

The Biggest Change

Once the new rules come into play no-one will be able to qualify at less than the benchmark rate (which today is set at 4.89%). And in fact, borrowers with a down payment of more than 20% will have to qualify at either the benchmark rate or their contract rate + 2%, whichever is greater. So it’s quite possible that some borrowers will have to qualify at a rate that is greater than the current benchmark rate of 4.89%!

To give you some perspective: Since the last round of mortgage rule changes came into effect last year, only default-insured borrowers (these borrowers typically have a down payment of less than 20%) have had to qualify at the benchmark rate.

Borrowers with a down payment of more than 20% (and not default-insured) have had the benefit of only needing to qualify at their contract rate (which is typically less than the benchmark rate).

Come January 1st 2018 though, all borrowers, regardless of their down payment amount and regardless of whether or not their mortgage is default-insured, will have to qualify at the benchmark rate (or possibly higher).

Not Everyone Will Actually Be Affected

I’ve spoken to a handful of buyer clients this past week (after urging them to check-in with their mortgage broker regarding the new rules), and all of them are happy to report back that they will not be affected.

Why not?Because not every borrower pushes their mortgage amount to the maximum.

For example, if a buyer qualifies for a maximum purchase price of $1,000,000 but only plans on spending a maximum of $800,000, then they won’t actually be affected by the new rules.

Buyers are often approved for mortgages that are significantly higher than what they actually want to spend. I’ve worked with plenty of buyers who are simply amazed at how much the bank will lend them and have no intention of going anywhere near that maximum number.

Some will certainly be affected by the new rules though.  Specifically those who do need to push their mortgage amount to the maximum.

Consider first time buyers, for example. They have no home equity to throw into the pot, and rely only on whatever down payment they have saved. These buyers would typically need to push their mortgage amount to the maximum in order to break into the market.

Will You Be Affected?

At this point, there are still some unanswered questions with regards to the timing of the implementation of the new rules. We’re advising all of our buyer clients to reach-out to their mortgage brokers immediately to secure financing options before the changes come.

If you have any questions just give give us a shout and we’ll put you in touch with a mortgage specialist who can help.

Auberge On The Park Condos

Auberge On The Park Condos

Surrounded by indulgent views of lush greenery, city skyline and Sunnybrook Park, Auberge offers condominium luxury in nature. Coming soon to coveted Leslie and Eglinton.

Features of this Project:

• 3 luxury towers, built by long-trusted & award winning builder, Tridel

• Phase 1 will be 45 storeys

• An opportunity to enter into the prestigious Eglinton & Leslie neighbourhood, with its excellent schools and amenities

• Family friendly layouts, which go up to just over 2000 sq ft

• No micro units (thoughtful design throughout all 3 towers)

• Condos, lofts and townhouses - all available to suit individual needs and tastes

• Less than a 5 minute walk to the future 2021 Eglinton Crosstown LRT station, which will connect to 25 stations

• Easy access to the Don Valley Parkway, Bayview extension, the 404 and the TTC

• Walking distance to a network of large parklands, including Sunnybrook Park

Breakdown of unit sizes:

• 1 bedroom from 538 sq ft to 645 sq ft

• 1 bedroom plus den from 592 sq ft to 719 sq ft

• 2 bedroom from 890 sq ft to 1,352 sq ft

• Signature suites from 1,550 sq ft to 2,070 sq ft

• Terraces from 1,333 sq ft to 2,079 sq ft

• 2 storey suites from 1,300 sq ft to 1,930 sq ft

View more images & renderings below!

Get Floor Plans & Pricing:

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September 2017 Market Stats: Infographic & Report

September 2017 market stats are here!

The average sale price for the month was $775,546, up 2.6% over September 2016.

Here's a breakdown of the average sale prices & year-over-year increases for the 416 area code:

• Detached = $1,355,234 (+4.4%)
• Semi-Detached = $935,467 (+5.2%)
• Townhouse = $685,016 (+4.8%)
• Condo Apartment = $554,069 (+24.0%)

And here's TREB’s official market report for the month September 2017:

Toronto Real Estate Board President Tim Syrianos announced that Greater Toronto Area REALTORS® reported 6,379 sales through TREB's MLS® System in September 2017. This result was down by 35 per cent compared to September 2016.

The number of new listings entered into TREB's MLS® System amounted to 16,469 in September – up by 9.4 per cent year-over-year.

"The improvement in listings in September compared to a year earlier suggests that home owners are anticipating an uptick in sales activity as we move through the fall. Consumer polling undertaken for TREB in the spring suggested that buying intentions over the next year remain strong. As we move through the fourth quarter we could see some buyers moving off the sidelines, taking advantage of a better-supplied marketplace," said Mr. Syrianos.

The average selling price in September 2017 was $775,546 – up 2.6 per cent compared to September 2016.

The MLS® Home Price Index (HPI) composite benchmark was up by 12.2 per cent on a year-over-year basis.

A key reason for the difference in annual growth rates between the average price and the MLS® HPI composite is the fact that detached homes – the most expensive market segment on average – accounted for a smaller share of overall transactions this year compared to last.

"With more balanced market conditions, the pace of year-over-year price growth was more moderate in September compared to a year ago. However, the exception was the condominium apartment market segment, where average and benchmark sales prices were up by more than 20 per cent compared to last year. Tighter market conditions for condominium apartments follows consumer polling results from the spring that pointed toward a shift to condos in terms of buyer intentions," said Jason Mercer, TREB's Director of Market Analysis.

If you’re thinking of making a move and would like to know how I can help, feel free to contact me for more info.

For complete copies of TREB’s Monthly Market Watch Reports, visit my archives here.

Multiple-Offers Are Still Very Much A Part Of The Toronto Real Estate Landscape

Multiple-Offers Are Still Very Much A Part Of The Toronto Real Estate Landscape Photo

We're in the 2nd week of the fall real estate market now, and anyone who's been following along knows that in the past 4.5 months (ever since the Liberals announced their "16-Point Fair Housing Plan16-Point Fair Housing Plan" in April) we've seen a decline in the number of sales and, perhaps more notably, a decline in average sale prices.

Q:  Do these declines mean that there's now room for price negotiation on every single property that comes on the market? A:  Nope.

In fact... plenty of houses are selling for 100% of the list price. And an even larger number of houses are selling for more than the list price!

Despite all the talk of a "buyer's market", there are still plenty of buyers out there willing to pay full price for the right property, or even compete with other buyers and pay more than the list price if need be.

Let's take a look at all sales in the first 10 days of September for some insight (we'll go as far west as the Humber River, as far east as Victoria Park, and as far north as the 401):

Houses

• 83 sales total

• 58 sales at less than the list price

• 10 sales at 100% of the list price

• 15 sales at more than the list price (the highest being 119% of the list price)

Condos

• 162 sales total

• 77 sales at less than the list price

• 37 sales at 100% of list price

• 48 sales at more than the list price (the highest being 117% of the list price)

Percentage-wise, this breaks down as follows:

Houses

• 70% of houses sold for less than the list price

• 12% of houses sold for 100% of the list price

• 18% of houses sold for more than the list price

Condos

• 47.5% of condos sold for less than the list price

• 23% of condos sold for 100% of the list price

• 29.5% of condos sold for more than the list price

While these numbers don't reach the heights that we saw in January - April 2017 (in March, for example, there were a total of 2,145 combined house & condo sales - 73% of which sold for more than the list price), they do show us that buyers aren't being scared out of moving forward with their home searches. If a property warrants it, buyers will make agressive offers and fight for what they want.

Let's see what the rest of the month brings...

If you’re thinking of making a move and would like to know how I can help, feel free to contact me for more info.

August 2017 Market Stats: Infographic & Report

Following is TREB’s market report for August 2017:

Toronto Real Estate Board President Tim Syrianos announced that Greater Toronto Area REALTORS® reported 6,357 home sales through TREB's MLS® System in August 2017. This result was down by 34.8 per cent compared to August 2016.

The number of new listings entered into TREB's MLS® System, at 11,523, was down by 6.7 per cent year-over-year and was at the lowest level for August since 2010.

"Recent reports suggest that economic conditions remain strong in the GTA. Positive economic news coupled with the slower pace of price growth we are now experiencing could prompt an improvement in the demand for ownership housing, over and above the regular seasonal bump, as we move through the fall," continued Mr. Syrianos.

The average selling price for all home types combined was $732,292 – up by three per cent compared to August 2016. This growth was driven by the semi-detached, townhouse and condominium apartment market segments that continued to experience high single-digit or double digit year-over-year average price increases.

The MLS® Home Price Index composite benchmark, which accounts for typical home types throughout TREB's market area, was up by 14.3 per cent year-over-year in August. The fact that MLS® HPI growth outstripped average price growth, points to fewer high-end home sales this year compared to last.

"The relationship between sales and listings in the marketplace today suggests a balanced market. If current conditions are sustained over the coming months, we would expect to see year-over-year price growth normalize slightly above the rate of inflation. However, if some buyers move from the sidelines back into the marketplace, as TREB consumer research suggests may happen, an acceleration in price growth could result if listings remain at current levels," said Jason Mercer, TREB's Director of Market Analysis.

If you’re thinking of making a move and would like to know how I can help, feel free to contact me for more info.

For complete copies of TREB’s Monthly Market Watch Reports, visit my archives here.