Renovated 3-Bedroom Detached House in Leslieville (14 Coady Ave)
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What Makes a Neighbourhood Livable?
I think the answer is different for everyone. For me, walkability is a big one. I want to be able to walk to restaurants, coffee shops and, most importantly, grocery stores and fruit and veggie markets. We cook a lot at home, so being close to good food shopping really matters to us. I also love living in a city where there is always something interesting to do. One of my friends is on the committee for Boobyball. What is Boobyball, you might ask? It is a fundraiser for Rethink Breast Cancer, an organization that supports younger women impacted by breast cancer. So last night, I attended the fundraiser with friends. This weekend is just as busy. I’m heading to the Menopause Show, my husband and I are celebrating our second wedding anniversary at one of our favourite restaurants, Byblos, and on Sunday afternoon I’m off to see the Alicia Keys musical Hell’s Kitchen with my girlfriends. That is one of the things I love most about living in Toronto. There is always something going on, and there are so many different ways to enjoy the city. We recently started working with a couple who are looking for a new place to live. They told us they are open to most areas of the city, but they have one important requirement: it has to feel like a neighbourhood. They want to be able to walk to groceries, a gym, cafés and restaurants. They want the area around their home to be part of their everyday life. The truth is, Toronto has so many great pockets to discover. Each time we head out to look at homes with them, we try to explore a different neighbourhood so they can get a real sense of what it would be like to live there. One of the best ways to decide whether a neighbourhood is right for you is actually pretty simple: go out for dinner there, then take a walk around afterwards. See how it feels. Can you picture yourself picking up groceries there? Going for coffee on a Saturday morning? Walking to dinner? Heading to the gym without getting in the car? A home matters, of course. But so does everything around it. If you know someone who is trying to find the right neighbourhood to call home, let them know: If you need to buy or sell, just call Davelle. My First Home: How to Buy Smart in Toronto Know someone who talks about buying a home “someday”? Forward them a copy of our new My First Home magazine. It covers what to know, where to look, and how to buy smart in Toronto. Want to Make This Market Work for You? As always, if you have questions about the market, or would like an updated home evaluation, we’re here to help. For Sale: Renovated 1+1 Bedroom Condo in Midtown, Toronto (225 Merton St #501) Welcome to your own slice of paradise in the heart of Midtown, where the Kay Gardner Beltline Trail is practically your backyard. Morning run? Evening stroll? Taking Fido out for a spin? Just step outside and you’re there. Inside, this spacious one-bedroom-plus-den suite has plenty to love. For Sale: Renovated 1+1 Bedroom Condo in Midtown, Toronto (225 Merton St #501) Welcome to your own slice of paradise in the heart of Midtown, where the Kay Gardner Beltline Trail is practically your backyard. Morning run? Evening stroll? Taking Fido out for a spin? Just step outside and you’re there. Inside, this spacious one-bedroom-plus-den suite has plenty to love. For Sale: Renovated 3-Bedroom Detached House in Leslieville (14 Coady Ave) Morning Coffee. Evening Wine. Leslieville Living. This turnkey Leslieville gem checks all the boxes. Beautifully renovated and completely move-in ready, this detached 3-bedroom, 3-bathroom home is designed for easy everyday living and effortless entertaining. For Sale: Luxurious 2-Bedroom Corner Suite in Yorkville, Toronto (38 Avenue Rd #1403) Some homes offer luxury. This one offers peace of mind. Welcome to Suite 1403 at 38 Avenue Road, where every detail has been designed to make life feel effortless. Behind the private direct elevator entrance is an elegant corner residence that offers the rare combination of generous proportions, refined finishes, and exceptional service. For Sale: Bright 1-Bedroom Condo in Corktown, Toronto (60 Tannery Rd #516) Step into a sunlit living and dining space with clean sightlines and effortless flow. The open-concept kitchen keeps you connected – prep dinner, catch your favourite show, and take in the view all at once.
Something Else Is Telling Me the Real Estate Market Is Slow
For weeks, we’ve been talking about the fall real estate market as though it was just about to arrive. Well, September has come and gone, and the numbers were surprisingly softer than expected. GTA sales were down 9% compared with last September, but the number that really caught my attention was new listings, which were down 14.4%. The average selling price was $1,006,409, down 5.1% year-over-year. But that doesn’t mean there aren’t buyers out there. We’re seeing them firsthand. Our recent first-time buyer seminars had more than 35 attendees, and our open houses have been busy. Buyers are looking, asking questions and educating themselves. They’re just hesitant to make a move. What’s interesting is that sellers seem hesitant too. And I’ve noticed another sign of the slower market that you definitely won’t find in the monthly statistics. My phone is ringing a lot more. Mortgage brokers, photographers and movers have been reaching out asking for referrals and looking to connect. I honestly can’t remember receiving this volume of prospecting calls before. When real estate sales slow down, it doesn’t just affect buyers, sellers and Realtors. There’s an entire industry connected to real estate transactions, and for many mortgage brokers, photographers, movers and other service providers, Realtors are an important source of business. So, I’ll say it again: if you’re a buyer, you have a huge advantage in today’s market. There is less competition, more time to make decisions and, in many cases, room to negotiate. That doesn’t mean every property is a deal, but it does mean buyers have opportunities they simply didn’t have a few years ago. On a completely different note, I’ve recently learned how to make sourdough bread, so this Thanksgiving I’ll be surprising my family with my homemade sourdough. That’s in addition to my squash soup and Guyanese mac and cheese. It is definitely going to be a weekend of feasting. I hope you and your family have a wonderful Thanksgiving and enjoy a great meal together. And if someone around the table happens to mention that they’re thinking about making a move, you know what to tell them: If you need to buy or sell, just call Davelle. My First Home: How to Buy Smart in Toronto Know someone who talks about buying a home “someday”? Forward them a copy of our new My First Home magazine. It covers what to know, where to look, and how to buy smart in Toronto. Want to Make This Market Work for You? As always, if you have questions about the market, or would like an updated home evaluation, we’re here to help. For Sale: Renovated 1+1 Bedroom Condo in Midtown, Toronto (225 Merton St #501) Welcome to your own slice of paradise in the heart of Midtown, where the Kay Gardner Beltline Trail is practically your backyard. Morning run? Evening stroll? Taking Fido out for a spin? Just step outside and you’re there. Inside, this spacious one-bedroom-plus-den suite has plenty to love. For Sale: Renovated 3-Bedroom Detached House in Leslieville (14 Coady Ave) Morning Coffee. Evening Wine. Leslieville Living. This turnkey Leslieville gem checks all the boxes. Beautifully renovated and completely move-in ready, this detached 3-bedroom, 3-bathroom home is designed for easy everyday living and effortless entertaining. For Sale: Luxurious 2-Bedroom Corner Suite in Yorkville, Toronto (38 Avenue Rd #1403) Some homes offer luxury. This one offers peace of mind. Welcome to Suite 1403 at 38 Avenue Road, where every detail has been designed to make life feel effortless. Behind the private direct elevator entrance is an elegant corner residence that offers the rare combination of generous proportions, refined finishes, and exceptional service. For Sale: Bright 1-Bedroom Condo in Corktown, Toronto (60 Tannery Rd #516) Step into a sunlit living and dining space with clean sightlines and effortless flow. The open-concept kitchen keeps you connected – prep dinner, catch your favourite show, and take in the view all at once.
First-Time Homebuyer Mistakes: Wants vs Needs When Buying a Home | My First Home #4
Buying your first home in Toronto can be exciting, but one of the hardest parts is figuring out the difference between what you want and what you actually need. In this episode of the First-Time Home Buyer Series, Davelle Morrison explains how to build a realistic home-buying wish list, decide which features are truly important, and avoid getting stuck searching for the “perfect” property. The buyers who tend to make the best decisions are not necessarily the ones with the longest wish lists. They are the ones who understand what they will and will not compromise on. In this video, you will learn: Davelle also explains why buyers should think beyond their current lifestyle. A home that works today may not work a few years from now if you need space for a partner, children, pets or a home office. Another important lesson is knowing when to stop looking. Seeing too many properties can make the decision harder, not easier. Once you understand the market and know your priorities, the goal becomes finding a home that checks the most important boxes rather than waiting endlessly for perfection. Davelle also shares the 80% rule. If a home meets most of your important needs, including location, budget, commute, layout and resale potential, cosmetic items such as countertops, paint colours and light fixtures can usually be changed later. Your first home probably will not be your forever home. The goal is to choose a property that works for your life today, gives you room for the future, and puts you in a stronger financial position over time. Get More First-Time Buyer Resources We created My First Home to help Toronto first-time buyers understand the process in a practical, approachable way. Download your free copy of our quarterly My First Home magazine and learn about upcoming first-time buyer seminars at: Have a question you would like us to cover in a future episode? Leave a comment on the video or get in touch with our team.
House vs Condo in Toronto: What First-Time Buyers Should Know | My First Home #3
Trying to decide whether your first home in Toronto should be a condo or a house? There isn’t one right answer — the best choice depends on your budget, lifestyle, future plans and how long you expect to stay in the property. In this episode of the First-Time Home Buyer Series, Davelle Morrison breaks down the pros and cons of buying a house vs. a condo in Toronto and explains what first-time buyers should think about before making the decision. One of the biggest mistakes buyers make is assuming that a house is automatically the better purchase. Sometimes a condo can actually be the smarter option depending on your needs, while in other situations stretching for a house may make more sense over the long term. In this video, you’ll learn about: Condos can offer amenities such as pools, concierge service and minimal exterior upkeep, which can make them especially appealing for busy buyers or people who travel frequently. Houses, on the other hand, can provide more living space, outdoor access and greater flexibility as your family or lifestyle changes. They can also offer opportunities such as a basement apartment that may provide additional income. Davelle also discusses one of the biggest considerations with condo ownership: maintenance fees. The size of the building, concierge service and amenities such as swimming pools can all influence how much owners pay each month. Ultimately, there is no one-size-fits-all answer. The goal is to choose the property that works for your lifestyle, your finances and where you expect to be over the next five to ten years. And remember: your first home doesn’t have to be your forever home. For many Toronto buyers, that first step may be a condo — and the important thing is making a decision that puts you in a stronger position down the road. Get More First-Time Buyer Resources We created My First Home to help Toronto first-time buyers understand the process in a practical, approachable way. Download your free copy of our quarterly My First Home magazine and learn about upcoming first-time buyer seminars at: Have a question you would like us to cover in a future episode? Leave a comment on the video or get in touch with our team.
How Much Can You Afford? First-Time Home Buyer Costs in Toronto | My First Home #2
Buying your first home involves a lot more than just saving for the down payment. In this episode of Davelle Morrison’s First-Time Home Buyer Series, Davelle breaks down the costs Toronto buyers should prepare for and explains how to determine what you can realistically afford before starting your home search. One of the first steps is speaking with a mortgage broker or lender to get pre-approved. Davelle discusses how mortgage brokers can potentially secure a rate hold while you search for a property, as well as why working with a financial planner can help you establish a budget that keeps you from becoming house poor. She also explains why major financial changes, such as switching jobs or financing a new car, can affect how much mortgage financing you qualify for while you’re preparing to buy. In this video, you’ll learn about: Toronto buyers also need to account for both provincial and municipal land transfer tax, which can represent a significant upfront expense. Davelle explains how the tax is calculated on a graduated basis and discusses rebates available to qualifying first-time buyers. She also explains the difference between your deposit and down payment. The deposit paid after an accepted offer forms part of your overall down payment, while additional closing expenses need to be budgeted for separately. Other closing costs can include legal fees, title insurance and adjustments for expenses the seller has already paid, such as condo maintenance fees, property taxes or utilities. Whether you’re planning to buy a Toronto condo, house or your first property anywhere in Ontario, understanding these expenses before you start shopping can help you avoid surprises when it comes time to close. Get More First-Time Buyer Resources We created My First Home to help Toronto first-time buyers understand the process in a practical, approachable way. Download your free copy of our quarterly My First Home magazine and learn about upcoming first-time buyer seminars at: Have a question you would like us to cover in a future episode? Leave a comment on the video or get in touch with our team.
How to Buy Your First Home in Toronto: First-Time Buyer Guide 2026 | My First Home #1
Buying your first home is exciting, but it can also feel overwhelming. Where do you start? How much can you afford? Should you speak to your bank or a mortgage broker? What mistakes should you avoid before making an offer? In Episode 1 of our My First Home series, Davelle Morrison walks through the first steps every first-time buyer should understand before beginning their home search. This episode covers: Whether you are just starting to think about buying or already actively looking, this video will help you feel more informed, prepared, and confident. Get More First-Time Buyer Resources We created My First Home to help Toronto first-time buyers understand the process in a practical, approachable way. Download your free copy of our quarterly My First Home magazine and learn about upcoming first-time buyer seminars at: Have a question you would like us to cover in a future episode? Leave a comment on the video or get in touch with our team.
Could Toronto Buyers Save $18,000?
I just read the news that Toronto mayoral candidate Brad Bradford is proposing that, if elected, he will scrap the municipal portion of the Land Transfer Tax on the first $1.1 million of a principal residence. For someone buying a $1.1 million home, that would represent a savings of more than $18,000. That is a huge amount of money for buyers. Toronto home buyers currently face a double Land Transfer Tax when they purchase in the city — one provincial and one municipal — so any relief from that cost would make a real difference. As a real estate agent who hosts first-time buyer sessions, I know how exciting an announcement like this can be for buyers trying to get into the market. In fact, this fall we held two home buyer sessions with more than 40 attendees. The interest from first-time buyers is definitely there, and anything that makes it easier for them to purchase their first home deserves attention. Ever since Toronto introduced its own Land Transfer Tax, it has been a significant additional cost for buyers. For a home priced at $1.1 million, the combined provincial and municipal Land Transfer Tax is $36,950. For an eligible first-time buyer, rebates bring that amount down to $28,475. So you can see why eliminating more than $18,000 of that cost would be meaningful. And here’s the important part: Land Transfer Tax isn’t rolled into your mortgage. It has to be paid at closing, out of pocket. That’s real money buyers need to have available on top of their down payment, legal fees and other closing costs. On a $1.1 million purchase, the minimum down payment alone is approximately $85,000. Add almost $30,000 in Land Transfer Tax for a first-time buyer and you can quickly see how difficult it can be to get into the Toronto market. Bradford’s proposal would apply to principal residences, not investment properties, and he has said it would be retroactive to purchases made beginning September 29. Of course, there is another side to this proposal. The plan is estimated to reduce City of Toronto revenue by approximately $300 million per year. That’s a significant amount of money, and the obvious question becomes: how does the City make up that difference? Bradford has proposed a combination of changes to capital spending, borrowing and other measures to offset the lost revenue. Whether the numbers ultimately work is something that will undoubtedly be debated during the election campaign. But from the perspective of someone who regularly sits across the table from first-time buyers trying to figure out how to come up with their down payment and closing costs, there’s no question that $18,000 is a meaningful amount of money. Toronto’s first-time home buyers could certainly use some help getting into the market. Now we’ll have to see whether this proposal ever becomes reality. And don’t forget if you know of someone who needs to buy or sell, please make sure they call Davelle. My First Home: How to Buy Smart in Toronto Know someone who talks about buying a home “someday”? Forward them a copy of our new My First Home magazine. It covers what to know, where to look, and how to buy smart in Toronto. Want to Make This Market Work for You? As always, if you have questions about the market, or would like an updated home evaluation, we’re here to help. For Sale: Renovated 1+1 Bedroom Condo in Midtown, Toronto (225 Merton St #501) Welcome to your own slice of paradise in the heart of Midtown, where the Kay Gardner Beltline Trail is practically your backyard. Morning run? Evening stroll? Taking Fido out for a spin? Just step outside and you’re there. Inside, this spacious one-bedroom-plus-den suite has plenty to love. For Sale: Renovated 3-Bedroom Detached House in Leslieville (14 Coady Ave) Morning Coffee. Evening Wine. Leslieville Living. This turnkey Leslieville gem checks all the boxes. Beautifully renovated and completely move-in ready, this detached 3-bedroom, 3-bathroom home is designed for easy everyday living and effortless entertaining. For Sale: Luxurious 2-Bedroom Corner Suite in Yorkville, Toronto (38 Avenue Rd #1403) Some homes offer luxury. This one offers peace of mind. Welcome to Suite 1403 at 38 Avenue Road, where every detail has been designed to make life feel effortless. Behind the private direct elevator entrance is an elegant corner residence that offers the rare combination of generous proportions, refined finishes, and exceptional service. For Sale: Bright 1-Bedroom Condo in Corktown, Toronto (60 Tannery Rd #516) Step into a sunlit living and dining space with clean sightlines and effortless flow. The open-concept kitchen keeps you connected – prep dinner, catch your favourite show, and take in the view all at once.