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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.

Last week I wrote about something I’ve been noticing in the market. The buyers are out there. They’re coming to open houses, attending our first-time buyer seminars, asking questions and watching listings. But many of them still seem hesitant to make an offer. So what are they waiting for? Lower prices? Lower interest rates? More certainty around the economy? Probably a bit of everything. Then I came across a number this week that really caught my attention. 156. That’s how many condo units started construction in the City of Toronto in the first half of this year. Just 156. For comparison, Toronto averaged about 7,000 condo starts a year over the previous decade. Right now, condo buyers have something they haven’t had in a long time: choice, time and negotiating power. Prices are down. Sellers are more flexible. Investors are struggling with cash flow. And developers have responded by pulling back dramatically on new construction. That makes sense today. But what happens a few years from now if we simply haven’t built enough homes? That’s the contradiction I keep coming back to. Buyers are nervous today, but tomorrow’s problem could be lack of supply. I’m not saying buyers should rush out and buy something just because they’re afraid of missing out. But if you’ve been waiting for everything to feel perfectly safe, it may be worth asking yourself a different question. Instead of: What if I buy and prices fall a little more? Maybe ask: What happens if I wait until everyone else feels confident again? Because right now, buyers still have something pretty valuable: Choice. Time. And negotiating power. The question is how long all three last. And if you need to buy and sell, please don’t forget to 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.

What Have I Noticed in the Market This Week? Contradictions. We have a fabulous detached house listed in Leslieville right now, and despite a full marketing plan, the number of private showings has been disappointing. What makes it even more puzzling is that more than 30 groups came through our weekend open houses. So where did they go? Why didn’t more of those people come back with their agents for a second look? I wish I had a simple answer. A few people at the open house did mention the lack of parking, and that may be a bigger factor in this market than we initially thought. On offer night, we didn’t receive any offers. When I spoke with other agents in the area who also had homes listed without parking, they were seeing the same thing: fewer showings and little to no offer activity. Meanwhile, another nearby property with parking for two cars received more than 10 offers. Same general market. Very different result. And then there is the other side of what I’m seeing. This week we hosted our second first-time buyer seminar in just two weeks and were pleasantly surprised to have more than 20 people attend. Our seminar two weeks earlier had just under 20 attendees. That tells me something. The buyers are out there. They are curious. They are educating themselves. They are going to open houses. They are asking questions. They are watching prices. They just don’t seem to be in a hurry to make offers. And maybe that is the real story of the market right now. Buyers have not disappeared. They have become much more selective. A few years ago, a buyer might have overlooked something like no parking because they were worried that if they didn’t buy the house, someone else would. Today, they are more comfortable saying, “I like it, but I’m going to keep looking.” That can be frustrating for sellers, but it also gives us valuable information. Features matter more. Presentation matters more. And understanding what today’s buyer is willing to compromise on, and what they are not, matters more than ever. What gives me some optimism is that people are still showing up. Thirty-plus groups at an open house is not a lack of interest. Forty-plus people attending first-time buyer seminars over two weeks is not a lack of interest. It tells me there is a lot of pent-up demand sitting on the sidelines. The question is what will finally make those buyers act. Will it be the right house? A further adjustment in price? More confidence in the economy? Or simply reaching the point where they are tired of waiting? I suspect it will be a little bit of all of the above. And when buyers do decide they are ready, they may discover that the amount of choice is not quite as plentiful as they expected. August actually saw GTA new listings fall 14.1% compared with last year, while sales declined by only 2.1%. So yes, this market is full of contradictions. But that is also what makes it interesting. People are looking. People are learning. People are planning. And eventually, some of those people are going to become buyers. The job right now is to make sure that when they are ready, your property is the one they want. And please don’t forget if you need to buy or sell, please 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. Sold: 1+1 Bedroom Condo With a View | South Riverdale/Leslieville (625 Queen St E #505) Some homes impress. This one stops you in your tracks. The moment you step inside, your eyes are drawn to the view—a breathtaking, protected western panorama stretching over the Don Valley to the Toronto skyline, with the CN Tower standing proudly in the distance. Day or night, it’s a living work of art you’ll never tire of.

What the Average Price Doesn’t Tell You The latest Toronto real estate headline caught my attention. The average GTA home price dipped below $1 million in August. According to TRREB, the average selling price across the GTA was $993,410 in August, down 2.7% compared to August of last year. Sales were also down slightly, by 2.1%, while new listings fell more sharply, by 14.1%. So yes, technically, the average GTA home price is under $1 million again. But before anyone pops the champagne, let’s talk about what that number actually means. Averages can be helpful, but they can also be misleading. When you hear that the “average home” in the GTA is under $1 million, it does not mean every part of the market suddenly became affordable. It also does not mean every buyer can now find the kind of home they want for less than seven figures. A detached home in Midtown Toronto is not the same market as a one-bedroom condo downtown. A semi in Riverdale is not the same market as a townhouse in the 905. A large, well-laid-out condo with parking and outdoor space is not the same market as a small investor-owned unit in a building with lots of competition. That is why I always hesitate when people ask, “How’s the market?” The real answer is: it depends. It depends on whether you’re buying or selling.It depends on the neighbourhood.It depends on the price point.It depends on how much similar inventory is available at that exact moment. The August numbers are interesting because they tell two stories at once. On one hand, prices are still softer than they were a year ago. That is giving many buyers more room to breathe, especially compared to the frenzied market we saw a few years ago. On the other hand, new listings were down quite a bit compared to last August. So while buyers may still have negotiating power, they may not have endless choice in every neighbourhood or property category. That is where the headline number only gets you so far. If you are a buyer, the average GTA price does not matter nearly as much as what comparable properties are selling for in the neighbourhoods and buildings you are actually considering. If you are a seller, the average GTA price does not tell you what your home is worth. Your value depends on your micro-market: the last few relevant sales, what else is currently listed, how your home presents, and how well it is priced from the beginning. This is especially important heading into the fall market. September is when people tend to get serious again. Buyers come back from summer holidays. Sellers who were waiting for fall begin preparing their homes. Families start thinking about what they want their lives to look like before the end of the year. But this fall may not look the same in every neighbourhood. Some areas may see more inventory. Others may remain tight. Some listings may sit. Others may surprise people. Some condos may offer real opportunity. Some houses may still attract strong interest if they are priced properly. That is why broad headlines can be interesting, but they should never be the whole strategy. The average home price being under $1 million makes for a great headline. But real estate decisions are not made in the average market. They are made one property, one neighbourhood, one building, and one conversation at a time. If you are wondering what the fall market means for your own home, your next purchase, or your investment property, we would be happy to talk it through with you over coffee. And remember if you’d like to buy or sell, please make sure you call Davelle. P.S. TIFF starts this week, which means Toronto is about to have that unmistakable September buzz. Restaurants will be busy, King Street will be full of energy, and for the next 10 days, the city gets to show off a little. It is always a good reminder that in real estate, people are not just buying bedrooms and bathrooms. They are buying the life outside their front door too. 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 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. Sold: 1+1 Bedroom Condo With a View | South Riverdale/Leslieville (625 Queen St E #505) Some homes impress. This one stops you in your tracks. The moment you step inside, your eyes are drawn to the view—a breathtaking, protected western panorama stretching over the Don Valley to the Toronto skyline, with the CN Tower standing proudly in the distance. Day or night, it’s a living work of art you’ll never tire of.

September Is When Toronto Gets Serious Again So, what’s going to happen in the fall real estate market? If only I had a crystal ball. Every year, September seems to arrive with a different kind of energy. Summer holidays wind down, kids go back to school, routines return, and people start thinking seriously about what they want the rest of the year to look like. In real estate, September often feels much more like the beginning of the year than January does. People who spent the summer thinking about making a move suddenly start having more serious conversations. Buyers who were casually watching listings begin booking showings again. Sellers who were waiting for “the right time” start deciding whether this is the fall they finally make a change. And this year, I’m hearing mixed signals — which, honestly, makes the market even more interesting. I was recently in a mastermind session at work where one of the agents was saying she had reached out to several top Riverdale agents to ask if they had listings coming up this fall. The answer she kept getting was: not many. That is obviously very good news for anyone thinking of listing a home in Riverdale. If there are fewer homes coming to market and buyers are actively watching that neighbourhood, a well-priced listing could get a lot of attention. But then I decided to walk around my own office and ask my colleagues what they had coming up this fall. And I got the opposite answer. Many of them have listings coming out. Some clients are ready to move. Some are downsizing. Some are upsizing. Some are rightsizing. And some are simply tired of sitting on the sidelines waiting for the headlines to give them perfect clarity. They have decided to get on with it. That may be the real theme of this fall. Not certainty. Movement. Spring is usually the busiest real estate market of the year, but fall is typically the second most active. And after a summer where many people were watching, waiting, and wondering what would happen next, I think September will tell us a lot. Will more listings come out?Will buyers who have been waiting finally start making decisions?Will well-priced homes attract more competition?Will condos continue to offer opportunities for buyers?Will sellers adjust to today’s market instead of wishing for yesterday’s prices? Those are the things I’ll be watching. The truth is, there is no single Toronto real estate market right now. Riverdale may have limited inventory. Another neighbourhood may have more choice. A great family home may get immediate attention, while a small condo may need a very different pricing strategy. That is why broad headlines only tell part of the story. What matters most is what is happening in your neighbourhood, your building, your price range, and your category of the market. So if you are wondering whether this fall is the right time to buy or sell, the answer is not the same for everyone. But it may be the right time to start having the conversation. September doesn’t necessarily tell us exactly where the market is going. But it usually tells us who is serious. If you are thinking about making a purchase or sale this fall, we would be happy to talk it through with you over coffee. And remember if you’d like to buy or sell, please make sure you 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: 1+1 Bedroom Condo With a View | South Riverdale/Leslieville (625 Queen St E #505) Some homes impress. This one stops you in your tracks. The moment you step inside, your eyes are drawn to the view—a breathtaking, protected western panorama stretching over the Don Valley to the Toronto skyline, with the CN Tower standing proudly in the distance. Day or night, it’s a living work of art you’ll never tire of. 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.

Dare I say it? Summer is almost over. I know the official end of summer is still a few weeks away, but you can feel the shift already. The air is a little cooler. The sun is setting earlier. And, as always seems to happen at this time of year, people are starting to think about what they want the next season of their life to look like. September has always felt a bit like January to me. It is a time of renewal. A time to reset. A time when people join the gym, rethink their routines, and sometimes make much bigger life decisions. Over the past couple of weeks, I’ve started hearing from people who are thinking about downsizing, upsizing, and rightsizing this fall. Some are looking for less maintenance. Some need more space. Some want to be closer to family. Others are simply asking themselves whether their current home still fits the life they want to live. Despite all the unease happening in the world right now, many people we are speaking with are still reevaluating their living situation and considering what changes they want to make. I’ve also noticed another conversation coming up more often lately. I was recently out with friends and, inevitably, the conversation turned to real estate. A friend who works in finance was quite convinced that the market was doomed and that parents and grandparents would no longer be able to help their children or grandchildren buy homes. It is a conversation I seem to be getting pulled into more and more these days. And while I absolutely appreciate that not every parent or grandparent is in a position to help financially, I have also seen the opposite play out many times over the years. Whether it is today, 10 years ago, or 20 years ago, many families have found ways to help the next generation get into the market. According to Statistics Canada, 40.1% of Canadian homeowners are mortgage-free. In other words, roughly four out of 10 homeowners in Canada have paid off their mortgage. That is a significant amount of untapped home equity. For many parents and grandparents, that equity becomes part of the conversation when their children or grandchildren are trying to buy a home. It may not be available to everyone, but it is one of the reasons I am cautious when I hear overly gloomy predictions about the real estate market. The market is changing, yes. But doomed? I don’t believe that. What I do believe is that different parts of the market are behaving very differently. Take the investor market, for example. Owning an investment condo has become much more difficult. Between higher mortgage payments, maintenance fees, property taxes, and softer rents in some areas, the cash flow can be very tight. I recently spoke with someone who is paying about $800 per month out of pocket to cover the costs of a condo they are renting out. I’m seeing it personally as well. We are currently looking for a new tenant for our basement apartment. Our last tenants were paying $1,800 per month. They moved out in July, and I first listed the apartment at $1,650. I have since reduced it to $1,595, and it is still taking time to find the right tenant. So when people talk about the market being challenging, I understand that too. The market is not easy for everyone right now. Sellers need to be realistic. Buyers need to be prepared. Investors need to run the numbers carefully. And anyone thinking about making a move needs advice that is specific to their situation, not based on broad headlines or cocktail-party predictions. That is really the point. There is no one Toronto real estate market right now. There is the market for a family house in a great neighbourhood.There is the market for a small downtown condo.There is the market for investors.There is the market for first-time buyers.There is the market for downsizers. And each one tells a slightly different story. So if this September has you thinking about a change — whether you are considering moving up, moving down, buying your first place, helping a family member, or reassessing an investment property — we would be happy to talk it through with you. Sometimes the best first step is simply a coffee and an honest conversation. And please don’t forget if you need to buy or sell, please 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: 1+1 Bedroom Condo With a View | South Riverdale/Leslieville (625 Queen St E #505) Some homes impress. This one stops you in your tracks. The moment you step inside, your eyes are drawn to the view—a breathtaking, protected western panorama stretching over the Don Valley to the Toronto skyline, with the CN Tower standing proudly in the distance. Day or night, it’s a living work of art you’ll never tire of. 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.

For the last couple of years, buyers have had something they almost never get in Toronto real estate. Time. Time to think. Time to negotiate. Time to sleep on it. Time to go back for a second showing. Time to compare one property against another. And in many cases, that patience has paid off. But I’m starting to wonder how much longer buyers will have quite this much breathing room. The latest July numbers from TRREB are interesting because they show a market that is not quite as simple as the headlines might suggest. GTA home sales were almost flat compared to July of last year, down just 0.9%. But new listings dropped by 17.8%. The average selling price was $1,003,956, down 4.5% compared to July 2025. So prices are still lower than they were a year ago. But fewer new properties are coming onto the market. That’s the part I think buyers need to pay attention to. This does not mean the market has suddenly turned hot again. It does not mean bidding wars are back everywhere. It does not mean buyers should panic or rush into the wrong property. But it does mean the balance may be shifting. When sales hold relatively steady but new listings fall, buyers can start to lose some of the choice they had before. And when buyers have fewer good options, their negotiating power can begin to shrink. We are already seeing how different one property can be from another. A well-priced house in a desirable neighbourhood can still attract plenty of attention. A condo that is priced realistically can sell. But a property that is still priced as though it is 2021 or 2022 can sit for weeks, sometimes months. That is why this market is so nuanced. It is not simply a buyer’s market or a seller’s market. It depends on the property type, the neighbourhood, the price point, the condition, the building, and how much competition is currently available. Condos are still one of the more interesting parts of the market right now. There is still choice. There is still room to negotiate. And for first-time buyers or downsizers, there are opportunities today that would have been very difficult to find a few years ago. But even there, the best value does not always sit around forever. The mistake some buyers make is assuming that because the overall market has been soft, every property is automatically overpriced and every seller will take a huge discount. That is not always the case. There is a big difference between a property that is overpriced and one that is simply good value in a softer market. So if you are a buyer, the question is not, “Should I rush?” The better question is, “Am I prepared?” Do you know what good value looks like in the neighbourhoods you are considering? Do you know which buildings have reasonable maintenance fees? Do you know which layouts will be easier to resell in five or ten years? Do you know when to negotiate hard and when to move quickly? Because the opportunity in this market is not just that prices are lower. The opportunity is that thoughtful buyers still have room to make smart decisions before everyone else feels confident again. And if you are a seller, the message is just as important. Pricing matters more than ever. Buyers are watching closely. They know what else is available. They are not afraid to wait if a property feels overpriced. But when something is positioned properly from the beginning, there are still buyers out there. The market rarely announces when it is changing. It usually shifts quietly. First, a few more showings. Then, fewer competing listings. Then, a good property sells faster than expected. Then, buyers who were waiting suddenly realize they do not have quite as much choice as they thought. We are not in a runaway market. But we may be in a market where the best opportunities are not quite as endless as they felt a few months ago. So the question I would ask is this: Would you rather buy when everyone is confident the market has recovered — or while everyone is still debating whether it has? And don’t forget if you know of anyone that needs to buy or sell, please tell them to 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: 1+1 Bedroom Condo With a View | South Riverdale/Leslieville (625 Queen St E #505) Some homes impress. This one stops you in your tracks. The moment you step inside, your eyes are drawn to the view—a breathtaking, protected western panorama stretching over the Don Valley to the Toronto skyline, with the CN Tower standing proudly in the distance. Day or night, it’s a living work of art you’ll never tire of. 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.

Last week we talked about why today’s market may actually present an opportunity for homeowners looking to move. This week, let’s talk about the financing side. Many homeowners assume they have to wait until their mortgage renews before moving. Often, that’s simply not the case. Here are some of the options worth discussing with your mortgage broker. 1. Can you port your mortgage? If you currently have an attractive mortgage rate, you may be able to transfer or “port” that mortgage to your next home. Not every mortgage is portable, but when it is, this can help you keep your existing rate and avoid paying a mortgage penalty. 2. What if your next home costs more? If you’re moving up in price, your lender may offer what’s called a blend-and-extend mortgage. This combines your current mortgage with the additional funds you need at today’s rates, creating one blended interest rate. 3. Should you break your mortgage? Sometimes paying a penalty actually saves money over the long term. Variable-rate mortgages often carry relatively straightforward penalties. Fixed-rate mortgages can be much more expensive to break. This is one of those situations where it’s worth getting advice before making assumptions. 4. What is bridge financing? If you purchase your next home before your current home closes, bridge financing can temporarily provide access to your equity. It’s designed specifically to bridge the gap between two transactions. 5. How can you use your home equity? Many homeowners have built significant equity over the years. That equity may help fund your next down payment or increase your purchasing power. 6. Remember—you still have to qualify. Even if you’re moving your existing mortgage to another property, lenders generally require you to qualify under today’s lending rules. That’s another reason to involve your mortgage broker early. 7. Don’t forget the costs of moving. Repeat buyers often remember the down payment… …but forget about: Planning ahead makes moving far less stressful. The Bottom Line Trying to perfectly time the market is incredibly difficult. Instead, focus on whether the move makes sense for your life and your finances. When those two align, today’s market may offer opportunities that simply didn’t exist a few years ago. If you’re wondering whether it’s the right time for you to move, we’d be happy to sit down, run through the numbers, and build a strategy together. Sometimes that’s all it takes to discover that your next move is much closer than you thought. And don’t forget if you need to buy or sell, please 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: 1+1 Bedroom Condo With a View | South Riverdale/Leslieville (625 Queen St E #505) Some homes impress. This one stops you in your tracks. The moment you step inside, your eyes are drawn to the view—a breathtaking, protected western panorama stretching over the Don Valley to the Toronto skyline, with the CN Tower standing proudly in the distance. Day or night, it’s a living work of art you’ll never tire of. 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.

I’ve had the same conversation several times over the past few months. “Davelle, we’d like to move… but we’re waiting until the market gets better.” I understand. Selling your home for less than it may have been worth a few years ago doesn’t feel great. But here’s what many homeowners forget. If you’re buying in the same market, you’re benefiting from lower prices too. In fact, for many move-up buyers, today’s market may be one of the best opportunities we’ve seen in years. Don’t focus only on what you’re selling. Look at what you’re buying. Imagine your condo has declined by $175,000. That feels painful. But if the detached home you’re hoping to buy has fallen by $425,000 over the same period, you’ve actually narrowed the gap by roughly a quarter of a million dollars. That’s the part many people overlook. You’re not just selling in today’s market. You’re buying in it too. Why many homeowners are moving today People don’t move because of the market. They move because life changes. Maybe… Life doesn’t always wait for the “perfect” market. Fortunately, today’s market offers some advantages: That’s why I encourage clients to look at the overall math, not just the sale price of their current home. Buy first or sell first? Another question I hear almost every week. In today’s market, I generally recommend selling first. Why? Because you’ll know exactly: Then you can shop confidently. Could buying first work? Absolutely. But only if your finances comfortably allow you to carry both properties for a period of time. Every family is different, which is why strategy matters. Next week… We’ll dive into the financial side of moving, including: These are questions every homeowner should ask before making their next move. Have questions before then? Give Steve or me a call. We’d be happy to walk through your numbers and help you determine whether moving today makes sense for your situation. And don’t forget if you need to buy or sell, please 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: 1+1 Bedroom Condo With a View | South Riverdale/Leslieville (625 Queen St E #505) Some homes impress. This one stops you in your tracks. The moment you step inside, your eyes are drawn to the view—a breathtaking, protected western panorama stretching over the Don Valley to the Toronto skyline, with the CN Tower standing proudly in the distance. Day or night, it’s a living work of art you’ll never tire of. 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.

One Strategy Doesn’t Fit Every Listing This week we took offers on a condo we listed in Roncesvalles, and it was a great reminder that every property needs its own marketing strategy. When we listed our client’s suite at 36 Howard Park, there were already four other condos for sale in the building. None of them were new listings, and all had been sitting on the market for well over a month. In today’s condo market, that’s not unusual. Our client wanted to move on quickly so they could purchase their next home, so we had one goal: make this suite stand out from the competition. After looking at the market, we decided to price the suite well below the competing listings and set an offer date one week later. It was a calculated strategy, and fortunately, it paid off. This is a highly sought-after building in Roncesvalles, just a hop, skip, and a jump from High Park, so we knew there was demand. We just needed to create urgency. The results: Of course, that strategy doesn’t work for every property. A few weeks ago, we listed a luxury condo at 38 Avenue Road in Yorkville. It’s a completely different market. Most of the suites in the building are priced above $2.5 million, and luxury condos typically take much longer to sell. So the question became: How do we generate more exposure? Because the building doesn’t allow public open houses, we reached out to the other agents with listings in the building and proposed a joint REALTOR® open house. The idea was simple. An agent may not make a special trip to see one suite, but if they can view three exceptional suites in one visit, it’s much more worthwhile. By partnering with agents from other brokerages, we also expanded our reach into their networks and databases. In the end, seven agents attended. That may not sound like a huge number, but several of those agents had previously sold units in the building. Getting our listing in front of experienced agents who already know the building is exactly the kind of targeted exposure that can lead to the right buyer. The lesson? There is no one-size-fits-all approach to selling real estate. Every property deserves its own marketing plan based on its price point, location, competition, and buyer profile. The condo market today is still challenging for sellers. Some listings are attracting multiple offers, while others struggle to generate even a handful of showings. That’s why I’ve been telling every condo buyer I speak with the same thing: this is one of the best buying opportunities we’ve seen in years. There is an incredible amount of inventory, sellers are negotiating, and buyers have leverage that simply didn’t exist a few years ago. If you’ve been waiting for the “right time” to buy a condo, this may very well be it. 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: 1+1 Bedroom Condo With a View | South Riverdale/Leslieville (625 Queen St E #505) Some homes impress. This one stops you in your tracks. The moment you step inside, your eyes are drawn to the view—a breathtaking, protected western panorama stretching over the Don Valley to the Toronto skyline, with the CN Tower standing proudly in the distance. Day or night, it’s a living work of art you’ll never tire of. 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.