Toronto Real Estate West

Toronto Housing Market Astounds Everyone

David Pylyp (RE/MAX Realty Specialists Inc.,) — Fri, 04 Dec 2009 12:17:21 -0600

December 3, 2009 -- Greater Toronto REALTORS® reported 7,446 sales in November – slightly more than double the November 2008 result when GTA home sales had dipped markedly due to the economic downturn. Year-to-date sales were up 14 per cent compared to the first 11 months of 2008.

“This year in the GTA home sales will be in line with the healthy levels experienced between 2004 and 2006,” said Toronto Real Estate Board President Tom Lebour. “Increased resale home transactions in the Toronto area and country-wide played a key role in pushing the Canadian economy out of recession in the third quarter.”

The average price for November transactions was up 14 per cent year-over-year to $418,460. The average price year-to-date was up four per cent to $394,464.

“Very strong annual growth rates for sales and average price should be expected through the first quarter of 2010, because we will be comparing the current recovery to the housing market decline experienced last winter,” according to Jason Mercer, TREB’s Senior Manager of Market Analysis. “As we move into the spring, growth rates will move to more sustainable levels.”

We expected November would be near 8,000 sales. November 2009 ended up being the highest November in history for number of sales reported to TREB with 7,435 sales.

The Sellers Market continues with inventory levels are continuing to fall. (Fewer Homes for Sale) As of November 30th there were only 13,344 homes for sale. To put things into perspective, compared to 2007 which was a “hot” market, we had slightly more sales this November but currently there are 27% fewer homes for sale vs. November 2007 (18,309). Lets forget last years gutt renching price ride. Those who jumped while others held their breath made 20%.

Look again at the graph above. Seasonally adjusted hmes for sale really drop off in December. The next few weeks are when many sellers traditionally put off plans to list their homes until after the holidays. There is still a strong pent-up supply of HOT buyers right now and in many cases, they are competing over a supply of homes that is dropping everyday. Right now is probably the best time possible for anyone to list their home.

Naughty words in Ads and Banned Advertisers

David Pylyp (RE/MAX Realty Specialists Inc.,) — Wed, 02 Dec 2009 07:28:11 -0600

This caught my eye recently about a Realtor's plight in being banned from a number of local publications and boards for his "creative and descriptive" use of the English language.

Jules Bending of the Real Ralph Bending, an estate agent in Glastonbury, has been banned from advertising in a local paper and taken down from property websites Rightmove and Primelocation.comfor an unconventional approach to marketing properties. Here are some examples of his style:

• "Lease available for what can only be described as a prime piece of retail crumpet."

• "Three bedroom former school house with everything except the randy old teacher and fag butts down the loo."

• "Cheap but not particularly cheerful ground floor apartment."

• "Characterful as a vegetarian's fart, this Victorian beauty hums to the rhythm of a well soaked mung bean."

It may not be to everyone's taste and there's a touch of innuendo, but how offensive is it? It's not obscene, racist or classist; it doesn't attack people with disabilities. And none of it contravenes the Property Misdescriptions Act - claiming a tenant could "stare out of the window at Morrisons superstore in sheer delight" is a matter of fact. Well, maybe not the delight part.

Rightmove says Bending's listings on its site were removed after "public complaints", although it's a bit confused over the nature and number of them, as well as what sort of appeal Bending was offered against the decision. Of course, these "members of the public" could be rival estate agents. Whoever they are, should they have the right to ban slightly colourful language in a world where bland is the norm?

Whether they are offensive or not is not for me to decide. They have their own council and standards. The point that strikes me is that a REALTOR's purpose is to fill your housing need. This does include getting your property noticed. Has this realtor been effective? Absolutely. Impact advertising does get noticed on Google. You can search for yourselves or click here.

Its not the common place event that gets you noticed; Remember Talk is cheap.
If you would like some help getting noticed Give me a call.

Improvement of the west Don Lands Toronto renewal

David Pylyp (RE/MAX Realty Specialists Inc.,) — Mon, 30 Nov 2009 07:57:09 -0600

In a recent blog posting I asked if Garth Hated Toronto or just Realtors . I am flattered that Garth noticed a realtor's blog

An enthusiastic supporter added this comment to my blog; Why would Garth's negativity on buying a poorly designed 349 sq. ft. coffin in the middle of some highway ramps lead you to believe that he must hate Toronto or realtors? Would you tell your kids to buy trash like that for $180K?

On the heels of this exchange about employment for Toronto during a recession, infill housing for residential use, Housing within the city core to promote urban renewal and improved transit this item was released today from a gathering of rather learned people.

Governments of Canada, Ontario and Toronto Celebrate New Affordable Housing in West Don Lands

TORONTO, Nov. 29 /CNW/ - Funding of almost $23 million for 218 new affordable rental housing units for low-income families, seniors and singles was announced today in Toronto.

Lois Brown, Member of Parliament for Newmarket-Aurora, on behalf of the Honourable Diane Finley, Minister of Human Resources and Skills Development Canada and Minister Responsible for Canada Mortgage and Housing Corporation (CMHC); and George Smitherman, Member of Provincial Parliament for Toronto Centre, on behalf of the Honourable Jim Watson, Ontario's Minister of Municipal Affairs and Housing; along with City of Toronto Councillor Pam McConnell, Ward 28 Toronto Centre-Rosedale, on behalf of Mayor David Miller and City Council, and David Mitchell, Chair, Toronto Community Housing, made the announcement.

"Our government is helping Canadians during these tough economic times and giving hope to seniors, families and individuals who need quality, affordable housing that meets their needs," said MP Brown. This investment is possible through our government's Economic Action Plan, that stimulates the economy and creates jobs during this global recession For Ontario, this includes a $1.2 billion joint investment."

"This project represents our government's commitment to ensuring residents in Toronto and throughout Ontario have access to affordable housing," said MPP George Smitherman. "It will not only add significant support to the Province's efforts to reduce poverty, but will also mean the creation of hundreds of jobs for our workers."

"The West Don Lands neighbourhood will be a wonderful addition to our city. This community will be a beautiful, sustainable, and welcoming place for everyone to live, work, and play. I am very pleased that the City of Toronto contributed $4.3 million in waived development fees and charges and property tax exemptions to help create affordable housing for seniors and families." said Councillor McConnell, vice-chair of the Affordable Housing Committee.

"There remains a vast need for more affordable housing and Toronto Community Housing applauds the three levels of government for responding to this need," said Toronto Community Housing chair David Mitchell. "It's a great opportunity to help us achieve our mandate of providing quality housing for low-and moderate-income singles, families and seniors in Toronto."

The Government of Canada wants to ensure that Canadians on fixed incomes can live with independence and dignity and remain in their communities, close to family and friends. Canada's Economic Action Plan provides $400 million, over two years, to build new rental housing for low-income seniors. Overall, the Economic Action Plan includes $2 billion for new and existing social housing, plus up to $2 billion in loans to municipalities for housing-related infrastructure.

Canada's Economic Action Plan builds on the Government of Canada's commitment in 2008 of more than $1.9 billion, over the next five years, to improve and build new affordable housing and help the homeless.

Today's announcement celebrates funding for 218 units in two projects located at King and River Streets that will provide a total of 243 units of affordable rental housing for low-income families, singles and seniors. These homes are being developed by Toronto Community Housing and are part of the West Don Lands revitalization. The City of Toronto is increasing the number of affordable homes to 243 from 218 by directing an additional $7.49 million to this development from the provincial Developing Opportunities for Ontario Renters (DOOR) funding program, made possible through the federal Housing Trust.

Ontario is moving quickly to implement this additional funding. The province has already approved more than $172 million for construction-ready projects, which will improve access to affordable housing for low-income families, seniors and persons with disabilities across the province. It will also create jobs and strengthen local economies. To find out more about affordable housing in Ontario, visit www.mah.gov.on.ca.

No opinion was made about whether you should buy or not buy. No one has a gun to your head. Do or Do NOT. The final answer is that Toronto is a net destination for immigration, education, jobs and a safe haven for investment dollars. The market value is the market value. It is land, cost of construction, lot Levies, taxes, permits, materials, design, marketing and yes, the ever evil profit.

Consumers today realize that buying has always been a good hedge against inflation, and will continue to do so. You cannot live inside a mutual fund.

Here is the ultimate irony. If no one bought what they built, They wouldn't build it.

If you do not want the west Don Lands, I have readily available product on Humber Bay Shore at California Condos in Mystic Pointe

Lets recap, Greening the environment, providing low income housing, increased employment, Improved city density (population growth) Please show me where that is wrong?

Does Garth Turner hate Toronto? or Just Realtors?

David Pylyp (RE/MAX Realty Specialists Inc.,) — Sat, 28 Nov 2009 10:12:59 -0600

Garth Turner in his blog the Greater Fool "Hot on the heels of realtors bashing each other and throwing elbows over a new condo development in mid-town Toronto comes more evidence dark forces have taken over the GTA". Have a look for yourself about the remarks.

The comment that I found interesting is here;

It’s called River City. The ‘river’ in question is a channelized concrete ditch full of dead water called the Don. And in a crook of roadway, where the six-lane divided Don Valley Parkway leaps skyward to join the elevated Gardiner Expressway, on acres which sat for decades as an industrial wasteland, will rise River City. I will let you imagine.

One feature of this oasis of five buildings and 6,000 suites to be built over the next three years, is a four-acre park. But not just any park – this is the world’s first park built under highway ramps. Yes, under the Richmond-Adelaide ramps, which are choked with rush hour traffic and form one of the main arteries into The Big Smoke, will be bucolic bocci courts, children’s playgrounds and all the pigeons you’ll ever want to meet.

Now, I believe in Urban renewal. I believe in Rapid Transit. I am a proponent of neighbourhood and community. Population shifts in Canada and net migration to the Golden Horseshoe make us a destination. Endless suburbs to the east, west and north are proving to be a transit and gridlock fiasco.

So we need to revisit the Cherry Street side of the city, and the revitalization of the Don River wetlands. To that point I had done some reading, as a curious realtor, as to what might be.

Lower Don Lands Wins International Best Futuristic Design Award

Lower Don Lands plans have received the 'Best Futuristic Design Award’ in one of the world’s leading sustainability focused development industry design competitions. The Keating Channel Precinct, the Lower Don Lands’ first planned community, was recognized at the Building Exchange (BEX) Conference. The fifth annual BEX International Awards, held in partnership with the World Green Building Council, promote global standards for environmentally sound buildings, large-scale developments and infrastructure. Judged by a panel of leading experts, the awards celebrate sustainability, innovation, efficiency and collaboration in the built environment and demonstrate consideration of the issues surrounding climate change, sustainable communities and future legacies.
The Lower Don Lands is also the subject of another recent video created by Waterfront Toronto. The video, which is available for viewing on YouTube, features a flip animation that outlines the plans for the Lower Don Lands. View the video.

Winning an Award? This is a vastly different perspective than I read from the Greater Fool. Toronto is a growing and congested city that needs to deal with real issues of urban planning, hydro generation, How will we move Millions of people daily to work and back?, water cleanliness and quality of life of the residents.

This site on the Lower Don Lands could have been the Olympic Village had we won the bid. What would the fool have said then, Toronto's economy doesn't need tourist dollars? While we obviously read the same news sources, maybe I am just a glass half full person.

Please read Garth's Blog. But Please also read the comments and rhetoric. Make an informed decision. You are welcome to comment here also/

Investment Property Newly Built West Toronto

David Pylyp (RE/MAX Realty Specialists Inc.,) — Fri, 27 Nov 2009 17:06:52 -0600

If only that concept worked with Real Estate Investments in Toronto.

The property captioned on the video is a 10 unit residential and commercial mixed use property in close proximity to the (new and improved TTC ) Kipling Subway station. Superb commercial location for a few small stores and or business' that want extra eye's on their sign.

The property if compared to a row attached townhouse with condo fees of the same size would be selling for approximately $600.0 thousand. Three have a wooden patio deck back yard, Two have a rooftop Terrace. (Times 5 Units) . In addition there are 3 completely legal and NEW basement apartments that are one and two bedroom units. PLUS the two commercial units on the Bloor Street facade.

Buy Five you get three for free. Plus the additional cost of the two commercial units, places this Building at a replacement cost of $3.5 Million as the asking price.

So here we are; The Investment Handbook says that good invest is a building that has a CAP Rate of 6 0r 6.5% The Good Book never explained Interest Rates at the 2.5% annual APR or the Landlord Tenant Tribunal with rent limitation annually of 1.2%

The Good Book is also mute on Toronto Land Transfer Tax and GST.

Builders need to build and be permitted to market their finished products. Landlords need to be able to buy renovated or new product for rental purposes that meet market rents.

Do you have a spare million floating around that could earn EBIT 180.0K then give me a call. With a 1.0MM investment the return on investment is 18% or you could keep pushing money into the mattress and hope the kids don't throw it in the landfill. OH, That happened Right?

Scroll Down for Financial Proforma

Special Offers at California Condos on Toronto Waterfront

David Pylyp (RE/MAX Realty Specialists Inc.,) — Mon, 23 Nov 2009 19:52:05 -0600

Soon, you can ride the wave of excitement in south Etobicoke, when Camrost-Felcorp introduces California Condos – the newest phase at the company’s phenomenally successful, established, 16-acre, master-planned community, Mystic Pointe. Designed to be as fresh and sophisticated as its name, this hip and urban building will be situated close to the waterfront and all that lifestyle has to offer. California Condos residents will live just 10 minutes from downtown in a setting that will make breathtaking city and lake views part of their everyday life. The condominium will be situated just steps from the Humber Bay Shores waterfront, where residents can bicycle or stroll along the Martin Goodman Trail. Local amenities include a 24-hour Sobeys, Ikea, Sherway Gardens, fabulous restaurants, Humber Bay Park and other area parks, schools and libraries. Access to the Gardiner Expressway is convenient and the QEW, Hwy. 427, the Mimico GO station and TTC are all close by.

For those looking for seemingly endless amenities, the top two floors at California Condos are reserved for the highest beach club in the world. Suite owners will revel in this Venice Beach-inspired complex designed with an eclectic combination of classic and Bohemian surroundings. Click here for California Promo Video The top two floors will cater exclusively to residents, 12,000 sq. ft. of recreational space including an infinity lap pool and whirlpool with a bar that overlooks the city. Talk about “raising the bar” at California Condos! This space also includes cardio theatre, sky gym, an aerobics/yoga studio and a private cabana for spa treatment. Taking the concept of cool to a whole new level, residents will be welcomed to the beach club by a breath-taking view through a wall of glass overlooking the sundeck. On warm summer evenings, residents will enjoy viewing their favourite blockbusters when the sundeck is transformed into a theatre where movies will show on the wall! One floor below, the spacious sky lounge with cappuccino bar shares a catering kitchen with the private dining room, sure to be a hit with the sophisticated urbanites who will call California Condos “home.” California Condos will share with Tides and iLoft residents, the 14,000-sq.-ft Sports and Entertainment Complex located on the fourth-floor podium, and features an outdoor pool, jogging track, two squash courts, indoor theatre room, billiards, saunas and much, much more! An innovative building, California Condos will soar 32 storeys and feature suites ranging from 580 to over 2100 sq. ft. All suites in this remarkable building will have a balcony or terrace, so owners can make the most of scintillating lake and city views.? Nine- and 10-ft. ceilings, kitchens including a spectacular over-the-island hood fan, and stainless steel appliances are just some of the standard suite features highlighting this incredible building. Mystic Pointe is one of Toronto’s most coveted condominium addresses. This established community epitomizes Camrost-Felcorp’s leading-edge design and forward thinking when it comes to creating communities that transcend the ordinary to offer something unique in the marketplace. For more than three decades the company has led the building industry in creating many of Toronto’s distinctive and memorable residential communities that are immediately identifiable by Camrost-Felcorp’s signature of excellence. Each unique community is built on a foundation of commitment to craftsmanship, original design, a pre-eminent address, and a vision to create a look and style that is consistently ahead of its time.

Mystic Pointe Key Map for Building Placement California will be located between the iLofts and Tides, sharing the recreation facilities. Promo Video http://www.camrost.com/californiacondos/

5% down deals are possible with remaining inventory. Construction has started. Occupancy is proposed for 2011. Call for special pricing and details of remaining units. David Pylyp 647 218 2414 or email david@davidpylyp.com

A huge HAT tip to Palm Leaf Productions and Camrost Felcorp for their assistance. Thank you.

How much are you borrowing? Our Canadian Mortgages

David Pylyp (RE/MAX Realty Specialists Inc.,) — Tue, 17 Nov 2009 08:24:47 -0600

Sometimes, We need to check our facts and perspective from time to time.

I always thought that people would finance with the shortest and lowest interest rate possible.

68 per cent of mortgage holders have fixed rate mortgages, while 27 per cent have variable and adjustable rate mortgages. Fixed rate mortgages are the most popular among people between the ages 18 and 34, while those in the 55+ age group are more likely to prefer variable rate mortgages

Rather a surprising statistic given that most of the first time buyers are consumed with obtaining the lowest interest rate. I made a quick couple of calls to recent buyers and they all confirmed they had selected the fixed rate program.

Garth Turner of the Greater Fool fame is oft mentioning the highly leveraged and Real Estate Bubble that is bursting in Canadian housing market;

Average amount of equity Canadians holding a mortgage have in their home is $142,000, representing 52 per cent of the value of their homes. Approximately one third of homeowners do not hold a mortgage and have an average $322,000 of equity in their homes. Overall, Canadian homeowners have 74 per cent equity in their homes.

What a vast difference to the Media reports of the over extended over financed Canadian Mortgage market. Last week I found a complete article on the collusion on the part of CMHC to induce borrowers to maintain and increase mortgage debt. The article went on to say that CMHC was causing the price increases because of the borrowing specials.

You are welcome to read the entire article from the source. Click here

Please feel free to add your comments or observations.

Waking Up a Few Agents TY Mike Bowler

David Pylyp (RE/MAX Realty Specialists Inc.,) — Thu, 12 Nov 2009 13:53:29 -0600

The post that I found from Mike Bowler is right on point; we are entering an entirely new and uncharted paradigm for business. The tried and proven models of Yellow Page advertising are being replaced with Google search engines and Bing algorythms. How are you being found online when people Google you. Here what shows when you google me.

Practitioners need to be proficient in Blogging, social media, search engine marketing, and how to work with the e-consumer once they contact you.Using savvy marketing techniques may generate leads for agents, however with no skills in permission marketing and inbound marketing, you will be lost. Nearly 90% of the home buyers are searching homes on the Internet prior to ever contacting an agent. Are they finding you, when they go to Google, Yahoo or MSN?
Consumers drive the industry and have always driven it, however today they are looking online first. Technology, combined with local knowledge and input educates consumers. You’re not going to do that sending junk mail, holding seminars, running ads, or interrupting consumers with phone calls, emails or newsletters. You MUST be proactive by providing great content online with Blogs, podcasts, videos, and webinars that allow the homebuyer or seller to find you. http://www.mikebowler.net/?p=654

We need to know that we are all different. Give me a call and we'll talk about it.

We need to form entirely new social and networking circles so that permission based marketing will allow [clients] turned friends to introduce you to their friends and help them buy their home.

Be confidant when sending your friends to Toronto they will be looked after.

The Final Frontier Commercial Condominium Purchasers

David Pylyp (RE/MAX Realty Specialists Inc.,) — Wed, 11 Nov 2009 15:07:45 -0600

It was my pleasure recently to meet a new [to me] mortgage professional. Being from a Commercial Lending background I am somewhat more aware than most agents of different financial programs and policies of Lenders. I came across Peter Majthenyi who is a Mortgage Broker with Mortgage Architects.

Our conversation touched on many different issues related to today's turbulent mortgage market, rampant fraud, buyers overheated bids, inflated market evaluations, but most striking contrast was Peter's personal commitment to the mortgage business and his service attitude towards clients. The business has purchased a commercial condominium unit [storefront] at the Loggia Residencial Condo complex at the foot of Islington and The Queensway in Etobicoke.

Peter believes [as I do] that this neighbourhood of South Central Etobicoke has many amenities that will continue to draw business owners and families alike. The proximity to downtown Toronto, via the Gardiner in just 12 minutes, makes one understand why the Condos at iLofts, California and the Humber Bay Shore are in such strong demand.

The conversation turned to Commercial Condominium Units, a very neglected and understated business. Units that are at or near 1,000 square feet are almost non existent within the city core unless you are able to move to the outskirts of the 905 in Vaughn or Mississauga. Business owners have long known that controlling expenses is critical to the survival of the business so what better, then to purchase a condo and be your own tenant.

Guaranteed Return on Investment
Annual Growth in Equity
Known Tenant
No Collection Problems

Peter Majthenyi can be contacted at 416 236 9300 for all your mortgage needs. Check their web presence at http://theMortgagePlanner.ca. The storefront Location is 1026 The Queensway, Etobicoke. Islington at QEW. Make a point to have a look. The Mortgage Architects

Thank you whomever rated my videos as offensive

David Pylyp (RE/MAX Realty Specialists Inc.,) — Mon, 09 Nov 2009 13:03:12 -0600

I was genuinely shocked today when I found that reference online to my youtube.com/dpylyp channel. What possible content could I have that is real estate, mortgaging, local to Etobicoke, concentrates on the Humber Bay Shore waterfront possibly be offensive.

OH.... someone attached a note that my video's contain pornography or are offensive.

My ears turned red. I was furious. Then I thought about it. Who ever you are who thought you could damage or sully my reputation, Let me say again thank you.

You have increased the potential for viewers to find my real estate videos!

YouTube - dpylyp's Channel

The following content has been identified by the YouTube community as being potentially offensive .... dpylyp subscribed to batonrougeappraiser (4 days ago) ... www.youtube.com/user/dpylyp - Cached - Similar

YouTube - David Pylyp profiles Humber Bay Shore A first test video I made with David Pylyp of Remax fame: http://www.youtube ... www.youtube.com/watch?v=jIUUygpkPe8

YouTube - "All Marketers are Liars" - Seth Godin speaks at Google Seth Godin is the author of six bestsellers, including Permission Marketing, ... www.youtube.com/watch?v=AZnYRaQfjK4

More results from youtube.com »

Top cameras: Through a real estate lens | Real Estate and ...

30 Oct 2009 ... Lets use the technology to our advantage. David Pylyp http://DavidPylyp.com http://Youtube.com/dpylyp http://twitter.com/davidpylyp ... www.inman.com/.../top-cameras-through-a-real-estate-lens - Cached - Similar
twibs - youtube - 18 results for Twitter Businesses Matching 'youtube'

Toronto Realtor, Vocal about life in TO, website seo student, Blogger, Fair cook and dishwasher, Youtube/dpylyp Building Friendships, How can I help you? ... www.twibs.com/search.php?search=youtube - Cached - Similar
RE Agents and Google Rankings 4/8/2009 - Tamara Dorris on Blog ...

As you had asked; my video's can all be found online at http://youtube.com/dpylyp or at youtube.com and searching David Pylyp. Seo Coaching and Website ... www.blogtalkradio.com/.../RE-Agents-and-Google-Rankings - Cached - Similar
Selling Your Home Using Twitter : The Real Estate Bloggers

3 Apr 2009 ... I have been trying to connect with topical video's hosted on http://youtube.com/dpylyp. I wish you continued success. David Pylyp Toronto ... www.therealestatebloggers.com/.../selling-your-home-using-twitter/ - Cached - Similar
Twitter Videos - Toronto

Free clip from dpylyp on YouTube. Nov 30, 2008 1:13. Are you falling behind on your mortgage? Get people involved who can help you solve these problems. ... www.casttv.com/twitter?topic... - Cached - Similar
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DavidPylyp: Oh How I want to be a video phenom! http://youtube.com/dpylyp If I took up pole dancing with @aradiaOakville Would more people notice me? ... twittmaster.com/archives/10129 - Cached - Similar
VIDEO.CA Canadian Video Sharing Community

Added: 3 months ago by dpylyp. Duration time: 1:23 | Views: 496 | Comments: 0 ... Youtube's TrickyRicky77 teaches Phil McCracken how to do impersonations. ... www.video.ca/search.php?mode=&search=imp&detail... - Cached - Similar
Cool Youtube Videos // BlogCatalog Topic // BlogCatalog

dpylyp has updated his twitter: Found this cool free YouTube tool from @LonNaylor puts videos on blogs and webpages! www.screencastprofits.com/youtube ... www.blogcatalog.com/topic/cool+youtube+videos/ - Cached - Similar

Have a look at few videos, Rate them, Add a few stars please, make a comment or add a topic you would like to see addressed. My clients come from all walks of life, from many different countries and cultures and I try to embrace everyone.

Talk is Cheap - Some people will promise you anything

David Pylyp (RE/MAX Realty Specialists Inc.,) — Fri, 06 Nov 2009 14:37:09 -0600

Some will promise you anything you want.

Some of the claims are outrageous.

Here are mine.

I am here to answer your questions. Lets talk about serious issues. Buying before the new HST kicks in. Buying before there are interest rate increases and locking you in. Maybe Curing a few credit problems and buying.

Whats the theme here?

Buying a place for you. Talk is cheap. I will listen to what you want.

Credit Sucks huh Fix it and Buy a House

David Pylyp (RE/MAX Realty Specialists Inc.,) — Fri, 06 Nov 2009 08:29:19 -0600

So, You went to the bank. Met with the person across the desk. They told you that the RANGE or Beacon Score that is related to your Credit Record is too low for the money that you want to borrow. You feel that you want to afford that pretty house that your wife wants.

You want to make you family happy, but.....

Your Credit sucks huh

Maybe you just missed a few payments, Often its a forgotten item when you moved. A missed deposit. In any event, rather than being turned down we can have our people look at this for you and straighten a few things out.

It may take a few months, or restructuring your debt to reduce your monthly payments, but if you do nothing, nothing will change. You need to be proactive. We can fix this.

There are people that will sit and expain step by step what needs to be done to repair your credit. It is not as overwhelming as it seems.

Give me a call at 647 218 2414 and lets Go shopping for your new place to live!.

Toronto Real Estate west Update Nov 02, 09

David Pylyp (RE/MAX Realty Specialists Inc.,) — Mon, 02 Nov 2009 08:50:35 -0600

Predictions were that we would hit almost 8,000 sales for the month. October 2009 ended up being the highest October in history for number of sales reported to TREB with 8,463 sales.

Available homes and Condos, inventory levels are continuing to fall. As of October 31st there were only 14,404 homes for sale.

Details are available at http://Davidpylyp.com

To put things into perspective, there were 64% more sales this October than in October 2008 and there are currently 47% fewer homes for sale than there were in Oct last year. The numbers show a hotter market than even those spiralling years from 2004 to 2007. To take advantage of this market as a buyer is a little harder to answer.

How to take advantage as a seller is obvious, Stage, Price it well and Hold offers back for 5 days. This multiple offer bidding will continue well past the first snows of December and probably into the new year

Fasten your seat belts and Stand by…

This house is FU with P

David Pylyp (RE/MAX Realty Specialists Inc.,) — Sun, 01 Nov 2009 06:16:54 -0600

This house is definitely FU with P.

The first time I heard it, I was a touch shocked. Did I miss something? Was it slang? Could I have missed their intended comment.

Real Estate has many acronyms that we need to learn. The most common it seems is furnace which regularly is referred to as GB & E [gas burner and equipment]. One that seems to have retired is SS&SD, Storms, screens & storm doors. No one seems to mention the myriad of extra outside windows that are bolted, screwed and wedged in to protect us from a Canadian winter. You must have seen Mortgaging that is TAC [Treat as Clear] . Sometimes it will say PTA [Purchaser to Arrange New Financing].

Another often asked category is the closing date with TBA [to be arranged] an as yet undecided or uncommitted closing date. The Listing forms list New, PC [Price Change] and the ever confusing SC. [status change] This means that the property has moved to be under contract but is not sold until the conditions are fulfilled or satisfied, they have financing or inspection contingencies to conclude. The specific conditions are available if you ask the brokerage.

Far from our friends to the South, Closing costs here are always paid for by the buyer. Rebates apply for First Time Buyers that max out at $5725 if you Miller and LTT together. Try the online calculator.

Have you worked out the FU withP? Fixer Upper with Potential. This house is a definite FU with P. I'm still LOL about that or has text speak already aged me?

Are there a few that you would like explained? Lets try. Add your own here.

Create Multiple Offers - Toronto Real Estate

David Pylyp (RE/MAX Realty Specialists Inc.,) — Fri, 30 Oct 2009 09:22:23 -0500

Lets Get Multiple offers on that property now! If we reduce the price to an absurd level, surely the Buyers will come out in droves and bid with wild frenzy.

What will happen? Yes the OPEN HOUSES will be absolute traffic stoppers! Yes HUNDREDS of people will come out for the carnival atmosphere that has been created.

Lets take some brand new homes on a busier feeder street in West Toronto and add a frenzy of home shoppers in the hottest propertunity we have had in Toronto Real Estate since 1988.

While reducing the asking price to below the expectation will bring additional attention from shoppers and create a bidding war for your property; Taking listings and placing them on the market at 25% of the intended sales value seems to bring out different reactions.

How would you feel about the advertised price not being available. The owner is not required to sell you the advertised item. YUP Read that again. How would you feel in the middle of 300 other families looking at each other and the same house?

Add your comments or stories.

Getting Ranked on Google for your Key words

David Pylyp (RE/MAX Realty Specialists Inc.,) — Thu, 22 Oct 2009 08:07:50 -0500

You can achieve a Top ranking for Google or Bing, When you decide what your Key word focus will be. My focus has been; Homes west Toronto.

You need to blog about everything [your town] Issues for seniors, Assistance from Local State/Province Government for Home owners, All heat; energy; water credits available. Blog about the local sports teams. Get their team Photo's on your site and blogs. Name the photo when you upload [Town, Localism, Topic, Key word]

This will also be on your site as a resource and blogged about as a topic. This provides the Localism as community.

Remember Site content is king. Everything about your community.

What do internet shoppers want To look at listings! Let them!

Back link Back link Back link To those that are free; todays PR0 may be tomorrows PR5 Register on every directory you can find. Google Free real estate directories.

Use the Ning networks, Social Media of Facebook and Twitter to promote your web pages and greet new people Create relationships on line. Form local tweet ups.

Huge Juice is available from Google Youtube http://www.youtube.com/watch?v=HNRhMYMMFpU

Craigs, Kijiji oodle, There are literally hundreds of sites to replicate your ads. When advertising on line; Place listing ads for the inventory you have all with strategic titles - What - where [neighbourhood key words] Place service ads for localism, market evaluations, relocation to [locality]

When you have enough they will seem to aggregate seemingly as if by magic.

Have a look around my sites and blogs. Help yourself and lets Share a few idea's. Don't steal it! (You can, But its Canadian and Hyperlinked to me) Make it your own by changing it and taking it local, to you!

Have a Lawyer Interviewed and comment on issues. http://www.youtube.com/watch?v=TvDIVfck46U

Add a few comments on the blogs. Comment on Newspaper and internet articles (with Backlinks to your site) How does that new business in town rate.. How was that restaurant.. Do they want to advertise on your website? Gain an advocate for yourself.

Work Jointly with a Home stager to get people higher sales values. http://www.youtube.com/watch?v=Ie08_FuTCnc

Become a voice on local and specialized forums with a signature that creates back link activity to your site or blogs.

Give people a reason to come back and look at your site again. Give them an opportunity to sign up. That will create a lead for you to market and send email to. The internet is a free and open terrain to involve a new generation. We need to embrace it.

Everyone asks about PAID Adwords. Hey I tried, If you can afford it, Go for it. If you get "them" to your site and there is nothing to read or sign up for...what have you gained? So you still need content and localism for credibility and return readership.

Get a real estate website coach to help you through the growing pains. Not to do the work, to help you learn the creative process, so that you can instruct your staff or employee to create that market personna that will help you! Google reads computer code not Flashy thingys on your website.

Eat the elephant [Google] one bite at a time. I am pleased with an extra 4 or 5 fresh faces that put up their hands and say yes I would like to Buy a house in Toronto.

Toronto Real Estate Update mid Oct 09

David Pylyp (RE/MAX Realty Specialists Inc.,) — Sat, 17 Oct 2009 12:05:07 -0500

Thanksgiving is past, Halloween approaches, and the Toronto Real estate market continues unabated. Media is reporting the “hot market” mid-month check of the Toronto Real Estate Board stats. TREB has reported 4,002 sales so far in October which trends toward another record month; Home sellers are not putting their houses or condos up for sale to satisfy the available buyers. This vacuum is creating a cycle of endless multiple offers.

As fewer are listed More multiple offers. Typically as a seasonally adjusted average the number of homes should increase between August and October. This year the numbers have actually decreased slightly. Right now there are 15,K homes for sale. Last year there were 27K.Rates are stable at 2.25% Variable and below 4.2 for 5 years.

Buyers I am working with right now are struggling to understand why there are bidding wars for properties in the under $500K range in Toronto. The 400 to 500 thousand dollar pocket seems to be the Double Income, No Kids, (DINKS) price point. Human nature is filling their need.

Sales to Listing Ratio and absorption Rates explained.

If you would like an analytical and sensible conversation about real estate and selling your home I welcome your calls and comments. Talk with someone that has 21 years experience with filling your housing needs. Remember, Experience is not expensive but it is priceless.

Common Law - Selling the House

David Pylyp (RE/MAX Realty Specialists Inc.,) — Sat, 17 Oct 2009 03:29:52 -0500

In Canada there are defined rules about marital Assets and Common Law is a topic of concern for many couples. No matter the length of the relationship, the original owner retains legal control. Take this high profile case and apply it here; What would you do?

Wang, 33, was arraigned and released on her own recognizance. She is due back in court Jan. 14. The complaint alleges that the couple were arguing inside their apartment at 101 West 24 St. at 1 a.m. on Sept. 15 when Wang struck English in the face with a watch, causing a cut that required seven stitches. Wang faces up to seven years in state prison on the assualt charge, and one year in jail on the weapon charge.

What a difference a few weeks makes. Wang and English had dated for two years, and were scheduled to get married Oct. 3 at the St. Regis Hotel in New York. But English had second thoughts and phoned Wang to cancel just hours before they were due to get hitched. English revealed in an interview with the Globe earlier this week that he and Wang had been having problems, that she had hit him during arguments, including the episode with the watch.

English didn’t file assault charges immediately, but decided to do so Monday after Wang told the New York Post that she’d been dumped on the day of her wedding and then booted from the New York apartment she shared with the chef.

Stan Gelman, Lawyer Divorce and Family Law in Mississauga adds his perspective;

Simply put; A common law spouse has no property rights. The Spouse on Title could place the property for sale at their sole discretion and keep the entire proceeds. Where would you live?

If you find yourself needing or wanting a new place to hang your hat or move your shoe collection, give me a ring.

As always, add your housing Horror story, we learn through experience.

Buy an EX Grow house in Mississauga

David Pylyp (RE/MAX Realty Specialists Inc.,) — Thu, 15 Oct 2009 14:05:51 -0500

Illegal marijuana-growing operations, which take advantage of large properties or are conducted in a rental unit whose title is in someone else's name, have become more visible in the past 10 years, said Jim Murphy, president of the Canadian Association of Accredited Mortgage Professionals.

Stan Gelman Lawyer Mississauga is of the same sentiment; Buyers need to protect themselves when buying Marijuana grow houses. These properties are not legally suitable for habitation because of the potential for health damage from Mould. Often renovations have been made to the structure that need to be repaired. A qualified and reputable Home Inspection Company should be used as well as a company that specializes in remedial action on mold removal if required.

When you are working with professional experienced people they will know what clauses to use to protect your interest and what experienced trades people may need to be included in your purchase of a grow house.

Experience is not expensive, but it is priceless.

Location Location a great reminder!

David Pylyp (RE/MAX Realty Specialists Inc.,) — Thu, 15 Oct 2009 06:43:45 -0500

This video from David Chomitz TV is a tongue and cheek look at Real Estate and the people in your home buying program, Home inspectors, advertisers, on line websites, or in reality everything and what the For Sale By Owner will not tell you.

Yes, The Location sounds Perfect,

Yes we are close to Town,

Yes there are many amenities.

Yes, the website said,...

But, What you really need to hear is.....

Yes, But a professional realtor will show what is around your property that will affect the resale value in the future. Wouldn't you like to know about the gas fired generation plant being built? The seven story court house? The five apartment building style condo complex. Does the Metrolinx rail traffic increase concern you?

You use a real estate agent to show you all the information available to get an informed opinion on where you will spend the next 10 years of your life.

Or you can listen to the highway, Listen to trains, or look at airplanes.

Thank you Dave Chomitz.

Will you tell them what needs to go?

David Pylyp (RE/MAX Realty Specialists Inc.,) — Thu, 08 Oct 2009 14:09:04 -0500

Yes yes, I know that you have lived here for 35 years.

Yes, I know that you marked all their heights on the door frame every birthday.

But there comes a time when you need to sell the house to get the most money out for your retirement. Will you tell Mom and Dad what they really need to hear?

Will you be objective and hide all those momentous and memorabilia. I have an easier solution.

Lets call an experienced Home Stager. Christine's Motto is Stage. Save. Sell.

Christine LeLacheur advised me that According to Canadian Business Magazine, staged homes are on the market half the time of the average home and sell for almost 5% more than the average home. With the average house price in Toronto around $385,000, staged homes can mean over $19,000 in your pocket! And, although it's been around for years, it's still considered a relatively new segment of the industry, which means that Toronto realtors and homeowners who are proactive in staging their properties are already leaps and bounds ahead of the competition! With the real estate market right now, don't you want a surefire way to keep ahead of the competition and sell faster and for more money?

Christine LeLacheur can be contacted at P: 416.485.7879 C: 416.619.5231 E: christine@thefrugalstager.com or on Twitter follow @thefrugalstager

If you are considering selling I would be pleased to interview with you. Call me at 647 218 2414 or email David@DavidPylyp.com

Close up of w08 Central Etobicoke

David Pylyp (RE/MAX Realty Specialists Inc.,) — Mon, 05 Oct 2009 20:07:31 -0500

This neighbourhood is bounded by Eglinton Avenue on the north, Humber River on the east, Bloor Street on the south, and the Humber River on the east.
This is one of the finest if not the finest neighbourhood in the west end of Toronto, central Etobicoke.
Activity for the month of September '09 as reported by the Toronto Real Estate Board (TREB) is 1,439 properties listed with 877 sales.
A closer look at detached homes only provides 133 listings with only 57 sales. The average sale price was $811,833. ** Be mindful that 5 sales at $1.0MM could drastically scue the average and median numbers.
Homes priced between $1.0MM and $ 1.5MM in this grid numbered 37 with 13 selling in the last 30 day cycle.
To compare this with last year; which was considered a record breaking year, TREB reported sales for the month of September '08 was 392 properties listed with 71 sales. Looking closer at detached homes only provides 234 listings with only 29 sales.
If you would like to be in this neighbourhood, I welcome your call.
If you would like to receive available homes for sale as theybecome available Register as a VIP Buyer here.

Realtor vs Realtor IS A TV SHOW!

David Pylyp (RE/MAX Realty Specialists Inc.,) — Sun, 04 Oct 2009 08:34:07 -0500

"Realtor vs Realtor is the ultimate real estate challenge show, where two top notch real estate agents face-off to find desperate home buyers the house of their dreams. Each episode features two successful realtors. They may have diametrically different styles but both real estate agents share one thing in common – they’re both intensely competitive. Realtor vs Realtor follows them as they go head to head to sell houses and earn the commission that comes with it. Throughout the process we get the inside scoop on the dog eat dog business of real estate. Our agents are the shamelessly confident, warts-and-all types, who are not afraid to say it like it is. And this character-driven series uniquely shows the real estate process from their point-of-view.

At the end of the episode, it all comes down to one thing… Who will be first to close a deal for the client? Which of our realtors will bag them the home of their dreams?"

Great! THEY made a TV show for entertainment purposes. Does it Inform? Does it Educate?

Professional Realtors working with Buyers, work under a contract that is called Buyers Agency. If you are out with an agent, I hope that they are ethical enough to have a) broached this topic with you b) informed you and presented documentation c) you signed a Buyers Agency for a specified period. Lets Talk about the ACTUAL Home buying experience.

The Canadian Real Estate Association (CREA) responded this way

" this show is intended to appeal to the basest of viewer instincts by glorifying disreputable behavior on the part of real estate agents.
The use of the REALTOR® trademark in the show’s title is, in CREA’s view, an infringement of CREA’s intellectual property rights. However, what is even more outrageous is the fact that HGTV would associate the REALTOR® trademark with conduct that violates the spirit and likely the letter of the REALTOR® Code.

Hat tip to @Carol_Ireland for Bringing this to my attention.

In real life; Here is a summary of the actual differences of being under contract or not.

Buyer Client

Your comments are always invited, Add your remarks about Realtor experiences. Is life really like a TV show, all in one hour, with commercials?

If you are shopping this year or in the spring I need to hear from you now. Click here to join the VIP buyer program. Check out my Live Market Tracker

Lack of Homes for Sale Pushes Prices Up

David Pylyp (RE/MAX Realty Specialists Inc.,) — Sat, 03 Oct 2009 07:09:11 -0500

The continuing lack of available home for sale is out of balance to for a city that is our size, Toronto. With fewer available units (homes) for immediate occupancy prices are being forced ever higher.

The strongest demand appears to be in the First Time Buyer starter Homes.

If you are considering a sale I need to meet with you. If you would like a value for your home to consider for the spring of 2010 click here.

You will get TOP dollar for your home immediately.

Metrolinx More Trains for the Junction

David Pylyp (RE/MAX Realty Specialists Inc.,) — Mon, 28 Sep 2009 18:44:37 -0500

Dr. David McKeown took the unusual step of speaking at a protest organized by the Clean Train Coalition, repeating concerns about the health impacts of Metrolinx's proposal for the Georgetown south corridor.

"The trouble is the current proposal (is) built on a foundation of diesel – a mode of transportation we know is bad for air quality and not good for our health," McKeown told an energetic crowd of more than 500 gathered at Sorauren Park in Roncesvalles Village.

Here is the complete article from the Star.

Diesel Trains Through the Junction

So I asked Mark, (Father and Son, in captioned picture above) who took part in the march to Sorauren Park, his views. He lives in the Junction.

"If this all goes ahead, it'll spell tragedy for this whole city, not just those of us who live near the tracks. Those who stand to gain financially and are all for it are quoting 'safe' levels that are obsolete in most first-world countries.

It's just another case of buy now, pay later. McGuinty and the pinstriped fatcats will be up north in their cottage retreats counting their profits while the rest of us stuck in the city will pay with more brutal smog alert days per year. My son Magnus already suffers from asthma, and if this goes through, we'll have to seriously consider moving away from the Junction. Multiply this by the number of other concerned parents in the area and you end up with a loss of population (read: business), decimating what is currently a thriving community."

David Pylyp; We all want a greener environment. We all want a cleaner city. Yet when given the opportunity to lessen diesel smoke emissions through a residential community, the Ontario Government, Metrolinx, and the City have turned their backs.

What are your thoughts?