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Islington Village / Chestnut Hills Bungalow…

Enjoy the timeless proportions of this low-slung mid-century modern home.  Iconic foyer, with coloured slate flooring and glass paneling leads to sun-filled open living room and dining room, separated by a stone fireplace. West facing living room overlooks the Islington Golf Club.  Oversized master bedroom boasts spacious double closets and overlooks a stone back patio, Family sized eat-in kitchen.  Classic wood paneled basement with built-in bar and workshop.  Virtual Tour Link

This property is now SOLD

 

 

 

 

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The perfect place to raise a family…

57 Fairlin Drive – Etobicoke

Home for sale - 57 Fairlin DriveThis three bedroom brick bungalow sits deep on a quiet child-friendly dead-end court, with sidewalks. The large pie-shaped lot has over 130 feet of depth. The extended back bedroom doubles as a den overlooking mature trees in the backyard. Walk to the Kipling subway. Properties like this are not often available. This property would also be an excellent choice for someone looking to extensively renovate or rebuild.

The Large Enclosed Forested Backyard Provides a Tranquil Escape. Eat-In Kitchen. L-Shaped Living Room/Dining Room. Includes Two Fridges, Stove, Washer And Dryer, Furnace, Electrical Light Fixtures, Window Treatments And Garden Shed. Garage Door Opener And Remote.

— Sold —

Virtual Tour – 57 Fairlin Drive

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Canada Mortgage and Housing CMHC fees rate increase

The Canadian government has found another way to grab more money from Canadians. Paying CMHC fees is unavoidable, if you purchase a home with less than 20% down. The fee structure has been based on a sliding scale, relative to the overall value of the home you are purchasing. As of May 1, 2014 there will be a new fee structure in place to grab just a bit more, they describe it as $5 a month.  I’m sure its way more than that!  It is a 15% increase on the people least able to pay it, the people with barely enough money to purchase a home.  These people are being hit up for more money!  If they kept their mortgage for 25-years, it might work out to $5 a day, but the premium is paid in full on day one and there is no rebate of a portion of that if you sell your home earlier.

CMHC is an arms-length agency of the Federal Government.  The mortgage insurance you purchase is not really for your benefit.  It is purchased to insure the bank or the lender.  Should you fail to pay your mortgage and the bank is unable to collect enough money from you and from the value of the home, they have the opportunity to turn to CMHC to recover their losses.  The fee is a one-time payment at the time a new high ratio mortgage is being entered into.

So this doesn’t impact any existing homeowners, if you aren’t making moving or making any adjustments to your mortgage. It also doesn’t impact anyone who will be buying a home and completing the sale prior to May 1st of this year. So, I am predicting a mini boom in Toronto real estate, as potential home buyers rush out to beat this deadline.  I’d even suggest a closing date of at least a week prior to that date, to avoid any last moment closing delays.  Wouldn’t it be terrible to miss this deadline by just one or two days, because of a problem at closing.

Some banks and alternative mortgage lenders have the opportunity to obtain similar coverage from two other competitor firms Canada Guaranty and Genworth. It would be reasonable to expect these firms to follow suit and match the revised CMHC fees. For competitive purposes, delaying that increase by even a few additional weeks could be an excellent strategic move.

If you’ve been considering making a home purchase and you’d like to beat this deadline, let me know! I’m here to help!

Find the new CMHC fee schedule here

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For Lease – 2606 – 5 Mariner Terrace – CityPlace

Cityplace Near The Rogers Centre & CN Tower. Walk To Financial Centre-High Floor-Spacious 700-square foot One Bedroom Plus Den Suite. This Extra Large Den Could Be 2nd Bdrm Or Home Office. Incredible West View Towards The Lake. Outdoor Balcony. Full Kitchen.Includes Granite Breakfast Bar, Gas Stove, Fridge, B/I Microwave, Dishwasher. Ensuite Washer/Dryer. 1 Parking Spot. Available Feb 1st 2014 Occupancy.Located Directly Across From Rogers Centre. Includes Free Membership To The Superclub With Large Swimming Pool, Sauna, Running Track, Spinning, Bowling Alley, Tennis, Squash And More! Includes Utilities (Gas, Water, Electricity, Heat & Ac)First And Last Months Rent Required. Credit Check, Proof Of Employment, Proof Of Insurance. Tenant To Arrange Own Tv And Internet.

Property Details

Price: $1850 per month
Bedrooms: 1+1
Washrooms: 1×4
Possession: Feb 1 2014
Kitchens: 1
Parking: 1 space underground

      

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Watermark Condo

Watermark Queenscorp Condo EtobicokeConstruction continues on Lake Shore Blvd West on the Watermark Condo building from Queenscorp.  This is going to be a unique upscale condo building in the south-west corner of Toronto.  Should this be a building of interest to you, I have access to a few suites for sale here.  Please contact me for additional details.

This building on Lake Shore Blvd is leading the way towards a new revitalized Etobicoke Long Branch community.  Strategically located near the Long Branch GO-Transit Station, makes this an ideal location to commute rapidly to downtown Toronto.  Easy access into Mississauga, area highways – H-427 and the QEW are both nearby, allowing you to get where you need to go rapidly.  Early occupancy is on track for late 2013, with final registration expected by mid 2014.

People love the historical feel of the design, with the “Back to the Future” style clock tower being its most distinctive feature.

 

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SOLD – 50 Hamptonbrook Drive – Central Etobicoke

Fabulous 3+1 bedroom bungalow with tons of family space! The large eat-in kitchen allows for casual dining along with counter space for the cook. Combined living room and dining room provides maximum flexibility. Recent furnace, Great modern windows. Generous room sizes. Hardwood flooring ready to be rediscovered. Finished basement includes family room with gas fireplace and bonus bedroom. Large enclosed backyard. 2-car garage, private driveway.Includes fridge, stove, microwave, dishwasher, vent hood, washer/dryer, garage door opener as well as all window coverings and light fixtures. Exclude basement fridge. Lot size: 45.66 feet x 141 feet slightly irregular.

Click for virtual tour

Property Details

Price: $629,000.00

Taxes 2012: $3,925.40 (2012)
Bedrooms: 3+1
Washrooms: 2 1×4 – Main, 1×3 – Basement
Possession: 30 Days – 45 Days
Kitchens: 1
Basement: Finished
Heating: Forced Air / Gas
Drive: Private 4 Spaces
Garage: Attached 2 Spaces

50 Hamptonbrook Drive

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Ralph travelled to Ottawa to help this 92-year old senior to sell her home, after she relocates to a seniors residence in Ottawa.

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For Sale – 4 Old Burnhamthorpe Rd. – Central Etobicoke

This fabulous 3-bedroom 4-level side-split home has tons of room for a family to enjoy. The extra large eat-in kitchen has plenty of space for casual dining along with counter space for the cook. The combined living room and dining room provides maximum flexibility. With a main-floor den and a lower-level family room with fireplace there is no end of places to relax in this home.Large enclosed backyard. Spacious Lot. Hardwood flooring. Private driveway. Includes Fridge, Stove, Dishwasher, Vent hood, Washer/Dryer, All window coverings and light fixtures. Recent furnace and bathroom updates.

Property Details

Price: $639,000.00

Taxes 2012: $3,239.03 (2012)
Bedrooms: 3
Washrooms: 2 1×4 – Upper, 1×3 – Lower
Possession: 30 Days
Kitchens: 1
Basement: Finished
Heating: Forced Air / Gas
Drive: Private 2 Spaces
Garage: Attached 1 Space

4 Old Burnhamthorpe Rd - Virtual Tour

4 Old Burnhamthorpe Rd Etobicoke

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SOLD – 81 Mervyn Ave – Central Etobicoke

This much admired home has been enjoyed by its original owners since 1954!  With some updating, this spacious 3-bedroom layout including a separate living room and a separate dining room could be transformed into a modern home once again.  The brick bungalow sits on a spacious 68.73 x 100.54 foot lot at the corner of Mervyn Ave and Fairlin Dr in central Etobicoke. Residents here enjoy the relaxed family feel of the neighbourhood, large property sizes and easy walking access to the Toronto subway at Kipling.This property would also be an excellent choice for someone looking to extensively renovate or tear-down and rebuild. The large enclosed backyard is a gardener’s delight. Eat-in kitchen.  Includes fridge, stove, vent hood, washer and dryer.  1 year old Furnace, electrical light fixtures, window treatments and garden shed. Garage Door Opener and remote.

Property Details

Price: $649,000.00

Taxes 2012: $3,871.41 (2012)
Bedrooms: 3
Washrooms: 1 1×4 – Main
Possession: 30 to 40 Days
Kitchens: 1
Basement: Partly Finished
Heating: Forced Air / Gas
Drive: Private 2 Spaces
Garage: Attached 2 Spaces

81 Mervyn Ave - Virtual Tour

81 Mervyn Ave - Front

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Here’s a rather unique condo, situated on the very western edge of Toronto, with vista’s across the Markland Wood Golf Course and the Etobicoke Creek towards Mississauga!  The Masters is composed of four buildings at 284 Mill Rd, 288 Mill Rd, 296 Mill Rd and 300 Mill Rd and is a part of the Markland Wood neighbourhood in Etobicoke.

Masters Condo 284 Mill Rd 288 Mill Rd 296 Mill Rd 300 Mill RdHaving been built in an earlier era, the suite sizes are very spacious and house-like compared to more recently built condo suites.  Many of the units span a couple of floors, giving a perception of even more space and separation.  Suites range from 810 sq feet to 1,720 sq feet in size.  The demographics of the building is skewed towards a more mature crowd.  Anyone under 40 might feel a bit out of place here!  It can be a great place for empty-nesters to down-size to, if they want to remain in the Etobicoke area.

The buildings were recently recognized as one of the very best run condo buildings in Ontario!

Being a fairly large complex, there is a regular flow of suites coming up for sale.  Ralph is an Etobicoke RE/MAX sales representative.  If this is a place you are interested in, he can show you some of the suites that are available, or send you regular updates as new suites are put up for sale at the Masters.

YES! I'd like to get a FREE list of condo suites currently for sale at the Masters Condo.
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  Masters Condo suites for sale

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A visitor to my website asked this terrific question….

How Soon Can You Sell A Condo After Buying?

Of course the answer is right away!  But, lets explore that in some more depth, and break it out into two parts:

Selling a Pre-Construction Condo

Say you’ve bought a yet to be built new condo suite directly from the developer.  First there is the 10-day cooling off period in which you can simply cancel the purchase transaction and get all of your deposit back.  After that point you are looking at selling your suite by “Assignment”.  In this case you are looking for a new second buyer to take over your contractual obligations to carry through with the purchase from the developer.  You can sell your paperwork to someone else right away.  You will need the permission of the developer and it requires a complex three-way agreement between you, the new second buyer and the developer.  I have my specialized Toronto Condo Assignment website to help market these properties.

Selling an Existing Condo

If you have purchased an existing condo and for whatever reason find that you’d like to sell it, you can do so right away.  You can sell it to someone else as soon as you have a firm agreement to purchase the suite.  You don’t even need to have reached the day you would take possession of the suite to enter into a new agreement to resell it to someone else.  The only thing to be careful of, is to ensure the new closing date is the same or a later date than your initial closing date.  There is generally a period of anywhere from one week to three-months between the date on which we enter into an agreement to purchase a condo suite and the actual closing date.  So, in order to be able to complete or close on the the second transaction, you need to have ownership of the suite by that time.

Hope that helps.  keep the questions coming!

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Here’s a quick info graphic showing the web traffic RE/MAX websites are getting…

REMAX Fast Facts March 2013 Click to expand

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The Barclay Terrace condo is located in the heart of Etobicoke, a short walk north from the Islington subway station and just around the corner from the Islington Village shopping district.

If only all condo corporations were run as well as Barclay Terrace! This set of two buildings (1300 Islington Ave and 1320 Islington Ave) is maintained to the highest standard possible. Every time I walk into this building it always looks as if it were brand new! The floors perfectly polished and everything clean as can be. The residents here welcome the quiet efficiency of the building’s staff.

This is a terrific building for downsizing to, after living in a house. The generous room sizes support full-sized furniture with room to spare. Typical suites will range from 900 to 1,500 sq feet. Plenty of space for one person or a couple. It attracts a more mature resident, people from 30 to 100 would feel comfortable here. Don’t expect to find the young action scene of the downtown condo’s here.

But hey! There is fun here too! The lower level is full of amenities including a large swimming pool, hot tub, exercise rooms, squash, tennis and an active calendar of activities you can participate in if you choose.

Some suites have balconies, but most suites do not. balconies on the west side tend to be more windy. Views here are impressive as there are no other tall buidings nearby. Views to the north overlook the Islington Golf Course and the homes of the Chestnut Hill neighboughood. Views to the south and east take in the city skyline.

View of Toronto from Barclay Terrace As the building ages, one finds a mixture of suites here. Some will be quite modern and up-to-date, if their owners have given them a facelift. Others will be in need of renovation, if they have not been renovated. That said, mostly all it takes is a new kitchen, new flooring and a bathroom makeover and you are done. The floorplans tend to be fine just the way they are.

If you live here and are thinking of selling, or its a building you are considering moving into, let me know I’d love to help you with such a great building as this one!

 

Call Ralph Evans at 416 236-1241, or fill out the form below…

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The initial buyers for South Beach Condo Phase 2 are starting to take initial occupancy in December 2012. It has been a long wait for many of them, having originally purchased their units through the sales office back in 2008 and 2009. The first South Beach condo tower, 88 Park Lawn, began occupancy about a year ago and was registered as a condo in July of 2012.

Although the suites at 90 Park Lawn are now finished and ready to move-in to, the actual ownership of the suite will not take place for several more months, perhaps by late Spring 2013, or even early Summer 2013. Ownership is transferred from the developer to the initial buyers when the entire building has been completed and the building declaration is registered with the Provincial Land Registry Office, to make South Beach Phase 2 officially a condominium.

So far, the initial buyers have paid roughly 15% of the total purchase price in installments. As they are given the keys to their suites, a further deposit of 5% is made, bringing the total investment up to the 20% mark. The balance of the purchase price, along with Land Transfer Fees, Development Charges, and any additional adjustments will be paid at registration.

For some buyers, their lives have changed since the time they first signed-up to buy a suite.

Choices for Initial Buyers

This is a time for those initial buyers in 90 Park Lawn (South Beach Phase 2) to decide what they plan to do with their suites. The common choices are:

      • Move-in and live in the suite
      • Rent the suite, as an investment
      • Sell the suite, prior to registration as an Assignment
      • Sell the suite, after assignment

Ralph Evans can help with all but the first of these choices!  I am familiar with each of these and can help determine the path that best fits your situation.

South Beach Condo Assignment Sales

Ralph Evans is currently representing a couple of owners in the sale of their suites, prior to registration. Known as Assignment Sales, you are reselling your paperwork with the Developer, to purchase a suite. Click for more details about Ralph’s Toronto Condo Assignments.

Buying at South Beach

Ralph is working with a number of people looking to buy suites at the South Beach Condo in both Phase 1 (88 Park Lawn) and Phase 2 (90 Park Lawn). If you are interested in obtaining a list of the properties currently listed for sale or listed for rent, please request it below. He can also provide the list of suites for rent. There will be an active market for suites for the next several months. If the right suite is not currently for sale, ask to be kept up-to-date on suites as they get offered for sale.

Call Ralph today at cell 416 577-5486, or through the RE/MAX office switchboard at 416 236-1241 or complete this form below:

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There is this little neighbourhood of big homes, known as Lorraine Gardens that can be found on the North-east corner of Burnhamthorpe and Martin Grove, along the western banks of the Mimico Creek. This unique neighbourhood is really just three streets – Lorraine Gardens, Appleby Road and the dead-end street of Appleby Court. The neighbourhood has very large lot sizes like 120 feet of frontage by 300 feet of depth or another lot that is 120 feet across by 610 feet deep. This makes the distance between homes greater and contributes to the relaxed country-like feel of the area. Given the lot sizes, the neighbourhood is well suited to some very large mansion-sized homes. The orginal homes of the area were simple, spacious bungalows of the early 1960’s. Nothing really special. But the lot sizes are really valuable. So, needless to say this is an area that is popular for tearing down the existing original bungalows and putting up 5,000 to 6,000 sq foot homes. Lots of this size are not common to find anywhere in the City of Toronto, so this little pocket of Etobicoke is really special.

There are very few homes that change hands here. People like the Lorraine Gardens neighbourhood and chose not to leave this area! While the older bungalows are nicely appointed and in generally good repair, properties that do come up for sale are more likely to be candidates for rebuilding.

If this is an area of Etobicoke that you are thinking of buying an home or selling a home be sure to get the assistance of Ralph Evans – your Etobicoke real estate agent.

Other Etobicoke Neighbourhoods

To get a FREE Report on Lorraine Gardens Real Estate, fill out the form below and we’ll send it to you right away.

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TORONTO, June 18, 2012 /REMAX/ Cottage season is in full swing across the country. Fire up the BBQ, get out the deck chairs, get ready to celebrate the coming of summertime! RE/MAX has just released this Recreational Property Report, providing an overview of the real estate opportunities in many cottage areas near Toronto and across the country.

If you are thinking of buying a cottage in Ontario or farther afield, Ralph Evans can connect you to some of the best real estate agents for the area you are interested in.

Click to read the RE/MAX 2012 Recreational Property Report

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Hear what this client has to say about working with Ralph Evans as her real estate agent…

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I had the opportunity today to accompany a buyer of a new Toronto condo on their “Pre-Delivery Inspection” or PDI. They had purchased the condo suite a couple of years ago, pre-construction from the builder. Now it is finally built and it is time to go and have a look.

PDI 550 WellingtonThe actual possession date is still a couple of weeks away, but today is the chance to examine the suite in detail and list any problems. At this point there is still a lot of finishing work going on in the building. The front entance is still rough, the interior of the elevator is shrouded in plywood to protect the brushed steel finish underneath.  There’s no carpeting in the common hallways.

Inside the suite everything should be completed and ready for us to have a look. We took along a stack of post-it notes and a electrical circuit tester. Every problem gets marked with a post-it note on the item and then made into a complete written list. The circuit tester is used in every outlet to ensure it is working and wired with the correct polarity

PDI Condo 550 WellingtonThe suite looked fabulous! It is exciting to see the chosen finishes actually there for the first time. But, hey! There is work to be done. The biggest thing we noted was that the appliances hadn’t been delivered yet. Other than that there were a lot of little items – dents in the dry wall to fill-in and repaint, base boards that need some leveling and repainting, some missing caulking in the bathroom, a missing clothes rod in the bedroom closet, a few trim items to fix-up, some spots that need more cleaning, an access hatch for Internet wiring that hadn’t been closed up yet, an air leak at a window.

Now the suite is back with the builder to complete as many of the noted tasks between now and the occupancy date. There is another opportunity to submit a deficiency list at the 30-days after occupancy point.

The building amenities have yet to be completed, but ought to be outstanding once the work is all done.

I’m always happy to assist my clients with a pre-delivery inspection, or suggest a home inspector who can go into an even more in-depth analysis.

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Coupon for Free Home Inspection

Coupon for Free Home Inspection

Buying a home:
Getting a proper home inspection is a valuable part of every home purchase. It gives you greater peace of mind for this major purchase. It also provides a better understanding of the major systems that make up your home and how to maintain them. This should be done by a professional home inspector.

I will cover the cost of the home inspection for any home you purchase with my services!

Selling your home:
If you are planning to sell your home and would like to have my assistance to do so, I will cover the cost of an inspection of your home as part of the preparation to get it ready for sale. This is a valuable step many average agents miss. It lets you know about any major problems in your home and lets you deal with them ahead of time, or to be able to disclose them so they don’t lead to price reductions later on. The inspection report can also be made available to potential buyers touring your home. They can quickly access the condition of the home and to be aware of any significant work that they made need to take on in buying the home.

This is just one of the many great things I will do to make your home selling experience a success!

A note for Condo Buyers:
Inspections are appropriate for houses and for condo-townhomes. There is rarely much value in an inspection of an apartment-style condominium as the cost of most major items is the responsibility of the condominium corporation. So, this offer does not apply to apartment condo’s.

Rules:
I’m just going to pay for one inspection for you! If you have a home inspection done, but choose not to buy the home – you’ll have to pay the home inspection cost. If you loose out in a bidding war, but already did the inspection before hand – you’ll have to pay the home inspection cost. This is being offered to clients of Ralph Evans who are working with Ralph Evans only and does not apply to all buyers working with other sales representatives and brokers of RE/MAX Professionals Inc. Maximum value $550.00 CAD.  Minimum home purchase price $300,000.00

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Client Testimonial for Ralph Evans.

This is one of Ralph’s investor clients.  He focuses on buying good quality condo suites across Toronto and renting them out.  He has been a client of Ralph’s real estate practice since 2005.  In that time, Ralph has assisted him and his family with buying and selling condo suites and helped to attract numerous tenants for the suites.  

Ralph ensures that all prospective tenants provide proof of income and employment, provide background information and a credit check.

How can Ralph help you?

Recorded on May 8, 2012

Follow Ralph Evans at:
Facebook: www.facebook.com/EtobicokeRealEstate
Web: www.Etobicoke-Homes.com
Web: www.RealEstateHelpDesk.ca 
Twitter: @AgentRalphEvans

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If you are buying a property along with selling a property, you’ll need to think about sequencing these transactions.

Some people are able to time the sale of the two properties to both close on the same day.  That way the proceeds from the sale of your current property can be directly rolled into the purchase of your new property. 

In today’s real estate market, such perfect timing is not always possible.  If the sale of your currrent property closes first, you will simply recieve cash from the sale, which you’ll need to hold onto until the purchase transaction closes.  If you are planning to transfer your current mortgage to the next property, financial institutions are typically open to allowing up to 3-months before you complete your purchase, but be sure to check the rules on your specific situation.

If the purchase transaction closes before your sale transaction, you are going to need to borrow additional funds for the time between the two closing dates.  Your mortgage broker or lender, can set this temporary financing up for you.  It is an interest only loan.  What this means is that all you’ll be paying  is the daily interest cost, you are not trying to pay down the principal the way you would in a regular mortgage.

If you are looking for a more detailed examination of your situation, please let Ralph know.

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The Toronto Real Estate Board published this report on the Toronto real estate market for the month of February 2012…

Key Numbers: 
Average Price $502,508
Sales 7,032
Price Change +8.4% from prior month and 10.6% from 1-year ago

TORONTO, March 5, 2012 — Greater Toronto REALTORS® reported 7,032 sales in February 2012 – up 16 per cent compared to February 2011. New listings were also up over the same period, but by a lesser 11 per cent to 12,684. It is important to note that 2012 is a leap year, with one more day in February. Over the first 28 days of February, sales and new listings were up by ten per cent and six per cent respectively.

“With slightly more than two months of inventory in the Toronto Real Estate Board (TREB) market area, on average, it is not surprising that competition between buyers has exerted very strong upward pressure on the average selling price. Price growth will continue to be very strong until the market becomes better supplied,” said Toronto Real Estate Board President Richard Silver.

“It is important to note that both buyers and sellers are aware of current market conditions. This is evidenced by the fact that homes sold, on average, for 99 per cent of the asking price in February,” continued Silver.

The average selling price in the TREB market area was $502,508 in February – up 11 per cent compared to February 2011. The Composite MLS® Home Price Index for TREB, which provides a less volatile measure of price growth compared to the average price, was up by 7.3 per cent compared February 2011.

“If tight market conditions continue to result in higher than expected price growth as we move into the spring, expectations for 2012 as a whole will have to be revised upwards,” said Jason Mercer, TREB’s Senior Manager of Market Analysis. “While price growth remains strong, the average selling price remains affordable from a mortgage lending perspective for a household earning the average income in the GTA.”

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In order to sell your home at a price you’ll be happy to accept, you have to impress potential buyers enough to want to be the future owner of your home.

Here are seven things you can do to improve the appearance of your home, without spending a lot of time or money.

  1. Cleaning and Tiding Up
    I’m sure you’ve heard this one before. Hopefully you can see that it is the most obvious one, but you would not believe the number of homes I have taken buyers through with un-made beds, clothes on the floor, dirty dishes in the kitchen, wet towels in the bathroom and heaps of stuff lying around. Not once has this been the home they have chosen as the one they want to buy.
  2. Light Switches
    Replace basic on-off light switches and plugs with “Decora” switches and plugs with simple white plastic covers. This instantly conveys a sense of modern up-to-date wiring in your home. If you turn the power off while you do this, it should be a home handyman task to complete. More complex two-way wiring may require you to bring in an electrician.
  3. Mailbox
    Replace the tired old mailbox on the front of your home with a shiny new one. It adds curb appeal to your home, just as the buyer is about to step into your home.
  4. House Numbers
    Particularly if you are in an older home, the font and styling of your house numbers may be decades out of date. Visit a building centre and check out the contemporary designs that can bring the front of your home into the modern era.
  5. House Plants
    The plants inside your home are part of the décor too! If you have house plants that are looking a little tired and unattractive, it may be time to toss them out. If you have a deep attachment to them, then find a friend or family member who is willing to look after them at their place for the time your home is on the market.
  6. Shower Curtain
    You probably just jump into the shower without much thought to the curtain. Chances are it looks a little tired. Buyers notice the soap scum and mold. Replacing it instantly injects some new colour and vibrancy to this often neglected space. Maybe you could add a couple of new towels and a matching new soap dish too! You can take these items with you to your new home, so no worries on the cost.
  7. Lighting
    Make sure that every bulb in every light fixture needs to be working. Burned out or missing light bulbs scream “lack of maintenance” to possible buyers. I’ve never had a buyer complain that “this home is too bright”.

Can you suggest a few more ideas?  Add your comments below or send me you suggestions to ralph@realestatehelpdesk.ca

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The residents of the first tower of the South Beach Condo development took occupancy of their suites from the builder last winter and this became registered as South beach Phase 1 in the summer of 2012.  What this means is that people who purchased from the builder some 3 to 4 years ago have taken ownership of their suites and have either moved in themselves or have rented out their suite.  Along with the completion of ownership, is the ability to resell their suites.

The massive lobby is a real showpiece, complete with the lampshade horse sculpture!  The retail spaces along Park Lawn will bevome occupied as phase 2 at 90 Park Lawn is completed.

The second tower remains under construction for now, with intial occupancy scheduled for December 2012 and registration sometime into 2013.

If you are in the market to buy, sell or rent a South Beach condo, please let Ralph know!  He has access to an ever changing list of one and two bedroom suites available for lease or rent.  Just send him a note to ralph@realestatehelpdesk.ca and ask for the list, or fill out the form below.

Ralph also has some South Beach condo suites for sale!  Suites in the first tower at 88 Park Lawn are normal resale real estate transactions.  Sales in the second tower at 90 Park Lawn are being sold as assignment sales.    Expect to see even more selection of suites for sale once ownership transfers to the buyers in the second tower.

This Etobicoke condo is a welcome addition to the Humber Bay community.  Located on the western part of Toronto, just south of the QEW and across from the Food Terminal, this building has some outstanding art-deco architecture that will add interest to the area.

South Beach Condo Assignment Sales

Ralph Evans is currently representing a couple of owners in the sale of their suites, prior to registration. Known as Assignment Sales, you are reselling your paperwork with the Developer, to purchase a suite. Click for more details about Ralph’s Toronto Condo Assignments.

Buying at South Beach

Ralph is working with a number of people looking to buy suites at the South Beach Condo in both Phase 1 (88 Park Lawn) and Phase 2 (90 Park Lawn). If you are interested in obtaining a list of the properties currently listed for sale or listed for rent, please request it below. He can also provide the list of suites for rent. There will be an active market for suites for the next several months. If the right suite is not currently for sale, ask to be kept up-to-date on suites as they get offered for sale.

Call Ralph today at cell 416 577-5486, or through the RE/MAX office switchboard at 416 236-1241 or complete this form below:

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88 Park Lawn / 88 Parklawn / South Beach Condo / Toronto / Etobicoke / Humber Bay / 90 Park Lawn

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How staging helps

What a space can look like when staged professionally

I was asked recently whether or not it is necessary to stage a home in order to sell it.  Okay, here is the good news – no it is not necessary.  You don’t have to do it.  There is no requirement for staging.

But, that said, you still might want to stage it anyway!  Making your home look its best will ensure your home sells and sells for a price that is higher than what it would otherwise sell for.  What are we talking about when we say staging? 

It really is the process of converting your home from the place you currently live in into a desirable place that is attractive for someone else to want to buy. 

It starts with throughly cleaning your home from top to bottom, especially the kitchen and bathrooms, until they sparkle.  It involves putting away many of the things we would normally have on display in our home: The family pictures; religious symbols; weapons; fridge magnets; magazines; and the accumulated piles of stuff we seem to accumulate.

Could this be done better?

Could this be done better, so the passage from one room to the next is not blocked?

The next level involves reducing the number of furniture pieces in the home and rearranging them to give the sense of  space and to create “flow”.  Do you have natural pathways blocked by furniture?  Do you have the best assets of a home as the focal points?  Often I see furniture pieces in the wrong rooms.  Each room should only have the pieces that make sense to be there.  Bedrooms are for bedroom furniture.  Living rooms are for living room furniture.   The purpose of each room should be evident.  These people are buying the space after all, not your furniture!

The next level involves adding the right accents and accessories that create mood and feeling to really attract and interest home buyers.

While some of this you can do on your own, it often makes sense to bring in a professional stager who is capable of taking the staging process well beyond what you ever imagined was possible.  The eyes of an outsider can be tremendously beneficial to suggest approaches we cannot visualize ourselves.  While they will mostly work with the things you already hav in your home, they can also bring in the additional pices to make the space even better.  Staging doesn’t have  to be expensive, and when done right will actually earn your more money than not having bothered.

So, before you just sell your home looking exactly like how you live in it every day, consider the value of staging your home.  And don’t forget the landscaping – that’s outdoor staging!

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Canada Mortgage and Housing has just released their first quarter report on the Canadian housing market.  They are looking for a shift to a stable balanced market in 2012, from the strong seller’s market of the past year.  They anticipate modest price apreciation, in line with the inflation rate.  Toronto rental market remaining tight, despite some 18,000 condo completions coming into the market this year.

Follow this link to get the complete
CMHC Housing Market Outlook Report

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Looking for homes to buy in Pickering, Ajax, Whitby, Oshawa or Courtice …

Whitby 3 Bedroom Detached home

Whitby 3 Bedroom Detached home

 

 Here is an example of a home on Longueuil Place in Whitby.

While this home is no longer for sale, Ralph would be happy to share with you the many opportunities to purchase excellent homes at reasonable prices in Durham region.

Home buyers look to the communities immediately to the east of Toronto to seek out the most economical housing opportunities close to the city.

A similar home will become increasing more affordable as you move through each community.  Pickering being closest to Toronto tends to be the most expensive, with Ajax next followed by Whitby and then Oshawa and Courtice.   Properties are vastly more affordable than what can be purchased in the City of Toronto, as well as being newer.

Many newer home choices are available in Durham, with everything from brand-new to 20-year old homes on offer.  This region saw tremendous population growth from the 1980’s.  Some traditional older neighbourhoods can be found, but most homes are situated in modern subdivision clusters.  Along with the population boom of the past decade or two, comes more modern infrastructure of schools, community centres and shopping opportunities.

The communities of Pickering, Ajax, Whitby, Oshawa and Courtice are well served by the Lakeshore GO Train service into downtown Toronto.  It runs all day long, with more frequent rush-hour service.

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I had the opportunity to sit down with Karen Pivnick this morning for a chat.  She’s the owner of Topcat Relocation Transition Solutions.  Much of what she does revolves around assisting seniors to understand their possible housing choices, and to get them through the whole process of downsizing and moving.  She helps people to edit their belongings and find the right places to sell or donate the things that aren’t being taken with them.  She can step in to help, when family members don’t have the time, expertise or patience to assist.
 
As a real estate agent, I know the real work of moving is just beginning when I help someone to sell their current home and find their future home.  Figuring out how much furniture there will be space for, deciding which possessions to take, dealing with the myriad of personal possessions we accumulate in our lifetime.  Karen can customize the right services to fit the needs of each of her clients.  

She may also suggest ways to rearrange your existing home to make it better fit you needs and help with a makeover to improve the function of your existing space.

Her business is a perfect fit for people in the process of making a move!  Beyond just helping seniors, Topcat Relocation Transition Solutions has helped boomers and empty-nesters with downsizing transitions.  She described herself as a project manager for moving, planning and overseeing the whole process for you:

• Packing your special treasures
• Unpacking and setup of your new home
• Home staging prior to sale
• Reorganize your existing home

You can reach Karen through her website at http://www.topcatrts.com/ or at 416 534-3078

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Lets assume you’ve bought a brand new condo from the developer. You’ve bought it pre-construction from plans, or at some point during the construction process. Now you are looking to sell the suite. Maybe you’ll want to consider a condo assignment sale.  What are your choices..

Is a condo assignment the right thing to do?After Closing
The first point at which you are really able to sell the condo suite is after the final closing.  Closing is the moment at which you provde the rest of the purchase amount to the developer and the ownership of the suite is transferred to you. The balance of the money might be coming from you or you may have taken out a mortgage.  Once it is yours and you own it, you are freely able to sell it.  You may wish to sell it a day after closing, a week after closing or 10-years after closing.  The timing doesn’t matter at this point, the suite is yours to sell if you so wish.

Early Occupancy
In the days leading up to early occupancy you will perform the pre-delivery inspection.  At the point of early occupancy you may be making an additional deposit to the developer and getting the keys to the suite.  The suite is fit for occupancy and you are able to move-in, if you wish.    You are going to be paying a monthly occupancy charge to the builder to cover the operating costs of the building and the property taxes.  However, the ownership is still with the developer.  So, you can’t really sell the suite yet.

Condo Assignment Sales
It is possible to sell your suite before you own it too!  Technically, you are not selling the suite. Instead, you are selling (or re-assigning) your interest in the agreement of purchase and sale to someone else.  That means that rather than you being the buyer from the developer, you are transferring the existing contract to someone else, who the developer will then work with.  Selling your interest in the agreement is called an assignment. 

Some investors look to get out early on through assignment sales. For others it is simply that their housing needs have changed since the time when they first planned this purchase. Perhaps they have gotten married, un-married or had a job transfer to another city.

Whatever the reason, it is only possible with the permission of the Developer to do so. Generally the basic contract you signed with the developer will state it is not possible, but with an additional payment in the range of $2,000 to $5,000 the developer  will include the right of assignment in your agreement.

If you have any expectation of needing this, it is safest to obtain this right.

Let me know if you have a condo you’d like to sell.  Whether it is an existing suite you already own or an assignment sale, I’m here to help.

Let me know if you want to find out more about selling your condo suite

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Learn how Ralph Evans uses the REMAX approach to assist you in getting your home sold. This REMAX video explains some key areas of the home to focus on, when preparing your home for sale.

These are the key areas that are most important to home buyers.

– The curb appeal
– Grabbing buyers attention
– Flow
– Remove excess furniture
– Attractive bathrooms and kitchens
– Warm welcoming master bedroom
– Up-to-date flooring

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