Tan•gazine June-July 2017 Vol 05 Issue 04 by HG KM

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TABLE OF

C O N T E N T S P A G E 04-05

JUN-JUL 2017 Volume 05 Issue 04 5 Reasons Why The Toronto Housing Market Won't Crash

Horrible Feeling Economist Warns More Housing Measures Would Be Disastrous

These Are The Top 3 Financial Reasons Canadians Sell Their Homes

Count Down To Your Mortgage Approval

Celebrating 150 Years Of Canada

09-10

When Hot Markets Outpace Comparable Solds

11-12

Toronto's Housing Market: Taking A Breather Or Set For A Market Correction?

What You Should Know About Real Estate That You Don't - Upcoming TanTeam Seminar

14-27

2017 Summer - June-July TanTeam Listings

18-19

Featured Listing - 155 Yorkville Ave - Yorkville Plaza, Toronto

24-25

Featured Listing - 17 Coneflower - Westminister Branson, North York

May 2017 GTA REALTORS® Release Monthly Resale Housing Figure

June 2017 GTA REALTORS® Release Mid-Month Resale Housing Figures

Designer: Kai Min • Cover: Toronto By The Distillery District • Source: Self-Taken • Advertising: Kai Min | support@tanteam.com

Royal LePage Meadowtowne Realty™ is a licensed franchise to Royal LePage and is Independently Owned and Operated. Whilst every care has been taken in preparing this magazine, Tan•gazine and all vendors, corporations, business’ and affilliates give no warranty for the information contained herein. Potential purchasers shall satisfy themselves as to all matters and seek independent advice, if necessary. The views expressed in the article(s) throughout Tan•gazine are those of the author and do not necessarily represent the views of The TAN Team and its affiliates. The information contained herein does not form any part of any contract, offer or representation. Additionally, this magazine is not intended to solicit properties currently contracted and/or already listed for sale.

5 Reasons Why The T

While it's easy to think that a few slow

and here are five reasons why prices

today - that is people wholive in Toronto

weeks are a sign of something larger,

and activity in the housing market will

and are buying a home to live in. All

a more thorough analysis reveals that

soon bounce back and continue to climb.

of the other factors are still the same,

the Toronto market is still very strong.

such ashistorically low interest rates, a 1.

There have been many news articles

For

buyers,

the

majority

nothing

has

home

strong economy, and a constant influx

changed

of new people and businessesmoving

about the slowdown of the Toronto

to Toronto. In short time, both buyers

housing market, and many industry

The Ontario Fair Housing Plan which was

and sellers will realize their situations

prognosticators are predicting a crash.

launched on April 20 consisted of 16

haven't changedwith the new rules in

While it's easy to think that a few slow

different strategies tomake both home

place, and resume the same activity

weeks are a sign of something larger, a

sales and home rentals more balanced

that was happening prior to April 20.

more thorough analysis reveals that the

between buyers and sellers. The thing

Toronto market is still very strong. This

is,none of these strategies will have any

2. Foreign buyers represent a small

is more likely just a temporary pause,

impact on the majority of home buyers

percentage of the market, and a tax

Toronto Housing Market Won't Crash won't stop themfrom buying in Toronto

settled down, and activity is nowback

current market as if sellers aren't getting

to previous levels with prices setting

their price, they will either be patient

Probably the most ambitious part of the

new records. All the new rules did in

and wait until a buyer comes along, or

Ontario Fair Housing Plan was the 15

Vancouver was hit thepause button for

they'll just choose to stay in their house

per cent tax on foreignbuyers. On the

about 10 months, and now the market

for longer. A market crash would involve

surface it may seem like this alone could

is just as active as it was before. If there

many people selling for a huge loss,

cool down the market, but it will really

is anyreal estate market in the world

and without any other external factors,

onlyhave a modest effect. The most

that would serve as a good comparable

sellers would rather just live where they

recent study from the Toronto Real Estate

to Toronto, it would beVancouver, and

are than take a loss on their house.

Board says that only 4.9 percent of buyers

it is clear that the changes they made

in Toronto are from overseas, and while

there won't have any long term effects.

5. Supply and demand have not changed

4. Haven't we heard this before?

This is the most important factor here,

the number is not exact, we can be sure thatforeign buyers only represent a small percentage of all transactions. The 15

as the lack of supply coupled with a huge

per cent tax may seemvery high to some,

I've worked with people buying and selling

demand for housing iswhat has created

but someone looking to buy a property

homes in Toronto for over eight years,

the current housing market where prices

overseas is not the average home buyer.

and it seems likeevery month there has

have skyrocketed. While the Ontario

With all the turmoil and uncertainty in

been a new article about how the Toronto

FairHousing Plan does have elements

the world today, Toronto real estate

housing market will crash. As far backas

that will increase supply, these won't

represents a very safeinvestment, and

2009 you can find opinions from major

be implemented for severalyears, and

many investors will look at the 15% tax

banks saying that the Toronto housing

even then aren't likely to create enough

as simply the cost of doing business.

market is overvaluedby 20 to 30 per cent,

supply to balance the market. Toronto

and that a crash is imminent. In that

consistentlyranks as one of the top cities

time prices have almost doubled. As I

in the world to live, so it's no surprise

wroteabout in a previous blog, these high

there is such demand for real estatehere.

level analysts don't take into consideration

There are more people moving to the city

implemented a very similar set of rules,

that

haveemotions,

every year, and this number will continue

including the 15 per centforeign buyer

and will refuse to sell for a loss.

to increase.Unless there are more rule

3. Look to Vancouver! In

August

last

year,

Vancouver

home

sellers

tax. It definitely had an effect there

changes made in the future, or interest

initially, and similar to Toronto, Vancouver

Most home owners don't treat their home

rates increase rapidly, the Torontohousing

saw pricesdrop up to five per cent within

like they would treat a stock they've

market is just taking a brief pause before

the next five months. From there, things

invested in. We are seeing this in the

prices and activity continue to climb.

Nathan Dautovich Tuesday, June 20th, 2017

'Horrible Feeling' Economist Warns More Housing Measures Would Be Disastrous After several big policy moves aimed at cooling Canadian real estate, a prominent housing bear says he can’t shake the “horrible feeling” that any further steps will lead to disaster. In the almost 12 months since Finance

“We should be concerned… This was

and a near 50 per cent jump in new listings

Minister Bill Morneau announced his

tried back in 1974 and it wrecked the

in May, market observers are skeptical

working

Ottawa

entire housing market,” Madani said

about how long a downturn could last.

has made it harder for Canadians

of a tax targeting property flippers.

to get an insured mortgage through

“I cannot shake this horrible feeling

Many are pointing to Vancouver, where

that history is about to repeat itself.”

the market is showing signs of stability

group

housing,

stringent

stress

tests.

and upward price pressures just several In the meantime, B.C. and Ontario

Facing

the

months after B.C. brought in its measures.

have

most

Ontario government under Premier Bill

“Less than a year later, and the effect is

foreign

Davis introduced a 50-per-cent land

certainly diminished (in Vancouver),”

investors with a 15 per cent tax.

speculation tax in its 1974 budget.

pulled

notably

policy

taking

levers

aim

–

soaring

home

prices,

In short order, the market went bust. “I really do worry that policymakers might

Sherry

Cooper,

chief

economist

Dominion Lending Centres, told BNN

forge ahead and tighten regulatory policy

“There is no question [policymakers]

in a phone interview. While that raises

further, under the false assumption that

are determined to slow the market,”

the spectre of Toronto bouncing back

house prices are still rising rapidly,” David

Benjamin

Madani,

economist,

deputy

chief

later this year, Cooper said policymakers

email.

are likely in “wait-and-see” mode now.

email. “The housing speculation tax

“They will rest for now, but I think that to

“They’ve done quite a bit, it’s time to see

doing the rounds in the media over

the extent we see another wave of price

how it all unfolds,” she said. “They’re

the past few days is one example.”

acceleration [a speculator’s tax] will be

looking for soft landing, not a crash.”

senior

Canadian

economist

Tal,

CIBC

said

at Capital Economics, told BNN in an

the next move.” That said, Tal doesn’t During an Economic Club of Canada

see a tax targeting property flippers

Over at BMO Capital Markets, Senior

panel

Economist Sal Guatieri says the time for

discussion

Wednesday,

necessarily

dangerous

move.

the chief economist of the Canadian Real

Estate

Association

said

policy tinkering has passed. “I probably will not object to that move

doesn’t think policymakers are “done

correctly;

“Time to take out the heavy artillery:

yet”

say a sale within one or two years

higher interest rates,” Guatieri wrote in a

with

students,

note to clients on Thursday. “The ball is

diplomats, temporary workers and so on.”

now firmly in the Bank of Canada’s court.”

While Ontario’s recent measures have

Greg Bonnell - BNN Friday, June 16th, 2017

when

comes

housing.

A tax on speculative home purchases,

define many

speculators

exemptions

Gregory Klump added, is a possibility – a move he said would be misguided.

been followed by a sharp drop in sales

These Are The Top 3 Financial Reasons Canadians Sell Their Homes The

threat

downturn

In fact, “to invest in another or larger

cent say it’s because their mortgages and

Canadian

home” was the top reason for 23 per cent

other housing costs are “making them

of respondents planning to sell.

cash poor.”

So suggests a new CIBC survey of more

For Canadians between the ages of 18

Meantime, 57 per cent are worried

than 3,000 Canadians aged 18 and up.

and 34, otherwise known as Millennials,

about the possibility of rising interest

the share jumps to 46 per cent, and it

rates, and for 36 per cent, renting

sinks to just 9 per cent for those 55 and

just

out

some

market

homeowners listing their homes for sale.

Cashing

has

housing

before

expected

home price drop is the second-mostcommon

financially

makes

sense

them.

over.

reason

“It’s important to choose the house

survey respondents cite as their top

Some 24 per cent of those aged 35 to 54

and mortgage that you can afford so

motivation for plans to sell their homes.

listed buying another home as their top

that you can manage your cashflow

reason.

and

In total, 22 per cent of respondents who

won’t

remorse,”

end

Nicholson

with pointed

buyer’s out.

own homes indicate that’s why they

Financing retirement was the third most

intend to put their homes on the market

popular reason for planning to sell at 21

The top reason for not selling? For 62 per

per cent, but unsurprisingly it wasn’t top

cent of homeowners, it’s the high cost of

of mind for many under the age of 35.

another house that’s responsible for their

Across three age segments, the share of respondents who indicated this as their

reluctance to sell.

top pick ranged from 21 to 23 per cent,

Only 10 per cent of this demographic

suggesting it’s consistently top of mind

cited it as their top selling motivator, while

for a large share of Canadians regardless

26 per cent of the 55-and-up crowd and

of age.

21 per cent of the 35-54 group did so.

Although, 54 per cent of all respondents

“In today’s market, homeowners are

say housing prices will “never” drop, and

facing a conundrum as to whether to buy,

only 4 per cent say home prices will fall in

sell or stay put,” said David Nicholson,

less than a year.

vice president of CIBC Imperial Service, in

Josh Sherman Monday, April 10th, 2017

a statement. Some 16 per cent see housing prices declining in the next one or two years,

The top reasons Millennial homeowners

however.

plan to put their homes on the market

The most common financial reason for

differed.

planning to sell a home is, well, so the owners can simply move into another.

Among this young demographic, 63 per

Count Down

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Penelope Graham - REM Online Tuesday, May 2nd, 2017

When Hot Markets Outpace Comparable Solds It’s an unfortunate scenario all good

days of Vancouver’s double-digit market

risk a deal, as the comps used by the

agents strive to avoid; let’s say a buyer

appreciation and currently in the GTA,

Canada Mortgage and Housing Corp.

you represent has just purchased a home

bidding wars can pump neighbourhood

and private insurers may be even more

at the top of their budget and participated

prices overnight, leaving lenders’ data in

obsolete.

in a bidding war to do so. To stand out

the dust.

from the pack, they’ve dropped their financing

and

inspection

conditions.

“The service that the high-ratio insurers “Prices change so quickly that when

(CMHC, Genworth, Canada Guaranty) use

appraisers are looking at the properties,

tend to lag by a month or so, which could

You’ve guided them through every step of

they’re not as up-to-date on the market

stop a deal in its tracks,” says Bricknell.

the offer process, basing pricing strategy

as we are,” says Carlos Moniz, a Toronto-

on solid comparable solds data for the

based agent with Zoocasa Realty. “They

Moniz

neighbourhood. But when it comes time

might be pulling sales from two to three

challenging when price appreciation in

to confirm financing, their lender balks –

months ago, while we’re looking at sales

hot markets deviates from the usual

they don’t agree on the home’s valuation

from the same week.”

trends. While listing prices typically rise in

and refuse to put up the total mortgage amount.

adds

that

it’s

especially

January, spring and fall, 2017 activity has Adds Mike Bricknell, a mortgage broker

defied seasonality. Comps have surged

at CanWise Financial: “The appraisers do

overnight in some cases and he’s had to

With precious few financial options, and

not have access to the near-future closing

evolve his strategy to keep pace.

potentially facing legal action from the

prices, which the Realtors do. Two weeks

seller, your client is between a rock and a

is a realistic timeframe for the properties

“This year, for example, it was substantial.

hard place. But it’s not your offer strategy

sold and closed.”

I had a condo that we put an offer on and

that’s at fault.

all the comparable solds were in the midFor agents who have real-time access

fours,” he says. “Because the market

The issue is a growing disconnect

to the market, a two-week disconnect

is really hot, I advised my clients, ‘We

between the comps used by appraisers

is an eternity – and it’s an especially

probably need to be in the high fours to

and what buyers are actually willing to

pronounced issue for high-ratio buyers.

be competitive.’ This was in North York

pay in some of Canada’s tightest real

The added requirement of qualifying for

at Yonge and Finch, for a two-bedroom,

estate markets. As witnessed in the

mortgage default insurance can further

two-bath listed at $399,000. We were

- continued from page 9

CMHC and getting into the market earlier.” Adjusting

expectations

may

particularly tough pill to swallow for pegging it at high $400,000s based on the

clients, especially if they started their

comparable sales over the past couple of

“If you only have five per cent, don’t stretch

months. It ended up selling for $615,000.”

yourself too thin, just get something –

home search with loftier goals.

even if it may not be the place of your

“Even sitting down with people you first

So what kind of guidance can agents

dreams – that would leave you a little

met three months ago, you’re now having

give to help clients safeguard themselves

money aside in case something happens.”

to reassess things,” Moniz says.

against mortgage shock? Time is of the essence. While Moniz

“You say, ‘When we first sat down –

Don’t max yourself out: The scariest thing,

posits that in a perfect world, buyers

where the market was – it has changed

Moniz says, are buyers with the bare

would simply save a larger down payment,

substantially.

minimum jumping into – and winning –

that’s not a realistic approach in blistering

bidding wars. Armed with a pre-approval,

hot markets.

they may think they can afford to carry

“Instead of going to your max budget to get what you want, make a bit of a

the larger mortgage, but they’re most

“The difficulty you’ll run into is in the

sacrifice. If you want to live downtown,

vulnerable should their lender refuse to

amount of time it takes you to save that

maybe go to Mississauga, where the

fund them.

money, the market is outpacing that,”

price point is a bit lower and give yourself

he says. “I meet first-time buyers who

a bit of a cushion. If you’re going for a two

“Let’s say something came up and the

say, ‘I have 10 per cent or 15 per cent

bedroom, maybe go with a one bedroom

ratio has changed a bit – they’ll be

down, but we’ll wait until we get to 20 per

and be a little more conservative. Once

scrambling to find financing while the

cent to avoid CMHC.’ Well, the market

you’ve built a little bit of equity, then make

broker tells them, ‘You just need to come

is appreciating at 10 to 15 per cent and

that move in three to five years.”

up with another $19,000.’ Well, people

an average house is $500,000. Are you

don’t just have that under their mattress,”

saving $50,000 after tax? Probably not, so

he says.

you’re probably better off getting in, paying

Toronto's Housing Market: Taking A Breather Or Set For A Market Correction? Kerry Jones spent weeks this spring urgently searching for a house to buy on the west side of Toronto, fearing that if she and her husband didn’t move quickly they would end up priced out of the city’s soaring market. But after watching the Greater Toronto Area market cool this spring and, after visiting a growing assortment of houses that are better and cheaper than those available a month ago, the couple no longer feels the same pressure to make a choice. “Our plan was to have a house bought by the end of the summer, and now we’re really not so sure,” she says. “We don’t feel like we’re in as much of a rush any more. ... We feel more confident that if we wait two or three months, we might get a better deal than we could right now.” Ms. Jones and her husband, Maher El-Abdallah, are joining thousands of other potential home buyers in the GTA who are moving en masse to the sidelines, delaying their purchase decisions as they watch the city’s housing market slow rapidly. The result is that home sales are plunging in the Toronto region after years of soaring markets. Data compiled by the Toronto Real Estate Board shows the number of homes sold in the GTA fell 50 per cent in the first two weeks of June compared to the same period last year. The slowdown comes on the heels of a 20-per-cent drop in sales in May compared to May last year. Prices also fell in the first half of June to an average of $808,847, down 6.4 per cent from the May average price of $863,910 and a decline of 12.2 per cent from April’s record-high average of $920,791 for all types of homes in the GTA. (Home prices are still

Janet McFarland - The Globe & Mail Thursday, June 22nd, 2017 up 6.7 per cent compared to the first half of June last year, however, so the recent declines have not erased all of the past year’s run-up.) The drop began in earnest after the Ontario government introduced new regulations in April to cool the housing market in the Toronto region, including a new 15 per cent foreign buyer’s tax. Ontario Premier Kathleen Wynne said it would be a “pretty good outcome” if the overheated Toronto market took a pause because of the new housing measures her government introduced. “It’s a bit cooler,” Ms. Wynne said in a recent interview. “But I think the jury is out yet. I don’t think we know at this point exactly what the forces are. We’re monitoring it with the experts and the associations to see what is happening. It’s entirely possible that there is some cooling effect because of the announcements that we made and people know now what’s coming, but it could be other forces. It’s just too soon to say.” But as the downturn accelerates more rapidly than many anticipated, the question confronting policy makers is whether the province may have over-shot with its measures, and whether Toronto’s housing market is on the cusp of a significant market correction or is merely taking a breather to regroup. Most experts side with the taking-a-breather theory, arguing all those who were frantically bidding two months ago have not abandoned their dreams of home ownership and will be back when they see the market stabilizing. “I think there’s a ton of pent-up demand still out there,” says Kevin

-continued from page 11 Somers, chief operating officer of Royal LePage Real Estate

growth.

Services Ltd. “It’s just reconciling itself to a comfort level around whatever the new reality happens to be.”

“It’s just not going to happen. If it does, we’ve got much bigger problems because there is something else happening in the world

Jacob Asparian, a broker at Keller Williams Energy Real Estate in

that would cause that,” he says.

Oshawa, says he doesn’t blame his clients for taking a break to reassess, especially those exhausted by the market frenzy earlier

Mr. Brind says Warren Buffett’s agreement to invest in Home

in the spring.

Capital Group Inc. this week could also be a factor to help restore confidence that the housing market is fundamentally sound.

He believes they will return soon, however, and Toronto will not see a long-term decline.

“Just like the stock market, all of a sudden there’s a perception issue or something happens and all the bank stocks fall by 10 per

“I have tons of clients right now who have said, ‘You know what,

cent or 15 per cent, and they all bounce back a month later. I think

I’m going to wait until the fall,’” he says. “Right now, they don’t feel

that’s exactly what’s happening now.”

comfortable with where the market is at, and I agree with them.” But John Pasalis, president of Realosophy Realty Inc. in Toronto, CIBC World Markets economist Benjamin Tal argues the

predicts it may take until January to see the market turn. He

weakness in the market is “a temporary story” because economic

believes there could be a surge of new listings in September as

fundamentals are still unchanged, with interest rates low and

people decide to sell their existing homes before shopping for

Ontario’s economy still growing strongly.

a new one in an uncertain market, leaving the market with more sellers than buyers.

Mr. Tal says he would not be surprised to see prices drop 10 per cent or 15 per cent from their high, but that would not even reverse

“Everyone is going to list their homes in September, and then no

the gains from the past year. “To me, this [downturn] is exactly what

one is going to move to buy until they’ve sold,” he says.

the market needs.” Real estate experts also don’t exclude the possibility that the market The difficulty in predicting the market’s direction is that the recent

may rebound almost immediately, even before the September.

drop has been triggered as much by a widespread mood that Toronto’s bubble is bursting as by any economic fundamentals, and

In the first two weeks of June, the number of new listings across

psychology can be difficult to sway.

the GTA rose 22 per cent compared to the same period last year.

“It’s sort of a confidence effect, and anything can burst bubbles,”

But compared to April and May this year, when new listings grew by

says economist David Madani of Capital Economics. “You don’t

34 per cent and 49 per cent respectively, the pace of listing growth

need higher interest rates or a typical macroeconomic catalyst.”

in June has fallen significantly, which could mean the flood of new supply may already be slowing.

Mr. Madani has one of the more dire forecasts for Toronto’s market,

Mr. Brind has recently seen the number of showings pick up a bit on

predicting the city is in for a long, slow correction with prices falling

listings managed by his firm, and hopes it is a sign that more brave

20 per cent to 40 per cent over the next five years.

shoppers are already out looking for a deal.

He says house prices have risen far more quickly than incomes,

For her part, Ms. Jones has no plans to stay out of the market for

making the growth unsustainable. He also believes a series of

long. She and Mr. El-Abdallah got married in March, started looking

federal and provincial reforms – including tougher mortgage rules

for a house immediately afterward and are encouraged by the

– are driving more first-time buyers out of the market.

recent change in atmosphere.

“All bubbles burst,” he warns. “There’s no bubble in history that

One listing agent at a recent open house even volunteered that

hasn’t burst.”

there was room for negotiation in the listing price, which was the first time she had heard such an offer.

Not everyone is convinced the market is still in a bubble, however. Some argue Toronto is not overpriced when compared to other major global cities, and there is no sign that core demand for housing is going to change. Realtor Adam Brind, managing partner at Core Assets Real Estate in Toronto’s downtown core, says he is confident house prices will not fall by 40 per cent in coming years given the city’s strong

“We feel a lot better about buying a house,” she says.

WHAT YOU SHOULD KNOW ABOUT REAL ESTATE

THAT YOU DON'T... INTERACTIVE INFORMATION SESSION Thursday, July 6th, 2017 Free Seminar By The TanTeam At Royal LePage Meadowtowne Realty 6948 Financial Dr, Mississauga ON L5N 8J4 Let's Talk About The Recent Changes In Federal Housing Rules & How It Effects You w w w. Ta n T e a m . c o m / w h a t y o u s h o u l d k n o w 2 0 1 7 For Registration More Information

CONVENIENT LIVING IN HEART OF DOWNTOWN BRAMPTON NEXT TO ROSE THEATRE & GO STATION Downtown Brampton 1 Belvedere Court :Conveniently Located In The Centre Of Downtown Brampton A Well-Maintained Up Scale Building, Luxurious Living In Prestigious Belvedere, 9 Feet Ceilings, Walking Distance To Rose Theatre Shopping, Restaurants, Transit Terminal, Gage Park, Etc. Great Neighbours, Backsplash And Led Counter Lighting In Kitchen. Contact The TanTeam for more information! support(at)tanteam.com

A P P R OX 1 1 0 0 s f | 2 B D R M | 2 BAT H | WA L K TO DT B R A M P TO N G O S TAT I O N

Asking Price $439,000 MLS W3737314 AVA I L A B L E F O R SA L E

PACKAGED MIXED USE RESIDENTIAL COMMERCIAL WITH RESIDUAL INVESTMENT INCOME Fort Erie 95-97 Albert St Spacious Store Front. Good Income – Rental Apt Unit Behind Unit#97, Lots Of Improvements, Lottery Terminal, Convenience Store. Price Incl. Business & Property – Exclds Stock (Tba Negotiable) Recently Renovated Kitchen And Bathroom, Property Being Sold As-Is, Roof-’10 (Heated), A/C- ’10, Furnace ’11, Washer/ Dryer-’07, Enclosed Yd – ’16. Do Not Go Direct. Financial Statement Avail On Acceptance Of Conditional Offer. Contact The TanTeam for more information! support(at)tanteam.com 2 Separate Apartments | Store Front | 50 x 410.94 ft Lot Size

Asking Price $450,000 MLS W3700945 AVA I L A B L E F O R SA L E

NEW 3 BEDROOM FREEHOLD TOWNHOUSE IN NEW BUSTLING RESIDENTIAL NEIGHBOURHOOD OF RURAL OAKVILLE! Rural Oakville Area 3075 Neyagawa Blvd Located In New Bustling Residential Community of Rural Oakville Near The Intersection of Dundas St and Neyagawa Blvd, An Executive Freehold Town Home With 3 Bedrooms, 3.5 Bathrooms, a “Million-Dollar*” Kitchen, Sun Lounge, 2 Car Garage, Fully Finished Basement, a Private Fully Fenced Courtyard, and Functional Floor Plan – You Will Find It Hard To Not Love This Property! With Near By Daily Conveniences Such as Fortino’s Supermarket (with Underground Parking!), Banks, Parks, Recreations, Public Transportation and Even Easy Access to Hwy 407 and 403 – You Can Possibly Start Planning Your Move Today! Contact The TanTeam for more information! support(at)tanteam.com A P P R O X 1 7 0 0 s f | 3 B D R M | 2 . 5 B A T H | P R I V A T E C O U R T YA R D | 2 C A R G A R A G E

Asking Price $789,987 MLS W3758942 -JUST SOLD-

1+1 IN TORONTO YORKVILLE WITH PRIME SUB-PENTHOUSE LEVEL VIEWS UNMATCHED IN YORK! Yo r k v i l l e P l a z a - To r o n t o 1 5 5 Yo r k v i l l e A v e The New Residences Of Yorkville Plaza. “Four Seasons Hotel” The Paris Model 500sf 1 Bedroom + Den, On Sub-Pent House Level (31) Sold Out Floor Plan! Coveted Full North Unobstructed Exposure. Steps To Yorkville Shops, Avenue Road, U Of T, Subway and the Hazelton Lane Market. Enjoy the sounds and performances of the annual Toronto Jazz Festival right outside the building! Contact The TanTeam for more information! support(at)tanteam.com

A P P ROX 5 2 5 s f | 1 + 1 B D R M | 1 BAT H | 3 1 ST L E V E L | S U B - P E N T H O U S E S U I T E

A s k i n g P r i ce $ 61 9, 9 1 6 E XC L U S I V E L I ST I N G AVA I L A B L E F O R SA L E

SPECTACULAR 1+1 WITH SOUTH VIEW OF MISSISSAUGA FROM HEART OF CITY CENTRE AT SOLSTICE City Centre - Mississauga 225 Webb Drive Luxury living! Move into Solstice in the heart of downtown City Centre. Cozy up in this spectacular fully upgraded sub-penthouse 1+1 unit! Very well maintained with a highly functional ﬂoor plan. Discover the building’s amenities such as an indoor swimming pool, sauna, gym, outdoor BBQ area, party and media rooms and guest suites. Just steps from Celebration Square and Square One shopping center. Easy access to public transit, parks, schools and Hwy 403 and QEW. Contact The TanTeam for more information! support(at)tanteam.com

A P P R OX 8 5 6 s f | 1 + 1 B D R M | 2 F U L L B AT H | 1 C A R PA R K I N G | L O C K E R U N I T

Asking Price $419,914 MLS W3755099 -JUST SOLD-

ENTERTAINERS HAVEN 2 STORY DETACH IN CREDIT VALLEY Brampton - Credit Valley 37 Kirkhaven Way Move Into Sought After Credit Valley Area Just Right Across From The Mt. Pleasant GO Station! Located On A Premium Pie Shaped Lot, Has Ample Space For 4 Car Parking On The Driveway & 2 Car In Double Car Garage. This Well Upgraded Home Features 9ft Ceilings and Slate Tiles, Chocolate Hardwood Floors Throughout The Main Level, Kitchen Comes With Black Granite Countertops, Chocolate Cabinets, Island, Over and Under Cabinet Valence Lighting, Stainless Steel Appliances & Gas Stove (Built In Convection Oven) With Stainless Steel Exhaust! Upper Level Features 4 Bedrooms With Bourbon Flooring Throughout Complete With Upper Level Laundry! Fully Finished Basement Comes Complete With 1 Bedroom, 4Pc Bathroom & Spacious Windowed Recreation Area. Backyard Features An Extravagant Landscape With Multi-level Tired Decks! There Were Original Plans To Put In A Custom 10ft Wet Bar (Comes With Custom Wooden Arbor Stretching Throughout The Width Of The Deck!) Privacy Interior Lattice Around Perimeter Of The Deck Allows Complete Total Privacy At All Levels! Gas Line For Endless Hours Of BBQâ&#x20AC;&#x2122;ing And A Gravel Area For An Above Ground Fire Pit! Spend More Time Enjoying The Things That You Enjoy And The Time Spent That Means A Lot To You.

FSBO LISTING A P P ROX 2 5 0 0 S Q F T | 4 + 1 B D R M | 3 . 5 BAT H | 2 - C A R G A R AG E

Asking Price $949,949

TRENDY 2 BEDROOM 2 STOREY CONDO TOWNHOUSE IN NEW RESIDENTIAL SUBDIVISION IN WESTMINISTER BRANSON Westminister Branson Area 1 7 C o n e f l o w e r A v e , N o r t h Yo r k Conveniently Located In A Prime Area Within The Heart of WestministerBranson Off Bustling Bathurst St and Finch Ave, Nestled Within New Townhouse Subdivision. This 2 Year Old 3 Storey Condo Townhouse, Features A Private Underground Resident and Visitor Parking, Swimming Pool, And No Neighbor Backing Onto Unit. With 9 Ft Ceilings and Wide Plank Laminate Throughout, Ensuite Laundry, Crown Molding, Granite Countertops, Stainless Steel Appliances, Spacious 2 Bedrooms And A Private Upper Level Terrace. Convenient Access To Local Amenities, Parks and Recreation Centres, Shopping, Schools, Public Transit, HWY 407/401 And Minutes Away From York University and University of Toronto Insitute for Aerospace Studies. This Is A Fantastic Alternative To Condo Apartment Living For Those Who Want More Flexibility In Layout As Well As Privacy. Donâ&#x20AC;&#x2122;t Miss Your Chance To Move Into This Trendy And Cozy Apartment Today!

A P P ROX 1 3 5 0 s f | 2 B D R M | 1 BAT H | P R I VAT E RO O F TO P T E R R AC E | 1 C A R P K

Asking Price $543,345 MLS XXX AVA I L A B L E F O R SA L E

NEWLY RENOVATED UPDATED DETACH 2 STOREY Brampton - Central Park 25 Holmcrest Crt Strategically located near the bustling intersection of Dixie Rd and Queen St, nestled in quiet and mature neighbourhood. This property is freshly renovated, featuring a revised main ďŹ&#x201A;oor concept, new laminate ďŹ&#x201A;oor throughout property, newly tiled kitchen, tiled kitchen backsplash, newly painted walls throughout, renovated upper level bathroom, new renovated stairway (upper and lower), upgraded electrical throughout, large Master bedroom (combined 2 of 4 rooms).

A P P ROX 1 4 9 9 S Q F T | 4 B D R M | 1 . 5 BAT H | L a r ge B a c k y a rd

Asking Price $539,935 E XC L U S I V E L I ST I N G

FAMILY FRIENDLY, WELL MAINTAINED DETACH Brampton - North West Sandalwood Pkwy Family oriented 3bdrm detach in quiet and mature neighbourhood. Move-in ready, fairly open ﬂoor plan. Property features 2 door garage, vanilla full unﬁnished basement. Call The TanTeam for more information! FSBO LISTING A P P ROX 2 4 0 0 S Q F T | 3 B D R M | 2 . 5 BAT H | O P E N CO N C E PT

Asking Price $799,997

May 2017 GTA REALTORS® Release Monthly Resale Housing Figures Toronto Real Estate Board President

“Home buyers definitely benefitted from

greater for condominium apartments

Larry Cerqua announced that Greater

a better supplied market in May, both in

compared to low-rise home types. This

Toronto Area REALTORS® reported

comparison to the same time last year

likely reflects the fact that the low-rise

10,196 sales through TREB’s MLS®

and to the first four months of 2017.

market segments benefitted most from

System in May 2017 – down by 20.3 per

However, even with the robust increase

the increase in listings.

cent compared to 12,790 sales reported

in active listings, inventory levels remain

in May 2016. Sales of detached homes

low. At the end of May, we had less than

“The actual, or normalized, effect of

were down by 26.3 per cent. Sales of

two months of inventory. This is why we

the Ontario Fair Housing Plan remains

condominium apartments were down by

continued to see very strong annual rates

to be seen. In the past, some housing

6.4 per cent.

of price growth, albeit lower than the

policy changes have initially led to an

peak growth rates earlier this year,” said

overreaction on the part of homeowners

Mr. Cerqua.

and buyers, which later balanced out. On

The supply of listings was up strongly over the same period. Active listings –

the listings front, the increase in active

the number of properties available for

Selling prices continued to increase

listings suggests that homeowners,

sale – at the end of May were up by 42.9

strongly in May compared to the

after a protracted delay, are starting to

per cent compared to the record low

same month in 2016. The MLS® HPI

react to the strong price growth we’ve

a year earlier. The number increased

Composite Benchmark price was up by

experienced over the past year by listing

considerably for low-rise home types

29 per cent year-over-year. The average

their home for sale to take advantage of

including detached and semi-detached

selling price for all home types combined

these equity gains,” said Jason Mercer,

houses and townhouses. Active listings

for the TREB Market Area as a whole

TREB’s Director of Market Analysis.

for condominium apartments were down

was up by 14.9 per cent to $863,910.

compared to May 2016.

Year-over-year price increases were

Toronto Real Estate Board June 05, 2017

June 2017 GTA REALTORS® Release Mid-Month Resale Housing Figures Greater Toronto Area REALTORS® reported 6,098 transactions through TREB’s MLS® System during the first 14 days of April 2017. This result was up by 10.8 per cent in comparison to the same time period in March 2016. Sales were up for all major home types on a year-over-year basis – both in the City of Toronto and surrounding regions making up the TREB market area. The number of new listings was also up annually, at 8,978 compared to 7,696 – an increase of 16.7 per cent. It is interesting to note that the annual rate of increase for new listings outstripped the annual rate of increase for sales. This means that market conditions were less tight compared to last year, with sales accounting for a

Looking forward, growth in new listings will have to outstrip growth

smaller share relative to new listings.

in sales for a sustained period of time in order for more balanced market conditions and, by extension, a more moderate pace of

The overall average selling price for transactions reported during

home price growth to emerge.

the first two weeks of April was up by 29.8 per cent compared to the first two weeks of April 2016. Looking at the TREB market area as a whole, the strongest annual average rate of price growth was experienced in the condominium apartment market segment. Toronto Real Estate Board June 20, 2017

THe Backpage TanTeam Client Notice Section Thursday, July 6th, 2017 Between 6:30PM - 7:30PM

What You Should Know About Real Estate That You Don't Interactive Workshop/Seminar By The TanTeam 6948 Financial Drive, Missisauga ON L5N 8J4 Royal LePage Meadow towne Realty Office

Saturday, July 15th, 2017 Between 1PM-9PM

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