Grace & Co. Magazine Fall/Winter 2022/23

editor's note

WWhat a wonderful Fall – sunny and warm weekends and a stunning display of colours along the boardwalk, through the Glen Stewart Ravine and on all the mature trees lining our streets! As Beachers, we sometimes forget that we are blessed to live in such a wonderful community.

In this Fall/Winter edition of Grace & Co. Homes and Lifestyle magazine, we speak with Jason Georgopoulos of Dominion Lending Centres about rising interest rates and get Ian Blakey’s thoughts on how to navigate the market. Red Barrinuevo, HGTV Canada Stylist, shares 5 tips on how to refresh your home décor for the colder months ahead. The team shares their favourite holiday cocktails while we discuss all things charcuterie. Don’t miss the Winter Activity Guide as well as Holiday Gift Guide! And, if you haven’t been out to the Winter Stations before, learn all about how this international art competition reminds us that the Beach is beautiful all times of the year.

We feature 24 North Drive: a one-of-a-kind home that Grace & Co. had the pleasure of pairing with its new owners! We take you through 26 Woodland Park – a stunning new home that really came to life with a tailored staging plan. And we walk you through the strategic improvements that our Design Team managed for the sellers of 185 Gainsborough, which resulted in their house selling over asking on the first day it hit MLS – in a slowing real estate market!

Now, more than ever before, “how is the market” is a question I am asked multiple times a day. The big story is that rising interest rates have cooled record high demand – and that’s not a bad thing. Earlier this year, our rate of appreciation was getting out of control and while that did benefit those cashing out and exiting the real estate market altogether, if you were selling then buying, it was a huge win on your sale but made for a difficult buying experience. In the long run, balance is healthy.

After seeing 5 months of month-over-month price declines, both August and September actually saw modest price increases across the GTA – something the media interestingly didn’t report on! Sales volume is down dramatically, but for now, it would appear our market has levelled off. There is likely more uncertainty ahead, as the effects of quick and dramatic interest rate hikes take effect, but always remember these two important pieces of advice: 1) Over time, real estate values go up and down, in an upwardly direction and 2) times of uncertainty always offer the best opportunities.

If you see yourself moving in the next 6 months, now, more than ever, having a local real estate team with the experience of selling in a market similar to today’s is invaluable. Many homes are being listed, but not all of them are selling.

Our family has lived in the Beach since 1986, and we have been selling homes here since 1989. So, if you are looking to move, are curious what your home is worth or simply want to chat real estate – we are here to help guide you to success!

Geoffrey Grace, Sales Representative & Editor

699-9295

Hallmark Realty Ltd.,Brokerage

gracehomes.com

& operated.

Sophistication Through Simplicity

patterns that are inspired

The art of subtle colour variation

and a pile height. This created the vision behind our Maroc Collection. These beautiful rugs can both cool down a historic home and warm up a modern

with a flat

“A beautiful space starts from the ground up with a weavers art…”

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Lauren

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Martha Uniacke

Geoffrey

Sarah Grace Tara MacIntosh Brooke

Adrienne

Mike

THE

understand selling your home for the highest value includes capturing the best market timing, implementing the right pricing strategy, and maximizing your return on investment. With in-house staging and strategic improvement services, our proven methods allow us to outperform our competition leading to the best return on investment for our valued clients.

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WHAT’S GOING ON WITH INTEREST RATES?

By Martha Uniacke Breen

Since the spring, we’ve seen one interest rate increase after another. What does this mean for buyers, sellers, and anyone who’s about to sign up for a new mortgage?

Since March, the Bank of Canada has raised its benchmark overnight bank rate from just 0.25% to (as of this writing) 3.75%. If you’ve got a variable-rate mortgage or HELOC, or even a credit card with a floating rate, you’ve watched the rates you pay rising in lockstep. The days of cheap borrowing appear to be at an end… at least for now.

Imprecise as they are, interest rates are the only real tool the Bank of Canada has to fight the one factor it is mandated to control: inflation, which rose following the pandemic to a high of over 8% earlier this summer. The short-term pain we’re experiencing as we watch our mortgage payments ratcheting up is, presumably, a small price to pay to tame the inflation tiger. But does three and a half percent in barely six months count as small?

“Normally, the Bank would be raising rates by smaller increments, say a quarter or a half-point each time, then watching to see what would happen,” notes Toronto mortgage broker Jason Georgopoulos of Dominion Lending Centres. “But they have been very aggressive lately, raising them by 75 or even 100 basis points at a time. Part of the reason is they waited too long, frankly. They saw inflation rising but hoped it would be transient, but it hasn't gone away. It’s now at a level we haven’t seen in 40 years.”

Inevitably, all this is having an effect on the economy in general and the real estate market in particular – with both demand and home prices taking a hit. “Prices have been impacted as much as 15-20% in some neighbourhoods,” observes Grace & Co. sales representative Ian Blakey. “Basically, we’ve lost all the gains we made since July 2021.”

He’s also noticed that properties that last year might have sold in a few days and had multiple offers are now taking as much as a month to sell, and returning asking price or less. “It’s a free market, and the market will speak,” he points out. “Buyers usually have a clear idea where the market is, so prices are going to reflect that.”

Blakey’s advice to sellers is that the heady days of multiple bids over asking and quick sales are over; buyers are looking for value, and sellers should be prepared to negotiate. On the other

– Ian Blakey, Sales Representative hand, especially in Toronto, inventory has dropped, which means the demand is still there. “If your house is really attractive, well-maintained or beautifully renovated, you’ll have no trouble selling. It’s the ones that might need work or have other issues that may sit on the market for a while.”

But buyers needn’t get too comfortable; you’re not quite in the catbird seat, either. “Some buyers might want to wait, thinking that prices will go even lower,” says Blakey. “But the only way to really tell when you’ve hit the bottom of the market is when you are looking back! If you want a particular house, it’s never a good idea to wait.”

“There isn't any benefit to waiting out the rates. Ultimately opportunity knocks, and those who are bold enough to go against the current will likely be rewarded in the future.”

If you’re in the market for a new mortgage, or you’re about to renew an existing one, knowing where rates are headed for the end of 2022 and beyond is the $64-million dollar question. But Jason Georgopoulos is cautiously optimistic that the current tightening won’t last forever.

“Most people believe there will be another raise before the end of the year. The economists I follow say that they’ll stay there pretty much throughout 2023, then start to come down. If they come down sooner, that will be a bonus, but I’m telling my clients to count on rates staying steady throughout next year.”

If your budget can weather a modest increase, Georgopoulos advises most clients to go for a one-year fixed or variable; the advantage of a variable, of course, is that if rates come down sooner, you can lock in at any time. A more conservative approach would be to go for a two-year fixed. “Virtually all economists are saying that rates will be back down by 2024.”

While Georgopoulos notes that in 2024, rates should be receding, Blakey points out that while prices have fallen back, monthly payments are about equal to earlier this year. In other words, the rise in rates, in many cases, has been

responding to the Bank of Canada’s foul-tasting medicine of rate hikes. For now, there are indications that if we do head into a recession – the often painful side effect of interest rate hikes – it will be mild and relatively short-lived.

“Right now, the Bank of Canada seems to be saying that the risks of inflation are higher than the risk of recession, so that’s what they’re focusing on,” observes Georgopoulos. “But remember, the government is flexible, and known to change its mind.

“By the middle of 2023 or so, if they see that the recession is worse than they thought, they can always change their minds and start bringing rates down sooner.”

“VIRTUALLY ALL ECONOMISTS ARE SAYING THAT RATES WILL BE BACK DOWN BY 2024.”

– Jason Georgopoulos, Dominion Lending Centres

BY RED BARRINUEVO, HGTV CANADA STYLIST

again, it's easy to lighten up the look by removing some of these items and putting them in storage until next fall.

Think about layering objects in unconventional places, such as an arrangement of framed artwork on a shelf, or leaned up against the wall on a console table, fireplace mantel or kitchen countertop. Layering can also be done with mirrors, window treatments, small furniture and accessories. Just be mindful that your layers don't translate to clutter.

Warm up with lighting. It's possible for lighting to emit different “temperatures.”

Warm light bulbs have a yellowish hue, while cool bulbs are bright and tend to have blue undertones. Daylight bulbs are somewhere in between, designed to mimic natural light.

For ambient light fixtures, daylight bulbs are generally the most commonly used and most versatile, but for occasional lighting such as table lamps, floor lamps and sconces, consider

Red Barrinuevo

swapping your bulbs for warm ones in the fall and winter months. Warm bulbs, coupled with dimmer switches, can create a candlelight effect adding instant warmth and ambiance to a room.

Add colour. Autumn brings a cornucopia of rich hues — burnt oranges, mustard yellows, mossy greens and every brown in the spectrum, from light sandy tones to cognac and cinnamon, to almost black-browns. Take a cue from nature and invite more of this colour palette into your home this fall through accessories. This is easily done when your home is already decorated with warm tones, but slightly challenging when your home has a cool colour scheme. Like light bulbs, colours also have a temperature; warm colours have yellow undertones and cool ones boast blue. When decorating a space, maybe you've been told that mixing colour temperatures will create a clashing effect, but in reality, you can do it.

Hitting the right balance is key to making the mix work. For example, if your space is all cool and you want to make it warmer for fall, swap out all your accessories for ones that are warm-coloured. Now, before you start to tighten your purse strings, this doesn't have to be a huge investment. The cost of new pillows and a throw or two, plus some candles and an autumn-themed centrepiece, is totally achievable and scalable for any budget, and it can be just what your space needs to warm it up a bit.

Choose heavier fabrics. Let's return to our wardrobe metaphor: choose lighter materials during the warmer months, and heavier ones in the cooler months. Did you know choosing a heavier fabric for curtains and drapes can help reduce interior heat loss through the windows? Rich textures such as velvet, corduroy and wool knits are not only cozy to the touch, but visually warming as well. This adds richness

and texture to a room. By layering a variety of textured fabrics in warm hues, you've just achieved three autumn decorating tips all in one go.

Fire it up! While this one might seem obvious, it’s still a good tip. If you have a fireplace, light it up. The warmth, the smell, the crackle, and the flickering flame all combine to make a crisp autumn evening feel warm and welcoming. Look for ways to highlight the fireplace in your home. The mantel is usually reserved for the holiday season, but why not dress it up with candles or lights? Arrange your furniture to create a sitting area focused on the fireplace by using a rug, lighting and a great piece of art to pull the look together.

Much like the autumn season itself, fall decor is only temporary. This is great news for the sun worshippers who are counting down the days until June. For those who see the beauty of fall and everything it brings, enjoy it while it lasts!

In fact, doing this can make a room more visually interesting.

Beach(es) Activity Guide

The Beach(es) is arguably the best neighbourhood in the city. The name implies we're exclusively a summer destination, but rich with festivals, restaurants, and history; Torontonians flock to this area year ‘round. There’s a lot to do even when it’s a little chilly, so let’s take a look and see at what the Beach(es) has to offer this Winter.

BEACHES SANDBOX

The Beaches Sandbox is a brand new community centre that opened in September for creating, collaborating, and coming together. Offering a plethora of classes and community events, this non-profit is an exciting addition to the Beach(es) that can be enjoyed year round.

4CATS ARTS STUDIO

4Cats Art Studio offers a unique creative outlet through its classes and workshops for all ages. It is a judgment-free zone, where you can create with the whole family, or even attend an adult workshop as a fun twist on a typical date night!

SANTA IN THE BEACH(ES) & TREE LIGHTING

Grab the little ones and head to the beach. Enjoy games, live music, warm beverages, and commemorate the day with a picture with Santa himself! Join Mr. Claus and his carollers for the annual tree-lighting at the end of the day.

SKATING

Pretend you’re in a Hallmark movie at Kew Gardens for a festive ice skate. This artificial rink is spacious, and well-maintained. There’s even an enclosed winter firepit where you can warm up after skating near the beach.

WINTER STATIONS

Winter Stations is an international design competition that strategically incorporates the Beach’s out-of-use lifeguard towers in its installations. Featuring work from artists all around the world, Winter Stations creates a cultural experience that revitalizes Woodbine Beach from February 21 - March 31.

HISTORY

This 2,500-person live entertainment and music venue is in the heart of the Beach(es). Booking a variety of Canadian and international performers, including A-list celebrities, this venue’s intimate performance space creates an unparalleled night out.

TOBOGGANING

Some of the best hills in Toronto are Glen Stewart Park and Blantyre Park. Whether you’re with your kids, or just a kid at heart, hit the hills for an unforgettable day of fun at either of these spots.

CROSS-COUNTRY SKIING

Who says you can’t take a long walk on the beach after a big snowfall? True Canadians have the option of grabbing their skis for a little cross-country action, right along the beach.

HOW STAGING MAKES YOUR

Whether it’s a family home full of memories, or a new home with bare walls, well-designed staging helps buyers instantly see themselves living there.

Staging sells! Just like dressing up for a first date or job interview, the first impression your home makes to potential buyers can make or break the sale.

In this world of instant gratification, buyers want to walk into a home or condo and feel like they can return with their suitcases, unpack and enjoy their new space from day one.

At Grace & Co., we understand that, so when we assist our sellers by providing their potential buyers with that experience, we sell their home or condo for more money, quickly –just what most sellers want.

Our team puts together a tailored staging plan for every one of our clients’ homes. Sometimes, the only requirement is a thorough declutter; other times, we are replacing some of the client’s art and furniture with our inventory; and sometimes, as with the custom home in this article, our clients are giving us their property vacant and we are staging it from top to bottom.

Whenever we embark on a staging project, we focus on three main objectives.

Firstly, our team wants to ensure every room in your home is utilized to its full potential. Often, a bedroom is used as a den or home office, but to maximize saleability, we always prefer to transform that space back to a bedroom. During COVID, for example, we looked at how people’s interactions with their homes were forced to change, so we began looking for ways to showcase an area for workouts, or as a convenient work-from-home space.

Secondly, we focus on the scale of the space, and the furniture in it. Often, people live with too much or too little in their space. Oversized sectionals that kill the flow of a room are comfy for cuddling up and watching your favourite series, but they can make a room feel too small to potential buyers. On the flip side, if your room can accommodate larger furniture than what you have placed in it, it can make the space feel strange and uninviting.

Thirdly, we want to ensure that a buyer falls in love within the first seven seconds of opening the door! Real estate purchases are often led by the heart, not the head, so we want the furnishings to complement or elevate your space. When looking for top dollar for your home, you need to provide an experience similar to a new home sales centre: a clean, well-lit space

TEAM PUTS TOGETHER A TAILORED STAGING PLAN FOR EVERY ONE OF OUR CLIENTS’ HOMES.

with furnishings, art and accessories that could be from your buyer’s favourite shop, and even some subtle music playing in the background. It’s not enough for a buyer to like your home – they have to fall in love with it.

This summer, our clients asked us to sell their custom home. Our design team had already worked with them throughout the build to ensure a great floor plan and stunning finishes. But, like any new home, it was completely vacant. And if you have ever toured a vacant home, you’ll know that a lack of furnishings not only makes a home feel less inviting, but it makes every room feel smaller. It’s counterintuitive, but it’s true!

So using the principles above, we set out to ensure the flow was maximized, furniture was proportioned to the rooms and the style of the furniture, and that art

and accessories were chosen to perfectly complement the beautiful home itself.

The living room was anchored by a neutral area rug, with enough texture and pattern to draw interest without distracting a buyer’s eye when browsing the photos on MLS. Neutral furniture, art and accessories evoke a calming feeling and allow the home to speak for itself. Our staging pieces are the supporting actors, but your home remains the star of the show!

In the dining room, our team presented an eight-seat dining table to show the scale of the space and that entertaining with extended family could be done with ease, while a console topped with a lamp, accessories and art dressed up the room.

The family room featured a statement wall, painted in Benjamin Moore Iron Ore, with dark, large-format tiles around

A LACK OF FURNISHINGS NOT ONLY MAKES A HOME FEEL LESS INVITING, BUT IT MAKES EVERY ROOM FEEL SMALLER.

the fireplace; the goal was to lighten the space and provide a conversational layout that was focused on the fireplace, where prospective homeowners would likely mount their flat-screen television.

A unique feature that was appreciated by all who toured this home was the additional storage (or playroom) above the garage. Sourcing from a local kids’ furnishings store, we dressed the space as the ultimate hideout for little ones, and many commented that they could even see their teens dropping bean bag chairs and gaming in the space!

Upstairs, the large primary bedroom easily accommodated a king-size bed, with large nightstands and a reading nook, while the three additional bedrooms were designed with elements of refined, youthful living.

The lower level of this home was stunning! In the lounge by the fire, we brought in an oversized sectional with deep seating, which showed just how cozy the space was to curl up and enjoy a movie night. Nearby, the wet bar served as the perfect anchor for a games table – an area that, if left empty, might have seemed like wasted space.

THE RESULT? A QUICK SALE WITH A RECORD-HIGH PRICE FOR THE AREA.

At Grace & Co., we realize that home décor is akin to fashion. Each season brings new styles and trends. And furniture, like clothing, can dip in and out of style every few years. Homeowners cannot be expected to keep up with popular colours and the latest design innovations. But with the help of our staging team, you can update the style in your homes with ease –and at no cost. We provide the furniture, art and accessories found on the pages of your favourite interior design magazines, making each one of our clients’ homes magazine-worthy.

If you would like to get a taste for our staging in person, feel free to drop into our new office, as we will be showcasing many of our staging pieces for you to see. We are at 2020 Queen St. E., at the corner of Wheeler, directly across from Kew Gardens.

Sometimes our clients don’t need, or want, staging – and that’s totally fine with us. Staging isn’t a requirement for us to sell your home. But if you would like to explore how our team can transform your home to help you achieve top dollar in as short a time period as possible, give us a call at (416) 699-9295 or email admin@gracehomes.com.

To view more of our before/after galleries, visit www.gracehomes.com/staging.

O’Cheese: East-End

Elevates Any Event

When I was a kid, there was nothing I loved more than cheese and crackers. While other elementary schoolers reached for candy or potato chips, my go-to after school snack was a St. Albert sharp cheddar and Premium Plus saltines. When my parents hosted parties, the snack was elevated; giant boards with hard salamis, patés, pitted olives, extravagant crackers and fresh baguette, and— of course—cheeses that I believed only existed in my dreams. As I’ve gotten older, the reverie of fromagerie has become a reality.

Charcuterie itself has been elevated by this generation of gourmands as a multitude of cheeses, meats, and bread became more readily available in specialty shops and local grocers. Restaurants have made wellcurated cheese boards a staple of their menus, often highlighting local producers, farms, and artisans, promoting a farm-to-table aesthetic. And in a city renowned for its progressive culinary scene and discerning enthusiasts, charcuterie is front and centre at Toronto restaurants, galas, and gatherings.

Our neighbourhoods are often defined by their cultural and culinary engagements, and The Beach and its surrounding boroughs are no different. A tour of its offerings suggests that the best charcuterie boards in the city are curated in the eastend communities. Corbin Catering and Foods is a perfect first stop at the east end of Kingston Road. At this bespoke catering company, Chef Corbin Tomaszeski and his staff are well-known for outstanding service levels, creative cuisine, and attention to detail leading to a success “built on the meaningful relationships with our team members, vendors, partners and clients.” Along with the catering options, which are seasonal, occasion driven, or for a private gathering, their fresh market boasts the finest in charcuterie boards and everything that completes them. The team will collaborate on designing the perfect event, punctuated by charcuterie for the ages.

Next up on a charcuterie connoisseur’s tour of the east end would be Tony and Claudia's on Fallingbrook, where you’ll find catered charcuterie, hot and cold meals, homemade entrees, and unforgettable pasta and sauces. Browse the luxury coffees such as Lavazza, Icaf –Elite Novegrani, Oro 31 Italian Espresso coffee beans, Danesi Gold espresso, and selections from Peru, Kenya, and the Toronto staple’s own private blends. Their selection of fruits, extra virgin olive oils, and vinegar will act as the perfect complement to a catered charcuterie. Spoil yourself and your guests with a Charcuterie Deluxe catered 12" or 16" tray, including unforgettable meats, cheeses, olives, and garnish.

W&P Cheese Knife from Collected Joy

The Cheese Knife’s multi-purpose design makes slicing, spreading and spearing cheese a breeze. The finely sharpened edge cuts cleanly through firm cheeses, while the pointed tip lets you break pieces off hard aged cheese and spear for serving.

Brunswick Bierworks

Leslieville Cheese Market

Try

Something

We don’t always have the time to build and design our boards, and that’s where The Graze Anatomy and The Crave 6ix aspire to fill the void. The two charcuterie experts offer unique boards tailored to your events and tastes. When you open a Graze Anatomy box, you are presented with alluring designs and scents, highly styled culinary accomplishments and charcuterie boards delivered across Toronto daily. The Crave 6ix, Toronto's luxury charcuterie boutique, prepares high-quality charcuterie boxes topped with sweet macaroons, decorative flowers, and exotic fruits. The selection includes a breakfast, lunch, and dinner option, as well as a vegan box. They have a box for every mood and occasion, and the gorgeous design will pair beautifully with any décor or theme.

Charcuterie boards, like any work of culinary artistry, are crowned by their presentation, including the actual board itself. Taking a workshop at Brunswick Bierworks will include a take-home board, but having a collection of sizes will allow you to create several smaller boards, themed boards, or boards for different occasions. Shop local to find incredible live edge boards and accessories complementing your collection. Stopping next along Kingston will reveal local shops like Collected Joy, before dipping down to The Curated Market Co. on Queen East for all things house and home, homemade gifts, and unique items for all ages like conversationworthy kitchen accessories, individual gift items, or inspiring art to add to your collection.

uskoka CharcuterieCo

But the board is simply the canvas— in order to perfect charcuterie, you need the very best of what Toronto culinary suppliers have to offer. Exploring the neighbourhood to source the most delicious and unique cheese flavours will yield the best the city has to offer. At the Alex Farms Beach location, you will find selections from all over the world: French cheeses like moist and rich St. Agur blue, known for its subtle mild spicy taste, and creamy Ossau Iraty made exclusively from raw sheep's milk. There is a wide selection from Italy, the UK, Spain, Netherlands, and beyond, as well as Canadian treasures Five Brothers’ handcrafted washed rind cow's milk combining Gouda and Swiss traits, delicately aged on cedar planks. Alex Farms also carries olive oils, crackers, jams, and a delightful selection of coffee to perfectly balance your offerings. No charcuterie curator’s east-end tour is complete without a stop at Leslieville Cheese Market and Fine Foods. The meat selection provides a colourful array of choices to spice up your board; classics like Black Forest hams, chicken liver paté, and smoked turkey breast mixed with German mustard seed salami, Hot Soppressata, and German Paprika Salami. To stay on top of your cheese education, sign up for the Cheese Club to sample various cheese options monthly and always have something new to share. For a truly unique wedding option, opt for a cheese wheel wedding cake. This will

keep your guests amused and delighted as they sample from each tier.

Charcuterie is front and centre at Toronto restaurants, galas, and gatherings.

But the east end doesn’t have a monopoly on our readers or our cheeses. Many of us relish escaping the city, heading up to Collingwood or Muskoka, and there’s no reason that our appetites for charcuterie can’t be satiated closer to our vacation homes. Muskoka Charcuterie Co. in Parry Sound is well-known for its beautiful pre-designed boards, ready for your weekend in the woods. Marmalade & Co. in Collingwood boasts boards “inspired by memories of great friends, family and fabulous food” that allow locals and visitors alike to “indulge in an array of locally sourced artisanal cheeses and cured meats alongside a selection of international delicacies, all accompanied by our very own preserves, spreads and biscuits.” And Eat. Graze. Cheese., another Collingwood staple, prides itself on extraordinary custom boards that blur the lines between art and cuisine— plus a selection of candy for sweet teeth.

Toronto is often referred to as “the most diverse city in the world” and the intersection of diaspora has made the city the envy of gourmands the world over. The manifestation of this luxury can be found in building or buying charcuterie in the city’s east end and beyond, where boards are buoyed by a thriving and engaged community of culinary delights. Next stop is your next dining event.

carefully listening to the wishes of our sellers, we implement the perfect sales strategy targeting the ideal buyer. Our tested and proven strategies allow our sellers to experience minimal interruption to daily life with less time on the market. With years of experience on our side, we are pleased to make your selling experience as quick and stress-free as possible.

You’d be surprised how much you can add to your home’s selling price just by making a few key improvements. The experts on Grace & Co.’s Design Team can show you how.

Do you have a favourite home renovation show? Do you have Realtor.ca bookmarked? Do you find yourself browsing home design ideas on Instagram? If so, you are not alone. So do the potential buyers of your home!

In today’s real estate market, buyers are less frantic than earlier this year. They are taking their time to find the right home rather than panic offering. This means that having your home “move-in ready” is more important now than ever before – because the homes that are perceived as needing work are the ones being overlooked by most buyers.

In other words, if you have a target price range in mind for your home, your home must deliver stressfree living to those shopping at that price point.

The features, finishes and fixtures expected by buyers changes relative to the price band that a home falls within. The expectations of a $5M new home buyer and a $1M first-time home buyer are going to vary widely, but the desire for a turn-key home with little stress is shared by all.

The team at Grace & Co. have been selling homes in the area for 32 years, so we have a unique understanding of buyer expectations across all price points. Knowing exactly what features and finishes buyers are willing to pay a premium for is an invaluable service we bring to each of our clients and their homes.

If the homeowner is interested, the Grace & Co. team will identify what strategic improvements can be made to their home that will help it sell for more money, faster. We present our clients with a personalized report, custom-fitted to their home, focusing on items that will at least double their return – although the real goal is often a 3-4 times tax-free return on investment. Wait… tax-free return? That's right! When you sell your primary residence in Canada,

the gains you realize are completely taxfree. This is likely the largest tax loophole most Canadians will ever benefit from. Therefore, when the time comes to sell your home, you should be looking to maximize your returns.

Upon receiving the go-ahead from our clients, Sheila Shabsove, design manager at Grace & Co., obtains quotes for all the improvements. Then, the budget is presented to the clients for their approval. If they agree, Sheila and the team manages every aspect through to completion. It's a truly turn-key experience.

Often, these strategic improvements can be as simple as a fresh coat of paint, replacing brass door knobs from the ’90s, or adding a tile backsplash in a kitchen. But some homeowners want to see larger returns. In that case, they might want to tackle larger high-value items, such as updates to their kitchens and bathrooms; improvements like these can exceed $100,000, but will bring high-value returns.

In one recent listing in the Upper Beach, our clients had a tight timeline and wanted to keep their investment low. So Sheila and the team focused on three main items: The basement of the home was unfinished, but the team identified an opportunity by framing a wall to divide the basement into a finished rec room with broadloom flooring, drywall ceilings with pot lights and painted brick walls, while the back half remained unfinished. Being able to market the home

The Grace & Co. team will identify what strategic improvements can be made to their home that will help it sell for more money, faster.

Our clients received an offer $10,000 over the list price on the very first day –maximizing their sale price and minimizing the stress of a listing that could have taken weeks of showings to sell.

with a finished basement rec room greatly expanded the potential buyer pool for a modest price, and gave our clients at least a five-time return on their investment.

That same family had a large four-legged friend – and anyone with a dog can attest to the wear and tear on hardwood floors. When you walk into a home, the front living/dining rooms are your first impression, and worn-out original flooring is not the impression you want to give a potential buyer. So we had the main floor hardwood removed and replaced with wide-plank white oak engineered floors with integrated vent covers. These touches will always elevate a room.

Finally, we tackled the kitchen. There wasn’t the budget for new cabinets and countertops; instead, we replaced the drop ceiling with drywall and crown moulding (another touch that really elevates a space), the existing cabinetry was painted and new flooring was installed. While not a high-end update by any means, it was fitting for the entry-level price point of the home and provided potential buyers with the option of enjoying the kitchen for a period of time, prior to saving up and renovating one day in the future.

The result? As the market was turning and buyer demand was slowing, many nearby homes were sitting on the market and beginning to reduce their prices. Our clients received an offer $10,000 over the list price on the very first day – maximizing their sale price and minimizing the stress of a listing that could have taken weeks of showings to sell.

While Grace & Co.’s design services are not for every home seller, it is a valuable service that is a unique offering for anyone interested in squeezing every dollar from the sale of their home. And, as a bonus, when you buy a home with a Grace & Co. Realtor, you have access to our Design Team to help you carry out similar improvements to your new home – so you can enjoy it for years, instead of doing all the work right before you sell!

FARM TO BOTTLE

As Realtors, we have the opportunity to tour gorgeous homes on a daily basis, and when you have toured enough homes, you begin to see the similarities between them. Developers fine-tune the most efficient layouts for any given lot size, and each new home is a play off those built before

– with that developer’s personal touch added to the next. But when you visit 24 North Drive, you quickly see that this home breaks the mould!

The canvas of a 40x 125 ft. lot –larger than most in the area – allowed our clients enough room to create a home that would include some 4,700 sq.ft of finished living area. They then took those plans to Splendour Abodes, who turned their dreams into reality.

From the street, one of the key selling features of this home is immediately evident: a double-car garage, with a double-wide private drive. At just shy of 20 ft. in width, this is a true double-car garage – the home is one of only four in the Hunt Club area that offer this feature. Whether you opt to park two cars on a daily basis, or just one with ample room left over for a workshop, bicycles, hockey bags and life’s other accessories, the benefits of a two-car garage are

plentiful. Usually, buyers in search of this feature focus on homes in Woodbine Park; but the wider lot with pool-sized backyard and cabana (as well as additional living space and above-grade basement) offer an attractive alternative.

Speaking of the backyard and cabana – the backyard of 24 North Drive is waiting for you! Our clients converted the original detached garage into a magical outdoor living room, fitted with skylights, a green wall and rough-in for a wall-mounted outdoor television. At the rear of the structure is a secure storage room. It’s also worth noting that both the front and back lawns are equipped with an automated irrigation system – no need to get up early to water your lawn!

you are greeted by an expansive foyer with herringbone-tiled floor, built-in storage and soaring 14.5 ft. ceilings. Just off the foyer is another one of the stand-out features of this home: a main-floor home office with those same 14.5 ft. ceilings, and a feature wall with custom millwork and library lights. This home office elevates the work-from-home experience and removes the need to use one of your bedrooms as an office.

The living room is anchored by a gas fireplace, features built-in speakers and is open to the dining room – both of which feature 10 ft. ceilings accented by cove lighting. Pass through the butler’s pantry, which features upper and lower storage as well as a bar sink and under-counter beverage fridge, and behold the kitchen of your dreams!

The five-foot-wide kitchen island accommodates storage on both sides, and easily accommodates four stools. The island is draped in porcelain waterfall counters that flow to the floor on either end, and features a farmhouse sink with touch faucet, undercounter microwave and panelled Bloomberg dishwasher. The 48” designer gas range features six burners plus skillet and double ovens. A wallmounted pot filler saves you travelling from the sink with a full pot of water; the range exhaust is clad in a custom plaster hood. A 48” integrated Fisher & Paykal side-by-side fridge and freezer round off the high-end appliance package. Built-in speakers continue through this eat-in kitchen, which easily accommodates a dining table for six.

Once you reach the covered front porch and enter through the solid mahogany door,

Opposite the kitchen is the main-floor family room, anchored by another gas fireplace – this one clad in white brick, emulating the exterior of the home, and bookended with light wood builtins. Look up and enjoy the warmth that those wood beams in the ceiling impart to the space. Sliding doors open to the upper deck – perfect for barbecuing and dining. And we mustn’t forget the main floor powder room, with all its drama: floating vanity, raised stone sink with wallmounted faucet, pendant light, wallhung toilet and lime-washed walls, all sure to give your guests something to talk about.

Upstairs, a skylight set in the 9 ft. ceiling floods the hall with natural light that streams down through the

house. Enter the owner’s suite through grand double doors, and find yourself instantly relaxing in a private, treetop vista. And just look at that ensuite bathroom! Stunning fixtures, a long double vanity, free-standing soaker tub, glass shower with linear drain, bench, product niches and rainshower head, as well as a panelled wall carried from the living room that houses the water closet – dreamy! Just next to it are a stunning walk-in closet featuring three arches straight from your favourite design magazine, two large skylights that illuminate the space, and more built-in speakers. Down the hall, you’ll find a laundry room with a fourth skylight illuminating this level, as well as three other large bedrooms, each with its own walk-in closet and ensuite bathroom.

As you descend the stairs

to the lower level, you immediately realize why the homeowners don’t call this a “basement”; the 11 ft. ceilings, huge windows, and sliding glass doors that walk out to the backyard all belie that term. A custom home bar with sink and wine wall, a games area and rec room, and a third gas fireplace make this an entertainer’s paradise, and the heated floor ensures you are always cozy. The lower level also houses a fifth bedroom (or home gym), as well as a sixth bathroom, which houses a personal sauna

Given its location just east of Victoria Park, some Beachers might hesitate crossing into the Hunt. But let me tell you: it is an amazing community of wide lots with new homes that offer an expanse of space only rarely available – and usually at much higher price points – in the Beach. The neighbourhood’s anchor is Blantyre Park, where residents enjoy tobogganing in the winter, or playing in the playground then cooling off afterwards in the outdoor pool in the summer. A group of local parents even take to the baseball diamond each Friday night for friendly games of softball. Blantyre PS runs from JK-8 (removing the need to change schools for 7-8), and the area feeds to Malvern for high school. There’s even a daycare with before/after care right in the school.

If you are looking for a forever home that offers everything a busy family could ask for, in a tight-knit community, 24 North Drive is the one.

Please contact the Grace & Co. sales team at (416) 699-9295 and we will happy to take you for a private tour and discuss everything this house, and community, have to offer.

Our clients converted the original detached garage into a magical outdoor living room.

Geoffrey Grace:

A LIFE IN THE BEACH

By Mike Spry

Geoffrey Grace lives and breathes community. As a Sales Representative at one of Toronto’s preeminent real estate agencies, he has the luxury of helping build the neighbourhood he grew up in.

“The Beach isn't unlike many great neighbourhoods in the city,” says Grace. “We often find that clients moving to Toronto will consider the Beach alongside High Park, Leaside, or Bedford Park –older communities with streets lined by mature trees, often centred around green spaces such as Kew Gardens, High Park, or Sunnybrook Park. What makes the Beach unique is its relationship with Lake Ontario. No matter where you are in the world, people are drawn to open water and the undeniably calming effect that living near it provides.”

This is not the world of real estate that Grace began in; Toronto, the Beach, and the world have been changed by the technological revolution and the industry along with it. Today, there are three distinct

areas that Grace has seen most changed by technology: improving the ability for agencies to market their clients' properties, making the process of buying and selling more accessible, and allowing clients more access to information, and increasingly relying on remote operations.

“To be honest, I miss sitting in people's homes and seeing their eyes light up when I tell them their house is sold, or that they just bought their dream home, and hope that as the work-from-home movement finds its balance, we can return to a bit more of the in-person offer presentations. But, the takeaway is that technology has allowed us to offer our clients options and work the way they prefer – which is ultimately what any service business should strive to do!”

Grace doesn’t just put families in homes in Toronto and the Beach neighbourhood. He grew up there and is a part of its vibrant and diverse community. “My parents bought their very first home on Wheeler Avenue, and they have never moved from it – despite both working in real estate for decades,” he recalls. “I attended Williamson Road, Glen Ames, and Malvern and after a few years in London, attending the University of Western Ontario, I came right back to the Beach. I think those two examples speak volumes to the wonderful community we have and how lucky we are to enjoy our time here. Growing up in the Beach was an amazing experience – one that I share with conviction to anyone considering moving here.”

Grace’s understanding of community can only come from someone who has spent their life in it. He remembers businesses and street corners like one remembers friends. His recollections of what defines the community can’t help but make one yearn for their own, or want to move to his! It’s as if the neighbourhood is a part of his family, joining his wife Sarah and their two kids during the summer

While Grace & Co. is a business, it provides both a necessity and the realization of a dream for many, and the agency takes pride in balancing that responsibility. It’s a people business where Grace’s team find themselves emotionally invested in the outcomes.

Growing up in the Beach was an amazing experience – one that I share with conviction to anyone considering moving here.”

at Ed’s Real Scoop for a waffle cone, or when winter arrives and they frequent the rink at Kew Gardens or play shinny at their community-made rink at Blantyre Park. The Graces' engagement with the neighbourhood is seemingly endless.

“Sarah has taken part in many of the community-organized runs: A Midsummer Run, Terry Fox, and Beaches Easter 5k,” beams Grace. “In the summer, over March Break and PA Days, my kids enjoy many of the best day camps the Beach has to offer like Balmy Beach Canoe and Sport Camp, 4 Cats Art Studio, Bob Acton Hockey and Sport Camps, and Beach Cheer Athletics.”

Some may mistake Grace for a city councillor. His affection for the region is palatable. “I am a member of the Balmy Beach Club, which is an amazing spot to get a drink and some food with great views of the Beach in the summertime. I love to play nine holes at The Toronto Hunt Club when time allows. This golf course is a gem hidden away in our part of the city. Every Christmas, we help provide Christmas dinner for 20 families through Community Centre 55 Share-aChristmas program. We also participate in both of the local parades that happen here in the Beach. We decorate our old company truck and take part in the Easter Parade that supports the local Lions Club, and the Christmas Parade that supports Community Centre 55.”

Grace thinks fondly of his personal investment in each deal. It’s a responsibility he does not take lightly, and though he loves the art of the deal, putting clients in their dream home is the ultimate reward, and a privilege, "knowing that I've played a supporting role in our clients' life stories – no matter how small. We help people during extremely positive moments of their lives – when they are buying their first home, when they are moving up to their dream home and when they are building wealth by building their investment property portfolio. Helping people through the happy moments is amazing because

you can smile, hug and celebrate together, and the way our clients' eyes light up when you tell them they've bought their first home, or dream home, is second to none.”

“I also love the deal,” he admits. “I love saving our clients money when they are buying a home and getting them top dollar when selling. For me, I get a kick of adrenaline when negotiating a sale – so much so that if it runs into the evening, I'm often not able to go to sleep until 1-2am because I'm wired from putting it all together. I love that feeling.”

Helping people through the happy moments is amazing because you can smile, hug and celebrate together and the way our clients' eyes light up when you tell them they've bought their first home, or dream home, is second to none.”

88 SCOTT ST #2504

CHURCH-YONGE CORRIDOR

2+1 BEDS, 2 BATHS, LISTED AT $1,398,000

WINTER STATIONS

BRINGING THE BEACH TO LIFE

By Adrienne Roman

Winter is a time when barren white landscapes blanket the snowy horizon.

One international design competition in Toronto is shattering the sterility, proving that art can be enjoyed in any environment regardless of the temperature. Designers from around the world are proving that the beach isn’t reserved only for summer fun.

Photo: James Bombales

Stations

The Winter Stations International Art Competition has been captivating the public since 2015.

Launched as a collaboration between local firms Raw Design, Ferris + Associates and Curio, it brings together a range of diverse designers from around the globe with a distinct message to share. The competing artists use the lifeguard towers along the beach as a visual anchor point and are asked to incorporate the structures in the final design. Sponsorships cover the cost of materials and labour, sustainably sourced through local businesses, and submissions to enter the competition are free of charge.

In 2021 Winter Stations collaborated with the Distillery District and showcased “The Epitonium,” a nature-inspired seashell installation from an Iranian design team. Hamilton’s Pier 8 was also transformed into an exhibit space.

“Resilience” was the theme of last year’s Winter Stations, highlighting the importance of community strength and fortitude over adversity. Winning Canadian design team Kathleen Dogantzis and Will Cuthbert’s “The Hive” was displayed at the R.C Harris Water Treatment Plant, a visual and interactive hexagonal structure depicting a honey bee colony. Their installation demonstrated similarities between the resilience of the honey bee and that of community adaptability during challenging times. During colder months, worker bees sustain their hive temperature by using the energy from stored honey to generate body heat within a tight hive cluster, a colony response that echoes the collaborative support network that’s often launched when human communities are challenged.

Councillor Brad Bradford was grateful to be a part of the competition.

“It was quite the honour to be a co-chair and juror for Winter Stations this past year. The last two years proved to be a challenging time for everyone in our community, with our artists being particularly hard hit. But through our darkest times, we also saw the best of Beaches-East York, and that’s what 2022’s exhibit was all about: resilience. Winter Stations brings life, art, and culture to our Beach and lifeguard stations, and attracts diverse talent from across the globe. We’re very fortunate to have this forum for art and community right here in the East End – it’s a landmark for neighbours and residents near and far. The exhibit has played an integral role in community building since 2014, and I look forward to many great years of Winter Stations ahead,” Bradford said.

Paul Bieksa, Executive Director of The Beach BIA, is happy to promote artistic events that beautify the local landscape, uniting the business community and neighbourhood. The 2022 Winter Stations installations inspired the BIA to run its own parallel Youth Art Competition to further the creative spirit. The submissions included a wide variety of artwork produced in a number of different mediums. The winning artists were awarded gift certificates and their art was featured in bus shelters. Juliette B. from Notre Dame High School won with her expression of the “resilience” theme, a painting of a healthy green tree growing from a stark grey rock bed (shown below).

“Since the very first competition, The Beach BIA has had the privilege of being involved in supporting where we can as we’re always happy to see the Winter Stations installed in our neighbourhood. The unexpected visual impact and vibrancy on the

The unexpected visual impact and vibrancy on the cold and empty beaches are always a sight to behold.

Vakis Boutsalis, Vice-President and Partner at kg & a, has been an integral part of creating connections with developers and ensuring yearly sponsorship runs smoothly.

“Each station is fabricated by us, built to the specifications of the winning design team, bringing the vision to life. It’s wonderful to see the progression from local coverage to see the competition reach the international design community, and it’s exciting to speak with the artists about their work and get to enjoy the revitalization of the Beach in the winter,” Boutsalis said.

cold and empty beaches are always a sight to behold. These beautiful pieces are always appreciated by the neighbourhood but they also draw people that want to see art in a unique setting, from across Toronto and beyond. I personally had a blast on the jury panel and being able to see the vast outpouring of creative and unique submissions that this contest generates from around the world,” Bieksa said.

Winter Stations is a reminder that the Beach is beautiful all months of the year. It gives locals and visitors the chance to discover the vibrancy of Toronto’s cultural neighbourhoods, and the opportunity to make connections with each other and personally interact with interesting installations. With entrants from over 90 countries, the world of design is now watching talented creators transforming environments and creating impact.

The 2023 Winter Stations edition will be launched during the Family Day long weekend in February, and will be located between 1867 Lakeshore Blvd East and the Ashbridge’s Bay parking lot.

You can keep up to date with Winter Stations public art installations on their website at winterstations.com or on Instagram @winter.stations.

Photo: Jonathan Sabeniano

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MAKING SENSE OF THE MARKET

A SNAPSHOT OF THE CITY

TORONTO

BEACH

ESTATE

GEOFFREY GRACE

Sales Representative

YOUR

IAN BLAKEY

Sales Representative

An East Ender through and through, Ian was raised in East York and now resides in Leslieville. Ian’s clients always comment on his attention to detail, level headedness and consultative approach. Ian has strong relationships amongst his peers and works collaboratively with other agents to get great deals done for his clients.

Having grown up in the Beach, Geoffrey knows every street in the neighbourhood like the back of his hand. His prior career in marketing for a luxury car manufacturer positioned him well to market his clients’ homes. Geoffrey has earned designations as a Certified Luxury Home Marketing Specialist and a Certified Negotiation Expert, and brings those tools to the table for all his clients.

GAIL GRACE Sales Representative

The one who started it all! Only 3 years after moving to the Beach, Gail began her career in real estate. Entering the market in 1989 meant she cut her teeth selling homes through the 90s recession. That experience, along with her strong interpersonal skills, desire to work a deal for her clients and intimate knowledge of the Beach and its homes, all make her an exceptional Realtor.

GEOFF GRACE Sales Representative

As a veteran of the Beach real estate market, Geoff is respected and admired by his peers. Geoff is an Ottawa native who has lived in Toronto for over forty years and, together with Gail, live in the first house they purchased 35 years ago – right here in the Beach. Ask anyone who has worked with Geoff and they will tell you his calm demeanor and rational approach is a true asset to his clients.

When your parents have been selling real estate since you were 6 years old, it’s in your blood.

Chelsea has lived nearly her entire life in the Beach. That knowledge of the area is a valuable asset for clients looking to purchase a home or condo in the neighbourhood. Chelsea cares deeply for each one of her clients and enjoys educating them so that they can make wellinformed decisions.

SHEILA SHABSOVE Design Manager

Sheila is a skilled interior designer with 20 years of experience not only managing design and renovation projects for her clients, but also renovating and building new homes for herself and her family. These experiences allow Sheila to help our clients manage strategic improvement to their homes to realize the most profit in their sale, with her taking care of all the details.

Business Development Manager

With a strong history in businessto-business sales, Sarah manages relationships with our suppliers and partners and works on strategic planning to ensure our team is running smoothly and efficiently. Having worked in many roles on the team, she is able to have a birds-eye view and is constantly striving to develop the team with the #1 goal of continually improving the client experience.

Inspired by the racetrack, designed for daily

The