#real estate agents in Clarington

[anujatherealtor]

Why Clarington Is a Great Place to Invest in Real Estate

Clarington is a fast-growing community with an ever-expanding real estate market. If you're thinking of investing in property here, now is the time to act.

In Clarington, there are several reasons to invest in real estate. The population growth, job opportunities, and low average commute rates are just a few reasons why this neighborhood is attracting many Clarington real estate agents. Moreover, the municipal government is supportive of new businesses and developments, making it easy for investors to get their hands on some prime property.

Reasons To Invest in Clarington

Clarington is a municipality located in the Regional Municipality of Durham, on the border of Ontario's Golden Horseshoe region. It is approximately 72 km (45 minutes) east of Toronto. Clarington is a great place to invest in real estate for many reasons.

One reason is that it is a growing municipality. The population of Clarington has been growing steadily over the past few years. According to Statistics Canada, the population in 2016 was 92,013, which was an increase of almost 8% from the 2006 census. This trend is expected to continue as more and more people are moving to Clarington to take advantage of the municipality's many amenities and its proximity to Toronto.

Another reason to invest in Clarington is that there is a variety of housing options available. Whether you're looking for a detached home, a semi-detached home, a townhouse, or an apartment, you'll be able to find it in Clarington. There is also a wide range of prices, so you can find something that fits your budget.

Investing in Clarington real estate is a great way to secure your future. With a growing population and a variety of housing options, you're sure to find a property that meets your needs.

Many people believe that buying property is a high-risk investment. However, this isn't always the case. With careful planning and detective work, you can make money from your investments even in tough markets. Another way to get good deals is by hiring real estate agents in Clarington. As long as you do your research, Clarington has all the makings of a great place to invest in real estate.

[jamesjennrealestate]

Are you buying or selling real estate in the Clarington area? JamesJenn Real Estate is a low-commission realtor that provides affordable deals. Call us at (647) 500-0441.

[amandamccaskie]

Hire an Experienced Real Estate Agent in Clarington When Selling Your House

Whilst teaming up with an experienced real estate agent in Clarington is certainly not mandatory when selling a house, there are so many benefits to having someone else negotiate on your behalf and do the legwork.

The experience and knowledge of an agent can also help increase the odds of fetching the highest possible price in the least amount of time. Teaming up with a seasoned realtor, property broker, or real estate agent can benefit you in the following ways.

•        Offer advice on the most appropriate time to sell

•        List your property on the Multiple Listing Service as well as different websites and market it in a professional manner

•        Provide suggestions on methods to improve the present market value of your home before you put it on the market

•        Plan all of the appointments for open houses and help stage your property

•        Take care of the lengthy paperwork

Even if you do not hire any real estate agent for selling an Ontarian property, keep in mind that you will almost certainly be accountable for paying the sum of money (usually two and a half percent) charged by the real estate professional appointed by your buyer.

When planning a private sale of your home, you should opt for a proper assessment to calculate its current financial worth in the local housing market, and you will require the services of an attorney to prepare the agreement of sale and other necessary documents.

The most significant disadvantage of not bringing on board a professional real estate agent in Clarington is that you will not be able to list your property on the Multiple Listing Service since one should have special authorization for accessing the said system.

No matter how you choose to promote your property and upload its photos, you should never forget to hire a professional photographer for taking high-quality images of your property.

If you have decided to hire a seasoned agent in the vicinity, the first and foremost thing that you need to do is to reach out to your friends, coworkers, acquaintances, relatives, neighbors, and all the local people you know for obtaining suitable references for such professionals.

Not only you will need to agree on the sales commission when hiring a real estate agent but you should also be on the same page concerning the duration of the contract with him or her. In other words, both of you must agree on the maximum amount of time that he or she will get to sell your property.

You will need to prepare all required papers, including surveys, deeds, warranties, work contracts, and more. When enlisting your home on the local property market for sale, you should make a point to dispose of everything from your house that you do not require anymore.

Gather all the junk items and get rid of them with the help of a waste management company. Give the walls a fresh coat of paint, clean the yard and you may find that your home is not quite as terrible as you thought it was! So, if you are thinking of selling your house shortly and approaching an experienced real estate agent in Clarington, you may consider getting in touch with Amanda McCaskie at the earliest possible opportunity!

[thehuntison]

Text || Quinnter {Thursday after Thanksgiving}

Quinn: Hunter Clarington I have some questions for you.

Hunter: Uh-oh! What did I do?

Quinn: Well, I figured I'd hear from you this week once you got back into the city and figured out what's next. But nadda, nothing. So this is me informing you that I'm coming to New York this weekend to see you in person.

Hunter: Sorry...yeah that is my bad. Things are okay though. I mean, better than okay really. Sebastian has been really good; in some ways it feels like we're closer than ever. But I feel like...well, he's Seb. I know he's also putting up walls now.

Quinn: You'd never know you guys had split up by scrolling your social medias. Well, apart from ... who's Jay Baker?

Hunter: I know, and I think that is on purpose. You know how private Sebastian is. I'm okay to let people think what they want about us. But he wants to have a "we broke up party." And let people know then. After the hubbub of the holidays.

Quinn: A what?

Hunter: He said it is like a divorce party but not lame. I don't exactly want to celebrate our breaking up, but if it's something he needs to do for him, then I'm going to support it and him. Because he's my best friend.

Quinn: And who is Jay Baker?

Hunter: Oh... yeah. So uh, Jay is the guy I'm seeing.

Quinn: Hunter! That was quick.

Hunter: It's complicated. Jay is a factor in why Sebastian broke up with me. I kind of fell for him. HARD. As in leave Ojai (where we were for Thanksgiving) in the middle of the night and fly up to San Francisco when I found out he'd been in an accident.

Hunter: Oh, and Jay is Sebastian's college boyfriend. His one "real" ex. And he works for Sebastian's dad as a nanny for Matthew (Seb's little brother) and sometimes Annabelle (Seb's grandfather's little girl-- technically she's Aunt Annabelle but she's seven so...).

Quinn: And Sebastian is fine with all of this?

Hunter: I know-- it's weird right? But he pretty much was the one who told me to go after Jay after he broke up with me and made me go back to Ojai with him. And suggested I make a move sooner than later because Jay had recently started seeing this real estate agent here in the city.

Quinn: I'm used to these complicated, twisted relationships after high school, but I thought you Dalton boys were better than this. Plus we're not teenagers anymore, you're grown men.

Quinn: Well that came out far more judgy than I meant.

Hunter: You think?!

Quinn: It's weird. Sorry. I'm processing.

Quinn: So you're doing okay?

Hunter: A lot better than I expected to be honest. And that's because of Seb. So it's hard but we're going to work it out. I just can't imagine my life without him in it.

Quinn: Well, I'm still coming up to check on you, and Seb, for myself. And meet this new guy. See what his story is.

Hunter: Quinn- you're going to love him. He's an artist. He's beautiful. He's creative and fun. And he's from California, so he's super chill.

Quinn: Mhmm. I'll send you my train info. And I'll see you Friday evening.

Hunter: Yes Ma'am. 😛

Quinn: Shut up.

Quinn: I'm glad you're okay.

Hunter: Thanks Q. See you Friday.

[wadekovacic]

www.newlistproperties.com 😊😊Selling? 👉🏼List For 1% (+co-op fee) My Low Commission And Full Service Selling System Will Save You Thousands! For More Info Or To List Or Buy  ✅21 Years Experience ✅ I Do More For Less! ✅List for 1%(+co-op fee) ✅Sell For Top Dollar! ✅Professional Staging Services Available My Low Commission And Full Service Selling System Will Save You Thousands!  #northoshawa #northoshawarealestate #oshawarealestate #lowcommission #lowcommissionnorthoshawa #whitbyrealestate #lowcommissionwhitby #bowmanvillerealtor #lowcommissionbowmanville #whitby #whitbyrealestate #clarington #claringtonrealestate #lowcommissionajax #lowcommissionclarington #northoshawarealtor #lowcommissionwhitby #lowcommissionoshawa #oshawa #whitby #Ajax #pickering #scugog #portperry #lowcommissionrealestateagent #bowmanvillerealestate #durhamregionrealestate List For 1% (+co-op fee)

[thebairdteam]

Tips For Navigating Multiple Offers As A Buyer

Waiting to hear for offers about your home, which is on the sale market, can be one of the most nerve-racking things you will experience in your time of moving houses. Having one offer for your home cna make you excited, but think about having multiple offers, some even over the asking price. As the homeowner, you are in charge of choosing who you think would be best to have your old home and create a space where new people can make memories. It might be hard to navigate yourself through multiple offers as a buyer. That is why today, we will be providing you with tips on navigating yourself through this process so it can run smoothly and easily for you and other homeowners.

The first thing you will want to do is hire a real estate agent in your search for a new home and to help sell your old home. When you are looking at selling your home to move to a new one, you will want to see a few upgrades that are not in your old or current home. We can tell you that the housing market has soured during the pandemic, which surprised us all. On average real estate agents have seen a lift of 17% in the sales market in the past year, so imagine how much more it will increase within the next few months.

Now is your chance to buy a  home for the cheapest pieces possible, we all know that housing has become unaffordable. It has been irritating to find homes you can afford while still having everything you would want in your dream house. If you see any listings on advertising websites, you will want to hold off a week until actually placing any bids or offers. The reason for this is because you want to wait to see if anyone has placed a higher bid than you can afford, you should also never get your hopes up about a home that is still listed.

If you are a buyer looking to sell your old home and start somewhere new, you will want to consider all precautions. When you are purchasing a new home, you want to be aware of the home's prices and quality. If you are looking for houses for sale or top real estate agents in Clarington and Oshawa, make sure to contact The Baird Team

[best-real-estate-agent]

Realtor In Greater Toronto Area, Marijan Koturic

Toronto is the biggest city in Canada. The Greater Toronto Area is consists of Georgina, Brock, Uxbridge, York, Mississauga, Markham, Ajax, Oshawa, East Gwillimbury, Clarington, City of Toronto, Scugog, Caledon, Halton Hills, Brampton, Milton, Burlington, Oakville & so on. Living in these areas is a great pleasure & finding any property in these areas is very difficult. Finding a nice & dream home is very tough in GTA Again finding a real estate investment property is also difficult. But for removing this difficulty there is a lot of real estate agent in GTA. But finding a top real estate agent is another difficult task. You need to have a great idea about a real estate agent so that you can find the best agent.

In Greater Toronto Area realtors are always ready for ensuring the best services for their clients. A top realtor always works closely with his clients for better solutions to any real estate problems & he or she must have a great understanding and all the current situation of real estate market of specific locations. Again he must have a great listing of real estate properties so that he or she can easily find a great or lovely property for his clients.

Marijan Koturic is one of the best realtors in the Greater Toronto Area from Orion Realty Corporation Brokerage. Marijan has expertise in Residential, Commercial, Investment, Pre-construction properties. Marijan has a small team of a real estate agent but his team is highly experienced and dedicated to their work. Every member of the team has expertise in their own fields & this is the main reason that Marijan & his team is recognized as one of the leading realtors in Greater Toronto Area.

From finding a lovely and dream home to real estate investment Marijan & his team can assist you everywhere you want. The team is 24x7 hours ready for ensuring the best service to the clients. Marijan & his team is very interested to buy you your dream home & to find the best performing property for real estate investment. Apart from that Team, Marijan will consult you with the best real estate solution for the most important investment of your life & that is your home buying. So for your any real estate problem either home buying or real estate investment whatever it is you can contact with one of the best realtors in Greater Toronto Area for better solutions.

[rebeccahpedersen]

How Does The GTA Market Compare To Toronto?

TorontoRealtyBlog

We need to know, otherwise, we’re consistently comparing apples to oranges.

The April TREB numbers were released last week, and the number being thrown around the most is “12.4%.”

That’s the average decrease in home price in the GTA, April-over-April.

But what if we look at what’s happening outside the central core, and compare the two areas?

Let me start off this blog post by speaking directly to some of the market bears and/or dissenters: you’re right.

You’re right to suggest that my constant complaining about the media using the worst numbers they can possibly find to show the market in a worse light, all in the name of selling newspapers, is offset by the media also using the best numbers they can possibly find, to show the market in a better light, when they feel like it.

It all depends on what you’re trying to sell.

Are we selling mania today?  Or are we selling doom-and-gloom?

I guess the moral of the story is, there’s no point in selling the absolute truth when you can sell a better, sexier, wilder truth.  Right?

Ever since I saw the CBC headline showing “Toronto Home Prices Drop 35%” two months ago, I’ve been keeping a closer eye on the headlines.

Recall this:

When sales dropped 35% from February of 2017 to February of 2018, the media pounced on this number, and clearly wanted to make the dip in the real estate market worse than it was.  Call this a Freudian slip, or call it a mistake, but either way, the agenda is obvious.

But a lot of the TRB readers are right.  When the market was red-hot last year, the media was pumping the tires of the market.  Not quite Pitbull, Sylvester Stallone, & Alex Rodriguez up on a stage with laser-lights, but if you were a layman, you might come to the conclusion that the Toronto real estate market was heading to the moon and never coming back.

So now that the media has switched gears, and are giving us headlines with things like “…….lowest in 30 years,” forgive me if I’m looking to cut through the fluff, and look at what’s really going on.

I’m not Donald Trump; I don’t consider that “fake news.”  In fact, I don’t blame the media; I blame the readers for not delving further into the story.

Case in point, if the headline reads, “The market declined 35% last month,” how many people will read the whole story, and realize that the “decline” was in sales, not price?  Call me a pessimist, but whether it’s smart-phone users browsing headlines on Facebook feeds, or passer-byers looking at the front cover of a newspaper, I really don’t know if people want to know what’s going on out there.

That’s not to take anything away from you folks.  The TRB readers on here?  The people who post daily comments?  You guys are collectively in the 96% percentile of general real estate knowledge.  But what about the rest?

I just got off the phone with a young agent looking to start her career, and asking to pick my brain.  She said, “I don’t know if now is a good time to start, with the market being so bad and everything.”

Come again?

Which market?

She was honest, and said that all the headlines she reads are awful, and all her friends in their early 20’s are lamenting that they can’t afford what they want.  But market realities, headlines, and millennial-wants in 2018 are three VERY different things.

The GTA average home price this past month was down 12.4%, year-over year.  That’s an average of $804,584 this April, compared to $918,184 in April of 2017.

But to suggest that this represents “Toronto-proper” is inaccurate.

I think a quick refresher on the GTA is prudent here, both for those that know it, but can’t picture it, and for those that pretend to know…

We have five areas:

1) City of Toronto 2) Peel Region 3) Halton Region 4) York Region 5) Durham Region

Ironically, “Toronto-proper” is the smallest of the regions that collectively make up the GTA.

It’s important to note that Simcoe County and Dufferin County are also a part of TREB, so while they aren’t part of the GTA, they are part of the “GTA-price.”

The City of Toronto is the most dense of the five regions of the GTA, and home to the most people.  I might offer that it’s the most……..important(?) area to examine in a discussion of the overall Toronto real estate market, but try telling that to somebody who lives in Scugog…

So when we discuss Toronto real estate, what exactly are we talking about?

What would you guys think we mean?

Do we mean the GTA, or do we mean the city of Toronto?

To be quite honest, I would put Burlington in a different hat.  I certainly would put Hamilton in a different hat, so where do you the draw the line?

I think a lot of the readers would agree, to some extent.  Simcoe County, Clarington, Caledon, Milton – we’re not really talking “Toronto.”

But Vaughan?  Mississauga?  We’re kissing-cousins!

Where do you draw the line?

That’s why I think it’s so important to break free of these blanket-statements made by most people that simply refer to the average-GTA sale price.

And today, I want to look at the GTA as a whole, and then as individual parts, and then break down Toronto’s market even further.

So first and foremost, where is the Toronto market at the moment?

Take a look:

Recently I’ve been looking at both month-over-month statistics, as well as year-to-date.

Consider the YTD to essentially be a moving-average.

In this case, both tell essentially the same story: prices are down 12.3% YTD and 12.4% in April, and sales are down 34.4% YTD and 32.1% in April.

But that’s GTA-wide.

What about the regions?

Let’s look at the YTD stats for all of the areas that make up TREB’s “Average Toronto Sale Price,” as well as the sales volume:

Interesting stuff, n’est pas?

With only 165 sales YTD in Dufferin, we could scrap it.  Same goes for Simcoe County, as neither are technically part of the GTA.  But it would skew the overall TREB data, and I don’t think their inclusion in the data changes the picture, so we’ll leave it.  The only thing I will say is that the 4.9% drop in average home price, based on 165 sales YTD, doesn’t have the same foundation as something like 7,000+ sales would.

These are in order of %Chg, and as you can see, York Region has been hit hard.

A 20.6% YTD decline in average home price, which is actually worse than the 12.3% YTD decline in the GTA.

On the other hand, Toronto and Peel Region come out well ahead of the GTA figure, down ‘only’ 6.6% and 7.7% respectively.

So if my Toronto-bias were showing, I’d suggest that this 12.4% decline in average sale price in “Toronto” that the media is touting this month, after the 14.4% decline they touted in March, is not accurate in the context of what most consider to be “Toronto.”

At the very least, it’s prudent to distinguish between the GTA, and the City of Toronto.

Because I have the odd client that purchased in March or April last year, who asks me, “Is my home really worth 12.4% less than it was last year?”

My clientele is more astute, and thankfully only a handful are prone to taking a headline at face value, but no, their homes aren’t worth 12.4% less than last year.  On paper, overall, on average, they’re worth 6.6% less, taking the Jan/Feb/March/Apr “moving average” that is the YTD sales.

But what if they’re in a semi?

What if they’re in a condo?

What if they’re in the once-holy, now-declining detached?

Worry not, I use those descriptions of detached homes facetiously, since the detached home is, and always will be, the Holy Grail of houses, and I don’t actually believe what the declining numbers say (more on this in a bit).

But now that we’ve established that the decline in “Toronto average home price” is essentially double that of “City of Toronto” properties, let’s break it down by house type.

Here’s the April (note we’re not using YTD here) average home price for each of the four major property types: detached, semi-detached, row/townhouse, and condominium, put up against the GTA average home price on the left, and then the HPI (416) on the right:

Here’s where the fear sets in for many detached owners.

14.2%?

That’s worse than the 12.6% GTA average decline, or even the 12.4% YTD!

But once again, you can filter by area, and see what is really going on.

For this experiment, I went straight to MLS as I wanted to break things down by location and property type, which TREB Market Watch does not do.  I also enjoy pouring over thousands of lines of data in Excel…

I looked at C06, C07, C14, and C15 together, which is essentially Dufferin, Steeles, Victoria Park, & Hwy 401.  Reason being, we know how York Region has done, but what about the northern-most part of the City of Toronto?

What I found was quite honestly exactly as I had expected:

The average price of a detached home, albeit in a smaller sample size, is down 21.4% since the same period last year.

I was showing these stats to a colleague today, saying, “It’s only 234 sales, the sample size is small, and the 21.4% number could be way less, who knows.”

My colleague replied, “True, but there’s an exactly equal chance that it’s way more.”

Touche!

So while the Toronto-416 detached home price is down 14.2%, if you look at some areas of the city – in this example, north of 401, south of York Region, we can see that some areas were much harder hit.

Average that out across the various neighbourhoods of the City of Toronto, and I’ll think you’ll find there are some areas where detached prices are only down 3-4%, in the face of much steeper numbers.  Ask active buyers, and buyer-agents, and they might argue there are some areas where prices are flat.

Shifting gears in two ways now – looking at semi-detached, as well as an example of where the decline is much lower, let’s look at the east side.

E01, E02, E03, collectively “the east side,” and let’s hone in on a very specific property type: semi-detached, 3-bedroom houses.

Sure, the sample size is smaller when we hone in.  But I’d argue that eliminating 2-bedroom and/or 4-bedroom semi’s is going to give us a better feel for the market.

Keeping in mind that the average Toronto-416 semi-detached price is down 7.4% in April, here’s how things look in E01, E02, E03:

Down 2.1%.

That’s effectively a rounding error, and two points on either side brings you to yet another modest 4%, or even par.

I think you get the picture here.

My conclusions are the following:

1) The decline in GTA average home price, being applied to the “City of Toronto,” is extremely inaccurate.

2) The further you are from the central core, the softer the market.

3) Within City of Toronto, some areas are flat, some are worse than the 416-data shows.  Once again, it’s all about the core.

4) Most property types and/or neighbourhoods in the central core of Toronto (save for condos, which are up) have seen only a modest decline, if any.

5) As we all know, 416 condo prices are up 4.0%, while the GTA average is down 12.6%.  I didn’t even touch on this today, since I’m pretty sure most in the know are aware.

So have at it, folks.

I welcome your feedback.

The post How Does The GTA Market Compare To Toronto? appeared first on Toronto Real Estate Property Sales & Investments | Toronto Realty Blog by David Fleming.

Originated from https://ift.tt/2IudJh2

[thebairdteam]

The Baird Team

Clarington is a great city, so if you’re interested in moving to this area, The Baird Team can help! We will listen to your needs and will show you houses for sale accordingly. If you’re ready to look at homes in Clarington and want to work with a reputable and professional real estate agent in Clarington, contact our team today!

Business URL: https://bairdteam.ca/

[wadekovacic]

Low Commission Rates Oshawa, Whitby, Clarington, Ajax, Pickering, Toronto

[rebeccahpedersen]

How Does The GTA Market Compare To Toronto?

TorontoRealtyBlog

We need to know, otherwise, we’re consistently comparing apples to oranges.

The April TREB numbers were released last week, and the number being thrown around the most is “12.4%.”

That’s the average decrease in home price in the GTA, April-over-April.

But what if we look at what’s happening outside the central core, and compare the two areas?

Let me start off this blog post by speaking directly to some of the market bears and/or dissenters: you’re right.

You’re right to suggest that my constant complaining about the media using the worst numbers they can possibly find to show the market in a worse light, all in the name of selling newspapers, is offset by the media also using the best numbers they can possibly find, to show the market in a better light, when they feel like it.

It all depends on what you’re trying to sell.

Are we selling mania today?  Or are we selling doom-and-gloom?

I guess the moral of the story is, there’s no point in selling the absolute truth when you can sell a better, sexier, wilder truth.  Right?

Ever since I saw the CBC headline showing “Toronto Home Prices Drop 35%” two months ago, I’ve been keeping a closer eye on the headlines.

Recall this:

When sales dropped 35% from February of 2017 to February of 2018, the media pounced on this number, and clearly wanted to make the dip in the real estate market worse than it was.  Call this a Freudian slip, or call it a mistake, but either way, the agenda is obvious.

But a lot of the TRB readers are right.  When the market was red-hot last year, the media was pumping the tires of the market.  Not quite Pitbull, Sylvester Stallone, & Alex Rodriguez up on a stage with laser-lights, but if you were a layman, you might come to the conclusion that the Toronto real estate market was heading to the moon and never coming back.

So now that the media has switched gears, and are giving us headlines with things like “…….lowest in 30 years,” forgive me if I’m looking to cut through the fluff, and look at what’s really going on.

I’m not Donald Trump; I don’t consider that “fake news.”  In fact, I don’t blame the media; I blame the readers for not delving further into the story.

Case in point, if the headline reads, “The market declined 35% last month,” how many people will read the whole story, and realize that the “decline” was in sales, not price?  Call me a pessimist, but whether it’s smart-phone users browsing headlines on Facebook feeds, or passer-byers looking at the front cover of a newspaper, I really don’t know if people want to know what’s going on out there.

That’s not to take anything away from you folks.  The TRB readers on here?  The people who post daily comments?  You guys are collectively in the 96% percentile of general real estate knowledge.  But what about the rest?

I just got off the phone with a young agent looking to start her career, and asking to pick my brain.  She said, “I don’t know if now is a good time to start, with the market being so bad and everything.”

Come again?

Which market?

She was honest, and said that all the headlines she reads are awful, and all her friends in their early 20’s are lamenting that they can’t afford what they want.  But market realities, headlines, and millennial-wants in 2018 are three VERY different things.

The GTA average home price this past month was down 12.4%, year-over year.  That’s an average of $804,584 this April, compared to $918,184 in April of 2017.

But to suggest that this represents “Toronto-proper” is inaccurate.

I think a quick refresher on the GTA is prudent here, both for those that know it, but can’t picture it, and for those that pretend to know…

We have five areas:

1) City of Toronto 2) Peel Region 3) Halton Region 4) York Region 5) Durham Region

Ironically, “Toronto-proper” is the smallest of the regions that collectively make up the GTA.

It’s important to note that Simcoe County and Dufferin County are also a part of TREB, so while they aren’t part of the GTA, they are part of the “GTA-price.”

The City of Toronto is the most dense of the five regions of the GTA, and home to the most people.  I might offer that it’s the most……..important(?) area to examine in a discussion of the overall Toronto real estate market, but try telling that to somebody who lives in Scugog…

So when we discuss Toronto real estate, what exactly are we talking about?

What would you guys think we mean?

Do we mean the GTA, or do we mean the city of Toronto?

To be quite honest, I would put Burlington in a different hat.  I certainly would put Hamilton in a different hat, so where do you the draw the line?

I think a lot of the readers would agree, to some extent.  Simcoe County, Clarington, Caledon, Milton – we’re not really talking “Toronto.”

But Vaughan?  Mississauga?  We’re kissing-cousins!

Where do you draw the line?

That’s why I think it’s so important to break free of these blanket-statements made by most people that simply refer to the average-GTA sale price.

And today, I want to look at the GTA as a whole, and then as individual parts, and then break down Toronto’s market even further.

So first and foremost, where is the Toronto market at the moment?

Take a look:

Recently I’ve been looking at both month-over-month statistics, as well as year-to-date.

Consider the YTD to essentially be a moving-average.

In this case, both tell essentially the same story: prices are down 12.3% YTD and 12.4% in April, and sales are down 34.4% YTD and 32.1% in April.

But that’s GTA-wide.

What about the regions?

Let’s look at the YTD stats for all of the areas that make up TREB’s “Average Toronto Sale Price,” as well as the sales volume:

Interesting stuff, n’est pas?

With only 165 sales YTD in Dufferin, we could scrap it.  Same goes for Simcoe County, as neither are technically part of the GTA.  But it would skew the overall TREB data, and I don’t think their inclusion in the data changes the picture, so we’ll leave it.  The only thing I will say is that the 4.9% drop in average home price, based on 165 sales YTD, doesn’t have the same foundation as something like 7,000+ sales would.

These are in order of %Chg, and as you can see, York Region has been hit hard.

A 20.6% YTD decline in average home price, which is actually worse than the 12.3% YTD decline in the GTA.

On the other hand, Toronto and Peel Region come out well ahead of the GTA figure, down ‘only’ 6.6% and 7.7% respectively.

So if my Toronto-bias were showing, I’d suggest that this 12.4% decline in average sale price in “Toronto” that the media is touting this month, after the 14.4% decline they touted in March, is not accurate in the context of what most consider to be “Toronto.”

At the very least, it’s prudent to distinguish between the GTA, and the City of Toronto.

Because I have the odd client that purchased in March or April last year, who asks me, “Is my home really worth 12.4% less than it was last year?”

My clientele is more astute, and thankfully only a handful are prone to taking a headline at face value, but no, their homes aren’t worth 12.4% less than last year.  On paper, overall, on average, they’re worth 6.6% less, taking the Jan/Feb/March/Apr “moving average” that is the YTD sales.

But what if they’re in a semi?

What if they’re in a condo?

What if they’re in the once-holy, now-declining detached?

Worry not, I use those descriptions of detached homes facetiously, since the detached home is, and always will be, the Holy Grail of houses, and I don’t actually believe what the declining numbers say (more on this in a bit).

But now that we’ve established that the decline in “Toronto average home price” is essentially double that of “City of Toronto” properties, let’s break it down by house type.

Here’s the April (note we’re not using YTD here) average home price for each of the four major property types: detached, semi-detached, row/townhouse, and condominium, put up against the GTA average home price on the left, and then the HPI (416) on the right:

Here’s where the fear sets in for many detached owners.

14.2%?

That’s worse than the 12.6% GTA average decline, or even the 12.4% YTD!

But once again, you can filter by area, and see what is really going on.

For this experiment, I went straight to MLS as I wanted to break things down by location and property type, which TREB Market Watch does not do.  I also enjoy pouring over thousands of lines of data in Excel…

I looked at C06, C07, C14, and C15 together, which is essentially Dufferin, Steeles, Victoria Park, & Hwy 401.  Reason being, we know how York Region has done, but what about the northern-most part of the City of Toronto?

What I found was quite honestly exactly as I had expected:

The average price of a detached home, albeit in a smaller sample size, is down 21.4% since the same period last year.

I was showing these stats to a colleague today, saying, “It’s only 234 sales, the sample size is small, and the 21.4% number could be way less, who knows.”

My colleague replied, “True, but there’s an exactly equal chance that it’s way more.”

Touche!

So while the Toronto-416 detached home price is down 14.2%, if you look at some areas of the city – in this example, north of 401, south of York Region, we can see that some areas were much harder hit.

Average that out across the various neighbourhoods of the City of Toronto, and I’ll think you’ll find there are some areas where detached prices are only down 3-4%, in the face of much steeper numbers.  Ask active buyers, and buyer-agents, and they might argue there are some areas where prices are flat.

Shifting gears in two ways now – looking at semi-detached, as well as an example of where the decline is much lower, let’s look at the east side.

E01, E02, E03, collectively “the east side,” and let’s hone in on a very specific property type: semi-detached, 3-bedroom houses.

Sure, the sample size is smaller when we hone in.  But I’d argue that eliminating 2-bedroom and/or 4-bedroom semi’s is going to give us a better feel for the market.

Keeping in mind that the average Toronto-416 semi-detached price is down 7.4% in April, here’s how things look in E01, E02, E03:

Down 2.1%.

That’s effectively a rounding error, and two points on either side brings you to yet another modest 4%, or even par.

I think you get the picture here.

My conclusions are the following:

1) The decline in GTA average home price, being applied to the “City of Toronto,” is extremely inaccurate.

2) The further you are from the central core, the softer the market.

3) Within City of Toronto, some areas are flat, some are worse than the 416-data shows.  Once again, it’s all about the core.

4) Most property types and/or neighbourhoods in the central core of Toronto (save for condos, which are up) have seen only a modest decline, if any.

5) As we all know, 416 condo prices are up 4.0%, while the GTA average is down 12.6%.  I didn’t even touch on this today, since I’m pretty sure most in the know are aware.

So have at it, folks.

I welcome your feedback.

The post How Does The GTA Market Compare To Toronto? appeared first on Toronto Real Estate Property Sales & Investments | Toronto Realty Blog by David Fleming.

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