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Mimico is one of Toronto’s older neighbourhoods and has roots stretching back over 150 years. Since its humble beginnings as a village and industrial town it has blossomed into a modern urban community with gorgeous waterfront park land in South Etobicoke.

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History of Mimico

While “The Beaches” is the big city neighbourhood with a small town vibe in today’s Toronto, Mimico used to have its place as the small town in the big city. The region has a rich and well-documented history, though much of it deals with the administrative matter of incorporations into what eventually became the GTA.

In the 1800s, Mimico, Ont., was originally known by the First Nations People as “Omimeca”, meaning “the resting place of the wild pigeons.” These pigeons would stop over in the Mimico area as part of their migratory journeys.

The passenger or “wild pigeon” is now extinct, but its memory lives on in the name Mimico which evolved from the Ojibwe word which found its way into anglophone mouths.

One of Etobicoke’s most prominent businessmen, William Gamble, opened a sawmill on the west bank of Mimico Creek up from the lake, and a small settlement for the mill workers was built nearby. As a devout man, Gamble helped fund Etobicoke’s first church and the settlement had everything you’d need to be incorporated as a town in the early 19th century.

Mimico began to develop in the 1890s below Lakeshore Boulevard, where many of Toronto’s wealthiest families built their summer homes. A few of these homes still exist today.

photo courtesy of wikicommons

The town truly began to grow as a year-round community in 1906, when the Grand Trunk Railway opened its Mimico Yards. The need for nearby housing, as more railway workers and their families arrived, led to a building boom

Mimico was incorporated in 1917 and retained its town status until 1967, when it was amalgamated with the borough of Etobicoke. In 2001, it became a community within Toronto.

Landmarks & Notable Features

“Embassy Row”

It may not compare with downtown Toronto’s collection of diplomatic facilities, but Lakeshore Boulevard W. is home to the embassies of both Poland & Ukraine. Interestingly, Poland’s Consulate is in a historic lakefront manor while the Ukraine Consulate has a new office building near Mimico Creek.

Mimico Creek

Although the pedestrian trail lining Mimico Creek doesn’t begin until just north of the Gardiner Expressway outside of Mimico, the creek itself is a well-known landmark at the very eastern tip of the neighbourhood. Like the neighbourhood itself, Mimico Creek gets its name from the native word “Omineca” which described the now-extinct migratory pigeons which stopped over on their lush waterfront during their journeys. Today, there are 2 gorgeous parks where the creek meets Lake Ontario, plus walking trails which stretch north all the way until Eglinton Ave.

Humber Arch Bridge

Perhaps Toronto’s most visually distinct pedestrian bridge, Humber Arch Bridge sits on the eastern extreme of Mimico crossing the Humber River. It’s large, towering design and wide walking space isn’t typical of pedestrian bridges but the extra space doesn’t go to waste, especially during the summer months. The Martin Goodman trail crosses this bridge and brings hundreds of tourists, cyclists, and visitors each day.

image courtesy wikicommons

SanRemo Bakery

Any local will attest to the absolutely legendary status of Sanremo Bakery on Royal York Rd., but the reputation of this full-service Italian-Canadian bakery and restaurant extends beyond the neighbourhood. Positioned at the top of many “best of the city” bakery lists, Sanremo Bakery has been serving up Italian-inspired baked goods since 1969. That’s not all they serve, either. Sanremo offers a full selection of deli fare plus hot meals and even catering. The bakery’s apple fritter is the claim to fame at this local spot, but there’s no shortage of great food to try.

Train Maintenance Yards

Servicing both Via Rail and GO Transit trains, this massive industrial facility dominates the western-most quadrant of Mimico. To locals it’s not much more than an obstacle to getting around, but the train-yards provide vital maintenance to the city’s infrastructure while providing a good source of jobs in the local community.

Mimico Centennial Library

One of Toronto’s Carnegie Libraries, the Mimico Centennial Library has been around for over 100 years, as the name suggests. Although the building itself is not as impressive as some of the city’s other libraries and the library is not a municipal treasure, it’s certainly well-known amongst locals.

The Waterfront Parks

Most visitors to Mimico come for two things – the waterfront parks and the views they offer of Toronto’s downtown skyline. These parks at Mimico’s eastern extreme may not offer the sandy beaches of Toronto’s East End, but they offer their own unique charm and have the unobstructed views that The Beaches don’t offer.

Things to Do in Mimico

Visit The Waterfront

There’s no shortage of activities on the Mimico waterfront in the summertime. Whether you want to sit down and relax in the shade to have a picnic or read a book, walk or bike the waterfront trail, or simply grab a few photos of downtown, the waterfront is the place to be in Mimico. Trails are accessible even in the wintertime, and the area’s close proximity to the main Lakeshore Blvd. W. promenade makes ducking back for a coffee or a meal quite convenient.

Play Some Tennis

The Mimico Tennis Club is typical of your Toronto community tennis club except for one detail. It’s one of the few tennis clubs in the city which offer red clay courts. You won’t find that fast-surface play easily in other parts of the city, so if tennis is your sport Mimico is a great place to live. However, If you’re simply interested in some casual tennis without the club atmosphere, there are well-maintained hard courts available for public use in Ourland Park on the west side of the neighbourhood.

Indulge Your Passion For Watercraft

If sailing is your passion, Mimico is the place to be in Toronto. Lake Ontario already offers world-class fresh-water sailing, and Mimico is well-appointed for sailing of all kinds thanks to both the Mimico Cruising Club and Etobicoke Yacht Club, both located in Humber Bay Park West along with the Humber Bay Sailing Centre sailing school. Whether you are a beginner or veteran of the seas, there’s a community there for you in Mimico.

image: wikicommons

Enjoy Humber Bay Parks

It would be a shame to visit this waterfront community without taking advantage of the splendid natural beauty of the waterfront park land. Starting from Mimico Waterfront Park which is located near the bottom of the neighbourhood, you can follow a trail all the way to Mimico’s eastern border and through a number of great lookout points, gardens, and other features along the way. Mimico’s waterfront trails connect up to the Martin Goodman trail which leads all the way through downtown to the East End, making Mimico the perfect departure point for a longer trip through the city.

Shop The Humber Bay Farmers Market

Every Saturday from May 25th to October 5th the Humber Bay Farmers Market takes place in Humber Bay Park West from 9 a.m. – 2 p.m. With 30+ vendors offering the full range of organic, vegan, gluten-free, and sustainably sourced goods, the farmer’s market is a great way to start off a day in Mimico. There’s parking available on the market lot, although spots fill up fast. Whether you want to stock up on goodies for the week or simply grab a snack for a picnic in the park, the farmer’s market welcomes patrons of all kinds.

Visit The Butterfly Garden

The Humber Bay Butterfly Habitat is a garden parkette on the south end of Humber Bay Shores Park which is free to visit for some wildlife spotting. This foliage-dense pocket of the park has plants specially selected to attract wildlife, especially butterflies. Of course the availability of wildlife to observe depends on the season, but the community stewardship program which runs the butterfly sanctuary is a terrific place to learn about optimal times to visit and to get a more extensive knowledge of local wildlife. Whether you want to visit to spot some Monarchs – the most common butterfly at the HBBH – or help out pruning some plants for an hour or two, this park of Mimico is great for a new experience.

Walk Mimico Creek

While Mimico Creek runs through the eastern tip of the neighbourhood, the walking trail actually begins slightly north of Mimico’s northern boundary. The trail is not continuous as it stretches north and it isn’t as cut off from the city as the Don Valley and Taylor Creek Trails in the east, but Mimico Creek is still a nice break from hectic city life and offers a more peaceful nature experience than the hugely popular waterfront parks in Mimico.

Catch A Panoramic View of Downtown Toronto

You can catch a great view of Toronto’s downtown core from most sections of Mimico’s waterfront parks, but the real Instagram-worthy snaps can be had at 1 of 3 lookout points – Etobicoke Point at the end of Humber Bay Park West, the far tip of Humber Bay Park East, and Sheldon Lookout Point by Humber Bay Arch Bridge.

Public Transportation

As one of Toronto’s older neighbourhoods, Mimico is well-connected to the rest of the city by not only the TTC but by GO Train service as well. The grid layout of the neighbourhood makes choosing a transit route simple and unambiguous. TTC Service is ubiquitous in Toronto, but what sets Mimico aside in terms of convenience is the GO Train which gives fast access to other Toronto neighbourhoods and other cities entirely.

TTC Service in Mimico

Going north or getting to the Bloor-Danforth Line is as simple as catching either the 110 Islington Bus or the 76 Royal York Rd. bus from anywhere on Lake Shore Blvd. W. and above.

Crossing the east-west axis is a little trickier if you are north of Lake Shore Blvd. W. Since the neighbourhood is bisected by railroad tracks, there aren’t many convenient bus routes for getting across Mimico.

Luckily, just north of the Gardiner Expressway there’s Route 80 which takes you along the Queensway either to Sherway Gardens in the west or eastbound to Parkside Dr.

However, if you’re near the water the 501 Streetcar service on Lakeshore will take you all the way to downtown and beyond, but you’ll have to switch streetcars at the Humber Loop. The transfer keeps you on the same route and doesn’t require an extra fare. It’ll take you along the Gardiner Expressway until it meets Queen St. West, then it goes all the way across town to the Neville Park Loop.

It can be a rather enjoyable journey even though the 501Streetcar is one of the more popular streetcar routes in the city. It takes you around the Humber Bay, past High Park, and through one of the city’s most vibrant neighbourhoods. Best of all, if you get on in Mimico you’ll have a good chance of grabbing a seat before the streetcar gets busy around Roncesvalles Ave.

Use the TTC Trip Planner to map out your journey from start to finish.

Mimico GO Train Station

The Mimico GO Train Station is a transportation amenity that not all Toronto neighbourhoods are lucky enough to have. The centrally-located GO Station grants Mimico residents access to Toronto’s entire waterfront stretch and beyond. With the Presto system in place, switching onto the TTC is simpler than ever as riders can use the same card to pay TTC fares.

Commuters can hop on for a comfortable and stress-free commute to Liberty Village or the downtown core via Union Station.

Those with a farther destination can either transfer onto the Eastbound Line and ride as far as Oshawa. In the other direction, you can get on at Mimico and ride all the way to Hamilton. Although Mimico may not be the most walkable neighbourhood, it certainly has some advantages which it comes to intercity and mid-range travel.

Visit the GO Transit website for full route times and details.

Meet The Neighbours

As a neighbourhood in Toronto’s largest city, Mimico is diverse in terms of age, culture, and the background of its residents. According to the latest census data, the neighbourhood has a population of over 34,000 residents and it’s growing fast. The population change in the 5 year span between 2011 and 2016 alone shows an increase of 28%.

This rapid growth is due in large part to the continued development of the condominium community in the neighbourhood’s east end, a development which shows no signs of slowing down.

The population density is around 5,000 people per square kilometer, although the condominium community pumps that average up considerably.

Demographics

Over recent years, Mimico has steadily transitioned from a predominantly family community to a hub for working professionals drawn to the condo developments along Lakeshore Blvd. W.

Over 65% of residents are working-age people between the ages of 25 & 64. 60% of residents live in 6+ storey apartment-type housing and a whopping 46% of homes are single person households.

With the proportional number of children and youth well below the city average (10% vs. 15%) and the working age population considerably higher compared with other neighbourhoods (52% vs. 45%), it’s clear Mimico has undergone a demographic change along with its housing development.

Median family income is only slightly higher than the Toronto average at about $93,134, but the proportion of the Mimico population living in what is considered poverty is also below city averages.

Local Culture

Up until recently Mimico has been a quiet family and immigrant community without too many frills. While this type of neighbourhood vibe still remains in the western part of Mimico, a more typically urban culture has emerged due in part to the appearance of condominiums in the east.

The southern part of Lakeshore Blvd. W. is still mostly a residential space with occasional corner shops and the type of local culture typical of a suburban Toronto neighbourhood. Closer to downtown is where the commercial real estate lines both sides of Lakeshore Blvd. and the restaurants and stores give you the idea you are certainly in a major urban centre.

Farther east still is the large condo community which exemplifies the major metropolitan condo lifestyle. Large condo developments often have their own amenities either in the buildings or close by. Many of the neighbourhood’s residents spend over an hour commuting to work and less than 30% take public transit, indicating that there’s more of a car commuting culture to the area.

Real Estate In Mimico

Residential real estate in Mimico can be broken down into 2 categories which can be distinguished geographically. There are waterfront condos densely packed into the eastern tip of Mimico and the rest of the neighbourhood’s residences which cover the majority of its land mass.

Along the parts of the lakeshore there are a number of low-rise apartment buildings, but the vast majority of residential space in Mimico is taken up by single family houses.

As can be expected, closer to the water there are more upscale houses. The northeastern residential zone is especially nice with its old-growth foliage and quiet residential feel.

Condos in Mimico. Image: B.Kasimov, Flikr

There are still plenty of great homes to be found farther west. The northwestern section has gentrified in recent years, owing in part at least to the convenient access to the Gardiner Expressway and the close proximity to Mimico Go Station.

The western part of Mimico is strictly industrial, dominated by the Go Transit Maintenance Facility and Toronto Maintenance Centre, and it’s unlikely any rezoning will take place. However, the condo market does continue to expand in the east with lakefront property at a premium.

A large empty lot at the eastern tip of Mimico is expected to become a condominium community fuelled by the city’s ever growing need for high-density housing.

Interested in real estate in Mimico? Frank Leo & Associates have all of your real estate needs covered with decades of experience selling & buying properties in the area. Get in touch to find out how we can accommodate your real estate needs.

Geography

According to municipal boundaries, Mimico is a South Etobicoke neighbourhood beginning at the Gardiner Expressway and stretching right down to the Lake. It spans from Ashbride’s Bay in the East to just past Kipling Ave. in the West with a thick slice of the Southern shoreline cut out around Dwight Ave.

Mimico’s most distinguishing geographic features are Mimico Creek, Ashbridge’s Bay Bridge, and the Humber Bay Parks which the creek spills into.

The Lake Ontario shoreline has been spectacularly transformed into a number of interconnected lake-front parks each offering its own unique setting. These green spaces offer gorgeous panoramas of the Toronto downtown plus a place to leave behind the fast pace of the urban environment for a few minutes.

Next we have Mimico Creek, a thin and winding creek cutting through the northern tip of the neighbourhood and ending up in Lake Ontario where it’s capped off by two parks situated on peninsulas which spill out onto the lake – Humber Bay Park East and Humber Bay Park West. Although you can’t walk the creek from the lakeshore itself, a few hundred meters north begins a trail which stretches north for several kilometers. You’ll find plenty of park space, sights, and sounds along the way which are definitely worth it for a run, a bike ride, or just a casual stroll.

A bit Further north-east of Mimico is Ashbridge’s Bay, where the Humber River meets Lake Ontario. There isn’t much green space to speak of here, although the Humber Bay Arch Bridge is a sight to behold for its size and shape which isn’t typical of pedestrian and foot-traffic bridges.

Most of the remaining land covered by Mimico – which is most of it – is flat, featureless, and covered in single-family housing. This residential portion of the neighbourhood is bisected by the railroad and has Mimico GO Station directly in the middle. Quite convenient for commuters working in the downtown core since Union Station is the second stop on the Lakeshore Eastbound Line.

Residential Amenities

Ourland Recreation Centre (Local Community Centre)

Located on Ourland Ave. near the Western border of the neighbourhood, this municipal community centre is one of the more well-appointed community centres in Toronto. Indoor facilities are limited to a gymnasium and bocce ball court, although the centre is surrounded by ample greenspace complete with a baseball diamond, outdoor pool, and well-maintained tennis courts.

Available programming includes children’s sports camps and a raquet club for both children and adults. Check the city’s website for a full list of programming.

Mimico Arena

Immediately south of the train maintenance yard is Mimico Arena, a small local sporting venue that’s home to an ice rink in the winter and a lacrosse league in the warmer months. The arena may be modest in size, but it’s still a great place to skate with the family during one of the leisure skating periods offered in the winter. Athletically inclined youth and adults can join one of the sports leagues offered the rest of the year, whether that be hockey or lacrosse.

Mimico Adult Centre

Offering adult learning courses and ESL studies, Mimico’s Adult Centre provides help for newcomers to Canada hoping to improve their English as well as programs for established Canadians hoping to pick up a new skill or hobby. Classes include everything from self-care pain management to ballroom dancing to bridge and calligraphy. The centre has a positive, encouraging atmosphere and patrons fondly describe the feeling of being in an environment full of like-minded adults from all walks of life working together to build a new skill.

Libraries

Mimico’s only library is the Toronto Public Library Mimico Centennial Branch, but it’s quite sizeable for a local branch. Built over 100 years ago thanks in part to an endowment from The Carnegie Corporation, it was updated in 1966 and has been in steady operation since.

The branch offers all the amenities you’d expect from a major metropolitan library branch plus a spacious second floor with ample room to study, read, or relax.

Mimico Branch is also one of the few Toronto Library Branches which features both meeting rooms and a Theatre / Auditorium you can book.

You can take advantage of Library programming for patrons of all ages. These programs include everything from March Break camps for kids to adult book clubs.

Take a look at the library website for an up-to-date list of programming.

Schools & Education

Mimico has no shortage of both private and public schools, though the only high schools in the immediate area are just slightly outside of the neighbourhood’s boundaries. Mimico High School closed in 1988. John English Junior Middle School now occupies the Mimico Highschool building.

In addition to regular TDSB elementary schools, Mimico is home to Montessori Schools, Bi-lingual Schools, and Nurseries. Both the Toronto District School Board and Toronto Catholic District Schoolboard service this neighbourhood.

Elementary Schools

Seventh Street Junior School, 101 Seventh St, 416-394-7820

Second Street Junior Middle School, 71 Second St, 416-394-7640

John English Junior Middle School, 95 Mimico Ave, 416-394-7660

George R Gauld Junior School, 200 Melrose St, 416-394-7830

David Hornell Junior School, 32 Victoria St, 416-394-7690

Catholic Schools

St. Leo Elementary, 165 Stanley Ave, 416-393-5333

Childcare & Private Schools

The Mildenhall School, 35 Ourland Ave., 416-259-2822

Oak Learners, 394 Royal York Road, 416-820-5233

Phoenix Montessori School Inc, 2 Station Rd., 416-695-1212

Employment

Like many suburban Toronto neighbourhoods, Etobicoke is split between people who live in the neighbourhood and commute to the city’s various business areas for work and local workers who staff essential amenities like stores, restaurants, and local businesses.

The western part of Mimico is largely industrial zoning so the area has a number of corresponding businesses where residents could find labour. Typical of the periphery of a major city, office space in this part of the city is much more affordable than downtown or even midtown Toronto. As a result, small to medium businesses and recently started companies often call Mimico their home and may be in a position to take on employees.

Although not in Mimico proper, just to the south are both Humber College Lakeshore Campus and Toronto Police College, both of which offer both primary and ancillary employment to many Torontonians.

Walkability

For all of its comfort and convenience, Mimico is definitely not among Toronto’s most walkable neighbourhoods. It’s currently sitting at a walkability score of 62, probably due in part to the fact that it’s bisected by some industrial zones, namely the enormous Toronto train maintenance yards and the Ontario Food Terminal.

With that said, it gets more walkable farther East on the lakeshore where more condominiums and modern development has grown. There you’ll find restaurants of all kinds as well as grocery stores and other amenities, not to mention access to green space and recreational opportunities.

The 501 Streetcar route makes moving around by foot even easier through the south end of the neighbourhood, though the only real north-south transit opportunities are by main roads on a bus.

Some of the area’s walking is tremendously enjoyable, namely the waterfront and parts of Lakeshore Blvd. However, parts of western Mimico are mostly industrial and if you choose to walk them you’ll find yourself on busy roads with little to offer in terms of scenery or amenities.

Ultimately, Mimico is more of a commuter or car owner’s neighbourhood. With so many residences in a small area there simply isn’t enough commercial retail space outside of Lakeshore Blvd. W. to service such a large population.

Bikeability

Bikeability in Mimico is another story. The neighbourhood has a bikeability score of 77, owning largely to the convenient thoroughfare provided by Lakeshore Blvd. W. and the side streets which make up much of the residential area.

With the exception of Royal York Rd. and Islington Ave., most of the streets have lower traffic volume and are therefore more pleasant and safe to cycle. Cycling is far more convenient than walking if you need to cross the train tracks. Since the only overpasses are on main thoroughfare roads, getting to those track crossings is much faster via bike.

Cycling gets truly enjoyable on the waterfront trail. It’s more of a leisure trip, but taking a bike out onto the Humber Bay Parks and Humber Bay Shores parks is a top cycling experience.

Green Space

Although much of the neighbourhood is taken up by private residences there is more than ample greenspace if you know where to look and you’re willing to spend a few minutes getting there.

The view looking west from Mimico’s Humber Bay Park West waterfront park. image: wikicommons

The crowning jewel of Mimico is its lake shore parkland. You’ll find waterfront park after waterfront park in Mimico’s east end, and practically each park is complete with beaches, trees, and plenty of greenery. Just be aware that the beaches in this part of Toronto are of the rocky variety, unlike Woodbine Beach in The Beaches.

You can get a bit more privacy at Mimico Waterfront Park, although it’s less travelled because it is considerably smaller than its counterparts. Moving north along the shoreline you’ll find Humber Bay Park West and Humber Bay Park East flanking the outlet of Mimico Creek into Lake Ontario.

These two parks sit on wavy peninsulas splitting away from the creek.

The western half of this park is a trail featuring several lookout points along the way and ending with an off-leash dog park. Etobicoke Yacht Club takes up most of the real estate of the peninsula, but the park is still a worthwhile trip for the views, especially if you have a pet to take advantage of the park.

Humber Bay Park East is a peninsula full of parkland and a trail that loops around. The park’s trail connects up with the rest of the shoreline parks to the north, passing through Mimico Butterfly Garden along the way.

You can then follow Humber Bay Shores Park all the way northeast out of the neighbourhood to Ashbridge’s Bay where you’ll find Humber Bay Arch Bridge and the popular Sheldon Lookout.

Each park in this area has something to offer, but they are all united with 1 quality. Tremendous panoramas of Downtown Toronto.

However, if you should find yourself in need of a change of scenery you can also visit one of the local parks set into the neighbourhood. You have Ourland Park to the west, Coronation Park in the centre, and Mimico Memorial Park to name a few.

There’s always Mimico Creek a bit north, but you have to leave the neighbourhood to get there. You’ll also find numerous parkettes around the southern end of Mimico and beyond. There are some truly cozy parkettes at the end of streets which hit the lake.

Dog Parks

The Mimico area has 3 dedicated dog parks, all of which are located in the Humber Bay belt of parks. There are other places available for dog walking, but the designated off-leash zones are all concentrated in the neighbourhoods east end where the green space is most abundantly available.

Humber Bay Park West Dog Park

The most isolated yet most rewarding dog park in Mimico, Humber Bay Park West Dog Park has something to offer for dogs and their owners. As an off-leash park, it gives canines the opportunity to frolic, socialize, and exercise freely while their human companions enjoy nature and take in some of the best views of the Toronto skyline in the city. Unobstructed thanks to the sweeping Humber Bay, park visitor get a clear shot at the CN Tower and surrounding downtown core.

Humber Bay Park West

Although it doesn’t support off-leash dog walking, this section of the Humber Bay peninsula is a bit more accessible and offers the added bonus of public washrooms. It’s got great scenery and lookout points of its own, plus you can walk several hundred meters of Lake Ontario Beach!

Humber Bay Shores Park

This park is also strictly on-leash for dogs, but dogs can enjoy nearly a kilometer of beachfront grass, trail, and beach to sniff around and explore. The park is lined by condos on the west side, so the accompanying amenities are never too far away to make the area convenient and enjoyable. It’s also just a few steps from Lakeshore Blvd. W., so catching a streetcar to another part of the city is simple and convenient. There’s also a parking lot just to the south of the park, but it fills up quickly.

An image of a room full of boxes to illustrate downsizing in Canada

Downsizing in Toronto & The GTA: A Real Estate Guide From Frank Leo & Associates

Posted on February 29, 2020 | by getleo1 | Leave a Comment

Downsizing crosses the minds of many Canadians in the later stages of life because of the potential financial benefits and lifestyle improvements it can provide. When the kids have left the nest and work life is winding down moving to smaller property can seem like the obvious move, yet there are many Canadians who are unsure about whether downsizing is right for them.

A recent survey about downsizing in Canada found that nearly half of baby boomers say they have no plans to downsize. So why such a contentious split on the issue?

Quite simply, Canadians just aren’t sure about the realities of downsizing. It’s not as simple as just selling your home, buying a smaller residence, then pocketing the difference. In fact, four out of ten Canadians who haven’t downsized say they’re skeptical of potential savings while a third of those who plan on downsizing admit they aren’t sure about the costs.

So, this guide will share what we at Frank Leo & Associates have learned over decades in the Toronto & GTA real estate industry helping 1,000’s of residents buy and sell homes to downsize.

We’ll start with the fundamentals, and remember that if you have any questions or require clarification about your situation don’t hesitate to reach out to us.

What is Downsizing, Exactly?

Downsizing involves selling your property, usually a single-family home, and buying a smaller property, often a townhouse, condo, or bungalow. Downsizing can mean different things to different people, but it involves switching to a smaller, cheaper residence, often with lower square footage, with a substantial difference between the selling price of the old home and the cost of the new property.

Why Do Canadians Downsize?

Although many people downsize because of the financial advantage of liquidating part of their net worth to fund retirement, some people downsize to reduce maintenance expenses on a property that isn’t fully used.

There are a number of reasons Canadians choose to downsize, but they mostly come down to financial and practical considerations. Here are some of the common reasons people choose to downsize:

Their homes have become too big for them, whether because their family has shrunk or a smaller living space is more suitable for their lifestyle
They travel to warmer climates in the winter and don’t need to pay for the upkeep of such a large space in the winter. Given Canada’s climate, it’s no surprise that snowbirding is a popular practice here.
Housework, yardwork, and maintenance become to much or they would prefer to have more free time
Cutting monthly expenses like heating, hydro, and taxes becomes a priority later in life
Moving closer to family in another part of the city or in another part of the country entirely
They need or want to downsize to pay off their mortgage or other financial obligations
The money from downsizing can help fund a more comfortable retirement

As many positive reasons as there are for downsizing, it’s a life-altering decision that shouldn’t be undertaken lightly. Individual circumstances vary and downsizing isn’t right for everyone even if the real estate sale and moving process goes smoothly.

Factors to Consider When Downsizing

Prospective downsizers should be aware of all the costs, risks, and considerations which can come up with downsizing. Remember that there’s more to consider than just finances when downsizing. Emotional ties to a home, local amenities, and lifestyle choices are all important factors to consider.

The Financial Considerations

Buying and selling real estate comes at a price. There are government taxes to consider on top of the expense of staging, marketing, and putting in the effort of finding a buyer who will pay top dollar for your property.

Although getting a real estate agent to sell your property comes at a price, that extra cost can be well worth it if you’ve selected the best real estate agent for you.

For one, you’re saved the hassle of handling all of the administrative and legal matters of the sale of your home. That can be a full-time proposition on its own and isn’t exactly something most downsizers want to worry about as they’re planning their new life and making the moving arrangements.

Perhaps most importantly, the right real estate agent will maximize the profit you make on the sale of your property. That extra profit can outweigh the expense of the agent’s commission.

Real estate agents specialize in finding qualified buyers for your property to maximize the value of your home sale. At Frank Leo & Associates, for example, we put a multi-million dollar marketing system to work for each client to attract the type of buyer who knows the value of the home and is willing to pay what the home is worth.

You can find more information about why choosing the right real estate agent is important in our article on the importance of picking the right real estate representation.

The Costs of Staging Your Home Before Downsizing

An often overlooked detail of downsizing is getting the home into a presentable condition for the sale. Referred to as staging a home for sale, making a home look its best can help up the sale price and help the home sell fast.

Staging can come at an additional cost if handled privately or with a brokerage which holds open houses. However, not all brokerages depend on open houses to sell homes. You can read more about how we market and sell homes without the use of intrusive open houses if you are interested in selling without the disruption of your day-to-day life.

There may also be essential repairs to consider before selling a home. The cost of these repairs or improvements must be factored into any downsizer’s financial calculations if they are to get an accurate idea of where they will stand after the sale.

Parting With Belongings When Downsizing

A smaller home means less space to keep things. Most people have collected a lifetime of “stuff” off all kinds – from books and clothing to furniture and even vehicles.

Some of these items are just clutter, kept just in case they come in handy someday. Others are reminders of precious family memories or a different stage of life. It’s important to consider what it’s practical to keep and what has to go. Having that question sorted out before finding a new place to live helps avoid unpleasant surprises later on.

For some people, sorting through so many personal affairs can be daunting and downright difficult.

A storage unit is always an option, but that tacks on a monthly expense that most downsizers are looking to avoid.

Condo Fees

Condominiums are a popular downsizing option, especially for older Canadians. The convenience of the amenities most condos have combined with the lack of maintenance responsibilities make condominium community living an attractive option indeed.

That added convenience does come at a price. Condo fees should be carefully considered and budgeted for to get an accurate idea of finances.

The Costs of Moving

There’s no way to get around moving costs and expenses, and they go up the farther away you plan to move. The practical option is to get rid of unused things, but there’s probably a reason you’ve kept them all those years if you still have them around when it’s time to downsize.

The more things you have to take with you the faster moving expenses can add up. Moving across town is one thing, but crossing the country with a lifetime of personal effects can really eat into the profit of a homesale.

The Reality of Moving Away From Home

When we’re young, moving to a new place means making new friends, having new experiences, and starting life on our own terms. All of those factors may be true later in life as well, but most downsizers would probably agree that they’re moving to create a more comfortable lifestyle and not because they didn’t enjoy the community they had at home.

Unfortunately, we can’t take our friends, favourite neighbourhood spots, and local community with us. Moving away from the place you’ve called home for years isn’t something to be undertaken lightly.

For some people, the concern isn’t even personal. With 35% of young Canadians between 20 and 35 years old living with parents, downsizers may be considering the potential return of their children when picking a new place to live.

There are so many real-world factors to consider when moving that one couldn’t possible factor them all in, but having as many changes accounted for as possible will make for a smoother transition.

Leaving The Memories Behind

Everyone has a special attachment to the place they call home. Simply being prepared to say goodbye to a home where you’ve shared memories and gone through milestone life events is something every downsizer should anticipate.

Even if it isn’t possible to prepare for the emotional impact of such a move, accepting that it will happen is a step closer to a smoother transition to the next place you’ll call home.

More Advice On Downsizing in Canada

If you’re thinking of downsizing give us a call or contact us through our website. Even if you’re not ready sell and you’re just looking to shed some light on a few questions or concerns, one of our staff would be happy to help make sense of downsizing and share some of the insights we’ve garnered over 3 decades in the Toronto real estate industry.

The Beaches Toronto Neighbourhood Profile From Frank Leo & Associates

Posted on January 31, 2020 | by getleo1 | Leave a Comment

Click on one of the headings in the table of contents to jump directly to that section.

Introduction

History of The Beaches

Landmarks & Notable Features

Things To Do In The Beaches

Public Transportation

Demographics

Local Culture

Real Estate In The Beaches

Geography

Residential Amenities

Welcome To The Beaches, Toronto’s Beachfront Community

Toronto’s “The Beaches” neighbourhood is the supremely popular East End neighbourhood with a quaint, small-town atmosphere and nearly 2 kilometers of beach along the Toronto shoreline. Although its officially known as “The Beach” everyone calls it The Beaches, and its borders are Victoria Park Ave. and Leslie St. on the East/West axis and Kingston Ave. to the Toronto Shoreline on the other axis.

The beach and boardwalk make this neighbourhood the perfect destination for swimming, sunbathing, volleyball, or just casual relaxation and draw big crowds of locals and tourists alike during the summer. It’s a good place to get away from the concrete jungle of downtown any time of year, so many families and young professionals choose this part of the city to settle in.

Queen St. East is the neighbourhood’s vibrant commercial centre. There you’ll find businesses of all kinds amid a small-town main street atmosphere even though it’s near the heart of Toronto. It’s got unique bistros, family restaurants, intimate cafes, and plenty of spots for brunch along with the bakeries, ice cream parlours, and the independent local shops which give it that reputation for quaintness. Off the main strip, you can take advantage of all the green space and sports facilities plus the local events which take place there.

Are you considering selling or buying property in The Beaches? Follow HERE to get in touch.

History of The Beaches

The Beaches as they appeared in 1919.

The Beaches has old buildings, new urban culture, and modern living. We owe this quaint neighbourhood atmosphere to the area’s history, back when the city was still growing into the metropolis it is today. The neighbourhood used to be a sparsely-populated outlier community which was then transformed into the hip neighbourhood it is today by several City of Toronto infrastructure developments.

Before it had yoga studios and pet groomers, this patch of land East of the Don Valley was heavily wooded swampland dotted with private homes. In the early 1900s, the Toronto Harbour Commission acquired the shoreline and what is now the Kew Gardens Park, then private land.

By 1930 the city had enlarged the original beach which was not continuous into one long public park using wooden groynes, finally opening the public boardwalk and other beachfront facilities to the public in 1932.

At the beginning of the 20 Century, The Beaches was home to several local amusement parks. Victoria Park and Munro Park were in operation from the late 1800s until 1906 and Scarboro Beach Park from 1907 until around 1930. These parks aren’t just in the history books. You’ll recognize the names from the local streets which were named after them. There was even a ferry, called the Victoria Park Ferry, which connected the amusement parks to the downtown core, but it was discontinued after the parks closed.

Landmarks & Notable Features

As one of the city’s older neighbourhoods, The Beaches have more to offer than just older buildings and hip bistros to have brunch. While these attractions might not bring tourists flooding in like the beach, residents of The Beaches probably like to keep it that way. Visit in the summer and you’ll see why. Here are the notable features and landmarks which will be familiar to most residents:

Kew Gardens is a medium-sized park in the neighbourhood running from Queen Street to Lake Ontario and includes the Alex Christie Bandstand for concerts. Every July, the neighbourhood celebrates the Beaches International Jazz Festival, drawing thousands to the area. However, now most of the performances occur at Woodbine Beach Park. It’s the neighbourhood’s hub, with many festivals, craft shows, concerts and exhibitions taking place here.

Woodbine Beach & The Boardwalk are where the neighbourhood gets its namesake. Starting with the paisley-shaped Woodbine beach to the east, sandy terrain stretches east as far as the neighbourhood, flanked all the way along by a glorious boardwalk which is big enough to accommodate the crowds on even the hottest summer days. Excess beach-goers who didn’t find a spot on the beach can set up in one of the 3 big parks which can be found on the other side of the boardwalk.

Glenn Stewart Ravine is like a mini (seriously mini) Taylor Creek or Don Valley. It may not have the size of its bigger cousins but you also don’t have to look far to get back to the action on Queen St. East. You won’t even have to worry about your cappuccino getting cold if you decide to go for a stroll. It stretches from Queen St. East, where the grass and parkland are well-manicured, all the way to Kingston Road and gradually turns into a more rugged trail along the way.

Queen St. East is where everything happens, the artery of The Beaches. If the boardwalk is the balmy place of relaxation, the Queen St. East. strip is a commercial centre bustling with independent shops, cafes, restaurants, and all the other amenities a major metropolitan area affords its residents.

R. C. Harris Water Treatment Plant, an industrial facility with iconic status for its role in media over the years. It’s been featured in films like “Half Baked”, “In the Mouth of Madness”, “Four Brothers” and “Undercover Brother.” Its reputation among those in the know is legendary for its central prominence in Michael Ondaatje’s novel In the Skin of a Lion, itself about the building of many well known Toronto structures including the Bloor-Danforth Aqueduct.

The Beaches Toronto District Library Branch is one of the few Carnegie Libraries in Toronto. Endowed by philanthropist Andrew Carnegie and built in the English Collegiate style, there’s no better place in the neighbourhood to grab a coffee, sit down with a book, and feel at ease in a truly literary place. The library opened in 1914 and has undergone a number of alterations and updates, so if you can’t find a book that suits you the library itself is fascinating to learn about and admire.

Watersports. Lake Ontario is a world-class venue for water sports of all kinds including sailing, kite surfing, wind-surfing & more, so many of the necessary amenities for these activities can be found on and around Woodbine Beach. Yacht and sailing clubs flank Woodbine Beach in Ashbridge’s Bay while businesses that will rent you everything from a paddleboard to a kayak can be found along the boardwalk stretching East.

The Balmy Beach Club is a local institution. The private social and sports club has been in operation since 1905 and has been tying together the local athletics and social scene ever since. It continues to be a local gathering place and with mature trees sheltering a patio looking out on the lake, there’s no doubt that this urban oasis could be one of the best patios in Toronto.

Things to Do in The Beaches

Take In Nature

No matter what your preferred way of experiencing nature might be, it can be had in The Beaches. Walking through the Glenn Stewart Ravine at parts feels like you are out of the city entirely and provides more of a hiking experience while the boardwalk and many area parks have plenty of benches protected by shade from old-growth trees if you prefer to sit down, relax, and watch the life of the city unfolding before you between sips of a coffee. Kew Gardens park even features a sizable gazebo that’s ideal for enjoying the park without too much sun. It’s also a great Instagram opportunity.

Go To Brunch

Numerous brunch-able restaurants, cafes, and diners line the Queen St. East strip which runs through The Beaches, any one of them a more than adequate venue for your Sunday brunch prospects. Just be warned. Getting a table might not be too easy if you don’t plan ahead, especially in the summer. Sitting on a Queen St. patio before strolling down to the beach or one of the area’s many parks is a quintessential Beaches past-time.

Hit The Beach

Toronto doesn’t exactly spring to mind when most people think of big-city beaches, but it’s there and it’s more than worth a day trip. Bring a blanket, a cooler, a few towels, and a frisbee along with your friends or family and you have yourself a day filled with fun, sun, and excitement – or relaxation, for that matter. There are several cove-type sections of the beach if you just want to get your feet wet and there’s ample space for swimming if you prefer to go all the way. Just remember that the beach isn’t always guarded, so be sure to stay safe if you go in the water. If you prefer beach volleyball or sand-sports, head to Woodbine Beach closer to Ashbridge’s Bay, but if it’s water-side lounging and swimming your after you’re better off grabbing a spot along the nearly 2-km. Stretch of sand between Kew Beach Park and Balmy Beach Park.

Play Some Sports

In the summer recreational possibilities are plentiful. It’s no wonder this area draws crowds. You can swim at the Donald D. Summerville Olympic Pool, take a dip in the lake, play a tennis match on the courts near the beach, rent a paddleboard and explore the bay, or just play frisbee in one of the neighbourhood’s beautiful parks.

Go For A Bike Ride

Some of Toronto’s best cycling can be had on the Martin Goodman trail immediately North of the beach’s boardwalk. The trail has a dedicated cycling lane, and riding down it while the beach is teeming with activity might be one of the best ways to experience this slice of Toronto life. Cycling is also a terrific way to see all the landmarks and survey the neighbourhood. Just be warned that North of Queen St. East you’ll be facing a stark uphill climb. After exploring the beach you can hit the streets for some urban exploring or take the trail all the way West to Humber Bay, traveling through the Downtown Waterfront District along the way. It’s a great way to experience Toronto if you’re athletically inclined.

Picnic in One of The Parks

Whether you couldn’t get in somewhere for brunch or you simply prefer the great outdoors, picnicking bliss is waiting for in any of the many parks in The Beaches. Just make sure you bring enough food and a good book because you may not want to leave once you set up camp. Greenspace along the beach is generally subject to pretty high traffic, so it might be a bit crowded and uncomfortable for picnicking. Instead, you can try Kew Gardens Park, Woodbine Beach Park, or the less populous parts of Ashbridge’s Bay Park down by the peninsula which separates the Yacht Club from the lake.

Walk The Ravine

Glenn Stewart Ravine that runs through the centre of the neighbourhood may not have the length of the Don Valley or Humber Valley, but what it lacks in size it certainly makes up for in charm. Strolling the length of the ravine is a nice way to get away from the crowds on the beach and get away from the feeling of a big city. The Northernmost part of the ravine near Kingston Road is enclosed in foliage and can make you forget you are in Toronto, especially if traffic is light. Further south you’ll find a more manicured park nestled among beautiful homes on both sides. The whole experience can be a refreshing break from a busy day walking the boardwalk or hitting the beach. It’s terrific for pets, too.

Various public and private organizations also run regular events throughout the year ranging from food tasting to the famous jazz festival.

Public Transportation

Getting to and from The Beaches is simple and convenient. With a transit score of 88, the area is considered highly accessible by transit.

It’s accessible despite not being situated directly on a subway line thanks to its many buses and the famous 501 streetcar. The 501 ride west is in itself somewhat of a treat as you get to experience all of the neighbourhood’s charms from the comfortable vantage point of one of Toronto’s new streetcars.

Getting to the subway system is just a matter of hopping on one of the Northbound bus lines to either Main St. Station or Woodbine Station.

Torontonians from other parts of the city who are hoping for a beachside weekend getaway will typically take the Route 92 Bus down from Woodbine Station, so it can get pretty packed in the summer. Alternatives include the Route 64 Bus from Main St. Station, although this route meanders through a residential neighbourhood and is, therefore, less direct – hence the popularity of Route 92. There’s a 3rd route available from Coxwell Station, but the bus only makes it as far as Kingston Ave. before turning towards Victoria Park, and even then it’s only available between 7 p.m. – 5 a.m. on weekday evenings and 24 hrs. On weekends).

Consult the TTC Trip Planner for more information on the area’s transit routes.

Meet The Neighbours

Demographics

The Beaches is a family neighbourhood. Like any neighbourhood in a major city, The Beaches is far from homogenous, but if Queen St. West is the young happening bohemian strip, Queen St. East is home to more couples, families, and generally settled-in folks overall.

According to the latest census data, the population is 21,567 with a population density of 6,058 per square meter. That’s considerably lower than the downtown average and even lower than some of the other residential neighbourhoods in the city.

Most of the residents are working age (58.8%) or in the pre-retirement years. There are far fewer college-aged youths, placing this neighbourhood firmly in the family-friendly category. A walk through any of the side streets will confirm that it’s really more of a family neighbourhood. You’re more likely to run into families with strollers than groups of young people.

Median family income is ~$150,000, making The Beaches a solidly middle-class neighbourhood. With low-income households only making up about 10% of the area’s residential population the area is certainly a more exclusive place to live. North of Queen St. East you’ll find a more middle-class environment. South of Queen is where you’ll find some of the more exclusive housing, some of which is quite elegant. The costlier real estate is nearer the water, naturally.

With 60% of residents possessing a Bachelor’s Degree or higher, The Beaches is firmly a white-collar neighbourhood. Most of its professional residents commute to downtown or other parts of the city for work. However, the percentage of people who take transit to work is lower than the city’s average at only about 30%. That means a bit less congestion on transit lines in and out of the neighbourhood compared with the rest of the city.

Local Culture

The Beaches bring together a closer sense of community with big-city living. Although the area does still have the fast pace of life which comes from living in a major metropolitan area it’s not quite as fast or hectic as some of the city’s other popular neighbourhoods.

It’s not quite a sleepy beachfront community, but it’s as close as you’ll get to that laid back vibe in a city like Toronto. Walkability is a key feature that brings people of all kinds to the Beaches. Everyone from young urbanites to retirees calls the beaches home, though the predominant demographics are working-age people, who make up 44% of the population.

Real Estate In The Beaches

Along the main thoroughfare of Queen St. East. you’ll get the mixed-use housing which is typical of Toronto. 2- or 3-storey buildings with commercial space on the main level and apartments upstairs, entry to which is usually granted by doors in the facade.

Within the largest residential section of the beaches, the space between Queen St. & Kingston Road and Woodbine and Victoria Park, there are middle-class, single-family homes and semi-detached properties with a few low-rise apartments here and there.

The housing is one thing about The Beaches residents love. It hasn’t been taken over by towering condos, at least not yet. That lack of serious development is part of what gives the Toronto neighbourhood it’s slow, small-town vibe. It’s a neighbourhood where most homes are single-family detached or semi-detached homes.

There are condo developments along Queen St. East, but they’re low-rise buildings as opposed to full-fledged condo towers. In total only around 7% of the housing available in the neighbourhood is 5+ storey apartment or condo-type accommodation.

Most homes are older (1980 and earlier) and exemplify the classic old Southern Ontario residential vibe. Old-growth trees shade the neighbourhood to give visitors the sense of being in a small town.

Closer to the water is where you’ll find some of the more upscale properties. Even strolling through this part of the area can be a treat. Many of the homes are a treat to look at if you are a fan of residential architecture. Spending time in the area gives you a sense of why The Beaches is such a highly sought after neighbourhood in the real estate market.

Interested in real estate in The Beaches? Frank Leo & Associates have all of your real estate needs covered with decades of experience selling & buying properties in the area. Get in touch to find out how we can accommodate your real estate needs.

Geography

The Beaches is far from plain geographically. It’s most prominent geographic feature is no doubt its namesake beach, but it’s also remarkably hilly. Leading up from the beach toward Queen St. East is relatively flat where the topography suddenly turns into a long steep hill leading all the way up to Kingston Rd to the North.

Another notable geographic feature is the Glenn Stewart Ravine, a short creek that bisects the two halves of the neighbourhood and which runs from Kingston Rd. to Queen St. East. An often overlooked part of the area is the peninsula jutting out into Ashbridge’s Bay. Stand at the very tip to get an unobstructed 180° view of Lake Ontario.

Residential Amenities

Beaches Recreation Centre (Local Community Centre)

The centre offers preschool and school-aged programs as well as fitness for adults as the mainstays of the program schedule. With a pool, weight room, and plenty of intramural activities for adults, the community centre is an often overlooked asset for staying fit despite its convenience for residents of The Beaches. The numerous arts & camps for kids run throughout the year and include everything from arts & crafts, to dance, guitar, and even children’s visual arts. Located on Williamson Rd., the centre is centrally located for residents.

Libraries

Although it’s the neighbourhood’s only library, the Toronto Public Library Beaches Branch is more than a well-equipped learning resource for the community. In addition to its ample catalogue, meeting rooms, and regular programming for kids, the library building itself is a pleasant place to spend time in for studying or casual reading.

Schools & Education

The Beaches has numerous elementary and high schools as well as ample private tutoring services. You’ll find public schools of all sorts as well as Montessori Schools, Bi-Lingual Schools, and Nurseries. Both the Toronto District School Board and Toronto Catholic District Schoolboard service this neighbourhood.

Elementary Schools

Balmy Beach Junior School, 14 Pine Ave, (416) 393-1565

Beaches Alternative School, 50 Swanwick, (416) 393-1451

Kew Beach Junior School, 101 Kippendavie Ave., (416) 393-1810

Kimberley Public School, 50 Swanwick, (416) 393-1450

Norway Public School, 55 Corley, (416) 393-1700

Williamson Road Junior School, 24 Williamson Road, (416) 393-1740

Catholic Schools

St. Denis Catholic School, 67 Balsam Ave. (416) 393-5310

St. John Catholic School, 780 Kingston Rd. (416) 393-5220

Secondary Schools

Malvern Collegiate Institute, 55 Malvern, (416) 393-1480

Neil McNeil High School, 127 Victoria Park Ave. (416) 393-5502

Notre Dame High School, 12 Malvern Ave., (416) 393-5501

Childcare & Private Schools

As a neighbourhood made up largely of families The Beaches has abundant childcare both for after-school care and preschool. Bilingual childcare is also available in the area.

Parents seeking alternative education for their children will be happy to know the area has several private schools including multiple Montessori Schools.

Employment

Employment opportunities in The Beaches are limited to working in the service industry at one of the local restaurants or cafes or working retail in one of the stores or local businesses in the area. There is seasonal work available during tourist season as commerce in the area does pick up considerably.

Some small businesses operate in the neighbourhood and provide professional opportunities but the general lack of office space keeps medium and large businesses from operating in the area.

Most professionals living in The Beaches commute to work elsewhere, typically in the downtown core.

Walkability

Running errands and going about daily life tasks is simple in The Beaches if you want to walk. With a walk score of 88 the neighbourhood isn’t only highly accessible by foot but enjoyable as well. Most businesses and amenities are located on Queen St. East and a few scattered businesses on Kingston Rd. as well, especially nearer Victoria Park Ave.

Unlike some other Toronto neighbourhoods, the old-growth trees and generally lived-in feeling of the community make walking enjoyable even if it is to run errands.

The only detail which might impede would-be walkers is the hill. Between Queen St. East and Kingston road is a considerable slope that runs from South to North. The steepest section is along the neighbourhoods Eastern border, at Victoria Park Ave. Here, the gradient gets so steep it’s a downright workout just getting up the thing. If you’re riding a bike you will have to dismount unless you use the lowest gear.

Other than the hill, the rest of the area is highly accessible by bicycle. It’s bike score of 75 means there’s ample cycling infrastructure, even if it can get a bit crowded on the area’s main thoroughfare, with cars vying for space on the road and competing with streetcars. The most enjoyable place to bike is by the water on the Martin Goodman Trail, and if you’re planning on biking downtown – a trip or even commute which is entirely possible – this trail is by far the most convenient way to go. It’s got a dedicated cycling route which connects the downtown core.

If getting to other parts of the city requires a trip by car or public transport, the TTC’s service to the region makes getting around convenient as well. The easiest options are shooting along the 501 Streetcar to Downtown’s transit up or taking a bus up to the Bloor-Danforth Line. From there, the city’s expansive transit network is at your feet.

Green Space

In addition to having one of the city’s most well-known and frequented parks next to Trinity Bellwoods, The Beaches has much more green space. Wherever you find yourself in this neighbourhood there’s likely to be a park nearby, and where there isn’t you’ll be surrounded by charming old-growth trees that give residential areas that quality of quaint comfort that comes from places that are lived-in and well-loved by their inhabitants.

Dog Parks

With so much green space in the area, the city was considerate enough to pet-owners to allot some of the space to man’s best friend. Nearly every park in the area has a dog run of its own, with the most popular being the off-leash section of Kew Gardens Park.

The Definitive Guide To Deciding Whether A House or Condominium is Right For You – From Frank Leo & Associates

Posted on January 31, 2020 | by getleo1 | Leave a Comment

The real estate market is constantly in flux with prices going up and down and a whole media industry sensationalizing the latest developments, so it’s tough enough finding the right property especially if you’re not certain about what you’re looking for.

Homeownership in the classic sense is just that – owning your own house – but although owning a house is still the benchmark of success for many Canadians, times are changing. More and more would-be property owners are opting for the condo option.

That’s partly because house prices are rising in Toronto & other major cities, but also because of the convenience condo ownership provides. The convenience of location and maintenance appeals to all types of owners, from empty nesters to young professionals who just don’t care to devote the time to property upkeep.

As a real estate brokerage specializing in connecting home buyers with the ideal properties, Frank Leo & Associates have amassed decades of experience helping people figure out which type of property suits their lifestyles. In this article, we’ll share those insights with you and get you informed to make the right decision for your future.

For further guidance with your house hunt, reach out to one of our representatives. We’ll work with you step-by-step to find the right property for the right price.

Defining Condo vs. House

We’ll start with a short definition. Although most people are clear on the definition of a house – a detached or semi-detached property – condominiums can come in various incarnations. The word “condo” usually brings to mind a unit in a large glass tower, yet the definition includes more than just one type of dwelling.

Simply put, condos, or “condominiums,” are private residential units within multi-unit buildings or communities. Where the clarification comes in handy is that although condo residences are apartment-like in that they share walls, they can also be semi-detached like townhouses or even fully detached in some cases, a type of property most people might call a house.

One distinction between houses and condos is that condo residents typically share common areas, amenities, and facilities both inside and out. These can include green space and yards, swimming pools, fitness rooms, laundry rooms, garages, & more.

Types of Condos

The two primary types of condominiums are:

Buildings that are built as new condominiums, either as a new structure or sometimes in a reconfigured commercial or industrial spaces
Rental apartments converted into condo units

These distinctions can impact property values and liveability, so be aware of the type of unit you are looking at if you’re considering a condo even if you can’t see the difference at a glance. Rental-conversion condos often look older and feel cheaper, however, and those qualities can both lower prices and necessitate repairs in the future.

Condo Associations

Condos have a unique feature in that they have a condo association, a group of stakeholders run by a board of directors that takes responsibility for common decisions and maintaining common areas, services, and amenities. Unlike a homeowners association, a condo association holds much more power over its community because of the common nature of condo ownership. Condo owners pay regular fees, known as “condo fees,” to these organizations in exchange for the upkeep of amenities.

Comparison At A Glance

Now that we have definitions and details squared away, let’s take a quick look at the difference between buying a house and a condo, at a glance.

Buying A House

When you buy a house, you have your own property and residential space to do with as you please. However, with that freedom comes responsibility. You’re solely responsible for paying all maintenance and ownership expenses. There’s also the mortgage, property taxes, utilities, & insurance to consider. Don’t forget to factor in home maintenance if you go away for an extended time, especially in the winter when the pipes can freeze if the water isn’t running.

Buying A Condo

Condo owners own just the interior spaces of their units and sometimes a parking space, which usually costs extra. Everything in the condominium outside your unit is owned commonly with your neighbours. You’ll pay condo fees, usually monthly, which can cover everything from heat, hydro, and water to landscaping, building insurance, and maintenance & amenities. A typical practice among condo communities is for a portion of the condo fees to go towards a reserve fund which covers significant building repairs. That fund doesn’t cover emergency repairs, so residents may also face one-time “special assessment” fees.

Comparing Condo and House Prices

To accurately compare the price of a house and a condo we need to look at how recurring condo fees compare with a mortgage. Since you can find condos worth as much as some homes and vice versa, just comparing the market prices of these properties won’t give you an idea of why property type is right for you.

Since the condo association fee doesn’t go towards your principal, how much buying power are you actually missing out on? Let’s look at an example.

If you had the average condo fee for a 594 sq. ft. 1-bedroom condo in Toronto, you’d be paying $386.00 monthly in condo fees. With an interest rate of 5%, that condo fee could represent nearly $70,000 more that you could borrow to buy a house and still have the same monthly payment. Simply put, if that condo fee was instead going towards a 30-year mortgage at 5%, you could afford to buy a house that costs almost $470,000 instead of $400,000.

Consult our mortgage calculator tool to do comparisons of your own. Also, be sure not to overlook the additional maintenance and amenities costs that come with buying a home.

As we’ll explore in the next section, both types of property come with their own advantages and disadvantages. A homeowner may not be paying condo fees but instead pay more than the condo fees for all of the same amenities purchased independently. Likewise, a condo owner might be paying for amenities they themselves don’t use.

Pros of Buying Condos

The value of a condo largely comes down to lifestyle conveniences. That convenience comes in the form of amenities, facilities, and location. They can include:

Modern unit features. Since many condos are built new, buyers set on owning a place with stainless steel appliances, granite counters, and a modern floor plan can usually count on getting them in a condo
Building amenities can include fitness rooms, party spaces, guest suites, rec rooms, and even tennis courts, spas, and swimming pools in more upscale condos. Having these close to home can save hours of commuting
Building security and concierge service provide peace of mind and a sense of security at home
Far less maintenance is required when you live in a condo. This is a big one for many condo owners, whether they’re young professionals too busy to handle upkeep or retirees who downsized.

Cons of Buying Condos

For some property owners, there are downsides to owning a condo which outweigh the benefits.

You are in close proximity to the neighbours. Those who are used to urban living might not mind, but for others, noise and other reminders that there are neighbours can get intrusive
Condo fees can rise, sometimes multiple times throughout your time in a building. They’re more likely to increase in older buildings which will probably need extra maintenance, and that’s not even counting the special assessments which may arise
Not being allowed to keep a pet or having other lifestyle choices restricted by the condo rules can be a deal-breaker
Regardless of how spacious a condo may be, it won’t have the space or layout of a house. Even with multiple bedrooms, the square footage of a condo is generally less than a house with the same number of bedrooms. That compact feeling is accentuated by the lack of features like hallways and windows which create a sense of airiness in a house. Private backyards are also not available in condos.

Pros of Buying Houses

Homeownership is rewarding for many reasons, not the least of which is that you have a home to call your own.

Any alteration, improvement, or update the homeowner wants to make is theirs to make as they wish
There’s no need to go through the approval process from a condo board and you don’t have to abide by any lifestyle rules
As covered above, the prospective home buyer can have more buying power since more of their monthly money can go towards the mortgage
A homeowner’s living space is all their own. The neighbours aren’t directly on the other side of the wall and there’s a backyard at your disposal
Homeowners who are handy can handle many of the maintenance and repair needs themselves, saving money and gaining experience for potential future upgrades or renovations

Cons of Buying Houses

With the added privacy of homeownership comes greater responsibility.

A homeowner is responsible for all maintenance inside and outside the property, including all the trees and plants in the yard
Upkeep may require extra tools and/or equipment. That can include everything from hand tools to lawnmowers
If you go away for an extended period of time you need to have someone take care of the house or at least come check on it, especially in the winter when the pipes could freeze
Utility bills are generally higher than in a condo because houses typically have more square footage

Selling the Condo vs. Selling the House

There’s one last factor to examine, and that’s selling your property. Any seller considers the marketability of their property so it’s worth looking at how condos and houses differ in the real estate market.

Although the property values of different homes in a neighbourhood do affect the value of an individual house being sold there, the particular characteristics of that house will have a greater impact on the selling price. However, when it comes to selling condos it can be hard to get a price above what all the other units in the condo are going for, plus upgrades. In a sense, the condo owner’s investment depends, at least in part, on surrounding sales.

Refer to our Home Seller’s Guide for more information about selling your property.

Thinking of Selling in Toronto or The GTA?

If you’re thinking of selling property in Toronto or The GTA, Frank Leo & Associates can help you sell fast for top dollar value whether you’re selling a condo or a house.

We’ve got decades of experience in local markets and help clients along every step of the way, from home evaluation to staging and final sale.

Frank and his team are also available to answer any real estate-related questions. Just reach out to us through our website or give us a call at (416) 917-5466.

An image of Frank Leo with a house in the background and a text overlay reading "Why Choosing The Right Agent Matters"

Why Your Real Estate Agent Is So Important & How Making The Wrong Selection Can Cost You Tens Of Thousands Of Dollars!

Posted on February 12, 2019 | by getleo1 | Leave a Comment

Your choice of realtor can and will impact how long your home sits on the market & why you shouldn’t choose a realtor solely based on suggested listing price & commission fee charged alone.

There’s a right buyer out there for every home. Whether it’s a penthouse condo or a starter home, your property is a good fit for someone. So how do you make sure that it sells for a price that you are happy with and doesn’t take months or longer to sell?

Answering this question isn’t as simple as a single factor like choosing the right price. It comes down to the right approach at addressing factors like presentation, price, extensive marketing, knowing where to find the right buyer plus much more.

Your choice of which Toronto & GTA realtor to work with to sell your house is instrumental in helping your home sell quickly and for the most money. As the point-person of the home selling process, the best realtor for you will have both the experience, knowledge and marketing sytem to get your home sold fast and for top dollar value.

Choosing The Best Toronto & GTA Real Estate Agent For You

Many people selling homes in Toronto & The GTA face the question of whether it makes sense to sell privately or with a discount company.

Studies show that only a very few actually end up selling independently. Also unfortunately the vast majority end up selling for less. Statistics show us that the vast majority of Toronto & GTA home sellers will benefit from selling with an experienced real agent. Sure, the agent takes is paid a fee, but in the end you will net more money with less stress and aggravation. Also those same studies show that properties sell faster and the extra dollar value an agent will be able to attract and negotiate for the property is well worth it.

The home-selling process is a big undertaking and be complicated. Doing it right is a full-time job, so trusting a professional with what may be your largest financial asset is a prudent decision..

Before you list your home, be sure to vet your top choices of realtor thoroughly. Making sure your home won’t be sitting on the market comes down to your agent’s expertise with:

Evaluating your home’s value and setting a price
Setting the right selling strategy to attract the right buyer
Preparing the home for sale
Advertising and marketing the home to qualified buyers
Expert negotiating for the sale to get you the best price
Closing the deal and making sure the paperwork is done properly

You can review our post about choosing the best Toronto & GTA for you to get all the details about what to look for in an agent.

The Buyers’ Psychology Regarding A House That Sits On The Market

When a house isn’t selling it can seem like it’s been sitting on the market forever. And that’s just the problem from the buyer’s point of view. What’s wrong with the property.

A house can seem stagnant and unwanted quite quickly when it goes unsold for months or even weeks. The buyers will begin to perceive the house as less valuable since others don’t want it, even if it might be a good fit for them.

The psychological principle for this perception is the same one that’s behind why people follow the crowd. It’s faster and more simple to trust what others are doing than taking the risk of finding out for yourself, especially if the risk you run could be ending up with a house that’s not right for you.

The best Toronto realtors will be able to avoid your home from sliding down this slippery slope of sitting on the market. In the event that your home hasn’t sold and you are beginning to worry that it will never sell, you should defer to your realtor to revise the selling strategy to get the home sold.

If My House Has Been Sitting On The Market Does That Mean It Is Priced Too High?

If your home has been sitting on the market and your agent is revising the home-selling strategy it doesn’t necessarily mean your home isn’t priced properly. A home could even be priced too low and still not sell.

For example, a nice house that is priced low could make potential buyers think that there is some hidden problem with the house and turn them off from buying it.

It’s not about one factor, like the price, but a whole myriad of factors together that impact why your home hasn’t sold. That’s why you need a real estate agent to make a professional analysis of each aspect of your house in order to sell it for the right price.

Should I Reduce The Selling Price Of My House If It’s Been Sitting On The Market?

That what Sellers would do if they were selling privately or even some agents may suggest a price reduction. I reality you shouldn’t necessarily reduce the price of your home just because it isn’t selling.

If you started your home selling journey with a free and accurate home evaluation from a top Toronto & GTA real estate agent the listing price you agreed to set with your agents is quite likely to attract a buyer and your realtor is likely to close the sale.

However, if you find yourself concerned about your home sale it’s necessary to talk with a qualified realtor to get a realistic answer since there is no “one size fits all” approach.

If you need a free home evaluation and don’t want to worry that your home may be sitting on the market for weeks to come as you consider selling, don’t hesitate to reach out to us with your questions or concerns. Our team has been selling homes in Toronto & The GTA for over 3 decades and we have helped thousands of sellers successfully sell their homes in that time.

How Realtors Sell Properties Without Reducing The Listing Price

Experienced real estate agents take into account factors like the home’s condition, its location, and the market to arrive at a figure that will attract buyers but also net you money on the final sale. Remember that negotiations also typically take place before a sale closes, so the listing price is often different from the final sale price.

Frank Leo & Associates, for example, recently sold a property in Toronto for twice the asking price at $1 million over asking. You can read more about selling your property over asking in our post about how Frank Leo sold this particular house in Toronto.

Let’s assume you and your agent arrived at a good listing price that will attract buyers but also leave you satisfied with the sale price. The best Toronto & GTA real estate agents will use a dynamic marketing strategy that doesn’t depend on a single strategy to sell the home. A more one-dimensional home-selling approach that just depends on holding ineffective open houses, for example, doesn’t take into account that every home and every buyer is different.

Matching up interested buyers with your particular home requires more thought, strategy, and experience. If you did a good job of picking a real estate agent, chances are that your agent has been adapting his or her marketing strategy behind and will be able to address your concerns.

At Frank Leo & Associates we don’t depend on outdated selling tactics like open houses, instead opting for a more sophisticated Guaranteed Home Selling System which leverages the strengths of each property to find an ideal buyer.

If you’re are looking for insights about how to sell your home for top dollar in a timeframe that works for you don’t hesitate to contact us.

Reasons Your House May Be Sitting on The Market When Selling Your House In Toronto & The GTA

As mentioned above, there are countless potential reasons a home might be sitting on the market for longer than a seller would like.

Knowing what’s keeping a house from selling is what makes the best real estate agents, well, the best. A good realtor doesn’t just make a home appealing to buyers. He or she makes it appealing to the type of buyer which will be interested in that particular home and therefore will be willing to pay top dollar value for it.

Below you’ll find some of the most common reasons a home isn’t selling in the expected time frame. If you’re thinking of selling your home you can go over a few of these issues before you sign a listing agreement to help you gauge your agent’s plan for selling your home.

Evaluate Your Home’s Curb Appeal

You only get one shot to make a strong first impression. For most buyers, your home’s curb appeal will be that first impression whether they see it in a Toronto & GTA MLS listing, a photograph on social media, or on a real estate website.

Buyers won’t be too inclined to peruse your home interior if they don’t like the way it looks from

the outside. All of the home preparation and upgrades you can manage won’t do much if the first impression isn’t strong.

The main elements of curb appeal include the landscaping, the accents, the siding, and of course windows and doors. One of the major aspects of curb appeal which gets overlooked is the roof. It can be a major home sale deal breaker.

Repairing or replacing an old roof can cost buyers $1,000’s of dollars. That’s a cost not many buyers will want to swallow. Any issues with the roof will turn up in the pre-sale home inspection regardless, so there’s no sense trying to get around fixing a faulty roof.

You can learn more about improving your home’s curb appeal in our post about how to increase curb appeal when selling your home in Toronto & The GTA. We cover each element of curb appeal and provide all the details about how you can improve it.

Tenants Living In The Home You’re Selling in Toronto

The reason your home isn’t selling might not be the home at all. If you have tenants living at the place they could be preventing your agent from closing the sale.

Even if they are tidy and well-mannered tenants, the mere fact that someone is living in the home can be enough to turn some buyers off. When a home is staged well for a sale it looks ready to be lived in as opposed to occupied. That distinction makes a big difference.

Buyers want to see their future lives in the home, not imagine themselves in someone else home. The place needs to be inviting without having too much personality.

We’ll cover home staging in more detail later, but you and your realtor should make a decision about the tenants.

While you can’t simply evict tenants on a whim when you want to sell your home there are several options available to you – especially if you are willing to negotiate with the tenants. Having a tenant-free property isn’t only easier to sell for your realtor but it allows to show much better than a typical tenant living in the property. It simply gives your agent a blank canvas to implement their strategy.

Home Staging Needs To Be Immaculate

Home presentation is crucial. Just like curb appeal, the appearance of the home’s interior makes a strong impression that is tough to shake if it’s not positive.

If you are selling with a Toronto & GTA real estate agent they should guide you in how to create the best first impression. The primary elements of staging to keep in mind are.

Interior design
Curb appeal
Eliminate clutter
Remove personal items
Leveraging a home’s best features
Ensure floors, walls, & windows are sparkling

Every element of home preparation is important because all elements work together in synergy to make your home look its best.

The basic idea behind home staging is to let the buyer’s imagination run wild when they see the place. It should look inviting, spacious and clean.

Each of these topics could have an article of its own to cover comprehensively, but if you’re interested in learning more you can read our post about how home staging can help you avoid costly mistakes when selling your home in Toronto & The GTA.

Following Your Real Estate Agent’s Recommendations

When faced with the choice between saving money bringing the home up to shape and selling fast, most Toronto & GTA home sellers are likely to spend bit of money.

Your real estate agent might recommend that you do a few things to the home after the home evaluation.

These items can range from major, like a new roof or flooring, to more minor changes like a different colour for the walls or new carpeting.

Higher end finishes and materials make a considerable difference when you put your home on the market, especially if you are selling your home in an area with high competition. If buyers see another comparable home in the area that they’re also interested in, a small difference like granite counters or hardwood flooring could be all they need to push them into a buying decision.

If you’ve followed your real estate agents advice and made the upgrades, that decision could work in your favour.

It can be hard to justify upgrade expenses, especially since you won’t around to enjoy the upgrades, but if you have a good real estate agent that can get you top dollar value for the home you will be able to recuperate your costs and even make a profit.

There’s no definitive answer regarding which upgrades to invest in. It depends on the conditions of the house, the market in which you’re selling , and the buyers you are trying to attract. Generally speaking though, one major upgrade won’t make up for many small details which are unattractive.

Buyers can feel exasperated if there are too many small elements they don’t like but one larger upgrade can seem more manageable.

Open Houses Or Showings Can’t Be Ignored

Inviting buyers to visit the home can get tiresome, especially if there are many coming to see the home. However, instead of seeing it as a bother, consider it a positive indicator of all the interest your home is generating.

Follow your real estate agent’s advice when it comes to showings and be as accommodating as you can. You can’t reasonably expect buyers to get serious about buying a home when most of what they have to go off is second-hand information and photographs or video tours.

Our recommendation for putting up with showings if they are inconvenient for you is avoiding open houses altogether. Showing the home to buyers who have expressed interest is one thing, but there’s no need to hold public open houses.

At Frank Leo & Associates we never conduct open houses. Over nearly 30 years of selling homes in Toronto & The GTA, we have found that they are simply less effective when it comes to getting homes sold. Not doing open houses hasn’t stopped us from becoming the #1 RE/MAX Team in Canada led by the #1 Individual RE/MAX Agent in the World.

The best Toronto & GTA real estate agents will be able to sell your home for top dollar even without the use of open houses.

Selling A Home Comes Down To Having The Best Toronto & GTA Real Estate Agent Possible

For all of the trouble of getting stressed out, expending energy selling your home, or wondering if it will sit on the market forever it may be worthwhile to get help from a professional real estate agent in Toronto & The GTA.

A professional team like Frank Leo’s have the resources, experience, and methodology to effectively market your home and find a qualified buyer.

You can always count on us to answer your real estate questions or provide you with a no-obligation free home evaluation. Don’t hesitate to contact us if you’re thinking of selling your home in Toronto or The GTA and want to avoid the stress of your home sitting on the market.

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Dealing with Separation or Possible Divorce? These Steps Will Save You Money & Aggravation When Selling Your Home

Posted on January 13, 2019 | by getleo1 | Leave a Comment

Any couple who finds themselves in the unfortunate position of separating or divorcing faces a multitude of difficulties, so taking the aggravation out of handling the sale of the mutual home can be a major factor in cutting out stress. Most ex-couples have enough to worry about already without that addition of even more legal and financial costs.

Why People Sell Their Property In A Separation or Divorce Situation

Before we dive into the steps you can take to minimize aggravation from real estate while dealing with divorce or separation, it’s worth taking a moment to cover why many couples end up selling.

For most couples, it comes down to personal reasons for selling, since the Globe & Mail reported that for most couples in Toronto a separation comes with big financial consequences.

Emotional Considerations When Selling Your Home When Dealing With Separation Or Divorce

Divorce is an emotional time regardless of the reasons for the separation. These emotions can play a big role in the decision to sell the home, especially if there are years of memories in the family home where children were raised. Maybe the couple has customized the home just how they like it and neither want to leave behind all of the efforts which went into those renovations.

These sentimental attachments can go either way. They may foster attachment and leave both ex-partners wanting to stay. Conversely, they can have both ex-partners wanting to move out as soon as possible to avoid bringing up old memories. Both partner’s preferences may not match up and lead to difficulties in deciding what to do with the property.

Deciding whether you want to stay or go takes a great deal of thought and requires some honest conversation. It isn’t a decision which should be undertaken lightly, and both parties should consider not only what they think in the present but also how their feelings may change in the future.

Living in the home you shared during your marriage may not be what you thought it would be after the divorce.

Financial Considerations When Selling Your Home After Divorce

When it comes to selling your home after divorce, one of the greatest financial considerations is not only who bought the house buy who will pay for it. Assuming you bought the house together with your ex-spouse it’s likely you were working together to make payments. When people buy a house together, they typically buy a house which requires both partners’ salaries to pay for it.

Since you are presumably losing half of the household income following the divorce, it’s not hard to see how paying the mortgage, property taxes, insurance, and the maintenance costs can become daunting, if not completely impossible. That’s not saying anything about the time and energy a homeowner must invest into maintaining and managing the house properly.

Stay or Separate For The Sale?

Staying together to sell is not always an option, particularly if the separation is not on the best terms. Remaining a married couple over the course of the home sale is too much stress for some to bear if they simply want to get the separation over with.

Of course getting your home sold in the right time frame for top dollar value can be made possible with the help of an experienced real estate agent. Starting with a home evaluation is a good place to start because it will help you determine how much you can expect to get for the home sale. Working with an experienced Realtor will help you navigate the best way to get the most money out of the sale of your property. It is very important that you proceed wisely since it is typically the largest asset for most and since you will be on one salary going forward there can be many factors eroding your bottom line.

Now that we’ve covered the general considerations you should be aware of when you are selling your property after or during a divorce or separation we can get into the steps of the home-selling process and how to handle them to minimize aggravation and maximize profit.

Step 1: Understand the Law

Before you hire a Toronto & GTA real estate agent or get a home evaluation, consider learning the laws separation and divorce.

Regardless of the circumstances of your divorce or separation, whether amicable or not, understanding the divorce law is sure to leave everyone better off. As an Ontario Real Estate Team we will cover the Ontario Divorce Laws, but readers outside of the Province of Ontario should do their due diligence and research the local separation laws in their locale.

At the very least, understanding the laws will make the process of selling your home go more smoothly and save potential legal fees. At worst, it will give you an advantage when it comes time to get a lawyer involved if you have a basic understanding of where you stand in the eyes of the law.

Real Estate and Divorce Law in Ontario

In Ontario, both parties have an equal right to stay in the home during a divorce, at least until a separation agreement or other settlement is made.

One of the questions which divorce couples ask regarding their shared real estate is whether one can change the locks on the other. Under current Ontario law and the Family Law Act, the answer is no, unless there are special circumstances:

If you have a court order which establishes exclusive possession of the matrimonial home pending a family trial, you can take exclusive ownership until the trial.
The two parties have made a separation agreement which details which spouse has exclusive ownership.

In most cases, both spouses have equal rights to occupy the property until they reach a resolution about the possession of the home, it’s rarely easy for couples to continue living together following a separation.

However, the Globe & Mail reports that regardless of the difficulty posed by a cohabitation situation post divorce, some couples will, in fact, continue living together. They often end up occupying different parts of the house but continue to live together either not to relinquish something to the ex-partner or because they would otherwise be unable to afford to buy a house in Toronto.

In many cases, a great Toronto & GTA real estate agent who has the experience and market insights to provide truly personalized service can help one spouse find the house that’s right for them.

Step 2: Make Arrangements Before You Separate

The old adage that an ounce of prevention is worth a pound of cure rings true in the case of avoiding aggravation when selling your home after divorce.

There are a few measures one can take before separating or getting a divorce to reduce aggravation during the home sale. The most impactful is a prenuptial agreement which clearly outlines who will be entitled to what should the marriage dissolve. This type of agreement enables the homeowner(s) to go straight to choosing the best Toronto & GTA realtor for them.

When you are getting separated and don’t have a pre-existing agreement in place you can opt for a separation agreement. A separation agreement is a legally binding contract which details who gets what when it comes to different marital assets.

Step 3: Answer Important Questions When It’s Time to Sell Your Home During A Divorce

There are countless questions to answer regarding the home sale alone when you are separating, so having answers to the biggest ones ahead of time can save misunderstandings and conflict later on.

It is advisable to prepare for these decisions by consulting with your divorce attorney. Your divorce attorney will help you determine where you stand with regard to the law and how to handle the negotiations to keep your priorities in line. Be sure to consult your attorney before the final decision.

The home selling process is long and complex even with a good real estate agent. You can use our Toronto home seller’s checklist to keep yourself organized and maximize your chances of selling for a great price in the timeframe that works for you.

Decide Who Gets What

Determining how to split up the proceeds from the sale of your home after divorce or separation is a personal decision that has no right answer. The best way to avoid aggravation is to prepare by reaching a separation agreement which details how the real estate will be divided. Hire a lawyer if you want legal guidance or assistance determining what you are due.

Couples who aren’t on the best terms can benefit from getting a mediator to help them with communications and drafting the document. A mediator can be a friend or family member but there are professional options available as well. Knowing when to get a mediator is a personal decision.

If you need to know how much potential profit you’re looking at from selling your home post divorce you can get a free home evaluation to find out what your home in Toronto is worth.

Will Someone Continue Living In The Home?

Separated couples who live in large cities like Toronto may have a difficult time relocating after the separation. With many couples depending on the combined household income to pay the mortgage and maintenance cost, some decide to continue cohabitating instead of downsizing their living situation.

Deciding who claims which room is a prudent course of action for couples cohabitating after separation. In cases where one person stays in the home and the other leaves it’s important to outline specific details of ownership in the separation agreement.

Does The House Need Work Before It Is Put On The Market?

Getting top dollar value for your home sale is important regardless of whether you are separated. Making improvements, renovations, updates, or simply preparing your home for sale often takes an investment.

Who will handle the bill? Who will decide which changes to make and decide how they will be carried out? Your real estate agent may be able to guide you when it comes to renovations and the best way to carry them out, but the decisions will be up to you and your ex-spouse.

Which Party Will Be Responsible For The Sale of The Home?

You may find that for purposes of convenience it might be helpful to outline each person’s responsibilities, even if they are shared equally. The arrangement you reach really depends on your personal circumstances.

Couples who are parting amicably may trust all responsibility to one of the partners while others aren’t comfortable unless they are a part of every decision and interaction. If you are concerned with your involvement you can consult your lawyer or outline your demands in the separation agreement.

Step 4: Choosing A Real Estate Agent

Choosing a real estate agent to sell your home after divorce is an important consideration regardless of the agreement you reach. A good real estate agent is more likely to get you top dollar value for the home and leave more profit to divide regardless of the reason for the sale.

Working with a real estate agent also offers the added advantage of having an impartial 3rd party working on your behalf. That way any personal tensions between you and your soon-to-be ex spouse will stay personal and not interfere with business.

All Ontario real estate agents are required to do what is in their clients’ best interest as part of their Code of Ethics. This legal requirement is taken seriously and enforced by the Real Estate Council of Ontario (R.E.C.O.). This requirement is consistent throughout most jurisdictions so you can stay at ease knowing your real estate transaction is being handled by an impartial party.

An experienced real estate agent can also take the stress out of selling because an agent handles all aspects of the sales process. Everything from evaluating the value of the home to considering offers and providing guidance, a good Toronto & GTA real estate agent will take on a great deal of additional work and stress which can come with selling a home. You can trust your agent’s advice and concentrate on the demands of your separation.

When it comes time to make a joint decision about the home sale with your spouse, your real estate agent can also serve as an impartial mediator who takes the personal issues out of what is fundamentally a business decision. You and your ex-spouse might have different ideas about selling and an agent can ground your discussion in experience and market insights.

If you are considering selling your home in Toronto & The GTA Frank Leo & Associates are available to answer your real estate questions. You can contact us or take advantage of our free home evaluation at any time. We’ve been serving the Toronto & GTA real estate market for over 3 decades and have helped 1,000’s of people buy and sell homes in the region.

Step 5: Agreeing To A Selling Price

Once you’ve settled on the details, reached an agreement about who will handle the real estate sale, and have a real estate agent advertising your home you can start the negotiations about accepting offers.

If your real estate agent has evaluated your home’s value accurately you most likely already have an idea of how much you will get for your home. The difficulty may arrive when you must work together with the ex-spouse to settle on a selling price.

Most separated couples face the dilemma of wanting to sell quickly to minimize interaction without taking a loss for the property. You may find yourself in a situation where one person wants to accept a price and the other wants to hold out.

The additional financial stress of a divorce or separation can add additional pressure on those who may be depending on the money from the home sale to sustain the cost of the divorce.

So how do separated couples overcome these challenges and agree on a selling price that makes everyone happy? Working with your real estate agent is a good place to start.

An experienced realtor will be able to help you sell your property for a higher price and leave everyone satisfied with the result. Frank Leo & Associates, for example, have helped sell real estate in Toronto for over $1 million over the asking price.

Evaluating & Negotiation The Offer On Your Home

Home buyers who are prepared to buy your home will make a written offer to purchase the home via your real estate agent. At this point your real estate agent will review the offer with you and walk you through the contract in order to decide whether to take it.

If the price meets your asking price or there are competing offers which push the price above asking price, everyone will be happy. It’s typically when the offers don’t meet your minimum requirements that difficulties begin.

Regardless what starts the disagreement about accepting & negotiating an offer, there are a few ways to overcome the challenge. The first and most simple option is to lean on your real estate agent as the voice of reason. Your real estate agent’s recommendation may be enough to get your spouse to accept the buyer’s offer.

Passing on the offer in hopes of getting a better one or investing in improvements to boost appeal are also both viable options, within reason. The divorce or separation might make these options less appealing but they can work out in some cases.

The hardest situation to overcome is when an ex-spouse is unreasonably selective about accepting offers or negotiating the price. If difficulties persist and you or your agent suspect they might jeopardize the sale of your home it may be worth considering a professional mediator or legal assistance.

Step 6: Splitting The Profit From The Home Sale

If you’ve already reached a separation agreement the matter of splitting the profit from a house you’ve sold during divorce will all be prearranged. Deciding how to divide the profit well before you sell your home is the best course of action to avoid aggravation. It may also help you maximize income from your home sale by allowing everyone involved in the home sale to concentrate on selling the home.

Important Final Word Of Wisdom

Of course, in reality, most couples who sell a home after or during a divorce or separation will not have a predetermined plan in place. Reaching an agreement among themselves is the option which leaves the most money in the pockets of both parties. It can be very difficult emotionally during this stressful time. It is important that all parties understand how the law works but it is typically divided equally. If the couple is having disagreements it is wise that they agree to get the property sold for the most money amicably and have the funds held in trust until they can agree as to how they should be divided. The reason for this suggestion is that it will avoid the potential for losing many thousands fighting while bills mount. If there is a disagreement as to who will pay the taxes, mortgage, repairs and any other costs associated with the property? This will lead to overdue payments, interest and penalty charges and even may affect your credit rating. These consequences can avoided by agreeing to do everthing to get the property sold asap and have more money held in trust for you once you decide on how it should be divided. When this isn’t possible it may be necessary to get lawyers involved. Just be aware that the amount you will be left with could be substantially less.

Each partner’s financial situation and the details of the divorce may play a role in how much equity they are awarded. One thing which is certain is that the cost of settling in court will eat into the profit from the sale of the home quite quickly.

Contact us today or get started working with the Frank Leo & Associates team by signing up for a FREE, no-obligation property evaluation.

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Finding The Best Real Estate Agent in Toronto & the GTA to Buy or Sell Property

Posted on January 13, 2019 | by getleo1 | Leave a Comment

There’s no shortage of “the best Toronto & GTA realtors to sell or buy.” At least that’s what they’d have you believe. Although there are plenty of realtors in Toronto & The GTA contending to be the best for buying or selling a home in Toronto & GTA, there can only be one, well, #1.

There’s no doubt that there are some great realtors out there, but the title of the best realtor in Toronto & the GTA can only go to the real estate agent with not only the numbers but the experience to back up the claim.

Frank Leo has been serving the Toronto & GTA real estate market for 3 decades, helping 1000’s of home buyers and sellers make their real estate dreams come true to achieve the title of #1 Individual RE/MAX Agent in the World. Frank Leo has also led his team to achieve the rank of #1 RE/MAX Team in Canada.

So what sets Frank Leo apart from the rest of the “best” realtors out there? It comes down to his specialized approach to buying and selling Toronto & GTA real estate in everything from client service to knowledge of the market.

The Best Realtor in Toronto & The GTA Knows The Toronto & GTA Real Estate Market

The best client service & sales techniques won’t do a client much good without the knowledge experience, marketing and right strategy. Understanding the ins and outs of the market is indispensable when it comes to becoming the best Toronto & GTA realtor.

Frank’s intimate understanding of the Toronto & GTA real estate market coupled with his knowledge of economics has enabled him to create a unique all encompassing marketing system the provides his clients with proven results.

Frank Leo has always had an ambitious personality and knew he would devote himself totally to his business pursuits, but it wasn’t until Frank attended university that he settled on real estate as the industry into which he would sink all of his efforts.

After majoring in economics in university, he devoted his time entirely to understanding the intricacies of Toronto real estate. Frank endeavored to learn as much as possible about the industry and spent endless hours attending seminars, courses, and personal research.

Standing Out In The Toronto & GTA Real Estate Market

If Frank learned one thing during his studies, it was that doing the same thing as others were doing won’t make you the best. He needed to do it better.

Frank did so by designing and implementing a Guaranteed Home Selling System. His marketing system not only creates unparalleled exposure for clients properties but marketing which attracts qualified buyers. Instead of using traditional ineffective marketing techniques, Frank sells without using outdated and intrusive open houses and gives his clients a competitive edge.

Taking Time To Be The Best

A winning selling system doesn’t happen overnight. It takes an incredible amount of time, energy and money to get right. For Frank that meant a great financial investment as well as years of time to refine and implement it.

Since he started working in the real estate market during the recession of 1990, Frank has been refining the process and strategy which has made him the #1 realtor in Toronto & the GTA by units of listings sold. It the system has its roots in a time when the market reached its worst performance since the great depression which started in October 1929. Working in such a hard time for real estate require both perseverance and the right strategy. It served as a personal challenge and the proving ground for Frank’s home selling system.

Becoming The Best Toronto & GTA Realtor To Buy Or Sell

It was during this challenging episode of his real estate career during which Frank Leo earned the nickname which has stuck with him until today – “The Lion.” His tenacity and persistence in the quest to create a superior marketing system which provides clients with an edge were drawing attention in the industry and among clients.

Frank took notice of the nickname and took advantage of it as a marketing technique by incorporating it into the marketing for his real estate business. In the same way that Frank created a unique, personalized strategy for reaching the #1 spot as a RE/MAX agent, Frank individualizes his approach to selling.

Each individual client which Frank Leo & Associates work with get an individualized strategy and plan because each buyer and seller are different. Not every house will appeal to every buyer, so the marketing system Frank Leo & Associates use targets qualified buyers who are likely to be interested in a specific house. The team starts with a free comprehensive home evaluation and develops a plan and strategy from that to proceed to advertise and promote the property based on its specific and unique features. This attention to detail is what is needed to get your property to sell for top dollar.

If you are in the market for the best Toronto & GTA real estate agent to buy or sell remember you can contact Frank Leo & Associates at any time. Our Toronto & GTA real estate team has helped 1,000’s of Toronto & GTA home buyers and sellers achieve their real estate dreams.

The Best Real Estate Agent Can Lead The Best Team

Becoming the #1 Individual RE/MAX real estate agent in the world is certainly an achievement, but there is only so much one person can accomplish for themselves and for clients. That’s why Frank set his sights on building the best real estate team in Toronto & The GTA early on. By sharing his proprietary marketing system and market insights with the top real estate talent, Frank Leo & Associates could help even more people in the Toronto & GTA region find the best solution to their real estate needs.

With this objective in mind, Frank joined RE/MAX West Realty Inc. in 1993 and started putting his team together. The team had humble beginnings with just a professional assistant, administrative manager, and a marketing coordinator to optimize operations and ensure there were no shortcomings when it came to client services.

By 1995, Frank had his team in place and swept the RE/MAX West Awards. That year Frank Leo took the #1 Spot Among all RE/MAX West offices. Throughout the years Frank Leo & Associates have been recognized as among the best in the business through countless awards and distinctions including the Circle of Legends and the highly prestigious Luminary of Distinction Award. Even earning him the title of not only the #1 realtor in Toronto & The GTA to buy and sell but the #1 Individual RE/MAX Agent in all of the world.

What really matters are the results for the clients. Frank’s philosophy is to treat everyone’s home as their castle and to put yourself in their shoes to do what is best for the client. This way the client will benefit from all that learned and developed over 30 years. A strong commitment and dedication to his clients make Frank Leo & Associates deliver great service and the best results possible.

Going The Extra Mile

Most people looking for the best Toronto real estate agent for them are looking for someone committed and capable with a proven track record – regardless of whether they are buying or selling.

The truth is that there are plenty of competent real estate agents out there who know their market. Unfortunately for the average person who doesn’t know that the average realtor only sold only 1.5 homes in 2018 it is can be a difficult process to find the best Toronto real estate agent to help them. It’s simple if you are not selling many properties you won’t have the funds to extensively market the property to get the best results for the clients. It is not that the realtor is a bad person but if they are not earning enough to feed their family how can they realistically do what is needed to do the marketing that is truly needed to get the best results? Marketing takes the knowledge and experience to create a proper strategy but most importantly money and a large investment at that to do what is needed in this big city. Many agents have no choice but to focus on trying to pay their bills and simply can’t make the required investment.

For example, many agents advertise the open house as a marketing tactic which will attract buyers and help sell the home for a good price. What they don’t tell the seller is that the open house has essentially zero cost and really benefits the real estate agent more than the seller because they are able to potentially meet new clients. Since the open house is reaching people in the neighbourhood and people that just happen to pass by. Of course we all know that buyers can be local (from all over Toronto & the GTA) ,national and even international. Is it not important to reach these potential buyers? If you do not reach all the potential buyers for your property are you going to get the highest and best price?

In fact, according to the National Association of Realtors, it’s rare that a buyer bought a house they found out about it from a lawn sign or open house that they would not have otherwise made an appointment to see anyway. In reality, you can get top dollar for your home without an ineffective open house if you have an agent that has a proven marketing system. Most agents hold open houses to appease the sellers and with the hopes of picking up a buyer lead.

Innovative Marketing Does More For The Client

Like other traditional real estate marketing, open houses have been done for so long that agents can just say that they are “tried and true” methods. What sets the best Toronto realtor aside is not hanging on to old, outdated marketing tactics that do not work in 2018 to get a home sold.

Instead, innovative realtors like Frank Leo & Associates take advantage of the traditional advertising methods plus the latest technology and social media to reach qualified buyers who are more interested in your home & if they are the right (best) buyer are likely to buy for the highest price. In fact, Frank’s proprietary approach to selling leverages the power of a multi-million dollar marketing operation which runs 24/7 to get sellers’ home sold for top dollars and faster.

This willingness to invest the extra time and spend the incredible amount of marketing dollars to get the best results posssible for his clients is what makes an agent the best Toronto & GTA real estate agent for buying & selling homes.

The Right Support Makes All The Difference

A real estate agent needs more than just determination, skills, & experience to make a difference for his or her clients. All the dedication in the world won’t go far without the right support team. Although it requires a financial investment, the best Toronto & GTA real estate agent will have a support team to handle all the essential aspects of the business more efficiently and to provide the highest level of service.

Clients of Frank Leo & Associates get the world class service which Frank Leo & Associates offers because of the excellent support staff on the team. Our agents can get results because the amazing support staff will handle the day-to-day operations and this allow our agents to concentrate on delivering top results.

The Best Toronto & GTA Realtor Never Stops Working Hard To For The Clients

For Frank Leo & Associates, it is never good enough because the world is constantly changing and we must always be improving to provide the best possible real estate service to our clients..

Regardless of how high quality the service which makes Frank Leo the #1 Toronto & GTA Realtor for selling is, there is always room for improvement. No matter how many sales, awards, or satisfied clients Frank gets he won’t stop improving. That perseverance and thirst for improvement are what really makes someone the best Toronto & GTA realtor for buying and selling.

Each new client is another opportunity to demonstrate how much we care. Whether it’s investing in more marketing, technology, hiring more talented professionals, or learning about the Toronto & GTA real estate market, the hand-picked real estate team is constantly working to stay ahead of the curve for the client’s benefit.

You Don’t Have To Be A Big Shot To Work With The Best Toronto & GTA Realtor

Frank Leo & Associates are proud to serve all of their clients in the Toronto & GTA community – from first-time homebuyers looking find a new first home, for a growing family or for the seasoned investor. At Frank Leo & Associates we firmly believe that top quality real estate services should be available to everyone.

We carry our commitment through by offering a free home evaluation and our total service guarantee in writing. You can get a free home evaluation from the #1 Individual RE/MAX Agent in the World, right now for free.

You can also reach out to contact us at any time with your real estate questions. Of course, you can also access any of our resources to aid you in your real estate endeavours at your convenience:

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How To Enhance Your Home’s Curb Appeal When You’re Selling Your Home in Toronto

Posted on January 13, 2019 | by getleo1 | Leave a Comment

Since your home only gets one chance to make a first impression that will make potential buyer’s say, “I want to call that place home,” nailing your home’s curb appeal is at the top of mind for many Toronto & GTA home sellers.

Most potential homebuyers are going to see your home’s facade first – whether it’s in photography, from the street, or the Toronto & GTA MLS listings – so sprucing up the exterior is the best place to start when staging your home for sale in Toronto or The GTA.

In fact, an analysis of the Real Estate Staging Association found that homes which were properly presented when they were put on the market were likely to sell 79% faster than homes which weren’t staged.

Prepare Your Home For Buyers, Not For Open Houses

Open houses don’t do much to sell homes. They simply aren’t as effective at getting your home sold for a great price as more sophisticated forms of real estate advertising. Many agents hold open houses to try and find potential clients not really expecting to sell the property.

The best Toronto & GTA real estate agents for selling homes will use their own proprietary marketing methods to reach qualified buyers who are likely to be interested in a given home.

Instead of preparing for the purposes of open houses, you and your real estate agent will do far better to prepare your home’s exterior and interior in a way that maximizes the home’s appeal and your chances of getting top dollar value.

Frank Leo & Associates use this “no-open-houses” approach and it’s made us the #1 RE/MAX Team in Canada led by the #1 Individual RE/MAX agent in the world.

How To Improve Curb Appeal When Selling Your Home in Toronto or The GTA

Before buyers enter your property they have already formed an opinion. If the initial perception is positive it can make the sale or even help you get more than asking price for the home.

If you are working with a Toronto/GTA real estate agent it’s best to start by strategizing together about how to best prepare your home and what are the costs if any.

Start With Any Major Repairs

Any repairs or glaring problems like broken eavestroughs or cracked walls and siding should be tackled immediately as they could affect the home’s viability on the market.

The most prominent features of a home’s exterior which may need repairs include:

The roof
Eavestroughs
Siding
Windows & doors
Driveway/garage
Porches or decks

If you are handy and have trades experience yourself there’s no reason you can’t handle some of the repairs yourself, provided your able to do a great job. You can ask your real estate agent for a recommendation if you want to hire a contractor to do the job.

Bear in mind that your home will have to undergo an inspection before the sale closes so any major issues which aren’t immediately visible must be addressed as well. Handling them before bringing buyers to look at the home sets the precedent as honest and inspires confidence in the rest of the home.

You can use our Complete Toronto & GTA Home Seller’s Checklist to keep track of all the work that needs to be done at each step of the home-selling process.

Give The Home A Makeover

A little work can go a long way when it comes to making your home look its best. Small accents like the colour, quality, and condition of the paint and other finishes collectively make a big impression on potential buyers.

Giving the home a makeover is more a question of making sure all of the aesthetic qualities are in pristine condition than redesigning the facade.

Start With The Paint

Is all of the paint fresh and consistent? Any flaking or cracked paint can be a major turnoff. It makes the house look as though it isn’t well cared for and indicate that other aspects of the home haven’t been well maintained.

Although it doesn’t stand in for making more significant repairs, you would be surprised how effective a new coat of paint can be at improving a home’s appeal.

Home sellers who have a higher budget can explore other home-improvements like window trim or a garage door, but the best place to start is with the paint.

Landscaping Is Important

You can have the most breathtaking house on the block, but if the surrounding landscaping is underdone or non-existent it will detract from the home’s appeal.

Glaring issues like patchy grass or dead weeds should be addressed first. As long as the landscape looks well-cared for it won’t detract from the appeal of the home. The landscaping doesn’t need to be fancy to help get the home sold.

It’s more important to have consistent maintenance for homes with more elaborate landscaping.

If you are working with a bigger budget it may be worthwhile to hire some professional landscapers to do some touch-ups on the home’s landscape to make sure the home is looking its best.

Consistency Is Key

Keep in mind that all of your property’s features must work together visually. Disjointed styles or colours can give the home an uncanny appearance and turn off buyers even if they can’t place their fingers on exactly why.

For example, a striking bright colour on a home which has a predominantly darker palette draws attention in the right way. Similarly, a home which is designed with an understated style won’t benefit from a large and ornate new front door.

Keep it simple, consistent, and consult your real estate agent before making final aesthetic staging decisions. The best Toronto & GTA real estate agents offer complimentary home preparation consultation services as part of their work, so don’t be afraid to ask.

More Than A Pretty Face

Remember that curb appeal doesn’t just come down to your home’s appearance. Different features of the home which figure prominently can show buyers that your home is energy-efficient and make it seem like a better investment. If they see modern, high-efficiency windows they are more likely to have a positive perception of the house than if the windows are older or worn out.

You also shouldn’t ignore the backyard and sides of the house. Serious buyers will want to see everything your home has to offer looking its best.

Working With The Best Toronto & GTA Real Estate Agents When Improving Your Home’s Curb Appeal

Thinking of selling your home in Toronto & The GTA? Frank Leo & Associates have helped 1000’s of homeowners in the area sell their homes for top dollar value. We start with a free confidential home evaluation to give you an idea of how much your home could be worth on the market then maximize the home’s appeal to get you more for your property.

You can contact us at any time with your real estate questions.

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Has Your Toronto or GTA Home Listing Expired & Now You’re Getting Realtors Calling You & Knocking on Your Door?

Posted on December 28, 2018 | by getleo1 | Leave a Comment

When you put your home on the market with a real estate broker you give your agent permission to create a listing for the property on a Multiple Listing Service (MLS). The listing contract you have with the agent gives them exclusive rights to sell your property for the period of time outlined in the contract.

If your contract expires agents will want a shot at representing you and selling your property, but did you know that this solicitation is not only unethical but also against RECO (Real Estate Council of Ontario) Guidelines just like the DO NOT CALL LIST. If you report these realtors they will get fined & reprimanded. The RECO exists to protect you and public interest in order to keep the industry fair for everyone.

All real estate professionals must abide by the regulations set out in the Real Estate and Business Brokers Act (2002) in order to operate in Ontario. RECO is the regulatory body which oversees real estate operations and Ontario to ensure they are up to the legal standard. If an agent does not abide by these rules, they will face consequences ranging from a warning to expulsion and criminal charges.

RECO receives approximately 2,000 complaints annually and each complaint helps keep the industry safer for people selling their home. If you should find yourself in the unfortunate situation of having an experience of an agent who breaks the regulations, you can get all the information you need to know about filing a complaint with RECO here. You can use this link to file the complaint.

What If A Real Estate Agent Breaks The RECO Guidelines By Soliciting An Expired Listing?

Since Toronto & GTA Multiple Listing Service (MLS) Listings are publicly visible, an agent might contact you hoping to sell the property for you.

However, under no circumstances are realtors allowed to contact you after your listing expires unless you explicitly authorize them to do so. If they solicit you they are breaking the rules. Under no circumstances should anyone contact you to sell your listing expires. They are either registered under REBBA and breaking the RECO regulations or not registered. If the later is true, they are operating illegally since very real estate professional in Ontario must be registered under the REEBA.

The Reason A Real Estate Agent Is Not Allowed To Contact You If Your Home Listing Expires

When someone solicits you to sell your home in Toronto or The GTA, there’s a good chance you have no idea who they are. Since selling your home for top-dollar value in a timeframe you agree on is a challenge depending on the agent, the market conditions, the listing, and many other factors, picking the right real estate agent for you is essential to a successful sale.

The RECO guidelines are in place to protect home sellers from being targeted by predatory agents who take advantage of someone’s desperation to get the listing and make a sale, even if it isn’t the seller’s best option. When your listing sits on the market unsold for a long period of time it can be discouraging. You may start doubting whether you’ll be able to sell at all never mind thinking about getting top dollar from the sale and settle for less. You need a proper strategy for your particular property and home evaluation to make sure that you sell and get the best possible results.

An agent could take advantage of the situation and contact you in your time of despair, which could result in you making a decision without doing your proper investigations and inquiries. This could ultimately result in selling your property for far less than the home is worth. Although the agent would earn less on the sale if the house sells for less, it may be easy money since he or she doesn’t have to invest time and money into marketing the house. Selling a home in Toronto for the best price takes a great deal of investment of time, resources, and knowledge. Selling for below market value makes the job much easier. Savvy buyers or investors will naturally be attracted by the price but since the lack of advertising will not be reaching the largest pool of potential buyers, they can get a deal at your expense. Also this will minimizing the amount of work the agent needs to do and require little or no advertising budget or expense.

How To Avoid Getting Contacted By Real Estate Agents Who Want To Sell Your Expired Home Listing

To minimize the chances of having agents solicit your expire listing, you can ask the agent you listed with to make you check off that the box that states to not be contacted if the property expires. This now will protect you from being solicited from unscrupulous realtors. If anyone does contact you directly they will be in breach of the RECO rules and subject to penalties..

What You Should Do If Your Real Estate Listing Has Expired

Obviously no one expects to sign a listing contract with an agent and the property not be sold. When offers don’t appear or you receive low-ball offers that are not acceptable it can be tremendously frustrating.

The first thing to consider when your listing expires is that your official relationship with the real estate agent is more or less over. At this point, you will have options. You can decide not to sell or can to do some research to find an agent to determine why the home isn’t selling and provide you with a solution to get it sold with the best possible results. Each sale is different, so determining why the home didn’t sell can be a challenge for someone with inexperience.

If you have any further questions about selling your home in Toronto & the GTA remember that you can always contact us to get answers and take advantage of our real estate resources.

How To Find The Right Realtor To Sell Your House In Toronto Or The GTA

Finding the right realtor to sell your house in Toronto or the GTA doesn’t have to be difficult. You should be selective and do research. Remember history repeats itself. It’s not by accident that the same realtors keep having success in selling more and more home while other agents have trouble selling any properties at all. Before you reach out and contact a real estate agent at least you have done some research or received a recommendation and are now knowing who is coming to meet with you. You are in control and can ask the appropriate questions to proceed with confidence.

For most people, their home is the largest investment and one of the most important financial decision of their lifetimes. Don’t leave it to chance? Seek out an agent you trust who has a proven track record. Interview them and ask what their plan is to sell your property and how they will maximize your profit from the home sale. Frank Leo & Associates, for example, employ a Guaranteed Home Selling System developed by Frank and his team over 3 decades helping people buy and sell homes all over The GTA.

Most agents offer a free home evaluation but the evaluation is only as good as the person’s ability and experience providing it. You need to know much more than just price and the fee charged. Anyone can throw out numbers at you. The most important question you should ask any realtor is “ What will you do to maximize the net dollars I receive from the sale of my home”. It is also very important to follow the money spent or invested to sell your property. It probably easy to realize that it costs nothing to do nothing. To get the best results in any industry you need to have the best professional with the best tools working for you. This will help you attain the best results. Would you want any surgeon to perform heart surgery on you? If you were mistakenly charged with murder would you want just any lawyer representing you? Of course not, considering that you home is one of your largest investments wouldn’t you want the best possible agent representation for you.

Interview Real Estate Agents

Interview the agents you are interested in and make sure they can provide you with the level of service, expertise, and marketing you need to maximize your results. Ask them tough questions. Remember that a good agent will definitely have an answer and solution.

Look for an agent who’s willing to invest time and money into selling your property instead of passively waiting for buyers to stumble onto your property. Get an agent that does things differently and is progressive and doesn’t just rely on old traditional methods. For example, open houses are a proven ineffective method that can benefit real estate agents more than home sellers.

If you are in a situation where you need a reputable real estate team with a proven track record. Don’t hesitate to contact us with your Toronto & GTA real estate questions. A good agent will help you perpare your home for sale in Toronto, provide you with a free home evaluation and plan of action to give you the peace of mind knowing your home will be sold with the best possible results.

Find out more about more about your rights as a home seller in Ontario by contacting RECO and making sure you hire a reputable agent to represent you.

The Difference Between A Withdrawn (Suspended) Listing vs. An Expired Listing vs Cancelled (Terminated) Listing

A withdrawn (suspended) listing has been withdrawn from a Multiple Listing Service but is still represented by a real estate agent. Even if your listing is withdrawn your contract with the listing agent remains intact. An expired listing is also withdrawn from the MLS but the contact between the agent & seller is no longer intact. Also a cancelled listing before the expiry date will also make the contact between the agent & seller is no longer intact

Keep in mind the difference between a withdrawn listing, an expired listing and a cancelled. Real estate agents are not allowed to solicit your business regardless of whether your listing is withdrawn, expired or cancelled, but it’s helpful to understand the difference nonetheless.

How To Avoid Having An Expired Listing

Most people, if given the opportunity, would opt to avoid having their listing expire. Home sellers place their properties on the market to, well, sell them. Fortunately there is a way to guarantee your listing won’t expire.

It’s called the Guaranteed Home Selling System. Offered by Frank Leo & Associates, it’s exactly what it sounds like. Frank Leo & Associates will sell your house for a price you agree to and in a the timeframe that works for you – 100% guaranteed. We use a multi-million dollar marketing operation working around the clock to find a qualified buyer for every property. Frank & his team have developed this system over 3 decades selling homes in Toronto & The GTA.

In fact, if we don’t find the right buyer for your home we will buy the home ourselves. That’s how confident we are about selling your property. You can contact us any time to find out more about selling your home in Toronto or just to ask any real estate questions you might have.

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Home Seller’s Checklist: What You Should Take Care of Before Selling Your Home in Toronto or The GTA

Posted on November 30, 2018 | by getleo1 | Leave a Comment

Selling your home in Toronto or The GTA requires planning, organization, and more work than many people realize. This home seller’s checklist will help you keep track of all the tasks that need to be done when selling your home in Toronto or The GTA.

To deal with the workload and ensure everything runs smoothly for the buyer, seller, and any intermediaries, many people chose to hire a real estate professional – but whether you are working with a real estate agent or not, our home seller’s checklist will help you get acquainted with what needs to be done.

If you’re selling with an agent, it still helps to know what needs to be done and when. Although a good real estate agent has processes in place and covers all of the necessary tasks for you, being aware of what’s going on can only help.

This checklist will help you maximize your chances of getting the best value when selling your home. Understanding the checklist will allow you to help your real estate agent highlight your home’s strengths on the market.

Your knowledge of the house combined with your agent’s understanding of real estate markets, preparing your home for sale, and marketing is a combination for success.

Home Seller’s Checklist Categories

We break our checklist down into several sections. Segmenting everything helps keep your process organized, although there may be some overlap between the sections.

The primary categories on this list are:

Documents
Before Listing
Home Improvements
After Listing
Depersonalizing
Outside Your Home
Your Home’s Interior
Air Quality/Pets
Special Considerations

You may already have a firm handle on many of the sections on this list. If so, you can still skip through the different sections to find the information you haven’t considered or haven’t done yet.

At the very least you’ll have double checked all of the consideration you should take into account when selling your home in Toronto or The GTA.

Home Seller’s Checklist Tasks – Keeping Track of Documents Before You Sell Your Home in Toronto

Selling a home takes paperwork. Having these documents identified and organized, whether that’s in hard copy or digital form, will get you through the home selling process much faster.

Keep a list detailing each document and its status. Since some of these documents might be with your attorney or real estate agent for security, it can be helpful to make notes about where each document is kept. In the event you can’t locate a document this list will be indispensable.

For hard copies, create folders and label them accordingly. Keep them in a secure place. Below you’ll find the main real estate documents you’ll need to sell a house:

◽ Do you have your home’s original sales contract complete with the purchase price?

◽ The deed to your home

◽ Any home surveys you’ve had done (professional inspection reports)

◽ Your professional home appraisal (when you bought the house and the current home evaluation)

◽ Receipts from your property tax

◽ Completed renovation contracts or documentation of home improvements

◽ Warranties (only if they are transferable)

◽ Insurance records

◽ Any warranty information or manuals relating to appliances which are part of the sale

Documents You’ll Need After You Sign A Listing Agreement When Selling Your House

Once you’ve got the documentation regarding the home sale in place and you have found an agent, together you’ll need to assemble various documents for different points in the home selling process. They will include:

◽ The agreement with your real estate agent and a collection of your written communications

◽ A list of all the professional service providers you deal with during the course of your home sale. These include contractors, movers, plumbers, etc.

◽ Any documents your lawyer will need

◽ Documents for your tax accountant

Before you List Your Home For Sale in Toronto or The GTA

Getting all the facts recorded and organized before listing your home for sale is crucial to a smooth home sale. It’s best to have all information before you get into listing or negotiation. If there are problems the must be addressed, you can deal with them before they are a disruption.

Your real estate agent will be in a better position to negotiate in possession of all the facts. In order to make an accurate home evaluation and have a solid foundation for the asking price.

Major repairs should all be completed before putting it on the market. Being proactive also sends a good message to buyers and agents and makes it easier to work with them.

If you want a recommendation for a home inspector, your real estate agent is the best place to start. Here are some of the points to consider before you list your house for sale in Toronto or The GTA.

◽ When was your house built?

◽ Is your home’s electrical wiring in good order? (e.g. lights don’t flicker, breakers and fuses don’t blow)

◽ What type of wiring do you have? (e.g. aluminum or knob and tube)

◽ Is there a fusebox/electrical panel?

◽ Is the plumbing in good order?

◽ When was the furnace last replaced/installed?

◽ Are the furnace filters often replaced?

◽ Is the home equipped with a water softener?

◽ Is the roof well maintained?

◽ Are the windows energy-efficient and well maintained?

◽ Are there any defects in the foundation?

◽ Are there water problems of any sort (including mold and/or mildew)?

Consider General Updates & Repairs Before Selling Your Home in Toronto or The GTA

There’s always room for improvement. Your home inspection and realtor may give you an idea of where it’s a good idea to invest resources when it comes to home updates or repairs.

Remember that while repairs are typically important to do to maximize your chance of getting top dollar for your home, not all updates will provide an equal return on investment. Upgrades don’t have to be major overhauls, and a little update can go a long way.

Work with your real estate agent to prioritize what needs to be done within your budget in order to improve your home. From the buyer’s perspective, the less work they have to put in after they buy a home the better. Make sure your home is in turn-key condition and move-in ready and you’ll be more likely to find a buyer.

◽ Here are some points to consider regarding home upgrades and repairs:

◽ Have you established a timeline?

◽ Do you have a budget set aside for essential repairs and potential upgrades?

◽ Are there any updates or repairs you have been putting off? It may be sensible to take care of these first.

◽ Are there any essential repairs?

◽ Are the windows and doors in good condition?

◽ Are permanent light fixtures in showing condition?

◽ Do your doors and trim appear new?

◽ Are there any holes or cracks in the walls?

Catch our article about cost-effect energy saving updates that you can expect a return on when selling your home in Toronto or The GTA.

Once You’ve Listed Your Home, Get Organized Before You Or Your Agent Stage Your Home For Sale

After you’ve found the best real estate agent for you, had your home inspected, and completed the first part of the checklist, it’s time to move on to getting your home’s interior organized.

Preparing a home to sale is likely to increase the odds it will sell in a good timeframe for a great value that you will be happy with.

Here’s what you should think about when you and your agent are preparing to stage the home:

◽ Is there clutter in any part of your home?

◽ Does the house look immaculate and clean all throughout?

◽ Are personal items and things you don’t need when selling your home away in storage or at your new residence?

◽ Have you stored non-essential items off the premises or in a discreet place?

◽ How does the garage and/or other storage areas look?

◽ Is the basement tidy (if it is used for storage)?

Removing Personal Items Before Selling Your Home

An essential part of home staging is making potential buyers who visit the property feel like they are in their future home, not someone else’s. Although we don’t believe in intrusive open houses at Frank Leo & Associates, when we bring qualified leads to a property we stage it beforehand so they can project their future lives into the space.

◽ Personal items like pictures, unique furniture, and other items can interfere with buyer experience and even cost a home sale.

◽ Here are the points you should consider when depersonalizing the property:

◽ Don’t keep any personal photographs on walls, mantles, etc.

◽ Pack away all books, music, or magazines which don’t appeal to a mainstream audience

◽ Keep memorabilia out of sight

◽ Any children’s items (toys, books, etc) should be neatly organized or stored away

◽ Any potentially offensive items should be removed from the residence

For more tips and insights about staging your home for sale in Toronto & The GTA you can refer to our Home Staging Guide. Frank Leo & Associates have gleaned these insights over 3 decades selling billions of dollars worth of real estate for 1,000’s of satisfied customers in Toronto & The GTA using our Guaranteed Home Selling System.

Curb Appeal When Selling Your Property

The first impression your home makes – whether through Toronto & GTA MLS Listings or in person – is often hard to overcome if it’s not positive.

Although the front yard and face of the home are important, make sure you don’t discount the sides of the home as well as the backyard. These are not to be overlooked, since many people will form an impression of how well the home is maintained based on its exterior.

The exterior is your opportunity to get potential buyers excited about viewing your home. It also gives your real estate agent and photographer ample material to work with for the promotional photography.

Here are the main points regarding your home’s exterior you should think about before selling:

◽ Does the exterior need any major repairs?

◽ Does the exterior need any minor repairs?

◽ Are there any festive or seasonal lights or decorations which need to be taken down?

◽ Are the front, side, and back yards neat and tidy?

◽ If it’s winter, are walkways and paths free of snow and ice?

◽ Have you made a list of everything that needs to be addressed in order of priority?

Maximizing the Appeal of Your Home’s Interior Before Selling

So far we’ve covered depersonalizing your home’s interior spaces and thought about curb appeal, but now you need to make sure every room and element of your house is arrange in a way that maximize appeal to interested buyers.

From flooring, to paint, to the way each room is arranged, each element of your home will be under scrutiny. Here are the things to consider before your agent shows the property to potential buyers. We’ll break them down into individual sections relating to the major parts of your home to evaluate.

Preparing Your Home’s Main Rooms for The Sale

Nobody’s home will be perfect, but there are many things you can do to keep buyers interested when they’re touring your property. The general idea is to show buyer’s what they are looking for, not what they will have to do in order to make the property suitable for themselves.

The small details can often make a big difference, and together they could be more significant than one single but more glaring issue. It’s easier for a buyer to see one thing they want to change and think it will be easy to take care of than for them to be overwhelmed by countless small details they’ll have to alter after the sale.

The longer the potential buyer’s to-do list of things the want to change, the further down the list of homes they’re considering buying your home will sink. Home buyers are happiest with turn-key, move-in ready homes.

Here’s what you should consider to give your prospective home buyers a home they can move right into and feel at home:

The Foyer

◽ Does the home’s entryway feel inviting?

◽ Is the entry spacious and well organized?

◽ Does it reflect the character and appeal of the home?

◽ How does the rest of the home look from the perspective of the entryway?

◽ Are personal items such as shoes, coats, etc. packed away?

Kitchen

◽ Does the kitchen look appealing when you walk in?

◽ Are there too many appliances/accessories like blenders, microwaves, or other gadgets?

◽ Has clutter been removed from the countertops/island?

◽ Are all of the surfaces sparkling?

◽ Is the fridge spotless (exterior and interior)

◽ Is the stove clean (exterior and interior)

◽ Do the appliances match and create a sense of consistency?

◽ Are the cupboards functional and looking tidy?

◽ Is there anything that could use some updating?

◽ Are the floors well-maintained?

◽ Are the sinks sparkling?

Living Room

◽ Is the living area inviting and comfortable in appearance?

◽ Is the furniture arranged nicely and in good repair?

◽ Has any excess furniture been removed and stored away?

◽ Is the room’s decor neutral?

◽ Are pet and children’s toys put away?

◽ Are entertainment consoles and wires all arranged neatly?

◽ Is the room open and full of natural light?

◽ Is the shelving clean and well-ordered?

◽ Are window coverings open to let in sunlight?

◽ If you have a fireplace, is it arranged neatly and cleaned?

◽ Has everything been thoroughly vacuumed and dusted?

Dining Room

◽ Is it clear the space is meant for dining?

◽ Is the centrepiece furniture elegant and matching the rooms decor?

◽ Are all of the components of furniture arranged properly?

◽ Is an upgrade or repair in order?

Master Bedroom

◽ Does the master bedroom evoke a sense of relaxation and comfort?

◽ Is the colour palette consistent and neutral?

◽ Are the pieces of furniture arrange well?

◽ Is there anything that could use an update?

Basement

◽ Does the basement have a specific purpose or use other than storage?

◽ Is that evident when you enter the space?

◽ If the basement is finished does it have the appropriate furniture for its purpose?

Bathrooms / Powder Rooms

◽ Are all surfaces clean?

◽ Is the counter neat and free of clutter and personal items?

◽ Are faucets clean and working properly?

◽ Have all tub and shower surfaces been cleaned?

◽ Are the towels fresh and neatly arranged?

◽ Are any storage areas clean?

Evaluate Your Home’s Paint Before You Sell

The paint on the walls of your home takes up a great surface area and can have a big impact on buyers. Painting a room is a big enough job on its own, so painting a whole tasks is a mammoth undertaking in the minds of potential buyers.

If buyers don’t like it for whatever reason it alone can cause them to form a negative association and pass on buying your property. Fresh, neutral-toned paint is the best way to go. It allows buyers to easily project their vision of how it will look as their space and it’s easy to paint over.

With a neutral palette your buyers will be able to comfortably live in the house before deciding if they want to redo the paint jobs.

◽ Have you recently painted the house?

◽ Is the paint chipping, discoloured, or otherwise in decay?

◽ Do the walls have loud colours which need to be painted to more neutral tones?

◽ Although the walls have neutral colours do they need a fresh coat?

◽ Do the rooms have a consistent colour scheme throughout? (e.g. cool or warm)

◽ Are any of the walls covered in wallpaper? If so it should be removed and replaced with a neutral paint colour.

◽ Do any finishes (e.g. doors, trim, wainscotting) need a new coat of paint or new colour?

◽ Do any of the ceilings need fresh paint?

◽ Are any of the surfaces covered in dirt or fingerprints?

◽ Any residue from tape, thumb tacks, or nails?

Check Your Home’s Flooring

A home’s floors can be a good indicator of how well the previous owners have maintained the property. Scuffed, poorly kept floors can give buyer’s the impression that other parts of the house aren’t in great condition either.

Having nice flooring all throughout is a good indicator that a home is move-in ready. With that in mind, here are the key points you should knock of your to-do list when it comes to your home’s flooring.

◽ Does your home have carpeting? If so, what condition is it in?

◽ What colour is the carpeting in your home?

◽ What is the carpet’s style (e.g. cut pile berber)?

◽ Do any of the rooms that don’t have carpeting need it?

◽ Which carpets need to be replaced – All rooms of just a few? (if only a few rooms need new carpeting make sure you chose something that works with the rest of the carpets)

◽ Does any of the carpeting have hardwood underneath?

◽ Is there vinyl flooring?

◽ Does any vinyl flooring need to be replaced?

◽ Do you have hardwood floors?

◽ Do the hardwood floors need to be refinished?

◽ Any places with excessive wear or water damage?

◽ Are all area rugs strain free?

Furniture & Other Accoutrements

Removing too much furniture makes a house feel empty and not livable while leaving too much or not arranging it properly create clutter. The happy medium is having the right number and type of furniture in each room arranged in such a way that brings out the rooms strengths and favourable qualities.

Keep in mind that the furniture should be arranged with the showing in mind. Arrange things according to the flow of how buyers will move through the house, not necessarily what is most comfortable or convenient for residents.

◽ Don’t forget to light everything properly to place emphasis on each room’s most attractive features.

◽ Here’s what you should consider what arranging and placing furniture in the house your selling:

◽ How much furniture does each room have in it?

◽ What is the placement of each piece of furniture in the respective room?

◽ Is your furniture in good, showing condition?

◽ Do you think you need to replace or rent furniture to replace furniture with wear and tear?

◽ Is there enough light in each room and are the bulbs appropriate wattage?

◽ Are all of the bulbs working properly?

◽ Do all switches work correctly?

Doors, Windows, & Finishes

Elements like windows, doors, and finishes are elements of your home which can serve as accents that really accentuate a room’s charm. If they’re in disrepair or mismatched, they can unfortunately have the opposite effect.

Here’s what to consider when evaluating whether any of your home’s finishes need a once-over or replacement:

◽ Do any doors have chipping paint or need new paint or replacing?

◽ Do all the doors open and close smoothly?

◽ Are the handles and locks moving smoothly?

◽ Do any of the doors creak?

◽ Do any frames or doors have smudges?

◽ Do any screens have holes?

◽ Are all of the windows clean and streak free?

◽ Is there any damage to any of the windows?

◽ Are all of the window latches and other hardware working?

◽ Are all of the seals in place?

◽ Are the curtains, drapes, and/or blinds all clean and elegant?

◽ Do any of the homes finishes (e.g. wainscoting, crown moulding) need attention?

Air Cleanliness & Pets

Your home’s air quality can have a big impact on your home sale. Even with new HVAC your home could have an atmosphere which is normal to you but not what most buyers are used to. It’s particularly common for properties which are home to pets to have this problem.

It is important to ensure your home has a neutral atmosphere to maximize its appeal to buyers. Odours can get trapped in carpets and furniture, mean it might be necessary to rent or buy new furniture or do some minor renovations.

◽ Is your homes HVAC (Heating, Ventilation, & Cooling) running smoothly?

◽ Have you inspected your smoke & carbon monoxide detectors and confirmed they are in good working order?

◽ Are there any lingering smells or odours permeating your home that you could eliminate?

◽ Do you often cook with strong seasoning or foods with strong odours?

◽ If you have pets around keep them somewhere else while showing the house. If not try to keep them and their items out of sight during showings.

◽ Remove signs of your pet including food, toys, accessories, etc.

If You’re Selling Your Home During The Holidays

Although you shouldn’t let the sale of your home stand in the way of holiday celebrations you should celebrate in a manner which won’t adversely affect your chances of attracting buyers.

For example holiday decorations and religious items should be stored away immediately following your celebration and not kept out in the open. Although some home sellers think adding a festive touch makes a home more inviting, it’s best to leave these items out of site at all times.

◽ Here’s what you should consider regarding holidays, celebrations, and your home sale:

◽ Are you selling your home around the holidays?

◽ Is it a festive time of year/ are there holidays taking place?

◽ Do you have decorations hanging around/inside your home? If so take them down for showings/photography.

◽ Keep the decor only for the celebration and remove everything after your festivities are done

Keeping Track Of Everything When Selling Your Home in Toronto & The GTA

There you have it – the checklist for selling your home in Toronto or The GTA. The list may seem daunting, but keep your list current by checking items off the list and you’ll get peace of mind that your sales process will run smoother.

Thinking of selling your home in Toronto or The GTA?

Consider working with Frank Leo & Associates. Led by the #1 Individual RE/MAX Agent in the World, our Team has helped 1,000’s of Torontonians get top dollar value for their homes over 30 years. We’ve sold billions of dollars worth of real estate and are proud to serve the region.

You can get started with us by getting a FREE, no-obligation home evaluation in Toronto or contacting us with any Toronto real estate questions.