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dpylyp :: Blog

January 28, 2010

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dpylyp

Shop for a house at the grocery mart

Attention Kmart Shoppers Blue Light Special on Aisle 5 NEW and improved? Shopping for your home in a grocery store?

Some consumers will now be able to go to their local supermarket and pick up a more substantial purchase than dinner -- a house. RE/MAX of New England is teaming up with a large supermarket chain to open "micro" real estate offices in grocery stores, the franchise real estate brokerage announced this week. http://tinyurl.com/ycw4lgb

The company has signed an exclusive, five-year agreement with Quincy, Mass.-based Stop and Shop Inc., one of the largest supermarket chains in New England with more than 375 stores throughout New England, New York and New Jersey, according to Stop and Shops Web Site.

"The (real estate offices) will be at the front of the store. We wanted to have facilities where we could have additional awareness to our brand and our agents. Stop and Shops have such a large traffic volume that they seemed to be a perfect fit," said Jay Hummer, executive vice president of RE/MAX of New England.


I don't know about your shopping experience.. I know about mine. Last night, I googled the evening menu, found a recipe I liked, thought about the ingredients that I would need and snuck from the office a little earlier than expected to cook dinner for my lovely bride. With my printed recipe in hand I hit the fresh fish counter, mused about some cheese appetizers, lamenting the winter fresh vegetable prices, made my selections, selected a wine and hurried home to prepare dinner.

At the entrance to the store is the Local Newspaper giving free copies with every subscription. [I don't have a bird and there is no puppy in my condo.] Have you seen how many people have not removed their yellow pages to the recycle bin? The financial services group has a 10 x 10 foot "booth" that is always staffed, grabbing your attention by having the bank machines [ATMs]. I look inside they are no cheerful smiles, no private quiet spaces to ponder your selections, just the hub bub of the food store with their open public address system. There are pamphlets on a variety of services you may need.

There is a segment of the real estate market that is promoting the concept of "boutique" real estate offices that service a select clientelle. OK, so here's the scenario. We will provide you with a lounge, endless video's about proposed construction, views and the building amenities and interiors, [There will be no alcohol as you may be drunk and TRICKED into a financial transaction] Just sign here...

What happened? You still want to see it, touch it, feel it, see who the neighbours might be, check the actual view vs staring at the 60 x 30 foot advertising tablet from Astral Media that will flash like the Star of David 24 hours a day, (outdoor pixel billboard) walk the underground garage to see where your parking stall and storage unit are. Some buyers are equipped to invest and risk what may be around them for the values that are available in pre- construction pricing. Other buyers are hesitant and want to feel their space. Each buyer is unique. Each buyer is correct.

The important issue for us in the Toronto GTA is to buy before the HST crushes us all. Hurry it may be gone is no longer a hollow sales rally cry. Ready to go shopping? email me david@davidpylyp.com or visit http://ShopTOism.com and start your own shopportunity.

Keywords: home evaluation, house shoppers, market analysis, mississauga, MLS, oakville, property value, Realtor, selling

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January 04, 2010

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dpylyp

Select an Agent who Internet Markets

  

Here are Marketing Questions To Ask The Real Estate Agent Who Is Offering To List Your Property For Sale. With almost 90% of property buyers searching online for real estate, you'll likely be best served by an agent who understands modern Real Estate web marketing techniques.

  • Can you create a single property website for my property? Will it be syndicated? Will this site include a video of the property? Will the video be on Youtube? How about some other video sharing sites?
  • How often will you repost to Craig’s List? Will your Craig’s list ads divert that juicy Craig’s traffic to more effective lead capture points?

  • How many Facebook ad impressions do you plan to purchase for the property? How will they be targeted?
  • Which keywords will you target as part of the Google adwords and/or Bing campaigns you run for the property?
  • Will you post my property to your blog and update your readership at least twice/month with open houses etc?
  • Will you create a Twitter account or the property? Will it automatically follow other twitterers in the area and invite them to take a look at my listing?
  • What kind of camera will you use to take the pics of my property? How many photos of my home do you intend to post on the web?
  • Can I see the MLS description you plan to write for the property before we execute a listing agreement?
  • Are you willing to notify the 10 agents who have the most recent sales on properties closest to my property about the listing?
  • Which social networks will your blog posts about my listing syndicate to? How many total people do you have on your friends/fans/followers lists?
  • Will I be able to access web analytics for the various sites where my listing appears? Can you set me up to be able to view these visitors in real time? Can I send your presentation online to my address book of contacts?
  • Are you willing to provide a Satisfaction Guarantee?

If you like the items mentioned, feel free to contact me at 647 218 2414 to answer these and any more questions for you. Who am I? Google me.

Keywords: condos, Etobicoke, home sold, Homes, Houses, internet, marketing, Mississauga, Oakville, promotion, Toronto, video

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December 30, 2009

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dpylyp

Will Pricing Bubble Hit Toronto Condo Market?

Toronto Then and NowIs Toronto's skyrocketing price per square foot unsustainable? Are buyers being kept out of the market? Will an interest rate shift (or doubling) eliminate you from the market? How will others fare?

Manhattan Condo Listings Snapshot
 Size (ft²)$ per ft²Price
Studio5391,103595,000
1 BR7911,079849,000
2 BR1,3001,2131,595,000
3 BR1,9501,4592,965,000
4+ BR3,1731,7115,675,000
Medians for listings from past 60 days from StreetEasy data. Excludes some extraordinary properties. No representation is made as to the accuracy....

How is the American market dealing with these issues? Has New York City's Value Crashed and Burned? Their Population numbers at 10.5 MM compared to Toronto at 2.5 MM plus our suburbs of Mississauga, Vaughan and Markham. URL to enlarged Image Its worth the Look, See if you can find a landmark in the before and after photo... Some cities in the United States are approaching 14% unemployment rates with an average exceeding 10% nationally.

But we Live in a different Country, With a different banking system, Without Mortgage Interest deductibility. Yes, Torontonians are still buying houses and condos and we are firmly in the grip of a Seller's Market. A market does not become or change over night. It is not a light switch that is flipped from one extreme to the other. It requires time, input, evolution, activity and transactions to develop a pattern that is discernible. The only pattern we can predict is a historic trend. What was before.

The extra factor never dealt with in all this rhetoric isReproduction Cost New. This is a very simple concept from Accounting and Appraisal. If you built this today, How much would it cost? The construction workmen, the building materials, concrete to tile and flooring plus plumbing, pipe and fixtures, the architects, the planners, the City's portion of levy and assessments, Cranes, Advertising, insurance, financing and the never ending... disputed value of a building lot within the Toronto City limits. OH, and what amenities are included.

If we move (I Hope) to a more Balanced Market that would be ideal. Prices would stabilize and finally everyone would catch their breath. But How does that change the cost of Building it today. I recently came across an ad for a Luxury condo on the waterfrontboasting 1031 square feet overlooking the water asking 369K Thats $360 per square foot! Whats the catch? Ahhhh, It's in Midland on Georgian Bay. But the construction cost would the same.

To reexamine the price per square foot debate, in the west end of the City, condos are indeed available at/ or around $400 per square foot. Downtown Toronto has seen $650 psf for units that have a view of the water and one parking. And I understand the prices for affluence are moving nearer to $1,000 per square foot, the higher and larger you go.

So we can debate, we can argue, we can wait and see or you can decide to debate and argue with me as we take this shopportunity for you to find the perfect place in Toronto west. The HST will be introduced in July that may very well shake things up. RE/MAX economic outlook 2010 makes a modest price and activity increase of 2%.

What do you think?

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December 23, 2009

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dpylyp

Bubble Bubble Toronto Housing Bubble

[QUOTE]I think that the Canadian real estate market especially in the big cities like Toronto, Vancouver and Calgary is in a huge bubble due for severe correction anytime now.[/QUOTE]

A Bubble is when there is so much inventory available that No One, No Body, Any one - any longer wants to buy anything and the remaining inventory then needs to slash pricing to sell.

I am not in other cities I am in Toronto. Is a 300K unit affordable for a single person in DT Toronto? UMM Yes. yeah at $1300 pm purchase vs the rental of $1500. If there were so many for sale..... Then the owner's would rent them. If there were so many available..... then the rental price would decrease to meet the available rental pool.

To the [individual] who wrote there are 17,000 units are pending closing in 2010. (Possibly I am not aware how this number was sourced). Yeah! All with 20 % prepaid down payments, All Purchased in 2007, 2008 pricing, with committed financing and people living in them. (either as a rental or as end users) Occupancy dates are 4 - 6 months prior to the Registration of a Condominium Corporation (building).

In 2008 the Toronto Real Estate Board reported 94,000 sales for the entire year. Given that the condo market is almost 40% of all units sold under the $500 K mark, 17,000 units in a given year is not an impossible number to justify in a city (GTA) of almost 4.5 Million people.

The economy and real estate held their collective breath for a potential correction Nov '08 to March '09 and we decided, that we as Canadians, are ok.

People who make blanket statements like this have a woeful misconception of the buying a condo unit process from a builder. Cranes on Site mean the buildings are SOLD. Permit costs have been paid based on the total number of units proposed and Lot Levies committed and assessed.

There is currently an inventory shortage and there are people lined up coming to large urban centers in Canada. Why? Employment. We have continued immigration for jobs and education. We need more immigration in Canada. Canada's banking system was lauded as a sample for the world at the G7 summit. Single women are now a market force buying on their own. Canada is a safe haven for investment dollars. Pick one you like.

Everyone has their own opinion and you are all right.

Buyers Market? Seller Market? Balanced Market? Where are we?

If you call or email we can discuss absorption rates (How quickly a price range or type of home/condo is being bought up) We can look at Historic Listing Inventory for the last 18 months. OR the best? READ a copy of the Market Watch Report from the Toronto Real estate Board published monthly.

I am not a proponent of Bubble. I am not screaming Run and Buy before prices skyrocket, I am an advocate of buy what you can afford as a hedge against inflation. You need to live somewhere.

You cannot move into your Tax Free Savings Account!

You decide. but get informed intelligent answers to your questions. What are your FAQ's Add them here and I will try to answer.

Keywords: Condo, Economic crash, House, Houses, Housing Bubble, Inventory, Real estate, Seasonal Average, Sellers MArket, Spiraling prices, Toronto

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December 10, 2009

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dpylyp

Helping Mom and Dad

When will you Talk with Mom and Dad about Downsizing.

We have all seen the television commercial that coined the phrase "Help, Help I've fallen and can't get up and the elderly woman reaching for a lifeline necklace to alert an ambulance." The reality is that we have always deferred our decisions to the greater wisdom that our parents possessed.
There will come a time or it is already here that requires you to deal with some direct and vital issues.
You need to ask the serious questions before...
  • Their mobility and memory has been impeded.
  • There has been a catostrophic event - slip or fall
  • There a medical emergency - Heart attack or Stroke

In my personal life, I was recruited to serve my Father, for a period of five years. The episode began begrudgingly but in hindsight provided the best memories of my Dad and happier moments. I did not expect to alter my perspective of asking his advice to changing his diapers within a two year span. Yet the financial realities of elder care and the direct cost of nursing homes or assisted living centers needs us all to reevaluate how we will deal with these issues.

Research the Population Numbers

By 2011, more than 1.3 million Canadians will be over the age of 80. Boomers and their aging parents need to be talking to a financial advisor or planner about their options to ensure financial security in times of death, disease and disability.

By 2021 it is expected that the senior population in Canada will be 6.7 million and 9.2 million in 2041, or nearly one in four Canadians. You need to be talking to your parents now. As a Boomer just reaching -- or about to reach -- retirement, you are probably seeing your children out the door on their way to begin their lives but at the same time you may be now, or in the future, responsible for new dependants -- your parents. Medical and nutritional advances mean that the fathers of boomers can expect to live to 90, while their mothers can expect to live to 95. That means there is every chance Boomers will spend more time looking after their parents than their parents did raising them. Source FORUM, May 2008, Aging Opportunity

 

So, Who can Help Guide you?

There are some really great resources out there. I was in contact with Dr. James Watzke, a gerontologist and Christine Flegal, a gerontologist in the Living Laboratory at the B.C. Institute of Technology who have assembled a Guide both for you as the aging Boomer but for you to initiate the conversations with Mom and Dad while you are home over the holidays.

 

BCIT's Mobility Now You're Going Places Program, Christine Flegal/BCIT Funding for the BCIT Mobility project was provided by the Public Health Agency of Canada, BCIT, in collaboration with Weber Shandwick Worldwide.

The Region of Peel has taken a different step in that they are outlining and explaining the different options that are available to you locally; from adding a room within your own home,

A Guide to Housing Options is available through my office or can be downloaded at

When you are next home for a visit; take a look around. You may need to nail down a few carpets that could make them trip, discuss a more suitable walker or cane. Ask where the Wills and Power of Attorney Documents are kept and if they are up to date.

Crisis management does not permit forward thinking.

Call me for a personal home visit and discussion. How can I help you?

Keywords: Agent, Bungal in Mississauga, condo waterfront, homes west toronto, luxury etobicoke, Mississauga, MLS, planning, Pylyp, Realtor, retirement living, Watercolours

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December 09, 2009

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dpylyp

For Sale by Owner Toronto Real estate

As a real estate agent in the west end of the city I am always looking for how people are connecting in the internet with new technology and ways to communicate. I recently found this on Craigslist dot com site. The category was Housing Wanted /Needed.
I re read the ad a few times and had a few questions;

Looking to Purchase Condo in Michael Power Towers in Toronto west Etobicoke (Kipling, Dundas /Bloor)

Looking to buy 1 bedroom / 1 bathroom condo in the Michael Power Place (11,15, 17, 7 , 9 and 5 Michael Power only) with parking ...If you interested in selling your condo in a PRIVATE sale then please respond as soon as possible looking to close b/w December/09 - February/10.
[I'm not looking for a real estate agent to transact....] Thank you.
So someone wants to buy Private. Why? The bank may not finance you if you are not conducting an at arms length transaction. No MLS data exists to; verify the ownership of the participants to the sale, or to establish market value. Yeah, Yeah He's an agent they all say that.
Here's the real one; We are firmly in the grip of a Seller's market with an incredible never before seen inventory shortage. Does this person want to give you the most for the condo? Does this person have your best interest in mind? or are they looking for a deal for themselves?
So many sellers become preoccupied with the process rather than the outcome. Let me look after the details, You just decide where we are going. Let's have a look at the specials I have right now in these Etobicoke Communities.
The question should be what does a Realtor do to market your property?

Keywords: California, Condo, Etobicoke, For Sale by Owner, FSBO, Michael Power, Mystic Pointe, Waterfront

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November 28, 2009

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dpylyp

Does Garth Turner Hate Toronto?

Garth Turner in his blog the Greater Fool laughes and jokes about the realtor/buyer behavior in the news that has one line pitted against another and cat calling across the street. Have a look for yourself about the remarks.

The comment that I found interesting is here;

 

It’s called River City. The ‘river’ in question is a channelized concrete ditch full of dead water called the Don. And in a crook of roadway, where the six-lane divided Don Valley Parkway leaps skyward to join the elevated Gardiner Expressway, on acres which sat for decades as an industrial wasteland, will rise River City. I will let you imagine.

One feature of this oasis of five buildings and 6,000 suites to be built over the next three years, is a four-acre park. But not just any park – this is the world’s first park built under highway ramps. Yes, under the Richmond-Adelaide ramps, which are choked with rush hour traffic and form one of the main arteries into The Big Smoke, will be bucolic bocci courts, children’s playgrounds and all the pigeons you’ll ever want to meet.

Now, I believe in Urban renewal. I believe in Rapid Transit. I am a proponent of neighbourhood and community. Population shifts in Canada and net migration to the Golden Horseshoe make us a destination. Endless suburbs to the east, west and north are proving to be a transit and gridlock fiasco.

So we need to revisit the Cherry Street side of the city, and the revitalization of the Don River wetlands. To that point I had done some reading, as a curious realtor, as to what might be.

Lower Don Lands Wins International Best Futuristic Design Award

 

Lower Don Lands plans have received the 'Best Futuristic Design Award’ in one of the world’s leading sustainability focused development industry design competitions. The Keating Channel Precinct, the Lower Don Lands’ first planned community, was recognized at the Building Exchange (BEX) Conference. The fifth annual BEX International Awards, held in partnership with the World Green Building Council, promote global standards for environmentally sound buildings, large-scale developments and infrastructure. Judged by a panel of leading experts, the awards celebrate sustainability, innovation, efficiency and collaboration in the built environment and demonstrate consideration of the issues surrounding climate change, sustainable communities and future legacies.

The Lower Don Lands is also the subject of another recent video created by Waterfront Toronto. The video, which is available for viewing on YouTube, features a flip animation that outlines the plans for the Lower Don Lands. View the video.

 

 

 


Winning an Award? This is a vastly different perspective than I read from the Greater Fool. Toronto is a growing and congested city that needs to deal with real issues of urban planning, hydro generation, How will we move Millions of people daily to work and back?, water cleanliness and quality of life of the residents.

This site on the Lower Don Lands could have been the Olympic Village had we won the bid. What would the fool have said then, Toronto's economy doesn't need tourist dollars? While we obviously read the same news sources, maybe I am just a glass half full person.

Please read Garth's Blog. But Please also read the comments and rhetoric. Make an informed decision. You are welcome to comment here also.

Keywords: Condo Living, Etobicoke, Mississauga, Oakville, Planning, Real estate Bubble, The Bubble, Toronto waterfront, Urban renewal

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November 27, 2009

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dpylyp

Buy five then you can three extra for free

If only that concept worked with Real Estate Investments in Toronto.
The property captioned on the video is a 10 unit residential and commercial mixed use property in close proximity to the (new and improved TTC ) Kipling Subway station. Superb commercial location for a few small stores and or business' that want extra eye's on their sign.
The property if compared to a row attached townhouse with condo fees of the same size would be selling for approximately $600.0 thousand. Three have a wooden patio deck back yard, Two have a rooftop Terrace. (Times 5 Units) . In addition there are 3 completely legal and NEW basement apartments that are one and two bedroom units. PLUS the two commercial units on the Bloor Street facade.
Buy Five you get three for free. Plus the additional cost of the two commercial units, places this Building at a replacement cost of $3.5 Million as the asking price.
So here we are; The Investment Handbook says that good invest is a building that has a CAP Rate of 6 0r 6.5% The Good Book never explained Interest Rates at the 2.5% annual APR or the Landlord Tenant Tribunal with rent limitation annually of 1.2%
The Good Book is also mute on Toronto Land Transfer Tax and GST.
Builders need to build and be permitted to market their finished products. Landlords need to be able to buy renovated or new product for rental purposes that meet market rents.
Do you have a spare million floating around that could earn EBIT 180.0K then give me a call. With a 1.0MM investment the return on investment is 18% or you could keep pushing money into the mattress and hope the kids don't throw it in the landfill. OH, That happened Right?
Scroll Down for Financial Proforma

Keywords: buy rentals, david pylyp, dplylp, dpylyp, etobicoke, Investment property, real estate rental, residential rental, toronto west

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November 25, 2009

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dpylyp

Special Offers from Mystic Point and California Condos

Finance the downpayment;

Wave the developers charges,

View of the Lake?

New New New at the lowest prices offered  in years.


http://www.camrost.com/eblast/0527/david/david.html

Keywords: Mystic PointeCalifornia CondosEtobicoke CondosHumber Bay ShoreToronto Waterfront

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November 23, 2009

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dpylyp

California Condos along Toronto's Humber Bay Shore

For those looking for seemingly endless amenities, the top two floors at California Condos are reserved for the highest beach club in the world. Suite owners will revel in this Venice Beach-inspired complex designed with an eclectic combination of classic and Bohemian ­surroundings. Click here for California Promo Video The top two floors will cater exclusively to residents, 12,000 sq. ft. of recreational space including an infinity lap pool and whirlpool with a bar that overlooks the city. Talk about “raising the bar” at California Condos! This space also includes cardio theatre, sky gym, an aerobics/yoga studio and a private cabana for spa treatment. Taking the concept of cool to a whole new level, residents will be welcomed to the beach club by a breath-taking view through a wall of glass overlooking the sundeck. On warm summer evenings, residents will enjoy viewing their favourite blockbusters when the sundeck is transformed into a theatre where movies will show on the wall! One floor below, the spacious sky lounge with cappuccino bar shares a catering kitchen with the private dining room, sure to be a hit with the sophisticated urbanites who will call California Condos “home.” California Condos will share with Tides and iLoft residents, the 14,000-sq.-ft Sports and Entertainment Complex located on the fourth-floor podium, and features an outdoor pool, jogging track, two squash courts, indoor theatre room, billiards, saunas and much, much more! An innovative building, California Condos will soar 32 storeys and feature suites ranging from 580 to over 2100 sq. ft. All suites in this remarkable building will have a balcony or terrace, so owners can make the most of scintillating lake and city views.? Nine- and 10-ft. ceilings, kitchens including a spectacular over-the-island hood fan, and stainless steel appliances are just some of the standard suite features highlighting this incredible building. Mystic Pointe is one of Toronto’s most coveted condominium addresses. This established community epitomizes Camrost-Felcorp’s leading-edge design and forward thinking when it comes to creating communities that transcend the ordinary to offer something unique in the marketplace. For more than three decades the company has led the building industry in creating many of Toronto’s distinctive and memorable residential communities that are immediately identifiable by Camrost-Felcorp’s signature of excellence. Each unique community is built on a foundation of commitment to craftsmanship, original design, a pre-eminent address, and a vision to create a look and style that is consistently ahead of its time.

Mystic Pointe Key Map for Building Placement California will be located between the iLofts and Tides, sharing the recreation facilities. Promo Video http://www.camrost.com/californiacondos/

5% down deals are possible with remaining inventory. Construction has started. Occupancy is proposed for 2011. Call for special pricing and details of remaining units. David Pylyp 647 218 2414 or email david@davidpylyp.com

A huge HAT tip to Palm Leaf Productions and Camrost Felcorp for their assistance. Thank you.

Keywords: california condos, Camrost Felcorp, condo lifestyle, etobicoke waterfront, ilofts, living in toronto, mystic pointe, west toronto

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