Mark Savel | TorontoLivings - Toronto Real Estate

Nov 26

What Ontario’s New Bill 60 Means for Tenants and Landlords

By Mark Savel Toronto

Introduction — A Big Shift in Ontario’s Rental Rules

Ontario’s rental market has been running hot for years — rising demand, tight supply, and a Landlord and Tenant Board (LTB) so backlogged that some hearings took months, even years. Both landlords and tenants felt stuck in a system that wasn’t working.

Enter Bill 60, a sweeping update to Ontario’s Residential Tenancies Act. It’s designed to speed up decisions, reduce delays, and (according to the province) help restore fairness between tenants and landlords.

And from where we sit, this bill feels like a welcome shift — one that begins to balance the scales of fairness while creating clearer, more predictable rules for everyone involved.

What Is Bill 60?

Bill 60 — formally known as the Fighting Delays, Building Faster Act — introduces several changes to how rental disputes are handled in Ontario. It tightens timelines, limits last-minute curveballs at hearings, and adjusts how certain evictions work.

The goal? Faster resolutions. More predictability. And fewer situations where good landlords (and good tenants) are stuck navigating endless delays.

Key Changes Landlords & Tenants Need to Know

1. Faster Path to Eviction for Non-Payment of Rent

Under previous rules, landlords needed to wait 14 days after a missed payment before issuing an N4 notice. Bill 60 cuts that in half — just 7 days of arrears can trigger the notice.

What it means:

For landlords: quicker action on serious arrears.
For tenants: less buffer for late payments — communication is crucial.

2. Limits on Tenants Raising New Issues at LTB Hearings

Historically, tenants could introduce last-minute concerns (maintenance, safety, harassment) during a non-payment hearing — often leading to adjournments.

With Bill 60, new issues can only be raised if the tenant prepays 50% of the arrears being claimed.

It’s a big shift, aiming to reduce delays — but critics argue it may silence legitimate tenant concerns.

3. Shorter Appeal Windows at the LTB

Appeal periods shrink from 30 days down to 15 days.

Faster decisions mean:

Landlords can regain units sooner.
Tenants need to act quickly if they plan to challenge a ruling.

4. Changes to Landlord-Use Evictions (N12)

When a landlord or an immediate family member wants to move into a rental unit, Bill 60 removes the requirement to:

offer the tenant another available unit, or
provide one month’s rent as compensation.

As long as proper 120-day notice is given, compensation is no longer mandatory.

This reduces costs for landlords — and may reduce disputes around bad-faith claims — but raises questions about tenant security.

5. Other Process Improvements

Future system upgrades aim to:

Digitize more of the LTB process
Increase staffing
Reduce decision timelines

We’ll be watching closely to see how quickly these improvements materialize.

Why the Government Says These Changes Were Needed

Bill 60 was pitched as a solution to Ontario’s long-standing rental logjam:

Massive LTB backlogs
Slow eviction processes
Investors pulling back due to risk and unpredictability
Rapid growth in renter households

The province claims a faster system benefits everyone — tenants get timely decisions, and landlords avoid months of uncertainty.

How Tenants Are Affected

Reduced Security of Tenure

Cutting timeframes makes eviction processes faster and more decisive. For tenants who fall behind due to emergencies, this leaves less flexibility.

Barriers to Raising Maintenance Concerns

If a tenant can’t pay 50% of arrears, it becomes harder to bring legitimate complaints forward during a hearing.

Concerns Around Personal-Use Evictions

Without compensation requirements, displaced tenants must navigate Toronto’s high rental prices without financial support.

How Landlords & Investors Are Affected

More Predictability and Stability

Bill 60 brings clearer expectations around timelines — reducing risk for small landlords who depend on rental income.

Fewer Bad-Faith Claims

Limiting last-minute hearing surprises should reduce delays and adjournments.

Greater Confidence for Purpose-Built Rentals

With smoother dispute resolution, developers may feel more comfortable building much-needed rental supply.

Our Take: Does Bill 60 Actually Balance Things Out?

The rental system wasn’t working — not for landlords, not for tenants. Bill 60 doesn’t fix everything, but it does introduce more structure, fewer delays, and clearer expectations.

From our perspective, this is a welcome change. It begins to restore balance, making the process more fair for everyone involved.

Practical Advice for Tenants and Landlords

For Tenants:

Stay on top of payments — the 7-day grace period is strict.
Document all issues with the unit.
Know your rights around eviction and notices.

For Landlords:

Update your tenant communication and onboarding materials.
Keep records of all correspondence.
Use N12 responsibly — penalties for misuse still apply.

Conclusion — A New Chapter for Ontario’s Rental Landscape

Bill 60 brings meaningful updates to an overburdened system. While not perfect, the changes aim to improve predictability, fairness, and efficiency.

For landlords and tenants navigating Toronto’s tight rental market, understanding these new rules is essential — and staying informed will help everyone adapt to this new chapter.

Nov 06

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October 2025 Toronto Real Estate Market Update

By Mark Savel Monthly Market Updates

After a quieter summer and a cautious start to the fall market, October delivered the clearest sign yet that Toronto’s real estate landscape is stabilizing. Sales activity continued to improve, inventory eased from September’s surge, and prices held firm month-over-month. While the market is not roaring forward, October showed a meaningful shift in sentiment as buyers re-engaged and competition tightened slightly across several segments.

Below is a full breakdown of how the market performed and what it means for buyers and sellers heading into the final stretch of the year.

October at a Glance

Sales: Up 9.76% month-over-month
New Listings: Down 16.57% month-over-month
Active Listings: Down 5.40% month-over-month
Average GTA Price: Down 0.47% month-over-month
Average Days on Market: 50 days (down from 51 in September)

GTA Market Overview

October delivered a second consecutive month of sales growth, rising nearly 10% from September. Buyers who had previously stepped to the sidelines over the summer began returning, encouraged by improved affordability expectations, increased negotiation power, and a sense that prices may have reached a temporary floor after months of softening.

Inventory also pulled back in October. New listings dropped more than 16% month-over-month, and active listings declined just over 5%. While supply remains higher than last year, the month-over-month easing helped bring the market closer to balance. With fewer new listings coming online, sellers benefited from slightly less competition than they faced in September.

Prices remained stable, dipping less than half a percent. Considering the broader downward pressure over the past year, October’s minimal price movement suggests values may be flattening as the market finds an equilibrium between what sellers are willing to accept and what buyers are prepared to pay.

Key Takeaway: October showed improving buyer engagement and tightening inventory – two key ingredients for price stabilization.

Key Market Drivers in October

Improved Buyer Confidence
The fall market saw stronger engagement as buyers adjusted to borrowing costs and gained clarity around pricing. This confidence translated into increased sales activity across both freehold and condo segments.

Inventory Eased After a September Surge
September’s spike in listings created temporary pressure on prices. With fewer new listings in October, buyers had less choice, helping restore some balance.

Price Stability Encouraged Move-Ups and First-Timers
Stable pricing helped both move-up buyers and first-time purchasers make more confident decisions, especially in the condo and semi-detached segments.

GTA Market Performance: Month-Over-Month

Sales increased by 9.76% (+546 sales)
New listings declined by 16.57% (-3,191 listings)
Active listings dropped by 5.40% (-1,586 listings)
Average price decreased slightly by 0.47% (-$5,005)
Days on Market improved from 51 to 50 days

Key Takeaway: The combination of rising sales and falling listings is a positive directional shift for market balance.

GTA Market Performance: Year-Over-Year

Sales down 7.81% from October 2024
New listings up 4.83% from last year
Active listings up 13.59% from last year
Average price down 7.12% year-over-year (-$80,843)
Days on Market up 16.28% from last year (+7 days)

Key Takeaway: While the month-to-month narrative has improved, year-over-year comparisons continue to show a softer market with more choice and lower prices than last fall.

416 Market Breakdown by Property Type

Sales Activity (Month-Over-Month)

Detached: Up 10.67% (+72 sales)
Semi-Detached: Up 22.90% (+49 sales)
Townhouse: Up 13.64% (+30 sales)
Condo: Up 14.04% (+132 sales)

Sales growth was seen across all housing types, marking one of the broadest improvements this year. Semi-detached homes led the month, followed closely by the condo sector, which regained momentum after a slower summer.

Key Takeaway: Buyer interest strengthened across all segments, showing renewed confidence in the market.

Pricing Trends (Month-Over-Month)

Detached: Down 3.97% (-$66,966)
Semi-Detached: Up 3.18% (+$37,582)
Townhouse: Down 4.19% (-$38,919)
Condo: Up 2.66% (+$18,126)

Freehold properties saw mixed performance. Detached and townhouse values experienced modest declines, while semis posted the strongest price gains of the month. Condos also saw average prices rise, supported by an uptick in demand and more motivated fall buyers.

Key Takeaway: Semi-detached homes stood out as the strongest performer, while condos continue to offer value-driven opportunities for buyers.

What This Means for Buyers

With inventory easing and sales strengthening, buyers considering a purchase in the next three to six months may want to take advantage of current conditions. Prices have shown signs of stabilizing, and as competition picks up, the negotiation leverage seen through the summer could begin to narrow.

Key Takeaway: Buyers still hold advantages, but conditions are shifting. Acting before inventory tightens further could be beneficial.

What This Means for Sellers

October offered sellers a more encouraging landscape than earlier in the fall. With fewer new listings entering the market, properly priced homes saw more consistent showings and engagement. Attractive, well-prepared properties continue to see the strongest results.

Key Takeaway: Sellers who position their home strategically and price with the current market will find more motivated buyers than in recent months.

Our Take

October marked an important turning point for Toronto real estate. While we’re not seeing dramatic price growth or frenzied bidding wars, the combination of stronger sales and softer listing numbers suggests the market is working toward balance. Confidence has improved, and both freehold and condo buyers are moving more decisively than they did over the summer.

Heading into the final months of the year, the market appears more stable and predictable than it has been for most of 2025. For both buyers and sellers, clarity is returning, and informed strategies are key. As always, reach out any time if you’d like to learn more!

Oct 30

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Types of Townhouses in Toronto: Freehold vs Condo vs POTL

By Mark Savel Advice For Buyers, Real Estate, Toronto

When most people picture a townhouse, they imagine a row of homes neatly connected by shared walls — but in Toronto, that’s only half the story. What really defines a townhouse isn’t its look, but how you own it. From full land ownership to shared maintenance agreements, understanding the difference between freehold, condo, and POTL townhouses can save you surprises (and thousands of dollars) down the line.

Let’s break down the three main types you’ll find across Toronto — and help you decide which one fits your lifestyle best.

Freehold Townhouses: Complete Ownership, Maximum Control

A freehold townhouse is the closest thing you’ll find to owning a detached home in a connected row. You own both the building and the land it sits on — from the basement floor to the patch of grass out front.

With no condo board or management company, there are no monthly maintenance fees. But that independence comes with full responsibility. You’ll handle the roof repairs, lawn care, snow shovelling, and any exterior upkeep yourself. For some, that’s freedom. For others, it’s a to-do list that never ends.

Freehold townhomes are often found in mid-density pockets like Queen West, and older pockets of the city, where lots are deep enough to support row-style development. They’re also becoming more common in outer neighbourhoods of Scarborough and Etobicoke where builders can offer fee-free ownership.

Pros:

Full control over your home and land
No monthly maintenance or condo fees
Greater long-term appreciation tied to land value

Cons:

All exterior and structural maintenance is on you
Costs can add up for major repairs (roof, driveway, etc.)

Thinking about selling your freehold townhouse? Learn how to sell higher with Toronto Livings.

For a deeper comparison of ownership styles, check out GTA West Living’s guide on Freehold vs Condo Townhouses.

Condo Townhouses: Shared Spaces, Simplified Upkeep

A condo townhouse blends home-like living with the convenience of shared maintenance. You own the interior of your unit, but the exterior, land, and shared amenities belong to a condominium corporation. That means you’ll pay monthly condo fees, which typically cover landscaping, snow removal, roof repair, insurance on the exterior, and sometimes even utilities.

In exchange, you’ll have fewer weekend chores — but a bit less autonomy. The condo board oversees what you can and can’t do with your home’s exterior. Want to change your front door or install a satellite dish? You might need board approval first.

These townhouses are common in Liberty Village, East Bayfront, and along major transit corridors where land is scarce and vertical living makes sense. For many, they strike the right balance between ownership and ease.

Pros:

Lower individual maintenance responsibilities
Shared upkeep through predictable monthly fees
Often include amenities or shared green space

Cons:

Monthly condo fees can rise over time
Limited control over exterior appearance and common areas

For an official definition, visit the Condo Authority of Ontario’s explainer on condominium ownership.

If you’re exploring condo living in Toronto, visit our Buy Better guide for expert insights.

POTL Townhouses: The Best of Both Worlds

A POTL townhouse — short for Parcel of Tied Land — sits somewhere between a freehold and a condo. You own your home and the land beneath it, but it’s “tied” to a Common Elements Condominium Corporation (CEC). That means you also own a share of certain shared spaces — think private laneways, visitor parking, or landscaped courtyards.

You’ll pay a monthly POTL fee for maintenance of those shared elements, but otherwise, you control your property much like a freehold owner. It’s a hybrid model that gives you autonomy with a touch of community upkeep.

POTL developments are increasingly common in suburban pockets of Vaughan, Brampton, and North York (Downsview Park is a big fav of ours), where builders include private roads and shared driveways. They offer the best of both worlds — independent living without the full burden of maintenance.

Pros:

You own both the home and land
Shared maintenance of common areas like roads and landscaping
Typically lower fees than a full condo townhouse

Cons:

Still subject to condo-style rules for shared spaces
Legal structure can be complex — always review the status certificate

To better understand this hybrid form of ownership, read Merovitz Potechin LLP’s explanation of POTL and Common Elements Condos.

Want to hear us talk through these townhouse types in real time?

Tune into our latest Toronto Livings Podcast episode, where Mark and Joey break down the differences between freehold, condo, and POTL townhouses — with real examples from Toronto neighbourhoods.

🎙️ Listen to the episode here or find it on Spotify and Apple Podcasts.

Which Type Is Right for You?

When it comes to townhouses in Toronto, the right choice depends on how you want to live — and what you’re willing to manage.

Type	Ownership	Fees	Control	Maintenance
Freehold	Home + Land	None	Full	100% Yours
Condo	Interior + Shared Land	Monthly	Limited	Shared
POTL	Home + Land + Shared Elements	Small Monthly Fee	Moderate	Shared

Before you buy, ask your agent (hi 👋) to check the property’s title and status certificate — it’s the best way to confirm what you’re actually buying. Whether you want full control, minimal upkeep, or a balanced middle ground, there’s a townhouse type that fits your lifestyle.

Ready to explore what’s on the market? Start with our Buy Better guide or contact us below for personalized advice!

Oct 16

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September 2025 Toronto Real Estate Market Update

By Mark Savel Monthly Market Updates

September brought a noticeable pulse back to the Greater Toronto Area housing market. TRREB reported 5,592 homes sold across the region — an 8.5% increase compared to the same time last year. This rebound comes alongside a 4% increase in new listings, with 19,260 properties entering the market.

While activity picked up, prices continued their modest retreat. The MLS Home Price Index Composite Benchmark dipped 5.5% year-over-year, while the average selling price landed at $1,059,377, down 4.7% annually. On a seasonally adjusted basis, the average price held relatively flat month-over-month (up 0.2%), while the benchmark dipped slightly (-0.5%).

With more homes for sale and increased buyer negotiation power, the market remained competitive — but not chaotic. This remains a market driven by opportunity-seeking buyers and realistic sellers.

Interest Rates & Economic Backdrop

After holding steady for months, the Bank of Canada announced a much-anticipated rate cut in September — lowering its key policy rate to 2.50%.

The move came in response to softening inflation, weaker job creation, and ongoing global trade challenges. It also provided a notable psychological and financial boost for homebuyers, many of whom had been sidelined by borrowing constraints.

Lower rates mean more manageable monthly payments — especially for variable-rate borrowers or those renewing mortgages. According to Global News, some households are now able to qualify for homes that had previously been out of reach.

Expectations are building for two more 25-bps cuts before spring 2026. If realized, this could significantly improve affordability metrics and buyer confidence.

Deep Dive: Sales, Listings & Price Trends

The September landscape was defined by:

More sales: 5,592 transactions (up 8.5% YoY)
More choice: 19,260 new listings (up 4% YoY)
Lower prices: Benchmark HPI down 5.5%, average price down 4.7%
Subtle shift: Sales up vs August, but listings down → signs of slight tightening in certain pockets

This mild tightening suggests some segments — especially entry-level freeholds and move-in-ready condos — may see more bidding activity heading into the fall.

Condo Market & Our Brokerage Lens

Here’s where things got interesting for us at Toronto Livings.

While broader TRREB data showed continued softness in the condo market, our listings told a different story. Every condo we had on the market in September sold faster than expected — often within a week, and in some cases with multiple offers.

Buyers seem to be responding to three things:

Relative affordability: Condos offer a lower price point for end-users and investors alike.
Inventory balance: With listings plateauing, urgency is returning.
Renewed investor appetite: Lower rates + strong rental demand = better ROI math.

This isn’t a market-wide shift yet — but it’s a trend we’re watching closely, especially downtown and in midtown nodes like Yonge & Eglinton and Liberty Village.

What Buyers & Sellers Should Watch

For buyers:

Affordability is trending in your favour. Lower mortgage rates = more purchasing power.
There’s still room to negotiate. Prices are down YoY, and sellers are motivated.

For sellers:

Well-prepped, well-priced homes are moving. Especially in the condo and mid-tier freehold space.
Professional staging, marketing, and pricing strategy matter more than ever.

For everyone:

Inventory may tighten further if new listings continue to slow and sales ramp up.
October and November often bring strategic buying opportunities before the winter slowdown.

Outlook & Forecast

TRREB expects 76,000 total sales by year-end, with modest price growth returning in early 2026 — assuming more rate cuts are on the table.

But there are caveats:

Construction activity is falling — new housing starts have slowed considerably.
Policy coordination is lacking — TRREB is calling for better alignment between all levels of government and industry players.
Supply chain and labour constraints continue to weigh on delivery timelines.

Still, with borrowing costs easing and buyer sentiment rising, the stage may be set for a more active close to the year.

Thinking of making a move this fall? Let’s talk — the market may offer more opportunities than you think.

Sep 16

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Bank of Canada 2026 Rate Announcements & Toronto Real Estate

By Mark Savel Advice For Buyers, Advice For Sellers

As 2026 approaches, all eyes are once again on the Bank of Canada (BoC) and its interest rate announcements. After a period of steady adjustments through 2024 and 2025, the BoC has published its official 2026 schedule—dates that will shape everything from mortgage rates to Toronto’s housing market. With Toronto real estate highly sensitive to rate changes, this calendar matters to both buyers and sellers.

The 2026 Announcement Calendar

The BoC has confirmed eight interest rate decision dates in 2026 (Bank of Canada):

January 28
March 18
April 29
June 10
July 15
September 2
October 28
December 9

Each announcement is released at 9:45 a.m. ET. Four of these dates—January, April, July, and October—also come with a full Monetary Policy Report, offering deeper insight into the BoC’s outlook.

Forecasts & Drivers in 2026

So what’s at stake? As of mid-2025, the policy interest rate sits at 2.75%, with economists anticipating gradual cuts through 2025 and into 2026. Forecasts suggest we could see rates ease closer to 2.00%–2.50% by year’s end (True North Mortgage).

The key drivers the BoC will weigh:

Inflation trends – whether price growth holds steady within the 2% target range.
Economic growth – Canada’s GDP recovery pace, especially as tariffs and global trade pressures evolve.
Labour markets – employment strength and wage growth as signs of consumer demand.
Global risks – from U.S. interest rate policies to energy prices and supply chain stability.

Tracking Toronto’s Real Estate Activity

At Toronto Livings, we keep close tabs on the numbers that matter most:

Sales activity – recent TRREB data shows summer 2025 home sales rising modestly compared to last year.
Average prices – while sales are up, prices have faced downward pressure, with buyers negotiating more aggressively in a high-inventory market.
Inventory & listings – more active listings mean more choice for buyers; months of inventory (MOI) is trending higher (Move Smartly).
Condo vs. low-rise – low-rise homes have seen stronger year-over-year recovery, while the condo segment remains softer.

This real-time tracking helps us anticipate how the BoC’s decisions will ripple through Toronto’s housing market.

How Rate Changes Could Affect Toronto Real Estate in 2026

If rates fall: Lower borrowing costs could spur demand, especially among first-time buyers and move-up families. Low-rise homes may see renewed bidding wars if affordability improves.
If rates hold steady: Market momentum may remain muted, with price growth restrained and condos facing continued challenges.
If cuts are slower than expected: Buyers may stay cautious, and new construction projects—already at lower than historical levels—could face further delays.

What Buyers and Sellers Should Watch For

Key dates – mark the BoC’s eight announcements on your calendar.
Statements & reports – focus on inflation commentary, labour market analysis, and forward guidance.
Local market data – keep an eye on TRREB monthly updates for sales, listings, and pricing.

For buyers: staying pre-approved and watching for rate dips could provide an edge.
For sellers: higher inventory means standing out matters more than ever—pricing and presentation will be critical.

Conclusion

The BoC’s 2026 rate decisions are poised to shape not only mortgage costs but also the rhythm of Toronto’s real estate market. With forecasts leaning toward modest easing, the year could bring more opportunities for buyers while keeping sellers on their toes. We’ll continue to track the data and provide insights to help you navigate what’s ahead.

Sep 08

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August 2025 Toronto Real Estate Market Update

By Mark Savel Monthly Market Updates

If it felt like the market hit pause in August… it kind of did.

Between vacations, back-to-school prep, and one last cottage weekend, it’s no surprise that activity slowed across the board. For our team — and many of our clients — the majority of the month was spent away from the action. Historically, August tends to be one of the sleepiest months in Toronto real estate, and this year followed that familiar script.

That said, a quiet market doesn’t mean a stagnant one. Beneath the surface, some subtle (and potentially significant) shifts took place.

Sales Slow, Listings Rise – A Buyer’s Market (On Paper)

The Toronto Regional Real Estate Board (TRREB) reported 5,211 sales in August 2025 — a 2.3% increase year-over-year, but a sharp 14% decline from July. That drop wasn’t unexpected, given the seasonal slowdown. What stood out more was the surge in new listings: 14,038 properties hit the MLS, up 9.4% from last year and higher than July’s tally.

In plain terms: buyers had more to choose from, and fewer competitors to contend with.

TRREB President Elechia Barry-Sproule put it this way: “With the economy slowing and inflation under control, additional interest rate cuts by the Bank of Canada could help offset the impact of tariffs. Greater affordability would not only support more home sales but also generate significant economic spin-off benefits.” (FYI, the Bank of Canada is meeting on Sept 17th to decide on the policy interest rate)

You can almost hear the fall market gears warming up… but then again, who really know!?!

Pricing Holds Steady — But Down From Last Year

The average selling price in the GTA came in at $1,022,143 — down 5.2% year-over-year and 2.81% from July. The MLS Home Price Index (HPI) Composite also fell 5.2% annually but held flat month-over-month.

That month-over-month stability may seem like good news for sellers, but context is everything. Properties sat longer, with average days on market rising to 49 — the second slowest pace of the year (only January was slower at 55 days).

In short: homes are still selling, but not without negotiation — and patience.

Condos: The Softest Spot on the Map

Of all housing types, the condo segment saw the steepest summer dip. Just 890 condo sales were recorded — making it the third weakest month of 2025. Prices followed suit, with the average condo selling for $667,660, marking the worst monthly performance of the year.

That said, inventory remains healthy and choice is abundant — which could be a silver lining for buyers looking to enter the market or make a move-up purchase.

What This Means for Fall (And Why September Matters More Than Ever)

August may have been sluggish, but fall could be a different story. With many buyers and sellers returning from summer break, we expect momentum to pick up in September.

TRREB Chief Information Officer Jason Mercer noted that, even with lower borrowing costs and softer pricing, affordability remains a challenge. But any additional cuts from the Bank of Canada — like the ones forecasted this fall — could bring sidelined buyers back into the game.

What Buyers and Sellers Should Know Right Now

For Buyers:

Inventory is your advantage. With listings up and competition low, now’s the time to shop around and negotiate with confidence.
Interest rate cuts may be coming. Acting before they hit the headlines could save you from bidding wars down the road.
Condos are especially soft. If you’ve been eyeing a unit downtown or looking for an investment property, this could be the moment to pounce.

For Sellers:

Buyers are cautious, not absent. Presentation, pricing, and patience are key.
Prep now for the fall surge. We expect renewed activity in September — having your listing market-ready could pay dividends.
Highlight value. With affordability still a top concern, make sure your home’s best features are front and centre.

Final Thoughts – Don’t Sleep on the Slow Months

Yes, August was quiet. But that silence came with a lot of signal: more listings, longer days on market, and room for negotiation across nearly every housing segment.

Sellers: now’s the time to prep your listing for fall. Presentation, pricing, and timing will matter more than ever.

Buyers: if you’ve been waiting on the sidelines, this might be the moment to step in. Less competition. More inventory. And the possibility of more favourable rates ahead.

After a well-earned summer breather, Toronto’s market is gearing up again — and we’re here to help you navigate what’s next.

Looking to buy or sell this fall?
Reach out to the Toronto Livings team — even if August was all about rest, we’re ready to help you move forward in September.

Aug 04

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July 2025 Toronto Real Estate Market Update

By Mark Savel Monthly Market Updates

A Stronger Summer Showing

The Toronto real estate market delivered its strongest July sales performance since 2021 — a welcome shift after a slow start to the year. According to the Toronto Regional Real Estate Board (TRREB), 6,100 homes were sold across the GTA last month. That’s a 10.9% increase over July 2024.

New listings also climbed to 17,613, up 5.7% year-over-year. But with sales rising faster than listings, the market saw a modest tightening — signalling that more buyers are finding opportunities to jump in.

Are Prices Still Falling?

Yes — but there’s more to the story.

The MLS®Home Price Index (HPI) Composite Benchmark was down 5.4% compared to last year, while the average selling price dropped 5.5% to $1,051,719.

Month-over-month, prices held steady — suggesting the bottoming-out trend we started to see in June may be sticking around.

“Improved affordability, brought about by lower home prices and borrowing costs, is starting to translate into increased home sales,” said TRREB President Elechia Barry-Sproule.

On the Ground: More Buyers, Faster Sales

From what we’re seeing firsthand — buyers are back.

Between back-to-back interest rate cuts earlier in 2025 and greater affordability in key segments (especially entry-level condos and townhomes), buyer activity is up. Homes are selling faster, showing traffic has picked up, and serious buyers are making moves.

This is the second month in a row that sales have outpaced new listings on a seasonally adjusted basis — a trend worth watching as we head into the fall market.

Rate Relief & Economic Outlook

While the Bank of Canada held its key rate at 4.25% in July, economists expect another cut may be on the table this fall (September is the next meeting).

Mortgage rates have already reacted, with many 5-year fixed options dipping below 5% — making ownership slightly more attainable for buyers who were previously priced out.

But the economic picture remains mixed. As TRREB’s Chief Market Analyst Jason Mercer notes:

“Recent data suggest that the Canadian economy is treading water… further interest rate cuts would spur home sales and see more spin-off expenditures, positively impacting the economy and job growth.”

What About the Foreign Buyer Ban?

Despite its name, the foreign buyer ban isn’t an outright block. There are several exemptions that allow non-residents to purchase real estate in Canada, including:

Multi-unit buildings with 4+ units
Vacant land and development parcels
Recreational and rural properties
Purchases by international students and temporary workers under defined rules

This is important context for developers and investors looking at multiplex conversions or purpose-built rentals.

Key Stats at a Glance (July 2025)

Metric	Value	YoY Change
Home Sales (GTA)	6,100	+10.9%
New Listings	17,613	+5.7%
Avg. Selling Price	$1,051,719	-5.5%
MLS® HPI Composite	—	-5.4%
BoC Key Interest Rate	4.25%	—
5-Year Fixed Mortgage Rates	~4.89%	Lower than 2024

What Buyers and Sellers Should Know Right Now

For Buyers:

Timing is on your side. With prices flat month-over-month and rates slowly trending down, conditions are more favourable than they’ve been in years.
Competition is still manageable, but we expect that to shift as fall approaches — don’t sleep on pre-approval and fast decision-making.
Condos and townhomes are heating up, especially in midtown and west-end pockets. If you’ve been on the sidelines, now’s the time to revisit your strategy.

For Sellers:

Pricing matters more than ever. Overpricing is a fast track to stagnation — strategic pricing is key in this transitional market.
Presentation counts. With more motivated buyers, staging, pre-inspections, and marketing make a real difference.
We’re seeing faster sales for homes that show well and are priced right — especially in walkable, transit-connected neighbourhoods.

Final Thoughts

Affordability is improving. Buyer confidence is growing. And if July’s numbers are any indication, we’re moving toward a more balanced market.

With fall just around the corner, there’s likely more activity — and more competition — to come.

If you’re planning to buy, sell, or just want to know how the shifting market affects your next move, reach out to us here.

Want a better sense of your home’s current value? Get your free evaluation and we’ll show you what today’s buyers are paying.

Jul 23

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Best Sites to Find Medium‑Term Rentals in Toronto: for Relocations, Renovations & Extended Stays

By Mark Savel Medium Term Rentals

Whether you’re relocating for work, renovating your current home, or planning an extended stay in the city, medium-term rentals (typically 1–12 months) have become the go-to solution. Flexible leases, furnished spaces, and all-inclusive pricing make them a practical choice for professionals, families, and digital nomads alike. According to recent Toronto rental market data, demand for fully furnished, turnkey housing has climbed steadily over the past two years—thanks in part to remote work and corporate relocation programs.

The Three Types of Platforms to Check First

1. Corporate Housing & Specialized Providers

Best for relocations and turnkey living
If you want a seamless, hotel-like experience without the hotel vibe, corporate housing providers are your best bet. They specialize in fully furnished suites with all the comforts of home: stocked kitchens, dedicated workspaces, housekeeping, and 24/7 support.

Here are some top choices:

Premiere Suites – Canada’s largest corporate housing provider.
MAC Furnished Residences – Over 30 years of experience serving relocations across the GTA.
Mary-am Suites – Known for high-quality furnished rentals with concierge-style service.
Olivia’s Housing – Great for mid-term executive stays, offering flexible 28+ day rentals.

You can also rent directly with us! Check out our fully furnished 3-bedroom corporate relocation housing—ideal for families in between homes or professionals relocating to Toronto. For a more design-forward take, follow @amreeiproperties on Instagram for beautifully curated furnished stays.

2. Meta-Search & International Platforms

Best for variety and quick availability
If you prefer browsing multiple options quickly, global platforms are a solid choice. Many now cater specifically to longer stays:

Airbnb – Long-stay filters and host-reviewed listings.
Vrbo – Best for private, whole-home rentals.
Booking.com & Sonder – Blend of apartment-style hotels and furnished apartments.
Nestpick – Meta-search engines that pull listings from multiple providers.

These platforms are great for those wanting flexibility, variety, and user reviews before committing.

3. Sublet & Budget-Friendly Sites

Best for extended stays on a tighter budget
If you’re willing to trade full-service perks for cost savings, sublet-focused sites can be worth exploring:

Flatio – Deposit-free, mid-term furnished rentals.
Sublet.com – Flexible furnished subleases and rooms.
Facebook Marketplace & Kijiji – Informal but often great for last-minute deals (just be sure to vet listings carefully).

These platforms appeal to students, interns, or anyone needing a simple, budget-conscious stay.

What to Consider Before Booking a Medium-Term Rental

Before you sign, make sure you:

Review lease terms and cancellation policies.
Confirm what’s included (utilities, WiFi, parking, cleaning).
Check location—proximity to transit, work, or schools matters.
Ask for corporate invoicing if you’re relocating for work.

Professionally managed properties often handle these details better, which is why corporate providers remain popular for business and family relocations.

Ready to Find Your Perfect Medium-Term Rental?

Toronto’s medium-term rental market is full of great options—if you know where to look. Whether you need a furnished home for a few months or a turnkey space while you renovate, we can help you find the right fit. Start by exploring our featured 3-bedroom corporate relocation housing, or reach out to us directly for personalized recommendations. And for daily inspiration, follow @amreeiproperties to see beautifully staged furnished rentals around the city.

Jul 22

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Whats the Difference Between a Medium‑Term & Long‑Term Lease in Toronto

By Mark Savel Medium Term Rentals

Why Your Rental Strategy Matters in Toronto’s Market

Toronto’s rental market is tight, competitive, and constantly evolving. Choosing the right rental type isn’t just about convenience—it’s about finding the right fit for your lifestyle. Whether you’re relocating for work, staying temporarily, or looking for long-term stability, understanding the pros and cons of each rental type will help you make the best decision for your situation.

What is a Medium‑Term Rental?

A medium‑term rental (MTR) typically ranges from 1 to 6 months and is almost always furnished. These rentals are ideal for corporate relocations, digital nomads, or anyone “in-between homes.”

Pros:

Furnished and often fully equipped (utilities and Wi-Fi included)
Flexible lease terms—great for temporary stays
Move-in ready with minimal setup costs

Cons:

Limited selection in some neighbourhoods
Less negotiating power due to demand

Check out our clients property: Medium-Term Rental in Toronto – Fully Furnished 3-Bedroom Corporate Housing.

What is a Long‑Term Rental?

A long‑term rental (LTR) in Toronto is typically a 12-month lease or longer, and is the most common choice for permanent residents.

Pros:

Stability and consistency for those planning to stay longer
Access to a wider variety of units and neighbourhoods
Many buildings are subject to Ontario rent control

Cons:

Less flexibility—breaking a lease early can be challenging
Usually unfurnished, requiring upfront furniture and setup

Which Rental Type is Right for You?

Choose a Medium-Term Rental if:

You’re relocating temporarily for work
You’re renovating or between homes
You need flexibility with move-out dates

Choose a Long-Term Rental if:

You’re planning to stay in Toronto for 12+ months
You prefer a consistent living arrangement
You’re okay furnishing and setting up utilities yourself

Real Stories – How We Helped Clients Choose

One client relocating for a six-month tech contract needed a fully furnished, hassle-free space—we secured them a modern MTR downtown within 48 hours. Another couple moving from Vancouver wanted long-term stability; by opting for an LTR in a rent-controlled building, they found the perfect home for their new life in the city.

Final Thoughts – What’s Next?

Whether you’re looking for flexibility or long-term comfort, Toronto offers options for every lifestyle. The key? Weigh your priorities: convenience vs. stability.

Not sure which rental type is right for you? Let’s chat about your options.

Jul 22

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Medium-Term Rentals in Toronto: Flexible Housing for 30–180 Days

By Mark Savel Advice For Sellers, Medium Term Rentals

What Are Medium-Term Rentals?

Medium-term rentals are furnished homes or condos leased for 30 days to 6 months—the sweet spot between nightly Airbnb-style stays and traditional one-year leases. They’re perfect for people who need a place longer than a vacation but don’t want to commit to a full-year lease.

Toronto’s housing market, with its constant flow of newcomers, corporate relocations, and transitional homeowners, makes medium-term rentals more relevant than ever!

Who Are Medium-Term Rentals For?

Corporate Relocations & Work Assignments

When employees relocate for a project or work assignment, staying in a hotel for months can be expensive—and uninspiring. Medium-term rentals offer a home-like alternative with full kitchens, private living spaces, and flexible terms.

Looking for an example? Check out this fully furnished 3-bedroom in Toronto, perfect for corporate relocations.

Homeowners Renovating or Between Homes

If you’re remodeling your home—or selling one place while waiting for another to close—a medium-term rental keeps you comfortable during the transition. Think of it as a stress-free way to ride out those noisy renovations or delayed closings.

Extended Visits & Medical Stays

Some families need to be in Toronto for months at a time—whether for specialized medical treatment, supporting a loved one, or even “test-driving” the city before making a permanent move. Medium-term rentals make these longer stays convenient and comfortable.

Why Toronto is Perfect for Medium-Term Rentals

Strong Demand from Relocations

Toronto is Canada’s corporate and financial hub. With global companies moving employees in and out of the city, demand for fully furnished, flexible housing remains high—even as overall rents have cooled slightly in 2025.

Tight Hotel Supply & Rising Costs

Extended hotel stays can feel cramped and costly. Medium-term rentals often provide more space for less money, plus practical perks like full kitchens and in-suite laundry.

Investor Opportunity

For investors, medium-term rentals can be a sweet spot:

Higher nightly rates than long-term leases
Fewer regulatory headaches than short-term rentals (and less turnover chaos)

What to Look for in a Medium-Term Rental

Whether you’re renting or investing, here’s what makes a great medium-term property:

Fully furnished with quality essentials (not just mismatched leftovers)
All-in pricing – utilities, Wi-Fi, and parking included
Great location – near transit, corporate hubs, or hospitals

Considering a Medium-Term Rental?

If you need temporary housing for work, renovations, or a life transition, a medium-term rental could be the perfect fit. Explore this fully furnished 3-bedroom Toronto rental, ideal for corporate stays or relocations and experience how seamless a temporary move can be.

Ready to Find Your Medium-Term Rental?

Whether you’re relocating for work, waiting on a new home to close, or just need a comfortable place during renovations, we can help you secure the right space. Contact the Toronto Livings Team today and let’s find you a rental that feels like home—even if it’s only for a few months.