Let’s be honest: there are a lot of voices in the Toronto real estate space. Some are helpful. Some… not so much. In a market where insight matters as much as square footage, I’ve learned to stick with sources that actually inform, educate, and sometimes challenge my thinking. Below is a shortlist of the blogs I genuinely read—the ones I turn to between showings, during market shifts, or when I just want a sharper perspective.
Whether you’re a buyer, seller, investor, or fellow agent, these blogs offer more than just listing fluff. They bring data, design, and dialogue to the table—and that’s what makes them worth your time.
David Fleming is a fixture in the Toronto market. His blog blends sharp commentary with market education, pulling no punches when it comes to bidding wars, blind offers, or municipal policy missteps. It’s part data, part drama—but always thoughtful.
Why I read it: It’s raw, honest, and never sugarcoated. I often share his posts with clients who want the unfiltered version of what’s happening behind the MLS curtain.
If you’re looking for a deeper, data-centric look at Toronto housing, John Pasalis’ reports are must-reads. The blog blends hard stats with housing policy insights and regularly features macroeconomic commentary.
Why I read it: It helps me stay grounded in actual numbers—especially during volatile months. When interest rates shift or headlines get noisy, this is one of the first places I check.
This blog stands out for its transparency. The Brel Team writes with heart, humour, and honesty—offering real-world examples of staging, pricing strategy, and even the emotional rollercoaster of buying or selling.
Why I read it: It’s one of the most client-focused blogs around. I admire how clearly they explain complex steps without dumbing things down. I also personally know Mel and Brendan, and I’m a big fan of their work and the thoughtfulness they bring to everything they publish.
David’s posts feel like curated thought pieces. Whether it’s an in-depth look at market dynamics or a personal take on neighbourhood evolution, there’s always something fresh here.
Why I read it: His appreciation for design and layout mirrors my own—especially when it comes to unique homes and lofts.
Urbaneer is more than a market blog—it’s a cultural deep dive into Toronto real estate. Steve Fudge writes with empathy, historical insight, and a passion for the city’s housing diversity.
Why I read it: It connects the dots between architecture, neighbourhood character, and human emotion. It’s a reminder that buying a home isn’t just a transaction.
Minimalist design, clean visuals, and editorial polish make this one a treat to scroll. But it’s not just pretty—the insights into downtown condo life, new builds, and market mood are consistently thoughtful.
Why I read it: It reflects a modern buyer’s mindset. I often recommend it to clients who value design-forward spaces or want to understand the lifestyle side of the city. I’ve also had the pleasure of working with Ralph and Kori, and have always admired their commitment to the craft and the calibre of work they consistently deliver.
Shameless plug? Maybe. But our blog exists to fill the gaps we kept seeing in Toronto real estate coverage. We dig into purpose-built rentals, unique condo buildings, and share behind-the-scenes stories that shape smarter decisions.
Why we write it: To demystify the process, spotlight special properties (especially lofts!), and offer our clients a resource that goes beyond the basics… we also have a podcast too!
Sleek and seriously niche, The MASH is a feast for design lovers (and as far as I know, not written by a realtor). From sharp geometric builds to mid-century gems, it’s a showcase of Toronto architecture at its finest.
Why I read it: It’s where I go when I need a break from spreadsheets and want to appreciate the artistry in real estate. The listings they highlight? Chef’s kiss.
Final Thoughts
In a city this competitive and nuanced, where you get your real estate info matters. These blogs offer more than content—they offer context. Whether it’s the data nerds, the design dreamers, or the straight-shooters, I’m grateful for every post that helps keep the Toronto real estate conversation sharp.
Have a favourite I missed? Shoot me a message. I’m always reading.
We’ve seen it all. One buyer found their dream condo and closed in under 24 hours. Another? They patiently searched for the perfect detached in midtown—over two and a half years later, they got the keys. So, how long does it really take to buy a home in Toronto?
The truth is: there’s no one-size-fits-all answer. But there is a rhythm to the process, and once you know what to expect, it becomes a whole lot easier to plan. From financing to final keys, the timeline can stretch or shrink depending on how the stars align—or don’t.
The Step-by-Step Timeline (Toronto Edition)
1. Mortgage Pre-Approval (1–4 weeks)
Before you start swiping through listings or scheduling showings, talk to a mortgage advisor. A pre-approval tells you how much you can afford—and it makes you a serious buyer in the eyes of sellers. Plus, you’ll save time down the road by having your documents reviewed and income verified early on.
2. House Hunting (1 month to 1+ year)
This is where timelines vary the most. If you’re looking for a unicorn (like a south-facing hard loft with parking and low maintenance fees), be prepared to wait. But if your must-haves are flexible, you could be touring properties and making offers within weeks.
The season also matters—spring and fall tend to have more listings, while summer and winter slow down. Being ready to view properties quickly and having a responsive agent can make all the difference.
3. Offer & Negotiation (1–10 days)
Once you’ve found “the one,” things move quickly. Your agent will run comps, draft an offer, and submit it—often within 24 hours. From there, sellers may counter, reject, or accept. In hot markets, bidding wars can condense this step to hours.
Having your deposit ready and being flexible with closing dates can help your offer stand out. Your agent’s experience negotiating terms is crucial here.
4. Conditional Periods (5–10 business days)
If your offer includes conditions (like financing or a home inspection), you’ll need time to clear them. Most conditions are resolved within a week—but the clock starts ticking the moment the offer is accepted. This is your due diligence window to walk away penalty-free if needed.
5. Closing Period (30–60 days)
This is the legal handoff: your lawyer handles title searches, insurance, requisitions, and funds transfer. Most closings in Toronto land between 30 and 60 days—but longer or shorter timelines are sometimes negotiated based on the buyer/seller needs.
In this stage, you’ll sign the final documents, finalize mortgage paperwork, and ensure your down payment is in place. Your lender and lawyer will coordinate with the seller’s team to make sure everything runs smoothly.
What Slows Buyers Down?
A few common culprits:
Financing snags — delayed documents or new credit issues can stall mortgage approval.
Inventory droughts — low supply means buyers are stuck waiting for the right listing.
Analysis paralysis — some buyers struggle to commit, especially in shifting markets.
Life interruptions — personal or financial changes can pause a search unexpectedly.
Our record for the longest buyer search? 2.5 years from first showing to firm deal. They waited, watched, and ultimately bought with total confidence. In contrast, another client closed in less than a day by walking into an open house, falling in love, and making a cash offer on the spot.
Sometimes it’s about timing. Other times, it’s about persistence.
Speed It Up — How to Buy Faster
If you’re eager to get into your new home sooner, here are a few tips:
Get pre-approved before you browse
Work with an agent who knows the local landscape (that’s us)
Set clear must-haves vs. nice-to-haves
Be ready to act fast when the right listing appears
Don’t wait for the “perfect” property—sometimes 90% perfect is perfect enough
Stay organized with paperwork, and have your deposit liquid and accessible
Yes—with cash and a willing seller, we’ve seen it happen in under 24 hours. But it’s rare and depends on fast lawyers, quick due diligence, and no mortgage.
Do cash offers close faster?
Usually, yes. Skipping mortgage approval can shave weeks off the process. But you’ll still need legal review, insurance, and coordinated timing with the seller.
How long does a mortgage take in Toronto?
2 to 4 weeks is typical, assuming you’re responsive and the lender isn’t backed up. Submitting complete documents early helps avoid hiccups.
What happens if the seller wants a longer closing?
You negotiate! Most sellers are flexible, especially if the offer price is strong. Some buyers use longer closings to save more or avoid overlapping rent.
Can I start the process before I’m “100% ready” to buy?
Absolutely. Meeting with a mortgage advisor or agent early helps you understand your options, even if you’re months away from making an offer.
Final Thoughts: Everyone’s Timeline Is Different
Some buyers binge open houses for months before pulling the trigger. Others? Love at first sight.
At TorontoLivings, we adapt to your pace. Whether you’re ready to buy tomorrow—or just starting to explore—we’ll walk you through every step, from setting your budget to handing you the keys.
There’s no pressure—only guidance, support, and expert insight tailored to your journey. Connect with us by leaving a message below!
If you’re a homeowner in Toronto considering your next move, one of the most common—and stressful—questions you’ll face is: should I sell before I buy? It’s not just a logistical question, but a financial and emotional one. Do you lock in your next dream home first, or secure top dollar for your current property before making your move?
When you sell first, you’re not guessing what your home might fetch—you know. That clarity shapes everything from your down payment to your total budget.
Take one of our recent clients: they were casually eyeing move-up homes in the west end but hadn’t nailed down what they could afford. After selling their place above asking, they suddenly had more buying power—and the confidence to land a bigger home that checked every box.
2. More Leverage as a Buyer
A firm sale in your back pocket gives you leverage. You can make clean offers without a “sale of property” condition—something sellers love to see. In hot or even balanced markets, this makes your offer stand out and increases your negotiating power.
Translation? You could save money on the purchase side just by being ready to move.
3. Avoid Carrying Two Properties
Buying first means you might own two homes at once. That comes with double mortgage payments, double utilities, double everything.
Some turn to bridge financing, which lets you “bridge” the gap between buying and selling—but it’s not always ideal. Rates can be steep, and you’ll need a firm sale agreement to qualify.
Selling first means you avoid that stress entirely.
But What About Finding Your Next Place?
This is the biggest fear, right? Selling your home and not finding something you love in time. Totally fair—but manageable.
There are ways to bridge the gap without panic:
Flexible closings: Negotiate a long closing window on your sale. Many buyers are happy to accommodate if it means landing a great home.
Short-term rentals: Toronto has more tons of furnished and month-to-month rental options — we can help you rent something temporary that fits your timeline.
Lease-back arrangements: In some cases, you can rent your home back from the buyer after closing. It buys you time and saves the hassle of a full move-out.
Family and friend networks: Some sellers choose to bunk with family or trusted friends short-term—cozy? Maybe. Cost-effective and flexible? Absolutely.
Plus, when you’ve already sold, you can shop for your next place with less pressure. You’re not competing against your own ticking clock. That freedom often leads to better decision-making—and better purchases.
In our experience, with a smart plan and a bit of patience, finding the right place after selling is totally doable—and often, even preferable!
Why Buying First is Riskier Than It Sounds
On paper, it might feel safer to lock in your next home first. You get to secure your dream space and transition smoothly—at least in theory. But in practice, this approach often backfires, especially in unpredictable markets.
Here’s what can go wrong:
You could overpay due to urgency: When you’re racing the clock to buy before selling, your decisions are often emotionally charged. You’re less likely to negotiate assertively or wait for the right fit.
You might have to accept a lower offer on your own home: To avoid juggling two properties, many buyers-turned-sellers will settle for a less-than-ideal price just to wrap things up quickly.
You may need bridge financing—or worse, carry two mortgages: Bridge loans come with added costs and qualification requirements. And if your home takes longer to sell, you could end up on the hook for two sets of housing expenses, which puts serious strain on your finances.
Market shifts can catch you off guard: If the market cools after you buy but before you sell, you could be left with less equity than you expected—or worse, stuck with a home that lingers on the market.
At the end of the day, buying first trades certainty for comfort. But that comfort is short-lived if the numbers—or the timing—don’t work in your favour.
What We Tell Our Sellers
Selling first puts you in the driver’s seat. You know your numbers, your timing, and your game plan. From there, it’s easier to pivot, shop smart, and act quickly when the right listing hits the market.
Yes, bridge loans exist—but we don’t recommend relying on them as a strategy. Think of them more as a parachute, not a flight plan.
Our approach: prep your home well, list with confidence, sell strong—then buy smart. That’s how you lead with strength.
Final Thoughts – Lead with Strength
Buying and selling at the same time is tricky. But by selling first, you control the pace—and your financial footing. You’re not scrambling. You’re not stretching. You’re stepping into your next home with clarity and confidence.
Thinking of selling first? Let’s talk strategy, timelines, and what your home could be worth. Reach out to us here— or send us a comment below.
Buying property in Toronto isn’t exactly like strolling through a Sunday open house and tossing in an offer. Between rapid market shifts, bidding wars, complicated legal documents, and emotional highs and lows, the process can feel more like a strategic chess match than a simple shopping trip.
So it’s natural to wonder: do I really need a real estate agent to buy in Toronto?
Let’s break down what’s required, what’s optional, and how professional guidance can be the difference between buyer’s remorse and securing your ideal home—with less stress, more clarity, and a smarter investment.
Liberty Village in the distant
The Role of a Real Estate Agent in Toronto
In Toronto, real estate agents do more than open doors and draft paperwork. A great agent is your strategist, market translator, and skilled negotiator. They act as your advocate from the moment you start your search to the moment you receive the keys.
Here’s what that can look like:
Decoding neighbourhood trends, property values, and pricing strategies
Tapping into off-market or soon-to-launch listings that aren’t yet public
Coordinating inspections, financing, and closing timelines for a seamless experience
It’s this blend of insight and hands-on support that helps buyers avoid costly missteps—and often land better deals, faster and with fewer surprises.
Do You Legally Need an Agent to Buy Property?
Short answer: no, it’s not legally required.
You can absolutely buy a home without a real estate agent—whether it’s through a private deal, directly with a builder, or via the listing agent representing the seller. But without your own representation, you’re essentially flying solo in a high-stakes, high-priced environment.
Imagine walking into a courtroom without a lawyer. It’s possible, but would you really want to? Especially when the other party has someone negotiating and protecting their interests.
In real estate, the listing agent is obligated to act in the seller’s best interest. That means they’re not working for you—and they’re not required to point out things that may work against the seller’s position.
Having your own agent levels the playing field.
Benefits of Working with a Real Estate Agent
Here’s where the perks really start stacking up:
1. Access to More Listings
Real estate agents often have early access to listings through industry networks, email alerts, and brokerages that share exclusive pre-market opportunities. In a city like Toronto, where some homes sell within 24 hours, this kind of head start can be the difference between getting the property—or missing out entirely.
2. Expert Negotiation
Your agent brings both experience and data to the table. They understand market conditions, comparable sales, and buyer psychology. They know when to go in strong, when to hold back, and how to structure offers that stand out without having you overpay or waive protections you’ll regret.
3. Process Management
From pre-approval to final closing, there are dozens of moving parts. Offers, amendments, deposits, conditions, appraisals—it adds up fast. A good agent keeps everything (and everyone) on track and ensures no detail slips through the cracks.
4. Emotional Buffering
Buying property—especially your first or forever home—is emotional. And emotions can cloud judgment. Your agent provides an objective lens, helping keep decisions grounded in logic, value, and long-term benefit.
5. Professional Network
A top-tier agent comes with a vetted team of professionals: mortgage brokers, real estate lawyers, home inspectors, movers, contractors, and more. They know who’s reputable—and who to avoid.
Understanding the Buyer Representation Agreement (BRA)
If you decide to work with a buyer’s agent in Ontario, you’ll likely be asked to sign a Buyer Representation Agreement (BRA). This document formalizes your working relationship, outlining responsibilities, boundaries, and expectations.
Key elements include:
The length of the agreement (often 90–180 days)
The area it covers (e.g., Toronto, the GTA, or specific neighbourhoods)
The commission terms (typically paid by the seller)
Signing the BRA means the agent has a legal fiduciary duty to you. That includes full disclosure, loyalty, confidentiality, and promoting your best interests above all else.
Tip: You can always negotiate or customize the BRA. Ask questions. Understand the clauses. A transparent agent will be happy to explain it all.
WaterWorks Condo
Who Pays the Agent’s Commission?
One of the biggest misconceptions buyers have is around commission.
In most resale property purchases in Toronto, the seller covers the commission for both their listing agent and the buyer’s agent. That means buyers can benefit from professional representation without paying out of pocket.
Exceptions do exist:
FSBO (For-Sale-By-Owner) deals where no buyer commission is offered
Discounted commission offers where a top-up may be required to meet your agent’s standard rate
In these scenarios, your agent will always explain the situation upfront and let you decide how to proceed.
Case Studies: Success Stories with Toronto Livings
We’ve helped hundreds of clients buy better and sell higher by combining strategy, market timing, and local expertise. Here are just two:
Client A: Bought Below Market Value in Midtown
This Toronto Condo Buyer was relocating from Vancouver and had no idea how fast-paced Toronto’s market had become. We helped them secure financing, understand the cities different areas, and define their needs. Through our network, we found a King West condo the day it hit the market and were able to secure it under the list price!
Client B: Sold High, Bought Smart
A longtime client needed to sell before buying. We arranged staging, drone photography, and a digital marketing push that resulted in multiple offers. Their midtown hard loft sold over asking. From there, they pivoted into a a detached house and are now in the process of growing out the family!
Smart moves don’t happen by accident—they’re the result of experience, timing, and a plan.
FAQs: Common Questions About Using a Real Estate Agent
What if I’m not happy with my agent?
You can always request to be released from your BRA. Most agents will agree, especially if it’s not a good fit. Open communication goes a long way. Don’t settle—work with someone who aligns with your goals and values. If you’re early in the process, consider starting with a shorter agreement or requesting a trial period to ensure compatibility.
Proven results in the neighbourhoods you’re interested in
Someone who listens, not just sells
Want to see how we work? Check our testimonials or book a no-pressure consult.
Can an agent help with pre-construction?
Absolutely. In fact, agents often get early access to builder launches, VIP pricing, and incentives not available to the public. Plus, we can help you assess developer track records and negotiate assignment clauses or caps on closing costs. Pre-construction can be lucrative, but it also comes with unique risks—having expert eyes on contracts can save you from surprise fees or delays.
What’s the difference between a buyer agent and a listing agent?
A buyer’s agent represents you, the purchaser. Their job is to advocate for your best interests—helping you find the right property, analyze pricing, and negotiate terms. A listing agent, on the other hand, represents the seller, and their goal is to get top dollar and favourable conditions for their client. Working directly with the listing agent can create a conflict of interest.
Is it worth having an agent if I’ve already found a property?
Yes. Even if you’ve spotted a home on Realtor.ca or walked by a “For Sale” sign, your agent can provide critical support in pricing analysis, offer structuring, due diligence, and negotiation. Plus, they can liaise with the seller’s agent to protect your interests throughout the deal.
Can I switch agents if I find someone better?
Yes, but be mindful of any active contracts. If you’ve signed a BRA, you’ll need to ask your current agent or brokerage to release you formally. Always have an open discussion first—good agents understand the importance of fit and won’t force a client to stay unhappy.
How early should I contact an agent before buying?
As early as possible. Even if you’re just “thinking about it,” an agent can help you set expectations, build a budget, get pre-approved, and narrow your neighbourhood focus. The earlier you engage, the more strategic your plan can be.
Do agents only work with first-time buyers?
Not at all. While many agents love guiding first-time buyers, experienced buyers, investors, and downsizers benefit just as much from strong representation. Every transaction is different—and so is every client’s goal.
Can an agent help me buy outside of Toronto?
Most Toronto-based agents work across the GTA and even into surrounding regions like Durham, Halton, and York. If they don’t serve an area personally, they can refer you to a trusted colleague who does.
Will I lose out on deals if I don’t act fast?
In hot markets, speed matters—but so does preparation. A good agent ensures you’re offer-ready with financing, legal review, and comparable data in hand. That way, when the right property pops up, you’re positioned to move quickly and confidently.
Can I negotiate an agent’s commission?
Sometimes, yes—especially in higher-end transactions or where multiple deals are involved. Just remember: a good agent more than earns their keep. It’s not just about hours worked—it’s about outcomes delivered.
What if I’m not happy with my agent?
You can always request to be released from your BRA. Most agents will agree, especially if it’s not a good fit. Open communication goes a long way. Don’t settle—work with someone who aligns with your goals and values.
Want to see how we work? Check our testimonials or book a no-pressure consult.
Joey and Mark
Conclusion: Making an Informed Decision
So, do you need an agent to buy property in Toronto? Legally, no. Strategically, it might be your best move.
A skilled agent brings you data, context, connections, and confidence. They unlock opportunities, protect your interests, and make the whole process more efficient and less stressful.
Whether you’re buying your first condo or upgrading to a family home, it pays to have a professional in your corner.
Want to explore your options? Let’s chat and see how we can help you buy smarter, faster, and with peace of mind.
Whether you’re just starting to think about selling or you’re already prepping your home for showings, one big question always comes up: what’s it worth? In a city like Toronto—where prices shift block by block and demand can turn on a dime—accurate property valuation is more art than science.
But don’t worry: it’s not a guessing game either. Good realtors rely on a blend of data, experience, and market instincts to help sellers set smart, strategic listing prices. The process includes a nuanced understanding of current market conditions, buyer psychology, and how a property’s features interact with emerging trends. Here’s how it all comes together.
Cedarvale Home
The Role of Comparative Market Analysis (CMA)
Understanding CMA
The first tool in every Toronto realtor’s kit is the Comparative Market Analysis—or CMA. Think of it like real estate matchmaking: we compare your home to others that recently sold, are currently listed, or were pulled off the market without selling. This is the foundation of a data-backed pricing strategy.
A good CMA looks at:
Recent sold prices (especially within the last 30–90 days)
Current competition in your area
Homes that didn’t sell (aka “expired” or “cancelled” listings)
Seasonal patterns in buying behaviour
This gives a baseline of what buyers are currently paying—and what they’re not. A CMA also helps reveal market velocity—how fast homes are selling—and whether buyers are offering at, above, or below asking price.
Factors Considered in CMA
Not all comparables are created equal. We adjust for:
Unique characteristics (e.g. laneway access, heritage status, energy efficiency features)
Toronto Home Under Construction
Market timing matters too. A home that sold last fall might not reflect this spring’s realities. That’s where experience comes in—knowing which data points still hold weight and which trends are simply passing.
Professional Appraisals: Going Beyond CMA
When and Why Appraisals Are Used
Sometimes, we’ll recommend a formal appraisal. This might happen if:
The home is especially unique or hard to comp
You’re dealing with a divorce, estate sale, or tax scenario
A lender or legal professional requests it
The seller needs third-party validation for pricing decisions
Unlike a CMA, appraisals are done by certified professionals who follow strict industry standards. They are often required during refinancing or when buyers are securing high-ratio mortgages.
Appraisal Methods
Appraisers typically use three approaches:
Direct Comparison Approach – This is the most commonly used method for residential properties and closely mirrors what we do with a CMA. It involves analyzing recent sales of similar properties in the area—often within the past 3–6 months—and adjusting for differences in features, size, age, and condition. If your home has a finished basement or a larger backyard, those features are factored in compared to the sold comparables. This method works best in stable, active markets where many relevant comps are available.
Cost Approach – This method calculates what it would cost to build the property today (using current labour and materials), then subtracts depreciation based on the home’s age and condition. It also adds in the value of the land. This approach is often used for newer or unique properties, and it’s especially useful when there are few comparables available. For instance, if you’re selling a custom-built home in a less active area, the cost approach can provide a clearer sense of its value.
Income Approach – Primarily used for investment or rental properties, this method estimates a property’s value based on the income it can generate. Appraisers look at rental rates, occupancy levels, and operating expenses to calculate the net income, which is then capitalized to estimate market value. It’s a standard tool for valuing duplexes, triplexes, and multi-unit buildings, where the income stream is as important as the physical asset itself.
Key Factors Influencing Property Value
Location and Neighborhood
Yes, location still reigns supreme. In Toronto, that means school zones, walkability, access to transit, and future development plans can all bump up perceived value. Proximity to downtown, waterfronts, green space, or commercial corridors like Queen West or The Danforth also plays a big role.
Neighborhood vibes matter too—what kind of lifestyle does the area support? Artsy, family-friendly, nightlife-centric? These subtleties influence who your buyer is and what they’re willing to pay.
Property Features and Upgrades
Buyers love move-in ready. Modern kitchens, updated bathrooms, and well-finished basements can significantly boost price. But not all renos are equal—sometimes a coat of paint returns more than a full gut job. Finishes matter, but so do smart layouts and natural light.
Other value-adds include:
Smart home technology
Legal rental suites
Energy-efficient systems (windows, furnaces, insulation)
Curb appeal enhancements like landscaping or exterior facelifts
Market Conditions
Interest rates, inventory levels, buyer sentiment—these all impact what a home is worth today. A hot market may support aggressive pricing, while a cooler one demands more precision.
We also monitor metrics like the MLS Home Price Index, which offers a more nuanced picture of how home values shift over time. It accounts for compositional changes, which average price alone can’t capture.
Tools and Resources Realtors Use
MLS Home Price Index (HPI)
Provided by TRREB, this index goes beyond averages and medians to show value trends adjusted for home type and area. It’s one of the best ways to spot pricing patterns and buyer preferences. When used alongside sales data, it reveals both micro and macro market movements.
Automated Valuation Models (AVMs)
Sites like HouseSigma or Zoocasa use AVMs to estimate value based on algorithmic data. They’re helpful for ballparking, but rarely capture the nuance of staging, renovations, or neighborhood character.
AVMs are best viewed as starting points—not final say. They may suggest a price range, but interpreting why a number shows up is where a seasoned agent adds real value.
Realtor Networks and Off-Market Intel
Realtors also exchange notes about buyer activity, recent offer scenarios, and emerging patterns that don’t show up in the data yet. This human layer of insight adds tremendous clarity when pricing a home.
Real-Life Example: When Numbers Weren’t Enough
We recently helped a seller in Hillcrest Village list a semi with a dated kitchen but an unusually deep lot. AVMs put its value at ~$1.225M, but our CMA—paired with insight into buyer demand for laneway potential—led us to list the home at $1.380M.
After a targeted marketing push, including staging, property tour, and promoting the lot depth for potential garden suite use, we found the right buyer and closed at $1.355M. Knowing what the algorithms missed made all the difference.
This example also underscores the power of marketing strategy. We didn’t just price it—we positioned it for the right buyer. And that positioning turned into profit.
Staged Home
FAQ
What’s the difference between a CMA and an appraisal? A CMA (Comparative Market Analysis) is performed by a realtor and is used to guide listing price decisions based on similar home sales. An appraisal is conducted by a certified appraiser, often for mortgage or legal purposes, and must meet specific regulatory standards.
How long is a CMA valid for? Because market conditions can shift quickly—especially in Toronto—a CMA is typically valid for 30 to 90 days. Realtors often update them ahead of listing to reflect the most recent activity.
Do I need to renovate before getting a valuation? Not necessarily. A good realtor can help you determine which upgrades (if any) will improve value. Sometimes simple changes like painting or staging deliver better ROI than big renovations.
Can I rely on automated tools like HouseSigma or Zoocasa? AVMs are helpful for general ranges but lack the context a human expert provides. They often miss nuances like staging, finishes, layout quirks, or neighbourhood character.
When should I get a formal appraisal? Formal appraisals are common in estate settlements, divorces, refinancing, or when a buyer’s lender requires a third-party valuation.
Conclusion
Determining your home’s value isn’t about picking a number—it’s about crafting a strategy. With the right blend of data, experience, and timing, we help sellers not just price, but position their homes for the best possible result.
Every property is unique. Every market moment is different. That’s why accurate valuation isn’t a one-size-fits-all formula—it’s a conversation.
Curious what your property might be worth in today’s market? Send us a message below, we’d be happy to get the conversation started!
Choosing between a house and a condominium in Toronto is one of the biggest decisions you’ll make in your real estate journey. With significant differences in purchase price, ongoing costs, lifestyle impacts, and long-term investment potential, it’s crucial to weigh the pros and cons in the context of today’s market. In 2025, Toronto homebuyers face shifting affordability, inventory levels, and financing environments that can sway the decision one way or the other. In this deep dive, we’ll explore the key factors—from pricing and carrying costs to location and resale dynamics—to help you determine which option aligns best with your goals and budget.
Purchase-Price Comparison
Average House Prices in the GTA
According to the Toronto Regional Real Estate Board’s May 2025 data, the average price for a detached home in the Greater Toronto Area (GTA) was $1,430,000, representing a 5.4% year-over-year decline. Freehold townhomes averaged $996,000, down 4.3% compared to May 2024. These figures highlight the premium attached to detached and townhome ownership, driven by land value and larger living spaces.
Forest Hill Houses
Average Condo Prices in Toronto
Condominium apartments in the GTA saw an average sale price of $683,413 in May 2025, a 6.5% decrease year-over-year. Within the City of Toronto proper, Q1 2025 averages were slightly higher at $710,501, down 1.5% from Q1 2024. Condos offer a lower barrier to entry on purchase price, making them an attractive option for first-time buyers or purchasers with tighter budgets.
City Place Condos
Ongoing Carrying Costs
Mortgage Payments & Interest Rates
Current borrowing costs play a pivotal role in your monthly carrying costs. As of June 2025, the lowest advertised 5-year fixed mortgage rate in Toronto is approximately 3.94%. Based on a 25-year amortization, a $1,430,000 mortgage carries a monthly principal + interest payment of roughly $7,500, while a $683,413 mortgage (average condo price) equates to about $3,585 per month.
Condo Maintenance Fees
Condo ownership includes monthly maintenance fees that cover shared services and amenities. In the GTA, median maintenance fees for one-bedroom units range from $533 to $1,039 per month, depending on building age and amenity level. For example, a 700-sqft unit at $0.65/sqft results in a $455 monthly fee. These dues can cover utilities, concierge, fitness centres, and building insurance—expenses typically borne directly by single-family homeowners.
Lifestyle & Location Trade-offs
Space, Privacy & Outdoor Access
Houses typically offer more square footage—both indoors and outdoors—with private yards, driveways, and often multi-car garages. This additional space can translate to greater privacy and room for families, pets, and hobbies. In contrast, condos usually provide limited personal outdoor space (e.g., balconies), and communal areas like rooftop terraces or courtyards are shared among residents.
Amenities, Security & Maintenance
Condos often bundle amenities such as fitness centres, party rooms, concierge services, and security features into the monthly fees. This setup provides convenience and enhanced security without the homeowner needing to manage these services directly. For house owners, these amenities must be sourced and funded independently.
Over the past decade, detached homes in the GTA have appreciated at an average annual rate of approximately 5.8%, outpacing condominium apartments, which have averaged 4.1% per year since 2015. While both asset classes benefit from Toronto’s long-term growth, single-family homes have shown greater price resilience, particularly in lower-interest environments and low-inventory periods.
Liquidity & Demand in Resale Markets
Condominiums generally offer higher transaction volumes and faster time-on-market data, driven by broader affordability and investor appeal. In 2024, the average days on market (DOM) for GTA condos was 31 days, compared to 42 days for detached homes. However, detached homes have experienced tighter bid-landscape dynamics in sought-after neighbourhoods, sustaining strong demand despite slower turnover.
Toronto homebuyers face varying down payment thresholds: 5% for purchase prices up to $500,000 and 10% on the portion above $500,000. For a $683,413 condo, the minimum down payment is $34,171, whereas for a $1,430,000 house, expect $71,500 at minimum. The new First Home Savings Account (FHSA) allows first-time buyers to save up to ,000 tax-free, which can significantly offset these requirements. Learn more in our FHSA guide below:
Several programs can sweeten the deal. The Canada Mortgage and Housing Corporation (CMHC) offers a 10% refund on mortgage default insurance for FHSA users, while the Land Transfer Tax rebate for first-time buyers can be up to $4,475 in Toronto. Additional municipal incentives, such as the City of Toronto’s rent-to-own pilot, may also apply.
Last spring, we guided a young family in Etobicoke toward purchasing a detached home that offered room for two growing children and a backyard for their dog. Despite slightly higher mortgage payments, they prioritized space and privacy. Within six months, their property value rose by 3.2%, outperforming local condo benchmarks.
When a Condo Made Sense – How We Guided Another Buyer
In downtown Toronto, a professional couple needed proximity to transit and a lock-and-leave residence. We negotiated a $680,000 condo purchase in Liberty Village with low maintenance fees and premium amenities. Their monthly costs were nearly 40% lower than a comparable semi-detached home nearby, freeing up budget for travel and savings.
Pros & Cons at a Glance
Criterion
Houses
Condos
Purchase Price
High
Lower
Down Payment
$71,500+
$34,171+
Monthly Carrying Costs
Mortgage only ($7,500/mo example)
Mortgage + fees ($3,585 + $455/mo example)
Space & Privacy
Private yards, garages
Limited personal outdoor space
Amenities
– Add and maintain independently
Included (gym, concierge, security)
Resale Appreciation
~5.8% annual average
~4.1% annual average
Liquidity & Time on Market
Slower (~42 DOM)
Faster (~31 DOM)
Conclusion & Next Steps
Toronto’s real estate market in 2025 offers solid opportunities in both houses and condos. If you value space, privacy, and long-term appreciation—and can meet higher down payments—a house may be your best bet. However, if affordability, convenience, and lower maintenance responsibilities rank higher, a condo could be the smarter choice.
Ready to explore your options? Contact us, or leave a comment below for a personalized consultation and discover which path aligns with your lifestyle and financial goals.
Getting a mortgage might not be the most exciting part of buying a home in Toronto—but it is one of the most important. A solid mortgage plan gives you clarity, confidence, and a serious leg up when it’s time to make an offer.
At Toronto Livings, we make sure our buyers don’t go in blind. That means connecting you early with trusted mortgage professionals, mapping out a realistic budget, locking in your pre-approval, and exploring all financing options that might be available to you. Here’s how the process works, and how we help every step of the way.
Why Mortgage Prep Comes Before the House Hunt
In Toronto’s competitive market, sellers want to know you’re serious—and that starts with having a pre-approval in hand. Beyond that, knowing what you can really afford (versus what a lender might approve you for) protects you from overextending and sets you up for long-term success.
It also helps narrow your home search from the start. With a clear understanding of your budget, you can focus your energy on properties that are actually within reach—saving time, emotional energy, and potential disappointment.
Step 1 – Get Connected with a Mortgage Pro
What We Do for Our Clients
We work with a network of experienced mortgage brokers and bank reps who know the ins and outs of the Toronto market. Once we understand your goals, we’ll refer you to a pro who can walk you through options tailored to your financial picture.
Our job doesn’t end at the introduction. We stay in touch with both you and your mortgage advisor throughout the process to make sure everything stays aligned with your purchase timeline.
Mortgage Broker vs. Bank: What’s the Difference?
Mortgage brokers shop your application across multiple lenders, including banks, credit unions, and private lenders. That often means better flexibility or terms. Bank mortgage specialists, on the other hand, work with a single institution—which can be convenient if you already bank there. We’ll help you weigh which is the better fit.
Sometimes, our buyers will get pre-approvals from both—just to compare their options and feel confident in their decision.
Step 2 – Know Your Real Budget
Affordability Isn’t Just the Pre-Approval Number
Just because you’re approved for $850,000 doesn’t mean you should spend it. Lenders use ratios like GDS (Gross Debt Service) and TDS (Total Debt Service) to set thresholds, but lifestyle factors matter too. If you’re juggling daycare, car payments, or freelance income, your “real” comfort zone might look different.
We always ask our buyers: What monthly payment feels comfortable? Then we reverse-engineer your price range based on that number—not just the maximum approval.
Factor in Closing Costs and Hidden Expenses
Don’t forget the one-time costs: Toronto’s double land transfer tax, legal fees, title insurance, home inspection, moving expenses… it adds up quickly. We’ll help you estimate these ahead of time so you’re not caught off guard.
Depending on your situation, you might also want to budget for:
CMHC insurance premiums (if putting down less than 20%)
Condo reserve contributions
Immediate renos or furniture purchases
Having a cushion for these extras can make your first year of homeownership far less stressful.
Step 3 – Lock In Your Pre-Approval
What You’ll Need to Provide
Getting pre-approved usually takes a few days, provided you have your docs ready. Here’s a checklist of what most mortgage brokers or lenders will ask for:
Identification
Government-issued photo ID (driver’s license, passport, etc.)
Proof of Income
Recent pay stubs (usually the last two)
A current employment letter stating salary, role, and duration of employment
If self-employed: last 2 years of Notices of Assessment, T1 Generals, and business financials
Proof of Down Payment
Bank statements showing savings
Gift letter if funds are coming from a family member
Investment or RRSP account statements if applicable
Credit Information
Authorization for the lender to pull your credit score
Details of any outstanding loans, credit cards, or lines of credit
Monthly Obligations
Documentation for car loans, student loans, or other recurring debts
Child support or alimony obligations (if applicable)
Gathering these in advance makes your mortgage application smoother—and shows sellers you’re serious.
What a Pre-Approval Actually Means
A pre-approval confirms how much you’re eligible to borrow and can lock in an interest rate for 90–120 days. It isn’t a final approval—but it shows sellers you’re ready to go. And that can make the difference in a multiple-offer situation.
It’s also an excellent gut-check. If the numbers feel tight, we can step back and revisit your strategy before you fall in love with a property that pushes your limits.
Step 4 – Explore Your Financing Options
Insured vs. Uninsured Mortgages
If your down payment is under 20%, your mortgage will need to be insured (usually through CMHC), which adds a premium but allows for lower upfront costs. If you have 20% or more, you avoid the insurance fee—and often get access to better terms.
Each path has pros and cons. We’ll walk you through both so you can decide what works best for your long-term plans.
First-Time Buyer Incentives
If you’re a first-time buyer, don’t overlook programs like the RRSP Home Buyers’ Plan or the First-Time Home Buyer Incentive. These can help stretch your budget, but they come with fine print—we’ll help you understand it.
We’ll also flag less-talked-about programs like land transfer tax rebates and municipal grants when they apply.
What If You’re Buying Before Selling?
If you’re purchasing a new home before your current one sells, you may need bridge financing or a home equity line of credit (HELOC) to make the gap work. We’ll help coordinate with your mortgage pro to keep everything aligned.
Timing matters here—and we’ll build a game plan so you don’t end up juggling two mortgages longer than needed.
How We Make This Easy
We Do the Legwork
From intro calls to follow-ups, we keep you on track and informed. Our goal is to make mortgage prep feel less like a chore and more like a strategic move—because that’s exactly what it is.
We also translate the mortgage lingo, break down the numbers, and advocate for you every step of the way.
Real Buyer Story
Mark once worked with a couple looking in midtown. By connecting them with a mortgage broker early, they discovered a lender willing to count variable freelance income. That pre-approval let us move fast on a listing they loved—and they landed it without overbidding.
They later told us that without that early prep, they probably would’ve hesitated and missed out.
Ready to Get Started?
Mortgage prep isn’t just a checkbox—it’s your foundation. If you’re thinking of buying, let’s talk strategy. We’ll connect you with trusted pros, map out your next steps, and get you ready to buy better. Send us a message below!
Buying a home in Toronto is thrilling—but let’s be honest, it can also feel overwhelming. Between rising prices, shifting neighbourhood trends, and confusing mortgage rules, knowing where to begin is half the battle. That’s why our first step isn’t a property tour. It’s a conversation.
We call it a discovery call. And here’s exactly what you can expect.
What Is a Real Estate Discovery Call?
A discovery call is a 20- to 30-minute chat where we get to know you—your goals, your budget, and what “home” means to you. There’s no paperwork, no pressure, and no strings attached. Think of it as your chance to pick our brains before diving in.
Why We Start with a Call (Not a Showing)
While it might be tempting to jump straight into open houses, we believe in building a smart foundation first. This helps us:
Save you time
Set realistic expectations
Share valuable local insight upfront
When we understand where you’re coming from, we can help you get where you’re going—faster and with fewer surprises.
Here’s What We Cover on the Call
Your Why: Motivation + Timeline
Are you upsizing for a growing family? Relocating for work? Curious about whether now is the right time? Your “why” gives us direction—and helps us customize your path forward.
Budget & Mortgage Status
We’ll walk through your ideal budget and where you stand with financing. Haven’t spoken to a lender yet? No worries—we can refer trusted mortgage pros to help you run the numbers.
Must-Haves vs Nice-to-Haves
This is where we start turning your Pinterest board into a practical checklist. A balcony, parking, ensuite laundry? Great. We’ll help prioritize what matters most, and what might be flexible.
Quick story: One couple came in convinced they wanted a detached home. After chatting, they realized a hard loft was a better fit—and they couldn’t be happier.
Neighbourhood Talk
Which areas are you considering? The Junction? Midtown? East Danforth? We’ll share the real scoop on each—the vibe, price trends, and pros/cons from people who actually live there.
Education on the Market
We’ll give you a snapshot of what’s happening now: how long homes are sitting, where prices are heading, and what trends to watch. No fluff—just honest, up-to-date advice.
From first tour to firm offer, we’ll walk you through the whole process in plain language. Including:
What offer conditions matter
How inspections and deposits work
What to expect at closing
How We Work (and What Happens Next)
We’ll also cover how we represent you: our communication style, negotiating strategies, and what happens after the call. Spoiler: we follow up with a tailored next step email (and it literally covers EVERYTHING), not a generic drip campaign.
What You Don’t Need to Bring
You don’t need your mortgage pre-approval letter. You don’t need a list of listings. And you definitely don’t need to know all the lingo.
All we ask? Bring your questions and your curiosity. We’ll handle the rest.
A Real Story: From First Call to Front Door
One couple we worked with were new to Toronto and unsure where to begin. On the call with Joey, they shared their dream of walkable neighbourhoods, good coffee, and parks for their dog. Fast forward three months: they’re happily settled in a Roncesvalles condo steps from everything they wanted.
It started with one call.
Let’s Talk—No Strings Attached
Whether you’re buying in six weeks or six months, your smartest first move is booking a discovery call. We’ll listen, guide, and help you gain clarity without the sales pressure – leave us a message below!
One of the most common questions Toronto homebuyers ask is: “How much downpayment do I need to buy a house in Toronto?” And the answer? Well, it depends. Your down payment hinges on the price of the home you’re eyeing—and in Toronto, where prices regularly push past $1 million, the amount required can be significantly higher than the national minimums.
Let’s break it down so you can better understand what you’ll need to save.
Minimum Down Payment Rules For Buying in Toronto
Here’s how the Toronto (and Canadian) down payment structure works:
5% on the first $500,000 of a home’s purchase price
10% on the portion from $500,001 to $1,500,000
20% for homes priced over $1.5 million (and no CMHC insurance allowed)
As of 2024, the government increased the insured mortgage limit to $1.5 million—up from the previous $1 million cap—giving buyers in expensive markets like Toronto more breathing room with lower down payment thresholds.
What Does That Mean for Toronto Buyers?
The average home price in Toronto hovers around $1.1 million. That puts many buyers in the zone where they’ll need to put down at least $80,000 to $100,000 (a mix of 5% and 10%).
But if you’re buying above the $1.5 million mark, it’s 20% minimum—meaning a $300,000 down payment on a $1.5M home. That’s a steep climb for most buyers, especially first-timers. That’s why we often advise clients to get pre-approved early and understand what their budget truly allows.
CMHC Insurance: When It Applies and What It Costs
If your down payment is less than 20%, your mortgage must be insured through the Canada Mortgage and Housing Corporation (CMHC) or similar providers. This insurance protects the lender—not you—but is required to secure your mortgage.
Here’s what it typically costs:
4.00% of your loan if you’re putting just 5% down
3.10% if you’re putting 10%
2.80% if you’re putting 15%
You’ll also pay Ontario provincial sales tax on the premium (not added to the mortgage). You can use a CMHC calculator to estimate your costs.
Common Questions from Toronto Buyers
These are the questions that come up most often during buyer consults:
“Can I use gifted money?” Yes. You’ll need a signed letter confirming the funds are a gift and not repayable.
“I’m self-employed—does that change things?” Lenders will want to see at least two years of business income. You might face stricter scrutiny, but it’s not a deal-breaker.
“Are there any programs to help me?” Yes! And we’ll cover them next.
Down Payment Assistance Programs
If saving for a down payment feels out of reach, you’re not alone—and fortunately, there are programs specifically designed to help Toronto buyers get into the market:
First-Time Home Buyer Incentive (FTHBI): This shared equity program lets the federal government contribute 5%–10% of your purchase price. You repay the same percentage later, based on your home’s future value.
Home Buyers’ Plan (HBP): Withdraw up to $35,000 from your RRSP ($70,000 as a couple) tax-free to buy your first home. You’ll have 15 years to pay it back.
First Home Savings Account (FHSA): A new account that allows you to save up to $8,000/year ($40,000 lifetime) tax-free. Contributions are tax-deductible, and withdrawals for a qualifying home purchase are also tax-free.
Land Transfer Tax Rebates: First-time buyers can claim a rebate of up to $4,000 from Ontario’s LTT and up to $4,475 from Toronto’s municipal LTT—for a potential $8,475 in savings.
These programs can shave thousands off your upfront costs and make homeownership far more attainable. Each has its own fine print, so it’s best to chat with a mortgage specialist or real estate professional to see which ones you qualify for.
Other Cost Considerations Beyond the Down Payment
Your down payment isn’t the only cost you’ll need to budget for. When buying a home in Toronto, a handful of additional expenses can add up quickly:
Legal Fees: Typically range from $1,500 to $2,500 depending on your lawyer and the complexity of the transaction. This covers title searches, document review, registration, and disbursements.
Land Transfer Tax (LTT): Ontario and Toronto both charge LTT. Use a land transfer tax calculator to estimate your exact amount.
Home Inspection: A professional inspection usually costs $400 to $600 and is worth every penny for peace of mind.
Appraisal Fee: If required by your lender, expect to pay about $300 to $500.
Title Insurance: Often recommended and sometimes mandatory—costs roughly $250 to $500.
Moving Costs: Whether it’s a DIY truck rental or a full-service move, budget at least $500 to $2,000.
Adjustments and Prepaid Costs: These include utilities, property taxes, and condo fees that the seller may have prepaid. You’ll need to reimburse them for your share at closing.
Having a well-padded buffer—say 1.5% to 4% of your home’s purchase price—can help cover these expenses without stress.
Final Thoughts — Planning Your Path to Homeownership
In a city like Toronto, where real estate prices can feel overwhelming, planning ahead is your best ally. Know the numbers. Use the tools. And contact us to help build a strategy that works for your budget and timeline.
Need help estimating your down payment and closing costs? Let’s talk. A smart plan today could be the key to owning tomorrow.
April in Review – Affordability Improves, But Confidence Lags
Toronto’s spring market has always set the tone for the year ahead—and April 2025 was no exception. Realtors in the GTA recorded 6,244 sales in May (reflecting April activity), a 13.3% decline from the same time last year. But while the numbers might seem underwhelming, the mood on the ground tells a more nuanced story.
New listings jumped to 21,819, marking a 14% increase year-over-year. That means buyers suddenly have options—a refreshing change after years of limited inventory. With more supply comes less competition, fewer bidding wars, and more room to negotiate.
TRREB President Elechia Barry-Sproule put it succinctly: “Buyers have certainly benefited from greater choice and improved affordability this year. However, each neighbourhood and market segment have their own nuances.”
Translation: the market is shifting, but your experience will depend on where—and what—you’re buying.
Buyers Have Leverage—So What’s Holding Them Back?
Affordability has improved. Mortgage rates have eased slightly. Listings are up. In theory, this should be a slam dunk for buyers. And yet? Many remain cautious.
The average selling price in the GTA was $1,120,879, down 4% year-over-year. The MLS® Home Price Index Composite Benchmark slipped further, down 4.5%. Still, both measures edged up slightly month-over-month, hinting that prices might be stabilizing.
So, what gives? It’s not just about numbers—it’s about confidence and at the moment, there isn’t a whole lot of it!
Despite a cooler year-over-year picture, recent momentum is pointing upward. April to May sales increased for the second straight month. While new listings also rose, they didn’t outpace sales—suggesting mild tightening in market conditions.
Does this mean a full recovery is underway? Not quite. But well-priced, move-in-ready homes—especially in transit-connected or walkable areas—are starting to attract serious attention.
Here’s what we’re noticing from our conversations and showing schedules:
Buyers are crunching the numbers first—and only booking viewings when the math makes sense.
Sellers who price realistically (think: post-peak expectations) are getting action. Overpriced listings? Not so much.
In-demand areas like the Junction, St. Clair West, and Leslieville continue to draw steady interest—especially for family-friendly, move-in-ready homes.
What’s Next? Rate Cuts, Supply Fixes, and Opportunity Windows
TRREB has emphasized that government follow-through on housing initiatives is critical. That means:
Lowering excessive taxes and fees
Speeding up permitting
Encouraging innovation in housing construction
TRREB CEO John DiMichele also noted that a rate cut, especially with inflation cooling, would be a welcome boost for both new buyers and those renewing their mortgages.
Toronto’s April market felt like the start of something. Prices dipped, listings rose, and with that came renewed breathing room. While macroeconomic jitters haven’t vanished, motivated buyers are quietly stepping forward.
If you’re planning a move, now’s a great time to get your ducks in a row—before competition heats up again.
