Toronto Real Estate | TorontoLivings

Jan 10

The Best Toronto High Schools in 2025 — And What That Means for Home Buyers

By Mark Savel Advice For Buyers

Choosing the right neighbourhood in Toronto has always been about trade-offs — house versus location, commute versus lifestyle, budget versus long-term upside. For families, though, one factor consistently rises to the top: schools.

Each year, we see buyers reorganize their entire home search around secondary school catchments, often years before their children will actually attend. The reason is simple: strong schools don’t just shape education outcomes — they shape demand, pricing, and resale stability.

Using the Fraser Institute’s 2025 Report Card on Ontario’s Secondary Schools, this guide breaks down the best-ranked Toronto high schools, where they’re located, and what their performance means if you’re buying a home in the city.

Why School Rankings Matter More Than Ever for Toronto Home Buyers

In competitive markets, school quality acts as a price floor. Even during slower real estate cycles, neighbourhoods anchored by top-performing schools tend to see:

more consistent buyer demand
faster absorption when listings hit the market
less volatility during broader market corrections

We see this play out repeatedly in Toronto. Families will compromise on square footage, renovation level, or even transit access — but they rarely compromise on schools once that priority is set. And because catchments are finite, timing becomes everything.

How the Fraser Institute Ranks Ontario High Schools

The Fraser Institute’s rankings are based on a school’s Overall Rating out of 10, which is derived primarily from province-wide EQAO data. In plain terms, the rating reflects:

Grade 9 mathematics performance
Ontario Secondary School Literacy Test (OSSLT) results
consistency of outcomes across student groups

For this article, we’ve used only the 2023/2024 Overall Rating and filtered strictly to Toronto-based secondary schools. Five-year averages and trend indicators were intentionally excluded to keep this a clean snapshot of current performance.

Important context: rankings are a starting point — not a verdict. They don’t measure arts programs, school culture, or student fit. But from a buyer’s perspective, they remain one of the clearest indicators of where long-term demand concentrates.

The Best Toronto High Schools in 2025 (Fraser Institute Rankings)

Below are the top-ranked Toronto secondary schools, sorted strictly by their 2023/2024 Overall Rating. Ties are preserved exactly as published.

St. Michael’s Choir School — Overall Rating: 10.0

Neighbourhood: Downtown / Church–Wellesley

Consistently ranked among the very best in the province, St. Michael’s Choir School is a specialized institution with elite academic outcomes. Its downtown location means families often face a different housing equation — condo living versus traditional family homes — but for many, the academic reputation outweighs the trade-offs.

From a real estate standpoint, proximity to specialty schools like this often sustains demand for larger downtown condos and townhomes that might otherwise see more fluctuation.

Ursula Franklin Academy — Overall Rating: 9.7

Neighbourhood: Seaton Village / Little Italy

Ursula Franklin Academy is a prime example of how alternative education models can still deliver exceptional academic results. Its consistent ranking keeps Seaton Village and surrounding west-end pockets highly competitive.

We regularly see buyers here accept smaller homes or older housing stock simply to secure long-term access to this school environment.

Cardinal Carter Academy for the Arts — Overall Rating: 9.3

Neighbourhood: North York

Cardinal Carter challenges the assumption that only neighbourhood-based schools drive demand. As a specialty arts school with strong academics, it attracts families city-wide.

For buyers, this opens up flexibility: rather than overpaying in a specific catchment, families can sometimes buy more house in adjacent North York neighbourhoods while still accessing top-tier education.

Bloor Collegiate Institute — Overall Rating: 9.2

Neighbourhood: Bloor West Village / High Park North

Bloor CI anchors one of Toronto’s most walkable, family-oriented areas. Its academic performance reinforces long-term price stability throughout Bloor West Village and nearby streets.

Homes here rarely linger on the market, particularly those within easy walking distance of the school.

Leaside High School — Overall Rating: 9.1

Neighbourhood: Leaside

Leaside remains one of Toronto’s most school-driven neighbourhoods. The combination of strong academics, community feel, and housing stock keeps demand consistently high.

Buyers often face a clear decision here: renovate an older home or stretch for a turnkey option — either way, competition is the norm.

Lawrence Park Collegiate Institute — Overall Rating: 9.1

Neighbourhood: Lawrence Park

Few neighbourhoods demonstrate the connection between schools and pricing as clearly as Lawrence Park. LP CI’s long-standing academic reputation supports some of the city’s highest detached home values.

Families buying here are often thinking a decade ahead, not just about schooling, but about long-term generational value.

Malvern Collegiate Institute — Overall Rating: 9.1

Neighbourhood: Birch Cliff / Upper Beaches

Malvern offers a compelling east-end alternative. Strong academics combined with relative affordability (by Toronto standards) make this area especially attractive for families priced out of the city’s traditional school hubs.

This is one of the few pockets where buyers can still balance school quality with meaningful space.

Humberside Collegiate Institute — Overall Rating: 9.0

Neighbourhood: High Park / Bloor West

Humberside’s consistency reinforces demand throughout High Park and surrounding streets. Inventory here remains tight, and listings often attract multiple interested families within days.

Collège Français — Overall Rating: 9.0

Neighbourhood: Downtown Core

As a French-language public school, Collège Français draws families from across the city. Its presence helps support demand for downtown family-sized condos and townhomes, particularly among bilingual households.

York Mills Collegiate Institute — Overall Rating: 9.0

Neighbourhood: Hoggs Hollow / York Mills

Quiet, consistent, and often overlooked, York Mills CI anchors one of Toronto’s most stable luxury pockets. Low turnover and long-term ownership are defining features of this area.

Strong Performers Toronto Buyers Actively Target (Overall Rating 8.5–8.9)

Not every buyer needs — or wants — to compete for a 9.0+ catchment. In practice, many Toronto families deliberately target strong-performing schools just below the very top tier, where academic outcomes remain excellent but housing options can be more flexible.

These schools consistently come up in real-world buyer conversations, especially when balancing budget, space, and commute.

Earl Haig Secondary School — Overall Rating: 8.9

Neighbourhood: Willowdale East (North York)

Earl Haig is one of those schools that buyers bring up almost immediately when they’re looking in North York. Strong results, a well-known reputation, and a neighbourhood that offers everything from condo living to detached homes make it a practical (and popular) target.

From a real estate standpoint, the Willowdale East market tends to reward buyers who move early. Inventory can be seasonal, and the best family homes often draw attention fast.

A.Y. Jackson Secondary School — Overall Rating: 8.9

Neighbourhood: North York (Don Valley / Bayview Village-adjacent pocket)

A.Y. Jackson is a great example of a school that performs at a high level without requiring “top-tier catchment pricing” across every street. For buyers, that can translate into more options — especially if you’re open to different home styles (bungalows, side-splits, newer infill, or condo-townhome alternatives).

It’s a smart target for families who want strong academics and a straightforward commute into the core.

William Lyon Mackenzie Collegiate Institute — Overall Rating: 8.7

Neighbourhood: Bedford Park / Lawrence Manor / Allenby area

William Lyon Mackenzie is frequently on the shortlist for midtown buyers who want a balance of strong school performance and a family-friendly neighbourhood vibe.

Real estate-wise, this pocket can feel like a “best of both worlds” play: close enough to the core to keep lifestyle options wide open, but with more family housing stock than downtown. That said… when a good listing hits, buyers notice.

Riverdale Collegiate Institute — Overall Rating: 8.7

Neighbourhood: Riverdale

Riverdale CI consistently attracts families who want strong academics while staying connected to the east-end lifestyle — parks, walkability, and a community feel that’s hard to replicate.

From a buyer perspective, Riverdale can be competitive for a different reason: turnover is low. When the right home shows up, there’s often a line of families who have been waiting.

Richview Collegiate Institute — Overall Rating: 8.7

Neighbourhood: Etobicoke (Richview / Central Etobicoke)

Richview is a recurring “value versus location” conversation for buyers. Etobicoke gives families a bit more breathing room — often more space for the budget — while still keeping access to strong school performance.

If you’re comparing west-end Toronto versus central Etobicoke, Richview is one of the schools that can tip the scales for families who want a bigger home without leaving the city.

Bishop Allen Academy — Overall Rating: 8.7

Neighbourhood: Etobicoke (Islington / Bloor West-adjacent)

Bishop Allen is a strong option that often appeals to families prioritizing structure, community, and consistent academic performance — while also wanting quick access to subway lines and west-end amenities.

For buyers, the nearby housing mix (condos, townhomes, and detached options as you move outward) makes this a flexible target. It’s a good reminder that you don’t always have to choose between lifestyle and school strategy.

Why this tier matters for buyers

Neighbourhoods anchored by these schools often offer:

slightly more inventory depth
better value per square foot
less emotional bidding pressure compared to the 9.0+ tier

For many families, this range represents the best balance between academic confidence and long-term affordability.

What These Rankings Mean for Toronto Home Prices

Neighbourhoods tied to top-ranked schools behave differently in the market. Even when conditions soften:

sellers hold firmer on pricing
buyer demand rebounds faster
listings see fewer failed offer dates

In many cases, waiting for “better timing” simply means paying more later once competition returns.

Important Caveats for Parents Using School Rankings

Rankings don’t capture everything. They don’t measure:

arts or athletics depth
student support culture
individual learning styles

Catchment boundaries can also change, and enrolment caps can affect access. This is why we always recommend verifying school eligibility before finalizing a purchase.

Buying a Home With School Catchments in Mind — Our Advice

The most successful school-focused buyers start planning earlier than they think they need to. Understanding neighbourhood supply, future boundary risks, and realistic budget trade-offs can make the difference between settling — and securing the right fit.

Final Thoughts

Great schools shape more than education — they shape neighbourhoods, pricing, and long-term value. For families buying in Toronto, understanding where academic performance and real estate intersect is one of the smartest moves you can make.

If you’re considering a move and want to align your home search with school strategy, we’re always happy to help you think it through – contact us by sending us a note below!

Dec 11

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How to Buy a Church Loft in Toronto: What to Look For

By Mark Savel Advice For Buyers, Church Lofts, Lofts

Why Church Lofts Have Become Toronto’s Most Sought‑After Homes

Toronto has no shortage of condo options—but church lofts? Those are in a category of their own. Their appeal comes from a blend of history, architecture, and sheer scarcity. With only a limited number of former churches converted into housing, the supply stays tight while demand stays strong. It’s why these spaces attract everyone from creatives to downsizers looking for something with soul.

If you’re just starting your search, our full roundup of Church Loft Conversions in Toronto is a great place to explore what’s out there.

Explore Current Church Loft Listings in Toronto

One of the best ways to get a feel for what church loft living is really like is to browse the latest listings on the market. Because these homes are so rare, availability changes quickly—but when a special one hits the market, it’s worth seeing in person.

What Makes a Church Loft Different From a Regular Condo?

Authentic Character You Can’t Recreate

Church lofts carry features modern buildings simply don’t build anymore—vaulted ceilings, exposed beams, century-old brickwork, stained-glass windows, and dramatic open spaces. Some great examples across the city include:

Every one of these buildings has a completely different feel, which is part of the magic—and part of the challenge. No two floor plans are alike.

Unit Variability (And Why No Two Lofts Are the Same)

One of the most exciting—and occasionally challenging—aspects of buying a church loft is that layouts follow absolutely no rules. Instead of predictable floor plans stacked neatly across a tower, each unit is shaped by the original architecture of the church itself. That means you might find a mezzanine bedroom suspended above the living area, a kitchen tucked beneath century-old trusses, or a dramatic wall of restored brick that turns a simple hallway into a focal point. Windows may appear in unconventional places—arched, circular, stained glass, or set high above eye level—each contributing a different quality of natural light.

Rooms may have unexpected proportions, sweeping ceiling heights, cozy alcoves, or angled corners you won’t see in a typical condo. For buyers who love character, these quirks aren’t drawbacks—they’re the whole point. Every unit tells a story, and the individuality baked into these conversions is exactly what makes living in a church loft feel so personal and one-of-a-kind.

Victoria Lofts - 152 Annette St — Victoria Lofts – 152 Annette St

Heritage Considerations Every Buyer Should Understand

Heritage Designation Levels & What They Mean

In Toronto, many church loft conversions fall under the City’s Heritage Register, which shapes how the building can evolve over time. A listing on the Heritage Register doesn’t freeze a property in place, but it does mean that any proposed changes—especially to the exterior—must be reviewed by Toronto’s Heritage Planning team.

Elements like original brickwork, arches, rooflines, stained-glass windows, and stone detailing are often protected, ensuring the character of the streetscape remains intact. Some buildings are fully designated, meaning even certain interior architectural features may be preserved, while others are simply listed, giving the City the ability to evaluate alterations before they happen. For buyers, the key takeaway is simple: renovations may still be possible, but they require proper approvals and often specialized trades familiar with heritage conservation.

Helpful reference:

Ontario Heritage Act (Government of Ontario)
Toronto Heritage Register (City of Toronto)

Renovation Restrictions (Especially in True Conversions)

Heritage renovations require time, patience, and often specialized trades. Stained-glass restoration, masonry conservation, and wood beam reinforcement are not your average condo reno projects. Buyers planning upgrades should understand the process early.

The Structural Checklist: What to Inspect Before You Offer

Rooflines, Trusses & Insulation

Those soaring ceilings come with real engineering behind them. Some lofts have spray-foam insulation; others retain original rafters with added thermal layers. Temperature balance can vary from unit to unit—worth checking during a showing.

Windows, Stained Glass & Maintenance Costs

Stained-glass windows are stunning, but repairs can be pricey. Replacement isn’t always straightforward if the building is protected under the Heritage Act. A healthy reserve fund is essential.

Plumbing, Electrical & Mechanical Systems

Most conversions overhaul major systems, but not all do it equally. Inspectors should look for:

Updated wiring and electrical panels
Modern plumbing stacks
Recently serviced HVAC systems

Because these buildings are small, many rely on boutique contractors, which can increase costs.

West 40 Lofts - 40 Westmoreland Ave — West 40 Lofts – 40 Westmoreland Ave

Understanding the Condo Corporation in a Church Loft

Church loft conversions in Toronto almost always operate as boutique condo corporations, which means their financial structure and long‑term planning can look very different from what buyers might expect in a larger, more conventional condo.

With fewer residents contributing to the reserve fund, these buildings often have tighter budgets and a higher sensitivity to upcoming repairs—especially when it comes to heritage materials like brick masonry, stained-glass windows, or century‑old rooflines that require specialized trades. A close review of the status certificate becomes essential, not just to understand the reserve fund balance, but to get clarity on past or pending special assessments, insurance costs, and any major restoration work scheduled for the next few years.

Parking and storage can also be limited, since most churches weren’t originally designed with underground infrastructure in mind. Altogether, buyers should think of these buildings as small communities: charming, character-filled, and deeply unique—but requiring a more thoughtful look at the condo corporation’s health before making an offer. Some owners rely on street permits or creative solutions.

Market Trends: How Church Lofts Perform Over Time

Why Scarcity Drives Value

Church conversions are rare—and they aren’t building more of them. That limited supply keeps values strong and resale demand healthy. Even in slower markets, unique lofts tend to outperform because they attract a very specific buyer pool.

How TorontoLivings Has Seen This Play Out First-Hand

Our team knows firsthand how rare homes resonate with Toronto buyers. A great example: we sold the entire Heritage Towns At Hallam development at 1183 Dufferin—a boutique project where character and location demand. The same principles apply to the church lofts we have in the city.

Competitive Offer Situations

When the right loft hits the market, it moves quickly. Serious buyers should have financing ready and a strong grasp of the building’s history and financials.

Final Thoughts: Why Church Lofts Remain One of Toronto’s Most Captivating Home Types

Church lofts sit at the intersection of history, architecture, and personal expression. They’re rare, dramatic, and deeply individual—perfect for buyers looking for something that feels less like a condo and more like a story.

If you’re ready to explore the best lofts available today, start with our full guide to Church Loft Conversions in Toronto or reach out—we’d be happy to walk you through the truly special ones!

Dec 10

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November 2025 Toronto Real Estate Market Update

By Mark Savel Monthly Market Updates

According to the calendar, we’re officially in “hot chocolate and thicker jackets” season… and according to November’s numbers, the Toronto real estate market has also settled into full fall mode.

November wasn’t dramatic or chaotic. Instead, it felt like a market catching its breath—slower pace, fewer listings, and more thoughtful buyers. But tucked inside the overall cool-down was a standout story: freehold homes between $1M and $1.5M were buzzing with real activity. Let’s break down what actually happened.

What Happened in the Toronto Market This November?

Sales Slipped—But It’s Not the Plot Twist You Might Expect

Toronto recorded 5,010 sales, an 18.38% drop from October. On the surface, that might look like a steep fall… but November is historically a slower month as buyers shift into “holiday mode” and sellers decide to wait out the year.

The interesting part? Even with fewer deals happening, conversations with buyers stayed lively. This wasn’t a demand problem—it was a “let’s be picky” moment.

New Listings Dropped Harder Than Sales

Only 11,134 new listings hit the market in November—a sharp 30.7% drop. That’s the real story of the month. Sellers stepped back in a big way, which meant that buyers who were actively shopping suddenly had fewer homes to choose from.

When new listings fall faster than sales, the market tightens. And that’s exactly why prices held steady.

Even Active Listings Declined More Than Usual

Active inventory fell to 24,549—nearly 12% lower month-over-month.

Buyers who remained committed in late fall described the experience as “I’m ready… but there’s nothing to see.” Anyone who has been through a November search knows the feeling.

Prices Held Steady (All Things Considered)

Average Price: $1,039,458 (Down just 1.4%)

You might expect a bigger price swing with slower sales, but Toronto homes proved resilient. Prices barely budged and stayed right in line with where they’ve been for most of the year.

Think of it as the market saying: “Relax, nothing dramatic happening here.”

Days on Market Hit Their Longest Stretch This Year

The ‘Days on Market” rose to 56 days, the slowest pace we’ve seen in 2025.

This doesn’t mean homes aren’t selling—it means buyers are taking their time, comparing options, and running the numbers twice. But again… this was not the case everywhere.

The Breakout Segment: Freehold Homes Between $1M and $1.5M

Here’s where things get fun.

Detached & Semis in This Range Moved Faster Than the Market

Despite the overall slowdown, this pocket of the market stayed lively. In the 416:

Detached homes saw 600 sales
Semis hit 209 sales

Not record-breaking, but the energy was noticeably stronger. Freeholds that were move-in ready, offered rental potential, or were located near transit didn’t sit long.

Why? Because this price band continues to hit that Toronto sweet spot: attainable for move-up buyers, attractive to investors, and competitive enough to avoid the bidding-war chaos of earlier years.

Condos and Townhouses: Softer Demand, Stable Pricing

Condos Took a Breath After October’s Spike

Condo sales dipped to 880 (a 17.9% decline). No surprise here—condo buyers tend to be more rate-sensitive, and many are waiting for early 2026 announcements before locking in.

Yet, the average condo price actually inched up to $701,259. That’s the stability story again.

Townhouses Were a Mixed Bag

Townhouses landed at an average price of $870,793, a modest 2.2% dip.

Still, they continue to appeal to buyers who want the space of a freehold but not the price tag of one. The townhouse segment is very much alive—it’s just quieting down with the rest of the market.

Big Picture Trends Shaping Toronto’s Market Right Now

Mortgage Rates Are Finally Helping

After the Bank of Canada’s gradual cuts, many 5-year fixed rates now sit in the mid-4% to low-5% range. Buyers aren’t sprinting back, but confidence is noticeably higher than in 2023–2024.

If you talk to anyone who started a pre-approval a year ago and renewed it recently, they’ll tell you the same thing: “This feels manageable again.”

Consumers Are More Hopeful—But Still Cautious

Renewals at higher rates are still holding some would-be sellers back, especially those locked into ultra-low pandemic mortgages.

But newcomers, families, and investors are fueling the activity we do see—especially where rental income or multi-unit potential exists.

Policy Shifts Are Playing a Quiet but Important Role

With Bill 60 improving LTB timelines and clarifying the N12 process, landlords and investors are planning ahead with more certainty.

Meanwhile, Toronto’s ongoing gentle-density permissions are quietly changing how buyers view freehold lots—especially those with laneway or basement suite potential.

What Buyers Should Take Away From November 2025

Where the Opportunities Are

Freeholds under $1.5M: competitive, but not overwhelming.
Condos: stable prices + motivated sellers = room to negotiate.

What’s Likely Coming Next

Expect December to stay quiet—it always does. The real moment to watch is early 2026, when the Bank of Canada sets the tone for the year.

If confidence rises, expect buyers to move from browsing to buying.

Thinking of Buying or Selling?

Whether you’re upsizing, downsizing, or investing, November’s data tells us the same thing: this is still a market with opportunities—just not the loud, dramatic kind.

When you’re ready to talk strategy, we’ve got your back!

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 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 16

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How Long Is a Status Certificate Valid in Toronto? What Buyers and Sellers Need to Know

By Mark Savel Advice For Buyers, Advice For Sellers

Why Status Certificates Matter

When you’re buying or selling a Toronto condo, the status certificate is one of the most important documents in the deal. It’s a snapshot of the building’s financial health, reserve fund, insurance, and any legal issues that could impact ownership. Lenders and lawyers rely on it to confirm that you’re not walking into unexpected costs—or worse, a building with looming legal trouble.

The Legal Reality: Valid Only on the Day It’s Issued

Here’s the key takeaway: a status certificate is legally valid only on the date it’s produced. According to the Ontario Condominium Act, it’s essentially a “point-in-time” document. Think of it like a financial snapshot—accurate the moment it’s taken, but not guaranteed tomorrow. Condo boards aren’t required to notify you of any changes after the certificate is issued.

The Practical Reality: Lawyers and Lenders Play by Different Rules

While the law is clear, real-world practice adds a layer of interpretation. Lawyers and lenders treat the document as “current” for a certain window of time:

Lawyers

Most lawyers will review a status certificate within 10 days of issuance.
Between 30–60 days, many will request a verbal update from property management to confirm nothing has changed.
Past 60 days, some lawyers may advise ordering a new one if the deal is still pending.

Lenders

Most lenders require a status certificate that’s no more than 30 days old before approving mortgage funds.
Beyond 90 days, virtually every lender will require a fresh certificate, no matter what.

Why There’s No Universal Rule

The reason for this inconsistency is simple: condo finances can change fast. A new special assessment, a lawsuit, or unexpected repairs can throw a building’s financials off balance in a matter of weeks. Lawyers and lenders set their own risk tolerance, which is why two deals on identical units might have different requirements.

Real-World Example

Not long ago, we had a deal where the status certificate was just outside the 90-day window. The lender wouldn’t release funds until a new certificate was ordered—costing the seller time and the buyer an extra $100 in fees. Nothing had changed in the building’s finances, but the lender’s policy was firm: no exceptions beyond 90 days.

Best Practices for Buyers and Sellers

Track the date carefully. Treat the issue date as a countdown clock.
Expect lender caution. If financing is involved, budget for the possibility of ordering a second certificate.
Talk to your lawyer early. Ask how long they’re comfortable relying on an older certificate.
If you’re selling, be proactive. If your certificate is nearing 60 days old and the deal isn’t firm yet, consider ordering a new one before being asked.

Quick FAQ

Can you rely on an old status certificate if nothing has changed?
Sometimes, but only with confirmation. Lawyers may request verbal updates, and lenders often won’t accept verbal assurance beyond 30–60 days.

Who pays for a new status certificate if one is needed?
Typically, the seller provides the initial certificate. If a new one is required due to delays, it’s often negotiated, but sellers usually cover it to keep the deal moving.

What if something changes after the certificate is issued?
Buyers can request an updated certificate, and significant changes (like a new special assessment) could give them grounds to back out before firming the deal.

Thinking About Buying or Selling a Condo?

Understanding the fine print of a status certificate can make or break a deal—and that’s where we come in. Whether you’re reviewing one for a potential purchase or preparing your unit for sale, our team knows exactly what to look for (and how to keep deals moving, even when lenders get picky).

Reach out to us today to talk through your condo plans—let’s make sure your next move is a confident one.

Jul 14

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Where to Order a Status Certificate for a Toronto Condo

By Mark Savel Advice For Buyers, Advice For Sellers

If you’ve ever made an offer on a Toronto condo—or are about to—you’ll quickly hear this term: status certificate. It might not sound exciting, but this document is a cornerstone of any smart condo purchase. It gives you (and your lawyer) a detailed snapshot of the condo corporation’s financial health, rules, and any red flags that could impact your investment.

Let’s break down what a status certificate is, what’s inside, where you can order one in Ontario, and why it matters more than most buyers realize.

What is a Status Certificate?

A status certificate is an official document issued by a condominium corporation that provides key financial and legal information about a specific condo unit and the condo corporation as a whole.

In Ontario, it’s a legal requirement under Section 76 of the Condominium Act, 1998. Condo corporations must issue one within 10 calendar days of receiving a written request and a $100 fee (HST included).

Whether you’re buying, selling, or refinancing a condo, this document is essential—it can affect offer conditions, financing approval, and even your long-term ownership experience.

What’s Inside a Status Certificate?

It’s more than just a single sheet. A typical status certificate includes:

Declaration, by-laws, and rules of the condo corporation
Monthly common expenses for the unit (and whether the current owner is up to date)
Audited financial statements from the previous year
Annual operating budget
Reserve fund balance and funding plan (important for future repairs)
Insurance certificate
Details of any legal proceedings, judgments, or outstanding claims
Whether the unit is subject to a lien
Names and contact information for directors and officers of the condo board

This bundle helps your real estate lawyer flag issues like underfunded reserves or pending lawsuits—things that aren’t obvious from a showing or MLS listing.

Check out the podcast episode we did on all things status certificates:

Cost, Timeline, and Ordering Channels

Ordering a status certificate in Ontario is relatively straightforward. Here’s what to expect:

Cost: $100 (HST included), set by provincial regulation
Delivery timeline: 10 calendar days from the date of request and payment
Format: Usually provided via secure PDF download, email, or printed hard copy

Some management firms also offer expedited service—usually within 2–3 business days—for an additional fee (often ranging from $50 to $135 extra).

Where to Order a Status Certificate in Ontario

Depending on how a building is managed, status certificates can be ordered through several platforms. Here are the most commonly used options:

StatusCertificate.com
The most widely used service in Ontario. Many property management firms rely on this platform. Simply search by condo address and unit number, and you can order directly online.
Condo Control
Used by many Toronto buildings. If your condo is registered, you can order certificates through your resident portal.
CondoBI
Provides centralized access for condo documents. Works with affiliated management companies and allows digital payment and delivery.
Percel Property Management
Offers both standard and expedited status certificate orders. Ideal for time-sensitive transactions.
Crossbridge Condominium Services
Ontario’s largest condo manager. Ordering forms are available on individual property pages.
Wilson Blanchard
Allows status certificate requests online for buildings they manage.
CondoCafe
Used by large firms like FirstService Residential. You’ll need login credentials linked to your building.
Direct from Property Manager or Condo Board
In smaller or self-managed buildings, requests are handled manually. Contact the property manager or board directly and be prepared to send payment via cheque or e-transfer.

Why Status Certificates Matter in the Buying Process

For buyers, the status certificate is typically reviewed as part of a conditional offer—meaning your deal only proceeds if the certificate comes back clean. That review is done by your real estate lawyer, and they’re looking for:

Evidence of a healthy reserve fund
Any upcoming special assessments (one-time repair costs to be paid by owners)
Legal issues involving the condo corporation
Liens or unpaid maintenance fees on the unit
Rules or restrictions that may affect how you use the property (e.g., pets, short-term rentals)

Sellers may also choose to proactively order one in advance to speed up the process—especially in competitive markets.

Common Questions About Status Certificates

Who pays for it?
Traditionally, the buyer covers the cost (as part of their due diligence), but some sellers may offer it upfront.

Can anyone request one?
Yes—anyone can request a status certificate as long as they provide the written request and $100 fee.

How long is it valid?
There’s no official expiry, but certificates older than 30 days are often considered outdated for legal review.

What if it’s not delivered within 10 days?
That’s a breach of the Condominium Act. While rare, your lawyer can escalate if delays occur.

Is the content negotiable?
No—the condo corporation must disclose certain information in a fixed format. It’s not something you can “amend.”

Final Thoughts

Ordering a status certificate might seem like a formality, but it can reveal a lot about the property you’re buying—or selling. In a city like Toronto where condo purchases move fast, understanding where to order one and what to look for can give you a real edge.

Think of it as your condo’s report card—and every good deal starts with doing your homework.

For more tips on buying a condo in Toronto, send us a message below!

Sources & Further Reading: