Monday, January 25, 2016


Your home viewing experience is being shared live with the Sellers and our Entire Periscope Live Streaming Audience.

Is that an invasion of your privacy?

Does it safe guard against theft?

Live Streaming your Open House.
Fab or Fail? 

Time to list?

Call Dave 647 218 2414

You claim you had 2000 views on - Prove it!


Any agent can show you the number of views per listing period and their intensity.

That is part of the marketing function.  Getting Eyes on your property

I know that some are proponents of 3rd party websites;  BUT is the strongest portal available to Toronto Home Sellers.  The combination of Matterport as a Virtual Viewer and MLS presentation makes buyers share the listing details with their friends and family.

That makes them PRE qualify themselves.

Can you see when that listing HIT the market?   Let me do this for you and your home sale.  #Call me

Taxing the Land Transfer Tax in Toronto

Instead of curbing spending Toronto City Councillor pitches extra tax on Home and condo purchasers. 

Toronto Canada has the highest Tax to purchase a home based on the sales price of the transaction.

The Ontario Government imposes a Land Transfer Tax
The City of Toronto imposes their own Land Transfer tax

Check what a sale a $750,000 would cost you.

Now they want you to pay a NEW tax on the tax

At the city of Toronto's budget committee meeting on Tuesday, they'll be discussing a proposed $75 administration fee. Torontonians will have to pay the fee in order to process a Municipal Land Transfer Tax payment.

It was put forward by Toronto City Councillor Gary Crawford

If passed, the fee would be imposed as of April 1st and would reportedly save the city $5 million a year.

- See more at:


Tuesday, January 19, 2016

You should know the facts to Change your life in 2016

What prices should we watch this year?   Everything is going to be more expensive!

We faced financial extinction in 2008 and bounced back. The average Toronto detached home approaches $622k. Sales continue unabated averaging 10% per year in financial gains per year since '95 breaking 100K units in the GTA. 

The key seems to be consistency.

This could be coming to an end.


Oil Prices have been falling, much to our delight at the gas pumps but now we realise that OIL and Gas related employment accounts for 25% of our economy. Increased expenses for everything we eat, as we suffer with exchange rate that is an eleven year low.

Brick-and-mortar stores still have value in the form of sales and brand experience, but if they’re not building a strong online presence in tandem, they’ll quickly find themselves out of the running.

Canadian Consumers are increasingly shopping online.

Mortgage Finance rules have changed requiring Larger downpayments and stricter lending guidelines. Those Millennials fortunate enought to have found a decent paying dependable job will some trouble qualifying for new mortgages; Those with contract work will find it a struggle. 

With so much weakness in the domestic economic picture,  uncertainty over oil prices and negativity in Canadian markets, year-end seems a good time for homeowners to focus on eliminating debt and consider finally working towards being debt free.

We All still see Canada as a safe haven for investment and immigration. People will continue to arrive and 95% want the Canadian dream of Home ownership. 

It all simply comes down to consumer confidance... 

I dont have an APP    Just call me  
Let me help you with my best pricing tools

David Pylyp
Sales Representative
Accredited Senior Agent
Toronto Canada 

RE/MAX Realty Specialists Inc., Brokerage
Mississauga, ON

Tall is the most efficient design

Etobicoke South Completions this year; 2016

The congestion around Park Lawn and Lake Shore is set to MORE!

2016 Completions
With much of Etobicoke's high-rise construction activity clustered near the Lake, the Humber Bay Shores and Lake Shore Boulevard corridor are set to see a wealth of projects completed in 2016. Overlooking Mimico Creek just north of Lake Shore Boulevard, The Times Group's Key West kicks off our coverage in Etobicoke's east end, with the 44-storey Burka Architects-designed tower now in the closing stages of construction. With the building now topped off and 90% of the cladding installed, the project is already shaping up aesthetically, with precast concrete piers emphasizing the vertical amidst the surrounding cluster of towers.

Do you have a favourite community? 

Would you like to live here?  Connect with me at 647 218 2414

Sunday, January 10, 2016

We all buy based on monthly payments

But do you actually stop to think and consider the value of what you are purchasing?

Some recent events are causing me to re examine some decisions I have made in the past;  Namely, we decided that paying $735 per month in maintenance fees was acceptable since we lived near the lake, had transit and concierge both at the front door.

Since, I work primarily from home I relished the conveniences of no maintenance obligations, a garbage chute, the power washing of my above ground parking spot inside a heated garage, snow removal and landscaping.  I walked to my office coffee in hand.

We have a new child.  Everything has changed in the span of 9 months

This is causing our revisit to a detached home;  deemed un attainable by pricing, as detached property in the west Toronto averages well into a one million dollar purchase.

The alternative is to accept modern, thermally efficient, well wired (no aluminium or weekend electricians) centrally located townhouse that are in close proximity to a subway station.

A number of these communities have emerged, Islington Village, Furrow Lane, Van Dusen, Bering Avenue, Six Points Road,  and newest is Westhaven's Tiffany Park, [just south of Judson beside the No Frills]

BUT  what are you buying for almost $900,000?  Lets say that together ...  NINE HUNDRED THOUSAND DOLLARS!

The lot size in the pictured sample is 14.76 feet by 61. 81 feet. This includes the patio or rear deck over your tandem garage.  There will be a rear door to the alley.  A lot of this size is called a POLT   Parcel of Tied Land,  the balance of the property is actually a condominium corporation for the ongoing road landscaping and upkeep.  This way we are buying a FREEHOLD property.

Trims and finishes are modern granite and hardwoods, Fireplaces are Gas fired, but there is little rear yard for gardening.

Let' examine the Monthly carry costs

$900,000 Purchase Price
  180,000 Downpayment (20% will save you the CMHC premiun)
 $720,000 First Mortgage  at Today's rate  you qualify at 4.64% but get 2.69% for 5 Yr.

LTT (Toronto Land Transfer Tax to purchase)     $28,200

That payment is $3,294 per month assuming no rate increases over the next five year period.  Your mortgage balance at renewal is $611,709.  We have not paid the maintenance fees or property taxes, Nor turned on any lights or the heat.  Have you

A good used car carries at $500 per month with 0.9% financing but I only extended myself to $35,000.

Adding my car debt requires an income level of $250,000 gross per year ( family or combined ) and that simply is beyond most first and second time buyers.  Mortgage Finance rules have changed for 2016 requiring Larger down payments and stricter lending guidelines. Those Millennials fortunate enough to have found a decent paying dependable job will some trouble qualifying for new mortgages; Those with contract work will find it a struggle.

What are your thoughts on Toronto Housing affordability?

Real Estate NEVER drops in price

Real Estate prices never go down or it's always a good time to buy may have additional qualifiers this year.

The Financial Post says;

With so much weakness in the domestic economic picture, so much uncertainty over whether or when oil prices will recover, and so much negativity in Canadian markets, year-end seems a good time for investors to consider finally working toward real diversification, and paring back their exposure to domestic assets that represent a very small portion of world market.

With our dollar dropping, taxes increasing and the loonie at an eleven year low; this is an excellent year to eliminate high interest rate debt.

Tell them Dave sent you.

In the mean time if you want the best price possible on Toronto real estate