That’s why we are so excited about three of our listings in the neighbourhood; Each home is a full size family home designed for living and entertaining inside and out!  Three options. Three price ranges.

• 250 Burnett Avenue 

•  349 Betty Ann Drive

• 210 Cameron Avenue

Close to Yonge/Sheppard Subway.  Choose from some excellent public schools; Cameron, Churchill and Yorkview Public Schools.

 With rates still comfortably low, moving up to a 3 or 4+ bedroom home in the area may be more affordable than you think.  Let us help you determine what your own home is worth so you can move to one of these special homes! Call or write with your questions and ideas.

For a private viewing of these or any other homes please be sure to call The Mulholland Ross Team 416-230-8500.

It happens every summer, most winter breaks and whenever home prices stabilize for a short time … The potential home buyers take a break!

What confuses us the most is why so many home buyers wait until everyone is caught up in a frenzy to buy, before they decide to jump in?

The last few months were quite frustrating for so many buyers who were often in competition to purchase their home. Many buyers invested in home inspectors prior to even making an offer. Some just purchased their home without any inspection of any kind. Most buyers found themselves making offers well over the seller’s listing price – and within a day or so of actually seeing the home.

The pace was fast and the buyer’s were frustrated. Today the picture is a little different.

Although home prices have remained strong, homes are staying on the market for longer periods of time, allowing home buyers the luxury of seeing a home a few times prior to making a decision. There are fewer ‘bidding wars’ so one can actually make an offer and negotiate with the seller, have a  home inspection, and if desired, an appraisal, prior to committing to the purchase agreement.

Market and job conditions are the same as they were in the hot Spring market; interest rates remain unbelievably low!

So why are so many buyers ‘Waiting to see what happens’?  And if the Fall market turns out to be just like our Spring market – will those buyers choose to jump in on the frenzy or wait until the next time the market slows down?

Do you see the pattern?

We know that many people feel the market may drop in the next few months but keep in mind that Real Estate is a long term investment. It will drop and it will rise, again and again. One pattern we have found is that home prices always rise over the last highest price.

How many were caught this Spring wishing they had purchased a home back in 2008 when prices softened?

How many will be caught again?

Rather than trying to ‘time the market’ let us help you concentrate on finding the right home at the right price.

Just about every new home buyer starts to ask themselves the ever famous question at least once “Should I just build my own home?” Of course the common sentiment is that if you build your own home you can get ‘all the things you want’.

While this may be the best decision for some people, let’s go over the issues and advantages of building new yourself, or finding your next home already done and ready for you to move into.Building New

• Design a layout with an architect that suites your families needs
• Choose your finishes; colours, styles etc.
• You can can ‘exactly what you want’ … If you have an unlimited budget!
• If you are building on your own lot you are moving out and renting or shacking up with family (then moving back)
• Staying on budget can be tougher than it seems as every little change and ‘new idea’ will reflect in final price
• Must purchase appliances, light fixtures, window coverings, shelving etc. (add to budget)
• May not be done on schedule. Time waiting for permits, committee of adjustment rulings and availability of builder
• If you are building on another lot, you’ll have to arrange a building loan or sell your current  home to pay for the cost of building (may require a move to rental)

Buying New

• While you may not feel you are getting exactly what you want – the price is the price with no unknown design costs
• You can sell your home and buy your new home in the same market (without risk of market fluctuations)
• One simple move from your home to your next home
• If you buy brand new you should have Tarion Warranty as well as we strongly recommend a Home Inspection even though it’s new
• Does not require 12 – 18 months of reviewing plans, working with designers, architects, builders etc. and allows you to focus on your family instead
• Can often arrange creative financing through the builder. Easier to finance yourself through a bank/broker

There are so many points to consider when buying or building. We have worked with families who have done both and have heard the good, bad and the ugly of each decision.

If you are planning a move, renovation or new build please know that we offer a free no obligation consultation to discuss the pros and cons of your plans.

Take a look at these sites for more ideas and discussions.

BuildingHomes.ca

5 Things You Should Know Before You Build

If you have an experience or idea to share please do so – it’s much appreciated by all!

Take a look at the Toronto Real Estate Board’s June Chart. Pay especially close attention the the 4th chart;  Average Resale Home Prices. The orange bar represents 2010 and you’ll find it to be well above the previous 4 years.

If you’re curious about your local market, take a look at the Board’s Market Watch for June 2010.  Refer to page 2 to establish your Real Estate Board district.  If you live in the central North York area you are most likely in C07, C14 or C15.

The local central stats can be found on pages 10 and 11.  For example, there were 121 active detached homes for sale in C07 in June. Thirty one of them were sold in June.  Approximately 25% of the inventory sold in the same month. The list to sale price ratio was 97%.

If you’re interested in discussing even more local values don’t hesitate to call, write or leave a comment/question here.

Join us this Saturday June 26th and Sunday 27th and consider these great new listings.

22a Franklin Avenue will be open both Saturday and Sunday between 2-4pm. Beautiful architectural open concept design just steps to Yonge St., Subway, Gwendolen Park and Cameron PS in the Yonge and 401 area.

38 Holcolm Road will be open on Saturday between 12 – 2pm and and again on Sunday between 2-4pm. Fabulous 3 bdrm home on quiet street close to Yonge, Subway and Churchill PS.  The perfect layout has the family size kitchen open to a large deck and fenced yard.

44 Bevdale Road will be open on Sunday between 2-4pm. Lovely and spacious 4+ bdrm with main floor home office and fully finished walk out lower level. Close to schools and subway.

We have many other exciting listings from starter/investment homes right up to the utmost in luxury and fine finishes.

If you’d like our  newest listings sent to you directly, be sure to sign up for our ‘FIRST TO KNOW’ e-letter and we’ll let you know of our listings before they hit the market.  SIGN UP

Curious about what options are available? Give us a call, send us a note or drop into our Open Houses!

If you’re considering a move, perhaps our personal moving consultation would be helpful. Call today.

Many home sellers presume they have until 6pm to leave their home on closing day but the standard agreement of purchase and sale clearly states that ” this Agreement of Purchase and Sale shall be completed NO LATER THAN 6Pm on the …day of”.   Both buyer and seller should be aware that the minute the buyer’s lawyer has transferred the funds to the seller’s lawyer, and the registration has been completed, the home is closed. That means, if a buyer’s lawyer efficiently closes the transaction at 1:00pm then the home is legally considered ‘closed’ and the Buyer is now legal owner of the home.

So what does a seller do if their moving truck is still loading up their stuff?

This is what I like to call ‘Moving Day Etiquette’.  We all know this day can be stressful – let’s not make it any worse for anyone!  I tell my buyers that if they show up with a key and the sellers are still moving out to please give them their space. Go get coffees and a pizza and just relax.  There is no point in getting angry or mad at anyone.  Or worse, don’t start moving your things in while others are trying to move out.

If it’s getting late in the day and you are concerned about additional moving costs etc., it is best to call your Realtor and allow them to work something out.

Just remember. Moving day can be a glorious exciting day (I won’t say ‘pleasant’, I promise). It is the beginning of life in your new home. Just relax. Breathe and know that it will all be over soon!

Had a great moving day experience? Let us know.

Check out these moving tips from one of our favourite Toronto movers.

Bright open airy layout has spacious living and dining rooms. Two huge bedrooms allow for wonderful ‘guest room’ space and/or home office. Open the French doors for an even more open concept design.

The modern ‘eat in’ kitchen walks out to a pretty patio – perfectly situated across from park and gazebo.

Two full bathrooms. One parking. Lots of guest parking. En suite laundry. Tons of storage. Approximately 1200 sq ft. Only $370k.

Call us for more information or to take a look!

One of those homes that you say ‘if that home is ever for sale – I want to buy it’.

Welcome home to 69 Bevdale Road.

This custom built ‘builders own home’ offers the design and detail rarely found in today’s new homes. The owners of ‘Est-El Homes’ built this for their own family just a few years ago.

The current owners continued to add the features that make this home what it is today – more than just a home, it’s a lifestyle.

Gracious rooms offer the detailed workmanship of rich wainscoting, 7″ high baseboards, solid 9′ doors and designer cornice moldings through out. The home has over 9′ ceilings on the main floor and raised coffered ceilings in all the bedrooms on the 2nd floor.

The kitchen is truly a ‘gourmet’ kitchen boasting the full size granite island with seating, marble floors, built in desk area, top of the line appliances including a Wolf oven/gas range and a family size breakfast area with walk out.  

A generous Butlers pantry with granite counters leads to a full walk in kitchen pantry.

The outdoor solid concrete patio is covered, allowing BBQ’s and entertaining in any weather – rain or shine.

The lower level has been finished to allow for a media room with walk out to patio, pool and hot tub.  There is also a guest room and full bath as well as a fabulous partially finished games room or use as storage/workshop area.

Now close your eyes and make a wish…

The resort style south yard has been tastefully landscaped to include a pool, lots of interlock patio space, plenty of garden area and a fabulous garden shed.

When you’re ready for more than just a ‘house’.

Included are LED pot lights, All custom window treatments, Central Vacumm with Kitchen Sweep, All designer light fixtures, All pool equipment including pump, heater and accessories, Hot tub, Wired for sound inside and out, Closet organizers, Garage organizer system, Interlock walks and patios – The list goes on!

Please call for your private viewing | Peter & Ora 416-230-8500

Not what you’re looking for? Let us know and we’ll help you find it!

Toronto’s ‘Spring’ market is in full bloom and many homes are continuing to sell quickly and at record high prices.

However, with inventory starting to creep up, home sellers will need to fully analyze their ‘competition’ (other homes for sale) and understand the buyer trends in their immediate neighbourhood to fully take advantage of what is still considered a ‘sellers’ market.

Mortgage rates went up a little; a new 5 year closed mortgage is about 4.10% and we expect to see them get closer to 5 before long. But we are still talking about unbelievably low rates and I just shake my head when I hear some news report showing a young couple stating that if rates hit 5% they will choose not to buy a home!  That’s right – they would prefer to just rent for the rest of their lives. That just doesn’t make sense.

Our sellers are seeing serious solid offers from qualified buyers; buyers who are anxious to take advantage of a mortgage rate commitment under 4%. We expect this type of buyer motivation to continue through June.

Many people are asking about what might happen with home prices when HST kicks in and the rates go up.

Keep in mind the HST will  not drastically change the cost of buying and/or selling a resale home (Realty Fees, Lawyer’s Fees etc. will be subject to the tax – NOT the price of the home.) Everything that is currently subject to GST will be subject to the combined tax

Buyers of new homes will have to take care when reading their contracts – don’t assume the builder or developer is going to pay the tax. It must be in writing, and we strongly suggest you to have your lawyer review the terms and clauses of your offer.

One thing we’ve learned during our 25+/-  years of real estate sales: Markets go up, then go down, then go up again…even higher.

The Mulholland|Ross Team have been helping families in your neighbourhood for over 25 years
and can guide you from start to finish.

Buying a big ticket item? TVs, Cars, Furniture and more will all have HST after July 1st. What will you do?

This custom modern contemporary home was originally designed and built by a professional couple;  she was a York University faculty of environmental studies and he was a professional Engineer who described himself as a sustainable technologies engineer.

Their goal was to build a house that was kind to the environment, required a quarter of the energy of a conventional home to operate and is healthier to live in. 

Equally important is that this home offers style, design and all the modern amenities most people desire.  VIEW MORE PICTURES HERE

Using efficient and clean systems, this home is truly meant for those who call themselves ‘green’. Discover some of the methods used to create this lovely home.

Hydronic heating  with Heat Recovery filtration andHEPA  air cleaners.

Finnish Masonry  centre fireplace burns small amounts of wood slowly. The masonry heats up with creates additional radiant heat source. (3 logs lasts approximately 2.5 days)

Rain water collection for watering lawns, washing cars, etc.

Solar heating and recycled and non-toxic materials were used where ever possible.

A separate and fully self contained main floor suite works perfectly for a nanny or extended family (mother in laws will love this!)

The current owners love the efficiency, comfort and warmth of their home.  The quiet court just steps to the action at Yonge & Sheppard is just a bonus!

For more information please be sure to call Peter Mulholland | Ora Ross 416-230-8500 or write ora@realestatetoronto.com

Not to be missed – for those looking for something a special!