Discover some wonderful features rarely found in this price range;

• Spacious foyer has 2pc powder room
• Full size kitchen with island overlooks bright family size breakfast room
• Breakfast area overlooks sunken family and walks out to large deck and ultra private garden
• Den or Home Office has French doors that open to family room
• Three bedrooms on the 2nd floor – master has walk in closet and ensuite bath
• Separate entrance to high basement – great recreation room and roughed in 3pc
• Steps to Cameron PS, Subway, Gwendolen Park/Tennis and Ravine
• Garage and breathtaking privately landscaped lot with natural stone accents
• Listed at $719,000. Flexible possession.

So much more than it appears from a drive by! Take a look at the pictures and call us for your private viewing 416-230-8500

But here’s something no one ever talks about.  Homes that smell of cigarette smoke often sell for far less than those that don’t!

Unless you’re absolutely sure your home is going to be purchased by a builder who intends to demolish your home immediately – start smoking on your porch like most of your neighbours do.

When buyers walk into a home with a lingering smell of tobacco they instantly start adding up all the things they will need to do in order to remove the odour;  remove all carpet, remove all window treatments, repaint every wall and refinish all hardwood floors. In some cases the removal of attic insulation also becomes necessary.

This can all add up to huge costs for the buyers so, guess what happens to the price of your home. On a $500-$600k home, smokers homes can sell for $10,00 – $15,000 less than a non-smokers home. So on top of the daily cost of a pack of smokes – now think about what it’s doing to the tax free equity in your home.

The Mulholland | Ross Team always call agents who have shown our listings as well as those buyers who visited our open houses. It is amazing how many will comment on the smell of a smokers home first.

So, sorry to say, the comforts of your home may be the last place you ever want to light up.

Comments or ideas? We’d love to hear your stories.

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.

44 Bevdale Road offers 4+ bdrms and hardwood through out. Fabulous main floor home office can be used as a main floor bedroom for extended family or those who are not able to do stairs. The main floor 3pc makes for easy  living when the inlaws visit or move in! Bright finished walk out basement 2 bdrm  inlaw suite with fireplace.

69 Bevdale Roadis a custom built 4+ bdrm with exquisite detail through out; classic cornice moldings, coffered ceilings and a true ‘gourmet kitchen’ with top of the line appliances and butler’s pantry. Custom built ins through out. Finished walk out media room in the basement and breathtaking ‘resort’ style patio, pool and hot tub!

Curious about these homes or others? Interested in knowing more about the local real estate market and the value of your own home? Be sure to let us know – we’re happy to help any way we can!

Check out the Toronto Real Estate Board’s charts for June 1010 for even more Toronto Real Estate information.

Treat yourself to something different!

Discover one of North York’s best kept secrets; Tridel’s Skyview at 5444 Yonge Street!

Friendly well managed condo boasts all the luxuries of a resort – just steps to Yonge St. restaurants, Subway, shops and more.

View More Pictures

This bright west facing suite boasts over 1640 square feet – carefully renovated through out!  Wall to wall windows have unobstructed views and breathtaking sunset pictures!

Imagine just locking the door and leaving – when ever you choose! No worries about managing your lawn or snow removal.  This is easy living with space and style!

Enjoy indoor/outdoor pools, private tennis courts and quality squash courts. Entertainment rooms/guest suites++

Go ahead and spoil yourself – 24 hr concierge service and security.

For more information or to view please call Peter Mulholland & Ora Ross 416-230-8500

n July 1st

This Thursday, celebrate Canada Day with a Canadian flag in your front window (or on your car roof).  Wear something red and white, have some friends over and check out some of the events in North York Toronto.

Mel Lastman Square is always exciting  on Canada Day with food, music and amazing fireworks!

Downsview Park will be celebrating all day with amusement rides, acrobat performances, face painting and fireworks!

NOTE: For those of you in the Yonge/Sheppard/Finch area, be sure to check your mailboxes for our most recent Newsletter; you’ll find a bright Canadian Flag on one side. Perfect for placing in your front window!

Tell us what you like most about living in Canada!

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.

Thursday Farmers Markets and Friday Night Concerts are Back!

From now through October 28^th, enjoy the fun of the outdoor farmers market and fresh local produce every Thursday from 8 a.m. to 2 p.m. at Mel Lastman Square (in front of the city offices and TDSB offices, across from Empress Walk on Yonge Street).

Look for organic fruits and vegetables, honey and unbelievable breads and sauces! Don’t let summer go by without dropping by a few times.

Cultura

Beginning Friday, June 25^th and then every Friday until August 6^th, there will be a weekly cultural festival including street food, live performances, artists and a family-oriented movie at Mel Lastman Square.

The performances and movies are free.  Funds raised from food sales will go to a different local charity each week.  These evenings have been sponsored by Duca Financial Services.

Enjoy the fun and fresh air this summer in Downtown North York – see you there!

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!