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.

349 Betty Ann Drive is perfectly set amongst tall trees on quiet cul-de-sac and backing onto an ultra private Ravine system.

Gracious rooms boasts oversize windows, hardwood floors and pot lights. The family size kitchen has been completely renovated to offer a centre island and wall to wall pantry cabinets. Entertainers will love this home inside and out.

Plenty of space for the entire family on 4 spacious levels.

Close to the New JJC, Public Transit, Schools, Parks and more. Friendly community!

Have you ever seen your dream  home sell before you had a chance to even see it?

Don’t let that happen here! Call the Mulholland & Ross Team or write to arrange your private viewing.

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!

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.

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.

Two public schools will be holding their annual Summer Fun Fairs on  Saturday May 29th between 11:00am – 3:00pm. There will be games, prizes, food, raffles, bake sales and silent auctions – and so much more!

Drop into Churchill Public School at 188 Churchill Avenue at Senlac Rd.   They are planning some great surprises this year. Be sure to check out the raffle items, critters, martial arts, silent auction and all the games and fun!

Be sure to visit Cameron Public School at 211 Cameron Avenue just West of Yonge and South of Sheppard Ave. This place is always crazy fun. Tons of games and activities for the kids. Lots of great silent auction treats for everyone.

As always, you’re guaranteed to have a great day while supporting your local schools and programs.

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!