Marian Neal

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2013-07-08T13:25:00.001-04:00

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Why own a car? Live in the St Lawrence Neighbourhood

2013-06-14T13:30:00.000-04:00

Toronto's financial core

The St Lawrence neighbourhood is named for the focal point of the area, the St Lawrence Market. Originally the market for the original Town of York, founded in 1793, it continues to this day and in particular the Saturday’s farmer’s market is thronged with eager buyers from all over the city in pursuit of fresh, locally grown organic produce.

St Lawrence Market

Critically acclaimed as a major urban planning success, some of the most interesting architecture in the the city can be found in the area, including the famous wedge-shaped Flatiron Building, the first building of this type in North America, built in 1892.

The Flatiron Building

Pretty much everything an urban dweller could wish for is within walking distance, including the city’s financial hub, several major hospitals, universities and colleges. The famous PATH network of retail and commercial space extends to over 27 kms underground in addition to the wide range of sophisticated and electric shopping, restaurants and cafes in this area. Many residents choose not to own cars due to the convenience of Toronto’s subway and streetcar system on their doorstep.

A current listing in the heart of the St Lawrence Neighbourhood
8 Colborne Street #1801 Click here for more details

Buyers - Be Prepared for Closing Day

2013-06-13T08:00:00.000-04:00

Closing day for a home buying family represents in many ways, a new beginning. It can also be extremely stressful. Here are 10 helpful hints, to make your closing day a success story.

Know in advance how much money you will need to bring in on closing. Buyers need to understand the balance owing on closing will not only include what is stated in their purchase agreement, but will also include land transfer tax, legal fees, disbursements and any closing adjustments. Have this discussion with your lawyer well in advance of closing to ensure that you have sufficient funds available. If you are using funds from your RRSP to complete the purchase, make sure you start the process at least one month before closing so that the funds will be available.
Make sure your lender has completed their appraisal well in advance of closing. If their appraisal indicates that your home is not worth as much as you paid for it, then they may advance a lesser amount than you are expecting on closing.
Arrange insurance coverage well in advance. Your insurance company will have to conduct a separate inspection on your home before agreeing to provide insurance. If the home has out-dated wiring, it may result in a much higher insurance premium. Make sure you have completed this well in advance of closing.
The agreement provides that you may not be given possession of the property until 6 pm. Most closings take place later in the day. Do not plan to arrive at the home earlier or else you may end up paying more to your movers.
If you are selling your home and buying at the same time, you should consider buying your home a few days before your sale. Your bank should be able to provide you with a bridge loan to complete your purchase, so you only pay interest for a few days, until you complete the sale of your existing home. This will give you time to clean, paint and prepare your new home before moving in. Those who attempt to sell and buy on the same date invariably have damages done to their home and their furniture as a result of being rushed with their moves.
If your seller is going to remove any chandeliers prior to closing, make sure that they replace any light fixture with a cheaper version, to make sure you have light in the home when you move in. Bring extra light bulbs with you as some sellers have been known to remove all light bulbs.
Pack your valuables and important documents separately and take them with you personally to your new home. Do not put these into a box while you are packing everything else as you will likely need some of these papers when you visit your lawyer just before closing, and may not be able to find them.
Arrange a pre-closing inspection of all appliances, heating, plumbing and electrical systems as close as possible to closing, to make sure that everything the seller promised will be given to you on closing. Try and make sure that the seller removes all junk from the basement and garage prior to your inspection, so that nothing is hidden from view.
Inform all utility, newspaper, cable, phone, alarm system and internet suppliers of your upcoming move, in advance of closing. You may have to provide security deposits for hydro or gas accounts at your new home before service is provided. After closing, inform any credit card companies, doctors’ offices, and government departments such as for example your driver’s license. Consider preparing and sending “just moved “cards, with all of your new information, for your friends, relatives and service providers.
Check all appliances and home systems as soon as you move in. Most agreements say that the seller warrants that everything will be working on closing, not one week after closing. If there are any problems, you need to notify the seller immediately after you move in, to be able to bring a claim later for repairs.

Courtest of Mark Weisleder, a Toronto real estate lawyer. Contact him atmark@markweisleder.com or direct at (416) 702-2499.

Why home buyers love the Cricket Club: Toronto Neighbourhoods

2013-06-08T08:00:00.000-04:00

Toronto Cricket Skating & Curling Club

The Cricket Club neighbourhood of Toronto takes its name from the Toronto Cricket Skating and Curling Club which opened in 1925. One of Toronto’s premier private clubs, it is still a recreational focus for many of the residents.

The original homes were developed in 1920s, 30s and 40s and had many attractive features such as pretty bay windows, French doors and hardwood trim. Well treed lots and quiet streets still evoke a country feel to this quiet enclave in what is now the heart of the city.

These days many of the original homes have been renovated, upgraded or completely rebuilt, as is the case with our two most recent listings pictured below.

78 Felbrigg Avenue - click here for more information

11 Apsley Road - click here for more information

But the neighbourhood retains its family orientation with excellent public schools, parks and shopping all within walking distance.

Don Valley Golf Club

The Armour Heights Community Centre on Avenue Road not only offers a public library but also dance and fitness programs for adults, a tiny tots program and children’s after-four program. For golf enthusiasts, the Don Valley Golf Course is located just north of York Mills on Yonge Street.

Avenue Road shopping

Some of the best neighbourhood shopping in Toronto is within walking distance along Avenue Road and Yonge Street where the small two-storey brick buildings blend in nicely with the residential nature of the area. You’ll find many independent stores, offering everything from designer clothes to antiques, as well as restaurants, banks, beauty salons and medical offices.

Price Growth Across All Major Home Types in May

2013-06-05T17:05:00.000-04:00

Although sales volume continues be lower this year than last, the same can't be said for prices. Average selling prices was up by 5.4% over last year in May, primarily due to healthy demand for single family homes. However the average numbers don't tell the full story. There is considerable fluctuation depending on price range and neighbourhood. We have our fingers on the pulse and would be glad to provide you with more targeted information. Just give us a call at 416-486-5588 or email at info@torontorealestatesales.com

Toronto Real Estate Market Watch May 2013

Sales in Central Toronto May 2013

Toronto Housing Market Charts May 2013

Lovely Leaside: Toronto Neighbourhoods

2013-05-18T08:00:00.000-04:00

Trace Manes Park

Leaside is one of the most popular neighbourhoods in Toronto. Residents value this neighbourhood as an ideal place to raise children due to its friendly, safe community, abundant greenspace and parkland, a fine selection of schools and two of Toronto's best shopping districts on Bayview Avenue and the Leaside Centre, just east of Laird Drive.

Leaside was first settled by John Lea a pioneer farmer who emigrated to Canada from Philadelphia in 1819. In the 1850's, Lea's oldest son William built an eight-sided octagonal shaped house - appropriately named 'Leaside' - near the present day site of Leaside Memorial Gardens. This neighbourhood has been called Leaside ever since. It was one of the last neighbourhoods to be incorporated into the City of Toronto in 1967.

The homes in Leaside were built largely in the 1930's and 1940's. There is a good mix of two-storey detached homes, bungalows and semi-detached houses and many still contain beautiful wood trim, hardwood floors and a working fireplace. A growing number of Leaside bungalows have had second storey additions, while others have been replaced by new custom designed homes.

Currently listed in Leaside: 100 Randolph Road

Bayview Avenue features a wonderful collection of shops and restaurants. Many of these stores are geared towards children reflecting the demographics of this neighbourhood. Bayview Avenue is also known for its antique shops, specialty stores, and neighbourhood pubs that attract a clientele from all over the city.

Bayview Avenue

Leaside's newest shopping destination is the Leaside Centre, a collection of large national retailers located at the south-east corner of Laird Drive and Eglinton Avenue. Adjacent to the Leaside Centre is the Leaside Business Park which combines light industrial businesses mixed in with specialty retail stores.

Howard Talbot Park

Toronto neighbourhoods can match Leaside when it comes to recreation. The Leaside Memorial Community Gardens at Millwood Road and Laird Drive is a multi-recreational complex that includes an indoor ice arena, an indoor swimming pool, a curling rink and an auditorium. Trace Manes Park and Howard Talbot Park are also located right within the neighbourhood and Sunnybrook Park, part of a huge network of parks which wind their way down the Don River Valley is just a short drive away.

What is the Absorption Rate? And why it matters if you're buying or selling a home.

2013-05-17T13:39:00.001-04:00

Watch this short video about absorption rates and how they can influence your pricing strategy when buying or selling a home.

Planning a Move

2013-05-09T08:30:00.000-04:00

As we head into "closing season" when many people are planning their moves we thought we'd share this useful checklist provided by our trusted mortage advisor Ramy Ibrahim at TD Canada Trust.

Planning a Move by Marian Neal

Under construction ... watch the video: Bedford Park Town Manors - new homes for sale in North Toronto

2013-05-07T08:00:00.000-04:00

Construction has started! Watch this playlist for ongoing updates and to see what goes in behind the walls of these high quality new luxury homes being built on Roslin Avenue at Yonge & Lawrence by Balder Corporation.

Market Conditions Promote Price Growth in April

2013-05-06T16:31:00.000-04:00

The good news highlighted this month from the Toronto Real Estate Board is with the condo market, both the average selling price and the MLS HPI apartment index up on a year-over-year basis. However we are also experiencing some very active price ranges and neighbourhoods in the central areas. If you'd like to know more about what's happening right now, just give us a call at 416-486-5588 or drop us an email at info@torontorealestatesales.com.

Toronto Real Estate Market Watch April 2013 by Marian Neal

Sales in Central Toronto April 2013 by Marian Neal

Toronto Housing Market Charts April 2013 by Marian Neal

History of Lawrence Park: Toronto Neighbourhoods

2013-05-04T08:30:00.000-04:00

Lawrence Park is one of Toronto’s most exclusive and established neighbourhoods. It is home to the city’s top professionals and corporate executives who value its quiet charm and strong sense of community. Known for its outstanding parks, ravines and trails Lawrence Park is served by excellent public and private schools and is close to both the Rosedale and Don Valley golf courses.

The subdivision was assembled in 1907 by the Dovercourt Land Building and Saving Company. The Dovercourt Land Company acquired the north parcel of Lawrence Park from John Lawrence, after whom this neighbourhood is named.

Wilfred Servington Dinnick was the president of the Dovercourt Land Company. It was under Dinnick's direction that Lawrence Park was developed as a suburb for the 'well to do'.

The first advertisement for Lawrence Park trumpeted it as an 'aristocratic neighbourhood', 'four hundred feet above Lake Ontario', and 'Far from the Lake Winds in Winter'.

Despite all its fanfare, Lawrence Park's development was sporadic. The building of houses was interrupted by two world wars, a recession, and a depression. It wasn't until the 1950's that this neighbourhood was completely developed.

Currently listed in Lawrence Park
126 Dinnick Crescent

Lawrence Park is a good place to find a house that blends the old with the new. Renovations in this neighbourhood have been sensitive to preserve the old world charm of these houses including leaded glass windows, wood trims around the door and window frames, decorative fireplace mantels and rich hardwood floors.

We're Number 1!

2013-05-03T08:00:00.000-04:00

As published in today's Globe & Mail: Canadian Top 250 Real Estate Brokerages ranked by closed transactions in 2012 according to Real Trends, an unbiased, independent third party.

Marian's Market Picks: Detached home at Yonge & St Clair

2013-05-02T14:23:00.000-04:00

Marian's pick of the open houses - a lovely detached home within walking distance of Yonge & St Clair.

Clean up and unclutter your closets

2013-04-27T08:00:00.000-04:00

Tired of that chaotic mess you call your closet? With a few easy, low-cost fixes and tips, you can make your closets functional, organized spaces - and find what you need, when you need it. Getting your closets in order will give you back valuable time and provide you with some peace of mind.

Here are some organization ideas from Rubbermaid, which sells closet organization systems and accessories through Lowe's and other retailers:

Declutter - Roll up your sleeves and empty everything out of your closets. The rule of thumb is to keep items you've worn or used in the past year; toss or donate everything else. You'll have several piles: seasonal, keep, repair, donate and toss. Purging your closets will make extra room for the items you wear often, and create storage space you didn't know you had.
Plan Your Layout - Use every square inch of space in your closets. Consider installing a closet organizing system. Some kits have telescoping rods and expandable shelves to accommodate large and small closets.
Organize Accessories - Canvas or clear bins, shoeboxes and hanging canvas organizers provide simple, functional storage options for accessories, shoes and seasonal items. Plus, you'll avoid having an avalanche of items fall from higher shelves. Don't forget to use the back of your closet door; an over-the-door organizer can neatly hold shoes, purses and other items while making the most of your space.
Put it All Together - Once you're ready to restock your closets, put the least-used items on the higher shelves; clothes and items that you use frequently at eye level; and shoes toward the bottom. Hang all your clothing with the hangers facing toward you (more on that later). Save yourself time and anxiety by sorting your wardrobe by season, clothing type and/or color so you can find what you need quickly.
Hangers Matter - Use padded hangers for delicate fabrics, plastic hangers for shirts and pants and wood hangers for suits. Get rid of wire hangers and remove clothes from dry-cleaning bags (they restrict air flow to your clothes and retain dry-cleaning chemicals in the fabric).
Maintain the Calm - Don't let your closets revert to their old ways. As you wear and launder clothes, hang them back up with the hooks facing into the closet. After a few months, you'll be able to see what you haven't worn, making it easy to find the clothes, then donate or toss them. Pull together outfits the night before to save time in the morning.

Marian's Market Picks: Great Family Home in Wanless Park

2013-04-25T13:06:00.000-04:00

Yonge & Eglinton: Toronto Neighbourhoods

2013-04-20T08:00:00.000-04:00

Call it Uptown, call it Midtown, there is no doubt that Yonge & Eglinton has long been a hub of commercial and social activity. The cluster of highrise buildings centred around the Eglinton subway station on the Yonge Street line create a very urban environment, but just a block or two away you’ll find leafy residential streets, schools and parks. Definitely the best of all worlds for those who choose to call this ‘city within a city’ their home.

Office towers, big box retailers, small retail stores and restaurants all vie for attention and sidewalks of both Yonge Street and Eglinton Avenue are always busy with pedestrians. The major mall, connecting with the subway, together with an eclectic mix of small retailers makes this area a shopper’s paradise. And the area still hums into the evening as residents enjoy the many clubs, bars and restaurants which range from casual outdoor eateries to some of Toronto’s finest cuisine. This is a neighbourhood where people gather and socialize.

Currently listed at Yonge & Eglinton
2181 Yonge Street, Unit 1109

The North Toronto Community Centre is located within walking distance on Eglinton Avenue just west of Yonge Street. This centre includes a pool, water slide, gymnasium, squash courts, and a walking track. Adjacent to the community centre is Eglinton Park which has sports fields, a baseball diamond, a wading

pool, a children's playground, and tennis courts that become an artificial ice rink in the wintertime. Sherwood Park, located east of Mount Pleasant Road, has a wonderful walking path highlighted by some of the oldest and largest trees in the city. This park contains a picturesque children's playground and a wading pool. The Northern District Public Library, on Orchard View Boulevard, offers programs for both children and adults.

RE/MAX Hallmark presented top award for contribution to Children’s Miracle Network in 2012

2013-04-10T14:36:00.001-04:00

With a donation of close to $100,000, RE/MAX Hallmark Realty Ltd. has once again been recognized as the Top Contributing RE/MAX Office in Canada to Children’s Miracle Network in 2012 (large market category).

RE/MAX Hallmark is consistently seeking new and innovative ways to increase their commitment to Children’s Miracle Network. The vast majority of funds are raised through the more than 500 RE/MAX Hallmark realtors participating in the Miracle Home Program, but there are a variety of events held throughout the year that contribute to the bottom line.

“We remain steadfast in our support of Children’s Miracle Network because of the extraordinary work that they do within our community and beyond,” says Debra Bain, Co-Broker/Owner, RE/MAX Hallmark Realty Ltd. “The charity itself funds paediatric care and advancement in critical research, as well as supports outreach programs and upgrades to medical facilities and equipment in children’s hospitals across Canada. The sheer number of children helped by CMN on an annual basis is staggering—58,000 patients alone in the emergency room at Sick Kids. We’re thrilled that we've been able to make a significant contribution to Sick Kids and by doing so, make a difference in the community in which we serve. But we cannot be content to rest on our laurels for our work here is not complete.”

Average Price up in March and First Quarter: Toronto Real Estate Board

2013-04-04T07:30:00.000-04:00

The latest news from the Toronto Real Estate Board is that despite a lower volume of sales compared with last year, prices are still up compared with this time last year. The reason for this is that demand is still strong, which is what we're finding in the central areas. Below are the full reports for the the board area as a whole and the central areas in particular.

There is no doubt that the situation varies depending on neighbourhood and type of housing, so if you'd like more detailed information on your area, please give us a call at 416-481-5588 or drop us an email at info@TorontoRealEstateSales.com.

Toronto Real Estate Market Watch March 2013

Sales in Central Toronto March 2013

Toronto Housing Market Charts March 2013

The Cricket Club: Toronto Neighbourhoods

2013-03-29T08:30:00.000-04:00

Named for the Toronto Cricket Skating and Curling Club, a popular recreational venue for many area residents, the Cricket Club neighbourhood is bordered by Wilson Avenue to the north, Brooke Avenue to the south, Avenue Road to the west and Yonge Street to the east.

The area was originally settled in the early 1800s when a tannery was set up on the south west corner of Yonge and York Mills. In the early 1900s the property was purchased by William George Gooderham of the Gooderham and Worts Distillery and he set up a bottled water company called Mineral Springs Ltd when he discovered a spring on the hillside. He was later involved in the development of homes in the area which started in the 1920s.

Typical Cricket Club Bungalow
Curently listed for sale with Neal & Fraser

Most of the original homes were built in the 1920s, ‘30s and ‘40s and are a mix of bungalows, Tudor and cottage style 2 storey homes and some larger Georgian style homes with centre hall plans. In recent years many lots have been redeveloped with large custom homes, due to demand for spacious lots in quiet neighbourhoods close to the downtown core.

The history of Yorkville: Toronto Neighbourhoods

2013-03-27T07:30:00.000-04:00

Yorkville was founded in 1830 by Joseph Bloor, after whom Bloor Street is named. It grew up around the Yorkville Brick Yards, located on what is now Ramsden Park, which produced the yellow brick that can still be seen in the historic Yorkville Firehall on Yorkville Avenue.

In 1883, Yorkville had the distinction of being the first village annexed by the City of Toronto. Yorkville's gentrified Victorian houses were built mainly between 1870 and 1895. These historical homes exhibit many decorative features including ornamental brick patterns, gingerbread gables, cast iron fences, and richly landscaped gardens. Many properties are listed on the Toronto Historical Board's Inventory of Heritage Properties.

In the 1960s the neighbourhood was shabby and rundown but became famous for its hippie culture. Many coffee houses and clubs featured budding musicians such as Joni Mitchell, Neil Young and Gordon Lightfoot as well as now-famous authors Margaret Atwood, Gwendolyn MacEwen and Dennis Lee.

Since then it has become an eclectic mix of Victorian houses, luxury condominiums, commercial office towers, plush four star hotels, theatres, gourmet restaurants and a prestigious shopping district. There is a certain prestige to the name itself within the city of Toronto; its mention automatically evokes images of wealth, style and luxury.

Restored Victorian home on Yorkville cul-de-sac
46 Boswell Avenue

Boswell Avenue, where the above home is currently listed, was named for Arthur Radcliffe Boswell K.C., Mayor of Toronto from 1883 to 1884. 46 Boswell and the adjoining property at number 48 were built in 1874 and the first residents were stonecutters, William and James Isaacs. Many households were in the trades at that time, particularly the building trade. Boswell is one of the quietest streets in the area, due to the closure of the street at Avenue Road.

Choosing the right contractor, ask the right questions

2013-03-20T15:08:00.000-04:00

Thinking of building your dream home? You have several important decisions ahead of you: where you're going to build it, what type of home you want, the square footage you want, and many more.

Perhaps the most critical choice you'll make is the contractor. Choose the right contractor and you're more than likely to be thrilled with your new home - and with the process. But if you choose the wrong one, it could end up being a nightmare. RE/MAX real estate agents Connie Abels and Dean Melton, specialists in new construction, provide their ideas for picking a reliable builder.

Connie Abels (ABR), RE/MAX NorthCoast, Chicago

The best way to get the process started is to ask for referrals from a professional real estate agent, friends, neighbors or family. You can also get names of contractors by observing construction sites in your area or by contacting the Better Business Bureau or Chamber of Commerce.

Inspect contractors' work. Go through some of the homes they've built if possible. Any reputable builder will provide names of past customers. Contact them and learn the answers to these important questions:

Did the contractors hold to the original quoted price or did they add costs that you hadn't discussed? Was the work completed on schedule? Did they complete "punch-list" items? (Issues that come up on the final inspection)

You should interview multiple builders. What to look for during the interview:

Do they show up on time and prepared? Are they respectful?
Do they know what they're doing? Do they clearly understand what you're telling them? Do they fully understand local building codes? Know who's responsible for securing building permits?
Are their estimates within your budget? Do they offer suggestions to improve on the design or selections to stay within the budget?
Do they have worker's compensation and liability insurance? How long will they warrant their work? (It should be a minimum of one year.)
The lowest estimate isn't necessarily your best option. Weigh this against other factors: the contractor's reputation, your own observations, experiences of other customers.

Dean Melton (CLHMS, CDPE, CRP, CRS)

RE/MAX The Woodlands and Spring, The Woodlands, Texas

The two main things I look for in contractors are these:

Their reputation
Their financial stability, especially the way the market is now

A builder in our area skipped town after people had put down $200,000 to $500,000 in earnest money. If you're going to put up money, you need to be sure the same thing won't happen with your contractor. I wouldn't hesitate to ask for their financials.

Your best indicator of a builder's quality is word of mouth, especially within the real estate community. Ask a RE/MAX agent with expertise in new construction for recommendations. I would select three contractors to interview. Request a list of their last five closings, then ask the customers if they were happy with the contractors.

You should ask these questions in the interviews:

How involved are you personally going to be in the construction?
How often are you going to update me during the construction process?
How long have you been in business?
Have you ever filed for bankruptcy (under your current business name or any other)?
Will you willingly come back after the home is built and fix problems?

Leafy Lytton Park: Toronto Neighbourhoods

2013-03-15T08:00:00.000-04:00

Lytton Park began life as a rural outpost of the City of Toronto. Development began in earnest after the Metropolitan Street Railway began to service this area in 1886. A residential boom began after the railway company bought a large tract of farmland near the station on Glengrove Avenue. The neighbourhood became part of the City of Toronto in 1912.

Most homes were built between 1890 and 1930. Many are built in the Tudor or Georgian style and feature traditional accents such as hardwood floors, leaded glass windows and wood burning fireplaces. They are typically set well back from the street located on large lots. The neighbourhood is known for its beautiful landscaped gardens and mature trees which provide a leafy canopy in the summer.

Over the years most properties have been extensively renovated or even totally built. Below is an example of a new property, built in a traditional style, which we are currently offering for sale.

252 Cortleigh Boulevard, Lytton Park, Toronto

WIN your downpayment!

2013-03-12T08:00:00.000-04:00

Buying a home is the largest financial decision most people will make. RE/MAX wants to make buying your next home easier with the "Win Your Down Payment" contest!

Whether it's buying a house for the very first time or expanding for a growing family RE/MAX wants to help one lucky individual make their new house a home. Take the next step into a place to call your own with the expert advice of a RE/MAX Realtor.

ENTER NOW

Pre-paying your mortgage

2013-03-08T08:00:00.000-05:00

Many people are keen to reduce their mortgages. Here is some information from TD Canada Trust about prepayment charges. Please note this is an illustration and should be used for sample purposes.

Due to the low-rate environment, some institutions will charge a 3-month interest fee to discharge the mortgage or IRD (Interest Rate Differential). This is in addition to other fees which differ from one bank to another.

Making a Mortgage Prepayment

Price growth continues in February: Latest from the Toronto Real Estate Board

2013-03-07T14:06:00.000-05:00

It's the beginning of a new month so that means it's time to look at the statistics from the Toronto Real Estate Board for the Toronto area as whole as well as the Central area in particular.

Of note is this quote from the Market Watch report "However, months of inventory in the low-rise market segment will remain low, resulting in average price growth above three per cent for the TREB market area this year" which translates to "for single family homes, demand is expected to outstrip supply."

If you'd like to know what your home is worth in the current market, or are looking to buy, don't hesitate to get in touch. Marian Neal & Carver Fraser at 416-486-5588 or info@torontorealestatesales.com. We're always happy to help!

Toronto Real Estate Market Watch: February 2013 by

Sales in Central Toronto: February 2013 by

TREB Housing Market Charts: February 2013 by