Brought to you by Jody Thompson, Sales Representative, Remax Professionals Inc., Brokerage. Jody is the Toronto Neighbourhood Guide sponsor for The Queensway neighbourhood. Visit Jody at his website http://www.thompsonsells.com

Davisville Village Real Estate Update brought to you by Susan McHardy and Don McHardy, Sales Representatives, Royal Lepage Real Estate Services Ltd. The McHardy Team can be contacted at: 416-921-1112 office, 416-458-2026 direct, or visit their website: www.mchardyteam.com

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** The information provided herein is compiled from source data obtained from the Toronto Real Estate Board. It is presented here for information purpose only. All data are subject to updates and revisions. The author assumes no responsibility for the accuracy of any information shown.

Riverside Real Estate Update brought to you by Nell Bradshaw, Sales Representative and Natasha Varjacic, Broker, Real Estate Homeward Brokerage. Nell and Natasha can be contacted at: C 416-833-2580 O 416-469-2090, email: homeward@nellandnatasha.com, website: www.nellandnatasha.com

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** The information provided herein is compiled from source data obtained from the Toronto Real Estate Board. It is presented here for information purpose only. All data are subject to updates and revisions. The author assumes no responsibility for the accuracy of any information shown.

have generously shared their recent "Q1 - 2013 - CABBAGETOWN REAL ESTATE REPORT"  

                                                     -By Nicholas Humphries

The analysis below relates to residential freehold properties that were sold via MLS system in the first

quarter of 2012 -2013. All data was pulled manually and every sale actually occurred in Cabbagetown.

For More information or questions about your property's value

Please Contact Us. We would love to hear from you!

Nicholas Humphries 416-526-2791, nick@nickandhilary.com

Hilary Browning 416-735-4665, hilary@nickandhilary.com

Statistics were self compiled. All properties with a commercial component, as well as multi-unit residential properties, were excluded.

Multi-unit residential properties are defined as any property with 3 or more kitchens for the purpose of this analysis.

The Princess Anne Manor and Princess Gardens neighbourhood owes its regal name to developer Robert Home Smith who built this neighbourhood in the 1950s. Home Smith sought to create "a little bit of England far from England". Home Smith's objective was to attract young families who would appreciate the detached homes on large lots surrounded by parkland. From the start this neighbourhood proved to be popular with families. Flash forward to 2013 and families are still flocking to this neighbourhood. "There isn't enough inventory to sustain the number of buyers wanting to live here." says Susan Saccucci, Salesperson, RE/MAX Professionals Inc., Brokerage. Saccucci adds: "Homes under $1m come and go very quickly as young families strive to get into this neighborhood."

To date in 2013 there have been 22 sales in the Princess Anne Manor and Princess Gardens neighbourhood. The average price of these sales is $942,000. Where are all the buyers coming from ? Saccucci offers the following insight: "Buyers seem to be coming from two market pools. First, folks that grew up here and want to move back to raise their families here. Second, the draw of our great schools brings a different buyer to the area. Our schools have tremendous reputations with some of the best public education in the city Including: Richview Collegiate, Martingrove Collegiate, Michael Power-St. Josephs High School, Rosethorn Public School, St. Gregory’s Catholic School, John G. Althouse Middle School, St. George’s Junior School and Princess Margaret Junior School."

When houses do come on the market in Princess Anne Manor and Princess Gardens they sell quick. This year the average days on the market is just 22 days. And the list to sale price ratio is hovering around 99%. What type of homes will you find in Princess Anne Manor and Princess Gardens ? Saccucci explains: "there are many different types of homes to be found in this neighbourhood including: many original and updated bungalows, split-level homes and 2-storey homes. Top up renovations and even total rebuilds are also available. The entry price has moved up to around $600,000 with most homes selling in the $800,000 to $1.2 million price range."

Saccucci points out the following neighbourhood amenities as being a big draw for home buyers: "Easy access to all major highways, great shopping (Richview Square, Thorncrest Plaza, Cloverdale Mall, Sherway Gardens) and dining (The Kingway, Bloor West Village) are all major draws. Large trees and beautiful parks (West Deane, Lloyd Manor), along with world class golf (St. George’s Golf and Country, Islington Golf Club) give Princess Anne Manor and Princess Gardens, a country in the city feel." If you are thinking of buying or selling a home in Princess Anne Manor and Princess Gardens in 2013, Saccucci suggests the following plan of action. "Call on a Realtor early on in the process. Sellers need to understand their homes strength in the marketplace. Buyers should be prepared for bidding wars and quick decisions. Preparation prior to the home search is integral to a successful market value purchase."

Princess Anne Manor and Princess Gardens Real Estate Update brought to you by Susan Saccucci, Salesperson, RE/MAX Professionals Inc., Brokerage. Susan can be contacted at: 416-236-1241 or by email: susan@susansaccucci.com. Susan invites you to visit her website: www.susansaccucci.com

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** The information provided herein is compiled from source data obtained from the Toronto Real Estate Board. It is presented here for information purpose only. All data are subject to updates and revisions. NeighbourhoodGuide.com assumes no responsibility for the accuracy of any information shown.

For a high-end market it is amazing that York Mills houses are currently averaging just 33 days on the market. The average list to sale price ratio is 95%. Where are all these buyers coming from ? Macarz reports that many York Mills buyers are second or third generation families that have roots in the area and many more buyers are new Canadians arriving from China, India Iran and Russia. 

Why are homebuyers choosing York Mills ? Macarz believes that this has alot to do with schools. "York Mills is home to many of the top public schools in Toronto", including: Owen Public School, St Andrew's Junior High School, Harrison Public School, Dunlace Public School, Windfields Junior High School, Denlow Public School, and York Mills Collegiate Institute. École Secondaire Étienne-Brûlé is a public high school with French Immersion. York Mills is also close to many excellent private schools including: Junior Academy, located on Bayview Avenue. 

Macarz is quick to point out that while York Mills has excellent schools it also offers "easy accessibility to downtown Toronto and to the airport in approximately 20 minutes (traffic permitting)." Macarz goes on to say that York Mills residents enjoy "great shopping at York Mills Plaza, Bayview Village, and The Shops at Don Mills. Edwards Gardens, numerous parks and tennis courts and the accessibility to very high end golf clubs including Rosedale, Granite and Donalda and the public Don Valley golf course. And  the subway and TTC are easily accessible". Quite simply, "its all here", says Macarz when summarizing why home buyers have made York Mills one of Toronto's most coveted neighbourhoods.

Home buyers will find a range of houses to choose from including: townhomes, semi-detached houses, ranch bungalows and split-level houses, as well as new custom homes, some of which have been described as mini-mansions. Prices range from just under 1 million dollars all the way up to 13 million dollars. Macarz says she has noticed a trend whereby many of the new homes in York Mills are being built with Eco friendly construction including geothermal and that slate roofs are once again becoming a popular choice. 

If you are looking for a nice entry level home in York Mills you may want to consier a condominium apartment or townhome. There are many of these available. Some feature nice ravine or parkland views with small yards. There have been 13 condominium sales in York Mills so far this year. Most are 2 or 3 bedroom and range in price from $375,000 to just over 1 million dollars.

Macarz offers the following advice to any prospective York Mills buyer. "York Mills is a terrific neighbourhood and currently undervalued. This is a great neighbourhood to raise a family and has got everything that you could possibly want."

York Mills Real Esate Update brought to you by Susan Macarz, Broker, Re/Max Ultimate Realty Inc., Brokerage. Susan can be contacted at: O: 416- 487-5131
D: 416- 219-7583, email: susan@susanmacarz.com or visit Susans website www.susanmacarz.com

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** The information provided herein is compiled from source data obtained from the Toronto Real Estate Board. It is presented here for information purpose only. All data are subject to updates and revisions. The author assumes no responsibility for the accuracy of any information shown.

Riverdale Real Esate Update brought to you by Perry Baria, Sales Representative, Royal LePage Real Estate Services, Brokerage. Perry Baria can be contacted at: Office: 416.921.1112, Direct: 416-716-7073, Email: perry@perrybaria.com and be sure to visit her website www.perrybaria.com

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** The information provided herein is compiled from source data obtained from the Toronto Real Estate Board. It is presented here for information purpose only. All data are subject to updates and revisions. The author assumes no responsibility for the accuracy of any information shown.

Welcome to March!

The snow is melting, the days are longer, and we're looking at an interesting spring market this year.

After a January that rivaled 2012 in sales numbers and price increases, February has been more sedate and balanced, with modest price rises and a fall in sales numbers. This is the same dynamic as we saw late last year. Two very different months suggest that this market is less predictable than anything we've seen in the past few years.

It's always interesting to see how the numbers play out each month - and how they sometimes don't reflect our experience on the ground as real estate agents, out with clients every single day. What we're seeing is an inventory problem, particularly in the lower luxury bracket ($1-2 million): there are lots of people out looking for homes, but not many homes on the market to choose from. Jason Mercer of TREB has identified this as an issue before: what looks from the outside like lack of demand is also a lack of supply!

Read on to find our monthly market report along with a special report on the Toronto luxury real estate market.

If you or a loved one are thinking of moving, please give us a call at 416-294-5152 so we can help you find your ideal home.

Sincerely,

Donna and Nick Thompson
Toronto Real Estate Market Report, March 2013

January's numbers brought lots of promise for an excellent, strong spring market... and then February's numbers, just released by the Toronto Real Estate Board, pulled that excitement back a little bit. The volatility of this year's market thus far reminds us to tread with caution: this isn't the decline of the latter half of last year, but neither is it a straightforward spring renewal.

In the Greater Toronto Area, sales were down 10.5% from February 2012 on a 28-day basis - but prices were up 2% year-over-year. After a January that showed near-equal sales to the previous year along with a price increase, we're now back to a similar pattern to the one we saw between August and September 2012: decline in sales coupled with an increase in price. But the decline in sales isn't as steep, and the price increase isn't as high. This suggests that we're moving more and more towards a balanced market.

As we've mentioned before, a balanced market isn't ideal for flippers, so if you're thinking of buying up a bunch of older homes, renovating and then selling them, it's probably best to wait. Similarly, this isn't the market in which you're going to make top dollar selling your home. But it is a market in which you're likely to see stability and consistent, if modest, gains in the value of your property. So don't be afraid to buy.

Similarly, don't be afraid of the media reports - or, at least, read them all the way through. For instance, this article in the Toronto Star seems at first to predict a difficult decade for the housing market. However, if you read on, you'll see that real estate is actually predicted to be one of the best investments you can possibly make, second only to stocks!

If you have any questions about the real estate market or would like a no-cost market estimate for your property, please contact us any time at (416) 294-5152.
Featured Listings

24 Whitehall Road: $1,975,000

North Rosedale Family Home! Gorgeous family home on a lovely tree-lined, child-friendly street exudes authentic charm through its original character & modern finished details. 4+2 bedrooms, 4 baths and over 4100 sq. ft. including the lower level with bright principal rooms, crown mouldings, wainscoting & skylights. Large open-concept family room & fully-renovated chef's kitchen with breakfast area. Master bedroom with spa-style ensuite & private balcony with lovely reverse ravine views. The finished lower level (with private seperate entrance) features a large family room and full kitchen, that can serve as a great playroom with nanny's quarters, a in-law suite or a 2-bedroom apartment generating extra income! With a double-car garage & 2 additional parking spots, this home has it all!

http://www.thompsonteam.ca

16 Buckingham Avenue.: $3,295,000

Custom Lawrence Park Home! Spectacular 5 bedroom, 6 bath Georgian style home situated on a 50x150 ft lot. With over 5720 sq. ft. including the lower level, this custom-built Insulated Concrete Forms (I.C.F.) home features gracious principal rooms, 4 fireplaces, soaring ceilings, a built-in multi-zone sound system and skylights. A stunning open-concept gourmet kitchen/family room with walk-out to a tranquil garden with a stone terrace & custom waterfall that streams into the salt water pool. The lower level features an oversized recreation room with a wet bar, nanny suite, office & media room. A lifestyle of timeless elegance & luxurious comfort!

http://www.thompsonteam.ca

176 Roxborough Street East - SOLD!

Rosedale/Moore Park Homes In Demand! We have been actively trying to find a home in Rosedale and Moore Park for several of our clients. We have not been able to find them a home due to their specific needs and the lack of supply in the area. We believe this to be a great opportunity for anyone that may be thinking of selling! We are therefore reaching out to you, our neighbours, to help us find exactly what our clients are looking for. Help us make a match and contact us today!
What's Happening with Luxury Real Estate In Toronto?

http://www.thompsonteam.ca

Toronto's luxury real estate market (of homes priced at $2 million or higher) fell 32.5% last month, part of a Toronto-wide trend of falling home sales against slowly-climbing prices. In Toronto, total home sales fell 15%, while home prices rose 2% for detached homes, and 6% for semis.

On the one hand, this seems foreboding for the luxury market in the city. However, these recent numbers don't tell the whole story.

For instance, the global luxury real estate market stands to gain significant traction over the next ten years. This is due largely to an influx of new wealth coming in from China, India, and elsewhere: these individuals are choosing to invest in international housing markets, and Canada is perenially popular as a place to put money into luxury real estate. This is likely to have a profound positive impact on high-profile real estate in Canada, particularly in Vancouver, which is already friendly to Chinese investment. Other cities looking to catch up - such as Toronto - will have to match Vancouver's market savvy and cultural capital.

The new Christie's International Real Estate Index shows Toronto as one of its top ten markets, and predicts that luxury housing will follow the trends in luxury goods in general, rather than real estate trends. This is because a significant percentage of luxury home buyers are from outside the country and are influenced by different economic contexts than local buyers.

The downturn in the luxury market may also be a result of Canada's slow but steady economic growth in general, which is mirrored in the current balanced real estate market. Canada has ridden out the global recession largely by remaining steady. That means slow, sustained growth rather than a meteoric rise, and gentle downturns in place of catastrophic falls. The luxury real estate market has no reason to show any different type of growth.

No matter what your perspective, when you're selling a luxury home, it's important to work with an agent who knows the luxury market well. Your property has a personality, and now more than ever, you may need to find a buyer with the right "chemistry" before you see an offer. Consider what someone from outside the country would see in your property. You might hate the overgrown trees at its edge, but someone from a dense urban metropolis might see a welcome measure of greenery and natural space. Also, consider how to market the exclusivity of your property in an inclusive way -- this is the last time you will welcome people into your home, and it's an opportunity to do it the best way possible.

If you're looking to buy or sell a luxury property, call the Thompson Team at (416) 294-5152: with years of experience working in the luxury market, we're your best bet.

http://www.thompsonteam.ca

The February 2013 edition of Market Watch published by the Toronto Real Estate Board reports a 15 per cent volume drop from February 2013 sales as compared to February 2012. However, prices are up two per cent from last year with the average selling price of a home in Toronto now at $510,580. Still when you break out the actual number of houses sold this February the 5,759 sales volume total would be the envy of most international real estate markets. 

Semi-detached houses have risen the most in price with a 6.2% gain over last year while condo apartments have experienced the biggest loss with a 4.7% drop in price from last year. Average days on the market has risen slightly from 24 to 28 days. Across the board the vast bulk of sales so far this year have occurred in the $200,000-$600,000 price range. The luxury market over $1,000,000 has been resilient with 535 sales thus far.

So where are the buyers buying ? Well so far in 2013 there have been 10,039 sales recorded. 3,721 of these sales occured in the City of Toronto. Sales have been brisk in Scarborough, East York, North York and Downtown Toronto. The Toronto suburb sales leader has been Peel Region with 2.131 sales followed by York Region with 1,878 sales. The busiest suburb markets have been in Mississauga, Brampton, Vaughan, Markham and Richmond Hill.

The Downtown Toronto housing market if off to a decent start with 24 home sales recorded thus far in 2013. The median price of these homes is a lofty $775,000 reflecting the surge in demand for downtown living. A third of these homes sold for their asking price or above. One quarter of these sales exceeded the million dollar mark in price.  Katrina McHugh, Sales Representative at Junction Realty Inc., Brokerage has been selling real estate in the downtown core for many years and is surprised at the lack of activity in the market to start 2013. McHugh says she has plenty of motivated buyers but for some reason Sellers are just not listing. McHugh adds: "Normally the spring market has started by now. There is simply very little inventory but buyers are hungry to buy. Most of the sales we are seeing thus far are in the higher price range." McHugh offer this advice to Sellers who may be sitting on the fence waiting until the weather warms up to sell. "Holding off listing your home is not a great idea because right now you have pent up demand from buyers with very little competition, whereas in the spring there will be more listings and more competition among sellers."

Condo Sales:

So much has been written about the impending demise of the Toronto condo market in 2013. While much of this doom and gloom has been focused on the new condo market the resale condo market has been quietly picking up steam. There have been 166 condo resale condo units already sold in Downtown Toronto thus far in 2013. You really should not be surprised at this volume of activity when you consider the resurgence in popularity of the downtown core. Buyers are looking for value and they are finding it in some of Toronto's older condominium buildings.

Colleen Gray, Sales Representative, RE/MAX Hallmark Realty Brokerage works with many buyers and sellers in the Downtown core. Gray says she has recently assisted "Lots of buyers who are downsizing from various Toronto neighbourhoods and buying into the older downtown condominium buildings. They are loving it. They are escatic about moving into the downtown core. They are choosing some of the older buildings for their larger and more spacious floor plans. They don't mind that these units may require updating as they know they are getting a good deal on the square footage. Even some of the younger buyers are seeing real value in the older buildings."

It appears everything old is new again when it comes to Downtown Toronto real estate. A great City builds itself from the inside out and that is certainly happenning right now in Toronto. The Downtown Toronto real estate market appears poised for another successful year. 

Downtown Toronto real estate housing update brought to you by Katrina McHugh, Sales Representative, Junction Realty Inc., Brokerage. You can reach Katrina at (416) 833-5900, email: katrina@somethingdifferent.ca or visit her website: http://somethingdifferent.ca

Downtown Toronto Resale Condominium update brought to you by Colleen Gray, Sales Representative, RE/MAX Hallmark Realty Brokerage. You can reach Colleen at cell: 416-707-6613 or email: colleen@colleengray.ca or visit her website http://www.colleengray.ca/

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** The statistical information provided herein is compiled from source data obtained from the Toronto Real Estate Board. It is presented here for information purpose only. All data are subject to updates and revisions. The author assumes no responsibility for the accuracy of any information shown.

http://www.refinery29.com/2013/01/41942/new-york-tiny-apartment-tips?utm_source=email&utm_medium=editorial&utm_content=everywhere&utm_campaign=130121-beauty-donts

Carson Dunlop is pleased to announce the condo event of the year. Join us and our panel of condominium experts, on January 25, 2013 at the Ontario Institute for Studies in Education, 252 Bloor St W, where we will discuss market trends, forecasts and expectations for condominium sales in 2013. Due to increased demand for this event, we've had to find a larger venue and have changed the event's start time, to 2:00pm to 4:00pm.

This exclusive event is free of charge and will present valuable information for real estate professionals. The event will be hosted by Alan Carson and feature informative presentations and discussions, including:

>> The Canada Mortgage and Housing Corporation's 2013 Market Outlook for Condominiums - given by Ted Tsiakopoulos, the CMHC's Ontario Regional Economist

>> Condominium Insurance Claims and Data - given by David Slack, David Slack Insurance Brokers Ltd.

>> "Why Condo Inspections Make Sense" - given by Brian Bell, Vice President of Sales and Marketing at Carson Dunlop

In addition, Carson Dunlop will be providing all attendees with a complementary Home Reference eBook (a $27.99 value) and a $25 gift card towards their next Condominium Inspection, as well as other prizes. At Carson Dunlop we believe in helping our clients make an informed decision when it comes to their properties and this promise translates to our partners within the real estate community as well.

Event Details
Where: O.I.S.E, 252 Bloor Street West, Toronto ON
When: 2:00pm - 4:00pm

Please click here, to register for this event.

The West Rouge and Port Union neighbourhood (also referred to as Centennial) share many common attributes. For starters they ere both located along the picturesque Scarborough waterfront. They also share a north boundary marker at Kingston Road and a dividing boundary in Port Union Road. They even share a NeighbourhoodGuide.com real estate sponsor - The Mills Team - who are a household name when it comes to Toronto real estate. So with all this and more in common the following real estate update will include combined stats and information for both neighbourhoods.

It has been a busy 2012 real estate market in West Rouge/Port Union (Centennial) with a combined 225 sales. Demand for all types of homes in West Rouge has been strong throughout 2012. The Mills Team comprised of: Jill Fewster-Yan, Sue Mills, Sarah O'Neill, Katie Mills and Alex Mills, Sales Representatives at Royal Lepage Signature Realty report: "The January to June market saw intense competition for resale homes amongst buyers. As with Toronto's overall market, tougher qualification guidelines for buyers that were introduced in July ushered in a cautionary tone to the market which has started the movement towards a more balanced market." 

The Modern townhomes that have recently been built along the waterfront have been very popular with homebuyers. There have been 37 townhome resales this year ranging in price from $375,000-$515,000. Very affordable by Toronto standards. These modern townhomes feature pretty front porches, large picture windows, nicely mancured lawns and attached garages. The interiors feature all the modern comforts including master bedroom en-suites and large eat-in kitchens. The Mills team point out "West Rouge and Port Union (Centennial)also offers excellent value, especially in comparison to The Beach and more central Toronto neighbourhoods. Once buyers move into the neighbourhood, they rarely want to leave which is why so many of the homes sold are purchased by existing residents trading up or downsizing."

In the established residential pockets north of the waterfront you will find many detached houses of varying styles and sizes, situated on generous size lots. There were 188 detached sales recorded this year. These sales averaged just 17 days on the market. The average list to sale price ratio for these sales was 98%. The older ranch-style bungalows and the side-split and back-split "Brady Bunch" style houses account for approximately half of the detached sales. These houses range in price from $400,000-$800,000. The lots vary in width from 50-100 feet and are well treed. Many of these homes back onto ravine land. Newer style subdivision homes start at $400,000 with the larger homes on better lots selling in the $600,000-$900,000 price range. A handful of exclusive custom homes have recently topped the $1 million mark.

The Mills Team says that buyers are choosing the West Rouge and the Port Union (Centennial) neighbourhoods due to the strong sense of community. The Mills Team offers the following real estate advice for those seeking to buy or sell a home in these neighbourhoods. "There are all types of homes available in West Rouge and Port Union, including some lovely waterfront and ravine properties in a wide variety of price points. Find an area expert that can help you with the nuances of the neighbourhood and get in on the action. West Rouge and Port Union are not only great neighbourhoods to live in, they are also an excellent investment. Please contact us here for our newsletter which includes detailed charts showing how real estate in these neighbourhoods have kept pace or slightly outperformed the city as a whole (TREB average prices). As the secret of the West Rouge and Port Union neighbourhoods continues to spread, demand for the neighbourhood will continue to increase and so our advice for Sellers is do not get pressured into selling due to the doom and gloom that is reported in the newspapers. Consult with an area real estate expert to get advice on what makes the most sense for your current situation and your future needs. 

West Rouge and Port Union (Centennial) Real Estate Update brought to you by Alex Mills**, Sue Mills*, Katie Mills*, Sarah O'Neill* and Jill Fewster-Yan *, Royal LePage Signature Realty, Brokerage, *Sales Representatives, ** Broker. The Mills Team can be reached at (416) 443-0300, email: team@themillsteam.ca and welcome you to visit their website:www.themillsteam.ca

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** The information provided herein is compiled from source data obtained from the Toronto Real Estate Board. It is presented here for information purpose only. All data are subject to updates and revisions. The author assumes no responsibility for the accuracy of any information shown.

The Mills Team confirm that Bedford Park is "a great neighbourhood for young families to move into. Families really value Bedford Park's great schools, shops and restaurants, and easy access to the subway." There are many different real estate options available in this neighbourhood. Forty-eight of the sales were semi-detached houses. The charming brick semis that are part of the neighbourhoods original housing stock sell for between $600,000-$900,000 depending on factors like parking and renovations. There are also a handful of newer town-homes that sell between $1,100,000-$1,200,000.

Bedford Park's original detached houses make great family homes. These solid brick houses feature Tudor, Georgian and Arts and Crafts architectural styles. These homes retain their exterior charm but have been extensively remodelled inside. Many have also had rear additions. These homes range in price from $800,000-$1,200,000. The detached newer custom homes built in the last 10 years sell for between $1,200,000-$1,500,000. A brand new build in the neighbourhood starts at approximately $1,600,000. Prices vary depending on lot size, street location and parking.

The Mills Team has helped many families buy and sell houses in Bedford Park. They encourage their clients "to take a mid-to long term perspective on any housing decisions as opposed to being reactive to any short term trends and to buy or sell when the time is right for your family." The Bedford Park neighbourhood has an enviable location and terrific amenities which should ensure that it remains atop the wish list for many families looking to purchase a home in Toronto.

Bedford Park Real Esate Update brought to you by Alex Mills**, Sue Mills*, Katie Mills*, Sarah O'Neill* and Jill Fewster-Yan *, Royal LePage Signature Realty, Brokerage, *Sales Representatives, ** Broker. The Mills Team can be reached at (416) 443-0300, email: team@themillsteam.ca and welcome you to visit their website:http://www.themillsteam.ca/index.php

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** The information provided herein is compiled from source data obtained from the Toronto Real Estate Board. It is presented here for information purpose only. All data are subject to updates and revisions. The author assumes no responsibility for the accuracy of any information shown.

Nothing says East York real estate quite like the iconic East York bungalow. These timeless classics are a great entry into the neighbourhood. There were 67 bungalows sold this year ranging in price from $330,000-$685,000. These homes typically are situated on quiet streets with nice size lots and are therefore in demand with builders and renovators as well as end users who appreciate their charm and functionality.

Detached 2-storey houses in East York start in the $450,000 range however the bulk of these sales are in the $550,000-$800,000 range. The newer custom built homes are selling in the $950,000-$1,100,000 range. The semi-detached house with front porch and whimsical architectural detail are another East York classic housing style. These homes range in price from $350,000 to $1 million. At the higher end you will find some newer town home developments and extensively renovated homes. Semi's in the Jackman School District command a premium. 

A closer look at East York real estate stats reveals a very healthy market. The overall list to sale price ratio recorded this year is a lofty 102% with an average of just 14 days on the market. Michaelidis points out that "things ere looking more stable and people are acting more rational. Buyers are not as fearful to negotiate, which is a good thing. I like to educate my clients and make sure this is a methodical process". 

There is no question that this once sleepy borough has now been discoverd by Toronto homebuyers who value the close proximity of East York to the downtown core and appreciate the easy access to public transit. East York has long been known for the Danforth with its plethora of Greek restaurants and eclectic retail mix however as homebuyers are discovering there is so much more to this neighbourhood including: a great variety of houses, quiet child-friendly streets, an excellent selection of schools, and numerous parks and recreation. In these rather turbulent times when so many mixed messages are being broadcast about the Toronto real estate market; Michaelidis offers the following simple words of advice for buyers and sellers "keep calm and carry on". 

East York neighbourhood real estate update brought to you by Anna Michaelidis, Royal LePage Urban Realty, Brokerage. Anna can be reached at office: 416-461-9900 or email: annamichaelidis@gmail.com

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** The information provided herein is compiled from source data obtained from the Toronto Real Estate Board. It is presented here for information purpose only. All data are subject to updates and revisions. The author assumes no responsibility for the accuracy of any information shown.

The world economy may be impacting the housing market in Toronto but ironically over 25% of the buyers in Hogg's Hollow this year are families moving to Canada from around the world. Paula and Vicko von Stedingk have witnessed this influx of international buyers into the neighbourhood where they live and sell real estate. "The neighbourhood is perceived as being high end so good solid value for down the road." The von Stedingk's have also noticed an influx of buyers from Toronto's suburbs north of the city. "They like being close to the 401 and walking distance to the subway." Many of these buyers work in downtown Toronto making the commute much easier.

The average sale price of a home in Hogg's Hollow this year is $2,495,000. The average list to sale price ratio is 95%, while the average time on the market is 67 days. Vicko von Stedingk says: "New homes in Hogg's Hollow start at $3.5 million dollars and can sell for over $7 million. The average size of these home ranges from 4500-7000 square feet. We see a variety of architectural styles from traditional to contemporary. The pricing on the original housing stock in the neighbourhood is based on land value which can range from $1.8 to $5 million dollars depending on the size of the lot. Properties that back onto the river or golf course or the ravine and have some table land will command a premium." 

Paula von Stedingk emaphasis the sense of community in Hogg's Hollow is what really sets this neighbourhood apart and makes it special. "We really enjoy living in Hogg's Hollow. It is a great place to raise a family". Vicko von Stedingk concurs: "I always say in Hogg's Hollow when we talk about a neighbour, we talk about someone from the valley. There is a real sense of belonging." The Hogg's Hollow ratepayers association organizes a number of socials and neighbourhood events throughout the year. The highlight is the Valley Fair. This is an annual event which takes place on the first Saturday in June and is held in Brookfield Park. It begins with a parade through the neighborhood and continues in the park with midway games and races for the kids. In the evening there is a highly anticipated in-park dinner. The festivities are capped off with both silent and live auctions and the grand finale which features an exceptional display of fireworks. 

If you are thinking of buying or selling a home in Hogg's Hollow the von Stedingk's offer the following advice: "Because of the varied terrain, lot size and site features there can be a great variance in price and therefore you need someone who has seen and experienced first hand the sales in the neighbourhood in order to understand how a particular home may compare to others that have sold previously in the neighbourhood." Hogg's Hollow is a perennial favourite among Toronto neighbourhoods. One visit to this enchanted neighbourhood and you will understand why it is so desired and popular with luxury home-buyers.

Hogg's Hollow neighbourhood real estate update brought to you by Paula & Vicko von Stedingk, Sales Representatives, Chestnut Park Real Estate Limited, Brokerage. Paula and Vicko can be reached at Phone (416) 925-9191, Home Office 416-484-6958, email: homes@paulaandvicko.com or visit their website: http://www.paulaandvicko.com/

(C) NeighbourhoodGuide.com

** The information provided herein is compiled from source data obtained from the Toronto Real Estate Board. It is presented here for information purpose only. All data are subject to updates and revisions. The author assumes no responsibility for the accuracy of any information shown.

The average sale price of a home in Lower Forest Hill is $2,626,000 while the average price of a home in Upper Forest Hill, north of Eglinton is $1,438,000. Lyons offers the following insights on why luxury home buyers show a preference for this neighbourhood: "Homebuyers choose Forest Hill for many reasons including the prestigious neighbourhood, excellent schools (private and public), ample parks, high-quality shopping and restaurants, proximity to the subway and TTC and an easy commute to the downtown core.

The average Forest Hill home has been selling for 97% of asking price. The average days on the market is 29 days, a surprisingly short period of time for homes in this price range. Homebuyers will find a variety of options in this neighbourhood. Lyons explains: "Forest Hill offers a wide variety of homes including character homes built in the early 1900s and magnificent new custom builds. Since Forest Hill does not have a heritage designation, buyers can easily build homes to meet their specifications which is not possible in other established Toronto neighbourhoods. Forest Hill offers something for everyone from average sized to more spacious homes."

Forest Hill has a proud history. It was one of the last two villages to be annexed by the City of Toronto back in 1967. Generations of families have called this neighbourhood home. In fact locals still refer to their neighbourhood as the "Village". Forest Hill has an international reputation. Lyons points out that "Forest Hill is now a popular choice for out of town buyers who gravitate to the larger Forest Hill homes that are in close proximity the downtown financial district. Prestigious private schools situated within the neighbourhood including: Bishop Strachan School and Upper Canada College are another neighbourhood draw. 

Forest Hill is definitely big city but it has managed to maintain a village charm. The heart of the village is a stretch of quaint coffee shops and stores along Spadina Road at Lonsdale Road. There are some affordable condominium buildings in this pocket of the neighbourhood as well as charming walk-up rental apartments. Lyons urges any prospective Forest Hill buyer or seller to: "Be sure to engage a dedicated real estate professional who fully understands the market conditions and your needs and performs the due diligence required to buy or sell your home at true market value." Market values will fluctuate but one thing is for sure: Forest Hill will always be considered one of Toronto's preeeminent neighbourhoods. 

Forest Hill neighbourhood real estate update brought to you by Leslie Wallender Lyons, Sales Representative, Royal LePage / JOHNSTON & DANIEL DIVISION Brokerage. Leslie can be reached at 416-489-2121, or visit her website: http://www.leslielyons.ca/

(C) NeighbourhoodGuide.com

** The information provided herein is compiled from source data obtained from the Toronto Real Estate Board. It is presented here for information purpose only. All data are subject to updates and revisions. The author assumes no responsibility for the accuracy of any information shown.

There were 29 Cedarvale sales recorded thus far in 2012, in the $500,000-$1,000,000 range. These comprised a variety of bungalows, semi-detached homes and smaller detached 2-storey homes. There were 10 sales recorded above $1,000,000. These executive homes were situated on a premium 50 foot plus frontage on signature streets in the neighbourhood. Anthony says: "While there are some small bungalows in the neighbourhood, most are two-storey three and four bedroom side hall or centre hall homes. 

Cedarvale houses sell on average in just 12 days after hitting the market. There always seems to be a waiting list of buyers attempting to buy into the neighbourhood and for good reason. Anthony explains some of the the reasons for this pent up demand. "Cedarvale is very central and is close proximity to good shopping, transit and schools such as Cedarvale Community School, Robbins Hebrew Academy and the new location of Leo Baeck Day School South Campus which opened at the old Arlington Middle School site. Of course, the Cedarvale ravine and park, with its walking trails, playgrounds, soccer and baseball fields, dog park and new outdoor public skating rink, are major factors in homebuyers choosing Cedarvale. The neighbourhood will be even better served over the next few years with the completion of the Eglinton Crosstown transit line."

Cedarvale homes were built mostly in the 1940s. The tree-lined streetscape is adorned with handsome Georgian and Classic Tudor-style homes. Many of these homes are being renovated and the new buyers are adding extensions at the rear of the houses. Anthony has also noticed that "over the last few years, investors have been purchasing homes to renovate and resell." Even though the Cedarvale neighbourhood has long been overshadowed by its cousin neighbourhood to the east - Forest Hill - it has gained traction with savvy homebuyers in recent years who recognize the great value this neighbourhood has to offer.

Cedarvale neighbourhood real estate update brought to you by Karen G. Anthony, Sales Representative : Royal LePage Real Estate Services Ltd. JOHNSTON & DANIEL DIVISION, Brokerage. Karen can be reached at 416-489-2121, or visit her website http://www.karenanthony.com/

(C) NeighbourhoodGuide.com

** The information provided herein is compiled from source data obtained from the Toronto Real Estate Board. It is presented here for information purpose only. All data are subject to updates and revisions. The author assumes no responsibility for the accuracy of any information shown.

Thirty years ago Home Inspection was not part of the real estate process. Now, over 70% of resale homes in North America include an inspection*. However, when it comes to Condominium Inspections, people are still living like it’s 1970.

Many operate under the misconception that since condos are typically smaller than houses and have a different set of systems and features there is no value in having a condominium inspected. Think again. Condos can experience water intrusion, leakage and damage. Their systems and appliances can fail. Previous owners may have completed undocumented or unapproved renovations. The list of what we’ve uncovered in condominiums goes on and on. This isn’t meant to be alarmist, but rather informative.

At Carson Dunlop we recently launched a product to help protect condominium consumers. This new service helps to educate and inform condominium buyers and sellers. Condominium Inspections address areas that can affect a unit owner and include:
A detailed investigation of all the major appliances within the unit.
An inspection of and consultation on the systems within the unit, focusing on functionality and long-term maintenance.
A check for manufacturer recalls on all major appliances. Click here to see a sample report.
A comprehensive inspection report that documents the condition of systems, components and appliances, including illustrative photos and helpful maintenance information.
Having a Condominium Inspection gives you the knowledge and tools to make an informed decision in regards to your unit. To learn more about a Condominium Inspection click here, or call 800.268.7070.
*SOURCE: American Society of Home Inspectors (ASHI), 2011 Home Inspectors Survey.