November 2023 Newsletter

Wednesday Nov 01st, 2023


Welcome, November! Overview: GTA REALTORS® Release September 2023 Stats, Neighbourhood Reports, New Blog, Seller Success Story, Upcoming Events, News You Can Use, November Home Maintenance Checklist                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      

Welcome, November!


  • GTA REALTORS® Release September 2023 Stats
  • Neighbourhood Reports
  • New Blog
  • Seller Success Story
  • Upcoming Events
  • News You Can Use
  • November Home Maintenance Checklist

The impact of high borrowing costs, high inflation, uncertainty surrounding future Bank of Canada decisions and slower economic growth continued to weigh on Greater Toronto Area (GTA) home sales in September. However, despite the market being better-supplied with listings, the average selling price was up year-over-year.
“The short and medium-term outlooks for the GTA housing market are very different. In the short term, the consensus view is that borrowing costs will remain elevated until mid-2024, after which they will start to trend lower. This suggests that we should start to see a marked uptick in demand for ownership housing in the second half of next year, as lower rates and record population growth spur an increase in buyers,” said TRREB President Paul Baron.
REALTORS® reported 4,642 home sales through TRREB’s MLS® System in September 2023 – down 7.1 per cent compared to September 2022. The year-over-year dip in sales was more pronounced for ground-oriented homes, particularly semi-detached houses and townhouses. On a month-over-month seasonally-adjusted basis, sales were also down slightly.
New listings were up strongly on a year-over-year basis from the extremely low level in September 2022. The number of listings also trended upward on a month-over-month seasonally adjusted basis.
“GTA home selling prices remain above the trough experienced early in the first quarter of 2023. However, we did experience a more balanced market in the summer and early fall, with listings increasing noticeably relative to sales. This suggests that some buyers may benefit from more negotiating power, at least in the short term. This could help offset the impact of high borrowing costs,” said TRREB Chief Market Analyst Jason Mercer.


Analysis: What this means for York Region’s home sellers and buyers.
As a whole, the real estate market in York Region has entered into the unfamiliar territory of a Buyer’s Market. This shift is largely due to an increase in the supply of homes for sale. More properties on the market = more choice for buyers= more negotiating power.

This shift in the balance of power from Sellers to Buyers has had a direct and immediate effect on real estate sales:

  • fewer homes are selling each week
  • Properties are taking longer to sell
  • 95% of sale prices are below asking price
  • The majority of sales are conditional, usually upon buyer financing and/or property inspection;
  • Sale prices are holding steady in most areas and property categories for our Region.

As an experienced Realtor* these dips in the market are nothing new. The challenges of the current market require us to pivot our tactics to still deliver the highest possible results for our Seller clients.
Take pricing a property for sale, as an example. In the previous Seller’s market, we often priced properties below fair market value in the expectation of generating multiple offers. Buyer’s were understandably reluctant to get into bidding wars, but really had no other choice since “plunge pricing” and offer hold-backs were the norm. 
Not so now! The marketplace has largely reverted to the traditional practice of pricing properties at slightly above the final expected sale price, leaving a little room for negotiation. Buyers of course want the lowest price possible. As your Realtor* it’s my mandate to maximize the price outcome by negotiating aggressively to achieve as close to asking as possible. However, in order to be firm in my negotiating stance, I really work hard to make sure that the list price is accurate. Too low, and we risk leaving money on the table; too high, and we risk sitting unsold. Along with property preparation (see last month’s blog) correct property pricing has been a key element in our recent sellers’ success.  

If you’d like to receive an updated property evaluation, text or call me at 416-460-5636 and I’ll get started. You’ll be provided with a real-time evaluation of neighborhood sales, trends and inventory in our Pinpoint Price Analysis.

If you’d like to see the recent sales statistics for your community, simply click on the link below to access our helpful infographic.
Richmond Hill
New Blog
SMART Realty Solution's commitment to senior's health & well-being
Seller Success Story

11 Nuttall St., Brampton

Our lovely seller client had the dream of finally retiring but needed to sell their large family home in order to do so. It was our privilege to oversee the renovation process, including establishing a budget, prioritizing the work to be completed, and fixing a timeline. All aspects of the preparation of the home were handled by our team. After renos, the exterior was spruced up with fresh garden beds and a refinished deck. Professional cleaning, staging, photography and videography were hired to ensure the lovely home showed at its best. 
Apparently, the marketplace approved of our efforts - we had 68 real estate agents book showings and over 50 visitors at weekend open houses!! The home sold in multiple offers for almost 10% over asking, despite there being almost 500 other 4-bedroom detached homes for sale at the same time!

Shredding Event Success Story

It’s been a few weeks since our twice-annual Community Shredding and CHATS Fundraiser, but we are still hearing back from clients and community members who express appreciation for the opportunity to bring their documents for shredding so conveniently.
It’s hard to decide which is my favourite part of this fun day: seeing so many familiar faces or raising money for a very worthwhile cause. Because I have a “both/and” mindset I will say both! It’s also a great feeling knowing that 2100 pounds of documents were directed toward post-consumer recycled paper products (read, toilet paper) and over $800 was donated. Great job to everyone! And shout out to our intrepid shredding truck provisioner, Ian of Carbon Neutral Shredding, for his amazing customer service!

OSSCO 55+ Lifestyle & Learning Exhibition - Thursday, Nov. 2 10:30 am - 3:00 pm.

 I am pleased and proud to be participating in The Ontario Society of Senior Citizens Organizations “Aging: The Future is Here” speaker series. 

This Thursday, November 2 at 11:45 am I will be presenting a 30-minute talk on “Property Options that aren’t just Condos.” I encourage you to join this informative day of learning on topics important to seniors. No need to register - just drop by when you can!
For a more indepth exploration of healthy aging information, services and vendors, please plan to attend OSSCO’s 11 Annual Senor’s Conference on Thursday, November 16th from 10:00 am to 3:00 pm. There is no cost, and registration is not required, unless you’d like to sign up for the lunch provided.

I again am privileged to be one of the speakers at the event, and the keynote will be Dini Petty, of TV and radio fame.

First Time Buying Seminar

 There’s been some great news for buyers lately. Most recently, the Bank of Canada decided not to raise interest rates so hope is starting to return that mortgage rates might have peaked. There is one more rate review before the end of the year, but many experts predict that the poor economy right now makes another interest rate hike unlikely. 
The second important development for buyers is the inception early this year of the tax-free First Home Savings Account. This is a registered plan with financial institutions that allows prospective first-time home buyers to save money toward a down payment, much like an RRSP. 

For more information see

For the first-time buyers in your life, I highly recommend registering for the Keller Mortgages Canada seminar held this month on Nov 28, 2023 06:00 PM. You’ll get an overview of all the current incentives open to first-time buyers, as well as helpful advice about navigating the qualification process. Free registration for zoom link at


Spring Speaking Series

Do you belong to a social, cultural, seniors or faith-based group looking for an engaging speaker? We have a series of five prepared talks that cover broadly-appealing topics related to seniors, downsizing and real estate. There is absolutely no cost, obligation or sales pitch, and each talk can be tailored to the specifics of the group. All workbooks, AV presentations & equipment, as well as a door prize are provided.  
Please email me at to check for availability starting in Winter 2024.


Special Offer: Free Garden Bags!

Again this year we will be distributing garden waste bags free for the asking. It’s just our little way of showing appreciation to our clients. And… if you’d like to discuss housing options with less exterior maintenance, we can arrange that, too! 🙂
To request your free bags, text me at 416-460-5636 with your name and address.

  • For a helpful overview of the impact recent rate hikes have had on real estate sales and home prices:
  • Unscrupulous, unlicensed real estate flippers took advantage of her hardship to the tune of $60,000:
  • Despite it’s rather startling title, this article highlights the joys to be found in decluttering:
  1. Check sealing and insulation, and update if required
  2. Add or replace weather stripping
  3. Inspect or schedule a maintenance service call for HVAC
  4. Check all detectors in your home (carbon monoxide and smoke detectors)
  5. Check Attic, Basement, and Crawl Spaces for Leaks and Moisture
  6. Check Floor Drains
  7. Check for Condensation and Humidity
  8. Check and Reset Ground Fault Circuit Interrupter – GFCI
  9. Check Your Ventilation Fans Are Working Properly
  10. Check all detectors in your home (carbon monoxide and smoke detectors)
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