Real Estate Update

Real Estate Update Real Estate Update
Liberal plan to ban blind bidding for homes ignites real estate skirmish

Liberal plan to ban blind bidding for homes ignites real estate skirmish

The Liberals made an announcement, promising an end to a controversial practice in Canada’s real estate market: blind bidding. The party said it would amend the country’s Criminal Code to prohibit the practice and force the asking prices for real estate to be made public should they be re-elected in September.


The lofty proposal, one of many in a vast “Bill of Rights” for home buyers geared at bolstering consumer protection, reignited a fierce debate in the world of real estate that has pitted realtor associations against housing reform advocates, and what the industry sees as “overreaching” policy decisions.

The ban would give a whole “new meaning to house arrest,” OREA exclaimed in a tweet accompanied. The Toronto Regional Real Estate Board similarly called the Liberals’ plan a “substantial overreach of the government” that amounts to “punishing home buyers and sellers for wanting to keep their financial decisions private.”


Advocates for industry reform, however, say the ban is long overdue, pointing to the toll blind bidding takes on home buyers — and noting how countries like Australia have stronger consumer protections and greater access to pricing data.

In blind bidding, home buyers submit a bid without knowing the counter-offers, meaning the victorious buyer could wind up paying far more than what was needed simply to outdo the second-highest offers.

The system is a boon for sellers and realtors, who reap the rewards of a big sale, but it has also been blamed for driving up property values at a frenzied pace. The value of a house is typically derived based on the value of its surrounding homes; when a neighbour sells at a price above the neighbourhoods’ average, the surrounding property values grow.

Realtor associations have defended blind bidding as a way for buyers and sellers to protect their privacy.

The associations also argue that an open bidding process would encourage live-auction scenarios, sometimes used in Australia, where buyers stand on the lawn of a home they want to buy and exchange competing offers until it’s sold. This method “creates a three-ring circus” that — far from making homes more affordable — can push buyers to make rushed decisions involving tens of thousands of dollars in minutes, said the OREA.

The good news for the realtor associations is that a ban on blind-bidding is far from guaranteed. Real estate law falls under subnational jurisdiction, leaving most housing legislation to the provinces and territories, so it is not obvious the federal government is able to ban the practice by themselves.

The Liberals did not provide any other details than to say it would amend the Criminal Code to ban blind bidding. When the Star asked the Conservative Party of Canada whether it would match the Liberals’ promise, a spokesperson responded: “As this falls under provincial jurisdiction, Canadians are left wondering how the Liberals will actually implement this promise.”

Real estate agent and president of Realosophy John Pasalis noted that the ban on blind bidding, while a useful measure to improve transparency, also won’t help the Liberals’ professed goal of making housing more affordable. Australia’s bidding may be more transparent, “but home prices are just as high there as they are in Canada,” he said.



Building a house is an exciting adventure and the ultimate way to customize your home.

Whether you are shopping for a pre-built home, or are looking to create your own from the ground up, it is vital to know what you can afford and stay within it. This is the key to building a home that you will be able to enjoy for the next 20 or 30 years, while still maintaining your financial stability.

1. It’s All in the Numbers

When calculating the cost of building your home, there are many components from construction materials and contracts to tax benefits, funds for the down payment and slush account and other related expenses. In Vancouver B.C., the typical cost to build a house is between $200 and $350+ per square foot. In some cases, it could cost as much as $500 or more per square foot. Overall, the average cost to build a house can range $300,000 to $350,000 for 1,000 square feet to double or triple that amount. On average, a 2,500 square foot home could cost between $500,000 and $875,000 to build depending on materials, design, etc.

2. Understand the Loan

Aside from the costs of building a new home, what does a mortgage look like for an unbuilt home?

In many cases, this is where a “construction mortgage” might come into play. In order to properly qualify for financing on an unbuilt home, you need to give me a budget that includes both hard and soft costs, as well as the reserve of money you plan to have set aside in case you run into unexpected events.

For example, based on the lender loaning up to 75% of the total cost (with 25% down):

  • Land purchase price: $200,000
  • Total soft and hard costs (as complete): $400,000
  • $600,000 x 75% = $450,000 available to finance

It is also important to understand that the lender will also consider the appraised value of the finished product. This value is determined before the project begins. In addition, depending on the lender, you may have a time frame within which you need to complete construction (typically between 6 and 12 months).  

Below are a few key points to remember with regard to repayment on construction loans: 

  • Construction loans are usually fully opened and can be repaid at any time.
  • Interest is charged only on amounts drawn; there are no “unused funds”
  • Once construction is complete and project completion has been verified by the lender, the construction mortgage is “moved over” to a normal mortgage

Lastly, the lender will always consider the marketability of a property. This includes not only demographic aspects, but also the geography. A lot that in a secluded area with minimal market demand may not be a property that they are willing to lend on, so it is important to review the entire property and plan before breaking ground.

Do you have any questions or concerns? Please don’t hesitate to contact me to get started on the process so that you can build with confidence



Rock-bottom interest rates, increased demand for homes and a shortage of supply have heated housing prices and prompted the federal government and regulator to tighten rules to cool the market.

These changes tighten requirements are aimed at discouraging higher-risk borrowers from taking on a mortgage they can’t afford. A higher risk borrower is a homebuyer with less than 20% home down payment.

Canada's top banking regulator is proposing to raise the mortgage stress test level from 4.79% to 5.25% by June 1ST. 2021.

As it stands, with the new proposed rule, any buyer whose down payment on a home is less than 20% (1/5Th) of the purchase price has to show they can afford mortgage payments if the interest rate was 5.25%. In the near term, this change will make it more difficult for first-time homebuyers to qualify for a mortgage. The move will have the effect of lowering buyers' purchasing power by about 5% once it's in place in June.

This means borrowers will need to prove that their finances can pay for the loan at that higher rate, regardless of what a lender is willing to lend them. This would make it harder to qualify for a home loan, shrinking the pool of qualified borrowers and ultimately bringing down some of the upward pressure on house prices in the country.

The regulator says current housing market conditions have the potential to put lenders at increased financial risk should economic conditions deteriorate, and the new proposed qualifying rate would add a margin of safety so borrowers will still be able to make mortgage payments if rates rise or they see a drop in their income.

A look at the numbers shows how easy it is to get in over your head.

At 2%, a 25-year mortgage of $300,000 would cost $1,270 a month.

But if rates were to rise to 4.79%, where the big bank posted rates already are, that monthly payment goes up by almost $500 a month, to $1,709 a month.

That's an increase of almost 35% to a borrower's monthly budget. 



Closing Thoughts

There are going to be different takes on how people see the recent mortgage rules. 

It’s a mixed bag – on one hand, it’s better to have a housing market that’s healthy and stable; and on the other hand, many young people and new immigrants may have a tougher time becoming homeowners.

Overall, if a slower housing market results, it will benefit new home buyers who qualify.

Bottom line is, no matter how much the bank is willing to lend you, ensure you only buy a home you can afford.



The Suburban Real Estate Boom Is Only Continuing!

The Suburban Real Estate Boom Is Only Continuing!

What started out looking like a temporary blip might just be a more significant exodus!

The surge in home-buying reflects how drastically the priorities for millions of potential homebuyers have shifted almost overnight. 

Interesting to note that among those considering a home purchase in the next two years, 61% of online survey respondents agreed that COVID-19 has increased their interest in suburban or rural housing.

The need for more space is especially acute for parents, many of whom are trading the now-irrelevant conveniences & amenities of city life for greater outdoor space, closer to nature and better schools.

If you are looking to make a move, let's chat! I am the real estate broker that goes the distance for you!



Even if you’re not planning a major renovation in the near future, it's worth learning about the latest trends in house and homedesign. After all, homes of the future are not reserved to new development projects or exclusive condos towers.

In fact, there’s somewhat of a renovation boom going on right now with older homes, as owners embrace upgrades to their properties with designs and amenities for their own enjoyment and benefits- and to prepare their homes for future homebuyers.

For example, traditional kitchens are being upgraded with convection air fryers, induction cooktops, oversized windows and walkouts to outdoor appliances.

Other trends include wireless security system and electric vehicle charges.

In terms of more significant renovation considerations ( and costs), homeowners are adding moveable walls or accordion-style collapsible room dividers to help provide increased flexibility in the use of spaces.

Meanwhile, baby-boomers who want to live in there homes longer are investing in their own personal elevator and chairlifts.



Property values have increased significantly over the past 6 years.

To give you a clear picture of how well the real estate market have been performing, here is a comparison chart outlining the average neighbourhood sale prices of detached homes from 2015 to 2020, showing how far property values have risen:


2015/ $ 835,940

2020/ $ 1,230,240

- HEADON FOREST, Burlington

2015/ $ 652,544

2020/ $ 1,019,847

- MILLCROFT, Burlington

2015/ $ 922,951

2020/ $ 1,349,397

- CENTRAL, Burlington

2015/ $ 755,756

2020/ $ 1,192,568

- ROSELAND, Burlington

2015/ $ 1,138,335

2020/ $ 1,666,718

- SHOREACRES, Burlington

2015/ $ 922,472

2020/ $ 1,528,276

We are looking forward to 2021! With demand for homes at an unparalleled high, we anticipate home prices will continue to rise in the Hamilton-Burlington area.

If you want to take advantage of these record home sales, give us a call for an updated value of your home.

Your might be surprised as to how much equity you have built in the last year! 






Welcome to "The Parkland", one of St. Catharines loveliest condominium options! What a GEM of a condo!

This amazing large 2 bedrooms CORNER unit is beautifully renovated. New flooring throughout the living spaces. Kitchen is open and bright featuring granite counters & breakfast bar. Enjoy the roomy and bright master bedroom, with large walk-in closet. Updated modern 4 piece bathroom, open concept living room and dining room, in-suite storage room & patio doors lead to large balcony facing West with generous natural light & overlooking manicured green space & park.

New custom blinds throughout. New air conditioner unit in living room wall, and in the master bedroom.

Friendly community includes a library, workout room, social room, large laundry facility and outdoor spaces for relaxing. Steps to green spaces and parks.

This quiet building offers desirable secure entry & situated on a cul-de-sac, set back from the main road and located within walking distance to all amenities, mall & nearby plazas with easy HWY access.

Come have a look! 



The REALTORS® Association of Hamilton-Burlington (RAHB) reported 1,233 sales of residential properties in November 2020. Sales were down 24.12 % over last month, but up 17 % over November of last year.

New listings were down 28.98 % over October 2020 and up 16.3 % over last November. This is an indication od a Seller's market.

The average price for residential properties was $722,317, which was up 0.11 % from last month and up 21.2 % from November 2019. The number of active listings available at the end of the month was 40.8 % lower compared to the previous year.

What we can initially see is that the market has slowed from last month, and this is due to the colder weather, the COVID-19 cases increasing throughout the province, and Hamilton/Burlington moving to Red Zone as of November 16 where open houses are now banned.

An extremely low number of active listings at the end of each month is continuing to drive average prices higher. It’s a vicious cycle of sellers not listing their homes until they are confident they will find another home to buy.

We can also see that towns and apartments are still quite active, but their average price did not increase as much as single family properties, and so this could indicate that single family properties are still much more in demand – this would make sense during these times as we see a movement towards homes with more elbow room and outdoor space.

Current Burlington MLS® stats indicate an average house price of $986,271, and show median days on market for a home is 20 days. Price wise in Burlington :


# BedsNov 29 - Dec 273 mo ago6 mo ago1 year ago
2 Bd $1.0M +63% $1.1M $1.1M $630K
3 Bd $1.1M +26% $1.0M $950K $912K
4 Bd $1.7M +34% $1.5M $1.2M $1.2M
5 Bd $1.7M -4% $1.2M $1.2M $1.8M
6 Bd n/a n/a n/a n/a
All $1.3M +25% $1.2M $1.1M $1.0M




Burlington was voted the “Best Community in Canada” and “Best place to raise a family”

There is so much to look forward to moving & living in Burlington! From trendy condos, to breathtaking waterfront living, to very popular year-round festivals.  

Most of the city is incredibly family friendly. Many neighbourhoods here can satisfy the very discriminating buyers, and nurture top executive lifestyles.

If you are looking to make Burlington your home, and want to know more about its amazing neighbourhoods, give me a call!

I live & work in this incredible city and it would be my pleasure to help you explore all its hidden gems!





This summer is like no other. 
Although we’re not out of the woods yet, real progress is being made to get us to a new normal.
Yet, if you’re like many of my clients, you’re still having to make big adjustments to how you work and go about your life. It’s definitely a challenge. 
That’s why I’m letting clients know about some of the ways I can help. 
For example, if you’re curious about how homes are bought and sold in this climate, I’d be happy to explain the process to you. 
I can also fill you in on what’s happening in the local market, including how much properties like yours are selling for now. 
The first six months of this year were one of those “on the one hand … on the other hand” kind of months for housing data in Canada. 
On the one hand, both sales and new listings kept going up on a seasonally adjusted basis.
On the other hand, sales and new listings are still historically very low at this point compared to same time last year.
In some cases, we must consider there may be supply side constraints pacing the sales rebound. Despite buyers being around and wanting to be active in the market, it might be taking a bit longer for those new listings to be made available for sale again.
You can’t buy what isn’t available.
Things are clearly moving in the right direction, probably faster than many of us would have guessed, but normal is still a ways away.
If you are curious about this “New Market” and how it is effecting your home equity, contact me for a detailed market analysis. We are here to assist you in making an informed & intelligent decision when it comes to buying and selling.


2020 started with a stellar first quarter of real estate activity. However, COVID19 and the resulting health and the new safety measures abruptly changed everything.

We are still coming to terms with the day-to-day changes in our lives, and we know that you are wondering what impact the Covid19 crisis might have on property values.

While there hasn’t been much good news to report lately, the May 2020 real estate statistics are very positive  and we are hopeful for a return to a robust market.

According to the real estate board while sales and the number of listings have taken a hit, the average sale prices have not!

Also, due to continuing demand and low inventory, housing prices have remained consistent with those of May 2019.





Whether we like it or not, Covid19 has drastically changed the way real estate happens and moving forward we will continue to see more of the same. It means that seller would need to list their homes with an agent, like us, who leverages technology combined with a strong online presence in order to reach those buyers searching online for their next home.


The popular open houses done in the past might not be coming back anytime soon. For every one’s safety we are utilizing new technologies which allow a home to be viewed remotely as well as hosting virtual open houses, both of which continue for the foreseeable future.


If the data tells us anything, its that there is pent-up demand and low inventory which could see a return to multiple offers on properties the are priced correctly and marketed well. Experts confirm that the aggregate price of a home in Canada is expected to remain remarkably stable through the Covid19 pandemic.


We are here to serve our clients while following recommended safety measures.

Get in touch with us today for an honest equity check for your home, plus a snap shot of market activity in your area.

Helping you making an educated intelligent decision about your real estate is our number one priority.



Statistics show that single women are purchasing homes in record numbers — and they don’t need anyone to “put a ring on it” to make it happen!

More women see property as a good investment… and they’re savvy when it comes to saving.

Despite the fact that, on average, women earn considerably less than men (26 percent less, according to Statistics Canada’s most recent data), women are poised to become an influential segment of homeowners in Canada.

We’ve come a long way, considering that just 58 years ago we couldn’t get a mortgage loan without a male co-signer.

When you’re investing it helps to make sure you have your circle intact — your mortgage advisor, your real estate agent, your family. Another secret weapon for the single homebuyer? A trusted contractor.
Make sure you have that network to help you feel supported, like a great Holistic Real Estate advisor like myself! Give me a call/text or an email and I will make sure that you make an educated intelligent decision moving forward with your investment plan.

It's a good life!



Spring may have paused in Real Estate but not me. I have been working hard providing my sellers and buyers with a new version

of real estate.

Congratulations to all my clients who trusted me with their Real Estate needs during these last few months!

If you are thinking of buying or selling during these unique times, just give me a call and I will guide you through it safely,

smoothly & successfully!



Fundamentally speaking, when buying a condo unit, what you pay for is not what you end up seeing!
What is essentially happening, buyers purchase unit size based on the measurement calculation by Tarrion.
That area is called the SALEABLE AREA of the condo unit.
However what you end up living in is the USABLE AREA.
Let's put it in perspective:
covers the area measured inside the unit wall to wall; the space that you perceive once inside the unit.
it includes the Useable Area PLUS the back of the dry walls, and the area used for the equipment-pipes exclusively servicing the unit
this is the area that gets marketed by the builder, and it includes:
Unit Boundary PLUS the centre line of demising wall (the wall between a two units), PLUS the exterior surface of any exterior face walls, PLUS area of the exterior surface of adjoining common area walls (corridors), structural and concrete posts (if it is an end unit, you have an additional exterior wall that you’re going to pay it’s full width/thickness measurement)
What you really end up with as a usable space shrinks as follow:
MINUS half the thickness of the demising walls
MINUS the full thickness of exterior walls
MINUS the full thickness of corridor walls
MINUS the structural walls/pipe area
equals to:
The point is what you get to live in is not what you actually buy! How does all this come together for the buyer?
What you need to be aware of is the difference you will encounter between the SALEABLE AREA and the USABLE AREA, which can vary between & up to 7%-20% of the total square footage of the unit you actually bought (highest % apply for corner units and those units next to common elements).
So, if you are looking for a #1000 square feet unit, don’t go and buy a #1000 square feet unit, but go for units that are #1100 square feet or higher, in order for you to end up with that #1000 square feet unit after all the unused/unseeing space gets deducted.
Another important fact to keep in mind is the structure and concrete walls are the same size for all units, therefore their square footage space is same for every unit, however their affect become negatively more obvious in smaller units.
Few pointers to keep in mind:
-Be aware of smaller units
-Corner units
-Structure & Concrete post placement within and around the unit shell.
All the above impose great penalty/negative influence on the Usable Area of your unit.
The COVID-19 outbreak

The COVID-19 outbreak

Today's Challenges & Staying Positive

The COVID-19 outbreak has created a new reality for all of us, at least temporarily. Chances are you’re dealing with many new challenges, both personally and professionally. We all are.

Now, it’s up to each of us to do our part so we can get through this as quickly as possible.

Remember, we’re all in this together. Stay positive and know that things will get better.

In the meantime, you might have immediate concerns about the real estate market. For example, you might be wondering if you should put off moving. Or, you might need to move but are worried about all this uncertainty.

If so, give me a call. As a real estate professional, I have the latest market information, insights and tools - and can give you sound advice.

Good information and advice are often the antidote to stress, especially during challenging times. So, please, don’t hesitate to reach out to me.

Take care and know that I’m thinking of you and wish you well!



The average residential sale price of a home in Burlington and Oakville will continue to rise this year, as buyers move out of the big city markets and into urban centres based on the Remax 2020 Housing Market Outlook report which projects prices to rise 5% while in the Hamilton & surrounding area the sale price increase is projected to be 3.8%.

The report confirmed a “ seller’s market” in the Hamilton-Burlington area; Buyers have adjusted to the mortgage stress test and have found other ways to finance home purchases.

What’s behind the continued strong market? The increased GO train service and higher levels of affordability in the region as compared to the GTA are the most influential factors that continue to positively impact the housing market in 2020.

Worth note that the luxury housing market continues to thrive, with home sales being propelled by “move up” buyers, and due to the high liveability of the region and the continuing trend of migration from the big city.

Most individual markets surveyed across Canada experienced moderate price increases year-over-year from 2018 to 2019.

Some regions in Ontario continue to experience higher-than-normal gains, including London (+10.7%), Windsor (+11%), Ottawa (+11.7%) and Niagara (+12.9%) the report stated.

Thanks to the region’s resilient economy, staggering population growth and the relentless development, the 2020 housing market looks very promising.



Conventional wisdom suggests buying a homemaker makes more financial sense than renting. In many cases, this is true. However, renting is something a smarter approach than buying.

As with any financial decision, all of the options and circumstances need to be weighted before jumping in. The fallowing are some reasons why renting can be more beneficial than buying.

 1-you are young

The national association of realtors says the typical first-time home buyer is 31 years old. People who are younger than that and uncertain about their future should not feel pressured into buying simply because it is presumed to be the “adult” thing to do renting and feeling your financial way which can include seeing how a job pan out or where your budget lies after paying all debts, might make more financial sense than buying.

 2-the price to rent ratio is too high

Buying may seem like a wise idea, but it could be causing you to spend more than necessary, particularly if you check the price-to-rent (P/R) ratio, and find homes in your area are not fairly priced. Figuring the P/R ratio includes finding two similar homes ( or condos or apartments ) where one is for sale and the other is for rent. Divide the sale price of the first place by the annual rent for the second. The end result is the P/R ratio. So if a home sells for $300,000 and there is a rental for $1,200 a month, divide $300,000 by $14,400 ( the annual cost of renting ). The ratio would be 20.8. A rent ratio above 20 means the cost of home ownership will exceed the cost of renting. The higher the P/R ratio, the more sense it makes to rent instead of buying.

 3-home prices continue to rise

Some people find themselves being priced out of certain areas or cities. Recent report analyzing median wage and home-price growth between 2012-2014 ultimately finding that while the typical worker’s earnings increased a merger 0.3% during study period, median house prices were up by 17%. Wages have not recovered from the Great Recession as quickly as home prices have, and some people may need to rent out of necessity.

 4-a market shortage makes it harder to find an affordable home

The number of homes available for sale in many areas of the country has fallen below the number that Realtors say is required for the market to be balanced. Therefore, even when a home becomes available, the demand actually drives price up to where it might not be affordable or smart to purchase. In such case, renting may be the best option.


5-you don’t meet the buying criteria

Buy when you’re financially ready is the ultimatum position. This means being out of debt; having between 3 and 6 months of expenses in an emergency fund; enough cash for 10-20% down payment on a fixed mortgage; and when your mortgage payment will be no more than 25% of your monthly take home pay.

Renting can be a smart move in many circumstances. Only when individuals are financially and emotionally ready should they begin searching for a home to buy.

Top 4 reasons for purchasing a land-lease home

Top 4 reasons for purchasing a land-lease home

Looking for an affordable way to break into the housing market? For retirees and families, a land lease home maybe a right solution.


Land-leasing is a form of home ownership that reduces the capital costs of buying a house. By going this route, residents buy their home and own it out-right and lease the land. 

Here are some of the benefits worth noting about land-lease:



The key to the affordability of land-leasing is that homeowners pay for just the home and not the lot it sits on, making it a much more affordable purchase. Homeowners are then free to do whatever they wish with the money they unlock from the sale of their current home, or money they are not paying the bank in big monthly mortgage payments and interest fees.



In a land-lease communities, homeowners enjoy security, safety and peace of mind. Every community is professionally managed and the operator-owners of land-lease communities work with residents to ensure there is ongoing, thoughtful investment in community standard, amenities and activities. They also partner with municipalities through building and managing infrastructure such as roads, walkways and utilities, and services such as street snow removal, waste collection. This provides vibrant communities with quality amenities.



Land-lease communities often offer amenities that make it easy to stay active. Many communities have facilities such as indoor pools, fitness centres, organized fitness classes as well as walking and biking paths. People in these communities often form groups, clubs or classes to stay active together, making it easier to lead an active and healthy lifestyle.



The land-lease model of individual homes in walkable neighbourhood fosters true sense of community and social connectivity where homeowners can meet others with similar interests. Many communities organize and facilitate a wealth of social activities. Homeowners enjoy their own private outdoor spaces for gardening, entertaining and recreation. 


In short the land-lease homeowners option builds community within community, where residents feel supported and connected. 

If land-lease option is what suits your lifestyle, let me know and I will help you find the right “Home” for you!

JUNE 2019 Market Report

JUNE 2019 Market Report

Burlington Real Estate Market Report

We had positive summer so far, and home prices keep improving along with the weather!


The average home sale price was $802,275 with a median sale price of 729,000 ( all property types); which is the highest average sale price since March 2018. 


Also, worthy to note that Burlington’s average detached sale price now surpasses $1,000,000!


In June 54% of all homes sold in Burlington were detached, with an average sale price of $1,001,813! As to how other style of properties performed in June, here is a market recap:


  • 135 detached homes sold, with average sale price of $1,001.831
  • 11 semi detached homes sold, average sale price of $719,900
  • 19 townhouses sold, average sale price $638,647
  • 42 condo apartment sold, average sale price $488,810
  • 39 condo townhouse sold, average sale price $576,136


If you are thinking real estate and would like an up-to-date report on your home, message me and I will send you a detailed market analysis for your property. 

Have a fantastic rest of the summer!

Selling the Family Cottage

Selling the Family Cottage

The summer cottage, home, or cabin is often the most emotionally volatile of family assets. Whether it’s about the great memories, ownership status, or a refuge from hectic lives, it is held dear across the generations. 

With summer approaching, it’s the perfect time to decide if keeping the cottage is still the best thing to do, or if its time to let go of it. The generational transfer of the cottage, or its sale, is often traumatic.

As one of the most sentimental and valuable family assets, before you decide to put up the “ For Sale” sign, there are a number of factors to carefully consider:

CERTAINTY: it takes careful planning & consideration before making the final decision. Most often once the property is sold, it might be hard to buy anything similar price wise & location. Speak to the whole family members about what the cottage gives or demands of everyone. Although there are many happy memories there, it is important to remember that memories remain even once the property sold.

Consider starting the conversation with the next generation rather than assuming that you know their interests and financial readiness. Position the conversation in a way that removes the sentimentality of the asset so that they do not feel obligated to say they want the cottage, just to avoid hurting the feelings of their parent.

FAMILY AND TAXES: there are options to help keep the cottage in the family. You could consider selling into your children, but if they intend to pool their financial resources together, a lawyer might be needed to help navigate the prices. You could also gift the cottage to them in your will. For any path, legal advice is important, and awareness of all the tax implications involved.

PRACTICALITY: Selling the cottage can be the best option. It removes any misunderstanding or wrong expectation about the next generation’s involvement in cottage ownership. Once you decide to sell the cabin, vacation home seekers often look for the whole package, including furniture, dishes & tools. Whole selling your cabin’s contents may make for a more lucrative deal, however, there may be items that you want to hold onto for sentiments or practical reasons. Make ahead plan to remove those items before start showing the cabin to potential buyers.

The Insurance Implications Of Purchasing An Older Home

The Insurance Implications Of Purchasing An Older Home

Older homes can come with a lot of charm & character, but they may also have quiet a few insurance implications. When looking to purchase a home, keep a watch for some of these risks that can affect your insurance cost and availability:

Galvanized steel plumbing
• Found in homes built before 1950
• Life expectancy 40-50 years
• They corrode and rust from the inside out
• Increased risks of leaks, ruptures & floods

60 Amp electrical service
• Found in homes built prior to 1950
• Threat of electrical fire to overuse and overheat
• May cause the insurance to be categorized as “ substandard” until upgraded to at least 100 amp service

Knob and tube wiring
• Found in homes 50 years or older
• No ground wire
• Due to age they are vulnerable to damage and exposure

Aluminum wiring
• Used mid 1960’s - 1970’s
• Must be inspected by the Electrical Safety Authority (ESA) with certificate provided
• Many insurance companies will accept previous homeowner’s certificate depending on dates

Ki-Tec plumbing
• Used between 1995 – 2007
• Earlier failure due to excessive water pressure of running at temp over 77C.
• May be identified by bright orange and blue pipes, but other colours also sold
• Best place to spot is by hot water tank
• Can cause a decline, or limited water damage coverage through insurers.

Keeping you well informed is my top priority. If you need more information or have any question, please give me a call.
Always my pleasure to assist you in every way I can!



Construction of New Build Condominium units appears to be continuing and growing. As a result, many buyers are often looking to Re-Sell or more accurately Assign their New Build condo agreement BEFORE they close with the builder. 

In such event, we must all be on high alert for potentially tricky issues that come with an assignment of a New Build Condo. 

Firstly pease note that OREA provides 2 Assignment forms for condominium properties and freehold properties which were both intended to be used for the assignment of a “resale” home and were not designed to properly address the issues specific to the assignment of a New Build condo unit. Those forms are lacking when it comes to dealing with a new build especially with respect to the issues of:

1- Price; the forms don’t provide all required details

2- HST on the sale of property when we must really be dealing with HST on the assignment of the buyer’s interest in the original agreement

3- Default; the forms don’t fully address what happened vis a vis all possible combinations of claims as between builder and buyer and assignee.

Also, please note that a careful review of the builder contract is required since almost all builder contracts prohibit assignments or require the builder’s consent ( usually with payment fee).

In addition, most builder contracts require that any assignment must be carried out in accordance with the terms of the builder’s form of Assignment which may include onerous terms for both buyers and the proposed assigns.

Further, consideration must be given to the Tarion Warranties which are specific to New Build’s and provisions must be included in the Assignment to be sure that the assignee gets as much protection as possible under the Tarion program.

There may be other issues which will also impact any proposed transaction and it is therefore necessary to tread carefully when dealing with a potential Assignment of a New Build Agreement.

For more information, give me a call. Always happy to help you move forward with more confidence & clarity!

Real Estate Update!

Real Estate Update!

The REALTORS® Association of Hamilton-Burlington (RAHB) reported 1,226 sales of residential properties located within the RAHB

market area were processed through the Multiple Listing Service® (MLS®) System in April, 2019. This is a 6.3 % increase from

April last year, as well as an 18.8 % increase over March 2019 and a 66.8 % increase over February 2019. The average price for

residential properties increased by 3.9 % from April 2018.

It’s encouraging to see the overall number of sales increase since last year when the market balanced out from 2016 and 2017.

Paired with a consistent increase in new listings month over month, Hamilton, Burlington and the outlying areas provide choice for

buyers and a healthy market for sellers.

If you need a more detailed report on your property, give me a call and I will make sure to provide you with up to date detailed

information in order for you to make an educated decision.


March in Numbers!

March in Numbers!

In general, March was a busy month for real estate with 40% increase in sales over February and a 74% increase over January 2019. 

The average price was also up from March 2018 by 4.9% based on RAHB stats.

As for our neighbourhood (Pinedale area), the average home prices for March 2019 were:

Single Family Detached $732,900 
One Storey Detached $768,700 
Two Storey Detached $701,900 
Townhouse $477,000 
Apartment-Style $377,900 
For more detailed equity check on your home, give us a call and discover all the great benefits we can add to your real estate experience!
Rental Apartments In GTA Reaches Record High!

Rental Apartments In GTA Reaches Record High!

Although home sale prices have adjusted, the rental market still appears to be on fire!

According to Toronto Real Estate Board (TREB), 8,328 condo apartments were leased through MLS in the Greater Toronto Area, a 12% year-over-year increase that even surpassed the previous high set in 2015 (8,202 units).
One major reason has been the significant growth in economy the greater Toronto area has seen throughout 2018. It has become a primary destination for companies in various industries who are attracting younger talent who have a desire to live in the region.
This desirability has contributed to the continuation of historically low vacancy units, as a result, very strong growth in average rent.
For example in Mississauga, the sixth largest city in Canada, the cost of living continued its upward trend with the monthly average rent for a one bedroom condo now surpassing some areas in Toronto. The average rent for a one bedroom apartment condo climbed to $2000 December 2018.
That represent an 11.5% increase compared to the first 3 months in 2018.
Both 2 and 3 bedrooms condo apartment experienced increased in rentals price, but only bachelor units actually saw a slight decrease from $1,625 to $1,617 on an average in 2018.
Real Estate 2019 Market update

Real Estate 2019 Market update

(February 4, 2019) – The REALTORS® Association of Hamilton-Burlington (RAHB) reported 593

sales of residential properties in January, 2019. This is a 3.6 per cent drop from the same month last year.

The average price was up by 4.7 per cent to $550,058.

The number of sales for single family properties within the entire RAHB market fell by 2.8 % compared to

the same month last year, and the average sale price increased by 7 %. Townhouse sales activity were also

down from January 2018 by 2.6 %, while the average townhouse sale price rose by 5.3 %.

Achange worth noting is the condo market; Apartment-style property sales increased by 3.2 % over

January 2018, and the average price increased by 5.8 % to $381,504.

The significant positive change in the condo market, could be an indicator that buyers are attracted to

certain price bracket, which suits thier financial circumstances. Also, the more tighten rules around pre-

approval and mortgages pushed buyers towards more affordable prices.







Buying a home can be stressful, especially for families with high education considerations. Buying in the Fall can mean moving after classes have already started, or mid-year-change for kids.

The quality of a neighbourhood's school is a top consideration for many Canadian home hunters. Scool districts are among the factors that will influence a purchase.

Choosing a home based on school district can add a whole new layer of complexity to your search. Here are a few considerations prospective buyers should keep in mind:

  • You' ll pay a premium to live in a great school district

In some cases buyers may pay thousands of dollars more to live in a neighbourhood with highly- ranked schools. Even buyers buying without kids often strategically live in great school districts as it can help ensure a home's resale value and insulate it from market price shocks.

  • Double check school capacity

Just because you own a home in a school district does not guarantee your child's attendance. In many urban markets and especially in neighbourhoods with growing popularity, school capacity is limited. If your local school is unable to take on new students, that could mean your child is bussed out to other areas.

  • Look at and beyond standardized testing

The success and quality of schools is determined in a few ways, including rankings and ratings from the Fraser Institute as well as the Education Quality and Accountability Office. These ratings are based on a school’s average reading, writing, and math scores and can provide insight into how kids are performing those schools. However, it's important to consider other factors as well: does the school offer additional programs such as French Immersion, extended arts, or International Baccalaureate programs? All these will play into how a school affects the pricing of its surrounding neighbourhood.

If you are looking to make a move in this direction, give me a call and I will be more than happy to help.
















Real Estate Market Update: Month of May in Numbers!

Real Estate Market Update: Month of May in Numbers!

In Burlington, sales were slightly down to 337 sales compared to 341 sales same month last year. 

Also, new listings were only 529 in May compared to 610 same period last year.

~ Our Pinedale / Burlington 32 neighbourhood in May showed benchmark prices as fallow :

- Single detached $758,200
- One story detached $787,100
- 2 story $731,700
- Townhome $519,300
- Apartment $377,800

Compared to May 2018:
Detached home prices experienced an increase of 3.2%. Townhouse sales activity increased by 21.8%, and its sale price rose by 3.7% to $507,400. Apartment style property sales increased by 20%, and the average price increased by 8.3% compared to same period last year.

If you are curious to know the current equity check on your home, Call or email me to book your appointment:



in 2017 The Federal government have imposed an obligation to report the sale of a principle residence on your following tax return. This is so even though no tax is payable on a principle residence.

If you purchase and sell principle residences within a relatively short period of time, Canada Revenue will probably audit you at some point in time to-claim that the principle residence exemption does not apply.

Canada Revenue can take the position that you are engaged in the business of buying and selling properties and the entire gain would be taxable. It might also be taxed as business income.

Failure to report the sale of a principle residence may result in penalties, fines and legislation actually gives Canada Revenue the right to disallow the capital gains exemption even though you may be entirely otherwise entitled to the exemption. 

Keeping you well informed is my everyday business.

Should You Rent Out Part of Your Home?

Should You Rent Out Part of Your Home?

Have you ever considered renting out a room to a student or renovating your basement into a self-contained rental apartment?
It’s a big decision. There are many pros and cons to consider.
On the pro side, renting can provide you with additional income. An extra few hundred dollars a month can go a long way towards paying down your mortgage or splurging on an exotic summer vacation.
Creating rentable living space in your home —
for example, an “in-law suite” featuring a kitchenette and bathroom — may also increase your property’s market value.
On the con side, you’ll have more costs and responsibilities as a landlord. For example, you might need to purchase extra insurance because basic home insurance policies typically do not cover rental units, even if you’re just renting out a room. You’ll also be responsible for dealing with repairs sometimes in the middle of the night.
Also, if you’re not careful about the renter you choose, you might end up with a “problem tenant”. For example, you could have a tenant who is consistently late on rent payments or simply stops paying. That can be stressful.
If you’re deciding whether or not to rent, be sure to check local laws and regulations. Many jurisdictions have very strict rules regarding renting out space in a residential property, and those rules change frequently. Make sure you get the latest information. For more assisstance you can call or email me.



4 tips for renting out an investment property

Buying an investment property can be an exciting way to generate additional monthly income& increase your assets. But, there are a number of things to keep in mind to ensure it’s a successful venture.

Here are some tips to ensure a positive results:


This includes a credit check, a call not to their previous landlord only (who might be willing to lie in order to get rid of the tenant), but at least 2 references


Renting out a unit to tenants can have an effect on your home insurance. Connect with your broker from the outset will help ensure you are adequately protected in case any issues arise


The Residence & Tenancy Act has set aside a number of responsibilities that landlords should be aware of. You need to familiarize your self with them in order to keep the law on your side


Have a list of trade people the ready, and provide emergency contact information to tenants so they can always reach the right person promptly.


Keeping you informed. Keeping me in mind!





Burlington Residential Table - (September 2018)





Sales Activity




Dollar Volume




New Listings




Active Listings




Months of Inventory




Average Price




Median Price




Median Days on Market




Average Days on Market




The industry has made a permanent shift toward multi-family construction: two out of three new homes built today are multi-family, up from less than half in the mid-2000s. Keep that in mind if you are thinking of renovating the basement, or constructing addition to your living space. In-law apartments are in demand and add value to your property. 

The Sales to New Listings Ratio, which can point to whether a market is in favour of sellers (above 60%) or buyers (below 40%) was 50.1 per cent. This indicates the overall residential market for the RAHB area is in a balanced position (between 40 to 60%). Last year for September, the ratio was at 43.7% – still considered balanced but trending towards a buyers’ market.

When the major areas within RAHB”s market are isolated, Hamilton and Haldimand County both saw an increase in overall average sale price, while Burlington and Niagara North experienced a decrease in overall average price.


CMHC Clampdown on Mortgage Fra

CMHC Clampdown on Mortgage Fra

Recently the Canadian Mortgage and Housing Corporation (CMHC) formally asked the Canada Revenue Agency (CRA) to take a more active role in verifying income claimed on mortgage applications in an effort to clamp down on mortgage fraud.

The CMHC says the move is necessary given that the industry’s current detection tools have not kept pace with the increasing sophistication of threat we face. 

Data backs this up, with a 2017 Equifax study finding that a full 13% of Canadians would be comfortable lying in order to get a mortgage approval. The study also noted a 52% rise in suspected fraudulent mortgages since 2013.

The CRA Solution: Independent Income Verification

As a result of the CMHC request, the CRA says it is now exploring ways to improve how it delivers taxpayer-specific information in a secure manner, including securely sharing tax information with financial institutions contingent on client consent.

Fraudulent income documents can be easily created for salaried employees and self-employed alike.

The mortgage application process can be extremely document heavy. This creates opportunities for fraud. Giving lenders direct access to CRA data will allow for accuracy and speed in confirming income.

But not everyone is behind CMHC’s request for direct involvement from the CRA, arguing that this is an issue best left to underwriters.

Their job is to verify the claims. If they can’t they should be fired and replaced by someone who can.

Others point out that credit rating is more important than income verification anyway. If someone has a high credit rating, it shouldn’t matter what their income is. If they fight and scrap for under-the-table money to pay their bills on time, then it should be of no interest to the insurance company where the money comes from.  And besides, involving CRA opens more people up to audit.

Keeping you informed, keeping me in mind.



As many of you head off to enjoy summer vacations, we take this time to look at the market performance In our area, Pinedale/Forestwood neighbourhood, in order to keep you well informed and up to date with the real estate market.

In early May, 2018 the Bank of Canada announced another increase in the mortgage stress test interest rate used for those seeking a home loan.

The rate increased by 20 basic points, from 5.14% to 5.34%. Previously only those seeking an insured mortgage ( paying less than 20% of a down payment ) were required to go through the stress test. 

But os of 2018, all homeowners must pass.

The stronger stress test is meant to ensure that borrowers can still keep up with their mortgage payments as interest rates are rising.

The strict rules mean more first-time buyers will have to wait longer and save up more before diving into homeownership, or seek other ways to boos their downpayment, most often asking help from parents.

If you are contemplating a move this year, just call or email me and I will make sure that you receive detailed related information to help you make an educated decision that most support your needs. 

Our neighbourhood continues to be a highly sought after location, for its preferred lot sizes, proximity to HWY and all family life conveniences.

The buying market are seeking out well presented homes, which are often quickly receiving an offer. This is a key component to realizing the maximum value for our sellers.  

In June our neighbourhood had 41 sales, with average days on the market between 27-31 days.

In general, we had less listings on the market, fewer sales and lower prices compared to June 2017.

However, it is important to keep in mind that 2017 was a very unusual year for real estate to say the least.  Therefore, to compare 2018 performance to 2017 is not a fair perspective on real estate in general.


Now to the real numbers & total transactions for June 2018. Sales in our neighbourhad included:

3 condo apartments, with average sale price $ 493,000

5 condo townhouse, with average sale price $ 481,000

10 freehold townhouses, with average sale price $ 583,000

4 detached 2 story home, with average price $ 979,000

3 detached back split homes, with average sale $ 840,000

5 detached side split homes, with average sale $ 714,000

6 bungalow homes, with average price $ 752,000

I semi detached, with average price $ 555,000




Summer vacation is almost here and you still don’t know what to do? You dont have to think far places to have an awsome time. Consider Quebec, where the most visited regions are: Montreal, Quebec City and Easter Townships. Here are great reasons to spend your vacation just around the corner in our beautiful Canada:

 1. No exchange rate

Travelling in Quebec means not having to worry about the value of the Canadian dollar with respect to the American dollar or the Euro, or chasing down ATMs or a bank or currency exchange counter to change your money!

2. Awe-inspiring scenery

The whales in Tadoussac, Perce Rock, Anticosti Island, or a cruise on the Saint-Lawrence with views of the Chateau Frontenac.

These are just a few of Quebec’s main attractions! Without a doubt, Quebec is beautiful and grandiose, and just as majestic as countless other places on the planet.

3. A not-so-far-away voyage

Why spend days driving or hours waiting in airports? Quebec’s holiday roads aren’t that long, which means your kids won’t be asking you “Are we there yet?” over and over again.

5. Quebec is for foodies

With its many restaurants, food truks, diners and public markets, there are tons of dining options to whet your appetite.

Thanks to gourmet cuisine with local flair, it’s not surprising that the Belle Province is home to 28 of the top 100 restaurants in Canada! 

6. So many activities you won’t know what to do

In the summertime, activities and festivals abound.

Young and old, sports fans and cultural enthusiasts… there’s something for everyone..

8. No jet lag

Travelling in Quebec also has the advantage of not wreaking havoc on your body clock due to jet lag.

9. Taking your pet along

Leaving a pet behind, even for just a few days, is not always easy…

However, when travelling in Quebec, your bestest pal in the whole wide world can come along for the ride.

No need to ask a family member, or anyone else for that matter, to take care of your four-legged friend while you’re gone!

Plan your summer vacation well this year and Happy Travel!




Parking in downtown Burlington is getting a digital upgrade!

The city announced real-time information on available spots and a new payment app will be among the new initiatives it’s introducing to make it easier for drivers to find spaces and pay for parking.

Beginning in 2017 and continuing into this year, the City of Burlington has installed occupancy sensor technology that show real-time information about available parking spaces in the downtown, at every on-street parking space and all spots at city-owned lots.

Small sensors are placed in every parking space and send a wireless signal to a nearby receiver when a vehicle is parked in a spot.

Using the data from the occupancy sensors, real-time parking supply information is displayed on new digital counter signs showing drivers the number of available spaces.

The signs have been installed and are expected to be operational by the end of May.

The city is also installing new “digital way-finding” signs on primary downtown streets within the next few weeks.

These signs will also display real-time information about the number of available parking spaces in nearby lots and use directional arrows to guide drivers to those parking lots with empty parking spaces.

Residents and visitors to Burlington can now use a new mobile parking app called HonkMobile, which launched on April 30.

The app, which is used as the mobile parking provider in 11 southern Ontario cities, allows users to search, pay for and top-up parking payments directly from their smartphone, tablet or computer.

It also sends notifications to users when their parking time is about to expire to allow them to buy additional time remotely and avoid parking tickets.

The mobile app can be downloaded from the Apple App Store or Google Play store using any internet-connected device. Users are required to sign up for an account and pay a transaction fee of $0.35 for each payment.

HonkMobile replaces the city’s former online payment tool Telepark and can be used at on-street spaces and in city parking lots.

Those who download the app can use the code BURLINGTON to receive $5 off the cost of parking with their first payment between now and June 30.

The City of Burlington also recently improved its pay-by-plate parking machines, which launched in 2016 in the downtown, to make the machines easier to use.

The updates include:

• new, step-by-step, easy-to-follow instructions displayed on the payment screen;

• new stickers on the outside of the machine to provide visual markers;

• increasing the brightness of the payment screens;

• the relocation of a remote server to reduce payment processing time.

For more information on parking in the city, visit www.burlington.ca/parking.



2018 started with big changes in real estate, from introducing the " Stress Test" in the mortgage world, to applying greater restriction on foreigner buyers, as well the incresed interest rate from bank of Canada. All combined reflected with buyers and sellers taking extra time before making any moves, in order to get a firmer grip on these new changes.

The REALTORS® Association of Hamilton-Burlington (RAHB) reported:

- The median price of freehold properties increased by 2.7 % in February over the same month of the previous year while the median price for condominium properties increased by 4.5 % compared to the same period.

 - The average price of freehold properties in was 3.6 % lower than in February 2017 ; the average sale price in the condominium market increased by 2.7 % compared to the same period.
- Prices in both the freehold and condominium markets have moderated from the year - over - year increases we saw through the last couple of years. Condo prices showed gains in both average prices, but the freehold market saw a dip in average sale price.
- The average number of days on market increased to 37 days from 22 days in the freehold market and in creased to 34 days from 21 days in the condominium market, compared to the same month last year .

While the days on market has increased substantially from last February, you have to remember that last February was a remarkably active month with record sales for the month. In fact, February 2017 sales were 27.7 per cent higher than the 10 - year average. This February, the average time it took to sell a listed property actually followed the normal pattern for the month – that is, it was lower than it was in January . With the sales - to - new - listings ratio still in the low end of seller’s market, Like most years, we are seeing the sprouting of the spring market that we usually see in February.

As for our neighbourhood, here are the activities that took place in the first 2 months of 2018:


JANUARY: We had 3 sales. Average days on the market (ADOM) 26. Average sale price (ASP) $ 402,967 

FEBRUARY: We had 5 sales. ADOM 75. ASP $ 464,100


JANUARY: We had 8 sales. ADOM 22. ASP $ 535,631

FEBRUARY: We had 4 sales. ADOM 61. ASP $ 532,475


JANUARY: We had 1 sale. ADOM 91. ASP % 942,000

FEBRUARY: We had 1 sale. ADOM 11. ASP $ 775,000


JANUARY: We had 10 sales. ADOM 60. ASP $ 722,290

FABRUARY: We had 2 sales. ADOM 25. ASP $ 736,000


JANUARY: We had 0 sale.

FEBRUARY: We had 2 sales. ADOM 65. ASP $ 731,450


JANUARY: We had 3 sales. ADOM 67. ASP $ 753,300

FEBRUARY: We had 1 sale. ADOM 18. ASP $ 808,000


If you have any questions or concerns, or you would like a more indepth report on your property just call or email me today. I live in the neighbourhood, and it's my pleasure to assist in every way I can!




It's this time of year again! What will it be, RRSP ( registered retirement saving plan ) or TFSA ( tax free saving account )? 

One thing for sure, either one you chose, your future is already looking brighter.

To help you make the best decision, here are few important facts to consider and some tips to help you decide:




-  Tax deductible: contributions reduce the personal income tax you pay.

  • Tax sheltered: investments income in an RRSP are not taxed
  • Tax deferred: money inside an RRRSP is not taxed until withdrawn




  • Non tax deductible : contributions do not reduce your personal income tax.
  • Tax sheltered : investment income inside a TRSF is not taxed.
  • Tax free : money taken out of a TSFA are not taxed.


Three important questions to answer:


1-What’s your goal?


Saving for a short term goal? 

A TSFA may be better choice because withdraws are not taxed.

Buying your first home?

Consider saving your money in an RRSP to use the first -time-home- buyer plan ( HBO). Once your RRSP reaches $25,000.00 from your RRSP ( the limit you can withdraw under  the HBP tax free), redirect savings to a TFSA. This way you can withdraw from your RRSP and additional savings from the TFSA also tax free for your new home.




HBP withdraws need to be returned to your RRSP over a maximum of 15 years.

If your goal is long term, say saving for retirement, an RRSP is still a good option.


2 - Are you in a high or low tax bracket?


RRSP contributions lower the income you pay tax on. When your income goes up, so does your personal tax rate.

So if you’re in a higher tax bracket, consider putting your money into an RRSP to reduce taxes.

If you’re in a low tax bracket but think you will be earning more in the future, consider parking your money in a TSFA. In the meantime, carry forward your RRSP contribution room into the future when you get into a higher tax bracket. Then use your TFSA savings to make a sizeable RRSP contribution to reduce the tax you pay. 

When you increase your RRSP contribution amount, you can also boost your income tax refund, which can be used to pay off debt.


3 - will you get a big pension?


TFSA withdraws are not considered income and are not taxed as a result.

In retirement, if you have a high income, you may lose or become intelligible for some federal income benefits such as Old Age Security benefit ( OAS). 

To provide perspective, the OAS clawback threshold for 2017 is $74,788. 

Any income above this threshold reduces the benefits you can get.

If you expect a big pension, put some savings into a TFSA to keep your taxable income low so you don’t risk losing some government benefits.




The Realtors Association of Hamilton-Burlington reported, that even while sales were down from the previous year, the total $ volume of sales reached a new high and resulted in a 14.4 % increase in all property average sale price for the 2017 year.

The real estate market in 2017 was notable for the abrupt change through the spring.

The market went from a strong, prolonged seller's market, where the average time to sell a property was 14 days, to a more balanced market where buyers had more time to view and compare properties before putting in an offer to purhase and an opportunity to negotiate a fair price for both parties.

In the residential market, listings were uo 16.4 % compared to the previous year, and sales were down 6%.

In the overall residential market, the median sale price was up 15.3 % over the previous year, and the average price was up 14.6 %.

The median sale price for freehold properties was 15.7 % higher than 2016, while the median for condominium properties was 16.9 % higher.

From those highs, there were minor fluctuations up & down, but the general trend continued downward to the end of the year. Yet even with the median & avarage prices settling after the highs, they were still above 2016 levels by a good margin for the year.

One thing to always keep in mind is that the year end review of the real estate market should not be understood to be an indicator of what a particular property is worth.

Amarket has many and varying influences, so what might be average in one area is quiet different from what is average in another.

For a detailed, accurate and up to date market evaluation of your property, give me a call. 







Our neighbourhood has a lot of features that can help sell your home faster. Unfortunately, buyers don’t usually notice those features just by driving around. So, you need to make sure they get all the information they need about our neighbourhood.

For example, say homes don’t go on the market often on your area. That’s an indication that the quality of life in the neighbourhood is so good that no one wants to leave! In real estate we measure the area’s “turnover rate”, and it’s handy data to have when listing your home.

Another bit of data that buyers can’t simply see is the local crime rate. Most police departments keep those statistics. If the neighbourhood has a low crime rate, that’s an obvious plus to sellers.

Demographic data can also be helpful when selling your property. If your neighbourhood has a lot of families, for example, that’s going to be appealing to buyers with kids.

Even local development plans can play a role in making your home more attractive to buyers. If a new ramp to a major highway is in the works nearby, getting to work is going to be easier. That’s a big benefit to commuters.

Other types of data that can help sell your home include:

• Planned local construction

• Proposals for neighbourhood improvements. (For example, a new playground.)

• Rates at which local property values are increasing

Any information that shows the advantages of living in your area is going to be useful when selling.

By the way, this is the kind of information I put together to provide to prospective buyers when selling your home.

Contact me today.



There are long standing rules with respect to a none-resident❠sellers. Paragraph 17 of the standard Agreement of Purchase and Sale provides that when dealing with sale of property by a non-resident seller, the buyer must withhold & remit tax to CRA ( or potential tax ) arising from the sale in an amount equal to 25% or 50% of the sale price ( % depends ). 

If the buyer does not realize the seller is a non-resident or overlooks this requirement, the buyer will be in for a devastating financial consequence. The buyer will be liable to pay the CRA for failing to withhold & remit the required tax even though the buyer has paid the seller in full & the tax liability was really that of the seller. 

This is because it will likely be impossible to enforce the collect tax from a non-resident seller living outside of Canada. The only way to protect the buyer is to withhold the tax amount on closing or compel the non-resident seller to obtain a clearance certificate from CRA confirming the amount of tax owing or that there is no tax owing.

This way the entire matter can be dealt with before closing and before the full price is paid.

For any further information or concerns, give me a call or email me. It's always a pleasure to help in every way I can!



You have probably heard the latest mortgage news, but maybe still not sure how it will affect the real estate market!

The new expanded stress testing of mortgages will have a "dampening effect" on the housing market and could hit move-up home buyers hardest.

Under the new rules, even home buyers who don't require mortgage insurance because they have a 20% down payment, will have to prove they can meet their commitment if interest rates rise above the 5-years benchmark rate published by the Bank of Canada or 2% higher than their contracted mortgage rate, whichever is higher.

Move-up buyers could be disproportionately affected because they would be most likely to have equity and qualify for an uninsured mortgage.

Also, first time home buyers, who are qualified whether through gifts from their parents or other sources, will be effected as well because now they need to be re-qualify under the new stress test.

The new lending rules will likely mean buyers can afford less house, and they could find themselves unable to afford the next rung on the property ladder. Then it becomes a question of whether they want to move at all or they continue renting.

The good news is that the underlying factors for the housing market remain strong. We have strong population growth, relatively low interest rate and job growth has been robust. Consumers are confident, so it's not as if this new lending rule will drive the market down abruptly but it will have a slightly dampening effect.

One of the unknowns right now is how new mortgage guidelines which are coming into effect January 1, 2018 may influence listings and sales over the next two months. I look forward to keep you posted.

Part of my job is to keep you well informed in order for you to make the most educate dicision. Call or email me with any question or concern.



The Burlington resale home market recorded 291 listings in August, compared to 258 listings in August 2016 which translate to 12.8% change increase in listings.

Also, we had 207 sales in August as oppose to 239 sales in August 2016, which equal to 13.4 % decrease in unit sales. An increasingly better supplies market and a pause in demand have combined to create this declining in sales volume.

The average days on the market were 33 days in August as appose to 23 days in August 2016, an increase of 43.5%.

However, the average selling price for a resale home in Burlington in August was $697,176- up by 3.1% from same period last year where the average sale price was $ 626,000.

On a year-to-year basis (January thru July), the average price increase for all types of properties in Burlington remains at a substantial 20.7%, that translates into a home equity gain of over $133,000 for the average Burlington homeowner.

The recent release from the Ontario government found that foreign buyers represent a small proportion of buying activity in the Golden Horseshoe.

Clearly, the decline in sales had more to do with psychology, and with an abundance of would-be home buyers on the sidelines waiting to see how market conditions evolve.

In addition, summer market statistics are generally not the best indicator of housing market conditions due to its low seasonal importance.

The approaching fall market will provide a better indicator of the true impact of the Ontario Fair Housing Plan and rising borrowing costs.

Looking forward, the market appears to be headed back to a more balanced situation with supply gradually returning to normal levels and with the expectation that the recent pause in buying activity will be relatively short-lived.



Clients, neighbours & friends always ask me: what are the best places to renovate in order to get top dollars for our house?

Here to answer their questions are the top 5 renovations around the house that gives the best return on investment:

1- Flooring
Every single person in a household will touch the floor every day in varying degrees. It comes as no surprise that upgrading the flooring is a key feature that will go a long way to capture a buyer’s attention. It has been proven buyers view non-carpeted flooring more positively, as it is easier to clean, more modern look and helps with people who have allergies. Amazing options are available now with hardwood, laminate and beautiful ceramics.

2- Fixtures & Hardware
These may seem small on the surface, but it can make quite a difference, and they include items such as door knobs, handles on doors & closets, entrances/exists, cabinet hardware, bathroom& lighting fixtures & light switches. All are easy to replace, fairly inexpensive, come in many color/design options and variety to suit many budgets. On the other hand, if these items are not replaced, it can really date a property and make it appear as if it has not been maintained.

3- Bathrooms
Without a doubt, any money you spend on upgrading a bathroom will be worth the effort, as it is considered the 2nd most important room in the house. Key updates includes: new tiles & grout, new faucets, fresh coat of paint & updating the cabinet.

4- Kitchen
This is the most valuable room in the house. If home owners only have one place where they can opt to do renovations, the kitchen is a sure fire bet to pay off. You don’t have to spent thousands to make it look spectacular. Here are some simple add-ons or improvements: add in a new deluxe faucet, change out cabinets doors, upgrade the appliances, and create a backsplash to help jazz up appearances and functionality.

5- Add an Income-Suite
This is a great project depending on the city or municipality, and if the neighbourhood allows it. This offers additional income, and serves the need of many families who are opting to move their elderly parents to live with them, or even providing a separate apartment for the “Boomerang Kids” who seem to flock back home after many years of living on their own. Also, check if the government & other intuitions are planning on investing into that market, for example hospitals, schools, new transit system etc., this may signal that as the community grows, there will be a greater demand for housing, tenant opportunities and increased equity for homes that can support the upsurge.

For more information, and if you have any question just let me know. It is always a pleasure to assist you in every way I can.







July Real Estate Market update for Burlington:

Overall residential sales of 1,125 units were 21.4 per cent lower than the same month last year. Residential freehold sales were 21.5 per cent lower than July of 2016 while sales in the condominium market were 20.9 per cent lower than the same month last year.

The trend that started developing back in April and May seems to be continuing, at least in the short term. Where earlier in the year we were seeing list-to-sell ratios as high as 91 per cent – which indicates a deep seller’s market – on the residential side, we are now seeing a more moderate market, with a 60 per cent list-to-sell ratio. This is much closer to a balanced market.

The median price of freehold properties increased by 11.7 per cent over the same month last year while the median price for condominium properties increased by 21 per cent compared to the same period.

The average price of freehold properties showed an increase of 9.2 per cent compared to July of last year; the average sale price in the condominium market increased by 20.5 per cent compared to the same period.

Home prices, while higher than last year, have actually dropped from the early highs from March through May. The average sale price for residential properties has come down 3.3 per cent from last month and 12.2 per cent from the high in May, while the median price has decreased 11.2 per cent from the high in April. These are certainly not the price drops experienced in other areas of the Greater Toronto Hamilton area, but may still be an indication that the hot market is cooling – at least for now.

The average number of days on market increased to 25 days from 24 days in the freehold market and decreased from 27 to 25 days in the condominium market, compared to July of last year. Compared to last month, average days on market rose from 18 days for freehold properties and 17 days for condominiums



The Bank of Canada finally increased its bench mark rate to 0.75 percent (up 0.25 %) after seven years of leaving the key interest steady and even reducing it a couple of times.

Typically, any increase or decrease in the Bank of Canada rate has a direct impact on the banks’ prime rates which they use to set interest rates for variable-rate mortgages and other loans. All five major Canadian banks did increase their prime lending rates by the same 25 basis points (0.25%). While this doesn’t sound like great news, the fact is that the Canadian economy is doing better than expected in 2017, employment is strong, mortgage defaults are at record lows and interest rates, both variable and fixed, are still close to historical lows.

What this means for you.

If you currently have a variable rate mortgage, home equity line of credit, or a combination of both, you will see an increase in the interest you pay and depending on the type of variable rate mortgage you may also see an increase in your payment. If you have a fixed rate mortgage you won’t see any change for the remainder of your term but you might face higher interest rates at the time of renewal.

Interest rates are just one component of your mortgage. Other factors such as amortization (number of years to pay off your mortgage), payment frequency, and prepayment options all have a significant impact on the amount of interest you actually pay.

Homeownership is an important long-term decision that can greatly enhance your overall financial well-being and having access to the right mortgage solution is just as important.

With current speculation that the Bank of Canada might increase the benchmark rate one more time this year and with even more mortgage rule changes, it makes sense to get a pre-approved mortgage in hand before shopping for your first or next home.




Based on thousands of real estate transactions in Burlington during the first half of 2017, record shows:

- Fasted appreciating area is Shore Acres, which had a price increase close to 38.0%

- Most expensive area is North Burlington/ Millcroft ( Dundas /407 ), and Roseland with average sale prices around $ 1,902,452 and $ 1,532,172 respectively

- Hottest market is the Elizabeth Garden neighbourhood and Brant Hills; they had the lowest days on the market of only 7 days

The Ontario government’s measures to control the housing market, including the 15% foreign buyers tax, and expanded rent controls, have brought back a more normal balance to the market, with far less multiple offers and more days on market.

For more detailed information on your property, and to answer any question or concern please give me a call or send me an email. It is a pleasure to assist in every way I can.



Condo living is not for everyone, but if you want to lock the door and leave, not worry about thegarden, or the snow removal, then condo living might be the right type of ownership for you. However, there are more to condo ownership than just the space you live in, and its important to understand what are you buying into, because as an owner you are a shareholder in that cooperation.

Every condo owner is responsible for paying a monthly fee, which consist of a share of the operating expenses for the building or complex plus a contribution to the corporation’s reserved fund. The reserve fund is a big saving account where money is held to fund future expenditures like repair and equipment’s replacement. Your proportionate share is based on the square footage of your unit, along with any parking spaces or storage lockers that may also be owned with the unit.

Every condo corporation is managed by a volunteer board of directors who have been voted in by owners at the corporation’s annual general meeting, and they are aided by professional property Management Company. Both are responsible for setting the budget and managing expenditures.
When purchasing a condo, one of the conditions is for your lawyer to review the Status Certificate of the condominium cooperation, which gives you a snap shot of the cooperation’s financial health.

The board of directors is also responsible for enforcing the declaration, by-laws and rules of the condo corporation. These are the rules that you will be expected to live by when residing in the building/complex. It also outlines what is your responsibility as an owner and what is the responsibility of the corporation.

As a condo owner you have a vote on various related matters during the annual general meeting each year, including who is on your board of directors. Meeting are held on a regular basis to keep you informed, get your input, answer your questions and present an opportunity for you to vote.

You have made a financial investment, it is very important to stay involved and make a positive difference.




The province has introduced a new 15% Non-Resident Speculation Tax (NRST) which will be effective as of April 21st, 2017. This will mean that any binding Agreement of Purchase and Sale signed on April 21st, or after, will be subject to the NRST.
The question “are you a Non-Resident? “ should now be asked of every buyer.

A “Non-Resident” includes an individual who is not a citizen or a permanent resident of Canada, and also includes a foreign Corporation or Entity and a taxable foreign trustee.

The Tax applies to properties purchased within the Greater Golden Horseshoe area which includes Hamilton & surrounding area, and to land containing at least one and not more than six single family residences. That includes a single family home, duplex, triplex, fourplex, fiveplex, sixplex, detached, semi-industrial land.

In and all residential Condominium units, it does not apply to multi-residential apartment buildings with more than 6 units, or to agricultural land, commercial land or industrial land. In an all residential Condominium Building each unit is a single family residence.

In a mixed use property, the value of the single family residences is subject to the new NRST and the value of the rest of the non-residential portion of the property is not subject to the tax. If there is a group of individuals purchasing a single family residence, the NRST applies to the full purchase price even if just one member of the group is a non-resident.

If you have any questions or concerns, just call or email me. Always here for you.



Burlington officially marked June as the month of play.

Living in Burlington we are very lucky to have a large number of parks, green spaces & recreational facilities that give us hundreds of opportunities to be active. Keeping active is essential to our physical & mental well-being, and enhances the quality of life we enjoy in this beautiful city which we call home.

Some of the wonderful activities you can enjoy this month are:

- City pools, starting June 17.
- Concerts in the park June 18- August 13
- Seniors- the Burlington Seniors ‘Centre has drop-in programs.

Visit: https://goo.gl/oi2WzS for a calendar of activities for adults 55 and older.



Have you ever dreamed of an exotic vacation and researched flights, hotels, excursions and other information — even when you weren’t 100% committed to going?

We’ve all done that. It’s a great way to try a big decision on for size. You get an initial idea of costs. You peruse destination pictures. You imagine you and your family being there. And sometimes you actually take that vacation!

Well, you can do the same with real estate. Even if moving is the farthest thing from your mind, you can explore neighbourhoods you’d like to live in, get a sense of prices in those areas, and find out what your current home would sell for in today’s market.

If you find yourself doing that, give me a call. As your REALTOR®, I’m happy to answer your questions and fill you in on what’s happening in the local real estate scene. Call anytime!

All the best!



This spring the city released a draft of Burlington’s new Official Plan- Grow Bold.

The plan is a significant document because it outlines how & where land can be developed in Burlington as the city grows over the next 20years.

In the past, growth has meant the development of new neighborhood. However, growth in the future looks very different because the city has very little room left for traditional suburban-type development.

Instead of growing out, Burlington city council has made the decision to grow up & intensify in key urban areas. As the city undergoes this transition from a suburban to an urban community, there are understandably some who may be concerned about growth & would like to see Burlington stay the way it is now.

Growth is inventible for the city. In Halton Region, the population is expected to grow to one million by 2041. As our city grow, it is important to understand that many of the things we value about Burlington today will not change. 50% of the city will continue to be protected rural land, 34% will remain neighborhoods and 11% will be land for employment. This means that only 5% of the city will experience change.

This growth will be focused around the city’s 3 GO stations & downtown. In these areas, called Mobility Hubs, the aim of intensification is “smart Growth”, using less land to accommodate more people and jobs.

These areas will offer walkable neighborhoods, easy access to public transit, rail transportation & services like shopping, healthcare, recreation & parks. They will also offer a variety of low, medium & high rise buildings, providing housing that is affordable for the vast majority of people, with great priority to protecting the waterfront, our neighborhood, our rural community, at the same time, planning new neighborhoods that will give more housing choices, more greenspace, better transit connections & walkability.

Join the conversation, and visit: www.burlington.ca/growbold.



With the first quarter of 2017 now over, year to date sales are showing a truly impressive 17% growth versus the comparable period last year. The market continues to benefit from favourable financing and a stable economy. In addition, there is a growing population influx from the GTA market.

Sales volumes would have been greater had not been for the ongoing chronically low inventory levels.
The average selling price for a resale home in Burlington was $814,000 during March- up by a jaw dropping 32% increase, versus the $616,000 average sale price in March 2016!

A strong demand and limited supply is combining to create exceptional high prices. Sellers are cashing in on the favourable seller’s market, which will eventually strengthen total inventory and will curtail the rampant upward movement in prices, although the exact timing for this is still anyone’s guess at the moment.

Savvy sellers may want to get the jump on their competition by listing earlier than later in order to maximize their investment, given this current situation.

If you are thinking of making a move, or have any questions or concerns, just give me a call, and it would be my pleasure to assist in every way I can!

Hot Housing Market Helps Deliver Ontario’s Balanced Budget

Hot Housing Market Helps Deliver Ontario’s Balanced Budget

The Ontario Home Builders ‘ Association (OHBA) attributes the provincial government’s success in balancing the 2017 provincial budget to the additional tax revenue generated from the hot housing market.

Rapid housing price escalation and high sales volumes have brought in billions of additional HST and Land Transfer Tax revenues to the provincial government, in addition to spin-off revenues generated from the actual construction of new homes and 336,000 jobs supported by Ontario’s housing sector.

In 2016 the Ontario government collected more through the Land Transfer Tax (LTX) than the Gasoline Tax. The province is clearly benefiting from this hot housing market, remark (OHBA) CEO Joe Vaccaro.

Overall, in 2016 the HST revenue from New Homes was $ 714 million higher than projected.



Burlington is hosting six Saturday tree-planting events across the city. This effort is part of the city's mission to add 2,400 saplings to the local urban canopy.

Residents are invited to help plant at each even, to speak with city arborists and to learn more about Burlington's urban forests.
Tree planting will take place at the following locations:

- Sherwood Forest Park, 5270 Fairview St- APRIL 22
- Kerns Park, 1801 Kerns Rd- APRIL 29
- Paletta Lakefront Park, 4280 Lakeshore Rd- MAY 6
- Ireland Park, 2315 Headon Rd- MAY 13
- Thorpe Park, 1140 Stephenson Dr- MAY 27
- Brant Hills Park, 2300 Duncaster Dr- JUNE 3

All events begin at 10:30 a.m. with the exception of the planting event on MAY 6, which starts at 9:00 am.
No registration is required, but those attending will be asked to register upon arrival at the event.
The plantings are family friendly events as the saplings will be in one-gallon pots that are easy to carry and no experience is needed.

Planters are asked to:
- Check the weather and dress for the conditions, as the events are scheduled to take place outdoor, rain or shine.
- Bring their own work/gardening gloves
- Bring their own shovel if possible- Consider walking, biking, carpooling or using public transit
- Bring their own snacks and water
- Bring their volunteer hours form if they are a High School students looking for volunteer hours.

For more information, visit:www.burlington.ca/forestry



Here we grow again! The Burlington Mall is getting a multi-million makeover in time for its 50th anniversary, to create improved shopping, space for major retailers & national restaurant chains.

Renovations are expected to start this year, and completed by 2018. This will ultimately provide an improved shopping experience, more options and additional job opportunities in the community.

Some of the changes are bringing Dennigers’ Foods to the mall, and located along with Indigo and Winners to the space where Target occupied in the past. In addition to the new retail & restaurant offerings, there will be several other upgrades throughout the mall including a new corridor closer to the food court, washrooms upgrades, new ceiling in the food court and new furniture.

The mall interior will get new flooring, lighting and more comfortable seating. “The goal is to help the community address the needs for today and these we anticipate for tomorrow “said the mall general manager Heidi McGaw.



Estate Sales can be challenging and should be handled with some diligence and sensitivity.
Many factors come into play when it comes to such circumstances like:

• Does the deceased have a valid will and are there any restrictions in the will with respect to disposing of the Real Estate.
• Even if there is a will, with no restrictions in it, the Executor will be required in most cases to make application to the Superior Court of Ontario, for a certificate of Appointment of Estate Trustee (Probate). This is essentially a court order which confirms the Executor’s authority to sell the property and confirms the will as being the last Will of Testament of the deceased.

Unfortunate, the granting of probate in a timely manner is in the control of the court system, and not the Executor. Sometimes there are issues with the Estate which will delay the court order or there maybe litigation between beneficiaries which will hold up probate indefinitely.

If there is no will it is practically certain that probate will be required. In order to protect yourself/Executor where probate is required it would be prudent to discuss holding off on listing the property for sale until probate has been obtained or, at the very least, include a Seller’s condition in any offer which allows the seller to get out of the Agreement if it looks like there will be a problem getting probate.
A brief consultation with your lawyer at the outset can help answer many related and relevant questions.



5110 Fairview Street #26 Asking $ 599,900

DETACHED HOME.  in South east Burlington. 3 levels finished. 1521+591 sq ft. Across the street from Go Station. Perfect for commuters. Walk to parks and shopping. Living room and dining room with quality laminate floors. End unit with Large windows for lots of natural light. Sliding door leads to balcony. Large eat in kitchen. Ample cupboards. Backsplash. Tile floors in kitchen, bathrooms, laundry room, foyer. Main floor laundry room. 3 spacious bedrooms. Walk in closet. 2-4 pc and 2-2pc bathrooms. Lower level recreation room. Features: Custom dry bar area. Pot lights. New carpet 2017. Large crawl space for extra storage. Freshly painted throughout. The house is pre-wired for whole home surround sound. includes 7 in-wall speakers. RCA analog, ethernet and coaxial cable ports are outfitted within walls of bedroom, recroom and living room. 1 1/2 car garage. Inside entry to home. Double driveway. Small monthly road fee $92.00 a month. For common area maintenance

5070 Fairview St # 501 Asking $ 359,900

CONDO APARTMENT. Modern 6 Storey Building W/ An Open Concept Floor Plan With Approx. 1,000 Sqft. This Spacious 1Bdr, 2 Bath Condo Is In The Sought After Longmoor Area Of Burlington. Freshly Painted W/ Many New Upgrades, Such As; Boston Cherry Flooring In Living Area, Granite Counter Tops Throughout, New Backsplash, Sinks, Faucets, & Light Fixtures. S/S Appliances, En-Suite Laundry, 1 Underground Parking Spot & Storage Locker. Condo Fee $ 365 Building Insurance, Common Elements, Parking, Water.

646 Sheraton Rd Asking $ 749,000

DETACHED HOME. Excellent family home! 4 level side split wfully finished with 4 bedrooms and 2 bathrooms. Quiet mature area. Featuring Family room with gas fireplace. Nice curnb appeal, and close to QEW, GO, schools and all shopping.

508 Pinedale Ave Asking $ 759,900

DETACHED HOME. Imagine living on a treed lined street in prime Southeast Burlington! Now is your chance! This fabulous 3 level side split has Western exposure with sun filled summer days in your mature private back yard. Many recent upgrades including refinished in laid dark hardwood floors on 2 levels, renovated main bathroom, new mouldings & front hall cupboard doors and more. This home is perfect for families. Close to schools, and major HWY, steps to shopping. Fantastic opportunity!


633 Amelia Cres. Asking $ 628,800

TOWNHOUSE. Chic and stylish end unit freehold townhouse with 1.5 car garage in Woodland Trails on the Burlington/Oakville border! 3 bedrooms, 1.5 bathrooms, freshly painted throughout. Boasting a new kitchen with backsplash and granite countertops, pot lights in living/dining area, updated baths, new flooring, most windows are replaced, new patio door leading to large fully fenced backyard with patio. Newer roof, double driveway and more! Close to parks, shopping, the lake, highways and all amenities. Great for commuters!






Buying a home is likely the largest financial transaction you will ever make. That’s why, when buying a new home, it’s important to make sure it’s built by a reputable company, one that’s registered with Tarion, the administrator of Ontario’s new home warranty program.

Ontario builders are required to fallow strict customer service standard and are part of one of Canada’s most comprehensive new home warranty programs. Builders are required to advice clients of their rights and protection which could be worth up to $300,000 to the homeowner.
However, not all builders in Ontario are registered with Tarion, even though by law they are required to do so. When Trion is asked to investigate illegally built homes, they often find many components that haven’t been built to meet the requirements of the Ontario Building Code.
Illegal builders may also be less likely to follow other laws and statutes like Ontario’s Workplace Safety and Insurance Act, which could expose new builders to potential liability.
Illegal builders can be difficult to spot, but can sometimes offer some clues about their status when you talk to them about purchasing a new home.

If a builder claims that they have a special exemption from being licensed or that you don’t need a Tarion warranty because they offer their own, don’t be fooled. Being licensed and providing the full warranty backstopped by Tarion is the law.

A second red flag is a builder telling you they can enroll the home in the warranty program, but it would cost you around $10,000. In fact, home enrollment fees for the warranty program range from $385-$1500, depending on the price of the new home. This cost is paid by the builder and is only recovered from you if you agree.

To protect yourself from purchasing from an illegal builder, do some research before entering into any type of contract to build a home. Visit Trion website to verify of a builder is licensed to build in the province: www.tarion.com. Or call 1-877.982.7466



The Greater Toronto and Hamilton Area (GTHA) is now home to nearly 7 million people & heading towards 10 million by 2041. Metrolinx, an agency of the province of Ontario, is bringing more transit & more connections to many places within the GTHA. As we grow, our transit system needs to grow too.

Metrolinx is completing a Transit Project Assessment Process (TPAP) to grade separate Burloak Drive in Burlington & Oakville. This project will enhance safety, on time performance & operational flexibility/reliability and is part of the RER Transportation Plan which will enable more frequent train service along the Lakeshore West Rail Corridor. This project will include the construction of an UNDERPASS (ROAD UNDER RAIL) at the Burloak Drive rail crossing.

You are invited to attend the public meeting taking place at:

Queen Elizabeth Park Community and Cultural Centre
2302 Bridge Rd. Oakville ON L6L 3L5
Thursday, March 30, 2017 6:30 pm – 8:30 pm

The Metrolinx study team and Town of Oakville and City of Burlington staff will be on hand to answer questions and receive your comments.

To find out more about Metrolinx, visit : www.metrolinx.com



Eventually, just about all homeowners get to the point where they think about moving. Some want to upsize, some want to downsize, while others just want a change.

No matter what the motivation, the decision isn’t an easy one. There may be many reasons why it makes sense to stay with your current property. At the same time, there may be other compelling reasons to sell and find your next dream home.

Fortunately, you don’t have to make that decision alone.

As your REALTOR®, I’m always available when you have questions or need advice regarding home ownership. In fact, I’m there when my clients need me even if it’s months or years after a transaction.

So please don’t hesitate to give me a call. You don’t have to be serious about selling your home to talk to me. Even if you’re at the “wondering about it” stage, I’m here to help.

All the best!



The spring market is starting to present it self, and buyers are eager & ready to secure a home to move in few months just in time for summer! Here are some nice selection of styles, prices and sizes of homes for sale in our neighbourhood. Call me for more detailes and to book your showing appointmnet!

567 AMELIA Crescent: $ 638,900

Freehold updated 3 bedroom TH in popular Woodland Trails in Burlington, right on the Oakville border. Commuters dream location minutes from QEW, shops and the lake. Updates include: New roof (2016), new windows (2016), Most lights replaced with LED, AC still under warranty, Granite counter tops + under-mount sink (2016), Smart ECOBEE thermostat (2017), Insulated garage door + wifi Garage door opener, entire house painted with Benjamin Moore paints. Home features oversized 1.5 car garage with widened double driveway, can fit 4 cars. Spacious main floor layout has porcelain tile through out with upgraded ditra membrane. Living room/dining room with bamboo hardwood floors and gas valor fireplace. Chefs eat in kitchen is updated: stainless steel appliances including a gas stove, Painted white oak cabinets (2017), Granite counters (2016), porcelain back-splash and walk out to an entertainers backyard. Yard features include: Multi-tiered painted wooden deck, custom roofed pergola with privacy blinds, garden shed and 8 person beachcomber hot tub, includes new lid (2017) and jets (2017). Upstairs boasts 3 large bedrooms with spa like 4pc bathroom featuring: Marble tiles, deep 23" soaker tub, Moen shower head and body sprayers. Master bedroom has been renovated to include second floor laundry hi-efficiency top loading washer dryer (2016) , make up vanity area and large walk in closet. Finished basement rec room has gas fireplace and storage and cold room.

5170 IDLEWOOD Crescent: $ 799,900

Outstanding Four Bedroom fully detached family home located on a quiet South Burlington Crescent featuring a large deep lot w/18x36 ft inground pool.Conveniently located close to shopping and within close proximity to the Appleby GO station and Highway access.This home has been lovingly maintained by the present owners and features numerous updates including an updated kitchen, fully renovated main bath & powder room,newer pool liner ('15),vinyl windows,roof,electrical,furnace/AC.There are hardwood floors throughout the main & upper levels and a fully finished lower level w/large Family Room featuring pot lights,berber carpeting and gas fireplace with stone surround.The upper level features four generous sized bedrooms with original hardwood floors that have been beautifully restored.The main level features a formal Living Room w/large Bay window,separate Dining Room and updated kitchen with walkout to a two tiered deck.Other updates include upgraded insulation in the attic,newer siding and upgraded insulation in the 2nd floor exterior walls,interlock brick front walkway,gas hook up for B-B-Q and gas line available for a pool heater.Shows extremely well.

5070 Fairview Street #302: $ 439,900

Rarely offered 2 bedroom condo with 2 full bathrooms in the very popular Branthaven built 'Terraces in the Village' complex. Walk to restaurants, shops, parks, transit & a few minutes drive to highways & GO Train for commuters. Impressive entry with ceramic floor. Galley-style kitchen with designer floor tiles, sleek dark cabinetry & large breakfast bar open to the entertainment size living/dining room with engineered hardwood floors & walkout to the private balcony. Perfect for entertaining and tasteful designer decor. Handy in-suite laundry room & 2 bright bedrooms with engineered hardwood floors & large closets. The master suite offers a 4-piece ensuite bath. Two parking spaces with one underground and one outside. Locker. Must see 10+!

4351 DUBLIN Crescent: $ 899,000


660 OXFORD Road #11: $ 384,900

Opportunity knocks in this immaculate 3 Bdrm, 1.5 Bath Townhome! Enjoy a maintenance free lifestyle with low condo fees! Spacious, open concept principle rooms perfect for entertaining. Fantastic location, close to all amenities, train, highways. Condo fee 258/month.


4270 INGRAM Common:  $ 549,000

Branthaven built 2 bed, 1.5 bath Freehold Town in South Burlington. The main level boasts 9 ft ceilings, a 2 pc bathroom, inside garage entry with a walk out to a private treed patio. The 2nd level open concept Great Rm offers hardwood floors and a private balcony. The bright kitchen has ceramic floors, pantry cupboard and glass backsplash. Upstairs you will find 2 spacious bedrooms, a 4 pc main bath and ensuite laundry. This quiet complex offers you a short walk or drive to nearby parks, restaurants, shopping and the GO Station.





Food for Life recently launched a new website to raise public awareness about wasted food and how to end the hunger of one in 10 Halton families. The project addresses two needs, with the first being to build awareness of food insecurity, which refers to the inability to afford to buy nutritious food and not knowing when your next meal is going to come from.

According to Food for Life, consumers are the no. 1 contributors to food waste- 50% of the 31 million pounds of food Canadians do not eat and throw out.

Information kits are available to the farmers to educate them on the process of donating extra food, especially the products which farmers don’t consider “perfect”, and which they end up throwing away.

Food waste is gaining attention for its negative impacts:

 - In 2013/2014, 4.3 percent of Halton households are food insecure - they lack reliable access to a sufficient quantity of affordable, nutritious food.
 - Fruits and vegetables are the most wasted foods, but are some of the healthiest.

 - Food waste in Canada amounts to $31 billion annually, while the true annual cost is closer to $107 billion.
 - Canadian families lose on average $1,560 each year from wasted groceries.

 - Globally, the carbon footprint of food waste is estimated to be at 3.3 Giga tonnes of CO2 equivalents; as much as the emission of 700 million cars (U.S.).
 - Food waste also represents a loss of precious natural resources such as water, energy, and soil.

To access more information on this very important topic, please visit: www.reducewasteendhunger.com




Seniors won’t be sticking to the old script where seniors' housing is concerned.

It’s been widely reported that due to boomer numbers, a whooping increase in the senior population looms. Some estimates indicate that the number of seniors in Canada could double in 20 years. We are at the front edge of the baby boom bulge, which is bringing with it massive social impact, including a growing need for seniors’ housing.

Seniors are keen to take this opportunity to change the status quo and to ensure they remain independent as long as possible. We’re beginning to see seniors’ housing being reinvented, with an increase percentage of seniors giving thumbs down to conventional & costly options such as retirement residences.

Co-housing for seniors is a model that allows a group of seniors to age in place in the comfort of a single residential dwelling sharing ongoing household expenses & the cost of support services, while each owning an undivided interest in the whole property (not just their exclusive area) that can be sold in the open market. There is no government ownership or involvement.
Owners have their own private accessible suite, with access to common areas such as living, dining and kitchen space. Together the owners control and share in decisions and costs.

Seniors who opt for this style of living reap the benefits of built-in social network & the savings from sharing the costs of utilities, upkeep, taxes, home insurance and housekeeping including laundry, shopping, cooking & medical reminders.

This seems to be the way of the future, and Co-housing concept is on the cusp of becoming the next new exciting venture.

Welcome Home AGAIN!



Halton Region will put the brakes on development, unless the Province of Ontario provides adequate funding to support the corresponding population growth.

Regional chair Gary Carr would like to send that ultimatum to Queen's Park and developers in a showdown over funding for hospitals and other infrastructure that could bring final approvals for 40,000 new homes in Milton and north Oakville to a grinding halt.

The Provincial Places to Grow Act mandates Halton will grow to approximately one million people by 2041. However, municipalities do not have the adequate revenue tools to satisfy the “growth pays for growth” principle, said Carr, adding that he’s told the Province: “If you can’t fund growth, don’t make us grow.”

Halton politicians say they have little choice but to play hardball with the one weapon they have -- a loophole in the Official Plan that allows them to refuse sewer and water pipe connections to new developments until financing arrangements are acceptable.

A motion to impose what amounts to a freeze on any new development not yet approved comes before the committee in November, and after that goes to a full council debate.



As a first-time home buyer, what would you do with an extra $4,000?

As of January 1, 2017, that's how much the provincial land transfer tax rebate will give back to Ontario's first-time home buyers. The government of Ontario is committed to helping more young families achieve their dreams of home ownership. The rebate was previously $2,000, but now it is doubled all for the benefit of the first time home buyers.

That extra money could go a long way toward beefing up your down payment, covering closing costs or purchasing appliances for your new home, just to name a few.

The tax is calculated as a percentage of the property's purchase price and is paid at closing. If your first home costs less than $368,000, the new rebate exempts you from paying this tax altogether.

This is a great way to kick-off the new year for first-time home buyers. This tax break will give the buyers the leg up they need to get into the market, and start enjoying & reap the benefits of Homeownership.

Call me today for more information on how to make your homeownership dream come true!



Halton police launched Project Lifesaver January 26, 2017.

This new rapid response and rescue program is being implemented to deal with an increasing number of wandering people in the region. To date in 2016, 48 people fell under this category, up from 31 in 2015. Most wanderers are those with cognitive impairments such as dementia, Alzheimer’s or autism. Halton police spent approximately $ 13,000 on wondering individuals in 2014, about $ 15,000 in 2015 and close to $ 40,000 in 2016. 

Once approved by Halton police as someone suitable for the program, a client would wear a small waterproof personal transmitter on their wrist or ankle 24/7, 365. The wrist band is a one-ounce, battery operated wrist transmitter emitting an FM radio frequency- based signal that send out a signal every second, 24 hours a day.
Halton police has purchased two receiving antennas one to be located at police headquarters on Bronte Road and one in Milton so it’s evenly spread out across the region.

Every 60 days a member of the Victim Services Unit, which administers the program, would visit a client to change the battery.
If the participant goes missing, their caregiver notifies Project Lifesaver, which then deploys a trained emergency team to respond.
Recovery times for Project Lifesaver clients average 30 minutes, 95 per cent less time than standard operations.




Another record breaking in Real Estate!

There were 1,139 properties listed in January, a decrease of 9.7 % compared to January of last year and 30 per cent less than the 10-year average for new listings in the month.

“January’s record sales topped the previous high from 2006 by more than 11 %,” said RAHB CEO George O’Neill. “That’s quite remarkable for a January, when sales are typically slower. At the same time as we had such high sales, new listings are down for the month, compared to both last year and the 10-year average.”

Seasonally adjusted* sales of residential properties were 4.3% higher than the same month last year, with the average sale price up 15.2 per cent for the month. Seasonally adjusted numbers of new listings were 14.1 % lower than January of 2016.
The average number of days on market decreased from 49 to 31 days in the freehold market and from 50 to 28 days in the condominium market, compared to January of last year.

“With the sales-to-listing ratio at 83 % in the residential market, the average days on market down to 31 days at this time of year and only a little over a month of residential listing inventory, this hot seller’s market just keeps rolling on,” added O’Neill. “We keep stressing the importance of using a REALTOR® at any time, but now, in this market, it’s especially important to use a professional who can help buyers and sellers achieve the best results in the purchase or sale of their home. A reduced average number of days on the market does not necessarily mean it is easier to sell properties.”

The Spring market is just around the corner. If you are contemplating a move, or just curious about the equity value of your home, I can help. Give me a call and I will provide you with a detailed up to date valuable information. let's talk!



Our listings inventory as of November 30, 2016 is 9 active listings: 5 detached homes, 2 townhouses, 1 semi and 1 apartment available for sale. There are good options still available for buyers to choose from, with variety of prices. 

Check out these homes for sale in our neighborhood:

5555 PRINCE WILLIAM Drive #22

Excellent Town home fully finished, in a Great Burlington Location, near Burlington and Oakville Border. Close to GO Station, Access to QEW and Waterfront! Offering 3 bedrooms, 2.1 bathrooms. Freshly Painted, Kitchen Updated with Quartz, Finished Basement and more! Call today to view this Three Bedroom, Three Bathroom home. Low Condo Fees of $103/month. Main Floor Family Room, Master Bedroom Ensuite, Rec Room, Separate Dining Room, Walk-in Closet. Asking price $ 529,900

4484 VIRTUE Court

A beautiful move-in ready FREEHOLD townhouse in a very desirable area of Burlington is waiting for you. This beautiful family home is close to the GO station, QEW, shops, restaurants and schools. Inventory in this area is rare. Enjoy evenings in your fenced, private backyard dining on your deck after a long day's work, or entertaining family and friends on weekends. Your potential new home is nestled on a court in Central Burlington, so you will not be subject to numerous cars constantly buzzing by your home. Perfect for children who want to play or ride their bike, as you sit on your front porch watching them enjoy the outdoors. Relax in your finished basement watching a movie or reading a book. This 3 bedroom, 3 bathroom home is a perfect home for a young family, someone tired of condo living or a couple downsizing. Book your showing today before its too late!! Asking price $ 529,900

486 Eliza Crescent

Welcome Home...Immaculate Updated 3 Bedroom, Semi Detached and 30 Seconds to park. This Home offers Dark Rich Engineered wood floor through the living-,dining rooms and hallway and Staircase. The Livingroom wall has been opened up offering the open concept feeling. Your Eat in Kitchen is outstanding with Stainless Steel Appliances, Stunning Stone Brushed SS and Black Backsplash, Ceramic Floor and Sliding Doors to the Fully Fenced Backyard with 2 Tiered deck Plus Gas hook up for the BBQ. Main floor Powder Room has been updated with Porcelain Tile and Floating Sink. Heading Upstairs you will find the Master Bedroom which offers His and Hers Closets, Laminate Flooring, Quite Spacious and Entry to the 4 pce Spa like Bath. The other 2 Bedrooms also offer laminate and are a good size. The 4 pce Bath on upper level has been extensively updated as well from Porcelain tile to Tub Surround Tile, Sink etc. The unfinished Basement awaits your touches for another bedroom, office or large family friendly gathering area. Did you also notice there is 2 car parking in driveway plus the 1.5 car garage. Family Friendly Crescent and a 30 second walk to Park. Close to QEW. Excellent Schools, Tim Hortons, Home Depot. Walk to Lake Ontario. You will not want to miss seeing this Home shows 10+. Asking price $ 599,900

5080 PINEDALE Avenue #809

South East Burlington's "Pinedale Estates". This 2 Bedroom 2 Bath "Georgian" Unit features an Up-dated Large bright Eat-in Kitchen with a floor to ceiling window. The Master Bedroom has a Walk-in Closet and an Up-dated 4 Piece En-suite Bath. The additional 3 Piece Bath has also been Up-dated. You have access to the Private Balcony from both the Sunroom and Living areas. Your Laundry is conveniently located in the unit. This Beautiful Complex features 24HR Gated Security, An Indoor Pool, Indoor Golf Range, Exercise Room, Sauna, Whirlpool, Billiards, Library and Party Room. All convenient to Shopping, Appleby GO and Public Transit. Freshly painted in neutral tones and Move in Ready! Condo fee $ 600.00/month, which includes: Building Insurance, Cable TV, Common Elements, Parking, Water Asking price 428,000

461 SHANNON Crescent

Incredible home in a great location, totally renovated top to bottom. Move-In ready. Hardwood & ceramics thru-out. Open concept. Gorgeous private backyard with salt water in ground pool. Gas BBQ hook up, pool liner (2013), shingles (2012), new salt cell (2016), high efficiency pool pump (2016) driveway, windows (2013), energy efficient air conditioner (2016), gas fireplace (2015), garage door opener (2015), *Salesperson related to seller* Included: Fridge, stove, washer, dryer, B/I dishwasher, blinds, elf, garage door opener, pool equipment, hot water tank (owned) Offers will be presented on Sunday December 4th 2016 at 6Pm. Pls register by 4Pm. Exclude gas BBQ. Asking price $ 799,900

454 SPARLING Crescent

Location! Location! Location! Ideal investment opportunity for first time buyers or renovators. This SOLID 3+1 Bedroom 2 Bath raised bungalow located in desirable Southeast Burlington on great family oriented crescent is in the heart of it all! Schools, parks, shops, banks, place of worship, local bus routes all within walking distance with QEW & Go station nearby. Basement features additional bedroom that can be used as home office, 3pc bath, indoor garage access, family room with gas fireplace and walkout to good sized fully fenced backyard without rear neighbors. So much potential in this home! Ready for customization and updating today! Asking price $ 595,900


There’s No Place Like Home. Rare opportunity to live in this established family friendly neighborhood. This move in ready renovated home is located in the heart of Burlington and walking distance to schools, restaurants, shopping and more!! Traditional function and cozy location, this home has a bright airy open concept that will suite your busy family life. The beautiful outdoor space will give you an opportunity to have a wonderful space to entertain guests or just have a quiet moment at home enjoying the gorgeous outdoors. Cool, calm and sophisticated with a youthful edge, this functional home is enveloped in light and comfort. Crisp white walls, timber floors and high ceilings create a style so timeless. Less than a 5min drive to the Appleby and Burlington Main GO Train Stations as well as close to the QEW taking you to Toronto and Buffalo. Asking price $ 737,700

658 THORNWOOD Avenue

Welcome home! This professionally renovated 3+1 bedroom detached bungalow with large backyard in the Dynes neighborhood has been finished from top to bottom and is in show home condition. New custom kitchen and bathrooms, 4th bedroom and office added in the basement, crown molding and pot lights throughout the home. Stone side patio and side door with basement access for potential rental income in fully finished basement. Updates also include: Windows 2016, Driveway 2016. Other updates include shingles, furnace and A/C. When this home sells, make sure it has your name on it! Asking price $ 736,900

608 THORNWOOD Avenue

Charming 3 bedrooms, 1 bathroom home in highly desirable south Burlington neighborhood. Well maintained home perfect for first time home buyers. Hardwood throughout. Spacious basement with walkout to large backyard. 2 sheds provide plenty of storage. Location perfect for commuters and a short distance to the lake. Asking price $ 599,900

You still can celebrate this Christmas in your new Home if your heart desires! For full details just give me a call. Always ready when you are.



We had a busy November in real estate this year; the great weather, and the affordable interest rates kept buyers very active and enthusiastic to purchase their homes. In total we had 26 sales in our neighborhood in November, impressively 50% increase from last year November 2015!!

To give you more precise figure on November 2016 activities, here is the breakdown of numbers:

1- During November 2016 we had 11 detached homes sold, 4 semi-detached, 8 townhouses and 3 apartments changed ownerships
2- 2016 prices for detached varied between $ 584,900-841,000, semi-detached between $ 464,900-699,900, townhouses between $ 355,000-549,900, and apartments between $ 349,900-410,000
3- November 2016, we had 5 out of the 26 sales done by out of the Area Agents; which makes it 19% of total sales
4- November 2015, we had only 13 sales with 4 sales done by an out of the area agent; which makes it 30% of total sales

Our listings inventory as of November 30, 2016 is 9 active listings: 5 detached homes, 2 townhouses, 1 semi and 1 apartment available for sale. There are good options still available for buyers to choose from, with variety of prices.

You still can make this Christmas in your new home, if your heart desires! For more full details just give me a call. Always ready when you are.



No matter how much you love your current property, you may be dreaming of the day you can buy up into a better home in a better neighbourhood. Is that day today, or, is it a few years down the road? Here’s a quick way to make that assessment. First, make a list of all the practical reasons why it might be time to move up. Those reasons might include features such as: more bedrooms, proximity to work and school, a larger backyard with trees, nearby parks and walking paths and better access to things you enjoy like theatre. Next, make a list of the emotional reasons for making such a move. Those reasons might include memorable get-togethers with friends on a more spacious deck, an easier and less stressful commute to work, more family time with the kids and enjoyable Saturday golf at a nearby course. Finally, take a financial snapshot to determine if you can afford to move up. You’ll need to get a good idea of what your current property will sell for in today’s market, average price of homes in your desired neighbourhood, and how much mortgage you’ll need. Once you have all that down on paper, you’ll have a clear picture of your readiness. If the practical and emotional reasons for buying up are compelling, and you can afford to make the move, then you have your answer. The time is now! By the way, if you need help in making this determination – especially figuring out what your home will likely sell for, call me today. Always ready when you are!

When to consider renting a home instead of purchasing a home

When to consider renting a home instead of purchasing a home

Conventional wisdom suggests buying a home makes more financial sense than renting. In many cases, this is true. However, renting is something a smarter approach than buying.
As with any financial decision, all of the options and circumstances need to be weighed before jumping in. the following are some reasons why renting can be more beneficial than buying.
1- You are young: the typical first-time home buyer is 31 year old. However, people should not be pressured into buying simply because it is presumed to be the “adult” thing to do. Renting & feeling your financial way, which can include seeing how a job pans out or where your budget lies after paying off debts, might make more financial sense than buying.
2- Purchase price-to-rent ratio (P/R) is too high: buying may seem like a wise idea, but it could be causing you to spend more than necessary, particularly if homes are not fairly priced. If a home sells for $300,000 and there is a rental for $1,200/month, by dividing purchase price by the annual cost of renting (300,000/14,400), the ratio would be 20.8. A rent ratio above 20 means the cost of home ownership will exceed the cost of renting. The higher the P/R ratio, the more sense it makes to rent instead of buying.
3- A market shortage makes it harder to find an affordable home: the number of homes for sale in many areas of the country has fallen, while the need for homes has increased. This often results in multiple offers on a home, driving the cost of the home way up. When this happens it may not be affordable or fiscally smart to purchase.
4- You don’t meet the buying criteria: don’t buy a home based on market condition or pressure from others, buy when you are financially ready. When you have enough cash for a substantial down payment and when your monthly mortgage payment will not be the majority of your take-home pay
Renting can be a smart move in many cases, only when individuals are financially & emotionally ready to buy should they begin searching for their homes.

When it comes to real estate, buying or renting, I am here to provide you with an up-to-date valid prospective on the market & to help you move forward with intelligent confidence.



At some point, many established homeowners examine their changing lifestyle, and consider downsizing. Before they list their current property for sale, it’s important to understand the needs and expectations of potential buyers. These days, buyers could as easily be singles (possibly with grown children) as traditional newlywed couples or young families. If they drive, their car could as easily be a small hybrid as an SUV or minivan. As such, some prospective buyers may not see a home the way you might expect, and may be turned off by things you consider perfectly normal and acceptable. The most obvious potential turn-offs are in kitchens and bathrooms: old appliances and dated fixtures; tired countertops, vanities and backsplashes; vinyl or carpet flooring. To some, the lack of upgrades to these minor finishing could be interpreted as telltale signs of neglect in unseen areas, such as wiring and plumbing. On the plus side, energy-efficient appliances, utilities and fixtures, as well as state-of-the-art entertainment and security systems are big attractions for most home buyers today.



QEW commuters driving through Oakville and Burlington will be reminded of their transit options, according to the Ministry of Transportation, thanks to new signs to be installed on the major arterial highway.
The year-long pilot project will use electronic highway signs displaying information on upcoming GO train trips departing from a nearby station — starting Monday (Oct. 17) at Appleby GO in Burlington, then aiming to expand to the program to the Bronte and Oakville stations later this fall

On October 17, a sign will be installed on the QEW near Appleby GO station displaying information about upcoming GO train trips departing from that station. The information will factor in the time it takes to drive there, park and catch the next available train. By the end of the year, the pilot will expand to Bronte and Oakville GO stations.

“Our government has made transit investments in Burlington and across the province to keep Ontarians moving and provide an array of choices for commuters. By providing Ontarians with an additional tool to make timely decisions on their method of travel, we’re making their commutes easier so they can spend more time with the people and activities they love and less time commuting.”Eleanor McMahon MPP for Burlington

Quick facts:

Appleby GO station is located in Burlington and has 2,964 parking spaces.
In November, highway signs along Highway 401 and the QEW approaching Highway 427 will advertise the Union Pearson Express (UP Express) travel times between Toronto Pearson Airport and Union station. UP Express trains make the trip in 25 minutes, with trains departing every 15 minutes.
As part of the pilot, technologies will be evaluated that determine real-time parking availability at GO stations. This information could also be displayed on the signs.
Since 2003, Ontario has extended the GO rail network by nearly 90 kilometres, opened 14 new GO stations, rebuilt four existing stations and added more than 31,000 new parking spots across the system





The Fall market is in full swing, and Pinedale/Sherwood Forest Neighbourhood offers a fantastic selection of homes that would fit most budgets. Browse through my list, and If you are thinking of buying or selling, give me a call and allow me to make your home dream come true!

506 FOTHERGILL Boulevard. Price: $624,900

Beautiful 2 story fully finished, 3 bedrooms and 2.5 bathrooms. Located on the Oakville/Burlington Border, close access to the QEW, GO Trains and the waterfront! This Three Bedroom, Three Bathroom home has a finished basement, double garage, and wonderful backyard deck complete with Hot Tub! Steps away from neighborhood park.

502 PARKSIDE Crescent. Price: 679,800

Lovely 3 Bedroom Sidesplit Located On A Quiet Crescent, In A Desirable Area In S. E. Burlington. Freshly Painted In Designer Colours That Flow Seamlessly Throughout The Home. Rich, Dark Hardwood On Main & Upper Levels With Newer Laminate In Basement. Updated Bathrooms & Kitchen W Stainless Steel Appliances & Walk-Out To A Spectacular, Private Yard. This Lovely Home Has A Separate Entrance To Lower Level, Offering A Finished Rec Rm & 2nd Kitchen. Double Wide Drive W/ Extra Deep Garage & Great Curb Appeal. There is Laundry In Upper & Lower Levels, Can Convert Upstairs Laundry Back To Original Closet If Necessary. Great Home In A Wonderful Family Neighbourhood.

5555 PRINCE WILLIAM Drive #23. Price: 549,900

DONE TO PERFECTION! 3 bedrooms, 2.5 bathroom. This is a 10++++ Absolutely gorgeous completely updated home with gorgeous crown moldings, brand new laminate throughout, oversized master bedroom with ensuite, beautiful ample kitchen with a huge walk in pantry, fenced yard, open concept home freshly painted and move-in ready! Priced to sell! won't last. Easy access to highway, shopping and public transportation. Condo fees are only $103

5070 FAIRVIEW Street #311. Price: 419,900

Welcome to "The Terrace" built by Branthaven! This gorgeous 2 bedroom, 2 bathroom unit offers 9ft ceilings and 1150 square feet of living space. The open concept kitchen has stainless steel appliances, white cabinets, breakfast bar and pot lights. New Laminate flooring throughout living and dining areas. Master bedroom boasts 3 piece ensuite and a walk-in closet. Enjoy your own private balcony and convenient in-suite laundry. This unit also comes with two parking spots and a locker. Close to Go Station, parks, shopping and restaurants. Easy access to Highway 403 & QEW. Well maintained building you would be proud to call "home". Condo fee: 448/month

4298 INGRAM Common. Price: 489,000

Updated Branthaven built Freehold Townhouse in South Burlington. This end unit features 2 bedrooms and 2 bathroom with 1426 square feet of quality living space, perfect for entertaining. The main level boasts 9 foot ceilings, a 3 piece bathroom, inside garage entry with a walk out to a private patio with a beautifully manicured garden. The 2nd level open concept living offers crown molding, upgraded hardwood stairs, 9 foot ceilings and a private balcony . Upstairs you will find 2 spacious bedrooms, newer carpet (October 2016), In suite laundry and crown molding throughout. This quiet complex offers you a short walk or drive to nearby parks, restaurants, shopping and the GO Station.

572 DYNES Road. Price 850,000

Welcome Home! 2+1 bedrooms and 2 bathrooms. Completely Renovated And Reimagined Side-Split On A Huge Lot! Stunning 12-Foot Vaulted Ceilings With Dual-Skylights For Spectacular Entertaining. A Modern Living Space With Loads Of Natural Light And Thoughtful Higher-End Finishes. 5-Piece Master Spa W Soaker Tub And Heated Floors. Master Bedroom Features Walk-In Closet, And Fireplace For Cozy Nights In. Fully-Finished Basement With Laundry Room. Catchment For John Tuck Elementary School, And Assumption Secondary School.

669 CUMBERLAND Avenue. Price: 619,900

Raised Bungalow with in-law setup in sought after school district (Ryerson, Tuck, Nelson) on a tree lined street in central Burlington! 3+2 bedrooms & 2 bathrooms. Enjoy your fully fenced landscaped yard with loads of perennials and large patio. Spacious living room/dining room with large sun filled windows. Kitchen features eat-in area to enjoy family dinners together. Newly upgraded main bath with granite counters and low flush toilet. Finished basement with a 2 bed in-law setup, recreation room with gas fireplace, bar area, 3 pce bath and large laundry room. Newer roof (2015), hi-efficiency furnace (2008), A/C (2010) some newer windows and upgraded insulation. Walk everywhere from this central locale including shops, dining, mall and 10 minute drive to GO and downtown.

465 WOODVIEW Road #2. Price 399,000

Located on the most sought after ravine side of desirable Woodview Park. This 1,265 sq ft stylish 3+1 bdrm, 2 bath T/H offers upgraded kitchen w/Quartz counters, extended white cabinetry, trendy backsplash. Frigidaire stainless steel appliances incl gas stove. 15.3mm top quality 25 yr warranty dark laminate flooring on Main level & bedrooms. Large 15.10 Master. Updated baths. Bsmt finished w/Bedroom/RecRm. Maytag 5000 series washer & dryer ('13) in laundry rm/storage rm, while large patio overlooks nothing but trees. Complex is professionally managed w/inground pool, driveway snow removal & meticulously maintained grounds year round. Located in prime SE Burlington in Tuck/Nelson school district. Mins to QEW & GO. Condo fee: 450/month.

658 THORNWOOD Avenue. Price: 769,900

Welcome home! This professionally renovated 3+1 bedroom, 2 bathrooms detached bungalow with large backyard in the Dynes neighbourhood has been finished from top to bottom and is in show home condition. New custom kitchen and bathrooms,4th bedroom and office added in the basement, crown molding and pot lights throughout the home. Updates also include: Windows 2016, Driveway 2016. Other updates include shingles, furnace and A/C. When this home sells, make sure it has your name on it!

663 WOODVIEW Road. Price: 737,700

There’s No Place Like Home. Rare opportunity to live in this established family friendly neighbourhood. This move in ready renovated home is located in the heart of Burlington and walking distance to schools, restaurants, shopping and more!! 2+1 bedrooms & 2 bathrooms. Traditional function and cozy location, this home has a bright airy open concept that will suite your busy family life. The beautiful outdoor space will give you an opportunity to have a wonderful space to entertain guests or just have a quiet moment at home enjoying the gorgeous outdoors. Cool, calm and sophisticated with a youthful edge, this functional home is enveloped in light and comfort. Crisp white walls, timber floors and high ceilings create a style so timeless. Less than a 5min drive to the Appleby and Burlington Main GO Train Stations as well as close to the QEW taking you to Toronto and Buffalo.

540 FORESTWOOD Crescent. Price: 449,000





NEW MORTGAGE RULES are coming out as of October 17th. Take a look at the significance of how this will impact the market!

Anticipated changes have been announced and released by the Ministry of Finance office, confirming that borrowers who take out insured mortgages that are fixed-rate loans of five years or longer will be subject to a more stringent “stress test”.

Currently borrowers who take a five year insured mortgage (less than 20 percent down payment) qualify for their mortgage based on the actual rate they receive. Now under the new rule the mortgage amount that a borrower qualifies for will be based on the Bank of Canada’s posted 5 year rate which is currently 4.64%. Your actual payment of course will still be based on the rate you actually receive from the lender.  This would result in most Canadians qualifying for a far less mortgage amount then they had anticipated.

As Mr. Morneau states “This would create a “buffer” to ensure that Canadians will continue to be able to easily service the mortgage payments in the event interest rates rise.” The impact is that buyers simply might not qualify for the mortgage and house you want after October 17th, 2016 due to using the higher interest rate to qualify.

One undeniable outcome is that less numbers of buyers will be able to afford to buy a home!

September Market Update

September Market Update

Our neighbourhood had 37 sold listings in September, and we still have 15 active listings with good selction of real estate to choose from. If you are looking to upsize and searching for that detached home with amazing lot, or maybe a spacious townhouse with all family conveninces, or a condo apartment lifestyle is what you need now, we have them all here in Pinedale/ Sherwood Forest Community! For a detailed information and a tour of these beautiful real estate options just give me a call and I will look after the rest for you. Come discover the most affordable area in South East Burlington! 

RRSP Quick Fact- Retire Happy!

RRSP Quick Fact- Retire Happy!

Deductible RRSP contributions for the current year can be made at any time during the year or within the first 60 days of the following year. HOWEVER, to take full advantage of the tax-deferred compounding of income in your RRSP, your contribution for a particular year should be made as early as possible in the calendar year.

Let's take year 2017, if you make your contribution for that year in early January 2017 instead of at the end of February of the following year ( 2018 ), you will benefit from more than an extra year's compounding of income for each contribution which could make a significant difference in the value of your RRSP when you retire.

Assume that you contribute $10,000 to your RRSP annually and that you will earn a 6% return on these funds. If you contribute the $10,000 at the start of each year ( January ), your RRSP will be worth about $390,000 at the end of the 20th year. However, if you wait until the end of each year to contribute ( January/February of the fallowing year ), you will only have about $368,000 in your RRSP at the end of the 20th year.

By contributing at the start of the year for that perticular year, your RRSP will be larger by $22,000. For more information click on the link below:


 Helping you plan ahead is part of my everyday business.



Thinking of buying or selling? Call me, your neighbourhood expert for all your Real Estate needs!

First week of September available new listings in our neighbourhood:

5254 CINDY Lane: 599,900

3 BEDS, 1.1 BATHS, perfect for growing families, close to amenities. parks and schools. The 4 level side split offers multiple levels of living space including 2 family rooms on the lower levels. The main level features a bright kitchen with plenty of cabinet storage and large windows looking out onto the beautiful backyard with in-ground pool. The living room dining room combination is perfect for entertaining with easy access to the backyard from the patio doors. Summertime barbecue parties are a must for this home! Upstairs boasts 3 bedrooms, a four piece bathroom and hardwood flooring. Heading down to the ground and lower level, you will not be disappointed on space. Convenient location close to schools, walking distance to great parks and quick access to Appleby GO and highways.

676 Summers Common: 508,900

2 BEDS, 1.1 BATHS, 3 STOREY TOWNHOUSE.Branthaven built. Neutral decor throughout. Beautiful open concept layout with nine " ceilngs on the ground and second level. Upgraded bannisters and crown moulding. Large eat-in kitchen with dark cabinetry, neutral ceramics, bay window, pantry, backsplash. Living and dining rooms open to kitchen. Walk out to balcony from the living room. Third level features two spacious bedrooms, four piece bathroom and laundry. Sunny fully finished walkout basement, private fully fenced backyard. Inside entry to the garage. Roughed in central vacuum.

5430 SHELDON PARK Drive: 849,000

4 BEDS, 2.1 BATHS, 2 STOREY DETACHED HOME. Living is easy in this impressive 4 bedroom home set in a family friendly neighbourhood! Floor plan encompasses spacious and well appointed rooms. Superbly finished kitchen and bathrooms. Separate dining room and living room. Main floor family room with fireplace. Fully finished lower level. Delightful fenced-in rear yard. Fabulous timber deck. Walk to Sherwood Forest Park and walking paths. 

596 MULLIN Way: 650,000

3 BEDS, 1 BATH, Lovely 3-level back split detached home in quiet sought after family friendly South-east Burlington neighbourhood, sitting on a 110ft x 60ft lot. 3 great size bedrms + a charming 3 season room leading off master bedrm to private backyard. Many upgrades include but not limited to, Brand new roof (Aug 2016. Done by D'Angelo & Sons. Covered by both a manufacturer and workmanship warranty. Manufacturer warranties are fully transferrable to subsequent homeowners.) soffits, fascia, eaves trough and downspouts, trims basebaords, floors. Plumbing, Electrical, sump pump battery, backflow valve (2015), Sewer lines (2011), Window & Furnace approx. 10 yrs new. Lower level rough in bathrm and large open space awaiting your finishing ideas. 34ft x 12.6ft garage w/ hydro fit vehicle comfortably, makes for a great workshop and/or lots of extra storage space. Steps away from Sherwood Forest Park & cross-city bike path, just a short walk to Appleby GO Station. Close to excellent schools, shopping, parks and more.

5030 Mercer Common: 534,900

3 BEDS, 1 BATH, 2 STOREY TOWNHOUSE. 1600 s.f. Branthaven built. Painted in cool neutral tones thru/out. California shutters. Foyer features neutral ceramics & inside entry to garage. Open concept main floor w/ 9 ft ceilings & espresso hardwood. Great rm offers gas FP. The eat-in kitchen has espresso cabinets, custom glass backsplash, large pantry for extra storage, SS appliances & gas stove. W/out to deck from breakfast area. 2nd flr loft can be used for home office/reading nook. Spacious master bdrm w/ large w/in closet & 4 pc ensuite. Two other good sized bdrms w/ dbl closets & add'l 4 pc bath. Upgraded linen closet. Light filled bsmt ready for finishing. W/out to private patio backing onto wooded ravine. Roughed in central vacuum. Inside entry to garage.

578 HOLLY HILL Crescent: 649,900

3 BEDS, 2 BATHS DETACHED. Very well maintained and updated home in South East Burlington. Updates include roof shingles '14. Furnace (electronic air filter 'as is') and A/C '07. Pool sand filter '16. Electrical ESA June '16. Exposed hardwood floors. 17' X 33' Inground pool (pool liner 'as is'). The backyard is an oasis, with deck, patio and gardens. Newer windows and doors. Phontom screen on front door. This house backs onto Sheridan Park and is a quick walk to schools, Shopping, GO and amenities. Easy access to QEW,and public transit





The housing market continues to show steady growth with is no sign of slowing down in sight for the rest of the year.

Sales are 13.2 per cent higher than the 10-year average, while listings are 7.5 per cent lower than the average, indicating a continued undersupply of available properties to meet demand.

During July & August months we had 23 sales in our neighborhood; 9 detached homes, 12 townhouses and 2 apartments. 5 out of these buyers came from out of town, to make our community their Home!

List price by SqFt ratio was 450.00 in July, and rose to 540.00 in August.
Sale price to original price ratio was 100.4% in July, and 101.5% in August.

General outlook on the market:

- Niagara region has seen the strongest growth on MLS

- CMHC ( Canadian Mortgage & Housing Cooperation ) is forecasting a slowing of new builds in 2017.

- Even though we saw a horrible drop in employment in July, CMHC sees productivity growing year over year, leading to higher incomes which leads to higher GDP and higher levels of employment.

- US consumer growth is continuing to drive the Canadian marketplace...with Auto's and Timber leading the charge here

- The main drivers of what we are seeing in the real estate market are - 1) Migration Flows are increasing for Ontario- Migration is defined by between the provinces ie. lots of people are moving to Ontario from the other provinces 2) Immigration Flows are increasing for Ontario- Immigrants are choosing Ontario (mostly Toronto) compared to the rest of Canada. 3) The migration from Toronto down the GO Rail is having a massive impact on our selling area and will continue!

- Interest rates will remain low in 2016, and 2017...supporting the real estate sector, but look for further change in mortgage policy from the government.

For an accurate, real time equity check on your home contact me today: 905.988.8437



The municipalities of Halton Region are offering a new Older Adults Property Tax Deferral Program to help eligible low-income older adults in Holton stay in their homes & communities. The program aims to help participants defer the full value of their annual property taxes, interest free, to help them manage the rising cost of home ownership and to help them focus their resources on staying independent. This program aims to improve the overall quality of life for its participants by giving them more financial freedom to live healthy active lifestyle.

Applications are now being accepted. The municipality will provide the deferral to applicants who meet the eligible criteria through an interest free loan between the municipality and the participant. The Region will update the income threshold for eligibility on an annual basis and cover cost of keeping the deferral interest free.

To learn more, visit: www.halton.ca/taxdeferral or call 905.825.6000. The application can also be picked up at the Halton Regional Centre 1151 Bronte Rd. or mailed to residence free of charge.

Burlington, truly a great place to call HOME!




Thinking of buying or selling?

Call me, your neighbourhood expert for all your Real Estate needs!

Week of August 22 we had 5 new listings in our neighbourhood:

5665 FLORA Drive

3 Bedrooms, 2.5 baths. Fabulous freehold end unit townhouse attached at the garage. Main floors features open concept living space, high grade wide plank laminate flooring, freshly painted throughout, cozy living room with gas fireplace, updated kitchen with new white Quartz counters that are carried through all bathrooms, office/den and 2-piece bath. Second floor features high grade wide plank dark laminate flooring in all 3 bedrooms: beautiful large master with walk-in closet and updated ensuite with soaker tub and separate shower. 2 additional bedrooms with updated 4-piece bathroom. Fully fenced backyard with an above ground pool, extensive decking, artificial turf and putting green, gas BBQ and custom landscaping making this a fantastic space for entertaining. Asking 559,000

580 FORESTWOOD Crescent

3 Bedrooms, 1.1 baths. A Nicely updated Condominium Townhome in Burlington's Pinedale Community at 580 Forestwood Cr in the Northumbria Grange Complex. Immaculately kept. The bright main level features updated flooring throughout, with an updated two-piece bathroom, living room with a gas fireplace, dining room, and spacious kitchen with stainless steel appliances and an oversized sliding door leading out to a large new deck. The upper level has 3 sizeable bedrooms with newly installed entry and closet doors, an updated 4-piece bathroom, as well as updated flooring throughout the level. Additional updates include the furnace/air conditioning units. Asking 389,900

5070 FAIRVIEW Street #602

2 Bedrooms, 2 baths. Beautiful Penthouse Suite in prestigious building "The Terraces", steps from Appleby GO station. Offering upscale modern condo living, this spacious unit is perfect for commuting professionals. 2 Bedrooms, 2 Baths, Kitchen with Stainless Steel Appliances & Breakfast Bar; Large Great Room with walkout to good sized Balcony with scenic views. Includes two parking spaces, storage locker, and in suite laundry. Quiet building with security. Lots of visitor parking. Asking 409,900

5645 STELLA Lane

3 Bedrooms, 3.1 baths. As you walk into the beautiful 3 bedroom, 4 bathroom 1637 sq ft corner townhome you are greeted with hardwood flooring, lots of natural light, gas fireplace, inside entry to the garage, main floor laundry, separate dining room and a spacious kitchen overlooking the back yard. The upper level has 3 large bedrooms all with walk-in closets. The master has a large en suite and hardwood flooring. The basement has a large rec room and a 3pc bathroom and very large storage spaces. New shingles in 2016 and New Furnace in 2016. Asking 559,900

641 FOTHERGILL Boulevard

3 Bedrooms, 2.1 baths. Detached 2 story home with partially finished basement. Close to all conveniences. Upgrades between 2010 - 2012 include custom white kitchen, all windows & frames, patio door, 3 bathrooms, front hall and kitchen tile, carpets throughout, roof shingles, central air conditioning, furnace dehumidifier, gas hook up for stove & dryer, alarm system (ADT). Includes all appliances: fridge ('11), stove ('11), dishwasher('11), microwave('11), washer & dryer ('13). Roughed in central vacuum, front hall closet doors ('16), kitchen pot lights('16), bamboo floors in living & dining room. Asking 579,900



Halton police announced recently, based on how many traffic complaints were received and the number of injuries & property damage collision reported, that Milcroft area ( bounded by Dundas St, Upper Middle Rd, Appleby Line and Walker's line ) is the worst subdivision for traffic collisions in Burlington.

In the past 12 months, this area received 109 incidents including 3 injury collisions, 44 damage-only collisions, 39 traffic complains and 23 road watch complains.

Halton police is planning to enhance patrol in this area, and adapt zero tolarance. Police will be looking for distracted, impaired and aggressive drivers, as well those who are not wearing their seatbelt. Police is calling on the residents to help by driving safely. " your children or your neighbours' children will be safer because of your decision!". Let's do our part.



The gap in affordable housing continues to grow in the Halton region. The trend is showing the household income is growing
1.5 - 2 % a year, where housing prices is increasing by 8 % a year. Halton is going to be stretched going forward when it comes to what people can afford.
Single & semidetached house sales continue to have a significant impact on the average house prices in Halton. When broken down the average resale price for 2015 in Burlington was 614,554, in Oakville was 794,540, and 535,077 in Halton Hills, 531,540 in Milton.
Not surprising that we are finding the rental housing is an important source of affordable housing for many Holtan’s residents. However, Halton has the lowest vacancy rate in the greater GTA area.
The 2011 National Household Survey indicates that there are 30,340 renter households in Halton (17 % of all household).
The State of Housing Report is monitoring how well the region is implementing its vision for managed and sustained growth as set out in Halton Region’s official plan and the provincial growth plan.
Burlington has been voted #1 mid-size city for 3 years in a row. It is a very hot market & very much in demand, hence many buyers’ want a piece of the cake.
One thing for sure, it’s a great place to call HOME!



Thinking of buying or selling?

Call me, your neighbourhood expert for all your Real Estate needs!

Week of August 15, 2016, we had 4 new listings in our neighbourhood:

5056 Mercer Common: 1600 s.f. Branthaven built executive townhome. Painted in warm neutral tones throughout. Foyer features neutral ceramics & inside entry to the garage. Open concept main floor with 9 ft ceilings. Great room offers a gas fireplace, soaring 17 ft ceilings, & hardwood floors. The eat-in kitchen features maple style cabinetry, large pantry for extra storage, neutral ceramics. Walkout to the deck from the breakfast area. Second floor loft open to below is perfect for home office. Good sized master bedroom with ensuite bath, walk in closet & neutral broadloom. Second bedroom is spacious with neutral broadloom. Light filled fully finished walk out basement, private patio, backs onto wooded ravine. 2 Bedrooms, 2.1 baths. Asking 534,900.

5410 Sheldon Park Drive: beautiful home in a great neighbourhood and on a quiet street. This home offers 3 great bedrooms and 2.5 bathrooms. There is plenty of entertainment space with a professionally landscaped back yard with a salt water in ground pool that has the resort like feel. A fantastic location that won’t last. Hard wood and ceramic throughout the main level. Upgraded stair-case, new master and ensuite with a SPA design. The back yard is a private retreat with a pool that has the resort like feel with top of the line rooftop solar heating. Fully finished basement including family room and extra space for a home office. Loads of storage space. 4 Bedrooms, 2.1 Baths. Asking 1,549.000.

5555 Prince William Drive # 28: Fabulous and meticulously maintained, townhome in desireable SE Burlington! Nicely updated and well maintained, the home is sunny and welcoming. The bright kitchen has newer appliances, including bottom mount freezer. The home has has lovely warm hardwood flooring on 2 levels and plush broadloom on the bedroom level and upgraded lighting throughout. Both bathrooms have been updated, the upper one with ensuite access and granite countertop. The gorgeous triple garden doors with built in blinds, lead from the dining room to the spacious cedar deck and and gardens in the fenced yard. The beautifully finished lower level features tons of storage space, including a cold cellar. Super low fees, newer roof and some updated windows. 3 Bedrooms, 1.1 bath. Condo fee 103,00. Asking 489,900.

5021 Pinedale Avenue # 6: Tucked away in the quiet enclave of Appleby Gardens, this 3 bedroom, 1.5 bath townhouse with fully fenced yard is a renovators dream. A great investment in a highly sought after neighbourhood. Unit is attached at garage on one side making it feel like a semi-detached home. In need of TLC but has loads of potential. Perfect opportunity for renovators to customize their home, investors looking for their next flip or a chance for first time buyers to enter the housing market. Walking distance to Appleby Go, Appleby Mall, schools, parks and the lake. Condo fee 321,51. Asking 329,900!




Sales Update: January 1st - June 30th 2016

we had 95 sales in our neighborhood: Including 55 detached homes, 24 townhouses and 16 apartments condo.

Housing market continues to rise; coupled with low inventory our sellers are benefiting from amazing prices and reaping great reward. If you are thinking of making a move, don’t delay your ambition for another year. Call me today to provide you with a detailed sold agenda, making sure to answer all your questions.


41 out of the 95 sold listings in our neighbourhood this year were sold through out of the area buyer agent! That is 41% of the total sale! It is interesting to note that 35 out of the 55 detached were sold by out of agent buyer. That is equal to 63% of total detached sales. Also, 4 out of 24 townhouses were sold through out of agent buyer. That is equal to 16 % of total sale. As well, 2 out of the 16 condo apartment sales were through outside agent. That is equal to 12.5 % of total sale.

these stats shows that out of the area buyers are gravitating more towards detached homes and most likely they are not first time home buyers. Ask me about my successful marketing plan to target out of the area buyers. Call me today!




Two sellers in our neighborhood received $ 1000,000.00 sold price tag or more for their detached homes!

One of those 2 detached sold was on LYNBROOK RD: This stunning 4 bedroom family home. Extensive renovations throughout include an open concept, gourmet kitchen and Great Room with hardwood, coffered ceilings, and stone fireplace. Custom glass patio doors open to the beautifully landscaped, private backyard, featuring heated in-ground pool, high end hot tub and multiple areas for seating. Separate living and dining room provide even more living space on the main floor. Master bedroom retreat offers walk-in closet and brand new spa-like ensuite with heated floors. Fully finished lower level is perfect for entertaining and includes home office, recreation room, exercise room, pool room, updated 3 piece bathroom, and workshop. Other features include main floor laundry, new 2 piece powder room, central vac and spacious 2 car garage.

The other highest sold was on DEERHURST DR: Extensively upgraded quality executive home backing into Sheldon Creek. Welcoming Foyer with French doors leading into the living /dining room, gourmet kitchen, 5 skylights with remote shades and vaulted ceiling, custom cherry wood cabinetry, soapstone counters & 3 sink stations, S.S. appliances including 2 refrigerators and 6 burner gas stove, 2 ovens, 2 wine coolers, 2 dishwashers. Master bedroom with maple hardwood flooring& spa room, sir jet spa tub, glass shower with steam feature, heated floor & more.


That was sold on PINEDALE AVE: $ 385,000
Spacious Simcoe model offers 1222 sq. ft. of living space. Fabulous morning sun SE location within walking distance to all amenities. New carpets in this 2 bedroom + sunroom condo. Freshly painted master bedroom and ensuite. Bright Living/dining area includes laminate wood flooring and crown molding. Nice and bright, pot lighting has been installed in kitchen. Both bathrooms in this sought after condo offer updated cabinetry and energy efficient comfort height toilets. Lush green space can be viewed from the protected and private, tiled floor balcony of this 5th floor condominium unit. In-suite laundry facilities



This belongs to a 2 story house on EVELYN LANE: $ 605,500
fully Upgraded & Very well Maintained 3+1 bedroom Townhouse  Enginered hardwood on main level, luxurious new broadloom on second floor. All stainless steel appliance,walkout to beautiful backyard fully finished basement with bathroom can be used as inlaw suit or has potential rental income.


Home Renovation Tips

Home Renovation Tips

Information PDF Here

Find out what gets you the best return on investment when it comes to home renovation. Great tips on how to use your money wisely and renovate with purpose!

HomeShare Program for Seniors in Burlington

HomeShare Program for Seniors in Burlington


A great new program that will attempt to match older adults in Burlington who may be having trouble maintaining their housing, physically & financially, with appropriate renters who can help with basic upkeep and maintenance. The staggering number of seniors waiting on housing in Burlington is the catalyst for this amazing new program.

Halton Housing will screen the applicants& fallow up to provide monitoring services. It would be a living arrangement between 2 people who have separate living quarters. The tenant would be someone who can do some work around the house at a reduced rent, like lawn maintenance, shopping, taking care of a pet and so on.

Also, seniors feel safer knowing that someone is living at the house.This program is starting in Burlingtonn but expected to be offered across the region. More information is available in a meeting held JUNE 21 6:3-7:30 PM at the Burlington Lions Club 471 Pearl St. Or call 1.855.395.8807 # 3.

This program is starting in Burlington but expected to be offered across the region. More information is available in a meeting held JUNE 21 6:3-7:30 PM at the Burlington Lions Club 471 Pearl St.

Another reason why Burlington is still 3 years in a row the number 1 mid size city to live in! A great place to call HOME!

The Story Of Burlington

The Story Of Burlington

It was not until 1873, after incorporation as a village, the name changed from Wellington Square to Burlington. The first Burlington election was held in the Temperance Hall on Elizabeth Street. New Year day was the Election Day for many years.
In 1900, when 390 villagers voted, what was the total cost of holding the election?... $20.13!

Habitat for Humanity Halton

Habitat for Humanity Halton

As a resident and community ambassador of Burlington, I have a strong affinity for the community in which I work and live. As well, working with homes & supporting healthy living has been a strong desire and a fulfilling commitment for over 20 years. I am always looking for ways to engage with the community. Supporting Habitat for Humanity Halton-Mississauga comes naturally. I strongly believe in its mission and honoured to take part.

HFHHM mission is to eradicate poverty housing buy building affordable housing and promote homeownership as a means of empowering families and breaking the cycle of poverty. Through my RaiseAthon and with your help, I will be raising funds for local homes being built right here in Burlington. Habitat for Humanity Halton Mississauga currently have several building projects underway including 13 town homes in Burlington, 1 home in Mississauga, 1 home in Acton as well as construction will soon begin on 20 more town homes in Burlington and 5 in Georgetown.

I am excited to be a part of this great initiative! 100% of the funds we raise will go directly towards the build!

please donate today!




Buying an investment property can be an exciting way to generate additional monthly income & increase your assets. But, there are a number of things to keep in mind to ensure it’s a successful venture.

Here are some tips to ensure a positive results:


This includes a credit check, a call not to their previous landlord only (who might be willing to lie in order to get rid of the tenant), but at least 2 references


Renting out a unit to tenants can have an effect on your home insurance. Connect with your broker from the outset will help ensure you are adequately protected in case any issues arise


The Residence & Tenancy Act has set aside a number of responsibilities that landlords should be aware of. You need to familiarize your self with them in order to keep the law on your side


Have a list of trade people the ready, and provide emergency contact information to tenants so they can always reach the right person promptly 

Keeping you informed. Keeping me in mind!