Self Representation means you are getting customer Service

I go to Sobey’s and select my grocery purchase.   I fill my cart; wait in the self checkout line, bag my own groceries, pay by card and leave.  Where was my discount?

Who started this SELF REPRESENTED Nonsense… I filled my own shopping cart at STAPLES. Now you do the paperwork but I want CASH BACK?

Try that at your Bank for a mortgage! You’re doing your own appraisal? How about the dentist? Your own fillings?  When you are closing a real estate transaction; tell your lawyer you will handling FAXING and Delivering documents yourself to save on courier fees.  No, I don’t want anything explained; because “We know it all! We read it online.”

The people with the highest interest in the outcome of the checkout process are the very same people that self-checkout puts in charge: me! How could it not work? It’s the perfect alignment of self-interest.  Of course you will be fair and want to pay market value.  Its the Perfect Storm

#BREAKING NEWS FLASH
The Seller pays the Buyers Agent for procuring an offer. Thats COMMON LAW. Sellers clear all charges and debts related to the sale of the property. That’s COMMON LAW.  If you are trading in real estate and think you are capable of receiving NO service from me, whatsoever, thats fine.  

BUT…

Are you biblical?  You cannot serve two masters  – Matthew 6:24

I have a contractual obligation and agency relationship with a home owner to procure offers for sale on their property.   NOT switch sides and work to get you the best deal.

It costs you [The Buyer] nothing … To Give me a try. Call me or http://Bit.Ly/GetDave

But you have NO Deposit!

You want to move…  You have already been looking at #NSFW pictures of houses in choice neighbourhoods around Toronto.

 

Stepping into brisk real estate market seems formidable. 

You have a place already,  you have overgrown or its too far from work, now.

You have equity in the place now but you just have not been able to SAVE UP the deposit of $10,000 towards your next purchase.

I can help you with that.

We can provide [lend] you the deposit that you need to make things happen. The cost is modest with an application fee and it is secured against your existing property. Expense is modest and everything is paid as an expense from the proceeds of the sale [by your lawyer].

Call today. Let’s make an appointment and start looking for real.

 

Landscape to make money Toronto West Homes

According to RE/MAX research Properties that have enhanced their curb appeal tend to sell 7 days faster and for more money. Some fresh planting or bush trimming could be the magic that you need to get your home sold.

Want to get your house sold faster and for more money?

 

http://youtu.be/mlSYYE0mLr4
Talk to your local real estate professional

My Name is David Pylyp
Call me at 905 272 3434

First Time Buyers Disappear According to TD Bank

TD Bank issued their economic forecast in March 2013.   While most are lamenting the additional strains placed on First Time Buyers, TD rightly graphs the reduction in the number of First Time Purchasers by age group.  Immediately beside this is a graph of How many will be over the age of 65 during the next few decades.   After 2030 the Mature market will continue at 25% of the entire Canadian Population?

 

What does this imply?   ZERO net growth over the cost of inflation. 

 

Thank you to Romy Alegria with TD for providing the following details;

•  We project a 3.5% annual rate of return on real estate to prevail beyond 2015 – this is the long-run rate of increase for home prices in Canada. However, this pace will be moderately lower than they have been historically (5.4%). (for more information see attachment)
• It comes as no surprise that new home construction has started 2013 on a soft note, given the fact that housing starts ran at a pace that has largely been deemed as unsustainable in 2012. Indeed, there is strong evidence that building construction grew faster than demand for new homes in 2012. With the 6-month average of housing starts at 195,000 units, new home building is still well above the 180,000 units that are needed to keep up with household formation
• The amount of overbuilding in the Canadian housing market has been a concern for the last decade. It is estimated that the Canadian housing market is oversupplied by roughly 250,000 to 300,000 units. As such, we expect starts to continue to soften in the coming years as the new home market works off some of these excesses
• The Bank of Canada held the overnight rate unchanged at 1.00%, but had a more dovish tone in its communique, suggesting lower for longer interest rates.

Long Run Rate of Return for Canadian Home Prices 1 by David Pylyp

Romy Alegria is forming a new group in Toronto for Women’s Prosperity.  Are you interested?  They even started a Facebook Group. 

Do you agree with the details in the News release?   The information in the Graphs?  Will you be downsizing or have you moved on from your parents home in the Toronto GTA.  Now its an estate sale.   Call me 

But will it be the 905 or 416?

The sales are up? The sales are down? Prices are falling? Who says? Are there more listings?

Lets look at the details;

 

There were 2,081 sales of detached homes in the Toronto GTA that encompasses the Toronto real Estate Board.   In case you missed the details, 3 times as many home buyers selected a home in the 905 rather than the 416.  This same ratio continues in all categories except condos. If there was ever a more glaring example of inequity it is the ADDITIONAL Land Transfer Tax. Previous conversations; CD HOWE reports on Land Transfer Tax Impact 

 

Lets examine the AVERAGE DOLLARS

 

I am not a statistician but average means AVERAGE. The average house sale in Toronto was up 2.7% for a sale price of $ 765,000 on 502 units.  [ Before everyone gets on a TITHER on t How can people afford a house program just check out this link…   http://www.canequity.com/ontario/toronto-mortgages.htm  Average is actually $270K ]   Sales in the 905 were TRIPLE for the same period and their prices increased 6.8%

 

So when people say: Is the market up or down?

 

We can say condo prices in Toronto are down almost 5% over last year but prices have adjusted only by One Percent. Detached homes are up 4.8%  SO really there was no change at all. The number of listings has been slow to feed the demand of Toronto Home Shoppers and we will continue to see Bidding Wars.  

 

Ready to get started?  Teaching your child to ride their bicycle inside the underground parking garage or in the hallway is not the same as being on the street in front of your own home.

 

Give me a call. I’ll help you pick the street.

 

Why does it cost more Downtown? Propinquity

What is it?

So buying a place that is at the City Center is logically more expensive.  The trend to live downtown within the City Core or at the edge of transit (suburbs) is desirable. 

Having the place on the beach  YUP   I get that.

The question I’m asking is simple…

Is Toronto a Growth City that is continuing to expand or are we into a retraction?  A wise gentleman Barry Lebow recently said; 

Here is a simple fact that escapes these writers, the journalists who live with their noses against the windows of life, looking in and being envious of that which they do not personally have – no matter how bad the economy, no matter how high the prices, no matter how outrageous the interest rates, houses will be sold! Period. The “why” escapes them and that is the yearning for a place of one’s own, the yearning to have equity, to own versus rent and one of the major factors, our immigration. What is denied most citizens of the world? Rights, human rights and one of those is the right to own land, to own a home. The burning desire to own will outweigh the logic of all economists, journalists or others who analyze real estate like it is actually a rational market. Buying real estate is not rational, it is emotional. So let the gloom and doomers have their say, the public reaction to the market is still the only true barometer of where the market is going. 

The Canadian Business Magazine has a different perspective;

How Low will Prices Go? Investors are potentially more likely to sell when prices decline, which could ultimately flood the condo market with resale listings. With 240,000 more planned condo units yet to be built in the Toronto area, many are worried about a burgeoning supply-demand imbalance. Already, investors are backing away from the Toronto condo market  http://www.canadianbusiness.com/economy/how-low-will-house-prices-go/

All those with strong disposable incomes who want that LARGE Modern Bungalow [into their retirement] cannot find [IT] in the City MUST move themselves to the suburbs and outlying communities.  In the last few years I have seen bungalow demand continue to increase and wheel chair accessibility become more common questions. People want large condo units in the city but maintenance and taxes are prohibitive, In addition to the price per square foot.

Propinquity exists because the house is beside or near something you want or need. 

What do you think?

Add your voice…

Can we go shopping?

We offer a Commission Matching Program

Overhead at the Bank Recently ” We charge 2% for Currency Exchange to convert $US Dollars to Canadian Funds.  The discount to 1.5% applies on currency conversions in excess of $100,000.   That event / service can occur in one second. 

Our Group can provide 3 levels of service for your real estate transaction in the Toronto GTA. The Plus, Premium and Prestige Packages.  I would be pleased to explain them in person.  I will;

¨  Install a “For Sale” sign on the front of your property

¨  Provide a lockbox

¨  Prepare and process all data forms

¨  Have colour feature sheets prepared to highlight the unique qualities of your property

¨  Create “BUZZ” for your property by networking with other agents as soon as the property is listed – agent open house held in the first week of listing your property

¨  Send targeted emails to agents, past clients and potential buyers to generate interest about your property

¨  Hold public neighbourhood open house to generate public interest

¨  Feature your home on the Homes West Toronto websitewww.DavidPylyp.com

¨  Feature your property on the MLS (Multiple Listing Service)www.REALTOR.ca

¨  Feature your property on the RE/MAX website (www.remax.ca)

 

Especially for your home, I will do the following:

 

¨  Post and Syndicate Blogs about your property

¨  Take Digital Pictures for Loading to Toronto Real Estate Board

¨  Shoot additional property digital pictures for Slideshow upload

¨  Shoot Virtual Tour – Process, Render and upload to Video Sites

¨  Generate the QR code for your property

¨  Circulate your advertisement to online real estate sites

¨  Provide MLS data sheet with monthly payment, closing cost and financing calculators; income to qualify

¨  Initiate email follow up of agent prospect showings

¨  Maintain weekly reporting by email of marketing activities

¨  Report on local real estate competition changes

¨  Follow your lawful instructions

¨  The most critical stage  in your real estate transaction, the offer and its accompanying negotiations, I will personally represent you at the offer table and do my utmost to obtain the best possible price and terms for you by using my 22+ years of negotiating experience to your advantage.

¨  Ensure that the deposit accompanying your offer is certified and/or deposited into our Real Estate Trust Account within two banking days and help your lawyer where needed to expedite the sale.

¨  Assist where possible to ensure the timely completion of all conditions contained in your Agreement of Purchase and Sale.

¨  Ensure your Lawyer, Banker, Appraiser, Insurance Broker have necessary documents.

¨  PDF all documents for record keeping.

 

   I will attend with you at your real estate closing.

 

All this material and samples are available to you. Call for an appointment            416 233 9000      

https://plus.google.com/u/0/109283965469179719942/about/

 

I am pleased to compare commission rates in writing, provided only that my competition  provide the same services that as I do.   My Price Match Policy will match any competitors  quote for services [ for identical or comparable services ] with any written quotation.

 

We are Global I help you here; That’s local

In an effort to explain reach;  I found this beautiful globe that permits visitors to PIN their location.

This globe is available to you also, free of charge, to install into a wordpress sidebar or a page as HTML code.  http://www.revolvermaps.com/?target=home

Large Visitor Globe

If I can assist with your move to or from Etobicoke [west Toronto] Ontario Canada, please reach out and say Hello.

If you are passing by POST your PIN! Thank you

Connect  http://www.Facebook.com/dpylyp

Connect  http://www.Twitter.com/davidpylyp

My Site  http://www.SellinginToronto.ca

Self Serve Window   http://homeswestToronto.tumblr.com/mobile

https://plus.google.com/u/0/109283965469179719942/about/

Finding your Etobicoke Realtor thru Reviews

Unaware Consumers are becoming an Endangered Species   Where do you start your search?

The Endless path of opportunity

“I want to sell my rental property in Etobicoke Ontario. We’d like to find a great agent who won’t bait and switch us with over inflated estimates on what our property is worth or unrealistic time frames to sell it; just to get the listing.”

So [insert client’s name] sets out like they do in their hunt for any other product or service, digging online. Research.

A Google search for “Etobicoke real estate agent reviews”  provided 30 pages of results:

Not all are local Agents, but aggregators, lead sellers, directories and others who market their way into the keyword search online. Some are companies that just advertise listings.

In 2003

• We found Buyers with Ads in the paper
• Our daily Tear Sheets were organised into books by district and price.
• We were gatekeepers of the LISTING content.
• Yellow Page Advertising was effective.
• When Door knocking, more people were home and willing to open the door.
• Flyers had tangible penetration rates.
• Direct Mail was effective.

We are Smarter consumers

The Web has birthed a new graphic  as the Smarter Consumer. These are people who dig deep into the data points, content, images, video, news and reviews – the things that drive decisions.  They are either effective in their analysis or paralyzed by the myriad choices.

Five or even three years ago, you might write these folks off as “obsessed”, “power users” or even “NERDS”. Today, with more and better information available, they’re darn near everybody.

Do you look things up in the Yellow pages?

No,  Now You Google it …. Etobicoke Real Estate Agent Reviews

In 2013, How Will you find your clients online?

• Your Listings are on Realtor.ca or Your VOW* provides ALL Listings
• DO NOT CALL LIST
• 88% of Canadians are on Facebook
• 45% of Twitter Fans Follow Brands
• 96% of Home Shoppers begin their search online
• 8 Billion Videos are Viewed on You Tube Daily
• YouTube is the Second largest Search Engine [only to Google]
• Post Video Tours and Topical Content to get Viewers [and clients]
• Web 3.0 Provides interactive Content and immediate contact details

Lets start by making a plan for where you want to be.

Call me at today              647 218 2414

http://www.Facebook.com/dpylyp
http://www.Twitter.com/davidpylyp
http://www.SellinginToronto.ca
https://plus.google.com/u/0/109283965469179719942/about/

*VOW  Virtual Office Website   Map Based Listings of Every Listing in Toronto

Who is this new person sharing your INHERITANCE?

Dad has been living on his own for a while and getting on in years.   He has met someone new. Whether he is divorced or a widower is academic. All the kids now have a new step Mother. [sharing their inheritance]

Claims of being a Gold Digger aside, your step Mom has spent lets say a decade looking after your Dad.  

The WILL that was drawn prior to the (RE) Marriage is rendered ineffective and must be redrafted. Your Step Mom has an interest in the Matrimonial Home.  [SHE] is entitled to an equalization of the equity in the home prior to the distribution of assets.

We know you would like to sell the Family Home as soon as practical; but there are some logistical issues that are immediately at hand.  Where will the NEW widow live?   What provisions has been made for her in the will.   While the New Step Mom, now widow, may no longer be asked for a Spousal Consent to the Sale she will however continue to have some possessory  rights.  Will there be a Dependence Relief Claim?

These are tough decisions for any Executor to make on the spur of the moment and in reality, it may be a minimum of 6 months or more before any decisions are made at all.  During this entire time, the estate is still making heat, hydro, water and insurance payments [ and possibly mortgage payments ]. 

With more than one Executor in the will have you made provision for dispute resolution between the executors?

All the more reason to call a Family Law Specialist who is wise with experience and an ASA REALTOR who is mindful of the resources that need to be introduced.

What legal minefields are you leaving behind with a home will kit? The argument will be what did [he] Dad mean by not addressing these issues.