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I didn’t realize how much lighting placement matters until I saw this – such a simple shift, but it completely changes how a space feels. 2026 design trends

Recommending all of my clients to install of these.

A list of serious veggie sandwiches I intend to devour pronto.

Something to send in the group chat.

This, and last week’s tiramisu from Giulietta, makes me want to book a trip back to Lake Como stat. 

Something useful and practical.

Filing under highly relatable content.

Moody vibes have been something I have been obsessed with this year – this some inspiration for you if you are not yet on board.

Pre-Con In Today’s Market: A Necessary Reset

Today, most pre-construction units are appraising materially below their original purchase price, and in most cases, rental income alone doesn’t hold a candle in bridging that gap. This has created incredible pressure for buyers – especially those who were relying on market momentum rather than fundamentals. I have personally seen appraisal values differences in the hundreds of thousands, sometimes more.

What this moment reinforces is something important – real estate is cyclical, even in a market as resilient as Toronto. The pressure that was built over the years propping up this investor-driven demand did eventually come to a point where it could no longer sustain itself. The PreCon market has indeed halted to an abrupt stop.

If you’re approaching a pre-construction closing and feeling uncertain, communication is key. Start early. Speak with your lender, your agent, and most importantly, the builder or developer. Understanding your options ahead of time – whether that’s financing strategies, assignment possibilities, or negotiated solutions – can make a significant difference in how smoothly you navigate the process.

The reality is, challenges don’t mean the deal is lost. But they do require a more proactive, informed approach. And in a market like this, having the right guidance matters more than ever.

Things Top Listing Agents Do Differently

  1. They lead with strategy – not just a price
    Anyone can suggest a list price. A strong agent walks you through why, backed by data, timing, and buyer behaviour in your specific market. Simply put, in today’s market, there is no more important metric than price.
  2. They know how to position, not just list
    It’s not about putting your home online – it’s about telling the right story, highlighting the right features, and making it stand out to the right buyer. Emotion and storytelling plays a critical part in the process.
  3. They invest in presentation
    From staging to photography to marketing materials, top agents understand that first impressions aren’t optional – they’re literally everything.
  4. They communicate clearly and consistently
    You’re never left wondering what’s happening. You get thoughtful updates, honest feedback, and guidance you can actually use. Even if its not what you want to hear, honesty is the best policy.
  5. They negotiate with intention
    Strong negotiation isn’t just about price – it’s about terms, timing, and knowing how to create leverage in your favour. This is where tens or thousands can be saved.
  6. They make the process feel seamless
    Behind every smooth sale is a lot of coordination. The best agents handle the details so you can focus on the bigger picture.

Toronto’s Vacancy Tax

In an effort to curb the parking of foriegn money in properties that lay vacant in Toronto’s real estate market, the City of Toronto has finally decided to follow suite from other major cities like Paris and Vancouver, and introduce a vacancy tax. 

The rate is expected to start at 1% of the vacant homes’ assessed value. However Q2 this year will bring shed some more light on the details surrounding the tax. 

Critics agree vacancy may lend itself to Toronto’s inventory shortage, however are urging the city to consider exemptions such as principal residences, snowbirds, difficulties in securing a lease due to market conditions and properties potentially going through special circumstances such as court proceedings or lengthy renovations. 

First Time Home Buyers: Some Good Solid Advice

In any major life decision, doing your homework will always prove more fruitful results, this is no different for buying, selling or investing in real estate. For first time homebuyers familiarizing themselves with the rebates and tax savings available federally and provincially is always a great place to start. The first 3 of my newsletters dive deep into these for a better understanding. After that, I would suggest your next most important step is speaking with a mortgage specialist. I often have clients asking about their down payment options, what their budget should be and how a mortgage is structured. These are all great questions and their answers can be very specific to your situation, your income and your options. 

A mortgage specialist will help guide you through the best options available to you, no matter what your profile presents; whether you are a full time employee, self employed, a permanent resident, a student, or a retiree. They can advise best on the amount you should put down as a down payment, how much if at all to leverage from previous properties, and what creative programs or options you may have at your disposal (i.e. graduate or professional accreditations). 

Gifting for example is oftentimes an option for first time home buyers whose parents or grandparents have allocated money for them to use for their purchase. However, every financial institution has specific rules around gifting (i.e gifted funds must be in said account 90 days ahead of use, and funds must be transferred over in one transaction). It truly would be a shame to not be able to utilize those funds in your mortgage transaction simply because they didn’t meet the requirements laid out. So understanding the nuances around these requirements ahead of time is always a smart idea. 

If you have any questions or are interested in having a chat with a mortgage specialist reach out and I can connect you with one.