Tag Archives: selling

Home Sales Collapse: Why Toronto and Vancouver Hit Historic Lows—and What 2026 Really Looks Like

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I listened to today’s episode of Ron Butler’s Angry Mortgage Podcast, and the numbers he shared were not just bad—they were historic.

By the end of 2025, Canada’s two largest housing markets collapsed in terms of sales activity:

  • Vancouver recorded its lowest home sales in 20 years
  • Toronto (GTA) fell to a 25-year low

These aren’t just market fluctuations. They’re signals of a structural shift that many people—buyers, sellers, and real estate professionals alike—are still struggling to accept.

So, what went wrong?

According to Butler, the biggest reason is simple but uncomfortable:
entire categories of buyers have vanished.

During the peak years (especially around 2021), as much as 40–45% of purchases in the GTA were investor-driven—landlords, flippers, speculators, short-term rental buyers. That group is now gone. Completely.

Buying a condo to rent?
Buying a house as an “investment”?
Those strategies no longer make financial sense in today’s environment.

And once that investor demand disappeared, the market lost nearly half of its fuel.

Prices fell—but that didn’t bring confidence back

Home prices in the GTA are now down roughly 25% from the March 2022 peak. But instead of encouraging activity, this decline has created paralysis.

Many potential sellers are stuck:

  • Selling now wouldn’t give them enough equity for their next purchase
  • After commissions and costs, moving simply doesn’t add up
  • Others fear selling today only to realize prices fall further tomorrow

As Butler puts it, why buy now if you believe you can buy the same house for $50K, $100K—or even $200K less next year?

Who’s left in the market?

At this point, Butler argues there’s really only one group left that might sustain activity:
first-time home buyers.

They don’t need to sell a home first.
They aren’t worried about losing equity.
They’re looking for stability, schools, permanence—a place to call home.

But even they are hesitant.

Job uncertainty, economic unease, global instability, and constant “wait-and-see” messaging have made this a sentiment-driven freeze. Housing isn’t just numbers—it’s emotion. And right now, the emotion is caution.

Will foreign buyers save the market?

Short answer: no.

Even if restrictions ease, Butler notes that any reopening would likely apply only to new construction, not resale homes. That does little for today’s stalled market and won’t reverse the broader trend.

What about 2026?

Ron Butler is blunt:

  • Prices are still coming down
  • Don’t believe anyone who says the bottom is already here
  • If someone tells you “buy now or miss out,” his advice is simple: just say no

Eventually, affordability will improve enough that buyers step back in. But that doesn’t mean a quick rebound or a return to pandemic-era highs.

The bigger takeaway

This isn’t a crash fueled by panic.
It’s a slowdown driven by reality.

The era of speculative excess is over—at least for now. What remains is a slow, difficult recalibration where housing slowly reconnects with wages, stability, and actual human needs.

For buyers, patience matters.
For sellers, expectations matter.
And for anyone promising a sudden turnaround—it’s worth listening carefully to voices like Ron Butler before believing the hype.

What 2026 Might Look Like for GTA Real Estate: Less Noise, More Reality

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For the past few years, talking about real estate in Ontario—especially in the Greater Toronto Area—has felt like walking through a hall of mirrors. Prices up, prices down. Rates rising, rates cutting. Realtors shouting optimism, buyers frozen in fear, sellers clinging to yesterday’s peak.

As we step into 2026, one thing feels different:
the noise is slowly fading, and reality is returning.

This is not a prediction of a boom.
It is not a warning of a crash.
It is something rarer—and healthier.

A Market That Is Finally Catching Its Breath

After years of extreme swings, the GTA market appears to be moving toward normalization.

  • Prices have already corrected from their 2021–2022 peaks
  • Speculative frenzy has largely disappeared
  • Buyers are no longer rushing blindly
  • Sellers are being forced to price realistically

This doesn’t mean homes are suddenly affordable for everyone. But it does mean the market is less emotional, less inflated, and less detached from income realities than it was a few years ago.

That alone is progress.

Interest Rates: Not Cheap, But Predictable

One of the biggest changes heading into 2026 is not ultra-low interest rates—it’s stability.

For the first time in years, buyers can plan without fearing sudden shocks. Mortgage rates may fluctuate slightly, but the era of constant surprises appears to be behind us. That predictability matters more than people realize.

Real estate markets don’t need cheap money to function.
They need certainty.

With rates no longer rising aggressively, more end-users—not speculators—are slowly re-entering the market.

Buyers Are Wiser Than Before

2026 buyers are not the buyers of 2021.

They:

  • Ask questions
  • Compare neighborhoods
  • Negotiate
  • Walk away when numbers don’t make sense

This is a quiet but powerful shift. A market led by informed buyers is healthier than one driven by fear of missing out.

First-time buyers, in particular, may find 2026 less hostile—not easy, but less punishing—especially in condo and townhouse segments where inventory remains higher.

Sellers Will Need to Accept a New Reality

The hardest adjustment in 2026 may not be for buyers—it may be for sellers.

Many homeowners are still emotionally attached to peak-era prices. But the market no longer rewards hope; it rewards pricing aligned with today’s conditions.

Homes that are:

  • Well-priced
  • Well-maintained
  • Realistically marketed

will sell.

Others will sit.

This isn’t a crisis—it’s a correction in expectations.

Investors: A Different Game Now

For investors, 2026 is not about quick appreciation. The math is tighter, margins are thinner, and holding costs matter more than ever.

This is not necessarily bad. It filters out reckless speculation and favors:

  • Long-term thinking
  • Ethical rental practices
  • Cash-flow realism

Housing should not function only as a trading asset. A calmer investment environment ultimately benefits tenants, buyers, and communities.

What 2026 Really Represents

More than anything, 2026 looks like a reset year.

Not a return to the past.
Not a dramatic collapse.
But a slow rebuilding of trust between prices, incomes, and reality.

The GTA market doesn’t need excitement.
It needs honesty.

And for the first time in a long while, honesty may be creeping back in.

A Final Thought

Real estate cycles punish excess and reward patience. The last cycle was built on urgency, leverage, and belief that prices only move one way.

2026 feels different—not because everything is fixed, but because illusions are fading.

For buyers, sellers, and observers alike, this may finally be a year to stop reacting—and start thinking.

And that, in the long run, is how healthier markets are built.

(Note: This post is based on the ideas of GTA real estate experts like Ron Butler, John Pasalis, Jon Flynn and other!)

Lessons from a Troubled Real Estate Listing: Why Trust and Due Diligence Matter

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Good afternoon, everyone.

I hope you’re staying dry on this rainy day. Today, I want to discuss a property listing that has been on my mind for quite some time—not just because of its prolonged presence on the market, but because of the broader lessons it offers about real estate pitfalls.

What bothers me most is this: In the same neighborhood, countless houses have been listed and sold promptly. If they didn’t sell within a reasonable time, the listings were withdrawn—yet these two properties remain, defying the trend. Now, they risk becoming stigmatized listings—homes that buyers avoid simply because they’ve sat unsold for too long, sparking suspicions of hidden flaws or desperate sellers.

The listing in question (pictured) is a prime example of how overpromises, misplaced trust, and a lack of due diligence can turn a straightforward sale into a cautionary tale. Let’s break down why this property has struggled to sell—and what buyers and sellers can learn from its story.

The real estate market is often seen as a realm of opportunity, but it can also be fraught with pitfalls—especially when trust is misplaced, and due diligence is neglected. A recent listing in my neighborhood serves as a cautionary tale, revealing critical lessons for buyers, sellers, and investors alike.

The Story of House #56 and #58: A Case of Failed Promises

The property in question—House #56—is currently listed by a well-known realty brokerage that boldly claims, “We’ll buy the property if it doesn’t sell!” At first glance, this seems like a strong guarantee, but the history of this property (and its neighbor, House #58) tells a different story.

Both houses belong to the same owner, who appears to be facing financial distress. House #58 was initially listed by a Muslim female realtor but remained unsold for over a year. The owner then switched to another Muslim realtor who markets himself as a “real estate don” with a promise to purchase unsold listings. Yet, even under this Celebrity Realtor’s (he loves to be called it) representation, House #58 failed to sell and was eventually pulled off the market.

Now, House #56 has been listed for over six months with no success. The prolonged market exposure has likely stigmatized the property—buyers are wary of homes with long listing histories, assuming there must be something wrong.

The Big Question: Does this Celebrity Realtor Really Buy Unsold Listings?

This Celebrity Realtor’s promise raises skepticism. If his guarantee were genuine, why hasn’t he purchased House #56 or #58? The reality is that such claims may be more marketing gimmick than solid assurance. Sellers should be cautious of bold guarantees that aren’t backed by clear contractual terms.

Key Lessons for Buyers and Sellers

1. Don’t Choose an Agent Based on Religion, Culture, or Community Ties

The owner of Houses #56 and #58 switched from one Muslim realtor to another, possibly assuming shared background would ensure better service. However, competence, market knowledge, and negotiation skills matter far more than shared ethnicity or faith. Other homes in the same neighborhood are selling—just not these two.

Lesson: Hire professionals based on track record, not personal connections.

2. Beware of Closed Networks (Realtor + Mortgage Broker + Inspector)

A dangerous trend in real estate is the “closed network”—where a realtor refers clients to their preferred mortgage broker, home inspector, or lawyer. While convenient, this can lead to conflicts of interest.

  • Inspection Failures: A Toronto buyer sued their realtor after discovering severe defects in their home—defects that the realtor’s “trusted inspector” had missed.
  • Mortgage Traps: Some buyers with strong finances were steered into expensive private mortgages by brokers within the same network, costing them thousands in extra interest.

Lesson: Always seek independent professionals. Never skip a proper inspection or rely solely on referrals from your agent.

3. Verify Everything—Don’t Blindly Trust

Many buyers, especially first-timers, assume that because their realtor is a friend or community member, they won’t be misled. Unfortunately, financial incentives can override loyalty.

  • Skipping Inspections: Buyers spending millions on a home often hesitate to spend $300 on an inspection, believing their agent’s assurances.
  • Ignoring Legal Docs: Some forego condo status certificates or land surveys, only to face costly surprises later.

Lesson: Trust, but verify. Pay for inspections, review condo documents, and get a land survey. These small costs prevent massive losses.

Final Thoughts: Protect Yourself in a Complex Market

The real estate market is cooling in many areas, and sellers must price realistically while buyers must conduct thorough due diligence. The saga of House #56 and #58 highlights:

  • Overpromises mean little without proof.
  • Networks can be traps if not scrutinized.
  • Independent verification is non-negotiable.

Whether buying or selling, approach real estate with a business mindset—not blind trust. The right professionals will welcome your diligence rather than discourage it.The Bottom Line: If a deal seems too reliant on personal connections rather than hard facts, step back and reassess. Your financial future depends on it.

Post 1: Confessions of a Rogue Real Estate Agent: Who I Am and What I Do

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When you think of a real estate agent, you probably picture someone friendly, trustworthy, and eager to help you find your dream home. Well, let me introduce myself—I’m the agent who shatters that stereotype. I’m not here to help you; I’m here to help myself. My name doesn’t matter (let’s call me “Mr. Slick”), but my mission does: to turn your home-buying dreams into my commission checks.

How I Became a Realtor

I didn’t come to this field because I had a deep passion for real estate or a wealth of knowledge about property markets. No, I came because I saw people making money—lots of it. And I wanted a piece of that pie.

Now, you might think becoming a real estate agent requires hard work, studying, and passing rigorous exams. And in some places, maybe it does. But in some places? Let’s just say there are… shortcuts.

I was tired of working manual, low-paid jobs, so I chose the easy way out. Do not ask whether I bought test questions for a good amount of money or if someone else wrote the exam for me. Let’s just say I passed, and that’s all that matters. After all, in this business, it’s not about what you know—it’s about who you can convince.

My ‘Unique’ Communication Skills

You might also think that being a real estate agent requires excellent communication skills, a deep understanding of real estate rules, and city bylaws. Well, let me stop you right there. I didn’t come to this field because I’m a great communicator or a legal expert. I came because I saw an opportunity to make money—and I don’t need to know the rules to do that.

Sure, I might not be able to explain the intricacies of zoning laws or the fine print in a purchase agreement, but that’s not my job. My job is to make deals. And if that means convincing you to pay an unreasonable price for a property, so be it. After all, I’m not the one buying it—you are.

The Art of Making Customers

To build my clientele, I’ve mastered the art of being everywhere. I attend cultural programs, organizational events, and even sports tournaments. I’ll invite you to Tim Hortons or a local restaurant, casually bump into you on your daily route, and make you feel like I’m the best real estate guy out there.

But it doesn’t stop there. I’ve strategically positioned myself as a board of director or advisor in various community organizations. Why? Because it gives me access to you. You’ll see me at every event, shaking hands, smiling, and handing out business cards. I’m not just a realtor; I’m a community staple. And if that means I have to join every organization in town, so be it.

The Support System: My Community Leaders

Realtors work in pretty much the same way, but I’m lucky because doing business in my community is incredibly easy. Why? Because my community leaders help me advertise me as a great realtor. As long as I keep them happy, they’ll keep promoting me.

Now, you might think that being a realtor comes with some level of accountability. After all, there’s a governing body that’s supposed to keep us in check. But here’s the thing: I don’t have to worry about criticism from my community for my potential unethical and unskilled practices. If someone complains about my manipulative tactics, my community leaders will blame you for not doing your research instead of blaming me.

The Nepalese Student Example & Its Inference 

Take, for example, the educational consultancies that brought so many Nepalese students to Canada by selling them illusions. Did you hear anything against those consultancies when Nepalese students suffered financial hardships due to a lack of jobs and other resources? No. But you’ve seen my community leaders always talk about helping international students here in Canada, right?

My community leaders are very powerful, and they know how to make everyone happy. Do you remember when they asked the Nepalese embassy to issue a notice warning students and their parents to come prepared? They did this because the promises made by these consultancies were, well, lies.

The exemplary personalities in my community do the same thing. They can’t risk losing their chances of being recognized as an exemplary personality and invited as chief guests to deliver keynote speeches by criticizing these social wrong doings. Everything operates this way in my community, and there’s no need to worry—unless you’re on the receiving end of these manipulations.

But here’s the kicker: when the hardships faced by international students came to light and people and students themselves complained about their struggles, the community leaders didn’t blame even a bit to the educational consultancies for selling false dreams because they all had their own businesses to protect. Instead, they blamed the students for not doing enough research and preparation before coming to Canada. And the same logic applies to you. If you complain about my potential unethical and unskilled practices, my community leaders will say, “You should have done your research before entering into a deal.”

So, don’t ask me what happens to those who complain against entrepreneurs like us. Let’s just say it’s not pretty.

A Note to the Realtors from My Community

Let me make one thing clear: I know my reach is mostly limited to my community. My communication skills, or lack thereof, and a few other quirks keep me grounded here. But that’s fine by me. Once I shake hands with someone from my community, they’re my client—no exceptions. If any other realtor dares to show them property, well, let’s just say we’ll have a little chat on your way back from the showing.

And don’t get a headache when my clients pay what you might call an “unreasonable” price for a property. They’re happy with my cash-back offers and my generous lending terms when they fall short on the down payment. Sure, the interest rates might be a tad high, but hey, I’m here to help—myself, that is.

So, to my fellow realtors: tread carefully. My clients are my territory, and I don’t take kindly to poachers.

Conclusion

At the end of the day, I’m not here to play the hero or follow some moral compass. I’m here to make money, and I’ve found a system that works—for me. If you’re not careful, you might just find yourself on the wrong side of my deals. So, do your research, ask questions, and maybe think twice before shaking my hand. After all, in this game, the only person looking out for you is you.

(A Quick Note to Readers: This post is written in a satirical and humorous tone. While it may highlight some uncomfortable truths about the real estate world (and beyond), it’s all in good fun. My next real estate related post will be on how I hook people for my deals. You won’t want to miss it!)