The Last Honest Realtor

Send us a textIn this episode of The Last Honest Realtor, David Fleming breaks down the listing tactics that are actively working against sellers in today's Toronto real estate market. From irrational pricing to failed offer strategies and zero backup planning, agents and homeowners are making the same costly mistakes - over and over.This is a slow bleed, made worse by sellers refusing to adapt and agents too afraid to push back. With inventory at a record high and sales at historic lows, this episode cuts through the noise and gets to the heart of what's really going wrong.In This Episode:How one seller walked away from a $1.095M offer—for $5,000Why overpricing is the first and most fatal mistake sellers makeHow outdated offer-date strategies are failing in 90% of casesWhy most agents are complicit—or completely out of their depthThe real absorption rate collapse behind Toronto's stalled marketWhat listing agents must start doing differently (or risk irrelevance)Why cooperating agents aren't adversaries—and how ignoring them kills dealsTimestamps:00:00 – Intro: Sellers cutting off their nose to spite their face01:50 – A live case: losing a deal over $5K05:15 – TRREB stats: lowest May sales since 2020, record inventory08:40 – The overpricing problem11:55 – When agents say yes to prices that make no sense15:10 – Offer dates are dead—here's why18:35 – What a real plan A/B/C should look like21:30 – How not working with offers kills momentum24:00 – Feigned leverage and adversarial agents26:30 – The cost of ignoring market data and good adviceSubscribe, comment, and share this episode with someone who still thinks the market “feels strong.”Bosley Real EstateBosley Real Estate: Family-owned since 1928, delivering trusted real estate services across Ontario.Disclaimer: This post contains affiliate links. If you make a purchase, I may receive a commission at no extra cost to you.Support the showSubscribe and Follow:Toronto Realty Group WebsiteToronto Realty Group YouTubeToronto Realty Blog InstagramToronto Realty Blog TwitterToronto Realty Blog Facebook

Send us a textIn this episode of The Last Honest Realtor, David Fleming sits down with special guest Ben Rabidoux—economist, housing analyst, and founder of Edge Realty Analytics—to expose the harsh truths behind Toronto's condo market and the broader economic forces reshaping Canadian real estate.This isn't fear-mongering. It's a data-backed dissection of a market facing systemic risk. From blanket appraisals and stalled closings to investor denial and government intervention, this is Canada's “Big Short” moment—happening in real time.If you're a buyer, seller, developer, or policymaker: this is essential viewing.In This Episode:Why Toronto's pre-construction condo model was always destined to failHow banks are quietly pushing risky lending practices through blanket appraisalsWhat the BoC, Carney, and tariff politics really mean for housing policyWhy resale data hides the true structural issues in housing supplyHow investor pullback and stalled development set the stage for a crunch in 2028What policymakers can't (or won't) fix—and what that means for future buyersWhy no one wants to admit that sentiment—not just interest rates—is the real problemTimestamps:00:00 – Why Ben Rabidoux is this show's version of a celebrity03:00 – How tariffs and political games are shaping the macroeconomic outlook10:00 – The coming housing crunch: not “if,” but “when”18:00 – The condo crisis and Canada's very own Big Short26:00 – RBC's blanket appraisals and the risk to the banking system34:00 – Government bailouts, false optimism, and systemic denial44:00 – What happens when 76% of buyers can't close?50:00 – Predictions for 2025 and beyondIf you've been waiting for someone to explain what's actually going on—without spin, slogans, or sales tactics—this is the conversation you've been looking for.Subscribe, comment, and share this episode with someone who still thinks “real estate only goes up.”Bosley Real EstateBosley Real Estate: Family-owned since 1928, delivering trusted real estate services across Ontario.Disclaimer: This post contains affiliate links. If you make a purchase, I may receive a commission at no extra cost to you.Support the showSubscribe and Follow:Toronto Realty Group WebsiteToronto Realty Group YouTubeToronto Realty Blog InstagramToronto Realty Blog TwitterToronto Realty Blog Facebook

Send us a textIn this episode of The Last Honest Realtor, David Fleming breaks down the harsh realities behind Toronto's bloated condo market—starting with a seller who demanded nearly double her unit's market value.This isn't just one bad pricing story—it's a portrait of a market flooded with delusion. From stale investor units and overpriced micro-condos to media hysteria and agent complacency, David maps out the structural cracks no one wants to talk about.This isn't a crash. It's a slow bleed. And for serious buyers, sellers, or agents trying to navigate it—understanding the terrain is everything.In This Episode:The psychology of overpricing—and why some sellers still won't listenHow 9,000+ active listings are hiding the real problem: dummy inventoryWhy “see it to believe it” is the new seller tactic—and why it failsWhat micro-condos tell us about the investor glutHow paused development today creates a guaranteed supply crunch by 2028Why most buyers won't catch a falling knife—and what that means for recoveryThe real cost of seller denial, weak listing agents, and misread metricsTimestamps:00:00 – A seller wants 2x her condo's value—seriously05:00 – Inventory is up, but quality is way down12:00 – Buyers aren't rushing in—and they're not wrong18:00 – The pre-construction collapse and its long-term fallout24:00 – What's really in that 9,000+ condo listing count?28:00 – Why builders won't save us in 202834:00 – What smart agents, buyers, and sellers should be doing nowIf you're trying to make sense of Toronto's condo market—or if you're just tired of pretending everything's fine—this is the episode you've been waiting for.Subscribe, leave a comment, and share with someone who needs to hear the truth.Bosley Real EstateBosley Real Estate: Family-owned since 1928, delivering trusted real estate services across Ontario.Disclaimer: This post contains affiliate links. If you make a purchase, I may receive a commission at no extra cost to you.Support the showSubscribe and Follow:Toronto Realty Group WebsiteToronto Realty Group YouTubeToronto Realty Blog InstagramToronto Realty Blog TwitterToronto Realty Blog Facebook

Send us a textIn this episode of The Last Honest Realtor, David Fleming breaks down why offer nights in 2025 are no longer a guaranteed success—and what sellers need to understand about today's changed landscape.David walks us through a real West End listing and its bumpy path to a sale, exposing how outdated pricing strategies, mismatched expectations, and weak agent preparation are colliding with buyer hesitation and rising holding costs.This isn't just a market update—it's a field report from the front lines of Toronto real estate. From psychology to pricing to presentation, David outlines how to adapt, why homes are sitting, and what agents and sellers must do differently right now.In This Episode:Why offer nights are falling flat—even in prime Toronto neighbourhoodsHow buyer psychology has shifted since 2022A step-by-step look at a real listing that struggled, stalled, and eventually soldWhat "relisting" really means in today's market—and why it worksWhy agents who oversell expectations are doing their clients a disserviceWhat sellers must accept if they want to succeed in 2025Timestamps:00:00 – Offer nights aren't working—now what?05:00 – A real case study: expectations vs. reality12:00 – Buyer psychology and the rise of wait-and-see18:00 – Interest rates, media fear, and market limbo24:00 – Presentation matters more than ever27:00 – What smart sellers and agents are doing right nowIf you're a Toronto seller wondering why your home didn't sell—or a buyer watching for the next price drop—this is the episode that connects the dots.Subscribe, comment, or share your experience in the market below. Let's keep it honest.Bosley Real EstateBosley Real Estate: Family-owned since 1928, delivering trusted real estate services across Ontario.Finlay Consulting GroupFinlay Consulting: Strategy-led digital media solutions for professionals and SMBs. Disclaimer: This post contains affiliate links. If you make a purchase, I may receive a commission at no extra cost to you.Support the showSubscribe and Follow:Toronto Realty Group WebsiteToronto Realty Group YouTubeToronto Realty Blog InstagramToronto Realty Blog TwitterToronto Realty Blog Facebook

Send us a textIn this episode of The Last Honest Realtor, host David Fleming unpacks the April 2025 TRREB data and asks the question that's on every seller's mind: Why hasn't spring sprung?Despite record-high listings and multiple Bank of Canada rate cuts, buyer activity remains muted. David dives into the growing confidence gap between buyers and sellers, and what this standoff means for the summer and fall markets.What starts with market stats quickly evolves into a sharp, story-driven look at buyer psychology, seller rigidity, and the misfires that happen when agents don't set proper expectations. If you're wondering why listings are piling up and offer nights keep falling flat, this episode delivers the data — and the diagnosis.In This Episode:Why April saw record listings but near-record low salesHow fear of overpaying is replacing fear of missing outWhat today's buyers are thinking — and why many are stuck in limboWhy sellers are still pricing like it's 2022How unrealistic expectations are tanking otherwise solid listingsTimestamps:00:00 – April Stats Are In: Listings Surge, Sales Stall05:00 – Buyer Confidence Is Gone — and It's Not Coming Back Soon10:00 – Offer Nights That Go Nowhere: The New Normal14:00 – Why Sellers Refuse to Lower Prices Even When They Should19:00 – Condo Inventory, Absorption Rates, and the Myth of “Nothing Is Selling”25:00 – FOP greater than FOMO: The Psychology Driving the 2025 Market31:00 – Market Shocks Ahead: Interest Rates, Immigration Caps, and Precon Defaults37:00 – Fall Forecast: When, Why, and If Buyers Will ReturnAlso in This Episode:A cautionary tale of the $1.25M condo that relisted at $999K — same unit, different strategyWhy switching agents without changing expectations is a recipe for failureWhat savvy agents are doing right now to actually close dealsSubscribe to The Last Honest Realtor on YouTube or your preferred podcast app. Drop a comment if you're navigating this market — or trying to make sense of it.Bosley Real EstateDisclaimer: This post contains affiliate links. If you make a purchase, I may receive a commission at no extra cost to you.Support the showSubscribe and Follow:Toronto Realty Group WebsiteToronto Realty Group YouTubeToronto Realty Blog InstagramToronto Realty Blog TwitterToronto Realty Blog Facebook

Send us a textIn this episode of The Last Honest Realtor, host David Fleming tackles the aftermath of Canada's 2025 federal election—and why, despite all the promises, Toronto's housing market remains stuck in the same cycle of gridlock, speculation, and political soundbites.What begins with a sharp story about development roadblocks turns into a no-holds-barred analysis of the post-election housing landscape. David breaks down why new legislation, tax promises, and party platforms won't deliver affordability—and how politicians continue to mislead voters about what's really possible in Toronto real estate.In This Episode:Why the election outcome won't change market fundamentalsHow GST and HST rebate promises misrepresent real buyer impactsWhy political gridlock at the municipal level continues to block real solutionsHow developers, not governments, are dictating the pace of new housingWhy every party's housing plan was more about votes than viable policyTimestamps:00:00 – The Election Is Over. What Happens Now?04:00 – The False Promise of GST and HST Housing Rebates10:00 – Why Politicians Can't (and Won't) Deliver Affordable Housing18:00 – Municipal Gridlock: The Real Barrier to New Supply25:00 – Developers Press Pause, Governments Point Fingers33:00 – Soundbites vs. Reality: The Future of Toronto's Housing MarketAlso in This Episode:David shares a real-world example of political interference in housing developmentA critical look at “Build Canada Homes” and why government-built housing is a flawed ideaWhy Toronto real estate is too big to fail—and what that means for buyers and sellers moving forwardSubscribe to The Last Honest Realtor on YouTube or your preferred podcast app. Drop a comment if you're fed up with political promises that never materialize—or if you just want straight answers about what's really happening in the market.Bosley Real EstateDisclaimer: This post contains affiliate links. If you make a purchase, I may receive a commission at no extra cost to you.Support the showSubscribe and Follow:Toronto Realty Group WebsiteToronto Realty Group YouTubeToronto Realty Blog InstagramToronto Realty Blog TwitterToronto Realty Blog Facebook

Send us a textIn this episode of The Last Honest Realtor, host David Fleming confronts a reality nobody wants to admit: Instagram, YouTube, Facebook, TikTok—they're all lying to you about real estate. And it is reshaping what buyers and sellers expect in ways that no one is prepared for.What starts with a rant about food photos on Instagram turns into a sharp, critical look at how social media has distorted the housing market. David dives into the rise of curated content, AI-polished listings, and the dangerous new standard of “scrollable perfection” that buyers now demand—and how all of it is quietly setting everyone up for failure.In This Episode:Why social media is creating unrealistic expectations for buyers and sellersHow algorithms, not agents, are misleading today's real estate consumersWhy perfect staging and Instagrammable marketing are backfiringHow buyers have been conditioned to expect “12 out of 10” housesWhy engagement metrics like showings and likes no longer equal demandTimestamps:00:00 – Social Media is Lying to You About Real Estate05:00 – Why Real Estate Has Become a Sport (and an Addiction)10:00 – How Algorithms Misprice Homes and Mislead Buyers16:00 – The Rise of Scrollable Perfection and Unrealistic Standards24:00 – Sellers Are Overstaging, Overpricing, and Overestimating32:00 – Why Likes Don't Equal Offers in 202538:00 – How to Focus on Fundamentals Instead of FantasiesAlso in This Episode:David explains how filters, AI, and real estate apps are setting buyers up for disappointmentThe hidden damage caused by HouseSigma, Instagram staging, and “perfect” listingsWhy honesty, substance, and brutal realism are the only things that will get deals done in 2025Subscribe to The Last Honest Realtor on YouTube or your preferred podcast app. Drop a comment if you've ever been fooled by a too-good-to-be-true listing—or if you're just fed up with the filters.Bosley Real EstateDisclaimer: This post contains affiliate links. If you make a purchase, I may receive a commission at no extra cost to you.Support the showSubscribe and Follow:Toronto Realty Group WebsiteToronto Realty Group YouTubeToronto Realty Blog InstagramToronto Realty Blog TwitterToronto Realty Blog Facebook

Send us a textIn this episode of The Last Honest Realtor, host David Fleming asks a question that says more about the market than you'd think: Where did all the sockless realtors go? And more importantly—what does their disappearance say about Toronto real estate in 2025?What starts as a joke turns into a look back at the peak years of hype: pre-construction mania, staged social media hustle, and the agents who disappeared when the market got real. David walks through the signs we ignored, the lessons we're still learning, and what's left now that the dust has settled.In This Episode:Why the sockless realtor became a symbol of the boom yearsWhat actually happened to pre-construction—and why it mattersThe Real Estate Bitcoin & Wealth Expo, in hindsightA $15,000 personal loss that hits a little too close to todayWho's still here in 2025, and why that's probably a good thingTimestamps:00:00 – Where Have All the Sockless Realtors Gone?05:00 – The Disappearance of Social Media Real Estate Stars10:00 – Pre-Con's Collapse and the Fallout16:00 – The Real Estate Bitcoin & Wealth Expo: Yes, That Happened25:00 – David's $15,000 Lesson from Nortel30:00 – Investor-Built Cities and What They Left Behind35:00 – What Real Professionals Are Doing Now40:00 – Who's Actually Buying and Selling in 2025?Also in This Episode:David breaks down how a bank draft photo, a Rolex, and a Mercedes became the defining image of an entire eraWhy hype is so easy to believe when everyone else is making moneyA straight-up look at what it takes to succeed in a market that isn't doing anyone any favoursSubscribe to The Last Honest Realtor on YouTube or your preferred podcast app. Drop a comment if you lived through the sockless era—or if you're just glad we've moved on.Bosley Real EstateDisclaimer: This post contains affiliate links. If you make a purchase, I may receive a commission at no extra cost to you.Support the showSubscribe and Follow:Toronto Realty Group WebsiteToronto Realty Group YouTubeToronto Realty Blog InstagramToronto Realty Blog TwitterToronto Realty Blog Facebook

Send us a textIn this episode of The Last Honest Realtor podcast, host David Fleming pulls back the curtain on the strange dynamics shaping Toronto's spring real estate market in 2025. From fatigued buyers to hopeful-but-unrealistic sellers—and agents caught somewhere in between—David explores the widening gap between perception and reality in today's market.With his signature candor and grounded perspective, David cuts through the noise surrounding Trump headlines, tariff shocks, and media-driven panic to uncover the real story: stagnating showings, fantasy pricing, and a subtle—but unmistakable—shift beneath the surface.This isn't a crash, but it isn't business as usual either.In This Episode:Why fewer listings are getting offers—and what it really meansHow seller expectations are stuck in the 2022 peakThe “don't bother” attitude that's killing deals before they startWhy some agents are pretending nothing's changed—and how that hurts everyoneWhat buyers, sellers, and smart agents should actually be doing right nowTimestamps:00:00 – Introduction01:00 – The Media Noise vs. Agent Whispers05:00 – What's Really Happening with Offer Nights09:30 – The Return of Fantasy Pricing14:00 – Why Agents Saying “Don't Bother” Is a Red Flag20:00 – Showings Are Down—And That Matters25:00 – Buyer Fatigue Isn't What It Used to Be30:00 – Are We Seeing the Start of a Pattern?36:00 – David's Advice for Sellers, Buyers, and Agents AlikeDon't Miss:David's breakdown of why fantasy pricing is quietly killing the spring marketThe subtle signs that the ground is shifting beneath the surfaceA clear-eyed look at what to do when the market isn't loud—it's whisperingSubscribe to The Last Honest Realtor on YouTube or your preferred podcast platform. Like, comment, and share your take on what you're seeing in today's market.Bosley Real EstateDisclaimer: This post contains affiliate links. If you make a purchase, I may receive a commission at no extra cost to you.Support the showSubscribe and Follow:Toronto Realty Group WebsiteToronto Realty Group YouTubeToronto Realty Blog InstagramToronto Realty Blog TwitterToronto Realty Blog Facebook

Send us a textIn this episode of The Last Honest Realtor podcast, host David Fleming tackles the most talked-about topic in Canadian real estate over the past two years: the so-called mortgage renewal cliff. Was it ever a real threat, or just a media-fueled panic? With his signature candor and a heavy dose of data, David breaks down how this narrative took shape—and why it may have already unraveled.Tracing the evolution from “mortgage renewal shock” to “crisis,” then to “cliff,” and finally to the more recent “renewal wave,” David explores how language shaped perception, and how headlines didn't always align with reality. He unpacks the impact of Bank of Canada rate cuts, borrower behavior, and lender strategies to ask the big question: was this Canada's most overblown real estate panic?Backed by economic data and a sharp critique of mainstream reporting, this episode doesn't just examine what happened—it reveals why it happened, and what smart homeowners and investors should take away from it.In This Episode:The origin and evolution of the mortgage renewal cliff narrativeWhy headlines shifted from panic to pragmatism in late 2024What delinquency rates actually tell us about borrower distressThe role of rate cuts and lender flexibility in averting a crisisHow to think critically about media narratives in real estateTimestamps:00:00 – Introduction01:00 – Was the Mortgage Renewal Cliff Real?06:45 – How Rock-Bottom Rates Fueled the Fear13:00 – Media Meltdown: From Shock to Crisis to Cliff20:00 – Why the Panic Began to Fade24:00 – What the Banks and Borrowers Did Right28:00 – Mortgage Delinquencies: What the Numbers Really Say31:00 – David's Verdict: Was It Overblown?Don't Miss:David's breakdown of why the mortgage renewal crisis didn't materialize as fearedA sharp look at how banks quietly changed course in 2025A call to challenge mainstream narratives and rely on facts—not fearSubscribe to The Last Honest Realtor on YouTube or your preferred podcast platform. Be sure to like, comment, and share your thoughts on this episode!Support the showSubscribe and Follow:Toronto Realty Group WebsiteToronto Realty Group YouTubeToronto Realty Blog InstagramToronto Realty Blog TwitterToronto Realty Blog Facebook

Send us a textEveryone thinks they know what their home is worth—but do they really? Spoiler: it's not what you paid, and it's definitely not what you want to get back.In this episode of The Last Honest Realtor, host David Fleming dives into one of real estate's most misunderstood concepts: market value. With vintage hockey cards, economic theory, and a few reality checks, David unpacks why sellers keep getting it wrong in today's market—and what buyers need to understand before they make an offer.In This Episode:What Is Market Value? – And why Google's definition isn't enough.The Hockey Card Analogy – How collectibles explain the real estate market better than some agents.The $300K Problem – Sellers chasing phantom profits in a declining market.Stats vs. Stories – What the data really says about GTA home prices.The Comps Debate – When comparable sales are helpful… and when they're useless.Timestamps:00:00 – Introduction: The problem with defining market value01:00 – Vintage hockey cards, Las Vegas dealers, and $10 lessons06:50 – What market value isn't (hint: your reno costs don't count)10:15 – The peak of 2022 and the painful reality check of 202517:40 – Seven different stats, one inconvenient truth26:30 – Seller psychology: denial, delusion, and disinterest in facts32:00 – The one thing buyers and sellers must agree on35:00 – Final thoughts: Why market value is only real when a deal closesDon't Miss:The true story of a seller asking $2.3M for a $1.4M homeWhy market stats can say anything—and how to read between the linesA simple formula to estimate your home's actual value in today's marketSubscribe to The Last Honest Realtor for straight-talking, data-driven real estate truth bombs every week.Like, comment, and share: What's the most unrealistic price you've seen on a home lately? Drop it in the comments.Support the showSubscribe and Follow:Toronto Realty Group WebsiteToronto Realty Group YouTubeToronto Realty Blog InstagramToronto Realty Blog TwitterToronto Realty Blog Facebook

Send us a textEveryone has an opinion on real estate, but who should you actually listen to? Spoiler: probably not your parents, your boss, or that TikTok agent with a flashy dance routine.In this episode of The Last Honest Realtor, host David Fleming delivers a hilarious and brutally honest breakdown of the 10 worst sources of real estate advice—and why their opinions are often riddled with bias, bad logic, and outright misinformation.In This Episode:Your Parents' Bad Advice – Why their experience in the ‘80s doesn't apply today.The TikTok Agent Problem – How short-form hype kills real estate credibility.The In-Law Agenda – Why they're really pushing that suburban house.Your Boss Knows Best? – The out-of-touch advice that could cost you.BlogTO's Real Estate Take – Why their headlines are all doom and gloom.Timestamps:00:00 – Introduction: The people who love giving bad advice.04:10 – Why everyone in Toronto thinks they're a real estate expert.09:30 – Parents, in-laws, and coworkers—why their advice is full of bias.14:45 – The social media problem: Trusting influencers over experience.20:15 – Why real estate agents on TikTok aren't giving you real data.27:00 – The BlogTO effect: How bad journalism fuels market myths.34:20 – What real estate actually takes (and why most people get it wrong).40:55 – Final thoughts: The best way to filter good advice from bad.Don't Miss:The #1 group most people trust (but really shouldn't).Why taking advice from the wrong people can cost you thousands.The shocking reason even real estate agents can't be trusted blindly.Subscribe to The Last Honest Realtor for unfiltered, straight-shooting real estate insights every week.Like, comment, and share: What's the worst real estate advice you've ever received? Let's hear it in the comments!Support the showSubscribe and Follow:Toronto Realty Group WebsiteToronto Realty Group YouTubeToronto Realty Blog InstagramToronto Realty Blog TwitterToronto Realty Blog Facebook

Send us a textSome sellers think gimmicks can replace strategy. Others learn the hard way that pricing games don't fool the market—only themselves. So when a seller slaps a $1 price tag on their home, does it actually work, or is it just a desperate stunt?In this episode of The Last Honest Realtor, host David Fleming shreds the myth behind $1 listings, revealing why they rarely sell and how sellers using this tactic often end up looking foolish. With 10 years of data to back it up, David exposes why this trick fails, who actually falls for it, and why media outlets like BlogTO keep getting it wrong.In This Episode:The $1 Listing Gimmick – Why it's more of a red flag than a real strategy.The Psychology of Pricing – How real buyers actually react to bait pricing.Why No One Sees These Listings – The fundamental flaw that makes them invisible.The BlogTO Problem – How bad real estate journalism keeps fueling myths.The 1% Reality – What the data says about sellers who try this stunt.Timestamps:00:00 – Introduction: $1 listings—brilliant or embarrassing?04:10 – How pricing psychology works (and why this trick fails).09:30 – The types of sellers who resort to this stunt.14:45 – What happens when you search for homes by price? (Hint: $1 listings disappear.)20:15 – When this strategy kind of works (but not in the way you think).27:00 – BlogTO's take: Why they keep getting real estate so painfully wrong.34:20 – The data deep dive: 573 listings, 10 years, and a brutal truth.40:55 – Final thoughts: Why real buyers don't fall for gimmicks.Don't Miss:The #1 reason $1 listings fail before they even hit the market.How sellers using this strategy scream desperation without realizing it.The shocking data that proves only 1% of these homes actually sell.Subscribe to The Last Honest Realtor for unfiltered real estate insights every week.Like, comment, and share: Have you ever seen a $1 listing in Toronto? Did it actually sell? Let's discuss!Support the showSubscribe and Follow:Toronto Realty Group WebsiteToronto Realty Group YouTubeToronto Realty Blog InstagramToronto Realty Blog TwitterToronto Realty Blog Facebook

Send us a textSome sellers think their home's value can never go down. Others learn the hard way that the market doesn't care about what they want—only what buyers are willing to pay. So, when a seller turns down a great offer, convinced they'll get more later, what happens when reality hits?In this episode of The Last Honest Realtor, host David Fleming shares two gripping real estate stories that highlight the thin line between confidence and catastrophe. One seller swallows their pride and walks away with a win. The other refuses to budge—and pays the price. This is real estate psychology at its most brutal.In This Episode:Roulette with Real Estate – Why some sellers gamble with their home's value and lose.Hubris vs. Humility – The two mindsets that define who walks away with a win.The Psychology of Price Anchoring – Why sellers struggle to accept less than a past offer.Stock Market vs. Real Estate – Why people treat homes differently than stocks—and how that backfires.The $100K Mistake – A real-world example of how stubbornness cost one seller a fortune.Timestamps:00:00 – Introduction: What happens when sellers refuse to face reality?03:45 – The casino analogy: The psychology of real estate risk.08:30 – The West Toronto story: When waiting costs more than selling.15:20 – The Newmarket disaster: A masterclass in self-sabotage.22:10 – How hubris turns small losses into massive ones.28:30 – Why price history doesn't matter when selling.34:15 – Lessons from the stock market: Would you refuse to sell at $160 if you bought at $100?40:00 – Final thoughts: When to accept reality and move on.Don't Miss:Why sellers struggle to accept a lower offer—even when it's the smart move.The #1 mistake that turns a small price cut into financial disaster.How to tell if you're making decisions based on reality or emotion.Subscribe to The Last Honest Realtor for real, unfiltered real estate insights every week.Like, comment, and share: Have you ever seen a seller refuse a great offer and regret it later? Let's discuss!Support the showSubscribe and Follow:Toronto Realty Group WebsiteToronto Realty Group YouTubeToronto Realty Blog InstagramToronto Realty Blog TwitterToronto Realty Blog Facebook

Send us a textIn a Market Full of Uncertainty, Should You Buy Now or Wait?Toronto's condo market is at a crossroads. Prices are dipping, interest rates are shifting, and buyer sentiment is all over the place. But does that mean now is the perfect time to buy—or a terrible mistake?In this episode of The Last Honest Realtor, host David Fleming takes a no-nonsense look at the realities first-time condo buyers face in 2025. Forget the speculation—David breaks down the real risks, real opportunities, and real estate fundamentals that should guide your decision.In This Episode:Buy or Wait? – Why first-time buyers are hesitant and what the data actually says.Fear vs. Facts – Will condos keep falling, or is this a once-in-a-decade buying opportunity?The Condo Market Playbook – How to navigate mortgage pre-approvals, maintenance fees, and investment value.The Market Timing Myth – Why most buyers get this part completely wrong.Real Estate 101 – What every first-time buyer must know before making a move.Timestamps:00:00 – Introduction: Is buying a condo in 2025 a mistake?05:30 – Why first-time buyers are more anxious than ever.12:15 – The biggest misconceptions about condo values.18:45 – How to separate media panic from market reality.25:30 – The impact of interest rates on affordability.31:10 – The hidden costs of condo ownership.38:45 – The market cycle: Buy now or wait it out?45:20 – Final Thoughts: How to make a smart decision in 2025.Don't Miss:Why the fear of overpaying could cost you more in the long run.How location shapes your life more than just your investment returns.The biggest mistakes first-time condo buyers make—and how to avoid them.Subscribe to The Last Honest Realtor for real, unfiltered real estate insights every week.Like, comment, and share: Is buying a condo in 2025 a smart move or a trap? Let's discuss!Support the showSubscribe and Follow:Toronto Realty Group WebsiteToronto Realty Group YouTubeToronto Realty Blog InstagramToronto Realty Blog TwitterToronto Realty Blog Facebook

Send us a textIn a market shaped by speculation and media-fueled panic, understanding the real drivers of real estate is more crucial than ever. In this episode of The Last Honest Realtor, host David Fleming and guest Chris Kik cut through the noise surrounding tariffs, trade wars, and economic uncertainty to uncover what's actually influencing Toronto's housing market.Rather than chasing headlines, they take a pragmatic approach—analyzing buyer sentiment, sales trends, and market psychology to assess whether real estate is headed for a downturn or just another media-driven frenzy. With interest rates set to shift and government policies in flux, now is the time to separate fact from fear-mongering.In This Episode:Beyond the Headlines – Why tariffs are dominating the news cycle and what they actually mean for buyers and sellers.Market Sentiment & Buyer Behavior – How uncertainty is shaping real estate decisions.The A+ Property Advantage – Why some homes are still commanding multiple offers.Interest Rates & Government Intervention – Will policy changes fuel the next market boom?Uncertainty as the New Normal – Why hesitation could cost buyers and investors in the long run.Timestamps:00:00 – Introduction: Are tariffs really impacting real estate?06:10 – The power of media narratives and why they drive market fear.14:25 – Buyer psychology: Who's still buying, and who's waiting?21:50 – The importance of A+ properties in volatile markets.29:15 – Will interest rate cuts trigger a surge in demand?36:45 – How uncertainty is influencing home prices.44:30 – The government's role: Will intervention prevent a downturn?52:10 – Final Thoughts: Is this just noise, or a real turning point?Don't Miss:Why uncertainty may be the biggest real estate driver of 2025.How media narratives influence consumer confidence—and sales activity.What history teaches us about market downturns (and recoveries).Subscribe to The Last Honest Realtor for more in-depth, no-nonsense real estate analysis.Like, comment, and share: Are tariffs really a game-changer, or just another distraction?Support the showSubscribe and Follow:Toronto Realty Group WebsiteToronto Realty Group YouTubeToronto Realty Blog InstagramToronto Realty Blog TwitterToronto Realty Blog Facebook

Send us a textIn an age of market speculation and misleading headlines, understanding the right real estate metrics is more important than ever. In this episode of The Last Honest Realtor, host David Fleming examines the 10 key measures that truly define the Toronto real estate market—offering insights beyond the typical "hot or cold" narratives.Rather than relying on sweeping generalizations, David takes a data-driven approach, analyzing home prices, inventory, sales trends, and interest rates to uncover what these numbers actually signal about the market's direction. Whether you're a buyer, seller, investor, or simply curious about Toronto real estate, this episode will help you navigate 2025 with a more informed perspective.In This Episode:Beyond the Headlines – Why statistics often tell a different story than the media.Home Prices & Market Cycles – Will Toronto's average price finally break $1.2M again?Inventory & Absorption Rates – What they reveal about market conditions.The Condo Market Question – Are we approaching a turning point, or will challenges persist?Interest Rates & Market Dynamics – What recent Bank of Canada moves could mean for buyers and sellers.Timestamps:00:00 – Introduction: Why market stats matter more than ever in 202506:10 – Misleading Market Narratives: What's being overlooked?14:25 – Home Prices: A return to peak levels, or a continued correction?21:50 – Sales Trends & Market Momentum: Where are buyers and sellers moving?29:15 – The Condo Market: Signs of recovery or further decline?36:45 – Inventory & Absorption: How these numbers define supply and demand.44:30 – Interest Rate Trajectory: What the data suggests for 2025.52:10 – Final Thoughts: Key takeaways for market watchers.Don't Miss:The market indicator that best predicts price movement.Why inventory levels are more telling than month-over-month price shifts.A closer look at historical trends—and what they suggest for the year ahead.Subscribe to The Last Honest Realtor for more nuanced real estate insights.Like, comment, and share: Which real estate metric do you find most useful?#TheLastHonestRealtor #DavidFleming #TorontoRealEstate #MarketTrends #RealEstatePodcast #HousingMarket #InterestRates #HomePrices #BuyersMarket #SellersMarketSupport the showSubscribe and Follow:Toronto Realty Group WebsiteToronto Realty Group YouTubeToronto Realty Blog InstagramToronto Realty Blog TwitterToronto Realty Blog Facebook

Send us a textHost David Fleming pulls back the curtain on the chaos of Toronto's spring real estate market—where buyers are making costly mistakes, sellers are misreading the playbook, and agents are fumbling negotiations. In this eye-opening episode of The Last Honest Realtor, David exposes the listing strategies that are working, the ones that are failing, and the behind-the-scenes drama most people never see.Why do some sellers land huge sales while others get lowball offers and dead listings? Why are so many buyers completely unprepared for today's market? And is self-representation a disaster waiting to happen? David shares firsthand stories, expert strategies, and the unfiltered truth about how the game is played.In This Episode:Offer Night Nightmares – Why some properties ignite bidding wars while others crash and burn.The Limbo Period – What happens after a failed offer night—and why sellers must tread carefully.Agent Missteps – The shocking ways buyer agents are sabotaging deals (without even realizing it).Unrepresented Buyers Beware – Why going solo in this market is a one-way ticket to failure.The Psychology of Pricing – How buyers misinterpret listing prices—and the costly consequences.Timestamps:00:00 – Introduction: How the spring market is already changing in January06:10 – The Buyer Dilemma: Naïve expectations, bad representation, and why self-rep fails14:25 – Offer Night Roulette: What separates listings that sell from those that stall21:50 – The Limbo Period: The secret strategy that can salvage a failed offer night29:15 – Relisting Done Right: How sellers can recover after a slow start36:45 – Buyer Agents Dropping the Ball: The simple mistakes that cost their clients big44:30 – Final Takeaways: How buyers and sellers can actually win this springDon't Miss:David's jaw-dropping story about a buyer who lost out on a dream home over one stubborn question.A rare behind-the-scenes look at how listing agents manipulate offer nights to drive up prices.Why self-represented buyers haven't won a single multiple-offer scenario in 20 years.Subscribe to The Last Honest Realtor on YouTube or your favorite podcast platform for more unfiltered insights into Toronto real estate.Like, comment, and share: Which part of today's episode surprised you the most?Support the showSubscribe and Follow:Toronto Realty Group WebsiteToronto Realty Group YouTubeToronto Realty Blog InstagramToronto Realty Blog TwitterToronto Realty Blog Facebook

Send us a textHost David Fleming tackles one of real estate's biggest mysteries: why do some Toronto properties sell in the blink of an eye, while others gather dust? In this candid episode of The Last Honest Realtor, David reveals the little-known factors that can make or break a listing—from the power of skilled representation and strategic pricing to the emotional undercurrent that often pushes buyers to pay top dollar.Whether you're a seller aiming for a record-breaking sale or a buyer trying to decode a hotly contested market, this episode lays bare the truths about how, why, and by whom a property is best positioned to sell. If you're ready to discover what really sets winning listings apart, this is an episode you won't want to skip.In This EpisodeThe Real ‘Why' – How understanding purpose (your “why”) can transform a simple listing into a market standout.Prepping to Sell – The critical steps most sellers skip, like deep cleaning, repairs, and proper staging—and why ignoring them can cost you big.Pricing & Strategy – The real value of thoughtful data analysis and why “the market sets the price” might be the wrong assumption.Agent Intangibles – How relationships, reputation, and even phone etiquette can mean the difference between multiple offers and no offers at all.Marketing That Works – Why your listing photos, virtual tours, and social media presence might matter more than you think.Timestamps00:00 – Introduction: Why some properties sell themselves (and why most don't)06:25 – The Power of ‘Why': Lessons from Simon Sinek and how they apply to real estate13:40 – Prep Done Right: The must-do checklist—from decluttering to painting22:15 – Pricing & Strategy: When offer nights fail—and how to pivot30:50 – Agent Factor: Negotiation, rapport, and the benefits of a solid network38:05 – Marketing Essentials: Beyond the ‘For Sale' sign—photos, floor plans, social media, and more45:50 – Conclusions & Wrap-Up: David's parting advice for buyers, sellers, and realtorsDon't MissDavid's step-by-step breakdown of how to stage, paint, and repair for maximum impactThe surprising story of two neighbors—and how one nailed every detail while the other ended up stuckInsights on how an agent's reputation and communication style can single-handedly sway offersSubscribe to The Last Honest Realtor on YouTube or your preferred podcast platform for more unfiltered insights into Toronto real estate.Like, comment, and share: Which selling strategy surprised you the most in this episode?Support the showSubscribe and Follow:Toronto Realty Group WebsiteToronto Realty Group YouTubeToronto Realty Blog InstagramToronto Realty Blog TwitterToronto Realty Blog Facebook

Send us a textHost David Fleming delivers a no-holds-barred preview of what's to come in Toronto's 2025 real estate market in this special kickoff episode of The Last Honest Realtor. From expected interest rate cuts to the political wildcards that could upend the market, David unpacks the major forces shaping the year ahead—and explains why “quality listings” may become the new gold standard.Whether you're a buyer, seller, investor, or simply curious about the twists and turns of Toronto's housing market, this episode offers practical insights, data-driven perspectives, and an unfiltered take on the biggest trends.In This Episode:Interest Rate Outlook – Why the Bank of Canada might cut rates sooner than expected—and how it could reshape housing affordability.Political Uncertainty – The upcoming Canadian election and possible Trump tariffs: will they stall buyers or spark a surge?Supply Crisis – Why Toronto's inventory could tighten even further, and what it means for prices.Tenants & Landlords – The growing tensions in rental properties and why tenanted listings may become high-risk propositions.Condos in Limbo – The stalled preconstruction market and the looming shortage that could define Toronto's future skyline.Timestamps:00:00 – Introduction: Setting the stage for 202505:10 – The Rate Debate: Will cuts come fast enough?11:40 – Factor #4: Political headwinds at home and abroad19:25 – Factor #3: Dealing with a prolonged supply crunch27:50 – Factor #2: The landlord-tenant standoff35:15 – Factor #1: How the preconstruction slowdown might reshape the condo market45:30 – Predictions & Wrap-Up: David's candid advice for navigating 2025Don't Miss:David's honest take on whether buyers really can (or should) try to “time the market”Actionable tips for sellers on how preparation and staging can maximize returns in a low-inventory environmentSurprising data on which condo and freehold segments could outperform expectationsSubscribe to The Last Honest Realtor on YouTube or your favorite podcast platform for unfiltered, expert insights into Toronto real estate.Like, comment, and share: What's your biggest question about Toronto's 2025 real estate market?Support the showSubscribe and Follow:Toronto Realty Group WebsiteToronto Realty Group YouTubeToronto Realty Blog InstagramToronto Realty Blog TwitterToronto Realty Blog Facebook

Send us a textHost David Fleming delivers a no-holds-barred retrospective on Toronto's 2024 real estate market in this year-end episode of The Last Honest Realtor. From shocking sales stats to the implosion of the pre-construction condo market, David unpacks the stories that shaped the year—and offers an unfiltered look at where we're headed next.Whether you're a buyer, seller, investor, or real estate observer, this episode brings clarity to the chaos of 2024 with data-driven insights, market trends, and candid commentary on Toronto's housing landscape.In This Episode:The death of preconstruction condos and what it signals for Toronto's futureInvestor blame game: Why they became the 2024 scapegoats—and what's really driving the marketThe shocking collapse in sales numbers: Historic lows and what they reveal about buyers and sellersHow government policies and taxes continued to shape—and frustrate—the housing marketThe most bizarre pricing strategies of the year that left homes sitting unsoldTimestamps:00:00 - Introduction: 2024 in review04:10 - Story #5: The death of preconstruction condos12:45 - Story #4: The role of investors in Toronto real estate20:30 - Story #3: Sales collapse—historic lows and missed predictions32:10 - Story #2: How government policies added fuel to the crisis44:50 - Story #1: Pricing madness and failed strategies in a changing market54:30 - Predictions for Toronto's 2025 real estate marketDon't Miss:David's take on why 2025 could be a year of recovery—and surprisesEye-opening insights into the trends and headlines that dominated the marketA candid breakdown of how buyers, sellers, and agents navigated one of Toronto's toughest marketsSubscribe to The Last Honest Realtor on YouTube or your favorite podcast platform for unfiltered, expert insights on Toronto real estate.Like, comment, and share: What do you think was the biggest story of Toronto's 2024 real estate market?Support the showSubscribe and Follow:Toronto Realty Group WebsiteToronto Realty Group YouTubeToronto Realty Blog InstagramToronto Realty Blog TwitterToronto Realty Blog Facebook

Send us a textHost David Fleming pulls back the curtain on the highs, lows, and chaos of Toronto's 2024 real estate market in this year-in-review episode of The Last Honest Realtor. From record-breaking sales to jaw-dropping market trends, David shares unfiltered insights into what it's really like behind the scenes of a top-performing real estate team.Whether you're a buyer, seller, or real estate enthusiast, this episode dives deep into the stories and strategies that defined 2024, showcasing both the challenges and triumphs that made it unforgettable.In This Episode:How interest rates and inflation shaped 2024's market trendsBehind the scenes: The craziest deals of the yearWhy quality inventory became a rare commodityDavid's personal investments and what they reveal about the marketThe debut of The Last Honest Realtor podcast and its surprising receptionTimestamps:00:00 - Introduction00:05 - The year in numbers: Market highs and lows10:15 - Shocking sales stories you won't believe20:30 - How David's team navigated market turbulence30:20 - What made 2024's buyers and sellers so different45:50 - Predictions for Toronto's 2025 real estate market55:10 - Reflections on starting The Last Honest Realtor podcastDon't Miss:David's most outrageous real estate stories from 2024Lessons learned from navigating one of Toronto's toughest marketsA candid look at why 2025 could surprise everyoneSubscribe to The Last Honest Realtor on YouTube or your favorite podcast platform for unfiltered insights into Toronto real estate. Like, comment, and share your thoughts—what was your biggest takeaway from 2024's market?#TheLastHonestRealtor #DavidFleming #TorontoRealEstate #MarketTrends #InterestRates #RealEstateInvesting #2024RecapSupport the showSubscribe and Follow:Toronto Realty Group WebsiteToronto Realty Group YouTubeToronto Realty Blog InstagramToronto Realty Blog TwitterToronto Realty Blog Facebook

Send us a textHost David Fleming is joined by mortgage expert Tony Della Sciucca for a candid discussion on Toronto's mortgage market and its impact on buyers, investors, and the real estate landscape as a whole. With two decades of experience, Tony brings invaluable insights into navigating today's interest rate environment, the changing policies at CMHC, and what buyers and investors should prepare for as we head into 2025.Whether you're a first-time buyer, a seasoned investor, or just curious about the future of the housing market, this episode is packed with critical advice and insider knowledge to help you make informed decisions.In This Episode:The current state of interest rates and where they're headed in 2025Fixed vs. variable mortgages: Which is right for you?How CMHC's new $1.5M insured mortgage cap and 30-year amortization policy changes the gameStrategies for managing cash flow as an investorWhy Canada's mortgage stress test could be overdue for reformTimestamps:00:00 - Introduction00:05 - Meet Tony Della Sciucca: Toronto mortgage expert01:00 - Why interest rates are driving today's real estate decisions10:15 - Fixed vs. variable rates: The pros and cons20:30 - CMHC's policy changes: What you need to know30:20 - How investors can navigate today's market challenges45:50 - Why removing the stress test could boost affordability55:10 - Predictions for mortgage rates in 2025Don't Miss:Tony's advice for first-time buyers trying to balance risk and stabilityDavid's perspective on why investors should prepare for a market reboundA lively debate on whether Toronto is becoming a renters-only citySubscribe to The Last Honest Realtor on YouTube or your favorite podcast platform for weekly insights into Toronto real estate. Like, comment, and share your thoughts—are you a fixed-rate fan or a variable-rate risk-taker? Let us know in the comments!Support the showSubscribe and Follow:Toronto Realty Group WebsiteToronto Realty Group YouTubeToronto Realty Blog InstagramToronto Realty Blog TwitterToronto Realty Blog Facebook

Send us a textIn this episode of The Last Honest Realtor podcast, host David Fleming sits down with economist and advisor Ben Rabidoux to discuss the intersection of real estate, economics, and government policy. As the founder of North Cove Advisors and Edge Analytics, Ben brings his sharp analysis and a wealth of data to this fascinating conversation about the current and future state of the housing market in Canada.Together, David and Ben dive into everything from interest rate hikes to the challenges facing developers and the shifting dynamics of the rental market. If you're a real estate enthusiast, investor, or industry professional, this episode is filled with insights you won't want to miss.In This Episode:Why interest rates are reshaping the Canadian housing marketHow the Bank of Canada's policies impact homeowners and rentersThe future of pre-construction and condo developments in TorontoThe role of government-backed loans and the CMHC in today's marketWhy rental markets could see significant shifts by 2026Timestamps:00:00 - Introduction00:06 - Meet Ben Rabidoux: Economist and data enthusiast01:15 - How interest rates are influencing the housing market10:30 - Are we heading for higher mortgage delinquencies?20:45 - The rise of purpose-built rentals and government incentives30:00 - Toronto's condo market: Overbuilt or underpriced?45:20 - Will CMHC's new policies survive the next election?55:00 - The real risks of pre-construction appraisalsDon't Miss:Ben's take on why Canada's population growth could slow dramaticallyDavid's thoughts on municipal policies and development costsA deep dive into why the Toronto condo market faces unique challengesSubscribe to The Last Honest Realtor on YouTube or your favorite podcast platform. Like, comment, and share your thoughts—what do you think of Ben's predictions? Let us know in the comments!Support the showSubscribe and Follow:Toronto Realty Group WebsiteToronto Realty Group YouTubeToronto Realty Blog InstagramToronto Realty Blog TwitterToronto Realty Blog Facebook

Send us a textIn this episode of The Last Honest Realtor podcast, host David Fleming tackles the alarming rise of rental scams targeting landlords and tenants alike. With scams becoming more sophisticated, David shares practical tips, real-life examples, and a step-by-step guide to help you avoid falling victim to fraudulent rental applications, fake documents, and more.From con artists posing as tenants to fake employers and doctored credit reports, this episode is packed with insights into the latest tactics used by scammers. Whether you're a landlord, an agent, or a renter, David offers invaluable advice to protect your interests in an ever-riskier rental market.In This Episode:How to identify red flags in rental applicationsThe dangers of fake employment letters and credit checksWhy scammers target tech companies and startupsThe importance of verifying ID and rental historyTools like FrontLobby, CanLII, and OpenRoom to uncover fraudTimestamps:00:00 - Introduction00:05 - Why rental scams are becoming more prevalent02:15 - Spotting fraudulent credit checks and documents10:25 - Investigating employment letters and companies15:50 - Cross-referencing rental history and landlord references20:30 - Using online tools to verify tenant claims30:45 - Real-life case study: How I uncovered a con artist34:00 - Conclusion: Protecting yourself as a landlord or renterDon't Miss:David's personal story of catching a scammer in actionA comprehensive checklist for vetting tenantsInsights into how rental scams continue to evolveSubscribe to The Last Honest Realtor on YouTube or your favorite podcast platform. Like, comment, and share your thoughts—have you ever encountered a rental scam? Let us know in the comments!Support the showSubscribe and Follow:Toronto Realty Group WebsiteToronto Realty Group YouTubeToronto Realty Blog InstagramToronto Realty Blog TwitterToronto Realty Blog Facebook

Send us a textIn this episode of The Last Honest Realtor podcast, host David Fleming digs into Toronto's perplexing real estate slowdown. With properties lingering on the market, David examines why sales are at record lows despite high demand and supply. Drawing on real client experiences, he discusses the pitfalls of inflated seller expectations, agent egos, and a market where some agents avoid hard conversations with their clients, leading to listings that stay unsold for months.From extreme relisting tactics to agents signing back offers above listing price, David dissects how outdated pricing strategies and lack of transparency can hurt both buyers and the market's reputation. This episode sheds light on the misalignment between fair market value and seller expectations, and how buyers are responding by simply walking away.In This Episode:Why Toronto's property sales are at an all-time low despite demand and supplyThe role of agent egos and seller expectations in unsold listingsHow repeated price changes and unrealistic counteroffers frustrate buyersThe gap between current pricing practices and true market valueDavid's take on the need for more transparency and tough conversations in real estateTimestamps:00:00 - Introduction00:07 - Why is nothing selling?02:05 - Supply and demand in today's market05:10 - The impact of agent egos on market transactions10:20 - Unrealistic seller expectations: A deep dive15:35 - Case studies of price manipulation22:45 - The need for more honest conversations in real estate30:32 - Conclusion: Moving toward transparencyDon't Miss:David's honest critique of today's real estate pricing practicesInsightful case studies showcasing pricing extremesSuggestions for better alignment between agents, sellers, and the marketSubscribe to The Last Honest Realtor on YouTube or your favorite podcast platform. Like, comment, and share your thoughts—have you seen misaligned pricing in your own real estate experiences?Support the showSubscribe and Follow:Toronto Realty Group WebsiteToronto Realty Group YouTubeToronto Realty Blog InstagramToronto Realty Blog TwitterToronto Realty Blog Facebook

Send us a textIn this episode of The Last Honest Realtor podcast, host David Fleming tackles the controversial practice of underpricing in real estate. Is listing a property below its market value just a smart strategy, or does it cross the line into false advertising? David brings his insights to the table, drawing from a series of eyebrow-raising case studies from the GTA and Golden Horseshoe to explore the ethics, frustrations, and potential pitfalls of these pricing tactics.From extreme price swings to seemingly endless listing updates, David dissects how some agents push the boundaries of honesty, leaving buyers perplexed and the industry facing credibility issues. This episode sheds light on the tactics that often lead to buyer mistrust, questioning if there's a better way to approach transparent pricing in real estate.In This Episode:Understanding the fine line between underpricing and false advertisingHow manipulative pricing impacts buyers and the industry's reputationA real-life case study of a property with 39 price changes over 11 listingsWhy the current MLS system might need a major overhaulDavid's suggestions for improving transparency in listing practicesTimestamps:00:00 - Introduction00:05 - Is underpricing false advertising?01:30 - The case for and against strategic underpricing05:20 - A shocking case study of MLS price manipulation15:00 - How this tactic fuels buyer frustration20:45 - David's take on the need for MLS reform28:50 - Conclusion: Seeking transparency in real estateDon't Miss:David's honest critique of the real estate pricing gamesEye-opening case studies that show the extremes of listing manipulationInsights into how misleading pricing tactics could hurt the marketSubscribe to The Last Honest Realtor on YouTube or your favorite podcast platform. Like, comment, and share your thoughts—have you encountered questionable listing practices in your real estate journey?Support the showSubscribe and Follow:Toronto Realty Group WebsiteToronto Realty Group YouTubeToronto Realty Blog InstagramToronto Realty Blog TwitterToronto Realty Blog Facebook

Send us a textIn this episode of The Last Honest Realtor podcast, host David Fleming dives into the intense emotional roller coaster that comes with buying a home, whether it's your first or your forever home. Is the pressure of purchasing your forever home with your family's future in mind more overwhelming than your first-time buy? David shares a recent story from the trenches, following a couple's nerve-wracking journey as they bid on their dream home in Toronto's competitive market.From the high stakes of bidding wars to the crushing disappointment of losing a dream property, David explores how emotions escalate when you're not just buying a house—you're buying a future. Are the stakes higher for first-time buyers or for families searching for their forever home? Tune in to find out.In This Episode:Navigating the emotional challenges of buying a forever homeComparing the stress of buying your first property vs. your forever homeThe pressure of bidding wars and sky-high price pointsHow losing out on a home impacts buyers emotionally and financiallyInsights into Toronto's competitive real estate marketTimestamps:00:00 - Introduction00:05 - The emotional weight of buying your forever home01:00 - Buying your first vs. your forever home: Which is more stressful?05:10 - A real-life bidding war story in Toronto12:15 - How buyers handle losing their dream home20:45 - The final bid: Going all-in for your family's future28:50 - Conclusion: The emotional roller coaster of real estateDon't Miss:David's honest take on the emotional journey of home buyingA real-life story of clients bidding on their forever homeInsights into how emotions influence real estate decisionsSubscribe to The Last Honest Realtor on YouTube or your favorite podcast platform. Like, comment, and share your thoughts—what was your experience when buying a home?Support the showSubscribe and Follow:Toronto Realty Group WebsiteToronto Realty Group YouTubeToronto Realty Blog InstagramToronto Realty Blog TwitterToronto Realty Blog Facebook

Send us a textIn this episode of The Last Honest Realtor podcast, host David Fleming tackles a hot topic: Have condo investors ruined Toronto's condo market? With a recent Toronto Star article sparking debate, David offers his unbiased analysis of the claims that investors are to blame for shrinking condo sizes and rising housing costs. Diving into the complex dynamics of Toronto's real estate market, he examines whether investors are truly at fault or if there are bigger factors at play.Drawing from his years of experience in Toronto's real estate market, David breaks down key points from the article, explores the role of developers and government policy, and challenges the popular narrative that investors are the root of the issue.In This Episode:Analyzing the Toronto Star article on condo investorsHow shrinking condo sizes are linked to market demandsThe role of developers vs. investors in Toronto's condo marketPublic sector's influence on housing availabilityHow government policies and taxes shape the real estate marketTimestamps:00:00 - Introduction00:05 - How many farms did you visit over Thanksgiving?01:03 - Overview of the Toronto Star article: “The Condo Catch”05:03 - Are investors shrinking condo sizes?08:48 - The impact of taxes on condo development16:28 - Housing affordability: Is the public sector doing enough?29:52 - Conclusion: Condo investors—scapegoat or solution?Don't Miss:David's critical take on the role of investors in Toronto's condo marketWhy the housing crisis might have more to do with government policy than condo investorsAn in-depth look at the condo market and the broader implications for Toronto's housing futureSubscribe to The Last Honest Realtor on YouTube or your favorite podcast platform. Like, comment, and share your thoughts—what do you think about condo investors and the current housing market?Support the showSubscribe and Follow:Toronto Realty Group WebsiteToronto Realty Group YouTubeToronto Realty Blog InstagramToronto Realty Blog TwitterToronto Realty Blog Facebook

Send us a textIn this episode of The Last Honest Realtor podcast, host David Fleming dives into the complex and often frustrating world of real estate taxes, focusing on how they impact housing affordability in Toronto and beyond. David covers everything from land transfer taxes to the luxury tax, the underused housing tax, and more, explaining why these taxes make real estate more expensive and how they might be contributing to the housing crisis.Drawing on his fiscal conservative viewpoint, David questions whether our current tax system is truly fair and how it affects home buyers and sellers alike. If you've ever wondered why real estate costs keep skyrocketing, this episode is packed with insights and analysis that might change how you view taxes.In This Episode:A deep dive into the taxes that intersect with real estateLand transfer tax, speculation taxes, vacancy taxes, and moreWhy taxes are driving up the cost of real estate in TorontoExploring the fiscal conservative approach to taxation and wealth creationThe political angle: Should we redistribute wealth or focus on creating it?Timestamps:00:00 - Introduction00:06 - Why taxation matters in real estate01:09 - The hidden costs of land transfer taxes02:44 - Breaking down the luxury tax and its impact04:47 - The rise of speculation taxes: Are they fair?09:53 - Municipal development levies and HST: Driving up prices16:18 - Capital gains tax: Changes and what it means for homeowners20:13 - Vacancy tax vs. underused housing tax: Are they effective?29:52 - Final thoughts: Can taxes and affordability coexist?Don't Miss:David's in-depth look at how real estate taxes are structuredWhy taxes might be the biggest obstacle to housing affordabilityThe political and economic implications of taxing wealth vs. creating wealthSubscribe to The Last Honest Realtor on YouTube or your preferred podcast platform. Like, comment, and share your thoughts on real estate taxes—let's keep the conversation going!Support the showSubscribe and Follow:Toronto Realty Group WebsiteToronto Realty Group YouTubeToronto Realty Blog InstagramToronto Realty Blog TwitterToronto Realty Blog Facebook

Send us a textIn this episode of The Last Honest Realtor podcast, host David Fleming dives into the latest statistics from the Toronto real estate market, with a specific focus on the September numbers. David takes you through the key stats from the Toronto Real Estate Board (TRREB) and delivers a bold prediction for what's to come, despite the market's bleak outlook.David explores the data behind the current market conditions, covering everything from record-low sales figures to a rising number of listings, and explains why the Toronto market might be gearing up for a significant uptick. With interest rate cuts looming, this episode provides insight into why buyers are still holding back and when things might change.If you're curious about what's really happening in the Toronto housing market or want to know how these numbers could affect your buying or selling decisions, this episode is packed with valuable insights.In This Episode:Deep dive into the latest TRREB statistics for SeptemberWhy sales are hitting near-historic lowsThe sharp rise in new listings and what it means for the marketUnderstanding the absorption rate and its implicationsInterest rate cuts and how they could reshape the market in 2025Timestamps:00:00 - Introduction00:05 - Overview of TRREB's September statistics02:13 - Key changes in inflation and interest rates04:04 - Revising predictions for the rest of 2024 and into 202509:18 - Sales data: Second fewest sales ever recorded in September11:06 - Inventory surge: Second-highest new listings on record12:47 - Absorption rate hits a historic low—what this means15:42 - Price increases despite low absorption: Why?Don't Miss:David's bold prediction for Toronto's real estate marketWhy the fundamentals suggest the market is ready to pick upThe underlying reasons behind buyer hesitationA sneak peek into Monday's blog post on the Toronto Realty BlogSubscribe to The Last Honest Realtor on YouTube or your preferred podcast platform. Like, comment, and share your thoughts on the latest real estate stats—let's keep the conversation going!Support the showSubscribe and Follow:Toronto Realty Group WebsiteToronto Realty Group YouTubeToronto Realty Blog InstagramToronto Realty Blog TwitterToronto Realty Blog Facebook

Send us a textIn this episode of The Last Honest Realtor podcast, host David Fleming takes a bold look at the issues plaguing Toronto's rental market—topics most people shy away from. With soaring rental prices, understaffed Landlord Tenant Boards, and the increasing tensions between landlords and tenants, David pulls back the curtain on what's really going on.David discusses the systemic problems that lead to delays in evictions, illegal practices by both landlords and tenants, and the frustrations both parties face when trying to navigate the rental process in such a competitive market. He also examines the misconceptions around the role of real estate agents in rentals and why their involvement is more crucial than ever in today's climate.If you're interested in how these rental market issues are affecting your ability to rent or lease in Toronto—or if you're just trying to understand why things have gotten so bad—this episode delivers the raw truth about what no one else is talking about.In This Episode:The war between tenants and landlords in TorontoWhy Toronto's rental market is more broken than people realizeUnderstanding the Landlord Tenant Board's delays and inefficienciesThe hidden role real estate agents play in the rental marketWhy the rental process in Toronto is a lose-lose situation for both partiesTimestamps:00:00 - Introduction01:00 - Overview of Toronto's rental market problems04:30 - Why tenant-landlord tensions are at an all-time high15:00 - The impact of the LTB's backlog on rental disputes25:30 - The role of real estate agents in rentals35:00 - The unfair realities of securing a rental property in Toronto45:00 - How expensive rentals are fueling the crisisDon't Miss:David's candid take on the dysfunctional rental processThe challenges faced by both landlords and tenantsWhy the rental market will remain broken unless things changeSubscribe to The Last Honest Realtor on YouTube or your preferred podcast platform. Like, comment, and share your thoughts on the current state of the rental market—let's keep the conversation going!Support the showSubscribe and Follow:Toronto Realty Group WebsiteToronto Realty Group YouTubeToronto Realty Blog InstagramToronto Realty Blog TwitterToronto Realty Blog Facebook

Send us a textIn this episode of The Last Honest Realtor podcast, host David Fleming breaks down the latest major announcements impacting the real estate market in Toronto, Canada, and beyond. With sweeping changes to mortgage rules, surprising interest rate cuts, and inflation hitting the Bank of Canada's 2% target, David takes a deep dive into what this all means for buyers, sellers, and investors as we approach 2024.David explores the implications of the CMHC's new mortgage policies, including the increased cap on insured mortgages and extended amortizations, and what these changes could mean for first-time buyers. He also discusses the impact of recent inflation data and interest rate cuts by the US Federal Reserve, providing insights on how these economic factors are setting the stage for what could be an explosive market in the coming months.If you're curious about how these developments will affect your real estate decisions, or you're looking to get ahead of market trends, this episode offers a thorough and honest analysis of the current landscape.In This Episode:The CMHC's new mortgage rules: What it means for first-time home buyersHow recent interest rate cuts could reshape the market in 2024Inflation drops to 2%: What's next for the Bank of Canada?Why the market should be jumping (but isn't)David's predictions for an “insane” spring market next yearTimestamps:00:00 - Introduction01:00 - Why today's episode is different04:30 - The CMHC changes: 30-year mortgages and increased caps15:00 - Inflation drops to 2%: A closer look25:30 - The US Federal Reserve's unexpected rate cut35:00 - What these changes mean for the Toronto market45:00 - Why now could be a prime buying opportunityDon't Miss:David's take on the market's current sluggishnessHow extended amortizations can affect your mortgage paymentsPredictions for the real estate market in 2024 and beyondSubscribe to The Last Honest Realtor on YouTube or your preferred podcast platform. Like, comment, and share your thoughts on the latest market trends—let's keep the conversation going!Support the showSubscribe and Follow:Toronto Realty Group WebsiteToronto Realty Group YouTubeToronto Realty Blog InstagramToronto Realty Blog TwitterToronto Realty Blog Facebook

Send us a textIn this episode of The Last Honest Realtor podcast, host David Fleming tackles the pressing question: Who has it worse in Toronto—tenants or landlords? With both sides locked in disputes, David dives into some of the most shocking horror stories that highlight the challenges faced by both groups in the city's ever-complicated rental market.David explores the key issues in Ontario's rental landscape, including legal evictions, rental increases, and professional tenants who exploit the system. He shares real-life examples from his blog, insights from the Landlord and Tenant Board, and stories from landlords and tenants navigating the unpredictable dynamics of Toronto's rental market.If you're interested in the ongoing battle between renters and property owners or want a deeper understanding of the city's rental laws, this episode is packed with valuable insights.In This Episode:How Toronto's rental market has become untenable in 2024Key issues: eviction laws and rent increases in OntarioProfessional tenants: Who they are and how they exploit the systemHorror stories of illegal evictions and unscrupulous landlordsWhat the Landlord and Tenant Board is (and isn't) doing about itTimestamps:00:00 - Introduction02:00 - The state of the rental market in 202405:30 - The power imbalance: Tenants vs. landlords12:00 - Eviction horror stories24:00 - The rise of professional tenants38:00 - Landlord and Tenant Board: Are they doing enough?Don't Miss:David's take on the broken rental system in TorontoA breakdown of the legal landscape for landlords and tenantsPractical advice for navigating rental disputes in OntarioSubscribe to The Last Honest Realtor on YouTube or your preferred podcast platform. Be sure to like, comment, and share your thoughts on this episode!Support the showSubscribe and Follow:Toronto Realty Group WebsiteToronto Realty Group YouTubeToronto Realty Blog InstagramToronto Realty Blog TwitterToronto Realty Blog Facebook

Send us a textIn this episode of The Last Honest Realtor podcast, host David Fleming and his colleague Tara Amina dive deep into the challenges facing first-time buyers in Toronto as the fall 2024 real estate market kicks off. With the Bank of Canada announcing a third consecutive interest rate cut, many buyers are wondering: Is now the right time to jump into the market?David and Tara discuss the shifting market dynamics, why inventory is key, and how first-time buyers can navigate this tricky landscape. They also touch on the financial help many buyers receive from their parents, the role of interest rates, and the common mistakes to avoid. If you're looking to buy your first home—or just want an inside look at Toronto real estate—this episode is packed with valuable insights.In This Episode:What first-time buyers need to know heading into the fall 2024 marketHow the latest interest rate cuts are impacting buyer sentimentThe role of parental financial assistance in today's marketKey challenges and strategies for navigating Toronto's condo marketCommon misconceptions about buying your first home and how to avoid themTimestamps:00:00 - Introduction01:00 - First-time buyer sentiment heading into fall07:00 - How interest rates are shaping the market15:00 - The role of parental financial help24:00 - Misconceptions and pitfalls in the condo market35:00 - Strategies for first-time buyers in a competitive marketDon't Miss:David and Tara's insights on the fall 2024 real estate marketA breakdown of how to navigate the complexities of buying your first homePractical advice for first-time buyers, from financing to negotiating offersSubscribe to The Last Honest Realtor on YouTube or your preferred podcast platform. Be sure to like, comment, and share your thoughts on this episode!Support the showSubscribe and Follow:Toronto Realty Group WebsiteToronto Realty Group YouTubeToronto Realty Blog InstagramToronto Realty Blog TwitterToronto Realty Blog Facebook

Send us a textIn this episode of The Last Honest Realtor podcast, host David Fleming dives deep into one of the most hotly debated topics in real estate today: the value of a buyer agent in 2024. With 75,000 real estate agents in the GTA, opinions are divided, but David cuts through the noise with his candid take on what truly separates the best agents from the rest.David examines the common misconceptions about buyer agents, exploring why some see them as indispensable while others question their worth. He discusses the history of buyer agency, the impact of industry lawsuits, and the real-life scenarios where having an experienced agent can make or break a deal. Whether you're skeptical of agents or considering going it alone, this episode provides the honest insights you need.Throughout the episode, David shares personal stories from his 20-year career, offers strategic advice on navigating the Toronto real estate market, and reveals the negotiation tactics that seasoned agents use to secure the best outcomes for their clients. If you're involved in real estate—or just curious about the inner workings of the industry—this is a must-listen episode.In This Episode:The true role and value of a buyer agent in 2024The history and misconceptions surrounding buyer agencyWhy U.S. and Canadian real estate lawsuits are changing the landscapeDavid's personal stories of negotiation and the importance of industry relationshipsKey factors that differentiate top-performing agents from the restTimestamps:00:00 - Introduction01:00 - The Misconceptions About Buyer Agents07:00 - The History of Buyer Agency: Why Do We Have Buyer Agents?15:00 - Real Estate Lawsuits: U.S. vs. Canada24:00 - The Value of Knowledge, Experience, and Relationships35:00 - Negotiation Secrets: How Top Agents Close DealsDon't Miss:David's take on the current lawsuits affecting the real estate industryA breakdown of the history and evolution of buyer agencyInsider tips on what makes a top agent stand out in a crowded marketSubscribe to The Last Honest Realtor on YouTube or your preferred podcast platform. Be sure to like, comment, and share your thoughts on this episode!Support the showSubscribe and Follow:Toronto Realty Group WebsiteToronto Realty Group YouTubeToronto Realty Blog InstagramToronto Realty Blog TwitterToronto Realty Blog Facebook

Send us a Text Message.In this episode of The Last Honest Realtor podcast, host David Fleming provides an in-depth analysis of the upcoming fall real estate market. As we approach one of the most critical times of the year for real estate, David explores key economic factors and market trends that will influence the season ahead. With his usual blend of expertise and candor, David answers the burning questions on everyone's mind, from interest rate cuts to buyer confidence.David shares his insights on how recent Bank of Canada decisions are likely to shape the market, examines the current state of the resale condominium market, and discusses how media narratives are affecting buyer psychology. He also offers predictions on whether we'll see a peak in home prices this fall and what this could mean for buyers and sellers alike.Throughout the episode, David delivers practical advice and industry insights, making it essential listening for anyone interested in Toronto's dynamic real estate market. Whether you're a buyer, seller, or just curious about what the fall season might bring, this episode will equip you with the knowledge you need to navigate the market with confidence.In This Episode:The impact of recent Bank of Canada interest rate cutsWhy buyer confidence is critical this fallAn analysis of the resale condominium market and absorption ratesPredictions for home prices and the potential for a market peakHow media narratives are influencing the real estate marketTimestamps:00:00 - Introduction01:00 - The Impact of Interest Rates on the Fall Market09:00 - Understanding Buyer Confidence and Psychology15:00 - The Resale Condominium Market: What to Watch For24:00 - Will We See a Peak in Home Prices This Fall?32:00 - The Role of Media in Shaping Market Perceptions38:00 - Strategies for Listing and Selling in a Challenging MarketDon't Miss:David's predictions on the fall market's biggest challengesInsight into the underlying economic factors affecting real estatePractical tips for buyers and sellers navigating this seasonSubscribe to The Last Honest Realtor on YouTube or your preferred podcast platform. Be sure to like, comment, and share your thoughts on this episode!Support the Show.Subscribe and Follow:Toronto Realty Group WebsiteToronto Realty Group YouTubeToronto Realty Blog InstagramToronto Realty Blog TwitterToronto Realty Blog Facebook

Send us a Text Message.In this episode of The Last Honest Realtor podcast, host David Fleming takes a critical look at the dramatic downturn in Toronto's preconstruction condominium market. With over 72,000 real estate agents in the city, the chatter is constant, but few provide the honest, behind-the-scenes insights that David offers. He explains why preconstruction condo sales are plummeting and explores what this means for investors and homebuyers in Toronto.David breaks down the critical differences between resale and preconstruction condos, arguing why now might be the perfect time to invest in resale properties. He also delves into the factors driving the market downturn, including escalating development costs, rising taxes, and the financial risks associated with preconstruction investments.Throughout the episode, David blends industry expertise with his trademark candor, offering listeners a realistic perspective on one of the most chaotic real estate markets in the world. Whether you're an investor, a potential homebuyer, or simply interested in the intricacies of Toronto's property scene, this episode provides valuable insights that you won't find anywhere else.In This Episode:Why preconstruction condo sales are tankingThe critical distinction between resale and preconstruction propertiesThe impact of development costs, taxes, and market conditions on pricingDavid's personal experience with buying an investment condo in today's marketPractical advice for navigating Toronto's challenging real estate environmentTimestamps:00:00 - Introduction01:00 - The Reality of Toronto's Preconstruction Condo Market07:00 - Resale vs. Preconstruction: What You Need to Know15:00 - The Financial Pitfalls of Preconstruction Investments24:00 - David's Own Investment Decision35:00 - Navigating the Current Market: Tips and InsightsDon't Miss:David's breakdown of why preconstruction investments may no longer be viableInsight into the true costs of developing new condos in TorontoA deep dive into how taxes are influencing the market downturnSubscribe to The Last Honest Realtor on YouTube or your preferred podcast platform. Be sure to like, comment, and share your thoughts on this episode!Support the Show.Subscribe and Follow:Toronto Realty Group WebsiteToronto Realty Group YouTubeToronto Realty Blog InstagramToronto Realty Blog TwitterToronto Realty Blog Facebook

Send us a Text Message.In this episode of The Last Honest Realtor podcast, host David Fleming shares his personal journey of climbing the property ladder in Toronto's competitive real estate market. From buying his first one-bedroom condo to finally securing his forever home, David offers a candid look at the emotional and financial challenges he faced along the way.David begins by reflecting on his early days in real estate, discussing the risks and rewards of buying a one-bedroom investment condo despite the market's uncertainty. He then delves into the complexities of moving up the property ladder, including the intense bidding wars, the difficult decision between building and buying, and the ultimate satisfaction of finding the right home for his growing family.Throughout the episode, David's stories are packed with relatable moments, valuable insights, and plenty of humor. Whether you're a first-time buyer or someone considering your next move, this episode provides a realistic, unfiltered perspective on what it takes to succeed in Toronto's real estate market.In This Episode:The decision to buy a one-bedroom condo in a challenging marketNavigating the highs and lows of bidding warsThe debate between building a custom home vs. buying an existing onePersonal anecdotes on the emotional toll of real estate decisionsPractical advice for buyers at different stages of the property ladderTimestamps:00:00 - Introduction01:00 - Revisiting the Decision to Buy a One-Bedroom Condo07:00 - The Emotional Rollercoaster of Bidding Wars15:00 - The Choice Between Building and Buying24:00 - Personal Stories: Triumphs and Tribulations35:00 - Finding the Forever HomeDon't Miss:David's reflections on making tough real estate decisionsStrategies for staying grounded during stressful transactionsA deep dive into the realities of Toronto's current market conditionsSubscribe to The Last Honest Realtor on YouTube or your preferred podcast platform. Be sure to like, comment, and share your thoughts on this episode!Support the Show.Subscribe and Follow:Toronto Realty Group WebsiteToronto Realty Group YouTubeToronto Realty Blog InstagramToronto Realty Blog TwitterToronto Realty Blog Facebook

Send us a Text Message.In this episode of The Last Honest Realtor podcast, host David Fleming explores the crucial role of compromises in the home-buying process. With a focus on Toronto's real estate market, David breaks down how strategic compromises can be the key to securing a property that meets your needs and budget. He begins by discussing the most common compromises buyers face, from location and size to parking and outdoor space.David shares personal experiences and professional insights, highlighting the importance of prioritizing features and making informed trade-offs. He also touches on the differences between buying condos and freehold properties, offering advice on what to consider in each scenario. Whether you're a first-time buyer or looking to upgrade, this episode provides valuable tips on navigating the complexities of the market.This episode is a must-watch for anyone interested in understanding the nuances of the Toronto real estate market and making smart buying decisions.In This Episode:The art of compromise in real estateKey considerations for first-time buyersPersonal stories from David's experiences with real estate transactionsThe differences between condo and freehold property compromisesTimestamps:00:00 - Introduction01:30 - The Importance of Compromises in Home Buying05:00 - Key Compromises for Condo Buyers12:00 - Freehold Property Considerations18:00 - Location vs. Features: What Matters More?25:00 - Personal Anecdotes and Client Stories35:00 - The Impact of Market Conditions on Buyer ExpectationsDon't Miss:David's practical advice on making compromisesReal-life examples of successful compromises in property purchasesIn-depth analysis of the current Toronto real estate market conditionsSubscribe to The Last Honest Realtor on YouTube or your preferred podcast platform. Be sure to like, comment, and share your thoughts on this episode!#TorontoRealEstate #HomeBuying #MarketTips #RealEstateAdvice #PropertyInvesting #CompromiseSupport the Show.Subscribe and Follow:Toronto Realty Group WebsiteToronto Realty Group YouTubeToronto Realty Blog InstagramToronto Realty Blog TwitterToronto Realty Blog Facebook

Send us a Text Message.In this episode of The Last Honest Realtor podcast, host David Fleming makes the case for why now is the perfect time to buy a one-bedroom investment condo in Toronto. Reflecting on recent market trends and the anticipated interest rate cuts, David sets the stage for today's topic. He dives deep into seven compelling reasons why savvy investors should act now, debunking common misconceptions and highlighting the long-term potential of the Toronto condo market.David shares personal anecdotes and professional insights, comparing the current resale market with the overpriced preconstruction market. He also delves into the historical recovery patterns of the real estate market, the impact of current economic cycles, and the unique opportunities available in the downtown core.This episode is a must-watch for real estate enthusiasts, potential investors, and anyone interested in understanding the nuances of the Toronto real estate market.In This Episode:- The impact of interest rate cuts on the real estate market- The significance of buying ahead of the market incline- Personal stories from David's experiences with real estate investments- The role of historical market recovery in investment decisionsTimestamps:00:00 - Introduction01:05 - Anticipated Interest Rate Cuts03:00 - Smart Money Buys Ahead of Market Incline07:00 - Historical Market Recoveries13:00 - Overpriced Preconstruction vs. Affordable Resale16:30 - Current Condo Market Weakness23:00 - Real Example of Investment Opportunity40:00 - Long-Term Investment OutlookDon't Miss:- David's insights on why now is the time to buy a one-bedroom investment condo- Real-life stories and practical advice for potential investors- In-depth analysis of the pros and cons of the current market conditionsSubscribe to The Last Honest Realtor on YouTube or your preferred podcast platform. Be sure to like, comment, and share your thoughts on this episode!Support the Show.Subscribe and Follow:Toronto Realty Group WebsiteToronto Realty Group YouTubeToronto Realty Blog InstagramToronto Realty Blog TwitterToronto Realty Blog Facebook

Send us a Text Message.In this episode of The Last Honest Realtor podcast, host David Fleming explores the age-old debate of condos versus houses. Reflecting on recent discussions with colleagues Chris Kik and Tara Amina about the future of real estate and the rental market, David sets the stage for today's topic. He dives deep into the various reasons why people choose to live in condos or houses, debunking common misconceptions and highlighting the unique lifestyles each option offers.David shares personal anecdotes and professional insights, comparing maintenance fees, property management, and the convenience of amenities. He also delves into the challenges of condo living, such as dealing with neighbors, concierge services, and property managers, while contrasting these with the responsibilities and freedoms of owning a house.This episode is a must-watch for real estate enthusiasts, potential buyers, and anyone interested in understanding the nuances of condo and house living.In This Episode:The impact of maintenance fees on condo livingThe significance of amenities and how they can save you moneyPersonal stories from David's experiences in condos and housesThe role of property managers and condo boards in shaping your living experienceTimestamps:00:00 - Introduction00:06 - Recap of previous episodes with Chris Kik and Tara Amina00:30 - Topic introduction: Condos vs. Houses01:21 - Debunking misconceptions about condo living03:37 - Personal anecdote: Living in condos in downtown Toronto06:01 - Maintenance fees: What are you really paying for?08:45 - Special assessments and reserve funds explained12:03 - Neighbors and community living in condos15:45 - The role of the concierge: Help or hinder?19:00 - Property managers: Good vs. bad experiences23:30 - The power and influence of condo boards26:13 - Rules and regulations in condo living30:45 - Amenities: The pros and cons34:02 - Unique challenges and benefits of condo living37:00 - Wrapping up: Who should consider condo vs. house living?Don't Miss:David's insights on the differences between condos and housesReal-life stories and practical advice for potential buyersIn-depth analysis of the pros and cons of each living arrangementSubscribe to The Last Honest Realtor on YouTube or your preferred podcast platform. Be sure to like, comment, and share your thoughts on this episode!#RealEstate #Podcast #CondosVsHouses #PropertyManagement #TorontoRealEstate #TheLastHonestRealtorSupport the Show.Subscribe and Follow:Toronto Realty Group WebsiteToronto Realty Group YouTubeToronto Realty Blog InstagramToronto Realty Blog TwitterToronto Realty Blog Facebook

Send us a Text Message.In this episode of "The Last Honest Realtor" podcast, host David Fleming is joined by colleague Tara Amina to dive deep into the current state of Toronto's rental market. With a focus on the challenges and opportunities within the rental space, they explore how the market has shifted over the past year and what both landlords and tenants can expect moving forward.David and Tara discuss the latest statistics, market dynamics, and the impact of new condo completions on rental supply. They provide valuable insights into the challenges faced by both renters and landlords, offering tips for navigating the complexities of the rental market.This episode is a must-watch for real estate professionals, landlords, tenants, and anyone interested in understanding the intricacies of the Toronto rental market.In This Episode:- Overview of the current rental market: Is it really slowing down?- The impact of new condo completions on the rental supply- Comparing the rental market trends from last year to now- Understanding absorption rates and their significance- Horror stories from the rental market and lessons learned- How to protect yourself as a landlord or tenant- The importance of the Ontario Standard Lease- Strategies for finding the right tenantTimestamps:00:00 - Introduction00:05 - Welcoming listeners and discussing last week's episode00:35 - Introducing Tara Mina and setting the topic00:47 - Overview of the current rental market01:28 - Comparing market trends from last year02:14 - Challenges faced by landlords and tenants03:05 - The impact of new condo completions05:08 - Understanding absorption rates06:01 - Insights into competition in the rental market10:01 - Horror stories from the rental market12:21 - The importance of due diligence for landlords15:03 - Challenges in dealing with scams and fraudulent listings20:40 - Tips for tenants in finding a rental25:10 - The role of the Ontario Standard LeaseBosley Real EstateDisclaimer: This post contains affiliate links. If you make a purchase, I may receive a commission at no extra cost to you.Support the Show.Subscribe and Follow:Toronto Realty Group WebsiteToronto Realty Group YouTubeToronto Realty Blog InstagramToronto Realty Blog TwitterToronto Realty Blog Facebook

Send us a Text Message.In this episode of "The Last Honest Realtor" podcast, host David Fleming is joined by long-time colleague and friend Chris Cansick to delve into the current state of the real estate market. With a focus on summer market trends, they explore how the market has evolved over the past year and what to expect in the coming months.David and Chris discuss the latest statistics, economic factors, and the impact of interest rates on buyer and seller behavior. They provide valuable insights into the contrasting dynamics of the Freehold and Condo markets, offering predictions for the fall market and highlighting investment opportunities.This episode is a must-watch for real estate professionals, homeowners, and anyone interested in understanding the complexities of the real estate market.In This Episode:Analysis of the summer market: Is it really slower?Reflecting on the tough fall and winter markets of 2023The surprising strength of the 2024 spring marketUnderstanding absorption rates and their impact on the marketThe Tale of Two Cities: Freehold vs. Condo marketsHow interest rates are influencing buyer and seller behaviorPredictions for the upcoming fall marketTimestamps:00:00 - Introduction00:06 - Welcoming Chris Kik to the Podcast00:45 - Overview of the Current Market: Summer Trends01:21 - Comparing 2023 Fall/Winter Market to 2024 Spring Market03:37 - Case Study: Selling Strategies and Timing the Market06:01 - Changes in Buyer Behavior and Offer Dates09:06 - Examining Absorption Rates and Market Data12:03 - Insights on the June Market Slowdown16:13 - Discussing Interest Rates and Market Impact19:55 - The Tale of Two Cities: Freehold vs. Condo Markets26:01 - Predictions for the Upcoming Fall Market29:41 - Investment Opportunities and Market Predictions34:02 - Interest Rate Cuts: Impact on the Market36:34 - Wrap-Up and Final ThoughtsDon't Miss:David and Chris's insights on the current real estate marketReal-life stories and analysis of market trendsPractical advice for buyers, sellers, and investorsSubscribe to The Last Honest Realtor on YouTube or your preferred podcast platform. Be sure to like, comment, and share your thoughts on this episode!#RealEstate #Podcast #MarketTrends #Economics #PropertyInvestment #TorontoRealEstate #TheLastHonestRealtorSupport the Show.Subscribe and Follow:Toronto Realty Group WebsiteToronto Realty Group YouTubeToronto Realty Blog InstagramToronto Realty Blog TwitterToronto Realty Blog Facebook

Send us a Text Message.In this episode, David Fleming critically examines the Canadian Mortgage and Housing Corporation (CMHC) and its impact on the average Canadian. Despite the CMHC's mandate to make housing more affordable, David argues that their policies have failed, often making housing less accessible and more expensive.David begins by exploring the paradoxical logic behind CMHC's approach: reducing demand by making housing more difficult to buy to lower prices. He discusses key policy changes, such as the removal of 107% financing, 40-year amortizations, the mortgage stress test, and increased down payment requirements. David highlights how these measures, intended to cool the market, have ultimately hurt prospective homebuyers.This episode is essential listening for real estate professionals, homeowners, and anyone interested in the Canadian housing market. Join David for a candid look at CMHC's policies and their real-world implications.In This Episode:The paradox of CMHC's affordability measuresHistory and evolution of CMHC policiesKey policy changes and their impactsUnintended success in strengthening the banking systemWhy CMHC's efforts have failed average CanadiansTimestamps:00:01 - Introduction00:30 - Overview of CMHC and its Mandate01:00 - Paradoxical Logic of CMHC's Approach05:00 - History of CMHC Policies06:30 - Impact of 107% Financing Removal09:00 - Removal of 40-Year Amortizations11:00 - Mortgage Stress Test Introduction13:00 - Increased Down Payment Requirements15:00 - Policy Impacts on Homebuyers17:30 - Strengthening the Banking System20:00 - Conclusion and Key TakeawaysDon't Miss:David's insights on the housing marketReal-life stories and analysis of CMHC policiesSubscribe to The Last Honest Realtor on YouTube or your preferred podcast platform. Be sure to like, comment, and share your thoughts on this episode!Support the Show.Subscribe and Follow:Toronto Realty Group WebsiteToronto Realty Group YouTubeToronto Realty Blog InstagramToronto Realty Blog TwitterToronto Realty Blog Facebook

Send us a Text Message.In this episode, David Fleming delves into the complex and often controversial world of preconstruction condos in Toronto. Through personal anecdotes, industry insights, and a critical analysis of the market, David explores why he has never sold a preconstruction condo in his 20-year career and highlights the significant pitfalls that buyers face.David begins by explaining his long-standing skepticism about the preconstruction industry, despite the lucrative commissions it offers. He shares stories from his early career, detailing how he foresaw the current market issues and has been warning clients since 2007. From problematic assignments to project cancellations, David sheds light on the many risks that come with preconstruction investments.Using specific examples and personal experiences, David examines the history of preconstruction condos in Toronto and how the market has evolved. He discusses the economic viability clauses that allow developers to delay or cancel projects, material changes to units that buyers often have no control over, and the hidden costs that can turn a seemingly good investment into a financial burden.This episode is a must-listen for real estate professionals, investors, and anyone considering buying a preconstruction condo. Join David as he provides a candid look at the preconstruction market, offering invaluable advice and cautionary tales.In This Episode:David's personal experiences with preconstruction condosThe history and evolution of the preconstruction market in TorontoEconomic viability clauses and their impact on buyersMaterial changes to units and buyer rightsHidden costs and financial risks in preconstruction investmentsThe future of preconstruction condos in TorontoTimestamps:00:01 - Introduction 00:30 - Why David Has Never Sold a Preconstruction Condo01:00 - Problematic Assignments and Market Issues05:00 - History of Preconstruction Condos and Pricing Problems06:30 - How Condos Are Built in Toronto09:00 - Economic Viability Clauses and Developer Delays11:00 - Material Changes and Unit Modifications13:00 - Occupancy Issues and Phantom Mortgages15:00 - Unexpected Closing Costs17:30 - Creative and Devious Developer Tactics20:00 - High-Profile Cancellations and Consumer Protections22:00 - Fiscal Responsibility and Legal Loopholes25:00 - Developer Agreements and Fine Print27:00 - The Future of Preconstruction Condos in Toronto29:00 - Conclusion and Key TakeawaysDon't Miss:David's insights on the Toronto real estate marketReal-life stories and experiencesDetailed analysis of preconstruction condo pitfallsSubscribe to The Last Honest Realtor on YouTube or your preferred podcast platform. Be sure to like, comment, and share your thoughts on this episode!Support the Show.Subscribe and Follow:Toronto Realty Group WebsiteToronto Realty Group YouTubeToronto Realty Blog InstagramToronto Realty Blog TwitterToronto Realty Blog Facebook

Send us a Text Message.In this episode, David tackles a fascinating and often perplexing question: Why do people love being bearish on Toronto real estate? Through anecdotes, historical context, and a deep dive into market psychology, David explores the reasons behind the perennial pessimism some people hold about Toronto's real estate market.David begins by recounting his early experiences with bearish predictions in the real estate market and highlights how terms like "crash" and "bubble" have been thrown around since he started in the industry in 2004. He discusses notable figures like Garth Turner and Hilliard MacBeth, whose bearish predictions have influenced public perception for years, despite being proven wrong by the market's continued growth.Drawing on specific examples and historical data, David examines why certain individuals and media outlets persist in their negative outlook. He also addresses the psychological and emotional factors that drive this bearish sentiment, suggesting that envy, wishful thinking, and a lack of understanding about market dynamics might play significant roles.This episode is essential listening for real estate professionals, investors, and anyone curious about the underpinnings of market sentiment. Join David as he dissects the bearish mindset and offers insights into why some people seem to relish predicting doom and gloom for Toronto's thriving real estate market.In This Episode:Early experiences with bearish predictions in real estateInfluence of figures like Garth Turner and Hilliard MacBethAnalysis of media coverage on Toronto real estatePsychological and emotional factors behind bearish sentimentThe ongoing debate between real estate optimists and pessimistsTimestamps:00:01 - Introduction02:00 - Early Experiences with Bearish Predictions07:00 - Notable Figures and Their Influence15:00 - Media Coverage and Its Impact20:00 - Psychological and Emotional Factors35:00 - The Real Estate Optimist vs. Pessimist DebateDon't Miss:David's humorous anecdotes about early bearish predictionsDetailed analysis of media headlines and public commentsInsights into the psychology of market sentimentDavid's theories on why bearishness persists despite market growthSubscribe to The Last Honest Realtor on YouTube or your preferred podcast platform. Be sure to like, comment, and share your thoughts on this episode!Support the Show.Subscribe and Follow:Toronto Realty Group WebsiteToronto Realty Group YouTubeToronto Realty Blog InstagramToronto Realty Blog TwitterToronto Realty Blog Facebook

Send us a Text Message.The Last Honest Realtor - Episode 2: How the Technique of "Under Pricing" BeganWelcome to the second episode of The Last Honest Realtor, hosted by David Fleming of the Toronto Realty Group. Following the success of the inaugural episode, David dives into a topic that stirs much debate in the real estate world: underpricing. With a blend of humor, anecdotes, and in-depth analysis, David explores the origins and psychology behind underpricing properties in Toronto's competitive market.David begins by addressing the common misconception about the podcast's title, explaining the tongue-in-cheek nature of being "the last honest realtor." He then delves into the history of underpricing, tracing its roots back to the late 1990s and early 2000s, and how it has evolved to become a strategic tool in real estate.Through detailed examples and references to his own experiences, David discusses how underpricing works in conjunction with offer dates, the psychology behind pricing strategies, and the impact of supply and demand on market dynamics. He also touches on the concept of bully offers and the significance of strategic pricing in today's market.This episode is a must-listen for real estate professionals, buyers, sellers, and anyone interested in understanding the tactics and theories that shape property pricing. Join David as he breaks down the complexities of underpricing and shares his insights on navigating the ever-changing real estate landscape.In This Episode:The tongue-in-cheek nature of "the last honest realtor"The history and evolution of underpricingThe psychology of real estate pricingThe role of offer dates in pricing strategiesThe impact of supply and demand on market dynamicsThe concept of bully offersStrategic pricing in the current marketTimestamps:00:01 - Introduction02:00 - Clarifying the Podcast Title07:00 - History of Underpricing12:00 - Psychology Behind Pricing Strategies20:00 - The Role of Offer Dates27:00 - Supply and Demand Dynamics35:00 - Bully Offers Explained40:00 - Strategic Pricing in Today's MarketDon't Miss:David's humorous take on being "the last honest realtor"Detailed examples of underpricing in actionInsights into the psychological tactics behind pricing strategiesAn exploration of the relationship between supply and demandSupport the Show.Subscribe and Follow:Toronto Realty Group WebsiteToronto Realty Group YouTubeToronto Realty Blog InstagramToronto Realty Blog TwitterToronto Realty Blog Facebook

Send us a Text Message.The Last Honest Realtor - Episode 1: How I Got StartedWelcome to the inaugural episode of The Last Honest Realtor, hosted by David Fleming of the Toronto Realty Group. In this premiere episode, David shares his journey into the real estate industry, beginning from his start in 2004. He discusses the experiences and challenges that led to the creation of the influential Toronto Realty Blog in 2007.David provides a detailed account of his motivations for starting the blog, the initial industry resistance he faced, and his unwavering commitment to honesty and transparency in real estate. He reflects on the significant changes in the real estate market over the years and the importance of adapting to new forms of media, such as podcasts.This episode offers valuable insights for real estate professionals, aspiring agents, and anyone interested in the real estate market. Join David as he recounts his career milestones, the lessons he learned, and the reasons behind his unique approach to real estate media.In This Episode:David's journey into real estateThe inception of Toronto Realty BlogOvercoming industry pushbackThe evolution of real estate mediaThe importance of honesty in real estateTimestamps:00:01 - Introduction02:00 - Why Start a Podcast?07:00 - David's Beginnings in Real Estate12:00 - The Creation of Toronto Realty Blog20:00 - Industry Challenges and Evolution27:00 - The Future of Real Estate MediaDon't Miss:David's candid stories about his early careerInsights into the real estate market changes over the yearsThe unique approach David brings to his podcastSupport the Show.Subscribe and Follow:Toronto Realty Group WebsiteToronto Realty Group YouTubeToronto Realty Blog InstagramToronto Realty Blog TwitterToronto Realty Blog Facebook