Kaneff Luxury 2+2+2 central Mississauga

Rarely Available 2 Bedroom 2 Bathroom and 2 parking (tandem) + 1 locker in Central Mississauga in a newer building and nearly 1000sqft for $269,800!
Hugging Cooksville creek 200 Burnhamthorpe East is a hidden gem; close to everything but just off the beaten path so you can avoid the congestion. Close to everything, but also steps from the Cooksville Creek ravine. Bike Paths and walking/jogging paths.
Truly a great unit and building for someone who wants the extra space at this price but in a newer building. Someone wants to be central to everything but not in the buzz of the newer highrises. Is this you or someone you know? Please contact me for more details. Open House Saturday Nov. 27 2-4pm. See Vtour.

Excellent 2+2 950+ sqft coming soon! Central Mississauga

This unit is rarely available and has only seen a handful of listings for this suite in the 8 year history   0f 200 Burnhamthorpe Avenue. Price is pegged and less than $275,000 - the price of a 1+1 approx 680 sqft in most other newer buildings. Don't hesitate! Will be on the MLS by Thursday. Special previews available Wednesday. (time TBA).

3 Months 13 weeks (phase 1) Training Restart Results

I have officially finished 3 month self imposed 'get back in shape' bootcamp. I started out with strong intentions of not making the same mistakes I always make: Overtraining and improper nutrition.
Personally I think I have lost too much weight versus muscle gained.  But for the most part I have trained smart.

I have enjoyed upping my knowledge of nutrition and physical activity and have a desire to learn more.

I can't tell anybody  "eat what you want and train 3 times a week for 20 minutes and that is all you need to do!" I am certain that there are Personal Trainers who have devised someway to make regiment of method and make it work. My end goal is to be in the best shape of my life by 40 rather than 'not out of shape' so the minimal systems are not for me - I like the hard work!

My diet has been healthy! I eat properly for the most part and supplement and vitamin where necessary. My diet during the week is skewed protein heavy  (meaning different kinds of protein) and essential fatty acids (good fats). However I also eat a good portion of carbohydrates at the right time - when I need the energy boost. On weekend I relax a little but don't go overboard (did someone say McRib?).

I have been training has been 4-5 days a week for approximately 1 hour to 1.5 hours each session. I train at Wynn Fitness as it is near my office and allows me to jump in and out and not disrupt my day. It has everything I need right now and is a good clean gym with a friendly environment.

I am not trying to lose weight so I have limited long aerobic workouts (e.g. 10km treadmill runs at 160 bpm) and instead try to fit in at least 3 - 30 minute bike rides at the 'fat burning' zone (for me 115-125bpm), and warm ups in the fat burning zone of a maximum of 15 minutes.

I will put up short posts to explain what I am doing, and have done throughout the process.

For now here are the results:

August 15, 2010: 38 year old male, 193cm (6'3")

Weight 234lbs Body Fat 23% resting HR 62bpm

November 15, 2010

Weight 217lbs  Body Fat 18% resting HR 52bpm (2.5 belt notches!)

GOAL: 210LBS Body Fat 10-12% resting HR 40-45bpm - time frame 1 year.


NOTE ****** I had a full physical done before embarking on this journey!*****
NOTE ****** I am using a body fat scale to measure Body Fat (no cringing fitness people!) I will doing something more accurate soon.

7 Season 140 Game Battram Goalie Equipment Review

Some people know me as 'The Goalie' more than 'The Realtor'. For those of you who don't know me, I have dawned the pads since I was forced to Tend Net at 11 years old due to my size and terrible skating skills: Dixie Housleague Blue for those of you from the area (West Toronto - Mississauga) and from that era! (and Dixie Arena!)

I had a meteoric rise to Major Junior and was in the OHL for a grand total of 8 games, 2 of which I played in. Unfortunately it was with the horrible Dukes of Hamilton (first host team to have a memorial cup tournament yanked from them!).  I lost one and tied one and won first star in a 5-5 draw against Sault Saint Marie Greyhounds. I eventually settled in Junior B for some great years.

High School hockey was also great. I played with the senior team when I was in 9th Grade for The Bishop Philip Pocock Pirates and that team finished 4th in Ontario (OFSAA). The OFSAA tournament was held  in Fort Frances Ontario that year and I still carry with me very fond memories of that time in my life.

I still keep in touch and occasionally play with some of those people. Some of the highest profile players I have played with are Eric Lindros (Toronto Young Nationals Bantam) and Steve Staios (Burlington Cougars Junior B) who had a long and great career in the NHL and was one of the most underrated players I ever played with, and from what I remember a heck of a nice guy.

I still play competitive Mens hockey for the Fighting Knights. Its certainly not pro hockey but it is a lot of fun and ultra competitive. If possible I would play every night; not sure the family or my business would accommodate that. :).  Anyone who scoffs at Men's hockey in Canada has never played, or is 34, single, and still believes they have a shot at he pros! (if you know what I mean)

So I wanted to post a review for Battram Goalie Equipment as I have reached my seventh season, third year and approx. 140th game in the gear.

Scott Battram and his family have a shop out of Currie's Corner, Ontario (across the 401 from Woodstock). I thoroughly enjoyed the whole process of going to their home/factory - and being custom fitted for all the pieces. The entire area is all of what I love about South Western Ontario - gorgeous! I made it a day trip and soaked in some of the local scenery and after the fitting headed down to the local cafe's on the main drag in Woodstock.

When I first received the equipment I was impressed. The stuff looked awesome! I still love the design and think it looks unique. It was a custom design that was coordinated with Chakal his designer. It is Maple Leaf like but in a very distinct manner - much more aggressive.  It was one of Battram's first  'Fury'  pad sales. Having worn a traditional pad most of my career I was a little skeptical about the Fury styling, however the feel and functionality of the design ended up being perfect for me. The only major adjustment was that I had to learn to wear the pads loose and feel confident that I was not going to bang my knees directly on the ice should the pad slip out of the way. (more on this later).

Overall the equipment has held up well. I have played in approx. 140 games, however I occasionally play on a Thursday night 3on3 on a mini rink, and fill in here and there and so the real numbers are more in the 170 game range.

The Pads - Score 8/10

The only complaint for me is on the upper strapping for the pads. I don't know if this is specific to the Battram System or a common complaint, however these straps and fasteners tend to get the most abuse and need the most adjusting. Yet they are difficult to adjust and I have had to change them a few times already.  I also somehow lost 2 straps as they came loose and fell off in transit. The material is hard to find.  I emailed Battram about getting new fasteners and they sent them immediately. I eventually found some material to replace the old straps.

I also banged up my knee quite badly one game when I arrived late and scrambled to got on the ice only to find that the upper strap on the left pad came loose.  Nearly impossible to adjust on ice, I chose to ignore it...sure enough the pad moved just enough to expose my inner knee on a butterfly and I met the cold hard ice with the same noise heard from the Boivin carcasses in the scene where Rocky Balboa is using them as punching bags.  Great bruise to talk about for about the next month but nothing serious.

The old systems had leather straps so if they were too lose you just went up a notch. It just seems with the nylon strapping system there is no quick adjustment.

Other than than that The pads have done well by me. Rebound control was established within the first 10 games (pucks stop dead now - its great). I am sure my confidence and getting used to the pads contributed in the crazy rebounds early on. It seems like now, even if I misplay the shot, the rebound is still within reach. I certainly don't 'feel' any shots (I do not wear any knee pads under the pad), and they are still aesthetically pleasing.

Catcher Score 9/10

The glove has also grown into my expectation. I originally purchased the Verge model glove but could not get used to it and so Scott was nice enough to take it back at no charge and build me a new 5002 model. In the past have typically been picky with gloves. I hate most of them! The only glove I ever loved was the original Heaton that my Dad purchased for my in 1987! Best catcher ever made IMO.

A catcher doesn't make your glove hand better, however a good glove helps you feel 'in the zone'.

This glove comes a close second, and I have used 4 different pro level gloves in between the Heaton and this one.  Would I use this glove if I was playing in the pros? Not sure.  I do occasionally feel stings when the harder shooters drill one in warm up. But that is in warm up! I have never felt a shot in the course of a game.

Blocker Score 10/10

The blocker is great. I have taken many a hard shot high on the blocker (upper wrist) and did not feel a thing.  I did feel a disconnect when holding glossy sticks. The palm material (not sure what kind), despite being well worn, still feels a little thick? The solution? Three pieces of white stick tap on the stick handle! Now its grippy. Best of all 170 games - and still the same palm and strapping pieces intact.

I will have to post what model the blocker is. I remember asking Scott to recommend a blocker that was most like the Bauer Reactor 4. Perhaps if he reads this he may have a record of it and can chime in.

Chest Protector (7/10)

The chest protector is the Battram Bold 3500 and actually 7 years old and its about time I need a new one! It is a good protector for the money if you consider it was custom fit and made to order..  I have never been hurt while wearing it - despite often putting my upper body in awkward positions.  I am certain he has made improvements on this older model. It has held together pretty well so I give it kudos for that as well as its overall protection at the level I am playing at.  (2 weeks ago a dove across the ice head first and ended up stopping the puck with my latimus dorsi (?) - just under my underarm - very weird place for a bruise that looks like the flat side of a puck.)

This is not a pro level chest and arm protector. It does not have the back and under the arm protection needed at a pro level and it tends to move about too much despite routine strapping adjustments. I have not tried or seen the newer Upper 5000 in person . Perhaps there is a review of it somewhere?

Consider one thing. When I purchased this upper body protector 7 years ago, I was facing paying twice the cost for a brand name equivalent. I do not think I would've received 2x the protection or comfort from those brand name Chest protectors. So good value for the money and I got my name embroidered on it!

So...the blocker is still 100% intact - palm and all. The glove is well worn in but not looking or feeling beaten up. The pads are looking and feeling about where I feel the should be at this juncture save for a few minor things.

Overall I rate Battram Custom Goalie Equipment as Excellent. The buying experience for me was great. Their customer service is spot on.  Scott maintains/moderates the www.GoalieLife.com a great discussion board with classifieds, live chat, contests, tips etc .

Highly recommended.

David Smeriglio
Sutton Group Icon Realty Inc. Brokerage


M 416 570 7355F  1 866 827 4551


www.soldhabit.comd


avid@soldhabit.com


http://soldhabit.blogspot.com

twitter @soldhabit

Delivering the results You want

GTA REALTORS® Report Mid-Month Resale Housing Market Figures

TORONTO, October 18, 2010 --

Greater Toronto REALTORS® reported 3,012

sales through the Multiple Listing Service® (MLS®) during the first two

weeks of October 2010.This represented a 17 per cent decrease compared to the 3,631 sales recorded during the same period in 2009. Year-to-date sales amounted to 71,988, representing a three per cent increase compared to 2009. “The GTA resale market is balancing out from the record level of sales experienced in the second half of 2009 and first few months of 2010. This is why sales figures have been lower than 2009 levels in recent months. With this said, it should be noted that the annual rate of decline slowed somewhat through the first two weeks of October,” said Toronto Real Estate Board

President Bill Johnston.

The average price for October mid-month transactions was $444,644 – up seven per cent compared to the average of $414,479 recorded during the first 14 days of October 2009. “We are seeing enough buyers relative to sellers to promote continued price growth year-over-year. People are buying because home ownership remains affordable in the GTA. A household earning the average income can comfortably afford a mortgage on the average priced resale home,” said Jason Mercer, TREB’s Senior Manager of Market Analysis.

(courtesy of the Toronto Real Estate Board)

Call me old school but I love family tradition...

Every year we go to Downey's Farm. Great to see the growth of Natalia and now Nicola following in her footsteps. Also noticing how different their personalities are. Children are amazing and by extension most people are too. Certainly one of the joys of my profession is getting to know people, and besides making a good living from being a realtor, interacting with people is what keeps it fresh.

Natalia 2006



Natalia 2010



Nicola (1 years old soon) and Natalia 2010



Nicola 2010

Tridel Luxury Building. Oversized 1+1 Lower Level Suite

Sellers hesitant to lower house list prices: Toronto Market Dilemma

Although some segments of the Toronto Real Estate market are still very hot, most markets have experienced some cooling off. Despite lower interest rates and limited supply prices have seen a drop.

A common issue that I am running into is sellers hesitance to adjust prices to reflect the new pricing reality. I don't blame them.

The logic is simple. If a Seller lists at the higher price and it is still within reason for the neighbourhood, house style, and condition, then buyers will no doubt submit offers that reflect today's slower market. It may look like a low offer but that is not in fact the case.

However, in the absence of multiple offers, pricing 'on the money' seems to be a frustrating experience for sellers because some Buyers and their agents take the already adjusted price as an invitation to start bidding even lower. This has happened within my office on numerous occasions.

Often this stirs resentment from the Sellers who feel they are being lowballed. For me it is a little embarrassing since so called 'professionals' are not doing their research and recognizing that prices have already been adjusted.

Of course I could be willfully naive. The lowball is after all a  negotiating strategy (a starting position which will immediately stir resentment within the negotiation).

And so pricing,  more than ever,  remains an uber important component in listing strategy.

David Smeriglio
david@soldhabit.com 

The Fighting Knights 2010 Summer League Champs

Yes it is only Men's hockey but you could have fooled me! You would think there were scouts in the crowd...Lol.  The level of competition this summer was incredible, especially the playoffs. Everyone was a little giddy last night and rightfully so; everyone from both teams left everything out on the ice. It was a real guts and glory game which ended 2-1 with the game winner coming with only 1:30 left on the clock. I think the goal scorer's each walked away with a Gordie Howe hat trick!

Nice to see the losing team at Monaghans in Oakville, and yes we did buy them a pitcher of beer - they deserved it for their efforts.

Cheers!

David

Let me know if you see or hear about any good deals!

Let me know if you see or hear of any good deals…

This is often a remark I hear from people when we are parting ways or if we speak on the phone. Have you ever said this to a Realtor?

If yes, this is the time of the ‘good deal’ for investors and first time buyers; Prices are down, interest rates are lower than in months past, and inventory is slightly up.  Houses are taking much longer to sell.

However the market is not in a crash mode or spiraling out of control, it is in fact very much in balance. So where are the deals?

In order to answer that question the reasons for selling must be considered. Most sales are ‘move up or move down’.  These take up most of my inventory at any given time. Undoubtedly though, there are houses where the three D’s come into play: Debt, Divorce, and Death.

When the market is hot the three D’s do not come into play, nor do Power of Sales; there is no reason to discount as they will sell despite the circumstances for selling. Of course in a flat market that all changes.

So why is there not a surge to pick up lower priced properties?

One major reason is the new government policy requiring a 20% down payment on investment properties. There are creative ways around this - (contact me for details) , however the simplicity of drawing out 10% from your savings to jump on a good deal is lost. Another reason is that prices have not really dropped yet, and the general awareness of lowered prices may not be evident until October or November.

If you are ready or curious about an addition of an investment property to your portfolio, then let’s talk. After all you probably asked “Let me know if you see or hear of any good deals”….  yes I have!

David Smeriglio

Sales Representative/Owning Partner

Sutton Group Icon Realty Inc. Brokerage

905.848.1313

Luxury 1+1 in Quaint Port Royal.

Literally a 5 Minute walk from Kipling subway and walking distance from Islington Village and Kingsway Village (Bloor/Islington). Rare ground floor oversized 1+1 with 2 full baths and a 100sqft + patio. Take the tour!

Back from Holidays and eagerly awaiting Market update

Just back from a two week holiday in and around the east coast of New Brunswick. Every time we go we have a want to buy a small home near the beach along the coastline. Perhaps one day this will become a reality.
I am quickly reminded of the fast pace we live in as soon as we hit highway 401 and the 10+ lanes of traffic barreling down at 130KPH. But it does feel good to be home.

June statistics continue to point towards a steadying balanced Real Estate market. Some headlines, no doubt pining for a juicy story, want to focus on sensationalistic numbers which are usually only clarified deep inside the article. The number du jour is "a 23% drop in sales". In reality this does mean there are fewer buyers on the market, however there is also less inventory so prices have stabilized. Also the 23% drop is versus June of 2009, which was one of the busiest months in the history of the Toronto Real Estate Board.

I look forward to the July numbers which should reveal the trend we are currently experiencing.

David

Exectuive Rental Suite - Park Mansion

Available August 16, 2010. Gorgeous 1200 sqft Unit in one of Mississauga's Premiere Residences.





Please email me if you are interested, or know somebody who may be. david@soldhabit.com

Stunning Semi - NW Mississauga (Terragar area)

Another gorgeous semi kn NW Mississauga. I am truly blessed to have so many great homes in my inventory. Spacious, bright and airy, parking for 4 + garage, extensively upgraded and landscaped. Check out the tour. This home speaks for itself.  Contact me for more details.





David Smeriglio 905 848 1313 david@soldhabit.com

Anatomy of my own Move Part 3: Getting Our home ready for Sale

We had bought our house in the midst of a typically strong late spring upsurge. I had been working in the Levi Creek area with several clients on two different price levels so I had a very strong sense of which homes were selling and at what price they were selling for.

My clients had decided that they wanted a four bedroom home to accommodate grandma when she stayed over, and that four bedroom homes in Levi Creek were beyond what they could afford at the moment. I would not be competing against them and so I avoided what could have been a conflict of interest.

As it happened I received a call just after my appointment to tell methat the three bedroom home that we were just looking at was receiving multiple offers that afternoon.

As we went our separate ways, I decided to take the long way and drive around the other side of the crescent. At that very moment the For Sale Sign was being planted into the ground for the listing we would eventually buy. It was not even on the market yet and I called the listing agent and got myself in for an preview. I loved it. It was the same as the house I just saw with my clients except in much better condition and with a much longer lot. Knowing that the other home was receiving 3 offers I quickly called Jennifer to come take a look. She approved, and by 5pm we were submitting our offer.

Of course as we were negotiating our offer, the losers of the other multiple offer were preparing to compete with us! Knowing this, we gave the sellers an offer they could not refuse. They accepted and we got the home.

The only issue we had was that the beautiful maple hardwoods on the main level were very dented and scratched thanks to a huge dog that once roamed its halls. This did not deter us as we had [good] intentions of refinishing the floors before we moved in...

Feeling the effects of the recession and knowing that the Real Estate market during the Winter of 2009 was so dismal, Jennifer and I both felt that the home had to show well if we wanted to fetch a great price. Furthermore since I put so many demands on my clients to have their properties in tip top shape before listing, I decided to hold myself to those same standards.

One of the major projects we took on before listing for sale was the refinishing of the hardwood on the main level. We also needed to replace 120sqft of carpet in the basement which was in terrible condition and detracted from an amazing basement.

Unfortunately the refinishing company would not be available until late April. In the meantime we repainted and/or touched up paint, de cluttered and repaired little items that had broken over the years. The refinishing involved moving all our main floor furniture into the garage and removing all quarter round. We also took the opportunity to repaint the baseboards which were looking very dull. After the project was finished the floors looked amazing and we regretted not getting it done in 2005.

I took on the job of installing the laminate floor in the basement to replace the grungy carpet. I did not want to do the laminate however it was difficult to have someone in on short notice for such a small job. Plus I had installed flooring in the past and had enjoyed it. I had the floor installed in 3 days. (yes I know a pro would have done it one day however I was working a Real Estate gig at the same time which slowed me down! lol) .

When all was tallied up we had spent several thousand dollars and about 2 solid weeks of time with our hearts and heads focused on readying our home. The payoff was self evident in the buzz that occurred and the ensuing multiple offers that we received. We were very happy with the price; it was the highest price ever on our street and the highest price per square foot in the Levi Creek neighbourhood - ever.

We took the week after to gather our thoughts and have some relax time before resuming our search for our new home.

What I would soon find out was that while we were down in the trenches readying our home sale, listing the property, and receiving offers, a transformation had occurred in the market. In the 3-4 weeks that my eye was essentially not fully focussed on market conditions, there had been an upsurge.

Our home which was overpriced in mid April was properly priced in mid May and under priced by the end of June! Yes all the hard work and spit shine spurred a bidding war for our home, but so did the fact at the same time Sellers who could not sell removed their homes from the market leaving a lower inventory which was quickly gobbled up by Buyers enjoying the new lower interest rates that were being rolled out at that same time.

When did this all dawn on me??? Stay tuned.

Coming Up Next: Anatomy of my own Move Part 4: OMG! There's nothing left! Resuming the search for our new home.

Infinity Condos: Bright Spacious and Flowing - Spectacular Downtown Vistas - Check it out!

If a one bedroom suits your needs then look no further! 

• Steps to the Air Canada Centre, Union Station, overlooking the CN Tower, Rogers Centre, Metro Toronto Convention Centre, and Waterfront
• Luxurious 35 storey building Suite located on 25th floor offers wide balcony and large windows with unobstructed view of waterfront and cityscape
• Fantastic amenities: Indoor Pool, 24 Hour Concierge, Business Centre, Cinema, Billiards, Sauna, Gym, Party Room, Guest Suites, Visitor Parking and much more

If you have viewed typical one bedroom downtown Toronto condos then you know this is not the average rectangular  - north facing - windowless one bedroom that most builders stuff into high rise condos because they represent the greatest profit per square foot. 

Contact


David Smeriglio 
Sutton Group Icon Realty Inc. Brokerage 
M 416 570 7355
O 416 622 6565 
david@soldhabit.com

Traditional Townhouse in a Quiet Complex in Meadowvale

Classic Two Storey Townhouse in a quiet well maintained complex. Spacious Bedrooms, great living dining open concept combo. Finished basement with full in-law suite.
Fully Fenced yard, private drive and garage.  Lots of bang for the buck.  See Vtour. Please contact for you personal viewing.





Price $249,800



David Smeriglio Sutton Group Icon Realty Inc. Brokerage 905-848-1313 david@soldhabit.com

Absolute wow Semi on Quiet Court in Sought after Levi Creek

Great opportunity to own a great home in a great community. Absolute pride of ownership. Updated with attention paid to detail. Includes Stainless appliances, Hardwoods and Ceramics Throughout, Custom Window Treatments, Tasteful Paint. Close to both Catholic and Public English Elementary Schools, as well as a French Elementary School and Sainte Famille French High School. Parks, Trails, a Large Woodlot within the area. Multinational Corporations on the outskirts. Minutes away from GO Transit, Mississauga Transit, Highway 401 and Highway 403. Mini Mall With a Shoppers and walk in Clinic also a minute away. See Vtour and don't miss this opportunity!



Price: 394,800



David Smeriglio Sutton Group Icon Realty Inc. Brokerage 905-848-1313 david@soldhabit.com

Open Concept Detached - Quiet Court in Levi Creek

Great opportunity to own a detached home in Levi Creek. Why go semi when you can get a 3bd Detached with a double garage and a premium lot?  Levi Creek is nestled between major highways 407 and 401, surrounded by parks, forest, ravine, and trails. Close to French High School Saint Famille and Elementary School Ange Gabriel. As well a catholic and public elementary school within its community. 









Price: $459,800




David Smeriglio Sutton Group Icon Realty Inc. Brokerage 905-848-1313 david@soldhabit.com 

Not your average Downtown Toronto 1 Bedroom

http://www.visualtour.com/applets/flashviewer2/facebook.asp?t=2162012&prt=12571




Unique One Bedroom with floor to ceiling wrap around windows, large balcony and spectacular views. Excellent location. Being sold exclusively for 1 week before MLS. Opportunity to $ave!

If we wait until after the HST kicks in will the market go down?

This is a question I have been asked by many first time buyer clients lately. In fact, I am always asked the Chrystal Ball question by first time buyers ' should we wait' ? If I had answered yes each time since 1998, with the exception of the months before July 2008, I would have been dead wrong.

However even if I took a stab at it, as I did in 2003 when housing economists predicted a big slow down by winter 2005 (ouch bad advice eh?), I have come to the conclusion that even if I was right I could be wrong.

The reasoning is this:  If you are renting a small house in the burbs for 1400/month and you purchase today. Then, lets say 6 months after you move in prices drop 5%.  You may be a little peeved. Yes it would have cost you $8400 in rent but it certainly would not be  $15,000 - $17,000 (average first time buyer starter house x 5% drop) . However in reality, you would be living in the house so really the price drop would not materially effect you.

On the other hand, if you waited and paid rent for 6 months and then the market did not drop but in fact went up 2-4% - which has been happening in the GTA year over year - then you would be out $8400 + $6000 - $12,000. Except this time it is directly out of your pocket. you would be materially effected by up to 20,000 + dollars.

I think the first scenario would be the lesser of two evils?

MLS Changes Welcomed ... with Caution.

Even more important than being a single source for access to most houses listed for sale, our MLS system provides accuracy of information governed by local boards. Brokerages and their agents posting a listing to the MLS are further governed under the Real Estate and Business Brokers Act, and by the Real Estate Council of Ontario (RECO) who administers the act. This allows for a standardization of the tools of the trade which promotes or requires agents to be diligent about the information placed on the MLS system - and makes them liable if information is false. 

For instance, it is not unfathomable that all For Sale by Owner websites gather together and create their own MLS! There would be thousands of listings. The main thing that will be void from that system is uniformity and accountability; If you view 10 houses, information for each house will be the interpretation of each homeowner...multiple that by 300,000...

How can confidence in purchasing run as high as it currently is? 

For example, those of you who have sold or bought houses using my services may understand perfectly that the intricacies of  multiple offer negotiations, although intense,  are highly organized and serve to protect the consumer. The result may not be in a buyer's favour but the system is maintained irregardless. 

I am, however, seeing the world through rose coloured glasses. My team and the agents that surround us are full time veteran agents who mentor the lesser experienced counterparts. We know for a fact that this is not the experience of all consumers. 

So, on the flip side, I welcome changes to the MLS.  The new changes will allow it to become more of an  al-la carte system. 

I believe it will provide a stage from which  Realtors who invest in themselves, and Realtors have something unique and  tangible to offer, can get ahead. 

It may spur the public to insist that a resume be produced in order to justify how listing through a full service Realtor makes more sense than shlepping a listing on the MLS with a part time Realtor. Today, part time Realtors, Realtor who are fresh out of Real Estate College, and Realtor's whose greatest accomplishment is their uncanny ability to sell themselves, still manage to thrive.... or at least survive. 

In today's hot market, part time agents and discount brokerages survive and often thrive. Its a numbers game! Perhaps changes to the MLS will permanently end the days where a 'professional agent' can be defined just as well by a person who is a cashier full time and manages to sell 4-6 houses per year by hitching their entire business plan on the MLS.  (totally fictional but  also possible in today's system and today's hot market). 

Why Dismantle Something that is Working Perfectly?

Yesterday on many discussion boards and news media outlets the idea of opening the MLS up to let the public list privately was presented. From what I could see the discussion boards were dominated by a small fraction of the Real Estate world which was dissatisfied with their Real Estate agents and of course Realtors. Here is a small insight into my view on it.

The draw of the mls system is that good agent or bad agent the systems integrity keeps everything above board and on the level. Remove the people who are ultimately responsible for the MLS - the agents - and it becomes a free for all. I would hate to have to buy sell/houses on a mass scale in a classified ad type of of system. The amount of misrepresentation and deceit would ground house sales to a halt.

Wonder if a lawyer will waive their fees if after weeks of negotiations they discover there is no equity in the house and it can't be sold! Don't think so.

99.9% of the time suspect sellers and buyers never cross onto the MLS because of the due diligence of realtors and the realtor system. No such checks and balance in the self serve world. Want to check every buyer that walks through and is interested? Think about that process. How much would your lawyer charge you? Do you think they would do it for free?

EVERY buyer agent performs this action before heading out to look for homes, every listing agent does the same. At no charge!
There is integrity and trust in the system on many levels.

Please don't insult us by comparing common classifieds to the services we provide.

Email to CP24 - Sensationalistic Journalism??? Misleads Public

CP24 Posted the following Poll question

Would you sell your home without a real estate agent if you could get the property listed on MLS?

I think the question was meant to mean 'do you feel comfortable selling your home without the assistance of a realtor if you could post it on the MLS'?

To Whom it May Concern

Yes I am a Realtor. The question you asked is sensationalistic and without grounds. It is not the idea behind why CREA and the competition board is meeting today. It is irresponsible to pose a question which misleads the public. The MLS is a creation of the hard work of individual agents. Without agents there would be no MLS in the state it is in today. Your question is on the level with a question that asks, if you could download Musicians Music for free (without ramification) would you? I am certain 75% of the respondents would vote YES! But guess what ... if the musicians do not get paid to create Music there is no Music. Same goes with the MLS. If Realtors are not posting listings based on strict professional, ethical, and moral system, then yes an MLS may survive however the integrity of the system disappears. It is the Integrity and trust of the system which makes the MLS system what it is. Otherwise Craigslist should be the basis for listing homes. David Smeriglio

Subscribe to my Milton Search - You Should if You want to Save Money! Read How and Why.

What about Milton?

Is a question that I am often asked by anyone considering the west end of the GTA.

There have been several clients who at our initial conversation ruled out Milton, but who eventually bought there nonetheless.

The main reason for this change of heart was because they discovered that their main objection to Milton, the extra commute, was a sacrifice that they were willing to make in order to purchase a newer home at a fair price.

However prices in Milton have been slowly rising. In the last 3 months quality first time buyer homes have been selling at a rapid pace. My most recent clients can tell you that being the first on the scene did not always guarantee the purchase. In the first quarter of 2010 multiple offers became the norm.

Even with prices rising nearly 10% on homes listed less than $330,000, Milton is still a relative bargain compared to what similar size homes are selling for just 4km east in Mississauga; where houses have also been growing in value.

Greater value in Milton can still be found at the $500,000 + price range. Especially for those willing to live in West Milton towards the Escarpment. Generally speaking you can expect to save up 10% over homes of similar age and type in Mississauga or Oakville, and 5% over Burlington.

The reason for much of the rapid rise in the popularity of Milton is due to the growth of the infrastructure within the town itself. People are starting to realize that the turnoffs of years past are no longer relevant: I recall

• Waiting 15 minutes in bumper to bumper traffic on Thompson Road with my clients in 2006 while waiting for the train to pass - and no way to avoid this without backtracking down side roads.
• Fearing running out of gas in east Milton because the nearest open gas station was on the outskirts of town.
• Little or no choices for shopping

Thankfully most of these problems have been solved. For those who stuck it out the reward has been an increase in property value.

So how do you buy when the market is low in Milton?

The EBB and FLOW of prices in Milton are also effected by the Ebb and Flow in Mississauga, Oakville, and Burlington as well as the availability of builder overstock. This means that if monitored carefully Milton could serve up some relative bargains.

Email us at david@soldhabit.com if you would like to be sent FREE automated updates of listings when they come available in Milton.

You will be sent a link to a web-console (see screenshot below) where you can track the market and use tools to separate your favourites, possibilities, and discard the homes you don't like. These houses often show up 48hrs before they are posted on MLS.ca and are official Realtor listings.

Roll up the Rim - The Rim Roller!

Just like with my best Real Estate Listings I am always looking for latest and most innovative ways to market myself.

Sending this fun little Invention From Canadian Paul Kind of Novel Solutions (featured on The Dragons Den TV program) has been a huge success since I first sent it in 2008. (I'm also secretly convinced I am going to win the grand prize!) If you Roll a Grand Prize in the Tim Horton's Roll Up The Rim contest and are using the Rim Roller please let me know!

Anatomy of My Own Move Part 1: Why the Move?

I have been looking forward to writing this series of blog entries about my own move. I gave gained valuable experience and learned so many lessons about myself, my family, and my business from this event. One of the most valuable lessons was that of delegating. I delegate most things in my business life, yet I would never consider delegating the task of listing my own house! Would a mechanic pay someone to fix their car? Yet I had heard experienced agents often comment that an agent should have another agent in the office list their property. I was about to find out why.


In January of 2009 Jen and I found out we were expecting. This was child number 3. I occasionally work from home and my office had already gone from the spare bedroom, to a corner of the basement next to the toy room. The next move could only be into the storage room; the toy room would be expanding! Despite numerous trips to goodwill, 3 garage sales, every closet was full of STUFF.

Ultimately when needs met affordability the wheels of change started rolling and the decision was made in February to start looking.

The Original Main Considerations:

1. Keep Natalia in the same school; It is a French only school and the territory is quite large.
2. Find a home with a main floor Den; An office for now but Tallula's bedroom in the future.
3. Preferably with a finished basement where the a Nanny can live and have their own quarters.
4. Budget (of course).
5. Distance. I am in and out of Toronto regularly, living well outside the GTA city limits is not an option.

The Stage was Set:

Coming up next: Preliminary Search in a Flat Market

Maximize Profits in a Hot Market

I listed this home in late Summer of 2009. It was in a demand neighbourhood. Some Realtors would say that staging or preparation was not necessary!

My clients were bombarded with discount offers everyday. Including brokerages that would slap it on MLS for minimum commission. (hoping that although the listing is a loss leader that they could snag a buyer client and make up the difference).

I suggested to them that although what we were offering could not be accomplished for minimum commissions that we could put together a leak proof listing with advanced marketing and top notch promotion and make up the commission difference in final sale price.

By not pursuing a listing plan to ensure the 'nothing was left out on the table' they could possibly be selling themselves short. They agreed with this theory and the result was spectacular.

The Stager For this Property was Emilia Rees of www.decodoc.ca. Apart from her staging sense, Emilia has also accumulated a strong inventory of accents and small furniture pieces which she often put into play with fantastic results.

David Smeriglio

'Take Pride in Every Listing or don't take it at all'

New Listing 1624-25 Kingsbridge Garden Circle

Tridel's Skymark West One of the last modern luxury buildings in Mississauga to offer full size suites. In newer buildings 1400 sqft is reserved for Penthouses.

Visit http://www.1624-25kingsbridge.com/ for more info and photos.

Contact me for a private viewing.

Anatomy of My Own Move Part 2: Preliminary Search

I don't want to bore people with statistics so I will try to keep it brief. I am not any different than anyone who calls me about purchasing a property. The first step is to see what is available on the market.

I was marketing to a large chunk of our search area. I saw the statistics on a daily basis and had just finished working with a purchasing client within the area. I clearly remember the day in late February when I did a search for the Levi-Creek/Meadowvale Village/Olde English Lane: 400,000 to 600,000 Detached, 4 bedroom = 76 houses available. This did not come as a surprise. We were 5 months into the recession and October 08 through February 09 were dismal sales months; my listings were taking 30-40 + days to sell and the Inbox was not filling up with buying inquiries. Good houses were selling, but not quickly, and not for as much as the previous year. Houses on the margins (on busy streets etc.) were not selling at all.

Check out the optimistic February Market Watch (pdf).

March was starting to show some strength March Market Watch (pdf).

So here was my perspective at the beginning of March:

1. Good houses were still selling. Our house is in a demand neighbourhood, has a large lot, is on a quiet crescent, and is updated...no brainer - it will be sold.
2. There is a lot of inventory for larger homes. Prices for smaller housing is out pacing that of larger housing.
3. Interest Rates are dropping.
4. The normally brisk spring market is approaching.

So far so good. We have an projected list date of Mid May. So about 2 months to get the house ready. We want to list in May because we have nice landscaping a large yard which are great selling features.

Coming Up: Getting the House Ready for Sale

Anatomy of my own Move Part 3: Getting the House Ready for Sale

We had bought our house in the midst of a typically strong late spring upsurge. I had been working in the Levi Creek area with several clients on two different price levels so I had a very strong sense of which homes were selling and at what price they were selling for.

My clients had decided that they wanted a four bedroom home to accommodate grandma when she stayed over, and that four bedroom homes in Levi Creek were beyond what they could afford at the moment. I would not be competing against them and so I avoided what could have been a conflict of interest.

As it happened I received a call just after my appointment to tell methat the three bedroom home that we were just looking at was receiving multiple offers that afternoon.

As we went our separate ways, I decided to take the long way and drive around the other side of the crescent. At that very moment the For Sale Sign was being planted into the ground for the listing we would eventually buy. It was not even on the market yet and I called the listing agent and got myself in for an preview. I loved it. It was the same as the house I just saw with my clients except in much better condition and with a much longer lot. Knowing that the other home was receiving 3 offers I quickly called Jennifer to come take a look. She approved, and by 5pm we were submitting our offer.

Of course as we were negotiating our offer, the losers of the other multiple offer were preparing to compete with us! Knowing this, we gave the sellers an offer they could not refuse. They accepted and we got the home.

The only issue we had was that the beautiful maple hardwoods on the main level were very dented and scratched thanks to a huge dog that once roamed its halls. This did not deter us as we had [good] intentions of refinishing the floors before we moved in...

Feeling the effects of the recession and knowing that the Real Estate market during the Winter of 2009 was so dismal, Jennifer and I both felt that the home had to show well if we wanted to fetch a great price. Furthermore since I put so many demands on my clients to have their properties in tip top shape before listing, I decided to hold myself to those same standards.

One of the major projects we took on before listing for sale was the refinishing of the hardwood on the main level. We also needed to replace 120sqft of carpet in the basement which was in terrible condition and detracted from an amazing basement.

Unfortunately the refinishing company would not be available until late April. In the meantime we repainted and/or touched up paint, de cluttered and repaired little items that had broken over the years. The refinishing involved moving all our main floor furniture into the garage and removing all quarter round. We also took the opportunity to repaint the baseboards which were looking very dull. After the project was finished the floors looked amazing and we regretted not getting it done in 2005.

I took on the job of installing the laminate floor in the basement to replace the grungy carpet. I did not want to do the laminate however it was difficult to have someone in on short notice for such a small job. Plus I had installed flooring in the past and had enjoyed it. I had the floor installed in 3 days. (yes I know a pro would have done it one day however I was working a Real Estate gig at the same time which slowed me down! lol) .

When all was tallied up we had spent several thousand dollars and about 2 solid weeks of time with our hearts and heads focused on readying our home. The payoff was self evident in the buzz that occurred and the ensuing multiple offers that we received. We were very happy with the price; it was the highest price ever on our street and the highest price per square foot in the Levi Creek neighbourhood - ever.

We took the week after to gather our thoughts and have some relax time before resuming our search for our new home.

What I would soon find out was that while we were down in the trenches readying our home sale, listing the property, and receiving offers, a transformation had occurred in the market. In the 3-4 weeks that my eye was essentially not fully focussed on market conditions, there had been an upsurge.

Our home which was overpriced in mid April was properly priced in mid May and under priced by the end of June! Yes all the hard work and spit shine spurred a bidding war for our home, but so did the fact at the same time Sellers who could not sell removed their homes from the market leaving a lower inventory which was quickly gobbled up by Buyers enjoying the new lower interest rates that were being rolled out at that same time.

When did this all dawn on me??? Stay tuned.

Coming Up Next: Anatomy of my own Move Part 4: OMG! There's nothing left! Resuming the search for our new home.