Michael Tam - Realtor

LEASED ⚠️ ⚠️ ⚠️⠀

Congrats to my landlords! 🥳🏠💪

The Toronto Condo market is tough to navigate for landlords. We were priced very reasonable, but we found a tenant that could take possession with no vacancy. It was worth a minor price adjustment to secure a strong tenant and avoid vacancy costs!

Congrats to the landlord and tenants!

Buy/ Sell/ Invest⠀⠀
Contact me today for a free valuation on your home! ✉️📨📞☎️ .⠀⠀⠀⠀⠀⠀⠀⠀⠀⠀⠀⠀⠀⠀⠀⠀⠀⠀⠀⠀⠀⠀

Just listed for Sale! 🚨🚨🚨

Welcome to this fully upgraded, move in ready 4 bed 4 bath, detached home in the exclusive Seaton Mulberry community within New Seaton. One of the larger sq ft / functional floor plans with 4 spacious bedrooms, bonus 3 bathrooms upstairs + 1 bathroom on the main floor. Total 6 car parking: 2 car garage + 4 on the driveway with the extension. No expenses were spared on the upgrades: 9 ft & smooth ceilings on the main floor. Kitchen has High End Appliances ('Bespoke' Samsung line) with ai/ smart features; Upgraded Quartz countertop w/ waterfall island + backsplash +Valence Lighting; Breakfast bar seating + breakfast area w/ built in window seating. Open concept living area overlooking the living areas with a custom accent wall + quartz wall + fire place. Upgraded 200A electrical panel, with updated light fixtures through out.

4 bedrooms 🛌
4 washroom 🛁
6 Car parking

Lots of upgrades!

Buy/ Sell/ Invest
Contact me today for a free valuation on your home! ✉️📨📞☎️ .

Stat Alert🚨

August stats are out!

Average sale prices are down from last month and Aug of 2025, we are now at an average sale price of under $1M. Number of transactions are also lower compared to last year & last month. These are all consistent with the normal slower summer market. Inventory for new listings are down by 14%. In general, the summer months have fewer buyers, fewer sellers, and fewer listings. People are focused on other things and real estate may not be their priority! Which is why, I often see buyers get better deals in the summer as some homes linger on the market for longer.

Fall and spring months are normally our busiest time of the year. We normally see more listings come out, which means more choices for buyers, and more buyers who are actively looking, which results in more sold homes. TRREB is saying that ‘prices may begin to rise as inventory tightens’, this can happen, but in MY opinion, I don’t think it is likely. We’ll likely see new inventory increase, and due to the competition we might continue to see a slight dip in the numbers or the numbers should hold relatively flat. Of course, those homes in sought after areas/ the type of home is move in ready/ unique, we may see some improved numbers.

Stay tuned for the activity in September and I hope you all had a great summer!

Lets see what happens this month! 👀👀

** 416 area code refers to the Toronto (defined by TREB)
** 905 area code refers to GTA, suburb cities and towns surrounding Toronto (defined by TREB)
Check out the previous month’s post for comparison.
Swipe for more stats on Toronto and Durham
For more questions on stats in your specific area, shoot me a message!
⚠️ 2026 vs 2025📈📉
Buy/ Sell/ Invest
Contact me today for a free valuation on your home! ✉️📨📞☎️ .

SOLD ⚠️ ⚠️ ⚠️⠀

Congrats to my sellers! 🥳🏠💪

This one took us a month and a half. I know, a little longer than we wanted but we got what we wanted. We were priced fair in a market where we would be a more affordable option for buyers. 2 weeks later, the house across the street with the identical lay out sold for MUCH LESS. We adjusted our price quickly. The week after, more than a handful of homes came on the market in the similar price range and size. We received multiple offers over the next month but they just weren't close enough to our target. We stayed patient, we knew our price was fair given our upgrades, and we found the right buyer!

Tip of the day: Sellers, please get your agents to highlight your updates. An updated roof, furnace, AC, appliances or whatever are all value add items because these are things that the new buyer won't have to pay for. I had some clown of an agent low ball us and tried to tell us that a new roof adds no additional value lol don't be them. If you're an agent on the buy side, learn the art of lowballing.

Congrats to the buyers and sellers!

Buy/ Sell/ Invest⠀⠀
Contact me today for a free valuation on your home! ✉️📨📞☎️ .⠀⠀⠀⠀⠀⠀⠀⠀⠀⠀⠀⠀⠀⠀⠀⠀⠀⠀⠀⠀⠀⠀

SOLD ⚠️ ⚠️ ⚠️⠀

Congrats to my buyers! 🥳🏠💪

We took quite a few months to land a home, and we took a few breaks in between. But we did it! On our last showing before seeing this home, we had said that if we don't find anything in the next week, we'll have to post pone the search for another few months. We agreed that the STARTS MAY ALIGN, and it did. The very next day, this house came on the market, we saw it when it was 0 days on market. The asking price was very fair, for the given area and size, it was almost too good to be true. We offered immediately, and it was accepted on the same day.

Tip of the day: do your research, see a lot of homes, and when the house ticks enough of the boxes, and is at a fair price, go for it!

Congrats to the buyers and sellers!

Buy/ Sell/ Invest⠀⠀
Contact me today for a free valuation on your home! ✉️📨📞☎️ .⠀⠀⠀⠀⠀⠀⠀⠀⠀⠀⠀⠀⠀⠀⠀⠀⠀⠀⠀⠀⠀⠀

Stat Alert🚨

July stats are out!

Average sale prices are down by around $50k from last month, Detached homes and town houses in the 416 areas are down by Approx $100k, Semi’s Down by $140k! And shockingly, Condos are slightly up. But don’t worry, the market isn’t crashing, it could just be the lower priced homes that have been lingering on the market has finally started to sell. 905 areas are down as well, but not as bad. OVERALL, we’re seeing a 4.5% decrease in prices. Looks like the buyers out there are starting to get a little more confidence back in the market, and are pulling the trigger on their purchases, but they’re also able to negotiate some pretty good deals.

The general theme of this most recent market update is that the market is “tightening and maybe we might start to see a market recovery”. This is being said because of the drop in supply. 17.8% decrease in new listings hitting the market. This may be true, but I don’t think we’re getting close to the market recovering. There may be less options for the buyers to choose from, which means that the nice homes that every one wants may get 1 or 2 more offers and will sell faster, but there is still a lot of supply on the market compared to historical stats.

This could mean that some sellers are tired of being on the market and are pivoting to other strategies. I’ve seen some of my seller clients/ homes that my clients have been trying to buy, change to a rental strategy, or moved back in to the home their selling to keep it for longer, delaying their downsizing plans etc.

My message is consistent, sellers stay patient! And buyers keep hunting! The numbers have trended lower, but it shouldn’t continue to go down for much longer. Take a look at my June post to compare the numbers! Remember, summer months are traditionally slower.

Lets see what happens this month! 👀👀

** 416 area code refers to the Toronto (defined by TREB)
** 905 area code refers to GTA, suburb cities and towns surrounding Toronto (defined by TREB)
Check out the previous month’s post for comparison.
Swipe for more stats on Toronto and Durham
For more questions on stats in your specific area, shoot me a message!
⚠️ 2026 vs 2025📈📉
Buy/ Sell/ Invest
Contact me today for a free valuation on your home! ✉️📨📞☎️ .

SOLD ⚠️ ⚠️ ⚠️⠀

Congrats to my Buyers 🥳🏠💪

Maybe 5-6 years ago, my client told me that he'd call me when he was ready to buy. Fast forward to today, he was true to his word! This condo is known as The Boat in North York, and we thought it'd be out of budget. But with the condo market where it is, we agressively low balled and ended up finding a good deal!

For those buying condos, if you can stretch a bit to get a 1+ DEN or a little extra sq ft, do it! That extra den space, extra washroom, and space will give you the chance to extend your investment timeline. And we all know, the longer you can hold that piece of real estate, the better off you'll be.

Congrats to the buyers and sellers!

Buy/ Sell/ Invest⠀⠀
Contact me today for a free valuation on your home! ✉️📨📞☎️ .⠀⠀⠀⠀⠀⠀⠀⠀⠀⠀⠀⠀⠀⠀⠀⠀⠀⠀⠀⠀⠀⠀

SOLD ⚠️ ⚠️ ⚠️⠀

Congrats to my Buyers! 🥳🏠💪

This one took a few years to plan. But once my clients were beginning to prep their sale, we started looking at homes to buy. We had no intention to put in any offers (even though they really wanted to). But we were ready once we sold. As soon as the current home sold, we started looking, and it was much easier because we had already done our homework. We've seen enough homes to be very comfortable with the areas and type of homes we offered on.

For those who need to SELL then BUY, do your homework!!

Congrats to the buyers and sellers!

Buy/ Sell/ Invest⠀⠀
Contact me today for a free valuation on your home! ✉️📨📞☎️ .⠀⠀⠀⠀⠀⠀⠀⠀⠀⠀⠀⠀⠀⠀⠀⠀⠀⠀⠀⠀⠀⠀

Stat Alert🚨

June stats are out!

The number of sales transactions are up! New inventory hitting the market is way down, and average home prices are slightly lower.�
It looks like the month-over-month decline in the GTA's average sale price appears to be slowing down as the rate of decrease has been steadily shrinking. Good sign for sellers, and maybe this isn’t what buyers want to hear. In general, if the number of sales transactions are increasing while the number of new inventory is decreasing, it creates a squeeze in supply which might force the prices higher. But for most areas/ types of homes in Toronto, we shouldn’t see any major spike in prices due to our current market/economic conditions.

Generally, the summer months are slower, so the inventory that is still for sale now might linger for more ‘days on market’. Buyers: keep up with your home search, if homes are still around for a few months, you might get lucky with some low ball offers. However, I still see many Sellers holding on to current market values (rightfully so) and those who have good homes will get very close to their market prices. Sellers, stick to the updated market values and stay patient. If the market prices are changing, make sure you are making adjustments to your listing price. And remember to get feedback from the showings, you can still make small adjustments as you are listed on the market!

Lets see what happens this month! 👀👀

** 416 area code refers to the Toronto (defined by TREB)
** 905 area code refers to GTA, suburb cities and towns surrounding Toronto (defined by TREB)
Check out the previous month’s post for comparison.
Swipe for more stats on Toronto and Durham
For more questions on stats in your specific area, shoot me a message!
⚠️ 2026 vs 2025📈📉
Buy/ Sell/ Invest
Contact me today for a free valuation on your home! ✉️📨📞☎️ .

SOLD ⚠️ ⚠️ ⚠️⠀

Congrats to my buyers! 🥳🏠💪

As we all know, the condo market in Toronto is slower so homes tend to sit for a little longer. We saw this one 1 month before we got our offer accepted, how? The property was listed at a lower price than what they wanted. We put in an offer higher than their asking price, and they said they wanted $100k more.

So we kept looking, and was actively putting in other offers, but once enough time had passed by, we went back and tried again. With all that time in between, seller confidence goes down, and lets jus say we didn't have to pay up $100k! 😏

Congrats to the buyers and sellers!

Buy/ Sell/ Invest⠀⠀
Contact me today for a free valuation on your home! ✉️📨📞☎️ .⠀⠀⠀⠀⠀⠀⠀⠀⠀⠀⠀⠀⠀⠀⠀⠀⠀⠀⠀⠀⠀⠀