Explorez tous les épisodes de The Last Honest Realtor
Plongez dans la liste complète des épisodes de The Last Honest Realtor. Chaque épisode est catalogué accompagné de descriptions détaillées, ce qui facilite la recherche et l'exploration de sujets spécifiques. Suivez tous les épisodes de votre podcast préféré et ne manquez aucun contenu pertinent.
Rows per page:
50
1–41 of 41
Date
Titre
Durée
07 Jun 2024
Ep. 2 - How the Technique of "Under Pricing" Began
The Last Honest Realtor - Episode 2: How the Technique of "Under Pricing" Began Welcome 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 underpricing
The psychology of real estate pricing
The role of offer dates in pricing strategies
The impact of supply and demand on market dynamics
The concept of bully offers
Strategic pricing in the current market
Timestamps: 00:01 - Introduction 02:00 - Clarifying the Podcast Title 07:00 - History of Underpricing 12:00 - Psychology Behind Pricing Strategies 20:00 - The Role of Offer Dates 27:00 - Supply and Demand Dynamics 35:00 - Bully Offers Explained 40:00 - Strategic Pricing in Today’s Market
Don't Miss:
David's humorous take on being "the last honest realtor"
Detailed examples of underpricing in action
Insights into the psychological tactics behind pricing strategies
An exploration of the relationship between supply and demand
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 estate
Influence of figures like Garth Turner and Hilliard MacBeth
Analysis of media coverage on Toronto real estate
Psychological and emotional factors behind bearish sentiment
The ongoing debate between real estate optimists and pessimists
Timestamps:
00:01 - Introduction
02:00 - Early Experiences with Bearish Predictions
07:00 - Notable Figures and Their Influence
15:00 - Media Coverage and Its Impact
20:00 - Psychological and Emotional Factors
35:00 - The Real Estate Optimist vs. Pessimist Debate
Don't Miss:
David’s humorous anecdotes about early bearish predictions
Detailed analysis of media headlines and public comments
Insights into the psychology of market sentiment
David’s theories on why bearishness persists despite market growth
Subscribe to The Last Honest Realtor on YouTube or your preferred podcast platform. Be sure to like, comment, and share your thoughts on this episode!
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 condos
The history and evolution of the preconstruction market in Toronto
Economic viability clauses and their impact on buyers
Material changes to units and buyer rights
Hidden costs and financial risks in preconstruction investments
The future of preconstruction condos in Toronto
Timestamps:
00:01 - Introduction 00:30 - Why David Has Never Sold a Preconstruction Condo 01:00 - Problematic Assignments and Market Issues 05:00 - History of Preconstruction Condos and Pricing Problems 06:30 - How Condos Are Built in Toronto 09:00 - Economic Viability Clauses and Developer Delays 11:00 - Material Changes and Unit Modifications 13:00 - Occupancy Issues and Phantom Mortgages 15:00 - Unexpected Closing Costs 17:30 - Creative and Devious Developer Tactics 20:00 - High-Profile Cancellations and Consumer Protections 22:00 - Fiscal Responsibility and Legal Loopholes 25:00 - Developer Agreements and Fine Print 27:00 - The Future of Preconstruction Condos in Toronto 29:00 - Conclusion and Key Takeaways
Don't Miss:
David’s insights on the Toronto real estate market
Real-life stories and experiences
Detailed analysis of preconstruction condo pitfalls
Subscribe to The Last Honest Realtor on YouTube or your preferred podcast platform. Be sure to like, comment, and share your thoughts on this episode!
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 measures
History and evolution of CMHC policies
Key policy changes and their impacts
Unintended success in strengthening the banking system
Why CMHC's efforts have failed average Canadians
Timestamps:
00:01 - Introduction
00:30 - Overview of CMHC and its Mandate
01:00 - Paradoxical Logic of CMHC's Approach
05:00 - History of CMHC Policies
06:30 - Impact of 107% Financing Removal
09:00 - Removal of 40-Year Amortizations
11:00 - Mortgage Stress Test Introduction
13:00 - Increased Down Payment Requirements
15:00 - Policy Impacts on Homebuyers
17:30 - Strengthening the Banking System
20:00 - Conclusion and Key Takeaways
Don't Miss:
David’s insights on the housing market
Real-life stories and analysis of CMHC policies
Subscribe to The Last Honest Realtor on YouTube or your preferred podcast platform. Be sure to like, comment, and share your thoughts on this episode!
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 2023
The surprising strength of the 2024 spring market
Understanding absorption rates and their impact on the market
The Tale of Two Cities: Freehold vs. Condo markets
How interest rates are influencing buyer and seller behavior
Predictions for the upcoming fall market
Timestamps: 00:00 - Introduction 00:06 - Welcoming Chris Kik to the Podcast 00:45 - Overview of the Current Market: Summer Trends 01:21 - Comparing 2023 Fall/Winter Market to 2024 Spring Market 03:37 - Case Study: Selling Strategies and Timing the Market 06:01 - Changes in Buyer Behavior and Offer Dates 09:06 - Examining Absorption Rates and Market Data 12:03 - Insights on the June Market Slowdown 16:13 - Discussing Interest Rates and Market Impact 19:55 - The Tale of Two Cities: Freehold vs. Condo Markets 26:01 - Predictions for the Upcoming Fall Market 29:41 - Investment Opportunities and Market Predictions 34:02 - Interest Rate Cuts: Impact on the Market 36:34 - Wrap-Up and Final Thoughts
Don't Miss:
David and Chris’s insights on the current real estate market
Real-life stories and analysis of market trends
Practical advice for buyers, sellers, and investors
Subscribe to The Last Honest Realtor on YouTube or your preferred podcast platform. Be sure to like, comment, and share your thoughts on this episode!
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 tenant
Timestamps: 00:00 - Introduction 00:05 - Welcoming listeners and discussing last week's episode 00:35 - Introducing Tara Mina and setting the topic 00:47 - Overview of the current rental market 01:28 - Comparing market trends from last year 02:14 - Challenges faced by landlords and tenants 03:05 - The impact of new condo completions 05:08 - Understanding absorption rates 06:01 - Insights into competition in the rental market 10:01 - Horror stories from the rental market 12:21 - The importance of due diligence for landlords 15:03 - Challenges in dealing with scams and fraudulent listings 20:40 - Tips for tenants in finding a rental 25:10 - The role of the Ontario Standard Lease
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 living
The significance of amenities and how they can save you money
Personal stories from David’s experiences in condos and houses
The role of property managers and condo boards in shaping your living experience
Timestamps:
00:00 - Introduction 00:06 - Recap of previous episodes with Chris Kik and Tara Amina 00:30 - Topic introduction: Condos vs. Houses 01:21 - Debunking misconceptions about condo living 03:37 - Personal anecdote: Living in condos in downtown Toronto 06:01 - Maintenance fees: What are you really paying for? 08:45 - Special assessments and reserve funds explained 12:03 - Neighbors and community living in condos 15:45 - The role of the concierge: Help or hinder? 19:00 - Property managers: Good vs. bad experiences 23:30 - The power and influence of condo boards 26:13 - Rules and regulations in condo living 30:45 - Amenities: The pros and cons 34:02 - Unique challenges and benefits of condo living 37:00 - Wrapping up: Who should consider condo vs. house living?
Don't Miss:
David’s insights on the differences between condos and houses
Real-life stories and practical advice for potential buyers
In-depth analysis of the pros and cons of each living arrangement
Subscribe to The Last Honest Realtor on YouTube or your preferred podcast platform. Be sure to like, comment, and share your thoughts on this episode!
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 decisions
Timestamps: 00:00 - Introduction 01:05 - Anticipated Interest Rate Cuts 03:00 - Smart Money Buys Ahead of Market Incline 07:00 - Historical Market Recoveries 13:00 - Overpriced Preconstruction vs. Affordable Resale 16:30 - Current Condo Market Weakness 23:00 - Real Example of Investment Opportunity 40:00 - Long-Term Investment Outlook
Don'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 conditions
Subscribe to The Last Honest Realtor on YouTube or your preferred podcast platform. Be sure to like, comment, and share your thoughts on this episode!
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 estate
Key considerations for first-time buyers
Personal stories from David’s experiences with real estate transactions
The differences between condo and freehold property compromises
Timestamps: 00:00 - Introduction 01:30 - The Importance of Compromises in Home Buying 05:00 - Key Compromises for Condo Buyers 12:00 - Freehold Property Considerations 18:00 - Location vs. Features: What Matters More? 25:00 - Personal Anecdotes and Client Stories 35:00 - The Impact of Market Conditions on Buyer Expectations
Don't Miss:
David’s practical advice on making compromises
Real-life examples of successful compromises in property purchases
In-depth analysis of the current Toronto real estate market conditions
Subscribe to The Last Honest Realtor on YouTube or your preferred podcast platform. Be sure to like, comment, and share your thoughts on this episode!
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 market
Navigating the highs and lows of bidding wars
The debate between building a custom home vs. buying an existing one
Personal anecdotes on the emotional toll of real estate decisions
Practical advice for buyers at different stages of the property ladder
Timestamps: 00:00 - Introduction 01:00 - Revisiting the Decision to Buy a One-Bedroom Condo 07:00 - The Emotional Rollercoaster of Bidding Wars 15:00 - The Choice Between Building and Buying 24:00 - Personal Stories: Triumphs and Tribulations 35:00 - Finding the Forever Home
Don't Miss:
David’s reflections on making tough real estate decisions
Strategies for staying grounded during stressful transactions
A deep dive into the realities of Toronto's current market conditions
Subscribe to The Last Honest Realtor on YouTube or your preferred podcast platform. Be sure to like, comment, and share your thoughts on this episode!
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 tanking
The critical distinction between resale and preconstruction properties
The impact of development costs, taxes, and market conditions on pricing
David's personal experience with buying an investment condo in today's market
Practical advice for navigating Toronto's challenging real estate environment
Timestamps: 00:00 - Introduction 01:00 - The Reality of Toronto's Preconstruction Condo Market 07:00 - Resale vs. Preconstruction: What You Need to Know 15:00 - The Financial Pitfalls of Preconstruction Investments 24:00 - David’s Own Investment Decision 35:00 - Navigating the Current Market: Tips and Insights
Don't Miss:
David’s breakdown of why preconstruction investments may no longer be viable
Insight into the true costs of developing new condos in Toronto
A deep dive into how taxes are influencing the market downturn
Subscribe to The Last Honest Realtor on YouTube or your preferred podcast platform. Be sure to like, comment, and share your thoughts on this episode!
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 cuts
Why buyer confidence is critical this fall
An analysis of the resale condominium market and absorption rates
Predictions for home prices and the potential for a market peak
How media narratives are influencing the real estate market
Timestamps: 00:00 - Introduction 01:00 - The Impact of Interest Rates on the Fall Market 09:00 - Understanding Buyer Confidence and Psychology 15:00 - The Resale Condominium Market: What to Watch For 24:00 - Will We See a Peak in Home Prices This Fall? 32:00 - The Role of Media in Shaping Market Perceptions 38:00 - Strategies for Listing and Selling in a Challenging Market
Don’t Miss:
David's predictions on the fall market's biggest challenges
Insight into the underlying economic factors affecting real estate
Practical tips for buyers and sellers navigating this season
Subscribe to The Last Honest Realtor on YouTube or your preferred podcast platform. Be sure to like, comment, and share your thoughts on this episode!
In 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 2024
The history and misconceptions surrounding buyer agency
Why U.S. and Canadian real estate lawsuits are changing the landscape
David's personal stories of negotiation and the importance of industry relationships
Key factors that differentiate top-performing agents from the rest
Timestamps:
00:00 - Introduction 01:00 - The Misconceptions About Buyer Agents 07:00 - The History of Buyer Agency: Why Do We Have Buyer Agents? 15:00 - Real Estate Lawsuits: U.S. vs. Canada 24:00 - The Value of Knowledge, Experience, and Relationships 35:00 - Negotiation Secrets: How Top Agents Close Deals
Don't Miss:
David’s take on the current lawsuits affecting the real estate industry
A breakdown of the history and evolution of buyer agency
Insider tips on what makes a top agent stand out in a crowded market
Subscribe to The Last Honest Realtor on YouTube or your preferred podcast platform. Be sure to like, comment, and share your thoughts on this episode!
In 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 market
How the latest interest rate cuts are impacting buyer sentiment
The role of parental financial assistance in today’s market
Key challenges and strategies for navigating Toronto’s condo market
Common misconceptions about buying your first home and how to avoid them
Timestamps: 00:00 - Introduction 01:00 - First-time buyer sentiment heading into fall 07:00 - How interest rates are shaping the market 15:00 - The role of parental financial help 24:00 - Misconceptions and pitfalls in the condo market 35:00 - Strategies for first-time buyers in a competitive market
Don't Miss:
David and Tara's insights on the fall 2024 real estate market
A breakdown of how to navigate the complexities of buying your first home
Practical advice for first-time buyers, from financing to negotiating offers
Subscribe to The Last Honest Realtor on YouTube or your preferred podcast platform. Be sure to like, comment, and share your thoughts on this episode!
In 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 2024
Key issues: eviction laws and rent increases in Ontario
Professional tenants: Who they are and how they exploit the system
Horror stories of illegal evictions and unscrupulous landlords
What the Landlord and Tenant Board is (and isn’t) doing about it
Timestamps: 00:00 - Introduction 02:00 - The state of the rental market in 2024 05:30 - The power imbalance: Tenants vs. landlords 12:00 - Eviction horror stories 24:00 - The rise of professional tenants 38:00 - Landlord and Tenant Board: Are they doing enough?
Don't Miss:
David's take on the broken rental system in Toronto
A breakdown of the legal landscape for landlords and tenants
Practical advice for navigating rental disputes in Ontario
Subscribe to The Last Honest Realtor on YouTube or your preferred podcast platform. Be sure to like, comment, and share your thoughts on this episode!
In 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 buyers
How recent interest rate cuts could reshape the market in 2024
Inflation 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 year
Timestamps: 00:00 - Introduction 01:00 - Why today’s episode is different 04:30 - The CMHC changes: 30-year mortgages and increased caps 15:00 - Inflation drops to 2%: A closer look 25:30 - The US Federal Reserve’s unexpected rate cut 35:00 - What these changes mean for the Toronto market 45:00 - Why now could be a prime buying opportunity
Don't Miss:
David’s take on the market’s current sluggishness
How extended amortizations can affect your mortgage payments
Predictions for the real estate market in 2024 and beyond
Subscribe 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!
In 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 Toronto
Why Toronto’s rental market is more broken than people realize
Understanding the Landlord Tenant Board’s delays and inefficiencies
The hidden role real estate agents play in the rental market
Why the rental process in Toronto is a lose-lose situation for both parties
Timestamps: 00:00 - Introduction 01:00 - Overview of Toronto’s rental market problems 04:30 - Why tenant-landlord tensions are at an all-time high 15:00 - The impact of the LTB’s backlog on rental disputes 25:30 - The role of real estate agents in rentals 35:00 - The unfair realities of securing a rental property in Toronto 45:00 - How expensive rentals are fueling the crisis
Don’t Miss:
David’s candid take on the dysfunctional rental process
The challenges faced by both landlords and tenants
Why the rental market will remain broken unless things change
Subscribe 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!
In 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 September
Why sales are hitting near-historic lows
The sharp rise in new listings and what it means for the market
Understanding the absorption rate and its implications
Interest rate cuts and how they could reshape the market in 2025
Timestamps: 00:00 - Introduction 00:05 - Overview of TRREB’s September statistics 02:13 - Key changes in inflation and interest rates 04:04 - Revising predictions for the rest of 2024 and into 2025 09:18 - Sales data: Second fewest sales ever recorded in September 11:06 - Inventory surge: Second-highest new listings on record 12:47 - Absorption rate hits a historic low—what this means 15:42 - Price increases despite low absorption: Why?
Don’t Miss:
David’s bold prediction for Toronto’s real estate market
Why the fundamentals suggest the market is ready to pick up
The underlying reasons behind buyer hesitation
A sneak peek into Monday’s blog post on the Toronto Realty Blog
Subscribe 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!
In 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 estate
Land transfer tax, speculation taxes, vacancy taxes, and more
Why taxes are driving up the cost of real estate in Toronto
Exploring the fiscal conservative approach to taxation and wealth creation
The political angle: Should we redistribute wealth or focus on creating it?
Timestamps: 00:00 - Introduction 00:06 - Why taxation matters in real estate 01:09 - The hidden costs of land transfer taxes 02:44 - Breaking down the luxury tax and its impact 04:47 - The rise of speculation taxes: Are they fair? 09:53 - Municipal development levies and HST: Driving up prices 16:18 - Capital gains tax: Changes and what it means for homeowners 20:13 - 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 structured
Why taxes might be the biggest obstacle to housing affordability
The political and economic implications of taxing wealth vs. creating wealth
Subscribe 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!
In 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 investors
How shrinking condo sizes are linked to market demands
The role of developers vs. investors in Toronto’s condo market
Public sector’s influence on housing availability
How government policies and taxes shape the real estate market
Timestamps: 00:00 - Introduction 00:05 - 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 development 16:28 - 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 market
Why the housing crisis might have more to do with government policy than condo investors
An in-depth look at the condo market and the broader implications for Toronto's housing future
Subscribe 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?
In 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 home
Comparing the stress of buying your first property vs. your forever home
The pressure of bidding wars and sky-high price points
How losing out on a home impacts buyers emotionally and financially
Insights into Toronto’s competitive real estate market
Timestamps: 00:00 - Introduction 00:05 - The emotional weight of buying your forever home 01:00 - Buying your first vs. your forever home: Which is more stressful? 05:10 - A real-life bidding war story in Toronto 12:15 - How buyers handle losing their dream home 20:45 - The final bid: Going all-in for your family’s future 28:50 - Conclusion: The emotional roller coaster of real estate
Don’t Miss:
David’s honest take on the emotional journey of home buying
A real-life story of clients bidding on their forever home
Insights into how emotions influence real estate decisions
Subscribe 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?
In 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 advertising
How manipulative pricing impacts buyers and the industry’s reputation
A real-life case study of a property with 39 price changes over 11 listings
Why the current MLS system might need a major overhaul
David’s suggestions for improving transparency in listing practices
Timestamps: 00:00 - Introduction 00:05 - Is underpricing false advertising? 01:30 - The case for and against strategic underpricing 05:20 - A shocking case study of MLS price manipulation 15:00 - How this tactic fuels buyer frustration 20:45 - David’s take on the need for MLS reform 28:50 - Conclusion: Seeking transparency in real estate
Don’t Miss:
David’s honest critique of the real estate pricing games
Eye-opening case studies that show the extremes of listing manipulation
Insights into how misleading pricing tactics could hurt the market
Subscribe 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?
In 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 supply
The role of agent egos and seller expectations in unsold listings
How repeated price changes and unrealistic counteroffers frustrate buyers
The gap between current pricing practices and true market value
David’s take on the need for more transparency and tough conversations in real estate
Timestamps: 00:00 - Introduction 00:07 - Why is nothing selling? 02:05 - Supply and demand in today’s market 05:10 - The impact of agent egos on market transactions 10:20 - Unrealistic seller expectations: A deep dive 15:35 - Case studies of price manipulation 22:45 - The need for more honest conversations in real estate 30:32 - Conclusion: Moving toward transparency
Don’t Miss:
David’s honest critique of today’s real estate pricing practices
Insightful case studies showcasing pricing extremes
Suggestions for better alignment between agents, sellers, and the market
Subscribe 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?
In 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 applications
The dangers of fake employment letters and credit checks
Why scammers target tech companies and startups
The importance of verifying ID and rental history
Tools like FrontLobby, CanLII, and OpenRoom to uncover fraud
Timestamps: 00:00 - Introduction 00:05 - Why rental scams are becoming more prevalent 02:15 - Spotting fraudulent credit checks and documents 10:25 - Investigating employment letters and companies 15:50 - Cross-referencing rental history and landlord references 20:30 - Using online tools to verify tenant claims 30:45 - Real-life case study: How I uncovered a con artist 34:00 - Conclusion: Protecting yourself as a landlord or renter
Don’t Miss:
David’s personal story of catching a scammer in action
A comprehensive checklist for vetting tenants
Insights into how rental scams continue to evolve
Subscribe 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!
In 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 market
How the Bank of Canada’s policies impact homeowners and renters
The future of pre-construction and condo developments in Toronto
The role of government-backed loans and the CMHC in today’s market
Why rental markets could see significant shifts by 2026
Timestamps: 00:00 - Introduction 00:06 - Meet Ben Rabidoux: Economist and data enthusiast 01:15 - How interest rates are influencing the housing market 10:30 - Are we heading for higher mortgage delinquencies? 20:45 - The rise of purpose-built rentals and government incentives 30:00 - 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 appraisals
Don’t Miss:
Ben’s take on why Canada’s population growth could slow dramatically
David’s thoughts on municipal policies and development costs
A deep dive into why the Toronto condo market faces unique challenges
Subscribe 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!
Host 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 2025
Fixed vs. variable mortgages: Which is right for you?
How CMHC’s new $1.5M insured mortgage cap and 30-year amortization policy changes the game
Strategies for managing cash flow as an investor
Why Canada’s mortgage stress test could be overdue for reform
Timestamps: 00:00 - Introduction 00:05 - Meet Tony Della Sciucca: Toronto mortgage expert 01:00 - Why interest rates are driving today’s real estate decisions 10:15 - Fixed vs. variable rates: The pros and cons 20:30 - CMHC’s policy changes: What you need to know 30:20 - How investors can navigate today’s market challenges 45:50 - Why removing the stress test could boost affordability 55:10 - Predictions for mortgage rates in 2025
Don’t Miss:
Tony’s advice for first-time buyers trying to balance risk and stability
David’s perspective on why investors should prepare for a market rebound
A lively debate on whether Toronto is becoming a renters-only city
Subscribe 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!
Host 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 trends
Behind the scenes: The craziest deals of the year
Why quality inventory became a rare commodity
David’s personal investments and what they reveal about the market
The debut of The Last Honest Realtor podcast and its surprising reception
Timestamps: 00:00 - Introduction 00:05 - The year in numbers: Market highs and lows 10:15 - Shocking sales stories you won’t believe 20:30 - How David’s team navigated market turbulence 30:20 - What made 2024’s buyers and sellers so different 45:50 - Predictions for Toronto’s 2025 real estate market 55:10 - Reflections on starting The Last Honest Realtor podcast
Don’t Miss:
David’s most outrageous real estate stories from 2024
Lessons learned from navigating one of Toronto’s toughest markets
A candid look at why 2025 could surprise everyone
Subscribe 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?
Host 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 future
Investor blame game: Why they became the 2024 scapegoats—and what’s really driving the market
The shocking collapse in sales numbers: Historic lows and what they reveal about buyers and sellers
How government policies and taxes continued to shape—and frustrate—the housing market
The most bizarre pricing strategies of the year that left homes sitting unsold
Timestamps: 00:00 - Introduction: 2024 in review 04:10 - Story #5: The death of preconstruction condos 12:45 - Story #4: The role of investors in Toronto real estate 20:30 - Story #3: Sales collapse—historic lows and missed predictions 32:10 - Story #2: How government policies added fuel to the crisis 44:50 - Story #1: Pricing madness and failed strategies in a changing market 54:30 - Predictions for Toronto’s 2025 real estate market
Don’t Miss:
David’s take on why 2025 could be a year of recovery—and surprises
Eye-opening insights into the trends and headlines that dominated the market
A candid breakdown of how buyers, sellers, and agents navigated one of Toronto’s toughest markets
Subscribe 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?
Host 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 2025 05:10 – The Rate Debate: Will cuts come fast enough? 11:40 – Factor #4: Political headwinds at home and abroad 19:25 – Factor #3: Dealing with a prolonged supply crunch 27:50 – Factor #2: The landlord-tenant standoff 35:15 – Factor #1: How the preconstruction slowdown might reshape the condo market 45:30 – Predictions & Wrap-Up: David’s candid advice for navigating 2025
Don’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 environment
Surprising data on which condo and freehold segments could outperform expectations
Subscribe 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?
Host 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 Episode
The 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.
Timestamps
00:00 – 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 estate 13:40 – Prep Done Right: The must-do checklist—from decluttering to painting 22:15 – Pricing & Strategy: When offer nights fail—and how to pivot 30:50 – Agent Factor: Negotiation, rapport, and the benefits of a solid network 38:05 – Marketing Essentials: Beyond the ‘For Sale’ sign—photos, floor plans, social media, and more 45:50 – Conclusions & Wrap-Up: David’s parting advice for buyers, sellers, and realtors
Don’t Miss
David’s step-by-step breakdown of how to stage, paint, and repair for maximum impact
The surprising story of two neighbors—and how one nailed every detail while the other ended up stuck
Insights on how an agent’s reputation and communication style can single-handedly sway offers
Subscribe 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?
Host 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 January 06:10 – The Buyer Dilemma: Naïve expectations, bad representation, and why self-rep fails 14:25 – Offer Night Roulette: What separates listings that sell from those that stall 21:50 – The Limbo Period: The secret strategy that can salvage a failed offer night 29:15 – Relisting Done Right: How sellers can recover after a slow start 36:45 – Buyer Agents Dropping the Ball: The simple mistakes that cost their clients big 44:30 – Final Takeaways: How buyers and sellers can actually win this spring
Don’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?
In 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 2025 06:10 – 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?
In 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?
In 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!
Some 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!
Some 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!
Everyone 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!
Everyone 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 value 01:00 – Vintage hockey cards, Las Vegas dealers, and $10 lessons 06:50 – What market value isn’t (hint: your reno costs don’t count) 10:15 – The peak of 2022 and the painful reality check of 2025 17:40 – Seven different stats, one inconvenient truth 26:30 – Seller psychology: denial, delusion, and disinterest in facts 32:00 – The one thing buyers and sellers must agree on 35:00 – Final thoughts: Why market value is only real when a deal closes
Don’t Miss:
The true story of a seller asking $2.3M for a $1.4M home
Why market stats can say anything—and how to read between the lines
A simple formula to estimate your home’s actual value in today’s market
Subscribe 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.
In 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 narrative
Why headlines shifted from panic to pragmatism in late 2024
What delinquency rates actually tell us about borrower distress
The role of rate cuts and lender flexibility in averting a crisis
How to think critically about media narratives in real estate
Timestamps: 00:00 – Introduction 01:00 – Was the Mortgage Renewal Cliff Real? 06:45 – How Rock-Bottom Rates Fueled the Fear 13:00 – Media Meltdown: From Shock to Crisis to Cliff 20:00 – Why the Panic Began to Fade 24:00 – What the Banks and Borrowers Did Right 28:00 – Mortgage Delinquencies: What the Numbers Really Say 31:00 – David’s Verdict: Was It Overblown?
Don't Miss:
David’s breakdown of why the mortgage renewal crisis didn’t materialize as feared
A sharp look at how banks quietly changed course in 2025
A call to challenge mainstream narratives and rely on facts—not fear
Subscribe to The Last Honest Realtor on YouTube or your preferred podcast platform. Be sure to like, comment, and share your thoughts on this episode!
In 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 means
How seller expectations are stuck in the 2022 peak
The “don’t bother” attitude that’s killing deals before they start
Why some agents are pretending nothing’s changed—and how that hurts everyone
What buyers, sellers, and smart agents should actually be doing right now
Timestamps: 00:00 – Introduction 01:00 – The Media Noise vs. Agent Whispers 05:00 – What’s Really Happening with Offer Nights 09:30 – The Return of Fantasy Pricing 14:00 – Why Agents Saying “Don’t Bother” Is a Red Flag 20:00 – Showings Are Down—And That Matters 25:00 – Buyer Fatigue Isn’t What It Used to Be 30:00 – Are We Seeing the Start of a Pattern? 36:00 – David’s Advice for Sellers, Buyers, and Agents Alike
Don’t Miss:
David’s breakdown of why fantasy pricing is quietly killing the spring market
The subtle signs that the ground is shifting beneath the surface
A clear-eyed look at what to do when the market isn’t loud—it’s whispering
Subscribe 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.
In 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 years
What actually happened to pre-construction—and why it matters
The Real Estate Bitcoin & Wealth Expo, in hindsight
A $15,000 personal loss that hits a little too close to today
Who’s still here in 2025, and why that’s probably a good thing
Timestamps: 00:00 – Where Have All the Sockless Realtors Gone? 05:00 – The Disappearance of Social Media Real Estate Stars 10:00 – Pre-Con's Collapse and the Fallout 16:00 – The Real Estate Bitcoin & Wealth Expo: Yes, That Happened 25:00 – David’s $15,000 Lesson from Nortel 30:00 – Investor-Built Cities and What They Left Behind 35:00 – What Real Professionals Are Doing Now 40:00 – 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 era
Why hype is so easy to believe when everyone else is making money
A straight-up look at what it takes to succeed in a market that isn’t doing anyone any favours
Subscribe 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.
Améliorez votre compréhension de The Last Honest Realtor avec My Podcast Data
Chez My Podcast Data, nous nous efforçons de fournir des analyses approfondies et basées sur des données tangibles. Que vous soyez auditeur passionné, créateur de podcast ou un annonceur, les statistiques et analyses détaillées que nous proposons peuvent vous aider à mieux comprendre les performances et les tendances de The Last Honest Realtor. De la fréquence des épisodes aux liens partagés en passant par la santé des flux RSS, notre objectif est de vous fournir les connaissances dont vous avez besoin pour vous tenir à jour. Explorez plus d'émissions et découvrez les données qui font avancer l'industrie du podcast.
