Orangeville / Caledon Real Estate MLS Listing Information |
Posted on 16. February 2010 13:19 by Kevin Flaherty

The government this morning announced three changes to the manner in which mortgages will be underwritten in Canada. These changes are

1)      All borrowers/home buyers to be qualified on the 5 year fixed rate regardless of which product they are opting for
2)      Maximum loan to value on a refinance is reduced to 90% from 95%
3)      All “speculative” real estate properties (I assume they are referring to rental properties) now require a 20% down payment

In short, these changes should not impact the rea estate market very much. Banks are currently using the 3 year fixed rate (3.59%)  to qualify variable clients so moving that to the 5 year fixed (3.89%)  is not a big deal. Second the refinance revision is of no interest to Realtors or the resale real estate market. Third but certainly not least, 20% down payment now required for “speculative” properties. The truth is cmhc’s premiums on rental properties were extremely unattractive and more times than not an investor would voluntarily put 20% down anyways.

Kevin Flaherty
iPro Realty Ltd. Brokerage
Direct: 1-877-352-4378
Web: http://Flaherty.ca


Posted on 13. February 2010 12:28 by Kevin Flaherty

JUST LISTED!  HOTTEST Real Estate MLS listing in Milton.  4+1 Bedroom, 2 Storey, Finshed Bsmt, 3 Baths, Inground Pool, Close to GO station, $369,900.  It will be sold this weekend.  Call now if interested.  Visit: http://flaherty.ca/silver_listings.asp?ID=431834

Kevin Flaherty
Direct: 1-877-352-4378


Posted on 6. February 2010 01:56 by Kevin Flaherty

1) 13 Island Lake Rd, Orangeville Ontario. (2 Storey in Island Lake Estates with view and salt water pool) Video tour at http://flaherty.ca/pp_03.asp

2) 18126 Kennedy Rd, Caledon Ontario. (Bungalow on 1 acre near Caledon village) Video tour at http://flaherty.ca/pp_04.asp

Call me direct to arrange a showing.

Kevin Flaherty
Direct: 1-877-352-4378


Posted on 24. January 2010 17:33 by Kevin Flaherty

Just signed another new MLS real estate listing in Orangeville.  This one will be launched at the end of February 2010.  This one is amazing and must be seen. 
It has so many great features, the video narrated tour may be one of the best I have ever done.  Work on its real estate marketing starts Monday. 


Posted on 22. January 2010 07:53 by Kevin Flaherty

Another NEW listing in Caledon is being prepared for sale. NOT YET ON THE MARKET. This one is a 3BR bungalow located on a paved road near Caledon village.  Loaded with features and new updates including a finished basement, once this listing hits MLS priced at only 489,900, it will be gone fast.  Call me for an exclusive real estate showing prior to this one going on the market.

Kevin Flaherty"
Realtor
http://Flaherty.ca
Direct: 1-877-352-4378


Posted on 21. January 2010 13:52 by Kevin Flaherty

 kevinmflaherty Just signed NEW listing in Caledon. NOT YET ON THE MARKET. Located in Tanglewood Estates. 4ac, Quiet Crt, bush & stream, 4 car garage. Once this listing hits MLS it will be gone fast.  Call me for an exclusive reale estate showing prior to this one going on the market.

  

 

Kevin Flaherty"
Realtor
http://Flaherty.ca
Direct: 1-877-352-4378


Posted on 17. January 2010 04:11 by Kevin Flaherty

During the winter months I am often asked by clients, when is the best time to sell.  When they ask the question, they are expecting to hear what is commonly believed to be the spring.  There are two reasons people commonly believe this.  The first relates to children in school and the anticipation of a closing date in the summer months.  While this reason still remains true, our mass population ( the baby boomer's ) no long have that concern.

The second reason is that the buyers cannot see outdoor features such as pools, gardens and land due to snowfall.  While this may be a consideration with large country properties, it is a common myth and often one that sellers can use to their advantage. Because of this myth, real estate inventory drops drastically in the winter months.  The reality of real estate marketing today is that buyers will shortlist your home based largely on the quality of its on-line representation. ( see my blog "The Real Estate Secret" ).  This on-line representation can use many different sources of information to help represent the property such as, pictures taken outside the property in other seasons by the seller, satellite images,  commercial ground level imaging or even pictures taken in anticipation of a winter listing. Even pictures that a seller may think cannot be used, can be modified to remove unwanted items or even people from the photo.  With the use of all resources and a little technology, a good on-line representation a listing is most often possible.

When you consider the power of supply and demand, listing in the winter months with a strong on-line representation can be very beneficial for a seller.  Not only is there less supply, but people in cold climates will spend more of their time indoors on the computer being exposed to real estate listings.

Lets put this to the test together.  I just listed a condo townhouse less than 24 hrs ago.  This is a good sample since the comparable sold properties make it easy to see what the same houses have been selling for.  Based on recent solds (less than 4 months ago), one would think that the market value was approximately 280,000.  The seller wanted to wait until the spring in order the sell the property.  At the present time, there are NO other similar listings in the same area on the market.  The seller accepted my counsel and listed now at $279,900.  In my opinion, under such conditions, it is not a matter of wondering if we will sell or even if we will get 100% of asking, but rather how much more than the comparables solds will we get.  I anticipate the seller will get well above the asking price.  Now you may be wondering why I didn't counsel the seller to list above the comparables.  Pricing strategies is a topic for another discussion, however, suffice to say, getting top market value is not about listing above the market.  I will update this blog (http://blog.flaherty.ca) with the selling price.  The listing can be viewed at http://Flaherty.ca/gold_custom2.asp What do you think the seller will get?

Kevin Flaherty
Realtor
iPro Realty Ltd. Brokerage
Direct: 1-877-352-4378
Web: http://Flaherty.ca
E-mail: Kevin@Flaherty.ca


Posted on 4. January 2010 16:57 by Kevin Flaherty

Fixed mortgage rates going up this week big time.  If you are looking at getting a new mortgage for any reason, I suggest you drop what your doing and get pre-approved now!

Kevin Flaherty
Realtor
Direct: 1-877-352-4378
Web: http://Flaherty.ca
E-mail: Kevin@Flaherty.ca


Posted on 18. December 2009 10:27 by Kevin Flaherty

Did you know that listings on Realtor.ca / MLS.ca is not live or even current data?  Realtor.ca and MLS.ca are the same thing.  They access information on a national Canadian data base which is populated by hundreds of MLS boards across the country.  It is this population of information that
causes the delay of 24 to 72 hrs.

The newest hottest listings go the quickest and are often sold before the information ever came available on the national database.   In order to ensure you are getting access to the new hot listings matching your specific buying criteria, there are two options.

#1) If searching for listings yourself, use http://www.livemultiplelistingsearch.ca/ which accesses south central Ontario's live MLS data.  If you are not looking for real estate in south Central Ontario, ensure the search engine you are using accesses the actual MLS system.

#2) Use a Realtor that offers a specific search service that e-mails you listings matching your specific buying criteria as they become available direct from the Live MLS database.   For South Central Ontario visit http://www.flaherty.ca/vip_buyer.asp to obtain this FREE service.

If you have any questions about getting access to the hottest new listings, don't hesitate to contact me.

Kevin Flaherty
Realtor
iPro Realty Ltd. Brokerage
Direct: 1-877-352-4378
E-mail: Kevin@Flaherty.ca
Web: http://Flaherty.ca

 


Posted on 9. December 2009 16:06 by Kevin Flaherty

The Bank of Canada released their monetary update yesterday and as expected there is no change in the overnight lending rate and thus your variable mortgage rate remains unchanged. The Bank of Canada reiterated its conditional promise not to increase rates until the end of the 2nd quarter (end of July). Regardless of this promise, the Bank of Canada has no economic reasons to move rates anytime soon. The only time the bank will begin moving rates is when inflation becomes a concern. That being said a strong Canadian dollar helps dampen this effect, a good thing for variable mortgage holders. In closing, I suggest everyone with a variable rate mortgage maintain the status quo.   No need entertain locking into a fixed term until the Bank of Canada gives us some indication of escalating rates.

As for fist time home buyers, it would be wise to get your pre-approvals completed in January 2010.  Banks will lock in a rate for you with your pre-approval for a given period of time.  If rates go up and you have not purchased, you will still get the all time low rate we have all been enjoying.  Just be sure to purchase before your pre-approval expires.

Kevin Flaherty
iPro Realty Ltd. Brokerage
Direct: 1-877-352-4378
Web: http://Flaherty.ca
e-mail: Kevin@Flaherty.ca