All posts by qkevinflaherty
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


Posted on 13. November 2009 11:15 by Kevin Flaherty

Frequently Asked Questions (FAQ) about Homes and Real Estate 

  1. Why should I buy a home and invest in real estate? 

    Because in a stable political and economic country, real estate is always the best investment in one’s life in the long run, in addition to the comfort of living in your own house.  Further, owners will often fix up their own house on their own time enjoying the process and increasing its value.

  2. Why should I buy properties as investments ?

    Again, it is like owning blue chips stocks, in the long run, investment and commercial properties give a secure good return.

  3. Should I not use the money to buy stock rather than properties ? I get my money back much quicker ?

    This is why real estate is usually a long-term investment. Quicker return also means higher risk.

  4. Do I pay capital gain tax on the house (property) I live in if I make a profit when selling ?

    In the United States, you do.
    In Canada, you do NOT.

  5. Does it mean that I am better off in Canada when it comes to selling my house ?

    Not necessarily. In the United States you can deduct the mortgage interest from your income tax in Canada you CANNOT deduct the mortgage interest.

  6. I am a first time home buyer. Is there any program that might benefit me ?

    Yes. Depends on whether you live in the United States, or in Canada. And also it depends on which state or province you are in, there are government incentives to help first time home buyers. Check with your Realtor.  Click here to ask http://www.flaherty.ca/gold_askexpert.asp

  7. What is a good area (neighbourhood) to move to ?

    Well to start, a good area usually costs more. Your Realtor will be able to indicate good areas from bad ones.  Also ask your Realtor to point out future government zoning changes nearby that might give a neighborhood great appreciation in the near future, i.e.. Government newly-approved mall nearby, or new freeway (highway) planned.

  8. What are other ways to know if a neighbourhood is good or bad ?

    Ask your insurance agent, drive the neighbourhood, speak with some residence or go to a local police station and find out.  Ask them the crime rate statistics to compare with other neighbourhoods.

  9. Education is important to me as a parent. How do I know if the school in the area is good ?

    Look under school boards and other similar organizations from the internet or library. See how that school and teachers were ranked. See if any awards were won in the past.  Ask you Realtor about the school reputations in the area.

10. Should I pay down my mortgage when I have extra money?

  1. If you live in the United States, it might not be a good idea, because mortgage interest is deductible from annual income. That means you pay less income tax for the year and you could earn more by investing your money elsewhere.
  2. If you live in Canada, mortgage interest is NOT tax deductible So, you should use the extra money to pay down your mortgage principle.

11. Between stocks and properties, which one has higher risk ?    

The value of stock can go down to zero. Residential properties especially your own home will appreciate. In a slow market it may take longer to achieve any kind of appreciation. The amount of loss or appreciation will depend on when you purchased the property and if you paid fair market value or not. This is where the expertise of a professional Realtor would come in handy to provide you with expert advice.

12. How can I be sure to get top dollar for my house when I sell it ?
                 
                    i. Interview at least three Realtors and be sure to ask these questions.  Click here http://www.flaherty.ca/agent_questions.asp

                    ii. Be sure to get the best on-line representation of your house.  Read the blog here titled Welcome / The real estate secret.
                        Here is a sample of my tours that are linked directly into the MLS listing. http://flahertytours.ca/72baybrook.htm

13.   What areas do you service ?

I service Peel Region, Dufferin, Wellington and some surrounding areas.  These area include Brampton, Caledon, Orangeville, Shelburne, Alliston, Dundalk, Alliston, Erin, Mississauga and Georgetown.

14.   Will the HST apply to resale homes

                    i.  No, not resale homes in Ontario, but it will apply to services such as lawyers fees, real estate fees, home inspectors etc.

                   ii.  Yes, it will apply on the cost of a new house.  ( A really good reason to make your real estate investment a resale )

15.    How often is Realtor.ca updated ?

 Realtor.ca or mls.ca ( same thing ) is a national database of mls listings.  It is not the actual mls data base.  Hundreds of real estate boards across Canada upload data to Realtor.ca    The uploads are generally done every 24hrs, but depending on weekends and holidays it can be up to 72 hours out of date.   In order to learn about the newest hottest listings matching your specific criteria in Orangeville, Caledon, Brampton Shelburne join my VIP buyer program.  All new mls listings matching your specific criteria will be emailed to you long before they are even uploaded to Realtor.ca .  Click here to join http://www.flaherty.ca/vip_buyer.asp 

 

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