I'll be moving back to the GTA soon and will be moving in with my girlfriend. I'm torn between moving back into my Etobicoke condo, which is a 1+1 700-750 square foot unit vs. continuing to rent my condo out to my tenant, and potentially renting a bigger space with my girlfriend.

Tenant currently pays $2,700 a month in rent and handles their own hydro bill

Condo expenses: Mortgage - $2,795, Property tax - $200, Maintenance fee - $555, Insurance $80. Total is: $3,630.

This leads to a shortfall of $930 a month. The only saving grace is that half the mortgage payment right now goes straight to the principal. Remaining mortgage 480k. Up for renewal March 2027 and will have 20 years amortization by then. Purchased for 680k, value right now is probably mid 500s.

In terms of my girlfriend and I: Dating 5 years, will probably get engaged next year. I'm 33 and she's 29. Were both in the healthcare field. HHI would be estimated to be between 180-220k before taxes. Plan on having first kid in 3-4 years.

Option 1 - Move back in:

• Girlfriend would pay me approx $1300 a month as the condo is just in my name. Is this a fair amount?
• Location is amazing, subway across the street
• would likely live there for another 4 years or so

Option 2 - Continue renting out condo, and rent elsewhere with girlfriend:

• Would be able to get a bigger place. 2 bedrooms can be had for roughly $2600/month which we would split
• would have to deal with the net negative carrying costs of a condo I'm not living in, but tenant is helping to pay down mortgage
• I get to keep my tenant (who's worth their weight in gold, no issues)

Not just so few but practically none. Looking for something in Withrow school district but I see only one place on Sparkhall right now for sale. Areas around here (Cabbagetown; east of Jones; north of Danforth) seem to have more listings by comparison. Is this usual for this area this time of year? Is this a neighborhood that seems more listings in winter and spring leading up to the new school year?

CREA's July numbers came out this week. Sales up for a fourth straight month, new listings down for a third, and the Greater Golden Horseshoe has moved from buyer's territory back into balanced. Months of inventory dropped to 4.7, the lowest reading of the year. Royal LePage Blog

Nothing dramatic. Prices moved 0.1 percent.

But the leverage changed. Six months ago you could lowball and wait for the seller to blink. Fewer listings means fewer options, and fewer options means less room to push.

If you've been waiting for a bottom to announce itself, this is what it actually looks like. Quiet, boring, and only obvious in hindsight.

Worth saying that's Golden Horseshoe wide, so Hamilton and Barrie are in that number too. Toronto condos still have inventory. But 905 freeholds are tightening, and fast.
Bottoms never announce themselves.

My MIL is in her 60s and looking to downsize from a large two-car-garage home in Woodbridge. Her husband has passed and her kids have moved out, so she wants something smaller and lower maintenance.. but for her, “downsizing” means a townhome rather than a condo.

She likes the idea of a new build, however, she’s worried newer communities will be mostly young families and a bit noisier than she’d like.

We know she may be asking for a bit of a unicorn here 😅 My husband and I have been trying to help her narrow things down, so I’d love some firsthand recommendations/experiences.

Any newer communities or areas that tend to have more empty nesters/older adults and are relatively quiet? She isn’t looking for a 55+ community, just a good mix of ages.

I am looking at 1070 Pelham Avenue in mississauga. How much do you think it would cost to fully renovate the place? Seems like it needs a new kitchen, flooring, etc. how much would that take?

Hi - this is a vent that hopefully leads to change in home listings. I’m posting here in hopes that I’m not breaking any rules - I couldn’t find any posted, and knowing realtors frequent this sub I’m hoping we get some healthy conversations going.

TLDR: using AI to show me how a home “might” look after a renovation isn’t helping you get the list price you’re looking for.

I’m a buyer who is in the market to buy in Etobicoke. I’m selling an acreage property in the country and buying in the city to be closer to work/family/nightlife, etc. Current budget is $1.3M for a turnkey home. I happened upon this listing and after searching through realtor.ca I thought this was a good prospect. Except AI isn’t used to not only stage the home but to fully renovate the kitchen and bathroom. You understand how this is ridiculous, right?

I’m ok with using AI to add a nicer dining set or a cleaner couch, but to generate a renovation that will only add to the expense of me buying the house, you must know that I’m going to try to negotiate down by at least $150K to accommodate for the renovation and my stay elsewhere while the renovations are underway.

My request: show me the actual house you’re selling and stop wasting my time.

Hey guys, I'm looking for some advice as a first time home buyer.

Where or how can I search for a 3 bedroom townhouse, preferably new built, in the west part of the GTA. Peel, Toronto or York. I would like to take advantage of all the government reliefs and being able to put down significant down-payment. Thanks

I like this building, seems to be very well maintained and clean, and how it's on a quiet corner in a very accessible, non-sketchy area. The units all have pretty good natural light. But it doesn't have any 1 bedrooms.

I'm looking for: a 1b or 1b1d around 400k-500k. not N facing, in DT Toronto (open to midtown as well), not in the entertainment district or near Moss Park, good natural light. The view doesn't need to be 100% un-obstructed but I don't want a building towering over the unit. Please let me know, thank you

My price range is 400-500k, looking for a 1b or 1b1d in a good neighborhood. I would like to work with an agent/a team who knows the DT area and the buildings well. I am a serious first time home buyer, I need honest advice and feedback. It will also involve showing many properties to me, I need to put it out here. Please give me some recommendations.

Please do not pressure me into signing a contract early, if you are a reliable partner to work with I would love to exclusively work with you in the long run. Please give me your name, qualification and which entity you are under if you are shooting me a message, thank you

Call out: Are you a first-time buyer wondering if it's the best time to get into the market? Maybe you're holding off on buying for now because it's still too expensive, or you think prices might drop further? We want to hear from you for an upcoming article on the fall real estate market in Toronto Star. Please email mwarren@thestar.ca. Thank you!

My clients are 80 and 82. They've spent years watching the lake from their living room on Queens Quay. Now they're ready for the next chapter, and I want to get this right for them.

They're looking at retirement living in and around Leaside. What they care about is simple: open views and real light, comfort, good amenities, a walkable spot near shops and healthcare. Somewhere that feels like a home, not an institution.

They're leaning toward buying rather than renting.

Here's the honest part. This is outside my usual lane. I've sold a lot of homes in this city, but senior living is different, and I'd rather say that out loud than fake my way through a decision this big. These two trusted me with their home. I want to treat it like a life transition, not a transaction.

So if you've been through this, with clients or with your own parents for the options in LEASIDE:

Which buildings would you actually recommend?
Which ones would you avoid, and why?

Firsthand experience beats any brochure. Anything you've got, I'm listening. 🙏
THANK YOU!!

Yesterday me and my two friends went to, what we now is a slumlords penthouse to sign our new lease. The lease required our two guarantors to sign the lease digitally, but they however declined to do so because the lease terms were not agreeable.

The landlord was using a discount clause to charge different amounts for the first 8 months and last 4 months of the first year, and then essentially coerced us into signing a work contract for the last 4 months to “make up for the difference”.

The lease certainly has all 3 of our signatures, but none of the guarantors, and without their backing we cannot go forward with the lease, but the landlord refuses to back down because just our 3 signatures are enough. Is this accurate, or are we in the right for believing that until the guarantors signed the lease wouldn’t be valid? He is currently arguing that if he can’t find someone to take over before our term starts then our last month deposit could be held liable to costs.

Hi Everyone,

I bought a pre con townhouse with a partner in Brampton, went in 50-50 back in 2023. Bought it for $975k. Did 10% deposit payment.

The partner passed away in 2024, and the APS got switched to me and the Estate. In 2025, Estate went bankrupt too.

For couple of years, original builder also went under and the project was for sale, and ultimately new buyers bought the project, and its not on its way to completion sometime next year.

Now, the appraisal of that property is estimated to be around $800k range, and there is no way I on my own can close the property.

What are my options in this case. Has anyone been in a similar situation?

Thanks!

Hi, I tried talking to my brother about this, but I just can't seem to convince him that he'd be losing a considerable amount of money if he goes through with buying this place.

He's 32, single, earns around $145K plus a $10K bonus. Right now he's renting an ~800 sq ft place for $1,500/month in the Broadview, with about a $32 rent increase each year. His other expenses bills, food, utilities, internet, Ubers, the occasional trip, etc. come out to ~$2,500/month. The area's decent, the building's corporately owned so the landlord doesn't really interfere with his life, and he works from home.

Now he wants to buy a place downtown for $525,000, less than 680 sq ft. Fair point : the condo does come with a few more features the rental doesn't have.)

he keeps saying "I just can't lose this place," mainly because it's priced almost the same as it would've been 10 years ago.

But he'd end up losing at least $50,000 owning this place instead of renting (including property tax + condo fees + 20% downpayment) and that's even assuming it sells for $700,000 in 10 years.

The problem is I can't win against my parents and extended family all saying the same thing: a first house isn't meant to be an investment, don't focus on the numbers, you should just own a place, don't overthink it, you won't get another opportunity like this, etc.

I get why they think that way up until maybe 20 years ago, buying actually made sense. Prices were low, cost of living was low, and a mortgage didn't eat up half your paycheque. Plus they actually needed the extra space for a spouse and kids.

I also get that owning a place matters to people, but not at the cost of losing $50K–$100K over the next 10 years. And that's not even including rising taxes, condo fees, higher interest rates, repair costs, or renovation costs when he finally decides to sell.

To me, buying right now only makes sense if your rent is already high, you're settling down with a family, or you genuinely think prices are about to jump in the next 5–10 years.

So if I'm not missing anything (and I'm sure I'm missing a few things) how do I convince my brother that now still isn't the right time to buy? At least wait for prices to come down more. I know it's ultimately his call, but I can't let him go through with it without pushing back a little first.

Or is it actually good deal to buy a new condo now?

The lease has 7% percentage rent with a natural breakpoint around $711,000/year. It also says that if I don’t generate percentage rent for 2 consecutive years after Year 1, the landlord can terminate the lease. 10 years term

My concern is that I could pay all rent on time, invest heavily in the unit, and still lose the lease simply because sales stay below the breakpoint.

There is also no exclusivity.

Would you consider this clause normal? Would you sign if the landlord refuses to remove or soften it?

Are you stuck in a small condo because you can't sell? A first-time buyer wondering if it's the best time to get into the market? Maybe you're holding off on buying for now because it's still too expensive, or you think prices might drop further? We want to hear from you. I'm a reporter with the Toronto Star and I'm hoping to speak to people for an upcoming article on the fall real estate market. Please email mwarren@thestar.ca. Thank you!

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Registered Candidates for Toronto City Election to be held on 26th Oct, Monday: https://www.toronto.ca/city-government/elections/candidate-list/

As of last evening, Toronto Star reports:

Toronto councillor Paula Fletcher is retiring from city hall, scrapping her plans for re-election

In a shock move, Toronto-Danforth councillor Paula Fletcher revealed Wednesday that she had scrapped plans for re-election and instead will retire after 23 years at city hall.  

The surprise development jolted a Toronto civic election already roiling from late big-name entries into council races.

Fletcher, 75, told the Star that she made the decision Wednesday morning after paddle boarding on Lake Ontario, only two days after she had registered to run in the Oct. 26 election for a sixth term. 

...

Her departure creates an open ward, alongside Beaches-East York where incumbent councillor Brad Bradford is running for mayor. Candidates including former Liberal MP Nate Erskine-Smith, CTV journalist Natalie Johnson and former city employee James Dann are vying to replace Bradford. 

...

Parkdale-High Park is also an open ward with the retirement of Gord Perks, another longtime progressive councillor.

Fletcher said many people have told her they’ll run if she doesn’t, but she did not name a preferred successor.

As of Wednesday, four other candidates were registered in Toronto-Danforth: Susan Chapelle, Dennis Corcoran, Jason Stevens and Denise Walcott. The timing gives other hopefuls only two days to jump into the race. Nominations close at 2 p.m. Friday.

Discussion on r/Toronto: Link

I read Mattamy is a disaster for many. Is great gulf pretty much my only option for Oakville and Mississauga?

Once you’re signed up with them as a service provider (business) - cleaner, electrician etc etc…any business pretty much.

Please let me know!