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Mats Moy Realtor Helping you buy, sell and invest in real estate in the GTA and surrounding areas.

10/24/2026

If you live near Square One, here's one to watch. The mall has filed plans for a 47 storey rental tower on its parking lot.

The whole plan covers 130 acres around the mall, with 37 towers and more than 18,000 homes. This one is a proposal. The plans have been filed with the city, but nothing's approved yet. To follow it, look up 100 City Centre Drive on the city's development application page.

Personally, I've always thought those parking lots wouldn't stay parking lots forever.

So what I wanna know is, would you live in a tower that's at Square One, or is that too much for City Centre? Let me know down in the comments.

10/23/2026

Oakville, I know a lot of you are gonna miss the Swiss Chalet across from the GO station. But this was always coming.

The Swiss Chalet and the Harvey's on Cross Avenue closed in July, and the reason is redevelopment. It's called Midtown Oakville. In April, the province approved the zoning for up to 6,800 homes in 11 buildings. No construction dates yet.

Oakville GO is the second busiest station on the whole GO network, after Union. If you own a house near the station, keep an eye on which building goes up first. That's the one that changes your street.

So what I want to know is, would you live in a tower next to Oakville GO, or is that just not Oakville to you? Let me know that in the comments.

10/23/2026

I've walked into showings where the room looked nothing like the photos, so I get why buyers don't trust listing photos anymore. A buyer on Reddit said they skip any listing where the AI photos go way too far.

The regulator that licenses agents in Ontario says ads have to be clear and accurate. Nothing misleading. And the real estate board says a little virtual staging, that's furniture that gets added to a photo by computer, is okay as long as it doesn't seriously mislead you. If an agent keeps doing it, it can end up with the board's discipline people. In Calgary they've gone even further, and agents there have to say when a photo's been virtually staged.

On my listings, if a room's been virtually staged on a computer, I say so. Next time you're on a listing, check if the photos match a floor plan. I like it when buyers push on this stuff.

So what I want to know is, should stage photos have to be labelled, or is it fine so long as it doesn't mislead people? Let me know down in the comments.

10/22/2026

Erin Mills, nine towers and 3,162 homes just got approved at Erin Mills Town Centre.

It's the northwest corner of the property, at 5100 Erin Mills Parkway, and the towers run from 20 to 37 storeys. It got approved through a settlement at the Ontario Land Tribunal. That's the provincial board that settles planning fights between developers and cities, and a settlement means both sides agreed instead of going to a full hearing.

Approved doesn't mean shovels in the ground. Nothing's built yet, and there's no start date. If you own a house nearby, find out which tower is planned closest to your street and when it's supposed to start. That's the one that changes your traffic and your view first.

Honestly, that's a lot of homes for one corner of a mall.

So what I want to know is, is this the right spot for 9 towers, or is this too much for Erin Mills? Let me know down in the comments.

10/22/2026

If you took a 3 year mortgage in 2023, your renewal might not be the disaster everyone's warning you about. There's someone on Reddit in that exact spot, and their term's up this year.

Bank of Canada staff did the math. If you locked in for 5 years back in 2021, they figured your payment jumps about 20% on average in 2026. So a $3,000 a month payment goes to about $3,600 a month. The ones they figured would see their payment go down were mostly on short fixed terms, just like this person. And fixed rate follows bond yields, that's what the government pays to borrow. In September, the Bank said those had gone up.

Pull out your mortgage papers. Put the rate you signed at next to what your lender's offering you today. I think the waiting is harder than the number.

So what I wanna know is, would you lock in for 5 years this time around, or keep it short again? Let me know down in the comments.

10/21/2026

Toronto buyers are waiting for the bottom. Sellers are waiting for prices to come back up. I can't give either of you guys a date.

A big bank says owning a home here takes 64.1% of a typical household's income before tax. For every $100 coming in, about $64 goes out to owning a home. Still 2nd worst in the country, behind Vancouver, but for condos it's the best it's been since 2017. The real estate board says if more of the condos for sale keep selling, prices should drop slower and slower. Notice how there's no date in any of that.

So go look at 2 numbers every month: how many condos sold, and how many are still sitting for sale. When sales start catching up to what's listed, that's when I pay attention.

Patience. That's the word I keep seeing on Reddit. And it's not a bad one.

So what I wanna know is, are you still waiting for a better price, or are you done waiting? Let me know down in the comments.

10/21/2026

I'm a realtor, and I'm not going to tell you to stop waiting for the cheaper condo. Someone on Reddit said it'll just keep getting cheaper, and so far, they're not wrong. The average GTA condo sold for just over $605,000, and that's down 7.7% from a year ago.

But it'll keep getting cheaper, that's a guess about next year. And here's who's actually feeling it: the federal bank regulator says a lot of new condos are now worth less than their presale price. Say someone agreed to pay $600,000, and it comes in at $550,000 when it's finally built. The bank will actually lend on that $550,000, and that $50,000 gap is on the buyer at closing.

So go look at what condos in the building you actually like sold for last month. Not what they're listed for. And I'll be honest with you guys, I get nervous when anybody sounds that sure about where condo prices go.

So what I wanna know is, would you buy a condo now, or just keep waiting for prices to go lower? Let me know down in the comments.

10/20/2026

Mississauga condo owners, if your fee went up, the next buyer's going to see it.

Buyers on Reddit call them unpredictable maintenance fees. A study of 159 Ontario condo budgets found fees went up 4.2% on average last year, so on a $600 monthly fee that's about $25 more a month. But the reserve fund, the money buildings put away for big repairs, went up 11.5%. 3rd year in a row of double digits. And from 2018 to 2023, 16% of Ontario condo buildings surveyed sent owners a special assessment, an extra bill on top of everything.

It's all in the status certificate, which is essentially the building's report card. If you own one, pull yours before you list your condo unit. The buyer's lawyer will. I'd rather a seller find that out before a buyer does.

So what I wanna know is, would you buy the cheap condo with a higher fee or pay the pricier one with a lower fee, let me know down in the comments.

10/20/2026

Two houses in Springdale, bought 3 weeks apart in 2022, both sold this year for at least $700,000 less.

The first one was bought for just over $1.7 million. It sold in September for $968,000. That's $747,000 less. The second one was bought for $1.62 million. It sold at the end of August for $920,000. That's $700,000 less. Both were bought in May of 2022, just after the market peaked, and then the rates went up and the prices came down.

I don't know why either of them sold. That's their business. They bought when everybody else was buying. If you bought in 2022, here's what I'd look at: what similar houses near you actually sold for this year.

Personally, I think a lot of 2022 buyers are in the same spot.

So what I wanna know is, if you bought in 2022, would you sell at a loss or just hold on, let me know down in the comments.

10/19/2026

Here's the thing about pre-construction. You lock in your price the day you sign, not the day you close. If the market drops in between, you still owe what you signed for.

It's a real case from Cornell Rouge, in Markham. The buyers agreed to pay just under $1.7 million for a brand new house. By closing day, an appraiser said it was worth $1.05 million, about a $650,000 gap that opened up while the house was being built. They didn't close. The builder sued, and in 2019 the court ordered them to pay just over $554,000. The buyers argued that the deal had become impossible, and that they had been misled. None of it worked.

Honestly, that's the risk nobody talks about at the sales centre.

So what I want to know is, would you still buy pre-construction knowing this can happen? Let me know down in the comments.

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27 Cyclone Trail
Brampton, ON
L7A5E7

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