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Zak Milton Homes

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Contact information, map and directions, contact form, opening hours, services, ratings, photos, videos and announcements from Zak Milton Homes, Estate agent, 80 Lakeshore Rd E, Mississauga, ON.

10/29/2026

Her bank registered a mortgage for 125% of what her house is worth. She never noticed. In Ontario that is legal, and it bites at renewal, because a charge like that cannot be handed to a cheaper lender.

A Milton example. A couple buys for $800,000 with 20% down, a $640,000 mortgage. The bank registers a collateral charge for $1,000,000, 125% of the value, the most some lenders register. Nobody explains it at signing. Five years on, a broker finds a better renewal rate, and the new lender cannot take it over. The old charge is discharged, a new one registered, a lawyer paid, roughly $1,000 to $1,900 by one broker's estimate, and their line of credit at the same bank must be cleared first.

How it works. A standard charge secures the mortgage alone, for what you borrowed, and at renewal another lender can usually take it over for a small fee. A collateral charge can be registered for more than you owe and can stand behind other borrowing at the same bank. Some lenders, TD among them, register every mortgage this way.

Why it exists. The Financial Consumer Agency of Canada lists the upside: you can borrow more later on the same registration without paying to discharge and re-register, and you pay interest only on what you draw. It suits the borrower who wants a line of credit later. The cost lands on the one who leaves.

The fixes. Before you sign, ask in writing: standard or collateral, and for how much? If you have one, shop 120 days before renewal and ask the new lender what the switch costs and who pays it.

Save this before your renewal letter comes, and send it to the friend who signed whatever the bank sent.

Comment MILTON 👇 and I'll send you the one-page guide: how to tell which charge you have, what leaving costs, and what to ask before signing.

Sources: FCAC, Choosing a mortgage, Oct 2025; Ratehub.ca, Collateral mortgages, 2023; nesto.ca, 2025; WealthNorth, Oct 2026.

General information only, not mortgage or legal advice; ask a mortgage professional or lawyer about your charge. Zak Abdelnour, REALTOR®, Saigal Realty Inc., Brokerage, Milton, Ontario. Not intended to solicit buyers or sellers currently under contract with another brokerage.

10/15/2026

This is what $2,649,000 gets you in Georgetown: about 6,000 square feet of finished space, and you never climb stairs to bed.

A custom bungaloft on a tree-lined 75 by 152 lot, in the part of town where you walk to Main Street instead of driving to it. The primary suite is on the main floor, two more ensuite bedrooms and a den upstairs, a four-season sunroom with its own fireplace, and a finished lower level with a w**e cellar.

Who it fits: the couple right-sizing out of a big house who still want room for everyone at Christmas, or a family with parents moving in.

Want the full listing or would like to see the property? Comment MILTON 👇 or send me a DM.

Listed by Century 21 Miller Real Estate Ltd., Brokerage. Shown with permission. Zak Abdelnour, REALTOR®, Saigal Realty Inc., Brokerage, Milton, Ontario. Not intended to solicit buyers or sellers currently under contract with another brokerage.

10/14/2026

Parents went on title for their son's mortgage. The CRA taxed them $21,700. In Ontario, their half was taxable, because you get one principal residence a year, and theirs was already the house they live in.

The Bank of Canada says 11% of first-time buyer mortgages in 2025 had a parent co-signing, up from 4% in 2004, and three in four of those kids would not have qualified alone. Most lenders now want the co-signer on title.

A worked example. A son buys a $650,000 Milton townhouse in 2019. His parents go on title for half so he qualifies. In 2026 he sells for $850,000. His half of the gain is tax-free, because the house is his principal residence. His parents' half, $100,000, is a capital gain. Half of that is added to their income, $25,000 each, and at a 43% marginal rate that is about $21,700 between them. They could call their son's house their principal residence instead, but that strips the exemption from their own home for the same years, which has usually gained far more.

The fixes, all before closing. Go on title for 1% as tenants in common: the parents' taxable gain shrinks to a few hundred dollars and the first-time buyer keeps 99% of the land transfer tax refund. Ask whether the lender will take a guarantor, which keeps you off title. And plan the exit: once the child qualifies alone, often after a year or two, come off title with the lender's agreement, before the gain grows.

Save this if your parents are going on your mortgage, and send it to the parents who are about to sign.

Comment MILTON 👇 and I'll send you the one-page guide: how the tax lands on a co-signing parent, the 1% structure, and the questions to ask before closing.

Sources: CRA Income Tax Folio S1-F3-C2; Jason Heath, MoneySense, July 2023; Bank of Canada, April 2026; CREA Café; Ross Taylor, askross.ca; TaxTips.ca 2026 Ontario rates.

General information only, not legal or tax advice, and every family is different. Speak with your accountant and your real estate lawyer before anyone goes on title. Zak Abdelnour, REALTOR®, Saigal Realty Inc., Brokerage, Milton, Ontario. Not intended to solicit buyers or sellers currently under contract with another brokerage.

10/05/2026

The average Milton home sold about $32,000 below the asking price in September. A month earlier that figure was about $19,000. Buyers got real room back.

The Milton average sold price was $996,303 last month, and that number will steer you wrong if you lean on it. Nobody buys the average. You buy one house on one street, and the room you have to negotiate depends on the neighbourhood around it. In September, homes in Beaty closed about $12,400 below asking while homes in Walker closed about $32,500 below, and homes across town were selling in about three weeks either way.
The September issue of the Milton Real Estate Insider breaks this down for every neighbourhood with enough sales to be fair: average sold price, how far below asking, and how long homes took to sell. Comment INSIDER 👇🏻and I will send it to you.

Source: TRREB MLS board data for Milton, firm sales, September 1 to 30, 2026, compiled by Saigal Realty Inc., Brokerage. Board figures run slightly below TRREB's monthly Market Watch report, which tallies deals as they are reported to the board.

Zak Abdelnour, Salesperson, Saigal Realty Inc., Brokerage. General information only, not financial, mortgage, tax, or legal advice. Not intended to solicit buyers or sellers currently under contract with another brokerage.

09/06/2026

Homes in Ford sold above the asking price in August, on average. Homes in Old Milton sold about $55,000 below theirs. Same town, same month.

The Milton average was $971,853 last month, and that number will steer you wrong if you lean on it. Nobody buys the average. You buy one house on one street, and the room you have to negotiate depends on the neighbourhood around it. In August that room ran from nothing at all (in one pocket, buyers paid over asking) to more than $50,000.

The August issue of the Milton Real Estate Insider breaks this down for every neighbourhood with enough sales to be fair: average sold price, how it compared to asking, and how long homes took to sell. Comment INSIDER and I will send it to you.

Source: TRREB Market Watch, August 2026, and TRREB MLS board data for Milton, firm sales, August 1 to 31, 2026, compiled by Saigal Realty Inc., Brokerage. Board figures run slightly below Market Watch, which tallies deals as they are reported to the board.

Zak Abdelnour, Salesperson, Saigal Realty Inc., Brokerage. General information only, not financial, mortgage, tax, or legal advice. Not intended to solicit buyers or sellers currently under contract with another brokerage.

08/23/2026

Here's what happened.

They closed, moved in, and a bill showed up for a water heater they never agreed to rent. Not a mistake. They signed for it, months earlier, on a line nobody walked them through.

Clause 6 of the Ontario agreement is the rental items line. The wording is: the following equipment is rented and not included in the purchase price, and the buyer agrees to assume the rental contract, if assumable.

Read that again. You are agreeing to take over somebody else's contract, and almost nobody sees the actual contract before they sign. Not the rate, not the escalation, not the term, not the buyout.

Standard tanks in the GTA rent for roughly $20 to $40 a month. Take the low end and hold the house 25 years and that's $6,000, before annual increases, and Enercare's cap for 2026 alone is 3.93%. High efficiency and tankless units run higher.

Now the part worth knowing before your next offer. If that line is blank or says none, the seller has to buy the contract out and hand the equipment over free and clear. One empty line is the difference between inheriting a decades-long obligation and owning your own water heater outright.

So before you sign, ask for the actual rental agreement as a schedule, not the seller's summary of it. If your agent can't produce it, that's the conversation.

One thing that did get better. Ontario's Homeowner Protection Act banned new notices of security interest and expired the existing ones in June 2024, so a rental contract no longer sits on your title the way it used to. The monthly obligation is still yours.

Go pull out your agreement and read line 6.

Comment MILTON and I'll send you my Buyer Walkthrough Checklist.

And follow for the Milton read nobody's giving you.

Zak Abdelnour, Broker, Saigal Realty Inc., Brokerage. Milton and Halton. General information only, not financial, mortgage, tax, or legal advice. Figures are estimates that vary by provider and contract. Confirm your own agreement with your real estate lawyer. Not intended to solicit buyers or sellers currently under contract with another brokerage.

08/04/2026

Homes in Cobban sold about $31,500 below the asking price in July. In Ford, the average was about $12,100 below. Same town, same month.
The Milton average was $955,093 last month, and that number will steer you wrong if you lean on it. Nobody buys the average. You buy one house on one street, and the room you have to negotiate depends on the neighbourhood around it. In some pockets sellers are holding within about $12,000 of asking. In others the typical deal closed more than $30,000 under.
The July issue of the Milton Real Estate Insider breaks this down for every neighbourhood with enough sales to be fair: average sold price, how far below asking, and how long homes took to sell. Comment INSIDER and I will send it to you.
Source: TRREB MLS board data for Milton, firm sales, July 1 to 31, 2026, compiled by Saigal Realty Inc., Brokerage. Board counts run slightly below TRREB's monthly Market Watch, which tallies deals as they are reported to the board.
Zak Abdelnour, Salesperson, Saigal Realty Inc., Brokerage. General information only, not financial, mortgage, tax, or legal advice. Not intended to solicit buyers or sellers currently under contract with another brokerage.

07/29/2026

The first offer isn't the final offer.

Most buyers panic and walk.
The ones who wait — win.

Comment MILTON — I'll show you how
to negotiate your next offer. 🏠

Zak Abdelnour, Broker, Saigal Realty Inc., Brokerage. General information only, not financial, mortgage, tax, or legal advice. Not intended to solicit buyers or sellers currently under contract with another brokerage.

07/28/2026

Comment INSIDER for the free Milton neighbourhood breakdown.

Two Milton neighbourhoods, ten minutes apart. In Old Milton, homes sold for an average of about $49,500 below the asking price last month. In Coates, the average was about $10,700 below.

Same town, same month, and your neighbourhood decided how much room you had to negotiate. This is why the Milton average is close to useless when you are actually making an offer or setting a list price.

I put every Milton neighbourhood's numbers into a free monthly report. Comment INSIDER and I will send it to you.

Figures from TRREB MLS data, June 2026 firm sales. Zak Abdelnour, Broker, Saigal Realty Inc., Brokerage. General information only, not financial, mortgage, tax, or legal advice. Not intended to solicit buyers or sellers currently under contract with another brokerage.

07/27/2026

In Old Milton, homes sold about $49,500 below the asking price in June. In Coates, about $10,700 below. Same town, and your neighbourhood decided the difference.

The July issue of the Milton Real Estate Insider breaks down every Milton neighbourhood: what homes sold for, how far below asking, and how long they took to sell. It also covers what it really costs to close and the programs first-time buyers can use. It is free and it comes out monthly.

Comment INSIDER and I will send you the link. Or comment your neighbourhood and I will send you its June numbers.

Figures from TRREB MLS data and TRREB Market Watch, June 2026. Neighbourhood figures are averages of firm June sales. Zak Abdelnour, Broker, Saigal Realty Inc., Brokerage. General information only, not financial, mortgage, tax, or legal advice. Not intended to solicit buyers or sellers currently under contract with another brokerage.

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80 Lakeshore Rd E
Mississauga, ON
L5G 1E1

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