Alex Ryon Homes

04/11/2026

Information vs Advice

There’s a big difference between a real estate agent giving you general information… and giving you advice.

Information sounds like:
“Homes in this area have been selling between X and Y”
or
“Market activity tends to pick up in the spring”

Advice sounds like:
“You should list at this price”
or
“This is the strategy I’d use for your home”

Here’s why that matters…

Once an agent starts giving specific advice without actually seeing the property or having a formal relationship in place, it can cross into what’s called implied agency.

That means the line between “just helping” and “professional responsibility” starts to blur — and it can create unintended liability.

For sellers, this is important too:
If you’re asking multiple agents for detailed strategies before choosing one, just know that the most responsible agents will hold back on specifics until they’ve properly seen and assessed your home.

Not because they don’t know…
But because they do.

Professional advice should be tailored, accurate, and based on the full picture — not guesswork.

Just something to keep in mind whether you’re buying, selling, or even just asking questions

11/22/2025

🌟 Why I Don’t Do Open Houses Anymore (And What Most People Don’t Know)

When I first started my real estate career, I did every open house I could get my hands on.
It was a great way to build my business, meet future buyers and sellers, and get my name out in the neighbourhood.

And yes — on a rare occasion — I even had someone walk into an open house and buy that exact property. Every agent who’s been around long enough knows:
👉 that’s the exception, not the rule.

Most homes do not sell because of open houses.

Let me explain why I’ve evolved past them, and why I no longer offer them as part of my listing strategy.

⸻

🔍 1. Open Houses Benefit the Agent More Than the Seller

This is the part nobody says out loud.

Agents do open houses to:
• meet unrepresented buyers
• farm the neighbourhood
• get future listings
• build their database

And there’s nothing wrong with that —
but it doesn’t actually help the seller in most cases.

The house sells because of pricing, marketing, exposure, and negotiations, not because strangers wandered through between 2–4pm.

⸻

🔍 2. Only a Small Percentage of Homes Sell Through Open Houses

Depending on the market, only 3–7% of homes sell directly because of an open house.
And most of those buyers had already seen the property online anyway.

Open houses feel productive…
but they rarely generate a brand-new buyer.

⸻

🔍 3. Open Houses Come With Real Risks

This is the part most sellers don’t think about.

Anyone can walk in:
• people casing the home
• people looking for prescription meds
• teams working together to steal small valuables
• curious neighbours
• looky-loos
• bored people out for a drive

Agents can’t supervise every room at once, and sellers often have no idea who was in their home.

There’s also liability if someone slips, falls, or damages something.

For many homes, the risk is higher than the reward.

⸻

🔍 4. Open Houses Can Actually Hurt Certain Homes

Some homes show best in controlled, private showings, especially if they’re:
• dated
• in the middle of repairs
• not perfectly decluttered
• sensitive to smell or pets
• full of personal items
• containing tools, collectibles, or valuables
• occupied by people who value privacy

Open houses encourage browsing, not real interest — and casual browsers love to nitpick.

That can negatively impact how the home is perceived.

⸻

🔍 5. I Choose Strategies That Actually Sell Homes

After 18 years in real estate, I focus on what actually works:
• correct pricing
• strong online presence
• professional presentation
• targeted marketing
• strategic timing
• strong agent-to-agent relationships
• skilled negotiation
• private showings with qualified buyers

These are the things that sell homes —
not opening the door to everyone with a free afternoon.

⸻

✨ My Promise to Clients

I don’t do what “looks good.”
I do what works.

My job is to:
• protect your home
• respect your privacy
• reduce your risk
• and bring in qualified buyers who are ready to make offers

Open houses don’t align with that mission anymore.

And that’s why I’ve retired them from my toolkit.

If you ever want a straight, honest conversation about what actually sells homes in today’s market, I’m always here to help.

11/20/2025

What Is a Holdover Clause — And Why Does It Protect You as a Seller and Your Agent?

Most people don’t realize that when you sign a listing agreement, there’s a clause called a holdover clause.
This clause protects everyone involved by making sure that if a buyer was introduced to the property during the listing period — through showings, marketing, ads, open houses, or even a conversation — the agent is still entitled to compensation even if the property sells privately after the listing expires.

Why does this matter?

Because it prevents:

• under-the-table deals
• buyers circling back privately
• agents being cut out after doing all the work
• sellers accidentally violating RECO rules
• messy disputes after closing

If someone learned about the property because of the agent’s efforts, the clause ensures fairness.

It’s one of the most misunderstood sections of the agreement — but it exists to keep things honest, transparent, and clean for everyone involved.

Have questions about how it works?
I’m always happy to explain it in simple terms.

11/03/2025

📊 MEAN vs. MODE in Real Estate: Why the "Average" Price Can Be Misleading!

When you see the "average" home price, it usually refers to the MEAN. This number is easily skewed by just a few high-end sales.
Consider this simple example based on our market:

* The MODE (The most frequent sale price, representing a typical home) is: $950,000
* The sale of one $5,000,000 mansion can pull the MEAN (simple average) way up, making it look like homes are selling for much more than they really are.
* In this scenario, the MEAN would be around $1.8 million (depending on the sample size of sales).

The Takeaway for Buyers & Sellers:
* Want to know the most TYPICAL home price? Look for the MODE.
* Want to see how high sales can go? Look at the MEAN, but know it includes those outlier luxury properties.

10/23/2025

Read all about it. Proposed changes coming to housing starts.

OREA Statement on Government of Ontario’s Proposed Fighting Delays, Building Faster Act

10/17/2025

🌟 Experience Doesn’t Always Mean Excellence 🌟

I’ve been in real estate for 18 years, and I’ve learned something important along the way:
Just because someone’s been “in the business for years” doesn’t automatically mean they’re good at what they do.

Sometimes it just means… they’ve been doing it wrong for a long time. 😉

Longevity isn’t the same as mastery.
Consistency isn’t the same as competence.

The truth is — experience only matters if you’re learning, growing, and improving along the way.
That’s why I never stop refining my skills, studying the market, and looking for better ways to serve my clients.

💡 Experience matters — but evolution matters more.

10/06/2025

🏡 SELLERS: Don’t cancel your home insurance too soon!

Here’s a little insider tip from years of watching closings go sideways at the last minute 👇

In Ontario, always keep your home insurance active until after the deal officially closes — not on the morning of closing day.

Here’s why it matters:
✅ Closings can get delayed (bank hiccups, wire transfers, lawyer timing… it happens).
✅ You’re still legally the owner until the transfer registers at Land Titles.
✅ If something happens to the property before that moment — you’re on the hook.

Once your lawyer confirms the deal is registered and closed, then you can cancel your policy. Most insurance companies will refund you for the unused days anyway.

💡 Pro tip: ask your insurer for a “conditional cancellation upon confirmed closing” — that’s the safest play.

You’ve made it through the hard part — don’t let a small detail undo your peace of mind at the finish line. 😉

If you’re planning to sell soon and want to avoid the usual hiccups, I’m always happy to share a few behind-the-scenes tips to make closing day stress-free.

— Alex Ryon 🏡
RE/MAX West Realty Ltd. | REALTOR® | Real estate with clarity + calm

09/28/2025

🍿  Here is some good to know info on popcorn ceilings  🏠

Buying or selling a home with those bumpy, textured ceilings? Here's what every homeowner should know:

⚠️ IMPORTANT: Homes built before 1990 may contain asbestos in popcorn ceilings. Always get professional testing before removal!

🔍 QUICK FACTS:
• Popular from 1960s-1980s
• May contain asbestos (pre-1990 homes)
• Professional removal required
• Cost: $1-4 per square foot

💡 WHY REMOVE POPCORN CEILINGS?
✨ Modern, clean look
💡 Better light reflection
🧹 Easier to clean and maintain
📈 Increased home value
🏠 Appeals to more buyers

🔨 THE REMOVAL PROCESS:
1️⃣ Test for asbestos
2️⃣ Wet & scrape (if safe)
3️⃣ Prime & paint

Thinking of buying or selling a home with popcorn ceilings? Let's discuss how this impacts your investment! 💬

📞 Get Your FREE Market Analysis Today!

09/10/2025

📊 What’s the Absorption Rate — and Why Does It Matter to You?

When we talk about the real estate market, one of the key numbers we look at is the absorption rate.

👉 Simply put, absorption rate measures how quickly homes are selling compared to how many are available.

Here’s how it works:
• If 100 homes are on the market and 40 sell in a month, the absorption rate is 40%.
• That also tells us there are about 2.5 months of inventory (because at that pace, it would take 2.5 months to sell everything if no new homes came up).

✅ A high absorption rate (over 60%) means homes are selling fast → it’s a seller’s market.
✅ A low absorption rate (under 40%) means homes are selling more slowly → it’s a buyer’s market.
✅ In the middle (40–60%) we’re in a balanced market.

🔑 Why it matters:
Absorption rate helps buyers understand how competitive they’ll need to be — and it helps sellers see how to price and position their home so it actually sells in today’s conditions.

💬 Curious what that means for your neighbourhood or your home? Send me a message — I’ll happily break down the numbers for your area.

08/29/2025

🤔 Could Your Move Be a Tax Write Off? 💰

A recent tax court case shows how powerful relocation expense claims can be—even the CRA had to back down when presented with solid proof.

In this case, a taxpayer moved homes to be closer to their new job. The CRA originally denied their moving expense deduction, arguing the distance savings didn’t qualify. But here’s the twist: the taxpayer pulled up Google Maps to show the actual distance saved from the move… and won the appeal.

💡 What this means for you:
If you’re relocating at least 40 km closer to your work, you may be eligible to deduct moving expenses. That can include:
• Real estate commissions
• Legal fees
• Moving costs (trucks, movers, etc.)
• Temporary living expenses

This can make a huge financial difference when buying or selling a home for work reasons.

👉 If you’re planning a move for work and wondering what costs you might be able to deduct, let’s connect. I can help you with the real estate side while you check with your accountant for the tax details.

📲 Message me anytime to learn more about making your next move work smarter for you!

08/25/2025

Appraisals, Closings & Cash Crunch: The 2025 Market Reality

The mortgage and real estate market is getting tricky — and many buyers and investors are feeling the squeeze. Here are the big takeaways I’m seeing (and what you should watch out for):

🏢 Condo Closings – Buyers who purchased pre-construction years ago are struggling to close. Appraisals are often coming in lower than the original purchase price, forcing buyers to come up with extra cash.

🏡 Townhomes & Detached Homes – Appraised values are also landing 6%–15% below purchase prices. That shortfall has to be covered by the buyer before closing.

💸 Rental Properties – With higher mortgage rates, rising maintenance fees, and softer rental prices, many investors now face negative cash flow. Refinancing isn’t always an option because property values have slipped.

📉 Investor Sentiment – With all these challenges, many investors may step back from real estate in the years ahead.

👉 What does this mean for you? If you’re buying, selling, or investing, you’ll need a clear strategy and professional guidance to protect yourself and make smart moves in today’s market.

If you have questions about your own situation, let’s talk. I can help you navigate this shifting market with clarity and confidence.