Michael Kharlab Real Estate Investor

09/19/2026

The Canadian housing market just hit pause. However, this isn't the start of a downturn.

I've been digging into CREA’s fresh August data. If you're a realtor, buyer, or seller, there’s one thing you need to pay attention to right now: the growing gap between national averages and your local reality.

Let's break it down:

- Sales slipped 0.7% month-over-month

After five straight months of improvement, activity cooled back to May levels. Why? Renewed trade uncertainty with the U.S. shook buyer confidence just as more listings hit the market.

- New listings rose 3.3%
That reversed three months of decline and pushed the sales-to-new-listings ratio to 49.1%. Still squarely in balanced-market territory, not a buyer’s or seller’s market.

- Prices are holding steady

National average sale price: ~$668K (↑ 0.6% year-over-year)
MLS Home Price Index: virtually flat from July, with the smallest annual decline since October 2025
RBC calls this a "temporary pause," not a trend change

- Inventory remains balanced

Almost 200,000 properties on the market, with 4.8 months of supply nationally.

And the real estate market situation depends on the market:

- Toronto - resales down 1.3%, benchmark prices dipped
- Ottawa - annual price growth turned positive for the first time in 2026
- Atlantic Canada, Quebec, and the Prairies are still recording year-over-year price gains

As an investor, you need to select a specific market and focus on it. Do you want to purchase a property in a weak market or wait for a turnaround? Or do you prefer to invest in a market where prices continue to go up?

What are you seeing on the ground right now? Is your market cooling, heating, or just holding steady? Drop your city and insight below. Let’s map the real story together.

07/20/2026

200!

In September 2025, our newly built self-storage facility opened its doors.

Today, just 10 months after the grand opening, we have reached 200 Google reviews—most of them five-star—with an incredible 4.9-star average rating.

On behalf of and our investors, I would like to thank the hard-working Extra Space Storage team and congratulate our development partner on this significant milestone.

Full stabilization and a successful deal exit are next on the agenda.



07/06/2026

Is the GTA housing recovery underway? We just logged its fourth straight month of momentum.

Toronto home sales rose 9.4% year-over-year in June, according to TRREB, the fourth consecutive month of YoY gains. Buyers are coming back.

What's driving it?

🔹 Better affordability. Lower borrowing costs earlier this year made the math work for sidelined buyers.

🔹 More choice. New listings remain high, giving buyers negotiating room and comparison power.

🔹 Adjusted expectations. Many buyers have mentally reset to today's mortgage rates and are choosing to act before prices potentially climb faster.

What's happening under the hood:

🏡 Detached homes are leading. Demand is solid.

🏢 Condos are recovering more slowly; higher inventory is keeping that segment in check.

The outlook: TRREB warns that if sales keep rising while inventory tightens, price growth could accelerate in the second half of 2026. If the trend continues, the window of a balanced market with choice might close soon.

We at believe that many people will continue renting due to high prices: the purpose-built rentals should benefit from the housing price increase.

What are you seeing on the ground? Are buyers in your network jumping in, or still waiting?

06/26/2026

In Canada, everyone's talking about tariffs and recessions. The hospitality sector is moving in a different direction...

The Q2 2026 national hotel report by Marcus and Millichap just landed. While GDP technically contracted for two straight quarters and trade headlines screamed uncertainty, hospitality quietly posted some of its strongest numbers in years.

Here's what's actually happening:

Occupancy: 66.4%, a multiyear high, sixth consecutive year of gains

ADR: +4.8% YoY, reaching $208.60 nationally

RevPAR: +5.1% YoY, surpassing $150 for the first time ever

Supply growth: just 3,800 rooms delivered, among the lowest in decades

One of the reasons is that Canadians travel more locally:

Domestic business travel: +8.2% in 2025.

Domestic leisure travel: +2.6%.

Also, the Canadian dollar is now lower, which helps bring in international tourists.

And the hotel cap rates are STILL the highest of any major asset class.

To sum all this up: the existing hotel owners could not be happier.

We at are a part of several hotel deals in the USA, such as the one shown in the picture. Maybe it is time for us to reevaluate the home turf...

06/16/2026

Attention, the Great Toronto Area realtors and mortgage brokers 📢

We have something that seldom hits the market.

🏘️ A 5-unit rental property in Cabbagetown will be available for sale soon.

The breakdown:

🔹 4 fully renovated, large two-bedroom units that will be tenant-ready and beautifully finished
🔹 1 brand-new laneway suite
🔹 Located in Cabbagetown, one of Toronto's most coveted heritage districts, where new construction is prohibited

That last point matters. When supply is capped, existing income-producing assets like this become irreplaceable. This truly is a one-of-a-kind opportunity.

If you have clients looking for turnkey income properties in Toronto, let's talk.

📩 DM me directly to discuss.

06/15/2026

06/15/2026

Planning a trip to Upstate New York this summer? 🌲

We'd love to host you at the Adirondack Spruce Lodge — nestled in the Lake Placid area, one of the most beautiful corners of the Adirondacks.

What you can expect:

🛏️ Newly renovated rooms
🥞 Complimentary breakfast daily
⭐ 4.8-star rating on Google (our guests don't lie)
🏔️ Steps away from hiking, lakes, and everything that makes summer in the Adirondacks unforgettable

If Lake Placid or the Adirondacks are on your summer travel list, we’d be happy to welcome you.

06/08/2026

Build To Rent (BTR) recently made the news with the proposed bill to limit the institutional ownership of homes.

Well, Berkshire Hathaway just dropped $8.5B on homebuilder Taylor Morrison.

Taylor Morrison isn’t just a traditional single-family builder. Its Yardly brand is a major player in the booming BTR space, with 5,411 units across 26 communities. Last year, Yardly landed a $3B capital injection from Kennedy Lewis to supercharge land and construction financing. Now Berkshire is betting on the entire platform at a 24% premium.

Why this matters for anyone in housing, investing, or proptech:

🔹 BTR is not a fad. Institutional money is pouring in as the for-sale market remains choked by high rates and low inventory. People want single-family lifestyles without the mortgage.

🔹 Berkshire’s long game wins again. CEO Sheryl Palmer herself said Berkshire’s multi-year horizon “is uniquely well-suited to the multi-year investment cycle of homebuilding.” In a world of quarterly earnings obsession, this is a massive competitive advantage.

🔹 Scale unlocks optionality. Taylor Morrison’s dream? Turn Yardly renters into future homeowners. With Berkshire’s balance sheet and patience, they can hold assets longer, optimize exits, and truly build a renter-to-owner pipeline.

The BTR sector is consolidating fast. And since it is treated as a multi-family, it will not be a part of a new Bill - the institutions will continue to own and operate these communities.

We at have been participating in BTR projects since 2017. It looks like this strategy will only gain momentum going forward.

06/06/2026

Despite the brief setback, Toronto real estate continues to be one of the most resilient long-term wealth-building opportunities in Canada.

The city faces one of the most persistent housing shortages in North America, and quality rental housing in established neighbourhoods is not easy to create. This is especially true in historic neighbourhoods, such as Cabbagetown, where no new construction is allowed.

That’s what makes projects like this worth paying attention to.

- 5 high-end rental units.

- Located in the upscale Toronto Cabbagetown neighbourhood.

- Renovations are already in progress.

- Projected completion in approximately 9 months.

- Eligible for registered funds: RRSP, RESP, and TFSA.

Connect capital with high-quality real estate opportunities built around real demand, strong fundamentals, and clear investor objectives.

Please contact us at [email protected] or DM me to learn more.

Disclaimer: For accredited investors only. Private investments carry risk. Targeted returns are not guaranteed, and proper diligence matters. The due diligence by Equivesto Canada Inc. remains ongoing.

06/04/2026

The smartest real estate opportunities are often hiding in small, well-located, purpose-built rental projects in supply-constrained neighbourhoods.

Toronto continues to face one of the most persistent housing shortages in North America, and quality rental housing in established neighbourhoods is not easy to create.

That’s what makes projects like this worth paying attention to.

- 7 purpose-built rental units.
- Located in the upscale Toronto Leaside neighbourhood.
- Already under construction.
- Projected completion in 9–12 months.
- Eligible for registered funds: RRSP, RESP, and TFSA.

In a city where housing supply remains painfully constrained, purpose-built rentals continue to be one of the most compelling long-term real estate themes.

Please contact us at [email protected] or DM me to learn more.

Disclaimer: For accredited investors only. Private investments carry risk. Targeted returns are not guaranteed, and proper diligence matters. The due diligence by Equivesto Canada Inc. remains ongoing.