The Property Boys Podcast: Recent Episodes
The Property Boys
The Property boys Podcast is here to give you the latest news, tips, advice and everything in between when it comes to buying, selling or investing in the GTA. With top guests from around the indursty we hope to give you all the knowledge and tools you need to win in real estate.
đ Midtown Toronto Market Update
In May:
đĄ 77 sales đ 184 new listings âł Average days on market: 20 đ Average sale-to-list ratio: 96%
That's roughly 25% faster than the broader GTA market.
For sellers, properly priced homes are still attracting strong attention.
For buyers, desirable neighbourhoods like Forest Hill, Lawrence Park, Bedford Park, and Yonge & Lawrence remain highly competitive despite broader market uncertainty.
New listings fell 18.9% across the GTA in May while sales increased 6.3%. Is the market beginning to tighten?
The May 2026 GTA real estate numbers are in, and the story this month is clear: supply is falling while buyer activity is increasing.
In this month's market update, I break down the latest GTA housing statistics, including sales, new listings, active inventory, average prices, benchmark prices, and what these trends could mean for buyers and sellers heading into the summer market.
Key highlights from May 2026:
⢠GTA sales increased 6.3% year-over-year ⢠New listings fell 18.9% year-over-year ⢠Active listings declined 13.3% ⢠Average selling prices remain below last year's levels but showed signs of stabilization month-over-month ⢠Detached homes led all property types in sales growth ⢠Condo prices remain under pressure, while buyer activity continues to improve
We also discuss what these trends mean for Toronto real estate, the broader GTA market, and where the market may be headed if supply continues to tighten.
If you're thinking about buying, selling, investing, or simply staying informed, this breakdown will help you understand what's happening beyond the headlines.
đ Serving Toronto, Midtown Toronto, Forest Hill, Lawrence Park, Bedford Park, Yonge & Eglinton, Leaside and surrounding neighbourhoods.
00:00 â Why This Market Update Matters 00:56 â GTA Market Overview 02:25 â Toronto vs York Region vs Oakville 05:40 â Condo Market (Biggest Opportunity?) 06:53 â Interest Rates vs Prices 07:54 â The #1 Indicator to Watch (Sales-to-New-Listings) 09:43 â What This Means for Prices 10:42 â Key Takeaways
February 2026 real estate numbers are in and while the headlines say prices and sales are downâŚthe real story is happening beneath the surface.
In this breakdown, I walk you through what's actually happening in the Toronto and GTA housing market, and why things may be shifting faster than most people realize.
We cover:
- GTA and Toronto market stats
- York Region and Oakville trends
- Condo market update (and where opportunity is)
- Interest rates vs home prices
- The sales-to-new-listings ratio (one of the most important indicators)
Right now, we're seeing:
- Falling inventory
- Buyers slowly returning
- Over 100,000 buyers still on the sidelines
And historically this setup tends to come right before prices stabilize and recover.
If you're thinking about buying, selling, or investing in 2026, this is a must-watch.
Need a strategy? Reach out anytime. Every situation is different, and the right plan matters more than ever in this market.
Like & Subscribe for monthly GTA market updates that actually break things down clearly.
Are newer condos really better, or just better marketed? In this episode, I break down the real differences between newer and older condo buildings so you can make a smarter buying, selling, or investing decision.
I walk you through what truly matters: size and layout, monthly fees, amenities, construction quality, reserve funds, special assessments, and long-term appreciation potential.
You'll learn:
- Why older condos often offer better value per square foot
- How "low fees" in newer buildings can change over time
- What to look for in reserve funds and financial statements
- The risks and rewards of both modern and 40+ year-old buildings
- Which type of condo fits your lifestyle and investment timeline
If you're deciding between lifestyle convenience and long-term fundamentals, this episode gives you the no-BS checklist you need to buy with confidence, not emotion.
Going on vacation soon? Don't let a simple mistake cancel your home insurance coverage. As a Toronto homeowner, there are three critical rules you need to follow while you are away. First, you must have someone check your home every 48 to 72 hours because many policies require this to maintain coverage. Second, you need to prevent frozen pipes by keeping the heat on or shutting off the water before you leave, as this is a common reason for denied claims. Finally, if you are away for 30 days or longer, you must notify your insurer immediately because extended vacancy rules can cancel your coverage if you don't get a permit. Follow these steps to enjoy your vacation without risking your home. #TorontoRealEstate #HomeInsuranceOntario #TorontoHomeowner #RealtorTips #VacantHomeInsurance
Is the Toronto housing market dropping? GTA sellers are currently facing a buyer's market where pricing correctly is everything. The average days on market (DOM) is rising (currently around 30 days), and every day your home sits on the market makes buyers think "there's something wrong". In a declining market like the GTA, you must avoid the mistake of pricing based on yesterday's comparable sales. Buyers chase value, not wishful thinking. If you list too high, you're outdated on day one, and you'll get punished with endless price cuts. Learn the Toronto real estate strategy to price slightly ahead of the trend (or slightly below where the market is heading). This is how you flip the script, drive traffic, and often net more than sellers who overprice. Remember, the first two weeks decide everything in Toronto. đ Key Toronto Seller Tips: Why "Days on Market" is your enemy in the GTA. The secret to pricing ahead of the trend to win over cautious buyers. How to net more money even when prices are falling. The critical importance of the first two weeks of your Toronto listing.
Are Ontario's new Bill 60 reforms a game-changer for residential landlords? In this video, we dive into the proposed changes under Bill 60, which many believe will magically fix the Landlord Tenant Board (LTB). While Bill 60 aims to streamline some processes and create the appearance of easier residential landlording, the reality might be different. We compare the proposed Bill 60 process for residential non-payment enforcement with the existing Commercial Landlord modelâwhere issues like non-payment can be resolved in days, not months. Here's the main argument: Commercial landlords can quickly change locks and resolve non-payment issues fast. Residential landlords remain stuck in procedural delays, appeals, bottlenecks, and administrative barriers at the LTB. Until Ontario aligns residential non-payment enforcement with the commercial model, these reforms are likely to be small improvements, but not transformative for investors. If you're investing in Ontario real estate, don't get distracted by the headlinesâfocus on the actual impact of these reforms on your operational efficiency. đ Subscribe for more insights on real estate investing and landlord-tenant law in Ontario!
Think the new Bill 60 rules are already helping landlords with non-paying tenants? Think again. In this video, we clear up the confusion surrounding the passing of Bill 60 and what it actually means for the Landlord and Tenant Board (LTB) right now. Spoiler: Nothing has changed yet. We break down the legislative process: Step 1: Regulations. The detailed "fine print" that takes months (or years) to write. Step 2: Proclamations. The official government announcement that puts the law into force. Until these steps are completeâlikely not until mid-to-late 2026âall current Residential Tenancies Act (RTA) rules apply. This includes the standard 14-day notice periods, LTB hearing timelines, and tenant compensation rules. Don't make a legal mistake based on a headline. Watch this to understand the real timeline for Ontario real estate investors. Subscribe for real estate updates that separate the facts from the hype. #Bill60 #OntarioRealEstate #LandlordTips #LTB #RealEstateInvesting #OntarioLandlords
Buying a home in the competitive Toronto market? Stop picking "7." In this video, I explain the golden rule of house hunting in the GTA: Rate every home 1 to 10, but you are never allowed to pick 7. Why? Because 7 is fakeâit is essentially indecision and "I don't want to commit". In a fast-moving market like Toronto, indecision kills deals. A rating of 7 keeps you touring homes you don't actually love and wastes your time. The "No Sevens" Rule Explained: 1 to 6: It's a NO. 8, 9, or 10: It's a definite YES and goes on your shortlist. 7: The "Friend Zone" of real estate. Avoid it. Be decisive and clear so you can find the home that actually hits you. The moment you stop choosing 7, you will find the right Toronto home way faster. looking to buy or sell in Toronto or the GTA? Let's connect! #TorontoRealEstate #GTAHomes #HomeBuyingTips #TorontoRealtor #HouseHunting
It's not because I'm a guru or pretending to be perfectâfar from it! For me, sharing motivation is a form of self-accountability. Whether it's the pressure of the real estate business, life, or just feeling overwhelmed, these videos are my way of reminding myself to reset, refocus, and show up every day with intention. I'm just sharing the mindset I'm working on myself to keep sharp and keep moving forward. If it helps you start your week strong, that's amazing! Let me know in the comments: What is one thing you do to hold yourself accountable each week?
Are you thinking about selling your home but find yourself stuck analyzing every single detail? Many sellers get caught in "analysis paralysis"âtracking interest rates, comparing last year's prices, or endlessly debating staging and updates while waiting for a "magical buyer." In this video, we explain why this hesitation is costing you money. The truth is, the real estate market rewards action, not perfection. Waiting for the "perfect time" almost always means missing the right time. Learn how delaying your listing allows competition to hit the market before you, causing you to lose your advantage. We discuss the importance of simplifying the decisionsâwhat to fix, when to list, and at what priceâto execute a plan that gets you sold. Don't let analysis paralysis stop you from making your move.
This powerful advice breaks down the two main paths to high earning potential: working for yourself/entrepreneurship, or getting into commission-based sales. If you're stuck asking for a raise, maybe it's time to re-evaluate your career structure. Being paid solely on salary caps your income. Learn why a commission-based role or owning your own business is the secret to unlocking true wealth. Key Takeaways: To truly make money, you must work for yourself in some capacity. The alternative is a commission-based sales role where your income is uncapped. Your "raise" is based on your effort and performance, not an employer's decision. What are your thoughts? Do you agree that sales or self-employment are the best ways to get rich? Let us know in the comments!
Tired of being surprised by special assessments or seeing the value of your condo investment decline? The most direct way to protect your property and control your financial future is by getting involved! In this video, we break down why every condo owner and real estate investor should consider joining their Condominium Corporation or HOA (Homeowners Association) Board. You don't need a special legal or financial background. All you need is a willingness to read financials, attend meetings, and make decisions to protect the building and your investment. What You'll Gain on the Board: â Full Transparency into the building's finances. â Insight into upcoming repairs and reserve fund health. â A direct say in how money is spent and issues are handled. â The ability to influence long-term planning to protect your property value. Don't just hope things are managed properlyâget the influence, insight, and control you need! Like and Subscribe for more essential real estate investment tips! #CondoBoard #HOA #RealEstateInvesting
You keep hearing that high interest rates mean terrible affordability, but is that true? What if homes are actually cheaper to carry today than they were at the peak? This video uses the Toronto market as a case study to show how a drop in housing prices has more than offset the rise in interest rates, resulting in a lower monthly mortgage payment for today's buyer compared to the peak market of early 2022.
Thinking about renovating your condo before selling? It's not as simple as calling your contractor! Learn the crucial 3 steps to avoid fines and delays, including checking your condo bylaws, getting board approval, and securing necessary permits for plumbing, electrical, or structural changes. Don't risk costly mistakesâwatch now for your condo renovation checklist!
Before you spend a single dollar on upgrades, make sure you're choosing materials that actually add value. đĄ
In this video, I break down the top 3 countertop options that not only modernize your kitchen or bathroom â they can return up to 3X their cost when you sell.
đĄ Here's what we cover: 1ď¸âŁ Quartz â Durable, non-porous, low-maintenance, and today's buyer favorite. 2ď¸âŁ Granite â Classic, natural, and perfect for traditional kitchens. 3ď¸âŁ Marble â Luxurious and timeless, best used as an accent.
⨠Prep to Sell Insight: These upgrades don't just refresh your home â they help attract stronger offers and faster sales.
If you're planning a Prep-to-Sell renovation, reach out â I'll help you choose upgrades that get buyers talking and offers coming in.
In the competitive world of real estate, what truly sets a professional apart? Is it market knowledge, negotiation skills, or flashy marketing? In this video, we explore the fundamental principle that underpins every successful real estate career: Honesty. Discover why integrity isn't a bonus feature but the absolute minimum standardâthe price of admission to earn a client's trust with their homes, finances, and life-changing decisions. Learn why this baseline of honesty is the true foundation for building repeat business and lifelong client relationships. Remember, in real estate, honesty isn't your edge; it's your entry ticket. #RealEstate #BusinessEthics #RealEstateSuccess #Trust #Honesty
Think selling your home is as simple as putting it on the MLS and waiting for buyers to line up? That's one of the most commonâand costlyâmyths in real estate. Just "listing it" means you're leaving serious money on the table. Without the right pricing strategy, marketing plan, professional staging, and expert negotiation, even a great property can become a stale listing that sits on the market for months. In this video, we reveal why a successful sale is about a comprehensive strategy, not just a listing. Learn about the crucial role of: â An expert pricing and marketing strategy to create maximum exposure. â Strategic upgrades and professional staging to attract the best offers. â Skilled negotiation to protect your interests and secure top dollar. Discover the difference between a home that SELLS and a home that SITS. It's not just the houseâit's the professional representation behind it.
Thinking about selling your home in the next 5 years? Before you spend a dime on a major overhaul, watch this video to learn the secret to spending smart and maximizing your profit. Too many homeowners fall into the trap of pouring thousands into over-the-top kitchens, spa-like bathrooms, and basement bars, thinking it will dramatically increase their home's value. The reality is, you rarely get that money back. In this video, we break down: â The common, costly renovation mistakes to AVOID. â Simple, budget-friendly updates that provide the highest return on investment (ROI). â What buyers are actually looking for: a clean, bright, and move-in-ready space. â How small changes like fresh paint, modern lighting, and updated hardware can return 2 to 4 times what you spend. Don't leave money on the table. We'll help you make sure every dollar you put into your home comes back to you (and then some) on closing day.
Monday morning. Some people dread it, but not us. Life's about layersâpatience, hustle, and a little spice. You don't build success in one bite; you stack it one choice at a time. This week, don't cut corners. Bring the best ingredients: your focus, your effort, your energy. When it feels heavy, remember: the bigger the challenge, the bigger the reward. Have a great week, everyone.
Stop believing the biggest myth in real estate! Most people think the deposit is what makes an offer binding, but that's a mistake that could leave you vulnerable. In this short video, we're breaking down the surprising legal truth: an old-school marking called the "seal" is the key to an enforceable agreement, not the money. We'll also explain the real purpose of the depositâand why it's just a security measure for the seller.
If you've bought a pre-construction condo and are facing delays, it's crucial to know your rights before making any move. This video breaks down the key things you need to understand. Here's what you'll learn: Builders are allowed to delay a project; it's part of the agreement and doesn't automatically let you cancel. The most important date is the "outside closing date". If your condo isn't ready by then, you have a 30-day window to cancel and get your deposit back. You may be eligible for up to $7,500 for temporary housing and moving costs, but only if the builder failed to provide proper notice of the delay. The outside date and Tarion rules are your "lifeline" through this process. Disclaimer: The speaker advises that you should always check your agreement and seek legal advice before making any decisions. This content is for informational purposes only. #PreConstruction #TorontoRealEstate #CondoDelays #RealEstateTips #Tarion
Ever wonder why some homes sell in days while others linger on the market? The secret is often effective home staging. In this video, we break down why staging is more than just decoratingâit's a powerful marketing strategy designed to sell your property faster and for a higher price. You'll learn: â How staging highlights your home's best features. â Simple tips to make rooms feel bigger and more inviting. â The psychological impact of helping buyers imagine themselves living in the space. â Why staging is one of the best investments you can make in your sale. Whether you're preparing to sell or just curious about real estate strategy, these tips will show you how to maximize your home's potential. Don't forget to like, subscribe, and hit the bell for more real estate advice! #HomeStaging #RealEstateTips #SellYourHome
One of the easiest and most effective ways to make your home irresistible to buyers is to maximize natural lightâand it won't cost you a dime! Buyers are drawn to bright, airy, and inviting spaces. In this quick tip, we cover three simple steps to make any room feel bigger and fresher: Deep clean your windows (inside and out). Swap heavy drapes for light, sheer curtains. Always open the blinds before a showing. Remember: Natural light sells homes. Use this no-cost strategy to help your property stand out! #shorts #realestatetips #homesellingtips #hometips #preptosell #torontorealestate
Attention Landlords! Are you relying on a guarantor to protect your investment? You might not be as secure as you think. Once the original lease term ends, that protection can vanish, leaving you exposed if your tenant renews or goes month-to-month. This video explains the critical difference between a Guarantor and an Indemnifier, and why choosing the right one is essential for long-term peace of mind. You'll learn: Why a guarantor's responsibility is limited to the initial lease term. How an indemnifier provides continuous, ongoing protection for the entire tenancy. The strategy commercial landlords use that residential landlords need to adopt. Stop risking your rental income. Watch now to learn how to properly secure your lease agreements. #LandlordTips #PropertyManagement #RealEstateInvesting #Guarantor
The Bank of Canada has announced another interest rate drop. While lower borrowing costs and some relief for variable-rate mortgage holders is good news, is it the magic wand for Canada's housing crisis? In this video, we break down the real impact of this rate cut on the Canadian real estate market. We'll cover: The immediate benefits for homebuyers and those with variable mortgages. Why this won't cause home prices to skyrocket in cities like Toronto and Vancouver. The real reason behind the rate cut (hint: it's about the slowing economy). Why affordability and housing supply are still the biggest hurdles. Is this a market game-changer or just a temporary pressure release? Watch to find out what you should expect from the housing market now. #CanadaRealEstate #InterestRates #BankofCanada #HousingMarket
Thinking about a costly bathroom renovation before you sell? You might not need it! A few simple, affordable updates can make all the difference in a buyer's first impression and help you sell your home faster. In this video, we cover the quick fixes that provide the biggest return on your investment, turning an average bathroom into one that feels fresh, bright, and move-in ready. Learn how to maximize your home's value with these simple tips: Swapping out dated hardware like faucets. The impact of a new mirror and modern lighting. Why re-caulking is a small detail that matters. The power of making everything "sparkling clean." These small changes can help you attract more buyers and get a better price for your home. Small fixes, big returns! #HomeSellingTips #BathroomMakeover #RealEstateAdvice #HomeStaging #PrepToSell
Did you know your floors are one of the first things a buyer notices? They take up the most square footage in your home, so worn carpet, scratched hardwood, or dull finishes can make the whole house feel tired and less valuable. In this video, we'll show you how a simple refresh can instantly transform the look of your home and add value. We'll cover options like: Refinishing hardwood Replacing old carpet Installing modern vinyl Professional deep cleaning A small investment in your floors is a powerful way to make your home feel newer and more valuable, setting the stage for a successful sale.
Thinking about selling your condo in Toronto? Our proven process helped us get this unit at 397 Front Street West SOLD in just 3 days! In this video, we reveal the 5 essential steps we take to get top dollar for our clients' properties. Whether you're selling a condo in Toronto's Downtown Core, King West, or anywhere in the GTA, these tips are crucial for success: Step 1: The Power of Decluttering & Professional Packing Step 2: Deep Cleaning & Appliance Makeover Step 3: The Impact of a Fresh Coat of Paint Step 4: Modernizing with New Fixtures & Hardware Step 5: Professional Staging for Maximum Appeal Learn how these simple but strategic upgrades can increase your property value and attract more serious buyers.
Thinking about a kitchen renovation but don't want to break the bank? You don't always need a full gut-job to make a huge impact. In this video, we share three simple, cost-effective updates that can completely transform the look and feel of your kitchen. From swapping out hardware to adding new lighting and a fresh coat of paint, these small changes can give you that high-end designer look without the hefty price tag. Perfect for homeowners looking to refresh their space or get their house ready to sell.
Are you looking to buy a home and want a quick way to gauge the neighborhood? The franchises and businesses around you can tell you a lot about the area's demographics, income levels, and lifestyle. This video explains how to interpret these clues, from what a Starbucks signals to what a Tim Hortons or Whole Foods might indicate. Learn how to look beyond the property itself and find a community that fits your needs.
Most people chase high returns in the stock market, but smart investors know there's a more reliable way to grow wealth. This video breaks down how real estate leverage can generate a 15% return on investment (ROI) with just a small appreciation in property value. Learn the simple math behind turning a 3% market increase into a massive ROI on your initial down payment, all while avoiding the volatility of the stock market. Discover why savvy investors prefer "owning doors, not tickers."
Thinking of selling your home? There are four simple MLS checkboxes that can be worth tens of thousands on your sale. In this episode, we explain why distributing your listing, displaying the address, utilizing DDF/IDX, and permitting other agents to advertise your property can make the difference between your listing getting crickets and receiving competing offers. Learn what to ask your agent to ensure your home gets maximum exposure.
Waiting for the "perfect moment" to make a big moveâlike buying real estate or starting a businessâis just fear in disguise. In this episode, we break down why you'll never be 100% ready and why the most successful people move anyway. Learn to grow into your decisions and finally take the step you've been putting off.
Are you tired of the stock market's volatility? This mini-episode reveals the power of real estate leverage. You'll learn the simple math behind how a small 3% appreciation in a property's value can generate a massive 15% return on your initial investment. Discover why savvy investors prefer "owning doors, not tickers" and find a smoother path to building wealth.
In this episode of the Property Boys Podcast, Steve and Antony sit down with Bita Di Lisi, a senior paralegal specializing in landlord-tenant issues, to discuss the ins and outs of the Residential Tenancies Act in Ontario. They cover common legal issues faced by both landlords and tenants, including evictions, cash for keys, and the impact of the COVID-19 pandemic on the Landlord and Tenant Board. Bita also shares valuable tips on vetting tenants and provides insights into the legal process and potential pitfalls for landlords and tenants.
Join us in the sixth episode of the Property Boys Podcast hosted by the dynamic duo, Steven Bucciol and Antony Malfara, better known as The Property Boys. In this episode, they open up about their journey in the property business, offering valuable insights and advice for newcomers to the field. Discover the benefits of joining a real estate team early in your career, how to choose the right brokerage, and the power of collaboration and resource sharing within a team. Learn about their approach to customer relationship management tools and why the most effective CRM is the one you actually use. Tune in to hear how The Property Boys constantly evolve their practices and harness the power of social media to maintain visibility in the real estate world. If you're passionate about real estate or considering a career in it, this episode is a must-listen!
We believe that when it comes to real estate, thereâs a ton of value in being able to read the data. If youâve been following the market for some time now, you probably know that throughout 2022, the state of the market was a bit of a rollercoaster. Now that weâre a month into the new year, a lot of people are still wondering if the market will change, or if we can expect more of the same. In the latest episode of the Property Boys Podcast, we look over the market over the last year, and use that information to predict what we can likely expect out of the market in 2023.
As weâre getting closer to wrapping up the year of 2022, weâre continuing to look for new opportunities that will allow you to find success through buying, selling, or investing in real estate. Passive investing can be a great way to start building generational wealth, but it isnât a method that many people truly understand, or one that they believe is an option for them. For the latest episode of the Property Boys Podcast, we brought on Associate Vice President Lawrence Raponi of Equiton to share some amazing advice about how to invest using RRSPs. If youâre interested in learning more about how to passively invest, watch this episode to find out how Equiton can help. Antony Malfara and Steve Bucciol from The Property Boys. Making Real Estate Easy!
Weâre happy to bring you the second episode of the Property Boys Podcast! One thing that holds back so many aspiring homeowners is having a lack of options when it comes to getting a mortgage approval. When it seems like the bank decides all of the rules AND who gets to play, it can feel like you have no one in your corner. This is where a mortgage broker can make all the difference. In this episode of the Property Boys Podcast, weâll be explaining a lot of the big advantages that come with working with a mortgage broker. Joining us for this episode is Athena Constantinou, the co-founder of Sherwood Mortgage Group. Antony Malfara and Steve Bucciol from The Property Boys. Making Real Estate Easy!
After taking some time to prepare, weâre happy to finally be able to introduce you to our new series, the Property Boys Podcast. This podcast will be your number one source for gaining insight into the world of real estate, and how the industry operates. In addition to giving our thoughts on the state of the market and other aspects of real estate, youâll also hear the opinions of our special guests, leaders of the real estate industry, and experts across a wide variety of fields. For our first episode, weâve brought on Chris Slightham, the president of Royal LePage Signature, to discuss how the real estate industry has changed over time. Antony Malfara and Steve Bucciol from The Property Boys.