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Send us Fan Mail The fall market is shorter, faster, and increasingly competitive, and this year there are some very specific things buyers, sellers, and market watchers should be paying attention to. But media coverage of the Toronto market rarely tells the whole story. In this episode of The Last Honest Realtor, David Fleming breaks down what he expects to dominate the Toronto real estate conversation this fall, from interest rate holds to market recovery, inventory, and the stories unfolding behind the headlines. He breaks down the strategies, psychology, and stories to watch as Toronto heads into the fall market. In This Episode: 01:38 – Fall 2026: Expect more sensational headlines07:09 – Interest rates10:24 – Mortgage rates15:33 – The economy17:56 – Market recovery23:41 – What to expect if you're a seller27:18 – Why buyers need to make decisions quickly34:00 – Why the quality of inventory matters37:30 – How media can manipulate the numbers49:02 – The “cast of characters” this fallSupport the show Subscribe and Follow: Toronto Realty Group Website Toronto Realty Group YouTube Toronto Realty Blog Instagram Toronto Realty Blog Twitter Toronto Realty Blog Facebook

Send us Fan Mail In this episode, David takes a hard look at the supposed connection between the Canada–U.S. trade war and the Toronto real estate market, and argues that much of the discussion is being driven by fear, confirmation bias, and headlines that don't actually explain how the housing market works. He breaks down what would actually have to happen for a trade war to seriously damage real estate: buyers losing their down payments, borrowing costs increasing dramatically, or mortgage payments rising enough to force homeowners to sell. David examines recent headlines about the trade war and real estate, including stories focused on multimillion-dollar Toronto homes, “roller coaster” interest rates, and sellers supposedly preparing to take steep losses, but asks the question: where's the evidence? And if interest rates are relatively stable while the stock market is up, is the housing market really on the “roller coaster ride” we're being told about? In This Episode:  00:00 – Intro03:15 – Confirmation bias and the housing market06:45 – Who is actually affected by the trade war?09:54 – Questioning the headlines13:37 – Luxury real estate vs. the actual housing market20:11 – Are sellers really “trying to bail”?23:32 – The Bank of Canada rate reality28:25 – Supply, demand and affordability31:02 – Why the trade war may actually reduce rate-hike pressureSupport the show Subscribe and Follow: Toronto Realty Group Website Toronto Realty Group YouTube Toronto Realty Blog Instagram Toronto Realty Blog Twitter Toronto Realty Blog Facebook

Send us Fan Mail In this episode of The Last Honest Realtor, David Fleming breaks down 10 of the most common real estate sales and marketing gimmicks he sees in the Toronto market and what they're really designed to accomplish. Some of these tactics genuinely have their place. Others are mostly designed to make an agent look good, generate leads, or convince a seller that they're getting something special. David takes aim at everything from "coming soon" signs and "just listed" flyers to fake handwritten letters. Even though not every agent using these strategies is dishonest, homeowners need to understand what they're actually paying for with their agent's strategy. In This Episode: 00:00 – Intro 04:22 – #10: Marketing your property internationally07:52 – #9: Sales stats12:08 – #8: The "comprehensive database of buyers"15:10 – #7: Coming soon signs18:30 – #6: The "Just Listed" flyer22:24 – #5: When the listing agent must be present26:25 – #4: "I have a buyer for your home"29:53 – #3: Toronto's rental market36:15 – #2: "If we can't sell your house, we'll buy it"38:21 – #1: The fake handwritten noteSupport the show Subscribe and Follow: Toronto Realty Group Website Toronto Realty Group YouTube Toronto Realty Blog Instagram Toronto Realty Blog Twitter Toronto Realty Blog Facebook

Send us Fan Mail Does buying a home in a top-rated school district actually increase its value? For many Toronto families, the answer is a resounding yes. In this episode of The Last Honest Realtor, David Fleming explores one of the biggest drivers of home prices: public school catchments. Through real client stories, market observations, and the latest statistical data, he explains why invisible school boundaries can add tens or even hundreds of thousands of dollars to a home's value. David discusses how parents make housing decisions years before their children even enter school, why some buyers purchase investment properties simply to secure a school address, and why supply and demand around desirable catchments creates powerful pricing premiums. In This Episode: 00:00 – Intro05:13 – The four neighbourhood factors every buyer should consider07:46 – How school boundaries change home values14:31 – What the data says about school premiums in the GTA17:00 – Buying an investment property for the school address24:16 – Why catchment lines can dramatically affect home prices28:12 – Why school rankings don't tell the whole story31:05 – What parents should evaluate beyond test scores33:13 – The biggest takeaway for Toronto homebuyersWhether you're a parent, a future homebuyer, or simply curious about what really drives Toronto real estate values, this episode offers an honest perspective on the intersection of housing and the city's public school system. Support the show Subscribe and Follow: Toronto Realty Group Website Toronto Realty Group YouTube Toronto Realty Blog Instagram Toronto Realty Blog Twitter Toronto Realty Blog Facebook

Send us Fan Mail In this episode of The Last Honest Realtor, David shares the advice he wishes every young buyer could hear: your first home isn't just an investment—it's the place that will shape your friendships, routines, career, relationships, and some of the most memorable years of your life. Most first-time buyers obsess over price per square foot, interest rates, and trying to perfectly time the market. But after 22 years in Toronto real estate and looking back on buying his own first condo at 25, David Fleming believes those aren't the decisions that will matter most. Drawing on personal stories from his own move to downtown Toronto, David explains why choosing the right neighborhood often matters more than finding the absolute lowest price, along with other factors that often get overlooked. If you're in your 20s or helping someone buy their first property, this episode offers a perspective you won't find in market reports. In This Episode: 01:28 – The condo I didn't buy04:57 – The biggest mistake first-time buyers make05:18 – Why location shapes your entire life10:33 – Don't buy "somewhere", buy into a community12:08 – Do you really need a real estate agent?13:14 – Which condo amenities are actually worth paying for?17:49 – Designing your condo around your lifestyle26:40 – Should you wait for the market bottom?28:03 – Why your twenties are worth more than perfect timingSupport the show Subscribe and Follow: Toronto Realty Group Website Toronto Realty Group YouTube Toronto Realty Blog Instagram Toronto Realty Blog Twitter Toronto Realty Blog Facebook

Send us Fan Mail In this episode of the Last Honest Realtor, David Fleming draws on his own experience investing during the tech boom and bust of 2001-2002 to ask an important question: “How and when should you exercise a loss?” David also analyzes a recent media article about sellers who exercised a massive loss on a home in Peel Region and explains why the loss never should have been that large to begin with. In this episode we explore why people struggle to "exercise a loss," how emotions cloud financial decisions, and why sometimes the best investment move is accepting a loss and redeploying your capital elsewhere. In This Episode: 01:35 — The investing mistake that changed my life09:32 — Why I wanted to sell—and didn't15:16 — The danger of hindsight16:23 — The Brampton home that lost $950,00031:30 — Why sellers must stay ahead of a falling market34:39 — Reinvesting instead of holding on38:36 — Why real estate owners struggle to sell at a loss40:08 — When selling at a loss can actually make financial senseWhether you own a condo that's fallen in value, an investment property, or you're simply trying to understand the roller coaster of the Toronto housing market, this episode offers an honest look at one of the toughest decisions investors face. Support the show Subscribe and Follow: Toronto Realty Group Website Toronto Realty Group YouTube Toronto Realty Blog Instagram Toronto Realty Blog Twitter Toronto Realty Blog Facebook

Send us Fan Mail Has the Toronto real estate market finally hit bottom? It's one of the most searched questions in Canadian real estate, but it's also one of the most misunderstood. In this episode, David Fleming explains why market bottom can only be identified after it's already happened, why buyers almost always purchase on the way back up (even at higher prices), and how psychology—not statistics—drives most real estate decisions. Using historical market cycles, media headlines, investment examples, and real Toronto housing data, David breaks down why trying to perfectly time the market is a game almost nobody wins. In This Episode: 02:05 — Why nobody can identify the bottom in real time04:17 — Why buyers always purchase on the way back up13:18 — Are Toronto condos hitting new lows?16:00 — Interest rates and the "affordability bottom" narrative22:14 — Fear of losing more vs fear of missing out31:12 — Condos, detached homes, and different market bottoms33:26 — What the data actually says about Toronto condosIf you're waiting for the "perfect time" to buy in Toronto, this episode may completely change how you think about the market. Support the show Subscribe and Follow: Toronto Realty Group Website Toronto Realty Group YouTube Toronto Realty Blog Instagram Toronto Realty Blog Twitter Toronto Realty Blog Facebook

Send us Fan Mail This week is another crossover special as David Fleming is joined by friend and colleague Anya Ettinger (Who's In My House?) for their inaugural Spring Market Awards. David and Anya dive into real stories from the trenches that defined Toronto's 2026 spring real estate market. From bidding wars and difficult negotiations to heartbreaking losses and unexpected victories, they hand out awards for the best, worst, and most memorable transactions of the season. Along the way, they discuss buyer psychology, multiple-offer dynamics, and the lessons that emerge when real people navigate an increasingly complicated housing market. In This Episode: 02:11 — Best House06:20 — Toughest Deal12:43 — Best Deal18:10 — Biggest Heartbreak23:01 — Biggest "I Told You So"31:37 — Best Villain Award37:40 — My New BFF43:28 — Best High48:28 — Worst Low55:34 — Best TurnaroundSupport the show Subscribe and Follow: Toronto Realty Group Website Toronto Realty Group YouTube Toronto Realty Blog Instagram Toronto Realty Blog Twitter Toronto Realty Blog Facebook

Send us Fan Mail In this episode of The Last Honest Realtor, David Fleming looks back at Toronto's 2026 spring real estate market and shares his biggest observations from the first five months of the year. While headlines continue to focus on falling sales, weak condo performance, and economic uncertainty, David explains why the reality on the ground is far more nuanced. From multiple offers on $4 million homes to the growing shortage of move-up inventory, this episode explores where buyers are active, what properties are commanding premiums, and why turnkey homes continue to outperform everything else. Using recent transactions and client stories from across Toronto, David breaks down what's selling, what's struggling, and what these trends could mean for the rest of the year. In This Episode: 03:15 — Why High-End Move-Up Product Is Still King06:09 — The Move-Up Inventory Shortage09:11 — Why Lower-End Move-Up Buyers Are Still Active17:03 — The Rise of Exclusive Listings18:58 — Condo Sellers Cutting Corners24:02 — The Problem With Two-Bedroom Houses26:17 — Offer Night Psychology in the 90529:37 — Why Turnkey Homes are Winning33:30 — Sales, Prices & Inventory: The Spring Market Recap #TorontoRealEstate #TorontoHousingMarket #SpringMarket #TorontoHomes #TheLastHonestRealtor Support the show Subscribe and Follow: Toronto Realty Group Website Toronto Realty Group YouTube Toronto Realty Blog Instagram Toronto Realty Blog Twitter Toronto Realty Blog Facebook

Send us Fan Mail This week on The Last Honest Realtor, David sits down with Christan Bosley, Broker of Record of Bosley Real Estate, to unpack one of the most disruptive periods the real estate industry has faced in decades. With evolving industry business models and the rise of AI, this conversation breaks down what’s actually changing (and what isn’t) in Canadian real estate. Christan shares an expert perspective on industry ethics, consumer protection, and why experience and full-service representation still matter in a changing market environment. In This Episode: 02:02 — Why independent brokerages still matter03:57 — Traditional brokerage model vs. changing consumer perception12:05 — Why cheaper service isn’t always better17:41 — Mentorship and training agents at a brokerage22:10 — Consumer protection & regulatory oversight29:18 — The impact of technology on real estate workflows36:40 — Social media’s influence on agents53:10 — AI enters the real estate conversation55:32 — Future of the Realtor roleThis episode is for buyers, sellers, and anyone curious about where real estate is heading next. Support the show Subscribe and Follow: Toronto Realty Group Website Toronto Realty Group YouTube Toronto Realty Blog Instagram Toronto Realty Blog Twitter Toronto Realty Blog Facebook

Send us Fan Mail In this episode of The Last Honest Realtor, David Fleming breaks down the newly announced HST rebate on new homes, a policy dominating headlines across Ontario’s real estate market. While the rebate promises savings of up to 13% for buyers, David explores the bigger question: does removing HST actually improve affordability, increase sales, or help the struggling development industry? Through economic history, housing policy analysis, and a candid discussion on taxation and government spending, this episode challenges whether the rebate will meaningfully impact housing prices at all. In This Episode: 01:04 — What the new HST rebate actually is09:32 — The economics of tax cuts and government revenue13:12 — Why affordability may not improve16:40 — Demand reduction vs supply creation17:31 — How policy unintentionally made housing less affordable18:56 — The real cost of taxes and “free” government programs20:30 — Why the rebate may have little market impactSupport the show Subscribe and Follow: Toronto Realty Group Website Toronto Realty Group YouTube Toronto Realty Blog Instagram Toronto Realty Blog Twitter Toronto Realty Blog Facebook

Send us Fan Mail In this episode of The Last Honest Realtor, David Fleming breaks down one of the most effective (and misunderstood) strategies in today’s real estate market: pre-listing renovations. Using real client case studies, David explains how strategic upgrades can dramatically increase a home’s sale price, attract stronger buyers, and create competitive bidding situations. From tenant buyouts and renovation timelines to choosing the right upgrades and avoiding costly mistakes, this episode walks sellers through exactly how to invest in their home before listing, and why simply staging a property is no longer enough in Toronto's 2026 market. In This Episode: 01:56 — Why Staging Alone Isn’t Enough Anymore05:05 — Case Study #1: The Tenanted Property09:29 — Timing the Market & Renovation Deadlines10:19 — High-Impact Renovations That Actually Work12:50 — Case Study #2: Downsizing Sellers16:47 — The “Punch List” Advantage19:47 — Emotional Sellers & Transformation Results24:33 — The Top Pre-Listing Renovations Checklist31:51 — Can You Really Quadruple Your Investment?#TorontoRealEstate #HomeSellingTips #PreListingRenovations #HomeRenovationTips #PropertyInvestment Support the show Subscribe and Follow: Toronto Realty Group Website Toronto Realty Group YouTube Toronto Realty Blog Instagram Toronto Realty Blog Twitter Toronto Realty Blog Facebook

Send us Fan Mail If headlines say the real estate market is 'dead', why are offer nights suddenly everywhere again? In this episode, David Fleming breaks down the surprising return of offer dates across Toronto, and why today’s multiple-offer situations look nothing like the frenzy of 2022. David dives into the strategy behind offer nights, why many sellers misunderstand market conditions, and how buyers can navigate pre-emptive “bully” offers. This episode reveals on-the-ground reality for buyers, sellers, and agents in the spring 2026 market. In This Episode: 01:07 — Why Are Offer Nights Happening in a “Down” Market?04:24 — The Most Important Skill: Setting Seller Expectations08:39 — Are Offer Dates Actually Necessary in Today’s Market?17:15 — Bully Offers: A Growing Trend21:18 — A Different Approach for the Condo Market25:11 — Buyers Regaining Negotiation Power31:20 — Why Some Homes Still Get Multiple Offers Instantly#TorontoRealEstate #ListingStrategies #OfferNight #RealEstatePodcast #SpringMarket2026 Support the show Subscribe and Follow: Toronto Realty Group Website Toronto Realty Group YouTube Toronto Realty Blog Instagram Toronto Realty Blog Twitter Toronto Realty Blog Facebook

Send us Fan Mail In this episode, David breaks down one of the most misunderstood aspects of real estate in today’s market: pricing strategy. He discusses trends with underpricing and offer nights, along with buyer psychology and negotiation tactics in the current market.  Using real examples and recent scenarios, David highlights how pricing isn’t just about comps, it’s about understanding market conditions, competition, and human behaviour. In This Episode: 05:49 – How Do You Actually Price a Property?10:26 – Underpricing & Offer Night Strategies14:13 – Condos vs Houses21:27 – Creating Competition28:03 – Negotiation Psychology33:14 – Why “Re-Listing Low” Doesn’t Work37:21 – Market Awareness, Realistic Expectations, and Adaptability Whether you're selling a condo, a house, or just watching trends of the current market, this episode is a deep dive into how to price effectively. Support the show Subscribe and Follow: Toronto Realty Group Website Toronto Realty Group YouTube Toronto Realty Blog Instagram Toronto Realty Blog Twitter Toronto Realty Blog Facebook

Send us Fan Mail In this special crossover episode of The Last Honest Realtor, David Fleming joins fellow Toronto real estate agent and podcast host Anya Ettinger (Who’s In My House?) to break down the psychology, misconceptions, and sensational headlines surrounding today’s housing market. They discuss the generational divide in housing expectations, how social media distorts the reality of market behaviour, and real stories that give insight into what motivates buyers, sellers, and agents alike. In This Episode: 00:00 – Intro02:29 – ChatGPT's take on burning real estate questions06:13 – A "broken" market vs a shift in societal expectations13:29 – Irrational buyers, sellers, and agents 24:28 – The psychology of a down market and what drives decision-making31:46 – What agents won’t say publicly and real estate transparency34:38 – Social media vs reality in real estate41:02 – Pre-Construction and assignment risksCatch the real estate crossover episode you've been waiting for. #TorontoRealEstate #LastHonestRealtor #HousingMarket #TorontoHousing #RealEstateAdvice Support the show Subscribe and Follow: Toronto Realty Group Website Toronto Realty Group YouTube Toronto Realty Blog Instagram Toronto Realty Blog Twitter Toronto Realty Blog Facebook