Burlington

Spacious South Burlington Freehold Townhouse within walking distance to the lake! Located on a quiet family friendly crescent. Large renovated master bedroom. Finished basement with walk-out to backyard and 2 tiered deck. Eat-in kitchen. Air Con and Furnace 3 years old. Conveniently located. Close to QEW, public transportation, schools and shopping.

ALL FOR UNDER 300K!!!

For more photos and property details, CLICK HERE

If you have any questions about Real Estate in Burlington, Oakville, Hamilton or Toronto, please don’t hesitate to give me a call or send me an email.

You may also want to take advantage of my latest service I am providing clients! A no obligation, over the net OR phone, property and neighbourhood evaluation. If you are interested to know the current market value of your home and what property is selling for in your neighbourhood, I would be happy to send you a report to an email address or chat to you about it over the phone. NO in-person meeting is required!

Hope to hear from you soon.

The last time you sold or bought a house, what did you get from your Realtor to say ‘Thanks for your business’? A bottle of wine, a bouquet of flowers, a gift card? How would you like to earn enough Airmiles for a return flight to Montreal, Chicago or New York City!

Let me send you on a vacation with my 2011 Airmiles Giveaway Program.

BONUS Air Miles Giveaway!!!! From now until January 2012, earn DOUBLE the Air Miles on all full service listings

Selling Side = $300,000
Buying Side = $500,000
= 1500 Airmiles

1500 Airmiles can earn you a round trip ticket to Montreal, Chicago and New York City. If you aren’t planning on flying anywhere soon, use those points to buy yourself a new iPod Nano, Bose speaker system or Blue Ray disk player. For more details on the Airmiles rewards, visit www.airmiles.ca.

My wife and I recently bought and sold with Sean, and we were absolutely blown away by his top notch service, dedication, accessibility, and responsiveness. His marketing of our town house was great and very in tune with the current technology being used by many buyers. He found the perfect home for us to buy, with all of the features we were looking for. Sean provided us with great service, and helped us into our perfect home. Thanks, Sean for your great work!

Scott and Lindsay Kirkwood

If you are thinking of buying or selling in the near future, please give me a call so you can receive this same great service. Be sure to click on the testimonials section so you can see what other satisfied clients have to say about my service.

If you are preparing your home for sale and want to help your realtor sell your home quickly for maximum dollars, start with setting up for the photo shoot. Today’s buyers are very visual and will look at photos before they will even read the wonderfully written description full of details and dynamic adjectives.

The first step in this process begins with hiring a realtor that provides professional photography services to showcase your home online. When you are choosing a realtor, ask to see other homes they have, or had, listed so you can see the quality of photography. Many real estate boards allow realtors to use up to 20 or more photos on each MLS listing. Be sure your realtor maximizes the amount of quality photos they are able to use.

Click here for an example of what you should be looking for!

Here are a few hints on what you can do to get ready for your real estate photo shoot:
1) Be sure the photo shoot is scheduled when the sun is in front of the home. Sun coming from the back will make the front look too dark.
2) Ensure the windows are closed and window coverings are open.
3) Remove vehicles from the driveway, kid’s toys, garbage cans, garden hoses, etc..so the exterior shots are clean and uncluttered.
4) Trim all trees, bushes, hedges and grass (and don’t forget to rake and sweep up after!)
5) If you have patio furniture, create a comfortable living space. People will want to envision themselves sitting out in the yard…..so make it feel welcoming.
6) Be sure to have the photographer take photos of all the special featured of the home. If you just remodelled the powder room, or installed a new back splash in the kitchen, be sure you get photos of it.
7) Less is more! Declutter and remove all items that do not add to the beauty of the room.
8) Replace all light bulbs that have burned out. Small details like this can reflect on how a buyer feels the seller looks after their home.
9) Depersonalize your home. If you have a photo collection of little Timmy covering the entire refrigerator, take them down for the photos.
10) And whatever you do…….make sure all the toilet seats are down!

These are just a few hints of what you can do to help present your home in the best light. If you have any questions about staging your home and photography, please feel free to call me at 905-220-9198.

Bank of Canada Governor Mark Carney’s plans to raise interest rates this fall have been put on hold as a result of the continued financial struggles in both the U.S. and Europe. It was originally believed that the bank would be raising rates this September, but recent indications suggest that we could be looking at rates dropping again before we begin to see increases. Home owners concerned about mortgage rate increases will be happy as it now looks like we can expect to see low rates possibly into 2012.

“I think it’s clear that there are a lot of serious problems still in the world and it’s more likely that we’re setting the stage for a sustainably low level of interest rates for a very long time. In fact, the possibility of rates being lowered is now more realistic than before.”

What does this mean for you?

If you have a variable mortgage on your existing property, you can expect to see the rates remain low for at least the rest of this year and probably into next year. If you have a mortgage that will need to be renewed soon, discuss your options with your lender. It may be in your best interests to look at variable interest rate mortgages. If you are looking for a new home or plan on upgrading in the near future, this might be the time to look a little more closely at your options.

For any questions you may have about mortgage rates, current market trends or neighbourhood property values, please don’t hesitate to give me a call.

Hot real estate markets will always result in the emergence of alternative methods to buy and sell property. However, even in the hottest markets, more than 90% of Canadians still choose to enlist the services of a professional real estate agent to sell their homes.

‘For Sale By Owner’ companies promote a unique system for selling real estate. A system that makes potential clients believe it is easy, stress-free and will save clients thousands of dollars as commissions will not have to be paid.

If it was that easy, wouldn’t more people be doing it? What if I told you that even the owner and founder of ‘ForSaleByOwner.com’ couldn’t sell his property on his own and had to list with an agent? Not only could this guy not sell it on his own, when he enlisted the services of a real estate professional, he sold for $150,000 over what he originally listed it for. The ‘unique selling system’ they are selling you is unique in the fact that you will most likely end up hiring a real estate professional to do the selling for you.

Also, a large portion of the 10% who attempt it on their own, end up hiring a real estate professional as it is not as easy as they had originally thought, considerably more stress then they had expected, and finally found the value in hiring a real estate professional to get the job done.

It should also be noted that these companies that help people sell properties on their own are not regulated and not licensed to sell real estate. Ask yourself if you would hire someone with no experience and hire a company that is not regulated to manage the sale of your largest financial investment? Would you take your car to a mechanic that wasn’t licensed to fix your car? Would you hold your life savings in an unregulated bank? Would you seek legal advice from your cousin Billy Jim Bob who has not passed his bar exam but has ‘a pretty good idea of how this law stuff works’? It is often attractive to look at the cheaper option, but as in most cases, people always know that you get what you pay for.

Real estate professionals are far from perfect, but if you do your research and interview carefully, you will find one that will help guide you through the difficult process of drafting a contract and negotiating a contract. You will have someone on your side who will answer your phone calls when everyone else is gone for the day. You will have a trusted partner who is obligated by law to serve your best interests. You will have an expert who is qualified, educated and regulated to help protect the largest investment your family will ever make. And if you are still not sure about the benefits of hiring a realtor, just ask the owner of ‘ForSaleByOwner.com’.

It is always a shame when you hear about someone having a huge financial surprise on the day of closing. On the day you are making the biggest purchase of your life, many forget to calculate all of the other expenses that are to be paid on closing. These expenses will not be rolled into your mortgage, so be sure to calculate them all on top of the money you had planned to put down as your down payment. Typically, you should set aside 2 to 3 percent of the purchase price to cover costs such as:

Home Inspection – A written report is prepared by a qualified inspector who assesses the property for any defects or poor maintenance. It helps let you know what repairs and maintenance are required, and if the property is structurally sound.
Appraisal –It is required to make sure the property is acceptable as a security for the mortgage, to determine what the property is worth based on sales of comparable properties, and if what you paid for is close to the appraised value of the property.
Legal Fees/ Disbursements – The lawyer will prepare mortgage documents for you to sign and register your name on the title as the owner of the property once the deal closes. Ask your lawyer for a quote on his/her fees to close the deal and mortgage, including disbursements (courier costs, registration fee, photocopying, etc.). You may shop around to see what other lawyers charge and choose whoever you are comfortable dealing with.
Title Insurance or Survey fees – ensures the property is acceptable as security for the mortgage. Survey fees can usually be avoided if you can get an acceptable copy of survey from the previous owner.
Land transfer Tax – for certain provinces; usually based on the percentage of the purchase value. In Toronto, be sure to calculate the municipal tax as well.
Prepaid expenses – can include utilities, water, sewage, property tax, and oil in tank prepaid by the seller beyond your closing date.
Property Tax Holdback – Holdback required by the lender if the lender is the one collecting and paying for the property tax in order for them to have sufficient funds available to pay the next installment due.
Fire Insurance – usually required by the lender to be in place (as confirmed by the lawyer) by the time you go and sign the mortgage papers with your lawyer; ensures the borrower has adequate coverage to pay off the mortgage for the property in the event of fire or other damages.
Mortgage Protection Insurance Premiums – optional; paid monthly and covers the mortgage amount in case of death, disability, loss of employment or critical illness depending on the policy you choose.
Mortgage Insurance Premium (CMHC) – typically incurred if your mortgage amount exceeds 80% of loan-to-value; paid to the insurer as a one-time fee that can usually be added to the mortgage amount.
Mortgage Processing Fee – In unique situations, this is a fee brokers/lenders charge to process applications and is disclosed before an applicant signs the mortgage commitment.
Other fees – GST (Goods and Services Tax) or HST (Harmonized Sales Tax) for new homes, utility connection charges etc.
Moving Costs

You should always be sure to clarify with your real estate agent, lawyer and lender about all of the costs you can expect on the day of closing. That day is supposed to be one of your happiest days and unexpected surprises can be avoided by asking these simple questions. For more information on buying or selling homes, feel free to call me, Sean Kavanagh, today at 905-220-9198 and I will be happy to answer all of your real estate questions.

1. Your property won’t sell because it’s overpriced. It is very difficult to accept that your house may not be worth as much as you think it is worth. A house is only worth as much as the last sale, of similar structure, in your neighbourhood OR what a buyer is willing to pay for a home. It is also a mistake to add every dollar that you have spent on your house and add it to the sale price. It is a difficult exercise, but sellers should always try to look at things from a buyer’s perspective and ask themselves, “Would I buy this house for this price?”

2. Your property won’t sell because your photos are “less than impressive”. The vast majority of home buyers now start their property search online, so your property had better look fantastic in photo. Today an internet view should be considered your first showing and if the photos impress, then you can hope for the second showing when they actually come to the home for a visit. People want to feel like they have been through a tour of the home when they view the photos online, so satisfy them by using as many photos as you can.

3. Your property won’t sell because it shows badly. This is a test for the senses. Do you have a dog, do you smoke in the house, do you cook with strong odour ingredients? Do you have mildew around the bathtub or shower, are the carpets stained, are the windows clean? Are all the dishes washed and put away, beds made, clothes off the floor? How is the lighting in the home? Is it too dark for evening showings? Do you still have every family photos and heirloom displayed prominently in the home? Is the grass cut or walk shovelled?

These are all things to consider when you look at how your home will show. When choosing your realtor, be sure to ask if free staging is part of their client services. This way you can be sure not to miss any of these important details.

4. Your property won’t sell because you’re invisible. With over 90% of buyers starting their real estate searches online, you have to expose your listing on as many real estate websites as you can. Long gone are the days of simply listing your home on the MLS and waiting by the phone. Be sure to hire a realtor that understands this and ask to see how he/she plans to expose your home to the market. With twitter, facebook, linkedIn, YouTube, company websites, blogs, kijiji, Craig’s List,… Today’s buyer comes from the internet, almost exclusively. The more places you expose your home to, the greater chance of it selling quickly for close to your asking price.

5. Your property won’t sell because it’s unavailable to show. The first 2-3 weeks is the most crucial for any new listing. If you plan on listing your home, you must be prepared to live at the mercy of the BUYER. If you don’t want to show your house because Mom is visiting from out of town, OR because you have temperamental pets, OR if you have children that need their uninterrupted scheduled naps, you should reconsider listing your home at a time when ‘anytime is a good time’ to show the home. One of the big mistakes sellers seem to make is when they turn down a showing with instructions to come back at a different time. “They can’t come at 2:00 because the game is on….tell them to come back at 6:00!” By 6:00, the buyers have decided 2 things: 1) you really aren’t interested in selling your home anyway and 2) they have decided to buy your neighbours home. If you are not prepared to open up your home at the convenience of the BUYER (not seller!) you should reconsider listing your home. As with an overpriced listing, a house that stays on the market too long will become stigmatized and prey for the bargain hunters……if you get any offers at all.

6. Your property won’t sell because of the time of year you listed your home. I do understand that many sellers cannot choose the time when they list their home, but for the people that can choose the time of year to list their property, please know that it is harder to sell a home with a pool in November than it would be to sell in March or April. Buyers will not only want to use the pool once they take possession, but if purchased in the winter, they will not be able to check all the mechanical workings of a closed pool. Also, bargain buyers will know getting rid of a home with a pool will be difficult in the late fall/winter months and use that to their advantage to get your list price down.

Also, if you are planning on selling a family home, do not list in the middle of the summer. Most families will want to be in their new home by the middle of the summer so the kids can get used to the new neighbourhood and can develop some friendships before the start of the school year. So, if we assume the average close on a property is 60 days and it takes on average 30 days to sell your home (depending on the market), you need to think about listing the home at least 60-90 days before the middle of summer.

7. Your property won’t sell because your listing is tired and stale on the market. Okay… yes, you overpriced your home initially when you first came on the market a year and a half ago. Now, finally you’re truly priced where you believe should be, but your listing has become tired and stale. Everyone who is looking for your type of property already saw your home when it first came to market. It is sometimes a good idea to remove the listing from the market and then re-list it to give it a fresh start.

This strategy only works, however, if all of the other 6 points listed here are taken care of. Remember, in a healthy market, your home should never become stale or tired if you have:
a) Priced it properly
b) Have attractive photos displaying the finer points of your home. AND the more photos the better!
c) It showing in tip top condition
d) Exposed your listing to the market in numerous and various methods marketing
e) Made your home easy and available for other agents to show your property
AND
f) Considered the time of year you are listing your home.

2010 has been a very busy year in real estate despite all of the changes that have happened within the industry. With all that has changed, it was interesting to note, however, that buyers still seem to have the same things on their wish list when they go out in search of their next home. Here is a list of the top 5 items that buyers still deem most important when they go out to buy a home .

1) Granite is Still King – You just have to walk into a kitchen store, or even your local home depot, to realize that countertop options are endless. Fantastic products are coming on the market more frequently (Corian, Quartz, polished concrete, etc…), but most buyers still see granite at the top of that list. I am not telling home sellers to run out and replace your countertops today, I am simply suggesting that if you plan on making some improvements in the kitchen, be careful when you decide on your countertop material. Buyers still look at granite as the Cadillac Top and a kitchen with granite will dramatically increase the saleability of the home.

2) Closet and Storage Space – I have had more buyers walk out of homes due to the lack of closet and storage space than anything else. We live in a consumption society and families now come with a lot more ‘Stuff’. Today we collect more ‘Stuff’, so we need more space to store the ‘Stuff’.

3) Master Bedroom Size – Many buyers still want large master bedroom sizes. Even though this one is hard to correct from a seller’s stand point, there are things you can do to the room to make it look bigger. Remove all large furniture pieces (if you have a post bed in a small master, remove the posts), declutter and repaint the walls a light, neutral colour. You can’t change the size of a room, but a brighter bedroom with less ‘Stuff’ will make it seem bigger.

4) Hug a Tree, We are Going Green! – I am having more and more buyers asking me about the efficiency of the home. As a seller, it is a good idea to have an energy audit on your home. Even if you are not going to sell, it is important to find out where you are losing energy and wasting money. However, if you are going to sell, you will want to know how energy efficient is your furnace or air conditioner, how much heat is being lost from the windows, how insulated is the attic, etc…These are just some of the questions you can have answered with the energy audit and you can be sure these are some of the questions potential buyers will be asking when they come in for a visit.

5) Move in Ready Condition – It wasn’t too long ago people wanted to find a ‘Fixer-upper’. For the most part, unless you are in the business of flipping houses, those days are gone. People are now looking to find a home in ‘Move in Ready Condition’. Many people still find housing prices very high and don’t have the financial resources to update the home once they move in. Even if they do have the financial resources, people lead busy lives and feel they will never have the time to do it themselves OR don’t want to be inconvenienced by having a parade of contracted help coming into the house to bring it up to a standard they can live with.

Open House: Sunday, October 31st 2:00pm – 4:00pm

Click Here to see a a photo tour of this Beautiful Burlington Townhouse!

Come and see this beautifully maintained and highly upgraded executive 2 bedroom/3 bathroom townhouse in the desirable Tyandaga Highlands. The front hallway leads to the completely renovated kitchen which flows nicely into the separate dining room. The living room is great for entertaining and offers lovely floors just installed this year. The spacious master bedroom offers a large walk-in closet and 4pc ensuite! A home you can just move in and enjoy! New floors (10), Kitchen (08), windows (09) and patio door (10). Close to schools, shopping, transportation and highways.

Halloween treats for the kids!

Visit www.bestburlingtontownhouse.com for more details