In this news episode, we break down whats going on in the market, Record numbers of Canadians are emigrating, with many heading to the U.S. Canadians are increasingly investing in U.S. stocks ($14.2 billion in May) while pulling back from domestic real estate Construction costs are rising well above inflation targets due to tariffs and skilled labor shortages Eliminating interprovincial trade barriers could potentially add 30,000 annual housing starts Down payment assistance has become essential...
Aug 05, 2025•47 min•Ep. 322
Toronto's Housing Policy Changes: Toronto now allows sixplexes in select areas and is waiving development charges for up to 6 units per lot, saving developers approximately $50-80k per unit. Nationwide Trend: This is part of a broader movement across Canada, with Vancouver, Edmonton, Calgary, Ottawa, and Halifax also implementing multiplex-friendly zoning. Economic Impact: Multiplexes offer a more accessible entry point for small-scale developers, with construction costs around $275/sq ft (less ...
Aug 01, 2025•53 min•Ep. 321
We look at cap rate reports from Colliers and CBRE and discuss whats happening in the commercial real estate world. National Market Overview: Canadian CRE remains stable (all-property cap rate: 6.67%) despite economic uncertainty; Bank of Canada cuts to 2.75% created favorable lending conditions. Asset Class Performance: Industrial leads with compressing cap rates (6.16%); retail rebounds as "investor darling" (5-6% range); multifamily maintains lowest yields (mid-4%); office struggles with risi...
Jul 29, 2025•53 min•Ep. 320
We're joined by Ron Butler to discuss the current state of the Canadian real estate and mortgage markets, emphasizing how regulatory hurdles, high development costs, and cautious monetary policy are creating significant challenges. He explains that while mortgage rates are climbing, the Bank of Canada's stance remains cautious despite economic growth, which leads to a difficult environment for buyers, investors, and brokers alike. Overall, there's a recognition that market correction and adjustm...
Jul 25, 2025•53 min•Ep. 319
In this jam packed news episode we cover a wide variety of stories, including: Market Transformation: The Ontario cottage market is experiencing significant price drops (up to 20.3%) amid increasing inventory and cooling demand, while Canadian investors are withdrawing from U.S. real estate investments with potential for $650+ million flowing back into Canadian markets. Economic Uncertainty: Major Canadian banks have widely divergent forecasts for Bank of Canada's next moves, with some predictin...
Jul 22, 2025•47 min•Ep. 318
We are joined by our amazing hosts to discuss the national market updates as well as go over the CREA stats. National home sales rose 2.8% in June 2025 (following a 3.6% increase in May), but prices remained flat at around $691,000, showing a rebound in activity but not in prices. Significant regional differences exist with Ontario and BC in buyers' market territory (Ontario at 38% sales-to-new-listings ratio, BC with 6.5 months of inventory), while Alberta and Manitoba remain sellers' markets w...
Jul 18, 2025•48 min•Ep. 317
We are joined by CMHC's Chief Economist, Aled ab Iorwerth , to discuss the findings of his new report. The report highlights the need to nearly double housing starts (from 250,000 to 480,000 annually) to restore pre-pandemic affordability by 2035. Exchange-Traded Funds (ETFs) | BMO Global Asset Management Buy & sell real estate with Ai at Valery.ca Get a mortgage pre-approval with Owl Mortgage Unpacking Multiplexes Tickets free 1 week trial for Realist Premium See omnystudio.com/listener for...
Jul 15, 2025•41 min•Ep. 316
We explore Canada's economic stagnation, drawing parallels to Japan's "Lost Decade" of the 1990s. Canada is experiencing its own version of a lost decade with declining productivity (falling for 13 straight quarters despite an educated workforce), stagnant per capita wealth (producing no more wealth per person than in 2014), overreliance on real estate for economic growth (accounting for over 20% of GDP), lack of business investment in productivity-enhancing capital, rising household debt (101.2...
Jul 11, 2025•46 min•Ep. 315
There are some major shifts in Canada's real estate market in 2025-2027, highlighting three key trends: Interest Rate Stabilization, Collapsing International Student Enrollment, Historic Population Growth Slowdown RBC predicts the Bank of Canada will maintain rates at 2.75% with no further cuts expected, forcing investors to adjust their strategies rather than hoping for lower rates. Many Canadian colleges are experiencing a 50% drop in international students due to federal policy changes, with ...
Jul 08, 2025•54 min•Ep. 314
Should you buy a rental property or invest in a REIT? In this episode, Dan welcomes Simon from the Canadian Investor Podcast to break down the pros and cons of both strategies. Simon goes over some of the key metrics to look at when analyzing a REIT. From payout ratios and leverage limits to tenant base and growth strategy, we cover the critical factors that separate the good from the bad. Whether you're new to real estate investing or looking to diversify your portfolio, this episode will help ...
Jul 04, 2025•56 min•Ep. 313
Did you know approximately 10% of home sales happen without ever being publicly listed? Off-market properties offer exclusivity and advantages for both buyers and sellers, including privacy, reduced competition, and potentially better negotiation terms. We explore what makes these deals unique, the appeal of "insider" opportunities, and detail strategies for finding these hidden gems. From driving for dollars and mail campaigns to leveraging wholesaler relationships, this episode gives Canadian ...
Jul 01, 2025•46 min•Ep. 312
How do Cap Rates work? Why & how they change & why every investor needs to understand them, especially in a down market. Cap Rate Math Impact: A 2.5% cap rate increase (4% to 6.5%) can cause a 38.5% property value drop, potentially eliminating equity for leveraged investors. Recession Patterns: Cap rates rise during downturns as investors require higher returns for increased risk, even when interest rates initially fall. Investor Strategy: Savvy investors avoid assuming further cap rate ...
Jun 27, 2025•1 hr 3 min•Ep. 311
Homeownership remains a strong aspiration for many Canadians despite affordability challenges. A Habitat for Humanity/Deloitte study shows significant benefits of ownership versus renting, including income growth and improved health outcomes. Yet, Canada's homeownership rate dropped from 69% (2011) to 66.5% (2021), with young adults particularly affected. Strong Desire Despite Challenges: 84% of young Canadians (18-38) believe homeownership is worthwhile despite affordability issues. Measurable ...
Jun 24, 2025•57 min•Ep. 310
The Canadian housing market in May 2025 showed signs of movement but not a dramatic rebound. National home sales increased by 3.6% month-over-month, primarily driven by Toronto, Calgary, and Ottawa. However, supply is outpacing demand, with new listings up 3.1% and total active listings up 13.2% year-over-year. The market has entered what's being called a "negotiation market" where buyers have more leverage and choices. The market is showing increased activity but remains cautious - sales are up...
Jun 20, 2025•39 min•Ep. 309
This is a comprehensive guide for first-time real estate investors, covering everything from initial goal-setting to executing investment strategies. Here are three key takeaways: Foundation is Critical : Start by setting clear goals and understanding your "why," then create a detailed business plan that will guide your investment journey. Build a Strong Network : Success in real estate investing requires a power team of professionals (mortgage agents, real estate agents, lawyers, etc.) and acti...
Jun 17, 2025•48 min•Ep. 308
Is the Canadian dream of homeownership still alive? We break down the latest CMHC Mortgage Consumer Survey, revealing how first-time buyers are really getting into the market. First-time buyers now make up 12% of mortgages (up from 10%), with over half using co-buyers and receiving family gifts averaging $74,000 ($150,000 in Ontario/B.C.). 65% of first-time buyers are at their budget maximum, with fewer using savings for emergencies (50% vs. 78% last year). Most buyers remain optimistic: 80% see...
Jun 13, 2025•59 min•Ep. 307
Total household debt in Canada has reached $2.55 trillion, with non-mortgage debt averaging $21,859 per consumer. The situation is particularly concerning in Ontario, where mortgage delinquency rates have increased by 71.5% year-over-year. A "mortgage renewal wall" is approaching, with about 60% of all outstanding mortgages coming up for renewal in the next couple of years, facing significantly higher interest rates (4-5% range compared to previous sub-2% rates). Nearly a third of mortgage renew...
Jun 10, 2025•45 min•Ep. 306
We discuss the Bank of Canada's Financial Stability Report (FSR) for May 2025, which examines the current state of Canada's financial system and housing market. Here are three key points: The housing market shows high debt levels, with Canadians carrying approximately $1.73 in debt for every $1 of disposable income, making them vulnerable to economic shocks. Interest rates have decreased from their peak, creating a more positive outlook for borrowers, though they won't return to pandemic-era low...
Jun 06, 2025•50 min•Ep. 305
The Canadian real estate market shows a clear geographic divide as of April 2025, with key differences between regions, we are also joined by our amazing hosts from across the country for some boots on the ground updates. Ontario and B.C. are experiencing price declines , while other provinces like PEI, Quebec and Alberta are seeing price growth. Population Shifts: Ontario lost 32,000 people and B.C. lost 10,000 to interprovincial migration in 2024, while Alberta gained 53,000 new residents, sig...
Jun 03, 2025•39 min•Ep. 304
An interview with Adi Koparde, President of RealShare. We discuss real estate investing and fundraising in Canada, how to raise capital, and the compliance needed. the fundraising environment in Canada vs. the U.S.? the different fundraising exemptions in Canada? What is the role of an Exempt Market Dealer (EMD)? What should an investor look for when choosing a private real estate deal? Exchange-Traded Funds (ETFs) | BMO Global Asset Management Buy & sell real estate with Ai at Valery.ca Get...
May 30, 2025•42 min•Ep. 303
Work with Ryan & Neal at Keystone Exchange-Traded Funds (ETFs) | BMO Global Asset Management Buy & sell real estate with Ai at Valery.ca Get a mortgage pre-approval with Owl Mortgage See omnystudio.com/listener for privacy information....
May 27, 2025•47 min•Ep. 302
In 2024, reported fraud across all sectors reached $638 million, with total losses since 2021 exceeding $2 billion. Officials estimate this represents only 5-10% of actual fraud occurring. Three main types of mortgage fraud are identified: fraud for shelter (everyday people misrepresenting finances to get homes), fraud for profit (industry insiders manipulating the system), and fraud for money laundering (criminals using real estate to clean illicit funds). A "Toronto model" of fraud has emerged...
May 23, 2025•1 hr 4 min•Ep. 301
Brian Buffini built North America's largest business coaching firm, his company has trained over 3M professionals in 37 countries through lead-generation systems. The company currently coaches 10,000+ business people across North America, while Brian travels globally speaking about "living the good life" and helping others reach their potential. Reach out to Buffini Exchange-Traded Funds (ETFs) | BMO Global Asset Management Buy & sell real estate with Ai at Valery.ca Get a mortgage pre-appro...
May 20, 2025•45 min•Ep. 300
A guide to financing options for first-time real estate investors covering both traditional and creative solutions for entering the market. House Hacking: Live in part of the property while renting other portions, allowing 5% down payment and using rental income for mortgage payments. Traditional Bank Financing: 20-35% down payment required, offering competitive rates for qualified borrowers. Alternative Financing: Private mortgages, VTB mortgages, and partnerships available for those who don't ...
May 16, 2025•45 min•Ep. 299
Learn about the opportunities and challenges in missing middle housing as we interview experts Chris Spoke & Ben Singer Missing middle housing refers to duplexes, triplexes, fourplexes, and townhomes that add density while matching neighborhood character. These haven't been built in decades due to zoning restrictions. These properties offer higher returns than single houses, with basement suites increasing value by 30%. Multiple units provide steadier income by reducing vacancy risk. Recent ...
May 13, 2025•41 min•Ep. 298
The March 2025 CREA statistics reveal a significant downturn in the Canadian housing market, with national home sales dropping 4.8% from February and down 20% since November's peak. The market is experiencing a divergence between regions, with Ontario and BC showing decline while Prairie provinces, Quebec, and Atlantic Canada maintain some price growth. Sales and prices are declining nationally, with the average price falling 3.7% to $678,331, marking the sharpest year-over-year decline in recen...
May 09, 2025•43 min•Ep. 297
The key differences between residential and commercial real estate investing in Canada. Here are three main takeaways: Residential real estate is more accessible for beginners, requiring lower down payments (as low as 5% for house hacking, typically 20% for investment properties) and offering simpler management, though with lower returns (5-8%). Commercial properties require higher initial investments (20-30% down, sometimes up to 50%) but can offer superior returns through longer lease terms an...
May 06, 2025•44 min•Ep. 296
Canada's recent election where Carney won, with both major parties having similar housing and economic policies. The conversation explores post-election economic challenges, including trade tensions with the US and potential recession concerns . About 85% of Canadians voted for similar housing policies, with consensus on issues like lower taxes, help for first-time buyers, and the need to build 300-500k homes per year . Trade tensions with the US are creating economic uncertainty, with Carne...
May 02, 2025•50 min•Ep. 295
This episode's focuses on the seller's perspective in real estate transactions. We explore key considerations and provide practical guidance for homeowners looking to sell, addressing common questions about the selling process. Selling Costs: The total cost of selling a home includes REALTOR® fees (3-7%), legal fees (~$1,500), staging costs, cleaning fees, and potential mortgage penalties. Market Timing: While late spring and early summer are typically optimal for selling, market conditions can ...
Apr 29, 2025•46 min•Ep. 294
The Canadian federal election on April 28, 2025 presents three distinct approaches to the housing crisis: Liberal Platform (Mark Carney) : Offers a middle path with both government intervention and market incentives, including a new federal housing developer (Build Canada Homes), MURB tax incentives for rental construction, and GST cuts for first-time buyers up to $1M. Conservative Platform (Pierre Poilievre) : Proposes a free-market approach with significant tax cuts, including capital gains ta...
Apr 25, 2025•1 hr 19 min•Ep. 293
