Realtors: Are You Using the New RETS Technology?

Compare RETS vs FTP IDX Feeds

The first thing visiting homebuyers want to see on your real estate website are home listings.  But when they arrive, they may get a troublesome map widget to frustrate them, or mls listing pages with uninteresting and non-engaging pics and descriptions.

Add to that an ugly slow website with a poor unclear value proposition and wow, you’ve got a lead killing wonder.

What’s worse, is that your current listings aren’t indexable by Google so you’re getting no free Google referrals.  That old technology called ftp IDX is ruining your impact and engagement with your prospects and eliminating your Google search engine rankings and referrals.

Let them search quick, and then enjoy what they find. Oh and Google needs to find all the mls listings too!

What you Don’t Know Can Hurt You

The MLS Property Listings are a valuable Marketing asset — people love to view the homes. This blog post gives you a look at a resource you probably have little knowlege of — the new RETS IDX standard.  Realtors who are technical whizzes do know about the MLS database feed, and they like to keep it to themselves.

If you’re a professional Realtor hoping to keep pace in the digital era, you need to know about the new standard. You can leverage it for a serious advantage online.

Do you know another Realtor who has no website or one that’s ineffective? Please pass this on to them.




You may have heard some talk about the IDX feed at your meetings, conventions, or conversations with other agents. But there’s a distinction that’s rarely mentioned, because it’s technical and no one understands it. I want to make that clearer in this post. Not only does RETS make a technical difference, it also enables tremendous content creativity — and this is where Google traffic and improved content engagement can pull in prospects for you. Choosing the right IDX RETS provider is very important and I want to lead you to the right one.

One simple change could open the floodgates for traffic to your site.

Graphic Courtesy of cloutsoft.com

 

The Big Trend for Agents is RETS Adoption

It’s time to take a look at the RETS IDX framework and maybe decide to start using it.

What is your MLS’ IDX? IDX is the Internet Data Exchange. It’s simply a format that allows the visitor’s web browser to load the MLS listing info into the page for viewing. Yet FTP or file transfer protocol is an outdated technique which has some substantial setbacks. In today’s competitive marketplace (Google) using FTP could mean your SEO and content strategy may fail. RETS is the new solution.

Does your MLS support RETS? Find out here.

Does NAR and Realtor.com Promote RETS? Take a look at their pdf that elaborates on the many benefits of RETS.

Screen Capture Courtesy of Realtor.com

How Much Traffic can the RETS Framework Produce?

How much traffic could you expect by using the new RETS framework? With 10,000 home listings and more unique pages generated, you could have 15k to 20k pages indexed in Google.   One very successful agent I know of has 90,000 pages indexed in Google. That’s what you call a formidable Google presence.

This video from SEO RETS gives a good introduction and is one potential solution that can increase your visibility and leads using RETS.

Typical FTP based IDX data fed home listing on a Realtor’s Website

FTP IDX was the Standard

I’ve worked on quite a few Realtor web sites which used the FTP IDX standard. It required mental gymnastics to get the pages to perform in Google or Yahoo. There are hundreds of millions of MLS pages live online, but they’re barely visible, slow loading and not indexed by Google.

Sometimes Google can’t even reach them!  And I’ve worked with the iframe solution you may also be familiar with. That was the worst solution ever and agents are still using it.

While working with one client who was using the IDX FTP Framework with Real Estate Webmasters, I actually did some custom optimization, a workaround, that allowed me customize those pages. It was a powerful SEO technique, and one that Real Estate Webmasters began utilizing themselves.

But the FTP method doesn’t work well enough to compete today. The new RETS system I want to introduce you to has the full power you need to dominate the Google results and improve impact and engagement with your visitors.

Take a good look at your current content and assess whether it has awesome impact and engagement. Visitors love home listings, but they’re usually very dull.




Yes, you can use it with your WordPress site.  The end result could be career changing for any agent or broker just learning about this stuff. I’ve listed some RETS IDX site providers below. You can ask them your questions on cost and functionality.

There are web design and real estate site development companies that sell RETS based websites and this likely is the best route to go. However, don’t hire them to do your marketing. They’re programmers and web designers, not Internet content and SEO experts.

Open Up the Full Power of the MLS™ Listings

The MLS™ listings are extremely powerful if you use them right.  Combine them with blogs and your Facebook posts and you’re giving homebuyers precisely what they want.

RETS and FTP are the two formats of data that your IDX uses. FTP has no flexibility and is impossible to use creatively. RETS on the other hand offers flexibility to utilize whatever data you want to include from the MLS property listing feed.

The MLS feed is just a big spreadsheet database and you pluck whatever you like out of it into your pages. So your pages don’t have to be copies of 4000 other realtors using the same data. Your site must be unique. Google loves unique and so do your human prospects.

Most agent IDX platforms use FTP to access the listing IDX feed. This feed as it’s called is actually a simple spreadsheet or .csv file with all the listing details of the homes for sale. The data is held on your MLS server. When a visitor views a page of mls listings on your site, the page data comes from the csv file on the mls server (and you can have a copy of this file located on your server).

Pass this post on to other agents in your office.

With ftp feeds, the whole listing is downloaded rather than the bits and pieces that have been updated.  Considering the MLS feed is many hundreds of gigagbytes, the servers get bogged down. That slowness is not appreciated by your visitors who might be viewing on a mobile device. And Google and Bing don’t like the slowness either, so they’ll lower your search engine rankings.

Your MLS server too, may actually be very slow, something you can’t control, unless you get the idx feed placed on your own hosting platform.  Then you can get superfast hosting and be Google friendly!

Test Your Page Speed and Mobile Friendliness

You can check your listings mobile friendliness and load speed here: First, cut out the url of one of the mls home listings on your site. It will likely be very long. Make sure you get it all, and then paste in the PageSpeed Insights box:

Duplicate Content is Considered Spam By Google

Your MLS listing page is the same as thousands of other agent’s listing pages Google has indexed. So Google’s spam team and anti-spam filters will seek to reduce that glut of duplicate pages (duplicate content) in the search results by focusing on the top real estate domains.

Thousands of other agents may have the same listing on their site, but Google’s not going to show their pages in the search results. If they did rank at all, it might be ranked 945th. Most often now, Google won’t let searchers go down that far into the results. They’ll force the searcher to do another search using different keywords.

Duplicate content isn’t subject to a penalty, unless there’s lots of it. Most times, Google will just ignore your duplicate content and only show the top 20 or so sites with that particular “syndicated” content. Your site needs to be optimized so it’s considered the premium website by everyone.

Remember too, that with social media sharing, people won’t share something that’s not valuable and unique, looks good, and loads fast.

Does Your Site Use the FTP IDX Feed?

It almost certainly does. And worse, it does it in a plain, mediocre way that loads all the MLS data into your page. Sort of like getting your food at the mess hall kitchen. It’s slopped onto your plate, good or bad, same as all the others. It is what it is.

Why is This RETS Stuff Getting So Much Attention?

RETS has so many advantages: customization, speed, fast updates and more.

  • For developers, RETS is written in XML which provides more standardization so it can be used in endless applications.
  • RETS data can be loaded in pieces which allows you to present what you want about the listing in the way you want. The result is a listing page that reads better, is more interesting and engaging (please note that your MLS compliance board will want to approve your pages according to their compliance standards).
  • RETS data updates only the changes in the listing, not the whole database over again which saves time
  • RETS fits nicely with a customized content strategy where you can place your own optimized content into the page.

Realtyna Organic MLS Listings Optimization

RETS and SEO

Besides the page load time advantage, we can creatively select the listing information and create more pages using that data. And we can bring in unique, well optimized engaging content into the page. This increases the page’s uniqueness, something Google likes and generates more impact and user engagement.

If people stay on that listing page longer, Google sees this. Google will raise the ranking of pages that people are engaged with and return to again.

This only makes sense. Google wants good content, not duplicate content. When I optimize pages, Google considers them unique and will give the page a shot at a high ranking.

More Experty Optimized Pages! — This Just Isn’t Fair

I can create more pages and much more well-optimized pages. Some agents have as many as 90,000 pages indexed in Google. How about that army of pages competing to gather as many homebuyers as possible via Google or via social media shares?

Because RETS data can be sliced and diced to a certain degree, you can create a much more engaging and persuasive experience for visitors. You’ve worked hard or spent a lot of money on Facebook or Adwords ads so you need to increase your visitors to subscriptions and phone calls rate.

RETS gives us Content/SEO Strategists a lot of tools and flexibility to win the ranking wars, and to maximize visitor engagement. Those are 2 key goals in our quest to build Realtor leads and commissions.

If you’re still using the framed IDX solution or the standard FTP service, you should look into the RETS solution. Your website is an asset if you treat it like one.

What are the Issues you’ll face when Examining RETS IDX solutions?

  1. is the solution hosted on your website (not theirs)?
  2. who will help you customize the layout and content of your pages?
  3. do they include a high converting CRM system with it?
  4. is it WordPress compatible?
  5. can you use any WordPress template or only theirs?
  6. what limitations does their system create?

There are issues to face when you’re shopping for the best solution. Of course, you want it all and you want it right now, but I know the choices are tough and you’ll need to compare a lot and make decisions. It’s never easy to be the best!

RETS IDX Resources:

RETS Programmers/Websites: (I have one more that’s excellent, but you’ll have to become my client to find out).

Simply RETS:  https://simplyrets.com/services – WordPress plug-in and a marketing analytics add on.

Agent Evolution/IDX Broker:  https://www.idxbroker.com/compare-idx  — Geo-specific content delivery add on

RetsPro:  http://retspro.com

SEO Rets:  http://seorets.com

Ultimate IDX:   https://www.ultimateidx.com/agent/

Ultimate IDX Rets Solution — The CRM is Important Too

There’s a lot to learn about RETS IDX and how to plan, otpimize and implement.

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Federal Court Rules Against Toronto Real Estate Board – Toronto Mississauga York Region Durham Peel

Federal Courts Rule in Favour of Anti Trust Legislators

The Federal Court of Appeal has upheld an April, 2016 decision made by Canada’s Competition Tribunal. It has ordered the Toronto Real Estate Board to allow its members to share the sales histories of listed properties online.

This ruling relates as well to the incoming opportunities of Blockchain technology in real estate. What’s at stake is the all important client and property databases.

TREB has always contended that its first priority is to protect homebuyers data and privacy. It seems the courts didn’t buy that argument. This isn’t an isolated war in Canadian markets and courts. REBGV in Vancouver is fighting to hang onto its data too.

From the ruling: “The tribunal made no error in finding that TREB engaged in an anti-competitive practice and that this practice had and will likely continue to have the effect of preventing or lessening competition substantially in the (Greater Toronto Area).”





Whether this is good news or not so good news depends on who you are. It’s certainly good news for online real estate service businesses. They can improve their services with this open data source. TREB’s 45,000 realtor members may feel this is a threat to their own businesses who benefited from stifled competition.

It will create a further evolution in professional real estate sales. Agents and brokers will have to be smarter, more effective, and create a better presence online. The new market will move from Realtor intranets to the Internet and smartphones.

TREB is appealing the ruling and hoping to stay the order that allows immediate release of the home sales information. It’s a small win for some, but eyes are on the future, where more of the TREB data can be released and reported on.

Without accurate, up to date housing data, it is very difficult for service companies to do business in Toronto Real Estate. TREB has almost monopolistic power in an era that is demanding access to market data.




In a Toronto Star Report,  the governments’s commissioner of Competition, John Pecman says Friday’s ruling is an important win for competition and consumers.

It paves the way for much needed innovation in the real estate industry,” he said in a statement about the case has been going on for six years.” – from Torstar new report.

Realtors can now post home sales data on their websites for buyers and sellers to see.  The tribunal also said TREB must provide data such as sales figures, pending sales and broker commissions, which might be embarassing situation for some.



It’s All About the Housing Data

Although the argument seems to be about the release of the actual sales price history of homes, it may actually be more about control and the rest of the data in TREB’s gargantuan database.  Although TREB wants control of the data, which could mined for incredibly business value, it looks like they are losing the battle.

Perhaps TREB should go with the flow on this one and charge a fee for it? Even if the data is the property of TREB, the ruling shouldn’t prevent TREB from selling their data. If there are privacy issues regarding the data, then the Federal Government may be held liable for releasing it.  Homeowners themselves were likely lead to believe their property and personal information would be protected and private.

Sounds like a legal can of worms.

Some wonder if it’s a sad state of affairs if a Realtor’s only value proposition is as a gatekeeper to the data. That data has immense valuable to a lot of investors and home buyers. Previously, only Zillow had this type of housing sales data. The release of TREB mls data may be a nail in the coffin for Zillow.



It is likely new businesses and business models will evolve as a result of the ruling. Smaller businesses can jump on it right away to offer enhanced services online, but other large scale, Zillow, Zolo or Zoocasa enterprise level businesses will likely have to wait until the matter is fully settled in the Supreme court.

We’re in a data driven business world, and until now, the housing data was contained. Now with that dam bursting, it opens up many possibilities for entrepreneurial startups in the real estate sphere.

For real estate agents, the news is likely not a good one. Agents will now have to work much more effectively at building new real estate leads, holding onto old clients, and revamping the power of their own realtor brand image.

The release of this immense database will open up all sorts of entrepreneurial opportunities and range of services by real estate marketers of all types.  The Canadian markets are opening up open market models you see in the US.




Are you looking for the latest Toronto real estate market outlook, Mississauga real estate forecast, Vancouver real estate forecast, or the Calgary real estate predictions?  See also the Toronto condo market forecast and Vancouver condo market forecast.

 

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Houses For Sale – How to Find a Better Home for Sale ⌂ Los Angeles Phoenix New York Texas Florida Illinois

Find Houses for Sale with this Super Strategy 

Shop online for groceries, car insurance, or houses for sale, you’ll get better results by searching. In the case of home shopping, you’re going to save tens of thousands of dollars and get the home you want in the neighborhood you want.

That’s the beautiful thing about the Internet — a boundless number of sites that compete for your business.  There is no one single source for condos and houses for sale. They all compete but they don’t cooperate.

Below is an integrated home search strategy that will your make your house for sale search quest exciting and help you find the best property. You can still use a Realtor, but with this you’re still in charge and your Realtor will have to work to represent you.




People have so many hopes tied to acquiring a house (and dream home) yet most homes available for sale are a poor fit and a bad investment. You don’t have to setlle. When you limit your search, you ruin your chance to be happy. Google is a great help. Lots of help in finding open houses. But first, create a home search plan.

Seriously? A Home Search Plan?

Those who don’t plan, plan to fail. A bad choice has such serious consequences in money and happiness.  Take your time. And some selection criteria are more important than others.  List the must haves in your search and don’t deviate too far from. Here’s a few examples:

  1. which specific zip codes or neighbourhoods are right for your family? Find zip code neighborhood ratings and eliminate those with high crime ratings, no green space, recreation, inconvenient shopping, poor roads and utilities, poor schools quality
  2. excessive commute times? (how much can tolerate?)
  3. what size home do you need? How many bedrooms and bathrooms do you need?
  4. age and condition of home? (headaches and heartaches)
  5. what price range do you qualify for? How much for house, how much for renovations to improve bathrooms or create open concept layout?
  6. what downpayment should you have? (private financing)
  7. what payments can you manage? (house poor and depressed?)
  8. what will you absolutely not accept? (bad neighbors, viscious dogs, radio, swearing, drugs, drinking; and now you’ll take your time to make sure these awful things aren’t next door to you and your kids.)
  9. how much capital gains will you need over ten years? (you’ll eventually sell this house)

Realtor Systems are for Creating Sales

You’re not a transaction, you’re a family with a future. Keep in mind that Realtor type systems aim to sell you a house fast, not to let you get picky.  They might not even know about recent crime in the neighborhood or the condition and cost to upgrade the home to healthy.

You may need to go online, or use social media listening tools to learn of bad things in the neighborhood. At some point, your kids will come to face to face with them.

  1. setup a separate, new email address for the house hunting project only
  2. find your own home inspector
  3. use all the home finding sources below

Check out the housing markets in Los Angeles, San Francisco, Seattle, Houston, Boston, and Miami. The Florida housing forecast should be of keen interest to northern retirees and investors weighing the value of rental properties.




It’s understandable that you want to get right at it, and search for a few possibilities online or just call a Realtor™. That’s not wise. It’s far better to create your own web of contacts and resources. This big machine will help you tap into the biggest pool of homes and leads. I have a collection of home search resources that will give you better results than any Realtor™.  And you’ll find 16 tips on homes for sale searching below too — a pro researcher’s process to help you scan for the best homes for sale online and select the right one. We’re going to get you on the sure path to your dream home — a powerful investment and a launchpad to a happy life.




Sharing is Good for Your Social Health

Please share this huge list of amazing property listing sites that have homes for sale below with your friends and family. Help them get the best and avoid the worst. This could be life saving!

Whether as a home or as a property investment income generator, you’re smart. It’s the one investment that creates additional streams of revenue from renters to solar roof panels to tax write offs.




With these tips and resources you can search and drill down to find the best homes for sale, including those not listed on the MLS. Google alerts can help you find new property listings that appear on websites, pages that aren’t very well promoted, because the real estate agent doesn’t want to spend money on Internet marketing.

Don’t rely on lazy Realtors — take massive action to find all potential properties for sale and work with winners.




17 Tips for Home Searching – Online and Offline

  1. visualize the type of home you want and avoid buying whatever the market has up for sale
  2. list your home feature priorities as a guide to keep you on track (e.g.,# of bedrooms floors and washrooms, square footage, distance to school or park, price point)
  3. research the best cities and zip codes with good schools, low crime rate, lower taxes, and lower density
  4. check out the home price history in the city, neighborhood/zip code, comps for similar houses, and the frequency of sales in the neighborhood
  5. do an online search of the street, neighbors, and see what comes up
  6. get preapproved and know how much you qualify for and how you will manage paying the home loan payments for years — don’t waste time searching for homes $100k above your budget
  7. search for the best mortgage deal online – don’t get stuck with a local mortgage agent who sweet talks you into a less than ideal solution
  8. find a good home inspector you can rely on to give you the best insight into the home’s condition
  9. search online for a good realtor, and do not just call one and settle — ask questions about experience, marketing skills, sales and negotiation experience, references, communication skills, and check their website out thoroughly — is this someone who is really into being a Realtor?
  10. connect with many different Realtors since each of them have their own connections and opportunities — the more the better
  11. search online using a variety of sources and get alerts from many Realtors and Google alerts on new properties
  12. before you go to a showing, create a spreadsheet chart that lists each feature you must have and below some nice to have’s and give them a 1 to 3 rating each – bold the top 3 must haves.
  13. measure your furniture and list them on a piece of paper and when you arrive at the home, sketch out the home layout and its dimensions – you can review them later when you have more time to think about everything you need in this home — don’t be impulsive but instead be critical, because if you like it, you’ll get your endorphin boost later
  14. pretend you’re a home inspector and walk around the property and the neighborhood — get a feel for this location and whether you feel comfortable, and take note of the attitude of your neighbors — you’ll be seeing them often
  15. take lots of photos inside the home – zoom in on the kitchen, bathroom, so you’ll have these for future reference when you’re comparing homes
  16. ask to see the actual tax statements and utility bills
  17. check the homeowner’s social pages and Google them thoroughly




Is the home you’re searching for Tech Friendly?  Even Millennial aged buyers forget this factor when attending open houses or showings. Tech-friendly is in.

Infographic courtesy of Porch and https://www.pinterest.com/pin/569142471629698008/

Before you buy, make sure you learn more about the housing market, (e.g., Los Angeles, San Diego, New York, San Francisco, Phoenix, Dallas, Charlotte, Seattle, and Vancouver). These are exceptionally hot markets where you’ll find high priced properties. For other lower priced markets see the cities page. Learn more about cities at city-data.com.

 

Best Places to Search for a Home

Looking in all the wrong places? There’s a cure for that — the right places. Take your time and peruse all of these so you craft a better understanding of the home search process.




  • Homes for Sale in Los Angeles – Search for dream properties in LA – owners list in Dream Homes Magazine to reach the wealthy clientele.
  • Homes for Sale in San Diego – Dream Homes has the best coverage of San Diego.
  • Luxury Homes for Sale above $10 Million+ For the world’s wealthiest 1%, Mega Dream Homes is the place to visit. Find a super luxury home real estate agent.
  • Homes for Sale in New York – Zillow is one site you need to use more often. They operate outside of the MLS system and can help you find additional properties.
  • Homes for Sale Silicon Valley CA – Sothebys has its own set of luxury home listings in the lucrative market in Silicon Valley.
  • Homes for Sale San Francisco – Century 21 is yet one more channel to search in the scarce San Francisco market.
  • Luxury Homes for Sale San Jose CA – Luxury Portfolio has additional opportunties you should get connected with.
  • Homes for Sale Seattle – Redfin could be an aid to your search in 2017.
  • Find new homes for sale in Canada at Buzzbuzzhomes.
  • How about a new home in Phoenix via the New Home Source?
  • Check out Boston’s hot home market with Coldwell Banker Realty
  • Search for Bargains in Calgary Alberta – The Saudis are already jacking up the price of oil and guess who has oil? Calgary Home Boys know the Calgary market.
  • Movoto is yet another resource to help you find homes in Chicago.
  • Homes for Sale Salt Lake City – How about Ziprealty for a unique selection of properties.
  • Denver Home search – should foreclosures be a part of your search?
  • Condo investments in Miami – Are condos good investments?
  • I wouldn’t recommend Craiglist real estate to find Atlanta homes for sale right now, however in a few years, it might be a relevant source.
  • How about searching an FSBO site for Homes for sale in Denver?
  • Find a home in Houston with Better Homes and Gardens
  • Dallas homes searches using an auction service?
  • Keller Williams is yet one more search option in Philadelphia
  • Search the scarce listings of homes in Vancouver for sale on Point2point.
  • If you’re patient and want a lower initial investment point in your home investment strategy you could keep informed with distressedpropertiessale.com
  • Find the best bargain properties via the Times Picayune in New Orleans.
  • Looking for investment property in San Antonio? Asking an experienced income property investor could be helpful.

 




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Bookmark this page and return for further housing market forecasts, predictions, expert opinions and market data for most major US cities including  Los Angeles, Phoenix, Denver, Seattle, Chicago, Boston, New York, Dallas, Houston, San Antonio, Austin, St Louis, Minneapolis, Green Bay, Charlotte, Tampa, Miami, Orlando, Toronto, Vancouver, Montreal, Ottawa, Oshawa, Hamilton, Newmarket/Aurora, Richmond Hill, Oakville, Calgary, Kelowna,Mississauga, Anaheim, Beverly Hills, Malibu, San Diego, San Francisco, San Jose, Fresno, Santa Clara, Sacramento, Mountainview, Palo Alto, Portland, Washington, Atlanta, Irvine, Nashville, Sunnyvale, Salt Lake City, Riverside, Rancho Cucamonga, Costa Mesa, Thousand Oaks, Simi Valley, Raleigh, Albuquerque, Glendale, Oceanside, Long Beach, Huntington Beach, Carlsbad, Santa Clarita,  Henderson, Mesa, Temecula, Kirkland, Redmond, Kansas City, St Louis, Stockton, Scottsdale, Palm Springs, Indianapolis, Columbus, Colorado Springs, Fort Worth, Chula Vista, Escondido, Santa Monica, Miami Beach, and Honolulu.

Los Angeles Houses for Sale ⌂ Finding Unlisted Houses & MLS Listings

Houses for Sale in Los Angeles

Stuck hunting for homes for sale in Los Angeles without much luck? Take a look below to find great sources of the best Los Angeles homes for sale in 2017. And check out the Realtors listed below to keep current on homes that are never listed.

If you’d like to get access to the best pocket home listings, you need to be in touch with a number of Realtors in the Los Angeles areas you’re interested in.

There are at least 10,000 homes for sale in Los Angeles listed on homes.com alone and zillow has 8,000 listed. That’s a lot of houses for sale! But that’s only 60% of the available ones. The LA house you’re looking for may never be listed. You need to be on the inside beforehand to get your bid in.




You might see a better result overall if you follow my homes for sale search strategy. Whether you’re looking for a detached house, condo, townhouse, or rental property, a thorough plan for searching is a must.  Without it, you’re not cheating yourself out of the very houses you’re hoping to get.

There’s 3 sources of non mls listed homes in Los Angeles — Craigslist, ForSaleByOwner, and Zillow.

Homes.com Home Search Tool:

Search Homes for Sale

Houses for Sale in Boston | Houses for Sale San Diego County | Houses for Sale San Francisco | Bay Area Houses for Sale | Denver Houses for Sale | Homes for Sale in PhoenixSeattle Housing Market 2018 | SuperBowl Predictions |  | Homes for Sale Vancouver | Homes for Sale Toronto | Long Beach Houses for Sale | Orange County Houses for Sale | Houses for Sale Los Angeles County | Los Angeles Housing Market | Homes for Sale | Housing Forecast | Real Estate Investment | Best House Renovations

Houses for Sale – Find Homes for Sale in Your City

Houses for Sale – Your Ultimate Source for Finding Homes for Sale

If you’ve read the housing forecast report, you know the availability of homes for sale is squeezed. A lot of properties aren’t even listed which will make it significantly difficult for you to find the property you’re dreaming of.

Real estate investors know fast about great homes for sale that offer the best investment value and there’s several ways they get first dibs on properties for sale.




Realtor Pocket Listings is one way they get connected to exclusive, quality houses. This is where the Realtor works both sides of a transaction and they keep the home listing to themselves hoping to broker it to their own pool of buyers. This works well in a market like we have now where houses for sale are rare.

Realtors will keep these listings quiet, so you need to be in contact with as many Realtors as possible, such as one from each major brokerage. The bottom line in finding your dream home or good investment property and houses for sale in your city is with a well rounded home search strategy.




Houses for Sale on the MLS

Remember that you may not see the best houses for sale on the MLS. You need to expand your search online using a variety of housing sources. Some services also do complex predictive analytics where they monitor social activity and other sources to find homebuyers and sellers who are exhibiting pre-sale behavior. This can be very good.

Realtor.com, Zillow, Remax, Trulia, Redfin, Coldwell Banker, Century 21, Sothebys, and Craigslist might be the way to go, to find houses for sale, but you’re kind of getting the leftovers. It’s like searching for a job using the classifieds. These are the awful jobs companies can’t fill so they advertise and go through the painful process of employee selection. That’s a grind.




Finding the Best Houses for Sale

With real estate, you’re looking for the best properties, the good stuff, that no one knows about. It’s better to find the best rather than toiling with a Realtor sorting through a limited supply. However, it’s wise to use a Realtor as part of your quest to find the best homes, houses, condos, townhouses, apartments or income investment properties from Los Angeles to San Diego to Florida. Use the Zillow Home Search Tool to get started!

Investors, while you’re at it, get educated about the national housing forecast, and find housing markets where there is a good upside potential for ROI. Don’t stick to your local market just because you live there. There’s more potential in the best cities.




Our quest in this page is detached houses for sale in your city. Let’s get started!

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Houses for Sale in Dallas
Houses for Sale in Charlotte
Houses for Sale in Toronto
Houses for Sale in Vancouver
Houses for Sale in Chicago
Houses for Sale in New York
Houses for Sale in Philadelphia
Houses for Sale in Minneapolis




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Should you Sell Your Home Fast or for a Higher Price?

How To Sell Your Home

Spring 2018 is almost here and prices are still pretty good in many cities.  If you’re a homeowner looking to sell your home in Toronto, San Diego, New York, Seattle, Denver, Los Angeles, San Francisco and Miami you have a chance to sell it for a very respectable price.

After closing their sale, the homeowners will have a moment to reflect on it.

And they do think: “I wish we had gotten more for our home. It would have made a difference for us. Selling quick didn’t leave us with a satisfying taste.

The reason for that is, when the emotional attachment to the home was broken, they suddenly realize it was just a house and that quite likely someone else valued it even more than they did.

There are buyers out there who would be in ecstasy if they found your home. You need to take your time and reach those people.





When you do, you won’t care about agent commissions, paperwork, and showings. You’ll get a life-changing price for your home and so you should after the blood, sweat and tears you shed to pay it off. The best hours, days and years of your life went into paying that house. Get what you deserve!!

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Sell Fast?  That’s a Big Mistake

I know, you need to sell fast to cover your new home purchase or to get rid of your ex asap.  Perhaps there are other solutions that will give you time to sell now and buy later. That takes the pressure off so you can make good selling and relocation decisions instead of reacting under pressure. I’ve seen divorced couples keep calm and sell their house professionally and avoid selling for way less.

There are vultures in the market waiting for these opportunities to buy cheap.  Instead, it’s wise not to get overwhelmed with emotion.  Just like the cash in your retirement savings account, emotions will disappear.

Selling your home  intelligently is the smart way to go. So many benefits await. As with the happy old couple in the photo above, you’ll be satisfied with your decision. Good for your self-esteem and good for your bank account.  And retirees can’t possibly have enough money. You’re going to last 25 to 30 years more with no pay check!!

More Homeowners Selling Means More Competition

Yet with this sudden increase in house listings, buyers will have better selection.   You’ll need to do more to win that big price. You can, if you do it right.

From how your MLS listing is worded to the multimedia presentation of your home, to how your home is improved and presented in person, there’s much you can do to boost your selling price.  SELL THAT HOUSE!! for more.

90% of Buyers Go Online to Search For Homes and Information — this is where you intercept them

How to Sell Your House for More

So how you can help sell your home for a higher price?

  1. Be professional about it – create a picture of value for buyers
  2. Treat it as a business and finance decision – establish a price and get it
  3. Be an Internet marketing Tiger –  use a clever, resourceful digital marketer to get your home in front of everyone

The key factor to achieve way over asking price or initiating a bidding war: Internet marketing.  Hire an agent who works with a visibly good digital real estate marketing specialist.




A Realtor Who is Doing their Own Marketing is Leaving Money on the Table

Remember that real estate is a complex business and Realtors hate doing their own marketing. If they are doing their own digital marketing, they’re probably not engaging their pool of prospects and expanding it. Your Realtor needs to be the selling mastermind with total focus on interacting with as many potential buyers as possible.

Hire an agent that respects marketing and isn’t a “transaction specialist.”  A real estate lawyer and mortgage agent do the transactions. Your agent needs to impress you with the power of their reach and persuasion. They must be a selling strategist or you should find another agent.

More Leads and Prospects Please!

Consider what creates a good offer and a record breaking offer: more prospects. That’s right, the more people know your home is for sale, the more bidding pressure there will be, and the more likely the home will be sold for its true value.

Get True Market Value for Your Home

When you sell fast, or have fewer buyers, it means the market doesn’t know about your house for sale.  You won’t be getting true market value.  True market value isn’t comps or your home market evaluation.  That’s the price that other unwise buyers had to settle for.  That’s not you. If you don’t get impulsive or desperate you can get a big price.

And don’t be too impressed with over asking. With homes selling $1 million overasking price, all cash, the asking price is meaningless.




Tell your Agent you won’t hire them, unless they hire me!

Let’s Get Educated so You Will Guarantee a Higher Selling Price

The overall strategy is to: 1) improve your house, 2) use a digital marketing Realtor, 3) and let as many buyers across the country know you’re selling. Because it may be income property investors who will pay more for your old property, you want to hire a professional to help sell it. The additional cash from doing it this way could amount to hundreds of thousands of dollars. One realtor recently got $1 million over asking for an old house in Toronto.

Photo Courtesy of bhgrealestateblog.com

But hold on, not all Realtors have the top selling power.  I hope you don’t assume that going with the most well known Realtor in town is the only way to go. Because Realtors are having an easy time selling right now since there’s so many buyers.

It may look like they’re doing a knockout job, when in fact, they often rely on the MLS and their small list of potential buyers. “Comps” or market evaluation might be code words for “sell fast.”  Keep in mind, that competent Realtors know about the Internet, Google, Facebook and top notch content.

Even top Realtors rely on the small pools of contacts of their team. But that won’t get you a big over asking price. For that, you need strategic digital real estate marketing and pull in big crowds of qualified buyers.




Maximize Reach > Create a Great Message > Filter Unqualified Visitors > Engage with Real Buyers > Close

Here’s the Best Ways to Sell Your House Quick and for More

  1. Check out your realtor’s website and review these home selling tips
  2. Check out their real estate marketing provider for their effort and performance
  3. Ask them how they will improve your house for selling
  4. Ask them how they will achieve ‘over market value’ and if they’re not out to maximize your selling price don’t hire them
  5. Offer the chosen Realtor a higher selling commission if they get way over market value – they’ll be worth every penny
  6. Ask them to provide a complete breakdown of their marketing and sales process and the marketability of your home
  7. Ask them what makes the most difference to selling at a higher price and how they will focus on that key tactic

While you might thinking that selling fast involves a quick paint job and covering up stains on the carpet, the real strategy is good marketing. And if you’re holding off paying a Realtor a commission because you resent all the selling costs and their 5 to 6% commission, relax. If you choose a digital real estate agent, they will give you a fantastic return on your investment.

 

Those who shop the MLS listings are often bargain hunting. Are they going to have the resources to step up the price? Not likely, which is why you need to expand your reach and make your home look like a million dollar listing. A digital Realtor offers much better reach to buyers all over the planet and throughout your city and can elevate the value for the buyer.

Hire a modern professional and you’ll be rewarded many times over with a no hassle transaction from a qualified, eager and willing buyer. No haggling and your old house will sell fast enough. Don’t sell your place in 3 days. You can reach tens of thousands or perhaps hundreds of thousands by being patient and selling it professionally.

This blog enjoys a rate of 1 Million visitors per year and you are one of them! I reached you and I can reach anyone who goes online. Get smart about digital marketing and you’ll get more than you could hope for.




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Boca Raton Homes for Sale – Waterfront Condos & Luxury Homes

Boca Raton Real Estate

The name Boca Raton conjures up a lot of luxurious images for home buyers across the US and abroad. The town with the exotic name is famous for luxury and the ultimate in lifestyle.  In fact, opulence might better describe the lifestyle here. But it’s also a life of meaning and purpose.

The whole God’s waiting room reputation has left this area, with many buyers now being younger and career minded. It’s attracted a youthful, vibrant and entrepreneurial new home buyer to Palm Beach County. With the market flattening, you’ve got a better price point for your Florida dream home.

Photo courtesy of downtownreporting.com

If you’re looking for a better life, you may find this community in South Florida gives you better access to every kind of advantage possible. And the weather and climate here are unbelievable. You’ll be enjoying the beach, your swimming pool, playing golf a fantastic local clubs where you’ll meet some accomplished and interesting residents.

The strange thing is this same image of immaculate luxury homes and modern beachfront condos, rolls royces, and private gated communities scares a lot of buyers and investors away.

They assume this land of millionaires and 8,000 square foot, 8 bedroom estates is priced out of reach and they wouldn’t be welcome. Yet Boca Raton Florida offers a lot for those with a more modest budget.




There’s a good reason why Boca Raton FL has this reputation for fine living, American culture, and topical living. It has these in spades. For buyers looking for economic and career possibilities, along with the best schools for their kids, and a home that does more to relax than a years worth of massages. Just being here takes the edge off of life. It puts you into a more productive and optimistic frame of mind.

And considering how the South Florida economy is booming, with population rising fast, a lot of people seem to be of similar opinion. Florida is the place to be right now.

If you’re thinking of investing here, or taking the plunge to a better life with a home purchase, I think you’ll be enthralled with these pics of the best of Boca Raton. Waterfront or inland Ranch homes, luxury estate or beachfront condo, let your mind drink in the beauty of Boca Raton Florida. All of the photos below are owned by Beaches MLS© in Palm Beach County. I am not a Palm Beach Realtor, however my client is. If you need a Realtor in Boca Raton, please contact Homes of South Florida and find your Palm Beach dream home.




This 4,000 square foot, 4 bedroom, 4 bathroom luxury home below located in Boca Raton looks like a millionaire’s abode.  Picture yourself languishing by the pool, or pampering your guests at the bar, or just feeling free and unfettered in the 20 foot ceiling space living area. This astonishing golf course home is available at this time of writing at $699,000.

Luxury Home for Sale, Bocaire Golf Club, Boca Raton Area: $699,000

Photo Courtesy of Beaches MLS© – Wow, a stunningly beautiful stately home on a golf course next to a pond. Can you beat this for curb appeal?
Photo Courtesy of Beaches MLS©
Photo Courtesy of Beaches MLS©
Photo Courtesy of Beaches MLS©

Find out more about this home and other properties at Homes of South Florida and find out what’s happening in the US housing market and the local real estate market in Palm Beach. If there was ever a time to move to Florida, this is it.




4173 Bocaire Blvd in Boca Raton FL – SOLD

This spacious 4,000 square foot detached home for sale in Boca Raton on the Bocaire Golf Club. Only a golfer can truly appreciate this amazing view and opportunity. And everyone else will just love it.

Photo Courtesy of Beaches MLS©
Photo Courtesy of Beaches MLS©
Photo Courtesy of Beaches MLS©
Photo Courtesy of Beaches MLS©

Waterfront Home – Boca Raton

This waterfront home sle in Boca Raton offers 3 bedrooms in 3000 square foot living space with a beautiful inground swimming pool. The master bedroom is spacious and amazing and there is no shortage of windows to let that warming Florida sunshine in!

Photo Courtesy of Beaches MLS©
Photo Courtesy of Beaches MLS©
Photo Courtesy of Beaches MLS©
Photo Courtesy of Beaches MLS©

Waterfront Luxury Homes – 21144 Ormond Court, Boca Raton

This spacious 4400 square foot waterfront home is designed for contemporary tastes. You’ll appreciate the views, open concept, beautiful master bath, and wonderful kitchen. Get the details and ask about more homes for sale in Boca Raton at Homes of South Florida.

Photo Courtesy of Beaches MLS©
Photo Courtesy of Beaches MLS©
Photo Courtesy of Beaches MLS©
Photo Courtesy of Beaches MLS

These are just a sampling of the luxury homes for sale in Boca Raton.  And there are homes that are much better than this. If Florida might be in your future, make sure you do some searches at Homes of South Florida, then inquire about how to buy a home in Florida. You’ll enjoy the fact there is no state tax here.

Contact Realtor Michael Goldberg of United Realty in Boca Raton: 561 231-0021.

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Home Sellers Pricing Guide – Getting A Better Sales Price is All About Strategy

How Sell Your Home for the Best Price in 2018

The market is heating up and like so many homeowners, you’re wondering if this is the right time to sell? And what will your home sell for in 2018?

The latest MLS sales reports show that most listings in the hot Toronto, Vancouver, Los Angeles, San Francisco, San Diego, Houston, Seattle, and Miami regions for instance, tend to sell over asking price. That means the seller got more than they were asking for. That’s a nice bonus that actually vaporizes the cost of selling of your home. You get your cake and you get to eat it too.

On the other hand, you could end up selling too late, as you’ll note in the Calgary Housing Forecast.

Have Your Cake and Eat it Too!
Selling at 3% to 10% above asking price tastes this good!

We’ve seen years of homeowners all playing the waiting game, hoping for the market to fully ripen before they harvest. It looks like the fall harvest has arrived. But will sellers get what they’re asking for or more? Will they be too late?

How to Get the Best Price for Your Home?

For those of you in hot markets, the price you ask for is just a starting point on the way to the price you’ll ultimately receive. The key to maximizing the return on your real estate investment is in how your Realtor conducts marketing for your property — not in high pressure negotiation which brings smaller gains.




It’s important to know what to look for in a good Realtor so you don’t get unpleasant surprises and have to work with a poorly qualified buyer.  Big sales prices come out of strategy and targetting well qualified buyers – not last minute tactics.

The Market Changes Month to Month

Right now you may not get the all-cash offer from a wealthy buyer. Instead you may have to sell to someone who saw your mls listing, or who is financing the purchase, or who is buying conditionally. When you cancel out all the “on the edge” tire kicker type buyers, you’re left with a small number of well qualified prospects. These are the ones you want to market to strategically, and whom your Realtor should have fixed on his/her radar.

What does a thorough, effective Realtor Marketing Service Package Look Like? Definitely take a look.

Home Pricing Tips to Help You Get Your Price

Home Pricing Tip #1

Sell at a lower price than you want to.  If you price high, few will be interested. If you price low, you’ll get a herd of tire kickers and your real buyers will be more motivated to get an offer in. It’s a common practice and in this era, it’s a fool proof approach. In fact, the bidding war news stories you’ve heard about likely were priced low.

Home Pricing Tip #2

Have Your Realtor do a Foolproof Market Evaluation. Your Realtor’s free market evaluation will generate a price, but it won’t always get the comps right.  Your Realtor will look for similar homes and it’s important to know why they sold for the price they did. Your Realtor likely knows what’s happened and will be ready to utilize that knowledge.

Home Pricing Tip #3

Set the asking price just below a round number.  Sell at $105 lower than a major number. If your house could sell for $1 million, don’t just price it at $999,995.00 Everyone is familiar with that pricing trick. Instead, take the third last number down by $5. So your new price would be $999,895.00 Psychologically, that 8 stands out. It looks like a nice discount when in fact, it’s only $105.

“Our study suggests that by using the just below pricing strategy sellers can price their home slightly higher without driving away potential buyers,” says Eli Beracha, author of a study published in the Journal of Housing Research. “As a result, they end up selling their house for more.” The study revealed a 2.5 to 3% increase in sold price.

Home Pricing Tip #4

Many homebuyers look for homes for sale in a certain price range that varies from city to city. In Toronto where the average price of a single detached home might be $1.4 million, a home priced just below $1 million is going to be found by more home searchers. Your first goal is maximimum visibility since you’re likely to get a better offer from 100 people than you are from only 15 people.

Home Pricing Tip #5

Create a home marketing plan and a home pricing contingency plan with your Realtor or a marketer before you put it up for sale. You want a marketing campaign that’s going to ensure 100%, that you get maximum exposure and the very best price. Better safe than sorry! If you price low and your Realtor relies only on the MLS and his own small circle of buyers, you could be in for disappointing bids.




Home Pricing Tip #6

Definitely go for a bidding war. Ensure your home’s most salient features, the ones buyers drool over, are clearly explained and shown in photos and video. Ensure your Realtor has good exposure online, has a great website, is advertising, and looks like they’ve got their stuff together. Everyone’s should know you’re selling your house in this market of desperate buyers.

Home Pricing Tip #7

Use hi definition photography, video and 3D home tours. People look online, and the impact you make is key to getting call from prospective buyers. Some videos are spectacular and the cost might be very reasonable. Seeing is believing and when you’re transparent, the buyers know they’re not wasting their time. Their time is just as valuable as yours.

Home Pricing Tip #8

Listen to your Realtor’s pricing strategy. If they’re experienced, they know how the selling game is played. All Realtors say they can close any prospect, but it’s just not true. They should be able to explain the jist of how to get the home priced right and how to negotiate with buyers.

Home Pricing Tip #9

Have your home professionally staged. Get your stuff out of there and let them bring in the furniture and dressings to appeal to the targeted buyer. It’s another cost, but if your marketing and pricing plan is good, you’ll easily recover that money.

Home Pricing Tip #10

Time your open houses well and advertise heavily during that time. There will be buyers driving around and they may be using a variety of house hunting apps on their smartphone. Buyers are desperate and thorough these days. Don’t rely on the MLS listings only.

Home Pricing Tip #11

Ensure your listing is well advertised and that your open house is visible via Google. If you know of a real estate blog that is high trafficked, advertise on it, or better yet ensure your open house listing page is indexed in Google and optimized for “open houses + city name, or neighborhood”




Home Pricing Tip #12

In your marketing, ensure you’re not just selling a house – a big box made of wood and cement. You need to evoke the buyer’s dreams because a home is all about dreams. Dreams are why some buyers will pay $1 million over asking.

Home Pricing Studies and Resources:

http://www.builderonline.com/money/prices/left-digit-in-sale-price-affects-home-buyers-most_o

http://realtormag.realtor.org/daily-news/2016/08/12/study-reveals-best-real-estate-pricing-strategy

“http://globalnews.ca/news/3162259/toronto-house-sells-for-more-than-1m-over-asking-amid-record-year-for-home-sales/”

“http://www.theglobeandmail.com/real-estate/mortgages-and-rates/top-10-ways-to-win-a-real-estate-bidding-war/article4559578/?page=all”

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I welcome all inquiries from businesses in Los Angeles, Phoenix, Denver, Seattle, Chicago, Boston, New York, Dallas, Houston, San Antonio, Austin, St Louis, Minneapolis, Green Bay, Charlotte, Tampa, Miami, Orlando, Toronto, Vancouver, Montreal, Ottawa, Oshawa, Hamilton, Newmarket, Richmond Hill, Oakville, Calgary, Kelowna, Mississauga, Anaheim, Beverly Hills, Malibu, San Diego, San Francisco, San Jose, Fresno, Santa Clara, Sacramento, Mountainview, Palo Alto, Portland, Washington, Atlanta, Irvine, Nashville, Sunnyvale, Salt Lake City, Riverside, Rancho Cucamonga, Costa Mesa, Thousand Oaks, Simi Valley, Raleigh, Albuquerque, Glendale, Oceanside, Long Beach, Huntington Beach, Carlsbad, Santa Clarita,  Henderson, Mesa, Temecula, Kirkland, Redmond, Kansas City, St Louis, Stockton, Scottsdale, Palm Springs, Indianapolis, Columbus, Colorado Springs, Fort Worth, Chula Vista, Escondido, Santa Monica, Miami Beach, and Honolulu.

 

 

 

Mississauga Real Estate Forecast 2018 ⌂ Housing Market Update November

Mississauga Real Estate Update & Housing Outlook

Mississauga is a great city to invest in and live in.  The fall market saw a small resurgence in sales in the city, and due to a paucity of houses for sale in Mississauga, Oakville, Etobicoke, Milton, and Port Credit, prices are almost certainly going to rise after the winter of 2018.

Prices of luxury homes fell dramatically in many regions and that skewed price reports as buyers actually abandoned house searches to focus on condos.

Now that the stress test reduction has lowered demand for homes over $700k, we’ll likely see price pressure on any homes under $700k (tongue in cheek). Well, okay there are no homes under $700k.



Average Detached Home Prices Mississauga Region – December 2017
City December 2017 November 2017 October 2017 September 2017 August 2017 July 2017 May 2017 April 2016 Price Change Last 18 months Price Change Last 8 Months
Burlington $959,071 $871,879 $895,457 $974,446 $944,564 $921,434 $1,083,144 $961,502 -0.3% -11.5%
Halton Hills $820,904 $790,683 $787,517 $706,500 $984,812 $819,770 $825,058 $828,719 -0.9% -0.5%
Milton $843,688 $841,998 $884,144 $853,790 $866,650 $875,123 $932,899 $765,973 10.1% -9.6%
Oakville $1,356,888 $1,438,656 $1,482,620 $1,393,860 $1,314,363 $1,368,523 $1,561,514 $1,191,503 13.9% -13.1%
Brampton $763,814 $776,280 $775,170 $766,132 $766,831 $750,856 $871,052 $660,015 15.7% -12.3%
Caledon $1,185,182 $1,001,753 $952,466 $918,712 $1,028,591 $1,083,138 $1,190,527 $755,494 56.9% -0.4%
Mississauga $1,140,965 $1,060,211 $1,034,338 $1,023,207 $1,066,015 $1,113,952 $1,136,083 $966,467 18.1% 0.4%

Mississauga has undergone a dramatic change in the last 10 years. A gigantic leap in housing prices along with an explosion of new condo developments has created a strong real estate market. Whatever your price, you’ll sell your home.

A new survey of business and consumer confidence is high, and buyers will find a way to finance the purchase of your home. If you’re asking, “Should I sell my house?“, the answer is probably yes.

Prices have consistently risen, right through the recession, and given the lack of housing available and strong economy and immigration trends, home and cond prices will likely climb.  For real estate investors, any property close to the city of Toronto will retain its value. Some districts have actually seen shocking rises in average price.




mississauga
Outlook for the City of Mississauga 2017

Speculation about how the Toronto housing market will fare in 2018 is driven by extreme lack availability, weakening construction, and a new government in July. Experts and real estate afficionados are pushing their positions on either side of the boom or crash issue. And as Toronto goes, so goes Mississauga.

“A strong economy and continued inflow of workers into the (GTA), combined with a prolonged shortage of homes for sale, have created a market where high, single-digit price appreciation remains the norm,” said Royal LePage senior vice-president Gino Romanese. “We expect to see another year of healthy price appreciation in 2016, although at a slightly diminished pace when compared to 2015, as the dynamics driving the GTA market right now seem unlikely to change in the short-term.”– from a report on Mississaugah.com

 

Sharing is Good for Your Social Health!

Check out the stats below and send this post to your friends and contacts who may be wondering if now is the right time to sell, before the housing crash. You can get your price this spring.




Is it Boomtimes or a Crash Ahead?

It’s now 2018 and it’s still a sellers market in Mississauga. Talk of a Toronto Real Estate crash continues.  Check out the crash indicators now.

Forecasting sales volume and housing prices in Toronto or Mississauga is fraught with some tough challenges. Despite the economic uncertainty and the risk of fast soaring prices of detached houses, semi-detached homes and condos for sale in Mississauga, I’ve collated some data provided by TREB to give us some projected prices for next year.

If 2018 is a repeat of 2016, then these estimated prices might be reasonably accurate. November’s estimate was only off by a couple thousand. If the market tanks because of unforeseen factors, well, then I guess everyone’s forecast will miss the mark.

Is this the right year to buy rental income property in Mississauga, Toronto, Richmond Hill, Vaughan, or Newmarket?  Rents in the GTA are skyrocketing. Find out more about the best investments in 2017 including investing in real estate.

Some stats from the lastest update provided by the Toronto Real Estate Board helps us understand what might happen in 2017, 2018 and beyond.

Surprisingly, the MLS® Home Price Index (HPI) Composite Benchmark rose in Mississauga and Peel region year over year. As you can see condos and apartments are in hot demand with a consistently high selling price.

Prediction: Toronto home owners will sell their home and move north to Bradford, Newmarket, and Vaughan.

Graphic courtesy of Trebhome.com

Buyers with a long term view have little to fear about the value of a home or condo in Mississauga.

finposthomestoronto2017
The Relentless Rise of Toronto Home Prices – 100% growth in 10 years. Screen capture courtesy of the Financial Post.

canadian-interest-rates

Is inflation in Canada a threat to derail the Toronto and Mississauga housing markets? The rates have been steady for quite a while with only a gradual increase for several years. It looks like there may be a small increase however it’s not expected to be enough to upset the housing market in 2018.

Graphic courtesy of inflation.eu Graphic courtesy of inflation.eu

Why Move to Amazing Mississauga?

Mississauga enjoys close proximity to Toronto, Toronto International Airport and the major highways of 401, 407, and the QEW.  Mississauga has had the lowest taxes of any town or city within the GTA for many years. Mississauga also possesses a lot of land for development. There is brownfield land for residential and commercial development and there are older buildings and properties that could be developed. Mississauga has the best attitude toward business development. Lower startup costs and high market access, makes it ideal for immigrant investors wanting break into the Canadian and US market.

towers
Developers rendering of The Absolute Condominium Towers on Hurontario Street in Mississauga near City Centre

If you’re a buyer with an eye on launching a business or moving here to the Toronto area to work, Mississauga may be the most intelligent choice. The city has enjoyed phenomenal growth of late, which is most noticeable in Mississauga’s urban core area near Hurontario St. and Burnhamthorpe Rd which is located in the more south eastern area of Mississauga.  The beautiful scenery of Lake Ontario and the night life of Toronto are very close by.

It’s difficult to have a successful economy and community unless your real estate sector is thriving and enabling the development of homes and businesses. Mississauga grows because of the pro-business sentiment here. If home and condos prices are lower in Mississauga, it’s because there’s more land to use.

Communities such as Oakville, Milton, and most districts in Toronto have less usable land and that drives up prices. Home prices are still very reasonable in this city. If you’re a first time buyer who doesn’t mind a little commute to work, Mississauga gives you a chance to own a home or condo for hundreds of thousands of dollars less than other communities in the GTA.

There is a shortage of homes for sale in Mississauga. To buy one, you’ll need a creative Realtor who knows how to get homeowners to look ahead and let go of their house.  Today, you need a good Realtor to find a home. Contact me and I can connect you with someone who is competent and whom you can trust.

housing-starts-peel-region
Screen Capture courtesy of PeelRegion.ca

Housing Starts in Mississauga

Mississauga can make your dreams of home ownership in Canada come true. The employment stats and modern lifestyle, great schools, and good transportation options offer everything you need to launch and grow your family. Living here gives you a better chance at quaifiying for a home mortgage and having a financially sustainable lifestyle. Compare this to other communities with high home prices and higher unemployment, and you’ll note how Mississauga is a less risky option.

housing-starts-peel-region2Mississauga is the largest city in the region of Peel. Other municipalities in Peel, including Brampton and Caledon have plenty of room to grow, and this may be why prices are lower here.  Single new home construction starts in Peel are up, yet multifamily dwellings appear to be declining. Could be small home builders are persisting in making a profit ahead of large project developers. All part of a health local economy.

However, this graphic below shows that construction starts of new single detached homes in Mississauga have plummeted from 2015. This will put upward pressure on prices of homes for sale on the resale market (Mississauga mls). Peel Region reports that these 478 home construction starts is the lowest in many years.




Will Population and Employment growth In Peel Region support Real Estate Prices

peel-region-population-growth Screen Capture courtesy of Peelregion.ca

This graphic from Mississauga.ca/data has one signifiant stat: that 93% of employed people here are in full time jobs.

Screen Capture courtesy of City of Mississauga's 2016 EMPLOYMENT PROFILE Screen Capture courtesy of City of Mississauga’s 2016 EMPLOYMENT PROFILE

Apartment Construction Expected to Grow 

This stat from the City of Mississauga’s (Mississauga Growth Forecast Housing 2008 – 2031 report), suggests they expect a huge growth in multi-unit apartment buildings to begin in 2016. The current forecast shows less growth in apartment construction. However, with housing availability at a premium, perhaps condo and apartment units will grow in number to support the population.

city-mississauga-housing-forecast

peel-region-employment-growth Screen Capture courtesy of Peelregion.ca city-mississauga-housing-forecast-byneighbourhood Housing Unit Growth Chart courtesy of Ciy of Mississauga – Forecast from 2008 report

mississaugahousinggrowthforecastbyneighbourhood
Chart courtesy of City of Mississauga Growth Forecast Report 2008

Looking for Vacant Land in Mississauga

There’s lots of land vacant in Mississauga, however you may find much of it is not zoned for housing, or zoned for intensive housing developments. You can find out more at their Vacant Land Profile.

Screen capture courtesy of the City of Mississauga Screen capture courtesy of the City of Mississauga

Mississauga and Market Update for November 2016

There were 976 homes of all type sold in November in Mississauga (down almost 200 units) for a total dollar volume of $634,683,402 at average price of $658,925. Last November, there were slightly less homes of all types sold (921) for a total transaction value of $518,573,645 and the average price was $547,770. Year to year price increase over all on average was $103,000.

mississauga-salesnov0216

The TREB home price index tells us Mississauga still has the best opportunities for buyers and investors with a composite year over year price growth of 20.3%. If the GTA economy rolls along, will Mississauga become the new price growth leader?




With Millennial aged buyers coming into their family formation and house buying years, we can predict this group will put upward pressure on home prices in Mississauga. Homes are currently selling for 2% above asking price on average, compared to 1% less than asking price in October of 2015.

Mississauga Home Prices Chart

Below you can see how the average prices of detached homes, semi-detached and condos have risen, along with my forecast prices in bold. According to Treb’s Mississauga home price update, the latest price of detached homes in Mississauga for November 2016 is up $54,000 from last month. My own forecasted future prices in bold are based on the growth in price from 2015 to 2016.

Detached Homes Sold in Mississauga
Mississauga 2017f Mississauga 2016 Mississauga 2015
December $1,215,186 $1,039,769 $868,380
November $1,213,892 $1,065,387 $902,942
October $1,216,388 $1,009,971 $838,582
September $1,258,510 $1,001,903 $802,764
August $1,237,037 $976,233 $792,015
July $1,224,099 $984,522 $808,646
June $1,194,263 $985,210 $829,959
May $1,158,020 $973,179 $844,679
April $1,167,678 $966,467 $830,884
March $1,136,321 $939,086 $827,720
February $1,110,843 $889,524 $798,926
January $1,111,825 $852,888 $761,900
Condos Sold in Mississauga
Mississauga 2017f Mississauga 2016 Mississauga 2015
December $550,094 $466,876 $408,848
November $574,826 $497,259 $425,802
October $575,479 $483,830 $406,777
September $606,989 $485,240 $387,012
August $565,024 $463,546 $394,454
July $541,985 $470,846 $419,084
June $533,831 $458,657 $413,571
May $541,431 $446,376 $395,358
April $517,881 $433,858 $402,285
March $546,107 $429,995 $375,597
February $544,346 $424,538 $371,572
January $533,076 $406,787 $362,859
Semi Detached Homes Sold in Mississauga
Mississauga 2017f Mississauga 2016 Mississauga 2015
December $752,365 $644,713 $552,464
November $752,927 $666,809 $533,040
October $752,220 $649,991 $557,742
September $768,443 $649,347 $545,420
August $748,526 $628,976 $539,870
July $754,994 $624,899 $531,161
June $729,609 $613,770 $539,190
May $727,855 $611,731 $538,537
April $743,419 $610,651 $525,680
March $722,889 $586,021 $517,046
February $685,647 $563,037 $524,877
January $703,068 $549,753 $496,998

The 2nd quarter of the year (April, May, June) is commonly the most brisk time for buying and selling homes in Mississauga. These stats below reveal and almost 15% increase year over year. The southern most communities on the Northern shore of Lake Ontario had very high price increases year over year.

 Community Sales Volume 2nd Quarter 2016 Avg Price Sales Volume 2nd Quarter 2015 Avg Price Year to Year Increase %
Mississauga Total 3880 $648,902 3670 $564,898.00 14.87%
Lisgar 191 $684,256 164 $570,554.00 19.93%
Churchill Meadows 311 $696,378 308 $601,684.00 15.74%
Western Business Park 0
Meadowvale 258 $529,524 220 $445,083.00 18.97%
Meadowvale Business Park 0
Streetsville 81 $716,694 56 $544,594.00 31.60%
Central Erin Mills 158 $780,193 193 $654,322.00 19.24%
Erin Mills 245 $683,655 223 $623,228.00 9.70%
Sheridan Park 0 1
Sheridan 71 $943,030 66 $939,655.00 0.36%
Southdown 0
Clarkson 139 $798,627 171 $633,160.00 26.13%
Lorne Park 111 $1,444,628 90 $1,236,229.00 16.86%
Meadowvale Village 165 $755,922 154 $652,162.00 15.91%
East Credit 268 $767,183 245 $664,031.00 15.53%
Creditview 38 $656,815 46 $569,183.00 15.40%
Mavis-Erindale 3 $1,005,833 0
Erindale 128 $635,394 100 $585,369.00 8.55%
Gateway 0
Hurontario 308 $539,771 298 $472,899.00 14.14%
City Centre 449 $323,932 398 $297,012.00 9.06%
Fairview 30 $517,496 40 $592,248.00 -12.62%
Mississauga Valleys 137 $415,141 122 $373,867.00 11.04%
Cooksville 171 $486,128 158 $454,092.00 7.05%
Mineola 66 $1,321,843 53 $1,210,223.00 9.22%
Port Credit 47 $900,310 55 $705,185.00 27.67%
Malton 144 $485,141 151 $424,426.00 14.31%
Northeast 1 2
Airport Corporate 0
Rathwood 94 $661,293 88 $559,067.00 18.29%
Applewood 148 $579,812 132 $494,232.00 17.32%
Dixie 0 5 $495,580.00
Lakeview 118 $782,080 131 $654,881.00 19.42%




This report on the Mississauga Real Estate outlook is updated monthly. Please Bookmark this page and return.

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Is Your Website Generating Leads? Here’s a Website that Does That

Realtors Biggest Pain: A Website that Creates no Leads

reset
Time to Think about the Damage your website is Doing to your Realtor Brand Image and choose a new mls idx wordpress website to build leads and sales.

From Dallas to New York and San Francisco CA, Big Picture realtors hate technical details. You want easy to understand, tangible, measurable deliverables such as guaranteed leads yet the legit real estate marketing world has little to offer.

Success is complicated and not everything comes in neat packages. SEO and social media and websites are 3 key pillars of lead generation yet guarantees cant happen. You can guarantee results through smart strategic integration and not have pay $5 to $30 per click. Let go of your security blanket, cause I want to help you discover a key asset your many competitors arent aware of — a great real estate Website.

A new website and your real estate marketing consultant  are your workhorses and here’s why you need to get going on this.

Are the experts forecasting a housing boom in San Francisco, San Diego housing crash or Los Angeles real estate bust? California has enjoyed strong growth but the picture ahead or 2017 to 2020 may be very good.  The US may be headed to a super period of economic growth and the world will learn to follow.


Few realtors know why some real estate websites work or fail. Why does your site fail?

  • it offers no compelling value proposition
  • it makes visitors jump through hoops
  • it tries to force visitors to register when you’ve done nothing to earn that trust and privilege
  • you have no house or condo listings
  • your site is not Google friendly
  • your site has no ranking power
  • your site’s content creates no fans
  • your site’s content is boring and uncompelling and hard to read
  • it isn’t social media friendly and no one shares your stuff
  • your brand isn’t meaningful or desirable

Okay, so your site’s awful. That shouldn’t stop you, because you know that with a plan and persistence, success will happen. A fully loaded, IDX MLS functional, Google friendly website for realtors, with plenty of interesting, exciting and sharable content is one that will generate traffic, leads and sales and commissions.

What Makes a Great Realtor Website?

  1. it is Google friendly – with thousands of idx mls listing pages indexed
  2. it offers a great customer experience enabling searchers to find what they want fast
  3. it makes your realtor brand and unique value proposition clear and concise
  4. it offers interesting, personalized and truly relevant content that makes the visitors experience even better
  5. interesting real estate videos,
  6. the appearance is clean
  7. the content is laid out in a way that insipires curiosity and hope
  8. searchers feel they will successfully find what they’re looking for – confidence
  9. its content is expertly optimized by a real SEO expert
  10. its content scrolls, uses big text, is easy to navigate on a smartphone, may use video background with hi res photos

Here’s an expensive but very nicely custom-designed modern website that raises the bar in real estate web design. It’s for a new construction development that has great photography, layout, and the homepage functionality that reduces clicking for a simple scrolling experience. There’s no idx mls listings of course but the homepage experience is worth noting because the goal of every visitor is to feel good. If you were buying a new condo in an urban area, you might like these condos in Brooklyn, New York.

50north50

A great website like this is a sales weapon. It converts traffic because it adds value and makes the customer journey a great experience.

If your website is sad and lame looking and offers a bad visitor experience, you should take if offline. Realtors with awful websites do extensive brand image and reputation damage with a lame website. They associate you with what happens on their website. If you have no unique, compelling content, or content that’s copied from some source, they will never see you as a leading agent, but rather someone who might be desperate for  a sale.

“It’s better not to be online than let your clients and prospects experience a crappy website”

The Fully Loaded, Hosted, MLS IDX Website that Google Loves

seattletemplate
Seattle Real Estate Web Sites

Why do I offer the websites I do? Because they’re powerful. They make searching a breeze and Google loves these sites. Getting thousands and thousands of pages indexed in Google and interlinked with new, original and engaging content that makes visitors feel great. They can feel they’re on the right path to find what they’re looking for. There’s lots of value for Facebook users, and exciting news for Twitter people.

Since visitors enjoy their great search experience, they will gladly submit their contact info and return later to search further.

An IDX website for realtors built in WordPress makes it easy for you to manage. You won’t need an expense web designer to update and edit. Many of you already blog with WordPress and you’re getting the same nice interface to work with.

What Does IDX Mean?

IDX for real estate agents is the Internet data exchange system where REALTORS® allow each other to show MLS property listings on their websites.  It’s a system of sharing, via a datafeed from our MLS association or others, so that all the listings on your MLS (e.g., Toronto MLS Listings) can be displayed on your website.

It is a powerful advantage that most realtors know about but yet still don’t leverage very well. This is where expertise in SEO and content optimization comes in very handy. Some IDX systems don’t work well, yet the realtors who use them are fooled into believing it is working. If you’re not getting leads, it is likely not working. However, you do need an expert SEO real estate consultant to optimize it.

WordPress sites and all their components update easily so you don’t have be concerned about all this new disruptive technology that’s racing in. You’ll be current with the new features and capabilities. And you could also have $600+ of premium plugins and other valuable bonuses.

When we do a search for Los Angeles homes for sale, one of the top ranking sites is theagencyre.com.  They have almost 9,000 pages indexed in Google. Not great, but not bad either. Theagencyre.com website is easy to understand and doesn’t oppress you with their “stuff” upon entry to their Los Angeles home listings page. You can get right to your search here and if you like what you see, then you’re ready to hear theagencyre’s sales pitch and enjoy all their stuff. This is just one reason why they’re the top Realtors in Los Angeles

theagencyre

theagencyre-homes-for-sale

I spoke about this firm and their director Santiago Arana previously. A great website is all part of the package of the Millionaire real estate agent.

If you’re a Toronto broker or Los Angeles broker or Vancouver broker, get prepared to hand over web marketing to me. Using the best mls ids website for real estate agents possible, combined with expert SEO, and compelling, sharable content for social media, we’re going to make you into a millionaire. If Merrily Hackett and Santiago Arana can start from scratch and do it, why not you?

Related posts: Real Estate Lead Generation |  Housing Market | SEO Consultant VancouverTREB Market ForecastRental Housing Market Outlook |  Los Angeles Housing Predictions 2017 | Toronto Housing Market | San Diego Housing Market | Real Estate Agents | Future of Real Estate | Toronto Real Estate SEO | Vancouver Real Estate SEO | Vancouver Condos | Toronto Condos | Vancouver Housing ForecastDigital Marketing for Realtors | Realtor Branding | MLS | Merrily HackettReal Estate SEO Specialist | Top Real Estate Lead Generation Sources | Aurora Newmarket Real Estate Forecast | Bay Area Housing Outlook

Gord Collins — Real Estate SEO Consultant for realtors in Los Angeles, San Francisco, Santa Clara, Sacramento, San Jose, Long Beach, Anaheim, Fresno, Oakland, Bakersfield, Santa Ana, Oceanside, Carlsbad, Palm Springs, Beverly Hills, Chula Vista, Irvine, and many more cities in California. Call now and let’s get started!