Move Smartly: The Podcast

In this week's live, we covered the latest GTA market stats and discussed our latest company announcement as we officially begin a new chapter as Move Smartly. We also looked at our newly published report on the Top 10 Toronto Airbnb Condos where short-term rentals dominate.

Move Smartly agents Gus and Davin shared their insights on what they're seeing on the ground and where they think the market is headed.

Mortgage expert David Larock shared his take on the Bank of Canada's latest announcement, including its more hawkish tone and the growing expectation that interest rates cou...

This month on the Real Estate Roundtable, I'm joined by Vancouver realtor Steve Saretsky and Toronto mortgage broker David Larock to unpack the latest trends shaping Canada's housing market and economy.

We start with a key question: if home prices have fallen significantly from their peak, why do sales remain so weak? While many economists argue that housing has become much more affordable, higher mortgage rates mean the monthly cost of owning hasn't fallen nearly as much as prices suggest. We discuss whether affordability has really improved enough to bring buyers back.

We also look...

In this month's live, we discussed the latest GTA market stats and asked the big question: when will house prices finally bottom out? We also looked at the rental market, where increased selection is giving tenants more choice and more reasonable prices.

Mortgage expert David Larock shared his latest insights on where interest rates could be headed, as inflation cools, jobs rise, and Canada's latest GDP numbers point to a stronger economic picture.

Set-up a meeting with John Pasalis and his agents at MoveSmartly to discuss your own real estate questions privately: https://www.movesmartly.c...

Has Canada's housing market finally found a bottom—or is there still further to fall? This month on the Real Estate Roundtable, I'm joined by Vancouver realtor Steve Saretsky and Toronto mortgage broker David Larock to discuss whether the correction in Canadian real estate is nearing its end, or whether home prices still have further to adjust before a sustained recovery begins.

We also break down the latest economic data and what it means for interest rates. While inflation in Canada continues to trend lower, stronger-than-expected GDP growth suggests the Bank of Canada is unlikely to cut in...

The Situation is our monthly segment where John and Davin work through real estate situations sent in by real people — the messy, high-stakes decisions that don't have a clean answer in a market like this one.

This month:

A Toronto investor walked away from her pre-construction condo when she couldn't close, forfeited her deposit, and assumed that was the end of it. Now she's reading about builders suing buyers for the shortfall when the unit resells for less. John and Davin get into what she's actually exposed to, how long a builder has to come af...

Toronto has almost stopped building condos. Starts hit a multi-decade low last year, and by the end of the decade there will be virtually no new condo completions at all. So nearly all the new housing this city gets over the next five years will be purpose-built rental — apartment buildings owned by the people who build them.

My guest is Matt Spoke, a partner at Toronto Standard, which develops, builds, and holds midrise rental across Toronto. He's a CPA and former tech founder who runs the firm's capital side, so he thinks about housing the way an un...

In today's live, we're diving into the latest GTA market statistics and separating fact from fiction when it comes to the headlines. Joining Gus and Davin from Realosophy, we discuss what's really happening on the ground and what the latest trends mean for buyers and sellers.

We also hear from mortgage expert David Larock, who shares his latest insights on mortgage rates. Despite changing headlines and ongoing political uncertainty, rates have remained relatively steady—but what does that mean for the months ahead?

Set-up a meeting with John Pasalis and his agents at Realosophy to discuss your own re...

This month on the Real Estate Roundtable, I'm joined by Vancouver realtor Steve Saretsky and Toronto mortgage broker David Larock to break down the latest developments in Canada's housing market.

We discuss why housing markets in Toronto and Vancouver remain sluggish despite a modest improvement in market balance. New listings have been falling for several months, helping reduce excess inventory, but sales activity remains subdued and buyers continue to have the upper hand in many segments.

We also examine the outlook for interest rates. For the past four months, financial markets had been pricing in...

Over a century ago, Toronto banned apartment buildings from most residential streets — while European cities like Paris, Berlin, and Amsterdam were building them as the default fabric of urban life. That decision shaped the city we live in today: a landscape of single-family houses and condo towers with almost nothing in between. In 2019, Globe and Mail architecture critic Alex Bozikovic co-edited House Divided, a book that former Chief Planner Gregg Lintern has credited with kick-starting Toronto's missing middle conversation.

Seven years later, multiplexes and sixplexes are now permitted across the city, but the gap between zoning reform an...

Canada's economy is showing increasing signs of strain, with weakening economic data pointing toward a technical recession—and this month's Real Estate Roundtable unpacks what that could mean for the housing market in the months and years ahead.

Joining me are Vancouver realtor Steve Saretsky and Toronto mortgage broker David Larock as we discuss how slowing economic growth, rising unemployment, and softer consumer confidence are impacting housing activity across the country.

We also break down the latest outlook for interest rates and whether weaker economic conditions could push the Bank of Canada toward additional rate cu...

Housing debates today are dominated by one idea: if we just build more homes, prices will fall. But what if that story is incomplete?

In this episode, I sit down with Mike Fellman to unpack his report Fixing Housing Means Fixing Finance and explore why housing affordability is as much a finance problem as it is a supply problem. We break down the limits of traditional economic thinking, why upzoning alone doesn't guarantee more housing, and how the cost of capital—and the returns investors expect—ultimately determine what gets built.

We also connect these idea...

In this episode, John sits down with Ben Rabidoux of Edge Realty Analytics for a wide-ranging conversation on the state of Canada's economy and housing market. They start with the macro picture — an economy where headline GDP growth masks a struggling private sector, full-time job losses are at their steepest since the pandemic, and an oil-price-driven inflation shock is forcing the Bank of Canada into an impossible position between hiking rates and protecting a weakening economy.

The conversation turns to mounting household financial stress, with consumer insolvencies at levels not seen since 2009, credit card charge-offs at decade high...

In today's live, we're breaking down Toronto's two-sided housing market — where condos and suburban homes are struggling, but some central Toronto neighbourhoods are still seeing fierce bidding wars. We also answered viewer questions and discussed what buyers and sellers need to know right now.     We also chatted about Canada's latest job losses, what a weakening labour market could mean for the economy, and where interest rates may be headed next.     Timestamps: 00:00 Introduction 00:54 GTA Home Prices  09:12 Market Stats 12:43 On The Ground Questions 33:33 Mortgage Expert - David Larock

Set-up a meeting with John Pasalis and his agents at Realosophy to discuss your own...

This month's roundtable digs into a shifting housing market narrative—one where the spotlight is quietly moving away from pre-construction condos and toward a surge in multiplex development across Canada. Fueled by highly leveraged, government-backed financing through Canada Mortgage and Housing Corporation programs like MLI Select, multiplex projects are emerging as the new "pre-con"—offering attractive returns on paper, but carrying real risks if rents, costs, or timelines don't hold. We unpack why this boom is happening now, who's building, and whether this model is sustainable—or just the latest cycle of risk masked by easy credit.

At the s...

This episode dives into some of the biggest questions buyers and sellers are asking right now—from whether it makes sense to jump into pre-construction with the new HST rebate, to the growing debate over whether that policy is really helping buyers or quietly supporting builders. We unpack the risks of trying to time the market in an uncertain economic environment, and how to think about pricing, incentives, and long-term value when conditions are shifting.

We also discuss what's actually happening on the ground in today's market, including whether underpricing strategies still work for sellers and how mu...

Toronto's approach to multiplex housing has evolved quickly—from the initial legalization of fourplexes to allowing six units in some areas, along with key changes to development charges, zoning rules, and approvals.
In this episode, we're joined by planner Sean Galbraith to break down what's changed, what's working, and how these policies are playing out on the ground. We discuss the practical impact of recent reforms, the types of projects being built today, and how builders and homeowners are starting to take advantage of new opportunities.

This is a look at how the city is gradually unlocking more...

In today's live, we unpack why the market is still slower than the headlines suggest and what the HST rebate means for buyers right now. We dig into the HST rebate on new homes and what it actually means for buyers, how it's structured, who's likely to benefit, and why the impact on pricing isn't as straightforward as it sounds. We also look at what it signals for new construction and some key risks buyers should keep in mind before making a move.

Despite the headlines, the market fundamentals remain weak, with sales still running well below...

Toronto and Vancouver's housing markets remain notably weak this month, with both cities continuing to see subdued sales and hesitant buyer activity. What stands out isn't just the slowdown itself, but how comfortable many buyers seem staying on the sidelines.

In this month's Real Estate Roundtable, John Pasalis, Steve Saretsky, and David Larock unpack the factors reinforcing that caution. Rising interest rates, combined with ongoing geopolitical risks, are giving buyers plenty of justification to wait. Even those who are financially capable of purchasing are choosing patience, contributing to markets that feel stuck rather than competitive.

We...

Housing economists say we need more supply. Politicians blame city planners. YIMBYs want less regulation. But the cities we admire most — Barcelona, Paris, Amsterdam — weren't built by getting out of the way. They were built by bold, intentional planning. So what's actually going on? In this conversation, we sit down with Gregg Lintern, former Chief Planner of the City of Toronto and Dean of the Curtner Urban Leadership Program with ULI Toronto, to unpack the housing crisis as a system — not a soundbite.

Gregg walks us through what a Chief Planner actually controls, what he tried to change...

In this episode, we tackle a few timely questions from listeners trying to make sense of today's housing market. We start with a seller who received a strong offer from buyers willing to purchase without conditions—but with a long closing because they still need to sell their own home. We unpack the real risk in that scenario: what happens if the buyers can't sell in time, and how sellers should think about these types of offers in a slower market.

We also explore how AI is beginning to reshape the real estate industry and what agents sh...

Ontario's residential construction sector is facing its worst crisis in decades. Pre-construction condo sales have plummeted 89%, single-family home sales are down 71%, and half the municipalities in the GTA and Golden Horseshoe are failing on housing. In this episode, we sit down with Richard Lyall, president of the Residential Construction Council of Ontario (RESCON), who has represented the building industry since 1991 and has never seen conditions this bad.

Lyall walks us through the forces behind the collapse — from development charges that have ballooned tenfold in a decade to an approvals process that stretches 90-day timelines past 600 days — and lays...

In this month's YouTube Live, we're unpacking some interesting shifts happening in the Toronto real estate market.

While the overall market remains relatively slow, some Toronto neighbourhoods are seeing noticeably stronger competition. In these pockets, well-priced homes are attracting multiple buyers - a reminder that even in a quieter market, demand can still concentrate in certain areas.

At the same time, activity isn't uniform across the city. Some segments are picking up while others remain fairly soft, highlighting how uneven the market has become.

We also discuss the outlook for interest rates. With...

Toronto and Vancouver's housing markets are off to a very slow start in 2026. Sales activity in both cities has come in well below last year's levels as buyers remain cautious amid broader economic uncertainty.

In this month's Real Estate Roundtable, John Pasalis, Steve Saretsky, and David Larock discuss what's keeping buyers on the sidelines and what it might take for confidence to return. One of the biggest questions right now is the outlook for interest rates. While many economists had expected modest rate cuts this year, the war in the Middle East has added a new layer...

Housing affordability is usually framed as a supply problem or a price problem. But recent academic research suggests something deeper may be happening.

The research finds that when young people begin to believe homeownership is permanently out of reach, their financial behaviour shifts in meaningful ways. Renters who feel shut out are more likely to consume more relative to their wealth, reduce work effort, and take on higher-risk investments. Meanwhile, those who still believe ownership is attainable tend to save more and double down on their efforts.

In this episode, I'm joined by Dr. Preet...

In this episode of The Situation, John and Peter dive into buying strategy for first-time buyers and how real estate commissions really work.   Our first question comes from a first-time buyer wondering whether it's smarter to buy a condo as a stepping stone or stretch for a small house under $1M. John and Peter discuss the pros and cons of each approach and what works best in today's market.

Another listener asks how real estate commissions are calculated and whether a more transparent hourly-plus-expenses model could work. They break down where the money goes and why commission structures are s...

In this month's live update, we break down the latest stats on low-rise homes and condos and what they're really telling us about today's market. 

Our team shares what we're seeing on the ground - tight inventory, declining listing quality, rising power of sales activity, and a mix of sellers who've adjusted to current conditions and others still holding onto unrealistic price expectations. We unpack what this means for buyers and sellers navigating the market right now. 

Plus, we dive into the Bank of Canada's policy rate, what it means to be in "neutral" territory, an...

This month's real estate roundtable brings together John Pasalis, Steve Saretsky, and mortgage broker David Larock to break down the latest developments shaping Canada's housing market in early 2026.   We begin with the slow start to the year in both Vancouver and Toronto, where home sales are down more than 20% compared to last year. With buyers holding back and inventory building, prices have also begun trending lower across several market segments. We discuss what's driving the slowdown and why economic uncertainty continues to weigh on demand. From there, we explore what it might take for confidence — and buyers — to return in a mea...

What happens when a government openly acknowledges that its tax system is favouring landlords over ordinary households — and then actually changes it?

In this episode, John Pasalis breaks down new research from the Joseph Rowntree Foundation on the UK's post-2016 tax reforms aimed at curbing buy-to-let investor demand. The findings suggest these policies meaningfully shifted the housing market: fewer investor purchases, more homes flowing out of the private rental sector, and significantly more first-time buyers becoming homeowners than would have otherwise.

Drawing on insights from an interview with report author Darren Baxter, John explores why th...

In this episode, we break down three real housing dilemmas that many households are facing in today's uncertain market.

We start with a common challenge for homeowners looking to move up: how to upsize when you need to sell your current home and buy another at the same time. With slower sales, uncertain prices, and the risk of being forced into a short-term rental, we walk through how families can think about sequencing these two transactions.

Next, we discuss a family-owned Toronto property and the question of adding a garden suite for multigenerational living. We explore...

In this month's live update, we explain why 2026 is likely to be a tougher year for housing before conditions start to improve.

Sales remain near multi-decade lows as trade tensions, slowing growth, and rising geopolitical risks weigh heavily on consumer confidence. When activity stays this weak, the market becomes more fragile. Sellers who can wait are choosing to hold back, while households that need to move face a much thinner pool of buyers.

At the same time, power of sales are becoming more common as mortgage payments reset and household finances tighten. More owners are...

This month's real estate roundtable brings together John Pasalis, Steve Saretsky, and mortgage broker David Larock for a timely discussion on the latest developments shaping Canada's housing market as we head into 2026.

We begin with the federal government's recent signal that it may reverse the foreign buyer ban in 2027. We break down what this announcement really means for the market today, how much impact foreign buyers actually have on housing demand, and whether lifting the ban would meaningfully change prices or investor behaviour.

From there, we turn to mortgages — and why fixed mortgage rates may trend up...

This week on Move Smartly, I'm joined by Doug Hoyes, Licensed Insolvency Trustee and co-founder of Hoyes, Michalos & Associates, one of the most experienced consumer debt relief firms in Canada. Doug works on the front lines with households facing financial distress, giving him a real-time look into what's happening beneath the surface of the economy — long before it shows up in official data.

We unpack what he's seeing inside his practice today: who's struggling, what's driving the rise in consumer proposals and bankruptcies, and how closely those trends are connected to housing costs, mortgage renewals and rising de...

John Pasalis presents his latest data and top stories on Toronto area real estate in conversation with fellow Realosophy agents Gus Papaioannou and Davin McMahon and our Move Smartly mortgage expert, David Larock - and you, our viewers, who join the discussion in our live chat!!

This week on our live show, John and the team break down what could be coming in 2026 - including the possibility of interest rates rising again. So the big question is: Will higher rates finally push those buyers who've been sitting on the sidelines to make a move? We're already seeing...

This month's real estate roundtable brings together John Pasalis, Steve Saretsky, and mortgage broker David Larock for a deep dive into where the housing market is heading next. We start by looking at the surprising end to 2025, with home sales in the GTA on track to finish the year at a 25-year low. We break down what's driving the slowdown and how buyers and sellers are responding on the ground.

From there, we discuss the diverging outlooks for the Bank of Canada's next move. Some economists still see more cuts ahead, while one major Canadian bank is...

In this episode of The Situation, John and Davin dive into two real-world housing challenges that many listeners might recognize.

First, Maya writes in with a creative idea to tackle affordability and support family: she and her brother are considering buying a three-unit home together so they can each have their own space while bringing their mom closer as she looks to downsize from a large suburban house. It sounds practical — but what are the financial, legal, and personal considerations families should think through before taking on co-ownership?

Then, Steve from Kitchener shares a puzzling tr...

In this episode, I talk with Jeremiah Shamess about the major shift happening in Toronto's land and development market. Jeremiah explains how land values peaked in 2022 and are now down as much as 60 percent because the pre-construction condo market has stalled and very few developers are buying. Most of the buyers still active are focused on purpose-built rental, and he says about two-thirds of the land for sale right now is power of sale, reflecting real distress among owners who bought at the peak.

We also discuss how investor demand reshaped the condo market. Ten years ago...

In this month's Move Smartly Live Market Update, John Pasalis breaks down the latest housing trends and what's really driving today's price declines across the GTA. John walks through the three key forces pushing prices lower and how buyers are responding—becoming far more opportunistic, lowballing aggressively, and hunting for value in a cooling market.

John is joined by mortgage broker David Larock, who shares the latest economic indicators influencing borrowing costs, what's happening behind the scenes at the Bank of Canada, and his outlook for interest rates over the months ahead.

A data-driven look at...

John Pasalis, Steve Saretsky, and Ben Rabidoux of Edge Realty Analytics discuss the latest trends in Toronto and Vancouver's housing markets as prices continue to fall. They also explore the Bank of Canada's recent rate cut and what it signals for the path ahead for the economy, whether rising housing starts are good news for home buyers, and the implications of the Cowichan land claim decision in Richmond, B.C.

Listeners can get a 30% discount on Ben's monthly subscription to Edge Realty Analytics using the code Edge30 at edgeanalytics.ca
Contact Us
Follow Ben on X-Twitter: @Be...

In this episode, John tackles three real questions from listeners dealing with the challenges of Ontario's housing market.

First, a landlord planning to sell a tenanted property asks whether it's possible — and smart — to get an N11 signed before listing to avoid losing a deal if the tenant refuses later. John breaks down what landlords need to know about the N11 process and the risks of getting too far ahead of a sale.

Next, a condo buyer wonders if it's really an advantage to deal directly with the listing agent. After touring multiple properties and getting wild...

In this episode of the Move Smartly Podcast, I sit down with Ron Butler, veteran mortgage broker and host of the Angry Mortgage Podcast, for a frank discussion about the future of housing in Canada.

We talk about whether the dream of homeownership is slipping out of reach and if we're moving toward a permanent renters society. Ron shares his thoughts on what it would actually take to get more Canadians into homes again — and whether there's any realistic path forward given today's economic and policy environment.

With housing construction in Ontario falling sharply, we di...