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Ep. 82 - Your Strategy Makes No Sense: Bizarre Listing Tactics in the Toronto Real Estate Market
Your property isn't selling. So what do you do? Lower the price? Change the strategy? Or just keep doing the same thing over again and hope for a different result? In this episode, David Fleming looks at some of the strangest listing and pricing strategies he's seeing in the Toronto real estate market this fall.
David breaks down nine bizarre listing tactics, explains why they fail, and explores the bigger problem behind them: the disconnect between what sellers want their homes to be worth and what buyers are actually willing to pay. These situations raise an important question: Are the agents following a strategy, or are sellers and agents simply refusing to accept what the market is telling them?
In This Episode:
00:00 – Intro
02:01 – What is a real estate strategy, anyway?
05:34 – Making an impossible sale even harder
09:18 – Raising the price
12:51 – Advertising a price the seller won't accept
17:05 – The dramatic price cut that wasn't really a deal
20:06 – Competing with an almost identical house
23:43 – The builder who keeps repeating the same mistake
27:04 – Trying to get buyer-agent attention with commission
32:29 – Listing a property for $1
A real estate strategy needs to have a purpose, and repeating the same failed tactic won't magically produce a different result. What’s the strangest listing strategy you’ve seen?
Your house isn't selling. Your agent says you need to reduce the price, but you think your agent needs to work harder. So who's right? That's a constant dilemma in Toronto real estate, especially when some homes are attracting multiple offers while others sit on the market with barely any interest. In this episode of The Last Honest Realtor, David Fleming breaks down why some properties sell quickly while others don't, and why the answer isn't always as simple as blaming the market, the buyers, the listing agent, or the price.
David walks through the situations where sellers may genuinely be limiting their own exposure, making unreasonable demands around showings, presenting a property in poor condition, or accepting terms that discourage buyers. He also gets into one of the biggest psychological forces in real estate: confirmation bias.
In This Episode:
00:00 – Intro
01:53 – “You need to reduce the price” vs. “Work harder”
06:52 – The 5 elements of a salable listing
09:58 – You can't change location, but you can price for it
15:17 – How unreasonable terms can kill a sale
18:05 – What's really wrong with the house?
25:05 – Where buyers actually find properties
34:48 – When price becomes the only remaining issue
The fall market is shorter, faster, and increasingly competitive, and this year there are some very specific things buyers, sellers, and market watchers should be paying attention to. But media coverage of the Toronto market rarely tells the whole story.
In this episode of The Last Honest Realtor, David Fleming breaks down what he expects to dominate the Toronto real estate conversation this fall, from interest rate holds to market recovery, inventory, and the stories unfolding behind the headlines. He breaks down the strategies, psychology, and stories to watch as Toronto heads into the fall market.
In This Episode:
01:38 – Fall 2026: Expect more sensational headlines
In this episode, David takes a hard look at the supposed connection between the Canada–U.S. trade war and the Toronto real estate market, and argues that much of the discussion is being driven by fear, confirmation bias, and headlines that don't actually explain how the housing market works. He breaks down what would actually have to happen for a trade war to seriously damage real estate: buyers losing their down payments, borrowing costs increasing dramatically, or mortgage payments rising enough to force homeowners to sell.
David examines recent headlines about the trade war and real estate, including stories focused on multimillion-dollar Toronto homes, “roller coaster” interest rates, and sellers supposedly preparing to take steep losses, but asks the question: where's the evidence? And if interest rates are relatively stable while the stock market is up, is the housing market really on the “roller coaster ride” we're being told about?
In This Episode:
00:00 – Intro
03:15 – Confirmation bias and the housing market
06:45 – Who is actually affected by the trade war?
09:54 – Questioning the headlines
13:37 – Luxury real estate vs. the actual housing market
20:11 – Are sellers really “trying to bail”?
23:32 – The Bank of Canada rate reality
28:25 – Supply, demand and affordability
31:02 – Why the trade war may actually reduce rate-hike pressure
In this episode of The Last Honest Realtor, David Fleming breaks down 10 of the most common real estate sales and marketing gimmicks he sees in the Toronto market and what they're really designed to accomplish.
Some of these tactics genuinely have their place. Others are mostly designed to make an agent look good, generate leads, or convince a seller that they're getting something special. David takes aim at everything from "coming soon" signs and "just listed" flyers to fake handwritten letters. Even though not every agent using these strategies is dishonest, homeowners need to understand what they're actually paying for with their agent's strategy.
In This Episode:
00:00 – Intro
04:22 – #10: Marketing your property internationally
07:52 – #9: Sales stats
12:08 – #8: The "comprehensive database of buyers"
15:10 – #7: Coming soon signs
18:30 – #6: The "Just Listed" flyer
22:24 – #5: When the listing agent must be present
26:25 – #4: "I have a buyer for your home"
29:53 – #3: Toronto's rental market
36:15 – #2: "If we can't sell your house, we'll buy it"
Does buying a home in a top-rated school district actually increase its value? For many Toronto families, the answer is a resounding yes.
In this episode of The Last Honest Realtor, David Fleming explores one of the biggest drivers of home prices: public school catchments. Through real client stories, market observations, and the latest statistical data, he explains why invisible school boundaries can add tens or even hundreds of thousands of dollars to a home's value.
David discusses how parents make housing decisions years before their children even enter school, why some buyers purchase investment properties simply to secure a school address, and why supply and demand around desirable catchments creates powerful pricing premiums.
In This Episode:
00:00 – Intro
05:13 – The four neighbourhood factors every buyer should consider
07:46 – How school boundaries change home values
14:31 – What the data says about school premiums in the GTA
17:00 – Buying an investment property for the school address
24:16 – Why catchment lines can dramatically affect home prices
28:12 – Why school rankings don't tell the whole story
31:05 – What parents should evaluate beyond test scores
33:13 – The biggest takeaway for Toronto homebuyers
Whether you're a parent, a future homebuyer, or simply curious about what really drives Toronto real estate values, this episode offers an honest perspective on the intersection of housing and the city's public school system.
In this episode of The Last Honest Realtor, David shares the advice he wishes every young buyer could hear: your first home isn't just an investment—it's the place that will shape your friendships, routines, career, relationships, and some of the most memorable years of your life.
Most first-time buyers obsess over price per square foot, interest rates, and trying to perfectly time the market. But after 22 years in Toronto real estate and looking back on buying his own first condo at 25, David Fleming believes those aren't the decisions that will matter most. Drawing on personal stories from his own move to downtown Toronto, David explains why choosing the right neighborhood often matters more than finding the absolute lowest price, along with other factors that often get overlooked. If you're in your 20s or helping someone buy their first property, this episode offers a perspective you won't find in market reports.
In This Episode:
01:28 – The condo I didn't buy
04:57 – The biggest mistake first-time buyers make
05:18 – Why location shapes your entire life
10:33 – Don't buy "somewhere", buy into a community
12:08 – Do you really need a real estate agent?
13:14 – Which condo amenities are actually worth paying for?
17:49 – Designing your condo around your lifestyle
26:40 – Should you wait for the market bottom?
28:03 – Why your twenties are worth more than perfect timing
In this episode of the Last Honest Realtor, David Fleming draws on his own experience investing during the tech boom and bust of 2001-2002 to ask an important question: “How and when should you exercise a loss?”
David also analyzes a recent media article about sellers who exercised a massive loss on a home in Peel Region and explains why the loss never should have been that large to begin with. In this episode we explore why people struggle to "exercise a loss," how emotions cloud financial decisions, and why sometimes the best investment move is accepting a loss and redeploying your capital elsewhere.
In This Episode:
01:35 — The investing mistake that changed my life
09:32 — Why I wanted to sell—and didn't
15:16 — The danger of hindsight
16:23 — The Brampton home that lost $950,000
31:30 — Why sellers must stay ahead of a falling market
34:39 — Reinvesting instead of holding on
38:36 — Why real estate owners struggle to sell at a loss
40:08 — When selling at a loss can actually make financial sense
Whether you own a condo that's fallen in value, an investment property, or you're simply trying to understand the roller coaster of the Toronto housing market, this episode offers an honest look at one of the toughest decisions investors face.
Has the Toronto real estate market finally hit bottom? It's one of the most searched questions in Canadian real estate, but it's also one of the most misunderstood. In this episode, David Fleming explains why market bottom can only be identified after it's already happened, why buyers almost always purchase on the way back up (even at higher prices), and how psychology—not statistics—drives most real estate decisions.
Using historical market cycles, media headlines, investment examples, and real Toronto housing data, David breaks down why trying to perfectly time the market is a game almost nobody wins.
In This Episode:
02:05 — Why nobody can identify the bottom in real time
04:17 — Why buyers always purchase on the way back up
13:18 — Are Toronto condos hitting new lows?
16:00 — Interest rates and the "affordability bottom" narrative
22:14 — Fear of losing more vs fear of missing out
31:12 — Condos, detached homes, and different market bottoms
33:26 — What the data actually says about Toronto condos
If you're waiting for the "perfect time" to buy in Toronto, this episode may completely change how you think about the market.
This week is another crossover special as David Fleming is joined by friend and colleague Anya Ettinger (Who's In My House?) for their inaugural Spring Market Awards.
David and Anya dive into real stories from the trenches that defined Toronto's 2026 spring real estate market. From bidding wars and difficult negotiations to heartbreaking losses and unexpected victories, they hand out awards for the best, worst, and most memorable transactions of the season. Along the way, they discuss buyer psychology, multiple-offer dynamics, and the lessons that emerge when real people navigate an increasingly complicated housing market.
In this episode of The Last Honest Realtor, David Fleming looks back at Toronto's 2026 spring real estate market and shares his biggest observations from the first five months of the year.
While headlines continue to focus on falling sales, weak condo performance, and economic uncertainty, David explains why the reality on the ground is far more nuanced. From multiple offers on $4 million homes to the growing shortage of move-up inventory, this episode explores where buyers are active, what properties are commanding premiums, and why turnkey homes continue to outperform everything else.
Using recent transactions and client stories from across Toronto, David breaks down what's selling, what's struggling, and what these trends could mean for the rest of the year.
In This Episode:
03:15 — Why High-End Move-Up Product Is Still King
06:09 — The Move-Up Inventory Shortage
09:11 — Why Lower-End Move-Up Buyers Are Still Active
17:03 — The Rise of Exclusive Listings
18:58 — Condo Sellers Cutting Corners
24:02 — The Problem With Two-Bedroom Houses
26:17 — Offer Night Psychology in the 905
29:37 — Why Turnkey Homes are Winning
33:30 — Sales, Prices & Inventory: The Spring Market Recap
This week on The Last Honest Realtor, David sits down with Christan Bosley, Broker of Record of Bosley Real Estate, to unpack one of the most disruptive periods the real estate industry has faced in decades.
With evolving industry business models and the rise of AI, this conversation breaks down what’s actually changing (and what isn’t) in Canadian real estate. Christan shares an expert perspective on industry ethics, consumer protection, and why experience and full-service representation still matter in a changing market environment.
In This Episode:
02:02 — Why independent brokerages still matter
03:57 — Traditional brokerage model vs. changing consumer perception
12:05 — Why cheaper service isn’t always better
17:41 — Mentorship and training agents at a brokerage
In this episode of The Last Honest Realtor, David Fleming breaks down the newly announced HST rebate on new homes, a policy dominating headlines across Ontario’s real estate market.
While the rebate promises savings of up to 13% for buyers, David explores the bigger question: does removing HST actually improve affordability, increase sales, or help the struggling development industry? Through economic history, housing policy analysis, and a candid discussion on taxation and government spending, this episode challenges whether the rebate will meaningfully impact housing prices at all.
In This Episode:
01:04 — What the new HST rebate actually is
09:32 — The economics of tax cuts and government revenue
13:12 — Why affordability may not improve
16:40 — Demand reduction vs supply creation
17:31 — How policy unintentionally made housing less affordable
18:56 — The real cost of taxes and “free” government programs
20:30 — Why the rebate may have little market impact
In this episode of The Last Honest Realtor, David Fleming breaks down one of the most effective (and misunderstood) strategies in today’s real estate market: pre-listing renovations. Using real client case studies, David explains how strategic upgrades can dramatically increase a home’s sale price, attract stronger buyers, and create competitive bidding situations.
From tenant buyouts and renovation timelines to choosing the right upgrades and avoiding costly mistakes, this episode walks sellers through exactly how to invest in their home before listing, and why simply staging a property is no longer enough in Toronto's 2026 market.
In This Episode:
01:56 — Why Staging Alone Isn’t Enough Anymore
05:05 — Case Study #1: The Tenanted Property
09:29 — Timing the Market & Renovation Deadlines
10:19 — High-Impact Renovations That Actually Work
If headlines say the real estate market is 'dead', why are offer nights suddenly everywhere again? In this episode, David Fleming breaks down the surprising return of offer dates across Toronto, and why today’s multiple-offer situations look nothing like the frenzy of 2022.
David dives into the strategy behind offer nights, why many sellers misunderstand market conditions, and how buyers can navigate pre-emptive “bully” offers. This episode reveals on-the-ground reality for buyers, sellers, and agents in the spring 2026 market.
In This Episode:
01:07 — Why Are Offer Nights Happening in a “Down” Market?
04:24 — The Most Important Skill: Setting Seller Expectations
08:39 — Are Offer Dates Actually Necessary in Today’s Market?
17:15 — Bully Offers: A Growing Trend
21:18 — A Different Approach for the Condo Market
25:11 — Buyers Regaining Negotiation Power
31:20 — Why Some Homes Still Get Multiple Offers Instantly
In this episode, David breaks down one of the most misunderstood aspects of real estate in today’s market: pricing strategy. He discusses trends with underpricing and offer nights, along with buyer psychology and negotiation tactics in the current market.
Using real examples and recent scenarios, David highlights how pricing isn’t just about comps, it’s about understanding market conditions, competition, and human behaviour.
In This Episode:
05:49 – How Do You Actually Price a Property?
10:26 – Underpricing & Offer Night Strategies
14:13 – Condos vs Houses
21:27 – Creating Competition
28:03 – Negotiation Psychology
33:14 – Why “Re-Listing Low” Doesn’t Work
37:21 – Market Awareness, Realistic Expectations, and Adaptability
Whether you're selling a condo, a house, or just watching trends of the current market, this episode is a deep dive into how to price effectively.
In this special crossover episode of The Last Honest Realtor, David Fleming joins fellow Toronto real estate agent and podcast host Anya Ettinger (Who’s In My House?) to break down the psychology, misconceptions, and sensational headlines surrounding today’s housing market.
They discuss the generational divide in housing expectations, how social media distorts the reality of market behaviour, and real stories that give insight into what motivates buyers, sellers, and agents alike.
In This Episode:
00:00 – Intro
02:29 – ChatGPT's take on burning real estate questions
06:13 – A "broken" market vs a shift in societal expectations
13:29 – Irrational buyers, sellers, and agents
24:28 – The psychology of a down market and what drives decision-making
31:46 – What agents won’t say publicly and real estate transparency
34:38 – Social media vs reality in real estate
41:02 – Pre-Construction and assignment risks
Catch the real estate crossover episode you've been waiting for.
In this episode, David dives deep into the anger, fear, and frustration that many people feel toward Toronto’s real estate market. He explores why some are obsessed with real estate, why others love to hate it, and how social media amplifies the pressure to own and glorifies real estate as a sport in our city.
David also examines generational differences in opportunity, the herd mentality around buying and selling, and why navigating the Toronto market today is a high-stakes decision.
In This Episode:
05:28 – Hard Decisions for Young Buyers
08:02 – Generational Expectations & Government Influence
10:11 – Social Media Pressure & Peer Comparison
17:47 – The Herd Mentality
29:37 – Schadenfreude in the Real Estate 'Sport'
Whether you’re a first-time buyer, a curious investor, or just trying to understand the city’s housing obsession, this episode gives an honest perspective on what’s really going on in Toronto real estate.
In this episode of The Last Honest Realtor, David Fleming breaks down some of the most overused and misunderstood words in real estate: crash, correction, fluctuation, and recovery. Using real Toronto-area data, historical context, and recent media headlines, David explains why sensational language often misses the mark and what actually qualifies as a market crash.
From price declines versus sales collapses, to the unprecedented boom during the pandemic and the fallout in the pre-construction condo market, this episode offers a clear, data-driven framework for understanding where the market has been and where it may be headed next.
In This Episode:
00:00 – Intro
02:14 – Why Everyone Uses the Word “Crash”
08:57 – Why Percentages and Time Matter
09:35 – Defining Crash vs. Correction
10:22 – The Missing Piece: Recovery
18:26 – The One Area That Actually Crashed: New Condo Sales
21:15 – What a Recovery Actually Means
30:46 – How Condo Development Will Be Financed in the Future
In this episode of The Last Honest Realtor, David breaks down what’s actually happening in Toronto’s freehold market as 2026 gets underway. Despite headlines calling it a buyer’s market, competition is already fierce for high-quality homes, especially in the city’s most desirable neighbourhoods.
David explains why A-grade properties are still selling exceptionally well and why January through March could be more competitive than the spring. He also explores why entry-level freehold homes are making a comeback, and why much of the 905 continues to struggle.
In This Episode:
0:00 – Intro
3:18 – Why the freehold market matters more than condos in early 2026
4:35 – A-grade homes will sell, others won’t
9:11 – Jan–March will be more competitive than spring
18:48 – Riverdale & Roncesvalles will be the hottest neighbourhoods
23:07 – Entry-level freehold homes making a comeback
26:11 – Why the 905 freehold market continues to struggle
30:53 – What buyers and sellers need to know
Whether you’re buying or selling in Toronto this year, this episode is for you.
In the first episode of the new year, David Fleming encouragers listeners not to obsess over all the “predictions” floating around out there, but rather understand the issues, trends, hot topics, blind spots, and market vulnerabilities, which help market participants to remain alert and attentive to what’s really going on in the market. This episode dives into how market shocks like interest rate cuts, tariffs and trade wars, and economic uncertainty reshaped the market in 2025, why sales activity matters more than headline prices, and why the Toronto condo market isn’t nearly as dire as many believe (at least on the resale side).
David also explores why the pre-construction condominium industry may be fundamentally broken, how housing affordability differs across Canada, and whether Ontario residents will increasingly look elsewhere. This episode takes an honest look at where Toronto real estate has been and where it’s likely headed next.
In This Episode:
02:52 – Market trajectory vs price: the real focus for 2026
Everybody wants to look ahead and predict what’s coming next. But before we talk about 2026, it’s worth taking a hard look at the year that was. In this final episode of the year, David Fleming breaks down Toronto real estate in 2025 month by month, using real listings, real clients, and real outcomes to explain what actually happened beneath the headlines.
From early optimism and rate cuts, to frozen buyer psychology, collapsing condo sales, and the unraveling of the pre-construction market, this episode offers an honest review of one of the most challenging years Toronto real estate has seen. If you want context, clarity, and perspective, this episode is for you.
In This Episode:
1:21 – January: Early optimism, rate cuts, and first warning signs 6:04 – February: Prices vs. sales in a frozen market 11:48 – March: The Trump effect and condo realities 16:25 – April: Lowest sales on record and diverging buyer behaviour 22:56 – May: Growing price declines and market pressure builds 30:17 – June: Signs of normalization and selective buyer confidence 33:46 – July: Condo struggles, strategic moves, and creative selling 38:33 – August: Media narratives vs. real market conditions 40:50 – September: Fall market activity and standout sales 43:44 – October: Prices stabilize, sales fluctuate 47:58 – November: Government policy, Bill 60, and housing promises 50:59 – December: Final stats and key takeaways
In this week’s episode, David takes on one of the most divisive questions in Toronto real estate: is the current condo market a rare buying opportunity?
Examining the stalled pre-construction condo market, the federal government’s lack of a housing plan, the peak-to-trough decline in prices, and the math behind a real-life investment example, David makes a case for why resale condominiums are positioned for long-term upside, and why today’s declining condo market will set up the next condo boom five years from now.
In This Episode:
02:10 — Why Buyers Wait for the “Way Up” 05:05 — Peak Pricing and the Pre-Con Bubble 07:28 — From 2021 Frenzy to 2025 Stagnation 09:11 — Absorption Rates Collapse 11:31 — Urbanation Data & Cancellations 17:37 — Government Housing Promises Walked Back 24:25 — Doing the Math at Today’s Pricing
The Bank of Canada has cut rates again and again, yet sales are sitting at historic lows. Why aren’t buyers taking advantage?
In this episode, David explores the psychology behind today’s frozen market: fear, timing, greed, and the human tendency to wait for the “perfect” time. With illustrations about picking coins off the ground to lessons learned at the blackjack table, this episode digs into why people avoid buying on the way down, but jump in on the way back up, even when it costs them.
In This Episode:
00:00 — Why are lower rates not motivating buyers? 02:12 — Record listings and stalled sales across 2024-2025 06:11 — The “coin on the ground” metaphor and buyer psychology 11:53 — How ultra-low pandemic rates reshaped the market 24:37 — Fear, greed, and why buyers only jump in on the way up 33:37 — Who is buying right now and when the market likely turns
If you’ve been waiting for the “right time” to buy, this episode will challenge the way you think about the market.
Toronto’s fall real estate market has ground to a halt—sales are at record lows, listings are at record highs, and sellers are wondering why nothing is moving.
In this episode, David breaks down exactly why the market feels frozen: from declining absorption rates to unrealistic seller expectations, and poor communication between agents, buyers, and sellers. David shares real client stories that perfectly illustrate the challenge of selling in today’s conditions, plus what needs to change for deals to start moving again.
In This Episode:
00:00 – Why nothing is selling in Toronto this fall 02:39 – Real client email: sellers confused by a “slow market” 06:02 – Record-high listings, record-low sales, and what that means 13:26 – Prices declining across Ontario and why agents aren’t honest about it 25:41 – The four parties to every deal — and how they’re all getting in their own way 40:20 – What needs to change for Toronto’s market to recover
If you’re thinking about buying or selling right now, this episode is for you.
The fall market is halfway through—and the numbers are in. But what they reveal might surprise you.
In this week’s episode of The Last Honest Realtor, David breaks down the latest Toronto real estate stats for September 2025 to uncover what’s really happening in the market and what it all means for 2026.
In This Episode:
01:58 – Everybody’s Favourite Question: “How’s The Market?” 05:19 – The Truth Behind “Prices Are Up” Headlines 12:23 – Toronto vs. York, Peel, Halton, & Durham 14:02 – Sales Hit Record Lows 19:47 – A Flood of Listings & Buyer Hesitation 27:32 – Rental Market Resurgence 34:01 – Looking Ahead to 2026
If you want the real story behind the stats and not just the media’s spin, this episode is for you.
In this episode of The Last Honest Realtor, David shares 10 real stories from the market that highlight the biggest challenges right now: from listings that can’t sell, to buyers waiting on the sidelines, to the properties that spark unpredictable competition. Each story reveals a different side of today’s market. Together, they paint a picture of what buyers should expect this fall.
Timestamps: 03:30 – Story 1: Signs from the Painter 05:54 – Story 2: Out to Lunch 11:02 – Story 3: The Math Doesn’t Add Up 12:29 – Story 4: Define Motivated 14:38 – Story 5: A Backwards Rental Market 20:20 – Story 6: Can A Sale Be Too Good? 25:08 – Story 7: Dinner Time 28:26 – Story 8: Dichotomy 32:28 – Story 9: The Gateway 37:36 – Story 10: If I Can’t Sell It, I’ll Lease It 39:50 – Looking ahead: what does it all mean?
If you’re thinking about buying or selling this fall, you need to understand the bigger picture—and what’s really driving this shift in Toronto real estate.
Rental scams in Toronto are more common than you think—and they’re getting smarter. In this episode of The Last Honest Realtor, David shares two shocking cases where fraudulent tenants tried to secure luxury rentals with fake credit reports, employment letters, and even forged pay stubs.
In This Episode:
Learn the red flags that landlords and agents should never ignore.
See how small details—like pay periods, LinkedIn profiles, and even a “machine operator working from home”—gave these scammers away.
Understand why Ontario’s tenant-friendly system makes it crucial to vet every single application with care
Timestamps:
00:00 – Intro: Rental scams in today’s market 01:15 – Why you don’t need to understand the scam to know it’s a scam 05:13 – How to properly qualify tenants 05:32 – Case #1: The 31-year-old “CFO” with fake documents 16:34 – Case #2: The machine operator who worked from home 25:47 – Why diligence matters for landlords & agents 27:20 – Bigger picture: Ontario’s landlord-tenant board issues 31:16 – Why specialization (and good agents) matter
Whether you’re a landlord, tenant, or just curious about the behind-the-scenes of the rental market, this episode is packed with eye-opening lessons and real-world examples.
In this episode of The Last Honest Realtor, David Fleming dives into five key market segments to watch in Fall 2025. From the struggles of entry-level freeholds and the “forever home” in Toronto, to the oversupply of one-bedroom condos and the pressure facing young buyers–these stories and stats reveal what’s really happening in today’s market and what it means for the future.
In this episode:
0:00 – Intro: Why market segments matter
3:47 – Segment 1: Entry-level freehold houses in the 416
14:17 – Segment 2: Forever homes $3 Million and up
28:30 – Segment 4: Young buyers facing peer skepticism and social pressures
36:28 – Segment 5: The 905 (Durham, Halton, Peel, York) and how they’ve underperformed since the peak
43:39 – Recap: What these five segments say about the Fall 2025 real estate market in Toronto
With examples, insights, and some blunt truths, David explains where the Toronto market is holding strong—and where it’s faltering. Whether you’re a homeowner, investor, or first-time buyer, this breakdown will give you the context you need to understand what’s coming this fall.
David Fleming is back in a brand new season of The Last Honest Realtor! This is shaping up to be the busiest fall market since 2021, with interest rate cuts ahead, and quality inventory lacking in numerous geographic locations, price points, and housing styles. In this episode, David unpacks the biggest factors that will drive the months ahead — backed by hard data and market stats.
In this episode:
Interest rates, inflation & unemployment – What the next Bank of Canada moves could mean for affordability
Sales volume – Why 2025 is on track for a drop in sales volume and whether July’s small rebound signals a trend
Inventory – Record-breaking stats for the number of active listings in a month
The condo market – The condo market at its worst, and what could unlock movement in the freehold market
Prices – Predictions that we’ll see a new 2025 price peak in the fall market
Timestamps:
04:13 Predictions on upcoming interest rate cuts
09:53 Unemployment, inflation, and banks’ rate forecasts
12:01 “What in the world is happening with sales?”
18:46 Record-breaking stats for monthly active listings
22:15 Inventory absorption rates
24:29 Has the condo market hit bottom?
30:38 “Trends” vs what the stats show
38:07 Fall 2025: average home price reaching a new peak for 2025
If you’re buying, selling, or just curious about what’s next, this episode is packed with data, insights, and predictions you won’t hear anywhere else. Tune in for new episodes every other Tuesday.
In this episode of The Last Honest Realtor, David Fleming strips away the summer optimism and asks the question on every homeowner’s mind: when Toronto heads for the cottage, does the real estate market grind to a halt?
With data-driven analysis and candid field stories, David unpacks the seasonal myths and inconvenient truths behind sluggish sales, desperate price cuts, and the rush of sellers hoping the fall will “save” their year. If you’re expecting a summer lull, brace yourself—this year, it’s more than just the temperature that’s set to drop.
In This Episode:
The reality behind Toronto’s summer market slow-down—and why it’s worse than usual in 2025
Why buyers, sellers, and agents all pin their hopes on the fall, despite the numbers
The surge of latecomers listing in June, and what it reveals about seller psychology
How market fatigue is fueling a record number of relistings and terminated listings
What absorption rates and sales volumes actually say about condo and freehold demand
Why the rental market is bucking its own seasonal trends—and what it means for investors
Interest rate cuts: what to expect, and why predictions rarely pan out as planned
Lessons from the data: market troughs, false optimism, and how to make decisions in a buyer-seller standoff
Timestamps: 00:00 – Intro: Toronto real estate meets vacation season 02:00 – Summer market myths vs. 2025 reality 05:00 – The June seller rush: who lists, and why 09:00 – Sluggish sales and the cold, hard numbers 14:00 – The relisting spiral: inside the cycle of failed listings 18:00 – Why sellers are betting on the fall (and why that rarely works) 22:00 – Condos, rentals, and the decline of the “hot” summer market 28:00 – Predictions, data, and the path forward for buyers and sellers 33:00 – Closing thoughts: decision-making in a market on pause
Subscribe, comment, and share this episode with anyone banking on a summer sale—or expecting the market to do their heavy lifting.
Bosley Real Estate Bosley Real Estate: Family-owned since 1928, delivering trusted real estate services across Ontario.
Disclaimer: This post contains affiliate links. If you make a purchase, I may receive a commission at no extra cost to you.
In this episode of The Last Honest Realtor, David Fleming exposes the costly cycle of builder homes hitting Toronto’s market at fantasy prices—again and again. Every new build, the same result: a sky-high listing, a string of failed agents, and a year spent chasing buyers who never come.
From the scorpion-and-frog parable to brutal, fact-driven case studies, David breaks down why builders stubbornly ignore local tastes, overvalue irrelevant features, and sabotage their own sales—all while the neighbourhood looks on in disbelief.
In This Episode:
Why every new builder home in Toronto launches at 20% over market value—and stays there
The critical mistakes out-of-area builders make when they ignore the local buyer
How hiring the wrong agent costs sellers time, money, and brand reputation
The features nobody wants: pools, basement apartments, and gaudy finishes that drive buyers away
Why serial price drops and relistings destroy buyer trust and erode value
What actually works: understanding neighbourhood demand, staging, and fit-for-market design
The economics of ego: how builders talk themselves out of a deal, every single time
Timestamps: 00:00 – Intro: Why every new builder home is overpriced, every single time 01:22 – The scorpion and the builder: a parable for Toronto real estate 05:10 – Out-of-area builders: repeating the same mistakes 10:45 – What buyers actually want (and what they’ll never pay for) 19:04 – The price drop dance: relistings, terminated agents, and wasted months 25:25 – Reputation, brand, and the agent that actually gets it sold 32:15 – Closing thoughts: adapt, or stay stuck on the market
Subscribe, comment, and share this episode with anyone convinced that “their” new build is the one exception.
Bosley Real Estate Bosley Real Estate: Family-owned since 1928, delivering trusted real estate services across Ontario.
Disclaimer: This post contains affiliate links. If you make a purchase, I may receive a commission at no extra cost to you.
In this episode of The Last Honest Realtor, David Fleming reveals how the disappearance of buyer feedback and agent follow-up is quietly reshaping Toronto real estate. In 2025, buyers have gone silent—and most listing agents are missing the signals, killing deals through inexperience, confusion, and a refusal to adapt.
From aggressive feedback calls before a showing is over, to agents clinging to 2022 tactics in a buyer-driven market, this episode breaks down the small missteps and missed conversations that now separate a successful sale from a lingering listing.
In This Episode:
Why listing agents are chasing feedback the moment you leave a showing
How fear and confusion are paralyzing agents on both sides of the deal
The critical difference between patient buyers and buyers stuck in indecision
What actually happens when agents refuse to negotiate or communicate
The new metrics that matter: showings, inspection requests, and vanished offers
Why outdated playbooks are costing sellers six figures in lost opportunities
What listing agents must start doing differently—or risk irrelevance
Timestamps: 00:00 – Intro: Why the feedback loop is broken in 2025 02:10 – Agents desperate for live feedback (and what it signals) 06:15 – Real stories: missed deals, stubborn sellers, and silent buyers 12:00 – Patience vs. inaction: which buyers win? 17:30 – How poor communication turns opportunity into failure 23:10 – What metrics actually matter now (and which don’t) 28:00 – The case for direct, honest agent collaboration 32:15 – Closing thoughts: adapt or be left behind
Subscribe, comment, and share this episode with anyone still waiting for the market to “go back to normal.”
Bosley Real Estate Bosley Real Estate: Family-owned since 1928, delivering trusted real estate services across Ontario.
Disclaimer: This post contains affiliate links. If you make a purchase, I may receive a commission at no extra cost to you.
In this episode of The Last Honest Realtor, David Fleming breaks down the listing tactics that are actively working against sellers in today’s Toronto real estate market. From irrational pricing to failed offer strategies and zero backup planning, agents and homeowners are making the same costly mistakes - over and over.
This is a slow bleed, made worse by sellers refusing to adapt and agents too afraid to push back. With inventory at a record high and sales at historic lows, this episode cuts through the noise and gets to the heart of what’s really going wrong.
In This Episode:
How one seller walked away from a $1.095M offer—for $5,000
Why overpricing is the first and most fatal mistake sellers make
How outdated offer-date strategies are failing in 90% of cases
Why most agents are complicit—or completely out of their depth
The real absorption rate collapse behind Toronto’s stalled market
What listing agents must start doing differently (or risk irrelevance)
Why cooperating agents aren’t adversaries—and how ignoring them kills deals
Timestamps: 00:00 – Intro: Sellers cutting off their nose to spite their face 01:50 – A live case: losing a deal over $5K 05:15 – TRREB stats: lowest May sales since 2020, record inventory 08:40 – The overpricing problem 11:55 – When agents say yes to prices that make no sense 15:10 – Offer dates are dead—here’s why 18:35 – What a real plan A/B/C should look like 21:30 – How not working with offers kills momentum 24:00 – Feigned leverage and adversarial agents 26:30 – The cost of ignoring market data and good advice
Subscribe, comment, and share this episode with someone who still thinks the market “feels strong.”
Bosley Real Estate Bosley Real Estate: Family-owned since 1928, delivering trusted real estate services across Ontario.
Disclaimer: This post contains affiliate links. If you make a purchase, I may receive a commission at no extra cost to you.
In this episode of The Last Honest Realtor, David Fleming sits down with special guest Ben Rabidoux—economist, housing analyst, and founder of Edge Realty Analytics—to expose the harsh truths behind Toronto’s condo market and the broader economic forces reshaping Canadian real estate.
This isn’t fear-mongering. It’s a data-backed dissection of a market facing systemic risk. From blanket appraisals and stalled closings to investor denial and government intervention, this is Canada’s “Big Short” moment—happening in real time.
If you’re a buyer, seller, developer, or policymaker: this is essential viewing.
In This Episode:
Why Toronto’s pre-construction condo model was always destined to fail
How banks are quietly pushing risky lending practices through blanket appraisals
What the BoC, Carney, and tariff politics really mean for housing policy
Why resale data hides the true structural issues in housing supply
How investor pullback and stalled development set the stage for a crunch in 2028
What policymakers can’t (or won’t) fix—and what that means for future buyers
Why no one wants to admit that sentiment—not just interest rates—is the real problem
Timestamps: 00:00 – Why Ben Rabidoux is this show’s version of a celebrity 03:00 – How tariffs and political games are shaping the macroeconomic outlook 10:00 – The coming housing crunch: not “if,” but “when” 18:00 – The condo crisis and Canada’s very own Big Short 26:00 – RBC’s blanket appraisals and the risk to the banking system 34:00 – Government bailouts, false optimism, and systemic denial 44:00 – What happens when 76% of buyers can’t close? 50:00 – Predictions for 2025 and beyond
If you’ve been waiting for someone to explain what’s actually going on—without spin, slogans, or sales tactics—this is the conversation you’ve been looking for.
Subscribe, comment, and share this episode with someone who still thinks “real estate only goes up.”
Bosley Real Estate Bosley Real Estate: Family-owned since 1928, delivering trusted real estate services across Ontario.
Disclaimer: This post contains affiliate links. If you make a purchase, I may receive a commission at no extra cost to you.
In this episode of The Last Honest Realtor, David Fleming breaks down the harsh realities behind Toronto’s bloated condo market—starting with a seller who demanded nearly double her unit’s market value.
This isn’t just one bad pricing story—it’s a portrait of a market flooded with delusion. From stale investor units and overpriced micro-condos to media hysteria and agent complacency, David maps out the structural cracks no one wants to talk about.
This isn’t a crash. It’s a slow bleed. And for serious buyers, sellers, or agents trying to navigate it—understanding the terrain is everything.
In This Episode:
The psychology of overpricing—and why some sellers still won’t listen
How 9,000+ active listings are hiding the real problem: dummy inventory
Why “see it to believe it” is the new seller tactic—and why it fails
What micro-condos tell us about the investor glut
How paused development today creates a guaranteed supply crunch by 2028
Why most buyers won’t catch a falling knife—and what that means for recovery
The real cost of seller denial, weak listing agents, and misread metrics
Timestamps: 00:00 – A seller wants 2x her condo’s value—seriously 05:00 – Inventory is up, but quality is way down 12:00 – Buyers aren’t rushing in—and they’re not wrong 18:00 – The pre-construction collapse and its long-term fallout 24:00 – What’s really in that 9,000+ condo listing count? 28:00 – Why builders won’t save us in 2028 34:00 – What smart agents, buyers, and sellers should be doing now
If you’re trying to make sense of Toronto’s condo market—or if you're just tired of pretending everything's fine—this is the episode you’ve been waiting for.
Subscribe, leave a comment, and share with someone who needs to hear the truth.
Bosley Real Estate Bosley Real Estate: Family-owned since 1928, delivering trusted real estate services across Ontario.
Disclaimer: This post contains affiliate links. If you make a purchase, I may receive a commission at no extra cost to you.
In this episode of The Last Honest Realtor, David Fleming breaks down why offer nights in 2025 are no longer a guaranteed success—and what sellers need to understand about today’s changed landscape.
David walks us through a real West End listing and its bumpy path to a sale, exposing how outdated pricing strategies, mismatched expectations, and weak agent preparation are colliding with buyer hesitation and rising holding costs.
This isn’t just a market update—it’s a field report from the front lines of Toronto real estate. From psychology to pricing to presentation, David outlines how to adapt, why homes are sitting, and what agents and sellers must do differently right now.
In This Episode:
Why offer nights are falling flat—even in prime Toronto neighbourhoods
How buyer psychology has shifted since 2022
A step-by-step look at a real listing that struggled, stalled, and eventually sold
What "relisting" really means in today’s market—and why it works
Why agents who oversell expectations are doing their clients a disservice
What sellers must accept if they want to succeed in 2025
Timestamps: 00:00 – Offer nights aren’t working—now what? 05:00 – A real case study: expectations vs. reality 12:00 – Buyer psychology and the rise of wait-and-see 18:00 – Interest rates, media fear, and market limbo 24:00 – Presentation matters more than ever 27:00 – What smart sellers and agents are doing right now
If you’re a Toronto seller wondering why your home didn’t sell—or a buyer watching for the next price drop—this is the episode that connects the dots.
Subscribe, comment, or share your experience in the market below. Let’s keep it honest.
Bosley Real Estate Bosley Real Estate: Family-owned since 1928, delivering trusted real estate services across Ontario.
Disclaimer: This post contains affiliate links. If you make a purchase, I may receive a commission at no extra cost to you.
In this episode of The Last Honest Realtor, host David Fleming unpacks the April 2025 TRREB data and asks the question that’s on every seller’s mind: Why hasn’t spring sprung?
Despite record-high listings and multiple Bank of Canada rate cuts, buyer activity remains muted. David dives into the growing confidence gap between buyers and sellers, and what this standoff means for the summer and fall markets.
What starts with market stats quickly evolves into a sharp, story-driven look at buyer psychology, seller rigidity, and the misfires that happen when agents don’t set proper expectations. If you’re wondering why listings are piling up and offer nights keep falling flat, this episode delivers the data — and the diagnosis.
In This Episode:
Why April saw record listings but near-record low sales
How fear of overpaying is replacing fear of missing out
What today’s buyers are thinking — and why many are stuck in limbo
Why sellers are still pricing like it’s 2022
How unrealistic expectations are tanking otherwise solid listings
Timestamps: 00:00 – April Stats Are In: Listings Surge, Sales Stall 05:00 – Buyer Confidence Is Gone — and It’s Not Coming Back Soon 10:00 – Offer Nights That Go Nowhere: The New Normal 14:00 – Why Sellers Refuse to Lower Prices Even When They Should 19:00 – Condo Inventory, Absorption Rates, and the Myth of “Nothing Is Selling” 25:00 – FOP greater than FOMO: The Psychology Driving the 2025 Market 31:00 – Market Shocks Ahead: Interest Rates, Immigration Caps, and Precon Defaults 37:00 – Fall Forecast: When, Why, and If Buyers Will Return
Also in This Episode:
A cautionary tale of the $1.25M condo that relisted at $999K — same unit, different strategy
Why switching agents without changing expectations is a recipe for failure
What savvy agents are doing right now to actually close deals
Subscribe to The Last Honest Realtor on YouTube or your preferred podcast app. Drop a comment if you're navigating this market — or trying to make sense of it.
Bosley Real Estate Bosley Real Estate: Family-owned since 1928, delivering trusted real estate services across Ontario.
Disclaimer: This post contains affiliate links. If you make a purchase, I may receive a commission at no extra cost to you.
In this episode of The Last Honest Realtor, host David Fleming tackles the aftermath of Canada’s 2025 federal election—and why, despite all the promises, Toronto’s housing market remains stuck in the same cycle of gridlock, speculation, and political soundbites.
What begins with a sharp story about development roadblocks turns into a no-holds-barred analysis of the post-election housing landscape. David breaks down why new legislation, tax promises, and party platforms won’t deliver affordability—and how politicians continue to mislead voters about what’s really possible in Toronto real estate.
In This Episode:
Why the election outcome won’t change market fundamentals
How GST and HST rebate promises misrepresent real buyer impacts
Why political gridlock at the municipal level continues to block real solutions
How developers, not governments, are dictating the pace of new housing
Why every party’s housing plan was more about votes than viable policy
Timestamps: 00:00 – The Election Is Over. What Happens Now? 04:00 – The False Promise of GST and HST Housing Rebates 10:00 – Why Politicians Can’t (and Won’t) Deliver Affordable Housing 18:00 – Municipal Gridlock: The Real Barrier to New Supply 25:00 – Developers Press Pause, Governments Point Fingers 33:00 – Soundbites vs. Reality: The Future of Toronto’s Housing Market
Also in This Episode:
David shares a real-world example of political interference in housing development
A critical look at “Build Canada Homes” and why government-built housing is a flawed idea
Why Toronto real estate is too big to fail—and what that means for buyers and sellers moving forward
Subscribe to The Last Honest Realtor on YouTube or your preferred podcast app. Drop a comment if you’re fed up with political promises that never materialize—or if you just want straight answers about what’s really happening in the market.
Bosley Real Estate Bosley Real Estate: Family-owned since 1928, delivering trusted real estate services across Ontario.
Disclaimer: This post contains affiliate links. If you make a purchase, I may receive a commission at no extra cost to you.
In this episode of The Last Honest Realtor, host David Fleming confronts a reality nobody wants to admit: Instagram, YouTube, Facebook, TikTok—they’re all lying to you about real estate. And it is reshaping what buyers and sellers expect in ways that no one is prepared for.
What starts with a rant about food photos on Instagram turns into a sharp, critical look at how social media has distorted the housing market. David dives into the rise of curated content, AI-polished listings, and the dangerous new standard of “scrollable perfection” that buyers now demand—and how all of it is quietly setting everyone up for failure.
In This Episode:
Why social media is creating unrealistic expectations for buyers and sellers
How algorithms, not agents, are misleading today’s real estate consumers
Why perfect staging and Instagrammable marketing are backfiring
How buyers have been conditioned to expect “12 out of 10” houses
Why engagement metrics like showings and likes no longer equal demand
Timestamps: 00:00 – Social Media is Lying to You About Real Estate 05:00 – Why Real Estate Has Become a Sport (and an Addiction) 10:00 – How Algorithms Misprice Homes and Mislead Buyers 16:00 – The Rise of Scrollable Perfection and Unrealistic Standards 24:00 – Sellers Are Overstaging, Overpricing, and Overestimating 32:00 – Why Likes Don’t Equal Offers in 2025 38:00 – How to Focus on Fundamentals Instead of Fantasies
Also in This Episode:
David explains how filters, AI, and real estate apps are setting buyers up for disappointment
The hidden damage caused by HouseSigma, Instagram staging, and “perfect” listings
Why honesty, substance, and brutal realism are the only things that will get deals done in 2025
Subscribe to The Last Honest Realtor on YouTube or your preferred podcast app. Drop a comment if you’ve ever been fooled by a too-good-to-be-true listing—or if you’re just fed up with the filters.
Bosley Real Estate Bosley Real Estate: Family-owned since 1928, delivering trusted real estate services across Ontario.
Disclaimer: This post contains affiliate links. If you make a purchase, I may receive a commission at no extra cost to you.
In this episode of The Last Honest Realtor, host David Fleming asks a question that says more about the market than you’d think: Where did all the sockless realtors go? And more importantly—what does their disappearance say about Toronto real estate in 2025?
What starts as a joke turns into a look back at the peak years of hype: pre-construction mania, staged social media hustle, and the agents who disappeared when the market got real. David walks through the signs we ignored, the lessons we’re still learning, and what’s left now that the dust has settled.
In This Episode:
Why the sockless realtor became a symbol of the boom years
What actually happened to pre-construction—and why it matters
The Real Estate Bitcoin & Wealth Expo, in hindsight
A $15,000 personal loss that hits a little too close to today
Who’s still here in 2025, and why that’s probably a good thing
Timestamps: 00:00 – Where Have All the Sockless Realtors Gone? 05:00 – The Disappearance of Social Media Real Estate Stars 10:00 – Pre-Con's Collapse and the Fallout 16:00 – The Real Estate Bitcoin & Wealth Expo: Yes, That Happened 25:00 – David’s $15,000 Lesson from Nortel 30:00 – Investor-Built Cities and What They Left Behind 35:00 – What Real Professionals Are Doing Now 40:00 – Who’s Actually Buying and Selling in 2025?
Also in This Episode:
David breaks down how a bank draft photo, a Rolex, and a Mercedes became the defining image of an entire era
Why hype is so easy to believe when everyone else is making money
A straight-up look at what it takes to succeed in a market that isn’t doing anyone any favours
Subscribe to The Last Honest Realtor on YouTube or your preferred podcast app. Drop a comment if you lived through the sockless era—or if you’re just glad we’ve moved on.
Bosley Real Estate Bosley Real Estate: Family-owned since 1928, delivering trusted real estate services across Ontario.
Disclaimer: This post contains affiliate links. If you make a purchase, I may receive a commission at no extra cost to you.
In this episode of The Last Honest Realtor podcast, host David Fleming pulls back the curtain on the strange dynamics shaping Toronto’s spring real estate market in 2025. From fatigued buyers to hopeful-but-unrealistic sellers—and agents caught somewhere in between—David explores the widening gap between perception and reality in today’s market.
With his signature candor and grounded perspective, David cuts through the noise surrounding Trump headlines, tariff shocks, and media-driven panic to uncover the real story: stagnating showings, fantasy pricing, and a subtle—but unmistakable—shift beneath the surface.
This isn’t a crash, but it isn’t business as usual either.
In This Episode:
Why fewer listings are getting offers—and what it really means
How seller expectations are stuck in the 2022 peak
The “don’t bother” attitude that’s killing deals before they start
Why some agents are pretending nothing’s changed—and how that hurts everyone
What buyers, sellers, and smart agents should actually be doing right now
Timestamps: 00:00 – Introduction 01:00 – The Media Noise vs. Agent Whispers 05:00 – What’s Really Happening with Offer Nights 09:30 – The Return of Fantasy Pricing 14:00 – Why Agents Saying “Don’t Bother” Is a Red Flag 20:00 – Showings Are Down—And That Matters 25:00 – Buyer Fatigue Isn’t What It Used to Be 30:00 – Are We Seeing the Start of a Pattern? 36:00 – David’s Advice for Sellers, Buyers, and Agents Alike
Don’t Miss:
David’s breakdown of why fantasy pricing is quietly killing the spring market
The subtle signs that the ground is shifting beneath the surface
A clear-eyed look at what to do when the market isn’t loud—it’s whispering
Subscribe to The Last Honest Realtor on YouTube or your preferred podcast platform. Like, comment, and share your take on what you’re seeing in today’s market.
Bosley Real Estate Bosley Real Estate: Family-owned since 1928, delivering trusted real estate services across Ontario.
Disclaimer: This post contains affiliate links. If you make a purchase, I may receive a commission at no extra cost to you.
In this episode of The Last Honest Realtor podcast, host David Fleming tackles the most talked-about topic in Canadian real estate over the past two years: the so-called mortgage renewal cliff. Was it ever a real threat, or just a media-fueled panic? With his signature candor and a heavy dose of data, David breaks down how this narrative took shape—and why it may have already unraveled.
Tracing the evolution from “mortgage renewal shock” to “crisis,” then to “cliff,” and finally to the more recent “renewal wave,” David explores how language shaped perception, and how headlines didn’t always align with reality. He unpacks the impact of Bank of Canada rate cuts, borrower behavior, and lender strategies to ask the big question: was this Canada’s most overblown real estate panic?
Backed by economic data and a sharp critique of mainstream reporting, this episode doesn’t just examine what happened—it reveals why it happened, and what smart homeowners and investors should take away from it.
In This Episode:
The origin and evolution of the mortgage renewal cliff narrative
Why headlines shifted from panic to pragmatism in late 2024
What delinquency rates actually tell us about borrower distress
The role of rate cuts and lender flexibility in averting a crisis
How to think critically about media narratives in real estate
Timestamps: 00:00 – Introduction 01:00 – Was the Mortgage Renewal Cliff Real? 06:45 – How Rock-Bottom Rates Fueled the Fear 13:00 – Media Meltdown: From Shock to Crisis to Cliff 20:00 – Why the Panic Began to Fade 24:00 – What the Banks and Borrowers Did Right 28:00 – Mortgage Delinquencies: What the Numbers Really Say 31:00 – David’s Verdict: Was It Overblown?
Don't Miss:
David’s breakdown of why the mortgage renewal crisis didn’t materialize as feared
A sharp look at how banks quietly changed course in 2025
A call to challenge mainstream narratives and rely on facts—not fear
Subscribe to The Last Honest Realtor on YouTube or your preferred podcast platform. Be sure to like, comment, and share your thoughts on this episode!
Everyone thinks they know what their home is worth—but do they really? Spoiler: it's not what you paid, and it’s definitely not what you want to get back.
In this episode of The Last Honest Realtor, host David Fleming dives into one of real estate’s most misunderstood concepts: market value. With vintage hockey cards, economic theory, and a few reality checks, David unpacks why sellers keep getting it wrong in today’s market—and what buyers need to understand before they make an offer.
In This Episode:
What Is Market Value? – And why Google’s definition isn’t enough.
The Hockey Card Analogy – How collectibles explain the real estate market better than some agents.
The $300K Problem – Sellers chasing phantom profits in a declining market.
Stats vs. Stories – What the data really says about GTA home prices.
The Comps Debate – When comparable sales are helpful… and when they’re useless.
Timestamps: 00:00 – Introduction: The problem with defining market value 01:00 – Vintage hockey cards, Las Vegas dealers, and $10 lessons 06:50 – What market value isn’t (hint: your reno costs don’t count) 10:15 – The peak of 2022 and the painful reality check of 2025 17:40 – Seven different stats, one inconvenient truth 26:30 – Seller psychology: denial, delusion, and disinterest in facts 32:00 – The one thing buyers and sellers must agree on 35:00 – Final thoughts: Why market value is only real when a deal closes
Don’t Miss:
The true story of a seller asking $2.3M for a $1.4M home
Why market stats can say anything—and how to read between the lines
A simple formula to estimate your home’s actual value in today’s market
Subscribe to The Last Honest Realtor for straight-talking, data-driven real estate truth bombs every week.
Like, comment, and share: What’s the most unrealistic price you’ve seen on a home lately? Drop it in the comments.
Everyone has an opinion on real estate, but who should you actually listen to? Spoiler: probably not your parents, your boss, or that TikTok agent with a flashy dance routine.
In this episode of The Last Honest Realtor, host David Fleming delivers a hilarious and brutally honest breakdown of the 10 worst sources of real estate advice—and why their opinions are often riddled with bias, bad logic, and outright misinformation.
In This Episode:
Your Parents’ Bad Advice – Why their experience in the ‘80s doesn’t apply today.
The TikTok Agent Problem – How short-form hype kills real estate credibility.
The In-Law Agenda – Why they’re really pushing that suburban house.
Your Boss Knows Best? – The out-of-touch advice that could cost you.
BlogTO’s Real Estate Take – Why their headlines are all doom and gloom.
Timestamps: 00:00 – Introduction: The people who love giving bad advice. 04:10 – Why everyone in Toronto thinks they’re a real estate expert. 09:30 – Parents, in-laws, and coworkers—why their advice is full of bias. 14:45 – The social media problem: Trusting influencers over experience. 20:15 – Why real estate agents on TikTok aren’t giving you real data. 27:00 – The BlogTO effect: How bad journalism fuels market myths. 34:20 – What real estate actually takes (and why most people get it wrong). 40:55 – Final thoughts: The best way to filter good advice from bad.
Don’t Miss:
The #1 group most people trust (but really shouldn’t).
Why taking advice from the wrong people can cost you thousands.
The shocking reason even real estate agents can’t be trusted blindly.
Subscribe to The Last Honest Realtor for unfiltered, straight-shooting real estate insights every week.
Like, comment, and share: What’s the worst real estate advice you’ve ever received? Let’s hear it in the comments!
Some sellers think gimmicks can replace strategy. Others learn the hard way that pricing games don’t fool the market—only themselves. So when a seller slaps a $1 price tag on their home, does it actually work, or is it just a desperate stunt?
In this episode of The Last Honest Realtor, host David Fleming shreds the myth behind $1 listings, revealing why they rarely sell and how sellers using this tactic often end up looking foolish. With 10 years of data to back it up, David exposes why this trick fails, who actually falls for it, and why media outlets like BlogTO keep getting it wrong.
In This Episode:
The $1 Listing Gimmick – Why it’s more of a red flag than a real strategy.
The Psychology of Pricing – How real buyers actually react to bait pricing.
Why No One Sees These Listings – The fundamental flaw that makes them invisible.
The BlogTO Problem – How bad real estate journalism keeps fueling myths.
The 1% Reality – What the data says about sellers who try this stunt.
Timestamps: 00:00 – Introduction: $1 listings—brilliant or embarrassing? 04:10 – How pricing psychology works (and why this trick fails). 09:30 – The types of sellers who resort to this stunt. 14:45 – What happens when you search for homes by price? (Hint: $1 listings disappear.) 20:15 – When this strategy kind of works (but not in the way you think). 27:00 – BlogTO’s take: Why they keep getting real estate so painfully wrong. 34:20 – The data deep dive: 573 listings, 10 years, and a brutal truth. 40:55 – Final thoughts: Why real buyers don’t fall for gimmicks.
Don’t Miss:
The #1 reason $1 listings fail before they even hit the market.
How sellers using this strategy scream desperation without realizing it.
The shocking data that proves only 1% of these homes actually sell.
Subscribe to The Last Honest Realtor for unfiltered real estate insights every week.
Like, comment, and share: Have you ever seen a $1 listing in Toronto? Did it actually sell? Let’s discuss!
Some sellers think their home’s value can never go down. Others learn the hard way that the market doesn’t care about what they want—only what buyers are willing to pay. So, when a seller turns down a great offer, convinced they’ll get more later, what happens when reality hits?
In this episode of The Last Honest Realtor, host David Fleming shares two gripping real estate stories that highlight the thin line between confidence and catastrophe. One seller swallows their pride and walks away with a win. The other refuses to budge—and pays the price. This is real estate psychology at its most brutal.
In This Episode:
Roulette with Real Estate – Why some sellers gamble with their home’s value and lose.
Hubris vs. Humility – The two mindsets that define who walks away with a win.
The Psychology of Price Anchoring – Why sellers struggle to accept less than a past offer.
Stock Market vs. Real Estate – Why people treat homes differently than stocks—and how that backfires.
The $100K Mistake – A real-world example of how stubbornness cost one seller a fortune.
Timestamps:
00:00 – Introduction: What happens when sellers refuse to face reality? 03:45 – The casino analogy: The psychology of real estate risk. 08:30 – The West Toronto story: When waiting costs more than selling. 15:20 – The Newmarket disaster: A masterclass in self-sabotage. 22:10 – How hubris turns small losses into massive ones. 28:30 – Why price history doesn’t matter when selling. 34:15 – Lessons from the stock market: Would you refuse to sell at $160 if you bought at $100? 40:00 – Final thoughts: When to accept reality and move on.
Don’t Miss:
Why sellers struggle to accept a lower offer—even when it’s the smart move.
The #1 mistake that turns a small price cut into financial disaster.
How to tell if you’re making decisions based on reality or emotion.
Subscribe to The Last Honest Realtor for real, unfiltered real estate insights every week.
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In a Market Full of Uncertainty, Should You Buy Now or Wait? Toronto’s condo market is at a crossroads. Prices are dipping, interest rates are shifting, and buyer sentiment is all over the place. But does that mean now is the perfect time to buy—or a terrible mistake?
In this episode of The Last Honest Realtor, host David Fleming takes a no-nonsense look at the realities first-time condo buyers face in 2025. Forget the speculation—David breaks down the real risks, real opportunities, and real estate fundamentals that should guide your decision.
In This Episode:
Buy or Wait? – Why first-time buyers are hesitant and what the data actually says.
Fear vs. Facts – Will condos keep falling, or is this a once-in-a-decade buying opportunity?
The Condo Market Playbook – How to navigate mortgage pre-approvals, maintenance fees, and investment value.
The Market Timing Myth – Why most buyers get this part completely wrong.
Real Estate 101 – What every first-time buyer must know before making a move.
Timestamps: 00:00 – Introduction: Is buying a condo in 2025 a mistake? 05:30 – Why first-time buyers are more anxious than ever. 12:15 – The biggest misconceptions about condo values. 18:45 – How to separate media panic from market reality. 25:30 – The impact of interest rates on affordability. 31:10 – The hidden costs of condo ownership. 38:45 – The market cycle: Buy now or wait it out? 45:20 – Final Thoughts: How to make a smart decision in 2025.
Don't Miss:
Why the fear of overpaying could cost you more in the long run.
How location shapes your life more than just your investment returns.
The biggest mistakes first-time condo buyers make—and how to avoid them.
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In a market shaped by speculation and media-fueled panic, understanding the real drivers of real estate is more crucial than ever. In this episode of The Last Honest Realtor, host David Fleming and guest Chris Kik cut through the noise surrounding tariffs, trade wars, and economic uncertainty to uncover what’s actually influencing Toronto’s housing market.
Rather than chasing headlines, they take a pragmatic approach—analyzing buyer sentiment, sales trends, and market psychology to assess whether real estate is headed for a downturn or just another media-driven frenzy. With interest rates set to shift and government policies in flux, now is the time to separate fact from fear-mongering.
In This Episode:
Beyond the Headlines – Why tariffs are dominating the news cycle and what they actually mean for buyers and sellers.
Market Sentiment & Buyer Behavior – How uncertainty is shaping real estate decisions.
The A+ Property Advantage – Why some homes are still commanding multiple offers.
Interest Rates & Government Intervention – Will policy changes fuel the next market boom?
Uncertainty as the New Normal – Why hesitation could cost buyers and investors in the long run.
Timestamps: 00:00 – Introduction: Are tariffs really impacting real estate? 06:10 – The power of media narratives and why they drive market fear. 14:25 – Buyer psychology: Who’s still buying, and who’s waiting? 21:50 – The importance of A+ properties in volatile markets. 29:15 – Will interest rate cuts trigger a surge in demand? 36:45 – How uncertainty is influencing home prices. 44:30 – The government’s role: Will intervention prevent a downturn? 52:10 – Final Thoughts: Is this just noise, or a real turning point?
Don't Miss:
Why uncertainty may be the biggest real estate driver of 2025.
How media narratives influence consumer confidence—and sales activity.
What history teaches us about market downturns (and recoveries).
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In an age of market speculation and misleading headlines, understanding the right real estate metrics is more important than ever. In this episode of The Last Honest Realtor, host David Fleming examines the 10 key measures that truly define the Toronto real estate market—offering insights beyond the typical "hot or cold" narratives.
Rather than relying on sweeping generalizations, David takes a data-driven approach, analyzing home prices, inventory, sales trends, and interest rates to uncover what these numbers actually signal about the market's direction. Whether you're a buyer, seller, investor, or simply curious about Toronto real estate, this episode will help you navigate 2025 with a more informed perspective.
In This Episode:
Beyond the Headlines – Why statistics often tell a different story than the media.
Home Prices & Market Cycles – Will Toronto’s average price finally break $1.2M again?
Inventory & Absorption Rates – What they reveal about market conditions.
The Condo Market Question – Are we approaching a turning point, or will challenges persist?
Interest Rates & Market Dynamics – What recent Bank of Canada moves could mean for buyers and sellers.
Timestamps: 00:00 – Introduction: Why market stats matter more than ever in 2025 06:10 – Misleading Market Narratives: What’s being overlooked? 14:25 – Home Prices: A return to peak levels, or a continued correction? 21:50 – Sales Trends & Market Momentum: Where are buyers and sellers moving? 29:15 – The Condo Market: Signs of recovery or further decline? 36:45 – Inventory & Absorption: How these numbers define supply and demand. 44:30 – Interest Rate Trajectory: What the data suggests for 2025. 52:10 – Final Thoughts: Key takeaways for market watchers.
Don't Miss:
The market indicator that best predicts price movement.
Why inventory levels are more telling than month-over-month price shifts.
A closer look at historical trends—and what they suggest for the year ahead.
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