Localism: York County, ON

Etobicoke Part of the Megacity and its neighbourhoods

Sun, 30 Nov 2008 11:07:07 -0600

The City of Etobicoke is Toronto's neighbour to the west and is in turn the neighbour of Mississauga to the east. Starting at Lake Ontario, Etobicoke stretches north to Steeles Avenue and north to the City of Vaughn. The actual area of Etobicoke is quite large and is home to number of great neighbourhoods. These neighbourhoods have great contrast in terms of price and offer a little bit of everything for everybody. Starting down near Lake Ontario, prospective renters can find few smaller neighbourhoods that tend to be a little more expensive depending on the neighbourhood's proximity to the lake. New Toronto, which is located in the southern region of Etobicoke, is an interesting little community that really has an old fashioned feel to it. This area contains a wide range of prices and would be an excellent choice for a renter who wants to be situated close to downtown Toronto and not have the feeling of living downtown. As Etobicoke moves north away from the lake the number of residential areas increases greatly. The opportunity for a renter to find a spacious apartment that is affordable and close to the city is very common. The areas of Eatonville, Humber Valley Village and Centennial Park are home to a great number of large apartment complexes. These areas offer affordable housing while keeping downtown Toronto within a ten or fifteen drive and are accessible by public transportation. Running through the centre of Etobicoke is the Highway 427, which is downtown Toronto's main access to Pearson International Airport. Highway 427 runs north/south and at the south end of the highway it runs into a highway called the Queen Elizabeth Way (QEW). The area where these two highways meet provides some of Toronto's best shopping. Sherway Gardens is another one of the Greater Toronto Areas great shopping malls. As like with the other giant malls, Sherway has everything everybody wants from a great number of stores to some excellent restaurants. Located at the northern end of Etobicoke is the Woodbine Centre. This is another giant large mall, which will certainly have everything that you could not find at Sherway Gardens. In addition to over 200 shops and services, the Woodbine Centre also features an indoor amusement park called Fantasy fair. Woodbine Centre is located at 500 Rexdale Blvd. and like Sherway Gardens, it is open seven days a week. Schools in Etobicoke Public schools in Etobicoke are overseen by the Toronto District School Board. High schools include Central Etobicoke High School, Etobicoke Collegiate Institute, founded in 1928, Kipling Collegiate Institute, Lakeshore Collegiate Institute, Martingrove Collegiate Institute, North Albion Collegiate Institute, Richview Collegiate Institute, founded in 1958, Silverthorn Collegiate Institute, Thistletown Collegiate Institute, West Humber Collegiate Institute, founded in 1966, and the specialist Etobicoke School of the Arts,Scarlett Heights Entrepreneurial Academy. In addition to the public school system, Etobicoke is home to several Catholic schools, overseen by the Toronto Catholic District School Board. These include Michael Power/St. Joseph High School, Bishop Allen High School,Don Bosco High School, and Father John Redmond High School, as well as one of Canada's top high school basketball teams at Father Henry Carr in Rexdale (North Etobicoke). History of Etobicoke It is thought that the French explorer, Étienne Brûlé, was the first European to visit the area, circa 1615. The name "Etobicoke" was derived from the Mississauga word wah-do-be-kang, meaning "place where the black/wild alders grow", which was used to describe the area between Etobicoke Creek and the Humber River. The first provincial land surveyor, Augustus Jones, also spelled it as "ato-be-coake". Etobicoke was finally adopted as the official name in 1796. The township of Etobicoke was incorporated in 1850. In 1953, Etobicoke Township became a part of the newly-formed regional government, the Municipality of Metropolitan Toronto ("Metro"). In 1967, the township of Etobicoke was merged with three small lakeside municipalities — Long Branch, New Toronto and Mimico — to form the borough of Etobicoke. The borough was reincorporated as a city in 1984. In 1998, six local municipalities (including Etobicoke) and the Metropolitan Toronto government merged to form the amalgamated city of Toronto. Etobicoke has the lowest population density out of the former cities and boroughs that currently make up the city of Toronto. It has numerous public parks, notable among them is James Gardens on the banks of the Humber River. The park includes seasonal flowers, walkways, a rock garden, streams, and waterfalls. It is a very popular site for taking wedding photographs. The Humber Bay park is mostly located in Etobicoke. Etobicoke is home to Humber College, University of Guelph-Humber, Woodbine Race Track and Slots, Woodbine Centre and Sherway Gardens Shopping Centre. List of Neighbourhoods in Etobicoke Alderwood Eatonville Edenbridge-Humber Valley Eringate Etobicoke West Mall Islington Humber Heights-Westmount The Kingsway Kipling and Dixon Long Branch Markland Wood Mimico Mount Olive-Silverstone-Jamestown New Toronto Princess-Rosethorn The Queensway Rexdale Richview The Elms (Old Rexdale) The Westway Thistletown West Humber-Clairville West Deane Park -------------------------------------------------------------------------------- Etobicoke, Central Etobicoke, The Kingsway, Sunny Lea, North Drive, Valecrest, Thorncrest Village, Humber Valley Village, Lincoln Woods, Edgehill Park, Princess Ann Manor and Princess Gardens Neighbourhoods You will love to live in any of these areas. For more information: Send Kathy an E-mail or phone her at (416) 236-1241 More about Etobicoke Ontario Canada See more Etobicoke Neighbourhoods and information --------------------------------------------------------------------------------

You and "YOUR" Propertry Tax Bill -- Property Assessment Open House Sessions

Sat, 29 Nov 2008 14:20:06 -0600

The Town of Georgina has arranged with the Municipal Property Assessment Corporation (MPAC) to have public open house sessions for property owners to meet with Assessors to discuss any property assessment issues.

When

Tuesday, Dec 9th from 8:30am - 4:30pm
Wednesday, December 10th from 12:00 noon - 8:00pm

Where

At the civic centre in the first floor council chambers.

Take Your Assessment Notice

Taking your assessment notice with you will make it easier for the assessor to find the information on your property. While you are going to get answers about your assessment they will also ask you questions about your property to ensure the information they have is accurate.

My past experiences with this process is they offer very little information in answer to your questions but that may just be my experience because of the type of detail I seek. I am sure they will provide general information and if there are any glaring errors they will direct you in the process of having them rectified and your assessment adjusted either up or down as the case may be. You may have to follow up with a request for reconsideration and even an appeal.

With the average assessed home in Georgina going up 14.5% you should be looking very closely at what they say your home went up. If you are unhappy then make sure no errors were made in the calculation of your assessment. When checking for errors do not just answer questions about your property ask questions about how the assessment was calculated and what factors were used and the effect they had in determining your assessment

Stay Tuned --- .

Earlier posts in the series

You and "YOUR" Propertry Tax Bill -- Assessment Errors Can Be Costly
Understanding Residential Property Assessment in Ontario - #7 in a series on property taxes
You and "YOUR" Property Tax Bill -- Is Your Assessment Fair and Equitable
You and "YOUR" Property Tax Bill -- OUCH!!!!!
You and "YOUR" Property Tax Bill -- Your Assessment Notice Is In The Mail
You and "YOUR" Property Tax Bill -- Mill Rate Idiosyncrasy's
You and "YOUR" Property Tax Bill -- Is Current Value Assessment (CVA) A Better Way?
You and "YOUR" Property Tax Bill -- Who Takes The Biggest Bite?

It will be interesting to watch what happens to

"Your" Property Tax Bill

With province wide re-assessment affecting
your 2009 property tax bill.

Roncesvalles Village Road reconstruction

Wed, 26 Nov 2008 10:52:20 -0600

The Roncesvalles Village street reconstruction is going ahead starting in August '09

While attending the Roncesvalles MacDonell Residents' Association meeting last night, at Fern Public School, the audience was presented with an articulate powerpoint slide show about the reconstruction plans for the main street, Queen to Dundas, that will improve the streetcar tracks, address watermain issues and at the same time with input from the local BIA and residents association deal with beautification.

This is a constantly improving neighbourhood with a strong voice in municipal planning. Issues on the table are the widening of sidewalks to make space for cafe style merchants, pedestrian bump outs ( sidewalks that encroach the roadway) and the greening of the street with new plantings of trees on the west side of the boulevard (where homes are predominantly residential). The elimination of the tree planting boxes will assist the tree's lifespan, enhance sidewalk space and provide storm water run off catchment basins to assist water drainage. All in all, a very detailed and sensible plan of improvements while other work is the cause of the change. They are also addressing traffic flow, bicycle access and snow collection.

As an aside I was thinking about why there is development on the east side of Roncesvalles and not the west. The same applies to the Bloor west Village strip where commercial properties dominate the North side and not the south. Simply SUNSHINE. The stores and business' with premium locations had the afternoon sun to assist their merchant activities. Out for a promenade with the pram? You would prefer the sunny side of the street.

The extension of the boulevard (bump outs) also addressed concerns about pedestrian traffic and the location of Copernicus Lodge (retirement home) and the elders skooting across a busy thoroughfare. The bump outs make the distance much shorter. There are already some curb planted bum outs that exist at Fermanagh and Roncesvalles (Royal Bank) and at the Wright Avenue and Roncesvalles (CIBC).

Another project now nearing completion is the Wabash ParkCommunity Recreation Centre that is opening now and is accepting bookings starting January '09.

The Roncesvalles-MacDonell Residents Association was formed in 1973 and meets monthly from August to May, on the last Tuesday of the month.

If you would like to live in Bloor west Village or Roncesvalles Village to enjoy the sense of community and local vibrance, I invite you to contact me regarding finding you, your home.

Downtown Toronto Condos Statistics: C08 October 2008

Tue, 25 Nov 2008 15:53:27 -0600

Downtown Toronto Condos Statistics: C08 October 2008

Yesterday we took a look at C01 Stats, today we look at C08. I know there has been a lot of negative publicity lately about what is going on in the market. Keep in mind that 2007 was a record year for Toronto Real Estate in term of sales and selling price. Also keep in mind that 2006 was the previous record year for sales and selling price. Also last year saw a lot of sales at the end of the year because of the then incoming Toronto land transfer tax. When you start thinking about these things the Condo Market in C08 wasn't so bad. The Average days on market are up, the units sold and average selling price are down a little.

Average Days on Market

Octobers Average days on market was 21.11, an increase of 8.25% over 2007. This is down 28.29% over October 2006.

Condo Units Sold

There were 79 condo units sold during October. This is down from 133 units sold in 2007 and 101 sold in 2006.

Average Selling Price

The average selling price was $335,189. This is down 1.13% over 2007's average of $339,034 and an increase of 15.26% over 2006's average of $290,810.

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FSBO sites and embellished claims

Tue, 25 Nov 2008 13:57:04 -0600

I wish I could afford to buy a PUFF piece like this in the Financial Post. Maybe the author; Derek Sankey, Financial Post has a dog in the race. Read the advertorial

PropertyGuys.com is trying to exploit an overlooked niche in real estate sales -- private home sales -- but with a twist. The firm acts as the marketing arm for people who want to handle the heavy lifting themselves, such as showing the home, fielding calls from potential buyers, negotiating price and other details.

Every FSBO website advocates the benefits of advertising with them as the biggest, highest hits, newest, website. You pay them to advertise your house on a website. They sell you a sign and a webpage from $300 to $ 1500.00 The blank forms you can buy at Chapters for $29.95 but the forms have a disclaimer that a lawyer should be consulted to properly create the offers.

FSBO websites are now co operating to trade content (advertising each others listings) to attract additional viewers and justify additional advertising revenue. So.. I took a quick look at the west side of Toronto and scanned 100 listings, (Toronto Real Estate board has thousands) Some were sold on the MLS. There are no dates, no way to query new or old. Most were listed also on the MLS. Yet when the homes sell the FSBO sites claim them as THEIR sales.

Realtors are paid based on performance at successful transaction completion, and if they didn't search title sometimes not at all.

This article states that 50% of the real estate business will be internet based and not require a realtor but they will provide property details for purchasers, negotiate on your behalf and other details. "The firm acts as the marketing arm for people who want to handle the heavy lifting themselves, such as showing the home, fielding calls from potential buyers, negotiating price and other details."

That is called trading in real estate. Colour the issue how you wish, as soon as they offer any advice they are trading. If they provide last sold details about the neighbourhood from a map or however they garnered the information they are providing advice. Do they carry errors and omissions insurance. Will they create agency law obligations of honesty and diligence, fiduciary care with their clients? Its a slippery slope out there.

Why Hire An Agent ?

"WELL, HOW ABOUT .......PEACE OF MIND AND INSURANCE (the agents insurance)

The Consumer for his own protection, must establish in writing that they have engaged the services of the Agent in a fiduciary relationship, whereby the Agent is legally bound to protect and promote the best interest of their Client, together with many other duties imposed upon them under the Law of Agency.

The Retainer Agreement engaging the services of the real estate agent is in this instance generally described as either the "Listing Agreement" executed by a Seller or a "Buyer Representation Agreement" executed by a Buyer, either one of these standard forms in Ontario will establish a fiduciary relationship between the designated parties and their Agent.

Now ..... to the best of my knowledge, a consumer acting for themselves in a residential real estate transaction, cannot purchase errors & omission insurance, per se or even afford it if they could, but they can gain protection under their Agents insurance coverage by hiring and holding their Agent liable for any error & omission as may have been committed by their Agent, while acting on their Client's behalf. "

Don't use me because you can sue me; Use me because I have done it hundreds of times over the last two decades. Check what a few others have had to say. If you are new to town starting a new job, Do you have time to negotiate with a Private vendor? DO you want to see ALL the listings? But here is the real truth. In a changing values market You want to be sure that the purchase you are making is financially sound and at market value (or below). Have a CMA provided by a professional agent as a part of your purchase package.

Experience is not expensive. It's PRICELESS!