H O M E S & E STAT E S
Luxury Property Report Q1 2021
SOLD | NATIONAL GOLF CLUB OF CANADA ENCLAVE | Offered At $19,900,000
E STAT E S
Luxury Property Report Q1 2021
Market Commentary by Barry Cohen Q1 Notable Sales & Stats
........... 4 ........... 6
The Greater Toronto Area’s Top Luxury Markets Bridle Path-Sunnybrook-York Mills, St. Andrews-Windfields-Hoggs Hollow (C12) Forest Hill South, Humewood-Cedarvale (C03)
........... 8 ........
10
Rosedale, Moore Park (C09)
.........11
Yonge-St. Clair, Casa Loma, Annex (C02)
......... 12
Leaside (C11)
......... 13
Bedford Park-Nortown, Lawrence Park North & South, Forest Hill North (C04)
........ 14
Banbury-Don Mills (C13)
........
16
Luxury Condominiums (GTA)
......... 17
Featured Luxury Homes
........ 18
4 1 6 . 2 2 3 . 1 8 1 8 | w w w. B A R R YC O H E N H O M E S . c o m
REALTRON BARRY COHEN HOMES INC., BROKERAGE 309 York Mills Road, Unit 7 Toronto ON M2L 1L3 Trademark Barry Cohen Homes. Each office independently owned and operated. Not intended to solicit buyers or sellers currently under contract with another brokerage.
Validation of an asset class As I write this message, we are closing the door on one of the strongest first quarters in the history of the Toronto Regional Real Estate Board for overall housing sales. Just over 33,500 homes were sold between January 1 and March 31, 69 per cent ahead of the same period in 2020, and almost 33 per cent ahead of the previous record of 25,239 units, set in the first quarter of 2017. Market drivers have been numerous, but front and centre remains the validation of real estate as an asset class. The roof over our heads is now one of our greatest wealth accelerators, especially in the Greater Toronto Area (GTA). This is of particular importance at a time when traditional savings vehicles such as GIC’s are generating tepid returns and stock market performance is increasingly volatile, setting new records one day and dipping the next. Not surprisingly, sales of luxury freehold and condominium properties have been exceptionally robust in the first quarter of 2021. Five hundred and thirty-six properties changed hands over the $3 million price point, up 225 per cent over the 165 sales reported during the first quarter of 2020. Activity is brisk in the top end of the freehold market, with the percentage increase in the number of homes sold over $3 million rising into triple-digit territory in 10 of the 14 neighbourhoods examined this quarter.
Luxury Freehold and Condominium Home Sales in the Greater Toronto Area - First Quarter 2021 versus 2020
2021
2020
% Change 198%
$2 million plus
1,906
640
$3 million plus*
536
165
$5 million plus*
89
28
$7.5 million plus*
19
9
$10 million plus*
9
4
Source: Barry Cohen Homes, Toronto Regional Real Estate Board (TRREB) *as of April 1, 2021
4
225% 218% 111% 125%
Lawrence Park, the Bridle Path-Sunnybrook-York Mills and St. Andrews-Windfields-Hoggs Hollow saw the greatest number of sales over $3 million in the first quarter of this year, while the highest percentage increases were recorded in Leaside, Lawrence Park South, Banbury-Don Mills, Casa Loma, and Rosedale-Moore Park. Average price (over $2 million) soared across the GTA as demand outpaced supply, leading to double-digit year-over-year increases in Rosedale-Moore Park, Bridle Path-Sunnybrook-York Mills, Lawrence Park South, Leaside, BanburyDon Mills, Forest Hill North, and Humewood-Cedarvale. While domestic buyers have been behind the surge in luxury sales in the first quarter, there have been an increasing number of foreign buyers filtering into the GTA market in recent weeks. As global borders open and immigration resumes, demand for high-end product is expected to escalate. This, at a time when tight inventory levels are reported throughout much of the province and supply of luxury properties in some GTA hot pockets are down to single digits. Despite yet another, more dangerous wave of Covid-19 making its way through Ontario, buyers continue to search for homes that provide enough space to comfortably accommodate the new norms -- working remotely and online learning. Space will be an all-important aspect of buying a home moving forward, whether it’s in the 416, the 905, or beyond, as the effects of the pandemic linger long after the last vaccine has been administered. The roll-out of the vaccine, while slow and often frustrating, has provided some comfort to Canadians overall. From an economic perspective, GDP growth is gaining momentum and interest rates should remain relatively low for the foreseeable future as the Bank of Canada attempts to stimulate economic expansion. Canadians are sitting on an estimated $181 billion in savings, with literally nowhere to spend (or for that matter, invest) it, so it’s unlikely that the demand for real estate will taper anytime soon. Given the brisk changes in the market, the services of a knowledgeable realtor can prove invaluable. With decades of experience in dealing with luxury real estate, our team has successfully navigated many different markets. Whether you are trading-up, down, or laterally, to a house or condo, our team can guide you through the process and help you to attain your goals and objectives. We’re just a phone call away and never too busy to offer advice. All the best and stay safe,
Barry Cohen
5
KING CITY’S CROWN JEWEL | Offered At $19,500,000
Q1 Notable Sales
SOLD OVER ASKING | 205 The Bridle Path | Offered At $9,880,000
Represented the buyer | GATED TUDOR ESTATE | Offered At $14,999,000
SOLD OVER ASKING IN TWO DAYS | 18 Fifeshire Road | Offered At $9,880,000
6
COHEN H O M E S & E S TAT E S
SOLD | 126 Lytton Boulevard Offered At $4,480,000
Q1 Record Stats
67 Transactions $240,000,000.00+ Total Sales Volume
#1 In Toronto for Total Volume Sold
#1 For Homes Sold Over, SOLD | DEER PARK Offered At $3,280,000
$3M, $5M, $10M & $20M*
SOLD OVER ASKING IN TWO DAYS BUILDER’S OWN CUSTOM RESIDENCE | Offered At $5,280,000
*Source: TRREB MLS Data
7
Bridle Path-Sunnybrook-York Mills, St. Andrews-Windfields-Hoggs Hollow (C12) This area experienced strong demand for residential housing in the first quarter of 2021, with unit sales over $2 million up at virtually every price point and the average price (over $2 million) rising 22 per cent and six per cent respectively, year-over-year. Inventory levels remain at historical lows, with just 45 freehold properties currently listed for sale over the $2
million
price
point
in
each
neighbourhood. The tight supply is placing upward pressure on values
47 OLD COLONY ROAD Offered At $7,500,000
in the area, a trend that has become increasingly
apparent
in
recent
weeks.
Despite the lack of inventory, of the 14 neighbourhoods examined, C12 offers the greatest number of homes currently listed for sale in the 416. As a result, there’s been an uptick in demand from local buyers, many of whom are Covid-fatigued and despondent over the loss of so many properties in bidding wars in areas closer to the city’s core. In the first quarter, just over one in four homes in the Bridle Path-Sunnybrook-York Mills and St. Andrew-Windfields-Hoggs Hollow neighbourhoods sold at, or above, list price, including a property that sold for more than $10 million.
SOLD WITH OFFERS WELL OVER ASKING IN ONE DAY 186 Lord Seaton Road | Offered At $2,500,000
8
SOLD | 103 Highland Crescent Offered At $6,390,000
GATED BRIDLE PATH CUL-DE-SAC Offered At $6,380,000
EXCEPTIONAL VALUE IN ST. ANDREWS Offered At $3,500,000
ST. ANDREWS MASTERPIECE Offered At $6,499,000
SOLD | 178 Lord Seaton Road Offered At $3,988,000
195 Lord Seaton Road SOLD IN THREE DAYS | $2,795,000
SOLD | 15 Vernham Court Offered At $6,380,000
Bridle Path-Sunnybrook-York Mills Jan 1 - March 31, 2021 vs. same period in 2020
Average Sold Price 2021
2021
2020
% Change
$5,304,752
$2 million plus
33
14
136%
$3 million plus
26
12
117%
$4,352,964
$5 million plus
9
5
80%
$7.5 million plus
4
0
-
22%
Average Sold Price 2020
Year-over-year
St. Andrews-Windfields-Hoggs Hollow Jan 1 - March 31, 2021 vs. same period in 2020
Average Sold Price 2021
2021
2020
% Change
$3,527,238
$2 million plus
41
25
64%
$3 million plus
24
14
71%
$3,341,748
$5 million plus
7
3
133%
$7.5 million plus
0
0
-
6%
Average Sold Price 2020
Year-over-year
9
Forest Hill South, Humewood-Cedarvale (C03)
Demand for luxury property in Forest Hill continued unabated in the first quarter of 2021, with freehold sales over the $2 million price point up 122 per cent from the first quarter of 2020. Twenty homes changed hands between January 1 and March 31, with approximately 45 per cent selling at, or over, the listing price. Twelve of these homes were priced over $5 million. The average price in Forest Hill hovered at close to $4.3 million during the first quarter, up seven per cent over the same period one year ago. There are currently 17 homes listed for sale in Forest Hill, ranging in price from $2,575 million to $12.8 million. Younger buyers with families remain the driving force behind affordably-priced single- and semi-detached housing sales in Humewood-Cedarvale. Of the five homes that sold for over $2 million in the first quarter of 2021, three moved for more than list price. With
SOLD | 171 Dunvegan Road Offered At $6,750,000
the supply of homes in Humewood-Cedarvale down to one at present time, average price in the area is
Represented both the Buyer & Seller
expected to climb.
Forest Hill South
Jan 1 - March 31, 2021 vs. same period in 2020 Average Sold Price 2021
$4,277,925
2021
2020
% Change
$2 million plus
20
9
122%
$3,992,859
$3 million plus
12
7
71%
7%
$5 million plus
7
3
133%
$7.5 million plus
1
0
-
2020
% Change
Average Sold Price 2020
Year-over-year
Humewood-Cedarvale
Jan 1 - March 31, 2021 vs. same period in 2020 Average Sold Price 2021
$2,505,000 Average Sold Price 2020
$2,279,000 10% Year-over-year
10
2021
$2 million plus
5
5
0%
$3 million plus
1
0
-
$5 million plus
0
0
-
$7.5 million plus
0
0
-
TRANSITIONAL FOREST HILL CUSTOM Offered At $8,995,000
ULTRA LUX 7,500 SF IN FOREST HILL Offered At $12,800,000
Rosedale, Moore Park (C09) Rosedale, Moore Park reported a robust start to 2021, with year-to-date sales of freehold properties priced over $2 million up 83 per cent. Thirty-three homes changed hands between January 1 and March 31 of this year, including 10 properties over $5 million, up substantially from the 18 sales recorded during the same period in 2020. Average price rose 35 per cent year-overyear, with freehold values now approaching $4 million. Close to 52 per cent of homes in Rosedale and Moore Park sold at, or above,
INCREDIBLE ROSEDALE OPPORTUNITY Offered At $5,500,000
list price in the first quarter. While most of the competition was reported between the $2 million and $3 million price point, there were some bidding wars for higher-priced product, as well.
Seventeen homes are currently listed for sale in the area, underscoring the severe lack of inventory in the core. Of those 17, prices range from a townhouse priced at $1,680,000 to a detached home listed at $10,580,000. Without an influx of new supply, demand will place upward pressure on values in the area in the year ahead.
Rosedale, Moore Park
Jan 1 - March 31, 2021 vs. same period in 2020 Average Sold Price 2021
2021
2020
% Change
$2 million plus
33
18
83%
$3 million plus
19
6
217%
$5 million plus
10
0
-
$7.5 million plus
1
0
-
$3,950,629 Average Sold Price 2020
$2,930,939 35% Year-over-year
11
Yonge-St. Clair, Casa Loma, Annex (C02) Sales of single- and semi-detached homes in the Yonge-St. Clair, Casa Loma and Annex neighbourhoods flourished in the first quarter of 2021, with percentage increases of 129, 167, and 45 per cent respectively, over the $2 million price point. These communities remain perennial favourites with young families and downsizing empty nesters, in large part due to their walkability ranking, with shops, restaurants, and transportation all in close proximity. Seventy-five per cent of the 16 freehold properties sold over the $2 million price point in Casa Loma moved at, or above, list price this year, while approximately 45 per cent of homes in both the Annex and Yonge-St. Clair areas sold at, or above, list price. Demand continues to outpace supply throughout TRREB’s C02 district.
RICHARD WENGLE DESIGNED SOUTH HILL RESIDENCE | Offered At $11,900,000
Yonge-St. Clair
Jan 1 - March 31, 2021 vs. same period in 2020 Average Sold Price 2021
$3,342,129
2021
2020
% Change
$2 million plus
16
11
45%
$3,029,182
$3 million plus
10
4
150%
10%
$5 million plus
2
0
-
$7.5 million plus
0
0
-
Average Sold Price 2020
Year-over-year
12
Casa Loma
Jan 1 - March 31, 2021 vs. same period in 2020 Average Sold Price 2021
2021
2020
% Change
$3,258,445
$2 million plus
16
7
129%
$3 million plus
7
2
250%
$5,136,150
$5 million plus
2
2
0%
$7.5 million plus
0
2
-100%
-37%
2020
% Change
Average Sold Price 2020
Year-over-year
Annex
Jan 1 - March 31, 2021 vs. same period in 2020 Average Sold Price 2021
2021
$2,837,899
$2 million plus
24
9
167%
$3 million plus
5
6
-17%
$4,671,444
$5 million plus
0
1
-100%
$7.5 million plus
0
1
-
-39%
Average Sold Price 2020
Year-over-year
Leaside (C11) Young families and move-up buyers drove heated home buying activity in Leaside in the first quarter of 2021, sparking a more than 50 per cent increase in the number of homes sold over last year’s levels. Nineteen properties changed hands between January 1 and March 31st, ten of which sold at, or above, list price. Twelve properties were sold in the first quarter of 2020. Affordability and community remain the top attractions in this sophisticated neighbourhood. The average price in Leaside hovers at just under $3 million, but there are many older, two-storey homes, situated on good-sized lots, that can be obtained for significantly less. New construction is also underway in the neighbourhood, with tired older homes being replaced by newer, custom-builds in recent years. With just 12 properties currently listed for sale, further upward pressure on values is expected in coming months.
Leaside
Jan 1 - March 31, 2021 vs. same period in 2020 Average Sold Price 2021
2021
2020
% Change
$2,943,658
$2 million plus
19
12
58%
$3 million plus
7
1
600%
$2,502,808
$5 million plus
1
0
-
$7.5 million plus
0
0
-
18%
Average Sold Price 2020
Year-over-year
13
Bedford Park-Nortown, Lawrence Park North & South, Forest Hill North (C04) The Toronto Regional Real Estate Board’s (TRREB) C04 district – comprised of Bedford Park-Nortown, Lawrence Park North and South, and Forest Hill North – offers up some of the most reasonably-priced single and semidetached housing in the city. With more than 100 sales over $2 million, the area has become a magnet for young families. Despite tight inventory levels, sales over the $2 million price point have soared in Lawrence Park South, with sales climbing 194 per cent in the first quarter of 2021. Forty-seven properties moved over $2 million, up from 16 during the same period in 2020. Bedford Park-Nortown has also
281 Glengrove Avenue
experienced a significant uptick in sales over the $2 million price point,
SOLD OVER ASKING | $3,996,000
climbing 70 per cent to 56 units in the first quarter of this year, up from 33 one year ago.
With 25 properties currently listed for sale over the $2 million price point, Bedford Park-Nortown is the best bet in achieving home ownership in the area at present. Supply tightens considerably in Lawrence Park South with 18 homes listed for sale, Lawrence Park North at six, and Forest Hill North at three. Given current market conditions, lack of inventory is expected to place upward pressure on average price in the months ahead, unless the market experiences an influx of new listings.
UNPARALLELED LAWRENCE PARK SETTING Offered At $11,450,000
NEW TEDDINGTON PARK CUSTOM Offered At $17,990,000
Bedford Park-Nortown
Jan 1 - March 31, 2021 vs. same period in 2020 Average Sold Price 2021
$2,869,925
2021
2020
% Change
$2 million plus
56
33
70%
$2,788,395
$3 million plus
16
6
167%
3%
$5 million plus
1
0
-
$7.5 million plus
0
0
-
Average Sold Price 2020
Year-over-year
14
58 Haddington Avenue SOLD IN TWO DAYS | $2,680,000
LYTTON PARK MASTERPIECE Offered At $5,690,000
SPECTACULAR LAWRENCE PARK LOT Offered At $4,980,000
Lawrence Park South
Jan 1 - March 31, 2021 vs. same period in 2020 Average Sold Price 2021
2021
2020
% Change
$3,478,937
$2 million plus
47
16
194%
$3 million plus
27
6
350%
$2,955,200
$5 million plus
4
0
-
$7.5 million plus
0
0
-
18%
2020
% Change
Average Sold Price 2020
Year-over-year
Lawrence Park North
Jan 1 - March 31, 2021 vs. same period in 2020 Average Sold Price 2021
2021
$2,540,401
$2 million plus
27
16
69%
$3 million plus
3
1
200%
$2,422,497
$5 million plus
0
0
-
$7.5 million plus
0
0
-
5%
2020
% Change
Average Sold Price 2020
Year-over-year
Forest Hill North
Jan 1 - March 31, 2021 vs. same period in 2020 Average Sold Price 2021
2021
$3,008,556
$2 million plus
9
10
-10%
$3 million plus
4
2
100%
$2,721,500
$5 million plus
0
0
-
$7.5 million plus
0
0
-
11%
Average Sold Price 2020
Year-over-year
15
Banbury-Don Mills (C13)
Strength in the Banbury-Don Mills housing market is best illustrated by the number of sales at, or above, list price which was just over 50 per cent in the first quarter of 2021. Thirty homes have sold so far this year over the $2 million price point, an increase of 173 per cent over the 11 sales posted during the same period in 2020. Furthermore, the number of properties sold in excess of $3 million is up 267 per cent, rising from three in Q1 2020 to 11 in the first quarter of 2021. Close proximity to good public and private schools has
BANBURY RESIDENCE WITH SOARING CEILINGS Offered At $4,480,000
played a significant role in rising demand, with many young families moving to the Banbury-Don Mills area.
The area offers larger, two-storey homes on generously sized lots, at an average price of just under $3 million. Like other communities in the 416, a lack of inventory has presented its challenges this year. At present, there are just 19 homes listed for sale in Banbury-Don Mills.
DRAMATIC CUSTOM ON SOUGHT AFTER CUL-DE-SAC | Offered At $5,995,000
Banbury-Don Mills
Jan 1 - March 31, 2021 vs. same period in 2020 Average Sold Price 2021
$2,984,419 Average Sold Price 2020
$2,620,909 14% Year-over-year
16 16
2021
2020
% Change
$2 million plus
30
11
173%
$3 million plus
11
3
267%
$5 million plus
0
0
-
$7.5 million plus
0
0
-
Luxury Condominiums (GTA)
After last year’s dismal performance, overall sales of condominium apartments and townhomes in the Greater Toronto Area (GTA) have rebounded at nearly every price point. Luxury condominiums priced at $2 million or more climbed almost 21 per cent in the first quarter of 2021 to 58 units, up from 48 during the same period one year ago. Most of these sales occurred in the city’s core -- Yorkville/Annex, Bay St. Corridor, and Waterfront Communities – and five units were sold in the prestigious Oakville area.
SOLD | Four Seasons Private Residences Offered At $3,550,000
As in year’s past, empty-nesters, retirees,
Represented the Buyer
behind the push for the condominium
and
young
professionals
have
been
lifestyle. Luxury sales have been somewhat hampered by lower inventory levels to date, especially in the Yorkville/Annex area. Softer values may also be largely responsible for the lack of supply, with existing owners reluctant to sell at this time. The average price (over $2 million) of a condominium unit in the first quarter of 2020 was $3.3 million. Values have dropped to just over $2.8 million in 2021, with the number of days on market rising from 37 day to 48 days. Luxury condominium values are expected
SOLD | Lawrence Park | Sherwood at Huntington Offered At $1,895,000
to firm up in the months ahead as the average price catches up to robust sales activity in the core and beyond.
Luxury Urban Condominiums Jan 1 - March 31, 2021 vs. same period in 2020
2021
2020
% Change
$2 million plus
58
48
21%
$3 million plus
15
20
-25%
$5 million plus
3
6
-50%
$7.5 million plus
0
1
-100%
Average Sold Price 2021
$2,816,988 Average Sold Price 2020
$3,300,063 -14.6% Year-over-year
17
Featured Luxury Homes
L.A. INSPIRED IN BAYVIEW GLEN Offered At $7,380,000
ICONIC BRIDLE PATH GATED ESTATE Offered At $16,880,000
STATE-OF-THE-ART CUSTOM Offered At $8,380,000
18
Represented by
COHEN HOMES & ESTATES
GATED TUDOR ESTATE Offered At $11,900,000
SPECTACULAR BAYVIEW RIDGE RAVINE Offered At $9,995,000
LYTTON PARK CONTEMPORARY Offered At $7,996,000
19
Featured Luxury Homes
20
FOREST HILL RENO’D SEMI Offered At $2,195,000
YONGE & YORK MILLS CUSTOM Offered At $6,680,000
BREATHTAKING BRIDLE PATH RES Offered At $6,980,000
FIFESHIRE STONE ESTATE Offered At $7,480,000
GATED BRIDLE PATH MANSION Offered At $7,995,000
TRANSITIONAL YORK MILLS ESTATE Offered At $7,999,000
CONTEMPORARY ON RAVINE Offered At $10,980,000
ROSEDALE GOLF CLUB RESIDENCE Offered At $11,900,000
FRENCH CHATEAU ON RAVINE Offered At $12,800,000
2.6 ACRE BRIDLE PATH LOT Offered At $14,200,000
ARCHITECTURALLY SIGNIFICANT Offered At 19,900,000
FAMED BRIDLE PATH ESTATE Offered At $45,000,000
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#1 In Toronto for Luxury Homes, since 2008 Higher Than $10 Million (Jan 1, 2016 - Dec 31, 2020) Total Units
Listings Volume
Buyer Volume
Total Volume
BARRY COHEN ESTATES
16
$165,824,000
$55,886,000
$221,710,000
Agent A
9
$106,260,000
$24,550,000
$130,810,000
Agent B
4
$21,375,000
$21,375,000
$42,750,000
Agent C
3
$21,900,000
$33,400,000
$55,300,000
Buyer Volume
Total Volume
Higher Than $5 Million (Jan 1, 2016 - Dec 31, 2020) Total Units
Listings Volume
BARRY COHEN ESTATES
91
$522,455,558
$192,012,500
$714,468,058
Agent A
35
$212,575,618
$86,725,000
$299,300,618
Agent B
29
$118,705,000
$63,935,000
$182,640,000
Agent C
22
$92,287,888
$69,258,000
$161,545,888
Buyer Volume
Total Volume
Higher Than $3 Million (Jan 1, 2016 - Dec 31, 2020) Total Units
Listings Volume
COHEN HOMES & ESTATES
244
$952,585,508
$341,868,608
$1,294,454,116
Agent A
142
$372,055,078
$204,493,400
$576,548,478
Agent B
100
$329,584,631
$106,441,000
$436,025,631
Agent C
85
$266,400,188
$35,253,000
$301,653,188
Buyer Volume
Total Volume
Higher Than $2 Million (Jan 1, 2016 - Dec 31, 2020) Total Units
Listings Volume
COHEN HOMES & ESTATES
359
$1,143,574,507
$430,296,948
$1,573,871,455
Agent A
349
$694,242,773
$382,634,221
$1,076,876,994
Agent B
272
$504,444,607
$259,664,388
$764,108,995
Agent C
256
$599,578,530
$227,768,145
$827,346,675
Source: Data complied from The Toronto Real Estate Board, by REDATUM.
22
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Most importantly, we represent More Buyers and More Sellers than any competitor which allows us to generate More Offers and ultimately higher prices! Our team of professionals will elevate your real estate experience by managing every little detail your sale, safeguarding your interests, and providing unparalleled support befitting the Barry Cohen name.
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President/Broker
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COHEN HOMES TEAM
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Broker
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More Sellers. More Buyers. More Sales. 23
COHEN HO OM ME ES S & & E ES ST TA AT TE ES S H
Toronto’s Leader in Luxury No one has sold more luxury real estate in this decade than Cohen Homes & Estates.* The reason is obvious. In addition to our unmatched negotiation skills, we provide the greatest exposure for your home. By utilizing the very latest in print and online marketing strategies enhanced by our exclusive international affiliations, more local and foreign buyers see our homes. Simply put, we do more for our clients than our competition. The proof is in the numbers.
#1 in Toronto For Homes $3,000,000 - 30,000,000, since 2008*
View our collection of fine homes
www.BARRY COHEN HOMES.com REALTRON BARRY COHEN HOMES INC., BROKERAGE 416.223.1818 309 York Mills Road, Unit 7 Toronto ON M2L 1L3 | Trademark Barry Cohen Homes. Each office independently owned and operated. *Based on TRREB data. Not intended to solicit buyers or sellers currently under contract with another brokerage.
