GTA New Home Guide - Jan 21, 2017

JAN 21 - FEB 4, 2017 VOLUME 25, ISSUE 2, FREE

GTA EDITION

WHY 2017 IS STILL A GOOD YEAR TO BUY A HOME

INSIDE THIS ISSUE

BUILDING CITIES AND CREATING JOBS

4 QUESTIONS TO ASK YOUR MORTGAGE BROKER

GTA HOME PRICES HIT ANOTHER RECORD HIGH

Coming Soon Relaxed Urban Living In Whitby

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2016-12-22 5:17 PM

contents JAN 21 – FEB 4, 2017 | VOLUME 25 ISSUE 02

24

ON THE COVER

Why 2017 is still a good year to buy a home

+ online NEIGHBOURHOOD

HOME SEARCH

MORE +PHOTOS +VIDEOS +ADVICE +INSPIRATION +TRENDING

MAPS

2 YPNEXTHOME.CA

property profile

trending

16

10

Fieldgate Homes

New release of singles at Valleylands in Brampton

neighbourhood profile

40 Port Credit

WITH

DYNAMIC

LOOK FOR THE CIRCLE

(If you can afford it)

A residential hot spot in the 905

14

Housing Market

Toronto resale home sales hit record high – again

Homebuying

10 New Year’s resolutions for real estate in 2017

22 Government Policy

Ontario premier needs to work with municipalities: mayors

36 27 8 22 29

36

BILD

New home sales see slight decline in October

Neighbourhoods

How four neighourhoods have transitioned over the years

12

When Hazel speaks...

Designer Advice

20 Mortgage Advice

Four questions to ask your mortgage broker

by Alyssa Furtado

8

by Bryan Tuckey

New releases, openings and preview registrations

45 Mortgage Rates in every issue

4

Editor’s Note

by Jayson Schwarz

6

Contributors

Home Sweet Home

46 What’s Online

Deciphering legal language

23

BILD Report

Building communities and creating jobs

42 Hot Properties

30 Legally Speaking

Seven essential home trends for 2017 advice

buyers’ resource section

by Wayne Karl

inspiration

27

Fundamentally Speaking

Housing affordability declines... again

47

Advertiser Index

by Lydia McNutt

32

Money Matters

Why are you in debt?

by Gail Vaz-Oxlade JAN 21 - FEB 4, 2017 | NEW HOME GUIDE 3

Editor’s Note

Policy change still ‘zero chance’?

AT THE BUILDING INDUSTRY AND LAND DEVELOPMENT

WAYNE KARL Senior Editor Yellow Pages NextHome Email: Wayne.Karl@ypnexthome.ca Twitter: @WayneKarl

ASSOCIATION (BILD) 2017 Economic Outlook Conference late last year, CIBC World Markets Deputy Chief Economist Benjamin Tal gave the audience some rather stark insight.

With GTA home prices continuing to skyrocket, affordability was the topic of the day. Tal pinned the cause of the problem squarely on the Ontario government.

“The number one reason for house price inflation in the GTA is supply – which is all about government policy.”

Nothing radically new there.

What he said next was surprising. “And there is ‘zero chance’ of that policy changing.”

Not exactly the most comforting message to BILD and its members, who have been lobbying government to if not change the policy than to at least be open to better understanding its full implications.

Now BILD has a new and potentially powerful ally – former Mississauga mayor Hazel McCallion. As our coverage on page 12 and 22 discusses, not just McCallion but also city mayors and regional chairs in the Greater Toronto and Hamilton Area are ringing the alarm bells.

Time will tell if it all amount to something greater than “zero chance.”

ONLINE

SEE MORE PHOTOS ONLINE

Port Credit’s warm, welcoming atmosphere makes it a residential hotspot in the 905. Homes near the lake are generally hot commodities in the GTA, and Port Credit is no different. Read the full story… ypnexthome.ca/port-credit

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Markham tour o ur

New Release! New Designs!

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FREEHOLD TOWNHOMES AND SINGLE FAMILY HOMES Townhomes starting from the high

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AMAZING AMENITIES AT YOUR DOORSTEP • new cornell community centre & library • markham stouffville hospital • new shopping centres & retail shops • excellent public & private schools • parks, playgrounds & woodlots • easy access to 401, 404, 407 & GO transit

cornellrouge.com 905.472.9556

MARKHAM

SALES OFFICE LOCATED AT 655 Cornell Centre Boulevard (at 16th Avenue)

Open Monday to Thursday from 1 to 8 p.m.

Friday by appointment only Weekends & Holidays from 11 a.m. to 6 p.m.

Renderings are artist’s concept. Prices and specifications are subject to change without notice. See sales representatives for details. E & O.E.

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2016-10-06 4:25 PM

Contributors

MONEY MATTERS

GAIL VAZ-OXLADE Gail Vaz-Oxlade is the host of Til Debt Do Us Part, author of Debt Free Forever and blogs daily at gailvazoxlade.com.

Follow Gail on Twitter at twitter.com/GailVazOxlade

VICE-PRESIDENT & CHIEF PUBLISHING OFFICER

Caroline Andrews PUBLISHER & GENERAL MANAGER

Shawn Woodford DIRECTOR OF SALES, NATIONAL

Moe Lalani ASSOCIATE PUBLISHER

MORTGAGE ADVICE

ALYSSA FURTADO Alyssa Furtado is the Founder and CEO of ratehub.ca, a mortgage rate comparison site that aims to empower Canadians to make smart financial decisions

Anne-Marie Breen SENIOR MANAGER, CONTENT

Jennifer Reynolds EDITOR

Wayne Karl ART DIRECTOR

Tammy Leung

LEGALLY SPEAKING

JAYSON SCHWARZ Jayson Schwarz LL.M. is a Toronto real estate lawyer and partner in the law firm Schwarz Law LLP. He can be reached by visiting schwarzlaw.ca or by email at info@schwarzlaw.ca or phone at 416.486.2040

CONTRIBUTING EDITORS

Sonia Bell Elisa Krovblit Lydia McNutt

SENIOR ACCOUNT EXECUTIVE

Nina Downs nina.downs@ypnexthome.ca SENIOR ACCOUNT EXECUTIVE

BILD REPORT

BRYAN TUCKEY Bryan Tuckey is President and CEO of the Building Industry and Land Development Association (BILD) and can be found on Twitter (twitter.com/bildgta), Facebook (facebook.com/bildgta), Youtube (youtube.com/bildgta) and BILD’s official online blog (bildblogs.ca)

Dionne Fraser dionne.fraser@ypnexthome.ca DISTRIBUTION & SALES CO-ORDINATOR

Terry Basset NATIONAL CIRCULATION MANAGER

John Jenkins

PRODUCTION MANAGER

Helen Pearce PRODUCTION CO-ORDINATOR

DESIGNER ADVICE

Sandra Hanak-Vujnovic

YANIC SIMARD

GRAPHIC DESIGNERS

Yanic Simard is the principal designer of the awardwinning Toronto Interior Design Group (tidg.ca), and a regular guest expert on Citytv’s CityLine

Miguel Cea Mike Terentiev

Published by

more online We have even more content online! Read more stories from our team of contributors at ypnexthome.ca, including stories by:

#500-401 The West Mall Etobicoke, ON M9C 5J5 T 416.626.4200 F 416.784.5867 ypnexthome.ca

ADVERTISING Call 416.626.4200 for advertising rates

and information.

TARION REPORT

HOWARD BOGACH Howard Bogach is President and CEO of Tarion Warranty Corp. His column appears monthly in New Home Guide. For more information about how Tarion helps new-home buyers, visit tarion.com or find us on Facebook at facebook.com/TarionWarrantyCorp.

DESIGNER ADVICE

JANE LOCKHART Jane lockhart is Founder and Principal Designer of Jane Lockhart Interior Design in Toronto. She can be reached at 416.762.2493. janelockhart.com

6 YPNEXTHOME.CA

CIRCULATION Highly targeted, free distribution

system aimed at real estate buyers using street level boxes and racking, plus door-to-door insertions in key audience segments.

COPYRIGHT 2017 All rights reserved by Yellow Pages Homes Ltd., Toronto, Ont. Reproduction in any form is prohibited. Contents of this publication are covered

by Copyright and offenders will be prosecuted under the law. The views and data expressed by columnists do not necessarily represent those of the publication.

TERMS Advertisers, Editorial content are not responsible for typographical errors, mistakes or misprints. All prices are correct as of press time and are subject to change without notice. E. & O. E. EDITORIAL Submissions from interested parties will be considered. Please submit to the editor at wayne.karl@ypnexthome.ca

family places, wide open spaces.

a new community in holland landing Just north of Newmarket, within easy reach of the GTA, Holland Landing is waiting to be discovered. This charming village offers the best of small town living, just minutes from all the lifestyle amenities of the city, including GO transit and easy highway access.

It’s here, where life moves at a more relaxed pace, that we introduce Hillsborough — a vibrant new masterplanned community and a carefully designed collection of detached homes, brought to you by Great Gulf.

36’, 40’ & 45’ detached homes 1,510 - 3,520 sq. ft.

Prices and specifications subject to change without notice. E. & O.E. Illustrations are artist’s concept.

All square footages are approximate. Actual usable space varies from stated floor area.

greatgulf.com/hillsborough JAN 21 - FEB 4, 2017 | NEW HOME GUIDE 7

Advice | BILD REPORT

Building cities and creating jobs

By Bryan Tuckey

MORE ADVICE ONLINE ypnexthome.ca/news/advice

THOUSANDS OF PEOPLE from across the GTA work in the building, development and home renovation industry.

Building and renovating homes involves a lot of different professionals and the industry is one of the largest employers in the GTA. In 2015, it employed more than 196,000 people in on-site and off-site jobs.

The industry spans beyond builders, developers and tradespeople and a variety of specialists including everyone from lawyers, marketers, urban planners and designers.

Each construction crane you see represents up to 500 jobs.

The GTA is growing by up to 100,000 people each year and they need somewhere to live. As the need for new homes grows, so do the opportunities for people considering one of the many well-paying careers in building, development and renovation. Last year, people in the industry earned $11.4 billion in wages.

BILD’s 1,450 members come from across the industry and include companies that plan and prepare sites for development, manufacture and supply materials, and that assist purchasers in the home-buying process.

Every year, BILD recognizes excellence in the industry through a number of award programs. One of them is our Associate Awards, which recognize members for leadership, professionalism, innovation and quality of service when working with 8 YPNEXTHOME.CA

builders or renovators. Unlike other award programs, Associate Awards nominees are evaluated by their clients rather than a judging panel.

The Associate Awards recognize members in three distinct categories which reflect the diversity of our membership. They include Service Professional of the Year, Manufacturer or Supplier of the Year and Trade Contractor of the Year.

This year’s Service Professional of the Year award was presented to Avid Ratings Canada for the second time in three years. The company helps members of the building industry enhance their custom experience by assisting with social media outreach, designing virtual tours and collecting data for surveys. One of their past clients even said there is no better firm in the industry.

The Manufacturer or Supplier of the Year award was bestowed upon Shipway Stair Ltd., a Burlingtonbased stairs and rails manufacturer.

The company received lots of praise from its clients, particularly when it came to its communications, products and service.

In the Trade Contractor of the Year category, N. De Luca Plumbing took home top honours.

The Vaughan-based plumbing company’s clients were very happy with how approachable, professional and hard-working their team is. This was the second year in a row that they won this award, and the third time since 2012.

I’m very proud to work in an industry where such a diverse group of professionals all work together to build complete communities in the GTA for people to live, work and play in.

Bryan Tuckey is president and CEO of the Building Industry and Land Development Association and a land-use planner who has worked for municipal, regional and provincial governments. Follow him on Twitter @bildgta, facebook.com/bildgta, and bildblogs.ca

Canadian

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Available at these locations: • YP NextHome street boxes

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Read the digital issue on

JAN 21 - FEB 4, 2017 | NEW HOME GUIDE 9

Trending

Toronto resale home sales hit record high – again

RESALE HOME SALES IN TORONTO

hit a record high for the second consecutive year in 2016, according to the Toronto Real Estate Board.

Greater Toronto Area realtors reported 113,133 home sales through TREB’s MLS System – up by 11.8 per cent compared to 2015. The calendar year 2016 result included 5,338 sales in December – an annual increase of 8.6 per cent.

The strongest annual rate of sales growth in 2016 occurred in condominium apartments, followed by detached homes.

“A relatively strong regional economy, low unemployment and 10 YPNEXTHOME.CA

very low borrowing costs kept the demand for ownership housing strong in the GTA, as the region’s population continued to grow in 2016,” says TREB President Larry Cerqua.

“It is important to point out that the strong demand that we experienced in 2016 was very much domestic in nature,” he adds.

An Ipsos survey recently commissioned by TREB suggests the level of foreign buying activity in the GTA is low, at just 4.9 per cent of GTA transactions. In Toronto, the share of foreign buyers was five per cent.

The annual rate of growth for the MLS Home Price Index (HPI) in the TREB market area accelerated throughout 2016 – from 10.7 per cent in January 2016 to 21 per cent in December 2016. The overall average selling price for calendar year 2016 was $729,922 – up 17.3 per cent compared to 2015. The pace of the annual rate of growth for the average selling price also picked up throughout the year, including a climb of 20 per cent in December.

“Price growth accelerated throughout 2016 as the supply of listings remained very constrained,” says Jason Mercer, TREB’s director

Summary of Toronto MLS Sales and Average Price, Calendar Year 2016 2016

2017

Sales

Average Price

New Listings

Sales

Average Price

New Listings

City of Toronto (416)

41,126

$740,685

58,648

37,298

$659,165

64,708

Rest of GTA (905)

72,007

$723,774

95,618

63,915

$600,504

95,744

GTA

113,133

$729,922

154,266

101,213

$622,121

160,452

Toronto MLS Sales & Average Price By Home Type, Calendar Year 2016 Sales

Average Price

416

905

Total

416

Detached Yr./Yr. % Change

12,354 3.1%

41,363 12.9%

53,717 10.5%

$1,252,069 19.5%

$891,856 22.5%

$974,698 20.8%

Semi-Detached Yr./Yr. % Change

3,441 -5.5%

7,181 9.4%

10,622 4.1%

$861,967 17.1%

$583,542 18.4%

$673,738 16.2%

Townhouse Yr./Yr. % Change

4,139 4.1%

12,912 9.0%

17,051 7.7%

$627,690 15.7%

$528,143 17.6%

$552,307 16.8%

20,860 19.9%

8,867 21.1%

29,727 20.3%

$443,563 9.4%

$352,002 10.8%

$416,252 9.7%

Condo Apartment Yr./Yr. % Change

905

Total

December 2016 Year-Over-Year Per Cent Change in the MLS HPI Composite (All Types)

Single-Family Detached

Single-Family Attached

Townhouse

Condo

TREB Total

21.05%

23.25%

22.13%

20.38%

15.24%

Halton Region

20.95%

21.14%

21.98%

19.19%

-

Peel Region

22.12%

22.49%

23.88%

20.55%

17.22%

City of Toronto

17.55%

20.22%

18.08%

19.41%

14.76%

York Region

25.24%

27.46%

24.55%

17.46%

13.82%

Durham Region

26.43%

26.25%

26.41%

28.11%

23.70%

Orangeville

25.09%

25.50%

24.90%

-

-

South Simcoe County 1

24.44%

25.05%

24.68%

-

-

1

South Simcoe includes Adjala-Tosorontio, Bradford West Gwillimbury, Essa, Innisfil and New Tecumseth

of market analysis. “Active listings at the end of December were at their lowest point in a decade-anda-half. Total new listings for 2016 were down by almost four per cent.

In 2016, we saw policy changes and policy debates pointed at the demand side of the market. If we want to see a sustained moderation in the pace of price growth, what we really need is more policy focus on issues impacting the lack of homes available for sale.”

With continued strong rates of price growth, housing affordability is a growing concern, according to TREB. The City of Toronto’s budget

committee is considering an increase to the Land Transfer Tax that could see buyers of average-priced homes pay another $750, which would represent a seven-per-cent increase to the $11,000 that they already pay the City as an upfront LTT closing cost. This would be on top of the $12,000 that is also paid to the province. First-time buyers could end up paying $475 more, or, at best, be no better off, even though the province recently doubled their firsttime buyer LTT rebate.

“The last thing people need is to dish out another $750, on top of the $11,000 that they already pay City

Hall,” says Cerqua. “The City should be looking for ways to make housing affordability better, not worse, especially for first-time buyers who could go backwards, or at best, be no better off. The Budget Committee should stop this proposal in its tracks and instead enhance the rebate for first-time buyers.”

TREB is planning a Market Year in Review and Outlook Report and media event later this month, which will include an expert panel and related submissions on the foundations of the housing supply issue in the GTA and possible solutions.

JAN 21 - FEB 4, 2017 | NEW HOME GUIDE 11

Advice | FUNDAMENTALLY SPEAKING

When Hazel speaks…

By Wayne Karl

MORE ADVICE ONLINE ypnexthome.ca/news/advice

WHEN HAZEL MCCALLION RAN the City of Mississauga, Ont. from 1978 to 2014, and she spoke, people generally listened.

You don’t get to become Canada’s longest-serving mayor, credited with largely building an entire city, without carrying a little weight.

Now, in a different though equally important capacity, as ex-officio advisor to Ontario Premier Kathleen Wynne, she’s speaking out on the province’s Proposed Growth Plan for the Greater Golden Horseshoe and Greenbelt Plan.

Add to her voice that of the mayors of Markham, Richmond Hill, Whitby, Milton, Hamilton and other cities, and that of the chairs of the Peel, York and Durham regions, and you have a thundering chorus ringing throughout the Greater Toronto and Hamilton Area (GTHA) that Wynne cannot possibly ignore.

At issue is the province’s proposed land use policies for the Golden Horseshoe. As our story on page 22 discusses, there is overwhelming consensus among the GTHA leaders that the province is going “too far, too fast” with its intensification policies.

The result, or at least among the most notable for homebuyers, is ill-planned development with the end product being seriously eroding housing affordability.

McCallion says the growing lack of affordability in the GTHA is of concern and will have a domino effect, negatively impacting the GTHA’s ability to attract economic growth and thus its financial capacity to support needed transit and 12 YPNEXTHOME.CA

infrastructure improvements.

“Intensification requires infrastructure and service capacity, or having the necessary funds to build it,” says McCallion. “Lands in the Greenbelt with infrastructure must be reviewed so that the millions of dollars of infrastructure investments made by municipalities and the province don’t get wasted.”

Following a summit last September, the GTHA mayors and chairs recently produced a 28-page report detailing their concerns and recommendations for managing growth, building complete communities, curbing sprawl and protecting the natural environment in the Golden Horseshoe. The central challenge is how to accomplish these goals, while accommodating an anticipated increase in population of four million people over the next 25 years.

Among the highlights: » Transportation Master Plans and servicing infrastructure mapping and considerations are incomplete and insufficient to support the proposed density target and intensification number. » A lack of consideration to the financial and economic

implications of the proposed growth plans for municipalities and regions, and how the plans will be financed. » Lack of an open and transparent review process with clear criteria to review Greenbelt lands and boundary adjustments.

The Building Industry and Land Development Association (BILD) has been relaying similar messages and concerns for years.

“With its proposed changes to the Growth Plan and Greenbelt Plans, it’s clear the government of Ontario is not concerned about the price of housing in the GTA,” BILD President Bryan Tuckey wrote in a recent column in New Home Guide.

Finally, there is now another large, important voice.

Let’s see if Wynne is listening. If not, Ontario voters and rate payers may be the next ones to chime in.

Wayne Karl is an award-winning writer and editor with experience in real estate and business. In Fundamentally Speaking, Wayne explores the basics you need to examine when buying property. He can be reached at wayne.karl@ypnexthome.ca or follow him on Twitter at twitter.com/ WayneKarl.

Haven is just around the corner Whether you’re looking to buy now, or later this year, Rosehaven has a home for you.

CURRENT COMMUNITIES AFFINITY CONDOMINIUMS ALDERSHOT / BURLINGTON Contemporary Mid-Rise Condos Starting from the low $300’s NEIGHBOURHOODS OF MOUNT PLEASANT - BRAMPTON Contemporary Courtyard and Terrace Towns Starting from the upper $600’s ANCHOR WOODS HOLLAND LANDING

UT O Just a few Semi-detached LD homesO remain S from the low $800’s Starting COMING 2017 LAKE POINTE - STONEY CREEK Five 60’ Estate Singles Starting from $1.2 million Register at Rosehavenhomes.com ON THE RIDGE - STONEY CREEK Introducing Freehold Towns Register at LiveOnTheRidge.ca TIFFANY HILL - ANCASTER 45’ & 40’ Singles, Semi-detached and Freehold Towns Register at TiffanyHill.ca Ordinary is for others. Separate yourself from the common, the oh-so-typical, the middle-of-the-road, the good-enough, the runof-the-mill. Seek haven from anything less than the exceptional.

This is where life is a step above. If you’ve ever wanted to own a Rosehaven home, this is the time.

DREAMFIELDS - BRADFORD Singles and Towns Register at DreamfieldsBradford.com

Visit RosehavenHomes.com For directions, hours & community info. call our hotline (1-888/416) 410-0175 Prices and specifications correct at press time.

Prices quoted are in thousands. E. & O.E. 13

Advice | HOT TOPIC

10 New Year’s resolutions for real estate in 2017

By Kara Kuryllowicz

MORE ADVICE ONLINE nexthome.yp.ca/news/advice

HAVE YOU MADE YOUR NEW YEAR’S

resolutions yet? If you’re planning to buy or sell a home in 2017, here are a few key resolutions that will help with a smooth transaction.

NEW YEAR’S RESOLUTIONS FOR HOMEBUYERS

1. What’s your credit rating? Have Equifax, TransUnion or another credit reporting agency pull your credit report. If necessary, take steps to improve a poor credit rating by paying off debts before applying for your mortgage.

2. Make a budget. Can you afford a home and all the associated costs?

Is this the right decision for you?

Canada Mortgage and Housing Corp. offers tools to help you calculate your net worth, current household budget, monthly debt payments, and how much you can realistically afford to spend. Your affordability assessment may indicate you need a larger down payment or a lower price point for your purchase. Also keep in mind that new mortgage qualification rules took effect in October, requiring that all insured mortgages qualify at the Bank of Canada’s benchmark rate of 4.64 per cent, even if your lender offers you a lower rate.

14 YPNEXTHOME.CA

3. Get your financing – and supporting documents – in order. At the very least, lenders and mortgage brokers will require documentation that proves your personal information, your net worth, income, employment, the amount/source of your down payment, and your ability to pay the closing costs. Closing costs generally range from 1.5 to four per cent of the

purchase price and your lender may provide a loan to cover those.

4. Get pre-approved for a mortgage to determine the amount you can afford based on the lender’s review of your finances. This will also provide written confirmation of the interest rate that will hold for around 90 days.

NEW YEAR’S RESOLUTIONS FOR HOME SELLERS

6. Review your mortgage agreement with your financial institution and/or a mortgage professional. If you’re in the first year of a five-year term, the payout penalty might be so high that you decide to wait until at least the mid-point, if not the end of that term, to sell your home.

7. Assess the selling costs, which may include repairs, home appraisals and inspections, legal and realtor’s fees, so that you can budget and save for them.

8. Crunch the numbers. Will your home’s proceeds cover your next home purchase? Do you plan to invest part of the proceeds?

9. Purge and fix. De-clutter your home six or more months in advance, because when staging your home for sale, overstuffed storage areas suggest a lack of space rather than your organizational tendencies. If you’re downsizing into a smaller home, you’ll likely need to edit down your movables anyway, so consider this resolution twofer.

While you’re combing through your stuff, identify items that are worn, outdated or don’t work, then repair or replace them. Ask friends or family to help you identify what needs to be done, but be aware that they may be uncomfortable with the level of honesty required. A professional home stager or your real estate agent would be better suited to the task. If things like a leaky roof or basement isn’t repaired, buyers will expect a reduction in price.

5. Find the home. Search ads for homes in your desired location and price range with your preferred features. Look online, in print and of course, a tour of open houses is a fun way to spend a few hours of a weekend. If you’re opting for a brand new home, visit presentation centres, and explore new communities in person to

get a feel for what living there will be like. Ask friends and family for home-builder referrals, and check with your local home builders’ association for members and reviews.

As if buying a new home wasn’t complicated enough, if you already own a home, you’ll need to add a sale to your to-do list.

10. Assess comparable homes in your neighbourhood no more than three months prior to putting your home on the market because the conditions can change relatively quickly. Ask your selling agent to evaluate your home no more than six to eight weeks before you plan to put it on the market.

JAN 21 - FEB 4, 2017 | NEW HOME GUIDE 15

Property Profile | FIELDGATE HOMES

Fieldgate Homes announces...

Register today for new release of 38-, 41- and 50-ft. singles at Valleylands in West Brampton early in 2017 TIME AND TIME AGAIN, when we ask our homeowners why they chose to buy a Fieldgate home, we get some pretty familiar answers.

Many say that the deciding factor was Fieldgate’s award-winning floorplan designs, while others say it was the beautiful masterplanned community design. Whatever your reason for choosing Fieldgate, with New Releases coming soon to all three of our current new home communities, we’re confident that you will find a home that you’ll love with Fieldgate Homes.

Valleylands – West Brampton Visit the sales centre to view the floorplans that will be available in the next release of detached homes in early 2017. Boasting a selection of single-detached 38-, 41- and 50-ft. designs from the upper $800’s, some with walk-up basements, discerning buyers will like what they see when they discover these impeccably crafted …continued on page 18 16 YPNEXTHOME.CA

ABOVE

The St. Lawrence A Elevation 3,662-sq.-ft., five-bedroom

JAN 21 - FEB 4, 2017 | NEW HOME GUIDE 17

…continued from page 16

At Valleylands, the best of west Brampton living is literally at your doorstep. luxury homes.

At Valleylands, the best of west Brampton living is literally at your doorstep. The Heartland Town Centre is only five minutes away, offering major retailers such as Best Buy, Home Depot and Costco.

Nearby Erin Mills Town Centre, Trinity Common Mall and Bramalea City Centre also offer wonderful selections of shops and restaurants.

Nature lovers can soak up the Credit River landscape at nearby El Dorado Park and golfing enthusiasts will be impressed with the great selection of golf courses within a short driving distance. If that weren’t enough, the commute to Toronto is a breeze with Hwys. 401 and 407 minutes away.

Coming Soon – Stouffville, Kleinburg & West Whitby An all new release of 36- and 40ft. detached homes and freehold townhomes will be coming in early 2017 to Stouffville’s popular Blue Sky Community. In this popular community setting, GTA homebuyers have a lot to look forward to. Register now and watch your inbox.

Impressions – Kleinburg Register for the next release at Impressions in Kleinburg coming in early 2017, featuring a stellar collection of luxurious family residences in a charming village setting. Featuring exquisite single detached 38- and 44-ft. homes starting from more than $1.2 million, you can discover a lifestyle of true comfort and prestige in this exceptional family community.

Throughout all of the GTA, there’s no place quite like the Village of Kleinburg. Perfectly nestled between the east and west branches of the Humber River, 18 YPNEXTHOME.CA

Kleinburg offers all the pleasures of small town life just minutes from the big city conveniences of Vaughan and the surrounding area.

Vaughan’s many other charming neighbourhoods also offer convenient shopping destinations – such as Vaughan Mills – boasting a host of major retailers and top name brands. Commuting is made easy with Hwys. 27, 400, 427 and

407 all just minutes away.

The next master-planned community is Whitby Meadows, featuring a selection of 30-, 36-, 42-ft. single-detached homes and freehold townhomes in west Whitby’s finest natural setting.

To register for the next release at any of these communities, visit fieldgatehomes.com

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Advice | MORTGAGE ADVICE

4 questions to ask your mortgage broker

By Alyssa Furtado

MORE ADVICE ONLINE ypnexthome.ca/news/advice

BEFORE SEARCHING FOR A HOME, you

should get a mortgage pre-approval.

Getting one is a great start but it won’t guarantee you’ll get the best mortgage rates.

To ensure you’re getting the lowest mortgage rate, you should use a mortgage broker. A broker shops your application around to a variety of lenders before picking one with the lowest rate and the best terms.

However, finding a broker is similar to finding a real estate agent. You want the best but how do you know who’s right for you?

HERE ARE SOME QUESTIONS TO ASK:

1. How long have you been a broker?

If you’re a newcomer or a first-time homebuyer, you want someone with a lot of experience in the industry.

Someone with years of experience will recommend the best product for your situation instead of a standard five-year fixed mortgage. If a shorterterm mortgage is better for you, you’ll want a broker who will recognize what’s ideal for your circumstances.

2. How many lenders do you work with?

If you get a mortgage from your financial institution, you’ll only have one lender to choose from. However, brokers work with a number of lenders, which allows them to pick the lender who works best for your situation.

Although brokers work with many lenders, they tend to do the majority 20 YPNEXTHOME.CA

of their business with just a few of them. That gives them the ability to get lower rates and volume discounts that are passed on directly to you.

Brokers can provide you with a list of the lenders they work with, including the ones they use the most.

3. What’s the application process?

As we move away from face-to-face communications, you should use a broker whose communication style is similar to yours. Do they prefer to communicate over the phone, in person or through email? Do they accept electronic signatures or want you to come in to sign documents?

Your broker should take you through the steps to ensure the mortgage is suitable for you and explain anything you don’t understand. The way they communicate this to you should be in a way that you’re most comfortable with so the whole mortgage application process runs smoothly.

4. How are you paid?

You don’t have to pay mortgage

brokers for their services, but keep in mind they don’t work for free.

They’re paid by the lender who takes on your mortgage and the broker’s commission is usually between 0.5 and 1.2 per cent of the mortgage amount. Also, if the mortgage term is longer, they get paid a higher commission. Your broker should explain how they’re paid.

THE BOTTOM LINE

When you’ve found a mortgage broker you like, you can start the mortgage application process. Once you’ve been pre-approved, compare the mortgage rate quote you receive with the best rates. If it’s different, ask why. Your mortgage broker should be able to tell you why you do or don’t qualify for the lowest rate. If you’ve chosen the right broker, their answer should be clear.

Alyssa Furtado is the founder and CEO of ratehub.ca, a mortgage rate comparison site that aims to empower Canadians to make smart financial decisions.

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2/5/16 10:30 AM

Trending

Ontario premier needs to work with the municipalities to ‘get it right’: GTHA mayors THERE IS AN OVERWHELMING

consensus among the Greater Toronto and Hamilton Area (GTHA) mayors and chairs that the province is going “too far too fast” with proposed land use policies for the Golden Horseshoe.

Former Mississauga Mayor Hazel McCallion has submitted a report to Premier Kathleen Wynne based on the recent GTHA Mayors and Chairs Summit on the Province’s Proposed Growth Plan for the Greater Golden Horseshoe and Greenbelt Plan. While the municipalities they represent are very different, McCallion says the mayors and chairs spoke almost with one voice on a broad range of issues.

“One thing that was made very clear by the mayors and chairs is that the province’s proposed amendments to the Growth and Greenbelt Plans are too much too fast, with an unrealistic one size fits all approach. Growth has and will continue to come to the GTHA and accommodating it will be an expensive undertaking, so it is important that the province listen to the different municipalities on how to get it right,” says McCallion, who is credited with building the City of Mississauga.

The renowned former mayor is now the ex-officio advisor to the premier on issues within the GTHA. The 28-page report details the GTHA mayors and 22 YPNEXTHOME.CA

chairs’ concerns and recommendations with regard to the land use plans, which form the policy framework for managing growth, building complete communities, curbing sprawl and protecting the natural environment in the Golden Horseshoe. The challenge is how to accomplish all of those goals, while accommodating an anticipated increase in population in the GTHA of four million people over the next 25 years.

Specific areas of concern include: the proposed increase in the intensification rate and density target, the lack of financial planning and consideration for economic impacts, the lack of alignment with transportation and other infrastructure plans, the lack of a transition plan to accommodate municipal planning work already underway, and the lack of a clear process to address adjustments, removals and additions to the Greenbelt.

“Intensification requires infrastructure and service capacity, or having the necessary funds to build it. Lands in the Greenbelt with infrastructure must be reviewed so that the millions of dollars of infrastructure investments made by municipalities and the province don’t get wasted,” says McCallion.

“And, we need to be sure all lands

that should be protected, be added to the Greenbelt.”

McCallion says the growing lack of affordability in the GTHA is of concern and will have a domino effect, negatively impacting the GTHA’s ability to attract economic growth and thus its financial capacity to support needed transit and infrastructure improvements.

“The government of Ontario cannot be seen to be contributing to onerous financial burdens on the GTHA municipalities and taxpayers, or to the overall lack of affordability and livability in the GTHA by imposing hurried and ill thought out policies,” says McCallion. “The province needs to slow down and get the details right on how we’re going to implement new policies and accommodate the inevitable growth.”

McCallion says premier Wynne has demonstrated a genuine interest in hearing from the mayors and chairs, and the recommendations in her report can go a long way to making the Growth and Greenbelt Plans stronger, more viable, more affordable and more effective.

McCallion says she hopes the province will work with the municipalities and implement the report’s recommendations before the plans are finalized.

Advice | HOME SWEET HOME

Housing affordability deteriorates in Canada... Again

By Lydia McNutt

MORE ADVICE ONLINE ypnexthome.ca/news/advice

SKYROCKETING HOME prices

continues to dominate headline news.

Affordability hit an eight-year low in the third quarter of 2016, according to the latest Housing Trends and Affordability Report from RBC Economics Research.

Despite the new mortgage qualification rules and policy changes in BC, which had an overall cooling effect on Canada’s housing markets, RBC reports that housing affordability has continued to deteriorate.

RBC’s housing affordability measure rose for the sixth consecutive quarter nation-wide – up 1.3 percentage points to 44.3 per cent. The higher the measure, the worse the affordability. Leading the pack once again, single-detached homes rose by 1.3 percentage points to 49.4 per cent, followed by condos, up 0.8 percentage points to 35.6 per cent.

To put these numbers in perspective, when you’re applying for a mortgage, lenders combine your total housing costs and calculate what percentage they are of your gross monthly income, known as your Gross Debt Service ratio (GDS).

Under the new mortgage rules, your GDS ratio must not exceed 39 per cent of your gross income. The Total Debt Service (TDS) ratio, which includes total housing costs plus any other debt payments, cannot exceed 44 per cent.

What does this mean? Canadians dreaming of a single-detached, twostorey life should expect to shell out 49.4 per cent of their pre-tax income.

This leaves a 10 per cent gap between the actual cost of homeownership

and the new GDS ratio of 39 per cent.

Add to this taxes, living expenses and other debts, and that doesn’t leave much for your rainy-day fund, never mind retirement savings.

To afford a home, Canadians will need to increase their income, or decrease their housing budget – and expectations.

Today, more than ever, creating a realistic budget is key. This will be your first step on the road to home ownership – before you start making your wish list. Your budget will define what area you can afford to live in, the type of home, and the lifestyle you’ll lead long after your offer is accepted and your boxes unpacked.

Determine what you can comfortably afford. This doesn’t mean the mortgage amount you’ve been pre-approved for. Calculate your monthly mortgage payments, property taxes and utility costs. Then, add your other expenses: student loans, car expenses, childcare and daily costs such as groceries, clothes and medical/dental. That’ll cost you even more. Then, don’t forget about those retirement savings.

Only now can you think about the home itself. Who says the key to happiness is a 2,500-sq.-ft. detached

house? Maybe your lifestyle is better suited to an urban condo, where you may not need a car and its associated expenses. Weigh the pros and cons, then decide. The perfect home is out there, with something suited to every budget. Maybe you’ll just have to explore some different definitions of “home” to find the right one.

“The third quarter could be a turning point toward improving affordability in the Vancouver area in light of a recent easing in detached home prices, but further deterioration is likely to occur in the near term in Toronto,” according to Craig Wright, RBC’s chief economist.

“New mortgage insurance rules may help affordability over time, but 2017 is likely to see a tug of war between these market-cooling policy measures and rising longer-term interest rates, pulling affordability in opposite directions.”

Lydia McNutt is an award-winning writer and the editor of New Condo Guide.

Lydia’s love of architecture, interior design and the written word have landed her happily at YP NextHome, where real estate rules. Lydia can be reached at Lydia.McNutt@ypnexthome.ca, and follow her on Twitter @LydiasTweets JAN 21 - FEB 4, 2017 | NEW HOME GUIDE 23

Trending

cover story

WHY 2017 IS STILL A GOOD YEAR TO BUY A HOME

By Wayne Karl

CANADA’S various housing

markets were regular headline newsmakers last year, and not always for the most positive reasons.

From skyrocketing prices in Vancouver and Toronto, to continuing soft conditions in Alberta, to yet further mortgage rule changes courtesy of the federal government.

All of it makes for a growing list of challenges for prospective homebuyers, and might discourage some to delay their purchase.

Rest assured, however, there are reasons why 2017 is still a good year to buy a home.

(One important caveat, though: If you can afford it.)

24 YPNEXTHOME.CA

1.

A pause for the cause Slowing price growth in Vancouver and Toronto is actually a positive development for would-be buyers.

Spared from year after year of double-digit home price growth,

purchasers will no doubt appreciate a pause, as it may crack open a window of opportunity for them to buy.

Affordability is a serious concern in these two markets. Underlining the matter was a warning from Canada Mortgage and Housing Corp. (CMHC) in October which highlighted that most Canadian housing markets were overvalued,

and price growth was to slow through 2018. Home prices have risen ahead of economic fundamentals such as personal disposable income and population growth, CMHC says, resulting in overvaluation in many markets.

For GTA, specifically, resale home sales in Toronto hit a record high in 2016 for the second consecutive year, according to the Toronto Real Estate Board.

“A relatively strong regional economy, low unemployment and very low borrowing costs kept the demand for ownership housing strong in the GTA, as the region’s population continued to grow in 2016,” says TREB President Larry Cerqua.

The overall average price for 2016 was $729,922 – up 17.3 per cent over 2015. The pace of growth also accelerated through the year, including a climb of 20 per cent in December.

On the new home front, lack of supply continues to push average prices for single-family homes and highrise condos in the GTA, to unprecedented levels in November 2016, according to the Building Industry and Land Development Association (BILD).

The average price of new detached homes in the GTA hit $1.23 million in November, up 27 per cent from the previous November. In new condos, the average price rose 10 per cent to $493,137.

Personal finance guru Gail VazOxlade has a slightly different view.

It’s not lack of supply that’s driving prices up, but rather a shortage of grey matter. “(Supply) is not what is pushing new homes to record prices – stupidity is,” she wrote in a recent Twitter exchange. “#MoreMoneyThanBrains.”

Easy credit, CMHC mortgage backing and “banks’ greed” are the real causes, she says. A significant market correction might be the only solution, “but that’ll just leave a whole lot of people upside down.”

We’ll take a pause for the cause, instead.

The Canadian Real Estate Association provides one, in the

form of its average price forecast for this year. For BC, it sees prices in Vancouver falling 7.8 per cent, compared to 8.1 per-cent-growth in 2016. For Ontario, it foresees prices climbing just one per cent, versus shooting up more than 15 per cent last year.

“There will certainly be opportunity for first-time buyers in both markets,” ReMax Vice-President Elton Ash told New Home Guide. “The challenge will be in the higher qualification rates for high-ratio mortgages. Once firsttime buyers reset their affordability expectations, they will see price advantages in buying in 2017.”

is intended to assure lenders – and yourself – that you could still afford your payments if interest rates rise.

In other words, the changes are intended to protect you from the “stupidity” (Vaz-Oxlade’s words) of borrowing more easy money than you should.

You can also look forward to Ottawa releasing the National Housing Strategy some time in 2017.

It is intended to address multiple and varied issues, from affordable housing to rental markets to homeownership, and execute a vision that is equitable across differing economies, markets and conditions.

Tall order, indeed. Such complex

“The challenge will be in the higher qualification rates for high-ratio mortgages. Once first-time buyers reset their affordability expectations, they will see price advantages in buying in 2017.”

—ReMax Vice-President Elton Ash

2.

Ottawa is in your corner – really This latest mortgage rule changes introduced by the federal government late last year were intended to stabilize “overheated” housing markets, mostly in Toronto and Vancouver, slow home price growth and keep mortgage indebtedness under control.

What the changes also do, however, is make it more difficult for young Canadians to take that important first homebuying step.

Homebuyers who apply for a highratio mortgage (less than 20 per cent down payment) now have to undergo a “stress test” by qualifying at a rate (4.64 per cent) you may not even actually have to pay (if you qualified for a mortgage at some of the current better rates, say 2.5 per cent).

These changes may mean your buying power is reduced, but it’s for your own good. The stress test

and far-reaching challenges are why some critics are skeptical that Ottawa can deliver anything meaningful in the strategy.

But we’ll take a more positive outlook. Canada has never had a national strategy, and given the growing importance – and challenges – of housing, only good can come from the process.

3.

Economic mettle Canada has proven its economic mettle time and time again over the last several years.

In its Financial System Review in December, the Bank of Canada says the Canadian financial system remains resilient, as the nation’s economy improves.

Proof is in the pudding, in the way of Statistics Canada’s Employment Report from December, which says …continued on page 26 JAN 21 - FEB 4, 2017 | NEW HOME GUIDE 25

…continued from page 25

employment rose by 54,000 for the month, with the unemployment rate at 6.9 percent. For the fourth quarter of 2016, employment increased by 0.6 per cent – the largest increase since the second quarter of 2010.

For 2016 as a whole, employment gains totaled 214,000 or 1.2 per cent, compared to 0.9-per-cent growth over the same period a year earlier.

Just a bunch of numbers, right?

Not exactly.

Housing markets cannot thrive without a strong economy. Economic growth leads to employment growth, which leads to wage growth, which leads to consumer confidence – which all leads to buying homes and household goods.

Edmonton decreased by two per cent year-over-year, while in Calgary it dropped by four per cent, according to ReMax. Buyer activity is expected to pick up slightly in the second half this year, with improving employment opportunities in the oil sector.

For the province as a whole, CREA says 2016 and 2017 will finish up largely flat in terms of price growth – but this is actually an improvement over a 1.9-per-cent decline in 2015.

Alberta, no doubt, will take it.

Guide. “That optimism likely reflects gains of almost 50 per cent in oil prices last year that are raising consumer comfort levels after a couple of tough years for the economy.”

5.

Interest rates Vaz-Oxlade’s concerns notwithstanding, it’s fair to say Canadians have benefited from the prolonged period of historical low interest rates. Most experts don’t see any significant change here for 2017, though some lenders recently inched up rates on some mortgage products.

“It’s no secret that fixed mortgage rates are closely correlated with bond yields,” says Andrew C. MacDonald, client account manager at Calum Ross Mortgage, Toronto. “We’ve already seen an upward movement in bond yields from historical lows, and most lenders have started to raise interest rates slightly, as a result. The good news is rates are still hovering just above historical lows, which makes now a great time to purchase (or refinance) a home.”

“It’s no secret that fixed mortgage rates are closely correlated with bond yields” —Andrew C. MacDonald

4.

Alberta ReBound Housing markets in Calgary and Edmonton remained relatively stable in 2016, with moderate declines in sales and average prices as a result of the extended recovery of the oil sector.

The average residential sale price in

The consensus is that real estate in the province is poised to begin to rebound in the second half of 2017.

On the new home front, housing starts – an important sign of economic health – are starting to rise.

“A member survey showed home starts are expected to rise a modest 5.7 per cent in 2107,” Donna Moore, CEO of CHBA – Alberta, told New Home

CREA Residential Market Forecast 2015

2015 Annual percentage change

2016 Forecast

2016 Annual percentage change

2017 Forecast

2017 Annual percentage change

Canada

443,045

8.5

489,500

10.5

475,900

-2.8

British Columbia

636,627

12.0

688,300

8.1

634,900

-7.8

Alberta

393,138

-1.9

393,700

0.1

390,600

-0.8

Average price forecast

Saskatchewan

297,487

-0.3

295,600

-0.6

292,000

-1.2

Manitoba

270,375

1.5

276,900

2.4

279,600

1.0

Ontario

465,554

7.7

535,700

15.1

541,300

1.0

Quebec*

275,302

1.5

282,100

2.5

287,800

2.0

New Brunswick

160,400

-0.9

163,500

1.9

165,100

1.0

Nova Scotia

219,440

2.1

219,800

0.2

223,900

1.7

Prince Edward Island

161,175

-0.6

179,800

11.6

176,900

-1.6

Newfoundland

275,579

-2.9

257,000

-6.7

255,400

-0.6

*Provincial weighted average price for Quebec does not affect unweighted national average price calculations. Information on Quebec’s weighted average price calculation can be found at http:www.fciq.ca/immobilier-statistiques-definitions.php SOURCE: CANADIAN REAL ESTATE ASSOCIATION SOURCE: CANADIAN REAL ESTATE ASSOCIATION 26 YPNEXTHOME.CA

Inspiration | DESIGNER ADVICE

7 essential home trends

FOR 2017

By Yanic Simard

LEFT:

Rose by J&V Digital for Newwall / newwall.com ABOVE:

IT SEEMS DESIGN TRENDS change every year, but most of us don’t completely change our decor quite that often. For this reason, it’s important to spend wisely, and avoid flashin-the-pan fads that may leave you with buyer’s remorse.

With that in mind, I put together a different kind of 2017 forecast: seven essential home trends that I’m confident will last for years to come, along with ways to apply them to your space today. Let’s make 2017 the year of no design regrets!

Vertical horizons » Your walls can be home to unique art – or they can be the art themselves. More and more people are boldly bringing drama to their vertical surfaces, with oversized paintings and prints, statement-making wall coverings, or both. » TRENDS TO TRY: Explore local art events (such as emerging-artist expos) to find wall-filling canvases – the scale can actually make a room look larger. Apply a lively patterned wallpaper to add incredible personality, such as

an oversized floral, or try a sumptuous grasscloth for rich texture that says “classic haute couture.”

Quartz composure » For decades the de-facto countertop was a slab of granite. Designers have long preferred quartz for its beauty and durability, and more and more home-renovators are catching on. It’s nonporous, but has the character of stone, with near infinite colour options. » TREND TO TRY: Splurge on a particularly covetable quartz variety like an agate style for the kitchen island, and trade-off a budget-friendly option for the main counters – a little contrast can be beautiful.

Jewel energies » Vivid-but-sophisticated jewel tones: they perfectly offset demure neutrals, brighter hues (like last year’s sky blues and bright pinks), or both, so they can and will be infused into nearly any decor scheme. » TRENDS TO TRY: Add small glass or velvet accessories

PHOTOGRAPHY: (TOP LEFT) VALERIE WILCOX. LIVING ROOM (TOP RIGHT) DESIGNED BY TORONTO INTERIOR DESIGN GROUP

Quartz Countertop – Concetto 8311 Gray Agate by Caesarstone

JAN 21 - FEB 4, 2017 | NEW HOME GUIDE 27

in amethyst or emerald to refresh your palette without a big investment.

Paint a deep hue like Benjamin Moore’s Colour of the Year 2117-30 Shadow to make a room feel cozy.

Life alfresco » Bringing the outdoors inside is big, in more ways than one. There’s a continuing trend toward introducing plant/animal motifs through prints, art and live greenery. Don’t worry about the “it” style of the day, and just enjoy a lush pattern that makes you feel happy. » TRENDS TO TRY: Use “alfresco” cafe-inspired fabrics – think forest or jungle – for upholstery and drapery, to bring the joy of patio dining inside.

Pot an indoor tree like an exotic ficus to add a luxe, fresh atmosphere to any space. Look to Patone’s 2017 colour of the year “Greenery” for accent inspiration.

» TRENDS TO TRY: Use throws, pillows, or sculptures collected on your life’s travels to bring diverse cultures to your space. Mix bohemian twists like broken-in vintage furniture with crisp black modernist pieces to balance old and new. Consider small details, like the placement of a cabinet knob – in design, details make all the difference!

Aquatic age » Blue is truly timeless – it’s the most popular favourite colour – but it also might be bigger than ever. Blue

shades mix well, or stand on their own, and they never go truly out of style, making them essential for 2017 and years to come. » TRENDS TO TRY: Mix aquatic blues and blue-greens with whites and pale woods to create a fresh, beachy vibe.

Skip super-safe grey and use navy instead to subtly enrich any palette.

Want to see more ways to tackle trends timelessly? View the Toronto Interior Design Group portfolio at tidg.ca, and find me on Twitter and Instagram via @yanicsimard.

MORE INSPIRATION ONLINE ypnexthome.ca/news/inspiration

Earth harvest » It’s not just fabric motifs that people are drawing from the earth, but rugged textures too. Tactile materials like cork, terra cotta, sisal, burnished gold as well as dark moody varieties of stone and wood are all being brought into homes to give a sense of weight and depth. » TRENDS TO TRY: Splurge on a dark marble to add masculine appeal to table tops or a luxe vanity. Use interesting flooring like cork or terra cotta, or reconsider wall-to-wall broadloom (trust me, it’s back). Try crisp “tuxedo” cabinets, with handsome wood contrasted against lighter tones.

Benjamin Moore’s 2017 Colour of the Year: Shadow

Bohemian adventures » As times goes on, homeowners are less and less interested in strict “rules” and severe minimalism, instead embracing a more personal and adventurous style, celebrating a bohemian flair and worldly collections.

Celebrity Designer Yanic Simard is New Condo Guide’s design editor, principal designer of award-winning, boutique firm Toronto Interior Design Group (tidg.ca), and regular design expert on City’s Cityline. @yanicsimard

28 YPNEXTHOME.CA

Trending

New home sales see slight decline in October LACK OF NEW HOUSING SUPPLY

continues to escalate prices, and average prices for both new single-family detached houses and highrise condos in the GTA reached unprecedented levels in November, according to the Building Industry and Land Development Association (BILD).

The number of new homes available for purchase in the GTA continues to be around all-time lows. At the end of November, there were 15,184 new homes in builders’ inventories, only 84 more than in August which reported the lowest level on record. Housing supply has plummeted over the past decade.

In November 2006, there were 31,150 new homes available for sale according to Altus Group, BILD’s official source for new home market intelligence.

Only 13 per cent of the available inventory at the end of last month was low-rise homes with just 2,036 units and of those 789 were detached single-family houses. Available highrise supply was also down in

November, falling to 13,148 units.

“The low inventory story is not only about lowrise – highrise inventories have been on a downward path over the past three years,” says Patricia Arsenault, executive vice-president of Research Consulting Services at Altus Data Solutions. “Total available inventory in November was the lowest November level we have seen since we first started to track this data in 2000.”

Low levels of inventory resulted in record-setting prices for detached homes and highrise condominiums in November. The average price of new condos in the GTA reached $493,137, a 10-per-cent increase from a year ago. Condo unit size continued to increase with the average in November, at 820 square feet.

Meanwhile, the average price of new detached homes in the GTA hit $1.23 million in November, up 27 per cent from last year. Since the beginning of the year, new detached single-family homes in the GTA have gone up by more than $258,000.

Overall, average prices for new lowrise homes, which includes detached and semi-detached houses as well as townhomes, increased 20 per cent over the past 12 months. In November, a buyer needed $977,890 to buy the average lowrise home.

“The industry is building to government policy and building far fewer lowrise homes, especially detached single-family homes, but demand has not dropped with the supply so prices continue to increase,” says Michelle Noble, vice-president of Communications, Marketing and Media Relations at BILD. So far this year there were 8,843 detached homes sold in the GTA, which is 16 per cent fewer than in 2015. At this time 10 years ago, 12,273 detached homes were sold across the region.

Overall there have been 43,651 new homes sold in 2016 with highrise accounting for 60 per cent or 26,299 homes and lowrise totaling 17,352 homes.

November New-Home Sales by Municipality: Nov ‘16

Lowrise

Highrise

Total

REGION

2014

2015

2016

2014

2015

2016

2014

2015

2016

Durham

249

303

170

29

307

58

278

610

228

Halton

244

513

396

98

149

100

342

662

496

Peel

437

515

89

144

121

151

581

636

240

Toronto

70

45

70

2,188

2,023

2,030

2,258

2,068

2,100

York

290

473

845

142

225

308

432

698

1,153

GTA

1,290

1,849

1,570

2,601

2,825

2,647

3,891

4,674

4,217

Jan-Nov

17,103

18,970

17,352

21,005

21,164

26,299

38,108

40,134

43,651 SOURCE: ALTUS GROUP

JAN 21 - FEB 4, 2017 | NEW HOME GUIDE 29

Advice | LEGALLY SPEAKING

Deciphering legal language Deeds, transfers, mortgages, charges, discharges and undertakings

By Jayson Schwarz

MORE ADVICE ONLINE ypnexthome.ca/news/advice

FOR THE AVERAGE homebuyer,

there are some legal terms that require translation. The Government of Ontario keeps records of every piece of property in the province.

These records are called the “title documents.” The document on file that says who owns the property is called the “transfer,” or “deed.” All of these documents are filed with the government — a process that is called “registering” the document.

When a bank lends money and gets a record of this loan on title, the document is called the “mortgage” or the “charge.” When the charge is paid off, a new document is filed with the government office and it is called a “discharge.” If only part of the charge is paid off, a document called a “partial discharge” can be filed. There are many other documents, but these are a good starting point.

Usually when a developer/builder starts a new project, he/she will go to a bank or other financial institution and just like you, arrange for a mortgage or charge. The difference, however, is that this can be a huge charge. As an example, the builder/developer may have a $50- or $60-million “blanket” charge applied to enable him/her to create and build the project. The next thing that happens is that the house or condo is built and sold, and it is time for closing.

In the Agreement of Purchase and Sale will be a clause that will relate to the discharge of that part of the 30 YPNEXTHOME.CA

blanket charge which affects the property you are buying. The builders’ lawyers (the good ones, in any case) add the clause that the purchaser will accept the promise (undertaking) of the builder’s lawyer to register the partial discharge in a reasonable period of time, but will give on closing two important things: a) a letter (“discharge statement”) from the bank or other financial institution (“mortgagee” or “chargee”) setting out how much money has to be paid to the chargee to obtain the partial discharge; and b) a direction from the builder to the purchaser, telling the purchaser to pay the amount of money needed to obtain the partial discharge directly to the chargee.

The clauses I will not accept stop with the purchaser being forced to accept the builder’s or the builder’s lawyer’s undertaking to register a partial discharge, without the other information.

Now, I do not believe the builder or the builder’s lawyers who do not include this information would give the promise without meaning it, but what about things out of their control?

For example, if: » the builder goes bankrupt » the builder has a dispute with the bank » some other party seizes the money from the builder » the builder has an internal shareholders dispute and assets are frozen » the lawyer goes to Argentina with the money » the builder goes to Tahiti with the money If we had followed a) and b), none of that would matter. My complaint is that it does not cost the builder anything to give this peace of mind and security to the purchaser.

It is just usually the fault of a lawyer trying to prove how good he or she can be.

Watch for these tricky clauses and consult a lawyer, because only a lawyer can provide legal advice and care enough to catch these kinds of things.

Jayson Schwarz LL.M. is a Toronto real estate lawyer and partner in the law firm Schwarz Law LLP. Visit schwarzlaw.ca or email info@schwarzlaw.ca and give us your questions, concerns, critiques and quandaries.

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Advice | MONEY MATTERS

Why are you in debt?

By Gail Vaz-Oxlade

PEOPLE WHO ARE IN DEBT often say

they no longer want to be in debt.

And often they take the steps to get themselves out. But, it seems to me, just as often people who claim they want to get out of debt do little to change their behaviour and their outcome. They keep on doing the things that got them into debt in the first place. Here are four questions 32 YPNEXTHOME.CA

you may want to ask about why you’re in the hole.

1. Do you buy stuff you don’t need?

The biggest cue that you’ve got the impulse monkey on your back are the things you have bought but no used: the clothes with the tags still on, the shoes you have yet to wear, the new dishes you’ve used just once

or twice in the six months that you’ve owned them.

Impulse shoppers are the first to admit they have a problem and the last to do anything about it. If you’re an impulse shopper, you need to remove the fuel for the impulse. That means cutting up your credit cards – or disabling them in some other fashion – and limiting the amount of

cash you carry. It also means leaving your debit card at home unless you’re headed out to take care of a need: gas, groceries, etc. When you do go shopping, you have to use a list and never go off-list.

Window shopping is torture for the impulse shopper so don’t browse stores or participate in this female bonding ritual since you’re just teasing yourself by drooling over a bunch of stuff you don’t need.

2. Do you use credit to buy things you can’t afford to buy with cash?

Hey, when you spend money you don’t have by using your credit card, line of credit or overdraft, you’re doing the wrong thing, plain and simple. If you can’t afford to pay for something in cash today, you should not be buying that thing, I don’t care how important you think it is, how great a deal you’re getting, or how desperate you feel. Using credit is no way to get out of debt. Put away all forms of credit and commit to building yourself a budget that balances. If you want something, you’ll have to give something else up to accumulate the cash you need to buy it. If you can’t come up with the cash, you must not want it badly enough.

3. Do you buy things for a one-time use that you could borrow from a friend or rent?

Practically everyone is guilty of this.

You need something such as a sewing machine or power washer twice a year so you go and buy one and then watch it – and the money you spent, likely on credit – sit and grow cobwebs (and interest charges?)

What’s with us all? We have to own everything we ever use? In the old days friends borrowed from each other and stuff got way more use.

Now our possessions are so much a part of who we are we a) hate to lend and b) hate to have to admit we don’t already have one. Dumb! And why

Impulse shoppers are the first to admit they have a problem and the last to do anything about it. If you’re an impulse shopper, you need to remove the fuel for the impulse.

MORE ADVICE ONLINE ypnexthome.ca/news/advice

do we feel we need to apologize because we don’t have the right kind of wine glasses? “Sorry, I only have these cheap glasses.” It’s a glass for heaven’s sake.

4. Do you buy certain brands because they are a status symbol?

While any car gets you from point A to point B, the high-cost, brandname buggies come with “oohs” and “ahhs” from friends and relatives.

Ditto the D&G sunglasses, the LV handbags, the CL shoes . . . I could go on forever. If you’re paying a premium to have a brand name, you have to ask yourself why. Is it

because you don’t have confidence in your own sense of style? Is it because you’re trying to emulate the dudes and dames of TV and movie fame, wearing what they wear, driving what they drive, eating what they eat? How come? Is your life so sad that you’re trying to escape?

Hey, I’m all for spending your money on the things that bring you pleasure, so if you’re not using credit to make expensive brands part of your image, I’m not talking to you. But if you are using credit, what makes you think you have the right to this stuff if you can’t afford to pay for it?

Gail Vaz-Oxlade is the host of Til Debt Do Us Part and author of Debt Free Forever and blogs daily at gailvazoxlade.com

JAN 21 - FEB 4, 2017 | NEW HOME GUIDE 33

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Trending

BEFORE & AFTER

How four neighbourhoods transitioned through the years

By Sonia Bell

Neighbourhoods are always in a constant state of flux – real estate developers continuously develop new communities, cities make efforts to enhance their public spaces and, as these changes take place, these neighbourhood might start attracting a different population over time. // While there are many communities that have witnessed tremendous growth over the years, these four neighbourhoods – Liberty Village, Mimico, Financial District and Willowdale – have experienced some of the most pronounced transitions to date.

FINANCIAL DISTRICT Before

Before

WHILE THE FINANCIAL DISTRICT has changed significantly over

the years, one aspect of this neighbourhood has sustained; it was, and continues to be, the very heart of Toronto. The neighbourhood took form in the mid- to late-19th century when a handful of banks moved to downtown Toronto.

By the mid 20th-century the Big Five banks were all headquartered in the Financial District.

While the area epitomizes Canadian TODAY capitalism (even its subterranean city, The Path, boasts a healthy economy of retail and services), it has also evolved into an area where people not only work, but live and play. The area is now home to iconic skyscrapers and glossy condominiums oozing luxury and convenience.

With more than 200,000 people coming in and out of the neighbourhood daily, as well as the residents inhabiting the condominiums, the neighbourhood is considered the most densely populated in the city.

Congestion in the financial core isn’t new; even the earliest photos of the Financial District showcase cars lining the side of the streets and pedestrians packed on the sidewalks.

36 YPNEXTHOME.CA

MIMICO

TODAY

PART OF WATERFRONT Toronto’s revitalization of the

Toronto lakefront, Mimico has become one of the hottest new waterfront communities in Toronto.

However, the area looked and felt much different before big-time developers such as Mattamy Homes, Empire Communities and Stanton Renaissance left their imprint. Mimico’s history dates to the 18th century, as a location where wealthy families built their summer homes. However, when Grand Trunk Railway was established in the mid-1800s, new housing types were developed to accommodate the new workers moving to the area.

By the late 1960’s, Mimico had a relatively seedy reputation due to its infamous motel strip that was located south of Lake Shore Boulevard and east of Park Lawn Road. In the late 1990s, however, the city set out to transform the motel strip into a brand new neighbourhood, Humber Bay Shores.

The strip is now long gone and has since been replaced by highrise condominiums. The Beach Motel was the last original motel standing. It was demolished in 2012, which made way for Empire Communities’ Eau Du Soleil.

New condos continue to take shape in the Mimico area, and attract residents due to its key asset: the waterfront.

Before

Before MORE TRENDING ONLINE ypnexthome.ca/news …continued on page 38 JAN 21 - FEB 4, 2017 | NEW HOME GUIDE 37

…continued from page 37

LIBERTY VILLAGE

IF YOU ASKED someone to define

Liberty Village today, they would likely describe its trendy restaurants, the burgeoning tech companies that have started to set up shop, and the new home and condo development with architecture that pays homage to the area’s industrial past.

Before its industrial beginnings, however, the area was part of Garrison Common, a military fortification for Toronto (then called “Town of York”), which served as the base for the Battle of York against the Americans in 1813. It wasn’t until the 1850s, when the railway was built, that Liberty Village transitioned into an industrial hub, where it was home to factories such as Irwin Toys, Inglis Factory, and the Toronto Carpet Factory.

Real estate builder CanAlfa would eventually reimagine the area, and create a master plan for Liberty Village. In the early 200s, the first phase of townhomes were built, followed by several condo buildings including, Liberty Place, Liberty on the Park, and Liberty Central by the Lake.

Strolling through Liberty Village, you’ll still find traces of its industrial past – railway tracks can be seen on a brick-paved walkway; the brick structures that once served as warehouses have since been repurposed, such as Irwin Toys factory which was converted into Toy Factory Lofts by Lanterra Developments; and the tall chimney smoke stacks all serve as landmarks in the historically-rich area.

38 YPNEXTHOME.CA

TODAY

Before

Before

FUN FACT: In the late 1800s and early 1900s, the area was home to the Men’s Central Prison and the Mercer Reformatory for Women. It is believed that these institutions inspired the name of the neighbourhood’s main artery, Liberty Street (which is the namesake for the entire community), as it was the first street reformed convicts would walk once released.

WILLOWDALE

Before

Before

TODAY

LOCATED IN NORTH YORK, Willowdale was largely considered a bedroom community of single-family homes.

But over the past decade, it has transformed to appeal to two very different types of buyers – both urban and suburban.

The residential landscape is varied, consisting of homes from the early to mid-1990s, large “moster homes” from the 1990s, and more recently, high-density housing found along the main thoroughfare, Yonge Street.

Menkes, an established real estate developer in the GTA, was significant in the transformation of the Willowdale community. In 1984, Menkes developed the 15-storey Proctor & Gamble headquarters at Yonge and Sheppard. In 1988, it introduced Place Nouveau, one of the very first towers in North York.

In the late 1990s, Menkes began the development of Empress Walk, a staple in the North York community that was a turning point for the neighbourhood.

With condos, entertainment and shopping all in one place, Empress Walk was the very first mixed-use development to be introduced to the area. Menkes continues to develop the area, with Gibson Square being its most recent project.

JAN 21 - FEB 4, 2017 | NEW HOME GUIDE 39

Neighbourhood Profile

Port Credit Residential hot spot in the 905

Fast facts Average household income

$98,254

Family structure

By Lydia McNutt SINGLES

COUPLES

FAMILIES

46%

33%

21%

Own vs. rent

62% RENTERS

38% OWNERS

Education levels

36%

35%

29%

HIGH SCHOOL

UNIVERSITY

COLLEGE

MORE PHOTOS ONLINE

SOURCE: ENVIRONICS

ypnexthome.ca/port-credit

PORT CREDIT’S WARM, welcoming

atmosphere makes it the residential hotspot in the 905. Homes near the lake are generally hot commodities in the GTA, and Port Credit is no different. It boasts a laidback atmosphere, quirky one-off boutiques and high home values.

Lifestyle Port Credit has long been a hot spot on the Lake Ontario shoreline, from its humble beginnings as a French trading post 300 years ago to the present day. The area still serves as a premier shopping destination, with a collection of quaint stores and services. The small-town charm is bolstered by the presence of ice cream parlours, dress shops and bakeries, and rounded out by pubs, restaurants and music stores.

Vibe The area’s marine roots date back 300 years, but even today Lake Ontario and the Credit River remain a means of transportation and recreation for those looking to relax on the water, steps from the trendy and teeming Lakeshore Road strip.

Meet the neighbours Port Credit Village is home to about 11,500 people. A nautical atmosphere, coupled with urban amenities, makes it an equal draw for twenty-something singles, young professionals and growing families.

In the area This neighbourhood is a charmer.

But you’ll have to dig deep, with detached house prices averaging north of $700,000 and property

values among the highest in Mississauga. You can still call this hood home for the high $300,000s, if condo living is to your liking.

Planes, trains & automobiles Lakeshore and QEW are the main eastwest thoroughfares if you’re driving, or take public transit via Port Credit GO or Mississauga Transit, with eight bus routes cutting through the Hurontario/ Lakeshore hub and connecting to the TTC at Longbranch GO. Real estate Few spots in the GTA offer this laidback, waterfront setting within easy access of urban amenities. But with the influx of locals and day trippers on a sunny Sunday, especially during one of the many summertime street fests, Lakeshore can be slow-going.

Best leave the car in the driveway and explore by foot, or boat!

Lydia McNutt is an award-winning writer and editor of New Condo Guide. Lydia’s love of architecture, interior design and the written word have landed her happily at home at Yellow Pages NextHome, where real estate rules. Email Lydia.McNutt@ypnexthome.ca, and follow her on Twitter @LydiasTweets

40 YPNEXTHOME.CA

Model Home Photo Compliments of Treasure Hill | www.treasurehill.com

DISCOVER LIVING

Treasure Hill is consistently raising the bar, building one award-winning development after another. Accolades in Markham, pictured here, showcases Treasure Hill’s appealing architecture and contemporary interiors.

JANUARY 2017 Treasure Hill has been featured as “Model HOME Of The Month” as seen in the New Home Guide model home calendar

Hot Properties

Find your next home! This page features a few of the latest properties to keep your eye on in the Toronto area. Find more properties at ypnexthome.ca

LATEST LISTINGS

TIME By: Treasure Hill Homes City: Aurora Housing type: Urban towns from the high $590’s and up to 1,500 sq. ft. treasurehill.com

KLEINBURG SUMMIT By: Mattamy Homes City: Vaughan Housing type: New 60-ft. home designs plus townhomes and 30-, 40- and 50-ft. homes mattamyhomes.com

new releases SEASONS IN CALEDON PARK RIDGE

new openings CHELSEA MAPLE STATION By: Aspen Ridge Homes City: Vaughan Housing type: Stylish modern townhomes across from the Maple GO aspenridgehomes.com

NEWTOWNS AT MOUNT PLEASANT By: Primont Homes City: Brampton Housing type: Final phase of masterplanned community of townhomes primonthomes.com

VISTA By: Geranium Homes City: Stouffville Housing type: Condominium one-storey flats and two-storey towns from the low $400’s vistaflatsandtowns.com

By: Primont Homes City: Caledon Housing type: Final release of 36-, 42- and 45-ft. detached homes primonthomes.com

SADDLE RIDGE

IMPRESSIONS IN KLEINBURG

By: Greenpark and Starlane Home Corp.

City: Milton Housing type: Towns, semis, and 40- and 46-ft. singles saddleridgemilton.ca

By: Fieldgate Homes City: Vaughan Housing type: New release of 38- and 44-ft. singles from $1,200,000 fieldgatehomes.com

VILLAGE GREEN

VALLEYLANDS

By: Averton City: Mount Albert Housing type: Family-size townhomes with up to three bedrooms from the high $500’s averton.ca

By: Fieldgate Homes City: Brampton Housing type: 38- and 41-ft. singles starting from the $800’s fieldgatehomes.com

MILL STREET VILLAGE

CORNELL ROUGE

By: Ballymore Homes and Briarwood Homes City: Tottenham Housing type: 50-ft. singles starting from the high $790’s millstreethomes.com

By: Madison Homes and Forest Hill Homes City: Markham Housing type: Freehold townhomes and single-family homes from the high $800’s cornellrouge.com

KLEINBURG GLEN

PARK RIDGE

By: Gold Park Homes City: Kleinburg Housing type: Collection of luxury homes in a prime location, from the upper $600’s goldparkhomes.com

By: Tribute Communities City: Oshawa Housing type: Detached community offering 36-, 40- and 50-ft. designs mytribute.ca

…continued on page 60 42 YPNEXTHOME.CA

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LATEST LISTINGS

Find your next home! Find more properties at ypnexthome.ca

…continued from page 58

AFFINITY CONDOMINIUMS

preview registration TAZZO TOWNES By: Marlin Spring Developments City: Markham Housing type: Elegant townhomes at 16th Avenue and McCowan Road tazzotownes.com

TIMBERLANE By: Brookfield Residential City: Aurora Housing type: Limited release of 56 estate homes in a gated community setting auroratimberlane.ca

HILLSBOROUGH LANDING By: Great Gulf City: East Gwillimbury Housing type: 36-, 40- and 45-ft. detached homes on Hwy. 7, north of Davis Drive greatgulf.com

GEORGIAN SANDS By: Elm developments City: Wasaga Beach Housing type: towns and singles starting from the high $230’s georgiansands.com

AFFINITY CONDOMINIUMS By: Rosehaven Homes City: Burlington Housing type: Two contemporary midrise condominium buildings from the high $200’s rosehavenhomes.com

QUEEN’S COMMON By: Mattamy Homes City: Whitby Housing type: Detached and townhome designs mattamyhomes.com

VICTORY HEIGHTS By: Treasure Hill Homes City: Vaughan Housing type: 40- and 42-ft. luxury singles at Eagles Landing Road and Dufferin Street treasurehill.com

CITYLUX TOWNS By: Fieldgate Homes City: Thornhill Housing type: Register for a new release of urban townhomes in Thornhill Woods fieldgatehomes.com

44 YPNEXTHOME.CA

BOXGROVE VILLAGE

TWELVE ON THE RAVINE

By: Arista Homes City: Markham Housing type: Family sized freehold townhomes and live/work towns boxgrovevillage.com

By: Geranium Homes City: Scarborough Housing type: 12 two-storey homes on 43-ft. lots that back onto Highland Creek ravine geraniumhomes.com

BLUE SKY

DOWNSVIEW PARK

By: Fieldgate Homes City: Stouffville Housing type: Register for the next realease of 30-, 36-, 40- and 50-ft. single-detached homes and towns fieldgatehomes.com

By: Stafford Homes City: Toronto Housing type: Three- or four-storey townhomes staffordhomes.ca

REAL TOWNS By: Madison Homes City: Thornhill Housing type: Townhomes starting from $1 million madisonhomes.ca

SEATON TAUNTON By: Mattamy Homes City: Pickering Housing type: Affordable townhomes alongside greenspaces and other amenities mattamyhomes.com

OAK PARK By: Ballantry Homes City: Oakville Housing type: One- to three-bedroom condominium suites ballantryhomes.com

TIFFANY HILL By: Rosehaven Homes City: Ancaster Housing type: 40- and 45-ft. singles, semidetached and freehold towns tiffanyhill.ca

THE LOGGIAS IN RICHDALE By: Senator Homes City: Richmond Hill Housing type: Luxurious 40-, 50- and 60-ft. detached homes on deep lots senatorhomes.com

Builders If you would like to include your preview registration, new release or site opening in this feature, just email the details to wayne.karl@ypnexthome.ca

Homebuyers’ Help

Compare mortgage rates for your best deal CHARTERED BANKS

variable

ATB Financial

2.5

Alterna Bank

2.6

Bank of Montreal

2.6

Bank of Nova Scotia

2.9

Canadian Western Bank CIBC

6 months

1 year

2 years

3 years

4 years

5 years

4.1 4.10op 4 6.30op

3.04 4.10op 2.79 6.30op 3.09 6.95op 3.29 6.50op 3.14 6.30op 2.84 6.35op 3.14 3.14 6.35op 2.94 3 3.20op 3.14 6.70op

2.39 4.10op 2.74

2.64

2.69

2.89

2.59

2.84

2.84

3.19

3.59

4.09

2.89

3.09

3.39

3.89

4.49

3.04

3.65

4.2

4.74

2.79

2.74

4.09

4.79

3.04 2.15

3.65 3.39

4.39 4.09

4.64 2.35

2.94 2.94

2.94 2.84

2.99 2.79

2.99 2.89

3.04

3.39

2.79

2.94

2.79 2.49

3.34 2.74

3.99 2.84

4.44 2.99

2.84

3.44

2.69

2.94

3.24

3.49

3.69

3.79

6.95op 4.55 6.45op 4 6.45op

2.7 6.95op

Equitable Bank HSBC Bank Canada

2.35

ICICI Bank Canada Manulife Bank

2.75 2.6

National Bank

n/a

President’s Choice Finan Royal Bank

2.7 2.7

TD Canada Trust

2.6

Tangerine

2.7

4.45 6.20op 4.45 4.4 6.70op

7.00op

2.99 7.00op 3.04 4.00op 3.19

TRUST COMPANIES Community Trust Effort Trust

n/a n/a

Home Trust Investors Group Trust

2.35 n/a

MTCC

2.9

6.5 4.45 6.30op 3.95 4.2 6.50op 4.55 6.45op

3.14 3.35 6.30op 2.69 3.14 6.30op 3.29 6.50op

3.25 3.5

3.95 3.7

4.39 4.3

4.64 4.35

2.14 3.09

2.34 3.39

2.59 3.89

2.79 2.45

3.09

3.39

3.89

4.49

4 6.30op 6.2 6.40op 3.1 4.25 6.50op

2.79 6.30op 2.84 6.30op 2.64 2.89 6.50op 3.25 6.25op 2.84 6.30op 3.04 2.8 2.95op 2.39

2.74

2.59

2.84

2.84

2.89

2.95

2.99

2.89

2.64 2.79

2.64 2.89

2.84 2.95

2.94 2.89

3.2

3.65

4

4.5

2.79

2.64

3.89

2.54

2.84 2.85

3.39 2.95

3.89 3.05

4.49 3.15

2.39

2.39

2.49

2.49

OTHER FINANCIAL INSTITUTIONS Alterna Savings

2.6

Comtech Fire C.U.

2.45

First National Fin. LP IC Savings

2.7

Luminus Financial

3.25

Meridian Credit Union

2.4

PACE Savings & C.U. Parama Credit Union

2.65

Steinbach Credit Union

2.25

4.75

ONLINE CALCULATOR ypnexthome.ca/mortgage-calculator Notes: **Interest rate charged subject to adjustment during term mortgage. Please consult institution for term of years available. All rates are prime rates and subject to change without notice.

R.O.R. RATES ON REQUEST op OPEN ----- NOT QUOTING N/A NOT AVAILABLE Dec 29, 2016. Prepared By Fiscal Agents Financial Information Services 905.844.7700

JAN 21 - FEB 4, 2017 | NEW HOME GUIDE 45

What’s Online

Trending now The latest real estate news from across Canada

Area carpets: Let’s lay it all out there READ THE STORY ONLINE

Canadian home sales cool but prices continue to rise

nexthome.yp.ca/area-carpets

READ THE STORY ONLINE nexthome.yp.ca/home-sales-cool

Top 5 celebrity home sales of 2016 READ THE STORY ONLINE nexthome.yp.ca/celebrity-sales

Next stop, success: Why you should invest near transit

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e

projects & communities MAP LISTINGS IN THIS ISSUE PAGE

BUILDER

SITE

CONTACT INFO

continued from page 48 PROPERTY TYPE

PRICE RANGE

PIN

MAP FINDER

East 17

Fieldgate Homes

Whitby Meadows

fieldgatehomes.com

D

T

31

28N

IFC & 1

Mattamy Homes

Queen’s Common

mattamyhomes.com

D

T

91

27O

Mattamy Homes

Seaton

www.mattamyhomes.com

D

T

44

24N

Great Gulf

Hillsborough Holland Landing

greatgulf.com

D

51

18E

Great Gulf

Sharon Village

905-478-7362

$600,000

65

20E

Great Gulf

Summerlyn Village

905-775-3461

from $700,000

52

17D

Mattamy Homes

The Estates of King Township

mattamyhomes.com

74

16I

Rosehaven Homes

Anchorwoods Holland Landing

anchorwoods.ca

D

S

86

19E

Fieldgate Homes

City Towns Valley Lands in Brampton

fieldgatehomes.com

D

S

Fieldgate Homes

Lotus Pointe Caledon

905-838-2806

D

Fieldgate Homes

Valley Lands

905-457-0445

D

Great Gulf

Trafalgar Landing

905-844-1605

Great Gulf

Westfield

905-866-6876

Mattamy Homes

Cranberry Hill

mattamyhomes.com

Mattamy Homes

Hawthorne South Village

mattamyhomes.com

T

Mattamy Homes

Mount Pleasant North

mattamyhomes.com

T

Mattamy Homes

Mount Pleasant Village

mattamyhomes.com

Mattamy Homes

The Preserve

mattamyhomes.com

Mattamy Homes

The Village of Southfileds

mattamyhomes.com

Mattamy Homes

Topper Woods

mattamyhomes.com

T

$520,000

Mattamy Homes

Wildflowers

mattamyhomes.com

T

$195,000

from $350,000

North 7

T

D

T

West

17

S

T

from $400,000

26

9P

T

from $724,000

23

8M

T

from $800,000

26

9P

T

$200,000

30

8V

from $537,000

24

8P

59

6S

60

7O

93

8O

29

7V

66

8M

D

$325,000

D

from $634,000

C

T

$406,000

C

Property Type D Detached S Semi-Detached T Townhome

projects & communities MAP LISTINGS IN THIS ISSUE PAGE

BUILDER

SITE

CONTACT INFO

PROPERTY TYPE

PRICE RANGE

PIN

MAP FINDER

Central Fieldgate Homes

90 Niagara

416-981-0036

D

T

$346,000

35

16S

Fieldgate Homes

Aurora Trails

fieldgatehomes.com

D

T

from $620,000

14

19G

17

Fieldgate Homes

BlueSky Stouffville

fieldgatehomes.com

D

from $700,000

12

22J

17

Fieldgate Homes

City Lux Towns

fieldgatehomes.com

D

53

16L

17

Fieldgate Homes

IMPRESSIONS

905-893-9500

D

3

12K

Fieldgate Homes

Zigg

416-545-0223

D

36

16R

Great Gulf

Corporate

416-449-1340

T

Madison Homes

Briar Hill

madisonhomes.ca

T

from $500,000

1

16Q

Madison Homes

Cornell Rouge

905-472-9556

D

from $890,000

16

23M

Madison Homes

REALTowns Thornhill

Madisonhomes.ca

D

from $1000,000

85

17L

Madison Homes

Thornhill Ravines

905-417-1203

D

$1800,000

53

16L

Madison Homes

Zigg

ziggcondo.com

D

from $380,000

10

18J

Mattamy Homes

Alderidge

mattamyhomes.com

D

from $1138,000

82

13S

Mattamy Homes

Cornell

mattamyhomes.com

D

T

from $260,000

17

22M

Mattamy Homes

Corporate

mattamyhomes.com

D

T

Mattamy Homes

Downsview Park

mattamyhomes.com

37

15P

Mattamy Homes

Heron Park

www.mattamyhomes.com

Mattamy Homes

Kleinburg Summit

mattamyhomes.com

Mattamy Homes

Lago

monarchgroup.net

Mattamy Homes

Picasso on Richmond

monarchgroup.net

Mattamy Homes

Richmond Green

mattamyhomes.com

Mattamy Homes

Riva del Lago

monarchgroup.net

Mattamy Homes

Thomson Towns

mattamyhomes.com

Mattamy Homes

Upper Summerside

www.mattamyhomes.com

Rosehaven Homes

Corporate

rosehavenhomes.com

5

BC

13

continues on page 47

T

S

T

from $1200,000

T

S

T

S

S

D

D

T

from $400,000

38

22Q

T

from $860,000

84

13K

C

$220,000

39

14S

C

from $550,000

40

16S

41

18K

$300,000

39

14S

from $450,000

42

19R

T

C

D

S

T

T

Property Type D Detached S Semi-Detached T Townhome

Baxter

ve

Line

Line

Line

Line

10th

8th

11th

SC a

A

rte si Disse tte an In d

d

Simco

Ave

Line

Line

5th

3rd

Browns Line

Bayvi w

Ma St in

Rd

Line

Line

Mo rn

Am eric an Dr

Clay

6th

W eston Rd

tC an al

Conc

7th 6th

4th

Scotch

Conc

Rd

Conc

Line

Line

5th

Rd

Rd

EHS

EHS

Rd

EHS

Line

Line

3rd

Line

Centre

3rd

of

2nd

7th

r vic e Rd

River

4th

WHS

Wales

Melanctho n - Mulmu r Townlin e

Line

Line

5th

4th

Prince

Mono C

27-28

24-25

Sideroad

Sideroad 27-28 Sideroad

EHS

d Se

Ave

Pape Ave

40

Jarvis St

35

Queen St W King St W Front St W

Parliament St

Edgewood Rd

e

Bloor St W Harbord St Wellesley St College St Carlton St Gerrard St

University Ave

Moffat Rd

Moore Ave

Bro adv iew

Christie St

Lansdowne Ave

Carey St Rd

36

Laird Dr

Avenue Rd

Spadina Rd

St Clair Ave W

Davenport Rd Dupont St

Ossington Ave

eld d

Toronto

Eastern

io Commiss

Rd

Park

Dr or ds Win

ore esh Lak

Rd

Rd

r Gr D ple Ma

nte Bro

e Lin

oxley d

1

Va ug ha nR d

Mt Pleasant Rd

OakwoodAve

Meddaugh Rd

B

Glencairn Ave

Rogers Rd

Roncesvalles Ave Weston Rd Keele St Parkside Dr High Pk

Middletown Rd

Allen Rd

Pos Lawrence Ave W

Rd ian Lorne Ind

19 Dr Ford

Middletown Rd

York Mills Rd

4th e Lin

Rd

Shep

St rr Ke

e Lin 3rd

Dr

Middletown

Will

n ow thd Sou

Lennon Rd

Cum

Willowdale Ave

Wilson Hts Blvd

37

Caledonia Rd

Rd

d Blv

r

tt

Rd

Dufferin St

Drewry Ave

Senlac Rd

r

d nR sto We

39

Old

Tho

North York

Downsview

k Cr Dr Blac

d Blv Haig

Lake Shore Blvd W

Park Lawn Rd

Judson St

e rmer WindeAve

Prince Edward Dr Royal York

The Queensway

Runnymede Rd

ay sw

Norseman St

82

Barrie St

New W estmins ter Dr

Sen tinel D r

Oakdale Rdy

ia Rd Caledon

Th

The East Mall

Burnhamthorp eR d Bloor St W

Bathurst St

Dufferin St Peter Rupert Ave

Keele St

Jane St

Weston Rd

40

Centre St

71

Grandra v i ne D

Tre the wey Dr

eK ing

85Carrville Rd

Summeridg e Dr

HWY

Wilson Ave

Rathburn Rd

Evans Ave Horner Ave

Jane St

Jane St

Langstaff Rd

Maple Leaf Dr

The Westway

Richm 53

55

Norfinch Dr Dr

Islington Ave

400

Etobicoke

The West Mall d lR Mil

Rd

Fraser St

Wanda St

Rutherford Rd

Dixon Rd

Renforth Dr

rry nga Gle

la eo Min

ve rA ate Rd Atw re ho kes La

Teston Rd

Bass Pro Mills Dr

ar nm Fe

Rexdale Kipling Ave

Carlingview Dr

Rd thra Caw

kwy nP

QEW

Rd Wist Rd Davis

Pine Valley Dr

Martin Grove Rd

Finch Ave W

Gamble R

McNaughton Rd

Langstaff Rd

Weston Downs

Jefferson

49

409

427

py Ex er rdin Ga

20

Sideroad 10

Coffey Rd

Weston Rd

Kipling Ave Clarence St

McGillivray Rd

Hunting ton Rd

r te D dga Fiel

e nf Co

wy l Pk tra Cen St rio nta Huro

dale Erin Rd Stn

Rd vis Ma

Cooksville

17

McKinstry Rd

Sideroad 5

Rupke Rd

7th Concess ion

Mill Rd

King-Vaughan Rd

Kirby Rd

79 73

Bloomington Rd

King Rd

Dr Gore

Rd ken Tom

rat io

wy Pk

Holancin Rd

River Rd

Leonard Rd

8th Concess ion

10th Concess ion

Cold Creek Rd

Dr ay rkw Cla

72

74

11

Steeles Ave W

Blv d

He

Eastlake

d ell R rtw Cha

Do

o e N Lin 4th

oak Burl

Westover

King St

Sdrd 20

11th Concess ion

r eD rain Cole

r st D We

Rd ga sau sis y kw Mis ls P Mil Erin

e Lin 9th

hill hurc nC sto Win

e Lin 8th

yal Ro

St ian M

12th Concess ion

line Caledon-King Town

r nD Vea Mc

Dr way Gore

Dr ort Airp

Rd

Rd iew ditv Cre

ay xW y Fo Terr

de

Sideroad 20

Sideroad 17

Rd lfe Wo Mt

d ek R Cre ille trev Cen

n ghli Lau Mc

a

e Lin 10th

lvd aB yaga w Ne

Rd St

Rd

Lorne Pk

403

N

Rd all rnw Co

Dr

ate stg Ea

Clarkson

Iroquois Ridge

38

v al Dr ing hil G t

Sideroad 20

Sideroad 18

ad 15

10

Tr ion Alb

Rd tion Sta Rd ber Gore Hum The

t in S Ma

Rd ord herf y Rd Ru ned Ken

wv ado Me

403

St as nd Du

Oakville

Sdrd 18

Sidero

Side road

Queen St

d nt R asa Ple unt Mo d eR Hop unt Mo

St en Que

St La ys Duff

Rd lea ma Bra

d ie R Dix

Rd iew ditv Cre

e Lin 4th

30

29

Sideroad 15

Sideroad 10 Patterson St

Tottenham Rd

Adjala/Tecu mseth Tow n Line Concessio n Rd 8

Concessio n Rd 7

Conc Rd 6

Rd ram Torb

Rd Hill

Rd ake rt L Hea

St

e Lin 6th

Trafalgar

Bronte

M Rd ca iss bec St issa Re ga St

St

Rd rpe tho am rnh Bu

rn

403

Erin Mills

27

QEW

Rd St

e Lin 8th

ay xW y Fo Terr

r ste rve Ha

St La ys Duff

oe esh Hors

rio nta Huro

d ar R falg Tra

Rose

eW Av

13

Rd dle Mid per Up

Cr 38 Rd

Concessio n Rd 8

Concessio n Rd 5

Concessio n Rd 4

Dr ake is L Inn d wR invie unta Mo

e Lin 9th

inw Ma

Concessio n Rd 3

Concessio n Rd 2 Mono/Adjala Town Line

Glen Rd y Haff

d sy R cou gua Chin

e Lin 10th

dle Mid

e Lin

aga nd Tya Rd Pk

20

Tu ck Palmeray

r pe Up

Concessio n Rd 3

EHS

EHS

EHS

Rd

Henderson Rd

5

Brant Hills

Concessio n Rd 2

7th Line

7th Line

6th Line

w’s ndre St A y kw wP Sno es Jam

Tansley

lkers Wa

18

Rd

w Bro Mtn

St

Palermo

u th b Ra

n linto Eg

4

y Rd ppleb A

as nd Du

Dr

St

Braeheid

Highview Survey

lph Gue

Waterdown e sid Park

Meda

E

Waterd

t 1s

Burlington Nelson don Hea Rd

c Con

M ng Spri

Streetsville

oss Dr Kingcr

Belfield Rd

403

53 16th Sideroad 6

Woodbridge

thwest D Nor r

Dr ark eyp urtn Co d R ia ann Brit 4

lvd heson B Mat

1

407

e Lin ase rB we Lo

Re xd ale

Mi

Snowball

7

Star Dr ing

401

Mississauga

3

407

Rd d roa rpe ide tho dS am 2n rnh Bu 5

nt Bra

4th Conc W

5th

e Lin 5th

ad ero Sid

d wR Dre

407

Rd rry De Old

Meadowvale

5

Rd rry De

6

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r oC Nem Mt

en Gard Ave La tre Cen 6

Flamboro Centre

e Lin 8th

4th

Rd

hard Orc

Kin rns Ke d R ns ine Eva ar dL Rd Ced rings Blin Sp d W rth sR fo ring Bee r Sp l St e Rd Ceda on Mil in St n Lin obs R Maamilto ugh yatt Rd H boro W d Mil R St n Johartin M r C

rd Sd

E

nia an Brit

20

d gR llin Co

en Gre ng Rd Spri

Millgrove Shelton La

W

d wR invie unta Mo

Cr

Bramalea

Strawberry La

31

55

56

Vaughan

17

Alb ion Rd

Emma Rd

Bernhardt Rd King St

17th Sideroad

King

427

d Blv

Pu m

t

Lloydtown- Aurora Rd

n’s Mill Rd ma eg St

72

eS

Grah Juliana Rd

Rd nk Ba Tornado Dr

Edward Ave La ers Woodcho pp

nk Rd l Ba na

idg

8

ettleby Rd KKettleby

84

Zenway Blvd

s

Br

eR

19th Sideroad

25

5

26 18

Churchville ve sA ele Ste

Milton

e Lin 1st

e Lin

Brock Rd

Concession

d eR tag Heri

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rd Sd

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ugh boro Mil

ad ero Sid t e S 8th brid Kil

n ma cE Huis Con La 6th

Rd

d sR Twis

Rd en Niv Mc

th 12 1

rk Cla

Webber Rd

Happy Valley

Nobleton

24

Rd

107

Brampton

6

l e B lv

59

25

zer ene Eb

We

Lloydtown Au ro ra Rd

15th Sideroad

Langstaff Rd

4th Line

16

Linton

Elder Mills

52

Holland St

6th Line

3rd Line

16th Sideroad

3Kleinburg

8th Line

88

4th Line

17th Sideroad

27

73

10

Bond Head

18th Sideroad

Rd

re mo stle Ca

410

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24

6

15

4

7

Rd ine ma Tre ine oolL Sch Bell

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t in S Ma

St rio nta

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Northwood Park n St

13 8

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4

401

Ct od Wo

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13

Mansewood

in Ma

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ad ero Sid

ad ero Sid

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Huttonville

3

5th

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Camp bell vill e R d

Gl

Ave tre Cen

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Harper Cors

W

Rd

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th 10

ad ero Sid

9

7

Gulliver

10

Old

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93

107

t hS urc Ch

Nashville Rd

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19

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8

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27

49

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60

Dr River

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Newton Robinson 8th Line

9

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Rd ol ho Sc

Heart Lake Villages

Dr ss nle Wa

St ce Prin

d

ad ero Sid

d gR Kin

Snelgrove

Humber Grove

ad ero Sid

Pinkerton

Penville

Schomberg Heights

19th Sideroad

Cedar Mills

d hR urc Ch

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23 Valleywood 66

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ad ero Sid

25

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Westove

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V

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Sayer’s Mills

T

4th

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9

Arm stro ng A ve

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Halton Hills

ad ero Sid

Moffat

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Mill St

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S

7

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-6

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34

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25

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12

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42

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Creek

5th Line

Mill St

400

11th Line

1

Rich Hill

2nd Line

89 14 Line

New Tecumseth

2nd Line

17

Church St

13th Line

9th Line

Tottenham

Churc

16

14 Line

7th Line

14

rd Sd en ve unsd eA H Pin

50

22

Beeton

Queen St

Randall

Allimil

Main St

Cedarville

Rd line ase eB Old

10

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50

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roa

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5th Line EHS

EHS

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4th Line EHS

3nd Line

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50

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3nd Line EHS

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ad

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53

3rd

15

56

Green Briar

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Line

Bethesda

Sideroad

14

Nicolston

Line 10

Sideroad 5 Adjala

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13

Albert St

Loretto

Line

5th

Elmgrove

12

Sideroad 25 Adjala

Ballycroy

24

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52

124

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124

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10th

e

Lin

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5th e

sa-

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S

11

50

Connor

11

Erin e Sid

1

Hockley

6th 27

Sideroad

5th

Victoria St

Sleswick

St sh Bu

Sid

Sid

Lideroad 1

Rd

5

1 ad

15th Sideroad

rd Sd ve Gro ech Be

5

d1

Lin

4th

Era

d

a ero

10 13

Sideroad 20 Adjala

Relessey

Brown’s Rd

Blount

rd Sd

ad ero Sid

n sto arle Ch

124

a ero

17

20th Sideroad

18

t yS Terr

136

t ac tar Ca

23

Glen Cross

Rae Ridge La

t rS the Hea

Coulterville

6th

Mimosa

8th

22

Airport Rd

EHS

1st Line EHS

Rd eld erfi Port

t in S Ma

e

Sid

Cedar Valley

8

15th Sideroad

Rosehill

rd Sd ve Gro

Binkham

Hillsburgh

24

ad ero

J

26

1st Line

ine CL

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Lin

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7

d2

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Rd son Daw

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7

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St ville ge an Or e Sid

9

Egbert

10th

Sideroad 10

Sideroad 30 Adjala

Shady Glen La

Rd kley Hoc

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St een Qu

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I

22

1st St

Veterans Way

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24

26

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109

Caledon Lakes

9th

a frax Gara st We

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Cooney Rd

Jewel Rd Vickers Rd

Gamsby Rd

Lawrence Rd

35 115

Arthur St

Bell-wood Dr

Golf Course Rd

Moffat Rd

Lockhart Rd

King St Stephenson Rd

Mill St

Riley Rd

V

Pollard Rd

Ho Port ove rR d

Fowler Rd

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East Region

U

Squair Rd

Bennett Rd

Waverly Rd

T

Darlington Clarke Townline

Providence Rd

Lambs Rd

Bowmanville P

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42

Kirby

Ochonski Rd

Bragg Rd

Mearns St

O

S

Central Region

4

Concession Rd 3

Main St

Queen St E

oners St

Nixon Rd

N

Leskard Rd

Cole Rd

Mearns Ave

Concession St 57 Baseline Rd

Bethesda Rd

14

Acres Rd

Middle St

Presto nva le R d

5th

Sdrd

English Rd

Dukelow Rd

17

Cameron Sdrd

Ma ple

Be ac h

Rd

Sideroad

Cr

Holmes Point Rd Victoria S

M tP lea sa nt Tr ail

Duclos Rd

Mapl

La ke Dr

du stri al Pkwy

Virginia Blvd

St ou ffv ille

ed Rd

Skelding Rd Allin Rd

Mosport Rd

Gibbs Rd

Aked Rd

Clemens Rd

Sew ells

Dick Re

New Park

Best Rd

Woodley Rd

Green Rd

r

H Corneil Rd

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F Hall Rd

Murphy Rd

Longsault Rd

35 Concession Rd 10

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Johns Rd

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M Clarington

Liberty Rd

Hancock Rd

n sto ng Ki

M James Rd

Nesbitt Line

Cedardale Rd

I

St Clair Ave E

Rd rth nfo Da

Allan Long Rd

View Lake Rd

Yelverton

Concession Rd 8

Concession Rd 4

Maple Grove Rd

Maple Grove

5

7A

Cartwright East Quarter Line

Holt Rd

Rundle Rd

Trulls Rd

Courtice Rd

401

2

Concession 11 Concession 10

20

Taunton Rd

Salem

H

Concession 4

Cedar Park Rd

Solina Rd

Washington Rd 34 Bloor St

HWY

Concession 12

J

Hampton

Nash Rd

G

Concession 3

Lettner Rd

Vannest Rd

59

Concession Rd 6

Pebblestone Rd Tooley Rd

Townline Rd

e Murray Av

Dovehaven Rd

McLaughlin Rd

Old Scugog Rd

Ormiston Rd Langmaid Rd

Olive Ave

Park Rd

P

ll i p

Union School Rd Wotten Rd

Enfield Rd

Townline Rd

Bond St

Solina

Mitchell’s Corners

62 hi

Hoyer Rd

Nestleton Rd

Cartwright West Quarter Line

Sandy Rd

Graham Rd Russell Rd

8855

58 King St

22 rth St Went wo

60

Enniskillen 3

Sand Bar Rd

Ogemah Rd

Washburn Island Rd

Rd

Wilson Rd 35

Grandview St N

54 Adelaide Ave

Gibb St

34

Conlin Rd Harmony Rd

Ritson Rd

Burns St

Valentia Rd

Eldon Rd

Beacroft Rd

Mississaugas Trail

He ad

Harmony Rd N

Simcoe St

Halls Rd

Pickering Beach Rd

Shoal Pt Rd

Westney Rd

Harwood Ave

Henry St

Hopkins St

Dundas St

Grandview St N

Ritson Rd

53 Stevenson Rd

36

52

Concession Rd 10

Concession Rd 7

Oshawa

28 Ma nn in g Rd

Barry Moore Rd

Bush Rd

White Rock Rd

Fingerboard Rd

Sim coe St

Till Sdrd Stevenson Rd N

Garden St

Cochrane St

Salem Rd

Victoria St

Whitby Brock St

McQuay Blvd

Halls Rd

Ravenscroft Rd

3143

4

Byers Rd

Mountjoy Rd

57

Janetville

Fallis Rd

Cadmus

Devitts Rd

Concession Rd 9

33

Nestleton

McKee Rd

57

3

71 2

3rd Concession

Barry’s Rd

Station Rd

Old Simcoe Rd

Thornton Rd

Columbus

Bradburn Rd

Burketon

Boundary Rd

Winchester Rd

16

Thickson Rd

Anderson St

12

Taylor’s Rd

Sideroad 18

Sideroad 18A

Stevenson Rd N

Duffs Rd Cedarbrook Tr

Country La

Salem Rd

Westney Rd

Squire Beach Rd

East Ave Port Union Rd

44

Diamond Sideroad

Bryant Sdrd

Country La Coronation Rd

Halls Rd N

Greenwood Rd

Lyndebrook Rd

91

41

24

Cochrane St

Kinsale Rd

Sideline 4

Paddock Rd

Riverside Dr

2

Columbus Rd

3

Rossland Rd

Ajax

26

19

Raglan Rd

Raglan

7 12

Howden Rd

Brooklin

Taunton Rd

Shirley Rd Coates Rd

Myrtle Ashburn Rd

Sideline 2

Ashburn

5th Concession Rd

31

Scugog Line 3

t Rd

Malcolm Rd

Edgerton Rd

Church St

2

Heron Rd

Dagmar Rd

Balsam Rd

Myrtle Rd

Scugog

Scugog Line 4

Scugog Line 2

Brawley Rd

Greenwood

oin

Mariposa/Ops Bdry

Eldon Rd

Ridge Rd

Spadina Sdrd

Grey Sideroad

Rd st Ma

Lakeridge Rd

High P

Eden Rd

Sideroad 18A

Blackwater Rd Reach St

Chalk Lake Rd

Mount Zion 31

HWY

Rd

Bayly St Sandy Beach Rd

eE Av

Lawrence Ave E

Church St

Liverpool Rd

Valley Farm Rd

Sheppard Ave

Brock Rd

ton gs Kin

Balsam Sideline 5

Sideline 22

Sideline 22

Whites Rd

Dixie Rd

Rosebank Rd

Altona Rd

38

Sideline 12

Sideline 24

Concession Rd 3

27

89

38 West Hill

44

Finch Ave

Westney Rd

Sideline 14

Sideline 22

Sideline 24

North Rd

Sideline 28

7

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Meadowvale Rd

Morningside Ave

Scarborough 42

Guildwoo d P

4th Conc Rd

Beare Rd

Milner Ave

Military il Tra

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Bellamy Rd

Eglinton Ave E

Brim o rt on

Scarborough Golf Club Rd

Daw es R d

Coxwell Ave

Woodbine Ave

Greenwood Ave Donlands Ave Jones Ave

Victoria Park Ave

Midland Ave

Pharmacy Ave

Birchmount Rd

ath le P Brid

Brimley Rd

Don Vally Pkwy

Don Mills Rd

Ellesmere Rd

Sewells Rd

Sheppard Ave

Neilso n R d

Nugget Ave

Old Finch Ave Rd

Whitevale

Plug Hat Rd

Sideline 14

Sideline 16

Sideline 20

Sideline 26

Sideline 34

Box Grove Steeles Ave E

E Ave evin McL

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407

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71

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Middlefield Rd

Leslie St

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Denison St

404

Mortimer Ave

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Markham Rd

14th Ave

71

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Whitevale Rd

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Eglinton Ave W

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7th Concession Rd

7

McNicoll Ave

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HWY

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Co

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Unionville

Reesor Rd

Markham

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Woodbine Ave

Leslie St 12

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17th Ave

94

73

07

John St

Major Mackenzie Dr

25

al

16th Ave

69

Glen Major

Claremont

57 Proutt Rd

Jobb Rd

Uxbridge Pickering Townline

5

Elgin Mills Rd

67

Webb Rd

Altona

Dicksons Hill

48

D on

Warden Ave

mond Hill

65 Kennedy Rd

Victoria Square

McCowan Rd

19th Ave

29

41 49

Main St

Pine Pt Rd

Ma Brown’s Rd

Beacock Rd

Pine Rd

1

Sideline 32

Jefferson

Glasgow

Stouffville 12 10th Line

Rd

Stouffville Rd

14

n Sideroad St

Markham Rd

10

Bethesda Rd

Bethesda

Houston Rd

Allbright Rd

Concession 14

Mabels Rd

L AKE SCUGOG

Utica

Brock Rd

Yonge St

Sunset Beach Rd

nd Isla

Rd

Scugog Line 6

Ried Rd

21

47

Secord Rd

Demara Rd

Whitfield Rd

Epsom

F

Rainbow Ridge Rd

7 Mile Chandler Dr Island Rd

Scugog Line 8

Ward Rd

Cottage Rd

7

8

40

Whitchurch-stouffville

Wetheral Sdrd

R

Goodwood Rd

HWY

Marsh Hill Rd

Brookdale Rd

47

E

28

.

La

7

Cross Creek Rd

Pogue Rd

Harper Rd

Scugog Line 9

HWY

Ramsey Rd

L

17

Kent St

4

Cricket Hollow Rd

16

Hood Dr

C Little Britain Rd

D

Seagrave ier oz Cr

4

Long Rd

Ranch Rd

Algonquin Rd

Fenelon Bdry

Dewdrop Rd

Little Britain Rd

Zion Rd

Cookston Rd

Taylor Corners

Cresswell Rd

Salem Rd

Clements Rd

Scugog Line 9

Medd Rd

Uxbridge

Prouse Rd

34

Sideroad 17 Sideroad 17

O’Beirn Rd

Wagg Rd

Hillsdale Dr

Aurora

47

8th Conc Rd

d

Re ach St

HWY

7th Conc Rd

Vandorf Rd

Kawartha Lakes

Royal Oak Rd

Scugog Line 12

Cragg Rd Canton Rd

8

6th Conc Rd

e hor

8

enderson Dr

Aurora Rd Lak es

Jesse Thomson Rd

Sideroad 17A

Ballantrae 15

Scugog Line 12

Ball Rd

Roseville Siloam

4th Conc Rd

Wesley Cors

Marsh Hill

23

St Johns Rd

7 12

B

Farmstead Rd

Little Britain Rd

6

Saintfield

Uxbridge

3nd Concession Rd

Bayview Ave

Wellington St

St John’s Rd

Farmstead Rd

Brock-Scugog Townline Rd

Blue Mountain Rd

6

Oakwood

7 7th Concession

Pinedale

Scugog Line 14

1

Feasby Rd

2nd Concession Rd

Woodbine Ave

14

26

Sideroad 17

Cherry St Faulkner Ave

Bogarttown

Shier Rd

1

St John’s Sideroad

Brock Rd

Vivian Rd

74

11

Davis Dr Bow St

Cedar Valley

Lloyd Sdrd

Mulock Dr

Sandford

Sandford Rd

18

Manilla

7A

Cambray

GrahamRd

13

Victoria Corners Rd

A

Quaker Rd

2nd Concession

Victoria Corners

9

Skyline Rd

9th Concession

6th Concession

Foster Dr Kennedy Rd

York-Durham Line

Newmarket

Weirs Rd

Goos

33 The Glen Rd 34

46

5th Concession 4th Concession

21

Camero 9

Rd

Peniel Rd

10th Concession

Islay

Rd

9

Valley

Black School Rd

11th Concession

Sunderland

6

Grasshill

Woodville

32 12

8th Concession

King St

13

8th Conc Rd

Davis Dr

Lake Ridge Rd

Bales Dr

P e ff e r l a w

West Franklin

Vallentyne

Zephyr Rd

13

6th Concession Rd

19

Weir’s Sideroad

ain M

Herald Rd

St

31

9th Concession

23

Linden

Cannington

Derryville

Vrommanton

St

2

5th Concession Rd

Green Lane

Udora

Leaskdale Rd

Ashworth Rd

9th Concess ion

Rd Franklin

38

iller’s Sideroad

Hollingers Rd

82

30

12

Woodville

King

2

Concession

10

5th Concession Rd

Mount Albert Rd

13

12

39

t

29

Hartley

Lorneville

14th

Brock

10th Concession

Fowlers Rd

4th Concession Rd

65

3rd Concession Rd

Farr Ave

13

Ravenshoe Rd

Brewster Rd

Zephyr

Meyers Rd

Doane Rd

Bridle Path

Cedarbrae

39

Centre St

51

Rd

Morning Sdrd

East Gwillimbury

Doane Rd

ng ndi La

d

77

Hornes Rd

86

45

51

48

Queensville Sideroad

Queensville

28 13th Concession

Wilfrid

Rd

Q u a r ter

Lorneville

46

Brock-Thorah Townline East

Concession

21

Old Shiloh Rd

Foot Dafoe St St

Holborn Rd

Orchard Ct

Sand Rd lla nd

2nd Concession Rd

Leslie St

2nd Concess ion

77

Smith Blvd

Leitch Rd

3

27

Concession Rd 3 Thorah

Concession Rd 2 Thorah

48

14th

Cedarbrook Dr Rd

Old Homestead Rd

Georgina

Brown Hill

Cole Rd

26 Morning Glory Rd

Dr

g Irvi n

81

Frog St

Boag Rd

Maple Hill

8

79

Prout Rd

Ravenshoe

25

18

Park Rd

Rd

24

Audubon Way

Miles Rd Blake Ave

ing ter Ca

Boag Rd

Holborn Rd

38

32

Rd

BrockThorah Twnl W

Thorah Beach Port

Point

Virginia

Latimer Rd

Dr

Holland Marsh

10th Line

d

Lasher La Valley Vie w

Ravenshoe Rd

Cryderma n’s Rd

West ury

Rd st re nc ve Ra

Carley Rd

The Queen sway

Line 12

1 Ho

23

Mile Lane

Pollock Rd

Glenwood Ave

River

Sutton

Maple Beach

Duclos Point

Rd

Island View

Stoney Batter Rd

22

Count ry Bethel Side Rd

COOK’S BAY

Briars 80 Pk

Black Hi

Rd 9 ing

Baldwin Rd

Line 13

Rd

e dge

St gh

21

Morton Ave

Rd

Base Line Rd

8A

Church St

Gilford Rd

ham Sdrd d

3

Lockie Sd Rd

Old Homestead Rd

Fennell

mp Ho us e

Jacksons Point

Park Rd

20

Rd H

Deer Park Rd

Boyers Sideroad

h ore

Dalton Rd

19

Island Grove

Metro Rd

Willow Beach

Rd

DeGrassi Point

The Que ensw ay

3

Line

20th Sideroad

18 4

Roches Point

Harbour St Pine Ave

Killarney Beach Rd

chill

Dr

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39

Lake

S

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Belle Aire Beach Rd

3rd

23

Nantyr Park

Civic Cen tre

20th Side road

Line

Line

Old

7th

6th

Cate r

Nantyr

nnisfil

John’s Rd

Barclay

L

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French Manor End

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English Manor 2

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