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So far Ford & Chris has created 159 blog entries.
12 09, 2019

JUST LISTED! 1100 Kingston Road Suite 216 – Kingston & Co

Welcome to 1100 Kingston Road, Suite 216

Stunning in every way, this corner suite with a southeast exposure features impressive large windows and the day long ambiance of natural light in every room. Not often found in condo living, the 1420 square feet of living space seems even larger given its exceptional floor plan with 3 bedrooms and 3 washrooms.

The spacious foyer of 1100 Kingston Road, Suite 216 is delightful for welcoming guests and includes a large closet to tuck away every coat, shoe and accessory. There is also an oversize laundry/storage room and a separate locker so that everything has a spot when not in use!

With engineered natural hardwood floors, the open concept main living space is warm and bright. The impressive kitchen features abundant white matte parma shaker cabinets, an eight-foot-long centre island with tons of space for prep and room to enjoy casual meals too! There is a separate pantry, pull out pot drawers, stainless steel appliances, an upgraded gas stove and a classic white subway tile backsplash. Finished with style and just right for the gourmet chef!

The dining area is spacious with enough room to easily seat six people. The adjacent living room has lots of space so everyone can stretch out while watching a movie and it’s a great spot for entertaining. There’s even an office nook which is a perfect for a home office or a spot for the kids to do homework.

All three of the bedrooms are generous in size with large windows and closets. The master bedroom is truly remarkable with enough space for a king size bed and a sitting area. It also includes a separate walk-in closet and spa-like master ensuite.

The south facing balcony is a great spot to finish a good read and is outfitted with a gas line for barbequing in any season!

Kingston & Co is a recently built condo in the heart of Kingston Road Village and just minutes from Queen Street East and the beach! It overlooks Blantyre Park and has a roof top terrace with panoramic lake and city views and a large barbeque area. On this level there is also a private indoor dining room that can be booked for entertaining.

On the second level of 1100 Kingston Road, very conveniently located is a guest suite, a well-equipped gym, a yoga studio and large lounge with a pool table. So incredible to have all of this at your fingertips!

Perfect for a family looking for carefree living or for anyone looking to “right size” with space to accommodate guests. Suite 216 checks all of the boxes, move in and enjoy this gorgeous residence!

Further photos & info: www.1100Kingston.com

List price: $999,000

MLS #: E4613832

20 08, 2019

SOLD! 241 Strathmore Boulevard – Danforth Village

Our buyer clients will soon be calling 241 Strathmore Boulevard home!

241 Strathmore Blvd, Toronto sold by Thurston Olsen Real Estate Team with RE/MAX Hallmark Realty Ltd.

On a fabulous tree-lined street just off Danforth Avenue you’ll find this semi-detached home with a solid 2 car garage accessed via lane way. The home features 3 bedrooms, 2 full washrooms, and an over-sized master bedroom. The private backyard is shaded by a custom pergola and has access to the garage.

Danforth Village and its neighbourhood shops, parks and schools are all nearby, along with Greenwood Subway Station one minute away.

Congratulations to our wonderful clients, you picked a great home!

16 08, 2019

Where you can buy houses in Toronto for under $1 million

Here’s where you can buy houses in Toronto for under $1 million

skyline with CN Tower, condos and houses in Toronto

The price of detached houses in Toronto surpassed the $1 million mark for the first time in 2015. Since then prices have hovered at a consistent high and according to a new report by RE/MAX, they’re again on the rise. RE/MAX examined the Toronto Real Estate Board‘s 65 districts and found that detached housing values rose in 57 per cent of neighbourhoods in the 416. While this is welcome news for those who already own a piece of this lucrative property pie, those trying to buy houses in Toronto find themselves wondering if and when affordability will return to this hot market.

Despite the affordability woes, detached home sales in the GTA were way up in the first half of the year. Year-to-date transactions are up 17 per cent over 2018 figures – 20,067 versus 17,202 – and double-digit sales increases happened in over 70 per cent of TREB districts, which includes areas in the 416 and 905.

The market correction – especially over the past 18 months – has been the major catalyst for the increase in detached housing sales. It’s all about price,” says Christopher Alexander, Executive Vice President and Regional Director at RE/MAX of Ontario-Atlantic Canada. “The overall average price for detached housing in the GTA is still down marginally (-1.2 per cent), compared to year-ago levels. Year-to-date average price (January to June) was $1,008,177 in 2019 versus $1,020,136 in 2018.

While balanced and seller’s market conditions are evident in the 416, an estimated 45 per cent of Toronto neighbourhoods were in clear buyer’s market territory in June. The tightest area of the city is the East End, where eight out of 11 districts are in balanced/seller’s territory.

If you’re in the market to buy and you have your heart set on the 416, but don’t have a bottomless bank account, here are 12 areas where you can still buy detached houses in Toronto for less than $1 million.


East End Toronto homes for under $1 million


West end Toronto homes for under $1 million

source: blog.remax.ca

9 08, 2019

LEASED! 875 Queen Street East Suite 324 – Leslieville

We helped our client successfully rent out his shiny new condo at 875 Queen Street East in Leslieville.

875 Queen Street East, Leslieville, Toronto leased by Thurston Olsen Real Estate Team

The south east facing corner suite has one bedroom, plus a den. Ample natural light floods the open living room and sleek designer kitchen with lofty concrete ceilings. Steps to parks, restaurants, shops, TTC, easy access to the highways, and all that Leslieville has to offer – plus a parking space!

7 08, 2019

SOLD! 174 Campbell Avenue – Junction Triangle

174 Campbell Avenue in the Junction Triangle was recently scooped up by our buyer clients.

174 Campbell Ave Junction, Toronto Sold by Thurston Olsen Real Estate Team Ford Thurston Chris Olsen

The 2 storey brick semi was beautifully renovated, has three bedrooms, two washrooms, a finished basement, and a 2 car garage! The main floor opens into a modern white kitchen with a timeless, stylish backsplash, loads of cupboards and plenty of counter space. They can walk out from the kitchen to spend sunny evenings in the west facing backyard. Congratulations to our clients, we’re excited for you to make this house your home.

23 07, 2019

Less stress on mortgage stress test rules

Canadian mortgage rates have quietly fallen this year, and so has the stress-test rate that lenders must qualify borrowers against. (Daniel Munoz/Reuters)

For the first time since the government implemented new stress test rules on Canadian home loans, the bar has been lowered — meaning a would-be homebuyer could be approved for a bigger mortgage today than they would have yesterday.

The so-called stress test, formally in place since January 2018, is a financial bar that any Canadian looking to take out a mortgage must pass to be approved for one. Regardless of what deals they may have been offered by a lender in the real world, for regulators to sign off on the loan, the borrower’s finances must be tested as though their mortgage rate is at a higher level. The idea is to save borrowers from biting off more debt than they can chew and ensure they have some financial wiggle room if rates rise.

The stress-test level is set at either two percentage points above the actual mortgage rate or whatever the average five-year posted rate is at Canada’s big banks, as calculated by the Bank of Canada — whichever is higher.

That bank rate hasn’t changed since May 2018, when it rose to 5.34 per cent. But this week, it inched down to 5.19 per cent, the first time it has decreased in almost three years.

More purchasing power

The impact of the slight lowering of that bar is to let people qualify for a bigger mortgage than they could before, even if everything else in their finances has stayed the same. It has the effect of giving them slightly more purchasing power, allowing them to fish in a slightly more expensive pond full of homes.

It’s not a huge move, by any stretch.

Rate comparison website Ratehub.ca calculates the typical borrower can now afford about 1.4 per cent more home than they could previously. Assuming a borrower had a down payment of at least 20 per cent, no other debts to speak of, and earned $100,000 a year, under the previous test level, they would have qualified for a home valued at $589,000. Today that same family can buy a house worth $597,000.

It doesn’t make their mortgage any easier to pay off. It just allows them to theoretically buy a slightly more expensive home than they would have previously been allowed to.

Samantha Brookes, CEO of broker Mortgages of Canada, says overall, the stress test has put a chill on the market, but she doubts that this week’s move will make a major dent in its impact.

“It allows someone purchasing to buy a little bit more but it’s not that significant,” she said. “Consumers are in this wait-and-see pattern — it’s still difficult to get into the market because that stress test is there.”

And the tiny amount of extra wiggle room that this week’s move may make the dollars and cents add up a little better on paper, but the real impact may be all in our heads, says Nick Kyprianou, president of RiverRock Mortgage Investment Corporation, a Toronto-based alternative mortgage lender.

Kyprianou is somewhat of a rarity in that he makes his money in real estate, but isn’t among those who blame the implementation of the stress test in 2018 for taking away the punch bowl and ending a real estate party in full swing.

He may have a bias in that the stress test made his business busier, as people shut out of traditional lenders by the new rules flocked to alternative lenders. “But it was a reasonable thing to do,” he says. “As a homeowner and a citizen it wasn’t the wrong decision — things were irrational.”

Kyprianou says the stress testing level moving almost imperceptibly lower is likely to help the market just by instilling confidence, because it’s not just the theoretical testing level that’s lower — actual mortgage rates are falling too.

Fixed mortgage rates are priced on what’s happening in the bond market, which has been signalling for months that it expects cheaper lending rates to come.

The U.S. central bank could cut its benchmark interest rate as soon as the end of this month, and while Canada is expected to stand pat for a while, the Bank of Canada is not immune to the global forces that may push rates down even lower.

As long as house prices don’t crater, rates in the real world moving lower will have a much bigger impact than this week’s tiny wobble in the stress test, Kyprianou says.

“This is a psychological game. If people feel confident they’ll get back in the market.”

source: cbc.ca

11 07, 2019

Thurston Olsen Toronto Real Estate Update Q2 2019

Summer is here! We hope you’re enjoying this weather and finding some time to relax with friends and family. To keep you up to date and informed about the real estate market, we have prepared your Toronto real estate update for the second quarter of 2019.

Do you want the stats for your neighbourhood, or have a question about a specific sale on your street? Reach out and we’ll gladly give you all of the info! info@thurstonolsen.com

Are you curious to know what your home is worth? Give us call at 416.465.7850 and we will be happy to provide you with an opinion of value.


Thurston Olsen Real Estate Team update Toronto Q2 2019

  • 10,131 homes sold throughout Toronto from April – June, 2019
    • 3,150 were detached homes
    • 1,021 were semi-detached homes
    • 4,836 were condos
    • 1,124 were a combination of other home types
  • The average price of a detached home is $1,359,192
  • The average price of a semi-detached home is $1,052,834
  • The average price of a condo is $639,316
  • Homes are on the market an average of 17 days

Click here to view our Toronto Real Estate Update from Q1 2019.

28 06, 2019

Canada Day in Toronto 2019

Canada is preparing to celebrate its 152nd birthday this weekend, and Toronto is marking the occasion with events happening across the city.

Canada Day Toronto skyline, Canada Flag

Canadian flag and the Toronto skyline. The flags waves from the back of a tourist cruise in Lake Ontario

Festivities are planned to take place throughout the city, including fireworks displays to cap off what’s expected to be a beautiful weekend.

According to Environment Canada, the weekend is expected to consist of warm weather and the chance of showers.

Whether your celebrations include festivals, events, or fireworks, be sure to factor in the weather and plan to stay cool and dry.

If you’ve yet to plan your weekend, CBC Toronto has created a list with some of the city’s biggest events to help you ring in Canada’s birthday, get around the city, and enjoy the sunshine.

Parking and transit

Toronto Police Service Parking Enforcement will not be enforcing certain parking bylaws during the Canada Day holiday on Monday.

This includes pay-and-display or metered areas, rush-hour routes, and posted signs indicating Monday-to-Friday regulations. But they’ll continue to enforce all other areas and issue tickets for parking offences.

Transit on Monday will be running on a Saturday schedule, and commuters can visit the TTC website for more information.

Canada Day Toronto fireworks

There are several fireworks displays scheduled around the city for Canada Day. (Frank Gunn/Canadian Press)

Where to Watch Fireworks

The celebrations wouldn’t be complete without watching the fireworks light up the sky across the city. Here’s where you can catch them across the city:

  • Amesbury Park at 9:45 p.m.
  • Ashbridges Bay/Woodbine Park at 10:00 p.m.
  • Centennial Park at 10:00 p.m.
  • Milliken Park at 10:00 p.m.
  • Mel Lastman Square at 10:30 p.m.
  • Stan Wadlow Park at 10:00 p.m.
  • Weston Lions Park at 10:00 p.m.

Canada Day Events

Canada Day at Mel Lastman Square

Canada Day festivities at Mel Lastman Square will take place Monday with live music and dance performances, arts, family activities, and will end the night with a spectacular fireworks display.

Time: 6:00 p.m. to 10:30 p.m.


Multicultural Canada Day at Yonge- Dundas Square

The annual Multicultural Canada Day celebrations will feature  everything from a “Parade of Nations” and a massive singing of O Canada, to art, food and live performances from diverse multicultural groups.

Time: 12:00 p.m. to 9:00 p.m.


Canada Day at Downsview Park

This free family event will feature free inflatables and games for children, face painters, a number of vendors, live entertainment, and food trucks. The fun-filled event will be capped off with fireworks to end the night.

Time: 4:00 p.m to 11:00 p.m.


Canada Day at The Albert Campbell Square — Borough Drive

Interactive dance performances and the opportunity for a dance party will be taking place at Albert Campbell Square, together with vendors, food and free entertainment.

Time: 5:00 p.m. to 8:00 p.m.


Burlington Citizenship Ceremony — 1400 Lakeshore Rd

New Canadians will take their citizenship oath in the gazebo in Spencer Smith Park on Canada Day, and the event will also feature multicultural dance performances, a number of vendors, and will finish with a fireworks display.

Time: 2:00 p.m. to 10:00 p.m.


East York Canada Day Parade & Festival — 373 Cedarvale

The 62nd East York Canada Day Parade will feature rides, food, live music, a craft beer garden and the swimming pool will be open. The grand finale will be a fireworks display at 10:00 p.m.

Time: 10:00 a.m. to 10:00 p.m.


Canada Day at Centennial Park 

Enjoy Toronto Ribfest during the day with live entertainment and activities for the whole family. Top off the night with fireworks.

Time: 1:00 p.m. to 10:00 p.m.


Redpath Waterfront Festival

A fleet of tall ships will descend on Toronto’s waterfront this Canada Day weekend, and will be open for deck tours from Saturday to Monday from Bathurst to Bay. There will also be a Maritime Market, sail-training activities and live entertainment

Time: 10:00 a.m. to 6:00 p.m.


Amesbury Park Canada Day Celebrations

Amesbury Park celebrations will feature multicultural entertainment, children’s activities and a variety of vendors. The event will be capped off with fireworks.

Time: 9:00 a.m. to 10:00 p.m.


Wigwam Chi-Chemung – Canada Day: An Indigenous Perspective — Ontario Place

This Wigwam Chi-Chemung program will look at Canada Day from an Indigenous perspective, sharing the story of the 1805 treaty between the Mississaugas of the Credit and the settlers that resulted in a covenant between the European and the Anishinabe nations.

Time: 1:00 p.m. to 3:00 p.m.


Canada Day at Thomson Memorial Park — 1005 Brimley Rd

Start the day with a pancake breakfast, enjoy live entertainment, activities and a 23-metre zipline across the park.

Time: 10:00 a.m. to 4:00 p.m.


Canada Day at Black Creek Pioneer Village — 1000 Murray Ross Parkway

Enjoy 19th century carnival performers, musicians and carnival games. This event is a unique take on Canada Day celebrations, and will feature a citizenship ceremony with 40 new Canadians.

Time: 10:00 a.m. to 5:00 p.m.


source: cbc.ca

20 06, 2019

Don’t Panic – What to do About an Animal in Your Home

It’s easy to forget that our city was once home to many, many animals. While now we really only have raccoons, pigeons and squirrels to drive us a little batty… keep in mind, this used to be their turf. Here’s what to do if you discover an animal in your home.

(Image Credit: Illustration: Laura Hoerner, Photo: Ana Kamin)


Nature is fun to explore and often beautiful to look at. When it enters your home, however, it’s often scarier than a horror film. Many people’s unwanted guests include mice and insects, but in other areas, snakes, birds, raccoons, and many other creatures might come visit. (Oh my!) Keeping a bug zapper handy or every inch of your place spotless may deter critters, but it doesn’t eliminate the possibility of them showing up unannounced.

So what to do when an animal sets up their own little nest inside yours? Wildlife management experts say, for the most part, you can evict unwanted tenants (also known as “nuisance animals”) fairly easily. But don’t try to take care of everything yourself (and don’t ignore what’s happening). Call on the experts for guidance as soon as possible. They’ll help prevent an annoying situation from escalating into a much larger problem.

And remember: Be as kind as you can to your natural neighbors. We’re all part of a delicate ecosystem and they have important jobs to do—they just need to do them outside.

Editor’s note: This article is a thorough guide to dealing with nuisance wildlife, but not an exhaustive list. If you have an issue, call the city wildlife offices ASAP for additional information. They’ll often provide local resources and do’s and don’ts dealing with animals. But know that many government wildlife departments will not remove animals on private property. It’s also illegal in most places to handle or transport wildlife without a license. In most cases, they will recommend local wildlife rehabilitators.

(Image Credit: Laura Hoerner)

Prevent invasion

One of the most common ways wildlife find their way into your home is through uncovered exterior openings, from screen-less windows in a city apartment to broken windows in an attic.

To prevent accidental invasions, make sure to guard all openings to your home’s interior. This includes making sure there are screens over exterior-facing pipes, chimney openings, and eaves. If you’ve experienced bad weather in your area or your home is older, screen may have been displaced or even deteriorated.

(Image Credit: Apartment Therapy) 

Heard (and mostly) not seen

Squeaks or chattering in the walls. Babies crying out for their mother. Droppings, odors, tracks, or seeing something move out of the corner of your eye. These are all signs that an animal has entered your home—even if you haven’t seen it yet. (Be careful around droppings as they can be extremely toxic to humans).

(Image Credit: Apartment Therapy) 

Don’t wait to take action until you’ve made a sighting! Call pest or animal control (or notify your landlord) immediately. They’ll most likely be able to provide resources to deal with the unwanted guest way faster (and calmer) than you will.

(Image Credit: Laura Hoerner)

Seen: A resident of the great outdoors… inside

One of the biggest mistakes you can make is to assume that a creature is calm. No matter its appearance, though, do not engage with a wild animal. It may not seem harmful, but it might be injured, conserving energy, or simply afraid. If you get too close, you can easily get injured.

(Image Credit: Apartment Therapy) 

If you spot an animal in your home, do not seal off entry points, all says. Instead, leave them an escape route and create an environment that encourages the animal to exit on its own. If the animal is nocturnal, keep a light on where they are. Loud noises and vibrations may also tempt them to leave. You can also play music or bang on the walls, so long as you are in a safe vantage point.

If they’re awake during the day, Chalk says to turn off every light. The darker you can make it inside, the better. Then, open the windows and doors so they can see that it’s brighter outside. Don’t stand in front of the door or window to see if they exit, as they won’t want to come near you. Give them space.

Once the animal is gone, take appropriate steps to seal points of entry.

(Image Credit: Apartment Therapy) 
(Image Credit: Laura Hoerner) 

Injured animals and babies

Many times, animals that come inside are injured, so it’s not a good idea to let them loose. It’s much better to help it get the care it needs to heal before it’s introduced back in the wild. If you are dealing with an injured animal, contact a licensed rehabilitator immediately for further instructions.

For injured birds specifically, you can place the animal in a box while you’re waiting for the rehabilitator. Do not engage with the animal directly and for safety reasons, it’s recommended to put on a pair of protective gloves. Chalk says first to prepare a box with air holes in it. Then, grab some sturdy tape and a piece of cardboard big enough to cover the top of the box. Put the box over the animal quickly, slide the cardboard underneath and then—very gently—flip the box with the cardboard over the opening and tape it down.

Additionally, most baby animals that are alone have not been abandoned. The best thing you can do if a baby animal enters your home is to create an environment that encourages them back outdoors so they can be reunited with their mothers.


5 06, 2019

JUST LISTED FOR LEASE! 1145 Gerrard Street East – Leslieville

Welcome to 1145 Gerrard Street East, a spacious and beautiful home in trendy Leslieville!


This home offers 3 bedrooms, 1 washroom, hardwood flooring throughout, plus a private backyard oasis with parking. The main floor is open concept with a living and dining area that leads to a bright kitchen with backyard access.

Located steps to delicious restaurants, great shops, pubs, and Greenwood Park with dog park and skating rink. Easy TTC access for a quick commute to downtown.

List price: $2,800 / month

MLS #: E4474423