1. The Core Benefit: “Near-Total HST Exemption”

Previously, HST rebates were capped at a much lower amount. Now, you can save up to $130,000 on the 13% HST (5% Federal + 8% Provincial) when purchasing a new home.

• Homes up to $1M: Full 13% HST Rebate (up to $130,000).
• Homes $1M – $150M: Rebate holds steady at the maximum $130,000.
• Homes $1.5M – $1.85M: The rebate amount gradually tapers off.
• Homes over $1.85M: Standard rebate of $24,000 applies.

2. Who is Eligible? (New Expanded Criteria)

The biggest update is that this isn’t just for first-time buyers anymore.

• All Buyers: For a 1-year period, the rebate is available to all new home purchasers, regardless of previous ownership.
• Flexible Use: Applies to both Primary Residences and Rental Properties (Investment units).
• The Window: You must sign the Agreement of Purchase and Sale (APS) between April 1, 2026, and March 31, 2027.

3. Key Deadlines

• Construction Start: Must begin by December 31, 2028.
• Completion: Substantial completion must be reached by 2031.
• First-Time Buyer Special: Those who qualify as first-time buyers may be eligible for retroactive application for contracts signed as early as March 20, 2025.

Huge News! Up to $130k HST Rebate for Ontario New Home Buyers! 😲🏠

Thinking about buying a new build or a pre-construction condo? The game just changed! The government has officially expanded the HST rebate, making it easier than ever to save big on your next purchase.

✅ What’s New? The massive HST exemption is no longer just for first-time buyers. For one year only, EVERYONE buying a new home can qualify!

✅ How much can you save? On a $1M home, you could save a staggering $130,000. That’s a massive reduction in your closing costs and overall purchase price!

✅ Are Investors included? Yes! This is the best part—Rental/Investment properties are also eligible for this expanded rebate.

📍 The Quick Summary:

• Max Rebate: $130,000 (Maximized for homes up to $1.5M)
• Timing: Contracts signed April 1, 2026 – March 31, 2027
• Eligibility: End-users AND Investors!

Don’t miss this “Golden Year” of real estate savings. Whether you’re looking for your forever home or a smart investment, now is the time to act. 🏠✨

#CanadaRealEstate #OntarioRealEstate #HSTRebate #HomeBuyingTips #TorontoRealEstate #PreConstruction #NewHomeBuyer #RealEstateInvestment

While individual investors face challenges due to high interest rates, institutional investors and private equity firms are beginning to show increased activity in the real estate sector. This “Smart Money” approach often differs from retail sentiment, signaling a strategic shift in the 2026 market outlook.

1. Why Institutional Investors are Entering the Market Now

Institutional capital typically moves based on long-term replacement costs and asset valuation rather than short-term headlines.

• Valuation vs. Construction Costs: Rising labor and material costs suggest that future supply will likely be priced higher than current inventory. Institutions view the present market adjustment as a window to acquire assets at a competitive cost basis.
• Capital Stamina: Unlike individual investors, these firms have the liquidity to hold assets for 3–5 years, positioning themselves to benefit when the projected supply shortage occurs in the coming years.

2. Market Bifurcation: Selecting Prime Assets

The current market correction is not uniform. Professional capital is highly selective, focusing on specific criteria:

• Focus on Prime Locations: Investment is concentrated in core urban centers and brand-name developments that offer higher resilience during economic downturns.
• Liquidity Provision in the Assignment Market: By absorbing units from sellers who are unable to close, institutional buyers provide necessary liquidity to the market, preventing a broader systemic collapse.

3. Strategic Considerations for Individual Investors

The presence of institutional buyers provides a market signal, but individuals must prioritize their own financial security.

• Rigorous Cash Flow Analysis: Before considering an acquisition, it is essential to calculate your ability to maintain mortgage payments under current interest rates without relying solely on future appreciation.
• Professional Due Diligence: Assignment transactions are complex. It is imperative to consult with legal and tax professionals to understand the specific risks and obligations involved in each contract.

📢 Conclusion: Data-Driven Decision Making

The entry of large-scale capital suggests that certain segments of the market may be reaching a valuation floor. However, every investment must align with your personal financial goals and risk tolerance.

If you require an objective analysis of current market trends or professional guidance through the assignment process, please feel free to reach out. We provide data-backed insights to help you navigate this complex environment.

Mike Yoon 📞 416-333-3263 📧 teamyoon.ca@gmail.com

As the pressure on housing supply and systemic delays continues to affect families and first-time buyers, Bill 60 introduces practical reforms to accelerate home construction and modernize the rental tribunal process.

1. Modernizing the Landlord and Tenant Board (LTB)

One of the core pillars of Bill 60 is the reform of the Landlord and Tenant Board (LTB) to resolve long-standing procedural delays.

• Accelerating Dispute Resolution: The act aims to streamline hearing timelines and adjudication processes, particularly for cases involving rent arrears.
• Restoring Systemic Trust: By reducing case backlogs, the legislation seeks to provide both landlords and tenants with a more transparent, balanced, and predictable dispute resolution system.
• Procedural Consistency: The reforms include shortening the timeline for set-aside motions from 30 days to 15 days, ensuring that legal conclusions are reached more efficiently for all parties involved.

2. Enhancing Transparency in Development Charges (DCs)

Bill 60 also addresses the complexities of Development Charges (DCs), which have historically contributed to unpredictable construction costs.

• Standardizing Calculations: The legislation introduces a more consistent framework for how municipalities calculate and report DC reserve funds.
• Reducing Approval Delays: By clarifying infrastructure cost-sharing, the act reduces uncertainty for builders, which is expected to lower the barriers to delivering new, diverse housing options.

3. Industry Perspectives: TRREB’s Response

The Toronto Regional Real Estate Board (TRREB) has welcomed Bill 60 as a necessary step toward removing barriers to housing development. TRREB highlights that while LTB reform is a major milestone, ongoing collaboration between provincial and federal governments—such as expanding HST rebates—remains essential for long-term market health.

4. Professional Implications for the Real Estate Market

From a professional perspective, Bill 60 focuses on creating a favorable landscape through procedural clarity rather than mere deregulation.

• Risk Mitigation: Faster resolution of disputes and standardized development costs reduce the legal and financial uncertainties for property owners and builders alike.
• Long-term Stability: Greater supply responsiveness and a functional rental tribunal are key to stabilizing the broader housing market dynamics in Ontario.

Conclusion Bill 60 represents a move toward a more efficient and accountable housing market. At Team Yoon Real Estate Services, we believe that success in this evolving landscape requires staying informed and adapting to new procedural standards. We are committed to providing our clients with objective, data-driven insights to navigate these legislative changes with confidence.

Not a developer? Don’t worry! I will help you to become eligible!

📩 Interested in learning how CMHC MLI Select can benefit your investment strategy? Let’s connect!

📞 Mike Yoon | Ontario Real Estate Agent
📍 Specializing in Multi-Unit & Investment Properties
📧 teamyoon.ca@gmail.com | 📱 416-333-3263

🔹 What is CMHC MLI Select?

CMHC MLI Select is a multi-unit mortgage insurance program designed to help real estate investors and developers secure higher financing, lower interest rates, and extended amortization (up to 50 years!) for rental properties.

It supports projects that focus on affordability, energy efficiency, and accessibility, giving you better loan terms while contributing to sustainable housing.

💰 Key Benefits for Investors & Developers

✅ Up to 95% Financing – Maximize your leverage with low down payments
✅ Lower Interest Rates – Save thousands with CMHC-backed loans
✅ Extended Amortization (Up to 50 Years) – Reduce monthly mortgage payments
✅ Easier Qualification – Favorable debt coverage ratio (DCR) requirements
✅ Supports Affordable & Sustainable Housing – Earn incentives for green & accessible units

🔎 Who Can Benefit from MLI Select?

🏗️ Real estate developers & builders looking to finance multi-unit projects
🏢 Investors aiming to expand their rental property portfolio
🏠 Landlords interested in refinancing existing properties for better loan terms
🏡 Non-profit & co-op housing providers

📍 Why Work With Me?

As an Ontario real estate agent specializing in investment properties, I help clients:
✔️ Identify the best multi-unit properties for MLI Select financing
✔️ Connect with mortgage brokers & lenders offering MLI Select benefits
✔️ Strategize to maximize ROI with the best financing solutions

Whether you’re buying, refinancing, or developing, I’ll guide you through CMHC MLI Select and help you secure the best deals.

📩 Interested in learning how CMHC MLI Select can benefit your investment strategy? Let’s connect!

📞 Mike Yoon | Ontario Real Estate Agent
📍 Specializing in Multi-Unit & Investment Properties
📧 teamyoon.ca@gmail.com | 📱 416-333-3263

#OntarioRealEstate #MultiUnitInvestment #CMHCMLISelect #RealEstateFinancing #RentalProperty

Ainsley is a Toronto-based editor for a real estate and urban development publication by day but works as a freelance writer and content creator by night. While her initial dive into journalism had her covering a vast range of topics including current events, politics, and local and international news, she quickly realized her true passion and calling was writing about urban living, interior design, real estate, and beautiful spaces.

The arrival of spring typically marks the start of one of the busiest seasons for the real estate market, with buyers and sellers alike eager to take advantage of the warmer weather, longer days, and fresh new listings. 

However, the COVID-19 pandemic caused a seismic shift in the way people live and work, and, understandably, the impacts are still being felt in the housing market. As a result, the traditional spring buyer of pre-pandemic times looks different from the spring buyer of today.

We asked a couple of REALTORS® about the changes they’ve seen in buyer behaviour and expectations brought about by the pandemic, and the impact they’ve seen on the real estate market this spring.

The spring real estate market: then vs. now

Before March 2020, spring home buyers would comb through the assortment of new and available listings, sellers would tackle repairs and upgrades they’d been putting off so they could get ready to list their homes, and REALTORS® would gear up for weekend open houses—pretty standard stuff. However, as we ease into a spring housing market in a post-pandemic world, buyers, sellers, and REALTORS® face unprecedented conditions. 

“In Q1 pre-pandemic, the weather was often bad, and people didn’t want to list their homes for many reasons,” said Matthew Gravina, a REALTOR® in Toronto, Ontario, with Real Broker Ontario, Ltd.

“However, since the pandemic, the cyclical aspect of the market has changed. When [the COVID-19 pandemic] first hit right before the spring of 2020, people wanted more space because they wanted to work from home and to get out of the city to find alternative options to accommodate their work-from-home lifestyle.”

“It wasn’t that the spring market wasn’t a thing, but from Q2-2020 to Q2-2021 it was like we were dealing with one giant spring market. There was a plethora of listings as many people sold their homes and condos looking to get out of city centres or to accommodate their evolving lifestyles, and in turn, really high sales. It changed things,” he continued.

Over the past few months, high prices and rising interest rates have discouraged many potential buyers. Sellers are hesitant to list their properties since they know purchasing another home may result in a higher mortgage rate. Consequently, new listings have decreased, and the number of home sales declined at the start of 2023. Fortunately, in March, the Bank of Canada finally signalled a pause on its ongoing rate hikes, prompting buyers to move off the sidelines just in time for the return of the spring market.

“There’s very limited inventory hitting the market, which is the biggest issue we’re facing now and into April,” said Gravina. “If listings don’t pick up dramatically in the next three months, I don’t think this will be a memorable spring market. Buying activity is down, but listing activity also isn’t going up.”

Kari MacLeod, a REALTOR® with Sotheby’s International Real Estate in Nova Scotia, said “traditionally, the spring real estate market is viewed as the best time to sell your home. People would wait until spring to sell, and the market would have an ample supply of homes.” 

But today’s market isn’t brimming with inventory like in years past. MacLeod says the pre-pandemic spring market of May 2018 saw 2,516 single-family homes for sale in the Halifax Dartmouth area compared to only 481 single-family homes in May 2022.

The lack of inventory throughout parts of the country has been fueled by a combination of factors, including a growing population, rising interest rates, and a lack of new housing construction, to name a few. As a result, buyers face fierce competition for available properties. This trend is particularly evident in major housing markets like Toronto, Vancouver, and Montreal, where supply is still tight, making conditions for buyers more competitive. 

How have spring buyers’ wants and needs changed?

Pre-pandemic, spring home buyers typically looked for properties that provided comfortable and convenient living spaces with features like ample storage, outdoor spaces, and easy access to amenities like shopping, dining, and entertainment. However, since the onset of the pandemic, spring home buyers have placed a greater emphasis on properties that offer more space—both indoors and outdoors—as well as features that support remote work, such as home offices and high-speed internet. 

Gravina notes today’s buyers focus more on homes that cater to their lifestyles. For example, if they’ve returned to the office, they’re likely prioritizing proximity to work, or if they’re into the food or culture scenes, they may want to be closer to downtown. 

What does the spring market look like right now for buyers?

“Depending on how concrete their timeline is, they don’t have a plethora of options to sift through,” said Gravina. “When I first got into the market [in 2016], a typical spring buyer could easily find 10 properties they liked and then pick their top three to five, and we could go and check them out. But that buyer today needs to be on REALTOR.ca day in and day out because as soon as a good property hits the market, they need to check it out.”

“There aren’t enough options available right now. There isn’t that luxury of time anymore like there was pre-pandemic. As soon as something comes that checks the majority of a buyer’s boxes, they need to consider it and check it out.” 

How can spring buyers be prepared

First, have your finances in order, including pre-approval for a mortgage, so you can act quickly when a suitable property becomes available. Second, have a clear idea of your must-haves and be willing to compromise on some of your wants to increase your chances of finding a suitable home. 

“Spring buyers need to understand there will be competition when purchasing, and it’s a matter of coming in prepared and jumping on a property when they find what they want. Otherwise, they may be facing multiple offers and risk losing out on their dream home,” said Gravina.  

“There’s nothing more disheartening or frustrating than going through the process of finding what you like and losing it to ten offers. Getting emotionally attached and then not getting it and having to start all over again, coupled with your job and life, is mentally exhausting.”  

Buyers can also work with an experienced and trusted REALTOR® who knows the current market and can provide guidance on pricing and negotiation strategies. 

Ainsley is a Toronto-based editor for a real estate and urban development publication by day but works as a freelance writer and content creator by night. While her initial dive into journalism had her covering a vast range of topics including current events, politics, and local and international news, she quickly realized her true passion and calling was writing about urban living, interior design, real estate, and beautiful spaces.

The arrival of spring typically marks the start of one of the busiest seasons for the real estate market, with buyers and sellers alike eager to take advantage of the warmer weather, longer days, and fresh new listings. 

However, the COVID-19 pandemic caused a seismic shift in the way people live and work, and, understandably, the impacts are still being felt in the housing market. As a result, the traditional spring buyer of pre-pandemic times looks different from the spring buyer of today.

We asked a couple of REALTORS® about the changes they’ve seen in buyer behaviour and expectations brought about by the pandemic, and the impact they’ve seen on the real estate market this spring.

The spring real estate market: then vs. now

Before March 2020, spring home buyers would comb through the assortment of new and available listings, sellers would tackle repairs and upgrades they’d been putting off so they could get ready to list their homes, and REALTORS®would gear up for weekend open houses—pretty standard stuff. However, as we ease into a spring housing market in a post-pandemic world, buyers, sellers, and REALTORS® face unprecedented conditions. 

“In Q1 pre-pandemic, the weather was often bad, and people didn’t want to list their homes for many reasons,” said Matthew Gravina, a REALTOR® in Toronto, Ontario, with Real Broker Ontario, Ltd.

“However, since the pandemic, the cyclical aspect of the market has changed. When [the COVID-19 pandemic] first hit right before the spring of 2020, people wanted more space because they wanted to work from home and to get out of the city to find alternative options to accommodate their work-from-home lifestyle.”

“It wasn’t that the spring market wasn’t a thing, but from Q2-2020 to Q2-2021 it was like we were dealing with one giant spring market. There was a plethora of listings as many people sold their homes and condos looking to get out of city centres or to accommodate their evolving lifestyles, and in turn, really high sales. It changed things,” he continued.

Over the past few months, high prices and rising interest rates have discouraged many potential buyers. Sellers are hesitant to list their properties since they know purchasing another home may result in a higher mortgage rate. Consequently, new listings have decreased, and the number of home sales declined at the start of 2023. Fortunately, in March, the Bank of Canada finally signalled a pause on its ongoing rate hikes, prompting buyers to move off the sidelines just in time for the return of the spring market.

“There’s very limited inventory hitting the market, which is the biggest issue we’re facing now and into April,” said Gravina. “If listings don’t pick up dramatically in the next three months, I don’t think this will be a memorable spring market. Buying activity is down, but listing activity also isn’t going up.”

Kari MacLeod, a REALTOR® with Sotheby’s International Real Estate in Nova Scotia, said “traditionally, the spring real estate market is viewed as the best time to sell your home. People would wait until spring to sell, and the market would have an ample supply of homes.” 

But today’s market isn’t brimming with inventory like in years past. MacLeod says the pre-pandemic spring market of May 2018 saw 2,516 single-family homes for sale in the Halifax Dartmouth area compared to only 481 single-family homes in May 2022.

The lack of inventory throughout parts of the country has been fueled by a combination of factors, including a growing population, rising interest rates, and a lack of new housing construction, to name a few. As a result, buyers face fierce competition for available properties. This trend is particularly evident in major housing markets like Toronto, Vancouver, and Montreal, where supply is still tight, making conditions for buyers more competitive. 

How have spring buyers’ wants and needs changed?

Pre-pandemic, spring home buyers typically looked for properties that provided comfortable and convenient living spaces with features like ample storage, outdoor spaces, and easy access to amenities like shopping, dining, and entertainment. However, since the onset of the pandemic, spring home buyers have placed a greater emphasis on properties that offer more space—both indoors and outdoors—as well as features that support remote work, such as home offices and high-speed internet. 

Gravina notes today’s buyers focus more on homes that cater to their lifestyles. For example, if they’ve returned to the office, they’re likely prioritizing proximity to work, or if they’re into the food or culture scenes, they may want to be closer to downtown. 

What does the spring market look like right now for buyers?

“Depending on how concrete their timeline is, they don’t have a plethora of options to sift through,” said Gravina. “When I first got into the market [in 2016], a typical spring buyer could easily find 10 properties they liked and then pick their top three to five, and we could go and check them out. But that buyer today needs to be on REALTOR.ca day in and day out because as soon as a good property hits the market, they need to check it out.”

“There aren’t enough options available right now. There isn’t that luxury of time anymore like there was pre-pandemic. As soon as something comes that checks the majority of a buyer’s boxes, they need to consider it and check it out.” 

How can spring buyers be prepared

First, have your finances in order, including pre-approval for a mortgage, so you can act quickly when a suitable property becomes available. Second, have a clear idea of your must-haves and be willing to compromise on some of your wants to increase your chances of finding a suitable home. 

“Spring buyers need to understand there will be competition when purchasing, and it’s a matter of coming in prepared and jumping on a property when they find what they want. Otherwise, they may be facing multiple offers and risk losing out on their dream home,” said Gravina.  

“There’s nothing more disheartening or frustrating than going through the process of finding what you like and losing it to ten offers. Getting emotionally attached and then not getting it and having to start all over again, coupled with your job and life, is mentally exhausting.”  

Buyers can also work with an experienced and trusted REALTOR® who knows the current market and can provide guidance on pricing and negotiation strategies.