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Posted on: 28-12-06 12:11:37
Vimal,
Thanks for your reply. Although, it is not really the area I'm focussing, your comments will certainly help others who are looking units in that area.
Cheers...
Quote:
Originally posted by vimpatel
I know it's not the area you are looking at JRF, but I recently completed a purchase for a CD client of mine up at Mavis/Derry.
The houses are about 5-8 years old and walking distance to various schools in the area that are quite decent (e.g. David Leeder). Close to the 401/407 as well. It was approx. 2000 sq.ft Semi and in the low-to-mid $300K range.
The demographics of the area seems to be a mix of various cultures.
I'm not too sure about the Churchill Meadows area but Amit or Rajiv may be able to better answer your questions on this area.
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The cowards never started,
The weak died on the way,
Only the strong arrived.
http://www.youtube.com/watch?v=_yK1i9cLAMM
Quote:
Originally posted by JRF
CD / Amit / Rajiv ,
I am frequenting the Mississauga areas looking for moderately (less than 5 years new houses) and I found couple from the boundary of Winston Churchill in the East to 9th Lane in the West then on the south it is Eglinton and Britania on the North.
The schools are not well established in these area as they are in service for the last 4 years alone (Churchill Meadows).
1. Are there any CDs in the area ? How do you feel about the place, Please share your feelings ?
2. How bad is the road traffic (not in freeways but around the area) in the peak hours till you hit either the freeways or the train station ?
3. Price side. A 3-bed detached (actually linked) cost around $340K to $360K for units around 1500-1800 SQFT and a little less for the smaller size.
4. How is the Churchill Meadows school?
Your comments are welcome...
Hi JRF,
You are right about schools not been established in this area and the reason for this that the area is new...about 4 years old. It does take time for the schools to establish themseleves. This said, the demographics of this area can easily tell you the kind of reputation they will gain in the years to come. Most of the inhabitants moving into this area on east & west side of Churchill Meadows are immigrants from Asia who pay lot of emphasis on good education. You will observe that John Fraser High School in this area has been improving year after year (though Rick Hansen Terry Fox/Eglington has dipped a notch in the same duration) There is a new High School at 10th Line and Thomas where most of the students from the new area would be enrolled. Elementary schools are more or less the same in the whole area.....And remember, good students are not dependent just on the school's reputation alone.
About traffic, find me one area where there in not much traffic in Peak hours. Unfortunately, whichever suburb you choose, your commute to get to the main road arteries will always be the same (with minor variance).
I currently have listed a home on Churchill Meadows (detached 2200 sq ft. 4 bed 2 car garage ...http://www.venturehomes.ca/VirtualTour.asp?TourID=7414) owned by Italians. The population in the area is very mixed with no race dominating the other. However, Orientals and Arabs are buying more in this area followed by Indians/Pakistanis and Sri Lankans.
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Rajeev Narula, Broker, REALTOR®
ACE TEAM REALTY INC., Brokerage
10 Kingsbridge Garden Circle, Suite 704
(Opp Square One - HWY10/403)
Mississauga, ON L5R 3K6
Bus: 1-888-355-3155 Ext. 300
Fax: 1-888-443-3155
Email:
Web: http://www.RAJEEV.ca" rel="nofollow">LINK
Quote:
Originally posted by jayaram
Dear Amit
Please let me what motivates you to sell a property to a buyer? Is it not the 2.5% comission? Yes or No. Are doing a favour to buyer by being a buyers agent. No. Even if the buyer is not represented by a buyers agent, the sellers agent will act as buyer and seller agent ( dual agent). It is good to have buyer agent but all I am saying dont take the advice of buyer Agent, because the buyer agent is NOT A FRIEND of the buyer. Take advice from friends and relatives and they are your true advisor.
I sorry to say this Amit., that there are a handful of RE agents who go out of the way to help to a buyer to get a property of his/her needs.
Since Amit has addressed this well, I first thought of keeping out of this issue. Everyone has a right to their own opinions. While it is easy to blame an "agent" for not giving proper advice and accuse them of working in their own interests, what is ignored most often is that "commitment" is a two way street. Time and again Amit and I have repeated that all agents are not cut out of the "cookie cutters". We all have different beliefs, sets of values, experience, expertise and the reasons to be in the business.
Yes 2.5% commission does motivate me and am sure all other agents as well. It motivates me as much as your paycheck motivates you to go to work everyday. After all, this business is no different from SEARS, WAL-MART or a DOLLAR STORE....We are all there to provide services and products to clients/customers with different beliefs and values and make some profits as a result of doing that. I am sure that is the reason why we all take up jobs...not just because we LOVE to WORK.
However, what motivates me MORE is the EXCITEMENT, HAPPINESS, GRATITUDE and the THANKS I receive from my clients when I conclude their sale/purchase. My business does not depend alone on 2.5% I make one time. It depends on the GOODWILL I generate from my clients, which in turn translates into Referrals and more of 2.5%. Most of my clients who are honest with me and trust me to give them the right advice get the same thing in return...honest advice and committed service. The few who I feel are not being honest, I just don't want to work with them. I relieve them of their contract with me and tell them that I won't be able to assist them!
What are the chances of you recommending your agent to others? Mine do it without hesitation. All agents sell homes....and some do it differently, nicely and pleasantly making home buying a wonderful experience to remember.
And friends? Unless they are professionals with expertise in real estate, I would not recommend this route. One client of mine took this route and refused to buy a property as his friend "advised" him that he was paying too much ($2000 more than what he had paid for a similar property he bought 6 months ago...while this property was much superior than his). So my client let it go against my advice. 2 days later, the same property was sold for 6K more than what my client would have paid. And unfortunately, the last sale became a benchmark price in that area.
In the end, just two words...commitment & trust!
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Rajeev Narula, Broker, REALTOR®
ACE TEAM REALTY INC., Brokerage
10 Kingsbridge Garden Circle, Suite 704
(Opp Square One - HWY10/403)
Mississauga, ON L5R 3K6
Bus: 1-888-355-3155 Ext. 300
Fax: 1-888-443-3155
Email:
Web: http://www.RAJEEV.ca" rel="nofollow">LINK
Rajeev Thanks.
-----------------------------------------------------------------
The cowards never started,
The weak died on the way,
Only the strong arrived.
http://www.youtube.com/watch?v=_yK1i9cLAMM
Quote:
Originally posted by Rajeev Narula
And friends? Unless they are professionals with expertise in real estate, I would not recommend this route. One client of mine took this route and refused to buy a property as his friend "advised" him that he was paying too much ($2000 more than what he had paid for a similar property he bought 6 months ago...while this property was much superior than his). So my client let it go against my advice. 2 days later, the same property was sold for 6K more than what my client would have paid. And unfortunately, the last sale became a benchmark price in that area.
In the end, just two words...commitment & trust!
I agree with Rajiv only price negotiation. Since only RE Agent can get detail of all the property sold in last three month to give comparables.
Rajiv, since the property sold 6K more that does not mean it becomes the benchmark price for that area. There are many factors, the price depends upon. No of Bedroom, Single Garage or Double Garage, Size of the house, What the owner has added enchantments to the house, eg,. hardwood floors, new kitchen, new bath, new roof, new deck, new windows, Finished basement, Seperate Entrance to basement, etc and offcourse Location and many more, +10 or -10K is always there around a comparable. There is no formula in deciding a value of a property and you know that very well. So please don’t try to mislead . It all depend upon the buyer willing to pay arround the listed price( if it is a buyers market).
IF you were smart you could have neogtiated 2k less what the buyer was asking for and that is what a Buyers Agent has to do work for the Buyer.
And to all my friends who are buying home : Let the deal go, there is always a better deal, So take emotion out when buying a property. Think of abundance and don’t have a scarcity mentality. And if your are unhappy with your buyer agent, Change them
I agree with Rajiv only price negotiation. Since only RE Agent can get detail of all the property sold in last three month to give comparables.
Rajiv, since the property sold 6K more that does not mean it becomes the benchmark price for that area. There are many factors, the price depends upon. No of Bedroom, Single Garage or Double Garage, Size of the house, What the owner has added enchantments to the house, eg,. hardwood floors, new kitchen, new bath, new roof, new deck, new windows, Finished basement, Seperate Entrance to basement, etc and offcourse Location and many more, +10 or -10K is always there around a comparable. There is no formula in deciding a value of a property and you know that very well. So please don’t try to mislead . It all depend upon the buyer willing to pay arround the listed price( if it is a buyers market).
IF you were smart you could have neogtiated 2k less what the buyer was asking for and that is what a Buyers Agent has to do work for the Buyer.
Jayram,
You are talking here like a Buyer. Put yourself in the seller shoes and tell me if you would sell your property for 2000 less than its market value. As far as my credentials go, I have proven my negotiation skills since the later agent (for the buyer) paid 6K more. And last sale is always a benchmark for same kind of property and the future sales do not deviate much from this. What is the need of looking for any comparable sales (in the last few months) if they were irrelevant?
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Rajeev Narula, Broker, REALTOR®
ACE TEAM REALTY INC., Brokerage
10 Kingsbridge Garden Circle, Suite 704
(Opp Square One - HWY10/403)
Mississauga, ON L5R 3K6
Bus: 1-888-355-3155 Ext. 300
Fax: 1-888-443-3155
Email:
Web: http://www.RAJEEV.ca" rel="nofollow">LINK
Hello Rajiv
My Neighbour Sold their 25K below the Market Value. My another friend brought near my home 30 K below market Value. It all depends upon the Situation the seller is. Most of the seller are they have moved jobs, got divorced and other kinds of situations and they need to get out of the property. In Ontario Sellers are not selling to make profit.
SO are you saying seller dont sell below market value. You are real estate agent . You have all information about the listed price and the sold price of all property. On average the property sells for 97% of listed price. This is average. No buyer will buy property for the listed price unless it seller market like in ALberta. Are you kidding Seller will not bring the price down for seller will not sell below their listed price?
What about all other RE Agent giving advice that when buying property we should CMA. So you are suggesting not to do CMA (Compartive maket analysis) when putting an offer as it is irrelevent?
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