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Toronto's Real Estate Roundtable: Where is the pandemic housing market going? – Post City

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PANELLISTS

Barry Cohen, Luxury Homes Specialist; Principal, Barry Cohen Homes Inc.

Odeen Eccleston, Co-founder (Wiltshire Homes Canada) & Broker of Record (WE Realty Inc.)

Jennifer Keesmaat, CEO, The Keesmaat Group ­

Michele Romanow, Dragon on CBC’s Dragons’ Den; Co-founder & President, Clearbanc

William Strange, SmartCentres Professor of Real Estate and Director – Centre for Real Estate and Urban Economics, Rotman School of Management, University of Toronto

Benjamin Tal, Deputy Chief Economist, CIBC World Markets Inc.

POST: With dropping prices, a fourth pandemic wave, and another potential lockdown, are we starting to see the beginning of a major correction in prices?

Jennifer Keesmaat: When this discussion began (mid-August) it was beginning to feel like we were moving out of the pandemic and into a new normal. But just a few days later, there is consensus that we are entering a fourth wave. That reflects how volatile a situation we continue to be in, and this will be reflected in the real estate market. But we don’t really know how. Many families with children found schooling combined with working from home caused a profound space crunch. If the Delta variant forces us all to hunker down once again in the coming months, will the real estate frenzy reignite as people once again look for more space? Or has that market of buyers already activated that choice? To me, the school question is a big piece of the puzzle here, since children are unvaccinated, and protecting them is going to be a critical priority moving forward. Approval of a vaccine for children could shift things once again. It really depends on whether there is an appetite for buying and selling during this round of staying at home, like there was in the first. But at the end of the day, if you pull back the lens beyond the time frame of a fourth wave and take a longer-term view, all signs point to continued price escalation because the fundamentals that drove us to this point — including a chronic undersupply of rental homes — are likely to remain in place. Put simply, we are not building enough housing across all ends of the affordability spectrum to meet a continually growing population. Canada has aggressive international immigration targets, and a large portion of immigrants will locate in the GTHA. Things will really heat up once immigration programs are reinstated. At the same time, internal migration will continue to be concentrated in large urban centres. The larger trends of consistently expanding demand for housing and consistent undersupply of it are likely to continue based on the modest government interventions in place today to drive forward more housing supply.

Benjamin Tal: The slowdown in resale activity is hardly a surprise. Two factors are at play here: low interest rates have created a sense of urgency to get into the market, so in many ways we have borrowed activity from the future, and it seems that the future has arrived. The second factor is price resistance in the low-rise segment of the market given the rapid increase in prices during the pandemic. The improvement in the highrise market reflects the impact of the opening up as cities are back, and the realization that the condo market is the only affordable channel. In that space, higher price PSF is masked by continued decline in average unit size. The price gap between new construction and resale units has narrowed enough to make new construction competitive. Contraction costs and inclusionary zoning mean that we might see continued upward pressure on prices of new construction, which in turn will put upward pressure on prices in the resale market. Bottom line, despite the fourth wave, we might see more of the same in the coming months — with low-rise slowing (with potentially a modest decline in prices) and highrise outperforming.

William Strange: A correction is usually defined as a return to fundamentals, as with the burst of a bubble. In the current situation, we have seen profound changes to fundamentals. Even as workers return to their workplaces, it seems nearly certain that working-from-home and other interaction-at-distance practices will remain with us to some degree. And the nature of reopening is not yet known. So at this point, the main thing that we know is that there is a lot of uncertainty. I would be more confident in predicting that there will be volatility and surprises than that we are now on any particular trajectory.

Barry Cohen: Yes. Unit sales have been dwindling downward since peaking in March. But, from January to July, more than 79,000 sales had been reported by the Toronto Regional Real Estate Board. That’s the best first seven months on record. Ever. If anything is happening in the GTA, it’s a supply crunch.There is no available inventory. Just 9,732 listings were available for sale in July. That is the lowest number for July in the past decade, and I’m pretty sure that may be the lowest number in July since 2000. Single, detached homes under $1 million are unicorns in the 416 area code. Only six out of the 25 districts in the 905 offer an average priced home under $1 million. Values have skyrocketed across the GTA year-over-year. RE/MAX Canada recently released a report that found nearly half of TRREB districts in the GTA reported upward price appreciation of 25 per cent or more in the first half of 2021, compared with 2020. If inventory levels remain low in the coming months, we’re likely to see even greater upward pressure on average pricing throughout the GTA, as we will see the re-emergence of foreign buyers. Bear in mind that this rapid price growth has occurred largely without the presence of foreign buyers, as borders and travel has been restricted. If more inventory comes on stream, average prices will stabilize. Only time will tell…

Odeen Eccleston: We have seen prices slightly decrease over the past few months; however, this was to be expected as the opening few months of 2021 rendered record-breaking, historical highs and were on a trajectory that would have been unsustainably high if it continued. Sales and prices have fallen since the peak for a number of reasons, one of which is the successful vaccine rollout. While restricted to their homes in 2020 and first quarter 2021 (some people with more disposable income than usual), we saw the desire to invest and relocate soar. As stay-at-home order restrictions loosened and lifted and vaccinations increased, we saw a shift in peoples’ focus from relocating and investing to enjoying any semblance of a normal life they could, while they can (before a fourth wave potentially causes everyone to have to stay at home yet again). Many are travelling for the first time in almost two years and enjoying the summer with their families at cottages and abroad. It is also important to note that in Ontario less sales activity in the summer months is not atypical. Though the activity and the prices have cooled compared to the peak, it still remains a hotter market than most other times in history.

Michele Romanow: The housing market right now is a bit deceiving. We saw a shift in people moving out of urban cores into more suburban communities due to COVID-19. Interest rates are the lowest they have been in a long time, which has also led there to be a bit of a rebound. Prices may be dropping marginally, but it won’t continue at this rate for long. The summer has given the market a bit of a lull with restrictions loosening and people travelling once again. With the summer coming to an end, real estate agents have already seen an increase in the number of buyers in the market this month. It is hard to predict what a potential fourth wave will mean for prices due to the uncertainty around variants, but we can assume restrictions will look different compared to previous lockdowns in 2020 and 2021. More and more Canadians are getting vaccinated and restrictions are being loosened. Major cities like Toronto will only continue to see a steady increase in prices. There won’t be a major correction as long as interest rates remain low.

POST: Have small town and suburban real estate prices peaked, or does this segment of the market still have room to grow as more consider leaving the city?

Eccleston: Over the past few years and particularly within the past 18 months, homeowners in the 905, 705, 289 and beyond have gotten a taste and in some cases have grown accustomed to experiencing some of the frenzied 416-like market conditions that Toronto homebuyers, homeowners and real estate professionals consider the norm — bidding wars, unprecedented sales, firm offers, even sight-unseen offers. These great suburban and rural communities, as well as the buyers who have migrated to them, realize that these towns and municipalities possess qualities that consumers are willing to pay for, willing to travel for and willing to relocate for: more space and (comparative) affordability. As a result of this awakening of sorts, the expectations and confidence of sellers in these areas are stronger than ever. New precedents have been set, and I do not anticipate them significantly falling. And with immigration to the GTA expected to resume in 2022, the city of Toronto can only accommodate so many bodies, so only a fraction of newcomers will be able to find and afford suitable housing for their families here. As such, people will continue to explore other opportunities and, when weighing their options, buyers will continue to decide that suburban and rural living, though very different from urban living, come with some beautiful benefits, including increased affordability and, in most cases, being prudent investments.

Strange: There are at least two important forces to consider here. The first is that Toronto remains unaffordable, with high prices relative to income. The second is that technology and the practices of employers have made it possible to work at a distance. Both of these would tend to support rising prices outside of the core. And this is the pattern seen in recent empirical work across a range of cities. This seems to suggest that there is potential for further increases in markets outside the core. Of course, there is great uncertainty right now in both economics and epidemiology. Negative developments in either of these would presumably affect all of Greater Toronto’s markets.

Tal: Every crisis is a trend accelerator, and COVID-19 is not different in this sense. People were moving away from Toronto before the crisis and continued to do so at an accelerated pace during the pandemic. But here we have to put things in perspective. Although there has been a lot of noise about that trend, the reality is that total sales in centres that are between 50 and 300 kilometres removed from the city account for no more than five per cent of total sales. Which means that Toronto is still the centre of the universe. And that was when the city was basically closed. A closed city is not very attractive. But when it opens up, the premium of living in it will rise. The point is that that trend made a lot of sense, but the pendulum might have now swung too far. The discount for moving away from cities has narrowed, some of it under false pretenses regarding expectations about the future of work. The vibrancy of cities will return and so will the demand for housing within them. Buyers will continue to drive until they qualify [for a mortgage] but not at the rate we have seen during the crisis.

Keesmaat: There is no doubt that remote work and a pending hybrid return to the office is shifting housing choices for many. The big question is the extent to which this will continue to take place. Cities are — and always have been — a confluence of art, culture, sport, culinary options, access to rapid transit and parks. They also offer school choices for kids and post secondary options. All of this has been shut down. As all of this ramps up again, the appeal of our city will continue to grow — even if traditional work arrangements go through some radical change. Yes work matters, but cities are about so much more. What does this mean for small town and suburban real estate? Given that we have a broad shortage of housing supply across the province, even if a small percentage of people shift to live outside of the GTA, pressure will be felt everywhere. The affordability pressures in the GTHA are only going to increase, but they will likely increase in suburban and small town communities too.

Cohen: With affordability a growing concern throughout the GTA, the 905 and beyond will continue to attract homebuyers at entry-level price points and beyond. While companies are still figuring out their new business models, it’s expected most will introduce some sort of hybrid work schedule — three days in, two days remote, switch it up the following week. That combination would likely contribute to on-going movement outside the 416, with the 905, particularly Durham, York and Peel, enjoying a continuation of strong homebuying activity, especially if prices remain on an upward trajectory. Economics will also play a role as job opportunities increase in markets outside the 416. Top of mind are the Amazon fulfillment centres that have cropped up throughout southwestern Ontario, creating thousands of local jobs. Expansion to existing transit routes have also helped, with routes now including GO Train service to Hamilton and Barrie. In recent months, it’s clear that there is a market for properties both within the 416 and outside the 416. If inventory levels remain tight and prices continue to climb, affordability will drive buyers to areas/housing types that offer the greatest bang for the buck — likely condominiums in the core or detached/ semi-detached housing in the suburbs and smaller towns.

Romanow: Toronto will continue to be unaffordable for first-time homebuyers, so demand for small towns and suburban houses will continue to grow, along with the prices. Everything people love about an urban core disappeared with COVID-19 lockdowns. However, restaurants and bars are busy again. Events and concerts have resumed. Life is getting back to normal. Some companies have even started to recall their staff back to the office on rotation. We have been conditioned throughout the pandemic to become efficient working from home, but the return to urban centres is inevitable for certain industries. Many people are yearning for a return to normalcy in an office setting, even in a hybrid form. People want a separation between work and home life — they need that human connection outside of Zoom. So while some companies are moving into the era of all employees being remote, there will be a return into city centres in some way, shape or form.

POST: International students are back, rental prices are rising. How do you see the condominium market playing out this fall?

Strange: The fundamentals are indeed strong, at least in the near term. As for what could upset things, COVID-19 is not over, of course. Also, there is a large but not well-documented stock of vacant condos. As condo prices and rental rates recover, some of these units will be brought on market. How many will contribute to the price trajectory?

Tal: I think that the condo market will do well this fall and the upward trajectory will continue. Basically a reversal of what we have seen in the early stages of the pandemic. There are many factors supporting condo activity. The most important is that with low-rise units reaching a price-resistance level, condos are the only affordable channel. And with the city opening up, this factor is even more important. We will see the return of non-permanent residences and students, which will be a huge factor impacting demand. Add to it that the one-off factor related to increased supply of units, due to the conversion of Airbnb to long-term rental, is no longer a factor, and you have the necessary conditions for a tight market. Inclusionary zoning and rising construction cost will put added pressure on prices.

Cohen: Toronto will continue to be unaffordable for first-time homebuyers, so demand for small towns and suburban houses will continue to grow, along with the prices. Everything people love about an urban core disappeared with COVID-19 lockdowns. However, restaurants and bars are busy again. Events and concerts have resumed. Life is getting back to normal. Some companies have even started to recall their staff back to the office on rotation. We have been conditioned throughout the pandemic to become efficient working from home, but the return to urban centres is inevitable for certain industries. Many people are yearning for a return to normalcy in an office setting, even in a hybrid form. People want a separation between work and home life — they need that human connection outside of Zoom. So while some companies are moving into the era of all employees being remote, there will be a return into city centres in some way, shape or form.

Romanow: The basic premise of the housing market revolves around supply and demand. Yes, international students are returning and some may purchase real estate. I don’t think they are the prime reason for prices going up fast. One of the biggest issues for the Canadian housing market has been foreign buyers who scoop up the real estate as an investment tool. Domestically, as long as interest rates remain low, we will see more and more people trying to enter the market. We are dealing with new metrics and data as a result of COVID-19. We will need to watch the market closely in the fall, to see if restrictions continue to impact the ability to buy, but we can assume that unless there are new housing market–related policies put in place to try to cool down the market, we will see an upward trajectory.

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Special Feature: Safety net invaluable in current real estate market – Canadian Lawyer Magazine

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Real estate has always been considered a high-risk area of practice, and in 2020, real estate reached its highest recorded portion of claims in the market. Running a successful law practice that deals in real estate comes with unique challenges and competition.

Lawyers must ensure that all internal processes are properly adhered to, but it’s not uncommon for experienced lawyers to accidentally overlook details.

This special feature from FCT highlights the benefits of E&O products in real estate practice.

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Real estate heir Robert Durst found guilty of murdering friend Susan Berman – Global News

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A Los Angeles jury convicted Robert Durst on Friday of murdering his best friend 20 years ago in a case that took on new life after the New York real estate heir participated in a documentary that connected him to the slaying linked to his wife’s 1982 disappearance.

Durst, 78, was convicted of the first-degree murder of Susan Berman, who was shot at point-blank range in the back of the head in her Los Angeles home in December 2000 as she was prepared to tell police how she helped cover up his wife’s killing.

Berman, the daughter of a Las Vegas mobster, was Durst’s longtime confidante who told friends she provided a phony alibi for him after his wife vanished.

Prosecutors painted a portrait of a rich narcissist who didn’t think the laws applied to him and ruthlessly disposed of people who stood in his way. They interlaced evidence of Berman’s killing with Kathie Durst’s suspected death and the 2001 killing of a tenant in a Texas flophouse where Robert Durst holed up while on the run from New York authorities.

Read more:
Robert Durst of ‘The Jinx’ struck fear in his wife before she disappeared in the ’80s: witness

Durst was arrested in 2015 while hiding out in a New Orleans hotel on the eve of the airing of the final episode of “The Jinx: The Life and Deaths of Robert Durst,” in which he was confronted with incriminating evidence and made what prosecutors said was a confession.

Durst could be heard muttering to himself on a live microphone in a bathroom: “There it is. You’re caught.”

Durst’s decision to testify in his own defense — hoping for a repeat of his acquittal in the Texas killing — backfired as he was forced to admit lying under oath, made damning admissions and had his credibility destroyed when questioned by the prosecutor.

The conviction marks a victory for authorities who have sought to put Durst behind bars for murder in three states. Durst was never charged in the disappearance of his wife, who has never been found, and was acquitted of murder in Galveston, Texas, where he admitted dismembering the victim’s body and tossing it out to sea.

The story of Durst, the estranged scion of a New York real estate developer, has been fodder for New York tabloids since his wife vanished. He provided plot twists so numerous that Hollywood couldn’t resist making a feature film about his life that eventually led to the documentary and discovery of new evidence in Berman’s slaying.

Durst ran from the law multiple times, disguised as a mute woman in Texas and staying under an alias at a New Orleans hotel with a shoulders-to-head latex mask for a presumed getaway. He jumped bail in Texas and was arrested after shoplifting a chicken sandwich in Pennsylvania, despite having $37,000 in cash — along with two handguns — in his rental car.

He later quipped that he was “the worst fugitive the world has ever met.”

Read more:
Robert Durst, subject of ‘The Jinx’, pleads not guilty to murder in LA

Durst escaped close scrutiny from investigators when his wife disappeared. But his troubles resurfaced in late 2000 when New York authorities reopened the case.

His lawyer told him to be prepared to be charged in the case, and he fled a life of luxury to Galveston, Texas, where he rented a cheap apartment as “Dorothy Ciner,” a woman he pretended couldn’t speak. He eventually dropped the disguise after mishaps that included walking into a men’s restroom and igniting his wig at a bar while lighting a cigarette.

Just before Christmas, he testified that he traveled to LA to visit Berman for a “staycation” with plans to see some of the tourist sites.

Durst, who had long denied ever being in LA at the time of Berman’s death, testified at trial that he found her dead on a bedroom floor when he arrived.

Berman, a writer who had been friends with Durst since they were students at the University of California, Los Angeles, had serious financial problems at the time. Durst had given her $50,000, and prosecutors suggested she was trying to leverage more money from him by telling him she was going to speak with the cops.

Nine months after her death, Durst killed his Galveston neighbor Morris Black, in what he said was either an accident or self-defense. Durst said he found Black, who he had become friends with, in his apartment holding Durst’s .22-caliber pistol.

Durst was acquitted after testifying the 71-year-old was killed in a struggle for the gun. Durst then chopped up Black’s body and tossed it out to sea. He was convicted of destroying evidence for discarding the body parts.

After the trial and the ghastly evidence of the dismemberment, Durst found he was a pariah, he said. Despite an estimated $100 million fortune, he was turned away by multiple condominium associations and said the Los Angeles County Museum of Art wouldn’t take his money unless he donated anonymously.

Durst thought a 2010 feature film based on his life, “All Good Things,” starring Ryan Gosling as him and Kirsten Dunst as Kathie, had been largely accurate and painted a sympathetic portrait, despite implicating him in three killings. He only objected that he was depicted him killing his dog — something he would never do.

He reached out to the filmmaker and agreed to sit for lengthy interviews for a documentary. He encouraged his friends to do the same and gave the filmmakers access to boxes of his records.

He came to deeply regret his decision after “The Jinx” aired on HBO in 2015, calling it a “very, very, very big mistake.”

Read more:
Robert Durst says ‘I was on meth’ during HBO series ‘The Jinx’

The documentary filmmakers discovered a crucial piece of evidence that connected him to an anonymous note sent to police directing them to Berman’s lifeless body.

Durst, who was so confident he couldn’t be connected to the note, told filmmakers “only the killer could have written” the note.

Filmmakers confronted him with a letter he sent Berman a year earlier. The handwriting was identical and Beverly Hills was misspelled as “Beverley” on both. He couldn’t tell the two apart.

The gotcha moment provided the climax of the movie as Durst stepped off camera and muttered to himself on a live microphone in the bathroom: “Killed them all, of course.”

During 14 days of testimony that was so punishing Judge Mark Windham called it “devastating,” Durst denied killing his wife and Berman, though he said he would lie if he did.

He tried to explain away the note and what prosecutors said was a confession during an unguarded moment.

For the first time, Durst admitted on the witness stand that he sent the note and had been in Los Angeles at the time of Berman’s death.

Durst said he sent the note because he wanted Berman to be found but didn’t want anyone to know he had been there because it would look suspicious.

He acknowledged that even he had difficulty imagining he could have written the note without killing Berman.

“It’s very difficult to believe, to accept, that I wrote the letter and did not kill Susan Berman,” Durst testified.

A prosecutor said it was one of the truest things Durst said amid a ton of lies.

© 2021 The Canadian Press

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Artificial intelligence is taking over real estate – here's what that means for homebuyers – CNBC

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Brick-and-mortar real estate may seem like the only tangible thing left in an increasingly virtual world, but it too is being taken over by artificial intelligence.

Some of the biggest names in the business, such as Compass, Zillow and LoanSnap, are now employing AI to help find buyers the perfect mortgage and the perfect home. And for real estate agents, it may already be a game-changer.

Most real estate data is public, from land records to title documents, purchase price and even mortgage liens. The trouble was it was an onerous process to go to local offices and obtain all the information. Not anymore. Computer algorithms can now go through millions of documents in seconds, looking through property values, debt levels, home renovations, and even some of a homeowner’s personal information.

At LoanSnap, a San Francisco-based mortgage lender, AI is used in various steps of the mortgage process, from finding the perfect loan type for a borrower to finding the right investor for the loan.

First the borrower’s financial information is put in. Then the system “takes all that information, forecasts it out into the future and looks at thousands and thousands and thousands of options,” said Karl Jacob, CEO of LoanSnap. “That’s different ways of paying off debt, different loan options, and this is one of the first times AI has been turned into something that helps consumers versus harms consumers.”

And for refinances, he said, “We’re building a financial model for someone, and showing them exactly how much money they’re losing on a monthly and yearly basis, and then showing them how they could potentially fix that issue and save money in the future. Again, in seconds.”

Jacob admits that pretty much every company now claims to use AI in some respect but said not all are really applying it to its full potential.

“Ninety-five percent of it is rhetoric, right? It’s a popular term. People glom on to things like that and say, ‘Oh yeah, we use AI too.’ AI is actually machines thinking and/or looking at possibilities that would not have been looked at before,” he added.

So AI can be helpful for borrowers, but it also seems like the holy grail for real estate agents hunting for listings in today’s ultra-competitive housing market. The supply of homes for sale has hit several record lows since the start of the pandemic, when buyer demand suddenly took off. Agents are desperate to find new listings, and AI is providing a new entrance.

“The traditional agent would go knock on the doors of a lot of homes. Now AI helps you find the homes that are most likely to sell in the next 12 months, and it does so by triangulating all the data associated with the home, like when the home last sold, how long the owner has occupied the home, what rate the home sells at in that particular area,” said Joseph Sirosh, chief technology officer at Compass, a real estate brokerage.

AI “triangulates all of that information to predict which home is likely to come for sale, so the agent can now approach that homeowner, offer his or her services, and have a much higher probability.”

Sirosh said Compass agents have a 94% higher chance of winning a potential listing they target with AI than not. Agents can supposedly price the home more exactly and target marketing more specifically.

For those searching to buy a home, all the data available can also help them to find exactly what they’re looking for, rather than touring house after house.

Using Compass’ AI, they can evaluate the price of their property in comparison with other properties in the market, search for specific types of homes in ultra-specific locations, input desired square footage of indoor and outdoor spaces and then get immediate alerts when something hits the market.

Zillow recently upgraded its popular home price Zestimate,” claiming it now uses neural networks, or machine learning comparable to how the brain works.

“In the case of the Zestimate algorithm, the neural network model correlates home facts, location, housing market trends and home values. As a result of this update, the Zestimate can now react more quickly to dynamic market conditions, providing homeowners with a more accurate estimate [prediction] of a home’s current value,” according to a Zillow release.

The company is now incorporating this new learning into its direct cash-offer homebuying business, Zillow Offers.

So far, the Zestimate is an initial cash offer on about 900,000 eligible homes across 23 markets.

“With this latest update and increased Zestimate accuracy, the number of homes eligible for a cash offer will likely increase by 30%,” according to the release.

AI is not doing anything that traditional research couldn’t accomplish, but it does accelerate the process dramatically, which in a fast-moving and ultra-competitive market, is crucial to these businesses.

“AI allows you to go to the self-driving dimension, which is AI outsources the heavy lifting that’s associated with a real estate transaction: the complex data, compliance, the paperwork, the finding of the home, the negotiation, the offers. I think that really makes a transaction go much faster. It is simpler, and it’s often cheaper,” said Sirosh.

With this speed, he said, artificial intelligence can conquer the most human component of any real estate transaction: stress.

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