The Re/Max Housing Market Drivers Report released this week examines nine major Canadian urban centres over 30 years, with triple-digit price appreciation reported from 1994 to 2024. The report found population growth, along with policy levers and market events, have long been pillars of the Canadian housing market, creating periods of extended growth and contractions in the country’s largest cities. 

Halifax Regional Municipality reported the greatest increase in price percentage growth, rising 460 per cent for a compounded annual growth rate of 5.91 per cent. The Greater Toronto Area was a close second, with a percentage increase of 436.2 per cent and a CAGR of 5.76 per cent, while Saskatoon rounded out the top three, with a percentage increase of 377 per cent and a compounded annual rate of return of 5.35 per cent.

Re/Max Canada president Don Kottick said each generation has faced its challenges and obstacles. 

“Today’s trade barriers, high interest rates and stringent lending policies may be overwhelming, but this too shall pass,” he said. “Historically, dynamics evolve from recovery to expansion, peak to contraction, trough to recovery. Cyclically, the trough is short and gives way to renewed growth. In retrospect, buyers may look back and realize that this period represented the best opportunity in recent years to get into the market at a reduced price point.”

Market conditions are softening, but new buyers still struggle

Re/Max brokers are reporting balanced/moderating conditions in most markets, with affordability being an ongoing issue, despite more favourable conditions, including rising inventory levels. 

Average price escalation continues to outpace wage growth, making it exceedingly difficult for first-time buyers across all regions to enter the market, according to the report. Additionally, many would-be purchasers are challenged by the mortgage stress test, debt burdens, downpayment requirements and high carrying costs. 

A chronic supply shortage at lower price points is driving values higher for entry-level homes, while the cancellation of new construction projects has set the stage for tight market conditions in the future, according to Re/Max. 

The report also points to a notable trend: empty-nesters and retirees now competing with first-time buyers for smaller homes, particularly bungalows, in many areas of the country, making it even tougher to break into the market.

Unlocking opportunities to ease the path to ownership

Re/Max included a list of 10 potential solutions to put homeownership back in reach for more Canadians. They are:

• Allow potential homebuyers to withdraw more than the allotted amount in the first-time Home Buyers’ Plan from their RRSPs and from their TFSAs.
• Remove the additional two per cent requirement to qualify on the mortgage stress test.
• Extend amortization periods for first-time homebuyers.
• Remove Land Transfer Taxes on purchases under certain price points (to be determined by average price in each market).
• Remove GST and HST for all homebuyers on new housing product.
• Reduce or remove red tape, outdated zoning bylaws and restructure land-use policies, while speeding up the permit and approvals process.
• Incentivize the building of homes that meet the needs of today’s homebuyers, shifting focus to end users over investors.
• Policies and programs should prioritize first-time purchasers.
• Invest in and support innovations such as modular or prefab construction techniques that bring supply online faster and at a lower cost.
• Address supply of affordable homes as a percentage of available product or new construction.

“Affordability, population growth and supply shortages are the recurring themes shaping residential housing in Canada,” said Kottick. “While each market exhibits local nuances – Vancouver’s looming condo shortage, Edmonton’s affordability and Halifax’s steep climb in values are just a few examples – the shared pressures unite all major regions. Governments and private-sector players share a great responsibility in shaping Canada’s real estate landscape, addressing the housing crisis and ensuring sustainable urban development.”

Courtney Zwicker

Courtney Zwicker is a digital reporter and associate editor for REM. Based in Atlantic Canada, she has over a decade of experience covering daily business news.

The post Today’s homebuyers face uphill battle, but ‘this too shall pass,’ says Kottick appeared first on REM.

The post A mastermind in luxury real estate: Inside the mindset of Canada’s top luxury agents appeared first on REM.

Each Wednesday, Real Estate Magazine shares insights, experiences and advice from top-performing agents across Canada. If you’d like to contribute or nominate a colleague or team, send us an email.

Editor’s note: The following interview was originally published in a REM special edition print magazine released Oct. 7 at the Re/Max Activate conference.

Steven Liambas of Re/Max Noblecorp Real Estate has built a solid luxury business in the Toronto area, based on innovative marketing tactics, personal touchpoints with clients and keeping on the cutting edge of technology and tools. In this interview, he shares the strategies that have helped big level up in the industry. 

Q: How did you first get into real estate?

A: Before real estate, I worked at a sports nutrition company where I built close relationships with NHL athletes. While I loved that experience, my passion was always marketing, architecture and luxury real estate. With my network of professional athletes, my marketing background and the credibility of having a brother who played pro hockey, I carved out a niche in athlete relocation — and quickly found success in luxury real estate.

Q: Why did you choose to be a solo luxury agent?

A: Eight years ago, I saw a gap in how agents built their own brand alongside their brokerage. I spent six months creating a personal brand before launching my career, treating myself as the product. I wanted full creative control, especially in luxury marketing. Over the years, that vision has evolved into a brand known for creativity and distinct property promotion.

Q: What roles do you juggle today?

A: My main focus is marketing and building my brand, especially by leveraging AI to stay ahead. Setting myself apart from other agents is a priority, and I’m constantly introducing new marketing tools and strategies to promote my luxury properties. 

At the same time, I handle all day-to-day real estate duties — showings, listing presentations, negotiations — so my clients always get a personal, hands-on experience.

Q: Give us a snapshot of your business today.

• Brokerage: REMAX Noblecorp Real Estate
• Markets: Toronto, Vaughan, Kleinburg, Woodbridge, King City, Nobleton, Etobicoke
• 2024 Production: 32 transactions | $24.5 million in sales volume
• Business mix: Balanced between buyers and listings
• Support: Solo agent, with brokerage admin support, plus a marketing consultant and media company

Q: What early investments shaped your business?

A: First, I built my personal brand with a designer. Second, I committed to high-quality media and video production for every listing. Third, I embraced technology, especially AI and digital tools, to stay ahead of trends and deliver standout marketing.

Q: What advice would you give a solo agent making their first hire?

A: Focus on creating a strong personal identity first. If branding and marketing aren’t your strengths, outsource them. Freeing up your time to focus on clients is the smartest investment you can make.

Q: What are your top lead sources?

A: Referrals are my number one source of business, and they often come from past clients who introduce me to their family and friends. That foundation has become the biggest driver of my growth. My second source is social media, particularly Instagram, where I showcase both my brand and my listings. Third is networking. I am always building new relationships, no matter where I am, and that consistent effort continues to expand my reach.

About 75 per cent of my marketing budget goes to media production, from high-end video to lifestyle shoots. I’ve even used a replica Batmobile to promote a Batman-inspired home. The rest goes to social ads and bus ads in key markets.

Q: If you had to cut one channel tomorrow, which would hurt the most — and why?

A: If I didn’t have my referral base, it would affect my business tremendously. My entire model is built on providing the best possible client service, which not only achieves their buying or selling goals but also builds long-term trust. That naturally snowballs into referrals, and it is the foundation that sustains everything else I do.

Q: How do you handle new leads?

A: I respond within minutes. Leads go straight into my CRM, followed by a call, Zoom, or meeting. I pre-qualify, set expectations, and create trust immediately. On average, it takes one touch to get an appointment and three to four touches to secure a contract.

Q: Do you use any ISA/assistant support, or do you handle all leads yourself?

A: I personally handle all leads because I believe people are reaching out specifically to work with me. They want my expertise and guidance, not to be passed along to someone else. Keeping it personal builds stronger relationships and ensures my clients always feel taken care of.

Q: What’s in your tech stack?

• CRM: Website backend + Realm + Excel + Mailchimp
• Website/IDX: Custom site with market data, newsletters, buyer/seller guides
• AI: Used daily for brainstorming, marketing, and media
• Other tools: Photoshop for visual assets

Q: How much do you reinvest into the business?

 A: About five to 10 per cent of revenue goes into marketing, which includes advertising, staging, and property promotion, and 10 to 15 per cent into my media company partnership. They help bring my vision to life, from showcasing properties to implementing AI-driven tools that elevate the overall marketing experience.

I don’t track cost per lead the traditional way. ROI for me is measured in service quality and referrals. My healthy ROAS is four to five times.

Q: Who are the best-fit clients for your approach?

A: Luxury-focused buyers and sellers who value creativity, expertise, and a calm, informed process. My motto is simple: “When you know, you know.”

Q: If a solo agent has $5,000/month to invest, where should it go for the next six to 12 months?

A: The first priority should be building a strong personal brand. Invest in creating an identity that sets you apart from other agents. If you do not have the skill set to bring it to life yourself, work with a professional agency or media company that can. Strong branding combined with polished media for your listings is the fastest way to stand out, attract new clients, and build credibility.

Q: What’s the minimum viable follow-up cadence you’d recommend?

A: Consistency is more important than intensity. At a minimum, stay in touch with leads and past clients monthly, whether through a newsletter, market update or personal check-in. The key is to make sure you are always first top of mind when real estate comes up in conversation.

Lightning round

• Market insight: Luxury is stronger than people think — well-presented homes still move in shifting markets.
• Tech you’d fight to keep: AI
• Marketing hill you’ll die on: Presentation is everything.
• Agents fail because… they lack consistency and don’t build a brand.
• Solo agents win because… they create identity, build relationships, and deliver a personalized experience.

The post Agent spotlight: Q&A with luxury leader Steven Liambas appeared first on REM.

Buyer demand remains strong in the coastal city. With its laidback charm, top-rated restaurants, access to nature, and relative affordability compared to Canada’s major metros, Halifax continues to attract interest from across the country and beyond.

“Nova Scotia, I think, was a stepping stone, whereas now it’s a destination,” said Re/Max Nova broker/partner Ryan Hartlen.

Hartlen describes the current housing market as “a slight seller’s market.” He said that the city has “come out of a really strong seller’s market,” and while some elements remain, “it’s not nearly as intense as it was.”

Bidding wars and sales over asking are still happening, but mostly at the lower end of the market. “Anything that’s below the average sale price, let’s say $600,000, that’s generally where you’re still seeing the competition, multiple offers, and bids that are over ask price,” said Hartlen.

 “But once you get into that $750,000 range and above, that’s where things start to slow down.”

Halifax’s average price has increased by about 75 per cent since 2019, when it hovered around $350,000.

Re/Max’s 2025 Fall Housing Outlook forecasts a two per cent rise in sales and prices this season compared to 2024, with the average price expected to land at $614,000.

All of Nova Scotia was lifted in the low-interest-rate, high-migration era of 2021-2022. 

Nova Scotia’s population cracked 1 million people at the end of 2021, and has continued to climb each year since. Halifax has about 500,000 people, and its population is expected to grow rapidly. Halifax city staff have estimated the city could double its population by 2050.

Catching up to the rest of the country

Heading into the pandemic, Halifax was already experiencing low inventory, said Hartlen. Low stock collided with a sudden surge in demand, resulting in a sharp rise in home prices. “Prices naturally went up, as they did across Canada,” said Hartlen. “But for us, I felt like it was almost a catch-up from the previous 10 years.”

Compared to major markets such as Toronto or Vancouver, Halifax hadn’t seen the same dramatic growth in average home values over the past decade. “It wasn’t flat, but in comparison to those cities, we didn’t have the big jumps,” he said. “So it felt like this was just bringing us back to where we probably should have been.”

That momentum carried prices beyond expectations, fueled by national trends and pandemic-driven migration. Yet the real shift may be Halifax’s newfound status. 

“Since the pandemic, Halifax has been put on the map in many ways,” Hartlen said.

Demographic factors

Hartlen said that Halifax’s market dynamics are influenced by the aging population, “although (the demographic) is trending younger now,” he said.

He points to the stability created by the Department of National Defence, which is the city’s largest employer.

Halifax is also home to a high concentration of universities, which, in addition to creating plenty of jobs, brings a pipeline of new talent to the province.

Why the current market could be sustainable

Hartlen believes Halifax is well-positioned to sustain both activity and pricing compared to larger Canadian cities. 

He points to the sheer growth happening across the region. “We’ve got a lot of development going on, a lot of cultural expansion, city development, nightlife, restaurants—there’s just been such a big increase overall,” he said. “It’s now a place that people just want to be.”

That shift has helped Halifax sustain its pandemic-era price gains, even as some bigger markets experienced declines. “Comparatively to those other cities, we’re still a relatively cheap option,” Hartlen said. “And we have almost as much to offer.”

While Halifax doesn’t boast major league sports teams, it has built a lifestyle appeal that resonates with newcomers and long-time residents alike. “That’s why we didn’t see the big drops some other cities did post-pandemic,” Hartlen said. “The fundamentals were still pretty strong here, and I feel like we were insulated from some of the negative aspects that hit elsewhere.”

Re/Max Nova has 285 agents and several offices across the Halifax Regional Municipality, and one office in Windsor, NS.

Courtney Zwicker

Courtney Zwicker is a digital reporter and associate editor for REM. Based in Atlantic Canada, she has over a decade of experience covering daily business news.

The post A frenzied run-up put Halifax on the map, but is the market built to last? appeared first on REM.

These incidents have not only shaken consumer confidence but also exposed critical weaknesses in the regulatory oversight meant to protect the public. As millions of dollars are at stake and trust is eroded, industry leaders emphasize that the damage extends beyond the individuals involved, threatening the integrity of the entire profession.

For many Canadians, buying or selling a home remains one of the most significant financial decisions of their lives, and that process depends fundamentally on trust in Realtors.

What happened

iPro Realty, with 2,400 agents and 17 locations, closed down in mid-August over questions about $10.5 million going missing from the brokerage’s trust accounts. Demands for action grew after Ontario’s real estate regulator the Real Estate Council of Ontario (RECO) said that iPro Realty co-founders Rui Alves and Fedele Colucci would not face charges.

The Ontario Provincial Police have since announced that it is launching an investigation into iPro.

The total amount missing is now $8 million, RECO has said. And last week, the Ontario government said it was intervening with a review of RECO.

Details still unfolding on alleged Calgary Ponzi scheme 

In May, Re/Max Canada dropped its affiliation to Re/Max Real Estate (Central) in Calgary amid allegations surrounding a multi-million-dollar Ponzi scheme run by a former agent. 

The Real Estate Council of Alberta (RECA) completed its disciplinary process for former Realtor Eric Drinkwater. RECA said he admitted to serious breaches, and an independent hearing panel has already found him guilty of conduct deserving of sanction. RECA demonstrated to the panel why a permanent ban is appropriate given the conduct, and it awaits the panel’s final decision on sanctioning. 

RECA hearings for David Lem (broker) and Pat Hare (associate and brokerage owner) are slated for October.

‘Everybody has a part to play’

Janice Myers, CEO of the Canadian Real Estate Association, said when trust in the industry is broken, it doesn’t just impact the individuals directly involved; it threatens the reputation of the entire profession.

“It impacts the entire ecosystem that is designed to ensure situations like this don’t happen,” she says.

“In Canada, the Realtor Code represents the highest standard of professional conduct, and boards and associations were founded to set and uphold those standards of professionalism and ethics. In many provinces, they were actually the ones who pushed for the regulatory oversight we see today.”

She said the vast majority of Realtors embody these values, but when misconduct such as what happened at iPro becomes public, people rightfully have questions about trust and transparency.

She says trust is the cornerstone of real estate. Clients need confidence that their Realtor is acting with integrity, while in turn, Realtors trust their clients to be transparent and realistic. It’s this mutual trust that really makes these successful transactions possible.

“What we want is a highly professional, ethical individual, trained and acting with the utmost integrity, working with consumers. We are all aligned, and government is aligned on that, too,” adds Myers.

“Everybody has a part to play, with the backstop of government and the act that governs Realtors being extremely important, as well as the Realtor Code that CREA has. All of those work together to instill that trust.”

The final backdrop, she said, is government ensuring the legislation is up to date, allowing regulatory authorities to act swiftly and take necessary steps in situations like iPro, “where public trust has been broken and millions of dollars have been obviously misdirected.”

‘RECO has failed’: Crawford

Industry insiders widely agree that the root of these scandals lies in regulatory failures. 

A spokesperson for Ontario’s Minister of Public and Business Service Delivery and Procurement, Stephen Crawford, said in an email: “As the province’s real estate regulator, RECO has a duty to protect consumers and uphold professional standards in Ontario’s real estate sector. In its handling of the iPro Realty case, the largest case of fraud in Ontario’s real estate history, RECO failed to deliver on (its) core mandate.

“As a result of this mishandling, the Minister will step in to oversee a third-party review of RECO to ensure the process meets professional standards, reflects industry expectations, and restores public trust in Ontario’s real estate regulation.”

In response to an interview request, the RECO media team responded: “We are not providing interviews at this time. Please refer to the public statements available on our website.”

Regulators ‘failing’ on their mandate: AREA CEO

Brad Mitchell, CEO of the Alberta Real Estate Association, says a vast majority of members serve the public in a very professional, courteous, and competent manner. But, like every industry, “we have a few in our industry that don’t do that, and it’s very unfortunate.”

The Re/Max Central and iPro Realty cases aren’t small slip-ups, said Mitchell, they’re glaring examples of regulators failing at the part of their mandate that matters most: protecting the public.

When that doesn’t happen, said Mitchell, consumers pay the price, and trust in the industry is shaken.

He said it’s on both government and industry to get regulation right.

“We’ve had a ton of problems with our regulatory body here in Alberta, and they’ve had the same issues in Ontario,” said Mitchell.

Mitchell says some regulators cozy up to the industry, instead of doing their jobs with independence, and that’s where they’ve “lost their way.”

He said governments need to “strip regulatory bodies down to bare bones” and rebuild.

Mitchell argued that the real estate industry needs proper regulation, since most members want to keep out bad actors. He noted that even people arrested for serious crimes have remained licensed as Realtors, while regulators focus on trivial matters like sign details or measurement rules.

In his view, regulators neglect serious misconduct and instead waste effort on minor technicalities.

RECA responds

In an emailed statement, RECA said the assertion that it has not acted is false. RECA said it prioritized the Drinkwater investigation and has already completed its disciplinary process. 

“A profession’s greatest asset is its reputation. The vast majority of industry professionals act with integrity and care for their clients, and we share the frustration and anger felt when fraud occurs,” it said.

“Alberta has strong protections in place. Consumers can use RECA ProCheck to confirm licences and view disciplinary histories. Each sector has distinct education and licensing requirements, and credentials are public. If someone lacks the proper licence, that’s a red flag.

RECA said its processes and mandate are legislated. They’re also guided by case law and legal precedent. Acting without enough evidence (or outside our authority) would invite lawsuits, taint proceedings, and delay justice. 

“We work tirelessly within the bounds that the Government of Alberta has established to meet our mandate in protecting consumers,” it said.

“Albertans expect fair, transparent processes. Skipping due process goes against that and risks judicial review that could overturn decisions and sanctions and delay justice for victims. RECA’s responsibility is clear: act decisively when evidence exists, and ensure sanctions stand. That’s how we help protect consumers and preserve trust in the profession.”

A government spokesperson for Minister of Service Alberta and Red Tape Reduction Dale Nally said “the Minister’s schedule doesn’t allow for an interview at this time,” and there was no response when asked to provide a statement.

A lesson in choosing a brokerage

Todd Shyiak, executive vice president of CENTURY 21 Canada, said the iPro collapse is a reminder that the industry must reset its standards. Agents must re-examine what they demand from the brokerages with which they choose to affiliate.

“The lesson is clear: choosing a brokerage based on cost alone is short-sighted calculation. Agents must invest in their career and align with brokerages that will show their value through stability, leadership, and the resources required to deliver the best standard of service to clients,” he says.

“The future of Canadian real estate depends on setting — and meeting — higher expectations. Agents must demand it. Clients deserve it. And our industry’s reputation requires it.”

The recent scandals take away confidence in the industry. They take away confidence in the oversight of the industry. 

“Oversight means mandatory regular audits and demanding brokers send in monthly balances of their trust accounts to show they’re copacetic.

“The oversight in our industry has failed time and time again to address one of the core problems in my mind. These brokers they charge nothing, they do nothing, they offer nothing and allow agents to wallow.”

Faith in the process

Alan Tennant, CEO of Calgary Real Estate Board, says it’s always upsetting when to see real estate consumers affected when they shouldn’t be.

“That’s a situation where I think we all know that all of our rules and laws governing real estate need to be fully and effectively enforced. And until we know they haven’t been fully enforced, we have to have some faith in these systems and processes and allow them to unfold,” he says.

“And then, if there’s been a lack in enforcement, then I’m very confident the industry will step up. You know, if I have any concerns about these situations, it’s probably more around the potential for an overreaction. My experience has been that when you get a group of Realtors together in a decision-making role, whether it’s creating rules or managing ethics situations, they always consistently have very high standards and a very low tolerance for noncompliance.

“I think all Realtors need to be concerned about the potential damage to the brand. And they all have a role to play in making sure things are corrected.”

Mario Toneguzzi

Mario Toneguzzi is a contributing writer for REM. He has more than 40 years of experience as a daily newspaper writer, columnist, and editor. He worked for 35 years at the Calgary Herald, covering sports, crime, politics, health, faith, city and breaking news, and business. He now works on his own as a freelance writer for several national publications and consultant in communications and media relations/training. Mario was named in 2021 as one of the Top 10 Business Journalists in the World by PR News – the only Canadian to make the list.

The post Two high-profile scandals spark reckoning for Canadian real estate industry appeared first on REM.

QUICK HITS

• 54 per cent of Canadians believe this fall is a good time to strike a deal on a home.
• Atlantic Canada and the Prairies experienced year-over-year price gains between January 1-July 31 across all markets analyzed, while Ontario and B.C. saw declines in two-thirds of markets.
• 64.8 per cent of housing markets experienced a year-over-year decline in sales, with Re/Max Canada brokers and agents noting a rise in price reductions and conditional sales throughout 2025.
• Average homes prices are expected to decrease by 6.5 per cent this fall compared to 2024, while sales are expected to decrease by five per cent by the end of 2025.

After a slow start to 2025, improved affordability and higher inventory may draw cautious buyers back in, but likely not enough to bring home prices and sales back into positive territory, according to Re/Max Canada’s 2025 Fall Housing Market Update.

Between January 1 and July 31, sales fell year-over-year in 62 per cent of markets, reflecting broader economic unease.

Price trends varied: Atlantic Canada and the Prairies saw gains as supply contracted, favouring sellers, while most major centres in Ontario and British Columbia posted declines as listings rose.

Re/Max expects national average prices to fall 6.5 per cent this fall compared to a year earlier, with home sales down five per cent through year-end.

“Canada’s real estate landscape paints a complex picture of resilience and caution, influenced by regional nuances and continued economic uncertainty,” said Don Kottick, president of Re/Max Canada. “From seller-driven markets across much of  Atlantic Canada and the Prairies, to buyer-friendly conditions in Ontario and B.C., the nation’s housing market reflects a delicate balance.” 

First-time buyers: A changing profile

In 2024, first-time buyers led sales in most Canadian markets. But in 2025, families, newcomers, and retirees are driving activity, while first-timers take a step back, according to Re/Max brokers.

A Leger survey commissioned by Re/Max found just seven per cent of Canadians plan to buy their first home in the next year. This group is trending older—late 20s to 40s—reflecting affordability challenges and the growing complexity of entering the market.

Their finances also vary: 28 per cent have saved at least 20 per cent for a down payment, 33 per cent at least 15 per cent, and 13 per cent at least 10 per cent. Only one in 10 reported receiving gifted money, with many turning to disciplined saving, co-ownership, or other non-traditional strategies.

Among the 12 per cent of Canadians planning to buy a home in the next year, most are waiting for the right moment. Two-thirds say a 5-10 per cent drop in prices or a modest cut to interest rates would push them to act.

Sellers must find a balance of timing and realism

As economic uncertainty lingers and the Canadian housing market continues to shift, Re/Max brokers and agents agree that sellers who come to the table with a clear strategy are more likely to find success. This means realistic pricing, smart staging, and a solid understanding of local market conditions.  

Eight per cent of Canadians say they plan to sell their home in the next year, and among them, confidence is strong. According to the Leger survey, 63 per cent believe they’ll be able to secure their asking price.

Temperature check on the economy

Confidence in Canada’s housing market is gradually improving, with 46 per cent of survey respondents expecting the economy to remain steady over the next six months, while 38 per cent consider the current economy strong.

Real estate continues to be viewed as a reliable investment, with 92 per cent of homeowners seeing their property as a solid long-term asset. This confidence persists despite affordability concerns and broader economic uncertainty.

Government action is also fueling cautious optimism. Nearly half of Canadians believe renewed commitments to build more housing will improve affordability within three to five years, signalling hope for greater stability and opportunity ahead.

In the meantime, Canadians are turning to professionals for guidance. More than half (53 per cent) say working with a local real estate agent would help them identify pockets of affordability. With market conditions varying widely between provinces, cities and even neighbourhoods, local expertise is seen as essential.

The post Re/Max forecasts cooler fall market with home prices set to dip 6.5% appeared first on REM.

Expansions and conversions

New growth at Re/Max Capital Diamond Realty

Re/Max Canada has expanded its presence in Windsor-Essex County with the addition of Paul Germanese and his AW4U – The Real Estate Group to Re/Max Capital Diamond Realty.

The group of 10 professionals joins from Royal LePage, where they established a reputation over more than a decade for serving buyers and sellers in the local market.

Albert Kantarjian, broker/owner of Re/Max Capital Diamond Realty, said the move reflects shared priorities between the brokerage and the team.

“We are absolutely thrilled to welcome Paul and his team. This partnership is built on shared values, a passion for delivering outstanding service, and a vision for continued growth.”

Don Kottick, president of Re/Max Canada, welcomed the addition. 

“Congratulations to Re/Max Capital Diamond Realty. We look forward to seeing them thrive and expand their impact in the Windsor-Essex community.”

Ottawa group returns to Re/Max

The Inspire Team of Ottawa, led by Rahim and Eda Rasooli, has officially returned to Re/Max, joining Re/Max Prime Properties.

The Rasoolis said their decision was guided by the brand’s global recognition and strong network, which they believe will support their team’s continued growth.

“We’re thrilled to welcome Rahim and Eda Rasooli and their incredible team back to Re/Max,” said Asif Khan, broker/owner of Re/Max Prime Properties. “With their deep understanding of the Ottawa region, they are a valuable addition to our growing network.”

Re/Max Canada president Don Kottick called the move “a testament to the power of the Re/Max brand.”

Royal LePage adds Our Neighbourhood Realty to Ontario network

Royal LePage recently announced it’s expanding in Ontario with the addition of Our Neighbourhood Realty.

The brokerage, formerly independent, is led by Rhonda and Bob Best, along with co-owners Luiz and Paula Lameiras and Gary and Darlene Hibbert. It has more than 140 sales representatives.

The firm serves Durham, Toronto and Northumberland, handling residential, recreational and commercial transactions. The ownership group has more than 30 years of combined experience in the real estate industry.

Leadership moves

Royal LePage COO announced retirement

This week, Royal LePage’s longtime chief operating officer Carolyn Cheng announced she will be retiring from the role later this fall.

Cheng has 25 years experience in the real estate sector. Cheng previously served as a director and then senior vice-president of strategic business services at Royal LePage.

Her resume also includes several years in leadership at Brookfield Real Estate Services. 

Good works

Record result for Slice4Shelter Charity Golf Tournament

Winnipeg’s Royal LePage Prime Real Estate raised more than $27,000 at its 3rd annual Slice4Shelter Charity Golf Tournament in support of the Royal LePage Shelter Foundation.

The record-breaking tournament brings the event’s grand total to $70,500.

All proceeds were directed to Alpha House to fund safe and supportive shelter services for women and children fleeing intimate partner violence.

“Our supporters at Royal LePage Prime Real Estate have a longstanding history of generosity towards families who are bravely walking away from violence and building the safer, happier and more hopeful lives that they deserve,” said Carly Neill, fundraising and communications manager with the Royal LePage Shelter Foundation. “We count ourselves very lucky to have them as part of our charitable family.”

Sutton Centre Realty signs cheque for St. John Ambulance

Over 300 attendees gathered in May for the St. John Ambulance Charity Gala led by Vancouver Realtor Corwin Kwan of Sutton Center Realty headquartered in Burnaby.

The event raised over $23,000 in total with a $5,000 matched donation from The Home Foundation. The proceeds will support critical programs like first aid training, therapy dog visits, and emergency response initiatives.

The post The Real Deal: Industry highlights for August 2025 appeared first on REM.

A nearly 20,000-square-foot lakefront luxury home with all the trimmings may be what dreams are made of – but a $39-million listing won’t sell itself.

Matthew Regan and Alex Irish hold the listing for Ontario’s highest-priced home currently listed on Realtor.ca. 

2054 Lakeshore Road East, a 1.6-acre estate in an affluent southeast Oakville neighbourhood, had been on the market for one week as of Monday. 

While the home itself may be pristine – with its seven bedrooms, “Bellagio”-inspired fountain and waterfall, infinity pool, and manicured grounds – getting it sold will require Regan and Irish to get their hands dirty. 

Tapping the right circles

Regan said the seller came to Regan Irish & Associates, which is under the banner of Re/Max Escarpment Realty Inc., seeking representation with both domestic and international reach.

“You have to cast a pretty wide net,” he said, noting the monumental pricetag. 

Most listings follow a passive formula: put the property on MLS and wait for the right buyer to appear. 

“Where that falls short on a property like this is that it’s a very specific buyer. There are not many of them out there,” said Regan.

For a high-end home, the strategy flips. Instead of waiting, Regan and Irish have taken a hands-on approach, built on 60 years of combined experience.

“You’re really relying on a network,” Regan said. “If I call up an agent in Victoria or Vancouver, the chances are they know who we are because of the type of real estate we sell—and I know them.” This credibility opens doors to one-on-one conversations with agents who have access to affluent buyers in markets from Vancouver to Chicago to Los Angeles.

That outreach matters. A current prospect from Los Angeles, whose wife is Canadian, is seriously considering the property, said Regan.

With the Canadian dollar low against the U.S. dollar, the home becomes an even more attractive asset for American buyers, he said.

Not your typical open house

Rather than a public open house, the team hosted a unique, invitation-only agent event. Phones were not allowed inside the property, ensuring privacy for both the home and its owners. The gathering was professionally catered, creating a refined, memorable atmosphere.

What made it stand out even more was the scheduling. Showings were arranged by time slot, allowing the team to carefully manage foot traffic. This not only ensured the experience felt exclusive for guests, but also addressed security concerns that come with a property of this calibre.

The online element

Regan said search engine optimization plays a major role in attracting the right buyers online. “SEO is a big thing,” he said. The goal is to highlight the property’s most distinctive features in a way that makes it easy for potential buyers to find.

This home offers rare amenities that stand out in any search—an indoor golf simulator, an elevator to all five levels, an in-home movie theater, and a fully equipped gym accessible from the primary bedroom. 

By using targeted keywords tied to these amenities, the marketing ensures the listing appears in searches made by buyers specifically looking for such features. 

Quick close, or long game?

When it comes to selling a property at this level, timelines can be unpredictable. “There’s no one answer to that,” Regan said. This is the type of home a buyer of this affluence will view as a generational purchase—an opportunity that doesn’t come along very often, he said.

That can lead to a quick sale. Just one week on the market, the property already has two qualified buyers showing interest, including a second showing. For many in this price range, the home becomes part of a broader portfolio—“a crown jewel” as Regan calls it—which can prompt a faster decision.

But the flip side is that it could also take longer. The ideal buyer may not even be aware the property is for sale yet.

“Sometimes the perfect buyer doesn’t even know they want to buy something right now,” Regan said. It’s only when they come across the listing that they think, this looks interesting—let’s go see it.

Courtney Zwicker

Courtney Zwicker is a digital reporter and associate editor for REM. Based in Atlantic Canada, she has over a decade of experience covering daily business news.

The post On the market: $39M Oakville estate appeared first on REM.

Toronto Realtor Jamie Dempster told Real Estate Magazine that heat pumps, energy-efficient windows, smart home technology, and spray foam insulation are some green features that homebuyers are most interested in as they help lower energy consumption and costs while reducing environmental impact.

Dempster, an agent with Re/Max Hallmark, said that homeowners are pivoting toward multiple heat pump units, rather than ducts and a gas furnace, as the pumps are more energy efficient and use hydro rather than gas, which is better for the environment.

 He said that there have been a lot of technological advancements with heat pumps that have slimmed down their size, and it is the green feature that is the best value because it will save money down the road and is inexpensive to install.

Dempster also highlighted smart thermostats, such as Nest, which allow dynamic temperature changes depending on your routine. That can save on energy costs because the user can lower the AC if they are away, then turn it back up right before they get home, so they don’t have to have a constant temperature the entire time. Dempster said smart thermostats can even learn your behaviour and automatically adjust to it. 

“Smart thermostats have been a game changer and they really have revolutionized eco-living for people that really want to save not just money but the environment,” he said.

Dempster’s clients also often inquire about the energy efficiency of the appliances, he said, and noted that they should have an Energy Star label that shows they meet energy efficiency standards.

Demand for green features is on the rise, according to the 2025 Canada Mortgage and Housing Corporation (CMHC) Mortgage Consumer Survey. According to the survey,  28 per cent of mortgage consumers renovated their homes within the past three years to improve energy efficiency, while 31 per cent had future plans for green upgrades.

In addition, 61 per cent of those surveyed said energy efficiency impacted their homebuying decision, up from 57 per cent in 2024.

Upfront costs can be a barrier

Not all green features have piqued as much interest in clients, though, due to their price, according to Toronto real estate agent Sivage Sivagumaran. He told REM that price is often a deal breaker among his clients when it comes to green features, and they will more often than not go for a cheaper upfront price rather than spend more on a costly green feature such as solar panels.

“If it’s a first-time buyer or investor, they don’t give a damn about the green things,” he said. “It’s already damn expensive in today’s world (in Canada).”

The Re/Max Crossroads agent said his clients focus more on smaller, more affordable features that can save money long-term, such as LED lights or heat pumps, and up to 30 per cent of the homes he shows already have those kinds of features included.

 Meanwhile, he said only two or three out of 10 clients will specifically ask about green features, and they are usually not first-time homebuyers, but are well off and looking to upgrade their home.

Managing costs from the ground up

Builders recognize that price can be a turn-off for green features, so some are doing everything they can to reduce costs.

Laurna Strikwerda, director of project development and research at Canada Green Building Council, told REM that green home features can be provided more affordably if the home is designed from the ground up with energy efficiency in mind.

 BC Housing came to the same conclusion in a 2024 report that found that energy-efficient housing can be built at the same cost or lower than regular housing if it is planned from the beginning.

 Strikwerda highlighted prefabricated construction as one way to make green homes more efficiently, as they are made off-site and not subject to weather conditions. The Canadian government under Prime Minister Mark Carney has taken an interest in prefabricated homes and plans to use the construction method to rapidly build affordable and green housing in the country. 

“We actually can incorporate green features in a cost-effective way… with planning and incorporating that into design and construction from the get-go,” she said. 

Working with nature

CABN is one green home builder that is using prefabricated construction to make their homes more affordable. Jonathan Frank, CABN’s chief development officer, told REM that the company can make one of their homes, which range from 540 square feet up to 2,400 square feet, in a matter of weeks using the method.

Frank also advocated for building green homes holistically so features aren’t just thrown in but integrated into the design, such as heat pumps or proper insulation. The passive home design concept can also help save energy just by positioning windows strategically to take advantage of natural light and heat.

“You can build homes that work with nature, not against it,” he said. “They can be smart without needing to be high tech.”

Eric Stober

Eric Stober has over 10 years experience as a journalist and writer at publications big and small, including Global News, Toronto Life, Post City Magazine, Greencamp.com, the Toronto Star and The Grid.

The post Demand for green home features surging, but upfront costs can be a barrier appeared first on REM.

Each month, REM shares brokerage expansions and conversions, leadership appointments and other key industry moves. Have an announcement to share? Email your news to editor@realestatemagazine.ca by the 26th of each month, and don’t forget to include a photo!

Business expansions

Alan Newton Real Estate joins Re/Max Realtron, bolstering GTA footprint

Re/Max Canada announced that Alan Newton Real Estate Ltd., an independent brokerage with 35 agents and a 40-year history, has joined Re/Max Realtron.

The move enhances Re/Max Realtron’s presence in the Greater Toronto Area and brings expertise in luxury real estate under the Re/Max banner. The team will gain access to advanced technology, marketing tools, and The Re/Max Collection program for luxury properties.

“We’re excited to welcome the Alan Newton team as we continue to grow and empower top producers in the GTA,” said Jeremy Pilarski, vice-president, agent experience, Re/Max Realtron.

“This acquisition represents the strength of the Re/Max network in bringing together top-tier talent and respected independent brokerages,” said Don Kottick, president of Re/Max Canada. “We commend the Pilarski family for their leadership and vision. We are thrilled to welcome the Alan Newton team to Re/Max Canada.”

 Re/Max One becomes Hallmark One

Re/Max Hallmark has announced that Re/Max One Realty has officially joined its network and is now operating as Re/Max Hallmark One.

The move adds more than 30 agents to the Hallmark team and reflects the company’s commitment to strengthening its brokerage networks across Ontario.

Fred Ebadi, a broker with over 20 years of experience, launched Re/Max One after leading Trade One Realty.

“In today’s market, standing alone is difficult,” said Ebadi. “Hallmark offers brand strength, strong leadership, and an agent-first mindset.”

Steve Tabrizi, chief operating officer at Re/Max Hallmark, said the decision reflects shared values rather than growth for its own sake.

“Fred and his team recognized that Hallmark offers real support, reliable systems, and long-term leadership,” said Tabrizi.

The partnership aims to build a stronger foundation for growth, performance, and agent success.

Wahi grows out west

Wahi, a Toronto-based digital real estate platform and brokerage, is expanding its Realtor team in Calgary. The company has hired several agents who “are committed to redefining the real estate experience for buyers and sellers in Alberta,” it says.

“We’re excited to have a Calgary presence,” says Anne Alkok, Wahi’s broker of record. “Given the inter-provincial migration to Alberta and its resilient housing market, Calgary is a great place to expand.”

Leadership appointments

Luigi Favaro appointed OREA CEO

The Ontario Real Estate Association (OREA) named Luigi Favaro as its next CEO at an event on July 25. 

Favaro, currently VP of partnerships for OREA, will take the helm after 17 years with the association. Favaro will begin as CEO on Sept. 2. 

Brenda Buchanan appointed CEO of RECO

Brenda Buchanan has been appointed CEO of Real Estate Council of Ontario (RECO), following a national search.

The appointment is effective immediately, as announced by RECO’s board of directors on July 21. 

Brokerage partnerships

Royal LePage Benchmark partners with Virtuo 

Virtuo, an AI-powered platform that supports agents and homebuyers throughout the ownership journey, has announced a partnership with Royal LePage Benchmark. The Alberta-based brokerage will use Virtuo’s all-in-one platform to help agents grow their business and improve client service.

Royal LePage Benchmark, Alberta’s largest Royal LePage franchise, has over 200 agents and has been operating since 1978. Broker and owner Corinne Lyall said the brokerage focuses on giving agents the tools they need to stand out and deliver strong client experiences.

“We are always looking for ways to support our agents in providing an exceptional client experience,” Lyall said. “Virtuo gives our agents instant access to brokerage tools in one platform while delivering a differentiated experience to their clients.”

Virtuo combines AI with human support to improve the homeownership process. Its HomieAI tool offers 24/7 personalized insights and support using data from the agent, brokerage and property.

The post The Real Deal: Industry highlights for July 2025 appeared first on REM.