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REM Bot

Content by REM Bot has been created with the assistance of AI. Audio and video interviews, conducted by our team with real people, are transcribed and repurposed into text for those who prefer reading. REM Bot articles are reviewed by staff before publication to ensure factual accuracy and maintain editorial standards.

The post How top Realtors stay calm when their listings don’t sell appeared first on REM.

Related Posts

Foch: A market in full correction

Nov 5, 2025

October’s TRREB data paints a picture of a housing market still in retreat — where even falling prices can’t lure buyers back

read more

Team spotlight: Q&A with the Rob Golfi Team

Nov 5, 2025

With more than $670 million in sales volume in 2024 and nearly $423 million year-to-date in 2025, the Golfi Team dominates markets across southern Ontario.

read more

The Price Change Playbook: How top agents stay in control when listings stall

Nov 5, 2025

Unlock the secrets of top agents who navigate price changes with confidence and strategy. Learn how to keep control when listings stall and maintain client trust.

read more

« Older Entries

REM Bot

Content by REM Bot has been created with the assistance of AI. Audio and video interviews, conducted by our team with real people, are transcribed and repurposed into text for those who prefer reading. REM Bot articles are reviewed by staff before publication to ensure factual accuracy and maintain editorial standards.

The post How to win listings in a tough market appeared first on REM.

When listings are incomplete or misleading, it isn’t just agents who lose. It’s the consumers who make life-changing decisions based on flawed information. It’s time we stop pretending the system works. The tools that power our listings are riddled with gaps that force even the most diligent Realtors into impossible positions.

Brokerages carry the risk, yet boards retain control. That misalignment is eroding public trust and the Realtor brand along with it.

Systems that undercut service

Realtors are not just working within flawed systems; they are compelled to. 

Under CREA’s Realtor Cooperation Policy, agents who publicly advertise a property are required to post it on the MLS. There is no true opt-out. That means if an agent markets a listing on social media, in print, or even by putting a sign on the lawn, they are obligated to input it into a system that may not be capable of capturing the full picture. 

In practice, we are forced to shoehorn listings into rigid platforms, regardless of whether the data fields reflect the property accurately.

In many regions, agents are working within platforms that do not allow them to input basic details of a property. One common issue is the restriction on the number of rooms or features that can be uniquely defined. Some systems limit descriptors, cap room types, or omit fields entirely. These gaps seem trivial until you list a $3-million custom home and find you cannot properly describe it. Not because of negligence, but because the system itself makes full disclosure impossible.

It’s a Hobson’s choice: either comply with systems that cannot reflect the full truth of the listing or violate the policy by withholding it entirely. In either case, the agent loses, and the client is underserved.

That listing then feeds into Realtor.ca, our most visible and trusted public-facing platform. The consumer sees incomplete information on a website that claims to be powered by Realtors. They expect that it is accurate.

Who takes the hit?

Not the system vendor. Not the board. Not the national platform.

The Realtor does.

The brokerage is on the legal hook, but the agent is the face beside the listing, and the one the public holds responsible. When the data is wrong, that trust is shaken, even if every rule was followed.

The fragmented foundation

This is not hypothetical. It’s happening right now, in real markets, with real listings that bear real consequences. 

In some cases, agents are told to work around limitations. They are advised to put key details in the remarks, fudge the structure of the property, or leave important aspects unlisted. This creates a troubling contradiction. Realtors are held to the highest standard but asked to compromise accuracy because of technical limits they cannot control.

At the heart of this issue is a contradiction in organized real estate. 

We promote ourselves as a unified national profession but operate in a fragmented data ecosystem. There is no single MLS system in Canada. Each local board or regional association negotiates with its own vendor and sets out its own rules. 

The result is a patchwork of differing input fields, inconsistent property categories, and minimal national oversight.

Even Realtor.ca, which is often treated as our national standard, is not a national MLS. It is a reflection of data feeds from boards across the country, each shaped by different priorities and limitations.

Risk without authority

Who owns the data? And more importantly, who is accountable for it?

Listing data may originate with Realtors, but in practice, it’s governed by boards, housed by vendors, and syndicated nationally by CREA. Boards license its use, enforce its rules, and in some cases, restrict how it can be accessed. CREA promotes the listings and brands them with Realtor trust.

At no point does the individual Realtor retain full control over the dataset. Agents pay dues to three levels of organized real estate but often cannot access their own listing history without going through approval processes or paying additional fees. That is not sustainable. Especially when the stakes are high.

Because what boards and CREA do not carry is risk. Brokerages do.

It is the brokerage that takes on vicarious liability. It is the brokerage that ensures accuracy and compliance, that trains, audits, and disciplines its agents. It is the brokerage that absorbs reputational and legal fallout when listings go wrong, regardless of whether the error began in a system it cannot access or control.

A misalignment of power

So why are the most accountable actors given the least control?

Today, boards control the platforms that manage the most visible and valuable real estate data in the country, while brokerages, the entities legally responsible for much of what happens with that data, are often left out of governance conversations entirely. This is not a question of internal politics. It is a fundamental misalignment between responsibility and authority.

And this isn’t a governance quirk. It’s a cultural flaw that distances decision-makers from responsibility, and one that is often hardcoded into board-level vendor contracts that entrench limitations, delay reform, and prevent innovation. In many ways, Realtors have become service users of their own listing platforms, with limited ability to shape or challenge the architecture of the systems they fund. That disconnect reinforces disengagement. It limits innovation. And it weakens the voice of those doing the work on the ground.

The erosion of trust

This is a problem because data is trust. The Realtor brand is not just a logo or a code of conduct. It is a promise. When the listing platform shows incomplete or misleading information, it reflects poorly on the brand that is supposed to represent integrity and accuracy. And if the national platform cannot distinguish between a system constraint and an agent oversight, then the public sees no difference.

The result is that consumers blame the Realtor. Not the board. Not the system. Not the national feed.

This guarantees reputational risk. It also undermines the value of being a Realtor rather than a registrant. If a consumer sees inaccurate or missing information on a Realtor listing, they may ask what value the designation truly offers. If a custom home cannot be accurately marketed on Realtor.ca, why would a seller choose a Realtor when the system is built to fail them?

From awareness to action

Organized real estate has been aware of platform limitations for years, but progress toward national data standards has been slow, cautious, and largely invisible to members. The result is that frontline agents and brokerages are left to fill the gap, absorbing reputational risk while systems inch forward behind closed doors. That silence is no longer defensible.

If brokerages are held accountable by law, then they must have standing in the governance of the systems that define their risk.

If brokerages are to remain accountable, they must also be empowered. Platform governance should include brokerage representation. Data policy must be co-designed with those who shoulder the liability. Anything less is regulatory negligence by design.

CREA does not own MLS systems, but it does own the Realtor trademarks and operates Realtor.ca. That comes with responsibility. CREA should not micromanage boards, but it must set national expectations for what Realtor-level data integrity looks like. That might include minimum input standards, public disclaimers when known system limitations exist, and tools for agents and brokerages to preview how their listings will appear.

It also means working collaboratively with boards and vendors to modernize platforms in ways that reflect how real estate is practiced today. This includes eliminating arbitrary field caps, improving cross-board interoperability, and giving brokerages and Realtors more agency over the data they are responsible for.

A seat at the table

When there is no accountability for the system, the accountability falls to the agent and their brokerage. This is not just unjust; it’s structurally indefensible.

We’re at an inflection point. Consumers are more data-savvy than ever. Alternative platforms are gaining traction. Realtors cannot afford to be trapped in outdated systems governed by legacy contracts or institutional politics. If we want to maintain our place as the most trusted advisors in real estate, our tools must reflect the standards we uphold.

Right now, the message to consumers is this: trust the Realtor, but not the data they are forced to work with.

That contradiction cannot stand. If we want the Realtor brand to thrive, we must stop outsourcing control and start aligning authority with accountability.

Brokerages carry the risk. It is time they had a seat at the table.

Brandon Reay

Brandon Reay brings a multifaceted background in real estate practice, policy, and governance. Before stepping into brokerage leadership, Brandon spent several years in organized real estate, contributing to strategic initiatives and advocacy efforts with CREA and OREA, and various Chambers of Commerce. His work has included shaping housing policy, supporting regulatory reform, and improving REALTOR® engagement across the country.

Brandon’s approach blends hands-on brokerage experience with a systems-level understanding of how policy, market forces, and professional standards intersect. He is known for helping professionals navigate evolving market conditions and advocating for higher standards within the industry. In addition to his leadership role at RE/MAX Hallmark Realty Group, he remains an active REALTOR® focused on agent development, business strategy, and client service.

Brandon regularly contributes commentary on market trends to media outlets and industry publications and has served as a spokesperson on housing issues in Ottawa. He is also a frequent speaker at real estate events, offering data-driven insights on brokerage strategy, professionalism, and the future of the industry.

He holds a Master of Business Administration from the Sprott School of Business. Brandon lives in Ottawa, where he remains closely involved in local policy discussions on housing affordability and real estate governance.

The post OPINION: Agents risk reputation while broken listing systems undermine trust appeared first on REM.

“After the rush of new listings in January, home sales and new listings in February were closer to historical averages, which has positioned the overall market in balanced conditions,” said Andrew Lis, GVR’s director of economics and data analytics.

GVR says residential sales in the region totalled 1,827 in February, marking an 11.7 per cent decline from the 2,070 sales recorded in February 2024. This figure also sits 28.9 per cent below the 10-year seasonal average of 2,571 sales.

Listings up while sales lag

While home sales dipped, the number of newly listed properties remains high, with 5,057 new listings in February—an increase of 10.9 per cent over the same month last year, and 11.6 per cent rise above the 10-year seasonal average.

The total number of active listings in Metro Vancouver now sits at 12,744, a 32.3 per cent increase from February 2024, and a 36.4 per cent jump above the 10-year seasonal average.

Supply keeps prices stable

Across all property types, the sales-to-active listings ratio for February was 14.8 per cent—with detached homes at 10.7 per cent, attached homes at 18.5 per cent, and apartments at 16.8 per cent.

The average house price in Metro Vancouver sits at $1,169,100, reflecting a 1.1 per cent decrease year-over-year and a 0.3 per cent dip compared to January 2025.

Breakdown by property type 

• Detached homes:
  • Sales: 477 (↓ 14.8 per cent from February 2024)
  • Benchmark Price: $2,006,100 (↑ 1.8 per cent YoY, unchanged MoM)
• Apartments:
  • Sales: 976 (↓ 10.6 per cent from February 2024)
  • Benchmark Price: $747,500 (↓ 2.8 per cent YoY, ↓ 0.1 per cent MoM)
• Attached homes (townhouses):
  • Sales: 359 (↓ 10.9 per cent from February 2024)
  • Benchmark Price: $1,087,100 (↓ 1.2 per cent YoY, ↓ 1.7 per cent MoM)

Looking ahead to spring

“Balanced market conditions typically bring a flatter price trajectory, and we’ve seen prices across all segments remain in a holding pattern for the past few months,” Lis notes. 

“But with the active spring season just around the corner, it will be interesting to see whether buyers take advantage of some of the most favourable market conditions seen in years and whether sellers change their willingness to bring their properties to market.”

The post Metro Vancouver sees new listings rise, sales drop and prices hold steady in Feb. appeared first on REM.

Source: TRREB/TheHabistat.com 

I will caveat that the Toronto Regional Real Estate Board added a few new local boards, so I’m still trying to see if that’s had an impact on the data, but based on the fact that condominiums are dominating supply on TRREB right now, my guess would be no.

Source: TRREB/TheHabistat.com 

The GTA real estate market started 2025 with a mix of surprises and challenges. Significantly more listings, slightly fewer sales, and shifting buyer behaviour are shaping the early months of what is expected to be a year of transition.

So… what’s happening? Let’s break it down into three key trends:

• Pent-up supply is finally hitting the market.
• Condos are struggling more than any other asset class.
• Regional trends are diverging, creating both opportunities and risks.

Biggest supply surge in years

For months, I have felt our market could see a surge in supply due to record new condominium supply delivery. January’s numbers confirm it in a big way—the GTA housing market is seeing one of the largest influxes of new listings in recent history, but demand isn’t keeping up.

New listings exploded by 48.6 per cent year-over-year, jumping from 8,337 in January 2024 to 12,392 this year. Active listings skyrocketed 70.2 per cent, bringing total available inventory to 17,157 homes, up from 10,083 last year. However, sales dropped 7.9 per cent year-over-year (from 4,177 to 3,847), despite this flood of supply.

What this tells us is that sellers are rushing back to the market, and if they continue to outpace supply, the GTA will be comfortably in a buyer’s market in spring 2025. While the vast majority of sellers are listing their properties voluntarily, a small but growing number are being forced to sell due to financial distress, as indicated by the rise in power of sale listings in the chart below, observed by realtors Robert Marsiglio and Peter Kiriouzoupoulos. 

These lender-driven sales, though still a fraction of total listings, highlight increasing mortgage defaults, adding a layer of distressed inventory to an already supply-heavy market. Should we see continued supply come from distressed inventory, price discovery could be expedited by prudent lenders looking to find liquidity in an illiquid market. 

Source: TRREB/TheHabistat.com

Contrary to sellers, buyers appear to be in no hurry. Even with significantly more inventory, buyers are taking their time, negotiating harder, and waiting for potential rate cuts before making a move. This is most clearly indicated by the days on market being virtually unchanged in 2025 compared to last year, after jumping up from 2023 to 2024. 

More supply equals more pressure on prices. With inventory growth vastly outpacing sales, buyers now hold significantly more leverage in negotiations in certain product categories, forcing sellers to price more competitively—especially in weaker segments.

If this trend continues, expect longer days on market, more price reductions, and a potential buyer’s market in certain segments. While demand may rebound once borrowing costs ease further in 2025, for now, this massive surge in supply is tilting the market in favour of buyers—creating opportunities for those who are ready to make a move.

Condos are feeling the pressure

If there’s one part of the market showing real weakness, it’s condo apartments.

• Condo sales dropped 12.1 per cent year-over-year.
• In Toronto (416), condo sales fell 14.5 per cent, a sharper decline than in the 905 (-7.4 per cent).
• Condo sale prices declined 1.6 per cent across the GTA—the only housing segment to record a price drop.

Why are condos underperforming?

Oversupply is becoming a major factor in the GTA condo market as a wave of pre-construction completions is set to hit in 2025. According to Urbanation, approximately 31,000 new condo units are expected to be completed this year, significantly increasing inventory. Many of these units were purchased years ago when borrowing costs were lower.

Affordability challenges are also weighing on condo demand. Current mortgage rates have pushed carrying costs to new highs, making ownership less attainable for first-time buyers who traditionally enter the market through condos. At the same time, the rental market, while still strong, has not kept pace with rising ownership costs, making it harder for investors to achieve positive cash flow on newly completed units.

What’s next?

Expect condo inventory to continue rising in the first half of 2025, which could keep prices under pressure unless demand catches up. Investors may need to adjust rental expectations or rethink short-term exit strategies.

Not all markets are created equal

One of the biggest takeaways from January’s TRREB report is that not all parts of the GTA are experiencing the same market conditions. Here are the most interesting trends shaping the market:

Semi-detached homes in Toronto (416) are leading sales growth. Semi-detached home sales surged 25.7 per cent year-over-year in the city, making them the strongest-performing housing type in the 416. This signals that buyers are seeing value in semi-detached properties, which offer more space than condos but remain more affordable than detached homes.

Townhouses in Toronto (416) saw the strongest price growth of any housing type, increasing 5.1 per cent year-over-year. However, townhouse price growth in the 905 was minimal at just 0.6 per cent, bringing the overall GTA increase to 1.6 per cent, indicating that demand for this housing type is more concentrated in Toronto rather than in the suburbs.

Condo sales are struggling the most. While all other home types saw some level of resilience in either price or sales, condo transactions fell 12.1 per cent year-over-year across the GTA. Toronto condos saw a sharp 14.5 per cent drop in sales, while ones in the 905 region declined 7.4 per cent. At the same time, condo prices dipped 1.6 per cent overall, with Toronto condos experiencing a steeper decline.

Source: TRREB

What this means for 2025

TRREB’s outlook suggests that the GTA housing market will see moderate price growth, in line with inflation. However, the trajectory of the market will depend on several key factors.

Interest rates are expected to decline, with forecasts ranging from 2% to 2.75% by late 2025, which could help boost demand as borrowing costs become more manageable. Inventory levels will also play a crucial role. If the current supply surge continues to outpace sales, the market could remain soft for an extended period, putting downward pressure on prices. Finally, buyer sentiment remains a wildcard. Many prospective buyers are still on the sidelines, waiting for clearer signs of rate cuts and economic stability. If affordability improves and confidence returns, demand could rebound quickly, shifting the market dynamics once again.

If you’re buying, this is an opportunity to shop around, negotiate, and wait for the right deal. If you’re selling, pricing realistically is key—overpricing in a shifting market will only lead to longer days on market.

The spring market will be the real test—will buyers come back, or will supply keep rising? Let’s see how this plays out in Q2.

Daniel Foch

Daniel Foch is the Chief Real Estate Officer at Valery.ca, and Host of Canada’s #1 real estate podcast. As co-founder of The Habistat, the onboard data science platform for TRREB & Proptx, he helped the real estate industry to become more transparent, using real-time housing market data to inform decision making for key stakeholders. With over 15 years of experience in the real estate industry, Daniel has advised a broad spectrum of real estate market participants, from 3 levels of government to some of Canada’s largest developers.

Daniel is a trusted voice in the Canadian real estate market, regularly contributing to media outlets such as The Wall Street Journal, CBC, Bloomberg, and The Globe and Mail. His expertise and balanced insights have earned him a dedicated audience of over 100,000 real estate investors across multiple social media platforms, where he shares primary research and market analysis.

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The Canadian Real Estate Investor Podcast

Daniel Foch and Nick Hill are co-hosts of The Canadian Real Estate Investor Podcast. Daniel Foch, a real estate broker and analyst, is frequently featured in major media and has advised on over $1BN in real estate transactions, focusing on affordable housing. Nick Hill, a real estate investor and mortgage agent, has a background in business, commercial real estate and startups, working with investors and developers across Canada.

The post Canadian real estate: Signs of recovery come with rising listings and cautious optimism appeared first on REM.

The Canadian Real Estate Investor Podcast

Daniel Foch and Nick Hill are co-hosts of The Canadian Real Estate Investor Podcast. Daniel Foch, a real estate broker and analyst, is frequently featured in major media and has advised on over $1BN in real estate transactions, focusing on affordable housing. Nick Hill, a real estate investor and mortgage agent, has a background in business, commercial real estate and startups, working with investors and developers across Canada.

The post GTA’s housing market revives with increased sales & listings yet declining prices persist appeared first on REM.

The post Calgary sees rising supply and prices, seller’s market persists: Q2 2024 CREB report appeared first on REM.