The Canadian housing market in May 2025 showed signs of movement but not a dramatic rebound. 

National home sales increased by 3.6% month-over-month, primarily driven by Toronto, Calgary, and Ottawa. However, supply is outpacing demand, with new listings up 3.1% and total active listings up 13.2% year-over-year. The market has entered what's being called a "negotiation market" where buyers have more leverage and choices.

• The market is showing increased activity but remains cautious - sales are up but still 4.3% below last year's levels
• Supply is increasing significantly with the sales-to-new listings ratio at 47%, below the 10-year average of 55%
• Prices are stabilizing with the national average at $691,299, down 1.8% from last May, with significant regional variations - Ontario and BC showing declines while Quebec, Manitoba, and Saskatchewan are seeing increases

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This is a comprehensive guide for first-time real estate investors, covering everything from initial goal-setting to executing investment strategies. Here are three key takeaways:

• Foundation is Critical: Start by setting clear goals and understanding your "why," then create a detailed business plan that will guide your investment journey.
• Build a Strong Network: Success in real estate investing requires a power team of professionals (mortgage agents, real estate agents, lawyers, etc.) and active networking to build relationships that provide opportunities.
• Focus and Execute: Pick a specific asset class and market to focus on, thoroughly analyze deals based on numbers, and stick to your chosen strategy rather than getting distracted.

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Is the Canadian dream of homeownership still alive? We break down the latest CMHC Mortgage Consumer Survey, revealing how first-time buyers are really getting into the market. 

• First-time buyers now make up 12% of mortgages (up from 10%), with over half using co-buyers and receiving family gifts averaging $74,000 ($150,000 in Ontario/B.C.).
• 65% of first-time buyers are at their budget maximum, with fewer using savings for emergencies (50% vs. 78% last year).
• Most buyers remain optimistic: 80% see homes as good investments, and 74% expect values to rise next year.

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Total household debt in Canada has reached $2.55 trillion, with non-mortgage debt averaging $21,859 per consumer. The situation is particularly concerning in Ontario, where mortgage delinquency rates have increased by 71.5% year-over-year.

• A "mortgage renewal wall" is approaching, with about 60% of all outstanding mortgages coming up for renewal in the next couple of years, facing significantly higher interest rates (4-5% range compared to previous sub-2% rates).
• Nearly a third of mortgage renewers are using debt to pay off other debt, while younger borrowers and lower-income households are showing increasing signs of financial stress.
• Credit card spending has decreased to its lowest since March 2022, suggesting cautious consumer behavior, but payment rates are falling, especially among Canadians under 35.

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We discuss the Bank of Canada's Financial Stability Report (FSR) for May 2025, which examines the current state of Canada's financial system and housing market. Here are three key points:

• The housing market shows high debt levels, with Canadians carrying approximately $1.73 in debt for every $1 of disposable income, making them vulnerable to economic shocks.
• Interest rates have decreased from their peak, creating a more positive outlook for borrowers, though they won't return to pandemic-era lows. TD forecasts this could help revitalize the housing market in 2025.
• About 60% of Canadian mortgages are due for renewal in 2025-2026, with most borrowers facing higher payments than their previous rates, though increases will be less severe than initially feared.

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The Canadian real estate market shows a clear geographic divide as of April 2025, with key differences between regions, we are also joined by our amazing hosts from across the country for some boots on the ground updates. 

• Ontario and B.C. are experiencing price declines , while other provinces like PEI, Quebec  and Alberta are seeing price growth.
• Population Shifts: Ontario lost 32,000 people and B.C. lost 10,000 to interprovincial migration in 2024, while Alberta gained 53,000 new residents, significantly impacting housing demand patterns.
• Ontario and B.C. show increasing inventory and softening demand, while Alberta, Quebec, and Atlantic Canada maintain tight inventory levels with sustained demand and competitive conditions.

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An interview with Adi Koparde, President of RealShare. We discuss real estate investing and fundraising in Canada, how to raise capital, and the compliance needed. 

• the fundraising environment in Canada vs. the U.S.?
•  the different fundraising exemptions in Canada?
•  What is the role of an Exempt Market Dealer (EMD)?
• What should an investor look for when choosing a private real estate deal?

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Work with Ryan & Neal at Keystone 

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In 2024, reported fraud across all sectors reached $638 million, with total losses since 2021 exceeding $2 billion. Officials estimate this represents only 5-10% of actual fraud occurring.

• Three main types of mortgage fraud are identified: fraud for shelter (everyday people misrepresenting finances to get homes), fraud for profit (industry insiders manipulating the system), and fraud for money laundering (criminals using real estate to clean illicit funds).
• A "Toronto model" of fraud has emerged where people claim fake high-paying jobs in China to secure mortgages, with bank employees sometimes colluding with scam centers to provide false documentation.
• The problem is exacerbated by Canada's housing affordability crisis and strict lending rules, which push some desperate buyers toward fraudulent practices.

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Brian Buffini built North America's largest business coaching firm, his company has trained over 3M professionals in 37 countries through lead-generation systems.

The company currently coaches 10,000+ business people across North America, while Brian travels globally speaking about "living the good life" and helping others reach their potential.

Reach out to Buffini 

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