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Published by Move Smartly
The Move Smartly podcast invites you into data-driven conversations about issues impacting residential real estate in Toronto, across Canada and beyond. Join broker John Pasalis and other experts as we unpack real estate through a variety of timely market updates, lively discussions and insightful interviews. Here to help you make more informed decisions, whether you are a home buyer, seller, owner or renter, and as a resident and voter — because real estate impacts all of us. New episodes on Fridays. Look for our monthly Real Estate Roundtable with Steve Saretsky (The Loonie Hour Podcast) and Ben Rabidoux (Edge Realty Analytics).
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In this week's live, we covered the latest GTA market stats and discussed our latest company announcement as we officially begin a new chapter as Move Smartly . We also looked at our newly published report on the Top 10 Toronto Airbnb Condos where short-term rentals dominate. Move Smartly agents Gus and Davin shared their insights on what they're seeing on the ground and where they think the market is headed. Mortgage expert David Larock shared his take on the Bank of Canada's latest announcement, including its more hawkish tone and the growing expectation that interest rates could rise. Set-up a meeting with John Pasalis and his agents at Move Smartly to discuss your own real estate questions privately : https://www. movesmartly.com/meetjohn Sign up for our email list to be alerted to the next online market update to join our YouTube session live chat and ask your own Qs: https://www.movesmartly. com/monthly-public-webinar We hope you enjoyed this month's update and found it valuable. Thanks for tuning in - we'll see you next month!
This month on the Real Estate Roundtable, I'm joined by Vancouver realtor Steve Saretsky and Toronto mortgage broker David Larock to unpack the latest trends shaping Canada's housing market and economy. We start with a key question: if home prices have fallen significantly from their peak, why do sales remain so weak? While many economists argue that housing has become much more affordable, higher mortgage rates mean the monthly cost of owning hasn't fallen nearly as much as prices suggest. We discuss whether affordability has really improved enough to bring buyers back. We also look at why long-term interest rates are rising around the world, what that could mean for Canadian mortgage rates, and how the ongoing trade war and economic uncertainty could impact Canada's housing market in the months ahead.
In this month's live, we discussed the latest GTA market stats and asked the big question: when will house prices finally bottom out? We also looked at the rental market, where increased selection is giving tenants more choice and more reasonable prices. Mortgage expert David Larock shared his latest insights on where interest rates could be headed, as inflation cools, jobs rise, and Canada's latest GDP numbers point to a stronger economic picture. Set-up a meeting with John Pasalis and his agents at MoveSmartly to discuss your own real estate questions privately : https://www. movesmartly.com/meetjohn Sign up for our email list to be alerted to the next online market update to join our YouTube session live chat and ask your own Qs: https://www.movesmartly. com/monthly-public-webinar We hope you enjoyed this month's update and found it valuable. Thanks for tuning in - we'll see you next month!
Has Canada's housing market finally found a bottom—or is there still further to fall? This month on the Real Estate Roundtable, I'm joined by Vancouver realtor Steve Saretsky and Toronto mortgage broker David Larock to discuss whether the correction in Canadian real estate is nearing its end, or whether home prices still have further to adjust before a sustained recovery begins. We also break down the latest economic data and what it means for interest rates. While inflation in Canada continues to trend lower, stronger-than-expected GDP growth suggests the Bank of Canada is unlikely to cut interest rates anytime soon. We discuss why the Bank appears to be on hold and what that means for borrowers and housing demand. Finally, we examine an increasingly important divergence between Canada and the United States. Long-term bond yields in the U.S. have been climbing sharply, pushing borrowing costs higher, while Canadian long-term yields have remained relatively stable. Why are the two countries moving in different directions, and what does this mean for fixed mortgage rates and the outlook for Canada's housing market? All that and more in this month's Real Estate Roundtable covering housing, interest rates, and the economic forces shaping the Canadian real estate market.
The Situation is our monthly segment where John and Davin work through real estate situations sent in by real people — the messy, high-stakes decisions that don't have a clean answer in a market like this one. This month: A Toronto investor walked away from her pre-construction condo when she couldn't close, forfeited her deposit, and assumed that was the end of it. Now she's reading about builders suing buyers for the shortfall when the unit resells for less. John and Davin get into what she's actually exposed to, how long a builder has to come after her, and whether there's anything she can do now that doesn't make things worse. Then: a tenant has had her rent raised by the maximum every year for four years, while rents around her have been falling. Her landlord just sent another increase and a new lease to sign. How should she open that conversation, what leverage does she actually have, and can asking backfire? Plus: should you buy your next home before selling your current one, and why a neighbourhood can show 2.6 months of inventory when homes are selling in 24 days. Have a situation of your own? Send it to us and we'll take it on in a future episode.
Toronto has almost stopped building condos. Starts hit a multi-decade low last year, and by the end of the decade there will be virtually no new condo completions at all. So nearly all the new housing this city gets over the next five years will be purpose-built rental — apartment buildings owned by the people who build them. My guest is Matt Spoke, a partner at Toronto Standard, which develops, builds, and holds midrise rental across Toronto. He's a CPA and former tech founder who runs the firm's capital side, so he thinks about housing the way an underwriter does. We talk about why this way of building disappeared for 25 years and what's bringing it back, why he builds midrise instead of joining the multiplex boom, and which government policies actually got shovels in the ground. I also push him on CMHC — purpose-built rental depends on government-insured loans no private lender would offer, and Matt generally favours markets over intervention. Then the question I most wanted answered: rents are down about 4% from last year and roughly 12% off their 2023 peak, and he's putting up buildings that won't have tenants for two or three years. So what rent is he actually assuming — and does he think rents go up from here, or down?
In today's live, we're diving into the latest GTA market statistics and separating fact from fiction when it comes to the headlines. Joining Gus and Davin from Realosophy, we discuss what's really happening on the ground and what the latest trends mean for buyers and sellers. We also hear from mortgage expert David Larock, who shares his latest insights on mortgage rates. Despite changing headlines and ongoing political uncertainty, rates have remained relatively steady—but what does that mean for the months ahead? Set-up a meeting with John Pasalis and his agents at Realosophy to discuss your own real estate questions privately : https://www. movesmartly.com/meetjohn Sign up for our email list to be alerted to the next online market update to join our YouTube session live chat and ask your own Qs: https://www.movesmartly. com/monthly-public-webinar We hope you enjoyed this month's update and found it valuable. Thanks for tuning in - we'll see you next month!
This month on the Real Estate Roundtable, I'm joined by Vancouver realtor Steve Saretsky and Toronto mortgage broker David Larock to break down the latest developments in Canada's housing market. We discuss why housing markets in Toronto and Vancouver remain sluggish despite a modest improvement in market balance. New listings have been falling for several months, helping reduce excess inventory, but sales activity remains subdued and buyers continue to have the upper hand in many segments. We also examine the outlook for interest rates. For the past four months, financial markets had been pricing in the possibility of rate hikes later this year. However, easing geopolitical tensions following the Iran conflict and renewed trade uncertainty after the extension of Canada–United States–Mexico Agreement failed to materialize have shifted expectations. With the economic outlook becoming more uncertain, additional rate hikes appear to be off the table—for now. Finally, we discuss the British Columbia government's proposal to purchase unsold condominium inventory from struggling developers and convert those units into rent-to-own housing. Is this a practical way to expand homeownership opportunities, or another government intervention that risks distorting the housing market? All that and more in this month's Real Estate Roundtable.
Over a century ago, Toronto banned apartment buildings from most residential streets — while European cities like Paris, Berlin, and Amsterdam were building them as the default fabric of urban life. That decision shaped the city we live in today: a landscape of single-family houses and condo towers with almost nothing in between. In 2019, Globe and Mail architecture critic Alex Bozikovic co-edited House Divided , a book that former Chief Planner Gregg Lintern has credited with kick-starting Toronto's missing middle conversation. Seven years later, multiplexes and sixplexes are now permitted across the city, but the gap between zoning reform and actual construction remains wide — and the affordability crisis has only deepened. In this episode, John and Alex explore the history behind Toronto's housing divide, what's changed since the book was published, and some of the harder questions the missing middle movement still needs to answer — including whether the math can work at four to six units at a time, the challenge of retrofitting a city that was physically built for something else, and a striking paradox: the European cities we look to for inspiration are built almost entirely of the housing types being advocated for here, and they're deep in their own affordability crises.
Canada's economy is showing increasing signs of strain, with weakening economic data pointing toward a technical recession—and this month's Real Estate Roundtable unpacks what that could mean for the housing market in the months and years ahead. Joining me are Vancouver realtor Steve Saretsky and Toronto mortgage broker David Larock as we discuss how slowing economic growth, rising unemployment, and softer consumer confidence are impacting housing activity across the country. We also break down the latest outlook for interest rates and whether weaker economic conditions could push the Bank of Canada toward additional rate cuts. What do falling bond yields and softer inflation data mean for mortgage rates, buyers, and homeowners renewing over the next year? Finally, we discuss the longer-term outlook for Canadian real estate—and why the next phase of the market may not look like the rapid rebounds Canadians have become accustomed to. Instead of another quick surge higher, are we entering a period of years-long flat home prices as incomes slowly catch up to housing costs? All that and more in this month's housing market roundtable covering Toronto, Vancouver, and the broader Canadian economy.
Housing debates today are dominated by one idea: if we just build more homes, prices will fall. But what if that story is incomplete? In this episode, I sit down with Mike Fellman to unpack his report Fixing Housing Means Fixing Finance and explore why housing affordability is as much a finance problem as it is a supply problem. We break down the limits of traditional economic thinking, why upzoning alone doesn't guarantee more housing, and how the cost of capital—and the returns investors expect—ultimately determine what gets built. We also connect these ideas to what's happening here in Canada, where programs like CMHC's MLI Select are quietly reshaping the economics of rental housing by lowering borrowing costs and enabling more development. The result is a more nuanced view of the housing crisis—one th at challenges the idea that we can simply deregulate our way to affordability. https://groundworkcollaborative.org/work/fixing-housing-means-fixing-finance-why-we-cant-deregulate-our-way-to-affordability/ Follow John x-twitter: https://x.com/JohnPasalis , Instagram @john.pasalis or email: askjohn@movesmartly.com Follow the show on x-twitter: @MoveSmartly , Instagram @move.smartly About This Show The Move Smartly show is hosted by John Pasalis, President and Broker of Realosophy Realty. MoveSmartly.com and its media channels on YouTube and various podcast platforms are powered by Realosophy Realty in Toronto, Canada. You can also watch this episode on our MoveSmartly YouTube channel here: https://www.youtube.com/ movesmartl y If you enjoy our show and find it useful, please like, subscribe, share, review and comment on whatever platform you are watching or listening to us from - we appreciate your support!
In this episode, John sits down with Ben Rabidoux of Edge Realty Analytics for a wide-ranging conversation on the state of Canada's economy and housing market. They start with the macro picture — an economy where headline GDP growth masks a struggling private sector, full-time job losses are at their steepest since the pandemic, and an oil-price-driven inflation shock is forcing the Bank of Canada into an impossible position between hiking rates and protecting a weakening economy. The conversation turns to mounting household financial stress, with consumer insolvencies at levels not seen since 2009, credit card charge-offs at decade highs, and a growing social normalization of mortgage default. In the housing market, Ben makes the case that the single-family segment may be nearing a floor — completions and permits are at multi-decade lows, new listings have peaked, and pent-up demand is building — while the condo market faces a deeper structural reckoning as investor economics remain broken and pre-construction defaults surge. They close with what may be the most counterintuitive story in Canadian housing right now: developers are starting rental units at record levels into a market where rents are already falling, vacancy is rising, and population growth has turned negative — setting up a potential future where single-family prices recover while the rental market continues to deteriorate. Follow John x-twitter: https://x.com/JohnPasalis , Instagram @john.pasalis or email: askjohn@movesmartly.com Follow the show on x-twitter: @MoveSmartly , Instagram @move.smartly About This Show The Move Smartly show is hosted by John Pasalis, President and Broker of Realosophy Realty. MoveSmartly.com and its media channels on YouTube and various podcast platforms are powered by Realosophy Realty in Toronto, Canada. You can also watch this episode on our MoveSmartly YouTube channel here: https://www.youtube.com/ movesmartl y If you enjoy our show and find it useful, please like, subscribe, share, review and comment on whatever platform you are watching or listening to us from - we appreciate your support!
In today's live, we're breaking down Toronto's two-sided housing market — where condos and suburban homes are struggling, but some central Toronto neighbourhoods are still seeing fierce bidding wars. We also answered viewer questions and discussed what buyers and sellers need to know right now. We also chatted about Canada's latest job losses, what a weakening labour market could mean for the economy, and where interest rates may be headed next. Timestamps: 00:00 Introduction 00:54 GTA Home Prices 09:12 Market Stats 12:43 On The Ground Questions 33:33 Mortgage Expert - David Larock Set-up a meeting with John Pasalis and his agents at Realosophy to discuss your own real estate questions privately : https://www. movesmartly.com/meetjohn Sign up for our email list to be alerted to the next online market update to join our YouTube session live chat and ask your own Qs: https://www.movesmartly. com/monthly-public-webinar We hope you enjoyed this month's update and found it valuable. Thanks for tuning in - we'll see you next month!
This month's roundtable digs into a shifting housing market narrative—one where the spotlight is quietly moving away from pre-construction condos and toward a surge in multiplex development across Canada. Fueled by highly leveraged, government-backed financing through Canada Mortgage and Housing Corporation programs like MLI Select, multiplex projects are emerging as the new "pre-con"—offering attractive returns on paper, but carrying real risks if rents, costs, or timelines don't hold. We unpack why this boom is happening now, who's building, and whether this model is sustainable—or just the latest cycle of risk masked by easy credit. At the same time, cracks are forming beneath the surface. Mortgage arrears are rising across Canada, a signal that higher interest rates and affordability pressures are starting to bite. We connect this trend to broader financial conditions, including rising bond yields, and what that means for borrowers, investors, and housing demand in both Toronto and Vancouver. While home sales remain subdued in both markets, the underlying story is increasingly about financial stress and shifting incentives—not just supply and demand.
This episode dives into some of the biggest questions buyers and sellers are asking right now—from whether it makes sense to jump into pre-construction with the new HST rebate, to the growing debate over whether that policy is really helping buyers or quietly supporting builders. We unpack the risks of trying to time the market in an uncertain economic environment, and how to think about pricing, incentives, and long-term value when conditions are shifting. We also discuss what's actually happening on the ground in today's market, including whether underpricing strategies still work for sellers and how much leverage buyers really have right now. The goal is to cut through the noise and give practical insight into how to navigate a market that feels increasingly unpredictable.
Toronto's approach to multiplex housing has evolved quickly—from the initial legalization of fourplexes to allowing six units in some areas, along with key changes to development charges, zoning rules, and approvals. In this episode, we're joined by planner Sean Galbraith to break down what's changed, what's working, and how these policies are playing out on the ground. We discuss the practical impact of recent reforms, the types of projects being built today, and how builders and homeowners are starting to take advantage of new opportunities. This is a look at how the city is gradually unlocking more low-rise density—and what that means for the future of housing in Toronto.
In today's live, we unpack why the market is still slower than the headlines suggest and what the HST rebate means for buyers right now. We dig into the HST rebate on new homes and what it actually means for buyers, how it's structured, who's likely to benefit, and why the impact on pricing isn't as straightforward as it sounds. We also look at what it signals for new construction and some key risks buyers should keep in mind before making a move. Despite the headlines, the market fundamentals remain weak, with sales still running well below normal levels across both houses and condos. Inventory remains elevated compared to historical norms, and prices have continued to ease from recent peaks. Timestamps: 00:00 Introduction 01:07 Market Stats 08:56 HST Rebat 19:25 On The Ground Questions 36:19 Mortgage Expert - David Larock Set-up a meeting with John Pasalis and his agents at Realosophy to discuss your own real estate questions privately : https://www. movesmartly.com/meetjohn Sign up for our email list to be alerted to the next online market update to join our YouTube session live chat and ask your own Qs: https://www.movesmartly. com/monthly-public-webinar We hope you enjoyed this month's update and found it valuable. Thanks for tuning in - we'll see you next month!
Toronto and Vancouver's housing markets remain notably weak this month, with both cities continuing to see subdued sales and hesitant buyer activity. What stands out isn't just the slowdown itself, but how comfortable many buyers seem staying on the sidelines. In this month's Real Estate Roundtable, John Pasalis, Steve Saretsky, and David Larock unpack the factors reinforcing that caution. Rising interest rates, combined with ongoing geopolitical risks, are giving buyers plenty of justification to wait. Even those who are financially capable of purchasing are choosing patience, contributing to markets that feel stuck rather than competitive. We also take a closer look at the federal government's HST cut on new housing and what it actually means in practice. While the policy may support new housing starts at the margins, its more immediate impact could be on developers holding completed but unsold units. The change makes it easier for builders to sell these units to institutional investors at discounted prices, or to rent them out without triggering the same tax consequences they would have faced before. Overall, the discussion highlights a market that isn't just slow, but structurally constrained, where policy changes may ease pressure for developers without necessarily improving affordability or bringing buyers back into the market in the near term.
Housing economists say we need more supply. Politicians blame city planners. YIMBYs want less regulation. But the cities we admire most — Barcelona, Paris, Amsterdam — weren't built by getting out of the way. They were built by bold, intentional planning. So what's actually going on? In this conversation, we sit down with Gregg Lintern, former Chief Planner of the City of Toronto and Dean of the Curtner Urban Leadership Program with ULI Toronto, to unpack the housing crisis as a system — not a soundbite. Gregg walks us through what a Chief Planner actually controls, what he tried to change from the inside with initiatives like EHON, and why blaming any single actor misses the bigger picture. We dig into the real barriers — regulatory, economic, and political — that make it so hard to build the kinds of housing Toronto needs. And we tackle the harder questions: in an era of cautious incrementalism, have we lost the appetite for the kind of transformative planning that shaped the great cities of the world? Follow John x-twitter: https://x.com/JohnPasalis , Instagram @john.pasalis or email: askjohn@movesmartly.com Follow the show on x-twitter: @MoveSmartly , Instagram @move.smartly About This Show The Move Smartly show is hosted by John Pasalis, President and Broker of Realosophy Realty. MoveSmartly.com and its media channels on YouTube and various podcast platforms are powered by Realosophy Realty in Toronto, Canada. You can also watch this episode on our MoveSmartly YouTube channel here: https://www.youtube.com/ movesmartl y If you enjoy our show and find it useful, please like, subscribe, share, review and comment on whatever platform you are watching or listening to us from - we appreciate your support!
In this episode, we tackle a few timely questions from listeners trying to make sense of today's housing market. We start with a seller who received a strong offer from buyers willing to purchase without conditions—but with a long closing because they still need to sell their own home. We unpack the real risk in that scenario: what happens if the buyers can't sell in time, and how sellers should think about these types of offers in a slower market. We also explore how AI is beginning to reshape the real estate industry and what agents should be doing now to stay competitive as things evolve. On the buyer side, we discuss how to approach timing in a market where some homes sit while others attract multiple offers, and whether buyers are finally regaining the ability to include conditions like financing and home inspections—even in competitive situations—and how to know when you can get away with it. Follow John x-twitter: https://x.com/JohnPasalis , Instagram @john.pasalis or email: askjohn@movesmartly.com Follow the show on x-twitter: @MoveSmartly , Instagram @move.smartly About This Show The Move Smartly show is hosted by John Pasalis, President and Broker of Realosophy Realty. MoveSmartly.com and its media channels on YouTube and various podcast platforms are powered by Realosophy Realty in Toronto, Canada. You can also watch this episode on our MoveSmartly YouTube channel here: https://www.youtube.com/ movesmartl y If you enjoy our show and find it useful, please like, subscribe, share, review and comment on whatever platform you are watching or listening to us from - we appreciate your support!
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Observed September 16, 2026. Cached outside the daily freshness window; the positions keep the date they were taken on.
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