Owning a property in Canada comes with responsibilities, and there’s something that many homeowners are not aware of: the Underused Home/Housing Tax, or UHT.

Effective from January 1, 2022, the Government of Canada introduced the Underused Home/Housing Tax, which targets vacant or underused properties in Canada to optimize housing supply. While it mainly affects non-resident, non-Canadian owners, Canadian homeowners might also be subject to this tax in certain situations.

Now, let’s understand who needs to file a UHT return. If you’re not an “excluded owner,” you must file an annual UHT return for each residential property you owned as of December 31 of the previous year. Excluded owners include Canadian citizens, permanent residents, publicly traded Canadian corporations, and specific entities like registered charities, universities, hospitals, and Indigenous governing bodies. Attention: PRIVATE companies are NOT excluded owners. So if you own a property under a Canadian corporation that is not publicly traded, you might be required to file. 

Exemptions from paying UHT may apply depending on various factors. If your property is your primary residence or occupied for a certain period, you might be exempt.

The UHT is calculated at a rate of 1% on the “taxable value” of the property. This value can be based on the highest between a government assessment and the recent sale price, or the fair market value of the property supported by an appraisal.

Although you might not have to pay for UHT you might still be required to file. So It’s essential to file your UHT return by April 30th every year. This year CRA extended the Underused Housing Tax Deadline to October 31, 2023. Failure to do so can result in penalties, starting at $5,000 for individuals and $10,000 for corporations, with additional monthly penalties. We’d recommend that you speak to your accountant to see what’s applicable to you since you are still on time to file if this is the case.

Make sure you’re informed and fulfill your obligations to ensure a smooth homeowner experience. For more information visit this link from the Government of Canada AND consult with your CPA for further clarification.

If you have any inquiries feel free to contact us or send us a message on social media!

In the realm of Canadian real estate, the month of September has historically served as a reliable barometer for assessing the market’s direction. Traditionally, as people return from their summer sojourns, they embark on real estate transactions in the months leading up to the winter holiday season. This period, spanning September to early November, has traditionally been the second busiest for property sales in most Canadian markets, both in the mainstream and luxury sectors

However, the real estate landscape in September 2023 painted a different picture, deviating from the norms observed over the past years. An initial review reveals a notable decline in sales. In contrast, inventory levels have surged accompanied by an increase in new listings.

Prices remain robust and surprisingly, despite slower sales and rising inventory, the market still favors sellers in some segments, confounding industry expectations.

This unique market behavior can be attributed to several factors, with inventory playing a central role. Although inventory numbers are on the rise, 2023 is still recovering from record-low figures, leaving a substantial gap to be filled, particularly in the luxury and traditional sectors. Importantly, today’s buyers are less inclined to compromise. A recent report reveals that 77% of buyers insist on move-in-ready homes, setting high standards for property conditions.

For affluent buyers, their criteria extend beyond mere readiness; they seek properties with unique “experience” features, ideal locations, privacy, wellness amenities, and cutting-edge technology integration. Demand for such turnkey properties is consistently high, often resulting in these homes spending minimal time on the market.

For buyers, their criteria extend beyond mere readiness and their demand for turnkey properties is consistently high, often resulting in these homes spending minimal time on the market.

For sellers, this means that failure to align their properties with these standards can pose significant challenges in a competitive market. Homes that meet these discerning buyer requirements, however, maintain stable selling prices.

Beyond inventory and buyer expectations, external factors like rising mortgage rates and inflated listing prices have further complicated the real estate landscape. Sellers, especially those with low-interest rate mortgages, are hesitant to trade them for higher-rate alternatives, while new construction lags behind demand.

Changing monetary policy expectations in both Canada and the United States, affecting interest rates, have also played a part in creating uncertainty among both buyers and sellers.

The real estate market in 2023 appears to be a paradox, defined by conflicting signals and a divergence from historical trends. 

Sales data reveals that luxury mid-sized homes and smaller, attached properties are currently the most sought-after property types. Buyers are seeking extra space without being saddled with excessive debt, making homes ranging from 1,500 to 3,500 square feet particularly desirable.

For individuals looking to enter the real estate market in these unique times, it is crucial to understand the shifting dynamics and adjust expectations accordingly. In this dynamic and evolving environment, working with a knowledgeable Realtor can prove invaluable in capitalizing on market preferences, trends, and demands. Real estate in 2023 offers both challenges and opportunities for those who are prepared to navigate its intricacies.

If you have any inquiries feel free to contact us or send us a message on social media!

A Long Term Perspective of the Toronto Luxury Real Estate Market

The luxury real estate market in the Greater Toronto Area (GTA) has been experiencing a mismatch between demand and supply, resulting in a decline in sales of properties priced over $4 million in the first half of 2023. The scarcity of luxury listings has left potential buyers frustrated, as they struggle to find the perfect property that matches their needs and lifestyle. As a result, the competition for these rare properties has intensified, leading to stabilized or even improved prices in top-tier neighborhoods.

For those aiming to move up to luxury properties, the decision-making process is influenced by various factors. Rising interest rates and potential higher mortgage costs are prompting buyers to carefully consider their financial capabilities. While they may own valuable properties, they may not have the liquidity to afford the transition to a higher-priced luxury property.

On the other hand, downsizers looking to sell their long-term homes and transition to luxury condos are also facing challenges. The steep prices of larger luxury condos are giving them pause, as they grapple with the financial aspects of such a move.

Future Predictions and Long-Term Perspectives

Despite the current challenges, we remain optimistic about the luxury real estate market in the GTA. The issues of high demand and limited supply are seen as long-term concerns, with the deficit of housing supply spanning decades and heightened by new demand from immigration.

As per a recent survey, real estate confidence remains strong among Canadians, with a significant percentage expecting real estate investments to perform favorably compared to other financial investments. The outlook for the luxury market remains positive, especially as younger luxury homeowners become a bigger part of the market. These individuals, who prioritize sustainability and social responsibility,  view real estate as a valuable, appreciable asset.

While projections for the fall remain uncertain, the low inventory levels indicate that sales will continue to have a significant impact on new listings, potentially driving prices upwards. Rising prices may incentivize sellers to engage in the market, offering buyers more choices in their search for the ideal luxury property. While challenges persist, the allure of owning a piece of Toronto’s historic and picturesque luxury properties remains strong, ensuring the demand for luxury homes continues to thrive in the years to come.

If you have any inquiries feel free to contact us or send us a message on social media!

Toronto Real Estate – Are Investment Properties Carrying Themselves In Today’s Market?

The Toronto real estate market has been known for its robust performance over the years, with property values experiencing steady appreciation regardless of their high and lows. Investment properties, particularly rental properties, have been popular among investors due to the potential for rental income and capital gains.

Whether investment properties carry themselves in the market depends on various factors, including property prices, rental demand, vacancy rates, interest rates, and economic conditions. During periods of strong price growth and high rental demand, investment properties may indeed generate enough rental income to cover mortgage payments, property taxes, condo fees, home insurance and other expenses. In such cases, the property is said to be “carrying itself” or “cash flow positive.” But when property prices surge faster than rental rates and interest rates follow the same trend because of government policy,  the possibility for a property to carry itself decreases to the point where cash flow becomes negative.

To determine the current state of the Toronto real estate market and whether investment properties are carrying themselves, we would need to analyze them from the Cash Flow perspective, and we are including 3 examples to consider.

This analysis is based on condominium suites purchased with 20% downpayment, a mortgage rate of 6% and amortization period for 30 years. All prices and fees related to the properties used for the analysis are an average of  sales and leases that took place in Downtown Toronto (Districts C01 and C08 – Waterfront Communities – that means South of Bloor St and between Liberty Village and the Don Valley Parkway), in the last 30 days. Keep in mind that every location and property can have a different dynamic, and averages are not necessarily indicative of the situation of your property or one you want to purchase.

When evaluating income properties, investors should consider both cash flow and potential equity gain as part of their overall investment strategy. A balanced approach that takes into account both your short-term cash flow needs and the long-term equity growth potential is often advisable.

For some investors, immediate cash flow is a priority, and they may seek properties with strong rental demand and positive cash flow from day one. On the other hand, other investors may be more focused on long-term appreciation potential and are willing to accept short-term negative cash flow if they believe the property’s value will increase significantly over time.

Ultimately, the decision to invest in income properties in Toronto should be based on a comprehensive analysis of the property’s financials, market conditions, personal investment goals, risk tolerance, and long-term financial strategy.

For a more accurate analysis and if you’d like more information about this, please contact us or message us on Instagram. We’ll be happy to answer your questions.