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PODCAST

Move Smartly: The Podcast

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

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All Episodes

01:01:44

Bold Plans and Broken Systems: A Conversation with...

Move Smartly: The Podcast ·

2026/04/03

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

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36:39

Should Buyers Wait or Jump In? And How AI Is Changing...

Move Smartly: The Podcast ·

2026/03/27

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

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55:26

Built to Stall: Why Ontario's Housing Machine Has...

Move Smartly: The Podcast ·

2026/03/20

Ontario's residential construction sector is facing its worst crisis in decades. Pre-construction condo sales have plummeted 89%, single-family home sales are down 71%, and half the municipalities in the GTA and Golden Horseshoe are failing on housing. In this episode, we sit down with Richard Lyall, president of the Residential Construction Council of Ontario (RESCON), who has represented the building industry since 1991 and has never seen conditions this bad. Lyall walks us through the forces

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56:21

Rising Rates and Competitive Pockets in Toronto's...

Move Smartly: The Podcast ·

2026/03/13

In this month's YouTube Live, we're unpacking some interesting shifts happening in the Toronto real estate market. While the overall market remains relatively slow, some Toronto neighbourhoods are seeing noticeably stronger competition. In these pockets, well-priced homes are attracting multiple buyers - a reminder that even in a quieter market, demand can still concentrate in certain areas. At the same time, activity isn't uniform across the city. Some segments are picking up while others remain

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48:56

A Slow Start to 2026 & Interest Rate Uncertainty —...

Move Smartly: The Podcast ·

2026/03/06

Toronto and Vancouver's housing markets are off to a very slow start in 2026. Sales activity in both cities has come in well below last year's levels as buyers remain cautious amid broader economic uncertainty. In this month's Real Estate Roundtable, John Pasalis, Steve Saretsky, and David Larock discuss what's keeping buyers on the sidelines and what it might take for confidence to return. One of the biggest questions right now is the outlook for interest rates. While many economists had expected

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36:10

What Happens When Young People Give Up on Homeownership?

Move Smartly: The Podcast ·

2026/02/27

Housing affordability is usually framed as a supply problem or a price problem. But recent academic research suggests something deeper may be happening. The research finds that when young people begin to believe homeownership is permanently out of reach, their financial behaviour shifts in meaningful ways. Renters who feel shut out are more likely to consume more relative to their wealth, reduce work effort, and take on higher-risk investments. Meanwhile, those who still believe ownership is

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37:39

Real Estate Commissions Explained + Condo vs House...

Move Smartly: The Podcast ·

2026/02/20

In this episode of The Situation, John and Peter dive into buying strategy for first-time buyers and how real estate commissions really work. Our first question comes from a first-time buyer wondering whether it's smarter to buy a condo as a stepping stone or stretch for a small house under $1M. John and Peter discuss the pros and cons of each approach and what works best in today's market. Another listener asks how real estate commissions are calculated and whether a more transparent

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58:11

Mortgage Stress on the Rise & Home Sales Start the...

Move Smartly: The Podcast ·

2026/02/13

In this month's live update, we break down the latest stats on low-rise homes and condos and what they're really telling us about today's market. Our team shares what we're seeing on the ground - tight inventory, declining listing quality, rising power of sales activity, and a mix of sellers who've adjusted to current conditions and others still holding onto unrealistic price expectations. We unpack what this means for buyers and sellers navigating the market right now. Plus, we dive into the

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45:51

Sales Slump, Prices Trend Lower — Real Estate...

Move Smartly: The Podcast ·

2026/02/06

This month's real estate roundtable brings together John Pasalis, Steve Saretsky, and mortgage broker David Larock to break down the latest developments shaping Canada's housing market in early 2026. We begin with the slow start to the year in both Vancouver and Toronto, where home sales are down more than 20% compared to last year. With buyers holding back and inventory building, prices have also begun trending lower across several market segments. We discuss what's driving the slowdown and

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22:18

How the UK Boosted Homeownership by Curbing Investor...

Move Smartly: The Podcast ·

2026/01/30

What happens when a government openly acknowledges that its tax system is favouring landlords over ordinary households — and then actually changes it? In this episode, John Pasalis breaks down new research from the Joseph Rowntree Foundation on the UK's post-2016 tax reforms aimed at curbing buy-to-let investor demand. The findings suggest these policies meaningfully shifted the housing market: fewer investor purchases, more homes flowing out of the private rental sector, and significantly more

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32:19

Upsizing in an Uncertain Market and Navigating...

Move Smartly: The Podcast ·

2026/01/23

In this episode, we break down three real housing dilemmas that many households are facing in today's uncertain market. We start with a common challenge for homeowners looking to move up: how to upsize when you need to sell your current home and buy another at the same time. With slower sales, uncertain prices, and the risk of being forced into a short-term rental, we walk through how families can think about sequencing these two transactions. Next, we discuss a family-owned Toronto property and

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56:08

Housing Heads Into a Harder Phase in 2026 | Monthly...

Move Smartly: The Podcast ·

2026/01/16

In this month's live update, we explain why 2026 is likely to be a tougher year for housing before conditions start to improve. Sales remain near multi-decade lows as trade tensions, slowing growth, and rising geopolitical risks weigh heavily on consumer confidence. When activity stays this weak, the market becomes more fragile. Sellers who can wait are choosing to hold back, while households that need to move face a much thinner pool of buyers. At the same time, power of sales are becoming more

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50:20

Foreign Buyer Ban Reversal? Rising Fixed Rates in...

Move Smartly: The Podcast ·

2026/01/09

This month's real estate roundtable brings together John Pasalis, Steve Saretsky, and mortgage broker David Larock for a timely discussion on the latest developments shaping Canada's housing market as we head into 2026. We begin with the federal government's recent signal that it may reverse the foreign buyer ban in 2027. We break down what this announcement really means for the market today, how much impact foreign buyers actually have on housing demand, and whether lifting the ban would

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52:59

Mortgage Renewals, HELOCs & Bankruptcy: What's Coming...

Move Smartly: The Podcast ·

2025/12/19

This week on Move Smartly, I'm joined by Doug Hoyes, Licensed Insolvency Trustee and co-founder of Hoyes, Michalos & Associates, one of the most experienced consumer debt relief firms in Canada. Doug works on the front lines with households facing financial distress, giving him a real-time look into what's happening beneath the surface of the economy — long before it shows up in official data. We unpack what he's seeing inside his practice today: who's struggling, what's driving the rise in consumer

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01:03:40

📉🤔 Will the Market Get Worse Before It Gets Better? -...

Move Smartly: The Podcast ·

2025/12/12

John Pasalis presents his latest data and top stories on Toronto area real estate in conversation with fellow Realosophy agents Gus Papaioannou and Davin McMahon and our Move Smartly mortgage expert, David Larock - and you, our viewers, who join the discussion in our live chat!! This week on our live show, John and the team break down what could be coming in 2026 - including the possibility of interest rates rising again. So the big question is: Will higher rates finally push those buyers who've

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55:02

A 25-Year Low in GTA Home Sales — What Comes Next for...

Move Smartly: The Podcast ·

2025/12/05

This month's real estate roundtable brings together John Pasalis, Steve Saretsky, and mortgage broker David Larock for a deep dive into where the housing market is heading next. We start by looking at the surprising end to 2025, with home sales in the GTA on track to finish the year at a 25-year low. We break down what's driving the slowdown and how buyers and sellers are responding on the ground. From there, we discuss the diverging outlooks for the Bank of Canada's next move. Some economists still

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37:33

Are Developers Gaming Appraisals? Plus: Should a...

Move Smartly: The Podcast ·

2025/11/28

In this episode of The Situation, John and Davin dive into two real-world housing challenges that many listeners might recognize. First, Maya writes in with a creative idea to tackle affordability and support family: she and her brother are considering buying a three-unit home together so they can each have their own space while bringing their mom closer as she looks to downsize from a large suburban house. It sounds practical — but what are the financial, legal, and personal considerations families

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51:59

Land Prices Down 60%: The Condo Market Collapse &...

Move Smartly: The Podcast ·

2025/11/21

In this episode, I talk with Jeremiah Shamess about the major shift happening in Toronto's land and development market. Jeremiah explains how land values peaked in 2022 and are now down as much as 60 percent because the pre-construction condo market has stalled and very few developers are buying. Most of the buyers still active are focused on purpose-built rental, and he says about two-thirds of the land for sale right now is power of sale, reflecting real distress among owners who bought at the

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57:52

Why Home Prices Keep Falling — And How Today's Buyers...

Move Smartly: The Podcast ·

2025/11/14

In this month's Move Smartly Live Market Update, John Pasalis breaks down the latest housing trends and what's really driving today's price declines across the GTA. John walks through the three key forces pushing prices lower and how buyers are responding—becoming far more opportunistic, lowballing aggressively, and hunting for value in a cooling market. John is joined by mortgage broker David Larock, who shares the latest economic indicators influencing borrowing costs, what's happening behind the

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49:47

Falling Home Prices, Rate Cuts & a Landmark Land...

Move Smartly: The Podcast ·

2025/11/07

John Pasalis, Steve Saretsky, and Ben Rabidoux of Edge Realty Analytics discuss the latest trends in Toronto and Vancouver's housing markets as prices continue to fall. They also explore the Bank of Canada's recent rate cut and what it signals for the path ahead for the economy, whether rising housing starts are good news for home buyers, and the implications of the Cowichan land claim decision in Richmond, B.C. Listeners can get a 30% discount on Ben's monthly subscription to Edge Realty Analytics

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179 results

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