Straight answers. Strong negotiation. Every move across the GTA.

You work with me directly, from the first call to the day you get your keys, not with a call centre or a junior team member. I prepare every valuation myself, I tell you honestly when a home or a price doesn't make sense, and I negotiate like it's my own money on the line. I grew up in Vaughan, and I know Toronto and the GTA street by street, from Forest Hill to Kleinburg to Oakville.

A first consultation is free, with no obligation. If we decide to work together, everything, including how I'm paid, is agreed in writing before any work starts. When you sell, the commission comes out of the sale proceeds on closing; when you buy, my fee is usually covered by the seller.

The best time is usually when it's right for your life and your finances, not when the headlines say so. Trying to time the market perfectly rarely works. What helps is knowing exactly what's happening in your neighbourhood and price range right now, which is what I'll show you in our first meeting.

Selling first gives you certainty about your budget but can leave you looking for a place under time pressure. Buying first secures the home you want but can mean carrying two properties for a while, sometimes with bridge financing. The right choice depends on your market, your finances and your nerves; we'll map out both scenarios before you decide.

In Canada, the minimum is 5% of the first $500,000 of the price and 10% of the portion above that, for homes under $1.5 million. At $1.5 million and above, the minimum is 20%. With less than 20% down you'll also need mortgage default insurance. Get a mortgage pre-approval before you start viewing homes so you know your real budget.

Beyond the down payment, plan for land transfer tax (paid twice inside the City of Toronto), legal fees, title insurance, a home inspection and property tax adjustments. Many buyers set aside around 1.5% to 4% of the purchase price, depending on where they buy. I'll give you an itemized estimate before you make an offer.

Three things: the right price from day one, strong presentation (decluttering, small repairs, professional photos), and getting it in front of the right buyers. Overpricing is the most common mistake, because a home that sits on the market usually ends up selling for less.