The Last Honest Realtor

Send us Fan Mail The fall market is shorter, faster, and increasingly competitive, and this year there are some very specific things buyers, sellers, and market watchers should be paying attention to. But media coverage of the Toronto market rarely tells the whole story. In this episode of The Last Honest Realtor, David Fleming breaks down what he expects to dominate the Toronto real estate conver...

Send us Fan Mail In this episode, David takes a hard look at the supposed connection between the Canada–U.S. trade war and the Toronto real estate market, and argues that much of the discussion is being driven by fear, confirmation bias, and headlines that don't actually explain how the housing market works. He breaks down what would actually have to happen for a trade war to seriously damage...

Send us Fan Mail In this episode of The Last Honest Realtor, David Fleming breaks down 10 of the most common real estate sales and marketing gimmicks he sees in the Toronto market and what they're really designed to accomplish. Some of these tactics genuinely have their place. Others are mostly designed to make an agent look good, generate leads, or convince a seller that they're getting...

Send us Fan Mail Does buying a home in a top-rated school district actually increase its value? For many Toronto families, the answer is a resounding yes. In this episode of The Last Honest Realtor, David Fleming explores one of the biggest drivers of home prices: public school catchments. Through real client stories, market observations, and the latest statistical data, he explains why invisible...

Send us Fan Mail In this episode of The Last Honest Realtor, David shares the advice he wishes every young buyer could hear: your first home isn't just an investment—it's the place that will shape your friendships, routines, career, relationships, and some of the most memorable years of your life. Most first-time buyers obsess over price per square foot, interest rates, and trying to per...

Send us Fan Mail In this episode of the Last Honest Realtor, David Fleming draws on his own experience investing during the tech boom and bust of 2001-2002 to ask an important question: “How and when should you exercise a loss?” David also analyzes a recent media article about sellers who exercised a massive loss on a home in Peel Region and explains why the loss never should have been that large...

Send us Fan Mail Has the Toronto real estate market finally hit bottom? It's one of the most searched questions in Canadian real estate, but it's also one of the most misunderstood. In this episode, David Fleming explains why market bottom can only be identified after it's already happened, why buyers almost always purchase on the way back up (even at higher prices), and how psychol...

Send us Fan Mail This week is another crossover special as David Fleming is joined by friend and colleague Anya Ettinger ( Who's In My House? ) for their inaugural Spring Market Awards. David and Anya dive into real stories from the trenches that defined Toronto's 2026 spring real estate market. From bidding wars and difficult negotiations to heartbreaking losses and unexpected victories...

Send us Fan Mail In this episode of The Last Honest Realtor, David Fleming looks back at Toronto's 2026 spring real estate market and shares his biggest observations from the first five months of the year. While headlines continue to focus on falling sales, weak condo performance, and economic uncertainty, David explains why the reality on the ground is far more nuanced. From multiple offers...

Send us Fan Mail This week on The Last Honest Realtor, David sits down with Christan Bosley, Broker of Record of Bosley Real Estate, to unpack one of the most disruptive periods the real estate industry has faced in decades. With evolving industry business models and the rise of AI, this conversation breaks down what’s actually changing (and what isn’t) in Canadian real estate. Christan shares an...

Send us Fan Mail In this episode of The Last Honest Realtor, David Fleming breaks down the newly announced HST rebate on new homes, a policy dominating headlines across Ontario’s real estate market. While the rebate promises savings of up to 13% for buyers, David explores the bigger question: does removing HST actually improve affordability, increase sales, or help the struggling development indus...

Send us Fan Mail In this episode of The Last Honest Realtor, David Fleming breaks down one of the most effective (and misunderstood) strategies in today’s real estate market: pre-listing renovations. Using real client case studies, David explains how strategic upgrades can dramatically increase a home’s sale price, attract stronger buyers, and create competitive bidding situations. From tenant buy...

Send us Fan Mail If headlines say the real estate market is 'dead', why are offer nights suddenly everywhere again? In this episode, David Fleming breaks down the surprising return of offer dates across Toronto, and why today’s multiple-offer situations look nothing like the frenzy of 2022. David dives into the strategy behind offer nights, why many sellers misunderstand market condition...

Send us Fan Mail In this episode, David breaks down one of the most misunderstood aspects of real estate in today’s market: pricing strategy. He discusses trends with underpricing and offer nights, along with buyer psychology and negotiation tactics in the current market.  Using real examples and recent scenarios, David highlights how pricing isn’t just about comps, it’s about understanding market...

Send us Fan Mail In this special crossover episode of The Last Honest Realtor, David Fleming joins fellow Toronto real estate agent and podcast host Anya Ettinger (Who’s In My House?) to break down the psychology, misconceptions, and sensational headlines surrounding today’s housing market. They discuss the generational divide in housing expectations, how social media distorts the reality of marke...

Send us Fan Mail In this episode, David dives deep into the anger, fear, and frustration that many people feel toward Toronto’s real estate market.  He explores why some are obsessed with real estate, why others love to hate it, and how social media amplifies the pressure to own and glorifies real estate as a sport in our city. David also examines generational differences in opportunity, the herd...

Send us Fan Mail In this episode of The Last Honest Realtor, David Fleming breaks down some of the most overused and misunderstood words in real estate: crash, correction, fluctuation, and recovery. Using real Toronto-area data, historical context, and recent media headlines, David explains why sensational language often misses the mark and what actually qualifies as a market crash. From price dec...

Send us Fan Mail In this episode of The Last Honest Realtor, David breaks down what’s actually happening in Toronto’s freehold market as 2026 gets underway. Despite headlines calling it a buyer’s market, competition is already fierce for high-quality homes, especially in the city’s most desirable neighbourhoods. David explains why A-grade properties are still selling exceptionally well and why Jan...

Send us Fan Mail In the first episode of the new year, David Fleming encouragers listeners not to obsess over all the “predictions” floating around out there, but rather understand the issues, trends, hot topics, blind spots, and market vulnerabilities, which help market participants to remain alert and attentive to what’s really going on in the market. This episode dives into how market shocks li...

Send us Fan Mail Everybody wants to look ahead and predict what’s coming next. But before we talk about 2026, it’s worth taking a hard look at the year that was. In this final episode of the year, David Fleming breaks down Toronto real estate in 2025 month by month, using real listings, real clients, and real outcomes to explain what actually happened beneath the headlines. From early optimism and...

Send us Fan Mail In this week’s episode, David takes on one of the most divisive questions in Toronto real estate: is the current condo market a rare buying opportunity? Examining the stalled pre-construction condo market, the federal government’s lack of a housing plan, the peak-to-trough decline in prices, and the math behind a real-life investment example, David makes a case for why resale cond...

Send us Fan Mail The Bank of Canada has cut rates again and again, yet sales are sitting at historic lows. Why aren’t buyers taking advantage? In this episode, David explores the psychology behind today’s frozen market: fear, timing, greed, and the human tendency to wait for the “perfect” time. With illustrations about picking coins off the ground to lessons learned at the blackjack table, this ep...

Send us Fan Mail Toronto’s fall real estate market has ground to a halt—sales are at record lows, listings are at record highs, and sellers are wondering why nothing is moving. In this episode, David breaks down exactly why the market feels frozen: from declining absorption rates to unrealistic seller expectations, and poor communication between agents, buyers, and sellers. David shares real clien...

Send us Fan Mail The fall market is halfway through—and the numbers are in. But what they reveal might surprise you. In this week’s episode of The Last Honest Realtor, David breaks down the latest Toronto real estate stats for September 2025 to uncover what’s really happening in the market and what it all means for 2026. In This Episode: 01:58 – Everybody’s Favourite Question: “How’s The Market?”...

Send us Fan Mail In this episode of The Last Honest Realtor, David shares 10 real stories from the market that highlight the biggest challenges right now: from listings that can’t sell, to buyers waiting on the sidelines, to the properties that spark unpredictable competition. Each story reveals a different side of today’s market. Together, they paint a picture of what buyers should expect this fa...