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Tam O'Shanter – Sullivan is a neighbourhood in the east end of the city...

Tam O'Shanter – Sullivan is a neighbourhood in the east end of the city...


A little bit about ...

Tam O'Shanter – Sullivan is a neighbourhood in the east end of the city of Toronto, in the district of Scarborough. The neighbourhood is bordered by Huntingwood Drive to the North, Kennedy Road to the East, Highway 401 to the South and Victoria Park (and Pharmacy Ave) to the West. The neighbourhood, which includes the Tam O'Shanter (east of Warden) and Sullivan (west of Warden) communities, takes its name from Tam O'Shanter golf course and O'Sullivan's Corners.

The neighbourhood is sometimes included as part of the neighbourhood of Agincourt, which borders Tam O'Shanter to the east. Both regions are part of the electoral district of Scarborough—Agincourt, and the Agincourt Mall is located in Tam O'Shanter.

 

Secular schools[edit]

Separate schools[edit]

  • Holy Spirit C.S.

While there's no Catholic high school located within the proximity of Tam O'Shanter – Sullivan, its students from that neighbourhood typically attend Mary Ward Catholic Secondary SchoolFrancis Libermann Catholic High SchoolJean Vanier Catholic Secondary SchoolSenator O'Connor College SchoolBrebeuf College School and/or St. Joseph's Morrow Park Catholic Secondary School(the latter three are located within North York).

New Listing - 113 Allanford Rd - Tam O'Shanter-Sullivan Toronto

Lovely Solid Brick Bungalow In Heart Of Tam O'shanter Community. Large Reverse Pie Shaped Lot With No Neighbours Behind, Backing Onto Greenspace And Park. Your Kids Can Walk Through The Park To Inglewood Heights School With No Traffic!! Beautiful Large Family Room Engineered With No Telescopic Posts Getting In The Way Of Your Decorating Ideas. Some Nice Updates To This Rarely Offered Property. Don't Miss This One!!

Toronto Ontario M1T2N6 List:$749,000 For:Sale Toronto E05  

VACANT LAND FOR SALE - HALTON HILLS!

Property Information:

Triangular Shaped Wooded Lot 22.59 Acres As Per Mpac. Existing Buildings Have No Residual Value. Property Is Under Niagara Escarpment Commission And Credit Valley Conservation Jurisdictions. Property Is Rolling And Mostly Wooded With Bush. Small Pond At Rear South West Corner Of Property. Plenty Of Wildlife, Quiet And Tranquil Lifestyle. Close To Hamlet Of Terra Cotta

Property Features:

  • Property Type:
  • Vacant Land
  • Surface Water:
  • Pond or Stream
  • Features:
  • Wooded area, Rolling, Bush, Conservation/green belt
  • Utility Type:
  • Hydro
  • Lot Size:
  • x ACRE

 

 

 

 

MLS® W3480357
Vacant Land
In Halton Hills

 

PRICE REDUCTION !
 Westmount Executive Beauty!Gorgeous Custom 'Dimarco Home' 2649 square feet, with Laundry On 2nd Level. Enormous Maple Kitchen With Tumble Marble Backsplash-Open To Family Room. Hardwoods Throughout . 4 Very Large Bedrooms. 9' Ceilings On Main Level, Pot Lights, Crown Moulding. Custom Walk in Closet, Roof 2014, En suite Remodeled, Professionally Landscaped With Gorgeous Gardens And Tiered Patio. Great Family Home
Includes: Built in dishwasher, washer, dryer, all electric light fixtures, all window coverings, central air conditioning, garage door opener, wood desk in office, basement fridge
2304 Woodcrest Drive, Oakville ~ OPEN HOUSE Sat. Oct. 10th

OPEN HOUSE Sat (tomorrow) this long-weekend - come on down!

Gorgeous Custom 'Dimarco Home' Approx 2600 S.F. With Laundry On 2nd Level. Enormous Maple Kitchen With Tumble Marble Backsplash-Open To Family Room. Hardwoods Throughout . 4 Very Large Bedrooms. 9' Ceilings On Main Level, Pot Lights, Crown Moulding. Custom Walkin Closet, Roof 2014, Ensuite Remodelled, Professionally Landscaped With Gorgeous Gardens And Tiered Patio. Great Family Home

 

 

 

http://www.obeo.com/1067321

2304 Woodcrest Drive, Oakville ~ OPEN HOUSE Sat. Oct. 10th ~ MLS Number: 2093791

OPEN HOUSE Sat (tomorrow) this long-weekend - come on down!

Gorgeous Custom 'Dimarco Home' Approx 2600 S.F. With Laundry On 2nd Level. Enormous Maple Kitchen With Tumble Marble Backsplash-Open To Family Room. Hardwoods Throughout . 4 Very Large Bedrooms. 9' Ceilings On Main Level, Pot Lights, Crown Moulding. Custom Walkin Closet, Roof 2014, Ensuite Remodelled, Professionally Landscaped With Gorgeous Gardens And Tiered Patio. Great Family Home

 

 

 

http://www.obeo.com/1067321

Gorgeous Custom 'Dimarco Home 2304 Woodcrest Drive, Oakville ~ O/H

OPEN HOUSE Sat (tomorrow) this long-weekend - come on down!

2304 Woodcrest Drive, Oakville ~ OPEN HOUSE Sat. Oct. 10th ~ MLS Number:  2093791   

Gorgeous Custom 'Dimarco Home' Approx 2600 S.F. With Laundry On 2nd Level. Enormous Maple Kitchen With Tumble Marble Backsplash-Open To Family Room. Hardwoods Throughout . 4 Very Large Bedrooms. 9' Ceilings On Main Level, Pot Lights, Crown Moulding. Custom Walkin Closet, Roof 2014, Ensuite Remodelled, Professionally Landscaped With Gorgeous Gardens And Tiered Patio. Great Family Home

 

 

 

http://www.obeo.com/1067321

Executive Dream Home - Fully Finished Lower Level - Pool Oasis!

Very spacious 5 bedroom home approx. 3500 Sq. Ft.

Completely finished lower level with 2 additional bedrooms, rec. room with wet bar.

Living room has vaulted ceiling, extensive use of crown mouldings throughout, hardwood floor in family room, 2 fireplaces and much more.

Mature landscaping provides privacy and extensive use of interlock on driveway, paths & rear patio.

One block to Iroquois Ridge HighSchool and Community pool.

Great access for commuters to all major highways.

This home is much larger than it looks!! Thousands spent on recent updates.

2 Story For Sale in Wedgewood Creek

• 4 bath, 5 bdrm 2 story - MLS®

 -  Very spacious 5 bedroom home approx. 3500 Sq. Ft. plus completely finished lower level with 2 additional bedrooms, rec. room with wet bar. Living room has vaulted ceiling, extensive use of crown mouldings throughout, hardwood floor in family room, 2 fireplaces and much more. Mature landscaping provides privacy and extensive use of interlock on driveway, paths & rear patio. One block to Iroquois Ridge HS and pool. Great access for commuters to all major highways. This home is much larger than it looks!! Thousands spent on recent updates.

Property information

New Listing in Bronte Village!
Lovely corner unit with amazing views of lake and Bronte Village. Stroll Bronte Harbour Heritage Waterfront Park where you can relax by the harbour, or stroll the boardwalk and lakefront trail. Bronte Village is a mix of old and new and has many one-of-a-kind boutiques , spas, speciality food shops and many dining options. Bronte offers easy access for commuters with a short drive to the Bronte GO station. Visit today to experience life in the Village.
COMING SOON NEW LISTING in Joshua Creek
New Listing located north of Upper Middle Road, east of Eighth Line, and west of 9th Line in Oakville. STAY TUNED!
Grandma’s Coming to Live with Us

When different generations live together under the same roof it can be a very rewarding experience for all members of the family. Sitting down together to have a meal, talk, or watch a movie is a great way to keep a family close.  However, everyone likes to have their own space now and then, so if you’re planning a home renovation to accommodate grandparents, here are some tips to ensure that the new space is comfortable and senior-safe.

Kitchen. If your renovations include a small kitchen, keep it simple with a counter top range, microwave, toaster and electric kettle.  Heavy items should be stored in lower cupboards, and a non-slip footstool should be handy for easy access to upper shelves.

Bathroom. When possible, it would be ideal for grandma to have her own bathroom.  Walk-in showers are easier than tubs for elderly people to get in and out of. For added safety install some slip grips on the floor and put in a shower bench and hand held showerhead.  A toilet riser base, plus a grab bar on the wall, will make life easier and safer for grandma too.

Fall Prevention. Falls are one of the biggest worries for seniors, and the major tripping hazards are pets, wires and rugs. For this reason, thick cushioned carpeting is preferable to slippery rugs or hardwood flooring.  To reduce the risk of accidents keep rooms and high-traffic areas clutter-free.

Furniture Safety. Secure bookcases and heavy furniture to the walls and try to avoid furniture with sharp corners; choose round or oval tables if possible.  Grandma will likely want to keep some familiar pieces, but depending on the size of her new place in your home, it may be wise to share excess furniture with other family members, put it in storage, or even sell it.

If a grandparent is relocating to an entirely new area to move in with you, try to make the transition as comfortable and enjoyable as possible. Consider looking into senior programs in your community. A good starting point may be your local Recreation Centre. Everyone likes company in their own age group from time to time, and if grandma is happy, you’ll be happy too!

Inventory in Oakville remains at tight levels....

September 29/2013.  I like to look at inventory absorption rates when I'm listing a property or negotiating for a buyer on a property.  

When inventory is tight (sellers market) not alot of inventory is available for sale.  When inventory is "loose" (buyers market) plenty of inventory is available for buyers to choose from.   We guage this by looking at the number of sales over a month versus the number of active listing there are for a particular price range. For example if we have 10 active listings for properties priced between 200-399k and 5 have sold in the past month we say there is 2 months of inventory available. In other words if no new listings come on the market, we likely will deplete or "absorb" all of this inventory within 2 months.  (10/5=2)  Here is my rule thumb in determining tightness or looseness of real estate markets: 

0-3 months inventory - tight and a sellers' market

3-6 months inventory- neutral market; neither buyers nor sellers have control

6 months plus inventory- buyers' market where buyers have lots of inventory to choose from

Here are the latest numbers from Oakville:

200-399k 1.7 months

400-499k 1.8 months

500-749k 1.5 months

750-999k 2.9 months

1-1.499k 3.79 months

1.5-1.999k 10.7 months

2-3mm 8 months

3mm+ 37 months  

So as you can see the Oakville market has a "tight sellers" market under 1mm dollars, neutral from 1mm-1.5mm and "loosens" considerably above that.  Of course this makes some intuitive sense as affordability becomes more of an issue the more expensive the property.  These statistics have been quite consistent over the past 5 years.  So depending on whether you are selling or buying a property and in what particular price range you are considering, your agent will have a some leeway in negotiating your interest.  This is one type of analysis that our team can help you with.  Regards, George

 

Quick Tips for Selling Quickly

Patience is a virtue for just about any circumstance including selling your home. Yet sometimes you must sell quickly when a job opportunity arises or you face an abrupt lifestyle change. Assuming your home is in good condition and free of liens, here are several tips to help expedite a sale.

1. Price your house correctly: Working with your agent, choose a price that’s somewhat lower than what you’re seeing in the market, but not too low that it will send up red flags. Let your agent establish a price he or she feels will make your house the buzz of the neighborhood. The amount may not be what you had envisioned—remember, the market has changed substantially over the last five years—yet when priced slightly below comparable sales you should attract serious buyers.

Many Prudential Real Estate agents use the Prudential Value Range MarketingSM as an additional pricing resource. Instead of setting a specific price, a value range is selected enabling sellers to entertain offers in a defined range.  

 2. Be flexible, compromise: know your basement price and don’t be offended by offers within those parameters. Consider negotiating housewares and fixtures that may appeal to prospective buyers, such as those expensive new drapes you just installed, the dining-room chandelier or that slick, washer-drier combo. Conduct a complete inventory of household features to determine what you can and can’t live without.  

3. Remove the clutter from your home: This must be done regardless of time frame. Throw away anything you won’t be taking with you and pack in storage items that you won’t miss during the sale process. Consider renting a storage pod that can be picked up and eventually moved to your new home.

4. Offer incentives: One popular incentive for a fast closing is to share or pay for your buyer’s closing costs. You may also offer higher commissions for a fast sale, which may lead to even more showings.

5. Rent to buy: If there’s interest in your home but no one is willing to step up to meet your timeline, offer prospective buyers the chance to rent your property with the right to buy it in six months or a year. Both parties win, as buyers can experience the home and neighborhood firsthand while you transition with cash flow to cover expenses.

Indeed, home-selling requires time and patience yet there are several things you can do to help expedite the process, if necessary. With flexibility and creativity, you can increase your chances of a quick sale.

What you need to do before your Realtor holds an Open House at your home?

You have a for sale sign on your lawn and you want to give your home every change to sell. Make sure your home is in a clean state & in good repair - tidy up - pick up & hangup clothing, newspapers & mail should be tucked away, vac, sweep, use touch up paint & add fresh flowers & pleasant aromas to make it look & smell pretty.


Remove & store away all clutter - make room on shelves - less is more. @LDlugosh our interior decorator says "Clean & Simple" is the key. Pack away toys, old clothing, bedding & unnecessary furniture.  Front hall closet should be free to be used. Back door / mud room areas - store away out of season shoes/boots & deal with recycling. It's best to remove & safely storw away all valuable personal possessions. It is best to remove all framed family photos, de-personalize in every room - allowing the potential home buyer to envision their own personal items on your empty shelves & walls.

An Agent's Open House will be scheduled a few days prior to your Public Open House, allowing other Real Estate Agents to get a first peek at your home which should create a buzz of interest to show their existing clients.  AN ALL PAGE will be sent to all Agents in our Real Estate Company inviting them to attend.  We may offer cookies or coffee.  Distribute Open House invites to the neighbourhood - allowing them to tour your home a few hours earlier on the same day of the Public Open House. This takes the pressure off nosey neighbours dying to get in.

The Public Open House will be posted on all the local real estate boards: TREB, OMDRED, MLS, Realtor.com, - physical signs will direct traffic to the front door, TWITTER, FACEBOOK , published print ad, on-line classifieds.ca will all be scheduled to appear in giving everyone open house details.

When George & Marta do an Open House  to sell your home- they do it together! That means we both are present to ensure your home is well secured. We carefully monitor the # of groups we allow to enter your home. We ask for visitors to remove their shoes/boots at the front door, we ask that visitors leave their coffee outside or with us - instead of walking around with it, we always welcome each group into your home and provide them with a colourful printed feature sheet. We always give them a short verbal report highlighting price or a special home feature.  We allow the groups to wander off on their own, but we are always very aware where they are.
We always invite people to sign in with their name & phone # or with a feedback comment.

George and Marta specialize in real estate sales and purchases from Oakville, Mississauga to Milton and surrounding areas.

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