FIRTS-TIME BUYERS · TORONTO & GTA
I ran the draws for Lotto 6/49. I know what bad odds look like.
Before real estate, I was the Draws Manager for Lotto 6/49 and Lotto Max. Renting isn't a gamble — a gamble has a chance of paying off.
Sometimes selling is the right answer.
Let’s discuss your options.The house always wins. Make sure it's yours.
Who is Kyle Dovigi, the “Condo Millionaire”?
Trusted With Millions. Now Protecting Yours.
Before a career in real estate, I was responsible for conducting Canada’s largest national lotteries - Lotto 6/49 and Lotto Max.
I oversaw moments that changed people’s lives forever. With millions of dollars at stake, I operated in a world where precision, integrity, and accurate results were the only options.
Now I bring that same million dollar approach to the sale of your property.
Toronto Real Estate Market in 2026
The Current Market Reality
Toronto's real estate market is currently affected by the broadest and deepest correction in history, affecting sales, rents, and vacancy all at once.
PRICES
The average GTA condo sold for $604,759 in Jan 2026, down 9.8% YoY, and prices are now 25-30% below their 2022 peak.
Condo sales volume fell 26% YoY, as a huge supply of units completed between 2023 and 2025 created more inventory than the market could absorb.
RENTS
Rents have fallen with average 1 bed renting for $2,246 in Q1 2026, down 4.1% YoY, while 2 beds averaged $2,939, down 3.2%.
66% of new rental projects were offering incentives in Q1 2026 , and those incentives were cutting effective rent by around 13%, or roughly $400 a month.
VACANCY
Vacancy has climbed to match. In newer, rent-stabilized GTHA buildings, vacancy hit 5.4% in Q1 2026, up from 3.6% a year earlier and 2.6% the year before that, and the newer luxury condo-rental segment is running above 6%, driven largely by negative population growth.
Cash Flow Analysis
Is Your Unit Profitable?
These are the actual cash flow numbers for one of my personal Toronto investment condos that I bought pre-construction in 2019 (which I wish I hadn’t…):
If your condo is cash flow negative, you aren't "building equity", you’re losing capital. The reality of the current real estate market is that there likely won’t be a material price recovery for 2-5 years, can you afford to hold on that long?
What Are Your Options?
Can I Sell A Condo With A Tenant?
Yes, there are your three selling options for a tenanted property:
1) Sell Tenanted
→ Appeals only to investors
✅ Fastest to market
✅ Income in place for new buyer
✅ No tenant compensation
❌ Lowest sale price
❌ Narrow buyer pool (investors only)
❌ Longest sale process
❌ Tenant must be accommodated
❌ Buyers inherits lease terms
2) Vacant Possession
→ Appeals only to buyers willing to take on the tenant risk
✅ Higher sale price
✅ Fastest to list property
✅ Wider buyer pool
❌ Requires correct legal filing
❌ Cannot deliver “vacant possession”
❌ Min. 1 month tenant compensation
❌ Tenant must be accommodated
❌ Lowest sale price
❌ No income for new buyer
Disclaimer: This is note legal advice and general information only. Consult a paralegal or lawyer before taking any actions.
3) Cash-for-Keys
→ Appeals to everyone
✅ Highest sale price
✅ Widest buyer pool
✅ Quickest sale process
✅ Guarantees “vacant possession”
✅ No tenant to accommodate
✅ Full control over the property
✅ No risk of rejected N12
❌ Requires a proper mutual release
❌ Negotiated tenant compensation
❌ Longest time to list property
❌ No income for new buyer
Let me take your stress away.
Let’s get started today.
Answers to the Most Common Questions
Landlord Selling Frequently Asked Questions (FAQs)
How Do Real Estate Commissions Work?
The real estate commission is the compensation paid to the buyer and seller’s real estate agents for participating in the transaction.
Real estate commissions can be structured in a few different ways:
A percentage of the final sale price
A flat fee
A combination of both
Unfortunately there are a lot of bad real estate agents out there and it is common for people to feel that agents are overpaid (and in some cases, that perception is accurate). A true real estate professional earns their commission by actively working to achieve the highest possible sale price, leveraging marketing strategies, negotiation skills, and industry expertise that could save you thousands by avoiding costly errors and mistakes.
Are Commission Rates Negotiable
Yes they are! There is no law that says commission must be a certain amount. In today’s marketplace there are many alternatives including full service listing, discount brokerages and flat fee postings, so that you can select the option that works best for you.
How Much Do You Charge To Sell a Property?
If you would like to work with me, I charge 5% of the sale price + HST which is split 50/50 with the buyer’s real estate agent.
Example: If you sell for $5000,000 at a 5% commission, $28,250 ($25,000 + 13% HST) is deducted from the sale proceeds:
Listing Agent is paid 2.5% ($12,500 + HST) = $14,125
Buyer Agent is paid 2.5% ($12,500 + HST) = $14,125
Keep in mind that you generally get what you pay for in life. Plus you have a busy life, let me do the heavy lifting for you so you can focus on your next phase of life stress-free.
Do Buyers in Toronto Have to Pay A Fee or Commission?
In Toronto and the GTA, for nearly all residential sales, the Seller pays the entire commission. The Buyer typically pays $0 out of pocket to their agent. The commission is deducted from the final sale price at the lawyer's office before the Seller receives their final cheque.
Before seeing any properties, you will be asked to sign a contract call a Buyer’s Representation Agreement (BRA) that outlines the amount of commission your realtor is entitled to in the case the seller is not offering them any compensation – this is rare but does happen.
Don’t Bet on Your Equity.
In the Toronto market, the difference between a "good" sale and a "life-changing" sale is the strategy behind it. You’ve worked hard for your investment – don't leave the result to chance.
Let’s stack the odds in your favor.