Top 7 Mistakes Rookie Real Estate Agents Make

Every time I talk to someone about my business and career, it always comes up that “they’ve thought about getting into real estate” or know someone who has. With so many people thinking about getting into real estate, and getting into real estate – why aren’t there more successful Realtors in the world? Well, there’s only so much business to go around, so there can only be so many Real Estate Agents in the world. I feel, however, that the inherent nature of the business, and how different it is from traditional careers, makes it difficult for the average person to successfully make the transition into the Real Estate Business. As a Broker, I see many new agents make their way into my office – for an interview, and sometimes to begin their careers. New Real Estate Agents bring a lot of great qualities to the table – lots of energy and ambition – but they also make a lot of common mistakes. Here are the 7 top mistakes rookie Real Estate Agents Make.

1) No Business Plan or Business Strategy

So many new agents put all their emphasis on which Real Estate Brokerage they will join when their shiny new license comes in the mail. Why? Because most new Real Estate Agents have never been in business for themselves – they’ve only worked as employees. They, mistakenly, believe that getting into the Real Estate business is “getting a new job.” What they’re missing is that they’re about to go into business for themselves. If you’ve ever opened the doors to ANY business, you know that one of the key ingredients is your business plan. Your business plan helps you define where you’re going, how you’re getting there, and what it’s going to take for you to make your real estate business a success. Here are the essentials of any good business plan.

  1. Goals – What do you want? Make them clear, concise, measurable, and achievable.
  2. B) Services You Provide – you don’t want to be the “jack of all trades & master of none” – choose residential or commercial, buyers/sellers/renters, and what area(s) you want to specialize in. New residential real estate agents tend to have the most success with buyers/renters and then move on to listing homes after they’ve completed a few transactions.
  3. C) Market – who are you marketing yourself to?
  4. D) Budget – consider yourself “new real estate agent, inc.” and write down EVERY expense that you have – gas, groceries, cell phone, etc… Then write down the new expenses you’re taking on – board dues, increased gas, increased cell usage, marketing (very important), etc…
  5. E) Funding – how are you going to pay for your budget w/ no income for the first (at least) 60 days? With the goals you’ve set for yourself, when will you break even?
  6. F) Marketing Plan – how are you going to get the word out about your services? The MOST effective way to market yourself is to your own sphere of influence (people you know). Make sure you do so effectively and systematically.

2) Not Using the Best Possible Closing Team

They say the greatest businesspeople surround themselves with people that are smarter than themselves. It takes a pretty big team to close a transaction – Buyer’s Agent, Listing Agent, Lender, Insurance Agent, Title Officer, Inspector, Appraiser, and sometimes more! As a Real Estate Agent, you are in the position to refer your client to whoever you choose, and you should make sure that anyone you refer in will be an asset to the transaction, not someone who will bring you more headache. And the closing team you refer in, or “put your name to,” are there to make you shine! When they perform well, you get to take part of the credit because you referred them into the transaction.

The deadliest duo out there is the New Real Estate Agent & New Mortgage Broker. They get together and decide that, through their combined marketing efforts, they can take over the world! They’re both focusing on the right part of their business – marketing – but they’re doing each other no favors by choosing to give each other business. If you refer in a bad insurance agent, it might cause a minor hiccup in the transaction – you make a simple phone call and a new agent can bind the property in less than an hour. However, because it typically takes at least two weeks to close a loan, if you use an inexperienced lender, the result can be disastrous! You may find yourself in a position of “begging for a contract extension,” or worse, being denied a contract extension.

A good closing team will typically know more than their role in the transaction. Due to this, you can turn to them with questions, and they will step in (quietly) when they see a potential mistake – because they want to help you, and in return receive more of your business. Using good, experienced players for your closing team will help you infinitely in conducting business worthy of MORE business…and best of all, it’s free!

3) Not Arming Themselves with the Necessary Tools

Getting started as a Real Estate Agent is expensive. In Texas, the license alone is an investment that will cost between $700 and $900 (not taking into account the amount of time you’ll invest.) However, you’ll run into even more expenses when you go to arm yourself with the necessary tools of the trade. And don’t fool yourself – they are necessary – because your competitors are definitely using every tool to help THEM.A) MLS Access is probably the most expensive necessity you’re going to run into. Joining your local (and state & national, by default) Board of Realtors will allow you to pay for MLS access, and in Austin, Texas, will run around $1000. However, don’t skimp in this area. Getting MLS access is one of the most important things you can do. It’s what differentiates us from your average salesman – we don’t sell homes, we present any of the homes that we have available. With MLS Access, you will have 99% of the homes for sale in your area available to present to your clients.

  1. B) Mobile Phone w/ a Beefy Plan – These days, everyone has a cell phone. But not everyone has a plan that will facilitate the level of use that Real Estate Agents need. Plan on getting at least 2000 minutes per month. You want, and need, to be available to your clients 24/7 – not just nights and weekends.

The Future of Commercial Real Estate

Although serious supply-demand imbalances have continued to plague real estate markets into the 2000s in many areas, the mobility of capital in current sophisticated financial markets is encouraging to real estate developers. The loss of tax-shelter markets drained a significant amount of capital from real estate and, in the short run, had a devastating effect on segments of the industry. However, most experts agree that many of those driven from real estate development and the real estate finance business were unprepared and ill-suited as investors. In the long run, a return to real estate development that is grounded in the basics of economics, real demand, and real profits will benefit the industry.

Syndicated ownership of real estate was introduced in the early 2000s. Because many early investors were hurt by collapsed markets or by tax-law changes, the concept of syndication is currently being applied to more economically sound cash flow-return real estate. This return to sound economic practices will help ensure the continued growth of syndication. Real estate investment trusts (REITs), which suffered heavily in the real estate recession of the mid-1980s, have recently reappeared as an efficient vehicle for public ownership of real estate. REITs can own and operate real estate efficiently and raise equity for its purchase. The shares are more easily traded than are shares of other syndication partnerships. Thus, the REIT is likely to provide a good vehicle to satisfy the public’s desire to own real estate.

A final review of the factors that led to the problems of the 2000s is essential to understanding the opportunities that will arise in the 2000s. Real estate cycles are fundamental forces in the industry. The oversupply that exists in most product types tends to constrain development of new products, but it creates opportunities for the commercial banker.

The decade of the 2000s witnessed a boom cycle in real estate. The natural flow of the real estate cycle wherein demand exceeded supply prevailed during the 1980s and early 2000s. At that time office vacancy rates in most major markets were below 5 percent. Faced with real demand for office space and other types of income property, the development community simultaneously experienced an explosion of available capital. During the early years of the Reagan administration, deregulation of financial institutions increased the supply availability of funds, and thrifts added their funds to an already growing cadre of lenders. At the same time, the Economic Recovery and Tax Act of 1981 (ERTA) gave investors increased tax “write-off” through accelerated depreciation, reduced capital gains taxes to 20 percent, and allowed other income to be sheltered with real estate “losses.” In short, more equity and debt funding was available for real estate investment than ever before.

Even after tax reform eliminated many tax incentives in 1986 and the subsequent loss of some equity funds for real estate, two factors maintained real estate development. The trend in the 2000s was toward the development of the significant, or “trophy,” real estate projects. Office buildings in excess of one million square feet and hotels costing hundreds of millions of dollars became popular. Conceived and begun before the passage of tax reform, these huge projects were completed in the late 1990s. The second factor was the continued availability of funding for construction and development. Even with the debacle in Texas, lenders in New England continued to fund new projects. After the collapse in New England and the continued downward spiral in Texas, lenders in the mid-Atlantic region continued to lend for new construction. After regulation allowed out-of-state banking consolidations, the mergers and acquisitions of commercial banks created pressure in targeted regions. These growth surges contributed to the continuation of large-scale commercial mortgage lenders [http://www.cemlending.com] going beyond the time when an examination of the real estate cycle would have suggested a slowdown. The capital explosion of the 2000s for real estate is a capital implosion for the 2000s. The thrift industry no longer has funds available for commercial real estate. The major life insurance company lenders are struggling with mounting real estate. In related losses, while most commercial banks attempt to reduce their real estate exposure after two years of building loss reserves and taking write-downs and charge-offs. Therefore the excessive allocation of debt available in the 2000s is unlikely to create oversupply in the 2000s.

No new tax legislation that will affect real estate investment is predicted, and, for the most part, foreign investors have their own problems or opportunities outside of the United States. Therefore excessive equity capital is not expected to fuel recovery real estate excessively.

Looking back at the real estate cycle wave, it seems safe to suggest that the supply of new development will not occur in the 2000s unless warranted by real demand. Already in some markets the demand for apartments has exceeded supply and new construction has begun at a reasonable pace.

Opportunities for existing real estate that has been written to current value de-capitalized to produce current acceptable return will benefit from increased demand and restricted new supply. New development that is warranted by measurable, existing product demand can be financed with a reasonable equity contribution by the borrower. The lack of ruinous competition from lenders too eager to make real estate loans will allow reasonable loan structuring. Financing the purchase of de-capitalized existing real estate for new owners can be an excellent source of real estate loans for commercial banks.

Commercial Real Estate – Big Profits

Real estate has always been known as the safest of investments.

In fact, real estate investment completed after proper research into and evaluation of the property (to determine actual and future value), can lead to tremendous profit.

This is one reason many people choose real estate investment as their full time job.

Discussions about real estate tend to focus on residential real estate; commercial real estate, except to seasoned investors, typically seems to take a back seat.

However, commercial real estate is also a great option for investing in real estate.

Commercial real estate includes a large variety of property types.

To a majority of people, commercial real estate is only office complexes or factories or industrial units.

However, that is not all of commercial real estate. There is far more to commercial real estate.

Strip malls, health care centers, retail units and warehouse are all good examples of commercial real estate as is vacant land.

Even residential properties like apartments (or any property that consists of more than four residential units) are considered commercial real estate. In fact, such commercial real estate is very much in demand.

So, is commercial real estate really profitable?

Absolutely, in fact if it were not profitable I would not be writing about commercial real estate at all!!

However, with commercial real estate recognizing the opportunity is a bit more difficult when compared to residential real estate.

But commercial real estate profits can be huge (in fact, much bigger than you might realize from a residential real estate transaction of the same size).

There are many reasons to delve into commercial real estate investment.

For example you might purchase to resell after a certain appreciation level has occurred or to generate a substantial income by leasing the property out to retailers or other business types or both.

In fact, commercial real estate development is treated as a preliminary

indicator of the impending growth of the residential real estate market.

Therefore, once you recognize the probability of significant commercial growth within a region (whatever the reason i.e. municipal tax concessions), you should begin to evaluate the potential for appreciation in commercial real estate prices and implement your investment strategy quickly.

Regarding commercial real estate investment strategies it is important that you identify and set investment goals (i.e. immediate income through rental vs later investment income through resale) and that you know what you can afford and how you will effect the purchase.

It would be wise to determine your goals then meet with your banker (or financier(s)) prior to viewing and selecting your commercial real estate.

Also remain open minded and understand that should the right (perfect)

opportunity present itself, your investment strategy might need to be revisited and altered, sometimes considerably.

For example: If you find that commercial real estate, (i.e. land) is available in big chunks which are too expensive for you to buy alone but represents tremendous opportunity, you could look at forming a small investor group (i.e. with friends or family) and buy it together (then split the profits later).

Or in another case (i.e. when a retail boom is expected in a region), though your commercial real estate investment strategy was devised around purchasing vacant land, you might find it more profitable to buy a property such as a strip mall or small plaza that you can lease to retailers or a property that you can convert into a warehouse for the purpose of renting to small businesses.

So in a nutshell, commercial real estate presents a veritable plethora of

investing opportunities, you just need to recognize them and go for it.

Pop Quiz Commercial Real Estate Investing

I read once that if you took all the real estate lawyers in Illinois and laid them end to end along the equator – it would be a good idea to leave them there. That’s what I read. What do you suppose that means?

I have written before about the need to exercise due diligence when purchasing commercial real estate. The need to investigate, before Closing, every significant aspect of the property you are acquiring. The importance of evaluating each commercial real estate transaction with a mindset that once the Closing occurs, there is no going back. The Seller has your money and is gone. If post-Closing problems arise, Seller’s contract representations and warranties will, at best, mean expensive litigation. CAVEAT EMPTOR! “Let the buyer beware!”

Paying extra attention at the beginning of a commercial real estate transaction to “get it right” can save tens of thousands of dollars when the deal goes bad. It’s like the old Fram® oil filter slogan during the 1970’s: “You can pay me now – or pay me later”. In commercial real estate, however, “later” may be too late.

Buying commercial real estate is NOT like buying a home. It is not. It is not. It is NOT.

In Illinois, and many other states, virtually every residential real estate closing requires a lawyer for the buyer and a lawyer for the seller. This is probably smart. It is good consumer protection.

The “problem” this causes, however, is that every lawyer handling residential real estate transactions considers himself or herself a “real estate lawyer”, capable of handling any real estate transaction that may arise.

We learned in law school that there are only two kinds of property: real estate and personal property. Therefore – we intuit – if we are competent to handle a residential real estate closing, we must be competent to handle a commercial real estate closing. They are each “real estate”, right?

ANSWER: Yes, they are each real estate. No, they are not the same.

The legal issues and risks in a commercial real estate transaction are remarkably different from the legal issues and risks in a residential real estate transaction. Most are not even remotely similar. Attorneys concentrating their practice handling residential real estate closings do not face the same issues as attorneys concentrating their practice in commercial real estate.

It is a matter of experience. You either know the issues and risks inherent in commercial real estate transactions – and know how to deal with them – or you don’t.

A key point to remember is that the myriad consumer protection laws that protect residential home buyers have no application to – and provide no protection for – buyers of commercial real estate.

Competent commercial real estate practice requires focused and concentrated investigation of all issues material to the transaction by someone who knows what they are looking for. In short, it requires the exercise of “due diligence”.

I admit – the exercise of due diligence is not cheap, but the failure to exercise due diligence can create a financial disaster for the commercial real estate investor. Don’t be “penny wise and pound foolish”.

If you are buying a home, hire an attorney who regularly represents home buyers. If you are buying commercial real estate, hire an attorney who regularly represents commercial real estate buyers.

Years ago I stopped handling residential real estate transactions. As an active commercial real estate attorney, even I hire residential real estate counsel for my own home purchases. I do that because residential real estate practice is fundamentally different from commercial real estate.

Maybe I do “harp” on the need for competent counsel experienced in commercial real estate transactions. I genuinely believe it. I believe it is essential. I believe if you are going to invest in commercial real estate, you must apply your critical thinking skills and be smart.

POP QUIZ: Here’s is a simple test of YOUR critical thinking skills:

Please read the following Scenarios and answer the questions TRUE or FALSE:

Scenario No. 1: It’s Valentine’s Day. You are in hot pursuit of the love of your life. A few weeks ago, she confided in you that all she ever dreamed of for Valentine’s Day was that her lover would show up at her door, dressed in a white tuxedo with tails and a top hat, and present her with a beautiful bouquet of flowers. You’ve rented the tuxedo, but now you are concerned about how much money you are spending.

TRUE OR FALSE: Since flowers are pretty much all the same, it is OK for you to skip the roses and show up with a bouquet of fresh yellow dandelions.

Scenario No. 2: For several years you eyesight deteriorated to the point where you can barely see your alarm clock. You are now considering corrective eye surgery so you won’t need glasses. Your sister-in-law had corrective eye surgery and has had spectacular results. She recommends her eye surgeon, but mentions the cost is about $5,700 for both eyes and that the surgery is not covered by insurance. A few years ago, you had surgery to correct your hemorrhoids and it cost you only eight hundred bucks.

TRUE OR FALSE: Since surgeons all went to medical school and are all medical doctors, you are being frugal and wise by asking the surgeon who performed your hemorrhoid surgery to perform your corrective eye surgery.

Scenario No. 3: Several years ago, when you first got married, you asked a former classmate who is a lawyer to represent you in the purchase of your townhome. The cost was only $375. A year later, you started a family and decided you needed a Will. The same attorney prepared Wills for you and your wife for a total cost of $700. You started your own business and your attorney friend formed a corporation for you and charged you only $600 plus the cost of the corporate minute book. Years later, when your son was arrested for misdemeanor reckless driving, your attorney friend handled the criminal case and got your son off with supervision for only $1,500.

Your business has been successful and you have built a pretty sizable nest egg, but you are tired of working for every dime and want to try investing in real estate. You have your eye on a strip shopping center. It includes a grocery store, bank, hardware store, dry cleaners (on a month to month tenancy), a couple of fast food restaurants, a gift shop, dental office, bowling alley (with a lease about to expire), and wraps behind a gas station/mini-mart on the corner. The purchase price is $8,000,000, but the net operating income looks pretty good. You figure if you turn the bowling alley into a full service restaurant/banquet facility, and convert the dry cleaners into a 24-hour coin laundry, the net operating income will increase and the shopping center will turn into a spectacular investment. You plan to pull together much of your life savings and put down $2,000,000 to buy this strip shopping center, borrowing the balance of $6,000,000. You remember that your lawyer friend handled the purchase of your home several years ago, so you know he handles real estate.

TRUE OR FALSE: Commercial real estate is the same as residential real estate [Hey, its all dirt, isn’t it (?)], so you are being a shrewd businessman by hiring your lawyer friend who will charge much less than a lawyer who handles shopping center purchases several time a year. [What is this “due diligence” stuff anyway?]

ANSWERS:

If you answered “TRUE” for any of the foregoing Scenarios

STOP!

The Quiz is over.

Please find a quite place to reflect upon your life and consider whether the decisions you make consistently give you the results you desire.

If, on the other hand, you understand that the answer to each of the foregoing questions is FALSE, I am available to help you in Scenario No. 3.

For Scenario No. 2, you should follow your sister-in-law’s suggestion and contact her eye surgeon, or some other eye surgeon with equal skill.

For Scenario No. 1, you are on your own. [But, if you answered TRUE for Scenario No. 1, you may be FOREVER on you own.]

Investing in commercial real estate can be profitable and rewarding – but it requires good critical thinking skills and competent counsel.

You have a have a brain. It is strongly recommended that you use it.

The Real Estate Sector

Boom & Bust of Indian Real Estate Sector

Engulfing the period of stagnation, the evolution of Indian real estate sector has been phenomenal, impelled by, growing economy, conducive demographics and liberalized foreign direct investment regime. However, now this unceasing phenomenon of real estate sector has started to exhibit the signs of contraction.

What can be the reasons of such a trend in this sector and what future course it will take? This article tries to find answers to these questions…

Overview of Indian real estate sector

Since 2004-05 Indian reality sector has tremendous growth. Registering a growth rate of, 35 per cent the realty sector is estimated to be worth US$ 15 billion and anticipated to grow at the rate of 30 per cent annually over the next decade, attracting foreign investments worth US$ 30 billion, with a number of IT parks and residential townships being constructed across.

The term real estate covers residential housing, commercial offices and trading spaces such as theaters, hotels and restaurants, retail outlets, industrial buildings such as factories and government buildings. Real estate involves purchase sale and development of land, residential and non-residential buildings. The activities of real estate sector embrace the hosing and construction sector also.

The sector accounts for major source of employment generation in the country, being the second largest employer, next to agriculture. The sector has backward and forward linkages with about 250 ancilary industries such as cement, brick,steel, building material etc.

Therefore a unit increase in expenditure of this sector have multiplier effect and capacity to generate income as high as five times.

All-round emergence

In real estate sector major component comprises of housing which accounts for 80% and is growing at the rate of 35%. Remainder consist of commercial segments office, shopping malls, hotels and hospitals.

o Housing units: With the Indian economy surging at the rate of 9 % accompanied by rising incomes levels of middle class, growing nuclear families, low interest rates, modern approach towards homeownership and change in the attitude of young working class in terms of from save and buy to buy and repay having contributed towards soaring housing demand.

Earlier cost of houses used to be in multiple of nearly 20 times the annual income of the buyers, whereas today multiple is less than 4.5 times.

According to 11th five year plan, the housing shortage on 2007 was 24.71 million and total requirement of housing during (2007-2012) will be 26.53 million. The total fund requirement in the urban housing sector for 11th five year plan is estimated to be Rs 361318 crores.

The summary of investment requirements for XI plan is indicated in following table

SCENARIO Investment requirement

Housing shortage at the beginning of the XI plan period 147195.0

New additions to the housing stock during the XI plan period including the additional housing shortage during the plan period 214123.1

Total housing requirement for the plan period 361318.1

o Office premises: rapid growth of Indian economy, simultaneously also have deluging effect on the demand of commercial property to help to meet the needs of business. Growth in commercial office space requirement is led by the burgeoning outsourcing and information technology (IT) industry and organised retail. For example, IT and ITES alone is estimated to require 150 million sqft across urban India by 2010. Similarly, the organised retail industry is likely to require an additional 220 million sqft by 2010.

o Shopping malls: over the past ten years urbanization has upsurge at the CAGR of 2%. With the growth of service sector which has not only pushed up the disposable incomes of urban population but has also become more brand conscious. If we go by numbers Indian retail industry is estimated to be about US $ 350 bn and forecast to be double by 2015.

Thus rosining income levels and changing perception towards branded goods will lead to higher demand for shopping mall space, encompassing strong growth prospects in mall development activities.

o Multiplexes: another growth driver for real-estate sector is growing demand for multiplexes. The higher growth can be witnessed due to following factors:

  1. Multiplexes comprises of 250-400 seats per screen as against 800-1000 seats in a single screen theater, which give multiplex owners additional advantage, enabling them to optimize capacity utilization.
  2. Apart from these non-ticket revenues like food and beverages and the leasing of excess space to retailer provides excess revenues to theatre developers.

o Hotels/Resorts: as already mentioned above that rising major boom in real estate sector is due to rising incomes of middle class. Therefore with increase in income propensity to spend part of their income on tours and travels is also going up, which in turn leads to higher demand for hotels and resorts across the country. Apart from this India is also emerging as major destination for global tourism in India which is pushing up the demand hotels/resorts.

Path set by the government

The sector gained momentum after going through a decade of stagnation due to initiatives taken by Indian government. The government has introduced many progressive reform measures to unveil the potential of the sector and also to meet increasing demand levels.

o 100% FDI permitted in all reality projects through automatic route.

o In case of integrated townships, the minimum area to be developed has been brought down to 25 acres from 100 acres.

o Urban land ceiling and regulation act has been abolished by large number of states.

o Legislation of special economic zones act.

o Full repatriation of original investment after 3 years.

o 51% FDI allowed in single brand retail outlets and 100 % in cash and carry through the automatic route.

There fore all the above factors can be attributed towards such a phenomenal growth of this sector. With significant growing and investment opportunities emerging in this industry, Indian reality sector turned out to be a potential goldmine for many international investors. Currently, foreign direct investment (FDI) inflows into the sector are estimated to be between US$ 5 billion and US$ 5.50 billion.

Rogers M City Condos

Rogers M City condos are an exciting new development of Square One condos currently under construction in Mississauga.

m city condos mississauga

M City Condos Phase 1

M City Condos Phase 1:M City Community | 3960 Confederation Parkway, Mississauga,ON

Developer: Urban Capital and Rogers Real Estate Development

Condo: 793 Units  61 Stories

1 – 3.5 Bedrooms

Est. Compl. Aug 2021

404 – 917 SqFt

M City Condos Phase 1 is a new condo development by Urban Capital Property Group and Rogers Real Estate Development Limited currently under construction at 3960 Confederation Parkway, in the heart of Mississauga. The development is scheduled for completion in 2021. M City Condos Phase 1 has a total of 793 units. Sizes range from 404 to 917 square feet.

M City Master Planned Community

Rogers Development has embarked on M City, a master planned community of Square One condos, that envisions an eventual 10 towers in the development. Partnering with Urban Capital Property Group developer, M1 and M2 are the first two towers to be released for sale.

Located in a greenfield area near Confederation Parkway and Burnhamthorpe Rd W., this large development combines green open spaces with a planned neighbourhood feel, all in downtown Mississauga. This community is engineered to bring family, friends and neighbours closer in an urban experience, with Square One shopping mall, Sheridan College, banks, the central library, YMCA, and the Central Mississauga bus terminal a walk away. Walk scores, as well as transit and shopping scores, are all highly rated.

Culture, character and personality are also what make a community great. Residents can find the best of it at the nearby Civic Centre, Celebration Square and the Living Arts Centre. Here, they can get to know each other and celebrate the diversity of their neighbourhood. But when they need to travel a bit further for work or pleasure, residents have transportation all around them. Whether they want to use the GO, Mississauga Transit or bike paths, getting around is super easy.

M City is poised to create a dynamic addition of superior Square One condos to the already energetic mix at the heart of Mississauga’s thriving culture, while providing its residents with the things it needs to grow. With its future set on connectivity, character and sustainability.

Features & Finishes

Cecconi Simoe custom designed kitchen cabinetry, stone countertops with square edge profile, tile backsplash and undermount stainless steel sink. Integrated fridge and dishwasher, stainless steel, slide-in range, low-profile range vent, and concealed microwave, as well as white stacked washer and dryer. Smooth ceiling finish, approximately 9 ft high. Wide plank laminate wood flooring in all living areas and bedrooms. Bathrooms feature custom designed vanityand medicine cabinet, stone countertop and backsplash, porcelain floor and wall tiles, frameless glass shower enclosure for separate showers, deep contour soaker tub with full height tile tubsurround, and energy efficient low-flush toilets

M City Condos Phase 2

M City Community | 3960 Confederation Parkway, Mississauga,ON

Developers: Urban Capital and Rogers Real Estate Development

Condo793 Units  61 Stories

1 – 3.5 Bedrooms

Est. Compl. Aug 2021

404 – 917 SqFt

M City Condos Phase 2 is the second condo development by Urban Capital and Rogers Real Estate Development Limited currently under construction at 3960 Confederation Parkway, Mississauga. The development is scheduled for completion in 2021. M City Condos Phase 2 has a total of 793 units. Sizes range from 404 to 917 square feet.

Phase 2 Details

Type: Condominium

Construction Status: under construction

Estimated Completion: Aug 2021

Builder(s): Urban Capital and Rogers Real Estate Development

Architect: CORE Architects

Interior Designer(s): Cecconi SimoneMarketing Company

Amenities: Sports Bar Theatre Room Chef’s Kitchen and Private Dining Room Rooftop Pool Rooftop Terrace with BBQ and Outdoor Dining Seasonal Outdoor Skating Rink Kids’ Playground Fitness Centre & Steam Room Kids Lounge

Pricing & Fees

Sale Prices – call for details

Maintenance fees: $0.50 Per SqFt per Month

Parking Spot: $30,000.00

Storage Locker: $3,500.00

Deposit Structure

$5000 on signing
Balance to 5% in 30 Days
5% in 180 Days
5% in 370 Days
5% in 540 Days

M City Condos Phase 2 Summary

At 61-storeys, M2 is a natural complement and twin sister of the breathtaking M City building. Dance partners twisting and turning skywards in harmony. Its iconic design is instantly recognizable.

As the building rises, the tower’s seven typical floorplates take turns skewing to each extreme, stacking in a repetitive pattern. Faceted glass walls give the podium its distinct prismatic shape and complement the large rooftop amenity space. Geometry plays a starring role in the tower’s dramatic undulating form. Its serpentine movement towards the sky reflects Mississauga and its ambitious quest.

When it comes to exquisite living, M2 offers the most luxurious penthouses with spectacular views and its family-friendly townhomes at the street level, balance high design with beautifully grounded living. Overlooking M Park, M2 residents will enjoy extensive views and sprawling green space in the neighbourhood that surrounds.

Features & Finishes

SUITE DETAILS
• Cecconi Simone custom designed suite layouts with choice of finishes from designer’s selections
• Every suite has an oversized balcony or terrace as per plan
• Floor to ceiling height of approximately 9‘ in principal rooms excluding mechanical system bulkheads.* Higher ceilings on ground floor, fourth floor, sub penthouse and penthouse floors
• Smooth ceiling finish
• High-performance wide plank laminate wood flooring in all living areas and bedrooms, from designer’s curated selection
• 2” painted baseboard throughout except tiled areas
• Solid core custom designed suite entry doors with brushed metal hardware
• Stacked 24” washer and dryer laundry centre

KITCHENS
• Cecconi Simone custom designed kitchen cabinetry from designer’s selections
• Stone countertop with square edge profile and tile backsplash from designer’s selections
• Under-mount stainless steel sink and single lever chrome faucet with pull down sprayhead
• All suites with 24” integrated fridge, 24” integrated dishwasher, 24” stainless steel slide-in range, low-profile range vent and 30” concealed microwave

BATHROOM
• Cecconi Simone custom designed vanity and medicine cabinet
• Stone countertop and backsplash
• Under-mount sink with contemporary single-lever faucet
• Porcelain floor/wall tiles from designer’s selections as per plans
• Frameless glass shower enclosure for separate showers as per plans
• Deep contour soaker tub with full-height tile tub surround as per plans
• Contemporary low-flush toilets
• Exterior vented exhaust fan

SAFETY AND SECURITY FEATURES
• Entry phone system in lobby vestibule
• Electric fob-based access system at main building entry points and amenity areas
• Closed circuit cameras at strategically located entry points
• 24 hr. front desk concierge service
• Suite entry door can be locked/unlocked with Rogers Smart Home Monitoring App**
• Alerts, alarm notices sent directly to your smartphone with Rogers Smart Home Monitoring App**
• Fully sprinklered for fire protection
• Smoke and heat detectors in every suite and all common areas
• Garage is painted white and brightly lit
• Secured storage locker rooms

TECH, COMMUNICATION, AND ELECTRICAL FEATURES
• Pre-installed Rogers Smart Home Monitoring package, including smart door lock on suite entry door, motion sensor, door sensor, smart thermostat, and integration with Rogers Smart Home Monitoring mobile/tablet app**
• Rogers IgniteTM high-speed internet service including advanced Wi-Fi modem and unlimited data usage**
• Pre-wired for telephone and cable outlets in living areas and bedrooms
• Fibre feed to each suite, 4K and IP TV enabled
• Electrical service panel with breakers
• Switch controlled receptacles in living areas and bedrooms, down-lighting in foyer and track lighting in kitchen

ENVIRONMENTAL FEATURES
• Energy efficient HVAC system with energy recovery ventilator (ERV) reduces heating and cooling costs and brings fresh air directly into the suite
• Individually controlled heating and cooling
• Smart thermostat can be adjusted remotely with Rogers Smart Home Monitoring App**
• Individual suite metering of utility consumption***
• Exterior glazing with Low-E glass
• Energy StarTM rated appliances where applicable
• Low-flush toilets
• Systems commissioning to ensure building energy systems are properly installed and calibrated

HOMEOWNER WARRANTY PROTECTION
• Tarion Warranty Corporation New Home Warranty Protection
• One Year, Two Year and Seven Year Warranty Protection as per Tarion Construction Performance Guidelines
• Manufacturer’s warranty on appliances

next: Arc Condos

Arc Condos Mississauga

Arc Condo Mississauga

ARC CONDOS MISSISSAUGA by DANIELS CORPORATION

Arc Condos are a new mixed-use development by Daniels Corporation, currently in the pre-construction phase at the corner of Erin Mills Parkway & Eglinton Avenue in northwest Mississauga. This new mixed-use development is part of the Daniels Erin Mills master planned community and will consist of a 19 storey building with 346 units and retail, commercial and office use space on the first three floors. Condo apartment prices start from the low $200,000’s.

Location

Arc Condos will be located at the southwest corner of Eglinton Avenue and Erin Mills Parkway, directly across from both the Credit Valley Hospital, and the recently updated Erin Mills Shopping Centre mall.  As a mixed use development, the first three storeys of Arc are planned to have 6,546 square metres of retail, commercial and office use space. Architect for this project is Kirkor Architects of Toronto.

Master Planned Community

Arc Condos are the latest phase of the Daniels Erin Mills master planned community and is promising to add a very stylish, striking, curved structure to the neighbourhood. Earlier phases of the development include the West Tower condo, a 25 storey residential tower currently in the final stages of construction, plus the Skyrise Rental Residences which have also just been completed, featuring rental apartments.

Daniels Master Community Erin Mills

While the first two towers have more conventional highrise architecture,  Arc will have an almost nautical arc-shaped design with billowing curves sweeping around all sides.

Arc Condo Features

Unit types range from small studio bachelors to large three-bedroom units with great views of the city and surrounding area, as far as Lake Ontario and the Niagara Escarpment.  Arc features underground parking, a hotel-like lobby with concierge,   and the overall master development also includes a community courtyard adjoining all the buildings.  Amenities proposed include a full court gymnasium, a fitness centre with the latest cardio, weights, and aerobics equipment,  open green space and a running track, and a weekly seasonal Farmer’s Market offering local, chemical-free produce.

Pricing

Arc Condominiums are one of the more stylish and interesting projects to hit the Mississauga new construction market, and will no doubt prove to be another success by Daniels Corporation. Arc has been covered by many major news sites, including the Huffington Post, as well as local realtors such as www.randyselzer.com . Pricing looks reasonable, and starts from the low $200,000’s.

Choosing a Condo

condo square one

Understanding Condos

To start with, consider the location of the condo; it should be close to all the standard personal requirements such as shopping, transit, places of employment, and schools. This can save a lot in commuting expenses, which can be quite high in Canada.

Sometimes a good choice for newcomers to Canada can be a fully furnished condo, which can save you a considerable amount of money, if you are just starting out. Buying a full suite of furniture can be an expensive proposition if you have to buy it all at once. You can occasionally find fully furnished condos in the Square One area, but they usual sell quickly. Here is an example where the expert help of a local realtor can be invaluable.

absolute condo square one

Amenities and Extras

Facilities and amenities are often a major consideration when choosing a condo. In Mississauga, you can find everything from the usual swimming pools and tennis courts, to truly amazing features such as bowling alleys, basketball courts, and rock climbing walls.

Another thing to carefully consider is the state, and indeed the existence of kitchen appliances. It can be an major additional expense if you need to buy a new fridge, stove, dishwasher, washer, and dryer.

Learn more about Mississauga

Ensure that the security arrangements are sufficient enough to give you a feeling of safety and security. Generally life in Mississauga is very safe, but the addition of 24 hour concierge/security can be a comfort.

Finding a Realtor

While choosing a real estate agent, make certain that you find one who knows the area, and has a good track record. Not all realtors are alike, and some may attempt to steer you into a building that is not the best fit for you. The best agents provide real value when working with their clients, and can be invaluable for people new to the area. An experienced agent will not only help you to find the perfect condominium, but will also help you to negotiate and close the sale, taking care of all paperwork in a professional manner.

So take time to inspect the various condos in the Mississauga Square One area, noting their location, amenities, pricing, square footage and views, rules and regulations (such as whether pets are permitted or not).

As you get ready to purchase your condo, try and get a feel for what the neighbours are like – you can usually tell simply by standing in the hallway and listening! Great neighbours can be a real blessing.

Great real estate agents know which buildings are quiet, and can help you with making the right decision on where to live next.

square one condos

Square One Condos

Square One Condo - Absolute

Condo culture at Mississauga Square One

Square One condos are located in the City Centre area of Mississauga, surrounding the Square One shopping mall. The first condos in this area began to appear in the late 1980’s, and today, this area has a concentration of highrises that rivals that of any suburban city in North America. Today, many people prefer the condo lifestyle, and there is indeed a “condo culture” that has grown in the past 15 years or so,  where the various aspects of the different projects are passionately debated among both owners and prospective owners.

There has been a huge supply of Square One condos Mississauga‘s primary source of new housing stock, that has come onto the market over the past dozen years, building upon an earlier first wave, which produced a base group of various high rise properties surrounding the mall in the late 1980’s and early 1990’s. Living near the Square One mall has many benefits: close proximity to the 300+ stores in the mall,  having a major public transit terminal on the periphery of the mall, proximity to the new Sheridan College campus, Celebration Square, and much more. Despite of being located in a suburb, Square One condos often feature walkability scores that are equal to many of those found in downtown Toronto.

Throughout the greater Toronto area, and in especially in the City of Mississauga, there is an ever increasing number of people who have grown accustomed to the special lifestyle opportunities of Square One condominium living. For much more information on the Square One condo scene, check out http://www.randyselzer.com