Toronto Real Estate Market Is Quiet, Not Frozen: What 5 Real-Life Sales Tell Us About 2025

The Toronto real estate market might feel frozen right now, but the reality on the ground is very different. Properties are selling. Families are moving. Downsizers are handing over keys. Deals are getting done.

What has changed is how those deals are coming together. It is slower, more tactical, more emotionally draining at times, and much less forgiving of a property’s quirks than in years past.

Below is a behind the scenes look at five very real case studies from across the city, and what they reveal about buying and selling in a low transaction, high expectation market.

The New Market Reality: Fewer Compromises, Longer Timelines

If there is one core theme across all five sales, it is this.

Buyers are:

• Less willing to compromise on “imperfections” like parking, stairs or privacy
• Testing value aggressively before putting pen to paper
• Slower to write offers and faster to walk away

Sellers Are:

• Taking longer to sell, even with beautifully presented homes
• Making more concessions on price and terms
• Needing to emotionally prepare for conditions, inspections and post-inspection negotiations

Sixty to seventy days on market is not a failure in this environment. It is increasingly the norm for solid, well prepared listings that are fairly priced.

Watch the Full Breakdown

---

Case Study 1: Fulton Avenue, Playter Estates
When A “Slam Dunk” Listing Becomes A Slow Burn

159 FULTON AVENUE

On paper, the Fulton Avenue semi had everything going for it.

• Three storeys
• Five plus one bedrooms
• Three washrooms
• Finished basement
• Excellent scale and ceiling height
• Located in Playter Estates within the Jackman School District

Inside, this semi felt more like a detached home. Big rooms, great bones, move in ready with room to add value over time. In most years, this is the kind of listing that sells itself.

The strategy was classic high demand East End: list low with an offer date. The property came to market in early September at $1.65M with the expectation of multiple bidders.

What actually happened:

• Showings were slower than expected
• The phones were quiet
• No pre offer inspections materialized
• Offer night arrived with exactly one offer, and it was not strong

Two things became painfully clear.

First, the market had taken a leg down from the spring and summer, even in “fortress” neighbourhoods like Playter Estates. Second, features that use to be minor trade offs had become major obstacles.

In this case:

• No dedicated parking, only street parking
• A smaller, less private backyard
• No direct sightline or walkout to the yard from the kitchen

Buyers had read all of this in the listing, but were still using these points as reasons to walk away after viewing.

The strategy pivoted. The listing was terminated and reintroduced at a higher, more realistic price that reflected comparable summer sales. Open houses continued. The styling and marketing remained on point. The feedback stayed consistent.

Eventually the right buyer showed up with the right agent, and a fair deal was negotiated. Total time on market: 66 days.

In a spring 2024 or early 2025 environment, this home likely would have sold in under a week. In fall 2025, it needed patience, resilience and a seller who could tolerate a long runway.

---

Cast Study 2: 660 Pape, North Riverdale
Selling A One Of A Kind Loft In A Distracted Market

112-660 PAPE AVENUE

Next up, a completely different animal.

A church conversion loft at 660 Pape, designed by Bob Mitchell, in North Riverdale near Pape and Danforth. This was the largest suite in the building, and one of those “you cannot comp this” properties:

• Approximately 2,200 interior square feet
• Ground floor, spread over multi level loft space
• Private street entrance and garden area
• Second floor terrace
• Parking and a locker
• Amazing per square foot maintenance fees due to the way fees are allocated across the building

The seller was still in residence, with incredible art, sculpture and collected pieces from around the world. Rather than gut the space for staging, the styling was done within her aesthetic, highlighting the gallery-like feel of the home.

The challenges were clear:

• The layout was open concept and dramatic, less suited to a traditional family
• There were no true “comparable” sales in the immediate area or in similar loft buildings
• The price point hovered just under $1.7M in a cautious market
• The listing launched at the end of October, right in the middle of Halloween, the World Series and federal budget noise

This was never going to appeal to everyone. The ideal buyer was a downsizer or former house owner who still needed space, loved design and wanted a community driven, transit friendly East End address.

Despite the timing, the right buyer emerged. The offer arrived conditional on inspection and status review, which is entirely normal in 2025. The negotiation was not a slam dunk. There was back and forth on price, limited movement from both sides, and a gradual build of trust and alignment through transparent communication between agents.

The outcome:

• List price: $1.698M
• Sale price: $1.620M
• Firm sale in 13 days

One standout detail in this sale was the “tasting room” in the lower level. During the original conversion, the developer had carved out bonus spaces beneath certain suites, creating unexpected extra square footage in this home, that space was transformed from storage into a moody, chocolate brown wine tasting room styled with the seller’s own pottery, glassware and bottles.

It is the kind of detail that captures imagination and helps a unique property land with the right buyer, even when the broader market feels uncertain.

---

Cast Study 3: 90 Edgewood Avenue, Beach Triangle
A Very Specific Buyer for a Special Property

130-90 EDGEWOOD AVENUE

90 Edgewood Avenue is a condo townhouse in the Beach Triangle, offering approximately 1,500 square feet above grade, three bedrooms, two washrooms, underground parking and a private terrace.

There was one twist.

Those 1,500 square feet were sliced into eight different levels, connected by a central staircase that touched nearly every room. It was charming on paper and in photos, yet very real on your quads.

Additional challenges:

• The property had been listed before, with no sale
• Maintenance fees were on the higher side, especially given the lack of bells and whistles like a concierge, gym or pool
• The stairs made it though for both main demographics in the complex, young families and downsizers

Before relaunching, the previous listing was audited. The mandate was to give the property a genuinely fresh look, not simply rinse and repeat. That meant:

• Painting the interior white for a cleaner, lighter, more current feel
• Bringing in styling to layer in warmth, texture and “adorable” factor
• Leveraging a bright, well timed photoshoot to capture the home at its very best

Beyond the unit itself, the complex had a distinctive inner courtyard, a kind of urban square surrounded by doors and windows, with green space in the middle. Kids played. Parents chatted. It felt like a protected old school Toronto neighbourhood, which also resonated with relocating buyers from the UK who were used to similar configurations.

Even so, the buyer pool was narrow. The stairs, fees and previous listing history meant this home needed just the right fit.

After 37 days, a buyer emerged, represented by an agent who was collaborative and transparent. The results:

• List price: $959,000
• Sale price: $910,000
• Time on market: 37 days

The sellers baked treats for every open house, which says a lot about the human side of these transactions. It took time and effort to get across the finish line, but the sale gave the sellers the freedom to move on and renovate their next property.

---

Cast Study 4: 100 Roe, Bedford Park
Repackaging A Previously Unsold Luxury Listing

100 ROE AVENUE

In Bedford Park, the focus shifted to a custom detached home on Roe, co-listed with a Fox Marin teammate.

The property:

• Two storeys
• Four plus one bedrooms
• Five washrooms
• Finished basement
• Private drive and garage
• Listed at $2.785M

This house had been on and off the market for roughly a year to a year and a half with other agents. It had not found its buyer.

When Fox Marin stepped in, the first step was not price. It was presentation.

With the full cooperation of the sellers, light strategic improvements were recommended and executed. Small cosmetic changes, freshening and reworking certain areas made the house feel more current and more camera ready. The difference in photography and in-person experience was significant. People who had seen the property in its previous iteration did not recognize it.

Timing also played a role. The home was launched in early September at $2.785M, right at the moment when fall optimism briefly surfaced. For a few weeks, buyers felt a bit more confident. Rate cuts were on the horizon. There was a sense that it might be time to make life decisions again.

During this short window:

• Showings were strong
• Online engagement was high
• The property generated meaningful interest quickly

Before the market quieted again in late September and October, the right buyer stepped up. A deal was negotiated with an experienced buyer agent, creating a win win for both parties and finally closing a chapter for sellers who had been trying to move forward for quite some time.

This case highlights two big truths:

• Repackaging matters, especially with previously unsold listings
• Micro windows of buyer confidence can make a meaningful difference in the result

---

Case Study 5: Natalie Place, Leslieville
Freehold Townhouse, Brownstone Vibes & The Power Of A Re Stage

69 NATALIE PLACE

The final cast study is a freehold townhouse on Natalie Place in Leslieville, tucked near Logan and Queen East.

Key features:

• Freehold, so no maintenance fees
• Two plus one bedrooms
• Three washrooms
• Built in garage and parking
• Private terrace off the kitchen
• Brownstone like curb appeal in a tucked away, central pocket

This is the category that social media often swoons over. Townhouse, freehold, East End, move in ready, with room to personalize over time.

However, even apparent slam dunks are facing more scrutiny.

One issue that surfaced repeatedly was the terrace. It backed onto a commercial laneway with an attractive office building across from it. While there was a buffer, some buyers struggled with the lack of full privacy, even though the building was quiet on evenings and weekends.

The second issue was layout perception. Initially, the lower level was staged as a bedroom plus future washroom opportunity, in the spirit of a teen suite or guest space. Buyer feedback, however, centered on the main living level feeling tight for a large sofa and television set up.

In other words, they could not quiet “see” where their life would actually unfold.

So staging was rethought and flipped:

• The lower level was restyled as a generous recreation room
• A large sofa, proper TV zone and cozy layout highlighted the ceiling height and natural light
• The main level could now be mentally freed up as a more flexible, multi use space

This seemingly simple change unlocked buyer imagination.

The numbers:

• Original list price: $1.32M
• Relist price: $1.298M
• Final sale: just under $1.3M
• Time on market: 47 days

Again, in a hotter market, this home likely would have sold in a week. In 2025, it required patient, engaged sellers and a willingness to adjust the strategy mid flight.

---

The Seller Playbook for 2025 into 2026

If you are planning to list in the winter or spring, it is important to walk in with clear eyes and realistic expectations. Sixty to seventy days on market is not unusual anymore, even for a well prepared, well priced listing. A fast sale is now the exception, not the rule. That means sellers need as much emotional stamina as they do pricing strategy, because staying calm, responsive and committed over a longer runway is often what gets a good property across the line.

You also need to recognize that buyers today are picky, not panicked. The old story that “everyone is desperate to own anything in X neighbourhood” simply does not apply right now. Buyers want parking or at least do not want to give it up. They care more than ever about privacy, outdoor space and layouts that actually work for how they live. They are also perfectly happy to sit on the sidelines and wait months for something that checks more boxes, rather than compromising quickly just to get into the market.

Pricing has to start with data, but it cannot end there. You can and should review comparables, adjustments and neighbourhood trends. At the same time, you need to anticipate buyers coming in 100,000 to 150,000 below asking in many freehold segments, particularly at mid to upper price points. Multiple counters are now standard before you reach a middle ground. The first number you see may sting, and you still have to choose to stay engaged, negotiate with a clear head and focus on the bigger objective rather than the ego hit of that initial offer.

When it is time to reduce your price, the changes need to be meaningful. Small cuts are largely invisible in this market and tend to signal hesitation rather than motivation. Effective reductions are noticeable enough to trigger fresh attention, timed around moments when buyers are re-engaging such as a post holiday resets or early spring, and often coordinated with a relist, refreshed marketing and a new push on digital channels. The goal is simple. Either you draw new buyers out to see the property in person, or you re-engage buyers who have already viewed and now understand you are truly open to negotiating.

You should also expect conditions and post inspection requests as a matter of course. Conditional offers are back to being the norm, even on condos and condo townhouses. Many buyers will include inspection conditions, and when those inspections are completed, they will almost always ask for something. That might be repair credits, a small additional reduction or an allowance tied to items flagged in the report. To navigate this phase without burning out, sellers need both an emotional buffer, knowing that this round is coming, and a financial buffer, accepting that a bit more may be chipped off the top to keep a solid deal together. Walking away over a modest inspection re negotation can easily mean heading straight back into another sixty days on the market.

Finally, who you hire matters more than ever. This is not the era of cinematic, high drama, reality TV style negotiations. The agents who are still transacting steadily are the ones who communicate clearly with each other, share real roadblocks from their clients and look for creative middle ground instead of “win at all costs” theatrics. In a market where outcomes are harder won, the relationship between the listing agent and the buyer agent has a direct impact on whether your deal closes smoothly or falls apart at the one yard line.

So, Is Toronto Real Estate Dead?

Absolutely not. Toronto real estate is very much alive, but it is slower, less forgiving, more emotionally demanding and far more dependent on strategy, communication and flexibility than it has been in recent memory. People are still upsizing, downsizing, relocating, separating, partnering up, investing and cashing out. Life events do not pause simply because the market is inconvenient.

If you are a seller, the path forward is to be realistic about timelines, stay open to meaningful price reductions when the feedback and data support it, and prepare mentally for a condition, negotiated offer rather than a one night multiple offer miracle. If you are a buyer, this is your window to do thorough due diligence, negotiate thoughtfully instead of recklessly, and recognize when a great, if imperfect, property is in front of you so you can actually move on with your life instead of waiting for a unicorn.

Deals are happening every day. They just require more grit, more honesty and more willingness to roll up your sleeves and work through the messy middle.

And if you need help navigating that messy middle, that is exactly where we live.

Stay Ahead of the Market

Looking for more expert insights, market updates, and strategic advice from the Fox Marin team? Explore our full library of articles and podcasts:

Click here for our blogs

Click here for our podcasts

Contact us (We’re Nice).

---

Fox Marin has earned its reputation as Toronto’s premier downtown luxury real estate team, backed by over *$580 million in sales, more than 1,000 successful transactions, and over 500+ glowing 5-star Google Reviews. Discover the advantage of working with a proven team with a track record for winning results.
(*Source: Jan. 1, 2018 – Sept 1, 2025, RE Stats Inc. & Exclusive)

—

Kori Marin is a Toronto Broker & Managing Partner at Fox Marin Associates. For high-energy real estate aficionado Kori Marin, a well-lived life is achieved by maintaining an “all-in” attitude that realizes every last ounce of one’s full potential. This mindset has driven successful results in every aspect of her life – from her corporate sales and account management experience to her international travels to her years of fitness training and leadership – and is the hallmark of the exceptional work that she does on behalf of her clients in the residential real estate sector in downtown Toronto.