Fernan Apilan Realtor

11/01/2026

4 tips to help you sell your home this autumn

Autumn can be a good time to make a move. The distractions of summer are over and people are spending more time indoors, meaning they may be considering upgrading where they’re going to spend the majority of their time once the snow falls.

If you’re thinking of listing your property this fall, there are a few simple strategies to get your home ready to help it sell faster, easier, and at the highest price possible.

The advantages of selling in the fall

While most homeowners think of spring as the ideal time to sell, fall is actually a great time to list your home. Just some of the benefits of selling in the fall include:

• Typically there are less listings compared to spring, which helps your home stand out;

• Late winter and early spring can be a mucky mess to get your home all spruced up, but late summer and early fall provide great opportunities; and

• More serious buyers who want to move in before the snow arrives, including people relocating for work or empty-nesters downsizing after their kids have left for school.

• Your home will benefit from broader exposure than in summer, when more people are spending their time at the beach rather than house-hunting.

To remain competitive, check out comparable homes in your neighbourhood before settling on a price, and make sure your home is ready to show at its best from day one. You want your home to shine the moment it hits the market.

Remember, not every seller will see the same level of interest from buyers, which makes realistic pricing an especially useful conversation to have with a REALTOR® before listing your home this fall.

Make a great first impression

Once you’ve decided to sell, work with your REALTOR® on a plan to get your home ready for buyers. A few things to focus on:

• Keep your front door as the focal point Your front door is the first thing that buyers see as they walk up to your home, so make sure it’s clean. Polish the doorknob, lubricate the hinges, and add a coat of paint if it needs a refresh.

• Finish the small fixes Replace old door k***s, repair that broken deck step, replace that broken toilet seat, fix the leak in the kitchen tap, or give a tired room a fresh coat of paint. The projects you’ve been putting off may be the first things buyers notice.

• Make the most of daylight Fall days get shorter, so wash your windows and screens to allow as much sunlight in as possible. Open all the blinds during showings, turn on all the lights, and add lamps to corners that feel dark.

• Keep seasonal décor simple A fall-themed wreath or a few warm-coloured accents can make your home feel inviting. However, you should always consult with your REALTOR® before doing any staging on your own because fall overkill can distract buyers or completely turn them off of your home.

Stay on top of cleaning and upkeep

It’s messier outside during the fall, so be sure to stay on top of your cleaning. If you have a showing or open house coming up, double check to make sure no one’s been tracking in any leaves or wet mud. Place a textured rug at the front door to capture any dirt clinging to shoes and boots.

Cooler weather means more outerwear. The last thing a buyer wants to see is a front hall closet overflowing with coats and boots. Only keep what you’re wearing at the front door, and use baskets or attractive totes to organize clutter.

A basket is also a great place to throw anything that might be cluttering up your floor if you have a showing on short notice. Carry it from room to room and toss in anything that’s causing a mess. Clutter contained to a single place is one visual element as opposed to many, which distract from a room’s spaciousness.

To cozy-up your rooms, swap out your lighter, brighter fabrics from summer with heavier ones like knits in fall colours. Replace your muslin blanket in the bedroom with a faux fur throw. Replace your sheers in the windows with velvet, which also helps block drafts. Add LED candles in every room for a warm glow, including in the bathrooms and on the kitchen island. Add a vase with a sprig of fall leaves for instant homey appeal.

To really maximize your curb appeal, don’t forget to consider what’s outside your home as well. Pull out any wilted flowers and dried up plants, and stay on top of all those leaves. Make it a habit to run your mower over your lawn at least once a week to suck up any debris and leaves that may have fallen, especially before a showing. Even if you don’t have time for that, at least sweep them from your driveway and front sidewalk. Keeping your walkways clear will also minimize the amount of debris that gets tracked into your home. Consider adding some decorative outdoor plants that stay beautiful well into the colder weather, like decorative pots of bright red or orange mums.

Of course, the last thing you want to discover on a cool autumn evening right before a buyer is coming to see your home, is that your furnace is on the fritz! Since we generally don’t use our furnaces in the summer, a fall listing can be a great occasion to have your HVAC system cleaned and inspected. This will also improve your home’s indoor air quality, helping it smell fresh when buyers visit.

Put the latest technology to work for you

Between virtual and 3D tours, 360-degree views, and remote showings, the technology associated with selling a home has come a long way. Your REALTOR® can help put those technologies to work for you.

Hopefully you were able to take some photos of your yard during the summer months when it showed at its best, but if your yard is neat and the grass trimmed, it will still look lovely this time of year. If you aren’t listing until winter or spring, ideally you want to showcase a few exterior summer shots in your online listing that don’t include snow, so buyers can easily see what they’re getting. A backyard bursting with colourful flowers and a deck hosting a table, chairs and patio umbrella looks completely different than a an expanse of featureless white snow.

While cell phones do take pretty great photos, your REALTOR® has access to professional photographers that will be able to take the most flattering photos of your property, both inside and out. Your REALTOR® likely even has access to drone photographers, so if you have a really impressive property with a backyard oasis or that backs onto a lake, they’ll be able to capture the entire scope of it from above.

Ask your REALTOR®

When in doubt, ask your REALTOR®. Because there may be fewer buyers in the fall compared to spring, it’s essential to stay on top of what’s happening in the market. This means having your REALTOR® do research on things like comparable listings in your area, tracking where your local housing market is headed, and understanding what buyers are looking for in a home right now. That’s why enlisting the help of a REALTOR® early on in the process is essential to your success.

The right strategy can change from one day to the next, but the most successful sellers are the ones who listen to what their REALTOR® is telling them about the market. Don’t get so stuck on a strategy, price or timing that you aren’t able to pivot to take advantage of opportunities that may look different than what you envisioned. This is where trusting your REALTOR® really comes into play.

In addition to tracking the latest market statistics and keeping you informed about any future interest rate changes, your REALTOR® can walk you through each step in pricing, listing and getting your home ready to sell, and help you sell your property quicker, with less stress, and at the best price possible.

Don’t have a REALTOR® yet and still want to sell this fall? What are you waiting for? Find a REALTOR® you can connect with today!

— REALTOR.ca

Published on 10 / 23 / 2026

10/30/2026

Canadian MLS® home sales fall 2.3% in September as prices edge lower

A Canada’s housing market took a step back in September, with home sales and prices both declining as renewed uncertainty around mortgage rates weighed on prospective buyers.

According to the latest figures released on October 16 from the Canadian Real Estate Association (CREA), national home sales fell 2.3% in September 2026 compared to August, while the non-seasonally adjusted national average home price came in at $666,538.

With housing affordability still a concern for many Canadians, the latest figures offer a closer look at how the market is shaping up heading into the final months of 2026.

Here’s what you need to know.

Canadian home sales decline in September

Home sales declined 2.3% month-over-month in September, following several months of modest improvements in the housing market.

When comparing to the same time last year, actual (not seasonally adjusted) home sales were down 7.7%.

Several major Canadian markets experienced a slowdown compared to September 2025, including:

• Greater Toronto Area — Sales fell 9% year-over-year, according to the Toronto Regional Real Estate Board.

• Metro Vancouver — Sales declined 8.4% year-over-year, coming in 25% below the region’s 10-year seasonal average, according to Greater Vancouver REALTORS®.

• Ottawa — Sales were down 6.6% year-over-year, although activity increased slightly compared to August, says the Ottawa Real Estate Board.

Not every market followed the same trend, though. In Calgary, detached home sales increased by more than 4% compared to last September, despite overall sales being lower.

What’s driving a national slowdown in sales?

You may have noticed that fixed mortgage rates have been increasing. In fact, all six major Canadian banks raised fixed mortgage rates by up to 0.5 points over recent weeks. Combine that with uncertainty surrounding inflation and the possibility of further Bank of Canada interest rate hikes (which would directly impact variable rate holders), and it’s understandable why some prospective buyers may be having second thoughts.

“After a four-month run of modestly positive progress on demand, supply, and prices, many of Canada’s housing markets took a step back in September,” said Shaun Cathcart, CREA’s Senior Economist.

For buyers who have been watching the market, borrowing costs remain an important consideration, particularly when determining how much home they can comfortably afford.

Is housing market favouring buyers or sellers?

Fewer homes sold in September, but fewer properties were also being listed.

Nationally, new listings declined 1.8% compared to August, continuing a general downward trend in new supply that began in early 2025.

The national sales-to-new-listings ratio dropped to 48.8% in September, from 49.1% in August. (Generally, a reading between 45% and 65% indicates a balanced housing market.)

With September’s ratio sitting toward the lower end of that range, national conditions continue to lean in a buyer’s favour, while remaining technically balanced.

There were also slightly more than 200,000 properties listed for sale across Canadian MLS® Systems at the end of September, up 1.8% compared to last year and a little above the long-term average.

Of course, conditions can look quite different depending on where you’re searching.

In Calgary, for example, detached homes remained in balanced market conditions, while higher supply levels for apartments and row homes continued to create more favourable conditions for buyers.

For anyone looking to buy a home, these differences could mean more selection, less competition and potentially greater negotiating room, depending on the local market and type of home.

What’s happening with Canadian home prices?

The non-seasonally adjusted national average home price was $666,538 in September 2026, down 1.6% compared to September 2025.

CREA’s MLS® Home Price Index (HPI), which tracks price changes while accounting for differences in the types of homes being sold, also declined.

Month-over-month, the MLS® HPI was down 0.4% compared to August, while year-over-year, it declined 3.4% compared to September 2025.

CREA revises its housing market forecast

Alongside September’s housing statistics, CREA released an updated forecast for national home sales and average prices in 2026 and 2027.

With borrowing costs rising again and uncertainty surrounding future interest rate decisions, CREA has lowered its expectations for home sales over the remainder of 2026.

The association now forecasts 444,530 homes will change hands across Canada in 2026, representing a 5.2% decline from 2025. The national average home price is expected to reach $681,681, a slight increase of 0.2% year-over-year.

Looking ahead to 2027, CREA is foreasting national home sales will increase 4.4% to 464,235 transactions, while the national average home price is forecast to rise 1.2% to $689,909.

While CREA expects fewer homes to sell in 2026 than previously anticipated, its national home price forecast remains largely unchanged from July.

Much of the uncertainty comes down to where interest rates go from here. Financial markets have been anticipating further Bank of Canada rate hikes, but how much rates will actually increase, if at all, remains anyone’s guess.

CREA’s current forecast assumes relatively limited action by the Bank over the next year, with a modest recovery in sales activity expected in 2027 as economic growth continues and buyers gain greater clarity around borrowing costs.

However, that all depends on how borrowing costs and the broader economy evolve.

For Canadians hoping to enter the housing market, September’s numbers suggest there may be opportunities to consider, particularly in areas where inventory has increased and prices have softened.

Just remember: national trends don’t alwaysreflect what’s happening in your preferred neighbourhood. Understanding local market conditions, knowing your budget and working with an experienced REALTOR® can help you make an informed decision about when and where to buy.

— REALTOR.ca

Published on 10 / 23 / 2026

10/20/2026

10/14/2026

Increased MLS® listings give buyers more choice as September sales ease

By Jeremy Davis

September’s housing market offered buyers something that has been in relatively short supply in recent years: more choice. While sales eased compared with last year, growing inventory gave buyers more options, even as year-to-date average prices remained at record levels.

Buyers had more inventory to choose from this month with active MLS® listings reaching 4,234 in September, up 14% from last year and 5% above the five-year average. Residential detached inventory increased even more sharply, up 20% from last September, with 2,098 active listings.

From a sales perspective, MLS® sales eased from last September’s pace. Sales totalled 1,250, down 10% from last year but even with the five-year average. The slowdown was most pronounced for condominiums, where there were 155 sales which represented a 23% year-over-year decline.

“Year-to-date average prices for residential detached homes and condominiums reached their highest levels on record while the residential detached average for September also hit a historic record,” said Dan O’Brien, 2026-2027 President of the Winnipeg Regional Real Estate Board. “Growing housing supply and creating more choice for Manitobans continues to be an important focus of the Winnipeg Regional Real Estate Board’s advocacy efforts. It’s encouraging to see more inventory available in the market, giving buyers greater choice as they look for a home that meets their needs.”

For September, Waverley West was the neighbourhood in Winnipeg which saw the most residential detached homes sold followed by Island Lakes. Outside Winnipeg, the Steinbach area saw the most residential detached homes sold followed by the Morden/Winkler area for September and year-to-date.

On a year-to-date basis through to the end of Q3, Waverley West saw the most residential detached homes sold followed by West Kildonan.

The most active price range in September was the $300,000-$399,999 range which saw 199 MLS® sales, representing 23% of all residential detached MLS® sales. The $400,000-$499,999 price range was the second most active with 171 MLS® sales representing 20% of all residential detached MLS® sales in September.

There were 25 residential detached homes sold at or above $1 million in September, with the highest priced at over $2.4 million. September 2025 had 15 residential detached homes sold at or above $1 million with the highest priced at just over $2.2 million.

For September, the River Heights area was the neighbourhood in Winnipeg with the most condominium MLS® sales followed by Osborne Village, Waverley West and Downtown. Outside Winnipeg, the areas of Morden/Winkler, Steinbach, Niverville/Ritchot, and Gimli were tied for the most condominium MLS® sales in September.

On a year-to-date basis through to the end of Q3, Osborne Village had the most condominium MLS® sales followed by Downtown. Outside Winnipeg, the Morden Winkler area has led the way followed by Niverville/Ritchot.

The most active price range for condominiums was the $200,000-$299,999 range with 49 MLS® sales which represents 32% of all condominium MLS® sales in September. The $100,000-$199,999 range was the second most active with 47 MLS® sales in September, representing 30% of all condominium MLS® sales.

“Market conditions can shift from month to month, but the value of having trusted expertise on your side remains constant,” said Crystal Hollas, CEO of the Winnipeg Regional Real Estate Board. “Whether buying or selling, a REALTOR® can help you understand what the latest market trends mean for your individual circumstances, navigate your options and make informed decisions with confidence.”

Jeremy Davis is the Winnipeg Regional Real Estate Board’s Director of External Relations & Market Intelligence.

Published on 10 / 09 / 2026

09/28/2026

7 tips to help you work effectively with a REALTOR®

The first day of autumn has come and gone and the annual Fall Parade of Homes is in full swing until October 11. Whether you’re looking for a newly built house or condo, or an existing home in an established neighbourhood, this might be the perfect time to buy. And fortunately, you don’t have to embark on a home search alone.

When you buy a home, your REALTOR® is effectively a business partner. You’re both working toward the same goal: Closing a real estate deal that you’re happy with. That’s why it’s in your best interest to know both how to hire a REALTOR® and how to build a good working relationship with them.

Because the better an ally you are, the better an ally your agent will be. Here’s how to successfully choose a REALTOR® and work well with them.

Know what you want

A lot of home buyers dive into the house hunt with no idea what they want, so the first and best way to be a good client is to know exactly what you’re looking for in a house.

Ask yourself a couple of basic questions. What’s my budget? What type of house do I want? Single-family or townhouse? Is there a design style I gravitate toward? A neighbourhood I need to be in?

Knowing these specifics — and telling them to your agent — will help him or her find homes that match your criteria. Because neither you nor your agent wants to waste time looking at dozens of houses that aren’t even close to what you have in mind.

Over-communicating your intentions and goals is a really good idea. And knowing exactly what you want can help you know how to pick a real estate agent, too. Some agents specialize in certain neighbourhoods, new builds, old houses or condos.

Meet agents in person

It’s fine to start off your relationship with an agent via email, text and phone, but before you hire the agent to work with you, set up an in-person meeting.

It’s a good idea to interview three agents before picking one, although sometimes you may immediately click with one. Some questions to ask are:

• How long have you been an agent?

• What neighbourhoods do you specialize in?

• How many homes have you helped people buy in the last year?

• How many clients are you currently working with?

Meeting in person can help both sides determine compatibility and establish trust. To the agent, meeting them in person is a sign you’re serious about buying. This also makes it easier for the agent to determine what resonates with you and what doesn’t. It’s much easier to convey what you want in a conversation over coffee rather than in a text. This gives both you and the agent the ability to ask as many questions as possible, and the agent the chance to really get to know you and your preferences.

Set up expectations for communication

Tell your agent how you’d like to stay in touch during the buying process. Do you prefer texts? Facebook messenger? Or do you like old-fashioned phone calls? Tell them how often you expect to hear from them, too. Daily? Weekly? And tell them the best times of day to reach you, too.

Be respectful

Be mindful of an agent’s time. Don’t blow off showings. Be prompt. If you disagree with your agent, respectfully tell them why. Resist the urge to panic if the agent doesn’t immediately respond to a text or phone call. People hire an agent because they’ll do everything they can to help you successfully buy or sell your home. But you need to remember that they’re human, like you, and they have a life as well. They are also likely working with more than one client at a time. But a good agent will try to get back to you as soon as they possibly can.

Get organized

Communicating your wants to your agent is key. Here’s a good way to do it: Write them down, either on paper or in an email or text. This gives you time to think about what you really need in a home. And when you instantly fall in love with a house that seems perfect, you can pull out your list to remind yourself of the deal-breakers before making an emotional decision you might regret.

Give a copy to the agent. They’ll be better able to find homes that match your criteria and help you avoid buyer’s remorse. If you’ve always dreamed of a two story with a front porch, don’t buy a brand new bungalow because you love the laundry room. An agent who knows you well and what you really want in a home will be able to help you pump the brakes and remind you of that.

You should also have your financial records in order. This means getting pre-approved for a loan. Pre-approval for a mortgage says you’re serious about buying a house and not just window shopping.

Admit what you don’t know

Real estate transactions are complicated. Don’t be embarrassed if you don’t know what all the terms mean, or what to expect from each step of the process.

If you don’t know what closing costs are, ask. If you’re confused about the terms of an offer, say so. It’s totally normal to ask an agent for a little hand-holding — that’s what they’re there for. That’s why they’re the expert. Utilize their experience. Part of knowing how to hire a real estate agent is finding one you trust enough to tell you things you don’t know.

Don’t play the field with other REALTORS®

If you’re working with an agent who is supporting you, don’t engage with another agent. In real estate, just as in romance, that’s cheating. It can backfire by damaging your relationship with your agent.

If your agent finds out you’ve got other agents showing you houses, they may prioritize other clients. So a big part of knowing how to pick a real estate agent is knowing that you need to stand by your agent once you hire him or her. Loyalty counts and will guarantee the best result from your partnership.

With the enactment of The Real Estate Services Act in 2022, every REALTOR® in Manitoba, before providing real estate services, must specify in writing the services they will provide, any rights to terminate the service agreement before it expires, and how their brokerage is to be paid. This written service agreement is to be signed by them and you prior to providing any real estate services to you. Visit www.realestatemanitoba.com/promises-on-paper for more info.

By utilizing these tips you will ensure that you and your REALTOR® will be able to work together in the most effective way possible. And by visiting www.homebuilders.mb.ca to find out more about the 46th annual Fall Parade of Homes, you might just be able to cozy up to your forever home before the last leaf has fallen from the trees.

— Realtor.ca

Published on 09 / 25 / 2026

09/22/2026

Tips to help you renew your mortgage effectively

Many Canadian mortgage holders renew without asking questions — often receiving a mortgage product that may not suit their current needs. Your life and your priorities may have changed since signing on to your last term.

That’s why now could be the perfect time to take a step back and consider the following:

• Will your new rate be higher than your current mortgage? If so, how will this affect your payments?

• Has your financial situation changed?

• Are you planning any home renovations, or will you need additional funds?

• How would moving affect the renewal terms?

• Do you prefer fixed or variable rates?

Do yourself a favour, and don’t sign a renewal letter without doing your due diligence. Here’s what else you need to consider before renewing.

Planning your renewal in advance can pay off

If you renew your mortgage early, you’ll be able to lock in at current interest rates sooner, which can protect you against future potential rate fluctuations.

Today’s economic environment is uncertain. Forecasting what comes next is challenging, given disruption in trade, sticky inflation and geopolitical tensions. This makes future interest rate movements difficult to predict, but one thing experts seem to agree on is this: Canada is not likely to see rates like those of 2020 and 2021 anytime soon.

It’s worth noting, too, that even if the Bank of Canada overnight rate falls, it doesn’t mean that fixed mortgage rates will also go down. This is because fixed mortgage rates don’t always mirror Bank of Canada changes ­— rather, they are influenced by bond yields and lender expectations of where rates are headed in the future.

With the strain of ongoing changing economic conditions, locking in your mortgage renewal early may provide some peace of mind as you’ll know what your payments will be in the future. Taking some time to talk through your mortgage renewal options with a Mortgage Advisor now can help you make informed choices, rather than feeling rushed when your term comes to an end.

Do your research when renewing your mortgage

Leading up to your renewal date, it’s important to do your research. It’s also recommended to shop around and investigate the different lenders available to you. The Financial Consumer Agency of Canada website is a great starting point. Enlisting the help of a mortgage broker could also prove beneficial. Their job is to shop on your behalf and find you the best rate, usually getting paid from the lender directly, so it doesn't cost you anything. Your REALTOR® is also an excellent resource and can recommend brokers they trust.

Request a lower rate when it’s time to renew

A simple yet often overlooked consideration when renewing your mortgage is to negotiate with your current lender for a lower interest rate. Despite what’s outlined in your renewal letter — which must be sent to you at least 21 days before your renewal date — you may qualify for a discount.

When it comes to negotiating your renewal, competing offers can help you secure a better rate. You may also be able to negotiate a better rate by consolidating more products with your lender.

Consider this a fresh start in your journey

It’s likely a lot has changed in your life since your initial mortgage, or events have occurred that have an effect on the marketplace. For example, you or your spouse may have switched careers, your children may no longer live at home, or interest rates may have changed. One helpful way to assess your current situation is by using a mortgage calculator.

Some features you may want to revisit include:

• Mortgage refinancing If you have non-mortgage debt, refinancing your mortgage at the time of renewal can let you consolidate that debt, helping to lower your borrowing costs and simplify repayments.

• Extending your amortization If you're eligible, this can help relieve any cash flow pressure you may be experiencing.

• Paying off your mortgage faster If rates go down and you have room in your budget, this might be an opportunity to accelerate your mortgage payments.

Look into potential savings opportunities

Lenders are constantly introducing new mortgage products and features, which means you might have access to potential savings. Based on your home’s current value, you may want to consider enrolling in those types of products when needed.

You don’t have to renew with the same lender

Once your mortgage term is up, you’re not required to remain with the original lender. If you’re offered a better rate or improved terms and conditions from a different bank or mortgage broker, you’re free to make the switch. Of course, you’ll need to reapply and supply all the paperwork required for a new application if you go this route. This means proving your income and having your credit checked, so it’s important to weigh your options carefully before making the decision to switch lenders.

It’s recommended to start exploring your options well in advance of your renewal date — if you wait until you receive the renewal letter from your lender, you may miss out on the best offer for your needs.

You can refinance your mortgage

You can save thousands of dollars at the time of your renewal if you’re considering refinancing and taking equity out of your home. When your mortgage term expires, you aren’t subject to early payment penalties, so if you’re thinking about taking advantage of investment opportunities, renovating, consolidating debt or paying for your child’s education, your renewal date is a good time to do so.

Don’t get intimidated by fees

If you do choose to switch lenders when renewing, you may be subject to additional fees such as new lender set-up fees, a transferal or reassignment fee or, if necessary, the cost of an appraisal fee.

Other fees to consider are mortgage loan insurance premiums and collateral charges on your initial mortgage. To avoid paying a premium twice, be sure to inform your new lender you currently hold mortgage loan insurance and provide a certificate number.

If you want to switch lenders and your mortgage includes collateral charges, you will likely have to pay a fee before registering your mortgage with a new lender. Removing the charge completely requires full repayment or transferring all loan agreements secured by the collateral charge — such as lines of credit or car loans — to the new lender.

Despite these additional fees, they are typically minimal when you compare them to how much you’ll save in interest long-term. Don’t be afraid to ask your new lender if they’re willing to include discharge fees into the new mortgage — they may even cover part or all the fees to earn your business.

The key takeaway here: take control of your renewal. Remember, resting on your laurels can cost you thousands of dollars when it comes to renewing your mortgage. Don’t wait for your renewal letter and don’t let your lender automatically renew without doing your due diligence. Be proactive and take action months in advance of your renewal date.

This article is intended as general information only. Always consult a professional advisor.

— REALTOR.ca

Published on 09 / 18 / 2026