Urban411 | Canadian Real Estate News & Analysis

Home prices are falling in Toronto and Vancouver, so why aren’t buyers coming back?

Brandon Reay flies solo to explore one of the most overlooked stories in Canadian real estate: affordability is about more than the price of a home.

He breaks down October’s TRREB and Greater Vancouver housing numbers, a new Willful survey showing 47% of respondents dipped into savings for everyday expenses, and the latest GDP, jobs, and Bank of Canada data.

Then he examines Ontario’s HST relief of up to $130,000 on new homes, weakening housing start projections, and what to watch in the upcoming federal budget.

The takeaway for realtors, investors, and buyers: Canada’s housing market may have a confidence and purchasing power problem, not a home price problem.

Urban 411 goes beyond the headlines to explain what a real recovery would look like.

Listen For:

3:33 Is the Market Tightening, or Are Sellers Pulling Back?

6:44 Vancouver Sales 22.5% Below Average

12:45 47% of Canadians Are Dipping Into Savings

25:58 Ontario’s $130,000 HST Relief

31:59 What to Watch in the Federal Budget

Connect with Brandon Reay, Branch Manager, REMAX Hallmark® Realty Group Brokerage

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The Bank of Canada just raised its overnight rate for the first time since July 2023, and its new inflation forecast is the bigger story.

This episode breaks down the quarter-point hike to 2.5% and what it means for Canadian real estate.

Host Brandon Reay is joined by Greg Lemoine, a Level 2 mortgage agent with Capital Home Lending in Ottawa, to unpack the monetary policy report, why fixed rates move with bond yields, and why three-year fixed and variable mortgages are gaining ground.

They also look at new development charge cuts in Windsor and Tecumseh, Toronto’s scaled-back inclusionary zoning rules, and a court case involving more than $18 million in missing mortgage funds.

For realtors, mortgage professionals, and buyers navigating rising rates, Urban 411 delivers the context behind the headlines.

Listen For:

00:00 Bank of Canada Raises Rates to 2.5%

03:08 Keeping Pace With Global Central Banks

22:58 Three-Year Fixed vs Variable

30:08 Date Your Mortgage, Marry Your House

39:21 $18 Million in Missing Mortgage Funds

Connect with Greg Lemoine, Mortgage Agent | Capital Home Lending

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Connect with Brandon Reay, Branch Manager, REMAX Hallmark® Realty Group Brokerage

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Inflation is back above 3%, CREA has cut its housing forecast for a third straight quarter, and large investors are buying completed Toronto condos at roughly 40% below original selling prices.

This conversation asks whether Canadian real estate is starting to recover or still searching for its footing.

Host Brandon Reay is joined by Steve Tabrizi, partner and COO of REMAX Hallmark Group of Companies and founder of Broker Logiq, to unpack September's inflation numbers, the gap between affordability and buyer confidence, and why agents and brokerages can't build a business on hoping the market comes back.

They also dig into Urbanation's Q3 condo data, the shift from marketing to advising, and what 2027 holds for the industry.

For realtors, brokers, and informed consumers, Urban 411 goes beyond the headlines to explain what the numbers actually mean.

Listen For:

1:44 What's really behind September's 3.1% inflation number?

3:47 Is confidence, not affordability, keeping Canadian buyers on the sidelines?

9:50 How should agents talk to clients about rates and market fear?

18:47 When should agents and brokerages stop waiting for a market recovery?

38:48 Are bulk investors buying Toronto condos at 40% discounts a sign of recovery?

Connect with Steve Tabrizi, Chief Operating Officer/Owner | Broker/Owner at REMAX Hallmark®

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Connect with Brandon Reay, Branch Manager, REMAX Hallmark® Realty Group Brokerage

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Fixed mortgage rates are climbing, Canada has shed 110,000 jobs in two months, and GTA pre-construction condo sales fell to just 50 units in Q2.

Urban 411 launches with the stories shaping Canadian real estate heading into 2027. Host Brandon Reay is joined by Johnder Perez of REMAX Hallmark to unpack September's TRREB numbers, Ottawa's surge in new listings, and why bond yields, not the Bank of Canada, are pushing borrowing costs higher.

They dig into the rise of the three-year fixed mortgage, the collapse of pre-construction condo demand, and whether today's cancelled projects set up tomorrow's housing shortage.

Plus, the first WTF of the Week. For realtors and informed consumers who want Canadian real estate news explained beyond the headlines, Urban 411 delivers the context, the numbers, and what it means for the market.

Listen For:

01:25 What do September's TRREB and Ottawa housing numbers reveal about the fall market?

11:43 Why are fixed mortgage rates rising while Canada loses jobs?

20:37 Why are more Canadian borrowers choosing three-year fixed mortgages?

23:44 Why did GTA pre-construction condo sales drop to just 50 units?

30:20 Will today's condo cancellations lead to a future housing shortage?

Connect with Johnder Perez, Director of Innovation & Business Development REMAX Hallmark®

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Connect with Brandon Reay, Branch Manager, REMAX Hallmark® Realty Group Brokerage

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What if the most important person in your real estate business isn’t the agent, but the admin behind the scenes?

Chris Cook sits down with his long-time admin and operations powerhouse, Olga, to uncover the real engine driving a high-performing real estate business.

What starts as a conversation about hiring quickly evolves into a masterclass on systems, ownership, and operational excellence. Olga shares how identifying inefficiencies, centralizing data, and leveraging automations, not AI, transformed a chaotic workflow into a scalable machine capable of handling massive deal volume with minimal errors.

The discussion highlights the critical difference between task-based admins and high-level operators who think strategically, take initiative, and build systems that support long-term growth. From “quiet accountability” to the importance of integrating platforms like Airtable and Follow Up Boss, this episode reveals how structure creates freedom and how the right admin doesn’t just support the business, they elevate it.

Listen For

3:33 What repetitive tasks first revealed the gaps in Chris's real estate business operations?

5:20 How important is it for an admin to take a leadership role rather than just complete assigned tasks?

7:33 Why isn't Follow Up Boss enough, and when should a team add a project management platform?

13:44 What separates a high-level systems admin from an entry-level task-based admin?

16:26 How do you build a real estate operation that can handle 50 to 75 deals with one admin?

Connect with guest: Olga Parovyk, Administrative Assistant | RE/MAX Hallmark ®

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Connect with Chris Cook, Sales Representative | Team Lead at The Haylard Group - RE/MAX Hallmark ®

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Dave Bailis spent 22 years in Toronto's pre-construction condo market — and then walked away.

Chris Cook sits down with Dave as he makes the pivot to full-service resale at RE/MAX Hallmark, unpacking what it actually means to rebuild a real estate business from the ground up when the market you knew no longer exists.

From the collapse of the investor-driven pre-con model to the surprising power of old-school open houses, Dave shares an honest account of what it's like to go from being an employee of a sales machine to becoming the product himself.

If you've ever felt like your business was built on someone else's foundation, this one's for you.

Listen For/Watch For

:46 Why did Dave Bailis leave pre-construction after 22 years…and what changed?

7:09 What's the real difference between selling pre-construction and building a resale business?

10:54 Are old-school strategies like open houses still worth it for agents today?

17:17 Why would a 22-year real estate veteran join a team instead of going solo?

27:41 How should agents think about tech, AI, and automation in today's market?

Connect with guest: David Bailis, Sales Representative | The Halyard Group - RE/MAX Hallmark ®

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Connect with Chris Cook, Sales Representative | Team Lead at The Haylard Group - RE/MAX Hallmark ®

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What if the best real estate deals never even hit the market?

Chris Cook welcomes business partner and long-time collaborator David Ferris to dive deep into the world of off-market real estate deals.

They explore the real advantages these hidden gems offer buyers, the surprising motivations behind sellers who choose to stay off MLS, and how agents can use this strategy to prospect more effectively and close deals creatively.

This episode challenges agents to go beyond waiting for MLS updates and start proactively building deals in a tight, competitive market.

Listen For/Watch For

:55 What are the real benefits of off-market listings for buyers?

4:20 Why would a seller choose to sell off market?

8:57 How have recent rule changes impacted off-market property marketing?

14:02 Can acting quickly on MLS listings still offer an edge for buyers?

23:37 When is off-market selling actually the right strategy for a seller?

Connect with guest: David Ferris, Sales Representative RE/MAX Hallmark ®

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Connect with Chris Cook, Sales Representative | Team Lead at The Haylard Group - RE/MAX Hallmark ®

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You might be working hard, but are you working smart?

Chris Cook dives deep into the common traps real estate agents fall into when setting their goals and power plans for the new year.

He shares real insights from reviewing agent submissions in the PATH program, showing how vague strategies and “busy work” often replace meaningful, measurable action.

From dissecting the importance of being definitive (no more “2-3 open houses!”) to sharing personal examples of how community involvement drove real results, Chris provides a playbook for how agents can stop hiding behind planning and start connecting with people—where it counts.

Get ready to tighten up strategies, own your schedule, and become the visible, trusted leader your sphere needs in 2026.

Listen For

:44 Why do most agents fall short on their goals each year?

3:45 What’s the danger of vague strategies like “2 to 3 open houses”?

6:58 How can school drop-off lead to more listings?

11:48 What personal passion can you turn into a client goldmine?

16:01 What is the #1 thing agents get wrong in their power plans?

Connect with Chris, Sales Representative | Team Lead at

The Haylard Group - RE/MAX Hallmark ®

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AI won’t replace great realtors, but realtors who use AI well might replace those who don’t.

In this episode of Mind Your Real Estate Business, Chris sits down with Johnder Perez to unpack one of the most misunderstood topics in real estate today: artificial intelligence.

Rather than hype or fear-mongering, this conversation cuts to what actually matters, how AI can support a realtor’s business without stripping away the human connection that defines great client service.

From the “hammer and nail” analogy to real-world examples like listing presentations, email drafting, video avatars, and automations gone wrong, Chris and Johnder explore where AI adds speed and clarity, and where it can quietly damage trust, authenticity, and brand.

The core takeaway is clear: information is now commoditized, but experience, storytelling, and human consultation have never been more valuable.

Listen For

00:00 Should realtors fear AI?
3:33 When does AI erase personality?
6:30 Can AI build listings fast?
12:35 What makes content still authentic?
27:04 How automations destroy trust?

Johnder Perez, Director of Technology and Marketing for RE/MAX Hallmark®
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Connect with Chris, Sales Representative | Team Lead at The Haylard Group - RE/MAX Hallmark ®

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Can one daily action really change the trajectory of your real estate career?

Chris Cook sits down with coach and educator Kory Gorgani to unveil the Power Plan—a simple, one-page system that's reshaping how agents approach productivity and growth.

Ditching dusty 30-page business plans, Kory explains how intentional, measurable, and repeatable daily actions, paired with weekly accountability and short review cycles, can lead to a 39% increase in sales.

This conversation offers the tools, mindset, and system (including Chris's PATH platform) to help you get clear, stay consistent, and finally move the needle in your business.

Listen For

1:30 How did the Power Plan come to replace traditional business planning?

5:17 What’s the one action per day that can transform your real estate business?

8:26 How do agents build a one-page GPS for real estate success?

14:47 Why should you hold your team capable instead of accountable?

22:06 What’s the real reason agents see a 39% boost from this system?

Connect with Guest: Kory Gorgani, Director of Agent Training and Development at RE/MAX Hallmark ® | Professional Certified Coach | NLP Practitioner | Author | Speaker

Real Estate Website | Coaching Website| LinkedIn | Instagram | Facebook | X | YouTube | Weekly Mastery Insights

Connect with Chris, Sales Representative | Team Lead at The Haylard Group - RE/MAX Hallmark ®

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Is online lead generation just a dopamine hit for desperate agents?

Chris Cook sits down with Josh Decaire, founder of Waypoint Media Solutions, to unpack the real truth behind building a sustainable real estate brand versus chasing cold leads.

From the flaws of short-term lead gen tactics to the emotional toll of endless follow-ups, they explore how agents can shift their mindset and energy toward building a long-term digital presence that actually works.

Chris shares his own struggles and revelations, while Josh drops practical insights on foundational marketing, CRMs, and why most agents confuse tactics for strategy.

Listen For

:47 What’s the real difference between a tactic and a strategy in real estate marketing?

6:47 Are online leads giving you a dopamine hit or actual business?

11:16 Is it worth chasing cold leads in an oversaturated market like Toronto?

18:28 Can AI voice agents actually help scrub real estate leads effectively?

27:19 Why most realtors struggle to build a consistent pipeline—and how to fix it

Connect with Guest: Josh Decaire, Founder Waypoint | Marketing Professor

Website | LinkedIn | Instagram | X | Contact

Connect with Chris, Sales Representative | Team Lead at

The Haylard Group - RE/MAX Hallmark ®

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Think you're a solo agent? Think again—your success depends on the team you build around you.

Chris Cook draws a brilliant parallel between real estate and professional baseball to drive home one powerful point: even the greatest players can't win alone.

From broker managers and accountability coaches to CRM specialists and mastermind groups, he outlines the roles that elevate agents from average to elite.

But it’s not just about having the right people—it’s about being the right kind of agent.

Chris challenges listeners to rethink their definition of “coachable” and to take full ownership of their growth.

If you’ve been grinding alone or feeling stuck, this episode will make you ask the tough but necessary question: are you building the right team—or trying to do it all yourself?

Listen For

4:14 Who is the first person you should recruit to your real estate “team”?

5:51 What roles should make up your personal real estate support staff?

6:58 What does it really mean to be coachable in real estate?

13:46 What’s the missing piece when you feel stuck in your business?

Connect with Chris, Sales Representative | Team Lead at The Haylard Group - RE/MAX Hallmark ®

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“Think real estate is easy money? Think again.”

Most agents don’t fail because they’re lazy. They fail because they were never taught how to actually succeed.

Chris sits down with Micah Munro, a real estate coach and former team leader, to dive deep into why most new agents fail, and how a brand-new, high-accountability launch program is flipping that script.

From hands-on shadowing to daily habits and real-time coaching, they break down what it really takes to start or restart a thriving real estate career.

Micah shares personal stories, industry stats, and some unfiltered truths about paid lead gen vs. working your sphere.

Whether you’re a brand-new agent or just looking to reignite your business, this episode offers a no-nonsense roadmap to results.

Listen For

:45 What’s the single most important habit for a new real estate agent?

04:12 Why do most new agents spin their wheels even after training?

10:54 Can agents really succeed without spending thousands on leads?

20:32 What are the biggest problems with online lead generation in major cities?

29:36 How do you build a real estate business that doesn’t control your life?

Guest: Micah Munro, Real Estate Coach at RE/MAX Hallmark® | Bill Pipes G3 Nation Coaching

Website | LinkedIn | Email | Instagram | Facebook | G3 Nation Coaching

Connect with Chris:

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Ever wonder why some agents crush listing appointments while others crash and burn?

In this episode, Chris Cook sits down with 38-year real estate veteran Shawn Whelan for a no-nonsense conversation about mastering the fundamentals of sales, specially the oft-misunderstood power of scripts.

They unpack why most agents fail to use scripts effectively, how internalizing your dialogues changes everything, and why chasing shiny objects won't build your business.

Listen For

3:59 What Happens When You Knock on Doors for 30 Days Straight?

6:36 Why Do Real Estate Scripts Sound So Robotic at First?

13:11 Are Your Sellers Practicing Their Objections Before You Arrive?

17:00 How Long Should a Cold Call Last to Actually Get an Appointment?

25:24 Why Is Practicing Scripts More Important Than Chasing Leads?

Connect with guest: Shawn Whelan

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Connect with Chris:

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Sometimes it’s easier to give new birth than drag around the dead”—that’s just one of the many memorable one-liners Dan Railey drops in this episode.

Chris Cook sits down with his longtime mentor to discuss sales discipline, hiring the right people, overcoming objections, and keeping your energy high.

Dan shares his proven “sales matrix,” why athletes make the best salespeople, and how relationships, brand, and community involvement keep the pipeline full.

Packed with humor, stories (including golfing with Michael Jordan), and hard-earned advice, this episode delivers timeless principles any real estate or sales professional can use to build long-term success.

Listen for:

5:16 The 100-Call Matrix: Turning Effort Into Predictable Results

11:30 The Pipeline Compounds: Growth Even Without Getting Better

15:47 Repeat Business is Hidden Gold

23:25 Relocation Opportunities as a Lead Source

37:16 Overcoming Every Objection in Sales

Guest: Dan Railey

Website

Connect with Chris Cook, Salesperson and Executive Director of The Halyard Group of RE/MAX Hallmark®

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"Want to wow your clients without even trying?"

Chris Cook dives into the secret sauce behind consistent, scalable, and client-pleasing real estate operations: standard operating procedures (SOPs).

From a last-minute scramble caused by not having proper systems in place to a passionate breakdown of how SOPs transform a chaotic business into a flourishing one.

He shares how he segments his business, empowers his team, avoids repeated mistakes, and elevates client experiences — all through clear, intentional documentation.

Listen for:

1:13 Repeat-Proof Your Business

4:35 SOPs by Business Segment

6:15 The Art of Exceeding Expectations with SOPs

8:52 Automate, Delegate, and Scale with Confidence

Connect with Chris Cook, Salesperson and Executive Director of The Halyard Group of RE/MAX Hallmark®

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Is the “old school” real estate grind actually the new competitive edge?

Chris Cook sits down with his business partner David Ferris to unpack the practical, high-converting strategies that helped David build a thriving real estate business—from nearly zero to authority status.

Ditching expensive online leads and embracing traditional, budget-friendly methods like open houses, circle prospecting, and weekly emails, they share how authenticity, smart follow-up, and a deep understanding of buyer psychology are the real keys to long-term success in real estate.

Listen For:

1:43 DJ to REALTOR: David’s unconventional entry into real estate

6:10 70% of Deals from One Source

8:20 Get Them Talking: Psychology at Open Houses

13:51 The Power of Nosy Neighbor Open Houses

18:39 Weekly Emails That Actually Work

27:58 Scripts vs. Strategy

Connect with guest: David Ferris

LinkedIn | Website

Connect with Chris:

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What if the reason your marketing isn’t working… is because you skipped the plan?

Chris Cook sits down with marketing strategist Jen Aprile Cunningham to unpack the marketing missteps real estate agents make—and how to fix them.

With over 15 years of experience, Jen brings clarity to a chaotic topic, revealing why strategy must come before tactics, how consistency trumps frequency, and why specializing (not generalizing) might be the smartest move for growth.

This candid and engaging conversation is full of practical wisdom, perfect for any agent feeling stuck in a sea of sameness and ready to rise above the noise.

Listen For:

1:37 Why Are You the Marketing Guru?

4:33 Where a $200K Agent Should Begin

7:19 Push vs Pull Marketing Explained

9:23 Consistency Beats Frequency Every Time

16:00 The It Depends Strategy Answer

21:21 Why Generalist Real Estate Marketing Fails

35:40 Standing Out in a Sea of Sameness

Connect with guest: Jen Aprile Cunningham

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Connect with Chris:

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What if the key to success isn’t hustle, but clarity, care, and the courage to let go?

Chris Cook sits down with real estate powerhouse Ken McLachlan, CEO of RE/MAX Hallmark—the largest RE/MAX brokerage in the world.

With over 40 years of experience, Ken shares a refreshing take on leadership, growth, and how showing up with intention beats chasing numbers.

From overcoming burnout to mastering the art of delegation, Ken unpacks how staying true to your values and surrounding yourself with the right people builds a business worth having—and a life worth living.

Listen For:

00:23 The Real Meaning of Leadership

04:49 Why Ken Left Sales and Joined Ownership

08:27 The Breakthrough That Changed His Leadership

10:12 Proactive vs. Reactive: How Most Agents Get It Wrong

16:33 From Toilet Paper to CEO: The Art of Delegation

26:32 I Want My Partners to Have More Than Me

Connect with guest: Ken McLachlan

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Connect with Chris:

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Is your real estate business running you — or are you running it?

Chris Cook sits down with Niketa Bissessar, the powerhouse operations leader behind the high-performing Michelle Fraser Team.

They dive deep into how the right systems — and more importantly, the right people — can turn chaos into clarity and scale your business without breaking it.

From ditching paper checklists for digital platforms to creating seamless, client-first processes, Niketa shares the playbook that helped her team cross the 100-deal threshold with grace.

This episode is a must-listen for anyone serious about scaling, systematizing, and delivering a real estate experience so smooth that clients never even need to ask.

Listen For:

5:03 Building a Six-Month System That Thinks for You

10:35 The Goal: A Business Where Clients Never Need to Call

13:09 The “Why” Behind Every Client Question

21:43 Managing Agents (Without Managing Their Egos)

28:28 Why No System Replaces Human Touch

Connect with guest: Niketa Bissessar

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Connect with Chris:

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What if you could legally redirect your tax dollars to your family or your favorite charity—without breaking the bank or bending the rules?

Chris Cook sits down with financial strategist Peter Lount to break down the essentials of tax-smart wealth protection for real estate professionals.

From transitioning corporate wealth into personal assets to leveraging life insurance as a tax-exempt pipeline, Peter shares practical tools that can help agents stop leaving money on the CRA’s table.

They also explore how charitable giving can be a powerful (and strategic) alternative to hefty tax bills, and why understanding your “burn rate” is a foundational step to long-term financial freedom.

Whether you’re new to the business or earning over $250K annually, this conversation offers critical insights on building—and defending—your financial future.

Listen For:

3:35 Business & Financial Planning for New Agents

5:50 The $250K Tipping Point

13:28 When Should You Start Planning?

17:17 Leveraging Life Insurance Like Real Estate

22:11 What a Strategy Session Actually Looks Like

27:13 Inside Peter’s Upcoming Workshop

Connect with guest: Peter Lount

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Connect with Chris:

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Is your business running you, instead of the other way around?

In this revealing and relatable episode of Mind Your Real Estate Business, Chris Cook sits down with Simmi Minhas to unpack what happens when success in real estate starts to consume every aspect of your life.

From burnout and constant reactiveness to the hard truths about setting boundaries, Simmi opens up about her intense journey — from being trapped in the "always on" cycle to learning how to reclaim control of her time, her mental space, and her joy.

Together, they dive deep into creating systems, managing client expectations proactively, and rediscovering balance while still staying ambitious.

Listen For:

2:43 When Business Swallowed Me Whole
5:31 Are You Reactive or In Control?
7:34 Simmi’s Diligent Client Prep Strategy
18:54 What Got You Here Won’t Get You There
24:20 How Burnout Shows Up in Daily Life
30:15 A Challenge for the Next Three Months

Connect with guest: Simmi Minhas

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Connect with Chris:

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What’s the secret to thriving in tough markets while others struggle to survive?

Chris Cook sits down with realtor Patrick Gillis to explore the power of goal setting, consistency, and genuine relationships in building a thriving real estate career — even in difficult markets.

Patrick candidly shares his journey from early success, through the crushing recession of the '90s, to creating his best year yet decades later.

His secret? Thoughtful and persistent goal setting across every area of life, unwavering consistency, and putting clients and relationships before commissions.

From leveraging social media with authenticity to fostering a sphere of loyal advocates, Patrick breaks down how discipline, balance, and dreaming boldly have shaped his remarkable career.

Listen For:

03:26 Surviving the Recession: A Lesson in Resilience

05:43 Why Consistency is Everything

14:28 The Value of Building Advocates Over Transactions

20:02 Entering the Social Media Era

24:03 Social Media vs. Real Human Connection

30:47 The Power of Written Goals and the Reticular Activator System

Connect with guest: Dr. Patrick Gillis

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Connect with Chris:

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Ready to unlock the secret sauce of high performance in business and sport?

Chris Cook connects with longtime friend and former sports psychologist Dr. Colin Guthrie for an incredibly insightful conversation about what it really takes to perform under pressure — in Olympic sailing and real estate alike.

They dive into how mastering mental performance, embracing self-awareness, and letting go of control can be transformative for athletes, CEOs, and agents striving for greatness.

Colin, now coaching high-powered executives, shares lessons from elite sport that are shockingly relevant to scaling a business, leading teams, and managing the emotional rollercoaster of entrepreneurship.

Listen For:

03:17 — Letting Go to Level Up: Learning to trust your team

13:10 — Start With the Finish Line: Defining success in business vs. sport

21:17 — Coaches Need Coaches: Why even the top performers need guidance

30:21 — Unshakable Belief: The number one trait of high performers

Connect with guest: Dr. Colin Guthrie

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Connect with Chris:

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