MIKE LIND

Archives for February 2025

Did I Abandon You—Or Was I Needed Elsewhere?

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The Substitute Teacher Who Changed Everything

I remember a Simpsons episode where Lisa fell in love with a substitute teacher, Mr. Bergstrom, voiced by Dustin Hoffman.

They bonded over Lisa’s being more intelligent than the other kids. He saw it in her and helped her realize it was a gift—to embrace and accept other people’s faults, not to hold them against them just because she better understood things.

When Bergstrom’s time was over, Lisa took it hard. She took it personally that he was leaving and confronted him at the train station as he was set to board.

“Mr. Bergstrom!” she yelled, waving as she ran toward the train.
“Hey, Lisa!” he happily shouted back.

I’ll paraphrase Lisa: “Is that it? You were just going to leave?”

Then Mr. Bergstrom spoke the words that have stuck with me since 1991:

“I’m sorry, Lisa. It’s the life of the substitute teacher—he’s a fraud. Today he might be wearing gym shorts, tomorrow he’s speaking French, or pretending to know how to run a bandsaw, God knows what.”

Lisa pleaded, “You can’t go. You’re the best teacher I’ll ever have.”

“Aw, that’s not true. Other teachers will come along,” Bergstrom reassured her.

“Oh, please!” Lisa angrily shot back.

“No, I can’t lie to you—I am the best. But, you know, they need me over in the projects of Capital City.”

“But I need you too!” she cried.

“That’s the problem with being middle class—anyone who really cares will abandon you for someone who needs it more.”

“I… I understand,” Lisa accepted. “Mr. Bergstrom, I’m gonna miss you.”

Why This Scene Stuck With Me

This scene has stayed with me for so long because, a few months earlier, in 1991, I had lost my father, and the line about being abandoned really hit home.

Lately, I’ve been thinking a lot about Mr. Bergstrom’s words: “It’s the life of the substitute teacher; he’s a fraud.” Because, in many ways, I feel like a fraud, too.

Feeling Like a Fraud in Real Estate

When I work with clients—whether they’re homeowners or home buyers—I spend weeks getting to know them personally while helping them.

We form a bond, and they trust me a lot. Much like the substitute teacher, I may one day be a marketing director, arranging and managing photographers, videographers, home stagers, and drone pilots.

Next, I might be a kind of psychologist, asking how you feel after losing a house to multiple offers and reassuring you that it wasn’t meant to be and that there’s always another home waiting for you.

Other times, I’m a negotiator, fighting tooth and nail to get the best price, terms, and conditions.

Finally, you get the outcome you want. That’s when I have to move on to help another client. I “abandon you for someone else who needs it more.”

The Many Roles I Play for My Clients

That part never sits well with me. I take what I do personally, thinking about you long after our time together ends.

I question the closing gift I gave you. When I send my Keep in Touch newsletter, do you like it?

It’s true—I sometimes feel like a fraud. However, we bonded over the weeks we spent together.

Did I Abandon You, or Was It Just Time to Go?

Even though my role changes along the way, I’m not just playing a part. I take your trust to heart and always intend to get the best outcome for you. And while my role in your life is temporary, everything I did for you was real.

When our time is over, I’m not abandoning you—it’s just that someone else needs me now.

Minimalism and Feng Shui: How to Create a Truly Peaceful Home

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A house is more than just walls and a roof. It’s energy, emotion, and the story of the people who live there. Over the years, I’ve seen how different philosophies—such as Minimalism and feng shui—shape not just the way homes look but how they feel. These ideas have changed the way I approach real estate and, more importantly, the way I see home.

Less is More (Minimalism)

We’re told that bigger is better, that more space, more upgrades, and more features equal a better home. But minimalism teaches something different: a home should serve you, not the other way around.

I’ve watched sellers clear out years of clutter before listing their home, only to realize how much lighter they feel. I’ve seen buyers walk into a space and, instead of asking about square footage, notice how calm it makes them feel. Minimalism isn’t about empty spaces—it’s about intentional spaces, and that mindset changes everything.

The Beauty of Imperfection (Wabi-Sabi)

Some homes are pristine, staged to perfection. But the ones people fall in love with? They’re usually the ones with a little soul. Wabi-sabi is about appreciating beauty in imperfection—the worn-in wood floors, the uneven handmade tiles, the cozy, lived-in feel of a space that has history.

I’ve learned that the right buyer doesn’t always need a perfect home. They need a home that feels right. Sometimes, that means keeping the vintage light fixtures instead of replacing them with something trendy. Sometimes, it means a seller embracing the quirks of their home instead of rushing to make everything look new.

The Energy of a Home (Feng Shui)

Some homes feel light, open, and inviting. Others feel… off, even if they check all the boxes. Minimalism and Feng Shui aren’t about superstition—they’re about understanding how space affects energy. Where does the light flow? Is the layout welcoming or does it create tension?

I’ve walked into homes that had every upgrade but felt cold and uninviting. I’ve seen simple shifts—moving furniture, adjusting colors, opening up space—completely transform how a home feels. When buyers are searching for a home, they often can’t articulate why one place feels better than another. But I’ve learned that energy matters, and feng shui offers a way to understand it.

Home is More Than a Transaction

Minimalism and Feng Shui aren’t just design ideas—they’re ways of thinking about home. They remind me that real estate isn’t just about numbers and deals. It’s about helping people find a place that supports them, a place where they feel at ease.

That’s what I’ve learned. And that’s why I do things a little differently.

Why I’m a Failed Real Estate Agent

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I consider myself a failed real estate agent. And I’m okay with that.

Allow me to explain.

If you go by what the big corporate real estate companies say, a good agent is a go-getter—always chasing the next deal, always closing, never taking no for an answer. Follow up until the prospect either buys, sells, or (ugh) dies.

I’ve sat through enough of those training seminars to know that if that’s what it takes to be a successful real estate agent, then I’ve failed. Miserably.

I didn’t get into this business to pressure people into decisions they don’t want to make. I’m not here to “handle objections” or “overcome resistance.” I’m here to help.

I’m not a go-getter. I’m a go-giver.

I’d rather give you genuine, useful information, be upfront about who I am, and let people decide if they want me in their corner. No hard sells. No persuasion tactics. No games. No fudging the numbers to look good.

And despite what my license says, I don’t see myself as a salesperson. I only call myself a real estate agent because I have to (the other option is “Sales Representative”—yuck).

If I had a choice, I’d call myself a real estate advisor or consultant. But the title “Sales Representative” exists because, legally, I have to be tied to a brokerage. If I didn’t? I wouldn’t be.

Maybe someday I’ll open my own brokerage. Hmmm.

The Toronto Regional Real Estate Board (TRREB) treats homes like stocks—tracking price indexes, sales volumes, and total units sold like a numbers game.

But I don’t see houses as commodities. A home is protection—a place where life happens, where families grow, people heal, and memories are made.

It’s not just four walls and a roof.

And let’s talk about the “gift of gab.”

Apparently, a good salesperson should always be talking—charming, entertaining, winning people over with words.

That’s not me.

If I’m talking, it’s because we’re having a real conversation, not because I’m trying to fill the silence.

Networking events? No thanks.
Schmoozing? Not happening.
Convincing people to work with me? Waste of everyone’s time.

So yeah, if being a successful real estate agent means being a high-energy, fast-talking, number-chasing closer, then I’m a failure.

And I’m okay with that.

Because the people who do find me? They’re looking for something different.

And different is what I am.

TRREB Finally Makes Square Footage Mandatory – But Why Wasn’t It Before?

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Square footage has always been crucial in determining a property’s value, so why wasn’t it mandatory for freehold properties until now? Condos have had this requirement for years, yet detached and semi-detached homes were mysteriously exempt.

Understanding the Old MLS Rules and Why This Change Matters

A skeptical mind might assume this was intentional—a relic of the “old boys’ club” that initially formed the Toronto Real Estate Board. The MLS was never designed for the public’s benefit; it was created as a marketing tool for agents to promote their listings. When the internet revolutionized property searches, agents saw the opportunity to leverage MLS data for advertising—but for their own gain, not the homeowner’s.

Key details, like square footage, were conveniently left out because it could be seen as an advertising disadvantage. If an agent could sell a smaller house for the same price as a larger one by omitting this data, why make it available?

Where Does Square Footage Data Come From?

MPAC, Builders, and Past MLS Listings – Which One is Right?

Agents do have access to square footage data, but the sources are inconsistent:

  • MPAC (Municipal Property Assessment Corporation): Agents can pay $5.65 for MPAC data, but it’s based on exterior measurements, which makes it an estimate rather than an exact figure.
  • Builder floor plans: These are unreliable since purchase agreements include an asterisk noting that floor plans are subject to change—and they often do. Once construction is completed, these plans are rarely updated.
  • Past MLS listings: Some include a square footage range, but this system is easily manipulated. Agents may guess the size or, worse, inflate the number by including total living space (which can include basements and even condominium balconies).

Why Square Footage Isn’t Always Easy to Find

There’s no single, universally accurate source for square footage, so agents should be required to obtain and disclose the most precise data. TRREB’s new rule doesn’t solve this—it just makes it mandatory to enter something, leaving room for vague or misleading measurements.

Why Do Agents Have to Pay for Square Footage Data?

How TRREB Monetizes MLS Data (And Why It’s a Problem)

TRREB presents itself as a protector of privacy, but in reality, it functions like a SaaS (software-as-a-service) company where agents are the paying customers. Despite realtors paying over $2,000 per year in fees to TRREB, OREA, RECO, and CREA, they must still pay extra for data that should be freely available to better serve buyers and sellers.

Should Realtors Get Free Access to Help Clients?

In a market where buyers and sellers rely on accurate information to make informed decisions, withholding or monetizing essential data is unethical. Most MLS boards across North America recognize this and provide it publicly. TRREB, however, prioritizes its revenue streams over transparency.

The Risk of Incorrect Square Footage in Listings

How Bad Data Can Mislead Buyers and Sellers

  • Inaccurate square footage numbers can lead buyers to overpay for a home.
  • Incorrect data can skew sold price comparisons, misleading both buyers and sellers.
  • Homeowners may mistakenly assume their house is larger than it is based on inaccurate MLS data.
  • Some agents manipulate the numbers by including basements and balconies under “total living space,” creating a false perception of size.

Will Agents Guess the Square Footage? Probably.

Why Most Agents Won’t Pay the $5 Fee

Many agents will likely avoid paying for MPAC data. Why?

  • Some are too cheap to buy it.
  • Some don’t even know they can get it.
  • TRREB makes it easy to sidestep accuracy by offering checkboxes for “estimated,” “other,” or “owner-provided” measurements—none of which guarantee reliability.

The ‘Asterisk’ Disclaimer – A Legal Loophole That Puts Buyers at Risk

The new rule may require listing square footage but doesn’t enforce accuracy. By allowing vague disclaimers or estimated figures, TRREB still permits misleading listings. The board’s focus should be on ensuring correct data, not just requiring a number to be entered.

What Can Buyers and Sellers Do to Verify Square Footage?

How to Get Reliable Square Footage Before You Buy or Sell

  • MPAC Reports: While imperfect, they at least provide a baseline measurement.
  • Builder Floor Plans: If available, these give a rough idea—but beware of discrepancies.
  • Independent Measurement Services: Hiring a professional to measure the property ensures the most accurate data. As a realtor, I always get a third-party measurement for my listings, even when I have MPAC data or builder floor plans. Buyers and sellers deserve the truth.

TRREB’s Data Hoarding vs. Agent Knowledge

Realtors Built the MLS – So Why Are They Locked Out of Data?

TRREB’s entire database exists because of the data agents have supplied for decades. Now, they’re taking a page from Zillow’s playbook and selling data that realtors provided back to them.

How Free Access to Square Footage Would Benefit Everyone

If TRREB truly cared about transparency and consumer protection, it wouldn’t just make a square footage field mandatory—it would ensure accuracy and make reliable data freely available to agents. Instead, they prioritize monetization over trust, leaving room for misleading information in listings.

Conclusion: TRREB Needs to Focus on Accuracy, Not Just Data Entry

Making square footage mandatory on MLS listings is a step in the right direction, but it doesn’t go far enough. TRREB should focus on enforcing accuracy, not just requiring a vague number that agents can source from anywhere.

Allowing “total living space” to be used interchangeably with above-ground square footage is misleading. Buyers and sellers deserve transparency, and this rule does little to guarantee it. An organization that claims to uphold trust, privacy, and accountability should not allow a system that permits inaccuracies to persist. Until TRREB stops hoarding data and prioritizes accuracy, it’s clear the Toronto Regional Real Estate Board will continue to put profits over consumer protection.

If you’re buying or selling, don’t just trust what’s on the MLS—verify the square footage yourself. And if you’re an agent, do the right thing: pay for proper measurements and disclose accurate data. The market deserves better.

What Real Estate Marketing Actually Is (And What It’s Not)

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The truth is, if it weren’t for the MLS, selling a home would take a lot longer. Marketing as we know it changed with the internet, and yet most realtors are still using outdated tactics or misunderstanding what real estate marketing actually is.

Why Most Toronto Realtors Aren’t Real Marketers

Most agents aren’t marketers—they’re sales representatives. It’s literally printed on their business cards. Licensing courses don’t teach marketing or sales, and sadly, most agents stop learning once they get their license. They copy what they see other agents doing because that’s where their “education” ends.

Many agents cut corners where it matters most:

  • They use the cheapest photographers instead of professional property photographers who are skilled in capturing a home in its best light.
  • They write generic MLS descriptions filled with clichés like ‘gleaming hardwood floors’ and ‘soaring nine-foot ceilings’.
  • They rely on outdated sales techniques that don’t align with how buyers actually make decisions.

Real estate marketing isn’t about flashy feature sheets or newspaper ads—it’s about understanding what people want on an emotional level.

How to Market Your Home for a Faster Sale in Toronto

If you want to get buyers excited and sell your home for the best price, real estate marketing comes down to six key factors:

1. The Condition of Your Home

Buyers want move-in-ready homes. Before listing, I help clients:

  • Depersonalize and declutter so buyers can picture themselves living there.
  • Complete necessary repairs or upgrades—I even supply the paint.
  • Ensure every room creates a strong emotional connection with buyers.

2. Home Presentation & Staging

Staging isn’t just about trendy furniture and colour coordinated pillows with wall art. It’s about helping buyers visualize themselves living in the home by:

  • Removing distractions. I love to look at your family photos and diplomas while touring your home before listing for sale. But when it comes time to list your house on the market, they remind buyers they are in your home. We don’t want that.
  • Optimizing space and lighting. Photos are the first thing buyers see online. Proper lighting makes property photos that much better.
  • Creating a warm, inviting atmosphere. Enough room to walk around furniture creates a calming flow throughout the home which invites buyers to feel safe and secure. Another step closer to living there.

3. Curb Appeal

First impressions matter. In Toronto’s competitive real estate market, a buyer decides within seconds whether a home interests them. If the front of the house doesn’t invite them in, they’ll scroll past the listing without a second thought.

4. High-Quality Photos & Virtual Tours

Buyers browse hundreds of listings online before ever stepping foot in a home. Professional photography—not blurry, distorted, or overexposed photos—is essential.

  • I hire experienced photographers who capture the best angles and lighting.
  • A 360-degree virtual tour lets buyers explore the home at their own pace.
  • Short-form video walkthroughs on social media get more engagement than static images.

5. Emotional Storytelling

Most real estate descriptions rely on overused phrases like “gleaming hardwood floors” and “soaring ceilings, ” which buyers skim past.

Instead, I write a compelling story about your home—just like the engaging articles in Dwell Magazine. I use sensory-rich language, describing:

  • The feeling of hosting a backyard BBQ on a warm summer evening.
  • The quiet peace of a home office overlooking a tree-lined street.
  • The relaxation of a whirlpool tub after a long day.

6. Strategic Online Promotion

Social media doesn’t sell homes outright, but it keeps your listing in front of the right audience. I take a multi-platform approach:

  • Short-form video tours on Instagram, Facebook, TikTok, and YouTube Shorts meet buyers where they already spend time.
  • A cinematic-style home film on YouTube reinforces the benefits of your home and adds a strong emotional tie that even the best photos don’t.

Why This Approach Works

Buyers don’t make decisions based on features alone—they buy based on how a home makes them feel. In other words, the benefits of the home. My marketing approach prioritizes their biggest concerns:

  • Fear of losing the home – I create urgency with a beautiful presentation and strategic pricing.
  • Fear of missing something better – I showcase what makes your home unique.
  • Fear of overpaying – Transparent pricing strategies help buyers see value.
  • Fear of hidden issues – Clear, honest presentation builds trust.

Rethinking Traditional Feature Sheets

Most realtors still hand out basic feature sheets—Word documents with a few photos and bullet points. That’s a waste of paper.

Instead, I design a high-end, magazine-style brochure inspired by the IKEA catalog and Dwell Magazine. These don’t just list features—they tell a visual and emotional story about the home.

The Bottom Line

Effective real estate marketing isn’t about gimmicks. It’s about understanding buyer psychology, modern consumer behavior, and what truly makes a home sell.

When you work with me, you’re not just getting MLS exposure—you’re getting a strategic marketing plan designed to attract serious Toronto buyers and help your home stand out in a crowded market.

Ready to Market Your Home the Right Way?

Selling your home isn’t just about putting a sign on the lawn—it’s about creating an experience that attracts the right buyers and gets you the best possible outcome. If you’re ready to work with an agent who understands real marketing (not just sales), let’s talk.

Reach out today to start planning your home’s marketing strategy.

Houses That Sold in Centennial: January 2025

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Centennial Market Check-In – Straight to the Point

January saw 8 homes sold in Centennial. Sellers didn’t need to adjust—homes were listed at $1,128,925 on average and ended up selling for more: $1,200,875.

It took just 13 days to get a deal done.

With 13 homes currently on the market, that puts inventory at 1.6 months—a clear seller’s market. The absorption rate is 62%, meaning homes are moving fast.

What does this mean? Sellers are in control. Well-priced homes aren’t sitting around. If you’re buying, be ready to act.