How Urbaneer Sold An East York Bungalow ‘Estate Sale’ For Redevelopment

East York, The Best of Urbaneer


Are you seeking an engaging educated experienced real estate team with a sterling reputation to sell your Toronto property without any undue pressure or obligation to accept any offer? Would you value being in the care of an informed approachable property group who are collectively committed to accommodating your timeline and achieving top dollar while making the process as effortless as possible for you? Perhaps you’re the Executor (Estate  Trustee) of an Estate seeking someone with experience with ‘Estate Sales’ or an owner who recognizes their property may be torn down and replaced with one or more new dwellings?

I’m Steve Fudge and I’ve been a Top Producing Realtor in Toronto, Ontario, Canada for over 30 years. Having executed hundreds of transactions representing both Buyers and Sellers of freehold and condominium housing across the original City of Toronto I lead an exceptional team of realtors & marketers who are committed to getting your property Sold!

Allow me to show you how we supported the Executors of an Estate Sale who were in charge of selling an obsolete two-bedroom bungalow in East York that would be sold to a small-scale developer. Representing the Executors of The Beck Family – who originally built this wood-frame bungalow in 1922 – this dwelling was sold for the first time since it was originally constructed 101 years ago.




We Provide An Informed Opinion Of Value For Estate Trustees

A lot of our business as realtors starts when a property owner or their representative reaches out requesting an estimate on the value of a specific address. After making our introduction, touring the property, and getting a better sense of their objectives and timeline so we know how to serve them best, we prepare a comprehensive evaluation that includes an overview of the market conditions as it pertains to the dwelling type at that moment in time, a synopsis of the factors currently impacting and influencing real estate values in its neighbourhood, and a comparative analysis of recent sales of similar properties in proximity to it. From this, we extrapolate the range of value we estimate the property would sell for at that moment in time.

It’s also common, in some instances, that because the existing housing stock in their area is being replaced by new construction, the prospective client is calling because they’re specifically seeking a realtor with real estate development experience.

This was the situation in this instance. With my graduate degree called ‘Planning Housing Environments’ from York University’s Faculty of Environmental Studies, and experience navigating the Committee of Adjustment for both the conversion of former warehouses into loft condominiums and renovating residential properties into their highest and best use, I am well-versed with Architects, Builders, And Toronto’s Committee Of Adjustment including Understanding Party Wall Agreements In The City Of Toronto.

This service, which is the baseline of our real estate listing service from which we hope to earn your trust, and then your business, is both informative and helpful.




The Estate Sale

While there are occasions where we not only assess the condition of the property, but also counsel how to maximize its value through cost-effective improvements, styling, and target marketing, in this circumstance the Executors were seeking a realtor who had experience with Estate Sales.

While purchasing a dwelling that is an Estate Sale is similar to buying a resale property in many ways, there are some important differences one should be aware of. For example, instead of the homeowner being the Seller, the Estate becomes the Seller and the person in charge of administering the Estate – known as the Executor or Estate Trustee – becomes the representative.

Because the Estate Trustee does not personally own the property, they may have limited knowledge about the site or the dwelling. For example, they may be unaware of the age or the condition of the major building components, when repairs, upgrades, or renovations were completed, or if the property has been subject to flooding or termite damage. Because of this, the property is always sold by the Estate in ‘as-is, where-is’ condition. As a result, Buyers must ensure they complete their due diligence in advance of making a purchase ‘firm and binding’.

Furthermore, if there’s a will –  a document that contains the deceased’s directions for assets –  with a complicated estate or no will, the Estate Trustee may need to apply to the court for a Certificate Of Appointment Of Estate Trustee, or probate certificate. On some occasions, this will have been obtained in advance of the property being listed for sale, but because the courts have been delayed due to the Covid-19 Pandemic, it isn’t unusual for the Estate to still be in the process of getting one. If this is the situation, there may be a clause in the Agreement of Purchase & Sale requesting a closing date that is several months in the future, or a clause that allows the completion date to be extended as of right or by mutual agreement if the Certificate hasn’t been issued by the court in time for the original closing date.

Needless to say, in these situations, there is a lot more hand-holding required of potential purchasers, so the Executor or Estate Trustees are well served by engaging a realtor who is familiar with this process, and can gently steer all parties to a successful completion of the transaction.




What May We Do To Assist You?

In this situation, when we met the Estate Trustee along with several of the heirs at the property, we could see they were still mourning the passing of their loved one and processing all of the tasks on their To-Do lists. Having experienced loss ourselves, we could gently hold space for their bereavement while guiding them forward.

Empathy is our strong suit. While the Executor explained which items were still to be picked up by family, which items were being donated, and what was debris, at which point the residence could be cleaned, the windows washed, and the garden tended – which in itself was overwhelming given the condition of the property – we suggested they consider letting us take care of all of this for them – and anything else required – as part of our services. We understand that there may come a moment when it all feels rather daunting trying to reach the finish line of a complicated undertaking. And given we have experience with this, we welcomed them handing us the key and letting us take care of it. Because it’s what we can do, and have done, for our clients.



*Lanescape provided a report on the feasibility of adding a garden suite to this property.


Target Markets, Market Exposure & Information Packages 

No matter what we’re selling, we create a sales program custom-tailored to showcase your property in its optimum light, including informative online content specific to your property that we feature on multiple platforms using multi-faceted promotions. What’s really important to ensure when choosing a listing realtor is that the sale will be executed with the objective of attracting specific target markets of qualified buyers specifically interested in the neighbourhood, the dwelling type, and the unique opportunities specific to the property.

As the property would need a significant injection of capital to make it habitable, this listing was beyond the scope of work and expense most first-time Buyers have the capacity to take on; the Buyer would need to have deep pockets and be making the purchase with an eye on making future improvements. Given this fact, we focused on target markets that would find this property appealing.

Multi-generational families and chosen families of co-purchasers who might want to refurbish the existing bungalow and construct a Garden Suite so that they could have two dwellings for use by their household.

Investors and small-scale developers who might consider buying the property to tear down the existing dwelling and build new. (As the City of Toronto was about to introduce the as-of-right to build up to 4 units on sites currently zoned for single-family dwellings, the possibilities for this property were significantly expanded.)

Our marketing program emphasized the potential of the site and the various options a potential Buyer or Investor would have in terms of elevating the property to its highest and best use. While every realtor and Buyer is responsible for their own due diligence – and bringing in professionals of their choosing to verify their objectives for the property – we believe demonstrating the site’s potential was imperative. Therefore we reached out to the firm Lanescape to get a report on the building opportunities present with this property. (It’s deliverables like this that help convert potential Buyers into active Bidders.)

Even before the property was made available for sale on MLS, we contacted our database of realtors and builders to let them know the property was being listed for sale imminently. We created ‘Coming Soon’ teasers on our blog and social media – boosted to our followers, target audiences, and beyond – to grab the attention of prospective Toronto homebuyers. We also curated a robust Listing Promotion on, which you can peruse here: Refurbish A Quaint Cottage + Add A Garden Suite – Or – Build To Suit On A 30.8′ x  102.5′ Foot Lot In Danforth Village

Every interested party who viewed the property received a digital or hard copy promotions package that included the custom-designed Sales Prospectus outlining the benefits of the East York neighbourhood (and Danforth Village), the features of the dwelling, and the property particulars, as well as summaries of the annual expenses and the history of property repairs and maintenance.




Targeting Buyers By Creating Engaging Lifestyle Content & Promoting Neighbourhood Amenities

After the property came to MLS, the began rolling out more promotional content – and the interest was immediate!

Along with a significant ad campaign promoting the listing – we also published several posts of custom content tailored to capture interest.  Each post included a promotion for the property and a call to action and was boosted on Facebook, Instagram, and Twitter, directing traffic to the listing. We believe our efforts to create content like this demonstrate our commitment to serving our Sellers by marketing real estate in a manner that is informative, engaging, and value-added.


Here are the articles that featured this Estate Sale:


The History Of East York & Toronto Real Estate – Featuring Holborne Avenue!

Building A Garden Suite – On A Property For Sale In East York, Toronto – By Lanescape

An Opportunity To Build One Or More Units On Holborne Avenue, East York, Toronto

Mouthwatering Morsels At Mon K Patisserie

Build A New Multi-Generational Family Residence, Co-Housing For 4 Friends, An Income Property Or Small Condominium In East York, Toronto

• 7 New Build Sales In Toronto’s East York Neighbourhood This Past Year

A Cottage To Age In Place In Downtown Toronto, Ontario, Canada

• Mindful Leisure At The S. Walter Library In East York

(Are the realtors you’re considering creating comprehensive Marketing Campaigns for their Sellers that feature a ‘call to action’ for the listings they’re promoting? If they don’t, consider calling us so we can introduce our services. We would love to be your value-added realtor of choice.)




The Outcome

There were an astounding 116 Showings over the 7 days this property was listed for sale. and we received 23 Offers in total – two of which were brought to the table by our team.

Listed for $699,000, the property sold for $1,025,800!




A Program Tailored To Buyers – And You!

Although almost any realtor can sell a property in Toronto, finding the right Buyer – including those who live outside the city and may never cross the threshold of your dwelling until after they’ve secured the property – and exposing it to the target market requires a company that understands the nuances of your property type, where it’s located, who the Buyer profiles are, and how to be effective in capturing their attention and convincing them the residence has all the qualities they’re seeking.

It’s also about meeting the individual needs and criteria of you, the Seller. Whether you’re looking to facilitate a quick sale, find a Buyer who will complement the fabric of the community, or you’re wanting to achieve the highest price, at we welcome facilitating your specific needs and requirements. Quite frankly, we have never subscribed to the one-size-fits-all approach to the promotion and sale of real estate; homes are as unique and multifaceted as their Sellers! If you’re seeking a top-notch, ‘white glove’, professional, and caring team, give us a ring or email us. It would be our pleasure to make an introduction!



Want to learn more? At, we offer a strategic sales program derived from data, comprehension, and historical knowledge gleaned from decades of experience. Check out our approaches and strategies to marketing properties in Toronto, Ontario, Canada in:

Marketing Your Toronto Real Estate With Urbaneer’s Steven Fudge

Marketing Your Home With Urbaneer: Social Media

Psssst… it works!



Here are a selection of other properties we sold – and exactly how we did it!


How Urbaneer’s Custom Marketing Program Sold This Handsome Edwardian Residence In East York


How Urbaneer’s Custom Marketing Program Sold This Authentic Broadview Loft In Riverside


How Urbaneer’s Toronto Real Estate Marketing Program Sold This Sun-Kissed Contemporary Loft In Riverdale’s Printers Row


How Urbaneer’s Toronto Real Estate Marketing Program Sold This Sun-Soaked Semi In Swansea


How Urbaneer’s Toronto Real Estate Marketing Program Sold This Cool Condo In The Entertainment District


How Urbaneer’s Toronto Real Estate Marketing Program Sold This 1930’s Swansea Bungalow


How Urbaneer’s Toronto Real Estate Marketing Program Sold This Roncesvalles Duplex In The Pandemic


How Urbaneer’s Tailored Toronto Real Estate Marketing Program Sold This House During The Pandemic


How Urbaneer’s Tailored Toronto Real Estate Marketing Sold This Condo During The Pandemic




Looking for the services of an on-trend well-informed experienced realtor who has been a consistent Top Producer for 3 decades?

We’d love to introduce your services to you.

Serving first and second-time Buyers, relocations, renovators, and those building their long-term property portfolios, our mandate is to help clients choose the property which will realize the highest future return on their investment while ensuring the property best serves their practical needs and their dream of “Home” during their ownership.

Are you considering selling? We welcome providing you with a comprehensive assessment free of charge, including determining your Buyer profile, ways to optimize your return on investment, and tailoring the listing process to suit your circumstance. Check out How Urbaneer’s Custom Marketing Program Sold This Handsome Edwardian Residence In East York to learn more about what we do!

Consider letting Urbaneer guide you through your Buying or Selling process, without pressure, or hassle.

We are here to help!




Thanks for reading!


-The Urbaneer Team

Steven Fudge, Sales Representative
& The Innovative Urbaneer Team
Bosley Real Estate Ltd., Brokerage – (416) 322-800


– we’re here to earn your trust, then your business –

Celebrating Thirty-One Years As A Top-Producing Toronto Realtor


*Did you know we were recently listed as one of The Top 25 Toronto Real Estate Agents To Follow On Twitter! – The Top 50 Blogs On Toronto – and The Top 100 Real Estate Blogs In Canada? Consider signing up in the box below to receive our FREE monthly e-newsletter on housing, culture and design including our love for unique urban homes and other Toronto real estate!

*Love Canadian Housing? Check out Steve’s University Student Mentorship site called Canadian Real Estate, Housing & Home which focuses on architecture, landscape, design, products, and real estate in Canada!


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