Terms of Use
Danny Macedo, REALTOR®
Please read these terms and conditions carefully before using this site. This site is provided by Danny Macedo, REALTOR®, Royal LePage Supreme Realty, Brokerage ("we", "us" or "our"). By using this site, you agree to be bound by the terms set out below. If you do not agree with these terms, please do not use this site.
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By accessing or using this site (the "Site"), located at www.macedorealestategroup.com, you agree to the terms of this Agreement, which constitutes the entire agreement between you and us regarding your use of the Site and its content. We may amend this Agreement from time to time. The current version will always be posted on the Site, and your continued use of the Site after any change constitutes acceptance of the revised terms.
Real Estate Regulatory Notice
This Site is operated in connection with real estate services provided in Ontario by Danny Macedo, REALTOR®, a registrant with the Real Estate Council of Ontario (RECO), operating under Royal LePage Supreme Realty, Brokerage. All real estate services referenced on this Site are provided in accordance with the Trust in Real Estate Services Act, 2002 (TRESA) and the regulations and code of ethics administered by RECO. Nothing on this Site should be taken as a substitute for representation agreements or disclosures required under TRESA.
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You agree to indemnify and hold harmless Danny Macedo, REALTOR®, and Royal LePage Supreme Realty, Brokerage, together with their officers, employees and agents, from any liability, loss, damage, claim or expense, including reasonable legal fees, arising from your breach of this Agreement or your use of the Site.
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The content and services provided through this Site are provided "as is" and "as available". To the extent permitted by applicable Ontario and Canadian law, we disclaim all warranties, express or implied, including warranties of merchantability, fitness for a particular purpose and non-infringement. The Site may contain errors or omissions. We are not liable for any indirect, incidental or consequential damages, including loss of business or loss of profit, arising from your use of or inability to use the Site, except where such liability cannot be excluded under Ontario consumer protection law.
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This Site collects personal information through its contact and enquiry forms, including at minimum names, telephone numbers and email addresses. That information is collected, used and disclosed in accordance with the Personal Information Protection and Electronic Documents Act (PIPEDA). Because the Site actively collects personal information, a standalone Privacy Policy is required, and should be linked from this page and from every form on the Site, disclosing what is collected, why, who it may be shared with, how long it is retained, and how a visitor can access, correct or request deletion of their information. That Privacy Policy has not yet been drafted and should be treated as an outstanding item before any form on the Site goes live or continues collecting data.
Accessibility
We aim to meet the requirements of the Accessibility for Ontarians with Disabilities Act, 2005 (AODA) in the design and operation of this Site. If you encounter an accessibility barrier, please contact us at [email protected].
Governing Law and Jurisdiction
This Agreement is governed by the laws of the Province of Ontario and the federal laws of Canada applicable in Ontario, without regard to conflict of law principles. Any dispute arising from this Agreement or your use of the Site shall be subject to the exclusive jurisdiction of the courts of Ontario.
Contact and General
This Site is operated by Danny Macedo, REALTOR®, Royal LePage Supreme Realty, Brokerage, 110 Weston Road, Toronto, Ontario, M6N 0A6. You may contact us at [email protected]. If any provision of this Agreement is found to be unenforceable, the remaining provisions will continue in full force.
Last updated: September 10th, 2026
Royal LePage® Supreme Realty, Brokerage
110 Weston Road
Toronto, ON M6N 0A6
Call 416-535-8000
Text 647-931-5151
Copyright 2026. Macedo Real Estate Group, Danny Macedo, Sales Representative, Anthony Rocco Macedo, Sales Representative, Royal LePage Supreme Realty, Brokerage all rights reserved assumes no responsibility for the accuracy of any information shown. The information provided herein must only be used by consumers that have a bona fide interest in the purchase, sale or lease of real estate and may not be used for any commercial purpose or any other purpose.
Elite Broker Blogs
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Where Sellers Got Asking Price in July 2026 and Where They Did Not
What the sale-to-list price ratio tells you
The sale-to-list price ratio, or SP/LP, compares what a property sold for against what it was listed at. A ratio of 100 per cent means the average sale in that area closed at the asking price. Above 100, sellers got more than they asked for. Below 100, buyers negotiated the price down.
It is not a perfect measure. An agent who deliberately lists low to attract multiple offers will produce a high SP/LP even in a soft market. An agent who lists high and expects negotiation will produce a low one. But across hundreds of sales in a given area, the ratio averages out those individual strategies and gives you a useful read on where the leverage sits.
In July 2026, the GTA-wide average SP/LP for all home types was 97 per cent. That single number hides a wide range.
Where sellers did best
Toronto East was the standout. The overall SP/LP for the Toronto East district was 101 per cent, the only broad area in the GTA where sellers averaged above asking price. Within Toronto East, three districts were notably higher. E01 came in at 104 per cent, E02 at 103 per cent, and E03 at 102 per cent. E07 and E05 both recorded 101 per cent.
These are established east-end neighbourhoods. Leslieville, Riverdale, the Danforth corridor, and the Beaches. Detached inventory is limited, demand from young families remains strong, and the result is competition that pushes sale prices above list.
Durham Region also performed well at 98 per cent overall, with Ajax at 99 per cent and Oshawa at 100 per cent. These are more affordable markets where entry-level buyers are active.
Source: TRREB Market Watch, July 2026. All Home Types, all figures for July 2026.
Where buyers had room to negotiate
The other end of the spectrum sat in the luxury pockets of Toronto Central. District C12, which includes the Bridle Path and surrounding estates, recorded an SP/LP of 93 per cent. District C03, covering Forest Hill and parts of Wychwood, also came in at 93 per cent. C02, which takes in the Annex and Yorkville, was 94 per cent.
King Township, Danny's home market, recorded 94 per cent. With an average sale price of $2,028,099 and only 20 sales in the month, the luxury end of the GTA consistently shows more room for negotiation. Caledon was similar at 95 per cent.
The pattern is consistent. The higher the price point, the more likely the buyer was able to negotiate below asking.
The middle ground
Most of the GTA sat between 96 and 98 per cent. That means sellers were giving back two to four per cent on average, which on a million-dollar home translates to $20,000 to $40,000 below asking.
Here is how the major regions compared:
Durham Region, 98 per cent. York Region, 98 per cent. Toronto West, 98 per cent. Peel Region, 97 per cent. Halton Region, 96 per cent. Toronto Central, 96 per cent. Simcoe County, 96 per cent.
Within those regions, individual municipalities varied. Markham came in at 99 per cent. Vaughan sat at 97 per cent. Mississauga was 97 per cent. Burlington and Oakville were both 96 per cent.
Source: TRREB Market Watch, July 2026. All Home Types by TRREB area.
What this means if you are buying
If you are shopping in Toronto East, expect competition. Offers at or slightly above asking are the norm, and conditional offers face stiffer resistance. In the $600,000 to $900,000 range in those east-end districts, the market is tighter than the GTA average suggests.
If you are shopping in the luxury brackets, whether in central Toronto, King, or Caledon, the data says you have negotiating room. A starting offer five to seven per cent below asking is not insulting in a market where the average sale closes at 93 to 95 per cent of list.
What this means if you are selling
Price to the market you are actually in, not the GTA average. If you are listing in Toronto East, the data supports pricing at or near the number you want, because the area is producing above-asking results. If you are listing a luxury property in C12 or King, the data says your buyer is likely to negotiate, and pricing with that expectation built in is better than pricing high and waiting.
The SP/LP ratio does not tell the whole story. Days on market, months of inventory, and the ratio of new listings to sales all contribute. But it is the one number that answers the simplest question a seller has: will I get what I am asking for?
In July 2026, the honest answer was: it depends entirely on where you are.
If you want to see how these numbers apply to your neighbourhood, call me at 416-560-4983.
