I like you, but your numbers conflict with the numbers put out by the real estate board.

All my numbers come from all the boards. Nowhere else. The boards put out the best numbers. Average price, median price, benchmark price, seasonal adj price etc. But you have to pick the right ones for your purpose. I like to pick the averages – because they were actual deals done in an actual month.

A great example of confusing is this week’s posting of transactions from the Toronto Real Estate Board

1. Action sales Feb 2022 = 9,028. Actual numbers of sales Feb 2023 = 4,783 – DOWN = 47%
2. Season adjust Jan 2023 =4,814. Seasonal adjusted Feb 2023 = 5,224    UP + 8.5%

If you see number 2 all is well, even downright good. UP 8.5%
If you see number 1 all is bad, very bad. Down 47%.
To compare these side by side is ridiculous until you also quote January 2022 versus Feb 2022.