Mimico · New Toronto · South Etobicoke
Mimico isn't one market. It's two old villages and a waterfront.
These were lakeside villages long before they were Toronto neighbourhoods, and they still carry it: modest homes on modest streets, neighbours who know each other, a village strip around Royal York and Lake Shore, and parks — Colonel Samuel Smith, the boardwalk at Mimico Waterfront Park — that do the heavy lifting on value. Price it like downtown and you'll sit. Price it like the village it is, presented properly, and it moves.
We're Jim Emilson and Joseph De Souza — Better Properties Real Estate Group with Royal LePage Signature Realty. Jim's been selling these streets since the mid-2010s, as Emilson Group before the Better Properties launch — detached homes on the village streets, condos by the water. Same lake, completely different buyers.
Guide updated · October 2026
Four moves. No fluff.
A Mimico detached home and a New Toronto condo attract different buyers at different numbers. We pull comparables from your streets — the ones your buyer is actually comparing against.
The boardwalk, the village strip, the neighbours who know each other — that's what buyers are really buying here. We make sure the listing says it.
The showing feedback never lies: it's always the little stuff. We'd walk your home and hand you the short, honest list — what to do, what to skip.
Markets shift. If the first launch doesn't find its buyer, we reposition with intent — new presentation, new price, new momentum. Not panic. Strategy.
Real homes in the village. Different streets, same approach.
37 Wheatfield Road
Listed at $1,049,000
3 bedrooms · 2 bathrooms · detached
An April 2021 sale on a classic Mimico street — presented for the family buyer, priced off village comparables.
Represented the seller · April 2021 · as Emilson Group
Read the story →143 Lake Crescent
Listed at $899,000
2 bedrooms · 1 bathroom
A November 2020 sale steps from the lake — location did the talking, presentation closed it.
Represented the seller · November 2020 · as Emilson Group
A listing agent who knows what local buyers are actually looking for — because we've represented them.
Lake and Towns · 260 Twelfth Street
Listed at $739,900
2 bedrooms · 3 bathrooms · townhome
Bought for our clients in New Toronto's townhome stock.
Represented the buyer
100 Lake Shore Drive
Listed at $1,299,000
3 bedrooms · 2 bathrooms
Bought for our clients — waterfront-adjacent, village-priced.
Represented the buyer
September 2026 · TRREB District W06 · detached houses
Source: TRREB Market Watch, September 2026. District figures cover the TRREB district this neighbourhood sits in — TRREB does not publish neighbourhood-level data.
★★★★★ 5.0 · 35 Google reviews
“He is very knowledgeable about the market and the area and is willing to share all that information. He never made me feel pressured to make a decision.” — Janine, Google review
Straight answers, no sales pitch.
Recent sales on your street and the streets like it — not the Etobicoke average, and definitely not downtown's. Village streets have their own logic. We'd pull the comparables and walk you through them, line by line.
Yes — but it depends how near, and what you face. A lake glimpse and a boardwalk stroll are different premiums. We price the actual advantage, not the postal code.
It depends — on your financing, your timeline, and the market you're selling into. We'd map both sequences and show you the trade-offs. Then you decide.
Then the strategy was wrong, not the house. We've repositioned homes that stalled — new presentation, honest repricing — and sold them.
Yes. And it makes us better listing agents — we know what the person on the other side of your deal is thinking, because we sit next to them every week.
We sell across Toronto and the GTA.
Thinking of selling?
Honest numbers, no obligation. Tell us about your home and your timeline.