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Iris Calloway · Field & Forsythe Realty
Every home is a threshold.
Established 2011Ontario, Canada
The houses I love are the ones that have already lived a little — a porch worn smooth by forty winters, a bay window that holds the afternoon. I help people cross the threshold into those homes, and help others leave them well. No funnels, no pressure, no automated guess at what your home is worth.
Tell me what you're after — a street, a style, a timeline. I write back, personally.
Contact Iris 02 — AppointmentsAn hour at your table or over coffee to map what's possible, with no obligation.
Book a time 03 — AppraisalWhat your home is genuinely worth — researched and written by a person, within 48 hours.
Request a CMA 04 — SubscriptionA short illustrated letter — new listings with a story, and what the market is really doing.
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I work in four places where the houses still have faces — brick and bay-window and porch, the kind of home you remember walking past.
Each has its own character, its own price of entry, and — quietly important — its own land-transfer tax rules. I know these four well rather than claiming the whole province.
The east end's Victorian and Edwardian rows — porches, bay windows, walkable main streets. The only region here where Toronto adds its own land-transfer tax on top of Ontario's.
Grand brick homes at half the Toronto price, an escarpment, and a genuine arts scene. Provincial land-transfer tax only — no municipal surcharge.
Heritage cottages and wine-country quiet. Character by the streetful and a slower market. Provincial LTT only; higher mill rate — plan for the tax line.
Limestone and river towns west of the GTA — some of Ontario's best-kept 19th-century streetscapes. Provincial LTT only.
The grain of a floor, the weight of a door, the cool of stone underfoot — a home is felt long before it is described.
A handful of homes currently for sale, presented the way they deserve — like a spread, not a search result.
In the live site, the Folio populates from the EstateOps listings API (active only). Sold and recently-closed data sits behind a separate registration, by rule. realtor.ca can't be embedded — each home links out to the official board page.
Ask about a home →“Iris sold our grandmother's house as if it were her own — every story intact, every cornice photographed, the right family at the door. We didn't feel sold to. We felt understood.”
“A listing tells you the square footage. A threshold tells you what it will feel like to come home.”
The calculators run entirely in your browser — nothing is sent anywhere. Set the region and the tax rules follow. Land-transfer brackets reflect Ontario (and Toronto's municipal LTT where it applies; city luxury bands above $3M are not modelled here). Property-tax figures use illustrative municipal rates and vary by year and property — always verify locally. Estimates to plan with, not quotes or advice.
A street, a style, or just a question. No obligation, no funnel.
An hour to map what's possible — at your table or over coffee.
An intake, not an instant robot estimate. I review your property and the comparable sales myself and send a written analysis within 48 hours.
A short illustrated letter — new listings with a story, and what the market is really doing.