January 20, 2016
Calgary Foreclosure Listings - What to Expect.
I am beginning to see more listings for foreclosures and judicial sales and also beginning to receive more inquiries regarding these types of listings. In 2015 the residential market saw exceptionally low record foreclosure rates so we aren't as used to seeing them. As such, here is a bit of information about what to expect.
Judicial listings are those where a property is being sold by order of the court. The owners on title are often in financial hardship, part of a dispute or some other court matter. In the case of judicial listings, the property owners still remain on title and most often live at the property.
Foreclosure listings are those where the property title has been transferred to another party such as a bank, lender or lawyer and they are selling the property. These properties are often vacant.
Some things to consider:
1. These properties are often marketed at close to market value. Careful review of pricing is needed as they aren't always a great deal.
2. A real property report (RPR) is often not available to buyers. They purchase at their own risk in most cases.
3. Condo documents are often not available to the buyers. Buyers have to access these documents at their own cost in most cases.
4. The property is often sold as is/where is on the day of possession with little or no property history available. The buyer must accept this condition.
5. Offers on these properties are presented in court and are public documents. Most often offers are required to be without any conditions such as financing or home inspection. It is very important to speak to your own lender when considering such a property as your approvals need further review and to be prepared prior to making an offer.
A couple other items only apply to occupied properties or where owners are still on title:
6. Access can be difficult and owners may or may not be at the residence.
7. Owners on title can pay down their mortgage and keep the property up until the day they are no longer owners.
8. Be respectful. You never know someone else's situation.
If you wish more information just contact me directly.
January 14, 2016
Calgary Real Estate Market Update - Jan 14, 2016
Hi everyone and Happy 2016! I wish you all the very best and a great full year of happiness, good health and a great adventure or two.
The Alberta government could have used the recent Powerball jackpot to offset revenue loses from our oil and gas industry but I doubt they bought tickets. :)
While we are all busy trying to go about our business and have a great 2016, the news is going to make us think it is the end of the world economically. It's not. I mean, it's not great, but we will can still have dinner with our family and be content in our warm homes. We will face some challenges, but we are strong willed and as hard working Albertans, we that know the roller coaster goes down and it goes up. We just don't know how long the ride is.
There are a whole lot of folks out there, first time buyers and investors especially, waiting to time the market for the low and the perfect purchase. But compared to what? We have such short memories. That's going to be rather hard to predict, but when the bell goes they will all flock. In the meantime, it's time to get connected to a great realtor to help you sell your home or find the right one. Selling is about timing, strategy, pricing and presentation. It takes some hustle to get things going and knowledge about your home and market segment.
While some folks are waiting for the perfect time, life goes on. Folks get married, have kids, kids move away, the snow gets annoying in the long driveway, maybe you won the lottery, may you want to downsize, or you might need a home office. Whatever the case may be, you still need a home. Give me a call and I will do my very best to help you achieve your goals and keep you well informed as we ride out an overly interesting start to the year.
You can reach me directly at 403 850 2446 or via email at email@example.com
January 6, 2016
2016 Calgary Community Changes Published and Active
As of yesterday the changes to Calgary Zones and Communities was published and the neighbourhoods page and other search functions have now been updated.
There are now 8 zones rathar than 4 and many community names were updated to be in line with the City of Calgary neighbourhood naming and boundaries. As such there have been many changes on the website to match.
Should you find any issues or wish specific information please contact me anytime and I will make sure you have the information you need.
To view the changes please visit the neighbhourhoods search.
January 5, 2016
Just Listed - 2304 928 Arbour Lake Road NW
Top floor two bedroom and two bathroom corner unit in Calvannah Village of Arbour Lake. This bright and spacious unit takes advantage of the corner with lots of windows and a great layout. The entry is private with the remaining unit not visible from the door. The short hall opens up to a large open kitchen, dining room and living room. The kitchen offers many cabinets for storage and ample counter space. Open to the living area, the layout is great for entertaining visitors and family. Large windows run along the entire back wall. To the right is the second bedroom, a full bath and around the corner a spacious master bedroom with separate ensuite, walk thru closet and a city view. Insuite laundry. Underground parking and storage. Exceptionally clean and well cared for, this unit is move in ready. Please contact your Realtor to book your private showing. Age restrictions apply in this complex.
Full property details for 2304 - 928 Arbour Lake Road NW
December 10, 2015
Market Update - Dec 10, 2015
The official Calgary Real Estate board statistics were released for November 2015 with no surprises based on true day to day activity in the market. The Calgary real estate market is experiencing the consequences of the slow down in our economy and ongoing challenges in the oil markets.
Inventories are up and sales are coming down compared to the same period last year. The higher the price point, the more challenging it is for sellers to see interest in their properties. As we enter the quieter winter season of slower sales and some reductions in price, some investors begin to more carefully watch the market for opportunities in the new year.
The adjusted rates, benchmark rates, average rates and all the surrounding statistics you may read are great to determine the general sense of the market, but if you are selling you do need some detailed evaluation and advice. Now is not the time to over price a property to test the market if you truly wish to sell your home.
As a buyer, the coming months may be an opportunity to enter the market depending on the price point and type of property you are considering. As various market trends collide the pricing of some properties may align with your wish list.
Some articles on real estate purchases seem to treat homes like stocks. They are not. We all need a place to call home. Whether purchasing a home or renting, there are monthly costs and benefits to both depending on situations and goals. Should you be considering a move to a new property in the coming months do give me a call so we can discuss the strategies to assist you in finding the right house at the right price.
All the best this holiday season. Merry Christmas!!!! and all the best to you all in 2016.
November 23, 2015
The Calgary MLS Maps are Changing January 2016
In January of 2016 the Calgary MLS system maps will be updated to reflect the naming conventions and boundaries used by the City of Calgary.
As such, this website will also be updated to reflect the new zoning and mapping. While we had 4 zones currently, the maps will be moving to an 8 Zone structure including North, Northeast, East, Southeast, South, West, Northwest and City Centre. Some community names are also being consolidated or updated.
Should you have any questions about searching for homes or wish some help in finding the information you need just give me a call or email me anytime. I'm happy to help.
November 3, 2015
Real Estate Market Update - Nov 3 2015
The current economic climate in Alberta continues to decline. Calgary Real Estate sales and pricing statistics continue to post lower sales and pricing numbers than the same time last year. For the last few months we have seen average prices decline in large part due to a reduction in luxury sales. As there were less high end sales in the total sales figures the average prices were reducing. However, benchmark prices (comparables of average properties over time) posted much smaller adjustments than average prices. The benchmark price statistics are now also showing a stronger downward trend meaning typical homes are also seeing a reduction in the overall sales price. This is especially true in the apartment sector.
The rental market is also currently seeing adjusted trends with an increase in inventory levels which we haven't seen for some time. This allows folks more options both in the rental market and home ownership market.
Buyers have many options so sellers have to work hard to present their homes well and pricing and marketing must be on point for properties to sell at top dollar.
From the CREB monthly statistics summary:
Benchmark prices declined 0.7 per cent from the previous month, and 1.2 per cent from the same time last year, to $453,100.
The steepest declines occurred in the apartment sector, where the benchmark price fell to $288,300, a 0.8 per cent decline from September and nearly four per cent from the same time last year.
If you are wishing to purchase or sell your home do give me a call. Preparation is key in this market and we can work together to ensure your goals are met.
October 14, 2015
Calgary Real Estate Market Update - Oct 14 2015
Well fall is in the air and with it changes to the Candian landscape and potentially the housing market are coming. October 19, 2015 is the date scheduled for the 42nd Canadian general election, to elect members to the House of Commons of Canada. Today there are 308 seats at the Parliament, the vast majority by guess are also homeowners. This number will be increased to 338 in 2015 likely resulting with even more homeowners in Parliament. Despite challenging economic times in Alberta and Calgary, people still need a place to live and investing in real estate either as a pure investment or primary residence grants you the security and certainty that even the upcoming election may not.
It's true that the market in Calgary has softened. In most segments we have seen prices drop and homes that aren't well maintained or in optimal locations remain on the market for longer periods of time. That's not too say the entire market is stagnant. I'm am still very active helping great people find wonderful homes, just there is more inventory to choose from and it affords my buyers the opportunity to be more selective in some circumstances. The luxury market especially has a large number of listings available.
One thing is certain, home ownership is still a large portion of a family's assets and potential for growth. We have all seen the cyclical economic and political waves come and go but year over year, decade over decade, home values tend to rise.
Now is a great time to consider home ownership or moving to a new location or home that better suits your needs. Whether it's that extra bedroom, greenspace, a quieter street or a location closer to transit or schools, there are more options for you today than this time last year.
If you have any questions or would like to discuss the market and your real estate opportunities in Calgary please don't hesitate to contact me. I look forward to assisting you with any of your real estate needs.
September 3, 2015
Real Estate Market Update - Sept 3, 2015
The August Calgary real estate numbers are out and reflect the current economic climate. Signs are up longer than earlier this year with fewer reported sales than this time last year. The turnover, however, really all depends on price point and location. If you are looking for that great detached home under $500,000 it isn't a buyer's market.
As of right now there are 930 active detached homes in the city under $500,000. However 587 such homes have also sold in the last 30 days. That is seller territory. Now break it down by area and the numbers shift.
The apartment segment is seeing the largest number of available options. With both resale and new construction options out there it is a great time for a buyer to review their rent vs buy numbers. Just remember not all builders are created equal so get the right guidance before jumping forth and maybe have your lawyer read the paperwork.
With the election on the horizon and so much rhetoric out there that is more political than reality let us all pull out the crystal ball to predict where things will settle in the coming months. This is Calgary after all.
If you need detailed information to make an informed decision regarding your real estate needs just give me a call directly at 403 850 2446. I am happy to help.
August 12, 2015
Just Listed - 122 345 Rocky Vista Park NW. Original Owners!
Original owners. This warm and welcoming 2 bedroom /2 bath condo at the Pavillions of Rocky Ridge is within walking distance of Tuscany LRT. Exceptionally well cared for and clean, this unit is painted with neutral colors and recent upgrades include 6 ¼ inch plank floors throughout the entire unit except the laundry. Facing west the unit is on the main floor and overlooks the enclosed patio between the buildings. The balcony is inviting and sheltered from the elements. The property is fully accessible via ramps. The open floorplan allows for the master bedroom with 3 piece ensuite and walk in closet to the right and a spacious bedroom and 4 piece bathroom to the left of the living room, spacious eat in kitchen and in suite laundry. Amenities provides access to secure bike storage, underground parking, exercise room, games room, theatre, salon, tennis courts and more. Titled underground parking spot #236. Pets permitted within restrictions. Book your private showing today.
View all property details for 122 - 345 Rocky Vista Park NW in Rocky Ridge, Calgary.
August 11, 2015
Calgary Real Estate Market Update - August 12, 2015
Over the last few weeks the Calgary real estate market has hit its usual summer lull. While folks head on holiday and out to enjoy everything that's wonderful about an Alberta summer, the real estate market is continuing the seasonal trend in the background. While sales are down from last year so are new listings so that overall ratios remain balanced. The amount of inventory available for buyers is very dependent on the area of the city and price point. I have ample options to show some buyers others are waiting on new listings as there is little out there that matches their needs. Active list pricing is absolutely no indication of the current sales price reality so please do not use active listings as an evaluative tool in reviewing your own property.
Economic indicators, oil prices and the global uncertainty continues to be at top of mind and folks are making careful decisions. Buyers are running numbers and some have chosen to buy below their thresholds or taken other conservative action.
What I find very surprising in this type of uncertain market, is the number of sellers that make no efforts to show their property. Be it either very restrictive showing times, very long response times for showing requests or just plain unkept properties. I've shown dozens of homes priced from the $200,000 to the $1,000,000 range in the last couple of months and was really surprised how many homes didn't take care to address basic presentation issues:
1. Odours. It is hot. The odours from garbage, exercise gear and pets can get very strong. Do something about it.
2. Cleaning. This is showing 101. There's nothing like dirty laundry strewn all over a master suite to turn off a buyer. Especially when viewing homes at $800,000 and up. Really?
3. Maintenance. If you present a home for sale that has obviously not been maintained then buyers will look at the other dozen options open to them or expect a discount. If it doesn't come up at the offer it is sure to do so with inspection.
If you are in the market to sell your home then be prepared and work with a realtor that answers their phone. I'm not naming names, but one realtor took 3 days to answer our calls for information about a property. By the time they got back to us we had already moved forward on another home. We're not on island time here :)
As always, if you have any questions about the market, your home or a unique situation that needs some guidance, please give me a call. I'm happy to help. You can reach me directly at 403 850 2446 or firstname.lastname@example.org.
July 14, 2015
Just Listed - 3 Bedroom Townhouse at 51 - 3809 45 St SW Calgary
Enjoy the evening sun on your private back patio. This 3 bedroom townhouse has been upgraded, well cared for and it shows. Inside you will find an open living room, updated kitchen with granite counters and spacious eating nook all with warm laminate floors. The laundry is also on the main level. Upstairs are three bedrooms including a very spacious master bedroom and a 4 piece full bath with tiled tub surround. This complex is pet friendly and one of the few options that offer a private fenced yard and garden. This unit is on the west side of the complex looking out to the street beyond and not overlooking any other properties. The complex recently upgraded all windows, doors, stucco, siding and fencing. Walking distance to Westhill Shopping, transit and a short distance to Mt Royal University. Book your private showing today.
Full property details and photos for unit 51 at 3809 45 St SW, Calgary - Regent Gardens
June 29, 2015
Just Listed - 410 345 Rocky Vista Park NW - Amazing top floor unit in the Pavillions
Are you looking for that perfect 2 bedroom 2 bathroom condo to call home? The one on the top floor, with an open view and an even better one from the balcony? In a well run complex? Of course it has insuite laundry and a titled parking spot. Amenities include an exercise room, tennis courts, games room and more? Oh and you can walk to the LRT.
Original owners. This warm and bright top floor 2 bedroom, 2 bathroom unit at the Pavillions of Rocky Ridge has been well maintained and occupied by the original owners. Recent improvements include professional painting with designer colours, new carpet throughout and a new dishwasher. With an unobstructed view to the city, COP and more, the light flows into the upper windows of the vaulted living room with corner gas fireplace. Vaulted ceilings in the living room are only in the top floor units. The open floorplan makes best use of space and layout. The master bedroom and ensuite with standing shower are to the left, while the second bedroom, second 4 piece bath and laundry are to the right of the living room. Amenities provides access to secure bike storage, underground parking, exercise room, games room, theatre, salon, tennis courts and more. Amazing location within walking distance to the Tuscany LRT station. Titled parking included with the unit is just a few spots from the elevator doors #135.
FULL details, pricing and photos for unit 410 345 Rocky Vista Park NW in the Pavillions of Rocky Ridge, Calgary.
June 11, 2015
Just Listed - 105 1810 11 Ave SW
Located within a 2 minute walk of the Sunalta LRT station, this great 2 bedroom / 1 bath unit offers some great features. Located at the back of the building, this unit is quiet and has a large patio for you to enjoy. The patio looks out to a fenced greenspace open to just the lower units. With just a small office building beyond it is a great spot to relax and unwind. Inside, the kitchen is upgraded with stainless steel appliances and is open to the living area. A laundry/storage area with washer hookup are just by the front door. You can install your own washer/dryer combo or use the laundry facilities across the hall. The two bedrooms are a good size and the main bedroom also has a large walk in closet. The unit provides one underground parking stall as well as access to secure bike storage. Enjoy the amenities of Sunalta and the easy downtown commute. Book your showing today.
View all property details and photos for 105 - 1810 11 Ave SW, Calgary.
June 5, 2015
Calgary Real Estate Market Update - June 5, 2015
The official word on the street is that the Calgary real estate market has moved toward balanced market conditions. What does that mean? Overall, the number of available listings and monthly sales are showing an overall balance between sellers and buyers. Well presented, well priced homes will sell for close to list price in a reasonable amount of time.
There is however a big difference based on location and price category. The upcoming inventory of new apartment construction seems to be a factor in that segment with a continued slowdown vs other property types. The luxury market also has a larger inventory base.
All that being said, it is really hard to find a good affordable home for folks. Things in the lower price point move fast.
The speculation about our market is rather insane. The thing that strikes me the most is that some folks seem to forget that residential real estate means homes. You can't just sell your house and wait out the market without somewhere else to be. Our rental market is very strong and rental rates are often higher than mortgage rates. Your choice is to buy, rent or couch surf.
If you are considering a move and need some real information regarding the value and market for your home just give me a call. I'm happy to help.
May 5, 2015
Just Listed - 64 New Brighton Drive SE
Original owners. Pride of ownership evident in this well designed Morrison built home in New Brighton. Located less than a block away from the New Brighton Elementary school under construction and local community recreation facilities this 2 storey home is move in ready with fresh paint, new carpets and new hot water tank. The main floor provides an open concept living room, dining room and spacious kitchen with stainless steel appliances, granite counters and maple cabinets. Beautiful hardwood floors run the main level. A powder room and laundry are tucked away on the main level. Up the staircase to the left is a large and bright bonus room. The spacious master bedroom is complete with walk in closet and 4 piece ensuite with separate tub and shower. Two additional bedrooms and a full bath complete the upper level. The basement is unfinished with roughed-in bath and great open layout. The large back deck and yard are perfect for outdoor entertaining. Double attached garage.
May 5, 2015
Calgary Real Estate Market Update May 5 2015
Somewhere between the big economic headlines, the election and a playoff run, our real estate market seems to be taking a bit of a turn though not sure who is noticing YET.
For whatever reason, our inventory pushed up hard at the start of the year, but now new listings are coming to market at a slower pace than expected seasonally. According to CREB, After the fifth consecutive monthly benchmark price decline in Calgary, the number of new home listings eased to 3,064 units in April, a decrease of 18 per cent over the previous year. The interesting part starts happening when you slice and dice numbers to look at location and price point.
For example. There are currently 222 active detached homes under $500,000 in SE Calgary (Zone D). Sound like a lot? Not much really especially when 190 such homes sold in the last 30 days. That is only 1.2 months of inventory.
If you are looking at a higher price point the world looks different. There are 153 active detached homes on market in SE Calgary right now. 20 such homes have sold in the last 30 days. Here we see 7.65 months of inventory.
A big number I personally watch is the ratio of new listing/sale. It is a strong indicator of what is happening in the market outside of general sales numbers. We have been slowly moving from a New Listings/Sale ratio in the 40% range to 50% to now in the mid 60's. The trend indicates we are moving back towards a balanced market (and even seller's market in some pockets). Where our inventory was 100% higher than last year it is now 46% higher when looking at the total Calgary Residential Numbers for April 2015.
This weekend one of my listings went under contract, another sold firm yesterday and I just listing another. The cycle continues. So if you are waiting for a bottom..... work with someone who ensures you have the information to decide for yourself where that magic mark may be.
All CREB Statistics.
April 24, 2015
Just Listed 336 Ascot Circle SW
Beautifully finished 3 bedroom, 2 1/2 bath end unit townhouse with double garage located in the Enclave of Castle Keep in sought after Aspen Woods. This end unit provides many additional side windows so the entire property is light and open. Immaculately maintained it is in as-new condition. The SW facing patio with gas BBQ line is just off the dining room which is open to the kitchen and family room. The front windows all look out to the tree grove and greenspace. Upgrades include quartz counters, stainless steel appliances and large centre island with raised bar. Hardwood floors run the length of the main level. Upstairs are 3 bedrooms including a master bedroom with walk in closet and 3 piece bath with extra- large, standing shower. The laundry is located on the upper level. Walking distance to Webber Academy and very close to Aspen Landing and the LRT. Showings by appointment only.
View all property details and photos for 336 Ascot Circle SW Calgary.
April 6, 2015
Calgary Real Estate Market Update - April 6, 2015
It is just after the Easter holiday. Most folks with children will be returning to normal routines after the spring school breaks. There's a touch of snow on the ground, but it should be gone in a couple of days, and with spring comes our seasonally busiest time of the year in Calgary's real estate market.
On Saturday I was showing a client homes in NW Calgary. Of the 8 we wished to view, 4 were under contract. Price range $400,000 - $440,000. As sellers now most often keep their listings active during the condition period, there is lag time before the status is posted on a property. Very few conditionally sold (CS) signs are now posted so we most often only see the property Active and then Sold when looking at the sign in the front yard. A Realtor can determine through their online systems the actual status of the property in question. Has this aspect changed part of your perception of the market? I always want my clients to have the best available information to help them make informed decisions.
I watch numbers such as rates of new listings (which are now lower than last year for the recent few weeks), sales to list ratios, list price to sale price ratios, and some other interesting statistics / market trends. There's a whole lot more to talk about than the average price posted on the evening news. If you want to chat about your plans I'm happy to share my opinion. It does really matter on location, condition, property type, price range and who you engage to help you with the process. Homeowners and investors make different choices. We all need a home and need to live somewhere. Whether renting or buying, do your math and I'm here if you have any questions.
Here are some interesting tidbits that could save you some money if you are planning a purchase this spring.
On July 1 the land title fees are increasing as part of the new Alberta budget. Close on your home before June 15 to ensure your registration avoid the July 1 fee increase. It will be the registration date, not your closing date, which will determine the fee you pay so closing by mid-June provides roughly 2 weeks for the registration of the property to transfer.
CMHC is increasing mortgage insurance fees for those with less than a 10% downpayment effective June 1. For the average Canadian homeowner the higher premium will result in an increase of approximately $5 to their monthly mortgage payment. You can avoid the premium increase by getting your preapproval in place before the deadline.
For all your real estate needs or questions I'm here to help. Please contact me at email@example.com
April 5, 2015
Just Listed - 27 Nolanfield Heights NW Calgary
This move in ready home in Nolan Hill is walking distance to the parks and new retail under development. The Trico Homes Delbridge II offers an open plan layout across the entire main level. The living room flows to a large dining area and then to the large kitchen with stainless steel appliances, quartz countertops, dark maple cabinets and large island which looks out to the main level. This is a great entertaining space to host friends and family. Large windows, hardwood floors and stone work around the gas fireplace add to the appeal. Step out to the south facing deck complete with stairs to the backyard. The main floor also offers laundry, powder room and a spacious entry. Upstairs provides a bright master bedroom with 4 piece ensuite with separate tub and shower as well as a walk-in closet. A full bath and two additional bedrooms complete the upper level. The basement is unfinished with large windows and roughed-in bath. Double rear gravel parking pad with ample room for a garage.
Property details, photos and floorplan details for 27 Nolanfield Heights NW Calgary.