April 5, 2017
Development around Canada Olympic Park and the west side of the TransCanada Corridor
As we approach the construction season of 2017, it seemed a good time to get caught up on some of the major development and transportation projects in NW / West Calgary especially so much happening around Canada Olympic Park (COP) and the Trans Canada Corridor. This is a longer post than intended but I have so much to share with you!
You may have also noticed signage regarding some of the new communities soon to be starting construction in the area. The stages of development and detailed information vary for each site. As well, the names for some areas on the City of Calgary website differ from the advertised community or project names.
New Development Projects/Communities:
Trinity Hills / Medicine Hill / Paskapoo Slopes:
The first zone is the area in the SW corner of the Trans Canada and Sarcee Trail interchange between the interchange and COP. This area is called Medicine Hill/East Paskapoo Slopes on the City of Calgary site. The main name from a community perspective seems to be Trinity Hills. This area is currently proposed to include a supermarket, retail and residential properties.
City of Calgary: City Information for East Paskapoo
Developer Information: Trinity Hills
Parkside / Greenbriar / Greenwich:
The second zone is the area on the NW corner of the Stoney Trail and Trans Canada interchange between the interchange and Bowfort Road. This area is currently cleared on the west section and looks to be close to start of development. This area is expected to include retail, office and residential properties.
City of Calgary: City Information for Parkside (west section)
Developer information: Melcor's Greenwich Calgary
Shape / Calgary West:
This area is located just south of the Trans Canada on the east side of the community of Crestmont. The developer site notes: "This mixed-use open air regional shopping centre calls for 650,000 square feet of retail, and some 800-1,000 on-site residences."
Ciyt of Calgary: City Information for Shape
Developer information: Shape Properties's Calgary West
Loblaws / BVX Corp:
This area is located immediately southwest of the Trans Canada Stoney Trail interchange. Proposed use is 1325 residentail units, grocery store and supporting commerical, retail and office space. To be developed by Loblaw Properties West and BVX Corporation.
City of Calgary Information: Proposal Summary Only
Crestmont Phase 4:
To be developed by Qualico Communities. Within this space, there will be approximately 516 dwellings ranging from single-detached, semi-detached and townhouses.
City of Calgary: City Information for Crestmont Phase 4
Bearspaw in Haskayne:
The Haskayne Area Structure Plan was approved in 2015. This covers the area south of Tuscany, north of the reservoir and west to Rocky View County.
City of Cagary: City Information or Haskayne
Developer information: Brookfield's Bearspaw
A unique development located surrounding the Alberta Children's Hospital and west of the University of Calgary. Numerous residential projects will be developed in this large project. A unique difference in our market is that University District will offer leases on parcels for a 99-year term. The conclusion of this term will either see an extension of the lease or a purchase back at fair market value.
West Campus Development Trust
Developer Information - University District Discovery Centre
Stadium Shopping Centre:
This area will be redeveloped by the property owners, Western Securities. Redevelopment Plan
Calgary is building. Where are you going to call home? Contact Monika at 403 850 2446 to help you make your best move.
April 4, 2017
April 4 2017 Calgary Real Estate Market Update
The headlines read that the housing market is stabilizing as we enter spring. That does seem to be the case for detached homes in general and attached homes in some areas. However, it also seems to mean that some folks selling are feeling that since the turnaround has begun that prices have followed. They have not. Not yet. Inventory remains low with less homes on the market than last year with sales numbers increasing, but those overpriced homes are not selling. Pricing appropriately for today's market is key to getting your home sold, not just listed.
Unfortunately the apartment sector is not seeing the stabilization. As of today's numbers sales are up significantly and listings are starting to edge up. Until the supply/demand numbers are stabilized we won't see pricing stabilize in this sector especially given the volume of new construction which is not reflected in the MLS listing numbers.
From the CREB stats report:
Unadjusted detached benchmark prices totaled $503,900 in March, 0.4 per cent above last month and similar to levels recorded last year. Meanwhile, Apartment and attached prices continue to remain well below levels recorded last year.
The spring/early summer market is the most active in the city. Having the right strategy is key to take best advantage of this period.
A couple other items to note this month:
- If you are moving between similar priced properties in the city and you do not have much equity in your current home, please PLEASE contact your lender before you list your home. The current mortgage rules may dictate that while you qualified for the $480,000 property you live in a couple years ago, you now may qualify for less. This is very important information before you list your home.
- Developers and lot hunters are back in the market. If you are considering the sale of a lot with redevelopment potential there are strategies to improve your marketability. Contact me for details.
- There are some effects throughout the city due to the start of construction for the remainder of the Calgary Ring Road. Should you be considering neighbourhoods along the corridor be sure to review the short/long term plans so you know what to expect. Some short term disruptions in some areas, but also some amazing long term transportation and commute time improvements.
As always, please contact me with any questions or plans. I'm happy to help. Reach me directly at 403 850 2446 or firstname.lastname@example.org.
April 3, 2017
What is a mortgage pre-approval? Why do you need a mortgage preapproval?
Guest post by Tammie Redelback, Mortgage Advisor, MortgageLine Powered by Dominion Lending Centres
Thinking of buying a property, but don’t know where to start? One of the inital steps is to speak to your lender about your mortgage pre-approval.
1. Get your pre-approval in place.
2. Look at property in your price point.
3. Sign an offer to purchase with a financing condition.
4. Complete your financing for a formal approval. (Usually within a few days.)
5. Complete your purchase.
A pre-approval is the best way to get started, but you should understand what a pre-approval is and what it isn’t.
What is a pre-approval?
- a formalized review of your financial status to give you information regarding mortgage options, mortgage rates offered to you and your mortgage maximums.
- allow you to understand all the documents you have to gather to formalize your mortgage approval. If you are self employed, new to Canada or requesting maximum amounts this paperwork can take some time.
- provide an understanding of your monthly costs so you can budget accordingly
- prove you peace of mind that you are searching for homes in the correct price bracket
- allows you to manage any issues before your dream home is on the line.
What is a pre-approval not?
-A pre-approval is not binding to you. A pre-approval is not the same as a final approval to purchase a specific property. It is not a guarantee of financing. There are a number of factors that come into play after the pre-approval is in place that can send your dreams of homeownership sideways. A couple of examples are:
• An approval requires a property to be scrutinized. Since a pre-approval cannot review the property (as you haven’t found it yet), it can’t be guaranteed the lender or insurer will approve the property.
• A secondary credit report can be pulled by the lender or insurer after the pre-approval is in place, if there are discrepancies, or your credit history changes they could decide not to proceed with financing.
• Mortgage rules can change and sometimes come into effect with no grandfathering.
If you make a large puchase, finance a car, change jobs, add significant funds to your credit card or fail to make regular payments on your accounts between pre-approval and purchase, you may be jeopardizing your formal approval for your home purchase.
So if things change why get a pre-approval?
A pre-approval is simply a formalized gathering of your information, and reviewing it. It won’t guarantee you will get the mortgage, but it will certainly uncover any major obstacles that might be in your way. Consider a pre-approval a pre-screening, where we take a look at your employment, credit history, your down payment, and figure out the maximum mortgage amount you can qualify for. Mortgage professionals that do a more thorough pre-approval verification are able to determine where you might get flagged by lenders and how and what to submit in order to satisfy lender mortgage requirements.
A pre-approval usually comes with a rate-hold, which is a good thing. Rates fluctuate and go up and down from time to time. Lenders will typically offer a rate hold for 90 days on a specific mortgage term. This means that if you find a property to buy in the allotted time, even if rates have gone up, you will get the rate that was guaranteed. If rates go down, you get the lower rate. It’s a win win.
Buying a home is a process, a process that has a lot of steps that come into play. A pre-approval is one of the first steps you take. A pre-approval allows you to collect all your documentation ahead of time, handle any obstacles that may come up, have a look at your mortgage options, secure a rate hold, and will give you peace of mind as to the next steps in the process. Regardless if this is your first time buying a place or your tenth, a pre-approval is the best place to start.
For more information regarding your next preapproval contact:
Tammie Redelback, Mortgage Advisor, MortgageLine Powered by Dominion Lending Centres
Web: tammieredelback.ca; mymortgageline.ca
March 31, 2017
Just Listed - 221 Evanspark Gardens NW
Centrally located in Evanston within walking distance to schools, shopping and local parks, this modern and exceptionally cared for home is move in ready. The open concept main level with large windows, hardwood floors and great sight lines takes advantage of light and flow and highlights the kitchen with tall dark cabinets, granite counters, stainless steel appliances, sparkling tile and lighting accents. Tucked behind the walkthrough pantry is the main floor laundry/mud room and powder room. Upstairs offers 3 large bedrooms including the master bedroom and ensuite with master bath including separate tiled shower and large tub and the main bath. The other two bedrooms are well sized. Just down the hall is the bright bonus room for family fun. The landscaped and fenced backyard backs to a community pathway. Double attached garage. Unspoiled basement. Extended structural warranty to 2024 with Alberta New Home Warranty. Call for your private showing today.
View all photos and details for 221 Evanspark Gardens NW
March 14, 2017
Saving Money on Your Mortgage
Guest Post by Jason Dodd, Vice President, Verico Maximum Mortgages Inc.
Doing your research and talking to the right people can help you save thousands of dollars on your largest debt obligation, your mortgage. Surprisingly many clients are unaware of options, terms, rates and conditions that are attached to their mortgage financing. This summary will help with ideas on how to go about getting a mortgage and show you how to save money on your mortgage.
1) Consult multiple people/sources before deciding -
Many times it starts with your realtor making a recommendation for a broker or banker. The important part is to at least contact a couple people who deal in mortgage financing. Many people ask me why I would suggest this when I am trying to earn their business? Well I feel it is important for clients to experience the advice and expertise of more than one person before jumping into a large debt obligation. Mortgages are more than just rate, you need to understand the options, terms, rates and conditions which cumulate to give you a full mortgage package. Many clients are surprised at restrictions or high penalties that were not explained initially, that come back to cause high cost and aggravation in the back half of their mortgage term. Initially you should talk to and work with someone who can fully explain the process and the mortgage and is able to provide you with multiple options.
Knowledge is power and peace of mind when getting into a mortgage and home ownership. Many clients who are just comfortable with their bank are surprised to find out the large amount of good offerings that are available elsewhere in the market.
2) Utilize pre-payment options -
There is more to this than most people even consider and each client is very different. Many lenders offer varying degrees of pre-payment options and some are better suited to specific borrowers. This is a great discussion piece and you can literally save a lot of money by having the correct pre-payment options that align with your borrowing and home goals. This is why selection becomes important when deciding on a lender, if you just look at one option how will you know what is out there? By making small adjustments to monthly payments and choosing accelerated biweekly/weekly options you can dramatically reduce interest over the life of your loan. I find April is a great time to decide if you would like to make lump sum payments as spring is coming(home repairs) and also the tax man will either give or take away some money at that time. This might determine how much or little you can put towards your home.
Consider a mortgage of $400,000. 5 year fixed rate of 2.59% and monthly payments.
Your Monthly payment would be $1809.84 and you would pay $47753.89 in interest over the term and $60836.51 principal pay down.
Utilizing some pre payment options that are manageable can make a significant difference under the same scenario.
Changing payments to Bi Weekly accelerated $904.92. Applying a lump sum payment annually of $1200 (or increase payments $100 each month).
Interest is reduced to $46467.79 but you increase your principal pay down up to $77,171.82. A significant difference with making minor changes to your overall monthly budget.
3) Choose the correct term-
I have lost count over my 14 years in the industry of times I have seen clients aligned with incorrect terms. Discussing life changes, job movement, home ownership goals starts to uncover the best options for financing. 5 year fixed terms are popular because of stability and security (good points) but some clients are saddled with large penalties if they have to break early due to life changes or circumstance. Often this can be prevented by picking a shorter term or variable (closed or fixed) or open term that can accommodate more readily some uncertainty for future plans. This alone could save you thousands of dollars down the road if you anticipate some uncertainty of plans in the future. Good brokers will give you options on shorter terms as well as an option so you can consider them as well, certainly a worthy discussion.
Feel free to contact me if you have questions on various lenders and options and rates.
Happy to talk about this important subject
Regards, Jason Dodd, Vice President-Associate, Verico Maximum Mortgages Inc.
F: 403-451-1660, C: 403-815-0565, Jason@maxmort.ca, www.jasondodd.ca
March 14, 2017
Multiple Offers: They are Back. How to Win.
As we enter the spring market on the start of what seems to be a strong upswing in our market, we are once again seeing more multiple offers on property. Surprised aren't you?
It is about inventory, numbers and affordability.
Considering the mortgage rule changes that came into effect in the fall of 2016 and the pricing in our market, it isn't surprising in the starter and mid size home detached home segment especially.
The mortgage rule changes reduced the buying power of anyone utilizing a mortgage with less than 20% of purchase price for a downpayment. Where previously folks utilized the bank rate for their mortgage for qualifying (example 2.79%), they now must qualify using a benchmark rate (4.64%) set by the Bank of Canada. This can reduce buying power up to 20% for some folks.
With most detached homes in our market starting in the $400,000s and quickly moving up from there, there is a large segment of folks looking in the pricing zone. When you line up typical incomes, mortgage approval ratings based on those incomes and the price of typical detached homes in our city, it is no small surprise that more folks are being squished into a smaller pricing zone than previously.
More buyers + less inventory = Multiple Offers
How do you stand out when putting forth an offer in competition?
As a seller you are looking for security of the transaction. Let us say Mr and Mrs Seller have a home for sale in NW Calgary for $450,000. It is in great shape, in a great community and presents well. After going on market they receive 4 offers. They are all somewhat similar. How do Mr and Mrs Seller choose? Their home is going to be conditionally sold for over a week waiting out someone completing their financing and completing a home inspection. Is it a strong offer from a prepared buyer or a buyer on a whim that hasn't done their due diligence?
The first place to review is financing. What is the amount each potential buyer is borrowing? It would seem someone with 5% downpayment is in a stronger financial position than someone with a 20% downpayment and more likely to complete their qualifications but is that true? What if they ar all purchasing with a 5-10% downpayment? As a seller's realtor, my first question to each buyer's realtor is if the buyers are pre-qualified to purchase. As a buyer it is your choice what you disclose. Do you think having a prepared letter confirming your preapproval from your lender could help you? I'd recommend having that in your back pocket. It might just be what wins the purchase when sellers are looking at 4 similar offers. Peace of mind can be worth a lot.
You may be tempted to simply exclude some conditions from your offer to win. I would highly discourage you from doing that. You never know what a home inspection could uncover on that 'great deal' or if your bank would withdraw a mortgage approval due to a unique history on a property. Win smart and be prepared instead. Having a great Realtor that knows how to negotiate a win helps too. Give me a call anytime. I am happy to answer your questions.
March 3, 2017
Did You Know that any kind of property can be a condominium?
For many people the word 'condo' means an apartment. But as development styles have evolved, the term condo or condominium can refer to any kind of property including detached homes, attached homes such as duplexes and townhomes and the typical apartment in Calgary. A condominium is a term that refers to legal ownership, not property style. Condominium ownership combines individual ownership of a living unit with shared ownership of the common property and shared participation in the condominium corporation.
Over the years some common condo examples include a complex of semi-detached duplexes such as villas or townhomes. Each owner owns their unit but shares common property such as the back greenspace, clubhouse, street, snow and lawn maintenance and other services. Often exterior maintenance is also part of the responsibility of the condo corporation. This concept appeals to those that enjoy owning their own home with the benefits of a lock and leave lifestyle without worrying who will cut the grass.
Another example is a street or community development where a number of detached homes are developed under a bareland condo structure. Each owner owns their home (their unit) and land, but share common property such as the road, snow maintenance, amenities, security, etc. All of the units (detached homes) form a condo corporation with set rules, responsibilities and condo fees.
A condominium structure, whether apartment, townhouse, duplex or detached dwelling, appeals to many. It is important to understand that when you purchase a condo that you purchase a unit and also a portion of the responsibility of the condo corporation. The value of similar units between different condo corporations can differ substantially even if the units seem similar due to the management and financial stability of the condo corporation.
As part of purchasing a condo, there are additional due diligence steps a buyer should take including a review of the condo documents.
Buying and Owning a Condo - Service Alberta
Condominium Buyers Guide - CMHC
March 2, 2017
Calgary Real Estate Market Update - March 2017
It is March 2 in Calgary on a sunny and chilly day. I'm reading in detail the monthly statistics package released by the Calgary Real Estate board as it shows in numbers what we have been feeling out in the market place over the last few weeks. The market felt like it was turning. There was optimism regarding our economy, stabilization of markets and folks were starting to ask a lot more questions. More sold stickers were going up. Inventory numbers are lower compared to last year with sales trending much higher.
Now that the numbers are out, they speak to that change. The graphs and charts show curved lines across many metrics. Sales to date across the city are up 21.5% year to date and we have a 14% reduction in inventory so far compared to last year. Now don't get me wrong. We didn't just jump back to before the downturn in terms of sales or pricing but we are now consistently trending upward in sales. Whether pricing soon follows will depend on the supply and demand balance of the spring market. Year over year benchmark pricing for detached homes in the northwest and west have already moved to the positive.
The one segment that has been strongly negatively adjusted in terms of pricing over the last two years has been apartments. With pricing down the market responded in February with a jump in sales. In Feb 2016 only 168 apartments sold. Now in Feb 2017 we saw 236 sales. So far year to date the sales of apartment units in Calgary is up 29% compared to last year (as of 1 pm March 2.). That metric for February alone was an increase in sales by just over 40%. That is significant.
If you are considering a sale or purchase now is the time you really need to get some good advice and a responsive Realtor that answers their phone, makes calls, follows up and makes things happen for you. There are some communities that are seeing spikes and others are not. Why? Many folks are seeing the writing on the wall and jumping on those homes in preferred neighbourhoods. Folks looking for lots are back seriously considering. First time home buyers are making calls and getting pre-approvals locked down.
If you have been waiting for the bottom to make some decisions now is the time to crunch some numbers. Call me. I'm happy to help.
February 26, 2017
Just Listed - 6 Tuscany Valley Rd NW
Centrally located in Tuscany, this inviting bi-level with 4 bedrooms and 2 full baths has over 2000 sq ft across both floors. It is walking distance to the new Eric Harvie school, Twelve Mile Coulee School, local shopping including Sobeys as well as neighbourhood playparks, the Tuscany Club, transit and 15 min walk of Tuscany LRT. The upper level opens to a living room and dining room with hardwood floors and a large kitchen with classic white cabinets, concrete counters, modern black backsplash and cork floors. Three bedrooms are on this level including the master bedroom. The main bath is updated and fresh. Downstairs offers a bright, large 4th bedroom, full bath, open rec room and family room and a spacious laundry/utility room. The double detached garage and back shed provide ample storage and parking space. Attractive inside and out, this charming family home with the great front garden and red front door can be yours. Book your private showing today.
View all photos and property details for 6 Tuscany Valley Rd NW, Calgary
February 16, 2017
Calgary Property Types and Building Types - Your Options
There are a number different property types and building types available for sale in Calgary and sometimes it gets confusing because names and terms changes over the years and they are also different area to area.
Below is a breakdown of the various options here in Calgary and the local terms used. There are others too but this captures the main ones. I hope it helps you narrow down your preferences and understand your options in the local real estate market. Any questions at all just contact me anytime.
Detached: This type of home is a free standing residential building where the exterior walls do not touch the adjoining property.
Attached: A home shares at least one common wall with another unit.
Semi-detached: A single dwelling built as one of a pair that share one common wall. These are sometimes called duplexes. These may be villa properties such as in a condo complex of 30-40 units where each is structured as a semi-detached villa.
Row: A single dwelling attached to each other by a common wall with more than two properties in the complex. These are what most folks consider as typical townhouse properties where most of the units share common walls The end units only share one wall but they form part of the larger building so all of these units are considered as Row.
Apartment: Whether high rise or low rise, apartments are typical buildings with common access and hallways.
So now you have decided which of the above may work for you.
Apartments are rather easy. They are either single level units or multi level units.
For attached and detached properties, the options are quite varied. Below is a visual from the RECA (Real Estate Council of Alberta) Measurement guidelines. A visual is the best way to understand some of the options especially various split level designs. The front door is on the left of these examples.
The one most often singled out is the Bungalow in terms of property searches is a Bungalow which is the local name for a single level property.
Please note that different property types are measured differently so please refer to the RMS Measurement Guidelines
for more information if you want to get into the details.
Did you know that any property type can be a condo? More on that next time.
February 15, 2017
Building Feature - Renaissance Towers
The Renaissance Towers in Briar Hill are a unique and sought after address. Located at 1718 and 1726 14 Avenue NW, the two towers provide amenities, location and views like no other.
The adult only building is connected to the shopping centre below allowing residents to access groceries (Safeway) and many shops and amenities without ever stepping outdoors in the winter time. The towers are also located across the street from the Lions Park LRT station and easy access to city amenities.
Building amenities include on 24 hour on-site concierge and security which assist many residents with their building needs, parcel delivery, receiving guests and maintaining the security of the building. Underground titled parking as well as underground visitor parking are accessed off the beautiful entry. An onsite library, fitness room, games room, theater, guest suites, carwash and private roof top park are unique features as is the building and unit central air conditioning system.
Should you be wishing to sell your unit or wish to be notified of properties as soon as they are available just contact me at 403 850 2446.
Details, photos, location and available listings for the Renaissance Towers.
February 2, 2017
Calgary Real Estate Market Update - Feb 2, 2017
The sun is shining and soon the snow will be flying and it is winter in Calgary. I wouldn't want to live anywhere else. We are managing through some turbulent times, but always remember the opportunities and daily joys we share living in this great city.
So to those that are making Calgary home, the real estate numbers are an important item of consideration. Last months numbers were starting to indicate the curves on the charts were turning and that continues to be true.
Numbers from CREB:
January sales totaled 947 units, 24 per cent above last year, but 21 per cent below 10-year averages for the month. Sales activity improved across all product types, but only when compared to the near record lows that occurred in January 2016.
The detached segment of the market is demonstrating the most improvement. Sales activity totalled 584 units in January, a considerable improvement over the 466 sales recorded last year. Inventories have also declined pushing the months of supply to 3.2 months well below the 5.4 months recorded in January 2016.
The numbers are turning. Slowly but turning and we are still below averages. But isn't it great to be on the other side of this one in some respects? Looking forward to a great year and to those of you with the means I hope you review your options to see what opportunities there may be waiting for you in the local real estate market.
January 17, 2017
Calgary Real Estate Update - Jan 17 2017
The Calgary Real Estate Board, CREB, released the 2017 market outlook and forecast report recently. The themes speak to a transition to a stable local real estate market in 2017. While detached and attached homes are ahead of the curve on this over apartments, the overall market balance is now taking us away from the challenging conditions in the previous two years. The apartment sector continues to lag in part due to new construction supply.
With that, our market is very much dependent on many factors including the stability of the energy sector, the overall labour market and public government policy regarding mortgages and lending.
As I have completed property evaluations for numerous clients over recent weeks the one biggest takeaway remains that the trends are quite different across the city. You can't just look at an overall city benchmark and take that to determine a home price.
With the holiday season now behind us we look forward to 2017 and the upcoming late winter/spring market. With change comes opportunity. Lets chat about yours.
January 14, 2017
SW Ring Road - Initial Project Information Posted
Yesterday Ward 6 Councillor, Richard Pootmans, posted a very important update regarding initial work for the SW Ring Road.
Part of this work is a gravel pit and haul road to be constructed and initiated in the TUC between 101 St SW and the community of West Springs and down to access to Hwy 8.
From the announcement:
With a goal of acquiring valuable construction materials for the SWCRR, Alberta Transportation announced in December that they and their partners, KGL, will begin a gravel mining operation including a haul road early this year. This will take place west of the community of West Springs in the Transportation Utility Corridor, essentially between Old Banff Coach Road and Bow Trail, in the future location of the WCRR.
SW Ring Road Main Website
Gravel Pit and Haul Road - larger version of map and details are posted here
The City of Calgary existing City projects to accompany the Ring Road
December 9, 2016
5 Tips to Make Showings a Little Easier
You staged your home for the listing photos, you cleaned places you never noticed before and you set out pillows, accessories and flowers to welcome buyers to your home.
Everything is perfect. Then everyone comes home from school, work and sports events and stuff appears as if by magic in every room.
Preparing for showings can sometimes cause folks angst as it is hard to keep everything 'perfect' all the time. How we show our homes isn't often how we live day to day especially if we have children and pets.
1. Prepack some unneeded items and ensure you have one spot in each room to put all that random stuff that shows up.
- Living room: Keep an empty ottoman or empty couple drawers in the living room. On non-showing days keep all the showing accessories in there. On showing days, put everything that's been left out in the living room in the ottoman. You'll find the remote that way when you get home.
- Children's room - toy trunk or storage bin under the bed
- Bathroom - storage bin under the sink or in the hall closet
- Kitchen - storage box in the pantry
- Office - keep all your personal papers locked away.
- Bedroom - empty drawer for laundry
2. Prepare a showing tidy kit for yourself in a carry container. Cleaning wipes, stainless steel wipes, duster, etc. for last minute cleaning as you walkthrough your home.
3. Keep an extra bag for baby items, toys, food, water or whatever you may need in the car just in case. That way you have an extra whatever-you-need on those days where timing doesn't go in your favour.
4. Have a plan of a few places to go during showings and options for folks to watch your pets.
5. Determine your showing cut off times and communicate them to your Realtor. It is very common for homes with children to end showings at a specific time like 7 or 8pm. That way you maintain your normal evening bed routines no matter the days events.
Short term staging and cleaning and you will soon be on your way to your new home. All the best!
December 6, 2016
Calgary Real Estate Market Update - Dec 6 2016
The official numbers are out for November. I've been mulling them over before I sent out my update because things feel different than the numbers suggest.
November sales and pricing numbers were down. November was the first full month following implementation of the new lending rules and many people have been pondering the consequence of that change. The rules change has definitely slowed down the market.
While the effect of the new lending rules is supported by the data that does not tell the whole story. At the same time I am having a hard time finding good new detached home options for some clients. They could be hoping for lower prices still or maybe many sellers are just choosing not to list their homes resulting in lower inventories. There were 2680 detached homes on market November 2015, but only 2322 on the market November this year. As the holidays approach we expect the number of listings to continue to constrict until after the new year.
The trend is quite different for apartments where inventories remain higher on the resale market. Townhomes and semi-detached properties fluctuate in terms of supply / demand differences this year compared to last depending on the area of the city.
There have been more sales in the upper price and luxury price points this year than last. Perhaps some folks are recognizing the savings opportunity here. A 5% reduction on a $1,000,000 home is quite the savings if someone is moving from a $500,000 home. They would have sold their previous home for a bit less but overall enjoyed relative savings on the new purchase in this market.
Now, what's next is what is on the horizon? The approval of two major pipeline projects, Kinder Morgan's Trans Mountain expansion and Enbridge's Line 3 replacement, has many ears perking up. Energy East is yet to be determined as is Keystone XL.
So time to look ahead with open eyes and prepare for 2017. It will take a bit of time for new projects to translate into jobs, but it is great to see positive news in our forecasts.
With that I would like to take this opportunity to thank you all, my amazing clients, for your continued support. Be it calls for information, a move, a referral or just to say hello, I feel touched that you turn to me with your real estate questions. I am always happy to help and happy to say hello. I''m always curious about your move, if you like your community, and how the family is doing.
I wish you all the very best in 2017. Keep in touch and feel free to contact me anytime.
December 2, 2016
How are property measurements calculated in Calgary?
When looking for a new home, an initial item many folks consider is the home size. On reviewing properties you will see the property measurement in sq ft or sq m, but you may not know what that number actually measures.
All properties measured for sale in Alberta must follow RMS (Residential Measurements Standard) as outlined by RECA (Real Estate Council Alberta). The current rules of the RMS came into effect in 2016.
The details of the measurement guidelines
provided by RECA are very specific so please direct any specific questions to your Realtor or RECA directly.
In a general sense there are some fundamental items to consider.
1. Below grade measurements are not included in the RMS. The 'floor space' measurements for a listing on realtor.ca
or other websites are above grade only even if it is a developed walkout or a split level below grade. The basement or below grade measurement is a separate figure.
2. Vaulted areas with no floor such as two storey open to below are excluded from measurements. Minimum ceiling heights are required in areas of sloped roofs and details surround the inclusion/exclusion of bay windows and other cantilevers.
3. Detached homes are measured using the exterior wall at the foundation.
4. Attached properties with a common wall such as half duplexes, villas, townhouses and apartments are measured based on interior walls (paint to paint) at floor level. (This means these properties show smaller than if the same property was detached.)
The most important item to consider is that RMS treats all property of the same type the same. If a property is not measured according to the RMS standard it makes it difficult to compare to other properties.
As always, please feel free to contact me with any questions or for more information regarding the purchase or sale of your home.
December 2, 2016
Preparing for winter showings - Shoes
I was out and about a week or so ago with some clients showing homes and we got into a conversation about shoes as they searched for a place to sit and tie their shoes after a showing. They commented on my shoes. My easy to slip on shoes.
We had an in-depth conversation about my shoes. Why? Because they are going to bring easy to put on shoes for our next showing appointment.
For those sellers listing their homes this winter season I'd ask you to consider shoes when preparing your home for showings.
- Many people have to tie their winter shoes. Please provide a place to sit if possible.
- If you ask people to take off their shoes, please keep the heat at a comfortable temperature.
- Buyers will track snow into your front foyer. Please provide a welcome mat to wipe our shoes and an entrance mat inside.
- A couple of years ago I almost broke my leg slipping on ice trying to reach a lockbox at the side of a property. It was cold, icy and dark. I wasn't happy when I hit the ground. Please ensure the lockbox for your property is located in a safe location.
- Please clear your sidewalks and driveway of snow and ice so potential buyers can safely access your property.
Thank you for considering your buyers shoes when presenting your home this winter season.
November 18, 2016
Listed: 2956 Signal Hill Drive SW Calgary
On the ridge at Signal Hill Point, this exceptional 5 bedroom, renovated (2014), estate home overlooks panoramic views from downtown Calgary, the Reservoir and to the mountains. A stunning curved staircase leading from the bright walk out basement to the upper level. The brand new kitchen includes Bosch double ovens, gas cooktop, all stainless appliances, custom cabinets, marble backsplash and quartz counters. 4 bedrooms upstairs including the master suite with stunning views. The master bath offers heated marble floors, glass enclosed shower, free standing soaker tub and double sinks with custom cabinets. The oversized triple garage with exposed aggregate driveway provide ample parking. The fully finished walkout basement includes a 5th bedroom, full bath and very large, bright open concept rec room. Extensive renovations from the new Euroshield rubber roof, New 35 ft wide composite deck with stairs, all new Pex piping, upgraded electrical, new kitchen, new master and main baths and much more. Highlights include: Pex piping throughout, upgraded electrical, sewer backflow preventer, kerdi and ditra waterproofing behind showers and under tile floors, Euroshield rubber roof, 35 ft wide Timbertech composite deck with glass rails and stairs, triple pane windows, all exterior and interior paint and trim, hardwood floors, custom kitchen and baths. A perfect place to watch the sun rise over the city.
View full property details, all photos and video for 2956 Signal Hill Drive SW
November 10, 2016
Calgary Real Estate Market Update - Nov 10, 2016
Last month I posted my update and the next day the new mortgage rules were announced, so I waited this month and today is a day after the USA election results.
While folks are in various states of happiness or concern regarding the results, the one positive takeaway is to note that Keystone may be back on the table and that is a great possibility for Alberta. Enough about that.
Locally, the October numbers were strong with sales returning to 'normal' levels. City wide sales increased nearly 16% over last year. Detached homes especially are going strong. However, at the same time prices have continued to edge downward. The price variance is highly dependent on price point, property type and location. Strongest sales remained in the lower priced detached markets. Meanwhile, high apartment inventory continues to impact this segment the most.
With some many large scale events on the horizon, I'm not going anywhere near a general prediction for our market. I can, however, give you prudent, detailed and realistic independent advice and information to help you guide your next decision. I've provided numerous past and future clients with market information recently and we have been able to plan their next steps to ensure their goals are met.
For those in the market for a new home, please ensure you speak to your lender and have a pre-approval ready to go. More sellers are requesting confirmation of financing as they review offers during this changing financing environment. If you aren't aware of the new rules and have an older approval please give your lender or me a call for more information and an approval update.
May the snow stay away another week!