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.
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.
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.
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.
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.
Stunning detached home by Stephens Fine Homes located on a quiet tree lined street in Altadore. Excellent central location close to downtown, parks, schools, shops and Marda Loop. This 4 bedroom, 3 1/2 bath home is exceptionally finished and has a sought after west backyard for those late summer evenings. Design details include an open riser curved staircase, wide plank hand scraped walnut hardwood floors, extensive lighting details, coffered ceilings in the dining area and living room, 8 ft doors, 9 ft ceilings on all levels, upgraded appliance package, granite counters, painted maple shaker cabinets, staircase skylight, upper level laundry with built-ins, double sided stone fireplace in the master as well as separate his/hers closets. Basement includes a large rec room with wet bar, bedroom and full bath. The curb appeal shines with custom stonework, aggregate walks, deck with glass rail and landscaping. Showings by appointment only. Floorplans and upgrade sheet available.
Just listed today. This stunning home is a must see. Stop by our Open House Sun Mar 15 2-4 pm
Custom executive home in the Promontory, Cougar Ridge minutes to COP, downtown, playgrounds, private schools, Westside and more. Fully finished on all levels this home is beautifully designed with elements such as cathedral ceilings in the foyer and front office, coffered ceiling in the living room, custom kitchen cabinetry, high end appliances, walk through pantry to the mud room and custom built-ins throughout. The main level begins at the office and then extends to an open floor plan beginning with a beautiful dining room open to the living room, kitchen and breakfast nook beyond. Upstairs is a large master suite with sitting area, 5 piece spa ensuite and a huge walk-in closet. Two spacious bedrooms also with walk in closets, laundry, 5 piece main bath and a huge bright bonus room with fireplace and door complete the upper level. The basement provides a 4th bedroom, full bath, large recreation/media room with bar, craft room and ample storage. West backyard. Air conditioned.
You are invited to 767 Schooner Cove NW on Saturday March 14 between 2-4 pmto preview this great family home.
Located in the established community of Scenic Acres close to schools, amenities, and transit (LRT) this warm family home is located on a cul-de-sac and offers a southwest backyard exposure perfect for an evening on the deck. The upper level provides 4 spacious bedrooms including a master bedroom and 4 piece ensuite with separate shower and soaker tub. Another full bath is also upstairs. The main level includes a large front room which can be used as a dining and living room. The large kitchen is open to the dining nook and family room. The window in the kitchen overlooks the spacious backyard, two tier deck and garden. The laundry and powder room are tucked away on the main level. The fully finished basement provides an open recreation room and games room perfect for a pool table and movie central. The basement bedroom is currently used as an office but makes a great guest bedroom. The basement bathroom is roughed in for future development. Double attached garage.
Located in the established community of Scenic Acres close to schools, amenities, and transit (LRT) this warm family home is located on a cul-de-sac and offers a southwest backyard exposure perfect for an evening on the deck. The upper level provides 4 spacious bedrooms including a master bedroom and 4 piece ensuite with separate shower and soaker tub. Another full bath is also upstairs. The main level includes a large front room which can be used as a dining and living room. The large kitchen is open to the dining nook and family room. The window in the kitchen overlooks the spacious backyard, two tier deck and garden. The laundry and powder room are tucked away on the main level. The fully finished basement provides an open recreation room and games room perfect for a pool table and movie central. The basement bedroom is currently used as an office but makes a great guest bedroom. The basement bathroom is roughed in for future development. Central air conditioning included. Double attached garage.
The Calgary Real Estate Board is migrating the base systems that run our MLS system on March 10. As such I will be updating all the searches and details on this website over the coming days so you continue to receive all the details you need. Should you encounter any issues please contact me at firstname.lastname@example.org. Cheers.
The official sales numbers were posted by CREB this morning and it is not surprising to see the current trend continue from last month. Though, I must say, there has been a noticeable increase in activity in the latter part of February. Official sales are down 35% from the same time last year with a significant rise in inventory.
The rate of new listings is coming down so we will see if the initial surge was based on those wanting to list ahead of a possible downturn. With many people forecasting and commenting on a myriad of future paths I won't contribute to the speculation though I personally look to the 5 year trends as much as comparisons to last year's record numbers.
What I am doing is ensuring all of my clients are aware of the specific details regarding the market trends, listing inventory and sales information for the particular property type, pricing and area of the city they are reviewing. The numbers and strategy differ widely based on these factors. While some investors seem to be taking a watch and see attitude, folks still need somewhere to call home so consideration between the buy vs rent options are needed.
We are generally in a balanced market potentially turning towards a buyer's market in some specific segments.
Below is an example of how general numbers are misleading. It really depends on what, where, how much and in what condition. Get the right information before you leap to conclusions.
Example: Detached property in Calgary.
Active at time of writing: 2947 Sales in the Last 30 days: 788
Months of Inventory Snapshot: 3.74
Detached Property in Calgary Under $600,000
Active at time of writing: 1644 Sales in the Last 30 days: 634
Months of Inventory Snapshot: 2.59
Detached Property in Calgary Over $600,000
Active at time of writing: 1309 Sales in the Last 30 days: 156
Months of Inventory Snapshot: 8.39
3-4 Months of Inventory is generally considered a Balanced Market: The number of homes on the market is equal to the number of buyers wanting to buy.
Homes sell within a reasonable amount of time. Prices are generally stable.
Buyers have many options however well priced homes will attract interest. Equal negotiating power between buyers and sellers.
Over 4 Months of Inventory is generally considered a Buyer's Market: The supply of homes on the market exceeds demand.
High inventory of homes. Few buyers compared to available inventory. Homes remain on the market longer. Prices tend to decline in this market.
Your home may take longer to sell. You will have to be priced in the market to be noticed. Less negotiating power during a sale.
As always, if you have questions about the market, your home value or wish to meet to discuss your real estate needs, I'm always happy to help. Call me direct at 403 850 2446.
We are going to need the transportation improvements if all of the proposed developments go forward.
On the north side of the TransCanada proposals include the proposed community of Haskayne which runs north of the Bow River heading west from the old quarry. This section is in earlier stages than the rest. The next open house is March 3, 2015.
On the east side of the Ring Road (Stoney Trail) are two more proposed communities on the north side of the TransCanada called Parkside and GreenBriar.
On the south side of the TransCanada are several proposed sites. Running from west of COP is Trinity Hills which is proposing a hotel, residential townhouses and commercial office space. This development is facing some local opposition.The Trinity Hills proposal will go before the Calgary Planning Commission in May or June, with a public hearing at City Council expected sometime in July.
West of COP the proposed developments include Bow Valley Crossing, Shape and then Crestmost Phase 4 on the west side of Crestmont.
The Calgary rental market vacancy rate remains very low. Even with a slight increase in the fall of 2014, it is hard to find housing and rental rates remain high.
Given the environment, investors see opportunity. But what's the best purchase to ensure long term growth and income? The safest best is the property that will always rent so chose wisely and consider the following:
Every city has preferred neighbourhoods and zones. The rental market is usually the first stop for newcomers to our city so choosing neighbourhoods that are safe, have great access to transportation and amenities is key. Understand the type of renters attracted to various areas you are considering.
2. Think Winter
Calgary winters can be tough, especially for newcomers that are not used to shoveling snow. Properties that offer in suite laundry, secure parking are obvious positive winter features. In addition look for properties that provide good accessible access roads for cars or transit and are in close proximity to Calgary's excellent multi-modal pathway network. If you are looking at condos, then consider how well a complex is maintained and what their reserve fund is.
Some buyers may not want to purchase a ground floor condo unit especially in more densely populated areas for concerns regarding security. You'll easily see the trend when comparing the pricing of the same units in a building that are below or at ground vs those above. If you want to expand your pool of renters, purchase a property that is perceived to be more secure. For condos that means units on the 2nd or 3rd floor (or above), security doors and well lit entrances, secure parkades and well lit hallways. For single family homes, the feeling of security is based on location, layout, solid construction, good doors and locks. If you don't feel safe when viewing a property then neither will your tenants.
4. Interior details
A beautifully appointed home is going to appeal to more renters, but that comes with cost so the opportunity is in finding the right balance of home features, layout, finishes and amenities. Consider the purchase price and rental price range you are considering and ensure your potential home meets the general expectations of that price point. As the price increases folks expect more amenities, larger space, upgraded appliances, views, decks, etc. Some flooring material wears better and will require less long term maintenance. State of repair and cleanliness are key when showing a rental property but may not be deciding factors in purchasing one. Elbow grease goes a long way to maximizing your return on investment.
5. Know your numbers
What is the total cost of owning and managing the property type you are considering? It is not just about the simple equation of rent - mortgage = income. Factor in property taxes, utilities, condo fees, and maintenance needs. Will you include utilities in the total rental cost or expect tenants to pay their own? Some older homes can see hundreds more in utility costs than newer or renovated home.
6. Who is your target renter?
If you have the time to run a more engaged rental business, you may wish to consider a furnished home that could cater to shorter term leases (3-6) months for corporate or temporary residences for those working or transitioning to our city. There is more work involved, but in return, higher rental margins. Understand the local market and rental needs and decide on your best plan before purchase.
I often get calls from investors looking for a great deal, but investment properties are about so much more than low initial capital cost. The most important number are your monthly revenue, expenses, risk projections and considerations for long term appreciation. The most successful landlords I have worked with are those that invest with a long term vision, mitigate risk, and work closely with a Realtor that gives them the numbers they need to make the best decision.
When you are ready to invest just give me a call to get started.
A 'Subject to Sale' Condition on an offer is one often utilized by those that already own a home but want to move to another property.
When you already own a home you generally have two options: 1. Buy first and sell later. This requires you to secure financing to own properties in the event your current home is not sold before you take possession of your new home. 2. Sell first and then buy. This requires confidence knowing you will find a home in that timeframe or that you have a plan B to live elsewhere if that takes a bit longer.
But in a balanced or buyer's market we add a third: 3. Buy first with a 'subject to sale' condition, sell first home and complete the firm sale of the purchase.
In 2015 I was assisting a few clients that were rather stuck by the hot market of 2014. They couldn't secure financing to buy first or just weren't comfortable holding two properties or they were too nervous about selling first because the market was so hot they feared being without a home or being forced to buy something that wasn't quite right. The market was so hot it was hard to win out in competition with just a typical financing and home inspection condition so a 'subject to sale' lost out.
So now that the market may calm, this is the overview of how a 'subject to sale' offer works:
You are Mr. and Mrs. Smith and own a beautiful home at 124 Great Street SE. You want to move to a new home so you meet with your mortgage broker to confirm numbers and we start the search.
We find a great new home owned by Mr. and Mrs. Swanson at 245 View Street SW.
We write an offer that is accepted with a financing condition, property inspection condition and 'subject to sale' condition. You must complete your financing and inspection in the typical 5-10 business days but have a longer time to secure a firm sale on your home, say 70 days.
During this time Mr. and Mrs. Swanson continue to market their home.
We have to put your home, 124 Great Street SE, on market within a typical 24 hours. I have prepared your marketing plan ahead of time so we are ready to go.
If you sell your home within the 70 days with all conditions removed then you remove your 'subject to sale' condition on 245 View Street SW. Your home is sold knowing where you are moving and at what cost. Mr. and Mrs. Swanson have sold their home and can move on with their plans. All is well.
The challenge is if someone else wants to buy 245 View Street SW before you sell your home. Another buyer can write an offer and if Mr. and Mrs. Swanson accept then you will have a short period of time to remove all your conditions, typically a day or two. If you cannot or do not want to remove all conditions then your offer is now ended and Mr. and Mrs. Swanson can move forward with the second buyers.
If you remove all conditions you have bought 245 View Street and still own 124 Great Street so you need financing in place from the onset if you would consider this option. If you don't remove the conditions then you start again but you have no risk of owning two properties.
In a balanced market a 'subject to sale' can be a bit emotional but much less so than the financial challenge of holding two properties. You know exactly your purchase and sale prices and you can make informed financial decisions.
I've assisted with numerous moves like this. I even helped a great family complete a subject to sale even in the hot market of last year. How? Good negotiating, advising the sellers regarding the sale and marketing potential of the home to be sold and some solid planning.
Considering a move? I'll explain all of your options and ensure you have the information you need to make your best decision. Monika Furtado. email@example.com
(This information applies to our market in Calgary. This type of offer may work differently in other areas.)
The official Calgary real estate statistics have been released and the numbers spurred a series of articles and stories on the evening news. The price of oil and uncertainty of the energy sector has caused folks to take a second breath before making a purchase decision while some others decided they didn't want to delay listing their homes. The result has been increased inventory levels and reduced sales through January 2015.
Part of the drama comes in a review of year over year numbers. Last year in January we saw record low inventory and higher than normal sales so the year over year looks worse than it really is when compared to further years back. Don't get me wrong, numbers are still down but just not quite as dramatically as the year over year statistic portrays.
The more important information is future economic outlook and the supply and demand of housing. We are moving potentially from a year of 10% price growth, multiple offers, and low inventory, to a more balanced market where folks have the time to make solid decisions, potentially purchase on a 'subject to sale' clause when moving between properties. This balanced market shift may also unlock some folks stuck in the hot market of 2014.
From an investment perspective many will follow the thoughtful advice of Don R. Campbell, but even he states the tipping point depends on signs of economic improvement. Nobody today can really tell you the price of a home in 6 months.
With oil on the rebound the last few days and some pundits saying oil has reached the bottom at $50, we may be on the other side. We just don't know it yet. Rental vacancy is still critically low. The single family lot count of available serviced lots is at the lowest in years.
Todd Hirsch, Chief Economist at ATB Financial is quoted in an article updated a couple of days ago:
Talk to an economist. It’s not an original idea. Just ask ATB’s chief economist, Todd Hirsch. His phone has been ringing off the hook with people wanting reassurance that the sky is not, in fact, falling. “This is a very normal cycle,” he says. “It’s not that pleasant. But the biggest threat to the economy right now is not $45 oil, it’s fear.” Hirsch is all for household financial prudence but says irrational decisions — “such as ‘I’m not going to spend any money because I might lose my job’” — will lead to a downward spiral. And then, he warns: “It’s a self-perpetuating cycle, to the bottom.”
This isn't the time to allow emotions and fear to drive your decisions. Prudent advice, thoughtful review and current information will help you make your best move.
An exciting opportunity to own a renovated top floor 1 bedroom unit with panoramic views. The open concept layout makes great use of space including a large kitchen with granite counters and island, maple cabinets, black appliances and cork flooring. The wall to wall living room windows open to a spectacular view outside and lead to a private 120+ sq ft rooftop deck. A cozy bedroom is across from the full bath complete with tile tub surround. Move-in ready condition with newly installed carpet this unit is sure to please. Other amenities include in-suite laundry, underground parking, separate secure storage, indoor complex pool and hot tub, party room, exercise room and tennis courts. Recently rented for $1300-$1400 per month but now vacant for immediate occupancy or investment. Book your private showing today.
NW Calgary, especially along the LRT path, is a very popular and vibrant area of Calgary. From the inner city all the way to the newer communities in the NW, various apartment, townhouse, heritage home, infill, single family and estate home options exist.
The challenge comes in when folks look for new construction options as new construction is on hold in a number of communities. In 2013 the City of Calgary determined that the West Memorial Sanitary Trunk was at capacity and instituted new criteria for development until the Sanitary Trunk upgrade is completed in 2017.
So that means no new subdivisions, building permits or development permits other than regular basement developments, deck, et. Home owners looking to replace a single family dwelling with two single family dwellings, semi-attached dwelling (two units), one duplex (two units) are also not impacted.
Fully impacted communities include: Arbour Lake, Bowness, Canada Olympic Park, Crestmont, Greenwood/Greenbriar, Hawkwood, Ranchlands, Rocky Ridge, Royal Oak, Royal Vista, Scenic Acres, Silver Springs, Tuscany, Westview ASP Area, West Regional Context Study North Cell , Valley Ridge Partially impacted: Calgary West, Citadel , Dalhousie, Edgemont , Hamptons, North Regional Context Study (North RCS) Future Cell A, North Regional Context Study (North RCS) Future Cell B, Varsity
So with such a large area on hold it is no wonder that projects with open permits have completed and there is little left other than moving east to Nolan Hill, Sage Hill and Evanston which are currently growing quickly with many new construction options. As well, Watermark just west of Calgary also offers new luxury home options. There are a lot of new projects in planning waiting to move forward so it will be curious to see how they all roll out.
The annual registration for the upcoming school year opens on Monday Jan 12 for the CBE. Due to the high volume of students in some areas it is important to review registration deadlines for Kindergarten registration and lottery.
To find your school new functionality on the CBE website makes it much easier. Use the 'Find a School' feature to select by area or program. If you select the school name in the results list it will give you an indication of enrollment and any overflow designation notices.
If you are looking for information regarding the many schools under construction, details including initial site maps and information are found on the School Projects list.
Information is also available regarding registration with the Calgary Catholic School Board. If you were hoping to register with local charter schools please do contact them individually as many have very extensive waiting lists.
As school information is so fluid, this information overrides all previously provided school information.
The deep freeze has set in. At least for this week. We have had a somewhat unusual December with very few open business days due to the way the calendar was set this year over the holidays. The real estate market did take a bit of a lull. The typical pattern will begin to thaw with the weather as folks once again focus on making a move.
Overall annual sales activity increased by 9.3 per cent over last year. The market remains strong but re-sale inventory is starting to pick up. Interestingly a few builder reps have told me that they are raising prices in January so the new construction market doesn't seem to be slowing down too much. There isn't a lot of available land so new home sales options remain somewhat limited especially in some areas/price points. The price of oil is on everyone's mind and should be. The impact to Alberta and our city is up for debate. We have seen a more moderate market with pricing increases remaining stable the last while instead of the rather rapid price increases of most of 2014. This is the time to do your homework as at the end of the day we may see pricing increases in some property types/areas and reductions in others.
City tax assessements are also on their way to your mailbox and total values have hit an all time record. Remember these assessments are based on area/home type calculations so are not necessarily a representation of the market value of your home.
At the same time, 2015 is going to be the start of the mega projects in our city. Many large developments are underway which will change the landscape.
I don't have any crystal ball predictions for you. I do have sound knowledge regarding our market, your options and some ideas on how to get you from A to B. Give me a call if you need a real estate consult. I'm happy to help.
Wishing you and yours a wonderful Christmas and the very best in 2015. We are incredibly fortunate to live in an amazing country and the great city of Calgary. May you have the opportunity to spend time with family and friends and to enjoy a moment for being the moment and to appreciate all that we have and all that we love.
And may we all say Merry Christmas and Happy Hanukkah and honour the traditions and special moments of all our lives regardless of the angel, God or entity we cherish.