Avenue Calgary has published an article highlighting the unique, historic Calgary apartment currently listed for sale at 3 908 Memorial Drive.

 

 

 

 

Post CommentComments: 0Read Full Story

The Calgary Real Estate official numbers are out for April 2016 sales. The trends continue as last month with adjustments reflecting the current economic climate.

The official numbers from CREB:
Since the start of the price declines, monthly unadjusted benchmark apartment prices have declined by 7.6 per cent, while semi, row and detached have declined by a respective 5.9, 4.6 and 4.1 per cent.

Across the board it is a buyer's advantage except for a few pockets. That being said, sellers are usually priced within their expectation zone. For example, detached homes are selling at around a sales to list price ratio of 97%. Statistically it is 97.05 for the month of April but that varies community to community. When reviewing properties it is quite clear which sellers are on market to sell if they achieve a certain price (testing the market) vs sellers that wish to sell their home. Some buyers are surprised to see homes selling quickly and close to asking price, but well presented, marketed and priced homes continue to do just that.

In April 2016 1134 detached homes sold in the month. In April 2015 that number was 1150. A reduction in sale of 1.39%.
In April 2016 272 apartments sold in the month. In April 2015 352 sold. A reduction of 22.73%.
In April 2016 358 attached homes sold in the month. In April 2015 461 sold. A reduction of 22.34%.
The sales numbers are clearly more adjusted in the apartment and attached sectors than detached homes.

The sales activity has actually been rather brisk the last few weeks. Many first time home buyers are seeing an opportunity. Folks are taking the time to find the right home. A couple of years ago folks trying to buy their first home were in bidding wars, making decisions within hours of viewing and maybe overwhelmed by the sheer speed of things. Now, folks have the time to view properties, review and take careful consideration. Moving between properties has also made sense for many with larger price adjustments in the higher price points and smaller adjustments at moderate price points.

Investors are beginning to seek more information, perhaps trying to time the market. The elusive perfect timing. We all know it has occurred once it has passed.

If you are considering the purchase or sale of a home in Calgary please do give me a call. I will ensure you have the detailed information to make your best decisions.

Post CommentComments: 0Read Full Story

Utilizing a rentable suite in your home to offset mortgage costs is a popular concept. It is becoming more popular due to economic reasons but I also have to point some nods to HGTV and the many renovation shows that center around the concept.

 

Calgary is structured around a single family home concept so while it is more common for there to be multi family units in a single home in other cities, it isn't as common or permitted here. The long standing debate at City of Calgary Council continued yesterday with a review of amendments that would change how suites are developed. These changes refer to legal basement or secondary suites.

 

The City of Calgary provides detailed information to homeowners who wish to develop a legal secondary suite.

 

There are two different steps in determining whether you can have a legal suite in any specific property.

1. The property zoning has to permit a secondary suite. Or you can apply to the City for an exception. Zoning is public knowledge so we know quickly if it is already zoned and only the City can speak to whether it can be zoned.
2. The home has to be built or modified to comply with building and safety requirements as well as parking needs and other details such as minimum ceiling height, exit access, window requirements, independent heating and ventilation systems and fire and smoke separation between units and the heating systems.

 

When we are viewing homes sometimes folks ask me if a particular home can be a secondary suite and how much it would cost. It's the same for me when folks walk into a house and ask me if a wall can be removed. In terms of the zoning, only a trip to City Hall can give you a better idea of the expectations and opportunities for a potential zoning application change. In terms of the physical modifications, the answer is usually, "It depends and most things are possible depending on how much money you want to spend". 

 

I have a secret to share. When the Property Brothers or Income Property or any of those shows give homeowners a quote on costs they usually did some homework before hand and talked to some engineers and trades and probably the City or community development office prior to walking on set and providing expert advice in 2 minutes. You just never know how much something is going to cost until you receive quotes from a few experts (ventilation, engineering, city development) and maybe open up a wall or two. Just ask Hillary or Scott or Jonathan..... :)

Post CommentComments: 0Read Full Story