Courtesy of CREB


For a variety of reasons, some people need to sell their home quickly. This motivation might lead some homeowners to explore options beyond the traditional resale market.


In these situations, “cash for homes” offers can be an enticing option for sellers who are on the clock.


First, a business or individual will inspect the home. If they like what they see, they’ll make a cash offer, usually representing a below-market-rate sale price. If accepted, the business or individual might make some upgrades before quickly putting the home back on the market, with the aim of making a tidy profit.


Depending on the cash for homes business, they might also collect commission on both the purchase and sale of the home.


While this type of transaction might seem attractive to a seller desperate to close, for the average home seller, REALTORS® provide crucial value, says Serhan Tarkan, a Realtor and sales representative with Royal LePage Benchmark.


He says a Realtor will “typically get quite a bit more” for a seller than if they were to sell their home themselves, for a cash offer or otherwise.


“We Realtors live in the same communities that we sell in,” said Tarkan. “As a result, we can share our own experiences about how wonderful it is to live in those communities.


“When you call a Realtor, they listen to you and hear you out on what some of the things were that made you so excited about buying the home when you did, and try to pull that out in the new (potential) buyer that’s looking in the area.”


Tarkan says one scenario where a cash for homes business could be a realistic option is where the seller needs cash immediately, but their home is not in a state that makes it possible to sell right away.


However, sellers should still proceed with caution. Many cash for homes companies operate above board, but some should be avoided.


“Legitimate cash for homes companies are there, but of course, there are ones that are scams, too,” said Shawna-Kay Thomas, marketing and communications team lead for the Better Business Bureau.

“We REALTORS® live in the same communities that we sell in. As a result, we can share our own experiences about how wonderful it is to live in those communities.” – Serhan Tarkan, Royal LePage Benchmark

The latter often target people in vulnerable circumstances.


“They try to pay you less (for the home) and do this because they know that usually the people they target are in desperate situations – foreclosures, damaged homes or homes that have been vacant for a while,” said Thomas. “They’re looking to get quick money.”


For people who are struggling to sell their home, Thomas recommends considering other options as well, such as renting or lease-to-own, “so you’re not depending on getting that instant cash.”


Things to keep an eye on, she adds, include the business’s inspection of the home and any sense of urgency around the seller committing to the deal.


“You should have time to consider what they’re offering, have your discussions and get back to them with questions,” said Thomas. “It shouldn’t have to be now.”


The buyer’s assessment of the home, or lack thereof, is also telling.


“If they are willing to buy your house without seeing it, that’s a huge red flag,” said Thomas, adding the buyer would need to know the sort of condition a home is in before committing to a sale.


Thomas also emphasizes the importance of the purchaser having an easily accessible website where the seller can access reviews from previous clients.


“If you are not able to track their reviews, it’s hard to tell what kind of business they have been doing over the years that they claim to be operating,” she said.


To that end, before engaging with a company, Thomas recommends visiting BBB.org to check out reviews or complaints.


“You can see if they are listed on our website, and if they are, then you can see a full profile of their history in business,” she said.


Properly is one of the most visible cash for homes businesses in the market, and the company currently buys and sells real estate in both Calgary and Ottawa.

“Legitimate cash for homes companies are there, but of course, there are ones that are scams, too.” – Shawna-Kay Thomas, the Better Business Bureau

Sellers can fill out a questionnaire about their home on the Properly website, which is used to provide the initial offer. If the offer is accepted by the homeowner, a third-party inspector will assess the home’s condition before the offer is finalized.


At that point, “if (the homeowner) is still interested in moving forward, we allow them to pick their closing date and move on with certainty and know exactly what the rest of the process will look like,” said Anshul Ruparell, Properly’s co-founder and CEO.


“Our goal is to provide as transparent and clear of a process to our customers. We want to make sure they feel completely comfortable with the process and there’s never any pressure at all to work with Properly.


“Even things like the inspection, at any point in time, until the contract is signed, the homeowner can very easily walk away.”


Generally, for a home to receive an offer from Properly, it must be valued between $250,000 and $600,000, have two or more bedrooms, and have more than one bathroom.


However, the company does not make offers on condominium properties.


At the end of the day, industry professionals like Tarkan believe the vast majority of home sellers will get the most value from their real estate transaction, and have the best selling experience, by utilizing the services and expertise of a local Realtor.




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Coutesy of CREB - ByGeoff Geddes -

If you feel that stairs are overrated and basements are underused, a bungalow might be your ideal home style. Apart from the added convenience single-level living provides for those with mobility issues, bungalows offer flexible living arrangements and definite “aging in place” potential.


“Remember that while a two-storey house with 2,000 square feet is comprised of two levels with 1,000 square feet each, the same-sized bungalow gives you twice the space, as both the main floor and basement are 2,000 square feet,” said Heather Dougall, an agent with Royal LePage Benchmark in Calgary who works with both new-build and resale bungalow listings.


The extra space could accommodate teenagers, aunts, uncles or older parents who want to stay close to their children. The lack of an upstairs is also appealing to some younger buyers who wish to make a bungalow their “forever home.”


“The average age for leaving your home in Calgary is 87, and a lot of people stay there until their 90s,” said Dougall.

When you finally go to sell, you’re often in a better position than other homeowners, since the amount of land required for bungalows makes them rare commodities in new neighborhoods. Larger lots mean more space between you and potentially nosy neighbours, giving you greater privacy and even the option for a larger garden if you’re so inclined.

“Avoiding stairs seems to be a high priority for people from a range of age groups, so that’s really been our focus in the Lakes of Muirfield.” – Umar Rahman, Indus Homes Inc.

Bungalow owners are also well set when it comes time to expand the home, as there is more room to move outward and still stay within property boundaries.


For buyers with a budget in the under $600,000 range, the cost of many Calgary bungalows might place them out of reach, thanks to the larger lot and the fact that double the concrete is needed to build them compared to a two-storey design.


However, there are bungalows available at the lower price points in areas just outside of Calgary, such as the Lakes of Muirfield development in Lyalta, about 30 minutes east of the city limits.


“Avoiding stairs seems to be a high priority for people from a range of age groups, so that’s really been our focus in the Lakes of Muirfield,” said Umar Rahman, general manager of Indus Homes Inc.


“We’ve even had young parents with preteen kids who just like the more open style, the ability to keep a close eye on the children and the fact that everything they need is on one level. It’s a point of convenience for many buyers.”


When you can have fewer stairs to climb, fewer stares from the neighbours, and more space and convenience, what’s not to love?




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Courtesy of CREB


City of Calgary, March 2, 2020–This month saw a double-digit gain in sales, but last February was one of the slowest levels of activity since the late ’90s.


With the extra day this February, monthly sales totaled 1,197 units. A combination of these two factors resulted in a 23 per cent improvement over last year, but sales remain well below longer-term trends and consistent with the lower levels reported over the past five years.


“However, this should not diminish the fact that conditions are still improving,” said CREB® chief economist Ann-Marie Lurie.


“Calgary is continuing to see slow reductions in the amount of oversupply in the market, from modest changes in demand and reductions in supply. This needs to occur before we can see more stability in prices.”


The overall unadjusted benchmark price was $416,900 in February. This is similar to last month, but nearly one per cent below last year’s levels. Overall, prices remain nearly 11 per cent below the monthly high recorded in 2014.


Detached


•  After the first two months of the year, detached sales improved by nearly 12 per cent. Improvement did not occur across all districts, as sales continued to ease in the City Centre, North East and North West districts.


•  Driven by pullbacks mostly in the south and west districts, new listings declined by one per cent in the city so far this year.


•  Improving sales and easing new listings helped reduce inventory levels and reduced months of supply to just below four months in February. This is a significant improvement over the more than five months recorded last February.


•  The benchmark price continued to trend down this month for detached homes, but the pace of decline is easing. Citywide detached prices remain less than one per cent lower than last year’s levels, but price movements vary significantly by district, ranging from a three per cent decline in the City Centre to a two per cent increase in the South district.


Apartment


•  For the second month in a row, improving sales were met with gains in new listings. This is causing inventory gains.


•  Sales levels were high enough to cause the months of supply to ease, but the persistent oversupply in the market continues to weigh on prices.


•  February benchmark prices eased compared to the previous month and is over two per cent lower than last year’s levels. The overall benchmark apartment price of $244,700 in February is nearly 19 per cent lower than 2014 monthly highs.


Attached


•  After the first two months of the year, rising attached sales and easing new listings caused inventories to decline.


•  February months of supply is now below five months, an improvement compared to the past two years.


•  Conditions continue to favour the buyer, but improvements have helped reduce the downward pressure on prices. However, divergent activity continues based on location, as prices declined across most districts, but improved in the West, South East and East districts of the city.


You can download the complete statistics package HERE.




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Courtesy of CREB


A custom home can tick every box on a prospective buyer’s wish list. Without the right builder, however, both the experience of building the home and the finished product might come up short.


Before signing a contract with a builder, there are several important questions people in the market for a custom home should have answered.


What are our timelines?


Constructing a home takes time. Setting those expectations from the get-go is essential, says Lauren Herschel, BILD Calgary Region’s manager of communications.


“Not only should you know how long the build should take, but you should also receive a timeline of key milestones,” she said. “This will help give you an understanding of whether the project is on track and when you may be needed for certain decisions or site visits, and, of course, when your house will be ready for you to move in.”


Buyers should also be aware of how frequently they can expect to receive updates from the builder and how they would address potential delays, Herschel adds.


What’s your track record?


When deciding on a builder to trust with the money and time required to complete your home, their resumé counts.

“Ask if they have repeat clients. We have so many clients who have built two, three, four houses with us. That’s the true testament to what you’re doing right or wrong.” – Nick Lupi, Lupi Luxury Homes

“The longevity of a builder business usually indicates that they have been reputable and trustworthy,” said Herschel, adding the company’s time in Calgary might also shed light on their familiarity with local planning processes, bylaws and suppliers. Additionally, it might indicate how well they understand the region’s weather and how to prepare for it, creating a “smoother construction process.”


Look for references, too, says Nick Lupi, president and co-owner of Lupi Luxury Homes, now in its 50th year of operation.


“Ask if they have repeat clients,” said Lupi. “We have so many clients who have built two, three, four houses with us. That’s the true testament to what you’re doing right or wrong.”


How will we communicate?


Nobody with a home under construction should feel left in the dark. To make sure that does not happen, builders should have contacts who can make the process transparent.

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Courtesy of CREB


CREB® Monthly Statistics City of Calgary


City of Calgary, February 3, 2020–Housing market conditions continue to follow similar trends to last year, with gains in sales.


At the same time, there have been further reductions in new listings, inventory and more declines in prices.


January sales activity was 863 units, nearly eight per cent higher than last year’s levels. While sales remained well below January activity recorded before 2014, they remain consistent with activity recorded over the past five years.


“A persistent slowdown in the energy sector has resulted in a reset in many aspects of our economy. This includes the housing market,” said CREB® chief economist Ann-Marie Lurie.


“We continue to see the slow adjustment to more balanced conditions, but it will take time before that starts to translate into price stability.”


Citywide unadjusted benchmark prices were $417,100 in January. This is slightly lower than the previous month and nearly one per cent lower than last year’s levels.


Benchmark prices eased, but there were some modest improvements in both the average and median prices. This is likely a reflection of some changes in the distribution of sales.


Detached


•  Detached sales in January improved by six per cent, thanks to growth in all districts except the North East.


•  New listings declined by nearly 11 per cent due to pullbacks in all areas except the City Centre and the North districts. Combined with adjustments in sales, this caused inventories to ease by 15 per cent citywide.


•  Reductions in supply and gains in sales supported reductions in the months of supply from nearly six months last year to just under five months this January.


•  Detached benchmark prices eased by nearly one per cent compared to last year. However, the only two areas to record notable year-over-year declines were the City Centre and West, with price declines exceeding three per cent.


Apartment


•  Improving sales were met with gains in new listings, causing inventories to increase by 12 per cent compared to last year.


•  The gain in inventories prevented any significant adjustment in the months of supply, which remained elevated at nine months.


•  The persistent oversupply continued to weigh on benchmark prices, which eased compared to last month and declined by two per cent compared to last year.


Attached


•  Despite slower sales in the South and South east district, city-wide attached sales improved by four per cent. At the same time new listings eased by nearly 18 per cent, causing inventories to decline by ten per cent.


•  Improving sales and a drop in inventory helped the months of supply to dip below seven months, a significant improvement compared to last year’s level of nearly eight months.


•  While this segment is trending toward more balanced conditions, persistent oversupply continues to weigh on prices, which trended down over the previous month and eased by over one per cent compared to last year’s levels.


You can download the complete statistics package HERE.




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Courtesy of CREB


If you thought the in-laws were bad house guests, what about a cancer-causing gas?


Radon is a radioactive gas that is formed when naturally occurring uranium deposits in soil and rock decay. It is invisible, odourless and tasteless, and can accumulate inside homes – sometimes reaching dangerous levels.


Radon moves from the soil into homes through cracks in the foundation or gaps where the foundation meets the wall. Negative air pressure causes the home to make up the difference by drawing in soil gas.


Although radon accumulation in homes is not a new phenomenon, our modern lifestyle may put us at a higher risk than ever before.


“We spend more time inside now,” said Colin Dumais, building science and technical director for Radon West Ltd. and director of the Canadian National Radon Training Centre. “When I was growing up, parents used to say, ‘Go outside and don’t come back until dinner,’ but now they’re calling kids inside because they can’t watch them otherwise.”

“Radon in the home is entirely preventable. Knowing your home’s radon level is the first step in determining if you are at risk.” – Dr. Aaron Goodarzi, Canada Research Chair in Radiation Exposure Disease

Today, radon is the second leading cause of lung cancer. However, there’s good news for anyone who is worried about radon in their own home.


“Radon in the home is entirely preventable,” said Dr. Aaron Goodarzi, the Canada Research Chair in Radiation Exposure Disease and an assistant professor at the University of Calgary. “Knowing your home’s radon level is the first step in determining if you are at risk.”


Through several studies, Dr. Goodarzi and his colleagues are working to increase awareness of radon gas and encourage people to test their homes. They are also examining radon levels across the country and reviewing a variety of home metrics to help understand what is unique about houses with high radon levels.


“We recently published findings that demonstrate the inaccuracy of short-term radon testing compared to long-term testing,” said Dr. Goodarzi. “Short-term testing is a common practice during a real estate purchase. Because of the inaccuracy, we are educating REALTORS® to not perform a short-term test at this time.”


Fortunately, testing your home for radon is easy, effective and inexpensive. Through Evict Radon, a non-profit organization led by Dr. Goodarzi, homeowners can purchase a radon testing device for $51.99, follow the instructions over 90 days and ship the device to a lab for the results.


Addressing the problem, however, is a bit more costly.


“Fixing a radon issue is usually around $2500, but it can be more,” said Dumais. “It’s a matter of altering the pressure beneath the house, so radon goes from your home to the ground, rather than vice versa.”


For Realtors and home sellers, it’s important to note that a home mitigated for radon has the healthiest possible air and, as a result, is very desirable.


“High radon does not devalue real estate,” said Dr. Goodarzi.


Also, unlike the in-laws, once you rid your home of radon, it should be gone for good.



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751   218   40

ONLY ONE LOT LEFT!


That’s right.  Alberta’s premier recreational and retirement resort


Gleniffer Lake Resort & Country Club


has just one developer lot remaining.


This is a large pie lot (over 353 m2) and fully serviced
with 100-amp power, water, sewer, natural gas and telephone


And the developer wants it SOLD!


So, the price has been slashed from $119,900 to $89,900!


Gleniffer Lake Resort & Country Club is perfectly situated on the shores of Gleniffer Lake, just an hour and a half north of Calgary, 25 kms west of Innisfail in Central Alberta.  Gleniffer Lake is not your typical prairie lake.  At 7.5 kms long and 1.5 kms wide with a depth reaching over 33 m (100 ft), the lake is clean and clear all summer long.  No algae even on the hottest days.  Sailing, water skiing, fishing, swimming and all the water activities you love are available all summer.

There is also a challenging 3,300-yard, 9-hole golf course with water on 8 of the nine holes.  Other amenities at the resort include:


  • Beach
  • Marina
  • Store
  • 13,000 sq. ft. clubhouse
  • Fitness room
  • 3 Swimming Pools (1 year-round indoor)
  • 2 Hot Tubs
  • Tennis Courts
  • Pickleball
  • Restaurant & Lounge
  • Year-Round Water, Sewer & Power
  • State of the Art Water & Sewer Treatment Plants
  • Gated Community

Come and see what all the fuss is about.  Alberta’s secret hidden jewel.  You won’t be disappointed!  To view a few photos, please go to http://bingspics.com/gleniffer-lake-resort/.


And now Gleniffer Lake Resort & Country Club is owned by the residents of the resort!


Call for your tour today.


Bing Fountain, Broker/Owner
DreamScape Realty
(403) 253-7326

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City of Calgary, January 2, 2020 – December sales improved to levels more consistent with activity recorded over the past five years. This follows weak sales activity last year.


A stronger second half in 2019 was enough to push annual sales up by one per cent.


“Price declines, lower mortgage rates and some modest improvements in full-time employment helped support some demand growth in the city. Reductions in supply are also contributing to the slow adjustment to more stable conditions in the housing market,” said CREB® chief economist Ann-Marie Lurie.


“As oversupply in the market continues to ease, we should start to see more stabilization in prices. However, conditions continue to favour the buyer and this is weighing on prices.”


December unadjusted benchmark prices were $418,500. This is just slightly lower than last month and one per cent below last year’s levels.


Overall prices in 2019 declined by three per cent over last year’s levels. The total adjustment in prices is a 10 per cent decline since the 2014 slowdown in the energy sector.


While there are signs of stabilization, conditions vary significantly by location, price range and product type.
Improvements in the resale market have been mostly driven by lower priced product or areas where price declines were enough to bring more purchasers back into the market.


For more information on the 2020 housing market, the annual forecast report will be released at CREB®’s 2020Forecast Conference & Tradeshow(www.crebforecast.com) on Jan. 14, 2020.


Detached


•  Improving sales in the second-half of the year helped offset earlier declines. This resulted in detached sales that are relatively unchanged from 2018 levels.
•  While city wide levels remained stable, homes priced under $500,000 recorded sales growth of nearly nine per cent. However, sales declined by 11 per cent for homes priced over $500,000.
•  When considering sales activity by district, sales activity eased or remained relatively stable across most districts. However, exceptions include the North West and South Districts which recorded annual sales growth.
•  Supply levels generally eased, but the adjustments were not consistent across the city as inventories rose in both the West and City Centre districts.
•  Detached benchmark prices were $480,100 in December contributing to the 2019 average of $484,808, three per cent below last year’s levels.
•  2019 price declines ranged from a one per cent in the North East district to a five per cent decline in the City Centre district.


Apartment


•  Stronger apartment style sales in December were enough to push annual levels to 2,672 units. This is just above last year’s levels.
•  The improvements were mostly driven by gains in the North, West and South East districts. This is offsetting the significant declines in the North East, North West and East districts.
•  New listings continue to ease across all districts except the South East. This district has seen a rise in new home constructionand is likely contributing to some of the rise in new listings and inventory. Despite these trends in the one district, easing inventories relative to the sales have helped reduce some of the oversupply in this segment.
•  Reductions in oversupply helped ease the rate of decline in resale apartment condominium prices. However, prices in December remained one per cent below last years levels with a price decline range of five per cent in the West district to a one per centincrease in the South East district.


Attached


•  The attached segment of the market has seen the largest improvements in sales when compared to the other product types. Annual sales improved by nearly seven per cent for a total of 3,780 sales.
•  Both row and semi-detached product recorded improving sales with easing new listings and inventories. However, there was some variation depending on the district.
•  December semi-detached prices were $388,200 and row prices were $283,000. Both segments saw annual price declines in excess of three per cent and remain well below previous highs.
•  Depending on the district, the range of price activity varied significantly across the semi-detached and row segments. In 2019, price activity ranged from a seven per cent decline in row prices in the East district to a one per cent increase for semi-detached product in the North district.


You can download the complete statistics package HERE.

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Courtesy of CREB


City of Calgary, December 2, 2019 – Year-to-date residential sales in the city remain just above last year’s levels due to improvements in the attached sector so far this year.


However, November sales activity eased over last year’s levels, mostly due to pullbacks in the apartment sector.
Meanwhile, new listings eased enough relative to sales to cause inventories to ease and the amount of oversupply to come down slightly compared to last year’s levels.


“Achieving more stable conditions will take time. Sales activity has been settling in at lower levels and is likely being influenced by the economic conditions and uncertainty weighing on our market,” said CREB® chief economist Ann-Marie Lurie.


“While the amount of supply in the market continues to ease, the persistent oversupply continues to weigh on prices.”
As of November, the citywide unadjusted benchmark price was $419,100. This is just below last month’s levels and two per cent lower than last year’s levels.


Market conditions continue to vary depending on price, location and product type. For example, prices have ranged from a year-to-date decline of nearly eight per cent for row product in the East district to a two per cent increase for semi-detached product in the North district.


Larger price declines are often caused by high supply in the new-home and resale markets relative to demand.


Detached


•  Detached sales improved in November over last year’s levels, mostly due to growth in the $400,000 –500,000 range. However, sales in November and overall activity remain low by historical standards.


•  Despite some recent gains in sales activity, year-to-date sales remain comparable to last year’s levels and 20 per cent below longer-term trends. However, detached sales have improved in both the North West and South districts this year.


•  Improving sales, combined with further declines in new listings, helped reduce inventories in this sector compared to levels recorded last year. However, supply levels remained elevated based on seasonal comparisons.


•  Like some of the other sectors, the detached market is slowly moving toward more balanced conditions. However, it is still oversupplied, and this trend continues to weigh on prices.


•  The detached unadjusted benchmark price was $481,500 in November, slightly lower than last month’s levels and two per cent below last year’s prices.


Apartment


•  Apartment sales pulled back this month, causing year-to-date sales to remain comparable to last year’s levels and 21 per cent below long-term averages.


•  The monthly decline in sales was mostly driven by pullbacks in the City Centre, North West and South East districts. However,ona year-to-date basis, sales activity improved in the North, West and South East districts.


•  New listings rose across most districts, causing city-wide inventory gains this month. Much of the gains were a result of a risein new-home listings filtering into the resale market. Despite the monthly shift, year-to-date new listings and inventories remain lower than last year’s levels.


•  Weaker sales, combined with rising inventories, pushed November months of supply to over seven months. This is higher than last year’s levels of more than five months.


•  Persistent oversupply in this sector caused prices to ease. The year-to-date benchmark price declined by more than two per cent.


Attached


•  Year-to-date sales remain more than six per cent higher than last year’s levels and just below long-term averages.


•  New listings eased this month compared to last year and sales improved. Inventories continue to ease from the monthly highs recorded last year. While the attached market remains oversupplied, the market continues to improve over last year’s levels.


•  November semi-detached prices eased by two per cent compared to last year. The largest year-over-year declines occurred in the City Centre district.


•  Row prices eased by nearly four per cent compared to last year. Annual declines ranged from more than seven per cent in the North East district to nearly two per cent in the North West and East districts.


You can download the complete statistics package HERE.

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Thinking about a recreational property?  A weekend getaway or a retirement home.  Away from the rat race of the big city yet still close enough to family and friends?  Consider Gleniffer Lake Resort.  Just an hour and a half north of Calgary.

A four season resort.

Give me a call at (403) 253-7326.


Below is courtesy of CREB


Alberta’s recreational property market will likely be soft this winter, creating opportunities for prospective buyers.

Elton Ash, regional vice-president for RE/MAX Western Canada, says older buyers have been the recreational market’s strength for years, but millennials are growing in purchase numbers.


RE/MAX’s 2019 national recreational property survey shows 40 per cent of all Canadians, and 56 per cent of millennials, are in the market for a recreational property – whether it’s for family getaways, outdoor activities and/or investment.


“While millennials have been late-launching, they see the need to become unplugged,” said Ash. “And they are a bigger generation than the Boomers, who, as the wealthiest generation, will be transferring some of that wealth to millennials or their children (Generation Z).”


Ash says Alberta’s downturn has dampened the market, but there’s still investment money available, thanks to the province’s diversification into high-tech industries and cannabis (Alberta has the most retail outlets in Canada and a growing number of production plants).


“There is a tendency to think everyone is in the same boat,” he said. “But this market creates opportunity. If everyone is selling, then you should be buying.”


He says markets like Crowsnest Pass in Alberta and Invermere/Radium in British Columbia (where logging has taken a hit) are full of investment opportunities.


Canmore’s the only Alberta area where the market isn’t suffering, says Ash, because it’s not totally dependent on Alberta buyers. The town saw a six per cent price increase this year, although this is expected to flatten out next year.

“There is a tendency to think everyone is in the same boat. But this market creates opportunity. If everyone is selling, then you should be buying.” – Elton Ash, RE/MAX Western Canada

Rob Stevens, a REALTOR® with Canmore’s RE/MAX Alpine Realty, says Canadians from all over “want to be here,” but there continues to be strong Calgary demand.


Buyers include both retirees and millennials. However, what millennials are buying differs from their boomer counterparts.


“They search for value, with a smaller footprint,” said Stevens. “They question just how much space they need to enjoy themselves.”


Properties include a growing number of condos (starting in the $300,000s for 700 square feet), as well as luxury, single-family homes worth millions of dollars.


Panorama Resort Real Estate’s Paul McIntyre has sold recreational property for three decades and is also seeing younger buyers (many in the 35-40 age bracket) at the popular mountain resort near Invermere.


Sales have increased 25 per cent this year, “with the majority still coming from Calgary and southern Alberta,” he said.


While there are still oil-industry purchasers, buyers from the high-tech sector – some using Panorama as their place of primary residence, since “they can work from anywhere” – are on the upswing.


With everything from one-bedroom condos starting at $100,000 all the way up to luxury, $1-million homes, the area’s property offerings are diverse, and McIntyre says there is growing awareness of Panorama’s reputation as a world-class, four-season resort.

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Courtesy of CREB


Proximity to Calgary, affordable home prices and a variety of nearby amenities are making two towns in Mountain View County enticing options for house hunters willing to commute.


At about 40 minutes and 30 minutes from Calgary, respectively, Didsbury and Carstairs have helped some homebuyers balance a job in the city with the benefits of rural life.


“There are a lot of commuters (in Didsbury),” said Gord Leeson, an associate with Royal LePage Wildrose. “At 6 a.m., if you park by the main drag out of town, you’ll see car after car heading out, going to Calgary.”


“Under $300,000, you can find a very nice, three-bedroom, 1,200-square-foot home.” – Gord Leeson, Royal LePage Wildrose


Calgarians looking for more affordable homes are one of the key buyer demographics in these towns, he adds.

Year to date, both Didsbury and Carstairs have recorded an increase in year-over-year overall residential sales, according to CREB®.


Sales in Carstairs rallied 34 per cent from the same time in 2018, while transactions in Didsbury grew by 1.5 per cent. Both towns offer strong value, says Leeson.


“Under $300,000, you can find a very nice, three-bedroom, 1,200-square-foot home,” he said.


CREB® says the year-to-date benchmark price across all home types in Carstairs is $317,967, which is down 5.5 per cent year over year. In comparison, Calgary’s year-to-date benchmark price is $423,478.


“Now would be the time, if you wanted to buy,” said Leeson.


Carstairs and Didsbury, located about 10 minutes apart, have all the elements people look for in a community.

Leeson calls Didsbury the “best-kept secret,” adding “it has all the amenities.”


On this point, he singles out Didsbury District Health Services hospital, as well as the Didsbury Aquatic Centre, as important features in town.


“The schools are all here, all the shopping is here,” said Leeson. “You may not have the selection, but … from Carstairs, CrossIron Mills isn’t that far, (and) from Didsbury, Olds isn’t that far.


“You don’t have to worry about getting what you want and very seldom have to go into the city.”



If you have been thinking about getting out of the rat race of the city to a small community and have question, please give me a call.  (403) 253-7326

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Courtesy of CREB


City of Calgary, November1, 2019 -Sales activity in October improved by nearly 10 per cent compared to last year, driven mostly by improvements for apartment and attached product.


New listings also eased, which helped reduce inventory levels and the oversupply in the market. Despite the move to more balanced conditions, the market remains oversupplied and prices continue to remain below last year’s levels.


“Employment has shifted in the city, with job growth occurring in our non-traditional sectors and often at a different pay scale. This is consistent with the shift to more affordable housing product,” said CREB® chief economist Ann-Marie Lurie.


“However, at the higher end of the market the amount of oversupply is rising, as supply cannot shift enough to compensate for the reductions in demand. This is likely causing divergent trends in pricing and preventing prices from stabilizing across the city.”


This is a market where signs of improvement are not consistent across all product types and price ranges.


Improvements in sales are occurring in the lower price ranges across all product types. This is not yet translating into price shifts, as persistently elevated supply levels continue to place downward pressure on prices.


As of October, citywide unadjusted benchmark prices were $422,900, just below last month’s levels and two per cent lower than last year’s levels.


Detached


  • Sales activity this month came in just above last year’s levels, thanks to growth in all districts except the North East and North. However, year-to-date citywide levels remain comparable to last year’s levels and over 19 per cent lower than longer-term trends.
  • New listings continued to ease this month, but at a slower pace than levels recorded over the past eight months.
  • Improvements in sales and easing new listings brought down inventory levels by 15 per cent. With 3,391 units in inventory, the months of supply is just under four months. This is a decline compared to last year, but it is still high based on longer-term trends. Months of supply eased across all districts except the North, likely due to the increased pressure coming from the new-home sector.
  • Unadjusted benchmark prices eased over the previous month due to declines in all districts except the South East and East. Overall, prices in October remained nearly two per cent lower than last year’s levels and nearly eight per cent lower than previous highs.

Apartment


  • Apartment sales continued to improve this month and new listings eased. This helped reduce inventory levels and brought the months of supply down just under 6 months. Despite improvements, the market remained firmly in buyers’ territory.
  • Year-to-date improvements in sales were driven by gains in the North, West and South East sectors. Inventory declines have occurred in all districts except the South East.
  • Overall, year-to-date prices remained over two per cent lower than last year’s levels and nearly 17 per cent lower than peak pricing. However, there are some signs of stabilization in prices this year, with prices in the North East, South East and East remaining comparable to last year.

Attached


  • The attached market continues to show the largest increase in sales, with year-to-date growth of nearly seven per cent. Improvements occurred across all districts except for the North West and North East.
  • New listings have eased by eight per cent so far this year, causing inventory declines and reductions in the amount of oversupply.
  • Like most sectors, this segment remains oversupplied, which is causing price adjustments. As of October, semi-detached and row prices remained two and four per cent lower than last year’s levels, respectively. Prices continue to ease across nearly alldistricts and remain well below previous highs.
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Courtesy of CREB - By Geoff Geddes


Despite the Edmonton-Calgary rivalry, there’s at least one import from our northern neighbour that appears to be a welcome addition to the local real estate market: backyard suites.


“We are originally from Edmonton, but we were receiving inquiries from Calgary and finally decided that the time was right to expand,” said Ashley Salvador, president & co-founder of Calgary Backyard Suites.


The non-profit organization promotes the development of backyard suites through educational workshops, where people learn the rules, regulations, financing options and design considerations for these suites.


“It’s a great place to get all the resources you need to proceed with building your own suite,” said Salvador. “We even hold tours, so people can get a firsthand look at what a backyard suite is all about and start to imagine what theirs will look like.”


The organization also does some advocacy work, promoting policies that will aid backyard suite construction and reduce barriers to their creation.

“Connecting with a builder is critical, as there are intricacies around things like hookups and utilities that are specific to backyard suites.” – Ashley Salvador, Calgary Backyard Suites

For those new to the phenomenon, a backyard suite is a house of approximately 500 square feet located in the backyard. They are typically placed above the garage, but some suites are built as standalone structures.


“These suites play an important role in helping cities add density to existing neighbourhoods and build up their communities,” said Salvador.


“They can provide affordable rental housing in areas where the cost of buying a home is prohibitive. From a fiscal perspective, backyard suites are beneficial for cities, given the high cost of expanding outwards and serving far-off neighbourhoods with roads, sewers and such.”


Though backyard suites are relatively small, interested homeowners should keep in mind that they still represent a significant investment.


“The suites start at around $160,000, so be sure you have the capacity to finance them and speak to an experienced mortgage broker up front,” said Salvador. “As well, understand the constraints of your property. Can it accommodate a backyard suite? What design is most appropriate for your situation?”


A good first step is attending a Calgary Backyard Suites workshop, where representatives from the City of Calgary talk about the rules and regulations that apply to this unique housing option. The organization also brings in current suite owners who have been through the process and can offer advice.


“Another excellent opportunity for new buyers is our builder and designer showcase,” said Salvador.


“Connecting with a builder is critical, as there are intricacies around things like hookups and utilities that are specific to backyard suites. Talking to an expert who knows about these aspects can help you stay within budget and get exactly what you’re looking for.”

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Fire isn’t the sole cause of death at home.
Carbon monoxide (CO) inhalation leads to sickness
and often, fatal consequences. You cannot see, smell or taste
this gas so a detector is the only way to know if there is too
much inside your home.


According to Statistics Canada, there were


3,027 hospitalizations


related to CO poisoning in Canada between 2002 and 2016.
75% of which occurred as a result of CO poisoning
originating in the home.

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NOTE:  While this article talks about communities south of Calgary, there are many very beautiful communities north of Calgary as well.


Courtesy of CREB.  By Andrea Cox


With its roots in southern Alberta’s agriculture and ranching history, Claresholm is a town with plenty of old-world charm. It’s also a place that embraces a strong sense of connection and community – just ask anyone who lives there.


“So many things make it special. It’s really more than a community – it’s a family here,” said Santanna Thom, a lifelong Claresholm resident and REALTOR® with Century 21 Foothills Real Estate.


Thom lives, works and plays in the town of just under 4,000 people. She and her husband are raising two youngsters, aged three and six, and the small-town setting is perfect for them.


“The best thing about raising kids in Claresholm is you don’t have to worry,” she said. “We are one big family, where everyone watches out for everyone’s kids. They can play alone in the front yard – you don’t have to be the helicopter parent.”


Claresholm is part of the Municipal District (MD) of Willow Creek, which also includes the towns of Nanton and Stavely.


Collectively, this area is known for its sense of history, as well as its lively arts scene, laden with music festivals, eclectic antique stores and galleries.

“Although there is a lot of hesitation in general in real estate because of the upcoming federal election, the market here is only going to get stronger.” – Santanna Thom, Claresholm resident and REALTOR®

Local amenities include an Agriplex with Friday night rodeos for the kids, weekly pond hockey tournaments, a strong football league, two 18-hole golf courses (one in Nanton and one in Claresholm), several aging-in-place retirement facilities, a small airport, and a 24-hour urgent care hospital, drawing many families to the area from big cities across Canada.


There has also been a push to draw new industries to the area – Custom Cannabis recently joined Claresholm’s business roster – and lands are being annexed in anticipation of growth.


“There is a really wide variety of people buying – first-time buyers, move-up and those thinking of retiring soon,” said Thom. “They are from all over – Calgary, Airdrie, Lethbridge, Vancouver, Ontario.”


She says homes in the area provide good value. Most are older, single-family bungalows on generous lots. Some small acreages are available, and in the town of Claresholm, there are newer bungalow options on two-acre parcels of land near the Bridges at Claresholm Golf Course.


Thom says it’s difficult to nail down accurate price data since the MD of Willow Creek falls under two different real estate boards, Calgary and Lethbridge.


“But you definitely can get into an older bungalow here starting in the $220,000 to $275,000 range,” she said, adding that now is a great time to buy.


“Although there is a lot of hesitation in general in real estate because of the upcoming federal election, the market here is only going to get stronger. Plus, we have amazing banking systems in Claresholm that work really hard for people, so all our clients can stay local when it comes to financing.”

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Courtesy of CREB.  By Tyler Difley -

While waterfront real estate will always come at a premium, it’s possible to enjoy life near the river in several Calgary communities at a much more reasonable price. Here’s a selection of Calgary riverside communities with a year-to-date (YTD) benchmark price lower than the YTD citywide benchmark price of $423,300.

Bow River

Bowness
Residential benchmark price (YTD): $316,775
Residential average price (YTD): $410,889
New listings (YTD): 191
Number of residential sales (YTD): 100


Point McKay
Residential benchmark price (YTD): $352,550
Residential average price (YTD): $391,175
New listings (YTD): 52
Number of residential sales (YTD): 26


Spruce Cliff
Residential benchmark price (YTD): $402,075
Residential average price (YTD): $410,013
New listings (YTD): 132
Number of residential sales (YTD): 40


Sunalta
Residential benchmark price (YTD): $309,313
Residential average price (YTD): $291,468
New listings (YTD): 67
Number of residential sales (YTD): 22


Downtown West End
Residential benchmark price (YTD): $408,300
Residential average price (YTD): $338,226
New listings (YTD): 103
Number of residential sales (YTD): 38


Chinatown
Residential benchmark price (YTD): $296,725
Residential average price (YTD): $335,795
New listings (YTD): 63
Number of residential sales (YTD): 33


Downtown East Village
Residential benchmark price (YTD): $370,263
Residential average price (YTD): $351,926
New listings (YTD): 124
Number of residential sales (YTD): 32


Ogden
Residential benchmark price (YTD): $319,588
Residential average price (YTD): $310,715
New listings (YTD): 87
Number of residential sales (YTD): 58


Riverbend
Residential benchmark price (YTD): $390,113
Residential average price (YTD): $414,832
New listings (YTD): 125
Number of residential sales (YTD): 74


Deer Run
Residential benchmark price (YTD): $384,313
Residential average price (YTD): $397,738
New listings (YTD): 57
Number of residential sales (YTD): 45


Elbow River

Beltline
Residential benchmark price (YTD): $246,725
Residential average price (YTD): $316,831
New listings (YTD): 640
Number of residential sales (YTD): 260


Erlton
Residential benchmark price (YTD): $395,350
Residential average price (YTD): $510,131
New listings (YTD): 52
Number of residential sales (YTD): 18


Mission
Residential benchmark price (YTD): $234,075
Residential average price (YTD): $343,554
New listings (YTD): 135
Number of residential sales (YTD): 76


Cliff Bungalow
Residential benchmark price (YTD): $382,188
Residential average price (YTD): $438,563
New listings (YTD): 55
Number of residential sales (YTD): 24


Rideau Park
Residential benchmark price (YTD): $287,138
Residential average price (YTD): $530,829
New listings (YTD): 31
Number of residential sales (YTD): 12


Windsor Park
Residential benchmark price (YTD): $347,913
Residential average price (YTD): $367,518
New listings (YTD): 115
Number of residential sales (YTD): 39


SOURCE: CREB®. All stats are accurate through August 2019.

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Wow!  The Alberta Real Estate Association has developed a realy good site where you can go and see the real estate statistics from all around Alberta.  View differnt types of stats, compare different parts of Alberta and a host of other interesting stats.  If you are wonderign how your area is doing compared to another, this is the place!


Check it out.  This is really well done.  Click HERE to access this great resource.

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Courtesy of CREB


City of Calgary, September 3, 2019


Increased sales and easing new listings reduced housing inventories in August. Sales were primarily driven by homes priced below $500,000.


“Employment numbers have been improving, but mostly in industries that are traditionally lower paid,” said CREB® chief economist Ann-Marie Lurie. “This is contributing to the shift that we are seeing in the housing market, with growth being limited to product priced below $500,000.”


Rising sales for homes priced under $500,000 offset sales declines in the higher price ranges. This caused August sales to improve by six per cent compared to last year.


Sales activity improved for all product types. The growth was largest for apartment-style and attached properties.
Attached sales increased for the sixth consecutive month compared to the previous year. This is also the only property type with year-to-date sales higher than last year’s levels.


New listings continued to ease this month, which caused inventory to decline. This is helping the market shift toward more balanced conditions.


The amount of downward pressure on prices is also easing. At $426,000, the unadjusted citywide benchmark price this month remained comparable to last month, but 2.6 per cent lower than last year’s levels.


Despite improving sales and reductions in inventory, housing market recovery will take time. Inventory levels remain elevated and sales activity is still well below historical norms. The market continues to favour the buyer, with over four months of supply.


Detached


  •Year-to-date detached sales remain just below last year’s levels, but sales improved in the South and North West districts this month.
  •Citywide growth has been driven by homes priced under $500,000. Meanwhile, easing sales and elevated inventories among homes priced above $500,000 have increased the months of supply, pushing it further into buyers’ market territory.
  •Benchmark prices in August ranged from a year-over-year decline of over five per cent in the South district to a decline of nearly one per cent in the South East.


Apartment


  •For the second month in a row, sales activity improved for apartment-style homes, but these gains were met with a rise in new listings. This prevented any significant adjustments to inventory levels and kept the months of supply elevated.
  •Sales activity remains just below last year’s levels. On average, the amount of inventory in the market this year has eased compared to last year.
  •Citywide benchmark prices in August eased compared to last year, but the East, South East and North East districts recorded modest gains. Despite those gains, prices remain well below 2014 highs.


Attached


  •For the sixth consecutive month, year-over-year attached sales improved in the city. This has resulted in year-to-date sales of 2,665 units, nearly a five per cent increase compared to the previous year. At the same time, new listings continue to ease, causing further reductions in inventory.
  •The months of supply have moved from over six months at this time last year to under five months in August.
  •These improvements have supported some monthly gains in benchmark prices, but August benchmark prices remain 2.6 per cent below last year’s levels.


You can download the complete statistics package HERE.

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Are you considering a place in the Arizona sun?  Or another U.S. destination?

Give me a call!  (403) 253-7326

Estates At Lone Mountain

Single Family Homes - United States - Arizona

Location: 5910 East Little Wells Pass, Cave Creek, AZ, United States

Prices starting from: USD 502,990

The Estates at Lone Mountain is where desert life blooms. Community parks, ball fields and playgrounds, basketball courts, ramadas and desert gardens neatly complement beautiful new single-family homes. All are laid out across more than 600 acres (243 hectacres) of the Sonoran Desert and its striking beauty. Lone Mountain also offers an opportunity to be close to highly acclaimed shopping, schools and recreation areas.
Property Type
  • Single Family Homes
Amenities
  • Playground
  • Green areas
  • Common areas
  • Security
Community Highlights

Think green amid beautiful desert terrain — as in more than 600 acres of the Sonoran Desert, including a greenbelt area. Then think “active” amenities — as in courts for sports, a hiking trail, a playground and a picnic area.


Home Features

Homes range in size from 261 to 337 square meters, and they offer many of Lennar’s most popular features: Lennar’s Future Proof Home, Next Gen℠ - The Home Within a Home® and Lennar’s Everything's Included®. Lennar’s Future Proof Home is all about home automation and home entertainment, ensuring quality and convenience for years ahead. Next Gen℠ contains a separate suite with private living space — its own bedroom, bathroom, living room and kitchen. Lennar’s Everything's Included® is an exclusive offering from the builder, delivering thousands of dollars in extras simply included with each home, offering great value and the latest in luxury, technology and efficiency. Among the items throughout the home: granite kitchen countertops, GE® slate appliances, maple raised panel bathroom cabinets and executive height in all bathrooms, tile roof, recessed and energy efficient lighting, and much more.


Click HERE for more information.

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Data supplied by CREB®’s MLS® System. CREB® is the owner of the copyright in its MLS® System. The Listing data is deemed reliable but is not guaranteed accurate by CREB®.
The trademarks MLS®, Multiple Listing Service® and the associated logos are owned by The Canadian Real Estate Association (CREA) and identify the quality of services provided by real estate professionals who are members of CREA. Used under license.
The trademarks REALTOR®, REALTORS®, and the REALTOR® logo are controlled by The Canadian Real Estate Association (CREA) and identify real estate professionals who are members of CREA. Used under license.