Housing sales across Canada are set to reach new highs

TORONTO - November housing sales across the country are set to reach new highs based on fresh data from the country’s two most expensive markets.
The national numbers from the Ottawa-based Canadian Real Estate Association are not due out until mid-December but the Toronto Real Estate Board said yesterday it had its best November on record. Toronto’s news came on the heals of a Wednesday release from the Real Estate Board of Greater Vancouver that said sales activity in the city rocketed up 252.7% in November from a year ago.
What the latest numbers will likely mean is an improvement in the national average sale price, which was up 20% in October from a year ago — the largest such increase in two decades. The two cities tend to skew the national average price up or down, based on levels of sales activity.
“You are going to see a very strong national number. It will be another double-digit increase for sure,” said Benjamin Tal, senior economist at CIBC World Markets. “You have to remember you are comparing all this against a very low base. Last year at this time we were talking about 1929. This was a dead market.”
In November 2008, the greater Vancouver area had a meagre 874 sales. This November that figure was up to 3,083. But there are some indications the temperature in the red-hot housing market is dropping; Vancouver November sales were down 16.8% from October, although the numbers are not seasonally adjusted.
Toronto has a similar story to Vancouver. Canada’s largest market had 7,446 sales last month, almost double the number from a year ago, but down from the 8,476 in October.
Despite the lack of listings in the housing market, prices eased last month. The average sale price in Toronto last month was $418,460, a 14% jump from a year ago, but a drop from therecord high of $423,559 reached in October.
In Vancouver, the average price of a home reached $557,384 last month, a 12.4% increase from a year ago. But at that level, prices in Vancouver are actually down 1.9% from the peak reached in May 2008.
Re/Max, one of the country’s largest real-estate companies, issued its housing outlook for 2010 and though it still sees a strong market, both housing sales and prices are not expected to maintain their torrid pace. Re/Max says sales next year will climb by 2% while the average sale price across the country will rise to $325,000 for a 2% increase.
“There is a ton of business being done but nothing was being done in November [2008]. The whole world stopped last fall, not just the real-estate world,” said Michael Polzler, executive vice-president of Re/Max Ontario-Atlantic Canada. “We should expect a very good year with a continued high number of sales. We don’t expect significant changes in interest rate levels.”
Record low interest rate levels have partially fuelled the market and prices, but so have low inventory levels. In Toronto, inventory levels remain 49% down from a year ago with November 2009 new listings the same as a year ago. In Vancouver, the total number of listings is still down 39% from a year ago.
As for the interest-rate part of the puzzle, the Canadian Association of Accredited Mortgage Professionals latest statistics show consumers could find themselves exposed. In the past 12 months, only 20% of consumers opted for a variable-rate product but the overall numbers show 27% of Canadians still have mortgage tied to prime. “There is no questions rates and affordability have contributed to the market,” said Jim Murphy, president of CAAMP.
Financial Post

Posted via web from Veronica Campbell

Housing sales across Canada are set to reach new highs

TORONTO - November housing sales across the country are set to reach new highs based on fresh data from the country’s two most expensive markets.
The national numbers from the Ottawa-based Canadian Real Estate Association are not due out until mid-December but the Toronto Real Estate Board said yesterday it had its best November on record. Toronto’s news came on the heals of a Wednesday release from the Real Estate Board of Greater Vancouver that said sales activity in the city rocketed up 252.7% in November from a year ago.
What the latest numbers will likely mean is an improvement in the national average sale price, which was up 20% in October from a year ago — the largest such increase in two decades. The two cities tend to skew the national average price up or down, based on levels of sales activity.
“You are going to see a very strong national number. It will be another double-digit increase for sure,” said Benjamin Tal, senior economist at CIBC World Markets. “You have to remember you are comparing all this against a very low base. Last year at this time we were talking about 1929. This was a dead market.”
In November 2008, the greater Vancouver area had a meagre 874 sales. This November that figure was up to 3,083. But there are some indications the temperature in the red-hot housing market is dropping; Vancouver November sales were down 16.8% from October, although the numbers are not seasonally adjusted.
Toronto has a similar story to Vancouver. Canada’s largest market had 7,446 sales last month, almost double the number from a year ago, but down from the 8,476 in October.
Despite the lack of listings in the housing market, prices eased last month. The average sale price in Toronto last month was $418,460, a 14% jump from a year ago, but a drop from therecord high of $423,559 reached in October.
In Vancouver, the average price of a home reached $557,384 last month, a 12.4% increase from a year ago. But at that level, prices in Vancouver are actually down 1.9% from the peak reached in May 2008.
Re/Max, one of the country’s largest real-estate companies, issued its housing outlook for 2010 and though it still sees a strong market, both housing sales and prices are not expected to maintain their torrid pace. Re/Max says sales next year will climb by 2% while the average sale price across the country will rise to $325,000 for a 2% increase.
“There is a ton of business being done but nothing was being done in November [2008]. The whole world stopped last fall, not just the real-estate world,” said Michael Polzler, executive vice-president of Re/Max Ontario-Atlantic Canada. “We should expect a very good year with a continued high number of sales. We don’t expect significant changes in interest rate levels.”
Record low interest rate levels have partially fuelled the market and prices, but so have low inventory levels. In Toronto, inventory levels remain 49% down from a year ago with November 2009 new listings the same as a year ago. In Vancouver, the total number of listings is still down 39% from a year ago.
As for the interest-rate part of the puzzle, the Canadian Association of Accredited Mortgage Professionals latest statistics show consumers could find themselves exposed. In the past 12 months, only 20% of consumers opted for a variable-rate product but the overall numbers show 27% of Canadians still have mortgage tied to prime. “There is no questions rates and affordability have contributed to the market,” said Jim Murphy, president of CAAMP.
Financial Post

Kelowna Housing prices predicted to rise in 2010

The real estate market in Kelowna is expected to make a healthy recovery in 2010.
According to a report released Thursday by REMAX, house prices in Kelowna will increase about 5 per cent in 2010.
Property values in Kelowna fell marginally this year.
The report goes on to say the major front runners in terms of unit sales appreciation in 2010 are all in Western Canada, led by Kelowna with an anticipated upswing of 10 per cent in housing sales.
"Some of the greatest percentage gains were reported in Western Canadian markets in 2009, demonstrating the higher the peak the lower the valley," says Regional Executive Vice-President, Elton Ash.
"That said, the recession barely registered on year-over-year activity in most major centres."
The report further states that nationally, the average price of a home is expected to rise to $325,000 by the end of 2010, the highest level in Canadian history.

Posted via web from Veronica Campbell

Kelowna Housing prices predicted to rise in 2010

The real estate market in Kelowna is expected to make a healthy recovery in 2010.

According to a report released Thursday by REMAX, house prices in Kelowna will increase about 5 per cent in 2010.

Property values in Kelowna fell marginally this year.

The report goes on to say the major front runners in terms of unit sales appreciation in 2010 are all in Western Canada, led by Kelowna with an anticipated upswing of 10 per cent in housing sales.

"Some of the greatest percentage gains were reported in Western Canadian markets in 2009, demonstrating the higher the peak the lower the valley," says Regional Executive Vice-President, Elton Ash.

"That said, the recession barely registered on year-over-year activity in most major centres."

The report further states that nationally, the average price of a home is expected to rise to $325,000 by the end of 2010, the highest level in Canadian history.

Retirees and the upper middle class slowed Kelowna’s real estate crash; rebound

 

By Kathy Michaels

Kelowna’s real estate market is showing signs of stability despite continued economic tumult nationwide, but as this year comes to an end, local home values will have dropped while other B.C. cities post gains, according to the RE/MAX Housing Market Outlook for 2010

“It’s a unique experience this time around,” said Elton Ash, the regional executive vice president of Re/Max Western Canada. “In 2008 the real estate market was strong in the first six months and there were double digit price increases. Then in the last quarter there was a 20 per cent decrease … so all in all when you took the first part with the end of year  it was zero effect. This year the price decreases continued into  2009, but now we’re seeing the market strengthening and that’s all in three to five per cent decrease.”

While stability was the focus of the report, Ash noted that other B.C. cities like Vancouver and Victoria did see gains on par with this region’s losses. That, he said, can be attributed to Kelowna’s economic base which is less diversified than a larger urban centre. When Vancouver and Victoria hit a bump, it’s never as dramatic as it is in the Okanagan.

“This is historically the trending,” he said. “Kelowna sees a greater price depreciation when the price changes… it’s not surprising.”

What seems to have saved the region from further losses, he said, is the population composition and how they reacted to the crash last year.

“Being a retirement destination, with a lot of upper middle income earners, the equity to loan ratio is higher,” he said. “So when we experienced the price drops from a year ago, people decided they wouldn’t sell.”

In the first quarter of this year, those who were initially looking to sell pulled their houses off the market and that kept the inventory low. When supply was diminished it drove prices up again and first time buyers started to eat through the supply that remained. Their demand combined with a little less supply lessened the downward cycle of prices and brought the market to more balanced conditions.

That’s helping put Kelowna in good stead for 2010. In the Market Outlook report, 23 other major markets were also examined and this city was highlighted as an area that will see growth in the year ahead. What’s expected to be a 10 per cent increase in sales volume will put upward pressure on pricing and Ash said he expects to see the average price of a home rise to $438,000 next year from an estimated high of $417,000 by the end of this year. At the end of 2008, the average house price was $430,000.

“The important thing is that Canadians are confident in the economy and the banking system, and that’s driving quicker recovery,” he said. “The economic fundamentals in place going forward ideally position the ten provinces, and the sector overall, for further growth.”

A number of factors will help prop up activity going forward, including improved economic conditions, continued low interest rates, rising consumer confidence and solid capital spending which will buoy employment. Inventory will once again assume the wildcard role, with any decline placing upward pressure on prices. Multiple offers will remain the exception in most markets, more commonplace on quality entry-level product which remains in tight supply.

The report found that sales are forecast to recover in almost all major centres by year-end 2009, led by an anticipated 45 per cent increase in Greater Vancouver. Two markets —Ottawa and Quebec City —are expected to hit historic highs in the number of homes sold. Average price should post new records in 65 per cent of markets surveyed this year. As economic performance ramps up across the country, so too will residential real estate.  Eighty-three per cent of markets (19/23) are expecting sales to increase over 2009 levels while housing values are forecast to escalate in 91 per cent (21/23) of Canadian centres in 2010.  The remaining markets will match 2009 levels.

Posted via web from Veronica Campbell

Retirees and the upper middle class slowed Kelowna’s real estate crash; rebound predicted

Retirees and the upper middle class slowed Kelowna’s real estate crash; rebound predicted

 
By Kathy Michaels
Kelowna’s real estate market is showing signs of stability despite continued economic tumult nationwide, but as this year comes to an end, local home values will have dropped while other B.C. cities post gains, according to the RE/MAX Housing Market Outlook for 2010
“It’s a unique experience this time around,” said Elton Ash, the regional executive vice president of Re/Max Western Canada. “In 2008 the real estate market was strong in the first six months and there were double digit price increases. Then in the last quarter there was a 20 per cent decrease … so all in all when you took the first part with the end of year  it was zero effect. This year the price decreases continued into  2009, but now we’re seeing the market strengthening and that’s all in three to five per cent decrease.”
While stability was the focus of the report, Ash noted that other B.C. cities like Vancouver and Victoria did see gains on par with this region’s losses. That, he said, can be attributed to Kelowna’s economic base which is less diversified than a larger urban centre. When Vancouver and Victoria hit a bump, it’s never as dramatic as it is in the Okanagan.
“This is historically the trending,” he said. “Kelowna sees a greater price depreciation when the price changes… it’s not surprising.”
What seems to have saved the region from further losses, he said, is the population composition and how they reacted to the crash last year.
“Being a retirement destination, with a lot of upper middle income earners, the equity to loan ratio is higher,” he said. “So when we experienced the price drops from a year ago, people decided they wouldn’t sell.”
In the first quarter of this year, those who were initially looking to sell pulled their houses off the market and that kept the inventory low. When supply was diminished it drove prices up again and first time buyers started to eat through the supply that remained. Their demand combined with a little less supply lessened the downward cycle of prices and brought the market to more balanced conditions.
That’s helping put Kelowna in good stead for 2010. In the Market Outlook report, 23 other major markets were also examined and this city was highlighted as an area that will see growth in the year ahead. What’s expected to be a 10 per cent increase in sales volume will put upward pressure on pricing and Ash said he expects to see the average price of a home rise to $438,000 next year from an estimated high of $417,000 by the end of this year. At the end of 2008, the average house price was $430,000.
“The important thing is that Canadians are confident in the economy and the banking system, and that’s driving quicker recovery,” he said. “The economic fundamentals in place going forward ideally position the ten provinces, and the sector overall, for further growth.”
A number of factors will help prop up activity going forward, including improved economic conditions, continued low interest rates, rising consumer confidence and solid capital spending which will buoy employment. Inventory will once again assume the wildcard role, with any decline placing upward pressure on prices. Multiple offers will remain the exception in most markets, more commonplace on quality entry-level product which remains in tight supply.
The report found that sales are forecast to recover in almost all major centres by year-end 2009, led by an anticipated 45 per cent increase in Greater Vancouver. Two markets —Ottawa and Quebec City —are expected to hit historic highs in the number of homes sold. Average price should post new records in 65 per cent of markets surveyed this year. As economic performance ramps up across the country, so too will residential real estate.  Eighty-three per cent of markets (19/23) are expecting sales to increase over 2009 levels while housing values are forecast to escalate in 91 per cent (21/23) of Canadian centres in 2010.  The remaining markets will match 2009 levels.

Only 25 days until Christmas

Posted via email from Veronica Campbell

1203 Peak Point Drive Kelowna Listing

OPPORTUNITY KNOCKS! #1203 Peak Point Drive Kelowna

ABSOLUTELY one of the best opportunities available! Spectacular architecture, stunning finishing, over the top fireplace feature, custom bar, the PERFECT entertaining kitchen and a en-suite/dressing room any wife/girlfriend would die for!! THIS HOUSE IS ALL THAT - AND MORE!

OVER 4370 sq. feet of beautiful granite, slate, ceramic and travertine tile, gorgeous Oak hardwood throughout, an absolutely exquisite kitchen and dining area that are perfect for entertaining - this house will impress even the finest tastes. 

Some finishing is required however is reflected in the price. This is truly needle in a haystack and is hands down one of THE BEST deals available in town. Excellent opportunity for a builder, handy man or client looking for a high end product with a low end price.

SELLER WILL LOOK AT ALL OFFERS! Appraisal on file $1,050,000 as is. Asking $874,000.

CLICK HERE FOR MORE PICTURES

CLICK HERE FOR MORE INFORMATION

BRING OFFERS!! SELLER WANTS IT GONE!!

For more information or to book a private viewing contact Veronica Campbell at #250-575-6677.
Vantage West Realty Inc.

Veronica Cambell, Realtor
Vantage West Realty
Cell : 250-575-6677
veronicacambell.ca
housesinokanagan.com

Posted via email from Veronica Campbell

HST and real estate

By Scott Peckford
The HST has been looming large in the minds of prospective homebuyers. A recent IPSOS Reid survey indicated 40 per cent of B.C. Home Buyers believe the HST will impact their home buying plans. The question is, how big of an impact will it have?
The jury is still out on exactly how the HST will affect the overall housing market.  However under the current proposal a homebuyer purchasing a used or resale home will see only a marginal increase in their actual costs.
According to Tony Spagunolo, “The average buyer purchasing a used home will see an increase of maybe $100 if the HST is implemented in the current form.” Spagunolo owns, The Spagunolo Group of Real Estate Law firms, and specializes in Real Estate conveyance.
When you break down the numbers it becomes apparent Tony is right.
Buyers only pay GST on new real estate. Therefore a resale property should not be subject to HST. Legal fees already include GST and PST therefore will have no change.
The only additional cost will be on home appraisals and inspections. Home appraisers and inspectors currently only charge GST.
In the Okangan an appraisal can cost about $300 while an inspection is around $175. The total GST on both is currently $23.75. Once the new rules take effect July 1st, 2010 the total tax will increase to $57.00 which is an increase of only $33.25.
Who will the HST hurt the most?
Sellers will actually pay quite a bit more HST than buyers. Sellers pay Real Estate commissions which are subject to GST. Considering the average $400,000 sale generates a commission of around $16,000 the HST will add an additional $1,120 in tax.  Not a small sum, but probably not enough to prevent a sale either.
Perhaps the single group most likely to feel the pinch from the HST are homebuilders. In particular builders who have a building completing after July 1/2010 will be the most impacted. There is a transitional tax planned for these buyers, but rest assured the builders, or more likely buyers are going to absorb some of the new tax.
It seems the provincial government is convinced more tax is the cure for what ails us. Whether this is the case still remains to be seen. At least homebuyers purchasing re-sale real estate can breathe a collective sigh of relief since the increased cost of the HST will be less than a less than a pizza and a six pack of beer.

BRING OFFERS - SELLER WANTS IT GONE

BRING OFFERS - SELLER WANTS IT GONE!!

$424,900, No GST!!

#401 - 1160 Bernard Ave, Kelowna BC
Centuria Urban Village
MLS #9216837


LOTS OF VALUE AND HIGH CLASS RESORT STYLE LIVING!!


Absolutely stunning city & lake views from this lavish 2 bed plus den luxury condo! Classy finishing & many upgrades not seen in the competition! Granite throughout, top line appliance package, 2 parking spaces, roof top pool & hot tub, GYM - all in excellent central location! Upgrades including double french doors to den, granite (dark schemes in kitchen & baths) plus undermount sinks, prewiring for surround sound in LR & 2nd location, cable wire & plug above fireplace for TV and fireplace mantel. SHOWS A plus !!







BRING OFFERS!! SELLER WANTS IT GONE!!


For more information or to book a private viewing contact Veronica Campbell at #250-575-6677.
Vantage West Realty Inc.
More info : http://www.housesinokanagan.com/res_details.php?page=105

Veronica Cambell, Realtor
Vantage West Realty
Cell : 250-575-6677
veronicacambell.ca
housesinokanagan.com

Tips for safe trick or treating:

Halloween Safety Tips

Tips for safe costumes:

• Use costumes with bright fabrics and decorate costumes with reflective tape. Flashlights also help drivers see children.
• Make sure that costumes and shoes fit properly.
• All costume accessories should be made of soft, flexible material and should not have any sharp edges.
• Consider using face paint or make-up instead of a mask.

Tips for safe trick or treating:

• Use flashlights or glow sticks in your pumpkins and other decorations, rather than candles.
• An adult should accompany children when trick or treating.
• Encourage children to trick or treat along one side of the street, then carefully cross over to the other side.
• Stay in well lit areas and only visit homes that have their outside lights turned on. Children should never go inside homes.
• Tell children to bring their treats home before eating anything and make sure you inspect all the treats before your children eat any candy. Be sure to discard any treats that are not wrapped, or are in torn or open packages.

Tips for safe driving on Halloween:

• Be very careful when driving. Remember that children are excited and may forget safety rules.
• When driving in areas with children, slow down and watch for them.

10 Commandments home buyers must follow

These 10 Commandments home buyers must follow may seem like common sense to many. Buyers, however, can sometimes forget with all the excitement surrounding the buying of their new home. In the past couple of weeks, I have heard of two separate buyers who saw their home loan turned down, and their dream shattered, a few days before closing because they had bought furniture for their new home before it actually became their home. Both of them now have beautiful furniture with no home to put them in.
These two buyers were not my clients but it always hurts when I hear of transactions falling apart for reasons that could have been avoided. These 10 commandments are part of the buyer packet I give all my clients when we first meet and I always stress that once they get pre-approved and the process is started, they can't do anything that might affect their credit.
1. Do not change jobs, become self-employed or quit your job.
2. Do not buy a car, truck or van (or you may be living in it)!
3. Do not use credit cards excessively or let your accounts fall behind.
4. Do not spend money you have set aside for closing.
5. Do not omit debts or liabilities from your loan application.
6. Do not buy furniture.
7. Do not originate any inquiries into your credit.
8. Do not make large deposits without first checking with your loan officer.
9. Do not change bank accounts.
10. Do not co-sign a loan for anyone.
If you are in the process of buying a home, remember that your credit must not change or be affected in any way until you actually sign the paperwork and get possession of your new home. Lenders will not only look into your credit when you first get pre-approved, they will check it again (and sometimes again and again) before they let you sign the mortgage. If you want to buy new furniture for your home or change jobs, just be patient. There will always be time to do it after the closing.

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