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Coming Soon Listings

Tuesday, May 4th, 2021

Should you use coming soon to market your listing? 

Here is what you need to know!

Now that Calgary has moved into a very strong Sellers’ market we are seeing “Coming Soon” listings everywhere. A coming soon listing advertises your listing prior to it going live on the MLS System for the public to view.

Here is my opinion on Coming Soon Listings.

From a Sellers Perspective:  

As a Seller, you want to maximize the exposure to your listing so coming soon is certainly a smart way to do that,  but hold on.  What I am seeing in the marketplace is coming soon listings are being marketed with a sign on your lawn, on Social Media, and most importantly through interoffice communication.  Here is where the problem starts.  Most activity is being created through internal office communication.  The buyer’s Realtor always wants to get in before the general public and so a showing is arranged, often that buyer writes a strong offer and the Seller accepts the offer as it’s a quick sale.  So, looking at this process, how much exposure did this listing get – 1 showing, yes almost no exposure.  Will the seller get top dollar using this strategy – most likely not.

Using Coming Soon to your advantage:  Again in my opinion using “Coming Soon” is a fantastic marketing tool and should be used.  It should be used to attract attention and get people excited about viewing your home.  The key to doing this effectively is to collect names of people interested and let them know the minute it goes on the market, while still giving the general public the opportunity to view your home before you accept any offers.  This will maximize the exposure to your listing and get you top dollar for your home.

A Buyer’s Perspective:  If you are buying a home then use the “Coming Soon” listings to your advantage, if you can get in before everyone else you will not only get your home but you may not have to compete with several other buyers. A word of caution,  make sure your Realtor does a comparative market analysis on the property so you don’t get too excited about a home that is substantially overpriced.

If you are considering Selling, reach out to us for a free consultation

 

 

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April 2021 Calgary Real Estate Market Snapshot.

Monday, May 3rd, 2021

What is really happening in the Calgary Real Estate Market? 

The market is a result of Supply and Demand therefore we look at both Supply (inventory) and Demand (Sales) and the relationship between the two.  We also update you on the current benchmark price for all housing sectors.

Following is a graph that shows the months of inventory for each housing sector.  Looking at a 2-year trendline gives you an indication of where things are really heading.

The graph shows the 2-year trend of the number of months of Inventory for all housing sectors within the Calgary Real Estate Market.

The graph shows the 2-year trend of the number of months of Inventory for all housing sectors within the Calgary Real Estate Market.

Gord’s commentary for the month (just my opinion).

 

Wow, another huge month for Real Estate in Calgary. In addition to Detached homes being in a seller’s market position, Semi-Detached and Attached Rowhouses have joined that category leaving only Apartment condos in the balanced market territory.

 

Calgary Listing Inventory

In April we saw the inventory for homes in all sectors increase by approx. 12%

The number of new listings in April was 4670 compared to 4441 for March so a 5% increase.

It seems that most of the new listings are still immediately turning in sales.

 

Calgary Sales:

Calgary Sales are soaring.  Detached homes and Semi-Detached homes hit a record high in April.

Every category increased between 9.65%-14.3% over last month.  The only thing holding our sales from going higher seems to be the low inventory.

 

Sales Compared to 2020:

Normally this is a good category to watch however we are now comparing sales this year to when we were

in a collapsed market due to Covid and the First Shutdown.

 

  Jan Feb Mar Apr May June July Aug Sept Oct Nov Dec
2020 861 1190 1175 573 1080 1747 1835 80 1702 1764 1437 1199
2021 1208 1836 2903 3209                
Change +347 +646 +1729 +2639                
% change +7.49 +54.4 247% +562%                

  

Calgary Real Estate Benchmark Sales Prices:

Overall, the Benchmark Price for all sectors increased by $9,500.  The smallest increase was in the Apartment condo sector at $1,900 and the largest increase was in the detached home sector which increased by $12,800.  All other sectors were in between.  Interesting how the sectors with the lowest months of inventory are showing the highest price increases.  Truly supply and demand in at play here.

 

Current Months of Inventory (Absorption Rate): 

There was very little change in the Months of Inventory during April.   Detached and Semi-Detached decreased by .07 and .14 respectively.  Attached Row and Apartment Condos increased by .06 and .27 respectively.  With the months of Inventory where they are, I can only predict that prices will continue to increase with possibly the exception of Apartment Condos.

 

It is also important to note that these numbers vary by community, and by price range.  If you would like numbers for your community, or more specific numbers for your home please contact us.

Below is a summary of numbers in chart form.  All numbers are taken from the Calgary Real Estate Boards monthly Stats package.

Stats Photo

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Calgary Real Estate Market Snapshot for March 2021

Friday, April 2nd, 2021

What is really happening in the Calgary Real Estate Market?

The market is a result of Supply and Demand therefore we look at both Supply (inventory) and Demand (Sales) and the relationship between the two.  We also update you on the current benchmark price for all housing sectors.

Following is a graph that shows the months of inventory for each housing sector.  Looking at a 2-year trendline gives you an indication of where things are really heading.  As you can see at a glance all sectors except apartment condos are in a Seller’s market position.

2 Year Trendline

Gord’s commentary for the month (just my opinion).

The Calgary Real Estate Market continues to outpace last month and last year by hugh numbers.  Up until March the sales increases were mostly in the detached sector but that is now creeping into other sectors as well.

Following are just my thoughts on the why:

  1. Low-Interest Rates According to Rate Hub a 5-year mortgage can be had at 1.74% – Crazy Low.
  2. According to data from ATB the Job losses have been in the lower wage groups. Higher wage jobs are in positive territory compared to a year ago.
  3. There has recently been some positive news in the Oil & Gas Sector.
  4. With Vaccine’s coming there is a little more of a positive vibe out there.

Calgary Listing Inventory

In March we saw the inventory for homes in all sectors increase marginally.

Calgary Sales:

Calgary Sales were the highest they have been since 2007.  When compared to last month all sectors were up with detached homes leading the way at 66.16% increase.  Semi-detached was 48.62%, Attached Row was 47.31% and Apartment Condos trailed at a 41.54%increase – which is still huge.

 Sales Compared to 2020:

This is where it gets interesting.  As you can see sales in March 2021 beat sales in March 2020 by 247.3%

Of course, we have to keep in mind that March 2020 we just started to see sales decreased due to covid.

 

  Jan Feb Mar Apr May June July Aug Sept Oct Nov Dec
2020 861 1190 1175 573 1080 1747 1835 80 1702 1764 1437 1199
2021 1208 1836 2903                  
Change +347 +646 +1729                  
% change +7.49 +54.4 247.3%                  

 

Calgary Real Estate Benchmark Sales Prices:

Overall, the Benchmark Price for all sectors increased by $10,800.  Detached homes increased by $13,800 (the largest) and the smallest which was Apartment Condos which still increased by $3,501.  Detached homes year to date increased by 25,800 or 5.26%

 

Current Months of Inventory (Absorption Rate): 

This is the key number, which determines what type of market we are currently in.

The months of inventory decreased in all housing sectors.   From the smallest to largest decrease the change was:

Semi-Detached   -.37   Sellers Market Territory

Detached – .42   Continues to be in Sellers Market Territory

Attached Row: -.76  Now in Sellers Market territory at 2.29 Months of Inventory

Apartment:  – .89  Still in Buyer’s market territory

 

With the months of Inventory where they are, I can only predict that prices will continue to increase with possibly the exception of Apartment Condos.

It is also important to note that these numbers vary by community, and by price range.  If you would like numbers for your community, or more specific numbers for your home please contact us.

Below is a summary of numbers in chart form.  All numbers are taken from the Calgary Real Estate Boars monthly Stats package.

All numbers are taken from the Calgary Real Estate Boards monthly Stats package for Realtors.

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Just Listed

Friday, March 19th, 2021

Great opportunity in Huntington Hills

MLS# A1083286

Solid bungalow on a large corner with a double detached garage.  An outstanding opportunity to build some sweat equity as this home is dated and is looking for your love.  The approximate date for past renovations includes 2006- Main Bath, 2008 – Furnace, Early 2000’s – Roof replaced, kitchen updated. The main floor features an L – shaped living room- dining room, spacious kitchen, Master bedroom with 2-piece ensuite, 2 additional bedrooms and main bath.  Downstairs is fully developed and includes a large recreational room, 2 rooms that can be converted to bedrooms by adding larger windows. The double detached garage offers a heater and a workbench.  Located in the NW section of Huntington this is an excellent location, minutes to Nose Hill Park, Google says 19 minutes to downtown, excellent access to main arteries to go anywhere, close to Super Store and Thornhill Aquatic and Rec Centre.  To book a showing please contact us

 

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Calgary Real Estate Market Snapshot for Feburary 2021

Monday, March 1st, 2021

 What is really happening in the Calgary Real Estate Market?

The market is a result of Supply and Demand therefore we look at both Supply (inventory) and Demand (Sales) and the relationship between the two.  We also update you on the current benchmark price for all housing sectors.

Following is a graph that shows the months of inventory for each housing sector.  Looking at a 2-year trendline gives you an indication of where things are really heading.

2 year trend of Months of Inventory for the Calgary Real Estate market for all Housing Sectors.

2 year trend of Months of Inventory for the Calgary Real Estate market for all Housing Sectors.

Gord’s commentary for the month (just my opinion).

With Detached homes setting the pace the Calgary Real Estate Market is seeing sales numbers we have not seen since 2014.  I have had a lot of people ask the question WHY?

Following are just my thoughts on the why:

  1. Low-Interest Rates According to Rate Hub a 5-year mortgage can be had at 1.64% – Crazy Low.
  2. According to data from ATB the Job losses Alberta has seen have been in the lower wage groups. Higher wage jobs are in positive territory compared to a year ago.
  3. There has recently been some positive news in the Oil & Gas Sector.
  4. With Vaccine’s coming there is a little more of a positive vibe out there.

Calgary Listing Inventory

We saw an increase in all Sectors in listing inventory.  This is very normal and as we approach spring the listing inventory will continue to rise.

Calgary Sales:

Calgary Sales were the highest they have been since 2014. The highest increases were in

Attached Rowhomes: 73.33% increase over last February.

Detached homes 53.63% increase over last February.

Apartment Condo:  46.24% Increase over last February

Sales Compared to 2020:

This is where it gets interesting.  As you can see sales in February 2021 beat sales in February 2020 by 54.4%

 

  Jan Feb Mar Apr May June July Aug Sept Oct Nov Dec
2020 861 1190 1175 573 1080 1747 1835 80 1702 1764 1437 1199
2021 1208 1836                    
Change +347 +646                    
% change +7.49 +54.4                    

 

 Calgary Real Estate Benchmark Sales Prices:

Overall, the Benchmark Price for all sectors increased by $8,800.  Detached homes increased by $12,000 (the largest) and the smallest which was Apartment Condos which still increased by $2,899.

 Current Months of Inventory (Absorption Rate): 

The months of inventory decreased in all housing sectors.   From the smallest to largest decrease the change was:

Semi-Detached   -.38 Now in Seller Market Territory

Detached -.59   Now in Seller Market Territory

Attached Row: -1.6 Now in Balanced market territory.

Apartment:  – 1.81 Still in Buyer’s market territory

Sales compared to last February are up by 54.4% so even though inventory is rising the increase in sales is much higher than the increase in listings pushing us to lower months of inventory and into a seller’s market for some sectors.

 It is also important to note that these numbers vary by community, and by price range.  If you would like numbers for your community contact us.

Below is a summary of numbers in chart form.  All numbers are taken from the Calgary Real Estate Boars monthly Stats package.

Stats from the Calgary Real Estate Board's Monthly Stats package for February 2021

Stats from the Calgary Real Estate Board’s Monthly Stats package for February 2021

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Just Listed

Friday, February 26th, 2021

Outstanding opportunity to own this 2 bedroom, 2 bath renovated condo for only $165,000

Check out full listing here: https://www.tswrealestategroup.com/for-sale/12-3212-edenwold-heights-nw–61872682

MLS A1077327

Outstanding opportunity in Edgecliffe Estates.  This main floor open concept 2 bedroom – 2 bath, newly renovated unit is priced to sell and is a great starter home or investment opportunity.  The living room is open to the kitchen which features an eating bar. The living room features a gas fireplace and leads to your covered east-facing patio to enjoy your morning coffee.  The primary bedroom is spacious and features a 3-piece ensuite.  2nd bedroom is spacious and can double as an office.  The main floor has the advantage of being just a few steps to bring in your groceries.  The unit provides In-Suite laundry with room for storage.  The complex features the Edgecliffe Club which boasts an indoor pool, hot tub, steam room, exercise room and a social room with a pool table, fireplace, and kitchenette.  Fantastic location just minutes to Nose Hill Park, perfect for your outdoor walk, close to U of C, Children’s hospital, Market mall and public transit.

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Just Listed: 132 Tuscany Hills Close NW

Thursday, February 11th, 2021

Just listed this awesome family home in Tuscany.

MLS # A1068881

For full details:  https://www.tswrealestategroup.com/for-sale/132-tuscany-hills-close-nw–61676623

 

Photos

Bright, beautiful family home in an excellent Tuscany location, walking distance to schools.  This move-in ready home offers an open concept, hardwood floors on the main and plenty of upgrades.   The living room is bright, open to the kitchen and features a gas fireplace for those chilly Calgary nights. The kitchen features a gas stove, breakfast bar, pantry, and dining nook.  Separate dining room offers mountain views.  Home is perfect for entertaining with the large deck, and the beautifully landscaped, large pie lot.  Upstairs you will find the bonus room offering a fireplace, vaulted ceilings, and mountain views. The primary bedroom offers a walk-in closet and a 4-piece ensuite with jetted tub.  Complete the upstairs with 2 additional bedrooms and main bath.  Professionally finished lower level with the fourth bedroom, full bath, and recreation room with wet bar.   Location is excellent, a quiet street, walking distance to schools, close to Sobeys, Starbucks, restaurants, public transportation, and parks.  The home features air conditioning and a sprinkler system.

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Calgary Real Estate Market Snapshot Feb 1, 2021

Monday, February 1st, 2021

What is really happening in the Calgary Real Estate Market?

The market is a result of Supply and Demand therefore we look at both Supply (inventory) and Demand (Sales) and the relationship between the two.  We also update you on the current benchmark price for all housing sectors.

Following is a graph that shows the months of inventory for each housing sector.  Looking at a 2-year trendline gives you an indication of where things are really heading. On the right it indicates if we are in a sellers or buyers market in that sector.

Graph shows 2 years on Months of Inventory for all sectors within the Calgary Real Estate Market.

 

Gord’s commentary for the month (just my opinion).

Calgary had another very busy month in the Real Estate world.  It feels like we are in the spring market already. Sales of detached homes, especially in the lower price ranges are booming and we are seeing multiple offers. Currently in the single-family home sector what is holding people back from buying is the lack of inventory so they cannot find what they want.

 COVID-19: Even though we are in a similar lockdown situation as we were in March there does not seem to be the same result in the market falling.  I believe that the public is now aware of the many protocols Realtor’s have put in place to keep both Buyers and Sellers safe. On top of that, I believe people are seeing that there is a light at the end of the tunnel with the recent Vaccine announcements.

Calgary Listing Inventory

Every housing sector saw an increase in Inventory, and this is to be expectedin January.  In November/December people often hold off for the holiday season and are now listing.

Calgary Sales:

Overall Calgary sales increased in January over December but only by a small margin. The only sector that saw a decrease was the Attached-Row Sector and sales were only down by 19.

Sales Compared to 2020:

This is where it gets interesting.  January saw 347 more sales than in January of 2020.  This makes me believe that there is still a pent-up demand and with the interest rate so low we are going to see some higher numbers this year than we have seen in a while.

 

  Jan Feb Mar Apr May June July Aug Sept Oct Nov Dec
2020 861 1195 1175 573 1080 1747 1835 80 1702 1764 1437 1199
2021 1208
Change +347
% change +7.49

 

 Calgary Real Estate Benchmark Sales Prices:

Overall, the Benchmark Price for all sectors increased by $1500.   All sectors showed an increase except Semi-Detached which showed a small decrease of 2,000.

 

Current Months of Inventory (Absorption Rate): 

The months of Inventory increased marginally in all Sectors except the Semi-Detached sector where months of inventory declined by .13.

Detached homes at 2.17 put us solidly into a seller’s market.

Semi-Detached is at 2.53 so borderline between Sellers and Balanced market position.

Attached Row and Apartment sectors are both in Buyer’s Market positions with 4.65 and 7.08 Months of Inventory respectively.

It is also important to note that these numbers vary by community, and by price range.  If you would like numbers for your community contact us.

Below is a summary of numbers in chart form.  All numbers are taken from the Calgary Real Estate Boars monthly Stats package.

 

CREB Stats for January of 2021

 

 

 

 

 

 

 

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Calgary Real Estate Board announces Forecast for 2021

Wednesday, January 27th, 2021

Welcome to the Calgary Real Estate Board’s forecast for 2021.

2021 Calgary and Area Real estate Market Prediction

Media release: Modest gains in Calgary housing market expected in 2021  

Calgary, Jan. 26, 2021 – In 2020, housing markets across the country surprised many with a stronger-than-expected rebound in the second half of the year despite record-high unemployment rates and significant job losses.

Calgary did not hit record-high sales or prices in the third or fourth quarters, but still posted some of the strongest sales relative to the past five years. This was nearly enough to offset the initial losses recorded during the first shutdown caused by the pandemic.

“It is expected some of the momentum recorded at the end of 2020 will continue into 2021, fueled by exceptionally low lending rates and pent-up demand,” said Ann-Marie Lurie, CREB® Chief Economist.

“While sales are expected to rise by nearly five per cent on an annual basis in 2021, persistent economic challenges are expected to prevent stronger growth in our housing market.”

Reduction in supply relative to sales is the primary reason the Calgary housing market returned to more balanced conditions by the end of 2020. The pullback in new listings relative to sales activity resulted in inventory levels falling to the lowest levels seen in the past several years.

As we move into 2021, we anticipate new listings will start to rise, as COVID-19 likely caused many homeowners to delay listing their homes. We could start to see some supply come back in 2021, as concerns regarding the spread of the virus ease. Persistently high unemployment rates could also weigh on some existing homeowners who may need to sell their homes.

Growth in supply is expected to offset some of the gains in sales, pushing our market to the upper bounds of balanced conditions and slowing price recovery. However, the price gains that occurred at the end of 2020 are not expected to be eroded and 2021 annual prices are forecasted to improve by over one per cent.

“This year has been filled with twists and turns all over the world. The Calgary housing market was no exception,” said Alan Tennant, CREB® President and CEO.

“However, our local REALTORS® continued to serve at a high level by connecting homebuyers and sellers through this difficult period in a safe and timely manner.”

Click here for the full 2021 Economic Outlook and Regional Housing Market Forecast report.

 

 

 

 

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Just Listed: 237 Edgedale Gardens NW Calg. T3M4M8

Thursday, January 14th, 2021

Just listed this awesome Townhouse in Edgemont.  I love that the layout is unique with high Ceilings, Ceilings and Tons of windows.

MLS: A1060281 

Welcome to Edgedale Gardens, a hidden gem in Edgemont.  This 1398 Sq Ft townhouse offers a unique open layout with 3 bedrooms, 2.5 baths and a double garage.   Home has been extremely well maintained with many updates over the years.  Upon entry you cannot help but love the living room with soaring vaulted ceilings and a fireplace, living room and dining room feature a wall of windows giving an abundance of natural light to the main floor.  Upstairs you will find the large master bedroom with walk in closet and a 4-piece ensuite along with 2 additional bedrooms and the main bathroom.  Downstairs is undeveloped and awaits your creative finishing ideas.  Offers a newer concrete patio for your relaxation and BBQ’s.   Edgedale Gardens is Pet Friendly, professionally managed and has a strong reserve fund.  Location is excellent being next to an off-leash park, minutes to Dalhousie C-Train, Nose Hill Park and Crowfoot or Market Mall for shopping. Virtual Showings available!

For more photos or to book a viewing click here. 

 

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