Important Things to “Fix Up” before Selling

March 10th, 2017

Why is this critical?

Home buyers do not typically know anything about repair costs so they pull a number out of the air making sure that number is high enough – their estimate is always high and usually extremely high.  An Example, and I see this everyday is – the carpet in your living room is badly worn, cost to replace might be $2000.00, many buyers will use a number like $10,000 and will deduct that from your list price. So it’s your choice invest $2000 up front for lose $10,000 off the sales price.

When you’re preparing your Calgary home for sale, it’s not unusual to need to fix up a few things around the property. After all, you want your home to look its best to buyers, so that you get good offers, quickly. The longer your home sits on the market the less it will sell for.

What do you need to fix?

Here are three categories that will help you create and prioritize your list

Anything that squeaks or creaks – Is there something in your home that makes a noise it shouldn’t be making? Perhaps it’s a rattling closet door or a creaking floor board? You may be so used to it you no longer notice the sound. But buyers will. Be sure to get those items fixed.

Anything that’s unsightly- You don’t have to make your home look perfect. However, things that are unsightly will likely get buyers’ attention. You want them to focus on the terrific features of your property, not the scuff on the wall.  Take a walk through your property, including the yard. Pretend you’re the buyer. Do you notice anything that doesn’t look good? If so, tidy it up, fix it up or replace it.

Anything that’s broken-  If there’s anything that needs repair — an outside tap that’s not working, or a sliding door that regularly careens off its runner — call the contractor or fix it yourself.

Getting these items fixed will go a long way toward making your home appealing to buyers.

If you are in need of some professional help we are happy to connect you with Calgary contractors our clients have been happy with. Contact us!

Want more tips on preparing your home for sale? Contact us today.

 

 

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119, 345 Rocky Vista Park NW Calgary Ab T3G 5K6

March 7th, 2017

Check out our new listing in the Pavilions at Rocky Ridge

MLS Listing C4103289

Price: Only $254,500

Stunning, renovated 2 bedroom, 2 bathroom Apartment Condo in the Statesman’s Pavilions at Rocky Ridge.  Layout is fantastic with the bedrooms on opposite sides.  Features new laminate flooring, fresh paint and more.  Kitchen offers plenty of cabinets, good counter space and a breakfast bar.  Living room features a corner gas fireplace and a door leading to your patio.  Master bedroom features an ensuite bath and walk in closet.  Unit offers in suite laundry and a separate storage room.  Amenities are plentiful and include including Salon, Spa, Gym, Movie Theatre, Games/Billiards Room, Outdoor Basketball and Beach Volleyball.  Located only minutes to the Tuscany LRT station.  Don’t forget the heated underground titled parking, Bike storage room, Walking trails and plenty of Visitor parking.  This home is move in ready!

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35, 4 Stonegate Drive NW Airdrie Ab. for sale

March 3rd, 2017

Welcome to this renovated Townhouse in the desirable Stonegate Crossing.

MLS # C4102567

Price: Only 245,000

Open House Sat & Sunday March 4 & 5 from 1:00 – 4:00

For more info or to view please contact us 

Welcome to Stonegate Crossing.  This bright, beautiful 3 bedroom townhouse has had many renovations and is move in ready.  Features fenced yard and 2 parking stalls in front of unit.   Main floor offers a fantastic layout and features new quality laminate flooring, living room, spacious dining area, kitchen and a 2 piece bath.  Upstairs you will find a large master bedroom, 2 additional bedrooms and a full bath.  Downstairs is already dry walled with a family room, bedroom, bath area with roughed in plumbing.  Yard is fenced and features a patio area.   Unit is located in the back corner of the complex where you get little traffic.  Located close to shopping, dining, parks and schools.  Pet Friendly complex. Excellent value.

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2036 38 Street SW Calgary for sale

March 3rd, 2017

Fantastic opportunity that does not come up very often.  A 1394 square foot bungalow in Glendale!

MLS Listing C4102615

Only $600,000

For more information or a viewing contact us

Open House Sat & Sun March 4th & 5 from 1-4.  Rare opportunity in Glendale.  Not often do you see a 1396 sq. ft. bungalow located across from a park on a beautiful street in the desired community of Glendale.  Upon entry you will be wowed with the newly refinished hardwood and fresh paint throughout.  Main floor features living room/ dining room, large kitchen that boasts new appliances, built in China Cabinet, a large island with granite and a spacious eating area.  Kitchen is open to sunken family room with wood fireplace.  Complete the main floor with 3 good sized bedrooms and the main bath.  Back entry features a large mud room with built-ins and leads to the basement that features large windows. Lower boasts a 3 piece bath, large family room, games room, bedroom and laundry room.  Outside you will find a large yard with shed and garage.  Only a 5 minute walk to LRT, Glendale elementary.  Close to shopping, Golf, schools, and of course downtown.

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March 1, 2017 Calgary Real Estate snapshot

March 1st, 2017

The Calgary Real Estate Market in changing.

Detached homes are now in a Seller’s market position

Semi-Detached homes are now into a balanced market position

Row (Townhouses) and Apartment condos are in a buyers market position but have moved drastically into a better market (towards balanced)

 

Absorption rate for the Calgary Real Estate market for February 2017.

Absorption rate for the Calgary Real Estate market for February 2017.

What is really happening in the Calgary Real Estate market?

Stay ahead of everyone else by following our Monthly Market Snapshot of the Calgary Real Estate Market This shows what’s really happening! The market is driven by supply and demand so here we show the inventory (supply) and sales (demand) and most importantly the relationship between the two and how it affects the price of Calgary Real Estate.  A simple way to keep up to date with how the market is trending and to stay ahead of most! All numbers are taken from the Calgary Real Estate Boards Stats package for Realtors. I have also included some general comments which are simply my opinion.

Absorption Rate (Months of Inventory)   (the inventory divided by the number of sales in the last month). What does this mean you might ask?

Buyer’s Market >4.0 Drives prices down
Balanced Market Between 2.4 to 4.0 Prices typically remain stable
Seller’s Market <2.4 Drives prices up

*** Absorption Rate***  

The absorption rate for all of Calgary decreased quite substantially this month.  Not a lot of listings going on market but more importantly a large increase in sales is driving this.  Detached homes have now gone into a Seller’s Market position,  Attached-Row & Apartment condos are still in a buyer’s market and Semi-detached is in a balanced market.

 

December   2016 January  2017 Change
Detached 3.17 2.41 -0.75
Semi Detached 4.61 3.44 -1.17
Attached – Row 4.73 4.41 -0.32
Apartment 8.40 5.88 -2.53
Total City 4.34 3.35 -0.99

 

Calgary Listing Inventory

February saw a slight increase in our inventory level in all categories.  This is a normal pattern for February as were approaching the spring market.  Normal trends would predict that over the next few months we will continue to see more listings so a further increase in inventory.

Inventory December   2016 January  2017 Change
Detached 1849 1990 141
Semi Detached 383 437 54
Attached – Row 610 679 69
Apartment 1269 1387 118
Total City 4112 4493 381

 

Calgary Sales:

Wow.  Every Category saw a large increase in sales in February.  The smallest increase was in Attached-row houses (townhouses) and they still increased over Jan by 19.38%   It is normal for us to see an increase in sales from Jan to Feb but this is a large increase which the Calgary Market has been waiting for, for some time.

 

Calgary Sales   December   2016 January  2017 Change % Change
Detached 584 825 241 41.27%
Semi Detached 83 127 44 53.01%
Attached – Row 129 154 25 19.38%
Apartment 151 236 85 56.29%
Total City 947 1342 395 41.71%

  

Calgary Real Estate Sales Prices: 

Prices are consistent with our Absorption rate with Detached and Semi Detached prices rising while Attached-Row houses and apartment condos decreased a little more as they are still in a buyer’s market position.   My predictions for the next few months is more of the same trends.

  Sales Prices December   2016 Benchmark Price  January  2017 Benchmark Price Change
Detached 500,400 501,900 1,500
Semi Detached 384,600 386,300 1,700
Attached – Row 307,100 305,900 -1,200
Apartment 269,900 269,200 -700
Total City 437,400 438,100 700

 

Sales Prices “Year to Date”   

 

Sales Prices Jan 1, 2017    Benchmark Price  January  2017 Benchmark Price Change

$

% Change
Detached 498,300 501,900 3,600 0.72%
Semi Detached 385,400 386,300 900 0.23%
Attached – Row 307,900 305,900 -2,000 -0.65%
Apartment 269,200 269,200 0 0.00%
Total City 435,400 438,100 2,700 0.62%

Price Sensitivity

**Please note that these numbers include only Calgary homes and do change on a community basis and more so for towns.  This report does not include rural properties.  If you would like to find stats on your community just let me know.  If you have any questions about this summary or Real Estate questions please feel free to contact us.

 

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9935 Scurfield Drive NW Calgary T3L1V9

February 4th, 2017

New Listing in the fantastic community of Scenic Acres in NW Calgary

MLS number C4096745

Price $519,000

For more info contact Gord at 403-861-2256 0r by email 

Stunning home with substantial renovations inside and out.  Upon entry you will be wowed with the bright open layout, gleaming hardwood and fresh paint.  Newer kitchen features granite countertops, island, 2 pantries, SS fridge and gas stove.  Complete the main floor with an office/den and a 2 piece bath.  Upstairs the master retreat features vaulted ceilings, large 4 piece ensuite with jetted tub and a walk in closet.  Complete the upstairs with a 2nd bedroom, bonus room and main bath.  Downstairs features a massive rec room, a third bedroom with 4 pce ensuite and a large storage area with laundry and workshop.  In 2013 the exterior was redone with new shingles, siding, eaves & downspouts.  The yard is beautiful with a 2 tier deck with built in gas fireplace, vinyl fence and a double garage.  The Mature community of Scenic Acres offers great amenities with Crowfoot LRT, Crowfoot for all your shopping needs, community center, schools and the new French school is slated to open in Sept 2017.

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Feb 1, 2017 Calgary Real Estate Market Snapshot

February 1st, 2017

What is really happening in the Calgary Real Estate market?

Feb 2017

Stay ahead of everyone else by following our Monthly Market Snapshot of the Calgary Real Estate Market This shows what’s really happening! The market is driven by supply and demand so here we show the inventory (supply) and sales (demand) and most importantly the relationship between the two and how it affects the price of Calgary Real Estate.  A simple way to keep up to date with how the market is trending and to stay ahead of most! All numbers are taken from the Calgary Real Estate Boards Stats package for Realtors. I have also included some general comments which are simply my opinion.

Absorption Rate (Months of Inventory)   (the inventory divided by the number of sales in the last month). What does this mean you might ask?

Buyer’s Market >4.0 Drives prices down
Balanced Market Between 2.4 to 4.0 Prices typically remain stable
Seller’s Market <2.4 Drives prices up

 

*** Absorption Rate***  

The absorption rate for all of Calgary increased this month meaning listings outpaced sales.   Detached Homes and Row Homes (Townhouses) increased marginally and we saw larger increases in Semi-Detached and apartment condos.

December   2016 January  2017 Change
Detached 3.01 3.17 0.16
Semi Detached 3.83 4.61 0.78
Attached – Row 4.75 4.73 -0.02
Apartment 7.59 8.40 0.81
Total City 4.04 4.34 0.31

 

Calgary Listing Inventory

January saw an increase of listings over December and this is to be expected as very few people want to list during the holidays.  Normal trends would predict that over the next few months we will continue to see more listings so a further increase in inventory.

Inventory December   2016 January  2017 Change
Detached 1719 1849 130
Semi Detached 368 383 15
Attached – Row 570 610 40
Apartment 1108 1269 161
Total City 3765 4112 347

 

Calgary Sales:

January saw an increase in sales in all categories except Semi Detached which is down by 13 sales.  This increase is fully expected as there are always more people buying in January than in December. What comes as a surprise to me is that the increase over December is only 14 more sales.  Personally I thought the increase would be more substantial.  The interesting and possibly good news here is that our sales were up 24% from January of 2016.

Calgary Sales   December   2016 January  2017 Change % Change
Detached 571 584 13 2.28%
Semi Detached 96 83 -13 -13.54%
Attached – Row 120 129 9 7.50%
Apartment 146 151 5 3.42%
Total City 933 947 14 1.50%

 

Calgary Real Estate Sales Prices: 

Prices did not change substantially this month.   Detached homes made the largest gain.  I find it surprising that Apartment Condos gained a little this month.  With such a high absorption rate I would predict apartment condos will lose more in the upcoming months.

  Sales Prices December   2016 Benchmark Price  January  2017 Benchmark Price Change
Detached 498,300 500,400 +2,100
Semi Detached 385,400 384,600 -800
Attached – Row 307,900 307,100 -800
Apartment 269,200 269,900 +700
Total City 435,400 437,400 2,000

 

 

Sales Prices “Year to Date”   – Same as Above 

 

 **Please note that these numbers include on Calgary homes and do change on a community basis and more so for towns.  This report does not include rural properties.  If you would like to find stats on your community just let me know.  If you have any questions about this summary or Real Estate questions please feel free to contact us.

 

 

 

 

 

 

 

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Calgary Real Estate Market Forecast 2017

January 19th, 2017

Every year the economist for the Calgary Real Estate Board put together a forecast for the agents.  Below is a summary of her predictions.  The full package gets into alot more detail about the Why looking at all the indicators that influence the market such as the Regional Economy, Energy Sector, Labour Market, Net Migration,Housing Market Activity, Rental Market, New Home Market & Resale Market.  For a full copy send me a request here.

CREB® forecasts a slow transition for housing in 2017

After a long period of economic downturn, Calgary’s housing market is expected to see some price stability in 2017, but not across all market segments and property types. Both detached and attached prices remain unchanged over 2016 levels, while apartment is forecasted to contract by another two per cent.

“The transition in the housing market will be a slow process,” said CREB® chief economist Ann-Marie Lurie. “We are entering the year with high unemployment rates and the possibility that job growth will not occur until the latter portion of 2017. These conditions will continue to weigh on housing demand, but supply is adjusting to weaker sales activity, which will eventually translate into price stability.”

City-wide sales are forecasted to total 18,335 units in 2017, a three per cent gain over 2016, but 12 per cent below long-term averages. This modest demand change will merge with declining listings and easing inventory in the new home market to support more balanced conditions and prevent further downward pressure on prices.

“This year is about moving away from extremely challenging conditions,” said 2017 CREB®president David P. Brown. “The transition is going to take some time, which means sellers need to stick with the fundamentals of pricing their homes correctly against other comparable product in the market. There’s still lots of choice out there for buyers, but major price declines are unlikely in most segments.”

Alberta’s economy was much softer than many predicted over the past two years, as prolonged weakness in energy weighed on other sectors of the economy, including housing. Since the start of the downturn in late 2014, price adjustments have ranged from a low of nearly five per cent in the detached sector, to a high of 11 per cent in the apartment sector. The amount of price change between these different areas of the market was based on how much oversupply there was in each sector at any given time.

Our housing market is moving toward a new equilibrium, but that shift is heavily dependent on stability in the energy sector and overall labour markets. There is also considerable risk from recent government policy changes that could derail expected gains in the second half of 2017. It’s a new outlook this year, but the market risks shouldn’t be overlooked.

For the entire CREB® forecast, contact me.

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144 Scenic Glen Close NW Calgary NW Calgary T3L 1J6

January 4th, 2017

New Listing.  Rarely do homes on the street come up for sale.  Beautiful family home in a great location on a quiet Crescent.  Renovations include new flooring, bathrooms updated, newer fencing and deck and most windows have been replaced.   Living room dining room feature vaulted ceilings.  Family room features a wood fireplace and built in shelving.  Kitchen features eating nook, and a door to your spacious south facing deck.  Main floor features mudroom with laundry.  Upstairs you will find the master with ensuite and walk in closet, 2 additional bedrooms and the main bath.  Downstairs is fully developed (except crawl space) and features a family room, a bedroom and a massive crawl space for your storage needs.   The mature community of Scenic Acres offers great amenities with LRT, Transit, Crowfoot for all your shopping needs, community center, schools and the new French school is scheduled to open for Sept 2017.

MLS # C4093056

Price $485,000

Contact us  for more information or to view this great home.

 

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Jan 1, 2017 Calgary Real Estate Market Snapshot

January 3rd, 2017

What is really happening in the Calgary Real Estate market?

Stay ahead of everyone else by following our Monthly Market Snapshot of the Calgary Real Estate Market This shows what’s really happening! The market is driven by supply and demand so here we show the inventory (supply) and sales (demand) and most importantly the relationship between the two and how it affects the price of Calgary Real Estate.  A simple way to keep up to date with how the market is trending and to stay ahead of most! All numbers are taken from the Calgary Real Estate Boards Stats package for Realtors. I have also included some general comments which are simply my opinion.

Absorption Rate (Months of Inventory)   (the inventory divided by the number of sales in the last month). What does this mean you might ask?

Buyer’s Market >4.0 Drives prices down
Balanced Market Between 2.4 to 4.0 Prices typically remain stable
Seller’s Market <2.4 Drives prices up

 

Calgary Real Estate Market Snapshot Showing months of Inventory supply

Calgary Real Estate Market Snapshot Showing months of Inventory supply

The absorption rate for all of Calgary stayed flat this month.   Detached Homes, Semi-Detached stayed almost the same.  Attached-Row went down by .67 while Apartment Condos went up by .26

November  2016 December   2016 Change
Detached 2.99 3.01 0.02
Semi Detached 4.01 3.83 -0.18
Attached – Row 5.42 4.75 -0.67
Apartment 7.33 7.59 0.26
Total City 4.05 4.04 -0.02

 

Calgary Listing Inventory

December saw a decrease in inventory levels in all categories.   This is very normal for the month of December as people were focused on the holidays and many people wait till after Christmas and New Years to list.

Inventory November  2016 December   2016 Change
Detached 2322 1719 -603
Semi Detached 453 368 -85
Attached – Row 770 570 -200
Apartment 1430 1108 -322
Total City 4975 3765 -1210

 

Calgary Sales:

Sales in all categories decreased substantially this month.  This is again very normal as people are focused on the holidays and not real estate during December.    To put things in perspective let’s compare with last year.

2016 Sales from Nov to Dec decreased by 23.91%

2015 Sales from Nov to Dec decreased by 30.4%

This tells me that we had less of a drop in sales in Dec 2016 compared to Dec 2015.

Calgary Sales   November  2016 December   2016 Change % Change
Detached 777 571 -206 -26.51%
Semi Detached 113 96 -17 -15.04%
Attached – Row 142 120 -22 -15.49%
Apartment 195 146 -49 -25.13%
Total City 1227 933 -294 -23.96%

 

Calgary Real Estate Sales Prices: 

As you can see the price changes in December were quite small.  The categories that showed the most decline are the Attached- Row and Apartment Condo Sector.  It’s no surprise that these are also the categories with the highest absorption rates.

  Sales Prices Nov  2016 Benchmark Price  Dec 2016  Benchmark Price Change
Detached 498,300 498,300 0
Semi Detached 384,800 385,400 600
Attached – Row 309,400 307,900 -1,500
Apartment 271,300 269,200 -2,100
Total City 436,200 435,400 -800

  

Sales Prices “Year to Date”   

Year to date prices

Sales Prices Dec 31, 2015   Benchmark Price  Dec 31, 2016  Benchmark Price Change

$

% Change
Detached 514,100 498,300 -15,800 -3.07%
Semi Detached 393,100 385,400 -7,700 -1.96%
Attached – Row 318,500 307,900 -10,600 -3.33%
Apartment 288,000 269,200 -18,800 -6.53%
Total City 452,800 435,400 -17,400 -3.84%

 **Please note that these numbers include on Calgary homes and do change on a community basis and more so for towns.  This report does not include rural properties.  If you would like to find stats on your community just let us know.  If you have any questions about this summary or Real Estate questions please  contact us.

 

 

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