Decorative moulding is one of the most eye-catching ways to upgrade a room. You’re probably accustomed to seeing standard baseboard moulding installed where your floor meets the wall. But, there are many other types. For example: • Crown moulding for ceilings. • Panel moulding for a southern colonial look. • Chair rail moulding, which is very distinctive on walls. • Apron moulding for window sills. • Entablature moulding for above doorways. Decorative moulding comes in a dizzying array of styles. Interior designers recommend taking home samples, just as you would take paint swatches, to test out ideas. In addition to style choices, you also need to select the material you prefer. Moulding can be made of wood, plaster, laminate, composite, fiberboard, vinyl and other materials. There are pros and cons to each. Generally, the higher-priced options are more attractive and durable. (If you select wood, you typically have the additional option of “finished or unfinished”. If you choose unfinished, you of course, will be painting it yourself.) Choosing the right moulding for the look you want is the toughest part of the job. Installation is a lot easier and most people with DIY experience have no problems. So if you want to add some magic to your walls, consider decorative moulding. It can turn a room from standard to stunning.
July 1, 2017 Market Snapshot
July 5th, 2017What is really happening in the Calgary Real Estate Market?
Absorption Rate for 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 |
___________________________________________________________________________________________________________________________________
Important Disclaimer: For those who regularly follow my Market Snapshot you may notice the numbers from last month do not jive with the numbers from this month. It appears to me that the Real Estate Board made some changes to what fits into each category and then made the stats changes retroactive. This shows up as a large increase in Semi-Detached homes ($39,000) a large decrease in Row homes (14,300) and a decrease in Apartment condos of $5,400. In my report I am using their new, year to date numbers so you can still see the change from May to June. _____________________________________________________________________________________________________________________________________
*** Absorption Rate
The Absorption rate for June saw all categories increase very slightly. The highest increase is in the apartment condo market where it increased by .26 which happens to be where we need it the least.
| May 2017 | June 2017 | Change | |
| Detached | 2.13 | 2.33 | 0.19 |
| Semi Detached | 2.78 | 2.90 | 0.12 |
| Attached – Row | 3.49 | 3.63 | 0.14 |
| Apartment | 6.29 | 6.55 | 0.26 |
| Total City | 2.92 | 3.11 | 0.19 |
Calgary Listing Inventory
In June we saw a fairly large increase in our inventory level. Detached homes were the highest showing an increase of 283 listings.
| Inventory | May 2017 | June 2017 | Change |
| Detached | 2941 | 3224 | 283 |
| Semi Detached | 518 | 560 | 42 |
| Attached – Row | 949 | 1001 | 52 |
| Apartment | 1780 | 1874 | 94 |
| Total City | 6188 | 6659 | 471 |
Calgary Sales:
Can you say consistent? Sales in June were almost identical in numbers to May. As you can see sales remain strong in the detached sector and weak in the apartment condo sector.
| Calgary Sales | May 2017 | June 2017 | Change | % Change |
| Detached | 1378 | 1385 | 7 | 0.51% |
| Semi Detached | 186 | 193 | 7 | 3.76% |
| Attached – Row | 272 | 276 | 4 | 1.47% |
| Apartment | 283 | 286 | 3 | 1.06% |
| Total City | 2119 | 2140 | 21 | 0.99% |
Calgary Real Estate Sales Prices:
For June all sectors showed price increased with the exception of Apartment Condos which showed a slight decrease. I believe that you will continue to see this trend for apartment condos for quite some time as there are several new buildings coming to completion stage and it’s just going to increase our inventory.
| Sales Prices | May 2017Benchmark Price | June 2017 Benchmark Price | Change |
| Detached | 506,700 | 509,400 | 2,700 |
| Semi Detached | 427,900 | 432,100 | 4,200 |
| Attached – Row | 292,400 | 294,000 | 1,600 |
| Apartment | 266,600 | 265,800 | -800 |
| Total City | 439,300 | 441,500 | 2,200 |
Sales Prices “Year to Date”
| Sales Prices | Jan 1, 2017 Benchmark Price | June 2017 Benchmark Price | Change
$ |
% Change |
| Detached | 498,700 | 509,400 | 10,700 | 2.15% |
| Semi Detached | 406,800 | 432,100 | 25,300 | 6.22% |
| Attached – Row | 302,600 | 294,000 | -8,600 | -2.84% |
| Apartment | 265,000 | 265,800 | 800 | 0.30% |
| Total City | 433,400 | 441,500 | 8,100 | 1.87% |
**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.
June 1, 2017 Calgary Real Estate Market Snapshot
June 5th, 2017What’s Happening in the Calgary Real Estate Market?
Absorption Rate Calgary
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 June 1, 2017
As you can see below the absorption rates for the different categories did not change substantially in May.
- Seller’s Market – Detached and Semi-Detached Homes – No change
- Balanced Market – Row or Townhouses
- Buyer’s Market – Apartment Condo’s
| April 2017 | May 2017 | Change | |
| Detached | 2.09 | 2.13 | 0.04 |
| Semi Detached | 2.25 | 2.78 | 0.54 |
| Attached – Row | 3.92 | 3.49 | -0.43 |
| Apartment | 5.74 | 6.29 | 0.55 |
| Total City | 2.87 | 2.92 | 0.05 |
Calgary Listing Inventory
June saw an increase in inventory levels in all categories. This is a very normal trend for May and we can expect more increases as we get into the summer months.
| Inventory | April 2017 | May 2017 | Change |
| Detached | 2522 | 2941 | 419 |
| Semi Detached | 463 | 518 | 55 |
| Attached – Row | 863 | 949 | 86 |
| Apartment | 1647 | 1780 | 133 |
| Total City | 5495 | 6188 | 693 |
Calgary Sales:
Both Single family and Attached Row houses saw a large increase in sales this month. Semi-Detached saw a sizable decrease and apartment condos saw a small decrease.
| Calgary Sales | April 2017 | May 2017 | Change | % Change |
| Detached | 1204 | 1378 | 174 | 14.45% |
| Semi Detached | 206 | 186 | -20 | -9.71% |
| Attached – Row | 220 | 272 | 52 | 23.64% |
| Apartment | 287 | 283 | -4 | -1.39% |
| Total City | 1917 | 2119 | 202 | 10.54% |
Calgary Real Estate Sales Prices:
Wow, this is the first time in a few years that I can say that all categories saw price increases during the month of May. While this trend seems nice (for homeowners) I cannot see that this can continue. Detached homes should continue to increase but Apartment condos should not (and should be going down) with the high absorption rate.
| Sales Prices | April 2017 Benchmark Price | May 2017 Benchmark Price | Change |
| Detached | 504,100 | 509,000 | 4,900 |
| Semi Detached | 390,200 | 393,100 | 2,900 |
| Attached – Row | 305,900 | 308,300 | 2,400 |
| Apartment | 269,200 | 271,200 | 2,000 |
| Total City | 439,600 | 443,800 | 4,200 |
Sales Prices “Year to Date”
| Sales Prices | Jan 1, 2017 Benchmark Price | May 2017 Benchmark Price | Change
$ |
% Change |
| Detached | 498,300 | 509,000 | 10,700 | 2.15% |
| Semi Detached | 385,400 | 393,100 | 7,700 | 2.00% |
| Attached – Row | 307,900 | 308,300 | 400 | 0.13% |
| Apartment | 269,200 | 271,200 | 2,000 | 0.74% |
| Total City | 435,400 | 443,800 | 8,400 | 1.93% |
Clarification
**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.
New Listing at 401, 4 Hemlock Crescent SW Calgary T3C 2Z1
May 11th, 2017Stunning, move in ready, Top floor open concept unit with 10 foot ceilings and plenty of upgrades.
List Price: $324,900
MLS C4116027
Watch You Tube Video @ https://youtu.be/aczZ5kHwnIo
May 1, 2017 Calgary Real Estate Market Snapshot
May 2nd, 2017What is really happening in the Calgary Real Estate market?
Calgary Real Estate Absorption Rate
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 |
The absorption rate for April remained fairly flat. Detached homes changes only by .13%. Semi detached rate decreased by .04% while attached homes and Townhouses both increased by .5% This leaves us in the following market positions:
- Sellers Market – Detached and Semi-Detached Homes
- Balanced Market – Row or Townhouses
- Buyers Market – Apartment Condo’s
| March 2017 | April 2017 | Change | |
| Detached | 1.97 | 2.09 | 0.13 |
| Semi Detached | 2.29 | 2.25 | -0.04 |
| Attached – Row | 3.38 | 3.92 | 0.54 |
| Apartment | 5.22 | 5.74 | 0.52 |
| Total City | 2.68 | 2.87 | 0.18 |
Calgary Listing Inventory
April saw a slight increase in our inventory level in all categories except Semi Detached which remained even. Increasing inventory is a normal pattern for April as we are approaching the spring market. Expect our inventory to continue to increase over the next few months.
| Inventory | March 2017 | April 2017 | Change |
| Detached | 2312 | 2522 | 210 |
| Semi Detached | 463 | 463 | 0 |
| Attached – Row | 764 | 863 | 99 |
| Apartment | 1575 | 1647 | 72 |
| Total City | 5114 | 5495 | 381 |
Calgary Sales:
All categories remained flat in sales. Overall we had 11 more sales in April then in March. This again is a fairly normal pattern and I expect this number to start to increase as buyers tend to come out once spring starts to arrive. We are starting to see lots of competing offers again in the detached market.
| Calgary Sales | March 2017 | April 2017 | Change | % Change |
| Detached | 1176 | 1204 | 28 | 2.38% |
| Semi Detached | 202 | 206 | 4 | 1.98% |
| Attached – Row | 226 | 220 | -6 | -2.65% |
| Apartment | 302 | 287 | -15 | -4.97% |
| Total City | 1906 | 1917 | 11 | 0.58% |
Calgary Real Estate Sales Prices:
Prices this month increased marginally in all categories except for Apartment Condos which went down by $500. The increases in the Detached and Semi Detached homes were small and Row Houses actually increased by $1800. Based on the absorption rate I believe you will continue to see increases in all Detached and Semi Detached Homes, prices should remain flat for Attached-Row houses and a slight decline in apartment condos which are still very much in a buyer’s market position.
| Sales Prices | March 2017 2016 Benchmark Price | April 2017 Benchmark Price | Change |
| Detached | 503,900 | 504,100 | 200 |
| Semi Detached | 389,600 | 390,200 | 600 |
| Attached – Row | 304,100 | 305,900 | 1,800 |
| Apartment | 269,700 | 269,200 | -500 |
| Total City | 439,400 | 439,600 | 200 |
Sales Prices “Year to Date”
| Sales Prices | Jan 1, 2017 Benchmark Price | April 2017 Benchmark Price | Change
$ |
% Change |
| Detached | 498,300 | 504,100 | 5,800 | 1.16% |
| Semi Detached | 385,400 | 390,200 | 4,800 | 1.25% |
| Attached – Row | 307,900 | 305,900 | -2,000 | -0.65% |
| Apartment | 269,200 | 269,200 | 0 | 0.00% |
| Total City | 435,400 | 439,600 | 4,200 | 0.96% |
Price Notes
**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.
Just listed – Tuscany Townhouse
April 20th, 2017Check out our new listing at 260 Tuscany Springs Blvd – Steps away from the Tuscany LRT Station.
C4111224
List Price: $325,000 – Perfect starter home or ideal for an investor.
Ideal for first time buyer or investors, reduce your commute time, just steps to Tuscany LRT. This bright beautiful home features an open concept, newer appliances, and newer paint, Hunter Douglas Blinds, Vacuum System and Water Filtration System. On the main floor you will enjoy the cozy living room, dining room and a spacious kitchen that boasts plenty of counter/cabinet space and a breakfast bar. Main floor also features a 2 piece bath and a door to your patio and fenced back. Upstairs you will find 2 spacious bedrooms both with ensuite baths and one with a walk in closet. The basement is perfect for laundry and storage and leads into your oversized garage with plenty of room for additional storage. Location is ideal, just steps to the Tuscany LRT Station. Enjoy the many amenities provided in Tuscany with walking paths, ravine, and excellent transit access, Sobeys, Schools and only a 5 minute drive to crowfoot for your larger shopping trips.
72 Bridlewood View Calgary Alberta T2Y 3X7
April 12th, 2017Check out our new listing at 72 Bridlewood View!
MLS C4109975
List Price: $335,000
Video : https://youtu.be/8PscOuWGsus
Beautiful 1445 Square foot, 3 bedroom, end unit, walk-out townhouse that has been extremely well maintained. Features hardwood flooring throughout main, Granite countertops in kitchen, new paint throughout and central vacuum. Main floor boasts 9 foot ceilings, an open floorplan, 2 piece bath, kitchen with granite counter tops, eating bar and stainless steel appliances, spacious dining room and living room with corner gas fireplace. Upstairs you will find laundry, main bath, 2 good sized bedrooms and a large master with 4 piece ensuite, walk in closet and fantastic city views. Downstairs is a fully developed walk-out and features a living area, storage area and 2 piece bath. Don’t forget the single attached garage all in the desired community of Bridlewood.
Do I need a Real Property Report to sell my home?
March 31st, 2017If you live in Alberta the answer is yes if you own a detached home, an attached home or a Bare land Condominium you will need a Real Property Report with compliance. If you own a conventional Condo then you do not need a Real Property Report.
What is a Real Property Report?
A Real Property Report is a legal document that clearly illustrates the locations of significant visible improvements relative to the property boundaries. It is a land survey that shows where the buildings are located and it shows the property lines. A Real Property report will show if there are any encroachments onto City of Calgary property or your neighbour’s property. The survey must be completed by an Alberta Land Surveyor. An Example of a Real Property Report
Real Property Report Sample
Compliance
Once you have your Real Property Report completed you then have to take it to the City of Calgary and have them review it. They look for encroachments, setbacks being met and many other problems. If it meets all of the City’s criteria they will give you (for a fee) a stamp of compliance.
I do not know of one lawyer in Calgary that will close a Real Estate sale without a current Real Property Report. When you are signing the papers at the lawyers you will be required to sign a document stating that the Real Property Report reflects the current state of the property.
Sometimes the mortgage lender will ask for a land survey, especially if your property is older and hasn’t changed hands in many years. You might also be asked for one by the buyer if there is any confusion about the size and boundaries of your property – or if significant changes have been made to it in recent years.
This is nothing to be concerned about. Property Surveyors are highly trained and licensed. In Canada, Professional Surveyors Canada (PSC) represents the profession nationally, and most provinces have their own professional associations.
Before getting a new land survey, make sure you don’t already have one. Hopefully, you’ve stored the paperwork that relates to the purchase of your home. Look through it. A valid land survey might be right there.
It is smart to get your Real Property Report with compliance before your home hits the market. This allows time to correct and issues that may arise getting compliance from the City.
If you have questions about land surveys, call today.
Should I Worry About Moisture on Windows?
March 24th, 2017You’re standing by your window admiring the view. Then you notice it. Moisture has built-up around the edges of the glass. Should you worry?
It all depends on the reason for the buildup. Assuming you have traditional double-pane glass in your windows, there are a few things to look for if you notice moisture. Often, moisture at the bottom of the windows is simply caused by too much humidity in your indoor air. If that’s the case, simply adjust your humidifier.
If the moisture is on the exterior of the window, typically there’s also no problem with the window itself. It may have rained recently or the outside humidity may have spiked causing the accumulation. Generally, there’s no reason for concern.
However, if the moisture is in between the two panes of glass, the seal has broken and surrounding air – along with its water content – has made its way in. This disrupts the thermal barrier of the window, reducing its energy efficiency. In fact, the glass might feel noticeably colder than your other windows on chilly days. In that case, you’ll need to replace the pane.
Similarly, if the moisture is coming in through only one spot — the bottom right corner, for example — then you might have a leak. If you have a wood frame or sill, you may also notice a growing water stain. It’s important to get leaks fixed quickly. There may be water damage occurring within the frame that you cannot see.
Selling a Home in a Crowded Market
March 17th, 2017When you’re about to sell your home, it may be disheartening to see so many other properties for sale in your neighbourhood. You may be thinking, “That’s a lot of competition! Will our property get noticed?”
Fortunately, there are many proven strategies for standing out in a sea of For Sale signs.
First of all, keep in mind that many home purchasers come from the REALTOR’S personal network of buyers who want to move into your area. So, choosing the right REALTOR® is crucial.
Second, remember that when there are other properties for sale on your street, curb appeal becomes even more important. There are many simple things you can do to make your property look great to those driving around looking at homes. Make sure your property looks as picture perfect as possible.
In a competitive market, it’s also more important than ever to highlight features of your home that are unique and enticing. If, for example, you have a large backyard deck and brand new hardwood flooring, make sure these are mentioned prominently on the feature sheet.
Finally, be as flexible as you can be when scheduling viewings and open houses. Don’t forget that other listed properties in your neighbourhood draw in buyers, who may notice your home. It’s not uncommon for a buyer to view a property and then scout the neighborhood. So, you want buyers to be able to see your home on short notice and at a convenient time for them. If there are several other nearby properties for sale, it means things are hot from a real estate point of view. You want to roll out the red carpet to buyers.
Looking for help selling your Calgary home quickly and for the best price? Call today!