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Posted in market, real estate, real estate market, real estate market report, Vancouver East Real Estate, Vancouver Real Estate blog, Vancouver real estate market

Greater Vancouver Housing Market Sees Typical Spring Activity in April

Courtesy of The Real Estate Board of Greater Vancouver
 
Greater Vancouver saw a typical, solid month of residential home sales on the Multiple Listing Service® (MLS®) in April, in contrast to the near record pace witnessed in the two preceding months.
 
The Real Estate Board of Greater Vancouver (REBGV) reports that residential property sales of detached, attached and apartment properties in Greater Vancouver reached 3,225 in April 2011, an 8.2 per cent decrease compared to the 3,512 sales in April 2010 and a 21 per cent decline compared to the 4,080 sales in March 2011.
 
Looking back further, last month’s residential sales represent an 8.8 per cent increase over the 2,963 residential sales in April 2009, relatively unchanged compared to April 2008, and a 4.8 per cent decline compared to the 3,387 sales in April 2007.
 
“While it continues to be a seller’s market in Greater Vancouver, last month’s activity brought greater balance between supply and demand in the overall marketplace,” Rosario Setticasi, REBGV president said. “The year-over-year decline in April sales can be attributed to a less active condominium market on our MLS®, as there were more detached and townhome sales this April compared to last year.”
 
New listings for detached, attached and apartment properties in Greater Vancouver totalled 5,847 in April 2011. This represents a 23.5 per cent decline compared to April 2010 when 7,648 properties were listed for sale on the MLS®, which was an all-time record for April. Compared to March 2011, last month’s new listings total registered a 14 per cent decline.
 
At 14,187, the total number of residential property listings on the MLS® increased 8.2 per cent in April compared to last month and declined 10 per cent from this time last year.
 
“There’s considerable variation in activity within the communities in our region. This is causing home price trends to differ depending on the area,” Setticasi said. “Your local REALTOR® is a valuable resource for obtaining the most accurate, up-to-date market evaluation.”
 
The MLSLink® Housing Price Index (HPI) benchmark price for all residential properties in Greater Vancouver over the last 12 months has increased 5 per cent to $622,991 in April 2011 from $593,419 in April 2010.
 
Sales of detached properties on the MLS® in April 2011 reached 1,402, an increase of 2.3 per cent from the 1,370 detached sales recorded in April 2010, and a 17.8 per cent increase from the 1,190 units sold in April 2009. The benchmark price for detached properties increased 7.4 per cent from April 2010 to $879,039.
 
Sales of apartment properties reached 1,201 in April 2011, a 21.3 per cent decrease compared to the 1,526 sales in April 2010, and an increase of 1.9 per cent compared to the 1,179 sales in April 2009. The benchmark price of an apartment property increased 2.9 per cent from April 2010 to $409,242.
 
Attached property sales in April 2011 totalled 622, a 1 per cent increase compared to the 616 sales in April 2010, and a 4.7 per cent increase from the 594 attached properties sold in April 2009. The benchmark price of an attached unit increased 2.4 per cent between April 2010 and 2011 to $514,670.

 

The real estate industry is a key economic driver in British Columbia. In 2010, 30,595 homes changed ownership in the Board's area, generating $1.28 billion in spin-off activity and 8,567 jobs. The total dollar value of residential sales transacted through the MLS® system in Greater Vancouver totalled $21 billion in 2010.



 
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Posted in BC Property Assessments, market, market value, real estate
Market Value vs. BC Assessment Value...
What's the Diff??
 
Your BC Property Assessment is the valuation on which your property taxes are based. You'll receive your local tax notice in June each year. The assessments are mailed out at year end and property owners must realize that annual assessments can only be appealed before January 31st.
 
Typically, there's a difference between the property value assessment on the assessment notice and the market value determined by a professional REALTOR®. Home owners often want to know what the difference is.
 
Your assessment notice is BCA’s estimate of a property’s market value as of July 1st of any given year. BCA has a database of 1.8 million properties. When a new property is created through zoning or construction, or an existing property changes, a BCA appraiser visits the site and reviews lot size, structure and other factors including whether the property is on a quiet street with backyard lanes or on a busy boulevard.
 
BCA appraisers don't visit each existing property annually to update the database. Instead, they use what is called a mass appraisal system, calculating values by evaluating prices for homes sold in each neighbourhood, or of similar units in a strata complex as of July 1st and then applying the information to arrive at an assessed value. BCA analyzes a range of factors for each property including house type, square footage, age, heating, and even outbuildings such as garages, sheds and gazebos, as well as pools and spas.
 
A REALTOR'S® market value assessment is typically current. In our active local market, six months can mean thousands or even tens of thousands of dollars difference!
 
I'll determine the value of your property by scrutinizing the most recent comparable data for homes sold in your neighbourhood on the MLS®. I'll also examine the exterior and interior of your property in detail, noting alterations and major renovations, such as new kitchens or bathrooms that affect the value of your home. I'll also take into account view lines, architectural styles and landscaping.
 
Where every lot and every home on the street are generally the same, both BCA’s value and a professional REALTOR’S® value will be similar, assuming a stable market. Differences will likely occur in neighbourhoods where every lot on every street is different, every home’s architecture is unique and every view is distinct. Differences also occur when property owners make changes such as renovations that BCA does not know about. For more information from BCA, visit www.bcassessment.bc.ca.
 
If you're considering selling your home, I'd be happy to give you a current Market Analysis for your property so you can expect the best price in today's real estate market. Call me at (604) 724-4278 to arrange a consultation.
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Posted in 2010 real estate market, buying, First-time buyers, mortgage rates, real estate, real estate market

No Surprise Hikes.

Not much movement with interest rates this week. All lenders raised their prime rate last week with the Bank of Canada...but we were all ready for that move. The bond market has left room for lenders to bring down their longer term rates. The 5 year rate could come down by another .5%. The Banks are charging 4.49% for their 5 year rate while others are willing to discount further. Low rates are here for awhile longer. Still a great time to keep floating!

  
           Bank Prime Rate 2.25%
Term
Best
Bank Posted
1 year
2.64%
4.35%
3 year
3.75%
4.60%
5 year
4.19%
5.99%
10 year
5.25%
7.05%
25 year
9.30%
9.65%
 
 
 
 
 
 
 
 
 
Bold numbers denote change from last posted rates.  
 
Variable mortgage from Less Than Prime...TODAY at 1.90%!
 

Courtesy of

Laura Stein - The Mortgage Centre
Telephone: 604-657-6535 ext 222
www.mortgagecents.ca

 

Call Laura today and tell her Lyn sent you!
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Posted in 2009 Real Estate Market, First-time buyers, Home owners, housing costs, real estate, real estate market, real estate market report, statistics, Vancouver Real Estate blog, Vancouver real estate market

High Sales Levels Spur Rise in Home Values

According to the Real Estate Board of Greater Vancouver, strong demand has led to a steady rise in Greater Vancouver home prices compared to last year.

 

Over the last 12 months, the MLSLink® Housing Price Index (HPI) benchmark price for all residential properties in Greater Vancouver increased 6.8 per cent to $553,702 from $518,668 in October 2008.

 

“While home prices have been rising in 2009, they have not eclipsed the peaks reached in early 2008,” Scott Russell, Real Estate Board of Greater Vancouver (REBGV) president said. “We’re coming off several months of unseasonably high sales levels, which has allowed for a gradual increase in home values this year,”

 

The REBGV reports that residential property sales in Greater Vancouver totalled 3,704 in October 2009, an increase of 4.1 per cent from the 3,559 sales recorded in September 2009, and an increase of 171.6 per cent compared to October 2008 when 1,364 sales were recorded. Looking back two years, last month’s sales increased 22.3 per cent compared to October 2007 when 3,028 sales were recorded.

 

“High confidence and low mortgage rates are continuing to drive the activity we’re seeing in the housing market today,” Russell said.

 

New listings for detached, attached and apartment properties in Greater Vancouver totalled 4,977 in October 2009. This represents a 2.3 per cent increase compared to October 2008 when 4,867 new units were listed, and a 13.4 per cent decline compared to September 2009 when 5,764 properties were listed on the Multiple Listing Service® (MLS®) in Greater Vancouver.

 

At 12,084, the total number of property listings on the MLS® decreased 4.1 per cent in October compared to last month and declined 37 per cent from this time last year.

 

Sales of detached properties increased 201.6 per cent to 1,487 from the 493 detached sales recorded during the same period in 2008. The benchmark price, as calculated by the MLSLink Housing Price Index®, for detached properties increased 7.7 per cent from October 2008 to $749,808.

 

Sales of apartment properties in October 2009 increased 148.4 per cent to 1,607, compared to 647sales in October 2008. The benchmark price of an apartment property increased 6.3 per cent from October 2008 to $380,975.

 

Attached property sales in October 2009 are up 172.3 per cent to 610, compared with the 224 sales in October 2008. The benchmark price of an attached unit increased 4.6 per cent between Octobers 2008 and 2009 to $468,798.

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Posted in First-time buyers, Laura Stein, Lyn Hart, mortgage rates, real estate
 
Our first real estate workshop for women, held on Tuesday, October 27th at Trout Lake Community Centre in East Vancouver went well and provided attendees with some invaluable information on the current real estate market.
 
Laura Stein, of the Mortgage Centre, with 17 years experience as an independant mortgage broker, had tons of great advice for everyone and answered questions about qualifying for a mortgage in an informal and informational 90 minutes. She had so much info to share, she left me with a mere 30 minutes for my portion of the workshop! I spoke on the direction of the market, presented some of the perks for first time buyers, and answered questions on how to get started.
 
Laura and I have worked together for the last couple of years and she is one of the most honest, up front people I know. Together, we provide you with a powerful, trusted team for your home buying experience.
 
We plan on holding additional workshops to help empower women and build confidence for first time or experienced buyers. Contact me if you want to be notified of the next Real Estate Workshop for Women.
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Posted in 2009 market, 2009 Real Estate Market, First-time buyers, mortgage rates, real estate, real estate market
All Good News for Buyers!
 
The market is heating up again for spring! All eyes are on first time home buyers who are actively looking at purchasing their dream home. Low interest rates and more affordable pricing seems to be sparking renewed interest. If you are not looking at purchasing a new home at this time, consider the benefits of refinancing at today’s great low rates.
 
If you are in a variable mortgage, stay in it!  
 
Bank Prime Rate 2.50%
Term
Best
Bank Posted
1 year
3.50%
5.00%
3 year
3.89%
5.55%
5 year
4.09%
5.79%
10 year
5.25%
7.35%
25 year
9.15%
9.75%
 
 
 
 
 
 
 
 
 
 
Bold numbers denote change from last posted rates. 
  
Variable mortgage from Prime + .80%...TODAY at 3.30%!
 

Courtesy of

Laura Stein - The Mortgage Centre
Telephone: 604-657-6535 ext 222
www.mortgagecents.ca

 

Call Laura today and tell her Lyn sent you!
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Posted in 2009 market, Housing, housing forecast, real estate, real estate market, real estate market report, reports, Vancouver Real Estate blog, Vancouver real estate market
Royal LePage Foresees
National Home Prices Declining Three Percent This Year
 

January 6, 2009 - THE CANADIAN PRESS

 
TORONTO - The average price of a house in Canada is likely to decline by three per cent this year, according to Royal LePage Real Estate Services (TSX:BRE.UN). The number of residential resale transactions is forecast to decline 3.5 per cent nationally, though the country's largest realty operator expects that there will still be local warm spots.
 
The forecast issued today follows a "significant reset" in 2008 - which Royal LePage predicted a year ago would see a 3.5 per cent average increase across the country.

 

In the event, preliminary numbers show a 1.1 per cent decline for 2008. Royal LePage says this came as "emotional reaction to recent economic and political instability did much to dampen consumer confidence during the latter part of 2008, causing a marked slowdown in house sales activity."

However, it predicts that "a more rational understanding of the issues" along with government corrective measures will cause activity to pick up in the latter half of 2009.

 
Overall, Royal LePage sees "only modest price and unit sales corrections." Nationally, the average house price is forecast to dip to $295,000, off from $304,000 in 2008, which in turn was down from $307,265 in the peak year of 2007.
 
"While Canada's housing market is anticipated to continue to move through a period of adjustment over the next six months, we should expect modestly lower home prices, not a U.S.-style collapse, which was brought on by a structural failure of the entire American credit system," stated Royal LePage CEO Phil Soper. "Most consumers are not aware that nationally, Canadian housing market activity peaked in 2007 and has been adjusting lower since. We are well into this inevitable cyclical correction."
 
In spite of the cooling trend on a national level, price and activity gains are still anticipated in some provinces, the Royal LePage report added. In mid-sized cities where prices remain below the national average, such as Regina and Winnipeg, prices are expected to increase moderately. Meanwhile, the steepest decline is forecast for Canada's most expensive city, Vancouver - "a natural cyclical reaction to an extended period of high price appreciation."
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Posted in 2008 vancouver, mortgage rates, real estate, real estate market
Rates are down!
The bond market is moving and creating room for lenders to bring down the longer term rates. This trend should continue for the next while and the Bank of Canada will step up and lower their rate on December 9th. Most think that a .5% drop is in the works. Keep floating while the long term rates come down further and then you can lock in, perhaps in the spring.
 
Term
Best
Bank Posted
1 year
4.35%
6.35%
3 year
5.15%
6.75%
5 year
5.10%
7.20%
10 year
6.10%
7.80%
25 year
6.75%
n/a
 
 
 
 
 
 
 
 
 
 
 
                 Bank Prime Rate 4.00%
 
Some lenders have reduced their variable mortgage rates slightly. This is a direct response to the government stimulus that as been injected into the credit markets. The credit freeze appears to be starting to thaw!
 
Courtesy of
Laura Stein - The Mortgage Centre
Telephone: 604-657-6535 ext 222
www.mortgagecents.ca
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Posted in 2008 vancouver, buying, condos, First-time buyers, housing forecast, listings, market, outlook, real estate, real estate market, statistics, Vancouver real estate market

Home Prices Adapt to Affordability Demands

The Real Estate Board of Greater Vancouver (REBGV) reports that residential property sales in Greater Vancouver declined 42.9 per cent in September 2008 to1,585 from the 2,776 sales recorded in September 2007.

 
New listings for detached, attached and apartment properties increased 28.8 per cent to 6,142 in September 2008 compared to September 2007, when 4,770 new units were listed.
  
“After five years of unprecedented increases, housing prices are beginning to realign,” REBGV president, Dave Watt said. “Although the economic situation in the United States has affected consumer confidence globally, the consensus view remains that our local housing market is underpinned by solid economic fundamentals.”
 
Sales of detached properties in September 2008 declined 50.3 per cent to 546 from the 1,099 units sold during the same period in 2007. The benchmark price, as calculated by the MLSLink Housing Price Index®, for detached properties declined 1.6 per cent from September 2007 to $726,331. Since May 2008, the benchmark price for a detached property in Greater Vancouver has declined 5.8 per cent.
  
Sales of apartment properties declined 35.1 per cent last month to 764, compared to 1,177 sales in September 2007. The benchmark price of an apartment property declined 0.7 per cent from September 2007 to $369,062. Since May 2008, the benchmark price for an apartment property in Greater Vancouver has declined 5.2 per cent.
  
Attached property sales in September 2008 decreased 41.9 per cent to 450, compared with the 775 sales in June 2007. The benchmark price of an attached unit increased 7.6 per cent between June 2007 and 2008 to $476,585. Since May 2008, the benchmark price for an attached property in Greater Vancouver has declined 3 per cent.
  
Click here to see Listing & Sales Activity Summary for September 2008
 
Click here to see Greater Vancouver Average Price Graph September 2008
  
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Posted in houses, Housing, market, real estate, real estate market, sales, Vancouver real estate market
 
 
A successful sale requires that you concentrate on six considerations: your asking price, your terms of sale, the condition of your house, its location, its accessibility, and the extent of marketing exposure your house receives. While some of these factors are beyond your control, you can compensate by taking advantage of others (like a new paint job) to make your property as attractive to prospective buyers as possible.
 
When is the best time to list a house for sale?

The "best" time to list your house is actually as soon as you decide to sell it. If you want to get the best price for your house, the key is to give yourself as much time as possible to sell it. More time means more potential buyers will probably see the house. This should result in more offers; it also gives you time to consider more options if the market is slow or initial interest is low.

Is there any seasonality to the market?

Peak selling seasons vary in different areas, and weather has a lot to do with it. Late spring and early fall are the prime listing seasons because houses tend to "show" better in those months than they do in the heat of summer or the cold of winter. And of course, people like to do their house shopping when the weather is pleasant.

But keep in mind that there are also more houses on the market during the prime seasons, so you'll have more competition. So while there is seasonality in the real estate market, it's not something that should dominate your decision on when to sell.

What about market conditions — price trends, interest rates, and the economy in general? Should they have any bearing on when I list? Probably not. Even if you're under no pressure to sell, waiting for better market conditions is not likely to increase your profit potential.

So how long should it take to sell?

Average selling times vary from 10 to 90 days, according to market conditions in a particular region or even neighbourhood, But if it hasn't sold within 30 days of being placed on the market at least one of the six considerations: price, terms, condition, location, accessibility or market exposure must be made more attractive to prospective buyers. Selling in any market is easier if you keep time on your side.
 
I´ve decided to sell my home...now what?
To list your home, call me and we´ll start with a Market Analysis of your property and your neighbourhood. I can advise you on any improvements that could help in the sale, I´ll develop a marketing strategy just for you and, together, we´ll determine the best price for your home in today´s market .
 
Once the fine points are decided upon, I´ll go over the listing contract details with you. Then leave the rest to me! I´ll make your home selling experience as easy and worry-free as possible. Call me today to get your home SOLD!

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Posted in non resident buying and selling, real estate
 
There are certain legal and accounting issues that arise when a non resident of Canada acquires or sells property in Canada.
 
Non-Resident Purchases:
 
The issues that arise from a non resident purchase are not from the purchase of the property, but rather from holding the property over a long period of time. There are no restrictions for a non resident purchase, nor are there tax implications. A non resident may purchase as many properties as they wish.
 
Tax issues may arise on the holding of property by non-residents. Non-residents of Canada are subject to tax on various kinds of income paid to them, including rental income. If you are a non resident and are renting property in Canada, a tax return must be filed each year.
 
Non-Resident Sales:
 

While there are no issues when a non-resident acquires property, this is certainly not the case when a non-resident disposes of property.

The Income Tax Act of Canada provides that whenever a non-resident disposes of property, the non-resident is required to pay the appropriate amount of taxes on any gain. In order to satisfy the purchaser that the appropriate amount of taxes are being paid, the vendor must provide to the purchaser, on or before closing, a clearance certificate from Revenue Canada. This certificate is issued by the federal government and certifies that a certain amount of money is payable for the taxes. The amount owing is deducted from the sale proceeds and sent directly to the federal government by the vendor's lawyer.
 
The clearance certificate is issued pursuant to section 116 of the Income Tax Act and is usually required on the closing date. It may be applied for in advance of the closing by the vendor, but not until there has been a contract of purchase and sale entered into by the vendor, with all subjects being removed. The wait for the clearance certificate is usually around 6-8 weeks, so in a perfect world, there would be a 6-8 week lead-time between when the subjects are removed and the completion date.
 
Complications can arise if the certificate is not obtained prior to the closing date. In such a case, the purchaser is required to holdback from the sale proceeds a percentage of the selling price. This percentage is either 25% or 50%, depending on whether the property is non-depreciable property (a residence of the vendor) or depreciable property (the property has been rented). The transaction closes with the money remaining in a lawyer's trust account until the certificate is obtained. Once the certificate is obtained, the taxes are paid from the holdback and the vendor receives any amount left over.
 
Note that the holdback is based on the selling price, not the equity in the property. If there is financing on the property, the vendor may need to pay this financing from other sources.
 
Who is a Non-Resident?
 
The term "resident" is not defined in the Income Tax Act, however, the courts have held "residence" to be a "matter of the degree to which a person in mind and fact settles into or maintains or centralizes his ordinary mode of living with its accessories in social relations, interests and conveniences at or in the place in question." The courts have held that an individual is "ordinarily resident" in Canada for tax purposes if Canada is the place where the individual, in the settled routine of his or her life, regularly, normally or customarily lives. In making a determination of residence status, all of the relevant facts in each case must be considered, including residential ties with Canada and length of time, object, intention and continuity with respect to stays in Canada and abroad.
 
Please remember that the Income Tax Act frequently changes, and there are often new cases dealing with the issues set out above. While we try to keep our website as current as possible, please do not rely on the above without talking to one of the solicitors recommended in our Legal Insight section.
 
This information is not intended as legal advice. You should consult a lawyer for individual advice regarding your own situation.
 
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Reciprocity Logo The data relating to real estate on this website comes in part from the MLS® Reciprocity program of either the Greater Vancouver REALTORS® (GVR), the Fraser Valley Real Estate Board (FVREB) or the Chilliwack and District Real Estate Board (CADREB). Real estate listings held by participating real estate firms are marked with the MLS® logo and detailed information about the listing includes the name of the listing agent. This representation is based in whole or part on data generated by either the GVR, the FVREB or the CADREB which assumes no responsibility for its accuracy. The materials contained on this page may not be reproduced without the express written consent of either the GVR, the FVREB or the CADREB.