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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 eco-friendly, green

From quick and easy things you can do today to projects that require the help of a professional, there are many ways to make your home more eco-friendly. The list below will give you some ideas on how to improve your home’s energy efficiency and save you money.
 
Tier
1
Estimated Annual Savings
= $20-50
  • Install low-flow faucets and showerheads to reduce water usage and reduce the cost of heating water by up to 50%
  • Choose energy efficient appliances
  • Install outdoor motion detector switches
  • Replace air conditioner and furnace filters regularly
Tier
2
Estimated Annual Savings
= $50-100
  • Use power bars to switch off your electronics
  • Switch to compact fluorescent light bulbs
  • Install a programmable thermostat
Tier
3
Estimated Annual Savings
= $100-250
  • Caulk all windows and make sure your home is properly insulated
  • Use ceiling fans year round to help circulate warm and cool air evenly around a room*
  • Replacing an old refrigerator with an energy efficient one can save enough electricity to light the average home for more than four and a half months
Tier
4
Estimated Annual Savings
= $250+
  • Replace your existing windows and doors with energy efficient designs that will reduce your home’s energy use (both heating and cooling).
  • Replace your existing furnace with a high efficiency furnace. They have increased safety (for newer airtight homes), longevity and there is no need for a chimney.

(Courtesy of RBC)

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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 2008 vancouver, condos, east side condos, First-time buyers, houses, Housing, housing forecast, market, real estate market, reports, statistics, Vancouver real estate market
As property listings continue to outpace sales, Greater Vancouver housing prices have drawn back the last two months from the record highs experienced in early 2008 according to the Real Estate Board of Greater Vancouver.

Since May 2008, housing prices, as calculated by the MLSLink Housing Price Index®, across each residential category have declined. Detached properties in Greater Vancouver declined 2.3 per cent through June and July 2008, while attached were down 1 per cent and apartment properties 2 per cent over the same period.

The overall benchmark price for all residential properties in Greater Vancouver has declined 2.1 per cent since the end of May 2008, from $568,411 to $556,605 in July 2008.
 “We’re seeing more price reductions in properties listed on the market, which is having a levelling impact on the housing price increases experienced at the end of last year and into the first quarter of 2008,” said Real Estate Board of Greater Vancouver (REBGV) president, Dave Watt. “There was a slight decline in the total active listings on the market in July compared to June, which is a welcomed departure from recent trends.”
 
Residential property sales in Greater Vancouver declined 43.9 per cent in July 2008 to 2,174 from the 3,873 sales recorded in July 2007. New listings for detached, attached and apartment properties increased 24 per cent to 6,104 in July 2008 compared to July 2007, when 4,924 new units were listed. 
Sales of detached properties in July 2008 declined 44.2 per cent to 827 from the 1,483 units sold during the same period in 20070. The benchmark price for detached properties is up 5.4 per cent from July 2007 to $753,165.
 
Sales of apartment properties declined 42.3 per cent last month to 966, compared to 1,674 sales in July 2007. The benchmark price of an apartment property increased 4.7 per cent from July 2007 to $381,687.
Attached property sales in July 2008 decreased 46.8 per cent to 381, compared with the 716 sales in July 2007. The benchmark price of an attached unit increased 5.7 per cent between July 2007 and 2008 to $473,953.
 
The Real Estate industry is a key economic driver in British Columbia. The Real Estate Board of Greater Vancouver is an association representing more than 9,600 REALTORS®. The Real Estate Board provides a variety of membership services, including the Multiple Listing Service®. For more information on real estate, statistics, and buying or selling a home, contact a local REALTOR® or visit www.realtylink.org.
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Posted in 2008 vancouver, Housing, housing forecast, market, outlook, real estate market, Vancouver real estate market
U.S. Housing Market Shows No Relief.
 
The U.S. housing market recession continues in full swing, with home sales running at least 20% slower than a year earlier, prices posting significant yearover-year declines and the stock of homes for sale holding well above historical norms. Residential investment fell at a 24.6% annual rate in the first quarter after plummeting 25.2% in the fourth quarter of 2007 and subtracted a sizeable 1.1 percentage points from economic growth in the first quarter of 2008.
 
Foreclosures were up in April and delinquencies are continuing to rise. RBCs forecast assumes that the recession in this sector will continue through 2008. In 2009, the combination of lower interest rates and lower house prices is expected to reduce the inventory of homes for sale to more normal levels, which should put a floor beneath new home construction after three years of significant declines.
  

The Canadian Housing market is losing its edge but not headed for a crash.

 
Canada's resale housing market showed signs of slowing early in the second quarter with sales off 1% from the first quarter of 2008 following three consecutive quarterly declines. However, sales continue to run well above the average pace of the past 20 years. While strong demand boosted prices, with gains of at least 10% in the past six years, the pace slowed to 3.2% in April. In contrast, new listings picked up in the first quarter and this trend continued into April, with listings in the major markets up 17.7% compared to a year earlier. Slowing in the housing market was expected and, to some degree, desired because affordability had been increasingly strained through 2007, with most major markets seeing affordability deteriorate to its worst levels since the early 1990s.

 

On the supply side, the high level of demand continues to support construction activity with housing starts running at an historically fast rate. The structural backdrop to Canada's housing market remains solid, with very limited sub-prime mortgage activity, a relatively small speculative sector and no significant supply overhang despite robust construction activity.
 
Affordability is also forecast to improve this year, with the Bank of Canada having cut the overnight rate by 150 basis points since last December, mortgage rate spreads showing some signs of narrowing and the pace of house price gains slowing.
 
Exerpts from Royal Bank of Canada Economic & Financial Market Outlook, July 2008. To read the complete report, visit http://www.rbc.com/economics/market/pdf/fcst.pdf.
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Posted in 2008 vancouver, Housing, housing forecast, market, outlook, real estate market, real estate market report, reports, statistics, Vancouver real estate market
BC will outperform most other provinces in economic and job growth during the next two years.
 
Existing home sales will decline slightly as mortgage carrying costs rise in response to higher home prices and mortgage rates. Income and population growth stemming from tight labour markets will put upward pressure on existing home sales, lessening the decline.
 

BC will outperform most other provinces in economic and job growth during the next two years. This relative strength will translate into a high level of existing home sales, housing starts and house

prices.

 
Move-up buyers and people downsizing their residences will keep the number of resale transactions above the ten-year average. Existing home sales will decline during the next two years in response to high home prices, a rise in mortgage rates in 2009, and slower job growth.
 

High home prices will result in more homes being listed for sale. This increase in supply will slow growth in the provincial average MLS® price from the double-digit pace of the past four years. Centres where the local economy is more diversified and homeownership demand remains strong will record double-digit price gains again in 2008.

 
Fewer homes will be started as tight resale market conditions ease and potential homebuyers are more able to satisfy their housing needs in established neighbourhoods. Single-detached home starts will trend lower, as builders balance the high cost of land and building materials with what price conscious homebuyers will pay. Multiple-unit starts will account for the lion’s share of new home construction. With demand shifting to denser housing forms, more than sixty per cent of starts will be in multiple-unit housing developments. The large number of projects already in the construction pipeline in Vancouver and Kelowna will ensure multiple-unit starts will be at high levels.
 
Mortgage rates are expected to trend marginally lower throughout 2008, but will be  within 25-50 basis points of their current levels. For 2009, posted mortgage rates will begin to drift up slightly as the year progresses. For 2008 and 2009, the one-year posted mortgage rate is forecast to be in the 6.50-7.50 per cent range, while three and five-year posted mortgage rates are forecast to be in the 6.75-7.50 per cent range.
 
Exerpts from CMHCs Housing Market Outlook - British Columbia Region Highlights - Second Quarter 2008. For complete report, visit http://www.cmhc-schl.gc.ca/odpub/esub/65442/65442_2008_Q02.pdf.

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Posted in First-time buyers, Housing, mortgage rates, real estate market, Vancouver real estate market
"...there is no evidence that the Canadian market is facing the kind of turmoil that has disrupted the United States."
 
The federal government said Wednesday that it is tightening the rules relating to government-guaranteed mortgages, even though there is no evidence that the Canadian market is facing the kind of turmoil that has disrupted the United States.
 
The new rules, set to take effect Oct. 15, are a "responsible and measured approach … to reduce the risk of a U.S.-style housing bubble developing in Canada," the Department of Finance said in a news release. However, it also said that Canadian creditors' "prudent and cautious approach" to mortgage lending, as well as sound supervision, have "allowed Canada to maintain strong and secure housing and mortgage markets."
 
The government said the measures will apply to new, government-backed, insured mortgages. "Canadians who already hold mortgages will not be affected," it said. The changes include:
  • Cutting the maximum amortization period to 35 years from 40.
  • Requiring a minimum down payment of five per cent, whereas loans for 100 per cent of the price are possible now.
  • Establishing a requirement for a consistent minimum credit score.
  • Introducing new loan-documentation standards.
The government acknowledged that the proportion of bank mortgages in arrears is stable at 0.27 per cent, "near the lowest levels experienced since 1990 and well below the highs of 0.65 per cent experienced in each of 1992 and 1997." And housing prices don't show evidence of speculation, the Finance Department said, because they are "in line with economic factors such as low interest rates, rising incomes and a growing population."
 

Mortgage insurance protects lenders when a borrower defaults by making up any shortfall needed to repay the loan if the sale of the property doesn't cover the debt. Federally regulated lenders must have mortgage insurance on loans where the buyer's down payment is less than 20 per cent of the price. The Canada Mortgage and Housing Corp. (CMHC), a Crown corporation, as well as private insurers provide mortgage insurance. The government backs CMHC and also private mortgage insurers so the private insurers can compete with CMHC.

 
Just over a year ago, Parliament passed a bill changing mortgage insurance to make home buying easier, and in 2006, CMHC eased the insurance rules.
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Posted in buying, condos, First-time buyers, houses, market, mortgage rates, real estate market, Vancouver real estate market
If the fluctuation of a variable becomes too much, there's also usually the option to lock in at any time.
 
Homeowners looking to renew their mortgages should resist the urge to lock in to a fixed-term mortgage in the face of rising rates if they can stomach the more nerve-wracking ride of a variable mortgage, experts say.
 
The prospect of a mortgage that rises and falls with prime rate changes may cause some unease, especially following the recent announcement by the Bank of Canada not to cut interest rates and the subsequent hike in mortgage rates by several of the country's biggest banks. But experts say variable rates may still be worth the trouble because they will save more in the long run. Many people who opt for fixed mortgages do so for the security of knowing what their payments will be every month, and may be spread too thin financially to afford much more. But variable mortgages often offer more flexibility, and have more pre-payment options for those wishing to pay their mortgages off faster.
 
"If it becomes important to pay off the mortgage faster, they can lose a little bit of those pre-payment options if they do fix in for a longer period of time," said Mark Olkowski, regional manager at Invis, one of Canada's largest mortgage brokers, noting that a fixed mortgage may allow for a 15 per cent pre-payment option, while variables are usually around 20 per cent or higher. If the fluctuation of a variable becomes too much, there's also usually the option to lock in at any time.
 
"Studies have shown that in general, the variable rate will cost you less, but there may be times, if rates go up fairly quickly for example, that you're going to be kicking yourself for not having locked-in," said Adrian Mastracci, president of KCM Wealth Management in Vancouver.
 
Mastracci suggests assessing the risk of your budget and income to help you decide which kind of mortgage to pick. Most economists are expecting prime to go up over the next 12 to 18 months, but some warn against basing too much of your decision on where interest rates may go in the future. Peter Veselinovich, vice-president of banking and mortgage operations at Investors Group, says individuals have to think of mortgages in broader terms than just a focus on where rates are at on any given day. Above all, Mastracci said, borrowers should focus on getting a mortgage that can be paid off as quickly as possible.
 
Courtesy of The Real Estate Weekly, THE source for Real Estate information, with 16 publications delivered to over 500,000 homes and Real Estate offices throughout the Lower Mainland each week.
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Posted in FINTRAC, real estate market, Vancouver real estate market
The federal government has introduced several new regulations for Realtors that go into effect Monday, June 23rd, to help detect and deter money laundering and the financing of terrorist activities. It is also to facilitate investigations and prosecutions of money laundering and terrorist activity financing offences.
 
How does this affect you? You will now be asked to produce government issued documentation, such as a drivers license or passport, to verify your identity for most real estate transactions. The information will be recorded and kept on file. All information recorded is held in strict confidence.
 
 
Among other things, real estate agents are now required to:
  • Collect personal information on all parties with a financial connection to a real estate deal;
  • Verify this information with proof of identity
  • Maintain these records for seven years
Failure to comply with the record keeping or client identification requirements can lead to criminal charges against Realtors and their brokerages. Conviction of failure to retain records could lead to up to five years imprisonment, to a fine of $500,000, or both. Alternatively, effective December 30, 2008, failure to keep records or identify clients can lead to an administrative monetary penalty.
 
For more information, visit the federal government's webpage regarding FINTRAC, The Financial Transactions and Reports Analysis Centre of Canada, at http://www.fintrac-canafe.gc.ca/fintrac-canafe/1-eng.asp.
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Posted in telemarketing, telephone soliciting


Many Realtors use telephones and door-knocking to find new business. We like to personally talk to people who may be selling or buying a home. After all, building a relationship with you and offering good customer service is how we do business. Being personable saves on the constant stream of impersonal and unaddressed flyers, postcards and form letters, not to mention a tree or two.
 
If you are like me, I dislike getting telephone calls and faxes that try to sell me something I didnt ask for and dont want. It can be intrusive, especially when its at an inconvenient time or its an aggressive sales pitch and a simple No thank you doesnt do the trick.
 
When I call or knock to see if youre selling your home, am I trying to sell you something you dont want? Lets face it, if youre not selling your home, thats the end of it. If you are considering selling and need the services of a Realtor, then I can offer that service to you. Its something you do want.
 
A Canadian DO NOT CALL List (DNC) will be implemented in September, 2008. Bell Canada has been awarded a 5 year contract to establish and maintain the list. Once launched, consumers will be able to register their cellular, fax, and landline numbers to reduce the number of telemarketing calls they receive for a 3 year renewable period.
 
If you receive a telemarketing call after sign-up, a complaint can be submitted to Bell Canada within 2 weeks. Telemarketers will face potential fines up to $1500 per call for individuals, such as Realtors, and $15,000 for companies, such as long distance sellers. Some groups will be exempt from being banned. Calls from political parties, registered charities, pollsters and newspapers will still be permitted.
 
The only exemptions for Realtors will be if a personal or existing business relationship is in place. An existing business relationship is defined as being formed by a voluntary two-way communication between the consumer and the Realtor. It exists when:
 
a) the purchase of services or the purchase, lease or rental of products, has occurred within the previous 18 months;
 
b) An inquiry or application has been made within the previous 6 months; or
 
c) A written contract has been entered into within the previous 18 months, (or a letter of permission has been signed).
 
As yet, its unknown how telemarketers will be able to access the list or what subscription fees will be charged. More information may be available at www.bell.ca/donotcall.
 
This will have a huge impact on Realtors and how they find new customers. Youll likely see more of us at your door or find more admail in your mailbox. I invite your comments.
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Posted in real estate market, reports, statistics
Growing Supply Helps Stabilize Market Conditions
From the Real Estate Board of Greater Vancouver.
 
VANCOUVER, B.C. – June 3, 2008
 
The Greater Vancouver housing market continued its re-balance between sales and listings last month. The Real Estate Board of Greater Vancouver (REBGV) reports that residential property sales in Greater Vancouver declined 30.7 per cent in May 2008 to 3,002 from the 4,331 sales recorded in May 2007.

 

New listings for detached, attached and apartment properties increased 20.2 per cent to 7,390 in May 2008 compared to May 2007, when 6,149 new units were listed. New listings for detached, attached and apartment properties increased 20.2 per cent to 7,390 in May 2008 compared to May 2007, when 6,149 new units were listed.


“With more property listings and a decline in the number of sales, prices are not increasing as rapidly, now down to single digits overall, which is good news from an affordability standpoint,” said REBGV president, Dave Watt.  “The housing market is at a balanced state, sellers have more competition and buyers have more selection to choose from."
 
Sales of detached properties in May 2008 declined 33.4 per cent to 1,203 from the 1,805 sales recorded during the same period in 2007. The benchmark price, as calculated by the MLSLink Housing Price Index®, for detached properties rose 8.4 per cent from May 2007 to $771,250.
 
Sales of apartment properties declined 30.5 per cent last month to 1,244, compared to 1,789 sales in May 2007. The benchmark price of an apartment property increased 8.7 per cent from May 2007 to $389,668.

 

Attached property sales in May 2008 decreased 24.7 per cent to 555, compared with the 737 sales in May 2007. The benchmark price of an attached unit increased 9 per cent between May 2007 and 2008 to $478,931.

 

Bright spots in Greater Vancouver in May 2008 compared to May 2007:

 
Attached:

Coquitlam                                           up 45.2 per cent (45 units sold from 31)

Apartments:

New Westminster                               up 13.6 per cent (100 units sold from 88)

 

The Real Estate industry is a key economic driver in British Columbia. In 2007, 38,050 homes changed hands in the Board's area generating $1.065 billion in spin-offs. Total dollar volume of residential sales set a new record at $22.25 billion and total dollar volume of all sales set a record at $22.77 billion.
 
The Real Estate Board of Greater Vancouver is an association representing more than 9,500 REALTORS®. The Real Estate Board provides a variety of membership services, including the Multiple Listing Service®.
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Posted in housing forecast, real estate market, real estate market report
MLS® sales in Metro Vancouver will come down off the near-record high reached in 2007, but stay well above the ten-year average of 31,000. Strong homebuyer demand, fuelled by job growth and a steady flow of people moving to the region will keep sales brisk. However, waning consumer confidence and high mortgage carrying costs will constrain home sales. MLS® sales will dip eight per cent to 36,000 units in 2008, and a further three per cent in 2009 as mortgage rates start to creep up.

The main factors tempering homebuyer demand will be high home prices and softening consumer sentiment. With the average resale home price in Metro

Vancouver at more than $600,000 and still rising, some potential buyers will opt to delay their purchase. Some low equity and first time home buyers could find it difficult to negotiate a mortgage with achievable monthly carrying costs, in spite of low mortgage rates. First time homebuyers are an important source of homeownership demand, particularly for apartment condominium units, making up more than one-third of people who bought a home in Metro Vancouver over the past year. The housing market collapse in some parts of the US has added uncertainty in consumers’ minds. This unease, combined with slowing economic growth in Central Canada and layoffs in the BC forest industry have contributed to lower levels of consumer confidence. Combined with mortgage rates above year-ago levels, these factors led to a decline in home sales in the first quarter of 2008 and will keep sales flat in the near term.


The supply of resale homes on the market will grow as homeowners look to capitalize on the home equity build-up resulting from four straight years of double-digit home price increases. The decision to sell may take on added urgency in light of the housing market downturn in the US. In the first quarter of 2008, the average number of active MLS® listings for sale in Metro Vancouver increased nine per cent compared to the same period last year, with the supply of apartment condominiums for sale increasing more than other home types. At the end of the first quarter there was a five month supply of homes on the market, up from four months one year ago. This level of supply is still shy of the seven to eight months supply that has characterized balanced market conditions historically in Metro Vancouver. Look for this trend of increasing listings to continue through the remainder of this year and into next.

The combination of moderating sales and more homes on the market will bring demand and supply conditions closer to balance and slow home price growth. Moderating sales and more homes on the market will mean fewer multiple-offers per property and more choice for homebuyers. Homes will take longer to sell as the market cools from the red hot pace of the past few years, and reflect a more normal pace. Home price growth will slow into the single digit range this year, with eight per cent appreciation in values forecast, and a further five per cent growth expected in 2009.


This is an article from CMHC's Housing Market Outlook - Vancouver and Abbotsford CMAs Second Quarter 2008. To read this report in its entirety, go to http://www.cmhc-schl.gc.ca/odpub/esub/64363/64363_2008_B01.pdf

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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.