5 Jan

2011 REAL ESTATE MARKET SHOWCASES REGIONAL VARIATION

General

Posted by: Kimberly Walker

News Release: January 4, 2012

2011 REAL ESTATE MARKET SHOWCASES REGIONAL VARIATION

(Surrey, BC) – Overall, Fraser Valley’s real estate market in 2011 was below the 10-year average in property sales and above average in the number of new listings received, however, according to the president of the Fraser Valley Real Estate Board, results varied widely depending on the community and property type.

Sukh Sidhu observes, “I can’t remember a year that illustrates better how local real estate is and the importance of talking to your REALTOR® before making a decision to buy or sell. For example, in my community of Abbotsford, sales of single family homes dropped by almost 7 per cent compared to 2010, pushing prices down slightly, while in South Surrey/White Rock sales increased year over year by 45 per cent resulting in double-digit price increases.”

The Board’s Multiple Listing Service® processed 15,529 sales in 2011 compared to 14,891 the previous year, an increase of 4 per cent, while the number of new listings remained about the same – 31,592 in 2011 compared to 31,437 in 2010. Over the year, the number of active listings for buyers to choose from dropped by 9 per cent going from 8,139 properties in December 2010 to 7,399 in December 2011.

Although 2011 ranks the third slowest year for sales in Fraser Valley since 2002, it was only 10 per cent less than the 10-year average of 17,210 sales. The volume of new listings received in 2011 was 6 per cent more than the 10-year average of 29,867 new listings, placing last year third in ranking since 2002.

Sidhu adds, “One trend from 2011 that is clear was the preference for single family homes. For the most part in our region, both sales and prices of townhomes and condos either stayed on par with 2010 or decreased.”

In December, the benchmark price of a detached home in the Fraser Valley was $522,998, an increase of 3.3 per cent compared to $506,145 in December 2010 and a decrease of 1.7 per cent compared to November.

For townhouses, the benchmark price in December was $315,330, a decrease of 2.1 per cent compared to the same month last year when it was $322,054 and down 3.8 per cent compared to November. The benchmark price of apartments in December was $237,285, a decrease of 1.2 per cent compared to December 2010 and a decrease of 0.5 per cent compared to November.

Average prices year over year show detached homes up 9.1 per cent – $610,269 in 2011 compared to $559,456 in 2010. The average price of townhomes increased by 2.6 per cent, going from $336,484 in 2010 to $345,138 in 2011 and the average price of apartments increased by 0.9 per cent going from $223,910 in 2010 to $225,976 in 2011.

The Fraser Valley Real Estate Board is an association of 2,893 real estate professionals who live and work in the BC communities of North Delta, Surrey, White Rock, Langley, Abbotsford, and Mission. The FVREB marked its 90-year anniversary in 2011.

2 Dec

Real Estate News Release: December 2, 2011

General

Posted by: Kimberly Walker

News Release: December 2, 2011

STEADY DEMAND FOR HOMES HEADING INTO THE HOLIDAYS

(Surrey, BC) – The November property sales in the Fraser Valley are up slightly compared to last year and didn’t experience the usual month-over-month seasonal decline.

The Fraser Valley Real Estate Board processed 1,120 sales in November on its Multiple Listing Service® (MLS®), an increase of 3 per cent compared to the 1,084 sales during the same month last year and a decrease of 2 per cent compared to 1,139 sales in October. In the last decade, sales decreased on average 9 per cent from October to November.

Board president, Sukh Sidhu says, “Given the time of year, Fraser Valley is experiencing steady buying activity with notable month-over-month increases in the sale of homes with an attractive price point.

“For example, townhome sales in central Surrey increased by 20 per cent in one month and in Langley by 43 per cent.” Sidhu adds, “Fraser Valley offers buyers the key value of affordability. Currently, over half of our townhomes and condos are listed for $289,000 or less.”

While sales remained stable, MLS® inventory decreased from October to November, typical for the time of year. The board posted 1,926 new properties in November, an increase of 9 per cent compared to November of last year and a decrease of 23 per cent compared to October. November finished with 9,471 active listings in the Fraser Valley, 5 per cent more than the same month last year and 5 per cent less than October’s 10,005 listings.

Sidhu says, “Even with fewer listings coming on stream, buyers can still take advantage of almost nine months of inventory, which is putting downward pressure on prices in certain areas and property types.” Prices for a typical Fraser Valley apartment are down year-over-year and month-over-month, while both single family detached and townhomes are still showing positive price gains compared to November last year and remain stable compared to October.

In November, the benchmark price of a detached home in the Fraser Valley was $532,086, an increase of 5.4 per cent compared to $504,848 in November 2010 and an increase of 0.3 per cent compared to October.

For townhouses, the benchmark price in November was $327,764, an increase of 2.5 per cent compared to the same month last year when it was $319,623 and up 0.7 per cent compared to October. The benchmark price of apartments in November was $238,461, a decrease of 1.6 per cent compared to November 2010 and a decrease of 2.2 per cent compared to October.

The Fraser Valley Real Estate Board is an association of 2,897 real estate professionals who live and work in the BC communities of North Delta, Surrey, White Rock, Langley, Abbotsford, and Mission. The FVREB marks its 90-year anniversary this year.

15 Oct

September 2011 – Third Quarterly Real Estate Report – South Surrey/White Rock

General

Posted by: Kimberly Walker

 

Buyers Starting to Gain the Upper Hand?

 

Detached Sales in White Rock/South Surrey continued to decline over the past quarter while the Benchmark Price flat lined over that period. After reaching a high of $1,018,955 in August, the Average Price declined 10.0% in September to $917,244, not too far off the Benchmark Price but still quite a bit ahead of the Median Price of $770,000 which also de-clined from last month.

When you compare all of these figures to 2010, things are looking pretty rosy for Sellers, but when you look at the trend over the last six months, a different pattern emerges. The highest number of sales in any one month this year oc-curred in March, with 249 units changing hands, 144% more than September. The fewest sales occurred in January, a traditionally slow month, when 71 houses were sold. Since March the number of sales has been declining steadily each month. Note that the Average Price climbed steadily during that time until this past month. The Benchmark Price climbed as well but not as much.

Meanwhile new listings continue at a steady pace averaging about 225 per month over the past three months. With a decline in the number of sales happening coincidentally, the Active listing total now stand at 636, the highest total in any given month this year. As a result the Sales to Active Listings Ratio for September for Detached House in our area stands at 16%, barely a Buyer’s Market. Prepare for slower sales over the next little while many overly optimistic Sell-ers try to capitalize on the record high prices especially in the upper price range. The current trend in prices and sales is likely to continue over the historically slower fourth quarter market conditions.

As I mentioned in the last Quarterly Report, the Chinese buyers have been the driving force behind the surge in high end sales that we have been experiencing here on the Peninsula since February. Over 37% of the Buyers that have ei-ther bought one of our listings or bought some other company’s listing through one of our agents have had an Asian name, yet only 3.5% of Sellers had a name of Asian origin. I do not see an end in sight to this trend as our area is still a bargain in off-shore buyer’s eyes. According to reports that I have read elsewhere what is happening here is not unique. Cities with International reputations like New York and London are apparently experiencing a run on the high end properties but the middle of the road market remains flat. Again the Buyers are generally Asian. It is also interest-ing to note that Detroit’s new international airport has bilingual signage and it isn’t French.

If you do have your property on the market and you are involved in a sale to an off-shore buyer, be prepared for some interesting negotiations, as there are some definite cultural differences in the way business is conducted. Also be par-ticularly cautious if the buyer has no status in Canada and ensure that a larger than average deposit be in place when conditions are removed. Whatever you do, use a licensed Realtor who is acting on your behalf to handle the transac-tion, preferably one from our company where they are trained in dealing with such matters.

 

Len Doray

 

Managing Partner

 

HomeLife Benchmark Realty Corp.,

 

Email: len@lendoray.com

 

Phone: 604-531-1111

 

17 Sep

Canadian housing market immune to global turmoil in August, CREA finds

General

Posted by: Kimberly Walker

Canadian housing market immune to global turmoil in August, CREA finds

 

 

A real estate agent puts up a “sold” sign in front of a house in Toronto Tuesday, April 20, 2010. THE CANADIAN PRESS/Darren Calabrese

Michelle McQuigge, The Canadian Press, On Thursday September 15, 2011, 4:09 pm EDT

By Michelle McQuigge, The Canadian Press

TORONTO – The global economic turmoil that roiled stock markets around the world in August did little to dampen the Canadian housing market, which continued to show strong gains in sales and prices.

Analysts expressed universal surprise on Thursday that the wildly volatile swings on North American, European and Asian stock markets had little impact on housing, which for many years has been a pillar of economic growth in Canada.

While many analysts had expected a big slump — as Canadians felt poorer because of the stock losses and worried about a weak global economy — sales of resale houses remained steady and prices rose modestly in August.

The figures, released by the body that represents the bulk of Canadian real estate agents, suggest that the housing sector — propped up by low mortgage rates and solid regional economies — will continue to underpin growth in the national economy.

For years, housing has been a big job creator across Canada and has helped boost appliance, furniture, hardware and the retail sectors. Rising prices have also made consumers feel richer and made them more likely to spend money across the economy.

The Canadian Real Estate Association’s August resale housing report showed sales of existing homes maintained the same levels seen in July and increased significantly from the same month the year before.

New listings also remained steady, the association said, adding the number of balanced local real estate markets is currently the highest on record.

Housing prices rose 7.7 per cent year-over-year to $349,916, but have come down from levels posted earlier this year as frothy markets in Toronto and Vancouver began to flatten, the brokers group said.

Scotiabank economist Adrienne Warren said the latest numbers paint a picture of a real estate market returning to a balanced state.

“It’s nice to see prices cooling off a little bit, yet not falling terribly either,” Warren said in a telephone interview. “It’s a fairly ideal market at the moment.”

Analysts say balanced real estate markets help prevent a housing bubble, where prices rise so fast and high that an inevitable plunge occurs later, with potentially devastating effects on the economy.

The collapse of the American housing market since 2008 and the current high number of foreclosures south of the border is a major reason the U.S. economy remains mired in a slump and could easily slip back into recession.

The August markets turmoil — which wiped out tens of billions of dollars in stock values in Canada — did created enough consumer worries to offset some of the benefits of low interest rates for homebuyers.

Robert Kavcic, economist with BMO Capital Markets, said low borrowing rates and strong national job growth helped to fortify the real estate market against broader volatility. But the effect of even those influential factors was beyond his expectations.

“The one thing that continues to surprise us is how steady the Canadian housing market has been,” Kavcic said. “Granted, sales were down a little bit in August, seasonally adjusted, but I would say that’s hardly disappointing given all the other turmoil we’re seeing in financial markets obviously slowing global growth.”

In its monthly report, CREA said actual sales — meaning not seasonally adjusted — came in 15.8 per cent above national levels last year. A total of 324,030 homes traded hands via the association’s Multiple Listing Service system so far this year.

The association’s chief economist Gregory Klump foresees continued strength in the Canadian market, saying low borrowing rates underpinning the current numbers are unlikely to rise in the near future.

In the August resale report, Klump noted that economic turbulence outside Canada has been been keeping interest rates low and will continue to do so.

“Those headwinds will likely persist until, and indeed after, fiscal quagmires in the U.S. and Europe are resolved,” Klump said. “In the meantime, the Bank of Canada will have ample reason to delay raising interest rates further, which is supportive for the Canadian housing market.”

The persistence of global economic woes, however, sounds alarm bells for David Madani of Capital Economics, who believes housing prices could fall by 25 per cent over the next few years.

“If you consider all the negative news that we’ve seen outside of Canada, . . . it seems to be that the economic outlook is deteriorating, and so perhaps I think what we’re seeing in housing markets is a bit at odds with the losses in confidence and uncertainty that seems to be rising,” Madani said.

“It’s a surprise, and I guess the question is, does it sound right?”

Warren predicts housing will remain strong as long as interest rates stay low, but she cautions that prices in the hot Toronto market could come under downward pressure.

The housing market in Calgary, on the other hand, is expected to pick up as oil and natural gas prices which underpin the Alberta economy rebound,

Overall, Warren said, Canadian prices should remain stable. “There’s not really a trigger out there that’s going to cause prices to come down sharply.”

Have a great weekend!!

 

 

 

Rachelle Gregory-Marshall, AMP| Team Lead/ Director of Business Development Inside Sales BC
C. 416-523-8745| TF. 1 877-850-3369

Email: Rachelle.Gregory-Marshall@merixfinancial.com

 

 

8 Sep

Summary: The Bank of Canada’s Changing Language

General

Posted by: Kimberly Walker

The Bank of Canada’s changing language: CBC.CA

On Wednesday September 7, 2011, 4:51 pm EDT

Watching the Bank of Canada’s language on the economy change over the past year is like seeing a healthy, upbeat person gradually come around to the idea that a serious illness is overtaking them.

A year ago, the central bank was continuing the slow process of raising its key interest rate toward familiar levels, as the western world began to put the financial cataclysms of 2008 behind it. On Sept. 8, 2010, the target rate for overnight loans between banks rose to one per cent.

And here’s how the world economy looked to the Bank of Canada — getting better, but though not steadily: “The global economic recovery is proceeding but remains uneven, balancing strong activity in emerging market economies with weak growth in some advanced economies,” the Bank of Canada said in September of 2010.

And Canada’s economy — buoyed by demand for commodities like oil, gas, uranium and fertilizer — was recovering: “The Bank now expects the economic recovery in Canada to be slightly more gradual than it had projected in its July Monetary Policy Report (MPR), largely reflecting a weaker profile for U.S. activity,” the central bank’s statement read at the time.

It was canny, however, about forecasting any further increases in rates, sensing possible trouble ahead: “Any further reduction in monetary policy stimulus would need to be carefully considered in light of the unusual uncertainty surrounding the outlook.”

That was code for don’t get too excited, folks: a lot could still go wrong — and it did.

Remember that for more than a year, from April 2009 to June 2010, the central bank’s key rate had been 0.25 per cent — effectively zero, or maximum stimulus, as a rising Canadian dollar did some of the bank’s inflation-cooling work and the world began to recover its appetite for Canadian commodities.

The bank had gradually increased its key rate over the next few months to 0.75 per cent. Then came the bump to one per cent exactly a year ago.

Since then, as Europe’s debt problems have flared in Greece, Ireland, Portugal and Spain, and in some people have taken to the streets to protest government attempts to curb spending and remain solvent, the Bank of Canada’s key rate has been rock steady at one per cent.

Now watch how the language has moderated, as central bank economists saw the economy flattening:

On Oct. 10, leaving the rate at one per cent, the bank said: “In advanced economies, temporary factors supporting growth in 2010 — such as the inventory cycle and pent-up demand — have largely run their course and fiscal stimulus will shift to fiscal consolidation over the projection horizon .… The combination of difficult labour market dynamics and ongoing deleveraging in many advanced economies is expected to moderate the pace of growth relative to prior expectations. These factors will contribute to a weaker-than-projected recovery in the United States in particular.”

By Dec. 7, it saw recovery “largely as expected,” but sounded the first note of bigger trouble ahead: “At the same time, there is an increased risk that sovereign debt concerns in several countries could trigger renewed strains in global financial markets.”

On Jan. 18, 2011 — happy new year! — there were signs the economy was rebounding all too well, with government spending in the U.S. and Canada showing up in growth all over. As well, Canadian commodities remained hot sellers, pushing up the value of the Canadian dollar.

In fact, the bank said, “the cumulative effects of the persistent strength in the Canadian dollar and Canada’s poor relative productivity performance are restraining this recovery in net exports and contributing to a widening of Canada’s current account deficit to a 20-year high.”

Translation: “No need to raise interest rates.”

On March 1, the recovery kept pushing ahead, driven by exports, but the bank left rates unchanged, and stuck with this now-boilerplate paragraph at the end of its release: “This leaves considerable monetary stimulus in place, consistent with achieving the 2 per cent inflation target in an environment of significant excess supply in Canada. Any further reduction in monetary policy stimulus would need to be carefully considered.”

On April 12, the bank forecast 2.9 per cent gross domestic product growth in 2011 and 2.6 per cent in 2012 — all good, with robust spending and business investment leading investors to “become noticeably less risk-averse.”

And yet, searching the horizon for clouds, the bank saw enough to stick with its boilerplate: “This leaves considerable monetary stimulus in place, consistent with achieving the 2 per cent inflation target in an environment of material excess supply in Canada. Any further reduction in monetary policy stimulus would need to be carefully considered.”

By May 31, however, the bank began to see some of its more horrible imaginings coming true, and the boilerplate was dropped. Again leaving the key rate at one per cent, the bank said global inflation might be growing, but “the persistent strength of the Canadian dollar could create even greater headwinds for the Canadian economy, putting additional downward pressure on inflation through weaker-than-expected net exports and larger declines in import prices.”

Stimulus might be “eventually withdrawn,” it said, but “such reduction would need to be carefully considered. “

On July 19, the bank’s language noted slower-than-expected U.S. economic growth, Japan recovering at a lower-than-expected pace from its nuclear disaster, and said “widespread concerns over sovereign debt have increased risk aversion and volatility in financial markets.” In other words, investors were getting jumpy about how Europe might pull itself together without major defaults and weakened currency.”

And on Wednesday, laying out all the factors that are besetting global growth and the Canadian economy, the bank finally sounded a doctor facing a sick patient.

It didn’t explicitly suggest returning to more stimulus (lowering interest rates), as some economists had forecast it might, but the bank no longer expected to withdraw economic stimulus:

“In light of slowing global economic momentum and heightened financial uncertainty, the need to withdraw monetary policy stimulus has diminished. The Bank will continue to monitor carefully economic and financial developments in the Canadian and global economies, together with the evolution of risks, and set monetary policy consistent with achieving the 2 per cent inflation target over the medium term.”

 

31 Aug

Buying a vacation property – what you need to consider

General

Posted by: Kimberly Walker

Buying a vacation property – what you need to consider

Owning a vacation home – whether for summer, winter, or year-round use – is a dream shared by many Canadians. With the loonie in good shape and U.S. vacation properties currently at bargain prices, more Canadians are looking southward for their dream retreat. In 2010, 23 per cent of all international U.S. home buyers were Canadian, up from 11 per cent in 2007.1

If you are considering buying a second property, here are a few things – beyond price – that you should consider.

  • Canadian banks generally will not provide mortgages on U.S. properties. If you intend to raise mortgage money here to buy a property there, you will need to get a line of credit or increase the mortgage on your Canadian property to provide the funds.
  • Mortgages in the U.S. are structured differently and can be difficult to obtain. Down payments are high – you will likely be required to make a down payment of between 30 and 40 per cent of the purchase price.
  • How often will you be using your property? Even if it is infrequently, you’ll be paying ongoing expenses such as insurance coverage, perhaps a property management company, and other everyday costs of property ownership. Also, property taxes may be higher for out-of-state owners.
  • To help offset some of these costs, you may consider renting your vacation property when you’re not using it. If you do, you will be required to file a U.S. tax return and will be subject to a 30 per cent withholding tax.
  • If the loonie goes down, your U.S. living expenses will go up.
  • If you reside in the U.S. for more than 183 days in a year, you will be required to file U.S. income taxes.
  • Gift and estate taxes and probate are also different in the U.S. – which may complicate passing your property to the next generation.
  • The U.S. health care system is different than ours. Make sure you take care of your personal health care, medication and home care requirements.

Ownership options

Whether your dream home is in the U.S. or Canada, you will need to decide how you want to structure the ownership of your property. Do you register it in the name of both you and your spouse, one only or use a trust? Ownership issues can be complex. It’s important to get good advice and to consider the issues in the context of your overall estate plan.

Protect your dream

Once you’ve taken the plunge and made your purchase, it’s important to protect your vacation property against unforeseen events. Home insurance offers essential protection against such events as fire and theft. If you’ve financed your purchase, you should consider life insurance to cover the outstanding mortgage in the event of your death or the death of a spouse.

And make sure you have enough disability insurance to maintain payments if you or your spouse are unable to work. There is typically a less liquid market for vacation properties, so a forced sale could net much less than the property’s true value.

There are many things to consider when buying a cross-border property. It makes good financial sense to talk to your Consultant before you buy.

1 Profile of International Home Buying Activity 2011. Page 12. National Association of Realtors

© iStockphoto.com/STEVECOLEccs/YinYang


 
31 Aug

There are plenty of reasons Vancouver no longer the world’s most livable city

General

Posted by: Kimberly Walker

There are plenty of reasons Vancouver no longer the world’s most livable city

Brian Hutchinson  Aug 30, 2011 – 9:00 PM ET | Last Updated: Aug 30, 2011 8:22 PM ET

Vancouver has lost its title as the world’s most livable city, but we soldier on. What has changed, really, since the last survey? We’ve experienced another hockey-related riot, bigger than the 1994 donnybrook. We’ve added a second large bicycle lane downtown to impede traffic and commerce. We’ve witnessed more loopy city council politics. Encouraged by Mayor Gregor Robertson and his Greenest City Action Team, we’re growing more chickens in our backyards, and now there’s wheat out front. The real estate market continues to punish middle class families. Consistency. That’s what Vancouver is all about.

And yet the city was dropped two pegs by the Economist Intelligence Unit, an off-shoot of the Economist magazine. The EIU produces annual livability rankings and city profiles, and sells them (current issue $3,150) to credulous, monied folk. Vancouver was the EIU’s top pick for a decade until Tuesday, bloody Tuesday. Now we’re Number Three, behind Melbourne and Vienna.

Toronto is ranked the world’s fourth most livable city. Calgary, fifth. So now we know: The annual survey is bunk.

More proof? Vancouver was bumped, the EIU explained, because of transportation issues. It cited precisely one, the “recent intermittent closures of the key Malahat highway that resulted in a 0.7 percentage point decline in the city’s overall livability rating.” The Economist’s intel team might have checked a map; the Malahat Drive, as it’s properly known, is a pretty but treacherous section of the Trans-Canada Highway. On Vancouver Island. A 90-minute ferry trip from Vancouver, across the Strait of Georgia, and then another hour’s drive after that.

The only recent extraordinary event along the Malahat occurred in April, when a fuel truck crashed near Goldstream Provincial Park, spilling 42,000 litres of gasoline and 600 litres of diesel fuel. The Malahat was closed for 22 hours; traffic was forced to detour, an inconvenience to be sure. B.C.’s transportation ministry ordered a review of the incident and a subsequent 21-page report offered eight recommendations to improve traffic control and communications along the route. Responding to local ridicule and a Globe and Mail investigation, EIU survey editor John Copestake explained that the “Malahat Highway, despite the fact that it’s not in central Vancouver, [is] obviously in the broader region.”

While Vancouver has plenty to recommend it — and is a great place to live and work, for those who can afford it — residents know the score. Livability? What about shoddy home construction, and leaky condos? That crisis isn’t over yet. Or the almost billion-dollar boondoggle formerly known as Vancouver’s Olympic Village, now a privately owned ghost town?

Or an increasingly opaque municipal government? Hours after the Economist released its livability survey on Tuesday, Vancouver councillor Suzanne Anton and her municipal party, the Civic Non-Partisan Association (NPA), claimed that city bureaucrats “won’t allow the public” to scrutinize another batch of city-funded projects, green-themed citizen initiatives intended to make the city great again.

Vancouver’s Greenest City Neighbourhood Grants program is built to “generate more community involvement for the Greenest City goals in areas of zero waste, local food, trees/greening and active transportation.” A request for proposals was issued this year; 54 applications were received and reviewed by city bureaucrats for worthiness. Sixteen applicants were then approved to receive a total of $100,000 in taxpayer-supplied funds.

Ms. Anton, who is running for mayor in elections to be held in November, asked to see complete descriptions of all successful project applications. They arrived last month, along with a dire warning from city manager Penny Ballem. Keep the details to yourself, or face a lawsuit.

“This is confidential information which should not be disclosed to any third parties,” Dr. Ballem’s warning reads. “After consulting with Legal Services and the Information and Privacy Manager, I remind you that this [grant] information must be kept confidential, as it is subject to statutory restrictions on its disclosure pursuant to the Freedom of Information and Protection of Privacy legislation.”

Ms. Anton was not impressed. “I’ve now seen the in-depth description of the Greenest City grant applications, but I’m forbidden from showing taxpayers the details,” she said Tuesday. The $100,000 is being spent on “wacky schemes that waste tax dollars,” she insists. Councillor Geoff Meggs says he’s “baffled” at Ms. Anton’s remarks, noting that City Hall has offered more disclosure than she suggests.

According to a City of Vancouver administrative report prepared in May, projects approved for Greenest City funding include a private tricycle courier business ($15,500), a “pilot project to explore small scale grain production by converting conventional grass lawns” ($5,000), and “a forum/conference on the physical and mental health benefits of time spent in nature” ($2,000).

Trikes, talk and homegrown wheat. Wacky schemes? Perhaps. But this is a city in ratings free fall; the Economist says so. We’ll endure what we must to climb back on top.

http://fullcomment.nationalpost.com/2011/08/30/vancouver-endures-slide-but-anticipates-hike-back-to-peak/

 

 

 

29 Aug

B.C. Home Sales, Property Values To Slow As Job Growth Ebbs: BCREA

General

Posted by: Kimberly Walker

B.C.’s home sales, property values to slow as job growth ebbs: BCREA

VANCOUVER – Slower job growth in British Columbia’s economy will mean slower increases in home sales and property values through to 2012, the B.C. Real Estate Association said Thursday.

And by the end of 2012, the association expects the high-flying prices in some of B.C.’s bigger markets to show small declines.

Home sales through the realtor-controlled Multiple Listing Service should hit 74,640 by the end of 2011, which is up four per cent from 2010, and then rise to 80,300 in 2012, association chief economist Cameron Muir said in his report.

However, those estimates are below B.C.’s long-term average for sales and the forecast for 2011 represents reduced expectations from Muir’s forecast from earlier this year that B.C. should see 78,200 sales this year.

“Following a decade where unit sales broke all records, consumer demand for the next few years will be relatively moderate,” Muir said in releasing the report.

A positive note, however, is that weaker global economic growth and uncertainty in world financial markets are signals that interest rates, including mortgage rates, will remain low and “help underpin housing demand.”

Across the province, Muir is forecasting that the average home price, which has been heavily influenced by strong sales in the more expensive pockets of Metro Vancouver, to hit $559,179 by the end of 2011.

However, by the end of 2012, Muir is forecasting that the average price will fall back 2.5 per cent to $545,964.

The 2012 price declines, however, are expected to show up primarily in the Lower Mainland Markets, which influence the overall provincial averages.

Muir expects Metro Vancouver’s average price to slip 3.5 per cent in 2012 to $742,000. However, that will be a decline off 2011, which Muir predicts will end with the average price having shot up 14 per cent to $769,000.

And Muir is forecasting that the Fraser Valley will see its average price in 2012 dip 1.4 per cent to $498,000. But that follows 2011, where he expects the average price will have gained 12 per cent from the previous year to hit $505,000.

© Copyright (c) The Vancouver Sun

Read more: http://www.vancouversun.com/business/home+sales+property+values+slow+growth+ebbs+BCREA/5307420/story.html#ixzz1WQFdRm00

 

24 Aug

Royal Bank, BMO increase its five-year variable mortgage rates

General

Posted by: Kimberly Walker

Royal Bank, BMO increase its five-year variable mortgage rates

 

Sunny Freeman, The Canadian Press, On Tuesday August 23, 2011, 8:01 pm EDT

By Sunny Freeman, The Canadian Press

TORONTO – Royal Bank of Canada (TSX:RY) is raising its variable rate mortgages for homebuyers in a move that reflects higher costs of borrowing in the bond market.

Canada’s largest bank said Tuesday it is hiking the rates charged on its five-year variable closed mortgages by a fifth of a point, effective Wednesday.

That will put that rate even with the bank’s prime rate of three per cent.

Bank of Montreal later joined Royal in raising its five-year variable closed mortgage to three per cent which, in the case of BMO, represented a 0.15 percentage point increase.

Meanwhile, the Royal’s special variable rate mortgage also increased by a fifth of a point to prime minus 0.45 percentage points, making it 2.55 per cent.

In the past when banks raised variable rates without a corresponding increase in the Bank of Canada rate, they were accused of trying to boost profit margins at the expense of borrowers.

But Royal Bank, which is also Canada’s largest mortgage lender, said the latest increase reflects higher costs in the bond market, where it raises money to finance its mortgage loans.

Bond interest rates have risen due to growing debt fears in the United States and Europe as lenders want higher rates to part with their money in a riskier global economy.

The increase in market interest rates comes at the same time central banks are keeping their rates low to stimulate the weak economy.

In the U.S., the Federal Reserve Board has said it will keep interest rates flat for another two years to spur growth, while the Bank of Canada is also expected to hold the line on rates well into next year.

Low mortgage rates in recent years have been a big factor in spurring growth in the Canadian housing market, which remains buoyant in most parts of the country.

Although it is unusual for banks to hike their variable rates without a rise in the Bank of Canada’s overnight lending rate, it is not unprecedented.

“This is not the first time that the price for variable rate mortgages is changing relative to prime without a corresponding change in the BOC rate,” a Royal Bank spokesman said in an email.

“In fact, over the period that BOC increased its overnight rate from 0.25 per cent to one per cent, the bank reduced the pricing levels for new mortgages relative to prime.”

The mortgage market is highly competitive in Canada and in the past variable rate mortgages were popular with borrowers when interest rates were expected to remain low and there was little chance of sudden hikes in borrowing costs.

In the last few months, more consumers opted to lock into fixed terms when it looked like the Bank of Canada would begin to push rates sharply higher to fight inflationary pressures in the economy.

But the recent stock market and economic turmoil that has kept central bank rates low could push borrowers back to variable terms in the Canadian market.

Royal Bank said the Bank of Canada’s rate is just one of many factors that go into pricing decisions. Banks mortgage costs are also based on changes in the bond markets, where rates have been volatile and banks raise money for their mortgage lending.

Recent global uncertainty over whether the U.S. can come up with a plan to deal with its debt problems, and over fears the debt crises in smaller European economies will spread across the continent, have caused bond rates to rise.

That makes it more expensive for banks to fund their mortgage operations, and led RBC to recoup some of those costs through a higher variable rate.

“Mortgage rates are tied to the banks funding costs which change from day to day,” the bank said. “Due to global economic concerns, the funding costs for banks have been increasing.

“While we have held off in passing on these high costs to our clients, it is now necessary for us to increase this mortgage rate.”

The big Canadian banks usually move in tandem when there is a variable rate change along with a change in the Bank of Canada’s overnight lending rate, but its unclear whether the rest will follow this time.

Competitive pressures could force some banks to keep variable rates low to attract customers.

Royal Bank will report its third-quarter results on Friday.

http://ca.finance.yahoo.com/news/Royal-Bank-BMO-increase-five-capress-2468898936.html?x=0

23 Aug

Understanding House Prices – What Factors Affect The Value Of A Home?

General

Posted by: Kimberly Walker

Understanding house prices

What factors affect the value of a home?

Location: Real estate people always say “Location, location, location.” That’s because the area you live in will be the biggest factor affecting your home’s price. It’s smart to buy a home where housing prices are likely to increase. Also, the people who may buy your home from you one day may be willing to pay more for a home that is close to schools, sports centres, stores, services, and so on. Keep that in mind as you look.

The condition of the home and the property it is on: Does the home need a lot of repairs? How is the roof, plumbing, and electrical wiring? A home in good repair may be worth more. Also, the condition of the outside of the home, the lawn, gardens, driveway, and trees will all affect the value of a home. These are the first things that buyers see, and are together known as curb appeal.

Renovations and updates: An older home might need some work to keep it safe, modern, and comfortable. If you are buying at a home that has had some renovations, check the quality. When you do work on a home you own, do it as well as you can. Poor work can lower the value.

The economy: There are some things you can’t control that affect house prices, like interest rates. Higher interest rates mean it costs more for a mortgage, so fewer people buy homes. When that happens, the prices of homes can fall. Lower interest rates, on the other hand, can boost buying and drive prices up. House prices often go up for a while, and then come down a bit. Try to find out as much as you can about how prices are changing, or may change, when deciding to buy or sell a home. Often there will be stories in the paper about housing prices.

How much is my home worth today?

If you’re considering buying a home, or you just bought one, you know how much it’s worth. But if you’ve owned your home for a while, its value has probably changed. Here’s how you can find out how much it’s worth now:

Call a real estate agent: Ask them for an estimate of your home’s value. You may be able to get an agent to do this for free, because they hope to get your business in the future.

Ask an appraiser: Your bank or a real estate agent should know a number of appraisers. Banks use them to estimate house values before they approve mortgages. You can also look in the yellow pages. An appraiser will charge a fee for the service.

Check to see what other homes in your area have sold for recently: Compare your home with similar ones that have sold. Unless you keep up with what’s happening in your area, this information may be hard to get. Ask your real estate agent if you can’t find it yourself.

How much will my home be worth in the future?

To estimate a home’s future value, you will have to do some informed guessing. Start with finding out what has happened to prices in your location over several years.

This chart shows how house and condo prices in 12 Canadian cities changed from 1990 to 2010. Note that there has been a sharp rise in prices in the last few years. Still, the average growth for these cities since was 4.6%, close to the historical average of 5% a year.

City Price, 1990 Price, 2010 Compound yearly growth rate

 

Halifax

97,238

242,000

4.7%

Saint John

78,041

174,000

4.1%

Quebec City

81,462

238,500

5.5%

Montreal

111,197

284,000

4.8%

Ottawa

141,562

342,000

4.2%

Toronto

254,890

409,000

2.4%

Windsor

106,327

182,000

2.7%

Greater Sudbury

108,596

-232,000

3.9%

Winnipeg

81,740

238,000

5.5%

Saskatoon

76,008

294,500

7.0%

Calgary

128,484

382,000

5.6%

Vancouver

226,385

638,000

5.3%

 

Source: Canadian Real Estate Association (MLS®)

Remember, There’s no guarantee what housing prices will do. Location and the condition of the home are both important factors, as is the economy as a whole. http://ca.finance.yahoo.com/news/Understanding-house-prices-getsmarteraboutmoney-1897978095.html