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R E A LT Y I N C .

Vantage THE

REPORT

Q1/Q2


We believe in the importance of families, building and improving communities, and in serving others. To that end we embrace the values of teamwork, creating joy in every situation, the mastery of our craft, placing our clients first, and creating stellar experiences for all. That’s who we are. And it’s what you can count on every time we do business, and life, together.

Believe WE

VA N TA G E W E S T R E A L I T Y. C O M

2017 OKANAGAN VANTAGE REPORT • 2


R E A L E S TAT E . R E T H O U G H T.

Data Source: Photo from Vantage West Realty Inc.

W

elcome to the first edition of The Vantage Report. This

is a first of its kind

publication for the Okanagan. It’s aimed at bringing real time information to the residents of Kelowna.

Now I am not a professional writer nor was

IF YOU’RE HOLDING THIS PUBLICATION IN YOUR HANDS, YOU’RE NOW IN THE INNER CIRCLE.

My name is Adrian Hazzi and I have lived

I paid to do this research. This publication is the result of a stellar team effort by the men and women of Vantage West Realty. Our goal is to bring our neighbors interesting, informative and insightful, real time information about the communities we play in, work in, worship in, raise our children

in the Okanagan since 1989. I love our

ambiguous and too general to offer any

in, and that we call home. We invite you

region and it is my honor to be part of its

truly valuable insight. To that end we have

to dive in, find the neighborhood you live

growth. As an owner of a Kelowna based

decided to privately produce the most

in, and see how the numbers compare to

real estate firm, an active developer, and

comprehensive publication on local real

other neighborhoods. We’ve tried to have

a new home builder, it’s a passion of

estate information available... anywhere.

a little fun with this endeavor. We hope

mine to study area market cycles, track

We’ve all heard that the average sales

you enjoy reading it

all of the local economic drivers and

price in the Okanagan is up and that

as much as we’ve

market influencer’s, and then share the

inventory is low, but what about individual

enjoyed producing it.

information with my team, our clients,

areas? How can we break it down into

and our family and friends. If you’re

manageable, understandable, quantitative

holding this publication in your hands,

data? Which local pockets are growing the

you’re now in the inner circle. I am of

fastest? The slowest? Which properties

the opinion that the current information

are the hot commodities right now? And

available to us as Kelowna home owners

what are the trends, and where are the

lacks depth, clarity, and is too

investments, for the future?

2017 OKANAGAN VANTAGE REPORT • 3


CONTENTS

07

2017 O K A N A G A N VA N TA G E R E P O R T

Nationwide average home sale price We break down the average home price and show you hard figures Province to Province.

17

22

We have seen the number of properties

You probably won’t be surprised to

Advice column

purchased for investment increase by

hear properties are selling faster, and

40%, but not all real estate investments

for more money, across all property

AJ Hazzi explains how millions of Cana-

in Kelowna have performed equally...

types in this area.

10

INVESTOR UPDATE

lower/upper mission

dians nearing retirement can safely leave the workforce and turn their primary residences into lifelong passive income.

13

MARKET WIDE

21

DOWNTOWN Read more about the hype surrounding the downtown core, RU7 zoning, and the

The hot real estate market in Kelowna!

surprising decrease in sales alongside an

Read for more information on some of the

increase in listings.

trends and driving forces we are seeing going into 2017 Q3.

15

25

BLACK SWAN

dilworth

Okanagan Lake reaches highest level

With little to no new development

since 1948! What does this mean for

and a low supply of inventory, read

lakeshore properties?

to see what’s in store for Dilworth.

2017 OKANAGAN VANTAGE REPORT • 4

Data Source: All photos from Vantage West Realty Inc.


27

North glenmore/ glenmore Check out the Glenmore community statistics. A 23% decrease in sales may seem alarmingly high for this area, flip to page 27 to find out the real story of whats driving this.

35 28

40

university district

west kelowna estates

The 11.6 million dollar project to extend

On par with many regional trends,

John Hindle Drive is only one of the

it’s not hard to see why so many

major changes continuing to fuel

residents love this area!

growth in this area.

south east Kelowna & crawford This area is more than just trails at Crawford and the infamous Gallaghers Golf Course, we’ve seen the second fastest growing number of listings, of all types, in this region!

AT THE MOMENT WHAT WE HAVE IS HEALTHY GROWTH

33

36

Lake country It’s hard to miss what’s going on in Lake Country these days, read more about

49

peachland

the historic breaking economic growth

Although this area is seeing a below

we’ve seen and how the province-wide

average increase in sale prices, read more

Open for Business Award is affecting

about area improvements that may help

both residential and commercial activity.

speed up the present slow down.

black mountain Unbeknown to many, the Black Mountain area has been having a monster year! Flip to page 33 to read more.

39

50

Read more about how the wine trail has

Wondering, where are we now? We’re

brought some warranted attention to

about to tell you where we’re going.

Lakeview heights

Where we’re going

this community. Data Source: All photos from Vantage West Realty Inc.

2017 OKANAGAN VANTAGE REPORT • 5


M O R TG AG E S TAT S

O K A N A G A N VA N T A G E R E P O R T • Q 1 / Q 2 • 2 0 1 7

72%

21%

7%

FIXED RATE MORTGAGES

VARIABLE MORTGAGES

COMBINATION MORTGAGES

72% of all Canadian

21% of all Canadian

7% of all Canadian

mortgages are fixed rate.

mortgages are variable

mortgages are a combination

or adjustable.

of rates.

18%

10%

DOWN PAYMENTS

DOWN PAYMENTS

18% of first-time buyers used

10% of first-time buyers withdrew

loans and gifts from family for

money from their RRSP for

their down payments.

their down payments.

Data Source: Research from Canadian Association of Accredited Mortgage Professionals, 2016/2017.

2017 OKANAGAN VANTAGE REPORT • 6


O K A N A G A N VA N T A G E R E P O R T • Q 1 / Q 2 • 2 0 1 7

N AT I O N W I D E

AV E R A G E H O M E P R I C E B Y P R O V I N C E

year-over-year basis in October 2016. Greater Vancouver

$481,994

and Fraser Valley posted the largest year-over-yearprice

ACTUAL NATIONAL AVERAGE

The national average sales price rose 5.9% on a

price for homes sold in October 2016.

increases at 24.8% and 32.5% respectively.

$313,723 YUKON

$308,310

$254,207

NORTHWEST TERRITORIES

NEWFOUNDLAND & LABRADOR

$189,979 PRINCE EDWARD ISLAND

$288,979 QUEBEC

$273,573 MANITOBA

$160,651 NEW BRUNSWICK

$606,787 BRITISH COLUMBIA

$391,692

$571,896

ALBERTA

ONTARIO

$213,046 NOVA SCOTIA

$284,545 SASKATCHEWAN

Data Source: Research from CREA, 2016/2017.

2017 OKANAGAN VANTAGE REPORT • 7


O K A N A G A N VA N T A G E R E P O R T • Q 1 / Q 2 • 2 0 1 7

ECONOMICS

T H E E C O N O M I C S B E H I N D K E L O W N A’ S R E A L E S TAT E B O O M

24 M O N T H S

22 MONTHS

18 MONTHS

INCREASED RENTS

16 MONTHS

DECREASED VACANCIES 14 MONTHS

INCREASED RENTAL DEMAND

Vacancy rate down to 0.5% in 2016.

Median rent for 2-BDRM unit up 14% year over year.

PROPERTY PURCHASE DEMAND Days to sell down 31% on Townhomes, 26% on Condos, 10% on Single Family Homes.

More People Want to Rent.

12 MONTHS

POPULATION GROWTH Kelowna is Sixth Fastest Growing City in Canada.

3 MONTHS

JOB GROWTH Unemployment down 49% year over year.

GDP GROWTH 1 MONTH

#1 Entrepreneurial Region in Canada! Business licenses up 15.4% over 5 years.

Data Sources: GDP Growth - Central Okanagan Economic Development Commission, Economic Indicators Q1 2017. Job Growth - Statistics Canada, June 2017. Population Growth - Statistics Canada, 2016 Census. Decreased Vacancies - Canadian Housing and Mortgage Corporation, 2016/2017. Increased Rents - PadMapper, 2016/2017. Property Purchase Demand - Okanagan Mainline Real Estate Board (OMREB), 2016/2017. Increased Property Prices - OMREB, 2016/2017.

2017 OKANAGAN VANTAGE REPORT • 8

INCREASED PROPERTY PRICES Single Family Home Sale Prices up 14%.


O K A N A G A N VA N T A G E R E P O R T • Q 1 / Q 2 • 2 0 1 7

DEMOGRAPHICS

W H AT D O M I L L E N N I A L S WA N T I N A H O M E ?

64%

47%

LARGE MASTER BEDROOM

75%

NEW APPLIANCES

54% TWO-CAR GARAGE

46%

SOLAR PANELS/ ENERGY STORAGE

LUXURY KITCHEN

45%

41%

SOLID HARDWOOD/ STONE FLOORING

FINISHED BASEMENT

38%

38%

SMART HOME SYSTEM

ABOVE-AVERAGE NEIGHBORHOOD

37%

34%

OUTDOOR DECK (FIRST FLOOR)

33%

LESS THAN 10 MILES FROM MAJOR CITY

RECENTLY CONSTRUCTED (4 TO 10 YEARS)

29%

30%

LUXURY MASTER BATH

LESS THAN 25 MILES FROM MAJOR CITY

29% 4 BEDROOMS (ONE EXTRA)

25%

OUTDOOR ENTERTAINMENT SPACE

20%

ABOVE AVERAGE SCHOOL DISTRICT

25%

31%

BASIC OUTDOOR LANDSCAPING

26% LUXURY LANDSCAPING

INGROUND POOL

09% EXTRA-LONG DRIVEWAY

24% 1+ ACRES

Data Source: 1,000 millennials were asked what matters most when shopping for a home. Research from Northshore Fireplace, 2016/2017.

2017 OKANAGAN VANTAGE REPORT • 9


ADVICE COLUMN

BOOMERS: EXIT THE RAT RACE, GROW PASSIVE INCOME FOR LIFE By AJ Hazzi

AJ HAZZI EXPLAINS HOW MILLIONS OF CANADIANS NEARING RETIREMENT CAN SAFELY LEAVE THE WORKFORCE AND TURN THEIR PRIMARY RESIDENCES INTO LIFELONG PASSIVE INCOME

A

EXAMPLE 1:

Condo Charles Investor profile: Single male, early 50s; sold his house and business in Toronto and relocated to Kelowna. Available capital: $800,000. Desired reality: Purchase a small new condo unit downtown for cash and invest

fter years of steady growth in our major centres, never has there

the balance in residential real estate with hopes of earning $50,000 per year passive income. Does not want to have to work.

been a time where it makes more

Step 1: Get situated. Charles found a beautiful one-bedroom loft for approximate-

sense to downsize your primary

ly $300,000 in the downtown core – modern and close to all amenities.

residence, shrink your footprint, and experience

Step 2: Purchase a triplex. Charles bought a triplex within three blocks of his loft

the freedom of exiting the rat race while earning

for $650,000, which brought in $48,000 per year. The property was financed

passive income for life and watching your net

using a 35% down payment of $227,500, for a net income of $22,200.

worth continue to grow into your retirement

Step 3: Purchase a duplex. Charles’ duplex is in an area 10 minutes away. He

years. Assuming 25 years of both runaway and

bought it for $630,000, and it generates $43,200 a year. The duplex was financed

conservative growth expectations, I can confi-

with a 25% down payment of $157,500, for a net income of $12,600.

dently assure you that your $500,000 invest-

Step 4: Purchase a second duplex. Charles’ second duplex property is 90 minutes

ment will not only split off the income you need

outside of town, but it had excellent rent increase potential. He purchased it for

to make your ‘elegant exit,’ but will also become

$350,000 with 35% down; it’s generating a net income of $13,200.

a sum of money healthy enough to be representative of multi-generational wealth. I have had

Portfolio value: $1.61 million (not including condo)

the pleasure of consulting with a fair number of

Total down payments: $507,500

Boomers who are looking to invest their nest

Gross annual income: $120,000

egg strategically in order to be able to live off of

Principal, interest, taxes, insurance and contingency: $72,000

the return provided by their investment in real

Net income: $48,000 per year

estate. Here are two real-world examples of how

Charles also has a $200,000 line of credit available to him on the condo he lives

I was able to help investing individuals and cou-

in, which he can lend or invest at 8% interest, earning a further $10,000 per year,

ples do exactly that, using investment strategies

spread on the 3% LOC interest.

that took six months to a year to execute – with no expertise or MBA required on their part. 2017 OKANAGAN VANTAGE REPORT • 10

Total income from equity: $58,000 per year


2017 O K A N A G A N VA N TA G E R E P O R T

Q1/Q2

HOW TO GET TO 26% ROI

These real-world examples demonstrate what’s possible with a real estate investment strategy. For the sake of argument, let’s assume you can sell your present home at a profit of $500,000. (A higher profit would mean even more leverage) If $500,000 earns you $50,000, that’s an

THESE REAL-WORLD EXAMPLES DEMONSTRATE WHAT’S POSSIBLE WITH A REAL ESTATE INVESTMENT STRATEGY.

outstanding 10% ROI, but there’s additional good news. The mortgage pay down taking place on your loans adds another $24,000 to your net worth each year. Using conservative growth of 3.5%, an investor can see $56,350 in capital gains in the first year alone, meaning your total income

EXAMPLE 2:

Resort Property Randal & Rebecca

for the first year will be more than $130,000 – a

Investor profile: Mid-40s couple tired of working in the oil patch. They sold their

total ROI of 26%. If you’re playing the long game

property in Fort McMurray, Alberta, and relocated to Kelowna, BC, in hopes of

with these properties and intend to own them

fully retiring. Available capital: $500,000

for 20-plus years, a 55-year-old investor, as he

Desired reality: Generate enough income to be able to fully retire.

approaches 80 and looks at succession planning, will have a debt-free portfolio worth approximately $4 million, which will generate an income of $250,000 per year. How’s that for a legacy?

Step 1: Purchase an eight-plex. Randal and Rebecca found an eight-plex building slightly out of town for $900,000. Because an eight-plex is considered commercial real estate, it required a 25% down payment; with buying costs, it accounted for a $250,000 investment. Step 2: Purchase three resort condos. The couple put 20% down on three units ranging from $350,000 to $450,000. These waterfront condos with special hotel

IF YOU’RE PLAYING THE LONG GAME, A 55-YEAROLD INVESTOR, AS HE APPROACHES 80, WILL HAVE A DEBT FREE PORTFOLIO WORTH $4 MILLION, GENERATING $250,000/PER YEAR. HOW’S THAT FOR A LEGACY?

zoning allow for short-term off-season rentals. Step 3: Divvy up management responsibilities. Rebecca handles management of the resort condos, while Randal is in charge of the eight-plex. Condo gross income: $108,000 per year ($1,800/week for 12 weeks; $1,800/ month for eight months) Principal, interest, taxes and strata costs for all three units: $80,000. Net income from condos: $28,000 per year Eight-plex gross income: $100,800 per year (each unit $1,050/month) Principal, interest, tax, insurance and contingency: $77,000 Net income from eight-plex: $23,000 per year Total portfolio value: $2.1 million

Total net income: $51,000 per year

2017 OKANAGAN VANTAGE REPORT • 11


MARKET WIDE

P E R C E N TAG E O F U N I T S P E RSCOELNDTA B YG E T YSPOE L D

Y E A R OV E R Y E A R C H A N G E BY P R I C E

BY H OUSI NG TYP E

%Chg (yr)

Marketwide

2017

2016

Single Family

$ 697,790

$ 615,824

13.3%

Townhouse

$ 455,748

$ 394,172

15.6%

Condo

$ 334,855

$ 294,220

13.8%

Price per sq/ft

$ 291.05

$ 246.19

18.2%

Single Family (53.6%)

Condo (29%)

Townhouse (17.4%)

This market widelook look This graph graph shares the marketwide at during at the the types of units sold during Q1 & Q2 2017 in Kelowna.

Data Source: OMREB - Average sale price data, Q1/Q2 2016, Q1/Q2 2017.

Data Source: OMREB Q1-Q2 2017 total sales by housing type.

MARKET WIDE: AVERAGE SINGLE FAMILY HOME PRICES 900K

600K

300K

0K 2012

2013

2014

2015

2016

2017

Data Source: OMREB - Average annual single family home prices, January 2012 - June 2017.

2017 OKANAGAN VANTAGE REPORT • 12

Potential Photo


2017 O K A N A G A N VA N TA G E R E P O R T

B

Q1/Q2

eing named the fastest

On another hand we have this amazing demographic driver in the Millennial’s,

growing city in Canada, one

who are all coming of age and now able to buy their first home. Like a food

of the top wine regions in the

chain, markets are driven from the bottom up. Having to compete with one

world, and one of the best

another for the scarce supply, coupled with the fact that investors have been

municipalities to do business in, has really

buying up similar property types, we are starting to see the first time buyer get

boosted our image in the past couple of

priced out of the detached home market. This means buyers are opting for

years. Anyone who paid taxes on their

townhomes, half duplexes, or condominiums in order to stay under that

new assessed value this month, knows that

$475,000 threshold.

prices are up. But, what’s going on beyond

The other demographic driving our market is the Baby Boomers, as they enter

the average sale price? What are some of

retirement and their empty nest years. For them, this is the ideal time to down-

the trends and driving forces we are seeing

size, take the profit on their larger, more expensive homes and move into one of

going into the third quarter of 2017? Many

the many new developments in a lower price bracket. At the moment, executive

are surprised to learn that overall sales

homes are selling to Vancouver Gen Xers who are taking advantage of the mas-

figures are down this first half of the year.

sive price gains they’ve seen over the past 10 years in the lower mainland.

This can be attributed, in part, to our extra

They are finding both the lifestyle and the lower relative real estate prices too

long winter, some political uncertainty, a

tempting to ignore.

still struggling Alberta market, tightened lending rules, government intervention at the federal and provincial levels, and these damn floods!

LIKE A FOOD CHAIN, MARKETS ARE DRIVEN FROM THE BOTTOM UP.

FIRST TIME BUYERS ARE GETTING PRICED OUT OF THE DETACHED HOME MARKET.

That said, the lack of total sales largely came down to seriously low inventory. So the demand still way outstrips the supply. Kelowna Realtor’s ® will tell you story after story of multiple offer situations and losing out yet again on a property for their clients. At times it feels like the only way to win one of these bidding wars is to go in without any subjects and all cash for substantially over list price. This is not an option, nor is it advisable for most people, especially first time buyers. Many buyers are getting discouraged and giving up, while others are simply being priced out of the market, as 3 months on the sidelines results in the home they wanted going for

Data Source: Photo from Vantage West Realty Inc.

an additional $30,000. 2017 OKANAGAN VANTAGE REPORT • 13


MARKET WIDE

O K A N A G A N VA N T A G E R E P O R T • Q 1 / Q 2 • 2 0 1 7

2017 will be remembered as the height of the construction boom. We are seeing building lots at premium prices getting snapped up

WONDERING HOW YOUR COMMUNITY STACKS UP AGAINST THE REST?

by builders. Trades are once again hiking

Take a peek at the chart below to see the growth in average single family home

their rates and cherry picking jobs. All of this

prices year over year.

translates to more expensive new homes being offered to the consumer. Develop-

Community

%Chg (yr)

2017

2016

West Kelowna Estates

$ 666,471

$ 541,755

23%

Black Mountain

$ 757,259

$ 615,727

23%

Upper/Lower Mission

$ 977,126

$ 795,278

22.9%

Rutland North/South

$ 512,975

$ 421,603

21.7%

Glenrosa

$ 502,996

$ 413,690

21.6%

Westbank

$ 510,079

$ 428,113

19.2%

N Glenmore/Glenmore

$ 638,967

$ 543,310

17.6%

SE Kelowna/Crawford

$ 945,126

$ 812,051

16.4%

Shannon Lake/Smith Creek

$ 640,163

$ 564,534

13.4%

Dilworth

$ 839,044

$ 748,974

12%

Lake Country

$ 773,046

$ 703,155

9.9%

Peachland

$ 623,292

$ 571,655

9%

University District

$ 707,857

$ 662,318

6.9%

Downtown

$ 642,524

$ 612,681

4.9%

Lakeview Heights

$ 806,993

$ 775,618

4.1%

ers offering new homes in the $600,000 to $800,000 price range cannot build fast enough. Established communities like Wilden, Black Mountain, and Tallus Ridge are really expanding, adding hundreds of home sites in the past year. New communities like McKinley Landing, Parkside at Clifton Road, and Highpointe Terrace in the Glenmore area have all sold extremely well and show a trend towards modern, contemporary design. It has been great to see some of the key pieces of property in our downtown core get developed. This includes developments such as 1151 Sunset and the site of One Water Street, which will fill up the corner of Water

2017 WILL BE REMEMBERED AS THE HEIGHT OF THE CONSTRUCTION BOOM. Street and carry down Sunset to Ellis. Further

Data Source: OMREB - Average single family home sale price data, Q1/Q2 2016, Q1/Q2 2017.

in to downtown, sales are set to begin for another key site where the home of the Ellis

downtown neighborhoods is providing a new kind of property type for Kelowna

and Lawrence mashup “Ella” will soon reside.

home buyers. On the heels of the City of Kelowna’s infill challenge, we are seeing

The skyline of our lake city is filling out, with

some great innovation and the use of smaller spaces, from modular container

a few more iconic projects on the way. The

homes to contemporary row housing with communal courtyards. Through the

South Pandosy Village continues to develop

urbanization of our city core, we are seeing more and more people getting

into a vibrant upscale community. With Sopa

around by bicycle than ever before, a reduction in crime and overall a more con-

Square nearing completion, and many more

nected, renewed vibe in this area.

small developments in the village about to

With so much renewal and re-imagining going on in our city, it is going to

come on stream, you can expect to see this

be exciting for residents to watch it all take shape and come alive, with new

area really start to shine in the months

activity, new communities, improvements to our transit system, and the

ahead. Infill development throughout our

widening of our highways.

2017 OKANAGAN VANTAGE REPORT • 14


O K A N A G A N VA N T A G E R E P O R T • Q 1 / Q 2 • 2 0 1 7

B L AC K S WA N

OKANAGAN LAKE REACHES HIGHEST LEVEL SINCE 1948! By AJ Hazzi

A

Data Source: Photo from The Canadian Press.

ll of our news feeds are full with images of devastated

started turning to their lawyers to get them out of pending contracts, once the news that the dock they’d bought was underwater and unlikely to weather the

shore-lines, missing beach-

storm. There are approximately 1200 to 1500 docks that require some sort of

es, and stormy white caps.

repair or rebuild... So, what effect might this have? Lakefront homeowners are

Sadly, the ramifications of the record

not only faced with the taxing process of submitting notification and applying

lake level will be a reality for some time.

for approval as outlined in the Water Sustainability Act and Land Act, but they

Many people are unaware that a large

must also meet local government requirements. Many of these properties not only

percentage of the docks and boat hous-

have private docks, but, also fences built out to the water line. What has been

es you see jutting out from the shoreline

seemingly forgotten is that these homeowners don’t technically own that land.

of these lake front homes, fall into a

With the Province owning and regulating the use of the foreshore, we can be sure

category called “non-conforming”.

that regulations are going to be much tighter. Another prominent land baron and lakeshore resident has said that he expects to see the prices of Kelowna lakeshore

THIS COMMUNITY SHOWED BOTH SOLIDARITY & GRIT.

property come down even after the lake levels retreat, due to this dock issue. Also being negatively impacted are our tourism and seasonal vacation rental markets. According to a local property manager, overall rental bookings have gone down with many cancellations rolling in as well. With boating off the table for now and our beautiful sandy beaches submerged, the reality is that many would be vacationers are deciding to take their week of holiday elsewhere. On the positive

What this means is that once they reach

side, however, the people of this community showed both solidarity and grit by

the end of their lifespan, they cannot be

banding together to fortify the shorelines as best they could. It took a huge effort

rebuilt. Unfortunately, most of our lake

to make, haul, and stack the 1.5 million sand bags that were positioned to protect

docks predate the changes to the rule.

our property from the water that just seemed to keep on coming. At the time of

In the past, the grandfathering of these

this writing, lake levels have been reported to be on a lowering trend. However, we

docks has been a major selling feature for

aren’t out of the woods yet, as the weather forecast for the coming week has a

these older lakeshore properties.

high likelihood of more storms that could cause further erosion. By the time this is

Now, this will be a big consideration for

released, my hope is that the weatherman was mistaken.

lakeshore homebuyers, as many have 2017 OKANAGAN VANTAGE REPORT • 15


PHOTO FPO I N V E S TO R U P DAT E

FULL DUPLEX, AVERAGE SALE PRICE 600K

400K

200K

0 2012

2013

2014

2015

2016

2017

Data Source: OMREB - Average annual sale price, January 2012 - June 2017.

3-BEDROOM TOWNHOUSE, AVERAGE SALE PRICE 500K

450K

400K

350K 2012

2013

2014

2015

2016

2017

Data Source: OMREB - Average annual sale price, January 2012 - June 2017.

2017 OKANAGAN VANTAGE REPORT • 16


2017 O K A N A G A N VA N TA G E R E P O R T

A

Q1/Q2

s you might expect, with two years in a row of

double digit property value growth and the headlines

that go with it, we have seen the number of properties purchased for investment increase by 40%. This is the result of baby boomers looking to augment their retirement income and out of towner’s catching wind that Kelowna’s real estate boom is in full swing. Now, not all real

INVESTORS IN THE NEW RU7 DESIGNATIONS ARE SEEING HUGE GAINS IN VALUES ON WAR TIME HOUSES.

estate investments in Kelowna have performed equally. Those holding properties in the new RU7 designations are seeing

satisfied with breaking even as they watch their equity pile up from mortgage

huge gains as values on war time houses,

pay down and capital gains. Many of the people that have been holding prop-

in both the North and South ends of

erty since before the boom are electing to cash in at this stage. With thousands

downtown, have gone from the mid

of units of purpose-built rentals coming down the pike, in the next 1-2 years, we

$400’s to the low $700’s. This is all due

expect to see the vacancy rate climb and rents on older units soften. With this

to the infill development potential that

we may see prices stabilizing on multi-family.

these city lots hold as 4 units are now permitted on a regular sized city lot.

DOUBLE DIGIT PROPERTY VALUE GROWTH. Multi family properties including duplex-

5-BEDROOM HOMES W/ SUITES, AVERAGE SALE PRICE 800K

600K

500K

es, fourplexes, and apartment buildings have become so scarce that prices have jumped nearly 40%. For example, a duplex in Rutland, that could have

400K 2012

2013

2014

2015

2016

2017

been purchased for $550,000 last year can fetch nearly $750,000 in today’s

Data Source: OMREB - Average annual sale price, January 2012 - June 2017.

market. Rising rents have kept up with sky rocketing values reasonably well. But CAP rates have fallen from 6.0 to 5.0 to 4.0 over the past two years. What this means is that out of town investors are coming in search of yield. Because of our relative affordability compared to their market, and the prospect of a couple more years of property value increases, they are willing to forgo huge positive

WE EXPECT TO SEE THE VACANCY RATE CLIMB IN THE NEXT 1-2 YEARS.

cash flow, 2017 OKANAGAN VANTAGE REPORT • 17


LUXURY MARKET

LU X U RY H O M E M A R K ET BY TY P E

Executive (56.7%)

Acreage (26.4%)

Lakeshore (13.5%)

Townhouse (1.1%)

Condo (2.4%)

This graph highlights the state of the types of homes that comprise the luxury market 2017 in Kelowna. Data Source: OMREB - Total luxury listings and sales by housing type, January - June 2017.

Data Source: Photo from Vantage West Realty Inc. 2017 OKANAGAN VANTAGE REPORT • 18


2017 O K A N A G A N VA N TA G E R E P O R T

H

Q1/Q2

ighpointe, Woodland Hills, and Lakestone, have finally filled in

L U X U R Y M A R K E T : AV E R A G E D A Y S T O S E L L

from the last real estate boom. The strip along Lakeshore, in the

200

Lower Mission is going at full speed with teardowns and rebuild construction. All the while, high-end detached modern townhomes in the Abbott Corridor wont stop popping up. With

160

modern looking infill subdivisions commanding large dollars in the Lower Mission, the size of a new home is much smaller than the McMansion

120

era of 2007. People want smarter, more manageable homes in the 3500 to 4500 square foot range. Of all the properties currently

80 2012

PEOPLE WANT SMARTER, MORE MANAGEABLE HOMES IN THE 3500 TO 4500 SQ FT RANGE. selling over $1 million dollars, 56.7% of them are the executive style new homes typically found on the hills with beautiful views in tow. However, what seems to be the new proper-

2013

2014

2015

2016

2017

Data Source: OMREB - Average days to sell, January 2012 - June 2017.

Data Source: Photo from Vantage West Realty Inc.

LUXURY MARKET: NUMBER OF SALES, JANUARY - JUNE 225

ties that can induce someone to part with a million dollars are acreages, which represent 26.4% of the sales. Overall, there seems to be

150

a trend of luxury purchasers looking for land.

THERE SEEMS TO BE A TREND, ONCE AGAIN TOWARDS LOOKING FOR LAND.

75

0 2012

2013

2014

2015

2016

2017

Data Source: OMREB - Total number of luxury home sales, January 2012 - June 2017. 2017 OKANAGAN VANTAGE REPORT • 19


DOWNTOWN KELOWNA CORE

Annual Record 372

182

3.3

54

Sales

Average Inventory

Months of Supply

Days to Sell

-7%

+0.6%

+4%

+3%

98.3% $493,994 Average Sale Price List/Sell Ratio

+0.6%

+6%

Data Source: OMREB - Real estate statistical data, Q1/Q2 2017 compared YOY to Q1/Q2 2016.

Area Highlights WORTHY OF NOTE: Kelowna’s downtown has seen some great enhancements with some large publicly funded projects, starting with the new RCMP Building on Clement. On Ellis, the 4.4 million dollar Rowcliffe Park Development will take up a 5-acre parcel on the intersection of Rowcliffe and Richter. The Craft Beer Market on Bernard, in the old Paramount Movie Theatre, will open this year while preserving a historic part of Kelowna’s streetscape. And on Doyle, the new Interior Health Building, as well as the Innovation Centre. This influx of infrastructure will certainly bring more jobs and therefore new residents to the downtown core.

Data Source: Photo from Vantage West Realty Inc. 2017 OKANAGAN VANTAGE REPORT • 20


2017

Q1/Q2

O K A N A G A N VA N TA G E R E P O R T

D

espite all the hype, sales across the board down-

Downtown

2017

2016

%Chg (yr)

Single Family

$ 642,524

$ 612,681

4.9%

Townhouse

$ 490,014

$ 451,163

8.6%

Condo

$ 408,530

$ 378,287

8%

Price per sq/ft

$ 368.83

$ 321.54

14.7%

town have actually seen an average 7% decrease.

Days to sell has risen slightly to 3% and only a relatively modest 6% in average sale price has been revealed. This is due largely to some very optimistic pricing on some of the potential development property and land assembly. The good news for developers and current owners, is that the area has seen a 21% increase

Data Source: OMREB - Average sale price data, Q1/Q2 2016, Q1/Q2 2017.

in sale price per square foot of townhomes, a 15% increase in the number of listings, a 98.9% list/sale ratio, and an 8.6% increase in average sale price. Following the completion of the infill challenge, council has rolled out the new RU7 - Infill

The Ella Development will be 20 stories and bring another 116 households to our urban centre. Bringing a much needed affordable option to our city centre are three developments: Central Green – Mixed use, 500 condo/townhomes units, Stockwell – 4 stories, 32 units, and Cambridge House – 4 stories, which has not only sold out their 210 units but also pioneered smart studio living in Kelowna.

Housing Zone in select areas of the downtown core which allows for up to four dwellings on a typical 50 x 120 city lot. This has created instant value

SALES HAVE ACTUALLY SEEN AN AVG 7% DECREASE. and will allow the development of over

H I G H E ST SA L E Y T D : $ 3 , 8 2 5 ,0 0 0.0 0 Data Source: OMREB, Photo from Vantage West Realty Inc.

700 parcels in central neighborhoods in Kelowna. With every boom comes an ex-

DOWNTOWN KELOWNA SINGLE FAMILY HOME PRICES

citing new wave of condominium towers to add more height to the Kelowna sky-

900K

line. After almost a decade long hiatus, some projects that we’ve been waiting for are finally happening, with 1151 Sun-

600K

set’s 124 unit nearly sold out, ONE Water Street plans to develop 2 towers with a mix of commercial on the main floor. If approved, these two towers would be by

300K

far Kelowna’s tallest structures at 36 and 29 stories. A great downtown site in our financial district that has sat empty for years will now become home to another tower on Ellis.

0 2012

2013

2014

2015

2016

2017

Data Source: OMREB – Avg annual sale price, single family residential. Jan 2012 - June 2017. 2017 OKANAGAN VANTAGE REPORT • 21


2017 P Q1/Q2

O K A N A G A N VA N TA G E R E P O R T

roperties in The Mission

are selling faster, and for

Mission

2017

2016

Single Family

$ 977,126

$ 795,278

22.9%

Townhouse

$ 584,615

$ 467,422

25%

Condo

$ 363,457

$ 292,957

24%

Price per sq/ft

$ 323.02

$ 269.71

14.1%

%Chg (yr)

more money, across all property types.

Condos are producing a respectable

increase in listings and sales, along with a 28% decrease in average days to sell, a 24% increase in sale price, a­nd a 29% increase in sale price per square foot. Single-family homes have jumped up 23% to over $977,000. With the average square footage at 3,000 square feet,

Data Source: OMREB - Average sale price data, Q1/Q2 2016, Q1/Q2 2017.

we are seeing more infill development on streets like Sarsons, El Dorado, and

Kelowna’s Mission continues to perform well above the market norms. Popular

McClure. Contemporary executive homes

among the cashed up Vancouver and Alberta buyers, we will continue to see up-

are replacing the older 1960’s stock

ward pressure on prices. We expect to see a trend towards Baby Boomers selling

on these sought after streets, while

their homes in the Upper Mission to occupy townhomes and condos in the Lower

tear down homes have sold for over

Mission, while cashed-up Generation X buyers snap up their big homes on the hill.

$800,000 to developers looking to split those properties into new two home sites. The average sale price of townhomes showed the biggest increase of any

CONDOS HAVE SEEN A 24% INCREASE IN SALES PRICE.

H I G H E ST SA L E Y T D : $ 5 , 975 ,0 0 0.0 0 Data Source: OMREB, Photo from Vantage West Realty Inc.

property type in The Mission at nearly 25% for the same sized unit.

LOWER/UPPER MISSION SINGLE FAMILY HOME PRICES

Condos were the only sector of The Mission market that saw an increase in

900K

sales year over year, with the average price per square foot shooting up nearly 30% to $342.56 per square foot, due to

600K

inventory falling nearly 22%. This is terrific news for developers introducing new properties like Sienna at Sarsons and the Gyro Beach Townhomes. The Ponds, in

300K

the Upper Mission, have sold out phase 4 with their next phase coming soon! The Ponds will eventually boast a pedestrian oriented Village Centre and, in the near

0 2012

2013

2014

2015

2016

2017

future, Okanagan Mission Junior Middle School. 2017 OKANAGAN VANTAGE REPORT • 22

Data Source: OMREB – Avg annual sale price, single family residential. Jan 2012 - June 2017.


LOWER MISSION/UPPER MISSION

Annual Record Sales

Average Inventory

Months of Supply

Days to Sell

48

98.5%

$673,378

-27%

-13%

+1.5%

-23%

+0.4%

+16%

356

200

3.7

List/Sell Ratio

Average Sale Price

Data Source: OMREB - Real estate statistical data, Q1/Q2 2017 compared YOY to Q1/Q2 2016.

Area Highlights WORTHY OF NOTE: The Mission will soon receive some nice infrastructure improvements, including a roundabout slated for Lakeshore and Collett, an extension to Gordon Drive through to Stewart Road West, a multi-use trail on the north side that will connect to the Bellevue Creek Linear Trail, and an awesome new park site, at approximately 3.6 hectares in size, located on Dehart Road. The commercial options in The Mission continue to improve. There is a new Quality Greens Market and a T-Bones Butcher Shop, not to mention some great new stores on the ground floor of Sopa Square.

Data Source: Photo from Vantage West Realty Inc. 2017 OKANAGAN VANTAGE REPORT • 23


D I LW O R T H

Annual Record Sales

Average Inventory

Months of Supply

Days to Sell

47

98.6%

$741,482

-49%

-25%

+60%

-10%

+0.3%

+16%

38

20

3.8

List/Sell Ratio

Average Sale Price

Data Source: OMREB - Real estate statistical data, Q1/Q2 2017 compared YOY to Q1/Q2 2016.

Area Highlights WORTHY OF NOTE: With little to no new development in this area the supply remains low. Also, demand has slowed somewhat due to the nature of the homes, as they are becoming dated compared to some of the more trendy new developments throughout the city. Yet, despite starting to become somewhat out of fashion, Dilworth properties with their proximity to shopping, amenities, and the nearby international airport, will always remain a safe investment.

Data Source: Photo from Vantage West Realty Inc. 2017 OKANAGAN VANTAGE REPORT • 24


2017

Q1/Q2

O K A N A G A N VA N TA G E R E P O R T

I

n the Dilworth area, sales are down 49% and average monthly inven-

Dilworth

2017

2016

%Chg (yr)

tory is down 25%, however days to sell has decreased by 10%. Prices

Single Family

$ 839,044

$ 748,974

12%

Townhouse

$ 607,082

$ 574,018

5.8%

---

---

---

$ 251.11

$ 226.20

11%

overall in the area are up 16%, well surpassing the average of 8.7% across the region. Active inventory is at 20, equating to 3.8 months of supply. Meanwhile, days to sell a townhome have gone down 56% year over year. With an average property value for a single-family home nearly $840,000 for approximately 3,300 square feet, Dilworth

Condo Price per sq/ft

Data Source: OMREB - Average sale price data, Q1/Q2 2016, Q1/Q2 2017.

continues to be one of Kelowna’s most sought after neighborhoods. So far in 2017, the condo market has been almost non-existent with only one recorded sale, while townhomes are selling fast, and for top dollar, at nearly $200 per square foot for the average 3,100 square foot townhome.

OVERALL PRICES ARE UP 16% DESPITE FEWER SALES. H I G H E ST SA L E Y T D : $ 1 , 6 0 5 ,0 0 0.0 0 Dilworth townhomes, averaging a shade

Data Source: OMREB, Sale and Photo from Tamara Stone* - PREC, RE/MAX Kelowna

over $607,000, sell on average in 24 days, including the 2 week condition period. A

DILWORTH SINGLE FAMILY HOME PRICES

seller of a Dilworth townhome can expect to have offers in the first week of being on the

900K

market and can expect to receive over 99% of the asking price! There is opportunity in this neighborhood for investors who are insightful enough and have the wherewithal

600K

to take properties built in the 1990’s, clean them up, modernize the cosmetics, and turn them around for a nice little profit. Buyers

300K

will pay a premium for a turn-key contemporary looking home in a safe neighborhood like this. Properties in the $750,000 range can be resold for $900,000, or more, with a $50,000 face-lift.

0 2012

2013

2014

2015

2016

2017

Data Source: OMREB – Avg annual sale price, single family residential. Jan 2012 - June 2017. 2017 OKANAGAN VANTAGE REPORT • 25


GLENMORE & NORTH GLENMORE

Annual Record Sales

Average Inventory

Months of Supply

Days to Sell

43

98.6%

$515,361

-23%

-10%

-5%

-23%

+0.1%

+13%

143

63

2.7

List/Sell Ratio

Average Sale Price

Data Source: OMREB - Real estate statistical data, Q1/Q2 2017 compared YOY to Q1/Q2 2016.

Area Highlights WORTHY OF NOTE: There are a ton of new city initiatives happening in the Glenmore area. The new Glenmore Recreation Park is a community level park that will provide residents with 2 new multi-use sports field facilitates and the new commercial development at The Conservatory site continues to add to this area’s appeal. Phase 2 of John Hindle Drive makes the properties out towards the landfill, off Glenmore Road, suddenly a very attractive student rental option, where entry-level condos, like Yaletown, just became a great investment. With multiple school options, great local amenities, and close proximity to the university and international airport, Glenmore will remain one of the best investments in the city.

Data Source: Photo from Vantage West Realty Inc. 2017 OKANAGAN VANTAGE REPORT • 26


2017

Q1/Q2

O K A N A G A N VA N TA G E R E P O R T

T

he 23% decrease in sales

may seem alarmingly high

Glenmore

2017

2016

%Chg (yr)

for this area, but when lot sales are accounted for,

Single Family

$ 638,967

$ 543,310

17.6%

Townhouse

$ 454,197

$ 370,323

22.7%

Condo

$ 276,425

$235,946

17.2%

Price per sq/ft

$ 298.46

$ 239.33

24.7%

the sales activity year over year only fell about 3%. The average single family home in Glenmore, at 2,400 square feet and valued at $639,000, actually commands a higher price per square foot ($257 per square foot) than its more upscale neighbor Dilworth Mountain ($251 per square foot) showing an overall

Data Source: OMREB - Average sale price data, Q1/Q2 2016, Q1/Q2 2017.

growth in price per square foot of 17%. The Glenmore condo market is extremely

Glenmore. Two developments that are doing extremely well in 2017 are Kelowna’s

strong too, currently selling more than

First Green Street on Modern Way and the development of 50 lots that sold light-

double the number of units this year than

ning fast to builders looking to capitalize on this booming area.

last. With condos now valued at $300 per square foot, a nice 27% gain over last year, you can anticipate developers racing to meet the demand. Expect to see units getting smaller as we trend from an average of close to 1,000 square feet down to units at 900 square feet.

SMALLER CONDO UNITS ARE THE TREND IN 2017.

H I G H E ST SA L E Y T D : $ 1 ,747, 5 0 0.0 0 Data Source: OMREB, Photo from Vantage West Realty Inc.

Townhomes in Glenmore are also seeing a hot year, with the average price per square foot increasing 20%. People who

GLENMORE SINGLE FAMILY HOME PRICES 900K

need a little more space can still get 1,600 nicely appointed square feet for just over $450,000. With a tight supply adding to

600K

the mix, it’s no wonder the townhome inventory goes for over 99% of list price and sells 18% quicker than the same time

300K

last year. With some very exclusive new developments you can expect to see the new homes in Highpointe, Sheerwater, and McKinley Beach driving up the aver-

0 2012

2013

2014

2015

2016

2017

age sale price for single family homes in Data Source: OMREB – Avg annual sale price, single family residential. Jan 2012 - June 2017. 2017 OKANAGAN VANTAGE REPORT • 27


2017 S Q1/Q2

O K A N A G A N VA N TA G E R E P O R T

outh East Kelowna and

Crawford are having a strong

SE & Crawford

2017

2016

Single Family

$ 945,126

$ 812,051

16.4%

Townhouse

$ 694,250

$ 593,286

17%

---

---

---

$ 310.57

$ 269.31

15.3%

%Chg (yr)

start to the year, boasting the

second highest value increase

across all housing types (excluding lots) with average sale prices going up over

22%. During the first half of 2017, average days to sell fell 18% compared to the

Condo

same period in 2016. The average list price of single fami-

Price per sq/ft

ly homes is inching towards a million dollars - $972,880 to be exact, and aver-

Data Source: OMREB - Average sale price data, Q1/Q2 2016, Q1/Q2 2017.

aging just under 3,000 square feet per home in this area, while taking approximately 51 days to sell in 2017. Townhomes have also gained popularity due to rising prices, with many people looking to retire at Gallaghers finding that their $700,000 no longer buys them a house, but rather a nicely appointed 2,400 square foot townhouse. So far, in 2017, townhome sales are up 43%.

SO FAR, IN 2017, TOWNHOME SALES ARE UP 43% Crawford will always remain one of Kelowna’s most sought after neighborhoods, with its large estate-sized parcels, renowned golf courses, and proximity to some of the best trail networks around.

H I G H E ST SA L E Y T D : $ 2 , 375 ,0 0 0.0 0 Data Source: OMREB, Photo from Vantage West Realty Inc.

SE & CRAWFORD SINGLE FAMILY HOME PRICES 900K

It’s only an 8 minute drive into downtown, all while still feeling far away from the hustle of the city.

600K

300K

0 2012

2013

2014

2015

2016

2017

Data Source: OMREB – Avg annual sale price, single family residential. Jan 2012 - June 2017. 2017 OKANAGAN VANTAGE REPORT • 28


S O U T H E A S T K E LOW N A & C R AW F O R D

Annual Record 78

72

6.3

56

98% $826,895 Average Sale Price

Sales

Average Inventory

Months of Supply

Days to Sell

List/Sell Ratio

-1%

-14%

-27%

-18%

+0.7%

+22%

Data Source: OMREB - Real estate statistical data, Q1/Q2 2017 compared YOY to Q1/Q2 2016.

Data Source: Photo from Vantage West Realty Inc. 2017 OKANAGAN VANTAGE REPORT • 29


2017 R Q1/Q2

O K A N A G A N VA N TA G E R E P O R T

utland has experienced terrific growth across all property

Rutland

2017

2016

Single Family

$ 512,975

$ 421,603

21.7%

Townhouse

$ 335,366

$ 278,788

20.3%

Condo

$ 238,736

$ 194,928

22.5%

Price per sq/ft

$ 239.81

$ 194.36

23.4%

%Chg (yr)

types, with the average sale

price increasing 20% overall

and each housing type increasing by about

7% above the regional average. Townhomes and single family homes are seeing roughly a 21% increase in their value per square foot, while the average condo sale price has shot up 22.5% from $194,928 to $238,736 for a 1,000 square foot condo. All property types in the area are selling faster and closer to list than the Kelowna average, taking only 43

Data Source: OMREB - Average sale price data, Q1/Q2 2016, Q1/Q2 2017.

days to sell and averaging over 98.5% of the asking price. It’s a good time to be a seller in Rutland! As prices climb, the stock of 3 bedroom townhomes will become the obvious choice for family starter homes. With 1,500 square feet available, for approximately $335,000 on average, we can expect to see this property type perform extremely well in

ALL RUTLAND PROPERTY TYPES ARE AVERAGING OVER 99% OF THE ASKING PRICE.

H I G H E ST SA L E Y T D : $ 1 , 370,0 0 0.0 0 Data Source: OMREB, Sale and Photo from Josh Szalay, Royal LePage Kelowna

the months to come. For instance, because vacancies in the rental market for 3 bedrooms is at zero, first time buyers and inves-

RUTLAND SINGLE FAMILY HOME PRICES 900K

tors will be competing for limited inventory, which is presently at 2.3 months of supply. The Rutland condo market is still the affordable option although less so each month as

600K

we move forward. The average 2 bedroom, 1,000 square foot unit, has jumped up from $195,000 last year to roughly $239,000 as of

300K

the first half of 2017. These condos are selling in 36 days, on average, with about 1 month of supply at the time of this writing. Expect to see more condo developments in Rutland to

0 2012

2013

2014

2015

2016

2017

meet the demand over the next 2 years. Data Source: OMREB – Avg annual sale price, single family residential. Jan 2012 - June 2017. 2017 OKANAGAN VANTAGE REPORT • 30


RUTLAND NORTH/RUTLAND SOUTH

Annual Record 337

120

2.3

43

Sales

Average Inventory

Months of Supply

Days to Sell

-20%

-25%

-13%

-18%

98.5% $398,066 Average Sale Price List/Sell Ratio

+0.8%

+20%

Data Source: OMREB - Real estate statistical data, Q1/Q2 2017 compared YOY to Q1/Q2 2016.

Area Highlights WORTHY OF NOTE: Rutland’s tag line “We’re just getting started” says it all. Adding more amenities to the area is the addition of Freddy’s Brew Pub Craft Distillery and Lounge, and the revitalization of Rutland Town Centre on Hwy 33 has just begun with the new Centex and their car and dog wash addition! Capital funded projects are also on the rise with the new Chichester Pond Sediment Forebay, Pickleball Courts for Rutland Recreation Park, and the completion of Highway 97 from Highway 33 to Edwards Road. You can expect big things out of this pocket of Kelowna in the coming years.

Data Source: Photo from Vantage West Realty Inc. 2017 OKANAGAN VANTAGE REPORT • 31


B L AC K M O U N TA I N

Annual Record Sales

Average Inventory

Months of Supply

Days to Sell

57

98.9%

$698,473

-22%

-13%

+9%

-14%

+0.4%

+17%

73

42

5

List/Sell Ratio

Data Source: OMREB - Real estate statistical data, Q1/Q2 2017 compared YOY to Q1/Q2 2016.

Data Source: Photo from Vantage West Realty Inc. 2017 OKANAGAN VANTAGE REPORT • 32

Average Sale Price


2017

Q1/Q2

O K A N A G A N VA N TA G E R E P O R T

U

nbeknown to many, the Black Mountain area has been hav-

Black Mountain

2017

2016

%Chg (yr)

Single Family

$ 757,259

$ 615,727

23%

Townhouse

$ 492,627

$ 448,325

9.9%

---

---

---

ing a monster year. With the average sale price of a single

family home up 23% - the second highest increase in the region - and properties selling closest to their list price in the region, at 99%, it’s not hard to see why the area is

Condo

being developed so quickly. There are three main residential developments under way,

$ 275.15

Price per sq/ft

Prospect at Black Mountain, bringing 240 mountain top view homes to the area. Blue

16.2%

$ 236.71

Data Source: OMREB - Average sale price data, Q1/Q2 2016, Q1/Q2 2017.

Sky at Black Mountain, with building lots that go as high as half a million dollars, and

Black Mountain now growing to over 3,000 square feet and valued at over three

are slated to become some of the highest

quarters of a million dollars, space seems to be the norm here.

caliber executive homes in the area. Lastly, there’s Kirchner Mountain continuing to release their latest phase in 2017. With a beautiful golf course, access to a network of trails, green space, and close proximity to Big White, who wouldn’t want to live here?

BLACK MOUNTAIN IS HAVING A MONSTER YEAR. H I G H E ST SA L E Y T D : $ 1 , 8 5 0,0 0 0.0 0 With all of these new developments in tow,

Data Source: OMREB, Sale and Photo from Larry Hayes, Sutton - Hymark Realty

we can expect to see this area continue to thrive. As prices continue to shoot

BLACK MOUNTAIN SINGLE FAMILY HOME PRICES

upwards, you can expect to see a mix of more affordable housing types pop up in

900K

this area too. Townhomes, in particular, are already taking off. A large increase in sales and a big drop in days to sell signals that

600K

this part of the market is really heating up in Black Mountain. The average townhome is 1,900 square feet and is priced at nearly $500,000. With only a small handful on

300K

the market at any given moment, it’s no wonder the average sale price comes in at nearly 100% of its list price! Currently, there is no condo market in Black

0 2012

2013

2014

2015

2016

2017

Mountain. In fact, with the average home in Data Source: OMREB – Avg annual sale price, single family residential. Jan 2012 - June 2017. 2017 OKANAGAN VANTAGE REPORT • 33


UNIVERSITY DISTRICT

Annual Record Sales

Average Inventory

Months of Supply

Days to Sell

52

98.5%

$413,277

-25%

-14%

-55%

-9%

+1.4%

-0.8%

61

25

3

List/Sell Ratio

Average Sale Price

Data Source: OMREB - Real estate statistical data, Q1/Q2 2017 compared YOY to Q1/Q2 2016.

Area Highlights WORTHY OF NOTE: Continuing to fuel this area’s growth is the 11.6-million-dollar project which will extend John Hindle Drive, and will provide a much needed new route to the UBCO Campus. In addition to reducing the commute times for many of the 8,687 students and faculty, this project will ease congestion on Hwy 97 and provide an alternative for pedestrians, cyclists, and motorists heading to and from UBCO. It will also include the construction of a multi-use paved pathway for pedestrians and cyclists from Glenmore Rd to the Hollywood Rd roundabout at Highway 97. Construction will begin this year and is expected to finish in the spring of 2018.

Data Source: Photo from Vantage West Realty Inc. 2017 OKANAGAN VANTAGE REPORT • 34


2017 O K A N A G A N VA N TA G E R E P O R T

S

ingle family homes are

not the major market here.

University

Q1/Q2

2017

2016

%Chg (yr)

Single Family

$ 707,857

$ 662,318

6.9%

Townhouse

$ 475,924

$ 371,288

28.2%

Condo

$ 338,526

$ 284,848

18.8%

Price per sq/ft

$ 295.00

$ 236.00

25%

However, homes in Quail Ridge have seen growth,

with the average 3,000 square foot home commanding just over $700,000. This is up nearly 7% since last year, along side supply which shows an average of about 3 months. Properties other than single family homes are another story. Thanks to a rapidly expanding University of British Columbia, Okanagan Campus (UBCO) and the attention of the international buyer, condos and townhomes have exploded! The average sale price of a townhouse has increased 28% - more than double the regional average of 13%. The University District is seeing record

Data Source: OMREB - Average sale price data, Q1/Q2 2016, Q1/Q2 2017.

blossomed in recent years. Alongside the new hot spot convenience and liquor store, many restaurants have popped up around the student housing, by U-One on Academy Way, including a plethora of fast food options, ethnic food, and several coffee shops. There appears to be no slow down in site for this area. Expect to see prices continue to climb as demand outpaces supply.

activity with a well above average increase of townhome listings, at 67%, and a strong increase in condo sales at 28%.

CONDOS AND TOWNHOMES HAVE EXPLODED! H I G H E ST SA L E Y T D : $ 8 4 0,0 0 0.0 0 With the U-Communites development selling out quickly and their 5th phase U-Five coming soon, you can expect to see these units getting snapped up with prices at nearly $350 per square foot.

Data Source: OMREB, Sale and Photo from Roma Niessen, Coldwell Banker Horizon

UNIVERSITY DISTRICT SINGLE FAMILY HOME PRICES 900K

Less prevalent than condos, townhome sale prices had one of the largest year over year increases in the region. The

600K

average 1,900 square foot townhome will now fetch just shy of $500,000. Residents of this growing area have some exciting new commercial options as well,

300K

with the new Nesters and the continued Airport Village expansion, Quail Ridge suddenly doesn’t feel quite so far away. University residents have little reason to drive into town as their options have

0 2012

2013

2014

2015

2016

2017

Data Source: OMREB – Avg annual sale price, single family residential. Jan 2012 - June 2017. 2017 OKANAGAN VANTAGE REPORT • 35


2017 A Q1/Q2

O K A N A G A N VA N TA G E R E P O R T

lthough Lake Country’s average unit sales are 6% down

Lake Country

2017

2016

%Chg (yr)

Single Family

$ 773,046

$ 703,155

9.9%

Townhouse

$ 377,903

$ 375,065

0.8%

Condo

$ 279,022

$ 286,039

-2.5%

Price per sq/ft

$ 329.11

$ 275.29

19.6%

from last year, the area has still experienced a 13% increase in

the number of condo sales alongside a 4% increase in townhome sales. Single family homes have risen from $700,000 during the first half of last year to $770,000 during the same period this

year. The average 2,600 square foot single family home is now selling at over $290 per square foot. The Lake Country townhome market is trucking right along with a 17% increase in sales and an average price of nearly $380,000. Interestingly, Lake Country condos have actually seen a 2.5% decline in sale price year over year. The relative affordability makes them a bargain

Data Source: OMREB - Average sale price data, Q1/Q2 2016, Q1/Q2 2017.

Okanagan Rail Trail as well as the creation of a new Parks and Recreation Master Plan. Adding to the mix of commercial properties in Lake Country is Turtle Bay Crossing, a multi-tenant, commercial retail strip centre development located on the corner of Oceola Road and Highway 97. With 41,000 square feet of retail commercial space on 5.04 acres of land, you can expect to see dozens of new businesses pop up in the coming months.

at the moment!

CONDOS HAVE ACTUALLY SEEN A 2.5% DECLINE IN SALE PRICE. As of this writing, an average 975 square foot condo can be purchased for under $280,000. The population of this area will continue to swell beyond the current 15,000 residents in the coming years as

H I G H E ST SA L E Y T D : $ 2 ,72 5 ,0 0 0 Data Source: OMREB, Photo from Vantage West Realty Inc.

LAKE COUNTRY SINGLE FAMILY HOME PRICES 900K

The Lakes, located between Okanagan and Wood Lake, continues to develop its 300-acre, multi-family development

600K

offering sweeping views of the Okanagan Valley. On top of that, Lakestone is quickly selling its 1,300-unit development

300K

along the shores of Okanagan Lake. To support the population growth, the community is working hard to provide residents with access to new amenities

0 2012

2013

2014

2015

2016

2017

which include continued worked on the Data Source: OMREB – Avg annual sale price, single family residential. Jan 2012 - June 2017. 2017 OKANAGAN VANTAGE REPORT • 36


LAKE COUNTRY

Annual Record Sales

Average Inventory

Months of Supply

Days to Sell

61

98.7%

$579,032

-6%

-12%

-33%

-30%

+0.9%

+13%

218

153

4.5

List/Sell Ratio

Average Sale Price

Data Source: OMREB - Real estate statistical data, Q1/Q2 2017 compared YOY to Q1/Q2 2016.

Area Highlights WORTHY OF NOTE: Lake Country is becoming increasingly business friendly and has adopted an innovative new business bylaw – a no fee business license in the first year of operation, starting in 2018. It’s hard to miss what’s happening in this region, as we see the community continuing to break historic economic growth records. Following the 2016 Open for Business Award, this booming lake front community continues to set the pace for not only new commercial activity but residential construction as well.

Data Source: Photo from Vantage West Realty Inc. 2017 OKANAGAN VANTAGE REPORT • 37


LAKEVIEW HEIGHTS

Annual Record 156

102

4.7

63

98% $639,689 Average Sale Price

Sales

Average Inventory

Months of Supply

Days to Sell

List/Sell Ratio

-13%

-17%

-17%

-7%

+0.9%

+7.5%

Data Source: OMREB - Real estate statistical data, Q1/Q2 2017 compared YOY to Q1/Q2 2016.

Area Highlights WORTHY OF NOTE: You can expect this neighborhood to continue picking up steam, as the redevelopment of the Lakeview Heights Mall on Anders Road continues with new retail and professional office space. The first phase was completed in late 2016 and the second phase is to be completed by mid-spring 2017 and will be home to a new Nesters Grocery Store. Subsequent phases will include a multi-family rental building and additional retail space targeted towards restaurants and professional tenants. The same developer has also recently purchased the former Lakeview Elementary School site and plans to develop a new multi-family development which will house over 300 units.

Data Source: Photo from Vantage West Realty Inc. 2017 OKANAGAN VANTAGE REPORT • 38


2017

Q1/Q2

O K A N A G A N VA N TA G E R E P O R T

Q

uickly becoming one

of Kelowna’s premier

2017

2016

Single Family

$ 806,993

$ 775,618

4.1%

Townhouse

$ 475,164

$ 488,380

-2.7%

Condo

$ 451,173

$ 433,565

4.1%

Price per sq/ft

$ 271.02

$ 254.04

6.7%

Lakeview Heights

%Chg (yr)

locations for executive new home construction,

Lakeview Heights now has an average single family home price of $807,000. With an average square footage of 3,050, the $271/sq ft price tag is right on the market wide average. Where Lakeview Heights was once the affordable alternative, the wine trail has brought with it some warranted attention. Still, a

Data Source: OMREB - Average sale price data, Q1/Q2 2016, Q1/Q2 2017.

nice home in Mission Hill can be obtained for about 10% less than something you would find in The Mission, while staring directly across the lake at one another. At the present moment, this diverse

Expect finished homes on these lots to drive the average single family home price upwards in the coming months. Look for a mix of more affordable options as half duplex and townhouse inventory rise and the average buyer gets priced out of the single family home market, as is the case in most areas in the region this year.

neighborhood provides reasonable choice with an average of 4.7 months of inventory on hand, the third highest in the region. With a bit of choice, buyers are also having a bit more luck

AVERAGE SINGLE FAMILY HOME PRICE OF $807K.

H I G H E ST SA L E Y T D : $ 2 , 8 3 3 ,0 0 0.0 0

negotiating as the average list to sell ratio is 98%, almost 0.5% lower than the

Data Source: OMREB, Photo from Vantage West Realty Inc.

market average. However, homes in this area are on par with the regional market

LAKEVIEW HEIGHTS SINGLE FAMILY HOME PRICES

selling in a 63 day listing period. New wineries like Grizzli and the expan-

900K

sion of Mount Boucherie which will include a restaurant, accommodation, and tasting room, coupled with the already

600K

renowned options on the West Kelowna Wine Trail, will continue to shine a light on one of the Valley’s best kept secrets. Developers expecting to receive their fair

300K

share of Vancouver executives moving here to absorb the high prices continue to release new phases of view lots in Casa Loma and Vineyard Estates in the $300,000 plus range.

0 2012

2013

2014

2015

2016

2017

Data Source: OMREB – Avg annual sale price, single family residential. Jan 2012 - June 2017. 2017 OKANAGAN VANTAGE REPORT • 39


2017 B Q1/Q2

O K A N A G A N VA N TA G E R E P O R T

oasting stunning views of the

valley, Okanagan Lake, and an

West Kelowna

2017

2016

Single Family

$ 666,471

$ 541,755

23%

Townhouse

$ 504,303

$ 460,794

9.4%

Condo

$ 249,000

---

---

Price per sq/ft

$ 249.57

$ 209.98

18.9%

%Chg (yr)

endless network of trails in Rose Valley Regional Park for hiking

and mountain bikers alike, it’s not hard to see why so many residents love this area,

and why this area ranked #1 for the highest increase in average single family home price year over year. The average 2700 square foot home in West Kelowna will cost you just over $665,000, up from $540,000 last year, a 23% spike in prices. Homes are selling 31% faster than last year and for a little closer to list price. Still a seller’s market, with 3.5 months of inventory, the area is on par with the regional average. New homes

Data Source: OMREB - Average sale price data, Q1/Q2 2016, Q1/Q2 2017.

You can expect to see developers looking to bring more of this product to market in the years to come, if they can find land with the appropriate zoning for multi family development.

in Rose Valley neighborhood continue to sell well with their close proximity to Mar Jok Elementary. The luxury subdivision on Diamond View has almost fully filled in now

HOMES ARE SELLING 31% FASTER THAN LAST YEAR. and brings a newer luxury option to home

H I G H E ST SA L E Y T D : $ 1 , 3 9 5 ,0 0 0.0 0 Data Source: OMREB, Sale and Photo from Tyler Bouck, Coldwell Banker Horizon

buyers seeking dramatic lakeviews and close proximity to both Kelowna and West Kelowna.

WEST KELOWNA SINGLE FAMILY HOME PRICES

With single family home prices swelling well above the average affordability, townhomes are

900K

becoming a smart, affordable option for many young families looking to be in this great school catchment. The average 2000 sq ft townhome

600K

can be purchased for just over $500,000, but there won’t be an abundance of choice, with only enough supply to sell a couple per month, the days to sell a townhome, have drastically

300K

decreased year over year – by 85%! The low supply has created one of the highest list to sale ratio for town homes at 99.8%.

0 2012

2013

2014

2015

2016

2017

Data Source: OMREB – Avg annual sale price, single family residential. Jan 2012 - June 2017. 2017 OKANAGAN VANTAGE REPORT • 40


W E S T K E LOW N A E S TAT E S

Annual Record Sales

Average Inventory

Months of Supply

Days to Sell

48

98.8%

$569,317

-22%

-29%

-12%

-31%

+0.25%

+15%

102

50

3.5

List/Sell Ratio

Average Sale Price

Data Source: OMREB - Real estate statistical data, Q1/Q2 2017 compared YOY to Q1/Q2 2016.

Data Source: Photo from Vantage West Realty Inc. 2017 OKANAGAN VANTAGE REPORT • 41


WESTBANK

Annual Record Sales

Average Inventory

Months of Supply

Days to Sell

57

98.7%

$391,784

7%

-35%

-55%

-32%

+1%

+29%

258

108

3.1

List/Sell Ratio

Data Source: OMREB - Real estate statistical data, Q1/Q2 2017 compared YOY to Q1/Q2 2016.

Data Source: Photo from Vantage West Realty Inc. 2017 OKANAGAN VANTAGE REPORT • 42

Average Sale Price


2017 O K A N A G A N VA N TA G E R E P O R T

W

estbank is leading the

region with a whopping

Westbank

Q1/Q2

2017

2016

%Chg (yr)

Single Family

$ 510,079

$ 428,113

19.2%

Townhouse

$ 422,663

$ 367,335

15%

Condo

$ 322,845

$ 263,809

22.2%

Price per sq/ft

$ 250.16

$ 215.33

16.2%

7% increase in sales across

all housing types, which is

the highest increase we have seen in the region. With the average overall sale price increasing a whopping 29% year over year, this statistic puts Westbank again, at #1 on the chart across all communities. Following in suit, single-family homes, both units listed and units sold, are very strong in Westbank. So, it’s no surprise

Data Source: OMREB - Average sale price data, Q1/Q2 2016, Q1/Q2 2017.

we’re also see big changes slated for the Westbank Centre Hub.. By 2035, The Westbank Centre Revitalization Plan aims to create a unique and thriving Urban Centre easily accessed by foot and transit. In conjunction with civic open spaces this will create a highly livable and desirable place for residents to work, shop, and live within a vibrant

WESTBANK HAS SEEN AN OVERALL 7% INCREASE IN SALES. H I G H E ST SA L E Y T D : $ 1 , 8 3 2 ,0 1 7.0 0 community space. New infrastructure

Data Source: OMREB, Photo from Vantage West Realty Inc.

projects will include the widening of roads and enhancement of the traditional main street, with two lanes going in either direction. The Main Street revital-

WESTBANK SINGLE FAMILY HOME PRICES 900K

ization is also slated to see new mixed use commercial and residential buildings go up, with the addition of a roundabout and several new parks. Don’t expect the

600K

growth to stop here!

300K

0 2012

2013

2014

2015

2016

2017

Data Source: OMREB – Avg annual sale price, single family residential. Jan 2012 - June 2017. 2017 OKANAGAN VANTAGE REPORT • 43


2017 S Q1/Q2

O K A N A G A N VA N TA G E R E P O R T

ingle family homes and

condos are doing well in 2017

Shannon Lake

2017

2016

%Chg (yr)

Single Family

$ 640,163

$ 564,534

13.4%

Townhouse

$ 463,097

$ 377,475

22.7%

Condo

$ 347,017

$ 284,920

21.8%

Price per sq/ft

$ 251.43

$ 221.41

13.6%

with big increases in listings, sales and the average sale

price, but it’s the townhouse market that

has stolen the show. Shannon Lake townhomes have seen well above average price growth in the first half of 2017. With the average 1750 square foot townhome selling for under $470,000, Shannon Lake still represents one of the most affordable family friendly neighbor-

Data Source: OMREB - Average sale price data, Q1/Q2 2016, Q1/Q2 2017.

hoods. Single family homes are selling quick and averaging $640,000 for a 2,640 sq ft a home while on average selling in only 52 days. With less than 3 months worth of inventory in this area, homes do not last! There are many new developments, both active and in the works, which include: Haven Villas in Tallus Ridge, Era Townhouses (with only a few remaining),

ONE OF THE MOST AFFORDABLE FAMILY FRIENDLY AREAS. 5 new lots on Hihannah Drive (a 5 lot

H I G H E ST SA L E Y T D : $ 9 9 0,0 0 0.0 0 Data Source: OMREB, Sale and Photo from Chris Cyca, RE/MAX Kelowna

subdivision), and Tallus Green Townhomes (presently under construction).

SHANNON LAKE & SMITH CREEK SINGLE FAMILY HOME PRICES

Several new infrastructure projects will improve life here too, including road

900K

widening, a roundabout, a new park, the $1.1 million Shannon Lake Bridge replacement, and the $125,000 Sports Court for

600K

the Shannon Lake Tennis Courts.

300K

0 2012

2013

2014

2015

2016

2017

Data Source: OMREB – Avg annual sale price, single family residential. Jan 2012 - June 2017. 2017 OKANAGAN VANTAGE REPORT • 44


SHANNON LAKE

Annual Record 163

66

2.7

52

Sales

Average Inventory

Months of Supply

Days to Sell

-15%

-13%

-15%

-24%

98.8% $500,304 Average Sale Price List/Sell Ratio

+0.3%

+12%

Data Source: OMREB - Real estate statistical data, Q1/Q2 2017 compared YOY to Q1/Q2 2016.

Data Source: Photo from Vantage West Realty Inc. 2017 OKANAGAN VANTAGE REPORT • 45


GLENROSA

Annual Record 69

18

2

36

Sales

Average Inventory

Months of Supply

Days to Sell

-23%

-42%

-40%

-40%

99.2% $490,482 Average Sale Price List/Sell Ratio

+1.1%

Data Source: OMREB - Real estate statistical data, Q1/Q2 2017 compared YOY to Q1/Q2 2016.

Data Source: Photo from Vantage West Realty Inc. 2017 OKANAGAN VANTAGE REPORT • 46

+20%


2017 O K A N A G A N VA N TA G E R E P O R T

G

lenrosa is an interesting neighborhood, as there is no data

Glenrosa

Q1/Q2

2017

2016

$ 502,996

$ 413,690

21.6%

Townhouse

---

---

---

Condo

---

---

---

$ 257.48

$ 186.60

38%

%Chg (yr)

for condos or townhomes at all. It’s not uncommon for oth-

Single Family

er regions to have no condos, but this is the only one that is also without townhomes. Although overall listings and sales have decreased, days to sell single family homes has fallen 40%, which is triple the average decrease in days to sell. That being said,

Price per sq/ft

Glenrosa still represents one of the most affordable areas in West Kelowna and is

Data Source: OMREB - Average sale price data, Q1/Q2 2016, Q1/Q2 2017.

the only area where the average price of a home is still under $500,000! With roughly 2 months worth of inventory, homes are selling very quickly and for 99.2% of asking price. The jump in average sale price is 20%, which is on par with other neighborhoods. We don’t anticipate a slow down in growth, as the area is soon to be booming with new

GLENROSA STILL REPRESENTS ONE OF THE MOST AFFORDABLE AREAS. developments, including Glen Eagles, which will house 60 new units. The Vines on Inverness, an affordable new 29 lot

H I G H E ST SA L E Y T D : $ 1 , 5 1 5 ,0 0 0.0 0 Data Source: OMREB, Sale and Photo from Nick Hazzi - PREC, Vantage West Realty Inc.

GLENROSA SINGLE FAMILY HOME PRICES 900K

lake view community. Lastly, Crystal View a new subdivision on Gates Road, where 60 lots will be nestled on a sloping hillside,

600K

with spectacular lake and valley views, and excellent sun exposure. City wide initiatives will include intersec-

300K

tion improvements done at McIver Road and Glenrosa Road, and a new roundabout at Webber Road and Glenrosa Road. 0 2012

2013

2014

2015

2016

2017

Data Source: OMREB – Avg annual sale price, single family residential. Jan 2012 - June 2017. 2017 OKANAGAN VANTAGE REPORT • 47


PEACHLAND

Annual Record 87

50

3.6

58

Sales

Average Inventory

Months of Supply

Days to Sell

-13%

-22%

-51%

-0.9%

98.8% $566,809 Average Sale Price List/Sell Ratio

+0.5%

Data Source: OMREB - Real estate statistical data, Q1/Q2 2017 compared YOY to Q1/Q2 2016.

Data Source: Photo from Vantage West Realty Inc. 2017 OKANAGAN VANTAGE REPORT • 48

+8%


2017 O K A N A G A N VA N TA G E R E P O R T

P

eachland is on par with the

average months of inventory

Q1/Q2

2017

2016

%Chg (yr)

Single Family

$ 623,292

$ 571,655

9%

Townhouse

$ 467,127

$ 486,589

-4%

Condo

$ 581,250

$ 531,611

9.3%

Price per sq/ft

$ 280.68

$ 245.03

14.6%

Peachland

for the region – sitting at 3.6 months, in spite of having

a 51% decline in months of supply year over year. While the area is dominated by single family homes, it is seeing a below average increase in sale prices and has seen a very minimal change in overall days to sell year over year. This neighborhood, like many others, has a strong list to sell ratio of 98.8%. Where

Data Source: OMREB - Average sale price data, Q1/Q2 2016, Q1/Q2 2017.

the average sale price for a single family home in Peachland went up 9%, we saw sales drop by 13%. Despite slower growth, it is still worth noting that the average 2500 sq ft single family home now exceeds $620,000. Area improvements may help speed up the present slow down. Improvements will include new tennis and pickle ball courts, a recently added credit union,

THE AVERAGE HOME NOW EXCEEDS $620K.

H I G H E ST SA L E Y T D : $ 1 , 275 ,0 0 0.0 0 Data Source: OMREB, Sale and Photo from Justin O’Connor - PREC, Sotheby’s International Realty Canada

and the 125-acre master planned New Monaco Development. This new development will offer an innovative mixed use Village Centre as well as a large diversity

PEACHLAND SINGLE FAMILY HOME PRICES 900K

of mixed residential homes, which is predicted to double the present population to 9,400. 600K

300K

0 2012

2013

2014

2015

2016

2017

Data Source: OMREB – Avg annual sale price, single family residential. Jan 2012 - June 2017. 2017 OKANAGAN VANTAGE REPORT • 49


WHERE WE’RE GOING

A

t my firm, we are tracking all 17 of the market drivers and a dozen

WHERE WE ARE (OUR EDUCATED OPINION)

different market influencers, so

BOOM Market Peak

that we know exactly where we

are, at any given time in the cycle, and more

Start of Slowdown

Approaching Peak

importantly, what’s coming next. Since the market always moves through 3 phases and in the same order – boom, then slump, then

HOT

SLIDE

recovery, we are able to pinpoint almost exactly where we are in the cycle. This allows us to know where we are heading next. In tracking the financial, demographic, and

Rising Market

General Slowdown

emotional drivers the data tells us that we are still in the early-mid stage of a boom. A strong inward migration, the crazy construction market, and a healthy first time buyer market,

RISING/ VALUE MARKET

TROUGH

is indicative of the early stage boom. Anytime Start of Recovery

you say the word boom, 20% of people hear bubble. But these two words are far from syn-

Approaching Bottom of Market Bottom of Market

onymous. A boom is an amazing thing for an

OPPORTUNITY/BOTTOM

economy, while a bubble can have devastating consequences. Since fear sells in the media, and a large percentage get their opinions

Data Source: Vantage West Realty Inc.

from the media, it’s no wonder why people are quick to throw around the bubble word. So, here are a handful of bullets you can use to debate anyone that tries to tell you we are heading towards another crash:

AT THE MOMENT WHAT WE HAVE IS HEALTHY GROWTH DRIVEN BY GOOD SOLID ECONOMIC FUNDAMENTALS.

• Firstly, our market is not speculative. In fact,

• Tight lending is what will truly save us from ourselves. Anyone that’s tried to get

CMHC recently published a stat that in 2007,

a mortgage in the past will know what I’m talking about. To say the underwrit-

the height of our last boom, there were 5

ing process has become thorough would be a contender for understatement of

times as many people purchasing with the

the year. Contrast that with the end of our last boom in 2007 when we saw zero

intent to resell within a year. Speculation, is

down, 40-year amortization, and stated income lending. This basically meant that

everyone becoming a flipper or a condo high-

if you could fog a mirror you were likely approved.

rise investor with dollar signs in their eyes. So, at the moment what we have is healthy growth driven by good solid economic • During our last boom, our labor market was

fundamentals. I’m not saying the party will continue forever. As affordability gets

in trouble. We were losing all of our skilled

diminished, and developers push new inventory out in droves, supply and demand

youth to the Alberta oil boom without much

will naturally shift the other way. If you take only one thing from this article, it’s

to attract young talent to our region. Now, we

that following every boom is a slump. Once you accept that this is a forgone

are seeing a large diversity in new jobs creat-

conclusion, you can begin to be strategic and take some proactive steps to ensure

ed in the tech and film sector, along with good

that you are prepared to capitalize on the market when it does normalize and en-

paying jobs in health care and construction.

ter the slump. As I’ve written in my articles for years, “The slump is where fortunes are truly made”.

2017 OKANAGAN VANTAGE REPORT • 50


R E A LT Y I N C .

IT TAKES

FIVE EXPERTS TO

MAXIMIZE your Kelowna real estate investments

THE DR EA M T EA M OUR FOUR PROS AND YOU. PURCHASING A PROPERTY outside your area can be daunting, not having a team of professionals you trust is what holds you back from taking advantage of the opportunity that exists right now in Kelowna. This Group of Investor focused service providers is helping regular people, take that next step in securing their financial freedom. THE DIFFERENCE between a typical real estate agent or mortgage broker that likely owns little to no real estate themselves, and a professional that not only specializes in dealing with investment property but walks the walk by building their own portfolio cannot be over stated. Savvy Investors are engaging the right Realtors, Mortgage Brokers, Property Managers and Accountants with an inside knowledge of real estate investment. In a competitive market, finding and analyzing a deal can be the most challenging part. Once you’ve found it, you need to find the right mortgage product, the right structure to mitigate tax and possibly most important, a property manager that doesn’t just protect your investment but helps you actually measure your ROI and suggest ways to improve it over time.

LI NDSAY AND ERSON Licensed Property Manager lindsay@vantagewestrealty.com Phone: 250-869-6449

GREGG ALFO NSO Law Corporation alfonso@lawcorp.com Phone 250-868-6789

D ’ARCY HE NNE BE RRY Partner/Senior Mortgage Advisor darcy@mortgagepal.ca Phone: 604-992-7323

AJ HAZZI Founder, Associate Broker Gold REIN Member & Top Player 2015 Vantage West Realty Inc. info@ajhazzi.com Phone: 250-864-6433

EACH ONE OF THESE PROFESSIONALS understands what you are trying to do, and knows what you need to succeed. With this group you can save yourself loads of time and confidently snag your piece of the Okanagan Valley.

PHONE 250-717-3133 EMAIL INFO@VANTAGEWESTREALTY.COM WEB KELOWNADREAMTEAM.COM TRADEMARKS ARE OWNED OR CONTROLLED BY THE CANADIAN REAL ESTATE ASSOCIATION (CREA) AND IDENTIFY REAL ESTATE PROFESSIONALS WHO ARE MEMBERS OF CREA (REALTOR®) AND/OR THE QUALITY OF SERVICES THEY PROVIDE (MLS®).

2017 OKANAGAN VANTAGE REPORT • 51


Vantage THE

REPORT

VANTAGE WEST REALTY INC. Suite 100-1060 MANHATTAN DR, KELOWNA, BC V1Y 9X9

PHONE 250-800-2312

EMAIL VANTAGEREPORT@VANTAGEWESTREALTY.COM

WEB VANTAGEWESTREALTY.COM

Profile for Vantage West Realty

The Vantage Report 2017 Q1-Q2 Kelowna Real Estate  

The Vantage Report is a privately produced publication and the first of its kind for the Okanagan. It’s aim is to bring the most comprehensi...

The Vantage Report 2017 Q1-Q2 Kelowna Real Estate  

The Vantage Report is a privately produced publication and the first of its kind for the Okanagan. It’s aim is to bring the most comprehensi...

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