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October 3 - 31, 2014 Volume 14 Issue 10

Calgary Edition

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ResaleHomeAndCondoGuide.ca

Your Best Source for Homes & Condos

Award-winning, custom-built estate in

Springbank Hill

For more information on this property, please go to page 30-31 or visit richkim.ca

Richard Kim

403.616.0734

RE/MAX HOUSE OF REAL ESTATE richard.kim@remax.net | www.richkim.ca INSIDE THIS ISSUE

HOUSING AFFORDABILITY, MORTGAGE RATES AND YOU

RECORD SALES FOR CALGARY CONDOS

WARM UP YOUR HOME WITH SEASONAL STYLE

RICHMOND HILL – $475,000

COACH HILL – $550,000

3646 Sierra Morena Road, SW – Great starter home ,offering 2158 SF of total living space incl. a fully finished basement, in an established neighborhood close to schools and shopping. Well maintained and extensively upgraded. Renovations include: (2010)Roof, (2011)Hot water tank, (2012)basement development and double garage and (2013) windows, kitchen appliances & master bathroom. Main floor great room with cozy wood-burning fireplace. Two bedrooms upstairs both with their own ensuite including the new master spa with in-floor heat and quartz counter top. Basement features a third bedroom, full bath with in-floor heat and family room with stone-faced, gas fireplace.

#384, 7030 Coach Hill Road, SW – Fully renovated 8th floor suite, 1538 SF of living space with spectacular mountain views through floor-to-ceiling windows! 2 bedroom/2 bath suite featuring hardwood, designer lighting, custom window coverings, extensive built-ins & a/c. Kitchen w/solid cabinetry, walk-in pantry, granite counters & upgraded stainless appliances. There is a bar w/ wine fridge. Master with walk-in closet, washer/dryer & extensive built-in storage. The spa-like ensuite features an oversized shower enclosure & granite counter. The 2nd bedroom has a murphy bed. This is an 18+, pet-free building with guest suite & sauna/steam room. Suite comes with two parking spots.

WENTWORTH – $635,000

COUGAR RIDGE – $825,000

9053 Wentworth Avenue, SW – Outstanding end unit townhome, w/ double attached garage, backing on to green space and views of the mountains. Offering 2300 sq.ft of developed living area, the floorplan is spacious and well planned. Fourteen foot ceilings in the living room and den with access to the deck & patio area below. Chef’s kitchen with gleaming hardwood floors, granite countertops, island & stainless steel appliances. Upstairs, you will find the master suite, with five piece ensuite, walk-in closet & views of the green space & mountains. Two additional bedrooms share a full bathroom. The lower level features a family room with corner fireplace and full bathroom. Attached double garage

51 Cougarstone Park, SW – Big pie lot in a quiet cul-de-sac, backing Cougar Ridge Park & Waldorf School with a sunny west backyard! This 5 bedroom home offers a total of 3677 SF of living space w/ hardwood, high ceilings & big windows (custom blinds/draperies) overlooking green-space. Kitchen has rich cherry cabinetry, granite topped island, new stainless steel appliances and large nook w/ 10’ ceiling & windows on 3 sides. Family room shares 2-sided fireplace with living room. There are 4 bedrooms & den upstairs incl. huge master w/ sitting room, walk-in closet & ensuite w/ jetted tub. Newer basement development (in-floor heat) with a 5th bedroom, full bathroom, family/games. Dbl garage w/ in-floor heat.

DISCOVERY RIDGE – $899,000

SIGNAL HILL – $995,000

31 Discovery Ridge Green, SW – 5 bedroom home with developed walkout bsmt offering almost 3800 SF of total living space! Backing pathway leading to Griffiths Woods mere steps away. Features hardwood & tile flooring, high ceilings, archways, rounded corners, big windows, built-in speakers inside & on deck. Main floor offers vaulted den, living room w/ archway to dining room, kitchen w/ granite counters & travertine backsplash, large breakfast nook & adjoining family rm w/ fireplace. There are 4 bedrooms up (3 have walk-in closets) incl. master with huge closet & 5-pc ensuite. Walkout development w/ wet bar, wine cellar, family/ games room, media/ flex room, 5th bedrm & spa bathroom w/ steam shower.

11 Signal Hill Terrace, SW – Elegant Georgian style home, 3845 SF, ideal for entertaining or for family with older children. Main floor master suite, 2 big bedrooms up and 4th down. Wrap around deck & views from many rooms. Set on an exclusive cul-de-sac facing a green island this home has beautiful curb appeal & is sure to impress. The large foyer opens on one side to a den with built-ins on the other to a family room. A flared stairway leads to the main level w/ kitchen (antiqued cabinets, granite counters, plaster details, vaulted breakfast room, formal living & dining rooms & master suite w/ walk-in & 5-pc ensuite. Top level has 2 adult sized bedrooms & library opening to balcony w/ panoramic views.

WENTWORTH – $995,000

RICHMOND PARK – $1,050,000

1125 Wentworth View, SW – Much sought after location in Wentworth, on a quiet street backing onto the pond and greenspace! Large lot (55-ft frontage) & beautifully landscaped with sunny west backyard. Oversized (24’x24’) double garage. In excess 2400 SF + developed basement, total of 4 bedrooms. Formal dining room, kitchen with huge granite topped centre island, breakfast nook with windows on 3 sides to enjoy the views of the pond. Upper level has 3 bedrms including master w/ sitting room, walk-in & 5 piece ensuite with jetted tub. Bonus Room or study with hardwood flooring. Developed basement w/ 4th bedroom with built-in desk, full bathroom, spacious media/games room with built-ins.

2329A Osborne Crescent, SW – New home with an elevator making it totally accessible! Inner city & offering total of 3172 SF of executive living space with 4 bedrooms (all ensuite). Features in this home include a floating staircase w/ glass wall, hand-scraped hardwood, panelled walls, stone accents & an amazing kitchen w/ professional style stainless appliances (incl. 6-burner gas stove), granite counters, stainless tile backsplash & island w/ waterfall edge. Master suite on its own floor w/ fireplace, spa-like ensuite (w/ bar door, heated tile, multihead shower) & walk-in. Top level has 2 bedrooms (both w/ their own full ensuite) & basement developed with bdrm, full bathroom & family room w/ wet bar.

HERITAGE POINTE – $1,195,000

ALTADORE – $1,395,000

152 Heritage Isle – Spectacular location! Situated on 1/3 of an acre & backing onto a greenspace in prestigious Heritage Pointe. This executive 3470 SF home features a broad expanse of windows to allow an abundance of light & backyard views. A granite-faced double sided fireplace is shared between the kitchen & the living room. The kitchen is complete with premium SS appliances & is open to the dining room & family room. Upstairs the vaulted master suite offers panoramic views, 5-piece ensuite & large walk-in closet. 2 more bedrooms, a 4-pcs bathroom, laundry and a bonus room complete the upper level. Professionally landscaped yard w/ sprinklers, stamped concrete patio and hot tub.

1907 – 48 Avenue, SW – Custom built by Mission Homes, this is a sparking jewel-box of a home & the ultimate retreat for a couple who appreciate the finer things in life & who like to entertain! Open concept great-room plan with 2 wet bars, stunning kitchen, vaulted master suite, exquisite ensuite & basement w/ media room, den, bedroom with full ensuite, gorgeous wine cellar. Designer lighting, white oak hardwood, 10” baseboards, extensive built-ins, Gaggenau appliances in kitchen, Lutron lighting system, in-flr heat in bsmt & garage & a rare find: your own emergency generator! Wonderful curb appeal, gorgeous landscaping w/ Rundlestone patio, outdoor fireplace, garage w/ built-ins.

WENTWORTH – $1,495,000

DISCOVERY RIDGE – $1,695,000

73 Wexford Crescent, SW – Quiet location close to ravine. Upgraded home w/ dev’d basement, triple garage and total of 6 bedrooms & 5277 SF of living space! A rare find it features in-floor heat on main floor as well as bsmt & ensuite. Kitchen w/ Wolf & Sub-Zero appliances, Caesarstone counters & walk-thru pantry opening to mudroom w/ built-in lockers. Home has a sense of grandeur with soaring 19’ coffered ceiling in living rm. Open-string stairway leads upstairs w/ 3 bedrooms, laundry & vaulted bonus rm. Master bdrm w/ 2-way fireplace, walk-in & ensuite w/ free-standing tub & oversized stream shower. Lower level developed w/ media rm, games rm, wet bar, 3 bedrms and Jack & Jill ensuite.

14 Discovery Vista Point, SW – This exquisite bungalow, offers beautiful views, a spectacular backyard (with stream & pond) & over 3800 SF of luxuriously appointed living space. Gorgeous, high-end finishes flow throughout including classic white millwork, hardwood floors & custom built-ins. Great room has high tray ceilings & granite faced fireplace. Host dinner parties in the formal dining room w/ tray ceiling, cove moulding & a stunning crystal chandelier. The kitchen has Sub-Zero fridge, Wolf gas cooktop & large breakfast nook. 5-star hotel inspired master w/ spa-like ensuite. Walkout has 10-ft ceilings, in-floor heating, family/games room with fireplace & wet bar & den/library. 2 big bedrooms & full bath.

Dianne Brown

REAL ESTATE TEAM DIANNE & MICHAEL BROWN

LANDAN REAL ESTATE

CALL & ASK FOR DIANNE

403-256-3888 ACHIEVEMENTS • RE/MAX Platinum Club • RE/MAX President’s Club • Chairman’s Club • Member of MLS Million Dollar Club

Condominiums

EVERGREEN

GLENBROOK

1-800-661-6262

realestate@diannebrown.ca www.diannebrown.ca SKYVIEW RANCH

VICTORIA PARK

LD SO RARE OPPORTUNITY! 1 bdrm & lock-off suites in the Swan Evergreen Village ASSISTED LIVING facility. Amenities include full service dining, fitness facility, games & craft rooms, bistro & professional onsite mgmt.

Beautifully renovated 1 bdrm unit with laminate flooring, newer appliances & light fixtures. Bright & spacious plus a large, private fenced patio area (like having a 2nd family room). Close to parks, transit shopping & restaurants.

Immaculate, like new 1 bedroom apt. condo with stainless appliances, granite counters, cork flooring & 9’ ceilings. Situated on a quiet cul de sac in Skyview Ranch. Lots of visitor parking. Close to shopping & transit.

Immaulate & totally updated 1 bdrm (large w/ double closet). Bright & open featuring newer kitchen, Upgraded newer appliance pkg, top quality hardwood flooring & freshly painted. Amenities incl: indoor pool, gym & pkg stall.

$195,900 - $279,900 + GST

$198,500

$199,900

$229,900

ROCKY RIDGE

SHAWNEE SLOPES

CONNAUGHT

SIENNA PARK

LD SO

LD SO Spacious modern 1 bdrm + den in a newer well maintained complex. Sunny south exposure w/ mountain views. Espresso cabinetry, granite counters, stainless appliances, u/g pkg & storage locker. Amenities incl: gym, party room & theatre.

1 bdrm unit in full concrete tower. Features upper end finishes, expansive East view, stainless appliances, quartz countertop, hdwd, tile & plush carpet, titled pkg & storage unit. Excellent location – extremely convenient to transit/LRT.

Totally renovated 1 bedroom Contemporary Condo. Features: hardwood floors, gourmet kitchen w/ custom built cabinets, granite counters & Maytag stainless appliances. Close to 17Ave shops & restaurants + easy access to parks & more.

Wonderful 50+ complex! 2 bdrm, 1½ bath condo features a large living/dining room, king size master w/dbl closets & ensuite + insuite laundry, storage locker & u/g parking. Exceptional Club House w/numerous activities & events.

$269,900

$278,500

$309,900

$312,500

LINCOLN PARK

MISSION

EAU CLAIRE

Beautifully decorated 2 bedroom, 2 bath condo with 2 titled u/g parking stalls & storage locker. Very open floor plan, lots of closet space & a very private yet spacious patio. Amenities include a party room & gym.

Fantastic price, river & tree top views from your sunny South balcony in this Contemporary 2 bdrm, 2 bath condo. Cozy gas fireplace, Stainless Appliances, granite counters & titled parking stall!

Huge 1 bedroom + den in the prestigious La Rive. Concrete construction, hardwood & tile flooring, fireplace, granite countertops, stainless appliances & in-suite laundry. Close to river paths, LRT, shopping, restaurants & river view.

Contemporary Executive style 1 bedroom + den condo with top quality finishes with parking & storage locker. Amenities include a gym w/yoga studio, steam room & hot tub, games room, private movie theatre & 24 hour concierge service.

$379,900

$429,900

$439,900

$459,900

LD O S

WEST SPRINGS

CONNAUGHT

Immaculate 1,554 sqft 3 bdrm, 2½ bath townhouse with attached garage. Large kitchen featuring granite counters, stainless appliances, pantry, & breakfast bar. Other features include a corner fireplace, soaker tub & private deck.

Spectacular downtown skyline views from this immaculate 2 bdrm, 2 bath condo. Top quality finishes including ceramic tile, granite countertops, full height cabinetry, ensuite laundry, central air-conditioning & titled parking.

$478,500

$488,500

CONNAUGHT Stunning 2 storey Rooftop Penthouse with Panoramic views! Bright open floor plan featuring 3 bedrooms (each with en-suite), huge private deck and 3 titled parking stalls. Walking distance to downtown and the 17th Avenue entertainment district.

$1,350,000

“For the best in Quality Service” SOUTHWOOD

COPPERFIELD

BRIDLEWOOD

Fabulous Contemporary 2 bdrm, 2 bath inner city condo with hardwood & tile floors, sleek quartz counters, stainless appliances, and river valley & downtown views. Amazing amenities incl: 24 hr concierge, fitness room, guest suites & more.

1150 sqft 3 bedroom, 2½ bath fully finished, split level home with oversized double garage, sheltered courtyard & private yard with lots of room for a garden or for children to play. Close to schools, transit, shopping & library.

Beautifully maintained & tastefully decorated 3+1 bdrm, 2½ bath home w/fully developed lwr level on a quiet, child friendly cul de sac. Included are hdwd & tile flooring, 9’ ceiling, gas fireplace, natural stained maple cabinetry & more.

Immaculate 2 storey w/3 bdrms & 2½ baths, Beautifully upgraded, freshly painted, classic white kitchen, cozy gas fireplace & 2 tiered deck. Across from park & close to schools. Walk to shopping, restaurants & transit.

$498,500

$429,900

HAYSBORO

WOODBINE

ROYAL OAK

Residential

CONNAUGHT

$448,500

PARKLAND

LD SO Substantially upgraded 3 + 1 bedroom, 3 bathroom, fully developed split level with a walkup from the 3rd level. Private sunny west yard with elaborate low maintenance decking & mature trees. Close to Fish Creek Park, schools & transit.

Beautifully renovated 3 + 1 bdrm fully finished home on a quiet street. Renovations incl: new shingles, windows, furnace, a/c, flooring, blinds, paint, kitchen, bathrooms & more. Large sunny south yard w/huge patio & dbl garage.

Fully developed 3 + 3 bedroom bungalow – perfect for a large extended family. Features country kitchen w/large island, walk-in pantry & extra tall cabinetry, hdwd & tile flooring, 3 sided fireplace, 4 bathrooms & main floor laundry.

Immaculate & beautifully maintained home featuring 3 bedrooms, 2½ baths, 2 fireplaces, highefficiency furnace, newer HWT and more. Only 1 block to Fish Creek Park & close to schools, transit & shopping.

$459,900

$539,900

$549,900

WILLOW PARK

WEST SPRINGS

BANKVIEW

ALTADORE

LD SO

LD SO Fabulous 3+ 2 bdrm bi-level with fully finished lower level. Upgraded features incl: gourmet kitchen w/stainless appliances & granite counters, charcoal stained hardwood flooring, new windows, updated bathrooms & 2 fireplaces.

Fabulous 2 bdrm, 2½ bath w/fully developed lower level. Features vaulted ceiling, 5 piece en-suite, stainless appliances, walk-in pantry, ceramic tile flooring, 2 cozy fireplaces, deluxe wet bar, 2 tiered deck & fabulous treed yard.

Great up/down duplex with 3 bedrooms on both levels. Well maintained & easy to rent. Irregular 50’x107’ lot. Perfect for live up/rent down or as a revenue property. Ideally situated – close to schools, LRT + easy access to downtown.

Over 4300 sqft of exceptional quality, custom finishing in this NEW fully developed 4+1 bdrm 2 storey home w/triple detached garage & large sunny south yard. Sits on a quiet street & close to River Park, shopping & minutes to downtown.

$549,900

$569,900

$729,900

$1,595,000

WOODBINE

OKOTOKS

Over 4,000 sqft of SPECTACULAR development in this TOTALLY RENOVATED home situated on a 70’ lot in the heart of Kelvin Grove. New from the studs in and the studs out including insulation.

$1,475,000

$1,795,000

IRRICANA

This parcel contains 80 ACRES of PRIME cultivated farm land and is located adjacent to the East of Range Road 263, one mile North of Highway #9 and 2 miles North of the Town of Irricana in the Municipal District of Rockyview.

$449,900

ELBOW VALLEY ESTATES Elegant “Executive Style” walk-out bungalow with over 5300 sf of custom living space. Exceptional location – Elbow River views & private path to Lott Creek. Total of 4 bedrooms, 3½ baths, in-floor heating, wine cellar & amazing 6 car garage.

$2,288,500

Rural

95+/- acres of rolling land w/approximately 30 treed acres & 60 acres pasture. Build your DREAM HOME & enjoy the gorgeous RIVER & MOUNTAIN VIEWS. The river runs along the north & east boundaries. Easy access to Okotoks & Black Diamond.

KELVIN GROVE Elegant contemporary executive home backing onto Fish Creek Park. Total of 4 bedrooms, 3½ baths. Gourmet kitchen, in-laid limestone & tile flooring. Professionally landscaped with terraced decking, patio and heated pool.

ASPEN RIDGE $2,399,000

LUXURY HOMES • Walkout Bungalow • Bakes on to a natural Reserve • 2485 sq ft • 4 Bedrooms • 3 Fireplaces • Triple Attached drive through garage

INNER CITY LOTS

WINDSOR PARK • • • •

100 feet lot R-C2 Zoned Prime location 7 minutes to downtown

$1,450,000

CONDO

MCKENZIE LAKE

GARRISON WOODS

Two Storey Split Main Floor Master Bedroom Walkout Backs on to Fish Creek Park River Valley, City & Mountain Views • 5 Bedrooms • 2660 Sq.Ft.

• • • • • • •

Open studio loft concept Two storey living area Air conditioning 1140 sq ft Lots of large windows Underground heated parking Secured building

$1,199,000

$450,000

BUNGLOW

SINGLE FAMILY

CONDO

DEER RUN

MILLRISE

WILLOW PARK

SOLD • • • •

• • • • •

RIDGE HOMES

1250 sq ft bungalow 5 bedrooms Fire place Walking distance to Fish Creek Park • Double attached garage • Private West back yard

• Located across the street from a park • Close to LRT and Fish Creek Park • 4 level Split • 4 bedrooms • 1237 Sq. Ft • Double attached garage, oversized and dry walled

$439,900

$419,900

PROFESSIONALISM

SERVICE

Foothills

Nice deck and private yard Wood burning ﬁreplace New counter tops 3 bedrooms 1185 sq ft

$307,000 RESULTS

RAY RILEY.com TELEPHONE:

• • • • •

403.270.7601

E-MAIL: RAYRILEY@SHAW.CA

R Raelene A Nichol E Associate

“Whether you are a buyer or seller, let my knowledge, experience and dedication help you with your Real Estate needs!”

Contact me to arrange a marketing consultation or a buyers meeting

Phone or Text: 403.921.6111 email: raelenen@gmail.com

raelenenichol.ca

EXPERIENCE ACREAGE LIVING & YOUR OWN PRIVATE RETREAT! Rustic charming secluded Log Home, offers spectacular views. 27 ft. vaulted ceilings and floor to ceiling windows. 4 bedroom, attached 1200 Sq.ft. garage, 4.99 acres. Private pond & breathtaking views. Lake close by.

$999,000

RURAL CARDSTON COUNTY

OVERLOOKS SPEARGRASS GOLF COURSE Spacious bungalow on a large corner lot. Vaulted ceilings, lots of windows, a great wrap around deck and oversized heated garage.

$379,900

Build your dream home or a recreational retreat getaway on this terrific 14 acre site. Nestled in the BEAUTIFUL south west corner of Alberta. Lake close by.

$299,900 WILLOW CREEK COUNTY

WELCOME TO SPEARGRASS LIVING!

SOLD

Relaxing & Quiet! This wonderful walk-out bungalow has an open floor plan that features vaulted ceilings, granite, hardwood, ceramic flooring and large windows to enjoy the wonderful south view.

$459,900

$789,000

SPEARGRASS OVER LOOKS 9TH GREEN OF THE GOLF COURSE

CHARMING CHARACTER HOME!

Nicely laid out 3 bedroom bungalow with professionally developed basement. Beautiful landscaped yard with hot tub. View of the Mountains and Sunset.

$459,900

$139,900

ATTENTION RESIDENTIAL & COMMERCIAL REAL ESTATE DEVELOPERS!!

SHORT-TERM FINANCING WITH NO REPAYMENT DURING CONSTRUCTION A unique financing product, not offered by most lenders! Custom home building - spec and show homes Multi-plex, single family, condos, infills, apartment buildings

Contact me today for details!

Beautiful Vintage Home built in 1926 over 2300 sq.ft. features beautiful woodwork, hardwood flooring & built-in cabinets and many recent upgrades. Situated on 9.98 acres, huge heated shop, detached single car garage, out buildings and offers great views of the Mountains & Countyside. Lake close by.

This 2 bedroom features beautiful woodwork, hardwood flooring, window bench, plate rails in the dinning room and a cozy fireplace in the living room. This home has had many upgrades including windows, bathroom fixtures, insulation, wiring, plumbing & furnace. Enjoy the landscaped yard with mature trees, shrubs & perennials on the open veranda or back porch. This property is located in the quiet & friendly Village of Delia.

Over 30 years of experience! SHARON OAKES, FMA Mortgage Professional

403.813.7692

sharonoakes@invis.ca www.gettingamortgage.ca

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CAMERON & COMPANY DISCOUNT REALTY LTD. Dory Cameron. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32 CENTURY 21 David Crick . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26

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DAVINCI HOMES. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7

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MAPLE LEAF REALTY Ken Yeoh . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18

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RE/MAX REAL ESTATE Alnoor Velji . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37 Debbie Rice . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34 Dianne Brown . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4 Don Lothian. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34 Gary Williams . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24 James Cote . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23 Len T. Wong & Associates . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28 Matt Williams . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24 Raelene Nichol . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8 Rahim Dhanji . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35 Richard Kim. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25 Robert Cote . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17 Sam Corea . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 Scott Merchant . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18

Edwin Rizarri Lydia McNutt MEDIA CONSULTANT

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MORTGAGE COMPANIES INVIS CANADA’S MORTGAGE EXPERTS Sharon Oakes. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8

FOR ADVERTISING INQUIRIES PLEASE CALL 403.461.5518

PROLINK Lori Ames. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 39 RBC MORTGAGES Olivera (Hollie) Winkelaar (M.S.) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22, 33, 36, 40 RECREATIONAL PROPERTIES & MORE PEMBERTON HOLMES Nancy Vieira . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 47 RE/MAX VERNON Carol Shalovelo . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 48 HOME INSPECTIONS Pro Elite Home Inspections Services Ltd. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 43

The Calgary Resale Home & Condo Guide is published by Wall2Wall Media located at 2891 Sunridge Way NE, Calgary, AB T1Y 7K7. Resale Home & Condo Guide is distributed throughout Calgary at free pick-up locations. This magazine carefully inspects all ads for accuracy, however, the publisher and the printer shall not be responsible for any mistakes, design errors or incorrect information which is provided by the advertiser or their representative. The advertising herein, including the photographs and all artwork, is the property of Resale Home & Condo Guide and not that of the advertiser. The advertiser has purchased the right of reproduction in Resale Home & Condo Guide magazine only and does not have the right to reproduce the ad in whole or in part in any other place or publication without the consent of the publisher. The entire contents of this publication are protected by copyright and are intended for the sole use of the public. The views expressed by the columnists in this publication are not necessarily those of the publication.

Published By

Volume14 Issue10 ResaleHome&CondoGuide •

contents

VOLUME 14 ISSUE 10 | OCTOBER 3 - 31, 2014

IN THIS ISSUE

41.

16.

EDITOR’S NOTE

42.

23.

IN THE NEWS CREA updates resale housing forecast

30.

FEATURE PROPERTY

Award-winning, custom-built estate in Springbank Hill is a must-see, featured by Richard Kim, Re/Max House of Real Estate Using your home equity to finance a renovation

HOMEBUYERS’ HELP

MAKE YOUR MOVE

46.

RECREATION PROPERTY

49.

FEATURE PROPERTY

summer home

Winterizing your

Gorgeous new showhome at the Point in Patterson Heights, featured by Richard Kim, Re/Max House of Real Estate

by Heather Ryan

50.

AROUND THE HOUSE

Seasonal decorating

by Laura Le

Moving by the book

53.

by Chuck Resnick

39.

HOME SWEET HOME Housing affordability, mortgage rates and your future

by Lydia McNutt

by Peter Kinch

37.

Cost-effective organizing

by Hellen Buttigieg

by Heather Ryan

34.

QUICK TIPS

Why you should pay attention to the Bank of Canada

MORTGAGE ADVICE

by Alyssa Richard

10 • ResaleHome&CondoGuide | Volume14 Issue10

Calgary condo market sees record sales for August

MARKET ANALYSIS

by Heather Ryan

54.

FINANCES Young homebuyers not maxing out their mortgage payments

MAPS & EXTRAS 19. You love the home, see what you can afford! 22, 33, 36 & 40. Calgary maps, communities and MLS numbers 44. Out-of-town regional map 45. Recreational properties

FOR ADVERTISING INFORMATION CALL 403.461.5518

NEXT DEADLINE: OCTOBER 16TH, 2014

Volume14 Issue10 ResaleHome&CondoGuide â€˘

Zaharko

the name synonymous w

The Montana - Premier penthouse oﬃce condo

An excellent opportunity to own the entire top two floors of The Montana condo tower. Close to 6,000 sq. ft. of office space with unobstructed 360 degree views. Floor to ceiling windows and 6 balconies. Three elevators. Currently set up with 14 offices with incredible built-ins, 2 separate board rooms and a full working kitchen & eating area. Ten (10) titled underground parking stalls & 7 leased storage units. Premiere building with a full service concierge and fitness facility. Perfect location, close to restaurants and amenities with an easier commute to the beltline rather than the downtown core. Currently set up as an upscale office, but could be converted into one or two residential penthouse condos. $4,850,000

Erlton Townhouse

Welcome to River Run, an executive condo in desirable Erlton. Great location! Close to river & pathways, Talisman Centre, transit, easy commute to downtown. 2.5 storey townhouse features, slate, hardwood, high ceilings, and more! Gourmet kitchen. Master suite w. cathedral ceilings, gas ﬁreplace, walk-in closet, ensuite & private balcony. $674,900 MLS C3624716

Winston Heights Executive Inﬁll

Executive Infill! Next-to-new, 2-storey built by Landmark Homes is move-in perfect, lots of upgrades, including: Hunter Douglas blinds, Central Vac, Navien Tankless Hot Water Heater, HRV, Kohler low flow plumbing fixtures, Triple Pane Windows, 2-zone HE Furnace, maple hardwood, quartz countertops, slow close cabinets/drawers, wrought iron railings & more! Open-concept floor plan offers bright spacious feel. Main foyer opens onto flex area, perfect as home office or formal dining room. Stylish kitchen has large island, stainless appliances(gas range), metal/glass mosaic backsplash & adjacent dining nook. Living room has gas fireplace & large windows overlooking the yard. 2pc powder rm completes the main level. Upper level features 3 bedrooms, laundry room w/ built-in cabinetry, & 4pc main bath. Master suite has 5pc ensuite. Fully finished lower level w/ cozy rec rm, 4th BR, & 4pc bath. Southfacing yard w/ dbl det garage. Quiet, wide street, close to schools, daycare, parks, Calgary Elks golf & amenities. C3629164 $739,900

Chris Zaharko |

Associate #1 Individual Agent at Royal LePage Foothills 2008

us with real estate Discovery Ridge Apartment Condo

Condo in the Woods! The Wedgewoods of Discovery Ridge border the Griffith Woods Environmental park, over 93 hectares of natural woodlands with pathways & trails, right at your doorstep. A rare find, this unit comes with a titled 2-car (tandem) heated underground parking stall. This 2BR condo offers the best of all worlds - close to all amenities, including West Hills retail district, scenic landscape, and easy access out of town to head to the mountains. This main-floor unit features a stylish kitchen with granite counters, stainless appliances, raised breakfast bar & good-sized dining area. Bright & cozy living rm has laminate floors, a gas fireplace & garden door to the private, fully covered patio, overlooking the woodlands. Master suite has a walk-in closet & 4pc ensuite w/ jetted soaker tub & separate shower. A 2nd bedroom, 3pc main bath & laundry/storage room complete the unit. Other condo amenities include a gym & social room w/ pool table, and ample visitor parking. Great value, view today! C3636193 $399,500

Connaught - Inner City Living

Enjoy downtown living in this spacious 1-bedroom condo! Ideally located between trendy 17th Ave & the downtown core, you’ll ﬁnd it easy to take advantage of all that inner city living has to offer. Open plan features large living room, dining area and ofﬁce nook. Convenient in-suite laundry and storage. Master bedroom has “cheater” door to the 4pc bathroom. Unit includes one underground parkade stall. Building features central air conditioning, and condo fees include heat and water. Great value! C3622720 $264,000

2BR condo in Connaught! Enjoy inner-city living in this 2nd ﬂoor unit. Quiet street, great location. Just a short walk to 17th Avenue and all it has to offer! Spacious unit features laminate ﬂoors in the open living room & dining areas. Patio doors lead to you private balcony, perfect for relaxing and enjoying the view of the tree-lined street. Galley kitchen has cutout window open to the dining area. Two good-sized bedrooms, including the master suite with 2pc ensuite. Unit also features a 4pc main bathroom, and in-suite laundry and storage room. Includes one covered parking stall. Close to parks, shopping, restaurants, transit and more! C3623882, $284,900

Oakridge Estates

Fantastic location! Walk-out basement! This fully renovated 1 1/2 storey home with walkout basement is a rare find in desirable Oakridge Estates! Great family neighbourhood, close to parks/playgrounds & school (designated GATE program), pathways, south Glenmore Park & reservoir. Features 3 good-sized upper-level bedrooms & main floor master bedroom. 3 wood-burning fireplaces. Extensive renovations include: triple-paned Pella windows & exterior doors; exterior roll shutters (provide security & insulation); 2 beveled glass pocket doors; new lighting; float glass counter; new humidifier, and much more. Contemporary cabinetry in kitchen & bathrooms. Fully finished walkout basement features large rec room & full bathroom with jetted tub, shower & sauna. Huge back yard features mature trees & landscaping, detached double garage, & new fence. Other features include: underground sprinkler system (lines prepped for winter); vacuflo system on all 3 levels; electronic furnace filter. Outstanding value! C3636229 $845,500

P: F:

403.249.4322 403.252.2653

E: W:

czaharko@rlfoothills.com www.zaharko.com

Zaharko

the name synonymous w

Scarboro Bungalow, Great Investment Opportunity

Huge 50’x125’ lot, located on trendy 17th Avenue. Currently 3 separate living units, including a Main ﬂoor 2BR, Basement 1BR and a Basement Bachelor/Studio suite. Each have separate entrances. Current rental income: 2BR $1,550 /mth, 1BR $1,000/mth, Bachelor $900/mth. Recent upgrades include: Newer roof, newer attic insulation, 2 new hot-water tanks. Close to shopping, restaurants, public transit, parks, downtown, and more! $519,900

Rocky Ridge, Estate Living

Location! If tranquility and nature are what you are looking for, then welcome to 34 Rockcliff Landing, a stunning 2 storey walkout backing onto a lake & greenspace. This custom built 3700 sq. ft. home features a majestic foyer and offers a music room, den, formal dining room and a 2-storey-high great room with a stone fireplace and large windows with views of the lake. Hardwood and tile throughout the main floor. The gourmet kitchen has top-quality appliances, gorgeous cabinetry, granite counters, centre island, walk-in pantry and a full length arched window over the sink with lake views. Four bedrooms up with walk-in closets & ensuite bathrooms. Solid wood doors and built-in speakers throughout. Powder room has built-in cabinets & granite counter. Mud room off the garage entry has lockers, built-ins and a bench. Main floor laundry with a laundry chute from the upper level. Aggregate concrete driveway and double attached garage. This home has too many features to list and is a must-see! C3634099 $1,360,000

Bankview Bungalows, Great Development Opportunity

$2,325,000

Great opportunity for a new 6-home development. Three homes on a total of 14,520 sq ft. Great opportunity for a new development in this prime location! Lots are: 50’x110’ ($775,000), 41’x110’ ($775,000), and 41’x110’ ($775,000).

Chris Zaharko |

Associate #1 Individual Agent at Royal LePage Foothills 2008

us with real estate Silverado Ranch Estates

A new executive home, situated on an 83’ x 152’ lot that backs onto a green space/pathway, & faces a green as well. This 4 brm home offers almost 3600’ of luxurious living with high quality finishing’s & attention to detail. The main floor has a very open plan, with a formal dining room (with coffered ceilings), a large den with beautiful views west, & large family area with views of the green space, & backyard. Richly stained espresso hardwood floors, 3 gas fireplaces, Caesarstone counter tops, Jenn-Air appliances & a walk-thru butler’s pantry. The mud room offers built-in shelving & additional lockers. Upstairs you will find a bonus room with built-ins & views of Spruce Meadows. The master retreat has a 3-sided fireplace & a spa-like 5pc ensuite. 4 large brms upstairs one with it’s own ensuite, while the additional 2 brms share another full bathroom. An oversized triple attached garage (large enough for a boat & 2 vehicles). Close to shopping, & all amenities. $1,049,000 MLS 3594088

Silverado Ranch Estates

New! Executive Ranch home, backing onto greenspace & pathways in this exclusive area of Silverado. Beautiful stone & stucco exterior provides curb appeal. Inside, architectural details abound, with vaulted ceiling, stone archways, cutout ceilings & stunning spiral staircase. Bright & spacious living room features inset stone ﬁreplace w/ built-in wall unit. Gourmet kitchen has large center island, gas cooktop, built-in oven, and walk-in butler’s pantry. Airy upper bonus room features more custom built-in storage & bench seating. Master suite features huge 5pc ensuite w/ 3 sided ﬁreplace & free-standing tub. Fantastic location in Silverado Estates, East of Spruce Meadows. $1,039,900, MLS#C3607499.

Bankview Condo

West Dover Bi-Level

Beautifully renovated Bankview Condo! This 2 storey condo is located on a quiet tree-lined street just one block off of 17th Ave. Featuring its own separate entrance, this unit will delight you with its bright and airy feel. Open-style main level features laminate ﬂoors, open living room, spacious dining nook, and fully renovated kitchen with stainless appliances, modern white cabinetry, subway tile backsplash, and eating bar. A spacious balcony off the living room provides a lovely view, and space for relaxing or entertaining guests. A 2pc guest bath completes the main ﬂoor. 2nd level features 2 bedrooms, 4pc main bathroom & laundry nook. Master has a large walk in closet & balcony. This unit has additional storage space in the common-use basement area, and a rear parking stall. Superb location offers easy access to all the shops and restaurants on 17th Ave. Close commute to downtown. Enjoy all that this mature inner-city neighbourhood has to offer! C3623618 $359,900

P: F:

403.249.4322 403.252.2653

E: W:

2BR bi-level on a corner lot, close to parks & school. MLS C3626052 $274,900

czaharko@rlfoothills.com www.zaharko.com

editor’snote

i It’s a great time

TO BUY

f you are thinking of purchasing a house or condo, consider doing it sooner than later. Mortgage rates are definitely favourable right now, and remain steady. If you think you can’t afford a detached home, affordable housing in the way of condominiums, semi-detached and townhome designs are still readily available. In fact, condos, semis and towns are a top choice with first-time buyers looking to live in the city. Resale Home & Condo Guide is a great source for helping you find the home you want. As with any major purchase, it is important to do your homework before you venture out to shop the market. Know what you need and what you want. Visit a lending institution or a mortgage broker to pre-qualify for a mortgage and figure out the following beforehand: » What monthly payments would I be comfortable with? » How much money do I have to put down? » Will I be using my savings or RRSPs for the down payment? The resale home market and the mortgage market are ripe for the picking. Now’s the time to get in on the action.

Susan Legge EDITOR-IN-CHIEF Wall2Wall Media, Susan.Legge@wall2wallmedia.com Follow me on Twitter at Twitter.com/SusanLegge

w Let’s get

MOVING!

hether this is your first move or your tenth, changing homes is a big step that often accompanies a major milestone in your life – going off to university, getting married or divorced, the birth of a child, retirement, and surely there are some others in between. As if packing up your whole home wasn’t stressful enough, throw life into the mix and it’s enough to break a sweat. Hiring a reputable, reliable moving company will go a long way to ease your stress. Here are some tips, courtesy of the Canadian Association of Movers (CAM), for finding the right mover: ›› Find reputable movers through CAM and your local Better Business Bureau. ›› Ask three movers for estimates in writing. ›› Get the terms and conditions of your move in writing. ›› Ensure your goods will be protected in case of loss or damage. Moving is an exciting time, whether you’re heading across Canada or across the street. Don’t forget to enjoy the excitement of your new home, the prospect of a fresh start, and the endless possibilities that await you.

Lydia McNutt EDITOR Lydia.McNutt@wall2wallmedia.com Follow me on Twitter at Twitter.com/LydiasTweets

16 • ResaleHome&CondoGuide | Volume14 Issue10

Assisting Eau Claire Residents and their Families since 1991

www.robertcote.ca 403-249-9500 House of Real Estate

• 3rd Generation Calgary Realtor • Licensed Broker • Certified Condominium Specialist

• MLS Million Dollar Club Member • Top Producing Re/Max Realtor • Business and Marketing Certificate

JUST LISTED!! - EAU CLAIRE ESTATES - $525,000 The prestigious Eau Claire Estates with full time security/concierge and resort like amenities. This gorgeous condominium home was completely renovated and redesigned by “Ben Kuypers Design Group” with bright 1124 sf open floor plan that’s perfect for entertaining, curved walls and quality finishing through out. Exceptional gourmet styled kitchen with large granite island, stainless steel appliances, custom cabinetry and brushed nickel hardware. Fabulous master retreat with large corner windows, sitting bench, walk-in california closet and incredible ensuite bath with large steam/ rain shower. As well the home comes with covered balcony, den/office, laundry room with high end washer/dryer, 2 insuite storage rooms, marble entrance, 2 pce bath and underground titled parking. This efficiently managed complex has amazing facilities with newly renovated front lobby, indoor pool, hot tub, sauna, exercise room, social/ recreation room, carwash, sundecks, BQ Area and extraordinary Eau Claire location next to park, river, bike paths and market.

EAU CLAIRE - PRINCETON WATERSIDE PENTHOUSE - $3,300,000

D L O S

“The Princeton Grand” The pinnacle of luxury downtown urban living with first class 24 hr concierge/security, incredible amenities, 2 guest suites and extraordinary Eau Claire location. Top floor Waterside Penthouse. This luxurious condominium masterpiece has an exceptional northeast corner location facing the park & river with amazing outdoor space and elevator that opens right into your home. Beautiful park like setting overlooking the tree tops and a bright south exposure with city views. 3013 sq ft with high quality finishing throughout, soaring 12 ft ceilings, large bright windows, superb floor plan perfect for entertaining, 2 gas fireplaces, bright gourmet kitchen open to family room, built-in speaker system, vacuum system, master retreat with 5 pce ensuite and heated floors and guest bedroom with 3 pce ensuite. Comes with 3 titled parking stalls and 1 titled storage locker. Your condominium lifestyle doesn’t get any better than this! Incredible condominium home!!

To View These Properties go to

www.robertcote.ca

Scott Merchant

Free, Online Home Finder Service

The Merchant Difference www.scottmerchant.ca Re/Max House of Real Estate 249-9500

Parkland Complete Renovation Completely renovated by Mandeville Homes. All three levels renovated, 4 bedroom, 4 bath, Fully fin. Basement, granite, hardwood, Stainless appliances, new windows, doors, roof etc. Quiet location south backyard, oversized double garage

$739,900

North Glenmore Renovated Character Bungalow

Hot new listings emailed daily... visit www.scottmerchant.ca and click on Free Home Finder

Oakridge Updated Bungalow

Pineridge 1325 sq ft Starter home

Great location short walk to Sandy Beach and great schools, Renovated up and down with new kitchen, baths, garage and RV parking, A Must see!

Unique floor plan with 4 skylights, 3 bedroom, 2.5 baths, Finished basement, hardwood floors and an attached garage. Complete exterior renovation! New windows, doors soffit eaves roof etc. Close to parks and schools

Lots of updates including, laminate floors, new kitchen, updated bathrooms, and a developed basement. Quiet street with a large pie lot with back alley access. Great Price

$624,900

$499,900

$318,900

Top floor in Sunalta! Great starter or investment, walking distance to downtown and 17th Ave. One bedroom plus den with balcony on the top floor of the Sandpiper. Laminate floors, fresh paint and updated bathroom, Great Price!

$184,900

For virtual tours and open house schedules go to www.scottmerchant.ca

Ken Yeoh

FREE Quick OnLine Home Evaluation

403.803.8981

www. mapleleafrealty .ca

Broker/Owner

ERINWOODS

399,800

Gorgeous BRAND NEW 2-storey home Fantastic curb appeal & open floor plan Total of 4 BRs & 3.5 baths Bright kitchen w/granite island & counter tops Basement has 4th BR, media room, wet bar & 4-pc bath • Large master w/5-pc ensuite bath & walk-in closet • Sunny south backyard, fully landscaped & fenced • Close to all amenities

SOL

789,000

HIGHLAND PARK • • • • •

• • • • • • • •

NEW LISTING

Immaculate 2 storey executive home More than $25K of upgrades Total of 5 BRs & 3.5 baths, 2-car garage SS appliances, new carpets & paint Gleaming hardwood floors & 9ft ceilings on main Sunny backyard, fully fenced & landscaped Easy access to MRU & Glenmore Park Available for quick possession

D L O S

619,900

GLENBROOK

NEW LISTING

18 • ResaleHome&CondoGuide | Volume14 Issue10

439,000

• • • • • • • •

CRESCENT HEIGHTS • • • • • • • •

Alteration services by professioanl seamtress 26 years of experience Owner retiring/moving out of town Selling existing stocks Wedding, grad dresses & accessories Minimum discount of 50% off Ideal for family business May provide training to potential buyer

MONTHLY STATISTICS

64,900

CALGARY SOUTH • • • • • • • •

Fantastic 2 storey home 1518sf Total of 5 BRs & 3.5 baths Vaulted ceilings & bay window in LR Main floor laundry Bright kitchen with central island Developed walk-up basement Double detached garage Easy access to Peigan & Deerfoot Trail

One of a kind unique layout 1600sf 2 BRs 2.5 baths 14ft ceilings in living room Granite counter tops w/lots of space Master w/steam bath & fireplace Underground parking & storage locker Rooftop terraces w/city views Walk to work & close to all amenities

City of Calgary Aug-13

Aug-14

% change

Sep-13

Total Sales

2,192

2,265

3.33%

1,344

Sep-14 1,500

New Listings

2,773

3,149

13.56%

2,096

2,390 4,785

Active Listings

3,896

4,593

17.89%

N/A

Benchmark Price

417,300

459,800

10.18%

N/A

Median

99,000

423,000

6.02%

405,500

420,000

Average Price

453,858

477,677

5.25%

455,973

483,113

Days on Market

337

-8.11%

Note: Calgary Metro only; includes zone A, B, C & D

homebuyers’help

HOMEBUYERS’ RESOURCE SECTION YOU LOVE THE HOME, SEE WHAT YOU CAN AFFORD!

Compare mortgage rates for your best deal

Calculate your mortgage payments using the mortgage payment calculation chart

homebuyers’help

CALCULATE YOUR MORTGAGE PAYMENTS MORTGAGE PAYMENT CALCULATION CHART

CALCULATE YOUR MORTGAGE PAYMENTS MONTHLY PRE-TAX INCOME

DIVIDE BY 3

CHART FIGURE

AMORTIZATION AMOUNT

SPOUSE’S PRE-TAX INCOME

AFFORDABLE MONTHLY PAYMENTS DIVIDED BY 12

AMOUNT OF MORTGAGE DIVIDED BY 1,000

ESTIMATED MONTHLY TAXES & HEAT

TOTAL PRE-TAX INCOME

MORTGAGE AMOUNT (PRICE – DOWN PAYMENT)

AMORTIZATION AMOUNT

MONTHLY PAYMENTS

INTEREST RATES %

AMORTIZATION PERIODS 5 YRS

10 YRS

15 YRS

20 YRS

25 YRS

3.00

17.96

9.65

6.91

5.54

4.73

3.25

18.07

9.76

7.02

5.66

4.86

3.50

18.18

9.88

7.14

5.79

4.99

3.75

18.29

9.99

7.26

5.91

5.13

4.00

18.40

10.41

7.38

6.04

5.26

4.25

18.51

10.23

7.50

6.17

5.40

4.50

18.62

10.34

7.63

6.30

5.53

4.75

18.72

10.46

7.75

6.44

5.67

5.00

18.85

10.59

7.89

6.58

5.82

5.25

18.97

10.71

8.01

6.71

5.96

5.50

19.08

10.83

8.14

6.85

6.11

5.75

19.19

10.95

8.27

6.99

6.26

6.00

19.30

11.07

8.40

7.13

6.40

6.25

19.42

11.19

8.54

7.27

6.55

6.50

19.53

11.32

8.67

7.41

6.70

6.75

19.64

11.44

8.80

7.55

6.86

FOLLOW THESE STEPS TO SEE IF YOU’LL QUALIFY FOR A MORTGAGE ON YOUR DREAM HOME

Calculate the combined monthly before-tax income of you and your spouse.

Multiply this figure by the amount you need to borrow. Divide by 1,000.

Divide by three. This figure is the monthly payment you can afford to make on your home.

Add to this your estimated monthly heating costs and monthly property taxes.

Take the total price of the home and subtract the amount of money you expect to make as a down payment. This is the money you will have to borrow.

Refer to the chart above. Look down the left column and locate the interest rate you expect to pay. Line this up with the amortization period of your choice. (Most first-time buyers take the 25-year amortization.)

If this figure is equal to or less than one-third of your gross monthly income (calculated in Step 2), you’ll qualify for a mortgage on your dream home. This is a rough estimate. If you have several other large loans already, you may qualify for less. Also, banks and trust companies vary in their policies. The best way to know what you can afford is to go to the lending institution of your choice and get pre-qualified.

20 • ResaleHome&CondoGuide | Volume14 Issue10

homebuyers’help

MORTGAGE INTEREST RATES VARIABLE

6 month

1 year

2 years

3 years

4 years

5 years

ATB Financial

2.700

4.000

2.940

2.890

2.990

3.040

3.190

Alterna Bank

2.600

4.000

2.980

2.940

3.190

Alterna Savings

2.600

4.000

2.980

2.940

3.190

BMO - Bank of Montreal

3.000

4.000

3.140

3.040

3.850

4.390

4.990

Bank of Nova Scotia

3.100

4.550

3.290

3.140

3.440

3.940

4.790

4.800

4.700

5.250

CIBC Mortgages

3.000

4.450

2.990

2.940

3.650

4.240

4.990

Caisses Desjardins

3.000

4.400

3.140

3.240

3.750

4.390

4.890

Canadian Western Bank

3.200

4.000

3.140

3.040

3.750

4.390

4.990

Canadian Western Trust

3.200

4.000

3.140

3.040

3.750

4.390

4.990

6.200

2.990

3.250

3.290

2.990

3.090

2.550

3.090

3.000

2.990

3.090

2.990

Effort Trust

4.450

3.450

3.600

3.700

4.600

4.950

Equitable Bank

3.140

3.040

3.750

4.540

4.940

First Calgary Financial

4.000

2.890

3.190

3.390

3.290

First National Financial

2.450

3.950

2.990

2.590

2.690

2.890

3.090

FirstOntario Credit Un.

2.600

4.240

3.090

3.140

3.290

2.840

3.190

HSBC Bank Canada

3.100

4.450

3.600

3.950

4.450

4.990

5.340

Home Trust Company

2.500

3.950

2.890

2.790

2.940

2.950

ICICI Bank Canada

3.050

3.150

3.650

3.640

3.690

3.890

Investors Group Trust

3.000

4.200

3.140

3.750

4.640

4.990

London Life

3.000

4.200

3.140

3.750

4.640

4.990

Manulife Bank

2.700

4.450

3.000

3.050

3.100

3.140

3.190

Manulife Trust

4.450

3.000

3.050

3.100

3.140

3.190

Meridian Credit Union

2.750

4.000

3.090

2.650

3.650

3.290

3.190

National Bank

3.000

4.400

3.140

3.040

3.750

4.390

4.790

4.500

3.150

3.500

3.750

3.850

3.950

President’s Choice Fin’l

3.000

6.190

3.190

2.940

3.590

4.040

4.440

Royal Bank of Canada

3.000

3.140

3.040

3.750

4.540

4.940

Servus Credit Union

4.000

3.140

3.040

3.750

4.240

4.790

Steinbach Credit Union

2.650

2.800

2.900

2.950

3.100

T-D Mortgage

3.000

4.000

3.090

3.040

3.440

3.940

4.790

Tangerine

3.000

3.190

3.240

3.490

3.690

3.790

Bridgewater Bank

Comtech Credit Union DUCA Financial Services

Peace Hills Trust

MORTGAGE TYPES ALL MORTGAGES ARE OF TWO BASIC TYPES: CONVENTIONAL The buyer can borrow up to 80% of the purchase price or the value of the property, whichever is less. The buyer has to pay 20% down. A conventional mortgage cannot exceed 80% of the value of the property. INSURED OR HIGH-RATIO: A buyer can borrow up to 95% of the purchase price or the value of the property, whichever is less. The down payment can be as low as 5%.

MORTGAGE OPTIONS You can choose any of these mortgage options which fit into the two basic mortgage types. Lenders may even customize these options to suit your needs. OPEN MORTGAGE: Allows borrowers to repay all or part of the total amount of their mortgage at any time without penalty. Because of flexibility, this is ideal for borrowers who plan to sell their homes in the near future or who want to switch from a shortterm mortgage at high interest rates to a longer term when mortgage interest rates fall. CLOSED MORTGAGE: Usually has the lowest interest rate available but lacks the flexible features of other mortgage options. A good choice for those who want the security of knowing their monthly payment is fixed for a longer term. Prepayment options are available but they are subject to conditions. PORTABLE MORTGAGE: Flexibility if borrowers move. Borrowers can take the mortgage to their new home or can transfer it (usually with the consent of the lender) to the purchaser of their old home. This is an attractive option if the rate on the existing mortgage is lower than current rates.

PREPARED BY CANNEX ON SEPTEMBER 17, 2014. This information is current as of the date and time posted and is subject to change without notice. © Copyright 2014 CANNEX Financial Exchanges Limited. All rights reserved.

Volume14 Issue10 ResaleHome&CondoGuide •

zone

STONEY TR

COMMUNITIES & MLS NUMBERS STONEY TR

CROWCHILD TR DEERFOOT TR

TRANS CANADA HI

Greenwood Greenbiar

16 AV Pt. McKay

olivera (Hollie) Winkelaar

moRtgAgE SpECIALISt

Are you ready to make your move from renting to owning? A place to decorate, entertain friends and family, to set down roots? If you think you are,

587-284-4134 olivera.winkelaar@rbc.com Language: English, Serbian, Romanian, Croatian

22 â€˘ ResaleHome&CondoGuide | Volume14 Issue10

Arbour Lake ................................443 Banff Trail .....................................415 Beddington ..................................508 Bowness.......................................478 Brentwood ...................................420 Briar Hill ......................................408 Bridgeland ...................................400 Cambrian Heights ......................496 Capitol Hill ..................................414 Charleswood ...............................419 Citadel .........................................475 Collingwood ................................418 Country Hills ...............................516 Country Hills Village...................521 Coventry Hills .............................520 Crescent Heights ........................404 Dalhousie ....................................422 Edgemont ....................................461 Evanston ......................................519 Greenview ...................................503 Greenwood Greenbiar ...............479 Hamptons ...................................471 Hanson Ranch ............................517 Harvest Hills ...............................514 Hawkwood ..................................451 Hidden Valley ..............................518 Highland Park .............................498 Highwood ...................................499 Hillhurst ......................................407 Huntington Hills.........................505 Kincora ........................................524 Lynx Ridge ...................................488 Macewan Glen ............................512

Montgomery ...............................476 Mount Pleasant...........................494 Mountview ..................................490 Nolan Hill ....................................474 North Haven ...............................500 North Haven Upper ...................501 Panorama Hills ............................515 Parkdale .......................................411 Point Mckay.................................412 Ranchlands ..................................441 Ranchlands Estates .....................442 Regal Terrace/Renfrew ................402 Rocky Ridge ................................484 Rosedale ......................................406 Rosemont ....................................495 Royal Oak ....................................486 Sandstone....................................510 Sage Hill ......................................526 Scenic Acres ................................432 Sherwood ....................................477 Silver Springs ..............................430 St. Andrews Heights ...................413 Stoney Industrial.........................525 Sunnyside ....................................405 Thorncliffe ...................................502 Tuscany ........................................482 Tuxedo..........................................492 University Heights ......................416 Valley Ridge .................................480 Varsity Acres ................................426 Varsity Estates .............................428 Varsity Village ..............................424 West Hillhurst .............................410

inthenews

JAMES COTE 703-0455

CREA updates

Certified Condominium Specialist 3rd Generation Calgary Realtor

resale housing forecast

ollowing a long and brutal winter, the spring housing market hit the ground running in May and June, and according to the Canadian Real Estate Association (CREA), it has yet to show signs of cooling off, as activity strengthened further in the summer. CREA attributes the increase in activity to the continuing strength in home sales in large urban markets that initially drove the spring rebound, combined with gains in markets where activity had previously struggled. Add to this a drop in mortgage interest rates, and sales still soar. National home sales are forecast to reach 475,000 units in 2014 – up 3.8 per cent compared to 2013. This is upwardly revised from CREA’s June forecast of 463,400 sales, placing activity in 2014 slightly above, but still broadly in line with, the 10-year average. Mortgage interest rates will increase as Canadian exports, business investment, job growth and incomes improve. CREA says these opposing factors should benefit housing markets where demand has been softer but prices have remained more affordable. Sales in relatively less affordable housing markets are likely to be more sensitive to higher fixed mortgage rates. National activity is now forecast to reach 473,100 units in 2015, representing a decline of four-tenths of one per cent. Sales activity is forecast to grow fastest in Nova Scotia, followed by Quebec and New Brunswick. Alberta is the only other province forecast to post higher sales next year. In other provinces, activity is forecast to decline one to two per cent. In British Columbia and Ontario, this trend reflects eroding affordability for single-family homes. The national average home price is now projected at $405,000 in 2014 – up 5.9 per cent – with similar price gains in British Columbia, Alberta, and Ontario. Increases of just below three per cent are forecast for Saskatchewan, Manitoba and Prince Edward Island. Newfoundland and Labrador is forecast to see average home prices rise by about one per cent this year, while Quebec is forecast to see an increase half that size. Prices are expected to remain flat in New Brunswick and drop by almost two per cent and Nova Scotia. Looking head, the national average price is forecast to increase another 0.7 per cent in 2015 to $407,900. Alberta and Manitoba are expected to post average price gains of almost two per cent in 2015, followed closely by Ontario at 1.3 per cent. Average prices in other provinces are forecast to remain stable, edging up by less than one percentage point.

To view these properties go to: www.jamescote.com HOUSE OF REAL ESTATE

ROYAL OAK IMMACULATE TOWNHOUSE!!

$334,900 IMMACULATE CONDITION!! Clean and very well maintained, this beautiful 2 bedroom townhouse shows pride of ownership! Inviting floor plan with great flow and a complete use of space. Some of the features of this condo unit are: 2 parking stalls - A large living room with feature corner fireplace - a breakfast nook that fits a large table - a west facing back deck - 2 piece main floor bathroom - low condo fees. The gourmet kitchen is stylishly designed with black appliances and maple cabinets and has lots of counter space. The upper level features 2 big bedrooms that both feel like master suites, each having a walk-in closet. Both bedrooms share an oversized 4 piece en-suite bathroom. Tons of storage and laundry in the basement. This unit has been pet and smoke free. Shopping amenities, restaurants and city transit are all within a short walking distance. Don’t let this one pass you by! Book a showing today!!

THE CANALS - AIRDRIE FAMILY HOME & MORTGAGE HELPER

$575,000 BEAUTIFUL FAMILY HOME AND MORTGAGE HELPER! This 4 bedroom + Den home has over 2800 sq.ft. of living space and is located in the sought after neighborhood of the Canals. Features of this home include: Large Living Room with corner fireplace - a formal Dining Room - open concept stairs to Upper Level - finished room in basement that could be used as an office - 2 hot water tanks - RV Parking Pad next to garage. The stunning Kitchen comes with granite countertops, stainless steel appliances, eating bar and a corner pantry. The large Master Bedroom is bright with lots of windows and comes with a walk-in closet and a 5 piece ensuite with his & her sinks, separate shower and a jaccuzi soaker tub. The detached Triple Garage has a legal 1 Bedroom “mother-in-law” suite above it. The legal suite is currently occupied and tenants would prefer to stay. Current rent is $950 per month and includes water. Help your mortgage with built-in tenants! Come have a look at this beautiful home today!

SILVERADO CORNER LOT! GREAT VIEWS!

$554,900 CORNER LOT HOME ON A QUIET STREET WITH GREAT VIEWS!! This beautiful 2 storey, 3 bedroom home has upgraded finishing and over 2020 sq.ft. of living space. Hardwood floors throughout the main level, this open concept floor plan has great flow and a complete use of space. Stunning Kitchen with granite tops, all LG stainless steel appliances, darkwood cabinets, island w/eating bar, modern tile backsplash and a walk-thru pantry. A dining room, 2 pce. bathroom, laundry/mud room, double attached garage and a west exposure backyard that faces Spruce Meadows completes the main level. The upper level boasts 3 bedrooms, a 4 pce. bathroom and a spacious bonus room that leads to a huge dura-deck balcony with an amazing view! The master bedroom has more great country views, a walk-in closet and a 5 pce. ensuite with corner soaker tub, separate shower and his & her sinks. The home also comes with an extended New Home Warranty that expires August 30, 2021! This home will impress! Book a viewing today!!

SUNALTA INNER CITY GEM!

$279,900 URBAN CHIC CONDO IN THE INNER CITY!! This beautiful top floor unit will impress and has a great view of downtown! Some of the features of this condo unit are: 1 underground, heated titled parking stall - an extra storage cage included with the parking stall - 9 foot ceilings - engineered hardwood flooring - patio doors with a julliet balcony - electric fireplace - a large 4 piece bathroom with soaker tub and vessel sink - in-suite laundry. The stunning kitchen comes equipped with large espresso stained cabinets, stainless steel appliances, built-in microwave and a garburator. The master bedroom can fit a king sized bed, has a walk-in closet and a pocket door for access to the bathroom. All utilities are included except for electricity and cable. Building has gated security. Only a couple of blocks from the new Sunalta LRT Station, a few more blocks to the river pathways and minutes to downtown. This unit has it all! Nothing for you to do, but move in and start enjoying your new life! Book a viewing today! 6435776_1410

Volume14 Issue10 ResaleHome&CondoGuide •

tips&tricks

Plan ahead to make your move as smooth as possible, and to avoid getting lost in the shuffle!

AS SOON AS POSSIBLE… notify family and friends, as well as this list below, that your address will be changing, either by phone or by mailing the change-of-address cards available at your local post office. The following checklist will serve as a convenient reminder:

❏ Accountant ❏ Alumni Association ❏ Attorney ❏ Banks

❏ Update your driver’s license

❏ Employer ❏ Family doctor

❏ Lending

❏ Dentist

❏ Insurance companies

❏ Frequent Flyer

institutions

❏ Investment

companies

❏ Veterinarian Program

❏ Magazine /

newspaper subscriptions

❏ Canada Revenue Agency

❏ Stockbroker ❏ Credit card

companies

Gary Williams M at t

Call NoW For a Free eValUatIoN oF yoUr CalGary ProPerty

❏ Catalog

merchants

❏ Place of worship

Parkhill $1,750,000

elboya $1,249,500

• Quality Is Evident Throughout This 4 Bedroom, 4 Bath Home With 3,241 Sq. Ft. Of Developed Space On An Extra Wide Lot. • Don’t Miss The Mountain Views From The Master Bedroom Balcony, Rich Hardwood Floors, Soaring 14’ Ceilings, Mature Landscaping, Double Heated Garage, Irrigation System & Large Deck.

• Stunning To The Studs Renovation On A Privileged Uniquely Quiet Corner Lot. • This Stained Cedar & Red Brick Home Rates 10/10 For Curb Appeal & Provides 2,640 Sq. Ft. Of Developed Space, 3 Bedrooms & 2 Baths. • Attention To Detail & Quality Is Evident In Every Corner Beginning With The Custom Designed Gourmet Kitchen, Hardwood & Lush Carpet, Designer Colors & Lighting, New Wiring, Plumbing, Shingles, Furnace & More!

richMond hill $575,000

woodbine $520,000

• Located On A Quiet Cul-De-Sac In Coveted Richmond Hill, This 1 Bedroom + Den Walk Out Bungalow Villa Boasts 2,424 Sq Ft Of Developed Living Space. • Upon Entry You Will Notice Soaring Vaulted Ceilings & The Efficient Layout! A Fantastic Galley Style Kitchen With A Spacious Breakfast Nook. • Don’t Miss The Main Floor Laundry, Air Conditioning, Double Attached/Heated Garage & Spacious Back Deck.

• Quality 3 Bedroom, 2 Bath Bungalow On A Quiet Crescent, A Short Walk From Fish Creek Park. • Excellent Floor Plan With A Roomy Entry, Private Den, Family Room Adjacent To The Kitchen & A Bedroom Wing. • Some Of The Many Upgrades Include: Hardwood Flooring, Granite Counters, Complete Lighting Package, Fence & Cedar Deck!

bowen island • 2 Stunning Waterfront Lots Available, Never Before Offered For Sale! • 8.9 Acres With 620 Feet Of Waterfront Offered At $1,500,000. • 8 Acres With 400 Feet Of Waterfront Offered At $1,600,000. • Spectacular Summer Sunsets & Easy Access To The Waterfront.

SolD

403

259.4141

24 • ResaleHome&CondoGuide | Volume14 Issue10

elbow Park

SolD

• Like Living In The Country! 125’ x 125’ (15,618 Sq Ft) Lot On A Quiet Cul-De-Sac Facing A Beautiful & Park Like Green Space. • Re-Construct This 3,562 Sq Ft Bungalow Or Build A Magnificent Private Residence On This Amazing & Unique Property, Or Perhaps The Best Use Is Developing 1, 2 Or Even 3 High Quality Homes. • A Rare Opportunity For The Sophisticated Buyer!

elboya

lower Mount royal buyer sale

• Location, Location, Location! Rare Opportunity To Build On The North Side Of 49 Avenue In Sought After Elboya! • The Immaculate Move In Condition Bungalow Would Be Easy To Rent Or Live In While You Plan Your Dream Home. • Hardwood Under Carpet, Newer Shingles, Soffits, Fascia & Eaves & An Oversized Double Garage On A Beautifully Landscaped Lot.

• Brand New 2 Bedroom & 2 Bath Corner Unit Condo In Fantastic Lower Mount Royal Location! • The Luxury Finishings Include: Engineered Oak Hardwood Floors, Quartz Countertops, Flat Slab Lacquered Cabinetry & In Floor Heating. • ·Don’t Miss The 428 Sq. Ft. Covered Patio, Air Conditioning, & Indoor Heated Parking & Storage.

SolD

CalGaryProPertyForSale.Ca

Changing your address?

RICHARD KIM RE/MAX HOUSE OF REAL ESTATE

370 NOLAN HILL DR NW $599,900

Fabulous new home by New West Custom Homes! This 2 storey WALKOUT features a main floor den/ flex room, walkthrough pantry, spacious kitchen and great room with fireplace. The upper level boasts a large bonus room, master with luxurious ensuite bath, 2 spare bedrooms, plus laundry room! Some of the upgrades include: hardwood and tile flooring, stainless steel appliance package, quartz kitchen island, spa-like ensuite with 4’ shower and seperate 6’ soaker tub, rear deck, and exterior stone accenting. These homse represent excellent value and are conveniently located with quick access to Shaganappi Tr and the NW Costco!

45 SPRING VALLEY VIEW SW $1,999,000

Arguably, the best view lot in all of Spring Valley! Located on a rare, quiet cul-de-sac with unobstructed mountain views from all 3 levels on an oversized lot! This is a custom built Elegant Home’s Design Winner that has over 6000sf of practical living space loaded with top of the line finishings. A must see to be truly appreciated! Some of the highlights are: private outdoor recreational court and ice rink, extensive Rundle rock exterior, professional sandstone retaining walls and landscaping, gazebo, mature trees/shrubs, gorgeous curved staircase plus a secondary set of service stairs, oversized 3 car garage, double air conditioners, main floor den, main floor bedroom with ensuite, stunning kitchen boasting Wolf, Subzero and Miele appliances, main floor and basement wet bars, total of 6 bedrooms including his and hers separate ensuite baths, wine cellar, basement nanny suite, in-floor heating, and extensive built-ins throughout. This home and location are truly a once in a lifetime opportunity!

155-333 RIVERFRONT AVENUE SE $319,000

Fabulous 2 bedroom, 2 full bath, MAIN FLOOR unit, FACING the river! This condo is perfect for the urban professional working downtown who enjoys the urban lifestyle and river pathway system. Directly across from the Bow River, enjoy summer days on your own private patio with river vistas! The unit itself boasts an open layout with a middle kitchen, dining, and living room with fireplace. On either sides are bedrooms with full baths-ideal for roommates. There is also insuite laundry and underground parking. Great for the first time buyer or savvy investor

2050 47 AVENUE SW $799,900

Superior crafted home on a tree-lined street in the heart of Altadore. Although attached, this home has a seperate front entrance that leads to a beautiful wood entry door. Once inside, you will immediately notice the quality and attention to detail throughout. Note the the spacious front foyer featuring gorgeous slate flooring and solid core doors. To the right is the front den enclosed with double french doors. The rear of the home opens up to a large great room with extensive built-ins, gourmet kitchen, and dining area with feature wet bar. The upper level houses 3 spacious bedrooms, the master with another fireplace, 5pce ensuite bath and walk-in closet. Alo on the upper level is the laundry room with ample cabinetry. The lower level is fully finished with a 4th bedroom, another full bath, and infloor heating-complete! Out back, enjoy the mature rear yard and the convenience of a double detached garage. Fantastic Altadore location close to Glenmore Athletic Park with convenient access!

1410 4 ST SW $2,250,000

Excellent opportunity to own an entire commercial building near the heart of downtown, on trendy 4st sw. This is a 2 storey building with main floor and basement tenants. Currently, there are 4 tenants, occupying the main and basement levels generating $86,760 annual income. The entire upper floor is currently occupied by the owner as their residence. Once the building is sold, the owners will move out and the entire second floor (approx 2600sf) can be rented for additional income. For ex, if the second floor is leased at $20/sf, it would generate another approx $52,000 annual rent bringing the total annual rental income to approx $138,760. Assuming a 5% cap rate, the building would be valued at $2,775,200. The current tenants are long term and their businesses are doing very well. Also, the expenses are very low for this building and there is good upside potential. Please do not disturb the tenants.

565 PATTERSON GROVE SW $1,998,900

Absolutely gorgeous, beautiful New West showhome is now for sale in Patterson Hills! Over 3600sf above ground, this home boasts a fabulous floor plan with a luxurious main floor master suite, 2 storey great room, chef’s grade kitchen, and, an upper level that features 3 bedrooms (2 with their own full ensuite baths), laundry, bonus room/loft, plus another den/bonus room privately accessed from a separate stairway. Showcasing a “Prairie” style exterior, enjoy the convenience of a fully finished triple attached garage. This home is sure to please even the most discriminating buyer!

5001 21A STREET SW $849,900

Custom built, DETACHED 4 bedroom, 3.5 bath, 2 storey, on a sunny corner lot, with west rear exposure. This home is loaded with extras such as: 2 storey foyer, full height kitchen cabinetry, kitchen wine fridge, great room decorative ceiling beams, mudroom built-in bench with storage, master ensuite jetted tub and skylight, upper floor laundry, extra length full bath granite vanity, an abundance of venting windows in bath rooms and closets too, extensive built-ins, 2 fireplaces, custom wet bar, basement INFLOOR heating, full width rear deck with privacy glass, exposed aggregate walkway, and, plenty of corner side windows for tons of natural light. This unique plans boasts 2 open to below sections from the main floor allowing for a bright basement! Great location with-in walking distance to Central Memorial High School, Flames Community Arenas, The shops of Garrison Woods, Glenmore Athletic Park, and Sandy beach! Fabulous home!!

374 NOLAN HILL DR NW $599,900

719 36 ST NW $998,000

Excellent Parkdale location backing west onto a playground/green space! For peace of mind, this gorgeous new 2 storey is built by New West Custom homes, an Alberta New Home Warranty registered builder. The main floor boasts a spacious foyer and large great room with feature fireplace. The mid kitchen is elegant yet modern, opening onto the bright, west facing dining area. The 2nd floor features 3 spacious bedrooms, convenient laundry, and, the master suite boasting a spa-like, 5 pce ensuite bath. The lower level is also fully finished with a 4th bedroom, another full bath, large rec room, and INFLOOR HEATING. Out back, enjoy the convenience of a double detached garage. This home boasts elegant finishing throughout and is well located with-in walking distance to the Bow River pathway system and Downtown, Edworthy Park, the Foothills Hospital, and the University of Calgary. This home will be ready mid September-call to arrange a private viewing a complete list of finishing details.

5003 21A STREET SW $849,900

Beautiful, DETACHED 2 storey infill! This fully finished home boasts a total of 4 bedrooms, 3 full and 1 half baths. The main level features an enclosed front den, mid kitchen, and rear dining area with great room. The upper level houses 3 spacious bedrooms plus 2 full baths. The lower level is complete with INFLOOR heating, a large rec room, 4th bedroom and another full bath. Out back, soak in the sun on the west facing deck overlooking the mature yard. Some of the features of this home include: 2 fireplaces, 4 skylights, vaulted upper floor bedroom ceilings, transom windows above upper floor doors, master ensuite steam shower, main floor ceiling beams, basement wet bar, extensive built-ins and central air conditioning! Boasting beautiful hardwood flooring and granite countertops, this home is in move-in condition and is excellent value for Altadore. Walk to Central Memorial High School, FCA arenas, and Glenmore Athletic Park. Rare detached 2 storey...

403.616.0734 ♦ E richard.kim@remax.net ♦ F 403.476.5200 ♦ W www.richkim.ca #20, 2439 - 54th Ave. S.W. Calgary, AB T3E 1M4

Now building in Patterson Hills, Rock Lake Estates, Killarney, Elbow Park and other fine communities. Ask for lot availability and immediate possession homes

REAL ESTATE TEAM

david@houseandcastle.com www.houseandcastle.com

Dewinton $1,050,000

Capital Hill $1,050,000

Live in the country without all that travel time, Quick easy access off Macloed trail. You will love the amazing privacy afforded because of all the greenery on this 2.2 acre property. And then there is the house! over 2700 Sq Ft plus a developed walkout featuring virtually all off the latest bells and whistles you could imagine.

Almost 5000 Sq ft of living space, featuring 1000 SQ Ft living room & dining room area. Main floor master bedroom suite, 3 bedroom up, 5th bedroom. 1000 sq ft rec room, set up for separate entry for potential suite. triple detached garage, quite location. Text Code 10163 to 333-44

Cochrane $849,000

Tuxedo $750,000

Riversong, 15 minutes west of Calgary, this picturesque community on the shores of the Bow River is an unmatched location with over a 100 acres of nature’s best. Breath taking views of a natural ravine affords this home the privacy and tranquility it truly deserves. 10ft ceilings on the main, a main floor study, walk through/ butler’s pantry, stone fireplace, plus windows designed to enhance the “THE VIEW”. The upper level has 9ft ceilings, 2 ample sized bedrooms, 4 pieces bath, a large master suite with coffered ceiling, 5 piece en suite with steam shower and heated floors, a loft style bonus room completes this level. The lower level is an impressive walkout with over 1200sqft, 9ft ceilings, heated floors, wet bar, 4 piece bath, and a bedroom. This home is equipped with a state of the art fire sprinkler system. Purchase now and have the opportunity to customize. If you’ve dreamed of owning the perfect home in an ideal location, this is it! ** includes $15,000.00 appliance/window covering pkg. Call Rose 403-830-7901

This is a rare single family new infill that features to master bedrooms up and a 3rd bed room down you will love the open floor plan and the large recroom down featuring a home theatre application as well as a fabulous bar. The finishings are amazing for this price range and comes fully landscaped and fenced as well a appliance pakace and a blind package are included. Walking distance to down town and close to transit make the location of this home extra ordinary.

Banff Trail $745,000

Montgomery $650,000

Located inn the much sought after community of Banff Trail. This wonderful 2 storey attached home is built by Klair Custom Homes and is ready for immediate possession. The main living area is an open oor plan. The kitchen has custom cabinetry, a large island with quartz countertops. There is over 1900 sqft of living space in this home + basement development. The basement is completely developed and includes a family room, bedroom and bathroom. Appliance pkg for $6000 included in the sale price.

2000Sq ft and a fully developed basement make this the best new innercity value for an infill. comes with a lavish appliance package, lots of builtins, and comes fully fenced and landscaped and has a blind package for all of those oversized windows.

David Crick 403.230.2121

david@houseandcastle.com www.houseandcastle.com

Tuscany $609,000

The ultimate bungalow for you to settle into. Comes with a triple attached garage including hot and cold water and heat to handle all your toys and hobbies. This 1240 sq ft home backs onto a green space and has a master on the main floor and another in the basement with 3 bedrooms total. Basement is fully finished and the layout is totally functional. Incredibly well maintained this is wonderful value.

Downtown East Village $429,900 This 2 bedm/ 2 bathrm condo is located in the trendy downtown East Village, very large balcony with fantastic river view ! Enjoy this contemporary unit with a great layout which features a breakfast bar, trendy shag carpet, black appliances and in-suite washer/dryer, underground heated parking and onsite fitness facilities,Walk to work with a +15 system only 1 block away. City hall LRT only 2 blocks away ! Enjoy the new Riverwalk and nearby outdoor amenities: Princeâ€™s Island Park, Eau Claire market, Chinatown etc. Modern keyless access and secure bike storage. Great value. Call Amar 403 542 9914

Eau Claire $375,000

Applewood $205,000

You will love the convience of being steps from the Bow in Eau Claire and close to all the downtown activities. This 1004 Sq Ft. 2 bed and 2 bath condo is a bargain for anyone wanting the in city lifestyle or location. Comes with one indoor parking stall and the overall condition? Fabulous!!!

The location of this home is amazing with stoney trail a heart beat away giving you access to anywhere quickly. This 2 bed condo is on the 3rd floor and gets lotsa sun. This home is amazingly clean and has insuite laundry. comes with the possibility of 2 parking stall. Call to ask for details on this.

Abbeydale $76,500

Lomond $75,000

This mobile home is located in a very nice very clean trailer park. It has an open oor plan and price includes appliances. Located on a cul-de-sac with a green-space and a pathway that leads to the club house. The clubhouse has a social room, games room and a hot-tub. Lot rental $570.

Thats right, only 75000 for this 900 sq ft home just a half hour east of Vulcan. If you like fishing, there a 3 great fishing locations with in minutes of this location. Comes with a 75x120 foot lot and a single garage. This the perfect get away for a cottage or cash in your city home and get an inexpensive retirement home. There is a K to grade 12 school close by and all the businesses to provide you daily requirements

Len T. Wong Broker

Laura oâ€™ConneLL Associate/Partner

Elbow VallEy wEst

Fantastic lot in Elbow Valley West. Close to all amenities and surrounded by nature. 10 minutes west of Calgary. Close to golf courses and shopping. Minutes to Bragg Creek! MLS#C3615055 build your drEam HomE!

$279,900

EVErgrEEn EstatEs

Victoria Park

2 bedroom condo located on the 8th floor facing city skyline. Recently painted. Newer laminate floors. Large kitchen with patio doors leading to balcony. Insuite laundry. 1 underground, heated parking stall. MLS#C3634578 in tHE HEart of tHE bEltlinE!

QuiEt location!

$598,000

$307,900

downtown

stEPs to Eau clairE!

$314,900 $374,900

A/C Executive style 1 bedroom with loft. Gourmet kitchen with upgraded stainless steel appliances with gas cooktop. Balcony overlooking Eau Claire. Roof top patio. Heated, underground parking with care wash and bike storage. Large gym with separate yoga studio, steam room and hot tub in building. Party and games room with private movie theatre. 24hr concierge service is available. MLS#C3632846

ViEws of city skylinE!

$628,800

2 storey with 3 bedrooms and 3 baths. Double attached garage. Spacious kitchen with black appliances open to great room with gas fireplace. Main floor den. Master bedroom with 4pc ensuite. Brand new shingles. Close to all amenities. MLS#C3632846 stEPs from Park!

$648,900

$449,900

brand nEw witH Panoramic ViEws!

$489,900

brand nEw landmark fairfax 2!

$689,900

landmark solar PowErEd axis 3!

$559,900

2 storey built green with high effi efficiency ciency furnace, on demand tankless hot water tank, triple pane PVC windows with Low-E emissive coating and argon gas. 3 bedrooms, 3 baths and bonus room. Birch hardwood on main flfloor. oor. Gourmet kitchen with richly stained maple cabinets with flflat at panel doors, centre island and Caesarstone countertops. Large great room with gas fifireplace. replace. 2 piece bath. Spacious master bedroom with walk in closet and 5 piece ensuite. 2 other good size bedrooms and 4 piece bath. 2 year builders warranty and 10 year New Home Warranty. MLS#C3612177

bEarsPaw

cranston

80% to 90% more energy efficient than an average new Alberta home! This home generates enough energy to meet the homes annual electricity needs. It has better indoor air quality; the heat recovery ventilator reduces allergens while saving energy by transferring heat from outgoing air to fresh incoming air. Water consumption is lowered with Kohler low flow faucets and shower heads and high efficiency toilets. This 2 storey has 3 bedrooms, 3 baths and bonus room. Beautiful kitchen with centre island and Ceasarstone countertops open to eating area and great room with gas fireplace. MLS#C3612349

Former showhome with fully developed basement. This very bright and open 2 storey home has 3 bedrooms and 3 baths with extensive upgrades & built ins throughout. Gourmet maple kitchen with granite countertops, stainless steel backsplash with centre island and breakfast bar open to large eating area. French door leading out to large maintenance free deck with gas BBQ hook up. Large master bedroom with balcony and 5pc ensuite with jetted tub, separate shower, stainless steel sinks & huge walk in closet with windows. Security camera system included. MLS#C3611961

VallEy ridgE

inglEwood

This Statesman built corner unit has 2 bedrooms & 2 baths with hardwood and ceramic tile flooring throughout. Condo features a large master bedroom with walk through his and her closets, 5pc ensuite with large soaker tub & upgraded tile throughout. Good sized 2nd bedroom with 3pc main bath. 15000 sq ft state of the art Amenities Centre/Health Club with fully equipped first class gym, steam rooms, showers, change rooms, full service Bistro and ownerâ€™s lounge with pool tables, kitchen & theatre. DT shuttle bus service. Walking distance to Bow River pathways. MLS#C3603772

Executive 2 bedroom, 2 bathroom condo in Tower II at Waterfront on the 10th flfloor. oor. Gourmet kitchen with large island with quartz countertops and premium concealed appliances behind custom millwork. Full length windows throughout. Large balcony with gasline for BBQ. Large master bedroom with 4pc ensuite with large soaker tub and separate shower. His and hers closets. 2nd bedroom is ideal for den with a cheater ensuite. Insuite laundry. 1 underground parking stall and storage locker. Fully equipped fifitness tness centre, yoga studio, indoor whirlpool and steam rooms, private movie theater and executive concierge. MLS#C3626627

Panorama Hills

somErsEt

walking distancE to scHool!

Executive custom built 2 storey split in showhome condition. Total of 4 bedrooms, main floor floor den and 4 baths. Updated kitchen with centre island, granite countertops and designer tiled backsplash open to large eating area. Large master bedroom with 4pc ensuite with jetted tub, separate shower and walk in closet. 2 other good sized bedrooms and 4pc main bath. Professionally landscaped yard and large maintenance free deck and lower patio with firepit. firepit. Basement with large media room, bar, rec and games room, storage area, bedroom and 3pc bath. MLS#C3636215

Build your dream home on this pie shaped, fully serviced lot with south facing backyard. Walkout lot potential. Stunning views of the mountains and city. Your opportunity to be part of this exclusive north west community. MLS#C3628687 surroundEd by lynx ridgE golf coursE!

$699,900

DISCOVER THE ADVANTAGE HigHland Park

QuiEt location!

$719,950

ricHmond Park

s. nd

m, 5

grEat arcHitEctural dEsign tHrougHout!

$729,900

brand nEw landmark fairfax 2!

$729,900

asPEn woods

oVEr 3000 sQ ft of liVing sPacE!

$779,900

2 storey built green. High effi efficiency ciency furnace, on demand tankless hot water and triple pane PVC windows with Low-E emissive coating and argon gas. 3 bedrooms, 3 baths and bonus room. Birch hardwood on main flfloor. oor. Gourmet kitchen with flflatat panel doors, centre island and Caesarstone countertops. Large great room with gas fifireplace. replace. 2 piece bath. Upstairs has large bonus room. Spacious master bedroom with walk in closet, 5 piece ensuite with soaker tub and separate shower. 2 other good size bedrooms and 4 piece bath. Basement is ready for development. 2 year builders warranty and 10 year New Home Warranty. Great family home. MLS#C3612376

landmark solEx 2 sHowHomE!

$729,900

2 storey with developed walkout basement, 4 bedrooms, 3 baths and bonus room. Built green. High effi efficiency ciency furnace and tankless water heater. Triple pane windows. Flex room ideal for dining room or den. Gourmet maple kitchen with centre island and granite countertops open to eating area. Large bonus room. Spacious master bedroom with 5pc ensuite with soaker tub and separate shower. 2 other good size bedrooms and 4pc bath. Fully developed walkout basement with rec room, bar, 4th bedroom and 4pc bath. Balance of 2 year builders warranty and 10 year New Home Warranty. MLS#C3622011

ViEws of downtown and riVEr VallEy!

$809,900

m closE to scHools!

$775,900

Executive 2 storey with fully developed basement is showhome condition. Total of 4 bedrooms & 4 baths. Gourmet maple kitchen with centre island, breakfast eating area with granite countertops and stainless steel appliances. Large dining room and great room with 2 storey Cathedral ceilings & gas fireplace. Gorgeous staircase leading upstairs with view of great room. Large master bedroom with sitting area and vaulted ceilings. Developed basement with large media room, 3 sided fireplace, games & rec room, office area and bedroom with 3pc bath. MLS#C3625997

2 storey home boasting over 3700sq.ft with double attached garage. Large kitchen with stainless steel Jenn-Air appliances and oak cabinets. Large deck with West facing backyard. Main floor laundry and 2 piece powder room. Grand spiral staircase leading upstairs to big master bedroom with views, walk in closet and 5 piece ensuite. Den with balcony, 2 additional spacious rooms and 4 piece bathroom. Fully developed walkout basement with 2 additional rooms, rec room with 3 sided fireplace and built in wet bar. MLS#C3629147

bankViEw

minutEs to downtown

$914,900

asPEn woods

d -E

Executive custom built 2 storey with bonus room and fully developed basement in showhome condition. 9ft ceilings on main floor. Total of 5 bedrooms and 4 baths. Formal dining room open to large gourmet maple kitchen. Breakfast eating bar with granite countertops and upgraded appliances. Large eating area and great room with gas fireplace. Built in speakers throughout both floors. Large master bedroom with sitting area, 5pc ensuite with jetted tub, oversized shower and huge walk in closet. Professionally developed basement with 2 bedrooms, family room, wet bar and 3pc bath. MLS#C3619969

ProminEncE PattErson

sunsEt ridgE

Immaculate Astoria built 2 storey with numerous upgrades! Beautiful foyer and iron staircase as you enter. Main flfloor oor den with double French doors. Kitchen is open to spacious dining and family room with gas fifireplace replace and built ins. Private fenced west backyard with large deck and BBQ hook up. 2nd flfloor oor with huge master bedroom with vaulted ceilings, 5pc ensuite and walk in closet. Two other good sized bedrooms with built in shelves and work space. 2nd flfloor oor laundry room with lots of storage and sink. Double detached garage. MLS#C3610148

VallEy ridgE

y s

Brand new custom built 2 storey attached home with fully fifinished nished basement and oversized double detached garage. 9ft ceilings on all 3 levels. 4 bedrooms & 4 baths. Gourmet maple kitchen with centre island, breakfast eating bar, stainless steel appliances, granite and designer tiled backsplash. Large master bedroom with 5pc ensuite with large soaker tub, steam shower and walk in closet. Professionally developed basement with family & media room with built in speakers, wet bar, 4pc bath, and bedroom with walk in closet. Property will be landscaped with grass & fence. Progressive 5 year warranty. MLS#C3625321

Executive 2 storey attached home with 3 bedrooms, loft and 3 bathrooms. 9ft ceilings. Gourmet kitchen with granite and stainless steel appliances. Family room with gas fireplace. Large master bedroom with 4pc ensuite. Spacious loft. 2nd floor laundry room. Basement is ready for development. Double detached garage. Quiet location. Walking distance to schools, park and transportation. Inner city living at itâ€™s best! MLS#C3634447

wEst mEadows EstatEs

bungalow witH walkout!

$1,375,000

Air conditioned bungalow with walkout basement on 2 acres with stunning mountain views. Private setting. Quad garage. 4 bedrooms, main floor den and 3 baths. 12ft ceilings. Formal dining room. Kitchen with granite countertops and stainless steel appliances. Large cathedral style sun room with heated floors and panoramic mountain views. Large master bedroom with fireplace. Walkout with recd room with wet bar, 2 additional bedrooms and infloor heat. Minutes to amenities and easy access to mountains. MLS#C3630031

Let Len and Laura and their team put their extensive experience with the Calgary real estate market to work for you.

featureproperty

Award-winning, custom-built estate in

Springbank Hill is a must-see B Y H E AT H E R R YA N

n incredible, custom-built estate home offering a rare, quiet cul-de-sac location in prestigious Spring Valley of Springbank Hill, with breathtaking unobstructed mountain views from all three levels, is a must-see for buyers. “This is a spectacular Elegant Homes Design-winning two-storey home with a one-of-a-kind location that is truly outstanding. You just won’t get a better view lot,” says Richard Kim, Re/Max House of Real Estate. “This custombuilt home has a fully finished walkout basement and boasts top-of-the-line finishings, custom built-ins and beautiful wood work throughout. “With a total of six bedrooms, seven full bathrooms and one half-bath, this

home is perfect for spacious family living, and you won’t want to miss out on this once-in-a-lifetime location,” he says. Driving up to this amazing home of more than 6,000 sq. ft. of fully developed living space on three levels (4,264 sq. ft. above grade), you’ll be greeted by beautiful landscaping and a stucco and rundle rock exterior that presents wonderful curb appeal. Inside, you’ll be wowed by the incredible attention to detail, richly toned hardwood floors, high-end finishings, the abundance of windows that bathe the home in natural light, and the open-rail custom curved staircase that adds a dramatic touch. Off the entry to the left, the main-floor den showcases some of the home’s custom built-ins with an awesome built-in wall-to-wall cabinet/bookcase and huge built-in desk. The Great Room is highlighted by a vaulted ceiling, towering two-storey windows and rock-faced gas fireplace that create an inviting space. A glass door off the Great Room leads to a huge deck where you can relax and soak up the stunning views of the hillside and Rockies. The Great Room is also open to an elegant formal dining room featuring an eye-catching coffered ceiling that defines the space, and a built-in wet bar ideal for entertaining and hosting large dinner parties.

30 • ResaleHome&CondoGuide | Volume14 Issue10

“You just won’t get a better view lot”

A chef ’s grade kitchen serves up top-of-theline Wolf, Subzero, and Miele appliances, gorgeous marbled-look granite countertops, and dark cabinets that are offset by a light-toned full-height backsplash and an expansive island. There is also a family room with a rock-faced gas fireplace, dining nook off the kitchen, halfbath, main-floor bedroom with ensuite – which makes for an ideal mother-in-law suite – a laundry room and a secondary set of service stairs to all three levels. Upstairs, there is a cosy sitting room in the loft overlooking the Great Room below, and there are four bedrooms including the spacious master suite that features luxurious his and her ensuites. The lower level walkout features more custom built-ins with a large wet bar and wine cellar, a

huge recreation room, an exercise room or games room, a nanny suite with ensuite, in-floor heating and a walkout to the lower level patio. The home also comes with double air conditioners. Residents can also enjoy a fabulous outdoor space on a huge 1,403m2 lot that includes a private outdoor recreational court/ice rink, a gazebo and extensive sandstone retaining walls/landscaping, plus there is an oversized triple-car garage. To learn more about this incredible Springbank Hill estate, contact Richard Kim, Re/Max House of Real Estate by calling 403.616.0734, or visit richkim.ca.

Volume14 Issue10 | ResaleHome&CondoGuide •

DORY CAMERON FRI CCS PROFESSIONAL REALTOR® & BROKER/OWNER

(403) 807-7193

DORY@CAMERONDISCOUNTREALTY.COM WWW. C AMERON D ISCOUNT R EALTY.COM

Two attractive commission plans to choose from! SELL-ONLY PLAN is where my listing fee is 1.25%. Compare this to the typical 3.5%/1.5% commission and you literally save thousands! If you are thinking about both selling your home and buying another one then you will want to take advantage of my $1,795 BUY & SELL PLAN where my listing fee is only $1,795 instead of the typical 3.5%/1.5% commission and you will save even more! In both cases you will want to offer the typical 3.5%/1.5% to the buyer’s realtor to encourage maximum exposure to all Realtors® and the MLS® market. All fees paid from the sale proceeds - no fees upfront! Fees subject to GST.

SAVE THOUSANDS IN REAL ESTATE FEES LISTING FEE AS LOW AS... $1795. • Full MLS® Professional Service…Always! • Unique commission plans - save thousands - fees from

$1,795!

• Each home staged and photographed to attract serious buyers. • Full marketing package for each of my listings includes internet marketing, magazines, feedback from showings, virtual tours and more! • Not only award-winning Realtor® but also a Broker with a Fellowship in Real Estate (FRI) and a Certified Professional Stager (CSP).

www.CameronDiscountRealty.com I’ve sold over 125 homes sold in 2012 and 2013…all of my clients saved thousands! PANORAMA HILLS CONDO

KINGS HEIGHTS BUNGALOW

PANORAMA HILLS - EXECUTIVE

$202,900

$609,900

$779,900

Contemporary 1 bedroom condo features open concept, laminate flooring, sleek maple cabinetry and stainless steel appliances. Good-sized one bedroom with large walk-in closet. In-suite laundry comes with stacking washer & dryer. Large balcony off living room makes a great outdoor living room. Gas bbq hook up. One outdoor parking stall. Condo fees only $196/mo and include heat & electricity! Very quiet location.

2 + 2 bedrooms, 2 ½ baths, professionally developed walk-out basement with wet bar, beverage fridge and wine cooler, sunny south pie lot, raised, vaulted celings, skylights, super-open concept, sleek laminate compliments rich cherry cabinetry throughout, granite & stainless, meticulously maintained, quiet location.

Extensively upgraded 2,576 sq ft, 4 + 1 bedroom executive two-storey situated on south pie lot on quiet cul-de-sac. Mature landscaping includes large treed back yard. Impressive millwork and custom built-ins throughout, pillars, art niches. Two fireplaces, main floor living room & formal dining room (high end dining set included). Huge master bedroom with sitting area. Spiral staircase. Extraordinary basement development with projector/screen, custom bar & pool table accented by fibre-optic lit ceiling - truly amazing to experience! Heated garage.

CRESCENT HEIGHTS

PRIVATE, TREED OASIS! COLLINGWOOD

HUNTINGTON HILLS BUNGALOW

$749,900

$779,900

$399,900

Truly one-of-a-kind custom renovation - bungalow with loft - Rundle rock fireplace, Acacia hardwood, cathedral ceilings, iron railings, large kitchen, full bath on main with bedroom or Lot master bedroom with full ensuite. Lot-style den, new furnace, prof developed bsmt, rustic barn doors Contact me today to view!

Nestled in a park-like setting - 1,237 sq ft bungalow on large treed lot features total 3 bedrooms, open beam vaulted ceilings, wall of windows overlooking large deck surrounded by trees, custom kitchen, skylights, iron railings, wood feature walls, two fireplaces, luxurious private ensuite and walk-in closet, double tandem garage and more. One of a kind!

3 + 1 bedroom bungalow, 2 full baths, sleek laminate & ceramic tile throughout, wood-burning fireplace, newer kitchen cabinetry, huge living room and dining room windows, updated lighting, neutral décor, oversized single garage, quiet location, excellent layout for basement suite with wiring in place, new roof! won’t last!

zone

COMMUNITIES & MLS NUMBERS

DEERFOOT TR STONEY TR

Monterey Park

16 AV Abbeydale

Applewood

olivera (Hollie) Winkelaar

moRtgAgE SpECIALISt

get your home equity working for you - call me and ask about the RBC Homeline plan and find out how it can work for you Advice you can bank on.

587-284-4134 olivera.winkelaar@rbc.com Language: English, Serbian, Romanian, Croatian

Abbeydale....................................664 Albert Park...................................730 Applewood ..................................768 Calgary International Airport ....624 Castleridge ..................................676 Castleridge Estates .....................678 Coral Springs ..............................688 Deerfoot/Skyline Ind Park ..........615 Dover ...........................................738 Dover Glen ..................................736 Eastfield .......................................748 Erin Woods ..................................740 Falconridge ..................................680 Fonda ...........................................726 Forest Heights .............................762 Forest Lawn.................................764 Franklin/Meridian Ind Park........630 Horizon Industrial Park ..............640 Jacksonport..................................690 Marlborough ...............................660 Marlborough Park .......................662 Martindale ...................................682

Mayland Heights ........................600 Mayland Heights East ................604 McCall/Airways Ind Park ...........610 Monterey Park .............................670 Penbrooke....................................766 Pineridge .....................................668 Radisson Heights ........................728 Red Carpet/Mountview Mhp.....770 Rundle .........................................666 Saddle Ridge ...............................645 Southview....................................732 Saddle Ridge Ind ........................625 Stoney Industrial/Westwinds .....625 Skyview Ranch ...........................692 Stone Gate Landing ...................691 Sunridge Industrial Park ............635 Taradale .......................................684 Temple .........................................674 Valleyfield ....................................744 Vista Heights ...............................605 West Dover ..................................734 Whitehorn ...................................672

Volume14 Issue10 ResaleHome&CondoGuide â€˘

homebuyers’help

Using your home equity to

finance a renovation

s a result of ever-increasing home prices, many Canadians find themselves sitting on an unprecedented amount of equity in their homes. Some are using it to help afford a larger home, or downsizing and enjoying their new-found savings. But a record number of Canadians are saying, “I like where I live, but I could sure use a new kitchen,” or alternately, buying a fixer-upper and renovating it to their tastes. Let’s say you’ve concluded that a home renovation is right for you. Now ask yourself, “How am I going to pay for it?” An option is to take advantage of the equity in your home as a source for financing home improvements. Does this mean you have to re-finance and get a new mortgage to access that untapped equity? Not exactly – you will have to refinance your home, but instead of getting a new mortgage you may want to consider using a Line of Credit (LOC) instead. There is a significant difference between refinancing for a mortgage and a LOC. When you refinance your house and get a new mortgage to access your latent equity, you will have to pay principle and interest on the entire amount of the new mortgage, from day one – regardless of whether you use it all or not. Let’s look at an example of a couple who has an $800,000 house. Suppose the current mortgage is $300,000 and they are looking to spend about $200,000

on a renovation. If they were to use a new mortgage to access the additional $200,000, their new mortgage would be $500,000. If they are like most couples, a renovation that size would happen over a period of time so they wouldn’t actually need the entire $200,000 right away. However, if they arranged a new mortgage, they would have to start paying principle and interest on the entire amount of the new $500,000 mortgage from the first day that the funds were advanced. This process could be further complicated by the fact that, in order to get an advantageous rate, they would want the new funds to be added onto the first mortgage instead of being placed

LANDAN REAL ESTATE

Don Lothian lothiandon@gmail.com www.calgaryrealestate.org

$429,900

PINERIDGE BEAUTY

Wow! One of a kind 1 & 1/2 story home with tons of upgrades and updates! New shingles, soffits and facia (2014), cork flooring in kitchen, beautiful Ikea wood kitchen with large breakfast/work island, newer furnace and hotwater tank, laminate floors, warm gas fireplace, all opening windows replace in 2010, and more. Basement has been renovated in the last year including bathroom, carpet and tile. 24’x 24’ insulated garage with new door. Paved lane, RV parking. very nice, mature landscaping with patio and firepit.

102, 279 Midpark Way SE Calgary AB, T2X 1M2

$718,888

UPGRADES GALORE

Mt Douglas Estates. Stunning! Brand new hardwood on main floor! So new you can pick your colours. Brand new dishwasher. Lots of upgrades in this quiet cul-de-sac home backing south on the quiet, treed green corner of the school yard. Professionally landscaped yard with waterfall fishpond, fish included. Gourmet kitchen featuring moca glazed maple cabinetry, granite counters and large work plus breakfast bar island. Excellent lower level development with dry bar, gas fire place in rec room, full bath and 4th bedroom complete with heated floors. Short walk to the Bow River pathway system with amazing sunsets over the Rocky Mountains!

$900,000

McKenzie First Lake Access home! Maple Cabinets, granite counters, lots of beautiful hardwood, sunny, quiet west yard on green walkway to dock with shared paddle boat. (Only 10 homes). Main floor den, private parents retret with cozy fireplace. Professionally developed down. This really is by far the best value lake access home in southeast Calgary!

For more information on current listings - or to chat directly anytime, please call Don at 403.256.3888 or 1.800.661.6262 34 • ResaleHome&CondoGuide | Volume14 Issue10

VERY BEST BUY!!

BASED ON CALGARY MARKET SHARE

as a more expensive second mortgage. This may result in a payout penalty on the first mortgage if it is cancelled and replaced by a new one. Now let’s consider the use of a LOC instead. If the couple in our example qualified for the payments, lenders will offer up to 80 per cent of the value of their home in the form of a home equity LOC (anything beyond 80 per cent would need to be insured). Eighty per cent of an $800,000 home would represent a loan amount of $640,000. If, in our example, this was set up in the form of a LOC instead of a mortgage, the lender would arrange a new LOC to go behind the existing first mortgage. The existing mortgage of $300,000 would stay intact (with no penalty) and a LOC of $340,000 would be registered behind it at the bank’s prime rate. The key with a LOC is that, regardless of how much the line is set up for, you only pay for the amount advanced at the time it is advanced – and, if you choose to, you can pay interest only. In other words, our couple could have a LOC established in the amount of $340,000 and only need $50,000 the first month. They would only be obligated to make “interest only” payments on the $50,000. This would be significantly cheaper than the principal and interest payments required if they had refinanced into a new mortgage instead. Ah, but you say, why set up the LOC for $340,000 when they don’t need that much money? Well, here’s the beauty

Remax Properties Independently Owned & Operated

of a LOC versus a mortgage – once the line is set up, it represents the amount of money you can access, but you only pay interest on the actual amount you advance. Unlike a mortgage, you can pay off a LOC at any point with no prepayment penalties. As for the excess amount of funds that you don’t need today – well, as long as you can be disciplined not to use it to subsidize lifestyle – creating a LOC today to help you access funds for the future is not a bad idea. Since you are going though the process of setting up the line in the first place – which means you will incur certain fees such as legal and appraisal (the same costs involved with setting up a mortgage) – you may as well qualify for the maximum. That way if an investment opportunity arises in the future, or you decide to do another renovation, or even just a rainy-day fund, you’ll have it in place.

Peter is founder of the Peter Kinch Mortgage Team and the PK-Approved group of Dominion Lending Centres mortgage brokers across Canada, and he is co-owner of Pacific Bridge Mortgage Investment Corp. Feel free to forward any questions directly to Peter at pkinch@peterkinch.com

Rahim (R.D.) Dhanji (403) 837-8789

rd@remax.net w ww . R a h i m D h a n j i . c om

Taradale $229,800

• 2 bedrooms, 2 bathrooms, with underground parking • 875 square feet built in 2007 • 3rd floor unit • Condo fees includes all utilities • All kitchen appliances and washer & dryer included • Close to all sorts of amenities such as schools, shopping, restaurants, grocery stores, transportation, Genesis Center, New LRT, Stoney Trail, & much more • Quick possession available

“Exceptional Service,Outstanding Results” Temple $289,900

d l o S

• Fantastic Price for this 2 storey, 1250 square feet, single detached family home • The bright main floor consists of a large living room, a spacious kitchen (all appliances included), a good sized dining area, & a 2 piece guest bathroom. • Upstairs, you’ll find a generous size master bedroom, 2 additional bedrooms, and a 4 piece bath • There’s a Complete Separate Side Entrance to the unspoiled Basement. • West facing backyard with a large covered deck & the back alley is paved

Panorama Hills $529,900

Skyview Ranch $619,777

• Beautiful home being offered for sale by the original owners for the first time • 1,853 square feet, 2 storey home, built in 2007 • 3 bedrooms up with 2 bathrooms and a bonus room. The master bedroom comes with an ensuite (heated floors) & separate walk-in closet • Huge kitchen with stainless appliances (gas stove & water/ice fridge), tons of cupboards & counter space, ceiling height cabinets, & a pantry • Luxuries include: air conditioning, 9 foot ceilings, gas fireplace, built-in speakers, & much more.

• Brand New, 2400 square foot, 2 storey home • 4 bedrooms upstairs (2 master bedrooms both with their own ensuite baths) with a bonus room • Fantastic kitchen with dark brown cabinets, stainless steel appliances, & granite countertops • Features include hardwood floors, main floor laundry, gas fireplace, double attached front garage, & much more • Fully finished basement with separate entrance

Volume14 Issue10 ResaleHome&CondoGuide •

TRANS CANADA HI Crestmont

zone

SARCEE TR

COMMUNITIES & MLS NUMBERS

Upper Scarboro

West End

Erlton Mission

GLENMORE TR

Roxboro Parkhill / Stanley Park

Garrison Green

Altadore/River Park ....................019 Aspen Woods .............................073 Bankview .....................................015 Bayview .......................................129 Bel Aire ........................................110 Braeside .......................................135 Bridlewood ..................................161 Britannia ......................................105 Canyon Meadows .......................125 Canyon Meadows Estates ..........127 Cedarbrae ....................................145 Cfb Currie ....................................020 Chinook Park ..............................117 Christie Park ...............................052 Cliff Bungalow ............................004 Coach Hill ...................................049 Connaught ..................................003 Cougar Ridge ..............................071 Crestmont ...................................081 Discovery Ridge ..........................070 Downtown ..................................001 East Village ..................................006 West End .....................................012 Eagle Ridge .................................119 Eau Claire ....................................002 Elbow Park...................................005 Elboya ..........................................103 Erlton ...........................................101 Evergreen ....................................157 Evergreen Estate .........................151 Garrison Green ...........................024 Garrison Woods ..........................018 Glamorgan ..................................045 Glenbrook ...................................043

olivera (Hollie) Winkelaar

moRtgAgE SpECIALISt

Whether you are purchasing, renewing or refinancing your mortgage, the biggest decisions you face is choosing between a fixed or variable rate mortgage. Call me to learn more about it.

587-284-4134 olivera.winkelaar@rbc.com Language: English, Serbian, Romanian, Croatian

Glendale ......................................041 Haysboro .....................................121 Kelvin Grove ...............................115 Killarney ......................................027 Kingsland ....................................113 Lakeview .....................................031 Lakeview Village .........................033 Lincoln Park ................................021 Lower Mount Royal ....................010 Mayfair.........................................111 Meadowlark Park ........................109 Millrise .........................................153 Mission ........................................014 Mount Royal................................007 North Glenmore Park .................022 Oakridge......................................143 Oakridge Estates ........................141 Palliser..........................................133 Park Hill/Stanley Park .................104 Patterson ......................................047 Pump Hill ....................................131 Richmond ....................................029 Richmond Hill.............................057 Rideau Park .................................102 Rosscarrock .................................037 Roxboro .......................................100 Rutland Park ................................028 Scarboro ......................................011 Shaganappi .................................025 Shawnee Slopes ..........................151 Shawnessy ...................................155 Signal Hill....................................053 Signature Parke ...........................055 Silverado ......................................165 Somerset......................................159 South Calgary .............................017 Southwood ..................................123 Springbank Hill...........................065 Spruce Cliff..................................023 Strathcona Park ...........................051 Sunalta.........................................009 The Slopes ...................................067 Upper Scarboro ...........................013 Victoria Park ................................008 West Springs ...............................075 Westgate ......................................039 Wildwood . ..................................035 Windsor Park ...............................107 Woodbine ....................................147 Woodlands...................................139

36 â€˘ ResaleHome&CondoGuide | Volume14 Issue10

Meadowlark Park

Kingsland

MACLEOD TR

SPRUCE MEADOWS TR

Moving by the book

hen hiring a professional mover, you expect to have your possessions packed and/or transported safely. However, sometimes movers may be unable to take some of your belongings onto their truck. Federal and provincial regulations prohibit us from transporting hazardous materials like propane canisters, full gasoline cans, paints, solvents, firearms or anything deemed to be a “hazardous material.” Movers also establish their own guidelines. At Two Men And A Truck - Canada, it is challenging for us to secure plants on our trucks and we prefer not to move valuables such as jewelry, stocks, bonds and cash, as examples. Common sense dictates that these are items you would want to take yourself. If you have items of extraordinary value such as paintings, sculptures and antiques, let your mover know ahead of time. The issue here is insurance, and the basic package your mover offers may not cover these exceptional goods. Although we don’t offer additional insurance to cover these at our company, we can arrange for it. You can also check with your own insurance company about covering these special items; your homeowner’s policy may have a rider for goods in transit. If it does, there’s no need to reinvent the wheel. It is still critical to know and understand how much insurance your moving company carries. Alberta’s Conditions of Carriage requires movers to insure at least $0.60 per pound per article when moving long distance and $0.30 per pound when moving locally. At Two Men And A Truck - Canada, you are insured up to $250,000, which is far greater than the minimum. We also offer replacement cost with a $250 deductible.

makeyourmove

Large and awkward items like pianos and pool tables are a challenge. We move them every day, but it takes planning, muscle power, heavy-duty dollies and a truck with a lift gate. In a highrise, reserve the elevator for the day and time of your move. Right up front, you should determine how this process works. Let your mover know where the loading and unloading zones are, or whether they will have to walk items through the lobby to get to the elevator. The more your mover knows ahead of time, the more accurate their estimate will be.

Chuck Resnick is vice-president of marketing and operations, Two Men and a Truck Canada. twomenandatruck.ca

Alnoor Velji COMMITTED TO EXCELLENCE SINCE 1989

av2020@telus.net 403.560.3335

http://www.calgaryhometeam.ca # 1 Re/max ofﬁce in the world* 1999-2010

*Based on Closed Transactions

Re/Max Real Estate (Central) • 403-216-1600 • 206, 2411 - 4th St NW, Calgary, AB, T2M 2Z8

TEMPLE BILEVEL DUPLEX $259,900

FALCONRIDGE $309,900

IRRICANA COMMERCIAL LOT $99,900

IRRICANA COMMERCIAL BUILDING $375,000

SOLD

C/S Vacant for immediate possession, 2 bedrooms, 1 ½ baths with 2 pc Ensuite, fire place, balcony, main floor laundry. Freshly painted, new flooring. Call now.

Fully developed 2 storey with 3 bedrooms, 2 bathrooms, nice big living room, big kitchen with eat in area, finished basement with rec room. Close to all ammn. Call now.

HARVEST HILLS $459,900

Excellent for owner/operator. Almost ½ acre with 2780 sq/ft of building with offices and warehouse space with over head doors. Only 20 mins from Airdrie. Call now for further details.

Built your own business on this 130 x 76 ft lot in this business district of irricana. All the services are at the lot line.call for further details.

Wow! Over 2200 sq/ft fully developed 2 storey with sunroom. Main floor living room with open ceiling to above, door to sunroom with heat and vent. 3 Bedrooms upper with full ensuite, finished basement with rec room, steam shower and much more. Wont last. Call now.

Volume14 Issue10 ResaleHome&CondoGuide •

IN THE MARKET FOR A

NEW HOUSE

OR A CONDO?

We think finding a home is a lot more than simply finding the right property. Thatâ€™s why we put you right in the middle of the search process.

Search your favorite neighbourhood

Find out about nearby services and amenities

View new construction projects and register to get the latest info

Visit the new real estate section on canpages.ca and start looking for that special place. Powered by

38 â€˘ ResaleHome&CondoGuide | Volume14 Issue10

s fo

mortgageadvice

Why you should pay attention to the Bank of Canada B Y A LY S S A R I C H A R D

very six weeks, you may notice news headlines along the lines of “Bank of Canada holds key interest rate at one per cent.” The articles often discuss the overnight lending rate, how the economy has shaped the central bank’s decision to either change it or not change it, and how the monetary policy has been updated. It’s a lot of information packed into one article, so don’t feel bad if some of it goes over your head at first. However, if you have a mortgage – particularly a variable-rate mortgage – you may want to add a calendar reminder for each of these announcements. Why? Well, because if the overnight lending rate goes up, so could your monthly mortgage payment. To explain how this works, let’s start with some background information. The overnight lending rate is the interest rate at which banks borrow and lend money to one another, to cover the transactions they make each day. Changes to this interest rate can directly result in changes to other interest rates, such as for consumer loans and, you guessed it – mortgages! This is because each bank’s prime rate is attached to the overnight lending rate. So, as an example, if the overnight lending rate goes up by 0.50 per cent, your bank’s prime rate will also go up by 0.50 per cent. And if you have a variable-rate mortgage, which is attached to prime rate, your mortgage rate and payment will follow suit. Let’s assume you bought a home for $400,000, put down 10 per cent and amortized your mortgage loan over 25 years. If your bank gave you a five-year variable-rate mortgage of prime minus 0.50 per cent (currently that would be 2.50 per cent), your monthly mortgage payment would be $1,651. If, at any time during that five-year term, the overnight lending rate went up by one per cent, your bank’s prime rate – and therefore your mortgage rate – would also go up by one per cent (so you’d be up to 3.50 per cent). At that rate, your monthly mortgage payment

would be $1,841, which is an additional $190 per month or $2,280 per year you’d need to find in your budget to pay for. As of the latest BoC rate announcement, the overnight lending rate has sat at one per cent for four years straight, and economists predict it will remain unchanged until at least mid-2015, so you may not need to worry about this for a while. However, the one thing you should be aware of is that interest rates will undoubtedly go up, not down – so you may want to pay attention to what the Bank of Canada says in its announcements, and prepare your budget for what’s to come.

Alyssa Richard is the founder and CEO of ratehub.ca, a mortgage rate comparison site that aims to empower Canadians to make smart financial decisions

Call 403-863-1293 today!

Need a mortgage? Self employed? New to Canada? Vacation homes? Rental purchase? Refinance for debt management? My experience and service will work for you.

Mortgage SpecialiSt 5015 Centre Street NW, Calgary AB T2K 0S9 Fax: 403-202-2182 Email: loriames@gmail.com

Five year fixed rate 2.94% all subject to change, lender qualifications will apply Volume14 Issue10 ResaleHome&CondoGuide •

zone

COMMUNITIES & MLS NUMBERS

Acadia ................................................215 Auburn Bay .......................................365 Chaparral ...........................................280 Chaparral Valley ................................285 Copperfield .......................................355 Cranston ............................................360 Deer Ridge ........................................265 Deer River Estates.............................272 Deer Run ...........................................270 Diamond Cove ..................................252 Douglas Glen ....................................320 Douglas Ridge ...................................330 Douglasdale Estates .........................325 Fairview .............................................210 Foothills Industrial Park ...................340 Highfield............................................205 Inglewood .........................................200 Lake Bonavista ..................................235 Lake Bonavista Downs .....................245 Lake Bonavista Estates .....................240 Legacy ................................................295 Lynnwood Ridge ...............................300 Mahogany .........................................375 Manchester........................................207 Maple Ridge ......................................230 Mckenzie Lake ..................................335 Mckenzie Towne ...............................345 Midnapore .........................................255 New Brighton....................................350 Ogden/Lynnwood.............................305 Parkland .............................................260 Quarry Park .......................................315 Queensland .......................................250 Ramsay ..............................................202 Riverbend ..........................................310 Seton ..................................................370 Sundance ...........................................275 Walden ...............................................290 Willow Park .......................................220 Willow Park Estates ..........................225

MARQUIS OF LORNE TR

MACLEOD TR

DEERFOOT TR

olivera (Hollie) Winkelaar

moRtgAgE SpECIALISt

Your new home doesn’t come with mortgage advice. I do, call me and I will provide you with real solutions whenever you need it.

587-284-4134 olivera.winkelaar@rbc.com Language: English, Serbian, Romanian, Croatian

40 • ResaleHome&CondoGuide | Volume14 Issue10

quicktips

Cost-effective organizing BY HELLEN BUTTIGIEG

rices keep going up and up, so when you’re cutting costs, why not cut clutter at the same time? You don’t need to spend your hard-earned money on expensive storage solutions. Chances are, you may have the thrifty answers in your home already!

Use what you have. Before rushing out to buy bins and baskets, look around your home for things you can repurpose: ›› Egg cartons or ice cube trays can be used to organize earrings, cuff links or hair accessories. ›› Empty plastic baby wipes containers can be used to store crayons and markers, first aid supplies or sewing supplies, and they stack easily on a shelf. ›› Empty baby food jars can be used to keep touch-up paint, spare buttons, or screws and nails. ›› The large clear plastic containers that you can buy prewashed salad in are perfect for storing shoes, keeping them visible yet dust-free. They are also useful for storing yarn and other craft supplies by colour; the clear boxes let you see your materials at a glace and they are easily stackable on a shelf.

Use the clear plastic containers that you buy pre-washed salad in to store yarn and craft supplies. The clear boxes let you see your materials at a glace, and they are easily stackable on a shelf

Corral coin clutter. Do you have loose change in every part of your home, from your junk drawer to the kitchen counter? Grab a clear jar and label it “fun funds.” Now you have a designated place to deposit those coins, both reducing clutter and creating a little nest egg. Once the jar is full, treat yourself to a small indulgence and then begin again. You might even want to create individual fun-fund jars for each family member to encourage saving while keeping coin clutter at bay. Zip-lock bags – the cost-effective cure-all for clutter. Plastic bags that zip shut are for more than just keeping sandwiches fresh. Use the large ones to store shoes when traveling so that they don’t soil your clothing. Use the small ones to organize the contents of your drawers by storing like with like. Place elastic bands in one bag, cotton swabs in another. Use them for band-aids, cosmetic sponges and bobby pins. Items remain sorted, clean and dust-free. Bonus: no need to label because you can see the contents clearly. Save a tree. Want to reduce the amount of paper piling up in your office, and save trees and money as well? Pull the paper out of your printer and store it in a file folder across the room. Although this may seem counter-productive, you will actually be saving time in the long run. By making it less convenient to print, you will begin to print more consciously and less often. As a result, you’ll have fewer papers to pile, sort through and file later, and you’ll spend less money on print cartridges and paper. Go on a non-shopping spree. If you can’t seem to go to the store without bringing something home, even if you don’t need the item, perhaps it’s time to take a break from shopping. For the next three months, go on a consumer diet; challenge yourself to buy only the necessities. Not only will you be saving money but excess things won’t be accumulating, and you may actually find you feel better in your space.

Hellen Buttigieg is a certified professional organizer, life coach, TV host, owner of We Organize U and author of the best-seller, Organizing Outside The Box. For tips on getting organized, visit WeOrganizeU.com and sign up for the free newsletter.

Volume14 Issue10 ResaleHome&CondoGuide •

homesweethome

Housing affordability, mortgage rates and your future B Y LY D I A M C N U T T

f you’re shopping for a home in any of Canada’s larger markets, you’re likely experiencing some sticker shock. But good news – housing affordability has improved slightly in the second quarter of 2014, according to RBC Economics’ latest Housing Trends and Affordability Report. It’s not that the price of homes has dropped – in fact, prices have actually increased. Rather, it’s the record-low mortgage rates that have tempered Canada’s high cost of housing. Unfortunately, this is also the variable in the equation. The housing affordability index captures the proportion of pre-tax household income required to own and operate a home at current market value. The greater the measure, the worse the affordability. For example, a measure of 50 per cent means owning a home – including mortgage payments, utilities and property taxes – will eat up 50 per cent of a typical household’s pre-tax income. According to the report, the affordability measure declined by 0.9 percentage points from the first quarter of 2014 to 48 per cent for two-storey homes; dropped by 0.6 percentage points to 42.5 per cent for detached bungalows; and fell 0.4 percentage points to 27.4 per cent for condominium apartments. To put these numbers in perspective, when you’re applying for a mortgage, lenders add up your housing costs and calculate what percentage they are of your gross monthly income, known as your Gross Debt Service ratio (GDS).

“Longer-term rates will begin to rise later this year in anticipation of a return to tightening mode by the Bank of Canada in 2015,” says RBC Economics’ latest Housing Trends and Affordability Report. 42 • ResaleHome&CondoGuide | Volume14 Issue10

According to Canada Mortgage and Housing Corp., to be considered for a mortgage, your GDS should be 32 per cent or less of your pre-tax household monthly income. What does this mean for homebuyers? Quite simply, they’ll have to increase their income, or decrease their housing budget – and expectations. If you’re dreaming of a single-detached, two-storey life, be prepared to spend 48 per cent of your pre-tax income, providing you earn at least an “average” income. After taxes and living expenses, that doesn’t leave much for your rainy-day fund, never mind retirement in 35 years! Now to add a little lighter fluid to this already burning issue of housing affordability – the mortgage rate factor. Yes, rates still sit at record lows, but not for long, according to the report. “Longer-term rates will begin to rise later this year in anticipation of a return to tightening mode by the Bank of Canada in 2015. While continued growth in household income will provide some offset, we expect rising rates to erode housing affordability

Sure, today you may be able to afford your dream home at an interest rate of 2.99 per cent, but in ﬁve years when it’s time to renew at 5.99 per cent, can you still afford to make those mortgage payments? across Canada and weigh on homebuyer demand. The effect will be gradual and unlikely to unhinge either overall affordability or the market, thereby leading to a cooling of activity as opposed to a US-style crash.” So what can you do to insulate yourself from the looming threat of rising rates? Simple – plan ahead. Stresstest your mortgage against a higher rate before you commit to any purchase. Sure, you may be able to afford your dream home at today interest rate of 2.99 per cent, but in five years when it’s time to renew at 5.99 per cent, will you still be able to make those mortgage payments? Wait now – before you sign on the dotted line, did you factor in your other expenses? Do you have student loans? Do you drive a car? Do you expect to eat on a daily basis? Do you have kids, or are you planning to in the future? Do they expect to eat too? And don’t forget about those retirement savings!

Consult a financial adviser to help you determine what will work within your budget – or if you haven’t already done so, create a budget. With a clear view of the big picture, it’s easier to plan ahead and purchase a property with confidence. Buying a home is hugely rewarding, providing you’re prepared. Do your homework well in advance, and come those Bank of Canada rate announcements or mortgage renewal time, you won’t break a sweat. Lydia McNutt is an award-winning writer and editor of Resale Home & Condo Guide and New Condo Guide. Lydia’s love of architecture, interior design and the written word have landed her happily at home at Wall2Wall Media, where real estate rules. Email Lydia.McNutt@wall2wallmedia.com, and follow her on Twitter @LydiasTweets

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403.690.6023

Info@proeliteinspections.com www.proeliteinspections.com

Volume14 Issue10 ResaleHome&CondoGuide •

out of town

regional map

27 766

Didsbury

2A 562

2 Carstairs

Cremona

806

581

Carbon

575

Crossfield

766 772 567

Airdrie

Irricana

567

Dalroy

791

Chestermere

CALGARY

Lyalta Strathmore

569

Shepard 791

22X

Standard Hussar 1

549

Blackie

542

Milo

24 842

540

Cayley 22

Bassano

842

High River

541

Cluny

547

Longview

547

Arrowwood

543

Gleichen

Mossleigh

797

549

Okotoks

817

Carseland

552

561

22X

Dalemead DeWinton

Black Diamond Turner Valley

564

Langdon

8 Bragg Creek

534

Vulcan 531

Nanton 2

533

527

520

44 â€˘ ResaleHome&CondoGuide | Volume14 Issue10

842

Keoma

566

Delacourt

Bearspaw

840

Rockyford

Katherine

Balzac

Cochrane

Beieker

574

Acme

Champion

529

Stavely Caramangay

Claresholm

520

Gleniffer Lake • Gull Lake • Sylvan Lake • Invermere/Columbia Valley • Okanagan Region • Vancouver Island

british columbia & alberta

Real PRoPeRties october & NoVeMber 2014

LEVEL ENTRY RANCHER WITH

$599,900 - 614 Parkway

PLUS a 2-bedrm In-law and many extras in q High quality finishing, open floor plan-c landscaped lot, 2 decks & patio, skylights, plu

recreationproperty

Call Nancy Direct

(250

Nancy Vieira

Winterizing your summer home

o you feel that? There’s a recognizable chill in the air. Fall’s back with its shorter days and changing leaves. It’s time again to shut down the summer home for the winter months, until spring rears its head again. You spend so much time and money on your recreation property, that it only makes sense to do all you can to protect it. By being as thorough as possible, you’ll not only keep out the weather and little critters, but according Desjardins Insurance, you’ll also keep your property insurance costs down by reducing the chance of damage over the winter and any resulting claims.

Fall’s back with its shorter days and changing leaves. It’s time again to shut down the summer home for the winter, until spring rears its head again next spring.

AUTUMN CHECK LIST: TAKE A GOOD LOOK AROUND YOUR ENTIRE PROPERTY. Identify anything that

may need to be repaired before you close for the season, and make sure there’s time to get it done. A good example is roof repairs, because snow and ice over the winter can make the problem of a leaky roof much worse.

ANIMAL- AND WEATHER-PROOF THE PLACE:

» Clean out the gutters and the chimney. Before you leave for the season, be sure to cover the chimney to keep out the weather and animals. » Check for and seal any small openings. » Secure and seal all the windows and doors. MAKE YOUR CABIN BURGLAR-PROOF. Ultimately, you want to make your place as uninteresting as possible. If you have a gate at the entrance of your driveway, chain it up. Tidy up outside, packing up all outdoor furniture and removing any fire hazards. Inside, close your blinds, curtains and shutters. CLEAN OUT YOUR KITCHEN AND FRIDGE. Canned food can expand and possibly explode over the winter, and other food items can attract rodents. Leave your cupboards spotless so that you won’t come back to any surprises in the spring. If you’d rather not bring it all the way back to the city, consider throwing an end-ofseason party for your neighbours, or donate unused food to a local food-bank. TURN OFF THE WATER, ELECTRICITY AND IN SOME CASES, NATURAL GAS.

Be sure to drain the pipes to prevent freezing and cracking. Pouring environmentally friendly non-toxic antifreeze (used in RVs) into your toilets is a good idea if you’re unable to drain them completely. LAST BUT NOT LEAST... Enjoy the winter!

For more tips on how to save money on your recreation property insurance, visit Desjardins Insurance at desjardinsinsurance.com. NC

46 • ResaleHome&CondoGuide | Volume14 Issue10

Victo

Virtu

CHER WITH WALK-IN BASEMENT

PRICELESS TREASURE OFFERED!

- 614 Parkway Place, Colwood

$349,900 - 7230 Sea Cliff, East Sooke

many extras in quiet and picturesque surroundings. n floor plan-car garage plus ample driveway, tio, skylights, plus so much more.

Nancy Vieira

(250)514-4750

Call Nancy Direct (250) 514-4750

Victoria 250.384.8124 • West Shore 250.478.9141 • Sooke 250.642.3240 • Cobble Hill 250.743.3838

Virtual tours at www.nancyvieira.com • info@nancyvieira.com • Toll Free1.800.665.5303

for Victoria & Southern Vancouver Island

$155,000 Mobile! Duplex! Or Build Your Own Single Family Home!

VICTORIA $189,000 Building Lot 1.40 Acres Walk To Beach!

$215,000, 1 bed plus den, lower level condo, underground parking, monthly fee $151

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$230,000 2 Bed/1 Bath, ocean views, lower half duplex

$229,900 0.39 Acre building lot, stunning ocean views

$245,000 2 bed 2 baths. Private view deck to enjoy the sunshine

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$100,000 2 Bed/2 Bath Pad Rent $445 Huge fenced private yard.

FRENCH BEACH

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ISLAND LIVING AT its BEST! Make this the best move of your life!

$249,900, 7 bed 3 bath includes 2 bedroom suite Short stroll to Oceanside

SOOKE $279,900 1 bed/ 1 bath Oceanviews plus Marina Monthly Fee $151

$289,900 3 Beds plus den/loft Master with ensuite Double garage! Strata Fee $173

MALAHAT

$275,000 3 bed/ 2 bath Home + Revenue Cottage! Ocean Views and walk to beach!

PORT RENFREW

NEW PRICE

$279,900 5 Acre lot Oceanfront Acreage

NEW PRICE

LEGAL DUPLEX 2 UNITS

$649,900. Log Home with revenue cottages and huge shop on 6 riverside acres

$599,000 3bed/3bath upper levels, 2bed/1 bath lower level,ocean views.

$524,900 Huge Shop/ 2 oversized bays! 0.82 acres two separate lots! Two homes plus RV Sites.

NEW PRICE

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PORT RENFREW

$499,900 6 Greenhouses on 8 Acres, Sun all day long/25 GPM Well

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$380,000, Several cottages and RV with 10 acres overlooking the Port Renfrew ocean.

REVENUE!

COBBLE HILL

$427,600 Monthly Fee $265, 3 Bed 3 Bath Master Bedroom on Main

PORT RENFREW

SOOKE $370,000 3 Bed/3 Bath, upper half duplex (2 storeys) ocean views.

$299,900 4 bed 3 bath with unfinished basement

MILLBAY

$299,900 3 bed 2 bath plus shop, sunroom out front

OCEANVIEWS

PORT RENFREW

SOLD

COLWOOD

ira

PORT RENFREW

Tranquil views of Whiffen Spit & Sooke Harbour from this .26 ACRE sunny south oceanfront lot. The Silver Spray Development has wonderful plans which will only increase your investment. City water & hydro at lot. Southern tip of Vancouver Island.

$868,800, 2 Bed 1 Bath, European Custom Design Cottage, 3.70 rugged oceanfront acres

$1,850,000, Certified Organic 21 Acre Farm 2010 Executive Home with suite. Plus Barns, Shop, Mobile Home.

Virtual tours at www.nancyvieira.com • info@nancyvieira.com •Toll Free 1.800.665.5303 Victoria 250.384.8124 • West Shore 250.478.9141 • Sooke 250.642.3240 • Mill Bay 250.733.0770

lifestyles

Waterfront • Ski Hill • Golf Course Properties in the

Okanagan

View all these properties and more cshalovelo@okanaganproperties.ca or call

250.503.8332

11410 Coldstream Creek Road This welcoming 6 bedroom family home has 3 baths, newly renovated with hardwood and tiled flooring, new kitchen and appliances, main floor family room with recreation room down, private fenced back yard, central air, central vac, 3 gas fireplaces, RV Parking, walk to Kidston Elementary School and Kalamalka High School. MLS# 10084753. Suite potential. $539,000

8510 Stoneridge Drive Amazing Location, beautiful updated 5 bdrm home, incredible Kal Lake view, lg covered private deck, entertaining kitchen, Island, new hardwood, carpets, paint & stainless steel appliances. Lg master bedroom, 4 pce ensuite, jacuzzi tub, w/I closet, view to the parklike private backyard complete with a pond, could be suited. RV parking. MLS# 10088796. $629,000

2938 Idler Road on Arrow Lake - Nakusp, BC

5905 Cosens Bay Road

Wonderful family retreat, 2.69 acres with 370 ft of Lakeshore, The lovely panabode has 4 bdrms , 2 baths, 700 sq ft. on main with a full suite in the basement. Private rural setting on this pristine lake. MLS# 10077412. $449,900

This lot is on the exclusive side of Kalamalka Lake, very quiet area, off the grid, 7 kms from Kalamalka Park gates, enjoy the pristine waterfront across from Predator Ridge. MLS# 10066549. $324,900

Serving locally and marketing globally RE/MAX VERNON

Carol Shalovelo

250.503.8332

Remax Vernon

cshalovelo@okanaganproperties.ca www.okanaganproperties.ca

48 • ResaleHome&CondoGuide | Volume14 Issue10

featureproperty

Gorgeous new showhome available

at the Point in Patterson Heights B Y H E AT H E R R YA N

his absolutely gorgeous New West showhome that is now for sale at the Point in Patterson Heights is sure to please even the most discriminating buyer. Presenting a modern, two-storey design, this estate home provides more than 3,600 sq. ft. above grade, a lower level ready for development, and a triple attached garage. “It’s an absolutely stunning home that showcases a stucco and stone Prairie-style exterior and beautiful landscaping, plus it includes furniture,” says Richard Kim, Re/Max House of Real Estate. “As an added bonus, the builder will develop the lower level to suit the buyer, which can include a theatre room, fitness room, extra bedroom and recreation room with wet bar … whatever they want.” A bright front entry with great view of the dynamic riser staircase welcomes you into the home that presents a fabulous open floor plan, richly toned hardwood floors and beautiful details. The spacious Great Room is highlighted by a towering twostorey ceiling, double bank of windows which let in plenty of natural light, and a fireplace featuring a decorative design that rises to the ceiling for dramatic effect. A chef ’s grade kitchen has an expansive island as its focal point and includes built-in appliances, granite countertops, a huge built-in sideboard and walk-in pantry, while the dining room has a full wall of glass with doors that open to the rear deck. There is also a luxurious master suite with spa-like ensuite that features a deep free-standing tub, oversized walk-in shower, dual sinks and a separate make-up station.

Upstairs are three bedrooms (two with their own full ensuite baths), laundry, a bonus room/loft and another den/bonus room privately accessed by a separate stairway. To learn more about this fabulous showhome, contact Richard Kim, Re/Max House of Real Estate, by calling 403.616.0734 or visit richkim.ca.

aroundthehouse

SEASONAL

decorating

B Y L AU R A L E

all is now upon us and the temperature is gradually falling. The change in seasons brings forth thoughts of cosy wool sweaters and fabulous boots to add to our wardrobes. The store windows have all the new fashions displayed with colourful fall leaves floating about to encourage us to purchase the lovely garments. Our homes can also benefit from a similar seasonal dressing. We often feel the need to nest with the change in temperature outside, adding layers of fabric and texture to create the warmth we all seek when it gets cold outside. Just like the stores that are selling fashion, the shops that deal home dĂŠcor are trying to get us to buy that new toss cushion that is going to make us happy. Consider replacing those pretty floral toss cushions with fall-friendly textiles or colours. I have seen some designers recommend toss cushions with a different

50 â€˘ ResaleHome&CondoGuide | Volume14 Issue10

It is fun to see the change of seasons reflected in our dĂŠcor whether it is inside or out. Just try to keep it simple.

fabric on each side, so they can be turned one way or another depending on the season. This idea is especially great if you have limited storage space. This principle applies to drapery as well â€“ change sheers or linens to a heavier fabric that will add a feeling of warmth to the room. Throws draped casually over sofas or chairs also add a lovely layer of coziness that encourages you to sit and relax. Some people even change the area carpets to match the season, adding a beautiful Persian or a thick shag for the colder months. It seems like all that outdoor, seasonal decorative stuff hits the stove shelves earlier and earlier every year. It was still summer and I was battling witches and ghosts when shopping

for décor at HomeSense. And very soon, it will be reindeer and snowmen competing for the space. Some of these objects are massive and take up a lot of space. They are giant, glowing, air-filled, colourful contraptions blowing gently in the wing. In my opinion, a little of this stuff goes a long way. As a home stager who gets called to assist sellers with editing their stuff, I often have to ask that some of these festive accents be removed because potential buyers can barely see the house. I’ll admit, some of this seasonal décor is cute and my mom has an entire basement full of it. My first thought when I see an entire haunted house set up in a neighbour’s yard is, where do they store all this paraphernalia, because this same

yard turns into a winter wonderland as soon as Halloween is over. Sadly, most of this décor is overwhelming and too much of it just makes the streetscape look unkempt. One or two items are fabulous but when there are more, you don’t know where to look. Another challenge with seasonal decorations is removing them all once Santa has come and gone, but his reindeer are still sitting on the front deck in July, beside the flower pots. Christmas lights should be removed as soon as it is warm enough to scale the ladder to get them down. It is fun to see the change of seasons reflected in our décor whether it is inside or out. Just try to keep it simple.

LAURA LE Creative Enhancement Inc. Laura Le has owned Creative Enhancement for about seven years. Laura completed courses with Accredited Staging Professionals (ASP), Canadian Staging Professionals (CSP) and Canadian ReDesign Association (CRDA). Creative Enhancement has been a member of the BBB since 2005. Call 403.807.8591 or email laurale@shaw.ca and visit creativeenhancement.ca

52 • ResaleHome&CondoGuide | Volume14 Issue10

marketanalysis

Calgary’s condo market sees record sales for August

B Y H E AT H E R R YA N

algary’s condo market set an August record for sales activity, helping to boost year-over-year growth for total combined residential sales for the month, according to the Calgary Real Estate Board (CREB). Total residential sales in August in the city of Calgary were 2,267, a 3.4-per-cent hike over August 2013’s 2,192 in sales, but down three per cent from July’s 2,336. Sales in the condo market really lead the way. Condo apartment sales reached 452 – up 13.9 per cent from the 397 tallied in August 2013. Meanwhile, condo townhouse sales totalled 338 in August, a huge 20-per-cent hike over the 282 in sales that occurred in August 2013. Sales in both the apartment and townhouse markets were almost on par with July sales totals of 444 and 339 respectively. Single-family home sales in the city of Calgary declined slightly for the second consecutive month, at 1,477 – down 2.4 per cent from 1,513 recorded in August 2013, and a 4.9-per-cent drop from July’s 1,553. “Typically our market slows down in the summer, so it’s not surprising to see a drop in activity from July to August,” says CREB president Bill Kirk, noting that activity is generally higher in the first quarter and on into April and May, with a slow summer period, and possibly no general activity surge in September. “My sense is there is still demand in the market and we’ll see a bit of a pulse in September and October,” Kirk says. “But, the big news is that we’re becoming more of a balanced market overall, which is good news for buyers since we’ve experienced a prolonged period of being in a sellers’ market. “There is more sales activity compared to last year for single-family homes priced over $400,000, which is pushing us a little more toward balance,” he says. “However, the decline in sales is mostly due to the shrinking supply in the

under-$400,000 sector where it still remains a tight market. “In the condo market, we’re seeing a continuation of what has been happening since the start of the year with growth in sales and more listings coming on,” Kirk says. “The condo market is really being driven by price with the majority of the sales and listings under the $400,000 mark, so buyers are turning to condos for the affordability.” The number of new listings added in August in the singlefamily homes category were 2,062, up five per cent from the 1,963 in August 2013, but down 3.4 per cent from July’s 2,134. The number of new listings added in the condo apartments market in August was 651 – up a whopping 44.4 per cent over the 451 in August 2013, and on par with July’s 653. In the condo townhomes market, the number of new listings added in August was 437, a 21.7-per-cent hike over August 2013’s 359 listings, and up slightly from July’s 432. Kirk notes the increase in new listings means there is more choice for buyers, especially in the condo markets, and is helping to lessen the upward pressure on housing prices. “However, we’re still seeing slow gains in prices in all the markets,” he adds. In fact, benchmark prices in August soared into double digits in all markets in year-over-year comparisons, and increased a fraction from July’s totals. The single-family benchmark price in August was $512,300, a 10.2-per-cent jump over August 2013’s $464,700 and up slightly over July’s $511,600. The condo apartment’s benchmark price in August was $298,200, a 10.2-per-cent hike over August 2013’s $270,600, and up a notch from July’s $298,100. Meanwhile, condo townhomes benchmark price was $328,300 in August, a 10-per-cent gain over last August’s $298,500 and up a fraction over July’s $327,000.

finances

Young homebuyers not maxing out their mortgage payments

orget the term “house poor.” Gen X Canadians want enough flexibility in the budget to afford things like travel after paying their monthly mortgage. According to a recently released TD Survey, one in seven (14 per cent) Gen X Canadians consider themselves “House-All” buyers who go to the higher end of what they can comfortably afford when it comes to their mortgage, leaving less room for discretionary spending. But, according to the survey, Gen Xers are fairly evenly split between those who see themselves living in their current home forever (42 per cent) and those who see it as a stepping stone to a different property (45 per cent). “More than two thirds of Gen X Canadians have told us they don’t want their entire budget allocated to mortgage payments,” says Nupi Zubair, associate vice-president, Retail Products at TD. “It’s possible to own a home and not feel handcuffed to the mortgage, but it does require careful saving and planning before signing on the dotted line. Buyers need to purchase a home at a price they can afford, while still budgeting for the other things on their list of priorities.” Zubair says that, in addition to the sale price of the home, Gen X Canadians need to factor in other costs of home ownership – such as taxes, maintenance, closing costs and insurance – and set a budget for all of the discretionary things they want to do. “One way to have more disposable income every month is to make a larger down payment up front, which ultimately reduces the size of the mortgage and monthly payments,” says Zubair. “Keep in mind though, a shorter amortization period and making payments weekly, rather than monthly, can increase overall monthly payments but lower the overall costs of the mortgage. It really comes down to the buyer’s priorities.” The survey found sale price is the most important factor for Gen X Canadians buying a home, followed closely by location and the future appreciation of the home. This was particularly true for those who consider themselves “House-Plus” homebuyers, but even “House-All” buyers put sale price at the top of their list, too. Access to public transit and proximity to schools were much lower on the priority list for all categories of Gen X Canadians, including those who planned to stay in their home forever. 54 • ResaleHome&CondoGuide | Volume14 Issue10

TIPS FOR YOUNG HOMEBUYERS: SAVE FOR A DOWN PAYMENT. The easiest way for buyers to do this is to set up a regular automatic savings plan and add to it any special monetary gifts or bonuses received. First-time buyers can also take advantage of the RSP Home Buyers’ Plan to build a bigger down payment. SET A BUDGET. Start by listing all sources of

income, including any potential help from family. Then list all non-discretionary expenses, such as food, utilities, insurance, and car or student loan. What’s left will be the amount available for mortgage payments (replacing current living expenses), savings, and any discretionary spending buyers may want to account for.

BUY THE HOME THAT FITS THE BUDGET. The mortgage should be realistic based on the available budget. If it’s not enough for the desired home, consider holding off and save for a larger down payment, or look for a less expensive property. The alternative to waiting is finding ways to cut back on allocated discretionary spending money each month. ASK FOR ADVICE. Buying a home is one of the most important investment decisions you’ll ever make, so take the time to talk to an experienced professional. Work with a mortgage specialist and financial adviser in tandem to help develop a strategy to save for a down payment and, after closing, help maximize available funds for discretionary spending and future financial goals, such as retirement or a renovation down the road.

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