June 12 - July 10, 2015 Volume 15 Issue 06
Calgary Edition
Your Best Source for Homes & Condos
Contemporary Home in Elbow Park
Ray Riley
ROYAL LePAGE Foothills 403.270.7601 | rayriley@shaw.ca | www.rayriley.com
For more information on this property, please go to page 42-43
INSIDE THIS ISSUE
MORTGAGE HABITS EVOLVE WITH LOW LENDING RATES
HOUSING VALUATIONS: WHO & WHAT TO BELIEVE?
NEIGHBOURHOOD PROFILE: EXPLORE MARDA LOOP
Dianne Brown
REAL ESTATE TEAM DIANNE & MICHAEL BROWN
Condominiums
CALL & ASK FOR DIANNE
1-800-661-6262
403-256-3888
OAKRIDGE
EVERGREEN
STRATHMORE
Ideal Oakridge location for this 2 bedroom townhouse w/covered carport. Walking distance to shopping, transit & Glenmore Park. 2 spacious bedrooms on the upper level & a sunny west facing sundeck. This unit backs to an inner courtyard.
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.
Sunny 3 bedroom, 1½ bath 2 storey with developed lower level, single garage & private fenced yard. Features a white kitchen with island with breakfast bar, master bedroom with double closets. Close to schools & playground.
$189,900
$215,900 - $296,900 + GST
$219,900
ACADIA
VARSITY ACRES
SILVERADO
LD O S
LD O S
3 bedroom townhouse in a quiet location and walking distance to the LRT and shopping. This home is in lovely condition with upgraded appliances & flooring, in a quiet setting and has a private fenced South yard.
Spectacular 1300 sqft 2 bdrm, 2 bath condo with gorgeous mountain views. Totally renovated & features granite counters, rich wood cabinetry, stainless appliances, engineered hdwd floors, insuite laundry & a/c. Fabulous amenities.
Charming 2 storey with 2 bedrooms & 2 baths + single garage. Open plan featuring 9’ ceilings, cozy gas fireplace, large kitchen w/ extended espresso cabinetry, stainless appliances & breakfast bar. Laundry room is on the upper level.
$318,500
$318,500
$319,900
CONNAUGHT
MISSION
ROYAL OAK
Immaculate & tastefully decorated 2 bdrm condo with floor to ceiling windows & panoramic downtown views. Features a cozy fireplace, in-suite laundry, & underground htd parking stall. Amenities incl a fitness centre w/steam room.
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!
Spacious 1,705 sqft 2 storey, 3 bedroom townhome with 2½ baths, cozy fireplace, walk-out basement & convenient double attached garage. Well maintained complex and is close to the LRT, parks, shopping and the ring road system.
$339,900
DISCOVERY RIDGE
$438,500
$399,900
CONNAUGHT
VARSITY ESTATES
LD SO
Stylish 3 bdrm, 3 bath townhouse featuring vaulted ceiling, hdwd, ceramic tile flooring, corner gas fireplace, gorgeous kitchen w dark wood cabinetry, granite, black appliances, island w/dual sinks, elevated deck & dbl garage.
Brand New Luxurious 2 bdrm, 2 bath condo. Features incl: Downtown & Mountain views, hdwd, ceramic & cork flooring, quartz counters, stainless appliance pkg, underground pkg & storage locker. Close to transit, LRT & shopping.
Stunning 2 storey Rooftop Penthouse with Panoramic Views. Bright open floor plan featuring 3 bedrooms (each w/ensuite), huge private deck & 3 titled parking stalls. Walking distance to downtown and the 17th Avenue entertainment district.
$479,900
$628,500
$1,350,000
LANDAN REAL ESTATE
“For the best in Quality Service” ACHIEVEMENTS
• RE/MAX Platinum Club • RE/MAX President’s Club • Chairman’s Club • Member of MLS Million Dollar Club
realestate@diannebrown.ca www.diannebrown.ca
SOUTHWOOD
PARKLAND
Totally remodelled kitchen and bathrooms in this 3 bedroom bungalow. The living room features a natural stone fireplace and also a cozy family room developed on the lower level. Close to Fish Creek Park, transit, schools & shopping.
Spacious 3+2 bedroom, 2 full bath home with a huge private yard. Features an updated kitchen, updated bathrooms, formal dining room, & a huge living room with fireplace. The fully finished basement includes a 2nd fireplace.
Substantially updated 3 +1 bdrm, bungalow. Upgrades incl: shingles, windows, paint, lighting, hdwd, carpet, cabinetry & appliances. Fully finished lower level, 2 fireplaces, huge tiered deck & solar panelled in-floor heating in dbl garage.
$399,900
$499,900
$529,900
Residential
WOODLANDS
LAKE BONAVISTA
SOMERSET
SOUTHWOOD
Substantially updated 3 +1 bdrm home with fully finished lower level and double heated garage. Features incl: 3 fireplaces, soaker tub, newer kitchen, baths, flooring & paint. Close to 2 elementary schools, transit shopping & the lake.
Bright, open 2+1 bdrm, 3 bath 1,644 sqft home features: prof. developed walkout, vaulted ceiling, kitchen w/butcher block island & walk-in pantry, cozy 2 sided fireplace & large private deck Close to schools, transit, shopping & more.
$548,500
$569,900
Terrific curb appeal in this substantially updated 3 +1 bdrm home with professionally developed lower level. Gourmet kitchen, 3 full baths, front veranda, fabulous park-like yard with many trees & perennials plus an o/s deck.
LD O S
$669,900
VARSITY ACRES
BRIAR HILL
HILLHURST
Prime Varsity Location! Totally renovated 2 storey split with a professionally finished lower level. Fabulous gourmet kitchen, East yard with Sport Court and backs onto a beautifully treed park. Close to transit, LRT & shopping.
Stylish & elegantly renovated home on a 50’ lot. 4 bedrooms & 4 luxurious bathrooms hardwood & tile throughout, Chef’s kitchen with professional appliances, formal living & dining rooms, professionally developed walkout. And so much more.
Elegant 2195 sqft 3 bdrm, 3½ bath 2 storey with great curb appeal. Features incl: front veranda, park-like landscaping, hdwd flooring, 2 bay windows, gourmet kitchen, double garage & close to Kensington shops, downtown & river path system.
$1,150,000
$1,350,000
$1,350,000
WOODBINE
KELVIN GROVE
IRRICANA
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.
Spectacular development in this totally renovated home on a 70’ lot. Over 4000 sqft of development. This home is new from the studs in and the studs out including insulation.
$1,450,000
$1,550,000
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.
LD SO
Rural $449,900
REAL ESTATE TEAM
david@houseandcastle.com www.houseandcastle.com
Mount Pleasant $381,800
Mount Pleasant $259,900
MLS C4012463 Wonderful new condo. 1 & 2 bedroom units are still available. This 2 bedroom unit has 2 full baths. Laminate floors through out. The kitchen has quartz countertops and high gloss cabinets and walk-in pantry. Every unit has it’s own laundry. This is a top floor unit that is facing south so it has a wonderful view of downtown. Located close to all amenities and within walking distance to SAIT. Frigidaire appliances will be installed. New Home Warranty is with National Call Amar 403 542 9914 for more information.
MLS C4014134 New condo available for immediate possession. This one bedroom unit has laminate floors, high gloss cabinets and quartz countertops. Located close to shopping and public transit and within walking distance to SAIT. All units have in suite laundry. There is a 4 piece ensuite and a half bathroom. This unit would be a great investment for a student. Appliance pkg will be Fridgidare. New Home Warranty is with National. Call Amar 403 542 9914 for more information.
Rosedale $734,000
Highwood $769,000
MLS C4010608 This is a wonderful opportunity for the investor or the developer. This home is located on a 50’ lot in the wonderful community of Rosedale and comes with blue prints for the new home that could be built. Which really would allow you to make this your personal design home. The current home is 2+1 bedrooms, 2 baths. The large backyard is west facing and includes a double detached garage. There is also a single attached garage that could be used as a shop or crafts room.
Located close to all amenities this 1927 sq ft home has 3+1 bedrooms, 3.5 baths which includes the 6pc ensuite. Basement is completely developed and includes a wet bar and a huge entertainment centre. Vaulted ceilings upstairs along with an open concept floor plan. Walk to shops, restaurants and coffee bars; over the river to downtown or up the hill to SAIT and the Jubilee Auditorium.
David Crick 403.230.2121
david@houseandcastle.com www.houseandcastle.com
Lyalta Acreage $639,000
Capital Hill $950,000
1500 sq ft. fully finished bi-level with walkout, 6 bedrooms, 3 full baths n brand new condition. Triple detached garage, on 3 acres, 4 gallon well. MLS C3650929
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
Shaganappi $699,000
Montgomery $399,000
Well maintained home, on a 44 x 136 ft MC1 lot, suitable for building 5 town houses. 1750 sq ft fully development basement, large oversized dble detached garage. MLS C4000300
half duplex with 6 bedrooms, 2 kitchens, suitable for renting out by room at $600 each. Close to transportation. MLS C4001939
Abbeydale $110,000
Lomond $75,000
MLS 4007874. This mobile home has an updated kitchen with tiled backsplash and counter tops. Includes a counter top electric stove. There is a walk-in pantry and a separate storage area. There is a large sunroom and deck which is partially covered. The master bedroom has a 4 piece ensuite. There is a storage shed in the backyard and the storm pond is close by for you to enjoy a nice walk. The clubhouse includes an exercise room, hot tub, and sauna. There is also a social room, games room and banquet facilities available.
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
featureproperty
McKenzie Lake home
offers stunning views, lake privileges B Y H E AT H E R R YA N
N
estled on the ridge and backing onto Fish Creek Park, buyers will adore this fabulous McKenzie Lake home that offers stunning views of the mountains, river and city skyline along with exceptional features inside and out. “This home gives you the best of both worlds – you’re on the ridge so you have incredible views, and you have lake privileges so you can enjoy the water,” says luxury home realtor Ray Riley of Royal LePage Foothills. “This
6 • HomeGuide | Volume15 Issue06
home is unique because it lives like a bungalow with a large master bedroom and ensuite on the main floor, plus it has additional space upstairs with two bedrooms and a bonus room, so it’s ideal for a family or empty nesters.” This immaculate two-storey split with double attached garage offers 4,350 sq. ft. of living space including a fully developed lower level walkout and showcases a bright open concept, vaulted ceilings, arches, tigerwood hardwood floors, oversized windows and skylights.
The gourmet kitchen features an expansive island below a skylight in the vaulted ceiling, granite countertops, walk-in pantry, and stainless steel appliances including a six-burner gas stove and built-in wall oven and microwave. Beside the kitchen, the dining nook has double glass doors that open to the upper deck, and the Great Room space is defined by its own vaulted ceiling and highlighted by a contemporary gas fireplace surrounded in black granite. The main-floor master bedroom has a vaulted ceiling and a spa-like ensuite featuring a heated tile floor, jetted tub, separate shower and walk-in closet. There is also an elegant formal dining room, a den and laundry room on this level. The second level has two bedrooms that share a Jack ‘n’ Jill bathroom and a huge bonus room, while the lower level features a large family room with gas fireplace, built-in cabinets and a wet bar, two bedrooms with three-piece ensuite and a six-person sauna. You can walk out to a massive lower patio and enjoy the fully fenced, landscaped backyard. For more information on this home at 85 Mount Alberta View, contact Ray Riley, Royal LePage Foothills, at 403.270.7601 or visit rayriley.com
visit RAYRILEY.com LAKE HOMES
LAKE HOMES FOR SALE IN CALGARY
RIDGE HOMES
RIDGE HOMES WITH SPECTACULAR VIEWS IN CALGARY
LUXURY HOMES
LUXURIOUS HOME FOR SALE IN CALGARY
$3,900,000
MOUNT ROYAL
• Custom-built 2 storey 4 bedrooms, 5 1/2 baths • More then 5,000 sq ft living space, • Estate-sized lot - 175 Ft • 3 fireplaces • Oversized tipple car garage 1250 Sq.Ft • In slab heating including driveway • Low maintains brick and sandstone exterior
PROFESSIONALISM
SERVICE
RESULTS
RAY RILEY.com TELEPHONE: Foothills
403.270.7601
E-MAIL: RAYRILEY@SHAW.CA
Whether you’re renting or buying, finding your next home has never been so easy.
advertisersindex CAMERON & COMPANY DISCOUNT REALTY LTD. Dory Cameron. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .22 CENTURY 21 Allison James . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .41 David Crick . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4 Jason Wilson . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .41 Rose-Marie Lafond . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .41 Sonia Molina . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 41 MAPLE LEAF REALTY Ken Yeoh . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .19 RE/MAX REAL ESTATE Dianne Brown . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 Don Lothian. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .33 Gary Williams . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .19 James Cote . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .31 Len T. Wong & Associates . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .24 Matt Williams . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .19 Robert Cote . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .17
PRESIDENT, YELLOW PAGES NEXTHOME
Jacqueline Hill
EDITOR-IN-CHIEF/DIRECTOR OF CONTENT
Susan Legge
DIRECTOR OF SALES
Moe Lalani
NATIONAL SALES MANAGER
Jessica Wilson EDITOR
Lydia McNutt MEDIA CONSULTANT
Anita van Breevoort Phone: 403.461.5518 CONTRIBUTING EDITORS
Sara Duck (on leave) Wayne Karl Elisa Krovblit
NATIONAL CIRCULATION MANAGER
John Jenkins SENIOR PRODUCTION MANAGER
ROYAL LEPAGE REAL ESTATE Chris Zaharko . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .12 Ray Riley. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7 Serhan Tarkan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Back Page
Bala Gnanapandithan
PRODUCTION MANAGER
Nikki Yarwood
GRAPHIC DESIGNER/DISPLAY ARTIST
Mike Terentiev, Bei Zhang
PRODUCTION COORDINATOR
MORTGAGE COMPANIES
Swinder Jodhka
PROLINK Lori Ames. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .29 THE MORTGAGE GROUP ALBERTA Stuart Pocock. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .41
PRINTING
Transcontinental, LGM - Coronet FOR ADVERTISING INQUIRIES PLEASE CALL 403.461.5518
RECREATIONAL PROPERTIES & MORE PEMBERTON HOLMES Nancy Vieira . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .37 RECREATIONAL PROPERTIES Whispering Pines Golf & Country Club . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .39 REMAX VERNON Carol Shalevelo . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .36
Home Guide is published by Yellow Pages Homes Limited, located at 2891 Sunridge Way NE, Calgary, AB T1Y 7K7. Home 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 Home Guide and not that of the advertiser. The advertiser has purchased the right of reproduction in Home 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.
Volume15 Issue06 HomeGuide •
9
contents
VOLUME 15 ISSUE 6 | JUNE 12 - JULY 10, 2015
42 IN THIS ISSUE 06.
FEATURE PROPERTY
16.
EDITOR’S NOTE
21.
MARKET ANALYSIS
26.
McKenzie Lake home offers stunning views, lake privileges, presented by Ray Riley, Royal LePage Foothills by Heather Ryan
Calgary home sales – and morale – up month over month by Heather Ryan
AROUND THE HOUSE
32.
NEIGHBOURHOOD PROFILE
38.
IN THE NEWS
42.
FEATURE PROPERTY
46.
FUNDAMENTALLY SPEAKING
Get photo ready
by Laura Le
29.
IN THE NEWS Low lending rates changing Canadians’ mortgage habits by Lydia McNutt
31.
MAKE YOUR MOVE
Prepare for the mass exodus
by Chuck Resnick
10 • HomeGuide | Volume15 Issue06
Marda Loop by Kait Kucy
Welcome to
Recreational property market awakens in Canada, and Alberta could be the place to look!
Award-winning builder crafts exquisite contemporary home in Elbow Park, presented by Ray Riley, Royal LePage Foothills by Heather Ryan Housing valuations: who and what to believe by Wayne karl
6
21
26
38
MAPS & EXTRAS 18, 20, 30 & 34. Calgary maps, communities and MLS numbers 35. Recreational properties 40. Out-of-town regional map 44. You love the home, see what you can afford!
FOR ADVERTISING INFORMATION CALL 403.461.5518 NEXT DEADLINE: JUNE 25TH, 2015
29
Volume15 Issue06 HomeGuide •
11
Zaharko
the name synonymous w
The Montana - Premier penthouse office condo • 6,000 square feet • Unobstructed 360 degree views • 14 offices, 10 underground parking stalls
$4,485,000
838 Kincora Bay • 4700 square feet of development • 6 bedrooms • pie shaped lot in cul-de-sac
$834,900
Discovery Ridge Condo
$359,900
268 Deer Run Cres (Foreclosure)
• 2 car heated parking stall • fully covered patio • 2 bedroom 2 bath
Chris Zaharko |
$830,000 • Custom Built • Backs to Fish Creek Park • 3000 sf developed living space • 3 bd 4 bath
Associate #1 Individual Agent at Royal LePage Foothills 2008
us with real estate 115, 250 New Brighton Villas
$279,900
67 Mystic Ridge Way
• 2 bed 2 bath • Titled underground parking • Cork flooring & granite counters
• $1,699,000 • 3800 sq ft • Corner lot • 5 beds, 5 baths
211/213 11A St NE • Brand new custom built • Close to 2000 sq ft developed space • Extensively upgraded
$819,900
Kelvin Grove
$1,390,000
2316 Erlton Place
• Completely renovated 3000 SF • 4 beds up • Hardwood throughout both levels • Triple oversized garage
P: F:
403.249.4322 403.252.2653
E: W:
czaharko@rlfoothills.com www.zaharko.com
$649,900 • Extensively upgraded • Close to Elbow River • Attached garage
Zaharko
the name synonymous w
180 Strathlea Place SW
$724,900 • 4 bed 3.5 bath • 2125 sq ft • Corner lot
Signature Park
$628,900
406 Riverside Green
• Former showhome • 2 bed + loft • Granite & Stainless steel in kitchen • Huge balcony with city views
Chris Zaharko |
$240,000 • 1417 sq ft bungalow • 3 bed 2.5 bath • Sold as-is where is
Associate #1 Individual Agent at Royal LePage Foothills 2008
us with real estate Commercial Property & Business for Sale • Business + building for sale • 10 exam rooms • 3,000 sq ft developed space
$1,450,000
Mount Royal Character Home • Vaulted ceilings & skylights • Built-in bookshelves • Updated kitchen
$1,180,000
Garrison Woods Townhouse • • • •
Over 3,000 square feet 3 beds + 3 baths Double detached garage Close to all Amenities
$729,000
P: F:
403.249.4322 403.252.2653
E: W:
czaharko@rlfoothills.com www.zaharko.com
editor’snote
D GET OFF THE FENCE
and make your move
uring periods of market fluctuation and uncertainly, people may be hesitant to move or buy a home, saying they are waiting for “better times.” The issue with this approach is that better times usually become evident only after prices and interest rates have already risen. Potential homebuyers who have been sitting on the fence soon find they have missed a valuable opportunity to get their pick of a ripe marketplace. Before you hunt for your next home, do some homework. Take the time to get preapproved for a mortgage so you can shop with confidence. Not only does being armed with a pre-approval define what you can afford, it locks you into today’s excellent mortgage rates for 90 days or more. Locking in means you don’t have to worry about rising mortgage rates and if they drop, yours should too. Be sure to get your home-buying team together well before you shop. Choose an experienced realtor who is familiar with the neighbourhoods you’re considering, along with a specialized real estate lawyer and mortgage expert. Having these key people in place will make your transaction easier and less stressful, regardless of market conditions.
Susan Legge EDITOR-IN-CHIEF Yellow Pages NextHome, Susan.Legge@ypnexthome.ca Follow me on Twitter at Twitter.com/SusanLegge
W
CITY VERSUS SUBURBS:
Weigh your options
e’re all aware of the importance of location when it comes to real estate. Choosing the right one involves a careful balance of lifestyle and budget. A home is a big investment, so consider all the avenues – downtown, and out of town – before pinpointing your preferred location. You can’t dispute the countless benefits of a downtown address: employment, amenities and entertainment at every turn; a car-free, commute-free existence; and of course, rapidly rising real estate values. But for many hopeful homebuyers, it’s these sky-high values that put them on the doorstep of home ownership without the means to get their foot over the threshold. By venturing outside of the city core, many home hunters are finding the square footage they desire at prices they can afford. When I moved to the suburbs, my family was quick to comment, “That’s so far!” My question is, “Far from what?” What do I really want and need close to home? Shopping, services and grocery stores? Check. Schools and parks? Check. Access to highways and public transit? Check. All that, and the square footage my family needed and wanted in a home, made the suburbs the right choice for us. While a downtown dwelling would have been a blast in my heyday, my view of “needs” versus “wants” have changed over the years. I’ve gladly given up pubs and clubs for schools, parks, and movie nights in my dedicated media room. Of course, the suburbs aren’t for everyone. Some will gladly trade some square footage for the go, go, go of the big city. Location really is a matter of personal preference. Consider your needs today and in the future, and explore everything Calgary has to offer. You may be surprised at where you end up!
Lydia McNutt EDITOR Lydia.McNutt@ypnexthome.ca Follow me on Twitter at Twitter.com/LydiasTweets
16 • HomeGuide | Volume15 Issue06
Specializing in Eau Claire Condominiums Since 1991
House of Real Estate www.robertcote.ca 403-850-4290
• Certified Condominium Specialist • Re/Max Hall of Fame Member
• MLS Million Dollar Club Member • 3rd Generation Calgary Real Estate Agent
SPECTACUALR VIEWS! - EAU CLAIRE - PRINCETON HALL - $2,195,000
The luxurious Princeton Hall with full time concierge and outstanding amenities including guest suite! SPECTACULAR and STUNNING VIEWS from this PRIME LOCATION condominium home! Full and permanently unobstructed views of the Bow River, Prince’s Island Park and Peace Bridge! Superior design and finishing is evident throughout this 2282 sq ft luxury condo with hardwood floors, granite countertops, stainless steel appliances and quality built-ins. Enjoy the large covered northeast corner terrace with views, 2 double sided gas fireplaces, great room off kitchen with bay window, gourmet style kitchen with 2 ovens/gas range/wine chiller, 2 ensuite baths, huge master with large walk-in & convenient laundry area, built-in speakers, vacuum system, 2 titled stalls, titled storage locker and convenient elevator that opens right into your home! Extraordinary Eau Claire location next to Park, River, Pathways and close to Market, Cinemas, Fine Restaurants, Plus 15 and just a short walk to city center! The ultimate in downtown urban living.
JUST LISTED! EAU CLAIRE - PRINCE’S ISLAND ESTATES - $1,295,000
Exceptional Waterfront Townhome! The location is outstanding with park like setting and beautiful views overlooking Prince’s Island Park. Over 2700 sq ft of upgraded living space with 3 balconies and lge south facing patio! 3 Bdrms & 2 ½ Baths in total. Bright south facing kitchen with lge eating area, granite countertops, wrap around Island, built-in wine rack and access to south patio. Spacious living area with gorgeous hwd floors, gas frpl and access to lge balcony. Master retreat has 4 pce ensuite, jetted tub, separate shower, walk-in closet and city views. 3rd level has huge open space that could accommodate a family room, rec room or whatever your pleasure! This upgraded townhome can be conveniently accessed from the underground parking or courtyard and comes with 2 choice titled parking stalls.
COMPLETELY RENOVATED! EAU CLAIRE ESTATES - $659,900
EXCEPTIONAL VALUE!! The prestigious Eau Claire Estates. 1814 sq ft, 2 bdrms, 2 baths COMPLETELY RENOVATED with hardwood & tile floors throughout, granite countertops, stainless steel appliances, stylish custom cabinetry and elegantly renovated bathrooms. BRIGHT SOUTHWEST CORNER LOCATION with many large windows, spacious open floor plan, generous living/ dining area that’s perfect for entertaining and a huge entrance way to greet guests. Enjoy the private master retreat with walk-in closet and ensuite bath, large guest bedroom with courtyard views next to 2nd bathroom, sep laundry room with storage and 2 choice SXS titled parking stalls close to elevator! The Eau Claire location is extraordinary next to the Bow River, Princes Island Park, YMCA, Market Shops, Walking/Bike pathways, Cinemas, Fine Restaurants and Indoor Plus 15 Network. Absolutely incredible amenities and secure 2 man 24 hr security/concierge.
IMMACULATE CONDITON! EAU CLAIRE - CHATEAU LACAILLE - $524,900
The Chateau LaCaille. An elegantly designed building with beautiful grand lobby, security/concierge service and underground carwash bay. Extremely quiet location along the Bow River in West Eau Claire. Bright south facing home with great 1153 sf floor plan, open kitchen with eating area, south facing balcony with view, gas fireplace, spacious living room, large tile entrance, separate laundry room, large full bathroom with jetted tub & shower stall, large master bedroom with walk-in closet/access to bathroom and enjoy the den/flex room off living area. ABSOLUTELY IMMACULATE home with underground titled parking and storage locker. Extraordinary Eau Claire location next to Bow River, Pathways, Peace Bridge, Prince’s Island Park and close to Market Shops, Cinemas, YMCA, Great Restaurants, LRT and just a short walk to City Center!
To View These Properties go to
www.robertcote.ca
zone
STONEY TR
COMMUNITIES & MLS NUMBERS STONEY TR
CROWCHILD TR DEERFOOT TR
TRANS CANADA HI
Greenwood Greenbiar
16 AV Pt. McKay
PRO LINK MORTGAGE
Need a mortgage? Call (403) 863-1293 Today! Five Year Fixed Rate
2.64%
email: loriames@gmail.com
18 • HomeGuide | Volume15 Issue06
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
Scarboro $1,345,000 Beautiful home located on a large corner lot in the heart of highly sought after Scarboro. A centre hall plan with spacious living room, formal dining room, renovated kitchen with top of the line stainless steel appliances, granite counters, large island and computer desk open to a family room with wet bar. The main floor features hardwood flooring, beautiful draperies, California shutters, 2 wood burning fireplaces, a powder room and mudroom. The upper level includes a master suite with 2 walk-in closets, ensuite with heated floors and 2 bright, good sized bedrooms and a renovated 4pc bath. The well-developed basement provides a rec room, wine room, bedroom, 3 pc bath, and plenty of storage. Beautifully landscaped with abundant trees, shrubs, interlocking brick patios and walkways. Oversized double detached garage. Close to Triangle Park, Sunalta school, restaurants, downtown. Upscale inner city living at its finest!
Call NoW For a Free eValUatIoN oF yoUr CalGary ProPerty 403
259.4141
Ken Yeoh
FREE Quick OnLine Home Evaluation
403.803.8981
www. mapleleafrealty .ca
CalGaryProPertyForSale.Ca
Gary Williams M at t
Broker/Owner
D SOL
$
325,000
RADISSON HEIGHTS
NEW LISTING
• • • • • • • •
Great bungalow with 4-car side parking pad. 1076sf 5 bedrooms & 2 baths Bright kitchen & hardwood floors throughout Separate entrance to fully dev basement 2-bedroom non conforming suites Walk to schools & close to all amenities 10-minute drive to downtown Easy access to Deerfoot & Stoney Trail
D
SOL
$
419,900
WHITEHORN • • • • • • • •
Fully renovated 4-level split Quiet street & corner lot 5 BRs, 3 baths & 2 kitchens New kitchen cabinets & windows Newer shingles, appliances Hardwood floors through out Master with 4-pc ensuite bathroom Walk to Whitehorn station, hospital & Safeway
COVENTRY HILLS
399,800
• • • • • • • •
$
• Inner city estate quality home by Albi • 3180sf of luxurious living space & fully air conditioned • 4 BRs, den/office & 3.5 baths • Huge living room, dining room, family room, media room & rec room • Dream kitchen w/9.5 ft island brushed cambrian granite counter tops • High end SS appliances including 2 Thermodor wall ovens, gas stove • Imported hardwood floors, 33 pot lights, Hunter Douglas honeycomb blinds • Nicely landscaped & wrought iron fence in front west facing yard • Heated 2-car garage
MONTHLY STATISTICS
$
879,500
GARRISON GREEN
Sterling built split level Located on quiet cul-de-sac 3 bedrooms & 3 baths High ceilings in living room Kitchen with raised breakfast bar Walk out basement has rec room, laundry & bath Large west facing backyard Close to schools & all amenities
City of Calgary Apr-14
Apr-15
% change
May-14
May-15
% change
Total Sales
2,521
1,952
-22.57%
2,867
2,174
-24.17%
New Listings
3,734
3,064
-17.94%
4,225
3,105
-26.51%
Active Listings
3,820
5,598
46.54%
N/A
5,462
N/A
Median
428,000
418,000
-2.34%
435,000
433,250
-0.40%
Average Price
476,837
469,660
-1.51%
485,648
478,805
-1.41%
Days on Market
27
40
48.15%
27
40
48.15%
Benchmark Price
443,400
451,600
1.85%
N/A
N/A
N/A
Note: Calgary Metro only; includes zone A, B, C & D
Volume15 Issue06 HomeGuide •
19
zone
COMMUNITIES & MLS NUMBERS
DEERFOOT TR STONEY TR
Monterey Park
16 AV Abbeydale
Applewood
PRO LINK MORTGAGE
Need a mortgage? Call (403) 863-1293 Today! email: loriames@gmail.com My experience and service will work for you.
20 • HomeGuide | Volume15 Issue06
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
marketanalysis
Calgary home sales – and morale –
up month over month B Y H E AT H E R R YA N
S
ales and listings in Calgary were down year-over-year in April. But month-over-month, sales are up, as is morale, according to Corinne Lyall, president of the Calgary Real Estate Board. “At the start of the year, people were concerned with what was happening with oil prices and the economy, so we saw a flurry of homes being placed on the market,” Lyall says. “But that fear has eased off and it doesn’t make sense to put your house on the market if you’re not under pressure to sell. “The good news is the price of oil has been fluctuating between $58 and $62 over the last few weeks, so that consistency gives buyers more confidence to make a move,” she adds.
FACTS & FIGURES April saw home sales up month-overmonth across all housing types, reaching 1,957 – an increase of 8.9 per cent from the 1,782 sales in March, but down 22.4 per cent from the 2,521 sales recorded in April 2014. Single-family home sales in April were 1,149, a 25-percent drop from the 1,533 sales tallied in April 2014, but a 5.8-per-cent hike above March’s 1,082. Condo townhouse sales, at 458, were down 14.2-per-cent in April over the same month last year, but up 13.3 per cent from March’s 397. Meanwhile, condo apartment sales in April were 350, down 22.9 per cent from the 454 in April 2014, but in line with the trend, up 13.4 per cent from March’s 303. “We did see good activity in April and there are lots of buyers out there,” Lyall says. “In the last two years, the condo market was leading the way because of a lack of inventory in the single-family market under the benchmark price, but with more listings in single-family, it gives first-time buyers more opportunity to get into that market segment.”
Meanwhile, after huge gains in the number of new listings at the start of the year, April saw double-digit declines. Although it should be noted that the total overall inventory is more than 40 per cent higher than in April 2014. The total combined new listings added in April were 3,064, down 17.9 per cent from the 3,734 recorded in April 2014, and down 2.3 per cent from March’s 3,136. The number of new detached listings added in April was 1,774, a 21.3-per-cent decline from the 2,254 in April 2014, and a slight drop from March’s 1,776. New attached listings added in April was 680, down 13.5 per cent from the 786 listings added in April 2014 and down slightly from March’s 689. New apartment listings added in April were 610, a 12.1-per-cent drop from April 2014’s 694, and down 9.1 per cent from March’s 671. Fewer sales and more inventory compared to last year has caused a slight dip in prices in some areas. The detached benchmark price in April was $510,200, a 1.9-per-cent increase over April 2014’s $500,800, but down a fraction from March’s $513,800. The attached homes benchmark price in April was $353,300, a 3.4-per-cent hike over $341,800 in April 2014, and a tiny dip from March’s $354,800. The apartment benchmark price in April was $291,300, down a notch from April 2014’s $291,800, and a slight drop from March’s $293,300. “People ask me why benchmark are prices not shifting more if there is more inventory, but in my opinion it’s because buyers who couldn’t get into the market in the last two years are eating up the market in the $500,000-and-under range, so those prices are staying flat with a greater shift in prices being with the higher-end homes,” Lyall says.
Volume15 Issue06 | HomeGuide •
21
Len T. Wong Broker
Laura o’ConneLL Associate/Partner
Lower Mount royaL
Great Location!
$347,900
Luxurious 1 Bdrm, 1 Bathr Condo in Lower Mount Royal. The Beringer is a Boutique Concrete & Steel Construction Building perched on the hil side and the elevated ground flr unit gives you beautiful East Views, Downtown and 17th Ave. Large 215 sq. ft patio that is perfect for outdoor BBQ’s and entertaining. The kitchen showcases s/s countertops, backsplash and solid flat panel maple cabinets. S/S Appliances with gas stove and garburator. Spacious master bdrm with walk in closet. Spa like bath and full size washer/dryer in laundry rm. Solid maple hardwood flrs throughout with in-floor heating, Air conditioning and gas fireplace. Also included is the largest underground heated titled parking stall in the complex with storage cage in front. This unit is well maintained and pride of ownership prevails throughout. MLS#C4003369
HuntinGton HiLLs
ruraL Mountain View county
BuiLd your dreaM HoMe!
$389,900
Wonderful 74.7 acres of mixed trees and open areas, only 10 minutes to Sundre. Large dugout on East side, close to $10,000 in revenue annually from pasture rental and oil lease. Great building site for your dream home and enjoy nature at its best. MLS#C4007122
extensiVeLy uPdated BunGaLow!
$494,900
wiLLow Park
ruraL rockyView county
Mountain view lot on 2 acres. Build your dream home. Close to amenities in Calgary and Cochrane. Country setting. MLS#4008306
uPdated Bi LeVeL in wiLLow Park!
Mountain Views!
$314,900 $389,900
$499,800
toP fLoor unit!
$409,900
oVerLookinG GoLf course!
$529,900
executiVe townHoMe!
$419,900
exceLLent faMiLy HoMe!
$537,888
Great faMiLy HoMe!
$474,900
Extensively Updated 2 Storey split with walkout bsmt in show home condition. Total of 5 bdrms & 4 baths.Formal Living & dining rm. Updated kitchen open to large eating area & open to sunken family rm with fire fire place & built ins. Large deck in west backyard. Side entrance for the kids. Newer carpets on second floor floor & newer laminate flfloor oor on main level. Staircase leading upstairs to large master bdrm with updated 3 pc ensuite & walk in closet.Developed walkout with large recreation rm. 2 bdrms, 1 with walk in closet & 3 pc bath. Newer furnace, hot water tank, roof & garage door. All windows were replaced except basement windows. Pride of ownership shown throughout, close to schools & amenities. Quiet location. MLS#C4014485
sunset ridGe
BridLewood
Well maintained 2 storey close to bird sanctuary. Numerous upgrades. Formal dining rm with pillars and hardwood flrs. Large kitchen with white cabinets, island and s/s appliances. Large eat in nook. Kitchen open to great rm with hardwood flrs and 3 sided gas fireplace. 2pc powder rm and main flr laundry. Second level with massive bonus rm with corner gas fireplace and vaulted ceiling. Huge master bdrm with 4pc ensuite with make up desk and walk in closet. 2 other good sized bdrms and 4pc main bath. Walkout basement is ready for your development. Large private treed backyard. Double attached garage. Great family home. MLS#C4005257
Executive 2 bedroom plus den apartment condo overlooking Shaganappi Golf Course in showhome condition. Very bright and open plan. Gourmet kitchen with breakfast eating bar and stainless steel appliances. Double French doors leading out to covered deck with Golf Course and city views. Large master bedroom with 5 piece spa like ensuite with large walk in closet. French door leading out from master bedroom to another deck with view. 2nd bedroom was converted into a TV room and easily converted back. 1 underground, titled, heated parking stall and storage locker. Quiet building. Walking distance to LRT, shopping, schools and amenities. Minutes to downtown. MLS#C4007418
edGeMont
Quarry Park
Executive 2 storey townhouse condo in showhome condition. Located in the highly sought after community of Quarry park. 2 bedrooms plus a loft and 3 bathrooms. Very bright and open plan. 9ft ceilings on main floor. Gourmet kitchen with centre island and breakfast eating area with granite countertops, designer tiled back splash and s/S appliances. Hardwood floors throughout main floor. Patio and south facing yard backing onto a walking path. Staircase leading upstairs to large master bedroom with 3pc ensuite with ceramic tile flooring and huge walk in closet. Good sized 2nd bedroom and loft area, ideal for den or TV area. Bsmt is ready for development.Single attached garage. Quiet location. Close to transportation, amenities and restaurants. MLS#C4002398
Updated bi level in the mature community of Willow Park. 3 bedrooms and 2 baths. Bright and open living room with hardwood floors floors open to dining room. Updated kitchen with stone packed centre island, slate floors floors and black appliances. Door off kitchen to big back deck. Large master bedroom and 2 other good sized bedrooms. Updated 5 piece modern bathroom. Lower level is fully developed with large rec room with laminate floors, floors, bedroom and updated 3 piece bath.. Large west facing backyard and oversized double detached garage. Close to all amenities and schools. Easy access. MLS#C4010328
sPruce cLiff
VaLLey ridGe
Welcome to Valley Ridge Estates, top floor unit with over 1041 sq ft located next to the Valley Ridge Golf course. Open concept with 9 ft ceilings, great kitchen layout with lots of cabinets and Quartz countertops, large kitchen island with stainless steel appliances. In Suite laundry with storage. Spacious master bedroom with 3 piece Ensuite with stand up shower and closet. 2nd large bedroom. Titled underground parking and titled storage on the same level. Covered balcony with BBQ gas line. MLS#C4013494
Extensively updated bungalow with oversized double detached garage in showhome condition. 3 bedrooms and 3 baths.Large living and dining room with hardwood floors. floors. Updated oak kitchen with centre island, newer appliances and newer flooring. flooring. Large master bedroom with 2pc ensuite and huge walk in Large deck and south backyard. Developed basement with large family room, bedroom/den with walk in closet and 3pc bath. All windows have been replaced. Professionally landscaped yard. Oversized double detached garage with separate panel and working area. RV parking and huge 10x10 shed. Quiet location. Easy access to Deerfoot, amenities, transportation and schools. Excellent family home. Exceptional value! MLS#C4011296
Brand new LandMark HoMe!
$559,900
Brand new Willowdale 2 Landmark home with over 2100 sq ft and walkout bsmt. Front oversized double garage with extra wide driveway. Triple pane windows, high efficiency efficiency furnace &tankless hot water. Upgraded maple kitchen with soft close hinges, granite countertops & large island open to great rm with gas fireplace. fireplace. Walk thru pantry. Hardwood flrs flrs throughout main flr. flr. 2pc powder rm. Upstairs boasts a large bonus rm. Master bdrm with 5pc ensuite with soaker tub, separate shower & walk in closet. 2 additional bdrms & 4pc main bath. 2nd flrflr laundry rm. Undeveloped walkout bsmt provides lots of natural light awaiting your development. New Home Warranty and Builder`s warranty. MLS#C4003018
DISCOVER THE ADVANTAGE
ge ve Many uPGrades!
$560,000
96
2 m. te
Great faMiLy HoMe!
$569,800
soLar Powered LandMark HoMe!
$629,900
Well Maintained, 2239 Sq.ft 2 Storey Home with Developed Basement in Kincora. Total of 4 bedrooms, 3.5 baths. Located on a quiet street. 9 ft Ceilings on Main Floor and Basement. Main floor has office/play area for kids, living room and Large Kitchen with Big Island and Stainless Steel Appliances, Dining room opens to Deck area w/stairs leading to Fenced yard. Upstairs boast a big bonus room, 2 generous sized bedrooms and laundry room. Large master bedroom with 5 piece ensuite w/dual sinks, soaker tub and standup shower. Basement has a Rec Room, additional 4 piece bathroom and extra bedroom. Extra wide garage is fully insulated and drywalled. Great family home!! MLS#C4007844
12 soLar PaneLs!
$589,900
Executive custom built 2 storey with bonus rm, 3 bdrms, 3 baths & double attached garage. Energy efficient home with 12 solar panels. Hardwood flrs thru out main flr. 9ft ceilings on main flr. Gourmet kitchen with centre island, breakfast eating bar, granite, designer tiled backsplash & upgraded s/s appliances open to large dining area & huge great rm with gas fireplace. Formal dining rm. 2pc powder rm. Main flr laundry rm with walk thru pantry to kitchen. Staircase leading upstairs to large master bdrm with spacious 4pc ensuite with large soaker tub, over sized shower, granite countertops and 2 walk in closets. 2 other good sized bdrms & 4pc bath. Large bonus rm. Patio drs leading out from eating area to large cedar deck & landscaped west backyard. Basement is ready for development. Navien tankless water, Nu-Air active recovery ventilation system & mechanical has been upgraded. Spray foam insulation, triple pane windows. Steps from ravine & greenspace. Great family home. MLS#C4004758
stunninG HoMe!
$669,000
s coMPLeteLy re done!
$599,900
Stunning 2 storey attached home in Shaganappi with double detached garage. 3 bedrooms and 3 baths. Hardwood floors throughout main floor. Spacious living room with bay window. Gourmet kitchen with centre island with breakfast eating bar, granite countertops and stainless steel appliances including gas stove. Dining area with built in cabinet and desk and corner gas fireplace. Upstairs features large master bedroom with 5 piece ensuite with soaker tub and glass shower. 2 other good sized bedrooms and 4 piece bath. Second floor laundry room. Large landscaped backyard with double detached garage. Close to all amenities and minutes to downtown. MLS#C4012492
couGar ridGe
weLL Maintained!
$674,900
HaysBoro
Completely re done bungalow on a great street in Haysboro! Everything has been done to this home and it’s ready to move in and enjoy! 5 bedrooms and 2 baths. Gleaming original oak hardwood, freshly refinished. Spacious floor plan with bright and open living and dining room. Complete new kitchen with high end European tiling, quartz and granite countertops and new stainless steel appliances. 3 bedrooms upstairs and new 4 piece bathroom. Lower level has large rec room, 2 bedrooms and new 3 piece bathroom. Complete new plumbing system throughout the home including high end fixtures. New electrical replacement/upgrade including new panel, grounding system, wiring for induction cook top and all new fixtures. New triple pane windows throughout. New exterior doors. Newer furnace, humidifier and water heater and newer roof. The exterior aluminum siding is freshly painted. Large landscaped backyard with mature trees. Lots of room for a double garage. Close to all amenities and easy access. MLS#C4008276
Landmark Homes Solar Powered Wil owdale. 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 loses less heat with triple pane windows. 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. This home also uses less water. Water consumption is lowered with Kohler low flow faucets and shower heads and high efficiency toilets. This 2 storey has 4 bedrooms, 3 baths and bonus room. Bright and open plan. Beautiful kitchen with centre island open to eating area and great room with gas fireplace. Spacious bonus room. Large master bedroom with 4pc ensuite and walk in closet. 2 other good sized bedrooms and 4pc bath. Second flr laundry room. 2yr builders warranty and 10yr New Home Warranty. Close to all amenities and easy access. Great family home! MLS#C4003117
sHaGanaPPi
cranston
n. n
. ed
Executive air conditioned townhouse in desirable Garrison Woods. Great corner unit with many upgrades. 2nd level with upgraded gourmet kitchen with stainless steel appliances, upgraded cabinets, under counter reverse osmosis and water softener. large eat in nook. Spacious living room with gas fireplace. Large master bedroom with walk in closet and 5pc ensuite. Main floor with huge family room, guest bedroom and 4pc bath and laundry. Single attached garage. Walking distance to Starbucks and restaurants. Pet friendly complex. MLS#C4008296
kincora
ppi et e
er y e
cranston
Garrison woods
Well maintained 2 storey with fully developed basement and double attached garage. 4 bedrooms and 4 bathrooms. Large entry with den with built in desk and shelving and bay window. Hardwood floors throughout main floor. Gourmet maple kitchen with centre island with breakfast eating bar, granite countertops, walk thru pantry and stainless steel appliances,Large great room with stone packed gas fireplace. Deck off of breakfast nook. Beautiful staircase leading upstairs to large master bedroom with 5 piece ensuite with corner jetted tub, separate shower and walk in closet. 2 other good sized bedrooms and 4 piece. Bsmt fully developed with large rec with built in entertainment unit and corner gas fireplace. Fenced, landscaped yard. Easy access and close to schools and amenities. MLS#C4013114
sandstone
3000 sQft waLkout!
$749,900
3000 sqft 2 storey walkout with 4500 sqft of living space. Situated on a quiet cu de sac on a huge pie shaped lot. Main floor with formal living room with high ceilings and a massive formal dining room. Oak kitchen with centre island and eat in nook with 2 sided, brick facing fireplace open to sunken great room. Hardwood and tile throughout main floor. Spiral staircase leading upstairs to loft area overlooking the formal living room. Master bedroom with 6pc ensuite with double his and hers closets. 2 other large bedrooms. Walkout bsmnt is fully developed with a games room, gym area, wet bar and 2 other bedrooms. Large deck off of nook with stairs leading to concrete patio and large landscaped yard. MLS#C4011333
out e
o
ew
Let Len and Laura and their team put their extensive experience with the Calgary real estate market to work for you.
aroundthehouse
Get photo ready B Y L AU R A L E
S
o, you have decided this is the year to move. The real estate market is fantastic right now for both sellers and buyers. Perhaps you have hired a professional stager to give you suggestions on what to do to prepare for what is, quite possibly, the largest transaction you’ll ever make. They have assisted you in editing down your possessions, placed furniture and artwork in the appropriate places, and told you to clean, clean, clean. Each room must be clearly defined. I have seen properties where the dining room was set up as a home gym, and many houses with an empty living room because the homeowners never got around to buying furniture. Every room should be presented for its purpose. This means that a dining room should be staged as a dining room! Speaking of empty rooms, it’s important to put furniture in a vacant property, as it gives perspective to the space and makes it more welcoming. A vacant property can feel cold and unfriendly, and is difficult to photograph and show at its full potential.
26 • HomeGuide | Volume15 Issue06
A vacant property can feel cold and unfriendly, and is difficult to photograph and show at its full potential
The photos that you post of your home online are your first chance to make a great impression. So be critical of your home. Stand in each corner of the room and view it with a critical eye. Shoes, handbags and backpacks should be put away to quell questions of storage. The same applies in the kitchen – dishes, knife block set, the container filled with spatulas and wooden spoons, and small appliances should be stored out of sight. Are you ready for the camera? Make sure all the lights and lamps are turned on, and all doors – front, closet and pantry – are closed. When you hold up the camera, make sure you are looking at the foreground. Is the back of the sofa what you are looking at on the bottom of the picture? You know the black box there is the sofa but are the buyers going to get that? A great rule of thumb is to stand in the every corner of the room and take the photo.
I recommend standing in each corner of the room and look with a very critical eye. Shoes, handbags and backpacks need to be stored so there is no question of having enough storage.
Volume15 Issue06 | HomeGuide •
27
A great rule of thumb is to stand in the every corner of the room and take the photo Remember to focus on the architectural features of the space. Get a picture of the entire fireplace or built-in bookcase, not just the top or the bottom. Also try to take photos of the transition between the rooms. This allows potential buyers to see the “flow” of one room to the next. Personally, I do not like photographs taken with the wideangle lens, as they always distort the space and make it look much larger. I have seen photos of a vacant condo that was 500 sq. ft., but the wide angle photograph made the space look like it was 3,000. 28 • HomeGuide | Volume15 Issue06
A wide-angle lens also distorts the furniture in the room, so from one angle it looks like a sofa is in front of the fireplace but it is actually a chair. Two photos taken of the same room but from different angles can be completely different, making the furniture virtually unrecognizable and very confusing. Take lots of photographs at different times of the day to see which ones have the best lighting. If taking photographs is completely outside of your comfort zone, consider hiring a professional photographer because the photos of your property online are extremely important. The photographs must entice the buyer to visit your property instead of a comparable property in your neighbourhood.
LAURA LE has owned Creative Enhancement Inc. for 11 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
inthenews
Low lending rates changing Canadians’
mortgage habits BY LYDIA MCNUTT
C
anadians have been sitting in an ultra-low mortgage interest rate environment for years. Just when we thought rates couldn’t go any lower, they did, as the Bank of Canada dropped its key lending rate to 0.75 per cent in January, and the big banks followed suit. At the BoC’s latest rate announcement on May 27, that rate stayed put. Twenty years ago, the lending rate for a five-year, fixedrate mortgage was 10.75 per cent. Back in 1981, it was 20.25 per cent! (source: RateHub.ca) Today’s numbers in the twoper-cent range are hard to believe, and they’re changing how Canadians handle their debt load. Canadians are doing everything they can to make the most of these low lending rates, according to the 2015 Mortgage Consumer Survey by conducted Canada Mortgage and Housing Corp. (CMHC). SURVEY SAYS…
According to CMHC, 60 per cent of mortgage renewers did so before their mortgage term expired, and 55 per cent of them did it to avoid a rise in rates in the future. Furthermore, mortgage renewers reported taking action to pay off their mortgage sooner. Forty-nine per cent set their mortgage payment higher than the minimum required, while 32 per cent made either lump-sum payments, increased their regular payment, or both.
GOING BROKER:
CMHC also investigated the share of mortgage consumers who used the services of a mortgage broker. The survey found that broker market share is on the rise, having increased from 32 per cent in 2012 to 42 per cent in 2015. Almost twice as many homebuyers (both first-time and repeat) used a broker (49 per cent), versus existing homeowners who were refinancing their mortgage (24 per cent). LENDER LOYALTY:
When it comes to loyalty, first-time homebuyers were flightier than their repeat-buyer counterparts. Renewers were more likely to stay with their current lender (86 per cent) whereas only 47 per cent of first-timers stuck with the financial institution they deal with regularly. Interest rates were the main reason for consumers to jump ship to another lender, at 63 per cent.
Lydia McNutt is an award-winning writer and editor of New Home Guide. Lydia’s love of architecture, interior design and the written word have landed her happily at home at Yellow Pages NextHome, where real estate rules. Email Lydia.McNutt@ypnexthome.ca, and follow her on Twitter @LydiasTweets
NEED A MORTGAGE? Call (403) 863-1293 Today!
loriames@gmail.com
Five Year Fixed Rate
PRO LINK MORTGAGE My experience and service will work for you.
2.64%
all subject to change, lender qualifications will apply
Volume15 Issue06 HomeGuide •
29
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
PRO LINK MORTGAGE Mortgage SpecialiSt email: loriames@gmail.com
Need a mortgage? Call (403) 863-1293 Today! 30 • HomeGuide | Volume15 Issue06
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
Meadowlark Park
Kingsland
MACLEOD TR
SPRUCE MEADOWS TR
makeyourmove
JAMES COTE 703-0455
Prepare for the mass exodus
Certified Condominium Specialist 3rd Generation Calgary Realtor
To view these properties go to: www.jamescote.com HOUSE OF REAL ESTATE
BY CHUCK RESNICK
I
ROYAL OAK
f you are planning to move at the end of June, you’re not alone! Traditionally, June 30 is the most popular day of the year for Canadians to move. Why the mass exodus on this specific day? Weather tops the list of reasons, after the cold and snow of winter and before the summer heat kicks in. While no one can predict what Mother Nature will hand us on any given day, usually there is less chance of rain at the end of June as well. Keep in mind that moving just before the long weekend in July means families have an extra day to begin unpacking and get settled before they have to go back to work. And by waiting until late June, parents avoid disrupting their kids’ school year. Financially speaking, the end of June marks the mid-year renewal deadline for property taxes and rental leases, so for many people, the timing is optimal. If June 30 is your moving day, here are some tips to make moving a less stressful and more pleasant experience: If you haven’t, you may find that many companies are already fully booked for that day, but the earlier you start calling, the more chances you’ll find a reliable company to help.
›› YOU’VE BOOKED YOUR MOVER, RIGHT?
›› CONSIDER USING A MOVER TO PACK YOU. Time
is short, and movers have packing down to a science. Remember, it’s as important to us as it is to you to get your possessions to your new home safely and in pristine condition.
›› REFER TO A CHECKLIST. There’s
lots to remember on leading up to, and on, this hectic day. Checklists are easily available online. You can find ours at twomenandatruck.ca/ your-moving-checklist-plan-your-move.
IMMACULATE TOWNHOUSE!!
$304,900 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!!
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!!
THE CANALS AIRDRIE FAMILY HOME & MORTGAGE HELPER
›› PARE DOWN POSSESSIONS. There’s
no use moving stuff that you will just throw out or give away later.
When you choose to move on June 30, a little advance planning can ease a lot of stress.
Chuck Resnick is vice-president of marketing and operations, Two Men and a Truck Canada. twomenandatruck.ca
$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!
Volume15 Issue06 HomeGuide •
31
neighbourhoodprofile
Welcome to Marda Loop BY KAIT KUCY
L
ocated in the south-west quadrant of Calgary, Marda Loop is a vibrant and bustling part of the city. With a thriving restaurant and retail scene, there are some serious foodies and shoppers that frequent the area. You can live in the picket and hardly ever leave, thanks to all of the amenities nearby such as the South Calgary Community Association. This neighbourhood is beautiful with local parks, gardens, and residents who really take care of their properties. There are plenty of mainstays that have long been in the area, truly making Marda Loop a one-of-a-kind community. LIFESTYLE
Marda Loop is definitely a great place for anyone looking for a community that offers the finer things in life. With lots of great spots to eat and watering holes a-plenty, foodies flock to this great neighbourhood. The South Calgary Community Association is flowing with fun activities for all, including an outdoor pool, beach volleyball courts and a community garden.
THE VIBE
Marda Loop is a young and trendy neighbourhood with a big foodie trend serviced by incredible restaurants that always bring out a big following. Despite it being a bustling neighbourhood, Marda Loop settles down in the evenings into a calm and quiet area. If you love a party atmosphere, just wait for Marda Gras in the summer, when the neighbourhood is transformed into a giant street festival party. MEET THE NEIGHBOURS
Marda Loop is a community of young families, established homeowners and students of Mount Royal University. Residents love to spend time outdoors, or visiting local shops and businesses. While the South Calgary Community Association defi definitely nitely has some incredible amenities for the winter, residents take a particular liking to it during the summer thanks to the outdoor pool and beach volleyball courts. IN THE AREA
The Marda Loop area is defi The definitely nitely above average regarding real estate prices. Despite it boasting high-end restaurants, there are still aff affordable ordable options for residents to dine out and enjoy entertainment. Since this is an area in transition, the financial fi nancial picture is also going through a big transition as well. PLANES, TRAINS & AUTOMOBILES
Marda Loop is primarily a drivable area due to it being a bit out of the city core. While there are reliable city buses frequenting the neighbourhood, the easiest way to get around is by car. Marda Loop is located near to Crowchild Trail as well as 14th Street SW, making access to the rest of the city easy. Th This is is also a very walkable neighbourhood, with residents sharing the streets and parks. 32 • HomeGuide | Volume15 Issue06
NEIGHBOURHOOD HOTSPOTS Places you’ll want to check out
The Inner Sleeve
ntre
Aqua Sports Scuba Ce
Red Tree Catering
THE GOOD, THE BAD & THE REST
DOLLARS & SENSE
One of the best things about Marda Loop is its close access to the rest of Calgary. It is only minutes away from 17th Avenue SW and borders on Crowchild Trail, which will take residents closer into the core or into SW Calgary. Th This is area’s closest hospital is Rockyview General Hospital, only an eight-minute drive away.
Marda Loop is a beautiful, mature neighbourhood of heritage homes and new infi lls, which are becoming increasingly expensive, and landing out of reach of young homebuyers. Tour more neighbourhoods at YPNextHome.ca
Don Lothian
LANDAN REAL ESTATE
Need more great listings to SELL! lothiandon@gmail.com www.calgaryrealestate.org $498,700
102, 279 Midpark Way SE Calgary AB, T2X 1M2 $588,888
$547,888
SOLD
DAY! IN ONE
4 BEDROOMS UP
MCKENZIE LAKE
Super family home in even better family Lake Community! Four spacious bedrooms up and 5th down with 2 piece ensuite. Well Maintained and beautifully presented. Upgraded bathrooms up. Quality wood laminate and tile floors. Central air, super private back yard. Jetted tub in spacious master ensuite bathroom. Spacious raised oak kitchen. Flexible dog run. Storage shed. Builtins around wood burning fireplace with gas light. RV parking.
AMAZING HOME IN MOUNTAIN PARK
MT DOUGLAS BEAUTY
Beautifully Presented, upgraded, immaculate and fully developed home on large lot quietly located across from community park! Very efficient floor plan featuring a main floor den, spacious, inviting, sunny foyer, 3 spacious bedrooms up with amazing ensuite off master. Upgrades include gleaming hardwood, granite counters with sandstone edging, appliances, plumbing and lighting package. Superior lower development! Tremendous back yard, beautifully landscaped, with sunny sitting areas to choose from or shade if you want it. Direct access to miles of Fish Creek pathways just across the street. Lake Privileges!
Gorgeous Home with lots of gleaming hardwood, granite counters, upgraded appliances. oversized garage with unique, round about drive. Beautiful bright bonus room. Developed down including new carpet and ensuite off the guest bedroom. One block to middle school one way and one block to the Bow River pathways the other way. Fresh paint and exterior trim and siding. Sunny south and west exposure.
For more information on current listings - or to chat directly anytime, please call Don at 403.256.3888 or 403.540.1813
BASED ON CALGARY MARKET SHARE
Volume15 Issue06 HomeGuide •
33
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
PRO LINK MORTGAGE Five Year Fixed Rate
2.64%
Need a mortgage?
email: loriames@gmail.com
Call (403) 863-1293 Today! My experience and service will work for you.
34 • HomeGuide | Volume15 Issue06
Gleniffer Lake • Gull Lake • Sylvan Lake • Invermere/Columbia Valley • Okanagan Region • Vancouver Island
BRITISH COLUMBIA & ALBERTA
REAL PROPERTIES JUNE - JULY 2015
LEVEL ENTRY RANCHER WITH
$599,900 - 614 Parkway
lifestyles
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
Waterfront • Ski Hill • Golf Course Properties Call Nancy in the
Okanagan
Direct
Nancy Vieira
250.503.8332
View all these properties and more cshalovelo@okanaganproperties.ca or call
858 Mt Grady Place 7985/ 7987 Wilson Jackson Road Country Luxury, custom built side x side duplex on 6.89 acres, perfect for the extended family or B & B over 2800 sq. ft.each side, great valley view off covered decks, shop/machine shed, creek runs thru the property
Spectacular Kal lake view from the 4 Bdrm 3 bath home, open floor plan, entertaining kitchen and dining, hardwood, gas, F/P, easy care yard, great neighborhood
$579,000
$939,000
#10, 7769 Okanagan Landing Road
11410 Coldstream Creek Road
Wonderful lifestyle living on Okanagan Lake, open floor concept, maple cabinets, granite, private beach, your own boat slip, private fenced back yard
6 Bdrm family home in Coldstream, extensive updates, walk to elementary and high school, valley & mountain views, easy care yard, fenced, RV Parking
MLS 10095858 - $899,000
MLS 10082308 - $515,000
2938 Idler Road on Arrow Lake, Nakusp, BC 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 10092984 - $468,000
#14, 83 Peregrine Way
28 Kestrel Place Lot 3
5820 Bartlett Road
Incredible view from this 3 bdrm 2176 Sq Ft town home, extensive updates, covered decks, private community beach and dock, boat launch, mint condition
.29 acre lot in beautiful Canadian Lakeview Estates, established neighborhood, quiet, peaceful country living, yet minutes to city centre, ideal for walkout rancher
Well cared for home on .61 acre lot, over 2300 sq. ft., 2 bdrms up, down, 2 full baths, lots of updates, parklike yard, swimming pool, 27 x 21 shop, double garage, loads of parking, gorgeous city view.
MLS 10100537 - $509,000
MLS 1010069 - $153,000
MLS 10101175 - $489,000
Serving locally and marketing globally RE/MAX VERNON
(250
Carol Shalovelo
250.503.8332
Remax Vernon
cshalovelo@okanaganproperties.ca www.okanaganproperties.ca
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
ISLAND LIVING AT its BEST! Make this the best move of your life!
$219,900 2 bed 2 baths. Private view deck to enjoy the sunshine. Underground heated parking, Elevator, storage, 1,496 Sq.Ft of living space!
$249,900, 7 bed 3 bath includes 2 bedroom suite Short stroll to Oceanside
PORT RENFREW
$155,000. Seaside furnished one level entry townhome with hot tub on patio facing ocean
PORT RENFREW
$189,000 1.01 acres Gorgeous building lot next door to Fantastic French Beach Park on this South Island’s Wild West Side. Sandy beach just a 5 minute walk away. Drive out, walk up the path, breath in the sea air and buy this special place!!
UCLUELET
$155,000 Mobile! Duplex! Or Build Your Own Single Family Home! Vacant Lot. zoning allows duplex, home, mobile. no restrictions!
PORT RENFREW
SOOKE $89,900 Studio with RV Site on 1 acre of privacy on West Coast Road
DUNCAN
FRENCH BEACH
FRENCH BEACH
1.5 ACRE
$162,000. 1 bed 1 bath, over 1 acre in a prime location, Short walk to beach.
$265,000. Fully furnished ocean view cottage with cedar bunk house. Rent nightly.
$274,900 3 bed 2 bath plus shop, sunroom out front, fully fenced, short stroll to beach.
$309,900. 3 Bedroom level entry home with new kitchen and full walk out basement on huge corner lot.
$364,900. 3 bed/3 bath. Upper Legal Half Duplex. Ocean & Mtn Views. Engineered floors. Upper Legal Half Duplex (two storey). Sundeck. Private backyard. Top two floors. Only 1 left!
SOOKE $314,000 Fully Fenced 1 acre with home and double garage with separate studio! Walk to French Beach ! Great for families; school bus area. French Beach!
$349,900 5 beds 4 bath, open concept living on several levels, large half strata duplex, over 2700 sqft of space.
SOOKE
VICTORIA
10 ACRE
PORT RENFREW
SOOKE
NO FEES
FRENCH BEACH
DUNCAN
PORT RENFREW
SOLD
$449,900. Turn of the Century Carraige House with all the old time charm. Hot House and amazing fenced gardens.
$449,900 3 bed 2 bath. Stunning valley and mountain views on corner lot backing onto greenbelt; extensive walking trails and distinctive architecture
$380,000, Two Cottages and RV on Site with hydro, well water. Oceanview with Mountain Views.
SOOKE $524,900. West coast home 5 beds 3 baths. Private 1 acre backing onto french beach park!
$549,900 Waterfalls and Pools on 5.96 Riverfront Acres. Home plus Cottage and studio.
METCHOSIN
$499,900. 3 bed, 1/2 acre Sunriver, private lot, endless storage and space inside and out.
FRENCH BEACH
SOLD
SOOKE
$549,900. Walk to golf course, beach, Montesouri School, and church. Nice family home with updates. Sunny fenced yard.
$849,900, Custom Executive home with gourmet kitchen on acre with full finished basement.
$1,100,000. Dream acreage with 1500 FT. of oceanfront. 11 Acres
COBBLE HILL
$600,000. 1800 Feet of rugged west coast oceanfront. 7.42 Acres surrounded on all sides by parklands.
SOOKE
5 ACRE
SOOKE
ira
PORT RENFREW
ct
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.
$1,600,000 11 bed 9 bath, custom build with great attention to detail utilizing materials from actual property.
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
1
inthenews
Recreational property market awakens in Canada, and Alberta could be the place to look!
T
he slower pace of life in cottage country was echoed in Canada’s recreational property market earlier this year, which took a while to wake from a long winter slumber. But with the arrival of spring and sun, recreational real estate – much like cottage country itself – is now buzzing with activity as buyers snap up properties and make up for lost time, according to the 2015 Royal LePage Recreational Property Report. Unlike 2014, when the extended winter dampened total sales volumes, increased activity in mid to late spring 2015 show that buyers had merely delayed purchasing this year versus putting it off entirely. The exception to this is Alberta, some areas of eastern B.C. that cater to Albertans, and Newfoundland, where a depressed energy sector reduced buying activity and put downward pressure on prices. But for those in the market for a great deal in an idyllic location, Alberta 38 • HomeGuide | Volume15 Issue06
could be the place to look. The drop in oil prices, market activity and real estate prices could make now a great time to dive into the market. According to the report, “When the oil sector recovers, more people will once again be looking for recreational properties, which will drive up prices.” Phil Soper, president and chief executive of Royal LePage, says the drop in oil prices has inadvertently supported Canada’s recreational property market overall. “Cheaper gasoline makes the prospect of a weekend commute to the lake a more affordable proposition. And cheap oil means a lower Canadian dollar, which has more people looking at Muskoka, Tremblant and the B.C. interior and fewer casting covetous glances at Florida and Arizona. We are even seeing money making its way north [from the U.S.], particularly in British Columbia, Alberta and Atlantic Canada, as the strong U.S. currency has increased American buying power.”
Nationally, low mortgage rates and flat prices boosted buying by those who put the brakes on their purchase last year. This increase in activity has absorbed much of the existing inventory, and brokers warn prices could rise to keep pace with demand. “The dream of recreational property ownership is very much alive and well across the country,” says Soper. “Dominated primarily by buyers in their 40s and 50s with families, these are people who are seeking to re-create the idyllic weekends and summers of their youth. Looking ahead, many see their current weekend getaway as a future full-time residence, both as a base for ‘work from home’ arrangements as they become emptynesters, and onward into retirement.” Royal LePage reports strong sales across all recreational property types, with waterfront properties being the hottest commodity in terms of demand and price gains.
1 FR 0-Y EE ea G rs O LF
s p ar Sli Ye t 5- Boa EE FR
Alberta’s Most Unique Residential Resort Community It`s All Here The only thing missing is YOU lifesbetter@whisperingpines.ab.ca
1-877-465-3991
www.whisperingpines.ab.ca KICK OFF TO SUMMER SALE - ON NOW
out of town
regional map
27 766
22
Didsbury
2A 562
2 Carstairs
Cremona
806
581
Carbon
575
Crossfield
72
766 772 567
Airdrie
9
Irricana
567
Dalroy
791
1
Chestermere
CALGARY
68
22
Lyalta Strathmore
569
Shepard 791
22X
Standard Hussar 1
Blackie
23
542
Milo
24 842
540
Cayley 22
Bassano
842
High River
541
Cluny
547
2A
Longview
547
Arrowwood
7
543
Gleichen
Mossleigh
797
549
Okotoks
817
Carseland
552 549
561
22X
Dalemead DeWinton
Black Diamond Turner Valley
564
564
Langdon
8 Bragg Creek
56
842
Keoma
566
Delacourt
Bearspaw
840
Rockyford
Katherine
Balzac
Cochrane
1A
21
Beieker
574
22
Acme
534
Vulcan 531
Nanton 2
533
527
520
Champion
529
Stavely Caramangay
Claresholm
520
Selling your home? Earn 1,000 reward miles up front*
Get started! *Terms & Conditions apply
Work with a century 21 office and be rewarded
WESTGATE $549.000
SONIA MOLINA 403-630-8684 www.allisonjames.com smolinamadrid@hotmail.com
• Beautiful bungalow kept by original owner • 4+1 Bedrooms 2 full bathrooms • Hardwood oak floors • Detached double garage • Finished basement • Huge backyard • MLS: C4006440
SOLD
67 RIDGE VIEW PLACE COCHRANE $1,250,000
ROSE-MARIE LAFOND
SPRUCE CLIFF $849,900 • Stunning 2,163 sq ft penthouse condo • 10 ft ceilings, 2+1 BDR. 2 Bath. • Galore balconies with views of Shaganappi Golf Course and downtown • Two titled parking stalls • In floor heating under wood flooring • Easy to show anytime
CONT’D • C4004422 cont’d • stunning mountain views • covered deck w/ fireplace • 1300+ walk-out w/ heated floors • wet bar, wine room • gym and more!!! • MLS C400442
• 3200+ sqft above grade • triple car heated garage • 10 ft ceilings • upgraded DACOR appliances • steam shower
403-830-7901 lafondrose@gmail.com
104 2420 34 AV SW, $255,000
3816 17 St SW $1,295,000
JASON WILSON 403-605-0505
• • • •
2642 Sq. Ft 4 Bedrooms 5 Bathrooms Underground Parking Stall • Spectacular!
• • • •
580 Sq. Ft. 1 Bedrooms 1 Bathroom Double Detached Garage. • Low Condo Fees!
IMMACULATE, BRIGHT INNERCITY TOWNHOUSE!
40 EVERHOLLOW HEIGHTS • Bright and Beautiful END UNIT! • Hardwood and tile flooring • Espresso stained kitchen cabinets • Great location in Evergreen • Garage is fully finished & heated • MLS#C4014349
jw6050505@gmail.com
ALLISON JAMES 403-708-5873 ajames16@gmail.com www.century21bamber.ab.ca
• Great downtown views! • Rare double attached garage • 2 Bedrooms plus den and 2 full bathrooms • MLS#C3648326
SOLD
featureproperty
Award-winning builder crafts exquisite contemporary home in
Elbow Park B Y H E AT H E R R YA N
A
ward-winning Empire Custom Homes has crafted this exquisite, contemporary home on an oversized lot in Elbow Park that is definitely a showpiece for any homeowner. “Empire’s signature is quality and craftsmanship, and it’s clearly showcased in this elegantly conceived, uniquely contemporary-styled home,” says luxury home realtor Ray Riley of Royal LePage Foothills, who has gained a reputation for finding special properties like this immaculate two-storey. “They started out as Empire Kitchen & Bath, so it’s not surprising that the kitchen and bathrooms are stunning and the exclusive brands they supplied establish new benchmarks for luxury. “This is a new, custom-built home that is beautifully crafted with lots of details and upgrades that show extremely well,” Riley says, noting it offers more than 4,500 sq. ft. of fully developed living space with five bedrooms and six bathrooms, making it ideal for an executive couple who loves to entertain, or a large or growing family. “It presents an open, modern plan that is luxurious and has huge windows throughout, so it’s very bright and inviting.” Empire’s integrated design compositions distinguish this home from other custom dwellings, presenting clean lines with a stucco and brick exterior and an urban-chic interior with an elegant white and grey decor. The chef ’s kitchen is absolutely incredible serving up high-end features and finishes including a huge flat-surface island as well as an equally massive peninsula with breakfast bar seating that provides great space for socializing and food prep,
42 • HomeGuide | Volume15 Issue06
a dazzling tile backsplash, quartz countertops, a wide array of custom cabinets, and drawers including beautiful lighted niche boxes for display and topline appliances including built-in wall oven and microwave, gas cooktop below a fabulous hood, and Subzero fridge. The living room is highlighted by a gorgeous wall-centred linear fireplace that is surrounded in tile and flanked by almost floor-to-ceiling windows, while the spacious dining area gives you ample room for hosting large dinner parties. The den is highlighted by a built-in cabinet that is flanked by windows and there is a large laundry room with loads of custom cabinets, counter space and a half-bath. Upstairs, the master bedroom offers a fabulous private retreat with lots of windows, a niche for tucking furniture out of the way, a large walk-in closet with
“Empire’s signature is quality and craftsmanship, and it’s clearly showcased in this elegantly conceived, uniquely contemporary-styled home”
“The kitchen and bathrooms are stunning and the exclusive brands they supplied establish new benchmarks for luxury”
built-ins and a luxurious ensuite featuring a long vanity with dual sinks separated by an open shelf tower, soaker tub and glass walk-in shower. There are three other generously sized bedrooms upstairs and flex space that can be used for a quiet sitting area. The lower level is fully developed with a huge Great Room with wet bar, fifth bedroom and bathroom. Outside, you can enjoy a landscaped, fenced yard with a patio and there is an oversized, heated double garage. The home is ideally located on a quiet cul-de-sac in Elbow Park, which is one of Calgary’s most desired and established neighbourhoods. Elbow Park offers convenient access to downtown, 4th Street and 17th Avenue shopping districts, the Glencoe Club and the river pathway system. It’s also close to several schools and parks, making it an ideal location to raise a family. For more information on this outstanding home, contact Ray Riley, Royal LePage Foothills, at 403.270.7601 or visit rayriley.com.
Volume15 Issue06 HomeGuide •
43
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
01
05
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.
02
06
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.
03
07
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.
04
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.)
44 • HomeGuide | Volume15 Issue06
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.
homebuyers’help
MORTGAGE INTEREST RATES VARIABLE
6 month
1 year
2 years
3 years
4 years
5 years
ATB Financial
2.350
4.000
2.940
2.640
2.540
2.690
2.740
Bank of Montreal - BMO
2.850
4.000
2.890
2.840
3.390
3.890
4.740
Bank of Nova Scotia
2.850
4.550
3.290
3.090
3.390
3.890
4.490
CIBC Mortgages
2.850
4.450
2.890
2.840
3.550
4.140
4.790
Caisses Desjardins
2.850
4.400
2.890
2.990
3.390
3.890
4.740
Canadian Western Bank
3.050
4.000
3.140
3.040
3.650
4.200
4.740
Canadian Western Trust
3.050
4.000
3.140
3.040
3.650
4.200
4.740
-
6.200
2.890
2.890
2.950
2.990
2.690
2.650
-
3.090
3.000
2.990
3.090
2.690
Effort Trust
-
4.450
3.350
3.500
3.700
4.300
4.350
Equitable Bank
-
-
3.140
3.040
3.650
4.390
4.640
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%.
First Calgary Financial
-
4.000
2.890
2.890
2.490
3.090
2.650
MORTGAGE OPTIONS
First National Financial
2.200
3.100
2.290
2.190
2.340
2.540
2.690
FirstOntario Credit Un.
2.850
4.240
2.890
2.590
2.690
2.840
2.690
HSBC Bank Canada
2.850
4.450
3.140
3.140
3.540
4.240
4.740
Home Trust Company
2.500
3.950
2.690
2.350
2.390
2.590
2.590
ICICI Bank Canada
3.050
-
3.150
3.650
3.640
3.690
3.690
Investors Group Trust
2.850
4.200
3.140
3.090
3.390
3.890
4.740
Laurentian Bank Canada
2.850
4.400
2.890
2.840
3.390
3.890
4.740
League Svgs & Mortgage
-
4.000
2.990
2.250
2.990
2.990
2.790
Libro Credit Union
-
3.750
2.850
2.850
2.890
2.890
2.890
London Life
2.850
4.200
3.140
3.090
3.390
3.890
4.740
Manulife Bank
2.550
4.450
3.000
2.940
2.840
2.790
2.790
Manulife Trust
-
4.450
3.000
2.940
2.840
2.790
2.790
Meridian Credit Union
2.650
4.000
3.090
3.090
3.550
3.290
2.690
National Bank
2.850
4.400
2.890
2.840
3.390
3.890
4.740
-
5.000
2.890
2.590
3.390
3.890
4.640
2.650
-
2.800
2.850
2.950
3.050
3.150
-
4.500
3.150
3.500
3.750
3.850
3.950
President’s Choice Fin’l
2.850
6.190
3.190
2.840
3.490
4.040
4.440
Royal Bank of Canada
2.850
3.140
3.140
3.040
3.650
4.390
4.640
Servus Credit Union
-
4.000
2.890
2.840
3.390
3.890
4.640
Steinbach Credit Union
-
-
2.450
2.550
2.550
2.650
2.650
T-D Mortgage
2.850
3.140
2.890
2.840
3.390
3.890
4.640
Tangerine
2.850
-
3.190
3.240
3.490
3.690
3.790
Comtech Credit Union DUCA Financial Services
PACE Savings & Credit Un Parama Credit Union 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.
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. This is 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 MAY 27, 2015. This information is current as of the date and time posted and is subject to change without notice. © Copyright 2015 CANNEX Financial Exchanges Limited. All rights reserved.
Volume15 Issue06 HomeGuide •
45
fundamentallyspeaking
Housing valuations:
who and what to believe B Y WAY N E K A R L
F
or homeowners, when someone says your home is drastically overvalued, naturally, you worry. If you’re a prospective homebuyer, such news might cause you to delay your purchase. That’s the power of housing valuations. The problem is, who and what to believe?
Here are some recent examples of Canada’s housing valuations, from a variety of sources: DEUTSCHE BANK: overvalued by 60 per cent BANK OF CANADA: overvalued by 30 per cent INTERNATIONAL MONETARY FUND: overvalued by 11 per cent TD BANK: overvalued by 11 per cent CANADIAN HOUSING ECONOMIST WILL DUNNING:
undervalued by nine per cent With such a wide variance in valuations, and using differing measures, who to believe, indeed? “Far too many foreign economists try to make overly simplified statements about foreign housing markets they don’t understand enough about,” Calum Ross, mortgage broker and real estate investor. “Above and beyond the traditional measures, there are a number of less tangible measures, such as the stability of social, political and economic systems at the federal, provincial and municipal level. “Canada represents one of the single largest countries in the world and going from coast to coast, Canada is home to a very diverse group of people with local economics that are vastly different,” Ross says. “Saying there is a Canadian housing market is no less ridiculous than saying there is a ‘Canadian temperature’.” Thankfully, Canada Mortgage and Housing Corp. (CMHC) added some context recently in its House Price Analysis and Assessment, which provided a market-bymarket snapshot by Canada’s larger centres. The report attached a risk level – low, moderate or high – for the major cities, using risk factors of overheating, acceleration in house prices, overvaluation and overbuilding. 46 • HomeGuide | Volume15 Issue06
“Canada represents one of the single largest countries in the world and going from coast to coast, Canada is home to a very diverse group of people with local economics that are vastly different” With Regina and Winnipeg, of all places, being the only major centres earning “high risk” assessments, CMHC’s report reminds everyone that housing markets must be assessed on a micro level, not wide-swathing national viewpoints. “From a pure economic theory standpoint, when interest rates are low, then real asset prices will go up,” says Ross. “Real estate is one of the most interest-rate-sensitive sectors of the global economy. When it comes to mortgages, what we know is that people have a tendency to buy payments and be less concerned with total debt. The lower interest rates and longer amortizations allow for lower payment and as long as payments stay affordable, many people won’t get caught up with the sticker shock of more expensive real estate prices.” So, who to believe, next time you see a report on Canada’s housing valuations? Well, a Canadian source such as CMHC is a good start. Otherwise, as experts stress, remember to look at your individual market for a clearer indication, not the national assessment.
Wayne Karl is an award-winning writer and editor with experience in real estate and business. In Fundamentally Speaking, Wayne explores the basics of buying property. Email wayne.karl@ypnexthome.ca or follow him on Twitter at Twitter.com/WayneKarl
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