Calgary Home Guide - 17 Jun, 2016

JUN 17 - JUL 15, 2016 VOLUME 16, ISSUE 06, FREE

FINDING YOUR NEXT HOME HAS NEVER BEEN SO EASY. START NOW AT

ypnexthome.ca

INSIDE THIS ISSUE

THE BENEFITS OF USING A REALTOR

RANKING ALBERTA’S ELEMENTARY SCHOOLS

HOW TO AVOID A MOVING HORROR STORY

Len T. Wong Broker

Laura o’ConneLL Associate/Partner

MacKenzie Point

excePtionally Well Maintained!

$249,900

Exceptionally well maintained south facing 2 bedroom plus a 3rd bedroom or den/flex room and 2 bathrooms with rare oversized underground, heated parking stall and storage locker. Bright and open plan. 10k worth of upgrades.

Contemporary kitchen with breakfast eating bar, granite countertops, designer tiled backsplash and upgraded appliances open to large eating area and great room. French door leading out to large deck. Large master bedroom with his/ hers walk thru closet and 3pc ensuite. Good sized 2nd bedroom and 3 bedroom/ den. 4pc main bathroom. Insuite laundry and storage area. Pride of ownership shown throughout. Ideal for young family or couple. Storage locker in front of underground titled parking stall. Exceptional value! MLS#C4066502

Your home sold in 90 daYs or we maY buY it!* doWntoWn

StRatHMoRe laKeS eStateS

FoRMeR Savana SHoW Suite!

$250,000

Former Savana show suite. 2 bedrooms and 2 baths. This main level unit faces the lake with the convenience of a private entrance. Featuring stainless steel appliances, granite countertops, corner gas fireplace, in floor heat and air conditioning. This unit comes with surface stall and tandem heated underground parking.

MLS#C4066901

executive condo!

$379,900

lincoln PaRK

HigH RiveR-SunSHine MeadoW

oPen concePt!

$299,000

Welcome home to your Immaculate 3-bedroom end unit bungalow! These villas are built specifically with no steps, no stair and no basement. This beautiful open concept bungalow with a single attached heated garage is in show home condition. The gorgeous kitchen comes will all stainless steel appliances and a large pantry with tons of cabinets for storage. The great room has 9ft vaulted ceilings. There are two full bathrooms, the master bedroom en-suite has a walk-in shower. 2 other good sized bedrooms. Totally low maintenance unit in this 19+ complex. MLS#C4056544

excePtional value!

$379,900

gReat location!

$309,900

PeRFect FaMily HoMe!

$389,900

SPaciouS gRound FlooR unit

$314,900 $319,900

Quiet StReet

$439,000

BRand neW!

$337,900

Welcome to Taralea Gardens. This 1400+ sq ft, two storey home combines family living with thoughtfully designed functionable features: main floooror foyer leads to a large front formal living room or kids play room with bright south facing bay windows; ideal kitchen layout, with a center island, wrap around storage, ample counter space for meal preparations and built in work desk for homework or recipe browsing; spacious family dining room includes a large window to watch the kids play in the backyard or dad grab the mower from the oversized double car garage; upstairs master suite with bay windows and a four piece ensuite, in addition two good size bedrooms and a bright four piece main bath with built in storage. The finniished basement has a separate entrance and features a large bedroom, a three piece bathroom and a spacious family room. This home is tucked away on a quiet street and only minutes to school and shopping. MLS#C4067621

SoMeRtSet

SunSet Ridge-cocHRane

Brand new Landmark attached Brookside III 2 storey with single attached garage backing onto greenspace. Energy efficient with high efficiency furnace. 2 bedrooms, 3 baths and loft area. Over 1300 sq ft. Bright and open plan. Gorgeous kitchen with granite countertops and stainless steel appliances open to eating area and large great room. 2 piece powder room. Upstairs has large master bedroom and 4 piece bath. 1 other good sized bedroom and 4 piece main bath. 2nd floor laundry room. Undeveloped basement. 5 year Builder’s Warranty and 10 year Alberta New Home Warranty. MLS#C4065022

A perfect home for your family. Pride of ownership shows through in this bungalow with 2000 sq feet of developed living space. FULLY FINISHED with 4 Bedrooms, a vaulted ceiling in the living room with gleaming HARDWOOD, and a large kitchen complete with STAINLESS steel appliances (NEW Apr/2015) including a CONVECTION OVEN, and plenty of cupboard and counter space. Downstairs, enjoy entertaining in the gorgeous games room complete with beverage bar.

You’ll have fun watching movies or gaming in the comfortable MEDIA ROOM. The 4th Bedroom, Laundry Room and plenty of storage completes this level. Venture outside, where you wil find find a deck with Gas hook-up for the BBQ and lots of room for toys or a play center in the fenced and landscaped yard. This NON-Smoking/NO Animal home is located in popular HILLVIEW ESTATES across from a large green-space and nearby playground. MLS#C4066388

taRadale

Signal Hill

Big and spacious ground floor corner unit condo with 2 bedrooms, den and 2 baths. Over 1200 sq ft. Cherry kitchen with tons of cabinet space and breakfast eating bar open to eating area with doors leading out to deck and large great room with gas fireplace. Large master bedroom with 4 piece ensuite with walk in closet. 1 other good sized bedroom and 4 piece and den.

This unit comes with 2 titled, underground, heated parking stalls!

Assigned storage locker and bike storage. This building has a car wash. Great location in the Westhills. Close to all amenities and LRT. Minutes to downtown. Great value! MLS#C4052587

Rare opportunity for this exceptionally well maintained townhome condo located in Lincoln Park.

Walking distance to Mount Royal University. Ready to move in and enjoy. 3 bedrooms, 3 baths and single attached garage. Very bright and open plan. Brand new carpets upstairs in hallway and bedrooms. Laminate flooorioring and ceramic tile throughout. Spacious foyer leading upstairs to large great room with 2 storey cathedral ceilings and corner firrepleplace. Patio doors off of great room to south facing deck. Bright and sunny kitchen with breakfast eating bar open to large dining area. 2 piece powder room. Large master bedroom with 4 piece ensuite and walk in closet. 2 other good sized bedrooms and 4 piece main bath. Basement is ready for development with laundry area and huge ceilings. Single attached garage. Quiet location. Located in a cul de sac. Ideal for your professional or young family.

Close to MRU and all amenities. Easy access. Exceptional value! MLS#C4067602

HillvieW eStateS-StRatHMoRe

PalliSeR

Great location! Beautiful air conditioned top floor unit with 2 bedrooms and 2 baths. Open kitchen with breakfast eating bar open to eat in nook and large living room with gas fireplace. Lots of natural light. Den area. Spacious west facing deck with gas line for BBQ. 2 good sized bedrooms with their own ensuites and a walk in closet in the master. Insuite laundry. 1 titled, underground parking stall and secured storage locker. Situated in a quiet residential community with parks and pathways. Minutes to Glenmore Landing and Reservoir. Very quiet location. MLS#C4061684

Executive a/c 1 bedroom condo with a fabulous view of the Bow River in showhome condition.

Located in the prestigious Five West. Concrete building. Very bright and open plan. Gourmet maple kitchen with centre island with breakfast eating bar with granite countertops and designer tiled backsplash with stainless steel appliances open to large dining area and huge great room with corner firepl replace and full length windows. Large master bedroom with his and hers closets with cheater 4pc ensuite. Balcony with gas outlet off great room with views. Engineered hardwood floors oors throughout with ceramic tile in bathroom and carpet in bedroom. Insuite laundry. Concierge and resident manager. Underground, titled, heated parking. Stall #137 on level 4. Storage locket S-118 on level 2. Walking distance to downtown amenities and LRT. Ideal for the professional or investor.

Pride of ownership shown throughout. Exceptional value! MLS#C4061990

BeautiFul FaMily HoMe

$443,000

This beautiful 3 bedroom fully developed 2 Storey home with a walk out basement, backing onto a green space, park and community garden. Situated in a quiet cul-de-sac and only steps away from the c-train. This open concept home includes main floor floor laundry, stainless steel appliances, hardwood floori flooring through-out the main and laminate flfloori ooring through-out the second floor. floor. The master bedroom has a 3 piece en-suite!. The walkout basement has a corner firepl fireplace and massive storage room. You wil be spending the summer on your huge beautiful decks! Upgrades include: new roof (4 years ago), new deck and railings (top and bottom), new vanity tops in the bathrooms, new baseboards and crown moldings, new hot water tank, new fridge and microwave. Fireplace was done 6 years ago. There is tons of shelving in the double attached garage. MLS#C4065625

DISCOVER THE ADVANTAGE

oors

18 or.

PRide oF oWneRSHiP!

$459,900

SPaciouS HoMe!

$475,000

2

ter ar. m, a d S

a nd d 21

Executive custom built vil a bungalow with fully developed walkout bsmt in showhome condition. Extensively upgraded thru out. Backs onto Priddis Golf Course. Total of 2 bdrms, den & 3 baths. Vaulted ceilings thru out. Recently painted. Renovated gourmet Denca kitchen with top of the line appliances with Sub Zero fridge & Thermador countertop stove. Centre island and breakfast eating bar and granite open to large eating area & great rm with formal dining rm with wet bar. Gorgeous master bdrm with his/hers mirrored closets & spa like 5pc ensuite with jetted tub, separate shower & heated flrs.rs. 2pc powder rm & main flr laundry rm with sink. Developed walkout bsmt with new carpet, large family & games rm, office,bdrm ce,bdrm with walk in closet, 4pc bath & storage rm. Large maintenance free deck with view of golf course. Slate patio off w/o.Powered retractable awning.Double attached garage. All main flr windows were replaced w/triple pane windows in 2015. Pride of ownership. Ideal for empty nester. Exceptional value! MLS#C4066560

RaRe oPPoRtunity

$639,900

douglaSdale/glen

eat ing

gle

glendale

PRiddiS gReenS

ple

Nestled on a quiet street of Douglas Ridge Way is this inviting 2 storey family home. A spacious front porch welcomes you inside the main flfloor, oor, a very large formal dining room for family gatherings. The huge kitchen features stainless steel appliances, new granite countertops, corner pantry and an abundance of cabinetry. A large great room with a tile surround gas fifirepl replace. A south facing backyard with an upgraded oversized deck, great for summer bbqs. Upstairs, a master retreat with walk in closet and a four piece ensuite.

Two good sized bedrooms and a four piece main bath complete this level. The fifininished basement has a great layout: a large family room for either watching movies or a game of bil iards on the pool table. This home is well maintained, has a 3 year old roof and a new hot water tank. Call to view today! MLS#C4066533

PanoRaMa HillS

MuSt See!

$678,800

neW BRigHton

executive HoMe!

$559,900

Executive custom built 2 storey with fully developed walkout basement in showhome condition. Total of 5 bedrooms, main floor oor den, bonus room and 4 baths. Very bright and open plan. Gourmet kitchen with centre island with breakfast eating bar, stainless steel appliances and lots of pot lights open to large dining area and great room with gas firepl replace. French door leading out to large deck with stairs with a south backyard. Walk thru pantry off kitchen to a main floor oor laundry. 2pc powder room. Main floor oor den. Staircase leading upstairs to a bonus room and large master bedroom with 4pc ensuite with large soaker tub, separate shower and large walk in closet. 2 other good sized bedrooms and 4pc bath.

Professionally developed basement with family room wet bar, 2 bedrooms and 4pc bath. Patio off family room. Quiet location. Double attached garage. Walking distance to new school. Pride of ownership shown throughout. Excellent family room. Exceptional value! MLS#C4065601

Quiet location!

$569,900

Executive custom built 2 storey with fully developed w/o in showhome condition. Backs onto ravine & pathways with west backyard. Ready to move in and enjoy. Total of 5 bdrms, bonus rm & 4 baths. Gourmet maple kitchen with centre island, breakfast eating bar, granite, designer tiled backsplash & upgraded appliances open to large eating area & spacious great rm with gas fireplace. Flex rm ideal for dining rm or den. French dr from eating area to large deck with gasline for BBQ and views. 2pc powder rm. Walk thru pantry & mud rm off garage entrance. Staircase leading upstairs to large bonus rm with vaulted ceiling. Large master bdrm with 5pc ensuite with jetted tub, oversized shower & walk in closet with laundry rm off hallway or master bdrm. 2 other good sized bdrms & 4pc bath. Professionally developed w/o bsmt with 9ft ceilings, laminate flrs, 2 bdrms, huge family rm & games rm with wet bar & bathrm with heated flrs. Stamped concrete patio with gasline. Excellent family home. Exceptional value! MLS#C4067671

cRanSton

excellent FaMily HoMe!

$698,900

edgeMont

Exceptionally well maintained 2 storey split in excellent condition. 4 bdrms, plus 1 bdrm in the basement with 3 baths. Very bright and open plan. Vaulted ceiling in the living rm with formal dining rm. Bright, sunny kitchen with newer stainless steel appliances open to large eating area and large family rm with built ins and fireplace. 2pc powder rm. Main floor laundry rm with sink and separate side entrance. Patio doors leading out from family rm to large deck and west backyard with underground sprinkler system and large shed. Gorgeous staircase leading upstairs overlooking living rm and foyer. Large master bdrm with 3pc ensuite with his and hers closets. 3 other good sized bdrms with a 4pc main bath. Developed basement with large rec room, bdrm, cold rm, storage rm with shelves. 2 updated furnaces and hot water tanks.

Pride of ownership shown throughout. Walking distance to schools and amenities. Quiet location. Oversized double garage. Brand new roof in April 2016. Excellent family home! MLS#C4061963

Rare opportunity in Glendale. Original owner. Custom built air conditioned bungalow with single attached garage and oversized heated double detached garage in excellent condition. Exceptionally well maintained. Steps from school. Total of 4 bedrooms and 2 bathrooms. Very bright and open plan. Formal living and dining room. Updated kitchen with eating area. Large master bedroom with 2 other good sized bedroom with 3pc bath. Hardwood floors under carpet on main floor. Developed basement with large family room and wood paneling and gas fireplace with a hobby or office area. Large bedroom, 3pc bath, laundry room and cold room. Lots of storage cabinets. Spectacular landscaped yard with covered patio area. Oversized heated garage with work benches. Updated furnace and hot water tank. New roof shingles in October 2015. Close to schools, amenities, LRT and minutes to downtown. Quiet location.

Excellent family room. Exceptional value! MLS#C4067650

Executive custom built a/c 2 storey with fully developed walkout basement in showhome condition. Views of the Bow River, mountains and valley. No carpet throughout the home. Formal living and dining rms. Gourmet kitchen with centre island and breakfast eating bar, granite, designer tiled backsplash and top of the line stainless steel appliances open to large great rm with gas fireplace and large eating area. French dr off eating area to large deck with gas line for BBQ. Laundry rm with sink and 2pc powder rm. Gorgeous staircase leading upstairs to large master bdrm with 5pc spa like ensuite with jetted tub, o/s shower and walk in closet.

2 other good sized bdrms and 4pc bath. Professionally developed w/o with engineered hardwood flrs, large bdrm with walk in closet, family and rec rm, hobby rm, 3pc bath and storage area. Beautifully landscaped yard with underground sprinklers. Close to school, amenities and easy access to Deerfoot. Must see to appreciate.

Excellent family home. Exceptional value! MLS#C4067643

cRanSton

gReat location!

$699,900

Executive custom a/c 2 storey w/ developed bsmt & o/s heated dbl garage w/util sink. Steps from the ravine.

4 bdrms, loft, den & 4 baths. 9ft ceilings. Recently painted thru out. Formal dining rm w/ coffered ceilings.

Rounded corners thru out. Gourmet maple kitchen w/ granite, designer tiled backsplash, centre island & newer s/s appliances open to eating area & huge great rm w/ 2 storey Cathedral ceilings & gas fp. Main flr laundry rm w/ cabinets. Main flr den w/ French dr. Gorgeous staircase leading upstairs to loft area w/ built ins overlooking great rm. Large master bdrm & 5pc ensuite w/ jetted tub, o/s shower & separate w/i closet. 2 good sized bdrms & 4pc bath. Developed bsmt w/ family rm w/ gas fp, games rm, bdrm w/ w/i closet & 4pc bath.R/I for wet bar. Storage rm. 2 furnaces/humid. Solar shield thru out most windows & silhouette blinds.

Landscaped yard w/ deck &interlocking stone patio, gasline for BBQ. R/I for hot tub & u/g sprinklers. Newer roof in 2014 & HWT in 2011. Expo aggreg drvwy & walks. MLS#C4061266

ng

ss out sa ge d ot

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

contents JUNE 17 - JULY 15, 2016 | VOLUME 16 ISSUE 06

8

9

ON THE COVER

Finding your next home has never been so easy. in this issue

8

9

maps & extras

10

Trending

Summer move coming up?

Get organized now

11

Trending

And the top elementary schools in Alberta are…

+ online NEIGHBOURHOOD

HOME SEARCH

MORE +PHOTOS +VIDEOS +ADVICE +INSPIRATION +TRENDING

WITH

DYNAMIC MAPS

4 YPNEXTHOME.CA

LOOK FOR THE CIRCLE

14

16

Advice

Activity strong but sales slow in Calgary’s real estate market

Advice

The benefits of using a realtor

6

Editors’ Note

7

Regional maps

21

Homebuyers’ Help Mortgage Rates

Trending

Reasons to teach our kids about real estate sooner

Trending

10 top malls in Canada – and 1 reason to buy near them

20 Advice

for advertising information call 403.829.0393

22 What’s Online

next deadline: July 8, 2016

How to avoid your own moving horror story The latest real estate news from across Canada

advertisers’ index

PRESIDENT, YELLOW PAGES NEXTHOME

Jacqueline Hill EDITOR-IN-CHIEF/DIRECTOR OF CONTENT

CAMERON REALTY GROUP INC. Dory Cameron . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18

Susan Legge DIRECTOR OF SALES

Moe Lalani

MAPLE LEAF REALTY Ken Yeoh. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8

EDITOR

Wayne Karl Lydia McNutt (on leave)

RE/MAX REAL ESTATE Len T. Wong & Associates . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2

MEDIA CONSULTANT

Heather Harke Phone: 403.829.0393 CONTRIBUTING EDITORS

Sonia Bell Elisa Krovblit Jackie Marchildon

ROYAL LEPAGE REAL ESTATE Chris Zaharko . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12 MORTGAGE COMPANIES PROLINK Lori Ames . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9

NATIONAL CIRCULATION MANAGER

John Jenkins

RECREATIONAL PROPERTIES & MORE

SENIOR PRODUCTION MANAGER

PEMBERTON HOMES Nancy Vieira . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23

Helen Pearce GRAPHIC DESIGNER

Mike Terentiev PRODUCTION COORDINATOR

Swinder Jodhka PRINTING

Transcontinental, LGM - Coronet FOR ADVERTISING INQUIRIES PLEASE CALL 403.461.5518

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.

JUN 17 - JUL 15, 2016 | HOME GUIDE 5

Editors' Notes

LAKE BONAVISTA

SUSAN LEGGE Editor-in-Chief / Director of Content Yellow Pages NextHome Email: Susan.Legge@ypnexthome.ca Twitter: @SusanLegge

TAKE A TOUR ONLINE nexthome.yp.ca/lake-bonavista

Important considerations What are the critical things to consider when choosing a location? There are so many personal variables, it’s really up to you to decide.

As an example, if it is just as important to you to be close to your children’s school as it is to your place of work, then look for a place that offers you the best of both worlds. If you own a car and want to use public transportation whenever possible to save on parking and gas costs, a location close to masstransit may be a better option for

you. If you’re a walker, proximity to major amenities should be a definite consideration.

Running errands such as grocery shopping and banking on foot affords many health benefits and provides you with a chance to meet your neighbours and discover new places, too.

Make a list of your priorities first, then take the time to assess each location for its merits and weigh your options.

Let us know what those priorities are. We’d love to hear from you!

Attention class

WAYNE KARL Senior Editor Yellow Pages NextHome Email: Wayne.Karl@ypnexthome.ca

+ get social 6 YPNEXTHOME.CA

For many Canadian families, financial literacy for kids begins with a piggy bank, maybe an allowance and perhaps a first bank account.

Some may continue the education with somewhat more serious lessons – such as reviewing monthly bank statements and explaining how interest works.

Moving into the teen years, many families likely entrust the more important matters of personal finance to our education system.

But there, we venture to say, they might well be disappointed.

David Chilton lamented that fact more than 25 years ago in his bestseller, The Wealthy Barber. How

much has changed and how well have things improved?

Based on a number of considerations, not so much. And when it comes to real estate in 2016, the lessons are more important than ever.

Indeed, our real estate has been a top performer for years, but the resulting costs of living for millennials and other young Canadians are skyrocketing, in some cases, prohibitively high.

More and more organizations – from governments to banks and even to investment firms – see the need and are offering programs for financial literacy for youth.

Interact with us on social media: ypnexthome

Calgary & regional maps zonea zoneb zoned COMMUNITIES & MLS NUMBERS

COMMUNITIES & MLS NUMBERS

COMMUNITIES & MLS NUMBERS

STONEY TR

STONEY TR STONEY TR

CROWCHILD TR DEERFOOT TR

Monterey Park

Greenwood Greenbiar

TRANS CANADA HI

16 AV

16 AV

Abbeydale

Pt. McKay

MARQUIS OF LORNE TR Applewood

TRANS CANADA HI

OUT OF TOWN MACLEOD TR

Crestmont

SARCEE TR

DEERFOOT TR 27 Upper Scarboro

West End

766

22

Didsbury

2A 562

2 Carstairs

Cremona

Crossfield

Parkhill / Stanley Park

72

766 772

22

Garrison Green Meadowlark Park Kingsland

Carbon

567

Airdrie

9

Irricana

567

Delacourt

Dalroy

791

1

Chestermere

CALGARY

22

791

Okotoks

7

c

COMMUNITIES & MLS NUMBERS

out of town

23

Cluny

542

Bassano

Milo

24 842

540 534

Vulcan 531

Nanton 2

533

zone

547

842

Blackie

Cayley 22

Mossleigh

547

High River

541

Gleichen

Arrowwood

2A

Longview

561

817

797

549

543

SPRUCE MEADOWS TR

Hussar 1

Carseland

552 549

MACLEOD TR

Standard

22X

Dalemead DeWinton

Black Diamond Turner Valley

569

Shepard 22X

56

842

564

564

Lyalta Strathmore

Langdon

8 Bragg Creek

840

Rockyford

Keoma

566

Bearspaw 68

21

Katherine

Balzac

Cochrane

1A

Acme

Beieker

574

Roxboro

GLENMORE TR

806

581 575

Erlton Mission

527

520

Champion

529

Stavely Caramangay

Claresholm

520

JUN 17 - JUL 15, 2016 | HOME GUIDE 7

Trending

Summer coming 10 topmove malls in up?

Canada

Get organized – and 1 reasonnow to buy near them IF YOU’RE PLANNING on moving this summer, now is the time to start organizing all your belongings.

Between contents and clutter, packing up a home is a huge job.

Most people underestimate how much stuff they have and how long it will take to sort through it all.

Fortunately, there are some easy techniques to help you get a jump start on de-cluttering. The following steps will help get your home organized and ready for a summer move. » Start by sorting and organizing closets. It’s time to get serious — if you don’t wear it, get rid of it. There is no point in moving unwanted items, it’s just extra work, time and money. Wardrobe boxes offer excellent space for hanging coats, sweaters and snow pants. » Sort out items no longer used.

Families outgrow things, styles change, and needs change too. If it hasn’t been touched in more than a year, then it probably won’t be again. Set aside a couple of empty boxes for donations or items to sell. » Use sturdy boxes with dividers for packing breakables. Make sure cardboard boxes are structurally sound. Dish-pack boxes with adjustable inserts that form individual cells are a great option for fragile items. » Think Green. Survey local recycling options to find the most convenient solution for recyclables. Organize recyclables by category: plastic, glass, aluminum, paper, cardboard, etc. Earth911.com can help you find recycling drop-off locations for different materials and products. » Care for hazardous materials. Be

MORE TRENDING ONLINE ypnexthome.ca/news

conscientious about the materials being disposed. Toxic items such as paint, batteries, house cleaning products, automobile oils, pesticides and fertilizers are dangerous to transport and should not be thrown away with nontoxic garbage. These items should be taken to specialized depots. » Pack it up if it’s not in use. Box up those things at the back of your closet that you’re keeping, but don’t use regularly — like fall and winter equipment and clothing, mementos and fine china.

If you start packing in the spring you’ll be ready for that summer move.

Ken Yeoh

FREE Quick OnLine Home Evaluation

403.803.8981

www. mapleleafrealty .ca

Broker/Owner

HILLHURST

739,000

• • • •

MONTHLY STATISTICS

$

• • • •

Gorgeous custom built 2 storey home Close to river paths, schools & parks Front & back foyer with tiled entrances Curved staircase with wrought iron railings Custom maple cabinets & wine rack Large island with granite counter tops Gas cook top & ss appliances Family room with gas fireplace surrounded by stone

City of Calgary

May-15

May-16

% change

Jun-15

Jun-16

% change

Total Sales

2,186

1,923

-12.03%

496

387

-21.98%

New Listings

3,168

3,319

4.77%

777

674

-13.26%

Active Listings

5,393

6,148

14.00%

5,467

6,216

13.70%

Median

433,000

433,000

0.00%

420,000

426,500

1.55%

Average Price

478,850

494,085

3.18%

467,011

470,375

0.72%

Days on Market

41

42

2.44%

40

41

2.50%

Benchmark Price

457,800

439,700

-3.95%

N/A

N/A

N/A

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

8 YPNEXTHOME.CA

• 9’ ceilings, hardwood floors & recessed lightings • Large master with walk-in closet & 5-pc ensuite • 2 other large bedrooms & upstairs laundry • Partly developed basement with rec room roughed in for wet bar & 3-pc bath • Extra deep lot 136’ • Insulated double garage • Fully landscaped & fenced yard

Trending

And the top elementary schools in Alberta are…

THE FRASER INSTITUTE has published its annual Alberta elementary school rankings, showing how schools have performed academically and which schools across the province have improved or fallen behind.

The Report Card on Alberta’s Elementary Schools 2016 ranks 812 public, separate, francophone, private and charter schools based on seven academic indicators derived from provincewide test results.

“Our report card is the only objective, reliable tool that parents have to compare the academic performance of their child’s school over time and to that of other schools in their community,” says Peter Cowley, Fraser Institute director of school performance studies.

The data from the 2016 report card suggests that every school is capable of improvement regardless of the type of school, its location and the proportion of students with special needs or students in English as a Second Language (ESL) programs.

For example, one of the fastest improving schools in the province in 2015 – based on analysis of its results during the most recent five years – is St. Catherine Catholic Elementary/ Junior High School, a separate school located in Edmonton.

Despite having two-thirds of its students identified as ESL learners, St. Catherine’s overall rating has steadily improved to 6.6 (out of 10) in 2015 from just 1.7 in 2011.

Another school Keeler, a public school in Calgary, also recorded a significant jump in its ratings since 2011. With 27 per cent of its students having special needs and 37 per cent of its students identified as ESL learners, the school earned a score of 4.0 in 2015 compared to 0.0 in 2011.

Of the 10 fastest improving schools, six are in Edmonton.

Top 20 fastest improving schools 2011 to 2015: SCHOOL 1. St. Catherine 2. John A. McDougall 3. Sifton 4. Thorncliffe 5. Belvedere 6. Keeler 7. Duggan 8. Good Shepherd 9. Duchess 10. Riverbend 11. Rosscarrock 12. Glenbrook 13. St. Maria Goretti 14. Sacred Heart 15. St.Theresa 16. RobertRundle 17. Hillside 18. Kitscoty 19. Capitol Hill 20. St. Edmund

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JUN 17 - JUL 15, 2016 | HOME GUIDE 9

Advice | MARKET ANALYSIS

Activity strong but sales slow in

Calgary’s real estate market

By Heather Ryan

DESPITE A GROWTH IN SALES activity

in Calgary’s real estate market compared to the previous month, May’s typical spring market was lacklustre compared to the previous year, according to figures released by the Calgary Real Estate Board (CREB).

The combined single- and multifamily sales in the city of Calgary in May was 1,923, a gain of 8.3 per cent over the 1,764 in April, but down 12 per cent from May 2015’s 2,186 sales.

In the detached (single-family) sector, sales in May were 1,217, up 6.8 per cent from April’s 1,134, but a drop of 10.6 per cent from the 1,362 in May 2015.

The attached (condo townhouse) sales were 431 in May, a 16.9-per-cent rise from the 358 in April, although a 7.3-per-cent drop from May 2015’s 465; and (condo) apartment sales were 275 in May, up slightly from the 272 in April, but down 23.4 per cent from the 359 sales recorded in May 2015.

“There was a lot of activity in May and 10 YPNEXTHOME.CA

from what we heard from realtors the open houses were brisk, showings were good and there were lots of inquiries, but that just hasn’t translated into a lot of sales,” says CREB president Cliff Stevenson.

“We’re still seeing a lot of buyers sitting on the fence, looking for further declines in prices. Even if they see a home they really like, they feel they have lots of time to make a decision; there is no urgency, which is something we haven’t seen for some time.

“The detached segment is still our most balanced especially in the $350,000 to $450,000 range,” Stevenson adds.

“It’s really the attached and apartment segments that are dragging the numbers down. Apartment sales especially, since they’re down 20 per cent year-over-year and inventory is up.”

Inventory gains were up in all sectors in the year-to-year comparisons, although the detached market was the only one to actually see a decline in new

listings being added year-to-year.

New listings added in the detached sector in May were 1,852, down 1.2 per cent from May 2015’s 1,875, although inventory was up, sitting at 3,018, a 3.2-per-cent hike from May 2015’s 2,923, raising the months’ supply to 2.48.

The number of new listings added in the attached market in May were 781, up 14.8 per cent from May 2015’s 680, and inventory rose to 1,522, a 31.2-per-cent increase from the 1,160 in May 2015 and months’ supply is at 3.53.

Meanwhile, the apartment sector saw 686 new listings added in May, up 11.9 per cent from May 2015’s 613, and inventory was 1,608, a 22.7-per-cent gain from May 2015’s 1,310 pushing the months’ supply to 5.85.

“The apartment segment in particular is facing increased competition from new builds and when you have a six months’ supply, that’s a real challenge,” Stevenson says.

However, he notes, the increased inventory and lower sales has not equated to huge price drops. “We’re five months in and our overall benchmark price year-over-year is doing better than what the rest of Canada expected.

It’s nowhere near the decline that was forecasted and that should be taken as a positive.”

The combined overall benchmark price was $439,700 in May, a 3.9-percent drop from the $457,800 in May 2015. Year-to-date the benchmark price is down 3.5 per cent compared to the first five months last year.

In the detached sector the benchmark price was $500,500 in May, down 3.4 per cent from May 2015’s $518,000.

The attached homes benchmark price was $332,100 in May, a 4.3-per-cent decrease from May 2015’s $347,100, while the apartment benchmark price in May was $278,500, a 5.6-per-cent decline from May 2015’s $295,000.

Advice

The benefits of using a realtor

By Heather Ryan

If you’re selling a home, data and knowledge provided by the agent is essential to ensure you price your home right for the market.

3,

k

WITH SO MUCH INFORMATION and the opportunity to search properties online or through advertising channels like our monthly Home Guide, you may wonder why you should hire a real estate agent.

First off, the answer is simple: Experience.

“Experience is everything, and if you’re good at what you do you make it look easy,” says long time realtor Chris Zaharko of Royal LePage Benchmark. “What you’re paying for is his experience and knowledge of the market. It’s important to get an agent that has seen the ups and downs, seen the market corrections and has knowledge of what is happening in a number of different areas in the city.”

Based on the agent’s experience he or she can point out issues with a home that you may not see when looking to buy or let you know about repairs you may need to make or other ways, such as staging, to make your property more saleable.

Secondly, the answer is equally simple: Time.

“Most people will have time to look through property listings or even visit an open house or two, but if you’re

working full-time it’s difficult to dedicate long hours in a house hunt,” Zaharko says.

That’s where having a real estate agent steps in. An agent works fulltime helping people buy and sell properties. They have the experience to easily weed out those properties that don’t fit what you’re looking for and can narrow down choices for you quicker, saving you from wasting your time and energy looking at houses that don’t fit your needs or budget.

A third reason to hire an agent is pricing. “An experienced agent with multiple listings, who works across the city, can tell you how much a home should be priced at in a given area,” he notes.

They have the expertise to judge whether a home on the market is priced right and making sure you set the right price for your home if selling. Based on his experience, Zaharko says, he can typically know the price a home should go based on the area and narrow it down further the minute he walks through the door. “An experienced agent, will also know how much competing and comparative homes are going

for in the community and how well a community holds its value.”

If you’re selling a home, data and knowledge provided by the agent is essential to ensure you price your home right for the market. And, this is especially important in Calgary’s current market place, where housing inventory is high and buyers have lots of product to choose from.

Further, while there are hundreds of listings the average homebuyer can view online, Zaharko says, “we know of product that’s not being advertised.

I tap into clients, people I know and other agents to learn about properties that may be coming on the market or aren’t listed openly that may be right for my client.”

And then there is the paper trail, he notes. If you’ve ever bought or sold a property before you know there’s numerous documents to deal with from making offers and counter offers to details like what’s included with the property, not to mention other legal documents, real property reports and inspection reports to deal with.

The paper work can prove daunting and time sensitive, so an experienced agent can help you through that and ensure all the i’s are dotted and t’s crossed to avoid delays.

Finally, a major advantage to using an experienced realtor is they’re on your side and negotiate on your behalf. “I always go into negotiations as if I’m the one buying or selling the property and I work hard to get the best price for my clients,” Zaharko says.

JUN 17 - JUL 15, 2016 | HOME GUIDE 11

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Trending

Reasons to teach your kids about real estate sooner than later

By Wayne Karl

IT’S JUNE AND SCHOOL will soon be out for the summer. What better time to teach your kids about real estate?

Why? There’s actually more than 500,000 reasons to do so. The number is really 508,097 – as in dollars, the average price of a home in Canada as of April 2016, according to the Canadian Real Estate Association (CREA). This represents a 13.1-per-cent year-over-year price gain.

Need another reason? How about 45 – as in the percentage of millennials, in a survey conducted by New Home Guide, who don’t believe they will be able to buy a home in Canada within the next five years.

Just 25 per cent per cent believe they will be able to buy a home in the next five years, while 25 per cent say “with a lot of help, maybe.”

Not exactly the most encouraging stats.

Need more, still? A new poll by CIBC reveals 63 per cent of millennial respondents plan to buy a home in the next five years – but almost half of them have not even begun to save.

Faced with a myriad of financial challenges, 54 per cent of future millennial buyers say coming up with the required down payment is the biggest obstacle to homeownership, the CIBC poll says. About half are concerned that job security (53 per cent) and rising real estate prices (46 per cent) will impact their ability to buy.

Given such realities, teaching young Canadians financial literacy at an earlier age is increasingly important.

Sound familiar? It might, if you’ve ever read The Wealthy Barber, David Chilton’s 1989 best seller in which 14 YPNEXTHOME.CA

MILLENNIAL % who say “With a lot of help, maybe” (YPNextHome survey)

25%

25%

% who believe they will be able to buy a home in the next five years (YPNextHome survey)

45%

% of millennials who don’t believe they will be able to buy a home in Canada within the next five years (YPNextHome survey)

readers were implored to “pay yourself first” and max out your RRSP. The book also lamented that personal finance wasn’t a key part of the curriculum in our education system.

More than 25 years later, given the price of real estate in Canada these days and the now-documented challenges facing our millennials, you could make a case for teaching real

S

L

MORE TRENDING ONLINE ypnexthome.ca/news

SENTIMENTS % of future millennial buyers who say coming up with the required down payment is the biggest obstacle to homeownership (CIBC poll)

54%

% of Canadians who say something should be done to help the younger generation enter the housing market (CIBC poll)

56%

property courses in our schools.

Some organizations, such as the Financial Consumer Agency of Canada, major Canadian banks and even investor groups, are taking such

matters into their own hands, with programs for financial literacy for youth.

The CIBC poll underlines how strong the need is.

“Millennials want to own, and many plan to do so in the next few years, but they’re facing many obstacles and competing financial priorities,” says Barry Gollom, vice-president, mortgages and lending, CIBC. “It’s important that they sit down with an advisor and map out a realistic time frame for making their dreams of homeownership a reality – it’s not easy, but it’s attainable.”

Another CIBC poll finds Canadians are sympathetic to millennials’ struggles for homebuying. The majority (56 per cent) say something should be done to help the younger generation enter the housing market.

Three-quarters (77 per cent) believe buying a home is more difficult for young Canadians today than it was for previous generations.

“It’s not just young Canadians that feel that buying and maintaining a home is a challenge for their generation,” adds Gollom. “Canadians across the board regardless of age agree and a majority are calling out that something should be done to help.”

Because… those five years that millennials believe they need to save up for a down payment? If things continue as they are, prices could be further out of reach. In 2012, the average Canadian price was $363,606 – representing 39.7-per-cent gain to the current $508,0907. At that rate, in five years, the average would be about $709,811.

Mind you, the national average price is skewed by activity in Toronto and Vancouver. Take these two markets out of the equation, the average is a more modest $369,222 and year-over-year price growth 8.7 per cent, CREA says. There are markets in Canada that are more friendly to millennials.

Need another reason to teach your kids about real estate sooner than later? Here’s 150,000 – the Canadian average price back in 1992.

JUN 17 - JUL 15, 2016 | HOME GUIDE 15

Trending

10 top malls in Canada – and 1 reason to buy near them

By Wayne Karl

MORE TRENDING ONLINE ypnexthome.ca/news

BC AND ONTARIO aren’t just superstars in residential property, they rock in the commercial real estate world as well – home to the 10 top malls in Canada.

It’s well documented that these two provinces are home to Canada’s most expensive and most active housing markets. Now, a new study from commercial real estate services firm Avison Young shows they are also the top performers in retail sales.

What’s the correlation? We’ll get to that in a minute.

The study shows that BC and Vancouver were the leading province and city for retail sales growth in 2015, at 6.6 per cent and 9.9 per cent, respectively, followed by Ontario at 4.5 per cent and Toronto at 5.4 per cent.

Toronto’s Yorkdale Shopping Centre was Canada’s most productive mall, with retail sales of $1,610 per square foot, displacing Vancouver’s Pacific 16 YPNEXTHOME.CA

“Despite economic headwinds, retailer failures, digital disruption and the purchasing habits of a new generation, Canada’s evolving retail property sector and its top malls are doing just fine” Centre, which topped the list in 2014.

Five of the 10 top-performing malls are in Ontario, and four of those are located in the Greater Toronto Area.

“Despite economic headwinds, retailer failures, digital disruption and the purchasing habits of a new generation, Canada’s evolving retail property sector and its top

malls are doing just fine,” says Bill Argeropoulos, principal and practice leader, research, Canada, for Avison Young. “While hundreds of millions of dollars have been invested to renovate, expand or upgrade some of the country’s prominent malls to attract new retailers and combat e-commerce, the retail sector continues to attract new entrants and significant investor interest as well.”

So, what does all this mean for residential real estate?

Not to oversimplify Economics 101, but solid population and wage growth are among the key contributors to both healthy retail and real estate sectors. And with BC and Ontario economies and housing markets leading in this regard, it’s no surprise that residents in these areas are brimming in the consumer confidence department.

So, those markets that are seeing

TOP 10 SHOPPING MALLS*

Top 10 Retail Malls in Canada By sales per square foot

And how much it will cost you to buy a home nearby = average home price

Vancouver (including Burnaby)

1

Yorkdale Shopping Centre, Toronto $1,610

2

Pacific Centre, Vancouver $1,599

3

Oakridge Centre, Vancouver $1,537

4

Eaton Centre, Toronto $1,509

5

Southgate Centre, Edmonton $1,215

6

Chinook Centre, Calgary $1,119

7

Royal Bank Plaza, Toronto $1,096

8

Rideau Centre, Ottawa $1,018

9

Metropolis at Metrotown, Burnaby, BC $1,008

10

Square One, Mississauga, Ont. $994

Edmonton

2015: $369,536

2015: $902,801 2014: $812, 653

2014: $362,657

5 Toronto

2 9 3

6

2015: $622,046 2014: $566,491

Calgary

2015: $453,814 2014: $460,584

*By retail sales per square foot

Mississauga Ont.

2015: $546,296 2014: $506,579

Ottawa

8 1 4 7 10

2015: $369,477 2014: $363,161

DATA FOR AVERAGE HOME PRICES PROVIDED BY CANADIAN REAL ESTATE ASSOCIATION

the largest retail sales growth, are also those that are experiencing strong average home price growth.

On the flip side, not surprisingly, oil-dependent provinces such as Alberta and Saskatchewan, which Argeropoulos says have the weakest outlook for retail sales, are also among the areas where home price growth is weakest.

When the likes of Saks Fifth Avenue and Nordstrom set up shop, or when a retailer such as Yorkdale Shopping

Centre undergoes a major expansion, it’s usually a sign of good times, and that an area is on the upswing. Like proximity to mass transit, schools and other amenities, being close to shopping is a major attraction for homebuyers. These features are among the keys to enjoying your home while you live there, as well as for potential resale value in the future.

Large retailers and commercial ventures don’t just pop up in the middle of nowhere or in declining

neighbourhoods. These companies make careful, long-range and well planned-out decisions in lockstep with municipalities and developers, based on hard data, research and demographic information.

This is why major retail expansion is good news: it’s an indicator the economy continues to strengthen; and, for those looking to buy a home, it’s a sign to look out for new or expanding neighbourhoods and solid buying opportunities.

JUN 17 - JUL 15, 2016 | HOME GUIDE 17

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E.N. from Copperfi Copperfield eld “I thought realtors were cut and dried. Then we met Dory. Wow! We wouldn’t have been able to sell for the price we did without her services. We sold the fi first rst day .“ K.N. from Beddington “Dory staged my home and it sold in a week for thousands more than other realtors had evaluated my home for”. D.V. from Willow Park

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Advice | FUNDAMENTALLY SPEAKING

How to avoid your own moving horror story

By Wayne Karl

MORE ADVICE ONLINE ypnexthome.ca/news/advice

WHEN BUYING A HOME, you will

likely consult with a team of trusted professionals — a mortgage broker, a lawyer, perhaps a realtor or builder sales associate and maybe a home inspector. Then, assuming you move ahead with your purchase, eventually you will likely need a mover.

People often don’t consider a mover as an important member of their team of professionals.

However, given the critical role they perform — taking possession, at least temporarily, of all your worldly goods and moving them without loss or damage — it’s a function not to be taken for granted. Not doing your due diligence and taking the time to select a reputable mover can invite untold problems.

Case in point: the following example, which admittedly doesn’t involve a new-condo move, but the experience is all too common. So is the lesson learned — unfortunately, the hard way.

I recently contracted a “professional” moving company to carry out a last minute move of five pieces of furniture on behalf of my son, a university student. For a variety of reasons, we decided to hire movers rather than rent a truck.

After calling several firms — including large, well-known companies and smaller, independent ones — I selected a moving company in Whitby, where the pick-up was to take place. Drop-off would be in Waterloo.

We agreed on price ($350) and time

(9 a.m.) — after I was very clear the move would involve an out-of-town destination. All details were confirmed in a “contract” exchanged via email.

The crew was on time for the move the next morning, but almost immediately began talking about a higher rate — $360. Not a huge difference, but it immediately raised my suspicions.

I’ll spare you all the gory details, but it’s important to share the lowlights of what happened next: » The company I originally contracted the job to the night before was inexplicably unavailable to actually do the move the next morning, and apparently passed it off to another firm. » My original contact, who was easily available on cell phone repeatedly the night before, suddenly was nowhere to be found. » Once the truck was loaded, the fee increased to $450. » Upon arrival in Waterloo, the movers said the fee was $500. “It’s taking longer than we thought, and the furniture is heavier.” » “Sure,” I said, “right after I call the police.”

With that, the sordid tale ended.

The job not complete, left for us to move the furniture indoors, now the

victims of one of the top 10 scams monitored by the Better Business Bureau (BBB).

“I could write a thesis on this,” John Levi, president of the Canadian Association of Movers (CAM) told me.

CAM offers consumers the following tips on how to avoid being scammed by unscrupulous movers: » Find reputable movers through the CAM, BBB or provincial government consumer protection agencies » Ask three movers for estimates in writing » Get the terms and conditions in writing » Ensure your goods will be protected for loss or damage » Read customer reviews on movers’ websites and other forums “Consumers have recourse with their provincial government’s consumer affairs department and with the Better Business Bureau,” says Levi. “Both of these avenues are fraught with difficulties and often take many months to come to some form of resolution — satisfactory or otherwise. And often, the mover simply out-waits the consumer.

“It’s far simpler and more effective to engage a reputable mover in advance rather than trying to fix a bad situation after the fact.”

My example, though painful and infuriating, is minor compared to other common horror stories involving similarly unsuspecting clients.

Make sure you take the proper steps — and the time — to protect yourself.

Wayne Karl is an award-winning writer and editor with experience in real estate and business. In Fundamentally Speaking, Wayne explores the basics you need to examine when buying property. He can be reached at wayne.karl@ypnexthome.ca or follow him on Twitter at twitter.com/ WayneKarl.

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3.9500

President's Choice Fin'l

2.7000

6.1900

3.1400

2.7900

3.3400

3.9900

4.4400

Rapport Credit Union

2.8500

6.0000

3.0900

3.0400

3.5000

3.0400

2.9900

Royal Bank of Canada

2.7000

3.1400

3.1400

3.0400

3.6500

4.3900

4.6400

Steinbach Credit Union

-

-

2.4500

2.5500

2.5500

2.6500

2.6500

T-D Mortgage

2.7000

3.1400

2.9900

2.8400

3.3900

3.8900

4.6400

Tangerine

2.7000

-

3.1900

3.2400

3.4900

3.6900

3.7900

WFCU Credit Union

-

4.4500

3.0000

3.0000

3.0500

3.0500

3.1000

Your Neighbourhood C.U.

-

-

2.7990

2.8900

3.0900

3.1500

2.6900

ONLINE CALCULATOR ypnexthome.ca/mortgage-calculator PREPARED BY CANNEX ON JUNE 9, 2016 This information is current as of the date and time posted and is subject to change without notice. © Copyright 2016 CANNEX Financial Exchanges Limited. All rights reserved.

JUN 17 - JUL 15, 2016 | HOME GUIDE 21

LEVEL ENTRY RANCHER WITH

$599,900 - 614 Parkway

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

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The latest real estate news from across Canada MILLENNIAL SENTIMENTS % of future millennial buyers who say coming up with the required down payment is the biggest obstacle to homeownership

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(CIBC poll)

25% 54%

25%

% of Canadians who say something should be done to help the younger generation enter the housing market (CIBC poll)

% who believe they will be able to buy a home in the next five years (YPNextHome survey)

45%

Quiz: Can you guess the prices of these Canadian homes?

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500,000 reasons to teach our kids about real estate now % of millennials who don’t believe they will be able to buy a home in Canada within the next five years (YPNextHome survey)

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CHER WITH WALK-IN BASEMENT

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- 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!

SOOKE

COLWOOD

$930,000 11 acres zoned for 4 houses! Private oceanfront, Cove with beach.

$350,000 Spectacular ocean views, oceanfront recreational property in co-op with 480 sq. ft. Park Model next to Botanical Beach.

PORT RENFREW SOOKE

VICTORIA-LANGFORD

$498,000 ALR RIVERSIDE level 65 ACRES on Gordon River located on Southern Vancouver Island

$295,000 Spacious 3 bed + loft/3 bath townhome, new home warranty, double garage. Beautiful!

NEW LISTING

$499,900 Home on 1 Acre. Very private updated 3 bedroom home. Separate studio, workshop and greenhouse.

$499,900 1 bedroom with loft and den. Seaside bliss on the west coast ocean front!

VICTORIA-HIGHLANDS

PORT RENFREW

$449,900. 10 Acres with panoramic ocean and mountain views road access to site and drilled well.

$210,000 2 bed / 2 bath Ocean & Mtn Views from this well located home.Walk to beach or store!

NEW LISTING SOLD

$240,000 2 bed corner suite in convenient location. Insuite laundry, 2 parking stalls, views of the golf course.

$249,900 Lot 3 Mark Lane Ocean view Building Lot in beautiful Willis Point area.

EAST SOOKE

CENTRAL SAANICH

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$199,200 1 acre in prime area, zoning for residential, B&B or home business. Hike to Botanical Beach.

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$165,000 Building Lot on 1.40 Acres Walk To Beach! Allows mobile or home.

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COBBLE HILL

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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.

$1,180,000 2800 sq ft west cpast craftsman timber frame home on 5 private acres.

Adjacent to Eagles Lake and walking trails.

7 mins to all amenities.

$1,600,000. 11 bed / 9 bath To say that Forest Reflections is not your average home is an understatement. Custom built with great attention to detail utilizing materials from the actual property. I am honored to present this estate a place to nurture your soul. Swim with the rainbow trout in your own 50’deep lake with its crystal clear spring fed water with sandy beach. This distinctive property includes private wing, carriage house and caretaker’s home. The end result of all the hard work is a true estate has been created. 15 minutes to amenities, one hour to Victoria.

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 • Duncan 250.746.8123

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