Calgary Home Guide - 15 Jul, 2016

JUL 15 - AUG 12, 2016 VOLUME 16, ISSUE 07, FREE

Sold to the first buyer in the door!

DORY CAMERON

Broker, FRI, CCS, CSP

403.807.7193 DoryC@creb.com | Cameron-Realty.ca For more information please go to pages 18-19

INSIDE THIS ISSUE

THE IMPORTANCE OF STAGING WHEN SELLING YOUR HOME

MOVE OVER PAINT – WALLPAPER IS HERE TO STAY

3 STEPS TO GUIDE FIRST-TIME BUYERS

LEN T. WONG Broker

LAURA O’CONNELL Associate/Partner

OAKRIDGE

GREAT INVESTMENT PROPERTY

$199,900

2 storey condo townhouse with 2 bedrooms backing onto greenspace. Great location! Close to walking paths and Glenmore Reservoir. Large living room with wood burning fireplace and patio doors to large deck. Updated kitchen with stainless steel stove and fridge. 2 spacious bedrooms upstairs and 4 piece bathroom big enough for a washer and dryer. Walking distances to schools and all amenities. Great first time buy or investment property. MLS#C4036440

YOUR HOME SOLD IN 90 DAYS OR WE MAY BUY IT!* HIGH RIVER-SUNSHINE MEADOW

BOWNESS

EXTENSIVELY UPDATED!

$212,900

Extensively updated 2 storey end unit townhouse in showhome condition. Ready to move in and enjoy. NO CONDO FEES! Total of 5 units in complex. Brand new roof. Recently painted throughout with new laminate floor and brand new carpet on stairs and second floor.

Large living room. Bright, updated maple dark kitchen with black appliances open to large eating area.Staircase leading upstairs to master bedroom and good sized 2nd bedroom and 4 piece bath.

Basement is ready for development. Enclosed backyard. Ideal for the first time buyer or investor. Close to amenities and transportation across the street. Exceptional value! MLS#C4068349

OPEN CONCEPT!

$299,000

BRAESIDE

GREAT TOWNHOME!

$224,900

2 bedrooms, 1.5 baths, Fully developed basement, 950 sq.ft Townhouse in Braeside. Main floor features kitchen, Living room with new fireplace and tiles, nook area and 2piece bathroom.

Upstairs has large master bedroom, second good sized bedroom and 4 piece bathroom with new tub surround. Fully developed basement with large Rec Room and laundry area. New paint throughout. Private entrance with yard and is fully fenced. Outdoor parking stall. MLS#C4070463

PANORAMA HILLS

EXCEPTIONAL VALUE!

$324,900

IDEAL FOR YOUNG FAMILY!

$237,900

BRAND NEW!

$329,900

IDEAL LOCATION!

$314,900 $239,800

WELL MAINTAINED BUNGALOW!

$414,900

SPACIOUS UNIT!

$288,900

Exceptionally well maintained bungalow with fully developed walkout basement ready to move in and enjoy. Total of 3 bdrms and 3 baths. Very bright and open plan. Vaulted ceilings in the formal dining and living room with fireplace and skylight. Upgraded Cherry oak cabinets with granite countertops and designer tiled backsplash with stainless steel and black appliances with eating area and patio dr leading out to large maintenance free deck. Large master bdrm with new carpets and 4pc updated ensuite with jetted tub, separate shower and large closet with built ins. 4pc main bath. Main flr laundry with sink and cabinets. Professionally developed walkout basement with family rm with wet bar, bdrm, cheater 4pc ensuite and flex rm ideal for workout rm/games rm or storage. Patio drs leading out to a secluded yard.

Double attached garage. Quiet location. Walking distance to amenities, schools and transportation. Ideal for empty nester or professional couple. Exceptional value. MLS#C4051844

DOUGLASDALE/GLEN

SIGNAL HILL

Spacious sunny unit with soaring vaulted ceilings. White kitchen with breakfast eating bar. Open to dining room and living room with gas fireplace. East facing larger deck off the living room. Large master bedroom with 4 piece ensuite and walk in closet and west facing deck.

Single attached garage, This unit is a 5 minute walk to Sunterra Market and C train. Great unit with tons of potential. MLS#C4051921

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#C4070692

GLAMORGAN

BRAESIDE

1036 sq ft 2 Storey Townhouse. Sunny West Facing View with Open Floor Plan ,Main Floor has newer laminate flooring. Large Living Room, Main Laundry Room with lots of Storage.

Kitchen with White Cabinets and Stainless Steel Fridge and Nook Area leads to large balcony.

Upstairs has Large Master bedroom, 1 Full 4 pc bathroom, Second Good Sized room. Lots of Storage. Views of the Park, Close to Bus Stops and Shopping. MLS#C4069339

Exceptionally well maintained 2 storey townhouse condo with single attached garage in showhome condition. Very bright and open plan. 3 bedrooms and 3 bathrooms. Gourmet maple kitchen with centre island open to large dining area and huge great room. French door leading from kitchen to a concrete patio. 2 piece powder room. Staircase leading upstairs to large master bedroom with 4 piece ensuite with walk in closet. 2 other good sized bedrooms and 4 piece main bath. Basement is ready for development with laundry and storage area. Oversized single attached garage. Quiet location.

Walking distance to schools and close to amenities. ideal for 1st time buyer or family. Exceptional value! MLS#C4054720

SUNSET RIDGE-COCHRANE

MACKENZIE POINT AIRDRIE

Extensively upgraded top floor south facing 2 bedroom plus den/3rd bedroom and 2 bathrooms. Rare 2 underground heated parking stalls. Ready to move in and enjoy/ Very bright and open plan. 16K worth of upgrades. Gourmet kitchen with breakfast eating bar, granite countertops, designer tiled backsplash and stainless steel appliances open to large eating area and great room. French door leading to covered deck. Large master bedroom with walk thru his/hers closet and 3pc ensuite. Good sized second bedroom. 3rd bedroom or office/ flex room. 4pc main bath. Large insuite laundry and storage area. Rare 2 underground heated, titled parking stalls. Pride of ownership shown throughout.

Ideal for young family. Exceptional value! MLS#C4066518

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

SPACIOUS HOME!

$455,000

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 floor, 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 fireplace. 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 finished 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

DISCOVER THE ADVANTAGE

ss

44

BEAUTIFUL BUNGALOW!

$489,999

ed

le th er te a e m

EXECUTIVE CONDO!

$529,900

STUNNING OPEN CONCEPT!

$590,900

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 open to large dining area and huge great room with gas fireplace. Double French doors leading out to covered deck with Golf Course and city views. Main floor den and separate laundry room. 3 piece bathroom. 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. Pride of ownership shown throughout. Ideal for professional couple or empty nester.

Exceptional value! MLS#C4066887

GREAT LOCATION!

$534,900

2 Storey, double attached garage with 2265 sq ft. Open to below Foyer, Office/Den and Living Room with Gas fireplace and built ins. Large, Raised Kitchen Island with Granite and Stainless Steel Appliances.

Walk in Pantry. Hardwood on main floor. Upstairs with Huge Bonus room, vaulted ceilings, french doors lead to Balcony. Master has walk in closet, 4 piece ensuite with Jetted Tub. 2 other good sized rooms and another 4 piece bathroom. Basement is partially finished, just waiting for your personal touches. Located in a quiet cul de sac with Large Pie shaped, fully fenced backyard. Quick access to Stoney Trail, Deerfoot, Superstore, Theatres and shopping centres. MLS#C4071311

FAMILY HOME!

$610,000

MINUTES TO DOWNTOWN!

$579,900

Located on one of the larger lots in Kincora! Beautiful 2 storey fully developed basement with infloor heat and oversized garage. Very bright & open concept plan. 9 ft ceilings on the main floor. Formal dining/flex room with hardwood floors. Main floor den with built ins. Gourmet maple kitchen with center island, tiled backsplash with partial granite countertops. Open to large eating area & huge great room with gas fireplace & built-ins. 2 piece powder & huge laundry room. Patio doors off the eating area lead out to a large deck with gasline for BBQ. Concrete patio & 10x10 shed on south facing backyard. The gorgeous staircase leading upstairs to large master bedroom with sitting area & 5pc ensuite with soaker tub & separate shower & huge walk-in closet. 2 other great sized bedrooms with built-in desks. Professionally developed basement with large recreation room, wet bar, bedroom & huge storage room with 2 furnaces. Pride of ownership shown throughout. Quiet location. Excellent family home. MLS#C4068230

PANORAMA HILLS

MUST SEE!

$669,900

WINSTON HEIGHTS/MOUNTVIEW

Executive 3 storey townhouse condo with single detached garage in showhome condition. 3 bdrms & baths.

9ft ceilings on main flr. Extensive upgrades & built ins thru out. Contemporary design thru out. Gourmet kitchen with centre island with quartz countertops, designer tiled backsplash & s/s appliances including induction countertop stove open to large pantry rm & dining rm with built ins & huge great rm with gas fireplace. Hardwood flrs thru out main flr. 2pc powder rm. Staircase leading upstairs to 2 large bdrms with walk in closet, 5pc bath & laundry rm. 3rd level has gorgeous master bdrm with 5pc spa like ensuite with large soaker tub, oversized shower & huge walk in closet with built ins. French dr leading out from master to south facing maintenance free deck with glass panels & metal railing with full city views. Basement is ready from development with 9ft ceilings & rough in for bath. Pride of ownership. Double detached garage. Quiet location. Walking distance to amenities & minutes to downtown. MLS#C4056521

Stunning open concept 2 Storey with fully finished walkout basement, bonus room and double attached garage. This home is filled with so many grand features starting with over 3000 square feet to call your own! The amazing kitchen has granite counters with an enormous island, stainless steel appliances with a gas stove open to large eating area and great room with gas fireplace. Door off eating area to spacious deck. 2pc powder room. Mud room off garage with lockers for storage. Upstairs you will find a beautiful spacious master bedroom with a spa like ensuite. There are two other good size bedrooms with a large bonus room. The fully finished walkout basement has fourth bedroom, full bathroom and an amazing media room! Great family home. Exceptional value! MLS#C4061430

KINCORA

COVENTRY HILLS

d ng h d

d. al

Welcome home to 255 Somerset Drive! This fully developed beautiful bungalow with a LOFT is situated on a corner lot in the much desired area of Somerset! This bright open concept bungalow features skylights for tons of natural light and vaulted ceilings. The beautiful kitchen has granite counter tops, brand new dishwasher and hood fan. The large master bedroom has a huge ensuite with a jetted tub. There is a second bedroom on the main floor with a second full bathroom. The fully developed basement has a third bedroom, third full bathroom and a large recreation room.

There is also tons of space for storage! Upstairs the bright Loft is perfect for a home office! Outside you have a large fenced landscaped yard situated on a corner lot!

You don’t miss seeing this amazing home! MLS#C4058699

SPRUCE CLIFF

ed

. r

COCHRANE-HERITAGE HILL

SOMERSET

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

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

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

contents JUL 15 - AUG 12, 2016 | VOLUME 16 ISSUE 07

14

18 20

ON THE COVER

Sold to the first buyer in the door! in this issue

9

maps & extras

11

Trending

6 homebuying tips for first-timers

14

16

+ online NEIGHBOURHOOD

HOME SEARCH

MORE +PHOTOS +VIDEOS +ADVICE +INSPIRATION +TRENDING

WITH

DYNAMIC MAPS

4 YPNEXTHOME.CA

LOOK FOR THE CIRCLE

17 18

Mortgage Advice

3 steps to help you get into the market

Money Matters

Good reasons why you should not co-sign

6

Editors’ Note

7

Regional maps

22 Homebuyers’ Help Mortgage Rates

Home Sweet Home

Downsizing sale: Getting the biggest buck for your bang

Inspiration

The Scoop

Feature Property

The importance of staging when selling a home

20 Design Secrets

Move over paint – wallpaper is here to stay

for advertising information call 403.829.0393 next deadline: August 5, 2016

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

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RECREATIONAL PROPERTIES & MORE

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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.

JUL 15 - AUG 12, 2016 | HOME GUIDE 5

Editors' Notes

MARDA LOOP

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

READ THE STORY ONLINE nexthome.yp.ca/marda-loop

Get it in writing The saying “get it in writing” has never been more important in the case of the new-home purchase, since such a document outlines everything your home will have in it, on it and around it.

Otherwise known as the Agreement of Purchase and Sale, the contract spells out the terms and conditions between you and your builder. Without it, if there is a misunderstanding or disagreement, it’s impossible to prove what was agreed upon.

Before you sign a contract, review it carefully with the builder. Ask questions.

Fully understand what it contains. Then take it to a real estate lawyer and have it reviewed. Once it is signed, it becomes a legal document and an agreed-upon contract, so seeking the services of an experienced real estate lawyer is an important step toward ensuring that your dream home becomes a reality.

Let us know how it goes. We’d love to hear from you!

Housing policy under watch

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

+ get social 6 YPNEXTHOME.CA

At time of writing, the Bank of Canada had yet to make its latest interest rate announcement and Monetary Policy Report.

The expectation was that the BoC would again hold its overnight rate target at 0.5 per cent.

With its Monetary Policy Report and other moves from the federal government, however, many experts expected action.

Potential changes in mortgage regulations and housing policy seem inevitable, if not now then in the coming weeks, after federal Finance Minister Bill Morneau commissioned a

joint federal, provincial and municipal working group to study the housing market, largely to address market stresses in Toronto and Vancouver.

The challenge with any action to tackle skyrocketing prices and declining affordability in these cities will be to not negatively affect other markets where such characteristics do not exist.

Markets such as Calgary, Edmonton and other parts of Canada are experiencing very different conditions than Toronto and Vancouver. Indeed, if anything, they need changes to help, not hinder homebuying activity.

Interact with us on social media: ypnexthome

s. n t

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

22

c

zone

COMMUNITIES & MLS NUMBERS

out of town

23

Cluny

542

Bassano

Milo

24 842

540 534

Vulcan 531

Nanton 2

533

SPRUCE MEADOWS TR

547

842

Blackie

Cayley

541

Mossleigh

547

High River

MACLEOD TR

Gleichen

Arrowwood

2A

Longview

561

817

797

549

543

s

Hussar 1

Carseland

552 549

n

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

JUL 15 - AUG 12, 2016 | HOME GUIDE 7

Ken Yeoh

FREE Quick OnLine Home Evaluation

403.803.8981

www. mapleleafrealty .ca

Broker/Owner

MONTHLY STATISTICS

COMMUNITY SOLD SUMMARY FOR JUNE 2016

MONTEREY PARK WHITE HORN RUNDLE PINERIDGE TEMPLE

A T T SALE 2 2 1 2 5

A C H E D AVG PRICE $282,000 $309,500 $210,000 $242,250 $255,000

A C H E D AVG PRICE $392,378 $347,300 $381,290 $404,900 $384,000

City of Calgary

May-15

May-16

% change

Jun-15

Jun-16

% change

Total Sales

2,186

1,923

-12.03%

2,023

1,849

-8.60% -3.21%

New Listings

3,168

3,317

4.70%

2,930

2,836

Active Listings

5,393

6,176

14.52%

5,411

6,225

15.04%

Median

433,000

433,000

0.00%

430,000

428,550

-0.34%

Average Price

478,850

494,085

3.18%

484,239

483,916

-0.07%

Days on Market

41

42

2.44%

40

45

12.50%

Benchmark Price

457,800

439,700

-3.95%

N/A

N/A

N/A

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

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D E T SALE 5 3 10 5 4

Trending

6 homebuying tips for first-timers

By Wayne Karl

MORE TRENDING ONLINE PLANNING TO BUY YOUR FIRST home

and not sure where to begin? Here are six tips to help you prepare.

1 | Get with the programs There are various government programs available to help you buy a home.

Home Buyers’ Plan (HBP): The HBP allows first-time buyers to withdraw up to $25,000 from their RRSP to put toward a down payment on a home. You have up to 15 years to repay the funds.

First-Time Home Buyers’ Tax Credit (HBTC): Eligible first-time buyers can apply for the FTHB to help offset the costs associated with purchasing a home, such as legal fees, disbursements and land transfer taxes. The credit can provide up to $750 in federal tax relief.

More information on these programs is available at cra.gc.ca 2 | Explore your options First-time buyers can buy a home with as little as five per cent of the purchase price as a down payment – as long as the property is less than $500,000.

Anything higher than that, and the minimum down payment for the portion

of the price higher than $500,000 is 10 per cent. So, assuming your price range is at that threshold, you’ll need to come up with at least $25,000.

3 | Check with the bank of mom and dad If your parents are baby boomers who have had the good fortune of building equity over the years as they paid down their mortgage while the value of their property multiplied, well… they may be in a position to help. Many buyers are hitting up the bank of mom and dad. In the last two years, 28 per cent of first-time buyers called on their parents to help finance their purchase; from 2010 to 2014, only 17 per cent did.

4 | Become tech savvy Mortgage consumers are becoming very tech savvy. In Canada Mortgage and Housing Corp.’s 2015 Mortgage Consumer Survey, 78 per cent of respondents researched online, with 70 per cent using a mortgage calculator to help determine their payments. And social media is playing a more important role – 20 per cent used sites such as Facebook to learn more, 17 per cent used a mobile

ypnexthome.ca/news

device, and of those, 22 per cent used a mortgage related app.

5 | Befriend a broker or banker Whether you use broker or a banker for a mortgage, you’ll likely come to value the relationship. In the same CMHC survey, consumer loyalty strengthened the longer people stayed with their lender. But people are willing to switch lenders to get a better rate and save – a fact which is much more prevalent for bankers than brokers.

And because brokers are able to offer products from multiple lenders, as opposed to bankers who offer only the products of their own institution, the share held by brokers is growing.

6 | Research, research, research With prices rising as they are and uncertainty in some markets, thorough research is a must.

Everything from your target area, housing type, builder or realtor, finances, who you borrow from and the structure of your mortgage – take your time. Take months. Don’t rush anything. Anything.

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JUL 15 - AUG 12, 2016 | HOME GUIDE 9

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Advice | MORTGAGE ADVICE

First-time homebuyers 3 steps required to get into the market

By Alyssa Furtado

MORE ADVICE ONLINE ypnexthome.ca/news/advice

PURCHASING A HOME will be one of the biggest investments you’ll ever make. If you’re just starting to look, there are a few steps you’ll need to take before you can buy a home.

Determine how much you can afford First, you have to determine what you can afford. Your affordability is based on your household income, your current monthly debt payments and the costs associated with owning a home (such as property taxes, heating costs, and condo fees).

A lender will also look at two ratios to figure out how large your mortgage can be. The first is called the gross debt service ratio. Your monthly housing costs for (principal and interest, taxes, and heating costs) shouldn’t be more than 32 per cent of your gross income. The second is called the total debt service ratio, which includes your housing costs as well as any loan expenses (such as credit card and line of credit payments, and car loans or leases).

This ratio shouldn’t be higher than 40 per cent of your gross income.

You also have to come up with enough money to make a down payment. You’ll need to have a minimum of five per cent. If you’re able to come up with a down payment of 20 per cent or more, you won’t need mortgage loan insurance.

And you should also have money saved for closing costs, which could be between 1.5 and four per cent of the purchase price of your property.

Dip into savings Once you’ve determined how much you’ll need, you’ll have to find a source for your down payment and closing costs, one of which can be your RRSP. Under the Home Buyers’ Plan, you can withdraw up to $25,000 from your RRSP on a tax-free basis as long as the funds have been in the plan for more than 90 days.

If you’re purchasing a property with a partner who’s also a firsttime buyer, you’ll each be able with withdraw $25,000.

Keep in mind that the money has to be paid back starting the second year after you make the withdrawal and you have up to 15 years to repay the amount. If you don’t make an annual payment, you’ll have to declare it as taxable income on your tax return for that year.

If your RRSPs or other savings aren’t enough, your family may be able to help you. In fact, an April 2015 BMO survey found 42 per cent of first-time buyers expect their parents or relatives to help pay for their first home.

Shop for a mortgage It can pay to shop around. If you and your partner go with the first mortgage rate you find, you could end up paying a lot more.

Let’s assume the following: you plan on buying a $500,000 home with a $400,000 mortgage, your amortization period will be 25 years, and you have a five-year fixed rate of 3.5 per cent. That means your total mortgage payment will be $1,997 a month.

But if you do a little research, you could save some money. If you’re able to get a mortgage with a fiveyear fixed rate of 2.5 per cent, your payments will be $1,792, a difference of $205 a month or $2,460 a year.

That’s why you should look for the best mortgage rates.

You need to be ready financially before you’re able to purchase a property. Knowing what steps are involved to become a first-time homebuyer will allow you to start your search for buying a home.

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

JUL 15 - AUG 12, 2016 | HOME GUIDE 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

$2,950,000

48 Copperfield Rise SE

• 3 bed 2.5 bath • Quiet street • Close to shopping & schools

1412 75 Ave SW

• • • •

$360,000

3903 1 St NW

• • • •

Completely renovated 3000 SF 4 beds up Hardwood throughout both levels Triple oversized garage

• $749,900

• 5 beds 4.5 baths • Over 4500 Sq Ft developed • Huge 75’x122’ lot

$1,499,000

176 Kinniburgh Circle, Chestermere

4 bed 3.5 bath Full developed Double Detached Garage Corner lot

864 East Lakeview Rd

• • • •

4 bed 3 full baths 2 half baths 2745 sq ft developed Pie shaped lot Triple garage

$584,900

$1,099,900

27 Autumn Close SE

• • • •

3 bed 2.5 bath Lake community Beautiful open to above great room Handscraped hardwood

$539,900

Chris Zaharko |

Associate Individual Agent at Royal Lepage Benchmark

#1 Individual Agent at Royal LePage Foothills 2008

us with real estate 125 Royal Oak Point NW

• • • •

Fantastic corner lot 4 bed 3.5 bath Fully finished Tons of upgrades

#2, 2410 29 St SW

• • • •

$619,900

333 3 Ave NE

• • • •

1 bed 1 bath Fantastic location Single garage 25’ x 120’ lot

• • • •

3+2 bed 2 bath Fully developed Oversized detached garage Great outdoor living spaces

252 Kinniburgh Circle

• • • •

403.253.1901 403.252.2653

4 bed 3.5 bath Over 3,300 sq ft above Walkout basement Backs onto pond

837 18 Ave SW

• • • •

4 bed 3 bath Great location steps from 17 Ave SW Original hardwood & fireplace Completely renovated kitchen

$569,900

E: W:

chris@zaharko.com www.zaharko.com

505 sq ft Studio unit Underground parking Low condo fees

$239,900

615 78 Ave NW Huntington Hills

• 3 bed 2 bath • Great renovated family home • Hardwood & tile flooring

$819,900

$599,900

P: F:

• • • •

$539,900

$399,900

1104 24 St NW

2 bed 2 bath 1165 sq ft Full developed basement Low condo fees

208 830 Centre Ave NE

$454,900

#601 1202 13 Ave SW

• • • •

1 bed 1 bath In-suite laundry Underground parking Walk to 17th Ave!

$204,000

Advice | MONEY MATTERS

Good reasons why you should not co-sign

By Gail Vaz-Oxlade

PEOPLE HAVE GOOD HEARTS. And people often feel they should do something to help friends and family when the going gets tough. Hey, I’m all for offering help when it’s needed. But you should consider any financial help you offer as a gift, since loans often cause huge problems when it comes to repayment time. Here’s a letter I received recently:

14 YPNEXTHOME.CA

Gail, I need some help. I don’t know what to do. My sister-in-law and brother-in-law are constantly in a mess fi financially. nancially. They have young kids, and both my husband and I love those children. We don’t want to see them lose their home. But I also am very afraid of how our help could hurt us. My sister-in-law has asked us to co-sign a consolidation loan to help them out of the mess they have made. She’s a rampant shopper. He can’t manage to make his business work. My husband wants to do it, but I’m afraid that if we do this it might get in the way when we go to buy a home next year. Am I just being selfi selfish? sh?

–D

D, you are not being selfi selfish. sh. Wanting to stay solvent so you can make your own dreams come true is not a selfi selfish sh act. It’s a sensible act. And while your heart may go out to your family, particularly the kids, who is to say that another loan is actually going to solve the problem? What have your sister-in-law and brother-in-law done to demonstrate they’re serious about their debt problems? If their solution is simply to get a consolidation loan, that’s not enough.

Here are more reasons why you should think twice about co-signing for their consolidation loan: People who need a co-signer can’t qualify on their own because the lender believes they will default. I have heard of the odd positive cosigning experience like a young adult with no credit history whose parents sign on because they know their kid is a stand-up person who would sooner die than stick them with debt. But I’ve heard fi five ve times as many negative stories: parents who have been stuck

MORE ADVICE ONLINE ypnexthome.ca/news/advice

with their children’s irresponsible behaviour; family who watch as the primary signer goes bankrupt leaving them holding the loan. If a body can’t qualify for a loan on its own merits, you have to wonder if you’re actually doing that body a favour by adding more weight to their debt load.

Co-signed debt is 100 per cent your debt. A lot of people don’t seem to realize this, I’m not sure why since it is clearly stated in all the loan paperwork. But here it is in black and white: If the primary borrower drops dead or defaults on the loan, you are 100 per cent responsible for repaying any loans you may have co-signed.

It doesn’t matter that you didn’t get the money. It doesn’t matter that the primary borrower swore you were off the hook. The reason you’re co-signing is to guarantee repayment, and if the lender can’t get blood from

one stone, it’ll come looking for your stones.

Co-signed debt is factored into calculations that determine whether you’ll get approved for any kind of borrowing, including a mortgage.

That’s right. Since you’re on the hook for that $27,000 loan you co-signed for, that’s $27,000 less you can borrow for your own purposes. Again, people seem not to realize that there is a limit to how much lenders will let you take on. Perhaps it’s because lenders have been so lax with this particular rule that folks think credit is unlimited. Well, the credit bucket is not bottomless. Taking on the responsibility of co-signing could mean your ability to borrow for your own goals is thwarted.

So how do you say no to family or friends who see you as financially stable and a good resource for solving their problems? Try this…

Tonya, both Paul and I would love to help, but right now we’re just not in a position to do so financially. We would be happy to sit down with you and Tony to talk about ways you could clean up the financial mess you’re in. And we’d be happy to help in other ways, like taking the kids when you guys are working extra hard to get that debt paid off. But we can’t co-sign right now. What else can we do to help you?

If Tonya and Tony stomp out in a huff because all they want is your signature, you can count your blessings. It would only be a matter of time before that co-signed loan came between you anyway.

At least now you’re not also on the hook financially.

Gail Vaz-Oxlade is the host of Til Debt Do Us Part and author of Debt Free Forever and blogs daily at gailvazoxlade.com.

JUL 15 - AUG 12, 2016 | HOME GUIDE 15

Advice | HOME SWEET HOME

Downsizing sale: Getting the biggest buck for your bang

By Lydia McNutt

MORE ADVICE ONLINE ypnexthome.ca/news/advice

IF YOU’RE GEARING UP for a move

down into a smaller home, then you know the downsizing process can be overwhelming — especially if you’ve lived in a large house for many years. Clearing household clutter and deciding the fate of used furniture, artwork and other items can be a challenge. You want to maximize the value of your stuff by holding a contents sale, but how do you ensure you’re getting the biggest buck for your bang?

“You’ll be surprised as to what people will actually buy. One person’s trash is another person’s treasure.

Others will try to sell the items on their own, while others will hire a firm to assist with the process,” says Laura Convery, manager of senior services at Transition Squad, a turnkey company specializing in helping seniors downsize their homes, from organizing, cleaning and clearing the home, to contents sales, online auctions and Transition Squad’s consignment store.

If you’re considering holding a contents sale to help lighten your load, Convery offers these five steps to downsizing success.

Downsizing stuff, maximizing profit: 1. Think like a buyer. Be sure to set up your downsizing sale accordingly.

What is most pleasing to the eye?

Success will depend on three things: marketing to attract people, selection, and attractive prices.

16 YPNEXTHOME.CA

2. Priced to sell. Whether it’s fine furniture, appliances or clothing, remember that these items may not be worth to others what they are worth to you. A stranger won’t pay extra for sentimental value! Remember, the goal here is downsizing.

3. Be prepared to negotiate.

Negotiating prices is the foundation of every contents sale. Buyers expect it, and a lack of willingness to negotiate might frustrate them and cost you a lot of unsold items.

4. Advertise. Promote your sale in the community paper and on social media forums, and tell as many friends, family members and

neighbours as possible to spread the word. Last but not least, 40 to 50 per cent of your buyers will come from road signs, so ensure they’re large, with proper messaging and strategic placement.

5. Hand out tickets. Start an hour or so prior to the sale to allow access on a first come, first served basis.

Make sure to only allow enough people in at a time to follow fire department regulations.

Lydia McNutt is an award-winning writer and editor. 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.

Inspiration

the

SCOOP

Catch up on decor news, inspiration, style + more

By Elisa Krovblit

We

love the look of the white and blue patterns piled and paired with such ease.

BOHO bedroom IN white & BLUE!

Boho bedroom in white & blue homesense.ca

Scoop the look!

‹

‹

‹

Reijay Baskets $100-$110 | crateandbarrel.com

Portofino Bedding, Shams, Pillow, Mat & Rug $25-$130 | homesense.ca

Loft Pendant Light $229 | cb2.com

JUL 15 - AUG 12, 2016 | HOME GUIDE 17

Feature Property

cover story

After

The importance of staging when selling a home

By Heather Ryan STAGING HAS BECOME AN integral part of selling a home now more than ever before, says longtime real estate agent and Broker Dory Cameron of Cameron Realty Group Inc. “Today’s buyers are very visual and have more opportunity through websites to view inside people’s homes,” Cameron says. “When I ask people if they read the listings, overwhelmingly they say ‘no,’ they just look at the photos and if they don’t like what they see they move along.

“I have seen great properties that are shown void of furniture and look like an empty barrel so people don’t bother with them, but as soon as you 18 YPNEXTHOME.CA

add nice furniture and show people what the home can look like, you get viewings,” she says. “So, staging a home and having great photos to post is important.”

Cameron is a major believer in staging and even authored a selfpublished book, The Power of Staging, which describes how she sold houses that other realtors couldn’t even through the peak of the recessions.

She provides advice to her clients on how to stage their homes from removing knick-knacks to clearing out furniture. “I can’t tell you how many homes I’ve sold this way.”

“The first rule is to know who the

buyer will be,” Cameron explains.

“I’ve been in the business for 16 years and sold more than 700 homes so that experience gives me a good idea of who the buyer is and I stage homes accordingly.”

For example, she currently has a main floor condo in northwest Calgary that faces onto a busy street, which Cameron feels it will sell to a man because most woman prefer units that are above the main floor for safety reasons.

“So I’m bringing in more masculine furniture with woods, metals and an industrial feel to appeal to a male buyer,” Cameron notes. “I also recently

sold a condo to a senior vice-president who bought it for his daughter. I had staged the condo shabby-chic with white linens and French Country style for a young female buyer and it sold in a week. The condo right next door wasn’t staged and sat on the market.”

A home in the southeast was initially listed with another realtor, but had little interest until the owners hired Cameron. She went in, did painting, cleaning and furniture staging. The home received four offers and sold in a week for the same price as was listed with the previous realtor. “In the first two days they had more showings then in 60 days with the other realtor and that demonstrates why staging is so powerful.”

And, she explains, that staging isn’t just about furniture placement or stylish decor. “I have sold properties that were very out dated, but sold because they were immaculate.

Staging is not only about show and tell, but about whether the home has been well cared for and shows pride of ownership inside and out.

“Curb appeal is important because you only get one chance to make a first impression,” Cameron adds. So, if a buyer steps out of the car and there is road gravel and bits of garbage underfoot, or if they see the lawn is overgrown with weeds or paint is peeling around the front door, they’ll have a poor impression of what’s

After

After

“Curb appeal is important because you only get one chance to make a first impression”

Before

inside to start with and may even dismiss the property altogether.

So, to properly stage your home start with cleaning, such as sweeping walkways and driveways, mowing the lawn, removing debris and cleaning windows, outside. Inside, clean all the surfaces, flooring, cupboards, bathroom tiles and tubs and remove odours. If you have a pet remove all evidence of it whenever a potential buyer comes through and during an open house.

Then repair items such as broken fence boards and broken baseboards or tiles, and replace burnt out lightbulbs or missing electrical

Before

faceplates. And then, if needed, paint with a neutral colour.

Finally stage the house to make it welcoming. From the front porch, by adding an inviting swing and beautiful plants, to clearing out clutter, taking down pictures and artwork and rearranging your furniture, or bringing in different furniture, to ensure an uncrowded, open functional space – all designed so people can see themselves living there and will ultimately want to purchase your home.

To view Dory Cameron’s listings, visit: cameron-realty.ca JUL 15 - AUG 12, 2016 | HOME GUIDE 19

Inspiration | DESIGN SECRETS

Move over paint,

WALLPAPER is here to stay

By Jane Lockhart | Photography by John Heineman | Courtesy of Sorbara Group of Companies

FOR THOSE OF YOU WHO lived as

adults through the 1980s, you may view wallpaper as a thing of the past.

But, if you are buying a new home, or are faced with the challenge of decorating a new space, wallpaper may be front of mind. Wallpaper is coming back, but not in the way you may think. It has been reinvented and has become trendier than ever.

As we said goodbye to balloon curtains, high hair and neon colours, we thought wallpaper was on that list as well. It turns out, wallpaper manufacturers very savvy marketers, and their efforts are reflected in today’s interior design.

Wallpaper has moved past chicken boarders in the kitchen, large and bold floral patterns, or entire rooms covered in the same look. We are seeing wallpaper used in new and exciting ways. There is now textured paintable wallpaper, wallpaper for focal walls, or fun designs that can be used in small spaces.

The powder room is the best place to have fun and experiment with colour, texture and new designs. It is

a place where you can shut the door and walk away, but your guests will love your efforts. One of our favourite powder rooms was done in all-black wallpaper with trendy light and bathroom fixtures. Because powder rooms are on the smaller side, going with a dramatic colour or pattern is not too overwhelming.

Creating a focal wall is another area when we use wallpaper a lot. Again, we are seeing things in wallpaper we have never seen before. There are large shapes and patterns that can be applied to the wall individually. Also, the focal wall doesn’t have to be a full wall, it can be a section or maybe it is a design that carries over slightly to the adjacent wall.

Anther trend in wallpaper is the introduction of metallics. Gold has been huge for the last couple of seasons and this has also been evident in wallpaper. There are endless examples from neutral wallpaper peppered with gold geometric shapes to black wallpaper with large gold fans. And, since wallpaper is no longer themed, these can be used in just about any room in the house!

Faced with the task of decorating a completely new space, sometimes it pays off to take risks and think outside of the box. Using wallpaper lets you do both. Not only have there been advancements in the wallpaper

ABOVE LEFT

The Graham and Brown (grahambrown.com), wallpaper in this powder room works perfectly with the mirrored vanity in the small space.

OPPOSITE PAGE

In this powder room, we went with a strong wallpaper from Graham and Brown (grahambrown.com), that features large horizontal lines to create visual contrast.

ABOVE RIGHT

In this dining room the neutral wallpaper from Graham and Brown (grahambrown.com), is used with custom wainscotting and built-ins to create a unified look.

patterns, but also in the product itself. Most companies have prepasted wallpaper that lasts longer and is more durable. A nice added bonus is the grid on the back that a lot of companies as using. This allows the homeowner to ensure straight cuts when lining up to an edge or matching the pattern on the next sheet. If you are unsure of your abilities, you can always hire a professional to hang it as well.

However you decide to decorate your new space, just make sure it is something that you love and that speaks to you, after all, you have to live in it.

Jane Lockhart is founder and principal designer of Jane Lockhart Interior Design. She was creative director and host of W Network’s top-ranked show, Colour Confidential, and has a Canadian-built furniture collection, Jane by Jane Lockhart, by Statum Designs. Visit online at janelockhart.com

JUL 15 - AUG 12, 2016 | HOME GUIDE 21

Buyers’ Resources | MORTGAGE RATES

Compare mortgage rates for your best deal CHARTERED BANKS

variable

6 months

1 year

2 years

3 years

4 years

5 years

ATB Financial

2.6000

4.0000

2.9400

2.2900

2.4400

2.4900

2.5900

Alterna Bank

2.3500

4.0000

2.8500

2.0900

2.5900

2.7400

2.5800

Alterna Savings

2.3500

4.0000

2.8500

2.0900

2.5900

2.7400

2.5800

Bank of Montreal

2.7000

4.0000

2.8900

2.9900

3.3900

3.8900

4.7400

Bank of Nova Scotia

2.7000

4.5500

3.2900

3.0900

3.3900

3.8900

4.4900

CIBC Mortgages

2.7000

3.1400

2.8400

2.7900

3.3900

4.0900

4.7900

Caisses Desjardins

2.7000

4.4000

3.1400

3.2400

3.3900

3.8900

4.7400

Canadian Western Bank

2.9000

4.0000

3.1400

3.0400

3.6500

4.2000

4.7400

Canadian Western Trust

2.9000

4.0000

3.1400

3.0400

3.6500

4.2000

4.7400

Comtech Credit Union

-

6.2000

2.8400

2.8900

2.9500

2.9900

2.8900

DUCA Financial Services

2.5000

-

3.0900

3.0000

2.9900

3.0900

2.5400

Effort Trust

-

4.4500

3.3500

3.5000

3.7000

4.3000

4.3500

Equitable Bank

-

-

3.1400

3.0400

3.6500

4.3900

4.6400

First Calgary Financial

-

4.0000

2.8900

2.8900

2.5900

2.7900

2.6900

First National Financial

2.3500

3.0000

2.2900

2.2400

2.3900

2.4900

2.5900

FirstOntario Credit Un.

2.5000

4.2400

2.6900

2.2900

2.3400

2.5400

2.5900

HSBC Bank Canada

2.8000

4.4500

3.1400

3.1400

3.3900

4.0900

4.6400

Home Trust Company

2.5000

3.9500

2.6900

2.1400

2.3400

2.5900

2.5900

ICICI Bank Canada

3.0500

-

2.8400

2.8400

2.8400

2.8900

2.8900

Investors Group Trust

2.7000

4.2000

3.1400

3.0900

3.3900

3.8900

4.7400

Laurentian Bank Canada

2.7000

4.4000

2.8900

2.8400

3.3900

3.8900

4.7400

League Svgs & Mortgage

-

4.4500

2.9900

2.5900

2.6900

2.8900

2.6900 2.6900

Libro Credit Union

-

3.7500

2.6000

2.6500

2.6900

2.6900

London Life

2.7000

4.2000

3.1400

3.0900

3.3900

3.8900

4.7400

Luminus Financial

3.2500

-

3.2500

3.2000

3.6500

4.0000

4.5000

Manulife Bank

2.6000

4.4500

3.0000

2.9400

2.8400

2.7900

2.8900

Manulife Trust

-

4.4500

3.0000

2.9400

2.8400

2.7900

2.8900

Meridian Credit Union

2.4000

4.0000

2.8400

2.7900

2.6400

3.8900

2.4900

National Bank

2.7000

4.4000

3.1400

3.0400

3.3900

3.8900

4.7400

PACE Savings & Credit Un

-

5.0000

2.9900

2.6900

3.4900

3.9900

4.6400

Parama Credit Union

2.6500

-

2.8000

2.8500

2.9500

3.0500

3.1500

Peace Hills Trust

-

4.5000

3.1500

3.5000

3.7500

3.8500

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

-

-

2.3900

2.3900

2.3900

2.4900

2.4900

T-D Mortgage

2.7000

3.1400

2.9900

2.8400

3.3900

3.8900

4.5400

Tangerine

2.7000

-

3.1900

3.2400

3.4900

3.6900

3.7900

WFCU Credit Union

-

4.4500

3.0000

3.0400

3.6500

4.3900

4.6400

Your Neighbourhood C.U.

-

-

2.7990

2.8900

3.0900

3.1500

2.6900

ONLINE CALCULATOR ypnexthome.ca/mortgage-calculator PREPARED BY CANNEX ON JULY 5, 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.

22 YPNEXTHOME.CA

Nancy Vieira Call Nancy Direct (250) 514-4750 for Victoria & Southern Vancouver Island

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EAST SOOKE

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

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

$444, 900 4 bed / 2 bath Privacy plus on .36 acre. 2192 sq ft creekside home with beautiful views.

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

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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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Whether you’re renting or buying, finding your next home has never been so easy.