Calgary Home Guide - 12 Aug, 2016

AUG 12 - SEP 9, 2016 VOLUME 16, ISSUE 08, FREE

The right home for you

CHRIS ZAHARKO ROYAL LePAGE Benchmark

INSIDE THIS ISSUE

BALANCE RETURNING TO SINGLE-FAMILY SECTOR

403.253.1901 chris@zaharko.com | www.zaharko.com For more information on this property, please go to pages 16-17

HOW REALTORS HELP YOU FIND THE RIGHT HOME

STAGING – PUTTING YOUR BEST FOOT FORWARD

LEN T. WONG Broker

LAURA O’CONNELL Associate/Partner

BOWNESS

EXTENSIVELY UPDATED!

$208,900

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

YOUR HOME SOLD IN 90 DAYS OR WE MAY BUY IT!* MCKENZIE LAKE

BRAESIDE

GREAT LOCATION!

$229,800

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

BRIGHT & OPEN PLAN!

$299,900

MACKENZIE POINT

EXCEPTIONALLY WELL MAINTAINED!

$244,900

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

BELTLINE

EXCEPTIONAL VALUE!

$339,000

IDEAL FOR 1ST TIME BUYER!

$244,900

EXECUTIVE CONDO!

$379,900

CORNER UNIT!

$314,900 $259,900

CLOSE TO AMENITIES!

$379,900

GREAT DOWNTOWN APARTMENT

$264,900

2 storey townhouse in desirable Aspen Woods with 2 bedrooms and 2 baths. Hardwood throughout main floor. Gourmet kitchen with centre island, granite countertops and stainless steel appliances open to spacious and bright great room. 2 piece powder room. Upstairs has master bedroom, 4 piece bath and additional bedroom. Second floor laundry. Large double tandem garage. Close to all amenities.

MLS#C4072319

DOWNTOWN COMMERCIAL CORE

DOWNTOWN WEST END

Exceptionally well maintained 1 bedroom and 1 bathroom apartment in excellent condition. Very bright and open plan.

Bright kitchen with centre island open to large great room.

French door leading out to balcony with south and west views. Large master bedroom with 4 piece bath and insuite laundry. Secured lobby and concierge service. 1 underground heated parking stall. Quiet location. Ideal for 1st time buyer, investors or looking to downsize. Steps from LRT, downtown, amenities, walking paths and river. Furniture available to purchase. Exceptional value! MLS#C4074390

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 fireplace 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 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

ASPEN WOODS

NEW BRIGHTON

Well maintained 2 bedroom corner unit with south facing balcony. Bright and open plan. Spacious entrance leading into living and dining area. Upgraded maple kitchen with island, granite countertops and stainless steel appliances. Spacious master bedroom with walk in closet and good sized 2nd bedroom. 4 piece bath. Tons of natural light. Insuite laundry and storage. 1 underground parking stall. Quiet building. Close to all amenities and transit. and easy access to major roads. Great for first time buyer, young family or investor. MLS#C4074813

Executive 2 bedroom condo located in the heart of the Beltline in showhome condition. Recently upgraded throughout with laminate and ceramic tile flooring with carpet in the bedrooms. Very bright and open plan with 9ft ceilings. Bright, sunny maple kitchen with breakfast eating bar and upgraded appliances open to large great room. French doors off great room leading out to a Juliet corner balcony. Large master bedroom with walk in closet. Good sized 2nd bedroom. Updated 4 piece bath.

Insuite laundry and storage room. Oversized, titled, underground, heated parking stall. Quiet building. Rare roof top patio. Pride of ownership. Ideal for 1st time buyer or investor. Furniture could be included. Close to all amenities, transportation and walking distance to downtown. Exceptional value! MLS#C4060770

DOWNTOWN

DOWNTOWN WEST END

Exceptionally well maintained 1 bedroom and 1 bathroom apartment in excellent condition. Very bright and open plan.

Bright kitchen open to large eating area and great room. French door leading out to balcony with south and west views. Large bedroom with 4 piece main bathroom and insuite laundry room.

Secured lobby and concierge service. 1 underground, heated parking stall. Quiet location. Ideal for 1st time buyer, investors or looking to downsize. Steps to LRT, amenities, walking path and river. Walk to work. Furniture is available to purchase.

Exceptional value! MLS#C4074407

Great 2 storey condo townhouse with 2 bedrooms and insulated attached garage. Very bright and open plan. Kitchen with island open to eating area and spacious great room with electric fireplace. French door off living area to south backyard with deck. Upstairs has 2 large bedrooms and 4 piece bath. Lower level is ready for development with roughed in plumbing. Quiet complex located near everything. Walking distance to Fish Creek, paths, shopping and transit. Great mature neighborhood. Ideal for young family. Easy access to Deerfoot Trail. Exceptional value! MLS#C4074961

STEPS FROM THE RIVER!

$394,900

Exceptionally well maintained main floor corner unit with 2 bedrooms and 2 bathrooms in excellent condtion. South facing unit. Very bright and open plan. Bright, sunny kitchen open to large dining area and great room with gas fireplace. Sun room off great room.

Large master bedroom with 3 piece ensuite and walk in closet. Good sized second bedroom. 4 piece bath and insuite laundry room. 1 underground, heated parking stall. Pride of ownership. Ideal for the 1st time buyer, investors, professional or downsizing. Secured lobby.

Steps from LRT, downtown, amenities, pathways and river. Furniture available for purchase. Exceptional value! MLS#C4074388

DISCOVER THE ADVANTAGE

ed PRIDE OF OWNERSHIP!

$447,900

ge ath.

SPACIOUS HOME!

$468,800

CONTEMPORARY DESIGN!

$579,900

Beautifully upgraded 2 storey home located on a quiet cul-de-sac!

South facing backyard on a pie shaped lot. The spacious master bedroom has a 3piece en-suite, the second and third bedrooms are generous sizes. The main and upper floors have been updated with gorgeous maple hardwood. The kitchen has been updated with Granite counter tops and tile back splash. All new appliances, fridge, stove, dishwasher, hoodfan and microwave. New Trim and window blinds. New hot water tank (2015). Double attached Garage. Partly finished basement with living room and 4th bedroom. Back deck was done 5 years ago. MLS#C4075555

oors BEAUTIFUL BUNGALOW!

$489,999

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

MUST SEE!

$579,900

s

s EXECUTIVE CONDO

$529,900

Extensively renoed 2 storey split with double attached garage & developed bsmt in showhome condition. 4 bdrms, 4 baths & den. Recently painted exterior & interior. Newer flring thru out main flr & 2nd flr with carpet & laminate & vinyl flring. Spacious living rm with bow window & formal dining rm. Renoed maple kitchen in 2015 with centre island, granite, designer tiled backsplash, s/s appliances with extended warranty, soft close cabinets & drawers & Mannington Luxury vinyl flring. Open to large sunken family rm with built ins & fireplace.

Den with French drs. 2pc renoed bath & laundry rm. Staircase leading upstairs with new carpet. Large master bedroom with renoed 3pc ensuite. 2 other good sized bdrms & renoed 4pc bath. All windows & drs except family rm were replaced in 2012. Newer patio drs leading out from kitchen to gorgeous deck with Gazebo & hot tub. Developed bsmt with rec rm, bdrm 3pc bath, wet bar & storage area. O/S double garage. RV parking on side. Gorgeous landscaped yard. MLS#C4074378

COUGAR RIDGE

EXCELLENT FAMILY HOME!

$624,900

SPRUCE CLIFF

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

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

RANCHLANDS

SOMERSET

ple

18 or.

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. 2pc powder rm & main flr laundry rm with sink. Developed walkout bsmt with new carpet, large family & games rm, office,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

SOMERSET

th

r

WINSTON HEIGHTS/MOUNTVIEW

PRIDDIS GREENS

n

Exceptionally well maintained 2 storey with bonus room & fully developed basement in showhome condition. Located in cul de sac. Huge backyard with underground sprinklers. 4 bedrooms & 4 baths.

Formal dining room. Bright, sunny kitchen with centre island with breakfast eating bar, granite & black appliances open to large eating area and large great room with gas fireplace. French door leading out from eating area to large deck and backyard. 2pc powder room. Main floor laundry room. Staircase leading upstairs to large bonus room with vaulted ceiling and gas fireplace. Large master bedroom with 5pc ensuite with jetted tub, separate shower & walk in closet. 2 other good sized bedrooms & 4pc bath. Developed basement with large rec room with stove fireplace, flex room, bedroom, 4pc bath & storage room. Walking distance to schools and close to amenities. Pride of ownership shown.

Oversized double garage. Excellent family home. MLS#C4075081

SCARBORO

MINUTES TO DOWNTOWN!

$799,850

Exceptionally well maintained bungalow with double detached garage. Very bright and open plan. 3 bedrooms and 2 bathrooms. Lots of potential. Over 2600 sq ft. Formal living and dining room with skylight. Large family room with fireplace.

Updated kitchen with stainless steel appliances. Large master bedroom with 2 other good sized bedrooms and updated 4 piece bath. Basement has a large recreation room with fireplace and games room, 3 piece bathroom, huge laundry room, workshop and storage room. Very efficient hot water heating system. West backyard with an oversized double detached garage. Well maintained over the years. Steps from school and minutes to downtown. Lots of potential. Excellent family home. Exceptional value! MLS#C4073228

ms

od

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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 AUG 12 - SEPT 9, 2016 | VOLUME 16 ISSUE 08

14

16 22

ON THE COVER

Realtors help find the right home for you in this issue

9

maps & extras

11

Trending

BoC holds interest rate but repeats warning on housing

14 16

+ online NEIGHBOURHOOD

HOME SEARCH

21 MORE +PHOTOS +VIDEOS +ADVICE +INSPIRATION +TRENDING

WITH

DYNAMIC MAPS

4 YPNEXTHOME.CA

LOOK FOR THE CIRCLE

What’s online

Trending now

Inspiration

Why should I have to stage?

Homebuyers’ Help

6

Editors’ Note

7

Regional maps

20 Homebuyers’ Help Mortgage Rates

Realtors help find the right home for you

Advice

Calgary’s single-family sector becoming more balanced

22 Trending

Twenty-three of the 25 improving schools in Alberta are public schools

for advertising information call 403.829.0393 next deadline: Sept. 2, 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 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11

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.

AUG 12 - SEP 9, 2016 | HOME GUIDE 5

Editors' Notes

NOLAN HILL

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/nolan-hill

Getting good advice When you tell people you’re shopping for a place to buy, you’ll find almost everyone will want to share their own experience. Some will offer personal advice while others will frighten you with details about a “friend’s” disastrous experience. With so many variables, it can be hard to figure out what’s actually good advice.

It’s always best to get advice from the experts, especially when it comes to buying a home. No matter what your Uncle Joe says, when you’re

equipped with the right expert advice for your situation, you can move forward by making confident decisions that are right for you and your family.

Much of what you’ll want to know about the road to finding the perfect place is right here in this magazine. If you don’t find what you’re looking for, write to us and we’ll help get you an answer from one of our experts.

Let us know how your search goes.

We’d love to hear from you.

Buyers’ conditions prevail in Calgary

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

+ get social 6 YPNEXTHOME.CA

No one loves a prolonged economic slowdown. It creates uncertainty, anxiety and all kinds of other issues.

But what it also creates, for some, is opportunity.

“The number of unemployed workers keeps rising, and when you combine job losses with declining net migration, the result is going to be weaker housing demand.”

This summary, care of Ann-Marie Lurie, chief economist of the Calgary Real Estate Board. Not exactly a

ringing endorsement for the current state of the local real estate market, but for those whose employment is secure and finances sound, it all means one thing: choice.

Indeed, with listings up and prices down, buyers have plenty of options, and more time to explore them.

With some positive economic signs beginning to emerge, these conditions won’t last forever.

If you’re in the market for a home, take advantage while you can.

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

AUG 12 - SEP 9, 2016 | HOME GUIDE 7

Homebuyers’ Help

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 0 4 3 4 5

A C H E D AVG PRICE $0 $286,000 $211,250 $240,475 $262,700

A C H E D AVG PRICE $382,250 $364,571 $401,133 $358,833 $360,600

City of Calgary

Jun-15

Jun-16

% change

Jul-15

Jul-16

% change

Total Sales

2,186

2,030

-6.97%

1,901

1,715

-9.78%

New Listings

3,121

3,101

-0.64%

2,855

2,655

-7.01%

Active Listings

5,138

6,004

16.85%

5,244

5,897

12.45%

Median

430,000

430,000

0.00%

435,000

428,000

-1.61%

Average Price

483,706

485,660

0.40%

476,335

484,200

1.65%

Days on Market

40

47

17.50%

40

47

17.50%

Benchmark Price

459,300

440,400

-4.11%

N/A

N/A

N/A

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

find your next home It’s only a tap away.

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8 YPNEXTHOME.CA

D E T SALE 4 7 6 3 10

Trending

BoC holds interest rate but repeats warning on housing

By Wayne Karl

THE BANK OF CANADA AGAIN

maintained its target for the overnight rate at 0.50 per cent in its interest rate announcement on July 13, citing a spotty performance of the Canadian economy, but also repeated an earlier warning about the housing market.

While the Bank’s Monetary Policy Report, released the same day, stopped short of calling for to action to tackle rapid house price increases in Vancouver and Toronto, Governor Stephen Poloz did issue another warning that the risks in these two markets are “elevated and rising.”

“We continue to have the same concerns that we expressed in our June Financial System Review about household indebtedness and housing, particularly in the Greater Vancouver and Toronto markets,” Senior Deputy Governor Carolyn Wilkins said. The sharp rise in housing prices in these markets is not supported by economic fundamentals.

“House price growth, year over year, of 10 to 20 per cent… just doesn’t look like the growth in the fundamentals is going to keep up, so it’s in that sense that we say the growth rates are unsustainable.”

While few experts predicted any movement on the interest rate front, some did expect a call to action on housing in the policy report.

“There’s a lot of conversation happening around the Canadian housing market, especially with regards to Vancouver and Toronto,” Alyssa Furtado, CEO of ratehub. ca, told New Home Guide. “While some were expecting housing to have a greater profile in the report, we don’t yet have new and exciting information on the market to share.

AUG 12 - SEP 9, 2016 | HOME GUIDE 9

“We continue to have the same concerns that we expressed in our June Financial System Review about household indebtedness and housing, particularly in the Greater Vancouver and Toronto markets”

The government has promised funding to monitor the housing market, and when we start seeing some of that data come to light, it’ll be a more exciting time to talk about the issues and what kinds of policy needs to be in place to address it.”

An actual rate hike from the Bank of Canada isn’t expected until as late as 2019, according to some analysts, Furtado adds. “But if we see changes from the Department of Finance or CMHC in the coming weeks or month, it could possibly be regarding another change to the down payment requirements – moving the minimum to 10 per cent across the board – or changes to the land transfer tax within Toronto and

10 YPNEXTHOME.CA

Vancouver, specifically. There have been similar changes in the last few years, intended to cool the market and it hasn’t worked. We shouldn’t be surprised if additional measures are taken.”

As for the Canadian economy at large, the BoC says the quarterly pattern of growth has been uneven.

Real GDP grew by 2.4 per cent in the first quarter, but is estimated to have contracted by one per cent in the second quarter, pulled down by volatile trade flows, uneven consumer spending and the Alberta wildfires. A pick-up to 3.5 per cent is expected in the third quarter, as oil production resumes and the rebuilding begins in Fort McMurray.

Consumer spending is also expected to get a boost from the Canada Child Benefit.

Real GDP is expected to grow by 1.3 per cent in 2016, 2.2 per cent in 2017, and 2.1 per cent in 2018.

The Bank projects above-potential growth from the second half of 2016, lifted by rising US demand and supported by accommodative monetary and financial conditions.

Federal infrastructure spending and other fiscal measures announced in the March budget will also contribute to growth. Despite recent volatility, the Bank expects the underlying trend of export growth to continue, leading to a pick-up in business investment. Higher global oil prices are helping to stabilize Canada’s energy sector and household spending is expected to increase moderately.

What’s Online

Trending now The latest real estate news from across Canada

Toronto, Vancouver skew Canadian home sales picture READ THE STORY ONLINE ypnexthome.ca/home-sales

BoC holds interest rate but repeats warning on housing

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AUG 12 - SEP 9, 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

$1,499,000

176 Kinniburgh Circle, Chestermere

4 bed 3.5 bath Full developed Double Detached Garage Corner lot

• $749,900

• • • •

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

$584,900

864 East Lakeview Rd

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

$999,900

2706 21 Ave SW

• 2 bed 2 bath • Beautiful private garden • Detached o/s garage

$674,500

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

$574,000

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

Inspiration | DESIGNER ADVICE

Why should I have to stage?

By Laura Le IS IT REALLY NECESSARY TO STAGE

my property? It looks okay, doesn’t it?

This is a question I hear so often.

The answer is different for every seller and is dependent on a couple of variables. In my opinion they are cost and willingness. The cost can seem prohibitive initially but consider the potential buyers. If a property is vacant, adding furniture, artwork and accessories completely changes the experience the buyer has while visiting your property over your neighbor’s house that is unoccupied. It is extremely important to have amazing photographs of your property online. This is the best way 14 YPNEXTHOME.CA

to get the buyers out of wherever they are living now to come see what you have to offer them.

Then, once they are in the property they actually have somewhere to sit and talk, linger a while and maybe imagine living in the space. When a property is vacant there is nowhere to do this so they walk through and leave instead of sitting on the sofa and looking around at what the room has to offer and how it “feels.” That “feeling” is very important and a professional stager will be ensure the buyer sees exactly what they are getting if they purchase the property… whether it is a lovely

fi replace or a gourmet kitchen. fireplace The fees for staging a vacant property will be less than the fi rst first price reduction you will have to make if the property does not sell right away. And, when there are off ers the staged property will be offers less likely to receive the “low-ball” off ers. I have had real estate agents offers. tell me on several occasions that they overheard buyers walking through an open house that was staged saying “well, I guess they aren’t desperate to sell because they have the money to stage.” The fi rst time I heard this first comment years ago, I was very surprised and happy that that was the

logic these buyers used.

As far as staging an occupied property goes often it is just a case of moving furniture around a bit to highlight architectural features.

Usually this process involves some editing of “stuff” to ensure the rooms feel large and uncluttered.

Then it can be necessary to add another layer of decorative items.

A stager can provide this layer at a nominal fee and it truly can make a huge difference in the photographs used online. It can be as simple as a few toss cushions on the sofa and a throw over the arm of a chair, maybe some art or mirrors on the walls. If renting the décor is not an option,

you can hire a stager to purchase these items and you have lovely new decorative items that compliment your existing furniture for you to take to your new house.

Last but definitely most important as far as preparing your home for the real estate market is cleaning. The house must be spotless and odorfree. If you have pets, please ensure your home doesn’t smell like it. Do not plug in room fresheners into the walls trying to cover up the smells… get “air sponges.” They are small containers in which you remove the lid and hide behind furniture. They absorb the odors extremely well; several may be required depending

Clean, odor free and as beautiful as you can make your property will ensure your agent will be pleased to show your property. on how much absorbing needs to happen.

Clean, odor free and as beautiful as you can make your property will ensure your agent will be pleased to show your property. Do everything you can to present your largest investment in its best light.

Laura Le has owned Creative Enhancement Inc. for 11 years. Laura completed courses with Accredited Staging Professionals (ASP), Canadian Staging Professionals (CSP) and Canadian ReDesign Association (CRDA). Creative Enhancement has been a member of the BBB since 2005. Call 403.807.8591 or email laurale@shaw.ca and visit creativeenhancement.ca AUG 12 - SEP 9, 2016 | HOME GUIDE 15

Homebuyers’ Help

cover story

Realtors help find the right home for you

By Heather Ryan

BUYING A HOME IS OFTEN ONE of

the biggest decisions and for many people it’s also the most important investment they’ll ever make so there is a lot to consider before taking that step.

While there is an abundance of information and home listings available online, your best bet for success is to enlist the help of an experienced realtor, says long time realtor Chris Zaharko of Royal LePage Benchmark.

“The process can be daunting especially for first-time homebuyers,” Zaharko says. “I sit down with my 16 YPNEXTHOME.CA

clients and help guide them through the steps, starting with finances, and things such as sometimes parents are giving a gift or need to be co-signers need to be considered.

“You need to talk to a mortgage broker and get approved for a mortgage, not just a pre-approval,” he notes. “You’ll need to send in all your financial information as well as proof of employment so you can know exactly what you qualify for. This way you won’t waste time looking at homes that are out of your price range.

“Some people may want to live in

the inner-city, but qualify for only $500,000 and that’s going to limit what they can buy, so I help them find a home that is within their budget and give them what they need.

“Buyers also need to know how much they have for a deposit, the CMHC rules recently changed for this so they may need more than five per cent down if they intend to purchase a high priced property,” he explains.

Once the finances are taken care of, Zaharko says, a realtor can help clients decide their priorities – what they want in a home and where you want to live.

Make lists of what’s important and divide them into must-haves and would-be-nice-to-haves to see how they fit in your budget.

He suggests to clients that they sit down and discuss with everyone in their household what they want in a new home, the yard, surroundings and overall location. Make lists of what’s important and divide them into must-haves and would-be-niceto-haves to see how they fit in your budget. Also, think about what you absolutely don’t want to live without.

Think about where you want to live, he says, such as proximity to work, schools, shops, services, restaurants, public transportation or getting out of town to the mountains. How far away do you want to live from hospitals, libraries, rec centres, parks, sports facilities?

When it comes to your home, think about the style, size and the number of bedrooms and bathrooms you need now and in a few years. Do you require a garage, a home office, a bonus room, a finished basement?

When looking at the layout do you prefer open or divided spaces, formal or informal, and is there flexibility in the design so the design can change as the family grows? What are your needs for outdoor spaces – yard, garden, deck and fence?

All of these considerations can help your realtor narrow down the right selections.

Also, while you can view many properties online, your realtor often knows about homes for sale that may not be listed or may be coming on the market that may suit your family.

They can also steer you to the best communities that meet your needs.

When doing your search, take notes on each property or even photos to help you remember them and compare properties.

When you’ve decided on the right house for you, Zaharko says, your realtor helps get you through the next step in the process. “I provide my clients with names of home inspectors and lawyers, help them deal with the numerous documents, and making offers and counter offers.”

At the end of the day, you’ll be glad you’ve enlisted a realtor to help in finding the right home for you.

AUG 12 - SEP 9, 2016 | HOME GUIDE 17

Each listing tastefully staged to show its very best.

Always professionally marketed on MLSÂŽ Listing commissions from 1%.

Honest straight-talk, no gimmicks, no pressure.

www.Cameron-Realty.ca

If you think Realtors are all the same ®

you might want to read the fi fine ne print...

“Dory staged our house. We listed on Friday and sold on Monday. Our last realtor had it listed for two months and couldn’t sell it.”

K.L.H. from Gleneagles, Cochrane “I was amazed at the staging presentation for the sale of our house! The end result was you getting us higher than list price! Thanks again, Dory!”

E.T. from Haysboro “My house had been listed for a couple of months with another realtor but that realtor didn’t sell it. Then Dory did a great job staging my house so it would appeal to fi first-time rst-time buyers and that is exactly who bought it. She sold my house the same day it went on the market. I would recommend her to anyone.”

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

• Award Winning Realtor ® • Certified Professional Stager • 16 Years Solid Residential Experience

Dory Cameron Direct (403) 807-7193 DoryC@creb.com “I’ve sold over 700 homes . Find out what staging, targeted marketing and effective negotiating can do for you! No gimmicks, just straight answers”.

Broker, FRI, CCS, CSP

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

2.4500

4.0000

2.7900

2.3400

2.4000

2.6900

2.4800

Alterna Savings

2.4500

4.0000

2.7900

2.3400

2.4000

2.6900

2.4800

Bank of Montreal

2.9000

4.2000

3.0900

3.1900

3.5900

4.0900

4.9400

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

-

2.8900

2.7900

2.7900

2.9900

2.4900

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

2.4400

2.7900

2.5400

First National Financial

2.3500

3.0000

2.2900

2.2400

2.3900

2.4900

2.5400

FirstOntario Credit Un.

2.5000

4.2400

2.6900

2.2400

2.3400

2.4400

2.4900

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

2.4900

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

2.7900

2.6900

2.6900

Libro Credit Union

-

3.7500

2.6000

2.6500

2.6900

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

4.5400

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 AUGUST 3, 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.

20 YPNEXTHOME.CA

Advice | MARKET ANALYSIS

Calgary’s single-family sector becoming more balanced

By Heather Ryan

CALGARY’S SINGLE-FAMILY home

sector took another step towards more balanced conditions in June, with more sales, less new inventory and a rise in the benchmark price compared to May, according to Calgary Real Estate Board (CREB) figures.

The detached sector saw 1,282 sales in June, up 5.1 per cent from the 1,217 recorded in May, although down only 3.7 per cent from June 2015’s total of 1,331.

Meanwhile, the number of new listings added in June in the attached sector were 1,739, down 6.1 per cent from May’s 1,852, and down 4.97 per cent from June 2015’s 1,830. The detached inventory is slightly higher year-to-year – 2,923 in June, 4.8 per cent higher than last June 2015’s 2,789, but it’s down 3.1 per cent from May’s 3,018.

The combination of improved sales and lower inventory from month-tomonth helped boost the detached sector’s benchmark price, which rose 0.4 per cent from $500,500 in May to

$502,400 in June – the first time this year that detached prices recorded a monthly gain. Although it was down 3.4 per cent from June 2015’s $520,200.

“The detached sector was really the story for the month of June,” says CREB President Cliff Stevenson.

“Looking at the positive we’re definitely trending more towards balanced conditions in the detached sector and the activity we saw in May continued into June.

“However, I also think we’re seeing that people are adjusting to the new norm when it comes to house prices,” he says. “Sellers are realizing the price for their home is not the same as it was two years ago or even last year at this time, and so we’re seeing list prices decreasing across all price ranges, which is leading to more sales.”

Meanwhile, on the multi-family side, both the attached (condo townhouse) and (condo) apartment sectors saw monthly gains in sales, but declines in year-over-year comparisons.

The attached sales in June were 435, a 0.1 per cent increase from the 431 in sales in May, and down just 3.8 per cent from June 2015’s 452. Apartment sales were 311 in June, an 11.6-per-cent hike over May’s 275, but still a 22.1-per-cent drop from last June’s 399.

The combined single- and multifamily sales in June was 2,028, up 5.2 per cent from May’s 1,923, but down 7.1 per cent from June 2015’s 2,182.

“Definitely the attached and apartment sectors are facing more competition from new builds that are offering incentives to buyers so sales are softer, although as a positive the attached sector saw more activity in June,” Stevenson says.

“But both these sectors continue to have challenges because of their high inventory levels and I don’t see that changing any time soon,” he adds. “And these sectors are bringing down the overall numbers.”

Both multi-family sectors have elevated inventory in year-to-year comparisons, but on a bright note they saw slight decreases compared to the previous month.

The attached sector’s inventory was 1,507 in June, up a whopping 32.5 per cent from June 2015’s 1,137, but down 1.0 per cent from May’s 1,522, while the apartment sector’s inventory in June was 1,543, a 27.3 per cent hike from June 2015’s 1,212, although down 4.0 per cent from May’s 1,608.

“With softer sales, and high inventories, it continues to put a pressure on prices in the multi-family sectors,” Stevenson notes.

The benchmark price in the attached sector in June was $331,100, a 0.3-percent drop from May’s $332,100 and down 4.9 per cent from June 2015’s $348,200, while the apartment sector’s benchmark price was $278,200 in June, down just 0.1 per cent from May’s $278,500, but a 5.9-per-cent drop from the $295,600 in June 2015.

AUG 12 - SEP 9, 2016 | HOME GUIDE 21

Trending

Twenty-three of the 25 improving schools in Alberta are public

THE FRASER INSTITUTE’S LATEST REPORT CARD on

Alberta’s High Schools indicates that most of the fastest improving schools are public schools.

The study rates 307 public, private, separate and charter schools based on five academic indicators generated from grade 12 province-wide testing, grade-to-grade transition and graduation rates.

“Alberta parents want the best for their families and having the ability to compare school performance helps them make a more informed decision about the school their children attend,” says Peter Cowley, Fraser Institute director of school performance studies.

Taking into account the last five years, Alberta’s two charter high schools achieved the highest average rating of 8.3 (out of 10), followed by private schools (8.1), separate schools (6.3) and public schools (6.0).

The data 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 programs.

For example, the school enjoying the fastest statistically significant improvement over the past five years is École Mallaig School, a public school in northeastern Alberta. Despite having 25 per cent of its students identified as special needs learners, Mallaig’s overall rating has steadily improved to 7.7 (out of 10) in 2015 from 3.5 in 2011.

Of the 10 fastest-improving schools, all are public schools.

“When parents see the Report Card’s objective evidence that a school’s results are consistently low or declining, they often become very effective advocates for improvement,” Cowley says.

“Every year, every school in the province should find ways to improve student results – it’s as simple as that.”

22 YPNEXTHOME.CA

MORE TRENDING ONLINE ypnexthome.ca/news

THE 25 FASTEST IMPROVING SCHOOLS 2011-15 School City Affiliation Mallaig Mallaig Public Sexsmith Sexsmith Public Ernest Manning Calgary Public St. Paul St. Paul Public J A Williams Lac La Biche Public Grimshaw Grimshaw Public Lamont Lamont Public Peace Wapiti Academy Grande Prairie Public J. C. Charyk Hanna Hanna Public Willow Creek Claresholm Public J. T. Foster Nanton Public Didsbury Didsbury Public Bishop Carroll Calgary Separate La Crete La Crete Public Tofield Tofield Public Bishop McNally Calgary Separate Wetaskiwin Wetaskiwin Public Grande Prairie Grande Prairie Public Cold Lake Cold Lake Public Chinook Lethbridge Public Frank Maddock Drayton Valley Public Harry Collinge Hinton Public Fort Saskatchewan Fort Saskatchewan Public Central Memorial Calgary Public Olds Olds Public Source: Fraser Institute

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