Calgary Home Guide - 04 Sep., 2015

Sep 4 - Oct 2, 2015 Volume 15 Issue 09

Calgary Edition

Your Best Source for Homes & Condos

Builder's Dream

in Windsor Park Ray Riley

ROYAL LePAGE Foothills 403.270.7601 | rayriley@shaw.ca | www.rayriley.com For more information on this property, please go to page 26-27

INSIDE THIS ISSUE

REAL ESTATE SALES STABLE IN JULY

GET ORGANIZED FOR THE FALL

CLOSING UP THE SUMMER HOME FOR THE SEASON

REAL ESTATE TEAM

david@houseandcastle.com www.houseandcastle.com

Highland Park Park $729,000 $729,000 Highland

1940 SQ SQ FT, FT, fully fully fifinished nished basement, basement, all all the the bells bells and and whistles, whistles, with with 1940 vaultedceilings, ceilings, ready ready for for immediate immediate possession. possession. MLS#C4023356 MLS#C4023356 vaulted

Highland Park Park $739,900 $739,900 Highland

Located close to all amenities this 1927 sq ft home has 3+1 bedrooms, 3.5 baths Located close tothe all6pc amenities sq ft home has 3+1 bedrooms, developed 3.5 baths which includes ensuite.this Air 1927 conditioning.

Basement is completely which includesathe Air conditioning.

Basement completely developed and includes wet6pc barensuite. and a huge entertainment centre. is Vaulted ceilings upstairs and includes a wet bar and a huge entertainment centre.

Vaulted ceilings upstairs along with an open concept floor plan. Walk to shops, restaurants and coffee bars; along with an open concept fl oor plan.

Walk to shops, restaurants and coffee over the river to downtown or up the hill to SAIT and the Jubilee Auditorium. bars; MLS over the river to downtown or up the hill to SAIT and the Jubilee Auditorium. MLS #C4021446 #C4021446

David Crick 403.230.2121

david@houseandcastle.com www.houseandcastle.com

Rosedale $734,000 MLS MLS C4010608 C4010608 This This is is aa wonderful wonderful opportunity opportunity for the investor or the for the investor or the developer. developer. This This home home is is located located on on aa 50’ 50’ lot lot in in the the wonderful wonderful comcommunity munity of of Rosedale Rosedale and and comes comes with with blue blue prints prints for the new home that for the new home that could could be be built. built. Which Which really really would would allow allow you you to make this your to make this your perpersonal design home.

The sonal design home. The current current home home is is 2+1 2+1 bedrooms, bedrooms, 22 baths. baths. The The large large backyard backyard is is west west facing and includes facing and includes aa double double detached detached gagarage. rage. There There is is also also aa single single attached attached garage garage that that could could be be used used as as aa shop shop or or crafts crafts room. room.

Coventry Hills $430,000 MLSC4024400 Located in the community of Covington this 2 storey 3 bedroom home is an excellent family home. Within walking distance to Covemeadow park. The main floor is an open floor concept giving a very spacious feeling and plenty of natural lighting. The kitchen has an island with double sinks and a pantry. The sliding glass doors lead out onto the deck and backyard so you can keep an eye on the children in the backyard.

The family room has a wonderful corner gas fireplace. Perfect for those colder nights. Note that the laundry is located on the main floor. The master bedroom has a 4 pc ensuite and walk-in closet.

The basement is a walkout and awaits your personal touches.

Erin Erin Woods Woods $229,000 $229,000 LOWEST PRICED LOWEST PRICED SINGLE FAMILY SINGLE FAMILY HOME!! Yes it is a HOME!! Yes it is a modular home and modular home and yes it is located in a yes it is located in a mobile home park mobile THERE home ARE park BUT BUTPAD THERE NO FEES! ARE You NO PAD You own the FEES! land that own the land that the home is located the home is located on and it is the best on and itinisthe thecombest location location in 1150 the complex.

This sq Thishome 1150 has sq ftplex. mobile mobile home 2ft bedrooms andhas 2 2 bedrooms and baths. Can easily2 baths.

Can easily be converted back be converted back into a 3 bedroom. into a 3 bedroom.

MLSC4027083 MLSC4027083

Lyalta Acreage $639,000

1500 sq ft. fully finished bi-level with walkout, 6 bedrooms, 3 full baths n brand new condition. Triple detached garage, on 3 acres, 4 gallon well.

MLS C3650929

Mount Pleasant $379,900 MLS C4012463 Wonderful new condo. This 2 bedroom unit has 2 full baths. Laminate floors through out. The kitchen has quartz countertops and high gloss cabinets and walk-in pantry. Every unit has it’s own laundry.

This is a top floor unit that is facing south so it has a wonderful view of downtown. Located close to all amenities and within walking distance to SAIT. Frigidaire appliances will be installed.

New Home Warranty is with National Call Amar 403 542 9914 for more information.

Lomond $75,000

Thats right, only 75000 for this 900 sq ft home just a half hour east of Vulcan. If you like fishing, there a 3 great fishing locations with in minutes of this location. Comes with a 75x120 foot lot and a single garage. This the perfect get away for a cottage or cash in your city home and get an inexpensive retirement home. There is a K to grade 12 school close by and all the businesses to provide you daily requirements. MLS# C4007508

Defending your interests

JAMIE MACOUN

CHESTERMERE • $1,095,000 Beautiful 3000 sq. ft. 4 Bedroom Lake House, In floor heating in dining area and basement as well as in the over sized 2 car garage. Swim, fish boat or just enjoy the sun. Move in Ready Home for Raising a Family and Entertaining with Friends.

120 SUNLAKE GARDENS SE • $395,000

16 SUNMEADOWS ROAD SE • $549,900

2030 Sq. ft. 2 car garage. 4 bedroom unit with two full masters with ensuite. Great for a growing family, or older family wanting the Turnkey Lifestyle. These units sell fast.

A GARDENERS DREAM. A 2500 sq. ft. 4 bedroom, 2 Car Garage. Gem on a quiet street. Beautiful gardens and sitting area with Electric Top Hot Tub.

(403) 510-9530 • #205, 525 28th Street SE • macounrealestate@gmail.com

www.macounrealestate.com

visit RAYRILEY.com LAKE HOMES

LAKE HOMES FOR SALE IN CALGARY

RIDGE HOMES

RIDGE HOMES WITH SPECTACULAR VIEWS IN CALGARY

LUXURY HOMES

LUXURIOUS HOME FOR SALE IN CALGARY

$3,900,000

MOUNT ROYAL

• Custom-built 2 storey 4 bedrooms, 5 1/2 baths • More then 5,000 sq ft living space, • Estate-sized lot - 175 Ft • 3 fireplaces • Oversized triple car garage 1250 Sq.Ft • In slab heating including driveway • Low maintains brick and sandstone exterior

PROFESSIONALISM

SERVICE

RESULTS

RAY RILEY.com TELEPHONE: Foothills

403.270.7601

E-MAIL: RAYRILEY@SHAW.CA

editor’snote

g

THE LOWDOWN on down payments

etting a down payment together for your home purchase doesn’t have to be a major obstacle when you have the facts straight. Canada Mortgage and Housing Corp. has a comprehensive website, found at cmhc-schl.gc.ca, which can help guide you. Not only will you find an extensive list of tips and mortgage insurance information in the online step-by-step resource guide, the site also outlines Government of Canada incentives that can help make your home-ownership dream a reality.

As an example, first-time buyers can still take advantage of the Home Buyers’ Plan to withdraw up to $25,000 from their Registered Retirement Savings Plan (RRSP), tax-free, to add to their down payment and for other purchase-related costs. A spouse or partner can also do this, giving you a total of up to $50,000 toward your new home. To avoid tax liability on the withdrawn funds, you will be required to repay the money to your RRSP account within 15 years.

If financial stability, pride of ownership, long-term investment and peace of mind sound attractive to you, check out what’s available in Calgary’s real estate market.

Susan Legge EDITOR-IN-CHIEF Yellow Pages NextHome, Susan.Legge@ypnexthome.ca Follow me on Twitter at Twitter.com/SusanLegge

i

A CHANGE OF SEASONS is a good time for personal change

t’s hard to believe that summer is almost over — where does the time go? The cooler days and nights of autumn make way for deep fall colours and the hustle and bustle of back to school, back to work and back to business. The change of seasons is also a great time for personal change, like putting your home on the market.

And there’s no time like the present, especially with good news from a Calgary Real Estate Board (CREB) July 2015 report (see Market Analysis by Heather Ryan on pg.

21). In spite of some negative predictions in January on the drop in oil prices and its effect on real estate, the Calgary market has remained stable.

According to CREB president Corinne Lyall, sales activity in July was almost a mirror image of May and June, with benchmark prices staying relatively the same. So what are you waiting for? But before you make that move, take a good look around your home and fix anything that may reflect negatively on a buyer. To help you gain perspective, professional stager Laura Le gives readers some important advice on how to detach emotionally from a home to prepare for its sale (See pg. 44). Yes your home is filled with many memories, but a successful sale means being able to take a step back and see it through the eyes of a buyer.

If selling your home has been sitting on the back burner all summer, take a cue from Mother Nature and take advantage of the new season upon us.

Marlene Eisner EDITOR Marlene.Eisner@ypnexthome.ca Follow me on Twitter at Twitter.com/LydiasTweets

6 • HomeGuide | Volume15 Issue09

Selling your home?

Earn 1,000 reward miles up front*

Get started! *Terms & Conditions apply

Work with a century 21 office and be rewarded

104 2420 34 AV SW, $255,000

3816 17 St SW $1,295,000

• • • •

580 Sq. Ft. 1 Bedrooms 1 Bathroom Double Detached Garage.

• Low Condo Fees!

• • • •

2642 Sq. Ft 4 Bedrooms 5 Bathrooms Underground Parking Stall • Spectacular!

JASON WILSON 403-605-0505

jw6050505@gmail.com 5 MINUTE WALK TO THE C-TRAIN! • Located in the highly desirable community of Tuscany.

• Great 2 bedroom, 2 bath corner unit • Underground parking stall included.

• MLS# C4020405

ALLISON JAMES 403-708-5873

ajames16@gmail.com www.century21bamber.ab.ca

SOLD

40 EVERHOLLOW HEIGHTS • Bright and Beautiful END UNIT! • Hardwood and tile flooring • Espresso stained kitchen cabinets • Great location in Evergreen • Garage is fully finished & heated • MLS#C4014349

SOLD

67 RIDGE VIEW PLACE, COCHRANE $1,250,000 • • • • • • • • • lafondrose@gmail.com •

ROSE-MARIE LAFOND 403-830-7901

3200+ sqft above grade triple car heated garage 10 ft ceilings upgraded DACOR appliances steam shower stunning mountain views covered deck w/ fireplace 1300+ walk-out w/ heated floors wet bar, wine room, gym and more!!!

MLS C400442

SONIA MOLINA

smolinamadrid@hotmail.com sonia.molina@century21.ca

REALTOR ASSOCIATE

403-630-8684

HELPING YOU GET YOUR REAL ESTATE GOALS AND DREAMS SMARTER, BOLDER, FASTER PLUS INTELLIGENT, PLUS AUDACIEUX, PLUS RAPIDE MAS INTELIGENTE, MAS AUDACIA, MAS RAPIDA BAMBER REALTY LTD. I 1612 - 17th Avenue S.W. Calgary, AB T2T 0E3 I 403-245-0773

LOVE GOLF? LOVE NATURE? LOVE TO UNWIND

Live remarkably in the desirable Copperwood Complex Professional upgraded 1442 SF unit 2+1 BDR. 2 Full Bath. Heated Flooring.

Wrap around patio with spectacular ravine and city views.

Walking to LRT. Shops, Shaganapi Golf, Schools.

8 • HomeGuide | Volume15 Issue09

advertisersindex CAMERON & COMPANY DISCOUNT REALTY LTD. Dory Cameron. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .22 CENTURY 21 Allison James . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7 David Crick . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 Jason Wilson . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7 Rose-Marie Lafond . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7 Sonia Molina . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7 MAPLE LEAF REALTY Ken Yeoh . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .19 RE/MAX REAL ESTATE Don Lothian. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .31 Gary Williams . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .33 James Cote . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .29 Jamie Macoun . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4 Len T. Wong & Associates . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .24 Matt Williams . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .33 Robert Cote . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17 ROYAL LEPAGE REAL ESTATE Chris Zaharko . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .12 Ray Riley. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5 Serhan Tarkan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Back Page EVENTS Calgary Home + Design Show . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8 MORTGAGE COMPANIES

PRESIDENT, YELLOW PAGES NEXTHOME

Jacqueline Hill

EDITOR-IN-CHIEF/DIRECTOR OF CONTENT

Susan Legge

DIRECTOR OF SALES

Moe Lalani

NATIONAL SALES MANAGER

Jessica Wilson EDITOR

Marlene Eisner Lydia McNutt (on leave) MEDIA CONSULTANT

Anita van Breevoort Phone: 403.461.5518 CONTRIBUTING EDITORS

Sara Duck (on leave) Wayne Karl Elisa Krovblit

NATIONAL CIRCULATION MANAGER

John Jenkins SENIOR PRODUCTION MANAGER

Bala Gnanapandithan

PRODUCTION MANAGER

Nikki Yarwood

GRAPHIC DESIGNERS/DISPLAY ARTISTS

Mike Terentiev

PRODUCTION COORDINATOR

Swinder Jodhka PRINTING

PROLINK Lori Ames. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .32 THE MORTGAGE GROUP ALBERTA Stuart Pocock. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7 RECREATIONAL PROPERTIES & MORE PEMBERTON HOLMES Nancy Vieira . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .37 RECREATIONAL PROPERTIES Whispering Pines Golf & Country Club . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .36 RE/MAX CAMUSON PENINSULA PROPERTIES Jack Barker . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .39

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.

Volume15 Issue09 HomeGuide •

9

contents

26

VOLUME 15 ISSUE 9 | SEPTEMBER 4 - OCTOBER 2, 2015

IN THIS ISSUE 06.

EDITOR’S NOTE

32.

19.

MAKE YOUR MOVE

21.

MARKET ANALYSIS

26.

FEATURE PROPERTY

To pack yourself or not, that is the question by Chuck Resnick Calgary home sales

stabalize in July by Heather Ryan

Versatile bungalow offers multiple opportunities, presented by Ray Riley, Royal LePage Foothills

by Alyssa Richard

33.

TIPS AND TRICKS Checklist to remember for changing your address

38.

RECREATION PROPERTY

44.

AROUND THE HOUSE

47.

QUICK TIPS Getting organized for back to school and back to work by By Hellen Buttigieg

by Heather Ryan

28.

STYLE FILE

High design on a budget

by Caitlin Best

10 • HomeGuide | Volume15 Issue09

How Bank of Canada rate changes effect you and your mortgage

MORTGAGE ADVICE

Closing up the summer home for the season by Marlene Eisner

Detaching emotionally from your home when selling by Laura Le

21

28

38

44

MAPS & EXTRAS 16, 20, 30 & 34. Calgary maps, communities and MLS numbers 35. Recreational properties 40. Out-of-town regional map 41. You love the home, see what you can afford!

FOR ADVERTISING INFORMATION CALL 403.461.5518

19

NEXT DEADLINE: SEPTEMBER 18, 2015

Volume15 Issue09 HomeGuide •

11

Zaharko

the name synonymous w

The Montana - Premier penthouse office condo • 6,000 square feet • Unobstructed 360 degree views • 14 offices, 10 underground parking stalls

$3,890,000

821 Riverdale Ave SW • • • •

over 4600 sq ft of development 5 bedrooms throughout completely renovated corner lot

$1,975,000

Chris Zaharko |

Associate #1 Individual Agent at Royal LePage Foothills 2008

us with real estate 67 Mystic Ridge Way (Brand New) • 3800 sq ft • Corner lot • 5 beds, 5 baths

• $1,699,000

Bridgeland, 211/213 11A St NE • Brand new custom built • Close to 2000 sq ft developed space • Extensively upgraded

$734,900 EACH

Kelvin Grove (Brand New) • • • •

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

$1,390,000

P: F:

403.249.4322 403.252.2653

E: W:

czaharko@rlfoothills.com www.zaharko.com

Zaharko

the name synonymous w

268 Deer Run Cres (Foreclosure) • • • •

Custom Built Backs to Fish Creek Park 3000 sf developed living space 3 bd 4 bath

$830,000

Signature Park • • • •

Former showhome 2 bed + loft Granite & Stainless steel in kitchen Huge balcony with city views

$584,900

Discovery Ridge Condo

$359,900

405 804 18 Ave SW, Anderson Estates

$329,900

• 2 car heated parking stall • fully covered patio • 2 bedroom 2 bath

• 1 bed 1 bath • Fantastic city views • Unique historic building

Chris Zaharko |

Associate #1 Individual Agent at Royal LePage Foothills 2008

us with real estate 245 Aspen Stone Place • • • •

3100 sq ft 3 bedrooms finished basement cul-de-sac location

$799,999

5311 Valiant Drive NW

• • • • •

completely renovated 5 bedroom throughout finished basement double over sized garage south facing backyard

$619,000

#104 635 4 Ave NE • 2 bed 1 bath • In-suite laundry • 2 underground parking stalls!

$250,000

P: F:

403.249.4322 403.252.2653

E: W:

czaharko@rlfoothills.com www.zaharko.com

zone

STONEY TR

COMMUNITIES & MLS NUMBERS STONEY TR

CROWCHILD TR DEERFOOT TR

TRANS CANADA HI

Greenwood Greenbiar

16 AV Pt. McKay

PRO LINK MORTGAGE

Need a mortgage?

Call (403) 863-1293 Today!

Five Year Fixed Rate

2.64%

email: loriames@gmail.com

16 • HomeGuide | Volume15 Issue09

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

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

Specializing in Eau Claire Condominiums Since 1991

House of Real Estate www.robertcote.ca 403-850-4290

• Certified Condominium Specialist • Re/Max Hall of Fame Member

• MLS Million Dollar Club Member • 3rd Generation Calgary Real Estate Agent

SPECTACUALR VIEWS! - EAU CLAIRE - PRINCETON HALL - $1,895,000

The luxurious Princeton Hall with full time concierge and outstanding amenities including guest suite! SPECTACULAR and STUNNING VIEWS from this PRIME LOCATION condominium home! Full and permanently unobstructed views of the Bow River, Prince’s Island Park and Peace Bridge! Superior design and finishing is evident throughout this 2282 sq ft luxury condo with hardwood floors, granite countertops, stainless steel appliances and quality built-ins. Enjoy the large covered northeast corner terrace with views, 2 double sided gas fireplaces, great room off kitchen with bay window, gourmet style kitchen with 2 ovens/gas range/wine chiller, 2 ensuite baths, huge master with large walk-in & convenient laundry area, built-in speakers, vacuum system, 2 titled stalls, titled storage locker and convenient elevator that opens right into your home! Extraordinary Eau Claire location next to Park, River, Pathways and close to Market, Cinemas, Fine Restaurants, Plus 15 and just a short walk to city center! The ultimate in downtown urban living.

LOCATION! LOCATION! EAU CLAIRE - PRINCE’S ISLAND ESTATES - $1,295,000

Exceptional Waterfront Townhome! The location is outstanding with park like setting and beautiful views overlooking Prince’s Island Park. Over 2700 sq ft of upgraded living space with 3 balconies and lge south facing patio! 3 Bdrms & 2 ½ Baths in total. Bright south facing kitchen with lge eating area, granite countertops, wrap around Island, built-in wine rack and access to south patio. Spacious living area with gorgeous hwd floors, gas frpl and access to lge balcony. Master retreat has 4 pce ensuite, jetted tub, separate shower, walk-in closet and city views. 3rd level has huge open space that could accommodate a family room, rec room or whatever your pleasure! This upgraded townhome can be conveniently accessed from the underground parking or courtyard and comes with 2 choice titled parking stalls.

COMPLETELY RENOVATED! EAU CLAIRE ESTATES - $639,900

EXCEPTIONAL VALUE!! The prestigious Eau Claire Estates. 1814 sq ft, 2 bdrms, 2 baths COMPLETELY RENOVATED with hardwood & tile floors throughout, granite countertops, stainless steel appliances, stylish custom cabinetry and elegantly renovated bathrooms. BRIGHT SOUTHWEST CORNER LOCATION with many large windows, spacious open floor plan, generous living/ dining area that’s perfect for entertaining and a huge entrance way to greet guests. Enjoy the private master retreat with walk-in closet and ensuite bath, large guest bedroom with courtyard views next to 2nd bathroom, sep laundry room with storage and 2 choice SXS titled parking stalls close to elevator! The Eau Claire location is extraordinary next to the Bow River, Princes Island Park, YMCA, Market Shops, Walking/Bike pathways, Cinemas, Fine Restaurants and Indoor Plus 15 Network. Absolutely incredible amenities and secure 2 man 24 hr security/concierge.

IMMACULATE CONDITON! EAU CLAIRE - CHATEAU LACAILLE - $524,900

The Chateau LaCaille. An elegantly designed building with beautiful grand lobby, security/concierge service and underground carwash bay. Extremely quiet location along the Bow River in West Eau Claire. Bright south facing home with great 1153 sf floor plan, open kitchen with eating area, south facing balcony with view, gas fireplace, spacious living room, large tile entrance, separate laundry room, large full bathroom with jetted tub & shower stall, large master bedroom with walk-in closet/access to bathroom and enjoy the den/flex room off living area. ABSOLUTELY IMMACULATE home with underground titled parking and storage locker. Extraordinary Eau Claire location next to Bow River, Pathways, Peace Bridge, Prince’s Island Park and close to Market Shops, Cinemas, YMCA, Great Restaurants, LRT and just a short walk to City Center!

To View These Properties go to

www.robertcote.ca

The Pinnacle of

LUXURY A Brand New Magazine Dedicated to High-End Properties in Calgary and Area

The only magazine of its kind in Calgary, Luxury Living showcases high-end homes, condos and properties.

This is your exclusive opportunity to establish your property as the pinnacle of affluent living.

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SUMM ER 2015

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TO BOOK YOUR ADVERTISING SPACE CONTACT: LIVING POSH

YOUR OUTDOOR ESCAPE

Anita Van Breevoort 403.461.5518 anita.vanbreevoort@ypnexthome.ca

WITH 10 QUESTIONSLLA CE VAUGHAN WA 5/21/15 4:33 PM

LLCL_May_2015.indd

1

Brought to you by the publishers of

makeyourmove

DIY, or go with a pro?

BY CHUCK RESNICK

W

ith moving comes packing, and with packing comes decisions. Some people want to pack their own items, while others prefer to leave the task to a pro. Weigh the pros and cons before you decide.

Your list of must-haves will include tape dispensers, packing paper, markers, pads/blankets and bubble wrap. Of course, there are many sizes and strengths of boxes available. Know what you need in advance.

Whether you choose to pack your own items or have your mover do it, be sure you choose a company with a solid track record for providing topnotch service.

THE PROFESSIONAL PACKER DIY packing only saves money if your items make it from Point A to B in one piece. Moving companies will not be responsible for items damaged due to your poor packing skills.

The most critical element in packing is taking into consideration how far and long the items will remain in the boxes during transit. Consumers often underestimate just how much jostling their items will endure on the road.

Accessories like lamps may seem to be packed well, but may shift inside the carton and break or chip as a result.

Professional packers make it their business to know what is best for various categories of items, depending on the size and distance of the move, and they pack accordingly. Having your mover pack your stuff also offers the peace of mind in knowing that if damage occurs, your possessions will be repaired or replaced.

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

THE DIY PACKER When done properly, the DIY method is more economical.

If you’re willing and able to pack yourself, ensure you have the proper materials.

Ken Yeoh

FREE Quick OnLine Home Evaluation

403.803.8981

www. mapleleafrealty .ca

Broker/Owner

$

535,000

SHERWOOD

NEW LISTING

• • • • • • • • •

Gorgeous 2 storey in Sherwood 3 bedrooms & 2.5 baths Great open floor plan with hardwood floors Large living dining room combo Bright kitchen with granite counter tops Office/den on the main floor Large master with F/P, sitting area & balcony Undeveloped walk-out basement Close to airport, Stoney Trails & all amenities

D

SOL

$

419,900

WHITEHORN • • • • • • • •

Fully renovated 4-level split Quiet street & corner lot 5 BRs, 3 baths & 2 kitchens New kitchen cabinets & windows Newer shingles, appliances Hardwood floors through out Master with 4-pc ensuite bathroom Walk to Whitehorn station, hospital & Safeway

389,000

COVENTRY HILLS

D

SOL

$

• Inner city estate quality home

by Albi • 3180sf of luxurious living space & fully air conditioned • 4 BRs, den/office & 3.5 baths • Huge living room, dining room, family room, media room & rec room • Dream kitchen w/9.5 ft island brushed cambrian granite counter tops • High end SS appliances including 2 Thermodor wall ovens, gas stove • Imported hardwood floors, 33 pot lights, Hunter Douglas honeycomb blinds • Nicely landscaped & wrought iron fence in front west facing yard • Heated 2-car garage

MONTHLY STATISTICS

$

799,800

GARRISON GREEN

• • • • • • • •

Sterling built split level Located on quiet cul-de-sac 3 bedrooms & 3 baths High ceilings in living room Kitchen with raised breakfast bar Walk out basement has rec room, laundry & bath Large west facing backyard Close to schools & all amenities

City of Calgary Jul-14

Jul-15

% change

Aug-14

Aug-15

% change

Total Sales

2,316

1,995

-13.86%

1,372

989

-27.92%

New Listings

3,205

2,982

-6.96%

1,962

1,668

-14.98%

Active Listings

4,678

5,055

8.06%

N/A

5,250

N/A

Median

425,000

435,000

2.35%

425,000

425,000

0.00%

Average Price

481,219

476,675

-0.94%

475,101

470,121

-1.05%

Days on Market

33

40

21.21%

35

40

14.29%

Benchmark Price

456,100

455,400

-0.15%

N/A

N/A

N/A

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

Volume15 Issue09 HomeGuide •

19

zone High Design on a budget

COMMUNITIES & MLS NUMBERS

DEERFOOT TR

STONEY TR

Monterey Park

16 AV Abbeydale

Applewood

BE ART SMART

If you can’t afford a Picasso, then consider other things that will still look great on your wall. For instance, many avid cyclists install mounts to hang up their bicycles right inside their homes and condos. Just remember thatHeights art is in the eye of the Abbeydale....................................664 Mayland ........................600 Mayland Heights East ................604 Albert Park...................................730 beholder.

PRO LINK MORTGAGE

Need a mortgage?

Call (403) 863-1293 Today! email: loriames@gmail.com My experience and service will work for you.

20 • HomeGuide | Volume15 Issue09

McCall/Airways Ind Park ...........610 Applewood ..................................768 Calgary International Airport ....624 Monterey Park .............................670 DUAL PURPOSE Penbrooke....................................766 Castleridge ..................................676 Castleridge Estates .....................678 Pineridge .....................................668 It’s all about finding the ways to get the most use Radisson Heights ........................728 Coral Springs ..............................688 out of furniture.

When you buy an end-table, make Red Carpet/Mountview Mhp.....770 Deerfoot/Skyline Ind Park ..........615 Dover ...........................................738 .........................................666 sure it has drawersRundle for storage.

Or, re-use your Saddle Ridge ...............................645 Dover Glen ..................................736 coffee table books Southview....................................732 and make your own end tables.

Eastfield .......................................748 Company will think you’re a design genius.

Erin Woods ..................................740 Saddle Ridge Ind ........................625 Stoney Industrial/Westwinds .....625 Falconridge ..................................680 Fonda ...........................................726 Skyview Ranch ...........................692 RE-PURPOSE THEStone PAST Gate Landing ...................691 Forest Heights .............................762 Sunridge Industrial Park ............635 Forest Lawn.................................764 It’s hard to part with sentimental things, so why not Franklin/Meridian Ind Park........630 Taradale .......................................684 incorporate them?

Re-invent that wooden wine box Horizon Industrial Park ..............640 Temple .........................................674 that you brought home from wine country in France, Jacksonport..................................690 Valleyfi eld ....................................744 Vista ...............................605 Marlborough ...............................660 and use it for storage orHeights shelving.

West Dover ..................................734 Marlborough Park .......................662 Martindale ...................................682 Whitehorn ...................................672

marketanalysis

Calgary real estate sales decline eases in July B Y H E AT H E R R YA N

A

fter experiencing a huge decrease in sales in the Calgary real estate market at the start of the year, declines in residential housing sales activity eased in July, according to figures released by the Calgary Real Estate Board (CREB®).

In fact, there has been a significant easing in the year-over-year sales decline since hitting a high of 38.9 per cent in January, to now at 13.9 per cent in July.

And through it all, benchmark prices in Calgary’s real estate market have remained stable.

Total combined sales in the city of Calgary were 1,995 in July, a 13.9 per cent drop from the 2,316 recorded in July 2014, and down 8.6 per cent from the 2,183 in sales recorded in June.

In the meantime, Calgary’s overall combined benchmark price remained relatively unchanged in both year-to-year and month-to-month comparisons, sitting at $455,400 in both June and July and a fraction lower than July 2014’s $456,100.

“The sales activity in July was almost a mirror image of May and June,” says CREB® president Corinne Lyall. “Typically we see more of a slowing in sales between June and July, but I think because we had a late spring market, that didn’t happen.

“We are still below our sales average, but our sales are more in line with the 2011 and 2012 numbers before the market shifted into high gear in 2013 and 2014,” she says. “We’re still seeing the largest amount of sales in the $400,000 to $500,000 range.

“The market that is really affected is luxury, where we just haven’t had the

number of sales that we have been used to seeing,” Lyall adds. “Over the 10-year average we’re up, but in comparison to the last two years when we had recordsetting sales, we’re down.”

For example, year-to-date home sales as of the end of July in the $1-million to $1,499,999-million range were 250, about a 33 per cent drop from the 374 during the first seven months in 2014.

Detached (single-family) sales in July were 1,222, a 10.4 per cent drop from the 1,364 tallied in July 2014, and an 8.5 per cent decline from June’s 1,335.

Meanwhile, attached (condo townhouse) sales were 449 in July, a 10.9 per cent decline from 504 in July 2014, and the exact same as June’s total.

Condo apartment sales in July were 324, down by the highest margin at 27.7 per cent from the 448 in July 2014, and an 18.8 per cent drop from June’s 399.

“The condo apartment market sales are down mainly due to more competition with new condos, which you don’t really see in the single-family home market because the number of new home starts have eased off,” Lyall explains. “In the condo market, it often takes two to three years to build, so there are a number of new condos coming on the market now competing with resale, which impacts sales and prices.”

The apartment benchmark price in July was $293,300, down 1.6 per cent from July 2014’s $298,100, and a slight drop from June’s $293,600.

Meanwhile, the benchmark prices in detached and attached markets remain steady. The detached benchmark price in July was $515,300, on par with both July 2014’s $515,700 and June’s $515,500, while the attached homes’ benchmark price in July was $355,300 a 0.8 per cent hike over $352,600 in July 2014 and up a fraction from June’s $354,500.

“We’re in a balanced market, but we still have some concerns with the economy and the affect it will have on the fall market,” Lyall says, noting that CREB’s recently released second-half forecast notes that further job losses and a slower recovery time for oil prices could weaken the demand for housing.

Volume15 Issue09 | HomeGuide •

21

Beautifully Staged...

I Recently Staged and SOLD… 20 Bedfield Cl NE 1807 Canberra Rd NW 201—27 Ave NW 1313—60 Panatella St NW 108 Templemont Circle NE 958 Reunion Gateway 204 Coventry Rd NE

3443 Cedarille Dr SW 148 Auburn Bay Blvd SE 485 Huntley Way NE 491 Panatella Square NW 1106—22 Ave NW 91 Royal Crest Way NW 124 Oakcliffe Pl SW

10 Glen Eagles Close 623 – 23 Avenue NE 12 Mt Selkirk Cl SE 812—2 Street NE 5104 Brockington Rd NW 4304—70 Panamount Dr NW

Each listing tastefully staged to show its very best Always professionally marketed on MLS® Listing commissions from 1%.

www.Cameron-Realty.ca

22 • HomeGuide | Volume15 Issue09

(Nicely Sold)

Award Winning Realtor® Certified Professional Stager 15 Years Solid Residential Experience

Dory Cameron DoryC@creb.com

Broker, FRI, CCS, CSP Direct 403-807-7193

“Dory staged my home and it sold in a week for thousands more than what other realtors evaluated my home at”.

D.V., Willow Park

Volume15 Issue09 | HomeGuide •

23

Len T. Wong Broker

Laura o’ConneLL Associate/Partner

Strathmore

Luxury Condo in Strathmore!

$154,900

Welcome to Savana! Luxury 1 bedroom condo in Strathmore. First time buyers or investors!

Great condition, shows well. Bright entrance with insuite laundry and closet. Bright, open kitchen with raised eating bar and light maple cabinets with granite counters. Large living room with corner fireplace and patio doors to balcony.

A large master suite with 4 piece ensuite and closet. Call to view today! MLS#C4020436

prominenCe patterSon

downtown

downtown apartment!

$184,900

570 sq ft, 1 bedroom, 1 bathroom condo located on the top floor of brick building in the heart of Chinatown. Secure building, insuite laundry. Laminate flooring throughout, large bedroom with big wardrobe closet. Bright, open plan with lots of natural light. Close to Eau Claire, river pathway and walk to work downtown. MLS#C4021128

exeCutive Condo!

$469,900

CranSton

LuxStone-airdrie

airdrie Living

$223,900

2 bedroom, 2 bath with a den on this second floor 812 sq ft condo. Open concept kitchen with dark grey solid wood kitchen cabinets with soft closing doors and stainless steel appliances. Spacious living room with views of green space and quiet part of the building, patio door leads out to deck area. Large master bedroom with walk thru closet leading to 3 piece bathroom with soaker tub and granite countertops. 2nd bedroom on opposite side and another 3 piece bathroom with stacked washer and dryer. 1 heated underground titled parking spot. Well maintained Unit, like brand new inside. MLS#C4026765

great famiLy home!

$477,900

BeautifuL Condo in Sherwood!

$314,900 $277,900

overLooking goLf CourSe!

$529,900

great LoCation!

$396,000

many upgradeS!

$549,900

Breathtaking viewS!

$449,000

Executive air conditioned townhouse in desirable Garrison Woods. Great corner unit with many upgrades. 2nd level with upgraded gourmet kitchen with stainless steel appliances, upgraded cabinets, under counter reverse osmosis and water softener. large eat in nook. Spacious living room with gas fireplace. fireplace. Large master bedroom with walk in closet and 5pc ensuite. Main floor floor with huge family room, guest bedroom and 4pc bath and laundry. Single attached garage. Walking distance to Starbucks and restaurants. Pet friendly complex. MLS#C4008296

SunSet ridge-CoChrane

SpruCe CLiff

This unit has Breathtaking views of Downtown, the Bow River & Shaganappi Golf Course. Live in this desirable urban community step from the underground C-Train Station, walking distance to Westbrook Mall including Wal-Mart & Safeway and minutes to downtown. Modern condo living with A/C and TWO titled underground parking stalls. Stylish kitchen features Stainless Steel appliances and granite countertops. The Nook has room for a large table great for entertaining. Great sized Balcony looking out to the amazing views. Living room with a corner gas fireplace. Master bedroom with large walk-in closet and 4pc ensuite finished with granite countertops. Second bedroom is a great size. 3pc bath with granite. In suite laundry. Many amenities such as swimming pool, hot tub, gym, games room, bike storage, storage locker, 24 hour on site security and on-site caretaker.

Amazing building with a lot to offer. Exceptional value! MLS#C4017343

Executive 2 bedroom plus den apartment condo overlooking Shaganappi Golf Course in showhome condition. Very bright and open plan. Gourmet kitchen with breakfast eating bar and stainless steel appliances. Double French doors leading out to covered deck with Golf Course and city views. Large master bedroom with 5 piece spa like ensuite with large walk in closet. French door leading out from master bedroom to another deck with view. 2nd bedroom was converted into a TV room and easily converted back. 1 underground, titled, heated parking stall and storage locker. Quiet building. Walking distance to LRT, shopping, schools and amenities. Minutes to downtown. MLS#C4007418

garriSon woodS

SaddLeridge

Great location! Detached bi-level with double attached garage on corner lot in Saddleridge.Open floor plan with large foyer, living room, dining nook and all appliances included. In addition, master bedroom with two piece ensuite, large second bedroom and four piece bath complete main floor. The lower level has two framed bedrooms, roughed in plumbing, laundry and storage. Large rear deck and fully fenced backyard for kids and pets. A short walk to C-Train and shopping center. MLS#C4024302

2 storey home with 3 bedrooms, 3 bathrooms, bonus room and double attached garage in the family friendly neighborhood of Cranston. Bright and open plan. Main floooror with hardwood flooorsors and ceramic tile. Gourmet kitchen with centre island, corner pantry and stainless steel appliances open to large nook area. Door off nook to huge south facing backyard with deck and firrepiepit. Spacious family room with gorgeous centre firrepleplace. Main floooror laundry room and 2 piece powder room. Gorgeous staircase leading upstairs to large bonus room and spacious master bedroom with 4 piece ensuite with soaker tub, glass shower and walk in closet. 2 other good sized bedrooms and 4 piece main bath. The basement is unfinniished with rough in for bathroom. This home is situated close to all amenities including Sobeys, pet store, pub and more. Walking distance to both school boards schools. Close to Fish Creek Park and new the South Campus Hospital. Easy access. Great family home. MLS#C4024251

SpruCe CLiff

Sherwood

Beautiful 2 bedroom, 2 bathroom apartment condo on the top floor overlooking the courtyard. Very bright & open plan, 9 ft ceilings. Breakfast eating bar with maple kitchen cabinets & granite counter tops open to large dining area & huge great rm w/ patio doors leading out to the balcony overlooking the courtyard. Large master bedroom with walk through his & hers closet & 4 pc en-suite bath. Good sized 2nd bedroom w/ 4 pc bathroom. In-suite laundry & storage rm. Underground heated 1 1/2 over sized titled parking stall ideal for large vehicle or for wheelchair access. Caged storage locker at front of stall & next to the elevator. Quiet location, easy access to Beacon Hill, Crowfoot & Stoney Trail. Ideal for 1st time buyer or professional couple. Exceptional value! MLS#C4023752

Executive 2 bedroom and 2 bathroom 2nd floor floor apartment condo with city views and large deck in showhome condition. Original owners. Concrete building with heated underground parking stall and large storage locker. Very bright and open plan with lots of windows. Bright, sunny kitchen with breakfast eating bar open to large dining area and huge great room with gas fireplace. fireplace. French door leading out to large deck with city views. Large master bedroom with 3pc ensuite and separate walk in closet. Good sized 2nd bedroom and 4pc main bath. Insuite laundry. Newer carpets throughout. Pride of ownership shown throughout. Ideal for the professional couple or mature couple. 1 underground, heated parking stall and large storage locker. Quiet building and location. Exceptional value! MLS#C4021663

Limited time offer!

$549,900

Brand new Fairfax 3 Landmark home with over 2300 sq ft and walkout basement. Front oversized double garage with extra wide driveway. Triple pane windows, high efficiency efficiency furnace and tankless hot water. Upgraded maple kitchen with soft close hinges, granite countertops and large island open to great room with gas fireplace. fireplace. Walk thru pantry. Hardwood floors floors throughout main floor. floor.

2pc powder room. Upstairs boasts a large bonus room. Master bedroom with 5pc ensuite with soaker tub, separate shower and walk in closet. 2 additional bedrooms and 4pc main bath. 2nd floor floor laundry room. Undeveloped walkout basement provides lots of natural light awaiting your development. New Home Warranty and Builder`s warranty. MLS#C4020738

t ate er nal

DISCOVER THE ADVANTAGE

fuLLy deveLoped BaSement!

$588,800

3

ub, s et w

Limited time offer!

$589,900

eat oor.

extenSiveLy updated home!

$639,900

REDUCED FROM $629,900. BELOW APPRAISED VALUE! Landmark Homes Solar Powered Wil owdale. 80% to 90% more energy efficient than an average new Alberta home. This home generates enough energy to meet the homes annual electricity needs. It loses less heat with triple pane windows. It has better indoor air quality, the heat recovery ventilator reduces allergens while saving energy by transferring heat from outgoing air to fresh incoming air. This home also uses less water. Water consumption is lowered with Kohler low flow faucets and shower heads and low flow 1.28 litre efficient toilets. This 2 storey has 4 bedrooms,3 baths and bonus rm. Beautiful kitchen w/ centre island open to eating area and great room with gas fireplace.

Spacious bonus room. Large master bedroom with 4pc ensuite and walk in closet. 2 other good sized bedrooms and 4pc bath. Second flr laundry room. 2yr builders warranty and 10yr New Home Warranty.

Close to all amenities and easy access. Great family home! MLS#C4020708

exeCutive downtown Condo!

$589,900

Executive air conditioned 2 bedroom and 2 bathroom condo in the SE corner of Tower I at Waterfront on the 10th floor. Views of city skyline and Centre Street bridge and river. Gourmet kitchen with large island with quartz countertops and premium concealed appliances behind custom mil work open to separate eating area and large great room with gas fireplace. Very bright and open plan. Full length windows throughout. Large balcony with gasline for BBQ. Large master bedroom with 4pc ensuite with large soaker tub and separate shower. His and hers closets. 2nd bedroom is ideal for den with a cheater ensuite. Insuite laundry. 1 underground parking stall and storage locker. Located between Calgary’s downtown core and Prince’s Island Park. Fully equipped fitness centre, yoga studio, indoor whirlpool and steam rooms, private movie theater and executive concierge. Ideal for the professional. Exceptional value. MLS#C4023701

renovate your dream home!

$650,000

Limited time offer!

$629,900

Rare opporunity to renovate the home you want backing onto Canyon Meadows Golf Course!This home has great potential in this 2 storey split house over 2500 sqft.3 bedrms & 3 bathrms.Very bright & open plan, vaulted ceilings in the sunken living rm & stone fp separating the dining rm.2 Storey catherdral feel in the foyer entrance.

Ktchn with *** open to eating area & sunken family rm w/fp built-ins & wet bar. French drs leading out to huge backyrd overlooking golf course.2 pc powder rm & main flr laundry w/sink. Gogeous spiral** staircase leads up to lrg mster bedrm w/ decks at the front & back of the house.His & hers closet w/ 4 pc ensuite bathrm w/jet ed tub & shower.2 other good sized bedrms w/french drs leading out to deck w/4 pc bathrm w/sky light.Basementis unfinished w/2 furnaces & 1 rm is partial y developed w rough-in fp.Oversized dbl attchd grg.Located in cul-de-sac.This home has lots of potential.There wil be no warranties & representation.Property brought as-is.

Quiet location, Exceptional Value! MLS#C4023768

weSt SpringS

Stunning BungaLow!

$689,900

SunSet ridge-CoChrane

Brand new The Harmony Landmark home with over 2500 sq ft. Double attached garage with extra wide garage. Triple pane windows, high efficiency furnace and tankless hot water. 4 bedrooms, main floor den, bonus room and 3 bathrooms.

Upgraded kitchen with soft close hinges, granite countertops with large island. Open concept great room with tiled surround fireplace. Hardwood floors throughout main floor. 2pc powder room. Upstairs you wil find a large bonus room. Spacious master bedroom with 5pc ensuite with soaker tub, separate shower and walk in closet. 3 other good sized bedrooms and 4pc main bath. 2nd floor laundry room. Undeveloped walkout basement provides lots of natural light awaiting your development. Includes builder’s warranty and New Home Warranty. MLS#C4020734

Extensively Updated 2 storey attached home w/recently developed bsmnt & double dtchd grge.Located in the heart of Tuxedo. Very bright & open plan. Recently painted throughout,new lights,new hardwd floors throughout main flr.Formal Living & dining rm.Updated kitchen with w quartz counter tops & s/s appliances open to family rm w/ gas insert fp.Built in pantry, 2 pc powder rm & mudrm w/ built-ins.

Staircase leading upstairs to lrg master bedrm w/ newly renovated 5 pc ensuite w/ stand alone soaker tub and over sized shower & huge separate w/i closet.2 other good sized bedrms w an updated 4 pc bathrm. Recently developed bsemnt w lrg recreation rm,4 pc bathrm, lrg bedrm w/ w/i closet & storage laundry area.Lrg south bckyrd w/interlocking patio & double dtchd garage. Home built w/sound reducing brick common wall. Pride of ownership shown throughout.Quiet location, walking distance to amenities.

Minutes to downtown,easy access to deerfoot! Exceptional Value! MLS#C4022815

woodLandS

downtown

n

th ily

Executive custom built 2 storey with fully developed basement and double attached garage in showhome condition. Total of 5 bedrooms, 4 baths and bonus room. Very bright and open plan. Dining/flex room as you enter the home. Bright, sunny kitchen with centre island and breakfast eating bar open to large eating area and huge great room with gas fireplace and built in speakers. French door leading out from eating area with Phantom screen to large Duradeck with metal railings and glass panels. Staircase leading upstairs to large bonus room. Large master bedroom with 5pc ensuite with large soaker tub and separate shower and huge separate walk in closet. 2 other good sized bedrooms and 4pc bath. Professionally developed basement with family room, den area, 2 bedrooms and 3pc cheater ensuite. Stucco exterior.

Pride of ownership shown throughout. Quiet location. Walking distance to schools and close to amenities.

Excellent family home! Exceptional value! MLS#C4021740

CranSton

ppi et e

er y e

tuxedo

panorama hiLLS

Stunning, attached air conditioned bungalow with fully developed basement and double attached garage located on a huge pie shaped lot with incredible 2 tiered deck with tons of room for entertaining with gas firepit and LED lights. 3 bedrooms, 3 baths and main floor den. Hardwood floors throughout. Beautiful maple kitchen with granite, stainless steel appliances including gas stove, subway tiled backsplash and walk in pantry. Spacious eat in nook with sliding doors out to patio. Kitchen open to family room with grand stone fireplace to the ceiling. Main floor den. Large master bedroom with 4pc ensuite with tiled floors and walk in closet. Fully finished basement with 2 bedrooms, 4pc bath and large rec room with gas fireplace and wet bar. Professionally landscaped extremely private pie shaped yard with underground sprinklers and storage shed. This home is located on a quiet cul de sac and close to all amenities. MLS#C4026596

CapitoL hiLL

great LoCation!

$699,900

Showhome condition 2 storey home in great location. This home shows like new.

Freshly painted throughout. Main floor with den/dining room with double French doors.

Stunning gourmet kitchen with granite island and newer stainless steel appliances with gas stove. Kitchen open to large great room with gas fireplace. Newer Hunter Douglas blinds. Back entry with bench storage. Second level with skylight and vaulted ceilings. Huge master bedroom with walk in closet and 4pc ensuite. 2 other good sized bedrooms and 4pc bath. Second floor laundry room with sink. Fully developed basement with family room with gas fireplace, 2 bedrooms and 3pc bath. Landscaped, fenced backyard with patio. Double detached garage. New shingles on garage. Close to all amenities and easy access. Excellent value! MLS#C4021753

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

featureproperty

Windsor Park bungalow

offers multiple possibilities for redevelopment

N

B Y H E AT H E R R YA N

estled in the heart of one of the most attractive areas in southwest Calgary, this charming bungalow sits on a 50-ft. lot and offers lots of opportunity for homeowners or investors.

“This is a really bankable piece of land in Windsor Park, with multiple possibilities and flexible redevelopment,” says luxury home realtor Ray Riley of Royal LePage Foothills. “It’s on a huge 50-ft. lot and zoned R/C2 so it allows the buyer to look at tearing down the home and building a new singlefamily home, two homes or a side-by-side home.

“Windsor Park is redeveloping with a number of very big infills going up priced above the $1-million mark, so it’s seeing a resurgence and this property is ideal for someone who wants to

have a home they can live in, run a business, start a family and eventually down the line tear down and redevelop,” Ray says.

As well, because there is potential to expand in a number of different directions, he notes that it would be an attractive property for an investor or builder who may look to tear down and put up two homes or a duplex.

“The location is bordered by Chinook Centre and Meadowlark Park to the south, Elboya to the north and on the west side are homes backing onto the Calgary Golf & Country Club, so it’s a very appealing area and you’re not far from downtown,” Ray adds. “It’s just a five-minute walk to the Chinook Centre and the Britannia shopping centre, so owners have quick access to an array of shops, services and restaurants

The property itself also offers a tremendous opportunity for those who want run a business from their home as there is an impressive quadruple-car garage in the back; half of which has been developed as a showroom.

and there is the LTR close by, as well as easy access to Elbow Drive, McLeod Trail and Glenmore Trail; so it’s conveniently located and very central to a lot of amenities.”

The property itself also offers a tremendous opportunity for those who want run a business from their home as there is an impressive quadruple-car garage in the back; half of which has been developed as a showroom.

“The quadruple garage has been drywalled, insulated, heated and wired for cable,” Ray explains. “It has been separated into two different sides – one side you can still park two cars in, but it’s separate from the showroom side.”

The showroom side of the garage has two skylights in the vaulted ceiling, a black and white checkered floor and is ideal for a home business, or a showplace for your classic car or bikes. The space is also flexible so it can be used as an awesome man cave or games room.

Meanwhile, the bungalow offers 822 sq. ft. on the main level with a fully developed lower level.

The main floor boasts hardwood floor throughout, a beautiful maple kitchen with appliances included (fridge, stove and dishwasher), and there is a mantle/surround over a corner gas fireplace in living room. There are also two bedrooms, although the second bedroom is currently being used as a formal dining room, and a four-piece bathroom with maple cabinetry.

Downstairs it features a rec room (currently being used as another bedroom), another bedroom and a three-piece bathroom.

Outside, the home sits on a flat parcel with a south-facing, fenced backyard and a large deck. The home is surrounded by mature trees, shrubs and landscaping and there is parking on a driveway in front of the house.

For more information on this Windsor Park bungalow, at 735 55 Ave. S.W., contact Ray Riley, Royal LePage Foothills, 403-270-7601, or visit rayriley.com.

Volume15 Issue09 | HomeGuide •

27

stylefile

High Design on a budget

BY CAITLIN BEST

AT A RECENT CALGARY EVENT, PART OF A SERIES BY GABLECRAFT AT THE BRIDGELAND CROSSING SALES CENTRE, INTERIOR DESIGNER AND STYLIST ERICA COOK SHARED NINE TIPS ON DESIGN AND MAKING YOUR SPACE MEANINGFUL WITHOUT BLOWING YOUR BUDGET.

1 2 3

ASK YOURSELF THIS...

When you’re redesigning your space, start with the most important room. Do you entertain often?

Then focus on the living room. Alternatively, if quiet nights at home seem more like you, then start with the bedroom.

SPLURGE FIRST

If you find a pricey item that you simply must have in your home, consider how you can re-work the pieces you already have in that room around that new purchase. You might be surprised with the results.

LIVE IN YOUR SPACE FIRST

It’s always exciting to furnish a new place, but we sometimes go overboard with purchases that are less than practical. If you can go a few months with the basics, you’ll soon realize what you can and can’t live without.

28 • HomeGuide | Volume15 Issue09

4 5 6

BE ART SMART

If you can’t afford a Picasso, then consider other things that will still look great on your wall. For instance, many avid cyclists install mounts to hang up their bicycles right inside their homes and condos. Just remember that art is in the eye of the beholder.

DUAL PURPOSE

It’s all about finding the ways to get the most use out of furniture. When you buy an end-table, make sure it has drawers for storage. Or, re-use your coffee table books and make your own end tables.

Company will think you’re a design genius.

RE-PURPOSE THE PAST

It’s hard to part with sentimental things, so why not incorporate them? Re-invent that wooden wine box that you brought home from wine country in France, and use it for storage or shelving.

JAMES COTE 703-0455 Certified Condominium Specialist 3rd Generation Calgary Realtor

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

EDGEWATER AIRDRIE 4 BEDROOM + DEN CORNER LOT!

$369,900 CORNER LOT!! Welcome to the beautifully established neighborhood of Edgewater! You won’t want to miss this 4 Bedroom + Den, 2 1/2 Bathroom Bungalow, with over 2,200 sq.ft. of living space! The main floor includes: Large Living Room w/ Vaulted Ceiling, Kitchen w/ Dining Area, Huge Master Bedroom w/3 pce. Ensuite & Walk-In Closet and 2 good sized Bedrooms. The basement includes: Over-Sized Family/Rec Room, another Huge Bedroom, a Den/Office and a 2 pce. Bathroom. A Double Attached Garage and newly painted backyard Deck completes the package! New roof completed May 2015. Upstairs windows, interior doors and garage door new in 2011. Cement retaining wall and fence new in 2010. There is a cement pad for a tent trailer on the NE corner of the property and the back deck is wheelchair accessible. Home backs onto pathway to the park/playground which is just steps away. Close to schools, shopping, transportation & amenities. Don’t miss out! Put this one on your list!!

ROYAL OAK IMMACULATE TOWNHOUSE!!

$304,900

7 8 9

FANCY SCHAMNCY

Don’t be afraid to make old things new again. A recent trend has involved people sourcing old army surplus cots and giving them a fresh look with decorative throw pillows. Be creative!

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

SILVERADO

RETURN POLICIES

Unbeknownst to many shoppers, when you make a return to certain design shops, you can be charged a re-stocking fee. Before you buy, make sure to confirm this policy with the sales staff.

MIRRORS

Hanging mirrors can be one of the most expensive things about home decor. A leaning mirror will give you a similar effect at a fraction of the price.

For more clever tips on making your home fabulous, follow Erica on her blog Moth Design, at moth-design.com

CORNER LOT! GREAT VIEWS!

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

Volume15 Issue09 HomeGuide •

29

TRANS CANADA HI Crestmont

zone

SARCEE TR

COMMUNITIES & MLS NUMBERS

Upper Scarboro

West End

Erlton Mission

GLENMORE TR

Roxboro Parkhill / Stanley Park

Garrison Green

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

PRO LINK MORTGAGE Mortgage SpecialiSt email: loriames@gmail.com

Need a mortgage?

Call (403) 863-1293 Today!

30 • HomeGuide | Volume15 Issue09

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

Meadowlark Park

Kingsland

MACLEOD TR

SPRUCE MEADOWS TR

start your search here.

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

Don Lothian

LANDAN REAL ESTATE

Need more great listings to SELL! lothiandon@gmail.com www.calgaryrealestate.org $498,700

4 BEDROOMS UP

MCKENZIE LAKE

Super family home in even better family Lake Community! Four spacious bedrooms up and 5th down with 2 piece ensuite. Well Maintained and beautifully presented. Upgraded bathrooms up.

Quality wood laminate and tile floors. Central air, super private back yard. Jetted tub in spacious master ensuite bathroom.

Spacious raised oak kitchen. Flexible dog run. Storage shed. Builtins around wood burning fireplace with gas light. RV parking.

102, 279 Midpark Way SE Calgary AB, T2X 1M2 $828,800

$519,900

MOUNTAIN PARK ESTATES

MT DOUGLAS BEAUTY

One of a kind custom home! Total of 4000 sq ft., 14 rooms, 4 full baths, 3 fireplaces, many upgrades, steam shower, central air, totally wired for sound, backing on green belt and within sight of the Bow River with miles of bike/hike pathways. Lake privileges! Over 1700 sq.ft. of hardwood, granite contertops, dowble wall ovens, Jenn Air cooktop.

Gorgeous Home with lots of gleaming hardwood, granite counters, upgraded appliances. oversized garage with unique, round about drive. Beautiful bright bonus room. Developed down including new carpet and ensuite off the guest bedroom. One block to middle school one way and one block to the Bow River pathways the other way. Fresh paint and exterior trim and siding. Sunny south and west exposure.

For more information on current listings - or to chat directly anytime, please call Don at 403.256.3888 or 403.540.1813

BASED ON CALGARY MARKET SHARE

Volume15 Issue09 HomeGuide •

31

mortgageadvice

Interest rate cuts, mortages and you B Y A LY S S A R I C H A R D

O

n Wednesday, July 15, the Bank of Canada (BoC) announced it it would cut the target for the overnight lending rate from 0.75 per cent to 0.50 per cent. This was just the second such rate cut since 2010, with the BoC most recently cutting rates from one per cent to 0.75 per cent margin in January.

January’s rate cut came as a surprise, but this most recent move had been anticipated in the weeks leading up to the announcement. Lower oil prices have led the Canadian economy into a slump, prompting debates over whether we are in a recession. That argument has mostly come down to the definition of the word – a recession is technically defined as two consecutive quarters of negative GDP growth. The BoC was careful not to use the R word in its announcement, but acknowledged the economy is under-performing and an interest rate cut was necessary to “help return the economy to full capacity and inflation sustainably to target.”

The rate cut has mixed effects, however. Last month, BoC Governor Stephen Poloz compared January’s rate cut to “lifesaving surgery,” noting that the positive benefits outweighed any side effects such as increased levels of consumer debt.

Since mortgage rates are closely tied to the BoC’s overnight rate, the housing market will also be affected. In Toronto and Vancouver where prices have been skyrocketing, a rate cut may only make the situation worse, putting ownership further out of reach for first-time homebuyers.

Prior to the announcement, it was unclear what a rate cut would mean for an already overstimulated housing market.

But in the hours following the announcement, it became clear that homebuyers were eager to take advantage of lower mortgage rates. Traffic to ratehub.ca surged 300 per cent as

Canadians searched for better mortgage deals in the hours following the announcement. Mortgage brokerage Butler Mortgage lowered its five-year variable mortgage rate by 0.10 per cent almost immediately, to 1.88 from 1.99 per cent. The drop translates to $1,320 savings in mortgage payments over a five-year term.

TD was the first of the major banks to lower their prime rate, cutting it by 0.10 per cent the day of the BoC announcement. Within a day, many banks had lowered their prime rate to 2.70 per cent.

Some remain unconvinced the cut will do enough for the average Canadian to save any money, or to stimulate the economy. Others worry the impact on the Toronto and Vancouver housing markets would increase disparity between those hot markets and the rest of the country, where real estate has been relatively stable.

So what does BoC’s latest announcement mean for you?

If you have a variable rate mortgage, you can expect to save a few dollars a month when your interest rate drops. Interest rates on other variable rate loans (such as lines of credit) are also likely to drop, freeing up some cash. If you’re shopping for a house, your overall affordability will likely increase due to lower mortgage rates, but you may find that higher house prices quickly negate any advantage you might have had. The next rate announcement is Sept. 9.

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

NEED A MORTGAGE? Call (403) 863-1293 Today!

Five Year Fixed Rate

loriames@gmail.com

PRO LINK MORTGAGE My experience and service will work for you.

2.64%

all subject to change, lender qualifications will apply

32 • HomeGuide | Volume15 Issue09

tips&tricks

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

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

❏ Accountant

❏ Update your driver’s

❏ Alumni Association ❏ Attorney ❏ Lending

❏ Dentist

❏ Insurance companies

❏ Frequent Flyer

❏ Veterinarian

institutions

❏ Investment

❏ Canada Revenue Agency

❏ Stockbroker ❏ Credit card

companies

Elbow Park • $2,195,000

❏ Catalogue

merchants

❏ Place of worship

• Enjoy the privacy & privilege of Elbow Park Lane, a quiet tree lined cul-desac with 7 luxury homes nestled by the River in East Elbow Park. This is a rare opportunity!

• 3,084 Sq Ft 4 bedroom home with attractive West Coast curb appeal.

• Significant infrastructure updates & a brand new main floor boasts a custom designed gourmet kitchen, maple hardwood floors & much more!

Mount royal • $1,975,000

Scarboro • $1,250,000

• An elegant 5 bedroom Tudor style home with 3,778 Sq Ft of above grade living space in un-rivaled Mount Royal.

• The private 10,300 Sq Ft lot with WEST backyard is beautifully landscaped with rundle stone retaining walls & brick patios/walkways.

• 2002 renovated eat-in kitchen with granite, custom cabinets, stainless steel appliances & large island.

• Infrastructure upgrades (last 2 years) include new shingles, 2 furnaces + humidifiers, and tankless hot water.

• Attractive 2 storey home on a magnificent corner lot.

• Centre hall plan with spacious living room, formal dining room, & family room adjacent to renovated kitchen.

• Large master suite with renovated ensuite and walk in closet.

• Double detached garage & new shingles.

• Upscale Inner City living at its finest!

SPringbank – rodEo ridgE • $459,000

403

newspaper subscriptions

Elbow Park • $1,985,000

• Beautifully upgraded family home nestled privately on a 12,400 Sq Ft estate River lot in coveted Elbow Park.

• Timeless 2 storey centre hall plan boasting 3,628 Sq Ft of developed living space.

• Enjoy the private back gardens sloping down to the River.

• This gracious home has too many features to list! Call for more information!

259.4141

Program

❏ Magazine /

companies

Call NoW For a Free eValUatIoN oF yoUr CalGary ProPerty

❏ Employer ❏ Family doctor

❏ Banks

Gary Williams M at t

license

windSor Park • $252,500

• One of the last available lots in this sought after estate community.

• Beautifully renovated 2 bedroom condo in quiet adult complex.

• Open concept kitchen with Quartz counters + wood shaker cabinets.

• Defined Living/Dining spaces + large balcony overlooking landscaped gardens.

• New windows/doors + underground/ secure parking.

• Steps to public transportation & easy walk to Chinook Centre.

• Backing onto Springbank Golf Course, this 0.42 acre (18,295 Sq Ft) fully serviced lot is ready for a walk out home with stunning views.

• Only 25 minutes from downtown Calgary!

CalGaryProPertyForSale.Ca

Changing your address?

Volume15 Issue09 HomeGuide •

33

zone

COMMUNITIES & MLS NUMBERS

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

MARQUIS OF LORNE TR

MACLEOD TR

DEERFOOT TR

PRO LINK MORTGAGE Five Year Fixed Rate

2.64%

Need a mortgage?

email: loriames@gmail.com

Call (403) 863-1293 Today!

My experience and service will work for you.

34 • HomeGuide | Volume15 Issue09

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

BRITISH COLUMBIA & ALBERTA

REAL PROPERTIES SEPTEMBER - OCTOBER 2015

LEVEL ENTRY RANCHER WITH

$599,900 - 614 Parkway

s p ar Sli Ye t 5- Boa EE FR

1 FR 0-Y EE ea G rs O LF

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

Call Nancy Direct

(250

Nancy Vieira

Alberta’s Most Unique Residential Resort Community It`s All Here The only thing missing is YOU lifesbetter@whisperingpines.ab.ca

1-877-465-3991

www.whisperingpines.ab.ca KICK OFF TO SUMMER SALE - ON NOW

Victo

Virtu

CHER WITH WALK-IN BASEMENT

PRICELESS TREASURE OFFERED!

- 614 Parkway Place, Colwood

$349,900 - 7230 Sea Cliff, East Sooke

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

Nancy Vieira

(250)514-4750

Call Nancy Direct (250) 514-4750

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

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

p

for Victoria & Southern Vancouver Island

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

$155,000 Mobile! Duplex! Or Build Your Own Single Family Home! Vacant Lot. zoning allows duplex, home, mobile. no restrictions!

$155,000. Seaside furnished one level entry townhome with hot tub on patio facing ocean

PORT RENFREW

$89,900 Studio with RV Site on 1 acre of privacy on West Coast Road

UCLUELET

SOLD

SOOKE

FRENCH BEACH

SOLD

$162,000. 1 bed 1 bath, over 1 acre in a prime location, Short walk to beach.

DUNCAN $299,900. 2 old timer cottages on 2.17 acres. ALR suitable for small hobby farm

SOOKE $379,900. 4 Bed/3 Bath over 2000 sq ft of living space with a huge wrap around deck overlooking private fenced yard.

$309,900. 3 Bedroom level entry home with new kitchen and full walk out basement on huge corner lot.

PORT RENFREW

$322,000. Two bedroom end unit with ensuite in master.

Patio doors to private area.

SOLD

SOOKE

SOOKE

SOOKE

NO FEES

$364,900. 3 bed/3 bath. Upper Legal Half Duplex. Ocean & Mtn Views. Engineered floors. Upper Legal Half Duplex (two storey). Sundeck. Private backyard. Top two floors. Only 1 left!

$346,900. Over 1900 sq ft of living space with huge crawlspace. 4 Bed and Den with private living space.

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

SOLD

SOLD

SOOKE

NEW LIST

$225,000. Ocean & Mountain view.

Covered Deck. One level home on large lot. Walk to beach.

SAANICH EAST

$199,900. 2 bed 2 bath. Top Floor condo with views. Over 1400 sq.ft.

Elevator. Underground secure parking.

SOLD

VICTORIA

$189,000 1.01 acres Gorgeous building lot next door to Fantastic French Beach Park on this South Island’s Wild West Side. Sandy beach just a 5 minute walk away. Drive out, walk up the path, breath in the sea air and buy this special place!!

PORT RENFREW

DUNCAN

FRENCH BEACH

SOLD

$429,900. Turn of the Century Carraige House with all the old time charm. Hot House and amazing fenced gardens.

$399,900. 4.27 pristine acres with old growth forest and meadows.

Municipal water.

$550,000. 3.57 acres with older home located amongst the towering cedars and maples. Beautiful private estate.

$549,900. Walk to golf course, beach, Montesouri School, and church. Nice family home with updates. Sunny fenced yard.

PORT RENFREW

$519,900. Acreage plus level entry home with basement. Huge shop.

Gated property.

SOOKE

LANGFORD

6 SOLD ACRES

METCHOSIN

$600,000. 1800 Feet of rugged west coast oceanfront. 7.42 Acres surrounded on all sides by parklands.

SOOKE

5 ACRE

$849,900, Custom Executive home with gourmet kitchen on acre with full finished walk-out basement.

$1,100,000. Dream acreage with 1500 FT. of oceanfront.

11 Acres

COBBLE HILL

ira

SOOKE

s

ct

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

$1,600,000. 11 bed 9 bath, custom build with great attention to detail utilizing materials from actual property.

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

recreationproperty

Closing up the cottage for the season

BY MARLENE EISNER

N

ow that the lazy days of summer are over, it’s time to think about closing up the summer home for the winter.Although every home is different and every homeowner’s closing checklist is different, the Canada Safety Council offers up some basic tips to keep in mind. This way, you won’t have any nasty surprises come next spring.

WATER SUPPLY

If your cottage is not winterized, you can take steps to prevent the water supply line from freezing during the winter. If you don’t do this, frozen pipes can burst, causing damage that means you’ll have no running water.

Pipes can be fully drained when it’s time to close up for the season. You can fill the water supply line with non-toxic anti-freeze made especially for supply pipes. Carefully wrap pipes at key junction points to better protect them from the cold.

This is also the ideal time to thoroughly check your plumbing and faucets after a summer’s wear-and-tear.

WILDLIFE

Although small mice and squirrels can be a concern to cottage owners, avoid using poisons on these critters that love to move in when you move out.

Instead, remove all food from the house before you close it. Because bats, mice and squirrels can wiggle in through the smallest of holes, inspect the building inside and out to make sure there are no tiny openings for them to enter. Place a wooden cover on the chimney to discourage birds and small animals from entering, and to stop any rain or snow.

Tightly close your fireplace damper to prevent animals from getting in.

38 • HomeGuide | Volume15 Issue09

ELECTRICAL SYSTEM

If you shut off the electricity to your cottage in the off-season by throwing the main switch at the fuse box, be sure to turn off all major appliances, the water heater and electrical room heaters before you turn off the main switch. This will mean a smoother and safer start-up when you re-open in the spring.

If you leave your electricity on to operate security systems or lighting, turn off the power supply to your major appliances at your main panel and the power supply to any space heaters. Otherwise they may turn on during cold weather.

BOAT MOTORS AND OTHER POWER EQUIPMENT

When storing power boating motors and other power equipment, do not drain the gasoline from fuel tanks — instead, use a fuel stabilizer (available from your dealer or auto parts store). Winterize your engine(s) away from the water. Store boat motors, lawnmowers and other items with engines in a dry, weatherproof place. Cover anything that may rust over the winter with a coat of oil.

Closing up the cottage the right way may take time and energy, but taking preventative measures now will mean a pleasant opening next spring.

Source: canadasafetycouncil.org

GO TO

jackbarker.net

In your neighbourhood Imagine Living in Victoria

Jack Barker

HIGH POINT FARM ESTATE ON 10 ACRES | MLS速352429

$2,849,000

A harmonious combination of formality and country. Enjoy living in this New England Estate style residence with over 5,200 sq ft of living space and spacious rooms with too many extras to list. Picturesque views over the Mount Newton Valley and beautiful wonderful western sunsets from the 1,700+ sq ft of patio and decks. The 4,000 sq ft equestrian centre is a must-see with 2 bedroom accommodations.

EXTRAVAGANT DREAM HOME WITH AMAZING VIEWS | MLS速341015

$2,380,000

Expect the best with this 5 bedroom, 6 bathroom exceptionally designed, custom residence. Room for the entire family to grow along with a potential for a home oce. Spectacular views of the ocean, islands and mountains from beautiful patios over 2,500 sq ft of deck space. A dream home with so many features for the discriminative purchaser. We would be pleased to make a special appointment for viewing. Please check our website for more features and call now to view.

CAMOSUN PENINSULA PROPERTIES

email jack@jackbarker.net

Toll Free 1-877-730-0608

out of town

regional map

27 766

22

Didsbury

2A 562

2 Carstairs

Cremona

806

581

Carbon

575

Crossfield

72

766 772 567

Airdrie

9

Irricana

567

Dalroy

791

1

Chestermere

CALGARY

68

22

Lyalta Strathmore

569

Shepard 791

22X

Standard Hussar 1

Blackie

23

542

Milo

24 842

540

Cayley 22

Bassano

842

High River

541

Cluny

547

2A

Longview

547

Arrowwood

7

543

Gleichen

Mossleigh

797

549

Okotoks

817

Carseland

552 549

561

22X

Dalemead DeWinton

Black Diamond Turner Valley

564

564

Langdon

8 Bragg Creek

56

842

Keoma

566

Delacourt

Bearspaw

840

Rockyford

Katherine

Balzac

Cochrane

1A

21

Beieker

574

22

Acme

534

Vulcan 531

Nanton 2

533

527

520

Champion

529

Stavely Caramangay

Claresholm

520

homebuyers’help

HOMEBUYERS’ RESOURCE SECTION YOU LOVE THE HOME, SEE WHAT YOU CAN AFFORD! Compare mortgage rates for your best deal Calculate your mortgage payments

Volume15 Issue09 HomeGuide •

41

homebuyers’help

CALCULATE YOUR MORTGAGE PAYMENTS MORTGAGE PAYMENT CALCULATION CHART

CALCULATE YOUR MORTGAGE PAYMENTS MONTHLY PRE-TAX INCOME

DIVIDE BY 3

CHART FIGURE

AMORTIZATION AMOUNT

SPOUSE’S PRE-TAX INCOME

AFFORDABLE MONTHLY PAYMENTS DIVIDED BY 12

AMOUNT OF MORTGAGE DIVIDED BY 1,000

ESTIMATED MONTHLY TAXES & HEAT

TOTAL PRE-TAX INCOME

MORTGAGE AMOUNT (PRICE – DOWN PAYMENT)

AMORTIZATION AMOUNT

MONTHLY PAYMENTS

INTEREST RATES %

AMORTIZATION PERIODS 5 YRS

10 YRS

15 YRS

20 YRS

25 YRS

3.00

17.96

9.65

6.91

5.54

4.73

3.25

18.07

9.76

7.02

5.66

4.86

3.50

18.18

9.88

7.14

5.79

4.99

3.75

18.29

9.99

7.26

5.91

5.13

4.00

18.40

10.41

7.38

6.04

5.26

4.25

18.51

10.23

7.50

6.17

5.40

4.50

18.62

10.34

7.63

6.30

5.53

4.75

18.72

10.46

7.75

6.44

5.67

5.00

18.85

10.59

7.89

6.58

5.82

5.25

18.97

10.71

8.01

6.71

5.96

5.50

19.08

10.83

8.14

6.85

6.11

5.75

19.19

10.95

8.27

6.99

6.26

6.00

19.30

11.07

8.40

7.13

6.40

6.25

19.42

11.19

8.54

7.27

6.55

6.50

19.53

11.32

8.67

7.41

6.70

6.75

19.64

11.44

8.80

7.55

6.86

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

01

05

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

Multiply this figure by the amount you need to borrow.

Divide by 1,000.

02

06

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

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

03

07

Take the total price of the home and subtract the amount of money you expect to make as a down payment.

This is the money you will have to borrow.

04

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

42 • HomeGuide | Volume15 Issue09

If this figure is equal to or less than one-third of your gross monthly income (calculated in Step 2), you’ll qualify for a mortgage on your dream home.

This is a rough estimate. If you have several other large loans already, you may qualify for less. Also, banks and trust companies vary in their policies. The best way to know what you can afford is to go to the lending institution of your choice and get pre-qualified.

homebuyers’help

MORTGAGE INTEREST RATES VARIABLE

6 month

1 year

2 years

3 years

4 years

5 years

ATB Financial

2.200

4.000

2.940

2.640

2.590

2.690

2.790

Bank of Montreal (ATB)

2.700

4.000

2.890

2.840

3.390

3.890

4.740

ALL MORTGAGES ARE OF TWO BASIC TYPES:

Bank of Nova Scotia

2.700

4.550

3.290

3.090

3.390

3.890

4.490

Canadian Western Trust

2.900

4.000

3.140

3.040

3.650

4.200

4.740

-

6.200

2.890

2.890

2.950

2.990

2.690

2.500

-

3.090

3.000

2.990

3.090

2.790

CONVENTIONAL The buyer can borrow up to 80% of the purchase price or the value of the property, whichever is less.

The buyer has to pay 20% down.

A conventional mortgage cannot exceed 80% of the value of the property.

Effort Trust

-

4.450

3.350

3.500

3.700

4.300

4.350

Equitable Bank

-

-

3.140

3.040

3.650

4.390

4.640

First Calgary Financial

-

4.000

2.890

2.890

2.490

3.090

2.650

First National Financial

2.050

3.100

2.290

2.190

2.340

2.540

2.690

FirstOntario Credit Un.

2.700

4.240

2.790

2.450

2.490

2.690

2.690

HSBC Bank Canada

2.850

4.450

3.140

3.140

3.540

4.240

4.740

Home Trust Company

2.500

3.950

2.690

2.350

2.390

2.590

2.590

ICICI Bank Canada

3.050

-

3.150

3.650

3.640

3.690

3.690

Investors Group Trust

2.700

4.200

3.140

3.090

3.390

3.890

4.740

Manulife Bank

2.400

4.450

3.000

2.940

2.840

2.790

2.690

Manulife Trust

-

4.450

3.000

2.940

2.840

2.790

2.690

Meridian Credit Union

2.650

4.000

3.090

3.090

3.550

2.490

2.670

National Bank

2.700

4.400

2.890

2.840

3.390

3.890

4.740

President’s Choice Fin’l

2.700

6.190

3.190

2.840

3.340

4.040

4.440

Rapport Credit Union

2.850

6.000

3.090

3.040

3.500

3.040

2.990

Royal Bank of Canada

2.700

3.140

3.140

3.040

3.650

4.390

4.640

Servus Credit Union

-

4.000

2.890

2.840

3.390

3.890

4.640

Steinbach Credit Union

-

-

2.450

2.550

2.550

2.650

2.650

T-D Mortgage

2.700

3.140

2.890

2.840

3.390

3.890

4.640

Tangerine

2.700

-

3.190

3.240

3.490

3.690

3.790

-

4.450

3.000

3.000

3.050

3.050

3.100

MORTGAGE TYPES

Comtech Credit Union DUCA Financial Services

Windsor Family C.U.

INSURED OR HIGH-RATIO: A buyer can borrow up to 95% of the purchase price or the value of the property, whichever is less. The down payment can be as low as 5%.

MORTGAGE OPTIONS You can choose any of these mortgage options, which fit into the two basic mortgage types.

Lenders may even customize these options to suit your needs.

OPEN MORTGAGE: Allows borrowers to repay all or part of the total amount of their mortgage at any time without penalty. Because of flexibility, this is ideal for borrowers who plan to sell their homes in the near future or who want to switch from a shortterm mortgage at high interest rates to a longer term when mortgage interest rates fall.

CLOSED MORTGAGE: Usually has the lowest interest rate available but lacks the flexible features of other mortgage options.

This is a good choice for those who want the security of knowing their monthly payment is fixed for a longer term. Prepayment options are available, but they are subject to conditions.

PORTABLE MORTGAGE: Flexibility if borrowers move.

Borrowers can take the mortgage to their new home or can transfer it (usually with the consent of the lender) to the purchaser of their old home. This is an attractive option if the rate on the existing mortgage is lower than current rates.

PREPARED BY CANNEX ON AUGUST 15, 2015. This information is current as of the date and time posted and is subject to change without notice. © Copyright 2015 CANNEX Financial Exchanges Limited. All rights reserved.

Volume15 Issue09 HomeGuide •

43

aroundthehouse

Emotionally separating from your home B Y L AU R A L E

T

he decision has been made — you are going to sell the family home. As the largest investment most of us make, there are some important steps to take to prepare the property for the real estate market. Start by looking at your home as the investment it has been, rather than as the place your child took his first steps. Those memories will always be with you. Emotionally

separating from a home can be a very difficult process for those of us who are attached to possessions. Staging each room can be a helpful process because most often, personal items need to be removed to neutralize the space.

Begin by removing all of your family photos. The potential buyer needs to imagine themselves living in the property and this is not possible if photos of your family are everywhere. Also remove the front door mat if it says “welcome to our home�. This sentiment is lovely if your friends are coming over for a BBQ, but it can make potential buyers feel awkward.

Also, any religious items should be packed away. This is a very delicate subject to bring up during a consultation, but it is very necessary.

Remove any religious items. This is a very delicate subject to bring up during a consultation, but it is very necessary. It is, of course, something the seller will ultimately decide, but it is always ideal if all religious décor can be removed.

Next, and maybe the most difficult, is to not allow the children to take over the entire house. I see this a lot; it is perfectly fine for the kids to have their “stuff” everywhere when you are living in the home, but it’s entirely different if you are selling and want potential buyers to feel comfortable and welcome in your property. Ideally, the kid’s belongings should be kept in their rooms and/or maybe the second floor bonus room or basement family room.

The main floor is the “first impression” buyers will see, and it needs to be a toy-free zone. I have found that by involving the children in moving the toys, it is much less traumatic for them and it can also help them to

Lastly, if you have personalized with paint and have a purple family room… it needs to be painted!

emotionally prepare for the move. This is also a fabulous time to edit and declutter. I suggest putting items into one of three piles: one to donate to other kids if it is no longer played with or they have outgrown; one to keep for the new house; and one to toss. Ditto for the yard; allow the kids to keep a few items, but pack away as much as possible.

Lastly, if you have personalized your home with paint and have a purple family room, it needs to be repainted!

Painting is a task that most of us can do ourselves and if that’s not possible, it is relatively inexpensive to have it done by a professional. Colour is something that creates strong emotions and it is a mistake to not repaint. If the potential buyer comes in and dislikes the colour on the walls, they will most likely move on to the next property for sale in your neighbourhood. Strong colour is often acceptable in children’s rooms and bathrooms because the task of painting these rooms is minimal and can allow the buyer to have a point of reference as far as remembering your property over another.

As a professional stager, I meet many, many sellers who are sad to be leaving the family home. Hopefully, these few tips will assist with the emotional separation that needs to happen before a property is placed on the real estate market.

Good luck!

46 • HomeGuide | Volume15 Issue09

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

quicktips

Back-to-school, back-to-work

Time Management

BY HELLEN BUT TIGIEG

B

ack-to-school and back-to-work season are in full swing, and that means more time in the kitchen preparing lunches and dinners, and less time for you to put your feet up or get other errands done. Here are some helpful tips to handle the stress of autumn.

Avoid the stress and expense of lastminute dinner decisions with a little advanced planning.

Create a revolving two-week dinner menu (with a grocery list to match). Double the amount you make and freeze it for quick meals on the busiest nights.

WHAT’S FOR DINNER?

SCHOOL LUNCHES MADE EASY. Designate one shelf in the pantry for school snacks only. Transfer foods to airtight containers – you’ll save space because they stack well, and the food will keep longer. Pack lunches the night before and refrigerate. Assign an area in the fridge for school lunches and drinks. With smaller children, store their foods low enough for the little ones to reach.

INVOLVE THE KIDS. Teach your kids how to do ageappropriate tasks and give them a weekly chore list. You will be helping them develop important life skills. After you show them how to do each task, post a step-by-step checklist for them to follow when they do it on their own (use pictures for kids who are too young to read). This will allow them to work independently and gain confidence in their newly acquired skills.

Handle small messes as they happen to save time. Rinse dirty dishes and put them in the dishwasher immediately after use, before the food hardens and sticks. If something spills in the fridge, clean it as soon as you notice. If you stain an article of clothing, pre-treat it right away. Keep wipes handy for quick bathroom/kitchen spot-cleaning.

CLEAN AS YOU GO.

HOW’S YOUR “TO DO” LIST WORKING OUT FOR YOU? If you find your “to do” list overwhelming and ineffective, consider approaching it differently. Rather than one long list, create several short ones based on the category of the task, i.e. errands, home, calls, computer, etc. Keep your lists together in a small notebook that’s portable and always easily accessible.

NOW, WHERE WAS I? If you get interrupted while working on something important, use a notebook or a sticky note to jot down where you left off. When you return to the task, you won’t waste as much time figuring out where to resume.

MULTI-TASKING REDUCES PRODUCTIVITY. Contrary to popular belief, multi-tasking may actually lower productivity. The switching back and forth from one task to another costs time and leads to frustration and feeling overwhelmed. As a result, stress increases and there is a greater chance of errors. Although simple tasks can be done at the same time, like watching TV and folding laundry, important, complex activities require our undivided attention.

Double up your simple activities and you’ll be able to do more in less time. Rather than chatting with a friend at the coffee shop, meet at the gym and work out together instead. Read the morning paper while running on the treadmill.

TWO-TIMING TASKS.

EXERCISE DECISION MAKING. Having trouble making decisions? Putting off decisions is actually a decision – a decision not to do anything! Most of us avoid decisions out of fear of making a mistake or upsetting someone.

The next time you are faced with a decision, instead of imagining the worst possible outcome, imagine what could go right and how your life would improve as a result. Some guidelines I use when making decisions are “trust your gut” and “if it’s not an absolute yes, then it’s a no.”

STAND UP FOR YOURSELF. You can’t please all people all the time, so aim to at least please yourself. You’ll be able to say “no” to things you don’t want to do, and as a result, you’ll find more time for activities and relationships that nurture you and bring you joy. Your real friends will understand and may even have more respect for you.

Hellen Buttigieg is a certified professional organizer, life coach, TV host and owner of We Organize U. Visit her website, WeOrganizeU.com, or email Hellen at info@WeOrganizeU.com

Call: 403.247.5503 Email: serhan@tarkan.ca

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