SEPT 9 - OCT 7, 2016 VOLUME 16, ISSUE 09, FREE
Exceptional Value! LEN T. WONG Broker
LAURA O’CONNELL Associate/Partner
INSIDE THIS ISSUE
CUSTOM HOME IN CRANSTON A MUST-SEE
403.287.4888 calgaryhomesearch.com For more information please go to pages 20-21
SINGLE-FAMILY SECTOR BEGINNING TO BALANCE OUT
THE UNEXPECTED COSTS OF HOMEOWNERSHIP
LEN T. WONG Broker
LAURA O’CONNELL Associate/Partner
PRINCE OF PEACE
Build your dream home in the community of Prince of Peace Village. Great development located east of Calgary. Country setting with: views of the Rocky Mountains, natural wetlands, pathways, a lake and natural trees. Call to view today. MLS#C4072499
YOUR HOME SOLD IN 90 DAYS OR WE MAY BUY IT!*
COUNTRY SETTING!
$169,900
NEW BRIGHTON
OAKRIDGE
GREAT FIRST TIME BUY!
$199,900
2 storey condo townhouse with 2 bedrooms backing onto greenspace. Great location! Close to walking paths and Glenmore Reservoir. Large living room with wood burning fireplace and patio doors to large deck. Updated kitchen with stainless steel stove and fridge. 2 spacious bedrooms upstairs and 4 piece bathroom big enough for a washer and dryer. Walking distances to schools and all amenities. Great first time buy or investment property. MLS#C4036440
CORNER UNIT!
$259,900
MACKENZIE POINT
GREAT UNIT FOR INVESTORS
$244,900
The Evolution floor plan at Creekside Village in Airdrie. Top floor unit offers a modern open concept living space. A spacious galley style kitchen with granite tops and shaker cabinets. A separate large den/ media room off the main entrance. The master suite includes a walk in closet and a four piece ensuite. In addition, a spacious living room with access to a private west balcony. Close to all amenities and major roads. Great unit for investors or first time buyers. Call to view today! MLS#C4077066
HIGH RIVER-SUNSHINE MEADOW
IMMACULATE BUNGALOW!
$299,000
UPGRADED TOWNHOUSE!
$225,000
BRIGHT & OPEN PLAN!
$299,900
EXCEPTIONALLY WELL MAINTAINED!
$314,900 $244,900
EXCEPTIONAL VALUE!
$319,800
IDEAL FOR 1ST TIME BUYER!
$254,900
3 Beds, 2 Baths, Fully Developed Townhouse with over 1500sqft. Drywalled and insulated single garage attached with parking pad beside garage and front patio. Main floor has a bright open floor plan with living room with a corner fireplace. Kitchen has lots of cabinet space with stainless steel appliances. Formal dining area boasts high vaulted ceilings and patio doors open to a fully fenced private rear yard. Upstairs has large master bedroom with double wall closets and 4 pce Ensuite. 2 other good sized bedrooms and another 3 pce bathroom. Basement is fully developed with large Rec Room and adjacent den/office area. Laundry and large storage area. Exterior has been upgraded with new sidings and shingles in 2014. Newer furnace and hot water tank in 2009. MLS#C4075924
DOWNTOWN
DOWNTOWN WEST END
Exceptionally well maintained 1 bedroom and 1 bathroom apartment in excellent condition. Very bright and open plan. Bright kitchen with centre island open to large great room. French door leading out to balcony with south and west views. Large master bedroom with 4 piece bath and insuite laundry. Secured lobby and concierge service. 1 underground heated parking stall. Quiet location. Ideal for 1st time buyer, investors or looking to downsize. Steps from LRT, downtown, amenities, walking paths and river. Furniture available to purchase. Exceptional value! MLS#C4074390
Great 2 storey condo townhouse with 2 bedrooms and insulated attached garage. Very bright and open plan. Kitchen with island open to eating area and spacious great room with electric fireplace. French door off living area to south backyard with deck. Upstairs has 2 large bedrooms and 4 piece bath. Lower level is ready for development with roughed in plumbing. Quiet complex located near everything. Walking distance to Fish Creek, paths, shopping and transit. Great mature neighborhood. Ideal for young family. Easy access to Deerfoot Trail. Exceptional value! MLS#C4074961
THORNCLIFFE
MACKENZIE POINT
Exceptionally well maintained south facing 2 bedroom plus a 3rd bedroom or den/flex room and 2 bathrooms with rare oversized underground, heated parking stall and storage locker. Bright and open plan. 10k worth of upgrades. Contemporary kitchen with breakfast eating bar, granite countertops, designer tiled backsplash and upgraded appliances open to large eating area and great room. French door leading out to large deck. Large master bedroom with his/ hers walk thru closet and 3pc ensuite. Good sized 2nd bedroom and 3 bedroom/ den. 4pc main bathroom. Insuite laundry and storage area. Pride of ownership shown throughout. Ideal for young family or couple. Storage locker in front of underground titled parking stall. Exceptional value! MLS#C4066502
Welcome home to your Immaculate 3-bedroom end unit bungalow! These villas are built specifically with no steps, no stair and no basement. This beautiful open concept bungalow with a single attached heated garage is in show home condition. The gorgeous kitchen comes will all stainless steel appliances and a large pantry with tons of cabinets for storage. The great room has 9ft vaulted ceilings. There are two full bathrooms, the master bedroom en-suite has a walk-in shower. 2 other good sized bedrooms. Totally low maintenance unit in this 19+ complex. MLS#C4056544
MCKENZIE LAKE
MARLBOROUGH PARK
Welcome to Marlborough Mews! Upgraded two storey attached, townhome with 3 bedrooms and 1.5 baths. This is one of the larger units in the complex and comes with central air conditioning. Main floor features newer laminate flooring in living room, renovated kitchen with newer cabinets and island. Upstairs, a renovated 4 piece bathroom, two good size rooms and a spacious master suite with a large closet. Finished basement features: newer carpet in large recreation room, a 2 piece bathroom, laundry with newer washer and dryer. Fully fenced private backyard and one assigned parking stall in front of unit. Walking distance to all amenities, schools, major roads and public transportation. MLS#C4072336
Well maintained 2 bedroom corner unit with south facing balcony. Bright and open plan. Spacious entrance leading into living and dining area. Upgraded maple kitchen with island, granite countertops and stainless steel appliances. Spacious master bedroom with walk in closet and good sized 2nd bedroom. 4 piece bath. Tons of natural light. Insuite laundry and storage. 1 underground parking stall. Quiet building. Close to all amenities and transit. and easy access to major roads. Great for first time buyer, young family or investor. MLS#C4074813
EXECUTIVE CONDO!
$379,900
Executive a/c 1 bedroom condo with a fabulous view of the Bow River in showhome condition. Located in the prestigious Five West. Concrete building. Very bright and open plan. Gourmet maple kitchen with centre island with breakfast eating bar with granite countertops and designer tiled backsplash with stainless steel appliances open to large dining area and huge great room with corner fireplace and full length windows. Large master bedroom with his and hers closets with cheater 4pc ensuite. Balcony with gas outlet off great room with views. Engineered hardwood floors throughout with ceramic tile in bathroom and carpet in bedroom. Insuite laundry. Concierge and resident manager. Underground, titled, heated parking. Stall #137 on level 4. Storage locket S-118 on level 2. Walking distance to downtown amenities and LRT. Ideal for the professional or investor. Pride of ownership shown throughout. Exceptional value! MLS#C4061990
DISCOVER THE ADVANTAGE
et
d
3
CLOSE TO AMENITIES!
$379,900
2 storey townhouse in desirable Aspen Woods with 2 bedrooms and 2 baths. Hardwood throughout main floor. Gourmet kitchen with centre island, granite countertops and stainless steel appliances open to spacious and bright great room. 2 piece powder room. Upstairs has master bedroom, 4 piece bath and additional bedroom. Second floor laundry. Large double tandem garage. Close to all amenities. MLS#C4072319
GORGEOUS TOWNHOME!
$539,000
DOWNTOWN COMMERCIAL CORE
ss STEPS FROM THE RIVER!
$379,900
44
Exceptionally well maintained main floor corner unit with 2 bedrooms and 2 bathrooms in excellent condtion. South facing unit. Very bright and open plan. Bright, sunny kitchen open to large dining area and great room with gas fireplace. Sun room off great room. Large master bedroom with 3 piece ensuite and walk in closet. Good sized second bedroom. 4 piece bath and insuite laundry room. 1 underground, heated parking stall. Pride of ownership. Ideal for the 1st time buyer, investors, professional or downsizing. Secured lobby. Steps from LRT, downtown, amenities, pathways and river. Furniture available for purchase. Exceptional value! MLS#C4074388
ed BEAUTIFULLY UPGRADED HOME!
$468,800
Beautifully upgraded 2 storey home located on a quiet cul-de-sac! South facing backyard on a pie shaped lot. The spacious master bedroom has a 3piece en-suite, the second and third bedrooms are generous sizes. Upstairs also boasts a large office/den with French doors! The main and upper floors have been updated with gorgeous maple hardwood. The kitchen has been updated with Granite counter tops and tile back splash. All newer appliances, fridge, stove, dishwasher, hoodfan and microwave. New Trim and window blinds. New hot water tank (2015). Double attached Garage. Partly finished basement with living room and 4th bedroom. Back deck was done 5 years ago. MLS#C4075555
WELL MAINTAINED!
$569,900
g
SPACIOUS BUNGALOW!
$485,000
Welcome home to 255 Somerset Drive! This fully developed beautiful bungalow with a LOFT is situated on a corner lot in the much desired area of Somerset! This bright open concept bungalow features skylights for tons of natural light and vaulted ceilings. The beautiful kitchen has granite counter tops, brand new dishwasher and hood fan. The large master bedroom has a huge ensuite with a jetted tub. There is a second bedroom on the main floor with a second full bathroom. The fully developed basement has a third bedroom, third full bathroom and a large recreation room. There is also tons of space for storage! Upstairs the bright Loft is perfect for a home office! Outside you have a large fenced landscaped yard situated on a corner lot! You don’t miss seeing this amazing home! MLS#C4058699
Exceptionally well maintained 2 storey split in excellent condition. 4 bdrms, plus 1 bdrm in the basement with 3 baths. Very bright and open plan. Vaulted ceiling in the living rm with formal dining rm. Bright, sunny kitchen with newer stainless steel appliances open to large eating area and large family rm with built ins and fireplace. 2pc powder rm. Main floor laundry rm with sink and separate side entrance. Patio doors leading out from family rm to large deck and west backyard with underground sprinkler system and large shed. Gorgeous staircase leading upstairs overlooking living rm and foyer. Large master bdrm with 3pc ensuite with his and hers closets. 3 other good sized bdrms with a 4pc main bath. Developed basement with large rec room, bdrm, cold rm, storage rm with shelves. 2 updated furnaces and hot water tanks. Pride of ownership shown throughout. Walking distance to schools and amenities. Quiet location. Oversized double garage. Brand new roof in April 2016. Excellent family home! MLS#C4061963
ROCKY RIDGE
EXCELLENT FAMILY HOME!
$588,888
SOMERSET
nd io.
Welcome to the Boulevard Townes of Quarry Park: an elegant 2 storey townhome with fully developed basement & double detached garage. Over 2100 sq ft on 3 levels, 3 bedrooms & 4 baths. Open concept layout, with extensive upgrades. Hardwood floors throughout main level. Gourmet kitchen with quartz countertops, large center island, designer tiled backsplash, timeless and beautiful white cabinetry, corner pantry, upgraded stainless steel appliances. Large dining area with huge window and access to private backyard and double detached garage. Huge front great room with tile surround fireplace and built in shelving. Carpeted staircase leading up to 2 master suites, featuring 5 piece spa like ensuites and large walk in closets and upper laundry. Professionally developed basement with a huge bedroom with a spacious walk in closet, a 4 piece bath and a massive family room. Walking distance to amenities and public transportation. Call to view today! MLS#C4077932
EDGEMONT
SOMERSET
n
ce is d in 4
DOUGLASDALE/GLEN
ASPEN WOODS
ng ng
Executive custom built 2 storey with fully developed basement and double attached garage in showhome condition. Recently painted thru out. Total of 5 bdrms, den and 4 baths. This home has been updated over the years. Formal living and dining rm. Laminate flrs thru out main flr and ceramic tiles. Updated kitchen with centre island and breakfast eating bar, granite, designer tiled backsplash and upgraded black appliances open to eating area and large family rm with gas fireplace. French dr leading out from kitchen to a secluded deck with west backyard, shed and RV parking. Main flr den and mud rm with laundry hook up. Gorgeous spiral staircase leading upstairs to large master bdrm with 4pc ensuite with slate flrs, jetted tub, o/s shower and walk in closet. 3 other good sized bdrms and 4pc main bath. Professionally developed basement with rec rm, bdrm, 4pc bath, workout rm, 2nd kitchen/wet bar, ideal for in law suite with cork flring. Quiet location. Walking distance to park and amenities. Easy access. MLS#C4075921
CRANSTON
EXCEPTIONAL VALUE!
$664,900
Executive custom built 2 storey w/2nd floor bonus room & developed basement in showhome condition.Extensive upgrades.3 bedrooms,den & 4 bathrooms.Very bright & open plan,2 fireplaces.Hardwood floors throughout all 3 levels.Formal dining room.Gourmet kitchen with island & breakfast eating bar, granite countertops,tiled backsplash & stainless steel appliances,open to large eating area & great room & fire place & built-ins. Professionally landscaped yard with poured aggregate walk,deck,cedar fence,underground sprinkler system & hottub.Main floor den with double French door.Staircase leads upstairs to large bonus room.Large master bedroom with 5 pc spa like ensuite with soaker tub,separate shower & walk-in closet.2 other good sized bedrooms with 4 pc bathroom.2nd floor laundry room.Developed basement with bedroom/office,family & games room with bar.Double sided gas fireplace.Double attached garage.Steps from ravine.Close to schools & walking paths. Must see to appreciate.Excellent family home.Exceptional value. MLS#C4075869
ple
oors
18 or.
Let Len and Laura and their team put their extensive experience with the Calgary real estate market to work for you.
contents SEPT 9 - OCT 7, 2016 | VOLUME 16 ISSUE 09
10
20
11
ON THE COVER
Exceptional Value! in this issue
9
10
maps & extras
Neighbourhood profile
11
Aspen Woods: Luxury in Calgary’s South West
Advice
Calgary’s single-family sector becoming more balanced
16
+ online NEIGHBOURHOOD
HOME SEARCH
MORE +PHOTOS +VIDEOS +ADVICE +INSPIRATION +TRENDING
MAPS
4 YPNEXTHOME.CA
17
Trending
Forget the ‘Canadian’ housing market – it doesn’t exist
LOOK FOR THE CIRCLE
6
Editors’ Note
7
Regional maps
22 Homebuyers’ Help Mortgage Rates
Mortgage advice
Unexpected homeownership costs
What’s online
Trending now
20 Cover story
Fabulous custom-built home in Cranston a must see
WITH
DYNAMIC
14
Trending
Taxes, not basic necessities, make up largest Canadian household expense
for advertising information call 403.829.0393 next deadline: Sept. 30, 2016
advertisers’ index
PRESIDENT, YELLOW PAGES NEXTHOME
Jacqueline Hill EDITOR-IN-CHIEF/DIRECTOR OF CONTENT
CAMERON REALTY GROUP INC. Dory Cameron . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
Susan Legge DIRECTOR OF SALES
Moe Lalani
MAPLE LEAF REALTY Ken Yeoh. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
EDITOR
Wayne Karl Lydia McNutt (on leave)
RE/MAX REAL ESTATE Len T. Wong & Associates . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
MEDIA CONSULTANT
Heather Harke Phone: 403.829.0393 CONTRIBUTING EDITORS
Sonia Bell Elisa Krovblit Jackie Marchildon NATIONAL CIRCULATION MANAGER
John Jenkins
ROYAL LEPAGE REAL ESTATE Chris Zaharko . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12 EVENTS Calgary Home + Design Show . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Back Cover MORTGAGE COMPANIES PROLINK Lori Ames . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
SENIOR PRODUCTION MANAGER
Helen Pearce GRAPHIC DESIGNER
Mike Terentiev PRODUCTION COORDINATOR
Swinder Jodhka
RECREATIONAL PROPERTIES & MORE PEMBERTON HOMES Nancy Vieira . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
PRINTING
Transcontinental, LGM - Coronet FOR ADVERTISING INQUIRIES PLEASE CALL 403.461.5518
Home Guide is published by Yellow Pages Homes Limited, located at 2891 Sunridge Way NE, Calgary, AB T1Y 7K7. Home Guide is distributed throughout Calgary at free pick-up locations. This magazine carefully inspects all ads for accuracy, however, the publisher and the printer shall not be responsible for any mistakes, design errors or incorrect information which is provided by the advertiser or their representative. The advertising herein, including the photographs and all artwork, is the property of Home Guide and not that of the advertiser. The advertiser has purchased the right of reproduction in Home Guide magazine only and does not have the right to reproduce the ad in whole or in part in any other place or publication without the consent of the publisher. The entire contents of this publication are protected by copyright and are intended for the sole use of the public. The views expressed by the columnists in this publication are not necessarily those of the publication.
SEP 9 - OCT 7, 2016 | HOME GUIDE 5
Editors' Notes
ASPEN WOODS
SUSAN LEGGE Editor-in-Chief / Director of Content Yellow Pages NextHome Email: Susan.Legge@ypnexthome.ca Twitter: @SusanLegge
READ THE STORY ONLINE nexthome.yp.ca/aspen-woods
Best builder in the bunch You’ve agreed that a new home is the way to go, but you still have another big decision to make — choosing a builder. It pays to check the reputation of the builder/developer before you sign. Start by finding out how long the company has been in business. Ask a sales representative or visit the company’s website. Next, find out if previous purchasers are happy. Drive around an existing community built by the company and talk to anyone you run into during your tour.
Visit several sales offices and model suites, and get a feel for each company and the staff. Ask a lot of questions and expect to be treated with consideration and respect. No question is too “dumb.” Think twice about any development where the salespeople push you to make a decision, or where they are not happy to provide you with the information. When you do find the right home and the right home builder, making that big decision will be a whole lot easier and more enjoyable.
Looking beyond the headlines
WAYNE KARL Senior Editor Yellow Pages NextHome Email: Wayne.Karl@ypnexthome.ca
+ get social 6 YPNEXTHOME.CA
As national organizations, agencies such as the Canadian Real Estate Association and Canada Mortgage and Housing Corp. are mandated to monitor and collect data on the housing market country-wide. Media outlets (including Home Guide), naturally, report the information CREA, CMHC and the like discuss in their news releases. So when CREA reports that “Canadian home sales post third consecutive decline in July” – an eye-catching if not alarming summary – it no doubt gets widespread coverage.
But there is no need to accept such negative news as gospel. There really is no such thing as the “Canadian” real estate market. Sure, sales or prices might be down in one area, but they could be very healthy in another. What you really need to pay attention to is what’s going on in your area – to look beyond the headlines to assess what is happening where you live. It is essential, especially in times when we’re seeing wide discrepancies in market conditions, to understand that real estate is local.
Interact with us on social media: ypnexthome
Calgary & regional maps zonea zoneb zoned COMMUNITIES & MLS NUMBERS
COMMUNITIES & MLS NUMBERS
COMMUNITIES & MLS NUMBERS
STONEY TR
STONEY TR STONEY TR
CROWCHILD TR DEERFOOT TR
Monterey Park
Greenwood Greenbiar
TRANS CANADA HI
16 AV
16 AV
Abbeydale
Pt. McKay
MARQUIS OF LORNE TR Applewood
TRANS CANADA HI
OUT OF TOWN MACLEOD TR
Crestmont
SARCEE TR
DEERFOOT TR 27 Upper Scarboro
West End
766
22
Didsbury
2A 562
2 Carstairs
Cremona
Crossfield
Parkhill / Stanley Park
72
766 772
22
Garrison Green Meadowlark Park Kingsland
Carbon
567
Airdrie
9
Irricana
567
Delacourt
Dalroy
791
1
Chestermere
CALGARY
22
791
Okotoks
7
c
COMMUNITIES & MLS NUMBERS
out of town
23
Cluny
542
Bassano
Milo
24 842
540 534
Vulcan 531
Nanton 2
533
zone
547
842
Blackie
Cayley 22
Mossleigh
547
High River
541
Gleichen
Arrowwood
2A
Longview
561
817
797
549
543
SPRUCE MEADOWS TR
Hussar 1
Carseland
552 549
MACLEOD TR
Standard
22X
Dalemead DeWinton
Black Diamond Turner Valley
569
Shepard 22X
56
842
564
564
Lyalta Strathmore
Langdon
8 Bragg Creek
840
Rockyford
Keoma
566
Bearspaw 68
21
Katherine
Balzac
Cochrane
1A
Acme
Beieker
574
Roxboro
GLENMORE TR
806
581 575
Erlton Mission
527
520
Champion
529
Stavely Caramangay
Claresholm
520
SEP 9 - OCT 7, 2016 | HOME GUIDE 7
Ken Yeoh
FREE Quick OnLine Home Evaluation
403.803.8981
www. mapleleafrealty .ca
Broker/Owner
MONTHLY STATISTICS
COMMUNITY SOLD SUMMARY FOR AUGUST 2016
MONTEREY PARK WHITE HORN RUNDLE PINERIDGE
A T T SALE 0 7 0 1
TEMPLE
4
A C H E D AVG PRICE $0 $280,571 $0 $237,900
A C H E D AVG PRICE $407,200 $381,500 $364,333 $354,400
11
$369,024
City of Calgary
Jul-15
Jul-16
% change
Aug-15
Aug-16
% change
Total Sales
1,991
1,745
-12.36%
1,521
1,401
-7.56%
New Listings
2,988
2,684
-10.17%
2,553
2,516
-1.45%
Active Listings
5,134
5,710
11.22%
5,403
5,960
10.31%
Median
435,000
429,000
-1.38%
425,000
422,750
-0.53%
Average Price
476,520
485,114
1.80%
468,080
480,593
2.67%
Days on Market
40
46
15.00%
40
45
12.50%
Benchmark Price
459,100
440,000
-4.16%
N/A
N/A
N/A
Note: Calgary Metro only; includes zone A, B, C & D
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8 YPNEXTHOME.CA
$243,700
D E T SALE 5 8 6 5
Neighbourhood Profile
Aspen Woods Luxury in Calgary’s South West By Greg Donnelly
Fast facts Family structure
FAMILIES
COUPLES
SINGLES
70%
23%
7%
Own vs. rent
94%
MORE PHOTOS ONLINE
OWNERS
ypnexthome.ca/aspen-woods
LUXURIOUS LIVING can be found in Aspen Woods. This fairly new subdivision is located in Calgary South West, and began development in only 2001.
Lifestyle The location of Aspen Woods puts residents just a few minutes from downtown and close to the Rocky Mountains, making it a favourite area for wealthy professionals. Its mix of acreages and estate homes, with high-end single-family residential units, makes this neighbourhood one of the most expensive and most sought-after places to live. Vibe The affluent choose Aspen Woods because it combines proximity to all core amenities with gorgeous views, well-manicured parks and ravines and large lots with homes built by some of the Calgary’s premier developers. The rapidly growing community continues to expand with new developments still under construction. This is highend suburban living with the added
6%
benefit of still being a short hop to the city centre. Meet the neighbours With a median household income of $151,000, according to the 2006 Statistics Canada census, Aspen Woods residents are more affluent than the average Calgarian. Most residents are homeowners; according to the city’s 2014 census, 88 per cent of the dwellings are owner-occupied. In the area Recreational opportunities abound just minutes from residents’ doors. Aspen Woods is close to the Foothills and to Bragg Creek for biking, hiking or cross-country skiing. The Westside Recreation Centre is also nearby, with full fitness facilities. There are two private schools, Webber Academy and Calgary Academy within its borders. Shoppers have several options with a few malls in the area, including Aspen Landing Shopping Centre. Planes, trains & automobiles One benefit of Aspen Woods’ location
RENTERS Education levels
60%
25%
UNIVERSITY HIGH SCHOOL
15% COLLEGE SOURCE: ENVIRONICS
is the easy access to downtown via Bow Trail. It is easy to get west to the Rockies, too. Once the southwest leg of the proposed ring road is finished, it will be even quicker to get around the city. The community is at the end of the west C-Train line, with the closest stop being the 69th Street station. The good, the bad & the rest Home prices in Aspen Woods may put buying here out of the range of the average citizen. For those who can afford it, though, there is more development coming and more opportunities to find the luxury home of your dreams. There are two private schools in the area and it is close to a number of private clubs and golf courses.
Greg Donnelly is a former broadcast journalist and TV producer who now does freelance writing while doing his main job — being a stay-at-home dad to his two daughters.
SEP 9 - OCT 7, 2016 | HOME GUIDE 9
Advice | MARKET ANALYSIS
Calgary’s single-family sector becoming more balanced By Heather Ryan
RAINY WEATHER IN JULY helped put
a damper on Calgary’s real estate market with a drop in sales in all market sectors, according to Calgary Real Estate Board (CREB) figures. The detached (single-family homes) sector saw 1,111 sales in July, down 8.9 per cent from July 2015’s total of 1,220 and a drop of 13.3 per cent from the 1,282 recorded in June. On the multi-family side, the attached sales in July were 380, down 15 per cent from July 2015’s 447 and a 12.6 per cent decline from the 435 in sales in June. The apartment sales were 255 in July, a 21.3 per cent drop from last July’s 324 and down 18 per cent from June’s 311. The combined single- and multifamily sales in July was 1,746, a drop of 12.3 per cent from July 2015’s 1,991 and a 13.9 per cent fall from June’s 2,028. “Typically our markets are seasonally directed so July and August are slower months for sales,” says CREB President 10 YPNEXTHOME.CA
Cliff Stevenson. “So we saw that seasonal adjustment in July, but it was also combined with the fact that sales are still trending downward since the start of year.” Along with a drop in sales in the detached sector, the number of new listings and inventory both fell in July in year-to-year comparisons helping to keep the supply of homes on the market to under 2.45 months. The number of new listings added in July in the detached sector were 1,489, down 14 per cent from and July 2015’s 1,731, while inventory was 2,727, down 0.9 per cent from July 2015’s 2,752. “The story in the detached market is that any time our inventory is under a three months’ supply, it’s a good thing,” Stevenson says. “At 2.45 months out that’s a pretty balanced market. “The number of new listings continues to drop in the detached sector and I think it’s because people
who don’t have to sell, or aren’t electing to sell to move-up in the market, are sitting back and waiting for the market conditions to change.” Meanwhile, in the attached sector the new listings added in July were 577, a 14.5 per cent decline from July 2015’s 675, however, inventory remains high – sitting at 1,404 in July, up 23.5 per cent from July 2015’s 1,137. The months’ supply was 3.69 in July. The new listings added in July in the apartment sector totaled 617 in July, a six per cent rise from July 2015’s 582 and inventory levels were 1,554, a 24.8 per cent hike from July 2015’s 1,245, and this combination pushes the months’ supply to 6.09. “The real difference between what’s happening in the detached and the attached and apartment markets is absolutely the inventory,” Stevenson says. “The attached and apartment markets are also competing against new product coming on the market. “With the higher inventory levels and slower sales comes a softening of prices,” he adds. “But still to be down only 4.2 per cent in the benchmark price, I think you have to look at that as a positive; it shows just how resilient our prices have been.” In July the combined benchmark price was $440,000, a 4.2 per cent drop from last July’s $459,100. The detached sector’s benchmark price in July was $502,300 just $100 lower than the $502,400 in June, but down 3.4 per cent from July 2015’s $520,000. While the benchmark price in the attached sector in July was $330,800, a slight drop from June’s $331,100, but a 4.7 per cent decline from July 2015’s $347,000, and the apartment sector’s benchmark price was $277,000 in July, down 0.4 per cent from June’s $278,200, but a 6.6 per cent drop from the $296,500 in July 2015.
Trending
Taxes, not basic necessities, make up largest Canadian household expense THE AVERAGE CANADIAN family
spends more on taxes than on housing, food and clothing combined, finds a new study released today by the Fraser Institute. “Most people don’t realize it, but the average Canadian household now pays more in taxes than they spend on the basic necessities of life combined,” says Charles Lammam, director of fiscal studies at the Fraser Institute and co-author of the Canadian Consumer Tax Index, which tracks the total tax bill of the average Canadian family from 1961 to 2015. In 2015, the average Canadian family (including single Canadians) earned $80,593 and paid $34,154 in total taxes compared to $30,293 on housing (rent and own), food and clothing combined. In other words, 42.4 per cent of income went to taxes while 37.6 per cent went to basic necessities. This represents a marked shift since 1961, when the average family spent 33.5 per cent on taxes and 56.5 per cent on housing, food and clothing. The total tax bill reflects both visible and hidden taxes that families pay
“Most people don’t realize it, but the average Canadian household now pays more in taxes than they spend on the basic necessities of life combined,”
MORE TRENDING ONLINE ypnexthome.ca/news
to the federal, provincial and local governments, including income, payroll, sales, property, health, fuel and alcohol taxes, and more. Since 1961, the average Canadian family’s total tax bill has increased by 1,939 per cent, dwarfing increases in annual food costs (645 per cent), clothing (746 per cent) and housing (1,425 per cent). Even accounting for inflation over
the last 54 years, the tax bill has still increased 152.9 per cent. “Taxes help fund important government services, but the issue is the amount of taxes governments take compared to what Canadians get in return. With more than 42 per cent of their income going to taxes, Canadians might ask whether they’re getting good value for their tax dollars,” Lammam says.
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Five Year Fixed Rate
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the name synonymous w
The Montana - Premier penthouse office condo • 6,000 square feet • Unobstructed 360 degree views • 14 offices, 10 underground parking stalls
$2,800,000
47 Woodlark Dr SW
• 3 bed 1.5 bath • Beautiful landscaping • Hardwood and tile throughout
1412 75 Ave SW
• • • •
$734,500
3903 1 St NW
• • • •
Completely renovated 3000 SF 4 beds up Hardwood throughout both levels Triple oversized garage
$1,499,000
821 Riverdale Ave SW
4 bed 3.5 bath Full developed Double Detached Garage Corner lot
• $749,900
• • • •
over 4600 sq ft of development 5 bedrooms throughout corner lot brand new basement development
$1,975,000
864 East Lakeview Rd
• 5 beds 4.5 baths • Over 4500 Sq Ft developed • Huge 75’x122’ lot
$999,900
2706 21 Ave SW
• 2 bed 2 bath • Beautiful private garden • Detached o/s garage
$674,500
Chris Zaharko |
Associate Individual Agent at Royal Lepage Benchmark
#1 Individual Agent at Royal LePage Foothills 2008
us with real estate 125 Royal Oak Point NW
• • • •
Fantastic corner lot 4 bed 3.5 bath Fully finished Tons of upgrades
#2, 2410 29 St SW
• • • •
$619,900
333 3 Ave NE
• • • •
1 bed 1 bath Fantastic location Single garage 25’ x 120’ lot
• • • •
3+2 bed 2 bath Fully developed Oversized detached garage Great outdoor living spaces
252 Kinniburgh Circle
• • • •
403.253.1901 403.252.2653
4 bed 3.5 bath Over 3,300 sq ft above Walkout basement Backs onto pond
837 18 Ave SW
• • • •
4 bed 3 bath Great location steps from 17 Ave SW Original hardwood & fireplace Completely renovated kitchen
$569,900
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chris@zaharko.com www.zaharko.com
505 sq ft Studio unit Underground parking Low condo fees
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48 Copperfield Rise SE
• 3 bed 2.5 bath • Quiet street • Close to shopping & schools
$819,900
$574,000
P: F:
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$539,900
$399,900
1104 24 St NW
2 bed 2 bath 1165 sq ft Full developed basement Low condo fees
208 830 Centre Ave NE
$360,000
#601 1202 13 Ave SW
• • • •
1 bed 1 bath In-suite laundry Underground parking Walk to 17th Ave!
$199,900
Trending
Forget the ‘Canadian’ housing market – it doesn’t exist By Wayne Karl
A FEW MONTHS AGO, WE WROTE
about why 2016 was a good year to buy a home in the Canadian market. In fact, we listed five reasons: » Low interest rates » Lower prices in some markets meant opportunity » The hot markets were getting hotter » History, as in price growth, was in your favour, and » The busy spring market was about to begin Now, here we are in September… is that still the case? The latest data from the Canadian Real Estate Association (CREA) may lead you to believe otherwise. The headline of CREA’s recent release read Canadian home sales post third consecutive decline in July. Not exactly the most positive news. The headline of our own article here, Forget the ‘Canadian’ housing market – it doesn’t exist, is not meant to suggest you actually not buy in Canada. It means – and we can’t stress this enough – real estate is local. Forget the “Canadian” market. There actually is no such thing, though national agencies such as CREA and Canada Mortgage and Housing Corp. (CMHC) try to summarize market characteristics and common denominators for housing across the country. But when you a home, you don’t buy a national market, or even a provincial, regional or municipal one. You buy one property in a local market. What’s happening in your area could be completely different from that in another province, or 14 YPNEXTHOME.CA
certainly at the other end of the country. One of our favourite comments to put this in perspective comes from mortgage expert Calum Ross: “Canada represents one of single largest countries in the world and going from coast to coast, Canada is home to a very diverse group of people with local economics that are vastly different. Saying there is a Canadian housing market is no less ridiculous than saying there is ‘Canadian temperature.’” Or that traffic at one end of the country is the same at the other. So, let’s revisit why 2016 is still a good year to buy a home – with a few caveats. Beginning with: Real estate is local Next time you see a headline or report that summarizes the Canadian housing market as one thing or another, look deeper to see what’s happening in your market. When CREA says, for example, that “national home sales declined for a third consecutive month in July 2016,” look beyond the headline to see what’s going on where you live, where you either own a home or are planning to buy one. Even CREA, more and more, stresses this important distinction. “National sales and price trends continue to be heavily influenced by a handful of places in Ontario and British Columbia and mask significant variations in local housing market trends and conditions across Canada,” President Cliff Iverson says. Sure, average prices in Greater Vancouver surged 32.6 per cent yearover-year in July (ouch, affordability),
but they were down -1.5 per cent in Calgary (hello, opportunity). The upside of down prices Economies and housing sectors in markets such as Edmonton, Calgary and Saskatoon are still feeling the pinch of the extended slowdown in oil and gas. If you own a home there, that’s not the greatest news. For prospective homebuyers, on the other hand, the pause could mean an opportunity, as it actually improves affordability. Adjacent markets can benefit The Toronto and Vancouver markets have been hot for months, if not years. But there can be a downside to that – overheating. CMHC recently reported that Vancouver is now showing sufficient evidence to raise its overall assessment of problematic conditions in the housing market there to “high.” And it’s not in just single-family
Economies and housing sectors in markets such as Edmonton and Calgary are still feeling the pinch of the extended slowdown in oil and gas – which actually improves affordability.
NATIONAL AVERAGE PRICE MAP Newfoundland & Labrador 1 $252,846 2 v $275,972
BC 1 $663,411 Alberta 2 v $608,294 1 $403,666 2 v $394,977
Saskatchewan
Manitoba 1 $275,914 2 $273,164 v
Quebec Ontario
1 $303,414 2 v $306,641
1 $517,831 2 v $454,498
1 $284,662 2 $278,328 v
Prince Edward Island 1 $180,427 2 $171,140 v
LEGEND
Nova Scotia
= July 2016 price levels 2 = July 2015 price levels v
New Brunswick
1
2 $168,412 v
1 $164,961
1 $221,689 2 v $224,232
SOURCE: The Canadian Real Estate Association
homes; the worrisome characteristics are now surfacing in townhomes and condos, too. Canada’s other ultra-hot market, Toronto, is causing a spillover into adjacent areas. Hamilton is attracting buyers who have been priced out of the Toronto market, in search of more affordable homes. And to the east, Durham Region is benefiting from a similar trend. “Oshawa is the hottest market right now… attracting first-time buyers and others, since the price point is about 50 per cent lower than average prices in Toronto,” says Dana Senagama, principal market analyst for Toronto.
Housing types and marketing strategies Government land-use regulations are playing a role in eroding affordability. In Ontario, for example, policies such as the Places to Grow Act have limited the availability of serviced land for ground-oriented houses, which is contributing to fast-rising prices. While builders lobby government to wake politicians up to the unintended consequences of such policy, they are also trying to make homes more affordable by expanding the housing types they bring to market. Some companies, trying to do their part to address affordability, are even
getting creative in how they market their properties, through innovative programs and down payment options. Low interest rates Yes, interest rates are still in your favour. In its most recent announcement on July 13, the Bank of Canada again held the maintained its target for the overnight rate at 0.50 per cent – where it has been since July 2015. Experts are now saying rates won’t begin to inch up from these historical lows until well into 2017. The BoC’s latest interest rate announcement was Sept. 7. SEP 9 - OCT 7, 2016 | HOME GUIDE 15
Advice | MORTGAGE ADVICE
Unexpected homeownership costs GST/HST New homes are subject to GST or HST on top of the purchase price. This, however, does not apply to resale properties.
By Alyssa Furtado
MORE ADVICE ONLINE ypnexthome.ca/news/advice
THE JOURNEY TO HOMEOWNERSHIP
takes patience and years of diligent saving. While it starts with a down payment, there can be unexpected costs that come up as a surprise. Prospective homeowners need to set aside money in addition to the down payment. Here are some unexpected costs to plan for: Inspection and appraisal fees Home inspections should be conducted to check for major issues prior to buying a new property. Inspections, which cost up to $700, assess conditions including the foundation, heating, roofing and electrical. Mortgage lenders may require an appraisal to corroborate the value of the property against the amount being borrowed. Expect to pay around $200 for the property valuation. A property survey may also be necessary to verify boundaries and measurements of the land being sold, which can cost $1,000. Legal fees Legal representation is needed to ensure that all required documentation is processed in a timely manner. A lawyer will handle mortgage details, conduct a title search to ensure that the seller of the property is the owner, register a new title, and hand over the keys. Expect to pay up to $2,500. Mortgage insurance Mortgages issued with down 16 YPNEXTHOME.CA
payments less than 20 per cent incur a one-time insurance premium against payment default. Canada Mortgage and Housing Corp. mortgage insurance covers the lender and can cost between 1.8 to 3.6 per cent of the mortgage principal. In lieu of a single payment, lenders allow the premium to be added to the mortgage, subject to the same interest rate of the agreement. The premium can cost you thousands of dollars. If a down payment under 20 per cent is unavoidable, try to get the best mortgage rates to maximize savings on interest. Home insurance Home insurance protects the property and its contents in case of damage or theft. It also provides liability protection in case of injury. Home insurance isn’t regulated in Canada so it’s important to know what a policy covers. Depending on the provider, premiums can be paid monthly or via a lump sum for the year. Land transfer tax A land transfer tax (LTT) is charged whenever a property changes hands. While the amount varies across each province, the LTT is calculated as a percentage of the purchase price of the home. Some municipalities, like Toronto, also charge a municipal land transfer tax and will increase the final purchase price. In British Columbia and Ontario, rebates are available to lessen the impact of the tax for firsttime homebuyers.
Property taxes Property taxes can amount to a few thousand dollars. Divide the amount by 12 to gauge the impact of the additional monthly payment. Also consider a probable increase. Recurring monthly costs, maintenance, and renovations Monthly charges should be budgeted and can include utilities, condo fees and connections to services such as cable and Internet. A larger new home could cost more to heat and cool. The costs to renovate a kitchen or to repair faulty plumbing can add up quickly. While maintenance may not be necessary in a given year, repairs are inevitable. It’s a good idea to set aside three to five per cent of the home’s purchase price for ongoing maintenance and upgrades. The bottom line From an assortment of fees, taxes and insurance to regular maintenance, hidden home ownership costs can come as a surprise. Set aside extra funds to cover these expenses. The last thing you want is to come up short on unexpected charges and have a deal on a dream home fall through. RateHub’s mortgage payment calculator provides a reliable estimate of the cash needed to accommodate for extra costs. In addition to including land transfer taxes and lawyer fees, the calculator also presents a clear view of monthly expenses and payments needed to pay off the mortgage loan. Alyssa Furtado is founder and CEO of RateHub.ca, a website that compares mortgage rates, credit cards and deposit rates with the goal to empower Canadians to search smarter and save money.
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Each listing tastefully staged to show its very best. Always professionally marketed on MLSÂŽ Listing commissions from 1%. Honest straight-talk, no gimmicks, no pressure.
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“Dory staged our house. We listed on Friday and sold on Monday. Our last realtor had it listed for two months and couldn’t sell it.” K.L.H. from Gleneagles, Cochrane “I was amazed at the staging presentation for the sale of our house! The end result was you getting us higher than list price! Thanks again, Dory!” E.T. from Haysboro “My house had been listed for a couple of months with another realtor but that realtor didn’t sell it. Then Dory did a great job staging my house so it would appeal to fi first-time rst-time buyers and that is exactly who bought it. She sold my house the same day it went on the market. I would recommend her to anyone.” E.N. from Copperfi Copperfield eld “I thought realtors were cut and dried. Then we met Dory. Wow! We wouldn’t have been able to sell for the price we did without her services. We sold the fi first rst day .“ K.N. from Beddington “Dory staged my home and it sold in a week for thousands more than other realtors had evaluated my home for”. D.V. from Willow Park
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Feature Property
cover story
Fabulous custom-built home in Cranston a must see By Heather Ryan
JUST STEPS FROM THE RAVINE
and Fish Creek Park and close to schools and shopping, this fabulous executive custom-built home located in a mature estate area of Cranston is a must see. “This is an exceptionally wellmaintained home that is in showhome condition featuring numerous upgrades and built-ins throughout,” says Len Wong, ReMax Len T. Wong & Associates Real Estate. “It has a total of four bedrooms, 3.5 bathrooms and a second floor bonus room so it’s an excellent family home, and it presents a bright 20 YPNEXTHOME.CA
and open main floorplan and fullydeveloped basement, which is great for entertaining. “It’s also rare to find a home that has all three levels with hardwood, which is idea for people with allergies and pets,” Wong says. “And, the backyard has a cedar fence, a hot tub and a Trek deck, so it’s maintenancefree. The location is also incredible; it’s in a quiet estate area, steps to the ravine and walking paths and in walking distance to the school.” From the curb, this 2,562 sq. ft. two-storey presents an eye-catching look with beautiful landscaping,
poured aggregate walkways and wide welcoming stairs that lead to a covered porch. The front entry makes an impression with its stunning front inlaid glass door that is surrounded by windows ensuring plenty of light. It offers substantial space for greeting guests and features a tile floor, which quickly transitions to a richly toned maple hardwood floor. You’ll also love the nine-ft. ceilings which create a sense of grandeur. Just off the entry is a spacious formal dining room, and a wall with a large rounded opening helps establish
a sense intimacy for the dining room, but also gives the entry its own sense of space. Across from the dining room, double glass french doors open to a main floor office. At the rear of the home is an expansive great room featuring two massive windows to ensure plenty of natural light and a gorgeous floorto-ceiling built-in that surrounds a gas fireplace with space above for a big flat screen TV and shelving all around it. The great room is open to a chef’s kitchen that has a large exotic granite-topped island with raised breakfast bar at its heart. The kitchen serves up numerous maple cabinets, granite countertops, tile backsplash with a decorative inlay, stainless steel appliances and a corner pantry. Across from the kitchen is a dining nook, which also has plenty of windows and a door that leads to the back deck expanding your entertain space to the outdoors. Going upstairs, owners will adore the master bedroom retreat that provides space for king-size furniture and a spa-like ensuite that features a soaker tub, long vanity with dual sinks and side make-up table, separate shower and a walk-in closet. A large bonus room, two generous size bedrooms, a fourpiece bathroom and a laundry room complete the upstairs. The home also has a fully developed basement with a huge family room and games area with a bar and a wall-to-wall built-in, a double-sided gas fireplace, a fourth bedroom and a full bathroom. Outside, you can relax and soak up the tranquil feel on the huge deck or in the hot tub, and you’ll appreciate the professionally landscaped yard with underground sprinkler system. The home also has a double attached garage. For more information on this estate home in Cranston, contact Len at len@lentwong.com or call 403.287.4888. You can also visit calgaryhomesearch.com or calgaryluxuryhomesearch.com SEP 9 - OCT 7, 2016 | HOME GUIDE 21
Buyers’ Resources | MORTGAGE RATES
Compare mortgage rates for your best deal CHARTERED BANKS
variable
6 months
1 year
2 years
ATB Financial
2.6000
4.0000
2.9400
2.2900
2.4400
2.4900
2.5900
Alterna Bank
2.4500
4.0000
2.7900
2.3400
2.4000
2.6900
2.4800
3 years
4 years
5 years
Alterna Savings
2.4500
4.0000
2.7900
2.3400
2.4000
2.6900
2.4800
Bank of Montreal
2.9000
4.2000
3.0900
3.1900
3.5900
4.0900
4.9400
Bank of Nova Scotia
2.7000
4.5500
3.2900
3.0900
3.3900
3.8900
4.4900
CIBC Mortgages
2.7000
3.1400
2.8400
2.7900
3.3900
4.0900
4.7900
Caisses Desjardins
2.7000
4.4000
3.1400
3.2400
3.3900
3.8900
4.7400
Canadian Western Bank
2.9000
4.0000
3.1400
3.0400
3.6500
4.2000
4.7400
Canadian Western Trust
2.9000
4.0000
3.1400
3.0400
3.6500
4.2000
4.7400
Comtech Credit Union
-
6.2000
2.8400
2.8900
2.9500
2.9900
2.8900
DUCA Financial Services
2.5000
-
2.8900
2.7900
2.7900
2.9900
2.4900
Effort Trust
-
4.4500
3.3500
3.5000
3.7000
4.3000
4.3500
Equitable Bank
-
-
3.1400
3.0400
3.6500
4.3900
4.6400
First Calgary Financial
-
4.0000
2.8900
2.8900
2.4400
2.7900
2.5400
First National Financial
2.3500
3.1000
2.2900
2.2400
2.3900
2.4900
2.4900
FirstOntario Credit Un.
2.5000
4.2400
2.6900
2.2400
2.3400
2.4400
2.4900
HSBC Bank Canada
2.8000
4.4500
3.1400
3.1400
3.3900
4.0900
4.6400
Home Trust Company-Agent
2.5000
3.9500
2.6900
2.1400
2.3400
2.5900
2.4900
ICICI Bank Canada
3.0500
-
2.8400
2.8400
2.8400
2.8900
2.8900
Investors Group Trust
2.7000
4.2000
3.1400
3.0900
3.3900
3.8900
4.7400
Laurentian Bank Canada
2.7000
4.4000
2.8900
2.8400
3.3900
3.8900
4.7400
League Svgs & Mortgage
-
4.4500
2.9900
2.5900
2.7900
2.6900
2.6900
Libro Credit Union
-
3.7500
2.6000
2.6500
2.6900
2.6900
2.6900
London Life
2.7000
4.2000
3.1400
3.0900
3.3900
3.8900
4.7400
Luminus Financial
3.2500
-
3.2500
3.2000
3.6500
4.0000
4.5000
Manulife Bank
2.6000
4.4500
3.0000
2.9400
2.8400
2.7900
2.8900
Manulife Trust
-
4.4500
3.0000
2.9400
2.8400
2.7900
2.8900
Meridian Credit Union
2.4000
4.0000
2.8400
2.7900
2.6400
3.8900
2.4900
National Bank
2.7000
4.4000
3.1400
3.0400
3.3900
3.8900
4.7400
PACE Savings & Credit Un
-
5.0000
2.9900
2.6900
3.4900
3.9900
4.5400
Parama Credit Union
2.6500
-
2.8000
2.8500
2.9500
3.0500
3.1500
Peace Hills Trust
-
4.5000
3.1500
3.5000
3.7500
3.8500
3.9500
President's Choice Fin'l
2.7000
6.1900
3.1400
2.7900
3.3400
3.9900
4.4400
Rapport Credit Union
2.8500
6.0000
3.0900
3.0400
3.5000
3.0400
2.9900
Royal Bank of Canada
2.7000
3.1400
3.1400
3.0400
3.6500
4.3900
4.6400
Steinbach Credit Union
-
-
2.3900
2.3900
2.3900
2.4900
2.4900
T-D Mortgage
2.7000
3.1400
2.9900
2.8400
3.3900
3.8900
4.5400
Tangerine
2.7000
-
3.1900
3.2400
3.4900
3.6900
3.7900
WFCU Credit Union
-
4.4500
3.0000
3.0400
3.6500
4.3900
4.6400
Your Neighbourhood C.U.
-
-
2.7990
2.8900
3.0900
3.1500
2.9400
ONLINE CALCULATOR ypnexthome.ca/mortgage-calculator PREPARED BY CANNEX ON SEPTEMBER 1, 2016 This information is current as of the date and time posted and is subject to change without notice. © Copyright 2016 CANNEX Financial Exchanges Limited. All rights reserved.
22 YPNEXTHOME.CA
Nancy Vieira Call Nancy Direct (250) 514-4750 for Victoria & Southern Vancouver Island
$249,900 Lot 3 Mark Lane Ocean view Building Lot in beautiful Willis Point area.
PORT RENFREW
$210,000 2 bed / 2 bath Ocean & Mtn Views from this well located home.Walk to beach or store!
CENTRAL SAANICH
$99,900. Recreation lot, room for 40 ft unit. Sandy beach and private moorage.
PORT RENFREW
LAKE COWICHAN
ISLAND LIVING AT its BEST! Make this the best move of your life!
$350,000 Spectacular ocean views, oceanfront recreational property in co-op with 480 sq. ft. Park Model next to Botanical Beach.
COBBLE HILL
EAST SOOKE
$775,000 6.89 acre riverside paradise with log home and rental cabins.
$950,000 Revenue oceanfront property, forested acre with cove. Three rental units in private 3 storey home and boathouse (cabin) with lovely views of Sooke Basin.
$459,900 1 bedroom with loft and den. Seaside bliss on the west coast ocean front!
PORT RENFREW
SOOKE $449,900. 10 Acres with panoramic ocean and mountain views road access to site and drilled well.
$498,000 ALR RIVERSIDE level 65 ACRES on Gordon River located on Southern Vancouver Island
$930,000 11 acres zoned for 4 houses! Private oceanfront, Cove with beach.
SOOKE
PORT RENFREW
$379,900 Perfect Revenue holding property. Renovated 2 bedroom home, .22 ac, walk to town core.
SOLD
VICTORIA-HIGHLANDS
SOOKE
EAST SOOKE
SOLD
$1,180,000 2800 sq ft west cpast craftsman timber frame home on 5 private acres. Adjacent to Eagles Lake and walking trails. 7 mins to all amenities.
$1,600,000. 11 bed / 9 bath To say that Forest Reflections is not your average home is an understatement. Custom built with great attention to detail utilizing materials from the actual property. I am honored to present this estate a place to nurture your soul. Swim with the rainbow trout in your own 50’deep lake with its crystal clear spring fed water with sandy beach. This distinctive property includes private wing, carriage house and caretaker’s home. The end result of all the hard work is a true estate has been created. 15 minutes to amenities, one hour to Victoria.
Virtual tours at www.nancyvieira.com • info@nancyvieira.com •Toll Free 1.800.665.5303 Victoria 250.384.8124 • West Shore 250.478.9141 • Sooke 250.642.3240 • Duncan 250.746.8123
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