November marks a rise in sales
The November housing market was spurred by a rise in sales, particularly in the lower price ranges.
Sales totaled 1,411 units in November, an increase of 15 percent over last year. This is comparable to longer-term averages for the month of November. Improved sales activity occurred in each of the housing segments, with most of the gains occurring in homes priced under $500,000.
"The combination of improved confidence and pending mortgage rule changes have likely contributed to the stronger sales activity this month," said CREB® chief economist Ann-Marie Lurie. According to Lurie, the last time that sales activity rose to long-term averages for the month was October 2016, when the stress test for high-ratio loans was first announced.
"Moving forward, we will continue to monitor shifts in demand as improving economic conditions should help offset the impact to the housing market after the new lending policy comes into force in January," said Lurie.
The largest gains in the detached sector were in the $300,000 - $399,999 price range, while the apartment and attached sectors saw the largest gains among homes priced below $300,000.
"We have seen some improvements in confidence with many of our clients. There are some concerns regarding the changes in the lending market, but there is also a significant amount of confusion regarding how it will affect them," said CREB® president David P. Brown.
"For a lot of buyers, they are interested in taking advantage of the choice in the market at all price ranges."
The rise in sales relative to new listings improved this month, helping ease inventory levels over the previous month and keeping the months of supply relatively stable. However, the amount of supply relative to the sales in the market remains elevated. This continues to weigh on prices.
Citywide benchmark prices totaled $436,700, 0.50 percent below last month, but 0.46 percent above last year's levels.
Both median and average prices recorded a more significant decline compared to last year. This should not come as a surprise, as more sales in the lower price range this year compared to last November would cause a more pronounced drop in average and median prices.
Prices remain similar to last year but ease in October 2017.
October's housing market conditions closely echoed previous month's trends with easing sales, rising inventories and downward price pressure. Like last month, the monthly activity was not enough to derail gains that occurred earlier in the year.
October sales and inventories totaled 1,467 and 6,463 units for a month of supply of 4.4. Several months of elevated supply in comparison to demand has weighed on pricing over the past several months. The city-wide unadjusted benchmark price in October totaled $438,900, 0.6 percent below last month, but comparable to last year.
"While economic activity has improved in 2017, it will take some time for this to translate into housing market growth.
There have been employment gains, but most of this has occurred in areas with traditionally lower income," said CREB® chief economist Ann-Marie Lurie.
"We also continue to face weak migration, higher lending rates and changes to lending policy. The combination of these factors is impacting housing demand, which is prolonging the pace of recovery."
Resale inventory gains occurred in each product type and across most districts in the city. The largest gains were in districts with substantial new development growth.
In the detached segment, the largest number of units added to inventory occurred in the $300,000 - $500,000 price range. This represents nearly 42 percent of all detached inventory. 62 percent of the inventory in the city-wide market is priced below $500,000.
"There is far more product availability in the lower price ranges now compared to several years ago," said CREB® president David P. Brown.
"This provides more options for potential buyers concerned about their purchasing power given all the changes in the lending market."
The largest monthly price change occurred in the apartment condominium sector which recorded an unadjusted monthly decline of 0.8 percent, resulting in a 13 percent spread over monthly highs recorded in 2014.
Despite some recent adjustments, prices in the attached and detached segments remain relatively stable compared to last year.
Click here to view the full City of Calgary monthly stats package.
Click here to view the full Calgary region monthly stats package.
Inventory increases and sales drop in September, but overall sales for the year remain higher than last year.
Strong gains in the first-half of 2017 have put the Calgary year-to-date sales at seven percent above last years' levels and 11 percent below long-term averages, but challenges remain with easing sales and rising new listings.
Inventories rose across all property types to 6,861 units, while both apartment and attached-style properties saw the highest inventory on record for the month of September.
"The recent rise in inventories is preventing further price recovery as sales activity has moderated over recent months.
This does not come as a surprise as sales activity is expected to remain modest by historical standards until more substantial economic improvements take hold," said CREB® chief economist Ann-Marie Lurie.
"Some may consider this a setback, but it is important to note that recent movements are balancing out the higher than expected gains that occurred in the first half of the year."
New listings in September totaled 3,266 units, a year-over-year gain of nearly 10 percent.
"There are several factors influencing new listings. Given the falling prices over the past two years, some sellers were waiting for market conditions to improve prior to listing their homes. More stability in the market has prompted many of those sellers to no longer delay their listing decision," said CREB® president David P. Brown.
"In some segments, rising new home inventories are also impacting total housing supply. Ultimately, prices are affected.
However, this inventory also opens up an opportunity for buyers to step up into a home that was financially unattainable."
As of September, unadjusted benchmark prices totaled $441,500. This is 0.2 percent below last month, but nearly one percent above last year. Downward price pressure this month occurred across most product types. However, year-to-date benchmark prices in the detached sector remain comparable to last year.
Prices in the detached sector remain relatively stable compared to last year. Condominium apartment prices remain four percent below 2016 levels and twelve percent below 2014 highs. This sector continues to struggle with price declines resulting from excess supply as months of supply pushed above eight months.
These days, with many homebuyers searching for their new homes online, many people wonder about the effectiveness of an open house. While some consider open houses to be an outdated practice, it can actually be a rather effective tactic, if done correctly. Here are 8 ways to make sure your open house is a success.
1. Stage Your Home
Staging your home is a critical step that allows anyone walking into your home to imagine themselves living there. When you stage your home, it should be a neutral environment. While it may be difficult to do, declutter your home and depersonalize it, removing personal items (such as family photos). Remove anything that might be considered controversial. Take the time to clean up. Steam clean carpets (which freshens them and removes odors). Pick up area rugs to show off wood flooring. Clean counters, sinks, and cabinets. Leave on the lights. You may want to consider a fresh coat of paint as well.
2. Take Advantage of the Internet
Since homebuyers are on the web anyway, utilize the internet to advertise your open house! There are some real estate sites (like Zillow) on which you can post your open house for free. Real estate agents have the advantage of being able to advertise your open house on other popular real estate sites as well. When you post, make sure you have plenty of high-quality pictures to go along with the information.
3. Don’t Be Afraid of Signs
Even though many people rely on GPS to get where they need to go, never underestimate the power of “Open House” signs. And don’t be afraid to place several, helping potential buyers to easily find your house (especially if you are located off of a main road). Your open house signs may even attract potential buyers who may just be driving by and haven’t seen your house online. You never know who will see your home as their dream home.
4. Invite the Neighbors
Oftentimes, people get irritated by nosy neighbors. Your open house is exactly the time you want them to be checking out your home. Invite your neighbors to your open house. They may know of someone looking to move to the area (family, friend, or otherwise), and may be willing to recommend your home to them. Think of them almost as your scouts. Nosy neighbors will be the first to tell their friends about the amazing kitchen counters or bathroom remodel that you had done months ago. Consider sending your neighbor's personal invitations or fliers. Or, if you prefer, send an email or personalized electronic invitation.
5. Lock Up Valuables
Before allowing potential buyers into your home, make sure you secure your valuables (and any medication). Even though you might like to think that everyone entering your home is there as a potential buyer, thefts can happen. Pharmaceutical theft is one of the biggest. Make sure your medicine cabinets are clear. Dispose of any medications you no longer need and lock up the ones that are in use (or take them with you). Also, be sure to lock up anything else that may tempt someone, such as jewelry, cash, credit cards, or one of a kind knickknacks.
7. Take Off
With a real estate agent helping you sell your home, there is no reason for you to be present during your open house. In fact, it may be more beneficial if you take off. Pack up the kids, and the pets (if you have any) and go for a drive, visit with friends/family, or head to the park. This will lessen the stress on potential buyers, and help them to feel as though they can speak freely and candidly with the agent. If you can, take your pets items with you (dishes, litter box, etc.). If not, make sure they are spotless.
8. Leave Informational Packets
Make sure you leave informational sheets for potential homebuyers to take home with them. If they are looking at multiple houses, having information easily accessible about your home will help them to more easily recall it. Consider such things as property details, community information, and information regarding the school district.
9. Provide Some Treats
Providing freshly baked treats has two advantages. One, it creates an inviting, enticing aroma, and two, your potential buyers have a delicious snack to enjoy while they tour your home. With a special treat, potential buyers are sure to remember your property.
Growth in new listings outpaced sales preventing inventory declines
Sales posted a modest gain in August, but a rise in new listings kept inventory levels elevated.
Inventories totaled 6,624 units, where over half were comprised of attached and apartment-style properties. While inventories were 16 percent higher than August 2016 levels, the slight rise in sales prevented further gains in the months-of-supply, which remain just above four months.
"Employment growth is contributing to the stability in sales activity, but it is not enough to meet the recent rise in listings and make a substantial dent in inventory levels," said CREB® chief economist Ann-Marie Lurie.
"Unemployment rates remain elevated and job growth is mostly occurring outside the energy sector, slowing the recovery process. Broader economic improvements will be required prior to it translating into substantial improvements in the housing market."
The second month of higher inventories compared to sales weighed on prices for the month. The unadjusted city wide benchmark price totaled $442,300 in August. This is 0.3 percent below last month but remains nearly one percent above last year's levels. Overall total residential prices remain four percent below peak levels.
"Buyers have several options in this market, and sellers need to continue to be realistic regarding the price they expect to receive for their home," said CREB® president David P. Brown.
"While some of the buyers are re-entering the market, they are also considering all of their options prior to making a commitment."
The pace of growth in detached sales has closely matched new listings this year. However, inventory levels continue to remain at 3,280 and months of supply pushed up to 3.32. Recent gains in months-of-supply prevented further gains in prices this month. Detached prices totaled $510,900 in August. This is slightly lower than last year, but 1.5 percent above last year's levels.
With over seven months-of-supply, the excess supply continues to weigh heavily on the apartment condominium sector. As of August, the benchmark price totaled $263,300. This is one percent below last month and three percent below last year's levels. Downward price pressure in this sector is expected as supply levels remain elevated in the new, resale and rental market.
CREB® forecasts a process of recovery for the remainder of 2017
The first-half of 2017 marked a shift in Alberta's economy from recession to recovery, with conditions supporting stability rather than expansion.
"Economic challenges continue to exist, as high unemployment rates, weak migration levels and more stringent lending conditions are weighing on the housing market," said CREB® chief economist Ann-Marie Lurie.
"This will continue to cause some adjustments in the housing market for the remainder of this year. However, this is not expected to offset earlier gains supporting general stability in 2017."
Resale sales activity is expected to total 18,401 units in 2017, a 3.3 per cent improvement over last year. The pace of growth is slightly faster than originally anticipated, due to the stronger growth that occurred in the first half of the year.
"We saw many of those consumers who delayed any purchasing decisions willing to re-enter the market as concerns regarding the economy eased," said CREB® president David P. Brown.
"More potential buyers on the market helped move some of the product in inventory and started to create some price stability."
Improvements in the supply demand balance, primarily in the detached and attached sector, caused prices to start to trend up. Demand growth through the remainder of the year is expected to ease relative to inventory levels. This should prevent further substantial shifts in pricing. Overall, annual city wide prices are expected to remain at levels comparable to last year.
Despite generally improving trends, difficulties continue to exist in the condo-apartment ownership market. Rising sales cannot keep pace with the growth in new listings, keeping supply levels high and placing continued downward pressure on prices. This area of the housing market will likely continue to face challenges well into next year, as it will take time to absorb additional inventory in the resale, new and rental markets.
"Improvements in the labour market are supporting the shift in the housing market this year. However, activity over the past two years was amongst the weakest we have seen since the financial crisis," said Lurie.
"While the shift is welcome news for many, we continue to expect that process of recovery will be slow and dependent on the property type and location within the market."
For more information, please refer to the CREB®'s 2017 Economic Outlook & Regional Housing Market Mid-Year Update found here.
The sun is out, the clouds are gone and summer is finally upon us—a much-needed reprieve after the winter!
Canada Day (July 1)
As You Like It (June 20- August 27)
Spruce Meadows North American Tournament (July 5 – 9)
Security is important all year round but during the summer months especially, property crimes and break-and-entries tend to spike. Warmer weather means people are more likely to leave their windows open, their patios unlocked and their houses unattended.
Posted in: Home Staging
If you’re preparing to sell your home, you’ve probably heard the term “staging” thrown around. Staging your home involves creating a space that potential buyers want to make their own. Your home will essentially “speak” to them. With appropriate staging, you are much more likely to sell your home in a short period of time and for the price you want. Here are 7 home staging tips to help you create the perfect environment that will call out to potential buyers, and make them want to make your home theirs.
Eliminate the Clutter
We all have stuff that we’ve collected over the years. They might be knickknacks that you have displayed in a curio cabinet or it could be a few extra pieces of furniture. You could have a cabinet on which random things collect. You might love all of your unique items, but they tell visitors that the house is already occupied. They need to be able to envision themselves there. Excess clutter also gives buyers the impression that your house doesn’t have enough space. Remove anything you can live without and don’t bring anything new in unless you get rid of a couple of other items.
Along with clearing up clutter, take a look at your floors. Finish any unfinished hardwood flooring. Any missing floorboards should be replaced. If you have carpets, have them steam cleaned. Not only will this give your carpets a fresh look, it can help to eliminate pet odors.
Rearrange the Furniture
You’d be surprised at how much bigger you can make a room look with a bit of strategic furniture rearranging. Don’t shove your furniture up against the walls. Instead, float pieces away from the wall and organize them into groupings. This can be especially effective in the living room where you can organize furniture in a group optimized for conversations. Just make sure that traffic flow is obvious.
You can also move some pieces from their traditional locations and give them a new purpose. An armchair from the living room can make a great addition to a large master bedroom. An often ignored small table can be placed in front of a window and decorated to be rebranded as a writing table.
Transform Extra Rooms
If you have a room that just seems to be a catchall for random junk, now is the time to get creative. Turn the “junk” room into a room with a purpose. Depending upon its size, you can turn it into a reading nook, an office or even a spare bedroom. You don’t have to go out and buy expensive furniture to do this. You can use some of the extra furniture and pillows you have around your house.
Lighting can go a long way in making your house look warm and inviting to prospective buyers. The problem is that most homes are not lit properly. This can be fixed quite easily by increasing the wattage of the bulbs in your current fixtures. You should also aim for a mixture of overhead (or general), task and accent lighting in each room.
Make Some Updates
Now, you don’t need to go crazy with major updates. A few small updates here and there, though, can make a huge difference. Paint is one way you can do this. Neutral colors in the living room can instantly update outdated finishes. You are not limited to whites or off-whites. Tans and even softer blue/green colors in a larger area can completely transform a space. Try a darker tone in a bedroom or dining room for a more intimate feel. If you aren’t comfortable doing the entire room, aim for an accent wall to bring attention to a cool feature like a fireplace or built in bookcase. Painting smaller rooms, such a small kitchen and a small dining room, the same color can help to make the area look bigger.
Along with fresh paint, take a look at your cabinets and cupboards. Do they give away the age of your home? You don’t have to install brand-new cabinets and cupboards just to generate more offers. You can simply replace the doors and the hardware with something more modern.
A little bit of accessorizing can make your home feel cozy and appealing. There are a variety of ways to do this. For one, you can get creative with wall hangings. Rather than hang them in a straight line at the same height, stagger them. Accessories on tables are preferable in odd numbers. Group similar items together, but make sure they vary in height and width. Decorate tables with fresh flowers from your yard. You can also transform your bedroom simply by adding rich linens and soft colors.
Don’t Forget the Outside
So many people focus on staging the interior of their home that they forget about the outside. Declutter and clean up the yard. Small porches can be enhanced with a welcome mat and a few potted plants. A larger porch can be more appealing with a couple of pieces of furniture and some lights. A back porch, deck or balcony can be dressed up in a similar manner. A few cozy rocking chairs or a porch swing, a dining table and chairs, and a hammock in the back yard can give off the impression that your home is a quiet, cozy place to be.
Staging your home gives your potential buyers a glimpse into the possibilities that the house has. They are afforded the ability to really imagine the home as their own. With everything appropriately staged, your home is likely to sell quicker and for the price you want.
We offer Home Staging solutions - Contact us to find out how we can help sell your home beautifully.
Posted in: Market Updates
Posted in: Home Buying
Buying a house is one of the single biggest financial decisions you will ever make. While it’s nice to daydream about your perfect home and scour the internet for available houses in your desired area, there’s a lot that goes into the process. Here are 8 tips for homebuyers to help you navigate the process.
Make Sure You are Prepared
Buying a home isn’t something you can just jump into. There is a certain amount of prep work that goes into the process. You need to have money saved up for a down payment. You may need to raise your credit score. The minimum you should be aiming for is a 680. Your lender will require a significant amount of documentation, such as pay stubs, a letter from your employer and bank statements. All in all, if you are not ready now, you should give yourself at least 12 months to prepare. Please give me a call if you need help finding out how ready you are.
Determine How Much You Can Actually Afford
Based on your information, a lender may preapprove you for a certain amount. That doesn’t necessarily mean that you need to go out and buy a house as close to that amount as possible. There are many factors that need to be taken into consideration. This includes your income, your current debts, your regular spending habits, homeowner’s insurance, taxes and more.
Figure Out What You Need and What You Want
Before you even start shopping around, create a list of things that you absolutely have to have, along with those that you can be more flexible about. For instance, maybe you have to have a garage or a basement, but you can live with carpeted floors instead of hardwood. It’s always possible to make some changes at a later date.
Think Long Term
Don’t think about what you need for your life right now. Think about what your life in the future. Do you plan on keeping the same job? Do you want to have kids? A house is a big investment. Make sure that you can see yourself still in that home with these changes in 5 to 7 years.
Don’t Get Deterred by Necessary Fixes
Some things, like the color of the walls in a bedroom, can be easily fixed with a new coat of paint or some wallpaper. But other projects, such as cabinetry or redoing the bathroom, have a much bigger price tag attached, especially when you add in the cost of labor. Don’t let that deter you from buying a house. Instead, factor the costs into the purchase price and see if it’s still within your price range.
Purchase Price is Just a Part of the Picture
The cost of the house is just one part of the picture. There are several other costs that get tacked on. You have homeowner’s insurance, property taxes and maybe even HOA fees to consider. Along with these, you also have to think about the cost of maintenance and repairs. Make sure you compare. Just because a house is less expensive doesn’t mean that it will automatically cost you less every month. A cheaper house may have higher property taxes that makes it more expensive each month that a more expensive house with lower property taxes.
Down Payments and Closing Costs
You will need to factor in down payments and closing costs. There have been several recent changes. For homes costing $500,000 or less, you can expect to have to put down a minimum of 5%. Closing costs vary. They can include such things as legal fees, home inspections and more. Make sure you budget appropriately for these items.
You Don’t Have to Buy a House Right Now
Being a homeowner is part of the American Dream. But that doesn’t mean you have to buy a house right now. Buying a house is a huge decision, and it’s not for everyone. There are so many things to keep in mind. Maybe you want the freedom to explore around a bit before you settle into an area. Be honest with yourself and what you really want before you make such a major financial investment.
If you are interested in buying or selling your home please contact me so we can evaluate your readiness together.
Categories: Buying | Buying a Home | Buying a Secondary Suite Home | Buying Your First Home | Downsizing Your Home | For the first time since December 2014, Calgary’s residential unadjusted benchmark prices improved over the previous month. | Home Buying | Home Staging | Improved sales to new listings ratio reduces inventory gains | info | infographic | Inforgraphic | Market | Market U | Market Updates | Real Estate Updates & Insights | Selling | Selling Advice | Selling Advice & Tips | Selling Your Home | Selling Your Home Tips | Tips from Travis