The Calgary Real Estate Board released the latest statistics, saying, as we transition into winter, Calgary’s housing market is following typical seasonal trends, with activity slowing compared to the fall. However, year-over-year demand remains relatively strong. In November, increased sales in detached, semi-detached, and row homes offset a decline in apartment condominium sales. The 1,797 sales for November mirrored last year’s levels and remained 20 per cent above long-term trends for the month.

The significant shift lies in supply. Inventory levels rose to 4,352 units in November, a notable increase from the 3,000 units reported last year. Despite the recent gains, inventory levels remain below long-term trends for the month.

“Housing supply has been a challenge over the past several years due to the sudden rise in population,” said Ann-Marie Lurie, Chief Economist at CREB®. “Rising new home construction has bolstered supply in rental, new home and resales ownership markets. However, supply improvements vary significantly by location, price range, and property type.”

The months of supply have increased to over two months, representing a shift away from the extremely low levels seen earlier this year and in the past three Novembers, which reported under two months of supply. While these more balanced conditions are promising for potential buyers, many market segments still favour sellers.

Improved supply options have tempered the pace of price growth. Year-over-year gains range from nearly seven per cent for row homes to nine per cent for apartment-style units. The total residential benchmark price reached $587,900, reflecting a year-over-year increase of just under four per cent. This slower growth reflects a shift toward more affordable row and apartment-style units. Seasonally adjusted prices have remained stable over the past four months despite unadjusted prices trending down in line with seasonal patterns.

Airdrie
With 344 units available, Supply in Airdrie is returning to levels more consistent with activity reported prior to 2020. Supply levels have improved across all property types, with detached and row-style properties accounting for 84 per cent of the supply. While sales have remained strong relative to long-term trends, recent gains in new listings helped support improvements in supply levels.

Improved supply choice is taking some of the pressure off home prices. In November, the total residential benchmark price was $543,300, four per cent higher than last November. Apartment-style properties reported the largest year-over-year change at nearly 16 per cent.

New listings in the town reached a record high for November. The rise in new listings was met with a surge in sales, as November sales were amongst the highest levels reported in November. Much of the growth in sales was driven by detached activity. Strong sales activity prevented a significant shift in inventory levels, which remain 18 per cent below the month’s long-term trends.

The pace of price growth has eased over the past few months, which is not uncommon for this time of year. As of November, the unadjusted benchmark price was $568,600, nearly four per cent higher than levels reported last year at this time. While prices grew across all property types, the largest price gains were reported for apartment-style homes.

Unlike other centres, Okotoks reported a pullback in new listings to 47 units this month. At the same time, there were 52 sales, preventing any significant change to the low inventory situation in the area. Okotoks has struggled with supply since the end of 2020, keeping the months of supply low below two months throughout most of that time.

In November, the unadjusted benchmark price was $624,000, six per cent higher than last year’s levels. Prices have improved across all property types, with the largest gains occurring for row-style properties. Detached prices have also been on the rise and, in November, pushed up to $707,300.

Read the full release here www.creb.com/News/Media_Releases/2024/December/Supply_on_the_rise_but_not_across_all_price_ranges/ and connect with me for more about the real estate market in and around Calgary. Join me on Facebook and Google for the latest in real estate news!

Ah, the holiday season is upon us! There’s nothing quite like the cozy warmth of a decorated home, the smell of fresh-baked cookies, and twinkling lights to get us all in the festive spirit. But getting your home ready can sometimes feel like a task worthy of Santa’s elves. Don’t worry, though—I’ve got you covered with some easy, fun ways to make your home holiday-ready without breaking a sweat!

Step 1: Declutter and Clean (Yes, really!)

Let’s start with the not-so-fun part: decluttering. I know, I know—it’s tempting to skip this step, but trust me, it’s essential. Imagine unboxing your holiday decorations and trying to squeeze them into an already-packed space. Instead, take an hour or two to go through your main living areas, stashing away things that might clutter up your holiday look. You’ll be glad you did when you have space to show off those cute snow globes and that heirloom menorah.

Step 2: Set the Mood with Lighting

One of the quickest ways to transform your home into a winter wonderland is with the right lighting. Grab a few strings of fairy lights or even some LED candles and scatter them throughout your space. These little touches create a cozy, magical vibe—without having to plug in the inflatable reindeer just yet.

For outdoor lighting, go as simple or as extravagant as you like! If you want to avoid Griswold-level electricity bills, try focusing lights around entry points like your front door and porch, or drape them over bushes for a simple but stunning effect.

Step 3: Style Your Entryway

First impressions count, even for your home! Take a few minutes to create a welcoming holiday scene in your entryway. A festive wreath, a small table with some seasonal décor, or even a holiday-scented candle can make a big difference. This doesn’t have to be an expensive makeover—many stores have adorable, budget-friendly holiday decorations to choose from.

Step 4: Add Seasonal Scents

Ever noticed how certain smells just make you think of the holidays? Whether it’s the scent of pine, cinnamon, or gingerbread, adding a bit of holiday aroma can bring out all the cozy feels. Light a scented candle, throw some cinnamon sticks in a pot with water on the stove, or try out an essential oil diffuser.

Step 5: Bring on the Greenery

Add a touch of greenery for an easy win. Whether you go with a real pine wreath, some fresh garland, or even a few sprigs of eucalyptus, a bit of greenery makes any room feel festive and inviting. If you’re not into the maintenance of real plants, plenty of realistic faux options can do the trick too!

Step 6: Prep the Guest Room

If you’re expecting overnight guests, give the guest room a little holiday love! You don’t need to go all-out, but adding a cozy throw, a few holiday pillows, and maybe a mini wreath above the bed can make guests feel extra special. A welcome basket with a few snacks, bottled water, and toiletries can also make them feel right at home.

Step 7: Don’t Forget the Kitchen

The kitchen might just be the heart of the holiday season. After all, this is where the magic (aka cooking and baking) happens! To keep the festive spirit going, consider adding a few simple decorations, like holiday-themed towels, a cute cookie jar, or a seasonal centerpiece for the dining table.

Step 8: Final Touches

Now that your home is looking fabulous, add those last little details that make all the difference. Arrange a few holiday pillows on the couch, drape a cozy throw blanket, and place holiday knick-knacks where they’ll shine. Don’t be afraid to mix and match; the holidays are all about having fun!

There you have it—your guide to holiday home prep that’s light on stress and big on joy. So, grab a cup of hot cocoa, turn on the holiday tunes, and get to decorating. Here’s to a season full of warmth, laughter, and the magic of home! Happy Holidays!

I know many of you have probably already seen my name on many Facebook pages, real estate sites, many national & local news stories as well as Google searches. However, I wanted to share a little bit more about myself and my real estate journey.

When it comes to real estate, I like to keep things simple—because I’m a real person just like you. I have a home, two wonderful daughters, and all the day-to-day responsibilities that come with life. Calgary has been my home for over 35 years, and I take great pride in staying on top of the ever-changing real estate market to offer valuable insights to my clients.

With more than three decades of experience as a full-time real estate agent, I’ve seen it all—the ups, the downs, the booms, and the recessions. This extensive experience has equipped me with a deep understanding of market trends and pricing strategies. As a skilled negotiator, I’m here to make sure you get the best deal possible, whether you’re buying or selling. I take your goals as seriously as my own, ensuring that your interests are protected from start to finish.

Having lived in France, Africa, and now Calgary, I’ve been fortunate to experience and embrace diverse cultures. My life journey has also helped me build a strong connection with Calgary’s African French, French Parisian, and French-Canadian communities. I’m fluent in both French and English, making it easier for me to serve a broader range of clients.

I understand firsthand the stresses and complexities of buying, selling, and moving. I know what it’s like to juggle family life, pets, and house showings. That’s why I provide straightforward, no-nonsense information and guidance. My goal is to help you get top dollar for your home and make the entire process as smooth and stress-free as possible.

Over the years, by treating clients the way I’d like to be treated, I’ve earned the trust of many families across generations. Whether you’re a first-time buyer, a seasoned investor, or selling a family home, my commitment to personalized service and attention to detail remains the same.

I’ve been passionate about real estate since becoming a REALTOR® in 1993. My love for helping people and my dedication to this field shines through in everything I do. Whether you’re ready to make a move or just exploring your options, I’m here to provide a five-star experience. Let’s work together to make your real estate journey memorable and successful.

Give me a call and let’s get started! And visit me on Facebook and Google for the latest in all things real estate.

On October 23rd the Bank of Canada (BoC) cut interest rates to 3.75% and it’s more than just a headline in the financial news. For homebuyers and homeowners alike, a rate cut can significantly impact their financial decisions and the cost of owning a home. But how exactly does it affect you? Let’s break it down.

1. Lower Borrowing Costs for Homebuyers

If you’re in the market to buy a home, a Bank of Canada interest rate cut is generally good news. Here’s why:

• Cheaper Mortgages: A reduction in interest rates often leads to lower mortgage rates, especially for variable-rate mortgages, which move in tandem with the BoC’s benchmark. If the rate cut is substantial enough, you might see a drop in fixed mortgage rates as well. This means that your monthly mortgage payments could be more affordable, making it easier to qualify for a mortgage.
• Increased Buying Power: With lower rates, you may qualify for a larger loan amount, giving you more flexibility in the type of home you can buy. For example, a 1% decrease in interest rates could save you thousands of dollars in interest payments over the life of the loan, which can allow you to consider homes that were previously just out of your budget.
• A More Competitive Market: The downside? More buyers can afford homes when rates drop, which may increase competition, especially in hot markets. This demand could drive home prices higher, potentially offsetting the benefits of a lower interest rate.

2. Impact on Homeowners with Mortgages

For current homeowners, the effects of a Bank of Canada interest rate cut depend largely on the type of mortgage you hold.

• Variable-Rate Mortgage Holders: If you have a variable-rate mortgage, you’re in luck. Your monthly payments could decrease as your mortgage rate drops in line with the BoC’s cut. This can free up extra cash for savings, home improvements, or paying down other debts. Keep an eye on your lender’s rate announcements, as they typically adjust their rates soon after the BoC makes a move.
• Fixed-Rate Mortgage Holders: If you’re locked into a fixed-rate mortgage, you won’t see an immediate impact from the rate cut. However, if your mortgage is up for renewal soon, you could benefit from refinancing at a lower rate. This can reduce your monthly payments or allow you to pay off your mortgage faster by keeping the same payments at a lower interest rate.
• Line of Credit & HELOC: For those with a home equity line of credit (HELOC) or other variable-rate loans, the rate cut can lower the cost of borrowing. Since HELOCs are typically tied to the BoC’s rate, a decrease can result in lower interest payments, making it cheaper to tap into your home equity.

3. The Impact on Housing Prices

One of the more indirect, but critical effects of a Bank of Canada interest rate cut is its impact on housing prices. Lower interest rates often spur demand for housing, as more people are able to afford mortgages. This increased demand can push home prices upward, especially in cities or neighborhoods with limited housing supply.

While this is good news for homeowners looking to sell, it can be a challenge for prospective buyers. In some cases, the price increases may outweigh the savings from lower mortgage rates, particularly in high-demand markets.

4. The Bigger Picture: Inflation and Economic Stability

It’s important to remember that the Bank of Canada cuts interest rates to stimulate the economy. Lower borrowing costs encourage spending and investment, which can lead to economic growth. However, rate cuts can also lead to inflation if too much money enters the economy too quickly.

For homeowners, inflation can be a double-edged sword. On one hand, the value of your home might rise as housing prices inflate. On the other, the cost of living, including everything from groceries to utilities, may also increase, which could put a strain on your budget.

Final Thoughts

Whether you’re a prospective homebuyer or a current homeowner, a Bank of Canada interest rate cut can have significant implications for your financial decisions. Lower borrowing costs can make homeownership more affordable and give you more purchasing power, but rising home prices and inflation may counterbalance these benefits.

Stay informed about mortgage rates, consider your long-term financial goals, and if in doubt, consult a financial advisor or mortgage broker to determine how best to navigate rate cuts in your own home-buying journey.

By understanding how these rate changes work and affect you, you can make more informed decisions and potentially save a significant amount of money. Thinking about making a move? Let’s chat! And don’t forget to visit me on Facebook and Google!

The Canadian government is shaking things up for homebuyers with some major changes to mortgage rules, set to roll out in December 2024. Here’s a rundown of what’s changing and how these updates might impact you if you’re looking to buy, build, or renew your mortgage.

What’s New?

Higher Insured Mortgage Cap
For years, buyers needed to put down at least 20% on homes over $1 million if they wanted mortgage insurance. But starting December, the threshold jumps to $1.5 million. This is a nod to soaring housing prices, especially in cities like Toronto and Vancouver, where even modest homes often exceed that old cap.

30-Year Amortization for First-Time Buyers and New Builds
First-time homebuyers and those purchasing new builds will soon have the option of a 30-year amortization period. This means lower monthly payments, though it does lead to more interest paid over time. It’s designed to help more buyers get into the market without overwhelming monthly mortgage costs.

Easier Lender Switching at Renewal
Perhaps one of the most impactful changes, insured mortgage holders will now be able to switch lenders at renewal without having to undergo a stress test again. This opens up more competition among lenders, which could mean better deals for homeowners.

Why These Changes?

The changes aim to make housing more affordable, particularly for young and first-time buyers. With home prices still high and interest rates creeping up, it’s become harder for Canadians to step into homeownership. By increasing the insured mortgage cap and introducing longer amortization periods, the hope is to make housing more accessible.

What It Means for You

• Lower Monthly Payments: The 30-year amortization could help new buyers lower their monthly payments, making homeownership a bit more manageable. Just keep in mind you’ll pay more in interest over the years.
• More Affordable Down Payments: With the new $1.5 million cap, you may qualify for a mortgage with as little as 5% down on homes that previously required 20% upfront. This change could open doors in pricier markets.
• More Lender Options: The ability to switch lenders without redoing the stress test is huge. It means you could shop around for better rates without worrying about disqualifying under the stress test, making mortgage renewals a little less stressful.

My Take on These Changes

Higher Cap on Insured Mortgages: This is bound to be helpful for homebuyers in high-cost areas, especially in Ontario and BC, who’ve been priced out by the $1 million cap. However, it might also fuel demand and potentially raise prices further. Personally, I’ve never liked the cap—it’s always felt like it unfairly favored certain markets over others due to the disparity in home prices across Canada.

30-Year Amortization: The idea here is that it might encourage builders to produce more homes, giving them a competitive edge by making new builds more affordable for buyers. It’s hard to say if this will work as intended, but any measure that can encourage supply growth is worth a shot. For first-time buyers, though, dropping the stress test entirely would likely have more immediate impact. Just as an example: a $400,000 mortgage with a 4.24% rate over 25 years has monthly payments of $2,156. Stretching that to 30 years reduces it to $1,957—a savings of nearly $200 a month, though you’d pay about $50,000 more in interest overall.

Stress-Test-Free Lender Switching: This is the change I’m most excited about. Allowing homeowners to switch lenders without going through the stress test levels the playing field and increases competition. Before, mortgage renewal offers were often less competitive since lenders knew it was hard for homeowners to shop around. Now, with easier lender switching, you can expect better rates, which should save money for many Canadians as they renew their mortgages in the coming years.

These updates represent some of the biggest changes to Canadian mortgage rules in a while, all aimed at tackling the housing affordability crisis. Whether you’re buying your first home, looking at a new build, or preparing to renew your mortgage, these changes bring more options and flexibility. Keep these new rules on your radar if you’re planning to jump into the market soon or have a mortgage renewal coming up. The full impact will become clearer as the rules take effect, but in the meantime, it’s a step towards making the Canadian dream of homeownership a little more attainable and I’ll be with you on your journey.  Don’t forget to visit me on Facebook and Google!

The October real estate statistics have been released by CREB® saying, sales gains for homes priced above $600,000 offset declines at the lower end of the market, resulting in October sales that were similar to last year. The 2,174 sales in October increased over September and stood 24 per cent above long-term trends for the month.

“Housing demand has stayed relatively strong in our market as we move into the fourth quarter, with October sales rising over last month,” said Ann-Marie Lurie, Chief Economist at CREB®. “However, activity would likely have been stronger if more supply choices existed for lower-priced homes. Supply levels in our market are improving relative to the ultra-low levels experienced last year, but much of the gains have been driven by higher-priced units for each property type. This results in conditions far more balanced in the upper end of the market versus the seller’s market conditions in the lower to mid-price ranges of each property type.”

The gains in new listings relative to sales over the past six months have supported inventory gains in the city. As of October, 4,966 units were available, a significant improvement over the near-record low of 3,205 units reported last October. While inventories are starting to reach levels more consistent with long-term trends, the inventory composition has changed as nearly half of all the residential inventory is now priced above $600,000.

Adjustments in supply are helping move the market away from the tight market conditions experienced in the spring. However, conditions remain relatively tight, with 2.3 months of supply and a 67 per cent sales-to-new listings ratio, and the months of supply does vary significantly by price range and property type. For example, detached homes priced below $700,000 are reporting less than two months of supply, while homes priced over $1,000,000 are reporting over three months of supply. This is likely resulting in different price pressures depending on price range and property type.

Overall, the total residential benchmark price was $592,500 in October, over four per cent higher than last October and on a year-to-date basis, averaging over eight per cent higher than last year’s levels. The unadjusted benchmark prices did ease slightly over last month due to seasonal factors, as seasonally adjusted prices remained relatively stable in October compared to September.

Airdrie

While both sales and new listings improved over the levels reported last October, the monthly pullback in new listings was enough to cause the sales-to-new-listings ratio to rise over last month, reaching 67 per cent. While this slowed the growth in monthly inventory levels, the 365 units in inventory is a significant gain over the exceptionally low levels of 213 reported last year at this time. Following three consecutive years of low inventory levels, recent gains are helping shift the market toward more balanced conditions.

A shift away from the extreme sellers’ market has reduced the pressure on home prices. The unadjusted benchmark price was down over last month in October, but it was still five per cent higher than last October. Some of the monthly decline is related to seasonal factors, as seasonally adjusted data indicates prices remained relatively stable over the past four months.

Sales this month improved over last year, keeping above long-term trends for the town. At the same time, new listings also improved, reporting the highest October total on record. Recent gains in new listings relative to sales have helped support some steady gains in inventory levels. However, with 178 units available in October, inventories are still below long-term trends, keeping the months of supply relatively low at 2.3 months.

While conditions are not as tight as in the spring, the shift is slowing the pace of price growth. The unadjusted benchmark price in October was slightly lower than last month but still six per cent higher than last year’s levels. Overall year-to-date average benchmark prices are over nine per cent higher than last year’s levels.

Sales in October improved over last year’s levels as recent gains in new listings provided choices for many buyers struggling with supply options. While the sales gain relative to new listings prevented further monthly gains in inventory levels, the 103 units available in October significantly improved over the near-record low of 66 units reported last October.

With less than two months of supply, conditions continue to favour the seller. The persistent seller market conditions have driven price growth in this market throughout most of the year. While unadjusted prices did ease slightly over last month in October, levels are still over six per cent higher than last October and over eight per cent higher on a year-to-date basis.

Read the full release here www.creb.com/News/Media_Releases/2024/November/Supply_levels_improving_for_higher-priced_homes/ and connect with me for more about the real estate market in and around Calgary. Join me on Facebook and Google for the latest in real estate news!

As of October 20, 2024, homebuyers in Alberta saw a change in their closing costs due to a new Land Titles Registration Levy introduced in Budget 2024. If you’re in the market to buy a property, this is something you’ll want to be aware of, as it affects the fees associated with land transfers and mortgage registrations.

What Changed?

Previously, Alberta’s land transfer and mortgage registration fees were calculated using a variable system, which included a base fee plus an additional amount based on the property or mortgage value. However, as of October 20, the structure was replaced by a new flat levy: $5.00 for every $5,000 of the property’s or mortgage’s value, plus a $50 flat fee.

Here’s a quick breakdown of the changes:

• Before October 20, 2024:
  • Land transfer fees: $50 + $2.00 per $5,000 of property value.
  • Mortgage registration fees: $50 + $1.50 per $5,000 of mortgage value.
• After October 20, 2024:
  • A flat levy of $5.00 per $5,000 (for both land transfers and mortgage registrations), plus a $50 flat fee.

What Does This Mean for Buyers?

Let’s look at a real-world example: If you’re buying a $750,000 home with a $650,000 mortgage, your previous Land Titles Office fees would have been around $595. Now that the new levy has come into effect, those fees jumped to $1,500 – more than double the old cost! This increase could catch buyers off guard, so it’s important to factor this into your budget.

Want to Know the Exact Fees?

While the above example gives you an idea of the changes, the exact costs will depend on your specific transaction, and your lawyer will be the best person to give you an accurate fee calculation. It’s also important to note that while the cost has increased, Alberta levies still remain the lowest in Canada.

It’s important to stay on top of the ever-changing real estate landscape, now is a good time to get in touch if you have any questions or need assistance with your upcoming home purchase. Let’s make sure you’re prepared for everything that comes with buying a home! Don’t forget to connect with my on Facebook and Google for the latest in real estate news.

New listing growth driven by higher-priced homes

CREB® released the September real estate stats with the headline being that new listing growth was driven by higher-priced homes. Rising sales in the upper price ranges were not enough to offset the pullback occurring in the lower price ranges, as sales in September were 2,003, 17 per cent below last year’s record high. Despite the decline, sales this month were still over 16 per cent higher than levels traditionally achieved in September.

“We are starting to see a rise in new listings in our market. However, most of the listing growth is occurring in the higher price ranges,” said Ann-Marie Lurie, Chief Economist at CREB®. “While demand has stayed strong across all price ranges, the limited choice for lower-priced homes has likely prevented stronger sales in our market. While the challenges in the lower price ranges are not expected to change, improved supply combined with lower lending rates should keep demand strong throughout the fall, but without the extreme seller market conditions that contributed to the rapid price growth earlier this year.”

New listings in September rose to 3,687 units, the highest September total since 2008. This rise in new listings compared to sales did support some inventory growth. September inventory levels pushed up to 5,064 units, nearly double the exceptionally low levels reported in the spring, but remain below the 6,000 units we typically see in September.

Improving inventory levels compared to sales is continuing to shift our market toward more balanced conditions. In September, the months of supply reached 2.5 months. While this is a gain over last year’s record low, conditions are still tilted in favour of the seller.

Additional supply in the market has taken some of the pressure off home prices over the past few months, following stronger-than-expected gains throughout the spring. In September, the unadjusted benchmark price was $596,900, slightly lower than last month but over five per cent higher than last year’s levels. Year-over-year gains ranged from nearly nine per cent growth for detached homes to nearly 14 per cent gains in the apartment condominium market. The gains for each property type outpaced the growth in total residential prices, mostly due to the shifting composition of sales.

Airdrie

Thanks to a boost in new listings relative to sales, inventory levels trended up in September, reaching 349 units, an improvement over the persistently low levels reported over the previous three years. With 151 sales in September, the months of supply rose to 2.3 months. While conditions still favour the seller, it is a significant improvement over the under two months of supply that has persisted since the start of 2021.

Improved supply choice has taken some of the pressure off home prices. However, with an unadjusted benchmark price of $551,000 in September, prices are nearly seven per cent higher than last year.

Over the past few months, easing sales did not offset earlier gains, as year-to-date sales were nearly six per cent higher than last year. However, like other areas, new listings in Cochrane have been on the rise, and the 50 per cent sales-to-new listings ratio this month helped support a gain in inventory levels. With 174 units in inventory and 58 sales, the months of supply in September rose to three months, the first time it has reached three months since the end of 2020.

While supply levels are improving, they remain well below long-term trends. Nonetheless, the gain prevented any further upward pressure on home prices this month. In September, the unadjusted benchmark price was $578,300, similar to last month but nearly nine per cent higher than last year.

A boost in new listings compared to sales supported inventory gains. While inventory levels have trended up over the past three months, the 106 units still represent exceptionally low levels for the town.

The months of supply reached two months in September, something we have not seen consistently since early 2021. While this is a significant improvement from levels seen in the spring, conditions still favour the seller. The unadjusted benchmark price in September reached $630,300, nearly one per cent higher than last month and nine per cent higher than levels reported last year.

Read the full release here www.creb.com/News/Media_Releases/2024/October/New_listing_growth_driven_by_higher-priced_homes/ and connect with me for more about the real estate market in and around Calgary. Join me on Facebook and Google for the latest in real estate news!

When buying a home, many envision settling in for years or even decades. However, not all home purchases are long-term. Whether it’s due to personal preferences, life transitions, job relocations, or unexpected changes, sometimes life necessitates a short-term stay in a property. If you find yourself in this situation, it’s crucial to protect your home’s value, even if you plan to sell sooner than most homeowners, typically within seven years. Here are some key considerations to help you make a smart investment for the short term.

Prioritize Location

Location is a critical factor in real estate, and this holds especially true for short-term homeowners. Urban properties close to schools, transit, and other amenities tend to sell more easily and retain their value. Opting for a downtown condo over a remote countryside estate might make more sense if you plan to sell soon. Beyond neighborhood appeal, avoid main roads with heavy traffic and look for homes with desirable features like a sunny southern exposure.

Consider the community you’re buying into as well. Investing in the best neighborhood you can afford, even if it means purchasing the least expensive house on the block, can offer great resale potential. Additionally, research the average days on market in the area to ensure you buy in a location where homes sell quickly.

Choose the Right Type and Age of Home

When buying for the short term, consider newer homes, especially those in high demand in your area, like single-family homes versus townhomes or condos. While older homes may have charm and unique features, they often require more maintenance and may not appeal to younger buyers looking for updated properties. If you opt for an older home, ensure it has recent upgrades to major systems such as the roof, plumbing, and heating.

Look for homes with at least three bedrooms and two bathrooms, even if the second bathroom is a half bath. This can help attract a larger pool of potential buyers when it’s time to sell.

Evaluate Upcoming Renovations

Consider the cost of any necessary renovations before buying. If the home requires significant repairs, such as a new roof, these costs will either need to be covered by you or deducted from the sale price. It might be wiser to choose a property that doesn’t require immediate costly renovations.

For those who wish to personalize their home, focus on value-adding renovations that aren’t too expensive, like updating light fixtures or applying a fresh coat of paint. Key areas to consider are the kitchen, bathrooms, and exterior, which can offer substantial returns even in the short term.

Regular Maintenance

Even if your ownership is short-term, keep up with regular maintenance and cleaning to ensure the property remains in good condition and retains its value.

Review the City Area Plans

Before finalizing your purchase, take a look at what the city has planned for the area. You might discover easements or rights-of-way that might restrict property use and will give insight into any significant changes planned for the neighborhood. Understanding potential developments, like new high-rises that could block views or new schools that could increase property value, is crucial for making an informed decision.

Be Cautious with Unique Features

A home with unique features, like an indoor pool or a converted garage, might appeal to you but could limit your pool of potential buyers. Consider whether the lower resale price is worth the enjoyment of these features for a few years.

By keeping these considerations in mind, together, we can find a home that suits your current needs while safeguarding your investment for a future sale. Visit me on Facebook and Google!

The August stats have been released by CREB®, reporting that the Calgary housing market saw a shift as activity continues to move away from the extreme sellers’ market conditions experienced throughout the spring. Easing sales, combined with gains in supply, pushed the months of supply above two months in August, a level not seen since the end of 2022.

As expected, rising new home construction and gains in new listings are starting to support a better-supplied housing market,” said Ann-Marie Lurie, Chief Economist at CREB®. “This trend is expected to continue throughout the remainder of the year, but it’s important to note that supply levels remain low, especially for lower-priced properties. It will take time for supply levels to return to those that support more balanced conditions.

Inventory levels in August reached 4,487 units, 37 per cent higher than last August but nearly 25 per cent lower than long-term trends for the month. Higher-priced properties mostly drove the supply gains, as the most affordable homes in each property type continued to report supply declines.

The supply gains were made possible by both an increase in new listings in August and a pullback in sales activity. There were 2,186 sales in August, representing a 20 per cent decline from last year’s record high but still 17 per cent higher than long-term averages for the month. The sales declines were driven by homes priced below $600,000.

Following stronger-than-expected gains earlier in the year, the pace of price growth is starting to slow. In August, the total unadjusted residential benchmark price was $601,800, six per cent higher than last year and just slightly lower than last month. Year-to-date, the average benchmark price rose by nine per cent.

Airdrie

New listings in Airdrie continued to rise this month compared to last year. However, with 242 new listings and 172 sales, the sales-to-new-listings ratio remained relatively high at 71 per cent. This prevented a stronger gain in inventory levels and kept the months of supply below two months. The tightest conditions in the market continue to be in the lower price ranges of each property type.

While conditions continue to favour the seller, they are not as tight as during the spring months, taking some pressure off home prices. In August, the unadjusted benchmark price was $553,300, similar to last month and nearly eight per cent higher than last year.

August reported 81 sales and 109 new listings, keeping the sales-to-new-listings ratio elevated at 74 per cent, enough to prevent any gain in inventory levels. With 144 units available, inventory levels are nearly 42 per cent below long-term trends for the month.

Persistently tight conditions continue to drive further price growth in the town. In August, the unadjusted benchmark price was $578,600, slightly higher than last month and over eight per cent higher than last year’s levels. Prices have risen across all property types, with the largest gains occurring for apartment-style properties.

Okotoks

A boost in detached sales supported the rise in August sales compared to last year. The 67 sales in August were met with 84 new listings, pushing the sales-to-new-listings ratio near 80 per cent. This prevented any significant shift in inventory levels, which remain nearly 47 per cent lower than long-term trends.

With just over one month of supply, conditions remain relatively tight. The unadjusted benchmark price in August was $622,700, similar to last month and over seven per cent higher than last August.

Read the full release here www.creb.com/News/Media_Releases/2024/September/Calgary_housing_market_sees_shifts/ and connect with me for more about the real estate market in and around Calgary. Join me on Facebook and Google for the latest in real estate news!

Your HVAC system is the heart of your home, keeping you comfortable year-round. As winter approaches, it’s crucial to ensure your system is in top working condition. Whether you’re a seasoned DIYer or just looking for a few tips, there are simple, cost-effective ways to maintain your HVAC system in the short, medium, and long term.

Short-Term Maintenance Tips

Regular maintenance can extend the life of your HVAC system, improve indoor air quality, lower energy bills, and keep your system running smoothly in every season. In the short term—weekly, monthly, or bi-monthly—you can perform these simple tasks:

1. Check smoke and carbon monoxide detectors monthly.
2. Inspect and replace air filters as needed. Dirty filters restrict airflow, making your system work harder and consume more energy. Invest in high-quality wired mesh filters with a MERV rating between eight and 13 for optimal filtration and efficiency.
3. Keep indoor vents and registers clear of clutter. Ensure they aren’t accidentally closed.
4. Clean registers, vents, and outdoor HVAC units every few weeks. Remove dust and debris, and maintain at least two feet of clearance around outdoor units.
5. Monitor monthly energy bills for spikes in consumption. This could indicate a problem.

Medium-Term Maintenance Tips

Yearly maintenance is equally important to avoid unnecessary breakdowns or repairs:

1. Invest in a programmable thermostat.
2. Clean the air conditioner’s evaporator coil and drain line yearly.
3. Check the heating system for leaks and seal gaps around windows, doors, and ductwork.
4. Hire an HVAC professional to inspect the entire system once or twice a year. This prevents serious problems before they occur.

After high winds or snowstorms, ensure outside vents, gas meters, propane tanks, and oil tank pipes aren’t blocked or damaged.

Long-Term Maintenance Tips

For long-term efficiency and low energy bills, consider these steps:

1. Have your furnace gas line inspected every few years.
2. Inspect and clean ducts every two to three years or after large renovations. Be cautious of unsolicited service calls.
3. Upgrade your HVAC system if it’s 15 to 25 years old. Modern systems are more efficient and reliable.
4. Explore energy-efficient options like heat pumps when replacing your system. Heat pumps can save hundreds on energy costs annually.

Warning Signs of Trouble

Even with diligent maintenance, issues can arise. Watch for these warning signs:

• Reduced airflow or uneven heating and cooling.
• Strange noises or smells from the system.
• Frequent cycling (turning off and on).
• Difficulty maintaining a comfortable temperature.
• Sudden increases in utility bills.

If you notice any of these, address them promptly to prevent further damage.

How to Troubleshoot Common Problems

While most HVAC issues require a professional, you can troubleshoot a few common problems:

• Clean or replace the air filter.
• Ensure vents and registers aren’t obstructed.
• Check the furnace’s power supply and reset the breaker or fuse if necessary.
• Verify the thermostat is on and set correctly; replace batteries if needed.

Know When to Call a Professional

While regular maintenance can prevent many issues, some problems are best left to certified technicians. Attempting to fix complex digital HVAC systems yourself can cause more harm. For anything beyond cleaning vents or changing filters and batteries, it’s safer to call a professional.

Taking these steps can keep your HVAC system running efficiently all winter long, ensuring a comfortable home and lower energy bills. Start your maintenance now and enjoy peace of mind throughout the colder months. Don’t forget to visit me on Facebook and Google!

The Calgary Real Estate Board (CREB®) has released its Q2 2024 housing market report, providing an overview of the real estate landscape in Calgary and surrounding areas. The report showcases trends in sales and pricing, offering valuable insights for industry professionals and prospective homebuyers and sellers.

The latest data reveals that new listings have risen for the fourth consecutive quarter compared to the previous year. Much of the gains have occurred in the upper price ranges of each property type, as rising prices and persistently high lending rates are encouraging more sellers to list their properties. The increase in new listings compared to sales caused the sales-to-new listings ratio to fall below 80 per cent for the first time since Q1 2023. While this shift has supported some inventory gains, it is important to note that the market continues to favour sellers with a Q2 sales-to-new-listings ratio of 75 per cent and a months-of-supply of one month.

In the second quarter, sales slowed by three per cent compared to the same period last year. The decline was driven by lower-priced properties, where supply levels are the lowest. Despite this slowdown, sales levels remained 29 per cent above long-term trends. After the first half of the year, sales were nearly six per cent higher than last year’s levels.

“The unexpected surge in migration over the past two years has contributed to the demand growth and supply challenges experienced in the Calgary market,” said Ann-Marie Lurie, Chief Economist at CREB®. “While we still have to work through the pent-up demand, slowing migration levels and supply gains in the resale and new home markets should start to support more balanced conditions, taking some of the pressure off home prices.”

So far this year, home prices have risen by 10 per cent, with the most significant gain occurring in row properties at 19 per cent and the lowest growth of 13 per cent in detached and semi-detached homes. Moving forward, increased supply generated through the new home sector will help support a better-supplied rental and ownership market, reducing pressure on home prices. Slowing price growth is anticipated throughout the second half of the year as supply levels improve. However, conditions will vary based on property type and price range. Much of the supply growth is expected to impact higher-priced properties, slowing their growth. Meanwhile, persistently tight conditions for the most affordable properties will continue to drive further price increases.

Check out the full report here, including information on Calgary’s surrounding communities www.creb.com/-/media/Public/CREBcom/Housing_Statistics/Quarterly_Reports/Q22024ForecastReport.pdf. Keep on top of all the latest real estate news and information, join me on Facebook and Google!