卡尔加里独立房价格走向，2008 - 2013

附图是卡尔加里独立房价格在过去5年来的变化曲线。
数据来自卡城房产局。

我用了两个价格，一个是平均价格（average price）， 一个是中间价格（median price）。平均价格就是所有独立房销售价格的平均值，如果卡城一个月卖了2001套房子，平均价格就是这2001套的平均数。而中间价格就是第1000套房子的价格。中间价格有一定优势，尤其在数据不是正态分布的情况下， 举个例子来说，如果卡城突然来了10个巴菲特先生类的亿万富豪，本城人民的平均收入也许会大增，但中间收入（median income）并不会有较大的变化。

下图是卡城独立房平均价格走势。如需放大，请点击此图。

From Calgary SFD Price

下图是卡城独立房中间价格走势。如需放大，请点击此图。

From Calgary SFD Price

由图可见，卡城各区房价以及房价走势都有所不同。西南区房价最高，其次是西北区，接下来是东南区，最后是东北区， 其房价最便宜。
西南区的房价，似乎是在曲折中上升， 未来房价上涨的可能性和趋势比较明显。
西北区和东南区房价还在一定的幅度内上下波动，未来走势不是很明朗。
东北区房价没有生气，这是唯一的一个区房价还没有回到2008年年初的价位。

西南区的房价在2008年年末跌到低谷；西北区的价格下降稍稍有些滞后：2009年春季跌到底；东南区的价格下跌比西北区更滞后了几个月。 有鲜明对比的是，东北区的房价到2011年下半年才似乎跌落到了底， 比其他区晚了近3年！ 也可以换句话说，东北区的房价在过去几年里是一蹶不振。
所以看起来是在房价下跌时，价格高的房子首先下跌，并且下降的幅度比较大，下降的速度比较快； 价格较低的房子下跌时在时间上稍稍滞后， 并且降幅较小。
反过来讲，房价上涨时，价格高的房子领先升值并且涨幅较大， 价格低的房子就像军队士兵跟着将军一样，上涨的时间滞后而且涨幅较小。

现在西南区的房价开始回升，这是否代表卡城房市回升的预兆和前奏曲？
也许在这个问题上是仁者见仁，智者见智。但至少现在买房卖放， 没有2007年那种激情高涨的投机心理，这也许倒是一件好事。

不管是用平均值还是中间值， 分析各个区房价的变化趋势所得的结论是一致的。

西南、 西北、东南和东北区的平均价格（2008年1月 - 2013年3月， 5年多的平均）分别是：57万， 47万， 43万和30 万加元。
西南、 西北、东南和东北区的中间价格（2008年1月 - 2013年3月， 5年多的平均）分别是：48万， 42万， 39万和29万加元。
由此可见，价格高的小区，平均价格和中间价格的差异也偏大。价格低的小区，平均价格和中间价格的差异也偏小一些，像东北区平均价格和中间价格就差1万元，而西南区两者却相差高达9万元。

希望以上信息，能给您一个卡城独立房价格变化趋势的大概了解， 并对您房屋买卖的决定有所帮助。

买房用钱，请找艳丽贷款，电话：403-456-6325. 

银行大小对贷款有关系吗？

因为我做多家银行贷款， 我的客户常常面临选大银行还是小银行的纠结。我常做的银行有　Ｓｃｏｔｉａ　Ｂａｎｋ，　ＴＤ　Ｂａｎｋ，　Ｎａｔｉｏｎａｌ　Ｂａｎｋ，　Ｆｉｒｓｔ　Ｎａｔｉｏｎａｌ等等。　

不管是常规银行还是专门做贷款的小银行，是银行把钱借给客户用来买房， 而不是银行拉客户的钱用来投资。所以如果说有风险，风险是银行承受。这也就是为什么申请贷款时，银行要求一些材料和客户的信誉报告，尽量减少借钱收不回来的风险。

至于到底选哪家银行，要看客户的具体条件。每个银行的贷款政策不一样， 就是同一家银行在不同时期，贷款政策也不一样。有的贷款只能在大银行做， 有的只能在小一点的银行做。

一般第一次买房的客户，经常担心银行大小的问题。一般老客户并不在乎这个问题， 因为他们发现交月供(monthly payment)等等都是网上自动操作，银行大一点、小一点并不重要。

我个人观点是：大银行、小银行的钱都是一样的，都是安全合法的。不能因为银行大，就觉得贷款有什么优势； 有时恰恰相反，小一点专门做贷款的银行更是术业有专攻，在贷款的软、硬件方面处处显示实力， 就像有时必须到专卖店买东西一样。

具体问题， 具体分析，不可一概因大小而论。贷款不是上名牌大学，不一定银行越大，越好。
我量体裁衣，不管大银行还是小银行，只要客户满意、各个方面适合，就是好银行。

艳丽贷款，403-456-6325

房屋贷款中哪些因素最重要？

不言自明，在房屋贷款中利率是非常重要的。但是多年来，我也看到了盲目追求利率的误区和严重后果。 1，贷款额度 贷 款额度大小不仅仅和收入有关。 贷款额度的评审过程有很多技巧， 需要贷款经纪对各个贷款产品有真正的了解；有时过分追求利率，就没法贷更多的款、借更多的钱，原本可买好地段的独立房(single-family house)却不得不买了个单元房间（condo apartment）。 利息上计较，买错房损失了大钱， 丢西瓜捡了个小芝麻。 2，贷款产品 本该用浮动利率（variable rate)时，却选固定利率（fixed rate)； 或者情况反过来，本该用固定利率时，却选了浮动利率。贷款产品选错了，就是南辕北辙， 有时会造成几万元的利息损失。 贷款并不是简单地收集一下文件，然后交给银行就没事了。贷款是一个很复杂、很费心的过程，贷款经纪人要花很多时间、花很多精力思考如何在各个方面最大程度地优化客户的利益。 艳丽贷款，403-456-6325

How to reduce property taxes

Homeowners who feel the assessed value of their property assessment is too high should appeal. I did and have saved myself $15 a month in a process that took some time, but wasn’t overly complicated.

In August, I bought my first house, a beautifully renovated three-bedroom bungalow in Scarborough which cost $425,000. I loved everything about it, except the property taxes which came in at more than $3,000 a year. In October when I received my property assessment notice I discovered the assessment and my taxes were going up. The assessed value was $65,000 higher than my purchase price.

My father’s two-storey century house in the Beach area had only been assessed at $100,000 more. It didn’t seem fair, so I decided to appeal.

First I visited AboutMyProperty.ca and the property taxes section of Toronto.ca I spoke with family and friends and contacted my real estate agent and mortgage broker to get their opinion. They agreed that the assessment was high.

I phoned the Municipal Property Assessment Corp. (MPAC) and requested a copy of the Comparable Property Report. The report included six similar properties in my neighbourhood handpicked by MPAC. Although the assessed values were similar, most were in more desirable locations. My house is located near an arterial road, while the comparable properties are steps away from the pricey Scarborough Bluffs. I made note of this, as location is one of the five major factors that account for 80 per cent of your property’s value, according to MPAC.

I was convinced my neighbourhood was overvalued, so I requested a copy of the home appraisal from my lender. My appraisal included everything I needed: comparable properties, photos and the estimated value. I also requested a report of similar properties that had recently sold in my neighbourhood from my real estate agent.

Once I was ready to file my appeal, I downloaded a copy of the Request for Reconsideration form from AboutMyProperty.ca. The form was pretty straightforward, although I made sure to include as many reasons as possible as to why I believed my assessment should be lower.

For example, my property is near apartment buildings, while MPAC’s comparable properties are surrounded by properties that sell for over $1 million. I submitted the Request for Reconsideration form online in November, well ahead of the March 31st deadline and included a copy of my home appraisal and photos of my neighbourhood.

In January I received a notice in the mail. Much to my delight my assessment value had been lowered by a whopping $74,000. According to MPAC, the adjustment was based on the similar properties I included.

Filing an appeal was time-consuming, but well worth it. I’ll save at least $700 in property taxes over the next four years, money I can put towards my mortgage.

How to appeal your property assessment

1.Compare your assessed value with similar properties in your neighbourhood to determine if it’s overvalued.

2.Visit AboutMyProperty.ca and Toronto.ca to learn more about your property assessment.

3.Request the Comparable Properties Report from MPAC.

4.Request your home appraisal from your lender and request a report of similar properties that have recently sold from your real estate agent.

5.When filing your Request for Reconsideration, include compelling reasons and supporting documentation, such as recent home appraisals and photos.

(By: Sean Cooper)

Calgary MLS sales soar in June

Transactions up over 30% from a year ago

CALGARY — Calgary’s residential real estate market experienced a significant upswing in sales in June compared with a year ago.

Single-family MLS sales during the month were 1,398, up 32.01 per cent from June 2010’s 1,059 transactions, according to data released by the Calgary Real Estate Board on Monday.

And for the first time since April 2010, condo sales were up year-over-year, increasing by 30.56 per cent in June to 581 transactions. In June 2010, there were 445 condo sales.

The average sale price for a single-family home in June dropped by 0.33 per cent year-over-year falling to $479,580 from $481,960.

But the condo average rose by 0.79 per cent to $296,501 from $292,182 a year ago.

June’s condo average condo price was the highest since May 2010.

According to CREB, June’s year-over-year increase in single-family home sales was the highest since January 2010’s 38.50 per cent while for the condo market it was the highest since March 2010’s 36.26 per cent.

On a year-to-date basis, single-family home sales for the first six months of this year are up 5.64 per cent from a year ago to 7,231 transactions while condo sales are down 4.91 per cent to 2,965 units.

“Strong monthly increases does not imply a housing boom, as it is important to put into perspective that sales activity remains below long-term averages,” said CREB in a statement.

Sano Stante, president of the Calgary Real Estate Board, said the housing market in Calgary has gradually improved throughout the year as anticipated.

“We had a late spring market this year,” he said. “It’s all starting to come together in June. And last year we had an exuberant market early on and it died in June. So to draw comparisons year-to-year for that month shows an exaggeration of the trend.”

After the first half of the year, it appears the recovery in the housing market is starting to find its footing, he added.

“This gradual levelling has been fuelled by growth in employment, and in particular growth in full-time jobs. Improved job prospects, combined with an increase in the number of people moving to Calgary, will give lift to our housing market for the remainder of this year and into the next.”

Stante said homes that are value-priced are selling and they’re moving relatively quickly. Homes that are over-priced are sitting on the market, he added.

Dan Sumner, economist with ATB Financial in Calgary, said a year-over-year comparison may be a little misleading as to the strength of the Calgary housing market in June specifically. June is often one of the busiest months for sales volumes but sales last June were abnormally slow, he explained.

“Fuelling sales is a stronger economy specifically in Alberta, which feeds through into consumer confidence and that’s making Albertans more comfortable with home purchases again. Very accommodative interest rates are also helping as well,” added Sumner.

He said prices have been stable for quite some time now, despite a fairly strong economy over the past year. Because housing prices have risen so much over the past 10 years in Alberta, they are about as high as they can be, he said.

“However, with the economy fairly strong in Alberta and rates increasing affordability, for the time being at least, that is preventing prices from moving any lower. What you end up with is resistance for prices to move in either direction, and flatness ensues,” said Sumner.

The key economic contributors to the current housing market include a strong energy sector and resource prices as well as an improving labour market and strong wage growth. Also interprovincial migration to Alberta has picked up, said Sumner.

“With economic conditions in Alberta strong and looking up, sales during the second half of 2011 should be higher than last year,” he said.

Richard Cho, senior market analyst for Calgary for Canada Mortgage and Housing Corp., said that although demand for housing has been gradually improving, resale activity this time last year was also moderating.

mtoneguzzi@calgaryherald.com

Things you think add value to your home - but really don't

Every homeowner must pay for routine home maintenance, such as replacing worn-out plumbing components or staining the deck, but some choose to make improvements with the intention of increasing the home's value.

Certain projects, such as adding a well thought-out family room - or other functional space - can be a wise investment, as they do add to the value of the home. Other projects, however, allow little opportunity to recover the costs when it's time to sell.

Even though the current homeowner may greatly appreciate the improvement, a buyer could be unimpressed and unwilling to factor the upgrade into the purchase price. Homeowners, therefore, need to be careful with how they choose to spend their money if they are expecting the investment to pay off. Here are six things you think add value to your home, but really don't.

Swimming Pools

Swimming pools are one of those things that may be nice to enjoy at your friend's or neighbour's house, but that can be a hassle to have at your own home. Many potential homebuyers view swimming pools as dangerous, expensive to maintain and a lawsuit waiting to happen.

Families with young children in particular may turn down an otherwise perfect house because of the pool (and the fear of a child going in the pool unsupervised). In fact, a would-be buyer's offer may be contingent on the home seller dismantling an above-ground pool or filling in an in-ground pool.

An in-ground pool costs anywhere from $10,000 to more than $100,000, and additional yearly maintenance expenses need to be considered. That's a significant amount of money that might never be recouped if and when the house is sold.

Overbuilding for the Neighbourhood

Homeowners may, in an attempt to increase the value of a home, make improvements to the property that unintentionally make the home fall outside of the norm for the neighbourhood. While a large, expensive remodel, such as adding a second story with two bedrooms and a full bath, might make the home more appealing, it will not add significantly to the resale value if the house is in the midst of a neighbourhood of small, one-storey homes.

In general, homebuyers do not want to pay $250,000 for a house that sits in a neighbourhood with an average sales price of $150,000; the house will seem overpriced even if it is more desirable than the surrounding properties. The buyer will instead look to spend the $250,000 in a $250,000 neighbourhood. The house might be beautiful, but any money spent on overbuilding might be difficult to recover unless the other homes in the neighborhood follow suit.

Extensive Landscaping

Homebuyers may appreciate well-maintained or mature landscaping, but don't expect the home's value to increase because of it. A beautiful yard may encourage potential buyers to take a closer look at the property, but will probably not add to the selling price. If a buyer is unable or unwilling to put in the effort to maintain a garden, it will quickly become an eyesore, or the new homeowner might need to pay a qualified gardener to take charge. Either way, many buyers view elaborate landscaping as a burden (even though it might be attractive) and, as a result, are not likely to consider it when placing value on the home.

High-End Upgrades

Putting stainless steel appliances in your kitchen or imported tiles in your entryway may do little to increase the value of your home if the bathrooms are still vinyl-floored and the shag carpeting in the bedrooms is leftover from the '60s. Upgrades should be consistent to maintain a similar style and quality throughout the home.

A home that has a beautifully remodeled and modern kitchen can be viewed as a work in project if the bathrooms remain functionally obsolete. The remodel, therefore, might not fetch as high a return as if the rest of the home were brought up to the same level. High-quality upgrades generally increase the value of high-end homes, but not necessarily mid-range houses where the upgrade may be inconsistent with the rest of the home.

In addition, specific high-end features such as media rooms with specialized audio, visual or gaming equipment may be appealing to a few prospective buyers, but many potential homebuyers would not consider paying more for the home simply because of this additional feature. Chances are that the room would be re-tasked to a more generic living space.

Wall-to-Wall Carpeting

While real estate listings may still boast "new carpeting throughout" as a selling point, potential homebuyers today may cringe at the idea of having wall-to-wall carpeting. Carpeting is expensive to purchase and install. In addition, there is growing concern over the healthfulness of carpeting due to the amount of chemicals used in its processing and the potential for allergens (a serious concern for families with children). Add to that the probability that the carpet style and colour that you thought was absolutely perfect might not be what someone else had in mind.

Because of these hurdles, wall-to-wall carpet is something on which it's difficult to recoup the costs. Removing carpeting and restoring wood floors is usually a more profitable investment.

Invisible Improvements

Invisible improvements are those costly projects that you know make your house a better place to live in, but that nobody else would notice - or likely care about. A new plumbing system or HVAC unit (heating, venting and air conditioning) might be necessary, but don't expect it to recover these costs when it comes time to sell.

Many homebuyers simply expect these systems to be in good working order and will not pay extra just because you recently installed a new heater. It may be better to think of these improvements in terms of regular maintenance, and not an investment in your home's value.

The Bottom Line

It is difficult to imagine spending thousands of dollars on a home-improvement project that will not be reflected in the home's value when it comes time to sell. There is no simple equation for determining which projects will garner the highest return, or the most bang for your buck.

Some of this depends on the local market and even the age and style of the house. Homeowners frequently must choose between an improvement that they would really love to have (the in-ground swimming pool) and one that would prove to be a better investment. A bit of research, or the advice of a qualified real estate professional, can help homeowners avoid costly projects that don't really add value to a home.

(Jean Folger, Investopedia.com)

Canadian mortgage debt rises to over $1 trillion on high prices, low interest

Low interest rates and a hot housing market helped push Canada’s total residential mortgage debt to a record $1 trillion this year, but a cooling real-estate market is expected to slow further accumulation, says the chief economist of Canada’s mortgage industry association.

The value of outstanding mortgages is now 7.6 per cent higher than it was last year, the Canadian Association of Accredited Mortgage Professionals said in its annual report released Monday.

“We’re still seeing a lot of movement into home ownership and that’s what’s driving the growth of debt,” said Will Dunning, CAAMP’s chief economist.

“The growth will gradually decelerate but we’re still looking at rates of six and a half per cent or so, so still fairly rapid,” Dunning said.

This year’s growth was higher than the average annual increase is around 7.1 per cent. However, it is still much lower than it was in the early 2000s, when debt growth hovered closer to 10 per cent year over year.

Higher home prices drove many Canadians to borrow heavily to finance-purchases, while a low interest rate environment encouraged others to refinance loans and consolidate debt, the CAAMP report said.

The low interest rate environment has enabled some consumers to take on bigger mortgages than they might otherwise have been able to carry, while it has encouraged others to borrow against their homes.

Recent housing market data points to a massive downshift in housing market activity.

Less activity in Canada’s resale home market and moderating housing starts will mean fewer people taking on new mortgages, Dunning said.

“That (slowdown) now and in the near future going to result in less mortgage takeout as those sales get closed,” he said.

Canada’s housing market has been on a tear for much of the past year after the Bank of Canada sent its trend-setting policy rate to an emergency low of 0.25 per cent to stimulate borrowing and consumer spending.

Buyers, spurred by easy access to relatively cheap borrowing, rushed into the market and competed aggressively for homes, which drove prices to record highs.

The market has been cooling in recent months as many sales were pushed ahead to the beginning of the year in advance of tighter mortgage qualification rules, a new tax regime in B.C. and Ontario and higher interest rates.

Meanwhile, the Bank of Canada’s policy rate has been hiked three times to one per cent, still historically low. The central bank is expected to take a pause on rate hikes until the middle of next year, giving mortgage holders more time to refinance at low rates.

Most Canadians have heeded warnings from economists — including the Bank of Canada — about growing debt levels and took advantage of low interest rates to refinance and pay off other debts, CAAMP said.

The report found 18 per cent of mortgage holders have taken equity out of their homes to free up extra cash. Almost half of mortgage holders who borrowed against their homes cited a need for “debt consolidation or repayment” and the average amount borrowed against home equity was $46,000.

The association said that most mortgage holders appear to be comfortable with their debt levels and that the vast majority — about 84 per cent — said they could afford at least a $300 or 30 per cent increase in their monthly mortgage payment, Dunning said.

The association asked approximately 2,000 Canadians surveyed how much of an interest rate hike they could withstand. The average Canadian monthly mortgage payment is about $1,025 and the average homeowner has room for $1,056 per month on top of current costs, the report found.

However, about 350,000 out of 5.65 million, or about six per cent of Canadian mortgage holders, would be challenged by rate rises of less than one per cent, CAAMP said.

“Most of the people who have low tolerances for increased payments have fixed-rate mortgages,” the reports said. (So) by the time their mortgages are due for renewal, their financial capacity will have expanded and their mortgage principal will have been reduced.”

Canadians continue to favour fixed-rate mortgages and a five-year fixed-rate mortgage remains the most popular option despite the fact that variable rates have become much less expensive than fixed rates, the report found.