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As 2020 begins to wind down and winter closes in, many people this year are re-thinking their work and their day-to-day lives. This was bound to happen right about now. There are so many baby boomers exiting the workforce and settling into retirement (early or otherwise), but the trend has certainly been accelerated by this global pandemic we’re in. 

As your agent, I can tell you that many people are re-considering their primary homes and their real estate portfolios at the moment. Because almost everyone has been forced to work from home, you’ve all been spending far more time there than usual and, now, many of you are wondering if this is the way it’s going to stay. As a result, you’re asking: “Is now a good time for us to sell our current property and search for a new one – with more space and more privacy… for health and safety's sake?” You’re not alone. 

This last summer and into the fall, luxury properties (distanced, and with more square footage for home offices and gyms) have been selling extremely well. Check out our first feature article for more details. 

As your agent, it’s my job to help you get the timing right and list your home when there’s a good chance it’ll sell quickly at a decent price. I also see it as my responsibility to help you keep your dreams alive… including finding that perfect property for the next phase of your life. 

I’m here for you -- even (or especially) during these unprecedented times – to help you make the right decisions for you and your family when it comes to one of the biggest investments in your lives: your real estate. Please don’t hesitate to reach out to me this fall.




Affluent buyers seeking more land and more privacy.  

Western Canada’s 2020 luxury property market continues to exceed expectations with all kinds of activity, ironically, as a result of the times we’re in. Yes, it’s a financially challenging year for most of us. But with the call for social distancing and the work-from-home trend, people who can afford it are buying larger homes in the suburbs, away from the urban density. Mortgage rates are low at the moment in Canada and these affluent buyers usually have no problem qualifying. 

Across the country this summer and fall, there has been increased demand for expensive vacation homes and large, suburban properties with more land and more privacy. Properties in the “luxury” category sell at about three times the average home price in the market. Calgary and Edmonton luxury properties start at about $1.5 Million right now. What does that get you? 

In any of these markets a detached, single family home in the “entry-level luxury category” has at least twice the square footage, extra space for gyms and spas, home offices and sprawling, restaurant-grade kitchens with (for example) Molteni, Sub-Zero, Wolf or Gaggenau appliances. The kitchen will almost certainly feature an island, possibly topped with Italian Carrara marble and a sink boasting crystal faucet handles (or no handles at all). Your bathroom might feature a tub carved by Japanese company Stone Forest from a block of granite! For the luxury price, you’ll get an expansive, open floorplan with beautiful hardwood, tile or marble floors, standalone indoor fire features, soaring ceilings, modern chandeliers and massive, high-end windows with tint control or automated blinds. In Edmonton, luxury property views feature might be the North Saskatchewan River Valley. All of the above is pretty much a given at the low end of the luxury category! If you’ve got the cash, you might like a spec-built mega mansion with wraparound deck and infinity pool plus two-lane tunnel to the underground supercar garage with elevator to the rooftop helicopter pad. 

These abodes do exist in Western Canada. They’re priced in the tens of millions of dollars. Worldwide, in the hottest markets, that price skyrockets into the hundreds of millions! 


“The Canadians who went off to war in distant lands went in the belief that the values… enjoyed by Canadians were being threatened. They truly believed that "without freedom there can be no ensuring peace and without peace no enduring freedom."

You’ll find these words on the Veterans Affairs Canada website, which also reminds us to pause in a silent moment of remembrance on November 11 for the men and women who have served and continue to serve our country during war, conflict and peace. More than 2.3 million Canadians fought in World War I (1914 to 1918), WWII (1939 to 1845), the Korean War (1950 to 1953) and other conflicts. More than 118,000 Canadians have died. We often say they made the “ultimate sacrifice.” This Remembrance Day, let us remember again that our fallen soldiers went into battle to win. Let us reflect on the reality that, in World War victory -- not defeat -- those we honour with our “silent moment of remembrance” have ensured the survival of Canada’s values and our freedom. 

In Many Canadian cities, you’ll find sizable, upscale neighbourhoods close to downtown with mature trees and large homes on expansive properties. Many of the homes are historic, built when these areas were near the edge of town before the suburbs sprang up. Glenora in Edmonton is one of these communities. 

With quick access to the city centre, it’s also very close to the North Saskatchewan River valley with its miles of unspoiled natural beauty, hiking trails and bike paths. MacKinnon Ravine Park (in the river valley) features all of this nature… and picnic sites, too! There’s plenty of good shopping nearby, just down Stony Plain Rd NW. And there are four schools in the neighbourhood: Glenora Elementary, Westminster Junior High, St. Vincent Catholic Elementary and the Progressive Academy. 

Glenora runs east-west from Groat Rd to 142 St and north-south from 107 Ave to the North Saskatchewan River Valley and the MacKinnon Ravine. Adjacent neighbourhoods include Westmount, North Glenora, McQueen and Grovenor and Crestwood.
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As Fall 2020 continues, people are staying close-to-home. You can smell the wood fires burning and we’re looking forward to Halloween (however it looks this year), Thanksgiving and other cozy gatherings with family & friends. 

October can be a great month to search for your dream home. That’s because in Canada we’re blessed with beautiful changes of season. The transition from late summer to the ski & snowboard season can be dramatic. October lets you see what your future property will be like in different weather. We get four seasons in one month, sometimes! 

We hope you enjoy our story about the skyrocketing sales in July (during a pandemic) and how that is even possible! The “Summer of Record Sales” (with a 40-year spike in July) might be over, but you can still expect plenty of real estate activity. Families are looking to improve the stay-at-home lifestyle. They’re in the market for larger homes and renos to accommodate work studios and home gyms. 

As always, I’m here for you with tips, contacts and action to get your home sold or find that new abode.



Highest July sales in 40 years! 
 

For real estate agents and everyone who bought or sold properties during Summer, 2020, the message was clear: It’s always possible to do great real estate deals, even during a pandemic. That’s because in Calgary, Edmonton and Metro Vancouver, combined sales through June, July and August were much higher than they were in 2019. 

In Calgary, there were 5,179 versus 5,002 sales a year earlier. In Edmonton, sales hit 4,146 versus 3,690 the previous year. And in Metro Vancouver, there were 8,618 sales, up from 6,865. Those are all major increases. From coast-to-coast during July, sales hit 62,355, the highest tally in more than 40 years and a 30.5 percent year-over-year increase, according to a Canadian Real Estate Association report. 

Many industry professionals were wondering – and you might still be, too: “How could this happen? What about COVID-19?” Some industry watchers say the sales spike was a “delayed Spring.” 

When everything re-opened in the summer, it prompted an immediate increase in real estate activity, one that usually happens in March, April and May. Others say it was because the home – as a safe haven for families and as a remotely-connected new business location -- is more important to everyone now than it was last year. Some buyers went on an immediate hunt for a larger, more luxurious home, one with extra space for a new or expanded home office and state-of-the-art personal gym. Of course, low mortgage rates can also help to drive higher volumes of sales just about any time. As the summer wound down, five-year fixed-rate mortgages became available at lower than 2 percent. 

While general market indicators are important, to keep your real estate dreams alive, stay connected with your agent. If you’re selling, you’ll get advice on how to price, how to stage for optimal appeal and how to get the deal done on your terms. And you’ll get action, selling the property. 

If you’re looking to buy, agents keep dreams alive because they know about the neighbourhoods (including details on transportation and amenities), the available properties and the comparative pricing in your market.


Selling a home is not always easy if you have pets. In fact, some experts warn that owning a pet can reduce your home's value. Not if you’re proactive. Here are five tips on making the sale while you and your pet are out for walk in the park!

Always leave – with your pets – during showings. Let your agent make the sale and then return with all people and pets refreshed and relaxed.

Hire a handyman to replace structural elements of your home that your pets might have trashed. Start by inspecting baseboards, floors and doors for scratches and bite damage.

Bring in the movers! You might not have sold yet, but you need to get any chewed-up furniture out the door and into storage… pronto!

Replace carpets and subfloors if they’ve been soaked by your pet. Talk to a carpet retailer about replacement solutions.

Paint the place neutral with odor-free primer. Make it look and smell like new, free of any offensive stench!

There’s a nice curve in the North Saskatchewan River that runs through southeast Edmonton, close to ravines. On the south shore of the bend, you’ll find Gold Bar, a residential area named after gravel bars where prospectors panned for gold in the 1800s. Beautiful Gold Bar Park is on the east side of this community, connecting further south with another gorgeous greenspace called Goldstick. 

The community runs east from 50th St. to the ravines of these parks and south to 101 Ave. It boasts off-leash areas for dogs, networks of urban trails and cross-country skiing in the winter. Single-family homes -- many built during the 1950s when the area developed rapidly -- typically run from the 300’s to the 600’s, averaging out somewhere in the middle. It’s peaceful and full of beautiful views. 

For shopping, there are businesses at 50th St and 101 Ave and Capilano Mall is nearby, in the community of Ottewell. There are two schools here: Gold Bar Elementary (run by the Edmonton Public Schools Division) and Mount Carmel Bible School, a private Catholic post-secondary school.
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As this summer winds down and the beautiful fall colours begin, I hope you’ve had an opportunity to find some enjoyment and relaxation. 

It’s been a busy season for real estate, with many buyers and sellers keeping their dreams alive and moving forward into new phases of their lives. That said, there are many new listings continuing to appear daily. If you’re planning to sell, check out our feature article: Hot Market Sales Tips. In order to sell quickly at a good price, be prepared to out-prep the competition. 

Here’s what I mean by that: Deep clean it, stage it and optimize the curb appeal. Paint it, polish the kitchen countertops and appliances, pay attention to the bathrooms and make the master bedroom a showcase sanctuary. Then, with all due respect, please go out for coffee while your agent sells your property! 

If you’re feeling adventurous while we’re busy showing your real estate, you’ll love our Urban Hike planner. We’ve picked a great city hike in each of our markets to motivate and inspire you! 

As always, I’m here to answer any questions you might have regarding how to sell, how to buy, what’s happening in terms of trends and the most recent statistics available. 

In short, I’m here for you and we’re still in this together, so how can I help?
 


The 5K+ William Hawrelak (WH) Park Riverside Walk takes you around a beautiful, North Saskatchewan riverbend. It starts in the WH Park, named after the former mayor of Edmonton and the site of many festivals. Park at Picnic Site #2, then cut across to Emily Murphy Park, crossing a few roads (be careful). 

Once there, follow the trail under the bridge. It weaves through the trees and brush. There are some great views of the river. As you return to Picnic Site #2, you’ll pass the WH Park’s lake.

Visit this site for more info.

If your list of essentials for your next Edmonton neighbourhood includes “close to downtown” plus access to public transit, the Commonwealth Stadium, a top library and many restaurants, take a closer look at Alberta Avenue, one of the city’s older areas (dating back to 1894). It’s currently undergoing a revitalization. 

Property prices here are still reasonable and the neighbourhood has recently been ranked very high for investment by local real estate writers. What types of properties are here? In terms of single family detached homes, there’s everything from small “starter” bungalows to enormous two-storey character houses. The lots might be small (the community was developed shortly after WWII), but the trees aren’t (they’re huge), so it feels calm and private. 

The Community of Alberta Avenue is bordered by 122 Ave (north), 111 Ave (south), 89 St (east) and 97 St (west). It’s a great community for families with children. There are two local schools here and it’s easy to get to just about anywhere, especially the 111 Ave, 118 Ave and 95 St retail corridors.

To quickly sell your home for a good price in a hot market, out-prep your competitors. Here's how:

1. It’s Been Deep Cleaned
Now more than ever, every room in your house has to look pristine. Don’t over-do it, though, with strong-smelling industrial-strength chemicals.

2. You Staged it like a Pro (or hired one)
Rent new furniture if you have to. Upgrade window coverings, buy new rugs and place fresh, white towels in the bathrooms. Put family photos in albums and then in storage.

3. It Appeals and Excites from the Curb
Buyers often tell you they were “sold” as they caught their first glimpse of your property. The flip side is this: You’ll lose the sale quickly if you don’t optimize curb appeal.

4. The New Paint Just Dried
The ROI on paint is high. Even if prospects have other colours in mind, a fresh coat of neutral paint on everything can help you close the sale.

5. The Kitchen Gleams
Some say the kitchen sells the house. It’s a top contributor. Stainless steel? Make it gleam. Older appliances? Consider buying one new one. It’ll give the full lineup a lift.

6. The Bathrooms Beckon
Stepping into spotless, well-organized bathrooms is always a nice surprise. When your home is on the market, consider it a must!

7. The Bedroom is a Sanctuary
Your space is competing with master bedrooms that boast spa-like ensuites, spacious walk-in closets and an overall feeling of retreat-style comfort. Win the competition.

8. You’re Out for Coffee
Not to be rude, but: Get out! It doesn’t matter how charming you are or what mood you’re in. Go for a drive or a long walk and find out later how everything went.

9. It Looked Great Online and Better for Real
It has to look great online. Approve the photos and hire a pro if need be. During showings, prep your home with great lighting and like new, “buy now” appeal.

10. You Made the Windows Laugh! 
No streaks. No anything. Remember the TV commercial? “Mommy, you’re making the windows laugh!” Wipe them until they squeak (or laugh). Bring the outside in.
 
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Hopefully you’re enjoying the midsummer heat and maybe some lazier-than-usual days at home! 

Regardless of exactly what happens in Fall 2020, it’s certain that school of some form will be part of the picture. If you have kids, that means it’s time to start thinking about school again. If you’re moving to a new neighbourhood with kids, we’ve got four tips on how to research schools so you can make good decisions about your kids’ educations. 

Also, this month we review the July 1 changes to the Canadian Mortgage and Housing Corporation’s (CMHC) qualifying rules for mortgage insurance. If you’re looking to buy a property with less than 20 percent down, you’ll need mortgage insurance and you’ll want to read this update! Then you might want to consider talking to CMHC’s two major competitors. It’s looking like business-as-usual for them, with no changes in eligibility for insurance. 

Finally, this month our Edmonton neighbourhood profile is The Garneau, a near-university neighbourhood that’s full of diversity and life! 

I hope you enjoy the issue and I look forward to hearing from you regarding your real estate needs!





Four ways to learn about the school in your new neighbourhood

Buying a new family home and planning to move with school-age kids?  

You’ll either want to
1) pick the perfect school first or,  
2) find your dream neighbourhood first and then check out the schooling options.

Either way, here are four tips on getting good school information to help you make the right decisions.

1. Find the highest-ranked schools
For rankings, the Frasier Institute’s page at compareschoolrankings.org is your source to see which schools top the lists. Use the pull-down menu immediately below the header to select your province. Use the List view to see schools alphabetically by city. The rankings are based heavily on average scores from province-wide tests.

2. See the schools on real estate maps
Read the recent Realtor.ca article Moving with Kids? How to Choose a Great School... It’s a good primer. Then, from any listing on Realtor.ca, click Neighbourhood then select Elementary Schools or High Schools from the menu on the left. You’ll see them on the map. Click the school name in the left menu and information – including the school’s website address -- pops up over its map location. Explore!

3. Visit the school websites… and school boards, too!
Edmonton Public Schools (epsb.ca) educates 104,930 students in 213 public schools. Edmonton Catholic Schools (ecsd.net) operates 95 schools with 44,330 students. Each of these websites (above) features a directory with links to school websites. There are also three charter schools and many private schools in Edmonton. Visit ourkids.net for more information.

4. Visit the schools & chat with teachers and principals!
Once you’ve done your online research – including a look at the Frasier rankings (see above) – arrange to meet with the school’s Principal, administration and teachers, if possible. If you get the chance, walk to the school from the new location of your prospective home. That’ll give you an idea of what the walk or ride will be like for your kids.

Three new Canada Mortgage & Housing Corporation (CMHC) lending regulations went into effect July 1, 2020. Note, these might not affect you if you get mortgage insurance from private companies, rather than from CHMC.

Source of Down Payment
CMHC says:  Non-traditional sources of down payments that increase indebtedness will no longer be treated as equity for insurance purposes. 

What it means:  CMHC will no longer allow you to use borrowed funds for your down payment.

Debt Service Ratios
CMHC says:  (We’re) lowering the maximum GDS from 39 per cent to 35 per cent and the maximum TDS from 44 per cent to 42 per cent. 

What it means:  Gross Debt Service ratio (GDS) is the share of income used to cover a mortgage + other housing costs like property taxes. Total Debt Service ratio (TDS) is the share of income used to cover housing costs + cost of servicing other debts. With a 39 per cent GDS (previously), a family with $100K income and 10 percent down would have qualified to buy a $524,980 home. Under the new rules, that same family would only be approved to buy a $462,860 home, a reduction of 12 percent.

Credit Score
CMHC says:  Credit scores must be at least 680, up from the previous 600. 

What it means:  Would-be homebuyers' qualifying credit scores must be at least 680, up from the previous 600. 

Not sure you’ll meet the new CMHC requirements? As mentioned, you might still be OK. As of this writing, the rules don’t apply if you get your insurance with private companies such as Genworth MI Canada Inc. and Canada Guaranty Mortgage Insurance Co. 

The Garneau area of Edmonton has been described as “melting into the University of Alberta grounds” that border it. 

The busy High Level Bridge connects it to downtown Edmonton. The LRT and major city bus routes run right through the neighbourhood, whisking you quickly to Whyte Avenue and 109 Street for shopping. 

And this leafy, mature treed community, one of Edmonton’s oldest, also has one of its most diverse and funky assortments of coffee shops, restaurants and craft beer pubs anywhere in Alberta! 

Looking for a property here? You’re not alone, although the majority of the community’s inhabitants are actually renters, living in character houses or walk-up apartments. If you’re buying, you can choose between new condo towers or one of the many 1950s era houses. Whatever you choose, you’ll benefit from the neighbourhood’s good schools, access to the University of Alberta Hospital and proximity to the river valley for world class scenery and recreation.   
 
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Dear Friends, 

Some industry watchers are saying the Spring 2020 real estate season was postponed to the summer months, with a mini-boom now expected during July and August. If so, that’s very good news! 


This month’s content should motivate you if you’re thinking about a home search or sale. It begins with The Home Buying Process, a quick-reference guide to getting the deal done! My point of view is that the fast track to great deals involves getting the help of a qualified realtor. I’ll go out of my way to help you find what you’re looking for… even if, when you begin, you’re not sure what that is! 


If you’re selling, the next article is a reminder that an agent can do all of the following: Help you price your property; list it for optimal awareness; attract buyers; show it to them and help you close the deal. 

Finally this month, our Edmonton neighbourhood profile is Queen Mary Park, a near-downtown neighbourhood that’s been undergoing revitalization! I hope you enjoy the issue and I look forward to hearing from you regarding your real estate needs!




Even if you’ve bought properties before, it’s a big deal! Have all your questions answered, gain clarity and eliminate doubts. Get excited and work with us -- your real estate agents -- to enhance your action plan. You’ve got this!

Know how much you can borrow by paying a visit to the bank. Two things can happen: 1) You’ll save time by knowing what you can’t afford; 2) You’ll be surprised by how much home you can buy! Get that certainty and let us show you what’s out there!

Access helpful online resources and tap into your agent’s in-depth community knowledge. Remember that we spend a good amount of time navigating the city with clients, showing homes and getting to know neighbourhoods.

What’s your final price? Your possession date and conditions? To get the best deal, negotiate the details with your realtor’s expert help. We’re in negotiations all the time, working on your behalf to protect and promote your interests, whether you’re a buyer or seller. 

Finalize your financing and hire the right professionals. As your agents, we have all the connections you need to get this done. Ensure that you’ve made good decisions and/or uncover any hidden issues that need attention now… to minimize headaches later!

We’re real estate agents. Sealing the deal -- legally and efficiently -- is a huge part of the value we deliver! Let us help you sign off on all your conditions and contingencies. Together, let’s make it official. Let’s make it SOLD!

Meet your lawyer and organize your move, getting utilities, tax programs and insurance in place. Ask us if you have any questions about any of this. We can provide checklists and we’re always available for a quick phone chat.

Once the money is transferred, you’ll get the keys. Enjoy your new home! It’s all yours! 

To get the fastest property sale at the best price, most people agree it makes sense to work with a real estate agent. It’s also about comfort and security, because it’s a legal process and it’ll be one of the biggest financial transactions of your life! Agents understand all of this. 

We’ll begin working with you by helping you price your home right. We know the market and have all the comparative sales data. Once we’ve helped you determine your price, we’ll build awareness of your property listing. To do that, we’ll use the Multiple Listing Service® (MLS®) and leverage Realtor.ca®, with its massive traffic as shown in the infographic below. 

And on top of all that, we’ll typically activate a marketing plan that can include printing brochures and reaching out to our own networks of buyers and other realtors. We’ll help you stage your home and optimize curb appeal. We’ll run open houses (including virtual showings for out-of-town buyers), conduct showings and screen potential buyers. 

In short, we’ll have your back through every aspect of your property sale. Not a bad deal, right?!

If you’re looking for a neighbourhood undergoing revitalization (with new multi-family developments) that’s close to downtown Edmonton, check out Queen Mary Park. 

It runs north-south from 111 Avenue to 105 Avenue and east-west from 109 Street to 121 Street. Much of the original construction took place from the 1950s to ‘70s. Lately, though, the southern edge has seen a proliferation of clean, modern condo buildings as a result of university expansion and a new downtown arena. While a high percentage of the single family homes are owner-occupied, many of the apartment condos are rented out. This makes for a diverse neighbourhood population, with lots of investment properties. 

The Holland Plaza (a local mall) opened in 2016 with popular restaurants and cafes that have been featured in local magazines and have lots of good online reviews.
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Dear Friends,


Real estate is changing fast. In some ways, it’s getting more exciting. We hope you’re still excited about finding your dream home or closing the perfect sale. More than ever, we’re here to help.


This month, we begin a series of articles about staging your home. Staging often leads to faster sales at higher prices. Does it still make sense to stage your property right now, with fewer showings? Absolutely.

And that brings us to the next article for the month: Live Virtual Open Houses. These are scheduled online events with real estate agents presenting properties for sale via live, streaming video on platforms like ZOOM. They’re doing guided walk-throughs for potential buyers, online, in real time. Stage your home for optimal online appeal!

Finally, this month, we get you thinking about those hot summer days when you hit the beach… and do absolutely nothing. You can have a lot more of those days if you buy a property in a lake community. Check out our Neighbourhood Profile below!


As always, we look forward to talking to you about buying, staging, listing, selling, live virtual open houses, hot weather… or anything you’d like to chat about!



6708 23 AV SW, Summerside $366,800

Welcome home. Summer nights will be well enjoyed with the large yard that this corner lot provides. Entertain on a large deck (w/ gas for the bbq), tend to the garden boxes, play a round of boccie or enjoy the view of the park to the west. Of course you can also enjoy the private lake and beach club this community offers is residents. This one has it all!  

10010 93 Street NW Northwest, $949,000

Live your BEST life in this 2200 sq ft modern home on one of the best streets in the highly sought after Riverdale. From street appeal to an amazing private back yard retreat with maintenance free turf, this homes outside space is the envy of the neighborhood. A large roof top patio overlooks the park and river valley. 



Good staging can help sell your home faster for a higher price! Check out these eight tips we researched on how to stage your backyard for the best return when selling.


1. Stage it so they linger
Set up your backyard and deck as you would to entertain visitors: Clean, cozy and inviting! Don’t clutter it, but keep some comfortable, stylish patio furniture in place so prospects can relax for a moment here. You want them to linger.


2. Paint!
Fresh paint on your deck and fence are going to pay dividends! Even if the new owners prefer other colours, it doesn’t matter. Brand new paint is the cleanest, most up-to-date statement you can make in your backyard. Anything else says “we’re not ready to sell.”


3. Zone it
Remove everything from your yard. Yes, everything. Next, put your best outdoor furniture and accessories back out there, but create several zones for suggestive lifestyle vignettes.


4. Grow something
Buy some plants and flowers to suit your space and get them out on display. Flowers add colour and plants -- more than anything else -- bring vitality to outdoor spaces. 


5. Cover the patio
Those patio lanterns! In attached homes, you’re often staging a small patio space not a full-size yard. Optimize it for romantic sunset dinners or casual entertaining. A roof-style cover can add intimacy and define a comfortable space.


6. De-clutter the balcony
The best balconies are about the view. Don’t get in the way with too much staging. Help buyers imagine themselves relaxing on a lounge chair with a book or sharing a bottle of wine across a small table for two. If the view is amazing, show off the balcony as much as possible from inside.


7. Install new lighting
During late evening showings, your backyard can look spectacular with the right lighting. During the day, it won’t shine so bright, but brand new, contemporary lighting fixtures are still going to impress buyers and show off the yard.


8. Stage for active lifestyles
If you’re moving somewhere you can use it, buy a high-end BBQ and stage a gleaming outdoor kitchen concept with the grill, a food prep island and a bar. Or, if your ideal buyers are certain to be young families with kids, leave swings in place or set up a brand new volleyball net.



It’s a fun new way to tour multiple properties or your entire city in one afternoon!


If you’ve continued to look for a property in recent weeks, you’ve probably self-toured some homes in 360 degrees and watched some agent-guided video walk-throughs. Neither of these qualifies as a Live Virtual Open House. Both, however, can be included as part of the event (which is the operative word). 


Live Virtual Open Houses are scheduled events. They start at specific times. They can be added to -- and launched from – your online calendar. They get streamed via ZOOM (or another platform) and feature a host who is live on location. The host presents the property to multiple remote viewers whose cameras are usually off and mics muted. This is so everyone sees only the host and the home. Viewers ask questions via Chat. The host walks through the home, answers questions and can cut to slideshows and video segments. 


Live Virtual Open Houses are brand new to most of us, although they’ve been used to sell luxury properties across oceans and continents for a few years. Who knows what they’ll look like in the months to come!


Paddle boarding and kayaking are popular summer sports. You’ll see people enjoying both if you visit Summerside, an active, lakeside community located east of Highway 2 in Southeast Edmonton. 


Residents here live in a resort-style environment right inside the city. They can rent boats or play tennis and volleyball at the private Summerside Beach Club. Or they can simply lounge on the beach. Those lucky enough to have landed waterfront properties can sit on their docks with their feet in the water. 


This idyllic setting also features good access to the South Edmonton Common, with big box retail and movie theatres. Highway 2 is less than a minute away, taking you quickly to the Edmonton International Airport, then south to Red Deer and Calgary. 


There are also great amenities and businesses very close to the community. Adjacent, you’ll find a supermarket, brew pubs, many small businesses, car and motorcycle dealerships. Most properties in Summerside are detached single family homes. There are also nice apartment- and townhome-style condos.

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Dear Friends,

More than a month has now passed since we first said, “We’re in this together.” We hope you’re staying safe and doing well. And we also hope you’re keeping your dreams alive, especially if you’ve been planning to sell your home or purchase a new property.

This month, our primary feature article explains two key trends happening in real estate:
1) Agents and their prospects and clients are staying connected online via video conferences;
2) Virtual property tours on the Internet are a great way to see and “walk through” what’s available!
We’re calling these trends the future of real estate because we believe they’re a great way to do business in general and have become very popular.

In terms of Canadian real estate, there are two important pieces of good news at the moment: The first is that you can defer mortgage payments for up to six months if you need to. Read on to learn more. The second is that the Canadian Mortgage and Housing Corporation (CMHC) has begun to purchase mortgage debt from the banks in order to provide them with cash and keep them in the black. 

In other news, our Neighbourhood Profile this month takes you to beautiful Laurier Heights, a small area with winding streets, spectacular North Saskatchewan River Valley views and proximity to downtown Edmonton.

Like we said last month, these are uncertain times. Wherever you’re at and whatever you’re planning to do next, we’re still with you – live via online video conference -- or any time you want to pick up the phone.

We continue to care and we’re committed to supporting you as best we can.
 
 
 
 
27045 TWP RD 500 NW
Sold!
 
Seemingly overnight, the world has changed. Some people are still meeting with agents and attending showings in person, but many aren’t.

If you want to sell your home or buy a new property right now, check out these new tech-powered ways to
1) stay safely connected and,
2) list and tour properties virtually.

Connect with your agent live, online!
If you’re serious about buying or selling, please reach out to us! We send you this email newsletter every month to keep you on top of what’s happening. For conversations about listing and viewing properties, try video conferencing! On your computer or smartphone, go to Facebook Live, Skype, WhatsApp, Zoom or Teams and you’ll find easy instructions to get started. It’s the new normal for most real estate agents.

Once we’ve had a chance to chat, it’s easy for us to send you links to property listings and contact information for other professionals like mortgage brokers and lawyers. They, too, are staying connected online. And, yes, it’s all e-documents and sign-offs now to get the deal done when the time is right. Let’s stay safely connected. Please don’t hesitate to ask for assistance.

Tour properties virtually in cyberspace
The pandemic has increased the popularity of virtual tours exponentially and there probably won’t be any turning back. That’s because
1) They let you view many properties online (virtual tours are becoming standard) before you zero in on the very best ones to visit in person (cutting down on driving time) and,
2) They’re getting better and better in terms of quality.

Basic 360s shot on smartphones look ok, but not great (lighting is often an issue and the views can seem weirdly stretched and distorted), but they can give you an idea of a space.

Virtual tours using more advanced software from companies like Matterport and RoOomy offer a premium user experience that’s entertaining and even addictive. Using advanced 3D modelling, the very best online tours now feature “virtual staging” where you can see how the same property might look with several different interior designs, furniture and accessories.

In some cases today, you can even click to buy the latest furnishings via e-commerce! With high resolution imagery and even background music, the best of the virtual tours really have become the future of real estate.
 

Did you know you can defer monthly mortgage payments for up to six months? Unpaid interest will get added to your principal and accumulate more interest (potentially lengthening your amortization), but it’s a great option.

According to recent media reports, the Canadian Mortgage & Housing Corporation (CMHC) is currently buying mortgages from Canadian banks, paying them hard cash to keep them in the black. It’s looking like a very Canadian way of saying, “Hey, we’re all in this together and the CMHC is standing behind Canadian real estate and the financial industry.”

What does this mean for you and your mortgage at one of Canada’s major banks? In most cases, absolutely nothing. You’ll still visit your local branch – not a CMHC office -- to renew your mortgage when your term’s up and it’ll be business as usual.


Many of the homes in Edmonton’s Laurier Heights neighbourhood are on large lots and set well back from the street. Almost all of them are single family homes.

It’s a small, well-kept community and – when it was developing during the 1950s and ’60s – it was one of the first in Edmonton not planned on a grid. Instead, it features winding, well-treed streets and avenues. Some of the views of the nearby North Saskatchewan River Valley from the west bank of the river – especially from homes in the Buena Vista area – are spectacular. It has several very beautiful parks, some that are part of the river valley network.

Laurier Heights is situated to the southwest of downtown, a short drive away. It is south of 87 Avenue and Buena Vista Road and north of Whitemud Drive.

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Dear Friends,

What can we say this month except “we’re in this together” and, because of world circumstances, we’re exercising extreme caution.

This month, we’ve curated some advice for you if you’re committed to selling that house or buying that new condo during these difficult times. We’re here for you. Despite the unprecedented situation, we’ve put together an article about some great reasons to buy a condo. They range from accessible price points for first-time buyers to the spectrum of amenities that still beckons, promising better times ahead.

The Canadian government has announced that due to the pandemic, the stress test revisions scheduled for April 6 are now suspended until further notice. The changes were to make it easier to secure approvals on mortgages.

In other news, our regular Neighbourhood Profile is back, and in this issue it’s Edmonton’s Downtown Core, loaded with condos offering views of the North Saskatchewan River Valley.

Please review our tips on the current rules and good sense advice around showings, whether you’re selling (and need to go out for a drive) or buying (and need to arrive in your own vehicle).

Wherever you’re at with all of this, and whatever you’re planning to do next, please know that although we’re trying to be as lighthearted as possible about the world right now, these are difficult times.

Let’s continue to care and support one another as best we can.
 
 
 
 
27045 TWP RD 500 NW

27045 TWP RD 500 NW, Rural Leduc County  $535,000

Country living near the city. Two minutes to Calmar, ten minutes to Devon and eighteen minutes to south Edmonton, you can live in tranquility and be close to all the comforts of a city. This stunning piece of property has prime soil with the crop land separated from the residence and outbuildings by a ravine that would allow for a stunning view from a walk out should you wish to build one. Restore the two 20' x 100' foot long (approx) south facing greenhouses to their former glory to grow your own produce - gas and furnaces are still in place to beat the freeze. The 40' x 40' Quonset is ready to be re-skinned and serve your needs for farm equipment or a large shop. This property has oodles of potential. All it needs is you!

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Upscale by downsizing

Selling a single family home and moving to a condo can give you a whole new lease on life! When the hectic years of raising a family flow into the tranquility of retired or semi-retired empty-nesting-for-two, your equity can go a long way. And this switch to condo ownership can work for all generations, not just retirees. Downsizing to a cozy and secure condo can free up money while simultaneously upgrading your lifestyle.

Minimal maintenance – No shovel required

In condo land, there’s no grass to cut and no exterior maintenance. As a condo owner, you can watch the work happen while you continue with what you do for a living. Also, the work you actually do yourself (cleaning and minor repairs) isn’t going to take as long as it might in a mansion.

Awesome amenities – Gyms, pools, patios, parties

The condo lifestyle can be as active as you want it to be, with plenty of options via amenities. Work out in gyms. Attend yoga sessions. Swim. Relax on the patios. When the timing is right again, organize parties! Great amenities have become important selling features of urban complexes everywhere.

Community – Exciting shared experiences

Living in a condo development during non-crisis times, you’ll often meet an interesting, varied assortment of neighbours. Most of the time, sharing “community space” in condo developments tends to be a great experience for all. At the moment, please exercise caution.

Affordability – Entry level price points

While condos in high density urban zones like New York City and London can be pricey, most condos aren’t. In Western Canada, many outstanding condos can be found, around town, at reasonable entry-level price points for first-timers.

Keep watching the news for updates on Canada’s mortgage regulations.

On February 18, Bill Morneau, Canada’s Minister of Finance, unveiled changes to the “stress test” that were scheduled to come into effect on April 6. “The new benchmark rate will be the weekly median 5-year fixed insured mortgage rate from mortgage insurance applications, plus 2%,” he announced at the time. These changes are now on hold, pending further review as a result of the current COVID-19 situation.

Industry experts had recently suggested the “stress test rate” be adjusted to make it easier for people qualifying for mortgages. The Canadian government heard them and had initially acted on their recommendations. The basic idea behind the stress test? Even if interest rates rise or you run into financial difficulties, you’re approved for an amount you’d still have a good shot at paying back.

For information on federal and provincial financial support right now if you need it, please visit Canada.ca (Government of Canada) and alberta.ca (Government of Alberta) websites where you’ll find information regarding COVID-19 on each home page.


Downtown Edmonton is loved by residents and visitors alike for its forests, pathways and parks along the banks of the North Saskatchewan River.

Most downtown Edmonton condo properties come in under $1 Million, with some entry level units in older buildings in the low six figures. Living here, you’ll find quick access to exciting night spots, world class cuisine, coffee shops and bars galore, arts, fashion, culture and more.

There are five districts in the zone: Commercial Core, Government Centre, Warehouse District, McKay Avenue and Rice Howard Way.

There’s also an exciting new arrival on the skyline: The Pearl. It’s topped by a condo with this description: “On the market at $2,295,000, this 3,476-square-foot Edmonton penthouse is situated at the top of a 36-storey masterpiece offering breathtaking panoramic views of the city."

 
 
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Dear Friends,

Welcome to Spring, a peak season for home sales!

New Year’s resolutions set in January have now mostly been abandoned – but the real time of renewal is here and it’s almost always good news in terms of real estate activity.

As the days grow longer and the sun gets warmer, many of us take on the big indoor/outdoor cleanup. We do it for ourselves... and -- if we’re looking to sell and move -- we do it for all those new home buyers cruising the neighbourhoods in search of showings and open houses, eager to put in a fast offer.  

This month’s feature article identifies this wave of highly motivated buyers as one of the Top 5 reasons homes sell best in the Spring. Check out the other four reasons. We’re sure you’ll be excited by what you read.

Whether you’re looking for help during the next two or three months buying, selling or both, please don’t hesitate to reach out.

I’m excited to work with you.
 
 
 
 
Active Listing

Active Listing 
10042 92 ST NW NW, Riverdale $529,900

Build your dream home or make a great investment on an RF2 zoned property. This **SUPER-SIZED**flat, 50' x 182' lot gives you plenty of options. It's perfectly located half a block away from the community league and park on a beautifully tree lined street. This is a rare opportunity in this one of a kind neighborhood to turn an oasis of into your vision! 

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Coming soon....

Nestled in a quiet cul de sac and walking distance to some of the best schools in Edmonton, this Aspen Gardens gem is ready for a new family! This pie shaped lot would offer a great new build or put your fresh touch on this 1291 sq ft 3 bedroom bungalow. This will be on MLS soon but I am happy to take inquiries now as it won't last long!

This beautiful home was sold in one day at 98% list price! With a market heating up and some great marketing and sales strategies this could be your home! If you are considering buying or selling in the near future I can help!

My Featured Listings

1. A wave of new buyers.

Spring brings an enormous wave of new buyers into the marketplace, looking for homes. These are both first-timers – many of them Millennials – and people re-sizing (either up or down as their families grow or the nest empties). They come out of hibernation on a Spring mission to upgrade their lifestyles, putting in long hours in the sunshine, looking for their next perfect home. If you’ve had your property on the market for a while, this makes it a whole new game and your best chance to close a sale. If you’ve been thinking of listing, price it right and do it now.

2. Homes show better.

With the extended daylight hours and warmer temperatures, snowbanks melt and the landscape gets greener. Because of this, homes simply “show better” in the Spring. To stage for the season, try adding flowerboxes and plants around your front entrance (see our next article for a grower’s head-start). Without question, planters can make your home more appealing to prospects. Give your property a thorough Spring cleaning. Minimize clutter and let some of the outdoors into your home, if possible. Everything should look bright and fresh, including your chances for a sale.

3. Prices spike and often peak.

This could be because people get money back from Revenue Canada in April/May. It might be because they’re more inclined to spend large sums of money during the invigorating Spring season of renewal. Or, most likely, it’s because of the wave. With more people out looking for a home in the Spring, there’s more competition for homes and a much greater sense of urgency. Heightened demand can lead to bidding wars that drive up prices.

4. Days on Market gets shorter.

As days get longer, time to sell gets shorter! Historically, homes sell faster during the Spring months than most other times of year. With more people out looking (and for more hours every day), they’re often seeing each other at showings. To avoid being out-bid on “perfect homes,” buyers tend to make their offers – and close on their purchases – faster in the Spring. Quick sales and higher sale prices tend to happen together at this time of year.

5. Moving is more fun.

If you have children in school, finding a new home in the Spring means you’ll probably be moving into it after the school year ends. A move during the more leisurely days of summer is simply more relaxing. It can even be fun. Fall and winter moves, by contrast, can coincide with horrendous weather, making it a miserable proposition. And even though we have Spring blizzards in Western Canada, the snow usually melts quickly and moves are more manageable.

Is great access to the Edmonton International Airport important to you? Do you want to live near the edge of the city in an attractive, single-family home neighbourhood (about 10 percent is duplexes)?

If so, take a look at Rutherford in south Edmonton. This community, named after Alberta's first premier, Alexander Cameron Rutherford, used to be farmland. It will soon be surrounded on all sides by quality residential development, with easy access to Anthony Henday Drive (Edmonton’s Ring Road) and Highway 2 (Queen Elizabeth II Highway, running south to Calgary).

Rutherford hasn’t lost its connection to the natural habitat, preserving it with a series of tranquil parks -- including the Virginia Park Woodland -- that dot the neighborhood.

Rutherford is bounded on the west by 127 Street, on the east by James Mowatt Trail (111 Street), on the north by Ellerslie Road and on the south by Blackmud Creek Ravine, with a line connecting the ravine to 127 Street near 25 Avenue SW.


Whether you enjoy cannabis or not, its legalization in Canada has brought some great, new products to the marketplace. You can now buy hydrogardens, for example. They let you grow plants indoors, in a water solution with air bubbles and nutrients but no soil! The roots dangle in the water.

Available for retail purchase through many home improvement retailers, these small, hard-working systems can help you produce healthy, organic lettuce and other veggies and herbs year-round in your kitchen!

Or, if you’d prefer, you can watch beautiful flowers bloom inside your rooms while the Spring snow continues to fly outside the window.

Solutions include WIFI and Alexa connectivity as well as apps that run on your smart phone. Once you’ve selected a system, all you need is water, light, seeds and nutrients. Your plants will grow faster inside your home than in than traditional gardens (and without the bugs and dirt)!

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Dear Friends,

The first month of the new decade has already come and gone!

In this issue, we take you through a five year look-back at the Edmonton real estate market and ask for your 2020 forecasts on four key indicators: Home Prices, Sales, Time to Sell and Market Distribution.

If you’re buying or selling this year, remember that the right price, good advertising and beautiful staging can all help to ensure you sell fast for a good price… regardless of what the stats might be saying!

I hope to have the opportunity to work with you as 2020 continues.
 
 
 
 
 

Coming soon from the beautiful community of Ottewell. Custom built for its current family in 1962, this wonderfully appointed home was a neighborhood original. This four bed, two bath home offers vaulted ceilings that let the sun shine in, a wood burning fireplace to enjoy on cool winter evenings, a bright and well thought out basement with large windows and an oversized double garage with 220 power and gas to be the ultimate man cave. The large entry to the home has a feature wall of walnut and a mail drop cabinet to finish it off. Other finishes include Hunter Douglas blinds, oak trim and central air conditioning.

The owners have put great care and love into the landscape that has made them a Communities in Bloom participant year over year and they enjoy cards and small gestures of thanks from neighbors for making their street so beautiful. You can enjoy a wonderful summer evening with a custom brick bbq and a covered patio, enjoy park like surroundings and listen to the trickle of the pond.

Coming on to market February 14th! Stay tuned or contact me for more details. 

 

The results are in. The 2019 home price for Edmonton, based on sales, was $360,262. That was down 3.09 percent from $371,748 in 2018. Looking back, the price rose for three straight years from $367,055 in 2014 to $376,771 in 2017 before a weakened economy drove markets down slightly in 2018 and 2019. It’s difficult right now to predict what’s going to happen next. Some experts believe we’re at the bottom of the market (a great time to buy)! What do you think Edmonton’s home price will be in 2020?

Spring

With 16,557 Edmonton homes sold last year, 2019 was the worst-performing year in the last six. When sales volume is low and supply grows due to new listings, we typically call it a buyer’s market. If you’re selling, you might need to wait for a while before you find a buyer and then you might get a lower offer than what you’re hoping to see. Despite fewer sales in 2019, supply was also lower, tempering this dynamic. The sold-to-listings ratio actually rose by several percentage points.

For five years in a row in Edmonton, the Time to Sell has risen. In 2019, it took an average 64 days (more than two months) to sell a property. In 2014, when sales volume was higher and there were fewer listed properties to choose from, that number was 48 days. If you’re buying in Edmonton, the last few years of lower sales and higher supply have meant there’s been plenty to look at. If job growth and other factors improve, we could see that situation change, with lower supply and faster sales. What do you think is going to happen in 2020?

Look at the infographic and you’ll see that the vast majority of Edmonton’s home sales activity for 2019 occurred at prices below $800,000. The highest volume (3,596 sold) was in the $300,000 to $399,999 price range. Five properties were purchased for $2-$3 Million. Only two sold for more than $3 Million last year.

Thanks! We’ve been getting good feedback on our new Neighbourhood Profile feature in this monthly newsletter. We didn’t run it this month because we wanted to share 2019 data, look back over the last few years and get you thinking about 2020. The Neighbourhood Profile is back next month, though, so we ask: “Which Edmonton neighbourhood would you like us to profile next?”

 
 
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Dear Friends,

Happy New Year!

Welcome to a new decade.

If this is the year you think seriously about finding your dream home, you’ll love this issue. We point out that dream homes come in all shapes, sizes, price points and neighbourhoods. It’s about connecting to the lifestyle you want, then making your home a perfect fit for the way you want to live. If you’re selling, we can stage your property as a dream home for its next inhabitants. It might not take much!

Check out the latest trends in interior design. We cover them here for you.

We’ve also added a new feature to the newsletter: A Neighbourhood Profile. If you like it, we’ll continue it in upcoming issues, giving you the lowdown on all the top locations.

Please reach out to me this month with any questions about buying or selling. It’s a brand new year.

All the best!
 
 
 
 
 
10042 92 ST NW NW, Riverdale $529,900

Coming soon...
10042 92 ST NW NW, Riverdale $529,900

If you are looking for homes and parcels in Riverdale or Aspen Gardens please contact me for details of listings I have coming on the market soon. 

Read more
 

It’s an interesting topic. Everyone has their idea of what “dream home” means. They’re at every price point.

If you’re looking for yours in 2020, read on for tips. If you’re listing, make it someone else’s dream home by staging it that way!

Buying?

Dream homes are not one size or style fits all.

Can you picture your dream home? Try. It’s much easier to find when you know what it looks like!

If you need help getting started, think about the lifestyle you’re after and then imagine your new home at the epicentre of it.

You might want a family home that better suits your active lifestyle, for example. Maybe you’re renting and your dream is to own. Or it could be you’re ready to lock-and-leave as you travel to exotic destinations.

Once you’ve given some thought to your lifestyle and the home that’ll best suit it, think about your budget. The good news is there are dream homes at every price point. It’s all about the fit.

Consider the most appropriate square footage, floorplan and number of rooms. Give some thought to the type of neighbourhood you want to live in.

Selling?

If you’re listing because you want to move – position your property as someone else’s dream home!

Who is the buyer that’ll see it that way? If you understand your home’s key strengths -- based on what people want -- you can enhance them for the sale. This doesn’t mean extensive renovations. You might not get your money back. It means great staging, though.

Stage it yourself or let us help you attract the right buyer. Consider updating colour schemes, furniture and layouts. Give our Interior Design Trends article in this newsletter a quick read.

Whatever you do around presentation, make sure it’s priced right when it hits the market and you’ll have a better chance at selling it quickly.

Make it happen this year!

Talk to me in January about finding your dream home in 2020… or selling your property to fulfill someone else’s dream. I’ll buy the coffee.

Spring

If you want to live in an Edmonton neighbourhood with the best of all worlds, you should take a look at Strathcona.

Here, it’s an easy drive downtown or to the University of Alberta and a nice walk to the North Saskatchewan River Valley or the Mill Creek Ravine.

The real estate is a mix of older, character homes in great condition (some 100 years old) and modern apartments and condominiums, high- and low-rise.

At the centre of it all is hip, artsy Old Strathcona with its historic town feel and bustling, main artery, Whyte Avenue. Whyte’s famous for its art galleries, pubs and night clubs, trendy boutiques, theatre venues, international restaurants and coffee shops.

It’s a world class festival hub in the summer, with all kinds of live music and entertainment. As of 2019, Strathcona’s roads and sidewalks are getting re-surfaced and decorative, new streetlamps are being installed. The improvements are scheduled for completion in 2021.

We’ve been hearing a lot about “the next decade of interior design.” That’s too far ahead for us. Everything changes too fast.

Here’s what we expect to see in 2020 that we like:

  • The home gets back to being a comfortable retreat where you can just chill inside calm, relaxing spaces with less clutter and more ambiance.
  • Expansive whites and earthy greens and browns re-connect us with a soothing, natural aesthetic.
  • Lighting becomes better and brighter, spotlighting and showcasing feature walls with materials like wood, rock and cork.
  • Enviro-conscious living takes over with tech-smart, energy-saving abodes where recycling rules.
  • Open floorplans are improved with chic, industrial partitions that create functional flow.
  • The kitchen remains the hub for both families and entertainers.
  • The cactus makes a comeback.
  • Velvet is dusted off, too, re-introducing plush, luxurious affordability.
  • Ceilings break free, embracing new, integrated design concepts.
 
 
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Dear Friends,

Here comes the closure of yet another year — and I truly do hope 2019 was full of success, happiness and prosperity for you.  With a bright-looking 2020 peeking up around the corner, it’s time to think about the future and set goals for the New Year.

At the end of each December, I like to make a list of goals I accomplished and noteworthy things I did that year. It’s a good reminder of what to be grateful for and inspiration for future resolutions. Give it a try, it comes in handy!

This is the season to celebrate and we’ve got just the perfect idea for you. Read on to find out the must-not-miss events this December — and it’s not just about Christmas!

And, as always, I’m here with the latest stats and real estate information to help you in your search for the perfect home.

If you or anyone you know needs help, please get in touch. I am at your disposal to help.

Happy holidays!
 
 
 
 

The beautiful Aspen Gardens gem is getting ready to welcome new owners. November has been busy and my inventory has been bought up but I have more coming in Aspen Gardens and Riverdale.

Are you a seller contemplating the best time to sell?

Housing supply typically shrinks this time of year making the choices for buyers a little bit more limited in turn creating a more competitive market which is a strong positive for a seller in what has been a buyers market.  Buyers who are shopping during these winter months also tend to be serious buyers in the market place and will be apt to make a buying decision a little more quickly. 

If you've been debating whether or not to sell your home and the right timing for YOU give me a call as I would be happy to discuss the market conditions in your area and talk about the best strategy for you.


 
Spring
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