Oakridge Townhouse

JUST LISTED : #402, 9803 24 Street SW

Renovated townhouse in Oakridge with the all the modern finishes and space that you want at the price you need!

This functional three bedroom, 1 and a half bathroom townhouse is exactly what you have been dreaming of. Everything is brand new!! This townhouse is timeless and on trend! There is an open concept kitchen with Samsung S/S appliances, stone countertops and modern cabinets with striking pops of black hardware. Both bathrooms have new vanities, fixtures and toilets. The main bath also has a new bathtub. There is a large master bedroom with an oversized closet and two other good-sized bedrooms.

Wait, there is more… a finished basement family room, new laundry pair and even more storage. Fresh new carpet and luxury vinyl plank flooring throughout. Professionally painted in muted neutrals, with all new ceiling texture. And every “big ticket” item has been done – roof, windows, exterior, and furnace. This home has a sunny west facing backyard and a parking spot steps from your entrance.

For more information visit the virtual tour

Oakridge Townhouse Oakridge Townhouse

Oakridge Townhouse Oakridge Townhouse

Buyer's

2019 – The Year Of The Buyer’s Advantage

I spent this morning at the 2019 CREB Forecast and Tradeshow and the message we got was…. Buyer’s Market.  There are still early signs of more inventory hitting the market and prices decreasing again. Oh… man….. But there also appeared to be light at the end of the tunnel with comments like “the amount of oversupply should start to ease by the end of the year” and “net migration gains in 2019 will help chip away at some of the oversupply”.

Overall, what does all this mean?! BUY NOW! Lol, just kidding but for those considering ownership, further resale price declines can make this year very attractive. Investors and those looking to up-size could also benefit from this buyer’s market. For now, I will put the press release below with a link to the full package of statistics, but if you want to talk specifics (neighbourhood and home style) – give me a call!

 

MEDIA RELEASE: Economic challenges to affect Calgary’s housing market in 2019

Calgary, Jan. 30, 2019 –

The challenging economic climate in Calgary is expected to persist into 2019.

Easing global oil prices, concerns regarding market access and easing investment activity are weighing on the energy sector and are expected to slow growth prospects in the province this year.

“Slowing growth, weak job prospects and lack of confidence are all factors that are contributing to the expected easing in sales activity this year,” said Ann-Marie Lurie, CREB® Chief Economist.

“At the same time, our market continues to struggle with high inventory levels and further potential rate hikes, all of which is expected to cause additional price declines this year.”

There are signs that supply in the market is starting to adjust to slower sales, but the pace of adjustment is expected to be slow. Overall, it will help reduce some oversupply in the market and put the industry in a more stable position by 2020.

Buyers’ market conditions are expected to persist throughout most of the year, impacting prices across all property types. However, the pace of decline is expected to ease by the end of the year, as concerns over the economy ease.

While further easing in the housing market is expected, this will not likely be the case for all price ranges, as demand for affordable product is expected to continue to improve, given shifts in lending requirements and adjustments in expectations.

“In this market, buyers have the advantage of choice. A REALTOR® can help buyers find a home that best fits their lifestyle,” said Alan Tennant, CREB® CEO.

“For home sellers, knowing all the data and facts surrounding their home is critical to maximize their selling price. Working with a real estate professional can take the guess work out of the process.”

Click here for the full 2019 Calgary Economic & Housing Outlook report.

Chef's Plate

Chef’s Plate – The Relationship Saver

We lead a pretty busy life! Both of us work (obviously), flip properties and when you add my chaotic #realtorlife to the equation, planning meals can be a bit overwhelming. Last year when we bought our second house, were renovating and adding a secondary suite, tensions were a little high and when asked “What’s for dinner?” I would bite off the head of my unsuspecting partner. It wasn’t his fault and, in truth, a valid question but I didn’t have the answer.

That’s when I was introduced to Chef’s Plate. People had mentioned it before but now that the dinner dilemma had reached critical volume, I took a closer look. And thank goodness because I swear it saved our relationship – lol.

Here is the scoop….
Meal Plans range from classic and family friendly to 15 minute meals and vegetarian. And you can pick either 2, 3, or 4 meals a week delivered.

We opted for the 4x per week Classic, which is their widest variety of meat, seafood and vegetarian recipes. Both 30 minute and 15 Minute recipes are included. Note the 15 minutes ones are offered at a premium price.

The nice thing is some weeks when we have a lot of dinner plans and events, we can reduce our order to 2 or 3 meals or even skip the delivery entirely (which we did over the holidays).

This is great not only for busy families but I think it would also be amazing for the seniors in your life! If someone has mobility issues or isn’t eating the healthiest options then fresh food can be delivered to their door. They choose the meals and the 15 minute meals even come with all the veggies/ingredients chopped and ready to go.

I have been impressed with the freshness of the ingredients, the ease of the recipes and, actually most surprisingly, the portion size. We can both eat dinner and most nights, there is enough left over for my partner to take for lunch the next day.

We did the math and worked out how much wasted food we had at the end of the week and this works for us! Maybe it’s not for everyone, but I encourage you to run the numbers and see what it might do to your family’s quality of life and time spent together!

Get your free plates here -> chefsplate.com?r=3pc-IS4KGSW or use the referral tag #freeplatesfromYYCRedShoeRealtor

 

WE PICK THE ONES THAT WE WOULDN’T MAKE OURSELVES, DUE TO LACK OF SKILL AND SPECIALTY INGREDIENTS. OUR TASTES LEAN TOWARD MEXICAN AND ASIAN. SOME OF OUR FAVOURITES:

  • Sweet Potato & Avocado Poke Bowl with sticky rice and sesame-soy dressing
  • Crispy Chicken Katsu Sandwich with garlic aioli and a crunchy slaw
  • Pork Meatball Hot Pot with leeks and rice noodles
  • Crispy Fish Tacos with avocado salsa & creamy lime slaw
Housing Market

Job market weakness and lending restrictions a common thread in 2018’s housing market

City of Calgary

January 2, 2019


As oversupply continues in Calgary’s housing market, December prices eased by one per cent compared to last month and are over three per cent below last December.

“Persistent weakness in the job market and changes in the lending market impacted sales activity in the resale market this year,” said CREB® chief economist Ann-Marie Lurie.

“This contributed to elevated supply in the resale market, resulting in price declines.”

December sales totalled 794 units, a 21 per cent decline over the previous year. Overall year-to-date sales in the city totalled 16,144 units. This is a 14 per cent decline over 2017 and nearly 20 per cent below long-term averages.

Inventory levels in December sat at 4,904 units. This is well above levels recorded last year and 30 per cent above typical levels for the month. Elevated resale inventories in 2018 were caused by gains in the detached and attached sectors.

Throughout 2018, the months of supply remained elevated and averaged 5.2 months. This contributed to the annual average benchmark price decline of 1.5 per cent. Price declines occurred across all product types and have caused citywide figures to remain over nine per cent below the monthly highs recorded in 2014.

“Both buyers and sellers faced adjustments in expectations this year. Sellers had to compete with more choice in the resale market, but also the new-home market,” said CREB® president Tom Westcott.

“With less people looking for a home, it became a choice between delaying when to sell or adjusting the sale price. However, buyers looking for more affordable product did not find the same price adjustments that existed in some of the higher price ranges.”

More information on the 2018 housing market will be released at CREB®’s 2019 Forecast Conference & Tradeshow (www.crebforecast.com) on Jan. 30, 2019.

HOUSING MARKET FACTS

Detached

  • Detached sales declined across all districts in 2018. With citywide sales of 9,945 units, activity remains 21 per cent below typical levels for the year.
  • Detached inventories were higher than last year’s levels for each month of the year, including December. Slow sales caused the market to be oversupplied through most of 2018.
  • Detached benchmark prices totalled $481,400 in December, a one per cent decline over last month and a three per cent decline over last year. Overall, 2018 prices declined by 1.5 per cent compared to last year.
  • Prices have eased across most districts in 2018. The largest declines this year have occurred in the North East, North West and North districts.

Apartment

  • Apartment sales totalled 2,663 units in 2018. While the decline is less than other product types, levels are 22 per cent below long-term averages.
  • The apartment condominium sector has struggled with oversupply for almost three years and 2018 was no exception.
  • However, supply has been easing, as inventories this year averaged 1,584 units, one per cent below last year’s levels.
  • Despite slowing supply growth, the market remained oversupplied, causing further price declines. In December, benchmark prices were $251,500, over two per cent below last year. Annually, prices have declined by nearly three per cent for a total decline of 14 per cent since 2014.
  • Price declines this year have ranged from a high of nearly six per cent in the East district to a low of two per cent in both the City Centre and North West districts.

Attached

  • Declines for both row and semi-detached product resulted in 2018 attached sales of 3,536 units, a 15 per cent decline over the previous year and 14 per cent below long-term averages.
  • Slower sales activity prompted some pull-back in new listings, but this was limited to the row sector. Row new listings declined by four per cent and semi-detached new listings rose by nearly 15 per cent in 2018.
  • Despite some adjustments to new listings, inventory levels remained elevated, keeping the market in buyers’ market territory and putting downward pressure on prices.
  • In December, the semi-detached benchmark price totalled $397,500. This is a monthly and year-over-year decline of 0.8 and 3.8 per cent, respectively. Recent price declines have caused this sector to erase any of the gains that occurred last year, as 2018 prices remain just below 2017 levels. Overall, annual prices remain 1.4 per cent below 2014 peak levels.
  • Row prices have also been edging down. As of December, row prices were $288,400, a 1.5 per cent decline from last month and nearly four per cent below last year’s levels. Overall, 2018 prices remain two per cent below last year’s levels and nearly 10 per cent below previous highs.

Challenging economic conditions continue to impact the resale market

City of Calgary, December 3, 2018 –

Sitting below long-term averages, November sales in the city totaled 1,171 units.

For the year so far, sales activity has totaled 15,349 units, a 14 per cent decline over last year and nearly 20 per cent below long-term averages.

“Recent challenges in the energy sector have weighed on consumer confidence over the past month. Combined with weakness in the employment market and further gains in lending rates, this is impacting ownership demand,” said CREB® chief economist Ann-Marie Lurie.

New listings eased by seven per cent in November compared to last year. The adjustment in new listings has helped prevent further inventory gains, with 6,501 units in overall inventory, but levels remain well above the 5,683 units in inventory seen last year and 32 per cent higher than typical levels for November.

“Higher inventories and weaker sales are resulting in buyer’s market conditions and price declines,” said Lurie.

The citywide benchmark price was $422,600 in November, nearly one per cent lower than last month and over three per cent below last year’s levels.

Year-to-date sales have slowed across all price ranges, except product priced below $200,000, which now represents nearly six per cent of all sales. The largest decline in sales has occurred in the $600,000 – $999,9999 range.

“In any market, affordable product is always desirable,” said CREB® president Tom Westcott.

“For buyers, it may mean being able to step into a home that was previously unattainable. It also means that sellers need to be keenly aware what is successfully selling in their neighbourhood and surrounding communities.”

 

HOUSING MARKET FACTS

Detached
  • Detached sales declined across all districts in November. With citywide sales of 679 units, activity remains 21 per cent below typical levels for the month.
  • New listings eased by three per cent compared to last year, due to declines mostly in the North East, North and South East districts. Year-to-date new listings this year have increased in all areas except the North East and East districts.
  • Inventories in the detached sector totaled 3,491 units, 26 per cent higher than last year’s levels. Months of supply sits at five months, well above the three-month typical for November.
  • Detached benchmark prices totaled $486,000 in November, a one per cent decline over last month and a three per cent decline over last year. This is nearly seven per cent below monthly highs recorded in October 2014.
  • Prices have eased across all districts in November. On a year-to-date basis, the largest declines this year have occurred in the North East and North districts. This is likely due to the increased competition from the new-home sector. The districts that remain furthest from price recovery are the North West and South districts.
Apartment
  • Despite year-over-year gains in sales in November, citywide apartment sales have totaled 2,557 units so far this year. This is five per cent lower than last year and 21 per cent below long-term averages.
  • The majority of activity in condos is located within the city centre, representing nearly 48 per cent of all the sales activity.
  • Following years of oversupply, the number of new listings in the apartment sector continues to ease, helping prevent further significant gains in inventories and even contributing to inventory reductions in the South, East and North East districts.
  • Despite some adjustments in inventories, most areas continue to struggle with oversupply, causing further price declines. Price declines this year have ranged from a high of nearly six per cent in the East district to a low of two per cent in both the City Centre and North West districts.
Attached
  • Year-to-date attached sales totaled 3,344 units, a 16 per cent decline over the previous year and 14 per cent below long-term averages. Sales activity eased across most districts except for the North East, where sales remained relatively stable because of improvements in row activity.
  • Overall, rising new listings continue to place upward pressure on inventory levels and the gains have mostly occurred with semi-detached product.
  • Oversupply conditions have weighed on prices. In November, the semi-detached benchmark price totaled $400,700. This is a monthly and year-over year decline of 0.67 and 3.3 per cent, respectively. Recent price declines have caused this sector to erase any of the gains that occurred last year, as year-to-date prices remain comparable to 2017 levels.
  • Row prices have also been edging down, but at a slower pace than semi-detached product. As of November, row prices were $292,900, a 0.2 per cent decline from last month and just over three per cent below last year’s levels. Overall, year-to-date prices remain nearly two per cent below last year’s levels and nearly 10 per cent below previous highs.
Oversupplied market weighs on prices

Oversupplied market weighs on prices

City of Calgary, November 1, 2018 – Elevated inventory levels compared to sales, are causing prices to ease further in Calgary’s housing market.

Citywide benchmark prices totaled $426,300 in October, trending down for the fifth consecutive month and resulting in a year-over-year decline of 2.9 per cent.

“Job growth in this city remains a concern, as unemployment levels remain well above levels expected for this year. Rising costs of ownership also continue to weigh on housing demand,” said CREB® chief economist Ann-Marie Lurie.

“At the same time, housing supply levels are not adjusting fast enough to current conditions, resulting in price adjustments.”

Inventories and sales totaled 7,345 and 1,322 in October. This has resulted in months of supply of 5.6, above levels typical for this month. While some easing in new listing growth will help prevent further inventory gains, inventory levels remain near record highs for the month of October.

“With these types of market conditions, many potential buyers should be able to find the home that they are looking for with well priced listings appearing in certain price ranges,” said CREB® president Tom Westcott. “Sellers need to manage expectations and have accurate data in order to be aware of what is selling in their community.”

For each of the property types, sales activity has improved in the lower price ranges, leaving most of those segments relatively balanced. However, the upper end of the ranges has seen significant gains in supply compared to demand, which is likely having more of an impact on prices in those ranges.

 

HOUSING MARKET FACTS

Detached
  • Detached sales in October totaled 829 units, for an 8.6-per-cent decline, resulting in a year-to-date decline of 15 per cent. This is the slowest level of detached sales since the late ’90s. 
  • Year-to-date, the largest decline in sales occurred in the $600,000 – $999,999 price range, reflecting slow demand coming from move-up buyers.
  • For the second month in a row, new-listing growth eased, helping prevent further inventory gains. However, as this segment remains oversupplied, prices continue to trend down. 
  • Detached benchmark prices totaled $490,200 in October. This is below last month and three per cent below last year. On a year-to-date basis, prices remain one per cent below last year’s levels.
  • As of October, year-over-year prices have eased across all districts, with the largest declines occurring in the North East, North West, South and South East districts. This is likely a result of added competition from the new-home sector. 
Apartment
  • Year-to-date apartment sales have totaled 2,316 units, nearly seven per cent below last year. New listings have also eased by six per cent, helping reduce the amount of inventory in the market.
  • Despite the easing inventories, the months of supply remains elevated at 7 months. 
  • Year-to-date apartment condominium prices have eased by 2.8 per cent and remain 14 per cent below 2014 highs. Declines occurred across all districts, with the steepest declines occurring in the North East, East and South districts.
Attached
  • The attached sector has recorded year-to-date sales of 3,098. This is 15 per cent below last year and 14 per cent below long-term averages. 
  • Meanwhile, despite recent easing in new listings, October inventories are the highest level on record.
  • The oversupply is affecting both the semi-detached and row sectors, which have seen prices trend down over the past 5 months.
  • Year-to-date, row benchmark prices have averaged $298,140 this year, nearly two per cent below last year and nine per cent below previous highs. However, prices have remained relatively flat in both the City Centre and North West districts.
  • As of October, semi-detached prices were $403,400, one per cent lower than last month and nearly three per cent lower than last year. Despite recent declines, year-to-date citywide prices remain relatively flat compared to last year. This was most due to gains in the City Centre, North East and East districts offsetting declines in the North West, South and South East.

REGIONAL MARKET FACTS

Airdrie
  • Airdrie’s housing market continues to experience declining sales and increasing inventory compared to last year. Elevated supply levels have led to downward pressures on the benchmark prices for detached homes. 
  • Total year-to-date residential sales have reached 1,032 units, 11 percent below levels last year. Year-to-date, new listings have remained relatively stable, but remain well above long-term averages. 
  • Year-to-date average inventory levels are 19 per cent higher than. As a result, months of supply have been elevated, and presently stand at six months. This has translated to sustained pressure on benchmark price, with the year-to-date value of detached homes now sitting at $370,880, which is a year-over-year decline of nearly two percent. 
Cochrane
  • Year-to-date, residential sales have declined by 10 per cent, with 530 sales so far in 2018. These levels are comparable to similar periods in the past few years and higher than long-term averages. 
  • At 1,164 units, new listings have reached a historical peak for this period and well above long-term averages. Inventory levels in Cochrane for 2018 have been persistently elevated and are almost 17 per cent higher than the same period last year.
  • This has started to place some downward pressure on prices. However, year-to-date detached benchmark prices have remained relatively stable compared to last year with a benchmark price of $424,900. 
Okotoks
  • Year-to-date residential sales have declined to 428 units in 2018, comparable to levels from 2011 and well below long-term averages. 
  • New listings are elevated at 936 units, which is eight per cent higher than last year’s levels and close to long-term averages. Inventory levels in October remain elevated with 232 units.   
  • Despite gains in the amount of supply compared to sales, Okotoks detached prices have seen some modest gains.  Year-to-date benchmark prices for detached properties totaled $436,660, 1.25 per cent higher than last year. 
Country Hills

JUST LISTED : 108, 26 Country Hills View NW

Affordable stylish living in a cleverly designed, functional condominium in Country Hills! This property is well-planned, perfect for home buyers seeking a maintenance-free lifestyle. This two bedroom and two bathroom property has been designed for entertaining with its large square footage. It also provides you the livability option of having a roommate. There are all the high-end finishings that you would expect in this condo: including a well appointed kitchen featuring stainless steel appliances; new modern laminate flooring; master en-suite with a walk-through closet and a cozy corner gas fireplace. This home has a comfortable yet contemporary ambiance ideal for those seeking versatility to make the space their own.

Country Hills  Country Hills

Sun bathes the entire home with huge south and west facing windows. There is an abundance of storage both in-suite and in a secure enclosed area situated off the large patio. This unit features a unique elevated patio that is adjacent to the living room. Includes one underground heated titled parking.

This is a well-built and well-managed condo. Low condo fees include everything except electricity. This condominium complex is expertly planned to be rich in character, with thoughtful layouts and livability. Located in the community of Country Hills which has charm, character and continues to flourish and grow. It is the perfect location when it comes to convenience and accessibility with all essential amenities nearby. The perfect retreat from your busy lifestyle, away from the hustle and bustle of everyday. Welcome Home.

  

For more information click here
Beltline

JUST LISTED : #208, 1014 14 AVE SW

You don’t have to sacrifice size to experience the best of inner city living! Don’t miss this opportunity to own a fabulous 2 storey townhouse located on a quiet tree-lined street in the heart of the Beltline

This spacious, upper level unit is ideally configured for roommates or a professional couple looking to experience the downtown lifestyle.

Beltline Townhouse Beltline Townhouse

The main floor has an updated kitchen featuring stainless steel appliances, trendy tile backsplash, hands-free faucet and quartz countertops. The upgrades don’t end there, new flooring throughout, renovated bathrooms and a fancy washer/dryer. There are four large south facing windows that let in tons of light during the day.  Evenings will be enjoyed  in front of the fire place. Talk about cozy and yet perfect for entertaining. 

Beltline Townhouse Beltline Townhouse

The top floor features 2 spacious bedrooms and 2 full bathrooms. The master suite has 2 closets and a 4-pc ensuite. Did I mention the body spray shower head?

Beltline Townhouse Beltline Townhouse

The main floor back door leads to a lovely patio and only steps to your indoor garage parking. Walking distance to everything on 17th Avenue!

Visit Live Love Calgary For More Details On This Beltline Townhouse

For the virtual tour click here

Walden Wows Buyers

With so many new communities in South Calgary, it can be hard to decide which one to choose for your family. Developing communities offer newer houses but often lack amenities. And of course, new usually means you have to deal with the dirt of dust of construction. Until now.

Welcome to Walden.

The Genstar community of Walden is located in the city’s southeast and is the perfect blend of modern meets nature. The family-centric neighborhood has been building since 2007 and is nearing completion — meaning your family can enjoy the perks of a newer community without any of the inconveniences. While you can still select a builder and buy a lot, pick a floorplan, and wait nine months to build a house, there is also a select inventory of fabulous existing properties.

Buying an existing home can be a great choice for the young family. These homes are often only a few years old but come with fully landscaped yards — perfect for enjoying backyard barbecues and relaxing after a long day at work.

Walden also features five finished playgrounds and a stretch of walking and biking pathways leading right into Fish Creek Park. This community was designed with its natural legacy in mind, and it shows. Picturesque preserved trees line the walkways and ponds. Unique, modern architecture balances beautifully with natural surroundings.

This community boasts a small-town feel — something to be valued in our ever-growing city. It’s peaceful and friendly but also offers the convenience of walk-able amenities. The neighborhood features a Save-On Foods, Starbucks, Tim Hortons, Shoppers Drug Mart, dentist, doctor, spa, children’s play place, and even a local pub with a fantastic rooftop patio.

These amenities are only the beginning. Walden is one of few communities with easy access to Stoney Trail, Deerfoot and Macleod Trail. Its central location makes Walden an easy choice for commuters.

Relax in your stunning, modern home while your children play safely in your own backyard. Watch the neighborhood kids bike to the local store, stroll the pathways to Fish Creek, teach your child to climb the monkey bars while the wind plays through the trees. It’s all waiting for you in Walden.

Featured Property:

23 WALDEN GR SE

MLS# C4201878

Offered at only $479,900

 

 

 

This immaculate family home sits on a fantastic corner lot on a very private cul-de-sac. Full of upgrades, this home features nine-foot ceilings, upgraded appliance package, granite countertops, engineered hardwood, upgraded sinks and fixtures, triple pane windows, gas line to barbecue, and is Certified Built Green. A large foyer welcomes you and leads to the spacious family room with a modern fireplace, dining area, and chef’s kitchen with stainless steel appliances and a walk-in pantry. The second level boasts a stunning master suite with a walk-in closet and luxurious ensuite, two more bedrooms with walk-in closets, and a huge bonus room with space for a playroom and an office! A custom-built deck overlooks a landscaped and irrigated southwest backyard. Why live with the dust of a tiny plot of dirt when you can move in and enjoy this rare oversized retreat! Parks and pathway systems frame this incredible lot and a school site and major amenities are within walking distance. Property is listed by CIR Realty.

For more information click here. Or check out the virtual tour!

Don’t miss your chance! Call me to see it today!

 

Varsity townhouse

JUST LISTED : #45, 3519 49 ST NW

Location! Location! Location! Immaculate and beautifully renovated multi-level, 875 sqft, 2-bed townhouse in Varsity.

This home features an open living space with bright windows, a warm colour palette & gleaming new floors. The open dining area leads to a private sunny balcony with personal access to the courtyard! The kitchen offers an attractive newer white kitchen with updated glass mosaic tiles. The main floor also has a spacious family room with large windows providing an abundance of natural sunlight.

The lower level offers a large master bedroom with walk-in-closet plus another good-sized bedroom, with big windows. There is also a huge 4-pc bathroom, that is white and bright. This property is complete with in-suite laundry, a large storage room, plus an assigned parking stall close to the entrance.

Condominium amenities include a sauna/fitness room. And condo fees include heat and water/sewer. Perfect for first time buyers and a fantastic opportunity to get into the real estate market, don’t miss out!

For more information check out the virtual tour here