Friday, January 6, 2017

上个月买家都去那些社区买房了?


其实,仔细一看,大部分成交量活跃的都是新区,当然啦,人家开发商有大把的房源放到市场上。小的从普通公寓起,到大户人家的前置三车库豪宅。另外一个方向是infill老城区,像Killarney,Tuxedo, West Hillhurst。而老社区,因为当年占地大,居民户相对少,很难挤进这些前茅名单。

SOLD 西南区 Kevin Grove 两层楼公寓 $200,000

2016-11-18 #110, 6919 Elbow DR S.W.

最后终于卖掉了这套公寓。那故事说起来都是几年前的事了。房主几年前只跟着我看过一次房子,只有几套。再后来联系他们时,得知他们就在大街上和房主手拉手现金接下这套公寓,我还给他们介绍了华人律师办理过户(真得嘛,我那么傻啊??)。那大连的女房主可真是精明(我也是大连人,我真么就没有这么精明),我这买家也就是太不信任专业人士了。这套两层楼的公寓,坐在厅里就看着Elbow Drive的十字信号灯,厅对面就是3路公交车---所谓“交通便利”。当时管理费就400/月了,室内没有洗衣设备,没有地下停车。要是买家手拉手之前问我,我是无论如何是不会让他们买得。房主住了几天,就因为太害怕,到市中心租公寓去了。

中间我们试着卖过一次,当时房主要24-25万,没有卖出去。这次是铁定心思要卖了。可是,房子的原始装修,每周做一次的open house来的买家们都能找出不买的原因。有一个周六天气不大好,我都想给open house给撤了,后来干脆一想,到房子里干自己的事吧,就硬着头皮去了。中间还是来了几位买家,等这对老外年轻人进来之后,我就发现,那势头不对。那家伙,一进大门,进了厨房,就指着这里那里的,讲如何装修改进。我还以为他们的经纪人带他们来过了呢。和他们就留着之后才知道,他们在网上看到我的open house信息来的。有戏 :):)!

这就是经历了几年,最后卖掉一套烂公寓的故事。哦,忘记了最重要的环节。因为第二次放到市场后,装修实在不吸引买家。我建议卖家,试探市场不行,我们得做一小部分装修,房主更换了全部地面,重新刷墙面了。我又stage了内部,一切就大换样了。就这么20万的listing,看花费的气力(要不然死后卖不出去)。最后才吸引了那么多得买家来看房。上面得那幅照片就是stage之后得效果。下面的是装修前的效果,还没有墙上的:(画。




Wednesday, January 4, 2017

SOLD 东南区 Albert Park/Radisson, duplex $218,000


Nov. 16, 2016 SOLD 47 RADCLIFFE CR SE 东南区 Alberta Park/Radision,duplex $218,000

2016-11-17 帮助我的一位买家成功竞价买到银行拍卖房子,银行卖家共收到2个offer。买家是从他朋友听说我的,同时他也跟着朋友和我一起看过房子。这不当他家想买房子时,就来找我了。可是,他家的预算不高,因为他才工作,收入不高,最多他想买27、28万的房子,还想把其中的几个房间日后租出去。这样整个城市塞选下来,就没剩下几间了。我们看过很多房子,后来当看到这套房子时,他就动心了,因为便宜。就是因为银行起价低,所以我们跟另外一个买家抢这套房子。原本要价21.4万,我的买家都没肯出到要价,我仔细再三查看了近期成交房源信息,告诉他,这套房子要价比市场价格低,应该最后成家价格会比原价高。因为是父母给出的首付,所以他只能听住在国内父母的建议(他们哪里懂这里交易的事啊)?!所以谈判挺艰难的,最后我反复讯问买家对这套房子喜欢的程度,我们研究出的价格成功挤兑掉另外一个买家:). 

每一笔交易都是一个故事!

2016年12月份的市场情况

这个月啊,房地长局没有人提供给我们任何文字表述了,都是些数据、图表。可是究竟表现如何?这个月才成交949套, 上个月还1200多套:(。我好事的时候可以把最近几年的12月份数据提出来。大家先看看上个月的再说。



Tuesday, December 20, 2016

New Homes and Red Tape in Alberta: Residential Land-Use Regulation in the Calgary-Edmonton Corridor

As an increasing number of people move to major Canadian cities, housing prices have continued to rise in its most desirable markets. Understanding how public policy affects the supply of new homes is critical. The Fraser Institute’s survey of housing developers and homebuilders provides new insight into this issue. New Homes and Red Tape in Alberta: Residential Land-Use Regulation in the Calgary-Edmonton Corridor is part of a series of publications tallying the data to represent industry professionals’ experiences and opinions of how residential development is regulated in cities across Canada. This report presents survey results for cities in Alberta’s Calgary-Edmonton Corridor (CEC).
We found disparate estimates of typical project-approval timelines in CEC cities: estimates range from 5.7 months in the Municipal District of Foothills No. 31, and 6.1 months in Strathmore to 15.1 months in Rocky View County and 18.1 months in Strathcona County.
Typical approval timelines in Calgary and Edmonton, the CEC’s two largest cities, are comparable, at 13.5 months and 12.9 months, respectively, although Calgary’s are among the region’s most uncertain. Calgary’s average reported impact of timeline uncertainty is rivaled only by Rocky View and Strathcona Counties. In Edmonton, our survey suggests the impact of timeline uncertainty is in the middle of the pack, while results for Foothills No. 31 and Strathmore on this measure are particularly encouraging.
Reported compliance costs and fees add up to a low of $12,250 per home built in Foothills No. 31 and a high of $51,000 per home in Strathcona County. Calgary and Edmonton rank closer to the regional average: reported compliance costs for Calgary are $27,625 per new home; for Edmonton, $32,273.
The survey reports that properties need to be rezoned to accommodate more than 50% of new residential development in all but two municipalities (High River and Foothills No. 31). Estimates of rezoning’s effect on approval timelines range from under two months in Red Deer to 14.7 months in Rocky View County.
Opposition from the Council and community to residential development is perceived as strongest in cities where dwelling values are highest, raising questions about the causes and consequences of local resistance to new housing. The strongest opposition is reported in Rocky View County. Opposition from Council and community is typically not perceived as a deterrent to building in Strathmore, Cochrane, and Okotoks.
The publication provides a summary index of residential land-use regulation that is calculated by tallying across five key components of regulation’s impact—Approval Timelines, Cost and Fees, Council and Community, Timeline Uncertainty, and Rezoning Prevalence—in the twelve cities that generated a sufficient number of survey responses. This index ranks Strathmore as the least regulated and Strathcona County as the most. Calgary comes in below average in all categories and is the third most-regulated city ranked overall, while Edmonton ranks closer to the regional average.

100万在加拿大不同城市可以买到什么样的房子

http://globalnews.ca/news/3074497/heres-what-1-million-homes-look-like-in-16-canadian-cities/?campaign_id=A100

Monday, December 5, 2016

SOLD 西南区 Strathcona Park 两层楼 $629,000.00



Nov. 14, 2016 成功卖掉 109 Straddock CR SW

卖方是我认识多年的客户了,两年前卖地时候卖家对于价格期待太高,没有卖出去,就出租了。现在要移居区温哥华,因为先生单位内部调动他。

在我仔细研究了社区近期售出信息以后,我们决定就原样空房子出售,但是卖家这次心态很端正,几乎接收了我建议的短期挂牌价格,同是我在MLS系统中强调了这套房子的优点,上市13天成功卖掉!因为房检的原因,最后以97.3%的比例售出。