Monday, October 27, 2014

Little panic in Calgary's oil patch even as prices plummet

So I've asked around. Oil prices are plummeting, surely the panic here in Calgary is palpable. It seems, not so much.

When CBC Calgary sent a reporter to a recent pipeline conference to ask about the ongoing price drop, all we came back with was a collective shrug of the shoulder.

Perhaps we've just become inured to this kind of thing. In the early 1980s, the price of oil bottomed out and a lot of lives in Alberta bottomed out along with it.

Someone I knew at the time described the layoffs in the downtown offices of at least one major oil company as being done by the floor. Imagine — it didn't matter what you did, only what floor you happened to work on.

The value of peoples' homes was also evaporating. Many were underwater on their mortgages and paying interest rates in the teens that are unfathomable today.
Many of those who had moved here from away went home. The rest stayed, knowing boom and bust were part of the Alberta bargain.

They are also part of the "Alberta advantage," as the old Ralph Klein campaign slogan goes. At least the boom part is.
But that's a problem, according to Ron Kneebone, an economist at the University of Calgary.
He recently described the so-called Alberta advantage as "relying on something you cannot rely on."

Take the long view

The oil industry, though, as well as the government here and in Ottawa, seem to believe you can rely on it — eventually.

In other words, the energy industry may be cyclical, but over the long term the advantage is very real.
Consider that over the past 20 years, Alberta has led the country in job growth. It has the third highest GDP in Canada and is on track within the next couple of years to leapfrog Quebec and move into second place, behind Ontario.
Will this recent drop in oil prices affect that trajectory?

Oil prices are plummeting. Far faster and further than most economists predicted a few short months ago.

In July, oil classified as West Texas intermediate (WTI) was trading at $105. Since then, that benchmark has fallen off a cliff and no one is sure where the bottom is.
The current WTI, in the low- to mid-$80s might only be the beginning. First Energy Capital of Calgary set off an alarm bell when it labelled a possible further drop into the $60 range a worst-case scenario.

But it then went out of its way to stress it does not believe that worst case is going to happen, and in fact is forecasting average prices in the mid-$90 range for the rest of the year.

At this point, all we really know is that each time the price of a barrel of oil drops by a loonie, the Alberta treasury loses close to a quarter of a billion dollars over the course of a year.
Then again, the loonie/petro dollar is going along for the ride; its fall is providing a softer landing, at least in the short term, since energy producers get paid in U.S. dollars.

A volatile industry

Governments, of course, are inclined to obsess about the short term, especially those fighting to stay in power.

New Premier Jim Prentice appears more worried today than even a few days ago, though he's far from pushing any panic button.
In an interview Thursday with CBC News about the free fall in oil prices, he spoke about how "significant dollars and significant implications" will require "considerable care."

In other words, money might not flow as freely in Alberta, which can be tricky when you're campaigning for byelection votes.
Still, one of the reasons the oil industry seems relatively sanguine about its prospects is because it operates on a much longer horizon than government or the markets.
Frankly, a brief slowdown will allow many to catch their breath and get caught up on current projects.

At the same time, a sustained atmosphere of low prices (pushed along by OPEC), along with perhaps weakening overall demand, is clearly a concern.
There is a temptation to see this current situation as an Alberta story, but that would be a mistake.
Bloomberg published an editorial in late July that was very much along the lines of one I wrote for CBCNews.ca a few weeks earlier.

The basic premise was that much of the economic growth Canada has seen in recent years has been in Alberta.
I suggested it was creating an imbalance. And so, I'd argue, did the governor of the Bank of Canada when he referred then to Canada's "two-track economy" as a reason for holding firm on interest rates.
But if the Canadian economy is too reliant on Alberta's prosperity, then what happens with the price of oil matters a great deal.
Earle Gray, a former editor of Oilweek magazine, recently opined that "the oil sands prop of the Canadian economy seems likely to collapse," and went on to lament how government "has leaned so heavily on it."

Seems a rather dire prediction when so many others here seem relatively unconcerned.
Perhaps that stoicism is indicative of the unpredictable nature of a volatile industry, subject as it is to the whims and political imperatives of countries with very different agendas.

Yes, some here are perplexed, some concerned and others are merely nodding their heads knowingly.
We've seen this movie before and we think we know how it ends. Of course, we'll only know when the credits roll.

                                                                                                                                                    By Kathleen Petty, CBC News

Oilpatch dividends buck oil prices

Amid the doom and gloom surrounding falling oil prices and the expectations of companies scaling back spending in 2015, the buck seemingly stops at dividend payments.
Times are getting tougher in the oilpatch, but not so bad that companies are moving to reduce the monthly or quarterly payments to shareholders that increasingly appear to be one of the few stable aspects of an industry beset by commodity-price declines and stock-market sell-offs. In some cases, dividends are a growth story.

"I consider it a commitment to our shareholders. It's a commitment we want to be able to grow and increase over time," Cenovus Energy chief executive Brian Ferguson said Thursday after the company was among the first in the sector to report its third-quarter operating and financial results. "We will do nothing to jeopardize our dividend."
Cenovus will pay a quarterly dividend of 26.62 cents per share in December and deliver more than $800 million in payments to owners of its stock in 2014 while Husky Energy confirmed its dividend would remain at 30 cents to bring the total payout to shareholders to more than $1.1 billion this year.
Husky has had a five-fold increase in its dividend over the last decade.

Oilfield services company Mullen Group released what it termed disappointing quarterly results Thursday.
CEO Murray Mullen lamented, "these are uncertain times for Canada's energy sector" in a news release, but he made no mention of any change to the 10-cent monthly dividend that will deliver $110 million to shareholders this year.

Oil and gas producers in Canada have averaged more than $66 billion in capital expenditures in the last three years, but with benchmark oil prices declining more than 20 per cent since the peak in June, industry analysts have forecast spending could decline as much as 10 per cent in 2015.
West Texas Intermediate crude continued on its roller-coaster ride gaining $1.46 to $81.97 US Thursday, but is well below the $105 US it surpassed in June.

The oilpatch's long-standing business model of perpetual production growth through the drill bit or acquisitions has largely given way to a focus on earnings and sustainable dividends in recent years.
The sector expects to bring in less cash to fund drilling in 2015, but shareholders will largely be spared the pain.
"With the reductions in oil prices we're not expecting to see any reductions to dividends," said Katrina Karkkainen, an industry analyst with FirstEnergy Capital. "All the companies we've talked to have said that the first lever they pull is always the capital programs. I would expect to see those come in lower and as a result growth targets will be pressured, but I don't see the dividend payments getting hit at this point."

After the challenge companies have had attracting qualified workers in the last decade, it's surprising Karkkainen added that "we haven't heard anything at all about job cuts."
The sector has seen some downsizing. Talisman Energy and Encana reduced staffas they refocused operations in the last two years while Statoil and Total laid offpeople after mothballing oilsands projects this year. Regardless, Alberta and Saskatchewan still have the lowest unemployment rates in Canada and the oilpatch has seen the biggest pay hikes in Canada.

The most recent noteworthy reduction to a dividend came last November when new Encana CEO Doug Suttles cut the 21 cent quarterly payment to seven cents as the company focused on divesting gas assets and acquiring oil properties in the past year.

Despite the slide in oil prices - and years of barely economic natural gas prices - rising costs are still a primary focus across the sector.
The outlook for 2015 is decidedly cautious. "In such a volatile environment we are focusing on what we can control, which is operational performance," Husky CEO Asim Ghosh told analysts.
Cenovus has raised its dividend by 10 per cent in each of the last three years and its board of directors will assess another hike in January. Ferguson said the oilsands producer has about $2 billion in committed capital expenditures and expects to generate close to $3.8 billion in cash flow this year to fund the dividend and growth projects.

He said Cenovus would be "prudent" with its spending going forward. However, with its commitment to "total shareholder return" and stock price at $27.97 Thursday - well below its 52-week high of $34.79 - the rising dividend is a strong selling point to investors. The overall yields for investors will certainly be challenged in this market, but even with so much pessimism the commitment by companies to maintain their dividends suggests the industry isn't in that much trouble.

                                                                                                                                                           By Stephen Ewart, Calgary Herald

Increased interest rate would strain housing affordability in Calgary

CALGARY - House prices in the three hottest cities in Canada – Calgary, Toronto, and Vancouver – are rising faster than family income, further straining affordability, says one of the country’s top economists.

Sal Guatieri, senior economist with BMO Bank of Montreal, said “the continued rapid price gains in these cities will increase their vulnerability to a shock—whether economic, interest rate, or otherwise.”

According to the BMO Fall Home Buying Report, released on Monday, 58 per cent of Calgarians and 65 per cent of Albertans, said increased interest rates of two percentage points would strain affordability for them. Nationally, 67 per cent of Canadians felt that way while 66 per cent in the Toronto area and 74 per cent in the Vancouver area concurred.

According to the Calgary Real Estate Board, year-to-date to October 19, there were 21,957 MLS sales in Calgary, up 10.55 per cent from the same period a year ago. The median price of $427,500 has increased by 6.88 per cent while the average MLS sale price of $483,717 has risen by 5.87 per cent.

“Gauging the stability of your mortgage by stress-testing it against a higher interest rate is key to making a responsible and informed home buying decision,” said Laura Parsons, mortgage expert with BMO Bank of Montreal. “Many buyers, especially in larger cities, need to evaluate different circumstances, and the likelihood of being able to afford their purchase long term.”

BMO said the effect of a rise in interest rates is more pronounced in Vancouver, where 22 per cent of potential buyers would be forced to leave the housing market – nearly twice the national percentage. However, buyers in Calgary would feel the pinch the least, with nine per cent cancelling their home-buying plans as a result of rising rates, said the report.

                                                                                                                                                                                    By Mario Toneguzzi, Calgary Herald

Population growth continues to push Calgary housing demand

CALGARY - Population growth continues to push housing demand in the Calgary region.
A report released Tuesday by Ben Myers, senior vice-president of market research and analytics with Fortress Real Developments, described the city’s new housing market as “red hot.”

It said there were 9,294 housing starts in the first half of this year, an increase of 67 per cent over the first six months of 2013, and more than year-end totals for 2009, 2010 and 2011.

“The average forecast is calling for 16,400 starts in the Calgary CMA for 2014, which would represent an increase over 2013 (12,600) and the 10-year average of 12,000,” said the report.
“The market may be overshooting slightly, as based on population and employment data, the Calgary CMA may only be able to support approximately 15,100 units in 2014. However, TD Economics noted in July that Calgary remains one of the few cities that is undersupplied.”

The report said Calgary prices have increased between three per cent and six per cent depending on the housing index from the end of 2013. The metropolitan area has appreciated at an average annual rate of approximately seven per cent to nine per cent over the past decade, notwithstanding the highly fluctuating market values in-between, it noted.

“Calgary may have room to grow comfortably, as the average condominium owner has an annual income over $90,000, and the average non-condominium owner has an average annual income over $130,000, both are the highest among the major metros in Canada,” said the report.

It said there were just 490 completed and unabsorbed new housing units in the Calgary census metropolitan area at the end of June, well below the 10-year average of approximately 850 units.
“Just nine completed condominium apartments were unabsorbed in the entire Calgary CMA at the half way mark of the year, less than five per cent of the long-run average of 200 unabsorbed units,” said the report.

“There were 2,225 new condominium sales in the first half of 2014, an increase of 14.7 per cent over the first six months of 2013. The multi-family market in Calgary is expected to perform inline with 2013, and is supported by declining new and resale inventories and rising prices, which has resulted in the new concrete high-rise developments downtown launching at $600 per square feet or more this year.”
                                                                                  
                                                                                                    By Mario Toneguzzi, Calgary Herald

Tuesday, October 14, 2014

Airdrie, Okotoks and Cochrane post double-digit sales growth

                                                                                                            THIS NEWS IS FROM CREB.

Housing activity is on the rise in Calgary’s surrounding areas with double-digit sales growth in Airdrie, Okotoks and Cochrane by the end of the third quarter. Year-to-date, 4,449 units were sold in all surrounding areas, which represents a 26 per cent increase over the previous year.
 
“After the first three quarters of the year, sales activity continues to climb at a good pace in surrounding communities," says CREB® president Bill Kirk. “Many of these areas offer a lifestyle choice that appeals to consumers, with home prices that are generally more affordable.”
Overall benchmark prices and year-over-year growth has been higher in Calgary compared to the overall surrounding areas. In the third quarter, typical single-family home prices in Airdrie, Cochrane and Okotoks were 32, 15 and 18 per cent lower, respectively than in Calgary.

“Low interest rates, rising wages, positive net migration and tight market conditions in Calgary continue to support the demand growth in the regional resale housing market this year," says CREB® chief economist Ann-Marie Lurie. “As supply levels for homes priced under $400,000 in the single-family market have declined in the City of Calgary, many consumers are considering their options in surrounding areas.”

Sales growth in Airdrie is on pace for a record year after the city posted its best third quarter ever. Sale activity totaled 455 units between July and September, a 16 per cent jump relative to last year. Year-to-date sales have increased by 28 per cent to 1,354 units.

While sales in Okotoks declined by six per cent in the third quarter to 198 units, year-to-date activity remains 15 per cent above the first three quarters of last year. This quarter's decline can largely be attributed to record levels reported during the same period last year.

New listings increased in Okotoks by 12 per cent to 246 units during the quarter. This helped to ease market tightness and price growth compared to the second quarter of this year. The single-family benchmark price in the third quarter averaged $417,967, a 0.3 per cent increase from the previous quarter and a 7.46 per cent year-over-year increase.

Cochrane sales continue to outpace gains in new listings, pushing inventory levels and months of supply down. Reduced inventory has supported price gains in Cochrane. Single-family average benchmark prices totaled $433,933 in the third quarter, a 2.87 per cent increase over the previous quarter and 6.9 per cent increase relative to the same period last year.

Calgary new home price spike tops Canada---6.8% gain year-over-year

Price gains in Calgary’s new home market are far outpacing what is being seen across the rest of the country.

Statistics Canada reported Thursday that the New Housing Price Index rose in August by 6.8 per cent on an annual basis and by 0.5 per cent on a monthly basis in the Calgary census metropolitan area. Both represented the biggest growth rates in Canada.

“Builders reported that land development costs, as well as strong market conditions and increased demand, were the main reasons for the price gain,” said the federal agency.

Wayne Copeland, president of the Canadian Home Builders Association-Calgary Region, said supply and demand has been a major factor in driving prices up in the industry as the city continues to have a buoyant economy supported by strong net migration gains over the past year.

Across Canada, the NHPI rose by 0.3 per cent month-over-month and by 1.5 per cent year-over-year.
“While both the land and house components (in the Calgary area) recorded year-over-year gains in August, it was more pronounced for the house component. Housing demand in Calgary has been strong, supported by economic factors such as job creation and the heightened levels of net migration in recent years. This, along with input cost pressures from the material and labour components, resulted in a stronger gain for the house component in August, said Felicia Mutheardy, acting senior market analyst in Calgary for Canada Mortgage and Housing Corp.

To put Calgary’s annual gain in perspective, the next highest year-over-year growth was Hamilton at 3.0 per cent.

“Reflecting the near record housing demand trend of resale market in Calgary, the city’s (New Housing Price Index) is leading the country as demand outstrips supply, labour costs begin to escalate thus making homes more pricey and a limited number of available and serviced lots are limiting the number of new units available,” said Don Campbell, senior analyst with the Real Estate Investment Network.

“This trend is not slated to slow down until we witness either a freeing of a large number of serviced lots or the in-migration begins to slow down substantially and for a long period.”

The surge in prices isn’t having a negative impact on the homebuilding industry. On Wednesday, Canada Mortgage and Housing Corp., reported that total housing starts in the Calgary region year-to-date have climbed to 13,803 units until the end of September, thanks to a strong multi-family market. Last year, there were 8,833 starts for the same period. The single-detached market has seen year-to-date starts rise from 4,823 last year to 5,072 this year.

“The surge in housing starts is in response to strong demand, much of it driven by in-migration to the province,” said Todd Hirsch, chief economist with ATB Financial. “It is also consistent with the strong demand for existing housing, which is reflected by the sales and prices of homes on the market over the past year.

“For now, Alberta’s economy is creating enough new jobs — and keeping wages high enough — to sustain this pace of home construction. There is little to suggest that builders are creating a real estate bubble by putting too many homes onto the market.”

Cochrane reaches all-time MLS sales high

Cochrane has joined Airdrie and Chestermere for reaching an annual sales record in the resale housing market after just three quarters of the year.

MLS sales in Cochrane year-to-date until the end of September hit the 610 mark, up 38.32 per cent from the same period last year.

The annual peak for sales was established in 2013 with 554 transactions.

The average MLS sale price in Cochrane so far this year is $433,537, up 4.34 per cent from last year, while the median price has risen by 4.99 per cent to $426,250.


By Mario Toneguzzi, Calgary Herald

Annual MLS sales record reached in Chestermere

CALGARY - Like Airdrie, the Town of Chestermere has also set an annual sales record in its resale housing market.

The 42 MLS sales in September, also a record for the month, upped the year-to-date total to 362 which surpassed the year-end peak of 329 set in 2007. Year-to-date sales until the end of September are up by 38.7 per cent compared with the same period a year ago. The average MLS sale price in September of $519,197 has increased by 9.33 per cent from last year while the year-to-date sale price of $508,860 is up by 7.46 per cent. The median price in September rose by 3.59 per cent from last year to $505,000 while year-to-date it is up by 8.41 per cent to $495,450.

Located just 10 minutes east of Calgary between Highway 1 and 1A (16th Ave. N.E. and 17th Ave. S.E.), Chestermere is closer to downtown Calgary than many neighbourhoods located in the city.
“Development is underway at East Hills and the Walmart there has already opened, providing town residents with nearby big-box shopping options. Stoney Trail allows quick and easy access to north and south Calgary. Soon, Chestermere will be expanding even closer to the aforementioned areas with the building out of Waterbridge. Exciting times for this rapidly growing town.”

                                                                                                                                                                       
By Mario Toneguzzi, Calgary Herald

Thursday, October 2, 2014

九月份的房地产统计


卡尔加里公寓市场引领风骚

整个城市范围内涨幅超两位数值

 

Calgary, October 1, 2014 – 卡尔加里公寓市场持续走强,九月份成交2,148单元,比去年同期涨12%

九月份民宅市场的涨幅超过了行业预期,主要是在公管公寓、排屋市场的带动下。同时也源于卡尔加里强劲的经济发展、以及独立屋市场低价位段房屋的有限供给,而需求源源不断。

这是连续第五个月公寓市场的涨幅超过独立屋市场。从年初至今公寓市场共成交3,819单元,比去年同期涨 21%。同期独立屋共成交13,842套,涨幅为7%

公寓市场增加的供给同时给买家更多的选择,新挂牌量前九个与比去年同期超出48%,比八月份超出近5%。进一步提升了公寓供给,使得市场向均衡态势发展。

公寓排屋市场售出、新挂牌持续上涨,同去年同期相比涨幅分别为20%21%。前三个季度,共3002单元售出,4011新上市单元。尽管新挂牌量上涨,但是排屋市场持续吃紧,在市场上的天数仍然低于两个月。

总体来说公寓排屋市场供给提升,这部分产品将会持续成为民宅市场中最吃紧的部分。(因为很多买家买不起独立屋,又不想接共管公寓。)

独立屋市场新挂牌两为2148套,比去年同期涨了9%。略微增加的新上市供给,使其在市场上的 天数达到两个月。在市场条件相对均衡的状况下,独立屋市场组合发生了变化。40万以内的售出房源今年前九个月仅占1/4,而去年占了35%,前年为44%。(这也同时告诉我们独立屋投资40万以内的房源还是紧俏的。去年我们讲35万以内的,前年我们讲30万以内的。)

独立屋市场基准价为$512,800,和八月份差不多,比去年同期涨10.6%。公管公寓、排屋市场的市场基准价分别为$298,800 $330,200,比去年同期涨了9.5%

卡尔加里整个春季市场都是卖方市场,导致了超出预期的价格增长!目前市场更加均衡些,价格上涨的压力有所缓解。本月价格几乎和八月份持平,然而仍然比去年同期涨了两位数值。
近期的价格上涨激发了更多新房上市,最后是房地产产品供给全面提升。然而,整个城市范围的可售房源仍然低于历史水平,大量的需求持续使得可售房源在市场上的天数保持在活跃的区间。(目前是低于2个月的吸收期,均衡的市场天数为4-5个月。)

SOLD 西南新区 Aspenwoods 挑空起居室,南向后院 $979,000


                                                    180 Aspenshire DR S.W.     C3635584

Contemporary - Refined - Open concept - Upgrades - Aspen Woods!** Need I say more? From the moment you enter this Aspen Woods gem you are greeted with beautiful architectural elements and exquisite features.  The open concept kitchen is upgraded with espresso beach cabinets, quartz countertops, a raised eat up bar, walk in pantry, stainless steel appliance package with chimney style hood fan, and rare double oven. The kitchen opens up to south facing windows, eating nook, great room with 20ft ceilings and elegant gas fireplace complete with quartzite stone surround.  The main floor also has a separate dining room, 2 piece bath, den (large enough for 4th bedroom) and main floor laundry. The master retreat has his and her walk-in closets, 5 piece en suite with skylight, corner soaker tub, his & her sinks, and fully tiled shower with bench. The bonus room has vaulted ceilings and built-in speakers (also continued throughout home).  Welcome home!