Atlantic Canada’s real estate market is heating up.
Given the lockdown measures that were implemented in mid-March, spring was uncharacteristically quiet. Yet with the easing of restrictions, it’s been on an upward trajectory.
As Costa Poulopoulos, chairman of the Canadian Real Estate Association (CREA), states in a recent summary, “Realtors across Canada are increasingly seeing business pick back up.”
Statistics from CREA reflect this reality: home sales recorded over Canadian MLS Systems in June 2020 rebounded by a further 63 per cent, returning them to normal levels for the month – some 150 per cent above where they were in April. Additionally, the number of newly-listed homes climbed by another 49.5 per cent in June compared to May. As with sales activity, gains were recorded across the country.
We are in a very hot sellers’ market
The outlook is very promising, according to Yasser Khalaf, a Bedford, N.S.-based realtor with RE/MAX nova, who serves the Dartmouth, Halifax and Halifax Regional Municipality (HRM) areas.
“The real estate market has been very active. Compared to the number of sales at this time last year, there has been a five to six per cent decrease, but this dip can be attributed to low inventory levels. The demand for homes is up, and prices have gone up ten per cent.”
Katherine Elsinga, a Grahams Road, P.E.I.-based real estate agent with Coldwell Banker Parker Realty, has noticed a similar trend.
“We are in a very hot sellers’ market. There are a lot of buyers and not nearly as many properties for sale,” she states, adding she covers the Island from one end to another.
“Recently, I did something I had never done before: I went out and got the listing paperwork all done up for a house; went home that evening; made one phone call, and got it sold the next day. I handed in the sales paperwork before the listing paperwork,” she says incredulously.
Many of my listings sold within a couple of days
Conor Stack, a St. John’s, NL-based realtor with Royal LePage Property Consultants and lawyer, can relate.
“The real estate market through late spring and early summer was extremely active. Many of my listings sold within a couple of days and received multiple bids at or above the listing price.”
COVID effect
According to Stack, in addition to buyers needing or wanting new homes, whether due to changing family or economic circumstances, life under lockdown has led to a new category of buyers.
“Additional buyers were created by people spending more time in their homes, including working from home, and realizing that properties with more functional indoor and outdoor spaces may be worth the investment now rather than later.”
With COVID-19-related jitters factoring into the equation, he notes pricing has been a major consideration as well.
“Listing prices appeared a bit more realistic and competitive – perhaps due to vendors’ desires to sell quickly, or due to long-term economic anxieties.”
With house hunting on the rise in Atlantic Canada, Elsinga is noticing an increased demand for starter homes. She’s witnessing an influx of buyers from elsewhere in Canada, but primarily from Alberta and Ontario, in addition to international buyers from Brazil, Vietnam, and the United Arab Emirates.
“People are looking for anything affordable: large building lots; smaller acreages; and of course, the elusive hobby farm. There’s a real need for homes under $200,000. I believe a lot of people are starting to look at ‘winterizing’ cottages on seasonal and private roads, so they can actually have an affordable place to live,” she says, mentioning buyers are eager to snap up a variety of dwellings, such as a log house she’s currently showing in North Granville, PEI.
Khalaf is noticing a diverse demographic of buyers searching for properties as well.
“My clients range from young professionals, to couples, families, and international buyers, such as from India, China, and the Middle East. Detached and semi-detached houses are doing well, but because the demand is so high, new buyers are steadily gravitating toward new constructions.”
As for Stack, who primarily serves the greater St. John’s area, his clients range from first-time home buyers to young families looking for their ‘forever’ homes, and empty-nesters looking for a bungalow with a garage and few stairs. He notes there’s a strong demand for approximately 2,000-square-foot homes in the Churchill Square neighbourhood of St. John’s, which are coveted by young families.
Renovation value
If you’re thinking of selling your home, renovations are likely something you’ve considered. Typically, homeowners direct their focus on kitchens and bathrooms in order to get their homes market-ready. According to the Appraisal Institute of Canada, you can expect to recover anywhere from 75 to 100 per cent of your investment.
“It’s beneficial to have an updated kitchen or bathroom, as such renovations can further increase the value of your home,” Khalaf says.
Elsinga stresses such undertakings really depend on the individual homeowner and their current situation.
“There are a lot of different factors that go into this, such as time, money and capability. It also depends on if I perceive the issue to be serious or cosmetic, but we price the house accordingly.”
Agreeing renovating kitchens and bathrooms are generally good places to see a return on investment, but acknowledging the investment is much higher, Stack emphasizes the importance of having a conversation about any potential renovations before listing your home.
“I caution my clients if they’re going to redo their kitchens or bathrooms before listing, to please do them well. The risk being if you do inexpensive upgrades, buyers may still want to tear them out, and they’ll see no value in the money you’ve spent. Ultimately, it depends on the property and the clients’ willingness to commit to redoing those rooms properly.”
Staging factor
Stack encourages his clients to consider investing in low-cost solutions, like fresh paint, and having their homes professionally-staged. He’s worked with Sasha Hutton and Sam Follett from the Newfoundland Staging Co. for that purpose.
Studies have demonstrated that home staging is an effective and expeditious way to sell your home for the best possible price. As Follett points out, “No matter what your listing price or square footage is, you need to properly prepare your home for the market.”
The designing duo is keen on elevating the appeal of the homes they take charge of. For their ‘occupied’ home staging consultations, they’ll walk through the properties and make suggestions regarding furniture placement, de-cluttering, and paint, whereas for the ‘unoccupied’ ones, they stress the importance of staging.
“Most people can’t visualize themselves in an empty house. They find it difficult to picture where their furniture would go; whether or not it would fit; what the layout would be like; and how it would look. Staging provides a scale for the space,” explains Follett, adding they also hang art on the walls; place rugs on the floors; décor on the tables; dress the beds; and layer the furniture with throws and cushions.
In terms of a design aesthetic that’s gaining widespread appeal, it’s clean and contemporary.
“We’re seeing a lot of white walls, white kitchens, and black finishes,” says Follett. “When you decide to sell something, you want to show it at its best; there’s no exception when it comes to selling your house. We help you prepare your home for the market, so that it reflects its full potential.”
TORONTO – The Toronto Regional Real Estate Board says home sales in October surged as buyers continued moving off the sidelines amid lower interest rates.
The board said 6,658 homes changed hands last month in the Greater Toronto Area, up 44.4 per cent compared with 4,611 in the same month last year. Sales were up 14 per cent from September on a seasonally adjusted basis.
The average selling price was up 1.1 per cent compared with a year earlier at $1,135,215. The composite benchmark price, meant to represent the typical home, was down 3.3 per cent year-over-year.
“While we are still early in the Bank of Canada’s rate cutting cycle, it definitely does appear that an increasing number of buyers moved off the sidelines and back into the marketplace in October,” said TRREB president Jennifer Pearce in a news release.
“The positive affordability picture brought about by lower borrowing costs and relatively flat home prices prompted this improvement in market activity.”
The Bank of Canada has slashed its key interest rate four times since June, including a half-percentage point cut on Oct. 23. The rate now stands at 3.75 per cent, down from the high of five per cent that deterred many would-be buyers from the housing market.
New listings last month totalled 15,328, up 4.3 per cent from a year earlier.
In the City of Toronto, there were 2,509 sales last month, a 37.6 per cent jump from October 2023. Throughout the rest of the GTA, home sales rose 48.9 per cent to 4,149.
The sales uptick is encouraging, said Cameron Forbes, general manager and broker for Re/Max Realtron Realty Inc., who added the figures for October were stronger than he anticipated.
“I thought they’d be up for sure, but not necessarily that much,” said Forbes.
“Obviously, the 50 basis points was certainly a great move in the right direction. I just thought it would take more to get things going.”
He said it shows confidence in the market is returning faster than expected, especially among existing homeowners looking for a new property.
“The average consumer who’s employed and may have been able to get some increases in their wages over the last little bit to make up some ground with inflation, I think they’re confident, so they’re looking in the market.
“The conditions are nice because you’ve got a little more time, you’ve got more choice, you’ve got fewer other buyers to compete against.”
All property types saw more sales in October compared with a year ago throughout the GTA.
Townhouses led the surge with 56.8 per cent more sales, followed by detached homes at 46.6 per cent and semi-detached homes at 44 per cent. There were 33.4 per cent more condos that changed hands year-over-year.
“Market conditions did tighten in October, but there is still a lot of inventory and therefore choice for homebuyers,” said TRREB chief market analyst Jason Mercer.
“This choice will keep home price growth moderate over the next few months. However, as inventory is absorbed and home construction continues to lag population growth, selling price growth will accelerate, likely as we move through the spring of 2025.”
This report by The Canadian Press was first published Nov. 6, 2024.
HALIFAX – A village of tiny homes is set to open next month in a Halifax suburb, the latest project by the provincial government to address homelessness.
Located in Lower Sackville, N.S., the tiny home community will house up to 34 people when the first 26 units open Nov. 4.
Another 35 people are scheduled to move in when construction on another 29 units should be complete in December, under a partnership between the province, the Halifax Regional Municipality, United Way Halifax, The Shaw Group and Dexter Construction.
The province invested $9.4 million to build the village and will contribute $935,000 annually for operating costs.
Residents have been chosen from a list of people experiencing homelessness maintained by the Affordable Housing Association of Nova Scotia.
They will pay rent that is tied to their income for a unit that is fully furnished with a private bathroom, shower and a kitchen equipped with a cooktop, small fridge and microwave.
The Atlantic Community Shelters Society will also provide support to residents, ranging from counselling and mental health supports to employment and educational services.
This report by The Canadian Press was first published Oct. 24, 2024.
Housing affordability is a key issue in the provincial election campaign in British Columbia, particularly in major centres.
Here are some statistics about housing in B.C. from the Canada Mortgage and Housing Corporation’s 2024 Rental Market Report, issued in January, and the B.C. Real Estate Association’s August 2024 report.
Average residential home price in B.C.: $938,500
Average price in greater Vancouver (2024 year to date): $1,304,438
Average price in greater Victoria (2024 year to date): $979,103
Average price in the Okanagan (2024 year to date): $748,015
Average two-bedroom purpose-built rental in Vancouver: $2,181
Average two-bedroom purpose-built rental in Victoria: $1,839
Average two-bedroom purpose-built rental in Canada: $1,359
Rental vacancy rate in Vancouver: 0.9 per cent
How much more do new renters in Vancouver pay compared with renters who have occupied their home for at least a year: 27 per cent
This report by The Canadian Press was first published Oct. 17, 2024.