But the most expensive urban areas have been experiencing the opposite problem. Cities like New York and San Francisco have seen higher vacancy rates and lower rents and sale prices as many people, untethered from office jobs, retreated to the suburbs and less densely populated areas.
But with potential vaccines on the horizon, real estate in big cities could see a turnaround.
“It’s not going to be a light switch,” said Jonathan Miller, president of Miller Samuel, a real estate appraiser and consultant in New York City. “But the news is starting to get people to be hopeful and think about returning to the city. Because right now, without a vaccine, it is status quo.”
While widespread vaccination is still a ways off, the news alone is a good sign that real estate in cities will continue to recover as the prospect of vaccines becomes more realistic, said Richard Smith, chairman and executive director of the Foundation for the Study of Cycles, a nonprofit that studies recurring patterns in economics, social sciences and nature.
“Sometimes it is when the news gets less bad that you get your biggest gains,” he said.
Real estate investment trusts (REITs), investments backed by real estate, that had cratered when the pandemic broke out, have already recovered some of their losses and moved higher on the vaccine news.
Here’s what the vaccine could mean for renters and home buyers.
Will people return to cities?
The more a vaccine brings life closer to “normal,” the more city real estate markets will change, said Miller.
“Once the vaccine is out and the population begins seeing schools reliably open and the big companies bringing people back in, that’s where it snowballs,” he said. “Then people can make plans around it.”
In Manhattan, the rental market will come back first, he said, because that activity has fallen the most and there is a lower bar to entry. But with rental inventory currently triple what it was a year ago, don’t expect rents to go up soon.
The Manhattan rental market remains historically weak. Last month saw a record-high number of apartments available to rent and a record-high share of rental apartments leased with concessions like one or two months free rent, according to brokerage firm Douglas Elliman and Miller Samuel.
The vacancy rate in Manhattan is at a new all-time high of 6.14%. That’s caused record price declines in rents. The median rentfor a one bedroom in Manhattan in October, for example, was $3,064 a month, down 4.1% from September and down 14.8% from a year ago.
“There has been a precipitous drop in the cost of a rental and the expectation is that there is still more of that ahead, until the inventory is eaten up,” said Miller. “There is still a lot of runway ahead. We’ll be well into 2021 and a vaccine until we get into an uptick in pricing.”
For those looking to buy, purchasing a home in New York will be more attractive when a vaccine makes all the things a city has to offer possible again, Miller said, including easy access to dining, theater, concerts and events.
“The first thing that has to happen in terms of really accelerating the re-adoption of city life in the post-pandemic world, is going to be when companies, especially the Fortune 500 companies as leaders, start to bring people back to work,” he said.
Buyers won’t leave the suburbs behind
The uncertainty of this past year has left a mark on buyers, particularly those with higher incomes who can afford a second home near the city as a refuge that requires no planes or planning, said Dottie Herman, chief executive of Douglas Elliman Real Estate.
“The virus made the home very important,” said Herman. “Working from home will be here to stay, in some way. It won’t be only working from home, but some combination of at home and the office.”
That has created wish lists for new homes that include outdoor space and offices and it has expanded locations for buyers, lengthening the commuting tether between home and office, she said.
Strong demand in the suburbs and resort communities near cities will continue, she said. Even though many suburban areas around New York passed their pandemic peak in the summer, in many areas sales are still above levels seen a year ago.
“People have gotten used to working from home and arecomfortable living farther from the city,” she said. “That won’t change with a vaccine. Second homes will continue to be a booming market nationally.”
Will mortgage rates stay low?
Mortgage interest rates hit a 12th all-time low heading into November, and some economists say even lower rates may be ahead. Others, however, say the vaccine news could reverse the downward trend.
“While rates are always unpredictable, sustained record lows are looking less likely in light of recent events,” said Brendan Phillips, a capital markets analyst at Better.com, an online lender. “Rates jumped when pharmaceutical giant Pfizer announced its Covid-19 vaccine had shown 90% efficacy in trials.”
Goldman Sachs analysts pointed to the encouraging progress of vaccine research as a reason to think the economy may sustain a “V-shaped” recovery, bouncing back quickly to pre-pandemic levels. Other economists say that the ability of Congress to finally pass a stimulus package will also affect the speed of the country’s recovery from the current recession.
“Good news for the economy, though, usually means higher rates,” said Phillips.
MONTREAL – Two Quebec real estate brokers are facing fines and years-long suspensions for submitting bogus offers on homes to drive up prices during the COVID-19 pandemic.
Christine Girouard has been suspended for 14 years and her business partner, Jonathan Dauphinais-Fortin, has been suspended for nine years after Quebec’s authority of real estate brokerage found they used fake bids to get buyers to raise their offers.
Girouard is a well-known broker who previously starred on a Quebec reality show that follows top real estate agents in the province.
She is facing a fine of $50,000, while Dauphinais-Fortin has been fined $10,000.
The two brokers were suspended in May 2023 after La Presse published an article about their practices.
One buyer ended up paying $40,000 more than his initial offer in 2022 after Girouard and Dauphinais-Fortin concocted a second bid on the house he wanted to buy.
This report by The Canadian Press was first published Sept. 11, 2024.
MONTREAL – The Quebec Professional Association of Real Estate Brokers says Montreal-area home sales rose 9.3 per cent in August compared with the same month last year, with levels slightly higher than the historical average for this time of year.
The association says home sales in the region totalled 2,991 for the month, up from 2,737 in August 2023.
The median price for all housing types was up year-over-year, led by a six per cent increase for the price of a plex at $763,000 last month.
The median price for a single-family home rose 5.2 per cent to $590,000 and the median price for a condominium rose 4.4 per cent to $407,100.
QPAREB market analysis director Charles Brant says the strength of the Montreal resale market contrasts with declines in many other Canadian cities struggling with higher levels of household debt, lower savings and diminishing purchasing power.
Active listings for August jumped 18 per cent compared with a year earlier to 17,200, while new listings rose 1.7 per cent to 4,840.
This report by The Canadian Press was first published Sept. 6, 2024.
In the quest to find cities where renters can enjoy the best of all worlds, a recent study analyzed 24 metrics across three key categories—Housing & Economy, Quality of Life, and Community. The study ranked the 100 largest cities in Canada to determine which ones offer the most to their renters.
Here are the top 10 cities that emerged as the best for renters in 2024:
St. John’s, NL
St. John’s, Newfoundland and Labrador, stand out as the top city for renters in Canada for 2024. Known for its vibrant cultural scene, stunning natural beauty, and welcoming community, St. John’s offers an exceptional quality of life. The city boasts affordable housing, a robust economy, and low unemployment rates, making it an attractive option for those seeking a balanced and enriching living experience. Its rich history, picturesque harbour, and dynamic arts scene further enhance its appeal, ensuring that renters can enjoy both comfort and excitement in this charming coastal city.
Sherbrooke, QC
Sherbrooke, Quebec, emerges as a leading city for renters in Canada for 2024, offering a blend of affordability and quality of life. Nestled in the heart of the Eastern Townships, Sherbrooke is known for its picturesque landscapes, vibrant cultural scene, and strong community spirit. The city provides affordable rental options, low living costs, and a thriving local economy, making it an ideal destination for those seeking both comfort and economic stability. With its rich history, numerous parks, and dynamic arts and education sectors, Sherbrooke presents an inviting environment for renters looking for a well-rounded lifestyle.
Québec City, QC
Québec City, the capital of Quebec, stands out as a premier destination for renters in Canada for 2024. Known for its rich history, stunning architecture, and vibrant cultural heritage, this city offers an exceptional quality of life. Renters benefit from affordable housing, excellent public services, and a robust economy. The city’s charming streets, historic sites, and diverse culinary scene provide a unique living experience. With top-notch education institutions, numerous parks, and a strong sense of community, Québec City is an ideal choice for those seeking a dynamic and fulfilling lifestyle.
Trois-Rivières, QC
Trois-Rivières, nestled between Montreal and Quebec City, emerges as a top choice for renters in Canada. This historic city, known for its picturesque riverside views and rich cultural scene, offers an appealing blend of affordability and quality of life. Renters in Trois-Rivières enjoy reasonable housing costs, a low unemployment rate, and a vibrant community atmosphere. The city’s well-preserved historic sites, bustling arts community, and excellent educational institutions make it an attractive destination for those seeking a balanced and enriching lifestyle.
Saguenay, QC
Saguenay, located in the stunning Saguenay–Lac-Saint-Jean region of Quebec, is a prime destination for renters seeking affordable living amidst breathtaking natural beauty. Known for its picturesque fjords and vibrant cultural scene, Saguenay offers residents a high quality of life with lower housing costs compared to major urban centers. The city boasts a strong sense of community, excellent recreational opportunities, and a growing economy. For those looking to combine affordability with a rich cultural and natural environment, Saguenay stands out as an ideal choice.
Granby, QC
Granby, nestled in the heart of Quebec’s Eastern Townships, offers renters a delightful blend of small-town charm and ample opportunities. Known for its beautiful parks, vibrant cultural scene, and family-friendly environment, Granby provides an exceptional quality of life. The city’s affordable housing market and strong sense of community make it an attractive option for those seeking a peaceful yet dynamic place to live. With its renowned zoo, bustling downtown, and numerous outdoor activities, Granby is a hidden gem that caters to a diverse range of lifestyles.
Fredericton, NB
Fredericton, the capital city of New Brunswick, offers renters a harmonious blend of historical charm and modern amenities. Known for its vibrant arts scene, beautiful riverfront, and welcoming community, Fredericton provides an excellent quality of life. The city boasts affordable housing options, scenic parks, and a strong educational presence with institutions like the University of New Brunswick. Its rich cultural heritage, coupled with a thriving local economy, makes Fredericton an attractive destination for those seeking a balanced and fulfilling lifestyle.
Saint John, NB
Saint John, New Brunswick’s largest city, is a coastal gem known for its stunning waterfront and rich heritage. Nestled on the Bay of Fundy, it offers renters an affordable cost of living with a unique blend of historic architecture and modern conveniences. The city’s vibrant uptown area is bustling with shops, restaurants, and cultural attractions, while its scenic parks and outdoor spaces provide ample opportunities for recreation. Saint John’s strong sense of community and economic growth make it an inviting place for those looking to enjoy both urban and natural beauty.
Saint-Hyacinthe, QC
Saint-Hyacinthe, located in the Montérégie region of Quebec, is a vibrant city known for its strong agricultural roots and innovative spirit. Often referred to as the “Agricultural Technopolis,” it is home to numerous research centers and educational institutions. Renters in Saint-Hyacinthe benefit from a high quality of life with access to excellent local amenities, including parks, cultural events, and a thriving local food scene. The city’s affordable housing and close-knit community atmosphere make it an attractive option for those seeking a balanced and enriching lifestyle.
Lévis, QC
Lévis, located on the southern shore of the St. Lawrence River across from Quebec City, offers a unique blend of historical charm and modern conveniences. Known for its picturesque views and well-preserved heritage sites, Lévis is a city where history meets contemporary living. Residents enjoy a high quality of life with excellent public services, green spaces, and cultural activities. The city’s affordable housing options and strong sense of community make it a desirable place for renters looking for both tranquility and easy access to urban amenities.
This category looked at factors such as average rent, housing costs, rental availability, and unemployment rates. Québec stood out with 10 cities ranking at the top, demonstrating strong economic stability and affordable housing options, which are critical for renters looking for cost-effective living conditions.
Québec again led the pack in this category, with five cities in the top 10. Ontario followed closely with three cities. British Columbia excelled in walkability, with four cities achieving the highest walk scores, while Caledon topped the list for its extensive green spaces. These factors contribute significantly to the overall quality of life, making these cities attractive for renters.
Victoria, BC, emerged as the leader in this category due to its rich array of restaurants, museums, and educational institutions, offering a vibrant community life. St. John’s, NL, and Vancouver, BC, also ranked highly. Québec City, QC, and Lévis, QC, scored the highest in life satisfaction, reflecting a strong sense of community and well-being. Additionally, Saskatoon, SK, and Oshawa, ON, were noted for having residents with lower stress levels.
For a comprehensive view of the rankings and detailed interactive visuals, you can visit the full study by Point2Homes.
While no city can provide a perfect living experience for every renter, the cities highlighted in this study come remarkably close by excelling in key areas such as housing affordability, quality of life, and community engagement. These findings offer valuable insights for renters seeking the best places to live in Canada in 2024.
