Real estate agent Barb Lebrecht was giving a tour of a bucolic, 10-acre property she recently sold in Garden Valley, a town of a few thousand people about an hour northeast of Sacramento, California.
If you squinted past the seafoamy paint job, the hillside home looked like something out of a Vrbo ad for a rural weekend getaway. Emphasis on rural.
“I actually wore boots the last time I was here because I was worried about rattlesnakes,” Lebrecht said.
Rattlesnakes weren’t the only hazard Lebrecht dealt with. There were squatters who refused to leave, she said. One time a bull got loose from a neighbor’s yard and just stood behind her Lexus.
It took two years to sell the place. It’s finally scheduled to close before year’s end for around $500,000.
Lebrecht will get a 2.5% commission on the final purchase price, roughly $12,000. The buyer’s agent gets the same cut for a total commission of 5%, technically paid by the seller. It’s the standard way real estate agents are compensated.
Despite two years of essentially uncompensated labor, Lebrecht is a big fan of the commission model. She’s made a solid living out of it for 20 years.
“I have a real affinity toward buyers,” she said. “And I think that if buyers were forced to come in and pay their own commission … it’s difficult. A lot of my buyers are barely able to scrape a down payment, much less closing costs, and then in addition to that also pay their agents.”
She was referring to a possible consequence of a recent wave of litigation that threatens how agents traditionally are paid.
In October, a jury in a Missouri civil case found that the National Association of Realtors and several high-profile brokerages colluded to inflate the commission rates home sellers paid to agents. The crux of the class-action case was a requirement that for a home to be placed on the multiple listings service — essentially the master list of homes for sale in an area — sellers would have to offer buyer’s agents a commission. The jury awarded $1.8 billion in damages to recent Missouri home sellers.
There’s a raft of similar lawsuits targeting the commission model. The National Association of Realtors plans to appeal the Missouri verdict, maintaining that sellers have always had the ability to negotiate commission rates.
But real estate finance professor Andra Ghent at the University of Utah doesn’t really buy that.
Sellers occasionally can negotiate, Ghent said. “But the negotiation is between 5 and 6 [%] on the overall transaction. I think it’s extremely unlikely that you could negotiate down. The Realtor education teaches Realtors against going into an agreement with less than 5%.”
Ghent said the commission model doesn’t work well for buyers either. Even though home sellers are technically paying the commission, in reality, Ghent said, the market incorporates those commissions into the transaction price of the home. And the more a home costs, the more the buyer’s agent gets paid.
“Realtors have a really big incentive to push homebuyers into the most home they can qualify for a mortgage on,” she said. “And for a lot of homebuyers, this is just not the right decision.”
Nate Johnson, vice president of advocacy at the National Association of Realtors, argues that misalignment of incentives between buyers’ agents and buyers is overblown. He said good agents are more concerned with getting repeat clients than marginally bumping up commissions.
“When we look at the sort of pennies and tens of dollars that may result in me encouraging you to pay for more of a property as opposed to less, it’s just not worth it,” Johnson said.
An advantage of the current model is that buyers are effectively paying their agent through their mortgage. Johnson said if they have to pay out of pocket, many buyers might risk making the biggest purchase of their lives without expert help.
Which is actually how homebuying works in plenty of other countries.
“It’s hard to make a comparison to the United States,” Johnson said. “I don’t know exactly what real estate looks like in terms of if there is fair, you know, fair and equal treatment in terms of buyers in the market. There may not be.”
“So buyers will just call the listing agent and say, ‘I’d like to view that property, please,’” said Charlie Lamdin, who has worked in the U.K. real estate business for two decades. “And if they like it, the buyer will make an offer to that agent. The buyers generally don’t have representation.”
But Lamdin said there’s a downside — the closing process in the U.K. can be a nightmare.
“Over here, it’s currently an average of five months. That’s how bad it is.”
Lamdin said American real estate agents have it much better than their British counterparts.
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.
