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Market Update

SEPTEMBER 2014

After a slow start to the month, August turned into a busy summer month for Vancouver Real Estate. The market picked up with activity across many different neighbourhoods and price points in Vancouver. Inventory was down in almost every market (typical at the end of summer), but there was still a lot of interest from Buyers and some strong absorption rates. Overall, prices are up slightly over last year.

We saw a lot of new listings (and re-lists of older listings) hit the market this past week, and that should continue throughout the fall. Keep you eye on the market and don't hesitate to let me know if you have any questions.

East Vancouver

The detached house market in East Van is still the most active market in Vancouver, with not enough (good) inventory to satisfy the number of eager Buyers. There was a drop in sales this past month due to the lack of inventory, but we should continue to see lots of activity in this market through the fall - the sales to active ratio is a high 31%. Average and median prices are hovering around the $1-million mark. Townhouses and half duplexes in East Van saw a big jump in average price per sqft - from $454 to $524 - thanks to lots of newly built units and continued interest from buyers looking to upgrade from their condo. The condo market in East Van has a lot of activity - with average prices hovering in around $350k and a strong 21% sales to active ratio.

Vancouver West

The detached house market in Vancouver West saw a drop in activity over the summer, with a slight increase in prices, but overall, the market has been steady over the last few months showing a balanced 15% sales to active ratio with average prices hovering around $2.4-million. Townhouses and half duplexes in Vancouver West are showing a good 21% sales to active ratio with average [rices around $900,000 and median prices in the low $700,000's. The condo market in Vancouver West is similar to the townhouse market with a strong sales to active ratio and lots of activity.

North Vancouver

The detached market is another busy area of Vancouver, with a strong 31% sales to active ratio and rising prices - average price is over $1-million. The townhouse and half duplex market in North Van is showing a 17% sales to active ratio with average and median prices in the high $600,000's. The condo market in North Van is increasing, with average and median prices above $400,000 and a 17% sales to active ratio.

Give me a call if you want to talk Real Estate.

Rob

 
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Featured Listings

120 WEST 12th

  • FOR SALE! Offered at $819,000
  • 2 Bedrooms, 2 Bathrooms
  • 1,050 sqft
  • Quiet rear, 2 bedroom and den Coach House in Mt. Pleasant
  • Direct access to the private garage
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2125 West 32nd

  • FOR SALE! Offered at $2,780,000
  • 4 beds, 3 baths
  • Great development opportunity
  • 8176sqft Lot with a rear property line of 76 feet
  • Backs onto Prince of Wales Park
  • Close to Kerrisdale
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2742 CAMBRIDGE

  • SOLD! Offered at $1,350,000
  • 2,496 sqft
  • 4 Bedrooms, 3 Bathrooms
  • Complete restoration in 2008 to maintain character elements and add modern amenities
  • Mountain Views
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Market Update

JULY 2014

The Vancouver Real Estate Market continues to show strong sales over last month and last year, with a 21.3% sales to active ratio - the highest it's been in the last 3 years. We've definitely beed busy the last few months, and we expect this summer to be busier than most. We have a handful of new listings coming out in the next few weeks so keep your eye out for what's new, and let us know if you have any questions.

EAST VANCOUVER

Detached Houses in East Van - it's a Strong Seller's market with a 37.5% sales to active ratio. For those looking for a nice home with good bones, it can be pretty sparse for inventory, which is leading to a lot of multiple offer scenarios. Good opportunities on the East Side aren't coming up very often so be ready for quick offers in the detached house market. For Sellers, if you're interested to sell, now is the time! We have some interested clients.

The townhome and half duplex market in East Vancouver has a 20% sales to active ratio even with a 35% drop in sales over the previous month. The $600,000 to $700,000 market and $800,000 to $900,000 market are strong, likely the result of people not yet being able to jump into the detached market, and the increase in attached homes being built by developers.

Condos in East Vancouver showed a respectable 20% sales to active ratio. There was activity in every price bracket with the sub-$600,000 market performing best. The average and median price have been fairly steady in the mid to high $300,000 range.

VANCOUVER WEST

The detached house market in Vancouver West saw a drop in inventory and sales, though median price remained fairly steady at $2.3-million, with the average jumping to $2.7-million (indicative of some higher end sales). The sales to active ratio is a very good 20% - though expect this number to drop as we move into the summer.

The townhouse and half duplex market in Vancouver West saw an increase in activity to a 23% sales to active ratio thanks to a slight decrease in inventory and an increase in sales. Median price is at $903k with average price sitting at $897k.

The Vancouver West condo market has a strong 23% sales to active ratio - higher than last month and last year - and this should remain that way through July. The average price has been dropping since March, now sitting at $612k, while the median price is at $484k. Expect a 1 bedroom home in most neighbourhoods to be around $400k, while 2 bedrooms are generally $500k and up.

NORTH VANCOUVER

The North Vancouver Detached market has continued seeing interest from buyers, with a high 34% sales to active ratio - the highest it's been in over two years. The median price has been dropping, sitting at $1,015,000 this past month while the average price is at $1,136,595. Inventory increased significantly after December, but is starting to drop now that we've entered the summer season.

The townhouse and half duplex market in North Van is also a strong market, with a 33% sales to active ratio - up from 20% last month. Average price sits at $618,800 while median price is at $614,500.

The North Van condo market has a 18% sales to active ratio, which is lower than all other markets, but still a balanced market for Buyers and Sellers. The average price is at $438,781, while the median price is $361,688. Total inventory is dropping, after a huge spike since December.


Given these numbers, our best advice is to be active in the current market if you're looking for a new home. Ensure you're getting out to see homes soon after they're listed and let us know what you're looking for so we can not only keep our eye on the market for you, but we can make sure you're knowledgeable and prepared to write an offer when the time comes.

Rob

 
 

Featured Listings

887 PARKER ST.

  • FOR SALE! Offered at $695,000
  • 2 Bedrooms, 1 Bathroom
  • 1,008 sqft
  • Totally renovated home
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  • Only blocks to the beach in White Rock
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3995 West 19th

  • SOLD! Offered at $1,688,000
  • 4 beds, 2 baths
  • 33' x 122' RS-5 Zoned
  • Corner Lot in Dunbar
  • View potential from upper floor
  • Ideal to hold or build
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2656 west 3rd ave

  • FOR SALE! Offered at $1,599,000
  • 2,606 sqft
  • 3 Bedrooms, 2 Bathrooms
  • Lovely Character Home
  • Legal 1 Bedroom Basement Suite
  • North of 4th in Kitsilano
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Market Update

JUNE 2014

There is a lot going on in the Vancouver Real Estate Market right now, with sales surpassing 3,000 in both April and May of this year - the most activity we've seen in the last 3 years. Sales are up across the board, with high demand for Detached Houses, especially in East Van and North Van. The condo and townhouse market has a lot of interested Buyers, though prices are remaining steady across Vancouver. We're continuing to see a lot of interest and new listings as we edge closer to the summer season. Expect the warm weather to slow down activity during the summer months.

Condo Market

The East Vancouver Condo Market was busy last month: 67% more sales than the previous month with prices holding steady. Average and median price are between $360,000 and $375,000 with the average price per sqft at a respectable $507/sqft (it would be $100/sqft more in Kitsilano!). The most active markets are the sub-$400,000 market and the $500,000 to $700,000 market (where you'll find the two bedroom condos and newer buildings). Main, Downtown Vancouver East and Collingwood remain the neighbourhoods with the most sales activity.

The Vancouver West Condo Market is also performing very well, with Mount Pleasant, Kitsilano and Dunbar seeing the most activity. The median sale price for Westside condos is at $490,000 this month, while the median price per sqft is at $635/sqft - this number has been dropping since January. The amount of Westside inventory has been steadily increasing since December giving Buyers lots of choice when it comes to finding their perfect home.

The condo market in North Vancouver has a 16% sales to active ratio putting it squarely in a balanced market. Average price is sitting at $440k while median price is at $388k, with a price/sqft in the high $400k's.

Townhome and Half Duplex Market

Townhomes and Half Duplexes in East Van saw a lot of activity last month with a 60% increase in sales over the previous month and a slight increase in prices. The Average price was $666,051 while the Median Price was $656,000. Similar to the condo market, the average price per sqft was at $506/sqft, which is significantly more affordable than the Westside. The most active markets are the $500,000 to $600,000 market and the $900,000+ market (all half duplexes).

The Westside Townhome and Half Duplex market hasn't seen the high increase in activity that many other markets have seen. The amount of inventory has been climbing, but prices have been up and down - expected in a market that has a wide variety of price brackets (townhouses are usually in the lower end of this market while half duplexes take up the higher end). Average price is sitting at $099,000 while median price is at $788,000.

Townhomes sales in North Vancouver have a strong 31% sales to active ratio amidst rising inventory and levelling prices. Average and median price are at $645,000. Like condos, the most popular areas are Lower Lonsdale, Central Lonsdale and Lynn Valley.

Detached House Market

The East Van Detached House Market remains one of the hottest markets in Vancouver. A number of Buyers are interested in property here, it's just a matter of having enough good inventory to satisfy the demand. Average price increased to just over $1-million while the Median price is at $950,000. The hottest neighbourhoods in East Van for Detached Homes are Main, Mount Pleasant East, Hastings and Grandview-Commercial Drive.

The Westside Detached Market has been the busiest it's been since July 2011, with a 22% sales to active ratio and a 30% increase in sales over last month. The Average and Median prices have been dropping, with the average price sitting at $2.6-million and the median price sitting at $2.3-million. Kitsilano and Dunbar have been the hottest market for detached houses on the Westside.

North Vancouver's Detached Market is very active right now, with a high 35% sales to active ratio. Interest in North Vancouver has been climbing since 2012 thanks to homes that are more affordable than the Westside, and a renewed interest from young families. The average and median price in North Van are just over $1-million. The busiest markets in North Vancouver are Lynn Valley, Pemberton, Boulevard and Edgemont.

As always, let me know if you have any questions.

Rob

 
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Featured Listings

#1503 1835 MORTON AVE

  • FOR SALE! Offered at $699,900
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  • Open Concept, Renovated Kitchen
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  • 1 parking, 1 storage
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3412 WEST 3rd AVE, KITSILANO

  • FOR SALE! Offered at $1,298,000
  • 3 beds, 3.5 baths
  • 1,454 sqft
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  • Exclusive use of Front Yard
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2656 west 3rd ave, KITSILANO

  • FOR SALE! Offered at $1,650,000
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  • Legal 1 Bedroom Basement Suite
  • North of 4th in Kitsilano
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Market Update

MAY 2014

As expected, there was lots of activity in the Vancouver Real Estate Market in April. The sales to active ratio (or absorption rate) is high at 19% across Vancouver, showing a lot of interested and motivated Buyers. Typically, it's a Buyer's Market when the absorption rate is under 15%, a balanced market when it's between 15 and 20% and a Seller's Market when it's above 20%. We have a lot of clients who are waiting to sell their property before purchasing their next, so the more Buyers there are to buy their property, the more movement we'll see across the board.

Prices have remained fairly steady throughout the city, and should continue as we move through the Spring season. As been the case for a few months now, the really great properties have been selling quickly. The best way to be prepared in this market is to be pre-approved for your mortgage and in contact with our team so we can be looking out for your best interest. We are experienced and quick to help, so give us a call if you need professional guidance.

EAST VANCOUVER
The condo market in East Vancouver is currently sitting in a balanced market with a 14% absorption rate. Prices are levelling out to the high $300,000's with an average price per sqft at just over $500/sqft. The number of sales has dropped, but given the high activity the area has seen in the last few months, a slight drop isn't a worry. The most active market is the $400k to $500k price bracket (which is East Van, are the larger 1 bedrooms and 2 bedroom units).

The townhome market in East Vancouver has been busy, partly thanks to the continued increase in inventory available. With more options to choose from, Buyers are willing to consider their different options. The average price rose to $660k, while the median price dropped to $627k - making these units still much cheaper than some of their westside counterparts. The busiest markets are the $700k to $800k townhome market (most likely 3 bedroom units), and the $500k to $600k market (larger 2 bedroom units). The price per sqft has increased to $500/sqft, mostly thanks to the increase in newer developments charging more per sqft than some older buildings.

The East Vancouver detached house market remains the most active market in Vancouver, and that shows with it's 41% absorption rate! Every price bracket under $1.5-million shows a Seller's market thanks to the high interest from Buyers. Average prices have remained steady between $900k and $1-million. The number of new listings continue to increase, and with this amount of interest from Buyers, there will be more Seller's who want to take advantage of the market. Not all of the inventory is quality, and that's where we come in to help you decipher what's good and what you should stay away from. The good houses (i.e. well maintained and in good locations) do sell quickly, so it's in your best interest to be prepared to buy.

VANCOUVER WEST

The condo market in Vancouver West is a Seller's Market with a 22% absorption rate, and increasing sales and listings. Prices are down over last month - average price is at $638k while median price is at $481k - though they're about the same as May 2013. Mount Pleasant West, Fairview and False Creek are the best performing markets, with the Downtown Market seeing a lot of activity as well (and a 25% absorption rate).

The townhome and 1/2 duplex market in Vancouver West performed well last month with a 25% absorption rate. Average and median price are both down slightly over last year, landing at $815k and $770k, respectively. Sales increased significantly over last month, and inventory continues to climb this year, though it's still less than inventory available at this time last year.

Detached homes on the westside are seeing an 18% absorption rate, making this a balanced market. Inventory is up this year, but still 10% less than this time last year. Average price sits at $2.7-million and median price is just under $2.3-million. Kitsilano, Cambie and Point Grey remain the most active markets.

NORTH VANCOUVER

The North Vancouver condo market shows a 14% absorption rate, making it a balanced market, however this rate has been declining in the last few months. Inventory has been strong (thanks to many new developments in the Lonsdale area) amid slowly increasing sales numbers. Average price currently sits at $420k while median price is $395k.

The townhomes and 1/2 duplex market in North Vancouver was strong last month with a 29% absorption rate! Inventory was down 20% over last year, while sales increased 10%. Median price sits at $624k while average price is $615k - the variation in prices over the last few months is due to changing inventory more than a changing market.

The North Vancouver detached market was one of the most active markets in Vancouver, with a 34% absorption rate and lots of interest from Buyers. Good homes don't last long on the market before being snapped up by educated, prepared Buyers.
Prices have increased just over 10% over last year, with the average landing at $1.2-million and the median at $1.145-million. Canyon Heights, Lynn Valley, Upper Lonsdale and Westlynn showed the most activity.

As always, give me a call if you want to chat Real Estate.

Rob

 
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Featured Listings

2656 West 3rd

  • FOR SALE! Offered at $1,650,000
  • 4 Bedrooms, 3 Bathrooms
  • Fantastic North of 4th Location
  • 2,887 sqft
  • Legal 1 bedroom basement suite
  • 1 parking
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3412 WEST 3rd

  • FOR SALE! Offered at $1,298,000
  • 3 beds, 3.5 baths
  • 1,454 sqft
  • Brand New North Facing Half Duplex, located North of Fourth
  • High End FInishing
  • Exclusive use of Front Yard
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4443 west 9th

  • SOLD! Offered at $2,138,000
  • 2749 sqft
  • 33' x 115' Lot
  • Garden Level 1 Bedroom suite
  • 5 Bedrooms, 4 Bathrooms
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Market Update

APRIL 2014

The Vancouver Real Estate market has remained busy the last month - with increases in inventory, sales and fewer days on market overall. We've truly entered the busy Spring Market, seeing multiple offers on the great homes that are listed - whether they be detached houses in East Van or great condos for first time Buyers. You have to be quick in this market, and as prepared as possible in order to be successful in securing the home you want.

Ensure your mortgage has been pre-approved, and have your funds ready to go so you can shorten the subject removal period or work with the Seller's ideal closing dates.

Even if you're only starting to think about getting into the market, meeting the WeLoveEastVan Team to go through the buying process, viewing homes and deciding what you're looking for can be very helpful in the long run. For Sellers, it's a busy time right now, with lots of Buyers looking for a great space. Some extra effort in staging your home properly, along with pricing it according to market value can go a long way in selling your home quickly, for a good price. Let us know if you're interested in a home evaluation to get a sense of the current value of your home.

EAST VAN

The East Vancouver Detached House market remains the strongest market in Vancouver, with tons of Buyer sand not enough good inventory. Note the 25% increase in sales and 40% decrease in days on market. Detached Houses in East Van offer a wide variety of options: from new builds, to renovated character houses to lot value and this leads to many different options and can affect the averages in the stats. Overall, this market is seeing a 39% sales to active ratio, with the $600k to $1.25-million market seeing an absorption rate of anything from 41% and higher. If you're interested in buying a house in East Van - let us know so we can keep you updated on this ever changing market. There is lots to know and we can help lead you in the proper direction.

Townhomes and Half Duplexes in East Vancouver saw decreases in every category last month: listings and sales both dropped, the average and median price dropped to $615,443 and $636,900 respectively, and the days on market dropped by almost 50%. Among these drops, the townhouse and half duplex market performed very well with a strong 33% sales to active ratio. This market has been strong with lots of interest from Buyers moving up from condos.

The East Van condo market saw a big drop in sales over last month, amidst an increase in average and median prices to $401,078 and $351,000 respectively. Overall, every market in Vancouver East performed well last month with at least 21% sales to active ratio. The average price is increasing, though that has more to do with better options in higher price brackets thanks. There was a slight increase in inventory last month, and expect the interest level from Buyer's to continue, and even increase, through the Spring.

VAN WEST

The Vancouver West Detached Market saw a slight dip in sales price last month, bit it's still well above the last 3 years. Median price is at $2.4-million, while average price dropped to $2.6-million over 147 sales last month. The sales to active ratio is a strong 18%, putting this market in a Balanced Market for both Buyers and Sellers. Just like the other markets in Vancouver, the homes that are sold are priced according to current market value and show nicely. Inventory is holding steady over last month, but that should climb as the nicer weather becomes the norm and homes with great outdoor space and street appeal show better. Cambie, Kitsilano, Kerrisdale and Point Grey remain the hottest markets.

Townhouses and 1/2 Duplexes in Vancouver West are in the midst of the typical Spring market bringing increased interest from Buyers leading to more sales, more inventory and increased prices. The average price is just over the million dollar mark at $1.057-million, while the median is only $834,444. This differences shows a few higher end sales bringing up the average, while most sales will hover closer to the $700k-$1-million mark for townhouses and $1.2-million and higher for Duplexes. The sales to active ratio is at 21% - nearing a Seller's Market but still a very active market for Buyer's and Seller's. Kerrisdale, Kitsilano, Mount Pleasant and Point Grey remain the best markets.

The condo market in Vancouver's Westside is also supporting a 21% sales to active ratio: a great marker for Buyer's and Seller's. The nice weather will always bring out more Buyer's as every home shows nicer with the sun shining and a great patio space. Many Buyer's are looking to complete in May and June, so will be looking to purchase property in the next little while. Our team has had a few listings that haven't lasted long on the market in the Westside - two bedroom units are the best performing market. Price per sqft is nearing the highest it's been in the last few years, with no expectation of that to drop in the next while. Median sales price was just about $500k while average sales price landed at $687k, showing a large variation in prices in the Westside condo market.

NORTH VAN

The North Vancouver Detached House market is performing very well right now, with a 38% absorption rate, increase in new listings and a two year sales high. The median sales price is $1,059,000 while the average is $1,129,179, both slightly above the three year average. Lots of Buyers are heading to North Vancouver to look for their next family home thanks to the space, interesting builds and quiet neighbourhoods. The inventory is quite varied in North Vancouver, but the hottest markets are Blueridge, Lynn Valley, Forest Hills and Central Lonsdale.

The Townhouse and 12 Duplex Market in North Vancouver saw a drop in activity over last month, but currently sits near the last year's average of 18% sales to active ratio. The median price climbed to $668,500, while the average price sits at $630,775. Total inventory has been rising since December, and with prices dropping, this market should see some good activity in the Spring.

The North Vancouver condo Market has a 15% sales to active ratio, though lower than other markets in Vancouver, it's a Buyer's market. The median sales price sits at $360,858, while the average sales price is $393,470. Total inventory has been rising since December, so Buyer's will have some good options.

As always, let me know if you have any questions.

Rob

 
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2778 CRANBERRY

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  • 1 parking, 1 storage
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3412 WEST 3rd

  • FOR SALE! Offered at $1,298,000
  • 3 beds, 3.5 baths
  • 1,454 sqft
  • Brand New North Facing Half Duplex, located North of Fourth
  • High End FInishing
  • Exclusive use of Front Yard
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3080 West 42nd

  • SOLD! Offered at $1,948,000
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Market Update

FEBRUARY 2014

We're into February now and the Market is picking up speed. The Buyer demand that built up over the fall is finally being satisfied with the increase in number and quality of listings. These Buyers have been ready to buy and are quickly snapping up the attractive listings, and often these purchases are subject to sale of their old home so there are many eager Seller's as well.

Even with the variation in statistics from the holidays, the Vancouver Real Estate Market is balanced, and has been for the last year. The number of listings was up over December, while the number of sales is down - this isn't something to be too worried about, most of January's interest in Real Estate happened at the end of the month so many sales haven't yet registered in the system. In a balanced market, you'll see a lot of homes with a competitive list price reflective of the current market.

This news all points to a the start of a busy Spring Season. We have quite a few Buyer's ready to go, along with Sellers preparing their listings, so expect the healthy activity to continue.

DETACHED HOUSES

Detached Houses in Vancouver West performed well over January. The number of listings and sales were up, and we saw only a 2-3% decrease in prices over December. The best performing price bracket by far is the sub-$2.5-million market, with Kitsilano and Oakridge seeing the most action.

The East Vancouver Detached House Market is a balanced market with lots of interest from Buyers. Quality inventory has been lacking since Fall, but we're finally starting to see turnkey ready homes near Main St - the ideal for many families looking to make the move to East Vancouver, yet still be close to the Westside. The median and average prices haven't changed much since last month, but they have each seen a 10% increase over last year. Grandview-Commercial Drive, Fraser and Renfrew had the most activity last month. Every Detached House sale in East Vancouver last month was under $1.75-million, however, 8 of the sales were above $1.25-million, indicating growth and interest in East Van Real Estate.

North Vancouver's Detached House Market has a healthy 22% Sales to Active ratio. The number of listings increased 30% to 244 listings, while the sales declined slightly to 54. Every price category under $2-million performed well last month leading to an increase in median price to $1.15-million and an increase in average price to $1.2-million. We have a lot of Buyer's seeing the value in North Vancouver and are making the move to some of the family oriented neighbourhoods over the bridge. Lynn Valley, Central Lonsdale and Blueridge saw good activity.

TOWNHOMES & 1/2 DUPLEXES

Townhomes and 1/2 Duplexes in Vancouver West saw a 30% increase in listings, with 6 fewer sales than last month. The median sale price increased slightly to $830k, while the average sale price dropped slightly to $890k. Note that all but 3 sales were priced between $650k and $1.3-million. Though this is a large gap, it gives prospective Buyers a good sense of the affordability. Fairview and Mount Pleasant continue to see interest from Buyers. As mentioned last month, expect the 1/2 Duplexes to be on the higher end of the pricing spectrum.

The Vancouver East Townhome and 1/2 Duplex Market has been strong - it's absorption rate is 21% which is nearing a Seller's Market, and the number of sales, average price/sqft and days on market remained steady over last month. The median sale price was $665,000 and the average sale price was $642,396, however the sales spread evenly across price brackets with one third of sales under $600k, one third of sales above $750k and one third in between.

North Vancouver's Townhouse and 1/2 Duplex market remained balanced over last month with only 13% more listings to a total of 96 and 19 sales. The differences in price are notable - the median price dropped 24% to $585k and the average dropped 13% to $650k. This market will see more new listings hit the market every month as developer's start building more Duplexes and Townhomes to reach the mid-range market.

CONDOS

Condo activity in Vancouver West remained stable since last month. There was a 30% increase in listings with only 2% fewer sales as prices remained steady with the median being $475k and the average being $630k. Overall this is a balanced market with the most activity in the sub-$430k entry level condo market with Fairview and False Creek being the hotspots. Downtown Vancouver saw a huge increase in sales - perhaps thanks to the release of a few new condo high rises. Yaletown remains the most active downtown market.

The East Vancouver Condo Market saw a 30% drop in sales over last month, after a 37% increase in listings. The median and average sales prices also dropped slightly with the median sitting at $315,000 and the average sitting at $348,094. East Vancouver still remains an affordable market for those looking for an entry level condo in Vancouver with Mount Pleasant performing best.

North Vancouver's Condo Market is seeing some variation over last month - listings increased 21% while sales decreased 17%. The average and median prices have stabilized to $380k even though the most active market was between $400k and $650k. Lonsdale and Roche Point remain the most active markets.

I'm always here to help if you have any questions, just let me know.

Rob

 

 
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#318 933 SEYMOUR

  • SOLD! Offered at $409,000
  • 1 bed, 1 bath
  • 735 sqft, 2 level loft
  • In Suite Laundry
  • Secure Parking
  • Two Common Rooftop Patios
  • Pets and Rentals Allowed
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G05 1450 PENNYFARTHING

  • FOR SALE! Offered at $1,099,000
  • 3 beds, 3 baths
  • 2,002 sqft
  • Freehold Concrete Building in False Creek
  • Great Outdoor Space
  • Great Renovation Project
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3843 Heather

  • COMING SOON! Offered at $2,980,000
  • Designed by Frits de Vries
  • 4 Bedrooms + Laneway House
  • High End Finishings
  • Close to Douglas Park
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Market Update

DECEMBER 2013

Happy Holidays Everyone! The Real Estate Year isn't quite over yet - not only have we listed a few new listings last week, but we're busy working hard to close some deals for interested Buyers and keen Sellers before the holidays.

The market is particularly late this year, so this strong November is making up for a slower start this fall. With that said, it's a fragmented market with some product moving quickly and others just sitting there. There are many, many buyers out there, so if I had to predict what is going to happen this Spring, I'd put my money on it being a Seller's market in the lower to mid range single family market, and healthy balanced condo market. Look for an onslaught of listings to hit the market in mid-January (many of which were never sold in the fall) along with many quick deals from Buyers who have been waiting for the right home to come along.

Let us know if you're interested in buying or selling your home - we have a thorough Marketing Plan and our team is one of the top teams in Vancouver, and we'd be happy to help.

CONDOS

Condos in Vancouver West saw a 15% decline in sales amongst slight increases in prices, with the average being $606,421 and the median being $472,500. There is a positive change over last year, with 21% more sales and very slight increases in prices. The Vancouver West Condo Market is one of the largest markets in Vancouver, with it's most popular areas being Kitsilano, Fairview, Downtown and Yaletown. The downtown condo market saw a 33% increase in sales over last month and a 40% increase over last year, with prices holding steady.

The East Van Condo Market has remained steady over last month after a huge increase in activity over last year. Prices have remained steady throughout this increase in interest, with the Average Price of $380,000 and a Median Price of $340,000 ensuring that Vancouver East is still one of the most affordable condo markets in Vancouver. A majority of the sales are located near Main Street and the SOMA District, with the East Village garnering some interest as well. We expect this market to maintain the interest levels it's seen given the variety of homes available including older buildings & new construction; one of the biggest determining factors is the quality of the building. The neighbourhoods are only getting better and we expect first time Buyers to continue to find their first home in East Van.

The North Vancouver Condo Market saw some improvement over last month and over last year. The 87 sales is a high point, with median price increasing to $385,000 and average price increasing to $443,000. Breaking the price segments down even further, the average price for a 2 bedroom unit is $445,000 while the average price for a one bedroom unit is $320,000. As expected most sales are in the Lower Lonsdale area with quite a few in the Roche Point Area as well. There has also been a rise in the number of newer condos buildings in North Vancouver, so expect interest in North Vancouver condos to continue.

TOWNHOMES & HALF DUPLEXES

The Vancouver West townhome and half duplex market saw some large price drops over last month, with the average price landing at $848,444 and the median price landing at $745,000. With such a big market spanning many different neighbourhoods, this type of variation is expected. A majority of the townhomes and half duplexes sold this month are found in the Fairview area, with others scattered across Vancouver West. The downtown townhome and half duplex market saw a huge increase in median and average price - though with only 6 listings, a few high end sales easily brought up the average.

The East Vancouver townhome and half duplex market also remained steady over last month, after seeing an increase in activity over last year. The Average and Median prices hover around $630,000 for an, on average, 1300 sqft home. A good majority of the homes sold had 3 bedrooms as developers are focusing on families who need extra space and bedrooms. One third of the sales this past month were units built in 2012 or 2013, and having worked with clients who purchased the last remaining townhome unit in a recently completed complex near Commercial Drive, I know that this market has a lot of interested Buyers. The location, and number of bedrooms one the same level are key factors in families choosing their new home.

The townhome and half duplex market in North Vancouver saw decreases across the board - 11 fewer sales than last month, and a decrease in Average and Median price to $615,000. Interestingly, this brings the numbers in line with November 2012. On average, townhomes and half duplexes are about 1600sqft with 3 bedrooms, making them larger and more affordable than the East Van options.

DETACHED HOUSES

The Vancouver West Detached House Market has seen a decrease over last month, but still remains strong over last year. With a 20% sales to active ratio, Vancouver West is a balanced market. Even as the most expensive detached house market in the city, Vancouver West still saw an increase in average price to $2.5-million, and an increase in median price to $2.3-million. Homes are selling, on average within 4% of list price so the quality of homes on the market has also increased. Dunbar, Point Grey, Mackenzie Heights and Cambie remain strong markets.

The Vancouver East Detached House Market is still one of the strongest markets in Vancouver with a 26% sales to active ratio. The average price increased over last month and last year landing in the mid to high $900,000's. If this market sees good inventory, it will have a lot of interested Buyers. Anything in Cedar Cottage, or around Main St typically sells fairly quickly and at a good price, on average 1% below list price. Given the upcoming holidays, many Seller's are choosing to hold off on listing their homes until the New Year, with many Buyers waiting anxiously for a good home. House sales in East Vancouver are spread evenly throughout the area.

The North Vancouver Detached House Market has seen a big increase in interest. Compared to last year, listings are down 30% whereas the number of sales are up 40%. Average and median prices have increased as well, but not considerably, landing around $1,050,000, with homes selling, on average, for 5% under list price. The decrease in listings and sales over last month is in part due to the holiday season, so we should see a big upswing in the New Year. We continue to see some lovely family homes for sale in North Vancouver, those with a true neighbourhood feel along with some privacy and quiet amongst the natural surroundings.

Enjoy the holiday season and remember that I'm always here to help.

Rob

 

 

MARKET STATISTICS

Click to view information on the specific areas in Vancouver:

Vancouver East

Vancouver West

Downtown Vancouver

Kitsilano Vancouver

North Vancouver


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Market Update

NOVEMBER 2013

All in all, this past October showed a healthy Vancouver Real Estate Market. The number of listings and sales remained fairly consistent over last month, and Buyers and Sellers were successful in their Real Estate goals. Having said that, certain markets showed more activity than others, though that's a combination of many different factors including mortgage rates, type of inventory and interest level. We'll discuss each Vancouver Real Estate market segment in more detail below.

Mortgage rules, including the changes to a 25-year amortization and stricter lending policies have certainly affected the real estate market for first time buyers and those looking to stretch their budget. Quite a few deals have fallen apart due to financing, so those Buyers will have to reconsider their budget. The one bright spot is interest rates remain low.

VANCOUVER WEST

Condos in Vancouver West showed some strength in the market last month with consistent sales and only a slight change in listings. The Average price is at $591,257 and the Median Price is at $470,000 - neither of which changed much over last month. The Vancouver West Condo market is still a happy mix of 1 and 2 bedroom listings, anywhere from affordable units to luxury units. Though prices have remained steady over last year, there is a huge increase in the number of sales, many of which could be due to increased confidence in the current market. With the number of new developments hitting the market in the next year (especially downtown), it will be interesting to see if the downtown market keeps up these sales and prices.

The Vancouver West Townhome and 1/2 Duplex market saw a 23% drop in average price over last month, while maintaining a steady number of sales and listings. Many sales had an average sale price above $1.288-million, with many Kitsilano townhomes and 1/2 Duplexes bringing up the average. The hottest markets are found in Mount Pleasant, Dunbar, Fairview, Cambie and Kitsilano, and with many prices below $1-million, these market will remain consistent.

The Downtown Vancouver townhome market was fairly consistent compared to month - with the only noticeable difference being a 16% drop in average and median prices. With such a small market, this isn't alarming since one or two luxury sales (or lack thereof) can significantly affect the prices.

The Vancouver West Detached House market saw a 17% increase in sales over last month with a 6% decrease in both Average and Median price, landing just over $2-million. The most popular markets are $1-million to $3-million listings in Kitsilano, Mackenzie Heights, Dunbar and Cambie, though there is activity across every market.

VANCOUVER EAST

Condos in East Van showed a lot of activity last month and last year. This market had a 31% increase in sales to 121 successful transactions, along with slight increases in the average and medians prices. The days on market decreased by 28% to 36 days. Consider that half of the sales were below $369k, this is a market for First Time home Buyers looking for a good 1 bedroom unit. East Van condos is always an interesting market since it has a large mix of older low rise buildings and newer highrises. Generally, the older buildings will offer bigger units and better floor plans for the same price as a typical one bedroom condo unit in a new building. The big difference is the quality of finishings and and the building amenities. Main, Grandview-Commercial Drive, Fraser, Hastings and Hastings East continue to be the hot spots in the East Vancouver condo market.

East Van townhomes and half duplexes remains a strong market. Sales have increased to 51, which is a 21% increase over last month and a 143% increase over last year. Luckily for Buyers, the prices haven't seen the same increase, remaining fairly steady in the $630k range. Looking at the price ranges within this market, we see a healthy mix of townhomes and 1/2 duplexes under $600k, between $600k and $750k and over $750k. Most townhomes and 1/2 duplexes are 3 bedrooms.

The East Vancouver Detached House market continues to to be one of the hottest Real Estate Markets in Vancouver. Though there was a 21% drop in the number of sales last month, that's likely due to the lack of product rather than the lack of interest. The Median and Average Sale price also dropped slightly, though remaining in the high $800,000's and low $900,000's. There is quite a bit of variety in East Vancouver detached houses - homes that need a complete overhaul, unlucky homes sitting in the bog, homes on small lots (or large lots) and homes in the various neighbourhoods of East Van, with Main and Mount Pleasant continuing to be the hot spots.

NORTH VANCOUVER

The North Vancouver condo market experienced a 35% increase in sales while prices remained quite stable over last month. Every price bracket in this market was steady with at least a 13% absorption rate. With an average of 63 days on market, North Vancouver is the slowest market, though patience awards both Buyers and Sellers with successful transactions.

The townhome and 1/2 Duplex market in North Vancouver saw a 39% increase in sales with only slight changes in prices. The average sale price is currently $663,428 while the median sale price is $675,000. Similar to the condo market, the North Vancouver townhome market is steady in every price bracket with at least 18% sales to active ratio.

The North Vancouver Detached Market has increased over last month with 36% more sales (totalling 105), and a 7% increase in price leading to median and average sales prices just above $1-million. The most active markets are Canyon Heights, Lynn Valley and Upper Lonsdale.

With about 6 weeks left in the 2013 Real Estate Market (everything slows considerably for the holidays), now is the time to get into the market. Though the amount of inventory isn't as strong as it will be in the New Year, you'll have less competition over listings and you may find a Seller who's trying to sell before Christmas, and will accept a lower price to do so. If you're interested in listing your home, we can have it professionally marketed and listed within days of meeting, with Open Houses over the weekend to get as many prospective Buyers as possible through your doors. If you're interested in Buying, let us know what you're searching for and we'll ensure you know of all possible options on the market.

Rob

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Market Update

OCTOBER 2013

September came and went and we saw some good activity in Vancouver Real Estate. Though the number of listings did increase over last month, it wasn't a large increase by any means, especially compared to the high number of listings in September 2012. We had quite a few clients looking to buy a place with their mortgage rate hold, while others jumped on the few good places that came up for sale. Inventory wasn't fantastic, so many of the good listings received multiple offers, while other listings are still waiting for offers. Townhomes across Vancouver are a very strong market, and the East Van House Market has a lot of activity.

As we noted last month, we expect October to see the peak in number of listings and quality of listings, so keep your eyes on the market and let us know if you want to see any listings or need our professional opinion.

Vancouver West

HOUSES

The detached market in Vancouver West is quite strong right now. The number of listings is on the rise and the number of sales increased by 14%, which is considerable compared to other markets in Vancouver. The median price remained steady ay $2.2-million, while the average price dropped slightly to $2.5-million. Having said that, the busiest markets are the $1-million to $2.5-million, with some very high end listings bringing up the average - there are 104 homes listed above $5-million in Vancouver West.

TOWNHOMES

The Vancouver West Townhome market remained strong this past month. We saw slight increases in listings and sales, along with large increases in median price (up 19% to $938k) and average price (up 14% to $1.2-million). Like most other townhome markets in the city, compare the difference in price to last year and we're looking at huge increases: median price is up 40% and average price is up 59%. The most active townhome markets are those sold for $650k and up, with most units being 3 bedroom homes. About half of the current townhomes for sale in the Westside of Vancouver are in Kitsilano and Fairview.

CONDOS

Location is arguably the biggest factor in determining price in Vancouver Real Estate, and that rings especially true when it comes to condos in Vancouver West. With such a varied market, including Downtown Vancouver and everything south of False Creek and West of Ontario St, there will be huge differences in prices and inventory.

As a whole, condos in Vancouver West are selling well. Slight increases in sales and listings (about 2%), with slight decreases in sale prices (between 5 and 11%) mean the market is moving along. The average price per square foot remains just about the same as last month, and last year.

The best performing markets are Kitsilano, False Creek, Shaughnessy, Cambie and Fairview - not surprising since they are close to Vancouver proper where many people work, live and play. Condos sub-$425k (which is also the threshold for Buyers to redeem the full First Time Home Buyers Benefit) are the best performing price bracket.

Vancouver East

HOUSES

The East Van Houses for Sale is a hot market right now. In trying to book an East Van house tour for some clients recently, 8 out of the 11 properties I called had accepted offers or just recently sold (for very close to list price). Unfortunate luck for my clients, but more listings will keep coming on the market and it could be a good thing that they won't be competing with these motivated Buyers.

In terms of the market stats, the numbers haven't changed much since last month - though the median sale price dropped to $910k and the average East Van house price increased to $952k, this is thanks to the ebb and flow of the market and the quality of listings coming up for sale. The bigger story here is the change from last year! We had double the number of sales this year compared to last year, with higher prices and less inventory. Like I said, East Van Houses are in demand right now.

The biggest markets are between $800k and $1.25-million (not at all surprising), though there's still some interest in the $600k to $800k market (which typically means it's small, needs a big reno, or is further East).

TOWNHOMES

The townhome market in East Van is growing - both in interest and number of listings. We saw a 10% increase in listings over last month (and a 120% increase in listings over last year), and though the number of sales remained the same, I expect that number to increase in October. Sale prices jumped by $40k in Median Price and by $75k in Average price, over last month thanks to better inventory and motivated Buyers. Most townhomes are designed for families, with at least 3 bedrooms.

There are a number of new townhome/half duplex developments planned in East Van for the next year or two, and with prices stabilizing in Vancouver Real Estate, expect this market to remain fairly consistent.

CONDOS

Vancouver East is still a great market for entry level, 1 bedroom condos. With a good mix of old and new condo buildings, you can find a unit for a good price in an upcoming area of town. Due diligence is required to ensure the building you're buying into is in good condition and managed properly, and considering the amount of re-zoning and development in Vancouver East, it would be smart to talk to the city about any potential construction that could change the dynamic of the area you have your eye on.

Prices increased slightly over August, with a 10% difference in Average Price. Interestingly, the prices now sit very close to what they were in September 2012, with an average of $480/sqft. This market remains fairly strong, and with an 18% absorption rate, it's a balanced market for both Buyers and Sellers.

North Vancouver

HOUSES

The North Vancouver detached market shows some positive numbers for Buyers. The number of listings increased to 379, the days on market decreased to 40 days, while the median price dropped to $968k and the average price dropped to $1.05-million. The most activity is between $600k and $1-million. When we look at comparing September 2013 to September 2012, we'll see the same trend as the condo and townhome market - a huge 71% increase in sales, a 26% decrease in listings and slight increases in average and median prices.

TOWNHOMES

The townhome market in North Vancouver is similar to the condo market. Listings were up, sales were down, and prices remained fairly steady compared to last month, with the average price landing at $693k. The big story here is the positive improvement over last September: many more sales and an increase in prices. The average days on market increased significantly as well (from 18 to 57), though with a 115% increase in the number of sales, an increase is expected.

CONDOS

The North Vancouver condo market wasn't very strong in September. Sales decreased by 11% and the average days on market increased by over 25%. The average price (and average price/sqft) increased to $405k this month, but that's thanks to a couple higher end sales (above $890k) rather than a shift in the market. This is also evident in that the median price dropped, indicating that half of the 57 sales were less expensive than $360k. One good note on the North Vancouver condo market - it's improved quite a bit over September 2012.

New listings are constantly hitting the market, and many Buyers are eager to buy and move in before Christmas. If you see a home you like online, give us a call, we'll get you in to see it as soon as possible.

Rob

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Market Update

SEPTEMBER 2013

August was a lot busier than expected.. for both sales and general interest in the market even though fewer listings were available. This past August saw an overall 50% increase over August 2012, which is pretty significant for a typically slow month.

Though inventory numbers are still rising - we expect the peak to be around the beginning of October - there aren't a ton of good options right now. Expect good properties to get a lot of interest and sell quickly. Subscribing to my PCS Listings Service will help - it'll email you with new listings that match your criteria every day, often before the listings hits Public MLS. You'll be able to stay on top of everything on the market, and you'll also be able to see if listings have sold, or dropped their price.

The banks are becoming more picky with requirements for lending - we've seen quite a few deals fall through due to financing. We expect these lending hassles to bring the Fall Market down a notch - it'll still be busy just not as hot as expected. Keep in mind that in with accepted offers falling through due to financing, properties aren't sold until all subjects are removed. Submitting a back up offer is a consideration in this kind of market.

An overall trend I've noticed in the market is a decrease in listings over last year and an increase in sales. Reading between the lines - this means there is more competition for fewer listings.

Let's take a look at the specifics for each type of property and location in Vancouver:

Detached Houses

Starting in Vancouver West, the prices continue to average around $2.7-million, though the median sale price is $2.1-million indicating there are quite a few properties available under the $2-million mark (and with the absorption rate over 40%, there's a lot of interest as well). This has been a steady market over the last year and there shouldn't be much change in the next little while. Kitsilano and Point Grey saw a lot of activity the past month.

Vancouver East is a different story. The average and median price sit at $944k with a 25% absorption rate overall. The hottest price brackets remain $700-900k where I'd guess people are either trying to get into the market at a lower price point, or investors are buying "lot value only" properties (to build a new house or duplex), which list for less than a livable house would. There's still quite a big difference between the neighbourhoods in Vancouver East - those houses along the Main St corridor and in Cedar Cottage are still in much more demand than those closer to the Burnaby Border.

North Vancouver saw the biggest drop in Detached action with fewer sales and listings compared to last month. The price rose slightly to average just over $1-million, with that price bracket running a 59% absorption rate.

Townhomes & 1/2 Duplexes

Vancouver West saw quite a big jump in Average price last month - that's due to a $3.5-million downtown townhouse sale. Without that sale, the average would be running closer to $950k. The overall trend continues here with fewer listings than this time last year, but but more sales, with each price bracket showing a healthy absorption rate.

Vancouver East saw a drop in Median & Average pricing to the high $500k mark, with an increase in price per sqft leading to the conclusion that the total square footage is dropping (averaging around 1200sqft). That didn't deter Buyers as there was a 180% increase in sales over August 2012. After a quick review of the listings that sold in August - half of them were built in 2012 or 2013. Townhomes and 1/2 duplexes are certainly trending upwards in East Van.

North Vancouver holds the lowest price per sqft of townhomes and 1/2 duplexes (at $404), however the average price is still above $650k (more than Vancouver West, less than Vancouver East). With units averaging over 1800sqft, they are quite big compared to the other areas of town. North Vancouver saw a huge 171% increase in townhouse sales over last year.

Condos

Condos in Vancouver West followed the overall trends of the market - 25% fewer listings than last year, with 36% more sales. The average and median prices are remaining steady. With an average of $650k and a median of $480k we can conclude that half of Vancouver West's condo sales were less expensive than $480k, with some expensive listings bringing up the average to almost $700k (almost one third of the listing were over $650k in price). Not surprisingly, a high majority of the sales were 2 bedrooms or less, with every price bracket running a good absorption rate.

Heading into East Van you'll see a much different story. The $340k average price is much more affordable for first time home buyers (of 1 bedroom condos), and it offers a mix of condos with half of the sales being built in 2002 or more recent. Given the low prices, the average price is much more likely to fluctuate with any higher number, so slight changes in price here shouldn't be a worry.

North Vancouver is following the same trends as the other markets, so nothing here is too surprising. The average price per sqft is about the same as East Van, though the average price is higher meaning the units are larger (which is expected in older buildings).

Now that summer is over and we're into the Fall market, things will continue to heat up as people try to secure a new home before Christmas. Let us know if you're considering buying or selling in the next little while and we'll help ensure the process is as smooth and successful as possible.

Rob

Vancouver special tour

A feature in a rew.ca article

I was recently featured in a REW.ca article about Vancouver Specials. We renovated our own Vancouver Special a few years ago and I blogged about the transformation. Take a look at the article..

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