April 4, 2017

March 2017 Market Stats

The Stats are in for March, and there is some interesting things to look at. Here is a quick breakdown of the numbers for freehold detached homes in Newmarket:

Average Sale Price: $1,142,903
Median Sale Price: $1,105,000
Average Days on Market: 7
Number of Sales: 187
Number of New Listings: 308

While the Average Sale price for the month was up by $312,875 over March 2016 (37.69%), it was actually down from the Average Sale price in February 2017 by $36,895, which was $1,179,798. I’m not convinced this means prices peaked in February, but when you factor in the number of new listings coming online, there is a possibility of new inventory relieving the upward pressure on prices.

March is usually the beginning of the selling season, which makes sense why the number of sales was up by 45 total number of sales fin March 2016, and it actually translated to a Sales/New Listing ratio of 60.71%, which indicated it’s still a Sellers Market. March 2016 had 142 sales and March 2015 had 123 sales, so 187 seems to be in line with the current market forces.

The worrisome figure for me is the # of new listings of 308. 2016’s busiest month for new listings was June with 224, so to be well above this figure in March may indicate a flood of listings coming to the market soon, which may water down the offerings and cause some downward pressure on prices as home owners try to ‘cash in’ on the record high prices we are experiencing.

Some Neighbourhood data to report:

Highest Average Sale Price increase from 2016: Central Newmarket Area
This community saw prices increase by 66.55% over March 2016. now, it should be noted that this community in the Toronto Real Estate Board (TREB) includes both ‘Old Newmarket’ as well as ‘Quaker Hill’ neighbourhoods.  Both areas have very different housing types, but share the central geographic location of being in the middle of Newmarket and are both quite desirable. the average sale price in this TREB community was $1,008,615 and had an impressive 32 sales, which was the highest number of sales of all TREB communities too in Newmarket.

Highest Median Sale Price: Stonehaven-Wyndam
It should come as no surprise that this is the most expensive section of Newmarket. it’s always been that way. The Median sale price of this community was $1,481,250. Pretty hard to believe that the Median sale price of this community has jumped from $913,500 in March 2015 to where it is today! But big homes near the highway are in demand and sell.

Lowest Median Sale Price: Huron Heights-Leslie Valley
When it comes to detached homes, this is the most affordable community in Newmarket right now. With a median sale price of $930,000 (which was down from $1,004,000 in February 2017), this community may be the one for those looking for an affordable detached home. I expect this number to fluctuate a bit as there is a wide variety of housing options in this community.

Overall:
All in all, this market is hard to read. Since the March break ended we have seen some odd things happening in the market place with some homes not getting the action that was expected and others still getting many offers. I think it’s safe to say we are still in a time of uncertainty with which direction things are going, but one thing sure remains to be true, the demand for Newmarket is as strong as it’s ever been, which may have a lot to do with the repeated accolades from many different magazine and internet rankings that consistently put Newmarket near the top of what ever they are rating for quality of life of Canadians.

While I do not forecast a drastic drop in prices I do strongly feel that the increased supply of homes to the market may cause a levelling out or even minor correction of values that may have spiked a little pre-maturely ahead of a trend line.

 

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February 3, 2017

January 2017 Market Stats... holy cow!

2017-01-31-market-stats

The numbers are in for January 2017, and it’s little surprising to see the amount of sales and the average price for a detached house finally cracked $1,000,000 for the first time ever in Newmarket’s history.

**All numbers and prices reflected in this post are for freehold detached homes only**

January is typically a slow month in real estate, as families are on vacation, and people are just getting into the flow of the new year… this year is very different with a very competitive buying environment with multiple offers on almost everything!

37 of the 50 sales were at 100% of asking, or higher! The highest ratio was 151% for a very nicely renovated 3-bedroom bungalow on Srigley street which backed onto a conservation area. It sold for $340,000 over it’s $659,900 asking price! wow!!!

The question I get asked a lot is, when will it change to be more favourable for Buyers? To which I usually reply, “Remember, it’s still only January. This is typically one of the slowest months for new listings, second only to December. March-June are the very busy months for inventory levels. This is a supply and demand crisis, which has fueled the price surge… Have patience.”

Here is a look at the look at the sales/new listing numbers from 2015 & 2016
Click here to view the data

new-sold-2017-01

The above graph shows that the peak months for new listings coming to the market is between March & June…. but those are also the most active months for sales too…

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October 4, 2016

2 big changes coming to the Mortgage market soon!

mortgage-changes-2016-10-4

On October 3, Department of Finance Minister, Bill Morneau, announced changes coming to the housing/mortgage market in an attempt to cool the red hot markets of Toronto & Vancouver, which will likely have an impact on the whole Canadian Market in an adverse way. The big notable changes are:

1) Effective Oct. 17, the qualification rate currently 4.64% will now apply to all insured mortgages (even high- and low-LTV -greater than 20% equity-  5-year fixed terms , which is not the case today).

2) Regulators are banning a wide array of mortgages from being insured, effective Nov. 30.

What Does this mean to Canadians?

  • An income of $100,000 today, with no debt, at a rate of 2.39% qualifies for a $541,000 mortgage, but under the new rules, they will qualify for only $423,000 ($118,000 less).
  • The maximum amortization for any insured mortgage will be 25 years

The other notable change is that foreign investors will pay more in tax on their investments, which could also cause a diminished demand on the housing market.

It may be a little too early still to see what the impact will be, but I think it’s fair to say that this will likely be seen as very UNFAIR to those living outside the Toronto & Vancouver markets.

For more on this, click here

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June 24, 2016

2016 Summer Go Train Schedule to and From Newmarket

GoTrain_summer 2016

Looking to get to and From Toronto this summer for a weekend getaway?

Here is the weekend schedule for the for the Go Train this summer.

For a complete look at the schedule, visit: GoTransit.com

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June 16, 2016

TBT June 2006 Market Data

Ever wonder how people can afford to move up in this current market… might have to do with a lot of them buying when the prices were a lot lower.

Here is a look at what the prices looked like in June 2006 (10 years ago).

Click on the image below to see a breakdown of the market by segment.

2006.06_DATA

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May 30, 2016

Will Chinese Capital Continue to Pour Into Canadian Real Estate?

Why Are People Taking So Much Money Out of China?

China is experiencing the largest episode of capital flight in history, encouraged by the slowdown in economic activity, the plunge in the stock market and the surprise devaluation of the currency–the Chinese yuan (also called the renminbi) last August. Chinese businesses and consumers are moving money abroad where its value might hold up. Last year, some $700 billion to $1 trillion (U.S.) is estimated to have fled China (see chart below). The dream of many Chinese to have their children educated overse as is another cause of long-term capital outflows. Finally, the flows are driven by a belief that it will only get harder to move money offshore.

Capital controls already exist. Individuals are limited to the equivalent of $50,000 a year, though there are multiple ways to get around the restrictions. The Chinese government is ramping up efforts to stem the flood of money with new rules making it harder for foreign companies in China to repatriate earnings and for investors to move yuan overseas.

In recent days, the yuan has come under renewed downward pressure with mounting expectation of Fed rate hike. The biggest problem for China so far is perception. Capital flight signals a loss of confidence in the government’s ability to run the economy. The perception is made worse in China by the government’s opacity and by the economy’s difficult transition from reliance on big infrastructure and exports to consumer spending.

Much of that Chinese money is moving into housing, not only in Toronto and Vancouver, but also into real estate in Australia, New Zealand and the United States. The Chinese are now the number-one foreign purchaser of U.S. residential real estate–surpassing Canadian inflows this year. This is stimulating the housing markets, especially in New York, Los Angeles, San Francisco and Seattle. Chicago, Miami and Las Vegas are also seeing significant investment.

House prices in Vancouver have surged exponentially with the rising outflow of Chinese capital looking for a home. To a lesser degree, the same is true in Toronto, blowing up a bubble in already overheated housing markets. Can this continue? No one knows, but there are varying opinions whether this is a sustainable force for price appreciation or will China’s efforts to crack down on capital outflow be successful, removing one of the linchpins of the Vancouver and Toronto housing markets.

The answer to that question is not simple. Some believe the Chinese money ball will only grow, bouncing its way around the world. Many believe that China doesn’t need to stop the capital outflow, but just to contain it. Historically, governments cannot effectively control capital outflow. However, everything about China breaks historical norms, and the government is working hard to make foreign exchange transactions more difficult. This poses a significant downside risk to Canada’s strongest housing markets.

In another example, the capital outflow from Russia has been proportionately much larger and some of that capital has also found its way into Toronto housing.

Can The Vancouver and Toronto Housing Boom Last?

The media continue to put the spotlight on the Vancouver and Toronto housing booms and the role played by foreigners to drive up prices. Affordability issues are of great concern and questions continue to arise regarding the sustainability of the housing bubble. Not only are many first-time homebuyers shut out of the housing market, but the supply of listings is held down by the affordability issue as well. Many existing homeowners cannot afford to move up as foreign capital has mainly boosted the luxury housing market. Reportedly, the foreign buyer is far less price sensitive than Canadians, boosting the priced of multi-million dollar homes.

The Canadian government and regulatory response to this foreign inflow of money is evolving. The media have recently highlighted the potential for money laundering and the lax enforcement of anti-money laundering initiatives in the real estate sector. But it appears that most of the Chinese purchase of Canadian housing is not for money laundering purposes, meaning garnered through illegal activity or to support terrorism. Moreover, Canadian real estate players are not responsible for enforcing Chinese law. According to a spokesman for the Financial Crimes Enforcement Network, an agency of the U.S. Treasury Department, banks are required to “conduct enhanced due diligence on foreign correspondent accounts.”

Meanwhile, Chinese officials have intensified a crackdown on what are known in China as underground banks, which Chinese nationals often use to shift money in and out of the country. Those money-transfer agents, however, remain rampant despite repeated enforcement efforts, according to the state-controlled Xinhua News Agency. While determined individuals can always find a way to move money, including untraceable bitcoin transactions, a slowdown in the volume of Chinese capital moving into Canadian housing is a meaningful risk factor for the hottest markets in Canada.

 

Dr. Sherry Cooper
Chief Economist, Dominion Lending Centres

For more info, or questions, contact:
Leo Falkovsky, Manager Mortgage Dept.
Mortgage Broker
License No. M09000003
DLC- Mortgage Loans Canada Inc.
Brokerage Lic. 10100
8854 Yonge St. Richmond Hill, ON L4C 0T4
(905) 731-2000 – Office

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April 11, 2016

Darcy hits the Top 100 Agents in Canada

We are thrilled to announce that Darcy has been named as one of Canada’s Top 100 agents in Canada, according to Real Estate Professional (REP) magazine, which is an industry trade magazine for Realtors. 

To see a copy of the magazine, you can read it here:

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March 30, 2016

Caring for a Septic System

If you live on a property with a septic system, you likely know a little bit about them and how to properly maintain them, but if you are looking at buying a home with a septic system and have absolutely no idea about what they do, how they function and how to maintain them, you need to check out the Guide.

Learn the Following:

  • What a septic system is
  • types of septic systems
  • How a septic system works
  • Finding a septic tank and field
    • ensuring it’s easy to find
  • What can be put into a septic system
    • Necessary & unnecessary evils
  • How to spot trouble with your septic system
  • How to keep a record of maintenance

You can view it below, or download it be clicking on this link: http://cpaontario.com/pdf/septic_solution.pdf

 

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February 18, 2016

Top 10 "Right-Sizing" Tips

Thinking of Getting ready to downsize your home and lifestyle, or maybe a better term is “Rightsize”?… my mother and valued team member, Brenda Ernst, has put together a great list to help you get started “Right-Sizing”

 

  1. Start with the easy stuff. Eliminate anything that’s broken, damaged, or no longer wanted. Then, go to the out-of-the-way spaces like attics, crawlspaces, and garages. Making progress in “easier “areas will build momentum to go through the harder-to-decide areas.
  2. Ask yourself, “If this disappeared tomorrow, would I run out and replace it? If you wouldn’t miss it or need to replace it, it’s probably not worth keeping.
  3. Don’t be a storage unit for others. If friends or relatives have left things for you to store, it’s time to ask them to pick them up – or arrange to have them shipped. You may need to be tough and set a deadline, after which you will donate the items.
  4. Ask for Help. Although you can do much of this work on your own, a family member, a good friend, or even a professional organizer can help make the job much more manageable.
  5. Decide what’s really important. Pretend you are moving overseas, and the number of items will be severely limited and it will cost a small fortune to ship things. What items belong on your list? These are the things that matter most to you.
  6. Is this something for a lifestyle I no longer have or want? For example, if you have three cabinets full of plastic containers, but only cook for one or two people, you probably can lose a few sets-and dishes, pots, pans, etc.
  7. Schedule a regular time each week-or several days per week-to work on rightsizing. Realize that rightsizing is a life-changing marathon, not a sprint.You didn’t accumulate everything overnight, and you won’t sort it all out overnight either.
  8. Value what you keep! The fewer things you keep, the more you will treasure and enjoy what you have, instead of tucking them away in a closet or stacked among dozens of other things. These are the few, meaningful items worth having in your personal space.
  9. Prevent new collections from forming. Instead of material gifts, ask people to spoil you by sharing time, enjoying new experiences, and indulging in luxuries (spa certificates, imported chocolate, a musical or other theatre production, gift certificates for dinner out, etc.)- the things you love and want, but don’t always buy for yourself.
  10. Use age to your advantage. Now is a great time to “ gift “ items you “ eventually “ want family members to have. Take a photo ( preferably a digital one ) of them holding the special item and create a digital scrapbook of “ next generation” memories….making your special people happy and freeing yourself of extra “stuff” that you have been charged with keeping for posterity.

If you would like to talk more with Brenda, feel free to call directly at 905-252-0028 or email at [email protected]

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January 11, 2016

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