10 New Offices, 450 new REALTORS® chose REALTYNuance software this month!
Cloverdale, BC, November 28, 2008: This month REALTYNuance software by Nuance Systems Ltd. was successfully setup and implemented with Pemberton Holmes, a large real estate company with offices in Victoria, Westshore, Sooke, Duncan and Salt Spring with over 250 salespeople. Pemberton Holmes Ltd. has been in business serving the Vancouver Island area since 1887
Nuance Systems also received a signed services contract this month from Royal Lepage Coast Capital Realty with offices in Victoria, Oak Bay, the Westshore, Sidney and Sooke with over 200 salespeople. REALTYNuance service implementation plan is already in place and we will begin client setup in January 2009.
Upon receiving the signed contract from "Royal Lepage Coast Capital Realty" Rick Dubord, President of Nuance Systems stated that "This signing is a direct result of our recently announced partnership with Lone Wolf Real Estate Technologies; we are excited about the potential of future introductions"
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Based in Ontario, Canada Lone Wolf Real Estate Technologies is the North American leader in real estate software, services and solutions that help real estate offices realize their full potential. We have been in the business since 1989 pioneering real estate technologies and are in over 5,000 offices throughout North America. For more information contact Lorne C. Wallace, President Lone Wolf Real Estate Technologies (5... wolfman@lwolf.com or visit www.lwolf.com
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NUANCE Systems Ltd. provides robust Real Estate Transaction Management Software that is changing the way that REALTORS® do business. The company's powerful web-based software REALTYNuance is designed for the way that real estate Brokers, Agents, Buyers and Sellers actually do business. REALTYNuance paperless transaction management software allows you to take care of business any time any where! For more information contact Rick Dubord, President, Nuance Systems Ltd, (604) 575-4338 , rickdubord@realtynuance.com or visit www.realtynuance.ca
For years I have praised the Banff Western Connection, the bi-annual conference hosted by the western provinces, as the best little conference in real estate. As you may know, I am the emcee of the upcoming offering, January 29 - 31, 2009. (It's in Banff, in case you missed the conference name!) Any further praise I heap on this jewel of networking, leadership training and education risks being received as self-serving promotion by the pitchman. Did I mention the most romantic setting in North America? Can you arrange to have your in-laws up close and personal with bears in Niagara? I think not. If only my contract was $10 per head!
As emcee I promise no impressions of the Queen or Jean Chretien.
This babble is by way of lead in to my present location - Halifax - at the Atlantic Connection, a Realtor conference sponsored by the Maritime real estate associations and the third of its iteration. I may have to divide North America into hemispheres in my declarations of best conferences.
First of all, getting here from the west is a dream - if you fly at night. Four and a half hours from Calgary on WestJet's direct flight - no Vancouver, no Toronto - just smooth flying over three time zones - four if you caught a WestJet connection from a West Coast gateway. The only hitch came courtesy of the bozos who checked their bags but didn't show up for the flight. I'm guessing they were loaded - along with their luggage. All of us would have volunteered to go below and unload the bags but allowed the pilot to risk a herniated disc.
Late September in the Maritimes is a collage of turning leaves and blue skies. The last hurricane detritus passed through several weeks ago but another is due on the day I'm scheduled to leave. It's been a decade or more since I was last here for a conference. CREA, Realty World - it's an alcoholic haze - and the changes, especially to the waterfront and transport infrastructure, are huge. Some things are timeless - the three-lane twin of Vancouver's Lionsgate Bridge, the Angus L Macdonald, is still a traffic clogger. And apparently, they have FSBOs here too.
And Elton John. His Red Piano tour is in Slackers for two nights this weekend. Funny - I was in Vegas, Elton was in Vegas. I'm in Halifax, Elton's in - wait a minute, I see what's going on here - do you think it's a trend?
The conference theme is The Changing Tide - who better to know than those surrounding the Bay of Fundy? There's a great session on governance for those who haven't been on a non-profit board and a refresher for those who have. Local talent includes comedian Roman Danylo, Eddie Lemoine on the law of attraction and a three-man drum line with rock and roll bagpipes called Squid. Only in the Maritimes!
But wait, there's more. A singing Errors and Omissions presentation by Taras Luchak - did you know the Atlantic E & O policy is administered by Manitoba? A bit of a high bar set for the other E&O executive officers across Canada. The 240 registrants loved it. What they don't appear to love, or at least the results are murky at this point, is the form of designated agency they have been operating under in Nova Scotia since January of this year. One interesting note - if you are the sole managing broker in your Nova Scotia office, you cannot absent yourself, for a vacation for example, without designating another broker, often a competitor, to stand in for you.
There's always a panel on Realtor success. And inevitably, one or more of them remark on the poor lot of being a broker, that they could never do it, that brokers, comparatively speaking, make no money and endure too much responsibility in return for meager gruel. A market adjustment will change that tune.
One of the discussion points for the panelists was the effect of technology and a comment made to the effect that technology is allowing unlicensed ‘pseudo-competitors' to exist. It took me back to Pip Holmes, a past president of FIABCI, the international real estate organization, who said, "So much of what is done today in our business is, because of technology, in the hands of amateurs. It deserves to be in the hands of professionals." He said that in 1985. Hah - you had no idea we had technology a generation ago! But damned if I can remember what the technology was. Too late for fire, too early for the Internet. Might have been the financial calculator replacing amortization tables. Or the Bic pen. Or BETA.
The wrap-up speaker was Peter Mansbridge. He was engaging, charming and funny, telling tales on himself and the media but essentially talking about leadership as the essential element in citizenship. He is amazed, considering the lack of democracy he has seen around the world, by the nearly 40 per cent of Canadians who can't find the time to vote. Hope you did.
To see how we do a conference in the west, have a look at The New Real Estate Environment at www.banffwesternconnection.com.
Marty Douglas is a managing broker for Coast Realty Group (Comox Valley) Ltd., managing two of 15 Coast Realty Group offices on Vancouver Island and the Sunshine Coast of B.C. He is a past chair of the Real Estate Errors and Omissions Corporation of B.C., the Real Estate Council of B.C., and the B.C. Real Estate Association, and is a current director of the Vancouver Island Real Estate Board. Email mdouglas@island.net; 1-800-715-3999; Fax (250) 897-3933.
Calgary's MLS® market remains steady for the month of July and still presents great opportunities for buyers, according to fi gures released by the Calgary Real Estate Board (CREB®).
Single family Calgary metro new listings added for the month of July totaled 2,559, a very slight increase of 0.4 per cent from July 2007, when new listing added totaled 2,548 and a decrease of 8.2 per cent from last month, when new listings coming to the market were 2,787. Calgary metro condominium new listings added in July 2008 were 1,183, showing an increase of 5.9 per cent from the 1,117 new condominium listings added in July 2007 and a decrease of 4.1 per cent from last month's condominium listings of 1,234.
Single family Calgary metro sales for the month of July came in at 1,313, showing a decrease of 12.2 per cent from the 1,495 sales in July 2007 and showing a decrease of 8.8 per cent from last month's sales of 1,439. Condominium sales for the month of July were 535, a decrease of 11.3 per cent from the 603 condominium sales recorded in July 2007 and showing a slight decrease of 3.8 percent over the 556 condominiums changing hands in June 2008.
"As we can see, the number of new listings coming to the Calgary market is down just slightly again in July. This may be due in part to the current time of year; home owners are more focused on family holidays during the summer months," remarked CREB® President, Ed Jensen. "The market is presenting a good selection for home buyers, but waiting too long may present less opportunity in the future, as we continue to move into a normal market," Jensen continued. "Buyers who wish to take advantage of the zero down mortgage program will need to hurry as this program, and the 40 year amortization program, are discontinuing shortly. Buyers can get more information about these programs from their REALTOR®." concluded, Jensen.
The median price of a single family Calgary metro home in July 2008 was $408,500, showing a decrease of 6.1 per cent from July 2007, when the median price was $435,000 and down just $500 from last month when the median price was $408,000. All Calgary Metro MLS® statistics include properties listed and sold only within Calgary's City limits. The median price is the price that is midway between the least expensive and most expensive home sold in an area during a given period of time. During that time, half the buyers bought homes that cost more than the median price and half bought homes for less than the median price.
"The single family median price in Calgary has come down over last year. This month alone we have seen 95 single family metro properties sell in the $200,000 to 300,000 price range as opposed to just 42 sales in that same category in July 2007. In addition to that, we had 60 properties that sold for over $1,000,000 in July of 2007 and only 30 this July. It just reinforces the fact that the craze of last year is over and sellers can no longer name their price; sellers must price their properties competitively the fi rst time for a relatively quick sale." explained Jensen.
The average price of a single family Calgary metro home in July 2008 was $456,380, showing a decrease of 9.8 per cent from July 2007, when the average price was $505,920. The average price of a Calgary metro condominium was $296,338, showing a 7 per cent decrease from July 2007 when the average price was $318,582. Average price information can be useful in establishing trends over time, but does not indicate actual prices in centres comprised of widely divergent neighbourhoods or account for price differentials between geographical areas.
Calgary's MLS® market remains steady with a slight increase in metro single family and condominium sales over last month, which may indicate that more homes are being priced to fit the current market conditions.
Single family Calgary metro new listings added for the month of June totaled 2,787, a decrease of 15.9 per cent from June 2007 when new listing added totaled 3,313 and a decrease of 18.8 per cent from last month, when new listings coming to the market were 3,432. Calgary metro condominium new listings added in June 2008 were 1,234, showing a slight decrease of 1.5 per cent from the 1,253 new condominium listings added in June 2007 and a decrease of 19.8 per cent from last month's condominium listings of 1,538.
Single family Calgary metro sales for the month of June came in at 1,439, showing a decrease of 18.1 per cent from the 1,757 sales in June 2007 but showing an increase of 5.2 per cent from last month's sales of 1,368. Condominium sales for the month of June were 556, a decrease of 29.8 per cent from the 792 condominium sales recorded in June 2007 and showing a slight decrease of 3.6 percent over the 577 condominiums changing hands in May 2008.
At this mid-point in the year, Calgary metro single family new listings added year-todate were 19,086, an increase of 7.7 per cent from the 17,723 new listings added during the fi rst half of 2007. Respectively, Condominium new listings added were 8,473 an increase of 23.1 per cent over the 6,884 new condominium listings added at the mid-point in 2007.
Sales year-to-date for Single family Calgary metro were recorded as 7,902, a decrease of 31.4 per cent from the 11,526 sales recorded in 2007. Calgary metro Condominiums changing hands during the fi rst half of 2008 totaled 3,286 a decrease of 36.4 per cent over the 5,170 sales recorded in 2007. If we look at the average price year-to-date, there is very little change in single family and condominium Calgary metro. The Single family average price for the fi rst half of 2008 was $472,163 and in 2007 for the same period, it was $471,218, a difference of just 0.2 per cent. Respectively, the condominium average price was $312,460 this year and $314,851 last year, down just 0.8 per cent.
"The Calgary metro month end inventory number has decreased slightly and the Calgary metro sales numbers have increased over last month. That tells me that perhaps sellers are listening to their REALTORS® and pricing their homes with today's market in mind. We're seeing the sales numbers refl ect that more buyers are fi nding a home that fi ts their family's needs. As we move into the summer months, it's an excellent time for buyers to capitalize on the wide selection of homes, rather than waiting for the fall when things start to pick up again", remarked CREB® President, Ed Jensen.
The median price of a single family Calgary metro home in June 2008 was $408,000 showing a decrease of 7.1 percent over June 2007, when the median price was $439,000 and showing a decrease of 2.6 per cent from last month when the median price was $419,000.
All Calgary Metro MLS® statistics include properties listed and sold only within Calgary's City limits. The median price is the price that is midway between the least expensive and most expensive home sold in an area during a given period of time. During that time, half the buyers bought homes that cost more than the median price and half bought homes for less than the median price.
The average price of a single family Calgary metro home in June 2008 was $473,774, showing a decrease of 4.7 per cent from June 2007, when the average price was $496,890. The average price of a Calgary metro condominium was $315,042, showing a 2.5 per cent decrease from June 2007 when the average price was $323,269. Average price information can be useful in establishing trends over time, but does not indicate actual prices in centres comprised of widely divergent neighbourhoods or account for price differentials between geographical areas.
"Now is not the time to wait until the sale is over and then decide to buy; after you read a headline, the best time to buy has passed," cautioned, CREB® President, Ed Jensen. Home inventories are high; buyers are reaping the benefi ts of selection and are able to negotiate the best sale price and terms. Today's market presents buyers with great purchasing opportunities, according to information released by the Calgary Real Estate Board.
Single family Calgary metro new listings added for the month of May totaled 3,432, a decrease of 6 per cent from May 2007 when new listing added totaled 3,652 and an increase of 1.6 per cent from last month, when new listings coming to the market were 3,377. Calgary metro condominium new listings added in May 2008 were 1,538, showing an increase of 15.5 per cent from the 1,332 new condominium listings added in May 2007 and an increase of 3.0 per cent from last month's condominium listings of 1,493.
Single family Calgary metro sales for the month of May came in at 1,368, showing a decrease of 31.4 per cent from the 1,995 sales recorded in May 2007 and showing an increase of 0.4 per cent from last month's sales of 1,363. Condominium sales for the month of May were 577, a decrease of 35 per cent from the 887 condominium sales recorded in May 2007 and showing a slight decrease of 0.7 percent over the 581 condominiums changing hands in April 2008.
"The conditions today are perfect for buyers. We have a surplus of homes on the market, there are many great mortgage products available to fi t the needs of every buyer, and interest rates have never been better," remarked CREB® President, Ed Jensen. Some buyers are waiting and trying to time the next market shift, which is almost impossible to do, a crystal ball is not a great forecasting tool. New listing numbers dropped slightly in May, sales remain steady and our economy remains very solid. Buying real estate is the best long term investment available to us as consumers; maybe today is the day to make a buying decision. A professional REALTOR® understands what is going on in the market and can help the buyer make an informed buying decision," Jensen concluded. The median price of a single family Calgary metro home in May 2008 was $419,000 showing a decrease of 3.7 percent over May 2007, when the median price was $435,000 and showing a decrease of just 0.2 per cent from last month when the median price was $420,000. All Calgary Metro MLS® statistics include properties listed and sold only within Calgary's City limits. The median is the price that is midway between the least expensive and most expensive home sold in an area during a given period of time. During that time, half the buyers bought homes that cost more than the median price and half bought homes for less than the median price. The average price of a single family Calgary metro home in May 2008 was $479,564, showing a very slight decrease of 1.6 per cent from May 2007, when the average price was $487,523. The average price of a Calgary metro condominium was $311,816, showing a 6.2 per cent decrease from May 2007 when the average price was $332,237. Average price information can be useful in establishing trends over time, but does not indicate actual prices in centres comprised of widely divergent neighbourhoods or account for price differentials between geographical areas.
Calgary Real Estate Listings soar as panicked homeowners seek to bail
‘The perfect storm’ says realtor as over 10,000 homes hit the market
CALGARY HERALD - Calgary’s MLS listings are currently “totally out of whack” surpassing the 10,000 mark in April and growing by the day while at the same time sales are slumping.
Listings are at an all-time high for single-family homes and condominiums and they are being described as “extraordinarily high.”
April MLS sales for single-family homes (1,363) in Calgary metro were the lowest for the month since 2000 while condo activity (581 sales) was the slowest since 2003 - even before the years immediately leading up to the city housing market boom in 2006 and 2007.
“If inventory was a tenth of what it is right now,” overall sales would still be pretty good, said Gary MacLean, a realtor with Re/Max Real Estate Central.
“But we have an inventory that is way out of control.”
MacLean said there are a few reasons for the continuing rise in active listings in the Calgary real estate market.
“You almost look at it like a perfect storm,” said MacLean. “You’ve got cost of living issues. People’s disposable incomes are being eroded quickly by food prices, gasoline, heating, and electricity. The cost of living in this town is going through the roof.
“The other factor is a lot of people got in the market when it was peaked and paid a lot for their house . . . With the cost of living going through the roof, the first thing to go is the house because they’re over-extended. They’re house poor.”
MacLean said recent data showing declines in housing starts and residential building permits also have a ripple effect on the local real estate market, as do speculators.
“Those are the people that went out and bought four, five, six, seven condos in a building that wasn’t going to be built for two years. All of those buildings are now being completed. Those people did not want to be landlords. They were going to buy the condo, hold it until the building came due and put it on the market,” said MacLean. “Well the problem is of course we have the highest number of condos in history for sale.”
At the end of April, the Calgary Real Estate Board was reporting the month-end inventory in Calgary metro for single-family homes at 6,881 listings (2,881 in April 2007) and 3,214 for condos (898 in April 2007). The average MLS sale price for a single-family home in April in the city was $474,564, up 0.07 per cent from a year ago while condos dropped by 5.11 per cent to $312,586.
As of Friday, CREB’s website was reporting active listings for single-family homes in the city were 6,999 with 1,369 sales in the past 30 days.
Total MLS inventory at the end of April under CREB, including towns outside Calgary, acreages and rural land, was 14,480, up more than 155 per cent from the 5,665 at the end of April 2007.
“We’ve never had anything like this . . . It is totally out of whack,” said MacLean, adding the inventory keeps rising every day with sales not keeping pace. “March, April, May are the three best months of the year (for sales). We’re not getting that. It’s actually falling.
“We have a giant inventory and we’re adding to it by hundreds a day. I don’t see anything good coming out of this. It’s a supply and demand scenario and prices rise when supply is low and prices fall when supply is high. And this is as high as it gets.”
The listings are “extraordinarily high,” said Don Campbell, president of the Real Estate Investment Network in Canada. “The pendulum has swung to the exact opposite of what it did over the last couple of years. You go back to that analogy that we finished playing golf like Tiger Woods. Now, we’re going to start playing like Mike Weir. What we’re doing is reinventing our swing.
“It’s not a reason to panic unless you’re trying to sell right now. Trying to sell right now is ridiculous. It would defeat the whole purpose for yourself.”
Campbell said Calgary is still seeing market activity but there are slower sales and higher listings which leads to a buyer’s market.
“The normal course of action over the last five years is that’s there a normal group of people who are listing their properties because they’re moving or just moving up and we’re going to continue to see those people trying to sell while the buyers are sitting back saying ‘you know what, I’m in no hurry. I’m going to sit back and wait’,” said Campbell, the author of two books - Real Estate Investing in Canada, and 51 Success Stories from Canadian Real Estate Investors.
“And what happens it becomes self perpetuating . . . We’re going to see less sales this year. We’re going to see more listings this year. I think there’s fear in the market.”
He said the province’s “economic fundamentals haven’t changed” but the “emotional fundamentals have changed.”
This is the highest level of total active listings we have on record right now, said Lai Sing Louie, senior market analyst in Calgary for Canada Mortgage and Housing Corporation.
“It wasn’t that long ago that we had a record high level of housing starts. All those houses are built and it means people are moving in there and selling their existing homes. That’s where the supply’s coming from,” said Louie.
“There are also investors who might not want to when there’s price pressure it’s not a good time to be speculating. That speculative market is probably cleaned out. I would say in terms of people trying to sell if you’re a speculator you’re probably selling. You wouldn’t be adding to the demand by buying in this kind of market right now because prices are wobbly and speculators don’t really like to participate in markets when price trends are not going up.”
Another factor is negative interprovincial migration in recent months so some people are leaving Calgary and selling their houses.
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That same enterprising spirit resulted in the creation of Real Estate Franchise MaxWell Realty Inc., an Alberta real estate franchise company headquartered in Calgary, Alberta. At the threshold of a new century and new millennium, the first MaxWell Franchise seeds were planted in the fall of 1998 over a cup of hot chocolate. Successful REALTORS and Real Estate franchise owners Dick Oakes and Ron Stanners, with a combined 42 years of real estate experience, began visualizing a real estate franchise enterprise that would embody their ideals. A buoyant and positive economic climate coupled with entrepreneurial enthusiasm made Calgary the ideal location for a new player on the local, provincial and national real estate scene. A welcome breeze of fresh air was blowing in Canada's star entrepreneurial city.
Dick Oakes (left) and Ron Stanners (right) co-owners
Through more than a century of leadership by bold, entrepreneurial pioneers, Canada has become a highly developed, enviable country in which to live and do business. The courageous men and women who have created successful businesses in our cities and country recognized opportunities and were not afraid to lead the way.
That same enterprising spirit resulted in the creation of MaxWell Realty Inc., a new franchise real estate company headquartered in Calgary, Alberta. At the threshold of a new century and new millennium, the first MaxWell seeds were planted in the fall of 1998 over a cup of hot chocolate. Successful Realtors and franchise owners Dick Oakes and Ron Stanners, with a combined 42 years of real estate experience, began visualizing a real estate enterprise that would embody their ideals. A buoyant and positive economic climate coupled with entrepreneurial enthusiasm made Calgary the ideal location for a new player on the local, provincial and national real estate scene. A welcome breeze of fresh air was blowing in Canada's star entrepreneurial city.
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MaxWell Realty is committed to leading the future of the industry. Traditional marketing tools combined with online services and experienced trainers gives all MaxWell brokers, managers and realtors a competitive advantage in Alberta.
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MLS® REPORTS VARIETY IN THE REAL ESTATE MARKET IN MARCH 2008
April 1, 2008
Calgary's MLS® listings for the month and for the fi rst quarter, indicate a wide variety of housing for potential buyers, according to fi gures released by the Calgary Real Estate Board (CREB®).
Single family Calgary metro new listings added for the month of March totaled 3,493, an increase of 11.6 per cent from March 2007 when new listing added totaled 3,131 an increase of 17.2 per cent over last month, when new listings coming to the market were 2,981. At the end of the fi rst quarter, we have seen 9,497 listings new to the market, compared to the 7,661 new listings for the fi rst quarter of 2007, indicating a 24 per cent increase.
"We have moved into a market that is currently providing a great variety and choices for the buyer. Not only does the buyer have much better supply to choose from, they can also customize their wants and needs in a home, making for a dream home purchase," remarked CREB® President, Ed Jensen.
Single family Calgary metro sales for the month of March came in at 1,418, showing a decrease of 37.6 per cent from the 2,272 sales in March 2007 but showing an increase of 13.3 per cent over last month's sales of 1,252. Looking at the fi rst quarter sales for single family Calgary metro, we see that 3,747 homes have changed hands, compared to the 5,709 sales recorded in the fi rst quarter of 2007, indicating a 34.3 per cent decrease.
"Gone are the days of sellers naming their price; sellers have to pay much more attention to what their asking price will be and how they present their home to experience a quick sale," explained Jensen. "Sellers should rely on their REALTOR® for help while deciding on a list price, your REALTOR® has an arsenal of tools at their disposal to analyze the market and fi nd a fair and reasonable price point for the seller." "The average time a home is remaining on the market prior to selling is 40 days, but some are remaining on the market much longer and that may be due to overpricing and the extra inventory we are currently experiencing, one in fi ve homes are selling in today's market, this is a great time for buyers to buy a home," continued, Jensen.
Buyers need to know, that in today's complex market, it is more important than ever that they call a realtor to assist them through the details of a purchase.
The median price of a single family Calgary metro home in March 2008 was $420,000 showing a very slight decrease of 1.6 percent over March 2007, when the median price was $427,000 and showing a 1.9 per cent decrease from last month when the median price was $428,000. Quarterly, the 2008 single family Calgary metro home median price also came in at $420,000, an increase of 2.5 per cent over the fi rst quarter median price of 409,900, for 2007. All Calgary Metro MLS® statistics include properties listed and sold only within Calgary's City limits. The median price is the price that is midway between the least expensive and most expensive home sold in an area during a given period of time. During that time, half the buyers bought homes that cost more than the median price and half bought homes for less than the median price.
Calgary metro condominium new listings added in March 2008 were 1,561, showing an increase of 24.9 per cent from the 1,250 new condominium listings added in March 2007 and a 25.5 per cent increase over the 1,244 new condominium listings brought to market last month. New Condominium listings fi nding their way to the market in the fi rst three months of 2008 totaled 4,208, an increase of 33.9 percent over the 3,143 new listing brought to market in the fi rst quarter of 2007.
Condominium sales for the month of March were 565, a decrease of 44.9 per cent over the 1,026 condominium sales in March 2007 and an increase of just 0.5 percent over the 562 condominium sales changing hands in February. Quarterly, condominium sales were 1,577 for this year, a decrease of 40.6 per cent from the 2,656 condominium sales recorded in the fi rst three month of 2007.
The average price of a single family Calgary metro home in March 2008 was $474,513, showing a 1.1 per cent decrease from March 2007, when the average price was $479,914. The average price of a Calgary metro condominium was $312,620, showing a 0.1 per cent decrease from March 2007 when the average price was $312,280. Average price information can be useful in establishing trends over time, but does not indicate actual prices in centres comprised of widely divergent neighbourhoods or account for price differentials between geographical areas.
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Rick Dubord 
#103 - 5830 176 A Street
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