Andrew Green's (andrewgreen) Blog

Templated websites & the importance of content.

Andrew Green, AndrewGreen (Keller Williams Elite Realty) — Thu, 02 Jan 2014 03:08:20 -0800

I am astounded when I view the competition's websites only to find that much of the content and layout is almost entirely unchanged. Many Realtors utilize templated webpage providers to get a fast and easy site up and running so that they can advertise their listings and get on board with a stronger online presence.There is one major problem with the approach that most Realtors appear to be content taking and that's simpy having no traffic and no leads ending up on these websites. Why pay hundreds of dollars a year for a beautiful website template if you aren't going to take the time to personalize your presence?Google hates duplicate content, and by leaving a website unchanged you have a website that is likely identical to hundreds of other competitors and Google will be content to leave you at page 264 of its search engine for your local area. Blogging seems to be king from what I hear time and time again from industry experts. Unique, relevant content sets you apart from the competition and Google rewards those who are willing to take the time to load their website up with something worth reading. One of the things I like best about the ActiveRain community is the shared understanding and appreciation for the value of blogging. Consistency also prevails, as it doesn't take long browsing the competition to realize that many Realtors give up blogging after only a couple of months, and their websites last update might have been back in May 2012. Even blogging once a month would set you ahead of the majority of the competition, but depending on the size of your market you probably will not be in the running without a greater frequency than that. When I look at what my competition is doing on their webpages, it inspires me by demonstrating the sort of content that is required to reach the top. Fooling Google is a thing of the past, the algorithms they use are growing increasingly clever at determining what websites are valued by users, and we continue to see things like key word density becoming less important because Google knows that humans don't communicate by saying North Vancouver Real Estate every second sentence.Users have to love you before Google will love you, and giving them access to the information that they want when looking for Real Estate is the key to ensuring they keep coming back. Having listings and access to the MLS is insufficient because there are simply too many websites out there with access to identical information.Add locations and content about schools, community centres, neighbourhood history, and Google and its users will start to view you as an expert on the topics you're writing about. Lead generation for me has transformed from door knocking and cold calls, to blogs and content and it's something I do on a daily basis to ensure Google knows that my website is relevant and updated regularly. I have a long way to go but so far my website on North Vancouver Real Estate is well on its way to being a top contender in my market www.andrewgreenhomes.com.

Misleading Real Estate Articles in Vancouver

Andrew Green, AndrewGreen (Keller Williams Elite Realty) — Thu, 19 Dec 2013 01:19:52 -0800

Before we delve into the impressive increase in market activity from 2012 to 2013, it’s important to note that 2012 was a very slow year based on 10-year averages in Greater Vancouver, and as such the amount of increased activity we’ve experienced since last year is artificially inflated as a result. In reality, this growth represents more of a return to norm, than it does some fantastic increase in activity that some may use to mislead the public. Home sales in Greater Vancouver experienced a decrease in 2012 when lending regulations were tightened in an attempt to avoid any form of collapse like we recently witnessed in the United States. Amortization periods changed from 30 year to 25 years, which significantly decreased buyer affordability, and additional tightening of regulations has left many buyers unable to secure lending. Now that we have that out of the way, we have jump into the impressive figure that represents an almost 40% increase in Real Estate activity experienced in North Vancouver and Vancouver as a whole. Last month, 2661 homes were sold compare to 1931 only a year ago – an impressive jump no matter how you look at it. Compared to the month previous, activity increased 7.2% which shows a healthy recovery from slower market conditions as many homebuyers have decided to enter the marketplace after waiting for prices to fall. This sort of activity has helped maintain the current marketplace conditions of a “balanced market” in Greater Vancouver. For those who are unfamiliar with what a balanced market represents, it is in essence a comparison of listings and sales to determine whether or not Sellers or Buyers currently enjoy the advantage in the marketplace. However, during a balanced market neither side has an advantage over the other. As such clients are advised to seek win-win scenarios when looking to buy or sell in North Vancouver. The benchmark price for homes in Greater Vancouver currently sits at $600,700 and represents a 0.5% decrease from last year, despite increased activity. This decline is fairly insignificant, but it’s important to have an understanding of what the market is trending towards whether you are thinking of buying or selling, and this way you can make a well-informed decision based on market conditions. There is a correlation between balanced markets and minimal price fluctuations, and as such it’s no surprise that we see relatively stable market prices in conjunction with current market conditions. So, make sure you have access to all of the information before you look at a catchy headline in the newspaper or online that exaggerates market conditions in order to gain your readership and page views. The facts are that the Greater Vancouver market remains balanced and that we’re on par with 10-year averages – but announcing current conditions are status quo isn’t quite as eye-catching. Helping clients looking to buy and sell North Vancouver Real Estate is my career and my privaledge. Calling the North Shore of Vancouver home is something I'm proud of, and I feel responsible to help ensure residents and agents are not being mislead by statistics and headlines.

Going paperless with DotLoop

Andrew Green, AndrewGreen (Keller Williams Elite Realty) — Wed, 18 Dec 2013 06:22:32 -0800

Our office recently introduced a paperless system through DotLoop and switching over has been a seamless transition which has me excied about the future of my business. DotLoop not only allows me to share documents, get signatures, and write contracts but it now acts as my viritual filing cabinet. A year ago if you asked me for information on a previous deal, like many Realtors I suspect, I'd have to wade through a mess of file folders and drawers in order to pull something up. I didn't have a system other than, all documents for this deal are in this drawer and these folders. The risk of misplacing documents was very high. However, times have changed for myself and now I get to take advantage of a system which is user-friendly and more intuitive than I might have expected. If you need anything from any of my deals now, I'll e-mail it to you within 30 seconds, maintain a record of sending you that document, and have the pleasure of introducing you to the world of DotLoop. First and foremost, DotLoop allows me to have clients sign and initial documents nearly instantly, from wherever they are in the city, without having to hop in a car and make the trek. If I forget an initial, no problem, no more need for panicking and late night trips to a client's home. Dealing with counter offers is a breeze as well, I can potentially have a counter offer back to another agent within minutes, while being just about anywhere. Additionally, writing up new deals is also fast and painless. DotLoop allows you to create templates, so bringing up documentation for a new listing or a new offer takes but a few moments. Further, all of the documents my office requires are there as well, ready to fill out and ready to send off for signatures and initials as required. All deals are kept within a Loop where you're able to easily maintain all documents pertinent to the deal, including strata minutes, engineering reports etc. You also have a history of each document showcasing what changes and signatures have been made, so you can maintain a record of the negotiations. If a document is no longer relevant, simply archive it and it's out of sight but still available for reference. You're also able to maintain a checklist for each deal, allowing you to have a visual representation of what still remains to be completed for each deal, so whether that's something as simple as submitting the deal to the office or scheduling an inspector, it's easy to keep yourelf on track. I also believe DotLoop represents a potential recruitment tool, as I've yet to deal with an agent that didn't have something positive to say about DotLoop and how quick and easy it appeared to be to use from our end. Being able to submit a counter-offer within moments, after waiting 24 hours for their counter offer, speaks volumes to the effectiveness of this tool. My office provides this to us at no additional charge, and it's a great conversation starter to speak to other agents about some of the advantages of working with an office like Keller Williams Elite Realty. Finally, my clients all love it and it makes their lives easier, saves them time and gas. It showcases myself as an agent who leverages technology in my business to the benefit of everyone that works with me, something which I try to make a focal point of my business. Now that I have access to DotLoop, I couldn't imagine running my business without it at my disposal. I work in Vancouver (see my website for North Vancouver Real Estate) and we are considered to have some of the worst traffic congestion in North America, and any technology that I can use which eliminates the need to battle commuters over a bridge, is a piece of technology that I need to have.

Vancouver named one of Canada's most walkable cities.

Andrew Green, AndrewGreen (Keller Williams Elite Realty) — Mon, 16 Dec 2013 09:03:58 -0800

A company from Seattle has recently named Vancouver as Canada’s most walkable city with Toronto and Montreal in 2nd and 3rd place respectively. This can only be further good news for Vancouver’s real estate market as it reflects positively on a city that is already considered to be environmentally friendly. Vancouver is considered one of the best places to live in the world, in a time when environmental issues are so important, the ability of Vancouverites to leave their car at home is just one more reason why people may choose to settle in Vancouver. Although at times controversial in the media, Vancouver's Mayor has enacted many initiatives which have placed Vancouver in the spot light for environmental awareness. Vancouver is home to a number of bike lanes on busy downtown streets and well-travelled bridges, and although this may cause headaches for commuters, it is a step in the right direction when you consider long-term sustainability. Of Greater Vancouver, the downtown core is considered the highest rated neighbourhood, followed by the West End, Strathcona, Kitsilano and Fairview. In a city where a parking stall can run you $40,000 when purchased directly from a developer, the ability to live in a pedestrian-friendly area is a highly appealing notion for many residents. Downtown living often enables families to get by with just a single car, which means more walking as well as more train rides on Vancouver’s growing Sky Train system. I suspect the use of walkscores to measure the desirability of cities and neighbourhoods will likely become a much greater part of the real estate process, especially in a city like Vancouver. We already see a high demand for properties near the Sky Train or in North Vancouver’s Lower Lonsdale community near the Seabus terminal. New Condo Developments that can boast being located in a high walkscore neighbourhood will have a considerable advantage moving forward. Canadians as a whole are regarding environmental sustainability as an increasingly important factor in their lives. As such, one can imagine that these individuals will regard walkable neighbourhoods more favorably. The computer program currently used may be an early prototype but the creators are pleased with the results they are seeing and local experts are collaborating to determine the validity of the findings. In the near future walkscores will be made readily available to all investors and home owners alike; and this is good news for a city such as Vancouver which already boasts such a high score. It remains unclear what impact such a rating will have on the market, but in a global community that continues to place a greater importance of sustainability, we can only imagine it will have a positive impact on neighbourhoods that can proudly boast their walkability. To view homes prices in Vancouver and North Vancouver please visit www.andrewgreenhomes.com.

Taxation for Foreign Investors in Vancouver?

Andrew Green, AndrewGreen (Keller Williams Elite Realty) — Sat, 14 Dec 2013 04:03:30 -0800

A recent article from a Chinese news website has proposed the implementation of a new tax which only applies to non-resident buyers of Vancouver Real Estate. Many attribute the high prices of Vancouver real estate to foreign buyers who are looking to park their money in Canada, and some local residents of the city think foreigners should have to pay extra. How does a tax like this look though, would it be a one-time tax paid upon the purchase of the property such as our already implemented Property Transfer Tax? Or would the tax come in the form of increase property taxes aimed at non-residents owners of Vancouver real estate? The United Kingdom has problems with wealthy non-resident buyers who actually end up paying a lower property tax for their homes as the taxation of properties there are more closely related to the number of adults living in a home than the actual market value of the property. So, if a non-resident buys a home simply for speculation, or alternatively only lives there for a handful of days of the year, they’re not contributing much in the way of taxes to support the community in which they sit. So the question remains would a tax aimed at foreign buyers, and let’s be honest this tax is aimed mainly at mainland Chinese, level the playing field for local residents? Would increasing property taxes actually deter foreign investors from buying up properties and driving up prices? Or, would the wealthy foreign investors simply absorb the cost and continue to invest anyway? Prices of condos in North Vancouver for example, are hard to come by under $250,000, compared to some areas of British Columbia where such a price would buy you single family home. The argument says that, at the very least, by adding taxation for foreign buyers, they would at least contribute more to the local economy. Studies have shown that the majority (over 70%) are the buyers of the luxury real estate market had names associated with traditional mainland China. The article states that if these buyers have no problem paying these prices, what difference would it make to them to pay additional taxes on top of that. We do have to consider what consequences such an action would take, an action that the mayor of Vancouver considers “rash” and “may impact investment in the city.” If the plug is pulled on foreign investment all together, I think most will agree that we will see a significant effect on the Vancouver real estate market. However, even a small change in such a large market such as that of North Vancouver alone, could lead to drastic changes. By adding an additional cost for foreign buyers, a tariff if you will, we move towards a position of protectionism which favours Canadians. However, it remains unclear what impact this could bring to the market, buyers may benefit in the short term as home prices come down, but what about owners of North Vancouver houses? Does your average homeowner gain anything by tightening up foreign investment? Owners of North Vancouver real estate enjoy an appreciation of their investment brought on by rising prices due in large part to foreign investment. What repercussions await our economy if the rug is pulled out from under us when if a sizable portion of buyers (off-shore buyers) stop buying homes? It will be very interesting to see what the local and provincial government does in response to these issues, and it remains unclear what repercussions the market will face if implementations are put in place.

What will the Real Estate market look like in 5 years?

Andrew Green, AndrewGreen (Keller Williams Elite Realty) — Fri, 13 Dec 2013 09:18:50 -0800

According to a new report from global rating agency Fitch Ratings, the outlook isn’t as positive as many homeowners would like to see. The agency is predicting that in 5 year window, we will see prices “flatten” or decrease modestly and put an end to the climb we’ve been experiencing. Many skeptics have been calling for a market correction for years, advising homeowners to sell now and cash out while the market is still hot. The same skeptics are calling for homeowners to turn to renting instead, which could be beneficial in the short term if such a collapse came to fruition. However, in the long term the only sure-fire way to lose money in the Real Estate market is to rent. Yes, you will not be responsible for maintenance costs, either associated with strata corporations or not. However, in order for you to lose money by holding on to your property, your home has to devalue itself by the same amount of rent that you’re paying. So if you’re paying $2000 or $3000 a month in rent, imagine your home having to devalue itself by $36,000 per year in order for you to justify getting out of the market. Fitch Ratings estimates that real estate is overvalued by as much as 26% in Canada, and that some regions could experience a reduction in prices by as much as 10%. We know that in Vancouver Real Estate prices are very high and the growth we have experienced in our market is almost unparalleled. The danger, according to Fitch Ratings, is that with so much individual net worth tied to homeownership, such a reduction could have some very serious repercussions for many Canadians. The report indicates that since 2001 home prices have grown more than 130%, meaning that if you bought in 2001 and were thinking of selling today you could theoretically sell for more than twice as much. As most of us know, especially among North Vancouver homes this is not an unrealistic statement. Many of the homeowners I have spoken with in North Vancouver have already decided to sell their homes and move into more affordable accommodation by either entering the condo market (an approach taken by any downsizers) or moving to other areas of Greater Vancouver where ‘affordability’ is still an active part of one’s vocabulary. For example, depending on the property in North Vancouver, a homeowner could sell and buy two houses of comparable size and age in Coquitlam. This is simply due to the prices of North Vancouver real estate being as high as they are today. Many builders on the North Shore are buying up large lots and paying top dollar, to take advantage of the hot Vancouver market. Fortunately for Canadians, the government has taken measures to help prevent a market crash by tightening up lending restrictions for home buyers. Something that aims to steer us well clear of the infamous market crash in the United States. If you’re interested in browsing Real Estate in North Vancouver please visit our website for all the active listings and community information.

Vancouver to Vancouver

Andrew Green, AndrewGreen (Keller Williams Elite Realty) — Mon, 04 Mar 2013 08:53:10 -0800

Vancouver to Vancouver commuting has been the cause of grief and stress for numerous commuters throughout the Greater Vancouver area. A relatively new phenomenon is emerging in the region; residents are commuting from the downtown core to outside areas. This is also known as a reverse commute. Vancouver already has its fair share of traffic congestion, to which many residents of the city can surely attest. Whether it’s waiting to merge onto the Lion’s Gate Bridge or crawling along Broadway at 9 in the morning; there are various locations throughout the city which presents unique challenges for commuters. An interesting phenomenon is happening in the city of Vancouver though as a result of a drastic increase in population density of downtown; people are starting to commute from the city core of Vancouver to Vancouver suburbs and outlying regions. A commute in the opposite direction is nothing new, there has always been traffic heading against the direction of congestion and volume. Single lanes on the Lion’s Gate Bridge can still easily become backed up despite going in the opposite direction of the daily commute, an occurrence seen across the Lower Mainland. With the increasing residential density rates that we are experiencing Vancouver, a rate that is increasing much more rapidly than commercial, it was only ever a matter of time before population far exceeded employment opportunities. As a result, we are seeing people moving to the downtown core but finding employment outside of the city. Something which goes against traditional city planning is high commercial density in the downtown core and outlying urban areas feeding the downtown core with commuters. City planning focuses on public transportation in order to service a high volume of commuters headed to one particular location. However, with the Canada Line and Sky Train this service goes both ways and many residents are situating themselves next to mass transit routes so they can commute from Vancouver to Vancouver, whether that is from or to downtown. In theory spreading out commuters between various mass transit routes will reduce congestion. Whether or not a train on the Canada Line is packed or not, that train will be there. If the amount of people heading North is reduced, and the amount of people heading South is increased;, we should see a better balance of congestion as a result of increased distribution. One instance where such a phenomenon would be a negative is an area such as the Lion’s Gate bridge where the only means of relieving congestion is by increasing lanes in a particular direction. With a maximum of three lanes, one direction has to suffer given equal volume. Now, this example is only meant to contrast something like the Canada Line which can service an equal distribution of commuters in either direction. Obviously there is far less commercial or industrial on the North Shore to ever entice a high volume of commuters from the downtown core. Areas such as Lower Lonsdale in North Vancouver remain relatively unaffected by this occurrence because the Seabus which connects North Vancouver to Vancouver can easily accommodate a large increase in North-bound commuters. If you have ever thought about living in an area where you can easily commute from Vancouver to Vancouver visit my website to browse homes throughout the city. Density is part of a natural process of the development of a growing city. Vancouver’s unique geography surrounds our city with mountains and water; we have limited land on which to build. Once a city has sprawled outward, and commuters decide the distance to the city from which they will live, buildings start to grow taller and taller. Check back for future blogs on the environmental impact of reverse commuting, and the difficulty of business start-ups in downtown Vancouver restricting further commercial densification. So, unless commercial density is something which erupts in the downtown core and job density follows, it is very likely we will continue to see this phenomenon of commuters from Vancouver to Vancouver.