I have listed a new property at 277 Cornwall RD in Sherwood Park.
LOCATION, LOCATION, LOCATION, large, beautifully landscaped, pie shaped lot in a cul de sac, backing on walking trail and close to lake and park area. 2095 sq ft 2 storey with fully developed basement, NEW hi eff furnace, NEW hot water tank, NEW 50 year shingles, NEW appliances,, main floor features large open concept kitchen with large center island with Granite counters, Cherrywood cabinets, maple hardwood floors. Walk thru pantry! Family room with rundle stone FP.Two sets of patio doors to glass railed, duradeck, covered deck. Upper level includes 3 bedrooms. Large MBR with 4 pc ensuite, walk in closet, and unique walk thru to laundry room. Lower level with rec room wired for home theatre, 4TH bedroom and 4pc bath with htd floors. 22 x 24 Htd garage, Central vac. DON'T miss this amazing home.
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I have listed a new property at 13 735 85 ST in Edmonton.
Exceptional in Ellerslie! This 1324 sq. ft. half duplex bareland condo in Ellerslie is in fantastic move in condition! This is the Qualico Chelsea model home and it features an open concept main floor with 9 ft celings, rich dark cabinets, plush carpeting, 2 pc bath, access out to a nice sized deck and direct access to the fully finished double garage. Upstairs has 3 ample bedrooms with the master bedroom featuring a full 4 pace bath and a great walk in closet. The basement is also fully finished and features a large rec room and a 3 pc bath. Located on its own quiet street in Ellerslie it’s close to schools and restaurants. Don’t miss out on this unique property.
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I have listed a new property at 16125 131A ST in Edmonton.
Super cute n clean Oxford half duplex in a cul-de-sac location! This 1104 sq. ft. home features an open main floor plan with a u shaped kitchen complete with tile backsplash, ceramic tile, newer vinyl plank flooring, corner gas fireplace and cozy dining room nook. Main floor also has a 2 pce bathroom and access to the good sized single attached garage. Upstairs has 3 good sized bedrooms and a full 4 pce bathroom with the master featuring a huge walk in closet. The backyard is both comfortable and functional with a composite maintenance free 2 tier deck with glass railings and a nice sized shed that still leaves green space for kids or pets. Close to shopping and schools with a quick out to the Henday make this a perfect starter home.
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I have listed a new property at 6916 19A AVE in Edmonton.
Rare find! Spacious floor plan in this 1338 sq. ft. 2 storey half duplex with double garage in Summerside backing on a huge green space. This one is a beauty : main floor features real hardwood flooring, dark cabinets with granite counter tops, tile backsplash in the spacious kitchen with adjoining dining area and family room. Main floor also has laundry in the mud room out to the double attached garage. The upstairs features a cozy bonus room / office area. The master bedroom is a good size and also has a full 4 pce ensuite and walk in closet. The other 2 bedrooms are a comfortable size - more than enough for kids rooms. The crown jewel of this home though is the superb location in Summerside. Imagine sitting in the included hot tub feeling the cool summer breeze as you stare out at a sea of lush green grass. This home also comes with stainless steel appliances, a built in vac system with all attachments, keyless entry system for the garage as well as a hot tub with 4k recently spent fixing it up.
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I have listed a new property at 13841 24 ST NW in Edmonton.
GREAT location, close to all amenities, two storey, END UNIT. 3 BEDROOMS UP. Finished basement with rec room. NEWER hot water tank. NEWER windows. 1/ 1/2 bath. At this price, great starter home! Or Reno! Please note, property sold " As is , where is at time of possession". No warranties or representations.
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I have listed a new property at 6708 106 ST in Edmonton.
AMAZING in Allendale! Meticulously kept by original owners and nestled in the vibrant community of Allendale this 1108 sq ft raised bungalow is just waiting for the perfect buyer who appreciates a true character home. This home is very unique with 2 bedrooms up, large kitchen, large family room and a dining room with built in china cabinet. Because it is raised the basement has huge windows which works well with the 2 bedroom in law suite complete with full kitchen, family room and separate entrance - perfect for extended family or older children. The back yard is a low maintenance dream with a small patch of grass, beautiful flower beds and a private patio. The garage is a large double detached with room for a small work or shop area. This home has been well cared for and upgrades include : newer WINDOWS, newer furnaces (2), newer hot water tank, newer roof on garage, newer washer and dryer, newer lino in kitchen and bathrooms were reno'd in last few years. Don't miss your chance to own in Allendale!
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I have listed a new property at 14208 114a ST NW in Edmonton.
Beautifully UPGRADED and well kept 1715 sq ft, 4 bedroom home in a quiet neighborhood with pride of ownership! Shows amazing! NEWER hardwood floors, NEWER upgraded kitchen! MAIN FLOOR LAUNDRY, Family room with NEW vinyl plank floors, fireplace and patio doors to deck and great yard. 4th bedroom on third level, with adjacent 2pc bath. NEW bathrooms! Fresh paint throughout! Lower level features rec room and roughed in plumbing for summer kitchen, HIGH EFFICIENCY furnace, crawl space with ample storage. Shingles new in 2012. 24 x 24 double garage with RV parking! Close to parks and schools, don't miss this amazing family home!
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I have listed a new property at 9 1904 MILL_WOODS RD in Edmonton.
Incredible VALUE here! This 1288 sq. ft. BUNGALOW style townhouse with a double ATTACHED garage has everything you need and more! Main floor features a bright family room with a bay window as well as a more formal dining area next to the kitchen. The kitchen is a nice size with another nook for eating and leads out to a SUNROOM which adds a whole lot more living space. Main floor also includes the master bedroom with a 3 pce ensuite, nice sized second bedroom and main floor LAUNDRY. The basement is fully finished and has a very nice rec room with included POOL TABLE and tv area. The basement also features a bedroom and craft / hobby room as well as loads of storage in the mechanical room. This home has been meticulously maintained and has a newer furnace, central a/c, newer sump pump, newer hot water tank, newer toilet and sink in ensuite, new garburator and water filter system in kitchen.
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I have listed a new property at 182, 22169 Township Road 530 in Rural Strathcona County.
Picture perfect country setting for this 1239 sq. ft. hillside bungalow. Main floor has a large family room with a charming wood burning fireplace, newer laminate flooring and lots of windows for natural light. Main floor features 3 bedrooms with two full bathrooms - one of them a full 4 pce ensuite off the master. The kitchen is bright and clean with a private little second deck for sitting or for the BBQ - perfect for entertaining. The basement is above ground and just needs a few finishing touches. The hard work is done and it just needs flooring and ceiling to be completed. Basement has 2 bedrooms and a 2 pce bathroom with a spot to add a shower quite easily. The setting is picturesque with 4.86 acres at your disposal. This house is surrounded by trees which are both beautiful and create a private setting. Only minutes to both Sherwood Park and Ardrossan - don't miss this one!
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I have listed a new property at 12 Garfield CRES in Sherwood Park.
PRICE REDUCED! SPACIOUS, Classic Hillside, FOUR bedroom Bungalow, 1242 Sq Ft. LARGE family kitchen, Bright living room with fireplace, large family kitchen, Fully finished Basement, with 1 bedroom, rec room and wood stove. 3PC bath. LARGE yard, concrete patio, with gas light and natural gas BBQ hookup. NEW driveway, NEW sidewalks., 20 X 22 double attached garage. QUIET crescent location. RMS measure complete, New RPR is completed. Possession available June 3!
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I have listed a new property at 16 53111 RGE RD 21 in Rural Parkland County.
Attention Animal Lovers! This one of a kind of acreage is both modern and functional. Beautifully set up for horses, goats and dogs you won't want to miss this house set among the rolling hills and trees of Crystal Meadows subdivision. With a little more than 1300 sq. ft. this cozy 2 bedroom home has been heavily upgraded including : NEW perimeter fencing, newer roof, NEW windows, newer kitchen, with soft close doors, new paint, laminate flooring, hot water tank, custom blinds and small horse barn. There isn't much left to do here except move in and enjoy!!
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I have listed a new property at 10 Catalina DR in Sherwood Park.
STUNNING former show home with view of lake. Gorgeous FIVE bedroom Bungalow, 1479 sq ft with fully finished basement. Multi level deck and amazing landscaping. Excellent design with lots of windows. Large elegant dining room, Main floor family room with rich wood built in book case and Fireplace. MAIN FLOOR LAUNDRY, Lower level development is outstanding, including wet bar area, large rec room with gas fireplace, 2 bedrooms and 3pc bath. lots of storage. Irrigation system, double attached insulated garage. Beautiful location, close to all amenities. Early possession available!
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I have listed a new property at 12 Garfield CRES in Sherwood Park.
SPACIOUS, Classic Hillside, FIVE bedroom Bungalow, 1242 Sq Ft. LARGE family kitchen, Bright living room with fireplace, large family kitchen, Fully finished Basement, with 2 bedrooms, rec room and wood stove. 3PC bath. LARGE yard, concrete patio, with gas light and natural gas BBQ hookup. NEW driveway, NEW sidewalks.,double attached garage. QUIET crescent location
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I have listed a new property at 203 237 YOUVILLE DR E in Edmonton.
Cozy and clean best describe this 2 bedroom + den unit in the beautiful 18+ complex of Sienna Point. Features a bright open kitchen with lots of cupboard space and separate eating area which leads into the family room featuring a corner gas fireplace and nice sized balcony. Master bedroom is huge and has a large 4 pce ensuite and walk in closet. This unit also has the benefit of insuite laundry and heated underground parking complete with a wash bay. The complex is well managed and also features some amentities including : freestanding clubhouse with games and some exercise equipment, social room on main floor and guest suite. Close to the hospital and shopping - what more could you ask for?
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I have listed a new property at 223 8802 Southfort DR in Fort Saskatchewan.
CHECK THIS PRICE! THE GARDENS AT SOUTHFORT, 512 sq ft one bedroom apartment in a great location. Awesome features and amenities, INDEPENDENT living with some support, a mandatory service plan that INCLUDES one meal per day, life call, cable, twice per month light cleaning and laundry service! Open floor plan, kitchen, living room. Balcony, one bedroom, 4pc bath with stand up shower. AIR CONDITIONING! Complex has large dining area, beauty salon, games room, theatre room, fitness room, reading areas with fireplaces. Private function room available, Condo fee 796.11 INCLUDES heat m, water/sewer, cable, non pay laundry suite. Great care free living. Parking stall included.
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I have listed a new property at 16 53111 RGE RD 21 in Rural Parkland County.
Country meets Contemporary! ONE OF A KIND set up with a beautifully updated home that is both modern and functional. Just a short drive from Stony Plain this heavily upgraded home sits on 3.48 fenced acres of rolling hills specifically set up for horses, goats and dogs. With a little more than 1300 sq. ft this 2 bedroom home is cute and cozy and features a lot of upgrades including : NEW perimeter fencing, NEW windows, newer KITCHEN with soft close doors, paint, laminate flooring, High Efficiency FURNACE, newer hot water TANK, new custom blinds, newer roof and new small horse barn. The setting is nothing less than serene with lots of room to build your dream garage or shop. Don't miss the opportunity to own a truly unique property.
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Edmonton’s recent recession is likely the culprit as the overall residential property assessments released Tuesday sank for the second year in a row.

Although the value of single-family detached houses rose by 0.6 per, the total for all residential locations dropped by 0.2 per cent compared to 2017, city assessment and taxation branch manager Rod Risling said.

The results were pulled down by lower values for condominiums, townhouses, duplexes and other homes, city figures show.

This followed a total 2.7 per cent decline in 2016, which Risling said is the first time he has seen a consecutive decrease.


“Disposable income has an impact on real estate values. Unemployment in the last few years has been higher than it was,” he told a news conference at City Hall.

“Obviously, it has an impact on the residential market.”

The typical detached Edmonton home was worth $399,500 on the annual assessment day last July 1, up from about $360,000 a decade ago, but down from the record $408,000 set in 2016.

The citys most expensive neighbourhood was southwest Hays Ridge, where the average home was worth $953,000.

The owners of homes with essentially unchanged values will likely pay the 3.2 per cent city tax hike council approved in December, although the final tax rate wont be set until May.

Properties that went up in value more than average face a larger tax increase and taxes should go down at locations where values dropped.

Property assessment notices were mailed Tuesday. Owners have until March 12 to complain through 311 or file a formal appeal.

Houses in a handful of older upscale neighbourhoods near the river valley had the biggest gains, led by a 9.6 per cent jump in assessments in Windsor Park and 8.9 per cent increase in Quesnell Heights.

The biggest drop was in sparsely populated Rural North East Horse Hill, where values shrank 9.1 per cent.

The type of property that saw the biggest increase was apartments, on average up 7.4 per cent or about $8 a month for each suite in a typical building, Risling said.

What we think is happening is certainly some of the other (types of) investment properties are not so great  theres been some coverage in the media about office buildings, he said.

We believe some of those investors are moving to multi-family inventory.

Darcy Torhjelm, chair of the Realtors Association of Edmonton, said the busy downtown market might be helping push up apartment prices, although hes not specialized in this field.

He doesnt expect much change in Edmonton housing prices in the near future.

Theyve pretty much levelled out. Im not predicting a huge increase or decrease over the next year, he said.

Our preliminary look at it indicates 2018 will be very similar to 2017. Prices will stabilize. Theres still good inventory levels, but sellers will be able to sell their properties.


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TORONTO — Christine Davies and her husband were in their east-end Toronto home for about six years before deciding to pull the trigger on a massive renovation.

With two young children and a house "literally falling apart," Davies says, the couple needed an upgrade but didn't want to move up in the city's pumped-up real estate market — where home prices have increased by about 25 per cent over the last year, according to the Canadian Real Estate Association.

"Finding the house we have in Toronto, a free-standing home with a private driveway — that would be very difficult to find at an affordable price," says the 45-year-old health data analyst. "It's just more cost-effective to renovate."

But that's not to say gutting her home and building a two-storey addition hasn't been without stress, she adds, including the additional cost and inconvenience of renting another house to live in during the eight-month process.

A recent poll for CIBC indicated that as many as 56 per cent of Canadians embarking on renovations are choosing to stay in place instead of selling their home and buying another — for reasons ranging from wanting to make a space that better fits their needs to increasing the value of their homes.

However, the survey also suggested that homeowners starting renovations worry about household disruptions, project delays and overspending — despite the fact that 61 per cent of people planning to renovate admit they don't have a detailed budget.

CIBC says homeowners should do their research first by seeking expert advice from a realtor, a trusted contractor and a financial planner before embarking on any major projects to determine which options will fit their needs and budget.

Knowing if you will live through your renovation or move out is another key consideration and so is understanding what you can and can't do on your own.

"Be clear about the goals and limits of your project as well as the costs before you head over to the hardware store or pick up your toolbox," warns Scott Wambolt, senior vice-president of retail and business banking at CIBC.

"While DIY can add up to some cost savings, it could end up costing you more if you don't know what you're doing."

To keep her costs in check, Davies says she and her husband hired a fixed-rate contractor, whose price for the work includes all labour, materials, sub-contractor labour, equipment and other expenses.

"So if the scope of anything changes he lets us know ahead of time and we make decisions about whether we want to go with those changes or not," she says.

Dan Brewer, president of the Appraisal Institute of Canada, says homeowners doing renovations also need to consider whether the project is being done to increase the enjoyment of the property or to increase its value — or both.

In terms of renovations with the highest return on investment, "the biggest bang for your buck is bathrooms and kitchens," says Brewer, provided that the quality of materials and workmanship is consistent with the area you live in.

Less expensive renos that also pay you back include updating decor such as lighting and plumbing fixtures, or replacing or refinishing worn flooring — and even something as simple as a fresh coat of paint.

However, renovations that increase the enjoyment of your space — such as basement finishing, landscaping or adding a sun room — won't necessarily increase the value to your home, Brewer says.

CIBC's online survey was conducted from May 10-14 among 2,068 Angus Reid Forum panellists who are Canadian adult homeowners.

The polling industry's professional body, the Marketing Research and Intelligence Association, says online surveys cannot be assigned a margin of error because they do not randomly sample the population.


Follow @DaveHTO on Twitter.

David Hodges, The Canadian Press

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Data is deemed reliable but is not guaranteed accurate by the REALTORS® Association of Edmonton.