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.

gkent@postmedia.com

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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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If you want to sell your home for more money, these are the colors you should paint your walls

Madeline Stone
Business InsiderJune 1, 2017

 

light blue bathroom
 
light blue bathroom

(Artazum / Shutterstock.com) 
When it comes time to sell your home, you might consider making some changes to make it more appealing to buyers. 

According to a new analysis by Zillow, paint color should definitely be a change you consider. 

After analyzing more than 32,000 listing photos of homes that have sold across the US, Zillow came up with a list of the colors that performed the best.

For example, homes that are painted "greige," a shade somewhere between light gray and beige, tended to sell for $3,496 more than similar homes in brown or tan. 

"Color can be a powerful tool for attracting buyers to a home, especially in listing photos and videos," Svenja Gudell, Zillow's chief economist, said in a press release. "Painting walls in fresh, natural-looking colors, particularly in shades of blue and pale gray, not only make a home feel larger, but also are neutral enough to help future buyers envision themselves living in the space. Incorporating light blue in kitchens and bathrooms may pay off especially well as the color complements white countertops and cabinets, a growing trend in both rooms."

Here are Zillow's findings on what colors to choose (and which to avoid): 

Kitchens: 

  • Blue (light blue to soft gray-blue): home sold for $1,809 more on average
  • Yellow (straw yellow to marigold): home sold for $820 less on average

Bathrooms: 

  •  Blue/purple (light powder blue to periwinkle): home sold for $5,440 more on average
  • White/no color (off-white or eggshell white): home sold for $4,035 less on average

Bedrooms: 

blue bedroom
 
blue bedroom

(Dimasik_sh / Shutterstock.com) 

  • Blue (light cerulean to cadet blue): home sold for $1,856 more on average
  • Pink (light pink, to antique rose; often found in kids rooms): home sold for $208 lesson average

Dining Room: 

  • Blue (slate blue to pale gray blue; navy blue also found in dining rooms with white shiplap): home sold for $1,926 more on average
  • Red (brick red, terracotta, or copper red): home sold for $2,031 less on average

Living Room:

  • Brown (light beige, pale taupe, oatmeal): home sold for $1,809 more on average
  • Blue (pastel gray, pale silver to light blue, periwinkle): home sold for $820 less on average

Home Exterior:

  • Gray/brown (greige — mix of gray and beige): home sold for $1,526 more on average
  • Brown (medium brown, taupe, or stucco): home sold for $1,970 less on average

Front Door:

  • Gray/blue (navy blue to dark gray or charcoal): home sold for $1,514 more on average 
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Data is deemed reliable but is not guaranteed accurate by the REALTORS® Association of Edmonton.