"Real estate investing, even on a very small scale, remains a tried and true means of building an individual's cash flow and wealth." - Robert Kiyosaki


May 1, 2017

Calgary Housing Stats April 2017

Housing market retains momentum in April

by CREB on May 01, 2017 

Click here to view the full City of Calgary monthly stats package. 

Click here to view the full Calgary region monthly stats package. 

City-wide prices hold steady as labour market improves.

Calgary’s housing market continued to show signs of stability in April. With improvements in the labour market and a balanced detached sector, city-wide benchmark prices reached $439,600 in April, similar to the previous month, but 0.90 percent below last year’s levels.

“More jobs means less uncertainty for people who are sitting on the fence,” said CREB® president David P. Brown. “There also tends to be fewer people who need to sell when employment improves, and that can prevent inventory gains and further price reductions in the market. It’s a good scenario for sellers who are entering a spring market that’s in better shape than anything we’ve seen in recent years.”

While adjustments are still occurring in the apartment condominium sector, the detached segment of the market is improving across all price segments.

“Detached product has not faced the same supply pressure as the apartment sector,” said CREB® chief economist Ann-Marie Lurie. “Detached supply from new construction didn’t surpass previous highs. That helped prevent steeper price adjustments in the detached sector when demand eased.” 

The relationship between sales and inventory will be a key driver for pricing in the months ahead. Total transactions improved to 1,917 units in April, while inventories totaled 5,495 units, pushing months of supply below three for the second consecutive month.

With sales up and overall market inventory down, months of supply has already pulled back from elevated levels recorded over the past two years. While activity continues to vary by location and product type, more balanced conditions will help to support overall price stability. 

“Improvements in the employment situation were necessary to prevent further declines in the housing sector,” said Lurie. “However, economic recovery is still expected to be slow, impacting the pace and quality of job growth. Based on current expectations this should translate into a more prolonged period of recovery in the housing market.”



April 7, 2017

Spring Cleaning - It's that Time of Year!

Spring cleaning is a cute moniker and sometimes reminder that it’s that time of the year to do some deep cleaning of your home. Here are some tips and tricks that you should bookmark for the weekend. Spring is also prime home buying season. Do you have a friend or family member looking to relocate? Send them my way! Toll-free 855-688-1603.

1. April Showers Bring May Flowers – But, only if you prep the garden today! Lay mulch around shrubs and flower beds before the weeds take over next month. However, resist the urge to plant warm season annuals and vegetables until the last frost date has passed in your area.

2. Fresh Air, Fresh Paint – Planning to paint the exterior of your home, deck or front door? Start preparing exterior surfaces now by scraping and sanding so that when the warmer weather arrives, you’ll be ready to apply the first coat (without a coat on!)

3. Dust Off the Chaise Lounges – The days of lounging in the backyard are almost here! Take some time to clean and repair any outdoor furniture.

4. Get Rid of House Guests – While we all love having family and friends visit over the holidays, other unwelcome house guests can often make themselves at home in our roofs and walls during the winter. Follow this guide to inspect and repair damage from animals who took shelter in your home this winter season.

5. Organize the Garage or Shed – For most of the country, it’s finally time to stash the snow shovels and bust out the lawnmower. While you’re at it, consider these 5 things husbands need for spring cleaning at home.

6. Spring Clean That Closet – Kick off your spring cleaning project by tackling one of the most cluttered spots of the home. Follow these three steps to a spring miracle: an organized closet.

Spring Forward with a Fresh Start!

April 3, 2017

Calgary Real Estate News - March 2017 Statistics

Housing market set for favourable lead into spring

by CREB 

Click here to view the full City of Calgary monthly stats package. 

Click here to view the full Calgary region monthly stats package. 

Detached prices stabilize as city-wide inventory trends down

After a long period of disconnect between supply and demand, Calgary's detached housing sector is firmly in balanced territory. Sales were still 10 percent below long-term trends in March, but above levels seen in recent years, while average inventory declined compared to last year, supporting price stability in the detached market.

"It's not so much that demand went through the roof in March, but that we had less supply come onto the market, which is really helping to balance things out," said CREB® president David P. Brown. "These changes are lifting the cloud of uncertainty for housing consumers and nicely positioning our market as we move into the more active spring season."

Unadjusted detached benchmark prices totaled $503,900 in March, 0.4 percent above last month and similar to levels recorded last year. Meanwhile, Apartment and attached prices continue to remain well below levels recorded last year.

"Market conditions are quite different in the apartment sector," said CREB® chief economist Ann-Marie Lurie. "The additional supply coming from the new home sector is not easily reversed and the added competition is continuing to weigh on prices in the higher density sectors of the market."

City-wide inventory levels totaled 5,114 on March, 16 percent below last year's levels. This is primarily driven by the 25 and 17 per cent contraction in the detached and attached markets. Inventory levels in the ownership apartment sector remain three per cent higher than levels recorded last year.

"The housing market transition in the first quarter appears to be consistent with trends in the labour market," said Lurie. "However, the way the rest of the year unfolds will be largely determined by what happens in the next two-quarters, as nearly 60 percent of all housing sales typically occur in that time frame."


March 1, 2017

Calgary Real Estate News - February 2017 Statistics

March 01, 2017

by CREB 

Detached sales activity boosts February housing market

Click here to view the full City of Calgary monthly stats package. 

After the first two months of the year, Calgary's detached sector continues to drive a slow transition in the housing market. February sales totaled 1,342 units, which is still 19 percent below long-term averages, but an improvement over the past two years. As sales kept trending upward, detached inventory levels continued to ease in February. These conditions caused months of supply to fall to 2.4 months, putting less downward pressure on pricing. 

Unadjusted detached benchmark prices totaled $501,900 in February, which is one percent lower than prices recorded last year, but slightly higher than January figures.

"There seems to be a new sense of optimism these days," said CREB® president David P. Brown. "Some sellers are feeling upbeat about the changing landscape and the improved chances of selling their home. Other people are looking at the spring market with caution and wondering if we're going to see a higher than expected surge of listings. While there's less product on the market right now, sellers still need to be realistic with their pricing."

The amount of excess inventory eased in the overall market in February, setting the stage for a transition to a more stable market this year. Months of supply totaled 3.4 months, down from five months over last February. At the same time, the sales-to-new-listings ratio trended from a near-record February low of 39 percent last year to 55 percent this February.

With sales improving and new listings and inventories contracting—two key measures of market balance, there's good evidence to show that the housing market has started a trend toward more balanced conditions.

 "The transition in the housing market appears to be underway," said CREB® chief economist Ann-Marie Lure. "However, it is important to note that this change is primarily being driven by improvements in the detached market and stability in the labour market."

"It will take some time for these conditions to translate into all housing segments and achieve price recovery," said Lurie. "But all indicators continue to point toward a slow transition from a contracting market toward one that is stabilizing at lower levels."

Feb. 1, 2017

Calgary Real Estate Review - January 2017

January market improves over last year

Provided by CREB.

For the fourth consecutive month, housing inventory levels have recorded year-over-year declines. At 4,112 total units, January's inventory was 18 percent below last year's levels. 

"While housing conditions continue to favour buyers, a slow transition toward more balanced conditions is helping to ease downward pressure on home prices," said CREB® chief economist Ann-Marie Lurie. "Conditions have improved over last year, but people need to remember that last year's market was one of the weakest on record. Despite the appearance of a major shift in activity, the transition in the housing market is going to be a slow process."

January sales totaled 947 units, 24 percent above last year, but 21 percent below 10-year averages for the month. Sales activity improved across all product types, but only when compared to the near record lows that occurred in January 2016.

The detached segment of the market is demonstrating the most improvement.  Sales activity totaled 584 units in January, a considerable improvement over the 466 sales recorded last year. Inventories have also declined to push the months of supply to 3.2 months well below the 5.4 months recorded in January 2016.  

"This past month showed how the market never stands still," said CREB® president David P. Brown. "The market isn't expected to be as unpredictable in 2017, but it's early in the year and there are still lots of unknowns that will shape decision-making for consumers."

"Every transaction is a personal decision and anyone going through the process of buying and selling real estate will be trying to make the best decision for their family. They need to consider their long-term objectives and think about the price they are willing to accept or pay for a home."

City-wide benchmark prices totaled $437,400, 0.16 percent lower than last month and 2.82 percent lower than last year's levels. Since recent highs in 2014, residential prices have declined from a low of 4.9 per cent in the detached sector to highs of 11.5 percent in the apartment condominium market.

Click here to view the full City of Calgary monthly stats package.

Click here to view the full Calgary region monthly stats package.

Jan. 17, 2017

CMHC to Increase Mortgage Premium - Calgary Real Estate Review

Are you affected by this change? Please call me if you wish to discuss further with one of our Partner Lenders. 

OTTAWA, January 17, 2017 — CMHC is increasing its homeowner mortgage loan insurance premiums effective March 17, 2017. For the average CMHC-insured homebuyer, the higher premium will result in an increase of approximately $5 to their monthly mortgage payment.

“We do not expect the higher premiums to have a significant impact on the ability of Canadians to buy a home,” said Steven Mennill, Senior Vice-President, Insurance. “Overall, the changes will preserve competition in the mortgage loan insurance industry and contribute to financial stability.”

Capital requirements are an important factor in determining mortgage insurance premiums. The changes reflect OSFI's new capital requirements that came into effect on January 1st of this year that require mortgage insurers to hold additional capital. Capital holdings create a buffer against potential losses, helping to ensure the long-term stability of the financial system.


Premiums are calculated based on the loan-to-value ratio of the mortgage being insured. The premium can be paid in a single lump sum but more frequently is added to the mortgage principal and repaid over the life of the mortgage as part of regular mortgage payments. Additional details and scenarios are included in the backgrounder below.

CMHC regularly reviews its premiums and sets them at a level to cover related claims and expenses while also reflecting the regulatory capital requirements.

CMHC is Canada’s most experienced mortgage loan insurer. Our mortgage loan insurance enables Canadians to buy a home with a minimum down payment starting at 5%. As a Crown corporation, CMHC is the only mortgage insurer whose proceeds benefit all Canadians.

As Canada’s authority on housing, CMHC contributes to the stability of the housing market and financial system, provides support for Canadians in housing need and offers objective housing research and information to Canadian governments, consumers, and the housing industry.

For the full report click here 

Posted in Bank of Canada
Jan. 11, 2017

Calgary Real Estate - 2017 Forecast

by CREB on January 11, 2017 

After a long period of economic downturn, Calgary’s housing market is expected to see some price stability in 2017, but not across all market segments and property types. Both detached and attached prices remain unchanged over 2016 levels, while the apartment is forecasted to contract by another two per cent.

“The transition in the housing market will be a slow process,” said CREB®chief economist Ann-Marie Lurie. “We are entering the year with high unemployment rates and the possibility that job growth will not occur until the latter portion of 2017. These conditions will continue to weigh on housing demand, but supply is adjusting to weaker sales activity, which will eventually translate into price stability.”

City-wide sales are forecasted to total 18,335 units in 2017, a three per cent gain over 2016, but 12 per cent below long-term averages. This modest demand change will merge with declining listings and easing inventory in the new home market to support more balanced conditions and prevent further downward pressure on prices. 

“This year is about moving away from extremely challenging conditions,” said 2017 CREB® president David P. Brown. “The transition is going to take some time, which means sellers need to stick with the fundamentals of pricing their homes correctly against other comparable product in the market. There’s still lots of choices out there for buyers, but major price declines are unlikely in most segments.”

Alberta’s economy was much softer than many predicted over the past two years, as prolonged weakness in energy weighed on other sectors of the economy, including housing. Since the start of the downturn in late 2014, price adjustments have ranged from a low of nearly five per cent in the detached sector to a high of 11 per cent in the apartment sector. The amount of price change between these different areas of the market was based on how much oversupply there was in each sector at any given time.

Our housing market is moving toward a new equilibrium, but that shift is heavily dependent on stability in the energy sector and overall labour markets. There is also a considerable risk from recent government policy changes that could derail expected gains in the second half of 2017. It’s a new outlook this year, but the market risks shouldn’t be overlooked. 

For the entire CREB® forecast, click here.


Jan. 8, 2017

Calgary Real Estate Review - December 2016

2016 Calgary Real Estate Market is Behind Us - What Does the Data Tell Us? See For Yourself.

Short Answer - Depends on What Type of Home is Being Considered? 

For the most part, the detached housing was lease impacted with a 2.6% declined in year-over-year sales with a 3.2% price declined; attached housing saw a 5.45% declined in year-over-year sales with a 4% price declined; while the apartment condos market had the greatest with a 15.5% declined in year-over-year sales with a 6% price declined.

Is it the right time for you to Buy or Sale? 

For the full report click here:


Jan. 4, 2017

A New Year and Emerging Trends

Welcome to 2017!  2016 is now behind us and we look forward to wiping the slate clean and beginning anew.

I hope you and your families enjoyed some quality time over the holidays. Thank you for your continued support of PAL Real Estate and we look forward to helping you achieve your real estate goal. All the best for our new year. Happy New Year Everyone. 

Emerging Trends in Canadian Real Estate 2017

Building communities for the future

Frank Magliocco, Partner, National Real Estate Leader, PwC Canada

Investors, developers, and property owners are cautiously optimistic about the Canadian real estate market’s outlook for the year ahead. While the rest of Canada's faces challenges unique to individual regions, Toronto and Vancouver’s markets continue to experience high demand due to a lack of supply. This has driven up prices and caused affordability concerns. But the main message is that every regional market offers opportunities for savvy developers and investors—as long as they embrace technology and anticipate their future buyers’ needs.

1.       It’s about building communities

Canada’s urban populations are set to continue to grow and their needs are evolving. There’s a growing consensus that developers have responded by continuing to rethink their approach to mixed-use projects.  

2.       Affordability on the decline

Housing affordability has become a point of concern in Canada. Significant increases in immigration over the next five years will continue to keep demand high and put even more pressure on affordability unless more supply is made available. As well, a common issue in nearly all regions was municipal red tape and lengthy approval processes, which are also limiting supply and driving up costs.

3.       Technology disruptors

Technology is changing expectations and how they interact with potential tenants. As one respondent said, “We’re getting to the point where if people don’t recognize technologies are existing and, moreover, how to integrate them, opportunities are being missed.”  

Markets to watch in 2017


The sharp drop in oil prices pushed Calgary’s economy into recession last year, and further contraction is expected this year. GDP growth in 2017 is forecast at 2.1%, with less than 1% employment growth.

Despite this, owners are not in any hurry to sell.  Calgary’s real estate market has seen booms and busts before, so respondents believe that developers and investors aren’t in a hurry to sell existing assets or exit the market.  As national banks pull back on their investment in the region, regional banks familiar with Alberta’s market understands the opportunities and are getting more involved.

Calgarians continue to resist condominium living, as comparatively affordable house prices attract prospective buyers to suburban residential homes.  But signs exist that this attitude may be changing. Millenials, in particular, are prioritizing value, quality, and maintenance-free living over square footage and yard sizes – a shift that is driving interest in smaller residential properties and upscale townhouses.

Expected best bets for 2017

Given the state of the markets across Canada, where should developers and investors focus their attention? Our survey and conversations suggest the most promising moves can be made in the following areas.

1.       Industrial property

2.       Purpose-built multifamily rentals

3.       Urban mixed-use developments

4.       Seniors’ housing/retirement homes

For the Full Report click here

Dec. 8, 2016


Finding the right home for you is like a good puzzle. The home buying process is comprised of a lot of little pieces, but as a team, we will find you your dream home. This fun questionnaire is a good way to decide what style home you may be interested in. As an Accredited Buyer’s Representative (ABR®), I am the homebuyer’s advocate, and will do what I can to make the journey fun and rewarding. Let me know how I can help!

What style of home suits your family by Alexis Johnson


Posted in Buyer's Resource