David Setton : Answers In Real Estate

My wife and I hosted a wine and cheese event last week. Here is a video of my presentation.

Market Update from the Vancouver Real Estate Board for May 2013

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 Official Market Type Westside Detached: Balanced market at 16% Sales Ratio average (1.6 in 10 homes selling)

 Homes are selling on average 5% below list price

 Most Active Price Band* +/-$2 mil: $1 mil to $1.25 mil (2 in 3 selling); $2.5 mil to $2.75 mil (Balanced market)

 Buyers Best Bet* +/-$2 mil: Homes $1.75 mil to $2 mil; minimum $4.5 mil, Mackenzie Heights, South Granville and Southlands

 Sellers Best Bet*: Selling homes in Cambie, Kitsilano, Quilchena and maximum 2 bedroom properties

Market Update from the Vancouver Real Estate Board for April 2013

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Video Market Update from the Vancouver Real Estate Board for March 2013

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Video Market Update from the Vancouver Real Estate Board for February 2013

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Video Market Update from the Vancouver Real Estate Board for January 2013:

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Here's my understanding on the current state of the market in Vancouver West for single family homes:

• Official Market Type Westside Detached: Buyers market at 8% Sales Ratio average (8 in 100 homes selling)
• Homes are selling on average 14% below list price
• Most Active Price Band* +/-$2 mil: $1 mil to $1.25 mil (1 in 2 selling); $2 mil to $2.25 mil (Balanced market)
• Buyers Best Bet* +/-$2 mil: Homes $1.25 mil to $1.5 mil; $2.5 mil to $2.75 mil, Dunbar, Mackenzie Heights, and Marpole
• Sellers Best Bet*: Selling homes in Kitsilano, SW Marine and up to two bedroom properties For more details and Trend Graphs.

Please phone me for a detailed report and trend graph for Vancouver Westside Single Family homes.

Video Market Update from the Vancouver Real Estate Board for November 2012:

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Video Market Update from The Real Estate Board of Greater Vancouver for October 2012

Video Market Update from the Vancouver Real Estate Board for September 2012:

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Video Market Update from the Vancouver Real Estate Board for August 2012:

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It is always interesting reading the statistics that the Greater Vancouver Real Estate Board releases every month.  I often wonder if the real estate board is protecting its members by sugar coating what is actually happening in the market.  

It is important to remember that statistics can be interpreted in many ways and that when the real estate board releases these stats they are looking are the market in a very broad manner (they report on the entire Lower Mainland).  It is also important to recognize that these stats are always one month "out of date".  In a quickly changing market, a month can be a long time.

Here is my take on the market for Vancouver West based on statistics specific to this area.  

Single Family Homes:

Last year on July 31st we had 632 active listings on the market; this year we have 1,038 (See chart below).  This statistic is interesting because it tells me that the sellers that have their homes on the market this year are priced too high for the current market conditions.  Next let's look at the number of sales from July 1st to July 31st for both 2011 and 2012.  This year we had 83 sales and last year we had 139 sales.  This represents a 40% reduction in the number of sales in July when compared to last year.  Again, in order to sell in these market conditions, sellers must adjust their expectations are really sharpen their pencils.  

Condominiums and Townhomes:

"Attached" home sales stats don't look as bad compared to the stats for "detached" single family home market.  Here condos sold are down 19% compared to the same period last year and number of condominiums listed is only up 10%.

It is my belief that market conditions will remain soft for through the end of this year. From talking to my buyers, there seems to be very little urgency in the market.  The $2M plus home market in Vancouver West seems to be most impacted by the softening conditions we are experiencing.  I don't believe that the market will "crash" or the "bubble" will burst, but I think it is a great time to be a buyer.

I am always amazed when I speak with my buyer-clients. Instead of writing offers in a market where conditions are ripe for selection and negotiation, they sit back and try to time the bottom of the market.  Even as a real estate agent that is always watching the market, I find it hard to time the market.  It has been a long time since conditions have been this favourable.  If you have been thinking about buying your first home, or if you are moving up into a more expensive home, this is the time!

Please feel free to click on this link for the video market report from the real estate board.

If you have market related real estate questions for any area in the lower mainland, please feel free to give me a call at 604-808-9796. 

Video Market Update from the Vancouver Real Estate Board for July 2012:

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Video Market Update for June 2012 from the Vancouver Real Estate Board:

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Video Market Update for May 2012 from the Vancouver Real Estate Board:

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Video Market Update from The Real Estate Board of Greater Vancouver for April 2012

Video Market Update from The Real Estate Board of Greater Vancouver for March 2012

Video Market Update from Real Estate Board of Greater Vancouver