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What’s hot What’s Not – Vancouver Westside – Single Family for Nov 2017

- Westside single fam market transitioned to a buyer’s market

- Median Prices are at still at their highest at $3.79M.

- Inventory is dropped a little between Sept and Oct.

- Number of sales are up slightly. Not sure if it is a trend. Previous 4 months trended toward decreasing prices.

- 108 homes sold in Oct

- Inventory is at 757 sf homes available 14% S.R.

What’s Hot (21% or more for a SR)

- which strongest - Mackenzie Heights

- 8 / 28 homes sold 29% sr Consistently does well

- price point strongest & fav sellers

- $1.75M - 2.25M        10 / 10        100% sr affordable ;)

What’s not hot (14% or less for a SR)

- SW Marine Dr 4 / 41 - 10% sr

- Southlands 4 / 39 sold - 10% sr

- which price category

- anything over $4.5M - buyers market -  379 homes priced over $4.5M  - 30 sold. 8% sr. anything under 14% is a buyers market

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Get Home Sales Here:https://davidsetton.com/market-updates.html
What’s hot in the Kitsilano Single Family for Sept 2017
- The Van Westside Single Fam market is balanced. We’re not favouring buyers or sellers
- Kitsilano has usually does better than the rest of the Westside. Holds true rest fav. buyers.
- only 7 Homes sold in Kits last mo.
- least expensive home sold for $1.9M. which would have bought a revenue property on Macdonald - most expensive sold for $12M for a small waterfront home on a small lot near Jericho.
- 46 homes were available and on the market in Kits in June so to have 7 sales puts us in a balanced market at a 15% sr
- Sold values in Kits are at med price of $2.5M lower than the median price for a home in the Westside - now at $3.6M.
If you like to take a look at these sales, I have a new package you can download at the link below map locating them and photos

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Get 5 home sales here: 

https://davidsetton.com/market-updates.html

 

What’s hot in the Kitsilano Single Family for August 2017

- The Van Westside Single Fam market is favouring buyers.  Buyer’s Market

- Kitsilano has usually does better than the westside in general, but not in July

- only 5 Homes sold in Kits last mo.

- least expensive home sold for $2.33M. which would have bought a 102 yr old hm at 11th Ave and Collingwood - most expensive sold for $4.1M for a multifamily zoned 4,000 sqft piece of land at Maple and 6th Ave

- 51 homes were available and on the market in Kits in June so to have 5 sales puts us in a buyer’s market at a 10% sr

- Sold values in Kits are at med price of $3.5M lower than the median price for a home in the Westside - now at $3.8M.

If you like to take a look at these sales, I have a new package you can download at the link below map locating them and photos


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Get Statistics package here: https://davidsetton.com/market-updates.html

What’s hot What’s Not – Vancouver Westside – Single Family for Aug 2017

- Westside single fam market transitioned from a balanced market in June to a buyers market in July

- Median Prices are up almost $1M from Jan this yr.

- Inventory is up and number of sales are down. Should put downward pressure on prices in the next few mo.

- only 72 homes sold in July - down 36% from June

- Inventory is at 705 sf homes available

- 72 sold homes / 705 homes available 10% sales ratio (s.r.)

What’s Hot (21% or more for a SR)

- which strongest - Oakridge

- 7 / 12 homes sold 58% sr - some of these were land value as part of rezoning / land assembly

- price point strongest & fav sellers

- $2.25M - 2.5M        5 / 17        29% sr

What’s not hot (14% or less for a SR)

- SW Marine Dr 2 / 43 - 5% sr

- Shaughnessy 4 / 86 sold - 5% sr

- which price category

- anything over $4.5M - buyers market -  365 homes priced over $4.5M  - only 18 sold. 11% sr. anything under 14% is a buyers market


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Get your Statistics here:https://davidsetton.com/market-updates.html
What’s hot What’s Not – Vancouver Westside – Single Family for April 2017
- Westside single family market has moved from a buyer’s market in January to a balanced in March
- Median Prices jumped up 22% in 2 months to $3.5M
- 95 homes sold in March
- doesn't sound like a lot, but only 532 homes were available
What’s Hot (21% or more for a Sales Ratio (SR))
- In Jan, not one neighbourhood was favouring sellers. In March, 9 neighbourhoods favouring sellers
- which areas are strongest - Arbutus and Dunbar
- Dunbar 23 / 62 sold 37% sales Ratio 21% or more
- Arbutus 6 / 20 sold 30% sales ratio
- price point strongest & favouring sellers
- $2.00M - 2.25M 4 / 8 50% sr
What’s not hot (14% or less for a SR)
- South Granville 5 / 70 - 7% sr
- Shaughnessy 3 / 61 sold - 5% sr
- which price category
- anything over $4M - buyers market - 202 homes priced over $5M - only 16 sold. 8% sr. anything under 14% is a buyers market

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Download Report Here:https://davidsetton.com/market-updates.html

What’s hot What’s Not – Vancouver Westside – Single Family for March 2017

- Westside single fam market has moved from a buyer’s market in Jan to a balanced in Feb

- Median Prices jumped up 10% in 1 mo. to $3.1M

- 93 homes sold in Feb

- doesn't sound like a lot, but only 544 homes were available

What’s Hot (21% or more for a SR)

- In Jan, not one neighbourhood was fav sellers.  In Feb, 4 neighbourhoods fav. sellers

- Num of sold homes are up 151% in 1 mo.!

- which areas are strongest - Kits and PT Grey

- Kits 15 / 36 sold 42% sales Ratio 21% or more

- special report on kits - link above

- price point strongest & fav sellers

- $2.25M - 2.5M          10 / 10          100% sr

What’s not hot (14% or less for a SR)

- South Granville 5 / 67 - 7% sr

- Shaughnessy 2 / 68 sold - 3% sr

- which price category

- anything over $4.5M - buyers market -  212 homes priced over $5M  - only 8 sold. 4% sr. anything under 14% is a buyers market


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Download Statistics:

https://davidsetton.com/market-updates.html

 

What’s hot What’s Not – Vancouver Westside – Single Family for Feb 2017

- Westside is definitely fav buyers

- Median Prices dropped dramatically between Dec of last year and Jan of this year.  

- only 37 sing fam homes sold in Jan

- last time i saw so few sales after the financial crisis in Oct/Nov 2008

- supply is still low at 537 homes

- difference in Oct 2008 we had 1015 listings

What’s Hot (21% or more for a SR)

- Not one neighbourhood is favouring sellers

- Strongest market was Point Grey 9 / 56 -  bal

- which price categories favouring sellers

- $2M - 2.25M          2 / 9          22%

- $2.25M - 2.75M     10 / 33      30%

What’s not hot (14% or less for a SR)

- South Granville 1 / 67 - 1% sr

- Shaughnessy 2 / 62 sold - 3% sr

- which price category

- anything over $2.75M - buyers - 208 homes priced over $5M  - only 5 sold - ironic.

My take download


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Get Statistics Specific to Your Neighbourhood:

https://davidsetton.com/market-updates.html

 

The Vancouver Westside Single Family Market has changed.  We have a 15% tax on foreign buyers.  We have a vacancy tax to homes that are not occupied. We have very few sales and little inventory.  We have high city assessed values because assessments were do in July last year and they are no longer relevant.  This gives sellers high expectations on the price of their homes.  We have changing rules around mortgages and lenders are stress testing mortgages by looking more closely at income.  It is no longer enough to have a large down payment.


Sellers are holding on to a past construct where buyers will come no matter what they price their homes at.  This has worked in the past because market values eventually caught up with the sellers prices.  Some realtors are doing a poor job educating their clients on market values and think it is enough to just take a listing at any price and put up a sign on the property to sell a home.


Here is my take on how Sellers could deal with this changed market and the 3 things that I would suggest:


  1. Now more than ever, it is important to price your home as accurately as possible right from the start.  Remember, because market values is not longer rising, sellers should try to get under the market and price at or a little bit lower than the last comparable sale.  If a seller wants to try a higher price, they should be willing to adjust price within 2 to 3 weeks of the listing hitting the market if an offer is not received.

  2. Be willing to look at offers that are subject to the sale of another home.  The Vancouver Westside Single Family Market has essentially stalled.  Seller’s are hesitant to list their homes on the market, because they can’t find something suitable to buy due to the lack of inventory. Buyers are hesitant to buy because their is little choice and they don’t know where the values are because there are very few sales.  A subject to sale offer solves these issues by giving a buyer certainty that they will have time to sell before buying.  That being said before accepting a subject to sale offer, make sure that the buyer has their home priced accurately.

  3. Take a deposit upfront.  In the past when a subject offer is made the deposit would be due on subject removal.  If a seller wants to know if a buyer is serious about buying their home, take $10,000 - $15,000 as a deposit as soon as the offer is accepted.  Although this money would typically be refundable if subject conditions are not removed, it makes the buyer go through the process more seriously and as a seller you are much more likely to the subject conditions removed.  If anything psychologically it makes the buyer more committed to moving forward with the purchase.


If you are interested in learning more about the Westside Single Family Market or other markets in Metro Vancouver, I have a great stats package for both condos and single family homes for all areas including Richmond, East Vancouver, North Vancouver, West Vancouver.  You can download this package of information by clicking on the link in the description.


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Special Report - Vancouver Detached Single Family Homes Westside - Impact from Foreign 15% Tax
- take a few minutes to how new 15% tax introduced Aug 2nd has impacted single family market in Vancouver Westside
- look at 3 variables see how changed since tax introduced and since this time last year.
1) inventory, 2) # sales 3) Sale Price
1) Inventory: here is the challenge for buyers in the Westside - inventory hasn’t really changed since Aug or this time last year. +/- 1%. This is why we will see prices haven’t moved much.
2) # Sales: Sales are actually up since Aug when the tax was intro. by 24% but when you look at Oct 2015 comp to now sales are dn 52%
3) Sale Price: down 9% comp to Aug this year, but we are still up 10% compared to Oct 2015.
Lots of stats! One last thing - strong seller’s market in Oct 2015 now market favouring buyers.
Information package Westside, North Vancouver, Richmond, Burnaby, Surrey, Coquitlam

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Get your information package here: https://davidsetton.com/market-updates.html

What’s hot What’s Not – Vancouver Westside – Single Family for Nov 2016
- The market in the Westside is favouring buyers
- Prices actually went up in October from $2.99m in Sept to $3.2m in October. The number of homes sold is less than ½ of the solds compared to October
- Only 78 homes sold last month. Down 66% from April (peak sales) of this year
- tricky - supply is low at 570 homes on market.
What’s Hot (21% or more for a SR)
- Mackenzie Heights
- 9 / 17 sold here - 53% sales ratio
- University area also strong - 6/ 12 sold - 50% sales ratio
- which price categories favouring sellers
- $2.25M - $2.5M - 12 / 26 sold 46% sales ratio
- $3m - $3.5M - 11 / 48 - 23% sales ratio
What’s not hot (14% or less for a sales ratio)
- South Granville 5 / 76 - 7% sales ratio
- Shaughnessy 6 / 67 sold - 9% sales ratio
- which price category

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Download you stats for your neighbourhood: https://davidsetton.com/market-updates.html

What’s hot What’s Not – Vancouver Westside – Single Family for Aug 2016

- For the first time in 2 years the Van Westside Single Fam market is no longer fav sellers.

- The market is now balanced - not fav buyer’s or seller's.

- Supply low at 587 homes on market. - market is changing only 108 sold dn 50% from April

- This has put dwn pressure on prices

- median price now $3.5M - $150k < June

What’s Hot (21% or more for a SR)

- Cambie & Kits. most active

- 10 / 32 sold in Cambie - 31% s.r.

- Kits - 13 / 43 sold - 30% s.r.

- which price categories favouring sellers

- $2M - $2.25M - 6 / 15 sold  40% s.r.

- $2.5m - $2.75M - 8 / 15 - 53% s.r.

What’s not hot (14% or less for a SR)

- SW Mar. Dr. (2 sold), University area 1 sld)

- which price category - high end 300 homes listed over $4.5m only 10% of them sold


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Get the 10 home sales from last month: https://davidsetton.com/market-updates.html

What’s hot in the Kitsilano Single Family for Aug 2016

The Van Westside Single Fam market is slowing and the market is now balanced

- 10 Homes sold in Kits for between $2.1M bought an 91 yr old 2,400 sf home on a small 2,000 sf lot all the way up to $5.15M for a 2015 built home on a 49 x 122 lot.

- 43 homes were available and on the market in Kits in July so to have 10 sales puts us on the edge of a seller’s market at a 23% SR (21% or greater)  

- Sold values in Kits are lower at $2.35M than the median price for a home in the Westside - now at a staggering $3.5M

If you like to take a look at these sales, I have a new package you can download at the link below map locating them and photos and details for each property. specialize ph num


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Download 15 Homes Sold Here: https://davidsetton.com/market-updates.html

What’s hot in the Kitsilano Single Family for July 2016

The Van Westside Single Fam market is strong and fav sellers and Kits is no exception.

- 15 Homes sold in Kits in June for between $1.565M bought you a 91 yr old small home on a 42’ x 54’ lot in up to $4.5M for a 11 yr old home built on a 50 x 125 lot.

- 40 homes were available and on the market in Kits in June so to have 15 sales puts us in a seller’s market at a 38% SR (21% or greater)  

- Sold values in Kits are lower at $2.7M than the median price for a home in the Westside - now at a staggering $3.7M

If you like to take a look at these sales, I have a new package you can download at the link below map locating them and photos and details for each property. specialize ph num 604-808-9796

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Download Statistics for Your Area: https://davidsetton.com/market-updates.html

What’s hot What’s Not – Vancouver Westside – Single Family for May 2016
- Continues to favour sellers. Median prices are at a record of almost $3.7m.
- Supply still very low at 557 homes on market. - market is changing only 152 homes sold last month down 30%
- eventually downward pressure on prices
What’s Hot (21% or more for a SR)
- Kerrisdale and MacKenzie Hights most active
- 14 / 30 sold in Kerrisdale - 47% s.r.
- MacKenzie Hights - 9 / 17 sold - 53% s.r.
- which price categories favouring sellers
- $2.5M - $2.75M - 12 / 15 sold 80% s.r.
- $3m - $3.5M - 26 / 51 - 51% s.r. few months ago this price band much stronger at 80% s.r.
What’s not hot (14% or less for a SR)
- Quilchena, Mount Pleasant, Shaughness - balanced market in these areas. 14 - 16% s.r.
- which price category - expensive homes price resistance - ex only 33 / 236 in the $5M+ cat


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Get your Statistics Package Here: https://davidsetton.com/market-updates.html

What’s hot What’s Not – Vancouver Westside – Single Family for May 2016

- Continues to favour sellers. Median prices seem crept up a little bit last month from $3.5m to almost $3.7m

- Supply still very low at 534 homes on market. 229 Sold

What’s Hot (21% or more for a SR)

- almost every area in the westside is fav sell

- Dunbar and Point Grey most active

- 42 / 52 sold in Dunbar - 81% s.r.

- Point Grey - 25 / 35 sold - 71% s.r.

- almost price category favouring sellers

- $2M - $2.5M - 25 / 38 sold  66% s.r.

- $3m - $3.5M - 42 / 49 - 86% s.r.

What’s not hot (14% or less for a SR)

- 1 area is weaker - Marpole - 8 / 48 sold

- all price bands are strong even $5m + price band is doing well 49 / 216 homes sold 23% sr


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Download 22 home sales here:https://davidsetton.com/market-updates.html
What’s hot in the Kitsilano Single Family for May 2016
The Van Westside Single Fam market is very strong and very much fav sellers and Kits is no exception.
- 22 Homes sold in Kits for between $2M bought you a 100 yr old home on a 40’ x 50’ in up to $5.78M for a 2013 built home in kits point on a 33 x 118 lot.
- 43 homes were available and on the market in Kits in April so to have 22 sales puts us in a strong seller’s market at a 51% SR (21% or greater)
- Sold values in Kits are lower at $2.84M than the median price for a home in the Westside - now at a staggering $3.69M
If you like to take a look at these sales, I have a new package you can download at the link below map locating them and photos and details for each property. specialize ph num

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Watch Video on Brochure: http://davidsetton.com/blog.html/professional-marketing-brochure-3597244

Watch Lifestyle Video: http://davidsetton.com/mylistings.html/videos-55331673

Marketing - Does it make a difference?

- I was holding an open house - realtor saw lifestyle video, brochure, floor plan, photography taken at twilight - building glowing

- asked me why are you doing all of this? The home is going to sell anyway.

- I answered him with a few questions.

- Do you think the home will sell for more money with proper marketing?

- Isn’t that our jobs as real estate agents representing sellers?

- If we can’t maximize the selling price of the homes we sell then why hire us?

- Most realtors do as little as possible to make the sale. More realtors hand out a b/w sheet of paper, they don’t hire a pro photographer, do a floor plan

- this brochure cost me $3 / brochure just to print!

- check it out follow the link, also below is an example of my last lifestyle video.


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Download your statistics package here:

https://davidsetton.com/market-updates.html

 

What’s hot What’s Not – Vancouver Westside – Single Family for Mar 2016

- Just when we thought….

- Continues to favour sellers. Median prices dropped slightly by $61k between Jan and Feb. Now median is $3.43M.

- Supply came up slightly from last month, but still very low at 547 homes on market. 224 Sold

What’s Hot (21% or more for a SR)

- almost every area in the westside is fav sell

- MacHeights and Dunbar most active

- 16 / 17 sold in MacHt - 94% s.r.

- Dunbar - 40 / 59 sold - 68% s.r.

- almost price category favouring sellers

- $2M - $2.25M - 14 / 13 sold  108% s.r. Sys can’t keep up

- $2.75m - $3M - 33 / 34 - 97% s.r.

What’s not hot (14% or less for a SR)

- 1 area is weaker - S. Cambie - 1 / 13 sold

- homes over $5m 191 homes in this price and only 29 sold (15% sales ratio - edge of a buyers

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Download 11 Sold Properties Here:https://davidsetton.com/market-updates.html

What’s hot in the Kitsilano Single Family for February 2016
The Van Westside Single Family market is very strong and very much fav sellers and Kits is no exception.
- 11 Homes sold in Kits for between $1.85M bought 33’ x 115’ land on 10th ave up to $4.180M for 1990 home on a 49’ x 122' lot
- 11 / 14 homes sold for over asking price
- 11 homes were available and on the market in Kits in January so to have 11 sales puts us in a strong seller’s market at a 79% SR (21% or greater)
- Sold values in Kits are lower at $2.75M than the median price for a home in the Westside - now at a staggering $3.5M
If you like to take a look at these sales, I have a new package you can download at the link below map locating them and photos and details for each property.

Read full post

Get your own statistics specific to your area:https://davidsetton.com/market-updates.html

What’s hot What’s Not – Vancouver Westside – Single Family for February 2016
- Continues to favour sellers. Median prices rose by $300k or 10% between Dec and Jan. Now median is $3.5M.
- Supply very low at 456 homes on market. 133 Sold
What’s Hot (21% or more for a SR)
- almost every area in the westside is favoring sellers
- Kits and Arbutus most active and great sales
- 11 / 14 sold in Kits - 79% s.r. (special report)
- Arbutus - 13 / 15 sold - 87% s.r. (mistake in video)
- almost price category favouring sellers
- $1.75M - $2M - 4 / 10 sold in this cat 40% s.r.
-$2.25m - $2.75M - 22 / 55 - 40% s.r.
What’s not hot (14% or less for a SR)
- 1 area is weaker - University - 2 / 15 sold
- homes over $5m 144 homes in this price and only 21 sold (15% sales ratio - edge of a buyers market)

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