There are many professionals you’ll encounter during the purchase and sale of your home, the top of the list typically includes your REALTOR® and a real estate lawyer.

Real estate lawyers are responsible for ensuring the transaction is in your best interest and clear of any legal issues. They help stickhandle everything from leading the title search and registration process, providing title insurance and drawing up mortgage documents, to prepping the deed and statement of adjustments, and ultimately handing you the keys to your new home. 

We spoke with a real estate lawyer to get answers to the most common questions about why and what they do.

When do you need a real estate lawyer?

Both buyers and sellers should work with a real estate lawyer as soon as their casual home search becomes more serious. 

Jeffrey Kahane, a real estate, wills, and estates lawyer with Kahane Law Office in Calgary, Alberta, encourages buyers and sellers to consult a lawyer “as soon as they have any questions or concerns.” 

“We prefer—and don’t charge more—to get called on when people have questions so we can ensure the contract properly protects them,” Kahane says, adding they “typically don’t get called upon until the contract is firm, but we are happy to help at any stage to ensure things run smoothly for our clients.” 

How do you choose a real estate lawyer?

There are a few factors to consider when you’re ready to choose a lawyer. Having a few screening questions in mind could help you decide which lawyer or firm to use:

• How long have they been practicing real estate law in their respective province?

• Will they be working alone or with a team?

• How will they be billing you?

• How long will it take to get things moving? 

• Can they provide references?

Your REALTOR® can provide a list of contacts they trust and have worked with before, to help narrow down your search, but you’re not obligated to use their recommendation.

How much does a real estate lawyer cost? 

Lawyer fees will vary depending on the firm, how they charge (flat rate or hourly), and any disbursements incurred. Disbursements are the costs associated with title searches, any photocopies made, or anything else the lawyer does with a cost attached to it. Lawyer fees are what you pay for the lawyer’s actual time. According to Canadian Lawyer Magazine, Canadians can expect to pay anywhere from $700 to $2,000 (again, depending on your situation) in fees and disbursements during the entire process. Their payment will be required at the end of the closing process.

What do real estate lawyers do for buyers and sellers?

Lawyers can represent both the buyer and the seller, “but both parties have to agree, ensuring there is full disclosure between buyer and seller,” shares Kahane.

Why Buyers Need Lawyers

When it comes to what real estate lawyers do for buyers, Kahane explains they “draft purchase documents and the mortgage, as well as get funds from the lender, ensure there are no debts associated with the property, and facilitate payment for the property.” He adds “it’s also our job to ensure the survey complies with the contract.”

Real estate lawyers are required no matter what kind of property you’re buying. New build, resale, condo, freehold, land, commercial—a real estate lawyer will help ensure you receive a fair, legal contract. 

New builds

When purchasing a new build, your real estate lawyer will review your Agreement and Purchase of Sale, which typically includes Statement of Critical Dates, conditions, rights and obligations, occupancy, termination clauses, early termination conditions, and list of closing adjustments the vendor proposes. Your lawyer will also review clauses and conditions to see what can be negotiated, reviewed, or added for your benefit. They’ll also identify any hidden purchase restrictions, or anything that’s important to note before taking possession of your home. 

Buying land

When buying land, you’ll want to find a lawyer who specializes in property law. They’ll conduct a title search to make sure there aren’t any issues with the land you’re looking at, review your contract to make sure conditions are in your favour, ensure all zoning and land use regulations are compliant with any applicable laws, and will conduct an environmental assessment before purchasing a property to make sure all regulations are met. 

Condos

For condo purchases, real estate lawyers will review the Status of Certificate to make sure the reserve fund is healthy and identify whether any major repairs or renovations will be required in the near future, which could mean big costs coming up for all owners.

Joint tenancy

Your lawyer will also help understand the ins and outs of owning property with another person. There’s joint tenancy with rights of survivorship, which means if one owner dies, their share is passed on to the other owner—in this case, it doesn’t go through the deceased’s estate. There’s also tenancy in common, where each owner decides who will get their portion of the property should they pass away. A real estate lawyer will be able to help navigate how you want to manage your share of the property, if applicable.

Why Sellers Need Lawyers

In terms of supporting sellers, real estate lawyers similarly assist them in the smooth progress of the transaction. Kahane shares their role entails, “drafting sale documents and sending them to the buyers’ lawyer on trust conditions, payout debts on title, real estate commissions, and net funds to the client.” 

Why Lawyers Benefit Both Parties

“Without our involvement, lenders won’t simply hand the funds over to a buyer or seller—they require the security,” Kahane stresses, adding “including a lawyer is also the only way to ensure buyers get the property free of debts and the sellers get their money.” 

What do real estate lawyers do at closing?

While real estate lawyers are great resources throughout the entire buying and selling process, lawyers play an active role in the remittance at closing, ensuring money and asset transfers are done safely and successfully. 

“If there’s a problem on closing, the lawyer can try to resolve it between the parties,” shares Kahane. 

Remember, your REALTOR® is a great asset and can help connect you with a dependable real estate lawyer when you’re ready to sell or purchase a home. As they are an important component in the transaction as a whole, and particularly in the area of closing, relying on your REALTOR® to introduce you to a real estate lawyer can give you peace of mind that you’ll be connected with a reputable professional.

Courtesy Realtor.ca

The attachment many Canadians have to their family cottage runs deep. These properties often become central to family traditions and legacies, passed down from generation to generation. But with the recent capital gains tax changes, this treasured inheritance could come with a hefty price tag.

 The change and the concern

 Effective June 25, 2024, the capital gains inclusion rate increased from 50 per cent to 66.67 per cent, except for the first $250,000 of net gains per year for individuals and some trusts, which are included in taxable income at 50 per cent.

This change raises significant concerns for families owning cottages or other secondary properties. Property values have soared, and many Canadians face an unpleasant reality: passing down the family cottage might result in a sizeable tax burden for their heirs.

When I work with families concerned about wealth transfer, I’ve seen firsthand how the new rules have impacted planning strategies. One increasingly popular solution is permanent life insurance, particularly joint last-to-die policies, which can offer a tax-efficient way to pay the tax bill.

 Understanding capital gains taxation 

 When someone passes away, their assets, including real estate other than their primary residence, could be subject to capital gains taxes. Capital gains are calculated by subtracting the property’s adjusted cost base (which includes the original purchase price, eligible expenses and capital improvements) from its fair market value at the time of death.

With the new inclusion rate, two-thirds of that gain is now considered taxable income, less the first $250,000 of net gains. For a family cottage purchased or inherited decades ago and now worth millions, this could mean hundreds of thousands of dollars in taxes.

 The role of joint last-to-die life insurance

 For many of my clients with spouses or partners, permanent joint last-to-die life insurance has become the obvious answer to this problem. It’s a relatively affordable solution that allows couples to preserve the value of their assets while avoiding the need to sell properties that hold significant sentimental value.

These policies insure both spouses but pay out only after the second spouse passes away, which is when capital gains taxes on their assets typically become due. The tax-free death benefit from the policy can be used to cover the capital gains taxes, ensuring your client’s heirs aren’t left scrambling to find the funds.

 Strategy in practice 

 Let’s look at an example. John and Susan, a couple in their late 60s, had owned a cottage in Muskoka for more than 30 years. It was their dream to pass the cottage down to their two adult children, who grew up spending summers there and now have children of their own who are forming cottage memories. 

The property, originally purchased for $300,000, now has a fair market value of $2 million. When John and Susan learned about the 2024 changes to the capital gains tax rules, they were shocked by the serious tax burden this would create for their children.

• Since the property appreciated by $1.7 million, the estate would be responsible for paying capital gains tax on this unrealized gain upon the second parent’s death. 

• The first $250,000 of the gain would be subject to a 50 per cent inclusion rate. For the remaining $1.45 million, 66.67 per cent would be included in taxable income.

• The total taxable capital gain would be approximately $1.1 million, resulting in an estimated tax bill of over $580,000, assuming Ontario’s highest marginal tax rate of 53.53 per cent.

This staggering amount could force their children into selling the beloved cottage to cover the taxes — something John and Susan are determined to avoid.

Working with their insurance advisor, John and Susan purchased a joint last-to-die life insurance policy with a death benefit of $400,000, intended to cover the bulk of the anticipated tax liability. 

The peace of mind from this type of planning is invaluable. Now, John and Susan can focus on creating more memories at the cottage, knowing it will remain in the family for future generations to enjoy.

 Review your estate plan

 The capital gains inclusion rate increase is a wake-up call for many Canadians. 

Life insurance is not only a way to preserve their legacy, but also a financial tool that can prevent asset liquidation during a difficult time for families. Joint last-to-die permanent life insurance policies are more affordable than individual coverage and couples can typically secure a policy even if only one spouse is insurable. It’s often the best option for long-term estate planning.

By planning proactively, your can safeguard your family’s future and ensure that cherished assets like the family cottage are passed on as a legacy — not a liability.

Courtesy of Real Estate Magazine

The Bank of Canada today reduced its target for the overnight rate to 3¾%, with the Bank Rate at 4% and the deposit rate at 3¾%. The Bank is continuing its policy of balance sheet normalization.

The Bank continues to expect the global economy to expand at a rate of about 3% over the next two years. Growth in the United States is now expected to be stronger than previously forecast while the outlook for China remains subdued. Growth in the euro area has been soft but should recover modestly next year. Inflation in advanced economies has declined in recent months, and is now around central bank targets. Global financial conditions have eased since July, in part because of market expectations of lower policy interest rates. Global oil prices are about $10 lower than assumed in the July Monetary Policy Report (MPR).

In Canada, the economy grew at around 2% in the first half of the year and we expect growth of 1¾% in the second half. Consumption has continued to grow but is declining on a per person basis. Exports have been boosted by the opening of the Trans Mountain Expansion pipeline. The labour market remains soft—the unemployment rate was at 6.5% in September. Population growth has continued to expand the labour force while hiring has been modest. This has particularly affected young people and newcomers to Canada. Wage growth remains elevated relative to productivity growth. Overall, the economy continues to be in excess supply.

GDP growth is forecast to strengthen gradually over the projection horizon, supported by lower interest rates. This forecast largely reflects the net effect of a gradual pick up in consumer spending per person and slower population growth. Residential investment growth is also projected to rise as strong demand for housing lifts sales and spending on renovations. Business investment is expected to strengthen as demand picks up, and exports should remain strong, supported by robust demand from the United States.

Overall, the Bank forecasts GDP growth of 1.2% in 2024, 2.1% in 2025, and 2.3% in 2026. As the economy strengthens, excess supply is gradually absorbed.

CPI inflation has declined significantly from 2.7% in June to 1.6% in September. Inflation in shelter costs remains elevated but has begun to ease. Excess supply elsewhere in the economy has reduced inflation in the prices of many goods and services. The drop in global oil prices has led to lower gasoline prices. These factors have all combined to bring inflation down. The Bank’s preferred measures of core inflation are now below 2½%. With inflationary pressures no longer broad-based, business and consumer inflation expectations have largely normalized.

The Bank expects inflation to remain close to the target over the projection horizon, with the upward and downward pressures on inflation roughly balancing out. The upward pressure from shelter and other services gradually diminishes, and the downward pressure on inflation recedes as excess supply in the economy is absorbed.

With inflation now back around the 2% target, Governing Council decided to reduce the policy rate by 50 basis points to support economic growth and keep inflation close to the middle of the 1% to 3% range. If the economy evolves broadly in line with our latest forecast, we expect to reduce the policy rate further. However, the timing and pace of further reductions in the policy rate will be guided by incoming information and our assessment of its implications for the inflation outlook. We will take decisions one meeting at a time. The Bank is committed to maintaining price stability for Canadians by keeping inflation close to the 2% target.

Information note

The next scheduled date for announcing the overnight rate target is December 11, 2024. The Bank will publish its next full outlook for the economy and inflation, including risks to the projection, in the MPR on January 29, 2025.

Courtesy The Bank of Canada

Buying a home can be a complex financial journey. If you plan to get a mortgage, you’ll hear about the need for a down payment, but your REALTOR® will also mention a deposit.

Are these two terms the same? Let’s clarify the difference between a deposit and a down payment and their impact on your path to homeownership. Whether you’re a first-time buyer or looking to refine your strategy, grasping these concepts will help you make informed decisions and succeed in the housing market. Let’s dive in! 

What is a down payment? 

A down payment is the amount of money a buyer must provide independently of the mortgage loan. Sources for a down payment can include: 

• Savings 

• Investments 

• Gifts from family*

• Borrowed funds** 

Note: If using gifted funds, the lender requires a gift letter. The funds should first be deposited into the buyer's account before being used as a deposit or down payment. Inheritance funds come with different requirements that depend on the lender.

*Note: In some cases, lenders may allow borrowing against personal lines of credit or other properties. 

How much should I save for a down payment? 

In Canada, most lenders require a down payment of 20 per cent of the purchase price. However, insured mortgages allow for down payments as low as 5 per cent. While the minimum down payment is 5 per cent, lenders typically expect an additional 1.5 per cent saved to cover legal fees and other associated costs, including: 

• Appraisal fees 

• Home inspection fees

• Title insurance 

Why do I need to give a deposit when making an offer? 

A deposit is not the same as a down payment and usually doesn’t constitute the entire down payment amount. It serves as a security measure for the seller, ensuring that if the buyer does not complete the purchase, the seller is compensated for their potential loss. In short, your deposit signals to the seller that your offer is serious. 

Does my deposit count toward my down payment? 

Yes, it does. However, the lender will need to track a 90-day history of where the deposit originated in addition to the down payment. For instance, the lender will request 90-day bank statements from the account where the deposit is held. They will need to see a record of the deposit leaving your account (as part of the down payment) and a record of the selling brokerage receiving the deposit. 

How does my deposit contribute to my down payment? 

When your file is conveyed at the law office, the lawyer will request the deposit from the seller’s brokerage. This deposit will then be included in the total purchase funds.

Now that we've clarified the differences between down payments and deposits let’s explore some scenarios, starting with Ideal Camille.

Scenario 1: Ideal Camille

Imagine Ideal Camille, who, with the assistance of her REALTOR®, finds a home listed at $400,000. For a 20 per cent down payment, Camille has saved $80,000 for which she can provide her lender with a 90-day transaction history. She is pre-approved for a mortgage to finance the remainder of the purchase.

To strengthen her offer, Camille and her REALTOR® include a $20,000 deposit. Once the seller accepts the offer, Camille delivers the deposit to the seller’s brokerage and receives a Receipt of Funds, she then provides her lender with confirmation that the deposit has been received by the listing brokerage. This ensures the lender recognizes that $20,000 will be applied to her $80,000 down payment.

Scenario 2: Gift Cliff

Not every transaction is as straightforward as Ideal Camille’s. Take Gift Cliff, who is eager to purchase a $300,000 home. He receives a $15,000 down payment gift from his father, which is only 5 per cent of the purchase price, necessitating an insured mortgage. Excited about the home, Cliff instructs his REALTOR® to include the entire $15,000 as a deposit in his offer.

Once his offer is accepted, the $15,000 deposit is sent to the selling brokerage. Cliff must inform his lender that his down payment will come from this deposit and advise that the deposit was received by the listing brokerage. He also communicates to his lender that the deposit was a gift from his father, prompting the lender to request a gift letter and outline the necessary details for the letter. 

Down payment and deposit pro-tips: 

1. If any portion of your deposit or down payment is a gift or borrowed, consult your mortgage broker regarding the lender's policies on these funds. Some lenders accept gifted funds from anyone, while most require them to be from a direct family member.
   
   

2. Lenders are becoming stricter about tracking the source of funds for down payments. Be prepared to provide at least 90 days of financial history for all funds used for your deposit and down payment.
   
   

3. Avoid transferring large sums in and out of the account, instead holding your down payment during the purchasing process. Any large transfers must have complete records detailing where the money came from, where it’s going, and why. Due to Canada’s strict anti-money laundering policies, it's essential to maintain clear documentation of transactions. The best practice is to keep your down payment in a separate account designated solely for your home purchase. 

Courtesy CREB

Your heating, ventilation, and air conditioning (HVAC) system is the heart of your home. That’s why it’s important to make sure it’s in top working condition throughout the year. 

Luckily, whether you’re an experienced DIYer or just looking for a few tips, there are some easy and inexpensive things you can do in the short, medium, and long term to keep your HVAC system happy and healthy.

The importance of maintaining your system 

“Most of us use our furnace or air conditioner almost every day,” says Ben Sauve, owner of Sauve Heating & Air Conditioning in Prescott, Ontario. “Regular maintenance can extend the life of your HVAC system, improve your indoor air quality, lower your energy bills, and keep your system running smoothly in every season.”

Not maintaining your HVAC system properly could also void your manufacturer’s warranty, warns Nicholas Perreault, Maintenance and Warranty Coordinator with Presidential Ventilation in Mount Uniacke, Nova Scotia.

“Most manufacturer warranties require HVAC systems to be maintained annually,” he explains. “Not maintaining your system properly may void your warranty, and end up costing you more.”

Short-term maintenance tips (weekly, monthly, bi-monthly)

But what does maintaining your HVAC actually involve? In the short term—on a weekly, monthly, or bi-monthly basis— you can maintain your HVAC system by carrying out simple tasks like:

• checking smoke and carbon monoxide detectors monthly;

• check your air filters monthly, and replace as needed;

• keeping indoor vents and registers clear of clutter, and making sure your registers aren’t accidentally pushed closed;

• vacuuming or brushing off registers, vents, and outdoor HVAC units every few weeks to remove dust or debris, and leaving at least two feet (60 centimetres) of clearance around outdoor air conditioning units and heat pumps; and

• monitoring your monthly energy bills to watch for any spikes in consumption that could indicate a problem.

“The most important thing you can do to keep your HVAC system working well is replace the air filter when it gets dusty,” Sauve says. “Dirty filters restrict airflow, which makes your HVAC system work harder and consume more energy.”

When buying a new filter, Perrault recommends getting a high-quality wired mesh filter with a high Minimum Efficiency Reporting Value (MERV) rating. The MERV rating tells you how well the filter traps the tiny particles that can clog your system and impact your air quality.

“The best MERV rating for a residential home generally falls between eight and 13,” he says. “That provides a good balance between air filtration and system efficiency.”

Medium-term maintenance tips (yearly)

Over the medium term—think yearly rather than monthly— several other issues can pop up that will need attention. To avoid unnecessary breakdowns or repairs:

• invest in a programmable thermostat;

• clean your air conditioner’s evaporator coil and drain line yearly before the heat sets in;

• check your heating system once a year for leaks, and seal any gaps around windows, doors, and ductwork; and

• hire an HVAC professional to inspect your entire system once or twice a year to prevent serious problems before they occur.

“After high winds or snowstorms, it’s also a good idea to make sure the outside vents aren’t blocked or damaged,” Sauve adds. “Same goes for your gas meter, propane tanks, and oil tank pipes.”

Maintenance tips for the long term (every two years or so)

Lastly, to help keep your energy bills low and your HVAC system running well over the long run:

• have your furnace gas line inspected by a professional every few years;

• have your ducts inspected and cleaned by a reputable provider (be leary of unsolicited phone calls) every two to three years, and after any large renovations;

• if your HVAC system is 15 to 25 years old (or older), consider upgrading to a more modern system before it breaks down; and

• when it comes time to buy a new system, ask questions about energy efficient options available to you and suitable for your home and lifestyle – like a heat pump.

“Heat pumps are approximately 350% efficient and can save hundreds of dollars per year on your energy costs,” Sauve says. “When installed properly, they heat and cool your home regardless of the outdoor temperature.”

Perrault also recommends setting your thermostat at a temperature that’s comfortable all year round, and then leaving it alone. 

“Temperature swings of more than two degrees make the system work much harder,” he explains. “So the less you play around with the thermostat, the fewer problems you’ll have.”

Warning signs of trouble 

Even the best-maintained system will eventually run into problems. The key is to take care of them as soon as possible.

“Ignoring a problem will only make things worse,” Sauve says. “It can also make other components work harder or become more difficult to repair.”

You can spot most issues just by keeping your eyes and ears open. For instance, common warning signs of potential trouble with your HVAC system include:

• reduced airflow;

• uneven heating and cooling;

• strange noises or smells coming from the system;

• frequent cycling (the system turning itself off and on);

• difficulty keeping your home warm in the winter or cool in the summer; and

• sudden increases in your monthly utility bills.

“If you’re not warm in the winter or cool in the summer, there’s likely something wrong with the HVAC,” Sauve explains. “If you hear different noises or smell new smells, that’s a good indication something’s wrong. If you see black, sooty marks around inside or outside vents, call your HVAC company immediately.”

How to troubleshoot common problems 

Most HVAC issues are better left to a professional. But there are a few things you can try on your own. For example, if your system isn’t working efficiently:

• clean or replace your air filter;

• make sure the vents and registers aren’t obstructed;

• check if the furnace has power. Check the furnace switch and if the breaker/fuse needs to be reset; and

• make sure the thermostat is turned on and set properly, and replace the batteries if needed.

Know when to call a professional 

No matter how handy you are, every homeowner should know when it’s time to call in the professionals.

“Ninety-nine per cent of HVAC issues should be looked at by a certified technician,” Perrault says. “Playing with a complex digital HVAC system could cause even more damage. Contacting the company that installed your system is always a better option than trying to troubleshoot it yourself.”

Sauve says he couldn’t agree more. “If it’s more than cleaning the vents or changing filters or batteries, leave it to the pros,” he notes. “Even if the furnace isn’t giving heat, there are electrical dangers to be wary of. So put safety first, and pick up the phone before you pick up your toolbox.”

Courtesy Realtor.ca

Alberta is calling. At least, that’s the message the province has been trying to send out to the rest of the country for the last two years. The campaign is a push to bring skilled talent to the province from other parts of the country, primarily British Columbia and Ontario. The most recent phase of the campaign offers a refundable tax credit to skilled tradespeople who help build the province’s housing and infrastructure.

And, it seems to be working. Since 2021, the province’s population has grown significantly, both in major cities like Calgary, and in more rural parts as well. This means demand on the real estate market is  increasing, while supply hasn’t changed much.

What’s happening in Alberta now?

The growth in Alberta has been noticeable. Brad Mitchell, CEO of the Alberta Real Estate Association notes “we have the highest migration in any of the provinces.” From April 1, 2023 to April 1, 2024, Alberta’s population grew at a rate of 4.41%, according to the provincial government. Alberta gained about  50,000 new residents in the span of the first few months of 2024.

British Columbia and Ontario have been the strongest sources of migration, although Mitchell adds there was a substantial influx of Ukrainian immigrants following the start of the war in that country, with much of Alberta maintaining strong Ukrainian roots. While the federal government primarily drives international immigration, Alberta has led the interprovincial migration efforts. 

On Episode 51 of the Canadian Real Estate Association’s REAL TIME podcast, Ann-Marie Lurie, a chief economist with the Calgary Real Estate Board, explained the challenges this can bring to the market.

“Our market has been performing very differently than what you’re seeing in some other major markets in the country,” she said. “We’ve seen extremely strong demand, we have limited supply, we’re in seller market conditions, and we’ve had strong price growth. This has been happening all the while, while we have very strong or very high interest rates.”

Real estate can still be significantly more affordable in Alberta compared to other parts of the country, with median house prices half the price tag seen in Toronto or Vancouver. Yet with a limited supply, and higher than usual interest rates (even though interest rates are on the decline lately) making homeowners nervous to sell, it means newcomers to Alberta are now having to pay more than they might have expected. 

What’s next for Alberta?

Mitchell notes across the province there has been high demand on lower-cost housing, particularly under $450,000. Lurie agrees, saying on the podcast “it hasn’t necessarily entirely curbed our demand, but we have seen that shift towards more affordable product. What we could start to see happen is a pickup in some of the higher-end product in our market as rates start to come down.”

While Mitchell notes population growth is a good thing for the economy, and helps diversify and strengthen the province as a whole, it does require planning to adequately address supply challenges. 

For Lurie, that includes addressing land development to keep up with growth. 

“We’ve seen land costs rise significantly, especially when there have been some boundaries placed on new development within the city limits and outside of our city. Those are things that we’re looking at on a policy basis,” she added. 

Ultimately, municipal and provincial governments will need to work together on a plan to continue to bring this growth forward.

A unique market

“I think it’s going to be very important for both buyers, sellers, and REALTORS® to really understand some of the dynamics within our market,” Lurie said, stressing there are some major differences in Alberta from other parts of the country. “Again, what we’re seeing [compared to the rest of the country] is very differing trends in the lower price ranges, and different product types, and as well as by location.”

Mitchell echoes this sentiment, emphasizing that even though prices are climbing, Alberta may continue to be an attractive option for those looking to re-settle from across the country.

Courtesy Realtor.ca

Rising sales in the upper price ranges were not enough to offset the pullback occurring in the lower price ranges, as sales in September were 2,003, 17 per cent below last year's record high. Despite the decline, sales this month were still over 16 per cent higher than levels traditionally achieved in September.

“We are starting to see a rise in new listings in our market. However, most of the listing growth is occurring in the higher price ranges,” said Ann-Marie Lurie, Chief Economist at CREB®. “While demand has stayed strong across all price ranges, the limited choice for lower-priced homes has likely prevented stronger sales in our market. While the challenges in the lower price ranges are not expected to change, improved supply combined with lower lending rates should keep demand strong throughout the fall, but without the extreme seller market conditions that contributed to the rapid price growth earlier this year.” 

New listings in September rose to 3,687 units, the highest September total since 2008. This rise in new listings compared to sales did support some inventory growth. September inventory levels pushed up to 5,064 units, nearly double the exceptionally low levels reported in the spring, but remain below the 6,000 units we typically see in September.

Improving inventory levels compared to sales is continuing to shift our market toward more balanced conditions. In September, the months of supply reached 2.5 months. While this is a gain over last year’s record low, conditions are still tilted in favour of the seller.

Additional supply in the market has taken some of the pressure off home prices over the past few months, following stronger-than-expected gains throughout the spring. In September, the unadjusted benchmark price was $596,900, slightly lower than last month but over five per cent higher than last year’s levels. Year-over-year gains ranged from nearly nine per cent growth for detached homes to nearly 14 per cent gains in the apartment condominium market. The gains for each property type outpaced the growth in total residential prices, mostly due to the shifting composition of sales.

Detached

The nine per cent growth in sales over $700,000 was not enough to offset the steep pullbacks reported for homes priced below $600,000, causing September sales to total 942 units, a 17 per cent decline over last year. Improved sales for higher-priced homes were possible thanks to rising new listings, as that segment of the market is starting to demonstrate more balanced conditions for homes priced above $700,000.

As of September, the unadjusted detached benchmark price was $757,100, a slight decline over last month, but nearly nine per cent higher than levels reported last year. It is not unusual to see some monthly adjustments in the fall, especially following stronger gains in the spring. With tighter conditions being experienced for lower-priced products, price growth has also ranged within the detached sector. The North East and East districts continue to report the largest year-over-year price gains.

Semi-Detached

September reported 299 new listings and 182 sales, causing the sales-to-new listings ratio to trend up over last month to nearly 61 per cent. Despite the gain over the past several months, the improvements in new listings relative to sales have supported rising inventory levels. However, with less than 400 units available, inventory levels remain nearly 33 per cent below long-term trends for September. 

Like the other property types, recent gains in new listings are causing the months of supply to improve over last year's levels. However, with just over two months of supply in September, conditions continue to favour the seller. Following strong gains in the spring, in September, the unadjusted benchmark price eased slightly over last month, but at a price of $678,400, levels are over nine per cent higher than last year at this time.

Row

Over 600 new listings came onto the market in September, where over 70 per cent of the new listings were priced above $400,000. While new listings improved across most districts, 34 per cent of the new listings were in the North and South district, likely a reflection of the new home activity occurring in those areas. Sales in September totalled 377 units, slightly lower than last year's levels.

Inventories in September rose to 747 units, a significant improvement over the previous two years, but still below long-term trends. Nonetheless, the rise in inventory relative to sales did cause the months of supply to increase to nearly two months. Conditions continue to favour the seller, but improved choice did slow the pace of price growth. The unadjusted benchmark price in September was $459,200, 10 per cent higher than September 2023 levels.

Apartment Condominium

Strong gains in new listings continued into September, with 993 units entering the market. At the same time, sales dropped to 502 units, causing the sales-to-new listings ratio to drop to 50 per cent and inventories to rise to 1,623 units. Of the inventory in the market, over 72 per cent was priced above $300,000, a significant shift compared to last year, where less than 58 per cent of the listings were above that range. 

Gain in supply compared to sales caused the months of supply to rise to 3.2 months, the highest level seen since the end of 2021. Improving supply in the new home market is likely contributing to the rise in supply and has taken some of the pressure off home prices. In September, the unadjusted benchmark price was $345,000, 14 per cent higher than last year at this time. Year-to-date prices are still averaging a year-over-year gain of 17 per cent.

REGIONAL MARKET FACTS

Airdrie

Thanks to a boost in new listings relative to sales, inventory levels trended up in September, reaching 349 units, an improvement over the persistently low levels reported over the previous three years. With 151 sales in September, the months of supply rose to 2.3 months. While conditions still favour the seller, it is a significant improvement over the under two months of supply that has persisted since the start of 2021.

Improved supply choice has taken some of the pressure off home prices. However, with an unadjusted benchmark price of $551,000 in September, prices are nearly seven per cent higher than last year. 

Cochrane

Over the past few months, easing sales did not offset earlier gains, as year-to-date sales were nearly six per cent higher than last year. However, like other areas, new listings in Cochrane have been on the rise, and the 50 per cent sales-to-new listings ratio this month helped support a gain in inventory levels. With 174 units in inventory and 58 sales, the months of supply in September rose to three months, the first time it has reached three months since the end of 2020.

While supply levels are improving, they remain well below long-term trends. Nonetheless, the gain prevented any further upward pressure on home prices this month. In September, the unadjusted benchmark price was $578,300, similar to last month but nearly nine per cent higher than last year.

Okotoks

A boost in new listings compared to sales supported inventory gains. While inventory levels have trended up over the past three months, the 106 units still represent exceptionally low levels for the town. 

The months of supply reached two months in September, something we have not seen consistently since early 2021. While this is a significant improvement from levels seen in the spring, conditions still favour the seller. The unadjusted benchmark price in September reached $630,300, nearly one per cent higher than last month and nine per cent higher than levels reported last year. 

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