If you live in Calgary you live with hail storms – it’s just a fact. The most recent hailstorm of the summer highlights the concerns from both a Buyer and a Seller perspective.

The issue really shows itself where a property has been sold, conditions have been waived, closing is some time in the future and there is significant hail damage (likely to the roof and to siding in most cases.)

The competing issues are obvious: the Seller has warranted to have the property in substantially the same condition as when the contract was signed but the Buyer isn’t really entitled to either a new roof of siding. The question is how to resolve these competing interests and what role does home insurance play in this?

The Buyer’s Concerns

If you are the Buyer, you certainly expect that any hail damage will be either repaired or will be in the process of repair prior to the closing. This is rarely the case where hail damage is involved. There are often countless properties and goods like cars involved and it means:
1. Insurance adjusters are swamped; and
2. The time for repairs is at a crawl due to so many situations to resolve.

A couple of principles guide this situation. First, the Seller does warrant that the property is in essentially the same condition as when it was purchased. This does obligate the Seller to give effect to the repairs either through insurance or through private contractors. The vast majority of cases are through insurance, however, insurance claims raise other concerns: the deductible to be paid and the question of depreciation. The deductible is clearly the obligation of the Seller but who covers the issue of depreciation?

Depreciation is a somewhat fictional estimate of the used life of something and the expected remaining life. A “25 year” shingle that has been installed for 20 years has, in the eyes of insurance, 5 years left or 20%. This sometimes has nothing to do with the real life of the roof left but is purely an accounting function.

The problem is that the insurance company may only pay 20% of the costs to replace that roof. Who pays the other 80%? When the house was purchased and an inspection showed an old roof did the Buyer really expect to get a brand new roof when hail happened? But, in the same vein, did the Buyer expect to have an invoice for 80% of a roof when they were stretched to their limits on the purchase? This is the legal dilemma that is faced – who is responsible for the potential depreciated value?

The Concerns for Sellers

The converse to the issue for the Buyer is what exactly are a Seller’s obligations to the Property? Clearly, the standard provisions do apply. It is also imperative that the Seller should immediately file a claim with their insurer to get the ball rolling.

However, from the Seller’s perspective there are some different concerns. In particular, the insurance work can take significantly longer than expected. Where there is major and significant hail damage in multiple areas the work could be 1 or even 2 years away from being completed. If there is a holdback of funds does this end when the insurance claim is filed? When it is formally approved? When will the work be completed?

These are all significant questions that have to be discussed from a legal standpoint. The Buyer wants to buy – the Seller wants to sell but at what cost to each party?

Ultimately, these are issues that should rightfully be negotiated as between the parties and their real estate agents as early as possible in the process. Legal advice plays an important role and there is no real cut and dried solution to this problem. Each case is somewhat unique but requires experience and knowledge to properly resolve it.

Don’t hesitate to contact your real estate agent and/or lawyer to discuss potential options and solutions.

Courtesy LeClair Thibeault Barristers & Solicitors

As real estate professionals, we’re well aware of the challenges facing today’s housing market, especially for younger buyers. Millennials and Gen Z are finding it increasingly difficult to break into the market due to soaring property prices, high interest rates and the ongoing cost of living crisis.

However, shared homeownership is emerging as a strategic solution, offering a creative pathway to homeownership that aligns perfectly with current market trends.

 A shift in homeownership dreams

 Homeownership has long been synonymous with stability, wealth and personal success — the quintessential Canadian dream. Yet, this dream seems increasingly out of reach for many younger Canadians.

A recent BMO survey highlights a significant generational shift, with 68 percent of Canadians believing that buying a home is less attainable now than it was for their parents. This sentiment is even stronger among Gen Z and younger Millennials, who are navigating an unprecedented affordability crisis.

 The financial landscape 

 The National Bank of Canada reports that housing affordability has reached record lows, particularly in major urban centres. For example, in Vancouver, the cost of a home has surged to 14.5 times the median household income, while in Toronto it stands at 11.8 times and in Victoria, 10.7 times. Meanwhile, the cost of living has increased substantially, with rent prices in urban centres like Vancouver and Toronto averaging $2,500 to $3,000 per month for a two-bedroom apartment and exceeding $3,500 for single-family homes.

These financial pressures highlight the need for innovative solutions to make the dream of owning a home achievable for younger generations once again.

 The co-ownership advantage

Shared homeownership offers many benefits that make it an attractive option for prospective buyers. By dividing the costs of a down payment, mortgage and maintenance fees, this approach makes it possible for individuals to enter the housing market sooner and with less financial impact. Sharing the financial responsibility reduces the risk for each co-owner, making the investment and monthly obligations more manageable.

A Royal LePage survey conducted by Leger reveals that six percent of Canadian homeowners co-own their property with another party, not including their spouse or significant other, and that number is growing. According to a study by Compare the Market, 61 percent of Canadian respondents expressed willingness to buy a home with friends or family to offset costs. The concept is simple: multiple parties jointly purchase a property, sharing the costs and benefits. 

One approach to shared homeownership involves parents co-signing mortgages to help their children qualify for better financing, leveraging their financial stability for improved terms and interest rates. This has led to more multigenerational homes, where families either live together or parents provide a financial investment while living separately.

Another common structure is Tenancy in Common (TIC), allowing multiple parties to own undivided shares of a property. Each owner holds a specific percentage and has the right to use the entire property, making TIC ideal for friends or family members co-owning a home while maintaining individual ownership stakes. 

A case study in modern shared homeownership

 Consider the case of Liane Van Raalte, a Squamish, British Columbia-based realtor. She and her family invested in two presale units at Sokana, a Kerkhoff Develop-Build development in Penticton, B.C. Developments like this go beyond simply providing homes; they offer a lifestyle specifically designed for the new generation of homebuyers.

Increasingly, new developments are transforming the concept of co-ownership by including resort-style amenities that elevate the shared living experience. These features make shared ownership even more appealing by providing benefits that individual buyers might struggle to afford on their own.

Co-owners can enjoy state-of-the-art co-working spaces, fitness centers, rooftop pools and communal areas, enhancing their overall lifestyle. This approach shows that shared ownership not only makes homeownership more affordable but also enriches the living experience, making it a highly attractive option for today’s younger generation of buyers.

For Van Raalte, the decision to invest in Sokana was driven by the development’s unique offerings and blend of practical and luxurious amenities. “We wanted to invest in something with our children that they may potentially live in down the road while starting to build equity now, rather than wait until they are more settled in their lives,” she explains.

 Key considerations for co-ownership

 While shared homeownership offers many benefits, it requires careful planning and clear agreements to ensure a smooth experience. Here are some essential factors to consider when counselling clients on co-ownership options:

1. Legal agreements. Advise clients to draft a comprehensive co-ownership agreement. This document should clearly outline each party’s rights and obligations, detail financial contributions and include processes for dispute resolution and exit strategies. A well-drafted agreement is crucial for protecting all parties involved.

2. Financial contributions. Emphasize the importance of clearly defining each party’s financial responsibilities. This includes the initial down payment, mortgage payments, property taxes and ongoing maintenance costs. Clear financial delineation helps prevent misunderstandings and conflicts.

3. Responsibilities and maintenance. Encourage clients to establish a detailed plan for property upkeep and repairs. This ensures that the property is well-maintained and helps prevent disputes over maintenance responsibilities.

4. Exit strategies. Stress the necessity of a well-defined exit strategy. This should cover the process for selling a party’s share of the property, valuation methods and rights of first refusal for remaining co-owners. Having these details sorted in advance can prevent contentious separations.

5. Conflict resolution. Recommend including mediation or arbitration clauses in the co-ownership agreement. These can help resolve disputes amicably and avoid costly legal battles.

Understanding and promoting shared homeownership can help you better serve your clients, particularly Millennials and Gen Z. This model not only makes homeownership more accessible but also aligns with the evolving needs and financial realities of younger generations. By embracing innovative approaches like co-ownership, you can help turn the dream of homeownership into a reality for more Canadians.

Courtesy realestatemagazine.ca

High demand for high-end homes in Calgary is driven by migration, booming economy.

Calgary is Canada’s hot spot for luxury resales. A new report shows resales for luxury homes in the city led the nation for percentage growth, year over year, for the first half of the year, driven by high migration, a strong economy and exceptional value for buyers’ dollars.

Sotheby’s International Realty Canada’s Top-Tier Real Estate: 2024 Mid-Year State of Luxury Report, released late last month found sales for Calgary homes $1 million or more from Jan. 1 to June 30 grew 46 per cent, year over year.

One reason for luxury’s strength is the city is benefiting from the strong population, particularly when it comes to drawing people from other large Canadian cities, says Don Kottick, president and chief executive officer of Sotheby’s Canada.

“Overall, all major centres across Canada have experienced a population growth, but Calgary is leading the way.”

He points to a recent Statistics Canada report that found Calgary had the highest percentage increase for population at 5.9 per cent in 2023.

For inter-provincial migration, the city also led the nation, seeing an increase of 26,662 people.

By comparison, Toronto lost more than 93,000 people, and Vancouver more than 18,000 people in 2023.

Many leaving those cities are moving to smaller communities while others are migrating to cities in other provinces like Calgary.

And those buyers that do move to Calgary are often pleasantly surprised that their dollars go much further — often allowing them to purchase in the city’s luxury segment, Kottick adds.

Much of the sales activity in Calgary’s luxury resale market takes place in the $1 million to $2 million price range. Of the 1,130 sales, priced $1 million or more in the city from January to June, 91 per cent were $2 million or less. By comparison, average aggregate home prices in Toronto and Vancouver exceed $1 million.

Single-family detached homes dominate Calgary’s high-end market, accounting for 81 per cent of luxury sales, the report found.

Other housing types are experiencing sales growth, too. The report notes single-family detached homes accounted for a smaller share of luxury sales from January to June this year compared with the same span in 2023 when 88 per cent of sales $1 million or more involved the housing type.

The Sotheby’s report further shows that attached-home, luxury sales grew 133 per cent year over year with 149 properties sold in the first half of the year.

That said, ultra-luxury condo resales — exceeding $2 million — were down year to date with only four sales in Calgary versus 12 last year by the end of July, says realtor Rachelle Starnes with Coldwell Banker Mountain Central – The Starnes Group.

“The activity for the luxury condo market has shifted to new developments,” she says. “We have many clients … downsizing into new luxury condos.”

While many buyers are local, others are coming from British Columbia and Ontario where average single-family detached home prices easily exceed $1.3 million.

What’s more, luxury markets in Vancouver and Toronto start at $4 million.

Given the price differential, with luxury homes in Calgary priced much more like an average home in Canada’s two largest cities, migrating buyers often are able to purchase higher-end properties that they could only dream of in Vancouver and Toronto, Kottick says.

“The Calgary market is just so much more affordable even for luxury buyers.”

Courtesy Calgary Herald

Calgary, Alberta, August 1, 2024 — With the busy spring market behind us, we are starting to see some shifts in supply levels. With 2,380 sales and 3,604 new listings, the sales-to-new listings ratio fell to 66 per cent, supporting a gain in inventory. 

Inventories rose to 4,158 units, still 33 per cent below what we typically see in July, but the first time they have pushed above 4,000 units in nearly two years. Although the majority of supply growth occurred for homes priced above $600,000, the rise has helped shift the market away from the extreme sellers’ market conditions experienced throughout the spring.

“While we are still dealing with supply challenges, especially for lower-priced homes, more options in both the new home and resale market have helped take some of the upward pressure off home prices this month,” said Ann-Marie Lurie, Chief Economist at CREB®. “This is in line with our expectations for the second half of the year, and should inventories continue to rise, we should start to see more balanced conditions and stability in home prices.”

July sales eased by 10 per cent over last year's record high but were still higher than long-term trends for the month. Like last month, the pullback in sales has been driven by homes priced below $600,000. Nonetheless, the gain in inventory combined with slower sales caused the months of supply to rise to 1.8 months, still low enough to favour the seller but a significant improvement from the under one month reported earlier this year. 

Improved supply helped slow the pace of monthly price growth for each property type. In July, the total residential benchmark price was $606,700, similar to last month and nearly eight per cent higher than last year's levels. 

Detached

Detached home sales in July fell by eight per cent, as the 15 per cent rise for homes priced above $600,000 was not enough to offset the 50 per cent decline occurring in the lower price ranges. The decline in the lower price ranges reflects limited availability as inventories and new listings continue to fall for lower-priced homes. Year-to-date detached sales have eased by just over one per cent compared to last year.

With 1,098 sales and 1,721 new listings this month, inventories rose to 1,950 units. Inventories are still low based on historical levels, but the gain did help push the months of supply up to nearly two months and supports some stability in prices. The unadjusted benchmark price in July was $767,800, similar to last month but 11 per cent higher than last July.

 Semi-Detached

Relative affordability continues to attract purchasers to the semi-detached sector. While sales did slow slightly compared to last year, year-to-date sales reached 1,518 units, six per cent higher than last year. The growth in sales was possible thanks to gains in new listings. However, conditions remain relatively tight, with a 76 per cent sales-to-new listings ratio and months of supply of 1.5 months.

While the pace of monthly price growth has slowed, at an unadjusted benchmark price of $687,900, prices are nearly 12 per cent higher than last year. The highest price growth continues to occur in the city's most affordable North East and East districts.

 Row

Gains in row new listings relative to a pullback in sales caused the sales-to-new listings ratio to fall to 73 per cent this month. This supported gains in inventory levels, and the months of supply rose to 1.3 months.

While conditions continue favouring the seller, the shift prevented further monthly price gains this month. Nonetheless, at a benchmark price of $464,200, levels are still nearly 15 per cent higher than last year. Year-over-year price gains have ranged from a low of 13 per cent in the City Centre and North districts to over 20 per cent in the North East and East districts.

 Apartment Condominium

Sales in July slowed to 659 units, as a significant drop in sales occurred for properties priced below $300,000. Like the other property types, limited supply choices for the lower-priced units prevented stronger sales activity.

New listings in July were 1,043 units, high enough to cause the sales-to-new listings ratio to fall to 63 per cent. This supported inventory gains and months of supply of over two months. Improved supply relative to sales helped slow the pace of monthly price growth. However, the unadjusted benchmark price of $346,300 is still 17 per cent higher than levels reported last year at this time.

 REGIONAL MARKET FACTS

Airdrie

New listings in July rose to 287 units, the highest level ever reported for July. At the same time, sales slowed to 186 units, supporting some gains in inventory levels. While inventories have improved, the 298 units are still 26 per cent lower than typical levels seen in July.

Inventory gains have occurred across most price ranges in Airdrie but conditions continue to remain relatively tight, especially in the lower price ranges of each property type. Overall, the unadjusted benchmark price in July was $553,900, similar to last month but eight per cent higher than last year's levels.

 Cochrane

July sales improved over last year’s levels, contributing to the year-to-date gain of nearly eight per cent. While new listings also improved compared to last year in July, it was not enough to cause any significant shift from the low inventory levels.

With a sales-to-new-listings ratio of 83 per cent and months of supply of 1.5 months, the market remained relatively tight, and prices continued to rise. In July, the unadjusted benchmark price reached $576,600, nearly one per cent higher than last month and nine per cent higher than last year’s levels.

 Okotoks

A pullback in sales relative to new listings helped support gains in higher inventory levels in Okotoks. While inventory levels are 25 per cent higher than last year, the 85 units still reflect exceptionally low inventory levels and are half the levels typically seen in July.

With a sales-to-new listings ratio of 78 per cent and months of supply of 1.3 months, conditions continue to favour the seller. While there have been some monthly price fluctuations, the unadjusted benchmark price in July reached $622,200, over six per cent higher than last July.

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

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

The Bank of Canada today reduced its target for the overnight rate to 4½%, with the Bank Rate at 4¾% and the deposit rate at 4½%. The Bank is continuing its policy of balance sheet normalization.

The global economy is expected to continue expanding at an annual rate of about 3% through 2026. While inflation is still above central bank targets in most advanced economies, it is forecast to ease gradually. In the United States, the anticipated economic slowdown is materializing, with consumption growth moderating. US inflation looks to have resumed its downward path. In the euro area, growth is picking up following a weak 2023. China’s economy is growing modestly, with weak domestic demand partially offset by strong exports. Global financial conditions have eased, with lower bond yields, buoyant equity prices, and robust corporate debt issuance. The Canadian dollar has been relatively stable and oil prices are around the levels assumed in April’s Monetary Policy Report (MPR).

In Canada, economic growth likely picked up to about 1½% through the first half of this year. However, with robust population growth of about 3%, the economy’s potential output is still growing faster than GDP, which means excess supply has increased. Household spending, including both consumer purchases and housing, has been weak. There are signs of slack in the labour market. The unemployment rate has risen to 6.4%, with employment continuing to grow more slowly than the labour force and job seekers taking longer to find work. Wage growth is showing some signs of moderating, but remains elevated.

GDP growth is forecast to increase in the second half of 2024 and through 2025. This reflects stronger exports and a recovery in household spending and business investment as borrowing costs ease. Residential investment is expected to grow robustly. With new government limits on admissions of non-permanent residents, population growth should slow in 2025.

Overall, the Bank forecasts GDP growth of 1.2% in 2024, 2.1% in 2025, and 2.4% in 2026. The strengthening economy will gradually absorb excess supply through 2025 and into 2026.

CPI inflation moderated to 2.7% in June after increasing in May. Broad inflationary pressures are easing. The Bank’s preferred measures of core inflation have been below 3% for several months and the breadth of price increases across components of the CPI is now near its historical norm. Shelter price inflation remains high, driven by rent and mortgage interest costs, and is still the biggest contributor to total inflation. Inflation is also elevated in services that are closely affected by wages, such as restaurants and personal care.

The Bank’s preferred measures of core inflation are expected to slow to about 2½% in the second half of 2024 and ease gradually through 2025. The Bank expects CPI inflation to come down below core inflation in the second half of this year, largely because of base year effects on gasoline prices. As those effects wear off, CPI inflation may edge up again before settling around the 2% target next year.

With broad price pressures continuing to ease and inflation expected to move closer to 2%, Governing Council decided to reduce the policy interest rate by a further 25 basis points. Ongoing excess supply is lowering inflationary pressures. At the same time, price pressures in some important parts of the economy—notably shelter and some other services—are holding inflation up. Governing Council is carefully assessing these opposing forces on inflation. Monetary policy decisions will be guided by incoming information and our assessment of their implications for the inflation outlook. The Bank remains resolute in its commitment to restoring price stability for Canadians.

Courtesy The Bank of Canada

The Calgary Real Estate Board (CREB®) has released its Q2 2024 housing market report, providing an overview of the real estate landscape in Calgary and surrounding areas. The report showcases trends in sales and pricing, offering valuable insights for industry professionals and prospective homebuyers and sellers.

The latest data reveals that new listings have risen for the fourth consecutive quarter compared to the previous year. Much of the gains have occurred in the upper price ranges of each property type, as rising prices and persistently high lending rates are encouraging more sellers to list their properties. The increase in new listings compared to sales caused the sales-to-new listings ratio to fall below 80 percent for the first time since Q1 2023. While this shift has supported some inventory gains, it is important to note that the market continues to favour sellers with a Q2 sales-to-new-listings ratio of 75 percent and a months-of-supply of one month.

In the second quarter, sales slowed by three percent compared to the same period last year. The decline was driven by lower-priced properties, where supply levels are the lowest. Despite this slowdown, sales levels remained 29 percent above long-term trends. After the first half of the year, sales were nearly six percent higher than last year's levels.

“The unexpected surge in migration over the past two years has contributed to the demand growth and supply challenges experienced in the Calgary market,” said Ann-Marie Lurie, Chief Economist at CREB®. “While we still have to work through the pent-up demand, slowing migration levels and supply gains in the resale and new home markets should start to support more balanced conditions, taking some of the pressure off home prices.”

So far this year, home prices have risen by 10 percent, with the most significant gain occurring in row properties at 19 percent and the lowest growth of 13 percent in detached and semi-detached homes. Moving forward, increased supply generated through the new home sector will help support a better-supplied rental and ownership market, reducing pressure on home prices. Slowing price growth is anticipated throughout the second half of the year as supply levels improve. However, conditions will vary based on property type and price range. Much of the supply growth is expected to impact higher-priced properties, slowing their growth. Meanwhile, persistently tight conditions for the most affordable properties will continue to drive further price increases.

For the full report, please download CREB®’s Q2 2024 Calgary & Region Quarterly Update Report HERE

Courtesy CREB®️

JUNE 2024 HOUSING MARKET UPDATE

July 2, 2024

City of Calgary, July 2, 2024 — Sales in June reached 2,738, marking a 13 percent decline from last year’s record high. Although sales improved for homes priced above $700,000, it was not enough to offset the declines reported in the lower price ranges. Despite the easing in June sales, they remain over 17 percent higher than long-term trends.

“The pullback in sales reflects supply challenges in the lower price ranges, ultimately limiting sales activity,” said Ann-Marie Lurie, Chief Economist at CREB®. “Inventory in the lower price ranges of each property type continue to fall, providing limited choices for potential purchasers looking for more affordable product. It also continues to be a competitive market for some buyers with over 40 per cent of the homes sold selling over list price.”

This month, new listings also eased relative to sales, causing the sales-to-new-listings ratio to remain elevated at 72 per cent. Inventory levels did improve over last year’s low levels, primarily due to gains in the higher price ranges. However, with 3,789 units available, levels remain 40 per cent lower than long-term trends.

The modest change in inventory levels helped increase the months of supply. However, at 1.4 months, conditions continue to favor sellers. Persistently tight conditions drove further price gains this month. In June, the unadjusted benchmark price rose to $608,000, a gain over last month and nearly nine per cent higher than last year. Prices rose across all districts, with the most significant year-over-year gains occurring in the North East and East districts.

Detached

 Gains in higher-priced detached home sales were not enough to offset the pullbacks for homes priced below $700,000, leading to a 16 per cent year-over-year sales drop. Despite the recent pullback, detached home sales for the first half of the year remain in line with levels reported last year. Meanwhile, following several months of gains, new listings eased this month. By the end of June, there were 1,775 detached homes in inventory, an improvement over last year but 45 per cent below long-term trends for the month.

While conditions remain tight in the detached market, we are starting to see better supply and demand balances in the upper end of the market. The months of supply have ranged from a low of one month in the most affordable East district to just over two months in the City Centre. Nonetheless, with less than one and a half months of supply, we continue to see upward pressure on home prices. In June, the unadjusted benchmark price reached $767,600, nearly one per cent higher than last month and 12 per cent higher than prices reported last June.

 Semi-Detached

Following a significant gain last month, new listings pulled back in June relative to sales, causing the sales-to-new-listings ratio to rise to 76 per cent. While this did not prevent some gains in inventory levels, inventory levels remained nearly half of those traditionally seen in June.

With just over one month of supply, we continue to see upward pressure on home prices. In June, the unadjusted benchmark price reached $686,100, a one per cent gain over last month and over 12 per cent higher than levels reported last year. Prices rose across all districts in the city, with the steepest gains occurring in the most affordable areas of the North East and East districts.

 Row

Like other property types, row home sales slowed in June relative to the high levels achieved over the past two years. A higher pullback in sales compared to new listings caused the sales-to-new-listings ratio to fall to 75 per cent, the lowest June level reported since 2021.

However, conditions remain exceptionally tight with one month of supply, especially for properties priced below $600,000. The unadjusted benchmark price trended up in June, reaching $464,600, nearly 17 per cent higher than levels reported last year at this time. While price adjustments have varied depending on location, we continue to see the highest price growth occurring in the most affordable districts. 

 Apartment Condominium

There were 791 sales in June, a nearly eight per cent decline over last year. The decline in sales was primarily due to the significant pullback for units priced below $300,000. Limited supply choice for lower priced products is preventing stronger sales activity. Despite the monthly pullback, year-to-date apartment sales are up by 13 per cent, and are at record-high levels.

New listings continue to rise relative to sales, causing the sales-to-new-listings ratio to fall and driving further inventory gains. However, much of the supply growth has occurred for higher-priced properties, resulting in tight conditions at the lower end of the market and more balanced conditions for higher-priced units. Overall prices continued to trend up this month, reaching $344,700, over 17 per cent higher than last year.

 REGIONAL MARKET FACTS

Airdrie

June sales remained relatively stable compared to last year at levels that remain well above long-term averages. At the same time, we saw a boost in new listings this month compared to last year. However, with 269 new listings and 209 sales, the sales-to-new-listings ratio remained elevated at 78 per cent, keeping inventories relatively low based on historical standards.

Like Calgary, Airdrie is experiencing the tightest conditions for the most affordable sectors of the market, and prices continue to rise. In June, the unadjusted benchmark price rose to $554,500, nearly one per cent higher than last month and nine per cent higher than last year’s levels. Price growth has been the highest for apartment-style properties.

 Cochrane

June sales improved over last year’s levels, contributing to the year-to-date gain of seven per cent. This was possible thanks to the boost in new listings in June. However, the gains in new listings did little to impact the inventory levels, which remained consistent with levels reported last year and are 44 per cent lower than levels we typically see in June.

With nearly one and a half months of supply, conditions continue to favour the seller, driving further price gains this month. In June, the unadjusted benchmark price was $571,100, an increase over last month and nearly nine per cent higher than last year’s levels. Like Airdrie, the price growth was strongest for apartment-style units, which are also the most affordable products available in the town.

Okotoks

Sales in June slowed compared to last year, mostly due to a pullback in the detached sector. Sales activity has been somewhat restricted due to the limited supply options. As of June, there were 81 units in inventory, 56 per cent lower than levels we typically see in the month, and detached supply is nearly 63 per cent lower.

Persistently tight market conditions have kept prices elevated compared to last year. While there has been some monthly fluctuation, year-to-date prices are nearly nine per cent higher than last year’s levels.

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

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

Courtesy CREB®️

After last year’s cooldown in the Canadian real estate market, prices have been edging higher on solid demand, tight supply, and expectations regarding lower interest rates. Today, the average price for a home in one of the world’s hottest housing industries is a little bit more than $700,000. Despite widespread attention the issue has been given by all three levels of government, housing affordability continues to be challenging. While all the focus has been on prices in places like Toronto and Vancouver, many smaller markets have become expensive.

Are prospective homebuyers doomed? Not at all! According to the RE/MAX 2024 Canadian Housing Market Outlook report, 41 percent of markets are expected to regain balance, and more than one-quarter (28 percent) are anticipated to favour sellers. Put simply, there are plenty of opportunities in Canada’s real estate sector to find a home that suits your budget.

Affordable Canadian Real Estate, Defined

Before we get into the “where” of the most affordable Canadian real estate, let’s take a look at what it actually means.

Traditionally, housing affordability is defined as households spending 30 percent or less of their total income on shelter. In recent years, however, a wide range of studies have discovered that many homeowners and renters are allocating more than 30 percent of their earnings to keeping a roof over their heads.

But where are the places in Canada that offer some semblance of affordability? Using the average six-percent mortgage rate, let’s examine ten affordable housing markets in Canada.

10 Most Affordable Places to Buy Canadian Real Estate

1. Red Deer, Alberta

• Average Home Price: $378,775

• 20% Down Payment: $75,755

• Mortgage Amount: $303,020

• Monthly Mortgage Payment: $1,938

• Average Monthly Income (before taxes): $8,666

• % of Monthly Income Allocated to Mortgage: 22.4 percent

2. Regina, Saskatchewan

• Average Home Price: $319,800

• 20% Down Payment: $63,960

• Mortgage Amount: $255,840

• Monthly Mortgage Payment: $1,636

• Average Monthly Income: $7,032

• % of Monthly Income Allocated to Mortgage: 23.3 percent

3. Brandon, Manitoba:

• Average Home Price: $340,000

• 20% Down Payment: $68,000

• Mortgage Amount: $272,000

• Monthly Mortgage Payment: $1,740.

• Average Monthly Income: $7,034

• % of Monthly Income Allocated to Mortgage: 24.7 percent

4. Edmonton, Alberta

• Average Home Price: $431,387

• 20% Down Payment: $86,277

• Mortgage Amount: $345,110

• Monthly Mortgage Payment: $2,269

• Average Monthly Income: $11,931

• % of Monthly Income Allocated to Mortgage: 19 percent

5. Thunder Bay, Ontario

• Average Home Price: $350,000

• 20% Down Payment: $70,000

• Mortgage Amount: $280,000

• Monthly Mortgage Payment: $1,791

• Average Monthly Income: $7,026

• % of Monthly Income Allocated to Mortgage: 25.5 percent

6. Saskatoon, Saskatchewan

• Average Home Price: $339,800

• 20% Down Payment: $67,960

• Mortgage Amount: $271,840

• Monthly Mortgage Payment: $1,739

• Average Monthly Income: $8,620

• % of Monthly Income Allocated to Mortgage: 20.1 percent

7. St. John’s, Newfoundland

• Average Home Price: $342,500

• 20% Down Payment: $68,500

• Mortgage Amount: $274,000

• Monthly Mortgage Payment: $1,753

• Average Monthly Income: $8,552

• % of Monthly Income Allocated to Mortgage: 20.5 percent

8. Moncton, New Brunswick:

• Average Home Price: $305,100

• 20% Down Payment: $61,020

• Mortgage Amount: $244,080

• Monthly Mortgage Payment: $1,561

• Average Monthly Income: $5,954

• % of Monthly Income Allocated to Mortgage: 26.2 percent

9. Calgary, Alberta

• Average Home Price: $603,700

• 20% Down Payment: $120,740

• Mortgage Amount: $482,960

• Monthly Mortgage Payment: $3,090

• Average Monthly Income: $11,743

• % of Monthly Income Allocated to Mortgage: 26.3 percent

10. Winnipeg, Manitoba

• Average Home Price: $430,099

• 20% Down Payment: $86,019

• Mortgage Amount: $344,080

• Monthly Mortgage Payment: $2,263

• Average Monthly Income: $9,015

• % of Monthly Income Allocated to Mortgage: 25.1 percent

Average home prices based on local real estate association boards

Average monthly income based on Statistics Canada

Monthly mortgage payment based on six percent mortgage rates

The Good News and the Bad News About Affordable Housing

According to a recent RBC report, the Canadian housing market has never been less affordable. In the fourth quarter of 2023, a median household would need to spend 63.5 percent of its income to carry a mortgage on the typical home; this is up 1.7 percent from the previous quarter. By comparison, during the 1990s housing bubble, the figure was 57 percent.

Affordability erosion was concentrated in the usual places, such as Vancouver (106.3 percent), Toronto (84.8 percent), and Victoria (80.2 percent). But while one of Canada’s largest banks sees affordability improving, the improvement might be tepid.

“Under our base case scenario, the share of an average household income needed to cover ownership costs would only fall to mid-2022 levels by 2025,” said Robert Hogue, assistant chief economist at RBC, in the April 2024 report. “Meaningfully restoring affordability will likely take years in many of Canada’s large markets. In this context, we expect the housing market’s recovery to be slow at first, before gaining momentum as interest rate cuts accumulate.”

That said, a new by the National Bank of Canada suggests that there has been “widespread” improvement nationwide on the housing affordability front.

According to the financial institution’s Housing Affordability Monitor, housing affordability, measured by the mortgage payment as a percentage of income for the median home price, was seen in each of the ten markets in the first three months of 2024.

For instance, in Toronto, mortgage payments as a percentage of income tumbled 5.7 percentage points to 82.4 percent. Or, as another example, mortgage payments in Vancouver declined 8.9 percentage points to 95.7 percent.

The chief hurdle in the Canadian real estate market is housing stocks. The housing supply deficit reached an all-time high in the first quarter of 2024 and has been in freefall since 2021.

“As a result, price dynamics for both purchases and rents should remain skewed to the upside in the current acute housing shortage,” the report stated.

So, what were the three most affordable markets based on the bank’s data? Winnipeg (31.7 percent), Edmonton (32.2 percent), and Quebec (32.7 percent).

Courtesy RE/MAX Canada

Taylor Swift is not only a powerhouse in the music industry but also a significant cultural influencer whose impact resonates far beyond the stage. Her Eras Tour, which has grossed a record-breaking $1 billion to date, has delighted fans worldwide and significantly impacted the economies of the cities that hosted her performances, including the housing markets.

Key Findings

Cities hosting Taylor Swift concerts saw home prices rise by an average of 2.1 percent, a substantial increase compared to the national average growth of 0.5 percent during the same period​. This was seen especially in Atlanta, where it increased by 8.8 percent following a concert​.

Taylor Swift’s concerts significantly boosted local economies through increased spending on accommodations, food, activities, and concert tickets. Concert-goers reportedly spent nearly $1,000 on average in the host cities​​.

Approximately one in five concert-goers surveyed expressed an interest in relocating to the city they visited for the concert. The most notable interest was seen in Houston, where 45 percent of visiting fans considered moving there​.

Taylor Swift’s Economic Impact on Host Cities

Taylor Swift’s Eras Tour has had a remarkable economic impact on the cities that hosted her performances. The presence of her concerts has led to significant increases in local housing markets, with an average home price rise of 2.1 percent in these cities, a stark contrast to the national average of only 0.5 percent.

In Atlanta, the increase in average home prices soared to 8.8 percent. Tampa experienced the second-largest boost from the Eras Tour with an 8.2 percent increase in home prices, while Glendale, Arizona, saw a 6.5 percent rise. Both cities actively embraced Taylor Swift and her tour. For instance, during the tour’s stop, Hillsborough County, which includes Tampa, temporarily rebranded itself as “Swiftsborough”; Glendale similarly renamed itself “Swift City.”

Beyond the real estate market, the tour brings substantial direct spending into these local economies. On average, fans spend nearly $1,000 during their visit, with expenditures spread across accommodations, dining, activities, and concert tickets. Specifically, this spending includes about $208 on accommodations, $121 on local activities, $145 on dining, and a significant $452 on concert tickets. This influx of spending provides a considerable boost to local businesses and injects a substantial amount of capital into the economy.

The heightened visibility and popularity of the host cities have led to sustained interest and investments long after the concerts have ended. The cities have remained desirable destinations for both tourism and permanent relocation, as surveys by Architectural Digest indicate that one in five concertgoers consider moving to the cities they visited for the shows. In Houston, this number increases to an astounding 45 percent.

Long-Term Effects for Canadian Tour Stops

What does this mean for Canada? Businesses in Vancouver are already preparing for the influx of visitors, with expectations of downtown areas being fully occupied during the December 6-8 concert dates. Local officials and business leaders predict that the fans will not only fill hotels but may also increase demand for short-term rentals, potentially driving up rental prices. This could lead to increased property values as investors and homeowners capitalize on the heightened demand​.

Toronto, having been announced earlier as a Canadian stop for the tour on November 14-23, anticipates similar economic impacts. Such a high-profile event can elevate interest in the city’s real estate, as visitors may consider long-term investments or relocation, influenced by their positive experiences during their stay. This increased interest can lead to a rise in home prices and rental rates, contributing to overall real estate market buoyancy.

Both cities are already preparing for challenges such as accommodation capacity and regulatory impacts on short-term rentals, which could further affect the real estate landscape. However, local officials express confidence in managing these challenges, emphasizing that the benefits of hosting such events extend beyond the immediate economic boosts to foster long-term growth and stability in their housing markets.

The economic and cultural impacts of Taylor Swift’s Eras Tour on host cities illustrate a broader phenomenon wherein major entertainment events can significantly influence local economies and urban landscapes. As the tour moves into Canada toward the end of 2024, Vancouver and Toronto are expected to demonstrate the same boost in local housing prices and urban economy.

Courtesy RE/MAX Canada

Let’s be honest: There is a lot of uncertainty in the current Canadian real estate market. Are home prices climbing, rising, or stagnating? Where will mortgage rates be by the end of the year? Will economic conditions improve as 2024 progresses? Indeed, there are many variables that buyers and sellers need to think about as they navigate through all the noise in the housing sector.

Research has shown that Canadian households understand that buying a home, whether a single-family house or a condo, is one of the best financial decisions you can make in your life. This is why young households are often encouraged to set their sights on home ownership, no matter what the current housing landscape looks like.

Put simply, now could be a terrific time to buy a house for the first time. Let’s comb through the various ways that buying a home in today’s climate could be advantageous for you and your family.

Is it a Good Time to Buy a House for the First Time?

Here are four factors to show that now is a good time to buy a house for the first time:

Mortgage Rates Will Come Down Soon

Unless Canada’s inflation rate dramatically reaccelerates, interest rates will come down soon. The Bank of Canada (BoC) has already said as much, though monetary policymakers are monitoring the real estate market out of precaution. That said, the consensus among economists and market watchers is that the central bank will soon pull the trigger on a quarter-point rate cut and slash rates by a full percentage point by the year’s end.

What does this mean for homebuyers? Mortgage rates will follow suit. Since August 2023, the conventional five-year fixed mortgage lending rate has been above six per cent. If the monetary authorities have successfully vanquished inflation in the Canadian economy and move ahead with loosening monetary policy, the cost of borrowing a mortgage could gradually slide below six per cent. This could potentially save buyers thousands of dollars over the course of the term, particularly if borrowers shop around for the best terms and conditions.

Government Incentives

All three levels of government have put forward incentives to foster more home buying among first-time buyers. While some of these programs might not result in substantial savings for households residing in hot real estate markets like Toronto and Vancouver, they can undoubtedly provide significant savings for people living in Manitoba or Nova Scotia.

Here is a breakdown at the federal level:

Home Buyers’ Plan (HBP): Canadians are eligible to tap into their registered retirement savings plans (RRSPs) to buy a home. Borrowers can withdraw up to $60,000.

Tax-Free First Home Savings Account (FHSA): Borrowers can make tax-deductible contributions of up to $8,000 per year for a lifetime maximum of $40,000.

In addition, Ottawa has implemented other tax credits and rebates to help address housing affordability challenges.

Across the country, provinces have established a treasure trove of grants and incentives to help first-time homebuyers confidently trek the real estate market. In Ontario, for instance, there is the Land Transfer Tax Refunds for First-Time Homebuyers. In British Columbia, there is the First-Time Home Buyers’ Program. Or, in New Brunswick, officials have established the Home Ownership Program.

At the municipal level, there are various initiatives to construct more housing.

Ultimately, all of these programs will help first-timers take the leap into home ownership and potentially get more of the home features that they desire, such as more square footage or their desired location.

Brace for a Soft Landing?

Inflation has impacted millions of Canadians. While the consumer price index (CPI) is still hovering close to three percent – above the central bank’s two-per-cent target rate – disinflation has been prevalent, and the increases have not been as fast and furious. As for the rest of the economy, conditions have been relatively slow. The last time the monthly GDP rate hit one percent was in August 2020.

According to S&P Global, GDP growth in Canada will continue to be sluggish in the coming months, with the real GDP rate coming in at 0.9 percent in 2024. TD Bank forecasts that long-term growth is anticipated to decelerate to around 1.8 percent annually. “This will be driven by solid population and labour force growth, while productivity growth lags behind,” the bank stated in its report.

The good news? Canada might avert a recession, which would also suggest that the employment situation does not deteriorate. Of course, this is good news for first-time homebuyers as they can have the confidence that their labour situation will not worsen, forcing borrowers to eat into their savings until they find other employment opportunities.

While economic conditions can change on a dime, many market observers are confident that Canada could accomplish a soft landing, a situation whereby growth is intact, labour market remains solid, and inflation is eradicated.

Stagnating Price Growth

Housing market conditions have stabilized in Canada. In other words, the real estate industry has not witnessed the violent price swings that occurred a few years ago. For instance, the Canadian Real Estate Association (CREA) reported that the MLS® Home Price Index (HPI) dipped 0.3 percent monthly in March and was up just 0.7 percent year-over-year. While the national average home price is higher than the pre-crisis level – in March, it was nearly $699,000 – the acceleration has slowed.

All About Supply

In the end, supply will define the Canadian real estate market in the coming years. With Canada’s population only growing amid rising immigration levels, demand will undoubtedly be baked into the cake. But will the country respond to these conditions and start building more supply? There is growing optimism that home construction plans by the government and the industry’s response to the pressing need for millions of new homes over the next decade will help bolster the Canadian real estate market. The future is bright, and other homebuyers realize a hopeful future is in the realm of possibility.

Courtesy RE/MAX Canada

The Bank of Canada today reduced its target for the overnight rate to 4¾%, with the Bank Rate at 5% and the deposit rate at 4¾%. The Bank is continuing its policy of balance sheet normalization.

The global economy grew by about 3% in the first quarter of 2024, broadly in line with the Bank’s April Monetary Policy Report (MPR) projection. In the United States, the economy expanded more slowly than was expected, as weakness in exports and inventories weighed on activity. Growth in private domestic demand remained strong but eased. In the euro area, activity picked up in the first quarter of 2024. China’s economy was also stronger in the first quarter, buoyed by exports and industrial production, although domestic demand remained weak. Inflation in most advanced economies continues to ease, although progress towards price stability is bumpy and is proceeding at different speeds across regions. Oil prices have averaged close to the MPR assumptions, and financial conditions are little changed since April.

In Canada, economic growth resumed in the first quarter of 2024 after stalling in the second half of last year. At 1.7%, first-quarter GDP growth was slower than forecast in the MPR. Weaker inventory investment dampened activity. Consumption growth was solid at about 3%, and business investment and housing activity also increased. Labour market data show businesses continue to hire, although employment has been growing at a slower pace than the working-age population. Wage pressures remain but look to be moderating gradually. Overall, recent data suggest the economy is still operating in excess supply.

CPI inflation eased further in April, to 2.7%. The Bank’s preferred measures of core inflation also slowed and three-month measures suggest continued downward momentum. Indicators of the breadth of price increases across components of the CPI have moved down further and are near their historical average. However, shelter price inflation remains high.

With continued evidence that underlying inflation is easing, Governing Council agreed that monetary policy no longer needs to be as restrictive and reduced the policy interest rate by 25 basis points. Recent data has increased our confidence that inflation will continue to move towards the 2% target. Nonetheless, risks to the inflation outlook remain. Governing Council is closely watching the evolution of core inflation and remains particularly focused on the balance between demand and supply in the economy, inflation expectations, wage growth, and corporate pricing behaviour. The Bank remains resolute in its commitment to restoring price stability for Canadians.

Information note

The next scheduled date for announcing the overnight rate target is July 24, 2024. The Bank will publish its next full outlook for the economy and inflation, including risks to the projection, in the MPR at the same time.

Courtesy The Bank Of Canada

MAY 2024 HOUSING MARKET UPDATE

June 3, 2024

In a market that continues to show resilience, May saw a total of 3,092 resale home sales. While this figure is nearly one per cent below last year's record high, it is 34 per cent higher than long-term trends for the month. The pullback in sales was primarily driven by declines in lower-priced detached and semi-detached homes, where there was limited supply choice compared to last year.

"Although new listings have increased, much of this growth is in higher price ranges for each property type," said Ann-Marie Lurie, Chief Economist at CREB®. “Our strong economic situation has supported sales growth in these higher price ranges. However, this month's sales could not offset the declines in the lower price ranges due to a lack of supply choice."

New listings in May reached 4,333 units, almost 19 per cent higher than last year. This increase in new listings compared to sales caused the sales-to-new listings ratio to drop to 71 per cent, supporting a modest year-over-year inventory gain. Despite this, inventory levels remained nearly half what we typically see in May, with most gains driven by homes priced above $700,000.

While inventories did improve this month, conditions continue to favour sellers with one month of supply. Several districts continue to report less than one month of supply, while the City Centre reported the highest supply-to-sales ratio at one and a half months. Seller market conditions drove price growth across all districts in the city. The unadjusted total residential benchmark price in May reached $605,300, nearly one per cent higher than last month and 10 per cent higher than last May. 

Detached

The gain in detached sales for homes priced over $700,000 was not enough to offset pullbacks across the lower price ranges, as year-over-year sales declined by seven per cent. At the same time, new listings rose enough to cause the sales-to-new-listings ratio to drop to 68 per cent, supporting inventory growth. However, inventory levels for homes priced below $600,000 continued to fall, accounting for only 13 per cent of the detached market.

With just over one month of supply, the detached market continues to favour the seller, and prices continue to rise. As of May, the unadjusted benchmark price reached $761,800, over one per cent higher than last month and 13 per cent higher than prices reported last year. Prices improved across all districts, with the most significant year-over-year gains occurring in the most affordable districts. 

Semi-Detached

The year-over-year decline in sales did not offset earlier gains, as year-to-date sales rose by nearly 11 per cent. Like the detached sector, we have also seen improved levels of new listings come onto the market, causing the sales-to-new listings ratio to drop to 72 per cent and driving some gains in inventory levels. 

Nonetheless, the market continues to favour the seller with one month of supply. The persistently tight market conditions continue to drive up prices. The benchmark price reached $678,000 in May, over one per cent higher than last month and 13 per cent higher than last May. 

Row

May reported 540 sales, a gain over last year that has contributed to the 16 per cent year-to-date rise. At the same time, new listings also rose, supporting a gain in inventory levels. Inventory levels have declined for properties below $400,000, but the gains reported for higher-priced row properties were enough to support overall inventory gains. 

With a sales-to-new-listings ratio of 78 per cent and a months of supply below one month, conditions continue to favour the seller, driving further price growth. In May, the benchmark price reached $462,500, nearly two per cent higher than last month and over 19 per cent higher than last year’s levels.

Apartment Condominium

Demand for affordable homes continues to drive growth for apartment condominium-style homes. May sales continued to rise, contributing to the year-to-date record high with a 19 per cent gain. This was partly possible thanks to gains in new listings preventing a further drop in inventory levels. While inventory levels are similar to last year, the gains for products over $300,000 offset the steep declines for lower-priced homes.

With a months of supply of just over one month, conditions still favour the seller, and prices continued to increase compared to last month's and last year’s levels. Year-over-year price gains exceeded 30 per cent in the North East and East districts, with the lowest price growth occurring in the City Centre at 13 per cent.

REGIONAL MARKET FACTS

Airdrie

A boost in new listings compared to sales helped support a gain in inventory this month. However, with only 208 units available, levels are still half what we traditionally see in the market in May. Detached homes accounted for nearly 70 per cent of all the inventory in Airdrie, with half of the detached supply priced below $700,000.

While Airdrie remains a relatively affordable alternative to Calgary for consumers, benchmark prices continue to rise over last month's and last year's levels. Benchmark prices ranged from $289,000 for apartment-style homes to $651,000 for detached properties.

Cochrane

This month's 132 new listings were nearly matched with the 130 sales, causing the sales-to-new-listings ratio to rise to 98 per cent and inventories to decline. 

The persistently tight market conditions continue to drive further price growth. The total residential benchmark price rose by over one per cent compared to last month and 10 per cent over last year. The most significant price growth occurred for apartment-style homes, which reached $304,900. Detached home prices rose to $667,700 in May. 

Okotoks

Inventory levels in Okotoks continued to remain exceptionally low in May. With only 84 units in inventory, levels are 55 per cent lower than what is traditionally available in the market. While new listings improved slightly in May, the 100 new listings were met with 75 sales, keeping the sales-to-new listings ratio elevated at 75 per cent. 

With one month of supply in the town, it is no surprise that we continue to see upward pressure on home prices. In May, the unadjusted residential benchmark price rose by one per cent over last month and is over eight per cent higher than last year’s. Prices ranged from $262,500 for an apartment condominium to $699,600 for a detached home.

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