City Assessment Value vs. Market Value

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Every now and then, and usually in the busy spring market, I will meet with home and condo buyers who make reference to “City Assessment Value” of homes.  These folks were placing a lot of weight on the City of Winnipeg Assessment Value of the homes the either own, or wish to purchase, and were questioning whether the “Listing Price” of a certain house was realistic, or whether it was too high.

Now, anyone who has ever read any of my blog, or spoken to me directly, knows that in my opinion, “Listing Prices” in Winnipeg are most often set unrealistically LOW….  so having people suggest that the listing price was too high was something new….:-)

I explained that City Assessment has, in actuality, very little to do with real Market Value.  There are several reasons for this, including:

1) City Assessment does not know about recent improvements to the home, such as New Furnace, New Windows, Fully Finished Basements, etc

2) City Assessment does not take into consideration any additions to the home, such as sunrooms, family rooms, swimming pools

3) City Assessment is unable to keep up with fast changing market increases in Winnipeg.

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I went thru this exercise a couple of years ago, but I am confident that the results would be no different today.  In 2010 I checked a dozen different, random sales.

Neighbourhood        Style                      List $              Sold $           City Assessment

River Heights                Bng                         219,900            219,900            196,000

River Heights               2-St.                        279,900            295,200            251,000

Charleswood                  Bng                        249,900            249,900            226,000

Charleswood                  2-St                       289,900            282,000            231,000

LindenWoods                2-St                        289,900            297,000            276,000

River Park South            Bng                        199,900            232,500            179,000

River Park South            Bng                        249,900            285,700            237,000

River Park South            2-St                       299,900            280,200           223,000

Island Lakes                     Bng                      239,000             245,000           196,000

St.James/Assin.              2-St                      279,900              279,000           242,000

St.James/Assin.              Bng                        249,000            280,500           211,000

W/Kildonan                     Bng                        209,900            217,000           188,000

Garden Grove                  Bng                        239,900            239,000           204,000

Some astute folks will no doubt point out that some homes actually sold for less-than-asking, but that’s the subject for a different blog post altogether.

If you are looking to buy a house, or buy a condo, or thinking of selling, contact me via cell at 333-2202 or email me anytime.  I’d love to help!

Related articles

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• Winnipeg spring 2012: A great time to sell real estate? (bokauffmann.com)

Technorati Tags: city assessment, condominium, Condominiums, houses, market value, real estate, real estate market, realtor, realtors, winnipeg, winnipeg real estate, Winnipeg Real Estate Market Update

Housing and Condo Real Estate Market outlook

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Credit to bernat's photostream on flickr

At this time of year, news organizations, real estate associations/companies and mortgage industry experts all like to predict the future of the real estate market for the upcoming year.  We need to be aware that many of these organizations, especially the national news media, take an overall look at the canadian market in general.  However, if you live in Winnipeg, and are thinking of buying or selling your house or condo here, you need to know what the LOCAL real estate picture looks like.  When attempting to predict the real estate market, we need to look at several factors, including mortgage rates, unemployement rates, rental vacancy rates and availability of houses and condos for sale.  So here are my personal* predictions for the upcoming spring market:

Interest Rates

Advertised rates as low as 2.5% will certainly help in pushing sales.  Bank of Canada has recently indicated that these rates are expected to remain low thruout 2012 and into 2013.

Unemployment Rates

Winnipeg and Manitoba are enjoying some of the lowest unemployment rates in the country, a factor which helps stimulate the local real estate market as well.  Another factor is immigration, where the Manitoba Government has been active in promoting and opening up our Province to immigrant from all around the globe.  New immigrants need homes….

Rental Vacancy Rates

A recent study showed Winnipeg rental vacancy rates at below 1%…..the lowest of the 38 municipalities included in this study.  Low vacancy rates adds pressure on the housing market…..after all, if people can not find a rental property, they may be forced to buy a house or condo.

Real Estate Market availability

What REALTORS® call ‘Inventory”, the numbers of available houses and condos in Winnipeg.  Thruout 2011, the number of available houses fluctuated between 600 at the low end, and up to over 1,000 during the fall months.  Available condos are usually between 200 and 300 thruout the year.  Right now (early January 2012) we have approximately 450 houses for sale, and only 160 condos for sale.

So my personal* forecast prediction for Winnipeg’s real estate market in the upcoming months: HOT.  All the indicators seem to point to a significant buyer-activity at the same time when available inventory is at an all-time low.  Supply and Demand….

If you are looking to buy a house, or buy a condo, or thinking of selling, contact me via cell at 333-2202 or email me anytime.  I’d love to help!

* This is my personal prediction/forecast and is in no way endorsed by my broker or by Re/Max.

Related articles

• Winnipeg Real Estate Market Snapshot December 2011 (Video) (bokauffmann.com)
• WHEN is the best time to buy a house (or condo)? (bokauffmann.com)
• Winnipeg Real Estate Quick-Update: 1000 Houses & 213 Condos available (bokauffmann.com)
• What’s wrong with this Condo? (bokauffmann.com)

Technorati Tags: condominium, Market Update, market value, mls, real estate, real estate agent, winnipeg, winnipeg real estate, Winnipeg Real Estate Market Update

Winnipeg Real Estate Market Update for January 2012

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Every month, I produce a Real Estate Market Update for Winnipeg’s real estate market.  I’ve divided the housing market along 3 different price ranges, from ‘entry level’ homes (between $50,000 and $199,999), to ‘mid-range homes’ (between $200,000 and $399,999)  and finally ‘luxury homes’ (above $400,000).  This real estate market update will also report on Condo Statistics in Winnipeg.

For this report, we will look at all houses and condos inside Winnipeg, with E.St. Paul and Headingley added as well.  This real estate market update does NOT include vacant lots, but DOES include duplexes, mobile homes, detached and attached homes and townhouses.

One of the statistics we are providing is “Inventory Levels”.  We arrive at this figure by diving the currently available homes into the number-of-homes-sold in the past 30 days.  A really hot market will report inventory levels at 1 to 2 months, whereas a ‘Buyers Market” will show inventory levels around 8 to 12 months and more.

Entry Level Houses ($50,000 to $199,999)

This segment, along with the mid-range homes, is the most active in Winnipeg.  Right now, Winnipeg has just 143 available listings for sale in this price range, a sharp decline from the previous months’ numbers of 253.  During the past 30 days, Winnipeg REALTORS® have also sold 127 homes in this price range (down from 167 in the previous month), resulting in an inventory level of 1.1 months.  In other words, if NO ONE listed their home, it would take, on average, about 4 weeks to run out of homes-for-sale.

Mid-Range Houses  ($200,000 to $399,999)

This is the most active segment of the Winnipeg real estate market.  Currently we have 170 listings available, and sharp decrease from last months’ 286. In the past 30 days, we have sold 175 houses in this price range, resulting in 1 month of inventory on the market.  This is an even tighter market than last month, mostly a result of fewer listings in this price range.

Luxury Houses (over $400,000)

A decidedly slower segment of our market are luxury homes, and over the past month, it slowed down even more.  However, when compared to other cities, even the luxury home market in Winnipeg is fairly hot.  We currently have 133 listings available in this price range, a significant drop of nearly 30% from last months’ available homes of 204.  A large reason for this is the fact that many listings were set to ‘expire’ at the end of the calendar year, and so if they did not sell, simply dropped out of the market.  REALTORS® have sold 77 homes in this range in the past 30 days, resulting in an inventory level of 1.7 months, as you can see, a significantly drop from the previous month.

Condominiums in Winnipeg

While condos are definitely NOT for everyone, here are 7 reasons why you might consider one.  Currently, we have only 158 Condos to choose from,  while having sold 72 units in the past month, making inventory levels at around 2.2 months, a steep decline from December.
If you are looking to buy a house, or buy a condo, or thinking of selling, contact me via cell at 333-2202 or email me anytime.  I’d love to help.

Here is the graphic look at Winnipeg Real Estate Market

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Technorati Tags: condominium, Condominiums, first time buyer, market conditions, Market Update, real estate agent, winnipeg real estate, Winnipeg Real Estate Market Update

Best time to buy a house or condo?

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credit to ted.sali's photostream on flickr

A common question among prospective home buyers is “when is the best time to buy a house”?  Keeping in mind our HOT Winnipeg real estate market, my (tongue-in-cheek) reply is “4 years ago“.  But since we don’t have a time-machine, and are forced to deal with the current reality, lets look at some realistic answers:

How about the spring-time?

While there are usually a flood of listings in the spring, this is also the most popular time for buyers.  After a long winter, home buyers come out to buy a home for early summer possession.  This means that there is usually a competition for the available homes.

So perhaps the middle of summer?

This used to be a case.  Most buyers take a break from home-shopping in the middle of summer, instead heading on vacation, the lake etc etc.  I have found there are 2 types of home-buyers:  Those who want a home, and those who really really want a home.  While in the spring time, both groups come out to look and shop, the second ground (the one who really really wants or needs a home) comes out all year long.  So where a home might receive 10 offers in May, it may only receive 3 in July, but those 3 are the really serious buyers.

Add to this the fact that there are generally fewer listings to choose from, and the end result is pretty much the same.

In the fall-time we usually see an increase in activity once again, as buyers want to get a home before christmas.  I see the fall market as a smaller version of the spring market:  more listings, but also more buyers.

So what then is the answer to the question:  I have found that perseverance pay off.  Don’t give up, just because you lost 2 or 3 offers.  Many times I have had a buyer say “This is my last attempt” ….and then get the house they wanted.

You may also be rewarded by occasional ‘blips’ in the market:  perhaps a listing has been just slightly overpriced, or a poor-weather weekend has kept other buyers away from the showings.  Any number of things can happen, but if you don’t try, you won’t succeed.

Perhaps the worst advice has been to wait until the market cools down:  I’ve known buyers who gave up their search for a home a couple of years ago.  The homes which sold for $180,000 at that time are now commanding $250,000 plus…

Related articles

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• Home Staging Quick Tip #4: Flooring in your home (bokauffmann.com)
• Home-Buying Myths: Reasons for working with your own REALTOR (bokauffmann.com)
• New Segment: Featured Condos on Winnipeg’s Real Estate Blog (bokauffmann.com)

Technorati Tags: Buyer, condominium, Home staging, real estate, winnipeg

“How much should we offer for this place?”

Perhaps the most common question would-be home buyers ask me is “What do you think this house will sell for?”.  (Actually, home OWNERS ask the same question).

The real, honest answer is: “Whatever someone is willing to pay for it.”  Since we don’t have a Crystal Ball, no one can predict the final selling price.  It all depends on how many offers there are on a house, and how badly someone wants it.  Incidentally, I don’t like the term “bidding war”, because that is really not correct or descriptive of the process.  But here are a couple of guidelines to help us along in the offer process:

If the house has been on the market for a few weeks, or even months (yes, that DOES happen, even in Winnipeg), and the owner and their agent have never adjusted the price, the buyer might try to offer something a little lower than asking-price.  Provided that the buyer (with his own agent)  has done some comparing and homework, and assuming that the listing price of the house is not ‘pie-in-the-sky-dreamin’, an offer of a few thousand below asking price might be accepted.

If the house is ‘taking offers’ on a given date, and the buyer is lucky enough not to have to compete, putting in an offer of full-asking price might not be a bad idea.  Again, I stress that the buyer thru his agent, has performed a comparison-study of the house, and assured that it is fairly priced.  Assuming the asking price is realistic, a buyer might be well advised to count their blessings for not having to compete against a number of other buyers.

If the house in question is receiving 5, 6, (thirty?) offers, then all bets are off.  I’ve seen some pretty scary and ridiculous things happen in a case like this, and my best advice to my buyer would be: “Write your best offer….your walk-away price”.  In other words, if the house goes for more than your offer, you feel you’ve given it your best shot and don’t wake up the next day going “Doh” ala Homer Simpson.

The reason that ‘bidding war’ is somewhat of a misnomer: In a case of so many offers, the process is really pretty simple…..put your best offer forward and hope for the best.  On the plus side, at least you will find out almost immediately (within hours, anyway) whether your offer is accepted.

I’ve had a few buyers who have tried to buy a “Private Sale”, and were left hanging for a week before being rejected.  In their case, they could not go out and pursue other homes, while their offers, (along with the deposit cheques) languished in the home-owners hands.  It seems that some private sellers are being ‘coached’ to hold on to offers and tell the buyers that they have to “think about it?”.  Then, during the next week, while they are no doubt thinking hard, they are also ‘shopping the offer around’.

Please remember this:  yes, the market is hot, competition for homes is fierce.  However, homes listed with Realtors still have certain rules to follow, whereas private sellers are pretty much left unregulated.  Its ‘buyer beware’ to the extreme…

If you’re thinking of making an offer on a house or condo, call me first….

Bo Kauffmann   333-2202

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Technorati Tags: buying, buying a house, condo, condominium, first time buyer, Real estate broker/agent, winnipeg

Quick-Market Snapshot for Winnipeg in December 2011

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At the beginning of each month, I produce a full Winnipeg Real Estate Market report, which shows the total numbers of homes available in Winnipeg, as well as the numbers of condos available.  These short ‘Quick Market’ snapshots show how many homes and condos have gone beyond the offers-date, and are quite literally waiting for YOU.

http://www.youtube.com/watch?v=p_xs01ZM7VQ

Related articles

• Winnipeg Real Estate Market Snapshot November 2011 (Video) (bokauffmann.com)
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Technorati Tags: condominium, real estate, winnipeg

Winnipeg Real Estate Market Update for December 2011

.

Every month, I produce a Real Estate Market Update for Winnipeg’s real estate market.  I’ve divided the housing market along 3 different price ranges, from ‘entry level’ homes (between $50,000 and $199,999), to ‘mid-range homes’ (between $200,000 and $399,999)  and finally ‘luxury homes’ (above $400,000).  This real estate market update will also report on Condo Statistics in Winnipeg.

For this report, we will look at all houses and condos inside Winnipeg, with E.St. Paul and Headingley added as well.  This real estate market update does NOT include vacant lots, but DOES include duplexes, mobile homes, detached and attached homes and townhouses.

One of the statistics we are providing is “Inventory Levels”.  We arrive at this figure by diving the currently available homes into the number-of-homes-sold in the past 30 days.  A really hot market will report inventory levels at 1 to 2 months, whereas a ‘Buyers Market” will show inventory levels around 8 to 12 months and more.

Entry Level Houses ($50,000 to $199,999)

This segment, along with the mid-range homes, is the most active in Winnipeg.  Right now, Winnipeg has 253 available listings for sale in this price range, a sharp decline from the previous months’ numbers of 328..  During the past 30 days, Winnipeg REALTORS® have also sold 167 homes in this price range (down from 189 last month), resulting in an inventory level of 1.5 month.  In other words, if NO ONE listed their home, it would take, on average, about 6 weeks to run out of homes-for-sale.

Mid-Range Houses  ($200,000 to $399,999)

This is the most active segment of our real estate market.  Currently we have 286 listings available, and decrease from last months’ 415 by about 25%. In the past 30 days, we have sold 281 houses in this price range, resulting in 1 month of inventory on the market.  This is an even tighter market than last month, mostly a result of fewer listings in this price range.

Luxury Houses (over $400,000)

A decidedly slower segment of our market are luxury homes, and over the past month, it slowed down even more.  However, when compared to other cities, even the luxury home market in Winnipeg is fairly hot.  We currently have 204 listings available in this price range, a significant drop of nearly 20% from last months’ available homes of 241.  REALTORS® have sold just 36 homes in this range in the past 30 days, resulting in an inventory level of 5.6 months, as you can see, significantly higher than the levels of mid-range and entry level priced homes.  So if you are in the market to BUY a luxury home, and provided we can find one you like, THIS may be a perfect time to look.

Condominiums in Winnipeg

When compared to the entry level and mid-range houses, this category will seem to be in a ‘Buyers Market’.  One reason I recommend anyone who is looking for their first home, to seriously consider investing in a condo.  With a slightly slower sales pace, buyers often have the ability to place conditions into their offers, such as ‘subject to financing’ etc .   While condos are definitely NOT for everyone, here are 7 reasons why you might consider one.  Currently, we have only 214 Condos to choose from, (identical amount to last month) while having sold 65 in the past month, making inventory levels at around 3.3 months, a steep increase from November, meaning now is a great time to buy a condo as well..

If you are looking to buy a house, or buy a condo, or thinking of selling, contact me via cell at 333-2202 or email me anytime.  I’d love to help!

Real Estate Market Graphic

Technorati Tags: buying, buying a house, condo, condo for sale, condominium, first time buyer, market conditions, Market Update, market value, mls, real estate, real estate market, winnipeg

Quick Market Snapshot for November 2011

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Each month, I publish a Real Estate Market Update, which shows numbers of available listings in houses and condos in Winnipeg.  In this quick-market snapshot, lets take a closer look at how many of those listings have gone beyond the ‘Offers Dates’ and are waiting for buyers to make a move!

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Market Snapshot for November 2011 video

http://www.youtube.com/watch?v=YHqkJtAE1EE

If you’re in the market for a house or a condo, contact me anytime, or submit a Dream Home Finder request, or a Condo Finder Request  (if you DONT already have your own REALTOR)

Is Winnipeg changing into a real estate Buyers Market?

TweetSharebar TweetWhat is a great time to buy Real Estate in Winnipeg? . One of the most often-asked question by home and condo buyers is “When is the best time to buy in Winnipeg?” Similar to other things, purchasing …

Publish Date: 07/13/2011 10:00

http://bokauffmann.com/is-winnipeg-changing-into-a-real-estate-buyers-market/

Buying a Condo in Winnipeg – Winnipeg’s Real Estate Blog

If you’re buying a condo in Winnipeg, here are some financial aspects you need to know, including reserve fund, condo fees, start up costs and more.

Publish Date: 02/17/2011 10:49

http://bokauffmann.com/buying-a-condo-in-winnipeg-what-you-need-to-know-and-consider-part-2/

Technorati Tags: buying, buying a house, condominium, first time buyer, House, Market Update, market value, mls, real estate, Real estate broker/agent, winnipeg, winnipeg real estate, Winnipeg Real Estate Market Update

Do home buyers need their own REALTOR®?

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photo credit to ted.sali's photostream on flickr

Whenever I hold an Open House, or meet potential buyers at other opportunities, I ask the buyer:  Are you working with a REALTOR®, or are you looking on your own?  When the answer is ”We’re looking on our own”, I inquire as to the reason for doing so.  The answers to this used to surprise me, and I’ve selected the 3 most common “myths” here:

1) Buyers think they can save money by going it alone:

On the surface this almost makes sense.  After all, we’re taught that do-it-yourself can save you money.  While that premise works in many cases, such as building your own deck, or painting a room, it does not hold true when shopping for a house.  If the buyer uses the home-owners Listing Agent, that agent simply collects the entire commission.  Any discount or cut to the commission would go back to the home-owner, not to the buyer.  Also, I am fairly safe in saying that Listing Agents are very good at what they do………including keeping their commission.

2) Buyers think they can find and see all the homes that are available:

It should be noted that printed weekly publications are, well, a week out-of-date.  Monthly magazines are even unreliable in that by the time a home is featured in any of these, it is quite often sold.  Some home-sellers decide not to use a “For Sale Sign”, as they dont want the neighbours to know they’re selling.  By working with your own REALTOR®, you will receive automated information on any and all listings which fit your criteria.  No missing out on any listings.

3) Buyers feel they can save time:

Some buyers are afraid of being tied to a REALTOR’s time-schedule, thinking they can do it quicker on their own.  Nothing could be further from the truth.  Think about this:  Its Saturday afternoon, and you found 3 decent looking homes you’d like to see.  So you pick up the phone and call all 3 Listing Agents.  Now you have to sit back and wait for their return call, which often takes between 15 mins and several hours.

So once you hear back from them, you try to book appointments with 3 different professionals, all of whom have busy schedules of their own.  What do you think the odds are that they are all available during the 1 or 2 hours you’ve set aside for this?

On the other hand, if you are working with one agent, you simply call him (or her) and tell them your one-hour window.  The agent then books the appointments and goes thru the homes with you.  THIS is the way to actually save yourself some time.
So, if you are getting serious about buying a home or condo, call a REALTOR® who represents YOU in your search and thruout the buying and negotiating process.  After all, home-owners have their own REALTOR® fighting for them…….  shouldnt you?  Call me anytime….Bo at 204-333-2202

Moving to Winnipeg – Winnipeg Real Estate |

Bo Kauffman, an experienced and well respected Realtor gives us the highlights on moving to Winnipeg and the Winnipeg Real Estate market.

Publish Date: 10/31/2011 19:01

http://eastendtorontohomes.com/2011/10/31/moving-to-winnipeg/

Buying a Condo in Winnipeg – Winnipeg’s Real Estate Blog

If you’re buying a condo in Winnipeg, here are some financial aspects you need to know, including reserve fund, condo fees, start up costs and more.

Publish Date: 02/17/2011 10:49

http://bokauffmann.com/buying-a-condo-in-winnipeg-what-you-need-to-know-and-consider-part-2/

Technorati Tags: condominium, real estate, winnipeg, winnipeg real estate

Winnipeg Real Estate Market Update

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Every month, I produce a Real Estate Market Update for Winnipeg’s real estate market.  I’ve divided the housing market along 3 different price ranges, from ‘entry level’ homes (between $50,000 and $199,999), to ‘mid-range homes’ (between $200,000 and $399,999)  and finally ‘luxury homes’ (above $400,000).  This real estate market update will also report on Condo Statistics in Winnipeg.

For this report, we will look at all houses and condos inside Winnipeg, with E.St. Paul and Headingley added as well.  This real estate market update does NOT include vacant lots, but DOES include duplexes, mobile homes, detached and attached homes and townhouses.

One of the statistics we are providing is “Inventory Levels”.  We arrive at this figure by diving the currently available homes into the number-of-homes-sold in the past 30 days.  A really hot market will report inventory levels at 1 to 2 months, whereas a ‘Buyers Market” will show inventory levels around 8 to 12 months and more.

Entry Level Houses ($50,000 to $199,999)

This segment, along with the mid-range homes, is the most active in Winnipeg.  Right now, Winnipeg has 328 available listings for sale in this price range, which happens to be identical to last month.  During the past 30 days, Winnipeg REALTORS® have also sold 189 homes in this price range (down from 213 last month), resulting in an inventory level of 1.73 month.  In other words, if NO ONE listed their home, it would take, on average, about 6 weeks to run out of homes-for-sale.

Mid-Range Houses  ($200,000 to $399,999)

This is the most active segment of our real estate market.  Currently we have 380 listings available, and decrease from last months’ 415. In the past 30days, we have sold 355 houses in this price range ( a slight decrease over last month), resulting in 1.07 months of inventory on the market.  This is an even tighter market than last month, mostly a result of fewer listings in this price range.

Luxury Houses (over $400,000)

A decidedly slower segment of our market are luxury homes, and over the past month, it slowed down even more.  However, when compared to other cities, even the luxury home market in Winnipeg is fairly hot.  We currently have 241 listings available in this price range, a slight drop from last months’ available homes of 246.  REALTORS® have sold just 52 homes in this range in the past 30 days, resulting in an inventory level of 4.54 months, as you can see, significantly higher than the levels of mid-range and entry level priced homes.

Condominiums in Winnipeg

When compared to the entry level and mid-range houses, this category will seem to be in a ‘Buyers Market’.  One reason I recommend anyone who is looking for their first home, to seriously consider investing in a condo.  With a slightly slower sales pace, buyers often have the ability to place conditions into their offers, such as ‘subject to financing’ etc .   While condos are definitely NOT for everyone, here are 7 reasons why you might consider one.  Currently, we have only 214 Condos to choose from, while having sold 95 in the past month, making inventory levels at around 2.25 months, identical to October 2011.

Is Winnipeg changing into a real estate Buyers Market?

TweetSharebar TweetWhat is a great time to buy Real Estate in Winnipeg? . One of the most often-asked question by home and condo buyers is “When is the best time to buy in Winnipeg?” Similar to other things, purchasing …

Publish Date: 07/13/2011 10:00

http://bokauffmann.com/is-winnipeg-changing-into-a-real-estate-buyers-market/

Winnipeg Real Estate Market Infographic

Technorati Tags: condominium, House, Luxury real estate, real estate, winnipeg