Richard & Liz Bergeron

Calgary’s Real Estate Specialists

Richard's Cell: 403-819-2331 | Liz's Cell: 403-875-8470

Blogs
Posts By Date
Categories

I have just listed a new property at 410 328 21 AV SW in Calgary.
Look no further, your dream Mission condo is here! Superbly located ½ block from 4th St SW, in the heart of Calgary’s restaurant district and a few short blocks to the beauty of the Elbow River pathway system. This executive 1 bdrm + DEN suite is in the stylish CONCRETE Le Beau building, with underground titled parking. You and your friends are sure to be impressed with great floor plan, offering 838 SF (that’s a great size!), the bamboo flooring, oversized kitchen with huge island, stainless steel appliances & granite counters, space for your dining table, oversized windows in the living room and gas f/p, gas bbq line on the balcony, master bdrm with walk through closet & ensuite. Don’t forget the den, perfect for your home office, exercise space or storage. In-suite laundry included and check out that low condo fee! Ideally located for walking to work downtown, going out to local cafe`s, restaurants, pubs, Repsol Centre, Saddledome and the Stampede grounds. Call to view today!
Read full post

Spring has arrived and we’re starting to get a better sense of the real estate market in Canada this year. Sales and listings have been on the decline, but we’re still seeing small price increases in parts of the country. This isn’t a huge surprise since sales are typically slow during the winter so we may see some movement in the near future.

Recognizing that affordability is still an issue for many first-time home buyers, the federal government proposed a $1.25-billion incentive program that would help finance five to ten per cent of a prospective buyer’s mortgage as part of a shared equity program as long as they have a minimum down payment for the home purchase. They also plan to increase the amount that first-time buyers can withdraw from their RRSPs, from $25,000 to $35,000, per individual.

This news may help new buyers, but there are many other factors that all potential buyers need to consider when they start looking for a home.


Fixed vs Variable rate mortgages

Studies going back to 1950 show that, in general, borrowers tend to save money when they choose a variable rate mortgage instead of a fixed rate mortgage. A five-year fixed rate mortgage – by far the most common mortgage term in Canada – typically comes with a higher interest rate than variable rate mortgages or shorter term fixed rate mortgages.

Fixed rate borrowers pay a premium for predictability, knowing their mortgage payments won’t be upset when the Bank of Canada hikes interest rates.

Variable or floating rate borrowers, on the other hand, will see their rates rise and fall whenever the prime rate moves. These borrowers are betting that interest rates won’t rise above the current fixed rate, or that rates rise much later in the mortgage term when they’ve already made significant savings on the spread.

The variable mortgage argument has been less compelling lately as the spread between fixed and variable rates narrows.

Take Equitable Bank’s current 5-year adjustable rate mortgage of 2.95% versus its 5-year fixed mortgage rate of 3.14%. The spread is just 19 basis points and so all it takes is the Bank of Canada to increase rates by 1/4 of a percent for variable rate borrowers to see their rate surpass the fixed rate.

A good rule of thumb to follow is when the spread between fixed and variable rates is less than 50 basis points, go ahead and lock-in the fixed rate. When the spread is closer to 75 or 100 basis points, the variable rate is more attractive.

Despite the historical data which many of your clients may be aware of, now is a good time to educate them about the current interest rate environment and how it affects them so they can pick a mortgage that fits their lifestyle.


Why a Credit Score is important for home ownership

Home buyers need a strong credit profile to access the best mortgage rates and terms. That starts with a solid credit score. Typically, a borrower with a credit score above 700 will qualify for the best mortgage options. It starts to get more difficult to qualify for the best rates and terms once your score dips below 680.

Lenders don’t focus solely on the credit score, however, as they’ll also examine payment history, outstanding debts, total debt load, number of open accounts, and the age of accounts.

Some of your clients might consider cancelling open credit cards or reducing credit limits, but that could be a mistake and can actually lower their credit score. Reducing the amount of credit you have access to lowers your credit utilization – a key component that makes up 30% of your credit score. Cancelling a credit card – especially an older card – reduces the average age of your accounts, and the credit bureaus prefer to see accounts with a long established history of credit use.

If your clients want to increase their credit score before buying a home, they could check their credit report for any errors, keep all credit accounts open, increase the credit limit on any existing accounts (to lower their overall utilization), pay off bills on time, and keep their credit balances at no more than 30% of available credit. They’ll also want to avoid applying for new credit, as an inquiry can lower their score temporarily by 10 points or so.


Picking a mortgage that works for your client in decreasing rate environment

Interest rates have been on the rise with five rate hikes between mid-2017 and last fall. But now, Bank of Canada Governor Stephen Poloz is signalling a slow down and has even left the door open for stimulative rate cuts.

Picking a mortgage in a decreasing rate environment can be equally as tricky as selecting one while rates are rising. Borrowers don’t want to leave money on the table by locking in to a higher rate, only to watch rates fall in the near term.

That’s where a shorter term mortgage can come in handy. While as many as two-thirds of borrowers choose a five-year fixed rate mortgage term, Canadians do have the option to select a one or two year mortgage term.

Possible advantages to selecting a short term fixed rate mortgage include that short term mortgage rates are typically lower than longer term rates. A short term also preserves the borrowers negotiating power rather than locking it in for five years. In a decreasing rate environment, the more opportunities one has to negotiate their rate, the more money they’ll typically save over the long term.


Imagine locking into a 1-year fixed rate mortgage at 2.99% when the 5-year rate is at 3.14%. If rates have fallen when it’s time to renew the following year, your clients may have the option to lock-in for five years at a lower rate, or continue to go with a shorter term as they ride the rate curve down even further.
Read full post

I have just listed a new property at 203 650 10 ST SW in Calgary.
This NW corner, 2 bdrm & 2 full bath suite in The Axxis is sure to impress with its huge patio area & floor to ceiling windows for ample natural light. You’re sure to enjoy this freshly painted suite with new dining room light fixture, gas f/p in the living room, separate dining area, kitchen with upgraded stainless steel appliances & breakfast ledge, master bdrm with ensuite bath, 2nd bdrm perfect for home office/guest suite & insuite laundry. The Axxis features underground heated parking, secured visitor parking, fitness/exercise room, onsite management, amenity room w/full kitchen and 2nd level roof top patio/garden. The Axxis is steps from the Bow River and pathways, Kensington Shoppes, restaurants & steps from the Downtown free-zone LRT. Superb investment suite or for you to move in and enjoy – call to view today!
Read full post

I have just listed a new property at 602 200 LA CAILLE PL SW in Calgary.
Start living your condo lifestyle today in this finely detailed, beautifully renovated & updated suite at Chateau La Caille. This bright & sunny, 1 bdrm + spacious den suite is sure to please. Gracious floor plan offers ample living space w/a spacious dining area, living rm w/gas f/p, sunny den/home office, eat in kitchen, balcony w/ BBQ gas line, master bdrm w/5 pc ensuite, insuite laundry/storage. Updates incl. gleaming new walnut floors, chef’s dream kitchen w/Bosch stainless steel appliances, extra built-in cabinets & updated granite countertops. Renovated 5 pc ensuite w/large soaker tub, dual sinks, oversized shower w/porcelain tiles, dual shower heads & 10ml glass. Titled parking & large storage locker incl. Chateau La Caille offers first class concierge service, full A/C, & is located in a private quiet cul-de-sac facing the park & pathways, overlooking the Bow River, steps to Prince's Island Park, Peace Bridge, downtown core, restaurants, shops & entertainment venues. Call to View Today!
Read full post

I have just listed a new property at 304 1208 14 AV SW in Calgary.
Welcome home! This spacious and affordable, RENOVATED, 2 bedroom suite with insuite laundry & underground parking is SUPERBLY priced & ready for you to move in & enjoy. Roomy floor plan offers a large living room with sliding patio doors to your sunny balcony with new privacy glass railing, dining room with new light fixture & pass-through to the kitchen plus extra cabinets & pantry, updated kitchen with solid core counters, beautiful tile backsplash & white appliances, laminate & tile flooring, 2 good sized bedrooms, 4 pc main bath. Building exterior has been updated. The building is PET FRIENDLY & is located across the street from the only off-leash park in the area. You’re sure to enjoy this great Beltline location with shops, restaurants & coffee shops just out your door, across from a park, 2 blocks from vibrant 17th Ave to explore & a short walk to the downtown core. Call to book your viewing today!
Read full post


City of Calgary, May 1, 2019 – There have been no significant changes occurring in sales activity, but the number of new listings coming onto the market continues to ease relative to 2018 levels. 

The decline in new listings was enough to start chipping away at overall inventory levels, which have eased slightly compared to last year.

The slight adjustment in supply levels has helped support further reductions in the months of supply, which was 4.6 months in April. While this level still represents oversupply in our market, it does reflect improvement from the nearly seven months of supply that we saw at the start of the year.

“Demand remains relatively weak in the resale market. However, if supply levels continue to adjust, this could help reduce the amount of oversupply and eventually support some price stability,” said CREB® chief economist Ann-Marie Lurie.

As of April, the total residential benchmark price in Calgary was $415,900. This is slightly higher than last month, but still nearly five per cent lower than last year’s levels.

Citywide sales were 1,547 units in April, two per cent higher than last year’s levels. Year-to-date sales remain nearly six per cent lower than last year and are 26 per cent below longer-term averages.

“Sales have been improving mostly in the lower price ranges, causing tighter supply conditions in that segment.  This will likely have a different impact on price trends in the lower price ranges depending on location,” said Lurie.


HOUSING MARKET FACTS

Detached

  • Detached sales improved by nearly three per cent in April compared to last year, due to gains in homes priced under $500,000. However, with 930 sales, activity still remain 24 per cent below long-term averages.  Recent gains were also not high enough to offset pullbacks earlier in the year, causing year-to-date sales to fall by over five per cent.
  • Improving sales did not occur across all districts. In April, there was growth in the North East, North West, South and South East districts of the city. Despite some signs of sales improvement, overall sales activity remains well below 10-year averages throughout every region in the city.
  • April detached inventories citywide continue to remain just above levels recorded last year. Months of supply remain relatively unchanged at four months.
  • The amount of oversupply has varied significantly depending on the area of the city. Months of supply has only risen in the City Centre, South and West districts of the city.
  • Despite some of the adjustments occurring in the detached sector, overall April prices remain lower than last year’s levels across all districts. Year to date, the largest year-over-year declines occurred in in the City Centre, North West and South districts.

Apartment

  • Despite the affordability of apartment condominiums, sales activity continues to fall across the city and in most districts. There have been 714 apartment condominium sales so far this year, the lowest level since 2001.
  • The decline in new listings has started to outweigh the sales decline, causing inventories to ease. As of April, resale apartment condominium inventories totaled 1,546 units, 16 per cent lower than inventory levels last April.
  • The easing inventories have also caused the months of supply to decline to just above six months. While this is still a buyers’ market, this trend could help ease the downward pressure on prices if it continues.
  • Apartment condominium prices in April totalled $250,400, comparable to last month, but over two per cent below last year’s levels and nearly 17 per cent below 2014 highs.

Attached

  • Attached sales activity improved compared to last year’s levels for the second straight month, almost offsetting the declines occurring in the first two months of the year.  Year-to-date sales were 1,113 units, nearly one per cent below last year’s levels, and 14 per cent below long-term averages.
  • Year-to-date sales have improved in all districts except the City Centre, North West and West.
  • Improved sales and easing listings have helped prevent further inventory gains in this sector and overall months of supply have trended down to five months.
  • Following several months of prices trending down, semi-detached benchmark prices in April rose over the previous month. However, prices remain over five per cent below last year’s levels at $395,300.
  • Row prices were $284,900 in April, over five per cent below last year’s levels.


REGIONAL MARKET FACTS

Airdrie

  • Stronger sales in March and April offset earlier declines, causing year-to-date sales to total 363 units, similar to levels recorded last year. New listings continue to decline, causing April inventories to ease compared to last year. Months of supply remain elevated at five months, but this is a notable improvement compared to last year, when months of supply was over six months.
  • Rising sales and easing inventories helped prevent further price declines in April compared to March. However, overall, April prices remained nearly four per cent below last year’s levels. Prices have eased across all property types, with the largest year-to-date decline in the apartment sector at eight per cent.

Cochrane

  • Despite improving sales in April, year-to-date sales in Cochrane eased by six per cent compared to last year. However, new listings have also eased, helping reduce some of the inventory in the market.  While inventories and months of supply remain elevated, for the first time since June 2018, the months of supply fell below six months.
  • Some improvement with oversupply has likely prevented further monthly declines in prices. As of April, total benchmark prices remain over three per cent below last year’s levels for a total of $415,100.

Okotoks

  • Despite some recent improvements in sales, year-to-date sales activity slowed compared to last year. New listings have also eased, but it was not enough to prevent further inventory gains, keeping months of supply above five months.
  • The amount of oversupply has impacted prices. April residential prices totalled $406,700. This is nearly four per cent below last year’s levels. Price declines were slightly higher in the attached sector, with a year-over-year decline of nearly five per cent.
 
 
             
 
Read full post

I have just listed a new property at 111 DEERCROFT PL SE in Calgary.
Beautifully renovated four level split home with a matching double detached garage, in a family-friendly, prime cul-de-sac location close to the school and Fish Creek Park! This large floor plan is stylishly renovated inside with quality at every corner. Features include wood floors on the main, fabulous new kitchen with quartz countertops, subway tile backsplash, gorgeous stainless steel appliances and a new skylight over the nook, three good sized bedrooms up with two new full baths. On the finished third level you’ll find a gorgeous family room with large windows and a beautiful gas fireplace, another 3 pc renovated bath, a fourth bedroom or den & a laundry room! The fourth level is unspoiled with NEW mechanicals. The windows have been replaced, as well as the shingles & there's a new front door. This perfect family home is truly in move in condition - put this one on your list and book your viewing today!
Read full post

Please visit our Open House at 189 MT DOUGLAS CI SE in Calgary.
Open House on Saturday, May 11, 2019 2:00PM - 4:00PM
Giving new meaning to “move in ready”, this professionally renovated, fully finished (3428 SF total) family-friendly home is what YOU have been waiting for! Attention to detail is evident throughout as soon as you walk in. Main floor has been opened w/walls removed - gorgeous chef’s kitchen w/huge island is expanded with tons of cabinets & opens to both the dining rm & the family rm. Nook area features a French door leading to the oversized rear deck w/gas BBQ line. Don’t forget the main floor office, 2 pc bath & expanded mud rm w/laundry hook ups. 2nd floor is bright & spacious w/cathedral ceiling over main entrance, master retreat w/luxurious 5 pc ensuite (did you see the pictures?) & walk-in closet, 2 additional bedrooms – both w/expanded closets, reno’d main bath & another flex rm. Lower lvl offers the same level of finishing: rec rm, 4th bdrm, 4 pc bath & media rm w/built-in bar area. Be sure to check out the extensive upgrades/renovation list on the supplements section and book your viewing TODAY!
Read full post

I have just listed a new property at 412 5115 RICHARD RD SW in Calgary.
Amazing value & the opportunity you have been waiting for! This updated, TOP FLOOR, bright & sunny 1 bdrm suite in Trafalgar House is perfect for the savvy investor, professional or student at Mount Royal University. From your door it’s a short walk to Mount Royal University, local shops, restaurants, Tim Hortons - don’t forget the local transit hub is close by and it’s a short drive to Downtown. You’re going to love all this suite has to offer: new carpets, new stainless steel appliances in the entertainment style kitchen, designer light fixtures, sunny east exposure & balcony, corner gas fireplace, French doors to master bdrm with walk through closets & ensuite bath, in-suite laundry (hurray!), titled underground parking PLUS a storage locker. Great building amenities include on-site management, bike storage, plenty of visitor parking, owners lounge with pool table, onsite gym & a car wash bay. Be sure to add this suite to your list and book your viewing today!
Read full post

Beautifully upgraded 2 bdrm PLUS Den, 2 1/2 bath, estate sized suite, high atop “A” tower at Eau Claire Estates! Enjoy lovely expansive views in all directions - Mountain & River views plus city skyline! All baths and kitchen are renovated, extensive built-ins and cabinets by Legacy Cabinets are throughout the suite, gorgeous stainless steel appliances in the kitchen with sunny nook area, solid surface countertops throughout, engineered wood floors, fireplace in the den, luxurious en-suite bath with double sinks and huge two person shower! There are two separate titled parking stalls included. AAA building amenities include 24 hr concierge service, plenty of guest parking, renovated indoor swimming pool & spa, fitness facility, huge south side terrace on the main level, car wash bay, gorgeous manicured courtyard & a putting green. Condo fees include everything! Come live the lifestyle you have been waiting for.

#condocalgary #condoscalgary
Read full post

I have just listed a new property at 1702A 500 EAU CLAIRE AV SW in Calgary.
Beautifully upgraded 2 bdrm PLUS Den, 2 1/2 bath, estate sized suite, high atop “A” tower at Eau Claire Estates! Enjoy lovely expansive views in all directions - Mountain & River views plus city skyline! All baths and kitchen are renovated, extensive built-ins and cabinets by Legacy Cabinets are throughout the suite, gorgeous stainless steel appliances in the kitchen with sunny nook area, solid surface countertops throughout, engineered wood floors, fireplace in the den, luxurious en-suite bath with double sinks and huge two person shower! There are two separate titled parking stalls included. AAA building amenities include 24 hr concierge service, plenty of guest parking, renovated indoor swimming pool & spa, fitness facility, huge south side terrace on the main level, car wash bay, gorgeous manicured courtyard & a putting green. Condo fees include everything! Come live the lifestyle you have been waiting for.
Read full post
Categories:   Altadore, Calgary Real Estate | Auburn Bay, Calgary Real Estate | Bankview, Calgary Real Estate | Beltline, Calgary Real Estate | Bridgeland/Riverside, Calgary Real Estate | Bridlewood, Calgary Real Estate | Charleswood, Calgary Real Estate | Chestermere, Chestermere Real Estate | Coach Hill, Calgary Real Estate | Cochrane, Cochrane Real Estate | Country Hills, Calgary Real Estate | Cranston, Calgary Real Estate | Crescent Heights, Calgary Real Estate | Crossfield, Crossfield Real Estate | Currie Barracks, Calgary Real Estate | Deer Run, Calgary Real Estate | Douglasdale/Glen, Calgary Real Estate | Downtown Commercial Core, Calgary Real Estate | Downtown West End, Calgary Real Estate | Eau Claire, Calgary Real Estate | Evergreen, Calgary Real Estate | Fairview, Calgary Real Estate | Garrison Woods, Calgary Real Estate | Glamorgan, Calgary Real Estate | Glendale, Calgary Real Estate | Haysboro, Calgary Real Estate | Highwood, Calgary Real Estate | Hillhurst, Calgary Real Estate | Huntington Hills, Calgary Real Estate | Killarney/Glengarry, Calgary Real Estate | Lake Bonavista, Calgary Real Estate | Lakeview, Calgary Real Estate | Lincoln Park, Calgary Real Estate | Lower Mount Royal, Calgary Real Estate | Mahogany, Calgary Real Estate | Maple Ridge, Calgary Real Estate | McKenzie Lake, Calgary Real Estate | McKenzie Towne, Calgary Real Estate | Mission, Calgary Real Estate | New Brighton, Calgary Real Estate | Nolan Hill, Calgary Real Estate | Oakridge, Calgary Real Estate | Okotoks, Okotoks Real Estate | Parkland, Calgary Real Estate | Patterson, Calgary Real Estate | Ramsay, Calgary Real Estate | Rural Rocky View MD, Rural Rocky View County Real Estate | Saddle Ridge, Calgary Real Estate | Sage Hill, Calgary Real Estate | Signal Hill, Calgary Real Estate | Silver Springs, Calgary Real Estate | Somerset, Calgary Real Estate | St Andrews Heights, Calgary Real Estate | Strathcona Park, Calgary Real Estate | Sunalta, Calgary Real Estate | Sundance, Calgary Real Estate | Varsity, Calgary Real Estate | Woodbine, Calgary Real Estate | Woodlands, Calgary Real Estate
Data is supplied by Pillar 9™ MLS® System. Pillar 9™ is the owner of the copyright in its MLS®System. Data is deemed reliable but is not guaranteed accurate by Pillar 9™.
The trademarks MLS®, Multiple Listing Service® and the associated logos are owned by The Canadian Real Estate Association (CREA) and identify the quality of services provided by real estate professionals who are members of CREA. Used under license.