Series: Where are the Buyers? (Part 3 of 6)

Part 3 - Open Houses

So now that you’re an expert at marketing Edmonton real estate online (because you read the previous post), let’s start talking about offline marketing. Naturally, the first thing we all think about is the traditional “Open House” which has been around for years, and hasn’t changed in probably 80 years.

Do Open Houses still work?

The short answer is “NO”. At least, not in the traditional sense. But that doesn’t mean that they don’t have their uses.

Traditionally, open houses are used to draw in buyers to the Edmonton home and expose the property to a large number of buyers all at one time. It used to be that you’d have 15 or more couples come through the home in a 2 hour period, which is terrific exposure for your home into the Edmonton real estate market.

Over the past decade, the traffic at open houses in Edmonton has dropped dramatically. Why? See the previous section of this series to see where the “lookie lou’s” are going to snoop at your home. Basically, they aren’t coming through the open houses anymore; they’re going online.

This is a good thing. In my opinion, the traffic of open houses was artificial to begin with. Most of your traffic was from snooping neighbors (my wife is terrible for doing this…) people looking for decorating ideas (I prefer visits from the neighbors) and unqualified buyers who aren’t sure of the process and usually aren’t in a position to close on a sale anyways (Can you say “waste of time”?).

Because of the way open houses are advertised, signs scattered throughout the neighborhood with directional arrows on them, the buyers who come through usually aren’t even aware of the price, features, and size… so they really aren’t qualified at all.

When is an Open House Effective?

It’s effective in 2 situation, usually for 2 very different reasons.

1. The first week you’re on the market - This is a great time for us Realtors to have an open house for you. Why? Because it gets all your neighbors out of our way. I’m sure they’re nice people, and have been great to live next to. But for Realtors they can be a bit of a pain-in-the-butt. They aren’t buying your place, but they are calling me for details on the home. I don’t know who they are, so I’m trying to convince them to buy the home and following up with them for that reason. This means they’re taking up time that I could be spending pursuing real buyers for your home.

By having an open house as soon as we start marketing your home, we can give them an opportunity to see the home and leave us alone from there onwards. It makes us more effective for you.

In an ideal world, I like to have this open house BEFORE we even go onto the market. This way we can use your neighbors as a “dry run” before we get in front of the real buyers. Think of it as a pre-opening for a restaurant; the staff get to practice on people they know and that aren’t paying them anyways. Same thing here. We can track their comments and opinions, looking for any deficiencies or problems that we may have missed.

For more about the pre-mls open house, read my post about my “Killer Open House” system.

2. When we’ve had a lot of inquiries - If we’ve had a lot of people ask/email about your home, but we’re having trouble convincing them to come and see it, then we’re in a position to host an open house. Lots of lead time on this open house means that we can mail/email/call all these people to come and see it. Since we’re going to be there anyways, they don’t feel like they’re imposing on anyone so they often show up.

This is particularly effective in busy markets, when the sense of competition can drive people to fast decisions… and maybe multiple offers can materialize. In a slower market, this can just scare people away.

Next we’re going to look at another time honored marketing method; the newspaper and classifieds advertising.

Have a great day!

Selling

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How Do I Get Rid of DeadBeat Tenants in Edmonton?

This installment of “ask John” comes from a friend and fellow real estate investor. He’s having some trouble with a tenant… here’s his email.

Hi John.

I have some losers that aren’t paying their rent. I hired a Baliff, and she got a judgment and eviction order for me. They were given until today to get out. What do I do if they don’t leave?

- Dino

Heya Dino!

I’m sorry to hear that you’re having problems. But at least you aren’t dealing with this every month!

First, I’m not an expert on this subject. I would suggest that you call your lawyer and/or the Baliff that handled the eviction and judgement. They’d know better than me.

But I would assume that the tenant would comply with the court order. That’s a pretty serious thing, being ordered out by a judge. I think that disobeying it means going to jail…

So I would go to the property after their deadline and make sure they’re gone. If they’re not in the physical property, then they have likely complied with the judge’s order. I’d change the locks at that point and get it ready for a new renter. You don’t want them coming back and being spiteful and damaging the property.

If they’ve left any junk in there, which I would guess that they probably have (old furniture that they don’t want, ratty old clothes, grabage, etc.) then I think you have to hold it for 30 days to let them collect it. I’m not sure if they have to pay the rent to get it back? That’s something I would confirm with the lawyer.

Good luck and let me know what happens!

- John

Ask John

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Is There a Place for Real Estate Investors in Edmonton?

Real Estate InvestorsWith the recent downturn in the Edmonton real estate market, many people are thinking that buying investment property in Edmonton is a bad idea. Why buy a product that is dropping in value, right?

The recent influx of investors into the Edmonton housing market has shown us that it’s not for everyone. You have to handle it right; and do it systematically. Here’s some advice from 2 of the smartest real estate investors in the world…

“I buy property for the monthly income. The periodic property gains are secondary. Because my properties have positive cash-flow, I am less concerned by down turns and less dependent on upswings to make a profit.” - Robert Kyosaki, author of “Rick Dad / Poor Dad”

This caption, in a nutshell, defines how savy real estate investors around the world make a lot of money. it’s also the ideology that allows them to weather the bad markets and profit in the good ones.

Basically, these people buy investment property that they don’t have to put money into every month. The rent covers the mortgage, maintenance, and other expenses. The investor will even increase their down payment to get the monthly payments to where they want to be. This way, if the real estate values drop… the investor is still making a profit from the property and can afford to “Weather the storm”. Likewise, the investor doesn’t have to worry about the value going up to turn a profit. That’s not what it’s about for them.

I buy property with the intention of never selling it.” - Walter Sanford, World Reknowned Real Estate Investor and Trainer

Almost as important as cash-flow, the type of property that you buy can be crucial. Buying a property with the intention of selling it right away will allow you to overlook certain aspects of the home, such as maintenace and cash-flow. But if you’re buying it to keep it forever you start to worry about things like a 5 year plan of maintenance and what the neighborhood will be like in 20 years.

As a real estate investor myself, I buy Edmonton investment property only when these 3 questions are answered with a “YES.”

1. Will it cash-flow right away?

2. Will I still want to own this in 15 years?

3. Would I sell this to a client of mine?

Question 1 is obvious. I want a monthly income from this property. In fact, I often put more than 20% down on the property to make it cash-flow in a positive manner. I would rather buy a $300,000 property with 35% down and a positive cash-flow than buy a more expensive home with less downpayment and a weaker cash-flow.

Recently people have been buying the most expensive property possible, regardless of the cash-flow position of the property. They do this because a home worth more will show a higher return on property value increases. This is great… so long as the market goes up for them. It’s a risk, and one I’m not willing to take anymore.

Question 2 comes straight from Walter’s suggestions. I am only looking at rental property that will be still be good in 15 or 20 years. This means that I’m looking at newer homes, or condos with solid financial plans. I want to have an investment in 15 years… not a “tear down”. I find that the condition of the property is a bigger issue for me now, which means I’ll probably inherit fewer problems with the property.

Question 3 is my own. This forces me to take an objective view of the home. If it’s not good enough for my clients, then it’s not good enough for me. I take a great deal of pride in getting my clients the best home possible for their specific price point; but can easily forget to do the same for myself. So if I won’t put a client into the home… then I won’t buy it for myself. For your own “measure” ask yourself this: Would you let your own mother rent it from you? (This assumes that you like your mother!)

In a nutshell, here’s what you should be looking at when buying an Edmonton property for investment. Buy a property that will sustain itself so that you aren’t supporting it out of your own pocket every month. This will reduce your stress when your personal circumstance changes. Buy it with the intention of owning it long term. This will get you a higher quality property because you’ll be more selective about deficiencies and possible problems.

Finally, don’t stress about the property value on a month-to-month basis. If you follow the guidelines above, you’ll be making money every month in the form of money in your pocket. In 20 years you’ll have a nice piece of real estate that HAS GONE UP IN VALUE SIGNIFICANTLY and has no mortgage on it. Retirement anyone?

Investing

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Series: Where Are the Buyers (Part 2 of 6)

In the first part of this series, I gave you a brief overview of what to expect from this series. If you skipped that post, I suggest that you take a few minutes to read it.

This section is focused on ONLINE MARKETING. So let’s get to it.

According to all sorts of studies, done by groups like “The National Association of Realtors” in the U.S. and “The Canadian Real Estate Association” as well as companies like “Point2Agent” and other marketing firms, the internet is the single largest marketing medium available for the marketing of real estate. They quote numbers anywhere from 85% - 98% of home buyers are referring to the internet for their property information. The reason is very simple; people can look at literally 1,000’s of homes and sort through them using search criteria until they have a pure list of homes to consider. This is something that newspapers, open houses, and other advertising mediums simply can’t offer.

So how do you tap into this plethora of buyers?

1. Portal Sites

First, you need access to large “portal sites”. These are websites that populate with homes from many different sources. For instance, www.mls.ca populates with houses from various real estate associations from across the country. This is to the advantage of the consumer because they don’t want to visit every little website out there to see a couple of houses here, and a couple of houses there.

Some samples of large portal sites include:

For most “for sale by owners”, the only website available to them is www.Comfree.com which isn’t a bad site; but when looking at how many other sites are out there… it’s just not enough to effectively compete.

Most of these real estate portal sites don’t actually contain the listings themselves, but instead populate from various sources. For instance, www.mls.ca and www.realtor.ca populates with the listings of every real estate association in the country. www.Point2homes.com contains all of the properties listed with agents who use their website system.

These large portal sites provide the most homes possible, and most of them have search features so that your home buyer can narrow down their list to a manageable number. Many of them even include “future updates” so that when your home gets listed on their site, it gets emailed out to a list of potential buyers in the Edmonton real estate market. More on databasing later…

2. Classified Sites

Classifieds have always been a big part of any advertising. Historically, it’s always been in the back of the local newspapers that you find classifieds. Not so anymore. Sites like www.craigslist.com and www.kijiji.com have become powerhouses of classified advertising. They’re open to almost anyone to post an ad, usually for a very affordable fee.

We all remember the days before EBay, right? Imagine life without them now…

The strength of these sites is in their search-engine placement. Because of how they’re made, they show up very high on the search engine rankings. For instance, if you visit www.google.com and search for “Edmonton Real Estate” you’ll find more than a few of these sites there.

While not real estate specific like the portal sites, classified sites present an affordable 2nd tier of internet exposure. They have a different group of buyers associated with them, which is a good thing for a home seller to keep in mind.

3. Agent Sites

Almost all agents now have their own website. It’s become a staple of the business, the way open houses and car magnets were in the 1970’s and 1980’s. But really, how effective are they in selling Edmonton real estate?

Surprisingly, they can be very effective. The main reason is that the agent is probably advertising the site throughout the local community. A large portion of the buyers for your home are probably local, moving up or down. So the ability of the agent to penetrate this local market is critical to your success.

Ensure that the agent you hire is aggressively advertising either your home or his/her website in the areas that your buyer will be located. In most Canadian cities, people move from one neighborhood to another. So advertising inside of your current neighborhood isn’t nearly as effective as advertising to the neighborhood 10 minutes away which is priced about 20% cheaper than yours.

Pay attention to the online strategy of the Realtor you hire. It will have an impact on the amount of traffic you get through the home. Go find their site online. If you can’t… nobody else can either!

4. Property Site

This is something that we started doing about a year ago. It’s a decent way to not only get new leads on your property, but more importantly it’s effective at retaining your buyer prospects.

When people find your home at one of the above websites, they’re provided with your domain name for your property. That makes it easier to find your home again, without going through the thousands of other similar homes on the market. They just punch in your very easy to remember website name, and POOF! there’s your home.

I refer to this as “sticky marketing”.

Marketing Edmonton real estate online is a very different proposition than most other mediums. People almost never buy “on the spot”, so we have to be accepting of them viewing your property several times before they contact us for a viewing, let alone buy it! That’s where your domain name comes in… making it easier for Edmonton home buyers to find your home.

In the 3rd installment of this series, we’ll look at the oldest marketing method for marketing real estate… the open house. Does it still work? Or has it faded into history?

Selling

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Series: Where Are The Buyers? (Part 1 of 6)

Welcome to the first installment of “Where Are the Buyers?”. In this series of blog articles, we’ll look at the current Edmonton real estate market and how to most effectively find buyers for your Edmonton home. We’ll focus on how to make contact with them, and discuss who’s actually buying Edmonton homes today.

First, let’s look at an overview of each section.

Part 1 - introduction (you’re reading it right now…)

Part 2 - Online - How valuable are the webleads? What websites generate the most leads and the best leads?

Part 3 - Open Houses - Honestly. Do they work? Sometimes they do, sometimes they don’t. The reasons might surprise you.

Part 4 - Newsprint and Classifieds - With the popularity of the Internet, do you still need newspapers?

Part 5 - The Importance of Databases - Huh? How can a client list make a difference?

Part 6 - MLS & Network Marketing - Don’t all agents have access to the MLS? Isn’t it all the same?

After reading through this series, you’ll probably know more about marketing Edmonton real estate than many of the real estate professionals out there. It’s true! I want my clients to know more than my competitors do, so that we can work better together and achieve your goals.

So the purpose of this series it to educate you, and help you to know where we market your home. Then maybe you’ll know why we have an excellent track record of Edmonton real estate sales success and how we can positively influence the sale of your Edmonton home. Visit us online any time at www.knock-knock.ca

KNOCK KNOCK!

Selling

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Edmonton Journal Writes a Great Series on the Edmonton Economy

Downpour or light drizzle?
Albertans brace for worst from economic storm
Darcy Henton and Bill Mah
The Edmonton Journal
EXPERTS OFFER THEIR PREDICTIONS: A stock ticker at 101 Street and 102 Avenue tracks the market's woes.
CREDIT: Candace Elliott, The Journal
EXPERTS OFFER THEIR PREDICTIONS: A stock ticker at 101 Street and 102 Avenue tracks the market’s woes.
Canadian Western Bank president Larry Pollock says his bank is seeing strong loan demands as foreign banks retreat, because of the global financial crisis. "If you didn't watch TV and read the papers, you wouldn't know there's a whole lot wrong in Alberta," Pollock says. "It's a little slower than it has been, but the economy was so white hot it wasn't sustainable."
CREDIT: Ed Kaiser, The Journal
Canadian Western Bank president Larry Pollock says his bank is seeing strong loan demands as foreign banks retreat, because of the global financial crisis. “If you didn’t watch TV and read the papers, you wouldn’t know there’s a whole lot wrong in Alberta,” Pollock says. “It’s a little slower than it has been, but the economy was so white hot it wasn’t sustainable.”

EDMONTON - Dark clouds of a recession that hang over Alberta appear to foreshadow a major economic tempest, but financial experts can’t say with certainty how hard the winds of misfortune will blow.

The financial turmoil in the stock market has spilled across the province, affecting everything from the timing and scope of major oilsands projects to housing developments.

Automobile sales, one of the early indicators of a recession, have dropped for only the second time since 2003. Housing starts and retail sales are slumping as Albertans brace for the worst.

Some economists say the province is in great shape to ride out the storm, that a little cold water on the sizzling hot economy may be a good thing in the long run.

Others predict an economic tsunami, warning Albertans to batten down expectations and prepare for up to 18 months of financial turbulence.

Which view is correct? Only time will tell, but caution is the watchword.

“Without question, Alberta will be affected by the slowdown we’re seeing in the United States,” said Todd Hirsch, senior economist for ATB Financial. “Alberta can’t escape this, but we’re in the best possible shape one could imagine if there are headwinds coming.”

Hirsch expects the Alberta economy to slow down, but nothing like the recessions of 1981-82, when interest, inflation and unemployment rates were sky high.

He anticipates the provincial economy to continue to grow up to two per cent a year — much slower than in 2006, when it grew at a staggering 6.5 per cent, but still expanding nonetheless.

“I am not expecting a recession in Alberta,” Hirsch said. “Canada will likely go into recession, but that slowdown will be focused primarily in Ontario and Quebec.”

Peter Tertzakian, chief energy analyst at ARC Financial Corp., is not so optimistic.

He won’t rule out the possibility that Alberta is entering a major recession.

“I think there’s a sense of denial here still,” he said. “We need a wake-up call.”

Tertzakian said every economic measurement is heading down. Expect to see budget cuts in the private and public sectors.

“With all the indicators down, I am not quite sure how it is that some people think we’re immune from this situation.”

The first thing people must do is accept that the situation is serious and that it could be 2010 before the economy begins to recover.

“Don’t live in a dream world. We’re all affected as Canadians and even as Albertans,” Tertzakian said.

“There’s been substantial damage done. The recovery period will take time. It’s like an earthquake. We have the aftershocks and then we have to rebuild. This has been a pretty serious seismic event in the financial world.”

Jim Kershaw, a senior vice-president with TD Waterhouse and the company’s Western Canada regional manager, agreed Alberta is entering a recession.

“You have to be prepared to accept that 2009 will be a tough year,” he said. “Some say it will be 2010 until we see signs of real recovery. If it is, it will be longer than recent downturns, but still not exceptional in comparison to past experience.”

Tertzakian said Edmonton is vulnerable because so much of the city’s fortunes depend on the oilsands. For example, Suncor’s decision to slash spending by $3 billion is likely a $12-billion hit to the economy.

“The multiplier effects of dollars spent will really shrink,” he said

Economists warn that there’s a big difference between being cautious and outright panic, but it’s hard not to be fearful when there’s an almost daily barrage of bad news.

“You open up the paper and you turn on the TV and the market is down 800 points and everybody starts panicking,” said Marc Perras, president of the Realtors Association of Edmonton.

“It just becomes so self-fulfilling because we stop spending and all of a sudden, the economy is terrible. The truth is our local economy is still very strong.”

But the huge market swings have made it scarier and more unpredictable than the 1980 bust, said Roger Gibbins, president of the Canada West Foundation.

“The thing I remember most clearly about the 1980s were the inflationary pressures,” Gibbins said.

“I don’t recall being buffeted on so many fronts with such rapidity. I didn’t sense in the ’80s that the global financial system was crashing, that the major financial institutions were teetering on the brink. This seems to be a bigger, more rapid, less easily understood mess than we were in before.”

Wake-up call

Laverne Martin-Forbes, a 64-year-old psychologist who was planning to retire next year until she lost 25 per cent of the value of her investments, said the market turmoil is a wake-up call.

“It will make us all more careful,” she says. “It was absolute insanity the way people were overextended, especially south of the border, personally and at a government level, living on borrowed money as if there would be no reckoning day.”

Economic experts agree there are lessons to be learned.

The downturn in the economy will give Albertans a “nasty knock on the head,” but it, too, will pass, said Jason Brisbois, chief economist at the Western Centre for Economic Research at the University of Alberta School of Business.

“We’re slowing our descent and coming in for a landing that won’t be totally smooth, but won’t jar anybody out of their seats,” Brisbois said.

“People should be thankful they live in a country with a financial system as stable as Canada’s. We’re not at the economic peak we were a couple of years ago, but we’re not facing the same degree of economic difficulty faced by most countries.”

Larry Pollock, president of the Canadian Western Bank, is confident of an economic rebound.

Last month, his bank announced the purchase of 72.5-per-cent ownership of Edmonton-based Adroit Investment Management Ltd., which will provide investment services to his bank’s clientele.

Pollock said his bank is seeing strong, high-quality loan demands because its competitors, particularly foreign banks, aren’t as active as a result of the global financial upheaval.

“If you didn’t watch TV and read the papers, you wouldn’t know there’s a whole lot wrong in Alberta,” he said. “It’s a little slower than it has been, but the economy was so white hot it wasn’t sustainable.”

He said the economy “needed a settling down” so companies could get labour and other costs in line.

TD Waterhouse’s Kershaw said the shares of oilsands giants have “been pounded down to levels no one expected them to go” and that doesn’t bode well for smaller companies.

“If the large companies are going down, the smaller companies will go down faster,” he said.

Some businesses, he said, won’t survive.

“As much as it sounds cold, it’s part of the cleansing process that must occur in order to get to the other side of this.”

Kershaw said Albertans won’t suffer like people in the U.S., some of whom are losing their homes, but they should adopt a cautious approach to spending.

“It’s not all gloom and doom,” he said. “Everybody has seen these cycles before. The economy will eventually recover and start to grow again.”

dhenton@thejournal.canwest.com

bmah@thejournal.canwest.com

From stock markets to retail markets, the economic tailspin has settled in. In a four-day series, Journal reporters Bill Mah and Darcy Henton take a look at the financial crisis and how it is hitting home.

- [Friday]: It’s going to get bad — but how bad is it going to get?

- Saturday: The new frugality has taken the swagger out of shoppers.

- Sunday: Crash victims, from students to seniors.

- Monday: On the bright side, there really are some winners.

edmontonjournal.com

© The Edmonton Journal 2008

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Edmonton Real Estate Market Update - October 2008

It’s amazing how quickly a month blows past! It seems like just a few days ago I was writing the September Report for the Edmonton Real Estate Market; and here I am again!

For those of you who don’t want to read my long winded report, let me tell you this. It wasn’t a good month for the market in general, and sellers specifically.

Edmonton Real Estate Stats - October 2008How bad? Well… the sales to listing ratio for the city of Edmonton was down from 55% in September, to 43.57% in October. That’s not good; it’s the lowest we’ve seen since April. It’s also the 2nd worse October that we’ve had this decade.

Prices? Down. Sales? Down. Everything? Down.

But here’s the good news… we’re still doing better than last year. Given the beating that the financial markets took in October and the political uncertainty in both Canada and the US; October was better than it very easily could have been. But it still wasn’t a good month for the Edmonton real estate market.

I don’t think anyone in the real estate world predicted the unbelievable things that happened in October in the financial world. It sucked; plain and simple. There isn’t a single market or sector that hasn’t been affected. Real Estate is no exception. I think, given that the financial world is down… what?… 30% in a month?… that our hit in activity and prices is fairly minimal.

I thought perhaps you’d like to have a peek at the “year-to-date” numbers, so that you can see how the Edmonton real estate market has been behaving this year.

Edmonton Real Estate

Have a great month everyone! I’ll see you in early December with a similar report…

Market Review

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Why MLS Beats ForSaleByOwners Every Time

OK… so I start this blog post with an admission that I am biased. I’m a Realtor, and I believe in the MLS system. Not because I have to believe; but because I have seen it work time and time again. I understand it, and I know how the MLS system gets homes sold.

This blog post isn’t a pep-talk about the MLS, and I’m not trying to convert you… it’s a simple explanation of how the MLS works, and what makes it so effective in the Edmonton real estate market. Here we go…

The MLS is effective because of the vast number of real estate agents that are members of the Edmonton MLS. Each of us compete to get a client; those golden qualified buyers. But once we have that buyer, we have access to literally thousands of homes throughout the Edmonton area.

We can take that buyer by the hand, and lead them through your home. Even if we don’t personally have your home listed. That allows us to expose the buyer to more homes, and makes it more likely that we’ll put the sale together with that buyer.

So basically, every single competing listing on the MLS is a lead generating tool for the sale of your home. You have more than 3,000 Realtors working to put a buyer into your home for you.

For Sale By Owners are, by their very nature, loners. They get 1 shot at that buyer, and ForSaleByOwner sellers aren’t going to share their buyer leads with each other.

The more chances you have at the buyers; the more chances you have at a sale. It’s that simple.

- John Carle
www.knock-knock.ca
ReMax Real Estate

To review MLS listings, go to http://www.knock-knock.ca/property_for_sale/index.shtml

Selling

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2 Months in A Row… Top 10 Realtors

Once again, I’d like to thank Cathy, Dave, and the entire knock-knock.ca support team for once again being one of the top 10 agents in the office.

Consistently great… that’s my team!

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St Albert Real Estate Market Review - October 2008

Welcome to the St. Albert real estate market review; looking at the St. Albert real estate market and what’s happening to our property value and the St. Albert housing situation.

Let’s get straight to it. St. Albert real estate shouldn’t wait!

The graph below shows you the activity in St. Albert, year to date, based upon listing prices, sales prices, and how long the homes that sold have been on the market (Days On Market).

St Albert Real Estate Market Stats

The graph above shows that marketing times are consistent throughout the year in St. Albert, with little significant variance. That’s a good thing… it shows a healthy market in St. Albert.

Price. Prices in St. Albert have been up/down every month; where the Edmonton real estate market has seen a more consistent trend in the pricing. This is likely because St. Albert is a much smaller market, and as such individual sales are influencing the month-by-month sales prices. But the trend this year has certainly been a downward trend; although not as severe as we may think. The lowest month was approximately 10% lower than the best month; not the 20-30% that some people are reporting!

What I do find significant is that the ratio of new listings to sales is getting very strong. September was a fantastic 76%… although October was a brutel 52%. This dramatic slow down was caused, in my opinion, by the terrible financial events around the world. As that settles down, we’ll see the ratio in St. Albert return to normal.Anything about 50% is a solid market in my opinion. I believe that the national average sits somewhere around 55%.

All in all, the current situation in St. Albert is surprisingly good. We are outperforming Edmonton in most every aspect of the market, including price and marketing time. WOO HOO!

Market Review

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