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PLANNING to SELL - Design Ideas
MARKET REPORT SPRING GARDENING
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Welcome In this month’s edition we went out to some top industry watchers and subject matter experts to get answers to the most popular questions about homes and the housing market. If you have any questions that you would like answered by our staff, please do not hesitate to send them along to me by e-mailing editor@kelownarealestatemagazine.com. Spring is the time to get into action and where you plan to do a renovation or just get your garden looking good with the minimal effort we have great ideas and tips for you. David Hughes Chief Editor
CONTENTS 4 MARKET REPORT - April Update 12 HOME DESIGN - Ideas for Resell 18 GARDENING - A 15 minute wonder! 22 NEIGHBOURHOOD SPOTLIGHT - The Quarry
Enjoy
Cover
Video Presentation Page 8
Featured Property 464 Rockview Lane Kettle Valley, Kelowna See Page 6
MARKET|REPORT Q & A session with real estate market analyst Anthony Woodward Q: We keep hearing how hot the Okanagan market is, but we know statistics can be twisted. Is it really a hot market right now? A: In general the market is very strong with the underlying economics looking positive. However, if we look closely we see different price points show different results. Single family housing between $350,00-$600,000 is in high demand. This has driven down the inventory levels of homes in this range that are priced fairly. The reduced inventory combined with low mortgage rates is leading to multiple offers on many homes in this range which is driving up pricing. Not all of the categories are doing well though, home sale over 1m are actually down in 2015 when compared with the same period in 2014 as of May 9th. Q: So do you feel it is a good time to sell? A: That is a personal question as everybody’s situation is different. As a market watcher I only advise on trends. However, I can say that no hot market ever lasts. So if you do plan to sell in the next 6-12 months right now would be a great time to make the move. Be warned, people lose more money in hot markets than they do in an average market. By lose, I mean
optimal sales price versus what you achieve. Knowing how to get top dollar in a hot market is an area where a great realtor can more than pay for their fees. It’s true, anyone can sell a home in this market, you can even sell it yourself. However, not everyone knows how to leverage the market to maximize return on investment. I see a great deal of variation on sales prices right now. Q: Where do you see the market going in the next six to 12 months? A: In today’s global economy it becomes increasingly harder every year to predict longer term patterns. It seems there are so many influences. However, historically the Alberta market has been an indicator of our own. Simply put whatever is happening there has happened in the Okanagan a year later. Pricing is no longer on the rise there, however the homes under $600,000 are still selling at a good rate. The warning signs are there though with increasing inventory levels at every price point and the expensive home sales have really slowed. There is enough political uncertainty in that province to warrant some concern. My prediction is a strong market in the Okanagan for homes under 1m right through to late 2015 where I predict things starting to level off. All good things come to an end, how long this hot market will last nobody knows for sure! Anthony Woodward Staff Writer with over 23 years experience Real Estate analysis.3
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KELOWNA & AREA RESIDENTIAL HOME SALES Single Family Homes - Peachland to Oyama
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Year to date MLS速 statistics for Central Okanagan area as provided by OMREB.
CENTRAL OFFICE
onDOWNTOWN the Westside!
DOWNTOWN
BIG WHITE
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FEATUREDPROPERTY
464 Rock
Lane, Kett
kview
tle Valley
The owners of this property partnered with a top class builder to create a home that feels like a tropical resort. Fixtures and fittings for this home have been imported from all across the world to create this feeling of being on a luxurious vacation every day. This painstaking commitment to the fine details of creating this environment provide you with lot’s of WOW moments and several spaces that will call out to your soul and encourage you to relax! Start your day at the front of the home where you can enjoy a coffee and morning sun in privacy, only the deer in the green space behind over-look your patio.
End your day on your covered 100% private deck looking at the lake and stars. Head to the wine room to select a bottle and drink it at either of the beautiful custom imported bars. The unique beauty is complimented by some very practical features such as over-sized triple garage with room for boat parking and a workshop area. Custom cabinetry with solid wood drawers and much more There is simply not enough room for all of the details that this fine home offers in this limited space. 5 Beds 3 + 1 Half Baths 4,134 sq.ft. $1,275,000
Not 8 intended to solicit properties currently listed for sale or under contract. All information is from sources deemed reliable. RE/MAX Kelowna - An independent member broker
VIDEO PRESENTATION Click to Play
Call Steven at 250 575 1432 right now take a Tropical Vacation of your own for an hour and see all of the extras we had to miss here!
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2015 BMW X1 xDrive28i
$5000 $2500 $5000 $0 $2500
OR
$369 $425 $369 $479 $425
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Cash Down
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$0
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OFFER ENDS APRIL 30TH, 2015
Kelowna BMW
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2530 Enterprise Way | Kelowna, BC | 250-860-1269 | www.kelownaBMW.ca
Kelowna BMW 10
DL#30413
European model shown. Features and equipment may vary in Canada. Total selling price for a base model 2015 BMW X1Drive 28i All-Wheel Drive starts at $36,990 which includes MSRP, ($39,840 freight and PDI of $2,495), dealer administration fee ($495), A/C levy ($100), tire stewardship fee ($20). **Lease offer of 48 months based on stock #B15-108. Monthly payment is $479 plus taxes with $0 cash down payment. Total due at signing $1,819.03 which includes first monthly payment, security deposit of ($550) plus documentation fee ($499). Annual kilometres limited to 12,000 kms; 15¢ per excess km. Residual value of vehicle at end of term $18,054.80 & total obligation $24,212.18. Offer subject to availability, maybe cancelled without change or notice. Please visit Kelowna BMW for full details.
2530 Enterprise Way | Kelowna, BC | 250-860-1269 | www.kelownaBMW.ca
DL#30413
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Not intended to solicit properties currently listed for sale or under contract. All information is from sources deemed reliable. RE/MAX Kelowna - An independent member broker
NEW LOOK|RE-SELL 1. Which rooms give you the best rate of return as far as re-sale goes?
The rooms designed to provide task function in the home are the spaces that give the best rate of return; kitchens and bathrooms are the costliest to redo but also provide the better investment when it comes to remodelling. Today’s homeowner can reduce their remodelling budget in a number of ways: - Habitat for Humanity Restores provide a wide range of gently used home improvement items such as countertops, cabinets, appliances and lighting at a fraction of the cost of new. The store holds high standards in what they will accept so you won’t have to sort through badly damaged or overly dated items. - If you are buying new appliances, look for floor models at a discounted price. Often a scratch or two on the side of an appliance can be hidden by adjacent cabinetry. - Refinish rather than replace cabinets. A fresh coat of paint and some new hardware can do wonders to refresh a kitchen. If doors are badly damaged look at new doors only rather than full cabinets. - Limit the number of pullouts and drawers when selecting cabinetry. In cabinet hardware such as pull out pantry shelves can skyrocket a cabinetry budget.
2. What flooring options give you the best return?
When selecting flooring for your home, it is important to keep the quality of the flooring in line with the level of the home. Many new flooring products provide todays homeowners with many cost effective and interesting choices but the finishes need to 12
be in line quality wise to keep your investment smart. If concerned about resale, neutral shades of carpet, tile and hardwood in soft bones or grays are always best. One thing to keep in mind while updating- homes with minimal flooring changes read as larger and more harmonious.
3. Should we upgrade appliances if we are selling?
Fresh new appliances will certainly help you sell your home but they will not increase the value of your home. I caution against replacing only one or two of the appliances as the new appliances may make the others look worse by comparison.
4. Are paint colours important?
Paint colours help to create the way we feel in a space. Years ago, it was believed that dark colours make a room look smaller while light colours visually enlarge a space. The truth is, warm colours (colours with a yellow undertone) visually reduce a space whereas cool colours (colours with a gray undertone) visually recede walls and make a space look bigger. Stick to soft airy neutrals in subtle soft grays and bone colours if concerned about resale, these neutrals are easy to live with and allow architectural details and dĂŠcor to be star.
5. Is there any rule of thumb on how much you should spend on light fixtures etc and any tips on how to save in that area?
If you are looking at saving money when it comes to lighting, limit the number of recessed lights you install. The fixture, the labour for the cutting of the whole and insulation can push a lighting budget through the roof. Limit pot lights to areas of task such as kitchen and use wall sconces or ceiling mount fixtures in other areas. These fixtures can also provide more wattage than recessed lights limiting the number of fixtures required. Choose focal areas such as the foyer or dining room table to splurge on something special.
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ART 6. Should you put Art on every wall?
a beauty and refinement, few other hard
there needs to be spaces free of décor as
grades rated typically 1-5 depending on
the eye has no place to rest and this
cut budget costs but just remember, often
cluttered.
everyone’s taste. If granite or quartz are not
As with any focal point or feature area,
surfaces can. Granite comes in different
well. Without a gap between focal points
the manufacturer. Select a lower grade to
can make a space feel smaller and more
these lower grades can be busy and not
7. Is it worth spending extra on nicer counter tops?
in the budget, laminate companies have
A showpiece counter top can take a kitchen or bathroom to another level. Quartz and
granite can be very expensive but provide
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come a long way.
Linda Trenholm - Interior Designer B.A.I.D 1 (250) 317-8015 www.lindatrenholm.com
Not only are the patterns more realistic and
“If granite or quartz are not in the budget, laminate companies have come a long way”
$599,999
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16414 Carrs Landing, Lake Country
Probably the finest lake shore home in the Okanagan, definitely the most unique. You cannot replicate this home regardless of your budget. The proximity to the lake, boat house bar, extensive boardwalk and dock structure are all grandfathered and cannot be duplicated due to laws governing the lake shore. 6 Beds, 6 + 1 Half Baths 7,572 sq.ft., 0.62 acres
$8,888,888 The property can be shown to pre-qualified buyers with 24 to 48 hours notice. Call Steven Bergg at 250.575.1432 for details. Not intended to solicit properties currently listed for sale or under contract. All information is from sources deemed reliable. RE/MAX Kelowna - An independent member broker 16
347 Woodpark Crescent, Glenmore, Kelowna, BC [MLS®#: 10095200 ] Only home under $600,000 and over 3,000 sq ft in all of Glenmore at time of listing! Get the best family-friendly lay out with 3 bedrooms on main floor of this rancher! 5 Beds, 4 Baths, 3,408 sq.ft.
$550,000
8 1342 Shaunna Road, Black Mountain, Kelowna, BC [MLS®#: 10096280] Do you want the perfect lock and leave home close to everything but still with a feeling of being in the country? Here it is! This almost new immaculate home still has lot’s of warranty left on it, but it is unlikely you will need to use that, as this beautiful home is VERY well built. Enjoy looking out over rolling hills as you have your morning coffee on the well appointed balcony. 4 Beds, 3 Baths, 2,177 sq.ft., 0.16 acres $449,900
Not intended to solicit properties currently listed for sale or under contract. All information is from sources deemed reliable. RE/MAX Kelowna - An independent member broker
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Fifteen Minutes Per Day Can Add Up To
A Beautiful Flower Garden by A.J Hayward
T
his can be easily achieved once you have a organised, weed free garden to work, on so some concentrated work initially makes gardening a much easier and rewarding task for the rest of the summer. The main things you need to do in the summer are weed, feed, water and dead�head to keep plants looking good. Weeding, if kept on top of, need not be a back breaking chore. I walk round
my garden with a cup of coffee and check all is well most days. Any weeds which have dared to surface are quickly removed before they flower, therefore preventing them from seeding. I don’t include this as a gardening task it is just part of my coffee break. Any difficult weeds that need digging out are left until I am actually gardening and so have tools, gloves, etc. to hand. If you have a fairly large yard you may have an irrigation system but any plants that are not reached by this method will need you to get out the watering can. Remember; plants should not be watered in full sun as that can scorch the leaves as they dry; especially in the high temperatures in the Okanagan during summer months. If you are hand watering on a hot evening don’t water from a height, aim the water towards the base of the plant so it gets the maximum benefit. Watering with a can will of course make it easier for adding liquid fertilizer as well as using less water in the long run. If you have a watering system you should still feed your plants regularly, as per the instructions of the brand you use to ensure you get the best display out of healthier plants. If you have used organic mulch such as chipped bark round the plants when the ground is wet early in the season
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this will help to conserve the water in the ground. Plants can die very quickly if they are subjected to long spells without water then drowned, a constant happy medium is better for good root growth/health. If you keep up with dead�heading (removing dead flower heads) on a very regular basis when needed you will encourage the plants to flower better and prolong their flowering season. Plants allowed to go to seed due to not dead�heading die much quicker as the plant thinks it is the end of the flowering season. Ensure when you dead�head that you remove both the flower and the stalk it is attached to. If you want to collect seeds of annual plants put the seed pods in a brown paper bag and leave them until they have dried out and store them; old opaque plastic tablet bottles are ideal for storage. You can prolong the season for roses by dead heading too but use secateurs (pruning shears) and cut diagonally down the flower stem to just above a bud. Check rose leaves for black rot and rust and remove the leaves before they drop off onto the ground below as this goes into the soil and ensures disease next year. If you do the above on a daily basis it should not take long and your waistline will also benefit from the exercise! 20
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THE QUARRY NEIGHBOURHOOD SPOTLIGHT//
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he Quarry is known as the Lower Upper Mission, because it is the first subdivision in the Upper Mission and even has a select few homes at the bottom of the mountain. All six small streets are known for their outstanding quality of homes. The architectural controls have been very tightly up-held and it has created a neighbourhood renowned for it’s beauty and prestige. Homes in this area will often sell for a substantial premium over neighbouring properties very close by.
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One of the few companies allowed to build in the Quarry is Meadow Ridge Homes, Owner Miles Krahn spoke to us about the developers vision. “No two homes can be alike, I have submitted plans up to four times before I had them approved. This attention to detail, the views and the sports amenities have made this corner of Kelowna one of the most sought after places to live in B.C.”
THE QUARRY 636 Devonian Ave. Kelowna, BC The centerpiece of this stunning home is a specially imported water feature spanning two floors. This incredible piece of living art is representative of the three cornerstones of this home’s unique appeal and amazing value: quality, functionality and harmony with nature. The materials and colours for 636 Devonian were painstakingly selected to blend the inside of the property with the natural beauty of the Okanagan. The waterfall at the front of the home and the pond in the back tie in with the interior feature to help complete the feeling of balance between the outdoors and indoors. Functionality in all of its guises awaits the most discerning of buyers. This home is built for the chef, the entertainer and the lover of the outdoors. Quality craftsmanship is a hallmark of the Quarry subdivision, and nowhere is it more apparent than at this stunning address. 4 Beds, 3 + 1 Half Baths, 5,085 sq.ft., 0.23 acres
$1,190,000
SALE PENDING
Not intended to solicit properties currently listed for sale or under contract. All information is from sources deemed reliable. 23 RE/MAX Kelowna - An independent member broker
622 Peridot Place, Upper Mission, Kelowna, BC [MLS速#: 10092142] First time on the market for this Quality home in the most desirable and sought after lake view neighbourhood in Kelowna! This open plan walk out rancher has all the extra touches you wish for as it was custom built for this original owner. 4 Beds, 4 Baths, 3,918 sq.ft.
$869,000
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THE QUARRY
614 Quarry Avenue, Upper Mission, Kelowna
[MLS®#: 10097851] The perfect Mission walk out view rancher! Located at the foot of the mountain in what is generally referred to as the “Lower Upper Mission.” From this home you get the stunning views AND you can cycle to the Sunshine Market for your Veggies 4 Beds, 3 Baths, 3,058 sq.ft
$675,000
THE QUARRY
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THE QUARRY
$999,999
$699,999 26
970 Paret Crescent, Lower Mission, Kelowna [MLSŽ#: 10098294 ] Like New four bed + den home! The current owners have remodelled & repainted this home to bring you features such as rich and resilient walnut flooring and the chef’s choice Corian counters. The paint gives this charming & cozy west coast home a splash of contemporary flair. The work is all done here so you can relax outdoors 4 Beds, 3 + 1 Half Baths, 2,837 sq.ft., 0.14 acres $599,900
Not intended to solicit properties currently listed for sale or under contract. All information is from sources deemed 27 reliable. RE/MAX Kelowna - An independent member broker
Kirschner Mountain Dream Home with Stunning Views 1988 Kloppenburg Court, Black Mountain, Kelowna, BC Centrally located on Prestigious Kirschner Mountain this executive walk out rancher has fully city and lake views from both levels plus a private yard! The current owners took a beautiful almost new walk out rancher &upgraded flooring, kitchen, windows, bathrooms and landscaping to painstakingly create the perfect Okanagan lifestyle residence. The layout upstairs takes full advantage of the space available and the amazing views
providing lots of functionality & wow moments. The large balcony offers the perfect outdoor living space for our long hot summers. Massive picture windows provide a unique and breathtaking stairway. 4 Beds, 2 + 1 Half Baths, 3,623 sq.ft. 0.21 acres
$659,000
Not 28intended to solicit properties currently listed for sale or under contract. All information is from sources deemed reliable. RE/MAX Kelowna - An independent member broker
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655 South Crest Drive, Upper Mission, Kelowna
[MLS速#: 10097963] START YOUR ENGINES! There will be a race to this one! The last immaculate home we listed under 500k in Upper Mission sold in one day for over list price. This one is 700sq feet bigger and they are asking 10,000 less! Great family home. 4 Beds, 3 + 1 Half Baths, 2,381 sq.ft., 0.14 acres $489,000
5506 Lee Lane, Kettle Valley, Kelowna
[MLS速#: 10097324] Location, Luxury & Practicality are the hallmarks of this exceptionally well designed & built family home. This property is conveniently tucked in a family friendly safe & quiet lane close to great schools, parks and the award winning Kettle Valley 5 Beds, 3 + 1 Half Baths, 4,642 sq.ft., 0.18 acres $875,000
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Not intended to solicit properties currently listed for sale or under contract. All information is from sources deemed reliable. RE/MAX Kelowna - An independent member broker
#304 940 Glenwood Avenue, Shaughnessy Green, Kelowna South, MLS速#: 10095562] This top floor unit is priced BELOW the actual selling price of a 1 bedroom on a lower floor sold very recently! It is the perfect size home for someone who wants a bright open living space but no wasted room to have keep up. 1 Bed, 1 Bath, 696 sq.ft.
2986 Lowe Court, Kelowna South, Kelowna, BC [MLS速#: 10093353] First time home buyers and investors start your engines! There will be a race to this home. Just a one minute walk to KLO Middle school, Okanagan College. 5 Beds, 2 Baths 2,040 sq.ft., 0.23 acres, Half Duplex
$143,000
$350,000
#7 2433 Ingram Road, Leisure Gardens, West Kelowna, West Kelowna [MLS速#: 10098500] Ground floor no-step one level town home with your own covered parking & separate storage outside your front door! Live the Okanagan dream in this charming upgraded home just minutes from the beach shopping and wineries. 2 Beds 1 Bath 1,020 sq.ft. Townhouse $179,900 Not intended to solicit properties currently listed for sale or under contract. All information is from sources deemed reliable. RE/MAX Kelowna - An independent member broker
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SOLD
#304 3157 Casorso Road, Lower Mission, Kelowna Hurry.. their will be a fight for this unit! This will not last, bright open corner unit with almost 50k in tasteful renovations documented. 2 Beds, 2 Baths, 1,040 sq.ft. $239,900
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SOLD
Not intended to solicit properties currently listed for sale or under contract. All information is from sources deemed reliable. RE/MAX Kelowna - An independent member broker
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