Calgary Resale Home & Condo Guide - 12 Jul., 2013

July 12 - August 9, 2013 Volume 13 Issue 07

Calgary Edition

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Exceptional Location, Stunning Views

For more information on this property, please go to page 52-53 or visit richkim.ca

Richard Kim

403.616.0734

RE/MAX HOUSE OF REAL ESTATE richard.kim@remax.net | www.richkim.ca INSIDE THIS ISSUE

CONDO SAFETY PROGRAM EXPANDS

THE FIX FOR UNOCCUPIED SPACES

UPDATING YOUR KITCHEN

New in the THE BEST OF BOTH WORLDS

ER DRIVE, SW MARY DOV RRACKS CURRIE BA

• $2,695,000 • 60-foot lot backing onto the park • Bungalow with developed basement • 4300 SF of living space • 3 bedrooms, den & gym • Wine cellar & wet bar • Patio with wood-burning ďŹ replace

SHARON A SCARBOROVENUE, SW

• $2,295,000 • Walk to top-rated Sunalta School • 2-storey with developed basement • 6000+ SF of total living space • 7 bedrooms (4 have full ensuite) • Craftsman inspired design & ďŹ nishing • Wet bar, wine cellar, media room

city

B

uying an inner city new home that is ready for occupancy is the best of both worlds: You get a new home without a long commute from the burbs and without having to deal with bulldozers, approvals, protracted and time consuming decision making or unexpected expenses.

It’s become fairly routine to see inner-city land value sales between $1.5M and $3M over the past year. Proximity to amenities and an area’s accessibility have become key determinants of residential property value. The city of Calgary has seen inner-city neighbourhood real estate prices skyrocket in recent years as people became fed up with long commute times from outer suburbs. Between 2000 and 2012, communities that saw the largest spikes in average home prices were in the city’s core and surrounding neighbourhoods. Of these 10 core neighbourhoods, the average price increased between 205% and 260% – a result that is directly linked with the proximity to more amenities and an increase in alternate transportation options.

Mature, inner city communities and those with plenty of walkable amenities are blushing with all the attention they’re getting. Buyers are not shy about knocking down modest homes on good lots or renovating homes that have the bones and adequate floor plans.

I’m one of the few native Calgarians. I grew up in the inner city and have been listing and selling in the inner Southwest for the past 20 years. I know the best areas to buy and build and I’m happy to offer you the benefit of my experience. Call me to see or discuss either of these New Inner City homes – both are ready for immediate possession.

While building a new home in an older neighbourhood can be an exciting undertaking it isn’t without its challenges: Building can take several months and there is stress and time involved in the design and build processes. Two years is not an unusual length of time to wait for an estate home to be built — not to mention the unforeseen extra expenses which may cause your final cost to escalate, taxing your patience as well as your budget. An alternative is to renovate an existing home. However, even if you renovate you may not get everything that you’d hoped for and it may take an emotional toll on your relationship. Most people are not aware that the costs of renovating can often exceed the cost to build new on a per square foot basis.

403 870 8811 www.SamCorea.com

Dianne Brown

REAL ESTATE TEAM DIANNE & MICHAEL BROWN

LANDAN REAL ESTATE

CALL & ASK FOR DIANNE

403-256-3888 ACHIEVEMENTS • RE/MAX Platinum Club • RE/MAX President’s Club • Chairman’s Club • Member of MLS Million Dollar Club

Condominiums

RUNDLE

VICTORIA PARK

1-800-661-6262

realestate@diannebrown.ca www.diannebrown.ca BANKVIEW

VARSITY VILLAGE

LD SO Two bedroom townhouse conveniently located near Sunridge Mall and Peter Lougheed Hospital with easy access to LRT, schools & shopping.

Quiet location within the complex.

Totally updated 1 bedroom unit. Rich, dark wood tones, top quality laminate flooring and freshly painted. Amenities include an indoor pool, gym & covered parking stall. Walk to downtown, Stampede Grounds or the 17th Ave amenities

Great location ! This townhouse features two spacious bdrms on the lower level & upper level w/ open plan kitchen, living rm & eating area. Easy access to downtown, & close to transit, shopping & the 17 Ave entertainment district.

Beautiful fully upgraded 2 bedroom top floor apartment condo in solid, quiet concrete building.

Stainless appliances, dark wood cabinetry, updated bathroom, insuite laundry. Close to transit, U of C, Foothills & Children’s Hospitals.

$158,000

$218,500

$230,000

$249,900

KILLARNEY

SPRUCE CLIFF

COCHRANE - GLENBOW

LAKE BONAVISTA

Top floor multi-level design. 13’ vaulted ceilings, loft, newer windows, in-suite laundry, htd u/g parking, hdwd floors, corner wood burning f/p & skylight. Close to parks, rec. centre, pool & steps away from 17th Avenue shops, & LRT

Trendy upscale 1 bdrm + den unit with an open floor plan featuring a corner fireplace, spacious kitchen, black appliances, in-suite laundry & titled parking stall. Amenities include a huge indoor pool, exercise facilities & more.

This large 3 bedroom, 2½ bath 2 storey townhome in desirable McGonigle Heights features an island kitchen, ample cabinetry & countertops, developed basement +single attached garage. Close to restaurants, curling, golf & so much more!

Fabulous contemporary styled 2 bedroom + den corner unit with titled parking. Features 2 large balconies, hardwood, granite countertops, stainless appliances & sleek white cabinetry.

Amenities include exercise room & guest suites.

$249,900

$299,900

$299,900

$318,500

MAYLAND HEIGHTS

CONNAUGHT

PARKHILL

CANMORE

Lovely home with recent renovations + fabulous 1 bdrm suite in the lower area. Large 50’x120’ lot with oversized dbl garage + RV parking. Great location – easy access to downtown & LRT + close to schools, shopping etc.

Contemporary 2 bdrm, 2 bath inner city condo.

Hdwd/tile floors, quartz countertops, stainless appliances, island/breakfast bar, master w/walk-in closet & luxurious ensuite. River valley & downtown skyline views. Amazing amenities!.

Coming Soon! Exclusive development at the highest point in Parkhill with lovely views.

Contemporary duplex & triplex units have sgl/dbl garages + covered parking stall. S.S. appliance pkg, hdwd floors, granite counters & 2½ baths.

“Three sisters” fabulous views from this immaculate 3 bedroom, 2½ bath 3 storey w/double garage. Features hardwood, granite, extra tall cabinetry, breakfast bar & island, custom Hunter Douglas blinds & cozy fireplace.

$389,900

$449,900

$470,000’S

$489,900

LD SO

EAU CLAIRE

MISSION

STARTING IN THE

EVERGREEN

LD SO

DEER RIDGE

LD SO

Executive living! 2 bdrm, 2 bath corner unit in THE WATERFRONT. Features downtown skyline view, gourmet kitchen w/large island, stainless appliances, hdwd & tile flrs, cozy f/p, heated parking, gym, party rm, concierge & security.

New luxurious 2 & 4 bdrm PENTHOUSE units available in La Rive located on the banks of the Elbow River. Full concrete construction, 9’ ceilings, hdwd, tile, granite, s.s. appliances, fireplaces & titled parking.

Open 3 bdrm, 2½ bath home w/dbl garage features vaulted ceiling, gas fireplace, hdwd & ceramic flooring, stainless appliance pkg, island w/ breakfast bar & corner pantry plus an oversized deck & tree house in the large South yard.

$578,500

$849,900 - $1,500,000

$399,900

Numerous upgrades in this fabulous home with a total of 5 bdrms & 2½ baths. Features include central air conditioning, High efficiency furnace, fully developed lower level, mature landscaping, 2 tiered deck & gated RV pad.

$498,500

“For the best in Quality Service” NORTH HAVEN

MCKENZIE LAKE

ROYAL OAK BEAUTY

COPPERFIELD

Renovated 3+1 bdrm, 2½ bath home features hdwd throughout the main. New maple kitchen with island/breakfast bar & granite counters.

Lower level features cozy family rm, & beautiful new bathroom. Sunny South yard w/mature land$498,500 scaping.

Substantially renovated! Gorgeous 1900 sqft home on large lot backs onto private path leading to Fish Creek Park. Vaulted ceilings, hdwd, granite, 4 bdrms, 3 full baths, cozy fireplace, full lower development & so much more.

OAKRIDGE ESTATES

CRANSTON

$498,500

3+1 bdrm w/huge bonus rm & main floor den.

Prof. developed lwr level w/bdrm/bath & family rm. Hdwd throughout the main, large kitchen w/ island/breakfast bar, wet bar, gas f/p & 9’ ceilings.

Great home in like-new condition + sunny west $529,900 yard.

Amazing location! Sunny south yard & backs onto expansive pond/wetland reserve. Fully developed walkout w/4 bdrms up. Total of 5 bdrms, 3½ baths, gourmet kitchen, cozy gas fireplace, hdwd, ceramic tile & wall to wall carpet.

WESTGATE

WEST SPRINGS

Residential

LD SO

LD SO

$579,900

LD SO

LD SO Beautifully maintained & updated home features vaulted ceiling, skylight, stainless appliance package and a park-like yard w/large terraced deck + room for an RV. Close to schools, transit, leisure centre, bike paths, trails & off leash parks.

Beautifully upgraded bungalow backing onto a park. Dramatic open plan! Hardwood floors & prof. developed walk-out. Huge gourmet kitchen s.s. appliance pkg, granite island w/breakfast bar.

Total of 3 bdrms, 2½ baths & 2 fireplaces

Gorgeous renovated 3+1 bdrm bungalow w/prof. developed lower level. Dream kitchen, hdwd & tile flooring, new furnace, HWT, electrical etc.

Fabulous location – close to park, 3 schools & new LRT + quick access to downtown.

Beautifully maintained 3 bdrm home backing onto a treed walkway & features cozy gas fireplace, dark wood cabinetry, corner pantry, island/ breakfast bar, s.s appliances, hdwd & tile flooring , main floor laundry & a huge deck.

$599,900

$629,900

$629,900

$649,900

ASPEN WOODS

CRESCENT HEIGHTS

LD SO

WEST HILLHURST

LD SO

MEADOWLARK PARK

LD SO

Great floor plan in this 3 bedroom, 2½ bath 2 storey home. Features include vaulted ceiling, oversized windows, gas fireplace, extra tall cabinetry, granite counters, island with breakfast bar, walk-in pantry & upper laundry room.

Inner City Living! This 3 bedroom plus den home is tastefully updated & MOVE IN READY! Hardwood floors, corner fireplace, vaulted ceiling, double closets, clawfoot tub, professionally designed courtyard- like private South yard.

Large private 50’x128’ inner-city lot on a quiet cul-de-sac siding onto the Briar Hill Reserve.

Build & take advantage of the terraced lot & the potential skyline view. Easy access to downtown, river path system, U of C & SAIT.

Prime Location! Fabulous renovated fully finished bungalow on 65’ park-like lot. Sunny open concept w/gourmet kitchen, tall espresso cabinetry, granite counters, under cabinet lighting, s.s. appliances, gas fireplace & so much more.

$689,900

$738,500

$749,900

$799,900

ASPEN WOODS

LD SO

MAYFAIR

NORTH GLENMORE

NORTH GLENMORE

LD SO

LD SO

WOW! Open & contemporary 3+1 bdrm, 3½ bath home with bonus rm is loaded w/upgraded features. Dramatic 2 storey foyer, gourmet kitchen, 2 sided fireplace, luxurious ensuite, professionally developed lower level & landscaping.

Completely renovated – Gorgeous 4 bdrm w/ dramatic open beam vaulted ceilings, hdwd floors, custom built-ins, 2 fireplaces. Gourmet kitchen w/custom cabinetry, professional line s.s. appliances, quartz counters, 3½ baths & triple garage.

New House on a 50’ lot. Absolutely gorgeous custom quality home loaded w/upgrades. 9’ ceilings, hardwood flooring, top of the line s.s. appliances, prof. developed lower level. Close to schools, parks & easy access to downtown.

Over 4300 sqft of exceptional quality, custom finishing in this NEW fully developed 4+1 bdrm 2 storey home w/triple detached garage & large sunny south yard. Sits on a quiet street & close to River Park, shopping & minutes to downtown.

$899,900

$1,398,000

$1,650,000

$1,850,000

STAVELY

IRRICANA

MOSSLEIGH

NORRIS COULEE

Rural

LD SO Great opportunity to own a newer custom built raised bungalow on almost 6 acres of land. This home is designed for energy efficiency & low maintenance.

Features an oversized Quonset & heated workshop.

Close to many recreational sites.

This parcel contains 80 ACRES of PRIME cultivated farm land and is located adjacent to the East of Range Road 263, one mile North of Highway #9 and 2 miles North of the Town of Irricana in the Municipal District of Rockyview.

Hobby Farm – sits on 11.6 park-like private acres with spectacular view overlooking adjacent ravine.

Huge garden, 30x36 garage, large Quonset etc.

Charming renovated character 2 storey home.

Perfect for horses, llamas & chickens.

Fabulous 3 bdrm 3731sqft country home nestled on a 4 acre parcel. Rustic yet elegant, this home has it all: loads of windows bathing this home in natural light, a wrap around deck, 4 car garage and a private pond with waterfall.

$434,900

$449,900

$689,900

$1,149,000

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SOLD

119 TUSCANY RAVINE ROAD NW

$459,900

Mountain views, a sunny West backyard & 3 bedrooms up in this beautifully maintained two storey home...an awesome former showhome ready to welcome a new family! This air-conditioned, one-owner home boasts a terrific open main floor with a spacious great room with a corner gas fireplace & a maple island kitchen with a raised eating bar, black appliances & a walk-in pantry...complemented by black tile backsplash & gorgeous hardwood flooring. Upstairs your West-facing master bedroom has a walk-in closet & a soaker tub ensuite with a walk-in shower. Two additional bedrooms share a 2nd full bathroom, & over the garage is a super bonus room with 9ft ceilings. A handy main floor laundry, built-in speakers, lots of future living space in the unfinished lower level & a fabulous 2-tiered deck with built-in benches where you can enjoy the great outdoors!

MLS #C3566396

1606 215 13 AVENUE SW

$519,900

Welcome to Union Square...this glittering glass tower next to beautiful Haultain Park in revitalized Victoria Park. Located on the Southeast corner of the 16th floor, this smashing 2 bedroom unit boasts soaring floor-to-ceiling windows & 9ft ceilings, an open concept living/dining room & a designer kitchen with granite counters, glass backsplash & stainless steel appliances. The master bedroom has a walk-in closet & an ensuite with tile floors & an oversized shower. The 2nd bedroom has a cheater ensuite to the 2nd full bathroom, there’s a built-in desk for your home office, insuite laundry with a stacked washer/dryer, granite counters & vessel sinks in both bathrooms, an underground parking stall & a storage locker too. Topped off by a South-facing balcony with a gas line for your bbq where you can enjoy the sweeping mountain & city views, & quick easy access to everything the downtown core has to offer...this is your chance to settle down in this sought-after luxury tower MLS #C3569184

SOLD

56 HAMPTONS HEIGHTS NW

$899,900

Perched on the ridge overlooking the Hamptons golf course is this outstanding two storey home, built by Westglen with a total of 5 bedrooms & over 3800sqft of luxury living! This beautifully maintained air-conditioned home boasts hardwood floors & 9ft ceilings, formal living & dining rooms with coffered ceilings, a main floor office & a sun-lit family room with a gas fireplace framed by built-in wall units. The gourmet kitchen has black appliances & a walk-in pantry, glistening granite counters & a huge centre island. Upstairs you’ll be blown away by the expanse of windows in the master retreat - which also has a large walk-in closet & a relaxing Jacuzzi tub ensuite with double sinks & tile floors. Two more bedrooms share a 2nd full bathroom, there is a great 2nd floor loft & in the walkout level there are 2 bedrooms, a bathroom & a fabulous rec room with a fireplace, wet bar & entertainment centre...complete with cork flooring & inslab heating.

MLS #C3565077

4799 HAMPTONS WAY NW

$2,359,900

Unbelievable sums up this custom-built CalBridge two storey mansion backing West onto the golf course, located at the top of this no-thru street on a sprawling 0.28acre pie lot. This magnificent home boasts a dramatic main floor with glistening heated tile floors, a formal dining room with recessed ceilings, an office with Palladian windows & a jaw-dropping great room with floor-to-ceiling windows. The show-stopping kitchen has a massive island, granite counters & stainless steel appliances including a Sub-zero fridge & a Wolf gas stove with double ovens. There are 4 big bedrooms & 3 full bathrooms on the 2nd floor; all the bathrooms have heated tile floors & granite counters, & the gigantic master suite has a balcony, a dream walk-in closet & a huge walk-in shower in the ensuite. A fabulous main floor laundry & mudroom, a 4 car garage, a full-width rear deck, tons of future living space in the unspoiled walkup level...an endless array of features to make this the home you’ve been dreaming of!

MLS #C3565399

DORY CAMERON FRI CCS PROFESSIONAL REALTOR® & BROKER/OWNER

(403) 807-7193

DORY@CAMERONDISCOUNTREALTY.COM WWW. C AMERON D ISCOUNT R EALTY.COM

How it works: I list your home on MLS® for only $1,295. The buyer’s real estate agent is also offered a commission, typically 3.5% of the first $100,000 + 1.5% of the balance. So if your home sells for $350,000 you save nearly $6,000 in real estate fees! If your home sells for $450,000, you save nearly $7,500 and you nearly $10,500 if your home sells for $650,000! Compare this to the typical “7% + 3%” commission - you literally save thousands of dollars! All fees are paid from sale proceeds of your home - no money up-front! Then, let me find your next perfect home! Selling only? My fee is 1% so you literally still save thousands $$$! Call today for details - as almost all homeowners will qualify to save, there may be a few conditions that could apply in your situation. Fees subject to GST.

SAVE THOUSANDS IN REAL ESTATE FEES LISTING FEE AS LOW AS... $1295.

• Full MLS® Professional Service…Always!

• Unique commission plans - save thousands - fees from

$1,295!

• Each home staged and photographed to attract serious buyers.

• Full marketing package for each of my listings includes internet marketing, magazines, feedback from showings, virtual tours and more!

• Not only award-winning Realtor® but also a Broker with a Fellowship in Real Estate (FRI) and a Certified Professional Stager (CSP).

www.CameronDiscountRealty.com Over 70 homes sold in 2012 alone and all of my clients saved thousands $$$ HIDDEN VALLEY WALKOUT $416,500

WOODSIDE - AIRDRIE $416,000

BEDDINGTON - RENOVATED $449,900

SOLD QUIET LOCATION • Hardwood floors throughout entire main floor!

• Lovely views • Huge lot • Master bedroom easily fits

king bed • Partially developed walkout with 4th bedroom • Nearby walking path takes your kids directly to the school!

LIKE TO GOLF? • Beautifully maintained 3 bedroom 2 ½ bath home • Gorgeous main floor family room with built-ins

• Master bedroom with ensuite & w/I closet • Oak cabinets, island.

CLASS ACT IN SIENNA HILL! $229,900

SOLD

SOLD

AMAZING LOCATION • Gorgeous hardwood

• Stainless steel counter-tops

• Renovated bath

• Stainless steel appliances

• Treed park across the street for walks and relaxing

MINT CONDITION • 1 bedroom condo • Open concept • High-end stainless appliances • Neutral décor • Stunning views of valley

• Fully developed basement

• Gorgeous renovated kitchen with granite & stainless

• Park-like back yard

• All baths with granite

SUNNYSIDE CONDO $238,500

• 1 bedroom

1,400 SQ FT • 3 + 2 bedrooms

• Master bedroom with walkin closet • Excellent amenities include gym, guest suites, underground parking, storage locker • Mint condition

• Oversized garage

CAPITOL HILL $429,900

HALF DUPLEX • Live up - rent down • Bi-level with suited basement • Renovated • 2 + 2 bedrooms • South back yard

• Just blocks to SAIT and U of C • Laminate flooring • Exclusive

advertisersindex Vice-President, wall2wall media

cameron & comPany discount realty ltd.

Dory Cameron. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8 century 21 David Crick . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30 cir realty David Setter . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36 maPle leaf realty Ken Yeoh . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18 re/max real estate Alnoor Velji . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33 Debbie Rice . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17 Dianne Brown . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4 Don Lothian. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17 Gary Williams . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35 James Cote . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 39 Len T. Wong & Associates . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28 Michael Freiter . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24 Rahim Dhanji . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35 Richard Kim. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27 Robert Cote . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19 Ross Pavl. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Back Cover Sam Corea . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 Sean Cochlan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24 Scott Merchant . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33 royal lePage real estate Chris Zaharko . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12 Ripco Marketing Team . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 54 Serhan Tarkan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7 Prolink Lori Ames. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 43

Jacqueline Hill

editor-in-chief, national real estate

Susan Legge editor

Elisa Krovblit Lydia McNutt (on leave) media consultant

Anita van Breevoort Phone: 403.461.5518 director of sales, western canada

Josh Heppner

contributing editors

Sara Duck, Wayne Karl Production manager

Bala Gnanapandithan

graPhic designer/disPlay artist

Mike Terentiev, Swinder Jodhka Production coordinator

Bala Menon

national account manager, mediatiVe

Andrea Berry Printing

Elite Lithographics, Centralweb Colorpress for adVertising inquiries Please call 403.461.5518

RECREATioNAl PRoPERTiES & MoRE Pemberton holmes Nancy Vieira . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 47

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Volume13 Issue07 | ResaleHome&CondoGuide •

9

contents

52

Volume 13 Issue 7 | july 12 – August 9, 2013

in this issue 16.

Editor’s NotE

21.

HomEbuyErs’ HElp

what you can afford

you love the home, see

24.

HomEbuyErs’ HElp

25.

markEt aNalysis

26.

Richard Kim, Re/max House of Real estate helps people realize their real estate goals by heather ryan

36.

39.

Changing your address?

Real estate market grew despite june’s devastating flood by heather ryan

40.

mortgagE miNutE the true cost of bad mortgage advice by peter Kinch

42.

iNformatioN

43.

Hot topics updating your kitchen – 10 tips to a successful renovation

49.

arouNd tHE HousE

fEaturE rEaltor

Bmo economics says Canadian home prices are not highly overvalued

iN tHE NEws

iN tHE NEws

Condo safety program expands

10 • ResaleHome&CondoGuide | Volume13 Issue07

Where to find flood-related information and relief

unoccupied spaces…

by Laura Le

52.

exceptional st. Andrews Heights Ridge location, Presented by Richard Kim, Re/max House of Real estate

fEaturE propErty

by heather ryan

36

40

49 maps & extras 20, 34, 38 & 44. Calgary maps, communities and mls numbers 35. you love the home, see what you can afford!

45. Recreational properties 48. out-of-town regional map

FoR ADVeRtIsINg INFoRmAtIoN CAll officE 403.461.5518 NeXt DeADlINe: July 26tH, 2013

24 Volume13 Issue07 | ResaleHome&CondoGuide •

11

Zaharko

the name synonymous wi

Bowness Masterpiece on the River

Elb

A contemporary custom masterpiece designed and built by Savanah Homes, situated on a 15,000 sq. ft. (50’ x 300’) riverfront lot boasting exceptional views. Close to 5000 sq. ft. of living space, this unique property defines innovation and offers a living experience. Distinguished by it’s unique bold design, Steven Strath has realized this through impeccable detailing and construction. Open contemporary design with hardwood floors throughout and a feature double-side stone fireplace showcases the living area. You will be awed by the glass catwalk above and the tremendous natural light that enhances the home. Unlike typical garages, the design and features of the 6-car attached garage is a must for the car enthusiast. Too many special features to list - this spectacular home is a must see! MLS #C3557475. Offered at $2,345,000

An the off cou dow

Norris Coulee

Th

Welcome to Norris Coulee, a horse friendly community boasting an extensive bridle path system, walking distance to Heritage Heights School and only 15 min. south of Calgary. This impressive 6 bedroom family home sits on over 4 acres of landscaped tranquility and offers over 6400 sq. ft. of living space. Totally renovated and functionally laid out with every attention to detail. The huge kitchen is a chef’s dream with maple cabinets, granite counters, stainless steel appliances and a large breakfast nook with a wall of windows providing plenty of natural light. Living room features hardwood floors, a stone fireplace and large windows. The spacious dining room is adjacent to the kitchen and living room which is perfect for entertaining. Also on the main floor is a Den and guest bedroom with a 4 piece ensuite, Butler’s Pantry and a large laundry room with cabinets and granite counters. Upstairs is a library with built-in book shelves, a music room and a media room. Master suite features a fireplace and huge walk-in closet with built-ins. The luxurious ensuite boasts double sinks, a soaker tub and large tiled shower. The other 3 bedrooms are large with built-in storage/seating under the windows. Lower level is developed with a huge rec room boasting a floor to ceiling stone fireplace, a games area and gorgeous curved bar. There is also an exercise room & 6th bedroom with a decadent bathroom featuring a jetted tub, double sinks & large tiled shower. This magnificent home has it all - an oversized triple garage, wrap-around deck , infloor heat, built-in speakers and luxurious living space! MLS #C3553121 $1,449,000

The Gr pa win an &a

Lake Access home in Chaparral

Kin

5 Bedroom Lake Access home in Chaparral boasting over 4300 sq. ft. of living space. A grand curving staircase is the focal point when you enter the 2 storey foyer. The main living area features Brazilian Tiger Hardwood floors, built-in speakers, a large Den, formal Dining Room & spacious Great Room that share a double-sided Fireplace with built-ins. Gourmet Kitchen with richly stained maple cabinets, large centre island, granite counters & stainless steel appliances. Corner walk-thru pantry leads you to the Mud Room with storage lockers, powder room & triple heated garage. 4 good size Bedrooms up plus the laundry room. The huge master bedroom features built-in speakers, walk-in closet & a 3-sided gas fireplace with the luxurious 5 piece ensuite. Lower level has 9’ ceilings, a wide open rec room, large 5th bedroom & ensuite bath. Air conditioning & U/G sprinklers. Front verandah and a large rear deck to enjoy those summer days and evenings. Steps to semi-private dock and the lake. $1,197,000 MLS #C3573632

Loc on a hard wind islan room and bed and

Chris Zaharko |

Associate #1 Individual Agent at Royal LePage Foothills 2008

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This very ding ect is a s, a r to rge

nter eat rs & size us 5 dah

Elboya Bungalow

An exciting opportunity to live in Lower Elboya. Beautiful curb appeal, and one of the only existing corner lots. Within walking distance to the river, parks and all amenities this renovated home is ideal for the growing family. 6 bedrooms found throughout, with a master retreat off the main floor. A large open floor plan, with a great Room off the kitchen, 12’ ceilings and a beautiful river rock fireplace. Granite counters, stainless steel appliances, and hardwood and tile found on the main floor. Situated across from a park, and only 5 minutes to downtown. An ideal property or great opportunity to build your dream home on this oversized corner lot. MLS #C3558289. $990,000

The Arriva

The Solaire offers panoramic views of the Bow River and snow-capped Rocky Mountains. One bedroom featuring Hardwood floors, 3/4” Granite countertops, stainless steel appliances, full height cabinets with built-in wine rack and under cabinet lighting, glass paneled pantry with interior light and distinctive contemporary backsplash with glass inserts. Gas fireplace with pewter surround. Floor to ceiling windows with incredible west views. Balcony has gas outlet for bbq. In-suite laundry with front load washer & dryer. Heated U/G parking and storage locker. Prime downtown location-walk to work, steps to Bow River pathways, Eau Claire, Kensington, shopping, restaurants & all amenities. $429,900 MLS #C3573636

Kingsland Bungalow

Langdon – Huge Lot

Located on a quiet tree-lined street in Kingsland this bungalow is situated on a large mature lot with a sunny south back yard. The home features hardwood floors in the living and dining room along with oak built-ins and window seat. Nice open Kitchen with white cabinets and a large centre island. 3 good sized bedrooms (one currently being used as a dressing room). Large heated addition added with high ceilings, a wood stove and 2 piece bath. Basement is fully finished with a large rec room, a 4 bedroom and a 2 piece bath (roughed-in shower). Newer windows, roof and eavestroughs. Double detached garage. $519,000 MLS C3574899

Gorgeous 4 bdrm family home on a cul-de-sac located in the tranquil community of Langdon Crossings West. Open concept floor plan with hardwood floors & lots of natural light-perfect for entertaining. Kitchen features maple cabinets & a centre island. The great room has a floor to ceiling stone fireplace. Main floor den provides a great space for the home office.

Upstairs you will find a large bonus room with garden doors leading to a balcony, 3 good sized bedrooms, Master has walk-in closet & full bath with a corner air-jetted tub. Fully developed walk-up basement features a rec room and 4th bedroom. Separate entrance to basement & large back deck. The massive park-like yard is fenced & has U/G sprinklers. Side gravel pad for RV/Boat. This is the perfect family home with space to grow in a quiet community & only minutes to the City. The best of both worlds! $499,900 MLS C3575199

P: F:

403.249.4322 403.252.2653

E: W:

czaharko@rlfoothills.com www.zaharko.com

Zaharko

the name synonymous wi

Penthouse Office Space in the Beltline

First time offered for sale. An excellent opportunity to own the entire top two floors of the Montana (condo tower). Close to 6,000 sq. ft. of office space with unobstructed 360 degree views. Floor to ceiling windows and 6 balconies. Three elevators. Currently set up with 14 offices with incredible built-ins, 2 separate board rooms and a full working kitchen & eating area. Ten (10) underground parking stalls. Premier building with a full service concierge and fitness facility. Perfect location, close to restaurants & all amenities with an easier commute to the beltline rather than the downtown core. MLS #C1022348. $5,900,000.

This 3 bedroom + Den unit on the 27th floor features floor to ceiling windows offering stunning views of the city. Spacious living room with a gas fireplace. There are 2 curved glass panel balconies.

Gorgeous kitchen with granite counter tops, large island, top of the line stainless steel appliances including a wine fridge. The master bedroom has a private balcony, large walk-in closet & 5 piece ensuite with a soaker tub. The other 2 bedrooms have walk-in closets and one also has a balcony. 2 Titled underground parking spots. $2,167,000 MLS C3559883

An upscale contemporary complex, located in the vibrant and trendy inner city district of Connaught. The building features a grand lobby with full service concierge, conference room & fitness facility

18th Floor

22nd Floor

This two bedroom unit on the 18th floor features floor to ceiling windows offering panoramic views of the city and two balconies. The functional kitchen boasts GE Profile stainless steel appliances, granite countertops, breakfast bar and maple cabinets with under cabinet lighting. The master bedroom has a walk-in closet and 4 piece ensuite bath with soaker tub. Titled underground parking. $845,900 MLS C3559888

A two bedroom unit that offers panoramic views of the city skyline and the mountains. Open floor plan which is perfect for entertaining. The kitchen features maple cabinets, granite counters, stainless steel appliances and a large island with breakfast bar. The master bedroom has a walkin closet and 4 piece ensuite. Hardwood and tile floors throughout. This unit has one of the largest balconies in the building. Titled underground parking. $664,500 MLS C3572726

Chris Zaharko |

The la room a brea 4 piec storag Avenu

Vic

27th Floor

The Montana in Connaught

Lo

Associate #1 Individual Agent at Royal LePage Foothills 2008

Uniqu pathw facing sound the d large patio patio parkin

Co

Gre ma larg 550 par Dee

P F

us with real estate

of ed ly ng a all LS

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ews floor hen ters, with alkd tile gest und

Lower Mt. Royal

One of the largest units in the Anderson

The largest unit in the building with just over 1300 sq. ft. Featuring 9 ft. ceilings, 2 bedrooms plus a den. Spacious living room with a large bay window and hardwood floors throughout. The kitchen has tile floors, beautiful maple cabinets, a breakfast bar, and black appliances. The large master bedroom has a walk-in closet, and 4 piece ensuite. Use the 4 piece additional bathroom for the second bedroom. Keep cool with central air conditioning. An additional in suite storage room, with additional storage off the deck. Balcony offers partial city views. Great location just blocks from 17 Avenue and all the restaurants and shops that it offers. Underground heated parking. $464,900 MLS #C3563097

One of the largest floor plans in the building, the Anderson is one of Calgary’s premier heritage buildings. A Historical building restored to its original luster, with a marble stairway, original brass elevator, & stunning oak woodwork throughout. This unit is located on the 3rd floor with unobstructed views west of the city skyline. Natural light floods the unit from the 10’ ceilings & 6’ bay windows. The kitchen boasts granite countertops, maple cabinets, tile backsplash and 6 appliances. The living area has built-in bookshelves. The bedroom features a built-in wardrobe. Original maple floors throughout. The bathroom captures original charm with a claw foot tub and pedestal sink. Inner city living at its best, only steps away from all amenities that 17 Avenue & downtown have to offer. $314,900 MLS #C3564508

Victoria Park

Prime Building Lot – Crescent Heights

Unique and charming two bedroom townhouse close to restaurants, shops, public transportation, parks & pathways. The main level of this spacious unit features 9 ft. ceilings, maple laminate flooring and large south facing windows with plantation shutters. Living room has a corner gas fireplace and is wired for surround sound. The kitchen has maple cabinets with under cabinet lighting and a breakfast bar. Patio doors from the dining area open onto a large balcony with a gas BBQ hookup. The upper Master bedroom has two large closets and a vaulted ceiling. There is also a huge loft storage space in the master that will fit bikes, patio furniture & sporting equipment (a real bonus). The second bedroom also has a vaulted ceiling and patio doors that lead out to another balcony. 4 piece main bath with a large vanity. Heated underground parking. Inner city living at it’s best, within walking distance to all amenities. $314,900 MLS #C3565571.

Location, Location! A great opportunity to purchase an inner city lot 37.5’ x 120’ with a south back yard. Situated in one of Calgary’s most desirable neighbourhoods-West Crescent Height. Just a few blocks to Crescent Road, pathways and parks. This well established community is close to all levels of school elementary, junior high, senior high (steps to Crescent Heights HS) and postsecondary. The property is positioned in an ideal area, close to all amenities, shopping, public transit, and walking distance to the downtown core. A Development permit has been approved for a modern contemporary 2 storey home, 2350 sq ft, with views, three large brms, an open design with a magnificent south wall of floor to ceiling windows, walk out basement + oversized double garage.

Build or design your own dream home. Sold as is- Land value only. $549,900 MLS #C3574721

Commercial Bay

Glenbrook 6 Plex

Great condo bay located in an 8 unit complex that is well maintained. Ideal for any commercial office. Fully finished with large open 1150 sq. ft. of office space on the main floor and another 550 sq. ft. of office space on the mezzanine floor. Two assigned parking stalls. Centrally located with easy access to Barlow Trial, Deerfoot and 52 Avenue. $299,000

This beautiful 6 plex is located in the desirable Glenbrook area within walking distance to shopping, downtown, all amenities and close to the Mount Royal University. This building has, 4- 2 bedroom units and 2- 1 bedroom units, and has 6 detached garages. The roof was replaced in 2008, new balconies, windows, patio doors in 2010. Four units have their own balcony. All units have 2 entrances/ exits. The two bedroom units have a large eating area in the kitchen with separate dining/living room and boast a large in-suite storage room as well as a walk-in closet in the master bedroom. There are 2 units per floor. Most units have been well kept. This would make an ideal holding property or excellent condo conversion. $1,150,000

P: F:

403.249.4322 403.252.2653

E: W:

czaharko@rlfoothills.com www.zaharko.com

editor’snote

t

Calgary moving

FORWARD Susan Legge EDITOR-IN-CHIEF Wall2Wall Media, Susan.Legge@wall2wallmedia.com Follow me on Twitter at Twitter.com/SusanLegge

hank you for picking up this issue of Resale Home & Condo Guide.

Calgary is busy rebuilding and is proud to be on the mend. We wanted to make sure you have the latest resources at your fingertips in order access information regarding flood relief efforts. Turn to page 46 for a full list of social media accounts, websites and resources aimed at improving and facilitating support.

We’ve also gone beyond the pages of this magazine to offer our assistance. As a Wall2Wall Media publication, Resale Home & Condo Guide is owned by Yellow Pages Group (YPG). Thinking outside the box, YPG has used its corporate resources to help the flood relief efforts in several ways.

In terms of media, YPG has donated online advertising space across all of Yellow Media properties to the Canadian Red Cross to promote their flood relief efforts. It has made a $25,000 contribution to the Canadian Red Cross directly. As well, YPG has created a portal to facilitate employee donations.

In terms of a contribution of physical time and effort, 60 YPG staff have volunteered at Calgary drop-in centres and neighbourhood clean-up efforts.

While efforts will continue in the post-flood relief, we will keep bringing you the best of the resale real estate market. We hope you enjoy this issue and look forward to hearing from you.

i

After

THE FLOOD Elisa Krovblit EDITOR Elisa.Krovblit@wall2wallmedia.com Follow me on Twitter at Twitter.com/ElisaKrovblit

t’s a hard time for Calgarians. With much of the city affected and so many residents displaced and evacuated, it’s hard to think what will happen beyond the flood.

Calgarians are resourceful. It’s a strong city full of resilient and proud residents who are anxious to get past the flood. Regardless of whether you’ve been affected directly or indirectly, it’s going to change the city. There will be a lot of rebuilding and a lot of displacement.

But one thing is for certain, Calgary will pull together and make it happen. It’s a city of proud residents who don’t give in to mother nature – from Chinooks and summer highs, to 40 below and now flooding.

Here, at Resale Home & Condo Guide, we’ve been greatly concerned for our readers, our colleagues and our advertisers. We’ve heard stories of personal loss and of flood damage on a massive scale. There is a lot of devastation and numerous homes not fit for habitation. Some demolition has begun, and some reconstruction has also started.

That’s the city’s strength, and its beauty. This hasn’t caused life to stand still, there have been many stories of resiliency – of neighbours pulling together, of random acts of kindness and of generosity and selflessness. While the engineering and physical repairs may take quite some time, Calgary’s spirit hasn’t been hit.

We look forward to better times but don’t ignore times of adversity.

16 • ResaleHome&CondoGuide | Volume13 Issue07

lo w

Don Lothian

Debbie Rice LANDAN REAL ESTATE

lothianricerealestate@gmail.com www.calgaryrealestate.org

102, 279 Midpark Way SE Calgary AB, T2X 1M2

$609,788

$414,888

FANTASTIC HOME IN DESIRABLE LAKE BONAVISTA

GORGEOUS HOME IN DOUGLAS WOODS ESTATES

Fully finished bungalow with so many extra features. Gleaming hardwood floors, heated floors in basement and garage. So many features, do not miss seeing this amazing home.

Beautifully presented and upgraded home with vaulted open ceilings, warm and inviting dĂŠcor giving a welcome feel. Gleaming hardwood and tile floors, updated family size kitchen with stainless steel appliances. Fully developed lower level with rec room & 4th bedroom.

$419,000

$448,888

GREAT FAMILY HOME IN MCKENZIE TOWNE

COUNTRY PROPERTY

Amazing kitchen and eating area in this family home. 3 large bedrooms on upper level with large master and full ensuite.

Large fully insulated and finished detached double car garage.

Beautifully renovated walkout bungalow on quiet 3.5 acres with large, natural, spring fed pond! Just 5 minutes to Cremona and 20 minutes Cochrane. Hardwood and tile floors, vaulted ceilings.

$549,800

LARGE ESTATE HOME IN DOUGLASDALE ESTATES Fantastic family home with 5 bedrooms total, 4 bathrooms, amazing living spaces on the main floor as well as in the fully finished walkout basement. Main floor has large kitchen and eating area, family room, den, dining room and formal living area.

For more information on current listings - or to chat directly anytime, please call Don or Debbie at 403.256.3888 or 1.800.661.6262 BASED ON CALGARY MARKET SHARE

homebuyers’help

Changing your address?

Plan ahead to make your move as smooth as possible, and to avoid forgetting something in the shuffle!

AS SOON AS POSSIBLE… notify family and friends, companies and institutions that your address will be changing, either by phone or by mailing the change-of-address cards available at your local post office. The following checklist will serve as a convenient reminder:

❏ Accountant

❏ Driver’s License

❏ Alumni Association

❏ Employer

❏ Attorney

❏ Family Doctor

❏ Banks

❏ Dentist

❏ Lending

❏ Veterinarian

Institutions

• • •

❏ Frequent Flyer

❏ Insurance

Program

Companies

❏ Magazine /

❏ Investment

Newspaper Subscriptions

Companies

❏ Revenue Canada

❏ Catalog

Merchants

❏ Stockbroker

❏ Place of Worship

❏ Credit Cards

Ken Yeoh

FREE Quick OnLine Home Evaluation

403.803.8981

www. mapleleafrealty .ca

May 12

Total Sales

2,381............... 2,544 .............. 6.85

May 13

%change

June 12

171 ................... 100 ................ -41.52

June 13

%change

New Listings

3,803............... 3,717 .............. -2.26

284 ................... 134 ................ -52.82

Active Listings

5,735............... 4,742 .............. -17.31

5,776 ................ 4,734 ............. -18.04

Benchmark Price

383,200 .......... 409,600 ......... 6.89

N/A ................... N/A ................ N/A

Median

390,000........... 406,250 .......... 4.17

397,500 ............ 396,500 ......... -0.25

Average Price

445,033........... 462,076 .......... 3.83

431,561 ............ 433,479 ......... 0.44

Days on Market

39.................... 31 ................... -20.51

37 ..................... 27 .................. -27.03

BANFF TRAIL

648,900

City of Calgary

$

MONTHLY STATISTICS

Broker/Owner

SOLD IN 3 DAYS

Note: Calgary Metro only; includes zone A, B, C & D

• • • • • • • •

• • • • • • • • •

Beautiful 2 storey home on quiet street Walking distance to school, transit & all amenities Gleaming hardwood on main floors Living/dining combo,den & laundry room with tub Large kitchen with granite counter tops Bright 18’ ceiling in FR with gas fireplace Master with large 5-pc ensuite & walk-in closet Fully landscaped sunny south backyard Double front attached insulated garage

$

518,000

ROYAL OAK

SOLD

18 • ResaleHome&CondoGuide | Volume13 Issue07

W ov tio ba pl w/

BRIDGELAND

269,900

Alteration services by professioanl seamtress 26 years of experience Owner retiring/moving out of town Selling existing stocks Wedding, grad dresses & accessories Minimum discount of 50% off Ideal for family business May provide training to potential buyer

$

$

65,000

CALGARY SOUTH • • • • • • • •

56’ x 120’ R2 lot Excellent revenue property 1025sf 3+1 BRs & 2 baths Fully dev basement 2-car garage 3 blocks to LRT station Walking distance to U of C, SAIT & schools Close to all amenities

SOLD

• • • • • • • • •

Super bright condo with in-floor heating Direct access to suite from spacious patio Spent over $25K of upgrades In-suite laundry & stainless steel appliances Granite counter tops with tile backsplash Maple cabinets & ceramic tile flooring Hunter Douglas custom window coverings Walking distance to D/T & close to all amenities Shows pride of ownership

HOT NEW LISTINGS

Updated Every Hour!

View addresses, days on market, mapping etc. www.mapleleafrealty.ca

EX Ce in gr

Assisting Eau Claire Residents and their Families since 1991

www.robertcote.ca 403-249-9500 House of Real Estate

• 3rd Generation Calgary Realtor • Licensed Broker • Certified Condominium Specialist

• MLS Million Dollar Club Member • Top Producing Re/Max Realtor • Business and Marketing

JUST LISTED! THE PRINCETON GRAND $1,995,000 Welcome to “The Princeton Grand” The pinnacle of luxury downtown urban living with full time concierge/security, first class state of the art luxurious amenities and 2 guest suites! 2820 sq ft of incredible condominium living space with soaring high ceilings, extra large windows and a spacious floor plan that’s perfect for entertaining and relaxing! Superior design and finishing throughout with hardwood, tile, granite, stainless steel appliances and many built-ins. 2 large connecting terraces, 2 bedrooms, 2 ½ baths, 2 gas fireplaces, 2 wine fridges, wet bar and butler pantry, heated floors, large separate laundry room and great room concept off an absolutely amazing kitchen! 2 titled parking stalls and 1 titled storage locker.

You want the finest in condominium living…here it is! Completely unaffected by flooding!!

JUST LISTED! PRINCE’S ISLAND ESTATES $799,900

Welcome to the gated community of “Princes Island Estates”. Absolutely phenomenal northwest corner location!! Beautiful Park like setting overlooking Prince’s Island Park and Lagoon! Peaceful and extremely quiet location with full concrete construction and upgraded ceiling insulation. Lge brand new windows provide plenty of natural light and gorgeous views from every room! 1711 sq ft home features, 2 bedrooms, 2 bathrooms, underground titled parking, air conditioning, heated floors, open floor plan, granite countertops, stainless steel appliances, gas fireplace, steam shower, huge master bedroom, ensuite bath, walk-in closet, built-in murphy bed & work station, in suite storage, covered balcony w/gas line & slate flooring and elevator that’s opens right to your own private foyer and front door! Completely unaffected by flooding!!

BALMORAL MANOR $259,900

EXCEPTIONAL STACKED TOWNHOUSE COMPLEX just minutes to downtown and walking distance to the Stampede Grounds and Talisman Center. 2nd floor bungalow style condo with high ceilings, Open floor plan and plenty of natural light. Enjoy the private balcony, 2 bedrooms, insuite laundry room, full bathroom, hardwood floors, gas fireplace and superb location next to beautiful courtyard. Home comes with underground parking stall and storage locker. Very secure attractive complex in a great location in Victoria Park close to everything.

To View These Properties go to

www.robertcote.ca

communities & mls numbers

N EY T STO RA I

L

Tuscany

Kincora

Country Hills Village

Hidden Valley

Citadel

Arbour Lake

Coventry Hills

L

I

Royal Oak

Panorama Hills

Country Hills Sandstone McEwan Glen Beddington

Hampton

Hawkwood Edgemont

Harvest Hills

DEER F OO T

Rocky Ridge

Evanston

C

R R Ranchland Scenic OW anc Estates h C Acres H I lan LD d TR Silver AIL Dalhousie Springs

TR A

zoneA

Simons Valley

Huntington Hills

Nose Hill Park

Thorncliffe

y

Hamptons ...........................................471 Hanson Ranch ....................................517 Harvest Hills .......................................514 Hawkwood ..........................................451 Hidden Valley ......................................518 Highland Park .....................................498 Highwood ...........................................499 Hillhurst ..............................................407 Huntington Hills.................................505 Kincora ................................................524 Lynx Ridge ...........................................488 Macewan Glen ....................................512 Montgomery .......................................476 Mount Pleasant...................................494 Mountview ..........................................490 North Haven .......................................500 Panorama Hills ....................................515 Parkdale ...............................................411 Point Mckay.........................................412 Ranchlands ..........................................441 Ranchlands Estates .............................442

20 • ResaleHome&CondoGuide | Volume13 Issue07

Hillhurst

Arbour Lake ........................................443 Banff Trail .............................................415 Beddington ..........................................508 Bowness...............................................478 Brentwood ...........................................420 Briar Hill ..............................................408 Bridgeland ...........................................400 Cambrian Heights ..............................496 Capitol Hill ..........................................414 Charleswood .......................................419 Citadel .................................................475 Collingwood ........................................418 Country Hills .......................................516 Country Hills Village...........................521 Coventry Hills .....................................520 Crescent Heights ................................404 Dalhousie ............................................422 Edgemont ............................................461 Evanston ..............................................519 Greenview ...........................................503 Greenwood Village .............................479

Briar Hill

West Hillhurst

ale

rkd

Pa

St. Andrew Hts

Tuxedo

Banff Mount Trail Capitol Pleasant Hill

iew env

ood

er

om

tg

on

University Hts

gw

H WA Y

M

H IG

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Cambrian Hts

Highland Park

d

Varsity Village

llin

DA

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ood

A NA

tw

North Haven Highwo o

Co

NS C

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sw

TRA

Bowness

Br

Gre

Valley Ridge

arle Ch

Varsity Estates Varsity Acres

Mountview

Rosedale Regal Terr/ Crescent Renfrew SunnysideHts Brid gela nd

Regal Terrace/Renfrew ........................402 Rocky Ridge ........................................484 Rosedale ..............................................406 Rosemont ............................................495 Royal Oak ............................................486 Sandstone............................................510 Scenic Acres ........................................432 Silver Springs ......................................430 St. Andrews Heights ...........................413 Sunnyside ............................................405 Symons Valley......................................477 Thorncliffe ...........................................502 Tuscany ................................................482 Tuxedo..................................................492 University Heights ..............................416 Upper North Haven ...........................501 Valley Ridge .........................................480 Varsity Acres ........................................426 Varsity Estates .....................................428 Varsity Village ......................................424 West Hillhurst .....................................410

homebuyers’help

HomeBuyers’ ResouRce section you love tHe Home, see wHat you can afford!

Compare mortgage rates for your best deal

Calculate your mortgage payments using the mortgage payment calculation chart

homebuyers’help

cALcuLAte cALcuLAte YouR YouR mortGaGe mortGaGe Payments Payments CALCULATE YOUR MORTGAGE PAYMENTS CALCULATE YOUR MORTGAGE PAYMENTS MONTHLY PRE-TAX MONTHLY PRE-TAX Income Income

SPOUSE’S PRE-TAX SPOUSE’S PRE-TAX Income Income

TOTAL PRE-TAX TOTAL PRE-TAX Income Income

dIvIde By 3 dIvIde By 3

affordaBle affordaBle montHly montHly Payments Payments

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amortIZatIon amortIZatIon amount amount

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estImated estImated montHly montHly TAXES & HEAT TAXES & HEAT

montHly montHly Payments Payments

MORTGAGE PAYMENT CALCULATION CHART MORTGAGE PAYMENT CALCULATION CHART Interest Interest rates rates % %

5.00% 5.00% 5.25% 5.25% 5.50% 5.50% 5.75% 5.75% 6.00% 6.00% 6.25% 6.25% 6.50% 6.50% 6.75% 6.75% 7.00% 7.00% 7.25% 7.25% 7.50% 7.50% 7.75% 7.75% 8.00% 8.00% 8.25% 8.25%

AMoRtiZAtion PeRioDs AMoRtiZAtion PeRioDs 10 yrs 10 yrs

15 yrs 15 yrs

20 yrs 20 yrs

25 yrs 25 yrs

30 yrs 30 yrs

10.58 10.58 10.70 10.70 10.82 10.82 10.94 10.94 11.07 11.07 11.19 11.19 11.31 11.31 11.43 11.43 11.56 11.56 11.68 11.68 11.81 11.81 11.94 11.94 12.06 12.06 12.19 12.19

7.88 7.88 8.01 8.01 8.14 8.14 8.27 8.27 8.40 8.40 8.53 8.53 8.66 8.66 8.80 8.80 8.93 8.93 9.07 9.07 9.21 9.21 9.34 9.34 9.48 9.48 9.62 9.62

6.57 6.57 6.74 6.74 6.85 6.85 6.98 6.98 7.12 7.12 7.26 7.26 7.41 7.41 7.55 7.55 7.69 7.69 7.84 7.84 7.99 7.99 8.14 8.14 8.28 8.28 8.44 8.44

5.82 5.82 5.96 5.96 6.10 6.10 6.25 6.25 6.40 6.40 6.55 6.55 6.70 6.70 6.85 6.85 7.00 7.00 7.16 7.16 7.32 7.32 7.47 7.47 7.63 7.63 7.79 7.79

5.34 5.34 5.49 5.49 5.64 5.64 5.79 5.79 5.95 5.95 6.11 6.11 6.26 6.26 6.42 6.42 6.59 6.59 6.75 6.75 6.91 6.91 7.08 7.08 7.25 7.25 7.42 7.42

follow tHese stePs to see If you’ll QualIfy for a mortGaGe on YouR DReAM HoMe

01

05

Calculate the combined monthly before-tax income of you and your spouse.

Multiply this figure by the amount you need to borrow. Divide by

1,000.

02

06

Divide by three. This figure is the monthly payment you can afford to make on your home.

Add to this your estimated monthly heating costs and monthly property taxes.

03

07

Take the total price of the home and subtract the amount of money you expect to make as a down payment.

This is the money you will have to borrow.

04

Refer to the chart on the opposite page. Look down the left column and locate the interest rate you expect to pay. Line this up with the amortization period of your choice.

(Most first-time buyers take the 25-year amortization.)

If this figure is equal to or less than one-third of your gross monthly income (calculated in Step 2), you’ll qualify for a mortgage on your dream home.

Bear in mind that this is a rough estimate. If you have several other large loans already, you may qualify for less.

Also, banks and trust companies vary in their policies. The best way to know what you can afford is to go to the lending institution of your choice and get pre-qualified.

22 • ResaleHome&CondoGuide | Volume13 Issue07

MoRtGAGe Interest rates VARiABLe

6 months

1 year

2 years

3 years

4 years

5 years

MORTGAGE TYPES aGf trust

-

4.650

3.040

3.200

3.240

3.340

3.490

ATB Financial

2.500

4.000

3.100

3.140

3.550

4.390

3.290

Bank of Montreal

3.100

4.000

3.140

3.140

3.750

4.540

5.140

Bank of Nova Scotia

3.100

4.550

3.750

3.890

3.990

4.390

4.990

-

-

3.240

3.390

2.900

3.370

3.290

cIBc mortgages

3.200

4.450

3.090

3.140

3.650

4.390

5.140

Bmo

3.100

4.000

3.140

3.140

3.750

4.540

5.140

canadian western Bank

3.200

4.000

3.140

3.140

3.650

4.540

5.140

canadian western trust

3.200

4.000

3.140

3.140

3.650

4.540

5.140

INSURED OR HIGH-RATIO: A buyer can borrow up to 95% of the purchase price or the value of the property, whichever is less. The down payment can be as low as 5%.

-

6.600

2.990

3.250

3.290

3.190

3.090

MORTGAGE OPTIONS

3.000

-

3.100

3.150

3.150

2.970

3.090

effort trust

-

4.450

3.250

3.600

3.900

4.500

4.950

Equitable Trust

-

-

3.140

3.140

3.750

4.540

5.140

First Calgary Financial

-

4.000

2.390

2.670

2.790

2.890

2.950

3.100

4.450

3.600

3.950

4.450

4.990

5.240

-

3.950

2.790

2.690

2.840

2.990

3.290

IcIcI Bank canada

3.050

-

3.150

3.650

3.640

3.690

3.440

InG direct

2.750

-

3.000

3.000

2.790

2.990

3.080

Investors Group Trust

3.000

4.000

3.140

3.140

3.650

4.540

5.140

london life

3.000

4.000

3.140

3.140

3.550

4.540

5.140

Manulife Bank

3.000

4.450

3.000

3.050

3.100

3.100

3.090

Manulife Trust

-

4.450

3.000

3.050

3.100

3.100

3.090

meridian credit union

2.850

4.450

3.100

3.140

3.700

2.980

3.190

National Bank

3.200

4.400

3.140

3.140

3.650

4.540

5.140

-

4.500

3.100

3.350

3.550

3.850

3.950

President’s Choice Fin’l

3.200

6.040

3.140

3.150

3.190

3.300

3.390

rmG mortgages

3.000

-

2.890

2.890

2.990

3.090

3.190

Royal Bank of Canada

3.000

4.000

3.140

3.140

3.750

4.540

5.140

-

4.000

3.000

3.040

3.550

4.390

5.140

3.000

4.000

3.090

3.140

3.650

4.540

5.140

-

-

3.150

3.250

3.350

3.390

3.190

Bridgewater Bank

comtech credit union DUCA Financial Services

HsBc Bank canada Home trust company

Peace Hills Trust

Servus Credit Union t-d mortgage your neighbourhood c.u.

ALL MoRtGAGes ARe oF tWo BAsic tYPes: conVentionAL: The buyer can borrow up to 80% of the purchase price or the value of the property, whichever is less.

The buyer has to pay 20% down.

A conventional mortgage cannot exceed 80% of the value of the property.

You can choose any of these mortgage options which fit into the two basic mortgage types.

Lenders may even customize these options to suit your needs. oPen MoRtGAGe: Allows borrowers to repay all or part of the total amount of their mortgage at any time without penalty.

Because of flexibility, this is ideal for borrowers who plan to sell their homes in the near future or who want to switch from a shortterm mortgage at high interest rates to a longer term when mortgage interest rates fall. cLoseD MoRtGAGe: Usually has the lowest interest rate available but lacks the flexible features of other mortgage options.

A good choice for those who want the security of knowing their monthly payment is fixed for a longer term.

Prepayment options are available but they are subject to conditions.

PoRtABLe MoRtGAGe: Flexibility if borrowers move.

Borrowers can take the mortgage to their new home or can transfer it (usually with the consent of the lender) to the purchaser of their old home. This is an attractive option if the rate on the existing mortgage is lower than current rates.

PRePAReD BY cAnneX on June 24, 2013. this information is current as of the date and time posted and is subject to change without notice. © copyright 2013 CANNEX Financial Exchanges Limited. All rights reserved.

Volume13 Issue07 | ResaleHome&CondoGuide •

23

A D D I N G VA L U E T O Y O U R M O V E

www.MichaelFreiter.com REALTOR® RE/MAX REAL ESTATE (CENTRAL)

MICHAELFREITER@REMAX.NET

BELTLINE DEVELOPMENT PROPERTIES

2036 31 AV SW LUXURY INNER-CITY $1,176,000 C3574877

• Like nothing you have ever seen • Davignon Martin Architecture Designed • 2,050 ft2 2-storey attached infill • 3.5 baths, 3 bedrooms • Double detached garage • 10 foot ceilings • Contemporary finishes • 10 minutes to downtown

403.819.2121

639 15 AV SW $850,000 C3559723

633 15 AV SW $1,200,000 C3559716

1506 6 ST SW $850,000 C3559728

• 53,000 ft 2 development potential • Next to 17th AV & 4th ST SW • Existing buildings bring revenue

• 3 property parcel • Must be sold together $2.9M • 10,778 ft2 lot • Floor Area Ratio (5) • High Rise Zone – 8-14 storeys

12 FIRESIDE BN AFFORDABLE COCHRANE $292,500 C3566481

322, 950 ARBOURLAKE RD NW LAKE COMMUNITY $309,900 SOLD

• Great value in Cochrane • Stop Renting & Buy Today • 1270 ft2 2-storey • 3 Bedrooms • 2.5 Baths • Hardwood, Granite, Tile • Stone-faced Fireplace • No Condo Fees

• Stop renting and buy now!

• Affordable Townhouse Condo • 1,249 ft2 - 2-storey • 3 bedrooms • 1.5 baths • Completely re-done interior • Low condo fees • Crowfoot shopping & C-Train

www.seancochlan.com • seancochlan@gmail.com Where Passion Meets Perseverance

Sean Cochlan B.A. Call (403)830-9063 • Toll Free 1(800)876-9956 REMAX MOUNTAIN VIEW

Moving Fast so you can!

87 West Coach Way SW

$1,139,000

6 Springshire Place S.W.

Fantastic estate home backing onto green space with sunny west exposure.

Incredible four bedrooms, fully developed basement and triple garage. Located in West Springs Estates.

One of the most sought after areas in the S.W. To many upgrades to mention. Book your private viewing today.

#301 55 Arbour Grove Close N.W $299,000

$999,000 Very rare location that has dramatic mountain and ravine views from every window. Walkout bungalow with a total of 4 bedrooms, 4 bathrooms and privacy money can’t buy. Over 2300 square feet of high ceilings, hardwood floors, bright and open design. Don’t delay they don’t have many acreages like this available so close to the city!!

396 Royal Oak Heights N.W

Perfect two bedroom condo with full sized den within 3 minute walk to the C-train station. Underground heated parking with a titled stall and storage area in front of car. Incredible views of the downtown city and Canada Olympic Park from the oversized third floor unit. Perfect retirement condo with affordable condo fees that include heat, water and sewer.

24 • ResaleHome&CondoGuide | Volume13 Issue07

$499,000

One of the few four bedroom homes available under $500,000.

This home has a loft/den area upstairs plus shows like brand new. Beautiful hardwood floors, wonderful corner fireplace in family room. Great location on quiet street. Available for quick possession in late July!

260091 Woodlands Road

$849,999 Surrounded by 5 acres of trees, shrubs and mother nature. Less than 10 minutes from Crowfoot Centre.

Fabulous location on a dead end road about a mile off the highway. Over 2300 square feet in this 3 bedroom home that has a bright and open plan. Potential to build another home (up to 1200 sq ft) in the back wooded area behind this home.

5743 Dalmead Place N.W.

$524,900

What a renovation to this 5 bedroom bilevel in sought after Dalhousie. Brand new kitchen, two new bathrooms and Italian tiled floors with hardwood in family and dining room. Walk to the C-train station, shopping centres, and schools right outside your front door.

Huge yard with big double garage. Lots of rooms for kids to play and be safe.

marketanalysis

Real estate market grew despite June’s devastating flood

S

B y H e at H e r r ya n

ales in Calgary’s real estate market in June grew in a year-over-year comparisons despite June’s devastating flood, according to the latest figures release by the Calgary Real Estate Board (CREB), although the impact is likely to be felt for several months.

Total sales in the combined single-family and condo markets in the city of Calgary were 2,317 in June, a 5.5 per cent jump over the 2,196 recorded in June 2012.

Sales of single-family homes in the city of Calgary were 1,638 in June, 2.1 per cent higher than the 1,605 sales in June 2012, although a 7.2 per cent drop from the 1,766 sales recorded in May. Condo apartment sales were 362 in June, up 6.8 per cent over June 2012’s 339, but down 12.3 per cent from 413 in May. Meanwhile, condo townhouse sales totalled 317 in June, a whopping 25.8 per cent jump over the 252 recorded in June 2012, but a 13.1 per cent drop from May’s 365.

“We often see a drop off in sales from May to June as summer approaches, but I think the month-to-month decline was more due to our lack of inventory,” says CREB President Becky Walters. “The flooding likely had less of an impact on the June numbers as it occurred in the last six days of the month, but it will probably impact the market for the rest of the year.

“The condo market continues to outpace singlefamily sales mostly because of the affordability factor and availability, and certainly there are people who buy condos for the lifestyle,” Walters says. “With the low vacancy rates, higher rental prices and still low interest rates many people are considering purchasing rather than renting and also buying condos as investment property.

“With people being displaced because of the flood, we may see even more impact on the condo market as people consider buying while their property is being rebuilt,” she says. “With the extent of the damage from the flood, it’s hard to say how long it will take to recover.”

The total active listings in the combined single-family and condo markets in the city were 4,584 in June, of which more than 660 were listed in flood-affected areas. The active listings in June were nearly 20 per cent less than June 2012’s total of 5,715.

In the single-family market the number of new listings added in June in the city of Calgary totalled 2,151, a 9.1 per cent drop from 2,366 in June 2012, and a 19.1 per cent decrease from May’s 2,659. The total active listings in June were 3,199 down 16.2 per cent from the 3,817 in June 2012.

The number of new condo apartment listings added in June was 494, a 9.2 per cent drop from June 2012’s 544 and a 21.8 per cent drop from May’s 632. The total number of active listings in June was 896, down a huge 25.6 per cent from June 2012’s 1,205.

Meanwhile, number of new condo townhouse listings added in June was 358, down 9.4 per cent from the 395 recorded June 2012 and a down 16 per cent from May’s 426.

The total active listings in June was just 489, a massive 29.4 per cent drop from June 2012’s 693.

“We haven’t seen the inventory come up like we expected; it’s not typical in our market but I think people are holding back waiting for more improvement in the economy,” Walters says, who expects the flooding may also impact inventory levels in the coming months.

The lack of inventory continues to also put an upward pressure on housing prices. The single-family benchmark price in June in the city of Calgary was $459,700, a 6.7 per cent jump over June 2012’s price of $430,800, and up from May’s $456,900.

Condo apartments benchmark price in June was $264,000, a 7.2 per cent jump over June 2012’s $246,300, and a slight gain over May’s $263,600, while condo townhomes benchmark price hit $295,000 in June, a 6.1 per cent hike over the $278,000 recorded in June 2012, and up slightly from May’s $292,100.

featurerealtor

Richard Kim

helps people obtain their real estate goals B Y H E AT H E R R YA N

C

algary real estate agent Richard Kim recalls as a youngster the excitement of joining his parents on a tour through the family’s new Costain house when it was under construction and seeing the smiles on their faces knowing they were getting a new home.

It was a tremendous feeling, one that stayed with him and eventually led him toward a real estate career where he could help others share the joy of purchasing their own homes.

“I like meeting new people and finding solutions for their real estate needs,” Richard says. “I enjoy the challenge of sitting down with people, listening to their real estate wants and needs and helping them obtain their goals, whether it’s getting them out of a bind in cases where they need to sell or finding them the home of their dreams.”

Although he earned a Bachelor of Science degree from the University of Calgary he discovered that “it wasn’t for me, I wasn’t so much an academic as I was a people person. I really enjoyed the home building process and that lead me to pursue opportunities in that field of work.”

Richard offers his clients a unique background as he’s experienced in both resale and new homes. He began as a real estate agent in 1990 with Canada Trust Realty, before moving onto new home sales with Jayman MasterBUILT, where he worked for 18 years, including six years with Jayman Realty Inc. “I recently moved to Re/Max House of Real Estate to better fully service my clients needs,” he says.

“I pride myself on providing accurate, honest advice to my clients, and I don’t like

to hype up any situation – good decisions are made on facts and sound advice,” Richard says. “So, I make sure I provide the most relevant information, and then the clients can make an informed decision.

“The most satisfying aspect of my job is when I can help people achieve what they really want,” he says. “Some people really need to sell to get out of a financial bind and others are just starting their careers and are looking for their special first home, either way, its fantastic whenever I can help. I love seeing the smiles on their faces, knowing I’ve helped them.”

To help him provide accurate and update-to-date information, Richard makes efficient use of today’s technology. “It’s critically important to relay information in a timely manner. My clients can receive instant updates on new listings, pricing and more through e-mails, texting, and so on.

“I still prefer to meet clients face to face, I’m very hands-on and I like to provide feedback personally to my clients, but ultimately the buyers and sellers are in control and using different technology can get them information more quickly,” he says. “Then they make decisions based on the information I provide and I execute their decisions.”

On his website, rich.kim.ca, Richard also provides helpful information and tips to buyers and sellers, and markets his clients’ listings featuring numerous photos and virtual tours.

His dedication to customer satisfaction, experience and knowledge of the market has resulted in many successes. At Jayman MasterBUILT, he received numerous awards as a top producer for new home sales, including the A.C Westman Award for overall customer satisfaction, and multiple top monthly/yearly producer awards, and he was the top producer for five consecutive years earning MLS Million Dollar Awards each year with Jayman Realty.

Since moving to Re/Max in 2010, he has achieved multiple top 10 office producer results and obtained the prestigious Re/Max Platinum Award in his second full year.

Richard says he couldn’t do the job without the support of his family. “A real estate agent’s job can be very demanding requiring unconventional hours, sometime working well past midnight, so dinner dates and kids’ hockey schedules require a very understanding family. You basically have to be available whenever your clients need you.”

The longtime realtor also believes it’s important to give back to the community, “for that matter, to help anyone in need.” In addition to charities such as World Vision, he donates a portion of every sale to the Alberta Children’s Hospital Foundation.

As for the Calgary marketplace, Richard says the “best word to describe the future is short term ‘volatility.’ Since the 2008 financial collapse in the United States, economies around the world continue to experience uncertainty, and buyers and sellers will no doubt express some apprehension. Having said that, Alberta, and Calgary in particular, have bucked national declining sale trends since 2012 and are leading a nice recovery.”

Lastly, Richard says: “Don’t always think of real estate as an investment. People need a place to live. If the value of your home goes up-well, that’s just a bonus!”

RICHARD KIM RE/MAX HOUSE OF REAL ESTATE 2912 TORONTO CRESENT NW

$2,620,000 • • • • • • • • •

WATERMARK IN BEARSPAW 300 SPYGLASS WAY

Highly sought after ridge location Spectacular views!!!

3170 sf plus 1272 sf lower lever Single attached plus double detached garage Estate finishings Still time to pick your colors Walk to the Foothills hospital and University of Calgary Total of 5 bedrooms plus den Outdoor fireplace

$2,189,000

• 4139sf of luxurious development • Fully finished lower level • Estate finishings throughout • Spacious principal rooms • Ideally suited for a large family • Builders own showhome • 4 car attached garage

• Top of the line appliances including “Wolf” and “Subzero”

117 BEARSPAW VILLAGE CRESENT

• 3790sf on main level

$2,750,000

• Fully finished walkout basement • 2 acres of complete privacy • Bow River and mountain views • Completely renovated • Indoor swimming pool and hot tub.

• Private tree-lined concrete driveway • “Once-in-a-lifetime” opportunity

2412 34 ST SW KILLARNEY

• New 2 storey detached home

$829,000

• 1887 sf plus 723 sf down • 4 bedrooms total • 3 full and 1 half baths • Estate finishings throughout • Double detached garage • Walk to westbrook LRT!

30 PANAMOUNT BAY NW

• 2431sf 2 storey

$554,900

• fully finished walkout basement • upper floor bonus room and loft • quiet cul-de-sac location • hardwood throughout main • walk to schools and bus • excellent value for size

17 DISCOVERY RIDGE HILL SW

$539,000 • entry level discovery ridge home • 1776 sf bonus room plan • hardwood flooring on main and upper • oversized garage with storage • open main floor • 3 bedrooms and bonus room up • unfinished basement • walk to griffith woods

C

403.616.0734 ♦ E richard.kim@remax.net ♦ F 403.476.5200 ♦ W www.richkim.ca #20, 2439 - 54th Ave. S.W. Calgary, AB T3E 1M4

Now building in Patterson Hills, Rock Lake Estates, Killarney, Elbow Park and other fine communities. Ask for lot availability and immediate possession homes

Len T. Wong Broker

Laura o’ConneLL Associate/Partner

Penbrooke

end unit!

$139,900

Great 2 bedroom + den townhome! Large front patio, good size living rm w/ new tile surround wood burning fp. Large eating nook capable of 6 seater table. Home freshly painted w/good sized kitchen, new backsplash, pantry, crawl space & storage. Lg 4pc bath w/new counters & sink.

Storage shed included!

MLS#C3572811

mayland heights

ChamPion

Great lot backing onto the docks, huge property, build your own summer resort, fully serviced, Little Bow is the only development on the Lake.

MLS#C3485086 seCond kitChen!

great oPPortunity!

$459,900

$174,900

sunset ridge

Panorama hills

sPaCious unit!

$314,900 $239,900

Spacious main floor unit in highly sought after Panorama Pointe. Spacious entry with den/flex room. Separate eating nook, breakfast bar & double sinks. Master has walk through closet to 4pc ensuite. Good sized 2nd bedroom & 4pc bath. Insuite laundry w/stacked washer & dryer. Beautiful patio w/grassed area in behind. Close to schools, shopping and transit!

MLS#C3573006

brand new!

$479,900

Surrounded by nature yet close to all amenities.

10 minutes west of Calgary. Close to golf and shopping. Minutes to Bragg Creek. Build your dream home! MLS#C3487025 walkout bungalow!

$479,900

$280,000

PriVate baCkyard!

$349,900

15 minutes from Calgary!

$484,900

fenCed baCkyard!

$379,500

Morrison built 2 storey w/2000+ sq ft of living space. Numerous u/g incl. granite ctps & s/s appliances. Hardwood thru out main, tile foyer & laundry room. Lg bonus rm on 2nd flr with bank of windows showcasing the breath taking view.

O/s master w/spa-like ensuite. Fully landscaped yard on a quiet street with all amenities close by! MLS #C3570679

inglewood

mCkenzie towne

Well maintained 2 storey w/dbl det garage in Elgin! 3 beds/3 baths. Maple kitchen w/centre island open to large dining area & great rm w/ corner gas fp. 2pc powder rm, main flr laundry.

Lg master w/4 pc ensuite & w/i closet. Basement ready for development! Pride of ownership shown throughout!

MLS #C3571000

Immaculate 4 bdrm, mins from Calgary in the quiet town of Cochrane! Hardwood thru out main, vaulted knockdown ceilings, spacious living rm, dining rm, and sunny kitchen. Lg master w/4pc ensuite. Walk-out has 9’ ceilings, rec rm, 2 bedrooms & full bath. Exceptional landscaping & o/s heated garage. Close to shopping & schools! MLS #C3568016

riVer song - CoChrane

temPle

Beautiful west facing 3 level split w/front porch across from park. Detached o/s garage, 4 beds/3baths. Lg front rm w/bay windows, gas fp &built-ins. O/s dining rm & lg kitchen leading to balcony. Lg master w/3pc ensuite & hardwood.

Basement fully dev w/large 4th bedroom, massive rec/living rm & utility rm. 4pc bath w/stand up shower & separate jetted tub. Home has newer H20 tank & roof. Exceptional value! MLS#C3573407

Brand new Fairfax 2 Tudor Landmark home with 3 beds, 3 baths, flex & bonus rm. Hardwood thru out! High efficiency furnace and on demand tankless hot water heater with descaler. Great family home with 10 yr Alberta New Home Warranty and 2 year builders warranty. MLS #C3556098

bow ridge - CoChrane

rural roCkyView County

exCePtional Value!

Custom 2 storey with o/s dbl detached garage, newer roof & garage door! Gourmet kitchen opens to dining area w/access to brand new sunroom & backyard. Main flr den, 4pc bath & third entrance! Basement is complete with lg games rm, mother-in-law suite, 2pc bath, & bonus rm. Plenty of storage & separate pantry/ wine rm. MLS # C3571760

state of the art amenities!

$489,900

Brand new executive apartment condo! SW corner unit on 4th floor w/ panoramic views.

Insuite laundry, 1 u/g heated, titled parking stall & adjoining storage locker. Amenities centre/ health club w/1st class gym, steam rm, & full service Bistro. Owner’s lounge w/pool tables, kitchen & theatre. Walking distance to Bow River Pathways! MLS #C3558684

sunset ridge

built green!

$499,900

Brand new Solex 2 Craftsman Landmark Home with 3 bdrms, 3 bath & flex room. Hardwood thru out. High efficiency furnace & on demand tankless hot water heater with descaler. Great family home with 10 yr Alberta New Home Warranty and 2 year builders warranty.

MLS# C3556117

Chestermere

Custom built bungalow!

$499,900

Backs onto green space & walkway. Total 4 bdrms & 3 baths. New carpet & recently painted throughout. Vaulted ceilings on main floor with skylights. Formal dining rm w/ built in speaker system throughout house. Fully developed bsmt with 9ft ceilings. Double garage & workshop.

MLS #C3563367

Panorama

stePs from golf Course!

$518,800

Executive a/c 2 storey former showhome with o/s dbl att garage. 3 beds & 3 baths. Hardwood thru out main. Gourmet kitchen w/ centre island, breakfast bar & s/s appl open to lg eating area.

Huge great rm w/2 storey ceilings & gas fp.

Lg master w/5pc ensuite & his & hers closets.

Loft area w/built ins. Basement ready for development. MLS # C3565022

brentwood

extensiVely uPdated!

$612,900

Valley Pointe

built green!

$559,900

Brand new Axis 3 Landmark 2 storey home w/ dbl att, dry walled garage. 3 bed, 3 baths & bonus rm. Hi efficiency furnace w/humidifier & programmable thermostat, on demand hot water heater & descaler. Triple pane Low E windows.

Bsmnt ready for dev’t w/rough in for plumbing.

10 yr new home warranty & 2 yr builders warranty. MLS # C3575569

westmere

built green!

$729,900

Cranston

energy effiCient home!

$569,900

Brand new Landmark Maxim 2 home makes energy using solar panels. Features incl hi velocity fan coil w/EMC monitor, heat recovery ventilator, hi efficiency on demand tankless hot water/space heater & drain water heat recovery unit. 10 yr AB New Home Warranty & 2 yr builder warranty.

MLS # C3555953

built green!

$609,900

The Montclair III 2 storey Landmark showhome.

4 bdrms, bonus rm, 3 baths & dbl att garage. Hi eff furnace, HRV, triple pane windows. Gourmet kitchen w/granite & s/s appl open to nook & great rm w/gas fp. Main flr laundry. Master has 5pc ensuite w/soaker tub, & w/i closet. W/o ready for devt. 10 yr New Home Warranty & 2 year builder’s warranty. MLS # C3560651

tusCany

Corner lot!

$729,900

Valley ridge

Brand new Solex 2 Landmark 2 storey home w/double att garage. Could save you up to $500 in utilities/yr! High efficiency furnace w/ drum humidifier, programmable thermostat & on demand hot H2O heater & descaler. Triple pane Low E windows. Basement is ready for development with rough in plumbing. 10 year new home warranty and 2 year builders warranty. MLS # C3575572

Bungalow w/dbl det garage in quiet cul-de-sac.

Landscaped yard w/patio & sports court w/basketball net. Recently painted, new lighting, hardwood & new lino. Gas fp in living rm. New finishing on kitchen ctps & new s/s appl. Lg master w/3pc bath. Prof dev basement w/ new carpet, built ins & gas fp in family rm. In 2011 shingles replaced, new furnace & hot H20 tank - siding in 2012. Pride of ownership, must see to appreciate! MLS # C3574075

Estate living in prestigious Tanglewood! Beautiful living/dining rm w/coffered ceilings & 2 sided fp.

Gourmet kitchen w/island & breakfast bar. Main floor den or 4th bedroom. 2nd flr loft/bonus rm, o/s master bedroom w/5pc spa like ensuite.

Fully fin lower level w/large rec rm, gym, 3pc bath & 5th bedrm. Schools, shopping & the Tuscany Club all within walking distance!

MLS # C3562807

Panorama estate - sPringbank

mountain Views!

$759,900

Bungalow w/fully dev bsmt! Painted & updated, w/newer kitchen & baths. Maple kitchen w/granite, s/s appl & breakfast bar open to dining area & sunken great rm w/gas fp. Master has French dr leading to deck w/hot tub. 5pc bath w/sauna. O/s tripled att heated garage, ideal for a workshop w/high ceilings or great storage for RV & boat!

MLS # C3572967

Let Len and Laura and their team put their extensive experience with the Calgary real estate market to work for you.

David Crick 403.230.2121

david@houseandcastle.com www.houseandcastle.com

Montgomery $659,000

Montgomery $479,000

This home will be ready for a mid July possession, You will love the fully developed walk out basement and all these built-ins. 3.5 baths, walking distance to shops and schools.

A truly superior home.

1485 Sq. Ft. Townhouses plus fully developed basements and a single garage unit comes with these upscale units.You will love the 10 ft ceilings in the living room and the vaulted ceilings in the huge master suite. Possession is slated for September

Bowness $379,000

Montgomery $639,000

One unit left, 2+1 bedrooms, 3 & 1/2 bathrm, 4 plex unit. Fully finished bsmt, hardwood on main floor, granite throughout. $4000 appliance allowance, top quality throughout, September possession.

Top quality Aikam Home, fully finished, 2000 sq ft. + bsmt, amazing decor throughout. Open floor plan, $6000 appliance pkg. September possession.

Renfrew $735,000

This fine quality built home has plenty of extras including 10ft ceilings. roughrd in central air, huge master ensuite, Jetted tub, lrg separate shower. Fully finished bsmt, south backyard. Move in 2 weeks.

Glen Eagle Cochrane $529,900

Charleswood $533,000

This great 2 story, 4 bedrooms, den, 2nd floor bonus room. Wonderful curb appeal, large kitchen with a sunny eating area, adjoining family room with fireplace, living room with a spacious dining area. Huge master bedroom with a walk in closet and a 4 piece ensuite bath. 3 bedrooms & a bonus room with fire place. Mountain view, Perfectly located safe golf course location. Call Gary 403-585-8458

1325 SQ FT bungalow, fully developed, wonderful large eat in kitchen with large island, newly renovated bathroom.

A lot of space, in mint condition and very clean, close to everything.

403.230.2121

david@houseandcastle.com www.houseandcastle.com

Altadore $969,000

Renfrew $685,000

Mount Pleasant $749,000

Premium built home, built by Aikam, fully finished, with all the bells and whistles. Including A/C, in floor heating, open stair risers, sculptured ceilings. Huge ensuite with steam shower and body wash jets. Possession is in 3 weeks.

2 New Homes with lots of upgrades including 9 ft ceilings, kitchen cabinets to the ceiling, linear fireplace with built ins, large wet bar, marble flooring in the entries and bathrooms, hard wood on the main floor and is set up so that a separate entrance would be painless. you will love the fully finished basement which has a 3rd full bath and a 4th bedroom. Garage is insulated and drywalled. This beautifully built home is ready for immediate possession. All landscaping will be completed for possession.

Tuxedo $725,000

Montgomery $495,000

Parkdale $869,000

1875 sq ft Esteem home in Tuxedo. South backyard. Fully finished basement. Roughed in air conditioning and in floor heating, Immediate possession.

Call Kal 403-383-6009

1600 sq. ft. 4 plex, developed basement, all the excellent finishings by Aikam Homes, $5000 appliance pkg. October possession.

Absolute gem by Aikam Homes, Denca cabinetry, open floor plan, central air. in floor heating, amazing ensuite with steam shower & body washes, 6 ft jetted tub. This home is only the finest & comes with bosch appliance pkg. October Possession.

Renfrew $725,000

West Hillhurst $1,149,000

Altadore $919,000

New single family infill with fully finished basement central air huge master ensuite. 9’ ceillings and lots of upgrades every where.

Only the finest will do in this 2300 sq ft Aikam Home. featuring 10’ ceilings, in floor heating, central air and premium Bosch appliance pkg and Denca cabinetry. Fully finished basement. Possession in 3 weeks.

1996 sq ft attached homes, fully finished with central air, in floor heating. Premium Bosch Appliance Pkg. & Denca cabinetry. Steam shower & body wash in ensuite as well as 6ft jetted tub. possession in 3 weeks.

2000 sqft Esteem Home with in floor heating, air conditioning. South facing backyard and fully finished basement. Possession in 3 weeks. 10ft ceilings and glass railings. Call Kal 403-383-6009

403.230.2121

david@houseandcastle.com www.houseandcastle.com

Capital Hill $569,000

Renfrew $714,900

Tuxedo $689,000

This 2 storey 2+1 bedrooms is a top quality built home by Aikam Homes. 4 Plex condo for September possession, which allows you plenty of time to still add your personal touches and make this your home. The large master bedroom has a 6 piece ensuite and the second bedroom has a 4 piece ensuite. Each unit has a single detached garage. There is a $5,000 appliance pkg included in the sale price.

This Gressen Home is close to transportation, walking distance to downtown. Granite throughout, fully finished bsmt with wet bar. 6 piece ensuite, $7500 appliance pkg. possession in 3 weeks.

Quality craftsman is evident in this Uppal Home, almost 1900 sq. ft., fully developed bsmt, open floor plan, 6 piece ensuite, $6500 appliance pkg. Possession in 3 weeks. Call Rose 403-830-7901.

Cambrian Heights. $599,000

Richmond Knobb Hill $549,000

Montgomery $389,000

This roomy bungalow with an attached garage is on beautifully matured quiet street, surrounded by parks.

This home features 60 FT frontage and has west & south exposures, don’t miss out on this great location. There is a nanny suite down so you can live up & rent down.

Montgomery $439,000

This 2 storey 2+1 bedrooms is a top quality built home by Aikam Homes. 4 Plex condo only 2 left for September possession, which allows you plenty of time to still add your personal touches and make this your home. The large master bedroom has a 6 piece ensuite and the second bedroom has a 4 piece ensuite. Each unit has a single detached garage.

There is a $4,000 appliance pkg included in the sale price.

This 2 storey 2+1 bedrooms is a top quality built home by Aikam Homes. 4 Plex condo for possession in 3 weeks. The large master bedroom has a 6 piece ensuite and the second bedroom has a 4 piece ensuite. Each unit has a single detached garage. There is a $5,000 appliance pkg included in the sale price.

Altadore $918,000

1996 sq ft 2 storey in south backyard, full finished, possession in 3 weeks. Premium Bosch appliance package, Denca Cabinetry, huge ensuite with 6’ jetted tub & separate steam shower with body washes. Central air, in floor heating.

Brand new 4 plex, fully finished, 3 & 1./2 baths, total of 3 bedrooms. Granite throughout, hardwood on main floor + fireplace. Pick your own colour selection, September possession date.

Victoria Park $458,000

You will Love the grand patio off this suite, 2 bedrooms, 2 bathrooms with all the latest finishing’s. In the Nuera building, just steps from the Stampede grounds & an easy walk to Downtown, You will love downtown city view. Possession in 3 weeks.

Scott Merchant

Free, Online Home Finder Service

The Merchant Difference www.scottmerchant.ca Re/Max House of Real Estate 249-9500

Hot new listings emailed daily... visit www.scottmerchant.ca and click on Free Home Finder

SOLD New Build in Inglewood!!

Charming Starter or Revenue in Lake Sundance!!

Evergreen Townhouse backing on the Pond!!

Quiet location only a few steps from the BOW River and pathways! Gorgeous 2600 sq ft 2 storey built by Gold Creek Builders only 60 days from completion. Floor plans and specs are available by email, NOW 60 DAYS FROM COMPLETION, NEW PHOTOS ON THE WEBSITE!!

Quiet location on a large SW facing pie lot!! Currently generating $1785/month. Features a total of 3 bedrooms, 2 full baths, hardwood floors, fully finished basement, main floor and lower laundry, RV parking, new roof and updated windows!! Excellent Location Walking distance to Lake, all schools and Fluor/Sundance Business Park!

Eversyde on the Park! Immaculate townhouse with and attached garage and a fully finished walk-out basement. Gorgeous location with a private fenced yard and balcony that look out over a pond and environmental reserve. Over 1400 sqft of developed space featuring 2 bedrooms + Den, 2 ½ baths, vaulted ceilings, huge kitchen and a great location!!

$1,245,000

$334,900

$349,900

For virtual tours and open house schedules go to www.scottmerchant.ca

Alnoor Velji 403.560.3335

av2020@telus.net COMMITTED TO EXCELLENCE SINCE 1989

http://www.calgaryhometeam.ca # 1 Re/max office in the world* 1999-2010

*Based on Closed Transactions

Re/Max Real Estate (Central) • 403-216-1600 • 206, 2411 - 4th St NW, Calgary, AB, T2M 2Z8

CORAL SPRINGS I $649,900

3700 SQ/FT - WALKOUT FONDA I

Wow, fully developed 2 storey walkout with lake access lot. 2600+1100=3700 sq. ft. 4+2 bedrooms, 3½ baths, loaded with features, hardwood, granite, formal Lvg/Din/Kitchen with nook, den and family all on the main floor, 4 bedrooms upper with full ensuite, basement finished with summer kitchen, big rec room, wet bar, and much much more.

Call now to view this beauty.

193,900

$

LOCATION! LOCATION!

WHITEHORN I $379,900

PRICED TO SELL

Wow fully developed 2 storey with over 2,000 sq/ft. Total of 4 bedrooms and 3 full baths. Close to all ammn.

Main floor with formal lvg/din/kit./fam room/bedroom, 3bedrooms upper with with full ensuite and balcony and rec. room in the basement. Call now.

MARLBOROUGH PARK I $319,900

Totally redone bung style town house unit with 2 bedrooms, patio doors to yard. Brand new hardwood, carpets, ceramic, kitchen, lights, baths and much more.

Call now to view this beauty..

Fully developed 4 level split with double garage. 4 bedrooms, 2 1/2 baths, 3rd level walkup by 2 stairs only. Big deck, RV parking, 4th level with rec. room and much more.

Call now.

SOLD WON’T LAST

Volume13 Issue07 | ResaleHome&CondoGuide •

33

zoneB

TR

AI

L

DEER FO

OT

Westwinds

communities & mls numbers

Saddle Ridge

Calgary International Airport

Martindale

Taradale

e

idg

ler

st Ca

Coral Springs

Vista Heights

Horizon Ind. Park Whitehorn

Temple

Pineridge

Sunridge Rundle Ind. Park

16 AVE.

Abbeydale Applewood

McCall Ind. Park

Monterey Park

Falconridge

Forest Lawn Southview

e ok ro

Albert Park

nb

FondaForest Hts

Pe

Radisson Hts

Marlborough Franklin Park Mayland Ind. Park/ Meridian Heights Ind. ParkMarlborough

West Dover Dover Dover Glen

Erin Woods

Valleyfield Eastfield

Abbeydale............................................664 Albert Park...........................................730 Applewood ..........................................768 Calgary International Airport ............624 Castleridge ..........................................676 Castleridge Estates .............................678 Coral Springs ......................................688 Deerfoot/Skyline Ind Park ..................615 Dover ...................................................738 Dover Glen ..........................................736 Eastfi eld ..............................................748 Erin Woods ..........................................740 Falconridge ..........................................680 Fonda ...................................................726

Forest Heights .....................................762 Forest Lawn.........................................764 Franklin/Meridian Ind Park................630 Horizon Industrial Park ......................640 Marlborough .......................................660 Marlborough Park ...............................662 Martindale ...........................................682 Mayland Heights ................................600 Mayland Heights East ........................604 Mccall/Airways Ind Park ....................610 Monterey Park .....................................670 Parkridge Estates.................................671 Penbrooke............................................766 Pineridge .............................................668

34 • ResaleHome&CondoGuide | Volume13 Issue06

Radisson Heights ................................728 Red Carpet/Mountview Mhp.............770 Rundle .................................................666 Saddle Ridge .......................................645 Southview............................................732 Valleyfi eld ...........................................744 Vista Heights .......................................605 West Dover ..........................................734 Whitehorn ...........................................672 Stoney Industrial.................................625 Sunridge Industrial Park ....................635 Taradale ...............................................684 Temple .................................................674

Sold

Call NoW For a Free eValUatIoN oF yoUr CalGary ProPerty

Independently Owned & Operated

ElBoW Park $1,295,000

WoodlandS $695,000

• 9,365 Sq Ft Of South Facing Level Land On A Low Traffic Hilltop Avenue With A Private & Peaceful Backyard.

• With 75’ Frontage & Potential For Valley Views, You Will have Endless Architectural Options.

• The 2,919 Sq Ft Of Developed Living Space With 4 Bedrooms & 3.5 Bathrooms Could Be Easily Rented Or Lived In While Designing Your Dream Home.

• Rare Opportunity! Stunning Panoramic Views!

• 75’ Common Boundry With the Canyon Meadows Golf & Country Club.

• 2,860 Sq Ft Architectural Gem Offers 4 Bedrooms, 3.5 Baths, Main Floor Family Room & An Abundance Of Light.

• Over 850 Sq Ft Of Wrap Around Deck & Balconies Provide Excellent Outdoor Entertaining Areas & Restful Retreats.

Sunalta $539,800

Connaught $429,900

• Wonderful Character Home With A Porch, Balcony & Deck, Located In The Heart Of Sunalta Featuring 3 Self Contained Suites With Gross Rent Of $2,340/Month.

• A Fantastic Location, Across From A Playground & Steps From Shops, Restaurants, Vibrant 17th Avenue & West LRT.

• Fully Renovated 2 Bedroom/2 Bathroom Condo Boasts A Dream Kitchen With Barrel Vaulted Ceiling, Under-cabinet Sub-Zero Refrigerator & 5 Burner Jenn-Air Gas Cooktop.

• The Master Bedroom Is Massive With Feature Ceiling, Walk Through Dressing Area With Built-In Closet & 5 Pc Ensuite.

loWEr Mount royal $389,900

Erin WoodS $279,900

• Stunning TOP FLOOR Executive 1 Bedroom Condo With Solid Bamboo Flooring & Soaring 10’ Ceilings.

• Designed For Entertaining & Efficient Living, This Unit Has A Wonderful Layout With An Open Concept Kitchen/Living Areas.

• Don’t Miss The Secure Underground Parking, Reasonable Condo Fees & Great Location!

259.4141 Remax Properties

Britannia $2,095,000 • 80’ x 130,’ 10,150 Sq Ft Lot On The Ridge In Coveted Britannia.

• Panoramic Views Of The Elbow River Valley & Mountains.

• Solidly Built, Well Maintained 6 Bedroom & 4.5 Bathroom Home.

• Exceptional Building Opportunity.

• 1,077 Sq Ft 3 Bedroom 2 Storey Starter Home Boasting Fresh Paint, New Flooring & New Kitchen Counters.

• The Oversized Pie Shaped Lot Includes A Huge Parking Pad With Enough Room For 2 Cars & RV.

CalGaryProPertyForSale.Ca

Gary Williams M at t

403

s

Britannia $2,450,000 • Located On The Ridge In Coveted Britannia, This Contemporary Renovated Walkout Bungalow Offers Over 4,400 Sq Ft Of Custom Designed Luxury Living Space.

• Surrounded By Exceptional Landscaping.

Stunning Valley Views! 11,345 Sq Ft Lot.

Rahim (R.D.) Dhanji (403) 837-8789

rd@remax.net w w w . R a h i m D h a n ji.c om

Condos $189,900 - $209,900 • Condos in AIRDRIE & TARADALE for SALE • AIRDRIE – 1 Bedroom, 1 Bathroom with a Den and underground parking. 640 Square feet located on 3rd floor. All kitchen appliances are included. Insuite washer & dryer (included). Steps from Genesis Recreation Centre. $189,900.

• AIRDRIE – 2 Bedroom, 2 Bathroom with underground parking. 862 Square feet located on 3rd floor. Master Bedroom has an ensuite bathroom. All kitchen appliances are included. Insuite washer & dryer (included). Steps from Genesis Recreation Centre. $209,900.

• TARADALE – 2 UNITS available. 2 Bedroom, 2 Bathroom with underground parking. 927 Square feet located on 3rd floor facing a park. Master Bedroom has a walk-in closet and an ensuite bathroom.

All kitchen appliances are included.

Insuite washer & dryer (included).

Minutes from the new LRT station & Genesis Sports Complex. $199,900.

“Exceptional Service,Outstanding Results” Coventry Hills $399,900

• 1615 square feet, Beautifully kept home by the original owner • Main floor has the kitchen with an island, dining area, living room, gas fireplace, 2 piece bathroom, laundry, and a spacious entrance foyer.

• Upstairs has the master bedroom with an ensuite & walk-in closet, 2 additional bedrooms (both with walk-in closets) & a 4 piece bathroom.

• Sterling built home, located on a quiet street steps away from a park • Close to all sorts of amenities such as schools, shopping, restaurants, grocery stores, transportation, Cardel Place, Movie theatre, Stoney Trail, Deerfoot Trail & much more.

Tuscany $679,900

• Gorgeous Albi built, 2467 Sq Ft, open concept home.

• Stunning galley style kitchen with granite counters, under-cabinet lighting, stainless steel appliances, gas range, & large island • Large master bedroom leads to the stunning vaulted ensuite with a central tub flanked by his & her vanities & huge walk-in closet complete with bench • Fully finished basement features a 4th bedroom, full bathroom, large play area, minibar & a full size fitness area with rubber flooring & wall to wall mirrors • Luxuries include 9 foot knockdown ceilings, maintenance free deck with gas line, main floor private den with glass French doors, upstairs laundry, spacious mudroom with walk-through pantry, & much more

Altadore $939,900

So

• Brand New modern infills on a fantastic street with a fabulous design & creative architecture inside & out • Huge gourmet kitchen comes with a gas stove, built-in wall oven & microwave, dishwasher, decorative hoodfan, center island, quartz countertops, and slam-free high end cabinetry • Luxuries include 10 foot ceilings, upstairs laundry, skylights, infloor heating & air conditioning roughed in, fireplace, four window - double patio door in the dining room, double detached garage, & much more • Basement comes fully finished with a bedroom, full bathroom, wet bar, TV room, & games area • Built by Prominent Homes Master Builder

Volume13 Issue07 | ResaleHome&CondoGuide •

35

inthenews

BMO Economics says

Canadian home prices are not highly overvalued

A

new report from BMO Economics released recently challenged the notion that Canadian home prices are highly overvalued when compared to the price of renting a home.

Recently a report from the Organization for Economic Co-operation and Development (OECD) claimed that

ACADIA $459,900

ROYAL OAK $345,000

BANKVIEW $869,000

Conveneintly located on a quiet kid friendly street.

This 3 bedroom 3 level split has been nicely updated inside and out. Updates include: shingles, fence, deck, interior and exterior paint, kitchen / living room greatroom. Basement development left to the new owners can accomodate a large family room, full bathroom, and laundry room. Great home, will not last.

Outstanding 2 bedroom townhouse with rare developed basement, single over sized attached garage, extra parking on your driveway, 12 foot ceiling in living room, 3 washrooms, hardwood and heated tile flooring, 2 spacious master bedrooms each with 4 piece ensuites and walk-in closets, kitchen with dark cabinets, raised eating bar and black appliances.

Enjoy your morning coffee off the kitchen on your front deck or relax on the back deck off of the family room..

Conveniently located close to shopping, elementary school and transit this location cannot be beat.

Extensively renovated character home seamlessly blends character details, contemporary spaces, and long lasting new materials. Custom millwork and design elements include rich hardwood floors, wainscoting, restored claw foot tub, seamless glass shower, heated bathroom floors, high efficiency furnace, new plumbing / electrical and insulation, incredible master bedroom retreat complete with vaulted ceiling, en-suite and lavish dressing room with custom cabinetry. Last but not least, is the backyard oasis completed in 2009 with exotic Kayu wood fencing, deck, pergola, stamped concrete, 3 gas patio heaters & fire feature.

DAVID SETTER REAL ESTATE TEAM

36 • ResaleHome&CondoGuide | Volume13 Issue07

(403) 243-1755

www.davidsetter.com

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Canadian home prices are 64 per cent overvalued. This has fuelled more debate over Canadian house prices, with much attention focusing on ownership versus renting, and whether or not someone in today’s market should opt to rent instead of buy.

“We can confidently dispel the notion that Canadian home prices are egregiously overvalued versus rents, but they’re not cheap either,” says Robert Kavcic, senior economist, BMO Capital Markets. “ The report noted that on a national basis, ownership currently looks only moderately expensive versus renting.

Using current market mortgage rates — around three per cent for a five-year fixed rate instead of posted rates — leaves valuations almost bang on their long-run norm.

Gap in pRiCe BeTween BuyinG and RenTinG GeTs smalleR in VanCouVeR

Kavcic noted that there are regional differences within the numbers: ›› On the west coast, Vancouver valuations have begun to compress from very elevated levels, though ownership still remains expensive versus renting. ›› In Calgary, both housing prices and rent prices are rising,

so the gap is stable. Calgary’s market looks pricey, but well below levels seen at the height of the energy boom, and resurgent rent growth has helped offset recent price gains. ›› Toronto appears only slightly overvalued compared to historical norms, but not at all at prevailing three per cent mortgage rates. Notably, the city is miles away from the severe bubble conditions seen in the late 1980s.

To RenT oR Buy?

“The decision to rent or buy is a very personal one and is determined by a variety of factors that need to be carefully weighed before taking the next step — whether for the short or long term,” says Laura Parsons, mortgage expert, BMO Bank of Montreal. “A mortgage for some can be seen as a type of savings plan, particularly if they view their home as a financial nest egg for their retirement years, as many Canadians do.”

Parsons noted that those who choose renting over owning property should consider working closely with a Mortgage Specialist to build a more aggressive long term saving and investment plan, as they will not be able to rely on the value of a property to bolster their retirement savings down the road.

BANKVIEW $1,100,000

SPRINGBANK HILL $2,299,000

SPRINGBANK HILL $2,450,000

A custom built executive residence, boasting over 3670 Sq.Ft of quality developed living space. The views of downtown are simply amazing! The main floor layout is perfect for entertaining: gourmet kitchen (with 2 nook options) in oak & granite, formal dining room, huge living room with a wall of windows (triple pane), oversized den / or 5th bedroom, and a spacious family room with wet bar. Upstairs there are 4 bedrooms, 3 spacious bedrooms + the Master suite. The master has a wall of windows with panoramic city skyline views, ensuite, massive walk-in closet & it’s own private sitting room.

4.75 Acres of PRIME Development Land WITHIN CITY LIMITS, ready to develop now or in the future. This subdivide able lot currently has a large Bungalow with sunroom, fully developed basement, and an oversized detached double garage. This is 1 of 3 parcels located side by side. Call today for all of the details.

4.75 Acres of PRIME Development Land WITHIN CITY LIMITS, ready to develop now or in the future.

This subdivide able lot currently has a large 2 Storey home with a walk out basement, triple garage, and 2 barns. This is 1 of 3 parcels located side by side.

Call today for all of the details.

Because a Great Experience Begins with a Great Agent.

Volume13 Issue07 | ResaleHome&CondoGuide •

37

A NA

DA

HIG

H WA Y

Cougar Ridge West Springs

Pa

tte

rs o Coach n Hill

Mission

Woodland Woodbine

R A IL MAC L E O D T

Pumphill

Cedarbrae Braesid e

C anyon Meadow Es tates Southwood Canyon Meadows

Oakridge

Palliser

Kingsland

Ru tla

nd P

Parkhill/ Stanley Park

Erlton

Wildwood Eau Claire Spruce Strathcona West East Cliff Park Sunalta End Downtown Villag e Westgate Shaganappi Aspen W oods Connaught Victoria Christie Park Roscarrock Scarborr o Park Signature Glendale Bankview Mount Parke Killarney Springban k Roya l o South Hill Signal Hill or Calga ry Glenbrook xb Elbow Ro Park CFB Richmond Altadore/ Currie Hill River Park Britanni a Glamorgan Lincoln Discover y Ridge Elboya Park Windsor Park Bel Ai rMeadowlark Lakeview Mayfai rPark North LakeviewGlenmore Park Kelvin Villag e Grove Chinoo k Eagle Ridg ePark Oakridge Estates Bayview Haysboro

The Slopes

communities & mls numbers

NS C

a rk Rich mon d

zoneC

TR A

S AR C E E T R A I L

Cresmont

Shawnee Slopes Evergreen

Millrise Shawnessy

Bridlewoo d

Somerset

M A R Q U IS O F L O R N E T R A Altadore/River Park.............019 Aspen Woods ......................073 Bankview..............................015 Bayview ...............................129 Bel Aire.................................110 Braeside................................135 Bridlewood...........................161 Britannia...............................105 Canyon Meadows................125 Canyon Meadows Estates...127 Cedarbrae.............................145 Cfb Currie.............................020 Cfb Lincoln Park..................024 Chinook Park.......................117 Christie Park . ......................052 Cliff Bungalow.....................004 Coach Hill............................049 Connaught...........................003 Cougar Ridge.......................071 Crestmont ...........................081 Discovery Ridge...................070

Downtown...........................001 Downtown East Village.......006 Downtown West End..........012 Eagle Ridge .........................119 Eau Claire.............................002 Elbow Park/Glencoe............005 Elboya...................................103 Erlton....................................101 Evergreen.............................157 Evergreen Estate..................151 Glamorgan...........................045 Glenbrook............................043 Glendale...............................041 Haysboro..............................121 Kelvin Grove........................115 Killarney/Glengarry.............027 Kingsland.............................113 Lakeview..............................031 Lakeview Village..................033 Lincoln Park.........................021 Lower Mount Royal.............010

38 • ResaleHome&CondoGuide | Volume13 Issue07

Mayfair..................................111 Meadowlark Park.................109 Millrise..................................153 Mission.................................014 Mount Royal.........................007 North Glenmore Park..........022 Oakridge...............................143 Oakridge Estates . ...............141 Palliser...................................133 Park Hill/Stanley Park..........104 Patterson...............................047 Pumphill...............................131 Richmond.............................029 Richmond Hill......................057 Rideau Park..........................102 Rosscarrock..........................037 Roxboro................................100 Rutland Park.........................028 Scarboro...............................011 Shaganappi..........................025 Shawnee Slopes...................151

Shawnessy............................155 Signal Hill.............................053 Signature Parke....................055 Silverado...............................165 Somerset...............................159 South Calgary......................017 Southwood...........................123 Springbank Hill....................065 Spruce Cliff...........................023 Strathcona Park....................051 Sunalta..................................009 The Slopes............................067 Upper Scarboro.................... 013 Victoria Park.........................008 West Springs........................075 Westgate...............................039 Wildwood ............................035 Windsor Park........................107 Woodbine.............................147 Woodlands...........................139

A

e

inthenews

JAMES COTE 703-0455 Certified Condominium Specialist 3rd Generation Calgary Realtor

To view these properties go to: www.jamescote.com

Condo safety program

expands

A

program established to promote the safety of both Realtors and residents of apartment-style condominium buildings is growing tenfold over the summer in response to positive feedback on a pilot project.

One downtown building adopted CREB’s Lobbybox program last summer, after the system was proposed as a way of easing a problem that had led to an attack on a local Realtor in November 2011. A second building came aboard a few months later, but 20 buildings will have the new feature by Labour Day. A Realtor safety task force, created after the attack, identified an innovative program active in Victoria, B.C., where a centralized lockbox is placed in a secure, centralized, safe location, usually the front entrance or lobby.

CREB adopted the program in 2012, and Vantage Point Condominiums, on 11th Avenue S.W. was the first building to come aboard.

The new system ensures all keys to individual units are stored within the building, reducing the risk of unwanted access.

“We are pleased to be able to create solutions with both corporations and the consumer to enhance both our members’ safety and theirs,” said CREB President Becky Walters. “We encourage any dialogue that helps achieve this.”

Every day, Realtors are faced with a number of potentially high-risk situations, including working alone, working at night and working in remote or unfamiliar locations. Throughout June, CREB is highlighting Realtor safety by offering a number of education courses designed to keep them safe.

“At CREB, we believe every Realtor deserves a safe working environment. We regularly provide courses and materials to our members, promoting safe working practices,” said Walters.

To see how the CREB Lobbybox Program works, view the YouTube demonstration: http://youtu.be/LG37RbPsJQU

HOUSE OF REAL ESTATE

LAKEVIEW CORNER LOT & QUIET STREET!!

$534,900 RARE CORNER LOT on a quiet street in the sought after neighbourhood of Lakeview!!

3 bedroom + den bungalow is immaculate and shows pride of ownership! This beautiful home has a large living room & large picture window letting natural light flood in. Functional kitchen has lots of cupboard & counter space, black appliances and granite countertops. Main includes: solid oak “Herringbone” hardwood floors, cork flooring, separate dining room, laundry room and a 4 pce. bathroom. Master bedroom has an ensuite bathroom, a huge walk-in closet & 2 more additional closets. The lower level has a den that doubles as a 4th bedroom, a workshop and a very large family/rec room. Huge fenced backyard with lily pond, storage shed, fenced dog run and a permanent hammock. New in last 3 years: windows and doors, composite stone facade, 35 year shingles, R50 attic insulation.

Ultra-high efficiency furnace, hot water tank & water softener all under five years old. Home has Energuide rating of 77. Come have a look, right away!!

ACADIA COMPLETE RENOVATION!!

$489,900 COMPLETELY RENOVATED FROM TOP TO BOTTOM!! The main level features a large living room with a big picture window, gorgeous kitchen, dining room, stunning 5pce bathroom and 3 bedrooms. The lower level has a family room, 2 more bedrooms, 4pce bathroom, laundry room and storage space. List of renovations: blown in insulation, light fixtures throughout, painted throughout, refinished hardwood floors, kitchen with stainless steel appliances, ceramic tile flooring, front window & kitchen window, front & back doors, everything in main floor bathroom, baseboards & casings throughout, carpet in basement, windows in basement bedrooms, 4pce basement bathroom, siding on garage, paint & siding on exterior of home. Fenced lot with huge new deck, RV parking and paved back lane. The double detached garage is amazing!...huge oversized, insulated & drywalled, infra-red heated, work bench, 10ft. ceilings and three 220 power outlets! Close to schools, parks, public transportation and major roadways. COME HAVE A LOOK, TODAY!!

ROYAL OAK 44 ROYAL BIRCH MOUNT NW

$334,900 PREMIUM LOCATION!! This great home is one of the few units in the sought after Outlook complex that backs onto a park. No looking into other units from the backyard!

Very functional floor plan with excellent flow, this unit’s plan was originally 3 bedrooms, converted to 2 bigger bedrooms.

Large living room, kitchen and dining area are flooded with lots of natural light from multiple windows. Main floor features: a cozy feature fireplace, a 2 pce. bathroom, kitchen with lots of cupboards, counter space and pantry. The upper level boasts 2 huge bedrooms, both with walk-in closets and Hunter Douglas room darkening shades. A 4 pce. bathroom w/ extra deep soaker Jacuzzi tub completes the upper level. The basement is unspoiled and could be developed to your own taste. Fenced backyard with patio and gas hook-up for the included BBQ. An attached garage completes the package. Close to shopping & amenities. Very well maintained & pristine condo shows pride of ownership! This home is a “must see”!

6435776_1307

Volume13 Issue07 | ResaleHome&CondoGuide •

39

mortgageminute

The true cost of bad mortgage advice

BY PETER K INCH

I

had a conversation with a couple of clients recently that really bothered me. They started by informing me that they had been through a bankruptcy seven years ago but their credit had been squeaky clean since, and now they are ready to try and get back into home ownership.

banKrupTcy or bad debT wIll remaIn on your credIT record for seven years, buT ThIs Is noT To be mIsconsTrued To mean ThaT you wIll noT QualIfy for credIT for seven years.

At fi rst I winced at the thought they had waited for seven long years before reapplying for a mortgage when they could have easily qualified for one much sooner, but that wasn’t the worst of it. I asked if they had re-established any credit over the past seven years, then braced for the answer: they both looked at each other and then back at me with that all-too-familiar “I’m not quite sure what you mean” look.

As I feared, they were told at the time of bankruptcy that they would not be able to qualify for any credit for at least seven years. Now, they might not have actually been told this, but that is certainly the impression they had. Here’s the bad part: I then had to explain to this nice couple that, although it is quite admirable that they had perfect credit for the past seven years, they also had not re-established any credit in that time, and from a lender’s perspective, that is the single most important component of deciding to lend again. In fact, most lenders will want to see that you have re-established two or three “trade-lines” or sources of credit over the past two years, and that you have paid them diligently. This proves to a lender that your bankruptcy was an isolated incident and you now have the ability to manage your debt.

So, what did this mean for the couple? After waiting patiently (based on poor advice), and doing absolutely nothing for seven years while waiting to apply for a mortgage, they now have to spend another two years re-establishing credit (such as a Visa, line of credit or car loan) before any prime lenders would look at a mortgage

40 • ResaleHome&CondoGuide | Volume13 Issue07

application. That’s nine years in total! If they had gotten the right advice from the beginning and established new trade lines – which they could easily have done within a month of being discharged – they would have been able to apply for a mortgage at fully discounted rates five years ago.

Too many consumers who have experienced debt issues are not given this simple advice, so here it is in a nutshell: » Bankruptcy or bad debt will remain on your credit record for seven years, but this is not to be misconstrued to mean that you will not qualify for credit for seven years. » From the moment you are discharged, you may apply for credit from a variety of sources that will allow you to reestablish your debt and credit rating. These include: › A pre-paid or secured credit card (put $5,000 in a trust account as security and then get a secured card with a $5,000 balance). › Have a family member or friend act as a co-signor or guarantor to get a secured loan from a lender with you are the primary borrower. › A car loan › An RSP loan

If They had goTTen The rIghT advIce from The begInnIng and esTablIshed new Trade lInes – whIch They could easIly have done wIThIn a monTh of beIng dIscharged – They would have been able To apply for a morTgage aT fully dIscounTed raTes fIve years ago.

» Your loans must report to one or both of the credit bureaus (Trans Union, Equifax) and the limits must be at least $2,500.

Once you get new sources of credit, use them and pay them off. The purpose of these loans and credit cards is to prove to a future lender that you now have the ability to use credit responsibly. That means that credit lines must be revolving, not static.

If you can show that you have re-established your credit, then you may apply for a fully discounted mortgage from virtually any lender and even qualify for high-ratio mortgage insurance through Canada Mortgage and Housing Corp.

With the right advice, anyone who has gone through bankruptcy can qualify for a new mortgage within two or three years. The same person, with the wrong advice, may need to wait as long as nine years for the same result. So, what’s the cost of bad advice?

Peter is founder of the Peter Kinch Mortgage Team and the PK-Approved group of Dominion Lending Centres mortgage brokers across Canada, and he is co-owner of Pacific Bridge Mortgage Investment Corp. Feel free to forward any questions directly to Peter at pkinch@peterkinch.com

Volume13 Issue07 | ResaleHome&CondoGuide •

41

Where to find

flood-related information and relief

W

ith so many people affected and displaced by the recent catastrophic flood, Resale Home & Condo Guide would like to help by providing information for necessary emergency resources and news. New information is constantly being released, from support programs, like the pre-loaded debit cards to provide emergency funds to displaced families (alberta.ca/recoveryinformation.cfm) to health information and concerns when reentering homes post flood, such as mould and safe use of generators (www.albertahealthservices.ca).

Officials are tweeting, aid and outreach groups are being established and help is available for all residents.

ALBERTA GOVERNMENT FLOOD

HERE ARE SOME OF THE BEST SOURCES OF UP-TO-THE-MINUTE INFORMATION ON POST-FLOOD DEVELOPMENTS IN CALGARY.

FLOOD CLEAN-UP TIPS:

FACEBOOK: CALGARY FLOOD

Th is Facebook page includes information and updates about floodrelated developments around the city.

It also distributes news and contact info for aid initiatives, both large scale and small.

TWITTER – FOR OFFICIAL NEWS UPDATES YOU CAN FOLLOW:

• Calgary’s Mayor Naheed Nenshi @nenshi • City of Calgary @cityofcalgary • Calgary Police @CalgaryPolice (for info only, not an emergency contact) • Calgary Transit @calgarytransit (fi nd out route information) • AB Emergencyalert @AB_EmergAlert (Official channel of Alberta emergency public alert system)

ALBERTA EMERGENCY CENTRE: EMERGENCYALERT.ALBERTA.CA

Th is site provides emergency updates – from water levels and flash floods to road conditions and extreme weather developments

RECOVERY INFORMATION: ALBERTA. CA/RECOVERYINFORMATION.CFM

Toll-free in Alberta: 310-4455 Recovery information: Affected communities Affected government services Estimated peak river flows How you can help Albertans’ flood stories

Re-entering your home Cleaning your home Removing mould Disinfecting water wells Cleaning cisterns FLOOD RESOURCES – CLEARING YOUR HOME AFTER THE FLOOD: WWW.ALBERTAHEALTHSERVICES.CA

CALGARY CITY NEWS: WWW.CALGARYCITYNEWS.COM

Info includes: • Map of access zones • Road and bridge closures • Evacuation information and reception centres • Evacuation lifted (re-entry information) • Enmax outages • Community support centres • City services disrupted by the flood

Th is site provides extensive information on emergency response, information on health risks posed when reentering buildings post-flood, facility updates and flood resources, and more.

HEALTH LINK ALBERTA: ANYONE IN ALBERTA WITH A HEALTH CONCERN CAN CALL:

• Toll-free: 1-866-408-5465 • Edmonton: 780-408-5465 • Calgary: 403-943-5465

Call 403-863-1293 today!

Need a mortgage?

Self employed? New to Canada? Vacation homes?

Rental purchase? Refinance for debt management?

My experience and service will work for you.

Five year Variable rate 2.50%

Mortgage SpecialiSt 5015 Centre Street NW, Calgary AB T2K 0S9 Fax: 403-202-2182 Email: loriames@gmail.com

all subject to change, lender qualifications will apply

hottopics

updating your kitchen 10 tips to a successful renovation 10. How much work and storage space do you need? Is an eating area in the kitchen important to you? What are the traffic patterns like? And does the kitchen meet the requirements of everyone in the household, including anyone with special needs?

09. Are there any existing structural problems in or around the kitchen? Will removing or installing walls or windows require any special attention?

F

rom improving poor layouts and inadequate lighting, to simply replacing worn-out fixtures or cabinetry, kitchen renovations are among the most popular home-renovation projects and this is the place to invest your money. If you’re thinking about renovating your kitchen, Canada Mortgage and Housing Corp.

(CMHC) has 10 questions you may want to ask yourself first to make sure your renovation is a success:

08. Do the existing fixtures and appliances have years of useful life left?

Do you like their style and features, and are they energy efficient? Is there adequate general and task lighting?

07. Are your existing cabinets and countertops damaged? Do they meet all your needs?

06. Do any of the finishes or surfaces have moisture damage, visible mould, water stains, blistered or peeled paint?

Is any caulking or grout cracked or missing? Has there been condensation on the windows, walls or ceiling?

05. Are there enough electrical outlets and circuits for current and future needs?

04. Is your existing plumbing service and water pressure adequate? Do the drains flow quickly? Are there any leaks or is there evidence of water damage?

03. Is the kitchen comfortable, and is it easy to heat? Do you have an exhaust fan that’s ducted to the outside, which doesn’t lead to back-drafting of an oil or wood stove, furnace or water heater? Is the air fresh, clean and free of lingering musty smells?

02. Do your current finishes need to be replaced because of wear or style?

01. Are any special skills required that should lead you to consider hiring a professional renovator?

For a free copy of the About Your House fact sheet on renovating your kitchen, or other fact sheets on virtually every facet of owning, maintaining or renovating your home, visit cmhc.ca.

Volume13 Issue07 | ResaleHome&CondoGuide •

43

zoneD

Inglewood Ramsay

communities & mls numbers

Highfield

Manchester Foothills Industrial Park Ogden Lynnwood

Fairview

GLENMORE TRAIL Riverbend le R Map

Willow Park Willow Park Est

idge

Lake

Diamond Cove Douglasdale Estates Douglas Queensland Ridge

ta

avis

Bon

Lake Bonavista Estates

Midnapore

Shepard Industrial Park

Douglas Glen

Deer Ridge Deer Run

Parkland

D EERFOOT T R A I L

R A IL MA C L EOD T

Acadia

McKenzie Lake

New Brighton McKenzie Towne

Copperfield

Sundance

M A RQU IS O F LORNE T R A I L Lake Chaparral

Cranston

Auburn Bay

Seton

Acadia ...................................................215 Auburn Bay ..........................................365 Blackfoot Mobile Park .........................217 Chaparral ..............................................280 Copperfi eld .........................................355 Cranston ...............................................360 Deer Ridge ...........................................265 Deer Run ..............................................270 Diamond Cove .....................................252 Douglas Glen .......................................320 Douglas Ridge ......................................330 Douglasdale Estates ............................325 Fairview ................................................210

Foothills Industrial Park ......................340 Highfi eld..............................................205 Inglewood ............................................200 Lake Bonavista .....................................235 Lake Bonavista Downs ........................245 Lake Bonavista Estates ........................240 Lynnwood Rdg/Riverglen/Ogden ......300 Mahogany ............................................375 Manchester...........................................207 Maple Ridge .........................................230 Mckenzie Lake .....................................335 Mckenzie Towne ..................................345 Midnapore ............................................255

44 • ResaleHome&CondoGuide | Volume13 Issue07

New Brighton.......................................350 Ogden/Lynnwood................................305 Parkland ................................................260 Quarry Park ..........................................315 Queensland ..........................................250 Ramsay .................................................202 Riverbend .............................................310 Seton .....................................................370 South Hill .............................................306 Sundance ..............................................275 Willow Park ..........................................220 Willow Park Estates .............................225

Gleniffer Lake • Gull Lake • Sylvan Lake • Invermere/Columbia Valley • Okanagan Region • Vancouver Island

british columbia & alberta

Real PRoPeRties AUGUST 2013

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PLUS a 2-bedrm In-law and many extras in quiet High quality finishing, open floor plan-car g landscaped lot, 2 decks & patio, skylights, plus so

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(250)5

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Visit the new real estate section on canpages.ca and start looking for that special place.

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out of town

regional map

27 766

22

Didsbury

2A 562

2 Carstairs

Cremona

806

581

Carbon

575

Crossfield

72

766 772

22

567

Airdrie

9

Irricana

567

Dalroy

791

Chestermere

CALGARY

68

22

791

Standard Hussar 1

549

Blackie

23

542

Milo

24 842

540

Cayley 22

Bassano

842

High River

541

Cluny

547

2A

Longview

547

Arrowwood

7

543

Gleichen

Mossleigh

797

549

Okotoks

817

Carseland

552

561

22X

Dalemead DeWinton

Black Diamond Turner Valley

Lyalta Strathmore

569

Shepard 22X

534

Vulcan 531

Nanton 2

533

527

520

48 • ResaleHome&CondoGuide | Volume13 Issue07

56

842

564

564

Langdon

8 Bragg Creek

840

Rockyford

Keoma

566

Delacourt

Bearspaw 1

21

Katherine

Balzac

Cochrane

1A

Acme

Beieker

574

Champion

529

Stavely Caramangay

Claresholm

520

fantastic. When a photo is taken of an empty room there is nothing to give the potential buyer perspective so they can tell whether their furniture will fit in the space. And, wide angle photos are the worst type for an empty room as they completely distort everything, especially hardwood flooring. Having the main f loor and the master bedroom furnished is all that needs to be staged. This will give the seller amazing photographs so the buyers will want to come and look at the house.

Staging also offers a distraction from problem areas such as dated finishes, excessive nail holes or maybe a paint colour that is a shade off. A stager will be able to assist the seller by making furniture and artwork selections that will enhance the property as it is. Not all sellers have the budget to paint or change f looring, so working with what we get can be a welcome challenge.

When staging a property the architecture of the house must be considered when selecting furniture, artwork and accessories.

I want to make it very clear that a professional stager will not cover up a perfect imprint of an iron on the carpet with a piece of furniture or an area rug, nor will they hang artwork over a huge hole in the drywall or accessorize over a stain on the countertop. Our job is to highlight the positive features of a property and not to deceive potential buyers.

When staging a property the architecture of the house must be considered when selecting furniture, artwork and accessories. If the space is modern it may not be a good

idea to bring in heavy, traditional furniture. Everything needs to f low and make sense. Each piece added must work, and if it is pretty to look at, that is a bonus.

The purchase of a home is an emotional investment so it is extremely important for the potential buyer to want to stay in the house for as long as possible. This allows the emotional attachment to begin. If there is a place for them to sit and be comfortable where they can imagine themselves and their stuff in the house they may not be running off to look at your neighbours property.

Laura Le Creative Enhancement Inc. Laura Le has owned Creative Enhancement for about ten years.

Laura completed courses with Accredited Staging Professionals (ASP), Canadian Staging. Professionals (CSP) and Canadian ReDesign Association (CRDA). Creative Enhancement has been a member of the BBB since 2005. Phone 403.807.8591 Email laurale@shaw.ca I www.creativeenhancement.ca

featureproperty

Exceptional St. Andrews Heights Ridge location

D

B Y H E AT H E R R YA N

iscerning buyers who desire an exceptional location and a newly built home that offers incredible details and stunning views will want this exquisite estate home in northwest Calgary.

This amazing 3,170-sq.-ft. home crafted by New West Luxury Estate Homes presents an “exceptional St. Andrews Heights ridge location overlooking the city,” says Richard Kim, Re/Max House of Real Estate. “Located at 2912 Toronto Crescent, it’s one of the premier addresses in Calgary; highly coveted because of the amazing views and being within walking distance to the Foothills Hospital, University of Calgary, downtown and the Bow River pathway system.

“Toronto Crescent features multi-million-dollar homes with stunning vistas of the river valley that you’d expect being high on the hill,” he says. “This is a fabulous new home with top-of-the-line estate home finishings throughout, four bedrooms above grade and a three-car garage.”

Kim notes that a show-stopping interior feature is the impressive glass wall at the entry that is part of the dramatic floating staircase on the main. It provides a terrific view through to the rear of the home.

“This is a beautiful contemporary home designed to take full advantage of the views that look toward the downtown, to the south and to the river valley,” says Ron Butler, president

of New West Group of Companies that includes New West Luxury Estate Homes. “The home features a lot of vaults and high ceilings and lots of windows to ensure plenty of natural light. One of the unique features of the home – especially for the inner city – is it has an over-sized single front attached garage that is almost like a tandem so there is space for toys and an over-sized double rear detached garage.”

The home’s layout “is perfect for an executive who loves to entertain, or has a large family or extended family and needs the additional space, as the home comes with five bedrooms,” Kim says.

The gorgeous chef ’s grade kitchen is a dream, serving up an expansive quartz-topped waterfall island as its focal point, with an eye-catching eight-burner gas cook top, a stainless steel and glass hood that drops from the ceiling and a substantial breakfast bar seating, says interior design consultant Tammie Onslow. The kitchen is also home to maple cabinetry, fullheight decorative backsplash and high end appliances including a built-in coffee maker and SubZero fridge.

Across from the kitchen is a huge dining area with large windows and adjacent is the spacious great room. The two rooms share an impressive Turleen gas fireplace “that looks like a bowl of rocks rather than the tradition logs with a stainless steel surround,” Onslow says.

Around the corner from the kitchen, a short hall leads to the main floor bedroom, a bathroom with walk-in shower and to the mudroom that features built-in lockers for additional storage.

Upstairs, the master bedroom provides an incredible private retreat. “The ensuite is exquisite with gorgeous views, an over-sized custom walk-in shower, vaulted ceiling, dual free-standing sinks, built-in cabinets on either side of the rectangular clay tub and a bidet,” Kim says. “It’s very opulent and luxurious; just magnificent. The walk-in closet is also impressive with a vaulted ceiling and loads of built-in shelving and a dressing island.”

Also upstairs are two secondary bedrooms, a full bathroom with dual sinks, huge laundry room and large den/study. “In the office upstairs there is walnut panelling for a very contemporary look,” Onslow says. “The doors in the home are exotic wood and the tile on the main is four- by 18-inch planks that looks like wood with grain and grooves; it really looks great.”

There is also 1,278-sq.-ft. of space developed in the lower level including a fifth bedroom with bathroom, in-floor heating and a huge wet bar with a walk-up island “that you can stand at and socialize with guests and watch the big screen TV in the media room/home theatre,” Onslow says.

Outside, the property will be fully landscaped and owners can enjoy indoor/outdoor space in the front and back of the home as well as the outdoor fireplace in the back yard.

To learn more about this exceptional estate home, contact Richard Kim, Re/Max House of Real Estate, 403-616-0734.

www.Ripco.ca www.LuxuryCalgaryHomes.ca www.facebook.com/TeamRipco

Calgary: 403.245.4477 John Hripko Sunnyside

quICk POSSESSION

Haysboro

IMMEDIATE POSSESSION

Taradale

IMMEDIATE POSSESSION

Dalhousie

IMMEDIATE POSSESSION

Calgary 2 Acres

www.twitter.com/AgentJoshNelson $329,000 • Rare 2 bedroom, 2 storey townhouse, two large private balconies • Large kitchen with ample storage and tons of counter space • Well laid out living room with wood burning fireplace and a built in wall unit

$419,900 • Only minutes to several shopping centres, schools, C-Train and tons of facilities • Great 3 bedroom up and 1 bedroom down bungalow, kitchen updated in 2004 • Solid oak hardwood floors on main, newer windows, furnace, water tank and shingles

$450,000

MORE Service, MORE Exposure, MORE Results Downtown West End

quICk POSSESSION

Copperwood in Spruce Cliff

$479,900

$895,000

IMMEDIATE POSSESSION

Bridgeland

$450,000

SOLD

Evergreen

IMMEDIATE POSSESSION

Garrison Woods

• Custom 2200+1000 sq ft oasis in the city minutes to Deerfoot • Huge principal rooms ideal for entertaining or family gatherings • Fully developed bsmt with summer kitchen & separate access IMMEDIATE POSSESSION

West Hillhurst

IMMEDIATE POSSESSION

$440,000 • Minutes to DT & walking distance to the river pathway • Brand new 1 bedroom + Den with fireplace, over 1000 sq ft • South facing balcony with golf course & mountain views

• Elite Bentley Mark 3 - 1722 sq ft 2 storey backing west onto a massive park • Stunning mountain & city views from all levels. Countless upgrades • Upper level bonus room. Large chef’s kitchen with capaccino colored cabinets

• Great to move in, or an ideal modernization project, NuWest walkout bungalow • 2600 sq ft developed 3 bedrooms on main & 2 more down • Ideal plan as is, or can be expanded into a massive two storey home - the choice is yours

$375,000 • Over $70,000 in renovations, open concept one bedroom and den • Granite countertops, a large breakfast bar, full size laundry room, in-suite storage • 24 hour concierge, indoor pool, hot tub, sauna, gym, ball courts, and billiards room

• Sweet, solid gem of a home on an ultra quiet tree lined street in trendy Bridgeland • Walking distance to DT, blocks to many trendy shops, boutiques, restaurants • House is in far above average condition. Fully finished basement, 3rd bedroom, full bath

$549,900 • 2056 sq ft 2 storey with a south facing rear yard backing onto a green belt • Gleaming solid dark stained oak hardwood on the main floor with large flex room • Professionally developed basement has oversized windows and 4th bedroom

$1,250,000 • 2 storey walkout backing onto quiet portion of Moreuil Park • Gourmet kitchen with professional grade appliances • Huge west facing deck overlooking the park

IMMEDIATE POSSESSION

$1,550,000 • Blocks to the pathway system, walk to work, shopping and Kensington • 2700 sq ft up with 1275 sq ft down, 4 bedroom 3.5 bath on a mature tree lined street • Sunny private low maintenance south facing rear yard, professionally landscaped

Elboya

IMMEDIATE POSSESSION

$1,895,000 • 3,350 sq ft above ground 2 storey built in 2008 offers 4 bedrooms up, all with ensuites • Formal dining room, gourmet kitchen with island & large nook area with island • Massive walk-in pantry, wine fridge, double ovens, gas top stove

www.CalgaryCondoPros.com

FOOTHILLS

Toll Free:800-741-5741 Top 1% of Royal LePage in Canada Currie Barracks

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$2,498,000

Elbow Park/Riverdale

• Backing directly onto a large mature green space • Luxury Empire Custom Home, over 5,400 sq ft developed to highest standards • 3 bedrms, 5 baths, available for immediate occupancy IMMEDIATE POSSESSION

Springbank Hill

IMMEDIATE POSSESSION

$2,895,000

IMMEDIATE POSSESSION

Pumphill - Indoor Pool

$2,995,000 • European grandeur nestled in a tranquil and private setting • Old World Edwardian Castle styling beyond your exectations • Over 9,500 sq ft, 7 bedrooms, 5 ensuite baths, 2 garages for 7 vehicles

quICk POSSESSION

$3,280,000

Elbow Park / Glencoe

• New contemporary style residence

by Empire Custom Homes • Over 4500 sq ft developed to the highest standards • 4+1 bedrms, 4 full & 2 half baths, immediate occupancy IMMEDIATE POSSESSION

Elbow Park / Glencoe

$2,895,000 • Craftsmanship and design! 4+1 bedrms, 6 baths, over 5,500 sq ft • Completed in 2010 on Riverdale Avenue, short steps away from the Elbow River • 3 fireplaces, cherry cabinetry, Italian limestone, beautiful white oak flooring

• Nearing completion, almost 7000 sq ft developed • 5+1 bedrms, 4 full & 2 half baths, many dramatic features • Close to 7 private schools, LRT and Westside Rec Centre

Elbow Park / Glencoe

Josh Nelson

$3,390,000 • Set in a quiet streetscape on a large lot overlooking the Elbow River • Over 4735 sq ft developed including exclusive premium appliances • 4+1 bedrms, 5 full & 1 half baths, immediate occupancy

IMMEDIATE POSSESSION

$3,498,000

Mount Royal

• Another Empire Custom Homes luxury masterpiece • 4+2 bedrms, 4 full & 2 half baths, almost 5000 sq ft developed • Minutes to DT, Glencoe Club, 4th Ave restaurants & shops

$8,500,000 • Whistler style luxurious 12,000 sq ft executive residence • Minutes to downtown, shops, schools, parks & restaurants • Indoor pool, 7 bedrms, all set on a 22,000 sq ft mature treed lot

IMMEDIATE POSSESSION

Crescent Heights

$11,500,000

Springbank Lot

• Stunning mountain, city and river valley views on over ½ acre • Almost 10,000 sq ft of luxurious space, 6 bedrms, 8 baths • Designed for entertaining, massive foyer with glass dome ceiling

$300,000 • Build your dream home in Grandview Park on a secluded 2 acre lot • Extraordinary views of the Rocky Mountains and Elbow River Valley • This dramatic location provides an abundance of landscaping opportunities

SOLD

Cochrane Horse Ranch

$2,795,000

Elbow Valley Estates

• Almost new executive bungalow on fully fenced 17.31 acres • 10 stall 64x40 barn with tac room, corrals, and riding arena • Open fir beam ceilings, honed wood flooring, gourmet kitchen IMMEDIATE POSSESSION

$2,395,000 • Outstanding, fully renovated by Empire Custom Homes • Executive walkout bungalow offers 3,870 sq ft developed • 2.38 secluded acres, breathtaking gourmet kitchen, professional appliances

IMMEDIATE POSSESSION

403-837-8100

www.RossPAVL.com Ross@RossPAVL.com

Premium Marketing

Distinguished Service

www.SpringbankHillChateau.com

www.BearspawCountryManor.com

$2,498,000

$2,399,900

7,216 sf 5 Beds 5 Baths Mtn View

8,764 sf 7 Beds 7 Baths 2 Acres

www.RichmondHillVista.com

www.AspenEstateHome.com

$979,900

$1,199,000

2,626 sf 3 Beds 3 Baths Mtn View

3,943 sf 5 Beds 5 Baths Mtn View

www.ElbowValleyChateau.com

www.ArtistViewEstate.com

$3,890,000

$3,495,000

8,117 sf 4 Beds 7 Baths 2 Acres

8,957 sf 4 Beds 9 Baths 2 Acres

Give Your Home the Ross PAVL Selling ADVANTAGE!

aroundthehouse

Unoccupied Spaces…

B y L AU R A L E

A

n empty house can feel lonely, unloved and even a little bit desperate. If an offer to purchase is made, it will often be ref lected in the amount presented. Having the property furnished removes all of the above emotions from potential buyers.

Most of the time a room with no furniture appears smaller than it actually is, and sometimes there are odd little niches or angled walls that furnishing can diminish – and perhaps even highlight. There is also

an echo that comes when you walk into an empty house, which is not welcoming to potential buyers. Adding soft furnishings, such as sofas, chairs and area carpets helps absorb the sound and makes each room feel warmer and much more inviting.

A Realtor once told me that when she asked for feedback during an open house, a woman commented “the owners must not be desperate because they had the property staged.” Sellers that stage a vacant property are likely to get more money and sell faster because it looks like someone cares about the home.

As we all know, the Internet is very important in all of our lives. We research everything before we buy – and real estate is no exception. The photographs online must be