Calgary Home Guide - 31 Oct., 2014 by NextHome

Oct 31 - Nov 28, 2014 Volume 14 Issue 11

Calgary Edition

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River, City and Mountain Views

Ray Riley

ROYAL LePAGE Foothills 403.270.7601 | rayriley@shaw.ca | www.rayriley.com

For more information on this property, please go to page 50-51

INSIDE THIS ISSUE

CALGARY’S CONDO MARKET CONTINUES TO SOAR

DON’T GET SPOOKED BY MARKET PREDICTIONS

THE SCARY TRUTH ABOUT STIGMATIZED HOMES

COACH HILL – $550,000

SPRINGBANK HILL – $599,000

#384, 7030 Coach Hill Road, SW – Fully renovated 8th floor suite, 1538 SF of living space with spectacular mountain views through floor-to-ceiling windows! 2 bedroom/2 bath suite featuring hardwood, designer lighting, custom window coverings, extensive built-ins & a/c. Kitchen w/solid cabinetry, walk-in pantry, granite counters & upgraded stainless appliances. There is a bar w/ wine fridge. Master with walk-in closet, washer/dryer & extensive built-in storage. The spa-like ensuite features an oversized shower enclosure & granite counter. The 2nd bedroom has a murphy bed. This is an 18+, pet-free building with guest suite & sauna/steam room. Suite comes with two parking spots.

87 Spring Village Lane, SW – Renovated home with walkout basement. Walking distance to parks, close to schools, West Side Rec Center, LRT & Aspen Landing shops & restaurants. This fantastic family home offers a flex room (den or dining room), living room with fireplace, an updated kitchen with new cabinets, quartz counters, backsplash tile (ceramic & marble), stainless steel appliances & large corner pantry. There’s also a nook with access to the balcony in the sunny, south backyard. On the upper level you’ll find 3 bedrooms & a bonus room. The spacious master suite has mountain views, his/her closets & a full ensuite with corner soaker tub & separate shower. 2 additional bedrooms share a full bathroom.

RICHMOND PARK – $995,000

PATTERSON – $1,150,000

2329A Osborne Crescent, SW – New home with an elevator making it totally accessible! Inner city & offering total of 3172 SF of executive living space with 4 bedrooms (all ensuite). Features in this home include a floating staircase w/ glass wall, hand-scraped hardwood, panelled walls, stone accents & an amazing kitchen w/ professional style stainless appliances (incl. 6-burner gas stove), granite counters, stainless tile backsplash & island w/ waterfall edge. Master suite on its own floor w/ fireplace, spa-like ensuite (w/ bar door, heated tile, multihead shower) & walk-in. Top level has 2 bedrooms (both w/ their own full ensuite) & basement developed with bdrm, full bathroom & family room w/ wet bar.

298 Patterson Boulevard, SW – Backing onto ravine with panoramic views! This 3100+ SF walkout bungalow has a formal dining room & living room w/ gas fireplace flanked by built-ins. Kitchen w/ updated appliances, classic white cabinets, island with built-in wine rack & granite counters. Breakfast nook opens to a huge deck - perfect for outdoor entertaining. The master bedroom overlooks the backyard. The ensuite has a jetted tub & his/her sinks. Vaulted 2nd bedroom. Full bath & laundry/mudroom. Walkout level features a den, 2 more bedrooms, full bathroom, family room, games area with wet bar, hot tub room and a huge storage/utility room with work shop.

EAU CLAIRE – $1,250,000

ALTADORE – $1,395,000

#304 - 690 Princeton Way, SW – 2 bedroom, 1853 SF condo in Eau Claire’s Princeton Hall. Amenities include: Full time security/concierge, climate controlled wine cellar & tasting room, gym, steam room, social & conference rooms, carwash & private guest suite. The elevator opens directly into this unit with its open floor plan, ideal for entertaining. Gourmet kitchen with granite, stainless steel appliances (incl. gas cooktop, built-in oven & wine chiller). Master suite has walkin closet & ensuite w/ heated floor. 2nd bedroom w/ full ensuite. Insuite laundry. 2 titled side-by-side parking stalls and 1 titled storage locker. Extraordinary Eau Claire location next to the Bow River, Peace Bridge & Prince’s Island Park.

1907 – 48 Avenue, SW – Custom built by Mission Homes, this is a sparking jewel-box of a home & the ultimate retreat for a couple who appreciate the finer things in life & who like to entertain! Open concept great-room plan with 2 wet bars, stunning kitchen, vaulted master suite, exquisite ensuite & basement w/ media room, den, bedroom with full ensuite, gorgeous wine cellar. Designer lighting, white oak hardwood, 10” baseboards, extensive built-ins, Gaggenau appliances in kitchen, Lutron lighting system, in-flr heat in bsmt & garage & a rare find: your own emergency generator! Wonderful curb appeal, gorgeous landscaping w/ Rundlestone patio, outdoor fireplace, garage w/ built-ins.

THE SLOPES – $1,495,000

ELBOW VALLEY ESTATES – $1,495,000

88 Slopeview Drive, SW – 4300 SF of contemporary living & huge windows highlighting panoramic mountain vistas from all levels. The Frank Lloyd Wright inspired exterior has over-extended eaves & several large decks. Spacious living room with honed-granite wood-burning fireplace & SW exposure, dining room with built-in cabinetry, gorgeous, upscale kitchen w/ granite counters, professional style appliances, nook opens to family room with huge windows & built-in bookcases. 4 bedrooms up incl. boutique hotel inspired master suite w/ walk-in, private balcony & 5-piece ensuite with jet tub. 2nd bedroom also w/ private balcony. Walkout w/ in-floor heat has 2nd family room, den & mudroom.

12 Fisherman’s Point – Renovated bungalow with walkout basement in a premier setting in a quiet cul-de-sac, backing south onto a treed greenspace between Fishermans Lake & Elbow Valley Lake! This home boasts a Legacy kitchen with cherry wood cabinetry, Viking appliances, coffee/bar area & Schonbek chandelier in nook, great room with limestone fireplace & expansive windowwall overlooking ravine, elegant formal dining room. Sumptuous master w/ 5-pce ensuite, ravine views & fashionista closet. Walkout with in-floor heat, 2 bedrooms, family room with built-ins & stone faced fireplace, wet bar with Viking wine fridge, large & inviting exposed aggregate patio with hot tub.

WENTWORTH – $1,495,000

ELBOW VALLEY ESTATES – $1,695,000

73 Wexford Crescent, SW – Quiet location close to ravine. Upgraded home w/ dev’d basement, triple garage and total of 6 bedrooms & 5277 SF of living space! A rare find it features in-floor heat on main floor as well as bsmt & ensuite. Kitchen w/ Wolf & Sub-Zero appliances, Caesarstone counters & walk-thru pantry opening to mudroom w/ built-in lockers. Home has a sense of grandeur with soaring 19’ coffered ceiling in living rm. Open-string stairway leads upstairs w/ 3 bedrooms, laundry & vaulted bonus rm. Master bdrm w/ 2-way fireplace, walk-in & ensuite w/ free-standing tub & oversized stream shower. Lower level developed w/ media rm, games rm, wet bar, 3 bedrms and Jack & Jill ensuite.

31 Fisherman’s Bend – Executive lakefront bungalow offering 4000 SF of total living space, on one of the best lots in Elbow Valley: Private setting backing west directly onto the lake with private dock & remarkable views from both levels! Features chic lighting, gleaming hardwood, marble tile, built-in speakers, in-floor heat & triple garage. Kitchen with huge island, 2 wall ovens, 5- burner gas cooktop & butler’s pantry with freezer. A 2-sided fireplace adds a warm element to vaulted living room. The master also has wonderful lake views, a 5-pc ensuite, walk-in & sitting room w/ fireplace. The walkout level has a family/games room, bar area, media room, wine room, 2 bedrooms (each w/ their own fireplace) & 2 full baths.

ASPEN WOODS – $2,195,000

SPRINGBANK – $2,500,000

211 ASPEN RIDGE PLACE, SW –Walkout bungalow with loft, 4 ensuite bedrooms & triple garage! This home offers over 5700 SF of luxurious living space. Open concept with gleaming hardwood, a grand staircase, formal dining Room, vaulted living room and dream kitchen with highend Wolf & Sub-Zero appliances. During the warmer months why not dine al fresco on the wonderful covered deck with outdoor fireplace? The master bedroom is your retreat at the end of a long day. It has an ensuite with inlaid marble floor, jetted tub & steam shower. Basement is developed with family room, wet bar, media room, gym & 4th bedroom.

243142 Range Road 31 – Incredible character home on a 6 acre parcel of land, just west of the city! Custom built French country inspired home offering 5800 SF of interior living space + an additional 3000 SF of outdoor entertaining area. Designed to take advantage of the panoramic views from all 3 levels it features a huge dining room, kitchen with dual islands & a butler’s pantry, his & her main floor offices, a total of 4 bedrooms, gym, family room w/ wet bar, wine cellar & 4 car heated garage. The master suite (1100+SF) takes up the entire top floor with separate his & her ensuites & walk-in closets. The walkout is ideal for entertaining with a family & games room, oversized gym & guest suite with steam shower.

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

EVERGREEN

SHAWNEE SLOPES

1-800-661-6262

realestate@diannebrown.ca www.diannebrown.ca ROCKY RIDGE

ROCKY RIDGE

LD SO RARE OPPORTUNITY! 1 bdrm & lock-off suites in the Swan Evergreen Village ASSISTED LIVING facility. Amenities include full service dining, fitness facility, games & craft rooms, bistro & professional onsite mgmt.

1 bdrm unit in full concrete tower. Features upper end finishes, expansive East view, stainless appliances, quartz countertop, hdwd, tile & plush carpet, titled pkg & storage unit. Excellent location – extremely convenient to transit/LRT.

Spacious modern 1 bdrm + den in a newer well maintained complex. Sunny south exposure w/ mountain views. Espresso cabinetry, granite counters, stainless appliances, u/g pkg & storage locker. Amenities incl: gym, party room & theatre.

Spacious 2 bdrm, 2 bath unit in newer well maintained complex. Sunny west view overlooking green space & walking path. Espresso cabinetry, granite counters, stainless appliances, u/g pkg & storage. Amenities incl: gym, party rm & theatre.

$195,900 - $279,900 + GST

$278,500

$269,900

$309,900

CONNAUGHT

SIENNA PARK

LD SO

LINCOLN PARK

MISSION

LD SO

Totally renovated 1 bedroom Contemporary Condo. Features: hardwood floors, gourmet kitchen w/ custom built cabinets, granite counters & Maytag stainless appliances. Close to 17Ave shops & restaurants + easy access to parks & more.

Wonderful 50+ complex! 2 bdrm, 1½ bath condo features a large living/dining room, king size master w/dbl closets & ensuite + insuite laundry, storage locker & u/g parking. Exceptional Club House w/numerous activities & events.

Beautifully decorated 2 bedroom, 2 bath condo with 2 titled u/g parking stalls & storage locker. Very open floor plan, lots of closet space & a very private yet spacious patio. Amenities include a party room & gym.

Fantastic price, river & tree top views from your sunny South balcony in this Contemporary 2 bdrm, 2 bath condo. Cozy gas fireplace, Stainless Appliances, granite counters & titled parking stall!

$309,900

$312,500

$379,900

$429,900

WEST SPRINGS

CONNAUGHT

PROMINENCE

Immaculate 1,554 sqft 3 bdrm, 2½ bath townhouse with attached garage. Large kitchen featuring granite counters, stainless appliances, pantry, & breakfast bar. Other features include a corner fireplace, soaker tub & private deck.

Spectacular downtown skyline views from this immaculate 2 bdrm, 2 bath condo. Top quality finishes including ceramic tile, granite countertops, full height cabinetry, ensuite laundry, central air-conditioning & titled parking.

Fabulous Contemporary 2 bdrm, 2 bath inner city condo with hardwood & tile floors, sleek quartz counters, stainless appliances, and river valley & downtown views. Amazing amenities incl: 24 hr concierge, fitness room, guest suites & more.

WOW! This 1 of a kind walk-out villa features a unique floor plan, large kitchen w/rich wood cabinetry, large pantry, breakfast bar & great room w/built-ins, 2 sided fireplace & access to a large private deck w/panoramic views.

$478,500

$479,900

$480,000

$489,900

LD SO

CONNAUGHT

BLACK DIAMOND Stunning 2 storey Rooftop Penthouse with Panoramic views! Bright open floor plan featuring 3 bedrooms (each with en-suite), huge private deck and 3 titled parking stalls. Walking distance to downtown and the 17th Avenue entertainment district.

$1,350,000

SOUTHWOOD

LD SO Mobile home on a large lot with no lease or rental fees. Located on a quiet street within walking distance to shopping, schools & parks. Private setting with full landscaping, large trees and off street parking for 2 vehicles.

1150 sqft 3 bedroom, 2½ bath fully finished, split level home with oversized double garage, sheltered courtyard & private yard with lots of room for a garden or for children to play. Close to schools, transit, shopping & library.

$115,000

$429,900

“For the best in Quality Service” COPPERFIELD

BRIDLEWOOD

LD O S

Beautifully maintained & tastefully decorated 3+1 bdrm, 2½ bath home w/fully developed lwr level on a quiet, child friendly cul de sac. Included are hdwd & tile flooring, 9’ ceiling, gas fireplace, natural stained maple cabinetry & more.

Immaculate 2 storey w/3 bdrms & 2½ baths, Beautifully upgraded, freshly painted, classic white kitchen, cozy gas fireplace & 2 tiered deck. Across from park & close to schools. Walk to shopping, restaurants & transit.

$448,500

$429,900

HAYSBORO

ROYAL OAK

LD SO

Substantially upgraded 3 + 1 bedroom, 3 bathroom, fully developed split level with a walkup from the 3rd level. Private sunny west yard with elaborate low maintenance decking & mature trees. Close to Fish Creek Park, schools & transit.

Immaculate & beautifully maintained 2007 sqft, 3 bdrm, 2½bath home w/huge bonus rm. Features a dramatic 2 storey ceiling, fabulous kitchen, family size dining rm, cozy gas fireplace & large stamped concrete patio. Close to parks & shopping.

$469,900

$459,900

PARKLAND

WILLOW PARK

LD SO

Beautifully renovated 3 + 1 bdrm fully finished home on a quiet street. Renovations incl: new shingles, windows, furnace, a/c, flooring, blinds, paint, kitchen, bathrooms & more. Large sunny south yard w/huge patio & dbl garage.

Fully developed 3 + 3 bedroom bungalow – perfect for a large extended family. Features country kitchen w/large island, walk-in pantry & extra tall cabinetry, hdwd & tile flooring, 3 sided fireplace, 4 bathrooms & main floor laundry.

Immaculate & beautifully maintained home featuring 3 bedrooms, 2½ baths, 2 fireplaces, highefficiency furnace, newer HWT and more. Only 1 block to Fish Creek Park & close to schools, transit & shopping.

Fabulous 3+ 2 bdrm bi-level with fully finished lower level. Upgraded features incl: gourmet kitchen w/stainless appliances & granite counters, charcoal stained hardwood flooring, new windows, updated bathrooms & 2 fireplaces.

$539,900

$549,900

WEST SPRINGS

Residential

LD SO

AIRDRIE

WOODBINE

COCHRANE

ARBOUR LAKE

ALTADORE

LD SO

LD SO Fabulous 2 bdrm, 2½ bath w/fully developed lower level. Features vaulted ceiling, 5 piece en-suite, stainless appliances, walk-in pantry, ceramic tile flooring, 2 cozy fireplaces, deluxe wet bar, 2 tiered deck & fabulous treed yard.

Beautiful NEW Custom 3 bdrm home w/walk-out. Features incl: sleek contemporary colours & finishes, hardwood, tile, stone faced gas fireplace, 9 ft ceilings on main floor, gourmet kitchen w/stainless appliances, granite counters & more….

Absolutely gorgeous fully developed walkout bungalow with park & mtn views. Features incl: 1+2 bdrms, 2½ baths, vaulted ceilings, gas fireplace, skylights, formal dining rm, gourmet kitchen, media rm & large low maintenance deck.

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.

$569,900

$605,000

$889,900

$1,595,000

WOODBINE

OKOTOKS

Over 4,000 sqft of SPECTACULAR development in this TOTALLY RENOVATED home situated on a 70’ lot in the heart of Kelvin Grove. New from the studs in and the studs out including insulation.

$1,475,000

$1,750,000

IRRICANA

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.

$449,900

ELBOW VALLEY ESTATES Elegant “Executive Style” walk-out bungalow with over 5300 sf of custom living space. Exceptional location – Elbow River views & private path to Lott Creek. Total of 4 bedrooms, 3½ baths, in-floor heating, wine cellar & amazing 6 car garage.

$2,288,500

Rural

95+/- acres of rolling land w/approximately 30 treed acres & 60 acres pasture. Build your DREAM HOME & enjoy the gorgeous RIVER & MOUNTAIN VIEWS. The river runs along the north & east boundaries. Easy access to Okotoks & Black Diamond.

KELVIN GROVE Elegant contemporary executive home backing onto Fish Creek Park. Total of 4 bedrooms, 3½ baths. Gourmet kitchen, in-laid limestone & tile flooring. Professionally landscaped with terraced decking, patio and heated pool.

RIDGE HOMES

• Two Storey Split • Main Floor Master Bedroom • Walkout • Backs on to Fish Creek Park • River Valley, City & Mountain Views • 5 Bedrooms • 2660 Sq.Ft.

$1,199,000 MCKENZIE LAKE

CONDO

LUXURY HOMES

INNER CITY LOTS

GARRISON WOODS

ASPEN RIDGE

WINDSOR PARK

C/S • • • • • • •

Open studio loft concept Two storey living area Air conditioning 1140 sq ft Lots of large windows Underground heated parking Secured building

• • • • • •

Walkout Bungalow Bakes on to a natural Reserve 2485 sq ft 4 Bedrooms 3 Fireplaces Triple Attached drive through garage

• • • •

100 foot lot R-C2 Zoned Prime location 7 minutes to downtown

$450,000

$2,399,000

$1,450,000

RIDGE HOMES

SINGLE FAMILY

CONDO

MCKENZIE LAKE

MILLRISE

WILLOW PARK

SOLD SOLD SOLD • Baking onto Fish Creek Park, Bow River & walking paths • Views of the river valley, city & mountains • 2,400 Sq Ft Bungalow • Walkout basement • 24 x 40 heated triple car garage • 16 ft vault and skylights on main level

• Located across the street from a park • Close to LRT and Fish Creek Park • 4 level Split • 4 bedrooms • 1237 Sq. Ft • Double attached garage, oversized and dry walled

$419,900

$1,685,000 PROFESSIONALISM

SERVICE

Foothills

Nice deck and private yard Wood burning ﬁreplace New counter tops 3 bedrooms 1185 sq ft

$307,000 RESULTS

RAY RILEY.com TELEPHONE:

• • • • •

403.270.7601

E-MAIL: RAYRILEY@SHAW.CA

NOW SELLING

2 Penthouses with 2 Parking

R Raelene A Nichol E Associate

“Whether you are a buyer or seller, let my knowledge, experience and dedication help you with your Real Estate needs!”

Contact me to arrange a marketing consultation or a buyers meeting

Phone or Text: 403.921.6111 email: raelenen@gmail.com

raelenenichol.ca

EXPERIENCE ACREAGE LIVING & YOUR OWN PRIVATE RETREAT! Rustic charming secluded Log Home, offers spectacular views. 27 ft. vaulted ceilings and floor to ceiling windows. 4 bedroom, attached 1200 Sq.ft. garage, 4.99 acres. Private pond & breathtaking views. Lake close by.

$999,000 SPEARGRASS OVER LOOKS 9TH GREEN OF THE GOLF COURSE

RURAL CARDSTON COUNTY

Nicely laid out 3 bedroom bungalow with professionally developed basement. Beautiful landscaped yard with hot tub. View of the Mountains and Sunset.

$459,900

Build your dream home or a recreational retreat getaway on this terrific 14 acre site. Nestled in the BEAUTIFUL south west corner of Alberta. Lake close by.

$299,900 WILLOW CREEK COUNTY Beautiful Vintage Home built in 1926 over 2300 sq.ft. features beautiful woodwork, hardwood flooring & built-in cabinets and many recent upgrades. Situated on 9.98 acres, huge heated shop, detached single car garage, out buildings and offers great views of the Mountains & Countyside. Lake close by.

$789,000 CUTE & CHARMING COUNTY COTTAGE IN THE VILLAGE OF DELIA!

$119,900

This charming 800 sq.ft. 2 bedroom bungalow has been renovated and offers a nice floor plan, hardwood & ceramic flooring, bright kitchen & dining area, living room with a fireplace and relax in the cozy sun porch. Located on a beautiful landscaped yard with mature trees, deck, plus room for RV Parking. This home is perfect as either a peaceful getaway, retirement or starter home.

CHARMING CHARACTER HOME!

$139,900

ATTENTION RESIDENTIAL & COMMERCIAL REAL ESTATE DEVELOPERS!!

SHORT-TERM FINANCING WITH NO REPAYMENT DURING CONSTRUCTION A unique financing product, not offered by most lenders! Custom home building - spec and show homes Multi-plex, single family, condos, infills, apartment buildings

Contact me today for details!

This 2 bedroom features beautiful woodwork, hardwood flooring, window bench, plate rails in the dinning room and a cozy fireplace in the living room. This home has had many upgrades including windows, bathroom fixtures, insulation, wiring, plumbing & furnace. Enjoy the landscaped yard with mature trees, shrubs & perennials on the open veranda or back porch. This property is located in the quiet & friendly Village of Delia.

Over 30 years of experience! SHARON OAKES, FMA Mortgage Professional

403.813.7692

sharonoakes@invis.ca www.gettingamortgage.ca

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CAMERON & COMPANY DISCOUNT REALTY LTD. Dory Cameron. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31 CENTURY 21 David Crick . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26

Jacqueline Hill

EDITOR-IN-CHIEF/DIRECTOR OF CONTENT

Susan Legge

DIRECTOR OF SALES, NATIONAL

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DAVINCI HOMES. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7

SENIOR SALES MANAGER, WESTERN CANADA

MAPLE LEAF REALTY Ken Yeoh . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38

EDITOR

RE/MAX REAL ESTATE Alnoor Velji . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21 Anne Lindsay. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25 Dianne Brown . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4 Don Lothian. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21 Gary Williams . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 39 James Cote . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37 Len T. Wong & Associates . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28 Matt Williams . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 39 Raelene Nichol . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8 Rahim Dhanji . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24 Richard Kim. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 55 Robert Cote . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19 Sam Corea . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 Scott Merchant . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17 Stewart J Lowe . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25 ROYAL LEPAGE REAL ESTATE Chris Zaharko . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12 Ray Riley. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6 Serhan Tarkan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Back Page MORTGAGE COMPANIES INVIS CANADA’S MORTGAGE EXPERTS Sharon Oakes. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8

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PROLINK Lori Ames. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20 RBC MORTGAGES Olivera (Hollie) Winkelaar (M.S.) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24, 36, 40, 43 RECREATIONAL PROPERTIES & MORE PEMBERTON HOLMES Nancy Vieira . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 47 HOME INSPECTIONS Pro Elite Home Inspections Services Ltd. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23

The Home Guide is published by Wall2Wall Media located at 2891 Sunridge Way NE, Calgary, AB T1Y 7K7. Home Guide is distributed throughout Calgary at free pick-up locations. This magazine carefully inspects all ads for accuracy, however, the publisher and the printer shall not be responsible for any mistakes, design errors or incorrect information which is provided by the advertiser or their representative. The advertising herein, including the photographs and all artwork, is the property of Home Guide and not that of the advertiser. The advertiser has purchased the right of reproduction in Home Guide magazine only and does not have the right to reproduce the ad in whole or in part in any other place or publication without the consent of the publisher. The entire contents of this publication are protected by copyright and are intended for the sole use of the public. The views expressed by the columnists in this publication are not necessarily those of the publication.

Published By

Volume14 Issue11 HomeGuide •

contents

VOLUME 14 ISSUE 11 | OCTOBER 31 – NOVEMBER 28, 2014

IN THIS ISSUE

16.

EDITOR’S NOTE

20.

FINANCES

22.

37.

AROUND THE HOUSE

38.

FUNDAMENTALLY SPEAKING

Is home ownership right for you?

YOUR HOME Did someone say “haunted?” The real nightmare of stigmatized homes

MAKE YOUR MOVE

Packing up for a move

by Chuck Resnick

30.

MARKET ANALYSIS

continues to soar

41.

Calgary’s condo market

Garrison Woods Condo presents New York loft feel, featured by Ray Riley, Royal LePage Foothills

42.

10 • HomeGuide | Volume14 Issue11

Hanging a-round

HOME SWEET HOME Don’t get spooked by headlines and market predictions

by Lydia McNutt

46.

RECREATION PROPERTY

50.

FEATURE PROPERTY

by Heather Ryan

MARKETPLACE

by Elisa Krovblit

by Heather Ryan

32.

Low mortgage rates present a window of opportunity

by Wayne Karl

by Yan Gurevich

24.

5 tips for the perfect backyard skating rink

Protect your summer home from Old Man Winter

Luxurious McKenzie Lake Home presents stunning views and features, presented by Ray Riley, Royal LePage Foothills

by Heather Ryan

52.

AROUND THE HOUSE

by Laura Le

Deciding to stage?

MAPS & EXTRAS 33. You love the home, see what you can afford! 18, 36, 40 & 43. Calgary maps, communities and MLS numbers 45. Recreational properties 48. Out-of-town regional map

FOR ADVERTISING INFORMATION CALL 403.461.5518

NEXT DEADLINE: NOVEMBER 14TH, 2014

Volume14 Issue11 HomeGuide â&#x20AC;˘

Zaharko

the name synonymous w

The Montana - Premier penthouse oﬃce condo

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) titled underground parking stalls & 7 leased storage units. Premiere building with a full service concierge and fitness facility. Perfect location, close to restaurants and amenities with an easier commute to the beltline rather than the downtown core. Currently set up as an upscale office, but could be converted into one or two residential penthouse condos. $4,850,000

Erlton Townhouse

Welcome to River Run, an executive condo in desirable Erlton. Great location! Close to river & pathways, Talisman Centre, transit, easy commute to downtown. 2.5 storey townhouse features, slate, hardwood, high ceilings, and more! Gourmet kitchen. Master suite w. cathedral ceilings, gas ﬁreplace, walk-in closet, ensuite & private balcony. $674,900 MLS C3624716

Winston Heights Executive Inﬁll

Executive Infill! Next-to-new, 2-storey built by Landmark Homes is move-in perfect, lots of upgrades, including: Hunter Douglas blinds, Central Vac, Navien Tankless Hot Water Heater, HRV, Kohler low flow plumbing fixtures, Triple Pane Windows, 2-zone HE Furnace, maple hardwood, quartz countertops, slow close cabinets/drawers, wrought iron railings & more! Open-concept floor plan offers bright spacious feel. Main foyer opens onto flex area, perfect as home office or formal dining room. Stylish kitchen has large island, stainless appliances(gas range), metal/glass mosaic backsplash & adjacent dining nook. Living room has gas fireplace & large windows overlooking the yard. 2pc powder rm completes the main level. Upper level features 3 bedrooms, laundry room w/ built-in cabinetry, & 4pc main bath. Master suite has 5pc ensuite. Fully finished lower level w/ cozy rec rm, 4th BR, & 4pc bath. Southfacing yard w/ dbl det garage. Quiet, wide street, close to schools, daycare, parks, Calgary Elks golf & amenities. C3629164 $739,900

Chris Zaharko |

Associate #1 Individual Agent at Royal LePage Foothills 2008

us with real estate Discovery Ridge Apartment Condo

Condo in the Woods! The Wedgewoods of Discovery Ridge border the Griffith Woods Environmental park, over 93 hectares of natural woodlands with pathways & trails, right at your doorstep. A rare find, this unit comes with a titled 2-car (tandem) heated underground parking stall. This 2BR condo offers the best of all worlds - close to all amenities, including West Hills retail district, scenic landscape, and easy access out of town to head to the mountains. This main-floor unit features a stylish kitchen with granite counters, stainless appliances, raised breakfast bar & good-sized dining area. Bright & cozy living rm has laminate floors, a gas fireplace & garden door to the private, fully covered patio, overlooking the woodlands. Master suite has a walk-in closet & 4pc ensuite w/ jetted soaker tub & separate shower. A 2nd bedroom, 3pc main bath & laundry/storage room complete the unit. Other condo amenities include a gym & social room w/ pool table, and ample visitor parking. Great value, view today! C3636193 $399,500

Connaught - Inner City Living

Enjoy downtown living in this spacious 1-bedroom condo! Ideally located between trendy 17th Ave & the downtown core, you’ll ﬁnd it easy to take advantage of all that inner city living has to offer. Open plan features large living room, dining area and ofﬁce nook. Convenient in-suite laundry and storage. Master bedroom has “cheater” door to the 4pc bathroom. Unit includes one underground parkade stall. Building features central air conditioning, and condo fees include heat and water. Great value! C3622720 $254,000

2BR condo in Connaught! Enjoy inner-city living in this 2nd ﬂoor unit. Quiet street, great location. Just a short walk to 17th Avenue and all it has to offer! Spacious unit features laminate ﬂoors in the open living room & dining areas. Patio doors lead to you private balcony, perfect for relaxing and enjoying the view of the tree-lined street. Galley kitchen has cutout window open to the dining area. Two good-sized bedrooms, including the master suite with 2pc ensuite. Unit also features a 4pc main bathroom, and in-suite laundry and storage room. Includes one covered parking stall. Close to parks, shopping, restaurants, transit and more! C3623882, $284,900

Oakridge Estates

Fantastic location! Walk-out basement! This fully renovated 1 1/2 storey home with walkout basement is a rare find in desirable Oakridge Estates! Great family neighbourhood, close to parks/playgrounds & school (designated GATE program), pathways, south Glenmore Park & reservoir. Features 3 good-sized upper-level bedrooms & main floor master bedroom. 3 wood-burning fireplaces. Extensive renovations include: triple-paned Pella windows & exterior doors; exterior roll shutters (provide security & insulation); 2 beveled glass pocket doors; new lighting; float glass counter; new humidifier, and much more. Contemporary cabinetry in kitchen & bathrooms. Fully finished walkout basement features large rec room & full bathroom with jetted tub, shower & sauna. Huge back yard features mature trees & landscaping, detached double garage, & new fence. Other features include: underground sprinkler system (lines prepped for winter); vacuflo system on all 3 levels; electronic furnace filter. Outstanding value! C3636229 $845,500

P: F:

403.249.4322 403.252.2653

E: W:

czaharko@rlfoothills.com www.zaharko.com

Zaharko

the name synonymous w

Scarboro Bungalow, Great Investment Opportunity

Huge 50’x125’ lot, located on trendy 17th Avenue. Currently 3 separate living units, including a Main ﬂoor 2BR, Basement 1BR and a Basement Bachelor/Studio suite. Each have separate entrances. Current rental income: 2BR $1,550 /mth, 1BR $1,000/mth, Bachelor $900/mth. Recent upgrades include: Newer roof, newer attic insulation, 2 new hot-water tanks. Close to shopping, restaurants, public transit, parks, downtown, and more! $519,900

Rocky Ridge, Estate Living

Location! If tranquility and nature are what you are looking for, then welcome to 34 Rockcliff Landing, a stunning 2 storey walkout backing onto a lake & greenspace. This custom built 3700 sq. ft. home features a majestic foyer and offers a music room, den, formal dining room and a 2-storey-high great room with a stone fireplace and large windows with views of the lake. Hardwood and tile throughout the main floor. The gourmet kitchen has top-quality appliances, gorgeous cabinetry, granite counters, centre island, walk-in pantry and a full length arched window over the sink with lake views. Four bedrooms up with walk-in closets & ensuite bathrooms. Solid wood doors and built-in speakers throughout. Powder room has built-in cabinets & granite counter. Mud room off the garage entry has lockers, built-ins and a bench. Main floor laundry with a laundry chute from the upper level. Aggregate concrete driveway and double attached garage. This home has too many features to list and is a must-see! C3634099 $1,360,000

Bankview Bungalows, Great Development Opportunity

$2,325,000

Great opportunity for a new 6-home development. Three homes on a total of 14,520 sq ft. Great opportunity for a new development in this prime location! Lots are: 50’x110’ ($775,000), 41’x110’ ($775,000), and 41’x110’ ($775,000).

Chris Zaharko |

Associate #1 Individual Agent at Royal LePage Foothills 2008

us with real estate Silverado Ranch Estates

A new executive home, situated on an 83’ x 152’ lot that backs onto a green space/pathway, & faces a green as well. This 4 brm home offers almost 3600’ of luxurious living with high quality finishing’s & attention to detail. The main floor has a very open plan, with a formal dining room (with coffered ceilings), a large den with beautiful views west, & large family area with views of the green space, & backyard. Richly stained espresso hardwood floors, 3 gas fireplaces, Caesarstone counter tops, Jenn-Air appliances & a walk-thru butler’s pantry. The mud room offers built-in shelving & additional lockers. Upstairs you will find a bonus room with built-ins & views of Spruce Meadows. The master retreat has a 3-sided fireplace & a spa-like 5pc ensuite. 4 large brms upstairs one with it’s own ensuite, while the additional 2 brms share another full bathroom. An oversized triple attached garage (large enough for a boat & 2 vehicles). Close to shopping, & all amenities. $1,029,000 MLS C3628976

Silverado Ranch Estates

New! Executive Ranch home, backing onto greenspace & pathways in this exclusive area of Silverado. Beautiful stone & stucco exterior provides curb appeal. Inside, architectural details abound, with vaulted ceiling, stone archways, cutout ceilings & stunning spiral staircase. Bright & spacious living room features inset stone ﬁreplace w/ built-in wall unit. Gourmet kitchen has large center island, gas cooktop, built-in oven, and walk-in butler’s pantry. Airy upper bonus room features more custom built-in storage & bench seating. Master suite features huge 5pc ensuite w/ 3 sided ﬁreplace & free-standing tub. Fantastic location in Silverado Estates, East of Spruce Meadows. $1,039,900, MLS#C3607499.

Bankview Condo

West Dover Bi-Level

Beautifully renovated Bankview Condo! This 2 storey condo is located on a quiet tree-lined street just one block off of 17th Ave. Featuring its own separate entrance, this unit will delight you with its bright and airy feel. Open-style main level features laminate ﬂoors, open living room, spacious dining nook, and fully renovated kitchen with stainless appliances, modern white cabinetry, subway tile backsplash, and eating bar. A spacious balcony off the living room provides a lovely view, and space for relaxing or entertaining guests. A 2pc guest bath completes the main ﬂoor. 2nd level features 2 bedrooms, 4pc main bathroom & laundry nook. Master has a large walk in closet & balcony. This unit has additional storage space in the common-use basement area, and a rear parking stall. Superb location offers easy access to all the shops and restaurants on 17th Ave. Close commute to downtown. Enjoy all that this mature inner-city neighbourhood has to offer! C3623618 $359,900

P: F:

403.249.4322 403.252.2653

E: W:

2BR bi-level on a corner lot, close to parks & school. MLS C3626052 $274,900

czaharko@rlfoothills.com www.zaharko.com

editor’snote

What defines your

HOME CHOICE?

omebuyers are often driven by different influences, but there’s no doubt that lifestyle is an increasingly important factor. Whether you’re considering a downtown condo or townhome, or a sprawling detached home in the suburbs, you’re likely looking to compensate for what you don’t have in your current residence. The amount of living space is usually the issue – either too much, or too little. Most young homebuyers are looking for more living space to accommodate their growing family, a dog or two, and all the stuff that goes along with these. But as we get older, the quest for living space may take a different direction. Downsizing is usually the answer, although many homeowners with existing homes in suburban or rural areas are acquiring townhomes or pied-à-terres in the city. An urban location gives owners and their friends a chance to enjoy the social and cultural activities of the city without having to drive for hours to get home afterwards. In today’s hectic world, your home is your retreat, so it’s important to find one that suits your needs and your lifestyle. Good luck in your search!

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

Take a good,

HARD LOOK

uying a fixer-upper has distinct advantages over a move-in ready home. You’ll often get a better price, since the seller recognizes that work and money are required on your part to bring the home up to par. This kind of purchase is popular with first-time buyers who can’t afford their dream home right off the bat, but a good location and good bones make it a great starting point. When they’ve built up some savings and home equity, they can then renovate to their heart’s content. On the flip side, it’s important to know that a smart purchase of any home will include a careful – and professional – home inspection. You never know what’s lurking behind those freshly painted walls, and that’s an even bigger concern when you’re considering a “fixer upper.” Do your due diligence and make your offer conditional on a satisfactory home inspection. Interview the home inspector like you would a job applicant, and don’t settle for someone you’re not completely comfortable with. After all, your purchasing decision largely hinges on whether the home gets a passing grade. Once you’ve found the right person for the job, make sure you attend the inspection. The inspector’s job is to identify systems that aren’t working properly or are missing, and to seek out crafty cover-ups by shameless sellers. It’s amazing what tips and tricks you can pick up from this pro. Remember that your home inspection is a visual one. You can’t cut open the walls or tear up the carpet to see what’s underneath. Until you sign on the dotted line, you are a guest in someone else’s home and have to treat it as such.

Lydia McNutt EDITOR Lydia.McNutt@wall2wallmedia.com Follow me on Twitter at Twitter.com/LydiasTweets

16 • HomeGuide | Volume14 Issue11

Scott Merchant

Free, Online Home Finder Service

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

Parkland - Complete Renovation

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

North Glenmore Renovated Character Bungalow

Completely renovated by Mandeville Homes. All three levels renovated, 4 bedroom, 4 bath, Fully fin. Basement, granite, hardwood, Stainless appliances, new windows, doors, roof etc. Quiet location south backyard, oversized double garage

Great location short walk to Sandy Beach and great schools, Renovated up and down with new kitchen, baths, garage and RV parking, A Must see!

$739,900

$624,900

Oakridge - Updated Bungalow

Coronation Place 2 underground parking!

Unique floor plan with 4 skylights, 3 bedroom, 2.5 baths, Finished basement, hardwood floors and an attached garage. Complete exterior renovation! New windows, doors soffit eaves roof etc. Close to parks and schools

Immaculate 4th floor unit with downtown view, 2 bedroom, 2 bath, 10 ft ceilings and 2 titled underground parking stalls. Excellent complex with a large reserve fund and walking distance to the core!

$499,900

$380,000

Pineridge - 1325 sq ft Starter home

Top floor in Sunalta!

Lots of updates including, laminate floors, new kitchen, updated bathrooms, and a developed basement. Quiet street with a large pie lot with back alley access. Great Price

Great starter or investment, walking distance to downtown and 17th Ave. One bedroom plus den with balcony on the top floor of the Sandpiper. Laminate floors, fresh paint and updated bathroom, Great Price!

$309,900

$184,900

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

Volume14 Issue11 HomeGuide â&#x20AC;˘

zone

STONEY TR

COMMUNITIES & MLS NUMBERS STONEY TR

CROWCHILD TR DEERFOOT TR

TRANS CANADA HI

Greenwood Greenbiar

16 AV Pt. McKay

olivera (Hollie) Winkelaar

moRtgAgE SpECIALISt

Are you ready to make your move from renting to owning? A place to decorate, entertain friends and family, to set down roots? If you think you are,

587-284-4134 Language: English, Serbian, Romanian, Croatian

18 â&#x20AC;˘ HomeGuide | Volume14 Issue11

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 Greenbiar ...............479 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 Nolan Hill ....................................474 North Haven ...............................500 North Haven Upper ...................501 Panorama Hills ............................515 Parkdale .......................................411 Point Mckay.................................412 Ranchlands ..................................441 Ranchlands Estates .....................442 Regal Terrace/Renfrew ................402 Rocky Ridge ................................484 Rosedale ......................................406 Rosemont ....................................495 Royal Oak ....................................486 Sandstone....................................510 Sage Hill ......................................526 Scenic Acres ................................432 Sherwood ....................................477 Silver Springs ..............................430 St. Andrews Heights ...................413 Stoney Industrial.........................525 Sunnyside ....................................405 Thorncliffe ...................................502 Tuscany ........................................482 Tuxedo..........................................492 University Heights ......................416 Valley Ridge .................................480 Varsity Acres ................................426 Varsity Estates .............................428 Varsity Village ..............................424 West Hillhurst .............................410

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 Certificate

JUST LISTED! - EAU CLAIRE - PRINCETON HALL - $2,650,000

The luxurious Princeton Hall with full time concierge and outstanding amenities including guest suite! SPECTACULAR and STUNNING VIEWS from this PRIME LOCATION condominium home! Full and permanently unobstructed views of the Bow River, Prince’s Island Park and Peace Bridge! Superior design and finishing is evident throughout this 2282 sq ft luxury condo with hardwood floors, granite countertops, stainless steel appliances and quality built-ins. Enjoy the large covered northeast corner terrace with views, 2 double sided gas fireplaces, great room off kitchen with bay window, gourmet style kitchen with 2 ovens/gas range/wine chiller, 2 ensuite baths, huge master with large walk-in & convenient laundry area, built-in speakers, vacuum system, 2 titled stalls, titled storage locker and convenient elevator that opens right into your home! Extraordinary Eau Claire location next to Park, River, Pathways and close to Market, Cinemas, Fine Restaurants, Plus 15 and just a short walk to city center! The ultimate in downtown urban living.

JUST LISTED! EAU CLAIRE - PRINCE’S CROSSING - $335,000 Exceptional executive condo in Prince’s Crossing of Eau Claire! This beautiful unit has been completely upgraded and has gorgeous 10th floor north facing views! This 807 sq ft home includes all furniture, 2 good sized bedrooms, 4 pce bathroom, balcony and has a great layout. Very secure building offering underground parking, sophisticated common laundry area, exercise room, steam room, party/meeting room and lobby/common areas have been recently renovated. Walk to work and enjoy all the conveniences of downtown living. Quick possession available. Great investment or just move in hassle free! Extraordinary Eau Claire location close to Park, River, Pathways, Market Shops, Cinemas, Fine Restaurants, YMCA, Plus 15 and just a short walk to city center!

EAU CLAIRE ESTATES - $525,000

The prestigious Eau Claire Estates with full time security/concierge and resort like amenities. This gorgeous condominium home was completely renovated and redesigned by “Ben Kuypers Design Group” with bright 1124 sf open floor plan that’s perfect for entertaining, curved walls and quality finishing through out. Exceptional gourmet styled kitchen with large granite island, stainless steel appliances, custom cabinetry and brushed nickel hardware. Fabulous master retreat with large corner windows, sitting bench, walk-in california closet and incredible ensuite bath with large steam/rain shower. As well the home comes with covered balcony, den/office, laundry room with high end washer/dryer, 2 insuite storage rooms, marble entrance, 2 pce bath and underground titled parking. This efficiently managed complex has amazing facilities with newly renovated front lobby, indoor pool, hot tub, sauna, exercise room, social/recreation room, carwash, sundecks, BQ Area and extraordinary Eau Claire location next to park, river, bike paths and market.

To View These Properties go to

www.robertcote.ca

finances

Is home ownership right for you? Y ou’ve weighed your options and now you want to buy a home. Purchasing a home is one of the biggest investments you’ll ever make. So before you make an offer, make sure you’re ready to take on all the financial and emotional responsibilities that come with owning a home of your own. To help you make an informed decision, Canada Mortgage and Housing Corp. (CMHC) suggests you ask yourself the following questions before you begin your search for the perfect home:

HOW MUCH WILL YOUR HOME ACTUALLY COST?

Once you’ve figured out the price range you can afford, you still need to take into account all the other costs associated with home ownership. These include up-front costs like mortgage loan insurance premiums (if taking a high-ratio mortgage), appraisal and home inspection fees, legal fees, moving expenses and a down payment, as well as such ongoing costs as maintenance and repair expenses, and contributions to your “rainy-day” fund. WHAT KIND OF MORTGAGE IS RIGHT FOR YOU?

ARE YOU FINANCIALLY READY?

To avoid any unpleasant surprises down the road, take the time now to calculate your net worth, current household budget and any monthly debt payments you already make. This information can help you evaluate your current financial situation, decide how much home you can afford and find out the maximum price you should be considering. As a general rule, your monthly housing costs (including mortgage principal and interest, taxes and heating) shouldn’t add up to more than 32 per cent of your gross household monthly income. In addition, your entire monthly debt load shouldn’t be more than 40 per cent of your monthly income.

Depending on the size of your down payment, you may have either a conventional or high-ratio mortgage. You will also need to choose the term and amortization period for your mortgage, work out a payment schedule, decide whether you would prefer a closed or open mortgage, and choose between a fixed, variable or adjustable interest rate. To make all of these decisions easier, it’s often be a good idea to select a lender and get pre-approved for a mortgage before you begin looking for the home of your dreams. For more information on buying and owning a home, visit the website at cmhc.ca or call 1.800.668.2642.

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 fixed rate 2.94% all subject to change, lender qualifications will apply

20 • HomeGuide | Volume14 Issue11

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

LANDAN REAL ESTATE

Don Lothian lothiandon@gmail.com www.calgaryrealestate.org

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

SOLD $419,900

PINERIDGE BEAUTY

$718,888

Wow! One of a kind 1 & 1/2 story home with tons of upgrades and updates! New shingles, soffits and facia (2014), cork flooring in kitchen, beautiful Ikea wood kitchen with large breakfast/work island, newer furnace and hotwater tank, laminate floors, warm gas fireplace, all opening windows replace in 2010, and more. Basement has been renovated in the last year including bathroom, carpet and tile. 24’x 24’ insulated garage with new door. Paved lane, RV parking. very nice, mature landscaping with patio and firepit.

UPGRADES GALORE

Mt Douglas Estates. Stunning! Brand new hardwood on main floor! So new you can pick your colours. Brand new dishwasher. Lots of upgrades in this quiet cul-de-sac home backing south on the quiet, treed green corner of the school yard. Professionally landscaped yard with waterfall fishpond, fish included. Gourmet kitchen featuring moca glazed maple cabinetry, granite counters and large work plus breakfast bar island. Excellent lower level development with dry bar, gas fire place in rec room, full bath and 4th bedroom complete with heated floors. Short walk to the Bow River pathway system with amazing sunsets over the Rocky Mountains!

$900,000

BASED ON CALGARY MARKET SHARE

For more information on current listings - or to chat directly anytime, please call Don at 403.256.3888 or 1.800.661.6262

D S

VERY BEST BUY!!

McKenzie First Lake Access home! Maple Cabinets, granite counters, lots of beautiful hardwood, sunny, quiet west yard on green walkway to dock with shared paddle boat. (Only 10 homes). Main floor den, private parents retret with cozy fireplace. Professionally developed down. This really is by far the best value lake access home in southeast Calgary!

Alnoor Velji 403.560.3335

av2020@telus.net COMMITTED TO EXCELLENCE SINCE 1989

http://www.calgaryhometeam.ca # 1 Re/Max ofﬁce in the world* 1999-2012

*Based on Closed Transactions

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

TEMPLE BILEVEL DUPLEX $259,900

FALCONRIDGE $309,900

SOLD

Vacant for immediate possession, 2 bedrooms, 1 ½ baths with 2 pc Ensuite, fire place, balcony, main floor laundry. Freshly painted, new flooring. Call now.

Fully developed 2 storey with 3 bedrooms, 2 bathrooms, nice big living room, big kitchen with eat in area, finished basement with rec room. Close to all ammn. Call now.

IRRICANA COMMERCIAL BUILDING $375,000

IRRICANA COMMERCIAL LOT $99,900

Excellent for owner/operator. Almost ½ acre with 2780 sq/ft of building with offices and warehouse space with over head doors. Only 20 mins from Airdrie. Call now for further details.

Built your own business on this 130 x 76 ft lot in this business district of irricana. All the services are at the lot line.call for further details.

Volume14 Issue11 HomeGuide •

yourhome

Did somebody say “haunted”? The real nightmare of stigmatized homes BY YA N GU R E V IC H

ou know that feeling you get from a house that immediately feels like home? Well, an exact opposite feeling chases homebuyers right out of the one that just feels “odd.” Is it a haunted house, or could it just be a drafty one? Welcome to the world of the surreal and intangible – a nightmare for any seller who just can’t understand why their home sells below market, or not at all! More than a century ago, wealthier families installed “coffin doors” in their homes. Huh? In the olden days, people didn’t go to the hospital when they got sick, and often, they expired at home. Instead of carrying the coffin through the front door, the family members used a more macabre exit. If you see an unusually tall window in a Victorian or Edwardian era home, yup … that’s a coffin door. Picking a “stigma-free” home with the right karmic energy is becoming a complex science in Canada’s multicultural real estate market. Each prospective homebuyer is sensitive to his and her own sets of curses, dragons and preconceived notions of what makes a home lucky or unlucky – and in some cases, unsellable.

Each prospective home buyer is sensitive to his and her own sets of curses, dragons and preconceived notions of what makes a home lucky or unlucky – and in some cases, unsellable 22 • HomeGuide | Volume14 Issue11

TOP 3 CHART TOPPERS OF THE UNLUCKY, INEXPLICABLY EERIE, OR OUTRIGHT HAUNTED HOUSE: FENG SHUI: The concept of famous Chinese metaphysical forces. Investigate issues like location, the direction the property is facing, layout and street number. By ignoring potential Feng Shui issues, when you decide to sell you may be eliminating a large number of buyers to whom these issues may matter most. Look out for staircases that face the front door, and views straight down a facing street from your front door. GHOSTS: Each house will have its own sets of sounds, light illusions and drafts. One seller told me he had to sell because surely his was a haunted house. Each night near midnight, he and his wife could hear voices coming through their vents. They lived alone in a detached house. During a home inspection we identified an old fireplace vent improperly sealed. Further investigation confirmed that what was heard was his neighbours next door in their kitchen, dining late after work.

CHILLS AND THRILLS: After walking through a perfectly

priced house for a flip-and-sell project, a buyer told me that the house gave him the creeps. Further investigation showed that previous owners had died in that house from natural causes, and the executors of the estate were turned off by the place, so much so, that they actually left the city once the house went on the market. Once the buyer realized that it was just a matter of changing the quality of energy of the house by bringing his own interest and love into it, the house took on a different feel for him and he purchased it at a great discount.

It is up to the buyer and buyer’s agent to do their due diligence about any issue that may stigmatize the home for the buyer and possibly affect a future sale. The listing agent is not required to disclose items that are considered “stigmatic.”

With a haunted house (if you believe in that sort of thing) or any stigmatized home, buyer beware. It is up to the buyer and buyer’s agent to do their due diligence about any issue that may stigmatize the home for the buyer and possibly affect a future sale. The listing agent is not required to disclose items that are considered “stigmatic.” However, sellers must disclose if a persona died in the house of unnatural causes, or if the house was used for illicit activities. Check with your lawyer for a list of disclosures you are entitled to from a listing agent.

A real estate sales representative with Harvey Kalles Real Estate, Yan Gurevich shares his creativity, sales, finance and negotiating skills with his colleagues and clients. Email him at yan@harveykalles.com; call 647.209.4004;and follow him on Twitter @brokeryan

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Volume14 Issue11 HomeGuide •

makeyourmove

Packing up for a move

oving homes can feel like an overwhelming task, with packing up all your belongings being the first major challenge. With a few deep breaths and these packing tips, you can conquer the move without losing your mind.

BEFORE PACKING Reserve your movers at least eight weeks prior to your move, to guarantee availability on moving day. Once you have your movers selected, you can start to pack up your belongings in anticipation of their arrival. Some moving companies will even pack for you, simplifying and streamlining the whole moving process. START PACKING Once you have determined your moving date, start packing. Box up belongings that you don’t use often and store them somewhere out of the way. Storage areas are usually good places to start because they are not high-traffic areas. If you have kitchen supplies, occasional dishware like fine china, or small appliances that go unused on a daily basis, carefully pack them away a few weeks before the move. Make sure to use packing paper or bubble wrap to protect fragile belongings – newsprint from newspapers used to wrap items can be messy to clean up. Keep a record of what goes into which box so you can find what you need instantly when it comes time to unpack.

Remax Properties Independently Owned & Operated

KEEP PACKING If you stand back and look at everything you need to pack, you’ll be overwhelmed. Just start packing. If you start early enough, you can break up the packing process into a more gradual and less stressful experience. Save the items that you use daily to pack last, and make sure to label each box. Avoid packing items from different rooms in the same box to prevent confusion and extra work when unpacking.

Chuck Resnick is vice-president of marketing and operations, Two Men and a Truck Canada. twomenandatruck.ca

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

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

“Exceptional Service,Outstanding Results” Temple $289,900

Taradale $229,800

• 2 bedrooms, 2 bathrooms, with underground parking • 875 square feet built in 2007 • 3rd floor unit • Condo fees includes all utilities • All kitchen appliances and washer & dryer included • Close to all sorts of amenities such as schools, shopping, restaurants, grocery stores, transportation, Genesis Center, New LRT, Stoney Trail, & much more • Quick possession available

d l o S

• Fantastic Price for this 2 storey, 1250 square feet, single detached family home • The bright main floor consists of a large living room, a spacious kitchen (all appliances included), a good sized dining area, & a 2 piece guest bathroom. • Upstairs, you’ll find a generous size master bedroom, 2 additional bedrooms, and a 4 piece bath • There’s a Complete Separate Side Entrance to the unspoiled Basement. • West facing backyard with a large covered deck & the back alley is paved

24 • HomeGuide | Volume14 Issue11

Panorama Hills $529,900

Skyview Ranch $619,777

• Beautiful home being offered for sale by the original owners for the first time • 1,853 square feet, 2 storey home, built in 2007 • 3 bedrooms up with 2 bathrooms and a bonus room. The master bedroom comes with an ensuite (heated floors) & separate walk-in closet • Huge kitchen with stainless appliances (gas stove & water/ice fridge), tons of cupboards & counter space, ceiling height cabinets, & a pantry • Luxuries include: air conditioning, 9 foot ceilings, gas fireplace, built-in speakers, & much more.

• Brand New, 2400 square foot, 2 storey home • 4 bedrooms upstairs (2 master bedrooms both with their own ensuite baths) with a bonus room • Fantastic kitchen with dark brown cabinets, stainless steel appliances, & granite countertops • Features include hardwood floors, main floor laundry, gas fireplace, double attached front garage, & much more • Fully finished basement with separate entrance

First home... to dream home

403.663.9878

$1,195,000

243005 MORGANS ROAD, SPRINGBANK

Contemporary open plan. Walkout bungalow with over 2,900 sq.ft & two bedrooms on main floor. Three bedrooms on lower level plus media room, gym, & wet bar. Situated from park land, 25 mins to Downtown C3623151

$785,000

8 MILLARVILLE CROSSING , MILLARVILLE

31048 COYOTE VALLEY ROAD, BEARSPAW

4.38 acres with southwest exposure & mountain views. Over 4900 sq ft finished living space, European design with FIVE bedrooms, Newer kitchen, space for 4 vehicles covered, Quonset & RV parking. C3625358

$1,495,000

31074 MORGANS VIEW, SPRINGBANK

Morgans Rise Walkout bungalow on 2 acres with unobstructed Mountain Views & McKinley Master builder. 4875+ of living space. Grande entrance, open plan, panoramic mountain views. Minutes to all amenities. C3628361

$2,279,000

24 MORGANS RIDGE, SPRINGBANK

3122 81ST SPRINGBANK HILL SW

$1,497,000

LD SO

$848,000

$1,297,000

6915 CHRISTIE ESTATE BLVD SW

Custom Built, 5 Bedrooms in ideal location, minutes from Park, West LRT and West Side Rec Centre. Immaculate home with stunning yard filled with perennials, trees and landscaping. C3634551

$2,375,000

243059 MORNING VISTA WAY, SPRINGBANK

258 HAMILTON DRIVE, BEARSPAW

Magnificent country home, 2 acres,views over the 15th hole of the Bearspaw Golf & C Club. 7 bedroom, 8 bathroom home, almost 9,000 sf TTL www.weepingbirchestate.ca

$2,100,000

$2,790,000 Over 6,300 sq.ft of opulent living in this custom home built by DS Homes. Lots of space, heated marble floors,custom millwork. Five beds, Master+spa on Main. Gated on 1.9 acres, sport court, 5 car, guest studio. C3636922

$2,497,000

Commanding Views of Downtown and the Elbow River Valley in sought-after neighborhood of Patterson Hills. Open concept Kitchen/breakfast. 4 bedrooms with laundry master suite with hardwood flooring, ensuite w/steam shower & audio system w/stunning Views! Walk-Out fully finished 5th bedroom, bath & possible Nanny. Landscaped yard just under 1/4 acre. Perfect location mins to West LRT easy downtown commute, schools. C3640520

Substantial Walk-Out Bungalow w/just under 7000 sqft TTL living space on 8.67 acres with Mountain Views. Subdivision potential. Gated, RV parking, separate 2200 sqft stables & w/shop, Corrals,triple garage + 2 car detached. Heated outdoor pool & big BBQ area. Updated kitchen & huge lounge & sports areas. C3640164

378 PATTERSON BLVD SW

$1,675,000 282088 160 AVE WEST, PRIDDIS

33 CULLEN CREEK ESTATES, SPRINGBANK

CalgaryDreamHomes.com RE/MAX House of Real Estate. #20, 2439-54 Ave SW Calgary, Alberta T3E IM4

REAL ESTATE TEAM

david@houseandcastle.com www.houseandcastle.com

Dewinton $1,050,000

Capital Hill $1,050,000

Live in the country without all that travel time, Quick easy access off Macloed trail. You will love the amazing privacy afforded because of all the greenery on this 2.2 acre property. And then there is the house! over 2700 Sq Ft plus a developed walkout featuring virtually all off the latest bells and whistles you could imagine.

Almost 5000 Sq ft of living space, featuring 1000 SQ Ft living room & dining room area. Main floor master bedroom suite, 3 bedroom up, 5th bedroom. 1000 sq ft rec room, set up for separate entry for potential suite. triple detached garage, quite location. Text Code 10163 to 333-44

Cochrane $825,000

Winston Heights $800,000

Riversong, 15 minutes west of Calgary, this picturesque community on the shores of the Bow River is an unmatched location with over a 100 acres of nature’s best. Breath taking views of a natural ravine affords this home the privacy and tranquility it truly deserves. 10ft ceilings on the main, a main floor study, walk through/ butler’s pantry, stone fireplace, plus windows designed to enhance the “THE VIEW”. The upper level has 9ft ceilings, 2 ample sized bedrooms, 4 pieces bath, a large master suite with coffered ceiling, 5 piece en suite with steam shower and heated floors, a loft style bonus room completes this level. The lower level is an impressive walkout with over 1200sqft, 9ft ceilings, heated floors, wet bar, 4 piece bath, and a bedroom. This home is equipped with a state of the art fire sprinkler system. Purchase now and have the opportunity to customize. If you’ve dreamed of owning the perfect home in an ideal location, this is it! ** includes $15,000.00 appliance/window covering pkg. Call Rose 403-830-7901

Tuxedo $750,000 This is a rare single family new infill that features to master bedrooms up and a 3rd bed room down you will love the open floor plan and the large recroom down featuring a home theatre application as well as a fabulous bar. The finishings are amazing for this price range and comes fully landscaped and fenced as well a appliance pakace and a blind package are included. Walking distance to down town and close to transit make the location of this home extra ordinary.

To New For Picture! Still at the ground level stage. Excellent New Home Located in the community of Winston Heights and close to all the amenities. This 2 storey home is still in the framing stages. Which means there is plenty of time to add your personal touches and truly make this house your castle. The main living area has hardwood floors. The kitchen has plenty of custom built cabinets, granite counter tops, and a large island. The living room features built in wall units on either side of the built in, tile surround, gas fireplace. There is also a dining room and a flex room on the main floor. The upper main floor has 3 bedrooms and laundry. The large master bedroom features a 5 pc ensuite with a separate shower and a jetted soaker tub. There is also a sky light in the ensuite. The 2nd bedroom features a built in desk. The basement is fully finished and includes a recroom, 4 piece bathroom and a 4th bedroom. This property has not gone to land titles as yet and all measurements have been taken from BP. Don’t miss out make this house your castle. MLS C3638551

Banff Trail $725,000

Located inn the much sought after community of Banff Trail. This wonderful 2 storey attached home is built by Klair Custom Homes and is ready for immediate possession. The main living area is an open oor plan. The kitchen has custom cabinetry, a large island with quartz countertops. There is over 1900 sqft of living space in this home + basement development. The basement is completely developed and includes a family room, bedroom and bathroom. Appliance pkg for $6000 included in the sale price.

David Crick 403.230.2121

david@houseandcastle.com www.houseandcastle.com

Montgomery $625,000

Downtown Westend $449,000

2000Sq ft and a fully developed basement make this the best new innercity value for an infill. comes with a lavish appliance package, lots of builtins, and comes fully fenced and landscaped and has a blind package for all of those oversized windows.

Located in The Marquis and close to all amenities!! This wonderful south facing unit that is located on the 5th floor gets plenty of sunshine. The kitchen has granite countertops. There is a natural gas hookup for your BBQ on the balcony. The parking is underground, secured and heated. Note that the laundry is in unit. For your fun and fitness there is a common party room and fitness centre it is also within walking distance to the river bank pathways. And after all that exercise you can enjoy a soak in the hot tub. MLSC3639349, call Amar 403 542 9914

Downtown East Village $429,900

Eau Claire $375,000

This 2 bedm/ 2 bathrm condo is located in the trendy downtown East Village, very large balcony with fantastic river view ! Enjoy this contemporary unit with a great layout which features a breakfast bar, trendy shag carpet, black appliances and in-suite washer/dryer, underground heated parking and onsite fitness facilities,Walk to work with a +15 system only 1 block away. City hall LRT only 2 blocks away ! Enjoy the new Riverwalk and nearby outdoor amenities: Princeâ&#x20AC;&#x2122;s Island Park, Eau Claire market, Chinatown etc. Modern keyless access and secure bike storage. Great value. Call Amar 403 542 9914

You will love the convience of being steps from the Bow in Eau Claire and close to all the downtown activities. This 1004 Sq Ft. 2 bed and 2 bath condo is a bargain for anyone wanting the in city lifestyle or location. Comes with one indoor parking stall and the overall condition? Fabulous!!!

Abbeydale $76,500

Lomond $75,000

This mobile home is located in a very nice very clean trailer park. It has an open oor plan and price includes appliances. Located on a cul-de-sac with a green-space and a pathway that leads to the club house. The clubhouse has a social room, games room and a hot-tub. Lot rental $570.

Thats right, only 75000 for this 900 sq ft home just a half hour east of Vulcan. If you like fishing, there a 3 great fishing locations with in minutes of this location. Comes with a 75x120 foot lot and a single garage. This the perfect get away for a cottage or cash in your city home and get an inexpensive retirement home. There is a K to grade 12 school close by and all the businesses to provide you daily requirements

Len T. Wong Broker

Laura oâ&#x20AC;&#x2122;ConneLL Associate/Partner

Greenview

Fully renovated condo!

$214,900

Fully renoed condo with large patio. Open concept floor plan. Great sized kitchen with high end stainless steel appliances, soft closed drawers & cabinets & granite. Wood burning fireplace in spacious living room. Massive patio with interlocking bricks and stand alone storage shed. Large master bedroom. Updated 4pc bath. Insuite laundry and assigned, underground parking. MLS#C3637231

saGe hill

temple

Backs onto walkinG path!

$239,500

2 storey townhome backing onto walking path, near parks and playground. Well maintained complex. Newer roof. Beautiful laminate flooring, carpet and tile. Good sized kitchen with newer backsplash. Large eating area open to living room. 3 good sized bedrooms and 4pc bath. Basement is partially finished. MLS#C3639364

open plan with extensive upGrades!

$554,900

everGreen estates

elBow valley west

Fantastic lot in Elbow Valley West. Close to all amenities and surrounded by nature. 10 minutes west of Calgary. Close to golf courses and shopping. Minutes to Bragg Creek!. MLS#C3615041 Quiet location!

Build your dream home!

$314,900 $319,900

$589,000

steps to eau claire!

$355,000

villa BunGalow!

$599,900

2 storey with 3 bedrooms and 3 baths. Double attached insulated garage. Over 1700 sq ft of living space. Dark hardwood floors. Large kitchen with eating bar and nook. Great room with gas fireplace. Bonus room ideal for media room. Close to amenities. MLS#C3639924 views oF city skyline!

$618,800

$524,900

Breath takinG views!

$544,900

Executive 2 bedroom, 2 bathroom condo in Tower II at Waterfront on the 10th flfloor. oor. Gourmet kitchen with large island with quartz countertops and premium concealed appliances behind custom millwork. Full length windows throughout. Large balcony with gasline for BBQ. Large master bedroom with 4pc ensuite with large soaker tub and separate shower. His and hers closets. 2nd bedroom is ideal for den with a cheater ensuite. Insuite laundry. 1 underground parking stall and storage locker. Fully equipped fifitness tness centre, yoga studio, indoor whirlpool and steam rooms, private movie theater and executive concierge. MLS#C3626627

panorama hills

richmond park/knoB hill

2 bedroom condo with views of the city and river. Air conditioned unit with over $125,000 in upgrades such as sleek Brazilian hardwood floors, imported Italian custom cabinets, concrete feature wall with electric fireplace, custom vanities, concrete island bar, custom showers and more. Custom kitchen with upgraded stainless steel appliances. Close to all amenities and award winning restaurants. MLS#C3636626

Executive villa bungalow with fully developed basement and double detached garage. 2 bedrooms, den and 3 baths. Vaulted ceilings in great room. Formal dining room. Bright, sunny kitchen with centre island and breakfast eating bar. Great room with gas fifireplace. replace. Large master bedroom with 5pc ensuite. Professionally developed basement with 9ft ceilings with family room with gas fifireplace. replace. Pride of ownership. Quiet location. Close to all amenities. MLS#C3637612

downtown

royal oak

walkinG distance to schools!

Executive custom built 2 storey split in showhome condition. Total of 4 bedrooms, main flfloor oor den and 4 baths. Updated kitchen with centre island, granite countertops and designer tiled backsplash open to large eating area. Large master bedroom with 4pc ensuite with jetted tub, separate shower and walk in closet. 2 other good sized bedrooms and 4pc main bath. Professionally landscaped yard and large maintenance free deck and lower patio with fifirepit. repit. Basement with large media room, bar, rec and games room, storage area, bedroom and 3pc bath. MLS#C3636215

siGnature parke

downtown

A/C Executive style 1 bedroom with loft. Gourmet kitchen with upgraded stainless steel appliances with gas cooktop. Balcony overlooking Eau Claire. Roof top patio. Heated, underground parking with car wash and bike storage. Large gym with separate yoga studio, steam room and hot tub in building. Party and games room with private movie theatre. 24hr concierge service is available. MLS#C3632846

Great 2 storey with walkout basement and double attached garage. 3 bedrooms and 3 baths. Gourmet kitchen with granite, stainless steel appliances and large centre island open to large eating area. Great room with gas fireplace fireplace and beautiful coffered ceilings. Master bedroom with 5pc ensuite. Large bonus room and 2nd floor floor laundry room. Large yard. MLS#C3639060

steps From park!

$648,900

Former showhome with fully developed basement. This very bright and open 2 storey home has 3 bedrooms and 3 baths with extensive upgrades & built ins throughout. Gourmet maple kitchen with granite countertops, stainless steel backsplash with centre island and breakfast bar open to large eating area. French door leading out to large maintenance free deck with gas BBQ hook up. Large master bedroom with balcony and 5pc ensuite with jetted tub, separate shower, stainless steel sinks & huge walk in closet with windows. Security camera system included. MLS#C3611961

DISCOVER THE ADVANTAGE Bearspaw

Build your dream home on this pie shaped, fully serviced lot with south facing backyard. Walkout lot potential. Stunning views of the mountains and city. Your opportunity to be part of this exclusive north west community. MLS#C3628687 surrounded By lynx ridGe GolF course!

$674,900

Brand new landmark FairFax 2!

$719,900

et 2

2 storey built green. High effi efficiency ciency furnace, on demand tankless hot water and triple pane PVC windows with Low-E emissive coating and argon gas. 3 bedrooms, 3 baths and bonus room. Birch hardwood on main flfloor. oor. Gourmet kitchen with flflatat panel doors, centre island and Caesarstone countertops. Large great room with gas fifireplace. replace. 2 piece bath. Upstairs has large bonus room. Spacious master bedroom with walk in closet, 5 piece ensuite with soaker tub and separate shower. 2 other good size bedrooms and 4 piece bath. Basement is ready for development. 2 year builders warranty and 10 year New Home Warranty. Great family home. MLS#C3637363

Brand new landmark home!

$799,900

landmark solex 2 showhome!

$729,900

2 storey with developed walkout basement, 4 bedrooms, 3 baths and bonus room. Built green. High effi efficiency ciency furnace and tankless water heater. Triple pane windows. Flex room ideal for dining room or den. Gourmet maple kitchen with centre island and granite countertops open to eating area. Large bonus room. Spacious master bedroom with 5pc ensuite with soaker tub and separate shower. 2 other good size bedrooms and 4pc bath. Fully developed walkout basement with rec room, bar, 4th bedroom and 4pc bath. Balance of 2 year builders warranty and 10 year New Home Warranty. MLS#C337386

Brand new!

$799,900

Brand new!

$769,500

Brand new detached house!

$899,900

arBour lake

developed walkout Basement!

$779,900

2 storey with developed walkout. Across the street from lake. Total of 5 bedrooms, main floor den and 3 baths. Formal living and dining rooms. Bright, sunny kitchen with centre island and stainless steel appliances open to large eating area and large family room with gas fireplace and built ins. Large master bedroom with 5pc ensuite. Developed walkout with large rec and games room and bedroom. Large backyard. Updated roof shingles. Excellent family home! MLS#C3637540

Built green 2 storey with triple pane windows and high efficiency furnace. 3 bedrooms and 3 baths. Gourmet kitchen with centre island and granite countertops. Lifestyle room ideal for dining room or den. Great room with gas fireplace. Massive bonus room. Large master bedroom with 5pc ensuite. 2 other good sized bedrooms. 2yr builders warranty. 5yrs New Home Warranty. MLS#C3638315

hiGhland park

Brand new 2 storey attached home with fully developed basement. 9ft ceilings. Total of 4 bedrooms and 4 baths. Gourmet kitchen with centre island, quartz countertops and stainless steel appliances open to large living room and great room with gas fifireplace. replace. Large master bedroom with 5pc ensuite. 2nd flfloor oor laundry room. Professionally developed basement with large family room with wet bar. Solid core doors. Walking distance to schools. MLS#C3637567

The Belgravia III. 2 storey with 4 bedrooms up. Built green. Triple pane windows. High efficiency furnace and on demand tankless hot water. Flex room, ideal for den or dining room. Gourmet kitchen with centre island and ceasarstone countertops. Massive bonus room. Large master bedroom with 5pc ensuite. 2 yr Builderâ&#x20AC;&#x2122;s warranty, 5yr New Home Warranty. MLS#C3638133

cranston

sunset ridGe

s. nd

cranston

valley ridGe

Brand new executive 2 storey detached home with developed basement and double detached garage. Total of 4 bedrooms and 4 baths. Flex room, ideal for dining room or den. Maple kitchen with full length cabinets, quartz countertops, centre island and high end stainless steel appliances. Open to large eating area and great room with gas fireplace. Spacious master bedroom with 5pc ensuite. 2nd floor laundry. Professionally developed basement with large family room with wet bar, bedroom, 4pc bath and in floor heat. Minutes to downtown. MLS#C3639995

siGnal hill/sienna hill

city views!

$974,900

Spectacular location on a quiet cul de sac with city views. 2 storey with formal living and dining rooms. Main floor den. Large sunny kitchen with centre island and eat in nook open to family room with wood burning fireplace. 4 bedrooms upstairs including spacious master bedroom with 5pc ensuite. Developed walkout basement with wet bar, bedroom and lots of storage. Triple attached garage. Close to all amenities and schools. MLS#C3636907

y s

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

marketanalysis

Calgary’s condo market continues to soar B Y H E AT H E R R YA N

algary condo sales continued to soar in September, recording double-digit year-over-year growth in the resale market, according to the Calgary Real Estate Board (CREB). Total residential sales in September in the city of Calgary were 2,148, an 11.9-per-cent hike over the 1,919 sales recorded in September 2013, but down 5.2 per cent from the 2,267 from August 2014.

Sales in the condo markets once again lead the way in the year-over-year growth Condo apartment sales in Calgary in September were 432 – up a huge 33.3-per-cent from the 324 condo apartment sales tallied in September 2013, although down 4.4 per cent from August’s 452. Condo townhouse sales totalled 318 in September, a 30.3-per-cent hike over the 244 in sales that occurred in September 2013, but down 5.9 per cent from August’s 338. Meanwhile, single-family home sales in September were 1,398, up 3.5 per cent from 1,351 sales tallied in September 2013, but a 5.3-percent drop from August’s 1,477. “We had good activity in September and certainly it was better than last September,” says CREB president Bill Kirk, “but the activity was not as robust as what we’ve seen during past years. “With the September market, we either see a bump in sales from the typically slower summer months or we don’t, and this year we didn’t,” Kirk says. “Our expectation is the market will probably slow from now until the end of the year. The good news for buyers for the next little while is that we’re moving away from being in a seller’s market and we’re moving into a balanced market,” he says. There is, of course, an exception, Kirk notes. “In the single-family homes priced under $400,000, the market is still in seller’s territory because of the lack of listings.” Much of the single-family sales are in the $400,000 to $500,000 range, with a substantial increase in sales of homes priced at $1 million and above – 630 sales year

to date compared to 522 up until the end of September last year. “In the condo market, we continue to see the growth in sales and listings that has been happening since the start of the year,” Kirk says. “The majority of the sales and listings are under the $400,000 mark, so buyers are turning to condos for the affordability they can’t find in the single-family market. But, there is also maturation in the condo market as people are choosing the maintenancefree lifestyle for their first, second and even their forever home.” The number of new listings added in September in the single-family market were 2,148, up 8.9 per cent from the 1,972 in September 2013, and up four per cent from August’s 2,062. The number of new listings added in the condo apartments market in September was 681, up a whopping 48 per cent over the 460 listings added in September 2013, and up 4.4 per cent from August’s 651. In the condo townhomes market, the number of new listings added in September was 431, a 19.4-per-cent hike over September 2013’s 361, but down slightly from August’s 437. Kirk notes the increase in new listings is helping to slow price gains, but prices still grew in year-over-year and month-to-month comparisons. The single-family benchmark price in September was $512,800, a 10.6-per-cent jump over September 2013’s $463,700, and up a fraction over August’s $512,300. The condo apartment’s benchmark price in September was $298,800, a 9.5-per-cent hike over September 2013’s $272,900, and up a notch from August’s $298,200. Meanwhile, the condo townhomes benchmark price was $330,200 in September, a 10.4-per-cent gain over last September’s $299,100 and up slightly from August’s $328,300.

DORY CAMERON FRI CCS PROFESSIONAL REALTOR® & BROKER/OWNER

(403) 807-7193

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

Attractive commission plans to choose from! SELL-ONLY PLAN is where my listing fee is 1%. Compare this to the typical 3.5%/1.5% commission and you literally save thousands! If you are thinking about both selling your home and buying another one then you will want to take advantage of my $1,795 BUY & SELL PLAN where my listing fee is only $1,795 instead of the typical 3.5%/1.5% commission and you will save even more! In both cases you will want to offer the typical 3.5%/1.5% to the buyer’s realtor to encourage maximum exposure to all Realtors® and the MLS® market. All fees paid from the sale proceeds - no fees upfront! Fees subject to GST.

SAVE THOUSANDS IN REAL ESTATE FEES LISTING FEE AS LOW AS... $1795. • Full MLS® Professional Service…Always! • Unique commission plans - save thousands - fees from

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• 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 I’ve sold over 125 homes sold in 2012 and 2013…all of my clients saved thousands! PANORAMA HILLS CONDO

KINGS HEIGHTS BUNGALOW

PANORAMA HILLS - EXECUTIVE

SOLD $202,900

$609,900

$779,900

Contemporary 1 bedroom condo features open concept, laminate flooring, sleek maple cabinetry and stainless steel appliances. Good-sized one bedroom with large walk-in closet. In-suite laundry comes with stacking washer & dryer. Large balcony off living room makes a great outdoor living room. Gas bbq hook up. One outdoor parking stall. Condo fees only $196/mo and include heat & electricity! Very quiet location.

2 + 2 bedrooms, 2 ½ baths, professionally developed walk-out basement with wet bar, beverage fridge and wine cooler, sunny south pie lot, raised, vaulted celings, skylights, super-open concept, sleek laminate compliments rich cherry cabinetry throughout, granite & stainless, meticulously maintained, quiet location.

Extensively upgraded 2,576 sq ft, 4 + 1 bedroom executive two-storey situated on south pie lot on quiet cul-de-sac. Mature landscaping includes large treed back yard. Impressive millwork and custom built-ins throughout, pillars, art niches. Two fireplaces, main floor living room & formal dining room (high end dining set included). Huge master bedroom with sitting area. Spiral staircase. Extraordinary basement development with projector/screen, custom bar & pool table accented by fibre-optic lit ceiling - truly amazing to experience! Heated garage.

CRESCENT HEIGHTS

PRIVATE, TREED OASIS! COLLINGWOOD

HUNTINGTON HILLS BUNGALOW

SOLD $729,900

$779,900

Truly one-of-a-kind custom renovation - bungalow with loft - Rundle rock fireplace, Acacia hardwood, cathedral ceilings, iron railings, large kitchen, full bath on main with bedroom or Lot master bedroom with full ensuite. Lot-style den, new furnace, prof developed bsmt, rustic barn doors Contact me today to view!

Nestled in a park-like setting - 1,237 sq ft bungalow on large treed lot features total 3 bedrooms, open beam vaulted ceilings, wall of windows overlooking large deck surrounded by trees, custom kitchen, skylights, iron railings, wood feature walls, two fireplaces, luxurious private ensuite and walk-in closet, double tandem garage and more. One of a kind!

$399,900 3 + 1 bedroom bungalow, 2 full baths, sleek laminate & ceramic tile throughout, wood-burning fireplace, newer kitchen cabinetry, huge living room and dining room windows, updated lighting, neutral décor, oversized single garage, quiet location, excellent layout for basement suite with wiring in place, newIssue11 roof! won’t last! Volume14 | HomeGuide • 31

featureproperty

Garrison Woods Condo presents New York loft feel B Y H E AT H E R R YA N

superb New York loft-style apartment condo offers tremendous value and a premium location in the sought-after community of Garrison Woods. This 1,140-sq.-ft. open studio loft is unique to the building, says luxury home realtor Ray Riley, who is with Royal LePage Foothills. “It’s a corner suite – the only loft in the building, and it’s the only one-bedroom of this size in the building. “The loft features a bright, open-concept design and offers an outstanding value for the size and location, which is incredible,” Riley says. “You’re across the street from Starbucks, a short walk to the Safeway and other boutique shops, and just minutes from downtown.” The well-designed space includes a huge kitchen that features a large island, darkstained cabinets, granite countertops and stainless steel appliances. The kitchen shares a fireplace with the dining nook that is highlighted by a towering ceiling which is open to the second floor above. Double sliding-glass doors off the nook open onto the balcony, where there is a natural gas line with the barbecue included. An adjacent living room provides an inviting space for entertaining, and there is a convenient main-floor half-bath.

Upstairs, the loft is home to the master bedroom with numerous windows bringing an abundance of natural light and an open beam ceiling that creates that modern, industrial New York-loft feel. A walk-through closet with a wardrobe leads to the ensuite, and the laundry includes a stacked washer and dryer. The loft has been upgraded with air-conditioning, a ceiling fan, hardwood flooring, custom cabinets, a security system, and it’s wired for audio throughout. More than a dozen windows come with electric-powered Hunter Douglas blinds which are remote or wall switch controlled. This condo is in a secured building with access to a landscaped inner courtyard and a large common area for private events. The suite comes with two storage lockers and an underground heated parking stall (all titled). For more information on this fabulous loft at 2233 34 Ave. S.W., contact Ray Riley, Royal LePage Foothills, at 403.270.7601 or visit rayriley.com.

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 YOUR MORTGAGE PAYMENTS MORTGAGE PAYMENT CALCULATION CHART

CALCULATE YOUR MORTGAGE PAYMENTS MONTHLY PRE-TAX INCOME

DIVIDE BY 3

CHART FIGURE

AMORTIZATION AMOUNT

SPOUSE’S PRE-TAX INCOME

AFFORDABLE MONTHLY PAYMENTS DIVIDED BY 12

AMOUNT OF MORTGAGE DIVIDED BY 1,000

ESTIMATED MONTHLY TAXES & HEAT

TOTAL PRE-TAX INCOME

MORTGAGE AMOUNT (PRICE – DOWN PAYMENT)

AMORTIZATION AMOUNT

MONTHLY PAYMENTS

INTEREST RATES %

AMORTIZATION PERIODS 5 YRS

10 YRS

15 YRS

20 YRS

25 YRS

3.00

17.96

9.65

6.91

5.54

4.73

3.25

18.07

9.76

7.02

5.66

4.86

3.50

18.18

9.88

7.14

5.79

4.99

3.75

18.29

9.99

7.26

5.91

5.13

4.00

18.40

10.41

7.38

6.04

5.26

4.25

18.51

10.23

7.50

6.17

5.40

4.50

18.62

10.34

7.63

6.30

5.53

4.75

18.72

10.46

7.75

6.44

5.67

5.00

18.85

10.59

7.89

6.58

5.82

5.25

18.97

10.71

8.01

6.71

5.96

5.50

19.08

10.83

8.14

6.85

6.11

5.75

19.19

10.95

8.27

6.99

6.26

6.00

19.30

11.07

8.40

7.13

6.40

6.25

19.42

11.19

8.54

7.27

6.55

6.50

19.53

11.32

8.67

7.41

6.70

6.75

19.64

11.44

8.80

7.55

6.86

FOLLOW THESE STEPS TO SEE IF YOU’LL QUALIFY FOR A MORTGAGE ON YOUR DREAM HOME

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.

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.

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.

Refer to the chart above. 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.)

34 • HomeGuide | Volume14 Issue11

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. 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.

homebuyers’help

MORTGAGE INTEREST RATES VARIABLE

6 month

1 year

2 years

3 years

4 years

5 years

ATB Financial

2.700

4.000

2.940

2.890

2.990

3.040

3.190

Alterna Bank

2.600

4.000

2.980

2.940

3.190

Alterna Savings

2.600

4.000

2.980

2.940

3.190

Bank of Montreal (BMO)

3.000

4.000

3.140

3.040

3.850

4.390

4.990

Bank of Nova Scotia

3.100

4.550

3.290

3.140

3.440

3.940

4.790

5.100

4.700

5.250

CIBC Mortgages

3.000

4.450

2.990

2.940

3.650

4.240

4.990

Caisses Desjardins

3.000

4.400

3.140

3.240

3.750

4.390

4.890

Canadian Western Bank

3.200

4.000

3.140

3.040

3.750

4.390

4.990

Canadian Western Trust

3.200

4.000

3.140

3.040

3.750

4.390

4.990

6.200

2.990

3.250

3.290

2.990

2.900

2.550

3.090

3.000

2.990

3.090

2.990

Effort Trust

4.450

3.450

3.600

3.700

4.600

4.950

Equitable Bank

3.140

3.950

4.540

4.940

First Calgary Financial

4.000

2.890

3.190

3.390

3.290

First National Financial

2.450

3.950

2.990

2.590

2.690

2.890

3.090

FirstOntario Credit Un.

2.600

4.240

3.090

3.140

3.290

2.840

3.190

HSBC Bank Canada

3.100

4.450

3.600

3.950

4.450

4.990

5.340

Home Trust Company

2.500

3.950

2.890

2.790

2.940

2.950

ICICI Bank Canada

3.050

3.150

3.650

3.640

3.690

3.890

Investors Group Trust

3.000

4.200

3.140

3.750

4.640

4.990

Laurentian Bank Canada

3.000

4.400

3.140

3.500

4.390

4.790

League Svgs & Mortgage

4.000

3.140

3.040

3.100

3.080

3.190

Libro Credit Union

3.900

3.150

3.200

3.250

London Life

3.000

4.200

3.140

3.750

4.640

4.990

Manulife Bank

2.700

4.450

3.000

3.040

3.090

Manulife Trust

4.450

3.000

3.040

3.090

Peace Hills Trust

4.500

3.150

3.500

3.750

3.850

3.950

President’s Choice Fin’l

3.000

6.190

3.190

2.940

3.590

4.040

4.440

Royal Bank of Canada

3.000

3.140

3.950

4.540

4.940

Servus Credit Union

4.000

3.140

3.040

3.750

4.240

4.790

Steinbach Credit Union

2.650

2.800

2.900

2.950

3.100

T-D Mortgage

3.000

4.000

3.090

3.040

3.440

3.940

4.790

Tangerine

3.000

3.190

3.240

3.490

3.690

3.790

Bridgewater Bank

Comtech Credit Union DUCA Financial Services

MORTGAGE TYPES 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. 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%.

MORTGAGE OPTIONS 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. This is 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 OCTOBER 11, 2014. This information is current as of the date and time posted and is subject to change without notice. © Copyright 2014 CANNEX Financial Exchanges Limited. All rights reserved.

Volume14 Issue11 HomeGuide •

zone

COMMUNITIES & MLS NUMBERS

DEERFOOT TR STONEY TR

Monterey Park

16 AV Abbeydale

Applewood

olivera (Hollie) Winkelaar

moRtgAgE SpECIALISt

get your home equity working for you - call me and ask about the RBC Homeline plan and find out how it can work for you Advice you can bank on.

587-284-4134 Language: English, Serbian, Romanian, Croatian

36 â&#x20AC;˘ HomeGuide | Volume14 Issue11

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 Eastfield .......................................748 Erin Woods ..................................740 Falconridge ..................................680 Fonda ...........................................726 Forest Heights .............................762 Forest Lawn.................................764 Franklin/Meridian Ind Park........630 Horizon Industrial Park ..............640 Jacksonport..................................690 Marlborough ...............................660 Marlborough Park .......................662 Martindale ...................................682

Mayland Heights ........................600 Mayland Heights East ................604 McCall/Airways Ind Park ...........610 Monterey Park .............................670 Penbrooke....................................766 Pineridge .....................................668 Radisson Heights ........................728 Red Carpet/Mountview Mhp.....770 Rundle .........................................666 Saddle Ridge ...............................645 Southview....................................732 Saddle Ridge Ind ........................625 Stoney Industrial/Westwinds .....625 Skyview Ranch ...........................692 Stone Gate Landing ...................691 Sunridge Industrial Park ............635 Taradale .......................................684 Temple .........................................674 Valleyfield ....................................744 Vista Heights ...............................605 West Dover ..................................734 Whitehorn ...................................672

aroundthehouse

JAMES COTE 703-0455

5 tips for the perfect

backyard skating rink

Certified Condominium Specialist 3rd Generation Calgary Realtor

To view these properties go to: www.jamescote.com HOUSE OF REAL ESTATE

ROYAL OAK IMMACULATE TOWNHOUSE!!

$329,900

anada and hockey are synonymous. So, why not embrace the cold air and enjoy all that winter has to offer by building your own rink? Here are five tips to help you create the perfect ice pad for a game of shinny. #1 INVEST IN A QUALITY PLASTIC LINER

Invest in an ultra-white liner to help keep your ice as cold as possible by reflecting the UV rays away from the ice. A good liner makes winter maintenance and spring clean-up easier. #2 GET A GOOD WINTER HOSE

No one likes a cracked, frozen hose – especially on a cold winter day. Choose one that can withstand the cold temperatures. But, keep in mind – even the most heavy-duty hose shouldn’t be left outside when not in use, or it will freeze.

IMMACULATE CONDITION!! Clean and very well maintained, this beautiful 2 bedroom townhouse shows pride of ownership! Inviting floor plan with great flow and a complete use of space. Some of the features of this condo unit are: 2 parking stalls - A large living room with feature corner fireplace - a breakfast nook that fits a large table - a west facing back deck - 2 piece main floor bathroom - low condo fees. The gourmet kitchen is stylishly designed with black appliances and maple cabinets and has lots of counter space. The upper level features 2 big bedrooms that both feel like master suites, each having a walk-in closet. Both bedrooms share an oversized 4 piece en-suite bathroom. Tons of storage and laundry in the basement. This unit has been pet and smoke free. Shopping amenities, restaurants and city transit are all within a short walking distance. Don’t let this one pass you by! Book a showing today!!

THE CANALS - AIRDRIE FAMILY HOME & MORTGAGE HELPER

$575,000 BEAUTIFUL FAMILY HOME AND MORTGAGE HELPER! This 4 bedroom + Den home has over 2800 sq.ft. of living space and is located in the sought after neighborhood of the Canals. Features of this home include: Large Living Room with corner fireplace - a formal Dining Room - open concept stairs to Upper Level - finished room in basement that could be used as an office - 2 hot water tanks - RV Parking Pad next to garage. The stunning Kitchen comes with granite countertops, stainless steel appliances, eating bar and a corner pantry. The large Master Bedroom is bright with lots of windows and comes with a walk-in closet and a 5 piece ensuite with his & her sinks, separate shower and a jaccuzi soaker tub. The detached Triple Garage has a legal 1 Bedroom “mother-in-law” suite above it. The legal suite is currently occupied and tenants would prefer to stay. Current rent is $950 per month and includes water. Help your mortgage with built-in tenants! Come have a look at this beautiful home today!

SILVERADO CORNER LOT! GREAT VIEWS!

#3 EQUIP YOURSELF WITH THE PROPER OUTERWEAR

A good pair of boots and the perfect parka are the ideal clothing items when exposing yourself to the frigid elements. Parkas, like the Helly Hansen Berg Quilted Jacket from Mark’s, provide protection against the wind with its sturdy outer shell. #4 WAIT FOR THE IDEAL TEMPERATURE

Although -15ºC may not be an ideal temperature for the average person, for us Canadians it’s perfect for flooding our backyard rinks. If the temperature hits -10 to -15, snow or shine, day or night, get out and flood your rink!

$554,900 CORNER LOT HOME ON A QUIET STREET WITH GREAT VIEWS!! This beautiful 2 storey, 3 bedroom home has upgraded finishing and over 2020 sq.ft. of living space. Hardwood floors throughout the main level, this open concept floor plan has great flow and a complete use of space. Stunning Kitchen with granite tops, all LG stainless steel appliances, darkwood cabinets, island w/eating bar, modern tile backsplash and a walk-thru pantry. A dining room, 2 pce. bathroom, laundry/mud room, double attached garage and a west exposure backyard that faces Spruce Meadows completes the main level. The upper level boasts 3 bedrooms, a 4 pce. bathroom and a spacious bonus room that leads to a huge dura-deck balcony with an amazing view! The master bedroom has more great country views, a walk-in closet and a 5 pce. ensuite with corner soaker tub, separate shower and his & her sinks. The home also comes with an extended New Home Warranty that expires August 30, 2021! This home will impress! Book a viewing today!!

SUNALTA

#5 BE PATIENT

You will need to flood the rink a couple of times and resurface from time to time before it’s fit for a game of pick-up. If you take time to flood you rink, the ice quality vastly improves. Get out there and do as Canadians do: make the best backyard rink around! To learn more about the best outerwear to keep you warm on the ice, visit marks.com. NC

INNER CITY GEM!

$279,900 URBAN CHIC CONDO IN THE INNER CITY!! This beautiful top floor unit will impress and has a great view of downtown! Some of the features of this condo unit are: 1 underground, heated titled parking stall - an extra storage cage included with the parking stall - 9 foot ceilings - engineered hardwood flooring - patio doors with a julliet balcony - electric fireplace - a large 4 piece bathroom with soaker tub and vessel sink - in-suite laundry. The stunning kitchen comes equipped with large espresso stained cabinets, stainless steel appliances, built-in microwave and a garburator. The master bedroom can fit a king sized bed, has a walk-in closet and a pocket door for access to the bathroom. All utilities are included except for electricity and cable. Building has gated security. Only a couple of blocks from the new Sunalta LRT Station, a few more blocks to the river pathways and minutes to downtown. This unit has it all! Nothing for you to do, but move in and start enjoying your new life! Book a viewing today! 6435776_1411

Volume14 Issue11 HomeGuide •

fundamentallyspeaking

Low mortgage rates present a

window of opportunity

eptember marked a significant milestone in the mortgage world: It’s now been four years since the Bank of Canada last adjusted its influential overnight target rate. Yes, four full years. In its latest announcement on Oct. 22, the BoC again held firm at one per cent – where the rate has been since September 2010. And with rates expected to remain at these historical lows until mid-2015 at least, the window of opportunity for those looking for a home remains wide open. If you could lock in at a low rate over 10 years, for example, that gives you the comfort of knowing what your mortgage payments will be over that period, while over that time you can also take advantage of any pre-payment and lump-sum payment options to pay down your mortgage. Another appeal of this scenario is that, as we often point out, experts advise you to take a long-term view of your home purchase. For example, there has been some talk recently about cooling prices and softening sales. But even if that were to happen in your market and housing type, ask yourself: in 10 years, is a home you buy today likely to be worth more or less? If you need an answer to this question, just take a look back at prices 10 years ago. Of course, there are no guarantees, but if you’re in the home-buying mode

anyway, today’s low rate environment makes a pretty compelling reason to act sooner than later to take advantage of these opportunities. Low rates notwithstanding, the banks, financial firms, brokers and other experts still advise homebuyers to practice smart borrowing. Indeed, a recent study from CIBC shows the number of Canadians taking advantage of low rates to pay down their mortgages sooner declined this year, compared to 2013. Some homeowners, it seems, are being lulled into a false sense of security. Experts stress that even as rates remain low, buyers should explore everything from putting down a larger

Ken Yeoh

FREE Quick OnLine Home Evaluation

403.803.8981

www. mapleleafrealty .ca

Broker/Owner

CALGARY SOUTH

SOL

64,900

789,000

HIGHLAND PARK • • • • •

Gorgeous BRAND NEW 2-storey home Fantastic curb appeal & open floor plan Total of 4 BRs & 3.5 baths Bright kitchen w/granite island & counter tops Basement has 4th BR, media room, wet bar & 4-pc bath • Large master w/5-pc ensuite bath & walk-in closet • Sunny south backyard, fully landscaped & fenced • Close to all amenities

• • • •

Wedding, grad dresses & accessories Minimum discount of 50% off Ideal for family business May provide training to potential buyer

OLD

619,900

GLENBROOK

NEW LISTING

• • • • • • • •

Immaculate 2 storey executive home More than $25K of upgrades Total of 5 BRs & 3.5 baths, 2-car garage SS appliances, new carpets & paint Gleaming hardwood floors & 9ft ceilings on main Sunny backyard, fully fenced & landscaped Easy access to MRU & Glenmore Park Available for quick possession

38 • HomeGuide | Volume14 Issue11

SOL

Alteration services by professioanl seamtress 26 years of experience Owner retiring/moving out of town Selling existing stocks

Fantastic 2 storey home 1518sf Total of 5 BRs & 3.5 baths Vaulted ceilings & bay window in LR Main floor laundry Bright kitchen with central island Developed walk-up basement Double detached garage Easy access to Peigan & Deerfoot Trail

NEW LISTING

MONTHLY STATISTICS

• • • •

399,800

ERINWOODS • • • • • • • •

City of Calgary Sep-13

Sep-14

% change

Oct-13

Oct-14

% change

Total Sales

1,919

2,148

11.93%

952

1,049

10.19%

New Listings

2,793

3,259

16.68%

1,271

1,418

11.57%

Active Listings

3,920

4,586

16.99%

3,905

4,543

16.34%

Benchmark Price

417,600

460,400

10.25%

N/A

N/A%

Median

402,500

425,000

5.59%

417,500

440,000

5.39%

Average Price

454,150

487,299

7.30%

469,056

505,505

7.77%

Days on Market

-2.78%

-14.29%

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

Experts stress that even as rates remain low, buyers should explore everything from putting down a larger down payment to taking advantage of pre-payment options to “stress-testing” your mortgage at a higher rate to ensure your ﬁnances can accommodate rate ﬂuctuations or other unforeseen circumstances

Gary Williams M at t

Call NoW For a Free eValUatIoN oF yoUr CalGary ProPerty 403

259.4141

More so than in any other area of homebuying, you’re going to rely on this advice – now more than ever. It will prove to be time well spent.

Wayne Karl is an award-winning writer and editor with experience in real estate and business. In Fundamentally Speaking, Wayne explores the basics you need to examine when buying property. He can be reached at wayne.karl@wall2wallmedia.com or follow him on Twitter at Twitter.com/WayneKarl

elboya $1,249,500

richMond hill $559,900

• Stunning To The Studs Renovation On A Privileged Uniquely Quiet Corner Pie Shaped 5845 Sq Ft lot Adjacent To Stanley Park. • This Stained Cedar & Red Brick Home Rates 10/10 For Curb Appeal & Provides 2,640 Sq. Ft. Of Developed Space, 3 Bedrooms & 2 Baths. • Attention To Detail & Quality Is Evident In Every Corner Beginning With The Custom Designed Gourmet Kitchen, Hardwood & Lush Carpet, Designer Colors & Lighting, New Wiring, Plumbing, Shingles, Furnace & More!

• Located On A Quiet Cul-De-Sac In Coveted Richmond Hill, This 1 Bedroom + Den Walk Out Bungalow Villa Boasts 2,424 Sq Ft Of Developed Living Space. • Upon Entry You Will Notice Soaring Vaulted Ceilings & The Efficient Layout! A Fantastic Galley Style Kitchen With A Spacious Breakfast Nook. • Don’t Miss The Main Floor Laundry, Air Conditioning, Double Attached/Heated Garage & Spacious Back Deck.

woodbine $520,000

McKenzie laKe $394,900

• Quality 3 Bedroom, 2 Bath Bungalow On A Quiet Crescent, A Short Walk From Fish Creek Park. • Excellent Floor Plan With A Roomy Entry, Private Den, Family Room Adjacent To The Kitchen & A Bedroom Wing. • Some Of The Many Upgrades Include: Hardwood Flooring, Granite Counters, Complete Lighting Package, Fence & Cedar Deck!

• Sought After 3 Bedroom 1,392 Sq Ft 2 Storey Home Featuring A Bright Open & Spacious Layout. • Excellent Location Only One House Away From The Mt Apex Green Park & Playground. • Don’t Miss The Lovely Curb Appeal & Sunny West Backyard With Deck, Play Set & Storage Shed!

bowen island • 2 Stunning Waterfront Lots Available, Never Before Offered For Sale! • 8.9 Acres With 620 Feet Of Waterfront Offered At $1,500,000. • 8 Acres With 400 Feet Of Waterfront Offered At $1,600,000. • Spectacular Summer Sunsets & Easy Access To The Waterfront.

SolD

ParKhill

SolD

• Quality Is Evident Throughout This 4 Bedroom, 4 Bath Home With 3,241 Sq. Ft. Of Developed Space On An Extra Wide Lot. • Don’t Miss The Mountain Views From The Master Bedroom Balcony, Rich Hardwood Floors, Soaring 14’ Ceilings, Mature Landscaping, Double Heated Garage, Irrigation System & Large Deck.

elbow ParK

elboya

• Like Living In The Country! 125’ x 125’ (15,618 Sq Ft) Lot On A Quiet Cul-De-Sac Facing A Beautiful & Park Like Green Space. • Re-Construct This 3,562 Sq Ft Bungalow Or Build A Magnificent Private Residence On This Amazing & Unique Property, Or Perhaps The Best Use Is Developing 1, 2 Or Even 3 High Quality Homes. • A Rare Opportunity For The Sophisticated Buyer!

• Location, Location, Location! Rare Opportunity To Build On The North Side Of 49 Avenue In Sought After Elboya! • The Immaculate Move In Condition Bungalow Would Be Easy To Rent Or Live In While You Plan Your Dream Home. • Hardwood Under Carpet, Newer Shingles, Soffits, Fascia & Eaves & An Oversized Double Garage On A Beautifully Landscaped Lot.

SolD

CalGaryProPertyForSale.Ca

down payment to taking advantage of pre-payment options to “stress-testing” your mortgage at a higher rate to ensure your finances can accommodate rate fluctuations or other unforeseen circumstances. One day, perhaps next year, the mortgage landscape will change. And if you’re among those homeowners who have been somewhat spoiled by continuing low rates, you could be could be in for an unpleasant surprise. Take advantage of today’s low rates while you can, but also spend the time necessary to find a broker or banker you trust, who knows their business, and who can help you explore what options might be best for you.

Volume14 Issue11 HomeGuide •

TRANS CANADA HI Crestmont

zone

SARCEE TR

COMMUNITIES & MLS NUMBERS

Upper Scarboro

West End

Erlton Mission

GLENMORE TR

Roxboro Parkhill / Stanley Park

Garrison Green

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 Chinook Park ..............................117 Christie Park ...............................052 Cliff Bungalow ............................004 Coach Hill ...................................049 Connaught ..................................003 Cougar Ridge ..............................071 Crestmont ...................................081 Discovery Ridge ..........................070 Downtown ..................................001 East Village ..................................006 West End .....................................012 Eagle Ridge .................................119 Eau Claire ....................................002 Elbow Park...................................005 Elboya ..........................................103 Erlton ...........................................101 Evergreen ....................................157 Evergreen Estate .........................151 Garrison Green ...........................024 Garrison Woods ..........................018 Glamorgan ..................................045 Glenbrook ...................................043

olivera (Hollie) Winkelaar

moRtgAgE SpECIALISt

Whether you are purchasing, renewing or refinancing your mortgage, the biggest decisions you face is choosing between a fixed or variable rate mortgage. Call me to learn more about it.

587-284-4134 Language: English, Serbian, Romanian, Croatian

40 â&#x20AC;˘ HomeGuide | Volume14 Issue11

Glendale ......................................041 Haysboro .....................................121 Kelvin Grove ...............................115 Killarney ......................................027 Kingsland ....................................113 Lakeview .....................................031 Lakeview Village .........................033 Lincoln Park ................................021 Lower Mount Royal ....................010 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 Pump Hill ....................................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

Meadowlark Park

Kingsland

MACLEOD TR

SPRUCE MEADOWS TR

marketplace

hanging a-round

CRYSTAL GLOBE CHANDELIER. $100. Visit homesense.ca

BY ELISA KROVBLIT

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tip:

In a smaller space, where hanging a large light fixture on a long chain may not be possible, consider using a series of smaller globes lined up in a row. It’s a great look over a kitchen island.

PS MASKROS PENDANT LAMP. $99. Visit ikea.ca

CRYSTAL CAGE 5-LIGHT CHANDELIER. $1,245. Visit elte.com

Volume14 Issue11 HomeGuide •

homesweethome

Don’t get spooked

by headlines and market predictions B Y LY D I A M C N U T T

t may be Halloween, but if you’re getting into the real estate market this fall, now’s not the time to get spooked by the latest headlines and market predictions. My family recently went through the exciting and nerveracking experience of selling and buying a home. Luckily, my aches and pains of hosting open houses were short-lived. So was the sweet relief of seeing that Sold sign on the front lawn, soon replaced by fears of buying the right home that met our must-have list – budget and timing included. In a casual chat with a real estate agent about our plan – selling our home first, then buying – he advised me to take the reverse route and buy first. “It’s a sellers’ market,” he said. “Selling won’t be the problem, it’s buying that you should be more concerned about.” Well, the agent was right on one count – our house sold in a matter of days. But buying before selling? While the idea of taking our time to house hunt, pack and move appealed to us (my husband are I are both meticulous planners; we had our whole wedding timed, right down to the minute!), the possibility of getting stuck with two mortgages, or settling for less than list price on our home in the interest of a quick sale, were not in the plan. Ultimately, our comfort level dictated that selling before buying was the way to go. This approach gave us the security of knowing how much equity we had to put toward our new house, and eased our financial fears with respect to carrying two homes in one budget. This peace of mind was worth the risk of bidding wars and being one-upped by a bigger, better offer. In fact, we almost expected that scenario. After all, it is a sellers’ market, right? While it’s a good idea to pay attention to the headlines and all the accompanying advice – professional and otherwise – take it with a grain of salt. You can never really predict what will happen in the real estate market, though many may try. Experts guess at where the market is going based on trends and actual data. But while the picture may look a certain way from a national, provincial or city-wide perspective, what happens from one street to the next, and from one price range to the next, can differ dramatically. Then factor in your individual circumstances – family, job, finances. Your guess as to what the housing market holds in your specific situation is better than anyone’s. 42 • HomeGuide | Volume14 Issue11

Rather than losing sleep worrying about things you can’t predict or control, think about your own circumstances and plan your future based on your personal facts Is it a buyer’s or seller’s market? Will prices rise or drop in the next few weeks while you search for the best home and the best deal? What will happen to mortgage interest rates in the short term? Should you buy now, or wait until the market slows down? Rather than losing sleep worrying about things you can’t predict or control, think about your own circumstances and plan your future based on your personal facts. Take an honest look at your financial situation. Review your assets and debts, including mortgage (current and expected payments), car loans, lines of credit, student loans and other bills. Are you secure in your job? Are you planning to grow your family? Will you be taking parental leave from work, and if so, can you afford to pay all your bills on your now-decreased income? Once you figure out what your reality is and where your comfort level lies, you’ll be better equipped to make a decision without being scared off by that recent real estate report you read about, or that story you saw on the six o’clock news. The key message? Buy when you’re ready for the market, not when the market is ready for you.

Lydia McNutt is an award-winning writer and editor of Home Guide and New Condo Guide. Lydia’s love of architecture, interior design and the written word have landed her happily at home at Wall2Wall Media, where real estate rules. Email Lydia.McNutt@wall2wallmedia.com, and follow her on Twitter @LydiasTweets

zone

COMMUNITIES & MLS NUMBERS

Acadia ................................................215 Auburn Bay .......................................365 Chaparral ...........................................280 Chaparral Valley ................................285 Copperfield .......................................355 Cranston ............................................360 Deer Ridge ........................................265 Deer River Estates.............................272 Deer Run ...........................................270 Diamond Cove ..................................252 Douglas Glen ....................................320 Douglas Ridge ...................................330 Douglasdale Estates .........................325 Fairview .............................................210 Foothills Industrial Park ...................340 Highfield............................................205 Inglewood .........................................200 Lake Bonavista ..................................235 Lake Bonavista Downs .....................245 Lake Bonavista Estates .....................240 Legacy ................................................295 Lynnwood Ridge ...............................300 Mahogany .........................................375 Manchester........................................207 Maple Ridge ......................................230 Mckenzie Lake ..................................335 Mckenzie Towne ...............................345 Midnapore .........................................255 New Brighton....................................350 Ogden/Lynnwood.............................305 Parkland .............................................260 Quarry Park .......................................315 Queensland .......................................250 Ramsay ..............................................202 Riverbend ..........................................310 Seton ..................................................370 Sundance ...........................................275 Walden ...............................................290 Willow Park .......................................220 Willow Park Estates ..........................225

MARQUIS OF LORNE TR

MACLEOD TR

DEERFOOT TR

olivera (Hollie) Winkelaar

moRtgAgE SpECIALISt

Your new home doesn’t come with mortgage advice. I do, call me and I will provide you with real solutions whenever you need it.

587-284-4134 Language: English, Serbian, Romanian, Croatian

Volume14 Issue11 HomeGuide •

IN THE MARKET FOR A

NEW HOUSE

OR A CONDO?

We think finding a home is a lot more than simply finding the right property. Thatâ&#x20AC;&#x2122;s why we put you right in the middle of the search process.

Search your favorite neighbourhood

Find out about nearby services and amenities

View new construction projects and register to get the latest info

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

44 â&#x20AC;˘ HomeGuide | Volume14 Issue11

ojects st info

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

BRITISH COLUMBIA & ALBERTA

REAL PROPERTIES NOVEMBER 2014

LEVEL ENTRY RANCHER WITH

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Protect your summer home from Old Man Winter

veryone loves their recreation home. Well, at least in the summer they do. Most people fail to realize how much work goes into properly maintaining it, especially during the off-season when Old Man Winter comes a-knocking. Owning and maintaining an allseason recreation property is very similar to maintaining a home. You need to look after it year round to protect it against wear and tear, and the elements. However, the challenge with many recreation homes is that owners are often

Most people don’t realize how much work goes into properly maintaining a summer home – especially when Old Man Winter comes a-knocking 46 • HomeGuide | Volume14 Issue11

not there all year round. In most cases, they spend time there in the spring, summer and fall months, but seldom during the winter. If you don’t visit your recreation property often during the winter months, “consider hiring a property maintenance company to remove snow, check plumbing and perform general maintenance,” says Wayne Ross, an insurance expert with Aviva Canada. “This will give you peace of mind knowing your property is safe and sound when you are not present.” There are two main concerns that need to be addressed during the winter months: FREEZING PIPES

Frozen pipes can be a disaster. One key issue with seasonal properties is that damage from frozen pipes may not be covered by your insurance policy – especially if the home is unattended for four or more consecutive days. Some tips include: • Shut off the water supply and have the pipes and domestic water containers drained, or get the plumbing and heating system connected to a monitored alarm station providing 24-hour service. • Maintain an internal cottage temperature at a level so that pipes don’t freeze. SNOW AND ICE BUILD-UP

Even if you are not planning on being at your recreation home during the winter, it is still important to stay on top of snow removal. Consider hiring a company to clear the snow not only from your driveways and walkway, but also from your roof. Keeping the roof and perimeters clear of snow and ice will reduce the possibility of ice damming and other damage from unwanted strain. More information is available from your insurance broker or by visiting online at AvivaCanada.com. NC

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Virtual tours at www.nancyvieira.com • info@nancyvieira.com • Toll Free1.800.665.5303

for Victoria & Southern Vancouver Island

PLE

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$370,000 3 Bed/3 Bath, upper half duplex (2 storeys) ocean views. Only Two Uppers Left!

$299,900 4 bed 3 bath with unfinished basement

CENTRAL SAANICH PORT RENFREW PORT RENFREW

PORT RENFREW SOOKE

PORT RENFREW

$380,000, Several cottages and RV with 10 acres overlooking the Port Renfrew ocean.

$229,900 0.39 Acre building lot, stunning ocean views, Vacant building lot. Nice Area!

$275,000 4 bed/ 1 bath Home + Revenue Cottage! Ocean Views and walk to beach! 1bed/1bath revenue cottage

$299,900 3 bed 2 bath plus shop, sunroom out front sunroom, short stroll to beach.

$427,600 Monthly Fee $265, 3 Bed 3 Bath Master Bedroom on Main

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$499,900 6 Greenhouses on 8 Acres, Sun all day long/25 GPM Well

$279,900 5 Acre lot Oceanfront Acreage Vacant 5 Acre Lot. Oceanfront with views.

COLWOOD

VICTORIA $289,900 3bed/3bath/plus den Master with ensuite Double garage! Strata Fee $173

$249,900, 7 bed 3 bath includes 2 bedroom suite Short stroll to Oceanside

$599,000 3bed/3bath upper levels, 2bed/1 bath lower level,ocean views.

$524,900 Huge Shop/ 2 oversized bays! 0.82 acres two separate lots! Two homes plus RV Sites.

PORT RENFREW

$279,900 1 bed/ 1 bath Oceanviews plus Marina Monthly Fee $151

MALAHAT

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$245,000 2 bed 2 baths. Private view deck to enjoy the sunshine

$215,000, 1 bed plus den, lower level condo, underground parking, monthly fee $151

PORT RENFREW

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$230,000 2 Bed/1 Bath, ocean views, lower half duplex. Only Two Lower Units Left!!

OCEANVIEWS

$189,000 Building Lot 1.40 Acres Walk To Beach! Allows mobile or home.

DUNCAN

$155,000 Mobile! Duplex! Or Build Your Own Single Family Home! Vacant Lot. zoning allows duplex, home, mobile. no restrictions!

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$600,000, Wild West Coast 7.42 Oceanfront Acres Beside Botanical Beach! Surrounded by Juan de Fuca Park.

$699,900, Charter Fish Business/Boat/Inventory, Log Home,B&B Revenue Cottages, Huge Shop, 6 Riverside Acres

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Tranquil views of Whiffen Spit & Sooke Harbour from this .26 ACRE sunny south oceanfront lot. The Silver Spray Development has wonderful plans which will only increase your investment. City water & hydro at lot. Southern tip of Vancouver Island.

$868,800, 2 Bed 1 Bath, European Custom Design Cottage, 3.70 rugged oceanfront acres

$1,850,000, Certified Organic 21 Acre Farm 2010 Executive Home with suite. Plus Barns, Shop, Mobile Home.

Virtual tours at www.nancyvieira.com • info@nancyvieira.com •Toll Free 1.800.665.5303 Victoria 250.384.8124 • West Shore 250.478.9141 • Sooke 250.642.3240 • Mill Bay 250.733.0770

out of town

regional map

27 766

Didsbury

2A 562

2 Carstairs

Cremona

806

581

Carbon

575

Crossfield

766 772 567

Airdrie

Irricana

567

Dalroy

791

Chestermere

CALGARY

Lyalta Strathmore

569

Shepard 791

22X

Standard Hussar 1

Blackie

542

Milo 842

540 534

Vulcan 531

Nanton 2

533

527

520

48 â&#x20AC;˘ HomeGuide | Volume14 Issue11

23 24

Cayley 22

Bassano

842

High River

541

Cluny

547

Longview

547

Arrowwood

543

Gleichen

Mossleigh

797

549

Okotoks

817

Carseland

552 549

561

22X

Dalemead DeWinton

Black Diamond Turner Valley

564

Langdon

8 Bragg Creek

842

Keoma

566

Delacourt

Bearspaw

840

Rockyford

Katherine

Balzac

Cochrane

Beieker

574

Acme

Champion

529

Stavely Caramangay

Claresholm

520

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featureproperty

Luxurious McKenzie Lake Home presents stunning views and features

B Y H E AT H E R R YA N

luxurious home nestled on the ridge in McKenzie Lake and backing on to Fish Creek Park presents stunning views of the mountains, river and city skyline and boasts fabulous features inside and out that buyers will adore. “With this home, you have the best of both worlds – you’re on the ridge, so you have fabulous views, plus you have lake privileges so you can enjoy the water,” says Ray Riley, a luxury home realtor with Royal LePage Foothills. “It’s a tremendous location and a great opportunity you won’t want to pass up. “The home is unique because it feels like a bungalow with a large master bedroom and ensuite on the main floor, but you also have additional space upstairs with two bedrooms and a bonus room,” he says. “It’s a very versatile design and perfect for a family of any age or empty-nesters.” This well-designed, exceptional two-storey home offers 4,358 sq. ft. of total living space including a fully developed lower-level walkout, and showcases a spacious floor plan, vaulted ceilings, arches, richly toned tigerwood hardwood floors, oversized windows, custom built-ins and skylights.

50 • HomeGuide | Volume14 Issue11

Stepping inside this amazing home, you’ll be delighted by the massive vaulted ceiling that extends from the front foyer to the rear of the home creating a bright, open feel and sense of grandeur. The gourmet kitchen is the heart of the home, featuring an expansive island below a skylight in the vaulted ceiling, granite countertops, stainless steel appliances including a six-burner gas stove, built-in wall oven and microwave, full-height tile backsplash and a walk-in pantry. Beside the kitchen, the bright dining nook has double-glass doors that open to

the upper deck, and the Great Room space is defined by its own vaulted ceiling, and highlighted by two tiers of windows and a custom built-in cabinet beside the contemporary gas fireplace, which is surrounded in black granite. The main-floor master bedroom retreat has a vaulted ceiling and a spa-like, luxurious ensuite featuring a heated-tile floor, jetted tub, separate shower and walk-in closet. An arched opening flanked by decorative columns helps set the tone for the elegant formal dining room, and there is also a den and laundry room on the main floor. The second level has two bedrooms that share a Jack ‘n’ Jill bathroom, and a huge bonus room with four skylights in the angled ceiling which can be used as a quiet sitting room, play room for the kids, family room or even a home theatre. The lower level features a large, comfortable family room with a gas fireplace, built-in cabinets, a wet bar and space for exercise equipment, two bedrooms with three-piece ensuite

and a six-person sauna. You can also walk out to a massive lower patio and enjoy the fully fenced landscaped backyard with beautiful gardens. The home also comes with a double attached garage with 220 amp wiring, air conditioning, an alarm/ security system, vacuum system and an underground sprinkler system, while the exterior features stone tile and stucco for eye-catching results. For more information on this outstanding home, located at 85 Mt. Alberta View S.E., contact Ray Riley, Royal LePage Foothills, by calling 403.270.7601, or visit online at rayriley.com.

Volume14 Issue11 | HomeGuide •

aroundthehouse

Deciding B Y L AU R A L E

TO STAGE?

he decision to sell a property, whether it’s a primary residence or a revenue property, is a huge one. It’s the largest investment most of us make in our lifetime, yet if you look at the photographs of the real estate listings online, it can be disturbing. The online presentation of a property is among the most important marketing tools we have as sellers, and unfortunately, many houses are poorly presented in photos of both their interiors and exteriors. If you’re shopping for a “new to you” vehicle and look at online listings, usually the car has been cleaned and cleared of the stuff most of us clutter our cars with, like the tissue box on the back window. (How does anyone reach at that from the front seat, anyway?) Every glove box and cubby has been cleaned out, vacuumed and polished to a shine, and of course, photographed beautifully. Why is it that we don’t think the same process applies to our homes when we are selling them? I recently staged a property where the seller no longer lived in the city, and her agent was repeatedly refused entry by the tenants when he tried to book showings with potential buyers. The photographs online were horrendous – clothes were strewn everywhere, the kitchen was extremely untidy, and I don’t even want to talk about the bathroom. The seller finally made the decision after a couple of months to evict the tenants, followed by a bunch of repairs, cleaning and painting. She had the property staged, and it sold within a month.

52 • HomeGuide | Volume14 Issue11

The cost of staging will be less than the price reductions that will have to be made if a home does not show well

The cost of staging, whether it is a one-hour consultation in an occupied home or furnishing a vacant property, will be less than the price reductions that will have to be made if a home does not show well. A consultation will leave a seller with some “homework” that will present the property at its best by highlighting the architectural features and downplaying any problematic areas. Usually, editing is a large part of occupied staging. We

all tend to bring home treasures that accumulate over time and before you know it, every single surface in the home is covered with “valuables.” A professional stager will have an objective opinion and offer advice on what should stay and what needs to get packed away. Hiring a stager to furnish an unoccupied property can be a tougher decision to make, because the cost may be prohibitive. As I mentioned earlier, it will cost less than

Volume14 Issue11 | HomeGuide •

the first price reduction you may have to agree to when the property does not sell. An empty home does not encourage potential buyers to sit down and actually look at each room or imagine themselves sitting in front of the fireplace with a glass of wine and a great book. The goal is to encourage potential buyers to linger in a house, but if there is no furniture to linger on, they will move on to the next one. Having a table and chairs for an agent to sit with the buyer to write up an offer is also important to consider. Many years ago, an agent told me she overheard a couple at an open house saying, “Well, they are not desperate to sell because

An empty home does not encourage potential buyers to sit down and actually look at each room or imagine themselves sitting in front of the fireplace with a glass of wine and a great book they had the place staged.” It was an interesting perspective, because the opposite was actually true. Whatever you decide, just ensure the photographs of your home are fabulous, and the buyers will want to leave their comfortable homes to come look at yours.

LAURA LE Creative Enhancement Inc. Laura Le has owned Creative Enhancement for about seven 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. Call 403.807.8591 or email laurale@shaw.ca and visit creativeenhancement.ca

C 54 • HomeGuide | Volume14 Issue11

RICHARD KIM RE/MAX HOUSE OF REAL ESTATE

370 NOLAN HILL DR NW $599,900

Fabulous new home by New West Custom Homes! This 2 storey WALKOUT features a main floor den/ flex room, walkthrough pantry, spacious kitchen and great room with fireplace. The upper level boasts a large bonus room, master with luxurious ensuite bath, 2 spare bedrooms, plus laundry room! Some of the upgrades include: hardwood and tile flooring, stainless steel appliance package, quartz kitchen island, spa-like ensuite with 4’ shower and seperate 6’ soaker tub, rear deck, and exterior stone accenting. These homse represent excellent value and are conveniently located with quick access to Shaganappi Tr and the NW Costco!

561 PATTERSON GV SW $1,649,900

Brand new New West 2 storey with triple attached garage in the Point in Patterson Heights. Over 3200 sq ft! Great floor plan with 10ft ceilings. Gourmet kitchen with centre island open to dining room with coffered ceiling and great room with gas fireplace. Staircase leading upstairs to large master bedroom with 5pc ensuite with free standing soaker tub, separate shower, double sinks and make up counter. 2 other good sized bedrooms and 4pc main bath. 2nd floor laundry room with sink. Large bonus room. Basement is ready for development with 9ft ceilings. Balcony over main entrance and roof top patio. Close to all amenities.

155-333 RIVERFRONT AVENUE SE $319,000

Fabulous 2 bedroom, 2 full bath, MAIN FLOOR unit, FACING the river! This condo is perfect for the urban professional working downtown who enjoys the urban lifestyle and river pathway system. Directly across from the Bow River, enjoy summer days on your own private patio with river vistas! The unit itself boasts an open layout with a middle kitchen, dining, and living room with fireplace. On either sides are bedrooms with full baths-ideal for roommates. There is also insuite laundry and underground parking. Great for the first time buyer or savvy investor

2827 B 40 ST SW $839,900

Another gorgeous new infill by Casil Custom Homes! Boasting over 2600sf of elegant living space, this home is ideally located on a quiet street with west back yard, within walking distance to the Westbrook LRT! The main level features a front den/flex room, mid kitchen nook, and rear great room. Note the walk-in closets at both front and rear entrances. The upper level is vaulted throughout with a spacious laundry room + 3 bedrooms including an opulent master retreat. The lower level is finished with a huge 4th bedroom, large rec room, custom wet bar, and another full bath. Some of the highlights are: Chef’s grade kitchen wtih gas cook top, ample cabinetry (all soft close), built-in wall oven, slide out pantry shelves, quartz eating bar, great room fireplace and built-ins, 10’ sliding patio door to west deck, master ensuite with skylight and custom shower, and 9’ main and basement. Outback, the double garage is complete. This home is extremely well laid out with thoughtful details throughout!

1410 4 ST SW $2,250,000

Excellent opportunity to own an entire commercial building near the heart of downtown, on trendy 4st sw. This is a 2 storey building with main floor and basement tenants. Currently, there are 4 tenants, occupying the main and basement levels generating $86,760 annual income. The entire upper floor is currently occupied by the owner as their residence. Once the building is sold, the owners will move out and the entire second floor (approx 2600sf) can be rented for additional income. For ex, if the second floor is leased at $20/sf, it would generate another approx $52,000 annual rent bringing the total annual rental income to approx $138,760. Assuming a 5% cap rate, the building would be valued at $2,775,200. The current tenants are long term and their businesses are doing very well. Also, the expenses are very low for this building and there is good upside potential. Please do not disturb the tenants.

565 PATTERSON GROVE SW $1,998,900

Absolutely gorgeous, beautiful New West showhome is now for sale in Patterson Hills! Over 3600sf above ground, this home boasts a fabulous floor plan with a luxurious main floor master suite, 2 storey great room, chef’s grade kitchen, and, an upper level that features 3 bedrooms (2 with their own full ensuite baths), laundry, bonus room/loft, plus another den/bonus room privately accessed from a separate stairway. Showcasing a “Prairie” style exterior, enjoy the convenience of a fully finished triple attached garage. This home is sure to please even the most discriminating buyer!

31239 TWP RD 252 $675,000

Fabulous opportunity to build your dream home on this 4 acre property with gorgeous vistas! This parcel has a commanding view of the Bow River escarpment and rolling foothills. The western portion is fairly flat and the eastern portion falls off into a wooded ravine/bush area. Township Rd 252 is a cul-de-sac so its extra quiet. Enjoy proximity to Springbank Airport, Edge Sports School, Calaway Park, and the new Michelson Designed golf facility. Build your dream home and plant your families roots in this ideal location!

374 NOLAN HILL DR NW $599,900

719 36 ST NW $959,000

Excellent Parkdale location backing west onto a playground/green space! For peace of mind, this gorgeous new 2 storey is built by New West Custom homes, an Alberta New Home Warranty registered builder. The main floor boasts a spacious foyer and large great room with feature fireplace. The mid kitchen is elegant yet modern, opening onto the bright, west facing dining area. The 2nd floor features 3 spacious bedrooms, convenient laundry, and, the master suite boasting a spa-like, 5 pce ensuite bath. The lower level is also fully finished with a 4th bedroom, another full bath, large rec room, and INFLOOR HEATING. Out back, enjoy the convenience of a double detached garage. This home boasts elegant finishing throughout and is well located with-in walking distance to the Bow River pathway system and Downtown, Edworthy Park, the Foothills Hospital, and the University of Calgary. This home will be ready mid September-call to arrange a private viewing a complete list of finishing details.

106 SHANNON CR SW $449,900

Wonderful family home on a quiet crescent backing GREEN SPACE/WALKING PATH and just steps to 3 schools including French Immersion. This 2 storey features a main floor front living room with bay window, rear family room with fireplace, kitchen with large window over sink for lots of natural light, spacious breakfast nook, formal dining area, and main floor laundry! Upstairs, there are 3 spacious bedrooms with the master boasting dual closets and a full ensuite bath. Outback, enjoy the large deck overlooking the mature rear yard. As a bonus, enjoy direct access to the rear walking/bike path-perfect for kids to play safely. This home has been well maintained and is in move-in condition. Call for your private viewing before its gone..

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

® REALTOR

Serhan Tarkan

www.tarkan.ca

Call: 403.247.5503 Email: serhan@tarkan.ca & Associates

# 106 505 19 AV SW

$242,500 • 1 Bedroom / 1 Bathroom • 600 Sq Ft ALLAN • Stainless CR Steel SW Appliances • South Facing

234 $419,900 jasdh;f a;slkdfj;lak ;aslkdjflkas beautifuel windoes thourbhgout alskdfaksjdhf lakjsdhf big deck with gas bbs, and bit windows thoruhd;alksdjfj;lasn MLS #3456777 MLS: C3636525

#101 540 18 AVENUE SW

$299,900 • 2 Bedroom / 1 Bathroom

• 850 sq ft CR SW 234 ALLAN $419,900 • Steps to 17th Avenue jasdh;f a;slkdfj;lak ;aslkdjflkas beautifuel windoes thourbhgout alskdfaksjdhf lakjsdhf big deck with gas bbs, and bit windows thoruhd;alksdjfj;lasn MLS #3456777 MLS: C3626025

226 CHAPARRAL DRIVE SE

$589,900 • 5 Bedrooms / 3.5

234 ALLAN $419,900 BathroomsCR SW • 2200 sq ft jasdh;f a;slkdfj;lak • Great Backyard ;aslkdjflkas beautifuel windoes thourbSteps to lake and lakjsdhf big deck with gas bbs, and bit hgout• alskdfaksjdhf playground windows thoruhd;alksdjfj;lasn MLS: C3638430

103 CUMBERLAND DRIVE NW

$599,900 • 4 Bedrooms / 2 SW Bathrooms 234 ALLAN CR $419,900 • Fully Finished • Single Attached Garage jasdh;f a;slkdfj;lak ;aslkdjflkas beautifuel windoes thourb• South Backyard hgout alskdfaksjdhf lakjsdhf big deck with gas bbs, and bit windows thoruhd;alksdjfj;lasn MLS: C3638642