May 15 - June 12, 2015 Volume 15 Issue 05
Calgary Edition
Your Best Source for Homes & Condos
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Ray Riley
ROYAL LePAGE Foothills 403.270.7601 | rayriley@shaw.ca | www.rayriley.com
For more information on this property, please go to page 26-27
INSIDE THIS ISSUE
CALGARY AT LOW RISK OF HOUSING MARKET CORRECTION
SNEAK PEEK: RUSTIC LAKE-SIDE RETREAT
SIMPLE HOME STAGING STRATEGIES
Dianne Brown
REAL ESTATE TEAM DIANNE & MICHAEL BROWN
Condominiums
1/:: /A9 4=@ 27/<<3
1-800-661-6262
403-256-3888
OAKRIDGE
EVERGREEN
STRATHMORE
Ideal Oakridge location for this 2 bedroom townhouse w/covered carport. Walking distance to shopping, transit & Glenmore Park. 2 spacious bedrooms on the upper level & a sunny west facing sundeck. This unit backs to an inner courtyard.
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.
Sunny 3 bedroom, 1½ bath 2 storey with developed lower level, single garage & private fenced yard. Features a white kitchen with island with breakfast bar, master bedroom with double closets. Close to schools & playground.
$189,900
$215,900 - $296,900 + GST
$219,900
ACADIA
VARSITY ACRES
SILVERADO
3 bedroom townhouse in a quiet location and walking distance to the LRT and shopping. This home is in lovely condition with upgraded appliances & flooring, in a quiet setting and has a private fenced South yard.
Spectacular 1300 sqft 2 bdrm, 2 bath condo with gorgeous mountain views. Totally renovated & features granite counters, rich wood cabinetry, stainless appliances, engineered hdwd floors, insuite laundry & a/c. Fabulous amenities.
Charming 2 storey with 2 bedrooms & 2 baths + single garage. Open plan featuring 9â&#x20AC;&#x2122; ceilings, cozy gas fireplace, large kitchen w/ extended espresso cabinetry, stainless appliances & breakfast bar. Laundry room is on the upper level.
$318,500
$318,500
$319,900
MISSION
DISCOVERY RIDGE
CANMORE
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!
Stylish 3 bdrm, 3 bath townhouse featuring vaulted ceiling, hdwd, ceramic tile flooring, corner gas fireplace, gorgeous kitchen w dark wood cabinetry, granite, black appliances, island w/dual sinks, elevated deck & dbl garage.
â&#x20AC;&#x153;Three Sistersâ&#x20AC;? fabulous views from this immaculate 3 bedroom, 2½ bath 3 storey with double garage. Features hardwood, granite, extra tall cabinetry, breakfast bar & island, custom Hunter Douglas blinds and cozy fireplace.
$489,900
$399,900
VARSITY ESTATES
$549,900
CONNAUGHT
LAKE BONAVISTA
Brand New Luxurious 2 bdrm, 2 bath condo. Features incl: Downtown & Mountain views, hdwd, ceramic & cork flooring, quartz counters, stainless appliance pkg, underground pkg & storage locker. Close to transit, LRT & shopping.
Stunning 2 storey Rooftop Penthouse with Panoramic Views. Bright open floor plan featuring 3 bedrooms (each w/ensuite), huge private deck & 3 titled parking stalls. Walking distance to downtown and the 17th Avenue entertainment district.
$628,500
$1,350,000
Substantially updated 3 +1 bdrm home with fully finished lower level and double heated garage. Features incl: 3 fireplaces, soaker tub, newer kitchen, baths, flooring & paint. Close to 2 elementary schools, transit shopping & the lake.
LD SO
LANDAN REAL ESTATE
“For the best in Quality Service” ACHIEVEMENTS
t RE/MAX 1MBUJOVN $MVC t 3& ."9 1SFTJEFOU T $MVC t $IBJSNBO T $MVC t .FNCFS PG .-4 .JMMJPO %PMMBS $MVC
realestate@diannebrown.ca www.diannebrown.ca
BRIDLEWOOD
SOMERSET
Totally remodelled kitchen and bathrooms in this 3 bedroom bungalow. The living room features a natural stone fireplace and also a cozy family room developed on the lower level. Close to Fish Creek Park, transit, schools & shopping.
Bright 3 bdrm, 2½ bath home featuring: developed lwr level, gas f/p, walk-in pantry & breakfast bar island, bamboo laminate & ceramic tile on main. Master w/walk-in closet & jetted tub. Backs onto park + easy access to LRT & ring road.
Bright, open 2+1 bdrm, 3 bath 1,644 sqft home features: prof. developed walkout, vaulted ceiling, kitchen w/butcher block island & walk-in pantry, cozy 2 sided fireplace & large private deck Close to schools, transit, shopping & more.
$399,900
$429,900
$569,900
Residential
WOODLANDS
DIAMOND COVE
PARKLAND
SIGNAL HILL
LD SO
Substantially updated 3 +1 bdrm, bungalow. Upgrades incl: shingles, windows, paint, lighting, hdwd, carpet, cabinetry & appliances. Fully finished lower level, 2 fireplaces, huge tiered deck & solar panelled in-floor heating in dbl garage.
Totally renovated 2+1 bedroom, 3 bath bungalow w/finished lower level. Features: vaulted ceilings, rich hdwd floors, updated cabinetry w/quartz counters, year round sunroom w/heated floors & fireplace all on a large private lot.
$649,900
$559,900
Over 4000sqft of development in this elegant 4+1 bdrm home on large corner lot. Reservoir & mountain views, formal living & dining rms, renovated Chef’s kitchen, 2 fireplaces, wall of built-ins, prof. developed walkout w/built-in wet bar.
$849,900
ARBOUR LAKE
VARSITY ACRES
WOODBINE
Absolutely gorgeous 1+2 bedroom walkout bungalow with park & mountain views. Features 2½ baths, vaulted ceiling, skylights, gas fireplace, gourmet kitchen, media room & large low maintenance deck.
Prime Varsity Location! Totally renovated 2 storey split with a professionally finished lower level. Fabulous gourmet kitchen, East yard with Sport Court and backs onto a beautifully treed park. Close to transit, LRT & shopping.
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.
$869,900
$1,450,000
$1,150,000
BRIAR HILL
KELVIN GROVE
IRRICANA
Spectacular development in this totally renovated home on a 70’ lot. Over 4000 sqft of development. This home is new from the studs in and the studs out including insulation.
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.
LD SO
Rural
Stylish & elegantly renovated home on a 50’ lot. 4 bedrooms & 4 luxurious bathrooms hardwood & tile throughout, Chef’s kitchen with professional appliances, formal living & dining rooms, professionally developed walkout. And so much more.
$1,550,000
$449,900
REAL ESTATE TEAM
david@houseandcastle.com www.houseandcastle.com
Rosedale
Highwood $769,000
MLS C4010608 This is a wonderful opportunity for the investor or the developer. This home is located on a 50â&#x20AC;&#x2122; lot in the wonderful community of Rosedale and comes with blue prints for the new home that could be built. Which really would allow you to make this your personal design home. The current home is 2+1 bedrooms, 2 baths. The large backyard is west facing and includes a double detached garage. There is also a single attached garage that could be used as a shop or crafts room.
Located close to all amenities this 1927 sq ft home has 3+1 bedrooms, 3.5 baths which includes the 6pc ensuite. Basement is completely developed and includes a wet bar and a huge entertainment centre. Vaulted ceilings upstairs along with an open concept floor plan. Walk to shops, restaurants and coffee bars; over the river to downtown or up the hill to SAIT and the Jubilee Auditorium.
Lyalta Acreage $639,000
1500 sq ft. fully finished bi-level with walkout, 6 bedrooms, 3 full baths n brand new condition. Triple detached garage, on 3 acres, 4 gallon well. MLS C3650929
David Crick 403.230.2121
david@houseandcastle.com www.houseandcastle.com
Capital Hill $999,000
Shaganappi $699,000
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
Well maintained home, on a 44 x 136 ft MC1 lot, suitable for building 5 town houses. 1750 sq ft fully development basement, large oversized dble detached garage. MLS C4000300
Montgomery $399,000
Abbeydale $110,000
half duplex with 6 bedrooms, 2 kitchens, suitable for renting out by room at $600 each. Close to transportation. MLS C4001939
MLS 4007874. This mobile home has an updated kitchen with tiled backsplash and counter tops. Includes a counter top electric stove. There is a walk-in pantry and a separate storage area. There is a large sunroom and deck which is partially covered. The master bedroom has a 4 piece ensuite. There is a storage shed in the backyard and the storm pond is close by for you to enjoy a nice walk. The clubhouse includes an exercise room, hot tub, and sauna. There is also a social room, games room and banquet facilities available.
Lomond $75,000
Bowness $35,000
SOLD 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
Mobile home, 852 sq ft, 2 bedrooms and a den, in mint condition, cheaper than renting. MLS C4001879
Selling your home? Earn 1,000 reward miles up front*
Get started! *Terms & Conditions apply
Work with a century 21 office and be rewarded
IMMACULATE, BRIGHT INNERCITY TOWNHOUSE!
ALLISON JAMES 403-708-5873 ajames16@gmail.com www.century21bamber.ab.ca
t Great downtown views! t Rare double attached garage t 2 Bedrooms plus den and 2 full bathrooms t MLS#C3648326
WESTGATE $549.000
SONIA MOLINA 403-630-8684 smolinamadrid@hotmail.com www.allisonjames.com
t Beautiful bungalow kept by original owner t 4+1 Bedrooms 2 full bathrooms t Hardwood oak floors t Detached double garage t Finished basement t Huge backyard t MLS: C4006440
67 RIDGE VIEW PLACE COCHRANE $1,250,000
ROSE-MARIE LAFOND
t 3200+ sqft above grade t triple car heated garage t 10 ft ceilings t upgraded DACOR appliances t steam shower
SILVER SPRINGS BUNGALOW!
C/S
t Over 1300 square feet. t Fantastic neighborhood t 3 + Bedrooms, 3 full bathrooms t Fully finished basement t MLS#C3652239
SPRUCE CLIFF $849,900 t Stunning 2,163 sq ft penthouse condo t 10 ft ceilings, 2+1 BDR. 2 Bath. t Galore balconies with views of Shaganappi Golf Course and downtown t Two titled parking stalls t Top floor of Copperwood Complex t Easy to show anytime
CONT’D t C4004422 cont’d t stunning mountain views t covered deck w/ fireplace t 1300+ walk-out w/ heated floors t wet bar, wine room t gym and more!!! t MLS C400442
403-830-7901 lafondrose@gmail.com
3816 17 St SW $1,295,000
JASON WILSON 403-605-0505 jw6050505@gmail.com
t 2642 Sq. Ft t 4 Bedrooms t 5 Bathrooms t Underground Parking Stall t Spectacular!
104 2420 34 AV SW, $255,000 t 580 Sq. Ft. t 1 Bedrooms t 1 Bathroom t Double Detached Garage. t Low Condo Fees!
visit RAYRILEY.com LAKE HOMES
LAKE HOMES FOR SALE IN CALGARY
RIDGE HOMES
LUXURY HOMES
RIDGE HOMES WITH SPECTACULAR VIEWS IN CALGARY
LUXURIOUS HOME FOR SALE IN CALGARY
MCKENZIE LAKE
MOUNT ROYAL
$1,180,000
$4,500,000
• • • • •
Two storey split Main Floor Master Bedroom Walkout Backs on to Fish Creek Park River Valley, City & Mountain Views • 5 Bedrooms • 2660 Sq.Ft PROFESSIONALISM
SERVICE
• Custom-built 2 storey 4 bedrooms, 5 1/2 baths • More then 5,000 sq ft living space, • Estate-sized lot - 175 Ft • 3 fireplaces • Oversized tipple car garage 1250 Sq.Ft • In slab heating including driveway • Low maintains brick and sandstone exterior RESULTS
RAY RILEY.com TELEPHONE: Foothills
403.270.7601
E-MAIL: RAYRILEY@SHAW.CA
Whether youâ&#x20AC;&#x2122;re renting or buying, ďŹ nding your next home has never been so easy.
advertisersindex CAMERON & COMPANY DISCOUNT REALTY LTD. Dory Cameron. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .22 CENTURY 21 Allison James . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6 David Crick . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4 Jason Wilson . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6 Rose-Marie Lafond . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6 Sonia Molina . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6 MAPLE LEAF REALTY Ken Yeoh . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .29 RE/MAX REAL ESTATE Dianne Brown . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 Don Lothian. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .19 Gary Williams . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .19 James Cote . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .31 Len T. Wong & Associates . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .24 Matt Williams . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .19 Robert Cote . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17 ROYAL LEPAGE REAL ESTATE Chris Zaharko . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .12 Ray Riley. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7 Serhan Tarkan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Back Page MORTGAGE COMPANIES PROLINK Lori Ames. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .32
PRESIDENT, YELLOW PAGES NEXTHOME
Jacqueline Hill
EDITOR-IN-CHIEF/DIRECTOR OF CONTENT
Susan Legge
NATIONAL SALES MANAGER
Jessica Wilson EDITOR
Lydia McNutt MEDIA CONSULTANT
Anita van Breevoort Phone: 403.461.5518 CONTRIBUTING EDITORS
Sara Duck (on leave) Wayne Karl Elisa Krovblit
SENIOR PRODUCTION MANAGER
Bala Gnanapandithan
PRODUCTION MANAGER
Nikki Yarwood
GRAPHIC DESIGNER/DISPLAY ARTIST
Mike Terentiev, Bei Zhang
PRODUCTION COORDINATOR
Swinder Jodhka PRINTING
Transcontinental, LGM - Coronet FOR ADVERTISING INQUIRIES PLEASE CALL 403.461.5518
THE MORTGAGE GROUP ALBERTA Stuart Pocock. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6 RECREATIONAL PROPERTIES & MORE HOME INSPECTIONS Pro Elite Home Inspections Services Ltd. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .33 PEMBERTON HOLMES Nancy Vieira . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .37 RECREATIONAL PROPERTIES Whispering Pines Golf & Country Club . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .39
Home Guide is published by Yellow Pages Homes Limited, 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.
Volume15 Issue05 HomeGuide â&#x20AC;˘
9
contents
VOLUME 15 ISSUE 5 | MAY 15 - JUNE 12, 2015
26 IN THIS ISSUE 16.
EDITOR’S NOTE
33.
TIPS & TRICKS
21.
MARKET ANALYSIS
Real estate in Calgary and area sluggish in first quarter
36.
STYLE FILE
41.
IN THE NEWS Calgary at low risk of housing market correction
by Heather Ryan
26.
29.
Gorgeous Willow Park home backs onto golf course, presented by Ray Riley, Royal LePage Foothills by Heather Ryan
FEATURE PROPERTY
MORTGAGE ADVICE
Does the lowest rate rule?
MAKE YOUR MOVE
44.
AROUND THE HOUSE
Simple steps for staging
by Laura Le
Getting there in one piece
by Chuck Resnick
32.
Be our guest: Designers Colin and Justin create a comfortable and stylish rustic retreat!
by Lydia McNutt
by Alyssa Richard
31.
Changing your address
IN THE NEWS Avoid long-term pain associated with your short-term rental
by Lydia McNutt
10 • HomeGuide | Volume15 Issue05
47.
Unique, custom-built home in prestigious Mount Royal, presented by Ray Riley, Royal LePage Foothills by Heather Ryan
FEATURE PROPERTY
36
21
47
MAPS & EXTRAS 18, 20, 30 & 34. Calgary maps, communities and MLS numbers 35. Recreational properties 40. Out-of-town regional map 42. You love the home, see what you can afford!
FOR ADVERTISING INFORMATION CALL 403.461.5518 NEXT DEADLINE: MAY 29, 2015
41
Volume15 Issue05 HomeGuide â&#x20AC;˘
11
Zaharko
the name synonymous
The Montana - Premier penthouse office condo • 6,000 square feet • Unobstructed 360 degree views • 14 offices, 10 underground parking stalls
$4,485,000
Evergreen • Built ins & curved staircase • 3+1 bed, 3.5 bath • Finished walkout basement
$629,900
Discovery Ridge Condo
$374,900
14 Cranfield Cr SE
• 2 car heated parking stall • fully covered patio • 2 bedroom 2 bath
Chris Zaharko |
$449,900 • Great family home • 4 bedrooms & 3.5 baths • A corner fireplace in the living room
Associate #1 Individual Agent at Royal LePage Foothills 2008
with real estate Wildwood • Upgraded kitchen & living areas • Freshly painted exterior • Fully finished basement
$629,900
213 11A St NE
$849,900
211 11A St NE
• Brand new custom built • Close to 2000 sq ft developed space • Extensively upgraded
• Brand new custom built • Close to 2000 sq ft developed space • Extensively upgraded
Kelvin Grove
$1,390,000
49 Warwick Dr SW
• Completely renovated 3000 SF • 4 beds up • Hardwood throughout both levels • Triple oversized garage
P: F:
403.249.4322 403.252.2653
E: W:
$849,900
czaharko@rlfoothills.com www.zaharko.com
$619,900 • Beautifully renovated bungalow • 3 good-sized bedrooms • Hardwood floors
Zaharko
the name synonymous
406 Riverside Green • 1417 sq ft bungalow • 3 bed 2.5 bath • Sold as-is where is
$240,000
180 Strathlea Park SW • 4 bed 3.5 bath • 2125 sq ft • Corner lot
$745,000
Signature Park • • • •
Former showhome 2 bed + loft Granite & Stainless steel in kitchen Huge balcony with city views
$628,900
Chris Zaharko |
Associate #1 Individual Agent at Royal LePage Foothills 2008
with real estate Commercial Property & Business for Sale • Business + building for sale • 10 exam rooms • 3,000 sq ft developed space
$1,450,000
Mount Royal Character Home • Vaulted ceilings & skylights • Built-in bookshelves • Updated kitchen
$1,180,000
Garrison Woods Townhouse • • • •
Over 3,000 square feet 3 beds + 3 baths Double detached garage Close to all Amenities
$729,000
P: F:
403.249.4322 403.252.2653
E: W:
czaharko@rlfoothills.com www.zaharko.com
editor’snote
I YOUR SEARCH
starts and ends here
f you’re picking up Home Guide for the first time, it’s your first step in the right direction toward finding the home that’s right for you. Owning a home allows you to create a living environment that is uniquely yours. Whether you’re still dreaming about buying your first place or are wondering what your next move should be, now is a great time to buy. Low mortgage rates provide a solid underpinning during the home-buying process. Mortgage rates are at all-time lows. Don’t forget, first-time buyers can also take advantage of the Home Buyers’ Plan to withdraw up to $25,000 from their Registered Retirement Savings Plan (RRSP), tax-free, to add to their down payment and for other purchase-related costs. A spouse or partner can also do this, giving you a total of up to $50,000 toward your home. To avoid tax liability on the withdrawn funds, you will be required to repay the money to your RRSP account within 15 years. If financial stability, pride of ownership, long-term investment and peace of mind sound attractive to you, flip through this issue and check out what’s on the market. Your search starts and ends here!
Susan Legge EDITOR-IN-CHIEF Yellow Pages NextHome, Susan.Legge@ypnexthome.ca Follow me on Twitter at Twitter.com/SusanLegge
I Is now a good
TIME TO BUY?
s it a buyer’s or seller’s market? Will prices rise or fall in the next few weeks while you search for the best home and the best deal? When will mortgage interest rates rise? Should you buy now, or wait? If you’re in the market for a new home, these thoughts are probably keeping you up at night as you try to answer one question – is now a good time to buy? 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. Nobody can predict with certainty what will happen in the real estate market. And while the picture may look a certain way from a national, provincial or city-wide perspective, what happens from one street to the next, from one price range to the next, and in your specific circumstances can differ dramatically. So, back to the big question: is now a good time to buy? Only you truly know the answer. Take an honest look at your financial situation. Review your assets and debts, including mortgage (current and expected payments on your new place), car loans, lines of credit, student loans and other bills. Are you secure in your job? Are you planning to grow your family? Only you know when the timing is right. Buying a home is a big decision and a huge commitment. The first step is figuring out your reality and where your comfort level lies. With a little forethought, you’ll be better equipped to make the right decision for you.
Lydia McNutt EDITOR Lydia.McNutt@ypnexthome.ca Follow me on Twitter at Twitter.com/LydiasTweets
16 • HomeGuide | Volume15 Issue05
Assisting Eau Claire Residents and their Families since 1991
www.robertcote.ca 403-249-9500
House of Real Estate t SE (FOFSBUJPO $BMHBSZ 3FBMUPS t -JDFOTFE #SPLFS t $FSUJGJFE $POEPNJOJVN 4QFDJBMJTU
t .-4 .JMMJPO %PMMBS $MVC .FNCFS t 5PQ 1SPEVDJOH 3F .BY 3FBMUPS t #VTJOFTT BOE .BSLFUJOH $FSUJGJDBUF
SPECTACUALR VIEWS! - EAU CLAIRE - PRINCETON HALL - $2,195,000
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.
UPGRADED WITH VIEWS! EAU CLAIRE – CHATEAU LA CAILLE $859,900
The Luxurious Chateau La Caille. ABSOLUTELY STUNNING UNOBSTRUCTED VIEWS of the Bow River, Peace Bridge and Prince’s Island Park! Enjoy the views from every room with this 1490 sf BRIGHT CORNER UNIT w/many lge windows and beautiful open floor plan. Upgraded home w/hardwood & tile floors, granite countertops, cherry cabinetry, recessed & under mount lighting, electronic Hunter Douglas blinds, 2 zone heating & A/C, Italian marble gas frpl, 2 BALCONIES, 2 Lge bdrms, 2 baths, walk-in closet, 5 pce ensuite w/JETTED TUB, sep laundry room w/storage, rough-in vacuum system, lge tile entrance and UNDERGROUND TITLED PARKING & STORAGE. Exceptional quiet full concrete building w/carwash bay and outstanding security/concierge service. Extraordinary Eau Claire location next to the Bow River, Prince’s Island Park, Peace Bridge, Pathways and close to market shops, fine restaurants, YMCA, LRT and just a short walk to City Center!
COMPLETELY RENOVATED! EAU CLAIRE ESTATES - $688,000
PRICED REDUCED $41,000! EXCEPTIONAL VALUE!! The prestigious Eau Claire Estates. 1814 sq ft, 2 bdrms, 2 baths COMPLETELY RENOVATED with hardwood & tile floors throughout, granite countertops, stainless steel appliances, stylish custom cabinetry and elegantly renovated bathrooms. BRIGHT SOUTHWEST CORNER LOCATION with many large windows, spacious open floor plan, generous living/dining area that’s perfect for entertaining and a huge entrance way to greet guests. Enjoy the private master retreat with walk-in closet and ensuite bath, large guest bedroom with courtyard views next to 2nd bathroom, sep laundry room with storage and 2 choice SXS titled parking stalls close to elevator! The Eau Claire location is extraordinary next to the Bow River, Princes Island Park, YMCA, Market Shops, Walking/Bike pathways, Cinemas, Fine Restaurants and Indoor Plus 15 Network. Absolutely incredible amenities and secure 2 man 24 hr security/concierge.
IMMACULATE CONDITON! EAU CLAIRE - CHATEAU LACAILLE - $524,900
The Chateau LaCaille. An elegantly designed building with beautiful grand lobby, security/concierge service and underground carwash bay. Extremely quiet location along the Bow River in West Eau Claire. Bright south facing home with great 1153 sf floor plan, open kitchen with eating area, south facing balcony with view, gas fireplace, spacious living room, large tile entrance, separate laundry room, large full bathroom with jetted tub & shower stall, large master bedroom with walk-in closet/access to bathroom and enjoy the den/flex room off living area. ABSOLUTELY IMMACULATE home with underground titled parking and storage locker. Extraordinary Eau Claire location next to Bow River, Pathways, Peace Bridge, Prince’s Island Park and close to Market Shops, Cinemas, YMCA, Great Restaurants, LRT and just a short walk to City Center!
To View These Properties go to
www.robertcote.ca
zone
STONEY TR
COMMUNITIES & MLS NUMBERS STONEY TR
CROWCHILD TR DEERFOOT TR
TRANS CANADA HI
Greenwood Greenbiar
16 AV Pt. McKay
PRO LINK MORTGAGE
NEED A MORTGAGE? Call (403) 863-1293 Today! Five Year Fixed Rate
2.69%
email: loriames@gmail.com
18 â&#x20AC;˘ HomeGuide | Volume15 Issue05
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
Don Lothian
LANDAN REAL ESTATE
Need more great listings to SELL! lothiandon@gmail.com www.calgaryrealestate.org $509,900
102, 279 Midpark Way SE Calgary AB, T2X 1M2 $588,888
$557,888
SOLD
DAY! IN ONE
MCKENZIE LAKE
AMAZING HOME IN MOUNTAIN PARK
MT DOUGLAS BEAUTY
Beautifully Presented, upgraded, immaculate and fully developed home on large lot quietly located across from community park! Very efficient floor plan featuring a main floor den, spacious, inviting, sunny foyer, 3 spacious bedrooms up with amazing ensuite off master. Upgrades include gleaming hardwood, granite counters with sandstone edging, appliances, plumbing and lighting package. Superior lower development! Tremendous back yard, beautifully landscaped, with sunny sitting areas to choose from or shade if you want it. Direct access to miles of Fish Creek pathways just across the street. Lake Privileges!
Gorgeous Home with lots of gleaming hardwood, granite counters, upgraded appliances. oversized garage with unique, round about drive. Beautiful bright bonus room. Developed down including new carpet and ensuite off the guest bedroom. One block to middle school one way and one block to the Bow River pathways the other way. Fresh paint and exterior trim and siding. Sunny south and west exposure. BASED ON CALGARY MARKET SHARE
For more information on current listings - or to chat directly anytime, please call Don at 403.256.3888 or 403.540.1813
SCARBORO $1,345,000
WOODBINE
t Renovated 2 Storey On A Beautiful Corner Lot In The Heart Of Scarboro. t Excellent Floor Plan: Inviting Kitchen Open To A Comfortable Family Room; Spacious Living Room; Formal Dining Room. Boasting Hardwood & 2 Fireplaces! t Total Of 4 Bedrooms; The Master Has A 4 Pc Ensuite & Walk In Closet.
t Quality 3 Bedroom, 2 Bath Bungalow On A Quiet Crescent, A Short Walk From Fish Creek Park. t Excellent Floor Plan With A Roomy Entry, Private Den, Family Room Adjacent To The Kitchen & A Bedroom Wing. t Some Of The Many Upgrades Include: Hardwood Flooring, Granite Counters, Complete Lighting Package, Fence & Cedar Deck!
SUNALTA
BOWEN ISLAND t 2 Stunning Waterfront Lots Available, Never Before Offered For Sale! t 8.9 Acres With 620 Feet Of Waterfront Offered At $1,500,000. t 8 Acres With 400 Feet Of Waterfront Offered At $1,600,000. t Spectacular Summer Sunsets & Easy Access To The Waterfront.
GARY WILLIAMS M AT T
SOLD CALL NOW FOR A FREE EVALUATION OF YOUR CALGARY PROPERTY 403
259.4141
SOLD
SOLD
t Completely Renovated Bungalow On A Quiet Tree Lined Street. t Kitchen Finished With Granite, Stainless Steel Appliances, & Custom Cabinets. t Landscaped & Fenced Yard With Private Back Deck. t 2010 Updates Include: Electrical, Plumbing, Insulation & Windows. t Steps From Downtown, Sunalta LRT & Inner City Amenities.
LOWER MOUNT ROYAL
MCKENZIE LAKE
t This 800 Sq Ft Condo Is One Of The Biggest 1 Bedroom Units In The Building! t Featuring Maple Hardwood Floors & Kitchen Cabinetry, Granite Counters & Stainless Steel Appliances! t Designed For Entertaining & Efficient Living, This Condo Has a Wonderful Layout, Soaring Ceilings, Gas Fireplace & Patio With Direct Access To The Unit!
t Sought After 3 Bedroom 1,392 Sq Ft 2 Storey Home Featuring A Bright Open & Spacious Layout. t Excellent Location Only One House Away From The Mt Apex Green Park & Playground. t Don’t Miss The Lovely Curb Appeal & Sunny West Backyard With Deck, Play Set & Storage Shed!
SOLD
ALTADORE
NORTH GLENMORE
t Charming & Renovated Character Home With West Backyard. t Stunning Kitchen With Custom Cherry Wood Cabinets, Concrete Counters & Stainless Steel Appliances. t Vintage Details Include Fir Floors & Trim + Faux Fireplace With Pine Mantle. t Low Maintenance & Landscaped Property + Double Detached Garage.
t Completely Renovated 3 + 1 Bedroom Bungalow With 1,775 Sq. Ft. Of Developed Living Space In Sought After North Glenmore. t Fully Finished Basement With Bedroom, Bath & Family Room. t Sunny & South Facing Backyard With Spacious Covered Deck & Oversized & Heated Double Detached Garage. t Updated Mechanical, Including Furnace (2008), Humidifier (2012) & Hot Water Tank (2014).
SOLD
CALGARYPROPERTYFORSALE.CA
4 BEDROOMS UP
Super family home in even better family Lake Community! Four spacious bedrooms up and 5th down with 2 piece ensuite. Well Maintained and beautifully presented. Upgraded bathrooms up. Quality wood laminate and tile floors. Central air, super private back yard. Jetted tub in spacious master ensuite bathroom. Spacious raised oak kitchen. Flexible dog run. Storage shed. Builtins around wood burning fireplace with gas light. RV parking.
Volume15 Issue05 HomeGuide •
19
zone
COMMUNITIES & MLS NUMBERS
DEERFOOT TR STONEY TR
Monterey Park
16 AV Abbeydale
Applewood
PRO LINK MORTGAGE
NEED A MORTGAGE? Call (403) 863-1293 Today! email: loriames@gmail.com My experience and service will work for you.
20 â&#x20AC;˘ HomeGuide | Volume15 Issue05
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
marketanalysis
Real estate in Calgary and area
sluggish in first quarter B Y H E AT H E R R YA N
S
lower economic activity resulted in a sluggish first quarter for real estate market sales in the city of Calgary and the surrounding area, although it had little impact on price points, according to recent figures released by the Calgary Real Estate Board (CREB). “Definitely a lack of consumer confidence due to low oil prices and concern about employment were reasons for the slower sales activity and an increase in inventory in the first quarter,” says CREB president Corinne Lyall. “But in the last two months we’ve seen the inventory ease and with oil prices holding steady, we’re seeing more stable market conditions.” Total combined sales in the city of Calgary in the first three months were 3,878, down 32.8 per cent from the 5,770 recorded in the first quarter of 2014. Meanwhile, new listings were up by 11.2 per cent with total inventory averaging 5,181 for the quarter with the level of inventory sitting at four months.
Residential sales in surrounding areas totalled 911 in the first quarter of 2015, a 22.7-per-cent decline compared to the same time last year, while new listings increased by 11.6 per cent and inventories averaged 1,715 for the quarter, pushing the quarterly average months of inventory to 5.65. “The big story is that even though sales decreased compared to the same time last year, the price points have remained steady in Calgary and gone up in the surrounding areas,” Lyall says. “For instance in Airdrie, which saw only a 10-per-cent decline in sales in the first quarter – a fairly small drop in relation to Calgary –the benchmark price rose (8.8 per cent) compared to the first three months last year. “So Airdrie’s sales and prices are really holding their own, but that could also be because it’s the most affordable place to buy compared to other areas, such as Cochrane and Okotoks.” Sales in Airdrie were 302 in the first quarter, a 10.1-percent drop from the same time last year. Meanwhile, benchmark prices in Airdrie rose in the first quarter with detached prices averaging $397,867 – a year-over-year increase of 8.4 per cent. Cochrane’s first quarter sales were 116, a 35-per-cent decline over the same time last year, and its detached prices averaged $445,033 in the first quarter, a year-over-year increase of 12.5 per cent. While in Okotoks, sales activity was 117 in the first three months of this year, a 21.5-per-cent decline compared to the same time period last year. And detached benchmark prices averaged $453,567 in the first quarter of this year, seven per cent higher than the first quarter of 2014. Lyall notes, however, that compared to Airdrie, Cochrane had higher new home sales in its total sales, while in Okotoks detached properties make up the largest share of sales, which are a couple of reasons for the higher benchmark prices. “It’s also important to note that while sales are down in Calgary, we haven’t back-pedalled on prices; we haven’t lost the price gains we made in the last two years,” Lyall adds. “So a property worth $350,000 three years ago and priced at $450,000 now is not losing ground, and despite the increase in inventory, there is still a tight market in the $400,000 range for detached homes in Calgary. “There was uncertainty at the beginning of the quarter, but with inventory easing off in the last two months and steady prices, it’s contributing to a more stable market,” Lyall says. “The activity may be slower compared to last year, but there are still buyers out there and with continued low interest rates, if the right home comes along buyers should take advantage of it.”
Volume15 Issue05 | HomeGuide •
21
LEN T. WONG Broker
LAURA Oâ&#x20AC;&#x2122;CONNELL Associate/Partner
DOWNTOWN
WALK TO WORK!
$184,900
570 sq ft, 1 bdrm, 1 bath condo located on the top floor of brick building in the heart of Chinatown. Secure building, insuite laundry. Laminate flring throughout, large bdrm with big wardrobe closet. Bright, open plan with lots of natural light. Close to Eau Claire, river pathway and walk to work downtown. MLS#C3653860
VALLEY RIDGE
COUNTRY HILLS VILLAGE
ON THE LAKE!
$254,900
Welcome to Country Village Bay situated on the lake close to Cardel Place, Sobeys, Library, Bus stops & Shopping Centre. This 2 bdrm, 2 bath, 3rd flr condo has 846 sq.ft. An open & bright plan offers a spacious living rm that offers patio drs onto deck, kitchen with black appliances & dining area. Master bdrm has a 3pc ensuite with stainless steel sink. Very good sized 2nd bdrm & another 3pc bath. Insuite Laundry rm & storage. 1 underground titled parking & lots of visitor parking in front of building. Easily accessible to Stoney Trail and Deerfoot Trail. MLS#C3652118
TOP FLOOR UNIT!
$424,900
BRIDLEWOOD
LOWER MOUNT ROYAL
GREAT LOCATION!
$314,900 $347,900
Luxurious 1 Bdrm, 1 Bathr Condo in Lower Mount Royal. The Beringer is a Boutique Concrete & Steel Construction Building perched on the hil side and the elevated ground flr unit gives you beautiful East Views, Downtown and 17th Ave. Large 215 sq. ft patio that is perfect for outdoor BBQâ&#x20AC;&#x2122;s and entertaining. The kitchen showcases s/s countertops, backsplash and solid flat panel maple cabinets. S/S Appliances with gas stove and garburator. Spacious master bdrm with walk in closet. Spa like bath and full size washer/dryer in laundry rm. Solid maple hardwood flrs throughout with in-floor heating, Air conditioning and gas fireplace. Also included is the largest underground heated titled parking stall in the complex with storage cage in front. This unit is well maintained and pride of ownership prevails throughout. MLS#C4003369
GREAT FAMILY HOME!
$484,900
END UNIT!
$385,000
OVERLOOKING GOLF COURSE!
$529,900
Wonderful 74.7 acres of mixed trees and open areas, only 10 minutes to Sundre. Large dugout on East side, close to $10,000 in revenue annually from pasture rental and oil lease. Great building site for your dream home and enjoy nature at its best. MLS#C4007122 BRAND NEW LANDMARK HOME!
$539,900
$389,900
Mountain view lot on 2 acres. Build your dream home. Close to amenities in Calgary and Cochrane. Country setting. MLS#C4008306
$389,900
Brand new Willowdale 2 Landmark home with over 2100 sq ft and walkout bsmt. Front oversized double garage with extra wide driveway. Triple pane windows, high efficiency efficiency furnace &tankless hot water. Upgraded maple kitchen with soft close hinges, granite countertops & large island open to great rm with gas fireplace. fireplace. Walk thru pantry. Hardwood flrs flrs throughout main flr. flr. 2pc powder rm. Upstairs boasts a large bonus rm. Master bdrm with 5pc ensuite with soaker tub, separate shower & walk in closet. 2 additional bdrms & 4pc main bath. 2nd flrflr laundry rm. Undeveloped walkout bsmt provides lots of natural light awaiting your development. New Home Warranty and Builder`s warranty. MLS#C4003004
GARRISON WOODS
RURAL ROCKYVIEW COUNTY
MOUNTAIN VIEWS!
Executive 2 bdrm plus den apartment condo overlooking Shaganappi Golf Course in showhome condition. Very bright & open plan. Gourmet kitchen with breakfast eating bar & s/s appliances open to large dining area & huge great rm with gas firepl fireplace. Double French drs leading out to covered deck with Golf Course & city views. Main flrflr den and separate laundry rm. 3pc bath. Large master bdrm with 5pc spa like ensuite with large walk in closet. French dr leading out from master bdrm to another deck with view. 2nd bdrm was converted into a TV rm and easily converted back. 1 underground, titled, heated parking stall and storage locker. Quiet building. Walking distance to LRT, shopping, schools and amenities. Minutes to downtown. Pride of ownership shown throughout. Ideal for professional couple or empty nester. Exceptional value! MLS#C4007418
SUNSET RIDGE
RURAL MOUNTAIN VIEW COUNTY
BUILD YOUR DREAM HOME!
Well maintained 2 storey close to bird sanctuary. Numerous upgrades. Formal dining rm with pillars and hardwood flrs. flrs. Large kitchen with white cabinets, island and s/s appliances. Large eat in nook. Kitchen open to great rm with hardwood flrs flrs and 3 sided gas fireplace. fireplace. 2pc powder rm and main flrflr laundry. Second level with massive bonus rm with corner gas fireplace fireplace and vaulted ceiling. Huge master bdrm with 4pc ensuite with make up desk and walk in closet. 2 other good sized bdrms and 4pc main bath. Walkout basement is ready for your development with roughed in bathro. Large private treed backyard. Double attached garage. Great family home. MLS#C4005257
SPRUCE CLIFF
GLENDALE
Showhome condition end unit townhome in ideal location. Brand new engineered hardwood floors. New paint and carpet. Kitchen is completely re done with Ikea white cabinets to the ceiling and quartz countertops. Brand new upgraded appliances. All new light fixtures. Kitchen open to formal living and dining room. 2 piece powder room. 2 large bedrooms. Master bedroom with 2 piece ensuite and walk in closet. Basement is partially developed with a den/tv room. Private location with large deck and parking in front of unit. This townhome shows 10/10! MLS#C4005420
Welcome to Valley Ridge Estates, top floor floor unit with over 1041 sq ft located next to the Valley Ridge Golf course. Open concept with 9 ft ceilings, great kitchen layout with lots of cabinets and Quartz countertops, large kitchen island with stainless steel appliances. In Suite laundry with storage. Spacious master bedroom with 3 piece Ensuite with stand up shower and closet. 2nd large bedroom. Titled underground parking and titled storage on the same level. Covered balcony with BBQ gas line. MLS#C4009988
MANY UPGRADES!
$560,000
Executive air conditioned townhouse in desirable Garrison Woods. Great corner unit with many upgrades. 2nd level with upgraded gourmet kitchen with stainless steel appliances, upgraded cabinets, under counter reverse osmosis and water softener. large eat in nook. Spacious living room with gas fireplace. fireplace. Large master bedroom with walk in closet and 5pc ensuite. Main floor floor with huge family room, guest bedroom and 4pc bath and laundry. Single attached garage. Walking distance to Starbucks and restaurants. Pet friendly complex. MLS#C4008296
DISCOVER THE ADVANTAGE
en
n m et.
th
GREAT FAMILY HOME!
$577,900
7
d ls
12 SOLAR PANELS!
$597,500
AMAZING BACKYARD!
$625,000
Executive custom built 2 storey with bonus rm,k 3 bdrms, 3 baths & double attached garage. Energy efficient home with 12 solar panels. Hardwood flrs thru out main flr. 9ft ceilings on main flr. Gourmet kitchen with centre island, breakfast eating bar, granite, designer tiled backsplash & upgraded s/s appliances open to large dining area & huge great rm with gas fireplace. Formal dining rm. 2pc powder rm. Main flr laundry rm with walk thru pantry to kitchen. Staircase leading upstairs to large master bdrm with spacious 4pc ensuite with large soaker tub, over sized shower, granite countertops and 2 walk in closets. 2 other good sized bdrms & 4pc bath. Large bonus rm. Patio drs leading out from eating area to large cedar deck & landscaped west backyard. Basement is ready for development. Navien tankless water, Nu-Air active recovery ventilation system & mechanical has been upgraded. Spray foam insulation, triple pane windows. Steps from ravine & greenspace. Great family home. MLS#C4004758
PENTHOUSE CONDO!
$599,900
Executive penthouse condo in showhome condition with 2 bdrms, den & 2 baths. Over 1600 sqft. 2 titled parking stalls. Vaulted ceilings. Steps from the Talisman, LRT, Elbow river pathways, Stampede grounds & minutes to downtown. Engineered hardwood flrs thru out with ceramic tiles & newer carpet in the bdrm. Bright, sunny kitchen with centre island open to large dining area & 3 sided fireplace separating a huge great rm with air conditioning unit. Large master bdrm with vaulted ceilings with a spacious walk thru closet into a large 4pc ensuite with large soaker tub & oversized shower. Good sized 2nd bdrm with 3pc bath. Large den/office with built in Murphy Bed. Insuite laundry. French dr off the kitchen with leading out to a huge covered west facing deck with city views. 2 titled parking stalls with storage unit. Quiet location. Ideal for the professional couple or empty nester. Car wash & guest parking. MLS#C4003671
COMPLETELY RE DONE!
$629,900
o
CITY VIEWS!
$624,900
Completely re done bungalow on a great street in Haysboro! Everything has been done to this home and it’s ready to move in and enjoy! 5 bedrooms and 2 baths. Gleaming original oak hardwood, freshly refinished. Spacious floor plan with bright and open living and dining room. Complete new kitchen with high end European tiling, quartz and granite countertops and new stainless steel appliances. 3 bedrooms upstairs and new 4 piece bathroom. Lower level has large rec room, 2 bedrooms and new 3 piece bathroom. Complete new plumbing system throughout the home including high end fixtures. New electrical replacement/upgrade including new panel, grounding system, wiring for induction cook top and all new fixtures. New triple pane windows throughout. New exterior doors. Newer furnace, humidifier and water heater and newer roof. The exterior aluminum siding is freshly painted. Large landscaped backyard with mature trees. Lots of room for a double garage. Close to all amenities and easy access. MLS#C4008276
TUSCANY
FULLY FINISHED WALKOUT!
$634,900
STRATHCONA
City Views! Great location and walking distance to desirable schools! This 4 level split is in great condition. Formal living and dining rooms. Spacious kitchen with nook area looking over an oversized family room with gas fireplace. Patio doors leading out to deck. 3 bedrooms up with hardwood floors. The master bedroom has full city views, 4 piece ensuite and walk in closet. 3rd level has an additional bedroom. Basement has plenty of room for storage. Double attached garage. Close to all amenities and schools. Easy access to downtown. MLS#C4002667
ONE OF A KIND amazing backyard you don’t want to miss seeing! Gorgeous 4 bedroom fully finished home in Auburn Bay situated in a cul-de-sac you don’t want to miss seeing! If you are looking for privacy this property is for you. You will be impressed by the bright and open floor plan with vaulted ceiling in the living room. This stunning home boasts 4 bedrooms and a bonus room upstairs. On the main floor you will find a beautiful office/reading room, large kitchen and nook. In the fully finished basement you will find a 5th bedroom plus a 4 piece bathroom and a large living area. Book your appointments quickly so you don’t miss out on the exquisite outdoor oasis! The double attached garage has hot and cold taps and drain to wash your vehicle(s). MLS#C4009997
HAYSBORO
ERLTON
out e
ew
Well Maintained, 2239 Sq.ft 2 Storey Home with Developed Basement in Kincora. Total of 4 bedrooms, 3.5 baths. Located on a quiet street. 9 ft Ceilings on Main Floor and Basement. Main floor has office/play area for kids, living room and Large Kitchen with Big Island and Stainless Steel Appliances, Dining room opens to Deck area w/stairs leading to Fenced yard. Upstairs boast a big bonus room, 2 generous sized bedrooms and laundry room. Large master bedroom with 5 piece ensuite w/dual sinks, soaker tub and standup shower. Basement has a Rec Room, additional 4 piece bathroom and extra bedroom. Extra wide garage is fully insulated and drywalled. Great family home!! MLS#C4007844
CRANSTON
es.
d
AUBURN BAY
KINCORA
Stunning, air conditioned bungalow with fully finished walkout basement backing onto a greenspace with walkway. Numerous upgrades include hardwood floors, granite countertops. The gourmet kitchen has a large island with granite and stainless steel appliances. The kitchen is open to great room with gas fireplace and large eat in nook. Flex room ideal for den or dining room. Large master bedroom with 4pc ensuite and jetted tub. Second bedroom on main floor. Fully finished walkout basement with new carpets, third bedroom and 4pc bath. Huge laundry room and lots of storage and tons of shelving. 9ft ceilings in basement. Recently painted throughout in neutral colors. Double attached garage. This home shows like new! Excellent value! Great location. Walking distance to Sobeys and Starbucks. Direct access to bike and walking paths. MLS#C4006707
HIGHLAND PARK
BRAND NEW EXECUTIVE CUSTOM BUILT!
$709,900
Brand new executive custom built 2 storey attached home w/ fully developed bsmt. 9ft ceilings on main flr & bsmt. Total of 4 bdrms & 4 baths. Gourmet kitchen w/ centre island w/ breakfast eating bar, quartz counters, designer tiled backsplash & s/s appl open to large living rm & great rm w/ gas fp & built ins. 2pc powder rm. Gorgeous staircase leading upstairs w/ 2 skylights to large master bdrm w/ 5pc spa ensuite w/ large soaker tub, separate steam shower, skylight & large walk in closet. 2 other good sized bdrms 4pc bath. 2nd flr laundry rm w/ sink & built ins. Prof developed bsmt w/ large family rm w/ wet bar, large bdrm with walk in closet & 4pc bath. Solid core drs thru out. Low E windows. Solid drs. Roughed in for A/C, security & vacuum system. Fully landscaped west bkyd. Oversized, insulated & drywalled double detached garage with 8 ft garage dr. Quiet location. Walking distance to schools, amenities & transportation. 1yr builders warranty & 5yr Progressive. MLS#C4008572
n
th ily
Let Len and Laura and their team put their extensive experience with the Calgary real estate market to work for you.
featureproperty
Gorgeous Willow Park home backs onto golf course
S
B Y H E AT H E R R YA N
urrounded by beautiful mature trees and backing onto a golf course, this fabulous luxury home in Willow Park presents a park-like setting and exceptional features that will make you feel right at home. “It’s an absolutely gorgeous, immaculate home with a westfacing backyard backing on Willow Park Golf Course,” says luxury home realtor Ray Riley of Royal LePage Foothills. “It’s a premier location on a quiet cul-de-sac in a well-established southeast community that is close to a wide range of amenities and major routes. “The details and craftsmanship that were put into this home are incredible, and with a main-floor master bedroom and four bedrooms upstairs, it’s a terrific home for a family now and well into the future,” he says. “The home presents a more traditional classic look, but has been completely upgraded with fine finishings and modern features throughout.”
The home offers 3,437 sq. ft. of living space, not including the fully developed lower level, and amazing curb appeal with mature trees, high-pitched roof lines, columns and front veranda. Stepping inside, the bright front entry is open to above and you’ll also appreciate some of the home’s great features such as the grand open riser staircase and beautiful tile floor that transitions to a richly toned hardwood flowing throughout the main. Off the entry, a formal living room is highlighted by a stone feature wall and gas fireplace, and French doors open to the adjacent kitchen/dining nook/family room. The kitchen presents an eye-catching antique look, but serves up all the modern features such as a large island with gas cooktop, granite countertops, full-height cabinets and top-end appliances including a Subzero fridge that blends into the cabinetry, Thermador built-in oven, warming drawer and
microwave. The kitchen is open to a dining nook/family room with a fireplace and patio doors leading to the backyard. Off the kitchen is a large formal dining room, a den/home office and four-piece bathroom, and a laundry/ mud room and half-bath off the dining nook/family room leading to the garage as well. A second staircase leads to the lower level. This home also offers a main-floor master suite with a luxurious ensuite featuring a tiled walk-in shower and a furniture-styled, granite-topped vanity with dual sinks. Upstairs are four generous-sized bedrooms. A three-piece bathroom with oversized walk-in shower and long vanity opens to two of those bedrooms. The fully finished lower level features a huge family room with fireplace, an office and an amazing room that was originally a squash court, which could be used as a media room or gym. Plus there is a three-piece bathroom and sauna. Outside, the huge backyard is fully fenced and beautifully landscaped, featuring a large patio, fire pit and underground sprinkler system. The home also comes with air conditioning, central alarm/security system, garburator, humidifier, vacuum system attachments, water softener, all window coverings and an oversized double-car attached garage.
â&#x20AC;&#x153;The home presents a more traditional classic look, but has been completely upgraded with fine finishings and modern features throughoutâ&#x20AC;?
For more information on this well-appointed home, contact Ray Riley, Royal LePage Foothills, 403-270-7601 or visit rayriley.com.
Volume15 Issue05 | HomeGuide â&#x20AC;˘
27
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AN UPSCALE ADDRESS
Brought to you by the publishers of
Anita Van Breevoort 403.461.5518 anita.vanbreevoort@ypnexthome.ca
mortgageadvice
Does the lowest rate rule? B Y A LY S S A R I C H A R D
M
ortgage hunters will find incredible promotional rates, but many of these come with restrictions and penalties. Before you jump at the lowest rate, read the fine print in your mortgage agreement: » Low prepayment privileges. Most products give mortgage holders the option to increase their monthly mortgage payment amount once per year and/or make lump-sum payments throughout the year. While many lenders offer 20 per cent/20 per cent prepayment privileges (meaning you could increase your payment by 20 per cent each year and/ or make a lump-sum payment of 20 per cent of your original mortgage), some promotional rates only offer 10 per cent/10 per cent. If your goal is to become mortgage debt-free fast, this may not be the right product for you.
having to refinance. Unfortunately, they also lock you into staying with that lender, even when your mortgage comes up for renewal. To get out of a collateral mortgage, you would need to hire a real estate lawyer (and pay legal fees). » Closed mortgage. While most mortgages in Canada are closed, some restrictions are tougher than others. For example, a 1.99 per cent fixed-rate mortgage product one lender offered recently didn’t allow borrowers to prepay, negotiate or refinance their mortgage throughout the threeyear term. The only way to break your mortgage in that agreement was to sell your home. Don’t be scared to shop around and find the right mortgage for you – even if it doesn’t come with the absolute lowest rate.
» Collateral charge. If the lowest rate ends up being for a collateral mortgage, carefully consider how taking one on could affect your finances in the future. Collateral mortgages are readvanceable mortgage products that allow you to borrow money from your home at anytime, without
Alyssa Richard is the founder and CEO of ratehub.ca, a mortgage rate comparison site that aims to empower Canadians to make smart financial decisions.
Ken Yeoh
FREE Quick OnLine Home Evaluation
403.803.8981
www. mapleleafrealty .ca
Broker/Owner
C/S
$
325,000
RADISSON HEIGHTS
NEW LISTING
t t t t t t t t
Great bungalow with 4-car side parking pad. 1076sf 5 bedrooms & 2 baths Bright kitchen & hardwood floors throughout Separate entrance to fully dev basement 2-bedroom non conforming suites Walk to schools & close to all amenities 10-minute drive to downtown Easy access to Deerfoot & Stoney Trail
D
SOL
$
419,900
WHITEHORN t t t t t t t t
Fully renovated 4-level split Quiet street & corner lot 5 BRs, 3 baths & 2 kitchens New kitchen cabinets & windows Newer shingles, appliances Hardwood floors through out Master with 4-pc ensuite bathroom Walk to Whitehorn station, hospital & Safeway
COVENTRY HILLS
410,000
t t t t t t t t
$
t Inner city estate quality home by Albi t 3180sf of luxurious living space & fully air conditioned t 4 BRs, den/office & 3.5 baths t Huge living room, dining room, family room, media room & rec room t Dream kitchen w/9.5 ft island brushed cambrian granite counter tops t High end SS appliances including 2 Thermodor wall ovens, gas stove t Imported hardwood floors, 33 pot lights, Hunter Douglas honeycomb blinds t Nicely landscaped & wrought iron fence in front west facing yard t Heated 2-car garage
MONTHLY STATISTICS
$
898,500
GARRISON GREEN
Sterling built split level Located on quiet cul-de-sac 3 bedrooms & 3 baths High ceilings in living room Kitchen with raised breakfast bar Walk out basement has rec room, laundry & bath Large west facing backyard Close to schools & all amenities
City of Calgary Mar-14
Mar-15
% change
Apr-14
Apr-15
% change
Total Sales
2,481
1,789
-27.89%
2,430
1,866
-23.21%
New Listings
3,319
3,134
-5.57%
3,621
2,935
-18.95%
Active Listings
3,033
5,693
87.70%
N/A
5,754
N/A
Median
430,000
420,000
-2.33%
428,000
420,000
-1.87%
Average Price
484,877
473,401
-2.37%
475,553
468,411
-1.50%
Days on Market
28
39
39.29%
26
40
53.85%
Benchmark Price
437,600
454,300
3.82%
N/A
N/A
N/A
Note: Calgary Metro only; includes zone A, B, C & D
Volume15 Issue05 HomeGuide •
29
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
PRO LINK MORTGAGE MORTGAGE SPECIALIST email: loriames@gmail.com
NEED A MORTGAGE? Call (403) 863-1293 Today! 30 â&#x20AC;˘ HomeGuide | Volume15 Issue05
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
makeyourmove
JAMES COTE 703-0455
Getting there in one piece
Certified Condominium Specialist 3rd Generation Calgary Realtor
To view these properties go to: www.jamescote.com HOUSE OF REAL ESTATE
BY CHUCK RESNICK
SILVER SPRINGS
M
any people who move do the packing themselves. For some it works out fine; others have problems due to a lack of foresight, poorly packed boxes and inexperience in loading moving trucks. These tips will help you and your stuff get to your destination in one piece:
1. CONSIDER PURCHASING BOXES FROM YOUR MOVER.
The most common packing mistake we see are people getting free boxes at the grocery or liquor store, and then putting too much weight in them. For example, using a large box to pack books and magazines may make it too heavy to lift, and the box might break during the move due to the weight. The heavier the item, the smaller the box. 2. BE REALISTIC ABOUT THE NUMBER OF BOXES YOU NEED. Depending on how long you have lived in your
current location, you will most likely underestimate your needs. You may think 40 or 50 boxes will be enough, and then realize you need 80, two days before moving day.
3. START PACKING EARLY. There’s nothing more frustrating
than trying to move customers’ belongings while they are attempting to shove items into boxes and we get in each others’ way. This also interferes with the loading of the moving truck. We have a loading system where the first things we place in the truck are light items such as chairs, lamp shades and cushions. We place items over the cab of the truck where they stay secure. Next, we create a ‘box wall’ stacked to the ceiling to hold the items in these in place. We then stand plastic wrapped mattresses against the box wall and tie everything off everything to keep things from getting jostled during the move. If you’re not completely packed and ready on moving day, we can’t create that box wall, and this decreases the capacity of the items that can be moved at one time. It also eats up precious time, and therefore, money!
Chuck Resnick is vice-president of marketing and operations, Two Men and a Truck Canada. twomenandatruck.ca
BEAUTIFUL GEM!
$479,900 Beautiful 1 & 1/2 story 4 bedroom gem located on a quiet street in the sought after neighborhood of Silver Springs!! With over 1800+ sq.ft. of living space, this well maintained home shows pride of ownership. You’ll be drawn into the large living room with a majestic brick feature fireplace that rises through 2 floors in the heart of the home. The rest of the main level boasts an open kitchen, separate dining area, a bedroom, reading nook and a 2 pce. bathroom. The upper level has a 4 pce. bathroom and 3 bedrooms. The lower level has a huge family room, a laundry/utility room and a large area that could be finished into a bathroom & 5th bedroom. South facing backyard is fully fenced, landscaped and has a great deck to enjoy. An extended parking pad in front allows for extra parking or camper storage. Note: the fireplace has an electric fireplace inserted but can be easily converted back to wood burning. Home is close to shopping, schools and transportation. This is a “must see”! Book a showing today!!
ROYAL OAK IMMACULATE TOWNHOUSE!!
$304,900 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!!
SILVERADO CORNER LOT! GREAT VIEWS!
$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!!
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!
Volume15 Issue05 HomeGuide •
31
inthenews
Avoid long-term pain associated with
your short-term rental B Y LY D I A M C N U T T
S
hort-term rentals have gained popularity recently – among travellers looking for “home-away-from-home” accommodations, and among homeowners looking to cash in on their property in a tourist destination. With the Calgary Stampede bucking its way into the city, homeowners may be considering this potentially lucrative endeavour, but experts advise doing some research before handing over their keys. Most Canadians have heard the recent short-term rental horror story that has left one Calgary family homeless after the hard-partying tenants they hosted through the lodging rental website Airbnb trashed their northwest Calgary home during what Calgary Police referred to as a “drug-induced orgy.” In order to be “livable” again, the house, which was deemed a biohazard, will require months of decontamination and repairs to the tune of $150,000, as reported by The Calgary Herald. These homeowners reportedly have been both guests and hosts using Airbnb in the past, without issue. The popular website has 350,000 hosts and 15 million guests in 190 countries around the world. While cases like this one are few and far between, they do happen, which is why homeowners looking into the short-term rental business need to make sure their home and property is protected in case of damage.
Airbnb has said it will cover the damage through its Host Guarantee, an insurance policy that covers up to $1 million in damage to an “eligible property.” But where the question of eligibility arises, this could be a costly mistake that your own home insurance policy might not cover. Steve Kee, spokesperson for the Insurance Bureau of Canada, has one simple piece of advice for homeowners considering cashing in this upcoming summer travel season – understand your home insurance policy. “Your home insurance policy assumes that you are the resident of the home, with occasional guests,” Kee says. When you hand over your keys, you become a landlord to tenants, even if only for a few days. “There’s a new risk profile that comes with tenants,” Kee says, which means your policy may not protect your home and its contents in case of damage that occurs while they’re staying there. “You have a policy,” he says. “Read it. If you still don’t understand it, call your representative and ask.” Lydia McNutt is an award-winning writer and editor of New Home Guide. Lydia’s love of architecture, interior design and the written word have landed her happily at home at Yellow Pages NextHome, where real estate rules. Email Lydia.McNutt@ypnexthome.ca, and follow her on Twitter @LydiasTweets
NEED A MORTGAGE? Call (403) 863-1293 Today!
Five Year Fixed Rate
loriames@gmail.com
PRO LINK MORTGAGE My experience and service will work for you.
2.69%
all subject to change, lender qualifications will apply
32 • HomeGuide | Volume15 Issue05
tips&tricks
Changing your address?
AS SOON AS POSSIBLE… notify family and friends, as well as this list below, that your address will be changing, either by phone or by mailing the change-of-address cards available at your local post office. The following checklist will serve as a convenient reminder:
Plan ahead to make your move as smooth as possible, and to avoid getting lost in the shuffle!
R Accountant R Alumni Association R Attorney R Banks
R Update your driver’s license
R Employer R Family doctor
R Lending
R Dentist
R Insurance companies
R Frequent Flyer
institutions
R Investment
companies
R Canada Revenue Agency
R Stockbroker R Credit card
companies
R Veterinarian Program
R Magazine /
newspaper subscriptions
R Catalog
merchants
R Place of worship
HOME INSPECTION OFFERING: • • • •
Pre Purchase inspections Pre Listing inspections Home Maintenance inspections Thermal Imaging
HOW WE CAN HELP YOU.
• Identify any potential problems • Help you understand how your home works • Provide you with a comprehensive, independent, and objective evaluation
phone 403.690.6023 fax 403.249.4154
email: Info@proeliteinspections.com www.proeliteinspections.com
Volume15 Issue05 HomeGuide •
33
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
PRO LINK MORTGAGE Five Year Fixed Rate
2.69%
NEED A MORTGAGE?
email: loriames@gmail.com
Call (403) 863-1293 Today! My experience and service will work for you.
34 â&#x20AC;˘ HomeGuide | Volume15 Issue05
Gleniffer Lake • Gull Lake • Sylvan Lake • Invermere/Columbia Valley • Okanagan Region • Vancouver Island
BRITISH COLUMBIA & ALBERTA
REAL PROPERTIES MAY - JUNE 2015
stylefile
T
BE OUR
GUEST! Designers Colin and Justin create a comfortable and stylish rustic retreat!
hank goodness for Canada Builds (canadabuilds.ca), the country’s leading supplier of modular off-site built homes. On the recommendation of friends, we hired the team to create the guest annex at our own lake-side bolthole. They listened intently as we described our perfect bunkie: we definitely needed two bedrooms, a compact living area and sufficient space for breakfast or card games. But we also hoped for sloped ceilings, a wooden floor and a stone finish fireplace. Dion and Roy, the hard working team behind Canada Builds, assured us they could deliver precisely what we had requested. So we worked through drawings, in conjunction with the local township, and held our breath. Just three short months later, our bunkie – a 48-by-10-ft. structure – arrived on the back of a flat bed truck and was craned on to pre-poured concrete foundations. To set a gentle tone inside the space, soft cream walls were painted, while a Boral composite stone fireplace commands visual attention in the main living area. Next, we used a large area carpet from Ikea, having fallen in love with its Mid-Century Modern feel. As a great kick off point for the rest of our scheme, it provided all the inspiration required to choose a grey sofa and complementary chartreuse chairs – ample seating for guests. To suffuse the space with a whiff of Canadiana, we clustered three gnarled wood stools in the centre; a little different from a standard coffee table, sure, but functional nevertheless! To the side of the living area we positioned a black dining set from Ikea. To amplify drama, we lavished the chairs with creamy textural sheepskins and dressed the table with white ceramic forms.
photos by BRAND ON BARRE 36 • HomeGuide | Volume15 Issue05
continued on pg. 38
xtras in quiet and picturesque surroundings. plan-car garage plus ample driveway, ghts, plus so much more.
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.
Nancy Vieira
(250)514-4750
Call Nancy Direct (250) 514-4750
Victoria 250.384.8124 • West Shore 250.478.9141 • Sooke 250.642.3240 • Cobble Hill 250.743.3838
Virtual tours at www.nancyvieira.com • info@nancyvieira.com • Toll Free1.800.665.5303
for Victoria & Southern Vancouver Island
ISLAND LIVING AT its BEST! Make this the best move of your life!
$155,000 Mobile! Duplex! Or Build Your Own Single Family Home! Vacant Lot. zoning allows duplex, home, mobile. no restrictions!
DUNCAN
SOOKE
PORT RENFREW
SOLD
$189,000 1.01 acres Gorgeous building lot next door to Fantastic French Beach Park on this South Island’s Wild West Side. Sandy beach just a 5 minute walk away. Drive out, walk up the path, breath in the sea air and buy this special place!!
$162,000. 1 bed 1 bath, over 1 acre in a prime location, Short walk to beach.
$219,900 2 bed 2 baths. Private view deck to enjoy the sunshine. Underground heated parking, Elevator, storage, 1,496 Sq.Ft of living space!
UCLUELET
SOOKE $89,900 Studio with RV Site on 1 acre of privacy on West Coast Road
CENTRAL SAANICH
$80,000. Mobile Home in Park. 2 Bed 2 bath fully fenced 2 sheds RV parking pad rent 475
WEST COAST
SOOKE
SOLD
$159,000. 1 Bed 1bath wheel chair friendly condo on oceanfront! Monthly fee $268 rentals allowed.
$229,900 0.39 Acre building lot, stunning ocean views, Vacant building lot. Nice Area!
FRENCH BEACH
PORT RENFREW
$600,000. 1800 Feet of rugged west coast oceanfront. 7.42 Acres surrounded on all sides by parklands.
SOOKE $1,100,000. Dream acreage with 1500 FT. of oceanfront. 11 Acres
$429,900. 5 bed, 4 bath, private master suite, full length deck, custom built home
FRENCH BEACH
$499,900. 3 bed, 1/2 acre Sunriver, private lot, endless storage and space inside and out.
SOOKE
$449,900 3 bed 2 bath. Stunning valley and mountain views on corner lot backing onto greenbelt; extensive walking trails and distinctive architecture
PORT RENFREW
$380,000, Two Cottages and RV on Site with hydro, well water. 10 Oceanview with Mountain Views.
SOOKE
SOOKE $430,000 Open Concept Living with Loft, Monthly Fee $265, 3 Bed 3 Bath, Master Bedroom on Main
SOOKE
$329,900 Fully Fenced 1 acre with home and double garage with separate studio! Walk to French Beach ! Great for families; school bus area. French Beach!
SOLD
COBBLE HILL
SOOKE
SOOKE $364,900. 3 bed/3 bath. Upper Legal Half Duplex. Ocean & Mtn Views. Engineered floors. Upper Legal Half Duplex (two storey). Sundeck. Private backyard. Top two floors. Only 1 left!
$349,900 5 beds 4 bath, open concept living on several levels, large half strata duplex, over 2700 sqft of space.
$549,900 Waterfalls and Pools on 5.96 Riverfront Acres. Home plus Cottage and studio.
$274,900 3 bed 2 bath plus shop, sunroom out front, fully fenced, short stroll to beach.
NO FEES
SOLD
COLWOOD
$249,900, 7 bed 3 bath includes 2 bedroom suite Short stroll to Oceanside
PORT RENFREW
$230,000. 1 bed, 1 bath. corner unit, walk in closet, great walking area
PORT RENFREW
SANNICH WEST
SOLD
$524,900. West coast home 5 beds 3 baths. Private 1 acre backing onto french beach park!
$1,600,000 11 bed 9 bath, custom build with great attention to detail utilizing materials from actual property.
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
stylefile ...continued
All in all, our bunkie is compact, but wonderfully streamlined Each of the sleep zones is compact, but perfectly formed. Beds are crisply attired in white linen with acres of touchy-feely throws and pillows. We addressed storage issues by hanging hooks and wire racks on the back of sliding wooden barn doors. Just enough function to accommodate needs! All in all, our bunkie is compact, but wonderfully streamlined. And, of course, it’s big on ideas and big on comfort. Guests attest that it’s a welcoming space and a triumph of form and function. We’re thrilled with the work Canada Builds did to bring our vision to life. So thrilled, in fact, that we hired them again for Colin and Justin’s Cabin Pressure, Season Two. And this time, the space we build is reduced in size by 50 per cent. Yet we managed to squeeze in accommodation for four guests. Let’s just say that “bunks” were the order of the day. Tune in for the skinny, on our skinniest space yet. We promise you won’t be disappointed!
Colin and Justin’s Cabin Pressure, Season 2, airs Sundays at 9 p.m. on Cottage Life. 38 • HomeGuide | Volume15 Issue05
COLIN AND JUSTIN Interior designers, style commentators, Hollywood celebrity interviewers, TV stars and all round lifestyle gurus, Colin and Justin also contribute weekly design columns to various publications. Their global product line, Colin & Justin Home, is available in stores across Canada, the United States, and the U.K. colinandjustin.tv
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OUT OF TOWN
regional map
27 766
22
Didsbury
2A 562
2 Carstairs
Cremona
806
581
Carbon
575
Crossfield
72
766 772 567
Airdrie
9
Irricana
567
Delacourt
Dalroy
791
1
Chestermere
CALGARY
68
22
Lyalta Strathmore
569
Shepard 791
22X
Standard Hussar 1
549
Blackie
542
Milo 842
540 534
Vulcan 531
Nanton 2
533
527
520
40 â&#x20AC;˘ HomeGuide | Volume15 Issue03
23 24
Cayley 22
Bassano
842
High River
541
Cluny
Arrowwood
2A
Longview
547
547
7
543
Gleichen
Mossleigh
797
549
Okotoks
817
Carseland
552
561
22X
Dalemead DeWinton
Black Diamond Turner Valley
564
564
Langdon
8 Bragg Creek
56
842
Keoma
566
Bearspaw
840
Rockyford
Katherine
Balzac
Cochrane
1A
21
Beieker
574
22
Acme
Champion
529
Stavely Caramangay
Claresholm
520
inthenews
Calgary at low risk of housing market correction B Y LY D I A M C N U T T
“MLS sales have declined in recent months...pushing the sales-to-new listings ratio to buyers’ market levels, reflecting the impact of lower oil prices on housing demand in these oil-producing centres. This is expected to place downward pressure on house price growth, which could lessen the current risk of overvaluation in Calgary.”
C
algary is safe from a housing market correction, for now, according to a recent report by Canada Mortgage and Housing Corp. (CMHC) that identifies Canada’s riskiest housing markets. In spite of Alberta’s oil woes, and the sky-high prices in Vancouver and Toronto, Winnipeg and Regina were the chart-toppers when it came to risk level. CMHC identified housing markets as “overvalued,” when real estate price gains have surpassed increases in personal disposable income. Overvaluation is one of CMHC’s risk measures, along with overheating; acceleration in the growth of house prices; and overbuilding. From a national perspective, CMHC observed modest overvaluation across the country, with real estate price gains slightly outpacing personal disposable income, population growth and other factors. But “overheating, acceleration in house prices and overbuilding are not a concern at this time,” the housing authority said. However, this isn’t the case from coast to coast. Calgary is at an increased risk of overvaluation, but it fared well when it came to overheating, overbuilding and the rate of house price growth. The drop in real estate sales owing to economic uncertainty is expected to temper price growth, “which could lessen the current risk of overvaluation in Calgary,” CMHC reported.
SURVEY SAYS... According to a recent survey by the Appraisal Institute of Canada,
7% Seven per cent of Canadians plan to
buy a home or property in the next year.
69% Of those, 69 per cent are worried about 30%
inflated prices. Thirty per cent of those who are not planning to buy a property in the next year were influenced by the fear of overpaying.
While some of Canada’s housing markets have mellowed, real estate prices in other markets continue to rise – out of reach, many fear. The usual suspects would be Vancouver and Toronto, where the average detached home has surpassed the $1 million mark. But in spite of the ever-increasing prices in these cities, Vancouver ranked as a low-risk housing market, while Toronto measured at the moderate risk level. At the other end of the spectrum, Winnipeg and Regina are in the hot seat, posing the greatest threat for a housing market correction, with strong price growth being overshadowed by modest disposable income increases.
Volume15 Issue05 HomeGuide •
41
homebuyers’help
CALCULATE YOUR MORTGAGE PAYMENTS MORTGAGE PAYMENT CALCULATION CHART
CALCULATE YOUR MORTGAGE PAYMENTS DKEd,>z WZ ͳd y INCOME
DIVIDE BY 3
CHART FIGURE
AMORTIZATION AMOUNT
^WKh^ ͛^ WZ ͳd y INCOME
AFFORDABLE MONTHLY PAYMENTS DIVIDED BY 12
AMOUNT OF MORTGAGE DIVIDED BY 1,000
ESTIMATED MONTHLY d y ^ Θ , d
dKd > WZ ͳd y INCOME
MORTGAGE AMOUNT ΈWZ/ ͵ KtE W zD EdΉ
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
01
05
Calculate the combined monthly before-tax income of you and your spouse.
Multiply this figure by the amount you need to borrow. Divide by 1,000.
02
06
Divide by three. This figure is the monthly payment you can afford to make on your home.
Add to this your estimated monthly heating costs and monthly property taxes.
03
07
Take the total price of the home and subtract the amount of money you expect to make as a down payment. This is the money you will have to borrow.
04
Refer to the chart 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.)
42 • HomeGuide | Volume15 Issue05
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
2.350
4.000
2.940
2.640
2.540
2.690
2.740
Bank of Montreal - BMO
2.850
4.000
2.890
2.840
3.390
3.890
4.740
Bank of Nova Scotia
2.850
4.550
3.290
3.090
3.390
3.890
4.490
CIBC Mortgages
2.850
4.450
2.890
2.840
3.550
4.140
4.790
Caisses Desjardins
2.850
4.400
2.890
2.990
3.390
3.890
4.740
Canadian Western Bank
3.050
4.000
3.140
3.040
3.650
4.200
4.790
Canadian Western Trust
3.050
4.000
3.140
3.040
3.650
4.200
4.790
-
6.200
2.890
2.890
2.950
2.990
2.790
2.650
-
3.090
3.000
2.990
3.090
2.690
Effort Trust
-
4.450
3.350
3.500
3.700
4.300
4.350
Equitable Bank
-
-
3.140
3.040
3.650
4.390
4.640
First Calgary Financial
-
4.000
2.890
2.890
2.490
3.090
2.650
First National Financial
2.200
3.100
2.290
2.190
2.340
2.540
2.690
FirstOntario Credit Un.
2.850
4.240
2.990
3.040
3.190
2.990
2.790
HSBC Bank Canada
2.850
4.450
3.140
3.140
3.540
4.240
4.740
Home Trust Company
2.500
3.950
2.890
2.440
2.540
2.640
2.640
ICICI Bank Canada
3.050
-
3.150
3.650
3.640
3.690
3.690
Investors Group Trust
2.850
4.200
3.140
3.090
3.750
4.390
4.790
Laurentian Bank Canada
2.850
4.400
2.890
2.840
3.390
3.890
4.740
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Libro Credit Union
-
3.750
2.850
2.850
2.890
2.890
2.890
London Life
2.850
4.200
3.140
3.090
3.750
4.390
4.790
Manulife Bank
2.550
4.450
3.000
2.940
2.840
2.790
2.790
Manulife Trust
-
4.450
3.000
2.940
2.840
2.790
2.790
Meridian Credit Union
2.650
4.000
3.090
3.090
3.550
3.290
2.690
National Bank
2.850
4.400
2.890
2.840
3.390
3.890
4.740
-
4.500
3.150
3.500
3.750
3.850
3.950
President’s Choice Fin’l
2.850
6.190
3.190
2.840
3.490
4.040
4.440
Royal Bank of Canada
2.850
3.140
3.140
3.040
3.650
4.390
4.640
Servus Credit Union
-
4.000
2.890
2.840
3.390
3.890
4.640
Steinbach Credit Union
-
-
2.500
2.600
2.700
2.800
2.750
T-D Mortgage
2.850
3.140
2.890
2.840
3.390
3.890
4.640
Tangerine
3.000
-
3.190
3.240
3.490
3.690
3.790
Comtech Credit Union DUCA Financial Services
Peace Hills Trust
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. /E^hZ KZ ,/',ͳZ d/K͗ 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 APRIL 25, 2015. This information is current as of the date and time posted and is subject to change without notice. © Copyright 2015 EE y &ŝŶĂŶĐŝĂů džĐŚĂŶŐĞƐ >ŝŵŝƚĞĚ͘ ůů ƌŝŐŚƚƐ ƌĞƐĞƌǀĞĚ͘
Volume15 Issue05 HomeGuide •
43
aroundthehouse
Simple steps for STAGING B Y L AU R A L E
T
here are several steps to take when preparing a property for sale. They are the same whether you are doing the work yourself or hiring a professional stager. The obvious first step to getting the house ready is de-cluttering. Often this includes small side tables, which have a habit of displaying more unnecessary items. They are often in front entries, hallways or on stair landings. I wish I had stocks in these small, often wrought iron side tables because there are many, many people who have them occupying a corner that would look better empty. It’s a fascinating decorating phenomenon, in my opinion. Closets in every room need to be thinned out. An easy way to approach these spaces is to pack up seasonal stuff. If it is not winter, store the down jackets and winter boot because hopefully, fingers crossed, they won’t be needed again until next year. This same principal applies to sporting goods, toys and seasonal decorations. If storage is limited, it is ideal if you have a friend or neighbour who will allow you to temporarily store some of the excess.
44 • HomeGuide | Volume15 Issue05
Closets in every room need to be thinned out. An easy way to approach these spaces is to pack up seasonal stuff.
In the kitchen, any small appliances used daily may remain on the counters. Store any occasional items. Fresh flowers and big bowls of fruit are fabulous to finish the look. A very simple way to look at every room is, “if it’s not pretty, put it away!” This is especially applicable in bathrooms – plungers, garbage bins, cleaning supplies, 20 different kinds of shampoo and conditioners, and mismatched towels or worse, beach towels, are all examples of the non-pretty items we all need to live with but don’t necessarily want to look at, or display. I suggest having a container for each person that can be used daily and stored under the vanity. This ensures the property is ready for viewings at all times without major inconvenience. So, the de-cluttering is completed and the furniture is placed to best highlight the architectural features of each room. Now the cleaning must begin. It is impossible for the house to be too clean! I was recently in a property that was the worst I have
With de-cluttering completed, now the cleaning must begin. Remember: it is impossible for the house to be too clean!
seen in 11 years. It was filthy. The seller actually had dirty laundry everywhere, and I mean everywhere. Even the tracks for the sliding doors were so dirty, the doors took brute force to actually slide. I wonâ&#x20AC;&#x2122;t even describe the bathroom and kitchen. Please, please get the property as clean and shiny as possible! Countertops are an area that is really important. If you ever watch the home improvement channel, pay attention. Most people walk into the kitchen and run their hand across the countertop. It is fascinating. Less fascinating, however, if the potential buyer does this and ends up wet or sticky from whatever was left on the surface. Make sure the house smells great at all times. I like those air sponges that absorb odour, but do not have a smell themselves. They work well for properties with pets. Now we are de-cluttered and spotlessly clean. Here is where a layer of lovely comes
into play. Place cushions and a throw on the sofas and chairs. Art and accessories should appear in just the right amount. Large-scale pieces of both of these are best, because they have a greater impact but do not appear cluttered. In the bathrooms add clean, f luffy towels and a neutral shower curtain. Bedrooms are next. Beds must have clean, fresh linens that tempt a potential buyer to crawl in and have a nap. Add as many pillows as you can stand. I like between four and six, including bed pillows and decorative cushions. Once you have de-cluttered, the furniture is placed appropriately, sparkling clean and staged beautifully, you are ready for the photographer to take fabulous photos to market your home to potential buyers.
LAURA LE Creative Enhancement Inc. Laura Le has owned Creative Enhancement for 11 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
46 â&#x20AC;˘ HomeGuide | Volume15 Issue05
featureproperty
Unique, custom-built home
in prestigious Mount Royal B Y H E AT H E R R YA N
R
arely does such a unique property come to market. Nestled in the heart of Mount Royal and minutes to downtown, this beautifully crafted, De Jongdesigned home offers the discerning buyer all the luxury one would expect from a newer estate home in this prestigious community. “This custom-built home is on an estate-sized lot that is 175 ft. deep and presents an old-charm exterior of brick and sandstone,” says luxury home realtor Ray Riley of Royal LePage Foothills. “This property features exceptionally high-quality finishing and detailing, including 10-ft. ceilings, custom millwork and walnut hardwood floors throughout the main level.” Offering more than 5,000 sq. ft. of elegant living space, this two-storey residence has four bedrooms, each with their own full ensuite, main-level powder room, a fully developed lower level and a three-car garage with in-slab heating including the driveway. From the impressive entry, visitors are drawn into a stunning, 25-ft. high foyer on the main level. This leads into a spectacular chef ’s kitchen with an expansive granite-topped island, huge walk-in pantry and high-end stainless steel appliances including a Wolf range and Subzero fridge. The kitchen is open to a spacious dining area and Great Room ideal for entertaining. From the Great Room, double French doors open to a large, brick patio walkout, which leads to one of the
most sought-after features – a rare and private, south-facing inner-city sanctuary complete with mature trees and a beautiful English country-style perennial garden. A formal dining room is highlighted by a barrel vault, coffered ceiling, while the living room is warmed by a fireplace topped by a beautifully carved wood mantel. Through sliding French doors, the living room extends into a light-filled den with French doors opening onto an inviting front balcony. The main-level foyer leads to a wide staircase with carpet inset into the walnut hardwood stairs and features a vaulted, coffered ceiling and curved balcony above. The master bedroom has an eyecatching vaulted ceiling and luxurious ensuite with a steam shower, air jetted tub, two-way fireplace and huge walk-in closet with custom built-ins and a walkthrough to the laundry room. The lower level features a wet bar, custom-designed wine cellar, media room, four-piece bathroom and mud room. For more information on this luxury home, contact Ray Riley, Royal LePage Foothills. Call 403.270.7601 or visit rayriley.com.
Call: 403.247.5503 Email: serhan@tarkan.ca
104 540 18 AVENUE SW
$284,900 t 2 Bedrooms / 1 Bathroom t 785 sq ft t Steps to 17 Avenue t Undergound parking
MLS: C3646261
202 42 6A STREET NE
$339,900 t 2 Bedroom / 2 Bathroom t 880 sq ft t Faces East Courtyard t 2 Underground Stalls
MLS: C4007885
703 MCKENZIE TOWNE SQUARE
$399,900 t 2 Bedrooms / 2.5 Baths t 1220 sq ft t Double Garage Attached
MLS: C3656194
1601 1088 6 AVENUE SW
$594,900 t 2 Bedroom + Den / 2 Bath t 1260 sq ft t Gorgeous Views of River & Kensington t 1 Underground Stall
MLS: C4006799