Hamilton Resale Home & Condo - 20 Jul., 2013

Jul 20 - Aug 3, 2013 Volume 13 Issue 14

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WATERFRONT

®

R E A LT Y B R O K E R A G E I N C .

INDEPENDENTLY OWNED AND OPERATED

LAKE ERIE LAKEFRONT - $429,900. Do you dream of coming home to serenity and nature? Do you long to kick back with a book and listen to the waves? Kayak, sail, water ski, swim or fish? This property offers all that and more! Fabulous custom built home featuring huge oak kitchen with wetbar, livingrm with wood f/place, master suite with wood f/place and balcony for that morning coffee overlooking the water. Full basement, garage and yard for all the outdoor games. Whether you want to relax in quiet or entertain and have fun... there are no disapointments here! Tammy Carpenter, Sales Representative, RE/MAX Riverside Realty Inc., Brokerage, 905-774-4444 or visit www.TammyCarpenter.ca 2913_KIMRI_0012 HOT NEW LISTING! $209,900

OPEN HOUSE: SUN JULY 28TH 2-4PM 440 BEACH BLVD, HAMILTON

EXTENSIVE UPGRADES! SPACIOUS 3 BR BUNGALOW. New Eatin Kitchen, Bathroom and ceramic loors (2012), newer furnace and roof, updated electrical, covered back porch, 10 x 19 detached garage w/hydro, fully fenced lot. Just move in & enjoy!

V. tour@ www.LisaTollis.ca. Lisa Tollis, Sales Representative, Royal LePage State Realty, Brokerage 905-574-4600.

$374,900 - BINBROOK - 100' X 150' LOT Finished family room, 3+1 bedrooms, 2 full baths. 26' kitchen w/ walkout deck. 20' livingroom, fireplace, huge 2 car attached garage.

Great location for home business. MLS# H3099218 www. plouffehomes.ca Donald Plouffe, Broker of Record, Donald Plouffe Ltd. Real Estate Brokerage. 905-632-5940.

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LIFE IS GOOD AT THE BEACH. Easy access to lake, beach, trail & Hwy. 2stry set in front has 3 bedrms, 2.5 baths & trendy kitchen with granite counters. MBedrm has walk in closet & ensuite, main flr laundy, attach garage & fenced patio. Appl incl. $298,900 MLS# H3113960. Marilyn O’Blenis, Sales Representative, RE/MAX Escarpment Realty, Brokerage 905-573-1188 or visit www.MarilynOblenis.com 2513_KIMRI_0014

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4745 RAINHAM ROAD, SELKIRK. $197,500

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13 ACRE HOBBY FARM

3100 HALL ROAD, BINBROOK. $589,000

Gorgeous raised ranch on 13 acres set up for horses includes 5 stall 50’x30’ barn w/hydro and concrete floor w/drain.

40’x20’ heated tack rm (former dog kennel), 30’x24’ run-in shelter, 3 pastures w/recent oak, electric fence & pond.

Home features 2+2 bedrms, 2 bthrms, modern kitchen w/brkfst bar o/concept dining/livrm w/wood f/place & finished basement. Features hi/eff furnace, c/air, drilled well w/water softening system, 200 amp service w/backup generator panel and heated double car garage w/new overhead doors. Located 5 min south of Binbrook. Call Darren Papineau to view. MLS H3106641 2913_KIMRI_3_0031 2913_KIMRI_1_0032

195 TOWNLINE ROAD E, CAYUGA. $299,000

Stunning 3 bdrm o/con “Viceroy� home. Ftrs vltd ceilings, new panaromaic wndws, skylight, Muskoka rm, fin bsmt w/cozy wd stv, bar area. Immaculately kept w/updated baths, recent hrdwd flrg. Situated on a private 3/4 ac treed lot, lrg shed & boat storage. About 30 min to Hamilton.

Call Darren Papineau to view. MLS #H3103100.

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NE W

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SET UP FOR HORSES

8191 HIGHWAY 3, DUNNVILLE. $599,000

Serenity now! 58 ac Horse Hobby Farm. Immaculate and updated 3 bedroom, 2 bathroom, one floor ranch. This nature lover’s paradise includes about 40 acres of woods, nature trails, wildlife, about 10 acres pasture with hay planted in sandy loam soil, 28 x 36 horse barn, 14 x 12 tack room, 2 paddocks, 60 x 32 steel clad shop with 12,000 lb car hoist, 60 x 20 coverall, large dog run, bridge and pond. A pleasure to show! Call Darren Papineau to view. MLS H3111619.

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51 HORSESHOE BAY RD, DUNNVILLE. $159,900

Cozy 2 bedroom cottage, view of Lake Erie. R.O.W. access to beach steps away. Rare 100x100 dbl lot, sprawling front deck, open concept lr/dr, vaulted pine insulated ceiling, shingles ‘10, many updates since 2008. Most furnishings & bunk beds incl. - sleeps 6.

Quick possession. About 1 hr drive from Hamilton or Niagara. Call Darren Papineau to view. MLS# H3111746.

Call Darren’s SELL phone 905-978-SOLD (7653) for a FREE Home Evaluation!

www.HaldimandHomes.ca for virtual tours & custom home plans online!

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2913_KIMRI_3_0059

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1481 LAKESHORE RD, SELKIRK. $229,000

Larger than it appears! Lake Erie cottage offers full basement with finished rec room ‘08 accented with pine, modern kitchen w/stylish cabinets, updated full bathrm ‘04 w/ceramics. Fantastic panoramic Lake Erie view with ownership of desired sand beach & lawn across the road.

Quick possession. Call Darren Papineau to view.

MLS# H3112153 2913_KIMRI_1_7000

8 BATES LANE, DUNNVILLE. $219,000

Lakeview insulated cottage w/3 bedrms, full bath, spacious o/c kitchen/din/living w/cathedral ceiling, electric f/ place, new patio doors to sprawling lake view deck & rear deck. Offers 1/2 ac landscaped lot w/lots of parking and deeded right-of-way to sandy beach directly across a low traffic road. Incls all appliances & furnishings. Call Darren Papineau to view. MLS H3108187.

LAKEFRONT W/SAND BEACH

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ICE PR W NE

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6267 RAINHAM RD, DUNNVILLE. $254,900

Immaculate 3 bdrm, 2.5 stry brick home, over 1/2 AC w/ 36’ x 34’ shop/gar. Completely reno’d w/ 2 bths, oak kitch, o/con din/liv, huge finished loft + m/bdrm that can be converted back to 2 bdrms. Extras incl conc patio off dinrm, rear mudrm, cov’d frnt veranda, repl wndws, h/eff furn (11), pool liner (10), a/grnd pool, 100 amp hydro, pvd drive & brick shed. Great family home w/ over 2000sf + finished bsmnt!

Call Darren Papineau. MLS H3103798.

R.O.W. TO SAND BEACH

Stylish 1.5 stry 3 bdrm country home plus det 1.5 car gar w/ conc flr & hydro. Thousands of dollars recently spent incl new kitch w/granite cntrs, updated bthrms, h.eff furn, 100 amp brkrs, 3000 gal cistern, repl wndws, drs + trim, vinyl + laminate flrs, freshly painted int decor. Eat-in kitch, o/c liv/din, mnfl pwdr rm, partly fin bsmt w/recrm, wd stv f/p, c/vac, stl roof & encl back deck. Call Darren Papineau to view. MLS H3102097

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11 ALEXANDER BOULEVARD, EMPIRE COUNTRY ESTATES, YORK. $899,000

Magnificent executive brick/stone bungalow on a 1-1/4 AC ravine lot with walkout basement, custom built by Lucchetta Homes in 2010 w/exquisite attention to detail. Features quality craftsmanship throughout with crown mouldings, tray ceilings, architectural columns, travertine tile, maple hardwood, custom cherry kitchen w/granite counters and dinette with access to covered elevated deck. Offers approx. 4100 sqft of fin’d living space w/5 bedrms, 3-1/2 baths, great rm w/gas f/place. Home office, formal dining, home theatre nd exercise room. Experience a luxurious lifestyle in Empire Country Estates, an exclusive enclave of architecturally controlled custom homes, located about 20 mins south of Hamilton. Unlock the door to exceptional 2913_KIMRI_2_0058 2913_KIMRI_1_0013 real estate value! Call Darren Papineau for a personal tour. MLS H3106269.

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ISAAC PHILLIPS Sales Representative

www.isaacphillips.com TOP 1% IN CANADA FOR ROYAL LEPAGE 18 YEARS

Independently Owned and Operated

List with us and your property is shown on 20 plus websites

P NE R W IC E

BRICK BUNGALOW! $189,900 Tidy brick 3 bedroom home overlooks farm fields to the south, offers upgraded steel roof, high efficiency natural gas furnace, hardwood floors, sliding doors to rear deck, lots of parking, mature trees, large fenced backyard, close to Lake Erie beaches - South Cayuga. Call Isaac Phillips 2913_KIMRI_0034

NEAR WELLAND RIVER! SOLD! $429,900 Open concept main living area, handscraped plank flooring, knotty pine kitchen, DR walk out to deck & hot tub, 3 bedrm, 2 baths, party size recroom, quiet road. Wainfleet/Wellandport. Call Isaac Phillips 2913_KIMRI_0035

BRICK RANCH! $268,500 Dunnville sought after Brelus Woods area, extra wide lot, tons of recent upgrades, maple kitchen, vinyl repl. windows, kitchen ceramic tile, hardwood floors, 2 fireplaces, oak/granite bar in rec room, poured concrete drive, patio & sidewalk. Call Isaac Phillips 2913_KIMRI_0036

START YOUR PERMANENT VACATION! $665,000 Magnificent serene & private 1.24 ac on Lake Erie, captivating vistas & 150 ft of water front. Custom executive 4+1 bdrm home w/ vaulted ceilings, fin bsmt, 2 ensuite, gas fp, loads of updates, Dunnville.

29 ACRES NEAR GRIMSBY- SMITHVILLE! $469,900 North of Smithville, 29 acres, 2009 3 bedroom home, oak kitchen open to main floor family room, terrific location minutes to QEW includes 36x30 workshop/barn. Call Isaac Phillips

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COUNTRY CHARMER ON 29 ACRES! $419,900 Bring the family home, gleaming hardwood floors, 2 baths, eat-in kitchen, main floor family room & laundry, tons of windows, walk in closet, 3 outbuildings, 5 acres of bush, sandy loam soil, pond, nature lovers delight. Dunnville. Call Isaac Phillips 2913_KIMRI_0039

OPEN CONCEPT! $249,900 Silverthorne built, quiet court, close to Community Park/Centre, oak kitchen has patio door walkout to backyard deck, gas fireplace, lower level bath with ceramics & granite. Dunnville. Call Isaac Phillips

SIDE BY SIDE DUPLEX! $186,500 Downtown Dunnville, each unit offers 3 bedrooms, separate utilities, 1.5 baths and lots of upgrades, conveniently located a short walk to stores and banks. Call Isaac Phillips

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PANORAMIC VISTAS! $408,500 One of a kind beach front overlooking lighthouse & Mohawak Island, walls of windows & walk out from both levels leads to numerous decks & balconies all with fantastic vistas. Impressive quality upgrades include granite counters, custom oak cabinets, trim, stairs, office cabinetry, heated ceramic floors, SS appliances, 2012 roof shingles & A/C. Dunnville. Call Isaac Phillips 2913_KIMRI_0041

MATURE CORNER LOT! $189,900 Dunnville, June 2013 decor/flooring/trim, screened side porch plus side deck, vinyl repl windows, oak floor & oak cabinetry in kitchen, 3 bedrooms, appliances, single garage. Call Isaac Phillips

CHARACTER & CHARM! $156,500 Large brick home on large mature lot, main floor family room, eat in kitchen, 2007 furnace, 2009 veranda, high ceilings, 2 bathrooms, tons of potential! Dunnville. Call Isaac Phillips

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ONE FLOOR TOWN HOME! $169,000 Built in 2008, brick with finished basement and patio door walkout to fenced backyard. Oak kitchen cabinets, ceramic tile, backyard deck, some laminate flooring, tray ceiling in living room, walk in master bedroom closet, backyard overlooks open field at the edge of town. Cayuga! Call Isaac Phillips 2913_KIMRI_0045

P NE R W IC E

Call for your FREE Market Evaluation LI N S EW T IN G

905-774-7631 905-774-8144

LI N S EW T IN G

Check out our website for the latest on our 45+ listings

STATE REALTY BROKERAGE

3G

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Volume 13 Issue 14

1

Resale Home & Condo Guide - Hamilton & Halton Edition

2010-2012

2011-2012

THE O’REILLY TEAM PAM O’REILLY DAVE O’REILLY LUKE O’REILLY

1122 Wilson St. W. Ancaster, Ontario L9G 3K9

Sales Representatives

www.theoreillyteam.com 905.525.3737

Broker

1.877.648.4451 9249706_2913

HAMILTON CENTRAL MOUNTAIN

ESCAPE TO THE LAKE

Solid 3 bedroom brick 2 storey home with 2 full bathrooms and second kitchen.

Convenient location near Juravinski Hospital and all amenities. Many updates over the years including kitchen, flooring, bathrooms, electrical panel, shingles, furnace and A/C. Front double paved drive for parking.

Unobstructed views of Lake Erie! It is fabulous! Well maintained 2 bedroom, 1 bath, 1.5 storey in Featherstone Point. Updates include steel roof, vinyl clad windows, electrical on breakers, insulation, cistern, flooring (carpet & laminate). All furnishings included in sale.

2913_KIMRI_1_0047

$224,900

PARK LIKE YARD

2913_KIMRI_0015

2+3 bedroom near McMaster University completely redone from top to bottom. Two kitchens, 2 bathrooms/laundry combos, separate rear entrance. All wiring, plumbing, windows, doors, furnace, c/air, shingles, waterproofing, insulation, drywall, flooring, etc. Just complete. It’s like a new home.

2913_KIMRI_0016

SOUTHWEST CHARMER Wow! Long list of reno’s/improvements in this lovely 3 bedroom, 1.5 bath home located within walking distance to Innovation Park, trails, Locke St. and more. Recent updates include furnace/ ductwork, central air, kitchen with island and granite counters and now open to dining room, main bath, 2 piece powder room, walk-in pantry/laundry, flooring, driveway and more!

If you are looking for a huge yard for the kids to roam, this is it! 3 bedroom, 3 bath bungalow in Caledonia on a well treed 64’ x 306’ lot. Convenient main floor laundry, main floor family room addition, gleaming refinished hardwood floors, recent carpet in 2 bedrooms, fresh paint, large workshop/man cave at rear under addition has separate entrance, basement walkout.

2913_KIMRI_1_0029

$229,900

FABULOUS OPPORTUNITY

$299,900

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$449,900

$369,900

ANCASTER EXECUTIVE

Custom built 4+1 bedroom home on mature treed lot with private backyard oasis. Spend your summer relaxing in the heated, salt water pool with surrounding rod iron fence.

Located in a fabulous area just minutes to the 403 and all other amenities. Inside offers over 3,600 square feet plus finished basement. Plenty of room for your family here!

Tons of upgrades and improvements.

2913_KIMRI_1_0002

$679,900

DREAM HOME IN ANCASTER

CUSTOM BUILT BEAUTY

COUNTRY ESTATE

This gorgeous 2+2 bedroom, 3 bathroom bungalow has over 3400 square feet of finished living space and sits on a mature 80x225 foot lot. Upgrades include a gourmet kitchen with granite countertops, wire brushed hardwood flooring, marble tiling, wainscotting, oversized baseboards, crown mouldings, vaulted/coffered ceilings, 100+ pot lights. Fully finished lower level & so much more. The attention to detail is outstanding!

Stunning 3 bedroom, 2.5 bath bungaloft with 2770 sq ft of living space (plus unspoiled basement) on 1.66 acres in West Lincoln just 30 minutes to Stoney Creek mountain. Loaded with upgrades including Alder cabinetry, quartz countertops, 9 ft and 17 ft vaulted ceilings, crown mouldings, pot lighting, rich dark stained flooring throughout, glass showers, undermount sinks, gas fireplace, HRV air purification, 200 amp electrical, UV water purification and more! The list goes on and on.

Escape to this truly spectacular and one-of-a-kind property in an enclave of executive homes just minutes outside of Cayuga. Nestled on a mature, treed lot of 2.45 acres, this stunning home will take your breath away. Open concept home with windows and skylights at every turn to enjoy all nature has to offer. Incredible inground salt water pool.

Triple car detached garage. Endless list of features.

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$749,900

$569,900

$849,900

Please say you saw it in Resale Home & Condo Guide

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Volume 13 Issue 14

Resale Home & Condo Guide - Hamilton & Halton Edition

Hamilton/Halton/ Haldimand/ Brantford

#500-401 The West Mall Etobicoke, ON M9C 5J5 t. 416.784.5060 toll-free 1.877.269.8257 f. 416.789.9705 viCe-PresideNt, wall2wall media

Jacqueline Hill

editor-iN-Chief, NatioNal real estate

Susan Legge editor

Lydia McNutt

Coverage area:

CoNtributiNg editors

Sara Duck, Wayne Karl, Elisa Krovblit

Hamilton Burlington Brantford Dunnville Jarvis Ancaster Puslinch Oakville

Grimsby Hagersville Delhi Dundas Stoney Creek Paris Simcoe Cayuga

Waterdown Milton Caledonia Port Dover Flamborough & surrounding areas

seNior sales maNager

Larry Gregoris

media CoNsultaNt

Kim Richards

sales CoordiNator

Jennifer Mardini, Nobia Bhatti (on leave) NatioNal aCCouNt maNager, mediative

Paul Slizys

ProduCtioN maNager

Bala Gnanapandithan graPhiC desigNers

Mike Terentiev, Caroline Wassef ProduCtioN CoordiNators

HALTON

WATERDOWN

Deenisha Doodnath Lindsey Maindonald

OAKVILLE

terms Advertisers and Resale Home & Condo

Guide are not responsible for typographical errors, mistakes or misprints.

BURLINGTON BRANTFORD

HAMILTON

GRIMSBY

HALDIMAND-NORFOLK

Next advertisiNg deadliNe

thursday July 25th 2013 issue date: August

3, 2013 – 2-WEEK ISSUE

Payment in full must accompany the insertion order by cheque or money order only.

Insertion by phone: we accept Visa and Mastercard.

Please check your ad for accuracy the first issue it appears. If you find an error, report it immediately. Resale Home & Condo Guide will not be responsible for more than one incorrect insertion.

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Copyright 2013 Copyright covers the contents of this publication and prevents reproduction in whole or in part: offenders will be prosecuted.

We reserve the right to refuse any advertising, to make changes or edit advertising as necessary.

Care will be taken to ensure copy accuracy but no warranty is implied or given by the publisher.

Views/data expressed by columnists do not necessarily represent those of the publication.

Wall2Wall Media is a trademark of Yellow Pages Group Co. in Canada.

For advertising information, contact Kim richards

phone: 905.383.8118 | toll-free 1.800.268.0077 cell: 905.730.5658 | fax: 905.383.4667 kim.richards@wall2wallmedia.com

Please recycle this magazine! Wall2Wall Media participates in the Partners in Growth Reforestation Program through St. Joseph Communications. To date, Partners in Growth has planted over 2.5 million trees in parks, recreation and conservation areas, and other public spaces across Canada. Established in 1990, this program was started with Scouts Canada to help replenish the environment.

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Volume 13 Issue 14

3

Resale Home & Condo Guide - Hamilton & Halton Edition

July 20 - Aug ust 3, 2013

27 29

22 InSIde thIS ISSue

04.

Editor’s NotE

14.

iN thE NEws

Canadian home sales improve in June 20.

thE MortgagE MiNutE

Financing your home renovations

By Peter Kinch 22.

hot topic

Reining in those reno costs

By Yanic Simard 27.

iN thE NEws

After the flood: questions of claims, coverage and costs 29.

hoMEbuyErs’ hElp

Homebuyers’ resource section

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editor’snote

Resale Home & Condo Guide - Hamilton & Halton Edition

Volume 13 Issue 14

a A little homework to get you

reaL-eState ready

re you ready to buy a home? Though it’s still summertime, there is some essential homework you’ll want to do before diving into the market.

Take the time before you begin your home search to go to the bank for a pre-approved mortgage. Not only does it define what you can afford, but it also locks you into today’s low rates for up to 90 days or more. Having that extra peace of mind is a good thing when you’re searching for the perfect home.

If you’re looking at homes that require a renovation, take this into account as part of the purchase price as well.

Since price is the driving factor, once you have an idea of what your budget will be, compare what you’ll get in the locations that interest you most to see what’s available.

If you’re a first-time buyer with a limited amount to spend on a home, consider living a little outside of your location of choice. It will mean getting a lot more home for a lot less money until you’ve built up enough equity to make a strategic move to your preferred location.

Do your homework and don’t fall victim to “over-analysis paralysis.” Remember the “here today, gone tomorrow” scenario. Chances are, if you’ve found the perfect home, others could be seriously considering it too.

Susan Legge Editor-in-chiEf Wall2Wall Media, Susan.Legge@wall2wallmedia.com Follow me on Twitter at Twitter.com/SusanLegge

r

enovating a house is a great way to turn your dream home into a reality, short of shelling out big bucks for a move-in ready property. By doing your own renovation, you get to have your home, your way, rather than moving into someone else’s vision of perfection. Not crazy about that bright blue kitchen backsplash? Make it your own with any colour under the rainbow. Are you a shower person who is living with wasted space in the form of a seldom-used bathtub? You can change that too. With a little planning and some professional help, you can customize your house to suit your needs. It’s that simple.

But, is it really that simple? Like most things in life, a renovation is not hard if you are prepared. Come to the table with ideas, financing and resources. This issue offers expert advice on getting that reno right. Here are some tips to help get you started:

Summertime is

reNo tiMe

» Research, research, research! Before hiring a contractor for any job, big or small, get a few quotes and check references. If the contractor fell short on tall promises for a dream design, or if a contractor really excelled, past clients will usually give you an honest account. » Set a realistic budget and stick to it. It’s easy to get swept up in the romance of the “dream home.” » Have a “just in case” fund, because more often than not, unforeseen issues will arise and you don’t want to get caught short mid-way through the project. » Can you live with the mess and inconvenience that goes along with a renovation?

Do you live with small children or elderly folks that might not deal well with the construction chaos? You may need to arrange for other accommodations while the work is being done. » Last but not least, enjoy the fruits of your labour, and the contractor’s labour, for that matter!

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

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Volume 13 Issue 14

5

Resale Home & Condo Guide - Hamilton & Halton Edition

Sean Morrison SALES REPRESENTATIVE

STATE REALTY BROKERAGE

DIRECT: 289-439-2447 TOLL FREE: 1-877-574-7441

Independently Owned & Operated

11270441_2913

seanmorrison@royallepage.ca 5810 SUNMILL CRESCENT, BURLINGTON

52 CITY VIEW CRESCENT, STONEY CREEK

Great 4 bedroom, 2-1/2 bath home in the sought-after Orchard community. This wonderful family home offers open concept main floor with large eat-in kitchen, separate dining room, great room and access to the garage and rear yard. The second floor offers a spacious master suite complete with ensuite and walk-in closet, 3 additional large bedrooms and a 4 piece bath. The finished basement offers a great family get-away and storage. Double drive and double garage. Close to highway access, parks, trails, shopping and transit.

Large 4 bedroom 3-1/2 bathroom home perched overlooking the city with breathtaking views. The main floor layout offers a large foyer, living room and dining room, office/den, huge eat-in kitchen with island and patio door leading to the deck, family room with fireplace, mud/laundry room and a powder room. The second floor offers a large master suite with sitting area, 4 pc ensuite and walk-in closet, a 4 pc main bathroom and three additional large bedrooms complete the floor. The finished basement completes the home with a large finished rec room, games room with web bar, laundry room, storage room and a 3 pc bathroom. A double car garage, 4 car driveway and rear yard backing onto trails compliments this home perfectly.

2913_KIMRI_0004 2913_KIMRI_0005

$629,900

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$469,900

UNIT #3, WATERDOWN COURTYARD DEVELOPMENT

UNIT 31, 11 GLEN VISTA DRIVE, HAMILTON

521 BARTON STREET EAST, HAMILTON

Masterfully built live/work residence in the heart of Waterdown. This property consists of an enormous 2440 sq ft 3 bedroom, 2-1/2 bath town home complete with a double car garage, 2 car driveways and large terrace located off the kitchen. There is an additional 763 sq ft of commercial retail space on the main floor fronting on Griffin Street at Main Street south. There is still time to pick finishes. Come and see this amazing unit before it’s gone!

**Attention investors** turn-key rental in East Hamilton.

This condo townhouse is already leased and offers a great return on investment. The home offers 3 bedrooms, 1-1/2 baths, fenced-in yard, finished basement, updated kitchen, breaker panel, flooring and more. The current tenant wishes to stay. 48 hours notice required for showings.

**Attention Investors** turn-key live/work building near Hamilton General Hospital. This building offers a fully rented retail store front, fronting on Barton Street East with metered parking available right out front, on a transit line and with signage in place. The second floor offers a spacious 2 bedroom apartment that is also leased and offers yard access. The retail tenant has been in place for over 6 years and the residential tenant has been in place for over a year, both wish to stay.

GREAT RETAIL SPACE ON BARTON NEAR CENTRE MALL, EAST HAMILTON

RARE SMALL RETAIL UNIT ON FENNEL AND UPPER WELLINGTON, HAMILTON

Great retail space with off-street parking near Centre mall.

This unit offers up to 1700 sq ft of retail or warehouse space, fronts on Barton, signage possible, has forced air heating and A/C, has parking for numerous cars, abuts existing commercial properties and is right on a transit line.

2913_KIMRI_0010

Great opportunity for small retail or start-up business, low overhead, shared off-street parking, located near small plaza adjacent to existing retail and take-out restaurant.

This unit offers “H” zoning, under 500 sq ft and a 2 pc washroom 2913_KIMRI_0011

$750,000

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3 BEDROOM TOWNHOUSE IN EAST HAMILTON

$1500 PER MONTH + UT

$185,000

2913_KIMRI_0007

$2000 PER MONTH + UT

$139,900

2913_KIMRI_0008

$700 PER MONTH + UT

D

LEASE

This amazing unit offers 3 bedrooms, finished basement, single garage, eat-in kitchen, 1-1/2 baths, hardwood floors, central air and updated main bath. Won’t last at this price!

2913_KIMRI_0009

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Volume 13 Issue 14

Resale Home & Condo Guide - Hamilton & Halton Edition

Liz Koster Real Estate Broker Niagara Real Estate Centre Inc., Brokerage

905.774.7511

Toll Free: 1.888.205.7010

Independently Owned & Operated 9189908_2913

lizkoster@royallepage.ca | www.lizkoster.com

DESIRABLE LOCATION!

Helping People on the Move!

LAKE ERIE LIVING!

$229,900

$243,900

3-bedrm home with 1-1/2 bathrms plus a 2 pc ensuite off the master bedrm! Eat-in kitchen, sep dining room, finished basement with huge recrm! Attached garage & fenced back yard! Dunnville.

One-storey year round home with full finished basement on a double wide lot across the road from Lake Erie with deeded right-of-way to the lake! Wonderful lakeviews! Get ready to enjoy the summer!

COTTAGE LIVING!

INEXPENSIVE LIVING!

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2913_KIMRI_2_0042

$104,900

3-bedrm, insulated cottage with attractive fieldstone fireplace with insert in living room! Treed backyard with shed! All appliances, furniture, etc. included! In Selkirk.

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FAMILY HOME!

$54,900

Well maintained yr round home in Sandy Acres Trailer Park east of Dunnville! 20’ x 40’ mobile home with many updates!

Shows well! Fireplace in sunroom! Sunrm can be used as second bedrm! Land lease & common charges apply.

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OLD CAYUGA LIONS HALL! $198,500

3-bedrm home on large lot in Dunnville! Move-in condition!

One bedrm and 2 pc washrm on main floor! Other 2 bedrms and 4 pc bathrm upstairs! Detached dbl garage with loft! Pool and fenced back yard!

$149,900

2200 sq ft building in Cayuga near downtown amenities!

Features kitchen, 2 separate washrooms, and a huge open room! On municipal services! Zoning allows residence.

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Call Liz Koster for a FREE Market Evaluation! Thinking about BUYING or SELLING I am here to help!

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Volume 13 Issue 14

7

Resale Home & Condo Guide - Hamilton & Halton Edition

THINK SOLD... THINK MARGARET & WALDI NIBURSKI WE MAKE DREAMS AFFORDABLE B.SC. SALES REPRESENTATIVE

NIBURSKI

M.SC. SALES REPRESENTATIVE

9489143_2913

MARGARET (MALGORZATA)

NIBURSKI WALDI (WALDEMAR)

YOUR LISTING ADVERTISED ON

905- 575-7070

40+ WEBSITES Sutton Group Innovative Realty Inc., Brokerage

mniburski@sutton.com wniburski@sutton.com

www.hamiltonhomes-for-sale.com

*Independently Owned & Operated

GREAT STARTER IN A PERFECT LOCATION

ATTENTION INVESTORS!!

HAMILTON’S ST. CLAIR AREA

LUXURY HOME IN STONEY CREEK WITH THE VIEW OF THE LAKE

$439,900

$139,900

• Near Gage Avenue.

• 3 bedrooms • Brick exterior • Spacious rooms • Great convenient location • Plenty of parking at the back www.hamiltonhomes-for-sale.com

• Outstanding investment with great income!

• Plenty of recent updates • 5 apartments and presently used as a triplex!

• Garage and front drive parking For income statement please call Waldi and Margaret www.hamiltonhomes-for-sale.com

2113_KIMRI_3_0035

EAST HAMILTON NEAR GREENHILL

$197,900

$484,900

• Outstanding 3 bedroom, 3.5 bath, 2 storey home • All levels finished to the perfection!

• Plenty of upgrades (hardwood floors, crown mouldings, built-ins) fantastic location with lake view! www.hamiltonhomes-for-sale.com

• Beautiful end Unit!

• Spacious with Better Homes and Garden Decor!

• Tons of updates!

• Great location close to schools and all the amenities.

•Real GEM! www.hamiltonhomes-for-sale.com

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Ever wonder how the Hamilton Real Estate Market is doing?

Our web site www.hamiltonhomes-for-sale.com for the answer and Margaret’s newest and up-to-date real estate market activity reports for Hamilton, Ancaster, Stoney Creek and all the sourrounding areas!!!

$234,900

Tricia Taffs SALES REPRESENTATIVE

T.Taffs

PERFECT WEST END STARTER HOME This cute & cozy 2 bedrm bungalow has it all! New flooring thru-out main flr, updated bath, mudroom off kitchen which leads out to be a private & beautifully landscaped yard. Plenty of parking with garage & double drive. Great location, walk to Locke St. or downtown & close to Hwy. Priced to sell - Call today!

2913_KIMRI_0046

www.TriciaTaffs.com $559,900

$279,900

EVERYTHING IS NEW AGAIN!

This pristine 2 bedrm bungalow offers great curb appeal and is located is a great west end community close to Victoria Park. The home has been completely renovated from top to bottom. Hrwd thru-out main floor, open concept living/dining rm, patio drs off custom kitchen to covered porch. Close to schools, hwy & transit. A must see!

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JUST LISTED

$429,900

ESCARPMENT REALTY INC., BROKERAGE Independently Owned & Operated

905.575.5478

11277383_2913

®

triciataffs@remaxescarpment.com

CITY CHIC IN WEST HAMILTON

GLANBROOK CUSTOM BUILT This beautiful custom built 4 bedrm home on a large country lot is in the heart of Binbrook. Large rooms, sep. dining rm, sunken living rm w/ gas fp, main flr laundry, eat-in kitchen, ensuite bathrm, 7 appliances incl. Call today for your private tour!

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This 3 bedrm home offers a contemporary design & open concept that will appeal to the most meticulous buyer! The home features maple floor thru-out, sleek modern kitchen, escape to private yard w/deck from 3 patio doors off dining rm. Newly finished lower level w/ rec rm & 3 pc bath. Offers extensive renovations that offer originality & creativity. Great location! Close to eveything! Call today!!

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8

Volume 13 Issue 14

Resale Home & Condo Guide - Hamilton & Halton Edition 9255435_2913

905-388-5133 FAX: 905-388-7583

For All Your Real Estate Needs

Residential Commercial Investment 1286 Upper James St., Hamilton, L9C 3B4

3 Bedroom Bungalow!

Nestled In The Trees!

Custom built stone house with 5000 SF of finished area. Quality built using all the finest materials.

Imported limestone, granite, slate and cherrywoods. All hand crafted & custom made trim and cabinets. 8 person slate steam sauna and gorgeous inground pool with cabana.

Surround sound on all 3 levels, 7 speaker concert sound at pool area. Asking $1,590,000.

Spacious home featuring country sized kitchen, laminate floors in living room/dining room and 2 bedrooms. Laundry chute in bathroom, unspoiled basement with 1 piece toilet. Garage has cement floor and hydro. Close to schools, shopping & bus service.

Priced at $159,900.

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Please call KEN GIES, Broker or DAN GIES, Broker of Record, 905.388.5133 West Mountain!

Please call LINDA WELSH, Sales Representative, 905.388.5133 2 Storey Starter!

Spacious 4 level backsplit situated on a 42 ft x 110 ft lot.

3+1 bedroom, 2 bath, L-shaped Living room and separate Dining room. Eat-in kitchen with ceramic floors and a large Recreation room.

Updated furnace and new windows. Priced at $234,900

Excellent 3 bedroom brick with eat-in kitchen, hardwood floors, separate dining room and main floor den.

Basement has walkout to rear yard. 100 Amp electrical. Same owner for 30 years. Fridge, Stove, Washer & Dryer included. Priced at $145,000.

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Please call DAN GIES, Broker of Record, or KEN GIES, Broker, 905.388.5133

Please call KEN GIES, Broker or DAN GIES, Broker of Record, 905.388.5133

Close To Kings Forest!

Beautiful Raised Bungalow!

All brick 4+2 bedroom home. Approximately 2600 SF plus 1100 SF walk-out lower level.

Featuring: Hardwood, ceramics and new carpeting. Family room with F.P. and gorgeous sunroom overlooking treed rear garden. Full in-law suite recently redone with 3 entrances.

Original owners! Please call LINDA GERMAN, Sales Representative, 905.388.5133.

Beautiful all brick home on corner lot. Ideal in-law setup with private side entrance & walk-up to yard. Gorgeous landscaping. Featuring: 9 ft ceilings, crown mouldings, granite, hardwood, stamped concrete, open concept kitchen with large island/ granite overlooking great room and gas fireplace.

Main floor mudroom/ entrance to garage. Please call LYNDA GILLESPIE, Sales Representative, 905.388.5133.

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Please call LINDA GERMAIN, Sales Representative, 905.388.5133

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Please call LYNDA GILLESPIE, Sales Representative, 905.388.5133.

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Volume 13 Issue 14

9

Resale Home & Condo Guide - Hamilton & Halton Edition

FRANK RADMAN

Sales Representative

escarpment realty inc. Brokerage

(905)

independently Owned & Operated

9189912_2913

SERVICE THAT MOVES YOU

545-1188 Email: frankradman@rmxemail.com

“Call Frank today - the First step in making the right house your home!”

FEATURE PROPERTY OF THE MONTH RG E M OUS OD 4 EL B HO ED M RO E OM

NEAR WINONA PARK/ MANY UPGRADES

GO

Beautiful 4 bedroom model home in the Winona district. Just steps from Winona Park. This gorgeous home boasts a host of upgrades and features. A must see!! Relax in your stunning backyard on your large 16’x46’ cement patio with a covered patio roof & wired in speakers.

Stunning interior with many upgrades.

Relax inside in your large family room with gas fireplace or in your massive 16’ x 17.6’ master bedroom with ensuite.

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ER ST CA AN IC E

$1

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EXQUISITE THROUGHOUT WITH PROFESSIONALLY FINISHED BASEMENT

Astonishing upgraded home w/great layout. Premium high end finishes, newer kitchen w/quartz countertops. Large rear yard w/patio & pergola. More updates incl; roof, interlock driveway & walkways, new garage door, fresh modern decor, light fixtures, marble & hardwood flrs & ss appliances. Move in & enjoy!

LL

COUNTRY PARADISE

This home offers a functional design - good use of sq footage. 3+1 bedrm, eat-in kitchen w/oak cabinets & ceramic flrs, sep dining rm, living rm w/gas FP, main level familyrm w/gas FP. Lower level offers rec rm, 4th bedrm/den, 4 pc bath. The home also offers 2 car garage, 200 amp hydro, owned water softner and much more. Call Frank to view.

4 3. BE 5 B DR AT MS HR & M S

CE

FL

AM

BO

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H

SI 4 LE DE V SP EL LIT

INVESTMENT OPPORTUNITY

Extremely well kept & clean 12 unit building. Located south west Hamilton, walking distance to downtown business district. This building has brick exterior, concrete foundation, 12 parking spots, 10 balconies, terrazzo floors in hallways & stairs. Many recent renovations, upgrades and new appliances. Very low vacancy rate w/excellent tenants & waiting list. An Excellent Investment! Call Frank to view or for more info.

2913_KIMRI_1_0088

WEST MOUNTAIN TOWNHOME

This 2 storey townhome offers 3 bedrms, 1.5 baths, lrg living/dining rm, direct access to single car garage plus walkout to rear common courtyard. Some TLC reqd - priced accordingly. Great starter, investment or handyman flipper! Call Frank today! Won’t last long!

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10

Volume 13 Issue 14

Resale Home & Condo Guide - Hamilton & Halton Edition

Gotta Sell, What should I do?

Gotta Sell, Do-It-Yourself Website

What should I do?

Choose RealtorRoy.ca OR

1. They Charge nominal ‘upfront’ fees to Do-It-Yourself Website advertise with NO guarantee of sale 1. nominal ‘upfront’ fees to 2. They Charge first charge a ‘base fee’ and suggest you advertise NOfor guarantee of options sale pay more with money additional 2. They first charge a ‘base fee’ and suggest you 3. Their ads attracting Bargain Hunters, pay more money for mostly additional options Nosy Neighbours or, dubious persons 4. strangers mostly call youBargain direct &Hunters, enter 3. Complete Their ads attracting your home at random hours of the day Nosy Neighbours or, dubious persons or evening 4. Complete strangers call you direct & enter your home at random hours of the day or 5. evening They offer limited resources or assistance, or difficult to contact when most needed 5. They offer limited resources or assistance, or contact whenmay mostbeneeded 6. difficult A Crafty to Buyer/Investor convincing enough to negotiate your price down, well below market value?

6. A Crafty Buyer/Investor may be convincing to negotiate your priceordown, well 7. enough Their statistics are inaccurate unknown. below market value?

Listings are often deleted whether sold or unsold & many Buyers are reluctant to deal with 7. Their Sellerstatistics directly. are inaccurate or unknown.

Listings are often deleted whether sold or & many Buyers reluctant deal with 8. unsold You often take time outare of your busyto schedule to show your home to people that can often be Seller directly. late or don’t show up at all 8. You often take time out of your busy schedule homerest to people can often be 9. to Allshow legal your liabilities on you,that the Seller. late or don’t show up at all

OR

1. NO upfront fees when you choose Roy - pay onlyChoose if & when youRealtorRoy.ca sell 1.

NO upfront fees when you choose - pay 2. Roy offers an all-inclusive, 30-stepRoy marketing only if & when you sell program with commission negotiable to suit your budget 2. Roy offers an all-inclusive, 30-step marketing 3. Roy shows your home onlynegotiable to qualifiedtoBuyers program with commission suit and yourInvestors budget 4. Roy Buyers are pre-screened and alwaysBuyers 3. shows your home only toare qualified accompanied by a licensed Sales and Investors Representative when viewing your home - by 4. Buyers are pre-screened and are always appointment only. accompanied by a licensed Sales 5. Representative Roy is an 18 year full-time Broker, when viewing your taking home -care by of all details of the purchase and sale of your appointment only. home 5. Roy is an 18 year full-time Broker, taking care of the purchase and- sale of your 6. of Royallisdetails an experience negotiator on your side home to get the best possible price & terms for you 6. Roy is an experience negotiator - on your side the best pricestats & terms for you 7. to Ourget Local Real possible Estate board indicate that the average residential home listed/sold with a licensed Sales Representative is selling for 98% 7. Our Local Estate board stats indicate that of list priceReal within 39 days** the average residential home listed/sold with a Sales Representative selling 98% 8. licensed Roy and his team will serve youis24 hrs afor day, 7 days week,within and will of listaprice 39 confirm days** all appointments so you can be free to other important activites 8. Roy and his team will serve you 24 hrs a day, 7 daysisaskilled week, and will your confirm all appointments 9. Roy to limit liability significantly so you can be free to other important activites

10. Buyer may uncover a reason to sue you, 9. All legal liabilities rest fines on you, Seller. resulting in expensive andthe legal fees

10. Roy is licensed, bonded & insured, with years 9. Roy is skilled &toexperience limit your liability of education to help significantly protect you

10. Buyer may uncover a reason to sue you, resulting in expensive fines and legal fees

10. Roy is licensed, bonded & insured, with years of education & experience to help protect you

“Let Roy help you sell your home quickly and for top dollar”

*For a Limited Time, Get up to $500 cash back to help reimburse your previous marketing expenses

“Let Roy help you sell your home quickly and for top dollar” *For a Limited Time,Roy Get up Rodrigues to $500 cash back to helpSRES reimburse your 905.522.9000 previous marketing expenses Office 24 hrs. , Broker GREEN

RoyBroker Rodrigues SRES GREEN info@RealtorRoy.ca Roy Rodrigues hrs. 905.522.9000 RealtyOffice Inc., 24 Brokerage Office 24 hrs Escarpment 905.522.9000 Broker SRES GREEN Escarpment Realty Inc., Brokerage Independently Owned & Operated

info@RealtorRoy.ca

info@RealtorRoy.ca

Escarpment Realty Inc., Brokerage

*When you list and sell your home with Roy Rodrigues (conditions apply). Transaction must be completed by December 31, 2013 in order to qualify. Call for further details. ** Based on RAHB statistics for May 2013. Not intended to solicit properties or persons currently under contractual agreement.

Independently owned and operated

11277250_2913

Independently owned and operated

*When you list and sell your home with Roy Rodrigues (conditions apply). Transaction must be completed by December 31, 2013 in order to qualify. Call for further details. ** Based on RAHB statistics for May 2013. Not intended to solicit properties or persons currently under contractual agreement.

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Volume 13 Issue 14

11

Resale Home & Condo Guide - Hamilton & Halton Edition

a name friends recommend

Roy Rodrigues, Broker info@RealtorRoy.ca

905.522.9000

Independently Owned & Operated

Selling

Happiness 11276989_2913

Buying

Escarpment Realty Inc., Brokerage

Enjoy the summer while Roy finds the perfect home for you.

Roy will free your time so you can do more important activities.

Roy will do all the work so you can Relax.

2913_KIMRI_1_0042

It’s cottage time, treat yourself!

Totally renovated. $199,900.

2913_KIMRI_1_0043

ONLY $199,000 10OasisCourt.com

ONLY $199,000 259SouthBrookDrive.com 2913_KIMRI_1_0041

ONLY $199,000 282BayGroveLine.com

Perfect for growing family! 4+1 Bdrm, 4 Baths, large yard. $419,900.

Exceptional 3 bdrm., 3 bths, backing onto green space. $275,995.

ONLY $199,000 youraddress.com

Absolutely stunning luxury home in Ancaster. $769,900.

2913_KIMRI_1_0045

ONLY $199,000 73HillviewStreet.com 2913_KIMRI_1_0044

ONLY $199,000 148TollgateDrive.com

Walk to McMaster University. Spacious home for $339,000 or rent $1900/mth.

See Blog RealtorRoy.ca Serious Investors looking for good properties.

Contact Roy today!

Let Roy Help Get Your Home Sold!

Steps to sandy shores of Lake Erie. $199,000

Visit RealtorRoy.ca

Specializing in

Mobile and Web Marketing

International Realtor Senior Real Estate Specialist GREEN Agent Designation Regional Commercial Council Member

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12

Volume 13 Issue 14

Resale Home & Condo Guide - Hamilton & Halton Edition

Ro b M c D o w e l l Broker, BA/SRES

Seniors Specialist Designation

905- 3 8 8 - 1 1 1 0 w w w . 1 1 1 0. c a

Paul McDowell NEW LISTING - BEAUTY CONDO

GREAT LOCATION

UPPER WELLINGTON ST

Completely renovated building from top to bottom! Low condo fees. Super clean 2 bedrooms, in-suite laundry, heated floors, breakfast bar, central air & more!

Close to the Mountain Brow, hospitals & shopping. $174,500! CALL PAUL!

Nice 3 bedroom semi-detached end unit.

Nice size living room with sliding doors leading to private balcony. Great lower level features newly finished rec rm with surround sound, 2 piece bath, laundry & storage. All appliances included.

CALL PAUL! MLS H3112778.

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Great investment opportunity. One storey building with established restaurant & 1 bedroom apartment with side drive. Great high traffic location. Approximately 1100 sq ft total (restaurant & apartment). So much potential for investors or small business owner to operate business and live in. CALL PAUL OR ROB.

2913_KIMRI_1_0087

MILLION DOLLAR VIEWS!

INVESTOR’S DREAM

HOT NEW LISTING

Welcome to the “Madison”. Hamilton’s most luxurious condo building! 2400 sq ft spacious library, 2 full baths, 400 sq ft private terrace. Only 2 suites per floor providing private elevator entry into each suite. 2 parking spaces, 9 appliances.

CALL ROB OR PAUL TODAY!

Small lot. Needs shingles. Knob & tube wiring. New furnace & central air. Buy at a great price for a 2 family home at $135,000. CALL ROB OR PAUL! MLS H3112477.

Luxurious Losani home backing onto open space. 2500 sq ft 4 bedrooms, 2-1/2 baths. Finished recreation room with fireplace. In-ground pool. Main floor office and more! CALL ROB. MLS H3113951.

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8547409_2913

Sales Representative

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Volume 13 Issue 14

13

Resale Home & Condo Guide - Hamilton & Halton Edition

HOMELIFE RESULTS REALTY INC. Brokerage

905-318-3800

Results Realty Inc. Brokerage Independently Owned & Operated Realtor®

119 CLOVERLEAF DRIVE - ANCASTER

20 TAYWOOD COURT - DUNDAS

$509,000

$649,900

www.scarletthomes.com

2 storey all brick 4+1 bedroom, 2.5 bath home. Large 15x20 deck above garage. Open concept kitchen/dinette/family room.

Professionally landscaped backyard with fishpond, waterfall/rock gar6 yrs new classic Landmart built over 3000 sq ft, 10 ft main flr ceilings lvl, recently fully finished bsmnt w/kitchen/bed/full bath, no den. New roof 2011 with lifetime warranty.....HELENA carpet, huge maple kit cabs, granite c/tops, porcelain b/splash, California shutters. Close to Meadowlands, schools, parks, hwy. New WERNER* 905-318-3800 shed, deck in backyard, all new appliances. Shows 10+....MAZHAR ROSHAN* 905-318-3800 2913_KIMRI_2_0002 2913_KIMRI_3_0002 2913_KIMRI_1_0038

95 CANDLEWOOD DRIVE-STONEY CREEK Stoney Creek Mnt, 7 yr old Losani built, approx 2552 sqft. Close to shopping, bus stop, schools, all amenities, walk out unspoiled basement, extra sitting area in master bedroom, gleaming hardwood in living/dining & main floor family room, double garage, eat-in kitchen, RSA, much more...

MAZHAR ROSHAN* 905-318-3800

$219,000

$439,900

UNIT # 805- 135 JAMES ST SOUTH - HAMILTON

Spacious executive condo in the highly reputable Chateau Royale. Ideal for commuter or busy professionals, this luxury complex is steps to the GO Station, St. Joseph’s Health Centre, entertainment districts and shopping. This well maintained and clean one bedroom unit features 6 appliances, insuite laundry room, oversized walk in closet, granite tops in kitchen and bath, laminate and ceramic flooring. There is an underground parking space which is owned and a storage locker. Amenities include: 24/7 concierge service, fitness facility, professionally landscaped garden, pet-friendly. Currently leased to an excellent tenant (for the last 4 years) until Jun 2014. Easy to view...CHARENE LOTTRIDGE* 905-318-3800 2913_KIMRI_1_0001 2913_KIMRI_1_0003

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21 RIDGEGATE PLACE - STONEY CREEK

693 CEDAR AVENUE - BURLINGTON

$344,900

$1,349,900

Great family home with approx 1922 sq ft, 3 large bedrooms, open concept layout is ideal for entertaining, master ensuite, loft and bedroom level laundry room, fully fenced rear yard Beautiful Georgian style home in a quiet, highly sought after Aldershot neighbourhood! Some upgrades include; Hardwood floors in Living/Dining/den/upper with deck. Minutes from QEW, Fifty Point Conservation hall, maple staircase with wrought iron spindles, 18” tile in kitchen, upgraded cabinets with granite counter tops. See B listing for more....Kohler fixtures area, Daycare and Future Development for Walmart throughout, GE cafe fridge, stove, dishwasher, heated bathroom floors, 200 amp service, lighting fixtures, door/hardware, built in sound system as well as and Costco...ASIM BHATTI* 905-318-3800 security with cameras and monitoring equipment. This quality built home leaves little to desire and exudes charm and character with its classic trim, molding and colour package as well as landscaping and detached finished garage. RSA.....BORIS KRESINA* 905-318-3800 2913_KIMRI_1_0031 2913_KIMRI_1_0004 2913_KIMRI_1_0010

222 MAGNOLIA DRIVE - HAMILTON

36 CHARTWELL CIRCLE - HAMILTON

$264,900

$420,900

LOT 9...New home by Scarlett Homes, new site on Hamilton Mountain, The Kingston model to be built, the Redwood model features 2,630 sq. ft. plus double car garage. Kitchen with peninsula, granite counter and maple cabinets, built- in pantry, corner angled upper cabinet, a bank of pots and pan drawers and crown moulding. Separate w/2 decorative columns, a coffered ceiling and hardwood floors. There is a window opening toward the family room w/gas fireplace with oak mantle, 9 ft. ceilings on main floor, oak staircase, hardwood floors in dining room and upper hallway, 4 exterior pot lights, 4 interior pot lights, dinette walk-out with terrace doors much more....CHARENE LOTTRIDGE* 905-318-3800 OR VISIT SITE MODEL @ 819 RYMAL ROAD E./MON-THURS 1-6PM/CLOSED FRIDAYS/SAT-SUN 1-5 PM 2913_KIMRI_1_0015

Located in very desirable West Mountain area across from park, close to all amenities, on bus route, schools. 3+2 bedrooms, 2 baths, separate living and dining rooms, eat-in kitchen, 2nd kitchen in basement w/ 2 bedrooms and bathroom. Garage entry to lower level, much more... MAZHAR ROSHAN* 905-318-3800 2913_KIMRI_1_0005

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LOT 24...New home by Scarlett Homes, new site on Hamilton Mountain, the Snowflake model approx 2257 sq. ft., 4 bedrooms, 2.5 baths, main floor family room with gas fireplace, separate formal living and dining rooms, hadwood floors, granite countertop in kitchen with crown moulding, undermount sink, pantry, master bedroom with walk in closet & ensuite, bedroom level laundry, many more upgrades. Closing date TBA....BOZENA RADENKOVIC* 905-3183800 OR VISIT SITE MODEL @ 819 RYMAL ROAD E./MON-THURS 2913_KIMRI_1_0007 1-6PM/CLOSED FRIDAYS/SAT-SUN 1-5PM

Nicely loaded with all the right upgrades. Includes: Granite counter in kitchen/powder, raised maple cabinets, undermount sink, upgrade faucet, undermount lighting, crown moulding, dinette cabinetry, INVENTORY HOME SALE family room w/built-in maple wall unit, gas fpl, hwd floors in dining, family and upper hall, coffered ceiling, decorative columns. Oak stairs w/wrought iron spindles, master ensuite w/dble sink, shower w/half glass walls and seat. 19 interior potlights, 5 exterior, 2 shower lights, 2 wall sconces, iron and glass insert for front doors, central air, 3 piece RI bath for bsmt...

CHARENE LOTTRIDGE* @ 905-318-3800 OR VISIT SITE MODEL @ 819 RYMAL ROAD E./MON-THURS 1-6 PM/CLOSED FRIDAYS/SAT-SUN 1-5 PM 2913_KIMRI_1_0059

$559,900

167 CHAMBERS DRIVE - ANCASTER

LOT 7....To be built

by Scarlett Homes, Kingston II model. Approx 2557 sq. ft., 4 bedrooms, 2.5 baths, main floor family room with gas fireplace, maple kitchen cabinets, granite countertops, crown moulding, pots/pan drawer, hardwood floors in separate dining room & upper hall, master bedroom with walk in closet, ensuite, much more.....MOJGAN MOSHIRI* 905-318-3800 OR VISIT SITE MODEL @ 819 RYMAL ROAD E./MON-THURS 1-6 PM/CLOSED FRIDAYS/SAT-SUN 1-5 PM 2913_KIMRI_2_0031

$389,900

200 CHARTWELL CIRCLE - HAMILTON

$419,900

28 CHARTWELL CIRCLE - HAMILTON

**Broker of Record *Sales Representative

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14 inthenews

Resale Home & Condo Guide - Hamilton & Halton Edition

Volume 13 Issue 14

Canadian home sales improve in June

A

ccording to statistics released recently by the Canadian Real Estate Association (CREA), national home sales rose in June 2013, building on gains recorded over the previous three months.

The number of home sales processed through the Multiple Listing Service (MLS) Systems of real estate boards and associations and other cooperative listing systems in Canada rose 3.3 per cent on a month-overmonth basis in June, marking the fourth consecutive monthly increase, with activity now running 11 per cent above where it stood in February.

Home sales improved in two-thirds of all local markets in June, including almost all large urban markets. The biggest gains were reported in Victoria, Greater Vancouver, the Fraser Valley, Edmonton, Saskatoon, Winnipeg and Montreal.

“For the second month in a row, sales improved in the majority of local markets,” says CREA president Laura Leyser. “Whether those gains reflect temporary factors or a fundamental improvement after a slow start to the year really depends on where you are.

Your realtor is your best resource for understanding what’s driving the local housing market where you live or might like to.”

“Increases in mortgage interest rates likely prompted some buyers with pre-approved mortgages to jump off the sidelines and into the market in June, particularly in larger, more expensive urban markets where affordability is strained,” says Gregory Klump, CREA’s chief economist. “We have seen this happen before. If fixed mortgage rates continue holding where they are or edge slightly higher, sales may ebb over the summer and early autumn, with slightly higher borrowing costs picking up where the finance minister left off last year to keep the housing market in check.”

Actual (not seasonally adjusted) activity came in 0.6 per cent below levels reported in June 2012. When compared to year-ago levels, the number of local markets was split evenly between those with yearover-year declines and those that posted gains in June.

Greater Toronto and Montreal remain below year-ago levels, although their declines continue to shrink.

Meanwhile, sales in Greater Vancouver, Calgary and Edmonton were up compared to last June.

Some 240,068 homes have traded hands across the country so far this year. That stands 6.9 per cent below levels in the first half of 2012, when mortgage

rules and guidelines had not yet been tightened. While the gap between sales this year and last year is expected to diminish, annual sales are still expected to fall short of last year’s total.

The number of newly listed homes edged down 0.5 per cent on a month-over-month basis in June. New listings rose in a number of Canada’s most active markets including Hamilton-Burlington, OakvilleMilton, Quebec City, Winnipeg, Saskatoon, Edmonton and Greater Vancouver. This was offset by a decline in new listings in a number of other large urban centres including the Fraser Valley, Calgary, Greater Toronto, London & St. Thomas, Montreal and Fredericton.

With sales activity up and new listings down, the national sales-tonew listings ratio rose to 53.8 per cent in June from 51.8 per cent in May, but remains firmly rooted in balanced market territory where it has been since early 2010. Based on a sales-to-new listings ratio of between 40 to 60 per cent, two-thirds of all local markets were in balanced market territory in June.

The number of months of inventory is another important measure of balance between housing supply and demand. It represents the number of months it would take to completely liquidate current inventories at the current rate of sales activity.

The number of months of inventory also indicates that Canada’s housing market remains balanced. There were 6.1 months of inventory at the end of June 2013, down slightly from 6.3 months at the end of May. The actual (not seasonally adjusted) national average price for homes sold in June 2013 was $386,585, an increase of 4.8 per cent from the same month last year.

“Just as declines in the national average price at this time last year reflected a drop in sales activity in some of Canada’s most expensive housing markets, much of the increase in the national average price in May and June can be attributed to recovering demand in those same markets, particularly Greater Vancouver,” Klump says. “A better gauge of what’s going on with prices is the MLS Home Price Index (HPI), which is not affected by changes in the mix of sales the way the average price is.

The index shows year-over-year price growth stabilizing at a rate barely ahead of inflation.”

The Aggregate Composite MLS HPI rose 2.3 per cent compared to June 2012. Year-over-year growth in the MLS HPI had been slowing since late 2011, but has held steady near its current rate for four months.

Year-over-year price growth picked up for two-storey single-family homes (+3.0 per cent) but slowed for all other benchmark property types tracked by the index. Prices for one-storey single-family homes were up 3.1 per cent year over year in June, followed by townhouse/row units (+1.6 per cent), and apartment units (+0.4 per cent).

CREA is one of Canada’s largest single-industry trade associations, representing more than 106,000 realtors working through more than 90 real estate boards and associations.

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Volume 13 Issue 14

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Resale Home & Condo Guide - Hamilton & Halton Edition

Peter

Escarpment Realty Inc., Brokerage

VA N D E N D O O L Sales Representative

2011

Volume 13 Issue 14

2003-2010

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(905) 575-5478

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Featuring a spotless beautifully maintained custom built 2,400 sq. ft. home with 4 bedrooms, ensuite bath, awesome deck off the master bedroom, above ground pool and wrap around porch. Approximately 15 minutes drive or less to Ancaster, Caledonia or Hamilton.

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17

Resale Home & Condo Guide - Hamilton & Halton Edition

Peter

Escarpment Realty Inc., Brokerage

VA N D E N D O O L Sales Representative

2011

2003-2010

2010

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(905) 575-5478

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Independently owned and operated

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NEW LISTING CALEDONIA $309,900

SPACE IN CALEDONIA’S NEWEST PLAZA

Generous sized raised ranch on one of Caledonia’s most desired courts. This home feautres 2 fireplaces, 3+2 bedrooms, 2 full bathrooms, walkout from kitchen to private deck & hot tub, fully fenced yard & double car garage. Updates include shingles 07, furnace 09, vinyl flooring 12, landscaping & sprinkler system 12 plus more. This is a terrific family home on a friendly court.

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This spacious 1 1/2 storey country home offers an awesome 3 car garage & loads of parking for additional vehicles. Bright open concept living, offered by the huge living room & kitchen areas. Lower level is professionally finished and offers 2 additional bedrooms. Easy access to Hamilton, Simcoe and the US.

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*Not intended to solicit properties currently listed for sale.

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Volume 13 Issue 14

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Volume 13 Issue 14

Resale Home & Condo Guide - Hamilton & Halton Edition

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Volume 13 Issue 14

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Resale Home & Condo Guide - Hamilton & Halton Edition

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Volume 13 Issue 14

Financing your home renovations

by Peter K inch

A

s a result of ever-increasing home prices, many Canadians find themselves sitting on an unprecedented amount of equity in their homes.

Some are using it to help afford a larger home, some are empty-nesters looking to downsize to meet new lifestyle needs, but a record number of Canadians are saying, “I like where I live, but I could sure use a new kitchen.”

Let’s say you’ve concluded that a home renovation is right for you, the next step is to ask yourself, “How am I going to pay for it?” An option is to take advantage of the equity in your home as a source for financing home improvements.

Does this mean you have to re-finance and get a new mortgage to access that untapped equity? Not exactly – you will have to refinance your home, but instead of getting a new mortgage you may want to consider using a Line of Credit (LOC) instead. So, what’s the difference between refinancing with a mortgage versus a LOC? A lot of people don’t realize it, but there is a significant difference between refinancing for a mortgage and a LOC. When you refinance your house and get a new mortgage to access your latent equity, you will have to pay principle and interest payments on the entire amount of the new mortgage, from day one – regardless of whether you use it all or not.

Let’s look at an example of a couple who has an $800,000 house. Let’s suppose the current mortgage is $300,000 and they are looking to spend about $200,000 to do a major renovation. If they were to use a new mortgage to access the additional $200,000 their new mortgage would be $500,000.

If they are like most couples, a renovation that size would happen over a period of time so they wouldn’t actually need the entire $200,000 right away. However, if they had arranged a new mortgage, they would have to start paying principle and interest payments on the entire amount of the new $500,000 mortgage from the first day that the funds were advanced. This process could be further complicated by the fact that, in order to get an advantageous rate, they would want the new funds to be added onto the first mortgage instead of being placed as a more expensive second mortgage.

This may result in a payout penalty on the first mortgage if it is cancelled and replaced by a new one.

Alternatively, let’s consider the use of a LOC instead. If the couple in our example qualified for the payments, lenders will offer up to 80 per cent of the value of their home in the form of a home equity LOC (anything beyond 80 per cent would need to be insured). Eighty per cent of an $800,000 home would represent a loan amount of $640,000. If, in our example, this were set up in the form of a LOC instead of a

mortgage, the lender would arrange a new LOC to go behind the existing first mortgage. The existing mortgage of $300,000 would stay intact (with no penalty) and a LOC of $340,000 would be registered behind it at the bank’s prime rate. The key with a LOC is that regardless of how much the line is set up for, you only pay for the amount advanced at the time it is advanced – and, if you choose to, you can pay interest only. In other words, our sample couple could have a LOC established in the amount of $340,000 and only need $50,000 the first month. They would only be obligated to make “interest only” payments on the $50,000. This would be significantly less expensive than the principal and interest payments they would have had to make if they had refinanced into a new mortgage instead.

Ah, but you say, why set up the LOC for $340,000 when they don’t need that much money? Well, here’s the beauty of a LOC versus a mortgage – with the LOC, once the line is set up, it represents the amount of money you have access to, but you only pay interest on the actual amount you advance. And remember, unlike a mortgage, you can pay off a LOC at any point with no pre-payment penalties.

As for the excess amount of funds that you don’t need today – well, as long as you can be disciplined not to use it to subsidize lifestyle – creating a LOC today to help you access funds for the future is not a bad idea. Remember, you only pay interest on the amount of funds you advance, so if you don’t use it, you don’t pay for it. But since you are going though the process of setting up the line in the first place – which means you will incur certain fees such as legal and appraisal (the same costs involved with setting up a mortgage) – you may as well qualify for the maximum. That way if an investment opportunity arises in the future, or you decide to do another renovation, or even if you simply need a rainy-day fund, you always know you have it in place. And again, if you don’t use it, you don’t have to pay for it.

If you decide a home renovation is in your plans and you want to put that hard-earned equity to work, make sure you arrange the financing that’s right for you. Remember, it makes no sense to pay interest on money you’re not using.

Peter is founder of the Peter Kinch Mortgage Team and the PK-Approved group of Dominion Lending Centres mortgage brokers across Canada, and he is co-owner of Pacific Bridge Mortgage Investment Corp.

Feel free to forward any questions directly to Peter at pkinch@peterkinch.com

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22 hottopic

Resale Home & Condo Guide - Hamilton & Halton Edition

Volume 13 Issue 14

Reining in those

reno costs By ya n ic s i m a r d

W

e all love the amazing feeling of walking into a freshly renovated home, without ever seeing the price tag that comes with it. To avoid the heart palpitations after crunching the total amount spent, I’ve got some smart tips on how you can keep renovation costs from driving you into debt!

Plan ahead

If you plan on spending $30,000 on your bathroom renovation, in actuality you’ll probably end up spending at least $40,000. Costs are almost always about 30 per cent higher than what you expected (or more, sometimes doubling). You can never determine what you’ll find when you begin opening up walls and tearing out your flooring. You might find water damage or mould. Just prepare for the unexpected and know that you should always have a “cushion” of money set aside for what you didn’t see coming.

Avoid risking your home

You should have a savings account in the bank allocated for your renovation. Don’t bite off more than you can chew, and risk losing your house if you can’t afford the payments. The safest bet would be to take out a home equity loan or a home equity line of credit to cover the cost. Just be sure that you’re willing and able to take on this additional debt. If the renovation goes as planned,

Hiring a designer will save you money in many situations by using their resources wisely, increasing creative thinking, but most importantly by avoiding costly design mistakes.

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Resale Home & Condo Guide - Hamilton & Halton Edition

If you plan on takIng the pRoject on youRself, you wIll elImInate the costs of tRades but I wouldn’t suggest doIng so unless you aRe one hundRed peR cent confIdent that you know what you’Re gettIng youRself Into. you’ll meet the goal of paying for the renovation and ending up with some extra cash in the bank.

Employing the right trades

Hiring an experienced interior designer offers many benefits that can keep your stress level down while work is underway. A good designer will have trades people that they know, trust and work with on a regular basis. Hiring a designer will save you money in many situations by using their resources wisely, increasing creative thinking, but most importantly by avoiding costly design mistakes.

Allocating your money

When you’re coming up with a budget for your renovation, you’re probably only thinking about the materials needed, such as paint, tile, hardware, faucets and the like. Keep in mind that on top of materials, you have to pay for the trades people, for example an electrician, plumber and painter who will perform the work. You might consider hiring a professional design company, so that the entire project is under control and taken care of for you. If you plan on taking the project on yourself, you will eliminate the costs of trades but I wouldn’t suggest doing so unless you are one hundred per cent confident that you know what you’re getting yourself into.

Some SuggeSTIonS... ›› Paint is inexpensive and will create a huge impact. I suggest a neutral, timeless colour, such as Benjamin moore’s oC-23 Classic grey. ›› Replacing carpeting with laminate or hardwood is easy and can be quite inexpensive. ›› Take care of small repairs or in time, they can become big problems. ›› update cabinets with paint and fresh hardware.

Yanic Simard is the principal designer of the Toronto Interior Design Group. Specializing in residential and commercial projects, Simard often applies his signature high/low and old/new combination techniques in developing unique interiors. Simard has created designs for clients in Toronto, Montreal and Miami, and has appeared as a regular guest expert on Citytv’s CityLine.

For more information visit tidg.ca.

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Volume 13 Issue 14

Resale Home & Condo Guide - Hamilton & Halton Edition

Moulton West Lincoln Dunn Ancaster Caistor Stoney Creek )O ʋ ɺ E ʝUʝX ɳɓ Caledonia Seneca Canborough Hamilton Smithville Dundas Rainham Oneida Glanbrook Cayuga Waterdown Sherbrooke Dunnville Grimsby Burlington Hagersville Moulton West Lincoln Dunn Ancaster Caistor Stoney Creek )Oʋ ɺEʝUʝXɳɓ Caledonia Seneca Canborough Hamilton Smithville Dundas Rainham Oneida Glanbrook Cayuga Waterdown Sherbrooke Dunnville Grimsby Burlington Hagersville Moulton West Lincoln Dunn Ancaster Caistor Stoney Creek )O ʋ ɺ E ʝUʝX ɳ ɓ Caledonia Seneca Canborough Hamilton Smithville Dundas Rainham Oneida Glanbrook Cayuga Waterdown Sherbrooke Dunnville Grimsby Burlington Hagersville Moulton West Lincoln Dunn Ancaster Caistor Stoney Creek )Oʋ ɺEʝUʝXɳɓ Caledonia Seneca Canborough Hamilton Smithville Dundas Rainham Oneida Glanbrook Cayuga Waterdown Sherbrooke Dunnville Grimsby Burlington Hagersville Moulton West Lincoln Dunn

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Volume 13 Issue 14

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Volume 13 Issue 14

Resale Home & Condo Guide - Hamilton & Halton Edition

27 inthenews

After the flood:

questions of claims, coverage and costs

A

s floodwaters slowly recede after the recent record rainfall, the long process of recovery and repair begins. The cost of the damages will be borne by: » Municipal, provincial and federal governments; » Insurance and reinsurance companies; and » Individual businesses and residents.

If your applIcatIon Is approved, the program wIll cover the costs of returnIng essentIal property to Its condItIon prIor to the flood

At this point, the proportion of damages each party will incur is unclear.

Understandably, this is particularly unsettling for individual businesses and residents. What’s more, many businesses and residents are struggling to understand what insurance policies cover. That’s because each class of insurance treats flood damage differently.

Are you covered?

Protection against flood damage can be added to most commercial insurance policies purchased by businesses, condo corporations and farms. Similarly, protection against flood damage is typically included in the comprehensive coverage option available under most auto insurance policies.

On the other hand, flood damage is specifically excluded from most home insurance policies in Canada. Government assistance programs exist for homeowners and tenants suffering flood damage. It’s important to note that flood damage is distinct from water and sewer backup damage. Most home insurance policies provide some form of protection against water and sewer backup damage.

In some cases, you may need to specifically add, and pay for, this protection. different compAny, different coverAge?

Adding to the confusion for homeowners and tenants is the fact that seemingly similar home insurance coverages, like sewer backup protection, can differ by company. For example, some policies exclude loss or damage caused both Please say you saw it in Resale Home & Condo Guide

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Resale Home & Condo Guide - Hamilton & Halton Edition

the fIrst step Is to fIle a claIm wIth your home Insurance provIder. you should do thIs even If you suspect your claIm may not be covered based on what you’ve heard from others. each Insurance company offers dIfferent coverage. even If both you and your neIghbour are Insured by the same company, your polIcy may be dIfferent. directly and indirectly by flood. If your policy excludes damage caused indirectly by flood, then you may not be protected against sewer backup damage even if no floodwaters entered your home. That’s because the sewer backup damage was indirectly caused by flood.

So, whAt Should you do if you Suffer flood dAmAge?

The first step is to file a claim with your home insurance provider. You should do this even if you suspect your claim may not be covered based on what you’ve heard from others. As mentioned earlier, each insurance company offers different coverage. Even if both you and your neighbour are insured by the same company, your policy may be different. For example, you may have added sewer backup protection to your policy whereas your neighbour may not have. Your claim will be assessed based on your policy and situation.

If your claim is not covered, ask for a letter indicating so. This letter will assist you if you choose to escalate the matter. whAt if you hAve concernS with your home inSurAnce clAim or wiSh to eScAlAte it?

The insurance industry hasn’t always had the best reputation, but in recent years things have changed. Today, most companies try to find ways to cover (rather than deny) claims based on policy terms. Nonetheless, disputes, mistakes and misunderstandings do happen.

If you have concerns with your home insurance claim or wish to escalate it, take a few minutes to write down your concerns and what you believe should be done to resolve them. Then, contact these individuals or organizations listed below: the AdjuSter hAndling your clAim

» Share your concerns and proposed remedies with the adjuster and ask for an explanation or a response. If you speak with the adjuster, follow-up your conversation with an email and ask the adjuster to do the same. the Agent (or broker) who Sold you the policy

» Share your concerns and proposed remedies with the agent. Ask the agent to contact the insurance company and to appeal on your behalf. Also ask the agent to review your policy to make sure you’re properly covered. the inSurAnce compAny’S clAimS mAnAger

Volume 13 Issue 14

the inSurAnce compAny’S ombudSperSon

» All insurance companies in Canada are required to have an ombudsperson. This person is responsible for reviewing and responding to complaints, not just those relating to claims.

Before approaching the ombudsperson, make sure you first attempt to resolve the matter with the handling adjuster and claims manager. the generAl inSurAnce ombudService (gio)

» This organization provides consumers with a free, independent and impartial process to resolve auto, commercial and home insurance complaints.

Before you can apply to the GIO for assistance, you must first attempt to resolve the matter with the insurance company’s ombudsperson. the provinciAl inSurAnce regulAtor

» The insurance industry in Canada is highly regulated. As such, you have the option of filing an official complaint with the provincial insurance regulator. As is the case with the GIO, the insurance regulator will often require that you have exhausted all other options before they will review your complaint.

In addition to the individuals and organizations listed above, you can contact your local Better Business Bureau to file a complaint. You can also take legal action against your insurance company. Taking legal action should be your very last resort, as this will be your most costly option.

» If your concerns are still not addressed, ask the handling adjuster to escalate the matter to the company’s claims manager, director or vice-president. Again, request any explanations or responses be provided to you in writing.

Please say you saw it in Resale Home & Condo Guide

RHH_2913.indd 28

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Volume 13 Issue 14

Resale Home & Condo Guide - Hamilton & Halton Edition

29 homebuyers’help

Homebuyers’ ResouRce section You love the home, see what you can afford!

Compare mortgage rates for your best deal Calculate your mortgage payments using the mortgage payment calculation chart

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30 homebuyers’help

Resale Home & Condo Guide - Hamilton & Halton Edition

Buying a Home | the first steps arrange for a mortgage select a home inspector select a real estate agent select a lawyer

after Buying: home insurance warranties

key players

selling a Home | the first steps select a lawyer select an agent – contract – negotiate commission assess the market value of your home renovate to increase the value of your home

staging for prospective Buyers: clean (walls, doors, baseboards) store personal items clear clutter front yard – clean, no debris paint if needed kitchen bathroom

aBout tHe property

agent’s name: phone number: email:

property: list price: property taxes/year:

broker’s name: phone number: email:

Neighbourhood closest main intersection:

lawyer’s name: phone number: email:

elementary schools: high schools: hospitals: clinics:

inspector’s name: phone number: email:

shopping (supermarkets/malls):

reno expert’s name (1): phone number: email:

public transportation:

reno expert’s name (2): phone number: email:

distance from work/school: occupancy: heating:

nice to have:

CoNdo amenities:

deal breakers:

Volume 13 Issue 14

banks:

closest highway:

maintenance fees:

Please say you saw it in Resale Home & Condo Guide

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Volume 13 Issue 14

31

Resale Home & Condo Guide - Hamilton & Halton Edition

You love the home,

see what You can afford! use this guide to see if You’ll qualifY for a mortgage oN Your dream home 1. Calculate the combined monthly before-tax income between you and your spouse.

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

3. 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.

4. Refer to the chart below. 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 choose the 25-year amortization).

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

Divide by 1,000.

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

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

Bear in mind that this is a rough estimate. If you have several other large loans already, you may qualify for less. Also, banks and trust companies vary in their policies. The best way to know what you can afford is to go to the lending institution of your choice and get pre-qualified.

CalCulate your mortgage payments monthly pre-tax inCome

+

spouse’s pre-tax inCome

divide by 3

=

affordable monthly payments

Chart figure

x

amount of mortgage divided by 1,000

=

amortization amount

amortization amount

+

estimated monthly taxes & heat

=

monthly payments

=

total pre-tax inCome

amount of mortgage (priCe – down payment)

mortgage payment calculation cHart %

5.00% 5.25% 5.50% 5.75% 6.00% 6.25% 6.50% 6.75% 7.00% 7.25% 7.50% 7.75% 8.00% 8.25% 8.50% 8.75% 9.00% 9.25% 9.50% 9.75% 10.00% 10.25% 10.50% 10.75% 11.00% 11.25% 11.50% 11.75% 12.00% 12.25% 12.50% 12.75%

10 years

15 years

20 years

10.58 10.70 10.82 10.94 11.07 11.19 11.31 11.43 11.56 11.68 11.81 11.94 12.06 12.19 12.32 12.45 12.58 12.71 12.84 12.97 13.10 13.24 13.37 13.50 13.64 13.77 13.91 14.04 14.18 14.32 14.46 14.59

7.88 8.01 8.14 8.27 8.40 8.53 8.66 8.80 8.93 9.07 9.21 9.34 9.48 9.62 9.76 9.90 10.05 10.19 10.33 10.48 10.63 10.77 10.92 11.06 11.22 11.36 11.52 11.66 11.82 11.97 12.13 12.28

6.57 6.74 6.85 6.98 7.12 7.26 7.41 7.55 7.69 7.84 7.99 8.14 8.28 8.44 8.59 8.74 8.86 9.05 9.20 9.36 9.52 9.68 9.84 10.00 10.16 10.32 10.49 10.65 10.81 10.98 11.15 11.31

25 years

5.82 5.96 6.10 6.25 6.40 6.55 6.70 6.85 7.00 7.16 7.32 7.47 7.63 7.79 7.95 8.12 8.28 8.45 8.62 8.78 8.95 9.12 9.29 9.46 9.63 9.80 9.97 10.15 10.32 10.49 10.67 10.85

30 years

5.34 5.49 5.64 5.79 5.95 6.11 6.26 6.42 6.59 6.75 6.91 7.08 7.25 7.42 7.59 7.76 7.93 8.10 8.28 8.45 8.63 8.80 8.98 9.16 9.34 9.52 9.70 9.88 10.06 10.25 10.43 10.61

Please say you saw it in Resale Home & Condo Guide

RHH_2913.indd 31

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32

Volume 13 Issue 14

Resale Home & Condo Guide - Hamilton & Halton Edition

cHartereD Banks

variaBle

6 montHs

1 year

2 years

3 years

4 years

5 years

atb financial

2.5

4 6.30op

3.1 6.30op

3.14 6.50op

3.55

4.39

3.54

alterna svgs/alterna bk

2.85

4 6.30op

3.05 6.30op

3.09

3.09

3.24

3.31

3.1

4 6.30op

3.14 6.30op

3.14

3.75

4.54

3.59

3

4.55 6.45op

3.75 6.50op

2.89

3.99

3.29

4.99

4 6.45op

3.14 6.30op

3.14

3.75

4.54

5.14

6.70op

3.09 6.35op

3.14

3.75

3.29

5.14

4.45 6.20op

2.7 6.35op

3.95

2.98

4.99

3.49

bank of montreal bank of nova scotia Canadian western bank CibC

3

hsbC bank Canada

3

iCiCi bank Canada

3.05

3.15

3.65

3.64

3.69

3.99

ing direct

2.75

3

3

2.99

3.09

3.39

laurentian bank

n/a

4.4 6.70op

3.14 6.30op

3.19

3.75

4.54

5.14

3

4.45

3 4.00op

3.15

3.2

3.25

3.29

3.29

3.35

3.39

3.39

3.54

n/a

4.4 6.70op

3.14 6.30op

3.14

3.75

4.54

3.69

3.15

3.29

3.49

3.69

4 6.30op

3.14 6.30op

3.14

3.75

3.39

3.69

3.09 6.30op

3.14

3.65

3.29

3.69

manulife bank monCana bank national bank

president’s Choice financial 3 royal bank

3

td Canada trust

3

trust companies Community trust

n/a

6.5

3.14

3.19

3.65

4.54

5.14

effort trust

n/a

4.45 6.30op

3.25 6.30op

3.6

3.9

4.5

4.95

home trust Company

3.2

3.95

2.79

2.89

2.94

3.09

3.49

investors group trust

n/a

4.2 6.50op

3.14 6.30op

3.14

3.75

4.54

5.14

3

4.55 6.45op

3.75 6.50op

2.89

3.99

3.29

4.99

3.01 6.25op

3.1

3.33

3.65

3.99

2.99 9.00op

3.25

3.29

3.19

3.14

3.95

2.99

2.89

3.09

3.24

3.54

6.34op

3.09 6.34op

3.14

3.34

3.19

3.39

4.2 6.50op

3.14 6.30op

3.14

3.75

4.54

5.14

mtCC

otHer financial institutions airline financial C.u.

Comtech Credit union

4 2.79

first national fin. lp

6.6 8.40op

firstontario C.u.

2.7

london life

n/a

luminus financial

2.95

2.96 3.95

2.96

2.95

3.05

3.35

2.7

3.6 7.00op

3.95

4.35

4.89

5.14

3.1 6.30op

3.14

3.55

2.98

3.29 3.25

mCap meridian Credit union

2.85

4.45

parama Credit union

2.9

3

3

3.15

3.25

steinbach Credit union

2.5

2.5

2.6

2.7

2.8

3

teachers Credit union

4

3.1 6.50op

3.09

3.09

3.19

3.29

4.45 6.30op

notes: **interest rate Charged subJeCt to adJustment during term mortgage. please Consult institution for term of years available. all rates are PRIME RATES AND SUBJECT TO CHANGE WITHOUT NOTICE. R.O.R. = RATES ON REQUEST • OP = OPEN • ----- = NOT QUOTING • N/A = NOT AVAILABLE prepared on July 15, 2013 by fiscalagents.com/mortgage/rates

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RHH_2913.indd 32

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2010-2012

2011-2012

THE O’REILLY TEAM 1122 Wilson St. W. Ancaster, Ontario L9G 3K9

PAM O’REILLY DAVE O’REILLY LUKE O’REILLY Sales Representatives

www.theoreillyteam.com 905.525.3737

Broker

1.877.648.4451 11271831_2913

ESCAPE TO THE LAKE

HAMILTON CENTRAL MOUNTAIN Solid 3 bedroom brick 2 storey home with 2 full bathrooms and second kitchen.

Convenient location near Juravinski Hospital and all amenities. Many updates over the years including kitchen, flooring, bathrooms, electrical panel, shingles, furnace and A/C. Front double paved drive for parking.

Unobstructed views of Lake Erie! It is fabulous! Well maintained 2 bedroom, 1 bath, 1.5 storey in Featherstone Point. Updates include steel roof, vinyl clad windows, electrical on breakers, insulation, cistern, flooring (carpet & laminate). All furnishings included in sale.

2913_KIMRI_1_0047

$224,900

PARK LIKE YARD

$229,900

2913_KIMRI_0015

SOUTHWEST CHARMER Wow! Long list of reno’s/improvements in this lovely 3 bedroom, 1.5 bath home located within walking distance to Innovation Park, trails, Locke St. and more. Recent updates include furnace/ ductwork, central air, kitchen with island and granite counters and now open to dining room, main bath, 2 piece powder room, walk-in pantry/laundry, flooring, driveway and more!

If you are looking for a huge yard for the kids to roam, this is it! 3 bedroom, 3 bath bungalow in Caledonia on a well treed 64’ x 306’ lot. Convenient main floor laundry, main floor family room addition, gleaming refinished hardwood floors, recent carpet in 2 bedrooms, fresh paint, large workshop/man cave at rear under addition has separate entrance, basement walkout.

2913_KIMRI_1_0029

$299,900

$449,900

2913_KIMRI_2_0039

FABULOUS OPPORTUNITY

2+3 bedroom near McMaster University completely redone from top to bottom. Two kitchens, 2 bathrooms/laundry combos, separate rear entrance. All wiring, plumbing, windows, doors, furnace, c/air, shingles, waterproofing, insulation, drywall, flooring, etc. Just complete. It’s like a new home.

2913_KIMRI_0016

$369,900

ANCASTER EXECUTIVE

Custom built 4+1 bedroom home on mature treed lot with private backyard oasis. Spend your summer relaxing in the heated, salt water pool with surrounding rod iron fence.

Located in a fabulous area just minutes to the 403 and all other amenities. Inside offers over 3,600 square feet plus finished basement. Plenty of room for your family here!

Tons of upgrades and improvements.

2913_KIMRI_1_0002

$679,900

DREAM HOME IN ANCASTER

CUSTOM BUILT BEAUTY

COUNTRY ESTATE

This gorgeous 2+2 bedroom, 3 bathroom bungalow has over 3400 square feet of finished living space and sits on a mature 80x225 foot lot. Upgrades include a gourmet kitchen with granite countertops, wire brushed hardwood flooring, marble tiling, wainscotting, oversized baseboards, crown mouldings, vaulted/coffered ceilings, 100+ pot lights. Fully finished lower level & so much more. The attention to detail is outstanding!

Stunning 3 bedroom, 2.5 bath bungaloft with 2770 sq ft of living space (plus unspoiled basement) on 1.66 acres in West Lincoln just 30 minutes to Stoney Creek mountain. Loaded with upgrades including Alder cabinetry, quartz countertops, 9 ft and 17 ft vaulted ceilings, crown mouldings, pot lighting, rich dark stained flooring throughout, glass showers, undermount sinks, gas fireplace, HRV air purification, 200 amp electrical, UV water purification and more! The list goes on and on.

Escape to this truly spectacular and one-of-a-kind property in an enclave of executive homes just minutes outside of Cayuga. Nestled on a mature, treed lot of 2.45 acres, this stunning home will take your breath away. Open concept home with windows and skylights at every turn to enjoy all nature has to offer. Incredible inground salt water pool.

Triple car detached garage. Endless list of features.

2913_KIMRI_2_0041

2913_KIMRI_2_0040

2913_KIMRI_1_5000

$749,900

$569,900

5G

$849,900

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ResaleHomeAndCondoGuide.ca Published by

6G

7g D

11276721_2913

Donna Lavin Sales Representative

www.facebook.com/afriendinrealestate

“LIKE� me on Facebook

905-628-WORK (9675)

www.DonnaLavin.com DONNA DONNA LAVIN LAVIN

Andrea Maddox

DONNA LAVIN Escarpment Escarpment www.homesingoldenhorseshoe.com Realty Inc., Brokerage Realty Inc., Brokerage

Sales Representative Sales Representative Sales Representative

SALES REPRESENTATIVE

Independently owned Independently & operated owned & operated

Escarpment Realty Inc., Brokerage Follow me on 221A-550 Fennell 221A-550 Ave. E., Fennell Hamilton, ONE.,L8V Hamilton, 4S9 ON L8V 4S9 Independently owned Ave. & operated

905-574-4600

221A-550 Fennell Ave. E., Hamilton, ON L8V 4S9

Escarpment Realty Inc628-WORK ., Brokerage (905) 628-WORK (905) (9675) (9675)

andreamaddox@royallepage.ca

ACCREDITED STAGING PROFESSIONAL ACCREDITED

www.ReadytoMove.info

www.homesingoldenhorseshoe.com

ACCREDITED STAGING PROFESSIONAL

STAGING PROFESSIONAL

ACCREDITED BUYER RCCREDITED EPRESENTATIVE A BUYER REPRESENTATIVE

ACCREDITED BUYER REPRESENTATIVE

2009 2004 2012

2009

2009

2004

Inducted 2004in 2004

Inducted in 2004

Inducted in 2004

CA$H HCA BUYERS $H BUYERS NEW LISTING BUYERS

Looking Looking inhomes Dundas, West Dundas, Hamilton West Hamilton and Flamborough! and Flamborough!

Lookingfor forhomes homesfor Dundas,inWest Hamilton and Flamborough!

DUNDAS $539,900

,IÂŤ\RXÂŤKDYHÂŤRQH ÂŤFDOOÂŤPHÂŤWRGD\ ,IÂŤ\RXÂŤKDYHÂŤRQH ÂŤFDOOÂŤPHÂŤWRGD\ ,IÂŤ\RXÂŤKDYHÂŤRQH ÂŤFDOOÂŤPHÂŤWRGD\ VERY RARE FIND!

$229,900 South of Main. Charming 3 bedroom home. Beautiful updated kitchen featuring ceramic tile & tumbled marble backsplash. 2 bathrooms. Inlaid hardwood floors. Garage C/air.

Call me to view this adorable home.

2913_KIMRI_0013

STONEY CREEK 11 Ridge Road. 1.25 acre property. Residential building formerly operated as a restaurant. Needs work. Zoned rural agricultural.

$299,900 2913_KIMRI_0014 *Not intended to solicit clients currently under contract.

Independently Owned & Operated (905)www.donnalavin.com 628-WORK (9675) www.donnalavin.com 221A-550 Fennell Avenue, Hamilton ON L8V 4S9 www.donnalavin.com www.homesingoldenhorseshoe.com www.homesingoldenhorseshoe.com *Not intended to solicit properties currently listed for sale

11254693_2913

Totally restored and beautifully finished cottage with wide pine plank floors, open kitchen to dining room, separate living room, family room, 2 BR + den, finished rec rm and laudry + double drive and garage. Excellent private landscaped 1.5 Sty 3BR. 1.5 bathwith brick escarpment home single ga-views! A Bright spacious and charming bungaproperty 1.5 Sty 3BR. 1.5 main Sty bath3BR. brickmaster, 1.5 home bath single brick home single gadouble drive, floor Arts & gaBright spacious Bright and spacious bungacharmingrage, bungalow offers 3 BRs. 2 charming baths, and hardwood short walk to everything.

Crafts in kitchen, formal dining room with rage,eat double drive, rage, double main floor drive, master, main Arts floor &master, Arts & low offerscove 3low BRs. offers 2 baths, 3 recent BRs. hardwood 2shaker baths, hardwood floors, ceilings, beamed ceiling, sunfilledeat family room addition, Crafts eat inDon’t kitchen, Crafts formal in this kitchen, dining room formalwith dining room with miss opportunity! kitchencove with granite CT.recent fin.

Rec. rm. floors, floors, ceilings, cove ceilings, shaker recenthardwood shaker floors, leaded and stained glass.Â

DowntownDundas Dundas&& The The Driving Park Downtown Dundas Downtown Downtown Dundas Driving & The ParkDriving Just Park JustListed Listed Just Downtown Listed Dundas Downtown Dundas

beamed ceiling, beamed sunfilled ceiling, familysunfilled room addition, family room addition,

and private property withgranite beautiful perkitchen withkitchen granitewith CT. fin.

Rec. CT. rm. fin. Rec. rm. Updated roof,floors, C/A, Boiler, and wiring. hardwood hardwood leaded floors, and stained leaded glass. and stained glass. ennial gardens! $ 419,900.00 and private and property private with property beautiful with perbeautiful perWOW! $429,900.00 Updated roof,Updated C/A, Boiler, roof,and C/A, wiring.

Boiler, and wiring. ennial gardens! ennial $ 419,900.00 gardens! $ 419,900.00 WOW! $429,900.00 WOW! $429,900.00

“Serving the real estate needs

of the “Serving community since “Serving the realthe estate real1979.� needs estate needs of the community of the community since 1979.� since 1979.�

CALL DONNA LAVIN TODAY TO

GET THIS SIGN ON YOUR LAWN! CALL DONNA CALL DONNA LAVIN LAVIN TODAY TODAY TO TO GET THIS GET SIGN THIS ON SIGN YOUR ON LAWN! LAWN! SHOW YOUR PROPERTY WHERE IT WILL SELL HEREYOUR IN COLOUR AND ON THE COVER

11247604_2913

* Not intended to solicit properties currently listed for sale SHOW YOURSHOW PROPERTY YOUR WHERE PROPERTY IT WILL WHERE SELLITHERE WILLINSELL COLOUR HERE AND IN COLOUR ON THEAND COVER ON THE COVER

* Not intended to * Not solicit intended properties to solicit currently properties listed for currently sale listed for sale

905.662.6039 or 1.877.574.7441 Rick Sharma Broker Reisha Dass Team Mnger/Sales Rep.

Lynn Vienneau Business Associate Top 1% Nationally FOR ROYAL LEPAGE

2006-Present

$699,999

STONEY CREEK

Approx 3400 sq. ft of finished space w/top quality, pride & care. Upgrades galore throughout.

Walking distance to Lake Ontario & easy access to QEW. Hardwood floors throughout. No carpets.

9 ft ceilings. 2 balconies (one off master bedrm).

Custom staircase, amazing crown mouldings, trim & baseboards. Huge lot. ($699,999) H3111738 2913_KIMRI_0019

STATE REALTY BROKERAGE INDEPENDENTLY OWNED & OPERATED

$259,999

STONEY CREEK MNT

Spacious & clean as a whistle is this home w/ brick fireplace in finished walk-out basement that leads to above-ground pool enclosed with bi-level decks. Laminate & ceramic flrs on main level. Great open concept. Nothing to do but move in condition. Walk to schools & minutes to mall, buses, the Lic & Redhill Hwy. ($289,999) H3113731 2913_KIMRI_0020

HAMILTON MOUNTAIN

GRIMSBY

Great home. All brick exterior. Rich dark hardwood floors in livingroom & diningroom. 3 spacious bedrooms. Recent upgrades: Complete roof, gas furnace, central air, newer windows, new fence & gate. All appliances included.

Walking distance to malls, buses & easy access to Linc & #403 Hwys. ($259,9999) H3112873

Immaculate, bright, spacious 2 bedrm bungalow.

2 exclusive front parking spots, main flr laundry, walk-out from eat-in kitchen. Great starter/ retirement home in a quiet complex. Close to YMCA, Hospital. Minutes to QEW. ($219,999) H3113076.

2913_KIMRI_0021

2913_KIMRI_0022

11247502_2913

www.thesharmateam.ca info@ricksharma.com