Allison James

Calgary has long been known as the capital city of Canada’s oil and gas industries.  While energy remains a key player in the Calgary economy, it is by no means the only big player in town.  As the city’s population has boomed over the past thirty years, the economic base in Calgary has quietly diversified.  Today, oil and gas companies employ only 7% of Albertans – a figure that surprises almost everyone.

According to University of Calgary Economics Professor Trevor Tombe, despite the strong presence in Calgary of all the Canadian and international energy companies, the energy industry ranks only fifth in the top sectors of Alberta’s economy, behind construction (the leader), health care, retail trade and professional, scientific and technical services.  Professor Tombe and others argue that it is the tremendous diversity in the Calgary and Alberta economies that has buoyed the region and kept the economy stable despite the energy industry’s recent woes.  Tombe argues, “The unemployment rate is below the national average, the number of new job vacancies relative to the number of workers who are unemployed is better than the national average.”

A quick look at Calgary’s top employers in 2015 reveals that only one in the top five is an energy company – further evidence of the city’s diverse economy.  A look back a few years shows that the movement toward a more diversified economy has been underway for some time. Bruce Graham, the president of Calgary Economic Development believes that the diversification trend is “partly because we’ve grown to a city of over a million people.  So there’s obviously a lot of self-sustaining services that happen here…diversity is quietly happening here in Calgary as you may not expect it.”

While the oil and energy giants reorganize in the wake of a major downturn in their business cycle, the finance & business sector remains strong following a huge growth period in the last 15 years.  Insurance, real estate, educational services, transportation, and manufacturing have all seen exponential growth during the same period.  In the technology sector, Calgary remains home to the largest number of Canadian start-up companies per capita.

The Canadian energy industry is currently making its way through a major down cycle.  Energy companies based in Calgary are, without a doubt, feeling the impact of the downturn and focusing attention and resources on alternative and renewable sources of energy.  Diversification will be the key to survival in a major down cycle.  Those who do it well, will – like the City of Calgary itself – emerge stronger than ever.

Do you need to move to celebrate the changes that are happening in your life? Let me serve you in helping you make the move to the place or home that reflects where you are in life’s journey! I will listen to your needs and use my knowledge and expertise to make this a smooth transition to the right place for you to call home in Calgary. Contact me at 403-708-5873, ajames16@gmail.com, or www.allisonjames.com and let’s get on with your journey!

About Allison James

Allison James has been a realtor® since 1999 with Century 21 Bamber Realty Ltd. in the changing Calgary real estate market. A Century 21 Centurion Award 2007 recipient and a member of CREA and AREA, she specializes in residential real estate and has her designations as a Seniors Real Estate Specialist and a Certified Condominium Specialist. These designations testify that she has the expertise and resources to help her clients make a smooth transition to the next step in their life journey. She enjoys helping her clients as they move through many of the same stages of life that she, too, has experienced. The fact that the majority of her business comes from past clients and/or referrals from satisfied clients speaks volumes about her dedication to the high quality of service that she offers her clients to meet their Calgary and surrounding area real estate needs. She is a mother of four who are all on their own now, and a grandmother of eight. Besides helping people buy or sell real estate, she loves spending time with her family, being active outdoors, traveling and meeting new people, photography, playing the drums, reading, scuba diving, listening to music, learning new things, and nurturing her spiritual growth.

As the summer of 2015 comes to a close, the Calgary real estate market reflects the uncertainty of the area’s economy, but the energy industry’s problems have yet to make a significant impact on property values in and around Calgary.  The latest statistics show that while prices are no longer climbing in many neighbourhoods, they are not dropping either.  Overall, the Calgary market remains fairly well-balanced with neither buyers nor sellers wielding a clear advantage.

At the start of the year, some experts were predicting major real estate value drops in Calgary in response to plunging gas and oil prices and energy industry layoffs, but that has not happened to date.  The latest statistics released by the Calgary Real Estate Board (CREB) on September 1, 2015 indicate that August’s benchmark price for all residential (detached, attached and apartment) properties in Calgary was $456,300 – nearly identical to the benchmark price of $456,700 posted in August of 2014.  These stable overall market numbers do not extend to the apartment benchmark – $294,100. Calgary’s apartment sector has experienced a slight 1.44% decline in benchmark value during the same 12 month time period.

Any examination of the state of the Calgary real estate market should make note of the fact that market conditions vary considerably throughout Calgary’s diverse collection of neighbourhoods. While the overall trend is toward stability in pricing, some areas of the city have seen diminution in value while others are still seeing multiple offers on highly desirable properties in the right location.  The recreational property market centered in the mountain and lake regions immediately surrounding the city remains strong. American buyers, buoyed by a strengthening U.S. economy, are once again looking to purchase second homes in Alberta and Calgarians are looking to vacation closer to home in view of the current U.S. exchange rates.

The Calgary real estate market will undoubtedly continue to respond to the general uncertainty in the current economy.  Continued or increased unemployment is bound to impact supply and demand for housing.  On the upside, however, consumer optimism remains strong.  In its Mid-year Update to its 2015 Economic Outlook & Regional Housing Forecast, CREB remarks that “Positive long-term prospects and reduced concerns about the bottom falling out in the near term could minimize the pullback in demand, keeping market conditions in relatively balanced territory and preventing further aggregate price declines.”

Do you need to move to celebrate the changes that are happening in your life? Let me serve you in helping you make the move to the place or home that reflects where you are in life’s journey! I will listen to your needs and use my knowledge and expertise to make this a smooth transition to the right place for you to call home in Calgary. Contact me at 403-708-5873, ajames16@gmail.com, or www.allisonjames.com and let’s get on with your journey!

About Allison James

Allison James has been a realtor® since 1999 with Century 21 Bamber Realty Ltd. in the changing Calgary real estate market. A Century 21 Centurion Award 2007 recipient and a member of CREA and AREA, she specializes in residential real estate and has her designations as a Seniors Real Estate Specialist and a Certified Condominium Specialist. These designations testify that she has the expertise and resources to help her clients make a smooth transition to the next step in their life journey. She enjoys helping her clients as they move through many of the same stages of life that she, too, has experienced. The fact that the majority of her business comes from past clients and/or referrals from satisfied clients speaks volumes about her dedication to the high quality of service that she offers her clients to meet their Calgary and surrounding area real estate needs. She is a mother of four who are all on their own now, and a grandmother of eight. Besides helping people buy or sell real estate, she loves spending time with her family, being active outdoors, traveling and meeting new people, photography, playing the drums, reading, scuba diving, listening to music, learning new things, and nurturing her spiritual growth.

When taking stock of a home’s best features, updated bathrooms, custom-built kitchen cabinets and expensive landscaping are usually the focus. Savvy real estate pros and homeowners, who have been through the cycle of buying and selling several times, very well know that location has a far greater impact than expensive amenities. Keen buyers seek to find a home in a very short list of neighbourhoods, and, understandably, will wait until the right property comes on the market.

The atmosphere, lifestyle and overall look and feel of a community make it attractive to certain groups of people. While it is largely a matter of personal preference, in any city, there are a number of coveted areas ranging from the unique architecture, to access to quality schools and water views that stand out from the rest. The concept of a nice neighbourhood and a good school district tends to go hand in hand. It should be no surprise that homes here benefit greatly. In addition, access to transportation, shopping centres and restaurants are some other factors that weigh heavily today. The continuous high demand for houses in such locations ensures a steady uptick in value for homeowners and low turnover rate for landlords.

While buyers can always dream of modernizing a dated kitchen or finishing a basement space, there is not really a lot they can do on their own to change the character of a neighbourhood. In Calgary, we are fortunate to have a multitude of thriving, sought-after and diverse localities that continue to attract consumers. There is truly something for everyone here.

On the other hand, if you are a seller in a sought-after neighbourhood, consider yourself fortunate. You made an excellent choice when you purchased your home as predilection for your particular street address will almost certainly ensure a quick and profitable sale.

Do you need to move to celebrate the changes that are happening in your life? Let me serve you in helping you make the move to the place or home that reflects where you are in life’s journey! I will listen to your needs and use my knowledge and expertise to make this a smooth transition to the right place for you to call home in Calgary. Contact me at 403-708-5873, ajames16@gmail.com, or www.allisonjames.com and let’s get on with your journey!

About Allison James

Allison James has been a realtor® since 1999 with Century 21 Bamber Realty Ltd. in the changing Calgary real estate market. A Century 21 Centurion Award 2007 recipient and a member of CREA and AREA, she specializes in residential real estate and has her designations as a Seniors Real Estate Specialist and a Certified Condominium Specialist. These designations testify that she has the expertise and resources to help her clients make a smooth transition to the next step in their life journey. She enjoys helping her clients as they move through many of the same stages of life that she, too, has experienced. The fact that the majority of her business comes from past clients and/or referrals from satisfied clients speaks volumes about her dedication to the high quality of service that she offers her clients to meet their Calgary and surrounding area real estate needs. She is a mother of four who are all on their own now, and a grandmother of eight. Besides helping people buy or sell real estate, she loves spending time with her family, being active outdoors, traveling and meeting new people, photography, playing the drums, reading, scuba diving, listening to music, learning new things, and nurturing her spiritual growth.

Are you thinking about selling your home and going the FSBO route (For Sale By Owner) in order to save the cost of a commission? Before making that decision, take the time to consider a few of the many reasons why it makes sense to work with a professional Realtor when selling your home.

Realtors are Trained Professionals

Would you ever consider rewiring the electricity in your home without consulting a trained and licensed electrician? Of course not – unless you are an electrician yourself. So why would you consider handling the sale of a valuable real estate asset without the help of a licensed professional? Real estate transactions are complex matters subject to all kinds of rules and regulations and fraught with potential pitfalls at every turn. As I write this blog, the median sale price for a home in Calgary is $420,000. That’s a lot of money to put into the hands of an inexperienced amateur.

Today’s real estate agents are more highly educated, trained and subject to rigid ethical guidelines. In addition to pricing and marketing your property for sale, they must know how to coordinate and work closely with mortgage bankers, home inspectors, appraisers, environmental consultants and government agencies. Even if you feel you are qualified, do you really have what it takes to pull everything together? Remember that in real estate transactions, time lost equates to money pulled from your pocket.

Realtors Have Full Access to the MLS

While most non-professionals can get on the local Multiple Listing Service (MLS), it is not the full access granted to licensed subscribers. You will only see a fraction of the information available to professionals. The full spectrum of reliable information and up-to-date data available in the MLS is of utmost importance in determining home value and monitoring market trends.

Buyers are Working with Realtors

We are living in a world that relies on instant access to information and demands immediate gratification. The best way to ensure a quick property sale at your asking price is to list the property in the MLS. Buyers’ agents everywhere will receive a notice of a new listing right away. Your buyer is out there somewhere and the best platform to reach them is through the MLS.

Realtors are Objective

Property owners are notoriously sentimental when it comes to their own homes. There is simply no way to remain objective when talking about something you’ve poured your heart and soul into. An experienced Realtor removes emotion from the equation and shields his or her client from the stress inherent in the daily twists and turns of real estate transactions.

Those who go the FSBO route almost always find they haven’t saved any money at all when it’s time to close the deal. Do yourself a favor, save yourself time, money and aggravation – work with a pro.

Do you need to move to celebrate the changes that are happening in your life? Let me serve you in helping you make the move to the place or home that reflects where you are in life’s journey! I will listen to your needs and use my knowledge and expertise to make this a smooth transition to the right place for you to call home in Calgary. Contact me at 403-708-5873, ajames16@gmail.com, or www.allisonjames.com and let’s get on with your journey!

About Allison James

Allison James has been a realtor® since 1999 with Century 21 Bamber Realty Ltd. in the changing Calgary real estate market. A Century 21 Centurion Award 2007 recipient and a member of CREA and AREA, she specializes in residential real estate and has her designations as a Seniors Real Estate Specialist and a Certified Condominium Specialist. These designations testify that she has the expertise and resources to help her clients make a smooth transition to the next step in their life journey. She enjoys helping her clients as they move through many of the same stages of life that she, too, has experienced. The fact that the majority of her business comes from past clients and/or referrals from satisfied clients speaks volumes about her dedication to the high quality of service that she offers her clients to meet their Calgary and surrounding area real estate needs. She is a mother of four who are all on their own now, and a grandmother of eight. Besides helping people buy or sell real estate, she loves spending time with her family, being active outdoors, traveling and meeting new people, photography, playing the drums, reading, scuba diving, listening to music, learning new things, and nurturing her spiritual growth.

Looking at homes is a fun experience for most buyers, but spending excessive time looking at the wrong homes can become frustrating. Most people want to see enough properties so they can make a purchase with confidence. However, seeing too many homes can become overwhelming and make it even more difficult to make a decision.

Here are four tips to narrow down your search and find a home that works for you:

Determine your ideal neighbourhood. Are you looking for an older home in a mature neighbourhood, or do you have your sights set on something fairly new with modern finishes? In addition, think about other important factors, such as the schools within proximity, access to amenities and your travel time to work. Establishing your preferences will help you decide on the right area for you.

Consider the right type of home. How much space do you need? Buying a smaller place such as a townhome or condo might be the right decision for a limited budget, but don’t forget to think about your long-term needs. The longer a home suits your needs, the more equity you can build up over time.

Establish your budget. Speaking to a mortgage professional should be one of the first things you do as a home buyer. Find out how much money you will need to put down and determine your maximum approval range. Based on these figures, consider how much you are actually comfortable spending. Don’t just look at the purchase price, think about your monthly budget.

Consider your priorities. Make a list of your must-haves and the things you are willing to compromise. Communicate your needs with your Realtor to help you avoid homes that simply aren’t contenders in your search. Acquire knowledge on the types of homes that are available within your desired price range and keep an open mind to avoid missing out on great opportunities.

Do you need to move to celebrate the changes that are happening in your life? Let me serve you in helping you make the move to the place or home that reflects where you are in life’s journey! I will listen to your needs and use my knowledge and expertise to make this a smooth transition to the right place for you to call home in Calgary. Contact me at 403-708-5873, ajames16@gmail.com, or www.allisonjames.com and let’s get on with your journey!

About Allison James

Allison James has been a realtor® since 1999 with Century 21 Bamber Realty Ltd. in the changing Calgary real estate market. A Century 21 Centurion Award 2007 recipient and a member of CREA and AREA, she specializes in residential real estate and has her designations as a Seniors Real Estate Specialist and a Certified Condominium Specialist. These designations testify that she has the expertise and resources to help her clients make a smooth transition to the next step in their life journey. She enjoys helping her clients as they move through many of the same stages of life that she, too, has experienced. The fact that the majority of her business comes from past clients and/or referrals from satisfied clients speaks volumes about her dedication to the high quality of service that she offers her clients to meet their Calgary and surrounding area real estate needs. She is a mother of four who are all on their own now, and a grandmother of eight. Besides helping people buy or sell real estate, she loves spending time with her family, being active outdoors, traveling and meeting new people, photography, playing the drums, reading, scuba diving, listening to music, learning new things, and nurturing her spiritual growth.

Last year, the Calgary Real Estate Board made the decision to uphold a rule that is somewhat unique in Canadian real estate. Section 18.02 of the Calgary Real Estate Board’s Rules and Regulations states this: “All conditional sales will be reported at the time of acceptance of a conditional offer sale except where the Seller has given written instruction not to report the conditional sale until conditions are waived in writing.”

So what does this mean for buyers? In the past, when a buying agent looked up a property of interest, they would be able to see if there was currently an offer on the property. In most cases, buyers wouldn’t want to waste their time viewing a home that was “nearly sold”. With this rule in place, there is a certain level of uncertainty in the buying process. As a buyer, if you happen to put an offer on a home that already has one pending, the other buyers may feel pressured to waive their conditions if they know another offer is waiting in the wings.

This rule also emphasises the importance of doing your homework before you buy so that you can offer the shortest possible condition period. Speak to your mortgage professional and have a pre-approval in place, so the underwriting process can move along quickly and you can seal the deal as soon as possible.

What does this mean for sellers? As a seller, this gives you a choice. If you choose to allow your REALTOR® to report a conditional sale once you have one in place, you won’t be bothered with any additional showings. However, if the offer falls through, you may have missed out on potential buyers during the condition period.  Keeping your listing showing as active on the public site while showing it as “under contract” on the Realtor site is one way to handle this – that way, anyone who is truly interested in viewing your house will be able to view it and put in a backup offer.  There is no “right way” to handle this decision. It all comes down to the marketability of your property, the quality of the offer that you have in hand, and your overall real estate strategy. Your REALTOR® is qualified to explain your options and represent your best interest in the transaction.

Do you need to move to celebrate the changes that are happening in your life? Let me serve you in helping you make the move to the place or home that reflects where you are in life’s journey! I will listen to your needs and use my knowledge and expertise to make this a smooth transition to the right place for you to call home in Calgary. Contact me at 403-708-5873, ajames16@gmail.com, or www.allisonjames.com and let’s get on with your journey!

About Allison James

Allison James has been a realtor® since 1999 with Century 21 Bamber Realty Ltd. in the changing Calgary real estate market. A Century 21 Centurion Award 2007 recipient and a member of CREA and AREA, she specializes in residential real estate and has her designations as a Seniors Real Estate Specialist and a Certified Condominium Specialist. These designations testify that she has the expertise and resources to help her clients make a smooth transition to the next step in their life journey. She enjoys helping her clients as they move through many of the same stages of life that she, too, has experienced. The fact that the majority of her business comes from past clients and/or referrals from satisfied clients speaks volumes about her dedication to the high quality of service that she offers her clients to meet their Calgary and surrounding area real estate needs. She is a mother of four who are all on their own now, and a grandmother of eight. Besides helping people buy or sell real estate, she loves spending time with her family, being active outdoors, traveling and meeting new people, photography, playing the drums, reading, scuba diving, listening to music, learning new things, and nurturing her spiritual growth.

For much of this year, inventory in the Calgary real estate market has been quite low. Homes are selling quickly, and often, buyers have struggled to find the right home among a limited supply of listings. Fortunately, listings increased over the summer, and we have entered a much more balanced market. In a high demand market like Calgary, bidding wars have become a very common occurrence. Home buyers recognize great value when they see it, and they are willing to pay top dollar. If you are planning on making a move this year, there are few helpful things to keep in mind if you find yourself competing for a property.

Unlike an auction, you have no way of knowing how much the other buyers are offering and what kind of terms they are requesting from the sellers. Most homes in multiple offers sell for at least full asking price, while others may sell for tens of thousands of dollars more. Don’t allow yourself to get carried away by the competition. Review recent sales in the nieghbourhood with your REALTOR® to make an educated decision about what the home is really worth in its current condition. Offering to pay much more than it’s worth might land you in a tough financing situation if the bank who is providing the mortgage doesn’t feel the same way about the value.

Although the purchase price is the first thing that sellers look at, there are several other important terms at play. Your preferred closing date, conditions, and deposit amount may also make your offer look more favorable to the sellers. If you are able to offer a flexible closing date, be sure to advise your agent. Closing the deal at the seller’s convenience could save them hundreds of dollars in interest payments and accommodation expenses, and could potentially save you money off the purchase price.

Don’t forget, it’s never too early to start your financing process with your mortgage professional.  Prior to searching for a home, get your mortgage approval in order and start collecting your supporting documents. If you need to put a financing condition on your offer, your mortgage professional will have a head start, and they will have the ability to complete it a few days sooner.

Don’t be intimidated by a bidding war.  Once you have your financing established and are ready to make a confident offer on the right home, you should have no problem coming out on top. Making an educated decision at the bargaining table will help you make a purchase that you can feel good about.

Do you need to move to celebrate the changes that are happening in your life? Let me serve you in helping you make the move to the place or home that reflects where you are in life’s journey! I will listen to your needs and use my knowledge and expertise to make this a smooth transition to the right place for you to call home in Calgary. Contact me at 403-708-5873, ajames16@gmail.com, or www.allisonjames.com and let’s get on with your journey!

About Allison James

Allison James has been a realtor® since 1999 with Century 21 Bamber Realty Ltd. in the changing Calgary real estate market. A Century 21 Centurion Award 2007 recipient and a member of CREA and AREA, she specializes in residential real estate and has her designations as a Seniors Real Estate Specialist and a Certified Condominium Specialist. These designations testify that she has the expertise and resources to help her clients make a smooth transition to the next step in their life journey. She enjoys helping her clients as they move through many of the same stages of life that she, too, has experienced. The fact that the majority of her business comes from past clients and/or referrals from satisfied clients speaks volumes about her dedication to the high quality of service that she offers her clients to meet their Calgary and surrounding area real estate needs. She is a mother of four who are all on their own now, and a grandmother of eight. Besides helping people buy or sell real estate, she loves spending time with her family, being active outdoors, traveling and meeting new people, photography, playing the drums, reading, scuba diving, listening to music, learning new things, and nurturing her spiritual growth.

Although it took a few extra weeks for the summer to get here, it was an exciting season in the Calgary real estate market.  Year to date, sales were up 11% compared to 2013, and home values increased by nearly 7% across the board.

Many sellers were cautious about making a move earlier this year.  There simply weren’t enough listings to choose from and as a result, they were hesitant to put their own home on the market.  Inventory was low, competition was fierce, and many buyers were feeling discouraged that they may not find the right home in their price range.  Fortunately, Calgary has now entered a much more balanced market.  There are more active listings, and the ratio of buyers to sellers is at a comfortable level.

One segment of the market that is on the verge of some significant growth is the condo sector.  As home prices continue to increase, first-time buyers and downsizers are looking for a more affordable alternative.  There are dozens of new developments being planned around the city, many of which offer trendy downtown locations.  The local condo market has captured the attention of investors and developers all across Canada who are scoping out available land for their next exciting project.  If you have been considering purchasing an investment property, stay tuned for some fabulous new opportunities in Calgary.

Another by-product of a rapidly growing economy can be found in Calgary’s luxury home market.  According to CREB, the number of sales that exceeded the $1 million price point has increased by 20% compared to last year, and there is a growing pool of buyers who are entering the luxury home market.  Calgary continues to be one of the most affordable major cities in Canada, and consumers are recognizing the value of investing in a rapidly growing market.

If you are thinking of making a move this year, the timing couldn’t be better.  Homes are selling faster than ever, and there are still plenty of great deals to be found around the city.  Fall may be in the air, but there is still plenty of time to find your new home before the snow flies!

Do you need to move to celebrate the changes that are happening in your life? Let me serve you in helping you make the move to the place or home that reflects where you are in life’s journey! I will listen to your needs and use my knowledge and expertise to make this a smooth transition to the right place for you to call home in Calgary. Contact me at 403-708-5873, ajames16@gmail.com, or www.allisonjames.com and let’s get on with your journey!

About Allison James

Allison James has been a realtor® since 1999 with Century 21 Bamber Realty Ltd. in the changing Calgary real estate market. A Century 21 Centurion Award 2007 recipient and a member of CREA and AREA, she specializes in residential real estate and has her designations as a Seniors Real Estate Specialist and a Certified Condominium Specialist. These designations testify that she has the expertise and resources to help her clients make a smooth transition to the next step in their life journey. She enjoys helping her clients as they move through many of the same stages of life that she, too, has experienced. The fact that the majority of her business comes from past clients and/or referrals from satisfied clients speaks volumes about her dedication to the high quality of service that she offers her clients to meet their Calgary and surrounding area real estate needs. She is a mother of four who are all on their own now, and a grandmother of eight. Besides helping people buy or sell real estate, she loves spending time with her family, being active outdoors, traveling and meeting new people, photography, playing the drums, reading, scuba diving, listening to music, learning new things, and nurturing her spiritual growth.