Anny Schaefer

Whatever your natural habitat may be

I have sold a property at 3140 Stevenson PL in VICTORIA.
Fantastic opportunity to ADD sweat equity!!!! This 2 level home has incredible bones & so much to work with. A unique layout, large windows in every room steaming light & a very roomy floorplan. The 1st floor holds a great size living room, large kitchen & 3 bedrooms & 1bath. The dining room is open to the living room creating a nice space for entertaining family&friends or curl up by the wood burning fire place. Huge kitchen with breakfast nook off to the side. THERE'S SO MUCH SPACE TO CREATE YOUR DREAM KITCHEN HERE!!! Lower level fitted by Island basement systems with a water management system, sump pump & partial washroom/plumbing roughed-in. Makes great extra space or potential in-law suite. Enjoy the fully fenced-in PRIVATE back yard this summer complete with a shed for storing tools/bikes & kayaks! Close to Hillside mall, Mayfair, schools & walking distance to the beautiful topaz park & Cedar Hill Golf course.Click the media icon for 3D tour and floorplans and CALL TODAY TO VIEW!
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I have sold a property at 440 Burnside RD W in VICTORIA.
Welcome to 440 Burnside Rd. Be impressed with this highly upgraded END UNIT. This one owner home has been meticulously maintained and upgraded. Absolutely move in ready with new oak kitchen,hardwood floors throughout, crown moulding throughout, Corian counters and updated bathrooms...to start. This 2 bedroom home, ( easily converted to 3 bed) with 2 baths is perfect for any family or those who are looking to downsize. The layout is spacious yet cozy and the yard is something else….private end unit, with a gazebo, wired and plumbed for hot tub, evening lighting and mature trees and shrubs. The upper level offers a Massive master bedroom ( again can be easily converted), second bedroom and full bath. The lower level offers the spacious living/dining room,and powder room. This property offers loads of natural light, great storage space and outdoor living. The amenities include a great park, outdoor swimming pool and best of all a fantastic location.
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I have listed a new property at 9 2741 Stautw RD in SAANICHTON.
This quiet, affordable home is in a peaceful, wooded, and scenic mobile home park with a country feeling + close to the sea including Saanichton Bay Park Beach. Enjoy the fresh air with coffee on your front deck. Garden in your spacious + private backyard. Walk nearby trails or drive to Saanichton for Thrifty's, shops, restaurants, Saanich Peninsula Hospital, and more in less than 5 min. Be in charming downtown Sidney, Victoria Int'l Airport, or the ferries in about 15 min. or downtown Victoria in about 20. Now 2 bedrms, it used to be 3 so you could look into changing it back or just enjoy the larger room size. A newer roof (2013), 3 park spots + many other improvements make this home the move-in ready sanctuary you've been looking for!
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Stiffer mortgage qualification rules that started January 1st (AKA stress-testing) have significantly cooled real estate markets across Canada. The Victoria real estate market is coming off of a long period of being an extreme sellers' market. The combined effect of fewer sales (demand) and more listings (supply) is a less pronounced but nonetheless still overall sellers` market. A sales to active listings ratio of more than 20% is considered a sellers’ market and the current ratio is about 30%. It’s considerably lower than it’s been for the past two years but indicates there is still upward pressure on prices.


January-July 2018 sales lower than same period in 2017

  • Total property sales in Victoria during January to July (the first 7 months of 2018) stood at 4,552 units. This is 21% lower than in the same period of 2017.

  • Total Sales Dollars declined 12% to $3,220,754,100.
  • Listings during the same period dropped by 1%, to 7,962.
  • Days To Sell for all property types increased 4%, from 35 to 36.
  • The number of Active Listings increased 36% from 1,921 July 31, 2017 to 2,607 July 31, 2018.
At the end of July:
  • 651 properties sold in the Victoria Real Estate Board region in July, 17.6% fewer than the 790 sold in July of last year.
  • July sales were down 8.1% from June 2018.
  • Condo sales (188 units) were 22.6% lower than in July 2017.
  • Single Family Detached (SFD) home sales (340) were 16.5% lower than July 2017.
  • Listings stood at 2,607 on July 31—up 35.7% from the end of July 2017.

Prices still trending up

The MLS® Home Price Index (HPI) benchmark attempts to compare “apples to apples” by looking at typical attributes, so it is not affected by differences in size, age and location of sold properties and other factors resulting in extremely high or low prices—all of which affect average or median prices. If this seems a bit confusing, you’re not alone! I’m happy to talk it over with my clients.


  • The MLS® Home Price Index (HPI) benchmark for:
    • a single family detached (SFD) home in the Victoria Core was $880,000 in July 2018, up 5.5% from $834,200 in July 2017 but, significantly, down 1.1% from the previous month, June 2018 ($889,600).
    • a SFD home in Greater Victoria was $741,000, up 5.7% from $700,800 in July 2017.
    • a condo in Greater Victoria was $485,200, up 12% over July 2017.
    • a townhome in Greater Victoria was $586,100, up 8.1% over July 2017.
  • In contrast,
    • the average price for SFD homes sold in Greater Victoria in July 2018 was $929,543 (7.1% higher than a year earlier) and the median price was $800,000 (+5.4%).
    • the average price for condos in July was $472,473 (17.5 higher than a year earlier) and the median price was $415,000 (+12.8%).
    • the average price for townhomes in July was $552,027 (+9.0%) and the median price was $522,000 (+10.5%).

The HPI is also useful for looking at trends over time in particular neighbourhoods or for specific types of property. As shown below, the most recent run-up in prices began approximately January 2016 and has been significant for SFDs, condos, and townhouses. While none of us can tell the future, if this runup is similar to what occurred from about January 2005 to May 2008 (around the Great Recession/financial crisis), it’s conceivable that prices could continue to increase for awhile and/or correct to some extent, then more or less recover, plateau, and fluctuate for an extended period of time. As always in real estate, it pays to take the long view and hold on to your properties for as long as feasible.



Teranet Price Index


Another way to look at price changes is through the Teranet–National Bank House Price Index™. Described on housepriceindex.ca as “an independent representation of the rate of change of Canadian single-family home prices” which is based on ”sales pairs” as recorded in public land title registries. It is a robust method of checking on the validity of other prices indicators such as HPI. It includes indexes for 11 Canadian metropolitan area (Victoria, Vancouver, Calgary, Edmonton, Winnipeg, Hamilton, Toronto, Ottawa, Montréal, Québec, and Halifax) and one overall composite for the country.


The Victoria Teranet Index is currently at its highest point ever. Twelve-month (year over year) change is still in positive territory, but slowing down from the very large increases of March 2016 to June 2017.


If you'd like to talk about buying or selling, I offer specific and detailed market information to my clients.

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Aretha Franklin's been on my mind a lot lately. You didn't have to grow up in the Southern U.S. like I did to be enthralled by the late Queen of Soul. Her unforgettable song "Respect" is the inspiration for my latest thoughts on my real estate business, here.


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Back in 2015, Maclean's put together a fun piece on what you could buy (single family detached or half-duplex) across the country, closest to downtown, for the average price Canada-wide at the time of $448,862.


The updated Canadian Real Estate Association (CREA) overall average resale home price for June 2018 is:

$495,797 !


Averages like these are pretty meaningless. When it comes to getting meaning out of stats, the key is--disaggregate, disaggregate, disaggregate!


Just for fun, though, here's what's on the market right now close to downtown Victoria for $495-500K: 8 condos and 1 townhouse. Let me know if you'd like to see these or any others!


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I have sold a property at 225 Henry ST in VICTORIA.
Fantastic opportunity to own an R2 zoned lot that is 60 ft x 100 ft with duplex potential in Vic West. This character style home offers coved ceilings, gas furnace, wood floors and updated thermal windows. Excellent location that is only minutes walking distance to parks with play grounds, Westside Village Shopping Centre, Spinnakers Gastro Brewpub, Songhees in Harbour waterfront walkway, Selkirk waterfront walkway, Galloping Goose Regional Trail and Downtown Victoria. Do not miss this great investment opportunity! Floor plans available, call for a showing.
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I have sold a property at 4940 Prospect Lake RD in VICTORIA.
Private & peaceful. High above Prospect Lake, this west coast, chalet-style home offers fabulous privacy & value. A bright & spacious 4 bedroom, 3 bathroom updated home w/vaulted ceilings, wood flooring, custom cabinets, newer appliances & heated tile floors. Pagoda-style, private hot tub area & separate artist's studio w/power, heat, skylights & sliding glass doors. Lake views through the trees in most rooms. Gorgeous gardens. Lots of parking. Walk to lake park/access. Meticulously maintained.
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I have sold a property at 103 1083 Tillicum RD in VICTORIA.

Welcome to this lovely bright home in the gated Gorge Pointe complex on the shores of the gently lapping Gorge Waterway, minutes from downtown Victoria.

You'll appreciate convenient and spacious ground floor living along with a large patio to enjoy the outdoors. This impeccable suite features a beautiful built-in cabinet around the electric fireplace, and recent painting, appliances, flooring, and more. It has a great layout with separated bedrooms.

Your fun, active lifestyle starts here! Enjoy the many amenities of a west coast lifestyle including a private dock with moorage for your boat (see bylaws), a guest suite for friends and family, a convenient bike/kayak room, an exercise room, social room, library, and more.

One secure underground parking spot and a clean, well-lit storage unit are assigned to this unit.

One domestic house cat or one small dog (less than 20 pounds full grown) and up to two small caged birds are welcome. And enjoy the hummingbirds with a free-standing feeder!

Remediation is complete and there’s a 10-year warranty in place so you can enjoy peace of mind and the comfort of new doors and windows. Gorge Pointe has a pro-active strata with a Depreciation Report and a Capital Asset Management Plan.

Gorge Pointe is conveniently located on bus routes, near Fairway Market, a bank, pharmacy, restaurant (Il Greco), and a coffee shop. You’ll find shopping a couple of minutes away at Tillicum Centre and it’s less than a 10 minute drive to downtown Victoria shopping, entertainment, and restaurants.

The Gorge is a narrow tidal inlet, popular for recreational boating, that extends 7 km from Victoria Harbour to Portage Inlet. Under the Tillicum Bridge to the northwest of Gorge Pointe you’ll find the Gorge Narrows—a reversing falls. Across the street, Esquimalt Gorge Park features a Nature House, forested and horticultural areas including a Japanese garden, walking trails, picnic tables, benches, and a play area. The Gorge Waterway Park across Tillicum Bridge features a waterside walkway.

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Please visit our Open House at 103 1083 Tillicum RD in VICTORIA.
Open House on Saturday, November 19, 2016 1:00PM - 3:00PM This could be your new home. Come see this impeccable beautiful suite in Gorge Pointe. Two bedrooms are separated, much updating has been done. Enjoy the large patio and convenient ground floor location. Bring your kayak or boat!
Open House Sat. Nov. 19 1-3 pm. A beautiful, bright, impeccable home in Gorge Pointe on shores of gently lapping Gorge Waterway. You'll appreciate convenient + spacious ground floor living with a large patio to enjoy the outdoors, plus recent painting, appliances, flooring, a beautiful built-in around the electric fireplace, separated bedrooms, and more. Many amenities include private dock with moorage for your boat, social room, guest suite, bike/kayak storage, exercise room. Building remediation is complete with 10-year warranty in place so you can enjoy peace of mind and the comfort of new doors and windows. Pro-active strata has Depreciation Report and capital asset management plan. Your fun, active West Coast lifestyle starts here!
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I have listed a new property at 103 1083 Tillicum RD in VICTORIA.
Open House Sat. Nov. 19 1-3 pm. A beautiful, bright, impeccable home in Gorge Pointe on shores of gently lapping Gorge Waterway. You'll appreciate convenient + spacious ground floor living with a large patio to enjoy the outdoors, plus recent painting, appliances, flooring, a beautiful built-in around the electric fireplace, separated bedrooms, and more. Many amenities include private dock with moorage for your boat, social room, guest suite, bike/kayak storage, exercise room. Building remediation is complete with 10-year warranty in place so you can enjoy peace of mind and the comfort of new doors and windows. Pro-active strata has Depreciation Report and capital asset management plan. Your fun, active West Coast lifestyle starts here!
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I have sold a property at 401 317 Burnside RD E in VICTORIA.
Brand new exclusive boutique development with Spectacular City Skyline & Olympic Mountain Views on the 3rd & 4th Floors. Over 50% Sold. Offering 2 bedroom & 2 bedroom+den suites with modern kitchens, stainless steel appliances, german laminate flooring, deluxe bathrooms with in-floor radiant heat, in-suite laundry, spacious balconies & secure underground parking & locker. Airy 9 foot ceilings, with 11 foot feature ceilings in the penthouses. "01" floorplan from $439,900 - $469,900. Fantastic location central to Tillicum Mall, Mayfair Mall, Uptown Centre, Parks, Golf and Camosun Interurban Campus. Direct Bus Routes Downtown & UVic. 2-5-10 Year New Home Warranty. Net GST included! Open 1-3PM Thurs-Sun.
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I have sold a property at 704 708 Burdett AVE in VICTORIA.
This 7th floor suite in The Falls offers panoramic southwest views of the Inner Harbour, Empress Hotel and the Olympic Mountains. Luxurious features include a chef's kitchen with Italian Schiffini cabinets, a gas cook top and a granite island, engineered hardwood floors, a spa-like bathroom with double sinks, separate walk in showers & tub, electric fireplace and air conditioning. Located in the heart of downtown, this resort-like residential community offers residents a heated outdoor swimming pool & hot tub, fire pit and games room, fitness facility, bike storage, storage locker, one secured parking stall, and tranquil gardens. This is a pet friendly building with short and long term rentals permitted.
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I have sold a property at 2947 Oriole ST in VICTORIA.
Renovated classic bungalow located in the desirable Camosun area, close to Camosun College, Royal Jubilee Hospital, bus routes, and great schools. A total of 5 bedrooms and 2 baths, offering 3 bedrooms upstairs and a bright 2-bedroom in-law downstairs with private entrance, perfect as mortgage-helper, for in-laws or teenagers! Upstairs boasts an open concept floorplan featuring a spacious living room with a fireplace and kitchen with eat up bar opening up to a dining area. Lots of updates over the years including oak flooring and upgraded 200-amp electrical panel make this a turn-key ready home. Outside you’ll find a large fenced backyard with deep fertile soil for planting and double garage.
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I have listed a new property at 446 Moss ST in Victoria.

There’s plenty of room and lots of flexible options for the modern family in this charming Edwardian-era Arts & Crafts style home located in the heart of Fairfield on well-known Moss Street near the Rockland border. It could remain an investment property (it’s been used this way for many years although it’s not a permitted use by the City) or could be converted back to a single family home, possibly with an in-law suite.


A newer stone retaining wall and steps lead up to 446 Moss and its heritage-designated, mirror-image twin at 448 Moss. 446 Moss features character elements such as high ceilings, a claw-foot tub, stained glass, and built-ins. The house has a newer roof, 200-amp electric panel, and gas furnace on a low-maintenance urban lot with a private west-facing backyard, three porches, and a patio.


This home has five bedrooms, three kitchens, and in-suite laundry on each level. A single-family configuration could include up to four bedrooms on the upper level, up to two on the main, and one on the ground floor. The storage/utilities area on the ground floor once held a potter’s studio and might be an artist’s studio again.


446 Moss Street is close to shopping, schools, entertainment, restaurants, parks, and more and has a Walk Score of 85! It’s also a great place for cycling and is across from Sir James Douglas school – home of the Moss Street Farmers and Craft Market.


Moss Street extends from the Art Gallery to Clover Point at Dallas Road and is renowned for the Art Gallery Paint-in, held one Saturday in July every year, as well as two waves of cherry blossoms in the spring. Nearby you’ll find Robert J. Porter and Moss Rocks Parks as well as Brooke Street Green. Government House in Rockland with its beautiful public gardens is a short, pleasant walk away.


Fairfield is home to many character homes, vibrant Cook Street Village (a 10 minute walk or a quick bike ride), the Dallas Road oceanfront walkway including Ross Bay, and Beacon Hill Park. This home is less than a 10-minute drive to the heart of downtown Victoria and all the culture, food, and shopping it offers!


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I have listed a new property at 446 Moss ST in Victoria.

There’s plenty of room and lots of flexible options for the modern family in this charming Edwardian-era Arts & Crafts style home located in the heart of Fairfield on well-known Moss Street near the Rockland border. It could remain an investment property (it’s been used this way for many years although it’s not a permitted use by the City) or could be converted back to a single family home, possibly with an in-law suite.

A newer stone retaining wall and steps lead up to 446 Moss and its heritage-designated, mirror-image twin at 448 Moss. 446 Moss features character elements such as high ceilings, a claw-foot tub, stained glass, and built-ins. The house has a newer roof, 200-amp electric panel, and gas furnace on a low-maintenance urban lot with a private west-facing backyard, three porches, and a patio.

This home has five bedrooms, three kitchens, and in-suite laundry on each level. A single-family configuration could include up to four bedrooms on the upper level, one on the main, and one on the ground floor. The storage/utilities area on the ground floor once held a potter’s studio and might be an artist’s studio again.

446 Moss Street is close to shopping, schools, entertainment, restaurants, parks, and more and has a Walk Score of 85! It’s also a great place for cycling and is across from Sir James Douglas school – home of the Moss Street Farmers and Craft Market.

Moss Street extends from the Art Gallery to Clover Point at Dallas Road and is renowned for the Art Gallery Paint-in, held one Saturday in July every year, as well as two waves of cherry blossoms in the spring. Nearby you’ll find Robert J. Porter and Moss Rocks Parks as well as Brooke Street Green. Government House in Rockland with its beautiful public gardens is a short, pleasant walk away.

Fairfield is home to many character homes, vibrant Cook Street Village (a 10 minute walk or a quick bike ride), the Dallas Road oceanfront walkway including Ross Bay, and Beacon Hill Park. This home is less than a 10-minute drive to the heart of downtown Victoria and all the culture, food, and shopping it offers!

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Creative Commons Licence [Some Rights Reserved]   © Copyright Stuart Logan and licensed for reuse under this Creative Commons Licence.

In a tight market like this, both sellers and buyers can use some extra hand-holding. If you're ready to buy or sell in Victoria, contact me for personalized support as you navigate the buying or selling process.

 

The month-to-date market statistics are in and as of May 24, 2016, sales in Victoria are higher than last year.--979 compared to 905 this time last year. Adding to the tight market, there are currently only 2,431 listings compared to 4,043 this time last year (which also seemed low). Furthermore, there have been only 1,082 new listings so far this month compared to 1,485 last year.

 

©VREB

 

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If you're following the Victoria real estate market at all, you've probably already heard that half again as many homes were sold in March 2016 as in March 2015---1,121 properties compared to 734. And that inventory remains low. Have a gander at this somewhat alarming graph from the Victoria Real Estate Board:

 

It's a classic Sellers' Market in some areas--especially near the downtown core and in most areas of the Saanich Peninsula. Many homes are selling within a few days (or occasionally even 0--that's "zero" days) of being placed on the Multiple Listing Service (MLS®) system. There are frequently multiple offers, often resulting in a sale price that's a lot higher than asking price. 

 

Buyers take heart, though! The "inventory level" is a static snapshot number taken at month-end. All those houses people are buying are coming from somewhere. This graph shows the NEW listings alongside sales, and what's particularly interesting is comparing the new listings in March of 2016 (with its very high number of sales!) to the new listings in March of 2015 and March of 2014. Last month, there were 1,335 new residential listings, compared to 1,324 in March of last year and 1,155 in March of 2014. These can be thought of as the "flow" of houses INTO the market while the line representing sales is the flow OUT of the market. 

What this means for you if you're a Seller is that it's a great time to sell your home, if you can (but you already knew that). What it means for you if you're a Buyer is that it IS possible to buy a home even in this market. As your REALTOR®, I can help you with time-honoured strategies that will give you a better shot at getting the home you want. Call today!

Data and charts courtesy of Victoria Real Estate Board Multiple Listing Service ®
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