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I have listed a new property at 104 10815 83 AVE in Edmonton.
PLATINUM PROPERTY! If you're looking for simple living, it doesn't get much better than this! This condo is located in the convenient community of Garneau-just off Whyte Ave! Easy access to shopping, parks, dining, the U of A and more! This unit has an upgraded kitchen, windows, flooring, bathroom, and includes newer appliances. The open floor plan and windows allows for an airiness and spacious feel to this one bedroom apartment. Low condo fees is the cherry on top to this great property!
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I have listed a new property at 15867 13 AVE in Edmonton.
PLATINUM PROPERTY! This gorgeous home is located in the beautiful area of Glenridding! Walk-in to the gorgeous entry with custom finishings! Tucked away from the hustle-and-bustle you'll find a den-perfect for an office or kids play area (no more stepping on toys in the living room!). Continuing through the home is a large living space (w/fireplace), kitchen w/stainless steel appliances and massive eat-up island, and a huge dining area with access to the deck-perfect for your summer BBQ's! The main floor also features a large laundry area, powder room, and walk-through pantry. Upstairs you'll find massive bonus room, 4 piece bathroom, remarkable master suite (ensuite and walk-in closet included!), and two additional spacious bedrooms. The neutral colour scheme and large windows throughout provides a light and airy feeling that flows to the outdoors where you have a fully landscaped and fenced backyard. Plus, you'll never worry about storage again with the unfinished basement and double garage!
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I have listed a new property at 1020 MONY PENNY CRES in Sherwood Park.
Platinum Property! Nice bungalow in quite West Sherwood Park neighborhood. Upstairs has Master bedroom w/ensuite, 2 addition bedrooms with hardwood and tile throughout. Basement is fully finished w/large family room, 4th bedroom and full bath. In need of a little TLC but good size and layout to work with. 613m2 size lot with deck and over-sized double car garage with front drive access so plenty of parking. Bank owned so will require a bit of time to review offers and property is sold "as-is, where-is"
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I have listed a new property at 205 10825 113 ST in Edmonton.
PLATINUM PROPERTY! East facing 2 bedroom one bathroom suite with galley kitchen, updated flooring and counters is located on the 2nd floor. Great opportunity for investors. Unit is spacious and offers convenient location and hassle-free lifestyle. Maintained building with card laundry on same floor. Current tenant is on a 1 one year lease and would like to stay, Although you could self-manage, This unit is part of a rental pool with low vacancies in this building if you wanted to have this unit managed for you.
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I have listed a new property at 105 10040 154 ST in Edmonton.
PLATINUM PROPERTY! East facing 1 bedroom one bathroom suite. Great opportunity for investors. Unit is spacious and offers convenient location and hassle-free lifestyle. Maintained building with card laundry on same floor and comes with additional storage unit. Current tenant has been there since 2010 and would like to stay, Although you could self-manage, This unit is part of a rental pool with no current vacancies in this building if you wanted to have this unit managed for you.
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I have listed a new property at 102 10040 154 ST in Edmonton.
PLATINUM PROPERTY! Great opportunity for investors. Unit is spacious and offers convenient location and hassle-free lifestyle. West facing 1 bedroom one bathroom suite. Maintained building with card laundry on same floor and comes with additional storage unit. Current tenant has been there 1 year and would like to stay, Although you could self-manage, This unit is part of a rental pool with no current vacancies in this building if you wanted to have this unit managed for you.
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 Dear Friends,

School is now firmly back in session and, as you see the bright yellow school buses carting children to and from class every day, you might have wondered: how do schools in your neighbourhood effect house prices?

The quality of the local school district and school rankings actually have a significant influence on market price. In this month’s newsletter, we’ll explore the relationship between schools and real estate value — so you’ll know how to make a good choice.

In other big national news, as you may have heard, the Bank of Canada is once again raising interest rates. We’ll tell you what this means for those of you with mortgages. Also, have a look at our monthly analysis of market reports and analysis for a deeper overview of what is happening in the world of real estate.

It’s not all doom and gloom, though. If you are looking for something fun to do this month, we have put together a list of events happening around the city for your enjoyment.

As always, I enjoy providing you with both the information and the support you need to make the right decisions. If you, your friends or family are looking to buy or sell real estate, I am delighted to help.
Wishful Baking Week (Oct. 2 – Oct. 6)
Combines the best of two worlds: sweet treats and granting wishes. A week of fundraisers across the city for Make-A-Wish Northern Alberta. 
Bison’s Eye View (Oct. 8 and 15)
Explore the legends and history of the great bison at Elk Island National Park.
Short Film Festival (Oct. 14 - 15)
A screening of indie and local films, celebrating Albertan independent filmmaking.
Ladies Learning Code (Oct. 21)
One day bootcamp workshop for women to learn the fundamentals CSS and how to add custom fonts, icons and animations to websites.
A Caravan Cabaret (Oct. 21)
Annual party hosted by the Ukrainian Shumka Dancers with music, performances and food.
Inside Painting (Oct. 5 – Oct. 28)
Art show of Peter Ivens’ work that captures Alberta’s landscape and natural beauty. Held at the Art Gallery of St. Albert.
The Monster – Silent Film Screening (Oct. 31)
Celebrate Halloween and get your scare-fill from watching this oldie but goodie horror-comedy.
The relationship between the quality of a school district and real estate prices in the neighbourhood is a bit of a “chicken-and-the-egg” question.

The highest-ranking school districts tend to have higher house prices than less sought-after districts. At the same time, more affluent homeowners often live in more popular school districts. It’s not always clear which is the motivating factor: do school districts influence house prices or vice versa?

Regardless of which came first, at the end of the day, the fact remains: schools that have higher rankings are, on average, in neighbourhoods with higher real estate values. According to a survey by the Ontario real estate brokerage TheRedPin, homeowners pay a premium of between 20 to 36 per cent for living in proximity to the best schools in Toronto.

Attracting parents
91 per cent of prospective homebuyers said that school rankings were important in their search, according to a survey by Realtor.com®, and 60 per cent of buyers said they would pay above their budget to live in their desired school catchment.

Why are schools so influential?
In large part, it comes down to the age-old search for better education and opportunities for the next generation. Parents will sacrifice a lot to improve their offspring’s future and a higher-ranking school is part of that.

It’s also a matter of convenience. Once you have your heart set on a school, it’s a huge time-saver to live a bus ride or walk away. The same Realtor.com® survey found that more than half of buyers are willing to give up other comforts – such are more room or proximity to shopping centres – in exchange for living in the right school catchment.

All this, as a total, means there is a huge demand for family homes in certain areas because of school rankings. Even for homeowners without children, a good school is typically seen as a sign of a strong, stable community — a good thing for house prices for everyone who lives nearby.

The Bank of Canada hiked interest rates twice this summer and the increases come at a time when many Canadians are struggling to pay off debt.

First, in July, the bank announced a raise from 0.5 to 0.75 per cent and then, at the beginning of September, hiked rates again to a full one percentage point. A report by TransUnion last year estimated that if interest rates were raised by one percentage point, 700,000 Canadian households would face serious financial ramifications.

Those most affected by the interest increases are those paying back debt — such as Canadians with mortgages. According to Scott Hannah, the president and CEO of the Credit Counselling Society of British Columbia, new homeowners who have just taken out a large mortgage are the most vulnerable to the changes.

His recommendation is to try to pay off debts as quickly as possible to avoid future interest hikes or, in the case where that is not possible, to try to switch to a fixed-rate mortgage to mitigate against economic ups-and-downs.

After the latest hike, the Forum Poll found that a third of Canadians fear the proposed change will negatively impact their finances — especially those in British Columbia, Alberta and Ontario.

The bank’s announcement has been met with vehement criticism, especially as the Canadian dollar continued to slip, and some experts say the bank may well pause the interest rate hikes for now. Others, however, are adamant that the rises will continue and that it is up to individual Canadians to do the best they can to safeguard their finances.

The Bank of Canada is expected to finalize its plans in the coming weeks but, even if the most recent spike is held off, that will not necessarily mean an end to raising rates for the year, experts say.

 
 
 
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I have listed a new property at 1724 CHAPMAN WAY in Edmonton.
Welcome to the beautiful community of Chappelle Gardens! This newly developed South West community focuses on beautiful landscaping and a family friendly atmosphere! Enjoy everything the Community Center has to offer (year round!) including the ice rink, spray park, community garden, a number of different classes, and much more! Quick access to Highway 2 and the Anthony Henday allows you easy access to all parts of the city! This stunning half-duplex offers an open concept featuring a beautiful kitchen with quartz counter-tops, nine foot island, TONS of cabinet space, and tile back-splash. The main floor also has a large dining area and living space with huge windows, and a two-piece powder room. No more lugging laundry baskets to the basement! Upstairs you'll find a laundry room, large master bedroom with walk-in closet and 4pc ensuite, as well as two other spacious bedrooms and additional 4 pc bath. Sit back and relax on your deck while enjoying the outdoors in your fully landscaped & fenced backyard!
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I have listed a new property at 17C CALLINGWOOD CREST in Edmonton.
PLATINUM PROPERTY! This is just the perfect home for a small family, young couple, or chic first time home buyer. Tastefully elegant from top to bottom, this low maintenance townhouse comes with 3 bedrooms, 2 baths and a fully finished basement ideal for creating a unique space all of your own. The kitchen has been renovated to add even more counter and pantry space and the glass tiled backsplash keeps it all looking modern and fresh. The inviting and spacious front living room has large windows so you can either enjoy those evening sunsets indoors or outside on your newly done patio. New flooring throughout and updated bathrooms really add to the wow of this home. The complex is pet friendly too for you dog lovers out there looking for an affordable home with a fenced in yard. Callingwood truly is an ideal location with its parks, schools, amenities, proximity to public transportation, and much more! This could definitely be the home for you!
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Please visit our Open House at 12316 82 ST in Edmonton.
Open House on Sunday, September 10, 2017 2:00PM - 4:00PM Park in the back, please. Refreshments
PLATINUM PROPERTY! Brand new home minutes to downtown. With just under 1900sq ft, this 2 storey has everything for your growing family. Main floor has a powder room and Den as well as an open concept great-room with 9' ceilings, gas fireplace, huge kitchen island, and amazing pantry. Upstairs is complete with 3 bedrooms as well as a laundry room. The master has a walk-in closet and 5 pc ensuite including duel sinks and separate shower/soaker tub. Basement is unspoiled with an easy set up for in-law suite or basement suite rental with separate side entrance. Builder would be willing to put up a double car garage for a very reasonable fee.
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 Dear Friends,

With summer winding down and regular routines starting back up, it’s one of the peak moving seasons across the country. But how do you choose the perfect neighbourhood?

People tend to want to stay in the areas they are used to. And, when moving to a new city, people like to rely on suggestions from friends, co-workers and others who know the area. This can lead to somewhat biased conversations though and you may inadvertently be missing out on opportunities simply because of old reputations.

Read on, we have some advice on what factors to consider and where to find the necessary information to make a more rounded decision. 

Also, our monthly analysis of market reports and in-depth look at what is happening in the world of real estate may help inform your decision.

On a more fun side, we have plenty of information about how to enjoy the coming month whether you are moving or staying put. Check out the list of events happening around the city this month for inspiration.

As always, I am at your disposal to help. If you, your friends or family are looking to buy or sell real estate please keep me in mind.
Mutt Strut (September 9)
Pet-friendly 5km walk or run for charity, all proceeds go to the Animal Rescue Society. After, there are food and treats for all participants – even the furry, four-legged ones.
Meet A Machine (September 10)
A fun event for kids to interact and learn about all kinds of machines from farm equipment to vehicles.
EPCOR Riverfest (September 15-17)
Three-day celebration of the North Saskatchewan River and the River Valley with river-related activities available like rafting, cycling along the waterside and camping workshops.
Dollhouse Show and Sale (September 17)
Mini everything is for sale at this annual market of dollhouses and doll furniture. Worth checking out even if you’re not planning to purchase anything.
Comic and Entertainment Expo (September 22-24)
A celebration of comics and pop-culture where costumes of all kinds are welcome.
Oktoberfest (September 29-30)
Not quite October for this German-inspired beer festival but with pints flowing and Bavarian food grilling, no one will be complaining.
Alberta Culture Days (September 29 – October 1)
Celebrations will be happening across the province’s capital, particularly in arts galleries and community centres to showcase heritage and diversity.
When you are buying a new home, choosing the right neighbourhood can be just as crucial to consider as the house itself.

In general, people tend to be creatures of habit and, when moving, will look at the neighbourhoods they know best first and opt to stay in the same part of the city that they are accustomed to whenever possible.

But sometimes circumstances like family, work relocation, school or other life events push us into unfamiliar territory and so the search for a new neighbourhood must broaden.

What are the factors that make us choose a specific area or, as the case may be, stay in one location? How can we make more unbiased neighbourhood selections? Here are some questions to ask and factors to consider.

Distance and convenience
Distance from work, school and other daily activities are one of the most important considerations because the impact commutes have on day-to-day quality of life. If you commute by car, what is the traffic like at peak hours? If you take public transit, how accessible is it? How far away are shopping malls, parks and leisure centres? City councils have this kind information publicly available online.

Economics
Price is always a factor.  When looking for a new place, make a list of neighbourhoods by price range. Sometimes this means considering different property types—a townhouse in one neighbourhood might be a better fit than a single detached home in another. One way of judging this is by looking at the real facts and MSL sold prices.

Family-friendly
What schools are nearby? What are the neighbourhood demographics like—are there other young families around? Community social statistics and national Statistics Canada reports can give you a taste of what to expect. Looking at where schools, playgrounds and green spaces are located is also important.

Crime
Safety is paramount. Higher levels of home-ownership in an area typically lead to more investment in the community so that is a factor to look at. But also, dig up municipal police reports, available online, to find out what kind of crimes are occurring, how frequently and in which areas.
 
 
 
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2852 Calgary Trail, Edmonton, AB, Alberta T6J 6V7, Canada

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I have listed a new property at 4016 ALEXANDER WAY in Edmonton.
PLATINUM PROPERTY! Welcome to the beautiful community of Allard! This spacious 3 bedroom 2-story offers all the "extras" buyers are looking for along with a large pie shaped lot and ADDITIONAL PARKING next to the detached double garage!! You no longer need to worry about RV storage or guests parking on the street! Your large landscaped lot is fully fenced, has a beautiful fire pit, and beautiful deck all for your entertaining needs. Along with all your extended outdoor features, rustic-chic flooring, stainless steel appliances, and espresso cabinetry. Three spacious bedrooms and three bathrooms will allow you to grow into the home and the unfinished basement provides endless possibilities to customize the space. This home is move in ready with brand new K-9 school just up the road.
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I have listed a new property at 310 16221 95 ST in Edmonton.
Platinum Property!! Welcome home! Laminated flooring throughout, beautiful stainless steel appliances, and a full ensuite, make this bright, Top floor, southwest corner unit the pinnacle of Park Place. Additional highlights such as the convenient in-suite laundry, loads of extra storage, and comfortable balcony contribute to the desirability of this spectacular two bedroom condominium. If quality of life is important to you, then seriously consider how handy this location is! With both close proximity to the Eaux Claire Transit Centre, and easy access to the Anthony Henday, this unit will make your commute a breeze!
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I have listed a new property at 209 2311 119 ST in Edmonton.
PLATINUM PROPERTY! This 2 bedroom, END UNIT condo is conveniently located to everything you could need AND has a private balcony that overlooks a green space with mature trees. It's just perfect for outdoor alone time (such as enjoying coffee in your PJs)! Walk into a bright, open living space with charming, vintage accents such as unique lighting fixtures and classic finishes. The country kitchen has quaint glass cabinetry and glass tile backsplash. You have IN-SUITE laundry and a large, walk in pantry/storage room. Even more storage is located in a space just outside on the balcony. The master bedroom is definitely big enough for a king sized bed and has tons of closet space. The included parking stall has electrical plug-ins for the winter. BONUS and if you think it couldn't get better, your furry friends are allowed!!! Yes, you can have pets here too! Let's welcome you to Featherstone Village; close to shopping, schools, and the LRT but most importantly... IT'S AFFORDABLE!!!
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 Dear Friends,

I hope you are enjoying the long, sunny months and have the chance to really relax and soak in the summer rays.

And what better way to enjoy the extra hours of daylight than a summery BBQ with friends and family? Check our guide to putting together the perfect summer dining experience from what to cook to how to decorate.

Also in this month’s newsletter, for an up-to-date look at what is happening in the world of real estate, we’ve included the latest market report and a news brief on the proposed mortgage changes.

On the more light-hearted side, if you are looking for something to do with family and friends this month, look no further than our guide to the most fun, upbeat events happening around the city.

No matter what your needs are, we have you covered. Whether guiding you in the direction of summer fun with our recommendations or helping you buy and sell property, I am at your disposal. Have a friend looking to buy or sell? Please keep me in mind; your referral will be put to good use.
Servus Heritage Festival (August 5-7)
More than 85 countries are celebrated at the three-day festival, really showcasing the city’s vibrant multicultural heritage.
Rock Music Festival (August 11-12)
Get ready to rock and roll with this legendary line-up of music.
Tip: Tickets are cheaper if you pay in advance.
Edmonton Airshow (August 19-20)
Take entertainment to new heights with this show of daring manoeuvres and soaring acrobatics. Takes place at the Villeneuve Airport.
Latin Festival (August 12-23)
A celebration and street festival of all things Latino with delicious food trucks, Salsa lessons and fun activities for kids.
Fringe Festival (August 12-27)
This is the 36th year running that the fringe festival takes over the city — the longest running one in North America.
Blues Festival (August 25-27)
There will be a great mix of award-winners, newcomers and favourite faces.
Park after Dark (June – September)
Edmonton’s biggest patio party is the best way to start your weekend off on the right foot. Best part, it is every Friday night this summer.
Earlier this month, the Office of the Superintendent of Financial Institutions Canada (OSFI) announced that it is planning to tighten the regulations on uninsured residential mortgages in a move to clamp down on risky lending.

The proposed changes mean that anyone taking out a mortgage would need to pass a stress test, even those who already have a down payment of 20 per cent or more. In addition to the new stress test requirements, loan-to-value measurements will need to be adjusted to local conditions and co-lending arrangements that seem to be circumnavigating the current rules, like certain bundled mortgages, are expressly banned.

As it stands now, there are already some measures in place to prevent risky lending. For example, people with bad—or nonexistent—credit records are not suppose to borrow more than 65 per cent of the value of the home they are purchasing. Even those with a solid credit record cannot borrow more than 80 per cent of the property’s value without insurance backed by the government.
But many mortgage lenders have been sidestepping these rules with bundled loans, pairing a primary mortgage with a second loan from an unregulated group. An investigation by Reuters earlier this year revealed that, by bending the rules, property buyers were being allowed to over-borrow—sometimes up to 90 per cent of the value of the home.

The new stress test on insured mortgages and the banning of suspicious co-lending arrangements are hoped to help cool the real estate market. The changes are still in draft mode and OSFI is currently accepting written feedback on the proposal until the middle of August.

The changes, if they go through, will take effect in late 2017.
Summer is heating up and so why not fire up the grill to take advantage outside dining. A little bit of planning can take your BBQ to the next level—these easy tips take the stress out and put the fun in!

Keep the set-up simple
There is really no need to go all-out when it comes to summer dining; the blooming flowers and lush greenery already set the perfect scene. The biggest consideration is seating. Throw down some picnic blankets and cushions for extra space alongside the usual lawn chairs. For extra oomph, string up some white Christmas lights.

Potluck is perfect
Don’t be shy about asking guests to pitch in and bring sides, drinks or deserts. As the host, focus your attention on just a couple of simple main course dishes and leave the extras to everyone else.

Signature drink
It doesn’t need to be a complicated drink but choose one signature drink as a party theme —spiked lemonade, margaritas, watermelon coolers—and your party will not only be memorable but easier to coordinate on the grocery list.

Fun for the kiddies
If you’re expecting kids at your BBQ, pack away a few fun activities to keep them busy and entertained. Chalk, water balloons, face paint, a Twister board, badminton … it’s easy to keep kids (and their parents!) happy with just a little bit of planning.

Prep the night before
Don’t try to save everything till right beforehand. Not only will having some things set up the night before ease the stress … it can actually make things even better! Meat left marinating overnight, for example, has that extra tenderness and flavour and is one less thing to do in the morning.

Music for the mood
Whether you rely on Spotify or a DJ-savvy friend, have a playlist ready that you can trust. Break out those summer tunes and get your groovy dance moves going. Nothing upsets a party like bad music or a break in the playlist. Playlists are repeatable so set up a good one and save yourself time down the line.

Deep breath and enjoy
Don’t lose sight of what matters the most: enjoying time with friends and family. If you are too busy rushing around and stressing, it doesn’t matter how lovely a party you throw, you won’t enjoy it as much as taking the time to breathe, relax and just have fun. 

Acknowledgements

We want to send a special thank you to Glendon Tan for his recent referral. Our business depends on people just like him and it is extremely appreciated!

 

 
 
 
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2852 Calgary Trail, Edmonton, AB, Alberta T6J 6V7, Canada

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I have listed a new property at 201 15930 109 AVE in Edmonton.
Platinum Listing! This second floor unit features a spacious living room with laminate hardwood flooring & patio doors leading to a south facing balcony. The kitchen was upgraded with California white cabinetry, newer counter tops & appliances. The bedrooms are a generous size with newer closet doors & light fixtures. Small building with few units has common laundry with card access. Long term tenants are willing to stay if bought as investment, La Villa Belvedere is conveniently located close to shopping, schools & public transportation.
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Please visit our Open House at 79 CHATWIN RD in Sherwood Park.
Open House on Saturday, July 29, 2017 2:00PM - 4:00PM Join Shawntelle Coan at this beautiful home on Saturday between 2-4pm! Refreshments
PLATINUM PROPERTY! Welcome to your new bungalow! This gorgeous home offers a generous entry way leading you to the main floor featuring 9 foot ceilings and huge windows. Kitchen comes with island, raised eating bar, and dining nook. Living room has gas fireplace with built in oak cabinetry and shelving plus access to the large south facing patio. There are 2 bedrooms upstairs, including the master with private ensuite and walk in closet. The fully developed basement offers 2 huge bedrooms and spacious rec room, as well as a full bathroom. The attached garage is perfect for a handy mans with 220V wiring outlet and air compressor line w/compressor. All this in a quiet neighbourhood with an enormous private treed backyard with well maintained Hot tub, which backs onto a beautiful green space. Quiet, beautiful, and well-maintained all in a highly sought-after area of Lakeland Ridge.
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Some people don’t give hallways much thought when painting and decorating. Instead, they focus on rooms.

 

The fact is, a great looking hallway can have the same, if not more, impact than the most eye-catching family room or bedroom, especially when you need to go through the hallway to get there!

 

Here are some painting tips that can bring a dull hallway to life:

 

  • Paint the hallway the reverse of the rooms around it. If the rooms are dark, use light colours in the hall. If the rooms feature simple colours, consider being more dramatic in your choice of hallway paint.

 

  • In a longer hallway, using two shades of the same colour on perpendicular walls can make the space seem less tunnel-like. (The darker shade goes on the shorter walls.)

 

  • Darker colours can work well if the space is well-lit and there are few, if any, shadows cast.

 

  • If you decide to paint the halls white, select an off-white or eggshell white. Avoid stark white as it will reflect light in a way that’s unpleasant.

 

One more tip: Pictures can go a long way in making a hallway look inviting, regardless of the wall colour.

 

Good luck with the painting!  

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Data is deemed reliable but is not guaranteed accurate by the REALTORS® Association of Edmonton.