Extra Day in Leap Year Causes Jump in Sales for February

Members of the Ottawa Real Estate Board sold 911 residential properties in February through the Board’s Multiple Listing Service® system, compared with 850 in February 2015, an increase of 7.2 per cent. The five-year average for February sales is 908.

“Although the weather was very unpredictable this month, with many highs and lows and several winter storms, the Ottawa resale market only saw activity pick up,” says President of the Ottawa Real Estate Board, Shane Silva. “Residential and condo sales combined increased by 52.3 per cent since last month. However, we need to factor in the leap year, which added an extra day to the month of February, and 46 sales on that day.”

February’s sales included 199 in the condominium property class, and 712 in the residential property class. The condominium property class includes any property, regardless of style (i.e. detached, semi-detached, apartment, townhouse, etc.), which is registered as a condominium, as well as properties which are co-operatives, life leases and timeshares. The residential property class includes all other residential properties.

“In February, 2,312 homes were listed, up 26.6 per cent since January, and inventory on hand at the end of February rose by 10.7 per cent since January,” says Silva. “We’re starting to see more homes coming onto the market in preparation for the busy spring selling season. If you’re thinking of putting your home on the market, this is a great time to do so.”

The average sale price of a residential-class property sold in February in the Ottawa area was $384,632, an increase of 1.2 per cent over February 2015. The average sale price for a condominium-class property was $249,727, a decrease of 6.8 per cent over February 2015. The Board cautions that average sale price information can be useful in establishing trends over time but should not be used as an indicator that specific properties have increased or decreased in value. The average sale price is calculated based on the total dollar volume of all properties sold.

“The highest concentration of properties sold continues to be in the $300,000 to $400,000 price range, followed by the $200,000 to $300,000 range,” says Silva. “These price ranges continue to have the highest concentration of properties sold – residential and condo – while two-storey, bungalow, and one-level condos have the highest concentration of buyers. In addition to residential and condominium sales, OREB Members assisted clients with renting 414 properties since the beginning of the year.”

Record-Breaking December, Contributes to a Strong 2015

Members of the Ottawa Real Estate Board sold 703 residential properties in December through the Board’s Multiple Listing Service® System, compared with 638 in December 2014, an increase of 10.2 per cent. The five-year average for December sales is 653. The total number of residential and condo units sold through the Board’s MLS® System throughout all of 2015 was 14,658, compared with 13,919 in 2014, an increase of 5.3 per cent. Separately, residential and condo unit sales each outperformed the 2014 numbers.

“Looking back at the 2015 market, we started the year off with extreme cold temperatures in the first quarter of the year, but that didn’t stop homebuyers,” says new President of the Ottawa Real Estate Board, Shane Silva. “We saw the busy spring selling season pick up as early as March this year, and continue well throughout the summer, with a small dip in July, followed by record-breaking sale numbers in September. Three months later, December broke the record for the highest number of residential and condo properties sold at 703 units, only comparable to 2011, when 699 properties sold.”

December’s sales included 160 in the condominium property class, and 543 in the residential property class. The condominium property class includes any property, regardless of style (i.e. detached, semi-detached, apartment, stacked etc.), which is registered as a condominium, as well as properties which are co-operatives, life leases and timeshares. The residential property class includes all other residential properties.

“The listing inventory for both residential and condos trended higher all year, showing signs of tapering off in October,” says Silva. “Increased inventory levels contributed to the market favouring Buyers for much of the year; however as the inventory levelled out in the fall, we moved into more balanced conditions. Cumulative days on market increased to 109 days in December, while the average for the year comes in at 86 days. Average residential sale prices are up slightly over last year, which is great for the Ottawa market. All combined, these indicators point to a stable real estate market.”

The average sale price of a residential-class property sold in December in the Ottawa area was $386,961, an increase of 5.5 per cent over December 2014. The average sale price for a condominium-class property was $250,393, a decrease of 7.5 per cent over December 2014. The year-to-date numbers for the average residential sale price in 2015 was $391,940, an increase of 1.9 per cent over 2014. While the average condominium sale price was $259,691, a decrease of 1.5 per cent over 2014. The Board cautions that average sale price information can be useful in establishing trends over time but should not be used as an indicator that specific properties have increased or decreased in value. The average sale price is calculated based on the total dollar volume of all properties sold.

“A trend all year long, the hottest segments of our market are properties sold in the $300,000 to $400,000 price range, with 31.6 per cent of the year’s sales, followed by the $200,000 to $300,000 range, with 26.2 per cent of the year’s sales” says Silva. “In addition to residential and condominium sales, OREB Members assisted clients with renting 181 properties in December, and over 3,000 properties this year.”

Mild Weather and Post-election Enthusiasm Spurs on Homebuyers

Members of the Ottawa Real Estate Board sold 990 residential properties in November through the Board’s Multiple Listing Service® System, compared with 891 in November 2014, an increase of 11.1 per cent. The five-year average for November sales is 944.

“Mild temperatures in November, combined with increased activity post-election, were key factors in the Ottawa resale market performing exceptionally well in November,” says David Oikle, President of the Ottawa Real Estate Board. “The positive increase in condo sales may be explained by buyers moving to Ottawa to accept positions with the new government. There may have also been some pent up demand of people who chose to sit on the sidelines until after the election was over.”

November’s sales included 199 in the condominium property class, and 791 in the residential property class. The condominium property class includes any property, regardless of style (i.e. detached, semi-detached, apartment, stacked etc.), which is registered as a condominium, as well as properties which are co-operatives, life leases and timeshares. The residential property class includes all other residential properties.

“The condo market has picked back up over the past few months – a very positive change from the first half of the year, and now year-to-date condo sales have surpassed the numbers of units sold in 2014,” says Oikle. “Inventory levels are balancing out, cumulative days on market increased to 104 days, and average residential sale prices remain steady. This is very typical of a market that’s heading into the winter season.”

The average sale price of a residential-class property sold in November in the Ottawa area was $380,761, a decrease of 0.4 per cent over November 2014. The average sale price for a condominium-class property was $275,332, an increase of 9.9 per cent over November 2014. The Board cautions that average sale price information can be useful in establishing trends over time but should not be used as an indicator that specific properties have increased or decreased in value. The average sale price is calculated based on the total dollar volume of all properties sold.

October Home Buyers weren’t Spooked by Election Results.

Members of the Ottawa Real Estate Board sold 1,161 residential properties in October through the Board’s Multiple Listing Service® System, compared with 1,119 in October 2014, an increase of 4 per cent. The five-year average for October sales is 1100.

“Our October numbers show we outpaced last year and the five year average,” says David Oikle, President of the Ottawa Real Estate Board. “Buyer activity was expected to taper off leading up to the Federal Election but it didn’t seem to affect our overall performance by very much.”

October’s sales included 202 in the condominium property class, and 959 in the residential property class. Our year to date sales trend is also solid compared to last year with residential property class sales up almost 6% from 2014 and condominium property sales on par with last year.

“Ottawa’s resale market continues to be a stable environment. Inventory has continued to decline since the busy spring market last May, bringing us back into balanced territory,” says Oikle. “Cumulative days on market also came down slightly to 86 days from 93 days in September. In addition, the average sale price remains quite steady.”

The average sale price of a residential-class property sold in October was $380,075 which is an increase of 2.8 per cent over October 2014. The average sale price for a condominium-class property in October has dropped by 13% from $290,739 to $251,177; however, the year to date average price of $258,995 is more in line with the current average. This in fact illustrates why the Board cautions that the average sale price information can be useful in establishing trends over time but should not be used as an indicator that specific properties have increased or decreased in value. The average sale price is calculated based on the total dollar volume of all properties sold.

“While the highest concentration of properties sold continues to be in the $300,000 to $400,000 price range, followed closely, again, by the $200,000 to $300,000 range, there were also a good number of sales in the $500,000 to $750,000 price range in October.” says Oikle. “In addition to residential and condominium sales, OREB members assisted clients with renting 223 properties in October, and over 2500 since the beginning of the year.”

Best September on Record for Number of Ottawa Resales

Members of the Ottawa Real Estate Board sold 1,244 residential properties in September through the Board’s Multiple Listing Service® System, compared with 1,131 in September 2014, an increase of 10 per cent. The five-year average for September sales is 1,137.

“Ottawa Real Estate Board members continued their active summer into a busy fall,” says David Oikle, President of the Ottawa Real Estate Board. “In fact this September marks the best September on record for the number of units sold in the Ottawa resale market. There was a possibility that the federal election campaign might affect the local real estate market, but this does not appear to have been the case thus far.”

September’s sales included 221 in the condominium property class, and 1,023 in the residential property class. The condominium property class includes any property, regardless of style (i.e. detached, semi-detached, apartment, stacked etc.), which is registered as a condominium, as well as properties which are co-operatives, life leases and timeshares. The residential property class includes all other residential properties.

Cumulative days on market increased slightly to 93 days, up from 89 days in August. In addition, the average sale price remains steady.

The average sale price of a residential-class property sold in September in the Ottawa area was $385,142, an increase of 0.5 per cent over September 2014. The average sale price for a condominium-class property was $257,303, an increase of 1.3 per cent over September 2014.

The highest concentration of properties sold continues to be in the $300,000 to $400,000 price range, followed closely, again, by the $200,000 to $300,000 range.

Busy Spring Market Continues in June

Members of the Ottawa Real Estate Board sold 1,694 residential properties in June through the Board’s Multiple Listing Service® system, compared with 1,657 in June 2014, an increase of 2.2 per cent. The five-year average for June sales is 1,664.

“The Ottawa market is performing very well month-over-month and year-to-date compared to last year,” says David Oikle, President of the Ottawa Real Estate Board. “Year-to-date sales for the first half of 2015 are up 4.9 per cent over the first half of 2014, and average sale price continues to be steady for the first half of the year.”

June’s sales included 274 in the condominium property class, and 1,420 in the residential property class. The condominium property class includes any property, regardless of style (i.e. detached, semi-detached, apartment, stacked etc.), which is registered as a condominium, as well as properties which are co-operatives, life leases and timeshares. The residential property class includes all other residential properties.

“Inventory levels at the end of the month remain healthy and on par with May levels, with average cumulative days on market keeping steady at 74 days,” says Oikle. “Properties continue to move consistently, and we look forward to this continuing into the second half of the year.”

The average sale price of a residential-class property sold in June in the Ottawa area was $404,254, an increase of 4.1 per cent over June 2014. The average sale price for a condominium-class property was $271,415, an increase of 5.1 per cent over June 2014. The Board cautions that average sale price information can be useful in establishing trends over time but should not be used as an indicator that specific properties have increased or decreased in value. The average sale price is calculated based on the total dollar volume of all properties sold.

“The number of residential units sold in June increased in every price range from $350,000 and above, and the $300,000 to $400,000 price range continues to have the highest concentration of properties sold,” states Oikle. “In addition to residential and condominium sales, OREB members assisted clients with renting 330 properties in June; 1,485 since the beginning of the year.”

Resale Buyers Brave the February Freeze

Members of the Ottawa Real Estate Board sold 853 residential properties in February through the board’s Multiple Listing Service system, compared with 868 in February 2014, a decrease of 1.7 percent. The 5 year average for February sales is 914.

Even though we had one of the coldest months on record, resales for the month of February are only slightly down from last year. Looking at residential properties alone, 13 more properties were sold this February over last February – a 1.9 percent increase; while the condo market on the other hand, has been a little slower to gain momentum. That being said, both residential and condo sales are up a total of 226 combined units since January and there are are a total of 6,519 residential listings going into March – both telling signs that the spring market is fast approaching.

February’s sales included 168 in the condominium property class and 685 in the residential property class.

The average sale price of residential properties, including condominiums, sold in February in the Ottawa area was $358,206, an increase of 1.3 percent over February 2014. The average sale price for a condominium class property was $267,880, an increase of 3.8 percent over February 2014. The average sale price of a residential class property was $380,358, a decrease of 0.3 percent over February 2014.

The average sale price is calculated based on the total dollar volume of all properties sold, establishing trends over time. Average sale prices should not be used as an indicator for specific properties that have increased or decreased in value.

Home Buyer’s Undeterred by January Cold

Members of the Ottawa Real Estate Board sold 627 residential properties in January through the Board’s Multiple Listing Service® system, compared with 587 in January 2014, an increase of 6.8 per cent. The five-year average for January sales is 633.

“The cold weather proved not to be a deterrent for buyers in January,” says President of the Ottawa Real Estate Board, David Oikle. “Residential and Condo sales combined, contributed to an increase in sales this month, and we are right on par with the January average. Residential two-storey and bungalow properties had the highest concentration of buyers. In addition to residential and condominium sales, OREB members assisted clients with renting 183 units this month.”

January’s sales included 114 in the condominium property class, and 513 in the residential property class. The condominium property class includes any property, regardless of style (i.e. detached, semi-detached, apartment, townhouse, etc.), which is registered as a condominium, as well as properties which are co-operatives, life leases and timeshares. The residential property class includes all other residential properties.

“This month has been a busy month for our Members,” says Oikle. “The number of residential and condo properties listed in January (2,018) more than doubled the amount of newly listed properties from December – a normal occurrence at the beginning of the year, in advance of the usual busy spring market.”

The average sale price of residential properties, including condominiums, sold in January in the Ottawa area was $348,617, an increase of 0.5 per cent over January 2014. The average sale price for a condominium-class property was $250,406, a decrease of 5.8 per cent over January 2014. The average sale price of a residential-class property was $370,442, an increase of 0.5 per cent over January 2014. While average sale price information can be useful in establishing trends over time, it should not be used as an indicator that specific properties have increased or decreased in value, because the average sale price is calculated based on the total dollar volume of all properties sold.

“The possibility of interest rates approaching record lows will provide even more opportunity for homebuyer’s,” explains Oikle. “The Ottawa resale market remains steady, and we look forward to a productive year ahead.”

5 Tips to Negotiate and Leave Everyone at the table Happy

I think I am a decent negotiator. I negotiate with my clients, my contractors, my vendors. And I do a fair amount of negotiation with my family, as well. The challenge with negotiating is that I never really know if I did a good job. I may get what I think I want, and I try and do it without taking advantage of the other person. But, somehow, I often feel like I left something on the table that I shouldn’t have. Or worse, I may have taken more than my fair share.

Negotiation is hard. You start from an adversarial position and need to find a way for everyone to feel positive in the end. There are some best practices, so I tapped Molly Fletcher who spent nearly two decades representing top sports figures, including Major League Baseball All-Stars, professional golfers, championship NBA and NCAA coaches and media personalities. CNN nicknamed her “The Female Jerry Maguire”.

As the only female agent to close more than $500 million in deals, she knows a thing or two about hard negotiations. Fletcher is sharing her knowledge in her new book, A Winner’s Guide to Negotiating: How Conversation Gets Deals Done (McGraw-Hill 2014). She was kind enough to provide her 5 best negotiating tips that will help anyone get to a win.

1. Treat this as a conversation, not an argument.

Heated discussions are part of life. They are also a necessary part of the collaboration process. For a negotiation to be fruitful, a conversation must take place between two people where egos are checked at the door and the ultimate goal is to remember the purpose for which you’re discussing. Fletcher advises to be clear and direct. Remember, you’ll never get what you don’t ask for. But, you should understand and ask for what you truly want, not for what you think you will get. If you don’t know what you want, how will you know when you get it?

2. Asking is hard, so power through it.

Fletcher talks about the “ask”, which is the point in negotiating that makes people feel most uncomfortable and fearful. Asking is a seed. It either takes root or withers, and the outcome depends on many factors beyond your control–which is understandably frightening. So much so that many people are afraid to ask at all. Fletcher suggests drilling down the fear messages you have in your head and firming up the self-talk. Fletcher learned that self-talk and visualization are the core habits of high achievers and successful athletes. They have highly-tuned defense mechanisms that shut out the negative voices. Here are some suggested mantras you can adapt in your own words:

• The other side likes me and what I have offered.
• The other side knows I will help them.
• The other side has shown that they believe I am trustworthy.

3. Embrace the pauses.

Silence makes people uncomfortable. It’s especially dreaded when in a conversation with an adversary or a relative stranger. But, accepting the breaks in a conversation, according to Fletcher, is necessary for a successful negotiation. Talking to fill the space in a negotiation is not the way to build solid, long term relationships. No one really wants to do business with a chatterbox. Filling the silence in a negotiation can also signal that you are lacking confidence or that you are extremely nervous.

4. It’s okay to pack up and walk away.

Walking into a negotiation can be scary, but Fletcher points out that sometimes it’s even scarier to walk away. You may feel failure or relief or other deep emotions. Negotiations require difficult, immersive work that drains the mind, heart and spirit. And sometimes you just need to know when to stop. If there is a deal to be done, all parties will come back to the table when ready.

5. Find common ground.

A big challenge in negotiations is confronting the gap between where the parties are are and where they want to be. Perhaps the expectations on both sides are unreasonable. Fletcher says that simple fear of failure can stall or stop the process even from the start. Get things moving by finding simple common ground between you and the other side. Long-term success hinges on the other side feeling that you are partners in the deal and that a mutual solution is possible. Begin where you can agree. Then you can tackle the hard stuff together.

By Kevin Daum

‘Move up’ Market Taking hit as Prices of Bigger Homes Swell

Having trouble moving into a bigger home? You’re not alone.

Prices of bigger and more expensive homes in Canada are rising significantly faster than those of cheaper properties, Canadian Imperial Bank of Commerce economist Benjamin Tal has found. The phenomenon is limiting peoples’ ability to trade up, and causing many to choose to renovate their existing home instead.

The trend is pronounced in cities including Toronto, Ottawa, Calgary and Edmonton. Spending on home renovations as a percentage of total residential investment is at its highest level on record.
And the “move up” market is becoming paralyzed at the same time that tighter mortgage rules and higher home prices have knocked many potential first-time buyers out of the market, Tal says. “The homeownership rate among Canadians aged 25-35 (first-time homebuyers) has fallen from 55 percent in 2012 to the current 50 percent,” he says in a report to be released Monday. The rate has remained stable for people over age 35.

These factors will influence prices. Because many people will be staying put in low-to-mid-range-priced houses and condos, the supply of available units will be lower than it otherwise would be, which Tal says will work to limit downward pressure on prices.

Higher-priced houses and condos are more vulnerable to price adjustments, he says.
And he reiterated his view that restrictions in supply coupled with affordability pressures means that Canada’s homeownership rate, at close to 70 percent, has probably peaked for the time being.