Alberta economic boom shows no signs of slowdown Growth leader forecast for 2014

Posted on December 16, 2012 by Diane Richardson

Posted in Alberta economy, Calgary Homes, Calgary Homes for Sale Search by price, Calgary Housing market

Alberta economic boom shows no signs of slowdown Growth leader forecast for 2014

BY MARIO TONEGUZZI, CALGARY HERALD DECEMBER 13, 2012

CALGARY — Alberta’s economic boom is showing little sign of slowing down, according to the latest RBC Economics Provincial Outlook released Thursday.

RBC forecasts that Alberta will continue to be among the fastest-growing provincial economies in 2013 with a real GDP growth rate of 3.5 per cent, second only to Newfoundland & Labrador’s 4.4 per cent.

Alberta will regain the top spot in the country in 2014 with Real GDP growth forecast at 4.2 per cent.

“Alberta is in the midst of an impressive economic boom, with activity in the province surging by 5.1 per cent in 2011 and remaining on the fast track in 2012,” said Craig Wright, senior vice-president and chief economist with RBC. “While massive investment in the energy sector – which was the key catalyst for the economic boom – has been tempered recently, strong capital expenditures and rapid momentum in other sectors will keep the economy moving ahead at a sustained clip.”

But RBC said the mood in the province remains somewhat cautious, as Alberta’s oil sector finds itself increasingly “land locked” due to pipeline bottlenecks. It said major players in the oilsands have cited delivery challenges and a greater than usual discount on wellhead prices as reasons for delays in spending on mega projects.

RBC said these delays have raised some concerns about the sustainability of business investment in the province and it expects major players in the oilsands to remain generally cautious in 2013, keeping spending in a holding pattern while pipeline issues are addressed and crude oil price relationships normalize.

The report said Alberta will benefit from broad-based expansion in 2013, with strong population growth and employment continuing to fuel consumer spending and housing activity showing continued vigour. On the business side, rising demand for commercial and industrial space will support growth in capital spending outside the energy sector.

Economic growth for this year is estimated at 3.8 per cent, the best in Canada, following 2011’s 5.1 per cent which also set the pace for the rest of the country.

“We anticipate that Alberta’s growth will slow modestly next year thanks in large part to the lull in oilsands investment,” added Wright. “However, sufficient progress in resolving these oil delivery issues in 2014 should allow for major projects to proceed, setting the stage for a 4.2 per cent re-acceleration in growth.”

The Canadian economy is forecast to grow by 2.4 per cent in 2013 and 2.8 per cent in 2014 after an estimated 2.0 per cent growth this year.

In its quarter economic forecast released Thursday, TD Economics said Canadian economic growth is expected to edge down to 1.7 per cent in 2013, before picking up to a healthier 2.5 per cent in 2014.

“In Canada, the first half of 2013 is shaping up to be quite soft. Fiscal consolidation in the U.S. alone could shave 0.5 percentage points off Canadian economic growth through lower exports and the knock-on-effects to other areas of the economy,” said TD. “Beyond mid-year, the rebound in the U.S. should help support a modest recovery in Canadian export growth.

“However, the Canadian economy will still face headwinds from a high Canadian dollar, elevated household debt and government restraint.”

Source:http://www.calgaryherald.com/story_print.html?id=7693125&sponsor=curriebarracks

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Boom in resale housing market just outside Calgary Towns see nearly 40% hike in MLS sales

Posted on December 16, 2012 by Diane Richardson

Posted in Airdire Homes for Sale, Calgary Home, Calgary Homes for Sale, Okotoks Homes for sale

Boom in resale housing market just outside Calgary
Towns see nearly 40% hike in MLS sales

BY MARIO TONEGUZZI, CALGARY HERALD DECEMBER 6, 2012

CALGARY — The resale housing market in towns just outside the City of Calgary has seen a boom in sales this year.

According to the Calgary Real Estate Board, year-to-date MLS sales in the surrounding communities market has ballooned to 4,878 up to the end of November, a hike of 39.05 per cent compared with the same period in 2011.

In comparison, year-to-date sales of 20,128 in the City of Calgary are up 15.21 per cent compared with last year.

“I think what’s happening is the buyers can’t find necessarily what they want in the city,” said Bob Jablonski, CREB’s president. “There’s less product to look at here in Calgary. And they’re finding they can find what they’re looking for in surrounding towns for the price points and getting a bigger bang for their bucks. So they don’t mind the commute.”

In the towns market, so far this year the average MLS sale price has dipped by 0.18 per cent to $354,897 while in the city it has risen by 3.16 per cent to $428,208.

According to CREB, in the country residential (acreage) market, sales so far this year are 842 with an average sale price of $793,707.

Last year there were 689 sales with an average sale price of $807,764 for the same time period.

Don Campbell, president of the Real Estate Investment Network in Canada, said places like Airdrie and Okotoks experience what’s called the Doppler effect in the real estate industry.

“It’s where a centre booms and then the smaller centres around it follow either a year or a year and a half later,” said Campbell.

“But the thing that’s really affected Okotoks, and now especially Airdrie, is the transportation change. The Ring Road (Stoney Trail). For Okotoks, of course, it was the expansion of Highway 2 a few years ago that really started to drive and bring to everyone’s attention Okotoks. Because nobody really went south of Calgary. Everybody went between Edmonton and Calgary and always knew that Airdrie was there. Okotoks is now on the radar.”

With any real estate market, it’s about affordability, said Campbell, and markets like Airdrie and Okotoks, for example, were driven by potential homebuyers who felt that they couldn’t afford to live in Calgary.

Stoney Trail has had huge impact on the Airdrie market, said Campbell. Also, many new jobs have been created in the northeast part of Calgary.

“So rather than live in the northeast, people are living in Airdrie which is almost the exact length of time to get to work,” he said.

Source:http://www.calgaryherald.com/story_print.html?id=7660339&sponsor=curriebarracks

Creb: http://www.creb.com/public/town-and-country/documents/2012-q3-towns-report.pdf

http://www.creb.com/public/town-and-country/quarterly-stats.php

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Calgary top real estate investment market in Canada Calgary Herald Article

Posted on November 13, 2012 by Diane Richardson

Posted in Airdrie Homes for Sale, Calgary Homes for Sale, Okotoks Homes for sale

Calgary top real estate investment market in Canada

Edmonton ranked as second

CALGARY — Calgary has been ranked as the top real estate investment market in the country followed by Edmonton by the Real Estate Investment Network Ltd.(

In its Top Alberta Investment Towns report, REIN said that Alberta’s economy has come out on top after a few years of economic turbulence.

The report identifies towns and regions poised to outperform other regions of the province over the next three to five years.

And none is better than Calgary.

“After a couple of roller-coaster years, Calgary is back on a roll. The return of jobs to the city, as well as greatly reduced office vacancy rates show us that the city’s short slump has come to an end,” said the report. “Recording a GDP growth of three per cent in 2011, and one of the lowest unemployment rates in the country, it’s no wonder Calgary is sitting as one of the top places in North America for property investors. When you combine the economic fundamentals, the population growth, and a burgeoning provincial economy, it is easy to see why so many businesses and people have come to call the city home.

“The market is hot. With the pressure on the resale housing market, there is similar pressure on the rental market. Inventory has dropped for rental accommodations while monthly rents have increased. Real estate investors and real estate agents are reporting that rental listings are being pounced on. Savvy investors purchasing units and advertising them for rent upon close are receiving calls from anxious tenants wanting to see the unit before the investor has possession and/or has done any improvements to the property. Rental sites are reporting difficulty in compiling statistics become some communities have nothing for rent.”

REIN said housing affordability will begin to be an issue in Calgary, with rents increasing and a high average sale price. But when you look at that price versus average income it shows that other cities in Canada have a much larger problem on their hands.

“Calgary has the long-term economics to support long-term market strength while other cities do not,” said REIN.

The Top Alberta Investment Towns ranked in order are: Calgary, Edmonton, Airdrie, Red Deer, St. Albert, Fort McMurray, Lethbridge, Grande Prairie, Okotoks, Leduc, Sylvan Lake and Lacombe.

The report said Airdrie has been one of the fastest growing communities in the province.

“Its proximity to the economic engine of Calgary and the growth of the surrounding economy will push the physical and economic growth limits of the city in the next decade,” said REIN.

“With increasingly easy access to many areas of Calgary via the ring road as well as the growth of job centres in and around the city, Airdrie property owners should continue to feel upward pressure on both rents as well as home prices. As affordable housing becomes a growing problem in Calgary, Airdrie will benefit from lower average house prices. As the office centre of the west, Calgary may offer employment opportunities that Airdrie does not, but much of the labour force will turn to Airdrie as a place to call home.”

REIN’s top Canadian investment cities ranked in order are: Calgary, Edmonton, Hamilton, Surrey, Maple Ridge and Pitt Meadows, Airdrie, Kitchener and Cambridge, Red Deer, St. Albert, Waterloo, Winnipeg, Saskatoon, and Halifax.

According to a research note by Scotia Economics, Alberta remains a key economic engine for Canada, with the highest provincial real GDP growth rate forecast for 2012 and 2013 at 3.4 per cent and 3.0 per cent respectively.

“The economy is growing strongly with contributions from consumer spending, business investment, particularly in the oilsands, and exports, which is encouraging given the strong Canadian dollar and soft global demand,” it said. “Provincial government spending also will continue to support growth, albeit at a slower pace than over the decade prior to the recession.”

In the second quarter of 2012, Alberta had a year-over-year population growth rate of 2.5 per cnet, the highest in the country.

“At this juncture, the federal government’s recent tightening of mortgage and home equity financing standards appears to have had a limited impact on Alberta’s housing market,” said Scotia Economics. “It continues to be supported by strong employment growth, significant wage gains and ongoing resource development.”

mtoneguzzi@calgaryherald.com

Twitter:@MTone123

source:http://www.calgaryherald.com/business/Calgary+real+estate+investment+market+Canada/7534574/story.html

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Auburn Bay Homes for Sale SE Calgary

Posted on October 9, 2012 by Diane Richardson

Posted in Auburn Bay, Calgary Real Estate, Brookfield, Homes for sale in Auburn Bay, SE Calgary Homes for Sale

Brookfield Residential (formerly Carma Developers) has been creating communities in Calgary for more than 50 years. The company's commitment to Calgary is to create the kinds of neighbourhoods where people truly feel at home, with a level of quality that endures the passage of time.

Brookfield's Auburn Bay seems to resonate with customers year after year, as once again it is the winner of the Readers' Choice Gold award in the New Community category. Brookfield Residential remains committed to designing communities that meet the needs of new homebuyers, now and well into the future.

The company takes extra care to ensure a consistent standard of excellence in architectural guidelines, compatible home styles and quality finishing materials, plus the consistency that comes from working with the best homebuilders. All of these factors contribute to Brookfield Residential's unparalleled value.

What sets Brookfield apart from others is its passion and integrity, which comes with planning and developing beautiful, high-quality master-planned communities. Superior amenities, long-term commitment, quality standards and residents' associations combine to make Brookfield communities simply the best. As a result, Brookfield communities such as McKenzie Towne, Tuscany, Cranston, Aspen Hills and Auburn Bay have been Calgary Herald Readers' Choice award winners each year since 2002.

From the moment you enter Auburn Bay, you will instantly feel at home. A beautiful stone entry feature welcomes you in, with birch, pine and spruce trees lining the streets ushering you into a naturally tranquil environment. With architectural design taking its inspiration from cottage country, the community provides a cosy, warm and welcoming environment that people connect with right away.

At the heart of this 365-hectare (900-acre) community is a 17.5-hectare (43-acre) lake and a 5.25-hectare (13-acre) park, along with Auburn House, a 7,000-square-foot private residents' association facility. Auburn House offers year-round programming that ranges from fitness classes to mom-and-tot sessions.

Auburn House also hosts special events throughout the year, such as Easter and Christmas parties.There is always something fun and interesting happening at Auburn House. There is also a private community intranet site, www.auburnbay-connect.com, that allows residents to communicate with one another, discuss issues and events in online forums, see classified ads, register for programs, pay their fees or simply find out what events and programs are coming up next at Auburn House. Auburn Bay is situated next door to Seton, a vibrant new community that will soon provide easy access to all types of shops and services, as well as the under-construction South Health Campus Hospital (www.setonurbandistrict.com).

Homes in Auburn Bay start from the low $200,000s, ranging to more than $800,000 for lake-access homes. Auburn Bay offers a wide variety of living opportunities, with townhomes, semi-detached homes, single-family homes and estate homes.

It's a beautiful and distinctive community, with great value for new homebuyers and a true four-season cottage-country lifestyle. During the winter, you can bundle up and enjoy everything from hockey on the lake's Zamboni-cleared rink, to gliding around the skating rink that circles the entire lake. There's also a pleasure-skating area complete with an outdoor fire pit. Other neighbourhood activites include cross-country skiing and tobogganing.

In the summer, you can catch some rays and relax on the beach, or go for a paddleboat trip around the lake, enjoy family picnics and barbecues in the park, or experience the thrill of catching your first fish. Auburn Bay provides the perfect background for creating beautiful family memories, or simply reliving your own childhood. New show homes are now open by Baywest Homes, Cardel Homes, Cedarglen Homes and Jayman MasterBuilt. They are located just down the street from Auburn House, and provide new and creative plans to meet the needs of today's modern family.

Visit www.liveauburnbay.ca for more details, or visit a show home today.

You will find the following builders in Auburn Bay:

Townhomes:

Mosaic Lakeside

Chesapeake

Semi-Detached:

Brookfield Homes

Single Family Homes (rear detached garage):

Discovery Homes

Brookfield Homes

Single Family Homes (double attached garage):

Baywest Homes

Cardel Homes

Cedarglen Homes

Jayman MasterBuilt

Estate Homes:

Albi Homes  Morrison Homes

source http://www.calgaryherald.com/columnists/Auburn/5599001/story.html

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Okotoks to seek water from other sources to accommodate growth

Posted on September 26, 2012 by Diane Richardson

Posted in Okotoks Homes for sale, Okotoks Population, Okotoks Real Estate

Okotoks to seek water from other sources to accommodate growth
Town shifts gears after lifting population cap

By Eva Ferguson, Calgary Herald September 25, 2012 9:16 PM

CALGARY — The Town of Okotoks will have to be even more aggressive in its pursuit of finding more water for residents now that a long-term cap on population growth has been lifted.

After purchasing three new water licences along the Sheep River over the past two years, the latest for as much as $1 million, the town can supply water to all of its 25,000 residents.

But Okotoks Mayor Bill Robertson hopes to purchase even more licences in an effort to provide water supply to as many as 60,000 residents in the future.

The burgeoning town just south of Calgary has for years fought to stay small under a 30,000-resident population cap enacted in 1998. But town council voted this week to lift the ban in frustration over development growth that continues to go up haphazardly around the town’s borders.

“Our backs are against the wall,” Robertson said.

“We keep seeing the M.D. of Foothills allowing all of this intense growth on our doorstep, but we’re not getting any of those revenues.”

Robertson and others who voted five to two in favour of eliminating the cap argue if they allow growth within their town’s borders at least they can control it and benefit from those revenues.

Coun. Matt Rockley agreed: “If we can plan the development, we can ensure it is more compact, it uses less land . . . and it can be serviced with transit, and with water.”

Historically, the town’s challenge has been accessing water services from the surrounding Sheep River, its nearest and only existing water resource.

In 2006, the province issued a final moratorium on allowing any new water licences from the South Saskatchewan River basin, which feeds into the Sheep.

But the Town of Okotoks has been able to buy up existing licences from private landowners or oil companies who have used the water for underground extraction.

Another option might be to build a dam upstream along the Sheep River, collect spring run off in a separate reservoir and use that for Okotoks’ needs.

The town is also looking to enact policies and guidelines that would make it easier for residents to conserve water on their own property, reducing their own rates and keeping existing supplies up.

Homes could be refitted to store dish water, rain water and other light waste waters in a holding tank to use for watering their property or even flushing toilets. Residents are already being asked to conserve water through a bylaw that only allows outdoor watering two days a week.

Robertson added how much Okotoks ends up paying for water will also depend on future weather conditions and how dry farmland in southern Alberta will be in future years.

As global warming becomes more of an issue, and depending how severe future droughts are, water markets can become very volatile in the near future, the mayor said.

“It just is what it is,” Robertson said. “We’ve got all these challenges, and we’ll have to deal with them head on.”

While other towns like Airdrie, Chestermere and Strathmore all benefit from water service from the City of Calgary, Robertson fears building a pipeline and paying for water from the big city might be too expensive.

“Going to the city is one of our options, but we’re not really looking at it right now,” he said.

But Paul Fesko, manager of strategic services for the City of Calgary’s water resources, said pumping city water into Okotoks is completely feasible.

He explained the Town of Okotoks would have to fund construction of a pipeline which could be built over two years, and then any increased costs would be built into the town’s water rates.

Fesko couldn’t say whether those increased costs would be more or less than having to keep purchasing water licences on the Sheep River.

“It’s all about what is the cheapest way to get a glass of water on the table in Okotoks,” he said.

eferguson@calgaryherald.com

http://www.calgaryherald.com/news/alberta/Town+Okotoks+seek+water+from+sources+other+than+Sheep+River/7298912/story.html

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Homes for Sale SE Calgary - Midnapore -

Posted on September 19, 2012 by Diane Richardson

Posted in Calgary Homes for Sale SE, Calgary SE Homes for Sale, Midnapore Community Information, Midnapore For Sale, Midnapore Homes for Sale

Midnapore is a community within the SE of the City of Calgary.

Midnapore was once an unincorporated community with its own train station, but as Calgary grew larger, it was annexed into being part of that city in 1961 and established as a neighbourhood in 1977. It is bounded to the north and east by Fish Creek Provincial Park, to the south by Sun Valley Boulevard and to the west by Macleod Trail.

Midanpore is a popular district and those looking for real estate for sale in Midnapore SE Calgary can choose from affordable starter homes to spacious lakeside properties.

In 2011 the neighbourhood had a population of 6,888. Residents in this community had a median household income of $68,492 in 2005, and there were 11% low income residents living in the neighborhood. As of 2006, 15.8% of the residents were immigrants. A proportion of 18.4% of the buildings were condominiums or apartments, and 29.3% of the housing was used for renting. Midnapore community info.

Midnapore Lake was developed by Keith Construction, which also developed several other lake communities in Calgary. The Midnapore Lake Residents Association (MLRA) is a not-for-profit association which owns, maintains and operates the facilities of the lake and park. Each residence is required to contribute to the assets of the MLRA each year to ensure the financial viability of the MLRA. More info.

Midsun The Mid-Sun Community Association strives to enhance the quality of life of the communities
of Midnapore and Sundance in southeast Calgary by providing a voice, as well as direction, to meet the expressed needs of residents.

There were 8 Midnapore Single Family Homes Sold in August of 2012, with an average sale price of $582,675 and a median sale price of $341,500. The average days on market (DOM) for these 8 sales was 19 days.

Closest Schools for the Community of Midnapore

School	Board	Type	Address	Distance
Mother Teresa of Calcutta	Separate	Elementary	121 Midlake Blvd. SE	0.21 km
Midnapore Elementary	Public	Elementary	55 Midpark Rise SE	0.29 km
Trinity Christian School	Private	All Grades	#100 295 Midpark Way SE	0.81 km
Sundance Elementary	Public	Elementary	200 Sunmills Drive SE	1.69 km
Fish Creek School	Public	Elementary	1039 Suncastle Drive SE	1.85 km
Father James Whelihan	Separate	Junior High	70 Sunmills Dr. SE	0.91 km
St. Bonaventure	Separate	Junior High	1710 Acadia Drive SE	2.05 km
MidSun Junior High School	Public	Junior High	660 Sunmills Drive SE	2.07 km
Our Lady of Peace	Separate	Junior High	14826 Millrise Hill SW	2.56 km
Nickle Junior High	Public	Junior High	2500 Lake Bonavista Drive SE	3.15 km
Centennial High School	Public	High School	55 Sun Valley Boulevard SE	0.81 km
Bishop O'Byrne	Separate	High School	#500 333 Shawville Blvd. SE	2.21 km
Dr. E. P. Scarlett High School	Public	High School	220 Canterbury Drive SW	4.47 km
Lord Beaverbrook High School	Public	High School	9019 Fairmount Drive SE	6.54 km
Bishop Grandin	Separate	High School	11 Haddon Road SW	7.49 km

Closest Midnapore LRT Stations

Station	Distance
LRT - Shawnessy Station	1.18 km
LRT - Fish Creek Lacombe Station	1.67 km
LRT - Somerset/Bridlewood Station	1.96 km
LRT - Canyon Meadows Station	2.76 km
LRT - Anderson Station	4.73 km

Click or call,403.397.3706, to schedule your private viewing of any Homes for Sale in Midnapore .Or, to receive customized search of listings in Midnapore or South Calgary email me

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Calgary's healthy housing market

Posted on September 6, 2012 by Diane Richardson

Posted in Calgary Home Prices, Calgary Homes for sale, Calgary Housing Market, Calgary Real Estate Outlook

Calgary's healthy housing market

Will van ‘t Veld
Economist, ATB Financial

September 6, 2012

After a spring of defying the negative national housing market sentiment, the Calgary market cooled a bit in August. But, Alberta’s largest city remains one the nation’s most solid real estate markets. Back in February, the inventory-to-sales ratio in Calgary began to dip, as sales increased faster than new listings, indicating the market had quickly dipped into sellers’ territory. Buyers have since reversed that trend slightly, with the Calgary Real Estate Board reporting that monthly
sales in August dipped 11.6 per cent month-over-month.The swing in housing market activity can be seen in average residential price changes. That average residential price nudged down to $417,000 in August, a 2.2 per cent drop from July, which is nonetheless 3.1 per cent higher than a year ago. The MLS also computes a benchmark price, which is less volatile. The benchmark price adjusts for specific features, such as lot size, bedrooms and location. The jump in the MLS benchmark price index through 2012 has been pretty impressive, up 6.5 per cent on a year-over-year basis. Activity in the single family detached home market has been particularly strong over the past year, with the MLS benchmark index jumping 7.8 per cent yearover-year in August. This is the main reason the overall residential home price index has increased so noticeably, as detached homes make up the vast majority of residential sales.
For their part, condo and town home prices have been plodding along, with the benchmark price increasing 3.3 and 2.6 per cent, respectively, on an annual basis.

Calgary Home Inventory to Sales Ratio

http://www.industrymailout.com/Industry/Home/4706/17195/link389955/Daily%20Economic%20Comment%206-SEP-2012.pdf

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Homes for Sale SE Calgary- Cranston

Posted on August 28, 2012 by Diane Richardson

Posted in Calgary Home for Sale Cranston, Calgary Homes for Sale, Cranston 3 bedroom homes, Cranston Bungalows for Sale, Cranston Homes for Sale, Cranston Real Estate Info, New Homes in Cranston, SE Calgary Homes for Sale

Cranston Calgary Real Estate

Cranston SE Calgary Homes for Sale

Nestled next to the stunning Bow River Valley and Fish Creek Park, Cranston is an inspiring backdrop for outdoor lifestyles. Hike, bike, rollerblade or jog along year-round pathways that unwind among acres of lush park space. Relax near the Bow River with a picnic or a fishing rod. Or spend time with the kids in one of the many parks and playgrounds.

Cranston Access.

Every area of the city is easily accessible from Cranston’s location at Highway 22X (Marquis of Lorne Trail). Deerfoot Trail takes you directly downtown or to the Calgary International Airport and puts Foothills Industrial Park within easy reach. Follow Highway 22X west for direct access to Kananaskis Country and the Rocky Mountains, as well as the retail business corridor on Macleod Trail. http://calgary.livebrookfield.ca/livebrookfield/index.php/communities/cranston/experience-the-community.

Century Hall (Cranston) is your very own private resident's facility complete with a gymnasium, banquet facilities, ice rink, splash park and toboggan run — plus the opening of Cranston Market and two new schools in 2010, Cranston has everything your family needs right in your own backyard.

Century Hall Is At The Heart Of The community
Located on a spacious 7–acre gated park site is Century Hall – a striking 22,000 sq. ft. private facility for the residents of Cranston. Complete with meeting and banquet rooms, a gymnasium, multi-function rooms, a skate change area and more, Century Hall is the central gathering place for the community. Recreational programs, summer camps, workshops and community events all take place here.

Membership in the Cranston Residents Association is automatic and mandatory with the purchase of a home in Cranston. The payment of dues, which is reviewed and established annually, is secured by an Encumbrance (subject to upward adjustment for inflation) registered on the title of each member’s property. The Association, including the operation of Century Hall, is administered by a Board of Directors made up of Brookfield Residential and resident representatives.

Annual fees for 2012-13 are:
Standard - $146.15 (including GST)

*Annual fees are subject to annual compounded inflation increases and GST.
Interest will only be applied to all outstanding accounts beginning on May 1st of each year.

http://www.cranston-connect.com/index.php/residents-association/membership-information/

Cranston Home Builders

Albi Homes
Baywest Homes
Brookfield Homes
Cardel Homes
Cardel Lifestyles
Cedarglen Homes
Discovery Homes
Landmark
Shane Homes
Trico Homes

Calgary Home for Sale in Cranston SE Calgary

Cranston SE Homes for Sale Calgary Click Here! 3 or More Bedrooms

Calgary Homes for Sale in Cranston Bungalows Click Here!

Calgary Board of Education interactive map of Schools for the Community of Cranston

Cranston Real Estate Statistics more statistics here

There were 33 Cranston Single Family Homes Sold in July of 2012, with an average sale price of $468,257 and a median sale price of $415,000. The average days on market (DOM) for these 33 sales was 60 days.

Cranston Community profile pdf Download

Click or call,403.397.3706, to schedule your private viewing of any Cranston Home for Sale.

Or, to receive a customized search of listings in Cranston email me

Calgary Homes for sale Diane Richardson 403.397.3706

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Calgary housing market among Canada’s most affordable: RBC Stronger home resales and new construction

Posted on August 27, 2012 by Diane Richardson

Posted in Calgary Home Prices, Calgary Homes for Sale, Calgary House Prices, Calgary Housing market

Calgary housing market among Canada’s most affordable: RBC
Stronger home resales and new construction

BY MARIO TONEGUZZI, CALGARY HERALD AUGUST 27, 2012
http://www.calgaryherald.com/business/Calgary+housing+market+among+Canada+most+affordable/7149520/story.html
http://www.rbc.com/economics/market/pdf/house.pdf

CALGARY — The Calgary-area housing market remains one of the most affordable in Canada, according to a report released today by RBC Economics Research.

The latest Housing Trends and Affordability Report said the local market has enjoyed the best of all worlds recently: stronger home resales and home building, moderately rising prices, and attractive and improving affordability.

“Such a combination is a rare feat, but it follows years of sluggish performance in the aftermath of the area’s mid-2000s boom,” said the report. “In the second quarter of 2012, a sharp drop in the costs of utilities provided unusual help to affordability in the area. Utilities and property taxes—two small components of home ownership costs—typically do not sway affordability, but the sudden reversal of earlier electricity rate increases led to a substantial 17 per cent quarterly decline in utilities, which was more than enough to move the affordability needle.”

In the second quarter, the RBC measures edged lower for condominium apartments and two-storey homes by 0.6 percentage points and 0.4 percentage points, respectively, while the measure for detached bungalows was unchanged in Calgary.

“Such general amelioration kept housing affordability in check at some of the better levels among Canada’s largest cities,” said the report.

The RBC Housing Affordability Measure, which has been compiled since 1985, shows the proportion of median pre-tax household income that would be required to service the cost of mortgage payments (principal and interest), property taxes, and utilities.

In the second quarter, RBC measures for Calgary edged lower for condominium apartments by 0.6 percentage points to 21.6 per cent and for two-storey homes by 0.4 percentage points to 37.2 per cent. The measure for detached bungalows remained unchanged at 36.7 per cent.

RBC said significant drops in the prices for electricity and natural gas in the second quarter of 2012 in Alberta “further solidified this province’s position as the market with the lowest home ownership costs as a share of household income in Canada.”

The RBC measures eased by 0.6 percentage points for both two-storey homes and condominium apartments, while the measure for detached bungalows edged lower by 0.3 percentage points, it said.

“Alberta experienced a 17 per cent decline in utility costs, which was the largest contributor to across-the-board improvements in housing affordability in the most recent quarter,” said Robert Hogue, senior economist, RBC. “Attractive affordability and a vibrant provincial economy are providing powerful incentives for Alberta homebuyers – second quarter home resales were at the best level in five years, surging 18 per cent over the same period last year.”

The affordablity measures in Alberta were: 32.0 per cent for detached bungalows; 34.8 per cent for two-storey homes; and 19.7 per cent for condominiums.

In Canada, they were: 43.4 per cent for bungalows, up 0.2 per cent; 49.4 per cent for two-storeys, up 0.6 per cent; and 28.8 per cent for condominiums, unchanged.

How the RBC Housing Affordability Measures work

The RBC Housing Affordability Measures show the proportion of median pre-tax household income that would be required to service the cost of mortgage payments (principal and interest), property taxes, and utilities on a detached bungalow, a standard twostorey home and a standard condo (excluding maintenance fees) at the going market prices.
http://www.rbc.com/economics/market/pdf/house.pdf

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SE Calgary Real Estate for Sale

Posted on August 26, 2012 by Diane Richardson

Posted in Auburn Bay, Calgary Real Estate, Calgary Homes for Sale Search by price, Cranston Homes for Sale, McKenzie Towne Homes for Sale, Midnapore Homes for Sale, New Brighton Homes for Sale, SE Calgary Homes for Sale, Search by Neighbourhood

SE Calgary Real Estate for Sale

SOUTHEAST CALGARY NEIGHBOURHOODS

There are many SE communities to choose from in Southeast Calgary, offering houses and condo in all price ranges. Southeast Calgary is home to neighbourhoods such as Auburn Bay, Chaparral & McKenzie Towne, Midnapore & New Brighton & Cranston.

Search SE Calgary Neighborhoods for Homes for Sale

Search by price

SE Calgary	Communities	Homes for sale
Acadia	Fairview	New Brighton
Auburn Bay	Inglewood	Parkland
Chaparral Valley	Lake Bonavista	Queensland
Copperfield	Mahogany	Ramsay
Cranston	Manchester	Riverbend
Deer Ridge	Maple Ridge	Seton
Deer Run	McKenzie Lake	Sundance
Diamond Cove	McKenzie Towne	Walden
Douglasdale	Midnapore	Willow Park
	Quarry Park	Heritage Pointe

SE Calgary Homes for Sale

Search SE Calgary Homes for sale by price starting at $200,000

SE Calgary Homes for sale	search by price
SE Calgary Homes for sale	$200,000 to $300,000
SE Calgary Homes for sale	$300,000 to $400,000
SE Calgary Homes for sale	$400,000 to $500,000
SE Calgary Homes for sale	$500,000 to $600,000
SE Calgary Homes for sale	$600,000 to $700,000
SE Calgary Homes for sale	$700,000 to $800,000
SE Calgary Homes for sale	$800,000 to $900,000
SE Calgary Homes for sale	$900,000 to $1,000,000
SE Calgary Homes for sale	$1,000,000 plus

Click or call,403.397.3706, to schedule your private viewing of any SE Calgary Homes for Sale.Or, to receive a customized search of listings in SE Calgary email me

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Okotoks Real Estate for Sale

Posted on August 25, 2012 by Diane Richardson

Posted in Okotoks Homes for sale, Okotoks Real Estate

Okotoks is nestled in the Sheep River Valley of the Alberta Foothills, 20 kms south of Calgary on Highway 2/2A. Okotoks has centrally located access to a number of destinations, including downtown Calgary or the Calgary International Airport (40 minutes), Banff National Park (2 hours), Lethbridge (2 hours), Radium/Invermere (3 hours), and Waterton National Park (2.5 hours).

• Future South Calgary Hospital under construction - 10 minutes north.

Homes for sale In Okotoks: Search by Neighborhood

Air Ranch Homes for Sale

Central Heights Homes for Sale
Cimarron Homes for Sale

Cornerstone Homes for Sale

Mountainview Homes for Sale

Rosemont Homes for Sale

Sandstone Homes for Sale

Sheep River Ridge Homes for Sale

Suntree Homes for Sale

Crystal Shores Homes for Sale

Downtown Okotoks Homes for Sale

Downey Ridge Homes for Sale

Drake Landing Homes for Sale

Hunter's Glen Homes for Sale

Tower Hill Homes for Sale

Westmount Homes for Sale

Westridge Homes for Sale

Woodhaven Homes for Sale

Homes for Sale in Okotoks: 3 or More Bedrooms Click Here!

Bungalows for Sale in Okotoks Click Here!

Click or call,403.397.3706, to schedule your private viewing of any Okotoks Homes for Sale.Or, to receive a customized search of listings for Okotoks email me

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Calgary homes taking less time to sell

Posted on August 22, 2012 by Diane Richardson

Posted in Calgary Home Prices, Calgary Homes for Sale, MLS® active listings for Calgary

It’s taking less time these days to sell a home in Calgary compared with last year.

According to the Calgary Real Estate Board, so far this month from August 1 to August 20, the average days on market to sell an MLS residential property in the city is 43. That’s a drop of 12.24 per cent from the same period a year ago when it took an average of 49 days to sell.

Each housing category has seen a decline in average days on market.

For single-family homes, it’s dropped by 12.77 per cent from 47 days to 41 this month.

The condo apartment category has seen a drop of 11.32 per cent to 47 days from 53 last year.

And the condo townhouse sector has seen a slight decline of 3.77 per cent from 53 days last year to 51 so far this month.

http://blogs.calgaryherald.com/2012/08/21/calgary-homes-taking-less-time-to-sell/#print

http://diane-richardson.com/buying.html Calgary Real Estate Resources & Statistics

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Homes for Sale in Calgary Real Estate Search

Posted on August 21, 2012 by Diane Richardson

Posted in Calgary Homes for sale, Contact me Diane Richardson, Homes for Sale Calgary

Welcome to my Website.

Diane Richardson Calgary Re/Max Realtor

Whether you are a first time home buyer looking for the most up-to-date Calgary real estate listings or you are an empty nester looking to downsize, you have come to the right Calgary Real Estate Website.

Access properties that are listed on the Calgary Real Estate Board's MLS System. Listings are updated daily. 24 hours a day.

Find all MLS Listings active on the Calgary Real Estate Board MLS by using our Calgary Home Search. You can search Calgary Homes for Sale by Price, or search Calgary Homes for Sale by Community.

You can locate any Calgary area house or condo currently listed for sale on the Calgary Real Estate Board's MLS with street addresses and even driving directions.

Also, search Okotoks Homes for Sale Communities such as Cimarron homes for sale or Air Ranch, just to name two. And, search Airdrie Homes for Sale by price or community.

If you are looking for a house or condo in Calgary or a surrounding community register for free and I will send you a comprehensive search according to your criteria. Or, if you don't want to register go to our Home Finder and enter your wants and wishes for your new home there.

The City of Calgary is divided into 4 quadrants, to make your home search easier I've used these quadrants to divide the Calgary Market: SW Calgary Homes for Sale, SE Calgary Homes for Sale, NW Calgary Homes for Sale. To view any of these quadrants click on the area of choice.

On my website you will find Calgary Housing Statistics and detailed listing photos, Google maps, community profiles and several tools that can help with your next home purchase.

I'm happy to answer any questions you may have about any property or Calgary Home for Sale. And, if you're thinking of selling I can provide a no-obligation evaluation and information you'll need to make an informed decision.

Diane Richardson 403.397.3706

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Four new schools ready to open doors Calgary Herald article August 14th 2012

Posted on August 17, 2012 by Diane Richardson

Posted in Calgary Schools, four new public schools opening this fall

Four new schools ready to open doors

CALGARY HERALD AUGUST 14, 2012

Alex Frazer-Harrison

For Back to School

It’s not every day you get to be part of history in the making, but in a few weeks students and staff at four brand-new public schools will be doing just that.

Nose Creek School in Coventry Hills will soon open to 455 students in grades 4 to 8, allowing kids who previously had to be bused to Colonel Macleod school way down on 16th Avenue N.E. a chance to learn and play in their own neighbourhood.

“This has been a labour of love, and an opportunity that seldom comes along in a career,” says incoming principal Carol A. Hall, who comes to the new school from Colonel Macleod, so she won’t be a stranger to many of the kids.

“This is a wonderful opportunity to build something from the ground up.”

The school was constructed, like the other new schools built for the Calgary Board of Education this year, under a P3 (public-private partnership) initiative. Hall says all four schools use the same basic two-storey “batwing” design, with a core school connected to wings of modular classrooms, adding her school is set up to ultimately accommodate 800 students.

Although classes have yet to start, future Nose Creek students have already been involved in establishing new traditions, including picking the sports team name (Kodiaks). “The student voice will be a huge part of what we do here,” says Hall.

Hall says the school will incorporate up-to-date technology, such as smartboards, and the Learning Commons (formerly called the library) will feature innovations such as a Wall Talker — a whiteboard students can use to plan projects — and a 55-inch flat screen connected to a Mac Mini that will allow students to share projects from their iPads using AirServer.

Hall says the new schools have also partnered with Alberta College of Art + Design to base artists at the schools for several months.

Nose Creek is one of four new public schools opening this fall. The others — like Nose Creek, also middle schools in the north part of Calgary — are Captain Nichola Goddard School (grades 4-9) in Panorama Hills, Twelve Mile Coulee School (4-9) in Tuscany, and Ted Harrison School (5-9) in Taradale.

The only new school under construction is Robert Thirsk High School, a 10-12 in Arbour Lake set to open during the 2013-2014 school year. The CBE also has modernization projects underway at Western Canada and Lord Shaughnessy high schools.

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Calgary ranked as fifth most liveable city in the world amid strong showing for Canada

Posted on August 16, 2012 by Diane Richardson

Posted in Calgary Homeowner,Calgary Homes for sale

Calgary ranked as fifth most liveable city in the world amid strong showing for Canada

Three Canadian cities have again cracked the top five on a ranking of the world’s most liveable places.

In the latest report from the Economist Intelligence Unit released Tuesday, Vancouver ranked third, followed by Toronto and Calgary in fourth and fifth respectively.

The Canadian cities were bested only by Vienna in second and Melbourne, which topped The Economist’s Liveability Ranking.

The annual survey of 140 cities uses more than 30 factors to gauge the state of healthcare, education, infrastructure, stability, culture and environment — rendering a score out of 100.

Top 10 cities

Melbourne, Australia — 97.5
Vienna, Austria — 97.4
Vancouver, B.C. — 97.3
Toronto, Ont. — 97.2
Calgary, Atla. — 96.6
Adelaide, Australia — 96.6
Sydney, Australia — 96.1
Helsinki, Finland — 96.0
Perth, Australia — 95.9
Auckland, N.Z. — 95.7

Vancouver lost marks only for petty crime rates, availability of quality housing and congested road networks, with report authors citing a series of infrastructure projects such as the new Evergreen transit line “that will no doubt have a long-term benefit, but in the short-term they can be disruptive.”

Toronto received a “Tolerable” rating (as opposed to Acceptable) for roads, public transit and housing while Calgary waned in temperature ratings.

Calgary Mayor Naheed Nenshi mused that his city’s spot on the ranking proves a “thriving business community, and a vibrant cultural scene that is attracting people from around the world” — echoing comments from Stephen Harper’s speech at the Stampede last month when the Prime Minister declared the Alberta metropolis as the greatest city in Canada.

The only other Canadian city to make the Economist list was Montreal in the 16th position.

Australia was the only country to outperform Canada, posting four cities in the top 10. The authors say the trend among the most liveable cities shows a preference for “mid-sized cities in wealthier countries with a relatively low population density.” Canada’s density is 3.40 people per square kilometre, while Australia’s is 2.88.

The results vary little from the last ranking released six months ago, with Vancouver maintaining the third spot after slipping from first place in 2011.

Most of the top-tier countries are separated by fractions of a percentage — the first-ranked Melbourne is scored 97.5, only 1.8 points higher than 10th-place Auckland, N.Z. The Economist Information Unit uses the ranking to provide suggestions on how businesses should compensate employees working abroad in cities “where living conditions are particularly difficult.”

It’s one of several studies of its kind, but economic development experts in the listed Canadian cities say The Economist report’s catering to business communities could lead to tangible benefits.

“It’s certainly circulated to an audience of potential investors and investors that may be interested in relocating to our city,” said Randy McLean, a strategy director at the City of Toronto, adding good scores in categories like education will help attract top management talent and their families.

“Certainly it’s encouraging,” he said.

National Post
jedmiston@nationalpost.com
Jake Edmiston | Aug 15, 2012 12:42 AM ET | Last Updated: Aug 15, 2012 12:06 PM ET

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Calgary Rental Market Forecast CMHC Spring 2012

Posted on August 14, 2012 by Diane Richardson

Calgary Rental Market Forecast
Average rent to rise as vacancies move lower

Along with other areas in Calgary’s housing market, the purpose-built
rental market has experienced an up-tick in demand. The apartment vacancy rate in October 2011 declined to 1.9 per cent from 3.6 per cent in October 2010. The apartment vacancy rate is forecast to average 1.7 per cent in October 2012, and decline to 1.5 per cent in 2013. With people taking advantage of the growing employment opportunities in the region, migration flows to Calgary will continue to be among the strongest contributors to rental demand.
With vacancies declining, fewer incentives will be offered while rental rates are forecast to increase this year.
The average two-bedroom rent is forecast to reach $1,150 per month in October 2012, up from $1,084 in
October 2011. Pressure on rental rates will remain steady as people migrate to the region and no large net additions to supply are expected in the near term. Landlords and property owners may also see more demand from younger renters as youth employment has improved with Calgary’s expanding economy. As such, the upward pressure on rental
rates is not expected to ease in 2013. In October 2013, the average two bedroom rent is forecast to rise to $1,200 per month, up $50 from a year earlier.The number of apartment rental units under construction, not including units
for social housing, has increased from the previous year. There were 404 apartment rental units underway in March, up 41 per cent from 287 units a year earlier. Despite the increase, apartment rental starts have only contributed to a portion of the rental units under construction. Many of the apartment rental units underway were originally intended to be sold as condominium units. However, as market conditions changed, some property owners and developers
decided to re-position their projects to take advantage of the growing demand in the rental market. The completion of the rental units under construction will likely not have a large impact on vacancy rates as an expanding population absorbs the new supply. Some older rental units are also anticipated to be converted into condominiums.

CMHC http://www.cmhc-schl.gc.ca/odpub/esub/64339/64339_2012_B01.pdf?fr=1344960776770

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Average house prices in Calgary region to jump by $20,000 in next two years

Posted on August 14, 2012 by Diane Richardson

Posted in Calgary Home Prices, Calgary Homes for Sale, Calgary House Prices

Average house prices in Calgary region to jump by $20,000 in next two years

AUGUST 14, 2012 9:01 AM
CALGARY — The average MLS residential sale price in the Calgary region will climb by more than $20,000 over the next two years, according to Canada Mortgage and Housing Corp.(http://www.cmhc-schl.gc.ca/odpub/esub/64339/64339_2012_B01.pdf?fr=1344960776770)

In its third quarter 2012 Housing Market Outlook, released Tuesday, the CMHC said the average MLS sale price in the Calgary census metropolitan area will jump from $402,851 in 2011 to $413,000 this year and then to $424,000 in 2013.

The report also said MLS sales in the Calgary CMA will increase from 22,466 in 2011 to 25,200 this year and 25,800 next year.

And housing starts in the region will rise from 9,292 in 2011 to 12,000 this year but fall back to 11,700 in 2013.

“The economy in Calgary has improved compared to the previous year and the trends that we have seen thus far are expected to continue in the months ahead,” said Richard Cho, senior market analyst in Calgary for the CMHC. “Job growth, relatively low mortgage rates and higher average earnings will all contribute to housing demand. Net migration will also be a key contributor and we have already seen some encouraging numbers at the provincial and city levels.

“Whenever we have an influx of people move to a region, naturally they are going to look for a place to live. Some will look to the rental market while others may choose to buy an existing home or build a new one. Housing demand this year will be supported by a number of different fronts.”

Cho said the resale market has moved into more balanced levels this year and that is supporting price growth.

“Supply in the existing home market has declined from the previous year while sales have increased,” he added.

In Alberta, economic growth and job creation are supporting housing demand, said the CMHC. By year-end, single-detached starts are projected to reach 17,600 units, up over 15 per cent from 2011. In 2013, single-detached starts will rise five per cent to 18,400 units.

“Existing homeowners will see the value of their property rise and this will help with move-up buying,” said the agency.

Multi-family starts will increase by 35 per cent in 2012 to 14,200 units. To reduce the risk of rising inventory in the next few years, developers will moderate multi-family starts in 2013 to 13,800 units, it said.

“In Alberta’s resale market, MLS sales will increase by 11 per cent to 59,800 units in 2012. In 2013, resale transactions in Alberta are forecast to increase to 61,000 units. MLS sales in Alberta will rise this year and next year, as employment and income growth provide the means to purchase,” said the report.

“With a transition to balanced market conditions unfolding, expect price growth to increase over the forecast period. The average resale price in Alberta is projected to rise by 2.5 per cent in 2012 to $362,200, and nearly three per cent to $372,300 in 2013. Both of Alberta’s largest markets, Calgary and Edmonton, have experienced improved market balance this year.”

mtoneguzzi@calgaryherald.com

http://www.cmhc-schl.gc.ca/odpub/esub/64339/64339_2012_B01.pdf?fr=1344960776770

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Calgary renters struggle to find vacancies

Posted on July 4, 2012 by Diane Richardson

Posted in Calgary Rental Demand.

Calgary renters struggle to find vacancies

Finding a property to rent in this city is becoming increasingly difficult as demand rises.

That's generating stiff competition among some renters in desperate search of a home.

“It's a bit of a lottery, there were plenty of people here,” said renter Nicolas Gonzalez.

In fact, 101 people viewed the one bedroom beltline apartment Gonzalez had his eye on. Fifty people filled out applications and, after two interviews and a stringent screening process, Gonzalez landed the suite — a gruelling process he's never been through before.

"Never. Usually it’s me and a roll of cash and ‘Oh, okay it’s yours,’ 'here's the cash,' ‘thanks,’ done, keys."

Gonzalez says he's not sure what gave him the edge.

Darren Paddock, the co-owner of RentFaster.ca, advises renters to find ways to help them stand out from their competitors because properties are going fast.

"These people are getting a number of applicants in two to three days time," says Paddock.

"It’s really hot, we've never seen it like this before."

Paddock says an influx of workers and tighter mortgage rules are to blame.

And the Canada Mortgage and Housing Corporation predicts the current 1.9 vacancy rate will drop to 1.5 by next year.

http://ca.news.yahoo.com/calgary-renters-struggle-vacancies-001248854.html

CBC

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Calgary real estate market stays the course Sales activity trending towards long-term stability

Posted on July 3, 2012 by Diane Richardson

Calgary real estate market stays the course
Sales activity trending towards long-term stability

Calgary, July 3, 2012 Residential sales in the City of Calgary totaled 11,752 for the first half of this year, a 16-per-cent increase over the same period last year. The rise in sales has brought activity levels closer to long-term trends in the city.

Recent mortgage rule changes may dampen some of the gains in the resale market, says Ann-Marie Lurie, CREB®s chief economist. But this is not expected to cause a full reversal of either sales or price growth, provided the global economic situation does not significantly worsen.

Our housing market is returning to normal levels of activity, supported by the improvements in our employment sector and rise in migration.

Single family monthly sales reached 1,609 units in June, a decline over the previous month, but 16 per cent higher than levels recorded in June 2011. However, new listings are declining as consumers appear to delay putting units on the market until they see further price recovery. Despite the decline, with a current inventory of 3,817, the supply constraint has eased and the single family market is moving towards more balanced levels.

Overall, the Calgary market is trending towards long-term stability, says Bob Jablonski, president of CREB®. Activity levels are consistent with our expectations, and are not demonstrating an overheated market. Weve seen a slight lack of supply in single-family homes, but this is not the case in the broader residential market, including surrounding towns.

The single-family benchmark price for the month of June 2012 was $430,800, a 7.3-per-cent increase over the previous year. Year-over-year price increases have been particularly strong in the recent months, in part due to the decline in months of supply. As the city moves towards balance, we can expect price growth to ease in following months.

Homebuyers are confident about the long-term prospects in our city, and continue to search for homes in those communities that align with their needs, Jablonski says. People who are in the market to buy right now have to make their decisions quicker, but they are well informed and they continue to seek out value for their money.

While June sales activity showed a modest improvement over last year, year-to-date condominium apartment sales totaled 1,858, a 7-per-cent increase over the first half of 2011. Both monthly and year-to-date sales remain consistent with long-term trends. The rise in sales over the first half of the year combined with a decline in listings helped reduce the excess supply. With supply hovering just above three months, the condominium apartment market remains in balance.

The condominium-apartment market recorded a modest improvement in pricing, with a benchmark price of $246,300 in June 2012, a year-over-year price gain of 1.5 per cent. The condominium-townhome benchmark price grew by 3.3 per cent over 2011, and is now $278,000.

Recent reports have mentioned an overvalued Canadian housing market, and it is important to note that the Calgary market has already recorded a correction, says Lurie, who notes benchmark prices in the entire CREB® residential market remain 8 per cent below peak levels. Alberta was slow to recover from the recession, but this year our province is expected to lead the country in economic growth. This growth will continue to support gains in full-time employment and encourage positive momentum in our local housing market by way of both demand and price recovery, Lurie concludes.

http://www.creb.com/

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Survey of Okotoks residents reveals acceptance of growth as inevitable Calgary Herald Article

Posted on June 26, 2012 by Diane Richardson

Posted in Okotoks, Okotoks Homes for sale, Okotoks Population, Okotoks Real Estate

Survey of Okotoks residents reveals acceptance of growth as inevitable

BY THANDI FLETCHER, CALGARY HERALDJUNE 25, 2012

http://www.calgaryherald.com/business/Survey+Okotoks+residents+reveals+acceptance+growth/6838812/story.html

OKOTOKS — Already feeling the strain on their collective waistband, more than three-quarters of Okotoks residents believe further growth of the town is inevitable despite a cap on growth, a new Ipsos Reid survey reveals.

The survey results offer insight to town councillors as they prepare to make a decision in the more than decade-long debate over how to manage development in the bedroom community just south of Calgary.

“Nobody is really denying that growth is going to happen,” Jamie Duncan, vice-president of Ipsos Reid, told the Herald on Monday. “What they’re looking for is clear direction on how it’s going to happen and what role the town is actually going to take in terms of managing that.”

Over the past five years, Okotoks has seen growth of 42.9 per cent, from a population of 17,150 in 2006 to 24,511 last year, according to 2011 census data.

In 1998 the town placed a 30,000 cap on its population. The Sheep River, the community’s water source, can only serve a maximum of 32,000.

On Sept. 24, town council will vote on whether to keep the cap or lift it and instead bid to annex enough land outside the town’s existing boundary to accommodate growth for the next 30 years. Lifting the cap will require the town to explore outside water options, including connecting to a regional water pipeline from Calgary.

The vote, originally planned for June 25, was postponed to allow councillors more time to consider their decision.

In late April the town commissioned the Ipsos survey, in paper and online, the results of which were discussed during Monday’s council meeting.

Of the survey respondents, 74 per cent are concerned about population growth. Of those, 33 per cent are “very concerned” and 41 per cent are “somewhat concerned” about growth.

Eighty-five per cent of survey respondents are concerned about the town’s water supply.

Driving many residents’ trepidation are concerns that Okotoks will lose its “small town feel,” a sentiment shared by resident Mary Ellen Goslin, who said she doesn’t want to see the population cap lifted.

“I like the small town atmosphere,” said Goslin, who has lived in Okotoks for six years. “You get to know people. . . . That’s why I live here, and not in Calgary.”

Of the survey respondents, 86 per cent say it’s important the town maintain its close-knit community atmosphere, including Monika McLachlan, owner of the Okotoks Candy Shoppe.

McLachlan said the small town appeal is what draws customers to her store.

“It’s a destination place, not just a bedroom community for Calgary,” she said.

Rather than have respondents choose future growth options, the survey gauged residents’ feelings about the quality of life, rate of growth, concerns about growth and confidence in town council to make the right decision.

“It certainly wasn’t a plebiscite question,” said Coun. Matt Rockley, who put forth the motion in March for the town to vote on the issue. “It wasn’t intended that this survey will make the decision for us. It was intended that we would receive information to help us determine . . . the best way forward.”

Sixty-six per cent of respondents are confident town councillors will make the best decision for the community.

“To me, that’s a great indication that people feel that council will make the right decision,” said Rockley. “They aren’t looking for a plebiscite to decide this issue.

Coun. Florence Christophers said council now needs to digest the survey results and decide on the best course of action.

“We have three months to get our game on,” Christophers said. “It’s our job. It’s our responsibility.”

Mayor Bill Robertson agreed. Debate on the population cap has been ongoing for years, and the vote has been postponed numerous times.

“I would be very disappointed if we didn’t make a decision on Sept. 24,” he told council.

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Newer posts : page 21 Older posts : page 23

Alberta economic boom shows no signs of slowdown Growth leader forecast for 2014

Boom in resale housing market just outside Calgary Towns see nearly 40% hike in MLS sales

Calgary top real estate investment market in Canada

Edmonton ranked as second

Okotoks to seek water from other sources to accommodate growthTown shifts gears after lifting population cap

Midnapore is a community within the SE of the City of Calgary.

Closest Schools for the Community of Midnapore

Calgary's healthy housing market

Cranston Calgary Real Estate

Calgary housing market among Canada’s most affordable: RBC Stronger home resales and new construction

How the RBC Housing Affordability Measures work

SE Calgary Real Estate for Sale

SOUTHEAST CALGARY NEIGHBOURHOODS

SE Calgary Homes for Sale

Search SE Calgary Homes for sale by price starting at $200,000

Homes for sale In Okotoks: Search by Neighborhood

Four new schools ready to open doors

Calgary ranked as fifth most liveable city in the world amid strong showing for Canada

Top 10 cities

Calgary Rental Market ForecastAverage rent to rise as vacancies move lower

Average house prices in Calgary region to jump by $20,000 in next two years

Calgary renters struggle to find vacancies

Calgary real estate market stays the courseSales activity trending towards long-term stability

Survey of Okotoks residents reveals acceptance of growth as inevitable

Diane Richardson

Boom in resale housing market just outside Calgary
Towns see nearly 40% hike in MLS sales

Okotoks to seek water from other sources to accommodate growth
Town shifts gears after lifting population cap

Calgary housing market among Canada’s most affordable: RBC
Stronger home resales and new construction

Calgary Rental Market Forecast
Average rent to rise as vacancies move lower

Calgary real estate market stays the course
Sales activity trending towards long-term stability