LATE SPRING MARKET UPDATE

marty-header-002

Just as I predicted in our New Year newsletter, the market has taken off and is on an ascent to new record levels this year. Just the other day we sold a character 33’ lot ‘north-of-4th’ 1912 home in a multiple offer situation selling $520,000 above asking. Now if that’s not an indicator of a market recovery I don’t know what is. We have a couple dozen similar stories of other recent sales this year. Both the Eastside and Westside markets are now in ‘Sellers Markets’ with sales ratios above 21%. With inventory levels beginning to climb substantially now, home owners are now more comfortable listing their home for sale as there are more and more purchase options for them. And the residual left-over buyer demand from last year, coupled with this year’s increasing demand, has created and insatiable buyer appetite. So new listings are being very well received if handled properly and marketed strategically.

Following the government intervention into our market at the provincial, federal, and municipal levels last year, our market responded negatively falling by approximately 15%, hitting rock bottom in October. Like a stunned fighter after a knock-out blow, our market sat up in late fall gathering it senses. By the new year, it was on its feet gaining strength and today it’s in full recovery mode gaining strength by the week.

Just another clear message to our governments that government intervention at any level with poor planning and no industry dialogue is doomed to fail. I mean really? What were they thinking?

The hottest segment of our market is still attached condos, townhomes, and half duplexes breaking the 70-80% sales ratio market. Again, this is mainly driven by affordability for the upgrade buyers adding to the increased downsizing demand. Detached houses on the eastside followed by houses on the Westside are also getting hotter and hotter.

Timing your move either up or down is one of the most critical decisions you need to make when making a move. Through our detailed Real Estate Timing Analysis, Adam and I go through a well-researched custom timeline for you that enables you to take full advantage of the cyclical and overall market patterns. It’s our job to make this next move the best ever from the sell to the buy.

So far, the team and I are on a record setting pace this year with over $37,000,000 in properties sold so far. And the vast majority of these sales have been at record setting values thanks to the continued success of our 38+ Point Marketing Plan and Backoffice follow-up and tracking systems. Thank you for continuing to recommend us to your neighbours and friends. Our repeat and referred clients continue to account for over 80% of our business. We value your business and those that you send to us. Again, thank you!

Marty & Adam

sales-to-ratio

Testimonial: “We knew we were in good hands from the beginning of the relationship”

“Wow, what a ride! From selling our home to purchasing a new one, Marty and Adam defined the term full service! Professional, confident and informed, we knew we were in good hands from the beginning of the relationship. Every little detail was covered and we were impressed with how they went above and beyond for us. We would recommend Adam and Marty to anyone looking for the best realtor experience in Vancouver.”

-Tim

The team brought six offers to the table at the first post open houses meeting and a sale resulted at over 10% above the asking price.

“Marty and Adam were recommended by a family member.  Thanks to their far-reaching marketing plan and two open houses, I sold my home in a week.  The team brought six offers to the table at the first post open houses meeting and a sale resulted at over 10% above the asking price.  Marty’s and Adam’s professionalism, experience, and communication skills plus their Home Prep Coordinator Jennifer’s advice and support made a major life event a smooth and timely process that leaves me free to move on to my next home and retirement.  I highly recommend Team Pospischil.”

-Laura M.
optimized-5250-fraser-st

Testimonial: It sold in a week for almost 20% over asking. We were shocked!

“We wanted to list our property, but we were hesitant due to all the noise in the media regarding the drop in the real estate market.  When we spoke to Marty, he informed us that there was a lack of inventory in our specific market and there was a lot of pent-up demand.  We were willing to do some renovations, but he knew that timing was more important, so we listed right away at market value.  He promoted our property well and got heavy traffic in our open houses, which generated multiple offers.  It sold in a week for almost 20% over asking.  We were shocked!  There is no way we would have received the offers we did without the hard work from him and his team.  We are so grateful.”

-Geraldo and Kelly

Spring 2017 record-setting sale of our West side 33’ property in eight days: $338,000 over Asking Price!

A few weeks ago, I was in the belief that location and mountain and water views were the cardinal requirements of selling my property.

After consulting with Marty Pospischil, and reviewing Marty’s Comparative Market Analysis prepared exclusively for my property, I realized that a dedicated professional real estate team is much more important for a successful sale.

Following Marty’s Sales review and his 38 Point Marketing Plan, my home was prepared by the team members for the following three open houses.

The extensive advertising program on the internet, by thousands of property cards and brochures brought 77 interested purchasers through my property and generated six offers within a week.

Finally, Offer Presentation crowned the hard work of Marty’s Team by a record-setting price close to the sky-high 2017 Property Assessment Notice.

I highly recommend Team Marty Pospischil to homeowners who are considering selling a property on the West Side of Vancouver.

-Paul and sons: Peter and Tibor

tusnday-house-2-min

MARKET UPDATE – SPRING 2017

marty-header-news-feb-20

Thanks to last year’s heavy government interference in the real estate market, we hit all-time lows in August 2016. Foreign homebuyers tax provincially, the vacant home tax locally and the revised and more stringent loan regulations federally caused a significant drop in pricing in our market last year. In many cases as much as a 15% drop in pricing across Vancouver. Through Fall we experienced some moderate price recovery mainly due to the lack of product on the market.

From the onset of our market in 2017 we have experienced a great shortage of product across all levels of our market and increased demand. As a result prices have continued their gradual recovery.

Consumer confidence has returned for a number of reasons. Firstly, bank and mortgage specialists have figured out the new loan regulations and are more confidently approving clients. Secondly, there is a significant number of buyers who did not buy last year and followed the market on its downward decline who have now jumped back into the market taking advantage of current pricing so the pent-up demand from last year is letting loose. And thirdly, the entry level segment of our market in condos, town homes and half duplexes has become extremely hot allowing sellers in that market to upgrade to higher more expensive detached product. When the entry portion of our market becomes active it feeds the upper end detached market eventually.

The interesting thing we are experiencing currently is incredible market compression in pricing. In plain English, this means that upgrade buyers are in a very unique window to jump from entry and middle end product into more expensive detached housing. There’s never been a better window to do this than right now so upgrade buyers are benefitting greatly in this market.

As these buyers feed into the upper end of our market, the current market compression will begin to unravel and prices in houses will start to take off. And this will happen rather quickly. As prices climb in the detached market, many downsizers will also take advantage of this window while the demand for their homes is high.

The catalyst in our market decompressing will be the onslaught of houses hitting the market. This usually takes place in March / April. It’s complicated to follow precisely unless you’re doing it every day like us. But our Real Estate Timing Analysis which we cover in detail with every client that we meet with has become an invaluable tool in precisely targeting the perfect times to hit the market for a sale or a purchase depending on the specific product in question. The graph below shows the annual cycle of activity throughout the year, clearly defining our spring and fall peak market activity periods.

MLS Homes Sales ActivityDespite negative forecasting in the media about our Vancouver market, I believe we are going to see an excellent year of market recovery and appreciation in all segments of our market. Canada and specifically Vancouver will continue to be targeted as one of the destination cities to live in, invest in, and enjoy the benefits.

My prediction, I can very easily see prices appreciating by 10% by year’s end in 2017.Marty & Adam

 

BC GOVERNMENT ANNOUNCES BC HOME OWNER MORTGAGE DOWN PAYMENT ASSISTANCE LOAN PARTNERSHIP – FOR FIRST-TIME HOMEBUYERS

What is this program?

The government of British Columbia has introduced a program designed to help first-time homebuyer clients buying residences located in BC. Repayable down payment assistance loans will be made available between February 15, 2017 and March 31, 2020 to eligible first-time homebuyers requiring a high-ratio insured first mortgage.

How does it work?

After a Buyer is pre approved for their mortgage with their mortgage broker they can apply for the program using the online application form on the program website.

The program will match Buyer’s down payment amount for up to 5% of the purchase price of the home. For the first five years, the 25-year loan is interest-free and payment-free. Afterwards, they will need to make principal and interest payments, amortized over the remaining 20 years. Our understanding is that this interest rate will be based on today’s rates.

Eligibility Requirements Include:

* Clients on title must be first-time homebuyers.

* Client must have been a Canadian citizen or permanent resident for at least five years and have lived in BC for the last 12 months.

* Client plans to purchase a home for $750,000 or less.

* Client has saved at least half of the minimum down payment required.

* Client has a total household income of $150,000 or less.

* Client is making the home their principal residence.

* Clients that are currently approved for a mortgage and meet the qualifications can apply for down payment assistance.

* Maximum amount available though the program is $37,500.

Other terms and conditions of the loan program apply. For information about the program, visit BC Housing at www.bchousing.org/housing-assistance/bc-home-partnership.

marty-cypress

NEW CMHC PREMIUMS

CMHC/Genworth/Canada Guaranty Increases Their Premium AGAIN
If you’re in the market for an insured mortgage, then you might want to get that mortgage before March 17.
Canada Mortgage and Housing Corporation (CMHC) is raising premiums for insuring mortgages on Canadian homes for the third time in three years. Canadian homebuyers are required to have mortgage insurance if they have less than a 20 per cent down payment. The insurance provides protection for the lender in the case of a default.
How will it hit your wallet? The increase is not too significant for those making the minimum down payment required. A homebuyer with a $250,000 mortgage and a 5 per cent down payment will pay about $5 per month more in insurance premiums.
The increases are actually more substantial for larger down payments of 15 per cent or more. Those with 20 per cent or more down payment aren’t required to have mortgage insurance, although it’s used by lenders that securitize their mortgages. As a result, any increased cost will likely be passed on to customers through higher rates.
Premiums are also increasing for “non-traditional” insured mortgages i.e. home buyers with borrowed down payments, a type of mortgage down payment that could grow in popularity as homebuyers strive to gain entry in the housing market.
The premium change will come into effect on March 17. Homebuyers will be able to access the current lower rates if they have bought a home and are approved before the March 17 deadline, even if they have a later closing date.
Standard Premiums                  Premium         New Premiums
Up to and including 65%                0.60%                    0.60%
up to and including 75%                1.70%                    5.90%
up to and including 80%                2.40%                    6.05%
up to and including 85%                2.80%                    6.20%
up to and including 90%                3.20%                    6.25%
up to and including 95%:
Traditional equity                           4.00%                    6.30%
non traditional equity                    4.50%                    6.60%

CHANGES TO UNDERWRITING GUIDELINES

On November 30, 2016 the Federal Government implemented their last set of mortgage underwriting changes. The purpose for the changes was to make borrowing more difficult and to slow down real estate investment in Canada. These changes may have had a greater  impact than what the Federal Government had intended and there could be revisions coming later this year.
The biggest change is that for any insured mortgages regardless of their loan to value – LTV – the mortgage application must be approved using the Mortgage Qualification Rate (MQR) which is currently 4.64% and a 25 yr amortization.
The second big change is that no refinances can be insured and no rentals can be insured through the bulk insurance program, creating a price increase for refinances and for rental properties applications.
All opaul-rate-feb-2017f these changes have resulted in a multi rate marketplace. i.e. the rates available for an owner occupied 5% down are the best rates, with refinances and rentals being the worst rates. It is now standard for many lenders to charge a rate premium for any amortizations that exceed 25 years.