It is a winter wonderland out there already. What the heck is going on! A snow day on Nov 12th is madness!! Some people may be wondering if the cold weather will put a chill in this hot real estate market. I am not sure that will be the case. The numbers from October reveal that there is some madness in that regard too!
Our market is summed up nicely by our board president:
“New listings are down, inventory remains scarce, and yet more homes changed hands this October than in the past decade and a half,” reports Dwight Delahunt, President of the Ottawa Real Estate Board. “It’s perplexing at first; however, when you consider the current breakneck transaction pace in the Ottawa resale market, often requiring homebuyers and sellers to make swift decisions, it makes sense.”
When I analyze the market it is clear to see we are firing on all cylinders. What I see is that for the first time you have all segments of the market including condos and freeholds beings extremely desirable to buyers. In years past it might have been the condo market that was hot or the last few years, it was more about the freehold market. Often times it could be different locations that were “hot”. This year it seems to be every segment in almost all locations. Especially West of downtown. The hottest locations are experiencing price increases of over 5% when compared to March and April of this year!! Many buyers back in the Spring were patient and that patience is long gone with buyers now realizing they have to pay a big premium (in some cases) to secure their home.
I get why our market is what it is. We have been undervalued for a long time. I have said this in my annual reports for years. Even now in relation to our average earnings and the extremely high quality of life in our city, I can still make that case. It is just not much of a secret anymore! If you want to know what’s happening in your neighbourhood let me know. We are always happy to be a real estate resource for you.
The fall market is feeling a bit like the Spring market this year. There is the same sense of urgency with buyers and sellers are getting premium prices for their homes. Our team just had a house go up for sale last week and we priced at the higher end of the market. We had over 90 people through the open house and it sold for $65k more than what they were asking. Frankly, I was surprised at such a favourable outcome for our clients. They were quite shocked to see the end selling price.
We have not seen September sales numbers like these in 15 years! We had 1549 properties change hands including condo and residential properties. This is up from 1386 from last year. The numbers would have been even higher if there were good available houses for sale. It is quite remarkable that purchasers are finding houses that meet their needs so well with such little inventory. Buyers are just less picky this year because they know the challenges they face to secure a house.
It is a tough market for buyers but we have had some great successes over the past few months. Buyers just need to be a little patient and strike when the right property becomes available. They also need great representation now more than ever!
The sweet spot price point remains the $350,000 to $500,000 price point. This accounts for 43.5% of all sales in September.
Every neighbourhood is unique. If you want to know what is happing in your area please feel free to get in touch.
Summer is over and the fall real estate market is getting back into full swing. I have noticed already just a few days into September that activity is picking up with buyers and sellers. The fall is typically a very busy time to buy and sell in Ottawa. This year might go down as the busiest ever. There are so many buyers out there just waiting for available homes. Our inventory levels were down quite a bit in August and yet our sales were up when compared to last years numbers. You don’t need to be a rocket scientist to know that this will continue to put upward pressure on prices.
There has also been lots of talk of a recession looming. I think this might be inevitable as the US has gone through the longest recovery in history since their last slow down. However, the most common misconception out there is that housing prices always go down in economic slowdowns. That is just not true. The last economic meltdown in the states, of course, resulted in lower prices but that was because the crisis was directly linked to the wild wild west lending practices in the market.
Bottom line is that interest rates are low, Ottawa’s economy is great, and prices are reasonable relative to our average earnings here. I see strength in our Fall market for sure.
The Ottawa real estate market had a great July. We have not had this kind of activity in a July for 15 years. Typically after a busy Spring market things slow in the summer. This year is the exception. We had over 1800 sales on the MLS system. There is just so much demand out there right now for Ottawa real estate. I am starting to see more inventory come to market which is good news. Hopefully, this will lead us back to a more balanced market. Right now there is around a 1 months supply of housing. This is deep into a sellers market. We would need to get to at least a 3 month supply to start getting closer to something more balanced.
The condo market had another strong month. Condo prices have fully recovered and you can see by the sales numbers that this segment of the market is having a resurgence. This is good news for condo owners and builders. Lots of optimism surrounding the Ottawa market right now. I anticipate a very strong fall market. If you are curious to know what’s happening in your Ottawa neighbourhood feel free to get in touch.
The average price of a residential-class property in June was $500,700. This is the first time we have ever eclipsed the half-million mark in Ottawa. When I first started in real estate 15 years ago 500k was a big number! People would say half a million like it meant something! Hard to believe it is now just average. Many first time buyers are now buying at this price point. It is just the nature of a really healthy local economy, immigration, and the increasing appeal of our real estate market to investors. Maybe in the next 10 years, 1 million will be just an average number. At this pace, you never know!!
Inventory has been sliding in Ottawa. In June our inventory was down 23% from the same time last year and over 30% from just two years ago. Condo listings were down 50% from 2017. Just the drop in this inventory is enough to put upward pressure on prices. Combine that with growing demand and we are seeing double-digit increases in some neighbourhoods. It is definitely a seller’s market but for the most part, buyers are restraining themselves a little bit. They understand the value, many homes priced on the high side of the market can continue to sit.
May is typically the busiest month of the year for real estate sales. This year was one of the most active Mays I can remember. We had higher sales volume while dealing with a freefall in available homes for sale. This meant that many of the listings available were sold in multiple offers for the above-asking price. Our team in just the past few weeks have been involved in over a dozen of these situations both on the buyer and seller side of things. There has never been a more important time to have a Realtor guide you through these difficult and stressful situations. There is lots of money on the line on both sides of the equation. Our market is constantly changing. What sold 5-8 months ago in some neighbourhoods is totally irrelevant to what’s happening now. There are many micro markets in the city that I am seeing different trends. Same can be said about price points. As an example, the 350k to 500k price point accounts for 42% of all Ottawa sales. If you want to find out what’s happening in your area feel free to get in touch.
The Ottawa real estate market continues to hit new highs. Multiple offers across the city continue to put upward pressure on prices. There is no secret that Ottawa has a supply issue. Housing inventory remains at record low levels. Sellers are hesitant to put their houses for sale because there is not much to purchase on the other side. It has created a bit of a catch 22. This low inventory appears to be a trend likely to continue for the foreseeable future.
The BIG QUESTION I am getting lately is will prices continue to go up or is there a bubble near? I don’t have a crystal ball but I do talk about this in our monthly report. You can find it below.
One of the best marketing campaigns I can remember growing up was Head and Shoulders shampoo. Their slogan was “because you never get a second chance to make a first impression”. It is so true in not having dandruff on your shirt and it can also be applied to real estate. Stay with me here. When home buyers walk into your house you want to be feeling good about what they see and excited about what is to come! First impressions are crucial!!
Side note: I looked up that campaign and it was from the ’80s (ageing myself a bit). I still use H&S today because I am petrified of dandruff and making the wrong first impression.
If you are a home buyer what room would make a good impression to you:
Well, I agree with your choice. We suggested the homeowner bring in some rental furniture to outfit this room properly. We then made the room come to life and accessorized it.
Of course, once you commit to the staging you can’t just stop at one room. It all has to come together. In this case, we had a pretty solid plan that the homeowners bought into. We ended up bringing some of our own furniture we use for lots of stagings, to bring it all together.
You will notice the kids room. We felt the demographic buying would be younger families so we showcased as such. That is Aiden’s (my son) old bed and some of his toys/books. 🤫 Don’t tell him! We also brought a desk and chair in for the loft among many other changes.
Why go through all this work?
This is really the big question, isn’t it? Is it really worth it to stage? My answer is, absolutely. Having a fresh, modern, clean look is the key. We want people to feel excited about the house and the possibility of owning it. I bet there are people who would not even offer on the house as it sat before. They might not even realize why. Hard to prove this theory but we have taken over many non-staged homes that could not sell. We keep the prices the same and then like magic! they sell for top dollar. That is why I also invested over $2500 to stage my own place when I sold. Anyways, I am ranting a bit here but it is what I believe with conviction.
Interesting numbers released by the Ottawa real estate market this week. The number of sales are down over 12% in the residential class segment. At first glance, one would think it is a slow market but the lack of sales is only because of the extremely tight supply. There is just not much available to buy right now. This is putting upward pressure on prices. As an example, I have a listing that sold in 2017 for $475k. This year it sold for close to $560k. No real work was done on it. It is incredible to see some of these price gains. Much of this appreciation is in the entry-level segment of the market. It is also very much neighbourhood dependent.
I have been saying in my annual reports for years that Ottawa is undervalued. It seems that others are starting to catch on and maybe we are having a correction of prices. They are just going up rather than down. Our population growth was pegged at 8.8% this year. That coupled with the really good local economy and still relative affordability in the housing market and you have this perfect storm of factors. My hope is that we see a higher than average number of homes for sale this Spring. This would help ease the pressure facing buyers and prices in this market! If you have any questions on your neighbourhood feel free to get in touch.
It was another strong month for real estate sales in Ottawa. Members of the board sold 1,005 residential properties, that is up from 978 last year. What is more impressive is that this was done while the inventory is down. The low inventory has left buyers competing over fewer homes. The sales numbers would have been much higher if there was more available for sale. This has spiked the average home price to over 8.6% when compared to February of 2018. The lack of inventory tells me that this trend will continue likely throughout the year. We could continue to see upward pressure on prices. To put it in perspective we have 40% less available homes when compared to February of 2017 with more demand.
The average price of a residential-class property in Ottawa last month was $466,540. The condo market is also lacking inventory holds down an average price of $288,000, this is up 5.6% compared with February of last year.
In the big picture, Ottawa remains the most stable real estate market in North America. Historically we have always posted gains year to year and have weathered economic storms better than any other housing market. This year we are starting to see weakness in other market centres while Ottawa continues to thrive. This is because our housing is still relatively affordable considering our high household income averages. How long I will be about to tout that is uncertain! Everything points towards an extremely active Spring market.
As always I encourage everyone to think about investment properties. It has been one of the most consistent ways to build wealth. We are fortunate to have such a great opportunity in our backyard. Prices are still affordable but for how long we shall see.
If you are curious to know whats happening in your neighbourhood please feel free to get in touch.
