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Canada's housing market both vigorous and stable
* U7 h2 t6 E( Z( n' j
( C% Q* `/ ?* l2 N% F+ g5 z# @' c- Country's market poised to show growth throughout 2006 -( R9 m& C/ _0 t" h
- C& J3 w$ d# K z0 a0 c TORONTO, Sept. 28 /CNW/ - For most of Canada, the housing market
7 g/ a7 I5 N/ b/ L1 V. J; [$ t/ n: Wexhibited moderate price increases and stable unit sales during the third1 |7 x. z, b3 W" F, ^% i
quarter. Wide regional variances continued to be the dominant characteristic
: r; A: Q Y# I7 ]$ r/ | a7 C1 Jin the market, exemplified by frenzied levels of activity and double digit( f& L5 l% d: ?6 s: N3 |' H5 @7 e
price gains observed in the energy and commodity rich Western provinces, and6 T: I, ]( g @. o
more reasonable sales volumes and moderate price appreciation in Ontario,* Q% E2 C4 m' r2 K$ a- m( {$ e
Quebec and Atlantic Canada, according to a report released today by Royal
$ U/ B7 G9 f! f# {* C( KLePage Real Estate Services.9 i" \ Z* q9 ~, t7 p6 V/ C
/ h' D( g% @0 l. X% f2 h; v6 Z Nationally, market trends established through the first three quarters4 j' r, V/ ` |9 L! I& ^* G) e
are forecast to continue for the remainder of the year. Robust economic! Y% d) m1 c$ A- I. ]$ j3 N
conditions, low unemployment rates, modestly growing salaries and wages, and+ ]. |* j$ G) @: F" G
sound consumer confidence contributed to the overall strength of the" K9 W1 Z3 S" ?( k
residential real estate sector.
: W/ Q$ K) A3 Q( N, ~ O1 z$ D" v
Of the housing types surveyed, the highest average price appreciation
* H" b' R8 R+ A) H: _2 {. ` `occurred in detached bungalows, which rose to $300,365 (+16.3%)$ @2 I3 h( r& X
year-over-year, followed by standard condominiums, which rose to $211,562
2 L1 |$ z5 [/ K. N0 @* J7 Z(+14.2%), and standard two-storey properties, which increased to $365,3801 [5 G# K- h9 W9 R o$ ]7 s
(+13.2%). [" k9 N \6 c! P7 X- F
" Q5 ?* _, v. H7 @( [6 {" _( w$ L0 H "Canada's sturdy housing market continued to demonstrate steady growth
: ], D( e' A' I+ n8 t$ \6 y3 _during the third quarter. For all but the west, we have moved on from the6 {3 m& b8 i- [! a8 T
frenzied expansion that characterized the first half of this decade, and are
4 o) r0 Y; Z( {2 a3 k7 D7 epoised to show continued growth at a more moderate pace," said Phil Soper,! v$ }, a2 v' G" s+ t
president and chief executive officer, Royal LePage Real Estate Services.- Z2 ]6 N5 a2 U, [5 H6 n
"Gone is the sellers' market that we have lived with for some years. We! p2 K! [! H/ b5 d
welcome the more reliable conditions that are characteristic of a healthy
+ s0 @) w( P; s1 P9 N" n' {balanced market."
7 ~9 s, m7 N8 S+ y/ _+ n- a
9 l( P" C) {+ J+ P: h9 H Despite the double-digit rise in average national house prices,' ?, e! V$ l- a' h2 B
considerable regional variances were exhibited again this quarter. The shift
- d+ A4 O4 ?/ `0 s; b2 _# Oto balanced market conditions, which began in late 2005, has continued: }) u" Z+ F: s7 M7 K
throughout most of the Central and Eastern regions of the country. In the core
- n2 q! q/ v0 q! v/ F7 Kenergy producing western provinces, the combination of very high in-migration,/ B: q1 N) `1 O! {
manageable affordability, and a shortage of inventory has driven record/ D& ]3 C0 o: y! w
breaking price appreciations.
. @; Y2 d2 `+ s1 X5 W" ^' j
# C. N$ b1 N4 g Echoing the second quarter and supported by Alberta's rapidly expanding
! V& C8 J( R' l" |# veconomy, Calgary and Edmonton led the charge of Canadian cities with the4 F& T0 Z& f0 T; h1 q& }; N
largest house price appreciation in all housing types surveyed.. O- e, V- r* t9 y0 T
: S! _& O1 _( f, t, q, X: @ In Ottawa and Toronto, growth remained steady, supported by solid# x/ [! \% y7 n5 t1 U
economic fundamentals, an increase in available inventory and strong consumer
; a. U. F! w9 F6 g* g+ o* w, ?confidence. While the pace of price appreciation in Ontario leveled off
3 X% R; r3 M2 z0 k Dslightly, the province's real estate market remains poised for modest growth.2 H6 |# X0 k. e8 v$ q1 e
In Atlantic Canada, new housing and condominium construction offered buyers! ~' L. S6 O' {* ]$ f& U+ V v
greater selection at more competitive prices, resulting in a slower rate of
& a) }' ^ c; xprice appreciation when compared with 2005." P( W& J. B) X6 J& V- b& \6 i! Q
4 S0 B! Y1 Y9 [$ H* q1 s1 i
While the pace of growth in Canada has slowed, the domestic housing
9 A; Z. M) ^7 zmarket is expected to outperform the American market. The economic and; `" x2 `( B, a( g& m) j9 _6 M3 c
financial fundamentals driving the residential real estate sector in Canada
@1 {) T: _# R; B' Z/ S- q: B: @are markedly different than those found in the United States.
4 f3 _: I0 E4 c4 H) y$ [
* P' w+ ?3 q7 ?1 @ Added Soper: "Canada's housing market is likely to outperform the+ c4 \& d( ?6 q; m- e( _7 y
American market through 2007. A number of factors are working in Canada's
) d+ l# n5 K. ]; B$ h) S: Gfavour, including healthy personal and governmental debt levels, the2 {7 g: N5 e/ `6 o9 F: s
relatively modest rise in interest rates in our country, and general
8 |- J- n" ~5 ?# L1 D, Paffordability in our major cities. In addition, Americans are now seeing the
$ v9 S. S4 k& ^! {7 n5 ^downside of a tax system that encourages maximum homeowner leverage, and
' n6 d6 d% |) s/ k# U5 \- Z6 q; maggressive financial products such as zero- and negative-amortization1 W: i4 l& ~- Y
mortgages that work only in a high price growth environment."
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; Q$ T# O& T& Q# W/ F REGIONAL SUMMARIES/ _# j! j1 l# m3 k2 G' d: z
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; H& Z& X4 K5 o8 U8 j7 h! t9 t Balanced conditions continued to characterize the housing market in8 k- F9 e/ a; k# C2 N8 C
Halifax, as significantly higher inventory levels helped to moderate the rate
. |6 ^6 U' [7 L) O: A m0 M* {of price appreciation. Buyers were increasingly choosy, taking more time
4 d9 q7 i/ a$ r# Y- D2 a1 Wlooking for newer, low-maintenance properties that were not in need of
. a i! Q0 \; K9 B1 Hrenovations.
/ k/ V [# P& h2 c1 g* ]: J C9 ]
The housing market in Moncton remained healthy and strong as a slight' i0 ?& U' Z8 F; S( c# ^
increase in inventory helped to moderate the rate of price appreciation
& S2 b- T" n# w6 C1 Rcompared to the same period in 2005. Activity was brisk throughout August and5 M" `, X: H$ G( [! {
September and is expected to remain this way through the fourth quarter.
# h4 @# e% _) |9 m8 [/ X8 J/ n: e+ t8 \2 V) i" z+ \
The housing market in Saint John underwent its traditional summer
; W4 t/ P* K/ ~0 ^1 d: N. vslowdown in the third quarter, with activity picking up towards the end of the! h4 N0 k* A9 ?0 R* M0 m1 Q
quarter. The local economy continued to thrive, as construction on a new
6 p1 u+ e; S) @600,000 square-foot shopping area has begun, bringing several new box stores/ }: h8 E$ P1 j& B3 I8 w
to the area. Buyers have begun seeking less expensive fixtures for their homes. \% J, }# J& W
and are instead opting for more affordable housing options.
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In Charlottetown, the housing market started to move towards balanced
3 D+ T, i- v+ L, Oconditions, as some sellers had to begin to lower the asking prices on their
9 f2 U% c% B, [# v1 t1 n$ Bhomes to make them more competitive. Activity from out-of-town and US buyers0 m3 h6 R/ C1 _9 B8 J( W+ ^3 z% U
was down slightly compared to 2005, likely attributable to the strong Canadian" m3 y, j$ W$ m+ `6 g: O
dollar. Inventory levels began to creep up in the third quarter, providing
+ E) V9 m; `$ Mbuyers with more options when looking for a home.& M8 K1 m* s! Z X- a; W+ c
; I( Y2 ^0 W" |8 y Activity in St. John's slowed slightly in the third quarter, particularly
; E; |) O5 U+ P$ x; y iamong higher-priced properties, where there was a slight over-supply of homes8 {& ]9 Y+ Y" I; a5 [5 R0 g
priced over $200,000. Listing periods have increased when compared with 2005,
! n" u% I- f- H0 v3 J% M$ T0 a' D) vas some of the pent-up demand that had characterized the market over the last |7 D9 D7 H. c. ~& l" [
few years has been satisfied, resulting in more normal, balanced conditions.4 P0 C7 q% _. K. a, U7 _+ N
3 Y' K* G, W; U7 R2 E4 h, x
Montreal's housing market recorded modest increases in average house
z( m7 K3 F: b2 [/ Dprices, due to a slight seasonal slowdown in the third quarter as inventory9 k- t8 B, K: T
levels rose. Part of this can be attributed to the fact that many renting
/ g9 M; @* A# z% zfirst-time buyers were motivated to close on the purchase of a home by July 1,$ ~( R2 l, n# O% y7 I# \5 y7 _
when rental leases expire in Quebec. Once this date has passed some of the. X3 u6 y6 G* x$ L' i* S
pressure is taken off the market, allowing buyers to visit more homes before) f$ |- l+ |* q" n6 q, k
making a purchase.
, B* y1 a) `' D* \
" h( S5 u* ^) m! a- R) G Q. r Ottawa held its position as one of the country's most stable housing6 r& z1 o7 p7 Y
markets in the third quarter, reinforced by a vibrant local economy and strong
' d& N* }+ J/ B9 Uconfidence, resulting in modest increases in average house prices. The city
' `/ j: @/ Q' G3 P& B; J6 mcentre remained a bright spot in Ottawa, with homes in this area attracting
* F3 c* }9 x( Eattention due to their convenient location and proximity to downtown
- i3 C% U8 Q0 Bamenities.: ^7 v/ j5 m8 k0 Q. |( r
( ?; u6 f" H; o$ B7 [4 w# J3 P
The housing market in Toronto sustained healthy activity levels4 q8 n: | y7 M# ~, d
throughout the third quarter, as a strong economy helped to maintain demand, x+ l. F. b8 V2 K i
across the city, causing average house prices to rise moderately. Toronto has
8 D* A; L+ \: n* Zcontinued to experience modest growth in average house prices, and has been* R2 M, ~$ \1 K" j) Z p5 H, N
driven primarily by purchasers who are buying homes as their principle
7 ?' |" ^+ @9 zresidence, rather than for investment.9 v2 n! J" A+ a8 A. A+ Z
K8 @) L6 |& E5 i2 @9 M The vibrant Winnipeg housing market continued to show its strength as7 q% C( I3 @- r u" h0 z$ i
house prices rose during the third quarter. The booming local economy resulted" q' X) p$ n$ R& J1 R1 j
in a historically low unemployment rate, helping to bolster consumer
4 U/ i& R. _% Nconfidence and Winnipeg's ranking as the city with the lowest capitalization4 N/ L) t1 v! U; s, S3 K" B
rate among the country's larger cities - helped to encourage buyers to enter: K# s7 P; I1 {2 p: _3 L
the market.8 c- b. B, V8 }! n
9 d* {$ `. Q: m9 X: |. o4 O1 P2 f) q In Regina, the market experienced a slight seasonal slowdown through. H3 K0 _4 x$ @6 L
July, as there were fewer purchasers in the market due to summer vacations. In
& c- ~: V6 S9 {: g8 KAugust, activity resumed to the busy pace previously seen in the spring
1 u# h$ m1 J' T' @8 [months, as the influx of purchasers made it more difficult to find a home due6 z! p& V+ K' v+ ?) T3 x2 C
to the shortage of available inventory.# L* ~& I) ?% N6 Y, A
% V {: V: |; ~6 S9 W# T. K& t
Activity in Saskatoon remained brisk as the market maintained its
, x0 G# p! X3 k; D6 i/ R- ^! Hmomentum from the busy spring sales period. The economy in Saskatoon remains# a- c) U3 R- s1 [# m
vibrant, as employment opportunities are abundant with many businesses# F$ {- H3 }: ]0 K! Q% x" ~5 i
struggling to make hires and having to recruit outside the province.
4 Y; y8 |/ c& t8 k# j$ N! Y7 u8 u
Calgary's housing market recorded blazing average house price increases, D! H4 T/ A1 V- _2 O
in the third quarter, in all surveyed categories. The burgeoning economy, low' Q) y) S( u6 Q3 U
unemployment rates and low inventory levels remained the leading factors that: W8 j( ~; w1 p6 E3 B8 |
pressured Calgary's house prices upwards. However, regardless of the soaring: }0 o& G R/ F# ^. V3 P
prices that characterized the market - even during the typically slower summer
- F# B) ~/ ]6 k5 {5 eseason - it is expected that activity will become slightly more balanced, as) l$ [# s* J* v1 L& o
buyers are becoming more reluctant to participate in the frenetic activity.
/ g7 B' j, F0 J5 F# o
- c0 N, J- `# @( c Edmonton's booming local economy continued to thrive in the third quarter
$ q6 H8 L* y( o ^) n$ }: f! ~as activity in the oil sands north of the city continued to flourish. Edmonton! \5 N* j* N. ~" q
remained the hub of activity for those coming to work in the oil industry,
4 Q& Y! q5 f( I8 N$ R5 Q; nmaintaining tight inventory levels across the city, resulting in prices+ u) s5 Q: T0 ^6 }& j4 `; o6 s
increasing at record levels. However, as inventory levels continued to improve8 C" [* K5 t( V" e* b. q) F7 P5 H
in the third quarter the rate of price appreciation should moderate slightly
i9 D7 m: r& ~! w/ N! j6 @+ n( \towards the end of 2006.
2 _* A# U6 g, w6 a+ R5 z/ F
3 p9 `& G' T# ]2 W4 YWhile Vancouver has seen a slight reprieve from the severe shortage of
' S; U8 s" b" ginventory that had previously characterized the market, supply is still unable5 ~% S1 ? `1 v, o" ~. x! C: y# X- v
to meet demand, driving house prices upwards. Vancouver has a very diverse
- [8 i* o1 b3 _$ tgroup of active buyers - from first-time home buyers to baby-boomers to
u$ o' K0 L# l& zforeign investors - all of whom fuel the demand for houses, placing added* k i, u/ ^0 m! K
pressure on tight inventory levels.0 q" U0 _1 y2 Q+ D7 H2 U
/ O6 v% ~8 G `# W* G) C
Victoria's market is vibrant and supported by strong economic
) F9 N8 j. k. h& X8 l @9 [fundamentals, fuelled by a booming tech sector and a migration of young people
* Q9 q; V( b: m* k& ^into the city that has continued to support the area's house price increases;
o/ |9 O7 N) B# g4 N( R x0 {# Awhile increased inventory levels have afforded buyers more time when searching
- w4 z& I) K9 B# C+ ~for a home, helping to normalize the market's pace.3 Y. {3 K$ p, w" D# M, k* ^: q
; [+ X* j4 Z8 O+ {' J+ f' {
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2 N+ }: h2 ]1 t$ h7 U$ d" | Survey of Canadian Average House Prices in the Third Quarter 2006- _7 N4 F' v5 Y4 X/ Z7 I
* {- P8 d2 i. ~' Q3 i -------------------------------------------------------------------------* ^, K; g# N. b9 m: D: X
Detached Bungalows Standard Two Storey, t$ \+ a1 Y) r" W/ c. A
-------------------------------------------------------------------------+ |8 u# v% @; i) _: d
2006 Q3 2005 Q3 Bungalow 2006 Q3 2005 Q3
& I( D) b+ F: h Market Average Average % Change Average Average
" I& u" R* m2 b! p/ E -------------------------------------------------------------------------
4 @+ B, J& f$ J" G. V0 Z9 Q# n" p Halifax 186,333 173,333 7.5% 198,667 199,0000 _/ V8 P# n% _5 V. g) _
-------------------------------------------------------------------------
( n; z; G4 Z, o, [4 S Charlottetown 145,000 141,000 2.8% 175,000 170,000
8 q a2 S9 \" D! }6 H% h. r -------------------------------------------------------------------------/ v H) Y( @- S; t0 j- y$ F. V
Moncton 135,000 127,000 6.3% 129,000 123,000
0 X1 g% z0 E5 ?/ i& P% b, S -------------------------------------------------------------------------
1 F# p1 |+ v+ K1 }+ t Saint John 141,200 142,900 -1.2% - -
3 l0 U! F) G6 O$ ~* _. j -------------------------------------------------------------------------6 a. G+ ] n @; j
St. John's 143,667 142,667 0.7% 200,667 202,333
) ~8 ?- m) u: e# P" K -------------------------------------------------------------------------
+ j4 o' N' k; K* v1 E2 B9 D2 ^ Atlantic 150,240 145,380 3.3% 175,833 173,5836 W+ O2 U1 _+ ^$ h: U6 k9 |; b9 x
-------------------------------------------------------------------------
7 ?; F! I! Q0 S+ \ Montreal 213,691 203,500 5.0% 321,141 316,185) U" _# W3 j( Z6 K/ i! G
-------------------------------------------------------------------------7 r! f$ X% Q6 \6 b
Ottawa 290,083 278,417 4.2% 285,667 273,250. i0 P* @3 |0 f
-------------------------------------------------------------------------
( w9 S) p1 }7 Q: H) b Toronto 373,368 355,882 4.9% 481,523 474,766
% X, G0 W1 P L" w! J. v -------------------------------------------------------------------------
|7 n+ h/ Y4 B+ B0 y8 `. z Winnipeg 181,579 159,860 13.6% 202,337 180,707
( f0 T$ u" \6 D+ { W: t: | -------------------------------------------------------------------------. h& J% f* J0 G1 V D
Saskatchewan 170,667 156,083 9.3% 182,600 166,500 @% L/ p& [8 T. i
-------------------------------------------------------------------------; R* f5 G/ h2 D1 }! R7 _# \
Calgary 395,067 252,411 56.5% 405,778 264,3896 O: W) O0 l* }9 x7 R
-------------------------------------------------------------------------
) D4 B- a- U: j- x4 q0 T Edmonton 286,857 194,857 47.2% 316,429 206,714
2 C6 w2 R' a- e: ^, k2 S8 R -------------------------------------------------------------------------
! J6 w- c2 O. O* a7 Y$ {$ N Vancouver 704,250 601,000 17.2% 794,000 697,500# }+ U- S3 |* A& T) |' i
-------------------------------------------------------------------------6 O" v9 {& c* ^
Victoria 375,000 348,000 7.8% 403,000 391,000
' q0 Z/ [. D' D1 `0 |% C% C -------------------------------------------------------------------------
6 n! y2 T" i! H. l. d/ u# k National 300,365 258,202 16.3% 365,380 322,860
7 j; E( D& W O6 n, Z4 S) c' r; } -------------------------------------------------------------------------
& b2 U% E) F& X5 J, t" r' ^# w
; S0 [2 Y- K0 h; N8 r -------------------------------------------------------------, u4 ^2 e5 W2 H
Standard Condominium
* L( X. x' N. e: o4 w8 @ -------------------------------------------------------------
; L2 t: M0 w c# o' y7 K! @0 _ 2-Storey 2006 Q3 2005 Q3 Condo
3 U# t; n% S0 w& {& y Market % Change Average Average % Change+ O0 @; V: k5 H* M7 T6 @
-------------------------------------------------------------
1 D& g: d# Z! Z5 U8 P; C/ p* k Halifax -0.2% 142,000 103,000 37.9%( G! D2 c: }! f. Q, m- b6 k4 \. X
-------------------------------------------------------------
3 T# _6 ?9 z% S. Y) w4 T! {4 u Charlottetown 2.9% 98,000 98,000 0.0%
1 o, y& N; M5 r) A% E O -------------------------------------------------------------
* [1 ^6 ^$ u3 p) T Moncton 4.9% - - N/A' ], [8 H8 J. x9 N
-------------------------------------------------------------& d+ _8 e7 t) o- _/ D
Saint John N/A - - N/A
( t6 [- d+ i" t -------------------------------------------------------------
% g1 z* O. B' y& O St. John's -0.8% 146,333 145,667 0.5%2 L# U; K$ s) J3 f5 I" R% X
-------------------------------------------------------------6 f6 j/ H6 K/ e" b, L7 T
Atlantic 1.3% 128,778 115,556 11.4%
' _9 m) Y6 F, s1 H) R' y6 S -------------------------------------------------------------. G: }: r2 K) l8 _7 L5 ^+ \4 L. o
Montreal 1.6% 193,190 188,016 2.8%
3 o9 q) X& J$ L; T) y" m) L -------------------------------------------------------------
& W3 z- `" p6 _& I4 l Ottawa 4.5% 181,083 172,250 5.1%
: N8 F6 `" F) D1 Q+ ~" h -------------------------------------------------------------
* T! F( O8 x& n; n6 i: ?1 @ Toronto 1.4% 252,088 242,918 3.8%+ S# Z" o% ?( }4 s/ T$ \8 f5 A6 j$ E
-------------------------------------------------------------
a9 ? ?2 W# u# u6 \/ [1 @ Winnipeg 12.0% 105,648 96,008 10.0%
8 t) v1 i0 o8 t6 w1 V, [$ [& d -------------------------------------------------------------- H }9 B4 J4 p- z5 O/ w- Q) b
Saskatchewan 9.7% 106,250 101,000 5.2%0 H% \. z. C/ ?
-------------------------------------------------------------' _# }. C" A+ I& F2 ~6 V
Calgary 53.5% 245,844 153,867 59.8%% b1 x' V! M4 J+ P; G
-------------------------------------------------------------& a/ E7 ?4 `6 v4 i* G
Edmonton 53.1% 200,433 131,500 52.4%: g( N4 G7 x! h) m b; ?3 v8 ~
-------------------------------------------------------------" n5 J# h7 h4 ?
Vancouver 13.8% 366,250 323,250 13.3%
# j/ X, h( u6 k3 v& K7 y) C2 B -------------------------------------------------------------
4 K0 k7 X+ f, g8 I+ ~# w% N Victoria 3.1% 229,000 220,000 4.1%
' y3 f3 D# Y$ m3 C: L' _& L -------------------------------------------------------------
* n# [6 i* \, C$ V National 13.2% 211,562 185,296 14.2%3 X; `' `' @8 B8 N
-------------------------------------------------------------
) A6 ~1 G- ?1 a$ S >>2 y; H5 O5 P6 k1 P
. z/ h8 c8 f' e1 b Average house prices are based on an average of all sub-markets examined7 @8 ` n6 `4 f1 E M
in the area, except for the smaller markets of Charlottetown, Moncton, Saint
, A2 E+ x, ]7 k9 U, |# c9 SJohn and Victoria.
' V+ ^; O* `$ W* l
+ J* f2 m4 I4 R8 \8 q8 H; D The Royal LePage Survey of Canadian House Prices is the largest, most
$ \4 V9 A3 n- s' \/ `" t: Rcomprehensive study of its kind in Canada, with information on seven types of6 I% o7 O; C9 W8 B: m/ `% f8 _
housing in over 250 neighbourhoods from coast to coast. This release
, P: Y0 o! E# U/ v1 Dreferences an abbreviated version of the survey, which highlights house price
1 u0 i5 y# d) ?% L# [trends for the three most common types of housing in Canada in 80 communities
9 N# o" {. V. G2 ?# lacross the country. A complete database of past and present surveys is7 K8 _" J% R+ y# { F- B
available on the Royal LePage Web site at www.royallepage.ca, and current$ ^$ n8 z* ? P) o1 Y! \
figures will be updated following the end of the third quarter. A printable8 q4 u! S% o8 H# X8 q
version of the third quarter 2006 survey will be available online on0 r# k7 X8 r6 C+ r+ F
November 15, 2006.
' q+ X" P f i; f' ]2 P- C Housing values in the Royal LePage Survey are Royal LePage opinions of4 j5 _8 Y! N: }8 i* K% R4 ]
fair market value in each location, based on local data and market knowledge! U! d! B/ ~# q- \- V! D' N& n
provided by Royal LePage residential real estate experts. Historical data is$ L, X6 [8 P! g
available for some areas back to the early 1970s. |
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