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October 2010 BWG Market Watch

Market Watch for N18: Bradford West Gwillimbury

BRADFORD WEST GWILLIMBURY

MARKET WATCH

Greater Toronto REALTORS® reported 29 sales in Bradford West Gwillimbury [N18] through the Multiple Listing Service® (MLS®) in October 2010.  This represents a 10 percent decrease compared to the 32 sales recorded in October 2009.  However, the average price of homes sold was $359,534 for this month up 17 percent from October 2009’s average price of $306,062.  This increase is substantially higher than in areas such as the GTA which increased by about 5 percent.  As shown in Figure 1, Active and New listings have also increased since last year.

Figure 1: Bradford West Gwillimbury Housing Market Comparison
	OCTOBER 2009	OCTOBER 2010	% CHANGE
ACTIVE LISTINGS	122	130	+6.5%
NEW LISTINGS	51	56	+10%
SALES	32	29	-10%
DAYS ON THE MARKET	44	54	+22%
SOLD AVG. % OF LISTING PRICE	98	98	SAME

Figure 2 shows data derived from the MLS indicating that the majority of single-family homes sold this month in Bradford were Detached Houses.

Note: Bradford’s Housing Market does not include New Home Sales.  Information used is based on the Toronto Real Estate Board Market Watch for October 2009, 2010.

Do I need a Realtor when Buying a New Home from a Builder?

Technically, you do not need a Realtor to buy a newly built home but I hope after reading this you will not consider buying without at least consulting a Realtor first.

In Ontario, the only people legally allow to trade in Real Estate are Realtors through a Brokerage.  There are two important exceptions : Firstly an owner call sell their own property and, secondly, Builders (who can hire a non-Realtor to act as a Sales Representative).  This means the person representing the builder might not be bound by the code of ethics that a Realtor must follow.

A Realtor must be honest, not misrepresent or withhold information which may impact on the sale of the property.  Most builders do not have Realtors as their sales representatives.   In that case, the sales representative is not bound by the Real Estate and Business Brokers Act.  Even if the builder does hire a Realtor to be their sales representative, the purchasers do not sign buyer representation agreements which means that this Realtor would only represent the interests of the builder.

Most home purchasers think that if they don’t use their own Realtor when buying a home they can reduce the purchase price.  Usually, that isn’t the case as most large builders will claim they never lower their prices.  Since it has been proven that builders who work with Buyer’s Realtors sell faster and for more money than those that do not.  Many builders will co-operate with a Buyer’s Realtor.  Which means the builder pays the commission to the Buyer’s agent.  Which in turn means that a buyer will not pay for the benefit of having their interests protected.

As Your Agent I can:

• Negotiate the Sale,
• Help select the property (location, size and style)
• Suggest which features (and extras) will add value and which won’t
• Identify which extras can be done afterwards possession (usually for 1/3 of the cost) and which cannot
• Identify which features will hurt the resale of your home
• Find out information that the average purchaser cannot such as previous sale amounts
• Compare the builders product with current properties for sale (sometimes a resale home can be a better value than the one being sold by the builder)
• Provide unbiased information about the builder
• Assist you with the Home Warranty Program
• Provide access to specialists in the type of property you are considering (condo Lawyer vs House Lawyer)
• Assist in arranging financing though my network of banking specialist
• Assist in finding local trades to perform work after possession is taken
• Be a third party and sounding board for questions
• Provide you with local information on schools, businesses, possible future development that may affect your home etc.

In my community, Builders do not change the pricing of their homes, except for the occasional increase in price.  They do change the amount of “Extras” offered at their decor centre.  One week they may offer $15,000 and another nothing.  Sometimes one builder may provide the purchaser with the best value and other times different builders offer the best value.

Location is still important even in sub-divisions.  Realtors know what is in the development plan and have insight into local communities and problems.

This is just the tip of the iceberg but in short, you do not need a Realtor when Buying from a Builder though why wouldn’t you?

Bradford West Gwillimbury 2010 Final Tax Rates

When buying a property, one of the items I always review (and buyers should always ask about) is Land Taxes.  When listing a home most realtors get a copy of the previous years land taxes then post it on the MLS for Buyers Agents.  In Toronto, the formula on how land tax is calculated seems to be a tightly held secret.  So, when we want to get an idea of what the tax rate might be for a particular home, we typically look at nearby properties.  Bradford has made it simpler.   Below is a document that I came across on the Bradford West Gwillimbury site.  It lays out their method of calculating land taxes.  For residential properties in Bradford take the assessed value and multiply it by 1.192575% and you should get your total tax rate.  For example, a house with an asking price of $300,000 would expect to pay $300,000* 0.01192575 = $3577.73 per year in land taxes assuming the city will re-value your home at the purchase price.

Note! If the taxes posted are lower than the above calculation, be prepared your taxes may increase.  For example, if the tax for the above home was $2981.44,  the city assessment might be only for $250,000.  When you purchase the property the Town may re-assess the value based on the new purchase price thereby increasing the amount of taxes due.

Click Photo To Enlarge Source: http://www.town.bradfordwestgwillimbury.on.ca/ (June 2010)

For more tax rates click the link or visit the Town’s web site for the latest information.

How To Find An Open House

As much as every Sales Representative and Broker wants you to search using their website to look for homes,  Realtor.ca is the best and most complete option for homes listed with Realtors.  Realtor.ca can also be used to search for open houses.

The first place a professional Realtor posts their open house is on the MLS for other Realtors to see.  Realtor.ca is the public version of the Realtor’s MLS and uses the same database .  Every website other than Realtor.ca is missing information and is just a subset of what is available.  Don’t waste your time, either ask your Realtor or if you don’t have one yet, visit Realtor.ca.

Keep in mind that the chances of finding the home you will purchase by driving around to open houses is 1 in about 400 (according to the National Association of Realtors).  The sooner you start working with a Realtor, the easier the overall process will be.  In Ontario, it is the seller that usually pays the commission of Buyer’s Realtor.  That means the buyer does not have to pay to have a Realtor protect their interests.

Hello world!

My Name is Steven Silva.  I was a Toronto Realtor, a Home Inspector, I built 30 Houses in Toronto but have decided to move to Bradford.  I currently Focus on selling Real Estate.  I’ve joined Royal Le Page – Your Community Realty In Bradford and have just bought a home in Bradford and look forward to discovering the town and meeting new people.

I look forward to getting to know you.  Please contact me if I can be of service.