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New property listed in Coronation Park, Regina

We have just listed this great property at 3515 Lang AVE in Regina.
Welcome to 3515 Lang Avenue. This 1961 built, 960 square foot, 4 bedroom 2 bathroom bungalow sits on a 55'x110' lot in Regina’s Coronation Park Subdivision. It's close to 3 schools, restaurants, a grocery store, a pharmacy and bus routes. You enter this home into the bright, fully renovated open concept living room and kitchen with LED pot lights on a dimmer throughout. The beautiful new Samsung stainless steel fridge, stove, dishwasher and microwave are all included in the white ikea kitchen with tile backsplash. There is also under cabinet lighting, live edge wooden shelves, and soft close drawers and doors. The house is also equipped with central air conditioning, a central vacuum and a high efficiency furnace. The other half of the main floor is made up of the primary bedroom, 2 other bedrooms and the main 4 piece bathroom that has been upgraded with white tile, modern fixtures, a dual flush toilet and floating vanity. The exterior and interior doors have all been replaced. Downstairs you have a living area, a utility room with 100 amp electrical, a storage room as well as another bedroom and 3 piece bathroom. The washer and dryer are also included with the home. Outside in the back you have a 24’x14’ detached drive through garage that is split down the middle and has car storage on one side and a workshop with 220 amp power on the other. The spacious yard is partially fenced with a patio and garden space. The front yard is xeri scaped for your convenience. The exterior of the house is made of vinyl siding making it very low maintenance.
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New property listed in Glencairn, Regina

We have just listed this great property at 395 Cavendish ST in Regina.
Welcome to 395 Cavendish St. This 1972 built, 850 square foot, 3 bedroom 2 bathroom bungalow sits on a 42'x100' lot that is backing a green space in Regina's Glencairn subdivision which is close to schools, restaurants, bus routes and shopping. You enter this home into the bright living room that is connected to the dining room as well as the kitchen with included fridge and stove. The other half of the main floor is made up of the primary bedroom, the main 4 piece bathroom as well as 2 kids rooms. The basement is fully finished with a large rec room, a den, a 3 piece bathroom as well as the laundry in utility room and a cold room. The back yard of this home has a large south facing deck overlooking the green space and has been well maintained.
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New property listed in East Pointe Estates, Regina

We have just listed this great property at 301 1545 Neville DR in Regina.
Welcome to #301 - 1545 Neville Drive. in the Villagio condo complex which is located in Regina's East Pointe Estates subdivision which is close to bus routes, and plenty of restaurants and shopping. You take the elevator to this top floor, south facing 850 square foot, 2013 built, 2 bedroom, 1 bathroom apartment style condo. You enter the unit into the porch that has a storage and laundry room with included front load washer and dryer and on one side and the open concept kitchen, dining room, living room area that all share hardwood flooring. The kitchen has a beautiful tile back splash, quartz counter tops and included stainless steel fridge, stove and dishwasher. The dining room leads to the living room and there is a door in the living room that will take you to the sunny south facing balcony. The secondary bedroom is a good size and has a walk-in closet. The primary bedroom also has a walk in closet and is directly across from the 4 piece bathroom. Condo fees of $348.68 at the Villago are quite inclusive as they include heat, water/sewer, common area maintenance, exterior building maintenance, garbage, snow removal, lawn care as well as access to the amenities room which has a club house, exercise area and indoor pool/hot tub!
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New property listed in Glencairn, Regina

We have just listed this great property at 235 Cambridge AVE in Regina.
Located in Glencairn directly across the street from Milford park is this original owner home built in 1965. This home has been well taken care of over the years and comes with the original floor plan from Cairns Homes. This is a good solid home for anyone looking to make some updates to make this home perfect for themselves. Good space on the main level with three bedrooms and full bathroom, large living room dining area and kitchen. The kitchen sits in the front corner of the house and has a large walk in pantry. Downstairs there is a large rec-room bedroom and additional bathroom. Nice sized yard with a double detached garage. This home is located nice and close to shopping and amenities on Victoria Avenue and everything in Regina’s east end. It is also a quick walk to high schools, elementary both public and catholic.
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New property listed in Wascana View, Regina

We have just listed this great property at 4245 Wascana RIDGE in Regina.
Welcome to this spectacular two story home in the desirable Wascana View neighbourhood. This sensational home features over 2500 square feet of living space, and is perfect for a growing family, entertaining friends, and so much more! The main floor welcomes you in with a grand foyer spanning both floors, and features a spectacular staircase. Continuing on, you'll venture into a large living room, which flows directly into the formal dining area. Through the doors, you'll find the voluminous kitchen with its own casual dining area, and of course a sunken family room, which boasts a cozy gas burning fireplace. The main floor is finished off with an office/study, and a convenient two piece bath. Heading up the staircase, you find the vast second floor, which contains three large bedrooms, an enormous master suite with its own five piece bathroom, as well as another four piece bath. The basement is fully finished, with an expansive family/games room, another den, a three piece bath, a cold storage room, utility room and much more! The yard is carefully maintained, fully fenced, and contains a large deck, shed, and plenty of trees and shrubs. This is one property you should not miss. Come take a look today!
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New property listed in Glencairn Village, Regina

We have just listed this great property at 85 Mackenzie MEWS in Regina.
Welcome to 85 Mackenzie Mews! If you are looking for a home that is completely renovated, and absolutely low maintenance, look no further. This fantastic condo features a spacious main floor with a bright living room, large kitchen with dining area, and a convenient two piece bath. The second floor has three good sized bedrooms, and a four piece bathroom. The basement is partially finished with a laundry, storage, and rec room area. Outside you'll find an electrified parking stall, fenced yard with patio which backs a greenspace and school! According to the seller, the entire unit has been renovated in the past, including all new wiring throughout, new switches plugs and panel box, drywall, flooring, paint, upgraded kitchen cabinetry and fixtures, bathroom cabinetry & fixtures, interior doors, trim and baseboards as well as new PVC windows & front and back doors. Don't miss this fantastic property. Call to view it today!
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New property listed in Normanview West, Regina

We have just listed this great property at 51 Trudelle CRES in Regina.
Welcome to 51 Trudelle Cr. This 1973 built 850 square foot 3 bedroom, 2 bathroom bungalow is in Regina's Normanview West neighborhood. You enter the front door into the porch that leads to the bright east facing living room with laminate flooring. There is a large cut out between the living room and kitchen to make this home a lot more of an open concept. The kitchen has a tile backsplash and includes a fridge and stove. The main floor also has a refinished 4 piece bathroom, the primary bedroom and 2 additional bedrooms. The basement was recently renovated and has a large rec room, a large laundry in utility room with included front load washer and dryer, a 3 piece bathroom, as well as a den. This home also has an oversized 18’x27’ single detached garage and a good sized deck inside the fully fenced back yard.
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New property listed in Arnhem Place, Regina

We have just listed this great property at 409 Mullin AVE E in Regina.
Located in the heart of the family friendly neighbourhood of Arnhem Place, is this excellent fully updated bungalow. Boasting a plentiful 828 square feet on the main floor, this home features two good sized bedrooms, large living room, kitchen with convenient dining area, and a four piece bath. The basement contains a large family room, another big bedroom, utility/storage and a three piece bath. Excellent private yard is fully fenced, with a front deck, back patio, single detached garage, lawn front and back, and long driveway. The home has seen numerous updates throughout the years, including paint, flooring, insulation between floors, plumbing stack, boiler, basement windows, kitchen cabinets, shingles, siding, and much, much more! Don't miss this awesome property. Call to view today!
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New property listed in Harbour Landing, Regina

We have just listed this great property at 4738 Hames CRES in Regina.
Welcome to 4738 Hames Crescent! Conveniently located in the family neighbourhood of Harbour Landing, this awesome 1410 Square foot bungalow shows pride of ownership throughout! The home welcomes you in with large windows, and spacious nine foot ceilings throughout the entire main floor. The floor plan boasts a large kitchen with plenty of cabinets and upgraded backsplash, open dining area, and huge family room with a gas burning fireplace. Further down the hall, you'll find two good sized bedrooms, a four piece bath, and a master ensuite featuring double sinks for your convenience! The basement is fully finished with a massive family room, two more bedrooms (one without a closet) another three piece bath, and utility and storage space. The yard is fully landscaped, with a deck, patio, fence and turf, so you don't have to worry about any major yard maintenance! This is a great home, don't miss it! Call today!
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How to Bridge the Appraisal Gap in Today’s Real Estate Market

How to Bridge the Appraisal Gap in Today’s Real Estate Market


If you’re searching for drama, don’t limit yourself to Netflix. Instead, tune in to the real estate market, where the competition among buyers has never been fiercer. And with homes selling for record highs,1 the appraisal process—historically a standard part of a home purchase—is receiving more attention than ever. 


That’s because some sellers are finding out the hard way that a strong offer can fizzle quickly when an appraisal comes in below the sales price. Thus, many sellers favour buyers who can guarantee their full offer price—even if the property appraises for less. For the buyer, that could mean a large down payment or extra cash on hand to cover the gap.


Whether you’re a buyer or a seller, it’s never been more important to understand the appraisal process and how it can be impacted by a quickly appreciating and highly competitive housing market. It’s also crucial to work with a skilled real estate agent who can guide you to a successful closing without overpaying (if you’re a buyer) or overcompensating (if you’re a seller). Find out how appraisals work—and in some cases, don’t work—in today’s unique real estate environment.



APPRAISAL REQUIREMENTS


An appraisal is an objective assessment of a property’s market value performed by an independent licensed appraiser. Mortgage lenders use appraisals to lower their risk of loss in the event a buyer stops paying their loan. It provides assurance that the home’s value meets or exceeds the amount being lent for its purchase.


In certain circumstances, an appraisal can be avoided. For example, when a buyer purchases mortgage insurance because they have a down payment of less than 20%. In that instance, the mortgage insurance would cover the lender’s loss in a case of default. Or, if a buyer makes a large down payment, a lender may waive their right of appraisal.2


Additionally, sometimes a lender will use an automated valuation model (AVM) to estimate a property’s value. According to the Appraisal Institute of Canada, “AVMs are computer programs that provide real estate market analysis and estimates of value.” If the sales price falls comfortably within the AVM’s range of value, a lender may skip the formal appraisal.3


However, in the event a formal appraisal is required, it will need to be conducted by a licensed and authorized appraiser. In most cases, the appraiser will analyze the property’s condition and review the value of comparable properties that have recently sold. Using this information, they will determine the home’s current market value. Mortgage borrowers are usually expected to pay the cost of an appraisal.2



APPRAISALS IN A RAPIDLY SHIFTING MARKET


Problems can arise when the appraisal comes in lower than the sales price. And while low appraisals are not common, they are more likely to happen in a rapidly appreciating market, like the one we’re experiencing now.4 That’s because appraisers use comparable sales (commonly referred to as comps) to determine a property’s value. These could include homes that went under contract weeks or even months ago. With home prices rising so quickly, today’s comps may be lagging behind the market’s current reality. Thus, the appraiser may be basing their assessment on stale data, resulting in a low valuation.5


According to Kevin Lonsdale, Executive Director of the Canadian National Association of Real Estate Appraisers, the best valuations should be based on “data, not emotion. This emotional process where people are outbidding each other creates a disconnect and that then becomes a comparable six months down the road. It’s very difficult to value properties based on what the market wants to pay for them.”6



HOW ARE BUYERS AND SELLERS IMPACTED BY A LOW APPRAISAL?


In a balanced market, a financing condition is a standard inclusion in a home purchase offer. It enables the buyer to make the closing of the transaction dependent on their ability to secure a mortgage. And in many cases, the loan is contingent on a satisfactory appraisal, wherein the value of the property is at or near the purchase price. 


But in today’s market, sellers often hold the upper hand because the current demand for homes exceeds the available supply. That’s why many buyers are choosing to exclude the financing condition altogether, as a way to sweeten their offer in a competitive bidding process.5 


However, this approach can leave a buyer vulnerable if the appraisal comes back lower than expected. Without a financing condition, the buyer will be obligated to come up with enough cash to bridge the gap between the contract price and the appraised value—or be forced to walk away from the transaction and potentially lose their deposit.


It may seem, then, that a buyer carries the sole risk of a low appraisal. However, the sellers will have wasted time and money with little to show for it. And they run the risk that the market may have cooled or interest in their home may have waned by the time they relist.


Sellers should keep this in mind when evaluating offers. The offer price should never be the sole consideration. We weigh a range of factors when advising our clients, including a buyer’s conditions, mortgage qualifications, financial resources, and deposit size, among others.


According to Lonsdale, overheated blind bidding in Canadian real estate means that there is additional pressure on everyone involved in the transaction. With a tight timeline, there’s not always enough time for proper due diligence, putting stress on the transaction and on the buyer and seller involved.6



MITIGATE YOUR RISK WITH THE BEST REPRESENTATION


There’s never been a market quite like this one before. That’s why you need a master negotiator on your side who has the skills, instincts, and experience to get the deal done...no matter what surprises may pop up along the way. If you’re a buyer, we can help you compete in this unprecedented market—without getting steamrolled. And if you’re a seller, we know how to get top dollar for your home while minimizing hassle and stress. Contact us today to schedule a complimentary consultation.



Sources:

  1. Financial Post -
    https://financialpost.com/real-estate/canadian-home-sales-prices-surge-to-new-record-in-march
  2. Mortgages.ca -
    https://mortgages.ca/what-you-should-know-about-home-appraisals
  3. Appraisal Institute of Canada -
    https://professional.sauder.ubc.ca/re_creditprogram/course_resources/courses/content/452/AVMPositionPaper.pdf
  4. Teranet–National Bank House Price Index™ -
    https://housepriceindex.ca/#maps=c11
  5. The Globe and Mail -
    https://www.theglobeandmail.com/business/article-rapid-increase-in-home-prices-puts-buyers-in-bind-when-appraisals-dont/
  6. Personal Interview: Kevin Lonsdale, Executive Director, Canadian National Association of Real Estate Appraisers. 4 Jun 2021.
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