The Canadian Mortgage Market - Banks in Canada Change Mortgage and Lending Rules and take out 40 year amortization & 0% down - Pre-Sale Condo Problems

Ottawa Backs Mortgage Market

The federal government in Canada has bought up $25 billion in residential mortgages to give Canada’s chartered banks more cash for loans, but the effort shouldn’t be considered a bailout similar to the U.S. government lifeline for Wall Street banks, the federal government and industry watchers say. “It’s a huge stretch to look at it as a bailout – it’s a helping hand,” said Brad Smith, a banking analyst at Blackmont Capital, a brokerage. Prime Minister Stephen Harper said the mortgage transfer is sensible and risk free for taxpayers since the government is buying mortgages it already insures through the Canada Mortgage and Housing Corp. “This is not a bailout of banks; this is a market transaction that will cost the government nothing,” Harper said.

First Time Home Buyers: New Mortgage and Lending Rules Spark Debate

Consumer still at risk with mortgage changes says Experts according to Brian T of the MetroNews Paper in Vancouver. The change to mortgage lending practices isn’t the crackdown it’s meant to look like experts say, and it doesn’t make Canadians any safer from large debt. In July, Ottawa announced a decision to tighten lending rules governing mortgage-lending practices to protect Canadian homebuyers. Under these rules, the amortization period for financial guarantees from the government for insured mortgages – meaning Ottawa pays off a mortgage insurer should a worst-case sceniario happen and a home buyer is unable to pay the premium – has been reduced from 40 years, to 35 years and under. Homebuyers in Canada also need a minimum down payment of 5 per cent, effectively eliminating zero down mortgages. Home buyers in Canada also now require a minimum credit score in order to get a home mortgage. The changes to the lending rules of mortgage lending in Canada have sparked nationwide debate as to whether it helps or limits options. John, president of debt elimination service Debt Freedom Canada, says this is a case of optics. He argues Ottawa is putting on the air of shielding homebuyers in Canada from 40 year amortization periods, but the difference between them and 35 year periods is marginal at best (see chart at the end of this article). “Nothing has happened to protect the consumer from debt. You might have more money in pocket with a 40 year period, but 100 per cent owing going in is 100 per cent owing coming out the back end,” he said. “The financial institutions are still making a buck, and the government gets to look like the good guy.” On Tuesday, Prime Minister Stephen Harper said in order to stimulate the economy, first time homebuyers in Canada would receive a tax credit of up to $750 should a Conservative government be elected into office. But a real estate expert estimated that its impact would be modest: Doug Porter, deputy chief economist at the Bank of Montreal, told the Canadian Press that such an incentive would be unlikely to draw in new Canadian homebuyers. A possible reason for the existing changes, speculates Jim Murphy, president and CEO of the Canadian Association of Accredited Mortgage Professionals (among the groups Ottawa consulted before making the new rules), is that more Canadian homebuyers, particularly young ones, are choosing no money down mortgages with longer term amortization periods. Amounts owing are growing as well: Murphy says Canada’s home owners collectively carry $900 billion in mortgage credit. That number grows by 10 per cent per year. “Thirty seven per cent of Canadians who have taken out a mortgage in the last year have chosen amortization periods of 30, 35 and 40 years,” Murphy said, citing a report his group published in 2007. (This year’s report is due in late October) “It will be much higher when we ask them that question this year.” What has been underreported in the media, Murphy says, is the disadvantage to changes present to immigrants looking to buy a home. “How does a new Canadian, with some income but zero credit score, get a mortgage that requires a minimum credit score of 620 to be guaranteed?” he asks. In terms of hurting the buoyancy of the Canadian housing market, Murphy thinks the new rules will have minimal effect. While in a housing slowdown, he says it still remains strong. In terms of protecting consumers and home buyers from crippling debt and a house rich cash poor sutation, Podlewski says the changes have even less effect. “You need a plan your entire future. Your house is only a part of it,” he added. “Do you want to serve coffee at 65 because you haven’t properly planned an you owe too much money? I get my Tim Hortons in the morning and it’s either a snow-top or a no-top behind the counter. It can happen to you.”

Comparing a 35 Year Amortization Period to a 40 Year Amortization Period Mortgage Payments
Here’s a hypothetical look at what you’d pay on a mortgage with both a 35 year and 40 year amortization period. Numbers have been determined using Filogix Expert, an industry standard point of sale system.

Mortgage 1 with 35 Year Amortization Period
Amount = $200,000
Interest Rate = 5.45 per cent
Amortization Period = 35 years
Term = 60 months
Disclosure Rate = 5.45 per cent
Payment Frequency = Monthly
Compounded = Semi-Annually
Monthly Payment = $1,059.55
Total Payments = $63,573
Total Interest = $52,489.77
Total Principal = $11,082.23
Balance Remaining at Maturity = $188,916.77

Mortgage 2 with 40 Year Amortization
Amount = $200,000
Interest Rate = 5.45 per cent
Amortization Period = 40 years
Term = 60 months
Disclosure Rate = 5.45 per cent
Payment Frequency = Monthly
Compounded = Semi-Annually
Monthly Payment = $1,016.50
Total Payments = $60,990
Total Interest = $52,863.77
Total Principal = $8,126.33
Balance Remaining at Maturity = $191,873.67

Source is from Debt Free Canada

Canadian Banks Shedding 40-Year Mortgage Loans

According to REW of Greater Vancouver, major banks in Canada have changed mortgage offerings to bring its lending rules in line with regulatory changes set to take affect in October. TD bank said, effectively immediately, the maximum amortization period for new mortgages will be 35 years and will require a five per cent down payment. TD bank said it would continue to process those mortgages with a longer amortization period or a lower down payment that have already been approved. TD joins Bank of Montreal in changing its Canadian bank lending rules ahead of the change in regulations. Other Canadian banks are following the lead. Starting October 15th, 2008, Canadians will no longer be able to purchase a home with a government backed mortgage with a 40 year amortization and no down payment. Instead, Canadian mortgages will be limited to 35 years and the government will only insure 95 per cent of the value of the home, meaning home buyers will need to come up with at least a five per cent down payment. As well, borrowers must demonstrate that debt servicing costs are no more than 45 per cent of gross income and have a good credit rating. Government backed insurance is currently available on mortgages where the loan to value ratio is up to 100 per cent – in other words, the home buyer has borrowed all the money to buy a home and then gets insurance coverage on the whole amount.

Door Closing Soon on Zero Downpayments for Canadian Mortgages

Home buyers, especially first time homebuyers, should take note that generous mortgage incentives in Canada bank will be ending this fall. On October 15, 2008, the federal Finance Department will cease guaranteeing 40 year amortization mortages and zero down payment mortgage loans in Canada. Some real estate markets observers expect to see a spike in home sales over the next two months as home buyers try to beat the deadline. Home buying in Canada real estate activity could rise leading up to the October 15 cut off, according to other mortgage professionals. The Canadia government made the changes to its mortgage guarantees to strengthen the real estate market in Canada, and to help guard against a US style housing bubble. Mortgage insurance was introduced in 1954 through the Canada Mortgage and Housing Corporation (CMHC) to help Canadians who hadn’t saved up enough money to quality for traditional mortgage loans from the banks. Currently, home buyers with less than 20 per cent down payment pay a premium for the insurance, which protects the bank lender in case of default. Three competitors of CMHC have now entered the Canadian mortgage insurance market, Genworth financial Canada, AIG United Guaranty Canada and the PMI Group Inc Canada. It is unclear whether the private insurers will continue to offer 40 year Canadian mortgage loans. While popular, 40 year mortgage loans are more expensive int eh long run than a conventional mortgage. However, because monthly mortgage costs are lower they do allow some home buyers to get into the real estate market for the first time.

Know the Real Estate Rules When Buying a New Home

Hire the pros, read fine print and negotiate says HouseLeague Ryan D. for the Metro Newspaper. Does buying a previously owned home appeal to you about as much as purchasing a used pair of shoes? Then buying “presale” (direct from the property developer) may be the solution. While it may seem like a simple task, the rules of buying “presale real estate” differ greatly from your standard “resale” purchase. When buying something new you are essentially engaging in a game of real estate monopoly (without the fun coloured money) – your moves are dictated to you and you must follow the present rules or purchasing a Vancouver presale property. Developers’ contracts are written in their favour, a complete turn about on the standard purchase method. They set the price, the completion dates and most of the other terms of the contract. In this topsy-turvy scenarios, here are some tips to keep you out of trouble and ahead of the Vancouver presales property game. Firstly bring your own realtor. Every real estate developer will pay your realtor’s commission for you. It is always a good idea to have someone on your side. They can navigate through the presales property contract with you tot make sure all your needs are being met. Secondly, in a buyer’s market like we have now, you can sometimes even negotiate a reduction on the purchase price. It’s true. The real estate presales developer’s pricing is usually set in stone, but when they are sitting on an abundance of inventory that needs to be moved, you have that much sought after leverage. Thirdly, GST is paid on all new construction, including presales Vancouver property, but a portion of it is rebated back to you if your new home is your primary residence. Many presales real estate Vancouver developers will pay the rebated portion for you if you sign a waiver allowing the rebate to go to them. That is a new wardrobe (and maybe a different boardgame)! Finally, during the seven-day recision period in all “presale” contracts, where you can back out of the deal if need be, consult a lawyer. Who really understands all that legal jargon better? Just because it may not sound like any language you may have heard, does not mean you are not bound by that fine print in a Vancouver presale property contract. Make sure you understand it all. So, while the game may be stacked in Vancouver presales real estate developer’s favour, these few tips will ensure that when it comes time to make your move, you ar ready and able to see it through. And who knows, when all is said and done, you may even end up with some green back in your pocket. Ryan is a realtor for Sotheby’s International Realty Canada and hosts Novus TV’s Real Estate Minute program.

Beware of Nasty Surprises When Buying a New Home

Rotten joists, missing carpets and dead soldiers buried in the backyard – buying a home can come with all kinds of nasty surprises according to Brian T. for the Metro Newspaper. The beautiful home that you’ve just purchased can house a litany of hidden horrors that you will be left to fix after you move in. A B.C. based realtor advises that there’s no way around it. You must expect – and inspect- the unexpected when you finally sign on the dotted line. “It’s a situation where the home buyer really has to be thinking caveat emptor,” says Tom, A Vancouver Island based real estate agent and co-author of True Real Estate Stories, a compendium of odd and sometimes gruesome anecdotes from the world of home buying. “An inspection should be the first thing on most people’s minds. Problems will inevitably come up and an inspection will show you what those problems will cost to fix.” A home inspector won’t catch everything wrong, Everitt notes, as they can only visually investigate the house. He knows first hand: While Everitt and his wife were resodding their backyard, they discovered the gravestone of Sgt. Joseph Morley, a World War 1 veteran. Another key is to get as specific a contract as possible. Some legal agreements concerning what will remain in the house on move-in day are detailed down to the light switches, Everitt says. Some of his clients have walked into their new home under the impression certain amenities would be there, only to find the seller took those items with them, he adds. “the more thorough the contract, the safer you are. We had home buyers moving intoa townhouse where the previous owners removed the carpet,” he said. “The owners said. “well, we took it with us because we heard they were going to install hardwood flooring,” but the contract stipulated that he carpet would be there. The buyers were furious. Besides that, carpets are specifically measured to be details of a house. What kind of person would want to take it?” If you do discover something untoward about your home purchase, you can launch a lawsuit; having a specific legal document strengthens your claim. Everitt says you must consider the costs of such a lawsuit, however, “Pick your battles,” he says. “Do you really want to take someone to court over missing light switches?” More importantly for those buying a new home is that the contract is clear on who covers the warranty, which can often be the builder themselves. These people are the ones to approach should your home become more interesting than you intended. “If the house is built as just a one-off, you better be darn sure you know what you’re buying,” adds Everitt. “You don’t want to get stuck with a lemon.”

Whether you are a homebuyer or investor, is this the right time to buy a new Vancouver home? The latest on the falling Vancouver real estate prices..

Greater Vancouver Home Prices Still Dropping

According to MetroNews Maria C, The average price of a home in Greater Vancouver has dropped eight per cent compared to last year, according to the B.C. Real Estate Association. The average price now of a Greater Vancouver home sits at $535,598 down from $582,354 last September. “Weaker consumer demand and a large number of greater Vancouver homes for sale are having an impact on home prices in the province,” said the association’s chief economist, Cameron Muir. With the economic crisis on the minds of many, people don’t seem to be spending as much, nor are they as willing to make major purchases compared to a year ago. Residential home sales in Greater Vancouver real estate market dropped a whopping 43.2 per cent this month compared to last year – that’s well above the provincial average of 30 per cent.

Canadian Housing Starts Rise 13 Per Cent

According to MetroNews, Canadian Housing Starts rebounded in August, beating expectations, but some economists cautioned against reading too much into the number since it followed a weak reading for Canadian housing starts in July. Housing starts in Canada rose 13 per cent in August to a seasonally adjusted annualized rate of 211,000 units from 186,500 units in July, the Canada Mortgage and Housing Corp said. The bulk of the gain, which topped the consensus analysts’ expectation for 195,000 starts, was in Ontario real estate housing starts, where there was an 81 per cent jump. The government owned CMHC attributed the surge in multiple-unit starts in Canada which shot up 25.2 per cent to 114,700 units following a 20.2 per cent slide in July. But some real estate Canadian experts said since the bounce back in housing starts in Canada followed weakness, it doesn’t mean that Canadian housing activity is buoyant. REUTERS.

Greater Vancouver Housing Sales in Area Drop by 43 Per Cent

REAL ESTATE UPDATE from the MetroNews Vancouver Monica M. Homes ales in Greater Vancouver real estate fell 42.9 per cent last month, according to a report released yesterday by the Real Estate Board of Greater Vancouver (REGBV). Home sales dropped by 1,585 units this September compared to 2,776 in September 2007. The president of the REBGV, Dave Watt, said the Greater Vancouver real estate market is simply adjusting itself. “Affordability played a role,” he said. “Prices rose to the highest levels in February and March and now they’ve declined by five per cent.” Watt also said the U.S. subprime mortgage crisis is affecting consumer confidence.

Ritzy Vancouver Real Estate Under Price Pressure

New report says multi-million dollar Vancouver real estate properties may have passed peak prices. This according to the North Shore Outlook’s Jeff N for the Black Press. A new report predicts the prices of tony homes in West Vancouver real estate and across the Lower Mainland may sag from their stratospheric heights. The starting price point for upper end homes in Metro Vancouver real estate market has climbed to around $2 million, according to the RE/MAX market survey of ritzy real estate in Vancouver. On Vancouver’s west side, the starting price is closer to $4 million. The most expensive Canadian home sold so far in 2008 (through MLS listings) went for $11.5 million in Metro Vancouver, the report said. But home buyers will have to open their wallets wider yet to buy the priciest properties available in the metro Vancouver real estate market today. A Burnaby mansion is on the real estate market for $25 million and a “world class” country manor in Richmond real estate with its own bowling alley, tennis court and equestrian riding fields can be had for $24 million. Two more single detached houses in Kitsilano and West Vancouver’s Caufield area are on the West Vancouver real estate market for $19 million. Metro Vancouver property is also home to Canada’s priciest condo now for sale – for $14.9 million. If that sounds expensive, consider that it’s already been marked down from the original list price of $18 million. Nearly 400 high-end homes sold in Metro Vancouver real estate market in the first seven months of the year, up five per cent from the same period last year. “Affluent baby boomers, Generation X and Y, and an influx of international home buyers from Mainland China and Europe are behind the push for luxury real estate,” the report says. “Money mad in oil and gas sector in Alberta has also made its way into Vancouver’s residential housing market.” What do well-heeled home buyers want? Large lots with more privacy – often traditional character homes in exclusive neighbourhoods – with more square footage and either views or waterfront. The luxury Vancouver home threshold is lower - $1.2 million – in White Rock – South Surrey real estate, where the report says some would be buyers are waiting for a correction while sellers “are still trying to cash in at peak levels.” The report says 218 high-end Vancouver homes are listed now in that area. The luxury home market is usually the first place pressure cracks appear in a downturn, but RE/MAX executive vice-president Michael P. said the reverse has so far been true. However, the Wall Street financial meltdown has cooled the ardour of some buyers and Polzler said that “will give purchasers cause for concern in the immediate future.” The firms’ report notes some rich real estate investors are instead trolling U.S. housing markets to scoop West Coast properties at rock bottom prices.

Canada Housing Prices Slow For Sixth Month in a Row

According to MetroNews, The increase in the price of a new Canadian house slowed in July for the sixth month in a row, mostly because of a softening market in western Canada real estate market. Statistics Canada says selling prices for new houses in Canada were up 2.7 per cent year over year in July slower than the 3.5 per cent June increase. Prices roses fastest in Regina real estate market, where the cost of a new house skyrocketed 29.6 per cent, though that was down from a 34 per cent April record increase. Meanwhile, buyers in Newfoundland and Labrador faced a fourth consecutive price increase in 24.3 per cent. By Torstar News Service.

Party On in Local Vancouver Real Estate

On The Market by Carly K for 24 Hours. Wayne’s World has nothing on Vancouver real estate agent Tom Everitt, who’s launched his own homemade show. Instead of his parents’ basement, a la Wayne and Garth, Everitt films his daily two to four minute web show, Vancouver Market Watch (www.think-tom.com) in his newly turned studio (to the tune of $25,000) garage. And instead of “babes,” he discusses another “hot” topic: Vancouver real estate. “In the stock market, you can go to the TSX and check out Google,” says Everitt, “but it’s very, very hard to figure out what’s going on in the real estate market.” Everitt shares insider knowledge as well as hot sheet statistics, daily reports in which Vancouver realtors are given an up-to-the-minute snapshot of Vancouver real estate market activity. For instance, Monday’s Vancouver Market Watch show dealt with open houses on the weekend. “There were 383 opens on the West Side… 202 opens on the East Side… 80 opens above $1.4 million.” What does that mean? There’s a lot of competition, says Everitt. Likewise, yesterday’s Vancouver Market Watch show shared the scoop that the day netted 100 new listings, 65 price reductions and only nine Vancouver home sales. Which Everitt interprets to mean “definitely a slow down in the Vancouver real estate market.” Other topics include negotiation skills and legalities of contracts. And like his zany SNL predecessors, Everitt of Vancouver Real Estate Market Watch tries to infuse some fun into the often stressful subject of shopping for or selling a home. Humorous pokes include “I’d like to move it… move it (the importance of pricing in today’s Vancouver real estate market) and a homestaging episode in which he digs himself out from behind a clutter of décor no-no’s such as ahigh school grad photos, trophies and decaying plants. While you won’t see any air guitar riffs or extreme close-ups on the Vancouver Market Watch show, Everitt does promise to answer the question on everyone’s mind: Will Vancouver’s real estate bubble ever burst? Yep, just as soon as he equips his new studio with a crystal ball.

Good Time To Buy Vancouver Property

According to Ryan D. of HouseLeague written for MetroNews: With the U.S. economy in continuing decline, many are wondering if our American counterparts have enough economic sway on Canada to lead our housing market to the same fate. In a word, no. Let’s put it in perspective. The “subprime” mortgages offered in the U.S. were mortgages granted to people who would not normally qualify for such loans, primarily due to lower credit scores. As housing prices in the U.S. began to soar in 2005 and 2006, banks began supplying subprime loans, believing that the real estate market would continue to rise. In 2007, as the U.S. market softened and interest rates went up, refinancing these loans became increasingly difficult, with more and more people defaulting and going into foreclosure. As this happened, interest rates continued to climb, forcing homeowners who could barely afford their payments to foreclose on their homes. Mortgage insurance companies were unable to continue reimbursing banks, causing huge financial losses for many mortgage lenders. This inevitably led to the U.S. real estate market crash. It is important to note that while property values plummeted, it was due to a mortgage-lending crisis, not a real estate crisis. In Canada, mortgages are regulated by stricter guidelines with fewer lenders and much harsher credit checks. Financial institutions in Canada examine applicants’ total debt service ratio: the ratio between the applicant’s total debts for housing, car loans etc. versus their total income. Most lenders will not consider you for a loan if your total debt is more than 40 per cent of your income. It ensures that if interest rates rise, or other financial hurdles are encountered, homeowners will still be able to afford their property and will not lose their homes to foreclosure. The Bank of Canada is adding additional precautions by abolishing the “zero down” mortgage (in favour of a minimum of 5 per cent down) and will no longer allow mortgages to be amortized beyond 35 years. With low interest rates and a large selection of properties, it continues to be a great time to buy that dream house or condo.

Vancouver Real Estate Market Glut A Good Time To Take Stock

If you’re one of those who are kicking themselves for not selling their condo or townhouse a year ago, take a deep breath. Then take a good look around according to the UrbanDweller Carlyn Y. for the Metro Newspaper. You’ll notice there’s a record glut of “units” all looking for home buyers at the moment, and many of those home owners don’t have a chance of getting close to their asking price. You might want to view this as a sign. This could be a good time to hang tight and work on making the most of your home instead of worrying about what might have beeen. If you are determined to sell, it’s clear that the days of simply straightening up the joint are over. The slightest imperfection – a cracked bathroom mirror, a broken bi-fold door – could be a deal-breaker. And even if everything is in good running order, landing a home buyer may come down to something as elusive as a feeling. You know the feeling; its’ that I could live here non quantifiable that hits us every once in a while. It’s less likely to be the result of stagin tricks, like the bubble bath, the Sunday New York Times spread out on the bed, the jazz filtering in the background, the aroma of resh baked cookies or coffee. That good feeling is more likely to come from the same things that have you bent on selling; space to entertain, in suite storage, more natural light, a kitchen two can work in, or a usable balcony. You can’t grow more square footage for these perks, but you can clear the decks. Consider that when apartment hunters come to an open house, they’re already slightly disoriented from the walk through the unfamiliar common areas. The last thing they need upon entering your unit are more visual barriers like side tables, bookcases and shoeracks. Those tables and racks might be useful to you, but they’re impediments to viewers, so plan accordingly. Also be aware that your Tuscany or urban street décor style may be off putting to others, so dial the décor down to clean and versatile. Stay away from fussy tile patterns or fad wallpaper. They may speak to you, but they may scream at others. If you’re unsure where to begin, bring in an impartial third party to help identify the problem areas. It’s amazing how blind we become to the detractions of our own homes, like popcorn ceilngs or shabby lino in the bathroom. Check out more from Carlyn at Home Reworks at www.homereworks.com.

Vancouver Real Estate Decline To Bottom Out Next Year According to Economist

Prices predicted to drop another five per sent according to Black Press Jeff N for the North Shore Outlook. A slide in Lower Mainland real estate prices that began in March is likely only half way to a bottom that will likely come sometime next year, one economist predicts. Helmut Pastrick of Central 1 Credit Union (formerly Credit Union Central of B.C.) says Greater Vancouver home prices are down roughly four to five per cent from their peak earlier this year. “I’m saying a 10 per cent decline from top to bottom, from peak to trough,” he said. “It could be more. I’m not ruling that out at this point.” Pastrick said he therefore expects a similar drop of at least five per cent on top of what has occurred so far before prices stabilize some time in 2009. “I tink it will continue for another six months and potentially 12 months,” he said of the declines. Within the Greater Vancouver zone (Metro Vancouver excluding North Delta, Surrey, White Rock and Langley), the sale prices of detached houses dropped two per cent in August to $738,000. Townhouses and duplexes fell 2.2 per cent to $463,400 while condos slid 1.9 per cent to $374,400 for a benchmark property. The numbers show Greater Vancouver home prices in most of the region are no longer at levels double what they were five years ago. Detached houses in the Greater Vancouver real estate market are up 84 per cent over five years in Greater Vancouver, and 70 per cent in the valley. Only condos in Surrey, Port Coquitlam, Richmond, East Vancouver and Abbotsford are significantly more than double their value of August 2003 (up 110 to 135 per cent). While home prices changes vary from month to month and city to city, Pastrick says data shows this year’s drop is a broad based decline. “It’s market-wide,” he said. “It’s hitting detached homes, townhouses, apartments all roughly the same.” Pastrick says it’s a different type of Vancouver real estate downturn form what’s been seen before. Past triggers – like dramatic spikes in mortgage interest rates or high unemployment –aren’t present now. Instead he attributes the drop to prices that have risen too high – beyond the affordability issues for first time buyers – coupled with consumer angst about everything from high oil prices to the U.S. economy and the real estate market meltdown there. “These kinds of things affect consumer confidence,” Pastrick said. Falling Greater Vancouver home prices will deter potential sellers he said, who will opt to postpone selling unless they’re forced to sell. Real estate investors owners sitting on empty units will likely begin renting more of them, he added. The price decline will translate into less new home construction in Greater Vancouver, Pastrick predicts, and that drop in activity will shake out in fewer construction jobs and less money buoying the Metro Vancouver economy. He says the signs of an mpending drop were present a year ago when realtors first began to report declining sales in the Greater Vancouver real estate market. “That always raises a red flag that housing prices will be responding,” he said. Going back even further, he added, sales began to plateau in 2005, an early signal the hot real estate market in Vancouver would not be climbing indefinitely. Home sales in August were down 53 per cent in Greater Vancouver and 48 per cent in the Fraser Valley region from a year earlier. Fraser Valley Real Estate Board president Kelvin Neufeld said potential home buyers “took a wait and see approach this summer.” When the Vancouver real estate market was soaring, home buyers often had to make snap decisions on properties and could still end up paying more than asking price. Now home buyers are in the driver’s seat. “Selection is at record levels,” Neufeld said. “interest rates remain competitive while prices have moderated.” August 2008, one year % change: North Vancouver detached house - $868,200 (+ 2.6%) and West Vancouver detached house $1,512,900 (+7.2%) Benchmark or median sales prices from Greater Vancouver and Fraser Valley real estate boards.

The newest trend in development projects: Gay Friendly Communities and Gay Oriented Real Estate Projects throughout North America

New Gay Friendly Real Estate Communities On The Rise

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Why is the gay friendly property community expanding?

One of today’s fastest growing home owner market segments is our gay family communities. They are highly motivated, successful and very influential members of our American society. Gay and lesbian individuals and couples have the means and the need to secure loans and purchase homes in some of the wealthiest gay friendly real estate communities. They are searching for likeminded as well as opened minded business professionals to help them achieve their life goals. We believe that with the recent court rulings, the legalization of gay marriages in some states, that our new gay communities will begin flourish even more. This is creating a large demand for more service professionals to help service our gay brothers and sisters in fulfilling their American dream of new gay friendly real estate communities and gay property developments. If you are the type of service professional that can embrace and accept their needs, wants, and lifestyle, we invite you to become a working part of our gay property community. We need representation in all of the major cities to service our real estate gay communities. Our future new gay homeowners would like to view your website listings and possibly find their special dream home. They would also like to secure the gay real estate community services of all the professionals who are a part of the process in securing and protecting their dream home in a gay friendly community property development.

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Our real estate and property oriented gay community website has already moved up to the first or second pages of Yahoo, Google, Lycos Pro, AOL, & Netscape, just to name a few of the top search engines. You will find us there under terms like Gay Real Estate, Gay Real Estate Agents, Gay Real Estate Listings, Gay Real Estate Directory, and many other search word phrases. As you can see, we work very hard to provide the real estate gay friendly Community with a unique gateway access to some of the Top Real Estate Professionals and Brokers in the country. We want them to feel comfortable that our gay friendly real estate professionals understand their life style and will be focused on their specific needs and goals in finding their next dream home in a gay friendly community and property development. We also believe we have a very fair and competitive pricing structure. We don’t request an exorbitant premium to be listed on our gay friendly real estate directory, nor do we demand a portion of your commissions, like some other gay sites do. Please take a moment and check out one of our city ads to get an idea how your ad might look. Check out the address below. http://www.gayrealestatedirectory.com/california/san%20francisco.htm.

The next steps
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North Shore Real Estate Agents & Realtors know what's coming up... a slow property market in North & West Vancouver | Faith Wilson Vancouver Realtor

A Great North Shore Real Estate Professional

A good real estate professional will help you buy or sell a property, regardless of real estate market conditions. A great one exploits those conditions, whatever they are, when you’re looking for the right home or the best home buyer for yours. This is a great article published in the North Shore Magazine on Austin Gangur who share the secrets of his real estate marketing powers. Written by Peter H.

The ability to power a changing real estate North Shore market is making Austin Gangur a star in the North Shore real estate world, and he’s willing to share some of his secrets. “Right now,” he advises, “There’s a lot of inventory. A year or two ago, you could price a home aggressively, expecting to bring in multiple offers and sell over the listing price. It may take off again, but with fewer new listings attracting multiple offers, exact pricing on North Shore homes is becoming more important.” A short time ago, Gangur listed a North Shore condo for $519,000. It produced six unconditional offers and sold for $550,000. He continues to set the stage with an energetic real estate marketing program that gets homes exposed to the North Shore buying public.

EXPOSURE. “A home only sells to one buyer, and solid marketing makes it more certain that the best buyer – the one who is going to fall in love with your home and be ready to pay your price – is aware of the listing and has a good chance to view it,” he says. “I ask clients to let me do an open house ont eh first weekend of a listing, and to have it from noon to 4 pm on both Saturday and Sunday. If someone’s interested in that kind of North Shore property, and they can’t get to an open house that’s just Saturday or just Sunday, and just from 2 to 4, I want to make sure I have the home open when they can. That person might be the right buyer.” People who are looking for a North Shore home want to search efficiently, he notes. “They are helped by things like a website and listings that are professional and easy to understand. They only take a few seconds for a first look, so they’re more likely to be interested whtn a home is visually appealing.” Gangur advertises all his listings on www.austingangur.com, www.realtylink.org, www.mls.ca, www.sutton.com and www.mslink.mlxchange.com.

REMEMBERED. Some North Shore sales people take pictures themselves. Gangur works with professional photographer Mike Chatwin. “I get him to shoot all the properties I list, and he edits them on his Mac so they’re absolutely striking.” With North Shore home buyers looking at a lot of homes on the internet, Chatwin’s photography makes Gangur’s listings stand out. Chatwin also designs the colour flyers Gangur produces fro each listed property. “I deliver the flyers throughout the neighbourhood,and that helps create a buzz. Potential buyers can also take my flyer with them after viewing the property – that’s much more powerful than a generic sheet of statistics.

MADE EASY. Once there are interested North Shore buyers, he says, the key is to make a North Shore property easy to buy. Gangur hires a professional to measure all aspects of a property. “For condos, strata plans should have proper measurements, but sometimes they don’t,” he says. “You can list dimensions and just say “it’s approximate,” but getting everything re-measured precisely means there’s one less thing for a North Shore home buyer to worry about. “When someone is making a major North Shore real estate investment in a property, you want to be able to tell them about it exactly and with confidence. It shows I’m doing my job and that creates trust. Disclosure is everything.” He also makes it easier to buy by inviting mortgage broker Jessi Johnson to attend his open houses. “Jessi doesn’t push his services, but he’s there when a potential North shore home buyer needs answers to crucial financial questions that can make the difference on a sale.” Gangur’s energy also makes it easy for home buyers on the North Shore reale state market and he’s been featured in MacLean’s Magazine, the Vancouver Sun, Vancouver radio shows and on TV for camping out in new condo line-ups on behalf of clients. He helps by guiding North shore home buyers through their pre-qualification process for a mortgage, notifying them of new listings as they hit the market and also property inspections on potential purchases.

AT HOME. Focusing his energy on the North Shore real estate market means more than cultivating an image, Austin Gangur finds. “You have to be yourself. This business is all about relationships, and people who are smart enough to smell a fake. If you’ve got the understanding and knowledge, a marketing program that’s proven, and a good track record, that’s what’s important.” Born and raised in North Vancouver, Gangur attended Windsor Secondary. Before getting into North Shore real estate, he studied at Capilano College and was an entertainer as well as waiting tables at Red Robin on Marine Drive. He still produces music and writes songs in his own studio, and has been an active performer all of his life – sometimes singing the anthem at B.C. Lions and other pro sports games.

CONNECTED. Gangur is backed by Sutton Group – West Coast Realty managers Roasrio Setticasi, Gerry Goldman and Croft Tracey. “I’ve been known to call them anytime on the 24 hour clock with all sorts of questions.” Laughs Gangur. “their guidance has always been a bright light on the horizon.” Gangur took the UBC real estate program and became fully licensed. His first real estate North Shore property deal cam eone night while he was serving customers at Red Robin.

ORGANIZED. Gangur finds out about the interests of those at open houses who don’t buy, keeps a database with that information, and contacts them directly with new listings that might suit them better. After Gangur sold three townhomes in their complex Allen Zhu, a professor of Business at Capilano University, and his wife Lisa Zhu called to ask hime not notify them of new listings in a complex that interested them in the North shore real estate market. When the right one hit the North Shore real estate market, he had the Zhus in there later that day. The Zhu family is now settled in their new North Shore home, and Gangur sold their previous McCartney Lane home as well. Gangur has sold six North Shore townhomes in the Northlands area alone over the past year and just listed his fifth at McCartney Lane.

SUCCESSFUL. Working with Sutton Group – West Coast Realty, Gangur is excited about being a top producer in an office that’s a leader on the North Shore. He won the Sutton Canada Presidents Award for 2007, has already sold more property this year and is in the running for the even more prestigious Platinum Award from Sutton Canada. “It’s great to work with these professionals. They’re good at what they do, with more experienced Realtors sharing their wisdom and those who are newer to the industry bringing their liveliness, technical understanding and willingness to learn. The cooperation really helps, like showing a home for someone whose schedule is too tight.” Gangur share his success with clients, by giving each North Shore home buyer or seller a vacation package.

TEAMWORK. Gangur credits the real estate North Shore team he works with including Odenza Marketing Group (www.odenza.com) the Burnaby based vacation incentive provider that organizes the high quality rewards for his clients. “We are serious about results, but fun is a part of it,” Gangur says, pointing to photography for this article, including the cover, done by Mike Chatwin of ShotbyChatty. “Seymour Creek Golf Center lent us some turf seen on the cover, Monique Rock, a fellow Realtor at Sutton helped with hair styling and it was great.” With that support, Gangur marketing savvy, hometown knowledge and his energy, Austin Gangur is powering towards new records for real estate sales on the North Shore. This communication is not meant to cause or induce breach of any existing agency agreement. Austin Gangur of Sutton Group – West Coast Realty at 604.710.2671 or www.austingangur.com. Mike Chatwin, Shot by Chatty Photography at 778.839.6735 or www.shotbychatty.ca and Jessi Johnson, AMP, Global Mortgage at 604.716.6474 or www.firsthomeinfo.ca or www.jessijohnson.com.

Faith Wilson – Leading Real Estate Agent in the Lower Mainland
After 15 years as one of the Lower Mainland’s top realtors, Faith Wilson has gained an outstanding level of insight into a real estate market that is becoming increasingly complex. “There has always been a lot of hype in the media as to what’s happening in the market,” explains Faith Wilson. “But what we need to keep in mind are the trends occurring within each neighbourhood.” A third generation Vancouverite, Faith Wilson has cultivated an exceptional understanding of the city, especially when it comes to west side Vancouver neighbourhoods like Kitsilano, Dunbar and Shaughnessy as examples. Faith Wilson and her team of friendly and experienced professionals are able to help clients through every step of the buying and selling process. “Sellers understand that the real estate market has changed,” she says. “Home buyers need to recognize that if they are realistic, mutually beneficial deals are going to happen.” With over 40 properties ranging from $300,000 to $6.5 million, Faith Wilson is currently managing some of the finest Vancouver real estate opportunities in the city. Lcoated in the heart of Kitsilano, just a short walk from the beach and the best of 4th Avenue, is 2451-2459 West 5th Avenue, a beautiful heritage conversion and one of the few new townhom projects available in the area. Blending classid Kits architecture with ultra modern design, each of these 4 two bedroom townhomes embraces an attention to detail that speaks to the history of the classis Vancouver real estate style. Built by Shella Bay Homes with a 2.5.10 year warranty and designed by Paul Phillips, EDG, there are now only two homes available starting from $799,000. And, there is an exciting new promotion: buy a townhome and get a brand new 2009 Honda Fit! Another outstanding property being offered by Faith Wilson is 1498 Laurier, a spectacular turn of the century Shaughnessy mansion located on a pristine 20,000 square foot parcel of land. From the sunny breakfast room to the formal living room with its grand, coffered ceilings, rich oak flooring runs throughout this completely renovated west side classic. Very exclusive and highly sought after, this exceptional home is priced at $4,900,000. For more information on a variety of Vancouver properties being offeredy by Faith Wilson and her team of real estate experts, visit www.faithwilson.com. This is an advertisement in Western Living. According to her other ad: You’ve put your heart and sould into making your house a home. Now put your trust in Faith. Faith Wilson has lived in Vancouver all her life. And, with over 15 years of successful real estate experience she understands the ups and downs of the Vancouver real estate market. Faith Wilson is a dedicated real estate professional who has built her reputation and team on hard work and satisfied clients. Recently, she has risen beyond the top 1% to be in the top 0.2% of REALTORS in Greater Vancouver. Even in this challenging market, Faith Wilson and her team have sold over 70 homes so far this year. Thi sis not a time for novice agents. You need a skilled professional to guide you through the current Vancouver reale state market. Now more than ever, you’ve got to have Faith because Faith moves houses.

Introducing the 2009 Fall Parade of New Homes by The Greater Vancouver Home Builders' Association (GVHBA) & Vancouver Home & Interior Design Show

Fresh and Fabulous Tour – The 8th Annual Fall Parade of New Homes in Greater Vancouver

Don’t miss this year’s best tour from October 18 to 26, 2008! The fresh and fabulous builders’ showcase of new Vancouver homes is happening right now. This year’s event features a record 70 showhomes and two presentation centres in nine Lower Mainland municipalities for the Fall Parade of New Homes 2008. A great introduction article about the Parade is published and written by Peter S, the Chief Executive Offer of the Greater Vancouver Home Builers’ Association. Details about the 8th Annual Vancouver Fall Parade of New Homes is available in the Vancouver Sun and The Province newspapers in addition to Shaw Cablesystems, Real Estate Weekly, New Home Buyers Guide and also online at two web sites including www.paradeofhomes.ca or www.canadahomeguide.ca. If you plan to visit the Vancouver Home and Interior Design Show that coincides with this year’s 2008 Fall Parade of New Vancouver Homes, stop by the GVHBA Renovation Gallery and pick up a Parade guide. The show runs October 16 – 19 at BC Place Stadium. Some of the details about the 8th Annual Fall Parade of Homes in Greater Vancouver are presented below including details about basic details, type of home, number of bedrooms and bathrooms, special home features, prices and the builder contact information for more details. The Fall Parade of New Homes 2008 hours are Monday through Thursday from 1 -5pm; Saturday and Sunday from 12noon to 5pm. Some of the Parade participants choose to open Friday too. The Greater Vancouver Home Builders’ Association (GVHBA) Fresh and Fabulous Fall Parade of New Homes is from October 18 – 26th when a team of 17 blue chip home builders will be showcasing a record 70 show homes and two presentation centres in 9 Lower Mainland municipalities. Builders in the U.S. face many challenges but this region enjoys a buoyant economy and the real estate builders here are energized and eager to put their best feats forward at the Fall Parade of New Homes of Vancouver. The show homes at the 8th Annual Parade offer an enticing smaplying of the best of this region’s professional builders have to offer. You won’t find any moonlighting firefighters among the group. The names read like a who’s who of the Vancouver homebuilding industry – Bucci, Dawson Lakewood, Domani, Foxridge, Genex, Intracorp, Morningstar, Qualico, Oakvale, ParkLane, Polygon, Portrait, Royale, Symphony, Townline, Vesta and Wallmark Homes. The Greater Vancouver Fall Parade of New Homes 2008 offers a range of housing types, styles and prices. Housing innovation is constantly evolving, so it is no surprise today’s new homes boast high levels of comfort and convenience, are rich in design and technical details, and are covered by North America’s strongest home warranty program. Here are some more details about the GVHBA Fall Parade of New Greater Vancouver Homes.

Hennessey Green Townhomes in Richmond BC
Address: 9800 Odlin Road, Richmond real estate market
Dwelling type: Townhome
Bedrooms: 3-4
Bathrooms: 2-3
Special Features: Executive style Hennessey Green townhomes up to 1,800 sq ft in brand new Alexandra Gardens neighbourhood. Central location near parks, greenways, schools and shopping. Private clubhouse at the Hennessey Green Richmond townhomes with fitness studio, lounge, games room and outdoor terrace.
Priced from: $489,900
Display unit: 3 Hennessey Green display homes available for viewing
Developer: Polygon Hennessey Green Development Ltd.
Contact: 604.303.6840
Website: Hennessey Green Richmond Townhomes

Radiance Townhomes in Delta, BC
Address: 8385 Delsom Way, Delta real estate market
Dwelling type: Townhome
Bedrooms: 3-4
Bathrooms: 2 1/2
Special Features: The premier collection of Delta townhomes at Sunstone, Polygon’s new master planned community in North Delta real estate. Gourmet kitchens with granite counteres, stainless steel appliances and laminate wood flooring. Membership to the Sunstone Club, a private residence clube with over 12,000 sq ft or resort style amenities.
Priced from: $300,000s
Display unit: Radiance Townhomes 3 display suites are open
Developer: Polygon Radiance Homes Ltd. and Polygon Nordel Development Ltd.
Contact: 604.581.8144
Website: Delta Radiance Townhomes for Sale

North Pointe at Sunstone in North Delta, BC
Address: 8337 – 108 Street, North Delta real estate
Dwelling type: Single family detached homes
Bedrooms: 4
Bathrooms: 2 1/2
Special Features: North Delta BuiltGreen Golf, granite throughout, imported Italian tile, upgraded national brand plubming fixtures, prime North Delta real estate location across from park and in established estate neighbourhood.
Priced from: $629,900
Display unit: 4 Showhomes at the North Pointe Delta single family homes open
Developer: Morningstar Homes ltd.
Contact: Rettie at 604.572.2908
Website: Sunstone North Pointe Delta Homes

Ocean Park Homes in Surrey, BC
Address: 12841 – 20 Avenue in Surrey real estate
Dwelling type: Single family detached homes
Bedrooms: 3
Bathrooms: 2 1/2
Special Features: Craftsman-style home, great room concept, many with front verandas
Priced from: $885,000
Display unit: 1 showhome available for viewing
Developer: Genex Development Corp
Contact: Suzanne at 604.538.2345
Website: Surrey Ocean Park Single Family Homes

SouthPort South Surrey Homes
Address: 3677 – 143 Street in Surrey real estate market
Dwelling type: Single family detached Surrey homes
Bedrooms: 3
Bathrooms: 3
Special Features: Spectacular waterside setting with breathtaking views. Expansive patios, outdoor fireplaces, and private courtyard (some models). Full landscaped and air conditioned detached homes in Surrey.
Priced from: $800,000s
Display unit: 4 Showhomes are open
Developer: ParkLane Homes (SouthPort) Ltd.
Contact: Sales Team at 778.292.0871
Website: ParkLane South Surrey SouthPort Homes

Tehama Condos in South Surrey
Address: 3355 Rosemary Heights Drive, South Surrey real estate
Dwelling type: Lowrise Condos for sale
Bedrooms: 2
Bathrooms: 2
Special Features: Very quiet location on walking trails, over sized covered decks and move in today
Priced from: $334,700
Display unit: 1 Tehama condo show suite
Developer: Dawson Lakewood Developments Ltd.
Contact: Sales Team at 604.542.9901
Website: South Surrey Tehama Condominiums

Surrey Nuvo Townhomes
Address: 15454 – 32 Avenue in Surrey Real Estate
Dwelling type: Townhomes
Bedrooms: 3
Bathrooms: 3
Special Features: Small intimate community of 43 Nuvo Townhomes, duplex style three bedroom 1800 to 3000 sq ft backing onto private and serene forest and creek area.
Priced from: $424,900
Display unit: 2 showhomes at the Nuvo real estate development for viewing
Developer: Nuvo Living Inc.
Contact: Sales Team at 778.294.1201
Website: The NUVO Townhouses in Surrey

Glenmore at Morgan Heights Surrey
Address: 2450 – 161A Street in Surrey real estate
Dwelling type: Townhomes for sale
Bedrooms: 2-3
Bathrooms: 2-3
Special Features: Use of ‘The Club’ including outdoor pool, lounge, indoor floor hockey rink. Four beautifully decorated showhomes, contemporary interpretation of Craftsman style architecture.
Priced from: $329,900
Display unit: 4 Glenmore Townhome show homes at Morgan heights South Surrey
Developer: Intracorp
Contact: Sales Team at 604.542.8863
Website: Morgan Heights Townhomes at Glenmore

Kaleden Townhomes in South Surrey
Address: 2729 – 158 Street in South Surrey real estate market
Dwelling type: Townhomes
Bedrooms: 2-3
Bathrooms: 2-3
Special Features: Fastest selling townhome community in the South Surrey real estate market. Enjoy exclusive access to the 7500 sq ft Evergreen Club with its pool, spa, theatre room, hockey room, guest suite and more. Contemporary kitchens at the Kaleden townhomes in South Surrey feature integrated paneled appliances, granite countertops and wood style laminate floors.
Priced from: $300,000s
Display unit: Kaleden South Surrey has 2 display suites
Developer: Polygon Kaleden Townhomes Ltd.
Contact: 604.541.4246
Website: South Surrey Kaleden Townhomes

Morgan Heights Homes in South Surrey
Address: 2589 – 164 Street in South Surrey property market
Dwelling type: Single family detached Surrey homes
Bedrooms: 3-5
Bathrooms: 3-6
Special Features: Wallmark Custom Building Porgram, BuiltGreen Gold Homes – energy efficient and durable. Open floor plans, complimentary interior design services.
Priced from: $749,900
Display unit: 1 showhome at Morgan heights Homes available
Developer: Wallmark Homes
Contact: Brad at 604.538.0178
Website: South Surrey Morgan Heights Single Family Homes for Sale

Panorama Hills Surrey Homes
Address: 15038 – 59 Avenue in Surrey real estate market
Dwelling type: Single family homes (detached)
Bedrooms: 3
Bathrooms: 3
Special Features: High ceilings, spacious great room floor plans, huge bright windows with transoms above.
Priced from: $579,900
Display unit: 1 Panorama Hills show home
Developer: Foxridge Homes
Contact: Sales Team at 604.543.9302
Website: Surrey Panorama Hills Single Family Homes

Lotus Townhomes in Surrey
Address: 16355 – 82 Avenue in Surrey property market
Dwelling type: Townhomes for sale
Bedrooms: 2-3+flex room
Bathrooms: 2 1/2
Special Features: Name brand fibre cement exterior, engineered silent floor joist, located in the heart of beautiful Fleetwood Surrey real estate market
Priced from: $329,900
Display unit: Lotus presents 2 show homes for viewing
Developer: Domani Homes Inc.
Contact: Kevin at 604.507.1190
Website: Surrey Lotus Townhomes for Sale

Vista’s West Cloverdale Homes
Address: 6093 – 164 Street and 16327 – 60 Ave Surrey BC
Dwelling type: Single family detached homes for sale
Bedrooms: 3
Bathrooms: 3-4
Special Features: Entry level to luxury estate sized Surrey homes with extensive selection of colours and options to choose from, hillside location with vast greensacpe and spectacular views.
Priced from: $549,900 and $745,900
Display unit: 3 show homes available for viewing at Vista’s West Surrey homes
Developer: Foxridge Homes
Contact: Sales Team at 778.571.1389 and 778.574.1380
Website: Surrey Vista’s West Single Family Detached Homes

West of the Village Walk Downtown Cloverdale
Address: 5723 – 176 St Downtown Cloverdale Real Estate Market
Dwelling type: Lowrise Condos for sale
Bedrooms: 1-2+flex room
Bathrooms: 1-2
Special Features: Live mortgage FREE for up to 16 months with 8 units only! Spacious, oversized plans up to 1051 sf lots of sun, mountain views, walk to great amenities.
Priced from: $234,900
Display unit: 1 showsuite available at the West at the Village Walk Downtown Cloverdale condos
Developer: Wallmark Homes
Contact: Kim at 778.571.1308
Website: Downtown Cloverdale West of the Village Walk Condos for Sale

Ovation Townhomes in Surrey BC
Address: #36, 7168 – 179 Street in Surrey real estate market
Dwelling type: Townhomes Surrey
Bedrooms: 3
Bathrooms: 3
Special Features: Creative spaces and open designs, wood detailing, lush landscaping, oversized windows, large covered family deck and fenced backyards in this Surrey Ovation townhome development
Priced from: $380,000s
Display unit: 1 showhome avialable
Developer: Royal Properties Ltd.
Contact: Lynne at 604.576.0224
Website: Surrey Ovation Townhouses for Sale

Compass Living in Surrey BC
Address: #61, 18777 – 68A Avenue in Surrey property market
Dwelling type: Townhomes in Surrey
Bedrooms: 2-3
Bathrooms: 2-2 1/2
Special Features: In desirable Clayton Village area; close to schools, restaurants, amenities, recreation and major traffic routes. Generous living spaces, fenced in yards, garage, and premium finishings. Down to earth affordable Surrey townhome prices.
Priced from: $322,900
Display unit: 1 show home at Compass Living
Developer: The Townline Group of Companies
Contact: Elise at 604.576.0771
Website: Surrey Compass Clayton Village Town Homes

Seasons at Milner Heights Langley BC
Address: 20843 – 69B Avenue in Langley property market
Dwelling type: Single family detached new Langley homes
Bedrooms: 3-4
Bathrooms: 2 ½ - 3 ½
Special Features: BuiltGreen Langley homes in a “Green Street” community with open plans, gourmet kitchens, and master planned community
Priced from: $499,000
Display unit: 2 Milner Heights Seasons show homes
Developer: Vesta Properties Ltd.
Contact: Judy at 604.539.9484
Website: Milner Heights Seasons Single Family Homes for Sale

Prelude at Milner Heights in Langley
Address: 20843 – 69B Ave in Langley real estate
Dwelling type: Fee simple rowhomes and fourplex manors
Bedrooms: 2-3
Bathrooms: 2 1/2
Special Features: BuiltGreen in a Green Street community in Langley with spacious plans, large windows
Priced from: $219,000
Display unit: 2 showhomes available for viewing
Developer: Vesta Properties Ltd.
Contact: Judy at 604.539.9484
Website: Langley Prelude at Milner Heights Rowhomes for Sale

Bedford Landing Fort Langley
Address: 9371 Casamir Street in Fort Langley real estate market
Dwelling type: Single family detached homes, townhomes and low rise condos
Bedrooms: 4
Bathrooms: 3
Special Features: Waterfront setting from Fort Langley downtown centre. Modern open home floor plans with your choice of traditional or great room designs. Open plan kitchens with convenient eating nooks and breakfast bars.
Priced from: $600,000s
Display unit: 4 show homes available at the master planned Bedford Landing Fort Langley development
Developer: ParkLane Homes (Bedford Landing) Ltd.
Contact: Sales Team at 604.888.2793
Website: Fort Langley Bedford Landing Property for Sale

Waterfront at Bedford Landing in Fort Langley BC
Address: 9275 Glover Road in Fort Langley property market
Dwelling type: Townhomes and lowrise condominiums for sale
Bedrooms: 2
Bathrooms: 2
Special Features: Exclusive sanctuary with 45+ age restriction, part of ParkLane’s award winning riverside master planned community. Waterfront Bedford Landing features modern, spacious homes with hardwood floors and cozy fireplaces.
Priced from: $300,000s
Display unit: 1 show home
Developer: Parkland Homes (Waterfront) Ltd.
Contact: Sales Team at 604.888.2176
Website: Waterfront at Bedford Landing Condos and Town Homes

RiverRock Landing in Port Coquitlam
Address: 2368 Marpole Avenue in PoCo real estate
Dwelling type: lowrise condos for sale
Bedrooms: 2
Bathrooms: 2
Special Features: Elegant and spacious RiverRock Landing condominium Port Coquitlam apartments over 1100 sq ft with 2-10-10 warranty. Large patios/decks, richly appointed with double granite counters, stainless steel appliances, 42” maple shaker cabinetry. Adjacent to Coquitlam River and parks in downtown village of Port Coquitlam with five minutes from West Coast Express
Priced from: $369,800
Display unit: 10 show suites available at RiverRock Landing
Developer: Bucci Marpole Projects Ltd.
Contact: 604.464.1090 or 604.944.0446
Website: Port Coquitlam RiverRock Landing LowRise Condos for Sale

Larkin House at Coquitlam BC
Address: 1131 Pipeline Road in Coquitlam real estate
Dwelling type: Lowrise Condos for Sale
Bedrooms: 2-3
Bathrooms: 2
Special Features: The premier colletion of apartment residences at Windsor Gate Coquitlam, Polygone’s new master planned community in Coquitlam Town Centre. Gourmet kitchens with granite counter tops, stainless steel appliances and laminate wood flooring. Membership to the Nakoma Club at Windsor Gate for Larkin House residents, a private residence club with over 15,000 sq ft of resort style amenities
Priced from: $200,000s
Display unit: 1 display home for Larkin House Condos
Developer: Polygon Windsor Gate Ltd. and Polygon Larkin House West Development Ltd.
Contact: 604.552.1113
Website: Presale Larkin House Apartments in Coquitlam

Whitetail Lane in Coquitlam
Address: 1357 Purcell Drive in Coquitlam property market
Dwelling type: Townhomes for Sale
Bedrooms: 3-4
Bathrooms: 3-4
Special Features: Premier Coquitlam townhome development offering at the master planned community of Dayanee Springs at the base of Westwood Plateau. Enjoy the private privileges of the Timbers Club at Dayanee Springs and its outdoor pool, spa, fitness room, dog grooming centre and more. Located within walking distanced to top rated schools including Pine Tree Secondary.
Priced from: $400,000s
Display unit: 2 Whitetail Lane Display homes for viewing
Developer: Polygon Dayanee Springs Development Ltd.
Contact: 604.552.3003
Website: Dayanee Springs Whitetail Lane Townhomes in Coquitlam

Belmont at the Foothills Coquitlam
Address: 1456 Avondale Street in Coquitlam’s real estate market
Dwelling type: Single family Coquitlam Homes (detached)
Bedrooms: 4
Bathrooms: 2 1/2
Special Features: BuiltGreen Coquitlam homes, granite throughout, imported Italian tile, upgraded national brand plumbing fixtures, your choice – in ground and walk-out basements and great room or traditional plans
Priced from: $699,900
Display unit: 4 show homes available at Belmont Homes in Coquitlam
Developer: Morningstar Homes Ltd.
Contact: Randy at 604.461.7113
Website: Coquitlam Belmont at the Foothills single famly homes for sale

Birchwood Estates Coquitlam
Address: 3372 Scotch Pine Avenue in Coquitlam real estate
Dwelling type: Single family detached homes in Coquitlam market
Bedrooms: 3-5
Bathrooms: 3-5
Special Features: Private greenbelt estate lots from 8000 to 28000 sq ft by Wallmark Homes with 7 step customization building program. Over 20 years of building experience.
Priced from: $979,900
Display unit: 1 presentation centre for the Birchwood Estates Homes
Developer: Wallmark Homes
Contact: Brian at 604.461.7777
Website: Coquitlam Birchwood Estates single family detached homes for sale

Rivers Edge Pitt Meadows Homes
Address: 11138 Callaghan Close in Pitt Meadows real estate market
Dwelling type: Single family detached Pitt Meadows homes
Bedrooms: 3
Bathrooms: 2 1/2
Special Features: Balconies off the upper level, nine or ten foot main floor ceiling with window galore, immediate possessions available
Priced from: $532,900
Display unit: 2 show homes at Rivers Edge community
Developer: Foxridge Homes
Contact: Sales Team at 604.460.7691
Website: The Pitt Meadows Rivers Edge Homes for Sale

The Crest at Silver Ridge Maple Ridge
Address: 22845 – 137 Avenue Maple Ridge real estate market
Dwelling type: Single family detached Maple Ridge homes for sale
Bedrooms: 3-4
Bathrooms: 3
Special Features: Voted Best Residential Community in Canada, Builder of the Year in BC and Consumer’s Choice Awards, visit the Crest at Silver Ridge homes that you can purchase with confidence in Maple Ridge property market
Priced from: $519,900
Display unit: 4 Crest at Silver Ridge show homes available for viewing
Developer: Portrait Homes
Contact: Sales Team at 604.466.9278
Website: The Crest at Silver Ridge Homes in Maple Ridge

Meadows at Verigin’s Ridge Maple Ridge Town Homes
Address: 11282 Cottonwood Drive in Maple Ridge property market
Dwelling type: Townhomes for Sale
Bedrooms: 3
Bathrooms: 1 ½ 3 full piece (most plans)
Special Features: Friendly, vibrant Maple Ridge community fully finished basements. Open spacious floorplans from 1453 to 2199 sf, 9 foot ceilings, private greenbelt, panoramic neighbourhood.
Priced from: $339,900
Display unit: 2 Meadows at Verigin’s Ridge show homes
Developer: Wallmark Homes
Contact: Gina at 604.476.9852
Website: Maple Ridge Townhomes at Meadows at Verigin’s Ridge For Sale

Trails Edge Maple Ridge Duplex Homes
Address: 24185 – 106B Avenue in Maple Ridge property
Dwelling type: Duplex Homes for Sale
Bedrooms: 3+
Bathrooms: 2+
Special Features: Generous floor plans featuring spacious three bedroom and den units plus optional finished basements at Trails Edge duplex homes, 75% of these Alpine inspired designed Maple Ridge homes back onto greenbelt, many with master bedrooms on the main floor, lavish great rooms and spacious double-car garages.
Priced from: $419,900
Display unit: 2 Trails Edge duplex show homes available
Developer: Oakvale Developments Ltd.
Contact: Justin at 604.466.4993
Website: Maple Ridge Trails Edge Duplex for Sale

Albion Slopes Maple Ridge Homes
Address: 10630 – 248 Street in Maple Ridge BC
Dwelling type: Single family Maple Ridge homes (detached)
Bedrooms: 3-4
Bathrooms: 3-4
Special Features: Whistler inspired Maple Ridge homes in a master planned Albion Slopes community surrounded by spectacular views and beautiful countryside. Nine to 10 foot ceilings on main floor. Vaulted ceilings in master bedroom and BuiltGreen Silver.
Priced from: $499,000
Display unit: 1 presentation centre
Developer: Symphony Homes Ltd.
Contact: Sales Team at 604.467.0606
Website: www.albionslopes.com

Albion Slopes Single Family Homes

The Maple Ridge single family detached homes real estate development is a limited release of Albion Slopes homes starting from $499,900. Priority registration for the Albion Slopes Maple Ridge homes are located at www.symphonygroup.ca. Sales and marketing for the Albion Slopes luxury custom homes is by Park Georgia Realty. The Maple Ridge pre-sale Albion Slopes homes sales centre is located at 10630 248th Street and is open everyday except Fridays from 12 to 6pm. You can call 604.467.0606 for more details about the new Albion Slopes Maple Ridge homes today.

Morningstar Homes Presents 11 Single Family Show Homes You Have To See
Masterplanned communities that are BuiltGreen with four bedroom floorplans and a Polygon Associate. Among the most established and respected homebuilders in BC, Morningstar Homes creates experiences that are designed to stand the test of time. The combination of traditional craftsmanship and styling with today’s most advanced and innovative green construction technologies, make Morninstar’s 11 single family show homes a must see in this year’s Parade of Homes. North Pointe at Sunstone North Delta features four furnished show homes from $629,900 and open daily 12 to 6 except Fridays at 8337 – 108 Street in North Delta real estate. Call 604.572.2908 for more info or visit Morningstar.bc.ca today. Belmont at the Foothills Coquitlam features 7 fully furnished show homes starting from $629,900 as well and oipen at 1456 Avondale Street in Coquitlam BC. Call 604.461.7113 for details.

Wallmark Homes Presents Fall Parade of Homes Show Suites
Over 20 years of building experience. Birchwood Estates at the Foothills in Coquitlam real estate market features large estate lots from eight thousand to twenty eight thousand square feet in size. Grand opening! Now Selling! 30 custom built homes by Wesbild – master planned community at the Coquitlam Foothills on Burke Mountain with private greenbelt neighbourhood. Sales centre is at 3372 Scotch Pine Ave and open 12 to 5 except Fridays. 604.461.777 or online at www.birchwoodestates.ca. Morgan Heights now selling from $749,900 with 20 custom crafted luxury South Surrey single family homes located at 2589 164th St at 26th Avenue so call 604.538.0178 or visit www.wallmark.ca. West on the Village Walk Cloverdale condos. New home buyers can enjoy mortgage free living for up to 16 months as a special promotion. Hurry, only 8 units left. Don’t miss out on this amazing opportunity! One bedroom West on the Village Walk apartment homes from only $234,900. 5723 176st in Cloverdale real estate market and open 12-5 except Fridays so call 778.571.1308. Lastly, the Meadows at Verigin’s Ridge in Maple Ridge features the final phase of luxury townhomes from $399,900, up to 2199 sq ft and three bedrooms. Visit www.meadowsatveriginsridge.ca or call 604.476.9852.

The Greater Vancouver Home Builders’ Association Presents the Parade of New Homes 2009

The Greater Vancouver Parade of New Homes fresh and fabulous tour is now happening between October 18 – 26th, 2008. You are invited to view the latest in new home construction and interior design in Greater Vancouver. For details of the 72 Greater Vancouver Parade of New Homes 2008 and presentation centres on the 8th annual GVHBA Fall Parade of New Homes, please visit www.paradeofhomes.ca. Brought to you by the Vancouver Sun, The Province, Shaw, Homeowner Protection Office, Westcoast Homes and Design, Canada Home Guide, New Home Buyers Guide and Real Estate Weekly. Bigger than every before, the 2009 Fall Parade of Homes in Greater Vancouver showcases 17 real estate builders as well as 70 show homes and two presentation centres over 8 days. A real opportunity to see the latest and greatest in new pre-sale condo developments, interior design, building methods and GREEN design, the Greater Vancouver Fall Parade of Homes 2009 presents a great showcase of the very best real estate developers and other master planned communities. As the GVHBA suggests, now is the perfect time to buy a new home with mortgage rates at all time lows and condos and single family homes becoming more affordable as the Greater Vancouver real estate market re-adjusts itself, so with these truly great incentive packages for new homes, the Parade of New Homes in Greater Vancouver 2009 will provide homebuyers and investors a great opportunity to see the latest and greatest developments and their features. The 2009 GVHBA Fall Parade of New Homes Greater Vancouver will present the following developments:

Surrey Fall Parade of New Homes
Tehama Low Rise Condos – 3355 Rosemary Heights Drive
Lotus Townhomes – 16355 82nd Avenue
Panorama Hills Single Family Detached Homes – 15038 59th Avenue
Vista’s West Single Family Detached Homes – 6093 164th Street and 16327 60th Avenue
Ocean Park Single Family Detached Homes – 12841 20 Avneue
Glenmore at Morgan Heights Townhomes – 2450 161 Street
NUVO Live/Work Townhomes – 15454 32nd Avenue
SouthPort Single Family Detached Homes – 3677 143rd Street
Kaleden Townhomes – 2729 158th Street
Ovation Townhomes – 36-7168 179th Street
Compass Townhomes – 61-18777 68A Avenue
Morgan Heights Single Family Detached Houses – 2589 164th Street
West on the Village Walk Low-Rise Condos – 5723 176th Street

Coquitlam and Port Coquitlam GVHBA Fall Parade of New Homes
Birchwood Estates Single Family Detached Homes – 3372 Scotch Pine Avenue
Belmont at the Foothills Single Family Detached Houses – 1456 Avondale Street
Whitetail Lane Townhomes – 1357 Purcell Drive
Larkin House Low Rise Condominiums – 1131 Pipeline Road
RiverRock Landing Low Rise Condos – 2368 Marpole Avenue

Richmond Fall Parade of New Homes
Hennessy Green Townhomes – 9800 Odlin Road

Pitt Meadows Featured Developments
Rivers Edge Single Family Detached homes – 11138 Callaghan Close

Maple Ridge 2009 Fall Parade of New Homes
The Meadows at Verigin’s Ridge Townhomes – 11282 Cottonwood Drive
The Crest at Silver Ridge Single Family Detached Homes – 22845 – 137th Avenue
Trails Edge Duplex Homes – 24185 106B Avenue

Langley and Fort Langley 2009 GVHBA Parade of Homes
Bedford Landing Single Family, Townhomes, Low Rise Condos – 9371 Casamir Street
Waterfront at Bedford Landing Townhomes and Low Rise Condos – 9275 Glover Road
Prelude at Milner Heights Fee Simple Rowhomes and Fourplex Manors – 20843 69B Avenue
Seasons at Milner Heights Single Family Detached – 20843 – 69B Avenue

Delta 2009 New Homes
Radiance at Sunstone Townhomes – 8385 Delsom Way
North Pointe at Sunstone Single Family Homes – 8337 108th Street

Spring Parade of New Homes: Expanding your Horizons

A HomeBase publication to promote the 2008 Spring Parade of Homes in the Greater Vancouver area. It’s spring and that means it’s time for an annual Lower Mainland tradition. You’re right, the Sixth Annual Spring Parade of New Homes is just around the corner. Bigger and better than ever, this year the parade is also a full month long – expanded from just eight days in previsou years – giving everyone more opportunity to check out the offerings and innovations in home design. As always, the annual Spring Parade of Homes is presented by the Greater Vancouver Home Builders’ Association (GVHBA) and is a showcase of the latest in construction techno logy, building products and services, and interior design. “Every year I’m amazed by the number of new products available,” says Peter Simpson, GVHBA’s CEO. “For example, look how we incorporate windows into today’s housing design. Fifty years ago, windows were tiny – now they are designed to take advantage of the viasts we enjoy here ont eh West Coast, to find new ways of enhancing the way we like to bring the outdoors in.” Peter adds that every year he also sees increasing collaboration and integration between the Vancouver builders and the design community. “It’s become more of a team approach between builders, architects, planners, and interior designer – something I believe is good for the entire industry and for consumers.”

Astonishing Selection at the Sixth Annual Spring Parade of New Homes

So far, 19 Greater Vancouver builders have accepted the challenge and will be introducing 60 showhomes and/or presentation centres at 33 home sites in 13 Lower Mainland municipalities – Burnaby, Coquitlam, Langley, Maple Ridge, New Westminster, North Vancouver, Pitt Meadows, Port Coquitlam, Port Moody, Richmond, Squamish, Surrey and Vancouver. Included at Sixth Annual Spring Parade of New Homes are single family detached houses, townhomes, and a broad selection of both low and high-rise condominiums. Prices range from $234,900 for a space efficient Cloverdale condo to more than $899,000 for a luxurious home nesteld int eh spectacular Sea to Sky community of Squamish. “Even if you aren’t in the market for a new home right now, this is a way to get new ideas and see the latest in design and features,” Peter says. “You can get to know new communities and see whether they will fit what you are looking for in a place to live.” He adds that by visiting presentation centers, consumers also have an opportunity to get in on the ground floor with pricing and customization.

The Details You Need
The Sixth Annual Spring Parade of New Homes runs from April 19th to May 19th. Hours are Monday to Thursday from 1:00 to 5:00 pm and Saturday/Sunday noon to 5:00pm. Admission is free. Watch for the prominent red “We’re on the Parade” signage at each participating builder’s home site. Complete Sixth Annual Spring Parade of New Homes parade guies including photos, maps and descriptions are available at more than 500 locations. And don’t forget to visit online at www.paradeofhomes.ca for regular updates as they become available.

Vancouver Home & Interior Design Show

With more than 40,000 attendents in 2007, this year’s Vancouver Home and Interior Design show is expected to draw even more people. For four days in October at the B.C. Place Stadium, the Vancouver Home and Interior Design Show will provide everything you need to know about home building, decoration, renovation and products. Experts in all areas of the home will also be on hand to assist and advice people on how to do things yourself or what to look out for. A staggering $7 billion is expected to be spent this year in B.C. alone on home renovation and improvements which is the focus of this years’ Greater Vancovuer Home Builders’ Association 2,000 square foot booth at the Vancouver Home and Interior Design Show. With a wealth of renovators, interior designs and architects on hand, you can learn a thing or two while browsing new modern furniture and finishes to other changes to traditional features. The Vancouver Home & Interior Design Show takes palce October 16 to 19. Tickets are available online at www.vancouverhomeshow.com or you can purchase them at the door. Adult tickets are $14 and seniors are $10 whild children between 7-16 years is $5 and under are free.

Wallmark Homes Custom Building Seminar, This Saturday Nov 1!

Build Your Dream Home - You are Cordially Invited to... Wallmark Homes Complimentary Building Seminar. Date: Saturday November 1, 2008 | Time: 10:00 am to Noon (Registration 9:45 am) | Space is limited. Call Now to Reserve. 604.420.5200 Ext.214. Thinking about building the home of your dreams but not sure where to start? Learn about the building process, home design and planning plus the latest industry trends! With over 20 years building experience, Wallmark Homes offers you great ideas and advice from our knowledgeable experts and professionals! Seminar Topics: Home Design and Floorplan Layouts with Rusbourne Designs. Interior Design with West Coast Design. Custom Home Building and Construction Process. Industry Trends. Learn everything you will need to know about turning your vision of a dream home into a reality. Seating is limited. Please contact Mayumi at 604-420-5200 ext. 214 to ensure your space today! If this date does not work for you, call to book your personal appointment and guided home tour! Thank you for the opportunity to help you build the home of your dreams. We look forward to exceeding your expectations! Best regards, Mayumi, Wallmark Homes at 604-420-5200 Ext 214.

BC's Top Real Estate Developer, ADERA Builders presents five new communities: UBC Pacific Spirit, Brownstones, Burnaby GREEN, Salus and UBC Pathways

ADERA Insider 2008 Fall Newsletter

Innovation. Partnership. Sustainability. Passion. For 40 years, Adera has been one of British Columbia’s most trusted real estate organizations developing more than 7,500 residential homes and over three million square feet of commercial building space. Building on the cornerstones of its corporate vision – innovation, partnership, sustainability and passion, Adera has also become one of the province’s leading sustainable property builders, using innovative technology on everything from distinguished residences at UBC to affordable and attractive condominiums and townhomes across the Lower Mainland. Named Best Builder in BC for the 3rd time and a multiple winner of the Best Customer Service Award for BC builders, Adera remains responsible, dependable and approachable. 40 Years: building trust and homes. Adera Realty Crop 2200-1055 Dunsmuir Vancouver, BC 604.684.8277. www.adera.com.

Featured Adera Project: PACIFIC SPIRIT at UBC

Coming soon so register today! The latest addition to University Town, Pacific Spirit, is located at the heart of UBC’s Wesbrook Place, a master planned community with a vibrant village centre and next to Pacific Spirit Regional Park. The presale UBC Pacific Spirit will feature 91 pre-construction homes with 1 bedroom/den and two bedroom/den configurations. Superior levels of standard finishes like granite slab counters and GE Profile appliances will provide incredible, affordable value at these UBC Pacific apartments. Adera’s Signature Series Customization program will allow dreams to become reality here at the Adera Pacific Condos at UBC Wesbrook Place. Built to rigorous Gold REAP standards, Pacific at UBC luxury apartments will be a true role model for residential sustainability. Membership in the Cooperative Auto Network, belonging to a community committed to a high level of sustainability, pride, intelligent choice, and respectfulness will be part of the culture here at the UBC Pacific Spirit real estate development. Pacific at UBC Wesbrook Place will have access to the best rated education program in Canada, from elementary and secondary schools through to post graduate education at UBC itself. Near the ocean, on the edge of the UBC village, and next to UBC’s world class Pacific Spirit National Park, the Adera Pacific apartment community will be simply idyllic. A destination location on a famous UBC campus merges active lifestyles, education, tranquility, fine dining, and entertainment into pure inspiration where everyone would want to live, if they could. The new pre-construction Adera Pacific Spirit condo apartments start from the low $400s. Call 604.221.8878 and please register at www.adera.com/pacificspirit to priority register.

The Brownstones at Morgan Crossing: Adera Inventory Clear-Out Sale!

Located in the master planned Morgan Crossing South Surrey real estate development, the Brownstones by Adera provide rooftop terraces with views to the North Shore Mountains and beyond. These trendy Boston style walk-ups located across from Morgan Crossing community in South Surrey’s real estate market is in the thick of the urban core of this growing city. Verified Built Green townhomes with Gold Standard in sustainable construction, Adera is clearing out the final inventory of the Brownstones South Surrey townhomes at 15833-26th Avenue. The three bedroom Brownstones at Morgan Crossing start from $329,900 while the four bedrooms start from $359,900. Call 604.538.9897 or email brownstones@adera.com for more information about these final presales a the Brownstones at Morgan Crossing.

Burnaby South Slopes features GREEN by Adera

Nestled between forest and parks in a quiet South Burnaby real estate neighbourhood, these one, two and three bedroom GREEN apartments by Adera are dedicated to sustainability and Built Green Gold standards in design and construction. The Burnaby GREEN apartment condos are just five minutes to the SkyTrain and three minutes to 80 acres of eco-preserve greenspaces. In addition, a maximum of 15% deposit is being offered now as an incentive for pre-sale GREEN South Burnaby apartment home buyers. The pricing for the GREEN Adera condos in South Burnaby real estate include one bed/den from $294,900, two beds from $359,900 and three bedroom suites from $429,900. Located at 135-5589 Byrne Road in South Burnaby, if you would like more information about the BuiltGreen Green Burnaby apartments, please call 604.439.8858 or email green@adera.com today.

Mountain Resort Style Spa at Surrey Salus by Adera

Surrey real estate’s most talked about community of lifestyle, wellness and health is happening here at the Salue Surrey master planned neighbourhood. With fully functional spa and fitness centre in addition to pre-construction Surrey condos that are trendy flats or traditional Salus cityhomes for sale, you can’t get any better than this! Surrounded by waterways, pathways and ponds, the Adera Salus apartment flats and Surrey townhomes also provide a residents only private Club Aqua. The Salus apartment flats by Adera start from $209,900. The Salus city homes start from $339,900. This surrey real estate development is featured at 66th Ave and Scott Road. Contact 604.507.0065 or salus@adera.com for more details regarding this Surrey Built Green Salus apartments and cityhomes development by Adera.

UBC Pathways Homes by Adera

With only four very spacious homes remaining at the Adera Pathways UBC real estate development you must hurry to have a chance at purchasing your dream home. Tucked on the edge of Wesbrook Place, UBC’s master planned university village the Pathways UBC homes by Adera feature concrete and steel construction and have exclusive Gold REAP (Residential Environmental Assessment Program) accreditation promoting healthy and sustainable UBC homes. The UBC Pathways residences feature spectacular roomy family sized homes for sale with two bedroom and den presale from $799,900. Located at 110-5779 Birney Avenue in Vancouver real estate property, the Pathways UBC homes by Adera are at 604.221.8878 or pathways@adera.com.

It Pays to Have Friends
To thank you for referring a potential new home buyer to Adera, they will pay a fee of $2,000 for any referral which results in the successful sale of a new Adera home! Plus your friend will receive a gift from you - $2,000 towards custom finishings through the Adera Signature Series Customization Program. All you have to do is have a friend complete a form and give it to the Adera sales representative on their first visit to any Adera sales centre. There’s more! Considering a new place? If you have purchased a home directly from Adera in the past, you are eligible for a 1% discount on any new Adera townhome or condominium. That could mean a savings of thousands. So, trade up with Adera, and save 1%! Building Great Neighbourhoods.

Adera Developers – Georgie Award Honours – Building Trust!
40 years ago, Adera began creating new homes for families like yours in the Greater Vancouver Region. More than 7,500 homes later, Adera has grown into one of British Columbia’s most trusted home builders. Quality, integrity, exceptional customer service, and verifiable sustainable building practices are commitments that make Adera Vancouver real estate developers a leader in new home construction in BC. Earning the second time ever awarded Platinum Georgie Award and three new Gold Georgies comes as a humble honour from both our peers and customers and is a clear representation of the trust and respect that Adera had been building for 40-years. Congratulations to all of our employees, trade partners, consultants, and customers for this special trusted accolade. 2008 Platinum Georgie: 28 Major Georgies Awards over the years | 2008 Large Volume Multi-Family Home Builder of the Year: 5 times in the last 8 years | 2008 Best Multi-Family Development Low-Rise: Pathways UBC | 2008 Best Multi-Family Interior Design Display Suite: Salus