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New property listed in West End VW, Vancouver West

Wed, 22 May 2013 02:06:01 GMT

I have listed a new property at 935 NICOLA ST in Vancouver.

RARELY available 2 Bdrm & 2 Bath two-level home at THE VILLAGE. Located in the heart of the West End, this tranquil and well cared for end unit features plenty of natural light, lush gardens, ONE common wall, 2 separate LARGE patios, one ofa kind floor plan, private entrance, laminate floors throughout, stainless steel appliances, cozy gas fireplace with a granite and mantle, breakfast bar, king-sized bedrooms and more. The building is well managed and pet friendly, with new roof and plumbing. Includes storage locker and parking. Don't miss this one!

New property listed in Silver Valley, Maple Ridge

Sat, 11 May 2013 19:09:00 GMT

Kristina Brown has listed a new property at 13738 232ND ST in Maple Ridge.

See details here

Prime Silver Valley Development Opportunity! 1.445 acres, corner location, no creeks. OCP call for 19% Commercial (eg: corner store) & remainder med-high density residential. Development is happening all around this property, so now is the time to call!

I have sold a property at 3002 501 PACIFIC ST in Vancouver

Sat, 11 May 2013 04:32:27 GMT

I have sold a property at 3002 501 PACIFIC ST in Vancouver.

See details here

MILLION DOLLAR VIEW from the 30th floor of THE 501 - overlooking False Creek & taking in the sun from this South/East facing unit. Offering you a FULL 1 BEDROOM, den/office, open concept dining & living area. Great floor plan with a walkout balcony. The kitchen flows into the living space with a stylish glass counter bar & full size appliances, gas range & fireplace. Floor to ceiling windows allowing you to take in the view, insuite laundry, storage & parking. Easy to show - quick possession could work. RENTALS & PETS ALLOWED.

New property listed in Kitsilano, Vancouver West

Tue, 30 Apr 2013 04:08:12 GMT

I have listed a new property at 1808 3rd AVE W in Vancouver.

See details here

STUNNING one-of-a-kind 2 bedroom/2 bathroom penthouse unit at the KORE, a boutique building is ideally located in prime Kitsilano area, just North of 4th Avenue and within walking distance to Kits Beach, Granville Island, Shops/Restaurants, transit/Canada Line and Downtown Vancouver. This spacious two bedroom corner unit is just 2 years young, barely lived in and features plenty of natural light, high end finishings, a large south facing ~150 sq ft balcony perfect for entertaining, hardwood floors throughout, open-concept kitchen, stainless steel appliances, Caesarstone & marble counters, gas cook top and floor-to-ceiling windows with great city/mountain views. Very smart layout, bedrooms are conveniently separated on different sides of the home (second bedroom currently designed as an office with a foldout couch), ideal for private living.

KORE features gym, meeting room, communal garden and secure floor access. Rent includes utilities, basic cable, internet, local phone service and convenient in-suite laundry. Optional housekeeping service. Secured underground parking is provided.

First Quarter Sales Stats for 2013

Fri, 26 Apr 2013 20:10:00 GMT

Here are the released sales stats for the first quarter of 2013, courtesy of REBGV. Please click any of the images below to open a full-sized PDF copy.

I have Leased a property in Yaletown

Fri, 12 Apr 2013 22:15:00 GMT

I have leased a property in Yaletown, Vancouver West.

See details here

RARE FIND! WATERFRONT WITH VIEWS OF WATER AND CITY! Exquisitely finished apartment with custom included furniture, Top miele and Leiberman appliances, silestone counter tops, italian tile, h/w flrs throughout, alpaca carpets, custom colours, grohe fixtures. Efficient layout makes this suite feel and look much larger then sq footage. Best location in Yaletowns Waterfront. Only 4 suites on the 9th floor which makes for a exclusive and private retreat. 24 hour Concierge, top security. Rare 1 parking and 1 storage locker. Just walk outside your door to some of Vancouver's best eateries or go for a walk on the waterfront. Available May 1st 2013, minimum 3 month lease term.

NO SMOKING, NO PETS.

I have sold a property at 109 2167 152ND ST in Surrey

Thu, 11 Apr 2013 05:07:27 GMT

I have sold a property at 109 2167 152ND ST in Surrey.

See details here

The BEST PRICED home in Muirfield Gardens! LARGE 911 sqft, 1 bdrm & 1 bath corner unit, ground level home featuring open floor plan with plenty of natural light. Includes den big enough to be used as a 2nd bedroom. Cozy fireplace, new paint/carpets, exquisite finishings throughout, hardwood floors in entry way/kitchen and large courtyard facing patio overlooks quiet and scenic garden. Amenities include guest suite, gym and a great party/meeting room. Close to transit, schools, recreation and shopping. Don't miss this one, call today!

Open House. Open House on Saturday, April 6, 2013 2:00 pm - 4:00 pm

Tue, 02 Apr 2013 04:02:46 GMT

Please visit our Open House at 109 2167 152ND ST in Surrey.

See details here

Open House on Saturday, April 6, 2013 2:00 pm - 4:00 pm

I have sold a property at 140 20449 66TH AVE in Langley

Fri, 22 Mar 2013 09:39:52 GMT

I have sold a property at 140 20449 66TH AVE in Langley.

See details here

This 3 bedroom/2 bathroom 1466 sqft townhome at Natures Landing has it all!!! Well laid out with an open floor plan that offers plenty of light throughout. Features include cozy gas fireplace, laminate hardwood floors, dark walnut/espressokitchen cabinets, stainless steel appliances, private fenced backyard on the main level right off the kitchen, TWO car garage and views of Mount Baker from the master bedroom. Situated on the end of the complex gives this home added privacy while still being near the playground. School, transit and shopping are all nearby and this complex is VERY family friendly. Dont miss this one!

Client Outlook - Special Series, 3 of 3

Thu, 21 Mar 2013 01:05:00 GMT

"Leith Wheeler is one of Canada's leading Investment Groups. They are who I have trusted with my investments for the past several years. Mike Job has generously offered the his opinion below.

As always, please feel free to send me your comments."

Canadian Housing Bubble?

Contributed by Micheal Job

At Leith Wheeler, we are value investors that are keenly concerned about the valuation of assets. But as stock and bond investors why would we bother looking at the real estate market? In short, because it is an important factor in the economy and can have a large, indirect impact on other asset prices.

To conduct our analysis on the Canadian real estate market, we looked at 40 years of housing fundamentals in 21 OECD countries to see how house prices interacted with inflation, household incomes and rents. Over the sample period 1970-2012, prices went up most of the time. However, we concluded that in the long run, prices go up primarily because incomes and rents go up, mostly due to inflation.

When we used a combination of price-to-rent and price-to-income ratios to analyze the Canadian real estate market, our straightforward conclusion was that Canadian housing needs to unwind about 30% from the current valuation ratios. That’s not the same thing as prices crashing by 30%! Importantly, if rents and incomes continue to go up, prices may not need to drop that much. In fact, annual growth in income and rents of 3% would deflate half of the valuation bubble over seven years. It is also conceivable that we don’t revert all the way back down. A modest price decline coupled with gains in rents and incomes, called a soft landing, is exactly what the central bank and federal government is aiming for. However, watch out for weaker inflation or income gains, particularly as the economy adjusts to slower housing activity, as they represent the primary threats to a soft landing.

In conclusion, a housing bubble is hard to define, but we see it in Canada right now. However this doesn’t have to mean financial disaster is around the corner. In fact, our research indicates that housing is almost always either inflating or deflating and while it is a very important factor for the economy, as most Canadian homeowners know, moderate price changes are not the end of the world.

I have sold a property at 1028 Barclay ST in Vancouver

Fri, 15 Mar 2013 04:03:58 GMT

I have sold a property at 1028 Barclay ST in Vancouver.

See details here

LUXURIOUS home at the Patina by Concert. Stunning 578 sq ft 1 bedroom/1 bath, den + LARGE balcony and 1 parking . Very central location in the heart of downtown, with YMCA right in the complex, shopping, theaters, restaurants, IGA - between corporate district, English Bay and Stanley Park. This home sports the highest quality of finishings and workmanship. Granite counter tops, Leibherr and Miele appliances, Italian ceramic, in floor bathroom heating, A/C, roller blinds, recessed lighting, latest wiring for advanced telecom. Bike room, concierge service, gym, boardroom, social suite opens to beautiful rooftop garden and patios. Optional housekeeping service available. Don't miss this one!

Available April 1st, 2013.

Client Outlook - Special Series, 2 of 3

Thu, 07 Mar 2013 08:56:00 GMT

"Mr. Horner has been a client for many years. At times I've questioned the timing of his real estate decisions... sometimes with a raised eye brow but he has an impressive score card and I am grateful for his insight. He has been gracious enough to contribute. I hope you find his thoughts as useful as I have!

I look forward to your comments and input!"

Economy/Economic Thoughts

Contributed by Mr. Horner

Recreational Property

BC Recreational property underwent a major transition in 2008. The value of waterfront (salt or fresh) along with other recreational venues basically collapsed. I saw my own waterfront property (which we have owned for ten years), triple in value then drop down to a number above what we invested but not a lot more considering ten years has gone by. The increase in the Canadian dollar along with the incredible drop in US property values made properties in the sunny south of the US available for pocket change relative to BC. This is not going to change soon, however, the recovery of the US housing market, the realities many are learning of property ownership and risk in the US, aging boomers needing greater access to our low cost medical system (and facing increasing fees for insurance) and perhaps a weakening Canadian economy and dollar will shift the focus home…….eventually. So now may be a good time to invest in the BC recreational property market, but no need to rush, this is a decade long value recovery. We have passed the bottom of this market but it is still very much a buyers’ market in this area and recovery will be slow.

The Economy

While US companies are reporting good earnings this season I am still very cautious about the overall global economy. I believe we are in for continuing instability. Europe, while currently quiet, is still a major financial mess with overspending on farm subsidies, early pensions, unaffordable social programs and fat government bureaucracies. While we usually think of Greece when talking of these issues Greece is not the only problem, it is widespread. So Europe is going to underperform and the rest of the world will suffer with them. The emerging nations depend on the western consumers to support their massive growth plans, until they develop their own middle class they could be a bubble in waiting. Canada is dependent on global growth to fuel our natural resources exports so we are on shaky ground as well. So I think we are still in for a rocky and uncertain ride. I continue to be cautious, invest in good companies that make real things and pay dividends and have a lot in fixed income and preferred shares, again in good companies/institutions with a long future.

Vancouver Housing

Clearly the buzz has come off Vancouver but I still think this market will do nothing but go up in the long term. The place to be, I believe, is the lower mainland “inside the bridges” and Vancouver in particular. Our reputation as a great place to live, multiculturalism, closeness to growing Asian wealth and natural beauty will sustain us pretty much regardless of the long term global economic trends. There will be ups and downs but the trend will be up over the decade. Why “inside the bridges” , well I believe the future holds nothing but increasing tolls, fees on cars, transit costs, fuel costs and traffic congestion. All of these factors will increase the cost of living outside of Vancouver so property values in the city will maintain and grow. Increased population density that will be driven by these factors as the cost of land rises will maintain Vancouver as the social, cultural and business center of the region which will, in turn, help keep values intact and growing.

Client Outlook - Special Series, 1 of 3

Wed, 27 Feb 2013 08:56:00 GMT

"Over the past several years I have had the distinct pleasure to work with many great people. My client base contains countless individuals that have not only experienced great success buying & selling local real estate but also have success in diverse areas of finance, business and investment.

Three of these clients have graciously agreed to share their perspective on the current Real Estate market. Throughout the years, I have always found their insights extremely valuable and I hope that you do as well!"

Always look forward to your comments!

Gold & Real Estate

Contributed by Ralph B. - 20 years experience Gold Mining

For more than 6000 years gold and other precious metals have been money for various civilizations. These civilizations, who in complete isolation from one another, came to the same conclusion. That mainly gold and much later silver became the currency of choice. There are several reasons for this. To be a good currency it must be rare so a small amount can represent a considerable amount of wealth. Being rare protected it from being depreciated by large amounts entering circulation causing ones gold to be worth less - what we know as inflation. Despite this the powers that ruled always created currencies that were not 100 % gold. Hundreds of these Fiat (faith based) currencies have failed. The average life expectancy of a fiat currency was around 40 years. They always fail for the same reason.

The ruling power, due to wars or simply to try and create wealth out of thin air, issues ever increasing amounts of paper to meet their needs but without a limiting factor like gold backed currency. This always seems to spiral out of control until the currency is worthless. It is after all the amount of money in circulation that determines its worth. There are numerous examples this happening. One of the most notable was the Weimar republic which was set up with a fiat currency after World War 1. In order to make war reparations set out in the Treaty of Versailles the Germans had to print massive amounts of marks.

The price of a meal went up while people were eating it. Working people got paid twice a day so they could run out at noon and buy something because in the evening it would be worth considerably more. Everyone was finally a trillionaire but could buy a loaf of bread with it. But one thing did retain its value during this hyper inflation. An entire city block in Berlin could be purchased for ten ounces of gold. Finally a new currency had to be issued. A bank holiday was declared and a new currency the Reich mark was issued. It was backed by land because the German gold was a spoil of war and had disappeared a few years earlier.

We might think that this is a rare occurrence but this has happened dozens of times since. Most lately Zimbabwe whose treasury had around 200 us dollars as of a couple of weeks ago. Everyone in Zimbabwe has trillions in Zimbabwe paper but can’t buy anything with it. They have taken to trading with placer gold which is always been the competing currency to printed money. Our current financial system can be traced back to 1913. And the creation of the Federal Reserve which is a privately controlled central bank.

Canada has its own central bank as does England and any other western country has the same. Gold was fixed at just over 16 dollars an ounce and a dollar had the words pay the bearer on demand. If you gave any bank 16 dollars and a bit of change they would give you an ounce of gold in return. Remember this 16 dollar an ounce number. In 1913 it bought you a nice suit or food for a family for a month. World War 1 caused a lot of money printing mainly by the British who tried to fix their currency to the prewar fix. But due to the amount of money now in circulation this didn't work. England experienced a depression largely because of this.

Back in North America things were booming with fractional reserve banking and buying on margin driving the stock market bubble. Bubble is great until they pop and in the Fall of 1929 it collapsed. The very thing that the Federal Reserve was set up to prevent. One might argue that they even caused it by contracting the money supply. This quickly led to the depression. In 1933 in order to improve the American economy Roosevelt declared it illegal for Americans to own gold. He didn't want the Americans to have a viable competing currency for what was coming next. Less than 10000 dollar fines and 10 year imprisonment the Americans turned their gold in for the gold fix of the day. After the due date expired the gold was revalued at 35 dollar an ounce essentially devaluing the dollar and making American exports much cheaper. This is also an interesting time as the gold that the treasury had backed the m2 money supply 100 %. The Dow was at 35 dollars as well. If you had, but you were not allowed to own it, 150 ounces of gold then you could buy a nice house outright. The dollars lost the words "pay the bearer on demand". The depression dragged on despite Roosevelt's and the feds efforts. One could say only World War 2 ended the depression. Then came Breton woods in 1945. The western powers knew that the war was theirs to win. So before it was even over they went about designing a new financial system for the world. It was decided that they had 18000 tons of gold in reserve and they would back the USA dollar with that and the US dollar would in turn be the reserve currency for every other country in the world.

This all worked well for the usual 30 to 40 year life expectancy of a currency system. But in this case it was only 28 due to the cost of Vietnam, a large trade deficit between the USA and other countries occurred and they wanted the gold now instead of paper they were supposed to be happy with. Nixon closed the gold window for all countries as the USA approached 8000 tons of gold left. And at that instant all the currencies in the world became a fiat currency like Weimar or Zimbabwe. Gold rose until in 1980 it peaked at 800 which are what the Dow was, and silver rose to 50 dollars. The price of a median home in the USA was around 120 ounces of gold. An ounce of gold also bought a nice suit or a month’s worth of groceries for a family. And the USA could go on a 100% gold backed currency backing M2. Fast forward to today. If history were to repeat itself. Gold is at 1560 the Dow 14000 and in order for gold to back the M2 money supply 100% gold would have to rise to 15000 dollars an ounce. And a median priced home 120 ounces at 15000 sounds absurd. Don’t forget that the money supply has increased by around 400% since 2008.

The money isn’t out bidding up real-estate or a suit or groceries. It’s fuelling a bond bubble. And if that much money goes into real estate a 2 million median home isn’t out of the question. It sounds absurd but that is what the guy who bought a city block in Berlin for 10 ounces of gold thought too.

I have leased a property at 602 Citadel Parade BB in Vancouver

Sun, 24 Feb 2013 22:21:00 GMT

I have leased a property at 602 Citadel Parade BB in Vancouver.

See details here

Enjoy the expansive Burrard Inlet water views and Northshore mountains from this stunning 2 bedroom plus den at the Spectrum 4. The suite is tastefully renovated with brand new flooring and fresh paint. Spectrum has some of the best facilities in the city including 80' indoor pool, swirlpool, sauna, steam room, 24 hour gym, media room, several conference rooms, large party room, and concierge service. Includes one full size parking spot close to the elevator. This is one of the nicest layouts with large living room and floor to ceiling windows all around and VIEWS!

Rent: $2100 Unfurnished / $2500 Furnished

Next available March 1st, 2014.

New property listed in Downtown VW, Vancouver West

Wed, 20 Feb 2013 04:03:27 GMT

I have listed a new property at 1028 Barclay ST in Vancouver.

See details here

Available April 1st, 2013.

New property listed in Yaletown, Vancouver West

Mon, 18 Feb 2013 04:02:20 GMT

I have listed a new property at 602 Citadel Parade BB in Vancouver.

See details here

Rent: $2100 Unfurnished / $2500 Furnished

Available March 1st, 2013.

New property listed in Downtown VW, Vancouver West

Fri, 15 Feb 2013 04:03:20 GMT

I have listed a new property at 1050 Smithe ST in Vancouver.

See details here

THE STERLING - located less than one block from both Burrard & Robson, you are just steps from everything downtown! This one bedroom, one bathroom 701 square foot home features an open layout and includes granite countertops, new hardwood flooring, new fixtures, insuite laundry, stainless steel appliances, gas cooktops, gas fireplace, enclosed solarium and a LARGE den. Great building amenities - sauna/steam room, party room, concierge, bike room and gym. IGA, Scotia Theater, YMCA and more are just seconds away. Secure per floor FOB system and one parking included. Available March 1st, 2013, 1 year lease preferred.

New property listed in Sunnyside Park Surrey, South Surrey White Rock

Wed, 13 Feb 2013 04:03:19 GMT

I have listed a new property at 109 2167 152ND ST in Surrey.

See details here

Reminder - HST

Wed, 06 Feb 2013 08:57:00 GMT

On April 1, 2013 the Harmonized Sales Tax (HST) will cease to exist and the Provincial Sales Tax (PST) will be re-implemented in BC. As of April 1, 2013 the 12% HST will no longer be charged on real estate commissions. Instead, only the 5% GST will apply.

We will provide more information @ www.weSellvancouver.ca in the next few weeks. Please also keep the change in mind when reviewing any articles or booklets on this website.

New property listed in Coal Harbour, Vancouver West

Mon, 14 Jan 2013 18:17:58 GMT

I have listed a new property at 2407 1011 CORDOVA ST W in Vancouver.

See details here

VIEWS VIEWS VIEWS and first class luxury living at the exclusive Fairmont Pacific Rim Estates! Immaculate 2 bdrm, 3 bathroom SW facing corner home with stunning, UNOBSTRUCTED, sweeping views of the water, Stanley Park & North Shore MountainDesigned by renowned architect James Cheng, this home features immaculate finishings, a/c, gourmet kitchen with s/s appliances, boffi cabinetry, espresso bar, wine storage, spa-like bathrooms, leather-bound entry ways, stacked wood flooring, overheight ceilings & lrg balcony. Located atop 5 star Fairmont Hotel, everything is just a phone call away: concierge, valet, housekeeping, spa, room service and more! Includes 1 parking & newly purchased a separate storage locker. Don't miss this one!