Brentwood Living Properties for Sale

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Know What You Are Buying

Typically a buyer writes an offer and we have 5 business days to fulfill their conditions. An offer is an agreement that the Buyer will purchase this property on the condition he/she is approved for financing, approves an Inspection Report, and approve and review Strata documents.

Here are the strata documents I review and sometimes the Listing Agent (agent for the seller) provides these documents late and the buyer has two days to review it. In this pile of documents, there is something called Strata Bylaws which outline the strict rules of the complex.

                    img 20130126 00059

In this document (33 pages for this building) there is one sentence that states, "Wall to wall carpeting with appropriate underlay is the only allowable floor covering within a Strata Lot". The bylaws do not boldface and underline this, and there is no heading that says, "Flooring Restriction" so thorough reading is necessary. Throughout the Strata Council Meeting Minutes, your read that numerous homeowners purchase a unit and renovate their home to only have to rip out all the laminate flooring they just installed within 30 days and face a fine.

I've met someone who had to sell their home right after they bought it because the complex did not allow owners to rent it out.

These bylaws state Rental and Pet restrictions. Also, some Stratas ban barbeques, smoking, hard surface flooring, and even piano playing during certain hours.

Know what you are buying and if you aren't sure, it helps to have a Real Estate Agent on your side and make sure you are represented and protected.

 


Posted: 31st January 2013 under


Daily Tandem 2 Update - 30

The following Tandem 2 apartments have been recently uploaded on to the MLS ...

# 1103 4178 DAWSON ST - V988141

• $328,800
• 1 bed, 1 bath
• 635 Sq.Ft.
Listed by Coldwell Banker Westburn Rlty.


Posted: 31st January 2013 under


Daily Carmichael House Update - 29

The following Carmichael House apartments have been recently uploaded on to the MLS ...

# 317 4868 BRENTWOOD DR - V988029

• $309,000
• 1 bed, 1 bath
• 685 Sq.Ft.
Listed by Royal Pacific Rlty. (Kingsway)


Posted: 30th January 2013 under


Daily Watercolours Update - 29

The following Watercolours apartments have been recently uploaded on to the MLS ...

# 1807 2289 YUKON CR - V987999

• $479,900
• 2 beds, 2 baths
• 1,001 Sq.Ft.
Listed by RE/MAX Central


Posted: 30th January 2013 under


Daily Affinity 2232 Update - 29

The following Affinity 2232 apartments have been recently uploaded on to the MLS ...

# 701 2232 DOUGLAS RD - V988088

• $329,000
• 1 bed, 1 bath
• 540 Sq.Ft.
Listed by Homeland Realty


Posted: 30th January 2013 under


Daily Montage Update - 28

The following Montage apartments have been recently uploaded on to the MLS ...

# 321 4728 DAWSON ST - V987713

• $389,000
• 2 beds, 2 baths
• 840 Sq.Ft.
Listed by Sutton Grp-West Coast (Brdwy)


Posted: 29th January 2013 under


Daily Affinity 2232 Update - 28

The following Affinity 2232 apartments have been recently uploaded on to the MLS ...

# 602 2232 DOUGLAS RD - V987886

• $399,000
• 2 beds, 1 bath
• 753 Sq.Ft.
Listed by Homeland Realty


Posted: 29th January 2013 under


Affordability in Vancouver

As you've all might have heard, Vancouver is the 2nd least affordable place in the world to live. If you read this article, it compares the median price of homes and the median household income.

Vancouver is the second least affordable after Hong Kong. Vancouver's median housing price is $621,399 with a median household income of $65,200. Sydney, San Jose, and San Fran follow. Detroit is the most affordable of the metropolitan markets studied with a median price of$75,700 and median household income of $49,800.

I hear all the negative things people say about Vancouver. It's usually about the traffic, wet weather, cold weather, hot weather (for a week in the summer), the Canucks, and the cost of living.

You don't have to LIVE IN Vancouver. For the price of some 1 bedroom and dens in downtown, you can buy a 3-level, 3 bedroom townhouse in Port Moody or Coquitlam that is recently built. There are other options if you are willing to sacrifice some commuting time.

I am well aware of the home prices for obvious reasons. You hear the same things over, that we have beaches, water, mountains for skiing and snowboarding, the beautiful interior that's not too long of a drive away, shopping, places to eat, some night life, and clean air and water. I think many take for granted what we have. I believe that any city you live in and work in, it will not be as easy to enjoy your surroundings and that is why many don't appreciate what Vancouver has to offer because you're busy with work, chores, errands, and so on.

Talk to tourists or talk to people who in other countries you visit, many want to be here. If you complain about the prices, there are nice homes in the surrounding areas for much less. To the ones who really have nothing good to say about Vancouver, there is always Detroit.

http://www.theprovince.com/Vancouver+prices+rich/7858625/story.html


Posted: 28th January 2013 under


Daily Brent Gardens 4373 Update - 25

The following Brent Gardens 4373 apartments have been recently uploaded on to the MLS ...

# 409 4373 HALIFAX ST - V987408

• $279,900
• 2 beds, 1 bath
• 887 Sq.Ft.
Listed by Angell Hasman & Assoc.Rlty.Ltd


Posted: 26th January 2013 under


Daily Buchanan North Update - 25

The following Buchanan North apartments have been recently uploaded on to the MLS ...

# 2403 4380 HALIFAX ST - V987505

• $749,000
• 3 beds, 2 baths
• 1,507 Sq.Ft.
Listed by Sutton Centre Realty


Posted: 26th January 2013 under


Daily Jackson House Update - 25

The following Jackson House apartments have been recently uploaded on to the MLS ...

# 202 4788 BRENTWOOD DR - V987531

• $365,000
• 2 beds, 2 baths
• 813 Sq.Ft.
Listed by Kaiton Realty Group Inc.

# 316 4788 BRENTWOOD DR - V987563

• $399,000
• 2 beds, 2 baths
• 813 Sq.Ft.
Listed by Royal Pacific Rlty. (Kingsway)


Posted: 26th January 2013 under


Daily Mosaic Update - 25

The following Mosaic apartments have been recently uploaded on to the MLS ...

# 2803 2138 MADISON AV - V987500

• $793,800
• 3 beds, 2 baths
• 1,620 Sq.Ft.
Listed by Sutton Grp West Coast (Van49)


Posted: 26th January 2013 under


Daily Marquis Grande Update - 25

The following Marquis Grande apartments have been recently uploaded on to the MLS ...

# 2105 4132 HALIFAX ST - V987445

• $469,900
• 2 beds, 2 baths
• 930 Sq.Ft.
Listed by Royal LePage - Brookside Rlty.


Posted: 26th January 2013 under


Daily Watercolours Update - 25

The following Watercolours apartments have been recently uploaded on to the MLS ...

# 2502 2289 YUKON CR - V987568

• $408,000
• 2 beds, 2 baths
• 747 Sq.Ft.
Listed by Park Georgia Realty Ltd.VnGra


Posted: 26th January 2013 under


Daily Motif Update - 25

The following Motif apartments have been recently uploaded on to the MLS ...

# 1104 4400 BUCHANAN ST - V987398

• $568,000
• 2 beds, 2 baths
• 1,169 Sq.Ft.
Listed by Sutton Grp-West Coast Realty


Posted: 26th January 2013 under


Daily Affinity 2200 Update - 25

The following Affinity 2200 apartments have been recently uploaded on to the MLS ...

# 1602 2200 DOUGLAS RD - V987496

• $372,800
• 1 bed, 1 bath
• 621 Sq.Ft.
Listed by Sutton Grp West Coast (VanCam)


Posted: 26th January 2013 under


Daily Legacy Towers North Update - 23

The following Legacy Towers North apartments have been recently uploaded on to the MLS ...

# 1504 2225 HOLDOM AV - V987068

• $519,000
• 2 beds, 2 baths
• 1,147 Sq.Ft.
Listed by Royal LePage City Centre


Posted: 24th January 2013 under


Daily Watercolours Update - 22

The following Watercolours apartments have been recently uploaded on to the MLS ...

# 3002 2289 YUKON CR - V986911

• $699,000
• 2 beds, 1 bath
• 1,062 Sq.Ft.
Listed by Park Georgia Realty Ltd.VnGra


Posted: 23rd January 2013 under


Daily Vantage Point 1 Update - 22

The following Vantage Point 1 apartments have been recently uploaded on to the MLS ...

# 306 2020 BELLWOOD AV - V986758

• $292,000
• 2 beds, 1 bath
• 1,223 Sq.Ft.
Listed by Sutton Grp-West Coast (Brdwy)


Posted: 23rd January 2013 under


The Importance of Pricing it RIGHT

  

The Importance of Pricing it RIGHT                                                                             

Hope you and your family are off to a great start in 2013. In today’s current market when the sales volume has declined and buyers are on the sidelines, pricing a listing is key in selling your home.

The market in Greater Vancouver peaked around April/May 2012. Prices have come down and a 15% decrease in price since the peak is not uncommon in some areas. The number of sales has declined. You can see from the chart below that the sales volume has decreased significantly from 2011 to 2012. The number of sales for detached homes has decreased 48% in West Vancouver, 43% in Richmond, and 36% in Burnaby. For Apartments, the numbers are less with 21.5% in Burnaby, 29% in Richmond, and 23% in Vancouver West which includes Downtown Vancouver.  

 

Number   of Sales 2012

Number   of Sales 2011

Change   in Percentage

 

Detached

Apartments

Detached

Apartments

Detached

Apartments

Burnaby

818

1434

1282

1827

-36.2%

-21.5%

Coquitlam

1067

665

1339

714

-20.3%

-6.9%

Richmond  

976

1101

1707

1542

-42.8%

-28.6%

Vancouver   East

1267

1148

1819

1156

-30.3%

-0.7%

Vancouver   West

1243

3417

1986

4421

-37.4%

-22.7%

West   Vancouver

609

159

1163

209

-47.6%

-23.9%

What do these numbers and the market communicate to me? It is a Buyers market where buyers have negotiating power, lower priced homes compared to 2011 and 2012, historically low interest rates, and the luxury of time where you aren’t competing to pay over asking price. Sellers need to price their property at market value and come to the reality the market is not where it was in the last couple of years. If the market declines 10% in value, 10% on a $300,000 sale is much less than 10% of a $700,000 purchase; thus, if you are selling to upgrade, it is the right time as you may not get what you expect in terms of selling, but you can negotiate more off a bigger ticket item.

I have had four listing appointments since the summer. Two have decided to wait and see what happens in the market and the other two sellers have decided to go with another agent who determined the market value of their home to be higher than my valuation.  The outcome is one listing is still on the market, and the other one expired.

I approach all my client meetings with straightforward, honest advice. Unfortunately with this approach, I didn’t get these listings recently. As much as I wish I had the listings, I did not give my potential clients the sense of false hope with a higher than market value evaluation, continuously show their home only for the listing to expire, spend my own money on photography and placing it on the MLS, and ultimately, waste my efforts and their time.

I personally think that no amount of advertising will attract a consumer to purchase an item that is significantly over market value, especially in a market that lacks demand and activity. Don’t forget, pricing is part of marketing.


Posted: 22nd January 2013 under


Daily Perspectives Update - 21

The following Perspectives apartments have been recently uploaded on to the MLS ...

# 3203 2133 DOUGLAS RD - V986381

• $659,900
• 2 beds, 2 baths
• 1,181 Sq.Ft.
Listed by Multiple Realty Ltd.

# PH03 2133 DOUGLAS RD - V986397

• $669,900
• 2 beds, 2 baths
• 1,181 Sq.Ft.
Listed by Multiple Realty Ltd.

# 3102 2133 DOUGLAS RD - V986368

• $679,900
• 2 beds, 2 baths
• 1,170 Sq.Ft.
Listed by Multiple Realty Ltd.


Posted: 22nd January 2013 under


Daily Perspectives Update - 18

The following Perspectives apartments have been recently uploaded on to the MLS ...

# 109 2133 DOUGLAS RD - V986326

• $499,900
• 2 beds, 2 baths
• 863 Sq.Ft.
Listed by Multiple Realty Ltd.

# 102 2133 DOUGLAS RD - V986308

• $509,900
• 2 beds, 2 baths
• 988 Sq.Ft.
Listed by Multiple Realty Ltd.


Posted: 19th January 2013 under


Daily Affinity 2232 Update - 18

The following Affinity 2232 apartments have been recently uploaded on to the MLS ...

# 507 2232 DOUGLAS RD - V986268

• $409,000
• 2 beds, 1 bath
• 784 Sq.Ft.
Listed by Century 21 In Town Realty


Posted: 19th January 2013 under


Daily Tandem 3 Update - 16

The following Tandem 3 apartments have been recently uploaded on to the MLS ...

# 705 4182 DAWSON ST - V985645

• $324,900
• 1 bed, 1 bath
• 631 Sq.Ft.
Listed by Sutton Group-Proact Realty


Posted: 17th January 2013 under


Daily Vantage Point 1 Update - 15

The following Vantage Point 1 apartments have been recently uploaded on to the MLS ...

# 1603 2020 BELLWOOD AV - V985481

• $325,000
• 2 beds, 1 bath
• 1,067 Sq.Ft.
Listed by Royalty Group Realty Inc.


Posted: 16th January 2013 under


Daily Affinity 2200 Update - 15

The following Affinity 2200 apartments have been recently uploaded on to the MLS ...

# 406 2200 DOUGLAS RD - V985476

• $299,900
• 1 bed, 1 bath
• 459 Sq.Ft.
Listed by Coldwell Banker Westburn Rlty.


Posted: 16th January 2013 under


Daily Fresco Update - 14

The following Fresco apartments have been recently uploaded on to the MLS ...

# 1701 2088 MADISON AV - V985157

• $438,900
• 2 beds, 2 baths
• 965 Sq.Ft.
Listed by Homeland Realty


Posted: 15th January 2013 under


Daily Legacy Towers North Update - 11

The following Legacy Towers North apartments have been recently uploaded on to the MLS ...

# 301 2225 HOLDOM AV - V984872

• $338,888
• 1 bed, 1 bath
• 792 Sq.Ft.
Listed by Coldwell Banker Legend Real


Posted: 12th January 2013 under


Daily Motif Update - 11

The following Motif apartments have been recently uploaded on to the MLS ...

# 2406 4400 BUCHANAN ST - V984988

• $548,000
• 2 beds, 2 baths
• 974 Sq.Ft.
Listed by Sutton Centre Realty

# 1302 4400 BUCHANAN ST - V984921

• $588,000
• 2 beds, 2 baths
• 1,126 Sq.Ft.
Listed by RE/MAX City Realty


Posted: 12th January 2013 under


Daily Buchanan East Update - 10

The following Buchanan East apartments have been recently uploaded on to the MLS ...

# 905 4398 BUCHANAN ST - V984661

• $449,900
• 2 beds, 2 baths
• 1,000 Sq.Ft.
Listed by Royal LePage Coronation West


Posted: 11th January 2013 under


Daily Memento Update - 9

The following Memento apartments have been recently uploaded on to the MLS ...

# 401 2088 BETA AV - V984459

• $398,800
• 2 beds, 2 baths
• 805 Sq.Ft.
Listed by TRG-The Residential Group Rlty


Posted: 10th January 2013 under


Daily OMA 1 Tower B Update - 9

The following OMA 1 Tower B apartments have been recently uploaded on to the MLS ...

# 504 2355 MADISON AV - V984439

• $425,000
• 2 beds, 2 baths
• 872 Sq.Ft.
Listed by Royal Pacific Realty Corp.


Posted: 10th January 2013 under


Daily Watercolours Update - 8

The following Watercolours apartments have been recently uploaded on to the MLS ...

# 708 2289 YUKON CR - V984383

• $425,000
• 2 beds, 2 baths
• 846 Sq.Ft.
Listed by Sutton Grp-West Coast (Brdwy)


Posted: 9th January 2013 under


Daily Legacy Towers North Update - 8

The following Legacy Towers North apartments have been recently uploaded on to the MLS ...

# 410 2225 HOLDOM AV - V984368

• $589,000
• 2 beds, 3 baths
• 1,695 Sq.Ft.
Listed by Re/Max Metro Realty


Posted: 9th January 2013 under


Daily Affinity 2200 Update - 8

The following Affinity 2200 apartments have been recently uploaded on to the MLS ...

# 102 2200 DOUGLAS RD - V984234

• $589,800
• 2 beds, 3 baths
• 1,266 Sq.Ft.
Listed by Multiple Realty Ltd.


Posted: 9th January 2013 under


Daily Montage Update - 7

The following Montage apartments have been recently uploaded on to the MLS ...

# 201 4728 DAWSON ST - V983889

• $349,000
• 1 bed, 1 bath
• 780 Sq.Ft.
Listed by RE/MAX Real Estate Services


Posted: 8th January 2013 under


Daily Legacy Towers South Update - 7

The following Legacy Towers South apartments have been recently uploaded on to the MLS ...

# 405 5611 GORING ST - V984071

• $580,000
• 2 beds, 2 baths
• 1,368 Sq.Ft.
Listed by Prudential Sussex Realty


Posted: 8th January 2013 under


Daily Buchanan West Update - 4

The following Buchanan West apartments have been recently uploaded on to the MLS ...

# 2205 4388 BUCHANAN ST - V983761

• $513,900
• 2 beds, 2 baths
• 1,186 Sq.Ft.
Listed by RE/MAX Central [BbyHst]


Posted: 5th January 2013 under


Daily Watercolours Update - 4

The following Watercolours apartments have been recently uploaded on to the MLS ...

# 2207 2289 YUKON CR - V983849

• $469,900
• 2 beds, 2 baths
• 999 Sq.Ft.
Listed by Dexter Associates Realty


Posted: 5th January 2013 under


Daily Anola Place Update - 3

The following Anola Place apartments have been recently uploaded on to the MLS ...

# 1005 2041 BELLWOOD AV - V983521

• $289,000
• 2 beds, 1 bath
• 860 Sq.Ft.
Listed by RE/MAX LifeStyles Rlty(PtMdws)


Posted: 4th January 2013 under


Daily The Varley Update - 3

The following The Varley apartments have been recently uploaded on to the MLS ...

# 106 4728 BRENTWOOD DR - V983452

• $418,000
• 2 beds, 2 baths
• 945 Sq.Ft.
Listed by Regent Park Realty Inc.


Posted: 4th January 2013 under


Daily Legacy Towers South Update - 3

The following Legacy Towers South apartments have been recently uploaded on to the MLS ...

# 1705 5611 GORING ST - V983525

• $672,900
• 2 beds, 2 baths
• 1,368 Sq.Ft.
Listed by Prudential United Realty


Posted: 4th January 2013 under


Daily Thomson House Update - 2

The following Thomson House apartments have been recently uploaded on to the MLS ...

# 214 4799 BRENTWOOD DR - V983404

• $324,900
• 1 bed, 1 bath
• 689 Sq.Ft.
Listed by Sutton Grp West Coast (VanCam)


Posted: 3rd January 2013 under


Daily Macdonald House Update - 2

The following Macdonald House apartments have been recently uploaded on to the MLS ...

# 318 4833 BRENTWOOD DR - V983319

• $379,900
• 2 beds, 2 baths
• 790 Sq.Ft.
Listed by Sutton Centre Realty


Posted: 3rd January 2013 under


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