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Canada's housing market both vigorous and stable
/ ]9 n: c" X* i' L. A$ ^- W8 Y6 p8 n. _& g- G& B
- Country's market poised to show growth throughout 2006 -( V' Q: h8 ] v Z/ o* {
, [3 ^% @, m% @( x TORONTO, Sept. 28 /CNW/ - For most of Canada, the housing market# U8 y7 g& R4 p, r6 C
exhibited moderate price increases and stable unit sales during the third$ C/ W" C( l8 l+ [* x
quarter. Wide regional variances continued to be the dominant characteristic# o0 P& W" G6 E( m6 Q/ p2 b6 n
in the market, exemplified by frenzied levels of activity and double digit( X- K/ ?) x" q y
price gains observed in the energy and commodity rich Western provinces, and
9 L5 @+ h: i: L/ \2 t( Zmore reasonable sales volumes and moderate price appreciation in Ontario,1 ?+ Z, l6 J( z! v5 G- K6 y+ o
Quebec and Atlantic Canada, according to a report released today by Royal
, K4 X8 I! ~3 f/ `1 B- V9 p2 U: DLePage Real Estate Services., \: Y1 n+ A$ F% N3 A) M$ [& b
; Y0 n9 n' \% x9 S, f) }! S
Nationally, market trends established through the first three quarters
4 T2 P% d% B) Z7 ^' d' d2 Bare forecast to continue for the remainder of the year. Robust economic. w3 X! w% v- \8 Z1 z9 w- u
conditions, low unemployment rates, modestly growing salaries and wages, and$ V. w( G0 d. y, n+ Q
sound consumer confidence contributed to the overall strength of the8 }/ o9 g) c" |4 n' {# l
residential real estate sector.( a" p: K! \( [) C5 H* e1 t# @
) D/ N/ x9 s7 C' W J; s7 q Of the housing types surveyed, the highest average price appreciation v( b+ F( [& C5 O0 H
occurred in detached bungalows, which rose to $300,365 (+16.3%)0 x% F! R0 J4 u" x. E
year-over-year, followed by standard condominiums, which rose to $211,5627 V' [9 a* V# g- r2 z. b
(+14.2%), and standard two-storey properties, which increased to $365,3800 `( @ C0 ]- t5 r
(+13.2%).
) A6 e. q: o( m+ E" J, l8 T5 l( m4 M! H3 Y; L& _3 Q8 b
"Canada's sturdy housing market continued to demonstrate steady growth) f& ]' H# m! g9 Q) K/ n
during the third quarter. For all but the west, we have moved on from the
6 P g8 v7 N3 L n5 ~* ffrenzied expansion that characterized the first half of this decade, and are
3 e5 M! J: T1 c$ Y9 ~poised to show continued growth at a more moderate pace," said Phil Soper,
1 y$ U: E' Q; Hpresident and chief executive officer, Royal LePage Real Estate Services.& a$ f% Q. k% I( ^: F* r
"Gone is the sellers' market that we have lived with for some years. We
! ^7 s; j9 a5 |4 ewelcome the more reliable conditions that are characteristic of a healthy0 K- V) u- [# m8 d: y* i7 s+ M
balanced market.") {, U- W$ |% R
/ c# O# j0 b$ M; X |- n" G Despite the double-digit rise in average national house prices,
3 o' P4 }- g! b- yconsiderable regional variances were exhibited again this quarter. The shift
6 O) L/ b3 O& x) S/ R5 I$ i7 c5 Z3 Gto balanced market conditions, which began in late 2005, has continued3 T, P$ b" P% ^" ?
throughout most of the Central and Eastern regions of the country. In the core
& k* g2 U; w' N; h0 V: M0 W" Senergy producing western provinces, the combination of very high in-migration,
: Z Z& Q6 N% f2 O# r. [manageable affordability, and a shortage of inventory has driven record
- l v) B! ^" D2 D" Z) s1 t& Ubreaking price appreciations.1 A) U! J A! v' |# R
* M/ ]+ L- m% |4 C0 v! v3 p Echoing the second quarter and supported by Alberta's rapidly expanding M* y; m+ y7 F4 a" m+ r
economy, Calgary and Edmonton led the charge of Canadian cities with the- L2 u1 i0 C+ o% d, ?
largest house price appreciation in all housing types surveyed.
( k4 s( R4 ^% r
% U$ i" `$ ^2 t! O. H0 ^ In Ottawa and Toronto, growth remained steady, supported by solid! ~7 B' H9 z3 I, l7 }7 q
economic fundamentals, an increase in available inventory and strong consumer
5 S3 V8 y+ W0 U# {, x6 R( ?confidence. While the pace of price appreciation in Ontario leveled off
o2 A% n6 W) f/ U) {6 pslightly, the province's real estate market remains poised for modest growth.
7 k, _7 B4 S# ]$ YIn Atlantic Canada, new housing and condominium construction offered buyers2 L6 F* @$ h5 {1 w
greater selection at more competitive prices, resulting in a slower rate of
( A$ U$ }/ ?+ bprice appreciation when compared with 2005.- _8 S' r2 \+ r$ v0 y; b: |
( v. n1 l0 \0 X/ ]* Y
While the pace of growth in Canada has slowed, the domestic housing
; l; F8 |& `# H/ E) i) F( G+ kmarket is expected to outperform the American market. The economic and3 m6 i" _, E( o
financial fundamentals driving the residential real estate sector in Canada1 q9 J+ b4 V3 S' U3 c! `
are markedly different than those found in the United States.
! B5 ]4 E6 s; x R" j* h* P+ j' q3 w. L8 Y
Added Soper: "Canada's housing market is likely to outperform the
( u4 w8 V: p& W& VAmerican market through 2007. A number of factors are working in Canada's$ B1 |8 U+ ]- ^' v/ S3 Y
favour, including healthy personal and governmental debt levels, the# b' x; X" Q: r ~1 D6 L
relatively modest rise in interest rates in our country, and general* {- b, Q( R( t- M `
affordability in our major cities. In addition, Americans are now seeing the% G# T8 Y1 k" ~
downside of a tax system that encourages maximum homeowner leverage, and7 G% F8 z1 F8 W: }' j
aggressive financial products such as zero- and negative-amortization4 l' K) ?3 s4 Q+ H9 P% P
mortgages that work only in a high price growth environment."7 M' \0 ~, p. ]% B/ l# S9 C5 ]% i) [
9 w, T' q! B) E/ Y }! A' F <</ I/ u( }8 `- F1 x
REGIONAL SUMMARIES& M2 x' i- J" Y8 x0 M6 H7 q6 q
>>
3 x+ p* Y2 ] y5 Y5 R4 G( Z
4 \/ Z M- z) Z4 w4 H9 _ Balanced conditions continued to characterize the housing market in7 d9 Q2 K( }! z. k# O
Halifax, as significantly higher inventory levels helped to moderate the rate* I9 _- z, l- Z, ~" g7 K0 u
of price appreciation. Buyers were increasingly choosy, taking more time1 W6 o* `; ]) \3 d4 q" A
looking for newer, low-maintenance properties that were not in need of
/ j& G- L( c h% }0 }renovations.
$ w1 V/ i' Y0 \. O; G6 {0 J& a0 ^8 o9 T# s/ j
The housing market in Moncton remained healthy and strong as a slight2 i1 _; i# e' G0 U) G4 i$ f+ B
increase in inventory helped to moderate the rate of price appreciation( @9 Z8 ~( U# a o9 W% k0 B5 ^
compared to the same period in 2005. Activity was brisk throughout August and u/ S; r7 t( j/ l& X$ v- r
September and is expected to remain this way through the fourth quarter.
6 L1 A1 B( {% P- y
( `9 w* f- K# z: n$ [3 H. _ The housing market in Saint John underwent its traditional summer
4 Z( Q2 k4 r8 P Z- }slowdown in the third quarter, with activity picking up towards the end of the4 L" s. T! X; X5 w7 f5 `
quarter. The local economy continued to thrive, as construction on a new
, ]8 ]: j; k* r$ v7 c600,000 square-foot shopping area has begun, bringing several new box stores( W: n- O4 N* K3 Q. q
to the area. Buyers have begun seeking less expensive fixtures for their homes
: T6 v! v0 |- ]; H; Qand are instead opting for more affordable housing options.
9 Q, Q; V: @7 ?8 a- c( h4 o" q; p' a1 G5 P" b
In Charlottetown, the housing market started to move towards balanced
* {, W6 w' u' J4 q# iconditions, as some sellers had to begin to lower the asking prices on their9 V& n# z+ N: A+ T; x
homes to make them more competitive. Activity from out-of-town and US buyers
' Q" @, }; I3 a5 h( xwas down slightly compared to 2005, likely attributable to the strong Canadian
5 x K, m' g' A3 adollar. Inventory levels began to creep up in the third quarter, providing
' O/ c/ L5 r- C3 Xbuyers with more options when looking for a home.2 h5 a6 |. w" P9 H
3 Q" |& |3 G! W7 d; G$ u+ C" N
Activity in St. John's slowed slightly in the third quarter, particularly
% \: H. n5 g# y' {0 U& A! \0 @among higher-priced properties, where there was a slight over-supply of homes
% j' j1 M1 Q7 a1 q! A; Ppriced over $200,000. Listing periods have increased when compared with 2005,
+ A# Z5 B: U5 ^" x& K: @- Has some of the pent-up demand that had characterized the market over the last( b- e* C* g/ v+ G& |9 U* ?
few years has been satisfied, resulting in more normal, balanced conditions., m0 n+ z7 _" ` L3 k* c/ D% V
9 n! V% s& s; q! O) B- N$ U Montreal's housing market recorded modest increases in average house
6 |' T& Y, _; W# z. @prices, due to a slight seasonal slowdown in the third quarter as inventory6 j9 D0 x. C2 t( J' a
levels rose. Part of this can be attributed to the fact that many renting" C9 q0 K4 V4 J8 |; X9 S
first-time buyers were motivated to close on the purchase of a home by July 1,3 K3 h* b. a5 R" Q" E5 [! K
when rental leases expire in Quebec. Once this date has passed some of the
4 L, f% D$ G' h! ~, n% h( Zpressure is taken off the market, allowing buyers to visit more homes before
7 p$ D: k6 C) ]% |+ z) t; ]5 A! w# J$ Omaking a purchase.5 ]7 }6 Y x! P6 z1 @3 D3 J
0 o/ S* T' V) b- ` [5 ` Ottawa held its position as one of the country's most stable housing
8 L7 J; U6 B3 v: \6 t+ bmarkets in the third quarter, reinforced by a vibrant local economy and strong
: p% @+ z9 q" Zconfidence, resulting in modest increases in average house prices. The city4 U- Y& p w9 v9 q( y' T
centre remained a bright spot in Ottawa, with homes in this area attracting
" q" ?5 H3 O: ^attention due to their convenient location and proximity to downtown% l% u: [! f* \6 e! m; t
amenities.4 V& E) Q7 k/ h$ n2 K1 H4 }( H- p
* U# r+ b8 v$ `; e
The housing market in Toronto sustained healthy activity levels+ m5 ]" {$ U9 ]2 r! ^0 E) h
throughout the third quarter, as a strong economy helped to maintain demand* _% W% W+ s2 s+ D/ i9 m4 h
across the city, causing average house prices to rise moderately. Toronto has( g) K! f1 ?( R1 t6 k: x, C
continued to experience modest growth in average house prices, and has been5 ^7 m! A! F# u" E6 S
driven primarily by purchasers who are buying homes as their principle/ A# _9 i: u5 p! Y
residence, rather than for investment.
/ K5 O1 n' e8 ^2 i& x& e
4 y" u$ Z7 ^( | C( f x0 z The vibrant Winnipeg housing market continued to show its strength as( R) n1 b0 C" y: d+ C
house prices rose during the third quarter. The booming local economy resulted
+ D" s6 U. T: g, b: [& r/ Pin a historically low unemployment rate, helping to bolster consumer
8 r% o% i! h$ P: h7 |# k9 \confidence and Winnipeg's ranking as the city with the lowest capitalization
; V7 U+ ^; X8 `6 ]rate among the country's larger cities - helped to encourage buyers to enter2 h( L ^& x. y
the market.
7 q: } d# ~6 @
4 S" H; Q2 ]$ v, L In Regina, the market experienced a slight seasonal slowdown through( v) f+ c/ n# d! b
July, as there were fewer purchasers in the market due to summer vacations. In9 J w% [. p& ~4 n
August, activity resumed to the busy pace previously seen in the spring4 M) }; X+ t( e4 S+ q( z
months, as the influx of purchasers made it more difficult to find a home due
/ r# T3 e, E, y4 |- Rto the shortage of available inventory.
_# ]' }% a4 x7 f( O' y, L# q& n
. h% }$ r! @5 X2 e* V Activity in Saskatoon remained brisk as the market maintained its
0 `) u; O, @& ^$ P& @momentum from the busy spring sales period. The economy in Saskatoon remains
, [- f& S, w" |; E6 c1 u2 F6 K9 tvibrant, as employment opportunities are abundant with many businesses
+ o) J. s; f5 ^8 [0 lstruggling to make hires and having to recruit outside the province.
# `$ s5 Y. [" v- q$ d( z
4 N" w0 ]/ L* D/ c7 T Calgary's housing market recorded blazing average house price increases
& F, C3 v3 @: `( `; B: v+ G8 Fin the third quarter, in all surveyed categories. The burgeoning economy, low( P3 q* A/ g$ h
unemployment rates and low inventory levels remained the leading factors that# ^ l z0 H N2 z
pressured Calgary's house prices upwards. However, regardless of the soaring2 P8 w& P- i, K7 }1 a, W
prices that characterized the market - even during the typically slower summer0 x6 Y7 T: D& ]: A! A* g
season - it is expected that activity will become slightly more balanced, as& B; [6 ~. X9 A8 x# u; @7 U u
buyers are becoming more reluctant to participate in the frenetic activity.
' B) O5 C+ V- i# U1 _
7 b! }. {/ ?3 {2 |) r5 z Edmonton's booming local economy continued to thrive in the third quarter$ R# B* |2 j/ K* K# B9 E) B
as activity in the oil sands north of the city continued to flourish. Edmonton" o1 P1 s! X; a8 z; t
remained the hub of activity for those coming to work in the oil industry,
) W% J8 A7 g5 mmaintaining tight inventory levels across the city, resulting in prices
0 t+ y$ _# \0 x& X2 @: Xincreasing at record levels. However, as inventory levels continued to improve
9 w5 P; f3 n7 ~: fin the third quarter the rate of price appreciation should moderate slightly
' q) k; U$ L3 ]* N7 Gtowards the end of 2006.
4 W9 _# s) }, T0 `7 e7 G3 `' b8 W U- ~$ h( g0 N
While Vancouver has seen a slight reprieve from the severe shortage of1 \4 ] v! E, p/ P: t5 l Y$ U* N% Y
inventory that had previously characterized the market, supply is still unable
# u, k- W$ I; H, Pto meet demand, driving house prices upwards. Vancouver has a very diverse/ `' L9 A2 t E, }
group of active buyers - from first-time home buyers to baby-boomers to
8 L+ v2 F# d' Fforeign investors - all of whom fuel the demand for houses, placing added
s! N6 f. i/ s) K! _3 s8 ^# l! _pressure on tight inventory levels.
9 x9 x) [& t/ Q _) }- ^' U3 q* @# x. a y! Z
Victoria's market is vibrant and supported by strong economic
% ]6 t3 |( B$ l4 Ufundamentals, fuelled by a booming tech sector and a migration of young people
; w7 |, } ~ x! R- D, ~into the city that has continued to support the area's house price increases;) \8 U9 h( a! c& c- z: S# w2 k
while increased inventory levels have afforded buyers more time when searching$ t5 _1 z( R: q, r/ \
for a home, helping to normalize the market's pace." w3 T/ F7 }9 n" n
: r$ p8 T7 w# {6 p L$ U& F <<
/ E* ^5 l+ C1 E& ^8 y- i( S* H/ n. E Survey of Canadian Average House Prices in the Third Quarter 2006
" r- I+ x# o( D. R% S$ v" u1 g/ X- D2 a( |8 D
-------------------------------------------------------------------------7 f# k* a( j7 `6 j
Detached Bungalows Standard Two Storey c6 w% E3 K$ {6 U2 M
-------------------------------------------------------------------------
9 T+ w/ X& N5 o! g7 Q7 n 2006 Q3 2005 Q3 Bungalow 2006 Q3 2005 Q3! }# N4 |' e {7 q- \( V
Market Average Average % Change Average Average# c2 X: b! [- C6 o D
-------------------------------------------------------------------------8 m+ ]( \+ {/ _3 g
Halifax 186,333 173,333 7.5% 198,667 199,000
. n% l( ?# e, e; I& Y8 C- q -------------------------------------------------------------------------' l8 B0 J$ n! A4 @3 T1 \
Charlottetown 145,000 141,000 2.8% 175,000 170,000
' N4 c) V% G# [2 a; k' P. M -------------------------------------------------------------------------
7 A( I$ D- T* F6 L Moncton 135,000 127,000 6.3% 129,000 123,0008 ^5 ^, I: U( |% z8 O# P
-------------------------------------------------------------------------3 ~ M2 m8 w7 E
Saint John 141,200 142,900 -1.2% - -
9 ]9 p2 ^* Y9 a( Y- T9 m' | -------------------------------------------------------------------------
$ T# }& H5 c8 w8 S2 w; Z St. John's 143,667 142,667 0.7% 200,667 202,333
- _3 `! Y$ Q! V9 I9 R, z& M( m G -------------------------------------------------------------------------
7 [7 L& G7 X4 G# I8 i5 g Atlantic 150,240 145,380 3.3% 175,833 173,583
& M" X5 L' _/ l% k/ @1 q -------------------------------------------------------------------------9 l' K5 g) f7 c m: @5 E# ]
Montreal 213,691 203,500 5.0% 321,141 316,185
& }" {1 H2 G; {" N -------------------------------------------------------------------------
0 L% `% l! i! f6 g1 c Ottawa 290,083 278,417 4.2% 285,667 273,250# h$ F( N4 A! N. P
-------------------------------------------------------------------------9 n* \* P+ w7 }1 i1 Y- X# t8 f) A. y
Toronto 373,368 355,882 4.9% 481,523 474,766
% ?# @: q+ v! B5 w -------------------------------------------------------------------------3 y. F- S6 H0 I9 K# [2 o* W
Winnipeg 181,579 159,860 13.6% 202,337 180,707
5 H8 [1 i# p$ w, p8 x B -------------------------------------------------------------------------
7 Y, t5 E+ \* \ Saskatchewan 170,667 156,083 9.3% 182,600 166,5004 c9 G) B2 M$ R7 E
-------------------------------------------------------------------------
, g) E$ ~ ?$ Y7 J Calgary 395,067 252,411 56.5% 405,778 264,389
/ A( U) M g4 X& v1 ~7 V. ?3 E4 A -------------------------------------------------------------------------
0 G& b v4 N3 C5 L4 | Edmonton 286,857 194,857 47.2% 316,429 206,714) X$ T9 Z5 N5 C0 |0 K
-------------------------------------------------------------------------# S5 T2 A. m5 _" d( c' u
Vancouver 704,250 601,000 17.2% 794,000 697,5003 _* N3 t3 J( t! d: w: L1 i: \
-------------------------------------------------------------------------' |; ]( K0 ?9 ^! T
Victoria 375,000 348,000 7.8% 403,000 391,000
( I1 }9 b+ H) G2 A y2 x6 u$ J. _7 s -------------------------------------------------------------------------
! I/ c- `; y' ^7 q- \ National 300,365 258,202 16.3% 365,380 322,860( v# X' P- |* u* r: n4 `
-------------------------------------------------------------------------
7 ?: [! w+ \5 M4 G( U: s" {5 [; ~& R0 w/ w' v" ^ D O
-------------------------------------------------------------
9 J' K4 k5 ~" B5 ? Standard Condominium# G' ^& K/ M3 o1 i
-------------------------------------------------------------+ p. \2 I5 _- |
2-Storey 2006 Q3 2005 Q3 Condo$ C6 |8 u% Q% i3 Y1 z3 A4 ]
Market % Change Average Average % Change' k' g4 B* {% |9 I
------------------------------------------------------------- ?3 C. B+ f+ u N! p: j1 s0 O+ o
Halifax -0.2% 142,000 103,000 37.9%
! u1 s. J0 s" b' V- `# Z- U -------------------------------------------------------------, d! X6 }+ ^$ J+ o
Charlottetown 2.9% 98,000 98,000 0.0%
6 I2 W# W0 Z/ K0 C1 s& \* n -------------------------------------------------------------9 z: F7 q/ o# t0 E8 @1 x
Moncton 4.9% - - N/A: ~; I7 H" C6 Z+ Q( d5 ?
-------------------------------------------------------------
, |. y- C ]$ @ Saint John N/A - - N/A4 S3 e7 I" N, L5 Q) O& T3 H* |
-------------------------------------------------------------
0 m# A: H6 a, Y- T" v3 r- W i St. John's -0.8% 146,333 145,667 0.5%
; B4 R$ v) z# s2 @ -------------------------------------------------------------, \6 }9 y5 ~. `" s+ t3 Y8 n9 \
Atlantic 1.3% 128,778 115,556 11.4%
# [1 [" i4 q! u: G( C8 n" I -------------------------------------------------------------# V, A! @& ?! ?& L. _0 }& C* N
Montreal 1.6% 193,190 188,016 2.8%. i* X; ~: n) H' G
-------------------------------------------------------------+ ?, [, A# F8 R* l$ D4 y
Ottawa 4.5% 181,083 172,250 5.1%
/ k M; I5 ]+ k, o9 Y -------------------------------------------------------------/ e0 l3 D" d1 p2 o
Toronto 1.4% 252,088 242,918 3.8%" s3 Z/ @5 c9 L# `
-------------------------------------------------------------( n7 s5 U& s0 Q. `$ [/ ?% J9 d+ [
Winnipeg 12.0% 105,648 96,008 10.0%
& T8 U7 e$ H, d7 y8 [ -------------------------------------------------------------
% \4 L0 }) |- z Saskatchewan 9.7% 106,250 101,000 5.2%
4 _# S: [: n: q' f* w+ X -------------------------------------------------------------
3 `6 ?& f8 y# q6 ]2 e Calgary 53.5% 245,844 153,867 59.8%. Q; D& W5 s0 l/ h1 ]5 \0 _# r: `
-------------------------------------------------------------$ l, [* i7 E& c2 j: F7 l
Edmonton 53.1% 200,433 131,500 52.4%. \7 J& ~6 P+ l/ Z
-------------------------------------------------------------
0 u. [* y) G: N Vancouver 13.8% 366,250 323,250 13.3%9 [% Z2 E5 G g0 \4 m3 C6 C
-------------------------------------------------------------) }' s) S b }* l
Victoria 3.1% 229,000 220,000 4.1%& m6 u0 T5 n# S( j' O. {
-------------------------------------------------------------
1 a9 j# g. q$ _* U2 y4 D( g National 13.2% 211,562 185,296 14.2%+ U* \7 }7 A9 _
-------------------------------------------------------------
O7 L ~* a3 a( u* e: u3 o >>
# v0 y" m- c/ }' }" m! Z. Q3 b# z
0 _/ \" y1 y" U Average house prices are based on an average of all sub-markets examined0 G0 i6 ~) q- r. q! e" G+ u- A
in the area, except for the smaller markets of Charlottetown, Moncton, Saint2 a; g; A5 \) k
John and Victoria.
( r' c; {9 Q' }0 W7 u+ G7 h$ u
8 B6 Y$ ]1 B8 |2 Y3 k9 x The Royal LePage Survey of Canadian House Prices is the largest, most
$ \9 P; C1 y; R) u3 k. J$ ycomprehensive study of its kind in Canada, with information on seven types of
6 x3 i* B$ x2 R2 Ihousing in over 250 neighbourhoods from coast to coast. This release
# P+ d+ |) \/ E( hreferences an abbreviated version of the survey, which highlights house price
1 r9 F+ J, J6 p- k, \* M( {4 I6 ztrends for the three most common types of housing in Canada in 80 communities2 h3 J4 J8 }1 f/ `
across the country. A complete database of past and present surveys is9 _9 X" i$ d( \% g- F
available on the Royal LePage Web site at www.royallepage.ca, and current
( O1 z5 j) K% gfigures will be updated following the end of the third quarter. A printable
k4 _2 ?1 ~5 C1 J$ yversion of the third quarter 2006 survey will be available online on
- L% R. @. r# o" r" z* M4 r/ s- L' @November 15, 2006., b( u% S. u7 p3 C
Housing values in the Royal LePage Survey are Royal LePage opinions of4 |, C) G7 G1 g$ M+ a/ u# G
fair market value in each location, based on local data and market knowledge
N8 h3 S4 W- [, @ mprovided by Royal LePage residential real estate experts. Historical data is& @# a. P# W! ^9 N7 J& n
available for some areas back to the early 1970s. |
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