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Canada's housing market both vigorous and stable ' R9 `( D. X2 X9 Z
+ s9 U& l% r. C0 {0 D4 a4 \
- Country's market poised to show growth throughout 2006 -
- G, F. u6 K' i' p+ k
' p, f+ a9 l. g& ~# U7 f TORONTO, Sept. 28 /CNW/ - For most of Canada, the housing market1 l+ C* I1 u/ T6 G) B* @4 U K: ?
exhibited moderate price increases and stable unit sales during the third1 Q+ p6 r$ M% @
quarter. Wide regional variances continued to be the dominant characteristic
; W( f( N" G0 Q8 c0 O! l5 @, Yin the market, exemplified by frenzied levels of activity and double digit
8 w; t; J% M [+ f+ Aprice gains observed in the energy and commodity rich Western provinces, and4 o0 _$ i; _/ i M) F* M
more reasonable sales volumes and moderate price appreciation in Ontario,
+ P2 }+ ^. {! \+ bQuebec and Atlantic Canada, according to a report released today by Royal
) l+ Z& U+ c% oLePage Real Estate Services. r* A& j, L* ~$ C0 a( L8 J3 |, [
* j1 J5 a6 T' d( O( I8 Y Nationally, market trends established through the first three quarters
$ ~; i# U! f1 E: j: k; sare forecast to continue for the remainder of the year. Robust economic
3 Y6 o7 a$ [3 D: uconditions, low unemployment rates, modestly growing salaries and wages, and
& k7 c" ]; w; \9 c3 Usound consumer confidence contributed to the overall strength of the" ?9 K1 Y) u4 Q2 r
residential real estate sector.
4 d5 b5 k @! }6 k2 ]; X6 ?1 E
- F1 k& e. g% m. t Of the housing types surveyed, the highest average price appreciation0 n) ` H" @$ K2 { y
occurred in detached bungalows, which rose to $300,365 (+16.3%)
; Q. m' h1 f- r0 I1 Tyear-over-year, followed by standard condominiums, which rose to $211,562
+ M3 ~. P! \2 f(+14.2%), and standard two-storey properties, which increased to $365,380
2 z+ R% P5 X, v$ T( `(+13.2%).+ V$ o; T B* X: e/ q
8 n: e, {5 a3 G0 L
"Canada's sturdy housing market continued to demonstrate steady growth
6 ?. |+ Q$ ]/ Dduring the third quarter. For all but the west, we have moved on from the
8 j& ]. ]( l2 M) m- }frenzied expansion that characterized the first half of this decade, and are
2 a% H* b- ]" u/ V5 _* }poised to show continued growth at a more moderate pace," said Phil Soper,8 j* I5 Z+ M9 T3 D% v
president and chief executive officer, Royal LePage Real Estate Services.
4 ^4 [- G- O6 B4 A"Gone is the sellers' market that we have lived with for some years. We
: F' P2 {2 m' I0 b a4 z0 j7 p. X7 Twelcome the more reliable conditions that are characteristic of a healthy8 j, n; |- h! y6 \
balanced market."8 s% c3 a' D% W
( z5 Y; G* r7 O% w0 n7 K
Despite the double-digit rise in average national house prices,
: ]: e. w' _; }# e& J: K, Tconsiderable regional variances were exhibited again this quarter. The shift/ C3 g+ x- A% y1 z
to balanced market conditions, which began in late 2005, has continued% p `4 \9 G3 ` D# W1 O
throughout most of the Central and Eastern regions of the country. In the core
5 _7 E$ [- e& r' ?5 d" w% i9 [( ienergy producing western provinces, the combination of very high in-migration,) } M! J+ O) X5 G% Q9 v; r: H
manageable affordability, and a shortage of inventory has driven record5 c" t1 v9 f( z7 ]" d' [8 A9 p
breaking price appreciations.9 U8 _' |# |- }1 N
/ G" C2 B. w X$ K a! i Echoing the second quarter and supported by Alberta's rapidly expanding
1 p( v; u- ? @3 C6 Peconomy, Calgary and Edmonton led the charge of Canadian cities with the3 I' l1 Q" f' z1 i
largest house price appreciation in all housing types surveyed.
. @7 \6 o4 m% O g. G
. |2 F7 W, ?: f: O- Z! f7 v2 { In Ottawa and Toronto, growth remained steady, supported by solid
9 J* w7 _! X3 |' f: n3 N/ \! Meconomic fundamentals, an increase in available inventory and strong consumer$ _% n( I/ ?; W8 ]$ k1 Q
confidence. While the pace of price appreciation in Ontario leveled off8 D5 @: g* {/ Z$ ^" P
slightly, the province's real estate market remains poised for modest growth.- m' z+ o6 @/ I
In Atlantic Canada, new housing and condominium construction offered buyers- n& r0 N4 r+ b& a6 M
greater selection at more competitive prices, resulting in a slower rate of1 P; j6 u' F: G/ g' P) O
price appreciation when compared with 2005.
% g! M2 Z/ W: O* e
* Z# l5 K) y7 ~1 q. h While the pace of growth in Canada has slowed, the domestic housing3 j" }- s' N" s7 @ O
market is expected to outperform the American market. The economic and
' B) C4 N3 H8 L* Y( k4 F( w Kfinancial fundamentals driving the residential real estate sector in Canada8 ^- n; U2 _) I
are markedly different than those found in the United States., U# S$ S) A$ X7 ]
3 {# t% C7 X8 ]& p3 @& ~* F) a
Added Soper: "Canada's housing market is likely to outperform the
% F- I3 |1 B* R; OAmerican market through 2007. A number of factors are working in Canada's
/ y4 T5 v- [& L) j8 }- nfavour, including healthy personal and governmental debt levels, the6 J3 p$ E3 p' a1 q. H
relatively modest rise in interest rates in our country, and general; G6 Z0 N1 r c ~! a8 X
affordability in our major cities. In addition, Americans are now seeing the. B% J" W6 O& C7 ?3 u, d5 N
downside of a tax system that encourages maximum homeowner leverage, and @- o _7 Q* W% A; K7 u+ D
aggressive financial products such as zero- and negative-amortization' y. A* V& T1 D$ H5 ?
mortgages that work only in a high price growth environment."
! _ @4 u0 m% [# y, h% H
; P, T, ^; S& L/ s3 X+ j2 N <<
, j+ h- R) O: V' M7 p& O) F REGIONAL SUMMARIES: Y. H8 K( ~) J+ W
>>
; G, q& s# C8 J, W# N) x( C* R' |' G; H/ L4 [$ q$ G- j+ r' l& D) F2 S
Balanced conditions continued to characterize the housing market in. I, _! a7 U3 r$ e* I+ G. ]
Halifax, as significantly higher inventory levels helped to moderate the rate, `0 T$ m8 o1 y3 G1 M W
of price appreciation. Buyers were increasingly choosy, taking more time, P/ H6 i; P, {) n. n, }
looking for newer, low-maintenance properties that were not in need of' i; t1 W7 [* _$ X% x# N- Z
renovations.
6 q+ x$ j$ Y3 D0 @
, E4 q& Z$ B# k2 n5 i T8 \ The housing market in Moncton remained healthy and strong as a slight& c& {- O# S' o+ ]6 \
increase in inventory helped to moderate the rate of price appreciation
+ X. o5 C: T- t: Mcompared to the same period in 2005. Activity was brisk throughout August and
, H8 w Q. A) F2 {# s. o1 ?: k7 M3 rSeptember and is expected to remain this way through the fourth quarter., f; ~) Z0 A. n
" n3 M1 t& U4 m- q' ^4 d The housing market in Saint John underwent its traditional summer# _# C! i4 W6 J, `: [8 ]( c0 @
slowdown in the third quarter, with activity picking up towards the end of the
" ~9 X6 R4 j! m! ^quarter. The local economy continued to thrive, as construction on a new! F z% M; U6 G- i8 M
600,000 square-foot shopping area has begun, bringing several new box stores+ n+ F% {+ H8 k, ^( ^3 z" r+ i
to the area. Buyers have begun seeking less expensive fixtures for their homes1 f4 S/ c6 b8 u
and are instead opting for more affordable housing options.
9 ^/ I. u# E: ]1 Q4 v) ~1 \! @
+ D) O- ]# O& B8 s9 W In Charlottetown, the housing market started to move towards balanced/ o+ K' b# u& U, o; c
conditions, as some sellers had to begin to lower the asking prices on their8 x# @" j5 A% s' `
homes to make them more competitive. Activity from out-of-town and US buyers
. {7 {1 x3 C% X8 zwas down slightly compared to 2005, likely attributable to the strong Canadian" c9 j7 v" r/ H. z# h G
dollar. Inventory levels began to creep up in the third quarter, providing
+ o O* S7 K' m" {2 I2 l& ]buyers with more options when looking for a home.1 C- B0 F: D# k
1 _. Y9 p Y! q- X+ c# @" p
Activity in St. John's slowed slightly in the third quarter, particularly6 u; }, W _5 S+ z5 f0 C
among higher-priced properties, where there was a slight over-supply of homes' w+ W* ^" V' h, b$ k% s
priced over $200,000. Listing periods have increased when compared with 2005,3 i; I& r& Q: D6 ^# P+ R
as some of the pent-up demand that had characterized the market over the last- ] F( R0 k$ g' A3 f/ i% z4 w
few years has been satisfied, resulting in more normal, balanced conditions./ D, u' M I) t9 m9 B" C$ h
0 r) l6 p7 n2 W( [. }; [
Montreal's housing market recorded modest increases in average house3 ~' _$ X0 _+ `3 Q0 S5 M( s
prices, due to a slight seasonal slowdown in the third quarter as inventory
0 |0 U0 D. {) K& V! Z& Wlevels rose. Part of this can be attributed to the fact that many renting
- A8 p) g* b$ _! ?first-time buyers were motivated to close on the purchase of a home by July 1,
5 d" Y6 ^! |. P# q' p' N5 Wwhen rental leases expire in Quebec. Once this date has passed some of the
) [, r! F6 W2 S# d6 E$ y' Ppressure is taken off the market, allowing buyers to visit more homes before
' s( T! w0 h' @% @; emaking a purchase.
5 h$ r7 _" |- m8 A! S5 }, p; x7 U' H+ C. g, f
Ottawa held its position as one of the country's most stable housing
" y1 W; k- E/ ]: Z- f! V Dmarkets in the third quarter, reinforced by a vibrant local economy and strong- f4 f: ^, E* `* n+ ^0 P6 _
confidence, resulting in modest increases in average house prices. The city
2 \2 k7 z9 y i$ _3 b% rcentre remained a bright spot in Ottawa, with homes in this area attracting
6 ~, w! \; o- `4 g+ ]attention due to their convenient location and proximity to downtown) a6 ^- Z5 t3 Z. [7 J* Z
amenities.
6 c5 O) i4 F) L6 @$ d' d8 `7 b, ^! c- O% y. H
The housing market in Toronto sustained healthy activity levels5 x/ J/ s" g% M# z% g, L
throughout the third quarter, as a strong economy helped to maintain demand
1 [; e& Y$ g7 I/ Z3 Vacross the city, causing average house prices to rise moderately. Toronto has0 v& e- n: F, _7 W5 p+ r
continued to experience modest growth in average house prices, and has been! a" D; X4 J9 [* j$ n; L: A
driven primarily by purchasers who are buying homes as their principle
8 ~# W# b& K# {9 o e1 z. Hresidence, rather than for investment.& V% H% I$ B/ A- x# k5 o0 p9 x
& |& }. E) A6 D" y The vibrant Winnipeg housing market continued to show its strength as; ]) Q" t3 g% F) v9 h1 m. r
house prices rose during the third quarter. The booming local economy resulted
( t% ~1 r5 B4 C9 x6 S# D- d- Tin a historically low unemployment rate, helping to bolster consumer
; q' n& I& X+ p; d) W6 yconfidence and Winnipeg's ranking as the city with the lowest capitalization
/ P* m: h! E, s: N$ Y3 D9 ~rate among the country's larger cities - helped to encourage buyers to enter* K' b% `: a/ }* \7 w
the market.
1 w' h9 q" p% ? n
# M, a) O) v5 T# p& h! X& | In Regina, the market experienced a slight seasonal slowdown through# F& m1 A! s7 G4 R. {3 F( _
July, as there were fewer purchasers in the market due to summer vacations. In
" C( S" R" n4 a" e- h" V- N! mAugust, activity resumed to the busy pace previously seen in the spring- T: L# U) S' W0 ~- L1 }: ~
months, as the influx of purchasers made it more difficult to find a home due* T8 h" J$ W U7 F6 M e
to the shortage of available inventory.6 E }' C$ L7 q2 r' F9 P
6 q7 x4 p2 r9 i% t& [- l' Z& L, u Activity in Saskatoon remained brisk as the market maintained its
7 _. L( c D- X' i; Hmomentum from the busy spring sales period. The economy in Saskatoon remains
8 f5 j, Y8 x: Wvibrant, as employment opportunities are abundant with many businesses
' u2 H ]; k3 Hstruggling to make hires and having to recruit outside the province.
! @ U, I5 s h' o4 C7 V$ Q- p$ X* v
Calgary's housing market recorded blazing average house price increases: V* t% `$ D" [4 J# f$ k6 c# R
in the third quarter, in all surveyed categories. The burgeoning economy, low
2 O. p0 r: `6 E# Lunemployment rates and low inventory levels remained the leading factors that+ q' o, h, L6 ]+ S, {7 R$ G' {! j
pressured Calgary's house prices upwards. However, regardless of the soaring, {; m2 k( q8 H; j6 u1 p- U
prices that characterized the market - even during the typically slower summer
) w/ j5 l9 Q c: P7 Oseason - it is expected that activity will become slightly more balanced, as
7 E0 r% I+ m8 n& f9 }9 ?2 T& Gbuyers are becoming more reluctant to participate in the frenetic activity.
}* m. j. H$ U0 G, T* t2 |$ A% y4 L) y3 @- ]
Edmonton's booming local economy continued to thrive in the third quarter
7 g E- i3 W/ z' l' U" k$ gas activity in the oil sands north of the city continued to flourish. Edmonton
' a9 K9 x% ^& W, Eremained the hub of activity for those coming to work in the oil industry,
" e* h) P6 D$ q8 n+ l. c. Y+ Cmaintaining tight inventory levels across the city, resulting in prices
2 c; u. D. k2 u# m oincreasing at record levels. However, as inventory levels continued to improve4 F' Y1 W# D( J
in the third quarter the rate of price appreciation should moderate slightly
( P9 T6 `8 } T* s; Xtowards the end of 2006.
/ k& l' L+ }& `; n! o+ H* B
% L6 j3 B1 F \& rWhile Vancouver has seen a slight reprieve from the severe shortage of6 d* x9 R# P d2 x6 Q" y
inventory that had previously characterized the market, supply is still unable; w, N) Q3 y/ h
to meet demand, driving house prices upwards. Vancouver has a very diverse8 ? e5 O* t4 h+ x# J- }; L# w
group of active buyers - from first-time home buyers to baby-boomers to
& R$ o& p; ~" N$ pforeign investors - all of whom fuel the demand for houses, placing added, w- E( M* Y; |# D
pressure on tight inventory levels.: y/ V; S" P* ^% p; [
$ ]! E9 W6 a; i0 w- p L7 @( ^
Victoria's market is vibrant and supported by strong economic1 b2 m" U( C9 h$ P S# _
fundamentals, fuelled by a booming tech sector and a migration of young people
( q/ \- K$ v, D$ X8 E! C" Minto the city that has continued to support the area's house price increases;, R6 X) h) |) f/ \6 j
while increased inventory levels have afforded buyers more time when searching# V( g$ |8 }9 }& H# V! O" u
for a home, helping to normalize the market's pace.! d9 B, @" g% {' Y- ^- y* U; I) z% f
1 G/ v% V. \, _) F+ u7 `' _& A <<$ x% [9 _) Q3 w# a7 l1 t
Survey of Canadian Average House Prices in the Third Quarter 20064 {+ Z9 L v: e# E( j- X
: ?/ ~9 I4 D' u9 y
-------------------------------------------------------------------------
v$ k6 q0 ]% |6 c" l5 @; z# z Detached Bungalows Standard Two Storey
# v1 F& I4 i! X9 n4 _ -------------------------------------------------------------------------
/ V5 B/ d; S, J" J3 z 2006 Q3 2005 Q3 Bungalow 2006 Q3 2005 Q38 w3 W9 c0 c% [- R
Market Average Average % Change Average Average$ G8 i$ I% b" S( f. Y% s0 ]
-------------------------------------------------------------------------2 k# s. }7 m' o, a
Halifax 186,333 173,333 7.5% 198,667 199,000 _2 j% H( B* w# b2 }# y& F
-------------------------------------------------------------------------
4 ~ G9 [, p u! Y: U% E: x Charlottetown 145,000 141,000 2.8% 175,000 170,000
; W* J C2 P/ T; e5 X$ x0 N& q -------------------------------------------------------------------------4 D/ {1 n( T& d/ c
Moncton 135,000 127,000 6.3% 129,000 123,000
+ n/ l+ ~& w, k6 e8 [ -------------------------------------------------------------------------6 ~& p" F! x: O; L+ @% N0 G0 J
Saint John 141,200 142,900 -1.2% - -$ X* K, m6 J4 E+ W
-------------------------------------------------------------------------6 @& L: ?9 |+ o7 b) G6 P' ^8 i
St. John's 143,667 142,667 0.7% 200,667 202,333
' G' C# Y5 S2 |1 @5 a6 w, E ] -------------------------------------------------------------------------. w; \) S" G: G: [# a
Atlantic 150,240 145,380 3.3% 175,833 173,583
, }! v# R7 C7 S: x6 ]7 P" Q -------------------------------------------------------------------------
7 ?6 d2 s$ B d- j/ P C Montreal 213,691 203,500 5.0% 321,141 316,185
8 W* Z; e& T4 x( B -------------------------------------------------------------------------
/ g) n- b" P2 n) [8 P4 D2 b$ q7 @ Ottawa 290,083 278,417 4.2% 285,667 273,250
9 e0 }4 ^1 c6 H6 ?/ C -------------------------------------------------------------------------
/ B" `' [- o5 \+ x Toronto 373,368 355,882 4.9% 481,523 474,766
. ?( ]% r8 B4 @7 S5 t$ W l -------------------------------------------------------------------------
! N- e6 F8 w# s4 }% r" b+ r Winnipeg 181,579 159,860 13.6% 202,337 180,707
5 q+ i8 Y2 h0 |$ C/ t- | -------------------------------------------------------------------------) y7 I& C2 P' o ?3 \
Saskatchewan 170,667 156,083 9.3% 182,600 166,500# m9 Z! D: O! T8 u$ ?+ M0 Z
-------------------------------------------------------------------------6 I9 k! [) \ h% g9 t
Calgary 395,067 252,411 56.5% 405,778 264,389
5 T- t% a" h$ ? l5 ~. c -------------------------------------------------------------------------
( \. `/ p# X* O6 Y! C5 I6 P Edmonton 286,857 194,857 47.2% 316,429 206,714- b2 {4 _! n$ e2 v
-------------------------------------------------------------------------
5 @& B4 C; ?% u; ~2 r& x* @ Vancouver 704,250 601,000 17.2% 794,000 697,500
3 n' e Y' l/ R& U; V -------------------------------------------------------------------------
' |8 p! r' T7 v; O; q/ ? Victoria 375,000 348,000 7.8% 403,000 391,000
7 r0 ~" \/ F1 R -------------------------------------------------------------------------9 E" ~' m! z) C |$ w1 @
National 300,365 258,202 16.3% 365,380 322,860$ b6 K: a) }/ j, y
-------------------------------------------------------------------------8 \4 j, ~" _/ h+ N% Q I/ W
) { i' z5 g, k& V
-------------------------------------------------------------
7 M: Z& {9 N& E4 Q, z* _3 Y5 O Standard Condominium
& r: J( E4 K1 G$ G$ }* P2 M# \) P -------------------------------------------------------------% Q1 w% E# A) s4 Y% x
2-Storey 2006 Q3 2005 Q3 Condo
; k: H! S9 |' I& Y Market % Change Average Average % Change/ d* T3 g+ ^9 h
-------------------------------------------------------------2 L- p* D6 E4 H& Q% [' u: T
Halifax -0.2% 142,000 103,000 37.9%5 [- q& F# z/ ~5 E. B" k
-------------------------------------------------------------
+ J1 S2 @5 |" v, H! R Charlottetown 2.9% 98,000 98,000 0.0%
% r ] K2 O' N -------------------------------------------------------------
) \8 R4 {2 R4 B4 V# } Moncton 4.9% - - N/A
+ d8 ]- d3 B# Q, x4 M5 t- e' w -------------------------------------------------------------% k( R5 ~9 Y! b
Saint John N/A - - N/A% U/ v, W: C% Y9 w L9 o% r
-------------------------------------------------------------- K8 U! j/ j+ u9 u+ T8 I
St. John's -0.8% 146,333 145,667 0.5%
7 z( ^: g3 A% ^8 P- Q2 L! a- ^6 D -------------------------------------------------------------: w+ s+ w% ~* x8 t5 q0 U
Atlantic 1.3% 128,778 115,556 11.4%/ y& @4 U X4 l$ }9 C- L3 Y+ M, T. k
-------------------------------------------------------------
9 m+ l, N- t0 S( [* J8 p Montreal 1.6% 193,190 188,016 2.8%
$ F1 p# |0 V- H0 E" D4 s -------------------------------------------------------------
4 h% e4 o2 J" W! E. J Ottawa 4.5% 181,083 172,250 5.1%( C4 S: J6 \1 X$ m- C
-------------------------------------------------------------
\) y% W* t$ c9 s7 } Toronto 1.4% 252,088 242,918 3.8%
6 n- G) J& C1 L1 G+ y1 B -------------------------------------------------------------. y& l9 N! K% j4 \+ Y4 E6 K: K
Winnipeg 12.0% 105,648 96,008 10.0%
1 M2 u, F+ k& W/ o5 m -------------------------------------------------------------
! p! [, y0 g; W, O4 S7 R Saskatchewan 9.7% 106,250 101,000 5.2%- T# J: g- x, ]
-------------------------------------------------------------7 S, E) i. f. M7 s& _- s) ]- z4 L
Calgary 53.5% 245,844 153,867 59.8%9 A9 W6 t1 N$ C# C- i
-------------------------------------------------------------# `' j4 `) G$ e6 O0 F
Edmonton 53.1% 200,433 131,500 52.4%
! `8 `7 A `& \% i0 u( ]- Z -------------------------------------------------------------+ i+ J1 J t( j4 S
Vancouver 13.8% 366,250 323,250 13.3% N# o3 D4 I7 U/ b P
-------------------------------------------------------------6 g( C5 `. j- U* d- V
Victoria 3.1% 229,000 220,000 4.1%. }: ^; d/ i% P
-------------------------------------------------------------6 o' Y$ Z* x# h3 ?! i0 x, l
National 13.2% 211,562 185,296 14.2%
! X4 Y) \' j( F+ J& y% H x5 x/ c- x -------------------------------------------------------------
1 {, q- S. X5 s, W9 ^ >># @, U) R: N+ A# g" T" Z2 X& b
- N' c( R. K A' k2 r
Average house prices are based on an average of all sub-markets examined
Q: O0 H' d+ n% u1 Z; `9 o! Win the area, except for the smaller markets of Charlottetown, Moncton, Saint
; U# A9 {0 J+ }John and Victoria., R$ X# b- s! g% J8 a/ e6 t
. F+ L7 c$ g8 d2 v+ X& x' u: m" ]
The Royal LePage Survey of Canadian House Prices is the largest, most
. h: k' o t0 ?! b2 j! L! Ucomprehensive study of its kind in Canada, with information on seven types of3 C1 K% Z2 k* Y& V- B
housing in over 250 neighbourhoods from coast to coast. This release) ~ g+ S' `$ X u7 p2 {
references an abbreviated version of the survey, which highlights house price
* Q* z7 i8 Y8 g9 ztrends for the three most common types of housing in Canada in 80 communities
: z7 S8 b; F' e4 q# Q, \across the country. A complete database of past and present surveys is
: V9 p' X) K3 L& y$ G) xavailable on the Royal LePage Web site at www.royallepage.ca, and current
( |5 o9 ?% \" t: O( ~- Gfigures will be updated following the end of the third quarter. A printable
" ]0 ]& T" Y3 @4 I, M4 S$ lversion of the third quarter 2006 survey will be available online on
, r9 m' {# i9 T( B3 \1 D6 ~November 15, 2006.
3 t6 n5 r3 ` p6 |' o Housing values in the Royal LePage Survey are Royal LePage opinions of5 y, P, \+ e: M0 i1 \, t
fair market value in each location, based on local data and market knowledge
3 |) i5 O$ J+ S j# {0 ?* k0 V. jprovided by Royal LePage residential real estate experts. Historical data is
+ V8 y W2 Q/ A! o9 Aavailable for some areas back to the early 1970s. |
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