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Survey of Canadian Average House Prices in the Third Quarter 2006

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发表于 2006-9-29 08:09 | 显示全部楼层 |阅读模式
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Canada's housing market both vigorous and stable
- f) }6 A  {9 i( S: q" Y( S) Q7 r2 J  u5 ^3 M! Z' R8 g2 N
- Country's market poised to show growth throughout 2006 -
) l* i2 g' ^" e' G* h; E  z  P& R$ Z- ^
    TORONTO, Sept. 28 /CNW/ - For most of Canada, the housing market
1 v/ C. P# e# C- q( ~exhibited moderate price increases and stable unit sales during the third4 W9 T9 |5 f" g0 m
quarter. Wide regional variances continued to be the dominant characteristic
4 t/ X  n# U2 @* j$ P; zin the market, exemplified by frenzied levels of activity and double digit
7 D/ i  t2 y7 V. n* oprice gains observed in the energy and commodity rich Western provinces, and
# I5 {" h! B! K" d5 amore reasonable sales volumes and moderate price appreciation in Ontario,
! |4 J; V1 ?+ b# w+ ^1 p9 T$ `Quebec and Atlantic Canada, according to a report released today by Royal
& }8 T; x3 F  x: b0 h/ ~# ^LePage Real Estate Services.
* y4 h; O& I. Y6 f; d- Z
# W. t- I/ V6 ?    Nationally, market trends established through the first three quarters
9 x' t2 |! o) W( pare forecast to continue for the remainder of the year. Robust economic; H" _8 ?* _7 U* H- R8 ?% G
conditions, low unemployment rates, modestly growing salaries and wages, and
" U& v$ \+ ?5 ]' n. F( A" rsound consumer confidence contributed to the overall strength of the
) O5 J4 h' K) }0 @" c, f) w: V8 Uresidential real estate sector." J& v" X' Y$ U$ Q  o" a2 S

( H* k# M. W3 e) j3 k% ^6 m( N    Of the housing types surveyed, the highest average price appreciation
! M. W" s+ D# j, xoccurred in detached bungalows, which rose to $300,365 (+16.3%)
% {7 f2 a( ~. b) H  Jyear-over-year, followed by standard condominiums, which rose to $211,562
+ C. ]( s3 ~( D& J  u& u0 W(+14.2%), and standard two-storey properties, which increased to $365,3802 W* \( t+ [) e% k
(+13.2%).  y' m. ^9 y+ Q

6 V) p) A2 c. |+ w7 G6 r, \* `    "Canada's sturdy housing market continued to demonstrate steady growth$ A! ^* j( {/ S- D& o* {1 n
during the third quarter. For all but the west, we have moved on from the
, ~1 F. ?; s1 F+ {: F/ W1 A9 b$ efrenzied expansion that characterized the first half of this decade, and are
2 Y4 ~/ }6 q4 ]3 F$ mpoised to show continued growth at a more moderate pace," said Phil Soper,# r1 u; H$ p6 ]% v* }6 I: R, C; v9 p
president and chief executive officer, Royal LePage Real Estate Services.5 T4 L/ I  U% ^% P8 ^/ K  O# m# _9 U
"Gone is the sellers' market that we have lived with for some years. We8 t: A+ k* g( ~- T6 B
welcome the more reliable conditions that are characteristic of a healthy; }# B  H/ o& a$ c
balanced market."5 `9 Z+ D  O" R" A

  k/ x* \" ?: c- I. @    Despite the double-digit rise in average national house prices,
+ r$ |" R5 T0 C% Tconsiderable regional variances were exhibited again this quarter. The shift
& Q3 O7 i) U, ~, u; O2 J. Sto balanced market conditions, which began in late 2005, has continued
5 _% S  f: R& I; ~( b3 Tthroughout most of the Central and Eastern regions of the country. In the core
1 V& p# Y! \6 Lenergy producing western provinces, the combination of very high in-migration,/ x3 z% k' T, d
manageable affordability, and a shortage of inventory has driven record2 z; P& g* v  W. X) f9 l
breaking price appreciations.
4 _; ?" p% a5 r
; z& I0 ]0 |4 G7 b, o9 ?    Echoing the second quarter and supported by Alberta's rapidly expanding7 g! o5 o7 B$ Z5 }
economy, Calgary and Edmonton led the charge of Canadian cities with the9 _  Y6 `  F1 t9 ]
largest house price appreciation in all housing types surveyed." d3 }% l( Z5 a7 M3 E$ H! T" F* Q
$ j: R# ^( v, a* x3 m  e: f
    In Ottawa and Toronto, growth remained steady, supported by solid
! V0 p4 h& C8 Seconomic fundamentals, an increase in available inventory and strong consumer0 _- z8 X7 X: G
confidence. While the pace of price appreciation in Ontario leveled off# U+ z* G; y8 k! G/ E9 o7 v5 J
slightly, the province's real estate market remains poised for modest growth.
: }* V! _: u. C0 c2 J& Q2 j1 @9 oIn Atlantic Canada, new housing and condominium construction offered buyers  F/ M) X% B5 l1 T% A
greater selection at more competitive prices, resulting in a slower rate of* I3 r! M2 ~. n" r; y
price appreciation when compared with 2005.
* Z9 `# ~* x: U; g0 I; c/ U1 n1 Z' y, K- }8 T& b
    While the pace of growth in Canada has slowed, the domestic housing3 q; {6 O: ~+ [
market is expected to outperform the American market. The economic and9 m. S. E! O) T4 S: L6 o! o
financial fundamentals driving the residential real estate sector in Canada$ X9 [1 W; v5 h
are markedly different than those found in the United States.
) K. m7 u6 `, ?" `0 O7 s
/ Y# a( _& J; R% y% R    Added Soper: "Canada's housing market is likely to outperform the
$ p  w* b5 P+ S: z: k! f- Q0 bAmerican market through 2007. A number of factors are working in Canada's
5 u+ H5 O5 U+ ]$ P8 R9 `favour, including healthy personal and governmental debt levels, the
6 I6 V4 h: t$ Z% D4 ~. |relatively modest rise in interest rates in our country, and general" ?1 t  r1 W4 A+ Z* I4 k# {
affordability in our major cities. In addition, Americans are now seeing the4 J7 ?( y" D/ ]' V2 I0 p6 R
downside of a tax system that encourages maximum homeowner leverage, and
6 W" H& V* i, R. S  j% Haggressive financial products such as zero- and negative-amortization" F( p! z& y+ i+ E( ?
mortgages that work only in a high price growth environment."
/ }1 P5 i* w9 F* r, q2 {6 O
+ K6 t+ h& ^& ~- z    <</ l" r9 h2 P  h4 W! @- z; Q
                             REGIONAL SUMMARIES* j, x# `  `- N, z/ y  Q
    >>2 e6 ?, @5 ~3 j; a( P

* Y( M( R5 t% @& Z- x. d    Balanced conditions continued to characterize the housing market in
* Y2 g3 W, p! N( NHalifax, as significantly higher inventory levels helped to moderate the rate
  g2 \# a( k$ b! fof price appreciation. Buyers were increasingly choosy, taking more time
3 I, \% o; A1 slooking for newer, low-maintenance properties that were not in need of
& c& Z9 H2 C' Nrenovations.: e2 y) \# G  X5 F/ ~: n  w
+ F7 U. u, C( k
    The housing market in Moncton remained healthy and strong as a slight1 z+ Z1 s. H! Q" O/ _" W6 T
increase in inventory helped to moderate the rate of price appreciation
" p& B, Z6 h6 j8 z4 pcompared to the same period in 2005. Activity was brisk throughout August and
5 O: Y$ i+ W0 j- a& S- p- DSeptember and is expected to remain this way through the fourth quarter.
* e% t7 @( x; l& \7 B9 q
" X# C2 U7 L$ ~+ L- n9 \5 w    The housing market in Saint John underwent its traditional summer
1 @+ J) A1 r2 hslowdown in the third quarter, with activity picking up towards the end of the6 Y2 B) b) o% p3 S, C
quarter. The local economy continued to thrive, as construction on a new- e' i: H% m. C5 T1 x$ j
600,000 square-foot shopping area has begun, bringing several new box stores* U( _  m" v1 [4 w5 U4 A2 l
to the area. Buyers have begun seeking less expensive fixtures for their homes; @9 U$ _. n: [2 _# A
and are instead opting for more affordable housing options.
3 L5 |$ [4 U0 F' F$ ~3 A9 x. l) x) L1 N0 @5 y# d3 l; K$ g3 c$ |0 T
    In Charlottetown, the housing market started to move towards balanced" q) |7 k2 Q: L; b3 g" O2 n2 q  F
conditions, as some sellers had to begin to lower the asking prices on their( D1 |+ O  k! d8 z
homes to make them more competitive. Activity from out-of-town and US buyers
+ c" {( }3 e6 W( Y% Twas down slightly compared to 2005, likely attributable to the strong Canadian: ]) z! x* |) P- u, f/ Z3 y
dollar. Inventory levels began to creep up in the third quarter, providing
! r8 {  t+ ?; ~( Ubuyers with more options when looking for a home.
  w" e$ R! q  w% o2 _: D& m: L/ G" A3 k+ y& F
    Activity in St. John's slowed slightly in the third quarter, particularly
1 W" D$ i( [' [0 Lamong higher-priced properties, where there was a slight over-supply of homes
2 ^$ V. y0 L  }1 y; o! t, j8 f2 Xpriced over $200,000. Listing periods have increased when compared with 2005,
3 `0 X; [& G) D, E6 V, Yas some of the pent-up demand that had characterized the market over the last7 h$ R6 l# j9 p
few years has been satisfied, resulting in more normal, balanced conditions.5 S0 i+ w5 C6 u, K4 |% ~

# B$ D% @. W0 A    Montreal's housing market recorded modest increases in average house
6 s0 w' ~7 g% y' o2 E2 Vprices, due to a slight seasonal slowdown in the third quarter as inventory
( Q5 b9 {, w. d4 V* D; Dlevels rose. Part of this can be attributed to the fact that many renting
* S0 u* P- t8 z, Y8 ^first-time buyers were motivated to close on the purchase of a home by July 1,7 z' b, T6 S/ B7 p' j$ G
when rental leases expire in Quebec. Once this date has passed some of the: P" b  ?" b3 m, w
pressure is taken off the market, allowing buyers to visit more homes before
! @1 e5 ?9 j- j9 R: [/ Smaking a purchase.
5 @; ~" `. ]. G# L: ]
; g+ D% I8 p  N4 x    Ottawa held its position as one of the country's most stable housing5 a+ Q: o5 ]3 k. I% j  ]
markets in the third quarter, reinforced by a vibrant local economy and strong
: V6 Y) T& X4 d! mconfidence, resulting in modest increases in average house prices. The city
0 g" }" w( d# W, ?centre remained a bright spot in Ottawa, with homes in this area attracting3 r6 a4 d* j% J0 _2 U/ V
attention due to their convenient location and proximity to downtown) v% s- Z! J! F8 }, z2 Y! h" H
amenities.
) @! D8 H" [+ ^0 u
$ f) e, _2 h" M+ n& _8 Z9 a! ~. o  I    The housing market in Toronto sustained healthy activity levels* R4 h6 d: R  J. P4 x
throughout the third quarter, as a strong economy helped to maintain demand; [5 v" y8 g$ {3 G: O
across the city, causing average house prices to rise moderately. Toronto has
, o, N% s& _: |continued to experience modest growth in average house prices, and has been
4 D/ N+ E' E, F8 T5 e* ddriven primarily by purchasers who are buying homes as their principle1 O0 e1 M3 T/ t7 P) T. {! k+ B
residence, rather than for investment.
; Y0 B5 [# m) m- N6 _
( E1 K( q: C" ~" J    The vibrant Winnipeg housing market continued to show its strength as
0 j$ B" d7 Y( r& rhouse prices rose during the third quarter. The booming local economy resulted
) u) R1 `; L+ f9 R: |/ }3 J3 F$ Yin a historically low unemployment rate, helping to bolster consumer  z  t3 ^( O2 A1 h
confidence and Winnipeg's ranking as the city with the lowest capitalization
* \$ u, b& E& f! S% zrate among the country's larger cities - helped to encourage buyers to enter1 O% \, S. k# i! y
the market.
( N5 ~4 D" l8 U4 }
/ Q" F0 T5 G3 A/ Y! S    In Regina, the market experienced a slight seasonal slowdown through
8 c7 g% J9 N2 R; `+ T8 [$ s& tJuly, as there were fewer purchasers in the market due to summer vacations. In+ T2 W7 _3 }. d
August, activity resumed to the busy pace previously seen in the spring
# K3 @- s6 V( X9 a' Dmonths, as the influx of purchasers made it more difficult to find a home due
, |# Q3 q* F0 M# G2 }to the shortage of available inventory.1 @4 }! ]! N5 T  _+ n1 i

' L% c1 K8 f% |2 O    Activity in Saskatoon remained brisk as the market maintained its
6 m/ u, v% t# l1 @) b6 c4 j) x/ pmomentum from the busy spring sales period. The economy in Saskatoon remains5 p% E# o  H. D0 Y& V9 ?8 E: H, y+ X
vibrant, as employment opportunities are abundant with many businesses; x% ^9 i3 E& l/ `$ {
struggling to make hires and having to recruit outside the province.( h7 `2 B; u' X( v
5 `; e0 V. {  J- u
    Calgary's housing market recorded blazing average house price increases
2 x7 k0 p- k, a! B- M0 B7 @in the third quarter, in all surveyed categories. The burgeoning economy, low
+ j/ r- w* K" u4 h+ G0 Uunemployment rates and low inventory levels remained the leading factors that: \5 e8 R9 i( K' B
pressured Calgary's house prices upwards. However, regardless of the soaring
. p- Q7 T# Z# M2 R4 N! r8 hprices that characterized the market - even during the typically slower summer
8 b' R- }) T0 t3 Iseason - it is expected that activity will become slightly more balanced, as# l; Y/ @1 {* b) ~# T
buyers are becoming more reluctant to participate in the frenetic activity.

* F4 M8 K2 q" _" Y  g0 ~2 z  Y5 g
- f8 o1 b  h. M9 v( C2 y    Edmonton's booming local economy continued to thrive in the third quarter" H7 F3 U& @* M, W1 M6 h
as activity in the oil sands north of the city continued to flourish. Edmonton, I3 H" w$ s6 \
remained the hub of activity for those coming to work in the oil industry,
7 T/ V& i$ \  R1 s' `maintaining tight inventory levels across the city, resulting in prices
% T2 U' M& S$ k4 y7 L& Zincreasing at record levels. However, as inventory levels continued to improve& h& D  |' i5 t4 I# s! _
in the third quarter the rate of price appreciation should moderate slightly3 G- V6 t0 V8 i9 B0 }. Y
towards the end of 2006.
   
( O* D% E" N$ k) Z3 M# r$ R% D
While Vancouver has seen a slight reprieve from the severe shortage of
9 t: C3 t# ~, finventory that had previously characterized the market, supply is still unable3 T( A' ?1 U+ d5 N+ R
to meet demand, driving house prices upwards. Vancouver has a very diverse; n. Z* h9 ~: o, g$ [
group of active buyers - from first-time home buyers to baby-boomers to$ h% k+ E' c5 x5 \2 ?7 F8 f  F
foreign investors - all of whom fuel the demand for houses, placing added: p  o1 }! I9 P3 Y
pressure on tight inventory levels.
3 C% t  I( M/ z9 T# P
1 e# k1 L( ?: I) |1 P    Victoria's market is vibrant and supported by strong economic
+ h6 a  S% S" s$ }9 F- Cfundamentals, fuelled by a booming tech sector and a migration of young people" X+ b, `7 O& m0 c4 Q
into the city that has continued to support the area's house price increases;6 ?0 D; `7 B5 y: i
while increased inventory levels have afforded buyers more time when searching
5 j3 w# ]6 t' b6 D0 s! Zfor a home, helping to normalize the market's pace.
5 `8 s  x4 v* v9 p  a2 x: R" V! @: w8 e" }
    <<
7 {& u8 A: V* `& d      Survey of Canadian Average House Prices in the Third Quarter 20069 Q; f7 u/ P2 `
. I" i& b% D9 X  ?; Q% _! _' {
    -------------------------------------------------------------------------4 t* e# R( {6 }8 }2 r  n0 C& T
                 Detached Bungalows                Standard Two Storey
& ~& G$ e# h4 b7 ]! V/ B( b    -------------------------------------------------------------------------
% |/ X- Y: O9 C" B                     2006 Q3     2005 Q3    Bungalow     2006 Q3     2005 Q3, |' `& Z; j: F' B4 O
    Market           Average     Average    % Change     Average     Average  X% A! D' K% z: F4 n
    -------------------------------------------------------------------------
- @$ m6 ~) F# t, M    Halifax          186,333     173,333        7.5%     198,667     199,000
6 v. r( o* y" G. F) r. @    -------------------------------------------------------------------------
3 ]' X! M- d9 @/ |$ i    Charlottetown    145,000     141,000        2.8%     175,000     170,000
' [  }  D1 T$ q6 i$ p, C9 m    -------------------------------------------------------------------------
* r. Z) A4 M, k3 {8 u5 l    Moncton          135,000     127,000        6.3%     129,000     123,000/ @: g9 N* I& R( c1 |8 |- d. J
    -------------------------------------------------------------------------
3 T5 K- G. K; ~9 G- d# Q    Saint John       141,200     142,900       -1.2%           -           -
. G( m6 o4 j6 M* n    -------------------------------------------------------------------------
' y# g% C/ B$ Z, \  _# m' l7 P    St. John's       143,667     142,667        0.7%     200,667     202,3336 y. a2 i- Y) g
    -------------------------------------------------------------------------* Z2 H9 ~: F& X$ a
    Atlantic         150,240     145,380        3.3%     175,833     173,583
4 x+ D& C6 d' f- n, e    -------------------------------------------------------------------------
, j0 E5 c3 `- {8 N6 T    Montreal         213,691     203,500        5.0%     321,141     316,185
( u# ~9 N6 h' O  y# U    -------------------------------------------------------------------------) b# J6 ^0 K/ s- J  f7 t. O# O
    Ottawa           290,083     278,417        4.2%     285,667     273,250
/ p- l) f+ o& p" e% r# ?    -------------------------------------------------------------------------6 `- h8 G) n) Q# m. u1 W+ x" e9 ^5 A
    Toronto          373,368     355,882        4.9%     481,523     474,7662 y1 [+ a$ {' c7 O% ?
    -------------------------------------------------------------------------9 J2 O$ L; y  E+ n
    Winnipeg         181,579     159,860       13.6%     202,337     180,707
* I9 L& l! I& ~, [4 o    -------------------------------------------------------------------------
/ v7 R! X9 C+ N2 k6 R: ~. R    Saskatchewan     170,667     156,083        9.3%     182,600     166,500
9 h+ z7 O+ l3 |4 S' K    -------------------------------------------------------------------------1 d4 R7 Z  a$ `$ F: c+ g/ |9 @
    Calgary          395,067     252,411       56.5%     405,778     264,389
* q! {' D# ]+ W: h: P4 `  F& w    -------------------------------------------------------------------------/ j0 G0 Q& Y3 b% ~8 }( P
    Edmonton         286,857     194,857       47.2%     316,429     206,714
7 V4 F1 o7 U9 \/ `0 Y    -------------------------------------------------------------------------
7 C! S+ C% o3 D) D    Vancouver        704,250     601,000       17.2%     794,000     697,500
# E+ S* @9 z/ ^2 _    -------------------------------------------------------------------------4 m# m) b4 D1 {& @. L# _; f
    Victoria         375,000     348,000        7.8%     403,000     391,0008 j5 ]1 W* ~9 S, X* G! [
    -------------------------------------------------------------------------
; r2 [: s# G# L+ [; Z    National         300,365     258,202       16.3%     365,380     322,860! N$ Q3 x4 r- l
    -------------------------------------------------------------------------4 Z+ ?4 H8 R; K; }1 B+ |
- \. c+ r: y  P
    -------------------------------------------------------------
0 P' w" Z) D4 g                               Standard Condominium* n; Z- F  D0 j1 L5 Q* Z! B
    -------------------------------------------------------------  B( X6 b+ h1 H5 [* `; f
                    2-Storey     2006 Q3     2005 Q3       Condo6 [7 a8 K8 r+ D: g8 i- f& x3 r$ S
    Market          % Change     Average     Average    % Change$ j0 s! U# O- y; U5 I$ _4 u
    -------------------------------------------------------------
+ N& M" W: ^6 `( U3 q; {    Halifax            -0.2%     142,000     103,000       37.9%
' t" T7 k) y! }4 t    -------------------------------------------------------------
$ J% H5 e) ?" b    Charlottetown       2.9%      98,000      98,000        0.0%) o; `$ J% k- o7 r' i1 ]
    -------------------------------------------------------------2 v% U+ h3 Q8 O2 M+ p$ @  Y
    Moncton             4.9%           -           -         N/A( q5 _* ]: f$ N* u( T
    -------------------------------------------------------------
% V, e7 s6 T6 \5 c    Saint John           N/A           -           -         N/A  ^; A  ?, B) `% B) [  q; n
    -------------------------------------------------------------
- {2 l- c! ~( F/ S7 O    St. John's         -0.8%     146,333     145,667        0.5%
* p0 V8 p1 f$ K+ i# K! D% z6 b6 p  V    -------------------------------------------------------------, M* ?$ I9 r4 q9 n, W- u  y
    Atlantic            1.3%     128,778     115,556       11.4%/ @% z# _' F, D1 y
    -------------------------------------------------------------% Q  q9 \+ m+ }9 x, T1 v& Y# `
    Montreal            1.6%     193,190     188,016        2.8%5 v% ]- x, C& Q3 n) B4 E9 s
    -------------------------------------------------------------
5 _  Y$ {, X$ v: h    Ottawa              4.5%     181,083     172,250        5.1%6 p; F6 `' H! H: y
    -------------------------------------------------------------" g, J& }4 O2 G2 P0 p
    Toronto             1.4%     252,088     242,918        3.8%
+ J+ w0 y) E* [% q    -------------------------------------------------------------
8 P+ z: J6 L1 D9 E    Winnipeg           12.0%     105,648      96,008       10.0%
( M: l0 \% v1 ]    -------------------------------------------------------------
% m0 P4 I# b9 \8 U6 t! A: t7 S1 t    Saskatchewan        9.7%     106,250     101,000        5.2%+ l  F7 r  y+ G' S& @7 R
    -------------------------------------------------------------. e7 H- Y" L# P* J; {
    Calgary            53.5%     245,844     153,867       59.8%0 u4 s; y4 M/ o' I
    -------------------------------------------------------------" l" I* J5 Q; _% D) F/ n3 d
    Edmonton           53.1%     200,433     131,500       52.4%3 x! k& N3 p9 j$ Q" h
    -------------------------------------------------------------" f* S7 _$ p. [# A' t5 T/ J: ?
    Vancouver          13.8%     366,250     323,250       13.3%
( b& }- b/ x7 G8 Z2 D" D    -------------------------------------------------------------
3 E  u% h; B! a4 ?: H% @; q    Victoria            3.1%     229,000     220,000        4.1%/ I% X# t$ w- S7 F; m# D& B
    -------------------------------------------------------------
+ z8 H! v! ~4 M9 ^! ]/ g% G3 V    National           13.2%     211,562     185,296       14.2%
6 z2 r4 X! J/ P    -------------------------------------------------------------2 A7 J4 L' l" j( p( f7 _% [
    >>
+ a* F0 {) a, B' e" {8 L8 u. v+ g' V4 g6 S1 f& d) r+ \: c
    Average house prices are based on an average of all sub-markets examined& A" L* a  F% X/ I( |
in the area, except for the smaller markets of Charlottetown, Moncton, Saint
6 x" C$ j4 Z: f7 R# UJohn and Victoria.
& n' f0 g$ J0 I( ~; l8 g* `3 @1 C
    The Royal LePage Survey of Canadian House Prices is the largest, most
0 F) x5 `- D9 ]' |4 l( F7 @5 _comprehensive study of its kind in Canada, with information on seven types of
. M4 H8 [7 n& B9 K0 i3 [housing in over 250 neighbourhoods from coast to coast. This release
6 m( s% e. ^" p0 p/ b7 Ureferences an abbreviated version of the survey, which highlights house price
& |, I" f  m8 h$ z; }trends for the three most common types of housing in Canada in 80 communities  c, _. ]- c( n. E, `2 p) D; {
across the country. A complete database of past and present surveys is
' {& W0 z) s' o% cavailable on the Royal LePage Web site at www.royallepage.ca, and current0 {8 ?/ y! g/ u; u( n
figures will be updated following the end of the third quarter. A printable
3 n8 k/ R/ c- g' c  E8 Xversion of the third quarter 2006 survey will be available online on( r; b( H) }2 h1 Y$ p& }. ]: y& e: c
November 15, 2006.
9 D) i. O# O. d& F" {( Y    Housing values in the Royal LePage Survey are Royal LePage opinions of( Z* E) d- y1 W8 [7 H% `3 U+ g
fair market value in each location, based on local data and market knowledge3 X: X: Q( Q" e, X2 ?6 r
provided by Royal LePage residential real estate experts. Historical data is/ }" K1 Q; d' k  b2 M
available for some areas back to the early 1970s.
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