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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
; [" h, e- Y3 E( ^: v3 A) ^7 c8 V3 i- J9 k1 N3 \
- Country's market poised to show growth throughout 2006 -
+ ?; W! U9 x8 j: v, s" r; J" d3 X
& {5 g& I. _. A  w+ t! M    TORONTO, Sept. 28 /CNW/ - For most of Canada, the housing market4 o  K" d2 t% A
exhibited moderate price increases and stable unit sales during the third
& i9 ?& A8 L9 g! r, J) v. ?quarter. Wide regional variances continued to be the dominant characteristic
5 U0 ?& G" C/ b; sin the market, exemplified by frenzied levels of activity and double digit' T  ~9 s6 O6 ~4 J9 ~# o
price gains observed in the energy and commodity rich Western provinces, and) F- G- e' g3 j3 ~- d* d
more reasonable sales volumes and moderate price appreciation in Ontario,
, v. q, y# _$ i- ?" EQuebec and Atlantic Canada, according to a report released today by Royal! G! G( I6 G& R* N, c% k4 p5 w; |& T: K0 T4 a
LePage Real Estate Services.0 k" o1 @! E. i$ J9 \* {

; N8 c% T0 K" g8 n# x5 O    Nationally, market trends established through the first three quarters
/ H2 H" G9 ]% _2 k2 n& Kare forecast to continue for the remainder of the year. Robust economic; L6 f! g$ S, ~+ i! K
conditions, low unemployment rates, modestly growing salaries and wages, and  ^( _  z+ l/ D  l$ k& l
sound consumer confidence contributed to the overall strength of the
" w3 j' e7 V7 D" H- v/ lresidential real estate sector.
; H- ]* n+ E0 x) v" r5 L7 p. T! E$ f" x# B1 R& G- N: w
    Of the housing types surveyed, the highest average price appreciation1 }7 [% m# t  i) K
occurred in detached bungalows, which rose to $300,365 (+16.3%)  w0 o8 k$ S: x: o' f
year-over-year, followed by standard condominiums, which rose to $211,5621 k# t4 M3 j7 Y8 ]+ x) i
(+14.2%), and standard two-storey properties, which increased to $365,380
8 R# J: ?$ q" `(+13.2%).- n, o5 W$ ^" G$ H$ ?: K! q  P
; T% p1 d" e+ t2 W6 n# U" G
    "Canada's sturdy housing market continued to demonstrate steady growth5 @2 l# S: o: T8 [3 @
during the third quarter. For all but the west, we have moved on from the
, g4 X3 y1 s1 ~0 E9 O+ @frenzied expansion that characterized the first half of this decade, and are6 l, F! T9 p2 R
poised to show continued growth at a more moderate pace," said Phil Soper,
3 T  O/ d0 O: L/ ^0 w" Spresident and chief executive officer, Royal LePage Real Estate Services.; d9 \. [1 m; ~
"Gone is the sellers' market that we have lived with for some years. We- M( N+ C" P: N/ K" [; q* A, q
welcome the more reliable conditions that are characteristic of a healthy
% C: m1 i. j: S- E6 L; ]* Fbalanced market.". j  t' r2 U, ]4 g/ k
$ Q1 x3 N1 Y( ~2 W6 P; m, l0 @
    Despite the double-digit rise in average national house prices,
7 b# D" x) O! J, econsiderable regional variances were exhibited again this quarter. The shift
6 J$ k* q& e7 }  L0 a  R; g; Cto balanced market conditions, which began in late 2005, has continued
3 Y' N. f# T5 u& Z6 qthroughout most of the Central and Eastern regions of the country. In the core3 o: S: |+ \4 \/ R  \
energy producing western provinces, the combination of very high in-migration,
8 h  }' R$ K9 N5 i/ {' N5 I: Zmanageable affordability, and a shortage of inventory has driven record
' N3 x* M  X/ d. r& l( ubreaking price appreciations.
9 u4 _4 R8 |4 r6 _9 V# C; X4 r" U" l9 n5 C
    Echoing the second quarter and supported by Alberta's rapidly expanding
2 ^9 a" R1 |$ T* teconomy, Calgary and Edmonton led the charge of Canadian cities with the
  B% Y6 L' F' e/ ]" H- Vlargest house price appreciation in all housing types surveyed.
- e" Z3 c% Y: _+ I) o3 L) G: z$ x  S' Y4 I. ~; o. a4 L
    In Ottawa and Toronto, growth remained steady, supported by solid
$ A" _" j2 X9 r$ m5 s1 ?economic fundamentals, an increase in available inventory and strong consumer
3 F( C9 h5 W. S1 Z2 nconfidence. While the pace of price appreciation in Ontario leveled off0 G% o7 N3 y' T: L7 D# N% E
slightly, the province's real estate market remains poised for modest growth.
; r4 j1 r) W% H( [! F9 zIn Atlantic Canada, new housing and condominium construction offered buyers
3 @" G# V8 d* Y- Ugreater selection at more competitive prices, resulting in a slower rate of
; L! Y  K' P# T2 Dprice appreciation when compared with 2005.
$ r( r* T  {. q+ {! K  ?% q  h& h7 o% m7 H
    While the pace of growth in Canada has slowed, the domestic housing5 b8 Y& ~6 |  g& _8 @7 Y, [8 k+ S  Z1 B
market is expected to outperform the American market. The economic and0 w6 v) \7 G( A
financial fundamentals driving the residential real estate sector in Canada# \9 p# h9 u7 Z3 i1 p
are markedly different than those found in the United States.
3 k( w7 ~" R; A+ H+ }+ h; Q. S
2 Z% N% Q6 q6 T% v& M0 R- Y    Added Soper: "Canada's housing market is likely to outperform the
  J! C: i) S) _) yAmerican market through 2007. A number of factors are working in Canada's
6 B' H$ w' D1 W+ Qfavour, including healthy personal and governmental debt levels, the6 v0 x  Z' ^, x4 I' B- ?
relatively modest rise in interest rates in our country, and general
) H4 e7 \) P$ `' K3 s% H6 faffordability in our major cities. In addition, Americans are now seeing the' o" G6 S; V6 }) F5 o
downside of a tax system that encourages maximum homeowner leverage, and
* b: v# q7 V- i5 z8 daggressive financial products such as zero- and negative-amortization
* C& Y# W+ B7 L' kmortgages that work only in a high price growth environment.". l4 ?1 {; I* F& M1 _- y
; u7 H; D* ?9 H; C
    <<- P5 g) P0 b- w7 s$ u/ r
                             REGIONAL SUMMARIES
0 q( s0 u1 X) U, S    >>
% s0 K0 x  V9 `, H$ a: c& @  r# [& u( o' Y( J
    Balanced conditions continued to characterize the housing market in0 @# R, l# G( S/ y" r- W$ k1 V
Halifax, as significantly higher inventory levels helped to moderate the rate
/ w+ k+ K; N, X1 g) P8 `of price appreciation. Buyers were increasingly choosy, taking more time# R* B( G7 R% t6 A& a: a
looking for newer, low-maintenance properties that were not in need of
/ t+ F6 y7 n) f5 Q- |" ]renovations.
. w+ _. U) _3 z5 Q* z" m5 J
/ m9 p' f/ o( R- W) q+ Z    The housing market in Moncton remained healthy and strong as a slight
" w; t6 _' X# ^$ U! }( |  Iincrease in inventory helped to moderate the rate of price appreciation
1 z2 M2 [$ h% `compared to the same period in 2005. Activity was brisk throughout August and
1 A; P- Y0 w. W3 PSeptember and is expected to remain this way through the fourth quarter.& Q/ x) g/ `" _3 l
5 F6 K7 E! M7 O+ M
    The housing market in Saint John underwent its traditional summer3 S$ _/ R& T! B2 T
slowdown in the third quarter, with activity picking up towards the end of the
3 R, Z( j7 t8 dquarter. The local economy continued to thrive, as construction on a new1 n0 h/ o' N# e
600,000 square-foot shopping area has begun, bringing several new box stores# {: ?4 ?9 F: y6 u: k/ p7 O1 X
to the area. Buyers have begun seeking less expensive fixtures for their homes
) h: o! x7 n* ~6 ~and are instead opting for more affordable housing options.
& q! f- ^3 d( ?8 R# D: n$ y- T% Y5 g; x' S! J( Q9 i( H
    In Charlottetown, the housing market started to move towards balanced; q1 s2 C0 \' _
conditions, as some sellers had to begin to lower the asking prices on their
4 N3 o( H* E' m* O2 W5 shomes to make them more competitive. Activity from out-of-town and US buyers6 W, e! W2 K/ Y& }, U% w- J- ^
was down slightly compared to 2005, likely attributable to the strong Canadian
, q/ F0 b, V8 A& k0 Z8 i. Idollar. Inventory levels began to creep up in the third quarter, providing
3 a: g: Q! E% U) G- ibuyers with more options when looking for a home.: |% L+ V9 ~9 x( s% _

5 [, m0 \! E' d/ H    Activity in St. John's slowed slightly in the third quarter, particularly
4 t, \+ {7 p6 M8 [6 n/ }2 hamong higher-priced properties, where there was a slight over-supply of homes. i# p) F' k. s
priced over $200,000. Listing periods have increased when compared with 2005," J& Y: p, a5 \0 N- @# O
as some of the pent-up demand that had characterized the market over the last1 q, N  Z6 P2 I
few years has been satisfied, resulting in more normal, balanced conditions.. o2 i8 C0 M  |/ i

4 e; j- A, @/ N' A! y% i; V    Montreal's housing market recorded modest increases in average house1 U/ O1 o! {) A0 m6 q3 A5 O' i
prices, due to a slight seasonal slowdown in the third quarter as inventory
8 K. E; e# @1 W6 \: ]7 M4 I5 X1 }levels rose. Part of this can be attributed to the fact that many renting+ m( z; _) C5 b, z
first-time buyers were motivated to close on the purchase of a home by July 1,
6 N2 W7 s! d2 J) M5 Y$ ewhen rental leases expire in Quebec. Once this date has passed some of the/ M0 @! U. p4 \2 P" K; _
pressure is taken off the market, allowing buyers to visit more homes before% W3 V: t" n# r1 q$ t. [: P4 B
making a purchase.% S1 l2 Z2 b$ l4 A
! x8 ]5 U* X4 v6 ~
    Ottawa held its position as one of the country's most stable housing
% b1 N6 C$ _: J! cmarkets in the third quarter, reinforced by a vibrant local economy and strong
8 R3 a6 Z* m0 R$ ~/ N: N0 z* vconfidence, resulting in modest increases in average house prices. The city
& Z$ `- R; i( \* F' W/ |centre remained a bright spot in Ottawa, with homes in this area attracting
) O3 W. O. h9 p. m  M8 [attention due to their convenient location and proximity to downtown
5 |; d. G1 k7 o( r' ^amenities.
9 M' z7 I  z6 ?; h, n& o2 U; y1 y* d
    The housing market in Toronto sustained healthy activity levels
- u& Y& }0 T1 {2 m- A8 V$ d% Lthroughout the third quarter, as a strong economy helped to maintain demand
* q) }3 k& A6 R% ~across the city, causing average house prices to rise moderately. Toronto has
* ~  k& j# t- D2 v8 [continued to experience modest growth in average house prices, and has been" u' \! y/ M9 ]; i
driven primarily by purchasers who are buying homes as their principle
* \8 y0 R7 T. P& T- Tresidence, rather than for investment.
: c  Z# B" G5 o* x- o: k
) g  d* h* x- w7 H6 O    The vibrant Winnipeg housing market continued to show its strength as
( n: H6 b/ Q. [house prices rose during the third quarter. The booming local economy resulted% h$ f8 C0 N: a  M, t1 Q4 \: ]
in a historically low unemployment rate, helping to bolster consumer, \' f' ^4 T( H. V  R8 m1 N
confidence and Winnipeg's ranking as the city with the lowest capitalization+ T4 H' m; Y9 n8 t
rate among the country's larger cities - helped to encourage buyers to enter
( u1 }0 R, R. `2 I# Xthe market.
/ v; p5 h$ r! C  ?  T6 z  V  d: M
% E) b2 B; w% a) w    In Regina, the market experienced a slight seasonal slowdown through. }8 i) h/ l+ B$ U+ M; N
July, as there were fewer purchasers in the market due to summer vacations. In
9 z( H& G' {2 J4 HAugust, activity resumed to the busy pace previously seen in the spring" ?$ S0 ]9 {) p2 r8 z
months, as the influx of purchasers made it more difficult to find a home due
0 u" V# }0 h+ s1 N6 l7 jto the shortage of available inventory.- e  b7 \8 A: D0 Z, ^, i7 u
- N/ A8 P& Z/ q) n& _0 q7 P
    Activity in Saskatoon remained brisk as the market maintained its
( o" U# i# U# fmomentum from the busy spring sales period. The economy in Saskatoon remains* a# ?: T1 i) Q9 }6 Q; x
vibrant, as employment opportunities are abundant with many businesses
" t5 P% x4 c4 z' sstruggling to make hires and having to recruit outside the province., U: B$ H' r& G* _

- k1 @1 T4 Z' W, u    Calgary's housing market recorded blazing average house price increases
" I- G9 w& A% V- }% c3 H+ [% Lin the third quarter, in all surveyed categories. The burgeoning economy, low% R7 ?# D( W! t5 |3 I. S5 n9 a
unemployment rates and low inventory levels remained the leading factors that
- z; u- Z$ b9 \! X; ?pressured Calgary's house prices upwards. However, regardless of the soaring
' [4 _3 b: N$ Bprices that characterized the market - even during the typically slower summer; @" o" p/ Z; C
season - it is expected that activity will become slightly more balanced, as
; j6 D9 b) H2 i. Hbuyers are becoming more reluctant to participate in the frenetic activity.

9 u' b7 r* r4 K/ M- B
  E/ o5 x* w0 A. Y% |    Edmonton's booming local economy continued to thrive in the third quarter
& ?3 Z- |* b+ ?# ?7 ?0 N0 z& Jas activity in the oil sands north of the city continued to flourish. Edmonton
) _# L9 E/ i% V" H# i" k" \remained the hub of activity for those coming to work in the oil industry,
% @: ^- e. O  n7 i% [. B  ~% Xmaintaining tight inventory levels across the city, resulting in prices6 L+ n5 |, w3 e2 z
increasing at record levels. However, as inventory levels continued to improve
$ ^8 v* o, @" `. |in the third quarter the rate of price appreciation should moderate slightly
" @( j! i; |5 o  o! ?, S2 c0 w+ J- Itowards the end of 2006.
   
# ^* h' I9 V" V& ?; C2 S: ~4 r. \, s. T; z: Y( p
While Vancouver has seen a slight reprieve from the severe shortage of
0 `/ Q# ~+ f( Y! E. `inventory that had previously characterized the market, supply is still unable" H# a9 {9 G1 }0 {4 C
to meet demand, driving house prices upwards. Vancouver has a very diverse+ Q" P& k& m$ R+ b0 t: [1 b4 b# G
group of active buyers - from first-time home buyers to baby-boomers to
: M3 d0 t+ z5 E+ Xforeign investors - all of whom fuel the demand for houses, placing added
6 Q: A  j0 ^& S1 `2 }. Jpressure on tight inventory levels.7 R! U5 l( l) y& c- V( F  `

1 U& A* f% W+ H7 g5 ]; @7 n% I4 V    Victoria's market is vibrant and supported by strong economic. ^5 o& H4 p5 Q* ~) s) E
fundamentals, fuelled by a booming tech sector and a migration of young people
: H9 @9 w3 v, Xinto the city that has continued to support the area's house price increases;( ~' Q/ V* J: f
while increased inventory levels have afforded buyers more time when searching
1 P0 w1 R4 }  O  J( }. q, Bfor a home, helping to normalize the market's pace.
% L& A0 J/ j2 M1 G  Q7 f& V
4 L, {" i6 q& W# r% ?; D    <<& j4 B0 |: f- Q4 N8 Y6 T9 C( E; m
      Survey of Canadian Average House Prices in the Third Quarter 2006
2 m( n9 Q; v4 g% T( l/ @9 U2 ?* Z; z
    -------------------------------------------------------------------------
  }* e2 A, s6 w3 ^                 Detached Bungalows                Standard Two Storey
% ?) d+ ]8 @( U: q! M& g    -------------------------------------------------------------------------
: s: }3 I8 Z7 \7 K, [( M+ L$ i$ G* r                     2006 Q3     2005 Q3    Bungalow     2006 Q3     2005 Q3
& ~& x, p7 A+ q. d, p+ K  U    Market           Average     Average    % Change     Average     Average
8 ^. r8 e; H+ F! `    -------------------------------------------------------------------------  Y/ W5 O: h) |
    Halifax          186,333     173,333        7.5%     198,667     199,000
" h0 i& i' _2 s+ }$ i4 r6 X" q    -------------------------------------------------------------------------9 d+ F; u$ r6 C
    Charlottetown    145,000     141,000        2.8%     175,000     170,000
& {" q7 i, r" H- y/ v7 c$ L8 N. H    -------------------------------------------------------------------------
4 t0 z- p4 e& A6 @    Moncton          135,000     127,000        6.3%     129,000     123,000$ s" M: e/ B: @4 D7 c5 i
    -------------------------------------------------------------------------1 [% P. }9 w: J2 U
    Saint John       141,200     142,900       -1.2%           -           -" q4 R4 m0 L% k7 I6 J7 O
    -------------------------------------------------------------------------  {% V/ K7 V' Q' s2 @3 m5 k
    St. John's       143,667     142,667        0.7%     200,667     202,333
$ H: k& ?: B) A" A* S- @2 A    -------------------------------------------------------------------------
4 i" f) J+ l+ T* ^- y4 u    Atlantic         150,240     145,380        3.3%     175,833     173,583% F7 S3 U6 N7 G$ m8 S# |6 P
    -------------------------------------------------------------------------: D# l3 v: V' O7 v: B
    Montreal         213,691     203,500        5.0%     321,141     316,185
! z. u& ]8 \& U3 W8 ~    -------------------------------------------------------------------------
" F0 B; J9 C' _, x/ O& P, e    Ottawa           290,083     278,417        4.2%     285,667     273,250
: ^" X, ?, y9 n    -------------------------------------------------------------------------& b9 R, o8 {0 o9 _: v; J9 Z  I
    Toronto          373,368     355,882        4.9%     481,523     474,7669 Q7 ]8 A5 A. D, _
    -------------------------------------------------------------------------( b7 F3 a( f1 }+ d" b* R# I7 U. s
    Winnipeg         181,579     159,860       13.6%     202,337     180,707; X( O3 D* Y7 P" w- F
    -------------------------------------------------------------------------
( ~: {& u: g5 u; Z  n    Saskatchewan     170,667     156,083        9.3%     182,600     166,500
- e- A) v+ W4 P    -------------------------------------------------------------------------4 T" \- u- L4 p  r
    Calgary          395,067     252,411       56.5%     405,778     264,389# H& z# E& i  M& J0 ^- T* C
    -------------------------------------------------------------------------7 x, w7 d/ m+ |/ `
    Edmonton         286,857     194,857       47.2%     316,429     206,714
5 j. S: q$ \, d) ?" {# b2 R    -------------------------------------------------------------------------
# L, S3 E8 O- ?5 P" Y. Y3 B    Vancouver        704,250     601,000       17.2%     794,000     697,5004 t, H# v1 u: F% ?- Z: i8 \1 Y
    -------------------------------------------------------------------------
% V- P1 `% V% C    Victoria         375,000     348,000        7.8%     403,000     391,000
$ i) z& H  @1 q/ I: U    -------------------------------------------------------------------------9 Y- u/ B1 ~+ f* D+ V# C
    National         300,365     258,202       16.3%     365,380     322,8604 g0 G# \+ e: t0 v2 F8 ?
    -------------------------------------------------------------------------
/ o9 k, ]' _; ]; J4 g
; v" h7 ]" L8 K* Z    -------------------------------------------------------------9 ]5 _# s4 }% _/ H, W/ [
                               Standard Condominium+ N8 G3 {* T) J7 v
    -------------------------------------------------------------
/ y" O$ r" A' M5 F: `                    2-Storey     2006 Q3     2005 Q3       Condo
3 M: c! r# K* l/ [    Market          % Change     Average     Average    % Change
6 F. T/ D, n" m+ h; U9 K8 h. U    -------------------------------------------------------------
) |' S& P* P# N: c. r, _* b" C    Halifax            -0.2%     142,000     103,000       37.9%
* L8 u  O5 W+ L& C$ T3 v) t    -------------------------------------------------------------
$ f2 l) X/ L6 L2 r) z, C    Charlottetown       2.9%      98,000      98,000        0.0%
( W7 `- S3 }& \1 {; E/ W, Z    -------------------------------------------------------------
# G, ]' A+ {  n$ D6 W    Moncton             4.9%           -           -         N/A
  [! w& |1 _, o    -------------------------------------------------------------
) _6 `, m0 `: f    Saint John           N/A           -           -         N/A
% b( ~5 e: ^+ d; ^. U' o) W! l# k% h    -------------------------------------------------------------5 B3 E' b) k3 y: h7 b
    St. John's         -0.8%     146,333     145,667        0.5%* @! i: Q6 O  F. G0 P( `
    -------------------------------------------------------------
5 @" [" r, P+ `: e" C    Atlantic            1.3%     128,778     115,556       11.4%
+ Y' |1 H# H/ }    -------------------------------------------------------------
, h* F" L2 x$ ?9 @. s8 a    Montreal            1.6%     193,190     188,016        2.8%, |( ]* q+ L3 S0 s( l& {  T
    -------------------------------------------------------------
: _" K! h$ e$ Q; L6 [) }    Ottawa              4.5%     181,083     172,250        5.1%
; f0 k; W9 z. [) I5 ?" y& g    -------------------------------------------------------------2 D9 \1 E3 A( D: Q7 C
    Toronto             1.4%     252,088     242,918        3.8%
- o7 ^. W2 e- x! N' j8 s& [3 D    -------------------------------------------------------------
  h; E; J, _" H% O, h0 u* _    Winnipeg           12.0%     105,648      96,008       10.0%% R6 Y( d; O" K. K
    -------------------------------------------------------------
' @3 w* }! x4 d+ n    Saskatchewan        9.7%     106,250     101,000        5.2%1 e. d& t! N( k7 m
    -------------------------------------------------------------
+ H6 ]2 x3 s7 ^3 {/ l    Calgary            53.5%     245,844     153,867       59.8%
, r* S/ y4 ~. p/ Y7 s0 Z    -------------------------------------------------------------1 S  {0 Y6 ^3 m" ]' E
    Edmonton           53.1%     200,433     131,500       52.4%. u" q8 o# G) I2 f, k& [' Z5 _
    -------------------------------------------------------------
) q9 t4 j& b7 z    Vancouver          13.8%     366,250     323,250       13.3%* i& O( T& f9 f% D, a
    -------------------------------------------------------------& m" K4 D) _4 T, l1 S4 q
    Victoria            3.1%     229,000     220,000        4.1%
. M5 z9 ^* b" p8 C: K6 m# m    -------------------------------------------------------------
# A% K4 Q* ]* o% V% j, X% g    National           13.2%     211,562     185,296       14.2%* q" y+ [* O# G/ F8 @/ w+ m7 Y* K9 Q
    -------------------------------------------------------------
5 w  ?& F! j+ G2 G# Q- h    >>% t- V' K7 L* Q: A6 w

7 V: y; e( a! [    Average house prices are based on an average of all sub-markets examined' S3 w3 G: B! r
in the area, except for the smaller markets of Charlottetown, Moncton, Saint; x7 c! \3 R( @- A. O! O% D
John and Victoria.; B. l+ i! F0 e3 @' C

8 y+ d* M. z1 y& f( H9 e    The Royal LePage Survey of Canadian House Prices is the largest, most
' d/ j2 X- P" ^& Mcomprehensive study of its kind in Canada, with information on seven types of
' ?/ Y, I% u! Ihousing in over 250 neighbourhoods from coast to coast. This release
  {6 \6 s7 q/ v: g5 Ureferences an abbreviated version of the survey, which highlights house price5 R. L6 t9 M) d" Z5 r- }) ~
trends for the three most common types of housing in Canada in 80 communities8 G4 J8 p2 r8 }  b1 [" i
across the country. A complete database of past and present surveys is
( L+ G! V. i/ i6 N# z6 savailable on the Royal LePage Web site at www.royallepage.ca, and current& A" z; I$ F4 H9 p
figures will be updated following the end of the third quarter. A printable
# A* _! }& {3 T7 k/ ~/ x) M1 Bversion of the third quarter 2006 survey will be available online on
5 i3 Q6 V7 Z3 e& sNovember 15, 2006.
" [9 w0 m; ]# N! C6 Y    Housing values in the Royal LePage Survey are Royal LePage opinions of
/ W2 Y0 \, M  P5 afair market value in each location, based on local data and market knowledge4 V, @- E5 f* i, Y: B7 I. V( c2 e+ A
provided by Royal LePage residential real estate experts. Historical data is7 Y: ^6 t( `; ]( f7 Q/ K
available for some areas back to the early 1970s.
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