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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 ( @, O) f0 j7 L0 T+ U5 i) p
5 p5 J& |! H# v: K1 h
- Country's market poised to show growth throughout 2006 -
' {- r0 g3 L, f$ Z* P0 e3 @( ~
: H. U1 _$ {- f    TORONTO, Sept. 28 /CNW/ - For most of Canada, the housing market
  m# W; A$ b- O" gexhibited moderate price increases and stable unit sales during the third" d5 E% H: ?2 y1 y6 d
quarter. Wide regional variances continued to be the dominant characteristic
& h2 ?8 Z/ G6 X" b% n- Zin the market, exemplified by frenzied levels of activity and double digit0 r6 q! j: i9 s& b+ e% o
price gains observed in the energy and commodity rich Western provinces, and
% M. m2 V# L. X; u8 d3 ?more reasonable sales volumes and moderate price appreciation in Ontario,& j: x1 k( ~$ I( n5 ]
Quebec and Atlantic Canada, according to a report released today by Royal
5 N! o+ c% r8 m- `. ^1 X2 QLePage Real Estate Services.
# D" i3 b3 U, B: @0 I2 S7 l' ~$ [) n
' T) s3 M) x6 N, q& x. r2 f    Nationally, market trends established through the first three quarters& b$ E2 |/ w8 Y) p2 z1 N
are forecast to continue for the remainder of the year. Robust economic
8 w* Y/ k8 g6 }5 dconditions, low unemployment rates, modestly growing salaries and wages, and
* v$ A2 y8 Y: Y- wsound consumer confidence contributed to the overall strength of the
/ H2 _9 F2 z7 |residential real estate sector.
$ N% ]: h. d4 X& l2 g# q
# n6 W! X! w8 E9 g" w/ N    Of the housing types surveyed, the highest average price appreciation$ J  j% l9 D) o8 }" t
occurred in detached bungalows, which rose to $300,365 (+16.3%)" S3 {9 h* ]9 ^
year-over-year, followed by standard condominiums, which rose to $211,562
% s2 K! x; u1 s, `$ [2 |4 ^) [2 n(+14.2%), and standard two-storey properties, which increased to $365,380( Q" m5 f9 f. f7 w
(+13.2%).
  M: P* Q: d3 K# i/ @5 l* G7 O) p3 I4 S1 q
    "Canada's sturdy housing market continued to demonstrate steady growth3 g  e! g2 J, X2 _1 s/ Y  `
during the third quarter. For all but the west, we have moved on from the
0 I" D. b: q( S% Nfrenzied expansion that characterized the first half of this decade, and are
5 J: k) S+ N9 ypoised to show continued growth at a more moderate pace," said Phil Soper,' ^+ A4 N0 b( v  D( R  m
president and chief executive officer, Royal LePage Real Estate Services.. \, p" b: @  V3 C& J
"Gone is the sellers' market that we have lived with for some years. We. a: {6 Q6 }' j" c
welcome the more reliable conditions that are characteristic of a healthy: I" Q& H( G( [# Q& N) z: [
balanced market."+ t, X  o9 q% r) z9 K

& u' g; F$ T9 z$ Z$ I: h' K    Despite the double-digit rise in average national house prices,' O3 |8 S" h; |; i- K) ]* t
considerable regional variances were exhibited again this quarter. The shift3 H. M2 r% T5 s3 n/ u1 v
to balanced market conditions, which began in late 2005, has continued
, Q3 L6 x" |0 ^0 ythroughout most of the Central and Eastern regions of the country. In the core
" j) [& F# B! Y; A% |energy producing western provinces, the combination of very high in-migration,5 v8 H4 K& E; J6 X4 h
manageable affordability, and a shortage of inventory has driven record6 N1 m; N, U2 O; k% L! E
breaking price appreciations.
+ T, U2 x2 a  c* f0 s; a: [1 Z
; ?; g) E& N+ [6 j/ C1 [( b    Echoing the second quarter and supported by Alberta's rapidly expanding$ A+ P/ W# Z0 U: a7 b
economy, Calgary and Edmonton led the charge of Canadian cities with the) @8 y9 h, U; h/ W
largest house price appreciation in all housing types surveyed.
; D, {/ j- f/ h% o- C" @$ L, |6 a
6 K& y! \- I8 o    In Ottawa and Toronto, growth remained steady, supported by solid
7 Z) Z( W5 L1 S) b6 Heconomic fundamentals, an increase in available inventory and strong consumer; f8 [: w; O! ^. k3 }7 I! u
confidence. While the pace of price appreciation in Ontario leveled off7 N  c6 \0 q1 F
slightly, the province's real estate market remains poised for modest growth.
) a4 X6 U4 x& O* }; X4 m$ i" aIn Atlantic Canada, new housing and condominium construction offered buyers6 c" z6 G# `: ]! Q: w& q. A
greater selection at more competitive prices, resulting in a slower rate of0 n9 Z5 k" u9 B! a: J
price appreciation when compared with 2005.. Q, W! M5 X! m! F

- C5 Q. s- k7 U) z" d    While the pace of growth in Canada has slowed, the domestic housing7 ^" W) ?8 ]& n. P$ b/ V
market is expected to outperform the American market. The economic and9 E5 Z* d' J5 w4 T* |
financial fundamentals driving the residential real estate sector in Canada
9 N, x8 z4 R( y9 R2 E9 P' f% Vare markedly different than those found in the United States.
) K4 X1 C( }4 m1 L6 Y$ I+ t8 d$ y' q5 ?0 Z" N
    Added Soper: "Canada's housing market is likely to outperform the
: ]' h/ U; C+ F0 uAmerican market through 2007. A number of factors are working in Canada's* c, c2 a8 \& G+ E6 b" G/ I6 t" f
favour, including healthy personal and governmental debt levels, the
6 Y0 @- Z/ f" C  }% }relatively modest rise in interest rates in our country, and general$ Z4 Q+ q+ \0 G. }3 ~1 Z
affordability in our major cities. In addition, Americans are now seeing the
/ M0 a; f. n5 l0 I8 O8 z0 Mdownside of a tax system that encourages maximum homeowner leverage, and) Q5 y1 n, T) ^- q- U
aggressive financial products such as zero- and negative-amortization
9 c! f) {+ W3 b" ], bmortgages that work only in a high price growth environment."3 B( M6 M, g7 k" ~' m5 c0 F
0 {- t6 {2 s1 B
    <<+ G: z3 v( F6 n
                             REGIONAL SUMMARIES
9 c* c0 U! G) y% a4 B  g    >>" z& V( V% Z2 j. `4 J. m; F
. D# X9 J- S( G3 c
    Balanced conditions continued to characterize the housing market in
4 t0 ~% v, |7 d+ g5 ~# SHalifax, as significantly higher inventory levels helped to moderate the rate/ e& S, V' e( Q# G7 k. r; Z/ q
of price appreciation. Buyers were increasingly choosy, taking more time
3 ]1 C0 k5 a! k# Alooking for newer, low-maintenance properties that were not in need of
, q! A/ D3 Y( Zrenovations.
' \, g' D# h0 Y6 P# y( i
# F8 P$ B( E' c    The housing market in Moncton remained healthy and strong as a slight& w7 D. \- [/ D- p
increase in inventory helped to moderate the rate of price appreciation/ S" a+ V& J2 s1 W* t/ y% X
compared to the same period in 2005. Activity was brisk throughout August and
3 l4 T0 D; {" j: C7 tSeptember and is expected to remain this way through the fourth quarter.) V. P6 d% t/ c9 P
( Z8 b! O: J1 n8 q3 y: r1 ?
    The housing market in Saint John underwent its traditional summer# L8 h  M8 R/ \& d# h
slowdown in the third quarter, with activity picking up towards the end of the) z) Q, x: q* i1 ]7 n( [
quarter. The local economy continued to thrive, as construction on a new+ [* {" b) N+ D& F
600,000 square-foot shopping area has begun, bringing several new box stores$ s7 W/ k, g1 C, _* O
to the area. Buyers have begun seeking less expensive fixtures for their homes  {8 p- q- E: e
and are instead opting for more affordable housing options.+ V# ~7 F0 P- v; A
8 h: Y4 y- j5 ~. [( c+ ~  d, @
    In Charlottetown, the housing market started to move towards balanced3 k; g* m2 f4 ^" n+ e2 S! {+ e
conditions, as some sellers had to begin to lower the asking prices on their
. Y& I( _: }) z; ~: dhomes to make them more competitive. Activity from out-of-town and US buyers' Q! T8 l; Z3 @
was down slightly compared to 2005, likely attributable to the strong Canadian0 r+ W3 \$ e6 d7 u' p
dollar. Inventory levels began to creep up in the third quarter, providing9 ]3 H9 i" [! ]& e) e& I$ R
buyers with more options when looking for a home.
7 ?- J4 }; M3 n, Z+ F( d# r- S6 Q4 @' g7 q
    Activity in St. John's slowed slightly in the third quarter, particularly
" h9 l7 Y0 s3 H* Eamong higher-priced properties, where there was a slight over-supply of homes/ p' y1 ]+ a1 J  R' T: y
priced over $200,000. Listing periods have increased when compared with 2005,; d2 |: K% v) D
as some of the pent-up demand that had characterized the market over the last6 ^- U; N# }! J3 C
few years has been satisfied, resulting in more normal, balanced conditions.
! x" E' c% W5 t) }! W& j6 |- t: A2 t4 g! T- f
    Montreal's housing market recorded modest increases in average house
5 l2 r4 B. Y. f& g! M$ Nprices, due to a slight seasonal slowdown in the third quarter as inventory
" o- e& O; J5 b! Q4 m- mlevels rose. Part of this can be attributed to the fact that many renting$ L& S' C+ V4 K
first-time buyers were motivated to close on the purchase of a home by July 1,
! W0 b: r" a" O3 J; \$ ]. H1 Ewhen rental leases expire in Quebec. Once this date has passed some of the; ?! K! Q- R4 L. Z& a+ X/ `
pressure is taken off the market, allowing buyers to visit more homes before$ k8 U6 l0 T7 g$ E" \3 {4 x9 h
making a purchase.7 U4 G$ R' z2 j* m0 {1 N

1 x1 c1 c: E; k9 H' O% _    Ottawa held its position as one of the country's most stable housing  G* @: p4 m* K! h
markets in the third quarter, reinforced by a vibrant local economy and strong
! ?6 y. O; c3 ]: E# h2 k  y) wconfidence, resulting in modest increases in average house prices. The city( f, D9 C# l& {' ]
centre remained a bright spot in Ottawa, with homes in this area attracting; b+ h$ r/ Y! L# g/ w/ k9 \: P$ l
attention due to their convenient location and proximity to downtown
2 I3 W. u: l' s* Q/ A( r* D; I6 namenities.
( W& t* D3 G# N6 n  v) @; f  Q
! O; X  G& Z# O. A; A5 {    The housing market in Toronto sustained healthy activity levels
$ _6 b: S# g, C6 [- ]throughout the third quarter, as a strong economy helped to maintain demand& _9 i$ W7 C/ M2 l' Z( i
across the city, causing average house prices to rise moderately. Toronto has3 E( x; f% e5 k, g
continued to experience modest growth in average house prices, and has been
* K# r$ A# Y! v8 P1 Y4 wdriven primarily by purchasers who are buying homes as their principle$ ^: k$ C9 x+ N! C3 W, m! H
residence, rather than for investment.
+ A: x1 [* t/ s" l
% J: H2 q% t0 N    The vibrant Winnipeg housing market continued to show its strength as+ H9 ~$ m( w* W5 a
house prices rose during the third quarter. The booming local economy resulted
+ G8 f: T/ g. ]in a historically low unemployment rate, helping to bolster consumer3 j3 J& g4 F* }( j! v& \% R6 v
confidence and Winnipeg's ranking as the city with the lowest capitalization1 a/ E2 d9 P( _, ~8 `
rate among the country's larger cities - helped to encourage buyers to enter
; I& {5 @! d+ m% k( xthe market.& {4 e- G; u0 C* ?2 i2 v
" v; G9 e& O- I1 F
    In Regina, the market experienced a slight seasonal slowdown through; y( d' z* v" c5 P
July, as there were fewer purchasers in the market due to summer vacations. In, I( h+ O6 K; t: v2 S! S" K
August, activity resumed to the busy pace previously seen in the spring
6 c, b* p0 q3 s# Kmonths, as the influx of purchasers made it more difficult to find a home due
  I- Y7 l" p8 Pto the shortage of available inventory.! ]" k, A# Y2 k2 P. Q4 Q
+ A( e- D5 t( R9 C
    Activity in Saskatoon remained brisk as the market maintained its' w7 H! B, v0 \; Y# e! x5 t0 x
momentum from the busy spring sales period. The economy in Saskatoon remains+ J7 r) {+ t$ ^! d
vibrant, as employment opportunities are abundant with many businesses
4 K$ B# D/ X1 G5 M% Xstruggling to make hires and having to recruit outside the province.
6 q$ g4 m; p" g
' N& G2 t6 d% l) _# P" Q8 b    Calgary's housing market recorded blazing average house price increases; W* u6 n2 O7 D, C
in the third quarter, in all surveyed categories. The burgeoning economy, low
9 ^0 ^7 W/ d% \8 o) ?& i2 W- q2 i3 D, aunemployment rates and low inventory levels remained the leading factors that
0 u1 X3 j/ ^9 x0 K5 R3 qpressured Calgary's house prices upwards. However, regardless of the soaring
% j) {& E7 S. X0 V# {# [prices that characterized the market - even during the typically slower summer
7 a* I% A% Y# ?* nseason - it is expected that activity will become slightly more balanced, as
* }% U! o) ]4 R& h# v/ q1 g) Sbuyers are becoming more reluctant to participate in the frenetic activity.
" d" ~; ^9 ]. U- Z" y
9 |4 D& E# I- s8 g! R1 U
    Edmonton's booming local economy continued to thrive in the third quarter6 |3 F% s  w) q# O3 E
as activity in the oil sands north of the city continued to flourish. Edmonton
% U' {$ x* d! V9 U  H( v- a3 c/ lremained the hub of activity for those coming to work in the oil industry,
$ U# f, X+ Q3 @3 {. V5 {maintaining tight inventory levels across the city, resulting in prices
  J3 E* k0 _4 X9 c5 N  ^, Cincreasing at record levels. However, as inventory levels continued to improve+ |: [! A& Z! q& f) }
in the third quarter the rate of price appreciation should moderate slightly
' R1 j/ e- @4 R0 I8 q* Etowards the end of 2006.
   
$ O7 P4 n, @% Y. U, ?: s! K( ?3 \1 t/ z  J6 J
While Vancouver has seen a slight reprieve from the severe shortage of* P2 c& o9 T8 @3 c$ K
inventory that had previously characterized the market, supply is still unable4 j6 W9 [8 s% w0 g# m5 M4 B' H8 S1 {
to meet demand, driving house prices upwards. Vancouver has a very diverse
0 [! s6 K  o% f) e9 \% [* M/ bgroup of active buyers - from first-time home buyers to baby-boomers to+ \; p6 N/ @. i2 G
foreign investors - all of whom fuel the demand for houses, placing added5 Q/ X8 B) l( n+ }* u
pressure on tight inventory levels.
/ B  I  Y! U7 h* y" i, t; q# Z
: a& R; `  O. W* X4 |- \    Victoria's market is vibrant and supported by strong economic
. b* }/ v6 r+ j2 ?) C2 u: i2 Gfundamentals, fuelled by a booming tech sector and a migration of young people6 ^6 |- o5 o/ I. m  U0 y
into the city that has continued to support the area's house price increases;  |/ {2 d- F9 y! K, q
while increased inventory levels have afforded buyers more time when searching
0 d0 y  M4 J( y3 a) J' {8 D) D# n6 |for a home, helping to normalize the market's pace.
- K+ U) F7 H: A' {  }
7 i/ A+ i: g& r# s8 u+ b    <<# q% g% {7 O5 d& s  m  ~
      Survey of Canadian Average House Prices in the Third Quarter 2006& l. ]  {6 M  [* C+ [
+ r% c4 j; b4 z9 S( l' }
    -------------------------------------------------------------------------/ D2 }0 U- k& Z& r# Z3 y. H
                 Detached Bungalows                Standard Two Storey' g" V7 `8 y  B6 y% ?# T; \6 b
    -------------------------------------------------------------------------
% \/ A3 \- N+ Y                     2006 Q3     2005 Q3    Bungalow     2006 Q3     2005 Q32 p; H- h6 i0 I0 u  I
    Market           Average     Average    % Change     Average     Average0 F6 w/ p# ]+ V& C3 _% n7 p
    -------------------------------------------------------------------------
+ S* G% E! c" N8 F9 P' A    Halifax          186,333     173,333        7.5%     198,667     199,000% g$ O, u/ y2 {% B2 ^
    -------------------------------------------------------------------------* G& P9 F+ \: J; H8 C
    Charlottetown    145,000     141,000        2.8%     175,000     170,0008 `4 t4 E0 j8 G2 u4 N/ H8 W) H2 r1 e
    -------------------------------------------------------------------------' R6 M3 ~5 J2 _/ p. X
    Moncton          135,000     127,000        6.3%     129,000     123,000- D$ B6 @. L2 H9 X# Q
    -------------------------------------------------------------------------. l) M' A6 N3 ]1 _! p0 C0 u
    Saint John       141,200     142,900       -1.2%           -           -4 V) {; @. |; Z5 F8 b
    -------------------------------------------------------------------------) M) T4 R6 \' ]- a
    St. John's       143,667     142,667        0.7%     200,667     202,333' @/ t8 c' Z' R) e& \
    -------------------------------------------------------------------------2 E" F% M& f- E- p
    Atlantic         150,240     145,380        3.3%     175,833     173,5839 o% o9 Z/ z" }3 w$ B" {
    -------------------------------------------------------------------------) e' N8 i" N/ v. g  d4 V
    Montreal         213,691     203,500        5.0%     321,141     316,185
# D$ {& n7 k. K/ a8 q5 |" s/ C    -------------------------------------------------------------------------' v: V! ]# _9 _/ |  k8 C
    Ottawa           290,083     278,417        4.2%     285,667     273,250; W1 n6 m0 p1 A8 g: G
    -------------------------------------------------------------------------" X) z6 v) R7 P$ v
    Toronto          373,368     355,882        4.9%     481,523     474,766
" P$ f, E% I1 d3 D/ i, o# D    -------------------------------------------------------------------------. B( [4 v) f) h/ p& b4 X2 m
    Winnipeg         181,579     159,860       13.6%     202,337     180,707' d- U) N; M$ I
    -------------------------------------------------------------------------
/ a4 K- T* D& d3 S    Saskatchewan     170,667     156,083        9.3%     182,600     166,500
4 s  B. `/ e: k- {    -------------------------------------------------------------------------
8 a; M% O. q5 w: I, [, K; D- a    Calgary          395,067     252,411       56.5%     405,778     264,389
6 `& [, I! X5 h' }    -------------------------------------------------------------------------/ D/ C' O4 g$ o4 Y% W
    Edmonton         286,857     194,857       47.2%     316,429     206,714
/ [8 u* g& {; {    -------------------------------------------------------------------------
" M! b# j3 ~0 C' ~9 H3 ^9 }    Vancouver        704,250     601,000       17.2%     794,000     697,500
4 K( ^, Z' G. z9 M* R7 G# U2 t    -------------------------------------------------------------------------
& d# U; G* b. [2 P1 z: a    Victoria         375,000     348,000        7.8%     403,000     391,000
0 l" w3 o% V  }- K% r    -------------------------------------------------------------------------* u  Q* s9 K6 y
    National         300,365     258,202       16.3%     365,380     322,860( _! Y9 M0 I$ Q5 ^- S& d! N4 z0 f
    -------------------------------------------------------------------------9 t- {0 N2 T5 l6 e$ ~9 ?3 p
, A/ [+ M: H" l8 v+ r2 z! \/ E
    -------------------------------------------------------------: T" G" I2 u* `5 _
                               Standard Condominium- L: P3 {5 A' d0 w) Z- @
    -------------------------------------------------------------5 c# T! z+ K( S& i! b" j- i
                    2-Storey     2006 Q3     2005 Q3       Condo- ?8 k$ ~- f1 S
    Market          % Change     Average     Average    % Change  T9 d. E" b) c0 O) p2 M% W6 \
    -------------------------------------------------------------( D, U# S6 M  O* R& \
    Halifax            -0.2%     142,000     103,000       37.9%. J" X1 \: l! s
    -------------------------------------------------------------. ?) M, o  H6 J4 u7 o; D- s
    Charlottetown       2.9%      98,000      98,000        0.0%5 B% p" r% y! i( E' P
    -------------------------------------------------------------
. U) T( x5 g5 x' D  c1 a    Moncton             4.9%           -           -         N/A
, X* ]' ^2 }3 z% l    -------------------------------------------------------------
( J' r& z8 m9 @    Saint John           N/A           -           -         N/A
! Q  q% O" W. |3 i' H1 J    -------------------------------------------------------------
: P1 L4 }% m2 W# k& }    St. John's         -0.8%     146,333     145,667        0.5%
9 o1 T) n: l3 F; `2 |4 M    -------------------------------------------------------------
' I  ?( U# i2 s    Atlantic            1.3%     128,778     115,556       11.4%0 L9 k3 B1 X0 t+ M; G: A& _3 w* m
    -------------------------------------------------------------% s8 H) o% e# X* m
    Montreal            1.6%     193,190     188,016        2.8%
5 _  l; v1 y0 ~8 {4 }    -------------------------------------------------------------
( P. R' x! O# p7 i% k  {2 B$ k    Ottawa              4.5%     181,083     172,250        5.1%- d/ {& m) i1 \( n
    -------------------------------------------------------------2 H- w7 X2 A# B
    Toronto             1.4%     252,088     242,918        3.8%" @3 g* d) n+ _0 W
    -------------------------------------------------------------" p; m  Q& O& N* n' L
    Winnipeg           12.0%     105,648      96,008       10.0%
2 K' w3 \! @! z  V# e    -------------------------------------------------------------
0 c( ^) f  u% ^1 o    Saskatchewan        9.7%     106,250     101,000        5.2%
$ k8 M; d  g+ j1 `# S2 ^    -------------------------------------------------------------
5 L/ }1 u, t4 t! K    Calgary            53.5%     245,844     153,867       59.8%
- ^5 X! U! _8 a    -------------------------------------------------------------# U4 m& Z9 `# e3 K) X8 D6 B
    Edmonton           53.1%     200,433     131,500       52.4%5 i7 ~6 e5 Z" ]  n
    -------------------------------------------------------------
- v, ?4 a3 f6 ^    Vancouver          13.8%     366,250     323,250       13.3%7 Z5 W/ ^0 j& d
    -------------------------------------------------------------7 `# y5 A; O9 ?1 r, `4 c
    Victoria            3.1%     229,000     220,000        4.1%
# |. m  R! x6 f# U    -------------------------------------------------------------/ s& e( }8 [2 L0 u
    National           13.2%     211,562     185,296       14.2%
- r& G- K: s7 e! j    -------------------------------------------------------------8 R' b  B: n2 W0 a
    >>4 z$ f) z& {/ l
' E+ c% H* U) ?% S$ O
    Average house prices are based on an average of all sub-markets examined
0 ^! e, |, r" _in the area, except for the smaller markets of Charlottetown, Moncton, Saint
/ t& T( T' H( w8 M* N' lJohn and Victoria.: V5 x+ z; f$ J1 y9 a3 C( v- C/ s, I
$ w; h; n4 S2 o5 Z3 B0 U% [
    The Royal LePage Survey of Canadian House Prices is the largest, most
4 u0 G4 N+ X# t, E  m( fcomprehensive study of its kind in Canada, with information on seven types of2 h4 H2 X2 Y" y2 q
housing in over 250 neighbourhoods from coast to coast. This release$ b. F& ^7 U/ W
references an abbreviated version of the survey, which highlights house price! Z" B/ k2 U6 Y
trends for the three most common types of housing in Canada in 80 communities! h5 s5 x$ f$ ^0 i# f$ v% c
across the country. A complete database of past and present surveys is' z6 C) t; a- ^0 ]1 r
available on the Royal LePage Web site at www.royallepage.ca, and current+ D9 r2 Z7 R: {6 V8 t
figures will be updated following the end of the third quarter. A printable  K& Q: ^8 ]. n' k
version of the third quarter 2006 survey will be available online on3 g3 k' K$ E+ E9 _3 m" h! z
November 15, 2006.
) g9 J* x5 l1 a    Housing values in the Royal LePage Survey are Royal LePage opinions of
, o7 X7 v/ ~2 i1 U. cfair market value in each location, based on local data and market knowledge
( t6 f9 ?3 @3 d7 f: eprovided by Royal LePage residential real estate experts. Historical data is, l& ]( M$ s# e, ]/ G
available for some areas back to the early 1970s.
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