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Canada's housing market both vigorous and stable
! @0 t( j5 [6 G" ]& e" P4 \3 }2 ^9 p% B; U0 |3 o5 t1 T1 D4 T
- Country's market poised to show growth throughout 2006 -
! f, X# y) a* }# e( G
% u8 h' |6 R# q6 T. k8 W TORONTO, Sept. 28 /CNW/ - For most of Canada, the housing market
9 ~' J5 h. V6 Z2 J1 Mexhibited moderate price increases and stable unit sales during the third
( O6 l& ^) l$ }- x* @( Oquarter. Wide regional variances continued to be the dominant characteristic
0 d" r# X! a, ~ g6 vin the market, exemplified by frenzied levels of activity and double digit; t: S: n+ [; b9 n& B
price gains observed in the energy and commodity rich Western provinces, and) H( A' Z. R6 ^
more reasonable sales volumes and moderate price appreciation in Ontario,
7 T0 {% s7 n: qQuebec and Atlantic Canada, according to a report released today by Royal
! v, u$ _4 z: Z% ~LePage Real Estate Services.3 D. D6 d$ N6 R& Y: n" V; Y& C
) T8 k9 f8 |% A+ `8 r/ i! U Nationally, market trends established through the first three quarters4 u7 t, Y) j9 ~. n9 g0 z: w& ]; y* |3 g6 n
are forecast to continue for the remainder of the year. Robust economic
Z5 r. q& u* p; p% O( l3 o# qconditions, low unemployment rates, modestly growing salaries and wages, and
' n: W# A+ \$ E0 A) K# L) Tsound consumer confidence contributed to the overall strength of the
/ e: S' \( F+ n0 Z K* w4 m8 w' wresidential real estate sector.5 @' O. `7 Q1 g, |8 T3 u8 P
- v7 `: ], k& G( k6 } t
Of the housing types surveyed, the highest average price appreciation
9 _% M( [! V8 C% b* [occurred in detached bungalows, which rose to $300,365 (+16.3%)- k4 K. m; f( E0 u+ ]+ g
year-over-year, followed by standard condominiums, which rose to $211,562# |. T s+ x, x1 Z- x$ q5 ?
(+14.2%), and standard two-storey properties, which increased to $365,380
+ K$ }: H: l; ^, i(+13.2%).
; D" n6 @2 R) Q# B( f7 T7 s
) @+ t0 r8 u* n( y$ b "Canada's sturdy housing market continued to demonstrate steady growth( [. p9 p+ \7 ~% {9 S/ a% ~
during the third quarter. For all but the west, we have moved on from the
; e- E0 W& A5 p3 ~% yfrenzied expansion that characterized the first half of this decade, and are
. A" \) Z9 v/ h% hpoised to show continued growth at a more moderate pace," said Phil Soper,
. Y' i0 ~6 Q* w; ~# lpresident and chief executive officer, Royal LePage Real Estate Services.
9 l/ r9 V# y" _: n; B"Gone is the sellers' market that we have lived with for some years. We8 e. O+ V% H% j. i' S
welcome the more reliable conditions that are characteristic of a healthy9 j+ c- x( `- B. Z6 l2 e! I' h+ w
balanced market."
) X/ c! }6 B5 z& T5 {9 N" ^/ i; Z/ q( }
Despite the double-digit rise in average national house prices,
9 l" c5 ]5 @3 `1 ?considerable regional variances were exhibited again this quarter. The shift5 S% y2 s& u G: g7 p) `
to balanced market conditions, which began in late 2005, has continued% \: X$ l7 a1 t s+ n5 } |" b
throughout most of the Central and Eastern regions of the country. In the core
1 l' g7 s& _9 senergy producing western provinces, the combination of very high in-migration,) e4 k, n Y% `# _, X2 S
manageable affordability, and a shortage of inventory has driven record( D/ O Q- A" ~1 Q
breaking price appreciations.3 [( M/ b! l6 S
2 r6 V, d/ y: c. p7 k; T: c1 n Echoing the second quarter and supported by Alberta's rapidly expanding; o# k* x0 C6 N
economy, Calgary and Edmonton led the charge of Canadian cities with the
2 g5 _0 |* N' i+ |% I' ?& f# _ _largest house price appreciation in all housing types surveyed.
' R- Y3 \) f) p9 O! D7 ?! x6 ~
! T. S" S6 C+ B$ p" u( j7 P In Ottawa and Toronto, growth remained steady, supported by solid+ K$ N! t0 C }2 ]
economic fundamentals, an increase in available inventory and strong consumer
$ [( J7 d% W: V5 Lconfidence. While the pace of price appreciation in Ontario leveled off
& I* t2 T5 Z2 A" }$ h3 J& ^slightly, the province's real estate market remains poised for modest growth.
: {1 O2 @- |8 T+ {5 AIn Atlantic Canada, new housing and condominium construction offered buyers
) y3 b, ^: v' | }: Cgreater selection at more competitive prices, resulting in a slower rate of
& h5 h7 ]7 A2 k' cprice appreciation when compared with 2005.
- x( V5 h3 q: V/ b2 V& b6 Z# }2 `# `1 a5 s9 D6 @
While the pace of growth in Canada has slowed, the domestic housing* C& ]7 Z+ j% j7 Y3 L- G/ k) o/ i
market is expected to outperform the American market. The economic and
. T( m% r" J1 e, |0 t' F. [3 Xfinancial fundamentals driving the residential real estate sector in Canada
, {$ H; V' ]% K# [) Y ~are markedly different than those found in the United States.
0 ^2 \, |) \4 E9 x; c9 @& i3 p \/ e; h/ D) Y
Added Soper: "Canada's housing market is likely to outperform the
" b o# z( {8 MAmerican market through 2007. A number of factors are working in Canada's. W) j( w/ D4 A# f+ C! H; {
favour, including healthy personal and governmental debt levels, the
/ a, L$ a( a: N" L3 Lrelatively modest rise in interest rates in our country, and general
" @* N- A7 c. g7 ?affordability in our major cities. In addition, Americans are now seeing the
$ ~- `4 e# V3 K; Z+ W; ?1 x# w" m: Sdownside of a tax system that encourages maximum homeowner leverage, and9 ^' E) I+ @3 q! o1 L0 r1 T8 t
aggressive financial products such as zero- and negative-amortization
2 X4 w& O2 {7 x, X$ Omortgages that work only in a high price growth environment."
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C( I8 ]2 a" R5 P' g <<
: }9 ~- o2 C/ h1 R REGIONAL SUMMARIES8 d$ Y# d, o9 Y& i
>>
' r* Z* P$ e/ @4 ] r+ p' `
& N( c: H, [! B5 V& T5 [5 x Balanced conditions continued to characterize the housing market in" r$ x5 B2 T5 Y
Halifax, as significantly higher inventory levels helped to moderate the rate: N8 ]( E& {. a6 f4 b
of price appreciation. Buyers were increasingly choosy, taking more time8 q' c! L8 e4 v
looking for newer, low-maintenance properties that were not in need of
$ \- X: a8 g5 j! e; R$ M+ {renovations.
4 @" U# @0 C4 t+ q6 }) q1 G/ A* ~/ W8 _$ {& P
The housing market in Moncton remained healthy and strong as a slight
- B2 Y( F$ f% p4 ~2 i: X+ Sincrease in inventory helped to moderate the rate of price appreciation/ _+ ?$ i: A* P5 e$ j+ `3 E0 n
compared to the same period in 2005. Activity was brisk throughout August and0 r. n2 C/ W( `, g' A- I/ U& \
September and is expected to remain this way through the fourth quarter.. X3 ?1 P' Q( [; Y. T+ l. Q
+ y! Q8 ~1 E: F9 _( s The housing market in Saint John underwent its traditional summer6 d T7 d! c/ B3 [
slowdown in the third quarter, with activity picking up towards the end of the, b) ~ i! a5 F1 F
quarter. The local economy continued to thrive, as construction on a new
7 u$ l. B& K2 U/ Y6 n: X L d ?( a600,000 square-foot shopping area has begun, bringing several new box stores5 M" ?" V3 a1 ~2 o& a
to the area. Buyers have begun seeking less expensive fixtures for their homes
1 K' r! u* g" R) v3 f" Oand are instead opting for more affordable housing options.
, N) [) m- l9 \; k1 x9 s' [$ Z2 f! N$ O1 i [+ |" \
In Charlottetown, the housing market started to move towards balanced3 i5 @/ I$ G K% |& C6 p1 s
conditions, as some sellers had to begin to lower the asking prices on their
. _9 i8 C6 D; C" L% {homes to make them more competitive. Activity from out-of-town and US buyers
/ X% g1 u" N6 L# |6 |' v0 Fwas down slightly compared to 2005, likely attributable to the strong Canadian
- e# A- H* Y# }) C$ k) c' Mdollar. Inventory levels began to creep up in the third quarter, providing
! B r) R _1 L2 a' N% j) b. wbuyers with more options when looking for a home.
2 X, O2 t8 S9 \! ~5 r. D2 k' t' X% N& H# c0 |0 l
Activity in St. John's slowed slightly in the third quarter, particularly
# ^# }* K" J7 {7 Vamong higher-priced properties, where there was a slight over-supply of homes
8 o6 A9 `8 }! l/ ^6 Mpriced over $200,000. Listing periods have increased when compared with 2005,
6 S; L. b5 @9 f8 E9 ^, Fas some of the pent-up demand that had characterized the market over the last* x2 h8 ^2 q( {( s. J( O3 z+ j
few years has been satisfied, resulting in more normal, balanced conditions.9 }, c F1 w+ C( B
' n+ t% I9 F& K, d/ z5 N# \, U0 i
Montreal's housing market recorded modest increases in average house7 V: X! d6 l4 G) D" m
prices, due to a slight seasonal slowdown in the third quarter as inventory% K) S/ V% I! ]" Z) C& W! }
levels rose. Part of this can be attributed to the fact that many renting
: A! j: X" h. ]# O S/ jfirst-time buyers were motivated to close on the purchase of a home by July 1," j# V* H5 g3 d$ _: d6 L( Z
when rental leases expire in Quebec. Once this date has passed some of the, U/ K7 B' E( z6 n/ g" P S
pressure is taken off the market, allowing buyers to visit more homes before6 u' F3 u1 j/ c% S3 J6 t
making a purchase., ~' \3 H8 p" z! X' l( h3 b5 t$ J
2 p: D% I% G' U# w* u1 K$ H) |
Ottawa held its position as one of the country's most stable housing
6 P' I' Y( o% m4 g4 qmarkets in the third quarter, reinforced by a vibrant local economy and strong
$ q$ o0 T& F$ U% Q# g; A% oconfidence, resulting in modest increases in average house prices. The city' h4 L- u5 L0 U$ G! a3 c% O
centre remained a bright spot in Ottawa, with homes in this area attracting
5 v) }* A" i2 R2 }( Q' w( Pattention due to their convenient location and proximity to downtown5 s# |- W' E. Q
amenities.
/ e' Y* h: I/ ~! b) u; _) a7 M
6 Q! r6 v/ A5 F The housing market in Toronto sustained healthy activity levels2 K+ N K' B4 [1 G% ]. T
throughout the third quarter, as a strong economy helped to maintain demand
& Y J$ X* s& E/ J6 Tacross the city, causing average house prices to rise moderately. Toronto has
: ? o- z" u2 S8 [3 Ccontinued to experience modest growth in average house prices, and has been$ q" x! E1 l/ e4 Z& y" P, f. P& F
driven primarily by purchasers who are buying homes as their principle3 u; `; o t g; \- I2 v7 l
residence, rather than for investment.
9 N R) e" B0 Y* H) K* i9 w* x& L. ^1 c0 {( R7 ~
The vibrant Winnipeg housing market continued to show its strength as V: Y2 I6 }/ o
house prices rose during the third quarter. The booming local economy resulted7 n* v2 j5 B/ _
in a historically low unemployment rate, helping to bolster consumer0 W8 m9 X% {1 o6 Y
confidence and Winnipeg's ranking as the city with the lowest capitalization
: R6 H; Z$ B" N0 t; |rate among the country's larger cities - helped to encourage buyers to enter2 @/ n( j, r% i4 k {+ H% J9 p
the market.( }+ C9 k ?, e
1 A/ h: N* T3 e% j: ] In Regina, the market experienced a slight seasonal slowdown through( a/ N5 b5 f; N3 P
July, as there were fewer purchasers in the market due to summer vacations. In1 C# ?6 J( {; @/ W
August, activity resumed to the busy pace previously seen in the spring' e/ {1 \0 D; s- L% m
months, as the influx of purchasers made it more difficult to find a home due
. a0 j k. k6 \1 r/ Z% D1 H5 Oto the shortage of available inventory. P/ O" a% V8 C, y, V5 I
( t) e! M+ ^7 @) b3 R Activity in Saskatoon remained brisk as the market maintained its8 [, G& U$ H$ W' b5 C
momentum from the busy spring sales period. The economy in Saskatoon remains
0 i& ? ?: b; C" \# n0 n; pvibrant, as employment opportunities are abundant with many businesses
5 g1 u9 F4 Z1 w, C5 q' ustruggling to make hires and having to recruit outside the province.! J- |9 e+ @7 g# H: U/ c
# |7 \" l! |6 z3 a4 B$ m+ E" _
Calgary's housing market recorded blazing average house price increases
' t$ ]- _! p& E, F5 f& e, gin the third quarter, in all surveyed categories. The burgeoning economy, low/ T% B9 A" B7 N( x" X: \- E
unemployment rates and low inventory levels remained the leading factors that
5 D- h" a" C5 f h8 K* V; apressured Calgary's house prices upwards. However, regardless of the soaring2 K" G& s6 ?) ~; K7 J
prices that characterized the market - even during the typically slower summer
+ ?$ D1 n8 t+ w1 s( f. [) ]season - it is expected that activity will become slightly more balanced, as
' P. P _* z) F5 F) Y' Dbuyers are becoming more reluctant to participate in the frenetic activity., `) d- C% x0 o
/ Y" e' Q# E! L5 x! K
Edmonton's booming local economy continued to thrive in the third quarter% }( t7 ]9 R; F/ I7 J
as activity in the oil sands north of the city continued to flourish. Edmonton
* `' M6 W; a. e% D+ n8 L, p2 P" tremained the hub of activity for those coming to work in the oil industry,% |7 x. \* X) M6 y$ f
maintaining tight inventory levels across the city, resulting in prices
5 u6 ^0 F* {4 |% F/ Q8 i. u: |increasing at record levels. However, as inventory levels continued to improve
- K a9 ^' d+ q, `- v9 rin the third quarter the rate of price appreciation should moderate slightly2 M" T# c; a4 f: o6 q. h" V( [9 V& `# Y
towards the end of 2006. 2 q% p. U% h) b" L
( R& m+ o) d4 ^While Vancouver has seen a slight reprieve from the severe shortage of
9 e+ a# q- I" M: G; `7 Qinventory that had previously characterized the market, supply is still unable
3 ~6 o% N& j( U+ Kto meet demand, driving house prices upwards. Vancouver has a very diverse
( b/ e+ J: ?" L; o) @2 Y5 `group of active buyers - from first-time home buyers to baby-boomers to
- p4 i/ T1 U) T$ }3 s% ]foreign investors - all of whom fuel the demand for houses, placing added
8 O/ E/ C& N S7 ^3 J- upressure on tight inventory levels.
! `; S' l" ? ~; m1 `' N5 M( k( V5 L/ b
Victoria's market is vibrant and supported by strong economic* `! Z# n, L7 h0 H8 N! W0 E. Y: ?6 `9 J
fundamentals, fuelled by a booming tech sector and a migration of young people
% Z" }& M- d" M. ]7 c! linto the city that has continued to support the area's house price increases;$ E2 L* e2 x/ R
while increased inventory levels have afforded buyers more time when searching5 Q6 v1 J$ H- B/ i
for a home, helping to normalize the market's pace.
2 ~: L) c8 t% C6 ?. H5 R& {8 } w9 a
<<
7 y* [" c, J0 G0 n Survey of Canadian Average House Prices in the Third Quarter 2006
3 L% h9 V. o& R# m9 M( i' I& P3 }+ V% [" z& }( W
-------------------------------------------------------------------------
2 }5 E* p5 p9 l1 t4 E! X Detached Bungalows Standard Two Storey7 [- B1 s+ {6 R+ S' q! A. M
-------------------------------------------------------------------------3 h4 f: b( i5 _* C+ ?9 V
2006 Q3 2005 Q3 Bungalow 2006 Q3 2005 Q3
$ H5 H5 @# F% q Market Average Average % Change Average Average
5 b5 D6 S& K0 t% ? -------------------------------------------------------------------------
& m2 C) |! S+ L z* A Halifax 186,333 173,333 7.5% 198,667 199,0004 x, S9 l8 |/ ]! D- X
-------------------------------------------------------------------------
# P% H1 F1 w# O2 y; w Charlottetown 145,000 141,000 2.8% 175,000 170,000
3 L, j. x5 `6 J; o I4 R9 Y$ [, p -------------------------------------------------------------------------; j7 i8 D8 j b8 c. m
Moncton 135,000 127,000 6.3% 129,000 123,000
& o- K$ }( h2 j/ G- H -------------------------------------------------------------------------6 I1 i6 z. z% B) ~: m5 r4 h
Saint John 141,200 142,900 -1.2% - -0 u1 B }- C* {' _; J5 j
-------------------------------------------------------------------------7 M0 H" M" B) ]2 O3 Z
St. John's 143,667 142,667 0.7% 200,667 202,333
( ~8 f8 r/ L# D" l# y8 F' L" P1 ? -------------------------------------------------------------------------' S/ O/ l& U3 c+ P. a! W
Atlantic 150,240 145,380 3.3% 175,833 173,583
5 `( o% V& ^/ P" l0 I9 C9 q -------------------------------------------------------------------------
" v5 Q8 p! n/ n5 {& i( x Montreal 213,691 203,500 5.0% 321,141 316,1859 r( T4 G. b5 |; _/ Q5 q
-------------------------------------------------------------------------/ W' Y* C0 \2 P0 a! a( X+ F3 }/ O
Ottawa 290,083 278,417 4.2% 285,667 273,250- Q, K! {/ ^: U& Y$ o* m1 x& r( ?
-------------------------------------------------------------------------
" R/ K2 P( _( i- J/ z i Toronto 373,368 355,882 4.9% 481,523 474,7661 J; A$ c: J$ R0 x! m L; V
------------------------------------------------------------------------- a! q6 Q: u; A) Z& z$ B( {4 ], j0 |! D
Winnipeg 181,579 159,860 13.6% 202,337 180,707+ r6 Y- G5 d1 a6 ]2 h
-------------------------------------------------------------------------) ~; M; C6 k# A7 R/ d
Saskatchewan 170,667 156,083 9.3% 182,600 166,500
" M2 H0 j C+ I -------------------------------------------------------------------------
! v! W k0 e" E* W Calgary 395,067 252,411 56.5% 405,778 264,389! e' X j" b4 m
-------------------------------------------------------------------------# q* @$ K0 h5 ^( W8 O
Edmonton 286,857 194,857 47.2% 316,429 206,714+ m: y4 L d4 S+ @. _
-------------------------------------------------------------------------) h0 v& x/ c! b7 c" H# [; |
Vancouver 704,250 601,000 17.2% 794,000 697,500
8 F( G" Y1 e5 E$ P# E: r -------------------------------------------------------------------------8 d1 \9 j6 P1 X8 K, D7 X$ N
Victoria 375,000 348,000 7.8% 403,000 391,000 q" b- D* x. ~! Z' _$ A
-------------------------------------------------------------------------( S" S( D7 s+ x
National 300,365 258,202 16.3% 365,380 322,860% R- |3 p8 h8 X' t, D: \
-------------------------------------------------------------------------2 v! Y/ j# \" r0 X: q
7 f) c$ W$ Z1 ^* _" Q -------------------------------------------------------------9 e) l. F) i+ { ~) [
Standard Condominium2 @# r% A0 `7 R: l4 D
-------------------------------------------------------------! H; @1 r' Z* L' Z
2-Storey 2006 Q3 2005 Q3 Condo
) ~; z6 w2 r6 H% ~ Market % Change Average Average % Change% @5 ]9 O* _7 k, H
-------------------------------------------------------------
" u4 M6 j+ R! E" c Halifax -0.2% 142,000 103,000 37.9%& E! r4 ], W% v& C- p, A
-------------------------------------------------------------1 D0 { n; N! |5 q
Charlottetown 2.9% 98,000 98,000 0.0%6 R" ~3 G7 C' {, q, d
-------------------------------------------------------------
2 ]' U+ ?% i* j2 l5 w Moncton 4.9% - - N/A
1 j* L7 _/ x$ Z! j! W! D( h, f -------------------------------------------------------------
; Z$ O- `9 H0 v' y O6 i6 n+ Q- Q Saint John N/A - - N/A
6 a% ]0 a/ z' B1 O -------------------------------------------------------------
! Z! w/ J7 i& a. X5 `. w: }9 R% X4 q St. John's -0.8% 146,333 145,667 0.5%
Q1 g0 P/ C0 [ -------------------------------------------------------------6 p+ \! a8 A% [8 W A
Atlantic 1.3% 128,778 115,556 11.4%: `3 p. x2 S" [3 V
-------------------------------------------------------------
0 h0 @: ~) w9 d4 }: V Montreal 1.6% 193,190 188,016 2.8%' R: @2 g; |- ? T* C# g
-------------------------------------------------------------& U8 ^# L% S6 O4 T: n
Ottawa 4.5% 181,083 172,250 5.1%
0 P" x# r. P* o+ g -------------------------------------------------------------, n+ Z/ g2 f7 y& Q M A
Toronto 1.4% 252,088 242,918 3.8%
0 D3 l) u& g( G$ a8 q3 `/ U -------------------------------------------------------------
% Z& t7 J2 i6 h7 ~8 K; i Winnipeg 12.0% 105,648 96,008 10.0%- m- p0 ? @( Z: v7 y
-------------------------------------------------------------
! |4 I/ H7 v" x8 K: J Saskatchewan 9.7% 106,250 101,000 5.2%# t# H! v. \) N& b& x
-------------------------------------------------------------& {' G1 b+ Y0 M& R3 w4 k
Calgary 53.5% 245,844 153,867 59.8%
# U% D4 V: X; X0 \- O# ], j1 C -------------------------------------------------------------
0 L# o+ \# ]5 M0 w. ?- ?7 k Edmonton 53.1% 200,433 131,500 52.4%
! w0 ?3 S0 n0 M9 `- Z -------------------------------------------------------------1 m/ g8 ?6 h' K+ I# A
Vancouver 13.8% 366,250 323,250 13.3%) }2 {+ m: k; T( |6 I+ X5 m, p I
-------------------------------------------------------------
* m, u+ ~2 Q/ a Victoria 3.1% 229,000 220,000 4.1%
: Y( D- S; J1 C( E+ |5 ? ] -------------------------------------------------------------. D8 g6 d1 |5 ]; A
National 13.2% 211,562 185,296 14.2%
" }& }8 w4 n- z! n/ @- f' S -------------------------------------------------------------& V: W# y' f/ ?7 a& u, G
>>/ A; n2 h2 {% L8 u
+ Q9 g- }% \* p! P Average house prices are based on an average of all sub-markets examined# e$ U- @6 W) A B) b- d
in the area, except for the smaller markets of Charlottetown, Moncton, Saint
+ L; p+ L5 n7 ^: y2 f/ {0 {John and Victoria.
& S8 B4 j# p+ y, J& Z r9 Z6 U/ k1 F3 H# E. `. g8 u7 f
The Royal LePage Survey of Canadian House Prices is the largest, most- p f) @/ z6 C& c- y: p
comprehensive study of its kind in Canada, with information on seven types of. @8 b) X" ?0 g' v5 ?
housing in over 250 neighbourhoods from coast to coast. This release
: ~7 |( d/ d" B1 S9 preferences an abbreviated version of the survey, which highlights house price
) U# o( T7 o2 m2 ]) }$ j* I8 qtrends for the three most common types of housing in Canada in 80 communities
1 y& W% L2 Z8 _. j6 @9 |+ r2 vacross the country. A complete database of past and present surveys is
& e8 Q$ B3 F8 k. @7 f: t2 y, Lavailable on the Royal LePage Web site at www.royallepage.ca, and current
! `+ e, m* M4 bfigures will be updated following the end of the third quarter. A printable) l; I7 E8 U8 k; t/ K$ Q; z( I
version of the third quarter 2006 survey will be available online on
' i6 l* e- H, A! @November 15, 2006.
; z; f9 h2 Q0 M7 b Housing values in the Royal LePage Survey are Royal LePage opinions of/ H. t/ U. L1 C6 b1 E1 C# H
fair market value in each location, based on local data and market knowledge2 a- H) M3 ~: M. O3 O: I
provided by Royal LePage residential real estate experts. Historical data is" R1 o: H! `7 W* S% a+ u
available for some areas back to the early 1970s. |
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