 鲜花( 0)  鸡蛋( 0)
|
Canada's housing market both vigorous and stable
( p, y* V n+ t, K1 Q
. E+ Z' U9 d$ j8 n4 z- Country's market poised to show growth throughout 2006 -8 X& `5 X/ E- Q7 u( O. u* ?+ X
6 [& m5 \3 `7 ^' N, K0 z2 {- I
TORONTO, Sept. 28 /CNW/ - For most of Canada, the housing market
/ i( v$ _; H6 p8 J: ^exhibited moderate price increases and stable unit sales during the third) a8 m! p6 R) d
quarter. Wide regional variances continued to be the dominant characteristic
5 e- j/ v Q8 w' y1 Sin the market, exemplified by frenzied levels of activity and double digit0 B5 M; _# C9 G% L& K
price gains observed in the energy and commodity rich Western provinces, and! F- k) u" y# |5 o& q6 }
more reasonable sales volumes and moderate price appreciation in Ontario,3 C6 ~& ^& K( S- u
Quebec and Atlantic Canada, according to a report released today by Royal) O" M3 |2 _9 i1 ?1 J( o
LePage Real Estate Services.; Z- z2 |3 G6 Z0 i- i3 V/ x) V9 ~
6 R7 y* [5 x* A8 S$ o4 c: K/ @) _8 M Nationally, market trends established through the first three quarters
r/ h; l# o; v' v( N3 tare forecast to continue for the remainder of the year. Robust economic
( z# |) k: r9 z0 ^0 E' aconditions, low unemployment rates, modestly growing salaries and wages, and
6 v: A, o. L3 ]& _! gsound consumer confidence contributed to the overall strength of the1 e4 b( c9 Z) L8 d* x
residential real estate sector./ A9 e; D4 r2 c g( Q( Y8 P
1 ]3 }/ w4 [/ {0 \- s
Of the housing types surveyed, the highest average price appreciation
1 z. m! o! I/ ^5 boccurred in detached bungalows, which rose to $300,365 (+16.3%)
! [* T7 r8 F' T4 u: m' J; _year-over-year, followed by standard condominiums, which rose to $211,562
+ w8 | |: _0 f(+14.2%), and standard two-storey properties, which increased to $365,3807 U4 X$ C4 z5 S0 B I
(+13.2%).: d9 |; v8 _7 Z# w% g! m
$ C7 e3 s& y$ ?+ _
"Canada's sturdy housing market continued to demonstrate steady growth
. `) e. ~* o6 p# iduring the third quarter. For all but the west, we have moved on from the+ ]0 r/ ^: W, v, P
frenzied expansion that characterized the first half of this decade, and are
# M8 z; {9 M; T; \poised to show continued growth at a more moderate pace," said Phil Soper,
8 s+ Z- l# B. r: }* r! o& H7 rpresident and chief executive officer, Royal LePage Real Estate Services.! T: V5 B7 B7 J# `
"Gone is the sellers' market that we have lived with for some years. We
) \: I& H- W$ y- J8 r. C* zwelcome the more reliable conditions that are characteristic of a healthy
- i6 n( b0 e. \0 ~balanced market."9 t" p! c7 O# x$ U7 I
6 P$ }& s0 w8 d# u! i/ s7 a
Despite the double-digit rise in average national house prices,& Z, i9 G) [, }+ b( ~* {
considerable regional variances were exhibited again this quarter. The shift
1 Q% Q# r$ K+ D# z- P) eto balanced market conditions, which began in late 2005, has continued! ^0 n, ^3 w! i# a* ?5 E
throughout most of the Central and Eastern regions of the country. In the core* N) @& m) M- v4 I0 ^) b
energy producing western provinces, the combination of very high in-migration,
! w7 z( u+ F1 X' d2 ^manageable affordability, and a shortage of inventory has driven record
* R, \& G0 [1 }breaking price appreciations.$ V5 o7 m* `4 l, {8 Y8 j
+ W; M8 Q+ W: i6 S
Echoing the second quarter and supported by Alberta's rapidly expanding
- Q7 s. [: N; K4 teconomy, Calgary and Edmonton led the charge of Canadian cities with the# Y3 }7 ]: Q* e# @. ?: y
largest house price appreciation in all housing types surveyed.1 ?$ G0 n6 @, {0 S# K! k
! J. i1 N# f, z8 e' e) n
In Ottawa and Toronto, growth remained steady, supported by solid$ [' w) \0 F7 Z! ~9 z+ G. H
economic fundamentals, an increase in available inventory and strong consumer7 V9 f7 k: @0 z/ ~* r
confidence. While the pace of price appreciation in Ontario leveled off
! @4 H2 \9 S0 h: O' J- Pslightly, the province's real estate market remains poised for modest growth.; t6 {* t7 I9 [6 C1 s! d
In Atlantic Canada, new housing and condominium construction offered buyers
: f7 R) g. S1 v% o; ~greater selection at more competitive prices, resulting in a slower rate of' j9 \. L" \8 w: C% f& g
price appreciation when compared with 2005., x {8 w% M0 B% b1 M
. Q+ ~$ X. m9 S5 f
While the pace of growth in Canada has slowed, the domestic housing% k( i! A6 q7 N+ W9 e) e+ s
market is expected to outperform the American market. The economic and
4 J ^. e: q4 R3 O; t) B! _financial fundamentals driving the residential real estate sector in Canada
; Z# R5 V1 h# h# A& c: Care markedly different than those found in the United States.
4 j. X7 B. i1 ?& p. y, c8 m1 }4 W1 V# U' J; P0 T
Added Soper: "Canada's housing market is likely to outperform the! A) r+ v4 f+ b
American market through 2007. A number of factors are working in Canada's
1 s; F& r$ {7 _5 S- gfavour, including healthy personal and governmental debt levels, the
% c7 e0 l) h( r6 a- p: L) t/ N1 Rrelatively modest rise in interest rates in our country, and general: n; m4 l0 @0 x+ x D6 M
affordability in our major cities. In addition, Americans are now seeing the
# u- J, ?; \, P- M2 D. f) \3 jdownside of a tax system that encourages maximum homeowner leverage, and
* n' E! r! t: t$ |aggressive financial products such as zero- and negative-amortization
; D" a z/ y& g b" smortgages that work only in a high price growth environment."4 Q) `+ ?: g# E$ I: a) }; P1 u
4 D1 |5 h3 z9 S# [
<<
+ \2 M8 F$ p% p* ?) `7 _& } REGIONAL SUMMARIES& B/ O" k6 D9 T" w9 E
>>" C" R9 ^+ E$ s$ n! L
* p, T0 \8 [6 H0 z4 `1 S Balanced conditions continued to characterize the housing market in
6 W9 K4 ]: s" _6 |. [) B- gHalifax, as significantly higher inventory levels helped to moderate the rate
- i' K$ c' C9 u$ R9 K. f0 x, @of price appreciation. Buyers were increasingly choosy, taking more time
0 F+ Y' _: x: s) l) x& y: \looking for newer, low-maintenance properties that were not in need of" t; B9 f. }5 Z( K' r
renovations.
, H; ~- F0 t( V- |% v/ }( }$ s1 {3 s% C- a5 I+ d4 Z0 F
The housing market in Moncton remained healthy and strong as a slight! R, c# G1 j. O* E* V0 h6 h) v
increase in inventory helped to moderate the rate of price appreciation( x8 k: i7 {3 }! G0 m8 r
compared to the same period in 2005. Activity was brisk throughout August and( B3 Y$ Z( z5 P# d$ a* o. o
September and is expected to remain this way through the fourth quarter.& J9 [7 F* B! Z
; I. @( m8 i5 U0 Y! H0 I- Y) x
The housing market in Saint John underwent its traditional summer
) D" V2 j- O5 O$ `slowdown in the third quarter, with activity picking up towards the end of the
9 q8 a7 Y/ ^ a2 z* N( i, Dquarter. The local economy continued to thrive, as construction on a new8 E" C. [/ f6 P0 G
600,000 square-foot shopping area has begun, bringing several new box stores
X8 w, V6 E( B1 @to the area. Buyers have begun seeking less expensive fixtures for their homes8 n# b. \ U% J8 `7 l4 Y- X. U; ~
and are instead opting for more affordable housing options.& e- K/ i2 Y5 y
0 j& k2 K% j$ E+ U R; r! O
In Charlottetown, the housing market started to move towards balanced6 K& w: e. r. U/ M8 A
conditions, as some sellers had to begin to lower the asking prices on their
8 q/ Y5 k6 ? L! Fhomes to make them more competitive. Activity from out-of-town and US buyers; B0 Q6 x( u( M; K
was down slightly compared to 2005, likely attributable to the strong Canadian" A W5 n. m4 e7 W& b! {, e+ c. p& I/ p
dollar. Inventory levels began to creep up in the third quarter, providing
- g0 z" P* h, \9 O8 O( B0 _: t- _buyers with more options when looking for a home.
9 o2 J2 ~. u* J# Y5 c
3 c9 D) O# L& i. o8 \6 ^ Activity in St. John's slowed slightly in the third quarter, particularly
* w: N- c8 f) P7 w8 z4 m) Z- @among higher-priced properties, where there was a slight over-supply of homes
$ `" Z+ E2 q3 d! W: Ipriced over $200,000. Listing periods have increased when compared with 2005,
' H' r4 e+ S8 C4 J% Vas some of the pent-up demand that had characterized the market over the last
9 F3 W; P5 U3 y# t* afew years has been satisfied, resulting in more normal, balanced conditions.# V* x: k+ l I0 h) Q
) v9 U4 o# t: K* K1 `/ [* J7 A% c
Montreal's housing market recorded modest increases in average house
& S* e+ {, s$ D+ o- Kprices, due to a slight seasonal slowdown in the third quarter as inventory
0 @$ }( X7 k, p" Q0 B7 [levels rose. Part of this can be attributed to the fact that many renting' ]$ A; n" f! w+ q
first-time buyers were motivated to close on the purchase of a home by July 1,, k( }& Y8 ^/ g2 k) o: v( J
when rental leases expire in Quebec. Once this date has passed some of the
4 j! |5 D1 A: Jpressure is taken off the market, allowing buyers to visit more homes before
: j7 y* P0 g. a/ w2 {9 O/ Pmaking a purchase.$ l: f: G J) A: y Y
4 y* S; D( J% Z" Y# j/ _ Ottawa held its position as one of the country's most stable housing
# g. f7 R6 {! W2 qmarkets in the third quarter, reinforced by a vibrant local economy and strong
! _1 e7 R- Q, M/ P+ uconfidence, resulting in modest increases in average house prices. The city0 T7 k. J, C+ | y/ A; N2 O* k
centre remained a bright spot in Ottawa, with homes in this area attracting) l0 N9 f( @9 L0 |& c
attention due to their convenient location and proximity to downtown: y. U6 c l/ U1 f' b5 E- p/ V
amenities.: O* G$ y' t! A( T7 o
+ L# f( r- G6 z, I5 E The housing market in Toronto sustained healthy activity levels
4 C1 \1 M8 O, `4 B- _, jthroughout the third quarter, as a strong economy helped to maintain demand" {+ {' k! [2 |
across the city, causing average house prices to rise moderately. Toronto has
( ?4 N. H8 `, N S' b3 O- @continued to experience modest growth in average house prices, and has been' X; V, H8 p9 C2 z3 k [
driven primarily by purchasers who are buying homes as their principle' `5 g1 J6 B9 m2 |8 B/ `
residence, rather than for investment.7 V, q% {: u0 g& U0 N5 A b2 H
) t9 R5 `1 O; N4 B4 h The vibrant Winnipeg housing market continued to show its strength as
9 e8 F0 H/ a& j( Ohouse prices rose during the third quarter. The booming local economy resulted
- c3 u1 Q& p% j d: t6 K$ Pin a historically low unemployment rate, helping to bolster consumer, @6 D# c, \! v& _. S7 m1 S
confidence and Winnipeg's ranking as the city with the lowest capitalization% X' _2 G9 s3 M% m1 M# _
rate among the country's larger cities - helped to encourage buyers to enter
$ R, X3 p6 ?6 E7 Hthe market.
, z# }% o! k5 B5 G S; c# e ^
- s+ {& ~4 c# q, f In Regina, the market experienced a slight seasonal slowdown through. L" P$ Y- y8 b" x2 A6 u0 Y
July, as there were fewer purchasers in the market due to summer vacations. In# h2 ^0 i. X3 z4 s: l9 G* G4 q* J! g
August, activity resumed to the busy pace previously seen in the spring
2 w% L# Z# d" H3 @ R; Cmonths, as the influx of purchasers made it more difficult to find a home due, ]4 }" L8 A3 E4 G0 c
to the shortage of available inventory.+ R" ^ ]+ _) n% G: a3 E) y& p- Q
& Q( O2 y* f9 P! w$ l) ?* P Activity in Saskatoon remained brisk as the market maintained its
' x# R }8 ]/ smomentum from the busy spring sales period. The economy in Saskatoon remains
# V6 R6 E: w2 a/ wvibrant, as employment opportunities are abundant with many businesses
) o: [, c8 Z5 V/ G }struggling to make hires and having to recruit outside the province.
/ H+ u) W* p' p4 Z1 D4 K
3 \0 p( m8 O+ K5 w) B Calgary's housing market recorded blazing average house price increases
2 O6 j) ] ]8 D. d. ]in the third quarter, in all surveyed categories. The burgeoning economy, low
/ G6 H* e4 `4 wunemployment rates and low inventory levels remained the leading factors that
2 n0 C S* w$ k$ G# w x1 Cpressured Calgary's house prices upwards. However, regardless of the soaring
- I- a0 h8 }0 Sprices that characterized the market - even during the typically slower summer
2 V. t& |4 i( |/ I A( Y* Eseason - it is expected that activity will become slightly more balanced, as
: I8 p7 k- A* a3 B6 @; r; E1 Y1 Obuyers are becoming more reluctant to participate in the frenetic activity.1 ^0 ?$ N/ Q# u+ U
% r: R2 l' {' Q4 z Edmonton's booming local economy continued to thrive in the third quarter
( }# q! L; n$ c* Ias activity in the oil sands north of the city continued to flourish. Edmonton3 d6 [, Y$ \% E
remained the hub of activity for those coming to work in the oil industry,
4 [+ y; @5 J: Q7 hmaintaining tight inventory levels across the city, resulting in prices
b7 K& ^: C0 Bincreasing at record levels. However, as inventory levels continued to improve
6 ~+ l b+ S- L. T8 \( ~in the third quarter the rate of price appreciation should moderate slightly
% J1 T& ^3 q' Y h* u7 H% Y1 s: Vtowards the end of 2006. ; M9 _/ x$ U! G7 i9 `" c" e& k
0 G1 l4 ?! ^4 D: m
While Vancouver has seen a slight reprieve from the severe shortage of
3 q% O. J3 D- u4 Ninventory that had previously characterized the market, supply is still unable6 M; i8 ~% H8 n7 J
to meet demand, driving house prices upwards. Vancouver has a very diverse
% w. t4 I- q$ d5 l; u5 rgroup of active buyers - from first-time home buyers to baby-boomers to$ S2 {! Q: M9 K8 C$ l: F
foreign investors - all of whom fuel the demand for houses, placing added
5 k, I0 b' `. ~7 P; Kpressure on tight inventory levels.
V. s! h2 @0 `3 B$ a. p& X; G$ O. t3 M5 W
Victoria's market is vibrant and supported by strong economic
0 e O5 L! l5 @: ~fundamentals, fuelled by a booming tech sector and a migration of young people
) h$ u3 j# J' ]5 z8 W* B$ @) Finto the city that has continued to support the area's house price increases;
+ M/ Y; N; }+ W" A1 |while increased inventory levels have afforded buyers more time when searching
% a% N' m) D* X0 B3 ^* e- k- ?for a home, helping to normalize the market's pace.
+ j Z# R; w) o' P% d* S) j% [; p( J3 v+ p
<<
1 r) n( T8 o: x Survey of Canadian Average House Prices in the Third Quarter 20063 ?1 d4 }" X! d; C! p& Z* h2 v+ i
4 q1 Y1 s6 v" x% v4 P; j
-------------------------------------------------------------------------% c' H2 J" _' e/ j/ r" C
Detached Bungalows Standard Two Storey. T2 @0 c# X. p7 R6 B( G, s$ I1 j
-------------------------------------------------------------------------5 S0 k3 L. s7 W; R/ ?' S% c/ M
2006 Q3 2005 Q3 Bungalow 2006 Q3 2005 Q30 \3 J1 z0 }7 I/ a' S
Market Average Average % Change Average Average7 s/ q5 M8 O# n, H/ E* I6 E
-------------------------------------------------------------------------
4 B* y- g# g* z. y% T Halifax 186,333 173,333 7.5% 198,667 199,000) W, l7 f. u0 o( o2 ?+ T9 @/ U
-------------------------------------------------------------------------
5 t7 k" _/ f3 _9 i* s. G. ]5 h Charlottetown 145,000 141,000 2.8% 175,000 170,000% k/ B/ F3 y# u
-------------------------------------------------------------------------
3 o5 Q A; t8 r7 n. `% a6 Y( n Moncton 135,000 127,000 6.3% 129,000 123,0005 `' T* \- }2 I2 p8 B t
-------------------------------------------------------------------------% {/ X8 g4 R% O" ~
Saint John 141,200 142,900 -1.2% - -
}1 \; _/ J! e; Z: f2 t4 c -------------------------------------------------------------------------+ P4 ]: C; B9 u: b
St. John's 143,667 142,667 0.7% 200,667 202,3333 B2 A) N4 c$ J& C$ D) e* L1 a+ b
-------------------------------------------------------------------------
$ m) s$ d- I3 S6 W2 B0 i Atlantic 150,240 145,380 3.3% 175,833 173,5830 ^' Y# B. H# T& P" c: z9 H' H
-------------------------------------------------------------------------. Z3 N2 Q: D$ ^- O0 O
Montreal 213,691 203,500 5.0% 321,141 316,185
" H; A& F2 f% R& a6 m! \ -------------------------------------------------------------------------) a8 x4 x3 q/ X; S8 s, ^
Ottawa 290,083 278,417 4.2% 285,667 273,250/ Y9 {' G) G& R- M1 n
-------------------------------------------------------------------------
. D" ~# N5 z9 c) L6 x0 H# `9 H4 v Toronto 373,368 355,882 4.9% 481,523 474,766# d6 o% y1 {/ G- `+ h K! i
-------------------------------------------------------------------------
9 O3 J$ Z2 T& T; T' C' G/ I* z+ Z; H Winnipeg 181,579 159,860 13.6% 202,337 180,707- _8 {& I2 c, i1 K) [
-------------------------------------------------------------------------
- N; ?+ e. I: e8 u/ } Saskatchewan 170,667 156,083 9.3% 182,600 166,5005 ?, m8 a) t. o& a; O
-------------------------------------------------------------------------, i5 d: [/ A# s$ ]/ d7 L/ @$ F
Calgary 395,067 252,411 56.5% 405,778 264,389
' f F7 c, r u) \" Z -------------------------------------------------------------------------
0 f Q) l4 E {% s8 G Edmonton 286,857 194,857 47.2% 316,429 206,714. K/ N9 v( v6 ?% l
-------------------------------------------------------------------------
/ @! E& c( h7 ~9 X Vancouver 704,250 601,000 17.2% 794,000 697,500
* C* |9 I* z0 V! o -------------------------------------------------------------------------
}' C$ {* L: F Victoria 375,000 348,000 7.8% 403,000 391,0001 h0 w8 f& _7 b. Z" s1 O
-------------------------------------------------------------------------
+ k. Z0 m' R; r National 300,365 258,202 16.3% 365,380 322,860
. |5 ^: X& \2 ]$ @ -------------------------------------------------------------------------+ K( t' Y- x0 G2 H' ?. e8 t$ u; _8 C
# j, y4 S* r8 ?5 Q$ J -------------------------------------------------------------
' z/ D( t' U: F& u9 I r Standard Condominium+ W! S4 I( H9 _( Z; N
-------------------------------------------------------------
$ W! o/ C2 _; x6 O2 ?. I* h# ] 2-Storey 2006 Q3 2005 Q3 Condo
; W$ B$ y) q/ L, A Market % Change Average Average % Change
1 s( o+ |" T4 R U- z2 D/ x -------------------------------------------------------------# S6 ^8 w5 v5 g6 Y
Halifax -0.2% 142,000 103,000 37.9%
* J- x4 B9 H) q0 Q0 k' q -------------------------------------------------------------
+ w5 m; A- |/ p- Q4 W9 h Charlottetown 2.9% 98,000 98,000 0.0%
% K' T' ^) C" x -------------------------------------------------------------
4 U ^/ d2 M) a8 S* t Moncton 4.9% - - N/A5 d) h9 u3 J5 ` G3 }' q
-------------------------------------------------------------
! a' f& |7 _6 C* X1 {5 t Saint John N/A - - N/A% v- y. I D# c' x) D' n
-------------------------------------------------------------
+ }. n" E- E0 |3 ]2 n St. John's -0.8% 146,333 145,667 0.5%
8 V% S4 H: g* m, h* r! z' F1 y -------------------------------------------------------------
7 J! Z9 B! R; {/ ? Atlantic 1.3% 128,778 115,556 11.4%
, M3 t$ y. h: v. E7 B -------------------------------------------------------------
, n" {7 n' U; Z7 G0 P Montreal 1.6% 193,190 188,016 2.8%
" {( B2 A. m/ E8 @. i% U3 O6 y: v -------------------------------------------------------------
) z. h/ J$ w5 ~% U5 }2 G Ottawa 4.5% 181,083 172,250 5.1%" f" b" l0 k9 t
-------------------------------------------------------------$ R- [4 P- i: X: Z1 r" W) h
Toronto 1.4% 252,088 242,918 3.8%
" _" a5 i) ^4 U4 N -------------------------------------------------------------& f: c2 P" C5 I* Y0 _
Winnipeg 12.0% 105,648 96,008 10.0%
+ A5 a; V# L& B9 b -------------------------------------------------------------
6 B9 v3 t4 s+ _9 s9 ~6 t* u! [+ v" K Saskatchewan 9.7% 106,250 101,000 5.2%, S2 E9 m9 j* A
-------------------------------------------------------------
+ u" j0 ~% a% O- D Calgary 53.5% 245,844 153,867 59.8%- _ B+ Z% z: t0 k- z; F R& M
------------------------------------------------------------- E$ }- i) E4 T G
Edmonton 53.1% 200,433 131,500 52.4%
`1 a- W( @! ^ -------------------------------------------------------------
7 n8 c, s; f. l u1 H, f2 x- i( B Vancouver 13.8% 366,250 323,250 13.3%
) S# ~; E( k, r- t1 i7 B5 Q: U -------------------------------------------------------------
$ A2 H$ {4 ^ ^ Victoria 3.1% 229,000 220,000 4.1%4 O p+ ^/ h1 M2 ?% ^
-------------------------------------------------------------
4 I+ B0 H% p( A1 `! ?+ ? National 13.2% 211,562 185,296 14.2%7 J4 {' R+ F1 k1 f4 v7 z
-------------------------------------------------------------
+ G- K p1 t J& u' f) q >>
6 O; `" j, ]' D, ]2 j% ~
: V: {( ~, `: U, \ Average house prices are based on an average of all sub-markets examined# a r/ d. h" ]! u9 D
in the area, except for the smaller markets of Charlottetown, Moncton, Saint
{: b3 M: @- ?: H# pJohn and Victoria.
+ p8 Q3 c3 D: b3 U, @: L/ t1 }. P1 |. b# i4 V
The Royal LePage Survey of Canadian House Prices is the largest, most4 ^ w* [% d& l" Q' C
comprehensive study of its kind in Canada, with information on seven types of
0 T/ q7 ^; j# I: _( Nhousing in over 250 neighbourhoods from coast to coast. This release, `9 V+ j; Y2 H9 \, {
references an abbreviated version of the survey, which highlights house price
9 a! ]* d; g$ w/ ?( k L+ Vtrends for the three most common types of housing in Canada in 80 communities: P$ ^0 ^4 C o2 d, ~+ L: t
across the country. A complete database of past and present surveys is
- V+ U; Z/ }4 ]1 ^7 f- \2 h# [available on the Royal LePage Web site at www.royallepage.ca, and current1 {; K% m( f9 g8 K4 s
figures will be updated following the end of the third quarter. A printable
3 }* t' z. I0 T) K% u- K* Z+ G% G2 W" n: aversion of the third quarter 2006 survey will be available online on
8 x& }6 W8 P( U; ^4 cNovember 15, 2006.
2 m' Q) F. B% }) N Housing values in the Royal LePage Survey are Royal LePage opinions of
$ V$ M( I3 k$ X0 r- K1 \fair market value in each location, based on local data and market knowledge& R/ \% r7 F( |& V/ P0 }( i
provided by Royal LePage residential real estate experts. Historical data is2 ?* F$ d) F0 _8 m7 _9 i# ^
available for some areas back to the early 1970s. |
|