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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
1 v' X0 S) }+ v- l$ L! p, J/ z2 S$ K& w
- Country's market poised to show growth throughout 2006 -# k3 i  `+ ]: j& X6 Y
+ `& i. H5 O+ v" ~, v
    TORONTO, Sept. 28 /CNW/ - For most of Canada, the housing market
  R' z- m$ Y1 a4 D2 Z, m4 k: yexhibited moderate price increases and stable unit sales during the third
; u! [# u" _% z- T5 equarter. Wide regional variances continued to be the dominant characteristic
1 R3 k* g3 a; K" Q- m7 F: }in the market, exemplified by frenzied levels of activity and double digit- Y1 F  R) Z( ^3 J/ V
price gains observed in the energy and commodity rich Western provinces, and
' c5 M4 n: B1 R1 Omore reasonable sales volumes and moderate price appreciation in Ontario,
( j7 F6 e9 k# _/ H% yQuebec and Atlantic Canada, according to a report released today by Royal: ?7 }9 B# }. u0 H2 N' E
LePage Real Estate Services.
1 q: m. c. n8 C( i3 z. d& S7 j
$ X  N$ h# J7 D    Nationally, market trends established through the first three quarters
4 [' b* {, D9 x1 k0 t* W' sare forecast to continue for the remainder of the year. Robust economic
6 J3 s9 U, Q* E0 x# wconditions, low unemployment rates, modestly growing salaries and wages, and. X6 A' B# `; Q, |
sound consumer confidence contributed to the overall strength of the* ?1 f2 K1 c/ H9 I/ T' d7 W+ @7 m$ M* s
residential real estate sector.* b7 ], {9 w% Q/ {3 u

6 U) P6 h4 _& Z# ~2 p: y& ]1 ^    Of the housing types surveyed, the highest average price appreciation( q( h. t) [, d5 Y9 U
occurred in detached bungalows, which rose to $300,365 (+16.3%)9 m- A5 g  z: i* m! B7 S# d6 V
year-over-year, followed by standard condominiums, which rose to $211,562
" j2 X! B% [+ B(+14.2%), and standard two-storey properties, which increased to $365,380' J" i  n* S& K  P0 ~9 a
(+13.2%).
: g$ z5 b8 l2 y! ?3 V7 a! v; H) f4 o( M, \" }  O
    "Canada's sturdy housing market continued to demonstrate steady growth) b. ~; ~  O- V* G
during the third quarter. For all but the west, we have moved on from the9 X% `( b% W2 M3 m6 z$ M8 V( w
frenzied expansion that characterized the first half of this decade, and are8 q/ h* S. O( Q
poised to show continued growth at a more moderate pace," said Phil Soper,/ m* p% ]  M* Y4 t! u! Q
president and chief executive officer, Royal LePage Real Estate Services.' Q% o; g3 f$ o, Z
"Gone is the sellers' market that we have lived with for some years. We  _. w7 D5 F# M. q- \% |+ M1 k
welcome the more reliable conditions that are characteristic of a healthy
/ m! d5 V, m2 \balanced market."
2 y( x4 Z5 u3 J4 J1 `# a! j7 l- M0 E# t6 S
    Despite the double-digit rise in average national house prices,5 \3 h- c* x5 k# k' H
considerable regional variances were exhibited again this quarter. The shift
$ w6 T$ ^( u- s! v  N- A4 \& @to balanced market conditions, which began in late 2005, has continued( S) T( G  T) ?; i3 d' M) F
throughout most of the Central and Eastern regions of the country. In the core1 |3 ~! x& ~; I' q
energy producing western provinces, the combination of very high in-migration,. L( @8 }7 \% Q/ k
manageable affordability, and a shortage of inventory has driven record
' A' |8 f1 o. X, q- \breaking price appreciations.9 d$ S) s* ~  z7 r4 U

0 A! T2 Z- [& |0 Y, i: y! }    Echoing the second quarter and supported by Alberta's rapidly expanding) _3 i+ ?" l8 `
economy, Calgary and Edmonton led the charge of Canadian cities with the4 `! ^0 @* ]0 p2 Q1 f* D8 z" i
largest house price appreciation in all housing types surveyed." A  C) p* Z: ~% \; {! S
' l. d$ l7 j: B0 i- q* C
    In Ottawa and Toronto, growth remained steady, supported by solid& K% D- X2 Q6 `
economic fundamentals, an increase in available inventory and strong consumer
+ ?6 h# k  K5 aconfidence. While the pace of price appreciation in Ontario leveled off6 Y1 P& Q& n' J# p
slightly, the province's real estate market remains poised for modest growth.
- a& f5 u: Z; mIn Atlantic Canada, new housing and condominium construction offered buyers
5 l! h  z. M& K8 n: ^8 ^7 c* |greater selection at more competitive prices, resulting in a slower rate of
/ I5 }2 \- d/ u3 l& ?3 cprice appreciation when compared with 2005.
( X+ _& J. |, W, u" Y" y0 b3 k) ~( Q: t  e  ~- U9 p
    While the pace of growth in Canada has slowed, the domestic housing: n6 D  Q3 c2 I% H
market is expected to outperform the American market. The economic and+ s  I! \  [) X6 d
financial fundamentals driving the residential real estate sector in Canada
5 P: `9 K# T' {( l0 Lare markedly different than those found in the United States.- N4 k+ Z6 ?0 p
2 Q; z4 ^5 W  h, c/ _6 P
    Added Soper: "Canada's housing market is likely to outperform the) y% R$ `" r) {$ `0 ^
American market through 2007. A number of factors are working in Canada's
; g7 t2 V, B1 S' [8 Cfavour, including healthy personal and governmental debt levels, the
1 }% v0 j. x* W/ t" brelatively modest rise in interest rates in our country, and general
5 `& o% v6 w7 `- x" t% @4 Eaffordability in our major cities. In addition, Americans are now seeing the
0 g: F* w% S0 W9 p0 Odownside of a tax system that encourages maximum homeowner leverage, and# s! {& k% X: P0 g% j
aggressive financial products such as zero- and negative-amortization- L. N2 _- o3 K. x5 F8 E' L. B
mortgages that work only in a high price growth environment."! K+ o8 P: a. G. @# k0 m7 Q( D
& n3 h/ P4 g/ J' ~* b4 Q
    <<4 F: Y& Y% u# z+ T
                             REGIONAL SUMMARIES
/ E8 ]0 d' C$ K: q7 ?6 S0 J    >>- |% E* c9 G" K5 t  c
: J" S8 [% d' y* a
    Balanced conditions continued to characterize the housing market in2 Z& N! d& Q- l; B3 Z
Halifax, as significantly higher inventory levels helped to moderate the rate
: @# u" a& t9 o) d# U1 cof price appreciation. Buyers were increasingly choosy, taking more time
5 ^7 L& C9 y* l, n7 T! U2 I% mlooking for newer, low-maintenance properties that were not in need of
& q" o; R: v7 r2 {! A9 T$ qrenovations., T7 l6 F% E! W- P5 C) x

+ h0 o4 o0 s" i8 B. {    The housing market in Moncton remained healthy and strong as a slight- k$ I$ a: z& D$ U, l  C$ F
increase in inventory helped to moderate the rate of price appreciation
1 b2 w3 M2 j) ncompared to the same period in 2005. Activity was brisk throughout August and/ E& ~7 e, U1 _6 d. k3 z9 J2 Z' U& d8 U
September and is expected to remain this way through the fourth quarter.$ \2 k  R5 N# q

& e% R7 B* A: h% k& F2 t  f    The housing market in Saint John underwent its traditional summer3 I, x8 s" |6 ]) j! @
slowdown in the third quarter, with activity picking up towards the end of the* C/ m6 h* B8 q; x/ _
quarter. The local economy continued to thrive, as construction on a new
9 r) ^+ e+ s, u$ @! v! G9 \& L600,000 square-foot shopping area has begun, bringing several new box stores- f. c* @2 k% M
to the area. Buyers have begun seeking less expensive fixtures for their homes
* U& ^9 \& a- y; X7 H! w: sand are instead opting for more affordable housing options., ~0 g/ E* u( E2 i5 V+ w- a
5 g+ }4 m1 k6 ?! _! V/ p
    In Charlottetown, the housing market started to move towards balanced
- X, h% V# H* \9 @3 Hconditions, as some sellers had to begin to lower the asking prices on their. ^% O+ a  q" _- d8 G: T4 x3 ^+ T
homes to make them more competitive. Activity from out-of-town and US buyers3 ?# |! i9 l( X0 i
was down slightly compared to 2005, likely attributable to the strong Canadian% l6 P% d7 D6 n6 \
dollar. Inventory levels began to creep up in the third quarter, providing* v  H$ U4 z5 M7 i3 {! B3 T
buyers with more options when looking for a home.
' N) m6 i  Z$ f, O- w+ a" A4 @4 z" I: k, m4 g# \5 K4 L& C
    Activity in St. John's slowed slightly in the third quarter, particularly3 L) M" L8 Z1 B. v3 U) _: ^. j( S
among higher-priced properties, where there was a slight over-supply of homes
& q% k: q$ u9 |+ Wpriced over $200,000. Listing periods have increased when compared with 2005,
# i+ \2 t  ^7 w+ Jas some of the pent-up demand that had characterized the market over the last
6 a: j+ w4 U$ D# `few years has been satisfied, resulting in more normal, balanced conditions.; ]8 s8 X) M5 e& b- R6 E# {: H
8 V: P! a9 a: c7 @4 @" y" T& B
    Montreal's housing market recorded modest increases in average house
0 X# G+ b- \' O; N; p3 l3 c2 n$ qprices, due to a slight seasonal slowdown in the third quarter as inventory9 F: i4 k) u: Q3 n: |5 k
levels rose. Part of this can be attributed to the fact that many renting7 [! ^/ @7 ~- d- {
first-time buyers were motivated to close on the purchase of a home by July 1,
2 N# I3 q' J5 c7 r5 j$ cwhen rental leases expire in Quebec. Once this date has passed some of the7 k, N4 U" l( N5 Q! H6 ^* k
pressure is taken off the market, allowing buyers to visit more homes before: E9 M4 L3 u, @- v9 M3 k
making a purchase.
. K% D7 ~; f9 F. d; C: q% t9 C2 F
    Ottawa held its position as one of the country's most stable housing, I/ A5 ?; |# |' }- ?
markets in the third quarter, reinforced by a vibrant local economy and strong
, y7 R3 z6 j0 pconfidence, resulting in modest increases in average house prices. The city/ f9 j. D7 O4 o! V; I
centre remained a bright spot in Ottawa, with homes in this area attracting$ E1 l1 J( u# L9 S0 j# n5 F/ R7 ~
attention due to their convenient location and proximity to downtown
" u/ g. o8 ]! j8 t% f! F5 eamenities.+ x" r+ T; g1 U7 l$ w6 I

* o1 ]( F% S4 d9 e) K7 |    The housing market in Toronto sustained healthy activity levels
% C, Y, U& ]9 }. \# Wthroughout the third quarter, as a strong economy helped to maintain demand8 M9 \6 X  W/ @, `  D" d
across the city, causing average house prices to rise moderately. Toronto has( n9 P: g5 J3 @& o
continued to experience modest growth in average house prices, and has been
* h" H& _( F! o6 Odriven primarily by purchasers who are buying homes as their principle+ @% L# Z, Q% j: N9 g
residence, rather than for investment.' S, V% K" g! U8 t$ ~) v: o

+ o- r# P$ V% J, V) Y" s    The vibrant Winnipeg housing market continued to show its strength as7 M8 f" ]( [( C2 @0 A& |& l
house prices rose during the third quarter. The booming local economy resulted. l- C1 s- o9 O
in a historically low unemployment rate, helping to bolster consumer
8 |* m. `/ g9 o, i6 {6 ]5 Hconfidence and Winnipeg's ranking as the city with the lowest capitalization
: }' n: [; D6 Irate among the country's larger cities - helped to encourage buyers to enter6 k2 r% p( |0 h4 x% H! e( v; X
the market.; _* l. j6 H9 D5 ^8 Z# r5 H! f

. C8 q& n( J6 h; E1 L' G3 ~  m    In Regina, the market experienced a slight seasonal slowdown through0 J! F: H0 a+ x$ s, ~% X. ?1 n
July, as there were fewer purchasers in the market due to summer vacations. In
' G6 l$ @+ X" ~9 p- y0 t6 b$ TAugust, activity resumed to the busy pace previously seen in the spring, G  \, q3 S- }1 p9 i0 T
months, as the influx of purchasers made it more difficult to find a home due; y/ G- O. U- s& D0 \  q# ^
to the shortage of available inventory.
1 y; f( ~0 j" ?' w& x# w# w$ T2 B7 m8 T& j" u# O* [
    Activity in Saskatoon remained brisk as the market maintained its
8 E4 Y, m5 ~' b; m9 Z. Umomentum from the busy spring sales period. The economy in Saskatoon remains7 Y' V2 b# _1 v6 i4 z8 h- w
vibrant, as employment opportunities are abundant with many businesses" |. D3 z' j' g/ s! w' ]; T/ G
struggling to make hires and having to recruit outside the province.7 N2 S2 h& [- g- G6 C( w
. q! D% Z  R  [
    Calgary's housing market recorded blazing average house price increases% ?& w$ P) |8 L0 l* [1 {, j
in the third quarter, in all surveyed categories. The burgeoning economy, low& C" O7 i% x8 u3 I' g
unemployment rates and low inventory levels remained the leading factors that" i& z  W# K, O
pressured Calgary's house prices upwards. However, regardless of the soaring$ M# d! i7 W5 g# ~1 p! T; v( V
prices that characterized the market - even during the typically slower summer7 |8 M. ]: K+ X& W
season - it is expected that activity will become slightly more balanced, as/ H( |/ g& t1 F7 ^) x4 j$ t
buyers are becoming more reluctant to participate in the frenetic activity.

6 z  F- s3 O% J8 p; T' I: r, g9 l0 j8 p( g' y, S$ \
    Edmonton's booming local economy continued to thrive in the third quarter
+ A' A8 [3 n7 c8 `  Ias activity in the oil sands north of the city continued to flourish. Edmonton! j% N. h, \7 i# N
remained the hub of activity for those coming to work in the oil industry,* H  j! ]8 X9 l: b$ W7 w
maintaining tight inventory levels across the city, resulting in prices6 D9 Q- u% ?0 F. q  u
increasing at record levels. However, as inventory levels continued to improve6 j; L; X( c% F$ ?1 F9 ~6 b
in the third quarter the rate of price appreciation should moderate slightly
7 K& J  _9 r* \* btowards the end of 2006.
    2 Z# Z5 y# P2 ~

- l/ g7 s& a1 x" ^) `0 w- {2 |& }2 HWhile Vancouver has seen a slight reprieve from the severe shortage of
. ^9 r- q( ~" I  f: q6 f* @inventory that had previously characterized the market, supply is still unable: m3 s2 j) Z# n- D; M( X
to meet demand, driving house prices upwards. Vancouver has a very diverse
' k0 `7 {0 \8 D8 Q! {group of active buyers - from first-time home buyers to baby-boomers to! t( h+ @4 q, K) F6 m8 v
foreign investors - all of whom fuel the demand for houses, placing added( Z4 W# s6 V4 y6 N) |
pressure on tight inventory levels.7 j& Z/ ~" y( F! J  h' R% F
7 g+ F* Y. A4 \: O( w  N: i
    Victoria's market is vibrant and supported by strong economic  e1 Q- l4 e- }8 E; f2 i- ^
fundamentals, fuelled by a booming tech sector and a migration of young people% R' q5 x4 h; l0 Q
into the city that has continued to support the area's house price increases;
. g0 d+ `7 H1 J* o* p# k# |while increased inventory levels have afforded buyers more time when searching1 ^6 ^+ f3 A; f  z
for a home, helping to normalize the market's pace.
! P- _0 m7 `; a8 e/ |3 [; F
% U4 w. U9 x1 f4 x    <<0 v3 p. U9 r( a
      Survey of Canadian Average House Prices in the Third Quarter 2006  C3 i: h! f- L4 B# G9 U3 q

" Z$ K' R3 B7 y  b, H    -------------------------------------------------------------------------( z' u, e2 Z3 j6 m) v' g1 g6 M$ b
                 Detached Bungalows                Standard Two Storey7 ^' P6 j" T+ P, I
    -------------------------------------------------------------------------
( r5 z7 x7 u( c+ @8 ?                     2006 Q3     2005 Q3    Bungalow     2006 Q3     2005 Q3
$ W  g3 H2 M$ j    Market           Average     Average    % Change     Average     Average
& W, Y) M- L( }2 `0 J: I    -------------------------------------------------------------------------
0 s- U$ B/ }$ j: X    Halifax          186,333     173,333        7.5%     198,667     199,0008 x+ i* h  r" _+ c7 Q6 ]
    -------------------------------------------------------------------------
; l# U* b" t" y4 I8 f6 t4 ?    Charlottetown    145,000     141,000        2.8%     175,000     170,0002 m; ?8 ~6 H; d* N& \
    -------------------------------------------------------------------------# J) Q* P; f  W; h
    Moncton          135,000     127,000        6.3%     129,000     123,000& t3 R( N! t& R7 _; p9 Q3 [9 j
    -------------------------------------------------------------------------. o( H# a# b4 V8 M9 m9 d
    Saint John       141,200     142,900       -1.2%           -           -
% o2 ]5 e+ t2 C* J3 I- G    -------------------------------------------------------------------------5 b4 s" ?8 X4 k3 D1 F
    St. John's       143,667     142,667        0.7%     200,667     202,333$ C8 Z, [  i, J: |- M; [
    -------------------------------------------------------------------------% n5 F1 W8 H6 p9 R
    Atlantic         150,240     145,380        3.3%     175,833     173,583- M- e3 l" |$ Z! S
    -------------------------------------------------------------------------
# d# U* ^. W7 W- W    Montreal         213,691     203,500        5.0%     321,141     316,1859 a* n! g' U! y! B3 a6 |
    -------------------------------------------------------------------------/ E+ F* {1 h; i
    Ottawa           290,083     278,417        4.2%     285,667     273,250! {4 w* R8 s( A  v+ ?# f
    -------------------------------------------------------------------------2 H( W5 u" M6 `
    Toronto          373,368     355,882        4.9%     481,523     474,766
8 u0 D+ ~% X! p    -------------------------------------------------------------------------$ b( s' J( I" S5 H# M8 h9 ^
    Winnipeg         181,579     159,860       13.6%     202,337     180,707
/ u* @, }# V: G" W8 v6 z1 N    -------------------------------------------------------------------------
2 W' f2 O& x+ h    Saskatchewan     170,667     156,083        9.3%     182,600     166,500
5 ]0 X7 Y; y! B* p7 ~) Y+ H# ^    -------------------------------------------------------------------------
- B) @  E7 h  a3 n6 }/ v  A( f. C% t    Calgary          395,067     252,411       56.5%     405,778     264,3893 u, A0 N7 a: S( ]- o8 @. Z
    -------------------------------------------------------------------------
; W) @0 n9 l. m9 s1 }( W& R    Edmonton         286,857     194,857       47.2%     316,429     206,714  N. j: R8 \/ V) Q4 R0 c' ^
    -------------------------------------------------------------------------1 Q  i3 I) ~6 A  u9 I) D" g9 G
    Vancouver        704,250     601,000       17.2%     794,000     697,500
1 V) ^% ]1 c: U1 |: H0 }    -------------------------------------------------------------------------* N" c: u9 [; {( D- t9 N9 s4 F
    Victoria         375,000     348,000        7.8%     403,000     391,0005 ^& p# z9 M% x7 l  T# g
    -------------------------------------------------------------------------
/ |7 k" q" K( q9 S. F    National         300,365     258,202       16.3%     365,380     322,860; J, n2 {+ Q! M8 y) ~. ^, `9 n
    -------------------------------------------------------------------------1 C! M7 C* a! M

3 ^& J) c/ }* u* f1 A2 b4 [2 O9 C    -------------------------------------------------------------  Q( P( b' f" e/ c. \& G( L5 U( w
                               Standard Condominium
& ^- ^( ]) N* E& e    -------------------------------------------------------------
" ~2 d. P( e  t                    2-Storey     2006 Q3     2005 Q3       Condo
! }, ~. u' L- y- s    Market          % Change     Average     Average    % Change3 ]% S/ q. E* p" z# l
    -------------------------------------------------------------
/ A2 @+ U  ]1 A1 x    Halifax            -0.2%     142,000     103,000       37.9%
3 l" |$ i( P7 B8 T# X9 s    -------------------------------------------------------------7 v( }# Z* D, |' K: P& w
    Charlottetown       2.9%      98,000      98,000        0.0%
; O( F- p" v) q: g0 e! }    -------------------------------------------------------------3 Z. H  |- @0 K) V% |
    Moncton             4.9%           -           -         N/A
, r; h+ s: _* M8 z- _    -------------------------------------------------------------
: W3 ?; K( e; ~6 n    Saint John           N/A           -           -         N/A! Y! D/ `9 F  q, |1 d! k" K. D
    -------------------------------------------------------------
' t3 l6 n1 H* x+ y* x    St. John's         -0.8%     146,333     145,667        0.5%
9 L* \1 e+ r* d% v/ Z: e    -------------------------------------------------------------6 V' s8 b* e% o5 O/ x
    Atlantic            1.3%     128,778     115,556       11.4%
, X) U; ~' ^, b% \, M    -------------------------------------------------------------, x' A# O$ A- x$ E% Q# p! r
    Montreal            1.6%     193,190     188,016        2.8%
  u0 X. \0 b: Y9 F$ J. }: z+ r    -------------------------------------------------------------
, s) a* G3 v6 W! X- R7 L) p    Ottawa              4.5%     181,083     172,250        5.1%
3 C# ?9 b6 j- f- f$ M    -------------------------------------------------------------2 g1 g7 ^. @, b2 G/ T# g' O% R
    Toronto             1.4%     252,088     242,918        3.8%
' Y0 Y3 m2 U0 V( {7 m  V  E    -------------------------------------------------------------
4 ?/ [/ j  O2 o5 F$ U* o" j    Winnipeg           12.0%     105,648      96,008       10.0%
8 K9 m2 K$ v( I4 a    -------------------------------------------------------------
2 g, E8 Z3 o- @; t4 m    Saskatchewan        9.7%     106,250     101,000        5.2%
. I9 _. c* F0 A    -------------------------------------------------------------
4 c  ]" N9 X+ O) K    Calgary            53.5%     245,844     153,867       59.8%
6 d& I1 `1 K" j    -------------------------------------------------------------
. N0 L  T) n* o6 w    Edmonton           53.1%     200,433     131,500       52.4%1 J' K8 }# p. F
    -------------------------------------------------------------
. R7 ]2 G& w" M  R    Vancouver          13.8%     366,250     323,250       13.3%
+ D- ^5 }3 e1 @. K- N0 E    -------------------------------------------------------------
$ p+ P7 q' R5 f$ A" S    Victoria            3.1%     229,000     220,000        4.1%, _# Q4 s- j# G! C
    -------------------------------------------------------------
% m0 M" d3 d+ W& K* t) c! A    National           13.2%     211,562     185,296       14.2%( k0 l' P4 B& ]( c* H: J$ h! e
    -------------------------------------------------------------
% G- r9 q5 U) T/ S) t0 X    >>; m' M5 |9 Z/ m; M- _6 a

' G3 h2 e9 _/ C: E$ W4 L$ e+ `    Average house prices are based on an average of all sub-markets examined
- f/ m; K* s' x: {) [* Iin the area, except for the smaller markets of Charlottetown, Moncton, Saint
+ q( c, _$ I6 }John and Victoria.# j* p% B1 ?* \8 R+ T
5 H3 |! X9 u  Y6 ?
    The Royal LePage Survey of Canadian House Prices is the largest, most
2 y5 a* t% I4 Y& q/ c3 T8 ucomprehensive study of its kind in Canada, with information on seven types of
# _6 N( V9 J! nhousing in over 250 neighbourhoods from coast to coast. This release
0 k& H) I& k& T0 _, N* zreferences an abbreviated version of the survey, which highlights house price
* o, {. o8 K5 T/ H" r9 f3 X8 ftrends for the three most common types of housing in Canada in 80 communities
. e7 u8 U! V6 ]1 n+ ]across the country. A complete database of past and present surveys is* j5 {9 A0 [+ X8 ~
available on the Royal LePage Web site at www.royallepage.ca, and current
* E1 Q! \3 q( u$ I( M+ hfigures will be updated following the end of the third quarter. A printable; L" Z" Z) X# v7 g0 |; J5 H% Q' N( c% c
version of the third quarter 2006 survey will be available online on
/ ?* |, o% X5 O$ t; c& sNovember 15, 2006.. k8 B1 U4 B. ^* Y
    Housing values in the Royal LePage Survey are Royal LePage opinions of4 M7 T+ B" R( {: Q& Z
fair market value in each location, based on local data and market knowledge0 k" ?8 b% v$ o' @! v
provided by Royal LePage residential real estate experts. Historical data is3 k  N$ k  K" p, \3 P7 v
available for some areas back to the early 1970s.
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