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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
4 k( F& p2 j' x& r3 I
2 O" z; Q. u) y  r; G/ l0 L- Country's market poised to show growth throughout 2006 -! \* \5 l. M8 l8 V7 E9 u
, `/ y; m" l# s' B
    TORONTO, Sept. 28 /CNW/ - For most of Canada, the housing market
% O: q7 e2 \: e5 uexhibited moderate price increases and stable unit sales during the third( v* V- ?0 _  H
quarter. Wide regional variances continued to be the dominant characteristic4 w; k7 @) z1 ?, z' K( A
in the market, exemplified by frenzied levels of activity and double digit1 A0 G6 L) w1 D. j3 c' A
price gains observed in the energy and commodity rich Western provinces, and
: w- {  x# t/ ?' o# H6 R2 Mmore reasonable sales volumes and moderate price appreciation in Ontario,
) O6 i  P* e( S4 `8 i" qQuebec and Atlantic Canada, according to a report released today by Royal- ]' @6 ^9 X5 J
LePage Real Estate Services.
6 `' X2 t: `4 |0 g! b
. }3 W( P: f9 F  Y7 s    Nationally, market trends established through the first three quarters( }7 D# j: z  N1 k
are forecast to continue for the remainder of the year. Robust economic; j2 p$ C; K  h2 G6 V9 e
conditions, low unemployment rates, modestly growing salaries and wages, and5 G1 h9 [8 m( v5 Y  |% n
sound consumer confidence contributed to the overall strength of the" \0 `9 B6 q; M& x) L
residential real estate sector.
0 ^1 N! w* G9 h$ E8 }+ Y1 r9 E( ?( j' j' b% l  ?# W0 I- i% K
    Of the housing types surveyed, the highest average price appreciation
! A2 g- e* U" L3 R& j; loccurred in detached bungalows, which rose to $300,365 (+16.3%)
# F! u, \0 D; ayear-over-year, followed by standard condominiums, which rose to $211,562
, [% g( f5 `) y5 u+ t( \(+14.2%), and standard two-storey properties, which increased to $365,3809 L% S5 S- _2 \% K6 s: R% s
(+13.2%).
& P! J4 I0 S6 }! N/ f6 R& s
2 \( o6 A' h% o" g    "Canada's sturdy housing market continued to demonstrate steady growth
) g, K' b2 j+ r1 ?2 u: r" r2 Bduring the third quarter. For all but the west, we have moved on from the
* ?" O8 E' W% |$ O/ A) |frenzied expansion that characterized the first half of this decade, and are9 X  s$ Q  f; ~5 O. K$ E2 Y
poised to show continued growth at a more moderate pace," said Phil Soper,- C# m) R( `2 ^6 k
president and chief executive officer, Royal LePage Real Estate Services.% H5 @" r: n; w. i/ `% e
"Gone is the sellers' market that we have lived with for some years. We
. O! f: A) h3 K! _6 Zwelcome the more reliable conditions that are characteristic of a healthy
; G4 x4 U. H! k; O+ _8 s" cbalanced market."
  v) M# ]( m( b# F) I( ~# w1 l$ F8 n# ~3 t8 g
    Despite the double-digit rise in average national house prices,* J8 S6 U; t  P( s+ E
considerable regional variances were exhibited again this quarter. The shift. i' d, y: ?1 H0 g
to balanced market conditions, which began in late 2005, has continued8 }9 s3 i' f2 f" o0 P
throughout most of the Central and Eastern regions of the country. In the core
4 ?8 b% c( n9 V: W7 a/ y6 y# M/ Xenergy producing western provinces, the combination of very high in-migration,) s) V  ?+ E, e- k' }+ }
manageable affordability, and a shortage of inventory has driven record% q: p9 l& g2 G( C
breaking price appreciations.
7 Y( v) g- x/ D
# i( o7 y2 y  ~* @    Echoing the second quarter and supported by Alberta's rapidly expanding
2 m" O! Y" h, |4 s* oeconomy, Calgary and Edmonton led the charge of Canadian cities with the
, [: _) r+ W5 W* v6 ?3 G' clargest house price appreciation in all housing types surveyed.% B" b9 J7 Z; ]  t% S; y

' f" f. u$ j! {  `    In Ottawa and Toronto, growth remained steady, supported by solid
- f3 t3 N+ C; e6 i7 Zeconomic fundamentals, an increase in available inventory and strong consumer& _; k! }* K- k; x0 N, C) r6 l' O
confidence. While the pace of price appreciation in Ontario leveled off) K$ p5 c- W# T4 i1 @0 o
slightly, the province's real estate market remains poised for modest growth./ D, t: V3 @  a- s" d& b5 N( U
In Atlantic Canada, new housing and condominium construction offered buyers: A. t, E/ i) Q* R
greater selection at more competitive prices, resulting in a slower rate of
; Z% [' o1 U. {$ \; E: y" iprice appreciation when compared with 2005.
) P5 }0 T* G% H, ?
7 ]( _3 H7 e0 ~    While the pace of growth in Canada has slowed, the domestic housing
/ h  ^+ o( Z  f0 G& Omarket is expected to outperform the American market. The economic and: J' l% b+ d/ J# W; n
financial fundamentals driving the residential real estate sector in Canada
9 V, O4 j# }  G6 Oare markedly different than those found in the United States.
2 v9 [% C2 Z/ y- X
( _  a, z. U4 n! F2 y; {    Added Soper: "Canada's housing market is likely to outperform the- A4 G2 r) n( |
American market through 2007. A number of factors are working in Canada's3 P% p/ z& ^3 w
favour, including healthy personal and governmental debt levels, the
# ]0 g/ |% m5 l% O8 E4 M2 hrelatively modest rise in interest rates in our country, and general
5 u, k, H' q% z$ t" c% I3 @affordability in our major cities. In addition, Americans are now seeing the# j6 ^& M" K) X
downside of a tax system that encourages maximum homeowner leverage, and+ _8 ^1 H6 a. J  |+ p5 k
aggressive financial products such as zero- and negative-amortization& t- Y! m2 A3 s
mortgages that work only in a high price growth environment."
8 x8 x1 L  D8 \4 ]9 U0 |" y( m
4 r8 D  R* r1 y' I! A5 t8 t% [: D    <<2 W6 ^2 I" T' m% {7 {0 R4 o; W
                             REGIONAL SUMMARIES! o- J) |4 q0 N+ I
    >>8 N. P6 H2 ?. v: m* _
1 l7 K2 ~% L4 ^( J
    Balanced conditions continued to characterize the housing market in
7 j6 m/ x; t4 O. |& [; g; F" Q0 _: wHalifax, as significantly higher inventory levels helped to moderate the rate
: t) Q+ q4 j- ?- C5 Nof price appreciation. Buyers were increasingly choosy, taking more time
5 S) E' V, r* G  p; k8 Flooking for newer, low-maintenance properties that were not in need of
1 c/ t9 C' O2 p) U  z* x" urenovations.
0 `. A% ]3 b% Z/ ]9 v" Y/ g3 c7 T
    The housing market in Moncton remained healthy and strong as a slight: G  }% U+ p6 J: x! C: x
increase in inventory helped to moderate the rate of price appreciation% j4 Y7 _! I, P  {( o
compared to the same period in 2005. Activity was brisk throughout August and
/ {& d, g5 m7 N2 z+ _( LSeptember and is expected to remain this way through the fourth quarter.
  O: }- m3 J( _8 F5 U$ S3 {6 P: \8 E- z) c, Z
    The housing market in Saint John underwent its traditional summer6 z; |2 v9 P; ~
slowdown in the third quarter, with activity picking up towards the end of the- O7 s4 C3 g; ]" E
quarter. The local economy continued to thrive, as construction on a new6 ?6 N: P# f) @. _& C- H* u, `
600,000 square-foot shopping area has begun, bringing several new box stores* a2 Q9 H. o! u5 G' e8 I
to the area. Buyers have begun seeking less expensive fixtures for their homes7 z; O; k5 k( K9 N; ~  R
and are instead opting for more affordable housing options.2 K6 b2 `5 I; e; q
6 v- t6 v) P' [9 x# k+ [7 V% u
    In Charlottetown, the housing market started to move towards balanced
5 h. @6 U: v2 f0 l# qconditions, as some sellers had to begin to lower the asking prices on their
: a4 w  f) ^! `# K6 @( q' Qhomes to make them more competitive. Activity from out-of-town and US buyers
# ^" o6 l, o8 ]; l4 [was down slightly compared to 2005, likely attributable to the strong Canadian9 P& C2 j% k2 E, W" D( e0 m
dollar. Inventory levels began to creep up in the third quarter, providing6 c. @1 k0 ?2 C! M; f$ O& e
buyers with more options when looking for a home.1 Z2 z  r& I' [0 a

. a/ p6 h5 T( t( Y( K    Activity in St. John's slowed slightly in the third quarter, particularly# l: I9 W6 M, q& s. r. c. T
among higher-priced properties, where there was a slight over-supply of homes
& ]2 I' S6 u& @priced over $200,000. Listing periods have increased when compared with 2005,1 F# C* o5 w$ d- m2 O7 C8 I3 V
as some of the pent-up demand that had characterized the market over the last
, u( N: q  Y! f: a) Pfew years has been satisfied, resulting in more normal, balanced conditions.
8 o) t3 d8 P8 j$ b1 w: Y, L4 }9 h% w8 ?6 d/ v
    Montreal's housing market recorded modest increases in average house
0 {7 S: M2 {& |: j1 I" B1 P. [! xprices, due to a slight seasonal slowdown in the third quarter as inventory
" o% k6 }2 X/ d9 Qlevels rose. Part of this can be attributed to the fact that many renting
' @: H' B8 H) A$ Z2 Rfirst-time buyers were motivated to close on the purchase of a home by July 1,3 X/ I0 Y. L3 Z& S9 d0 U
when rental leases expire in Quebec. Once this date has passed some of the" e  ?6 S% _2 V) l7 m& Z
pressure is taken off the market, allowing buyers to visit more homes before$ K7 z. m6 h7 R4 G  l
making a purchase.) ?( @7 j8 L( B% N

- Q# e- y1 |7 X    Ottawa held its position as one of the country's most stable housing
5 p  M9 f( \' N' Y' Y+ Dmarkets in the third quarter, reinforced by a vibrant local economy and strong( z( Z$ e% y7 B* [% w, f, v( u
confidence, resulting in modest increases in average house prices. The city
/ e2 W6 O7 S7 E7 B5 Scentre remained a bright spot in Ottawa, with homes in this area attracting
% i9 r/ C  n2 u0 J  x4 v$ Pattention due to their convenient location and proximity to downtown
8 [' S" h8 \- a& m  W  zamenities.
+ i, M; D. y5 C! X! t. V
0 f* t# m7 J2 O    The housing market in Toronto sustained healthy activity levels, W" ?: y3 w, z, L# P2 m
throughout the third quarter, as a strong economy helped to maintain demand
  S' W, n8 p( W# vacross the city, causing average house prices to rise moderately. Toronto has9 {' N: ^; d' _0 ^! x  n$ U9 z4 T
continued to experience modest growth in average house prices, and has been
5 c+ u# i4 F/ B& \0 tdriven primarily by purchasers who are buying homes as their principle
7 Q8 |0 i! }" E1 ~; M7 I" Iresidence, rather than for investment.
1 G0 e/ @: O. p% Y6 V& \. [" i& ~. t! j0 `( q# Y- E" s
    The vibrant Winnipeg housing market continued to show its strength as
% H; `, g8 O/ U4 x3 ]house prices rose during the third quarter. The booming local economy resulted5 w9 d, s& S  [9 `7 m
in a historically low unemployment rate, helping to bolster consumer
# r+ q9 G% g. i7 {confidence and Winnipeg's ranking as the city with the lowest capitalization6 P. g: k4 ~3 a  Q- l2 x, r
rate among the country's larger cities - helped to encourage buyers to enter
7 N) V' J" `6 |$ F4 b1 zthe market.
% T* K! F+ e: K1 U0 ~8 T: E* S) _" ]4 s4 P( _( b
    In Regina, the market experienced a slight seasonal slowdown through0 q; v' {7 D$ }* B- V
July, as there were fewer purchasers in the market due to summer vacations. In
" W+ ?; N6 N$ y2 LAugust, activity resumed to the busy pace previously seen in the spring% L# V6 r8 {3 F
months, as the influx of purchasers made it more difficult to find a home due3 C& V6 I1 Y% |/ a/ S
to the shortage of available inventory.
( r" x# m- b$ W, M
4 ]$ z9 ]' K8 Y$ q" H( S7 [& S    Activity in Saskatoon remained brisk as the market maintained its
: r% L/ B1 k( N0 g. v1 f) Wmomentum from the busy spring sales period. The economy in Saskatoon remains
# b( G" S' b% R- w, Uvibrant, as employment opportunities are abundant with many businesses9 X" y% |) @' N9 }+ z: h
struggling to make hires and having to recruit outside the province.# c6 E0 M3 r5 \7 m: Y8 ]/ z5 m

3 S- ~6 Y" M- j    Calgary's housing market recorded blazing average house price increases
& p* q% D1 e  C% Din the third quarter, in all surveyed categories. The burgeoning economy, low2 W' V+ O: U( ?( Z1 Y- Y0 V/ X
unemployment rates and low inventory levels remained the leading factors that" C; W! t5 k% K1 Y  X2 Z
pressured Calgary's house prices upwards. However, regardless of the soaring
6 [. i; u. d3 }; wprices that characterized the market - even during the typically slower summer
- X; z$ m5 N1 ~3 F/ T- Wseason - it is expected that activity will become slightly more balanced, as
- A) h- I# r7 g: J1 abuyers are becoming more reluctant to participate in the frenetic activity.

$ e( t" h* Z6 e
4 `3 t: n4 |6 B/ C/ U6 Z1 W$ a    Edmonton's booming local economy continued to thrive in the third quarter: \) Y$ ?) V* P5 s
as activity in the oil sands north of the city continued to flourish. Edmonton
  B! d9 M9 L# O4 Gremained the hub of activity for those coming to work in the oil industry,4 p* d2 \& v  \
maintaining tight inventory levels across the city, resulting in prices$ Z+ X; P* o0 L
increasing at record levels. However, as inventory levels continued to improve" p  |/ z/ }* U7 d7 V8 n4 u9 |
in the third quarter the rate of price appreciation should moderate slightly
! X. l! I' @- A) S/ N, v' stowards the end of 2006.
    4 \& I2 x' T) _% w1 k  f
5 h& j+ P8 ^5 ?1 O. \  ~3 S2 Z
While Vancouver has seen a slight reprieve from the severe shortage of( Y8 n* h: l- E! i7 K% s
inventory that had previously characterized the market, supply is still unable( b- q  I3 L$ @/ k
to meet demand, driving house prices upwards. Vancouver has a very diverse: \" x7 D/ [' v. ^1 C% x4 k
group of active buyers - from first-time home buyers to baby-boomers to
+ \1 X! Z1 p" h. _& Hforeign investors - all of whom fuel the demand for houses, placing added
0 B( O4 G2 M. apressure on tight inventory levels.
% w1 O% B5 d6 o% _8 q8 x# J1 G" w) O
    Victoria's market is vibrant and supported by strong economic) l4 O4 g3 g  t7 }% W1 C* m6 z$ T
fundamentals, fuelled by a booming tech sector and a migration of young people
9 s' i7 E' B$ q' d: dinto the city that has continued to support the area's house price increases;
4 j3 u  ~& U, d0 cwhile increased inventory levels have afforded buyers more time when searching
9 V0 F* O7 q! c5 ffor a home, helping to normalize the market's pace.9 c2 a+ _  m  v& J4 h) h
# p" ^3 q$ w$ Z! o
    <<
" i: y$ M8 i$ {4 N; X3 y      Survey of Canadian Average House Prices in the Third Quarter 2006
) z) f9 d$ w5 s( x) i% z, D0 H9 ?' S. s4 y5 v8 N" A* ^* x
    -------------------------------------------------------------------------
! I1 x# A; E: c/ p: u                 Detached Bungalows                Standard Two Storey
  i/ ?- c" i$ H* g- n' u; l3 D    -------------------------------------------------------------------------
" L- ^- I- @; n9 `                     2006 Q3     2005 Q3    Bungalow     2006 Q3     2005 Q34 D2 Q, J+ E$ v2 o. R4 {2 o% z
    Market           Average     Average    % Change     Average     Average5 K9 a0 _! ?( k4 q( Z* Z5 a1 q: _
    -------------------------------------------------------------------------; O- {8 j& w- V, \6 A
    Halifax          186,333     173,333        7.5%     198,667     199,000
0 |6 e' x$ q5 F/ Q& V0 `: Y    -------------------------------------------------------------------------0 R/ |* S) r, ~, s+ _
    Charlottetown    145,000     141,000        2.8%     175,000     170,0002 m9 Z+ X9 \/ Q# N4 Q( o6 ]3 w) s
    -------------------------------------------------------------------------
' K9 {. ^% {# `" F    Moncton          135,000     127,000        6.3%     129,000     123,000
6 n* L( x4 _( j) c    -------------------------------------------------------------------------# k4 J; x: R" ], D% I* Z& P
    Saint John       141,200     142,900       -1.2%           -           -
9 g6 {5 m* w# Y/ `. ^9 j! y    -------------------------------------------------------------------------) X! K7 G" W! C, Y, P* E2 X/ t
    St. John's       143,667     142,667        0.7%     200,667     202,333( w( b& p' V: B* |: ]' B
    -------------------------------------------------------------------------. g8 Q5 R$ _8 ?# n* J9 P1 ?
    Atlantic         150,240     145,380        3.3%     175,833     173,583
5 z- J3 R. y  q; e: d5 t    -------------------------------------------------------------------------
- m  P/ e. ]. I    Montreal         213,691     203,500        5.0%     321,141     316,185# ?- b. M( m$ `0 n
    -------------------------------------------------------------------------
, |+ F9 W% n6 r' z    Ottawa           290,083     278,417        4.2%     285,667     273,250
7 D$ W' a' K  u% V5 m    -------------------------------------------------------------------------6 e$ l' s2 Y  ^- E7 @6 ?- a2 U
    Toronto          373,368     355,882        4.9%     481,523     474,766
6 |1 `6 n" h* V, j2 G2 |& {# [4 `    -------------------------------------------------------------------------
' k- ?( G7 D* a' `" O2 E; I5 _. c    Winnipeg         181,579     159,860       13.6%     202,337     180,707
8 N% k* g- F3 {. x' @# ~8 {" j    -------------------------------------------------------------------------/ s, c% L' L- X9 x' O4 m
    Saskatchewan     170,667     156,083        9.3%     182,600     166,500
% g( H3 e: E0 \4 }( p- _    -------------------------------------------------------------------------' l6 h0 Y/ ^( k; g! _5 L
    Calgary          395,067     252,411       56.5%     405,778     264,389$ {, u7 A, o3 w. V7 ?
    -------------------------------------------------------------------------
, s, p1 Q) s( x* u! B8 Z; u    Edmonton         286,857     194,857       47.2%     316,429     206,714. c; W2 X7 I$ o/ P3 I3 |( [
    -------------------------------------------------------------------------
2 `6 V  y0 t+ A/ {% o) a. Z5 C    Vancouver        704,250     601,000       17.2%     794,000     697,500* }3 o" I0 L0 v* p, e
    -------------------------------------------------------------------------
' y7 i4 A- Q; {: g& C4 p, }  k% }- @    Victoria         375,000     348,000        7.8%     403,000     391,000+ E! |+ `0 G) N9 g
    -------------------------------------------------------------------------
' A6 b1 }% U" b5 z8 a    National         300,365     258,202       16.3%     365,380     322,8600 w! c; _, w+ p+ I2 [0 E7 G
    -------------------------------------------------------------------------
& F' l( Y& ]' ?& E6 h# D8 M% s* u" O5 x: t1 d5 k% ?$ \$ o
    -------------------------------------------------------------  ~/ ~* i3 m5 ?! J( z7 g- g1 z7 }
                               Standard Condominium
; i+ v3 z% b0 D6 q    -------------------------------------------------------------8 c* C( o% u5 F
                    2-Storey     2006 Q3     2005 Q3       Condo0 ^1 o; q2 `$ S4 q$ y
    Market          % Change     Average     Average    % Change
- b! G' g; b0 P( L# ~    -------------------------------------------------------------0 [& v1 p, E! B
    Halifax            -0.2%     142,000     103,000       37.9%
. |: {+ ^  s  g4 r    -------------------------------------------------------------$ G" ?: i4 y  w1 S5 D/ {0 A# Y
    Charlottetown       2.9%      98,000      98,000        0.0%
9 }$ Q: m" N, s0 ^3 f0 F" U    -------------------------------------------------------------8 a4 B- B6 P* u  H8 L
    Moncton             4.9%           -           -         N/A
1 x" {0 F9 z9 U0 b    -------------------------------------------------------------
# I* @5 @' p' c$ O& Q6 @    Saint John           N/A           -           -         N/A
" S8 J8 c$ p* r# Y& z* V+ y( j& n    -------------------------------------------------------------
- D9 n; m8 q! a8 f( r5 s4 U- K    St. John's         -0.8%     146,333     145,667        0.5%' f, ]- B  }2 m$ J1 Q  Q: T
    -------------------------------------------------------------( |1 x  Q+ u, O, I/ I: q$ x% t
    Atlantic            1.3%     128,778     115,556       11.4%
  g0 |% A0 W3 o+ d8 S1 g    -------------------------------------------------------------
* g9 z% r2 H+ `2 m# i    Montreal            1.6%     193,190     188,016        2.8%
6 z# {9 z( J6 t( [$ m, A    -------------------------------------------------------------4 k. w* p. Z5 p& ^7 k
    Ottawa              4.5%     181,083     172,250        5.1%
( N% \# d/ d* I    -------------------------------------------------------------
) h  l: s( B7 f6 D5 x" H- `    Toronto             1.4%     252,088     242,918        3.8%
# G. h8 l+ _8 x+ T1 s, c+ t& N7 m    -------------------------------------------------------------: |* I: h2 h& }, g' A8 m$ n, T
    Winnipeg           12.0%     105,648      96,008       10.0%
( E+ j5 h3 ~+ X6 V, h/ ^    -------------------------------------------------------------
* i. M' e% q  ?! A    Saskatchewan        9.7%     106,250     101,000        5.2%/ Q! ]& k$ ^: c  f* F( X" y7 w7 w
    -------------------------------------------------------------; D7 N+ N+ C+ L$ J
    Calgary            53.5%     245,844     153,867       59.8%3 S) p+ Y5 `6 ~# Q4 J
    -------------------------------------------------------------' F3 l" k) e: ^  h
    Edmonton           53.1%     200,433     131,500       52.4%
0 V0 m8 Z2 s4 N# Y* t    -------------------------------------------------------------( I$ j: e4 U  }
    Vancouver          13.8%     366,250     323,250       13.3%" s  @% B1 j* {  Z# x; l
    -------------------------------------------------------------( q0 z# P* K* ?* U% @( m/ s5 a
    Victoria            3.1%     229,000     220,000        4.1%' r1 `9 y5 m% J$ Z
    -------------------------------------------------------------
. Y( A) j- y2 u$ b$ f5 A' b) ~; d$ \    National           13.2%     211,562     185,296       14.2%) I) l- Z2 D% q6 ~+ R) M, U) s( L+ a
    -------------------------------------------------------------$ F5 F* |# D" T# Y1 g8 T
    >>& Z6 Q7 a8 C3 n) q4 k0 [

4 j, ~$ {( Z9 X# N    Average house prices are based on an average of all sub-markets examined
" O$ o& e( w% Y$ ^in the area, except for the smaller markets of Charlottetown, Moncton, Saint- S& X2 L, n9 [' P; N
John and Victoria.' G) z/ N7 ?* e

9 G# E+ Q% {' y, a- k    The Royal LePage Survey of Canadian House Prices is the largest, most
7 l) {# y5 i6 Ucomprehensive study of its kind in Canada, with information on seven types of
' J' ]  [7 K- }4 Z4 whousing in over 250 neighbourhoods from coast to coast. This release3 w4 `) `5 G- J* X  e( j* j" p
references an abbreviated version of the survey, which highlights house price
- I; F* H- W. L7 m# Y  m- vtrends for the three most common types of housing in Canada in 80 communities
& j4 @/ x0 _/ a  v" jacross the country. A complete database of past and present surveys is
* F! c2 v  i- P- s1 {4 Kavailable on the Royal LePage Web site at www.royallepage.ca, and current
- }' Z! i- t2 q% Gfigures will be updated following the end of the third quarter. A printable. Q, e: ~: e* A  [" B' p" E% k
version of the third quarter 2006 survey will be available online on9 {4 A; U! y8 F* \1 J8 k+ l  D
November 15, 2006.$ r) q- {2 S  W: ]; w
    Housing values in the Royal LePage Survey are Royal LePage opinions of
& b/ Z* |2 |# T" S" V* q7 ^fair market value in each location, based on local data and market knowledge
) H. E" b6 I( h. Q& j! mprovided by Royal LePage residential real estate experts. Historical data is
2 H+ E/ C0 H5 P5 Y' J) ]available for some areas back to the early 1970s.
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