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Canada's housing market both vigorous and stable + u8 g O5 U% ?2 \; @" V
+ A3 w' `. Z; t) j* a; a
- Country's market poised to show growth throughout 2006 -* m! U2 E/ d& D3 C. m; v
0 I* t2 Z. L* s# j4 L TORONTO, Sept. 28 /CNW/ - For most of Canada, the housing market
$ R) n7 q3 |) G' M/ ?exhibited moderate price increases and stable unit sales during the third
/ ?2 v. W3 I! V9 [( n# f2 n. F' kquarter. Wide regional variances continued to be the dominant characteristic3 [+ n5 A' b# W
in the market, exemplified by frenzied levels of activity and double digit X& T2 ^: c( R% i
price gains observed in the energy and commodity rich Western provinces, and
: h" f4 D% L2 U6 j5 Cmore reasonable sales volumes and moderate price appreciation in Ontario,7 Z1 Y6 Q! J; c, \% H
Quebec and Atlantic Canada, according to a report released today by Royal9 }; ^# c0 N) U5 U5 |
LePage Real Estate Services., F1 n8 Y6 ?3 h& u( ]; T: s0 w
, m; z) n% d6 o( f# {6 n, I3 j Nationally, market trends established through the first three quarters' }) h ]$ E3 u4 y
are forecast to continue for the remainder of the year. Robust economic
% G' X6 b' d1 Y( o& ^conditions, low unemployment rates, modestly growing salaries and wages, and8 l+ ^2 T% H4 ]- ^
sound consumer confidence contributed to the overall strength of the
% P& Q! X4 t( [( {1 K) Zresidential real estate sector.
% W" _6 o+ Q! x. H6 w/ d" u& K1 f l# A5 C; U1 `( |' _
Of the housing types surveyed, the highest average price appreciation ]& ?! B% d! m6 _4 f' V! S/ Y" {
occurred in detached bungalows, which rose to $300,365 (+16.3%)
1 c3 Y5 J2 [0 E6 ?year-over-year, followed by standard condominiums, which rose to $211,5627 W: m. h! `; W; I: b; R; J% f& ^
(+14.2%), and standard two-storey properties, which increased to $365,380
) r6 w$ H2 y! e+ S& y0 p! B* I(+13.2%).+ T( @& s2 d9 V5 q
8 b7 z/ B' n( z4 \ "Canada's sturdy housing market continued to demonstrate steady growth. d, D# m1 U! Q3 N( B
during the third quarter. For all but the west, we have moved on from the
; R0 }5 a9 l J& L' Afrenzied expansion that characterized the first half of this decade, and are
) H8 C, G o2 {2 }5 ?poised to show continued growth at a more moderate pace," said Phil Soper,
% i6 r# u2 y# [. \6 ^, R/ A5 ?president and chief executive officer, Royal LePage Real Estate Services.
' ]9 q. @5 H- V"Gone is the sellers' market that we have lived with for some years. We
8 T& `/ F* r1 F/ Ywelcome the more reliable conditions that are characteristic of a healthy. w8 k+ @3 m f7 S& l( p8 l2 y
balanced market."
7 m' s7 g2 U) M9 T2 T7 P" l3 v# z# Q" r, t: T2 a- @9 [
Despite the double-digit rise in average national house prices,7 r Y4 v7 ^, m2 v* D# {% y
considerable regional variances were exhibited again this quarter. The shift V/ d+ ]0 S4 ^; j; y$ l1 Q0 D& D0 e
to balanced market conditions, which began in late 2005, has continued
* J( i) ] s3 d8 ?$ A! x% ]. vthroughout most of the Central and Eastern regions of the country. In the core
- O$ `( T/ x( A3 @% Z8 F! O nenergy producing western provinces, the combination of very high in-migration,
5 e3 I9 ]- N( ~* _; }manageable affordability, and a shortage of inventory has driven record
: b; |5 j1 u5 [9 b Ebreaking price appreciations.
( ?8 a! h3 c5 t* K, W9 o" B$ }5 f' s# @/ p. w# l
Echoing the second quarter and supported by Alberta's rapidly expanding
: E: A' y9 Y# C$ m# veconomy, Calgary and Edmonton led the charge of Canadian cities with the7 B6 `' t' }- v9 B- v0 |. \
largest house price appreciation in all housing types surveyed.$ B& A0 D: l/ `/ Y8 s2 P8 [
% C. M R2 D$ l In Ottawa and Toronto, growth remained steady, supported by solid+ A2 w& v3 V7 f% E
economic fundamentals, an increase in available inventory and strong consumer
" s! Z+ ]4 _, E, m, C! i4 Q6 O+ Gconfidence. While the pace of price appreciation in Ontario leveled off
6 X1 h' k6 D# h3 U+ q4 Mslightly, the province's real estate market remains poised for modest growth.: s. W3 u' K8 B: o8 z& ~
In Atlantic Canada, new housing and condominium construction offered buyers/ H' I% |' K) A6 }# g
greater selection at more competitive prices, resulting in a slower rate of
5 @. A$ m- X: j/ c& {price appreciation when compared with 2005.
1 p4 l& g' l3 d9 B1 i5 \$ `# n9 K) a z
While the pace of growth in Canada has slowed, the domestic housing* ~* G0 o1 X/ v" y
market is expected to outperform the American market. The economic and9 ?9 u) Z; Z) x
financial fundamentals driving the residential real estate sector in Canada
# N/ D# j5 [) R; ^are markedly different than those found in the United States.
' U% Q& b/ \* r
( ?5 G- r, ?; g& q) p Added Soper: "Canada's housing market is likely to outperform the( w) Z M5 L! o
American market through 2007. A number of factors are working in Canada's' v J' Z9 p1 ?
favour, including healthy personal and governmental debt levels, the0 k3 M C9 L0 K" S7 J3 H* {
relatively modest rise in interest rates in our country, and general
. | \% x4 _+ A$ O$ eaffordability in our major cities. In addition, Americans are now seeing the6 K2 L9 t/ A/ b4 o
downside of a tax system that encourages maximum homeowner leverage, and
& n/ i; x1 ] a, H. E# {) haggressive financial products such as zero- and negative-amortization2 m& r1 m+ }% v" n2 x/ Q
mortgages that work only in a high price growth environment."! u( C9 A3 z: C' C& l- g
+ }: M- T7 Q( G+ d
<<
+ G5 w7 f9 r$ h8 I REGIONAL SUMMARIES( C7 L4 c5 _0 m( v8 V, b5 O- J! k
>>% z+ o- h7 C' V* J( }8 e9 W, k8 e
1 t4 C- Q) q. W9 r Balanced conditions continued to characterize the housing market in/ q- n. p; B+ x5 ?& ?
Halifax, as significantly higher inventory levels helped to moderate the rate5 G4 |7 P- I' ^& C1 _# A% s9 @& d
of price appreciation. Buyers were increasingly choosy, taking more time; X* Q9 g. X6 @8 V4 e+ k( i
looking for newer, low-maintenance properties that were not in need of9 c7 c% [6 a% R' e0 A/ x2 P; N
renovations.. L( m7 x6 x1 f# j, C8 S
. Y) @# K8 @5 M7 @ The housing market in Moncton remained healthy and strong as a slight
" F. G" k' P0 g3 `- iincrease in inventory helped to moderate the rate of price appreciation
! c) d" ?; d, d. r7 t# ] h0 R/ i7 g- gcompared to the same period in 2005. Activity was brisk throughout August and5 A( o# C K: |2 Q+ T" O5 }: z
September and is expected to remain this way through the fourth quarter.
" u5 a0 j7 n) w. `% E
! p( a; i5 @# f The housing market in Saint John underwent its traditional summer7 \- K, }6 N3 ~) v) A
slowdown in the third quarter, with activity picking up towards the end of the
6 f0 ^1 m: f- h8 X0 G! B5 Dquarter. The local economy continued to thrive, as construction on a new8 ~$ ]& o$ v$ w6 J! \8 g4 f. V+ K
600,000 square-foot shopping area has begun, bringing several new box stores
4 ]' V3 I7 y$ m: `3 y" g8 n# w6 _to the area. Buyers have begun seeking less expensive fixtures for their homes
6 M: T0 n& Y% P; Wand are instead opting for more affordable housing options.
) u0 F% v( E0 n; O& F$ v5 a+ d. H$ q# c( u1 l0 {0 v+ e2 O8 C
In Charlottetown, the housing market started to move towards balanced t/ {7 L! ?/ g* k [8 x
conditions, as some sellers had to begin to lower the asking prices on their
" J+ F6 i4 |! x5 Khomes to make them more competitive. Activity from out-of-town and US buyers
: a) A& |* Y3 x" `was down slightly compared to 2005, likely attributable to the strong Canadian# d$ K2 W9 d' }6 t; T
dollar. Inventory levels began to creep up in the third quarter, providing ^; ?6 B2 L+ q. \
buyers with more options when looking for a home.5 ?' D9 z3 U) C$ z4 ]: g1 @4 U
8 W, b3 F7 {5 ]7 |) U Activity in St. John's slowed slightly in the third quarter, particularly ?# c; Z% k7 [" T6 m
among higher-priced properties, where there was a slight over-supply of homes
1 r; Y' S& D4 A/ U5 @# B o/ E3 |priced over $200,000. Listing periods have increased when compared with 2005,/ R$ ~$ H# W' D) [" {5 C( B$ k! c
as some of the pent-up demand that had characterized the market over the last
9 ?" i$ U+ t/ f9 vfew years has been satisfied, resulting in more normal, balanced conditions.& g+ \7 [! {$ V
0 }4 y# w( d7 U5 @6 p. U3 L! U Montreal's housing market recorded modest increases in average house
0 i" y1 S( o1 Kprices, due to a slight seasonal slowdown in the third quarter as inventory" D% R) u1 W4 P: @& W7 s3 `( w/ j8 {
levels rose. Part of this can be attributed to the fact that many renting
+ ?. r- @. [* N3 V; _first-time buyers were motivated to close on the purchase of a home by July 1,- e/ ^: B+ U$ M: w, y$ S
when rental leases expire in Quebec. Once this date has passed some of the8 h6 d; x' A7 W. X! l
pressure is taken off the market, allowing buyers to visit more homes before
7 q3 Y3 Q0 L# f" amaking a purchase.
- c5 \) d7 r: X \: ]/ o" \* [, E' w
Ottawa held its position as one of the country's most stable housing
" v% h, e' A2 tmarkets in the third quarter, reinforced by a vibrant local economy and strong% u5 P- A3 N2 I# Q8 r/ U4 J
confidence, resulting in modest increases in average house prices. The city" W' s4 w: p, \: s/ r* P' Y
centre remained a bright spot in Ottawa, with homes in this area attracting+ L9 u0 X( h9 k1 S( I# Z
attention due to their convenient location and proximity to downtown6 ?( U. R2 a4 {3 I( K1 Y
amenities.9 \! x( f7 Z9 W; }" K5 g
6 \6 C" K G/ m' c1 R7 e- S8 P
The housing market in Toronto sustained healthy activity levels3 F4 u9 ?6 H5 Y2 `( C/ p: q4 N: L
throughout the third quarter, as a strong economy helped to maintain demand
( E( @/ I5 ]. B+ j7 C1 T! \across the city, causing average house prices to rise moderately. Toronto has: { i- ^. f8 T" u
continued to experience modest growth in average house prices, and has been: ]$ r! X5 H4 [" [: |
driven primarily by purchasers who are buying homes as their principle, K& X/ E4 E4 j3 w5 [2 Y6 k% y* m$ F
residence, rather than for investment.0 X1 ~2 r- J; g% E
S7 Q; E9 o& r& ?5 S! J, p* K
The vibrant Winnipeg housing market continued to show its strength as6 X4 f& }/ X0 f' ?) O0 P7 Y
house prices rose during the third quarter. The booming local economy resulted T' d1 q+ ]+ ?( O* h. }7 E
in a historically low unemployment rate, helping to bolster consumer
4 K3 n l: a- u8 ^) z1 ~# Z& E% mconfidence and Winnipeg's ranking as the city with the lowest capitalization
, F! A; z% [ Y% Xrate among the country's larger cities - helped to encourage buyers to enter
/ J( ^! C/ t7 [- Y* H) f; ^) nthe market.
0 s0 ^7 `/ |1 ~* E8 D: O1 u8 q' W6 G0 @
In Regina, the market experienced a slight seasonal slowdown through
# X* ~! Q# c+ r4 a5 f! k. Q; jJuly, as there were fewer purchasers in the market due to summer vacations. In
% e- K$ o" A' M9 V0 ~August, activity resumed to the busy pace previously seen in the spring
/ c* q+ ?$ M' [5 x% Kmonths, as the influx of purchasers made it more difficult to find a home due
, J4 W- w8 C" ^( [9 W# Bto the shortage of available inventory.5 A2 L9 ]( L% z
( y1 y! H- O+ O$ y- Y* u& U Activity in Saskatoon remained brisk as the market maintained its
' U2 X) Y4 {/ T1 Umomentum from the busy spring sales period. The economy in Saskatoon remains" |+ a& f3 {; X N/ g( ?/ T
vibrant, as employment opportunities are abundant with many businesses* a# k6 E' I+ V- x
struggling to make hires and having to recruit outside the province.
# X% l# W8 G8 x% b) c4 [$ Q& l) p8 o9 D% Z$ M
Calgary's housing market recorded blazing average house price increases
( Z' G: @1 F% Z! U9 Oin the third quarter, in all surveyed categories. The burgeoning economy, low& W" F1 _8 k2 F; q; R) A6 z
unemployment rates and low inventory levels remained the leading factors that
5 o G, l6 ?( { g3 Dpressured Calgary's house prices upwards. However, regardless of the soaring0 l2 b* h2 W$ M# }9 v0 r
prices that characterized the market - even during the typically slower summer! q) J: z1 i4 x( y: y
season - it is expected that activity will become slightly more balanced, as' g% [- h4 O5 V: I. N
buyers are becoming more reluctant to participate in the frenetic activity.
u- S7 C* ?9 Z9 t
/ v/ O- p* Z6 ]0 ~! u( s Edmonton's booming local economy continued to thrive in the third quarter; V0 k- r- ?, u1 b2 ?4 g* g
as activity in the oil sands north of the city continued to flourish. Edmonton
" ]: B- c, O' L* {- _$ h- L8 ^8 uremained the hub of activity for those coming to work in the oil industry,1 ^ v5 q& N0 S8 ]9 ]
maintaining tight inventory levels across the city, resulting in prices
2 |% P5 x* t9 R4 T8 E& V9 L6 t+ @9 uincreasing at record levels. However, as inventory levels continued to improve7 q+ H) j0 z3 V% ], D
in the third quarter the rate of price appreciation should moderate slightly
5 U4 C! I$ h! q, a; Gtowards the end of 2006.
+ k8 e* z* F0 t$ e4 }
# b3 p7 M5 O+ z iWhile Vancouver has seen a slight reprieve from the severe shortage of
+ Q1 o5 w. b2 P1 u' z# f* h3 [0 f4 y3 ~3 Cinventory that had previously characterized the market, supply is still unable
$ z$ ^7 ~2 W0 `7 P. h# J7 D7 cto meet demand, driving house prices upwards. Vancouver has a very diverse
; V' [: D/ E; b! _" Lgroup of active buyers - from first-time home buyers to baby-boomers to E6 ?; n& R, C& Y
foreign investors - all of whom fuel the demand for houses, placing added H8 M* S- l" G' n, u! A# A9 w% |
pressure on tight inventory levels.- S$ y" Z( G' g; X3 l" ~
W* D" @8 I! { r ` Victoria's market is vibrant and supported by strong economic: O! L( J/ a; H
fundamentals, fuelled by a booming tech sector and a migration of young people
7 N" H% Z' ]* D) k# b1 vinto the city that has continued to support the area's house price increases;
- Y4 J# O3 u# G- D! @while increased inventory levels have afforded buyers more time when searching
4 i# Z8 ?. |& tfor a home, helping to normalize the market's pace.
. b# T; U; n( }' M% a$ z0 h6 l! ~; O* X# ~
<<0 a1 g- U& N1 g$ E& F/ C, g
Survey of Canadian Average House Prices in the Third Quarter 2006
$ Q9 A( F& f1 I( \: Z* Z" c- b
2 k2 M1 S( y0 v% o, I4 k -------------------------------------------------------------------------
1 T# B/ N( b3 _! O& e4 k Detached Bungalows Standard Two Storey. Z: B8 S% T) T4 o* j1 O8 ?! z2 O }
-------------------------------------------------------------------------
+ g; N0 _7 o. \: K5 M/ q. c 2006 Q3 2005 Q3 Bungalow 2006 Q3 2005 Q38 C2 Y- _9 J* \0 F" t0 W
Market Average Average % Change Average Average
; G, d7 p: }# ~8 J) {7 ~; n -------------------------------------------------------------------------; W' F- s. ]* p. e
Halifax 186,333 173,333 7.5% 198,667 199,000& G, f" y; s' r0 r. G4 Z9 V8 @- _
-------------------------------------------------------------------------
9 T7 u' E7 u. u' d6 K5 H Charlottetown 145,000 141,000 2.8% 175,000 170,000
4 c8 D: X/ [7 W -------------------------------------------------------------------------
% B4 J9 x- f& y) j& u Moncton 135,000 127,000 6.3% 129,000 123,000
- E% c* p7 S4 w) k2 Q -------------------------------------------------------------------------
6 S- T8 m, ~5 K/ w! z Saint John 141,200 142,900 -1.2% - -& z; \4 k2 R8 B) v
-------------------------------------------------------------------------0 S& l4 }1 |( v. E0 ~& A" B
St. John's 143,667 142,667 0.7% 200,667 202,333
/ o3 S' f# p# m -------------------------------------------------------------------------
2 l e1 B7 N! i$ k" {5 s5 H% y- v5 c Atlantic 150,240 145,380 3.3% 175,833 173,5839 Q" V5 U6 u* j, U2 g
-------------------------------------------------------------------------
4 Y( D, `" u9 Q Montreal 213,691 203,500 5.0% 321,141 316,1859 P4 o6 C. d3 s. }9 I: h
-------------------------------------------------------------------------
% G; X; I$ c5 T: f) g Ottawa 290,083 278,417 4.2% 285,667 273,250
, H& |) G/ G$ \) s' u6 W -------------------------------------------------------------------------
4 a5 n$ l4 T+ I4 R4 l: o0 W$ J Toronto 373,368 355,882 4.9% 481,523 474,766
& r p6 l! l) L% s3 v( q -------------------------------------------------------------------------
; T7 n Z. T( w6 y6 p Winnipeg 181,579 159,860 13.6% 202,337 180,707
0 x- x! H. W& w$ _/ d( y -------------------------------------------------------------------------$ g I V6 n5 u2 A! U
Saskatchewan 170,667 156,083 9.3% 182,600 166,500; S* p; B& u% _0 C
-------------------------------------------------------------------------0 w% m) y8 N9 m" b4 G3 ?2 t* q
Calgary 395,067 252,411 56.5% 405,778 264,389
9 x" _+ ` W- c7 P: T -------------------------------------------------------------------------
6 m( Y2 @' K3 v& h! z5 c5 P f! ^ Edmonton 286,857 194,857 47.2% 316,429 206,714
# S5 w; q9 i2 w( C1 ^3 g2 } -------------------------------------------------------------------------
, Y& r6 x8 j8 x$ z9 } Vancouver 704,250 601,000 17.2% 794,000 697,5009 f+ c0 l$ o# t, ^, N# |
-------------------------------------------------------------------------
! Q: X f; W* J h. v' N g. ] Victoria 375,000 348,000 7.8% 403,000 391,000. {1 q* x3 O) t
-------------------------------------------------------------------------, t8 b$ y% M! `# K+ m/ z
National 300,365 258,202 16.3% 365,380 322,860; \$ h5 h7 i- S6 L0 n
-------------------------------------------------------------------------
( u, N+ E7 L9 Q. m; \) Y0 [) x0 G) R
-------------------------------------------------------------8 K( U: C8 Y' v
Standard Condominium$ N7 `& d( W" h9 p4 _% [/ q4 v
-------------------------------------------------------------0 S/ w7 l4 g4 {$ C, y+ J8 X3 E" O
2-Storey 2006 Q3 2005 Q3 Condo, m3 |: l1 p0 c1 R) j
Market % Change Average Average % Change
3 f- W% P2 I# v ------------------------------------------------------------- v5 |1 ~- {: y( F5 {
Halifax -0.2% 142,000 103,000 37.9%# a' V: v" u" X. ~: ~
-------------------------------------------------------------) {* O* n) G1 S/ t4 I( r; C( G( f' o% ~
Charlottetown 2.9% 98,000 98,000 0.0%
% d7 k: M+ Q+ | -------------------------------------------------------------1 `, ^5 M4 W7 c3 {8 x
Moncton 4.9% - - N/A) b7 q* d' W* s! j& C/ s8 t
-------------------------------------------------------------9 f: @' q7 ]. l2 K
Saint John N/A - - N/A
8 O/ t, u0 \9 g' }) A -------------------------------------------------------------$ T5 ?" ]/ [/ B8 c/ D* r- K% m
St. John's -0.8% 146,333 145,667 0.5%- Z* z: u% }& P% ]
-------------------------------------------------------------
9 S! }+ v4 F8 d6 O5 D, T Atlantic 1.3% 128,778 115,556 11.4%
* n4 |* ?# y* X+ J -------------------------------------------------------------4 v, R F9 U6 ~4 X: [' b3 @
Montreal 1.6% 193,190 188,016 2.8%& `# |: x* R) x) v. C
-------------------------------------------------------------% Y4 [2 X# J; `8 c7 T: B
Ottawa 4.5% 181,083 172,250 5.1%
1 V v7 V0 H) i -------------------------------------------------------------
- F8 u. y1 B1 D Toronto 1.4% 252,088 242,918 3.8%( M! U g8 X8 n2 X$ A. c9 g
-------------------------------------------------------------
. C' _; j- y; q Winnipeg 12.0% 105,648 96,008 10.0%( G* ^: l5 N4 {* h$ r. q8 Q
-------------------------------------------------------------
! F6 }. Y t9 u( J4 i Saskatchewan 9.7% 106,250 101,000 5.2%
' M% R. M" H( G' _ G( k/ Z -------------------------------------------------------------
1 w. r4 R# \3 y$ q7 N$ }" E# B Calgary 53.5% 245,844 153,867 59.8%& [: {! \. Z# K
-------------------------------------------------------------2 P6 ^5 A" M' ^" u6 Z" Q2 w! m y9 U
Edmonton 53.1% 200,433 131,500 52.4%
, ^$ x" D O1 c2 r" v; m9 B4 i -------------------------------------------------------------3 j# X# c* X& L& o' ]
Vancouver 13.8% 366,250 323,250 13.3%
6 E7 M: p# G, F9 E1 |, o. K -------------------------------------------------------------
( C z# Z1 C( F4 |) `: u Victoria 3.1% 229,000 220,000 4.1%- c+ \9 q8 e" n2 f
-------------------------------------------------------------
1 z! d3 d' ~& X National 13.2% 211,562 185,296 14.2%
7 y, l7 E" `6 a) P R: \ -------------------------------------------------------------9 y0 k3 Z9 t' H, W$ u
>>6 r3 Q: h5 I1 S+ }/ X8 n
* c- ~2 T4 g f
Average house prices are based on an average of all sub-markets examined" t6 r. q0 h* }' ^, x w6 p
in the area, except for the smaller markets of Charlottetown, Moncton, Saint5 h: d6 {6 T- ~( o
John and Victoria.
0 S* o8 R+ Y9 M- d6 |* D6 W' i, r, d
The Royal LePage Survey of Canadian House Prices is the largest, most
( c3 J. N# ?# [8 G4 `' [+ q5 R6 Lcomprehensive study of its kind in Canada, with information on seven types of6 ?, v. y' O1 n+ B- i7 b6 m# S
housing in over 250 neighbourhoods from coast to coast. This release4 i/ K2 `) ~- r" E& x# N! |
references an abbreviated version of the survey, which highlights house price J F+ \& E1 i# P
trends for the three most common types of housing in Canada in 80 communities$ L' L/ P' Y( F- I5 k- w$ G
across the country. A complete database of past and present surveys is
' s+ z# W( Y3 N" C- @, cavailable on the Royal LePage Web site at www.royallepage.ca, and current: D. q' ~& S% |
figures will be updated following the end of the third quarter. A printable
$ b2 S7 }3 v4 |6 }# Fversion of the third quarter 2006 survey will be available online on) ~8 }9 O6 W9 f e
November 15, 2006.+ e' s$ j$ ` m k. T" F
Housing values in the Royal LePage Survey are Royal LePage opinions of0 b; J- j9 g7 H
fair market value in each location, based on local data and market knowledge- y' k8 E, t3 k9 c/ w+ v) B
provided by Royal LePage residential real estate experts. Historical data is
9 q* |$ |9 @$ S5 T' x U* r" Tavailable for some areas back to the early 1970s. |
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