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Canada's housing market both vigorous and stable 9 Y% k. z% L0 g# ]- \: z. {7 H( O
8 `2 ~* g8 O% ]# C; F+ S2 T% j- Country's market poised to show growth throughout 2006 -
4 q; o( @3 s/ R% U$ ]' k/ X& \
TORONTO, Sept. 28 /CNW/ - For most of Canada, the housing market# [# e" Y4 S. \
exhibited moderate price increases and stable unit sales during the third
+ ~# ?9 K- {4 v: m, M+ Aquarter. Wide regional variances continued to be the dominant characteristic" j" q4 r* H" Q- T
in the market, exemplified by frenzied levels of activity and double digit
) q# i4 b a0 g+ [5 q% A& H! H7 iprice gains observed in the energy and commodity rich Western provinces, and/ @! c: G! D# C" l# X
more reasonable sales volumes and moderate price appreciation in Ontario,
w& S3 h& J/ \7 ]; }Quebec and Atlantic Canada, according to a report released today by Royal
9 F0 k6 R% D+ V/ O& MLePage Real Estate Services.! a$ R1 P2 d. F9 E! i0 ?
. P4 ~" Q- m4 R% ?0 V3 s; R
Nationally, market trends established through the first three quarters
& [/ q9 n. }: Z4 Kare forecast to continue for the remainder of the year. Robust economic
9 l1 [0 ^& O) d: iconditions, low unemployment rates, modestly growing salaries and wages, and
$ J, ?, k6 ]: b# K7 w! Msound consumer confidence contributed to the overall strength of the
6 F; e, \9 x* \! [1 Fresidential real estate sector.7 x% K$ Q9 j. P0 Y, Z
1 R a9 }$ c6 A, z. J Of the housing types surveyed, the highest average price appreciation9 ~ c0 F U, A) C& i8 y# j2 s- f6 e
occurred in detached bungalows, which rose to $300,365 (+16.3%)
/ [3 O2 w+ O/ _" Ryear-over-year, followed by standard condominiums, which rose to $211,562' {6 r. A$ }( H/ d. J
(+14.2%), and standard two-storey properties, which increased to $365,380, H" [* e# j1 M2 Y* Q! \! [
(+13.2%).0 p* Z/ \# E4 d* l+ l
- R" G# x* `' n8 i
"Canada's sturdy housing market continued to demonstrate steady growth
2 |9 k5 ~1 B1 ]5 hduring the third quarter. For all but the west, we have moved on from the
' \6 C$ m+ Q) {( i# k% ]+ Zfrenzied expansion that characterized the first half of this decade, and are# o+ Z/ z$ A/ I) z
poised to show continued growth at a more moderate pace," said Phil Soper,3 O- S, U5 d- q H6 A: s
president and chief executive officer, Royal LePage Real Estate Services.
8 v/ Z: _/ Q" r) A3 }/ X& @6 H"Gone is the sellers' market that we have lived with for some years. We
3 J5 _8 x+ D; V4 A2 |* ewelcome the more reliable conditions that are characteristic of a healthy* w$ i) @" O& S3 p) Z$ |2 G
balanced market."
+ C E. B! @" x" q
/ ~6 j, Y; f w/ t8 r7 [0 ` Despite the double-digit rise in average national house prices,
% i( y- H% S' T4 K% ?$ o. _considerable regional variances were exhibited again this quarter. The shift
) o8 D' ^! ]7 i5 s! w* i) fto balanced market conditions, which began in late 2005, has continued! U" l9 F- O. u1 ~- P- u5 `0 w* |4 s
throughout most of the Central and Eastern regions of the country. In the core! ?' p `& v8 H" c* Y Z
energy producing western provinces, the combination of very high in-migration,5 | T* X/ L; H9 E4 q
manageable affordability, and a shortage of inventory has driven record/ h6 t. u7 D9 @4 G
breaking price appreciations.* |" J6 M, \6 C8 n3 O4 P8 p, W! l5 Q) J
$ g9 O0 @+ M. q9 X& l+ x
Echoing the second quarter and supported by Alberta's rapidly expanding
: P; M) c8 d4 Z% l3 ]economy, Calgary and Edmonton led the charge of Canadian cities with the& \% g; l+ s) D9 H
largest house price appreciation in all housing types surveyed.
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: A) S3 F2 m2 z6 @* o In Ottawa and Toronto, growth remained steady, supported by solid
: P% T! c3 Q- a9 x2 k5 }* j1 meconomic fundamentals, an increase in available inventory and strong consumer
0 N+ I, Y8 @2 U4 O- M5 jconfidence. While the pace of price appreciation in Ontario leveled off5 C6 l7 Z) @( F# O
slightly, the province's real estate market remains poised for modest growth.
3 I, v3 d; @* F6 SIn Atlantic Canada, new housing and condominium construction offered buyers+ R/ u0 b8 E% i, `7 x
greater selection at more competitive prices, resulting in a slower rate of
. x0 z* g, F7 a+ {2 `) |price appreciation when compared with 2005.2 F# u6 L8 S0 I+ ~4 ~& V
. R3 X) U- [1 A" m
While the pace of growth in Canada has slowed, the domestic housing& R( l9 C; _% @: Z% z
market is expected to outperform the American market. The economic and* q3 _$ I" i% c% @# z
financial fundamentals driving the residential real estate sector in Canada% d4 u8 }4 Y M' N
are markedly different than those found in the United States.1 ~' M k9 a% O
- @' q( Y; X( K Added Soper: "Canada's housing market is likely to outperform the
/ q! N% S" n% f5 RAmerican market through 2007. A number of factors are working in Canada's
# ^* `. q* u+ j! k; q W7 Nfavour, including healthy personal and governmental debt levels, the0 D( j) S! b9 ?: T
relatively modest rise in interest rates in our country, and general( `' y- u5 H1 W& P" h
affordability in our major cities. In addition, Americans are now seeing the1 A2 m) m9 p, s& q
downside of a tax system that encourages maximum homeowner leverage, and
" m+ G7 ^* F1 C6 D% w: f5 h5 l; r2 Maggressive financial products such as zero- and negative-amortization( o9 }( `+ C" |2 l( N% I
mortgages that work only in a high price growth environment."" A) i! v9 O% R5 H- g4 d; }+ v
# d2 z3 A# h+ `3 ~. a; |
<<% `- c3 y5 m" z0 l9 b
REGIONAL SUMMARIES }; @$ s. k6 C4 U
>>; b7 L/ H% s K2 m
6 e! L: @) C9 ?' Q) e* J Balanced conditions continued to characterize the housing market in
2 Y3 I- o5 r/ |) n6 |! RHalifax, as significantly higher inventory levels helped to moderate the rate
: f/ X% I( u |of price appreciation. Buyers were increasingly choosy, taking more time
8 a; p9 e( w" n4 Rlooking for newer, low-maintenance properties that were not in need of
& n" ]5 W5 w3 e9 }$ c2 v8 Trenovations.
2 L. S9 K3 u* J( N2 ^. {# `5 _( |* Z# }0 R/ H) T" v( n ]
The housing market in Moncton remained healthy and strong as a slight
: x+ i/ h8 i& z8 C4 A- @; f# @increase in inventory helped to moderate the rate of price appreciation& E2 |, }: [5 X9 E: R" q
compared to the same period in 2005. Activity was brisk throughout August and- v' G) Q- h1 k4 L6 n' i
September and is expected to remain this way through the fourth quarter.
{! z3 M1 r% S' R" k- N' @. t' ~ C0 i* |; g
The housing market in Saint John underwent its traditional summer2 n( H$ x3 Y* w) N. |' L7 k
slowdown in the third quarter, with activity picking up towards the end of the
& V6 B) c0 R2 |7 @9 F( ^, g: X/ E$ pquarter. The local economy continued to thrive, as construction on a new
/ v. O; n+ g) Z600,000 square-foot shopping area has begun, bringing several new box stores/ ~) Q& Y( N5 U2 X* _
to the area. Buyers have begun seeking less expensive fixtures for their homes
) m$ C2 {. U- j+ t! ~3 _and are instead opting for more affordable housing options.
+ T% c* n5 w4 B7 P1 C' @& a* {+ ^
! c- g- a3 c U. }# c8 b8 J In Charlottetown, the housing market started to move towards balanced) S0 \0 v+ U9 Y& ^
conditions, as some sellers had to begin to lower the asking prices on their
3 C- Q, p; Z7 L) khomes to make them more competitive. Activity from out-of-town and US buyers
+ D+ D1 J% [; E' W- qwas down slightly compared to 2005, likely attributable to the strong Canadian; f v) u: e0 A0 G7 M( T# B
dollar. Inventory levels began to creep up in the third quarter, providing" l% |/ }/ D3 j0 Z- {, p. {# M" ?
buyers with more options when looking for a home.
! j, B: v6 M+ O" t) i
7 M# ^5 D) `3 u0 K6 Y$ P Activity in St. John's slowed slightly in the third quarter, particularly, O3 a9 y0 b5 ^5 `- p
among higher-priced properties, where there was a slight over-supply of homes3 }+ ~9 i0 _0 G1 f4 w4 W
priced over $200,000. Listing periods have increased when compared with 2005,
8 l! Z; B; g# U. \& tas some of the pent-up demand that had characterized the market over the last
" I* u' y- ~- q2 Z* Q2 C! Jfew years has been satisfied, resulting in more normal, balanced conditions.
% P: t0 a5 g- ^5 x1 E3 v- Q0 r) l4 S/ X& f2 y. P3 K# v
Montreal's housing market recorded modest increases in average house
' {& V0 l+ N) Y$ fprices, due to a slight seasonal slowdown in the third quarter as inventory# n' y; }! b$ k. I0 _3 ]
levels rose. Part of this can be attributed to the fact that many renting1 M6 S0 @- ~7 r1 \3 c
first-time buyers were motivated to close on the purchase of a home by July 1,0 M% g# G+ M; O/ W4 b6 n$ E
when rental leases expire in Quebec. Once this date has passed some of the
/ a4 s6 j6 s9 D# q4 R5 M3 O' t0 tpressure is taken off the market, allowing buyers to visit more homes before
# |. k/ J6 r8 q" _! w3 qmaking a purchase.
) ^0 t5 J8 C% |$ M: j' q3 o6 i
6 E7 s+ u! B% E& n1 o Ottawa held its position as one of the country's most stable housing
- T8 N, H0 d+ Jmarkets in the third quarter, reinforced by a vibrant local economy and strong
+ |2 j- i6 l8 K: V" v0 [" V, y3 @2 D* zconfidence, resulting in modest increases in average house prices. The city, O6 G2 Z( [4 {7 o) ~# @
centre remained a bright spot in Ottawa, with homes in this area attracting
6 F- {7 d3 R* battention due to their convenient location and proximity to downtown: g; P' x* J% K7 X* {
amenities.1 H4 s; ^* f1 T" U! p9 \0 U# v( H
8 [- D' p3 `" A( \0 n( w; X
The housing market in Toronto sustained healthy activity levels
: X0 F4 C3 J6 L8 M" L7 Y% H$ qthroughout the third quarter, as a strong economy helped to maintain demand
: \5 G2 j. r1 t) i& aacross the city, causing average house prices to rise moderately. Toronto has7 H# N: R% t% O, S+ }
continued to experience modest growth in average house prices, and has been
! F; P* T7 M+ W; _( _driven primarily by purchasers who are buying homes as their principle
: O- v O8 A. H$ `5 B+ f% Wresidence, rather than for investment.' l, g% [' w& y$ W" o4 F" N
0 M5 p/ h6 K2 ]8 F! w0 d
The vibrant Winnipeg housing market continued to show its strength as- ^7 z. j" P# x9 q) G3 l- I
house prices rose during the third quarter. The booming local economy resulted
# n8 ~: V5 x' \, j0 b, K) C* Min a historically low unemployment rate, helping to bolster consumer, D+ P. T, L8 Y. B1 m/ N
confidence and Winnipeg's ranking as the city with the lowest capitalization
1 y) Z+ o, w7 n- xrate among the country's larger cities - helped to encourage buyers to enter) q3 z! \- ?: |/ ]8 {9 T+ G
the market.4 k) h0 ?" O/ ^5 [
. z( Q8 |& C k2 p+ t In Regina, the market experienced a slight seasonal slowdown through; o' z# T0 l7 j3 e
July, as there were fewer purchasers in the market due to summer vacations. In3 H( K/ u4 o+ C) c! H! P5 N% }
August, activity resumed to the busy pace previously seen in the spring
- c7 ~& _' W. B4 Fmonths, as the influx of purchasers made it more difficult to find a home due8 j% P& x5 F' M0 \
to the shortage of available inventory.. U9 H" h k" u
& E6 E: ^% n0 w! w ?. B
Activity in Saskatoon remained brisk as the market maintained its% D) L" x% G# Q4 y+ ^, i7 I* y
momentum from the busy spring sales period. The economy in Saskatoon remains7 m+ v8 P2 K5 @
vibrant, as employment opportunities are abundant with many businesses/ ]9 W- `6 M2 s7 \0 c
struggling to make hires and having to recruit outside the province.
/ b( ^; _( [* s6 ` j6 [1 F! m. X) Z$ Z, x
Calgary's housing market recorded blazing average house price increases
; K$ t2 }1 h$ K$ W- ?0 }: ~in the third quarter, in all surveyed categories. The burgeoning economy, low
$ n. `/ L$ x% z+ w7 S* ^# q- gunemployment rates and low inventory levels remained the leading factors that
" w& X; `6 d8 ]2 \/ c( W- a5 _pressured Calgary's house prices upwards. However, regardless of the soaring
' k! ?) _; K0 m% a2 qprices that characterized the market - even during the typically slower summer6 u7 o; [5 C! e9 X
season - it is expected that activity will become slightly more balanced, as
( o. v9 i0 E+ q/ N5 s! rbuyers are becoming more reluctant to participate in the frenetic activity.
. V! y& F+ b3 P& M& X0 p& B m% q" C- @' h
Edmonton's booming local economy continued to thrive in the third quarter$ C8 X( s2 f3 O" E% R# ?
as activity in the oil sands north of the city continued to flourish. Edmonton
# a/ z6 I: {& v5 E5 H9 V4 x3 Vremained the hub of activity for those coming to work in the oil industry,
$ s" |5 a- k+ Q" a6 ymaintaining tight inventory levels across the city, resulting in prices
" [% T4 T; Z4 m. m$ |4 N7 ]increasing at record levels. However, as inventory levels continued to improve7 Z; I- F! j9 z) o2 s# x! _+ b
in the third quarter the rate of price appreciation should moderate slightly- b& D! U/ E! ?0 [& {2 s
towards the end of 2006.
: p u* _# }; ~8 v& F* N0 s* v2 E# B" y' v
While Vancouver has seen a slight reprieve from the severe shortage of6 K9 p6 X$ ?: K0 i3 {& U7 M
inventory that had previously characterized the market, supply is still unable2 @4 \- r( ~3 O! U# U# }
to meet demand, driving house prices upwards. Vancouver has a very diverse
$ `0 L6 N; {$ [. W+ Y- |4 }group of active buyers - from first-time home buyers to baby-boomers to X$ m0 o- y. O9 k& W! T
foreign investors - all of whom fuel the demand for houses, placing added' K* T/ K" R/ u% \4 I7 `" u
pressure on tight inventory levels.& `) \( \$ Y$ M4 S; Y \/ k
( V- j* l9 q1 |/ p Victoria's market is vibrant and supported by strong economic
8 f. G: r! L. B& V; j% ~2 Afundamentals, fuelled by a booming tech sector and a migration of young people
4 l# q J- u( i! l* xinto the city that has continued to support the area's house price increases;
' U6 y% c/ k; }' ]7 W5 a+ ?7 y& D; iwhile increased inventory levels have afforded buyers more time when searching& D7 p# o9 H+ C- R6 f0 H
for a home, helping to normalize the market's pace.3 {+ [0 V! E- x( x8 o3 b
?+ D* L% P7 t$ p, H
<<
8 e. Q3 K3 o- [/ k Survey of Canadian Average House Prices in the Third Quarter 2006+ M3 |% {+ H$ g2 p: V
( K/ `5 X# o& @ ------------------------------------------------------------------------- Y& e' k1 z) v
Detached Bungalows Standard Two Storey6 F2 q' |$ N/ Z- G
-------------------------------------------------------------------------
' f$ V* { E( ] 2006 Q3 2005 Q3 Bungalow 2006 Q3 2005 Q3
2 z$ R! O5 ?4 L' ?9 Q8 _ Market Average Average % Change Average Average
# x# B# m+ s! }1 R( d% _ -------------------------------------------------------------------------5 G# J6 M, e2 M, I' P
Halifax 186,333 173,333 7.5% 198,667 199,000( _, {! @8 L$ ?6 z4 O
-------------------------------------------------------------------------/ B! P$ q% }6 _' Y* |& [' n( R
Charlottetown 145,000 141,000 2.8% 175,000 170,0008 w( V t% _3 i
-------------------------------------------------------------------------$ n) \4 |, J1 t- q; w
Moncton 135,000 127,000 6.3% 129,000 123,000
; s% r0 P6 ^( R( f" ?3 ] -------------------------------------------------------------------------( H3 o6 W/ ~6 F8 k' {* _9 P; R& V
Saint John 141,200 142,900 -1.2% - -' V6 G% \& J( b2 k: E. C
------------------------------------------------------------------------- h8 B+ l. j: q/ @7 e* Y. Z
St. John's 143,667 142,667 0.7% 200,667 202,333
" `( j2 }. f/ t4 Q: D- h1 C; D -------------------------------------------------------------------------6 h2 l/ @. m; Z8 w
Atlantic 150,240 145,380 3.3% 175,833 173,583
( ^7 D* J N h5 I5 W -------------------------------------------------------------------------/ j' @5 l, R! v$ {# ^8 Y
Montreal 213,691 203,500 5.0% 321,141 316,185* S( p! Y$ `* ~4 g: O
-------------------------------------------------------------------------' g- A3 W# U( z, c+ u O+ L" o! P8 v
Ottawa 290,083 278,417 4.2% 285,667 273,250' h' l* x+ p! i, u4 a
-------------------------------------------------------------------------* `2 }' `$ m) l9 N3 x* r
Toronto 373,368 355,882 4.9% 481,523 474,766
* ~3 m% C" ~1 C: t -------------------------------------------------------------------------/ `4 k2 z! _, A) Z
Winnipeg 181,579 159,860 13.6% 202,337 180,707+ t) Q; v6 A* G
-------------------------------------------------------------------------& g! X5 {0 T6 T* P9 [& H3 s
Saskatchewan 170,667 156,083 9.3% 182,600 166,500
) D/ ^/ a6 R y; P6 m -------------------------------------------------------------------------6 J1 r8 f* ^( G
Calgary 395,067 252,411 56.5% 405,778 264,389
2 a( D+ E3 a8 C$ ?" b0 H) z0 G! { -------------------------------------------------------------------------
, a5 f. h( \8 F6 c. T6 m Edmonton 286,857 194,857 47.2% 316,429 206,714
6 i$ Z1 m! r! T1 B5 V! } -------------------------------------------------------------------------1 ~' j% |5 h- |& t- C$ ?
Vancouver 704,250 601,000 17.2% 794,000 697,500
6 t+ d! W* D* o2 C -------------------------------------------------------------------------
% v* P" d& |4 r6 t# i% N8 I5 ^ Victoria 375,000 348,000 7.8% 403,000 391,000. r4 j" |, n9 F$ r3 ]5 f+ k
-------------------------------------------------------------------------$ ]. \! y- p7 b) o0 |
National 300,365 258,202 16.3% 365,380 322,8600 V% C; B7 u2 R+ c2 ]6 V9 n0 @
-------------------------------------------------------------------------) B% C8 H7 J+ r2 N. T
( e% Z% m1 c) P' Z( s9 N
-------------------------------------------------------------
. j& r# g( v) E/ L/ n7 c p Standard Condominium
: @5 G& v+ B1 O -------------------------------------------------------------& I" J- p6 Q2 c8 t1 q$ V
2-Storey 2006 Q3 2005 Q3 Condo- B: {: @# @7 I3 n- }: R0 `; Y- h
Market % Change Average Average % Change6 H; |3 E7 a: U
-------------------------------------------------------------
. @# O/ j% e* _% j" B6 L Halifax -0.2% 142,000 103,000 37.9%
8 d1 q2 R3 B3 F% L4 x/ g# l -------------------------------------------------------------+ e( Z/ n$ d) X; K$ m% w
Charlottetown 2.9% 98,000 98,000 0.0%
L( @; C; m" q$ Q1 ? -------------------------------------------------------------
6 w" N# a; ~; l/ @1 R4 n, m, }/ t Moncton 4.9% - - N/A
h& n9 i1 B$ ]0 G0 T -------------------------------------------------------------: ?3 {0 f' ^+ y6 l5 _% C8 @
Saint John N/A - - N/A/ X/ [ x+ O: M; g2 `& j
-------------------------------------------------------------* d& g9 g. _ T% F1 }( S
St. John's -0.8% 146,333 145,667 0.5%
1 r. n7 |+ G% Q8 Z! R6 Z -------------------------------------------------------------8 e0 S! c7 L9 [: n @7 h
Atlantic 1.3% 128,778 115,556 11.4%, `( \3 j0 t8 j; S
-------------------------------------------------------------8 x: @" T: k$ w( w6 G5 ^
Montreal 1.6% 193,190 188,016 2.8%0 O" O2 P; K7 S2 B( R% d. c. x1 H
-------------------------------------------------------------6 i9 G7 [% J) i9 q- Y+ U: |
Ottawa 4.5% 181,083 172,250 5.1%
6 ?: |5 V& s. H, }% P -------------------------------------------------------------
! E& j5 B7 @4 N" w( q/ N% K3 N Toronto 1.4% 252,088 242,918 3.8%
' W; m4 n' |7 t( x5 X3 b. a -------------------------------------------------------------
, e2 n2 ] \7 v, |+ b& m8 { Winnipeg 12.0% 105,648 96,008 10.0%3 H# O, b9 c6 x" u
-------------------------------------------------------------' I3 e" Z) i: {7 h/ b% L& j, Y; c% G
Saskatchewan 9.7% 106,250 101,000 5.2%! |$ r3 I( x8 J3 }, C; |/ K4 v
-------------------------------------------------------------
$ i! Z* l; g% H: } Calgary 53.5% 245,844 153,867 59.8%
6 |6 B+ L4 E! d) |6 } -------------------------------------------------------------
c0 ]# ^5 ?& y7 T0 s2 E Edmonton 53.1% 200,433 131,500 52.4%
$ C% E" L4 g0 ?, W. d5 ~( k -------------------------------------------------------------
3 p* G! w: y/ f7 C; H! N5 { y Vancouver 13.8% 366,250 323,250 13.3%
P# D6 m- a1 e( n -------------------------------------------------------------
! o3 L' c5 p8 n) j& f6 i Victoria 3.1% 229,000 220,000 4.1%* k4 z- k$ b* Q
-------------------------------------------------------------
" A0 @7 t& S# X0 S! B" H8 I National 13.2% 211,562 185,296 14.2%
# k9 L5 `" n2 p% S. f8 _ -------------------------------------------------------------; Z& p( `4 \# B7 Q
>>7 D7 L6 d2 M' k( [, E
, L5 ~+ }2 t2 o
Average house prices are based on an average of all sub-markets examined) z7 i9 d- |% E0 g X5 P; r
in the area, except for the smaller markets of Charlottetown, Moncton, Saint
- ?# B. o* O/ r0 L8 xJohn and Victoria.
6 T$ F, t" j* i0 M$ h6 C" ]
4 e% N* j' m+ H# Z The Royal LePage Survey of Canadian House Prices is the largest, most
; w7 q+ a; [( B% D* c6 C( D) tcomprehensive study of its kind in Canada, with information on seven types of
3 T' t) G c3 R% Uhousing in over 250 neighbourhoods from coast to coast. This release9 V' U m: V2 U2 t( X9 C
references an abbreviated version of the survey, which highlights house price
9 Z/ }: [7 t& Z5 Ctrends for the three most common types of housing in Canada in 80 communities$ K- l' Y# U K6 e) }
across the country. A complete database of past and present surveys is) p2 B8 i8 ]0 ]$ a8 m
available on the Royal LePage Web site at www.royallepage.ca, and current' m' W8 M! o: [5 i" ] F+ b6 D
figures will be updated following the end of the third quarter. A printable
) |* Q, s9 M5 D9 _version of the third quarter 2006 survey will be available online on
6 n7 k& v7 {( q5 |1 H" oNovember 15, 2006.3 A2 |/ P1 N; n R9 j
Housing values in the Royal LePage Survey are Royal LePage opinions of4 A+ Y" _) u. a: @. C2 g' l0 k \) x
fair market value in each location, based on local data and market knowledge. v" D+ _% l2 \- \
provided by Royal LePage residential real estate experts. Historical data is% q# G, {! k' C
available for some areas back to the early 1970s. |
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