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Canada's housing market both vigorous and stable w0 F/ x! x- w: `9 L; g! \
% ~; S+ j$ Z0 _4 O
- Country's market poised to show growth throughout 2006 -" ?- v, n0 Y' H' ~) f& Q
5 i2 s2 x; s6 d) P D
TORONTO, Sept. 28 /CNW/ - For most of Canada, the housing market5 F+ ~7 H5 G" `& J. Z% G8 I
exhibited moderate price increases and stable unit sales during the third8 z( d1 G1 J% ^- K; x
quarter. Wide regional variances continued to be the dominant characteristic# `9 C9 o1 F* H! k5 f2 K Q+ d
in the market, exemplified by frenzied levels of activity and double digit! J) s8 L9 D" W7 B( P" f i0 u \
price gains observed in the energy and commodity rich Western provinces, and
; m/ C& S! E& W: m- Kmore reasonable sales volumes and moderate price appreciation in Ontario,
. k& S. N+ J* ~- l7 l1 M8 ~$ H( AQuebec and Atlantic Canada, according to a report released today by Royal
! J( Y9 a7 L+ q0 W {LePage Real Estate Services.
/ V- ~4 B2 s& `3 B3 E' z
7 q5 N" X6 n- l8 @0 { Nationally, market trends established through the first three quarters
1 Z/ ]. |" o& care forecast to continue for the remainder of the year. Robust economic* j7 |& P( ~, K: t
conditions, low unemployment rates, modestly growing salaries and wages, and
, Q0 `6 y8 q5 u$ U8 lsound consumer confidence contributed to the overall strength of the
$ @# Z( C2 F; Q( Jresidential real estate sector.
( g: B. B, k- V) [6 j: k
! X: X3 h5 z4 C2 e" h5 u9 k Of the housing types surveyed, the highest average price appreciation
2 z9 t& K: y; h( u# N. boccurred in detached bungalows, which rose to $300,365 (+16.3%)- y3 g; l5 T( J, Z! [$ Y6 Z1 F
year-over-year, followed by standard condominiums, which rose to $211,562
2 h7 g; s+ Z! W1 K/ V& ?' |(+14.2%), and standard two-storey properties, which increased to $365,380
7 Y- O% f# q# h% C(+13.2%).
* J9 ^$ H( P3 H" c5 x0 N4 ]! @% \3 I9 i* Z0 {1 B4 E
"Canada's sturdy housing market continued to demonstrate steady growth
! [8 C9 Z6 _. i- s$ Y* t8 p0 Pduring the third quarter. For all but the west, we have moved on from the
2 _ o5 w) O9 C4 o& ?frenzied expansion that characterized the first half of this decade, and are' |! ]1 Y, p; T, h/ i9 K
poised to show continued growth at a more moderate pace," said Phil Soper,
5 A6 @* C+ i7 Cpresident and chief executive officer, Royal LePage Real Estate Services.
4 b6 V; e9 V$ U8 @: S8 @"Gone is the sellers' market that we have lived with for some years. We/ R9 ~ Z+ |# y s# x! c
welcome the more reliable conditions that are characteristic of a healthy
5 a2 y& l7 [- V( e5 t' T- | W$ y8 r [balanced market.", O6 \" g8 V. q. P4 Z& o7 m
1 x" a7 D5 m0 V O0 C$ g# |
Despite the double-digit rise in average national house prices,5 J- @: b6 R2 C
considerable regional variances were exhibited again this quarter. The shift
$ F2 S* {5 s7 Nto balanced market conditions, which began in late 2005, has continued
- q; l! n1 F; r7 c+ x3 gthroughout most of the Central and Eastern regions of the country. In the core
; A( K/ R# M2 Y: o u9 K. cenergy producing western provinces, the combination of very high in-migration,. \, }* n, o9 A9 A, v( c$ [
manageable affordability, and a shortage of inventory has driven record6 A0 s& P9 ?0 \7 q" p( c' _# L) W
breaking price appreciations.
$ {- ~$ S h) t, f- o& K6 A
5 M* n! U8 g% { Echoing the second quarter and supported by Alberta's rapidly expanding
/ [1 D! H) q/ D( K, Neconomy, Calgary and Edmonton led the charge of Canadian cities with the
& Q% R7 L; ]* h' k- T# O8 \largest house price appreciation in all housing types surveyed.
8 x0 [1 Z7 @4 j0 }2 ^0 Y
6 a( \0 e n* J, B In Ottawa and Toronto, growth remained steady, supported by solid3 K$ r# ^+ L* \) N4 I
economic fundamentals, an increase in available inventory and strong consumer
0 w+ Z' @7 s! ~8 N6 nconfidence. While the pace of price appreciation in Ontario leveled off
3 D! S. |/ S6 r% A# m$ jslightly, the province's real estate market remains poised for modest growth.( i1 [) n9 k9 d4 f' {; v
In Atlantic Canada, new housing and condominium construction offered buyers
l1 k* I: ?4 P$ F8 Ygreater selection at more competitive prices, resulting in a slower rate of7 n3 V" }' h) v2 Y
price appreciation when compared with 2005.
' e Z2 Y/ s8 o* g
0 ]- b& ~& `3 Z While the pace of growth in Canada has slowed, the domestic housing
: T. { B/ u4 s; N3 Hmarket is expected to outperform the American market. The economic and$ f9 E( G j+ b+ G# |; d
financial fundamentals driving the residential real estate sector in Canada( ]# x( ?9 t# _5 B) l
are markedly different than those found in the United States.
. o* M, X1 W ^ |. @8 F7 b1 ~" q3 r S% m
Added Soper: "Canada's housing market is likely to outperform the9 z! Z2 |& z3 l
American market through 2007. A number of factors are working in Canada's7 Y8 V! T; {9 j3 S
favour, including healthy personal and governmental debt levels, the' h4 } O/ v' F8 z1 N
relatively modest rise in interest rates in our country, and general4 k4 w2 Z+ F! W
affordability in our major cities. In addition, Americans are now seeing the
% q$ s5 K9 ^' }8 adownside of a tax system that encourages maximum homeowner leverage, and4 ~" @( T$ `* l/ n* d3 K8 n. m
aggressive financial products such as zero- and negative-amortization8 ]% K ]: P* J) h
mortgages that work only in a high price growth environment."3 U: h/ Y4 z1 v& Z6 g* t
d+ X V4 Q- g+ s' K" L2 ?+ H0 _
<<: G. w3 H6 d- ~- } Q+ l) H
REGIONAL SUMMARIES
: {& D" \; @3 |1 b >>8 M. \- a9 W0 g8 b! Y" P
% m; y% n% K2 s: |0 U! Y/ b Balanced conditions continued to characterize the housing market in# e0 M1 I8 X4 d6 }/ o
Halifax, as significantly higher inventory levels helped to moderate the rate
f+ F* d6 U: d3 cof price appreciation. Buyers were increasingly choosy, taking more time
0 f: d2 w7 f5 g0 {& {+ j9 d6 Slooking for newer, low-maintenance properties that were not in need of
( L1 N& o' n& ~1 y5 Y) Qrenovations.
8 V! n! i& R% h" Y3 _" z
2 n& N8 [) z6 P* d. {! {! _ The housing market in Moncton remained healthy and strong as a slight
! [" H5 A* e( Jincrease in inventory helped to moderate the rate of price appreciation
% T& N; g8 J! mcompared to the same period in 2005. Activity was brisk throughout August and- ]8 {! O y1 ^& ?- \
September and is expected to remain this way through the fourth quarter.
) L1 f/ ]( [8 r' A7 O
7 R: r8 q; C$ P0 i6 h( j" @ The housing market in Saint John underwent its traditional summer
2 L- R+ ^$ r6 g1 H/ Z5 K- v Rslowdown in the third quarter, with activity picking up towards the end of the; d9 K# h! G3 @8 d' D6 c% r
quarter. The local economy continued to thrive, as construction on a new( k: V; l! ~: s3 U1 Q d7 _
600,000 square-foot shopping area has begun, bringing several new box stores# p+ v. [: \7 {- s' Y, H
to the area. Buyers have begun seeking less expensive fixtures for their homes
6 n, c# T. x: i/ Zand are instead opting for more affordable housing options.( f6 M# D% {: i4 M" S2 e9 k: S2 Y; v
1 m8 k7 M8 H* ?1 W" j+ G
In Charlottetown, the housing market started to move towards balanced
* Q4 z f6 Y. O. ~/ Econditions, as some sellers had to begin to lower the asking prices on their/ Z! g% l7 m8 G, D0 G. P G* S
homes to make them more competitive. Activity from out-of-town and US buyers: a: |7 \3 S: n4 p
was down slightly compared to 2005, likely attributable to the strong Canadian: {, U8 m5 L& _- ~
dollar. Inventory levels began to creep up in the third quarter, providing* [& W5 h; e( a1 y/ z
buyers with more options when looking for a home.2 v/ M9 H5 c$ o0 Z3 m3 q, Y8 Q# N0 S
, [" @! T' y0 g4 Q: D ? Activity in St. John's slowed slightly in the third quarter, particularly
" c3 K) w( u) E' Q; _/ [among higher-priced properties, where there was a slight over-supply of homes7 Q# k' V$ T0 e) n$ b" p. x
priced over $200,000. Listing periods have increased when compared with 2005,6 l* U- O: l/ R( g5 W, V
as some of the pent-up demand that had characterized the market over the last& a" Q" X3 s: I
few years has been satisfied, resulting in more normal, balanced conditions.4 h, _- f7 Q% f; X4 x& j
' j- W1 Y) T7 B4 s* @# P: o Montreal's housing market recorded modest increases in average house
( h1 Q+ W D ^9 e1 m0 V bprices, due to a slight seasonal slowdown in the third quarter as inventory
: Z8 s' x/ k' S5 f) Llevels rose. Part of this can be attributed to the fact that many renting
+ S, r6 d' r; b# qfirst-time buyers were motivated to close on the purchase of a home by July 1,' T7 B! }3 G. j+ m; X
when rental leases expire in Quebec. Once this date has passed some of the! t' F7 t3 g2 }( H! }& x; ] T
pressure is taken off the market, allowing buyers to visit more homes before8 R( ^+ A* ^' ~5 r/ L' [8 r8 o
making a purchase.# c7 d8 V: `+ [5 U; e* k
8 H. g# ~9 @: M8 h
Ottawa held its position as one of the country's most stable housing
* K1 i8 P# m* e4 d/ r0 ^% k! ymarkets in the third quarter, reinforced by a vibrant local economy and strong; [$ m" z B( \1 q6 l
confidence, resulting in modest increases in average house prices. The city
* b; F# {9 `. M/ [( Zcentre remained a bright spot in Ottawa, with homes in this area attracting3 d7 v& B0 m% D( f, o! P; a
attention due to their convenient location and proximity to downtown
+ S4 S; Q; O2 L6 M: eamenities.
* h# l5 _- m9 p/ P0 S) t9 f% J! _' s5 [
The housing market in Toronto sustained healthy activity levels
' O: D7 L, F5 ^; Wthroughout the third quarter, as a strong economy helped to maintain demand
# W: M% f/ I% ?! ^* o% G$ t* Qacross the city, causing average house prices to rise moderately. Toronto has
) y& ~; C4 ^$ l- _/ c2 Fcontinued to experience modest growth in average house prices, and has been! h& F, J' \: r1 w( B+ d
driven primarily by purchasers who are buying homes as their principle$ u8 g2 n% y; B p |
residence, rather than for investment.8 ]& v- b9 b6 y9 |
3 U& `9 G7 }% b7 O4 A
The vibrant Winnipeg housing market continued to show its strength as
; P- v B3 f; {$ c* jhouse prices rose during the third quarter. The booming local economy resulted) K& C n. N4 G. y6 J. J; J
in a historically low unemployment rate, helping to bolster consumer$ Z8 D# e6 j' {# M: ^
confidence and Winnipeg's ranking as the city with the lowest capitalization
4 L$ ?& Q' |6 X0 Brate among the country's larger cities - helped to encourage buyers to enter
! l1 h$ Q4 U4 S, _the market.( K! r6 g! Y' N% U7 _
$ G. N/ z/ `# k5 k
In Regina, the market experienced a slight seasonal slowdown through- ~% ~4 v/ k# ?7 Y' P
July, as there were fewer purchasers in the market due to summer vacations. In# N4 | q) S% }1 ? g4 O* Z2 i
August, activity resumed to the busy pace previously seen in the spring
# s1 e1 f" L: X3 S8 m0 { \* Emonths, as the influx of purchasers made it more difficult to find a home due
& U! Q0 J/ l1 \3 K! bto the shortage of available inventory." [8 Y+ n; n W5 F" ]
5 q0 s \7 `- z5 i2 m. I
Activity in Saskatoon remained brisk as the market maintained its
, `$ [3 i9 o) _; l* J9 D }6 {6 ~momentum from the busy spring sales period. The economy in Saskatoon remains3 _2 c9 t2 x* P0 n% w
vibrant, as employment opportunities are abundant with many businesses
) h2 o# E e1 N+ I$ L2 d/ r, f2 A3 astruggling to make hires and having to recruit outside the province.2 E7 m/ Y1 n( L& o! I7 H
+ r( A. w- ^2 D+ r Calgary's housing market recorded blazing average house price increases% n6 {. ~0 }/ v7 n5 S4 q# h/ b5 k
in the third quarter, in all surveyed categories. The burgeoning economy, low+ w, O# b" f1 r
unemployment rates and low inventory levels remained the leading factors that
: h \2 C# q; S n5 e! R) P4 vpressured Calgary's house prices upwards. However, regardless of the soaring
4 z0 a6 }) e( j8 O' X& wprices that characterized the market - even during the typically slower summer9 c7 G2 R' {! z0 U+ @# G% k- m7 H
season - it is expected that activity will become slightly more balanced, as' `9 v# y- t4 `" G( D
buyers are becoming more reluctant to participate in the frenetic activity.( M$ u% J7 o4 T& A0 B" R
4 M8 `2 s( L# t, L7 L0 [ Edmonton's booming local economy continued to thrive in the third quarter
2 B0 \2 ?; o0 Eas activity in the oil sands north of the city continued to flourish. Edmonton/ \ D( ~! ^0 l
remained the hub of activity for those coming to work in the oil industry,
1 f) w! ?9 w: L1 L8 g# U& ?maintaining tight inventory levels across the city, resulting in prices8 v: E% g3 P4 m: @! L* A, ?
increasing at record levels. However, as inventory levels continued to improve
$ i. K( z5 l# Z/ }0 U1 Gin the third quarter the rate of price appreciation should moderate slightly, [8 r$ H3 R/ S7 u y5 ?, L
towards the end of 2006.
4 G! i& p6 N9 `7 m& X4 e
, h5 `* A/ _$ Q8 W0 I$ e" wWhile Vancouver has seen a slight reprieve from the severe shortage of$ R! Q" q7 S4 g; X. O
inventory that had previously characterized the market, supply is still unable7 y/ z7 P0 P2 ]" z
to meet demand, driving house prices upwards. Vancouver has a very diverse1 O# v; M1 g' a+ A9 m( u7 x
group of active buyers - from first-time home buyers to baby-boomers to& D9 h5 I0 [' g) z2 B9 p f
foreign investors - all of whom fuel the demand for houses, placing added) ?% S( q& p+ U0 v0 ]
pressure on tight inventory levels.
& m0 P& h) `8 T- k& D# |
: E- c) t% @5 O* o% g d4 N6 t Victoria's market is vibrant and supported by strong economic
4 K, _ v$ P5 L+ k& n$ e7 N1 `9 t) pfundamentals, fuelled by a booming tech sector and a migration of young people( k* w" i+ W9 i' U/ H
into the city that has continued to support the area's house price increases;
7 ?( ~' \* N( s, G# [" Iwhile increased inventory levels have afforded buyers more time when searching
: A+ j* x- j7 l* `. }2 tfor a home, helping to normalize the market's pace.
$ I+ H; l) U/ d4 \9 V
3 T% _7 K/ E7 o( [9 u& b) f <<1 j4 C/ y8 \: w! z! C
Survey of Canadian Average House Prices in the Third Quarter 20062 {; F- m' |1 h2 P" V6 V) b8 C
* s6 f! @, {8 v
-------------------------------------------------------------------------& S: [/ x& W* m8 u: V0 u
Detached Bungalows Standard Two Storey
+ A2 j8 z# [) S) {$ U3 P0 p -------------------------------------------------------------------------7 ] z4 a9 a0 K4 l. o# g: e! h
2006 Q3 2005 Q3 Bungalow 2006 Q3 2005 Q3
0 ?5 h2 y+ z( c( q0 M# \" ^ Market Average Average % Change Average Average2 U9 ?, e& ]+ i5 F$ [3 Z. g
-------------------------------------------------------------------------
3 z' l, V8 \3 n* o Halifax 186,333 173,333 7.5% 198,667 199,000
9 l" S7 s! @& P, d -------------------------------------------------------------------------3 R0 V4 N/ K2 }$ G& s6 j0 S/ @: P
Charlottetown 145,000 141,000 2.8% 175,000 170,000
+ g& L' T& q R% l; l T, q$ ]. Y& k -------------------------------------------------------------------------
4 B! _. a' `) T3 w: \ Moncton 135,000 127,000 6.3% 129,000 123,000
% p ?( ]' G) {+ ~6 t6 [ -------------------------------------------------------------------------
6 F' U$ g+ B1 o. L% j" G0 u Saint John 141,200 142,900 -1.2% - -* Y# z `/ e- M0 }' b6 N$ N' }
-------------------------------------------------------------------------
- L+ G! n6 G3 \ St. John's 143,667 142,667 0.7% 200,667 202,333# ?) s+ X8 z# V, j7 r" }! d6 ?
-------------------------------------------------------------------------
, l- O( Z9 `7 ?& B$ } Atlantic 150,240 145,380 3.3% 175,833 173,583
( {2 y: L1 p$ G3 U6 D4 p -------------------------------------------------------------------------: H; x# R5 ?: n6 F( Q5 u3 C
Montreal 213,691 203,500 5.0% 321,141 316,185
2 M% y: C+ k& R. M# B -------------------------------------------------------------------------
) M, U1 E K, L0 R Ottawa 290,083 278,417 4.2% 285,667 273,250% U( ~) |2 \; e4 Q- Y5 @+ c( y
-------------------------------------------------------------------------
' T! c% [" p* d' O, u Toronto 373,368 355,882 4.9% 481,523 474,766
% _1 e; S3 H& ]3 L% [4 ?4 I -------------------------------------------------------------------------
: X4 X! H$ ]2 R! A; Y Winnipeg 181,579 159,860 13.6% 202,337 180,707
& D; l' E9 ~7 q; ]" g% t8 { -------------------------------------------------------------------------; o7 x. M: w( ?) Q: e
Saskatchewan 170,667 156,083 9.3% 182,600 166,500
. D+ Y- c- M# E; Y7 Z -------------------------------------------------------------------------
1 R, ?; e* Q3 }% O1 s6 p0 k Calgary 395,067 252,411 56.5% 405,778 264,389( L& h k5 `( }3 @' `
-------------------------------------------------------------------------
1 J ? I( s$ y7 L3 z Edmonton 286,857 194,857 47.2% 316,429 206,7144 L8 u2 O; j& r" K0 ^8 s# E
------------------------------------------------------------------------- ` u/ n' w' i! ?) @3 {; \
Vancouver 704,250 601,000 17.2% 794,000 697,500
! V( E4 B+ M- [ -------------------------------------------------------------------------
7 G( L Q" U' U: C" z8 a Victoria 375,000 348,000 7.8% 403,000 391,000( L0 ?. d8 O: O& t7 ?
-------------------------------------------------------------------------
3 J2 |4 C& R! F- y National 300,365 258,202 16.3% 365,380 322,8604 H, O/ b& D4 y5 z# x" x7 U6 y
-------------------------------------------------------------------------2 I: b* X5 v2 N0 t4 f
1 m. u" y( F0 [# Q6 m6 } -------------------------------------------------------------
. ]2 T* J9 F8 V Standard Condominium
" g7 q1 ~! X0 k3 Y, S" { -------------------------------------------------------------# b9 `+ O* g/ B- F, m$ W+ m3 y
2-Storey 2006 Q3 2005 Q3 Condo
6 C- I6 f& G' L/ C2 m# g Market % Change Average Average % Change0 B* y3 c) S. R# {
-------------------------------------------------------------' C; q$ P( u5 N7 P: ?
Halifax -0.2% 142,000 103,000 37.9%% P! [0 k& z. T, K* I/ l1 G+ N
-------------------------------------------------------------" W4 N: ] n. y/ a
Charlottetown 2.9% 98,000 98,000 0.0%' p7 u8 N6 k2 H; d; o
-------------------------------------------------------------9 s" t' Z8 v+ Q" m/ n
Moncton 4.9% - - N/A
* {4 e! y: e% \' _, H, r -------------------------------------------------------------
# y3 @3 m4 Y. L Saint John N/A - - N/A9 U, N0 ]0 W4 U/ h+ q
-------------------------------------------------------------
" o6 P- T% y" o$ i& d: Q" G5 {- O St. John's -0.8% 146,333 145,667 0.5%
4 ^1 T, {5 b d7 f8 N6 ~ q7 ` -------------------------------------------------------------* g' J5 y0 o, @- _3 T
Atlantic 1.3% 128,778 115,556 11.4%# g, J3 y! W0 y2 R
-------------------------------------------------------------
8 G3 A$ O6 B% i Montreal 1.6% 193,190 188,016 2.8%
) J& u) z( }3 |) F y9 m q -------------------------------------------------------------
9 g, f4 f1 H* t% S Ottawa 4.5% 181,083 172,250 5.1%
5 X \$ P. Y, C& [9 Z" @ -------------------------------------------------------------" Y- V# `( o7 J( i* U% b! J
Toronto 1.4% 252,088 242,918 3.8%
% W$ I% ^/ K W! D -------------------------------------------------------------
0 H9 g0 K+ u4 i O* [4 p* w+ J4 e Winnipeg 12.0% 105,648 96,008 10.0%! @+ ^4 `3 s+ q/ F1 i; ~% s% a
-------------------------------------------------------------( k4 x4 c3 v, w4 l
Saskatchewan 9.7% 106,250 101,000 5.2%; M& v' b9 i; c# B: V3 O/ i8 [
-------------------------------------------------------------3 l: N9 ]) q% O5 {- I3 u0 N6 T3 u% N
Calgary 53.5% 245,844 153,867 59.8%& c8 _: }/ m4 S! V
-------------------------------------------------------------2 h; T4 L- J" G3 {9 S9 z2 V
Edmonton 53.1% 200,433 131,500 52.4%
: i7 a7 |& p0 c, ] -------------------------------------------------------------
2 I7 q) E; O. ?) m Vancouver 13.8% 366,250 323,250 13.3%
: ?8 Z" ?; [; ~ -------------------------------------------------------------
! R2 v A% E+ w6 E9 b Victoria 3.1% 229,000 220,000 4.1%0 f- Q' S8 e5 u# A) r# V
-------------------------------------------------------------' O9 W! |/ R# B6 \: R( U3 d* h: N- o
National 13.2% 211,562 185,296 14.2%
' M2 {5 ~6 f# u -------------------------------------------------------------
^& `- G6 ]3 E6 X' h >>
, o: ]( d' h' C
8 x. m' K, T: k% x! G! } Average house prices are based on an average of all sub-markets examined
" f. u4 ]4 }# k4 m) G- D; ]in the area, except for the smaller markets of Charlottetown, Moncton, Saint
, ^: ]6 ^& Y3 ~. K, C: o- M GJohn and Victoria.* A) S- Y7 f1 u; W! g1 m
1 X2 o( T8 V" _ W+ n The Royal LePage Survey of Canadian House Prices is the largest, most
" ~$ {: q P& d; gcomprehensive study of its kind in Canada, with information on seven types of& D; C8 g' |8 q# R
housing in over 250 neighbourhoods from coast to coast. This release
9 k# @, o: F9 S- e% J' Wreferences an abbreviated version of the survey, which highlights house price' \) {7 N- |) c0 j! l5 @) l6 q& f
trends for the three most common types of housing in Canada in 80 communities
4 M- e' p9 c# F. zacross the country. A complete database of past and present surveys is- m! M. u% ]- v% e0 _* ~/ N
available on the Royal LePage Web site at www.royallepage.ca, and current
+ f z: [; J* F5 ufigures will be updated following the end of the third quarter. A printable
& ], h- X7 }1 `& N- Aversion of the third quarter 2006 survey will be available online on
$ P, D% [( t. z! X8 k5 MNovember 15, 2006.
* ]0 G2 [9 W" \$ O1 c' ~9 x Housing values in the Royal LePage Survey are Royal LePage opinions of
: {; P$ i: t; L; k# Hfair market value in each location, based on local data and market knowledge& d) z" ]4 g1 f- t# {) [0 T/ l
provided by Royal LePage residential real estate experts. Historical data is$ x! R! B. A5 O# h9 Y
available for some areas back to the early 1970s. |
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