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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 # n- t% X/ X5 R; G0 E0 [
( L9 R# @2 t; W. C/ j
- Country's market poised to show growth throughout 2006 -5 t% z5 s6 F! R* s+ \

6 M9 Z# d( f4 ^* C. e4 e% s    TORONTO, Sept. 28 /CNW/ - For most of Canada, the housing market* v1 m5 W6 i6 V
exhibited moderate price increases and stable unit sales during the third( I( e) v4 ?+ K- h0 P
quarter. Wide regional variances continued to be the dominant characteristic  e; ^- l* b* o5 E5 p3 b: n6 x5 b
in the market, exemplified by frenzied levels of activity and double digit  b. p" M, n5 B0 b
price gains observed in the energy and commodity rich Western provinces, and
9 p' Q) C4 }$ ~) p; imore reasonable sales volumes and moderate price appreciation in Ontario,
. Q/ g& H, b; y* M/ JQuebec and Atlantic Canada, according to a report released today by Royal$ N: j" v6 n, @" h: G: S6 d' R8 F
LePage Real Estate Services.
: f! {* B, o# V5 s1 ~* Q! E0 }+ ^
6 z* Y8 G+ c7 ?    Nationally, market trends established through the first three quarters7 I* K, C( K# k3 j" s3 p4 X( O
are forecast to continue for the remainder of the year. Robust economic5 i/ q/ }9 l( Q
conditions, low unemployment rates, modestly growing salaries and wages, and  h2 C6 e8 Z% i2 Q- u5 `
sound consumer confidence contributed to the overall strength of the
5 C3 n. ^  N/ ^residential real estate sector.
5 B2 k1 w. v( O- \
/ K2 R) y# U. m    Of the housing types surveyed, the highest average price appreciation3 m# w1 T  b7 C+ Q, f
occurred in detached bungalows, which rose to $300,365 (+16.3%)
8 b8 o. |* n( G: M& Wyear-over-year, followed by standard condominiums, which rose to $211,562
5 F) S3 H7 {7 _! l, Z# M(+14.2%), and standard two-storey properties, which increased to $365,380; x8 Y& z# ~- X/ R8 S' p( _
(+13.2%).  p3 u# a, q2 j. x) ~  X
; e4 V. U. d6 U6 e+ O3 j8 l; z  B
    "Canada's sturdy housing market continued to demonstrate steady growth' J  X% n0 s7 O6 f' w: r
during the third quarter. For all but the west, we have moved on from the
3 d/ t+ Y! j; p9 q; b2 ~frenzied expansion that characterized the first half of this decade, and are% n7 R4 i, A9 a; f  {
poised to show continued growth at a more moderate pace," said Phil Soper,
' k3 L: p$ ~' _  Jpresident and chief executive officer, Royal LePage Real Estate Services.
8 o+ O3 T1 J; L4 Z"Gone is the sellers' market that we have lived with for some years. We
. ?3 A5 p( U; Q7 ]welcome the more reliable conditions that are characteristic of a healthy
2 s5 T  X( T+ B. ]7 d6 ^# `balanced market.") l4 R) {! y& {9 R/ V
' {$ Q/ O2 A- _/ |; F, Q
    Despite the double-digit rise in average national house prices,4 {3 X$ {" A7 ?, z1 K4 C
considerable regional variances were exhibited again this quarter. The shift
8 h3 Z) _* t' Qto balanced market conditions, which began in late 2005, has continued
0 t  B6 y) }, X: D5 r5 athroughout most of the Central and Eastern regions of the country. In the core% o$ d6 H* t; @% m# r& v, N. ]
energy producing western provinces, the combination of very high in-migration,
0 c( ~2 ^7 m  f* c# o4 X- ?9 W! Mmanageable affordability, and a shortage of inventory has driven record. f" [+ A% J6 W/ s" Z; d; J- {# B
breaking price appreciations.
( }) B" I% h0 T2 W8 H. |* l" e
  F+ z& ]# K3 U    Echoing the second quarter and supported by Alberta's rapidly expanding; r% a5 S& z) Q( o# |
economy, Calgary and Edmonton led the charge of Canadian cities with the
. w6 W) G5 d; l+ g0 C2 a: Jlargest house price appreciation in all housing types surveyed.
7 h; M! r) e  O" ?( W* ~( }( U1 b* @2 p, O
    In Ottawa and Toronto, growth remained steady, supported by solid
8 x2 p8 j1 A* G. Yeconomic fundamentals, an increase in available inventory and strong consumer) Q$ ^# q- m2 Y0 R2 i6 F& [/ _) D
confidence. While the pace of price appreciation in Ontario leveled off( G" G# c0 M* {. f/ B' u: A3 H
slightly, the province's real estate market remains poised for modest growth.$ \; P$ H$ T: m1 f1 m  I) ]1 \) X
In Atlantic Canada, new housing and condominium construction offered buyers3 z2 Q! d- I) |* u
greater selection at more competitive prices, resulting in a slower rate of
5 ^$ h" r) T3 r1 A5 [" dprice appreciation when compared with 2005.
9 |+ n! \5 \& e$ C* x9 W4 x. r9 e, F& W: J& L$ T; ?
    While the pace of growth in Canada has slowed, the domestic housing$ X2 g" R6 s8 P5 ]
market is expected to outperform the American market. The economic and
" k" G6 O+ [  [2 k6 Hfinancial fundamentals driving the residential real estate sector in Canada
& ^- W+ C: g3 r0 a5 q# ^! rare markedly different than those found in the United States.
7 G4 ]$ c: K  |; y) `# |
9 _; u  `$ A% o3 Y; S    Added Soper: "Canada's housing market is likely to outperform the
. U7 G+ s  [( r" z; TAmerican market through 2007. A number of factors are working in Canada's
, r1 X/ R# P5 k& p  \8 s* rfavour, including healthy personal and governmental debt levels, the
( G- f/ \1 N. e# Xrelatively modest rise in interest rates in our country, and general! {2 b+ J2 V/ M) z3 ~0 ^
affordability in our major cities. In addition, Americans are now seeing the
& j" Q2 G3 B; v% J# o' v- y( xdownside of a tax system that encourages maximum homeowner leverage, and, ^0 }  Z7 f% d8 ?1 k1 ~6 k1 D
aggressive financial products such as zero- and negative-amortization- v, S6 L7 u0 s0 L
mortgages that work only in a high price growth environment."; q5 S; x, C. i* Y9 P

; y* q% Q5 r' ]6 m9 N8 a    <<
2 F; g4 N3 f; C, P+ E/ r; m                             REGIONAL SUMMARIES
( ?8 K, l0 x5 g. C$ ?, P: O5 r1 ^6 C    >>
2 U  @! y5 W0 n  j  ]3 s: ~1 X9 w5 u* O, b7 v
    Balanced conditions continued to characterize the housing market in! m$ w! w  s/ V1 q
Halifax, as significantly higher inventory levels helped to moderate the rate
4 k/ g; j  d) T8 h" }( pof price appreciation. Buyers were increasingly choosy, taking more time
3 M2 V  Z+ S, q' Z; Ulooking for newer, low-maintenance properties that were not in need of
3 V7 P: x8 ]" z$ v" h: s* n7 [renovations.; V3 S- t% e2 b9 {0 D

% u) N# V5 O% \( s    The housing market in Moncton remained healthy and strong as a slight& e# f- W' O. A6 q* g, u3 ]
increase in inventory helped to moderate the rate of price appreciation$ y8 }' x/ N; U% R( r
compared to the same period in 2005. Activity was brisk throughout August and' t" l7 P$ J  n5 ~& O0 k6 d& X
September and is expected to remain this way through the fourth quarter.
6 s- O! D. g2 ~: M9 q% \5 |0 `( f5 ]) o
    The housing market in Saint John underwent its traditional summer) w0 d" e! x$ x) s. k
slowdown in the third quarter, with activity picking up towards the end of the
. Q4 k7 p3 G9 gquarter. The local economy continued to thrive, as construction on a new6 |' \% Q) x& E4 u8 d# D* v
600,000 square-foot shopping area has begun, bringing several new box stores& k8 u$ w$ \8 J5 P$ i) k
to the area. Buyers have begun seeking less expensive fixtures for their homes4 l( _+ t1 Z  I. f3 U  T/ h
and are instead opting for more affordable housing options.' E0 e# |; @  \# J( u+ d! _

, _: a, A+ j  K, L9 S1 r    In Charlottetown, the housing market started to move towards balanced
) Q. H; H" Q& l% d' Kconditions, as some sellers had to begin to lower the asking prices on their) }9 e. o- w; o8 f, R0 ?
homes to make them more competitive. Activity from out-of-town and US buyers5 o8 @4 q4 S! Q8 y
was down slightly compared to 2005, likely attributable to the strong Canadian
5 m7 d4 B9 A' ?- ydollar. Inventory levels began to creep up in the third quarter, providing0 C- K+ n0 a1 H" _( m7 M8 g8 f& k
buyers with more options when looking for a home.
: Y6 {) u) h" K$ Z6 k$ C5 N- ?
* F9 `5 T$ T4 e6 M- S+ m    Activity in St. John's slowed slightly in the third quarter, particularly) [9 p+ }( M8 i
among higher-priced properties, where there was a slight over-supply of homes% W- p  R! O2 C
priced over $200,000. Listing periods have increased when compared with 2005," E( x+ w% }* d
as some of the pent-up demand that had characterized the market over the last
. C. e& \2 c: w# z% Ofew years has been satisfied, resulting in more normal, balanced conditions.% ^$ q5 H) j2 H. g3 Z
  k; s5 N, i  r% Z- a1 a
    Montreal's housing market recorded modest increases in average house4 L) I. B) o1 m' h3 H) q+ q
prices, due to a slight seasonal slowdown in the third quarter as inventory
% Y8 \, g, x% A) G. y0 hlevels rose. Part of this can be attributed to the fact that many renting
- S& M! d& }/ m2 M; U' U9 J" [! Vfirst-time buyers were motivated to close on the purchase of a home by July 1,1 I4 a/ w) T8 ?( [
when rental leases expire in Quebec. Once this date has passed some of the
6 v; v$ D7 B5 `/ a/ d- t1 Y1 epressure is taken off the market, allowing buyers to visit more homes before
0 p* k& N! S! d/ N: X  kmaking a purchase./ H# a& I9 Y6 r$ H0 q

; d( y- K* U1 j* k3 F    Ottawa held its position as one of the country's most stable housing
6 B4 z: V: }0 |markets in the third quarter, reinforced by a vibrant local economy and strong
# |- Q1 j6 H& Xconfidence, resulting in modest increases in average house prices. The city- Z& G2 ^: y3 X
centre remained a bright spot in Ottawa, with homes in this area attracting
0 n) |4 l6 A1 Hattention due to their convenient location and proximity to downtown
# q% P8 I* z; Kamenities./ I# M6 C2 V( y" n. j. D

( f" S6 Z  ~# }% B' M9 H    The housing market in Toronto sustained healthy activity levels* ^) z9 k3 N5 _; F) p* f
throughout the third quarter, as a strong economy helped to maintain demand
5 D, Y8 x# ~! D3 q) ^+ a, [0 Tacross the city, causing average house prices to rise moderately. Toronto has% L7 O0 w6 F- q  ?" }/ r; [5 p
continued to experience modest growth in average house prices, and has been
& ~; s+ h7 u$ W! H; e3 gdriven primarily by purchasers who are buying homes as their principle' T# o) l; h# Y' s1 [) ~
residence, rather than for investment.# _4 r5 {1 C' b, ?
/ O# k. k" `. k2 i, v
    The vibrant Winnipeg housing market continued to show its strength as
# M* w) o5 ?6 f7 k% y! Nhouse prices rose during the third quarter. The booming local economy resulted
" I. L% N% w; }" w! kin a historically low unemployment rate, helping to bolster consumer
2 ^$ y8 G$ \. F$ m; i+ Uconfidence and Winnipeg's ranking as the city with the lowest capitalization! C/ X- Q3 x; [# l
rate among the country's larger cities - helped to encourage buyers to enter
$ A; m; Q4 x0 b  S# lthe market.
; U; S4 M! B6 c3 }
% O, H7 m; u% q5 x8 L( P    In Regina, the market experienced a slight seasonal slowdown through1 u: N* K9 G0 x7 ]
July, as there were fewer purchasers in the market due to summer vacations. In0 C7 h% r3 H* r9 c
August, activity resumed to the busy pace previously seen in the spring
: \) h: l* s! q' c2 tmonths, as the influx of purchasers made it more difficult to find a home due% U- }- i9 \( j$ a4 B9 C: E& e
to the shortage of available inventory.
7 d" N' O. ~5 @! }' J, N; Q' `$ _7 m9 p
    Activity in Saskatoon remained brisk as the market maintained its# Q- E4 n  \1 e+ n
momentum from the busy spring sales period. The economy in Saskatoon remains
- \" P7 U+ }  m! j% Rvibrant, as employment opportunities are abundant with many businesses- U" i$ @2 T2 A( J6 t
struggling to make hires and having to recruit outside the province.
7 i) l7 g8 j: ^* n' R1 _( t1 B& S( O: y; o1 x
    Calgary's housing market recorded blazing average house price increases
) Q7 Z+ R* l# Q: o7 f! J; Ain the third quarter, in all surveyed categories. The burgeoning economy, low) h9 t( T, Q" b8 j/ }
unemployment rates and low inventory levels remained the leading factors that+ V5 [; n3 O* s8 N5 W; C: a& @
pressured Calgary's house prices upwards. However, regardless of the soaring
+ A+ @' X2 n% D2 @7 s; R- K: o% O) bprices that characterized the market - even during the typically slower summer
" t5 x. G1 h7 W4 ?) _season - it is expected that activity will become slightly more balanced, as
! Y7 ]% l2 _: E- l/ N, _6 R- j% wbuyers are becoming more reluctant to participate in the frenetic activity.
3 m  @7 K$ d& A- a  ]& I; c
; c$ s3 ]# u# s7 b2 Y! I, V+ L5 ~" @
    Edmonton's booming local economy continued to thrive in the third quarter
5 p  f& Q0 C# nas activity in the oil sands north of the city continued to flourish. Edmonton! h. ]4 B. d- a* V! a6 B1 ?
remained the hub of activity for those coming to work in the oil industry,
% P) g7 m4 l- w2 ~6 e4 ?0 wmaintaining tight inventory levels across the city, resulting in prices
! N4 Q7 L9 b0 C! ?increasing at record levels. However, as inventory levels continued to improve6 M% i2 G6 D4 a
in the third quarter the rate of price appreciation should moderate slightly
' a8 ?, t& i! G$ i; x3 @; {  C, Ctowards the end of 2006.
   
, V# G3 c% M$ C& T6 X* R+ B
, C8 _; n" s2 A& Z0 m" p' ~While Vancouver has seen a slight reprieve from the severe shortage of
3 a7 d/ Y: z: j# P. x; R& e- w. ?inventory that had previously characterized the market, supply is still unable; R) z' I: I$ r* D2 Z2 u( F. P+ f
to meet demand, driving house prices upwards. Vancouver has a very diverse
- F9 c6 a4 y7 m+ l/ P, mgroup of active buyers - from first-time home buyers to baby-boomers to
# x5 t0 E4 H$ [/ Aforeign investors - all of whom fuel the demand for houses, placing added/ z7 C$ ^' M% Q" O
pressure on tight inventory levels.# E) V* W, ~/ M1 K' {+ t$ k

' [2 P. t! {1 v+ J1 C    Victoria's market is vibrant and supported by strong economic
7 p! h  F6 @# c) N1 `  Bfundamentals, fuelled by a booming tech sector and a migration of young people3 P2 @/ z9 m# q: ]1 b% y$ i6 a
into the city that has continued to support the area's house price increases;6 l# h2 E( D6 n7 \0 Z
while increased inventory levels have afforded buyers more time when searching
4 p) r- V- a9 q; L2 d" I3 P) mfor a home, helping to normalize the market's pace.6 ^- T5 A' S. S: `7 [  ^
: {: X5 r+ u3 [: _* d: \
    <<- r6 T1 K7 x0 {* u7 q& i. F
      Survey of Canadian Average House Prices in the Third Quarter 20066 T3 y0 |8 W: V8 u7 [

5 t8 H1 v' {2 z$ j( U    -------------------------------------------------------------------------) z8 F8 T9 `) I0 v- L0 {; u
                 Detached Bungalows                Standard Two Storey
6 j9 x& B( f, x, Z- ]/ R    -------------------------------------------------------------------------  Y* [# b% h& b: V7 i4 p. S
                     2006 Q3     2005 Q3    Bungalow     2006 Q3     2005 Q3
( y& p6 k5 P, D0 j. `* ]2 J+ ]    Market           Average     Average    % Change     Average     Average+ {! l1 m5 N( I
    -------------------------------------------------------------------------
5 U% ^0 |* Y! \7 R    Halifax          186,333     173,333        7.5%     198,667     199,0006 k2 p0 W# q( L
    -------------------------------------------------------------------------
7 W& D* ?- B) f0 o$ E2 E    Charlottetown    145,000     141,000        2.8%     175,000     170,000  @: ~2 _# Z! K8 M
    -------------------------------------------------------------------------( A% ~: q0 ^; S# l/ E" j
    Moncton          135,000     127,000        6.3%     129,000     123,000
2 v' K3 l* y8 W5 i1 o( a    -------------------------------------------------------------------------) I, h' D1 K+ }
    Saint John       141,200     142,900       -1.2%           -           -' \  z" X$ s  @8 H& z/ o
    -------------------------------------------------------------------------  @: \- O5 ?4 n2 W
    St. John's       143,667     142,667        0.7%     200,667     202,333
& j$ i. V# I8 A( U# V4 _! s    -------------------------------------------------------------------------
' y/ ^- {- g9 v1 k: E    Atlantic         150,240     145,380        3.3%     175,833     173,583
  l, @& k  k# J3 M& L6 \: i& J    -------------------------------------------------------------------------
- S) \( d, C- v7 h3 J  B. |    Montreal         213,691     203,500        5.0%     321,141     316,185, A8 k6 `) a, U$ V
    -------------------------------------------------------------------------
. s% y) s  A* V6 U    Ottawa           290,083     278,417        4.2%     285,667     273,250! j8 Z1 s- c9 Y' N7 |
    -------------------------------------------------------------------------
6 ?3 G9 l) [% z+ b    Toronto          373,368     355,882        4.9%     481,523     474,766- i, K3 g/ K, }# d
    -------------------------------------------------------------------------
! n# J- @- I. e" ?' T    Winnipeg         181,579     159,860       13.6%     202,337     180,707
& N9 c; ]% e8 X) d    -------------------------------------------------------------------------# ?1 u1 D( l+ \" p6 z
    Saskatchewan     170,667     156,083        9.3%     182,600     166,500
( _, m% d1 C" ?& P, _5 [1 q    -------------------------------------------------------------------------/ v4 H. l( s/ |: D7 {
    Calgary          395,067     252,411       56.5%     405,778     264,389
' n4 F( ^* o0 z( O0 r- f6 r    -------------------------------------------------------------------------
+ Z: J& h% @* m$ X" h: q2 q! {    Edmonton         286,857     194,857       47.2%     316,429     206,714
: ^2 T% q# f* O2 Q    -------------------------------------------------------------------------
% q2 W) L3 ]' L: P* F4 V    Vancouver        704,250     601,000       17.2%     794,000     697,500
- R  W# j$ t" S0 O3 h    -------------------------------------------------------------------------! r- w8 t9 H+ M0 ]+ z: N. ?
    Victoria         375,000     348,000        7.8%     403,000     391,000! {0 Z6 Z4 {  c
    -------------------------------------------------------------------------
7 G  E$ s3 N, s* D! ~( T2 n; [    National         300,365     258,202       16.3%     365,380     322,860
3 l, p1 T  `& A- z: v9 j    -------------------------------------------------------------------------4 P$ w; F4 d; b. A+ a
' V9 |0 y# u" k
    -------------------------------------------------------------1 T9 p& T! r3 b( {& p0 e5 K; f
                               Standard Condominium4 t5 o' r# u( H
    -------------------------------------------------------------4 l0 P7 S3 ]; e1 J8 @- {) o4 t2 `
                    2-Storey     2006 Q3     2005 Q3       Condo: q( E8 Z* i2 o
    Market          % Change     Average     Average    % Change
* |( C0 ^/ N2 n$ z/ [; m) O2 Y: T    -------------------------------------------------------------
3 r+ W  [) h& ~  a) O    Halifax            -0.2%     142,000     103,000       37.9%4 }( h+ A% J4 h; K/ N
    -------------------------------------------------------------* B& d4 h1 q/ P6 G( S* {
    Charlottetown       2.9%      98,000      98,000        0.0%
* ~; ?& i& ?6 `( [  o$ e0 F/ V    -------------------------------------------------------------2 z7 m+ O/ V  N# P
    Moncton             4.9%           -           -         N/A
) b% H1 W3 u/ f$ y) @/ Q    -------------------------------------------------------------
( h$ L' g6 I. m7 A  v    Saint John           N/A           -           -         N/A
6 k" k' l! b* R- ]; |    -------------------------------------------------------------
" p, O8 Y% z+ B: L( T    St. John's         -0.8%     146,333     145,667        0.5%
! P0 `7 T1 z8 W/ t    -------------------------------------------------------------
! s: b7 D, p! `" P1 s    Atlantic            1.3%     128,778     115,556       11.4%# i" v4 F% t  s$ D0 \( j
    -------------------------------------------------------------
" m7 u( h9 `& m! c    Montreal            1.6%     193,190     188,016        2.8%
6 x' x2 M5 _( N) J* H  u    -------------------------------------------------------------
, A2 Q- H, b) }) E! |! n; X( o    Ottawa              4.5%     181,083     172,250        5.1%
6 ]; o0 N7 t, u, w- [# W6 g7 j    -------------------------------------------------------------6 A' z# k; @" c% y/ p
    Toronto             1.4%     252,088     242,918        3.8%$ x. E+ i* k  y
    -------------------------------------------------------------0 h, P1 _" r; U( m5 ?) F& q% r
    Winnipeg           12.0%     105,648      96,008       10.0%
6 u0 D9 ~& ]+ z7 e    -------------------------------------------------------------- ?' _" d# a, d0 }7 ^* q) v7 J
    Saskatchewan        9.7%     106,250     101,000        5.2%+ s% Y, v* K; L" z# P  A
    -------------------------------------------------------------
3 e* y! T" ]- s: R- _0 c9 O! ?    Calgary            53.5%     245,844     153,867       59.8%
- k5 x% H7 j$ t6 x7 d2 @    -------------------------------------------------------------6 N8 y( V( a6 `
    Edmonton           53.1%     200,433     131,500       52.4%3 I! }+ H! e* q5 L: V0 w& ^
    -------------------------------------------------------------
7 d6 f0 {/ ^! {3 J7 K$ Z" F) `    Vancouver          13.8%     366,250     323,250       13.3%7 [- n" L) y2 f
    -------------------------------------------------------------* q( Q$ z8 x- d  b
    Victoria            3.1%     229,000     220,000        4.1%; c( ^0 _$ m) J6 l7 o
    -------------------------------------------------------------
! Z# t( g5 m7 O1 P    National           13.2%     211,562     185,296       14.2%' m) o' n* r4 [" Y( z
    -------------------------------------------------------------+ ]8 Z" o1 z& z9 b
    >>4 [' j! ~/ _, U8 u2 C) J5 [. ^2 |

* _+ h7 \* X1 l( e    Average house prices are based on an average of all sub-markets examined
# y2 F" i9 l1 N2 Ein the area, except for the smaller markets of Charlottetown, Moncton, Saint# G0 M: I; V- n" u' e) q% o
John and Victoria.
& x3 d  I3 _' K+ H! o; t' y: v. P9 g4 p$ B: F
    The Royal LePage Survey of Canadian House Prices is the largest, most
6 {5 o* D; K- ?& e1 X( M  Xcomprehensive study of its kind in Canada, with information on seven types of
1 G5 v# i3 r7 P  h5 E& N$ p; ]4 `housing in over 250 neighbourhoods from coast to coast. This release
# m& Q- V! C1 b2 x% Y/ ]3 w2 `references an abbreviated version of the survey, which highlights house price& U2 Y5 c! w" W" d
trends for the three most common types of housing in Canada in 80 communities
5 U5 j/ O. C# h  \6 aacross the country. A complete database of past and present surveys is$ a# i$ q3 T  e- t4 ]! z
available on the Royal LePage Web site at www.royallepage.ca, and current# ^. X& k2 y/ [( t" \, x
figures will be updated following the end of the third quarter. A printable
# x. p: h1 n5 V% ^0 T9 fversion of the third quarter 2006 survey will be available online on( _3 F& w( D8 ]. C/ B; e4 s
November 15, 2006., f6 f. q0 g- _/ w) Q5 H
    Housing values in the Royal LePage Survey are Royal LePage opinions of4 `0 z+ ~! p9 M* y5 v2 F4 e' n
fair market value in each location, based on local data and market knowledge
) j( w% J$ G9 a! q& \  }  @provided by Royal LePage residential real estate experts. Historical data is
  X* Q$ n0 u) o) ~/ N& V  Favailable for some areas back to the early 1970s.
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