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Canada's housing market both vigorous and stable - O: ?6 B/ I3 I, s/ ]3 }$ ?
8 O N5 v- ]; d* c
- Country's market poised to show growth throughout 2006 -
/ |+ k, u3 x/ h9 g( O+ I4 G+ s* i" R$ }, B% S7 ]" b' d
TORONTO, Sept. 28 /CNW/ - For most of Canada, the housing market) l5 I* ]! x% o1 P* }) U
exhibited moderate price increases and stable unit sales during the third
' B- z# _, O! z6 d. aquarter. Wide regional variances continued to be the dominant characteristic
2 O5 p M0 z" R1 G- H) Uin the market, exemplified by frenzied levels of activity and double digit" Z4 q. ~- D8 H5 a
price gains observed in the energy and commodity rich Western provinces, and, o# d0 y5 ~/ S
more reasonable sales volumes and moderate price appreciation in Ontario,
; b N2 ?) v( w: h# |& d2 n' |, aQuebec and Atlantic Canada, according to a report released today by Royal
3 G: \( ?2 ]' M9 u a7 n# o; @8 r7 N' fLePage Real Estate Services.
3 d* ^. T, { N! L+ s" u( O5 z
6 r5 U% ]1 I1 k Nationally, market trends established through the first three quarters G6 E3 n m6 Q5 O# m
are forecast to continue for the remainder of the year. Robust economic
C0 z0 [3 p1 F# Z, ]; O6 _% r9 wconditions, low unemployment rates, modestly growing salaries and wages, and
8 Q. ]0 ^3 B% }7 p; f# b1 f. U5 {sound consumer confidence contributed to the overall strength of the
9 q6 M+ R) i0 Wresidential real estate sector.: S. q c! [# V @& p+ O# G; P/ F" H
8 ?. {0 W& k) W, W( P- V
Of the housing types surveyed, the highest average price appreciation4 k. i, v) n/ {0 [0 F
occurred in detached bungalows, which rose to $300,365 (+16.3%)! l. u/ w+ M% F9 z5 k8 j. o
year-over-year, followed by standard condominiums, which rose to $211,562
8 o& R3 R% G/ j; e0 ^' A2 n8 z(+14.2%), and standard two-storey properties, which increased to $365,380' @( r! n2 a& a4 G; N. \; M( [8 A
(+13.2%).. Z9 K* L* a" P2 z( R, x
* \% K# o+ ~2 T4 l4 ^ "Canada's sturdy housing market continued to demonstrate steady growth
0 A/ n, x/ C, l! {4 U+ j. w$ rduring the third quarter. For all but the west, we have moved on from the5 r6 c% w" S. X! r
frenzied expansion that characterized the first half of this decade, and are* y; P; b! G7 O% s2 v& R
poised to show continued growth at a more moderate pace," said Phil Soper,
# ~8 j( V" R, F/ Ypresident and chief executive officer, Royal LePage Real Estate Services.1 k1 `+ f4 J! i" ^3 C* t6 f( ~
"Gone is the sellers' market that we have lived with for some years. We
# I8 y5 M* t! U2 Zwelcome the more reliable conditions that are characteristic of a healthy
' \2 b# z# d: r5 f' Rbalanced market."
% S2 r" [' |; S3 W2 e9 t2 Z8 Y" Z9 `# y% t/ L, l" r
Despite the double-digit rise in average national house prices,! d/ S0 W9 N; D
considerable regional variances were exhibited again this quarter. The shift
' o) N& I K _5 Ato balanced market conditions, which began in late 2005, has continued
1 F8 C) Q/ ?, F/ g9 Cthroughout most of the Central and Eastern regions of the country. In the core3 b: t" j& ?4 w3 M
energy producing western provinces, the combination of very high in-migration,8 j# g$ {) e3 z; B; z% u# a. j
manageable affordability, and a shortage of inventory has driven record
+ {) X% w' i) R# [0 G9 o- A0 wbreaking price appreciations.8 W4 n- D) H8 S) Z+ w p
* Z6 U8 l! Q W- Z0 y+ l- Y# ^ Echoing the second quarter and supported by Alberta's rapidly expanding0 T5 H: h; s9 q5 f7 m2 X/ E# j
economy, Calgary and Edmonton led the charge of Canadian cities with the3 H7 q p3 I p6 d5 H
largest house price appreciation in all housing types surveyed.0 @8 v% O+ L" V( a, p2 i+ j
) R# n& g& t6 {0 m; P. y In Ottawa and Toronto, growth remained steady, supported by solid0 O) M/ S; g5 @- m7 g& ?
economic fundamentals, an increase in available inventory and strong consumer
) K) ~/ |$ c) c" o1 {confidence. While the pace of price appreciation in Ontario leveled off% ~$ |, ?- C! \ u$ H7 g+ V& |
slightly, the province's real estate market remains poised for modest growth.+ q/ i2 i2 L3 q* I8 a) ]( L; \
In Atlantic Canada, new housing and condominium construction offered buyers
) k% w! q& u4 W5 Ugreater selection at more competitive prices, resulting in a slower rate of
" T+ b2 f; @% j9 E( pprice appreciation when compared with 2005.0 [: t% s; s2 N3 b/ ~3 h; C' N
& K0 o' p+ f( b% w. |: m8 l While the pace of growth in Canada has slowed, the domestic housing/ {; u9 _- s1 ~; z) s
market is expected to outperform the American market. The economic and/ N8 s! K( G7 b( ]: y
financial fundamentals driving the residential real estate sector in Canada4 \& `2 J/ ]" K3 w+ V9 J
are markedly different than those found in the United States.3 M- y. |4 I' c, C$ B3 u
; m: B; _6 n0 d- B Added Soper: "Canada's housing market is likely to outperform the$ k- {2 ]" L- X# J. Z
American market through 2007. A number of factors are working in Canada's
$ `! @. \9 L& }8 H) I0 h" xfavour, including healthy personal and governmental debt levels, the+ }: M4 N2 C6 P" p% q. }8 H9 r+ G8 E& ^+ c
relatively modest rise in interest rates in our country, and general
/ ?1 ~7 F0 i- X7 { U4 \+ _affordability in our major cities. In addition, Americans are now seeing the
9 C6 ^; i1 V! ]0 I2 W9 x+ jdownside of a tax system that encourages maximum homeowner leverage, and
! N& {3 C2 U3 L" t+ j" ?aggressive financial products such as zero- and negative-amortization
' ^& O8 q. P( l0 t+ w+ [% j$ Imortgages that work only in a high price growth environment."- n* R* S4 }' z& R# p1 v! H
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<<
' q. u4 }1 k. ^3 Z6 k REGIONAL SUMMARIES
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3 V% U U, m3 s0 c4 y% d" ^9 E# a7 G Balanced conditions continued to characterize the housing market in
) x, `3 q) ^& }. v( B- }# I) ?- J+ \$ kHalifax, as significantly higher inventory levels helped to moderate the rate: V2 |3 ^3 M g( ^! i u1 S7 ~6 j' }
of price appreciation. Buyers were increasingly choosy, taking more time
' Y1 m. T# W% `# llooking for newer, low-maintenance properties that were not in need of5 a' r. Y% k- E9 N
renovations. c9 g4 d6 W% N( }8 S
/ v9 P% c# ~% ?2 G: }0 z The housing market in Moncton remained healthy and strong as a slight- _' z" ~9 b' i/ e
increase in inventory helped to moderate the rate of price appreciation! u0 _$ k8 {, P F
compared to the same period in 2005. Activity was brisk throughout August and. o+ c$ Q/ Q& D
September and is expected to remain this way through the fourth quarter.; J! V0 C4 w4 u8 ?, Y6 g* [
0 B4 b( `3 d! u
The housing market in Saint John underwent its traditional summer
* o# m7 T3 q V9 Oslowdown in the third quarter, with activity picking up towards the end of the; ]7 ]1 o2 B9 O
quarter. The local economy continued to thrive, as construction on a new
& a" z6 T- X% }$ z3 ^% m7 h600,000 square-foot shopping area has begun, bringing several new box stores/ q' I4 ^2 \& {9 n' k
to the area. Buyers have begun seeking less expensive fixtures for their homes* C$ g' Y3 s; Q: ~ X n# c
and are instead opting for more affordable housing options.
! n8 m3 U9 I! Z6 o F3 y
- X/ h- j) T' d In Charlottetown, the housing market started to move towards balanced
+ K b }6 B) w1 p" vconditions, as some sellers had to begin to lower the asking prices on their6 r. U& S$ B* b( O
homes to make them more competitive. Activity from out-of-town and US buyers" b6 ]" F. e8 v9 H+ b+ y# D- N4 O
was down slightly compared to 2005, likely attributable to the strong Canadian4 |4 N5 r8 Q9 ]
dollar. Inventory levels began to creep up in the third quarter, providing
: c4 \: I K" E" @! ]: [buyers with more options when looking for a home.! s$ z8 N, W b4 @) {- S2 h
4 ?+ R1 N; S9 L. T( i Activity in St. John's slowed slightly in the third quarter, particularly
! p5 ]+ P2 P! F5 G3 k8 Damong higher-priced properties, where there was a slight over-supply of homes( ?* u5 C% \2 ~& y
priced over $200,000. Listing periods have increased when compared with 2005,- a3 V w# t0 W9 H/ p
as some of the pent-up demand that had characterized the market over the last
: p! `. Q- o" f4 Ffew years has been satisfied, resulting in more normal, balanced conditions.
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Montreal's housing market recorded modest increases in average house; p5 g, j0 ^. `4 F
prices, due to a slight seasonal slowdown in the third quarter as inventory5 E6 _2 T, v# O' y1 g1 V
levels rose. Part of this can be attributed to the fact that many renting
5 `1 N _5 l# m, ~( W1 kfirst-time buyers were motivated to close on the purchase of a home by July 1,
4 m2 F" D; F9 v% U2 u$ iwhen rental leases expire in Quebec. Once this date has passed some of the$ z9 x5 A7 Q, \8 T% e; t
pressure is taken off the market, allowing buyers to visit more homes before3 g5 i' ^ P! Z: E: c2 u* K1 X
making a purchase.
9 r2 x1 y6 ^) a% p! m; ^) k
( @8 {: E9 \: M6 I Ottawa held its position as one of the country's most stable housing
8 E2 Q# f: N g) ~markets in the third quarter, reinforced by a vibrant local economy and strong
0 r- t( F3 T8 g2 c( t# ~confidence, resulting in modest increases in average house prices. The city
9 e. o0 ~! \ l9 `: \$ A3 D. dcentre remained a bright spot in Ottawa, with homes in this area attracting6 q( u& i/ m' b" G' u# S* O8 T# ~
attention due to their convenient location and proximity to downtown! C- U* c. D' n7 K, o; s
amenities.
9 F" o7 H H. [& c3 p1 ?6 L [
# `8 b f1 u* B5 C6 Z. ^4 q1 j( P The housing market in Toronto sustained healthy activity levels
: a A R3 W8 j# R* U+ Kthroughout the third quarter, as a strong economy helped to maintain demand
$ W' _) Q; R1 ?across the city, causing average house prices to rise moderately. Toronto has0 g/ _+ g: j4 I2 w$ c8 v' p
continued to experience modest growth in average house prices, and has been
: ]5 D3 R4 l4 [6 S5 j* bdriven primarily by purchasers who are buying homes as their principle. N. [+ ?, S0 k; x& U/ r& y
residence, rather than for investment.+ o% g! `# a/ W U$ K
! Z- |& P: g* d4 k8 j9 s$ h The vibrant Winnipeg housing market continued to show its strength as1 v K* e- U2 }2 S h
house prices rose during the third quarter. The booming local economy resulted: H5 T, g6 M2 w/ U, g
in a historically low unemployment rate, helping to bolster consumer
: e7 P, J8 Z/ l8 D4 H% ?confidence and Winnipeg's ranking as the city with the lowest capitalization
2 k0 \8 g9 @* Q6 X" @* xrate among the country's larger cities - helped to encourage buyers to enter
4 M/ A" T( }, t1 b& R5 X# R7 Y, z2 Athe market.
. O9 C6 |8 T8 Q. f' ]! Z e+ ^& a/ B* S6 j
In Regina, the market experienced a slight seasonal slowdown through$ J' h# |, R" X- v% @
July, as there were fewer purchasers in the market due to summer vacations. In
9 v8 n3 Z0 Q' [! s% Q+ E* Z& j% \August, activity resumed to the busy pace previously seen in the spring
: i4 o G9 S/ k/ A5 tmonths, as the influx of purchasers made it more difficult to find a home due5 q6 g* w' U/ h3 r9 t: X
to the shortage of available inventory.
/ M& g- e2 `) o7 B2 k' ?4 c7 c9 g0 I$ ]# H. i {
Activity in Saskatoon remained brisk as the market maintained its
/ U( P8 F4 l y! z, {0 zmomentum from the busy spring sales period. The economy in Saskatoon remains
: }% z4 f/ T t# J+ ovibrant, as employment opportunities are abundant with many businesses, w+ x" Q( U4 l$ Z! {& `1 O! }
struggling to make hires and having to recruit outside the province.
g1 v7 O6 ~9 x& U% h" `+ G- j' f, f
Calgary's housing market recorded blazing average house price increases* |0 N- [) z/ H; R# a
in the third quarter, in all surveyed categories. The burgeoning economy, low$ w# ~, C/ b6 e9 n5 G/ w
unemployment rates and low inventory levels remained the leading factors that
6 M9 ~9 \/ I- b+ d8 [9 Wpressured Calgary's house prices upwards. However, regardless of the soaring) g* H8 b! X1 j1 M+ |. H0 Z8 E
prices that characterized the market - even during the typically slower summer0 p, V" E4 V0 v& M$ m1 ?
season - it is expected that activity will become slightly more balanced, as5 T G/ K. r+ w2 q# @' k4 j
buyers are becoming more reluctant to participate in the frenetic activity.
) G3 v+ l, Q+ C) X/ Z C2 k+ X+ J6 j+ I( o5 Z
Edmonton's booming local economy continued to thrive in the third quarter
0 u) s- J& l( Kas activity in the oil sands north of the city continued to flourish. Edmonton, f8 |/ E" W' t0 f
remained the hub of activity for those coming to work in the oil industry,) X5 ]* N1 ?+ Y+ g
maintaining tight inventory levels across the city, resulting in prices
. \) g/ k- Q7 q6 c, rincreasing at record levels. However, as inventory levels continued to improve
, s9 c c8 ^/ N) f: X7 P/ win the third quarter the rate of price appreciation should moderate slightly
" D' G4 K9 E8 gtowards the end of 2006. 4 e4 i$ H' M0 [$ R- Q9 x5 v
$ R$ N! x0 K$ U
While Vancouver has seen a slight reprieve from the severe shortage of
3 V' a# x4 s8 G8 J! Z* A# }+ ginventory that had previously characterized the market, supply is still unable
4 Z9 C4 {6 e! P6 H: ~" [) }4 hto meet demand, driving house prices upwards. Vancouver has a very diverse
0 K; C% L1 Q6 m, W, d' [group of active buyers - from first-time home buyers to baby-boomers to L$ g% X: V1 S. b8 \
foreign investors - all of whom fuel the demand for houses, placing added
$ m, R: `" F3 f- [7 J* m" Z8 w3 ]pressure on tight inventory levels.
# }4 n- g& T3 U3 J o( e" ~$ s x" g
Victoria's market is vibrant and supported by strong economic/ E- @5 P7 e7 y% A1 s$ X8 I6 Z
fundamentals, fuelled by a booming tech sector and a migration of young people
! ?+ D5 _% l5 g* Uinto the city that has continued to support the area's house price increases;
" `, ?" m7 h; t! w, i6 t! xwhile increased inventory levels have afforded buyers more time when searching
# j: x0 W6 z# B/ F6 H5 Gfor a home, helping to normalize the market's pace." a: e& W% U G9 w& T* b9 h
0 ]2 y7 b& A& x* K" m h! l <<' o1 i) S' `4 m
Survey of Canadian Average House Prices in the Third Quarter 2006
" U$ v7 b% S' ?7 h/ o( m
, y& |# x3 K5 i" W5 t0 {- N -------------------------------------------------------------------------8 e6 z. [! k# E
Detached Bungalows Standard Two Storey1 P4 s# j4 {2 ]9 v: k. v% i
-------------------------------------------------------------------------
, o- G( V, s5 Z% ? 2006 Q3 2005 Q3 Bungalow 2006 Q3 2005 Q3
, A! K1 t8 @* ?" W Market Average Average % Change Average Average/ G* F' J7 D y9 l2 g3 k* k" i
-------------------------------------------------------------------------& D; N% @( V( ]6 B- x' n6 Q
Halifax 186,333 173,333 7.5% 198,667 199,000
$ N$ N- H& ?/ I+ q3 Y -------------------------------------------------------------------------& i4 B" i% a; Z7 B* m3 b
Charlottetown 145,000 141,000 2.8% 175,000 170,000
/ o' D' J* T. j8 g -------------------------------------------------------------------------* S" q6 I5 W" P( B
Moncton 135,000 127,000 6.3% 129,000 123,000
F6 x( N2 C2 b9 z4 [! J8 @% ~ -------------------------------------------------------------------------* k& n5 r% L( M
Saint John 141,200 142,900 -1.2% - -& ?6 U7 U& H; m
-------------------------------------------------------------------------
7 _* [( o, C7 O w/ N St. John's 143,667 142,667 0.7% 200,667 202,333
$ w& f* Y. d2 t& J5 s1 J2 k -------------------------------------------------------------------------, K& r+ A9 \$ {1 J) ?, ?- f: q8 p
Atlantic 150,240 145,380 3.3% 175,833 173,583
$ g L! Z: U) ~% o3 `: G -------------------------------------------------------------------------; {; ~: q2 B+ }+ j7 N* m; a
Montreal 213,691 203,500 5.0% 321,141 316,185
+ s! U; @; W$ Z3 c -------------------------------------------------------------------------
) y( j) W9 c& e8 H3 J0 c7 T4 i Ottawa 290,083 278,417 4.2% 285,667 273,250
" S3 n* _3 Z) E1 r5 N; z -------------------------------------------------------------------------; B0 d: J. {1 T4 a& k2 Q6 [2 a, @
Toronto 373,368 355,882 4.9% 481,523 474,766
! x4 _; b4 J0 O -------------------------------------------------------------------------5 w1 o( A- c! h, `0 `# C! X5 H
Winnipeg 181,579 159,860 13.6% 202,337 180,707, P' V$ z) j$ t' y
-------------------------------------------------------------------------
3 a; F/ K4 v7 X( _9 A M% A" e Saskatchewan 170,667 156,083 9.3% 182,600 166,500
3 K; ~6 i: a' b8 H" P5 k -------------------------------------------------------------------------: E3 j! Y- {$ M6 m/ J) C+ U0 z
Calgary 395,067 252,411 56.5% 405,778 264,3892 Q2 o( P( w5 i" B! b9 r+ b% s6 G
-------------------------------------------------------------------------
# K' z6 N4 n6 o5 B3 L$ r4 y9 i Edmonton 286,857 194,857 47.2% 316,429 206,714
: x( ]4 N, i* x; t -------------------------------------------------------------------------
3 S& j0 {. M1 t4 I Vancouver 704,250 601,000 17.2% 794,000 697,500+ Q0 y5 r" O6 W: O
-------------------------------------------------------------------------
8 f) j8 Y; q# J- R2 C' _ Victoria 375,000 348,000 7.8% 403,000 391,000
7 J9 {0 ~* Q* Z; n1 j1 b; c9 h -------------------------------------------------------------------------
/ q/ U, q8 K( Q& j$ |1 d% r National 300,365 258,202 16.3% 365,380 322,8601 o& o) Z$ J1 }& z/ x+ k# j
-------------------------------------------------------------------------# g+ w5 u' y5 V
4 e8 Y9 t- u7 u+ q# n0 } @* M) X* S
-------------------------------------------------------------9 J, D( A0 K6 i3 s
Standard Condominium4 L. e. v. c3 w. t
-------------------------------------------------------------& o/ _9 X7 S1 P3 i
2-Storey 2006 Q3 2005 Q3 Condo: o1 v; U$ i" @! \7 U# d* z
Market % Change Average Average % Change2 G* x. Q0 J5 F/ N2 K3 z7 b& \4 N2 C
-------------------------------------------------------------( D; [! n6 W! \8 ~( h) h
Halifax -0.2% 142,000 103,000 37.9%
, M" ?# h- E8 O" L) G -------------------------------------------------------------
* u2 i- H F8 U* E. c8 C Charlottetown 2.9% 98,000 98,000 0.0%) A& z' p& t$ p
-------------------------------------------------------------4 m( r& T) ]1 o
Moncton 4.9% - - N/A
7 w9 s! P' I- I4 ~( a/ K, P3 t -------------------------------------------------------------( i, Y: e+ m/ Q6 z x. A- b
Saint John N/A - - N/A
! ~( E1 z, g3 Y$ S4 E8 t$ r( N -------------------------------------------------------------$ M- e3 w; Z. |, B0 H \
St. John's -0.8% 146,333 145,667 0.5%) B- H% e* ? v9 [+ M
-------------------------------------------------------------
6 L9 w; O% Z- c9 b$ i4 M" i' K- c# n Atlantic 1.3% 128,778 115,556 11.4%
" Y R5 p, y! `7 c5 b -------------------------------------------------------------4 s$ t6 \7 ^ l [0 T `+ g9 G
Montreal 1.6% 193,190 188,016 2.8%
" X% u1 s8 M b+ E) n \ -------------------------------------------------------------7 ]+ r4 p7 X6 M; z
Ottawa 4.5% 181,083 172,250 5.1%
( v( c! R7 a$ |# U& R/ W6 o$ M -------------------------------------------------------------
, o( U. d* d3 ^9 D Toronto 1.4% 252,088 242,918 3.8%4 C7 M9 \, N J0 p2 q+ }
-------------------------------------------------------------$ d/ P8 D2 P7 t& j
Winnipeg 12.0% 105,648 96,008 10.0%
8 V2 n2 E" y3 x5 M+ T -------------------------------------------------------------
5 U4 }4 \, t+ m: Q. S Saskatchewan 9.7% 106,250 101,000 5.2%8 y! S9 V& o3 Q# N& i G- }
-------------------------------------------------------------
3 y4 R7 `! F* J8 @% Z Calgary 53.5% 245,844 153,867 59.8%, S5 X; M0 v9 O+ h
-------------------------------------------------------------5 C& v+ I' {; `7 x/ [6 Y. j
Edmonton 53.1% 200,433 131,500 52.4%% i; d% o+ S7 {7 j) T/ `
-------------------------------------------------------------/ t1 [* l3 ~) ]9 b2 W
Vancouver 13.8% 366,250 323,250 13.3%( H% v& t# n# H) c/ C$ u
-------------------------------------------------------------
# S- T, q. W& Z! m% O$ K6 C) Q Victoria 3.1% 229,000 220,000 4.1%; ^, k b5 i& y9 k3 \
-------------------------------------------------------------
: A/ S; _0 E4 h: R7 V National 13.2% 211,562 185,296 14.2%
( M& E6 b; x2 w- u -------------------------------------------------------------
7 {) t+ C* |+ \. l* \- U) D >>, S) t6 T1 }! E& h; ]2 d/ M
- O% a6 V; j' t& g' T5 q5 o
Average house prices are based on an average of all sub-markets examined5 e/ x- z- Q, q. ?: h. ]+ i
in the area, except for the smaller markets of Charlottetown, Moncton, Saint
1 u2 G+ R: n: z" @3 b5 p" e- Z FJohn and Victoria.
( X5 n1 Q0 t1 O9 n" q
; |- V, _# X8 ]$ p The Royal LePage Survey of Canadian House Prices is the largest, most1 ^6 c! p9 y0 D' y. o- }+ s
comprehensive study of its kind in Canada, with information on seven types of
3 s0 \( ~& B. S' Q5 c& chousing in over 250 neighbourhoods from coast to coast. This release, M' ^- c7 S, p) K$ U
references an abbreviated version of the survey, which highlights house price; ]7 d; b$ T9 o) z" j' i
trends for the three most common types of housing in Canada in 80 communities
5 Q* z/ S8 z: Yacross the country. A complete database of past and present surveys is
3 x7 E5 g7 F& j7 |9 zavailable on the Royal LePage Web site at www.royallepage.ca, and current" s4 X! u$ t+ C. X* U# i
figures will be updated following the end of the third quarter. A printable6 ^1 w n( h1 L2 o
version of the third quarter 2006 survey will be available online on7 B/ a$ y7 l! D/ w: _, Y5 m8 L
November 15, 2006.2 _: v0 ~$ ~! Z0 Z
Housing values in the Royal LePage Survey are Royal LePage opinions of
9 O; j# g6 m5 T. y. Q0 Ffair market value in each location, based on local data and market knowledge; m$ u; M9 }4 D$ x- r
provided by Royal LePage residential real estate experts. Historical data is* F5 O) U) l' @5 _7 J O4 Q: J
available for some areas back to the early 1970s. |
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