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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 + y" N% v- X* y$ X$ R! ]- W0 k" B
! p& }; ?8 W) {2 [
- Country's market poised to show growth throughout 2006 -; y# p+ Y& e# D: `% _6 I) d

: B% d' ~' @2 l, ?    TORONTO, Sept. 28 /CNW/ - For most of Canada, the housing market, j$ C; m) Y& P9 R, T  `9 U
exhibited moderate price increases and stable unit sales during the third
7 K, U: v7 [2 wquarter. Wide regional variances continued to be the dominant characteristic% F9 y1 L* D' z- X2 }
in the market, exemplified by frenzied levels of activity and double digit
5 s, Q( |, c6 d' T3 l" [( Dprice gains observed in the energy and commodity rich Western provinces, and
' I) `& ?( M3 k5 i, `7 E) j; lmore reasonable sales volumes and moderate price appreciation in Ontario,
6 _- a0 U! ^* v+ o) M: I- [Quebec and Atlantic Canada, according to a report released today by Royal
9 N* o6 t' z9 k3 v! ULePage Real Estate Services.8 I# H! V+ A: w: M0 u

% ?. V4 J" ]% l! @& P1 {2 x- f    Nationally, market trends established through the first three quarters; H  Y" H1 e1 O6 @; ?5 V3 L! H
are forecast to continue for the remainder of the year. Robust economic" }; a* X; Q9 G0 P8 p3 O
conditions, low unemployment rates, modestly growing salaries and wages, and
$ s( v% e& l, k% v' J8 m1 n3 Isound consumer confidence contributed to the overall strength of the* c: F4 ~- X! t" ^- a7 _  @
residential real estate sector.- q( i7 T" l  e- e3 C+ G

( j7 @9 {  Y! s- N& T. Q  p5 D    Of the housing types surveyed, the highest average price appreciation
' l5 w% C5 D& M. f; d7 e" n. eoccurred in detached bungalows, which rose to $300,365 (+16.3%): D* S. Q0 _# C) S8 G
year-over-year, followed by standard condominiums, which rose to $211,562
. G* \% z" W' `8 P4 ^; S4 c2 J9 ](+14.2%), and standard two-storey properties, which increased to $365,380( I6 Y% P& N, f! C# c& |
(+13.2%).
1 N- P/ Z0 h5 E  ]& g. u7 y0 @# l/ _! j7 @% N& _* n: n) Y" Y- q
    "Canada's sturdy housing market continued to demonstrate steady growth
. ~) H% Q+ @0 U. d: Dduring the third quarter. For all but the west, we have moved on from the) X* C; E7 d  v: H) d
frenzied expansion that characterized the first half of this decade, and are8 f6 T. `' w& o- c
poised to show continued growth at a more moderate pace," said Phil Soper,
- Z/ r5 W! }% c9 m, bpresident and chief executive officer, Royal LePage Real Estate Services.
) H; S. W% q) i1 z8 Z"Gone is the sellers' market that we have lived with for some years. We6 G: I- r, d/ m- \/ U
welcome the more reliable conditions that are characteristic of a healthy
; f4 e% R, F: o2 S( \/ k/ j3 Ybalanced market.") p: r6 `% R2 c1 c) Z
  N% W1 Q5 S1 D4 I, H5 W
    Despite the double-digit rise in average national house prices,
. E/ H0 n3 K8 T/ b( lconsiderable regional variances were exhibited again this quarter. The shift
+ M7 o; J- P: s7 I( O5 m" Lto balanced market conditions, which began in late 2005, has continued
7 W# Y: P# L; Z3 fthroughout most of the Central and Eastern regions of the country. In the core
" b+ J0 U6 |5 z4 O+ z: Penergy producing western provinces, the combination of very high in-migration,
3 z9 R  O/ [# \& _3 a, w( U( z! y2 Amanageable affordability, and a shortage of inventory has driven record
: F, H; ~2 T4 zbreaking price appreciations.
7 c/ {! A+ R! p  J, O& ~* P8 l# h; z* O4 h7 t8 m/ Y4 T# y5 J
    Echoing the second quarter and supported by Alberta's rapidly expanding0 ~; _/ ]2 J% ?9 H  [
economy, Calgary and Edmonton led the charge of Canadian cities with the
  J; \) J* Q% q) }) d! f1 ?largest house price appreciation in all housing types surveyed.
" L* I3 ], Y" M6 m& y; v
: ^5 X6 e+ j! G  m- \    In Ottawa and Toronto, growth remained steady, supported by solid
1 `8 V# \4 K+ ^economic fundamentals, an increase in available inventory and strong consumer
; k5 `6 D6 U' F& v1 Z' [  n& dconfidence. While the pace of price appreciation in Ontario leveled off) V9 ?# q3 z. r4 I2 @9 a
slightly, the province's real estate market remains poised for modest growth.2 i. c: a9 O; Z
In Atlantic Canada, new housing and condominium construction offered buyers
2 B9 g3 K; s( K+ F' ]3 U$ y5 z8 z2 agreater selection at more competitive prices, resulting in a slower rate of
4 e) G. b; G9 l* Q" `" {price appreciation when compared with 2005.
/ `  A* w' p" \/ y. A- v* \  C% v
    While the pace of growth in Canada has slowed, the domestic housing
, |; [- W( k- Hmarket is expected to outperform the American market. The economic and! _+ t: k% @* o  x  M3 j' {0 [  M8 `
financial fundamentals driving the residential real estate sector in Canada* D% X* K, h7 S. W& H
are markedly different than those found in the United States.3 y1 z# |; n& }! X: M+ E  a$ b/ I

: X, f2 L; p4 L2 a1 y( ?1 k7 |! {    Added Soper: "Canada's housing market is likely to outperform the2 I. A$ l% D* M$ q
American market through 2007. A number of factors are working in Canada's. u! m2 m9 `, i$ }
favour, including healthy personal and governmental debt levels, the
  Z+ z, s4 i" Urelatively modest rise in interest rates in our country, and general  e3 x7 Y5 C6 h/ U' X2 S- `
affordability in our major cities. In addition, Americans are now seeing the2 e! i; k9 v+ o, k% U, ~% S
downside of a tax system that encourages maximum homeowner leverage, and3 ~" k6 n/ g2 B: r5 Q
aggressive financial products such as zero- and negative-amortization, J6 ]/ b- d5 o
mortgages that work only in a high price growth environment."" I( W6 x+ h& \8 S

/ v: U# e& b' L, a5 Q    <<, b% d9 M; I% l2 k5 |
                             REGIONAL SUMMARIES
  Z1 \# p  i, b    >>
9 r$ h# g4 q8 O0 @& ?2 Q6 b
. e* O+ \; b: Z& _+ W  s6 r    Balanced conditions continued to characterize the housing market in
/ |- x! r: w* S: n/ s& ]Halifax, as significantly higher inventory levels helped to moderate the rate) k" C6 d/ |/ e: ?! g
of price appreciation. Buyers were increasingly choosy, taking more time9 O4 W( C" ?- y
looking for newer, low-maintenance properties that were not in need of" M# D" {3 u6 d- d
renovations.% C: ^, B5 [. h5 B
2 K8 }) T) q" E& P
    The housing market in Moncton remained healthy and strong as a slight
- o9 q4 m/ E* F2 ~1 wincrease in inventory helped to moderate the rate of price appreciation- g! E: |4 [8 i0 U3 d9 B1 i
compared to the same period in 2005. Activity was brisk throughout August and
: J, ~7 [  x7 J/ cSeptember and is expected to remain this way through the fourth quarter.
# f) ?$ h. W) V4 {/ {5 G! c
* ^) ?! [+ d9 O: p+ q% B: M; L) q    The housing market in Saint John underwent its traditional summer1 \- I: {/ T7 ]4 ^  o9 ?
slowdown in the third quarter, with activity picking up towards the end of the' h5 ?# U5 `, X' E5 [0 w
quarter. The local economy continued to thrive, as construction on a new
6 Q. i! C3 Z8 _3 K! R600,000 square-foot shopping area has begun, bringing several new box stores
! I1 }! w$ j) N* g& [) V9 Zto the area. Buyers have begun seeking less expensive fixtures for their homes
5 x3 Q% y5 [' S0 A) m* vand are instead opting for more affordable housing options.
4 k2 t" [* J3 A0 O5 T9 S  C& E( E6 x
    In Charlottetown, the housing market started to move towards balanced7 p' o* H( Q4 Z7 ?; g; D
conditions, as some sellers had to begin to lower the asking prices on their& x; p, x. H3 y- R* H0 `" X( G- d  b
homes to make them more competitive. Activity from out-of-town and US buyers# ~- d3 h0 [! m
was down slightly compared to 2005, likely attributable to the strong Canadian: B3 X" y2 \, y: b  S+ h; c5 ]/ n
dollar. Inventory levels began to creep up in the third quarter, providing
$ w1 a  H7 I7 C$ I  W: h2 _: ibuyers with more options when looking for a home.
: E2 D5 K* H5 _1 W* a: h0 |, w2 H# g8 z/ a
    Activity in St. John's slowed slightly in the third quarter, particularly* w( |: Y2 h) T& S
among higher-priced properties, where there was a slight over-supply of homes
/ y- a6 Q+ Z1 ]$ ]priced over $200,000. Listing periods have increased when compared with 2005,1 Y/ Z9 e+ K2 |! R$ R
as some of the pent-up demand that had characterized the market over the last
; L  {3 l9 X; Afew years has been satisfied, resulting in more normal, balanced conditions.
# d8 l1 ]1 r. Z3 }% R8 ?: c
' M$ g7 T8 s  G& B3 Y    Montreal's housing market recorded modest increases in average house
- a5 Z' F7 y  tprices, due to a slight seasonal slowdown in the third quarter as inventory
- I# b" n. A/ x* W& h2 `3 y" klevels rose. Part of this can be attributed to the fact that many renting
0 i' K* j% A  k$ R3 kfirst-time buyers were motivated to close on the purchase of a home by July 1,
/ L1 ?& m# ?) h/ t, J: nwhen rental leases expire in Quebec. Once this date has passed some of the
$ F6 P0 O7 A  |. {7 Ppressure is taken off the market, allowing buyers to visit more homes before
" D0 H% x9 c' H" P) _" Qmaking a purchase.
6 d$ B1 g, K& [- a0 q2 [
; y& J' l( k4 K; }- [& o    Ottawa held its position as one of the country's most stable housing- x9 f' {4 {! j3 v& {
markets in the third quarter, reinforced by a vibrant local economy and strong6 U9 {# V+ B  S3 F' l
confidence, resulting in modest increases in average house prices. The city1 K4 l. v! G8 @. M+ R3 N5 T
centre remained a bright spot in Ottawa, with homes in this area attracting
! {: ^/ z: K) Z: c+ oattention due to their convenient location and proximity to downtown( u3 W% u% W/ e- f
amenities.
9 {5 b4 f; i$ H3 D; Y
  r6 o9 F5 ?0 |8 [- T% v    The housing market in Toronto sustained healthy activity levels
3 l: T) K& d  y" uthroughout the third quarter, as a strong economy helped to maintain demand. t. r2 m3 g( O; N0 d! A( T: b
across the city, causing average house prices to rise moderately. Toronto has) w! M& P6 r  {  i
continued to experience modest growth in average house prices, and has been
. A0 B2 v" [6 X/ x, S: ddriven primarily by purchasers who are buying homes as their principle; ?1 A: }* f& x2 E& P9 r0 S3 y
residence, rather than for investment.5 |2 b* K  S. d6 B4 E5 l% H" C3 F# P
6 v# l1 n) |3 T
    The vibrant Winnipeg housing market continued to show its strength as) o* r' w, A) s8 u/ y8 [( n
house prices rose during the third quarter. The booming local economy resulted
4 \" x/ X) D  F3 Z: X, [in a historically low unemployment rate, helping to bolster consumer& c0 W. K. s: ~
confidence and Winnipeg's ranking as the city with the lowest capitalization# {* w7 w1 }9 C0 S- D5 C! q
rate among the country's larger cities - helped to encourage buyers to enter
: b6 d9 E  k7 gthe market.
, a* z+ E7 I4 H* K( D  g
; l) N) A& a# c6 r; H    In Regina, the market experienced a slight seasonal slowdown through+ O2 l* p2 R. u5 w1 {8 U( l( q
July, as there were fewer purchasers in the market due to summer vacations. In4 z. v+ T0 O& z1 o* [5 n% o3 A
August, activity resumed to the busy pace previously seen in the spring. R8 F, E. N3 j$ ]
months, as the influx of purchasers made it more difficult to find a home due9 {8 r5 U" }/ i7 s6 x) p* f- H
to the shortage of available inventory.
+ ^$ H2 H) X/ R4 T8 n7 G5 o% E! l# ~; z; [* q( K
    Activity in Saskatoon remained brisk as the market maintained its
9 k0 Z) p. y) D, z# h+ y4 k7 Dmomentum from the busy spring sales period. The economy in Saskatoon remains
3 W2 `% `% m6 kvibrant, as employment opportunities are abundant with many businesses
) V' K& \1 A3 k9 E; Y  b7 K- vstruggling to make hires and having to recruit outside the province.6 {9 i5 W* _! `
6 j  R2 y: U9 s) r$ {9 M( I" k
    Calgary's housing market recorded blazing average house price increases
7 Q  O2 a% O/ K: ]3 Z2 g4 t1 I) [in the third quarter, in all surveyed categories. The burgeoning economy, low, D, Z, i! C1 m: X  G
unemployment rates and low inventory levels remained the leading factors that! P( U+ ~5 b" U2 B* F3 h% A
pressured Calgary's house prices upwards. However, regardless of the soaring# M  R# M3 n, J3 `* w
prices that characterized the market - even during the typically slower summer
4 Q/ s2 C5 _1 j& T: Hseason - it is expected that activity will become slightly more balanced, as
6 |/ P) O9 e. Rbuyers are becoming more reluctant to participate in the frenetic activity.

9 ]5 y/ H5 U# c% z4 I: A% `( y3 t$ e" \# S; g  R
    Edmonton's booming local economy continued to thrive in the third quarter. G3 N5 k& J2 l2 B  O# |; }- H  X
as activity in the oil sands north of the city continued to flourish. Edmonton; o" E. n' r# X
remained the hub of activity for those coming to work in the oil industry,1 \7 a, z, v5 c- n- [
maintaining tight inventory levels across the city, resulting in prices7 X1 V  n0 ]8 {4 u5 v. r
increasing at record levels. However, as inventory levels continued to improve
3 W, c* L. p& T# xin the third quarter the rate of price appreciation should moderate slightly
" p, f, U4 `: |3 G) ztowards the end of 2006.
    1 E- |4 i3 C1 O; b8 Y

+ J( q4 e: @, ]7 o, bWhile Vancouver has seen a slight reprieve from the severe shortage of( [! Y* q2 O9 u# K# n
inventory that had previously characterized the market, supply is still unable
( B8 r& Z: X8 Y) J  u! q# Fto meet demand, driving house prices upwards. Vancouver has a very diverse
/ {" d) V( y- u! [* ygroup of active buyers - from first-time home buyers to baby-boomers to( {$ H/ K% t* \: v9 m6 A4 ?
foreign investors - all of whom fuel the demand for houses, placing added
! V& F3 ?3 w( Z4 a5 Apressure on tight inventory levels.8 M, u& b* ^: m' n0 k8 W/ U  ?" d

6 U; |$ {  Z* h3 |/ f    Victoria's market is vibrant and supported by strong economic6 z5 ~+ M, A% ~: V4 G% x6 K
fundamentals, fuelled by a booming tech sector and a migration of young people1 ~1 k# o& a: \
into the city that has continued to support the area's house price increases;9 T: P% e2 t1 B+ b& ~4 [
while increased inventory levels have afforded buyers more time when searching
% O! [7 b/ E8 V0 J; A9 k5 Yfor a home, helping to normalize the market's pace.1 U% m' g9 l. F1 l9 I: M( V

" {- L! W* y1 Y    <<
4 ]7 }' m1 F# B" v5 ]8 D: b4 M6 u      Survey of Canadian Average House Prices in the Third Quarter 2006, O, b8 j7 T! X6 Y/ P) R5 `* I! b7 n

- w" o- J" u& T" E    -------------------------------------------------------------------------
; T% R: y9 I9 M& e- p( v5 U0 n                 Detached Bungalows                Standard Two Storey1 t9 h6 I5 k3 S' F
    -------------------------------------------------------------------------4 c2 m6 k# O# l, d
                     2006 Q3     2005 Q3    Bungalow     2006 Q3     2005 Q3
; G# n* h# I- s' v# {    Market           Average     Average    % Change     Average     Average- B/ t6 b, a5 T) R9 }+ L
    -------------------------------------------------------------------------
7 K) r2 P# F# o+ V& o" I1 N    Halifax          186,333     173,333        7.5%     198,667     199,000! p, A: u+ I+ }  J3 ^
    -------------------------------------------------------------------------
4 C& V6 |1 F, }  A0 U+ y( K    Charlottetown    145,000     141,000        2.8%     175,000     170,000
* S, E, l9 X8 O$ {/ w% O+ y    -------------------------------------------------------------------------
) G/ a. M' V& `7 a, Z5 H    Moncton          135,000     127,000        6.3%     129,000     123,000
8 k1 g0 {2 p8 T+ O  g6 Y    -------------------------------------------------------------------------/ Q. g8 d2 \9 h# a; k- K( s
    Saint John       141,200     142,900       -1.2%           -           -
9 C0 r$ M! @; j& k) f5 O$ {3 [/ \( C    -------------------------------------------------------------------------
2 H* |- Z4 I- P/ `2 Z( P    St. John's       143,667     142,667        0.7%     200,667     202,333& H: o5 f4 j9 Z7 y7 \; @
    -------------------------------------------------------------------------/ h" D8 C6 L3 B- O  ?; J! O; }# B
    Atlantic         150,240     145,380        3.3%     175,833     173,583
; V. j$ s  v" h, o! e7 y  |    -------------------------------------------------------------------------
6 x& e. `7 q3 E+ e: Z    Montreal         213,691     203,500        5.0%     321,141     316,185$ H- A& [8 l5 m& y
    -------------------------------------------------------------------------
( P# I9 G  q5 b) a8 s! @5 c; M    Ottawa           290,083     278,417        4.2%     285,667     273,250
3 H9 v9 V5 Y" Y& T    -------------------------------------------------------------------------3 C0 C. H" i6 {, G% b
    Toronto          373,368     355,882        4.9%     481,523     474,766# g) T' e  o4 ^# C8 L% l6 S5 J
    -------------------------------------------------------------------------& y4 A# K) S8 I8 _# A5 \  A
    Winnipeg         181,579     159,860       13.6%     202,337     180,7072 X, E: y4 p+ g' \
    -------------------------------------------------------------------------( W1 ]6 ^# u- Q/ P
    Saskatchewan     170,667     156,083        9.3%     182,600     166,500. v6 a& Q! Q5 _  ?
    -------------------------------------------------------------------------  O5 ~) y. P, _, U7 s7 c
    Calgary          395,067     252,411       56.5%     405,778     264,389
& r7 L  d4 S: v- L    -------------------------------------------------------------------------
3 J4 n2 B' h. f& _    Edmonton         286,857     194,857       47.2%     316,429     206,714
1 G1 z6 A; j5 }    -------------------------------------------------------------------------" Q7 R/ T& |& u: C8 `
    Vancouver        704,250     601,000       17.2%     794,000     697,500$ X1 T0 ?8 c( d7 o
    -------------------------------------------------------------------------
/ c4 ]5 [+ F5 u) {: a    Victoria         375,000     348,000        7.8%     403,000     391,000. T" A9 f1 E& B9 W- e
    -------------------------------------------------------------------------
. A0 i8 A3 U0 h    National         300,365     258,202       16.3%     365,380     322,860
4 I1 q4 a( \: G4 E    -------------------------------------------------------------------------
3 U1 k- ?1 |! r' z2 M8 n, P' u- G
    -------------------------------------------------------------
$ a- l( s0 \  A, U! V                               Standard Condominium! s2 D9 K2 J3 K! w0 L' \5 t
    -------------------------------------------------------------* \  G5 l( H+ @' ^2 A5 m5 N+ Y
                    2-Storey     2006 Q3     2005 Q3       Condo
  [3 T; ?- Y0 d7 L6 `    Market          % Change     Average     Average    % Change4 o# l( ~9 ^! ^
    -------------------------------------------------------------3 D5 y1 {( \- w& g
    Halifax            -0.2%     142,000     103,000       37.9%: s5 g2 j$ g( Q& E; H
    -------------------------------------------------------------
# q0 C0 P/ ]# l    Charlottetown       2.9%      98,000      98,000        0.0%
# z; N$ j% n# G( d' M! x    -------------------------------------------------------------' K# X4 O/ r! x7 _4 ]8 ~
    Moncton             4.9%           -           -         N/A& ~- x; z% e7 k
    -------------------------------------------------------------# W# _$ \% r3 |+ M( G# ^
    Saint John           N/A           -           -         N/A
9 Y5 W% v, \  ]8 P* U+ h    -------------------------------------------------------------: `! B& \8 E2 d3 z3 u2 q$ H, S
    St. John's         -0.8%     146,333     145,667        0.5%
' ~1 h; S/ Q( D8 U! T    -------------------------------------------------------------3 D! k, f% E8 I5 @9 q9 ~/ g; \
    Atlantic            1.3%     128,778     115,556       11.4%
! |* ]+ U; B3 K% E4 ?/ F! U) j) J    -------------------------------------------------------------% Z& t" T4 l" q1 z" @* a5 d% B) d) b
    Montreal            1.6%     193,190     188,016        2.8%
' }4 k% e. [/ G" i! s    -------------------------------------------------------------
8 M* c& `1 ~. `, @, @% b' Y    Ottawa              4.5%     181,083     172,250        5.1%
6 D: u6 G5 W* l3 E, T" X' t    -------------------------------------------------------------7 G- u! E* {8 Z6 @+ ], K. }
    Toronto             1.4%     252,088     242,918        3.8%
9 u1 Q0 i- v' n) L" |. L    -------------------------------------------------------------
- H- e: B3 U- \. n    Winnipeg           12.0%     105,648      96,008       10.0%
8 C. T# h9 }* D    -------------------------------------------------------------
& d4 |/ d5 P: r% O3 m! V    Saskatchewan        9.7%     106,250     101,000        5.2%
3 v4 n- M& @' |2 k5 J( c    -------------------------------------------------------------6 l; w9 f; W; L9 ]* ?2 ~$ ?
    Calgary            53.5%     245,844     153,867       59.8%
' O8 D' D, y" U- b. ?$ Y    -------------------------------------------------------------/ G' L* F; r/ W, _7 M3 |$ v
    Edmonton           53.1%     200,433     131,500       52.4%: c7 J0 O9 Z% g" ?
    -------------------------------------------------------------3 w$ D# g9 ?- |
    Vancouver          13.8%     366,250     323,250       13.3%) E% R6 G5 x- L8 a/ [; R* F+ N
    -------------------------------------------------------------( [5 z3 {  u" F3 r0 _; d
    Victoria            3.1%     229,000     220,000        4.1%
/ G  ]  `, n, R) l: T5 G* m    -------------------------------------------------------------, M7 f8 {6 K- s# o
    National           13.2%     211,562     185,296       14.2%
* G! n% T& ]! e6 i  R( g3 y    -------------------------------------------------------------' n- |& `/ }( Y7 P7 d
    >>
1 d+ P6 X9 j( l) i9 s* P! g, C9 j* W' a& O/ c6 d
    Average house prices are based on an average of all sub-markets examined
9 ^- f% n0 ~2 F7 {( }( ]2 R3 [in the area, except for the smaller markets of Charlottetown, Moncton, Saint. l) m8 D8 `+ D5 q, k0 e
John and Victoria.5 t5 v7 e. L5 M) T. L" W4 }) Z' i

5 k' F9 R* s; d4 z5 }    The Royal LePage Survey of Canadian House Prices is the largest, most- d% s& H1 g/ K" P
comprehensive study of its kind in Canada, with information on seven types of7 C3 a3 c, p: L" A5 I; k
housing in over 250 neighbourhoods from coast to coast. This release
& f. h% Z8 J* g0 u* Jreferences an abbreviated version of the survey, which highlights house price
& n3 @  ~' E1 F0 W5 Y; _; |trends for the three most common types of housing in Canada in 80 communities0 l& ~% p' P& v) U, \
across the country. A complete database of past and present surveys is
! X; a: f+ M& n( ?available on the Royal LePage Web site at www.royallepage.ca, and current8 ~  a! X4 S7 p, l
figures will be updated following the end of the third quarter. A printable
1 S+ r) E8 H/ H- e) Lversion of the third quarter 2006 survey will be available online on
1 z/ P8 y1 m5 tNovember 15, 2006.* J3 u! E4 I) Y, X  M% ~( p3 P
    Housing values in the Royal LePage Survey are Royal LePage opinions of" t* X9 p( x& p7 G& V* ]* L
fair market value in each location, based on local data and market knowledge
* }8 ]4 S7 u* Mprovided by Royal LePage residential real estate experts. Historical data is' R$ B& c* V* g. r! }9 O
available for some areas back to the early 1970s.
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