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Canada's housing market both vigorous and stable . l' w3 }: t+ P3 V
, b9 H$ s; L* a7 |: A& h6 f0 t- Country's market poised to show growth throughout 2006 -$ R1 F2 \. E& |8 }
, ?9 g( X4 M( l7 Y6 ~ TORONTO, Sept. 28 /CNW/ - For most of Canada, the housing market1 O' d4 l2 a* c( @/ @7 V) x
exhibited moderate price increases and stable unit sales during the third* P: M( j: M+ z1 T
quarter. Wide regional variances continued to be the dominant characteristic
- }1 p% }/ G4 o" a7 h. Uin the market, exemplified by frenzied levels of activity and double digit
/ ]2 w8 R, _6 q. i/ W. _' hprice gains observed in the energy and commodity rich Western provinces, and9 V( d* @: T* e% f( R, o
more reasonable sales volumes and moderate price appreciation in Ontario,
* g+ `+ N# O& E9 {. z& CQuebec and Atlantic Canada, according to a report released today by Royal
. ?8 Y' E9 T( W2 l8 Q0 F( L3 GLePage Real Estate Services.
# {) ?& M# S6 E: U& I, e" T- i2 Y j
' W0 X u, _& X- y3 M' Q" C Nationally, market trends established through the first three quarters! e; T2 y: \1 G: m
are forecast to continue for the remainder of the year. Robust economic
3 U5 F! F; X P& J, Q$ Q- ?conditions, low unemployment rates, modestly growing salaries and wages, and$ w- M% Y" h3 a( y. k
sound consumer confidence contributed to the overall strength of the
& h+ Y0 m* l* T' l1 z" _residential real estate sector.
% N9 j; B8 B/ @$ P! p) W- ?) t1 G0 n! _' o6 w" a8 o% K
Of the housing types surveyed, the highest average price appreciation
5 |' p. ?, v3 Noccurred in detached bungalows, which rose to $300,365 (+16.3%)6 w" U3 k4 x* V2 P
year-over-year, followed by standard condominiums, which rose to $211,562
4 a4 t8 C+ h, \(+14.2%), and standard two-storey properties, which increased to $365,380
- g4 Y9 N/ g" Y! c6 \' f' z(+13.2%).
3 M% [" \/ h7 [+ V# | ~. H: y
* l* _: q- p* g; M( b$ w1 u "Canada's sturdy housing market continued to demonstrate steady growth
0 l$ F( k0 \" V1 ?$ tduring the third quarter. For all but the west, we have moved on from the; h+ |9 _$ m/ w+ ^* b7 N3 |& L
frenzied expansion that characterized the first half of this decade, and are5 y& A3 [5 n$ ?/ f7 D3 u
poised to show continued growth at a more moderate pace," said Phil Soper,
0 b" h& C0 R, s2 G) gpresident and chief executive officer, Royal LePage Real Estate Services.
$ {$ o7 x% a- X" t- q"Gone is the sellers' market that we have lived with for some years. We0 A4 ?; b6 u9 C
welcome the more reliable conditions that are characteristic of a healthy
0 Q% [6 {+ Y( r7 r6 hbalanced market."$ J3 p' A8 L1 n8 q" Q7 A
9 \' S) |. m J0 P+ f& [2 E
Despite the double-digit rise in average national house prices,
/ r- U0 j( U( J9 `4 O# x; Econsiderable regional variances were exhibited again this quarter. The shift
; e$ `' W/ \0 }& o* k; wto balanced market conditions, which began in late 2005, has continued3 t u' ]7 {$ f- [
throughout most of the Central and Eastern regions of the country. In the core4 @/ a. K2 V9 f+ I' Y3 q$ }# J+ k5 E
energy producing western provinces, the combination of very high in-migration," @" }+ a( y/ s
manageable affordability, and a shortage of inventory has driven record
0 b, ~, `' m7 A" v obreaking price appreciations.
8 e! c& }- ^) [% ?% g
% o* \# g. ]5 i! E! O Echoing the second quarter and supported by Alberta's rapidly expanding( Y! U, v3 w! Q! |$ B3 n0 R% }
economy, Calgary and Edmonton led the charge of Canadian cities with the
0 H3 ]' M9 M, q Alargest house price appreciation in all housing types surveyed.
+ m6 [8 {! W2 n, U3 m: s2 H9 `: ?2 f# v, E: @: c |4 Q
In Ottawa and Toronto, growth remained steady, supported by solid1 M/ J! z/ m: C0 o
economic fundamentals, an increase in available inventory and strong consumer
" y% b, p: n) x$ M7 U! V5 Iconfidence. While the pace of price appreciation in Ontario leveled off9 u; m1 g* S; A8 C. t a
slightly, the province's real estate market remains poised for modest growth.
% @- [/ s/ G! F8 pIn Atlantic Canada, new housing and condominium construction offered buyers v7 }# t5 v1 w6 \- U. U
greater selection at more competitive prices, resulting in a slower rate of
# k4 ~" l# l6 J; F' C3 n/ T5 `; Xprice appreciation when compared with 2005." f( \2 f. X# h
% S+ G( U* H+ t3 D2 {7 o
While the pace of growth in Canada has slowed, the domestic housing9 ]7 q2 g3 ^4 k% }3 P( ~/ [
market is expected to outperform the American market. The economic and+ ^- S/ N& _; R4 `, l
financial fundamentals driving the residential real estate sector in Canada( e5 V. J9 Y. L' f, L3 n
are markedly different than those found in the United States.. p$ l7 O' x* U/ Z) ?8 ^1 ^
! A' D# m5 L8 u& J9 S Added Soper: "Canada's housing market is likely to outperform the3 |8 A% W% X6 f8 z% S ]8 l/ I
American market through 2007. A number of factors are working in Canada's
" Z% B* o, Y9 e# Afavour, including healthy personal and governmental debt levels, the$ A& }# \3 S4 U4 _4 C
relatively modest rise in interest rates in our country, and general1 {! h- D# w. b9 i* W/ B7 o
affordability in our major cities. In addition, Americans are now seeing the
6 Q/ ]1 R2 N& k; _0 `# ~8 L9 J) Q* D/ adownside of a tax system that encourages maximum homeowner leverage, and
& B+ e: |/ T3 V' C. r" P4 U8 x* }aggressive financial products such as zero- and negative-amortization+ L- w( [% A4 ~% R1 K
mortgages that work only in a high price growth environment."$ H( l% c8 y+ ?, G5 v
8 |; q3 n+ z2 ^, D# ]5 D% A
<<& `, ?3 a) z8 m
REGIONAL SUMMARIES
, d# j: ?0 E+ S >>
+ D! O* q5 M7 V% N( m0 h* H5 M: l- M- f" {, T; w, |
Balanced conditions continued to characterize the housing market in0 S" I' F" F: }$ B4 [2 D) Y9 P
Halifax, as significantly higher inventory levels helped to moderate the rate
$ i- q: r1 k; @' O) Aof price appreciation. Buyers were increasingly choosy, taking more time
o7 E0 `5 h1 z9 t. Zlooking for newer, low-maintenance properties that were not in need of
# \, s) a C% g/ crenovations.
: |, H9 m, x& E. x7 n2 n$ u* m) Y& j
The housing market in Moncton remained healthy and strong as a slight
: c0 I' F5 t$ H6 X R4 hincrease in inventory helped to moderate the rate of price appreciation
$ h0 D+ ?" }& Q# G$ O. g/ icompared to the same period in 2005. Activity was brisk throughout August and
) K3 {4 d1 ~$ Z- k% z( y8 b7 LSeptember and is expected to remain this way through the fourth quarter.
) t6 {( s! }" `# q$ Q4 w
e% @4 a7 _8 z- G. k6 i+ S9 Z The housing market in Saint John underwent its traditional summer
5 m8 q5 e4 _1 Y" yslowdown in the third quarter, with activity picking up towards the end of the
: k* f' X) [/ [7 [) Q. }+ B) v& Jquarter. The local economy continued to thrive, as construction on a new1 I* o- A/ q9 D% q
600,000 square-foot shopping area has begun, bringing several new box stores% Y# h+ Z* J7 h: l* q/ x9 Y0 r
to the area. Buyers have begun seeking less expensive fixtures for their homes& z, ^2 `( F* F9 N9 u& M; I
and are instead opting for more affordable housing options.; g& F( W( i% [. X+ u% C t8 f
# ~7 Y, l; ?, x* v( i* I( z In Charlottetown, the housing market started to move towards balanced1 g p8 h/ w2 S$ _+ d' K+ e
conditions, as some sellers had to begin to lower the asking prices on their
+ s2 e# F( Q: U& _homes to make them more competitive. Activity from out-of-town and US buyers5 Z: Z' p: n; Z2 ]
was down slightly compared to 2005, likely attributable to the strong Canadian' O, U+ ~- c# P3 a: L Q
dollar. Inventory levels began to creep up in the third quarter, providing6 l' K. v2 F: N9 T+ n l: \/ f
buyers with more options when looking for a home.
" E) |1 ?2 R+ M( D6 p) T/ O% _2 |5 [7 W$ g7 q: k
Activity in St. John's slowed slightly in the third quarter, particularly
- W6 y- q% n1 S. r* L! t7 u0 t* [among higher-priced properties, where there was a slight over-supply of homes
V7 }1 }; C; jpriced over $200,000. Listing periods have increased when compared with 2005,
) {; P1 @2 U: l7 L2 W+ S8 L H: vas some of the pent-up demand that had characterized the market over the last
! V* |' Q. t: r) P# ffew years has been satisfied, resulting in more normal, balanced conditions.
w# b+ I3 }! b' h! K
8 r% E9 V1 q& w+ D: i( z1 x Montreal's housing market recorded modest increases in average house1 e7 T" R0 z0 i5 q& [0 w+ _
prices, due to a slight seasonal slowdown in the third quarter as inventory* n% r) m3 t& ]
levels rose. Part of this can be attributed to the fact that many renting# r1 s: o% a( n
first-time buyers were motivated to close on the purchase of a home by July 1,
; g4 e) Z& ~ l! mwhen rental leases expire in Quebec. Once this date has passed some of the( s+ O- m' U/ v. ]$ h2 n5 f3 x
pressure is taken off the market, allowing buyers to visit more homes before, Y z! n4 @- `# H# j
making a purchase.2 ^0 V) w) u8 w9 B7 c1 Z, U" U
# S$ `: ]. M2 S- d x Ottawa held its position as one of the country's most stable housing
5 R6 w+ a+ z& Y+ Q1 {( imarkets in the third quarter, reinforced by a vibrant local economy and strong0 ~4 e0 [+ }& W6 B
confidence, resulting in modest increases in average house prices. The city
; N+ Y8 O7 B/ B7 f2 N' ~$ I. m( wcentre remained a bright spot in Ottawa, with homes in this area attracting, h2 V% E1 a6 ?, p# K! S
attention due to their convenient location and proximity to downtown5 u5 S: b% J. I
amenities.4 F" U0 U0 z5 X" I
! w/ r$ N! q% a& l, V
The housing market in Toronto sustained healthy activity levels& e/ K! m' M" M8 t; H9 n9 C
throughout the third quarter, as a strong economy helped to maintain demand
5 R& T( O$ J ^/ o7 \, kacross the city, causing average house prices to rise moderately. Toronto has
$ c0 V( M6 `6 Xcontinued to experience modest growth in average house prices, and has been" s- p8 c# I# d/ F8 ~! ~+ e2 n
driven primarily by purchasers who are buying homes as their principle
1 O' c2 ~/ a0 L: X+ |7 mresidence, rather than for investment.) k) j( }4 s) r4 f; x9 w
n( n& i/ A3 [( K The vibrant Winnipeg housing market continued to show its strength as: u4 @) c3 [6 `4 H$ Z5 y x3 m1 @+ D
house prices rose during the third quarter. The booming local economy resulted
8 c% k# V" O1 z2 {2 K0 Win a historically low unemployment rate, helping to bolster consumer8 L9 j( o' L+ g& i b
confidence and Winnipeg's ranking as the city with the lowest capitalization$ |# k7 O, ~* Z9 o. f# {4 H
rate among the country's larger cities - helped to encourage buyers to enter8 j5 ]; W# F& i9 s5 |' f
the market. `, N0 B- X B
; Z6 x6 g* C- w6 h; Y/ L" ? In Regina, the market experienced a slight seasonal slowdown through
; @3 o5 T ~% ZJuly, as there were fewer purchasers in the market due to summer vacations. In
; h5 ~/ X: D2 f7 y% N- iAugust, activity resumed to the busy pace previously seen in the spring: Y0 \, f% [5 k% j4 z: W
months, as the influx of purchasers made it more difficult to find a home due
) W9 w" X0 a1 F7 M! nto the shortage of available inventory.; |# m1 n5 ~. C9 @! x B
$ s6 F% t* j7 I# v& q Activity in Saskatoon remained brisk as the market maintained its# s. M' r5 ?: D* h7 b
momentum from the busy spring sales period. The economy in Saskatoon remains; q3 Y+ W# q% U1 b- |
vibrant, as employment opportunities are abundant with many businesses
* Q% M) S ^. p: cstruggling to make hires and having to recruit outside the province.; o& `' D: s2 D |$ j) D0 x9 {
2 \6 O6 P0 @- @% i/ T Calgary's housing market recorded blazing average house price increases- s/ C8 a5 [& L7 V; }5 r
in the third quarter, in all surveyed categories. The burgeoning economy, low# F( V3 J8 Y7 ^" b2 K
unemployment rates and low inventory levels remained the leading factors that- ]2 L9 s8 k# V$ {" a% B- r7 |" N n
pressured Calgary's house prices upwards. However, regardless of the soaring6 K7 n+ K* \7 P2 y3 a* p
prices that characterized the market - even during the typically slower summer
; }7 l' @) g* m- k: c+ n6 tseason - it is expected that activity will become slightly more balanced, as* ~; T9 U& G9 W+ D
buyers are becoming more reluctant to participate in the frenetic activity.9 E J0 k+ c* D: }6 T4 i
3 H( P4 Y$ F4 I9 A# g. k Edmonton's booming local economy continued to thrive in the third quarter. }) K5 d+ K6 P1 o& g
as activity in the oil sands north of the city continued to flourish. Edmonton
- G& L! g8 U8 eremained the hub of activity for those coming to work in the oil industry,
% [& ~9 `5 \$ _$ F3 |' qmaintaining tight inventory levels across the city, resulting in prices* p: z4 L. _1 I6 }( W$ c
increasing at record levels. However, as inventory levels continued to improve
f# R! M) c! D+ \in the third quarter the rate of price appreciation should moderate slightly, [6 _& n% i! Q% k8 T
towards the end of 2006.
9 {$ w# \$ k' o
/ m! R$ ^. I# q z. Q& X3 z; e( hWhile Vancouver has seen a slight reprieve from the severe shortage of
9 a9 R; j, C4 O5 A) q: i: Tinventory that had previously characterized the market, supply is still unable
* b% Z1 o2 v7 ?; a- Gto meet demand, driving house prices upwards. Vancouver has a very diverse: @& c, H6 r! d# [' ~- x# }3 s
group of active buyers - from first-time home buyers to baby-boomers to
! v7 N9 R. c3 J+ |. p! j3 `foreign investors - all of whom fuel the demand for houses, placing added: H* w. @- f' C$ X* S
pressure on tight inventory levels.
0 Q7 S# Q0 j+ G5 ~+ y2 `, ^ z7 @4 D1 _( v
Victoria's market is vibrant and supported by strong economic, {% c( t) Q! Z: J ]/ I6 s. S
fundamentals, fuelled by a booming tech sector and a migration of young people
7 \ {7 s! K4 Y9 _into the city that has continued to support the area's house price increases; n2 D$ o! A; h7 o
while increased inventory levels have afforded buyers more time when searching6 t( v! |6 L7 M1 H s$ I
for a home, helping to normalize the market's pace.1 z- ^ d: F& w) v
9 v/ [. \% Z1 [* X, ]* { <<) E" R9 A) N8 Y8 q0 X5 Z9 ~
Survey of Canadian Average House Prices in the Third Quarter 2006# c: u3 W0 ]- t0 M
1 ^+ K% e# }2 U2 y' C& b
-------------------------------------------------------------------------
. j+ b& s7 J* ^, s Detached Bungalows Standard Two Storey
1 N1 E; w j% L; L -------------------------------------------------------------------------0 v5 Q. [ T5 q. |6 k
2006 Q3 2005 Q3 Bungalow 2006 Q3 2005 Q3" z/ U# k4 s- R1 a4 r X
Market Average Average % Change Average Average
% v1 I* S$ q8 E& }) g -------------------------------------------------------------------------
9 l0 \' U, X. v# H' P* L `! Y" Z Halifax 186,333 173,333 7.5% 198,667 199,000
) l9 r- q) d' S+ O -------------------------------------------------------------------------, m5 C1 \; Y, y6 c
Charlottetown 145,000 141,000 2.8% 175,000 170,000; y0 ?. U0 |0 b5 h
-------------------------------------------------------------------------6 ?: P$ k& T6 p3 R' ?: l Q/ }8 }8 Z
Moncton 135,000 127,000 6.3% 129,000 123,000
) r$ [3 Z0 G3 T9 w -------------------------------------------------------------------------
; _5 }# ]& |" w3 Z) m Saint John 141,200 142,900 -1.2% - -
& p7 H5 K. c! t: [) z0 |& I8 S -------------------------------------------------------------------------+ R3 {; ]$ s4 b4 S
St. John's 143,667 142,667 0.7% 200,667 202,333
% J1 K) H3 s' G6 J8 i -------------------------------------------------------------------------: H! V; p3 j" c& A8 G
Atlantic 150,240 145,380 3.3% 175,833 173,5839 V; l$ c- b1 p; N4 S) _2 m
-------------------------------------------------------------------------
0 v2 w/ {7 @% O' f1 n, h Montreal 213,691 203,500 5.0% 321,141 316,1857 T. Y. a0 e* U; \
-------------------------------------------------------------------------
5 ]/ {. s: ]# p/ a7 J Ottawa 290,083 278,417 4.2% 285,667 273,250) |- Y% c, V9 F0 d' E, H8 {
-------------------------------------------------------------------------% E! i4 X- R* |
Toronto 373,368 355,882 4.9% 481,523 474,766
/ T" ~ S: P. N) R( J -------------------------------------------------------------------------
% t% {& N( }3 I Winnipeg 181,579 159,860 13.6% 202,337 180,7076 c/ H' ^" } o& U& c- c( T3 e
-------------------------------------------------------------------------
+ a9 [* } y2 j3 E6 u" a Saskatchewan 170,667 156,083 9.3% 182,600 166,500, _8 H% q8 U! q; u3 `9 E
-------------------------------------------------------------------------
% A. u7 q! z( f Calgary 395,067 252,411 56.5% 405,778 264,389, c0 u2 K. b/ k G z
-------------------------------------------------------------------------6 ~$ C: s5 R; A8 A- f2 v- K
Edmonton 286,857 194,857 47.2% 316,429 206,7142 ]1 [; Y& o" ^ B6 [3 A
-------------------------------------------------------------------------
2 }# r; K. ^3 F6 q( R% w' B6 m8 } Vancouver 704,250 601,000 17.2% 794,000 697,500
9 N8 |/ V9 {* P$ _ -------------------------------------------------------------------------9 |8 L( e8 d; _4 P. J, D8 I
Victoria 375,000 348,000 7.8% 403,000 391,000" d8 x& ^6 r4 f
-------------------------------------------------------------------------
$ _ B; x: b) X6 V/ P+ {2 e7 z National 300,365 258,202 16.3% 365,380 322,860; L; C$ |5 |& N* d0 C; n
-------------------------------------------------------------------------- i$ B) T" x+ G0 T0 w( c* [
! ?% x3 C5 r% b& F -------------------------------------------------------------
, @, o! p9 y! m7 f3 [. Y) P" I& _ Standard Condominium
7 U2 b/ J4 i d7 L" g -------------------------------------------------------------
1 [ f; P; _/ o 2-Storey 2006 Q3 2005 Q3 Condo
8 y, f s* ? x' _4 \3 o/ f) k Market % Change Average Average % Change
% u! m% a3 E3 b8 O -------------------------------------------------------------
8 {- l$ \7 h/ T) O% F& p Halifax -0.2% 142,000 103,000 37.9% k% ^3 B2 \ G# j8 a2 ?5 h
-------------------------------------------------------------
- i/ ~" Z3 Q/ r6 Q( d Charlottetown 2.9% 98,000 98,000 0.0%
% B8 \- r: B" i8 F4 I -------------------------------------------------------------! ^* M7 n2 x, B6 d$ D
Moncton 4.9% - - N/A
( H" i. [' C; B4 u+ T' v; B- R4 s" Q$ P ------------------------------------------------------------- v) K8 Z7 z. _
Saint John N/A - - N/A& N6 `* ^/ H( I8 B' [
-------------------------------------------------------------2 u$ |1 ], h1 _" Z" W
St. John's -0.8% 146,333 145,667 0.5%6 ~+ O* G7 f% X
-------------------------------------------------------------
4 z" D; X8 j% y) x" p6 ^' _6 b- G Atlantic 1.3% 128,778 115,556 11.4%8 E9 G% o: X. B, d( W9 ]
-------------------------------------------------------------# V) H0 |; \# m* h$ \
Montreal 1.6% 193,190 188,016 2.8%
# Z& o2 k: a* c; t9 K" i7 i- V( `7 t T -------------------------------------------------------------+ P& f' r M* N2 v
Ottawa 4.5% 181,083 172,250 5.1%
+ T9 u- L6 w Y6 h3 K; t -------------------------------------------------------------2 |* f, h1 x0 d: B
Toronto 1.4% 252,088 242,918 3.8%+ Y8 a& h6 s4 [& p
-------------------------------------------------------------3 _# f7 x* v0 }: `. n
Winnipeg 12.0% 105,648 96,008 10.0%, l" P) S0 u8 A4 R/ }/ e; h3 x
-------------------------------------------------------------
5 a) W x% B+ o+ S5 t& l% x3 r- C/ B Saskatchewan 9.7% 106,250 101,000 5.2%* R5 a: ~$ ]0 r9 @
-------------------------------------------------------------
6 N7 e* e3 A# `' F/ I8 Y( o' [ Calgary 53.5% 245,844 153,867 59.8%
) L# S' W' z6 v# d4 H" c ------------------------------------------------------------- L; N" Y3 g) l' g
Edmonton 53.1% 200,433 131,500 52.4%
( S/ I; H, J6 k: C* M _7 B0 P -------------------------------------------------------------. Q( S) N5 E l7 [- V' t
Vancouver 13.8% 366,250 323,250 13.3%* u& d5 l( j0 R* g3 B
-------------------------------------------------------------& |; E4 G+ L7 @5 O, F( s
Victoria 3.1% 229,000 220,000 4.1%
: @1 c6 y [- `, v$ B4 l0 { -------------------------------------------------------------; F% z7 `& I( b
National 13.2% 211,562 185,296 14.2%
% H( d: i4 T; f' G+ I -------------------------------------------------------------
/ b, ?& H, C& c' P. e) S0 K; A' w4 a >>0 H% G2 P6 A! F9 z) _$ S% D
8 Q8 d- R& s6 F* s3 y% ^5 b
Average house prices are based on an average of all sub-markets examined
% c. G$ w: }2 G/ t2 v. i9 @5 Pin the area, except for the smaller markets of Charlottetown, Moncton, Saint/ r* O9 K1 z# q2 ^+ \
John and Victoria./ |3 o* s( b" F* Y
4 A0 S+ c1 l2 j) ^2 Y/ ?$ S* P$ ~ The Royal LePage Survey of Canadian House Prices is the largest, most
( Z. T1 r3 I. xcomprehensive study of its kind in Canada, with information on seven types of9 j: n4 J2 H' M$ l/ q! m2 k
housing in over 250 neighbourhoods from coast to coast. This release
' S6 \" o3 j. k" e$ J/ Yreferences an abbreviated version of the survey, which highlights house price
) A; U E. F5 M8 Vtrends for the three most common types of housing in Canada in 80 communities! U7 Q: P; h1 p1 `' k' s
across the country. A complete database of past and present surveys is
5 r5 \5 _- B6 T5 u4 Navailable on the Royal LePage Web site at www.royallepage.ca, and current' y, `$ }1 ~& r6 `, T4 k# t" b
figures will be updated following the end of the third quarter. A printable
3 F, [. r4 H- A1 Mversion of the third quarter 2006 survey will be available online on5 D$ }! ^) M0 `3 ^" J/ M% t
November 15, 2006.4 a t! s0 j. L) R i
Housing values in the Royal LePage Survey are Royal LePage opinions of+ V9 h+ F+ |* y( t6 i. i
fair market value in each location, based on local data and market knowledge
; W) y8 l. [: W2 V& k Aprovided by Royal LePage residential real estate experts. Historical data is
" k* ?) V, F9 C* K/ _available for some areas back to the early 1970s. |
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