Purrfect Properties Blog

Archive for July, 2015

Effortless Real Estate

Thursday, July 30th, 2015

Effortless Real Estate in Edmonton

Jeanine made my transition from Calgary to St Albert feel effortless. She went over and above what she needed to do for me. Jeanine is extremely knowledgeable and is very prompt when questions are asked. I recommend her services to anyone looking to purchase or sell their property.

Bradley Scott
St Albert AB.

These aren’t Catty remarks, either…

Monday, July 27th, 2015

My thanks to Vera, for her lovely testimonial letter:

‘Last year our daughter and I started to look for a new home for me. I was fortunate that a friend whom I love and trust referred me to Jeanine Boutet Osborne.

When we first started the search, we didn’t know much about the process. I just had a list of what I would like to have in my perfect new home. The realtor-client relationship is extremely important. It has to be based on absolute trust — anything less than that will just create stress and obstacles.

Jeanine is very open-minded, knowledgeable, responsible and kind. She shares her knowledge without holding anything back. She is so personable, very understanding, and never pushy. She gave us great professional real estate advice.

As I was working full time and going to school she was always willing to work with us when it worked for our schedules; we also had to learn to respect her schedule, and found a balance that worked for both parties.

Jeanine spent a great deal of time to ensure that the home was perfect for me.

I really enjoy living in my new home and I am very grateful to you, Janine. You were excellent to work with and I would highly recommend you to my own friends and family.

With gratitude and respect,


Pioneering my Own Destiny and How I Got to Here.

Thursday, July 23rd, 2015

Hi Folks,

Thanks for coming back again to listen to what little old me has to say about real estate, life and the human plot in general.  I’d like to talk about Real Estate in Edmonton for a little bit.  It’s interesting, all that I’ve learned in the past five years. Enough to write a book, or at least a blog… lol

Integrity is a word that gets thrown around a lot when describing the good agents of Real Estate. What’s integrity mean?  Strong moral principles and the quality of being honest? Is it what happens when no one is watching?  What makes a good agent?  Lead generation?  YES, ask any agent.  Ask a client and they’ll say good service.  Agents spend in the 10’s of thousands, if not hundreds – marketing to get your business. We have overseas ‘administrators’ or ‘virtual assistants’ competing to get our money to write our blogs, our website content and post our twitter and linked in updates… all to find you, the next client that might want to buy or sell.


-We become what we want to be by consistently being what we want to become each day.- Richard G Scott

I want to be real with my clients and customers. I want you to know what I have to say about things. I want to talk about what sucks about real estate, what condos are good, which aren’t. What you should look out for, pitfalls of the process, the good, the bad, the ugly.  I want to talk about the animal rights movements and petitions of the world. Some soy milk cake recipes!!! AND, maybe, if I get a little real, you’ll keep coming back.  It’ll bring some color to your life, and mine and we’ll both learn a little something in the process.

I want to hear from you.

Send me some comments, ask me about what you want to know.  I’ll be there.  I’ll answer. I promise.

Now that’d be the Cats’ Meow.

Here are the Latest Results for RE/MAX and Edmontons’ Sales Survey!

Thursday, July 23rd, 2015

Hi Folks,

I love this chart and its’ findings.  RE/MAX is a really great company to work for and there are quite a lot of REALTORS in Edmonton that agree with me.  The sales summary also show positive results with the Remax system.  A system that continually works to educate me, and provide me with solutions to marketing and technology in this ever and quickly changing world.   Check out our market results for Edmonton:


What I really like about this years chart is the addition of some of the brokerages I get the most questions about.  Comfree and 2% Realty.  I get so many questions about these brokerages and I am proud to show these results.  So to paint a current but not crystal clear picture of home sales for the Edmonton area in June of 2015… 2,008 homes sold. RE/MAX sold about 835 homes, Comfree sold about 49 and 2% Realty sold about 26 homes.

So the next time you ask me how these brokerages are doing, you can come and check out these reports, produced by RE/MAX and see for yourself.

Ready to set sale when you are,


Did Edmontons’ Sellers see Better or Worse Results in June?

Thursday, July 23rd, 2015

Hi Folks, it is great to see you here again!  I’m happy to announce we’ve just adjusted to a temperate real estate market, balanced between buyers and sellers. Congrats Edmonton!

Inventory: June saw an interesting turn in the Real Estate Market here in Edmonton and we are smack dab in the middle of a balanced real estate market.  Just enough choices, for just enough people!  The number of listings has decreased and the number of purchasing buyers has increased, closing the time it will take to get through all the inventory out there. Dropping from 3.68 months of inventory, we’ve hit 3.57 months of availability.  Total number of homes available to buy in Edmonton: 7,177, total sales: 2,008.

Days on Market: We’re seeing more inventory come on the market than we did last year at this time, and at the same time, less than last month. Last year had 2,965 new listings added to the inventory and this June saw a bit of an increase to 3,192.  Last month saw 3,316 new listings added to inventory.  The increase in the number of listings from last year has resulted in just a few more days on market, increasing from 42 dom last year to 49 dom this year.

Odds of Selling: Here’s the big hitter, your odds of selling as compared to June of last year have decreased by 24%. This is mostly due to the fact that last hear, there was 2000 less properties available to buy in Edmonton.  That being said, the odds of selling have increased just a bit from last month and we’re sitting at 27.98%.  That’s almost a 1 in 3 chance of selling in the first 30 days. That’s pretty good!

Average Selling Price: Condo: $255,662 Townhouse: $351,171 Single Family Dwelling: $444,862 and the aerage selling price across the City of Edmonton is $378,050.

Home sales by Price Range: The highest percentage of properties are selling in the $300,000-$399,999 price range at 33.64%. Second position goes to the $400,000-$499,999 price range at 21.66%.  Third place?  Can you guess? $200,000-$299,999 and 19.72%.  The neat part?  Only 14.97% of properties sold, cost the buyers  $500,000 or more.

Get your copy of the whole report here and remember folks…

I’m ready to move when you are.

Cheers, Jeanine.



What would you do to Own a Cabin in the Woods?

Thursday, July 23rd, 2015

The recreational property market has had a strong start and is expected to remain active throughout the Canadian summer. Find out what is driving sales in the 2015 RE/MAX Recreational Property. RE/MAX also examined what Canadians would consider sacrificing in order to afford their dream cottage or cabin. Interestingly, giving up destination vacations is listed as number one on the list. Another notable finding was that 21 percent of Canadians would downsize their main residence in order to purchase a cottage, cabin or ski chalet demonstrating that Canadians are looking for alternative ways to finance their dream properties.


Download you cpoy of the report from Dropbox here.

Highlights of this year’s report:

  • The majority of Canadians prefer long weekends at the cottage or cabin over big city getaways
  • The low Canadian Dollar and foreign buyers are creating demand in well-established Canadian recreational property markets
  • The recreational property market buying season has had a strong start and is expected to remain active throughout the summer as continued low interest rates and consumer demand fuel activity

The low Canadian dollar is having a positive effect on local recreational property markets as Canadians are choosing to stay in Canada where their dollar will go further. Some are selling US properties that appreciated in recent years to take advantage of the exchange rate. The low Canadian dollar is also attracting foreign buyers to well-established recreational property markets across the country including Whistler, Tofino, Muskoka, Shediac, and PEI. Regions reporting an impact from the low Canadian dollar but no increase in foreign buyers include Shuswap, Lake Winnipeg, Penticton, and Thunder Bay.


The Magic Behind the Scenes of Trading in Real Estate

Thursday, July 23rd, 2015

“By all accounts, the general public is not aware of all the services that agents provide to sellers and buyers during the course of the transaction, probably because most of the important services are performed behind the scenes.” said Pat Vredevoogd-Combs, past president of the National Association of REALTORS, as she testified before the House Financial Services Committee on Housing to blunt government complaints about industry pricing.


Pat submitted a list of 184 things that listing agents do in every real estate transaction to get the job done. I thought this was awesome, a complete audit of a Real Estate Agent.  I wanted to know how it stacked up to my own systems in place and so I audited my standard operating procedure manual for trading real estate in Edmonton, Alberta.

How much did I do behind the scenes? …The magical part of real estate…

Pre-Listing Activities
1. Make appointment with seller for listing presentation.
2. Send a written or e-mail confirmation of appointment and call to confirm.
3. Review appointment questions.
4. Research all comparable currently listed properties.
5. Research sales activity for past 18 months from Edmonton MLS and public databases.
6. Research “average days on market” for properties similar in type, price and location.
7. Download and review City of Edmonton property tax roll information.
8. Prepare “comparable market analysis” (CMA) to establish market value.
9. Research property’s ownership and deed type.
10. Research property’s public record information for lot size and dimensions.
11. Verify legal description.
12. Research property’s land use coding and deed restrictions.
13. Research property’s current use and zoning.
14. Verify legal names of owner(s) in Alberta Registries.
15. Prepare listing presentation package with above materials.
16. Compile and assemble formal file on property.
17. Review listing appointment checklist to ensure completion of all tasks.

Listing Appointment Presentation
18. Give seller an overview of current market conditions in the Edmonton area.
19. Submit my profile and Remax Real Estate credentials and accomplishments.
20. Present Remax Real Estates’ profile and #1 placement in the Edmonton market.
21. Present CMA results, including comparables, solds, current listings and expireds.
22. Offer professional pricing strategies based on the needs of the Edmonton seller and time frame preferences.
23. Explain market power and benefits of the Edmonton Real Estate Boards’ Multiple Listing Service.
24. Explain market power of Web marketing, IDX and REALTOR.com.
25. Explain REALTORS role in screening qualified buyers.
26. Present and discuss my Pro-Active Approach Marketing Plan.
27. Explain Agency Relationships and establish written approval.
28. Review all clauses in listing contract and obtain written approval.

After Listing Agreement is Signed
29. Review current title information.
30. Confirm lot size via City of Edmonton Public records.
31. Note any and all unrecorded property lines, agreements, easements.
32. Obtain house plans, if applicable and available.
33. Review house plans, make copy.
34. Prepare showing instructions for agents and agree on showing time with seller.
35. Review current appraisal if available.
36. Identify Condo or Home Owner Association manager if applicable.
37. Verify Condo or Home Owner Association fees, if applicable.
38. Order copy of Condo or Home Owner Association bylaws, if applicable.
39. Research electricity availability and supplier’s name and phone number.
40. Research/verify natural gas availability, supplier’s name and phone number.
41. Verify security system, term of service and whether owned or leased.
42. Ascertain need for material latent defect disclosure.
43. Prepare detailed list of property’s “Inclusions & Conveyances with Sale.”
44. Send “Vacancy Checklist” to seller if property is vacant.
45. Explain benefits of Home Owner Warranty to seller.
46. Assist sellers with completion and submission of Home Owner Warranty application.
47. When received, place Warranty in property file for conveyance at time of sale.
48. Verify if property has rental units involved. And if so:
49. Make copies of all leases for retention in listing file.
50. Verify all rents and deposits.
51. Inform tenants of listing and discuss how showings will be handled.
52. Arrange for yard sign installation.
53. Complete “new listing checklist.”
54. Review with seller and suggest improvements for salability.
55. Review Interior Decor Assessment and suggest changes to shorten time on market.

Entering Property in MLS Database
56. Prepare MLS Profile Sheet–I am responsible for QC and accuracy of listing data.
57. Enter property data from Profile Sheet into MLS listing database.
58. Proofread MLS database listing for accuracy, including property placement in mapping function.
59. Add property to Remax Real Estates’ Active Listings.
60. Provide seller with signed copies of Listing Agreement and MLS report.
61. Take more photos for upload into MLS and use in flyers.

Marketing the Listing
62. Create print and Internet ads with seller’s input.
63. Coordinate showings with owners, tenants and other agents. Return all calls–weekends included.
64. Install electronic lockbox. Program with agreed-upon showing time windows.
65. Place New Listing directional signage around home.
66. Prepare mailing and contact list.
67. Order “Just Listed” postcards.
68. Prepare postcards for Canada Post Admail campaign.
69. Delivery of Admail campaign to Canada Post facility.
70. Review comparable MLS listings regularly to ensure property remains competitive in price, terms, conditions and availability.
71. Prepare property marketing brochure.
72. Arrange for printing or copying of supply of marketing brochures or flyers.
73. Place marketing brochures in all Remax Real Estate agent mailboxes.
74. Upload listing to Remax Real Estate, Purrfect-Properties.com, EdmontonRealEstateSells.com and Realtor.com Internet sites.
75. Mail “Just Listed” notice to all neighborhood residents.
76. Provide marketing data to buyers from international relocation networks.
77. Provide marketing data to buyers coming from referral network.
78. Submit ads to Remax participating Internet real estate sites.
79. Convey price changes promptly to all Internet groups.
80. Reprint/supply brochures promptly as needed.
81. Send feedback requests to agents after showings.
82. Discuss feedback from showing agents with seller to determine if changes will accelerate the sale.
83. Promptly enter price changes in MLS listings database.

The Offer and the Contract
84. Receive and review all Offer to Purchase contracts submitted for consideration.
85. Evaluate offer(s) and prepare “net sheet” on each for owner to compare.
86. Counsel seller on offers. Explain merits and weakness of every offer.
87. Contact buyers’ agents to review buyer’s qualifications and discuss offer.
88. Fax/deliver Seller’s Disclosure to buyer’s agent or buyer upon request and prior to offer if possible.
89. Request pre-qualification letter on buyer, if applicable.
90. Negotiate all offers on seller’s behalf, settling time limit for due diligence and closing date.
91. Prepare and convey any counteroffers, acceptance or amendments to buyer’s agent.
92. Communicate copies of contract and all addendums to closing attorney.
93. Communicate final acceptance under correct protocol.
94. Record and promptly deliver buyer’s deposit money into trust account.
95. Deliver copies of fully signed Offer to Purchase contract to sellers.
96. Fax copies of Offer to Purchase contract to lender.
97. Provide copies of signed Offer to Purchase contract for office file.
98. Advise seller in handling additional offers to purchase submitted between contract and closing.
99. Change MLS status to “Sale Pending.”
100. Update transaction management program to show “Sale Pending.”
101. Assist buyer with obtaining financing and follow up as necessary.
102. Deliver unrecorded property information to buyer.
103. Verify mold inspection ordered, if required.

The Loan Process
104. Request and receive written loan approval from financer.

Home Inspection
105. Coordinate buyer’s professional home inspection with seller.
106. Review home inspector’s report.
107. Enter completion into transaction management tracking software program.
108. Ensure seller’s compliance with home inspection clause requirements.
109. Assist seller with identifying and negotiating with trustworthy contractors for required repairs.
110. Negotiate payment and oversee completion of all required repairs on seller’s behalf, if needed.

The Appraisal
111. Coordinate appraisal with Seller.
112. Follow up on appraisal.
113. Enter completion into transaction management program.
114. Assist seller in questioning appraisal report if it seems too low.

Closing Preparations and Duties
115. Make sure contract is signed by all parties.
116. Coordinate closing process with buyer’s agent.
117. Update closing forms and files.
118. Ensure all parties have all forms and information needed to close the sale.
119. Review title insurance from First Canadian Title with Buyer.
120. Coordinate closing with seller’s next purchase, resolving timing issues.
121. Refer sellers to one of the best agents at their destination, if applicable.
121. Coordinate key release meeting.
122. Change MLS status to Sold. Data Entry of all information.

Follow Up After Closing
123. Attempt to clarify and resolve any repair conflicts if buyer is dissatisfied.
123. Follow up regarding transitional items, like mail.
124. Respond to any follow-up calls and provide any additional information required from office files.

My list came up with 124.  The 124 items, that I do, acting as your Remax Real Estate Agent and done for every purchase or sale of a home in Edmonton, for you the buyer or you, the Seller.  Our Edmonton real estate market moves quickly and is always changing. There is only a 1% vacancy rate in Edmonton. This industry is almost always awake. Quick solutions for an Edmonton Home Buyer or Seller are available, and the solution is the Experience, Comprehension, Clarity and Efficiency that REALTORS, bring to your transaction.

Now that’s the Cats Meow in Real Estate.

May/June 2015 Edmonton Real Estate Market Reports

Thursday, July 23rd, 2015

Hi Folks,

Just turning over into June and checking in on what is happening in the Edmonton Real Estate Market currently.  If you’re just starting the process of selling your home or buying a new one it can be very helpful to see where you are sitting in comparison to what is going on out there.  If you’re selling, know if you’ve hit average days on market.  If you’re buying, see how strong your dollars can really be.

The weather is heating up in Edmonton, pansies already have to be cutback and Sellers have got to price properly or employ well thought out price reduction strategies.  With a current inventory of 4.09 months of homes to go through, it is still a buyers market in Edmonton.

Edmonton, May 2015 real estate sales resulted the following averages:

Edmonton Average Sold Price: $381,111 for May 2015 – Edmonton Average Condo Sold Price: $256,143 for May 2015

Edmonton Average Detached Sold Price: $451,312 for May, 2015 – Edmonton Avenrage Townhouse Sold Price: $345,659 for May 2015.

Edmonton Average Days on Market is 45 for May 2015.

Edmonton Average Price range with the most sales $300,000-399,999 for May 2015.

Prices have not gone down in Edmonton since 2011, when we saw a decrease of 1.41%.

If you would like to talk further about selling your home, a good price reduction strategy, or when to finally lower that list price, feel free to contact me.

Ready to Move when you are. – Jeanine B. Osborne, REALTOR with Re/Max Real Estate

780 916 9739

Email Version YEG May 2015

Creative and Magical She Sheds now Growing in the Best Backyards

Thursday, July 23rd, 2015

So, he’s got the basement, or maybe even the garage.  There’s probably some Edmonton Sun girly photos on the wall, a bunch of oil, propane, gas or some other dirty lubricant sitting around, and it’s probably not that clean.  If he’s in the basement, there’s most likely a video game console around, some massive home theatre system, a beer fridge and a rather large counch that no one is looking forward to bringing up the stairs on move out day.  Where does that leave her?  Sure, we have rule over a lot of the house, but where is that special spot for just us?

Our sewing spot, crafts corner, meditation mat or yoga hut?  The place where we can be at one with nature, the birds and perhaps even a passing by bunny?  That space has come ladies, and it’s in our backyards.  While Edmonton sees it’s lion share of winter, we do have long moments of the spring, summer and fall, where a woman can enjoy much of the season, with just a bit of shade from the sun, cover from the rain or walls to keep out the wind.  A Mr. Heater, may become necessary, but there are plenty of those around.

The trick to establishing an awesome space outside for us ladies, is to capture who you want to be in that space.  It can be anything you want, any aspect of your soul, personality or wish to become in this world.

What about the essentials?  The way I see it, for the best ‘She-Sheds’ you will need some or all of the following:

  • A place to stretch out, sit down or lay down comfortably. Maybe even some room for your friends or husband!
  • Fabric, fabric and more fabric, make it ssssssoft…. Drapes, cushions, pillows, …window treatments flowing from the breeze outside.
  • An organization unit of some sort for your books, crafts, candles, incense, yoga mat, whatever you need to feel you.
  • A piece of art that speaks to your soul.
  • Color.  Color with white, color with black, color, color color.  Be alive in your space.  Breathe in the healing nature of bright and bold colors.

Just take a look at some of the creative ‘She-Sheds’ featured here for your inspiration:


The 10 Big Fictional Clients that I Didn’t Have to Help!

Thursday, July 23rd, 2015

We’re just coming out of our May long weekend, and this particular tuesday calls for some real estate humor.  So here are the 10 Big Fictional clients that I didn’t have to help.

1. Snow White


Are you kidding me?  8 Bedrooms?  There is only one home on MLS in Edmonton that has 8 bedrooms, and being a 1912 home, it is older than you are Snow.  Like the picture shows, you’re going to need a castle snow, and they just don’t make that style of home here in Edmonton.

2. Captain Hook


Hook, this is Alberta and we’re land locked all around here.  Yes the draft on your ship is not so big at 48 inches, but 110 feet?  Come on.  There’s no way that you can sail that thing here.  I’ve got an idea, why don’t you let me contact one of our Remax Referral agents on the West Coast.  Sailing in the Pacific Northwest is fantastic this time of year!

3. Elsa of Arendelle


Yes, yes, it snows here a lot Elsa, but not enough obviously.  It’s hard enough to get clients out of their home for a showing for an hour, nevermind a day so the house can thaw! On top of that I have to get to each home 30 minutes early so I can turn up the heat, making sure the pipes don’t freeze.  Talk about extended showings.  Elsa, can I interest you in a trip further north?

4. Morticia Adams


No Morticia, there’s no way that I can search MLS with a restriction of “death in the home.” That’s not a really popular search. Yes, there are reports of haunted places in Edmonton, but none of them are for sale.  Truth be told, I’m not so sure I want to enter those houses anyways.  Tell you what, you go first, and no, I’m not going into the basement or the attic.

5. Catwoman


Yes, yes, I know, you like to sleep during the day, so you can only look at night.  You need big windows letting the sun in and a really quiet neighbourhood.  Ten o’clock is too late to do showings, especially for the homes with kids in them.  You want tall trees and lots of birds… I’ll do what I can.

6. Regina Mills from “Once Upon a Time”


First you need a castle, then you need a Georgian styled home.  Really Regina, make up your mind. There’s got to be some fable named streets in this city, but I haven’t found any as of yet.  Perhaps you could use some of your magic to re-write our maps and street signs.  For now, I’ll keep looking for a builder who can make you that Georgian inspired house.

7. Trinity


Seriously Trinity, every time I find the purrfect house, you dissapear.  Not to mention that, but you have the strangest ringtone I’ve ever heard.  There one minute and gone the next.  If the house is that bad, just tell me, don’t sneak out the window.

 8. Oda Mae Brown


Okay, now, this is starting to get creepy.  I’ve dealt with a lot of people that want to talk it over with their spouse when they get home, but who is this “Sam” guy you keep talking to?  If you aren’t diggin a house, or the feeling in a house, we’ll move onto the next one, just stop saying Sam doesn’t like it, please.

9. Dora the Explorer


I know you can read a map and get to the showing on time, that’s great.  Do you really have to open up every door and drawer in the house?  Some of that stuff is private you know.  No, I don’t want to know what’s in that drawer.  No, don’t open their fridge…

10. Buffy The Vampire Slayer


Buffy, you can’t bring your weapons with you to showings, the truth is, they freak me out.  Leave the crossbows, knives, stakes and weapons of all sorts in the car.  Don’t you think we can just lock the doors when we go into each house?  Especially if it’s still daylight outside.  No I will not take you to showings after dark, you’re S.O.L.