Purrfect Properties Blog

Posts Tagged ‘Jeanine B Osborne’

Just SOLD… how I love the sounds of that

Friday, November 24th, 2017
Californian Manor Condo in Edmonton - Just Sold

Californian Manor Condo in Edmonton – Just Sold

Just Reduced and the Price is Right!

Thursday, November 23rd, 2017

Just Reduced Condo for sale in the Aristocrat, Edmonton


What Happens to the Edmonton Real Estate Market in Fall?

Friday, October 9th, 2015

Hi Folks,

The leaves are turning such beautiful colors these days.  In particular every time I cross the river and am able to look out over the River Valley, I can’t help but think of the beauty of the season in Edmonton.  The leaves aren’t the only things that change in the Fall season.  Real Estate has its’ own changes for this time of year.  This time brings a drop off in the number of listings.  Those people that weren’t truly committed to their own purchase or sale this year, start to drop off with the leaves, and we are left with those that want to buy and sell and change their personal circumstances; mostly starting with their address.

Check out what’s going on in the Edmonton Real Estate Market in October of 2015, through these Market indicators below:

Inventory: September finished with a lot of listings.  In fact 7,108 homes were for sale throughout our Greater Edmonton Market Area. 2,777 properties were newly listed for Sale in September of 2015, with 5% less new listings than the previous month.  We’re still topping the charts with 26.7% more homes listed for sale in Edmonton this year than last.                

Total sales for September 2015: 1,462 or 21%.

Days on Market:  The average being 53 Days on Market, here in Edmonton, a day down from 54 dom’s the previous month and 49 dom’s the previous year. Compared to August, homes are selling 1.9% faster and 7.5% more slow than the previous year.

Odds of Selling: You still have a 1 in 5 chance of selling your home in the next 30 days. IYour chances of selling have decreased by 40% from last year and 4.85% less from last month.  Be careful with your offers, negotiations work best in these kind of markets.

Average Selling Price: Condo: $252,953 Townhouse: $364,203, Single Family Dwelling: $432,150 and the average selling price across the City of Edmonton is $368,874.

Home sales by Price Range: The highest percentage of properties are and have the tendency in Edmonton to sell in the $300,000-$399,999 price range, and this month 34.07% of homes sold in this price range. Second position goes to the $400,000-$499,999 price range at 20.98%.  Third place is the $200,000-$299,999 and 19.96%. These haven’t changed very much from month to month as this works in with Edmonton average earnings per family.

54 Years average of price increase for the City of Edmonton is 6.99%.

Prices have not gone down in Edmonton since 2011, when we saw a decrease of 1.41%. Prices are up by 1.75% this year.

If you, your friends or family are thinking of moving, please keep me in mind, your referral is the best compliment I can recieve.

780 916 9739  … Now that’s the Cats’ Meow

Edmonton Sellers see Limited Results in August due to a Full House.

Sunday, September 13th, 2015

Hi Folks,

With summer fast becoming a distant memory, and as the leaves begin to change, autumn tends to be a season of transition. At 4.93 Months of inventory, we’re still in a Buyers market here in Edmonton. If you are thinking about making the transition from your current home to the next, check out some of the valuable information included here so you can make a wise decision for your future.

Inventory: August finished with another full inventory month here in Edmonton. 2,926 properties were newly listed for Sale in August 2015, with only 6% less new listings than the previous month.  Yet, there is 25.9% more homes listed for sale in Edmonton this year than last. That’s the kicker, 25% more properties have flooded the real estate market in Edmonton.

Total number of homes available to buy in Edmonton: 7,227                     

Total sales for September 2015: 1,465.

Days on Market: Compared to July of 2015, homes are selling 7.4% slower and 9.3% more slow than the previous year. The average being 54 Days on Market, here in Edmonton, up from 50 dom’s the previous month and 49 dom’s the previous year.

Odds of Selling: You basically have a 1 in 5 chance of selling your home in the next 30 days. In fact, you have a 20.27% chance of selling, especially if you are already listed for sale. lol. Your chances of selling have decreased by 36% over last year and 24% from last month.  Not the best news.

Average Selling Price: Condo: $254,672 Townhouse: $354,409, Single Family Dwelling: $439,828 and the average selling price across the City of Edmonton is $372,256.

Home sales by Price Range: The highest percentage of properties are selling in the $300,000-$399,999 price range at 33.83%. Second position goes to the $400,000-$499,999 price range at 21.24%.  Third place is the $200,000-$299,999 and 19.96%. These haven’t changed very much from month to month as this works in with Edmonton average earnings per family.

54 Years average of price increase for the City of Edmonton is 6.99%.

Prices have not gone down in Edmonton since 2011, when we saw a decrease of 1.41%. Prices are up by 1.96% this year.

If you, your friends or family are thinking of moving, please keep me in mind, your referral is the best compliment I can recieve.

780 916 9739  … Now that’s the Cats’ Meow

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

Edmonton Real Estate Market Report – Spring 2014

Tuesday, April 15th, 2014

The REALTORS® Association of Edmonton, released their first quarter report on April 2nd 2014, the report points towards a very busy spring quarter for the Edmonton real estate market. Sales of all types of residential properties saw growth of 5.8% in the first quarter of 2014 versus the first quarter of 2013. Single family detached sales saw an increase of 5.1%, but the most staggering increase was seen in condo sales with an increase of 11% in the first quarter of 2014. The overall inventory for residential properties was about the only figure on the report to show any negative growth when compared to last year. So what does this all mean for you the consumer? With higher sales and lower month end inventory levels compared to last year we should expect to see an increase in the movements of homes in good neighbourhoods that are priced appropriately. As a seller this is good news, however if you’re a first time home buyer in this market you might have to extend you search area or spend a bit more time looking for that purrfect property. The overall month to month sales prices haven’t seen much change and do seem to be remaining stable, keeping Edmonton’s hot real estate market still in the grasp of most buyers. With most analyst expecting the Bank of Canada lending rates to stay relatively stable well into 2015, this may be just the time you’re looking for to get into the Edmonton real estate market, or maybe its time to upgrade your current house for something that will continue to fit your needs into the future.

And That’s The Cats’ Meow

Fun Facts Friday – Siamese Cats

Friday, April 11th, 2014

The Siamese Cat is one of several breeds of oriental cats, and the one this Realtor is very familiar with, let me share some of their history. The Siamese is one of several breeds native to Thailand (formerly known as Siam),  (100 Best things to do in Thailand – thanks for the link Joey @ JenReviews.com) they have become extremely popular in North America and Europe. Defined by their blue eyes, slender body and triangular head shape, the siamese is a very intelligent and playful bread. The first siamese to reach the shores of North America came here way back in 1878 when U.S. President Rutherford B. Hayes, received one as a gift from the American Consul in Bangkok. Named “Siam” this was the first documented siamese on North American soil. These very affectionate and intelligent breed of cat, are very well known for their social nature. Many, like my two babies, enjoy being with people and are often as “extroverts”. Some Siamese are extremely vocal, with a loud, low-pitched voice—known as “Meezer”, from which they get one of their nicknames. The vocals of the siamese have been compared to the cries of a human baby, and persistent in demanding attention. These cats are typically active and playful, even as adults, and that’s why they are this Realtor’s top choice of pet.

And That’s The Cats’ Meow

Fun Fact Friday

Friday, April 4th, 2014

The Oxford English Dictionary has recently released the latest amendment the book trusted for over 1000 years, containing over 600,000 words, and over 3 million quotations. In this day and age of computers most would think that this book is no longer relevant, but they would be wrong. The OED is still one of the most trusted sources for what is new and what is proper in the english language. More and more the OED has been changing to adapt to our modern culture and keep up to pace with the new words and meaning of words that the english speaking population continues to invent. Some of the most recent amendments to catch this Realtors eye are as follows.

New words,

beatboxer (n.): a performer who uses (amplified) vocal effects to imitate the sounds and rhythms of hip-hop music.

bestie (n.): a person’s best friend; a very close friend.

bookaholic (n.): a habitual and prolific reader; a compulsive book buyer.

crap shoot (n.): a situation or undertaking regarded as uncertain, risky, or unpredictable.

honky-tonker (n.): a person who owns, works in, or frequents a cheap, sleazy bar or nightclub, typically one where country music is played.

scissor-kick (v): to perform a kick which involve a scissor-like motion of the legs, as in swimming or soccer

wackadoodle (adj.): crazy, mad; eccentric.

Most of these terms have been used in our day to day life, however they have never been, officially part of the english language, according to The OED. This is just a small sampling of the over 900 new words to be added, in the most recent amendment to The OED.

New Subentries, bathroom break (n.): a short period of time within the duration of an activity (often of a prescribed or limited duration) taken to use the toilet. DIYer (n.): A person who engages in do-it-yourself activities; an amateur (in construction, repair, etc.).

New Senses, shotgun N. Amer. colloq. The front passenger seat in a vehicle; the chance to sit in this seat on a particular journey.

Each quarter writers of The OED have the laborious task of scouring the english language to figure out what words should make the list and which words just don’t quite make the cut. As our societies evolve and new technology perforates the cultural norm more and more words are invented and thus must be add to the current record of our language. With the ‘word of the year’ last year going to, one of the new additions from that year, Selfie proved that the internet and social media in general play a large roll in shaping our language.

And That’s The Cats’ Meow!