Total sales top $1 Billion for July 2020, in busiest sales month this year!

 After a pandemic pause in April and May, when unit sales dropped off 55% and 44% respectively, the Ottawa market roared back up in June and July fetched record sales and price levels.  Listing inventory at the end of July is down 51% vs a year ago and this contributed to the price escalations noted below.

The Ottawa Real Estate Board (OREB) noted in their release last week that 57% of properties sold in July, were sold above listing price and therefore, mostly likely with multiple offers/bidding wars.  Nice spot for sellers to be but not much fun for buyers.

Monthly sales top $1.0 Billion:
The total $ value of all sales for the month was almost $1.2 B, reaching the billion $ plateau for the 2^nd time this year.  June also topped the billion $ level at $1.1 B (last year this was only recorded once, during the busiest month of May)  May is typically the #1 sales month and June #2 but that has been pushed back this year, due to the pandemic pause in April and May. July sales typically drop off 20-25% relative to the peak May/June period…but not this year!

Residential prices soared 20.1% to an average price of $585,084 for properties sold during the month.  Condo prices were an equally impressive 19.4% ahead at an average selling price of $357,764.  Not surprisingly, properties are selling very quickly, too with an average days-on-market (DOM) of only 22 days for residential properties and 16 days for condos.

Inventory news:
Residential property listings were down 55.2% at month end, compared to a year ago and the number of condos available for sale was down 37.3%.  This listing scarcity creates the supply/demand imbalance and the sellers’ market which leads to the record price increases. 

Other contributing factors include the amazingly low mortgage rates and also the fact that more properties are being sold in the “grey” market, without getting posted on the full MLS® system at www.realtor.ca.  If you have seen those “exclusive listing” or “Coming soon” tags on real estate “For Sale” signs, these may be examples of properties sold prior to a full-fledged listing.  There are pros and cons to this listing strategy but by all means discuss it with your listing agent or buyer representative for advice, given your individual circumstances.

New listings:  a bit of good news!
While new residential listings during the month were still flat with last year, at least they were not in negative territory, as they have been most months in recent memory.  On the condo side, new listings jumped 20.8% vs 2019 which may be a result of investor owners or Airbnb owners deciding to cash out, given the pandemic induced issues.

Be careful out there!
While open houses are now allowed, subject to certain conditions, we expect most Realtors will sensibly not be conducting them, until the pandemic is over.   Like the handshake, will open houses ever return? We encourage all buyers, sellers and fellow Realtors to exercise the utmost caution in visiting properties and follow all requested protocols for showings.  We have heard anecdotal reports of buyers and their buyer representatives not wearing masks or sanitizing their hands prior to entering a property showing.  On top of the obvious health risks, buyer representatives could face disciplinary action, including fines and buyers should be aware that a listing condition which includes a COVID-19 protocol is a legal requirement, so not following that requirement might even result in legal action. 

Home buyers and their agents should also be aware that they never know who is watching when they visit a listed property, with showings often only booked for 30 minutes duration these days, many sellers simply go to a neighbours or park down the street while the showing is underway. Our own practice has been to bring our own PPE (though most listings also provide it) and ensure that both our clients and ourselves sanitize outside prior to entering a home, so if anyone is watching, they can feel comfortable that we will dutifully follow the COVID protocol in place.

Sale pending....

Monarch Homes venerable "Brookside" bungalow with loft (aka Mahogany) is offered in sought after Stonebridge.  Close to all Barrhaven and Manotick amenities, the golf course, the Jock and Rideau rivers and Stonebridge Trail, this upscale area and model are both highly coveted by suburban home buyers.

This spacious home (over 2700 sq ft per builder and MPAC)  features 4 bedrooms and 3 baths above ground and a full basement on a large 50' by 120' lot. 

249 Castlegarth Cres, just off Golflinks Dr. $875,000.

Check the slideshow at the link below and give us a call if you would like to receive more information and floorplans or virtual 360 tour.

 http://tours.londonhousephoto.com/249castl/  

Just SOLD at 344 Riversedge in the delightful and sought after community of River's Bend in Riverside South.  This small enclave of homes sits nestled right beside 2 parks and the Rideau River.  This ever popular Tartan "Magnolia" semi-detached home is a great choice for many buyers. Open concept floorplan with lots of windows and natural light.  3 bedrooms plus loft, 3 bath and convenient 2nd floor laundry and main floor pantry.  Builder builder finished basement family room adds 400 sq ft of comfortable living space.  Check it out this weekend, offers accepted Monday, June 29th 4:00 PM.  click the link to have a look at MLS 1197763 offered at $499,900

https://oreb.mlxmatrix.com/matrix/shared/fJjl33bnWr/344RIVERSEDGECRESCENT

Ottawa home buyers really warmed up in the 2^nd week of June when sales roughly equalled those of a year ago, for the first time since late March.  Unit sales had been off 55% in April and 44% in May but June appears to be trending much closer to last year’s results.

Listing activity is up too but most new listings are being sold quickly, so the extreme listing inventory situation continues.  This means lots of offer dates, pre-emptive or “bully” offers and prices escalating.  Most real estate markets in Canada are reporting similar circumstances, despite CMHC’s prediction of a 9-18% price decrease over the next 12-18 months.

Ottawa real estate continues to baffle just about everyone.  While sales plunged again in April, (transactions were down 44% vs May 2019) average selling prices surged 11.2% for residential properties and 15.5% for condos.  So what gives?

Listing inventory down by 50.4%
The number of listings available dropped an incredible 50.4% from the same time a year ago.  Compared to May 2015 (much slower market then) available listings are 81.4% lower…that represents over 8,000 fewer listings!  No wonder buyers and their representatives are pulling their hair out and we are still seeing fairly significant multiple offer activity.

New listings also down significantly:
New listings during the month were also down almost 50% vs last year, with 49.2% fewer residential properties being listed and 47.2% fewer condos, so there is no let-up in sight and no sign that listing activity is strengthening. Anecdotally, some realtors report having lots of listings ready to go but these seller cannot find anything to buy.

Dark Forecast from CMHC:  what’s up with that?

Contrast these statistics with the gloomy forecast by CMHC (the federal housing experts) who have predicted a 9-18% price drop (over the next 12-18 months) and you can see why many buyers must be confused that instead of a COVID-19 “discount”, prices continue to escalate on the back of dwindling supply. Just announced CMHC restrictions on credit scores (680 up from 600) and GDS ratio drops to 35% (from 39%) while TDS drops to 42% from 44%, may affect first time buyers ability to get in to the market.

Average prices up for the month and year to date:
The average residential property sold for $548,140 in May, an increase of 11.2% over last year.  The average condo sold for $343,589 a 15.5% increase.  On a year to date basis, the average residential selling price is up 13.8% and the average condo is up 17.8%.

CMHC warning:
On top of their prediction of a 9-18% national price drop over the next 18 months, CMHC also hinted at some changes to how mortgages are being insured which could mean tougher qualifying for buyers.  This could take a number of forms and they even suggested they might do away with the 5% down insured mortgage, which would seriously impact the first time home buyer market and as this account for something like 30 or 35% of sales, this could really hurt the market.  If the supply of new first time buyers dried up, how can those who wish to move up to a larger home to so, if there are fewer buyers for their existing home.  This bears close scrutiny in the months to come.

Golf Analogy:  “hit the ball where it lies”
The best way to tackle this market is not to have too many pre-conceived notions about how the market should be functioning but rather playing to the market conditions.  Just because some headlines are blurting doom and gloom, doesn’t mean those are correct, so play your shot according to the conditions you see at the time of sale or purchase and your Realtor is your best caddy for helping you make a good score!  If market indicators shift then one can adapt to the changing conditions.

To no one’s surprise, real estate activity dropped significantly in April as the world grappled with COVID-19.  While real estate and many related services were deemed “essential” in Ontario, only those with significant need to buy or sell were in the market in April.  Here are some highlights from recently released statistics:

April sales plunge 55%
While March sales had been strong, with skyrocketing prices in our inventory challenged sellers’ market, there were already indications that April would be a whole new ball game.  Showing Time® which is a 3^rd party software and services organization that our Board uses to schedule and manage property showings, reported an 81.1% drop in showing activity across Ontario between March 12^th and March 30^th.  Not surprisingly, this drop-off in showing activity was followed by unit sales in April which plunged 56% for residential properties and 51% for condos.

Average selling prices rise 6%+
The average residential selling price during April was up 6.8% to $521,694 and the average condo sold for $321,813. (up 6.3%)  If this seems to be a bit of a surprise, given the relative lack of overall sales, it can probably be explained by the level and prices of available supply.

New listings and total inventory still very low:
New listings also showed a dramatic decrease during April of 57.3% mirroring the lack of sales.  This can perhaps be considered a bit of a silver lining, as it keeps the diminished demand in some balance with supply.  One key statistic industry watchers consider is the sales to new listing ratio.  In April, this ratio was still a healthy 76% which normally would be indicative of a sellers’ market. So there are still a lot of serious buyers relative to the number of listings available. Month end listing inventory is 48% lower than a year ago.

Most military moves on hold:
An important activity in our spring market is the onset of military and other Federal government moves, corresponding with the new government fiscal year in April.  Only the most mission critical of these moves are happening and most have been delayed.  Though our Board is not able to keep stats on this portion of our market, from our analysis of April sales, it would appear that as much as 20% of our sales shortfall could be attributed to stalled government moves.  These may occur later or throughout the year but it will also have a negative effect on both May and June sales, as this is when most of these purchases and sales for those posted to or from Ottawa occur.

How will the rest of the spring play out?
May is typically the # 1 sales month and June is typically #2. (April is 3^rd)  Assuming a continuation of existing conditions, it is hard to see May sales surpass those recorded in March this year.

Will prices be dropping?
A lot of buyers may be thinking that prices are bound to drop and while they are certainly likely to plateau somewhat, history shows that there is little chance of a significant drop in overall average price levels. In the history of the Ottawa Real Estate Board, average selling prices over the course of a full year have only decreased 4 times (1961, 1962, 1995,1996) and the largest of those annual decreases was in 1961 at the height of the Cuban Missile Crisis. 

What is generally more likely to happen if the economic fallout from C-19 is extended, is that real estate just totally stagnates and few choose to either buy or sell.  This was the situation in the 1990’s which resulted in years of moribund sales activity, prices that weren’t advancing and a huge decline in the number of real estate agents.  Ottawa started the 1990’s with somewhere around 2,800 Board members and that number was down to 1,300 by the middle of the decade.  It actually took until 2009 before the Board reached that 2,800 membership number again.

The average selling price during the whole decade of the 1990’s only increased by a total of 8.9% over the decade or less than 1% per year.
It is true that prices tend to follow sales and inventory level trends and with sales and new listings falling in tandem, thus far there is price support, though sellers should not be overly aggressive with their price expectations.  Surprisingly, we are still seeing a fair number of multiple offer situations but far, far fewer than was the case prior to mid-March.

Buying and selling in the same market:
The good news-bad news about the market “pivot” (as the Board calls it) is that those who choose to both buy and sell right now, are doing so under the same market conditions. 

New construction:
Most builders are still actively completing homes that are under construction, though there are many delays in possession dates.  Builders have closed their sales centres and model homes but like Realtors are going to considerable lengths to accommodate buyers and sustain business by whatever means they can and we continue to see new lot releases and promotions.  No statistics available to gauge builder sales results but it would make sense that is somewhat similar to the resale market.

Gord McCormick, Broker of Record
Dawn Davey, Broker
Oasis Realty Brokerage
613-435-4692 oasisrealty@rogers.com

www.oasisrealtyottawa.com

As most will know, we have been experiencing a sellers' market for some time now, as demand far exceeds available supply and prices are being pushed up. (approx 9% for the year 2019 on average)  The table below really quantifies the problem, as it shows the number of actual properties listed at the end of January over the last 5 years.

Listing inventory: total residential and condo properties listed
End January        2020: 1,670  -41.7% vs 2019
                            2019:  2,866 
                            2018:  3,732
                            2017:  4,636
                            2016:  5,621  buyer’s market to start 2016 to balanced market by year end.
                            2015:  5,754  We were in a buyer’s market in 2015, hence this elevated level.

So while this makes selling generally easier...buying in this market is anything but.....

Gord McCormick of Oasis Realty helped us sell and buy our homes six years ago.  Our experience working with Gord, both as seller and buyer was great.  So when leaving Ottawa meant it was time to sell again our first choice for realtor was Gord McCormick.

Gord did not disappoint.  He gave generously of his time and in-depth knowledge as we prepared to sell.  Then he carried out a marketing strategy that was a perfect fit for the market.  Having received multiple offers, our home sold over list price with no conditions within the first week.  To have such a successful conclusion in such a short time was the best of all worlds.

Gord is a true professional that puts the best interests of his clients first.  He has a consultative style and is always tactful, never pushy and wise in counsel.  Combined with his most effective marketing strategies, you have a realtor that we can most heartily recommend.

Judy & Kerry

November 2019

Our lower fixed overhead and independent broker status has allowed us to help sellers optimize their selling costs, without giving up any service levels.

We say “optimize” because too often, sellers feel they must either brave the “for-sale-by-owner” challenges or pay a 5% Realtor a large chunk of their accrued equity to get their home sold.  We believe we offer a great middle of the road approach that may be “just right” for many sellers, especially those that are also buying. 

Here are some programs for suburban residential properties currently available: 

Full MLS® listing including buyer representative commission: 3.5% +HST

Buy and Sell with us and pay only 2.5 or 3% full service commission +HST

Exclusive (non MLS®) listing: 2.0% +HST

some conditions apply, not intended to solicit those with existing representation agreements.

You can do the math on what you would save by dealing with us compared to a 5% Realtor but our sellers routinely save $10,000-15,000 by working with us.  Oh yes, and we have been doing this for over 13 years now with hundreds of satisfied customers.

If you wish to see the level of support provided for our MLS® listings, you can click here and we are sure you will see that you get the same level of excellent Realtor support, you expect. https://www.oasisrealtyottawa.com/Sellers_What_we_do_for_you/page_2526954.html

Give us a call and we would be happy to schedule an introductory meeting to discuss your housing plans and to see if you feel there is a good fit for working with us.  You can also check us out further online via our social media sites and blog below.

Gord McCormick, Broker of Record
Principal Broker, Ottawa Real Estate Board
Dawn Davey, Broker
Oasis Realty Brokerage
513-435-4692  613-371-9691
oasisrealty@rogers.com
http://blog.oasisrealtyottawa.com/
www.facebook.com/oasisrealtyottawa
https://twitter.com/OasisrealtyOTT

Many sellers must be asking themselves this question after watching “ For Sale” signs go up and then get marked “ Sold”  in just a few days or seeing endless online posts about how fast a listing has sold and for over asking price.

Seller’s Market:
We are in a sellers’ market in Ottawa in 2018 and listing inventory is scarce, prices are rising and things are selling much more quickly than in a typical balanced market. (a balanced market is one where there are roughly equal numbers of buyers and sellers)

Agents earn their keep…but..
A sellers’ market brings different challenges and experienced Realtor expertise is still important in getting the marketing strategy right and managing the complexities of offer dates, bully offers and multiple offers to a successful result.  Clearly however, the marketing time and cost has to be lower, so shouldn’t the seller get a lower rate?  After all with average prices increasing (8% in March 2018) the Realtor is getting an automatic raise, since their remuneration is based on a % of the selling price?

Why not save $7,000-$14,000?
Our programs offer full MLS® service by two experienced brokers and most of our sellers will save the above commission and HST using our 3.7% or 3% commission programs. (not intended to solicit those with existing representation agreements)

Example provided is based on current residential average selling prices and savings will vary by property being sold.

Gord McCormick, Broker of Record
Dawn Davey, Broker
Oasis Realty Brokerage

613-435-4692  oasisrealty@rogers.com

For real estate news and information at one of Ottawa’s best liked facebook pages, check us out at: https://www.facebook.com/oasisrealtyottawa/