I have listed a new property at 74 101 FRASER ST in Port Moody.
"Corbeau" One of the best end units in the complex located beside Corbeau Park! This thoughtfully designed 2 bedroom and den home was built by highly revered Mosaic. This 3 level home has a beautiful open kitchen with a large centre islandthat doubles as a breakfast bar, quality stainless steel appliances & lots of cabinet space. A great space for entertaining. This home is surrounded by windows to let the sun pour in. Separate laundry room, spacious bedroom & master bedroom features an ensuite bathroom as well as an attached garage to store all of your toys. Prime location conveniently located and walking distance to West Coast Express, Newport Village, Rocky Point Park, schools, shopping & transit. Open House Sat May 4 2-4pm.
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I have listed a new property at 701 555 JERVIS ST in Vancouver.

Waterfront at Harbour Side Park! Fantastic spectacular views of Coal Harbour, Marina & North Shore! If it's time to upgrade your lifestyle look no further. This fully reno'd 2 bedroom and den is every bit as spectacular as its surroundings.Upgrades include new kitchen, bathrooms and hardwood floor throughout all wrapped up by a fantastic open layout that maximizes the view from every room. The 2nd bedroom has been opened up to increase the living space but can easily be converted back into a bedroom. Stanley Park, the sea wall, community centre, restaurants & marina all at your doorstep! Bonus 2 parking stalls, 2 storage lockers and your own bike locker. Open Houses Sat/Sun April 27/28 from 2-4pm.

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I have listed a new property at 208 774 GREAT NORTHERN WAY in Vancouver.
Have your cake and eat it too... modern finishes, insuite laundry, a GOOD building, plus AFFORDABILITY, in....Vancouver? YES. Completely reno'd open plan 1bdrm unit in solid, tried-and-true concrete building steps from the skytrain in Mt.Pleasant. Features include a great inside/outside feel from a huge balcony w/ treed and mountain outlook, quality laminate and tile flooring, very attractive island-style kitchen w/ granite counter, sleek cabinetry and stainless appliances, plus a large locker across the hall and one parking stall. Very well-maintained building with much pro-active work done including new boilers and common areas. 1st showings at Open House Sat April 27th from 2-4pm.
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In our market, if a buyer is to increase their chances of success, it's important that they familiarize themselves and gain some comfort with the concept of competing offers. A good property that is sharply priced in a market segment that is at least somewhat active is bound to get multiple offers. Buyers must ‘court' the seller more than ‘negotiate'. Success will be had by the buyer with the best combination of price and commitment. Emotional deterrence to competing offers can be costly; hopefully the below helps you create a frame of reference that helps to develop an objective approach! Buying a home can be emotional; the process itself is short, however, and the reward almost always very long-lived. 

 

PRICE

 

The first concept to embrace here is that there are three numbers to consider when writing any offer; list price, market value, and value to the buyer.

 

1) The List Price; this is an ‘invitation'. If there's lots of activity, it's clearly a good invitation and likely well (or under) priced. Once it's gotten you ‘in the door', it's best to largely ignore the list price, and any emotional deterrence you may have to ‘paying over list'. It was simply an effective part of the marketing strategy the realtor/seller used to bring the property to the right buyers.

 

2) Market Value; currently and recently, what are very similar properties selling for? From this data, you and your realtor can come up with a clear idea of current market value. From this information, and how it relates to the list price, one usually sees a correlation to the activity and how many offers are rumoured to be coming in.

 

a. EG #1; if market value is between $480,000 and $500,000, and the list price is $500,000 but there's still lots of activity and many offers coming in, the market is clearly ready to move the market value up; by how much is difficult to gauge (see next bullet for more on this).

 

b. EG #2; assuming same market value, but a list price of $475,000 and only two offers, it's reasonable to assume market value is holding fairly steady, and the seller is either motivated, under-priced, or intentionally trying to generate multiples. It may not even take over asking to ‘win' if the market itself is a little ‘flat'. The examples could go on, but hopefully the gist is clear.

 

3) Value to the Buyer; the most important number. There's more to competing offers than picking a price, but it's of course the most important part of the process. In most cases it's best to expect that there will be only one chance to ‘win', so you'll need to commit to a price that is equal to, or just a bit more than, what would be the top number you'd be willing to pay for the property were you not competing.

 

a. EG; market value is clearly $480,000 to $500,000, list price is $499,000, and there's 4 other offers. You love the property, are comfortable ‘pushing the market up', and could spend up to $550,000 from an affordability standpoint. At $520,000, you feel a bit pressured, but would kick yourself if someone else bought it for $521,000. So, perhaps $522,000 would be the number.

 

COMMITMENT

 

To be competitive in competing offers, one must consider commitment as well as price. ‘Commitment' refers to the conditions or subjects. These are usually financing, review of documentation, and inspection. When not competing, it's usually agreed by buyer and seller that the buyer will have about a week to satisfy these conditions, within which the buyer can walk away at any point. So, the seller is committed, but the buyer isn't for a week. When competing, a buyer's ability to shorten, omit a few, or even omit all conditions greatly strengthens their offer relative to others, as the seller will be concerned that should a buyer walk away during this conditional period, they will have trouble generating the same price again. These efforts to shorten/omit subjects usually involves hustle, and a good realtor experienced in these situations will help greatly in determining the maximum ‘commitment' you can safely and comfortably provide in the shortest time possible.

 

There are other tools that can aid in competing offers, but the above provides a good overview. The strongest a competing offer could be is one with the highest price, no conditions, dates left up to the seller, and deposit cheque in hand at time of offer. Buyers competing need to come as close to this ‘benchmark' as they comfortably can or are willing to in order to know they've given themselves their best chance at success. You and your realtors' job will be to find this point and take your best swing.  

 

Aftermath; if you win, you may feel you paid too much- it'll be important to remember you've ‘pushed your own market', most likely to your own benefit. If you are close to the best offer, you MAY get a second chance and be asked to pay a bit more or provide a bit more commitment. If you lose, especially by a small margin, it's common to kick yourself; this is why it's important to feel your taking your best shot when you initially submit the offer.

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I have listed a new property at 307 2525 4TH AVE W in Vancouver.

Bright, beautiful, updated, s. facing 1 bdrm unit in one of Kits's BEST buildings, the fully rainscreened Seagate. Not a corner unit, but feels like one, with the living room extending outwards and opening onto a sunny balcony. Very tasteful updates include matching granite in the open kitchen and in the bathroom, new stainless appliances, updated hardware, and modern light fixtures. In-floor H/W radiant heating and tons of natural light create a cozy feeling regardless of climate, there's tons of insuite storage, and the location is minutes from 4th Ave. shops, Kits Beach, UBC, and downtown. GREAT lifestyle opportunity, great value. Open Houses Sat April 20 from 2:30-4:30pm and Sun April 21 from 2-4pm.

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I have listed a new property at 707 550 PACIFIC ST in Vancouver.
Great layout with kitchen opening to living room & outdoor patio. Floor to ceiling windows to maximize cityscape view. Gourmet kitchen with Whirlpool S/S Appliances, granite countertop & GAS stove! Spacious office storage off the kitchen.This suite also features beautiful upgrade flooring throughout, security system and 1 secure parking. 1st class Resort-like amenities include: squash courts, indoor lap pool, sauna, jacuzzi, steam, fitness centre, billiards, 2 movie theatres, business centre and 24 hr Concierge service. Only steps to George Wainborn Park, Seawall, Marina, Beach, Granville Island, City's best shopping and finest dining! Live, work, play & experience the true urban lifestyle. Open Sat/Sun April 20/21 from 2-4pm.
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This is a GREAT question, and the answer is NO, it is not true.  The reported number in the media is actually based on research done by an entity at UBC, specifically on buildings in Coal Harbour only, which has a very high density of wealthy American and foreign ownership and is one of the most desirable city ‘pied-a-terre’ locations in Canada (or globally, for that matter).  It is entirely to be expected that a large percentage of these property owners will be out of the city or country at any particular time.  There are minimal stats and research to demonstrate accurately what the true overall ‘vacancy level’ is downtown.  The best research available points to roughly 7%, a number which for reference is within range of many other Canadian city cores.

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I have listed a new property at 205 2025 STEPHENS ST in Vancouver.
Great location at the corner of W.4th and Stephens. This northeast facing 1 bedroom and den offers fantastic value for Kits. Everything Kitsilano has to offer is at your fingertips. Lifestyle at its best. The suite features an open plan,hardwood floors,gas fireplace, insuite laundry, & lots of storage. Building is fully rainscreened for your peace of mind. A great investment for your first home or as an investment property. Rentals allowed and 1 parking and locker included. 1st showings at Open Houses Sat/Sun April 13/13 from 2-4pm. Visit realtors website for video and floorplan.
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I have listed a new property at 7935 BIRCH ST in Vancouver.
Great family home! This 4 bedroom 1910 character home features 3 bedrooms and a full bathroom up as well as a fantastic layout on the main floor. Updates include new paint and floorings throughout with a fantastic colour scheme thatenhances all of the homes character. The main floor featuring a large bedroom as well as dining room that opens out to a sunny West facing deck/yard. Below is an unfinished basement ready to be transformed to your needs. This home is located in a very central location on a quiet street, close to parks and amenities. All of this on a 33X121.8 foot lot. Tremendous value for this West Side home! 1st showings at Open Houses Sat/Sun April 13/14 from 2-4pm.
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Most home buyers ask their friends or family to recommend a trusted real estate agent to help them purchase a home. But what do you do when you are moving to another city and you do not have a trusted network to rely on? Rely on your local realtor to find a reputable real estate professional to help with the purchase. 

 

As real estate professionals, we have an extensive network of other agents in other cities, provinces and countries. We have attended seminars, workshops and networking events where we align ourselves with other professionals. Even if you are moving somewhere that your local agent doesn’t have an existing contact, we know what to look for, and the questions to ask realtors to ensure that you are in good hands on your home search.

 

Our goal is to empower you with the tools to make a decision that’s right for you. Next time you or someone you know is moving out of the city, rely on your current network to help you with that transition.

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I have listed a new property at 2847 16TH AVE W in Vancouver.

QUIET ? DUPLEX THAT FEELS LIKE A HOUSE IN ONE OF THE BEST CATCHEMENTS IN KITSILANO!Beautifully designed 3 bdrm up/2.5 bath home with 9'ceilings, crown mouldings, fresh designer paint, radiant in-floorheating, Brazilian cherry hardwood floors, granite counter tops & stainless steel appliances including a gas range.Phenomenal floor plan for families & entertaining with the kitchen open to the family room as well as to the private, fencedbackyard & the expansive living/dining area with a cozy gas fireplace. Tons of storage space in an easily accessiblecrawlspace as well as a single detached garage. All this in a great neighbourhood close to parks, schools, shops & restaurants!Open Houses Sat Apr 6 2-4pm and Sun Apr 7 1-3pm.

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I have listed a new property at 501 2120 2ND AVE W in Vancouver.
Behold STUNNING views of the "Kitsilano Riviera" and "Les Alps de North Shore" from your expansive private rooftop promenade perched on top of a gorgeous COMPLETELY renovated 1,100sf 2bdrm top-floor condo. Gorgeous, clean, well-craftedrenovations include: real wood flooring, granite counters, custom cabinetry, new doors, trim, and fixtures, new appliances including wshr/dryr, beautiful tilework. The condo itself faces south and has a large, bright balcony with a corkscrew staircase leading up to the office/den and spectacular deck with full views from UBC to Mt. Baker. Kits Beach is 3 blocks away, 4th is 2 blocks away. 1st showings at Open Houses Sat/Sun April 6/7 from 2-4pm. Visit realtors website for video and floorplan.
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