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Edmonton's Advanced Marketing REALTORS®

The Edmonton Real Estate Blog, Market Information, Advise & Opinion

 

Griesbach demonstrates urban design success at many levels, creating a new community unlike anything else in suburban Edmonton. It raises the bar for quality of the public realm in Edmonton.

 

Redevelopment of the 620-acre former Canadian Forces army base, designed for 13,000 people, is about 25% built and will be completed over the next 10 years. Given its context, it is primarily residential, but includes a village centre and transit-oriented mixed-use centre. The builders are upper scale including Homes by Avi, Dream Homes by Krisner, Landmark Classic & Legacy Homes and Coventry Homes.

 

Tree-lined roadways focus on a central man-made hill. Paths integrated into the overall green system and adjacent neighborhoods accompany a waterway system. This design, combined with traffic calming, heritage interpretation, and the dispersal of parks makes it very people-friendly.The neighborhood names program is based on regimental history, peacekeepers, famous battles, war heroes, military nurses, and Victoria Cross winners.


Griesbach’s guidelines promote diversity, with an eclectic mix of housing forms and styles from garage suites to apartments; homes for families, seniors, and a veterans’ centre. Subdivisions have been designed around existing housing; some were relocated on new foundations. Right in the community is the Major General Griesbach Elementary School from Kindergarten to Grade 9.

Saving and relocating existing vegetation creates the feel of an established community; plans are to integrate evergreen rows into ‘green streets.

 

Various design elements pay homage to the Griesbach neighborhood military heritage. William Griesbach, Edmonton’s second mayor, First World War hero, MP and Senator, is honored with an equestrian statue. A pedestrian crossing of Patricia Lake replicates a Bailey Bridge, a prefabricated bridge used by combat engineers.

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Is Your Home Worth What You Think?

 When determining the value of your home, there are two main ways. Comparative Market AnalysisA (CMA) or an appraisal.


A written justification of the price for a property, primarily based on an analysis of comparable sales of similar homes nearby normally completed by an independant third party through a bank or financial institution. When an appraisal is lower than the agreed upon price of a property and it is a CHMC mortgage, the bank or financial institution may not agree to forward funds to complete a sale, there for real estate negotiations begin again.

A Comparative market analysis or home evaluation is an examination of prices at which similar properties in the same area recently sold, properties currently on the market and properties with offers on them (pending offers). Real estate agents perform a comparative market analysis for their clients to help them determine a list price when selling a home or a price to offer when buying a home.

 

The true value of a home is the value of what a seller wants, what a buyer is willing to pay and of course what the bank thinks!

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Knowing the perfect time to reduce the price of your home?

 

In Edmonton's current real estate market, it's not unusual for sellers to point fingers at the agents and agents to point fingers at seller's unrealistic expectations for a price. It's a catch 22 situation. Sellers say, "Why don't do you do more to sell my house?" Price reductions, price improvements, price adjustments, it doesn't matter what you call it, no seller wants to hear about lowering  thier asking price.

 

Before you agree to reduce the price of your home, ask yourself these questions

    How many hits has your listing received in MLS?
    Do the marketing comments sell the benefits or features?
    How does the house show online; are there a lot of beautiful pictures?
    Is your signage in a prominent location, contain several phone numbers, plus a Web site?
    Do you have a virtual tour published?
    What kind of feedback have you received from agents and buyers?
    Are you offering enough compensation to selling agents?
    Have you had showings and how many?

    How many offers have you recieved?

    How many of your nieghbors have reduced thier asking prices to stay competitive?

    Has your home been on the market longer than the average Days on Market (DOM)?

 

Purchasing a home today in Edmonton's current real estate market is great. Low interest rates and plenty of inventory to choose from and if you want to sell your home, it may be time for a price adjustment.

 

Need a new home pricing evaluation, contact us today. We can help.

 

 

 



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Edmonton Absorption Rates

The best way to know if Edmonton or any city  is in a buyers market or a sellers market is to determine the current absorption rate.

 

An absorption rate is the rate at which homes sell in a given area during a given time period. Absorption rate is calculated by dividing the number of sales in a given month by the number of available homes for sale. It is the inverse of months of supply.

For example, if there are 20 properties listed for sale in a certain area, and 2 properties sold over the last month, the absorption rate is 10/100=10%. Which means, assuming no other homes put on the market, it would take 10 months for buyers to purchase enough properties to absorb the real estate demand.

As a rule of thumb, an absorption rate of 20-25% or higher means that homes are selling quickly and the market favors sellers. Lower absorption rates mean that homes are not selling quickly and supply is much greater than demand, favoring buyers.

 

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Grab the kids and come out to Edmonton's corn maze only a few minutes west in Parkland county!

 

Are you up for a challenge full of gut decisions, clues and unexpected turns? From the air, the maze looks like a beautiful artistic pattern. On the ground, the Edmonton Corn Maze tests your sense of adventure and direction. The labyrinth of paths and corridors is cut into a 15 acre field of corn, and offers a series of clue cards for guidance along the way, with questions for all ages. Don't worry about taking your time to find your way out, getting lost is half the fun! For prices and location -click here

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Please visit our Open House at 11 Par CRT in Lacombe.
Open House on Saturday, October 7, 2017 1:00PM - 4:00PM no
This is an amazing home for a young family, located in the cities west end. As you enter this spacious home, you are greeted by the bright welcoming foyer and the pearly banister leading upstairs to the four spacious bedrooms. The lower level of this great property offers a second family room and a multi-function hobby room which can also be used as a home office. The main living area offers a massive white country style kitchen with high grade, soft cloud linoleum and newer appliances, second bath with stand up shower, formal dining and a grand living room with a brick wood burning fireplace and mantle - perfect for family Christmas. The best part of this 4 bed, 2 bath home is the incredibly private and colossal back yard with a hidden gate backing onto vast green space. Nearby amenities include schools, shopping, golf course.
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Please visit our Open House at 11 Par CRT in Lacombe.
OPEN HOUSE: Sunday October 1st 1:00 - 4:00p.m.
This is an amazing home for a young family, located in the cities west end. As you enter this spacious home, you are greeted by the bright welcoming foyer and the pearly banister leading upstairs to the four spacious bedrooms. The lower level of this great property offers a second family room and a multi-function hobby room which can also be used as a home office. The main living area offers a massive white country style kitchen with high grade, soft cloud linoleum and newer appliances, second bath with stand up shower, formal dining and a grand living room with a brick wood burning fireplace and mantle - perfect for family Christmas. The best part of this 4 bed, 2 bath home is the incredibly private and colossal back yard with a hidden gate backing onto vast green space. Nearby amenities include schools, shopping, golf course.
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We have listed a new property at 11 Par CRT in Lacombe.
This is an amazing home for a young family, located in the cities west end. As you enter this spacious home, you are greeted by the bright welcoming foyer and the pearly banister leading upstairs to the four spacious bedrooms. The lower level of this great property offers a second family room and a multi-function hobby room which can also be used as a home office. The main living area offers a massive white country style kitchen with high grade, soft cloud linoleum and newer appliances, second bath with stand up shower, formal dining and a grand living room with a brick wood burning fireplace and mantle - perfect for family Christmas. The best part of this 4 bed, 2 bath home is the incredibly private and colossal back yard with a hidden gate backing onto vast green space. Nearby amenities include schools, shopping, gulf course.
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Please visit our Open House at 304 10720 84 AVE in Edmonton.
Open House on Saturday, September 16, 2017 2:00PM - 4:00PM Great Investment property for U of A students. 3 Bedrooms! 2 Baths! 2 Parking Stalls! no
Rare find!!! Over a thousand square foot, renovated, top floor, 3 Bedroom condominium in sought after Garneau within walking distance of U of A, Whyte Avenue and the River valley. Upgrades include stainless steel appliances including overhead microwave, espresso kitchen cabinets with wine rack and granite counter tops, tile backsplash & beautiful dark hardwood flooring with contrasting ceramic tile. Large living room has sliding doors to south facing balcony which overlooks the front street & mature trees for a picturesque view. The huge master bedroom features it's own 2 piece bathroom and walk-in closet. The other two bedrooms are also a good size. Other features are in-suite laundry, 2 side-by-side energized parking stalls and a sizable storage room just outside the suite in the common hall. With a fantastic location and modern finishings, this home shows great and is priced right! Call Audrey at 780-910-5179 or Mike at 780-242-5229 or email us to view this home
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Please visit our Open House at 67 Birch DR in Gibbons.
Open House on Saturday, September 9, 2017 12:00PM - 4:00PM Same time as Gibbons wide garage sale. Come by and visit us, too .Water & light snacks
Modern Upgrades! At 1225 sq ft, this beautiful 3+1 bed, 1.5 bath, 2 storey home has so much to offer. Impressive kitchen features newer cabinets, decorative back splash, pantry, includes all appliances w/microwave hoodfan & big dining area. Large sized living room offers plenty of natural light. Convenient 2 piece washroom finishes this level. Master bedroom offers ceiling fan & closet with built-in shelving. Other 2 bedrooms are also a good size. Fully finished downstairs w/fourth bedroom & family room, both with laminate flooring. Laundry room includes washer & dryer, newer HWT & high efficiency furnace. Other upgrades are newer windows, decor switches/plugs & baseboards. Out back is private deck, fenced yard & firepit. Oversized heated single car garage plus RV parking. Just a short walk to neighbourhood playground & splash park. With a super quick possession, short drive to Edmonton & Fort Saskatchewan but has small town charm, this Gibbons family home should be ranked number 1 on your must see list! Call Audrey at 780-910-5179 or Mike at 780-242-5229 or email us to view this home
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We have listed a new property at 67 Birch DR in Gibbons.
Modern Upgrades! At 1225 sq ft, this beautiful 3+1 bed, 1.5 bath, 2 storey home has so much to offer. Impressive kitchen features newer cabinets, decorative back splash, pantry, includes all appliances w/microwave hoodfan & big dining area. Large sized living room offers plenty of natural light. Convenient 2 piece washroom finishes this level. Master bedroom offers ceiling fan & closet with built-in shelving. Other 2 bedrooms are also a good size. Fully finished downstairs w/fourth bedroom & family room, both with laminate flooring. Laundry room includes washer & dryer, newer HWT & high efficiency furnace. Other upgrades are newer windows, decor switches/plugs & baseboards. Out back is private deck, fenced yard & firepit. Oversized heated single car garage plus RV parking. Just a short walk to neighbourhood playground & splash park. With a super quick possession, short drive to Edmonton & Fort Saskatchewan but has small town charm, this Gibbons family home should be ranked number 1 on your must see list!
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We have listed a new property at 6406 178 ST in Edmonton.
West Edmonton Tanglewood end unit condominium in desirable Ormsby Place. This 2 bedroom home has plenty to offer including an open kitchen, dining area with patio doors to a covered balcony perfect for BBQ's, spacious family room for entertaining friends, plenty of storage space, a fully finished basement, newer windows, furnace and a parking stall only steps from unit. Tanglewood is a very well managed, pet friendly complex and offers plenty of visitor parking located across from the popular Callingwood Farmers Market and Shopping Center and walking distance to Jamie Platz Family Recreation Center, Public Library and the Twin Arenas.
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We have SOLD a another property in McKernan, University Area

Prime location in Mckernan, Edmonton walking distance to the University of Alberta! The moment you step into our foyer, from the cutest front veranda, you are greeted by a new generation of custom built properties. Every square inch of this split two-storey home was created ingeniously for simplicity and elegance including high ceilings, granite counters, built-in shelving, hardwood floors and central air. Dual stairwells from the main floor offer an added feature of a sound surround room, perfect for a music studio with quiet rock drywall for maximized sound proofing. Another perk includes a legal 2 bedroom suite, developed for residual income, with separate entrance, high ceilings, maple kitchen with breakfast bar, ensuite laundry, central vac, ample storage space and so much more. Built with uncompromising quality by Western Living Dream Homes and is simply stunning.
 
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Please visit our Open House at 13221 60 ST in Edmonton.
Open House on Sunday, August 13, 2017 2:00PM - 4:00PM no
A Perfect starter home! Just shy of 1000 square feet above grade plus a full basement, almost completed done. Upstairs offers 3 massive bedrooms, a white kitchen with newer appliances, renovated washroom and real hardwood in the main family room. Downstairs is awaiting the finishing touches with the option of 2 additional bedrooms or a second living room, man cave, playroom, office or exercise room. This home has upgraded windows throughout, newer furnace and shingles including soffits and fascia. More perks to this property include a detached garage and a brand new fence. Across the street is a beautiful park and playground- the perfect location for any young family. Close to the LRT, all your major shopping needs and easily accessible freeways.
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We have listed a new property at 4062 33A ST in Edmonton.
An inner city urban oasis featuring a tranquil waterfall, pond with koi fish, mature foliage and trees, private fenced off garden area, fire pit, flagstone walking paths and huge west facing covered deck overlooking a spectacular landscape. Indoors, both the upstairs and downstairs kitchens are bright, open and offer ample counter and cupboard space. This home has plenty of built in storage, a large foyer, a formal dining room, massive loft, 4 bedrooms, 4 bathrooms, wood burning and gas fireplaces, loft over looking the foyer, a completely finished basement, underground sprinklers, R.V. Parking with an 8 foot door and so much more. An amazing home with an amazing view!
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We have listed a new property at 265 Callingwood TWO in Edmonton.
LOCATION! LOCATION! LOCATION! This affordable unit complete with CARPORT is located directly across from the popular Callingwood Park. The kitchen is bright with all recently replaced, white appliances. On the top level there is a third bedroom, another bathroom & a massive storage area. The basement is finished with a great recreation room, laundry area, which includes 2 piece bathroom. Other upgrades include newer furnace, hot water tank, attic insulation and windows. The north facing yard is fully fenced, with a built in shed for extra storage. Minutes to Anthony Henday, Whitemud, West Edmonton Mall, YMCA, Swimming Pool, Dog Park, Elementary & High Schools and all amenities. This town house has a lot of privacy and great neighbourhood to live in and enjoy.
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We have sold another property in Rosslyn, Edmonton

Property Photo: 10507 134A AVE in EdmontonIncredible find! Inside and out, this bungalow has been extensively updated with energy saving renovations. The exterior has been water vapoured plus has extra insulation added to the exterior prior to the vinyl siding being added. The landscaping of this home has also had years of tender loving maintenance with privacy and offers a double garage with all new doors and window, cherry and Lilac trees, RV parking, storage shed, wood deck and matching pergolas. The exterior of the home has a newer kitchen with quartz counter tops, french doors, pantry, 2 full bathrooms, 4 bedrooms, solar blinds, closet organizers, newer windows, furnace, hot water tank and the list goes on. Located across from Scott Robinson Park, this is an amazingly meticulously clean bungalow and ready for a new family.  Find out how much houses in Rosslyn are currently selling for. Contact us today.
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We have listed a new property at 115 155 Edwards DR in Edmonton.
Terrific ground floor 2 bedroom unit. Perfect for pets lovers who want to be steps away from the "doggy retreat". Almost 900 square feet with an open layout- minimal hallways so all the space is utilized. Wonderful bright kitchen boasts a movable island and overlooks the Great room. Step out onto the patio to enjoy the warm summer nights and for the chef to Barbeque. Two very spacious bedrooms with ample closet space. The master bedroom features a full ensuite and the other bedroom has access to the 4 pc. bathroom right outside it's door. Storage/laundry room. Titled 2 car tandem stall with room for additional storage. Parking is secured heated underground and easily accessible to your suite (stall #194). Low condo fees includes heat, water and other amenities including a fully equipped exercise room. Lots of visitor parking. Easy access to the Airport, Anthony Henday, shopping (minutes to Edmonton South Common) and Restaurants.
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We have listed a new property at 417 10311 111 ST in Edmonton.
Welcome to Railtown, a highly sought-after condominium complex with a fantastic downtown location! This bright, top floor one bedroom plus den unit includes a titled underground parking and a large storage cage. The well laid-out floor plan includes a spacious living-dining room and an open kitchen with tons of cupboards and a great functional kitchen island. The spacious master bedroom offers a walk through closet and a 4 piece ensuite. The den is also a very good size, and easily serves as a home office or a guest room! This home also has a spacious in-suite laundry/storage area. The large west facing balcony features a perfectly retro downtown Edmonton view with a gas line hookup for summer Bar-b-ques. Building amenities include exercise room, social room, guest suite and loads of visitor parking. Condo fee includes heat and water. Fantastic location! Walking distance to City Centre, Grandin LRT Station, resterants, shopping, River Valley and MacEwan University is right across the street!
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Please visit our Open House at 11212 78 AVE in Edmonton.
Open House on Saturday, June 3, 2017 1:00PM - 4:00PM no
Welcome to our meticulously custom designed Western Living Dream home. This twenty-first century two-storey split has been constructed with uncompromising quality and is simply stunning. Every square inch of this home was created ingeniously for simplicity and elegance including high ceilings, granite counters, built-in shelving and hardwood floors. The basement offers a legal 2 bedroom suite, developed for residual income, with a separate entrance, high ceilings, maple kitchen with breakfast bar, ensuite laundry & central vac, bedrooms with ample storage space and more. There are 2 separate stairwells which lead to the upper floors. The first stairway to the main living area w/3 bedrooms and the second to a custom sound music room with quiet rock drywall for maximized sound proofing. This room is perfect for an office or could be converted into a 6th bedroom. Located in the heart of McKernan, walking distance to the University of Alberta, this home is a great real estate investment. Call Audrey at 780-910-5179 or Mike at 780-242-5229 or email us to view this home.
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