Grosvenor Ambleside Introduces 42 New Residences in West Vancouver

West Vancouver has always been known for its West Coast Modernism. For many years, this area has been attracting families who want to live in a village atmosphere that embraces the natural landscape in a waterfront community and shopping neighbourhood. Stretching along the gentle shores of the Pacific inlet of West Vancouver, facing south, Ambleside is a unique residential haven that boasts excellent schools, waterside parks, swimming beaches and waterfront homes along one of the most breathtaking shorelines Vancouver has to offer.

New to the neighbourhood is Grosvenor Ambleside, the latest condo development currently in preconstruction at 1300 Ambleside Lane in West Vancouver.

Grosvenor Ambleside (Phase 2)

Designed by Architect James Cheng, Grovernor Ambleside embraces West Coast modernism with two terraced buildings that step-back from two storeys at the sidewalk, to six and seven storeys at the centre.  The new homes will sit above shops, cafes and restaurants at the street level. A large pedestrian galleria, open at both ends, will sit between the two buildings  creating a 650 square  metre  plaza with direct pedestrian access from Marine Drive to Bellevue and open views to the waterfront.

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The final collection of 42 homes (phase 2) will continue to embrace the highest standards in West Coast design and waterfront living. The new development is very impressive with  amazing architectural, modern design and, of course, great views of West Vancouver’s waterfront and North Shore mountains.

The first building consists of 98 residences and the second building consists of 42 new residences. Two buildings will be connected to each other with glazed pedestrian galleria where people will be able to gather and enjoy music as well as artwork.

There is no doubt that buildings at Grosvenor Ambleside will provide their residents with the highest standards of living. The construction uses some of the most innovative technologies (developed by Millson) as well as locally sourced materials are used to for the two buildings.

Hundreds of West Coast residents helped Grovernor define the distinctive design through ‘ideas fairs’ and other public meetings with the architect and development team.

42 New Residences Coming Soon

Each of 42 new residences are uniquely designed and have both interior and outdoor living areas. Residences come with the most up-to-date facilities and offers fantastic views either on the ocean or on the mountains.

Grosvenor Ambleside
Grosvenor Ambleside

The first building at Grosvenor Ambleside has been very successful. The second building is expected to repeat its success. It’s important to point out that the first offerings were sold out very quickly, almost all residences of the first building are already sold. However, there is still a unique opportunity to buy a residence at Grosvenor Ambleside. The second and final building at Grosvenor Ambleside is under construction and the presentation center opening in early November.

Rare Opportunity to Own on West Vancouver’s Waterfront

17 new residences have unforgettable water views and 25 new residences have fantastic mountain views. The prices on new residences with water views start from $3,650,900 and the prices on new residences with mountain views start from $925,900.

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The previewing of the final building will begin in November 2016.  For more information about this development or other buildings in the area, please contact me at 604-612-6392.

How to Compete in Vancouver’s Multiple Offer Market

How do you compete in Vancouver’s Multiple Offer Market when buying a property.  Over the past six months we have seen a number of multiple offers, particularly for highly desirable properties in good locations.  Inventory is still very low and good properties at fair market value will typically bring multiple offers. You could be competing against 4-5 other buyers, and the situation can be stressful.

In general, the highest bid is likely to win, but not always. The reality is that when there are multiple offers, it is common that a few of them are very similar on offer price.

The best method of standing out in a multiple offer situation is by presenting yourself as the buyer the seller would like to do business with. Your real estate agent will present you and your offer in the best fashion possible to make you the buyer of choice.

Here are some ways that multiple offer situations are won.

How to Compete in Vancouver's Multiple Offer Market

Confidence in buyers’ ability to close

A really high offer is no good if the seller is worried about the buyer’s ability to actually close the deal. Apart from your offer price, a seller and their agent will look at factors like the size of your down payment, size of your deposit, closing date and motivations for moving. A buyer with a large down payment and a quick close that is clearly not dependent on the sale of another property will usually win, even if there is a bit more money on another offer.

Is your Realtor easy to work with?

Everyone wants a real estate agent who is working diligently for their buyer, working relentlessly for your best interests. In a bidding war, the line between persistence and bullying is a thin one, and you want an agent who is a “professional” and is easy to work with. The winning agent is typically a strong communicator who is persistent and attentive to detail. Listen to the seller’s needs and craft an offer that meets those needs.

Have Inspections done ahead of offer

Get your inspections done ahead of time. If a home sale is going to fail, it is probably because of the inspection results. An offer that has pre-inspected the home and waived the inspection contingency has a better chance of success because it’s removed a huge uncertainty. This is a costly strategy, as you need to spend at least $400-$500 on an inspection for a home you may not get, but it can pay off if the house is right.

Write a letter of Introduction

Sellers often have huge emotional ties to a home, especially if they have been there for a long time and raised a family there. Put a face behind your offer with photos and a personal letter telling why you love the house. You never know what little personal detail can make them feel better about you as a buyer.

Multiple offer situations

Being the Buyer of Choice

Skip the escalation clause and just make your highest and best offer; buyers sometimes use escalation clauses, it allows you to raise your bid in increments to beat the next best offer, without having to potentially overpay. However, stacked against a straight-up offer for a similar price, the offer with an escalation clause almost always loses. If you have one offer for $500 k against another offer that starts at $490 k and escalates to $500 k, the net result to the seller is the same. Sellers almost always pick the offer without the escalation because that buyer shows they “want it more.”

Other Tips on How to Compete in Vancouver’s Multiple Offer Market

1) Submit your offer with a current pre-approval letter, including the mortgage brokers contact information.

2) Place a deposit with the agent’s brokerage before to submitting the offer; proof of the deposit should be presented with the offer.

3) “As-is” with right to inspect offers will usually get more attention from the seller.

4) Submit proof of funds to close with your offer. Cash and financed offers require funds for closing – remove all doubt about your offer.

Don’t get wrapped up in the competition and set your own limits on what you are willing to pay for a home. There will always be other homes to buy. At the same time, focus on the big picture. If the home is right for you and your needs, step up and take the extra steps to try to get it. An experienced agent who has been in these competitive situations is an invaluable resource to coach you through the process and maximize your chance of success.

http://www.petercoppard.com/marketing

 

CBx : Selling your Vancouver home has never been smarter

CBx : Selling your Vancouver home has never been smarter

Coldwell Banker’s sales associates now have access to an exciting new iPad application – CBx . This exclusive marketing tool is now available in Canada.  This innovative app will enhance the listing experience and give sellers a better understanding of their neighbourhood market & potential buyer profiles.

The new iPad application, CBx, pulls a variety of market data from public and private sources about a community to inform the seller who the home buyer may be, and where they may come from. Powered with the insights from this big data, sales associates can utilize the application to not only help sellers price their home more precisely, but identify potential buyers and intelligently craft a strategy to target them.

The home buyer profiles and market data provided by CBx take our listing presentations to the next level by showing sellers something they haven’t seen from other sales associates. No other real estate company has a tool like CBx.

CBx is interactive and easy for agents to use with custom features, heat maps, and a tool that allows agents to modify a search based on neighbourhood details and amenities. Through this application, we can identify the type of buyer most likely to come into the neighbourhood, the estimated value of the home, and the demographic makeup of who is most likely to purchase the home.

Cbx moves technology beyond the website and uses it to create a better experience for the customer.  This is another step in how technology is reshaping the way people buy their next home.

Contact me to learn more about how this technology makes selling your home easier and better!

Coldwell Banker’s innovative app is empowering their agents & in turn, helping sellers & buyers.

 

 

 

 

 

 

Smart Technologies for Your Home

Smart Technologies for Your Vancouver Home

From automatic temperature control to remote electronic locks, Smart Home Technology is changing the way we interact with our homes. Smart home technology is growing and catching on like wildfire. Solar power, battery powered homes, smart systems are all around us. More and more homeowners are investigating new systems that save money in the long run and improve quality of life.

Even though the initial investment may be high, as more and more buyers invest in smart home technologies, prices will gradually drop as improved technologies grow. The question is when to get into the market. If you’re curious, want to support progressiveness and save money in the long run, investing in a home with smart technology is a good way to get on board. But no matter the age of the home, many technologies can be imported successfully. Here are some great cutting edge products that you may find when looking for a new home or adding in once you’ve purchased.

Belkin Electrical Switch

Research shows that there is a small electricity drain when an item is plugged into an electrical outlet. Or perhaps you’ve left the iron on one too many times and want to be sure your home is safe. This technology lets you turn off items from anywhere through your Wifi phone app. Or you could set it to turn off once it hits a set cost for the day.

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Belkin Electricity Switch- Smart Technology for Your Home

Hydrao Smart Shower Head

Did you know that a ten minute shower can use up to 50 gallons of water? This reasonably priced water powered shower head has three colour indicators to let you know how much water you’ve used. It connects through Bluetooth to your phone to show you a dashboard of water usage tools so you can stay on top of shower water consumption.

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Hydrao Smart Shower Head- Smart Technology for Your Home

Samsung Family Hub Refrigerator

This smart fridge has three useful tools. First are the three interior cameras that let you look inside when you’re at the grocery store or buying food, using your mobile device. Second, post your family’s calendars, notes and photos directly onto the fridge from your mobile device. Thirdly, you can stream music and video content from your Samsung TV through it.

Samsung Family Hub Refrigerator
Samsung Family Hub Refrigerator- Smart Technology for Your Home

Honeywell Voice Thermostat

Voice controlled tools are hitting the market full speed. Honeywell has created a voice controlled Wifi smart thermostat. You can also adjust the temperature while you’re on your way home using your mobile device.

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Honeywell Voice Thermostat – Smart Technology for Your Home

iT Bed by Sleep Number

Getting a better sleep means your body rests well and self-repairs at a deeper level which is good for your longevity, overall health and mental state. The accompanying app makes suggestions for better health, tracks your heart rate, breathing and movement while you sleep so you know what to adjust. This bed also has adjustable comfort levels and temperature controls. It quantifies and qualifies your sleep so you can make improvements.

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iT Bed by Sleep Number- Smart Technology for Your Home

As a future minded Realtor, I love learning about smart home technologies. If you’re interested in buying a home with these new innovations or selling your home that has some, contact me to discuss how we can find the right home for you or to market your home to highlight these fine, futuristic assets.

For more smart home technologies check out this video:

video Smart Technology for Your Home
LXTV Open House: How to Make Your Home Smart for $1000 more smart home devices

 

 

 

 

 

 

How Days On Market Affect Home Sales

Why Days On Market Matters

How Days On Market (DOM) Affect Home Sales

Days On Market can affect the home sale and indicate an incorrect List Price at the outset. While we are seeing many properties sell in days at, or above asking, there are as many properties that do not sell.  Home owners are advised to think carefully when evaluating their Listing Price.

 

Set The Right List Price 

Although it can be tempting to “test the market” by setting a high asking price, it is not the most effective strategy, especially in a hot market like Vancouver. Potential buyers are far more likely to shop for homes that are priced reasonably in relation to the “comps,” homes of similar size, age and amenities in the same or a similar neighbourhood.

Don’t forget that most sales begin online; potential buyers can, with a simple click, navigate away from a specific listing in favour of another that has a more realistic price, more appealing photographs or a more complete description. You want to generate showings in order to prompt offers.

Statistics reflect an increase in sales prices over the last several months, but you have to also consider “Sold” numbers for the past year in relation to “Days on Market” to determine your initial listing price. Additional information to have in your arsenal is the relationship between listing price and selling price, and complete details on current listings.

Setting a listing price is not an exact science, but by arming yourself with the facts, you can make an informed decision and increase your odds for a timely sale.

How Days On Market Affect the Home Sale.

Some Results of Over – Pricing 

Here are just six of the disappointments you’ll find with an overpriced house:

  • A buyers’ response to your listing will probably be slow, since they most likely recognize overpricing. Remember, people buy by comparing like homes, and if they are working with a buyer’s agent, the agent is giving them recent statistics.
  • Buyers who are interested may be the wrong ones because they’re looking for a home priced the same as yours – but with MORE features.   You’ll be missing the buyers who could and/or would buy your house.
  • Your overpriced home will help buyers make a decision on other homes that are priced fairly. You’ll be the homeowner that sells your neighbour’s home.
  • Very few buyers will even make an offer on an overpriced home. Even in a seller’s market like we see today [low inventory with healthy demand] buyer’s are sensitive to over paying.
  • After your house has been on the market for several months, buyers will notice the number of days on market and may assume there is something wrong with your house.  After a house becomes “stale” in the psychology of buyers’ thinking, the seller will most likely end up lowering the price to a point less than they could have gotten if they’d priced the home correctly when first listed.  This is called chasing the market down.
  • If you do find a buyer at your price, the appraisal still has to work; the house has to appraise for the contracted price, or the mortgage lender will not lend the money to the buyer. The contract will have to be re-negotiated to make the deal work.
  • What can you do to solve the pricing issue?  Work with an experienced real estate agent who knows the market in your neighbourhood.  Your agent will provide you with a valuable CMA based on what similar homes have sold for in the recent 3 to 6 months, depending on the dynamics in your market. Take advantage of the research and advice your real estate agent can offer, and you’ll be sure to avoid the pitfalls of an overpriced home.

Days On Market (DOM)

Days on Market is a common statistic found on the Multiple Listing Systems (MLS) and basically tracks how long a home has actually been on the market for sale. Many MLS also keep track of Cumulative Days On Market (CDOM) which is the total days on market a home has been up for sale, that time includes the time on the market with a different agent also in the case where the home was temporarily withdrawn and then put back on the market for whatever reason. Depending on local MLS rules the CDOM number can reset back to zero if the home has been off of the market for 30 days or some other passage of time set by the local MLS Board.

Why Days On Market Matter

The number of Days On Market can affect the sale of your home. DOM provide sellers, buyers and real estate agents an idea of how well a home is being received while it is available for sale. Many issues can affect how long a home sits on the market and therefore the DOM number provides a good measure of how the home is being received.

Ideally the time for a home to get an offer is within the first 30-60 days of being on the market. If the home is on the market for longer than 60 days with no offers the seller and the real estate agent should be revisiting a number of things in order to determine why no offer has come in. The longer a home sits on the market without an offer causes buyers to question if there is something wrong with the home that is causing it not to sell and as a result some buyers may not even consider a home with a longer than normal time on market. This negative perception from buyers can force the sellers to reduce price much faster and steeper than if the marketing and pricing were done properly during the first 30-60 days of the home listing.

Why Days On Market Matters
real estate pricing pyramid

Cumulative Days On Market Affect Home Sales.

The CDOM term is mentioned above because sometimes real estate agents may try and game the system by cancelling a listing and then creating a brand new listing a few days later in order to reset the DOM count. While the DOM count is reset upon re-listing an MLS which keeps track of CDOM will not fool anyone since the CDOM number will be reported right alongside the DOM number. If an agent suggests to you that cancelling and re-listing will make it look like your home is new on the market you should begin to question further the agents strategies for getting your home sold.

Now if the home has been pulled off of the market due to some legitimate reason like having to address some emergency repair that pops up while the home is on sale the CDOM is also not reset. There may be perception problems as well with that situation but any experienced agent will know how to get ahead of this problem by properly communicating the fact that the home needed some repair and now is back on the market and even may be better than before with the repairs.

Other Reasons Homes Have Long Days On Market

Another reason why a home may be on the market longer than 60 days is poor marketing. Listing your home on a couple of real estate websites is not enough. You should look at the quality of the photographs for your home, how is your home staged, have you de-cluttered and depersonalized. Marketing is more than just getting the word out there that you have a home for sale.

The amount of time a home spends on the market is looked at by buyers and real estate agents and may even be used as a reason not to consider a home. By pricing your home right and marketing it properly you should expect to have plenty of buyers and an offer in hand within the first 30-60 days of being on the market. If your home has not sold and is starting to spend too much time on the market it may be time to step back and reevaluate your home price and marketing plan.

Why Days On Market Matters How Days On Market Affect the Home Sale.
Why Days On Market Matters

http://www.petercoppard.com/marketing

 

 

Heritage Lofts in Gastown, Crosstown & Yaletown

Heritage Loft Conversion in Yaletown

Gastown is a well-loved centre of activity in the downtown core with over a century of history that goes back to the early days of settlement in Vancouver. The city’s oldest neighbourhood shows remarkably preserved evidence of the essence and inception of Vancouver’s prolific urban revolution.

Bordering the train tracks that established this area and beyond, the magnificent Burrard Inlet and mountain-scape, Gastown is a unique residential and retail area spanning a handful of blocks East to Main and West to magnificent Canada Place into the new eye-catching architecture that pulls you into the modern world. Find a hub of unique eateries and dining experiences from pubs to elite lounges as well as street side food trucks and seaside restaurants with expansive mountain and ocean views.

Water Street in Gastown
Water Street in Gastown

Close to everything and within walking distance of most of downtown, feel the pulse of the city right outside your door. Partake in the bustling evening energy as Gastown fills up for fun, lively entertainment and stylish dance clubs.

Gastown at dusk
Gastown at dusk

Inhale the fresh sea air and hear the melodic sounds of seagulls from your windows, while all your needs are met in a fashionable way just by walking down the street. Cozy but elegant floor plans allow for breathtaking views reverberating the heightened energy of the city.

Here, heritage loft conversions feature some of the most unique architectural elements of downtown living.  Clustered primarily along Water Street, Powell Street and Alexander Street in Gastown, Beatty Street in Crosstown, and Mainland and Hamilton Streets in Yaletown.

Lofts often include refurbished detailed brick facades, wood casement windows, carved sandstone capitols, original maple hardwood floors, exposed brick and concrete, high 8’9″ and 11′ ceiling heights, honed granite and stone counters,  all these items make up one of my personal favourite real estate products.  But you don’t have to occupy to benefit from these fabulous living spaces & neighbourhoods.

Beatty Street in Crosstown
Beatty Street in Crosstown

Lofts provide a sound investment for discerning investors with the potential to readily achieve positive cash flow with superior rental income and asset appreciation.  Buyers have to be very sharp to capture the most attractive listings as many of the desirable units sell in a matter of days and more often than not – over the asking price.

Yaletown
Yaletown Heritage lofts

Typical rental rates are < $3 per square foot with a slight premium for furnished suites, parking, communal amenities or some utilities. Buying costs can run anywhere in the region of $625 per sf to around $800 per sf.  After factoring in your purchase price, strata fees, insurance, property taxes & a few minor maintenance repairs – there are still opportunities to generate positive cash flow – especially with a larger down payment to reduce mortgage costs. Many of the heritage conversions were completed in the last 10-12 years and are managed well by progressive strata companies.

Recent Sales:

1) Loft on Powell Street sold in October for $26,000 over asking after just 8 days on the market.

Powell Street loft just sold
Powell Street loft just sold

2) Beatty Street loft sold in September after one day on the market $7,100 over asking.

Beatty Street loft just sold
Beatty Street loft just sold

Recent Leases;

1) Beatty Loft leased in October at approximately $3.25 per square foot includes furniture with no parking and no utilities.

Beaaty Loft just Leased
Beatty Loft just Leased

2) Gastown loft leased this week at just below $3.00 per square foot – no parking or utilities.

Water street loft leased this week
Water street loft leased this week

 

 

 

 

 

 

 

 

 

 

 

If you are interested in learning more about current loft listings in Gastown, Crosstown or Yaletown – either for living or investment – give me call at 604 612 6392

 

 

 

 

 

The Big 3: How to Sell Your Vancouver Home for More

The Big 3: How to Sell Your Vancouver Home for More

What’s the secret to selling your home for the most money, the quickest sale, and the fewest problems? I call it the “Big 3”: three attributes that consistently enable sellers of Vancouver homes to get more return on the sale.

In my opinion, they’re ConditionAvailability, and Price.

Let’s take a look at each:

  1. Condition: Get Your Home in Tip-Top Shape

This one might sound like a no-brainer to most, but you’d be surprised how often the condition of the listing is overlooked. Of course you might want a fresh paint job, to make a good first impression on the prospective home buyer who initially sees your home while driving by or in an online photo. But when I talk about “condition,” I’m talking about more than just a fresh coat of paint and new flowers in the front yard, or even having the home cleaned. To get your home in prime selling condition, the house needs to have been gone over from roof and gutters to floor (or basement, if you have one).

Think about all those items on your “to-do” list that you’ve been putting off for a while. I’ll bet a few of them have to do with simple home repairs. Try to walk into your home with fresh eyes (and nose!) and ask: “How would someone else see and smell my house?” A good real estate professional will be able to help guide you, and even provide you with checklists, to help you through this process.

  1. Availability: Be Flexible

A good way to help ensure that your home fetches a good price is to maximize its availability to be shown. This can be a challenge: Everyone’s busy these days, and if you’re still occupying the home while trying to sell it, things can get especially hectic. Trying to keep the house “showing ready” can be difficult — especially if you have pets. Unfortunately, if buyers can’t get in to see your home, it’s unlikely they’ll make an offer or even try to schedule another showing.

  1. Price: Pricing It Right = Selling It Faster and for More Money

Remember, this is your home. Based on the information provided by your real estate agent, you’ll need to determine a compelling market position for your home. Your agent should show you a range of prices being paid for similar homes in your area. Ask not only for a comparative market analysis (CMA), but also a list of comparable active, pending, and sold properties. This will tell you what buyers have purchased for, the price at which they made an offer, and lastly, how your home will measure up to the competition. Knowing the value of your home is important, a quick market analysis of your property value might help get you started. Keep in mind nothing takes the place of an experienced agent evaluating your home to specifically identify what would be defined by the appraiser and buyers as comparable. The biggest secret to getting the most money and the quickest sale with the fewest problems is to price-position your home properly from the start.

There are many things you can do to help get your home sold quickly. Check out my  Marketing Plan for more valuable information and tips!