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GARBUTT + DUMAS REAL ESTATE TEAM
630 Fifth St
New Westminster, BC, V3M 2X9
604.805.3115
info@gdrealestate.ca




James Garbutt

Real Estate Photography & First Impressions – G+D Podcast

Listen to the Garbutt+Dumas Real Estate Podcast (bottom of page) to learn why Professional Real Estate Photography is so important when marketing your home!

Real Estate Photography & First Impressions 

It goes without saying that marketing homes well is a huge part of our job as realtors. And it begins with real estate photography.  As such, it’s paramount to ensure that any property for sale is well presented, whether that be on your website, social media, MLS (multiple listing service) or anywhere else on the web. That first impression is normally the difference between a potential buyer deciding to come for a viewing or not.

In the following post, we’ll share with you our views on the importance of real estate photographer, presentation and first impressions:

Helping You Get Ready For Real Estate Photography 

Our first point of order is to do a room-by-room walkthrough of your house to establish the “important rooms” that need to be photographed. 

It’s important to remember that there is a difference between getting ready for photos and preparing for viewings. The images don’t pick up on all imperfections, nor do we take photos of every room that a buyer would see if they walked through your house. Regardless, there are a few details you need to tend to first.

Declutter The “Important Rooms” For The Photoshoot

Before professional pictures can be taken, we recommend that you tidy up any clutter. Which may include removing family photos from the fireplace mantle, clearing the kitchen countertop, taking a toothbrush off the bathroom counter, or reshuffling any other household items to clear up the space for that perfect shot.

Little touches like that, provide a much improved first impression when someone is scrolling through pictures of a property online. A simple idea to keep in mind is trying to make your home look like a hotel. Not too plain, not too cluttered. It calls for just the right balance between the two. If in any doubt, our advice is to remember that less is more in general.

Stage Your Home (To Some Degree) For Real Estate Photography 

Putting a little bit of effort into staging your home for real estate pictures is good practice for two main reasons. Firstly it improves the appeal of your home, which could result in better offers from buyers. Secondly it can help to sell your property faster.

We always arrive for photoshoots equipped with staging items including plants, table settings and extra decor. We’re constantly thinking about how to best present your home. That could be adding a centerpiece with glassware and plates to a table that otherwise looks too plain without it.  It helps make a great first impression for buyers.

Take Professional Pictures

Today, professional property photography is almost a prerequisite compared to 5 years ago when there were still a lot of amateur photos. But the level of effort going into professional photos differs greatly across the board. Different agents have different approaches.

In our team specifically, we ensure that two or three members of the team attend client photoshoots. While the photographer is setting up for pictures, we are working behind the scenes moving furniture around to frame each shot so that it 

can be seen in its best possible light. 

We want to lure potential buyers through the door with great photos. The more buyers that see your home, the more offers you get, which often leads to a better outcome. 

The Importance of The Feature Shot

In most cases, you want to highlight the best features of the home early in the listing or order of photos. If possible the best photo should be the first featured shot. This can be different from property to property though. For condos, for example, it’s often going to be a kitchen/ living room shot. For detached properties, it’s common to have a curb appeal shot. If it’s a view property, it’s often going to be that view shot, and so on.

From there we like to ensure the listing has a natural flow of photos. We want that person who’s scrolling through the pictures online to feel as though they’re going through the home. We don’t want them to jump from the kitchen to the bedroom, to the dining room, back to another bedroom, and so on.  

Make Your Real Estate Pictures Remarkable 

The goal for every photoshoot is to make the property look as attractive as possible.  Be sure to declutter the rooms that will be photographed, stage your home where needed and seek a professional real estate photographer that is patient and cares about quality.  It could be the difference between a potential buyer scrolling past your listing or booking a showing to view it.

Listen to our podcast on Spotify and Itunes!

Why you should buy or list NOW!

Why List in February?

1) Less competition: Lower inventory could result in a better selling experience due to lack of available listings to existing buyers.
2) Test the market: If you don’t see a great offer early, spring and summer markets are typically strong and right around the corner.
3) Put yourself in a buying position: Selling early in the year puts you in a stronger buying position in the spring/summer when there is a better selection of listings. This would reduce your financial risk and put you in a more favourable offer position.

 

Why Buy in February?

1) Less buyers: snow and rain keeps buyers indoors, which could help you get a better deal on the home you love.
2) Potential deals: Winter weather, less buyers, lingering inventory from the fall can lead to buying opportunities.
3) Seasonality: Every year is different, but in a typical year winter is slower than spring and summer. Take advantage of the slow season before more buyers show up.

Last year we helped over 100 families move on to the next chapter of their lives, and we hope to help more this year! If you’re thinking of buying or selling, or just curious about what your home is worth, give us a call!

 

 

SOLD 220 Durham St. in 2 weeks with multiple offers!

Buyer confidence is back and the market is picking up! 

We are coming off a very interesting and abnormal year in Greater Vancouver Real Estate.  Last year started off very slow! In March the headlines read ‘Vancouver home sales hit 33 year low!’  However, as the year progressed, buyer activity increased. July was the turning point where sales started outperforming the previous year and we finished the year off very strong with home sales in December up 88% compared to 2019 and above the 10 year average. 

We expect a busy year ahead and a significant increase in single family home sales.  It’s early in the year, but so far we have experienced more multiple offers and quicker sales. 

What does this mean for your home?

Inventory is low to start the year and there are lots of buyers looking to make the jump from strata to single family in New Westminster! Our recent sale at 220 Durham St, at the end of January, received 4 offers in 2 weeks on market and sold full price subject free! 

Contact us to see what your home is worth today!

Spring 2019 Market Update

Surprise surprise… It’s slow. In terms of units sold, statistically the month of March was the slowest it’s been in 33 years! However, don’t let the media headlines fool you, it’s not that bad for all property types. It may be a ‘Buyers Market’, particularly for luxury homes, fixer uppers and land value, but many entry level homes, condos and desirable areas are experiencing more of a ‘Balanced Market’, we have even experienced a few bidding wars. Check out this video to learn more about our thoughts on the 2019 Spring Market.

 

 

 

 

FREE Real Estate Seminar – Buying & Selling in The Current Market

FREE REAL ESTATE SEMINAR!

Adam and Shawn are back hosting another Real Estate Seminar. This event will be held on April 4th at Old Crow Coffee Co in New West from 7:00-8:00 pm and we will have coffee/tea available for all attendees!

At this Seminar, we are going to be having a general open conversation where we can address any and all of your questions!

Eventually we will take you through a 5-10 minute presentation to show you the current state of the market for seller/buyers, but overall, we want to achieve an open discussion to make sure that you get all of your questions covered and have you leave with the knowledge/education that you came for.

This event is open to all types including those who’s next transaction will happen right away or in the future. This will be beneficial for both buyers and sellers and we will provide information on both condos and homes.

RSVP is required for the event so that we can plan accordingly. Send us a message on social media, an email to info@gdrealestate.ca, or sign up on eventbrite to let us know that you’re attending and who you’re bringing, and we’ll save you a spot!

Limited tickets available! SIGN UP HERE! 

Vancouver Real Estate Stats

VANCOUVER REAL ESTATE STATS – MARCH 2019

Vancouver, BC is one of the most beautiful places to live in Canada, but it comes at a high price. The average price for Vancouver Real Estate in 2019 is $1,019,600, which is 4.5% lower compared to 2018.

It is expensive to own a home in Vancouver, but it is also expensive to rent. The average 1 bedroom apartment price increased by 6.5% from 2018, which is the second highest rental price in Canada, right below Toronto.  Burnaby ‘s 1 bedroom rentals increased by 9.8%, which is the third highest in Canada.

Below is some more Vancouver real estate stats: 

Vancouver Real Estate Stats 2019

Shawn’s Deals of the Week (February 11 – 15)

Shawn’s Deals of the Week  (Feb 11 – 15)

Every week I will be posting 3-5 listings that I think are great investments for those who are looking to buy and hold, build, and move in. The neighbourhoods that I explore are:

  1. Vancouver West
  2. Vancouver East
  3. East burnaby
  4. South Burnaby
  5. North Burnaby
  6. New Westminster
  7. Surrey

Why are you doing this?

There are so many aspects to take in to account when finding the right investment property.  You want to look at location, price point, location of that exact property, the details of the home and any issues with the lot. Whether it’s sloped, at a high point on the block that allows for a view or whether it’s riddled with trees that make it near impossible to build on without going through a lengthy process with the city halls. I will try to narrow searches down for you to make the selection process easier.

Vancouver East – Fraserview East: 1891 E 56th Avenue

Price: $ 999,000
Lot Size: 6,108 (irregular)
House size:  1,739 Sq Ft.
Bedrooms: 5
Bathroom: 2
Year Built: 1950
Zoning: RS-1

 

 

 

 

 

Why I Chose it:

  • Great price
  • Great lot size
  • Fair location: close to all amenities, set back from Argyle by a boulevard
  • Living space includes a suite to help with the mortgage

Vancouver East – Killarney: 6549 Lancaster Street

Price: $ 1,280,000
Lot Size: 30.02 x 143.08 (4,295.26 Sq. Ft.)
House size:  1,892 Sq Ft.
Bedrooms: 4
Bathrooms: 2
Year Built: 1971
Zoning: RS-1

 

 

 

Why I Chose it:

  • Price has recently been reduced
  • Has a basement suite
  • Great neighbourhood
  • Quiet Street
  • Shopping nearby

Burnaby – East: 7844 15th Avenue 


Price:
$ 1,588,000
Lot:
50 x 120 (6,000 Sq. Ft.)
House size:  2,800 Sq Ft.
Bedrooms: 5
Bathroom: 5
Year Built: 2005
Zoning: R5

 

 

 

Why I Chose it:

  • Location – Close to elementary school, high way access and shopping
  • Turn key home
  • Has 2 suites (mortgage helper)

New Westminster – West End : 1215 Nanaimo Street

Shawns Deals of The Week
Price:
$ 988,00
Lot: 33 x 123 (4,059 Sq Ft.)
House size:  2,417 Sq Ft.
Bedrooms: 5
Bathroom: 2
Year Built: 1912
Zoning: RT-1A

 

 

 

Why I Chose it:

  • Zone RT-1A potential for a duplex
  • Good price point
  • Great renovations
  • Close to all amenities on 12th Street

New Westminster – Connaught Heights: 2211 Seventh Avenue  


Price:
$ 1,375,000
Lost Size: 49.90×120 (5,988 Sq. Ft.)
House size:  2,216 Sq Ft.
Bedrooms: 3
Bathroom: 1
Year Built: 1955
Zoning: NR-1

 

 

Why I Chose it:

  • Location, location, location – on the same block as 22nd Street Skytrain Station
  • Future potential
  • Home may need some work
  • Advice: This is a great property if you have the ability to invest at this price point.

Please contact us directly for your investment needs. We tailor our services to best suit your needs.

Shawn’s Deals of the Week (February 4 – 8)

Shawn’s Deals of the Week  (Feb 4 – 8)

Every week I will be posting 3-5 listings that I think are great investments for those who are looking to buy and hold, build, and move in. The neighbourhoods that I explore are:

  1. Vancouver West
  2. Vancouver East
  3. East burnaby
  4. South Burnaby
  5. North Burnaby
  6. New Westminster
  7. Surrey

Why are you doing this?

There are so many aspects to take in to account when finding the right investment property.  You want to look at location, price point, location of that exact property, the details of the home and any issues with the lot. Whether it’s sloped, at a high point on the block that allows for a view or whether it’s riddled with trees that make it near impossible to build on without going through a lengthy process with the city halls. I will try to narrow searches down for you to make the selection process easier.

New Westminster – Uptown: #23 230 Tenth Street

Shawns Deals of The Week

Price: $ 699,999
Maintenance Fees: $466.32
House size:  1,455 Sq Ft.
Bedrooms: 2
Bathroom: 3
Year Built: 2000
Zoning: RES

 

 

 

 

Why I Chose it:

  • Great price
  • Good location: close to all amenities
  • Large living space

New Westminster – The Heights: 919 Chestnut Street

Shawns Deals of The Week

Price: $ 1,139,900
Lot Size: 50 x 120 (6,000 Sq. Ft.)
House size:  2,468 Sq Ft.
Bedrooms: 4
Bathrooms: 2
Year Built: 1949
Zoning: RS-1

 

 

 

Why I Chose it:

  • Great potential for a basement suite
  • Great neighbourhood
  • Quiet Street
  • Shopping nearby
  • Quick access to the highway

Burnaby – East: 7760 18th Avenue 

Shawns Deals of The Week
Price:
$ 1,350,000
Lot: 50
 x 120 (6,000 Sq. Ft.)
House size:  1,962 Sq Ft.
Bedrooms: 3
Bathroom: 2
Year Built: 1938
Zoning: RS

 

 

 

 

 

 

Why I Chose it:

  • Location – Close to elementary school, high way access and shopping
  • Homes in this neighbourhood are newer
  • Area is set for redevelopment
  • Home needs work
  • Is currently rented for a good price

New Westminster – Queens Park: 321 Second Street

Shawns Deals of The Week
Price:
$ 1,278,888
Lot: 33 x 120 (3,960 Sq Ft.)
House size:  2,529 Sq Ft.
Bedrooms: 4
Bathroom: 2
Year Built: 1946
Zoning: RS-1

 

 

 

Why I Chose it:

  • Prime location
  • Good price point
  • Great renovations
  • Close to Herbert Spencer Elementary School

Vancouver West – Downtown: #1708 1189 Howe Street 

Shawns Deals of The Week
Price:
$ 769,000
Maintenance Fees: $425.44
House size:  791 Sq Ft.
Bedrooms: 2
Bathroom: 2
Year Built: 1999
Zoning: HIRISE

 

 

 

 

Why I Chose it:

  • Location – In the heart of Downtown Vancouver
  • Price point
  • Size

Please contact us directly for your investment needs. We tailor our services to best suit your needs.

TO BUY FIRST OR SELL FIRST? THAT IS THE QUESTION…

TO BUY FIRST OR SELL FIRST? THAT IS THE QUESTION…

Many of our clients find themselves in the dilemma of buying first or selling first, and there is no universal answer. We hope this article will give you some clarity on the questions to ask yourself when the time comes for your next purchase or sale.

Let’s assume the seller will not consider a ‘subject to sale’ offer… because if they will, go this route and don’t read any further. The negatives of a ‘subject to sale’ offer is that you could get bumped by another buyer, and in many cases a ‘subject to sale’ offer reduces your negotiating power as you’re not a ready to go ‘cash buyer’. Note that not all ‘subject to sale’ clauses written the same. The wording is crucial, and there are rare situations where you get bumped from a purchase (by another buyer) and end up selling your place anyway… call us to avoid this!

To Buy or Sell first? The main items to consider are your personal risk tolerance, finances, the subject properties involved, and the market.

Here are a few questions to ask yourself:

1) What is your risk tolerance? Will you sleep at night if you buy a property before having sold your own? If you buy first (and need to sell), you have to take whatever the market will bring. Plan conservatively. Make sure the purchase is feasible with a lower than expect sale price of your current property (maybe 5-10% below market).

2) How are your finances? Are you stretching yourself to make this purchase? or can you afford to carry two properties? If you’re stretching yourself on the purchase and you require top dollar for the sale of your personal property, it may make sense to sell first so you know exactly how much you can afford. We don’t want you to lose your deposit by committing to a purchase that the banks won’t finance (more likely for up-sizers or first time ‘House’ buyers). However, if you’re downsizing and are financial able to support the carrying costs of owning two properties, than buy when the perfect property is available.

3) What are you buying? Is it rare? If you find yourself looking for a property that’s on a certain block, or maybe a penthouse condo, or waterfront property that rarely comes available, you may not have a choice but to buy first or lose the property. If the property type you’re looking for is readily available (or maybe you’re just not picky) and it’s just a matter of time before the next one comes up… it may be best to sell first and put yourself in a strong negotiating position.

4) What are you selling? Is it very desirable, or is difficult to sell? If you have a very desirable property that would sell quick, it may make sense to purchase first. Alternatively, if you have a fixer upper, luxury home or busy street home (anything with a negative or very limited buyer pool), it may make sense to sell first.

5) How is the market? Is it hot or cold? In the hot market we experienced in 2016 everything sold fast, and as a result our clients were often buying first. In a hot market, sales are more predictable and risks of buying first is much lower. If the market is cold, like we’re experiencing now (2019), it’s typically best to sell first unless you’re prepared to own two properties.

Buying First: PROS
– You know where you’re going and when your Completion date is.
– Less likely to move twice. The challenge is to sell your place and match up the dates.
Buying First: CONS
– More financial risk, and potential loss of deposit (if you’re unable to sell current property).

Selling First: PROS
– Less financial risk.
– You know exactly how much you’re getting for your property, and will have a clear budget for your purchase.
Selling First: CONS
– You may not find a suitable place to buy right away. Be prepared to find temporary accommodation and move twice.

At the end of the day, every situation is different and needs to be evaluated on an individual basis. This is where we can help.’

Watch the video below and subscribe to our Youtube channel for more VLOGS!

 

Buying & Selling Tenanted Properties

HOW TO BUY & SELL TENANTED PROPERTIES

James Garbutt & Denny Dumas talk about how to buy and sell a tenanted property and the rules to follow. Watch the video below and subscribe to our Youtube channel for more VLOGS!

 

Shawn’s Deals of the Week (January 21 – 25)

Shawn’s Deals of the Week  (Jan 21 – 25)

Every week I will be posting 3-5 listings that I think are great investments for those who are looking to buy and hold, build, and move in. The neighbourhoods that I explore are:

  1. Vancouver West
  2. Vancouver East
  3. East burnaby
  4. South Burnaby
  5. North Burnaby
  6. New Westminster
  7. Surrey

Why are you doing this?

There are so many aspects to take in to account when finding the right investment property.  You want to look at location, price point, location of that exact property, the details of the home and any issues with the lot. Whether it’s sloped, at a high point on the block that allows for a view or whether it’s riddled with trees that make it near impossible to build on without going through a lengthy process with the city halls. I will try to narrow searches down for you to make the selection process easier.

New Westminster – Uptown: #1208 – 608 Belmont Street

Shawn's Deals of the Week

Price: $ 699,999
Strata fee: TBA
House size:  903 Sq Ft.
Bedrooms: 2
Bathrooms: 2
Year Built: 2013
Zoning: C-3

 

 

 

 

Why I Chose it:

 The price point is fantastic for a 2 bed and 2 bath unit at the Viceroy in Uptown New Westminster. Units in this building are not often for sale, lucky for you, this is one of the best priced 2 bed units in the building. This will be coming to the market soon! Rental are allowed, pets allowed with restrictions, 1 parking and 1 storage unit are included.

New Westminster – West End: 1422 London Street 

Shawn's Deals of the Week
Price:
$ 1,198,000
Lot:
46.20 x 132 (6,098 Sq. Ft.)
House size:  2,076 Sq Ft.
Bedrooms: 3
Bathroom: 2
Year Built: 1943
Zoning: NR1

 

 

 

Why I Chose it:

  • Quiet location
  • Quick access to main roads
  • Close to all amenities, the skytrain, Lord Tweedsmuir Elementary
  • Great price

Burnaby – East: 7814 13th Avenue

Shawn's Deals of the Week

Price: $ 1,149,800
Lot: 50 x 154 (7,700 Sq Ft.)
House size:  1,995 Sq Ft.
Bedrooms: 4
Bathroom: 2
Year Built: 1964
Zoning: R5

 

 

 

 

Why I Chose it:

  • Great price
  • Good location: close to all amenities
  • Large size lot

Vancouver West – Kitsilano: 3636 W 11th Avenue

Shawn's Deals of the Week
Price:
$ 2,288,000
Lot: 33 x 122.06 (4,027.98 Sq Ft.)
House size:  2,399 Sq Ft.
Bedrooms: 5
Bathroom: 3
Year Built: 1973
Zoning: RS-5

 

 

 

 

Why I Chose it:

  • Prime location
  • Good price point
  • Great building lot
  • Many high rated school like Lord Byng are nearby

Vancouver West – Dunbar: 3675 W 24th Avenue 

Shawn's Deals of the Week
Price:
$ 2,300,000
Lot: 33 x 122.1 (4,029.30 Sq Ft.)
House size:  2,287 Sq Ft.
Bedrooms: 4
Bathroom: 3
Year Built: 1993
Zoning: RS-5

 

 

 

 

Why I Chose it:

  • Quiet location
  • Access to major spots: UBC, Spanish Banks, Jericho Beach
  • Newer home for the price point
Please contact us directly for your investment needs. We tailor our services to best suit your needs.