Is It Worth Renovating Your Home Before Selling?

As more inventory becomes available, many homeowners are asking what they should do to maximize the value of their home before selling.

James and Denny stress the importance of timing when it comes to listing and share their experience with renovation delays and finding a good contractor.

This episode will focus on the renovation types that will give you the best return, the surprising costs of renovations, the effects of increasing inventory, understanding what your buyer is looking for, and the high impact of new paint, flooring, and landscaping.

Watch and listen to the Garbutt+Dumas Real Estate Podcast below and follow us on SpotifyiTunes & YouTube.

Market Update Spring 2021: Is the Market Finally Slowing Down?

In the last 30 days, the G+D team has experienced an abrupt shift in the market as more properties become available after months of few listings.

James and Denny summarize what they have seen recently compared to the highly competitive, subject free and multiple offer situations they encountered at the beginning of the year.

This episode will focus on the difficulty of evaluating a property in this current market, the importance of setting a reasonable listing price as more properties go up for sale, the significant jump in single-family home sales in the last four months, and the debate on whether the government will introduce a new tax for homeowners.

Watch and listen to the Garbutt+Dumas Real Estate Podcast below and follow us on SpotifyiTunes & YouTube.

New Construction Opportunities in Vancouver

New construction in the Greater Vancouver Area offers great incentives and lower deposits for potential home buyers. Even so, how can you be sure that buying new construction is the best move for you?

James and Denny weigh in on the pros and cons of investing in pre-built homes and share past experiences with this type of property.

This episode will focus on the significance of a developer’s reputation when considering new construction, the benefits of a seven-day rescission period, the permitted size and layout changes during construction, paying 5% GST on top of the purchase price, and the 2-5-10 year warranty.

Watch and listen to the Garbutt+Dumas Real Estate Podcast below and follow us on SpotifyiTunes & YouTube.

Strategic Marketing for Success in Real Estate

When done correctly, marketing can play a significant role in capturing the attention of potential clients.

James and Denny break down the strategic marketing plan they use at G+D throughout the different seasons of real estate.

This episode will focus on how to build your name in the real estate business, the benefits of traditional marketing, flyers and door-knocking versus social media, and the snowball effect of building momentum early in the year.

Watch and listen to the Garbutt+Dumas Real Estate Podcast below and follow us on SpotifyiTunes & YouTube.

Three Important Questions to Ask Your Realtor Before Listing

When looking for a realtor, it is important to ensure that they are the right fit for your home and your family.

James and Denny share the three most valuable questions you should ask a realtor before listing your home:

1. How will you market my property?
2. How do you manage showings?
3. How will you handle multiple offers?

This episode will focus on maximizing exposure on social media, the importance of preparing and promoting advertising materials before listing a property, the advantage of allowing buyers to perform pre-inspections to promote confident offers, and the benefits of proactive communication between realtors during multiple offer situations.

Watch and listen to the Garbutt+Dumas Real Estate Podcast below and follow us on SpotifyiTunes & YouTube.

NOTES FROM THE EPISODE:

Single-family homes are hot right now, and some homeowners are thinking of selling their property to benefit from this trend. It is a great idea to hire a Realtor to help you with this significant decision; but, how can you be sure that they are the right one for you?

We have broken down the three most important questions to ask your Realtor before listing with them:

Question #1: HOW WILL YOU MARKET MY PROPERTY? 

Marketing is an important part of listing your home. This is especially the case in the current real estate climate when houses are selling relatively quickly.

Posting your home on MLS is a great place to start. Many buyers visit this website to see what is available. However, with homes selling so quickly, some potential buyers may not see the listing in time and miss the opportunity to make an offer.

In addition to MLS, other platforms can help to maximize your home’s exposure. Social media is a popular marketing outlet with a broader reach to get more property views.

Social Media and Real Estate Marketing

In 2016, homes were selling quickly in a very similar type of market as what we see today. James remembers receiving calls from interested buyers regarding a house that they had already sold. To prevent this disappointment, the G+D Realtors started doing a social media push with photos and videos one week before listing. This strategy would increase the amount of interest around the property and have buyers counting down the days until they could learn more about it! G+D continues to use this marketing approach today and has seen a lot of success with it.

In the 2021 market, the range of price possibilities for a listing is quite broad. In a lot of cases, the prices have gone up by 20% from last year. If you launch a listing, the sale price range could swing either way by an arguable 10% (or approximately $100,000). This number can depend heavily on the timing and marketing leading up to the offer presentation. In most cases, you only have one chance to create interest and hype around your property, so it is essential to advertise it properly.

Ultimately, the main goal of real estate marketing is to make sure that you are not missing a buyer. More marketing means more exposure and eyes on the listing, leading to more interest and showings. This point leads us to our next important question:

Question #2: HOW DO YOU MANAGE SHOWINGS?

Questions to ask during a showing

Showings are an excellent opportunity for potential buyers to see the home and imagine themselves living in it.  It also gives the listing realtor a chance to address any concerns or questions that a buyer may have.

For a maximized sale, the listing realtors should try their best to ensure that all interested buyers have an opportunity to see the home and make an offer. You never know who could make the best offer; it could be the first person or the last person to walk through the home. If you have a lot of interest, a strong strategy for the seller is to hold off viewing the offers until all buyers have had a chance to see the property and make a bid.

Showings are an excellent opportunity for potential buyers to see the home and imagine themselves living in it.  It also gives the listing realtor a chance to address any concerns or questions that a buyer may have.

For a maximized sale, the listing realtors should try their best to ensure that all interested buyers have an opportunity to see the home and make an offer. You never know who could make the best offer; it could be the first person or the last person to walk through the home. If you have a lot of interest, a strong strategy for the seller is to hold off viewing the offers until all buyers have had a chance to see the property and make a bid.

Trying to get the best offer possible

In some cases, Realtors are getting 50 – 70 showing requests for one listing. The COVID-19 pandemic has increased the number of restrictions surrounding showings, but protocols and safety measures can be put in place to keep everyone protected. It is common to see showings spaced approximately 15 minutes apart, and hand sanitizer has become a new staple item. If the home is larger and offers multiple floors, buyers can be spaced out and still safely view the property. Ask your Realtor how they plan to show your space and overcome any issues that may arise.

Another aspect that helps with buyer’s confidence is allowing them to carry out a pre-inspection. The hope with showings is that interested buyers can see the home, carry out their due diligence, and feel secure in writing competitive and subject-free offers. Jamie shares that as of March 2021, 87.4% of potential buyers are making offers without any subjects. To stay competitive, buyers feel the pressure to make subject-free offers, which is a large commitment with a substantial amount of money. Conclusively, offering buyers the opportunity to carry out pre-inspections can increase the seller’s probability of receiving a better offer.

Allowing enough time for everyone to see the property can increase the number of offers and chances for a highly successful sale. This takes us to our next question:

Question #3: HOW WILL YOU HANDLE MULTIPLE OFFERS?

Multiple offer situations are common for many listings in the Metro Vancouver area. If handled properly, this situation can result in more money for the seller.

Buyers’ agents need more guidance than ever in the current real estate climate. Unfortunately, many Realtors are guessing within a certain range what the offer price should be. As the listing agent, you can provide feedback and guidance on where the buyer stands and if they need to make a more aggressive effort.

It can be highly frustrating for homebuyers to put in an offer and then not hear anything back from the seller. Some single family home listings are receiving upwards of 20 bids. The majority of the time, only a few of those offers are competitive. Try to be courteous to the individuals who made a low offer and let them know if their bid is out of the running. You never know who could increase their offer if given a chance.

Furthermore, there is an opportunity for the seller when the top two or three offers are close. By letting the potential buyers know where they stand, they may increase their bid in hopes of winning out over the other interested parties. Proactive communication (instead of reactive communication, or even worse, no communication) in multiple offer situations can significantly influence a sale’s outcome.

Maximizing the Sale of Your Home

The Realtor you choose to sell your home can make the difference between maximizing the sale to its full potential and leaving money on the table. In some communities, market value has gone up 20-30% since last fall. Hire a realtor who knows the value of your home and understands how to get the best offer for you.

Are you still looking for more resources on this topic? Listen to our G+D Real Estate Podcast episode Strategic Marketing for Success in Real Estate for the benefits behind a strong marketing strategy.

Interested in learning what your home is worth? Please contact us with any questions you may have, we would love to hear from you!

Port Moody Single Family Home Update with Monica

Many families who are hoping to move to the desirable neighborhood of Port Moody may be surprised at the single family home costs in this area.

G+D Realtor Monica joins Denny on the podcast to discuss the increasing prices and low inventory of detached homes in Port Moody.

This episode will focus on the lack of entry-level single family homes in the area, the approximate price points for desirable properties on Heritage Mountain, the growing activity surrounding ultra-luxury houses in Anmore, and low inventory driving up prices in the area and setting new benchmarks for future sales.

Watch and listen to the Garbutt+Dumas Real Estate Podcast below and follow us on SpotifyiTunes & YouTube.

NOTES FROM THE EPISODE:

Port Moody has become a very desirable neighborhood to live in, and the current single family home prices reflect that. Traditional entry-level detached homes in this area are hard to find. Moreover, higher listing prices of these property types may prevent buyers from investing in Port Moody real estate altogether. It may also redirect their focus to more affordable options like condos. The families who can afford houses in this area place high offers (well above listing) in fear of not securing a home during a time with low inventory availability. 

Questions to ask yourself when buying a single family home in Port Moody:

When buying a home, you are not just purchasing a property, you are joining a neighborhood. Here are a few questions to ask yourself before investing in a house in Port Moody.

  1. Where do you want to live? Port Moody has many different areas, including Ioco, Heritage Mountain, Belcarra, and Anmore. To learn more about what this beautiful city offers, explore our interactive map of Port Moody.
  2. What type of schools do you want your children to attend? There are seven elementary schools, one middle school, and two secondary schools in this region.
  3. Do you want to be close to public transit? Port Moody is well-served by transit. The services include an express bus into Vancouver, two stations for the SkyTrain Evergreen Line, and a West Coast Express rail service stop.
  4. Are you willing to renovate? Many of the houses currently on the market are 17 – 25-year-old homes that may require renovations. These renovations can include bathroom updates, kitchen remodels, or new flooring.  Keep in mind that these projects can significantly increase the overall dollar amount spent on your home.

Port Moody Single Family Home Prices:

Monica begins the episode by sharing that the likelihood of buying a single family home in Port Moody below $1.5 million is relatively low. Smaller communities within the city offer different features:

Ioco area has been presenting a variety of prices for different types of properties. It has been relatively hard to know what to expect, as one homeowner may list their house for $1.4 million, and then an empty lot next door may be listed for $2 million.

Avalon Drive is a busy street just off of Ioco Road. In early December, a single family home on this street sold for $1.4 million. Recently, after 100 showings and 9 pre-inspections, a house sold for $1.65 million. In fact, this home was not considered a luxury home and had a less than ideal layout.

Heritage Mountain has become a hot spot for single family homes. Many of the houses range from 17-25 years old and were built with style in mind. This area offers excellent views and desirable schools. The latest listings in this region of Port Moody are $2.3 million to $2.4 million.

Holly Drive on Heritage Mountain has also become a desirable location.  Monica comments that she has been visiting this area a lot for buyer showings. Many homes on this road would need a complete renovation, which could cost around $200,000. Properties are selling for approximately $1.5 million.

Heritage Peak Road on Heritage Mountain sets a new precedent for sales in the region, with single family homes selling for approximately $3 million. It has created a benchmark where there was not one before, making a definitive line of housing costs in the area.

Monica and Denny call Anmore an ultra-luxurious community. Anmore boasts private, large lots with beautiful 5,000 – 8,000 square foot homes selling in the $4 million range. In the past, houses would sit for years on the market with little activity. However, homeowners from Heritage Mountain can now sell their homes for a much higher value and afford property in the Anmore area. Because of this, Monica is expecting interest in this area to increase.

What to expect for Port Moody Single Family Homes in the future:

Each community within Port Moody is doing something different, but the G+D Realtors are seeing a general increase in activity and prices across the board. Consequently, some homebuyers are pushed out to the less expensive areas or opt to purchase a condo to build up equity.  On the other end of the spectrum, we see families selling homes for over $1 million above what they originally bought it for and can now afford a house in more desirable areas such as Anmore.

As Port Moody’s real estate continues to grow, the competition for single family homes also increases. Monica and Denny believe that prices will continue to rise, causing a busy Spring 2021. Luxury communities like Anmore will start to see more activity and eventual price increases.

Do you want to learn more about real estate in this area? Visit the G+D Port Moody Realtors page for all the inside information on one of our favourite cities in the province!

Port Moody Condo Trends with Monica from PoMo Life

Port Moody has seen record-breaking sales over the last two years, which have only continued to increase in price and frequency since the beginning of 2021.

Monica, an expert in Port Moody realty and co-host of the vlog PoMo Life, joins Denny on the podcast to break down recent condo sales trends in the area.

This episode will focus on the type of properties offering the best value, record-setting sales occurring in Port Moody, the trickle-down effect of a competitive single-family home market, the importance of starting small to build equity in real estate, and the impact of low inventory on increasing property value.

Watch and listen to the Garbutt+Dumas Real Estate Podcast below and follow us on SpotifyiTunes & YouTube.

NOTES FROM THE EPISODE:

We are currently entering into an exciting time in Port Moody real estate. Properties are selling at an all-time high and with lightning speed right now. The SkyTrain is still a relatively new feature to the area and has been a substantial contributing factor to the market growth.

Port Moody Condo Trends in February 2021:

Denny and Monica share that they have seen market trends in Port Moody that resemble what you would typically see in the epicenter of a scorching market. Previously, it was imperative to have a great view, extra parking, or a unique renovation to get a high offer on a condo listing. Currently, the units are selling for asking or over asking price with street views and no significant updates.

Klahanie is one of the most popular areas in the city and is seeing record-breaking sales. It is a desirable Port Moody neighborhood that provides easy access to the SkyTrain, Breweries, and lots of shopping. In late February, three condos sold with prices higher than what has been seen in Port Moody for a long time.

This trend prompted Denny to approach a client who wanted to sell her home in the much sought-after Suter Brook Village. He told her that the evaluation she received only three weeks ago (based on the last 60 days’ worth of sales in the area) was already outdated. Considering the recent sales, her condo evaluation may have gone up by $40,000 – $50,000.

More recent sales in Port Moody show a similar pattern:

880 square foot condo in Klahanie:

  • Located on the top floor
  • Two bedrooms and two bathrooms
  • Listed at $680,000
  • Sold at $725,000 with multiple offers
  • Sold for approximately $830/square foot (about 12 months ago, condos would maybe reach $700/square foot)

713 square foot condo sold 1.5 weeks ago:

  • 15-year-old building
  • Located on the 3rd floor (not on the top floor)
  • One parking, one storage
  • One bedroom
  • Original bathroom and kitchen
  • New floors
  • Listed over what we thought it would be because of low inventory = $525,000
  • Sold subject free at full price (with multiple offers)

Port Moody Condo Opportunities:

Strata is currently on the tipping point of having a very strong year.

At the time of this podcast, there are 4 or 5 projects for pre-sale. Unfortunately, the majority of these units are either sold out or close to selling out. More new construction is still to come, so keep an eye out or contact us for updates and more information as they become available.

There is also a lot of opportunity in Port Moody’s investment properties for those who cannot buy their dream home in the area just yet. Monica recommends that you purchase a property that you can afford and then rent it out. This way, you can build equity to put towards another house in the future. Try not to stretch yourself too far to buy something in the beginning – it is important to make the moves as you feel ready to do so.

If you find yourself at the top of your budget, try looking into older buildings and complexes. Monica suggests looking into Brookside or the College Park area, which offers well-maintained properties with fantastic floor plans and a great community.

Predictions for Port Moody Condo Trends:

Monica and Denny share that they see a trickle-down effect when it comes to properties in Port Moody. Single family homes are increasing in value, and some homebuyers are unfortunately unable to afford the current prices. As more people opt for townhouses, those prices also increase as the competition grows. Because of this, some buyers are turning to the more affordable condo alternative.

Port Moody Realtors normally see this pattern taking years to reach condos. However, condo prices are already starting to rise. Monica and Denny predict that condo prices will continue to grow over the next six months.  It will be interesting to see if the increase continues at the same rate or cools down with less significant price point jumps.

Monica hopes that more inventory will be available soon as more home buyers want to move into the very desirable city of Port Moody.

Check out Port Moody Single Family Home Update with Monica for more details on the rising prices of detached houses and how it is affecting the market.

Are you interested in what is for sale in Port Moody? Visit our Port Moody Real Estate page to find out more about this beautiful city and some of the listings we have to offer!

Episode #53 – The Important Decision of Buying or Selling First

A common dilemma that homeowners face is whether they should buy a new home before or after selling their current property.

James and Denny walk you through the pros and cons of buying or selling first in a seller’s market.

This episode will focus on thoroughly understanding your financial situation, navigating the stress of owning two properties at once, knowing which property types will take longer to sell, and the importance of having a trusted agent who can clearly communicate the risks of this major investment.

Watch and listen to the Garbutt+Dumas Real Estate Podcast below and follow us on SpotifyiTunes & YouTube.

5 Tips to Avoid Buyer Fatigue in a Seller’s Market

What is Buyer Fatigue?

We are currently experiencing a hypercompetitive seller’s market with low inventory and many active buyers. This quickly spirals potential home-buyers into the frustrating realm of buyer fatigue. Buyer fatigue refers to buyers who have seen so many properties, written too many unsuccessful offers, and are flat out exhausted with the buying process. Searching for the dream home can be an exhaustive undertaking and when you are losing out time and time again you start to feel like you will never win a bid.

Where Does This Fatigue Come From?

Buyer fatigue sneaks up on house hunters that want to start slow and take their time feeling out a hot market. Possibly based on their family or friends’ advice, they may make a cautious initial offer on a home with the hopes of strengthening it if it’s rejected. Unfortunately, listening to someone who is not familiar with the market can lead you into disappointing territory.

When buyers are skeptical of market advice and don’t capitalize on opportunities to write winning offers, they can waste crucial weeks, or even months, in a damaging cycle of submitting offers, getting rejected, modifying offers, getting rejected again, then starting all over with the next property. Listening to a knowledgeable Realtor can help you navigate through this process in a more efficient way.

The Greater Vancouver housing market is extremely competitive. The current market value in most neighborhoods is quickly increasing and the sale price of each condo, townhouse, or single-family home sets the precedent for the next one in that neighborhood. New home buyers can fear overpaying when advised to bid above the asking price on their first offer. The cold hard truth is that some houses are selling for upwards of $100,000 over the asking price. Sellers have the leverage and the luxury to pick whichever offer has the highest price and the fewest subjects.

Buyers have to learn quickly! If you take too long adjusting to the market conditions, buyer fatigue is going to set in. Unfortunately, desperation can also kick in at this point.

The biggest bummer of this whole process is that when the buyer finally does buy a home, they may long for the one that got away!

5 Tips to Boost Your Defense Against Buyer Fatigue:

  1. Hire an experienced agent you can trust! This means that right now may not be the best time to try out your cousin who just got licensed. Choose an agent who can balance writing a winning offer and protecting your interests. Select someone who clearly communicates and takes the time to explain the risk in waiving subjects.
  2. Speak with a mortgage specialist to help you get the most out of your money. They can walk you through the best type of financing for your individual situation and share helpful tips based on their knowledge of the industry.
  3. Get fully and thoroughly pre-approved! Get pre-approved before making an offer. Make sure to complete all the paperwork you can ahead of time.
  4. Don’t be afraid to go ALL IN with your first offer. Know that it is okay to fall in love with the first house you make an offer on. Remember that subjects can be removed if due diligence was properly done before writing an offer. Having an experienced agent to guide you through these decisions is vital.
  5. Consider updating your wish list. If you have lost out in previous offers, speak with your agent about reevaluating your wish list. You can increase the number of potential homes by broadening your preferred neighborhoods or updating the minimum property size (just to name a few). Additionally, the properties in less popular areas may have reduced audiences which lowers the amount of competition.

Next Steps for Success

While waiting for a showing or in preparation for your next offer, listen to our most recent podcast episodes to equip yourself with the information you need to help land your dream home:

The Right Questions to Ask Listing Agents When Buying a Home

Buyers Beware: Unpermitted Renovations

Market Update: The Growing Demand for Detached Houses

It is important to know that buyer fatigue can happen to anyone, even experienced buyers.  Align yourself with a proven and trusted team. Our hope is that you will find the home of your dreams before the fatigue sets in!

Episode #52 – The Right Questions to Ask Listing Agents When Buying a Home

Effective communication is key to getting the most out of a showing in today’s fast-paced market.

James and Denny review the specific questions they ask listing agents to help their clients make the most informed decisions when purchasing a home.

This episode will focus on the value in performing your due diligence as a buyer, the uncertainty of rezoning a property, how to make your offer stand out in multiple offer situations, and the importance of refraining from broad and generic questions and making specific inquiries about details the seller will actually know.

Watch and listen to the Garbutt+Dumas Real Estate Podcast below and follow us on SpotifyiTunes & YouTube.