MORTGAGE INTEREST RATES A CONTINUING BRIGHT LIGHT

The new home marketplace in the GTA may seem daunting right now, with demand dwarfing supply and prices rising at unprecedented rates. The one financial bright light has been, and will continue to be, historically low mortgage interest rates. This fall, the Bank of Canada governor Stephen Poloz announced that our low rates will likely not change for some time to come. Single-digit rates are something we who lived through the spikes in the 1980s and 1990s thought were a thing of the past. Economic experts said we would never see these low rates again; yet here we are.
To young people who dream of owning a home but feel you cannot afford one, I say do your research, find out what help there is out there and talk it through with a mortgage expert. You have the remarkable opportunity to borrow money while interest rates hover around those your grandparents would envy. Exhaust every avenue available to you, and you just might find that you can afford a condominium. Even today’s compact condominiums are design wonders, maximizing every square foot by eliminating hallways and other unusable space.
Low mortgage interest rates are guiding our present, and hopefully our future. The important thing is to get into the real estate market sooner than later and start building equity for your lifestyle and financial futures.

THINK OF NEW HOME PRICES IN THE GTA AS RELATIVE

The statistics for October from BILD and Altus Group are out, and although there has been a slight decrease in average new home prices, they are still high: $937,689 for low-rise and $483,656 for high-rise. Of course, this poses a challenge for first-time buyers, but for those who have an existing home or condo to sell, these home prices can work in their favour.
It’s all relative, and always has been. If purchase prices are high, so are selling prices. The important thing is to get into homeownership, build equity and then make the most of it. One way to do that is by choosing to move from a low-rise home to a less expensive condo, or to move farther out from the city where prices are lower. When you own a home or condo, you have options, which is a wonderful way to approach your lifestyle and financial futures.

FIRST-TIME HOME BUYERS TAKE NOTE!

One of my main messages to first-time home buyers across the GTA is to do their homework and find out what help is available to them. Recently, the Wynne government announced that first-time buyers in Ontario will now receive up to $4,000 through its proposed changes to double the maximum Land Transfer Tax refund. I agree that this will likely not be the deciding factor in deciding whether you can afford a new home, but it is still a help.
Then you combine that with the other government programs, and it all adds up. For example, CMHC’s Home Buyers’ Plan enables qualified first-time buyers to withdraw up to $25,000 in a calendar year from your RRSPs toward your down payment. And let’s face it: the down payment is the main obstacle first-time purchasers have to overcome.
Then there is the first-time home buyers’ non-refundable tax credit of up to a $750, based on an amount of $5,000, for certain home buyers that acquire a qualifying home after January 27, 2009 (generally means that the closing is after this date). Of course, anyone going for their first home should also ask sales representatives what special incentives the developers may be offering.
Both our Prime Minister and Premier want hard-working Canadians and Ontarians to get ahead. Homeownership is one of the best steps you will ever take in life. Before writing it off as something you cannot afford, pull out all the stops and find out what help is out there!

2016 ANOTHER STELLAR YEAR FOR GTA NEW CONDO SALES

The most recent Altus Group statistics released by BILD show 2016 high-rise sales in the Greater Toronto Area on track to set yet another record. As of the end of September, high-rise sales represented 60 per cent of the 34,726 new homes sold in the GTA. In addition, the average price of a new high-rise home in the GTA hit $486,602, which is up 10 per cent from last year. BILD President and CEO Bryan Tuckey attributed this to the rise in average suite size, as builders are introducing larger floorplans, as well as a growing price per square foot.
First-time buyers naturally turn to condominiums, because they are priced out of the low-rise market. The larger suite sizes builders are adding address the increasing demand from seasoned new home buyers who find that even they cannot afford to purchase a low-rise home in a market where the average price reached an unprecedented $992,231 in September. Keep in mind this includes detached, semi-detached homes and townhomes.
Condominiums in the GTA offer excellent locations, outstanding architecture, amazing amenities, and superb features and finishes. The bottom line is that condominiums in the GTA offer tremendous value, whether you are just getting into the market, or you are rightsizing your living accommodations to fit your life circumstances.

NEW MORTGAGE RULES AFFECT MOSTLY FIRST-TIME BUYERS

Canada’s new mortgage and tax rules were put in place to help cool the housing market across the country. On October 17th, rules came into effect that require new insured mortgages to face tougher criteria. On November 30th, the second wave involves the standardization of eligibility requirements for both low- and high-ratio insured mortgages. In a nutshell, it is now more difficult to get a mortgage in Canada, especially for first-time buyers. In addition, when non-resident investors sell their homes, they will now have to pay capital gains taxes, as the tax loophole that enabled them to avoid it in the past is closed.
So, what’s the upshot of all of this when it comes to condominium sales across the Greater Toronto Area? With first-time buyers turning en masse to condos as the only affordable homeownership opportunity they find, we are likely to see a slowdown in this market. I urge anyone thinking of getting into homeownership – one of the wisest things you can do for your personal and financial futures – to check thoroughly with your financial institution. Hearing this news and assuming you cannot afford a home can work against your plans. You may still be eligible, even if you have to look at more compact square footages than you originally imagined. With today’s expertly designed suites living larger than ever before, this is a viable option.
Remember, too, that our conservative Canadian banking practices kept us above water a few years ago when the market in the U.S. took a nosedive. We are still enjoying historically low mortgage interest rates, so even if they edge up in the new year, they contribute greatly to the affordability of homes of all types and sizes. What will remain unaffected by the new rules is the ongoing demand for real estate in the GTA. The government’s actions will not stem this tide. People want to own homes to live in and as a significant part of their investment portfolios. At any price and at any time, homeownership is a wonderful idea.

CONDO SUPPLY VS. DEMAND – YOU DO THE MATH

Over the past few years, condominium sales in the Greater Toronto Area have broken long-standing records and continue to take centre stage in the new home, and even resale marketplace.
In a recent article, George Carras (president of RealStrategies Inc. and the founder of RealNet Canada Inc., which is now part of Altus Group and provides monthly sales statistics to BILD) mentioned condos as the way to go for attainable homeownership, but added that finding available choices can be a challenge. From January through April of this year, sales of new condominium suites far outpaced the availability of the built, ready-to-move-into supply, resulting in most buyers looking at waiting years for occupancy.
As for resale, the Toronto Real Estate Board reported that condo sales in Toronto are up 36 per cent this year, yet available listings are down 26 per cent. People still line up to buy condos, as prices for low-rise homes continue to skyrocket. Ferocious land costs, new development charges and the never-ending increases in materials and labour costs combine to set the scene for even more price rises for both low-rise and high-rise.
The moral of the story is to get into homeownership as soon as you can, while mortgage rates are still low – and condominium is likely the way to go. For unbelievable value, check out condominiums in the 905 areas, where prices are more competitive.

REAL ESTATE ON A ROLL IN THE GTA

In 2015, there were 41,295 new home sales in the GTA, and 21,658 of those were high-rise! This year has seen tremendous results as well. From January through May, 19,913 new homes had already sold, with 10,571 of them being high-rise. Once again, we are having a strong year for real estate, especially condominiums – and with our low mortgage interest rates, the pace is not likely to slow in the near future. Condos have proven a mighty force in the market for many reasons, beginning with price attainability. Yes, prices have gone up over the years, but at a slower pace than low-rise homes. Other indicators in place hold much hope for the remainder of this year and beyond.

RBC’s Provincial Outlook published in June states that our province is “On a roll and poised to outperform.” In fact, the report goes so far as to predict growth in Ontario will be the strongest in six years. RBC credits investment in new and resale residences key to spurring economic activity here. With interest rates remaining low and the Canadian dollar holding its own, Ontario is likely to outperform the national economy for the third straight year.

This is wonderful news for all Ontarians, especially those involved in the new condominium industry here. And by here, I mean the Greater Toronto Area. Of course, new condo sales are robust in the City of Toronto, but keep your eye on the 905 areas surrounding it, where condos are selling like hotcakes. The headline story for Baker Real Estate Incorporated this year is phenomenal success with product launches in the 905. In particular, our clients in Vaughan and Markham were sellouts. There is also exciting activity going on in Richmond Hill and Oshawa.

In addition to being attracted by price points, many buyers in the 905 areas are thrilled with the availability of new condominium choices for the first time in decades. As the 905 infrastructure materializes with transportation routes, shops, cinemas, restaurants and other conveniences going in, the residential picture is rosier than ever before. The economy is good, choices are fabulous, and when it comes to condominiums, the 905 is full of surprises!

CORPORATIONS AND CONDOS

When writing about condominiums, I usually mention the diverse market covering first-time buyers, empty nesters, professional singles and couples, growing families and investors. Another market involves multinational corporations that purchase suites for visiting clients, executives and employees. For businesses that have associates flying into Toronto often, this solution can be quite cost effective when compared with renting rooms in top-quality hotels over time. In addition, by owning, the corporation accrues equity as the years go by.

Adding to its appeal, a furnished condominium suite also feels much more like “home” than a hotel room. Attention to the visiting guest’s comfort creates a sense of good will. The businessperson has a full kitchen for food preparation, should he/she desire, as well as a private bedroom, main living area and of course, use of the building’s amenities.

At Baker Real Estate Incorporated, we get inquiries from corporations, especially in the Financial District, where so many of our bankers, lawyers, stock brokers and other professionals have offices. For weary travellers to Toronto, a condo suite can be a wonderful place to call “home” while they are away from home.

SPACE – THE COMPACT CONDO FRONTIER

Those who opt to live in condominium suites today likely need to live in a lower square footage than they may be used to. The good news is twofold: today’s open-concept suites are designed to maximize space and live larger than their square footage may seem; and people are discovering they really do not need vast amounts of space. Millennials, in particular, are opting for more minimalist lifestyles, with paperless offices and multi-functional furnishings that provide storage, seating and the like. They are likely as happy to eat dinner at a breakfast bar rather than a table and chairs, so a dining room is unnecessary. Even empty-nesters who are weary of the upkeep of large homes find that a condominium suite is in many ways like a low-rise home without the wasted space of stairways, hallways and the like.

This trend is catching on, even in the low-rise world. Tune into the TV show “Tiny House, Big Living,” and you will be amazed at how clever the designs of these residences are. Some measure in at under 300 square feet! In fact, the configuration and flow of rooms have more impact on livability than the numeric measurement of their space. And remember that the amenities in a condominium are essentially extensions of your living space. When you have a fully equipped fitness room just an elevator-ride away, you do not have to factor in a spot to keep barbells, weights or a step machine.

If shopping for a condominium suite is in your plans, keep in mind that layout is more important than square footage. Even if you envision more than 300 square feet, you will find wonderful choices out there in a variety of sizes – and one of them is bound to be just perfect for your needs.