Phil Smith - The "Green" Realtor

Halycon Hall

2012-02-14T11:44:00.004-05:00

Here's a story that I came across about an amazing old building with a tremendous amount of history that looks like it's scheduled for demolition. From it's beginnings as a proposed resort, to an All-Girls School and finally many attempts to re-develop.....it would be great if they can somehow save this bit of history from the wrecking ball! Hopefully it's not too late, it's always great to see old buildings come back to life.....either way though, scrolling through the pictures is like stepping back in time. Look at all the ornate details of this building that we just don't seem to see anymore! In a way this reminds me of some of the old buildings and hotels that used to be in Crystal Beach, most notably the Hotel Bonair that was up on the hill. If you have a few moments to kill....try spending them touring this grand old building HERE!

Looking For a Private Getaway?

2012-02-14T11:14:00.003-05:00

I'm a big fan of unique Real Estate....I just love the history, the back story....especially in crazy, far off places. I'm not sure that anyone reading this blog will be looking to purchase the only island in Slovenia, however, in the event that you are....you may wish to consider Bled Island. There are some really awesome pictures and a bit of the history of the Island HERE!

Futuristic Luxury Homes for Sale!

2012-02-02T13:18:00.003-05:00

I love finding these articles or slideshows of cool and unique houses for sale around the world. All of these houses happen to be for sale....so keep that in mind as you're looking through them....let me know if you'd like to have a look at any of them. Of course, we may need use of your private jet to get there, but in this price range....that shouldn't be an issue! Check it out HERE!

The Crimson Cottage

2012-01-24T11:54:00.003-05:00

I just listed a great place in Crystal Beach on Cambridge Rd. E. It's pretty sizable and can be anywhere from 3-5 bedrooms depending on how you want to set it up. This house would make a great place for someone looking for a year round home (as it has a newer gas forced air furnace), or a summer home (as it's only about a 6-7 minute walk to the pristine sandy shores of Crystal Beach) or as a rental property (the owner tells me it has produced upwards of $14k in a year). Cambridge Rd. E. is located within the "circle streets" in the Beach......Queen Circle, Cambridge, Lincoln, Shannon, Loomis, Belfast. In my opinion, this part of the Village is where some real growth is happening. I challenge anyone to drive these streets and not find a great number of houses being fixed up or just fixed up. It's amazing to see. This location is within walking distance of many restaurants, shops, Tim Hortons and the Post Office. The house itself has had a lot of updates and is pretty open concept. There is a rear deck off of the kitchen to enjoy the back yard as well. Much of the flooring has been updated to laminate flooring. There is a screened in front porch that to me, is almost mandatory if you're going to live in the Beach, this is where you sit with friends, or relax, and have a few drinks on warm summer nights. We just reduced this house by $10k down to $139900....the owner is serious about getting this house sold by the summer time. Perhaps now is time to come and have a look! There's a link to the MLS listing HERE!

Why Are Mortgage Rates Hitting Record Lows?

2012-01-16T14:11:00.004-05:00

Here's a really great article I found on cbcnews.ca regarding mortgage rates in Canada. The mortgage rates are at record lows in some cases...this, combined with being in a "Buyers" market means that there can be some very good deals out there if you're in a position to buy.

All across the country, mortgage specialists and brokers are busy fielding calls from people who've just heard about this week's record low mortgage rates.
Bank of Montreal made the biggest splash by announcing a five-year fixed-rate mortgage of 2.99 per cent – the lowest advertised rate for such a popular mortgage term by any major Canadian bank, ever.
Yes, there are more restrictions than usual attached to this mortgage and it's supposedly just a two-week promotion.
But other big lenders – like the Royal Bank – have already begun to match BMO's offer. TD Canada Trust and Scotiabank now have a similar interest rate for four-year fixed-rate mortgages and TD this week lowered its six-year fixed rate mortgage to 3.79 per cent – a drop of more than a full percentage point. It also lowered its seven-year mortgage by almost a full percentage point to 3.99 per cent.
So what's driving all these rate plunges at the chartered banks?
One element is that bond yields have been plunging recently, so market watchers say it's not too surprising to see other rates drop, too, a reflection of there being more cash in the system.
"Mortgage rate declines have actually been lagging behind falling bond yields, driven by global economic uncertainty," says John Andrew, a real estate expert and professor at Queen's University's School of Urban and Regional Planning. So what we are seeing here is a bit of catch up on the part of mortgage rates.
It is the bond market that is the bigger driver of longer-term fixed mortgage rates, not the Bank of Canada's overnight rate, which directly affects variable mortgage rates and other floating loan rates.
With stock markets shaky and volatility reigning in the currency and commodity markets, nervous investors have been stuffing money into safe Canadian bonds – driving up prices and driving down yields.
The other reason cited by the experts is competition. "The first few months of the year are typically slower for the mortgage market," says Mark Kocaurek, the chief lending officer at ING Direct Canada.
In a commentary earlier this week for RateSupermarket.ca, he wrote that he expected lenders would lower fixed rates "over the short term in order to win more business." A couple of days later, they did just that.
So if you belong to one of the estimated three million Canadian households that currently have a fixed-rate mortgage, you're probably wondering whether it's worth trying to get in on this super-low mortgage-rate action.
The bottom line from the experts: it depends.
For one thing, there's the penalty you pay if you do want to make a change.
The cheapest fixed-rate mortgages are closed mortgages – meaning that you can't escape the interest rate you agreed to pay for five years unless you pay the lender compensation for the interest it would lose by letting you switch from a higher interest rate mortgage to a lower one.
There are two main variables that determine the prepayment penalty to get out of a fixed-rate mortgage early:
The difference between your higher-rate mortgage and the current mortgage rate, known as the interest rate differential penalty; and
The amount of time remaining in your mortgage's term. The longer the time, the bigger the penalty.
It's a complicated calculation – made all the more so because financial institutions have different ways of calculating penalties.
Some base their calculation of interest rate differentials on the posted rate (the current posted rate for a fixed five-year mortgage, for example, is 5.29 per cent – far above the actual 2.99 per cent lenders are now charging.) Some lenders, though, use their discounted rates to do the calculation.
If you want to switch, the only way to know for sure whether you'd be further ahead is to ask your current lender how much it would charge to release you early from your mortgage.
Once you have that figure, it's a relatively easy matter for any independent mortgage broker to figure out whether it's worth your while to make the switch. Will the added costs of the prepayment penalty, and other costs that might be involved, be covered by the much lower payments over the next five years?
A good broker can also explore other alternatives to lessen the blow. For instance, some lenders eager to build market share may offer incentives that would cover much of the penalty.
By the way, those penalties can be huge.
"Fixed rates are attractive to people because they want to avoid risk, but one of the biggest risks you can have is the interest rate differential (IRD) penalty," says Aaron Vaillancourt, principal broker at Centum Engage Mortgages in Toronto.
"The penalty can be as much as the realtor fees," he says, sometimes even more. Vaillancourt says he has one client with a $290,000 mortgage who is facing an IRD penalty of $32,000.
There's no question that low mortgage rates are great for first-time buyers or others whose mortgages are now just coming up for renewal.
But some economists warn that these low rates will do nothing to keep a lid on what's been called an "overheated" real estate market in a few Canadian cities.
Others point out that the added restrictions on some of these 2.99 per cent mortgages – such as no amortizations longer than 25 years – will help to keep out the barely-qualified.
What there's no debate about is that low rates have already saved Canadian borrowers billions of dollars.
The Canadian Association of Accredited Mortgage Professionals estimated recently that the 1.35 million mortgage holders who renewed their mortgages in the past year saved an average of $2,000 a year in interest costs – or $2.7 billion a year in total!

The link to the actual article can be found HERE!

Crystal Beach Polar Bear Dip

2012-01-10T15:58:00.002-05:00

Here's some footage of the Crystal Beach Polar Bear Dip that took place this last Saturday at the Bertie Boat Club. It was a fun community event and tons of people from all over Fort Erie came out to witness this spectacle! This is a great example of some of the great things that go on locally that make Fort Erie and Crystal Beach a great place to live!

Merrrrrrrrrry Christmas!

2011-12-21T10:44:00.004-05:00

Looks like Dmitriy Rybolovlev has finished up his Christmas shopping for the year.....let's see....new ipod - check, gift certificate - check, $88 million NYC condo for my 22 yr old daughter....check...wait.....what?

Former Citigroup chairman Sandy Weill listed his 6,744-sq-ft apartment at 15 Central Park West for an astonishing $88 million in November, promising to donate the proceeds of the sale to charity.Now comes news that Ekaterina Rybolovleva, the 22-year-old daughter of Russian billionaire Dmitriy Rybolovlev, is buying the condominium. Rybolovleva is currently studying at an undisclosed U.S. university and plans to stay in the apartment when visiting New York. According to a source familiar with the sale, she paid the full asking price of $88 million, setting a record for highest individual transaction in New York City history.Here is the official statement from her representatives:A company associated with Ekaterina Rybolovleva, daughter of a well-known businessman Dmitriy Rybolovlev, has signed a contract to purchase an apartment at 15 Central Park West, New York. The apartment is a condominium currently owned by the Sanford Weill Family.Ms. Rybolovleva is currently studying at a US university. She plans to stay in the apartment when visiting New York. Ms. Rybolovleva was born in Russia, is a resident of Monaco and has resided in Monaco and Switzerland for the past 15 years.”The apartment, in one of the toniest post-war buildings in Manhattan, has 10 rooms including 4 bedrooms, a wraparound terrace of more than 2,000 sq. feet, 4 bedrooms and 2 wood burning fireplaces.“This sale is an outlier. It works out to be about $13,000 per sq. foot, the highest on record, for anything, that has ever occurred,” says Jonathan Miller, chief executive of real estate appraiser Miller Samuel, “What is ironic is that when Sandy Weill bought it for less than half this amount, he paid the highest price per sq foot to date in that building, around, $6,400 per sq. foot. He is again setting a record.”The previous New York City record had been set back before the market crash when investor Christopher Flowers paid $53 million for a townhouse at 4 east 75th Street. He resold the property on August 15 for just over $36 million.There were two other very notable sales in the city this year. Russian composer Igor Krutoy paid a record $48 million for a condo at the Plaza in March, and a townhouse at 16 East 69th Street sold for $48 million in July.Rybolovleva is the second daughter of a billionaire to make huge real estate news this year. Back in July, heiress Petra Ecclestone, daughter of UK Formula One billionaire Bernie Ecclestone, apparently paid $85 million for Spelling Manor, the 56,500-square foot mansion that was previously owned by Candy Spelling, widow of famed TV producer Aaron Spelling, whose works include the “Beverly Hills 90210,” “Charlie’s Angels,” and “Dynasty” series.Rybolovleva’s father Dmitriy sold the majority of his stake in Uralkali, the fertilizer business that made him rich, for $6.5 billion in 2010. He is already known in U.S. real estate circles for his May 2008 purchase of Donald Trump’s Palm Beach mansion, Maison de L’Amitie. He paid $95 million in cash for that residence, $25 million less than what Trump had originally asked. It was apparently the largest single residence price concession of all time. He may not own that house much longer though. His wife Elena, who filed for divorce in Pam Beach court in 2009, is seeking transfer of ownership of the former Trump mansion. He himself spends much of his time at his home in Monaco and is likely to buy the struggling French football club, AS Monaco.

Here is a link to the actual article HERE!

So on that note....I hope everyone has a Merry Christmas!

Interesting Article from Yahoo! Finance Canada

2011-11-15T10:14:00.003-05:00

Here's a pretty interesting article that I found online about average home sale prices in various areas of Canada. Coincidentally, we did an analysis at one point showing that the average sale price using MLS listings from 2001-2008 showed that the average sale price in Crystal Beach during that time period increased by appoximately 84%.

Canadian housing prices doubled since 2000

By Liam Lahey

The cost of housing continues to climb in this country but where are the real deals for the fledgling first-time homebuyer? Hint: In future days, steer clear of the Prairies.

The Victoria Times-Colonist tells us the cost of housing in British Columbia's capital city has doubled in the last decade and that reality is reflected in cities across Canada. Citing the Housing Evolution Report issued by real estate firm Re/Max, the Times-Colonist found the average price for all types of housing in the Greater Victoria region climbed by 123 per cent to C$504,561 in 2010 from $225,731 in 2000.

It's no secret that Toronto is the North American condo king. Maybe T.O. is the new Dubai given the number of high-rise towers being raised. Regardless, the National Post says from 2000 to 2010, the average value of a Canadian home doubled, rising to $339,030 from $163,951. The money involved is huge, with the value of residential building permits issued across Canada in the past decade pegged at $340 billion.

The Post also identified Winnipeg as the future real estate hot spot and it has nil to do with that city landing an NHL franchise in recent months (though you might expect that to be a factor in Canada).

"Winnipeg is seen as having the biggest potential for future growth, as it leads the nation with having the largest stock of older homes. More than half of the city's owned housing was built before 1970."

The Montreal Gazette, citing the same Re/Max report, said Regina leads nationally with respect to the rise in average home prices by 173 per cent in the last 10 years.

"Other cities include: Edmonton with 165 per cent, Saskatoon with 163 per cent, Winnipeg with 158 per cent, Kelowna with 156 per cent, St. John's with 149 per cent, Greater Vancouver 128 per cent and Calgary with 126 per cent."

The Toronto Sun adds home renovations are helping boost housing prices.

"Revitalization, renovation and new construction have been largely underestimated in terms of overall impact on rising average price," Elton Ash, regional executive vice-president, Re/Max of Western Canada, told the Sun. "Yet, outside of supply and demand, these have been among the foremost variables influencing real estate values."

However, rising home prices in Canada are unsustainable, the International Monetary Fund warned last month in light of rising Canuck household debt.

You can find a link to the actual online article HERE!

DufferIn for a Surprise

2011-11-10T14:06:00.002-05:00

I'm trying something a new here today...sort of a grassroots virtual tour with my handy dandy video camera. I just listed a house at 321 Dufferin St. for a friend of mine who has moved to Windsor....so I thought this would be a great time to experiment. You'll see that this is a great house. It's had a ton of upgrades including roof, windows, furnace, crawlspace foam insulation, blown in insulation in the attic, hot water tank as well as updated kitchen, bath and sunroom! It sits on a nice size lot on a street that was just all redone last year, making the street wider with new curbs and sidewalks...the owner took this opportunity to widen his driveway and have it paved too! The back yard is fenced and has a shed...and as with all the houses on Dufferin it has a lane way in behind to access the back yard. Many people in this stretch have driveways off the back as well.

Let me know what you think of this video!

Can I Get A Late Checkout?

2011-11-04T13:40:00.003-04:00

I found this neat story online...so I thought I'd share. Living in a hotel would be sort of convenient when you think about it....especially for an older, perhaps lonely sort of person...it's probably cheaper than an old folks home!

Marriott hotel guest checks out - after 10 years!

By Nadine Bells

Last week, 79-year-old Joy Bricker checked out of the Towne Place Suites in Virginia.

She had been living there for 10 years.

The former pilot made headlines when movers came to her Falls Church, Virginia, hotel room to mark the end of her stay. Now ailing with rheumatoid arthritis and osteoporosis, the otherwise active woman is leaving her decade-long home to move in with her daughter, Christy Winton.

Before leaving, she served tea to staff and media, all eager to meet the woman with the title of "longest extended-stay guest" in Marriott hotel history, in her 500-square-foot suite. She outlasted six different managers at the hotel.

Bricker moved into suite 202 on August 4, 2001, having relocated from New Hampshire to Virginia to work with the Department of Housing and Urban Development (HUD) after the death of her husband. A homemaker for most of her life, Bricker's professional life didn't begin until she was 50. She moved into the Towne Place Suites at the age of 68.

"I wrote that one check, and I knew I was good for that month," Bricker said of her move-in day. Her decision to stay long-term was a gradual one.

The place offered convenience: round-the-clock security, complimentary continental breakfasts, free WiFi, and no electricity or cable bills. With the addition of just one familiar chair and a few family photos, the suite soon became home.

Over the years, she intentionally sought to built community at the place, despite many of the residents being short-term.

"I call it community planning," she told CNN. "I turned it into a community."

Still determine to offer "whatever I am able to give," go-getting Bricker plans to devote her time to church.

She'll likely have to adjust to her new life, sans hotel luxury. "There's no continental breakfast at the Winton Inn, she joked about her daughter's house.

And, yes, she's a Platinum Premier member of the Marriott rewards program.

Here's the link to the actual article online.....HERE!

Goin' Green

2011-11-02T10:30:00.004-04:00

Here's a really cool video of my friend Jason Pizzicarola's house in Crystal Beach. Jason is a super talented young architect who travelled the world learning his profession and has now settled back home and opened up his own firm, JPD Design.
He's taken the old Pump House at the foot of Prospect Point Rd. and turned it into an energy efficient show piece, incorporating many green-themed features such as geo-thermal heat. Some of these features are quite do-able in your very own home and should definitely be considered in my opinion if you're building new. Most builders basically want to build the exact same house the exact same way using basically the same materials they used 30 years ago which although can be relatively efficient...aren't nearly as efficient as they could be with a couple of changes. Things like insulated concrete forms, in-floor heating, HRV units, etc. Some of these items cost a bit more in the short term but save you money each and every month, as well as in the long term in addition to making your home more valuable when it comes time to sell.

Why Poplar is Popular.

2011-11-01T11:47:00.002-04:00

I just listed a 3 bedroom bungalow on Poplar Ave. in the Thunder Bay area of Ridgeway. This has always been a popular area because it's near to Ridgeway and Fort Erie, and although it sort of is a subdivision...it's really not. This area was predominantly cottages until the early 90's at which point the Town put sewers in. Since then, this has become an area with a great mixture of older homes and newer homes. The nice thing is....it has a very rural feel to it....larger lots, big mature trees, no curbs, etc. etc. Plus, it's located very close to the sandy shores of Lake Erie. This particular house is a solid bungalow that has had a lot of updates....including windows, roof, and furnace. As you walk in there is a living room...and the kitchen is towards the back off of it. Behind the kitchen is another room that leads to the back yard that could either be a dining room, or even a small rec room. At the other end of the house are the 3 bedrooms and the 4 pc bath. The house is low maintenance and has been well maintained. There's also an attached single car garage. The back yard is quite spacious and offers lots of potential for a green thumb. This is a nice house in a very nice area and is a great value in my opinion.

For more information please check out the MLS listing HERE!

I Love Love Love This.

2011-10-28T12:37:00.006-04:00

I hope that anyone who knows me knows that I love Crystal Beach more than anything. I grew up here, work here, have businesses here, etc. I love the mix of people in the Beach. I love the relaxed atmosphere in the Beach....the vibe. When I started to sell Real Estate back in 1997 it was a little harder to love but I loved it just the same. Back in those days cheap run down properties in the Beach were a dime a dozen. But you know what...something pretty amazing has been happening the last 10 years or so. People began buying up those cheap properties and fixing them up....I mean really fixing them up....playing up on the cottage history and feel. Colours, porches, decks, shutters, etc. And great people for the most part....what a mix...young, old, American, Canadian, year round, seasonal...and most here for the same reason....because of the vibe & atmosphere. Fast forward to now and there aren't many of those cheap places left. It hit me today because I searched houses in the Beach for under 100k for a client and only 2 came up...one for $94900 and one for $99900! Of course there are still some run down places in certain areas...but every day they seem to be fewer and fewer. Below is an example of what I'm talking about! The pictures below are of a house that we sold at 186 Loomis Crescent in the Beach in the spring. It had been empty for almost 10-15 years, just sitting there rotting. Well...a customer of ours bought it and fixed it up first class....and you can see the results! Amazing!

Before

After

If you're reading this and you think that Crystal Beach sounds like a place that you'd like to move, or if you think you'd like a project like this....please give me a call. We're always looking for new people with fresh thinking and cool ideas to become fellow "Beachers".

Here is a link to the house above for sale on MLS ------> HERE!

(Haunted) Houses

2011-10-27T12:32:00.003-04:00

Well it's that time of the year....Halloween...time for ghouls and goblins and all things scary....including Haunted Houses. Now I'm not sure if I'm a believer in these hauntings or not...but it's still pretty cool to read these stories and wonder. Some of the things that have happened in these homes really don't have reasonable explanations do they? Well....have a look through these top 10 Haunted Houses and see if you believe! If you see any that you'd like to buy....let me know and I'll work on it! :)

The list of the Top 10 Haunted Houses in America is right -------> HERE!.....oh wait...it was there a second ago....OMG....where'd it go?.....now it's down here
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This Blog Most be Haunted.....Now it's over --------> HERE!

Some Cottage Things to Think of While at the Cottage

2011-10-25T10:14:00.006-04:00

Here's another great article that I found regarding the various tax implications that affect owning a vacation home in Ontario.

Easing capital gains tax on the cottage

By Gordon Powers

Last time in this space, we talked about some of the delicate issues people face when deciding on how to pass on the family cottage.

Clearly, the plan you put in place must be fair, anticipating family changes through births, deaths, marriage or divorce, as well as practical issues like fixing the roof.

It also has to minimize the punishing effects of capital gains taxes. That's right. Your cottage is likely a ticking tax bomb.

If you were lucky or smart enough to buy even a modest property 30 years ago, it could, depending on the location, easily be worth 10 times what you paid for it now. This huge appreciation over the years is taxable when the property changes hands.

Even if you give it to the kids during your lifetime, your generosity will be considered a "deemed disposition" at market value — even though there's no actual sale - triggering taxes on the full amount.

This may not be as bad as it sounds for some people, since all or part of the gain can be sheltered by the principal residence exemption.

Years ago, it was possible for each family member, including children, to designate an eligible property as a principal residence. Today, it's one exemption per family. But if you bought your cottage prior to 1982, you may still be able to claim more than one property as principal residence.

To mitigate some tax, you might sell the cottage to your children over a period of five years. This enables you to recognize the total gain in smaller increments, approximately 20 per cent per year, potentially reducing the overall tax payable.

This whole area of succession planning is tricky though, so be sure to consult with a tax specialist to consider additional strategies for deferring the capital gains.

First off, you have to figure out what you might owe by establishing your real cost. Assuming the top marginal tax rate, which will vary by province, capital gains tax equals approximately 25 per cent on the difference between what you paid for the property and what it's worth today.

Cottage owners often neglect to subtract the costs of all the upgrades they made to the property, such as sunrooms, decks, extensions and other renovations. If you've kept a record of these expenses and can substantiate them, however, they can be deducted from the potential capital gain.

Generally, particularly if you're dealing with more than one heir, it's wise to use your will as the guiding instrument. In this instance, the estate will be liable for the capital gains tax.

If you leave the cottage to someone other than a spouse, several provinces also impose a probate tax of up to 1.5 per cent based on the market value of the cottage.

To protect the estate's value, you could purchase an insurance policy on your life that would pay a tax-free benefit that might cover most, if not all, the potential taxes.

You can purchase coverage on the single owner of the cottage or, as is often the case, a "joint last to die" policy on the two co-owners. Where two people are insured, the cost will usually be less than either could buy individually.

In some instances, the children purchase the policy, dividing the cost of the premiums among those who will be sharing the cottage after you pass on. Because the death benefit bypasses the estate, probate taxes don't come into play.

If you see yourself still using the property in the coming years, you might want to consider a living trust as an alternative.

By placing the cottage into a trust while you're alive, you'll still be deemed to have disposed of it at fair market value, paying the tax immediately. In other words, it's not yours anymore.

For tax purposes, it's as if the kids become owners at today's prices with you passing on any future increase in value, as well as the related tax liability, to future generations.

Everything from maintenance responsibilities to if and how the cottage might be sold can end up in the trust agreement and be subsequently carried out by the trustees you appoint.

This way, you can stipulate who has the cottage at what point in the year, or create a first right of refusal option in case of any disputes over the sale of the cottage down the road.

One final option: If you're 65 or older, consider an "alter ego" arrangement which allows you to transfer the property into a special trust and still maintain control of it, without triggering capital gains tax.

Again, all of these strategies require experienced professional guidance and some candid family discussions.

Here is the link to the actual article ------> HERE!

God Save the Queen (Some Energy Bills)

2011-10-24T12:27:00.003-04:00

Wow! The Queen spends $3.5 million a year on fuel bills! Guess we all have to cut back a little bit! We may not all have palaces but we can all save here and there! I'm in the midst personally of my annual "How Long Can I Go Before I Turn on the Heat in my House" Challenge!

How to Hand Down the Cottage...

2011-10-22T11:58:00.006-04:00

I recently found this great article regarding strategies on how to best hand down the family cottage...I thought it was a great read. It appears as though there are many different factors on how to best determine which strategy is best for you and your family....but it definitely is something that should be thought of ahead of time to avoid family squabbles and surprise tax implications.

How to Hand Down the Cottage

By: Gordon Powers

Despite their best intentions, a surprising number of Canadians believe their children will end up fighting over the family cottage one day.
According to a Royal LePage poll, one quarter of those who plan to pass on vacation properties to relatives expect a family squabble to be the result.
But it doesn't have to be that way.
The problem is that the family cottage is often a flashpoint for powerful emotions and, the longer it's been around, the greater the attachment. That's why it's important to start the succession conversation early to avoid disappointment and disputes down the road.

And you could be talking serious money here. In many parts of the country, cottage values have risen at least as dramatically as urban residences.
If you own a cottage and want to prevent family memories from becoming family nightmares, there are several things to consider long before you sit down with your lawyer to work out any financial issues:
Do your children even want the cottage?
Can they afford the property taxes and cost of upkeep?
Would you consider giving the cottage to your family while you're still alive?
Will you still want to have access and maintain control if you do?
Should your children's spouses have a stake in the property?
What about any divorced spouses or partners?
What if one of your children dies before you?
Will the property have to be sold to settle your estate?
That's a lot of ground to cover so be sure to discuss your wishes with your family — clearly not always an easy task.
No one likes to give up control and adult children are often leery of appearing overly interested in their inheritances or openly acknowledging their parents' mortality.
But not having the "talk" only complicates things later on, warns Toronto lawyer Les Kotzer, author of The Family War: Winning the Inheritance Battle.
Although estate fights are commonly perceived to be just about money, there's almost always more at work, Kotzer says. His book looks at warning signs that a family dispute might erupt and how to steer clear of trouble when it comes to something as emotionally charged as family vacation properties.

You may decide, for instance, that only some of your children should inherit the cottage and that those who aren't beneficiaries should be compensated in another way.
This means the actual cottage owners should be required to pay market value for the property and then settle up with their brothers or sisters.
If they had to, they'd take out a mortgage on the property and use the resulting advanced funds to pay the other siblings their share. However, some might see going into debt this way as a bit of an unwelcome burden.
You could even go one step further by helping to create a responsible exit strategy for the new owners. You might, for example, provide for a right of first refusal by the remaining owners and a reasonable payout mechanism for someone withdrawing. If the remaining partners can't afford to take over the departing owner's share, they could be given a veto over any proposed new co-owner.
Another solution might be to purchase life insurance to provide corresponding value to children who aren't cottage beneficiaries. This can be prohibitive, however, as you age. Premiums become more expensive and medical conditions may affect eligibility.
Alternatively, particularly if you still plan on using it for a time, you can consider gifting the property to your children, making one of more of them joint owners with you, or transferring the property to a trust with your children as beneficiaries.

If you go this route. Consider drafting a formal agreement covering shared usage, repairs, maintenance, and just who's supposed to bring the boat up at the end of the season — in other words, the very tasks that you used to assign directly.
Keep in mind that if any of these potential joint owners pre-decease you, their interest automatically transfers to the surviving siblings. In some poorly designed transfers, the cottage can suddenly end up going to one brother or sister, with the deceased sibling's children losing out.
Either way, your children should be made aware of the capital gains tax they'll likely have to pay.
Even if you pass on your cottage to them as a gift while you're still alive, the penalty could be considerable depending on what you paid for the property and how much it has appreciated over the years.

Here is the actual link to the article ------> HERE!

The Top 1% of the Top 1%

2011-10-19T11:22:00.002-04:00

I recently had a chance to go to Newport, Rhode Island for the weekend, to run a half marathon. What an amazing place....if you've never had a chance to go...it's only about an 8 hour drive from Niagara. Such amazing history, buildings, restaurants...and opulence. This is the summer playground of the world's elite. Vanderbilt-level. To be able to see the opulence and the grandeur of mansion after mansion...it's hard to wrap your head around really. The fact that many of these places are "summer homes". We saw boats and yachts that are worth 15, 20, 25 million dollars that have full time crews of 10. What a spectacle really. What really impressed me was the common theme throughout the city. The play on the heritage of the area. They basically don't allow vinyl siding and insist on historic colours throughout the town. The narrow little streets are lined with row after row of shops and restaurants. Really a great place to visit...we were only there 2 days...but I got to see quite a bit of the scenery because I ran the half marathon throughout the town...but there is so much more to see and do....not the least of which are the Mansions on the Newport Preservation Society's tour....I didn't have a chance to go inside, but I ran around them! Here's a link to the Mansions on the TOUR! Oh...and did I mention the food? Seafood galore.....wow!

Make Your Home More Efficient

2011-10-12T15:24:00.001-04:00

Here's a great Do It Yourself video on the benefits of adding extra insulation to your home....as you can see, it reduces your energy bills for both heating and cooling! You can never have enough insulation in my opinion....I haven't seen many homes in my time that have the full 15" of insulation recommended for your attic....and if you do...don't forget about your crawlspace, your rim joists, etc. This video speaks about fibreglass insulation, but there are other types that do just as good...and in most cases, even better! Things like Roxul insulation and 1/2lb and 2lb foam. It's my opinion that better efficient homes, in addition to lowering heating/cooling costs...can also make your house more valuable. Remember, it's not necessarily about what your mortgage is, as much as what your total cost of ownership is...

I'm a Glass Half Full Kinda Guy.....This Sounds Positive!

2011-10-12T14:19:00.002-04:00

I just found an article that predicts that we're going to have a pretty mild winter overall here in Niagara. I think that sounds pretty good to me! We've been blessed with a great fall so far!

Here's the article:

British Columbia and the Prairies had better prepare for an unwelcome house guest to move in for the winter, forecasters say.

Meteorologists are calling for an early and cold winter in Western Canada, probably one of the top three coldest in the last 20 years for the West Coast.

AccuWeather.com weather expert Brett Anderson said western provinces can expect a fifth-consecutive deep freeze to move in and stay.

For the rest of Canada, including the Greater Toronto Area and St. Lawrence Valley, it's expected to be business as usual with typical winter weather patterns in place most of the season.

"However, I do expect one or two major snowstorms to affect the region," Anderson said on the website.

Ontario and the Montreal area will be hit with a couple of Arctic blasts throughout the winter and several hard-hitting snowstorms, but temperatures will be above normal overall, he said.

"That's typical of a La Nina, but (blasts) don't last very long; they come and they go," he said.

La Nina is an event that takes place when the sea surface cools across the eastern Pacific near the equator. It can affect the jet stream, bringing icy blasts from the north into the western regions of Canada.

The effect is expected to be moderate this year, Anderson says.

Another AccuWeather meteorologist, Jack Boston, told the Winnipeg Free Press Manitobans can expect beautiful fall weather to change suddenly, predicting a slight chance of snow in the coming week and accumulating snow by Halloween.

Temperatures will be about two degrees below normal, he told the newspaper, noting the province will likely receive less snow.

But temperatures will be five degrees below normal across other western provinces, meaning the thermometer could dip below zero in Vancouver.

On the East Coast it will be drier than normal in Newfoundland and Labrador and slightly colder. Other parts of the East will see a normal winter, with southern areas a little less cold.

As for the Arctic, the perennial source of winter blasts, it's expected to be normal, not that that's any cause for celebration.

Here's a link to the actual article.

Are You Looking For a Home Based Business?

2011-10-06T15:47:00.003-04:00

I just came across a really cool listing for a home based business. If you're the entrepreneurial type this just may be for you. Check out the listing HERE and let me know if you'd like to set up an appointment!

Interesting Real Estate News

2011-10-06T14:51:00.004-04:00

Here's an interesting article that relates to the state of the overall Real Estate market in Canada. In Canada...and especially here in Niagara....where we get a significant amount of our news from the States...I think this will be pretty surprising for some people. We've had a pretty good year here in Fort Erie in terms of number of sales. Now with that being said, the sale prices aren't breaking any records, in fact, it's still a Buyer's market. But the good news is houses are selling. So if someone is hoping to get $200k for example, we're able to get them $193k, but the good news is....the house they are going to turn around and buy is $242k instead of $250k. This together with some terrific low interest rates and a shaky stock market can make this a great time to buy and invest in Real Estate.

OTTAWA — Home prices rose during the third quarter of 2011, but the raw numbers may not be telling the whole story of the Canadian housing market, a new survey says.

The Royal LePage House Price Survey released Wednesday found that the average price of a home in Canada increased between 5.7 and 7.8 per cent in the third quarter of 2011 compared to the same period last year.

The average price of a detached bungalow was $349,974, a standard two-storey home was $388,218 and a standard condominium was $239,300, according to the survey.

Royal LePage said that the rise in price defied expectations and suggested that record-low interest rates and a fairly stable Canadian economy have bolstered consumer confidence.

However, the third quarter of 2010 was a relatively weak period for housing prices, which makes the increase this year appear rosier than they are and may mask a decline in prices in the months ahead, it said.

"The strength in Canada's national housing market conceals signs of predictable softening in some regions," Phil Soper, president and chief executive of Royal LePage Real Estate Services, said in a statement.

"A broader slowdown is expected in the months ahead, but fears of a U.S.-style correction are completely unfounded."

Vancouver had the highest priced homes in the country during the third quarter of 2011 and was the only city in the survey where the average bungalow or two-storey home cost more than $1 million.

Halifax, Montreal, Toronto, Saint John, N.B., and Ottawa all saw prices increase between 4.4 and 10.4 per cent.

In Alberta, the volume of homes trading hands increased, but prices stayed soft, the survey found: Detached bungalows in Calgary fell one per cent in the third quarter.

Victoria was similarly weak, with detached bungalows and standard two-storey homes falling two and 1.1 per cent respectively.

Condo Living is the Life For Me! (Green Acres Theme)

2011-09-27T11:52:00.003-04:00

I've just listed a great bungalow condo in downtown Ridgeway. The development is called Ridgeway by the Trail and it was built by Grey Forest Homes in 2004. Grey Forest Homes is the pre-eminent bungalow condo builder in the Niagara Region...they have a great track record and build a great home. Ridgeway by the Trail has 24 units . The lifestyle is very condusive for retirees and snowbirds in that it's low maintenance and close to town and the Friendship Trail. Of course, one of the biggest benefits to condo living is the fact that snow removal, lawn care, and you're water bill are all included in your monthly fee, which in this case is a quite reasonable $194.00 per month. In doing my research I found that approximately 15 of the 24 units have not turned over from their original owners which I think is a great sign of a solid, well run development with happy homeowners.
The unit itself is 1200 sq. ft. 2 bedroom 2 bath and had many upgrades built into it. We've gotten a lot of great feedback about the open concept layout, vaulted ceilings, main floor laundry and gas fireplace. It also has a high basement with a bathroom rough in that is quite capable of being finished off into more living space, or it can continue to be extra storage. Of course there is a one car attached garage for your convenience as well.
Units is this development have sold in the range of $205-263k in recent years.....so we feel that we've priced this home quite well at $219900.

I've attached a copy of the MLS listing HERE if you'd like more information! Based on the response thus far I really don't think it's going to last too long....so if you're interested just let me know and we can set up a showing!

A Great Monday Laugh....

2011-08-29T15:00:00.003-04:00

I'm sure some of these signs are photoshopped....at least I'm hoping that they are! LOL Some of these names remind me of one of my favourite TV characters of all time.....Dr. Tobias Funke of Arrested Development fame...who was the world's first Analyst-Therapist who decided to shorten the length of each occupation and combine them with very unfortunate results on his business cards.

Check 'em out HERE!

Don't Like Your Neighbours?

2011-08-25T12:40:00.002-04:00

I thought this was a pretty cool video. A lot of people have seen the movie "UP"...and if you're like me the kid in you naturally thinks..."I wonder if that's possible?" Well thankfully...some other big kids who are a lot more skilled and much smarter figured out a way to make it happen. The jokes on them though...try ordering a pizza for delivery to that house! Now we just need them to work on figuring out how to make dogs & birds talk like in the movie and we'll be all set...

Unique House Comes With Long Term Tenant

2011-08-25T10:59:00.003-04:00

Here's a pretty odd story I found about a pretty unique house chattel in Sweden. In all my years in Real Estate I've included some pretty weird things in offers...old cars, an outhouse, even a family dog....but I've never had to write in a "skeleton" into the deal...

STOCKHOLM - A Swedish real estate agent has an unusual piece of property up for sale: a five-bedroom house, complete with medieval tomb and skeleton in the cellar.

The central Visby town house on the Baltic Sea island of Gotland was built in 1750 on the foundations of a Russian church. The kitchen lies on the presbytery, and the tomb containing the skeleton — visible through a glass panel — is in the cellar.

The real estate agency's owner Leif Bertwig says there is no reason to be afraid as the skeleton "lies in consecrated soil and rests in peace."

Bertwig said Wednesday the remains likely belong to a Russian man who died some 800 years ago.

The starting price for the house — all included — is 4.1 million kronor ($640,000).

Here is a link to the Yahoo! article.

Cambridge Rd. West

2011-08-23T10:42:00.003-04:00

I was just driving up Cambridge Rd. West off of Erie Rd. today....and I was just thinking what a great street that has turned into in the last few years. Almost every house is in great shape, or has just been fixed up in the last little while...it's infectious I think. This is happening all over the Beach as everyone knows but today it just struck me. Mature trees overhang the street...it's close to restaurants, Post Office, variety stores and the Beach of course. There are 1-2 houses for sale in this strip...and there are 2 building lots too listed for only $32900 each. That's all I have...short and sweet.

Lakefront Open Houses

2011-08-22T14:09:00.003-04:00

Together as an office we're going to be opening up about 8-9 of our lakefront listings this Thursday from 5-7p. A little bit of an unusual time but we're always trying to think outside the box. I'm going to be at my listing at 2547 Windmill Point Lane. We're going to have maps and flyers and such. There's still lots of great weather left to enjoy this summer....and all 4 seasons are just a little bit better on the water.

Here's a list of the houses on the tour:

205 Maple Lane
1053 Edgemere Rd.
1539 Stockton Lane
2071 MacDonald Dr.
2547 Windmill Point
2797 Vimy Rd.
495 Pinecrest Rd.
1726 Firelane 2

Hope you can swing by a few of them!

No Cookie Cutter Here!

2011-08-19T11:02:00.004-04:00

JUST REDUCED $8900!!! Everyone knows my frustration with most of the new houses being built around town, especially in the Beach, because they're just uninspired beige cookie cutters that don't make any effort to suit the area....well....this is not one of those homes. When this house was built 12 years ago the owners put a lot of thought and care to building a new house that had a cottage vibe to it and I think they did a great job! It sits on a perfectly lovely corner lot and has great curb appeal...with a covered front porch extending across the front, a perfectly manageable amount of landscaping, a fenced in rear yard and deck. Inside....is a great open concept 2 bedroom bungalow with a rear TV room with vaulted ceilings and a gas fireplace and stone mantle. This house has hardwood flooring in the main living areas and laminate in the bedrooms. In the bath is a wonderful soaker whirlpool tub. One of the great things about this house is that fact that it's so cheap to heat...they showed me their gas bill for the year and it's like $500! Not to mention they just installed an on-demand hot water tank for even more savings! I think this is an excellent value for $211000. For someone looking for a newer low maintenance house, but still wants to feel like they're in a house that suits the area they're in, and don't want to have to break the bank...this is a perfect little dollhouse.

If you'd like more of the nuts and bolts about this house check out the MLS listing HERE!

2 Great Cottages in Bay Beach for the price of 1 Great Cottage in Bay Beach

2011-08-19T10:21:00.005-04:00

JUST REDUCED $15K to $174900! I just listed a pretty cool setup in Bay Beach at 370-372 Lakewood Ave. Here's what makes it unique...there are 2 houses on a large double lot. This listing reminds my of how long I've been selling Real Estate for. I remember selling this property to the current owners way back in the olden days when I was a bright eyed and bushy tailed young salesman. Back in those days this property was a real trainwreck...but the new owners proceeded to gut both units are rebuild them! Since then they've added large Florida rooms to both the main house and the guest house. This is a pretty awesome set up for a large family, or someone who wants to live in one and rent out the other...or even as a straight up investment. The current owners have used it as a summer/winter rental for the last 5 or 6 years after using it as their own summer home for 5 or 6 years. It's ideal for parties and entertaining...and I know they've had a lot of fun there over the years! The front house is about 1100 sq. ft. including the Florida room. It's an open concept layout with vaulted ceilings in the main area which allow for a cool little sleeping loft for the kids. There is a large bedroom with an ensuite effect and 2 smaller bedrooms. Off of the kitchen is the Florida room I mentioned earlier which is wood lined and a perfect place to eat meals, watch a ball game or catch some zzzzzz's on a lazy Sunday. But let's not forget about the 2nd house...it was formerly a garage that was totally gutted and turned into a 2 bedroom house that measures about 600 sq. ft. They vaulted these ceilings too, gutted it...new wiring, plumbing, kitchen, bath....the whole kit and kaboodle. The top it off they put a Florida room on this one too and we've already discussed what they're good for...but feel free to add to the list I started. This property is located on the corner of Lakewood and Glenolden, which is exactly 1 block up from Erie and about 3 blocks over from the Beach entrance. Next time you're in the Beach feel free to do a driveby!

If you'd like more of the technical info check out the MLS listing HERE!

Summer is Here and the Livin' is Easy

2011-08-18T15:57:00.006-04:00

I just listed this classic Crystal Beach Cottage on Lakewood in Bay Beach. BTW...Bay Beach is the western portion of Crystal Beach...from Schooley Rd. over. This area was developed in the 30's and 40's, and generally it has bigger lots, is a little more spread out and had a little bit bigger cottages. This is a great one. It was lifted up in 2006 and had an entirely new foundation built under it and then set back down. It's a nice open concept layout with 3 bedrooms and lots of room for everyone. It has the original wood walls and ceilings which really add to the cool old cottage vibe. I see in a lot of cottage magazines that a lot of people are doing that crackling effect when painting wood...well this cottage has actual crackled paint...not an effect..it really happened! LOL...but one of the coolest things about this cottage is the back room. It's a huge 23x10 screened in party room that has a ton of potential. Whether it be big family dinners, spirited ping pong games, sleeping area, party area or whatever...it leads to a big rear deck too. It's the 2nd deck as there is also a pretty big deck on the side also! The whole cottage sits on a 40x100, which in Bay Beach is a single lot...but the nice thing is that this cottage is beside an unopened road allowance for Glenolden Lane, which I'm not sure will ever be open...so it's like having a little bit wider lot and you don't have to pay taxes on it! Right now it's a 3 season cottage because of the newer gas fireplace but it's just the right size to make it a great candidate to be winterized. The bottom line is this is a great place, in a great location. The owners have had many great years and lots of fun and you can too!

Si-Lo, Sell High!

2011-08-18T11:43:00.006-04:00

I've always been fascinated by unique and odd homes. Here's a guy in Manitoba who is turning a grain silo into a pretty neat house! You know what? It's actually not a bad looking place...maybe because I grew up on a farm!

Smaller is Better?

2011-08-17T11:52:00.003-04:00

I've noticed the beginning of a little bit of a trend in the last few years...and it's one that I find pretty interesting. There seems to be a bit of a movement afoot, for people to buy smaller houses, on smaller lots. Reasons that I've heard include lower utility bills, lower taxes, less maintenance, no yard to cut and some who say they'd rather have a small house all done up awesome as opposed to a big empty house done basically. I bill myself as the Green Realtor...and the environment is very important to me. And this premise makes a lot of sense to me. Why not live cheaper? Why not have a smaller mortgage? Why not have cheaper bills? Why not be able to save for a rainy day and have money to live on? Another benefit to this is that it you have a higher density of houses there will be less pressure to have urban sprawl. More little houses can mean more walkable communities which if done right can help solve transportation problems and things like that. Now...anytime there is a trend like this there are always people who take it to the extreme! I stumbled across this website for a guy who builds houses as small as 65 sq. ft! Have a look HERE! It's at least a fun little website to burn a couple minutes checking out! Wow! Not for everyone, or even not for most...but interesting none the less. Do you think you could do it? Do you think you could at least downsize?

First Time On the Market in 56 Years!

2011-08-09T16:34:00.005-04:00

I just listed this really great house on Bridge St. in Ridgeway....just off of Snake Rd. (Snake Rd. is actually Ridge Rd. N...and it's named because it's long and winding...not because there are snakes necessarily. I just figured if you're gonna be moving here you might as well learn the lingo) Anyways, it's a bungalow that was built in 1955 by the original owner, who still lives there today. But, it's a pretty big spread so now it's time for someone else to come in and love it as much as they have. It's in great shape and has been well maintained over the years. As you walk in the house you enter a 3 season sun room that is an awesome place to sit and watch the Orioles and the Blue Jays...not the baseball game, although you can if you want...I'm talking about the real birds....along with deer and such. From there you enter into the kitchen/dinette area that has been updated with oak cabinets. Then off to the dining room and into the huge living room area with a gas fireplace. Rounding out the main floor are 3 good sized bedrooms and a bathroom. Down in the full basement is a partially finished rec room...and with some updating there's no reason that it couldn't be modernized and finished off. The house is pretty efficient with newer windows and a high efficiency furnace. Outside there is approx. 2.71 acres cleared, a large paved driveway, an attached garage and a large drive shed for the riding mower (for said 2.71 acres of mowing) It's a great area...and a rare area for house to come up on the market. It's close to Ridgeway, Stevensville and the QEW. If you're looking for privacy...perhaps this would be a great house to have a look at!

Check out the MLS listing HERE!

Classic Cottage Vibe

2011-08-02T13:53:00.003-04:00

JUST REDUCED TO $169900! I just listed this summer home on Glenspring in Crystal (Bay) Beach. Glenspring is at the top of Eastwood Ave...you can actually see Bay Beach in the distance from the front porch. It really is a great place. It's sort of perched up on a little hill...and is kind of rare for the area in that it's a "side to side" cottage....whereas most are "front to back"...so it has a nice curb appeal. This is a year round home. It has updated windows, furnace and a/c, and has been lived in year round in the past. Large open concept feel to it....kitchen/dining room/living room and eating area...plus 2 bedrooms, laundry, and a large bath with a claw foot tub. The flooring is updating laminate along with carpetting. Both the kitchen and the eating area both lead out to a huge deck...big enough for the whole family, including your wacky great-aunt Bethany. This is an ideal place as a summer home, a rear round home, a retirement home, an investment, etc. Crystal Beach is a great area that's on the rise....perhaps now is the time to become a "beacher"?

Here's a link to the MLS Listing!

Energy Audit Grants Are Back!

2011-08-02T13:34:00.003-04:00

The Government of Canada has officially renewed the extremely popular ecoEnergy Retrofit Program. Basically, homeowners have an opportunity to receive refunds of up to $5000 to complete energy efficient upgrades to their homes and rentals. I gotta say, for a guy who bills himself as the "Green" Realtor...I love this program. It helps offset the cost of energy efficient furnaces, windows, hot water tanks, a/c and most importantly, insulation! If you're thinking of doing any of these upgrades...you'd be wise to have a look at this program! Not only do you get money back, you'll be increasing the value of your home and decreasing your cost of home ownership each month! If you're a landlord, or a renovator....this program can work great for you too! Check out the program HERE.

Of course...if you don't have a house to utilize this program with....I know a guy...ahem ahem...who can help you out with that!

Do You Value Privacy?

2011-07-08T12:53:00.003-04:00

OK...this is hands down one of the coolest locations that you're ever going to find. Honestly. There are stone pillars off or Point Abino Rd. just north of Erie Rd. which lead to an inconspicuous looking driving that leads back into the woods about 1/3 of a mile. I've yet to drive down this driveway and not see a deer, or a rabbit, or jays, orioles, cardinals, raccoons, or giraffes. Then you take a little left, and there in the middle of a big clearing is a 1930's era farmhouse. I always say the worst thing about this location is that you'll never be able to order another pizza for delivery...as no one will be able to find you. The house was moved here from Ridgeway long ago and has been in this family for over 50 years! It's a well maintained old farmhouse, but keep in mind that at this point, it's just a cottage. It does have a heating system...and the owner is adding all new windows literally as we speak, together with a new water softener and 100 amp service. But in order to be a year round home it'll need insulation for sure. Of course, with such a long driveway you'll need to have a plan for snow removal too!
This really is a special property...it has a ton of character. At one point it was set up for a bit of an inlaw suite. It has large principal rooms...with wood floors and wood trim. As far as summer homes go...this property is one of the finest...and as far as winterized homes go...this house has all the potential in the world!

Happy Independence Day!

2011-07-04T15:22:00.003-04:00

So today is July 4th, also known as Independence Day to our neighbours to the South. Here in Crystal Beach...the heart of Canamerica...it's a great excuse to drag out our July 1st Canada Day into a 4 day party with our closest allies! LOL Since this is a Real Estate blog I thought I'd post some info about the most famous house in the U S of A...The White House. It's really a fascinating place with a colourful history...for example...it wasn't always white. In 1814, during the War of 1812, the White House was set ablaze by British troops during the Burning of Washington, in retaliation for burning Upper Canada's Parliament Buildings in the Battle of York. Ooops....our bad. It was originally stone grey. The Grey House just didn't have the same ring to it anyways...here's some great info!

White House History

White House Wikipedia Page

Are You a Level 5 Warlock Looking for a Winning House?

2011-06-24T12:36:00.004-04:00

Here's a little virtual tour of everyone's favourite 2.5 man Charlie Sheen. Oh man....imagine if these walls could talk...

This would be a great house if you're a fan of warlocks, wizards, call girls, goddesses, winning and tiger blood. If you have a couple $ million lying around....give me a shout and we'll set up a showing.

Follow Up to the Reclusive Heiress Story

2011-06-24T11:49:00.003-04:00

Last month I wrote about a fascinating story of a 104 yr old reclusive copper heiress who had passed away. (You can find that story HERE.)

Here's a little bit of a follow up to that story...although I suspect that we have yet to hear the end of this story...

"A reclusive copper heiress who spent the past decades living in New York City hospitals has left most of her $400 million fortune to charity--and a nurse who was randomly assigned to care for her 20 years ago.

The New York Post reports that Clark, who died last month at 104, divided up the rest of her assets among her accountant, her lawyer, a physician and a goddaughter. Authorities are investigating whether the lawyer, Wallace Bock, and her accountant, Irving Kamsler, inappropriately influenced how Clark handled her money. (According to the Post, Kamsler pleaded guilty in 2008 of attempting to send indecent images to underage girls online.) For her part, Peri says she will cherish her inheritance in honor of her friendship with Clark--and give a substantial portion of it away, in emulation of Clark's own will. "I saw Madame Clark virtually every day for the 20 years. I was her private duty nurse but also her close friend. I knew her as a kind and generous person, with whom I shared many wonderful moments and whom I loved very much," the nurse said in a statement to the Post. Clark was the daughter of Montana Sen. William Clark, who was once the second-richest man in the country. According to Clark's will, her nurse spent more time with her than anyone else and became a "friend and loyal companion," The Post reported. Clark had no children, and specified in her will that she had no interest in leaving money to the descendants of her half-siblings or other relatives. She is also donating a painting in Claude Monet's famous Water Lillies series to the Corcoran Gallery in Washington, D.C. It has not been publicly seen since the 1920s."

The full article can be found in it's entirety HERE!

First Acting Gig......Nailed It!

2011-06-20T12:45:00.004-04:00

Recently the Niagara Association of Realtors wanted to put together a video to show the important role that Realtors play in our communities. We donate a lot of time & money to various causes throughout the region. They needed a young, handsome, suave, successful, camera friendly, studly kind of guy for the video....some eye candy if you will....well...it looks like they must have not had much luck finding that type of person because they eventually settled on me. I don't even want to tell you what I had to do to book this gig...

Is This Ironic?

2011-06-17T13:21:00.003-04:00

I found this story about the Nigerian Government owing the City of New York millions of dollars in unpaid taxes...

NEW YORK (AP) -- New York City says the government of Nigeria owes it millions of dollars in unpaid taxes on the Manhattan building that houses the Nigerian Consulate.

According to a city lawsuit filed late Monday in federal court, Nigeria owes $4.1 million to $16 million in real estate taxes and interest. Diplomatic offices are tax exempt. But New York City says parts of Nigeria's 22-story building near the United Nations have been used for commercial purposes, including for Nigeria Airways offices. Those uses are taxable.

Mayor Michael Bloomberg said Tuesday that the city will go after every dollar that is owed to taxpayers. Consular officials did not immediately respond to a phone call and an e-mail seeking comment.

Actual Article HERE!

Well I got to thinking.....wait a second....what if I put the City of New York in contact with the Nigerian Prince who has been emailing me looking for me to help him get his $15 million out of the country. I don't know how this Prince found me, but he did, and he seems legit...he has an email address and everything. He said that we can totally split the money after. All he needed was my credit card number...maybe NY can get the money from him somehow and kill two birds with one stone...all they need to do is give him their credit card number.

Most Expensive Cities in Canada to Buy a Home

2011-06-16T13:59:00.003-04:00

I found this great little slideshow of the priciest cities in which to live in Canada....leading the way...with a whopping 25% growth in the last year is Vancouver...where the average sale price is $831555!!! Wow! According to our stats from the Niagara Association of Realtors, the average sale price in the Town of Fort Erie so far this year is about $179k! I really think that our area is still one of the best values around, considering our amenities, our lakefront, our proximity to major centres such as Toronto, Buffalo, Hamilton, St. Catharines, Niagara Falls...not to mention sports, airports, quality of life, etc.

Check out the link to the slideshow HERE!

Fort Erie Beach Tour Videos - Bernard Rd. Beach (Thunder Bay)

2011-06-15T13:48:00.010-04:00

Continuing on my tour of Beaches in the Fort Erie area. A couple of weeks ago we visited Crystal Beach and today we're visiting the Bernard Rd. Beach...also known as Thunder Bay. As you'll see, it's a beautiful, south facing sand beach located only moments away from historic downtown Ridgeway. There are a wide ranging variety of homes in this area ranging from about $85K right up to over a million! As with Crystal Beach, and all the others in the Fort Erie area...they're popular areas because of quality of life, the proximity to bigger areas (yet still a small town), shopping, recreation, golf, etc. A great place to live, work, visit, play, vacation, etc.

Check out the video!

Mr. 3000

2011-06-13T12:50:00.006-04:00

Here's a link to an article I just saw on the new house that New York Yankees legend Derek Jeter is having built in Tampa. He's about to become the first Yankee to reach the magical 3000 hit mark. I think that you'll see that, in the words of Saturday Nights Live's Chico Escuela, "Baaaaseballl....has been berry berry good to me" This little getaway was built after Jeter bought 2 adjacent lots for $7.7 million dollars in 2005 & 2006 and clocks in at about 30000 square feet....making it just about big enough for the Yankees to hold spring training games there.

Check out the pictures here.

Down Size Your Home/Up Size Your Quality of Life?

2011-06-10T15:00:00.004-04:00

I just love this new article that I found. It's about a family of 3 giving up the rat race of having a 2000 Sq. Ft. house and downsizing allllll the way down to 320 Sq. Ft....an extreme that obviously is not for everyone...however...I think there is a lesson in it for all of us. I love her quote....she doesn't talk about what she doesn't have...she talks about what she does have. There seems to be a real trend for people to build smaller, more urban type living areas. This sort of thing can help with urban sprawl, energy efficiency....cost of living! Do you think you could do it? Do you think you could give up your house and live in a 320 Sq. Ft. home? How about a 500 Sq. Ft. home? 750?

Check out the video HERE...I love it!

Summer - Yes Please Deck - Yes Please

2011-06-09T14:56:00.006-04:00

I was watching the Today Show as I sometimes do...and I saw this feature about decks and thought it was pretty informative. Some good stuff about composite decks vs. wood. Each have pros and cons...composites are still much more expensive than wood...but they last longer. That's not to say that a well cared for pressure treated deck won't last for 20 plus years. Either way....this area is perfect for decks...sitting on them on a cool summer evening with a few drinks and some good friends. Not to mention that studies have shown that decks are one of the best returns on investments that you can make to your home dollar for dollar.

Check out the Video HERE!

Energy Audits - Back in Action?

2011-06-07T12:37:00.005-04:00

A lot of you may have heard of the energy audit program that had been in place for the last few years. It was put in place to encourage homeowners to make their homes more efficient, and in exchange, the provincial and federal governments would rebate a percentage of the improvements up to $10k! It was a great program...and I know a lot of clients who got a lot of use from it and continue to enjoy the benefits of lower bills! Well, sadly, earlier this year, on Mar. 31....the program basically ran out of money and was suspended. However, it looks like the program has now officially been extended! When I know all of the details I'll post them for everyone to see. Energy efficiency is the name of the game in my book. Lower bills mean increased house values, happier tenants, less usage which is good for the environment, etc. It's win win win! So stay tuned on this one....

Here is the official link to the Office of the Ministry of Environment.

I've always been pretty big into energy efficiency in homes...hence, the Green Realtor....and I'd love to work with you to take advantage of this program. So please let me know if I can be of any assistance!

What The Heck Are These Things?

2011-06-02T10:33:00.003-04:00

By now you've probably started to notice this UPC type codes starting to pop up here and there, whether it's in an ad in the paper, or a magazine, or on a billboard...and you're thinking...what the heck are these things? Well, here's the scoop...they're called QR codes...and they allow anyone with a smart phone, blackberry or iphone to scan the code and get information. It's still kinda new and in it's infancy but I think it's a great tool that can have some great impact on Real Estate. All of my listings around town now have a banner with QR codes on them. For you as a buyer, it can basically be a virtual flyer on every sign...so you can get the info you want quick and easy without the nasty, pushy, big bad Realtor pestering you. For you as a Seller, it insures that people are able to get the info on your house easier. I don't think it takes the place of anything, we still have flyer boxes...but it's just one more tool that I'm using to market my listings. It can allow me to update people on reductions and changes and get info out to the public a lot faster! I'll always continue to look for ways to adapt technologies to see how they can work for my clients...and QR codes are just an example of that! Happy Scanning!

In the Heart of the Beach...

2011-06-02T09:55:00.002-04:00

This is a perfect house for someone who wants to be in the heart of the village of Crystal Beach. It's perfectly perched overlooking the renovated and historic Queen Circle Park, which is a meeting ground quite often for concerts, festivals and such. This house has been renovated and has a lot of great features including new laminate floors, fresh paint and a gas fireplace. There is a lovely little sun room off of the living room that overlooks the park. Situated on a compact low maintenance lot that has an ideal opportunity to create an urban type private courtyard for entertaining. It's quite a large house at almost 1600 sq. ft in any price range...let alone the price range that this is in...at $129900 (Just reduced from $139900) We think it's really priced well now, afterall, it was $149900 last year...and based on the activity it's had recently...and the fact that finally...FINALLY...the nice weather is here...that it won't last too much longer.

Beach Volleyball Tournament

2011-06-01T17:10:00.005-04:00

The Crystal Beach BIA has once again sponsored a series of Beach Volleyball Tournaments right on World Famous Crystal Beach this year. The first one is June 11 & 12. More info can be found at www.niagarasportandsocial.com . These tournaments are super well run with referees. They're co-ed and have 3 different skill levels. A lot of restaurants and businesses are sponsoring teams so ask your favourite business if they'd consider sponsoring your team! We had a great time with these last year...who doesn't love sand, sun, bikinis, muscles, etc? Last year we got up to 20 or so team for the last tournament and the competition was fierce, both on the sand and in the bars afterwards...LOL...

Do You Like Old Houses? Do You Like Cool Pictures?

2011-05-31T23:01:00.004-04:00

If you answered yes to either of those 2 questions....check out this Ontario Abandoned Places Facebook Page I found. There are some really great shots. Each one of these buildings has a unique and cool story. How'd it end up abandoned or run down? Doesn't part of you want to fix them up and return them to their former glory? There's also pictures of old hospitals and stuff that are downright creepy...so if you have a few minutes to spare....check it out!

If Two Weathermen Say 50% Chance of Sun, Does That Add Up to 100% Chance of Sun?

2011-05-31T08:20:00.004-04:00

Here's an article I found on yahoo.ca and truthfully, I think it's the message that we all are hoping to hear this summer! I think we've all juuuuust about had enough of the rain. Let's put down our Ark building tools and dive into summer!

TORONTO - Mother Nature is planning to give Canadians a reprieve from the cool, soggy spring weather that's blanket most of the country _ she just might do it in unorthodox ways, the Weather Network said Monday.

The long-term summer weather outlook, which offers general predictions for June, July and August, calls for a rise in the nippy nationwide temperatures and a widespread break from the relentless rain that reeked havoc in parts of the country.

The respite won't come immediately, however, and Forecast Program Manager Chris Scott said the season's weather patterns are likely to live up to their reputation for unpredictability.

The waning of the Pacific weather system known as La Nina is expected to lead to stable temperatures through western Canada, he said, adding conditions will vary more dramatically in provinces east of Manitoba.

"You may have a heat wave for three days, then it turns quite cool, followed by another stretch of warm weather," Scott said in a telephone interview from Oakville, Ont.

"That's not that unusual, but we think there'll be a little bit more of an up and down pattern than sometimes we get during the summer."

Apart from those potential swings, Scott said Canadians can expect to enjoy summer conditions that are typical for their regions.

Average summer temperatures are forecast for the entire country, Scott said, adding warmer conditions may prevail in the northern Prairies through to Nunavut.

Such a rise in the mercury would continue a trend that's evolved over the past several years, he said.

"Season after season in Canada's north, we are continuing to see above normal temperatures," he said.

Precipitation is also expected to remain within normal seasonal levels for July and August, according to the long-range forecast.

It's a different story for June, Scott said, adding an active storm track is expected to make its presence felt for much of the month.

Storms blown by the jet stream will lead to continued soggy conditions from Regina to Montreal, he said.

"There will still be some active weather this summer, especially to start," Scott said.

"For much of June we will see above normal precipitation."

Precipitation has been the weather story of the season so far, he said, adding snowmelt in the eastern Prairies and steady rains in Quebec were the primary factors behind devastating floods in the provinces.

The Weather Network's predictions differ somewhat from preliminary forecasts issued by Environment Canada earlier this month.

Senior Climatologist David Phillips previously suggested summer temperatures would be warmer than usual across the country. The agency is slated to release its detailed outlook in early June.

I Don't Have Any Worthy Adjectives To Describe This Picture Properly.

2011-05-30T16:48:00.005-04:00

This is a picture that I saw on the Bullet Media website...it's just truly an amazing picture! It was taken during last nights storm over Lake Erie. If you're someone like me who loves watching Thunder & Lightning storms out on the lake I think you'll appreciate it as much as me! Wow! I mean this is straight from the pages of a magazine! I think that's enough exclamation points for me for now.

Cottages, Cottages, Yeah! Cottages, Cottages, Yeah!

2011-05-30T13:58:00.007-04:00

Fun Fun Fun Fun.....'tis the season to start thinking of maybe making a 2nd home purchase in Crystal Beach. I spent the better part of the weekend showing cottages to prospective buyers in the Beach. It's amazing what a little bit of sunshine, and some green leaves, and a stroll on the beach can do for the Real Estate market. I think the conditions are good for making a purchase right now. There seems to be a good cross section of cottages available, both year round and seasonal ranging from about 90k and up. Mortgage rates are ridiculously low and history has shown that real estate in Crystal Beach is not only a terrific investment, with MLS stats showing an approx. 80% gain in the last 10 years, on average of course, but it's more than that really, it's a lifestyle. It's the beach, it's sitting on the deck having a few beers or margaritas, it's the kids playing volleyball in the yard, and having a campfire at night, it's the kids having up all their friends up for the night, it's about evening strolls for ice cream, it's about fireworks, it's about relaxation, it's about burgers n' dogs on the grill, it's about meeting life long friends...it's all of that and more...throw in the fact that for a lot of Buyers from Niagara, GTA and WNY...it's only a short drive back home in case mom or dad has to work a day or 2....or little Billy has soccer practice kinda thing! It's an exciting time in the Beach...it's hard to drive down a single street and not see an old house being fixed up, or a new deck being added, or shutters, or even a new house altogether.....so how about you? Are you up for it?

If you've never been to the Beach, check it out here (Crystal Beach Video) or better yet...come down for the day! If you've spent the day....consider spending a weekend...if you've spent the weekend...how about a week? If you've done a week....maybe it's time for the season? If you've done a season, and want to make it a lifetime...then give me a call. I'd be happy to take you on a guided tour...and help you to become an "Official Beacher"!

Memorial Day Weather...

2011-05-27T15:43:00.003-04:00

Thought I'd check in with our very own State of the Art Crystal Beach Weather Station to see what the weather will be like this Memorial Day Long Weekend!

I'm Totally Fascinated With This Story

2011-05-27T10:10:00.003-04:00

I've been following this story for a while now, ever since it started to appear on the internet a few years ago. I know this is a Real Estate Blog of course, but this has an interesting Real Estate twist to it so I thought I would share it. For those of you who haven't heard of the story yet, Huguette Clark is the daughter of a Copper Tycoon and former Senator who was quite scandalous in his day....and that day was around 1900! He was pegged as either the richest or 2nd richest man in America at that time. He was born in 1839! Well, his daughter, Huguette, just passed away at the age of 104. 171 years after her fathers birth! What makes this story even more fascinating is the circumstances of her life and death. She was ultra-reclusive. And ultra-rich. The photo I posted is the last known photo of her...and it was taken in 1930! She was married briefly in 1928 and had no children. She maintained three large estates....one in Santa Barbara, California that is valued at over $100 million (which she hasn't visited since the early 50's but kept a full-time staff to caretake), one in Connecticut that is valued at $24 million (that she's never lived in), and the largest apartment on 5th Avenue in NY that is also worth over $100 million (that she hasn't lived in since the 80's). Where did she live out the last 30 years of her life you ask? In a NYC Hospital under an alias despite being in good health until recently. Her fortune was managed by her lawyer & accountant, both of whom only met her once or twice. I just find this story so fascinating...from her father going from rags to riches, to the scandals he was involved with, the wealth, the mystery, the intrigue. It really is an amazing story....one that I'm sure will be brought to a small screen soon! Here's a good link to some good articles...there are lots floating around the 'net....

http://www.msnbc.msn.com/id/39006900/ns/business-local_business/t/huguette-clark-reclusive-copper-heiress-dies/

Sneak Peak...344 Cherrywood Ave.

2011-05-26T14:17:00.006-04:00

I just listed this house down in Crystal Beach at 344 Cherrywood Ave...exactly one block from the best beach in Ontario in my opinion. (Click Here If You Need a Reminder) This house was recently gutted...and I mean gutted...right down to the studs. From there, not only was it put back together...but it was put back together in a first class way, a great balance of modern efficiency and cottage charm. It's about 1100 Sq. Ft. and is a storey and a half. The main floor is very open concept...with a large kitchen area flanked by a dining area and a living area. Kitchen has all new IKEA kitchen with lots of cupboards and counter space and a breakfast bar. Patio doors off the dining room lead to a brand new 15x10 wood deck, a great place for BBQ'ing as well as relaxing with a couple of adult beverages after a long day at the beach soaking up the rays! Back inside, they've done a really good job of making this space be bright and airy by making vaulted ceilings and both the front and back of the house. There is a bedroom on the main floor as well as another front room that is perfect as a 2nd bedroom, or as a front porch or a tv room. Upstairs there is a loft that can be even more bedroom space...or anything you want it to be really. They've been careful to use cedar shake, solid wood doors, craftsman style trim and finishing touches to create a house that has "it"....the "wow factor" This isn't on MLS quite yet but it will be soon....when it is I'll put the link up here to it. In the meantime it's listed at $174900. This house is vacant and could be yours in about 2 weeks!

I Just Found Out My Childhood Treehouse Was Kinda Lame Afterall.

2011-05-26T09:23:00.006-04:00

I saw this segment on the Today Show recently and was just blown away. I really thought the treehouse that I built as a kid was pretty wicked...and in a way it was. But these treehouses have taken it to a whole new level! I would like to stay at that Treehouse Hotel though....how cool is that? I guess what all this means is that you'll need to give me a call so we can start looking for a house with lots of trees...

http://realestate.msn.com/video/default.aspx?vid=32c50b56-62ce-4fc0-a608-595d20ef6137&from=msnrealestate_home

And...just in case you're not feeling inferior enough....here's a link to the "World's Largest Treehouse" :) Enjoy...perhaps it's time to start designing your own getaway!

http://funster.us/2009/10/worlds-largest-treehouse-near-crossville/

Fort Erie Beach Tour Videos - Crystal Beach

2011-05-24T16:29:00.005-04:00

I'm going to be creating a series of "grassroots" videos featuring the various waterfront areas along Lake Erie throughout the next few weeks. The idea behind the videos is to give people an idea of what Fort Erie has to offer with respect to properties along the water. I'm hoping to show that there are lots of areas to choose from, each with their own special characteristics. The first area I decided to video was perhaps the most well known of our beach areas, Crystal Beach. I think you'll see in the video that this beach is 2nd to none...enjoy! Please let me know if you have any questions or comments, or if you have any specific areas you'd like me to profile.

I'm Confused (More Than Normal)

2011-05-24T12:17:00.006-04:00

I'm happy to report that this house is now sold! The new owners seem like great folks and will be giving it a total re-do from what I've heard!

I have this listing at 128 Lincoln Rd. E. It's a duplex with one unit up and one down (and it's fully rented and generating almost $1300 per month! It appears to me to be a super solid building, with a nice high foundation and a brand new roof in 2010. It has some new windows as well. Here's the deal. It's kinda ugly. I know that sounds mean but fortunately houses don't have feelings. However....the good news is this...it really wouldn't take much to turn this into a great looking place annnnnnd...it could kill 2 birds with one stone. Here's what I would do....I'd finish the last few windows that have yet to be done, and then I would insulate the exterior of the building in styrofoam before I sided it a nice colour...and I mean a nice "beachy" colour...not taupe, or beige, or light beige, or mocca....but a nice blue, or green, or yellow, or red, etc. Then I'd throw up some nice shutters to really give it some pop! This will do a number of things. (1) Get the bills lower. Energy efficiency is the name of the game. Currently the bills are in the landlords name, and my opinion is that the utilities should be split up so they can go in the tenants names. So while they're in the landlords name at least it will reduce them....and when they're in the tenants name the bills will be low which means happier tenants (who are less likely to move). (2) It will make the building worth more because it will have more curb appeal. (3) It will also make the building more rentable at better rates. Good tenants like to live in good looking buildings too. (4) With better curb appeal, and with good tenants...it will continue the trend of what is already happening on Lincoln E., where there is a lot of fixing up and renovating going on!
Next, if it were me....as mentioned...at the soonest opportunity I would separate both gas & hydro. It's fully rented now...and I probably wouldn't recommend it until one of the tenants moves out, but then I'd seperate them, and move the new tenants in with a rent plus utilities. The other tenant....I would continue to include their bills (but at least it would be much lower) Then...if the other tenant doesn't move out, perhaps you can take an average of 12 months of bills and offer to reduce the rent by that much...just an idea.
Here's another idea that is kind of outside the box a little....there's nothing saying this house has to remain a duplex. If you're looking for a big 1800 sq. ft house this could fit the bill as well. It's listed at $99900 and whether it's as a duplex or as a single family home...I really think this can be a great deal. I can count on one hand the number of places that are under $100k and they're certainly not as large or as solid as this one. Here's a link to the MLS listing:

http://www.realtor.ca/PropertyDetails.aspx?PropertyID=10273715&PidKey=508252955

Space Saving Tricks for Small Kitchens

2011-05-24T11:57:00.003-04:00

Here are some great tricks to consider if you're looking for ways to give your kitchen a little makeover. As you know...kitchens & bathrooms sell houses...and sometimes it can be a pretty small investment money wise to give your kitchen a new vibe. Door handles, a new back splash, fresh paint, a new light fixture, under cabinet lighting, new counter top, a new cool kitchen faucet are all things that can be relatively inexpensive but really give your kitchen some fresh pizzaz...

http://lifestyle.ca.msn.com/home-garden/decor/hearst-gallery.aspx?cp-documentid=24540585&page=1

Best 10 Minutes You'll Ever Waste!

2011-05-22T20:50:00.003-04:00

Wow...talk about some amazing houses on this site I found. I really enjoyed the cliff houses. I wonder what the delivery man at Home Depot thought when we was dropping off the lumber. "um yeah....can you deliver this drywall to 666 Dead Mans Cliff Lane. Just go up this winding path until you see a rope bridge, cross over it slowly and then up the narrow path....and then look up...we're at the top of that 500 ft. cliff. You'll need to walk the pieces up the cliff stairs individually."

http://weburbanist.com/2008/09/09/70-amazing-houses-from-around-the-world/

Very Cool House in Ridgeway....

2011-05-20T15:58:00.007-04:00

Update: This House has now sold for $210K

This house isn't even my listing but I think it's such a cool house that I really wanted to do a little writeup about it (with the listing agent's permission of course) It's 593 Ridge Rd. in Ridgeway. It's a big character home. From the moment you walk up the steps of the covered front porch and through the great big solid wood front door it's like walking into a bit of a time warp. Lots of natural wood trim, wood floors, wood dividers, original pocket doors, a classic wood staircase (with one of my favourite features...a back staircase) and original panelled dining room walls (No...not that goofy panelling from your parents rec room back in the 70's...the real deal) Even the soffit and fascia is very ornate and would never be duplicated in this day of cookie cutter homes. Upstairs there are 4 bedrooms....3 of which are pretty good size and 1 which would be an office or guest room...but off of that room is a 2nd storey door to a would could be a balcony, which is pretty cool because it would overlook a huge 332' deep lot. To top it all off there is a 3rd storey walkup that could be awesome (my other favourite feature of old homes)....especially for a kid....create some space where kids can hang out, play video games and stuff and the mess would be out of sight! It really could be awesome up there....there is a small finished room but there is no reason it couldn't be the entire 3rd floor. Lastly....high on the coolness scale is a 34'x26' concrete block building at the back of the property with a concrete floor and high ceilings...could make a great workshop or garage! This house is listed at $215900 and I'm betting it won't last long at all....the MLS # is 20141077 or you can click this link:

http://www.realtor.ca/PropertyDetails.aspx?PropertyID=10698743&PidKey=-1865688823

Please give me a call or email if you'd like to have a look! Please share with anyone who you think would be interested...

Blast from the Past!

2011-05-20T10:47:00.005-04:00

Contractors who were working on a house that's being renovated found an old, tattered and weathered newspaper from the olden days of 1997....and lo and behold...who's this fresh faced whipper snapper all bright eyed and bushy tailed? Long before I too was old, tattered and weathered. Makes me think of how long I've been doing this job for....but you know what? I love it. Everyday is different...sometimes it's stressful...and sometimes it's frustrating...but to help someone get that first house....or that family cottage....or to sell that house they fixed up...is a great feeling. So thank you to all of my past customers for that....I hope for many more great years!

Incredible Buildings Around the World....

2011-05-20T08:22:00.004-04:00

Here's a pretty cool site that features pictures of 50 wild, weird and wacky buildings from around the world. I think they range from wow! to what were they thinking! LOL Maybe we should build a cool building right here in Fort Erie?

http://villageofjoy.com/50-strange-buildings-of-the-world/

Cool Cottage Ideas...

2011-05-19T09:30:00.002-04:00

Here's a cool article that I found with some pictures of some cool cottage-style looks....might be some good inspiration if you're interested in buying a cottage in Crystal Beach (or anywhere else for that matter!)

http://lifestyle.ca.msn.com/home-garden/decor/hhgallery.aspx?cp-documentid=28354600

Ridgeway Century Home

2011-05-18T15:43:00.007-04:00

I literally just listed a pretty cool old century home in Ridgeway, at 505 Ridge Rd, near Hazel St. It's a classic big old house with lots of space for everyone. You walk into the foyer which has a winding 2 landing staircase...off to the side is the living room which then leads to an oversized dining room and a mammoth kitchen. Like this kitchen is about the size of 3 kitchens with lots of cabinets. Off the dining room is also a main floor master bedroom and a full bath. Past the kitchen is a rear foyer type of area that connects the house with the attached garage and workshop area. The man that owned this house was a guy who loved to tinker and work away at things...so he made a 15'x13' heated and insulated workshop in behind the attached garage with it's own gas forced air furnace, and lots of power for all the power tools. But back to the house...at the top of the stairs is a landing, which is a great little area for a computer...the builders back in 1911 most have known that in the year 2011 there would be computers that would in turn require computer nooks. There are 3 good sized bedrooms upstairs, 1 even has a big walk in closet...as well as a 4 pc bath. This house is situated on a nice big 74x192 fully serviced lot....in the back yard are also 2 more sheds and a patio off of the kitchen. This really is a neat old house that has been well cared for, but at the same time offers lots of potential to restore even further...we've priced it to sell at $169900...let me know if you'd like to have a look!

For more detailed info please check out the MLS listing....here!

Are You Currently Experiencing Unwanted Zombies?

2011-05-18T14:22:00.003-04:00

Here is a link to a really cool article I found about the "World's First Zombie Proof House". I'm not sure if it's listed....and it is in Poland...but if you're having problems getting rid of pesky zombies...let me know and I'll see what I can set up!

http://all-that-is-interesting.com/post/4956385434/the-first-zombie-proof-house

The Closest You Can Get to the Beach....

2011-05-18T13:20:00.004-04:00

This Cottage is now Sold for $110k!

Without actually being on the beach! This 2 bedroom cottage at 410 Cherrywood Ave. is the first house up from Erie Rd...right between the 2 beach entrances. It's very rare to get a cottage this close on a double lot like this one is....especially considering it's priced at $118k. The previous owner actually lived here year round...although I'm sure anyone would want to make it a little more energy efficient no doubt...it would cut down on the bills & increase the value too! Summer is here...well...almost here...so get ready! Imagine wandering down to the beach for the day...and then wandering back and planting yourself on the back deck with the BBQ fired up and a cold "beverage" or 3...

Do you have a good throwing arm?

2011-05-17T15:46:00.004-04:00

I ask this odd question because if you do you might be able to throw a baseball from this cottage to the sand beach. This is a great family cottage on a double lot on Oakwood Ave. It's just about at the corner of Oakwood and Birchwood which puts it just into the 2nd block. The cottage has an updated roof and is vinyl sided. It's also had maintenance work done on the piers, making this cottage very level and solid...which is a little bit of a rarity in the beach! There is a classic cottage type front porch on this cottage as well a large rear deck, which the kitchen patio doors lead to! This is a great little cottage that has been in this family since 1966. They have lots of great memories here over the years....perhaps your family can begin to make some memories here from now on! This cottage could be yours by the end of the month! If you have any questions about this cottage...or any other cottage in Crystal Beach....just gimme a call/email...I'm sure I can point you in the right direction! The MLS # on this one is 20141104 if you'd like to check out more info at www.realtor.ca

Own Cheaper Than Rent....$109900

2011-05-17T15:15:00.006-04:00

I just re-listed a cute house in downtown Ridgeway at 231 South Mill St. It was $117900 but now it's $109900! It feels like a really solid house with wood floors, a brick mantle and a gas fireplace. The roof is newer as well, along with the majority of the windows, with the exception of the front porch windows. This house is pretty open concept on the main floor in the large kitchen, together with the living room and dining room. I think it would make a terrific starter, or perhaps even a rental for someone. It's heated by a gas fireplace which the owners tell me does 97.5% of the heating...although there are electric baseboards which serve as a backup when the weather gets particularly nasty. The mortgage rates are so good right now that chances are you could own this house for less that what it would cost to rent it. It's sort of a unique set up in that this house used to belong to John's General Store next door...which of course has been a Ridgeway landmark for years and years. Over the years it was sold off but the owners of 231 South Mill St. are still permitted to use the access to park in the back yard. I think there is also room to put a driveway in the front if someone was so inclined as well.

If you'd like to know more....please give me a call at (905) 894-4014 or check out the MLS listing HERE!

Marketing Fort Erie in the Big City

2011-05-11T13:22:00.003-04:00

Here is an article written by Kris Dube of the Fort Erie Times.

The local Economic Development and Tourism Corporation (EDTC) is spreading the word about Greater Fort Erie.

With its external marketing campaign that focuses on the promotion of the growing town of 30,000 throughout the Greater Toronto Area and parts of Western New York, one of the strongest tools being used is a 48-page, high-quality glossy magazine that is being distributed to surrounding metropolitan areas.

The title of the campaign, "Why Fort Erie?" includes the document and a video that was directed by Academy Award winner Colin Chilvers, who lives in Ridgeway and received his cinematic accolade in the 1990's for his special effects work on Superman.

On Monday, EDTC general manager Jim Thibert updated the mayor and council about the finished product and the 50,000 copies of it that will be distributed outside of Fort Erie.

"It's a unique document and we're very proud of it," said Thibert.

Last year, the former council approved $85,000 during the budget process to go toward the printing, design and copy. Most of the photography people will see within its pages, was taken by Thibert, who is rather experienced behind the lens of a digital camera.

Thibert said the piece of literature will provide a better understanding of what Greater Fort Erie has to offer for people outside of the municipality, or have never visited here before.

"It's intention is to build bigger awareness of our community," he said.

Ward 5 Coun. John Hill, who is also one of two EDTC representatives on council, commended Thibert and his staff for the finished product.

"It's a very professional piece and to that end, I would congratulate the EDTC on a job well done," said Hill.

Rick Shular, Ward 2 Coun. agreed it is something that deserves applause.

"It speaks volumes to what we have to offer," said Shular

http://forterietimes.com/ArticleDisplay.aspx?e=3119199

Renovated Farmhouse in Sherkston - Just Reduced!

2011-05-10T17:01:00.015-04:00

Just Reduced to $189900! Here we have a totally renovated...down to the studs...farmhouse on the corner of Holloway Bay Rd. and Sherkston Rd...the dividing line between Port Colborne and Ridgeway. It's a 3 bedroom 1.5 bath 2 storey home measuring approx 1300 sq. ft. It's always been a super solid house but it fell into disrepair. You name it, and this house has had it updated, and in fine style. Not just your basic renovations. New 30 year architectural roof, new low E argon gas filled windows, all new wiring, 100% new plumbing & water filtration system, new front deck, new side deck and new rear balcony. Very energy efficient with complete new foam insulated walls and R50 blown in cellulose in the attic. New drywall, vintage doors and vintage trim. New kitchen with ample cabinets and some select glass front doors. New vintage style lighting all throughout...together with 14 pot lights throughout the house. Vaulted ceiling in the main bath with skylight and chandelier. New oak treads and steel spindles on the staircase leading to 3 bedrooms with the original refinished wood floors. Kitchen and entry areas feature ceramic tile flooring. Laundry hookups have been thoughtfully relocated to the 2nd floor closet area, ideal for a stackable washer and dryer. Brand new hi-efficiency gas forced air furnace and owned power vent hot water tank will help keep the bills low. For 100 years this house had no sump pump it appears but a new sump pit and pump have been added for your peace of mind. Also, the septic system is only 10 years old! There will be landscaping completed including regrading, new flowerbeds, trimming trees and 8 tons of crushed stone in the driveway. There is a handy basement walkout that leads from the driveway into the cellar. All of this is situated on a lovely 1 acre lot. There's lots of room to add a garage or shop if that's what you're after....either off of Sherkston Rd. or off of Holloway Bay Rd. Picture watching the summer fly by sitting on a front porch swing...or bbq'ing on the side deck as you overlook the many deer in the back lot. This house is available for a quick closing...and could be yours in no time at all!

More information online HERE!

Mortgage Update from Randy Winger of Mortgage Intelligence

2011-05-05T16:30:00.000-04:00

The spring market may finally be heating up!!!

Got buyers with good credit but No Downpayment?

We have a great mortgage option at a 5.13% interest rate for those who qualify.

Got buyers who want to sell and buy, but their current interest rate or penalty is prohibiting them?

Use a traditonal cashback mortgage to pay the penalty and still get a decent rate on the new home purchase.

Got buyers with downpayment but just can't be convinced to part with their entire savings?

Once again, a smaller cashback type mortgage at decent interest rates can be the solution.

QUICK CLOSINGS:

Many lenders now offering a discount on the interest rate if you close within 30 days. Urge your clients to close quickly if possible, and just maybe we can save them some money... makes us both look good!

More information

Randy Winger
Mortgage Agent

905-382-4442
9053821714
randy.winger@migroup.ca

I'll take it!

2011-05-05T16:24:00.002-04:00

Environment Canada is predicting a warmer-than-normal summer across the country based on its forecast for May, June and July.

That's likely welcome news for most people after a soggy, cool start to spring, the agency's senior climatologist, David Phillips, told CBC News in an interview Tuesday.

"If the summer turns out well, it helps us forget we had a tough winter and a disappointing spring... It is early, but our preliminary indications are showing a warmer-than-normal summer from coast to coast to coast," he said.

"Right now as I'm talking to you, that's what the best models suggest, but we're not always right."

Precipitation is predicted to be above seasonal for most of the country, and below seasonal for southern B.C. and the GTA.

Meanwhile, the operative word for May is patience, said Phillips.

"We're not going to be rushing to summer. It will be typically spring — the fickle, transitional season when you're swinging back and forth from cool to warm."

Memories of last spring — the warmest and earliest spring in 63 years of record-keeping — are still fresh in people's mind and comparisons are inevitable.

In April 2010, temperatures were two to four degrees warmer across Canada compared to this year. In weather terms, even a one-degree difference is significant, said Phillips.

"When we compare that to this year, it has tended to be wetter, cooler and cloudier than normal in most areas."

Last summer was also memorable with above-average temperatures, albeit with more precipitation that normal.

But even the rain was welcome because it seemed to fall at night and kept everything green, Phillips said.

http://ca.news.yahoo.com/environment-canada-expects-warmer-summer-162910158.html

Hard Work Pays Off Sometimes!

2011-05-05T12:54:00.002-04:00

Thank you to all of my clients and congratulations to my co-workers....we have a great office and you can see why we were voted #1 Real Estate Office in Fort Erie again this year!

Can you help me help you help me help you help me?

2011-05-05T11:38:00.002-04:00

I'm on the lookout for a small downtown Ridgeway house, preferrably in pretty decent shape. The price range my customer is looking for is between 100k-120k....so please pass the word if you know of anyone looking to sell.

Also....I'm about to list a great little cottage that is only 1 block from the beach and sits on a double lot for about 125k....so if you, or anyone you know is looking for a great little place in the beach...lemme know.

Good Way to Go Green (And Maybe Save Some Money!)

2011-05-04T13:45:00.000-04:00

Here is cool link to some local rain barrels for sale. They'll collect water from your eaves and you can use it to water your garden or lawn and not rack up your water bills!

http://rainbarrel.ca/NLT-NOTL/

Just Reduced....

2011-05-03T13:55:00.002-04:00

Check out this tour of 220 Cherryhill Blvd in Bay Beach....it's a lovely cottage with lots of character...

http://www.youtube.com/watch?v=v8MqaH317pE

Another Huge Reduction....now only $99900!

2011-04-25T12:16:00.008-04:00

SOLD! This is exactly what a lot of people think of when they they think of what a classic cottage in Bay Beach would look like. It's located on the corner of Cherryhill Blvd and Smalls Rd. which is about a 8-10 minute walk to sandy Crystal Beach on the shores of Lake Erie. In this area all of the cottages are a little bigger, a little more spread out and very well maintained. This cottage has been in the family for quite a while and has lots of stories to tell I'm sure...but the time has come for a new family to start making some memories. It has lots of natural woodwork, an eat in kitchen area, screened in front and back porches and a detached shed/garage. There is lots of room for the whole family and friends to crash after a long day at the beach and travelling Niagara! We've literally just reduced the price to $104900 and I think this, together with the nice weather on the way....will allow a new family to purchase this property by the time summer arrives! Here is a link to the listing on MLS.ca http://www.realtor.ca/PropertyDetails.aspx?PropertyID=10251111&PidKey=1585299481

Can Your Neighbours Hurt Your Home's Value?

2011-04-24T15:22:00.001-04:00

This is an interesting article that I found...

http://money.ca.msn.com/savings-debt/liz-pulliam-weston/article.aspx?cp-documentid=28390966

Little Interest in Buying the Largest Home in Canada

2011-04-23T08:26:00.001-04:00

Pretty neat article that I found online....

http://ca.news.yahoo.com/blogs/dailybrew/little-interest-buying-largest-home-canada-193214520.html

6 Ways You May Be Neglecting Your Home

2011-04-21T16:15:00.003-04:00

I found this really great little article on www.msn.com. These are 6 things that we always seem to let slide...

Annual HVAC inspection

Cost: $200 to $300, depending on where you live.

How often: At least annually

When: Spring or fall. Heating, ventilation and air-conditioning companies aren't as busy then, and you won't be in dire need of heat or air conditioning.

What an inspection might find:

The furnace blower is not working properly. Cost to repair or replace: $100 to $150. Possible consequence of letting it go: a broken heat exchanger. Potential savings down the road: $300 to $1,000 to replace the heat exchanger or $750 to $3,500, depending on the energy efficiency, to replace indoor or outdoor furnace components.
The reversing switch in the heat pump is broken. Cost to repair or replace: $100 to $300. Letting it go results in no heat from the heat pump, and the system switches to more expensive auxiliary heat. Potential savings: lower heating bills.

Bottom line: "Things that happen often happen at the worst possible time in the worse possible conditions, and you're looking at the maximum rate," says Terry Townsend of Townsend Engineering in Chattanooga, Tenn., and former president of the American Society of Heating, Refrigerating and Air-Conditioning Engineers. Remember, continual maintenance prolongs the life of the equipment. "You're sitting there with an investment of thousands (of dollars) in your HVAC system, and you're investing a few hundred dollars in maintenance," Townsend says.

Chimney Inspection

Cost: $65 for an inspection, $150 for inspection and cleaning, including removal of creosote buildup, which may lead to a chimney fire.

How often: Annually.

When: Before your first fire in the winter.

What an inspection might find:

There's no chimney cap. Cost to add: $150. If you let it go, rain can get into your chimney, damage the chimney liner and damper, and even saturate mortar joints, causing mold. Potential savings: $2,000 to $4,000 to replace the chimney liner.
Other problems may include a cracked chimney crown, which can be repaired for $300 to $500; chimney flashing that needs caulking, which can be done for $80 to $100; and waterproofing the exterior brick, which runs $350 to $600. All of these fixes will prevent rain from entering and mold from forming.

Bottom line: "A simple chimney cleaning can prevent chimney fires and damage to your entire house," says Ray Gessner, a licensed professional engineer and owner of A Step in Time Chimney Sweeps, with offices in the Eastern U.S. "Water is the No. 1 problem with chimneys. With water damage, you might need to have your whole chimney rebuilt."

Termite inspection

Cost: $75 to $200 for an inspection, $200 to $300 for a termite-protection contract for qualifying homes with no current evidence of termites to cover treatment and repairs for later infestations.

How often: Annually.

When: Any time, although termites are more active in spring and early summer.

An inspection might find subterranean termites or flying termites. If left untreated, these bugs damage framing, trim, drywall, furniture, carpet, and copper and other soft metals. Termites cause more than $5 billion in damage a year in the U.S., says Paul Curtis, director of quality assurance for Terminix in Memphis, Tenn. The average homeowner loss for termite damage is $3,000, but losses can be as high as $30,000 or even $80,000, Curtis says. Most homeowners insurance does not cover repair of termite damage.

Bottom line: "Termites eat the wood from the inside out," Curtis says. "A typical homeowner would not be aware they are even in the home until months or years after they get in and start causing damage. A lot of people don't realize that termites don't just feed on the home. They'll eat flooring, insulation, books — I've even seen them penetrate through swimming-pool liners."

Power-washing and sealing a wood deck

Cost: $100 to $300 for a 200-square-foot deck, more for a larger deck.

How often: Every one to three years, depending on the amount of traffic, moss and mold.

When: Any time in sunny weather.

Power-washing gets rid of stains, algae, mold, mildew and moss. Algae and mold can make your deck slippery and dangerous, says Justin Lee of JL Power Washing in Williamsburg, Va. Sealing your deck after it is cleaned helps prevent water damage. Wood soaks up rain like a sponge, expands and then shrinks, Lee says. Sealing makes the water bead up and roll off. And let's not forget: Your deck will look nicer, too.

If you let it go, your deck will warp, nails will pop out and the deck won't last as long.

Potential savings: $4,000 to $20,000 or more to replace your deck, depending on size.

Bottom line: "A properly cleaned and sealed wood deck can last 20 to 30 years," Lee says.

Dryer-vent cleaning

Cost: $120 to $200.

How often: Annually.

When: A sunny day.

The purpose is to get rid of lint buildup. If your dryer is not on an exterior wall, the vent leading outside likely is clogged, says Ray Gessner, owner of A Step in Time Chimney Sweeps.

If you ignore it, you could have a disastrous fire.

Potential savings: Your home, your furnishings, your belongings and your life.

Bottom line: "Once the vent gets clogged, the dryer starts overheating and it can catch on fire," Gessner says. "Dryer fires are very dangerous."

Carpet cleaning

Cost: About 50 cents per square foot for hot-water extraction cleaning or $500 for 1,000 square feet of cleaned carpet.

How often: Every year, more often for high-traffic areas and homes with small children, pets or smokers. Manufacturers' warranties may require cleaning every 18 to 24 months. You can save money by focusing on regular cleanings for high-traffic areas and waiting as long as two years for the entire carpet.

When: Any time.

If the carpet looks dirty, you've waited too long, because some soil can't be removed with vacuuming. This soil will bind to your carpet and dull the texture, shortening the life of the carpet.

Cleaning also can remove pollen, bacteria, insecticides and dirt, says Howard Partridge, founder and president of Clean as a Whistle, a cleaning company near Houston.

Potential savings: Extending the life of your carpet. Replacing 1,000 square feet of medium-grade carpet, including padding and installation, costs about $3,000.

Bottom line: "One of my neighbors had to replace his carpet in less than four years," Partridge says. "And his carpet looked terrible the whole time. I've been able to keep my carpet for 12 years now."

http://realestate.msn.com/6-ways-you-may-be-neglecting-your-house?GT1=35009

A Helpful Article on Kitchen & Bath Remodel Tips

2011-04-21T11:22:00.002-04:00

This article is more geared toward larger homes ($40k bathroom remodel? LOL...but a lot of the basic principals apply in any reno) Remember....kitchens and bathrooms sell houses!

By Dan Steward

Flipping through design magazines, it’s easy for a home seller to be swayed by all the ads for kitchen and bath companies. There are endless brands that vie for consumers’ attention with shrine-like marble powder rooms and sleek, steel kitchens. Many sellers get tempted to renovate their kitchens and baths with these high-end looks, in an attempt to focus the wandering eyes of buyers who have lots of options in almost any market. But doing so costs tens of thousands of dollars.

Currently, according to the Appraisal Institute of Canada, consumers who do a kitchen and bath remodel can recoup 75 to 100 per cent of their investment. (see the calculator at http://component.aicanada.ca/e/resourcecenter_renova.cfm) While getting the entire initial investment back is possible, the risk could be costly: home sellers who are at that 75 per cent end and spent $40,000 on a remodel are out $10,000 – plus plenty of stress. And, if you, as their agent, didn’t caution them against such a reno, they might become nonplussed.

To avoid that situation and keep your relationship with your client in tip-top shape, here are some tips for you to impart to your buyers on how to redo the kitchen or bath without breaking the bank. In the kitchen:

DON’T put in pricey professional-grade cook’s appliances. You may choose a tricked-out, $10,000 Wolf stove, but the buyer may be a loyalist to Viking. Or, even worse, the potential buyer might be a take-out addict.

DO service the appliances you have, so that they work perfectly. If you have seriously outdated appliances that can be replaced for $1,000 or less (like swapping a beat-up old fridge for a basic new one), that’s a good idea. Similarly, if there are any appliances that you lack, which most buyers consider essential, it makes sense to buy one (like a dishwasher – you can get a nice model for under $1,000).

DON’T replace your cabinetry entirely – even if it’s a little outdated. It’s just too subjective – you might think sleek white Scandinavian cabinets are the way to go, but you’ll be in a bind if your potential buyer prefers dark wood.

DO invest in cabinet refacing if your cabinets are extremely outdated. Many refacing companies will give your cabinets a fresh façade for well under $2,000 and it’s a good investment in creating a positive impression of the room without doing a pricey knock-down.

DON’T go granite crazy. Or marble. Or etched-Murano-glass-accented tile. Spending thousands on a new countertop and backsplash is downright dangerous because there are so many different options these days, it’s impossible to find one that will please most people.

DO hire a professional cleaning company to come in and make what you have sparkle. While this won’t magically make your tile look magazine-spread-worthy, it will certainly make it look a lot better, as discolouration from age often makes tile look even worse.

In the bathroom:

DON’T do expensive tub/shower repairs or replacements. Just like with the big-ticket kitchen fixes, this is a matter of taste. If you put in a round jetted tub, what if the buyer wants square? Do you really think that every potential buyer will be keen on a colour-changing lighting system in the shower?

DO replace dated bath and shower fixtures; this can be done generally quite inexpensively. For instance, if you have a piddly old showerhead, replacing it with a large, rainwater-style model will lend a subtle spa-like quality without costing a lot.

DON’T opt for huge built-ins. A lot of remodelers emphasize the intrinsically relaxing qualities of having all your toiletries, towels and even reading material beautifully organized in one big unit made of high-end wood, marble and chrome. It’s beautiful, but it’s also a risky choice and a matter of taste.

DO: Freshen up a focal point: the vanity area. Invest in a big mirror and put bright lights over it. A few hundred dollars spent on a nice faucet is well worth it, as, like the showerhead, it’s a basic – and updating the basics, in most homes and markets, is a smart way to go.

Other tips for redoing your kitchen and bathroom cheap:

Declutter the counters. A disorganized kitchen is a buyer deterrent. Clean up the counters and pare down countertop items to three or four essentials, such as the toaster, microwave and coffee pot.

Keep your pantry and cabinetry clutter-free too. You don’t have to alphabetize your cereals – just know that potential buyers will probably open those cabinets, so they won’t want a ladle falling out on their head.

Give your kitchen table or breakfast bar some life. It’s simple – placemats, a colourful vase or two and a tasteful flower arrangement will reinforce the idea that the kitchen is the heart of the home.

In the bathroom, if you want to add a little life to the wall, try a simple, straight-lined wood or stainless-steel floating shelf with a few candles on it. It’s an elegant, boutique-hotel touch that doesn’t cost much.

Toss down a colourful floor mat. Bathrooms are often devoid of color; this is a great way to add a warm hue.

Again, clear clutter. If you’re in the open-house stage, your toothbrush shouldn’t be on the counter.

Dan Steward is president of Pillar To Post Professional Home Inspections. www.pillartopost.com

Looking for a trendy character project? $15k Reduction!

2011-04-18T12:05:00.011-04:00

SOLD!!!! This is a really cool old house close to the Queen Circle Park in Crystal Beach as well as a 2nd public park only steps away. There were only a handful of homes built in this time period intended to be year round homes...and this was one of them. Although you can tell that this home had lots of character and charm...it has fallen on hard times. The house appears to be very solid structurally and has a good roof and an updated 100 amp serviice. By the time of closing the west side of the foundation will be excavated, reblocked and graded, as it needed to have this work completed. It has a ton of room at almost 2000 sq. ft. plus a walk up attic that could add another 500 or so sq. ft of really cool space. The main floor features a large living room that includes windows across the front, a wood fireplace and hardwood floors which also extend into the dining room and foyer. The dining room has patio doors which overlook the rear yard. The kitchen appears to be newer and oak and has quite a bit of cabinetry. There is a 2pc bathroom tucked away off the foyer as well. An old "craftsman" style staircase takes you to the second floor where there are either 4 bedrooms and a bathroom or 3 bedrooms, an office and a 4 pc bath depending on your needs. Each room has wood floors too! The master bedroom has a 2nd room with a wall of windows overlooking the front of the house. Off the 4th bedroom/office is another staircase that leads up to an unfinished 3rd storey area with a old red brick chimney featured prominently. There is a full basement which had been semi-finished into an in-law suite with plumbing in place for a 4pc bath...although the whole basement would need to be refinished....but the space is there. There is also a detached 2 car garage that appears to be pretty solid although it will need a roof and new garage door. There is a minor encroachment as the eave of the garage extends over the neighbours property. We have a new survey completed this March that is included of course. One of the biggest drawbacks to this house is the run down house next door...but I'm happy to report that it is now sold and will be fixed up in true charming cottage style over the course of the next few months. For anyone looking for a project....who would like to have a character home in a quaint beach side community and have the opportunity to build some serious "sweat equity", this just may be the house for you! Here is a link to more info and pictures http://www.realtor.ca/PropertyDetails.aspx?PropertyID=10526534&PidKey=-1505828687 Let me know if you'd like to have a look!

If you can't fit your family in this place you have some real problems!

2011-04-15T12:42:00.006-04:00

JUST REDUCED $10K!!! NOW $159900.00 Well, this is pretty much one of the cooler houses that you'll run in to in Crystal Beach. Let's start with the fact that it's a hop, skip and a jump to the best sand beach in Ontario, in my opinion. Sandy beach, sandy bottom, shallow, no undertow, etc. Now back to the house....it's almost 2700 Sq. Ft. and has 15 bedrooms. That's not a typo. I said 15 bedrooms. Why 15 bedrooms? Well....the answer is this: This is a former rooming house. People coming to Crystal Beach to vacation and visit the Amusement Park would rent rooms by the night. There literally used to be dozens of them throughout the beach, but only a few of the old structures remain intact. This is one of them. It has a lot of wood and character that has survived all of these years. At the same time, it's had a lot of updating including roof, wiring, and plumbing. It has a really cool screened in front porch that I'm sure would have some stories to tell if it could. If you're looking for a really cool vintage cottage close to a sand beach...something to show off your flair for decorating...and have anywhere from 0-28 kids....this may be the house for you....check out more pics on MLS.ca at http://www.realtor.ca/PropertyDetails.aspx?PropertyID=10191365&PidKey=531121975

Location, Location, Location

2011-04-15T10:34:00.006-04:00

OK...here's the deal. This is a good house in a great area, some say the best area of Ridgeway. It is over 2000 sq. ft. and has a 20x28 rec room at the back of the house overlooking the huge 50'x261' lot. There is a covered front porch and a large rear deck, in addition to another deck surrounding the above ground pool at the back of the property, which is alongside a detached garage which has power. The house is freshly painted, the gas forced air furnace is newer, the windows are mostly newer (with the exception of the 2 larger front windows), it's vinyl sided and is low maintenance. As far as cosmetics go, it will need new flooring in the rec room and living room...hardwood would look great and would suit the house. There are lots of ways to improve the value even further, for example, there's plenty of room to change a wall around slightly to allow for the 2nd bathroom, which is a 2pc....to be changed to a 3pc or even a 4pc. But here is the main issue, and it's an issue that we feel we've addressed. The basement is leaking. It's no secret. It hasn't always but it is now. Not to the point where there is standing water often but to the point where it's wet all the way around when it's really wet outside. It's going to need to be dug out on all 4 sides, waterproofed, weepers into the sump, stone, backfilled, etc. What makes this one a little more difficult then most is that it will need the front porch removed and then reinstalled, as well as the back wall will need to be dug by hand as it's under the addition. It appears as though it's a matter of the old clay weeping tiles having become clogged, broken, etc. This is a pretty expensive job, no question. We had a quote prior to even listing the property from a very reputable contractor who guarantees his work for $28600 plus HST. We've since had contractors in who think they can do it for less, we've had contractors in that think if the 3 sides are done, that the back side under the addition will not need to be done. The sloping is pretty significant away from the house...so that's a real plus. No question...it's going to take a special kind of buyer to be willing to take on this project, in terms of vision and financial ability. Here's how the Seller is meeting these issues head on: We did an Opinion of Value based on the basement being dry. What would the house be worth if the basement was dry? The house is assessed for tax purposes between 197k and 218k. Our Opinion is that the house would be worth in the neighbourhood of 195k. So in listing the house we took off the amount of the highest quote plus a couple thousand dollars and went with $159900.00. As with any listing...there is always a degree of flexibility...in addition, if YOU can get a cheaper quote, then you'll get the increased equity. For example...if you can get the house for $155k and you can get the quote to $20k, then perhaps you can get a house valued at 195k for approximately $175k. So....if you think you're up for it...and if you love this location, and you'd like to build some "sweat equity" just give me a call and I'd be happy to set up a private showing. In the meantime here is a link to all the info on MLS.ca http://www.realtor.ca/PropertyDetails.aspx?PropertyID=10239954&PidKey=-200162028

Crystal Beach Cleanup

2011-04-14T14:59:00.003-04:00

The Crystal Beach Business Improvement Association Beautification Committee (CBBIA) held a neighbourhood cleanup this past Saturday. We had almost 25 volunteers come and help us clean up almost 50 garbage bags worth of litter and garbage that had accumulated over the winter! It's an exciting time in the Beach...there seems to be a lot of enthusiasm and energy. Everywhere you look properties are being fixed up. I've met many new people to the area from all over, people with fresh ideas and great attitudes! The CBBIA has had a busy winter planning for the many events we hold or sponsor. There is almost an event in the Beach each week all summer long....check out www.facebook.com/visitcrystalbeach for more info...

Brand New Listing in Thunder Bay

2011-04-14T14:30:00.005-04:00

Newer raised bungalow tucked away on a quiet street in the Thunder Bay area of Ridgeway, just off of Thunder Bay Rd. Only about a 3 minute drive to downtown Ridgeway & Crystal Beach. This house has a really neat open concept feel to the main floor. Sometimes we see this floor plan with 3 bedrooms...but the owner of this house decided to make 2 big bedrooms instead! It has a partially finished basement....really all it needs is flooring and they'll be a rec room, a 3rd bedroom and a large 2nd bath. This owner was a guy who liked to monkey around in the garage so this double garage is insulated and drywalled.

If you'd like more info please give me a call at 905-894-4014 or check out the MLS listing HERE!

312 Beechwood Ave.

2011-04-14T14:09:00.003-04:00

This house is now Sold for $167500!

Here is a really great home in Bay Beach. It's been totally renovated and has a real open & beachy feel to it if you know what I mean. It's decorated beautifully and the great thing is most of the furnishings can stay. It's located on a double 80x90 foot lot and is only a short walk to the best sand beach around! There is a small front porch and a large rear deck that stretches across the entire rear of the house. This is not just a summer cottage...it's totally winterized and has a newer gas forced air furnace and central air. If you're looking for a great place to live, vacation, retire, invest...you should definitely consider this home and Crystal Beach! We've just reduced the price to $169900. The owners of this house are quite willing to provide a quick closing...so there's no reason why your family can't be in in time for summer! Here is a link to even more info and pics! http://www.realtor.ca/PropertyDetails.aspx?PropertyID=10243377&PidKey=-1524321114

2975 Riselay Ave.

2011-04-14T13:15:00.007-04:00

This house in Thunder Bay is very deceiving....from the outside it looks like many other homes in the area....a nice, well cared for raised bungalow. However....on the inside, it is immaculate and has a ton of upgrades all throughout, on both the main floor and in the basement. From the porcelain tiles, to the multi tiered deck, to the kitchen breakfast bar, to the wood flooring...no stone has been left unturned. This house really does show the pride of ownership. Of course...being in Thunder Bay...it's located near to the walking trail, Lake Erie, Ridgeway shopping and conveniences and Fort Erie. This is an excellent place to raise your family, or to retire to. The quality of this home and the quality of life it provides are second to none! I have a virtual tour of this home in the youtube section of this blog...or simply click here: http://www.youtube.com/watch?v=IGUv4gwLQqY&feature=player_embedded

Back to Blogging...

2011-04-14T13:09:00.002-04:00

Hello everyone....for some reason I had taken a step away from this blog for the last few months but I think it's time that I got back to it. I've been working hard this last little while to increase my profile using technology...and to better connect Buyers with Sellers...and to also provide a forum where people can get real information about Real Estate & information on events and happenings in the area, to have questions answered, and basically just access useful content. Feel free to ask any questions that you think I may be able to help with and I'll try my best to answer them with a video response!

Toronto Star Article

2010-07-05T12:31:00.001-04:00

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Toronto Star Article

2010-07-05T12:13:00.002-04:00

Here is an article that appeared in the Star this past weekend. I wish it would have discussed what is happening from a Real Estate point of view....but any press is good press...seems like Toronto is discovering Crystal Beach!

http://www.thestar.com/living/article/830655--crystal-beach-awaits-rediscovery

Excellent Deal on a 4 year old home...

2010-06-30T13:28:00.004-04:00

Excellent 4 year old home in newer subdivision close to Ridgeway, Library, Arena, Community Centre, Lake Erie and Crystal Beach. Owners bought for $245k 2 short years ago but now have a need for a quick sale and have priced it to sell at $224900.00. Hardwood floors, partially finished basement, open concept, main floor laundry, large garage and 2 covered porches are just some of the features! Quick closing available! Call me at 905-894-4014 for a private showing or click on http://www.myvisuallistings.com/vt/38062 for the virtual tour.

HST is upon us....

2010-06-30T13:27:00.000-04:00

The Province of Ontario is implementing the new HST, blending the PST and GST effective July 1st, 2010, creating a new combined tax rate of 13% on the purchase of almost all goods and services in Ontario.

The question is, how will that impact Real Estate transactions?
Currently, most services associated with a real estate transaction are subject to 5% GST and not the 8% PST. Once the HST is implemented, consumers will pay a total combined 13% tax on things like legal fees, home inspection fees, mortgage insurance premiums, moving costs and real estate commissions.
According to a media release issued previously by the Ontario Real Estate Association, the HST could add over $2,000 in new taxes to closing costs. Keep in mind that the average home sale price they used for their example was $360,000 – well above the approximately $210,000 average sale price here in Niagara. But the added costs are still significant. If you're thinking of buying or selling this year, do it NOW to avoid paying the extra taxes.
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One bit of good news is that resales homes themself will continue to be exempt from the HST. Just as new home sales have been subject to the GST, they will now be subject to the HST but on a sliding scale. The full HST will not apply to new home purchases with a value of under $400,000. If you’re considering purchasing a newly constructed home, be sure to check carefully into the taxes that you will be paying.
The Ontario Real Estate Association has been lobbying fervently, but unsuccessfully since the HST was announced. It’s worth noting that Quebec, New Brunswick, Nova Scotia and Newfoundland and Labrador have already harmonized their sales taxes with the GST.

Summer Time Promotion

2010-06-30T13:20:00.000-04:00

Canada's Average April Home Sale Price Rises 12%

2010-05-17T15:20:00.001-04:00

Canada's average April home sale price rises 12%
By CBC News
CBC News
Canada's red-hot real estate market remained strong in April, according to the Canadian Real Estate Association.

Canada's red-hot real estate market remained strong in April, new data from the Canadian Real Estate Association showed Monday.

The average price of a home sold in April 2010 was 12.2 per cent higher than the same period a year ago. Although strong, that's below the double-digit gains recorded over the previous eight months.

Seasonally adjusted home sales activity slipped 2.6 per cent from March 2010, and now stands at 6.8 per cent below the peak of December 2009.

"The easing trend in national sales activity masks a rising trend in a number of major markets," CREA president Georges Pahud said.

More than half of the decline stems from a slowdown in British Columbia, the agency said, while activity in Ontario and Quebec remains at near-record levels.

A total of 52,042 homes were sold in Canada in April 2010 on the Multiple Listings Service - just shy of the April record set in 2007, but 20 per cent above the 2009 level.

Some 99,901 homes were newly listed on the MLS system in April 2010, surpassing the previous April record by 0.6 per cent. A total of 236,397 properties were listed for sale on the system on April 30, down 1.9 per cent from a year earlier.

The inventory level of housing stock now stands at 4.5 months. Inventory is the number of months it would take to eat up supply at the current level of sales activity.

New Ridgeway Town Square

2010-05-13T09:55:00.002-04:00

Reprinted from the Niagara Falls Review

The quaint little hamlet of Ridgeway is about to undergo a major makeover.

A $7.5-million capital works program is about to get underway, which will see aging water mains and sewers in the commercial district along Ridge Road between Dominion and Farr roads replaced. New asphalt, curbs and sidewalks will be laid, as well as the installation of decorative street lighting and a water fountain.

The overall project includes almost $1 million worth of infrastructure work that has already begun on portions of nearby Disher Street and Prospect Point Road.

Mayor Doug Martin said the project, which is partially funded by federal and provincial stimulus funding, is long overdue, given the condition of the road and the underground pipes.

"I don't think it has ever had a rehab since it was built years ago," said Martin.

"This was very much needed."

Creating a "civic square" area near the Friendship Trail, along with the other streetscaping details, will enhance the attractiveness of the downtown, Martin said.

"It's going to look great," Martin said. "When it's done it'll be a real asset to that downtown core."

Whether permitting, work on Ridge Road is expected to begin any day now. Under the terms of the government grants, the work has to be completed by March 31, 2011. The plan is to see the project substantially completed before the snow flies this year, said Tom Kuchyt, the town's manager of engineering.

The project is being staged in such a way as to minimize disruptions to traffic and inconvenience to businesses and their patrons throughout the project, he said.

"One of the main concerns of this project was to make things as easy as possible for the businesses down there," said Kuchyt.

Still, Martin said he believes inconveniences are inevitable.

"There's a lot of work that needs to be done and the unfortunate part about it is it's going to be a difficult summer for the businesses down there and the residents down there as well," said Martin.

"The contractor we have, I think, is up to the task of ensuring communication with all of the business owners. How to keep the street open while they're doing the construction is going to be real challenging, but we're confident they can make it all work. We'll do it as painlessly as possible."

Jason Pizzicarola, chairman of the Ridgeway Business Improvement Area association, said the popular Ridgeway Summer Festival will go ahead as scheduled on the weekend of July 10-11. The festival, which is usually staged downtown, will move up the street a few blocks to the Crystal-Ridge Community Centre. The Ridge Road businesses will be open during the festival days as well. It's hoped the construction will be completed before the Spirit of Christmas events held downtown in early December, he said.

The Ridgeway Farmer's Market opened for the season this past weekend. It will continue to operate every Saturday during construction through to the end of October.

Pizzicarola said he believes the reconstruction of Ridge Road and the addition of a civic square is "a good step forward for the downtown core."

But the businesses will need the support from the community throughout the construction, Pizzicarola said.

jrobbins@nfreview.com