Strathcona Edmonton Open House
Saturday, September 21, 3:00 - 5:00 pm
Unique townhouse style condo in Strathcona! This trendy home is move-in ready; the main floor has an open dining room and kitchen offering plenty of cabinets, beautiful granite countertops and stainless steel appliances. Upstairs the bright living room offers access to a balcony. Continue to the third level with your fabulous master bedroom with a 4 piece ensuite and access to a balcony. Great features throughout such as air conditioning, gas fireplace, a bathroom on each level, hardwood floors and heated, secured underground parking. Situated a short walk to the Mill Creek Ravine with great trails, Whyte Ave with wonderful shops and restaurants plus easy access to public transportation; just a short drive to Downtown. This is a must-see!
Did you miss this Strathcona open house? Contact us to set up a private viewing.
Thinking of selling you Strathcona Edmonton Home? Click here for a FREE in-home evaluation
Bonnie Doon Edmonton Open House
Saturday, September 21, 12:00 - 2:00 pm
Situated on a quiet tree-lined street in popular Bonnie Doon, this exceptional 2 storey home is beautifully crafted with a unique design. The foyer opens to the bright living room with stunning vaulted ceilings. The kitchen is quite impressive with quality cabinets, quartz countertops and sliding doors to your back yard. You’re sure to enjoy the cosy family room with fireplace. Upstairs there are 2 huge bedrooms and a stunning den with floor to ceiling glass wall overlooking the living room; perfect for a library or home office. The lower level offers a rec room, 3rd bedroom and laundry. The fenced yard is so lovely you will enjoy spending time outdoors. If you need more space for the kids to play, you’re only steps away from the fantastic Bonnie Doon Community playground and spray park plus a short walk to the Mill Creek Ravine where you can enjoy the trails all year long. Meet up with friends at great cafes nearby; Bonnie Doon is a wonderful neighbourhood to live in!
Did you miss this Bonnie Doon open house? Contact us to set up a private viewing.
Thinking of selling you Bonnie Doon Edmonton Home? Click here for a FREE in-home evaluation
Bonnie Doon Edmonton Open House
Sunday, September 22, 12:00 - 5:00 pm
Stunning landscaping, stone walkways & beautiful curb appeal welcomes you to this one of a kind luxury home set on a quiet tree-lined street in River Hts. Quality workmanship & elegant finishes are evident throughout the home & no detail has been overlooked. The main floor is designed with a gourmet kitchen with granite counters, Cherry wood cabinets & high-end appliances. The dining rm is perfect for dinner parties & the living rm with custom fireplace is a great space for relaxing. Upstairs is open to below with 3 bedrooms each offering ensuites & large closets; the classy master suite features 2 walk-in closets, spa ensuite and fireplace. The quality finishes continue to the LL with rec room, media room, gorgeous wine cellar, 4th bedroom, & full bath. Elevator to all levels, hardwood floors, in-floor heating, 2 balconies, A/C, sprinkler system, heated & insulated double attached garage & single detached garage compliment this exceptional home. Just a short walk to the Mill Creek Ravine & mins to Downtown.
Did you miss this Bonnie Doon open house? Contact us to set up a private viewing.
Thinking of selling you Bonnie Doon Edmonton Home? Click here for a FREE in-home evaluation
Strathearn Edmonton Open House
Sunday, September 15th, 12:00 - 2:30 pm
If you have been looking for your new home in one of Edmonton’s desirable mature neighbourhoods; welcome to this stunning brand new 2 storey home in Strathearn! The selection of elegant finishes such as hardwood floors, trendy lighting, large windows, & quartz counters will impress. The main floor is bright & open creating an ideal place to be in the company of friends & family. Upstairs the master suite lives up to its name with walk-in closet & beautiful ensuite. 2 additional bedrooms, 4 piece bath & laundry room complete this level. There is nothing left to do as even the lower level is finished with a full rec room, 4th bedroom & 4 piece bath. This summer will be enjoyed on your deck & fenced yard. Double detached garage to top it off! Nothing but quality material was used for this home. You will love the lifestyle that Strathearn offers with the River Valley & Mill Creek Ravine within walking distance, meet friends at some of the wonderful cafes, mins to Downtown & easy access to the new Valley Line LRT.
Did you miss this Strathearn open house? Contact us to set up a private viewing
Ritchie Edmonton Open House
Sunday, September 15th, 3:00 - 5:00 pm
TRENDY LOCATION...MUST SEE RITCHIE MARKET VALUE!... This Beautiful and Bright NEW 2story Boasts 3+1 Bedrooms, 3.5 Baths, QUARTZ countertops throughout and a coffered ceiling with a linear FIREPLACE feature wall that compliments the living space. Other features are the Breakfast Bar Island, STAINLESS STEEL appliances, 9FT CEILINGS, and GLASS FEATURE WALL along the stairs. The SPACIOUS MASTER BEDROOM is impressive and inviting with its 'headboard' feature wall, dedicated reading lights, DOUBLE SINKED ENSUITE, and LARGE WALK-IN CLOSET. Adding even more value is the LEGAL BASEMENT SUITE, 'LIGHT-UP' MIRRORS, 2nd FLOOR LAUNDRY, HOT WATER ON DEMAND, BUILT-IN VACUUM, A/C, LARGE COMPOSITE DECK with gas bbq hook up and DOUBLE GARAGE. Close proximity to RITCHIE MARKET, MILLCREEK RAVINE, SCHOOLS, SHOPPING and EASY ACCESS TO PUBLIC TRANSIT/LRT EXPANSION ENSURES A SOUND INVESTMENT!!... REWARD YOURSELF TODAY!!
Did you miss this Ritchie open house? Contact us to set up a private viewing
Top 4 Reasons NOT to Hire a Real Estate Agent
Do not hire someone you have a social relationship with when selling
Do not hire a real estate agent because you agreed to list with them as a courtesy, such as a relative, friend or neighbour in the business. This can be a huge mistake and unfortunately, it happens often. Sellers can feel pressured because there is a relationship which has been developed. If your friend, relative or neighbour is not a full-time, selling agent and on top of their game, selling your home may not be a priority. If you choose to hire someone you already have a relationship with, make sure they are a real estate professional and during the listing appointment, they treat it as a business interview and not social coffee time.
Do not hire a real estate agent who cannot answer simple real estate questions
This is one of the easiest tests that you can utilize when first meeting a real estate agent. Ask the prospective Realtor the following questions:
- What is the absorption rate (months of inventory) in our community?
- How many days is it taking to sell a home in the Edmonton market?
- Do you use social media and syndication websites?
- What do you normally do every day?
- How often will you be in touch with me?
- Would you be willing to do open houses?
These may seem like a basic question but there are many real estate agents in Edmonton who do not do open houses, have websites, social media or stay in touch with home sellers on a regular basis. Whether the answer is yes or no, listen carefully to the agent's response and it will give you an indication of how much effort will be going into actively selling your home.
The agent’s valuation of your home seems off
This is a biggie. If any real estate agent throws out a number that sounds too good to be true, it likely is - expect several price reductions as soon as you sign the listing agreement (This is called "buying the listing"). On the other end of the spectrum, if the valuation is way less than what you expected, the agent may just want a quick sale and may not be working in your best interest. An experienced agent will take the time to show you all of the market data for you, as a homeowner, to make an informed decision on pricing your own home.
The real estate agent lowers their commission when asked
It requires time and costs money to properly market a property. Your Realtor will be splitting this commission with the agent that brings the buyer and has other costs to pay out prior to receiving offers. A good agent will tell you what they charge and will not budge. Remember, you are hiring a professional negotiator to represent you in the sale of an extremely valuable asset. If you choose to go with a commission discount company, remember, you will receive what you pay for. Would you rather save the most on your commission, or net the most money after the sale? If you want to maximize your profit, saving on the commission is the wrong way to get there!
The agent does not place a high priority on professional photos, and marketing.
This may be the easiest way to weed out a bad real estate agent. If an agent is not willing to hire a professional photographer to photograph one of the most important assets of your life - Choose a different real estate agent. Almost every person in the world who is looking for a home is online. If your property photos look dark, poorly positioned, and were obviously taken on an iPhone, you are at a massive disadvantage and will result in fewer showings which means fewer buyers looking at your home. There is simply no excuse for this!
What does your Edmonton Real Estate Agent Really Do?
In the life of a real estate agent, there is much more than showing homes, meeting with potential buyers and sellers and receiving a commission. There is plenty that happens behind the scenes. Being a REALTOR® is extremely time-consuming.
If you have ever tried to buy or sell a house on your own, you may have an idea of how hard real estate agents work. Imagine if you were selling more than one house at a time. A good Edmonton real estate agent will make the process of buying or selling a home flow smoothly, leaving the impression that their job is fairly simple. The fact is, this is not at all what really happens. If you have spent social time with a REALTOR®, you may understand how difficult their job actually is.
There are definitely REALTORS® out there who cut corners, do not take care of their clients well, and they should not define or be in our industry. The real estate industry is also loaded with competent professionals with whom I am proud to work with.
Below is a list of common activities REALTORS® perform on a daily basis:
Schedule Property Showings
Scheduling showings require contacting the listing agent who will inform their seller they have a showing in order for the seller to vacate the premises prior to the availability of the buyer and the buyers real estate agent. It also gives the showing agent an opportunity to find out any relevant information related to the property. All showings must be time blocked which most agents have down to an art form, so we are not early or running behind with our buyers.
Schedule and Prep For Listing Appointments
Once a listing appoint has been scheduled, REALTORS® work behind the scene gathering all pertinent information about the property including the property history, information about the community, current real estate statistics, establish the absorption rate, acquire the title of the property which will show applicable encumbrances such as easements, liens, or covenants, and confirm the registered owners, and comprise a comparative market analysis. The agent will pre-fill paperwork, double-checking everything is correct in order to save time while on the listing appointment. The agent will gather all necessary real estate tools such as yard signs, the CMA and key boxes.
A REALTOR® usually attends the property inspections with or in place of the agents' buyer, unless agreed upon by the seller. A property inspection normally takes a few hours. In the event there are any concerns with the inspection, it can take several hours to days to come to an agreement which both the buyer and the seller are comfortable with prior to removing and contingencies are conditions.
Delivery of Deposits
Once an offer has been agreed upon, time is crucial in the deliverance of the deposit. A late deposit can result in the agreement becoming voided and the buyer losing their dream home.
REALTORS® are held by a high code of conduct and ethics and no matter how much you may disagree with the opposing REALTORS®, negotiations must be dealt with in a professional manner while working in the best interest of the client. There is much more to offer and counter-offer negotiations than just the price of a property. Negotiations also include terms, possession, conditions and sometimes contingencies. Parties involved in the negotiations can also include lawyers, mom and dad, someone with power of attorney on behalf of a client or the "handyman special" uncle.
REALTORS® have trail and trails of paperwork. Each change on an agreement, amendment or addendum must be documented and kept for at least six years. Agents must ensure everyone involved in the transaction has a copy of each document change including the buyer, the seller, both real estate agents, the financial institution, both real estate offices, both lawyers representing the buyer and seller.
Follow-Ups & Inquiries
A good real estate agent will follow up email, texts and missed calls within a timely manner. REALTORS® can easily receive dozens of emails every day and it is so important not to get sidetracked with the unnecessary emails which can gobble up an agents valuable time.
Closings require toe follow-ups with lawyers to ensure they have all the necessary documents including any recent amendments, walk-through with builders and buyers prior to the closing date and making arrangements for keys once the title has been transferred. And of course,e re-arranging the real estate agents schedule to accommodate the meeting time with the buyer.
Other Related Services
Meet up with other real estate affiliates which help listed properties sell such as a professional photographer, mandatory measuring company employees, home stagers, putting up signage, open houses, or helping a client get their property ready to be shown. Other meetings may including attending financial institutions with a client if needed, property inspections, verify completion of repairs, and other closing related meetings.
After scheduling showings, a real estate agent needs to accommodate the time set aside to show their buyer the homes without them feeling rushed. This may be one or two properties or may consist of a complete day or a few days such as an HHT.
Attend Listing Appointments
A professional REALTORS® attends all listing appointments as though it is a job interview because that is exactly what it is. The seller is interviewing the real estate agent and the agent is interviewing the seller. Prior to the listing appointment, an agent should be prepared for any questions or concerns a seller may have as well as have all necessary tools needed, should a seller be in a position to list the property. Each listing appointments should take an hour or two - sometimes more depending on how much information is presented to the seller or how many concerns they may have.
Keeping Clients Updated
This can include and newly listed homes which may be a hot commodity and must be shown immediately to sitting down at the computer for a few hours to perform a new market analysis and research back office syndication sites to forward to clients.
More phone calls
On any given day, a good real estate agent will be on the phone to other agents looking for property specific feedback on their listings, updating clients, addressing any on-going concerns, dealing with offers, mortgage brokers, real property report companies, condominium management companies, dispute low property appraisals and other real estate activities.
Maintain Required Continuing Education
Yes. Edmonton real estate agents are still required to maintain and continue education which is mandated by the real estate council of Alberta. The cost of maintaining a real estate licence and updating an agents education criteria is the responsibility of each REALTOR® and not the real estate brokerage.
Marketing and Property Syndication
If you are lucky enough to find a real estate agent in Edmonton who is an e-pro and is familiar with search engine optimization, they will spend several hours syndicating your home through various search engines and websites to ensure your property reaches the first page of google.
Attend Real Estate Conferences
There are dozens of real estate conferences annually and attending these help your REALTOR® stay up to date on the latest technology, real estate systems, and tools to help them with time management and gaining an advantage over their peers.
Maintain Active Social Media Profiles
Although social media and blogging play a key factor in the life of a real estate agent, if the only thing you see on an agents site is personal posts - you might wonder if they are actively doing any real estate. Many agents will hire this out to maintain an internet presence.
Networking with Edmonton Home Builders
There are several different home builders in Edmonton and this is a great way for real estate agents to keep up-to-date with home demand trends, especially in our current real estate market. Recently many of Edmonton home builders have implemented garden suites which offer new home buyers a great way to pay off their mortgage quicker.
Stay in Touch with Past Clients
If your REALTOR® stays in touch with you on a regular basis, you have a great real estate agent. With so many things to do, it is hard to find time to stay in touch with all of our clients!
Several people take education and start a career in real estate under the assumption that it is easy money. In reality, real estate agents are in a brutal time consuming, competitive business. The net commissions are not enough to keep people in the business, in fact, most people get out of real estate because they cannot afford to be in it. REALTORS® who survive to do so because they have a passion for the real estate business, and enjoy helping people make their real estate dreams a reality. It’s a great business to be in, but it’s NOT EASY!
How to Hire a Great Edmonton Realtor when Selling
Be cautious with any REALTORS who charge upfront fees! Most Real Estate Companies DO NOT charge up-front fees. All expense will be paid by your Realtor from their own pocket. Once your home is SOLD, the Realtor will receive the remuneration you have agreed upon in your listing agreement. In the event your home does not sell during the term of the agreement - unless otherwise written - there is NO CHARGE.
There are almost 4000 licensed REALTORS® to choose from to help you sell your Edmonton home. When a municipality is a hot market, anyone can sell a property, but great real estate agents are able to sell in any market.& In a soft market or "buyers market", it is crucial to choose a REALTOR® who knows how to sell houses or you can become an expired statistic. Currently (2018) in Edmonton about 40% of homes are selling.
There are a few questions to ask a listing real estate agent prior to having them in your home, which will eliminate inexperienced agents and save you time and money. When REALTORS® are on a "Listing Appointment", the intention of the agent is to get you to sign the agreement to put your home on the market. After an agent has completed their marketing plan, strong agents will ask for the business. A weaker agent will not.
The three biggest mistakes sellers make when selecting an agent is basing their decision solely on commission, price and the ability to market your home.
>Lowest real estate commissions:
Agents in Edmonton have business expenses, which can run into the thousands every month. Part of these expenses is the cost to market your home. If an agent is listing your home for a lesser commission, don't expect them to pay money they don't have to market your property. A good agent will not ask for any money upfront. Why would you pay someone for a job which has not been done? There is always a reason why a broker or real estate agent would discount a real estate fee. Ask yourself why. Is the agent desperate for business or unqualified? Do you want to work with a desperate agent?
Highest Asking Price:
In the real estate industry, there is a term, called "Buying the Listing". This means, an agent has told you, your home is worth more than it really is, just to get you to sign the listing agreement. Expect to reduce or price once or twice during the agreement or worse, be added to the Expired list (Homes which do not sell). REALTORS® already have an idea of what your home is worth, even before stepping into your home. Beware of an agent who is trying to buy the listing.
Ability to Market Properties:
Today, almost every buyer and seller start the home buying and selling process online. You may want to use "Mom and Dads REALTOR®, but are they tech-savvy? There is so much more to marketing a home than putting it on Realtor.ca. Anyone with a real estate license in Alberta can do this, you don't even need to live in Edmonton. Finding a qualified buyer who is ready, willing and able to purchase your home is more valuable to you than generating leads.
If your home is not exposed on the internet, by a tech-savvy Agent, buyers will not find it. Online advertising and property websites are now a basic requirement in modern home buying and selling. REALTOR®’s success also depends on how well they can market homes. Google the agents' website, prior to inviting them into your home. Find out how many listings the agent is carrying. If the Real Estate Agent only has one or two listings, they may be part-time, maybe more comfortable working with buyers or may not know how to market your home. An agent who is carrying too many listings can be overwhelmed and you may end up becoming a number instead of a client. A good rule of thumb is, hire an agent who carries 10 - 20 listings at a time, this is usually an indication of an above-average real estate agent.
The bare minimum marketing you should expect from your agent is:
- Professional yard signage.
- Lockbox with electronic monitoring
- Follow-up reports on buyer showings with feedback to the seller
- Staging advice to make your home more attractive to potential buyers.
- Digital targeted marketing.
- MLS exposure with a minimum of 30 professional photographs
- Virtual tour.
- Distribution to major websites.
- Updated CMAs after 30 days including the recent sales
- The ability to track online buyers
During the listing appointment, there are a few things that need to be noted.
How long was the agent in your home: Eliminate agents who view your home and arrive at a "listing price" within a short period of time. Although their price may be accurate, they haven't taken the time to show you how they arrived at the price or what they do and how they get homes sold. A good listing agent will show you comparable sales, pending sales, actives, educate you on the current market and show you their marketing plan. If the agent has no statistics, home sales are located in a different community or are not prepared, could be a red flag.
A great Edmonton Real Estate Agent will have spent time prior to meeting you, completing research on your home. They will have all the necessary information to price your home accurately. (highest possible asking price to attract reasonable offers) The agent will be prepared for anything including objections or concerns you may have. They will take the time to complete an accurate CMA, community absorption rate, thoroughly go over their marketing plan and address any unforeseen concerns they may have prior to asking for the listing. This is a valuable asset to the hiring experience.
Were all of your concerns addressed: Pay close attention as the REALTORS® goes through their marketing plan. Many of your concerns will already be addressed by a good agent. Pay attention to what is said. If it is mostly about how many homes they personally sold and how quickly, expect them to suggest a lower selling price below the true market value. These agents want to get your home sold as quickly as possible and move on. If the agent has not addressed most of your concerns. This can be a red flag.
Hire a professional: A huge misconception is every agent deals with the same type of buyers and sellers. In fact, there are agents who only list and agents who only deal with buyers. Not all agents work all price ranges. In Edmonton, there are real estate agents who specialize in mobile parks. They know how important it is to have the "criminal check" completed prior to writing an offer. An agent who specializes in luxury homes should have the extra knowledge required for selling a home under a company name, know the differences between the brands and grades of hardwood. If you are relocating, a relocation specialist is the best. They have contacts with other relocation REALTORS® who they have already done business with and can recommend a great agent for you at your destination which will make for a smoother move.
Go with your instinct: Selling a home is a major decision. You need to like, trust and feel comfortable with the REALTOR® you choose. Personality and character traits are also extremely important but don't show on paper. Buying and selling homes in a soft market, can take time and choose the right agent will be a positive experience. Choosing the wrong agent can lead to months of frustration and an unsold house.
Contact us today for your FREE HOME EVALUATION
Choose Wisely - Choose REMAX!
It does not matter which company you choose to represent you on the purchase of your new home. A brand new inexperienced REALTOR in Edmonton gets paid the same as a veteran REALTOR with twenty years of experience, expertise and knowledge. This is at no cost to a buyer!
Below is helpful information when purchasing your new home. If you have any question, feel free to contact us! We love to help buyers and sellers! Sign up today to save time house hunting online. We can send it to you automatically.
You can choose to buy a home without a real estate agent, dealing directly with listing agents, or for sale by owners. There are several reasons to work with a licensed Realtor in the province of Alberta including.
- The representative real estate agent Fiduciary Duties
- A buyer does not pay commissions. Edmonton Real Estate Agent fees are normally paid for through the sellers' lawyer when under an exclusive Buyers Brokerage Agreement
- Real estate agents will ensure you are getting fair market value and not overpaying through several REALTOR® tools including a "Buyers Comparative Market Analysis"
- Property Titles are pulled to ensure the legitimacy of owners and to determine if dower is applicable, there are no special assessments, lis pendens, creditors, liens and other concerns which could complicate or delay closings.
- Address any concerns or issues with your real property report including any setbacks, easements, restrictions, and compliance with the city.
- Depending on a real estate agent experience and their designations will be a factor in the service you receive which should be outlined in your first meeting. Feel free to ask your real estate agent plenty of questions.
- Your Realtor can set you up on an auto-prospecting system which will enable you to view new homes within your personal search criteria within an hour of the property hitting the market.
- Read More on "How to purchase a home"
Make your expectations known: If you expect your real estate agent to pick you up at your front door and drive you home after showing homes, tell them. Many will provide this service. If not, they will ask you to meet at the office. Let your agent know how you want to communicate. Do you prefer phone calls, emails, text messages or all of the above? Remember once you are under a buyers agreement, it is our job to provide you with our best service and help you find your best home.
Buying on Your HHT with a BGRS REALTOR®
We are here to help. Our HHT REMAX Military Realtors are BGRS approved and here to help you with your Edmonton house hunting trip. We have helped hundreds of Canadian Armed Forces Members move to and from Edmonton and the surrounding area including Morinville, Gibbons, Bon Accord, and St. Albert.. All of our suppliers are on the IRP Global Brookfield Relocations Service list. Book Your HHT to Edmonton with a BGRS Realtor at 780-910-5179 and we will help make your move to CFB Garrison easy.
House Hunting Checklist
Welcome to the Canadian Armed Forces Base Edmonton Garrison.
Below is a list of things you will need on your HHT -house hunting trip. If you have any questions or need more information, feel free to contact us anytime.
- A valid copy of your posting message including your BGRS number. You will need to supply your Brookfield number for one of our BGRS certified property inspectors for your new home.
- Your mortgage pre-approval letter. If you would like to use a local mortgage broker who is familiar with the military buy down, we can help. Having your finance pre-approval already in place will save you both money and time.
- Bring, email, text any MLS #’s of the homes want to view during your house hunting trip and we will have the appointments already set to view prior to your arrival.
- Bring your chequebook. Once you find a home on your HHT, you will need to put down a deposit. If you don't have a chequebook, ensure that your bank is located in Edmonton.
- If your spouse is also coming on your house hunting trip, have them bring their resume and information to register any children in our schools.
- Bring slip-on footwear for spring, summer, and winter jackets - This is Edmonton!
Bring in the "Chi" into your Edmonton Home
Creating a calming ambience in your home is essential when selling. Buyers want to feel at welcomed the moment they step into your home. Below are a few ways to create a welcoming atmosphere.
Declutter, Clean and Organize Everything
Rule of thumb: If you do not plan on using it in the next three months, pack it away or store it.
Clutter reduces the opportunity for feng shui to shine throughout your the entire home. Clear clutter from all rooms, closets, cupboards and drawers.
Clean windows are crucial for good feng shui to flow as they symbolize your eyes to the world and allow light and energy to enter your home. Fix any squeaky doors or floors to create positive energy in each room. Open windows to create a fresh room filled with oxygen. Do not use strong air fresheners.
Provide a Strong Feng Shui Front Entrance
Your home primary gets its flow of chi energy through the front door so it is important to ensure the chi energy is strong and well maintained. "Wow" your guests as they enter your home. Create a welcoming entrance within eyesight of your front entrance with beautiful furniture, decor and color. Maintain the quality of your entrance, keeping it clutter free and sparkling. Add a fresh coat of paint to the front door if needed, and remove old mats. Add a water fountain or a healthy looking plant to your entrance (even if it is fake).
Create a Comfy Living Room
Your living room should feel large, inviting and comfortable. Avoid using furniture in the middle of the room and place your couches and love seats along a solid wall creating a feeling of more space. Add accent color by using small throw pillows. You can also increase energy for activating natural elements by adding plants, flowing water, wood decor and a fireplace throughout the room.
Build Boundaries in the Bedroom
Remove televisions, computers or exercise equipment as these things bring the energy of work and stress into a room that is meant for relaxation and romance. Having enough room for a bedside table on each side is important, as well as avoiding having your bed in line with the door.
Feng Shui Your Bathroom
Water attracts an abundance of wealth in feng shui and lots of water escapes the home through toilets, sinks and showers. Make sure you keep the toilet seat down and the bathroom door shut to keep positive energy from escaping.
Keep the Kitchen Happy
The heart of the home is the kitchen and in a perfect Feng Shui home would be located in the centre of the dwelling. This is an important part of your home to attract health and prosperity. Add a bowl of fresh fruit, flowers or plants bring uplifting life and energy into this important area. Don't forget to keep counters clutter free!
Understanding Real Estate Commissions
Let's pretend for a moment, your Edmonton home sells for $400,000 and you are paying 7% on the first $100,000 and 3% on the balance of the purchase price. The total commissions payable would be $16,000 plus GST. To understand, how much money real estate agents actually make, we need to look at how agents real estate commissions really work.
First - Half of the commission is given to the buyer's agent. Out of the buying side, the buyer's agent does not receive the total $8000. Depending on how the agent splits their commissions between a team or office split, many buyers agents in Edmonton will receive half of the remuneration of $4000. Out of this sum, the buyers' agent will have to pay their monthly desk fee, vehicle maintenance, gas, and insurance. There are also annual licencing fees for Edmonton Realtors, buyer closing gifts, title searches, other fees associated with selling a property and of course Revenue Canadas share.
The other half of the commission goes to the listing agent. Out of the listing side, the Realtor usually has more expenses than a buyers agent including the cost of marketing the property, (which is not cheap!), the cost of hiring a professional photographer, the cost of accurately measuring the property, cost of a third company putting up and removing real estate signs, key boxes, promotional items, website maintenance, property-specific webpages, etc. Same as the buyers' agents, the listing agent also pays for annual licencing fees for Realtors, seller closing gifts, title searches, other fees associated with selling a property and Revenue Canadas portion of the commission.
There are real estate companies in Edmonton who will charge a flat fee or a lesser commission to put your home on MLS, and other Realtors will charge a higher fee. Understanding how much money Edmonton Realtors make will depend on how many homes they sell and how much commission they receive on each property sold.
The net commissions left for the real estate agent is what they get to take home to feed, shelter and clothe their families. Today, in Edmonton's soft real estate market, many agents are now changing companies to a "lesser fee structure" company due to the cost of doing business. Many of these agents can no longer afford to be a Realtor, simply because they are not doing enough business, don't want to work as hard to earn a higher commission, are licenced only to buy and sell real estate for themselves or are on their way out of the business.
Now that you have a better understanding of how commissions work and how much Realtors actually net, let's pretend again for a moment, you are a real estate agent. Although it is against the Realtors Code of Conduct not to show properties based on commissions, it can be a buyers discretion not to view them (read more about buyer brokerage agreements). If you were a Realtor in Edmonton, would you show a property with a lesser commission?
In Alberta, all real estate commissions are negotiable, up or down and when hiring a real estate agent to sell your Edmonton home, a few thousand dollars in real estate commissions can make the difference between selling and not selling your home - Choose your Realtor based on the value they offer and interview more than one. Do they have the tools to market your home? Are they giving you a discount based on services which will be eliminated? Are they asking for money upfront, prior to doing anything? How is their internet presence?
Always interview a few real estate agents, ask lots of questions especially about their marketing plan and how they attract buyers. Find out what they have to offer. Not all Realtors are the same, each agent is different. If you use a Realtor or a real estate company to sell your home, there will be a fee. The big question you need to ask yourself is - "HOW MUCH MONEY WILL YOU NET AT THE END OF THE DAY?"
Most REMAX Realtors in Edmonton have the highest monthly real estate fees and are working hard to help you sell or buy your home, staying on top of their game, a doing what it takes to get your home sold including paying for the costs of marketing your property. Keep in mind, Realtors do not get paid by the hour, their real estate companies DO NOT pay them for working there. Realtors work very hard to earn their commissions and only get paid once your property is SOLD (usually on possession date) and not on the day it is sold!
If you have any questions on real estate commissions in Edmonton or what like an in-home real estate interview with myself, feel free to contact me anytime.
CFB Edmonton Garrison
CFB Garrison is located in Sturgeon County, bounded by the northeast border of Edmonton and covers 2550 hectares of land. The main site is named Steele Barracks after Sir Samuel Steele, an original founding member of the Northwest Mounted Police.
The 3rd Canadian Division Support Base Edmonton, called CFB Garrison is one of Canada's best Canadian Armed forces Bases and a great place to be posted and offers several facilities and services for its members including...
- Arena, Exercise Facility Combat Training to Yoga
- An arena which features an outdoor and two indoor NHL standard rinks.
- A hobby shop, home of the Edmonton Garrison Auto Club and Wood Hobby Club.
- A community centre that offers several facilities including licensed daycare, library, and youth centre.
- A memorial equestrian centre that includes a large indoor and outdoor riding arenas, and a 42 stall barn.
- A large fitness facility r with multi-functional recreation and offers a wide range of programs and services. This facility includes a Cardio/Weight Room, Climbing Wall, Tactical Athlete Room, 4 full-size gym courts, 3 pools, squash courts, and an indoor running track.
- A memorial golf course stretched with championship tees totalling near 7000 yards.
- The famous Edmonton Garrison curling club facilities where you can bring your friends to enjoy some great food and drinks on our patio during the summer or inside during the winter.
- Three distinct messes which members and the public can book conferences, private functions, weddings, parties, events, and other activities.
Learn How to Write a Real Estate Offer to Purchase
As a buyer, when writing an offer on a property, you want to be able to pay the least possible amount for your
home. Sometimes buyers will offer 5-10% off of an asking price for no reason other than they were told to by a "friend" This is so silly You may want to offer more, you may want to offer less. The only way to make a reasonable offer is to do your homework.
REAL ESTATE TIP #1 - What the seller paid for their home is irrelevant.
REAL ESTATE TIP #2 - What the seller is asking for their home is also irrelevant.
Knowing why a seller is selling is always helpful when you make an offer, but this information is protected by the sellers real estate unless it is allowed in writing to be disclosed. However knowing the reason for selling is still irrelevant on the true market value of the home, as is the asking price. There are several things to take into consideration, prior to making an offer on any home.
- Market Conditions: Is it a buyers market or a seller's market? Knowing what type of real estate market you are in will help you choose an initial offer price. Completing a community absorption rate is the easiest way to know.
- Possession Date: Edmonton Real Estate Agents have access to this information and as a rule of thumb, the quicker, the possession date, the more motivated the seller is. Most homeowners in Edmonton have a 30-day negotiable possession date. If a longer possession date or a set date is asked for, this is an indication which the seller needs a specific date and can be more important than price. Keep in mind, if the property is tenant occupied, tenants do have a 90-day tenant-right. Normally, homeowners with tenant occupied properties or vacant property are more motivated.
- History: Your REALTOR® will know the history of this home. How long the sellers have owned the property, how long they have been trying to sell it and if there have been any price adjustments. Your real estate agent is also required to pull the title of the property which will indicate any recent financial debts including the current mortgage to ensure there will be enough funds to close on possession date.
- Condition and Size: Size is a factor of price more in places like China than Edmonton. The value of a home is in the condition. You may want to go back into the home to take a better look at the overall condition. Is the flooring laminate or hardwood? Are the faucets Walmart or Moen? Has the yard been meticulously maintained properly or neglected? Will you be replacing any fixtures, chattels, windows, shingles in the near future? Look at the property through the eyes of your experienced real estate agent. They will notice things you don't.
- Complete a Buyers Comparative Market Analysis: Examine all recent comparable sales. Only use recent properties that are similar in configuration, age, and location to the home you want to buy. Your REALTOR® can complete this for you.
REAL ESTATE TIP #3 - If the property has been staged, don't be fooled by how pretty it looks. Staging a home does not increase property values.
Read more about purchasing a home in Edmonton with our simple 5 step process
What classifies an Edmonton home as luxury?
Luxury home prices vary from city to province to state to country. What classifies a home in the luxury market consists of a few variables. Luxury homes are no longer based on price alone. To classify property into the luxury home category, it mush have desired indulgences. A home can be considered "a luxury property" when it offers these features:
- A grand foyer with soaring ceilings to greet your guests.
- Adequate nanny/guest living quarters which are private and away from the main living area.
- Personal conveniences and amenities such as pools, in-home gyms, Imax movie theatres, arcade rooms, wine cellars, decontamination showers, backyard tennis courts, solarium, and game rooms. There are several homes in Edmonton with personal amenities which can be found in Cameron Heights and Glenora.
- State of the art kitchens. With duel ovens, smart refrigerators to keep track of your food items, wine storage, ample counter space, built-in computer screens.
- Technology. Homes controlled with voice activation or the touch of a bottom from anywhere in the world are now one of the must-haves with elite buyers.
- Privacy. Many elite home buyers require privacy, especially media icons who get accosted by paparazzi.
- A prime location. A view is one of the things that make homes fall into the luxury category no matter where you live. It can be an unobstructed view of a mountain, beachfront, or overlooking the sparkling lights of the city. Beachfront properties in Edmonton can be found in Summerside.
- Premier quality, reputable builders and renowned architect. The construction materials, lighting, finishes, appliances, and design all must be a cut above what's considered standard. Dominate renowned Edmonton communities include Griesbach and Windermere.
A luxury home can mean different things to different people. Bottom line, a luxury home is where you can relax and retreat from the rest of the world, enjoying a dwelling which fits your lifestyle.