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Canada's housing market both vigorous and stable - m4 {. h- Q: f' I& K1 @3 v
% {% D2 x# S* {. ]) Z, u, m* L
- Country's market poised to show growth throughout 2006 -- l6 A' c k! H" X l1 E
: C! o: Y2 \ Z% V) j9 e7 T TORONTO, Sept. 28 /CNW/ - For most of Canada, the housing market
2 v( k% k' u/ A! H: Y# v/ Sexhibited moderate price increases and stable unit sales during the third
/ y, {& s S; Equarter. Wide regional variances continued to be the dominant characteristic
3 n/ Y, M0 u+ i- O) ^ p9 n$ b. ain the market, exemplified by frenzied levels of activity and double digit6 b: i; g+ h# d" ]
price gains observed in the energy and commodity rich Western provinces, and! |1 A7 o) P9 c/ ?+ C2 N8 o, c! E
more reasonable sales volumes and moderate price appreciation in Ontario,5 M9 j) o |( y
Quebec and Atlantic Canada, according to a report released today by Royal
. {9 U0 W* i: b, D* l" s, L. YLePage Real Estate Services.! p. D/ ]& u/ M1 z
1 ^4 R6 h2 V, M6 [: u) ] {7 c: R
Nationally, market trends established through the first three quarters+ H& P+ o& Y$ t8 Y0 l p/ D# r5 K
are forecast to continue for the remainder of the year. Robust economic
7 j2 }4 _$ c% f' l8 x" c/ w9 Uconditions, low unemployment rates, modestly growing salaries and wages, and
7 c$ X/ Y( `; _. S* Isound consumer confidence contributed to the overall strength of the- {! B& D+ j% [2 d( ~% t
residential real estate sector.# c+ A, l( s# K# y$ J
) ]2 \1 e. I0 t. X7 B
Of the housing types surveyed, the highest average price appreciation
' l8 a& A( d5 S% A+ koccurred in detached bungalows, which rose to $300,365 (+16.3%): v7 L6 o( ^8 ^, y
year-over-year, followed by standard condominiums, which rose to $211,5626 ^! {' Y/ S1 m" ^0 A$ J
(+14.2%), and standard two-storey properties, which increased to $365,380% n- r; _/ f" I4 N" F% i
(+13.2%).1 O1 w# F- l0 S: l4 Q5 G
" N7 K* N, }; g2 K$ ^% h "Canada's sturdy housing market continued to demonstrate steady growth
+ k( ?0 C) j, r2 m2 |% xduring the third quarter. For all but the west, we have moved on from the
* Y8 Z1 R% T/ j/ H5 V6 Nfrenzied expansion that characterized the first half of this decade, and are
- S1 z% u8 u( s2 [* Epoised to show continued growth at a more moderate pace," said Phil Soper,6 K6 n$ h- r' m/ b" E
president and chief executive officer, Royal LePage Real Estate Services.
/ P T1 g2 Q+ J a3 F"Gone is the sellers' market that we have lived with for some years. We/ L, r8 N) o5 z' h
welcome the more reliable conditions that are characteristic of a healthy
1 h) N$ l3 S K q4 w$ P, tbalanced market."+ z- F" V3 j( ^
/ T' W2 r8 K1 a0 u+ @ Despite the double-digit rise in average national house prices," a: B0 X$ d- h u: A/ k6 ]/ c
considerable regional variances were exhibited again this quarter. The shift
9 K% z0 g [. ?8 S3 ato balanced market conditions, which began in late 2005, has continued/ T8 ?$ c+ N; K. v/ @
throughout most of the Central and Eastern regions of the country. In the core
/ A# h6 _& y, d: Yenergy producing western provinces, the combination of very high in-migration,
9 R+ G1 O. b! x+ f1 }+ C/ \manageable affordability, and a shortage of inventory has driven record* w& o/ y4 e/ v
breaking price appreciations.% D: h' @5 f; U3 E
; y! Q$ r9 J2 i- m y8 n4 w$ O Echoing the second quarter and supported by Alberta's rapidly expanding
# q, b0 b6 m2 b; a1 yeconomy, Calgary and Edmonton led the charge of Canadian cities with the
' K" ?/ Y6 G1 u4 I0 Alargest house price appreciation in all housing types surveyed.
! q Q) Y4 M; E0 g. A! A/ v6 Q5 }
In Ottawa and Toronto, growth remained steady, supported by solid
# t2 `8 W& p6 V2 }economic fundamentals, an increase in available inventory and strong consumer8 w; I$ \: w/ G- q( g, K
confidence. While the pace of price appreciation in Ontario leveled off
! C, ?5 D, O' N: k1 xslightly, the province's real estate market remains poised for modest growth.
+ V' G! q8 d' DIn Atlantic Canada, new housing and condominium construction offered buyers7 ?0 O/ O! M! y$ d. Y# {
greater selection at more competitive prices, resulting in a slower rate of# W: q7 U ^* y& I) b+ N& S- n
price appreciation when compared with 2005.
* W/ G3 J" \6 H( o) d" Y$ F$ r' J8 o. l- N' ?* C
While the pace of growth in Canada has slowed, the domestic housing
! v6 \8 Z2 T5 Z1 B0 umarket is expected to outperform the American market. The economic and" B7 |0 L: ~4 Z) T3 ?( S4 I
financial fundamentals driving the residential real estate sector in Canada
* c" I1 o1 _( |7 x3 ]are markedly different than those found in the United States.
2 ~, l1 Y. F' Z; E8 G/ ~) x6 T3 @* E, ^
Added Soper: "Canada's housing market is likely to outperform the2 d6 _% i2 C9 c3 S6 E6 c8 P' J
American market through 2007. A number of factors are working in Canada's
$ ]; Z: s0 o- c8 N" i0 N$ o0 b' s" yfavour, including healthy personal and governmental debt levels, the8 `4 A7 p* O9 j9 `% s
relatively modest rise in interest rates in our country, and general- ~. t9 g* D: O: f
affordability in our major cities. In addition, Americans are now seeing the
( T7 `! v( j$ }4 Ldownside of a tax system that encourages maximum homeowner leverage, and. m# w. n3 t3 z$ m& N, _
aggressive financial products such as zero- and negative-amortization3 W: T) J1 b0 b
mortgages that work only in a high price growth environment."
0 V+ C3 D$ w2 J- z: V& s9 ?5 v+ W$ @! c# W
<<
+ F. q( g- t7 E5 D P4 C3 ~ REGIONAL SUMMARIES6 I1 w4 l# @& T3 x4 ?9 @
>>
& |# }" |* [% f4 [: p$ i* ]7 A# x* p
3 t6 s9 L2 B$ j& T Balanced conditions continued to characterize the housing market in' o7 r7 J. C* X, b: x! g8 w
Halifax, as significantly higher inventory levels helped to moderate the rate2 ~3 u5 @. h* | z& N9 p3 G
of price appreciation. Buyers were increasingly choosy, taking more time
4 f; b8 x) R9 x* K7 U! Qlooking for newer, low-maintenance properties that were not in need of
& Y7 M4 E1 N. `/ X- Trenovations.
# w" K& J, i$ H$ J7 B! t1 z( A" j
& F) o9 L1 [5 E. E The housing market in Moncton remained healthy and strong as a slight' H8 x1 \) ?) V8 U* h% c& q
increase in inventory helped to moderate the rate of price appreciation
+ ~. C' E$ b* j% W4 ^# f5 ]compared to the same period in 2005. Activity was brisk throughout August and
* G: Z& e% ^$ D$ Y6 eSeptember and is expected to remain this way through the fourth quarter.% j! a9 V5 G: ?" a
/ e* d& r# ~2 `4 [6 G m; ]$ l7 _' i
The housing market in Saint John underwent its traditional summer
2 G8 X- a4 U+ U. B- ?6 x/ ?& bslowdown in the third quarter, with activity picking up towards the end of the( [! y1 A' D. D& r! L
quarter. The local economy continued to thrive, as construction on a new
) F9 Q5 p' q' D0 s' w4 f600,000 square-foot shopping area has begun, bringing several new box stores8 |8 Z5 T" ]& U: M/ M+ y
to the area. Buyers have begun seeking less expensive fixtures for their homes
; }. N, }- V) q3 R$ M& aand are instead opting for more affordable housing options., ]* ~ u. B6 V h: l$ t
' Y& x" k5 r1 g6 p4 s In Charlottetown, the housing market started to move towards balanced
: i* H4 o6 i1 d4 H* q2 ]7 jconditions, as some sellers had to begin to lower the asking prices on their' {" ~) R) T7 z- E
homes to make them more competitive. Activity from out-of-town and US buyers
: ?6 C/ h/ p6 Q+ [4 C3 Fwas down slightly compared to 2005, likely attributable to the strong Canadian
% @: _8 E! y7 p0 H$ vdollar. Inventory levels began to creep up in the third quarter, providing: ^5 r$ ^3 w; s
buyers with more options when looking for a home.+ U" y( I8 A2 G9 N" B
3 k* [' D+ B% e3 Y. _- }/ u$ |5 w Activity in St. John's slowed slightly in the third quarter, particularly
) A. a: {! ~. X9 J4 S u5 _& A( gamong higher-priced properties, where there was a slight over-supply of homes
) W9 H" b0 S3 c/ K& S. r, epriced over $200,000. Listing periods have increased when compared with 2005,; Y8 G/ e# ?( n8 r0 I I
as some of the pent-up demand that had characterized the market over the last" W3 F7 o3 P0 p% S1 L/ }6 D7 h! {
few years has been satisfied, resulting in more normal, balanced conditions.- J0 p" k# P6 x, P" M/ m' |
& `5 y- D3 {; o5 P( z Montreal's housing market recorded modest increases in average house2 e% }# X: E3 j; n; D
prices, due to a slight seasonal slowdown in the third quarter as inventory
+ N! _; R$ A8 `2 u$ Plevels rose. Part of this can be attributed to the fact that many renting
- y' N$ Y. }& B5 j Y& C1 Wfirst-time buyers were motivated to close on the purchase of a home by July 1,& J) m7 F# b% R7 m& ?
when rental leases expire in Quebec. Once this date has passed some of the P- O5 u+ M7 S7 m) S
pressure is taken off the market, allowing buyers to visit more homes before
% R8 Z% t- T* S) c; D. cmaking a purchase.
% j% y, Y9 q" h: L' S4 H9 P% n; a6 W, Z+ q- Y
Ottawa held its position as one of the country's most stable housing# V7 ?! x. |8 g2 Y0 p
markets in the third quarter, reinforced by a vibrant local economy and strong5 s+ G1 S" A# G4 s4 f S% U- {% I
confidence, resulting in modest increases in average house prices. The city/ C$ [# r( {! I, b' D5 r
centre remained a bright spot in Ottawa, with homes in this area attracting
6 |& b3 p) W% jattention due to their convenient location and proximity to downtown
1 r% J o0 [9 [9 _2 Vamenities.$ m \. c0 H& C* O9 Y
7 L: f' B- f& v
The housing market in Toronto sustained healthy activity levels
* b0 H, Z) v5 k9 r4 m, U- Z; Dthroughout the third quarter, as a strong economy helped to maintain demand$ o( j1 V" V- @; c' Y
across the city, causing average house prices to rise moderately. Toronto has
7 \: R. g) N) d) u ]8 J# p- Tcontinued to experience modest growth in average house prices, and has been' f1 |1 Q) N4 Z9 H. S6 [ |
driven primarily by purchasers who are buying homes as their principle l4 e1 C) W& H- J9 Q" z$ u7 D2 a
residence, rather than for investment.* e6 m' ?4 x Y; v L" ]
: A" u# v! r- W2 r7 ]9 V" w
The vibrant Winnipeg housing market continued to show its strength as
7 }/ O, ^! c( j4 [( b6 ^house prices rose during the third quarter. The booming local economy resulted
* G, G% g5 e5 e+ \$ S( @. C& Sin a historically low unemployment rate, helping to bolster consumer* {$ H4 c9 @7 I2 T
confidence and Winnipeg's ranking as the city with the lowest capitalization
d/ t7 i6 @# x) L; }: @rate among the country's larger cities - helped to encourage buyers to enter+ E, C1 y7 w6 { U
the market.0 k4 h+ g! _* N0 V. @7 H
: r) [% S' @5 N
In Regina, the market experienced a slight seasonal slowdown through
. I- t0 D9 k# d( I1 R7 t3 d& xJuly, as there were fewer purchasers in the market due to summer vacations. In! N2 u4 X+ s D; p7 B
August, activity resumed to the busy pace previously seen in the spring2 _* J4 C E. r) T6 I
months, as the influx of purchasers made it more difficult to find a home due
, r" u. P$ Y1 c z/ W' Dto the shortage of available inventory.
& H0 ?+ M8 Q* g7 @" @; _- M# T
1 ?1 x9 P6 M! D% ` Activity in Saskatoon remained brisk as the market maintained its
2 A# y% r5 z( T2 a7 Ymomentum from the busy spring sales period. The economy in Saskatoon remains* Z4 r$ K, s+ D5 ?: l
vibrant, as employment opportunities are abundant with many businesses
4 @- |' ]6 N( [% ]1 J. r: E; u6 {) Astruggling to make hires and having to recruit outside the province.' z- e; h! K [* l$ ^$ r
3 A1 K4 \. F8 l8 s0 @4 K( k
Calgary's housing market recorded blazing average house price increases
, X7 ?: b6 U, ?! ^$ rin the third quarter, in all surveyed categories. The burgeoning economy, low
3 Y. d! b2 j0 w% s0 lunemployment rates and low inventory levels remained the leading factors that* |# W z; [) x1 A. |1 ?' C$ g& F
pressured Calgary's house prices upwards. However, regardless of the soaring- c4 c' I0 a/ W( C" {
prices that characterized the market - even during the typically slower summer
( r/ M; }$ Z ?% ?) A" a- ^season - it is expected that activity will become slightly more balanced, as
& j6 g( h6 _! k/ K1 K3 ]; `buyers are becoming more reluctant to participate in the frenetic activity.
9 w" D8 ]# v: a# C) h- K2 p( T! Y. k' r! f( l3 j; \" v
Edmonton's booming local economy continued to thrive in the third quarter
+ g; k. e9 Q/ G) ^as activity in the oil sands north of the city continued to flourish. Edmonton
1 D& m" P& N4 h1 g1 ^9 xremained the hub of activity for those coming to work in the oil industry,
: ?7 h6 r3 B! e; P5 j+ gmaintaining tight inventory levels across the city, resulting in prices( m9 P. b; m; \5 D( y) g0 [
increasing at record levels. However, as inventory levels continued to improve
8 h4 h: K5 e& y! L7 H+ zin the third quarter the rate of price appreciation should moderate slightly
+ j. h/ ~% n n3 ^- p5 E, |towards the end of 2006.
' ^$ H, ?! [# q! h+ |+ |5 V8 G' z( R% }: W+ Y' F: p) l
While Vancouver has seen a slight reprieve from the severe shortage of
' H" I! h/ u, a2 y+ L5 Ninventory that had previously characterized the market, supply is still unable
" L) F# B( @/ }! b& Oto meet demand, driving house prices upwards. Vancouver has a very diverse2 o+ c& n [" s; o7 e
group of active buyers - from first-time home buyers to baby-boomers to2 o) H7 P2 x% S. x" c8 G
foreign investors - all of whom fuel the demand for houses, placing added$ a) c; _9 Y) [: Z8 ?; C) d
pressure on tight inventory levels.
: J! @' a- F- b( G& n4 e/ N) y6 S; F& q7 G% A3 X3 c$ ^, W
Victoria's market is vibrant and supported by strong economic
: K4 |$ A8 b$ ?( U( R0 [- e* i: ufundamentals, fuelled by a booming tech sector and a migration of young people
8 _$ E. _ S" f( ]* ginto the city that has continued to support the area's house price increases;/ m+ y+ j5 v# Y* K( N* a
while increased inventory levels have afforded buyers more time when searching/ U4 j: u, G9 @8 T
for a home, helping to normalize the market's pace.5 ^+ e$ x, t; }; c
% N6 p+ l, D, x4 F% U0 ~ <<9 N0 P, W5 C t! o
Survey of Canadian Average House Prices in the Third Quarter 2006' H/ t0 D! R2 F
% G* X; M* H$ U1 m) w( P4 N
-------------------------------------------------------------------------2 j& D$ J$ [! ?; `+ _: n
Detached Bungalows Standard Two Storey" u% p+ [+ _/ k' J
-------------------------------------------------------------------------
7 e/ }. h8 d1 `+ F& @* @ 2006 Q3 2005 Q3 Bungalow 2006 Q3 2005 Q3$ j: Z1 B- B" ]) P
Market Average Average % Change Average Average5 l$ m, o* \) [" j- z
-------------------------------------------------------------------------4 v. ~7 \: \9 m+ r, M. r
Halifax 186,333 173,333 7.5% 198,667 199,000 e" I/ e2 A! j
-------------------------------------------------------------------------- m% S# L4 L! \6 Y1 H
Charlottetown 145,000 141,000 2.8% 175,000 170,000
- `8 b) D1 [8 ?! M O -------------------------------------------------------------------------
, M! l( D% ?0 _5 c Moncton 135,000 127,000 6.3% 129,000 123,000
4 C% v3 ^+ U) C2 a% S& E5 ] -------------------------------------------------------------------------
; Y7 \/ M7 E9 G/ f# a. M. B/ x' M Saint John 141,200 142,900 -1.2% - -
+ r1 o- c: t( y/ W2 E# Z -------------------------------------------------------------------------: s( d+ {1 S. n: p/ u- i7 U
St. John's 143,667 142,667 0.7% 200,667 202,3339 e. h$ d1 W! O! J+ H
-------------------------------------------------------------------------/ H6 @/ I3 z# S2 s* j* ^ g% l! x
Atlantic 150,240 145,380 3.3% 175,833 173,5830 c7 N+ \- e, u
-------------------------------------------------------------------------
( P8 O5 C" G, {( z$ t Montreal 213,691 203,500 5.0% 321,141 316,185
[% }6 g3 _' y" D- l; [0 q -------------------------------------------------------------------------
; K) ^( h" K2 n5 t. A7 p1 H Ottawa 290,083 278,417 4.2% 285,667 273,250: {5 u+ J- N/ |# k& w
-------------------------------------------------------------------------
( A, x6 H$ f; ]' `' l' C5 ~ Toronto 373,368 355,882 4.9% 481,523 474,766
# o( {9 ?6 I7 L9 X; ] -------------------------------------------------------------------------
5 b, w# y. |8 M& k' w Winnipeg 181,579 159,860 13.6% 202,337 180,707
! ^4 D% B8 D# V -------------------------------------------------------------------------$ g f" B, J7 U8 t
Saskatchewan 170,667 156,083 9.3% 182,600 166,500
! T i6 R& Z6 k. {& b -------------------------------------------------------------------------, s3 f2 q) `3 I+ G
Calgary 395,067 252,411 56.5% 405,778 264,389+ u5 j# N2 k1 R9 \
-------------------------------------------------------------------------( L6 q8 m, c/ K
Edmonton 286,857 194,857 47.2% 316,429 206,7144 v% `6 } H7 p$ s: C4 l" h/ ?
-------------------------------------------------------------------------4 N: \1 I, O5 h, f5 Y% `- {5 q
Vancouver 704,250 601,000 17.2% 794,000 697,500
- F& h$ D; \, J6 V -------------------------------------------------------------------------( y- \ j7 `- q3 b4 k$ y" @
Victoria 375,000 348,000 7.8% 403,000 391,000
3 ~/ F& C/ |) P9 v. s! J" n9 ]9 E -------------------------------------------------------------------------1 S1 r5 a; O. ]+ Z9 C& o
National 300,365 258,202 16.3% 365,380 322,860
8 ]! S0 y4 |& w4 {% Q# ] -------------------------------------------------------------------------
/ }& w' b0 t+ w
# w- j! {% Y# v" v9 o -------------------------------------------------------------6 J. b" Y3 M: Q0 E1 F3 |1 O$ I
Standard Condominium
, P$ k* Z5 E) I1 D& L# ?7 c* G! _ -------------------------------------------------------------; ?5 z A6 Z3 n/ N
2-Storey 2006 Q3 2005 Q3 Condo
0 N. D0 A* M( K, C Market % Change Average Average % Change7 M% u- k1 t0 Y# [; @
-------------------------------------------------------------. z% S& G* l/ L( N
Halifax -0.2% 142,000 103,000 37.9%0 y9 }6 p9 _/ z9 S. C9 d6 R
-------------------------------------------------------------
1 K; J* c( m5 r$ B Charlottetown 2.9% 98,000 98,000 0.0%
& f) H B2 N2 u0 M6 e2 r6 k -------------------------------------------------------------
' {; S6 W6 S, h# ~" u- _ Moncton 4.9% - - N/A
& c5 L9 K. D( f5 h0 y; r0 N -------------------------------------------------------------/ \8 d. x( T" a
Saint John N/A - - N/A; M" A* z8 T7 X. d3 i
-------------------------------------------------------------. h. B- U1 b1 z u$ _4 z# ^. H
St. John's -0.8% 146,333 145,667 0.5%
1 ?# e. J; h& ]8 r$ k4 o/ @0 V -------------------------------------------------------------1 \# p% p n! `
Atlantic 1.3% 128,778 115,556 11.4%- L$ `: a z5 g6 A! w1 \
-------------------------------------------------------------5 u$ X5 @3 X; a# z# ~& D
Montreal 1.6% 193,190 188,016 2.8%7 f; G9 \# F; o) l
-------------------------------------------------------------
* t' N0 U: H/ T$ W6 W Ottawa 4.5% 181,083 172,250 5.1%. K i+ U7 n6 @2 l9 r3 A+ k
-------------------------------------------------------------. o" P+ M( V/ _: {. t; n2 H* ?
Toronto 1.4% 252,088 242,918 3.8%
0 @2 d* [' d: [ -------------------------------------------------------------6 j6 C- |7 f" w+ S3 o0 x
Winnipeg 12.0% 105,648 96,008 10.0%3 Y% a: H; \6 P8 y# n' ]9 \
-------------------------------------------------------------
1 W! g5 k8 Q! P2 R Saskatchewan 9.7% 106,250 101,000 5.2%, j% [7 _: P( C# c5 M/ y$ X
-------------------------------------------------------------
% q% r6 v0 ?9 t& o4 T; w Calgary 53.5% 245,844 153,867 59.8%
: y& y n" H2 t6 M% O -------------------------------------------------------------
@8 \1 Q) ], k) X1 u: P Edmonton 53.1% 200,433 131,500 52.4%1 z8 f0 m- _0 u- ^9 g! y% p8 D
-------------------------------------------------------------
8 \9 D! i7 n* ]1 O) L Vancouver 13.8% 366,250 323,250 13.3%
/ c$ o4 b5 ?9 @" V7 P -------------------------------------------------------------( E8 S# e- j2 I% z" n L+ n. h% h
Victoria 3.1% 229,000 220,000 4.1%
5 d. I, |7 R H6 Y8 I4 V -------------------------------------------------------------
: J$ u5 L2 }) R6 n4 M0 s; M National 13.2% 211,562 185,296 14.2%
@- X2 p) h; s0 K" B# v! t -------------------------------------------------------------
0 B* K5 w. d5 O O >>1 v( s) i6 T3 O! n4 b& H2 s
: Y/ x7 W) Q; n( N( N( W Average house prices are based on an average of all sub-markets examined7 u' D3 v" R% {) i- J
in the area, except for the smaller markets of Charlottetown, Moncton, Saint* L5 B- @* @2 A7 p1 \. E6 d
John and Victoria.& \) m8 b( a! i# {1 s- [* C5 S& N
0 w0 T+ t1 @ l( q/ H
The Royal LePage Survey of Canadian House Prices is the largest, most
+ `! w# ?8 A9 H# c' ]7 ` `" Icomprehensive study of its kind in Canada, with information on seven types of" { x u" ]+ M# _2 S
housing in over 250 neighbourhoods from coast to coast. This release
$ @% X0 L3 w/ t' R2 y) J! Nreferences an abbreviated version of the survey, which highlights house price; m H$ q8 e- f9 w: S
trends for the three most common types of housing in Canada in 80 communities. S0 u3 `# h& q8 R
across the country. A complete database of past and present surveys is
4 j% z! ?* ?% `3 L( }1 f2 i$ `4 Iavailable on the Royal LePage Web site at www.royallepage.ca, and current! B% t) E; t9 n2 j9 J
figures will be updated following the end of the third quarter. A printable
: i% @# \% g: s3 Q4 t5 \version of the third quarter 2006 survey will be available online on3 @2 a& v) O. Q. }
November 15, 2006.( O2 S0 t2 D+ }. n! x
Housing values in the Royal LePage Survey are Royal LePage opinions of
" k% S+ T) L8 O2 gfair market value in each location, based on local data and market knowledge. P3 V3 L& \0 G: T2 `' u. n
provided by Royal LePage residential real estate experts. Historical data is7 K+ {6 |( y7 v+ x/ i
available for some areas back to the early 1970s. |
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