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Canada's housing market both vigorous and stable
; T: Z& o1 O6 x* {
' N/ u i4 g# X- Country's market poised to show growth throughout 2006 -
2 h4 c( j% w+ j7 V5 G
H) e1 x6 _9 q2 W! d TORONTO, Sept. 28 /CNW/ - For most of Canada, the housing market
6 g3 y6 h( {6 c5 P! n' K! ]exhibited moderate price increases and stable unit sales during the third1 v/ Z$ G D! w1 s9 ?, M
quarter. Wide regional variances continued to be the dominant characteristic: |/ H/ r1 T0 G8 |$ z; Y
in the market, exemplified by frenzied levels of activity and double digit8 S+ s% a* C9 @* k$ m
price gains observed in the energy and commodity rich Western provinces, and& a' R+ r, O l) d
more reasonable sales volumes and moderate price appreciation in Ontario,
8 S- c0 G8 A: k) v$ W$ LQuebec and Atlantic Canada, according to a report released today by Royal- i- X1 w! c! _' |! e$ j7 u; c& M
LePage Real Estate Services.
) }/ F$ O6 \7 I( u5 @
7 c% G6 s& A6 P, ~# Y1 M, n# A Nationally, market trends established through the first three quarters7 W2 ^6 L$ q3 p9 @+ I; A
are forecast to continue for the remainder of the year. Robust economic
4 W4 ~; p' E a/ o3 n/ gconditions, low unemployment rates, modestly growing salaries and wages, and
* e* q3 a3 c0 U% }+ v: K/ n% fsound consumer confidence contributed to the overall strength of the6 d- p( J* B ~
residential real estate sector.
3 b6 G" Z% T0 l
0 s* `/ L( D1 Z% {8 w Of the housing types surveyed, the highest average price appreciation- P4 O2 @% n: `
occurred in detached bungalows, which rose to $300,365 (+16.3%)
2 X& S# g$ W' v, j, S8 uyear-over-year, followed by standard condominiums, which rose to $211,562# ]0 Z2 e* V; Z; z+ _ {- F% _6 q9 B9 z* z
(+14.2%), and standard two-storey properties, which increased to $365,380
! O6 d8 g$ Q/ Z5 E. I(+13.2%).
, Y5 S/ D n; g0 E% H
! \8 m. ]% Y3 w0 ^/ n/ g D$ J# d "Canada's sturdy housing market continued to demonstrate steady growth0 e. l g3 w: F1 m$ U
during the third quarter. For all but the west, we have moved on from the
1 g ^" [( H) v+ Gfrenzied expansion that characterized the first half of this decade, and are
) O3 u. I4 Q5 A. S# }poised to show continued growth at a more moderate pace," said Phil Soper,
. \+ a' A; ^4 l, {( y. [president and chief executive officer, Royal LePage Real Estate Services.3 o# s' a2 z: B/ J* E) {
"Gone is the sellers' market that we have lived with for some years. We
$ v8 Z6 ~* q1 @welcome the more reliable conditions that are characteristic of a healthy
" J/ l6 l( S1 r/ j2 Dbalanced market."( H: \2 X! D7 R8 Z# @, V
7 Q/ ^: g) [& C3 n! {/ j. Y Despite the double-digit rise in average national house prices,( V9 b3 e4 R) ?" t K. |1 Q6 y0 V
considerable regional variances were exhibited again this quarter. The shift( k [6 |# I& P: i$ K% J2 f, \& Y5 _
to balanced market conditions, which began in late 2005, has continued
5 g+ Q0 C/ R. X; \7 Cthroughout most of the Central and Eastern regions of the country. In the core1 A( `: e/ t1 t. B& w( s7 L
energy producing western provinces, the combination of very high in-migration,
& j: c' I* i# z, n/ \' m8 lmanageable affordability, and a shortage of inventory has driven record
) Q6 N4 ]3 ^ l( U( Ibreaking price appreciations.
% ^9 Z7 q3 x2 Z, J9 |) E( r. N! _+ g8 L. ~% q! P1 P" P4 M
Echoing the second quarter and supported by Alberta's rapidly expanding
5 S# a* D2 y5 ieconomy, Calgary and Edmonton led the charge of Canadian cities with the
+ F" g& e. E# m+ ?7 ?! x% Hlargest house price appreciation in all housing types surveyed.
6 o+ c! T! L; X4 C( R
/ w% l/ \- F7 M9 ? In Ottawa and Toronto, growth remained steady, supported by solid
+ c* H# ]' S0 x* Yeconomic fundamentals, an increase in available inventory and strong consumer
9 {+ @; ~/ `7 X$ `/ Z8 [confidence. While the pace of price appreciation in Ontario leveled off
. C4 n7 ~7 C C. M D& d; d. eslightly, the province's real estate market remains poised for modest growth.
# q6 a, A; G3 o7 Q" I% BIn Atlantic Canada, new housing and condominium construction offered buyers
$ h4 `$ V6 w2 O/ d" n7 }8 L1 {greater selection at more competitive prices, resulting in a slower rate of
5 t5 g G& N, h$ n0 [% n9 dprice appreciation when compared with 2005.: e7 t2 Q8 C' A n+ a; n! }6 E
; d& b; v3 i/ A( f a
While the pace of growth in Canada has slowed, the domestic housing
; j( w% y' n' i$ l. Fmarket is expected to outperform the American market. The economic and
/ z' ^, u% D rfinancial fundamentals driving the residential real estate sector in Canada
4 \$ D# m) n, e% X$ H E7 x+ p! oare markedly different than those found in the United States. m9 I" D& h, ~" N
0 `& J+ e' h% r1 E1 y2 W+ Y% [
Added Soper: "Canada's housing market is likely to outperform the
n5 q1 r2 P4 g2 Z% {% gAmerican market through 2007. A number of factors are working in Canada's
9 W; T$ Y+ x' q \favour, including healthy personal and governmental debt levels, the7 P ~3 e/ c( w& N
relatively modest rise in interest rates in our country, and general K7 M4 Y! D9 v0 R4 E
affordability in our major cities. In addition, Americans are now seeing the
" j+ P0 V9 v, Y: H: M. i9 hdownside of a tax system that encourages maximum homeowner leverage, and1 |" j: L' H4 o0 p) ]
aggressive financial products such as zero- and negative-amortization
( R" s( \* U5 Qmortgages that work only in a high price growth environment."$ y* A, C7 S3 Y& f' I% y
7 T. H3 C4 O/ T* Y2 M- H, P5 F) h7 t <<
; {& z& ^1 @# B REGIONAL SUMMARIES
& C3 L) X0 I9 y6 O6 j o/ I( J >>* _ R" y _4 d) c
# j% u- W& N/ ]! k Balanced conditions continued to characterize the housing market in
+ K' Q9 D6 x: K4 L bHalifax, as significantly higher inventory levels helped to moderate the rate' M5 T: M! Z- \5 h- X7 ^
of price appreciation. Buyers were increasingly choosy, taking more time
* g3 f8 T9 A0 D9 _- H; Mlooking for newer, low-maintenance properties that were not in need of* E; n. W9 u. y
renovations.
& c. v& I: e1 j! J
- _$ r0 l* d2 i% Q The housing market in Moncton remained healthy and strong as a slight1 _8 b- H4 s6 o* [
increase in inventory helped to moderate the rate of price appreciation
/ t8 l( f M: G; ]* E% Vcompared to the same period in 2005. Activity was brisk throughout August and
( u# _/ h$ F* @( ~September and is expected to remain this way through the fourth quarter.
O P* ^5 h9 O1 U, W) t& r5 g3 J7 Y d2 ], o3 u: n. q' `1 y6 ^
The housing market in Saint John underwent its traditional summer$ |% e+ x$ B1 f; R
slowdown in the third quarter, with activity picking up towards the end of the
7 b# b2 Q- i7 G+ p9 x' Uquarter. The local economy continued to thrive, as construction on a new
% J% y+ G! t) D3 t3 G) F600,000 square-foot shopping area has begun, bringing several new box stores+ d. Z/ z, k, y' F7 y: R: k+ {- x
to the area. Buyers have begun seeking less expensive fixtures for their homes4 W9 S* S( G$ N7 Y
and are instead opting for more affordable housing options.
) S& ]: r6 g; b9 |& l1 I
4 E7 C1 c& p2 Y% e' ` In Charlottetown, the housing market started to move towards balanced) z8 R3 R0 O w8 y, a- \, z! l
conditions, as some sellers had to begin to lower the asking prices on their) h K& c0 ]2 B6 N7 {$ h( e- _
homes to make them more competitive. Activity from out-of-town and US buyers: ~6 P& ?8 t: Z' t0 |
was down slightly compared to 2005, likely attributable to the strong Canadian
) O! a8 R( K2 V& T1 C G) D( fdollar. Inventory levels began to creep up in the third quarter, providing" ~& ?3 K& P1 x, w
buyers with more options when looking for a home.
8 L) P, x9 f0 B& r9 Y' b
$ f% I: O. w1 M% ]3 ~% T3 m8 D Activity in St. John's slowed slightly in the third quarter, particularly' y, t( }4 Z& ?# A& x, w$ z
among higher-priced properties, where there was a slight over-supply of homes" _3 Z6 x5 s3 v" y+ f/ o
priced over $200,000. Listing periods have increased when compared with 2005,
: B" z; P9 U$ Oas some of the pent-up demand that had characterized the market over the last; m* o0 [5 U8 L$ v) p% C
few years has been satisfied, resulting in more normal, balanced conditions.
& R; z4 w& Z4 j' x
0 Q% ~7 ~5 h3 v Montreal's housing market recorded modest increases in average house* ]+ n& ^$ z3 z& y( e2 h7 W
prices, due to a slight seasonal slowdown in the third quarter as inventory2 b" C' C- U7 H4 Y+ t5 g) S* n' @
levels rose. Part of this can be attributed to the fact that many renting/ O% ?' g1 s& l5 a- t5 z
first-time buyers were motivated to close on the purchase of a home by July 1,3 l _4 z# |- R. O2 F
when rental leases expire in Quebec. Once this date has passed some of the" p# A' c3 \2 e4 j' Q0 _
pressure is taken off the market, allowing buyers to visit more homes before$ e1 z1 I4 U4 ?! r5 f6 Y
making a purchase.
$ n2 E' D: }* o6 ?
8 o' N9 C* a+ h3 y$ k Ottawa held its position as one of the country's most stable housing1 r' a! \0 T- e( e6 @0 _" j
markets in the third quarter, reinforced by a vibrant local economy and strong
' w3 G1 Z" F) bconfidence, resulting in modest increases in average house prices. The city
7 x0 m7 A5 b' B7 m5 ]- m! J6 ccentre remained a bright spot in Ottawa, with homes in this area attracting2 d6 S" D4 s/ d$ E2 x& l
attention due to their convenient location and proximity to downtown* f0 P6 v6 _4 T" S T* O
amenities.
& x- n& x& l! |; K* V
6 K" }: N' o; _; m6 U4 h The housing market in Toronto sustained healthy activity levels
$ y& @! k5 W& T% L: E- Jthroughout the third quarter, as a strong economy helped to maintain demand
; J% D& L8 ]* M; B- o; o: K N9 Zacross the city, causing average house prices to rise moderately. Toronto has
' v6 b) Q! S3 A! `2 z( [! O! @continued to experience modest growth in average house prices, and has been J, ~- t! |8 M3 F" b) f. H
driven primarily by purchasers who are buying homes as their principle" }, N, f5 x# B) e) Q+ s' X
residence, rather than for investment.
: k5 f7 s5 l+ Z$ c& w+ B: i
0 t1 C9 ~8 a; r- b) a The vibrant Winnipeg housing market continued to show its strength as$ b* v' n. Y5 O F( t* G4 l$ e
house prices rose during the third quarter. The booming local economy resulted
9 ]$ t9 Y# D- g) E' |1 T- Z, win a historically low unemployment rate, helping to bolster consumer
( r1 g% x* S# R7 [confidence and Winnipeg's ranking as the city with the lowest capitalization! S. A; F C6 u0 T; w9 \7 i
rate among the country's larger cities - helped to encourage buyers to enter+ ]* L. Q! Q+ T( h( {9 w3 ]
the market.
: [2 e B/ y( E
& r8 ^# y) w7 U! o6 Y! W7 D D2 i In Regina, the market experienced a slight seasonal slowdown through M+ I. P/ p5 @' d# v
July, as there were fewer purchasers in the market due to summer vacations. In
/ E- j% ^$ x- cAugust, activity resumed to the busy pace previously seen in the spring
; F, x" Q, g0 S4 k4 nmonths, as the influx of purchasers made it more difficult to find a home due w9 x" A* t7 D6 i6 F6 V/ a+ ]# z
to the shortage of available inventory.5 c- {6 w) A* l
# I6 f6 k+ v, L# A" B
Activity in Saskatoon remained brisk as the market maintained its( D: k. A6 O2 k
momentum from the busy spring sales period. The economy in Saskatoon remains
) v5 M) w0 b# d2 ?3 [: }7 o4 c+ G5 qvibrant, as employment opportunities are abundant with many businesses' ~0 h9 Z! d4 S- r5 x6 N# k
struggling to make hires and having to recruit outside the province.7 U9 ~/ J; Q8 y) ~, J) C4 F
A3 Q" n! B5 n3 D" t Calgary's housing market recorded blazing average house price increases' R( ?+ I3 J( j
in the third quarter, in all surveyed categories. The burgeoning economy, low& {" W. y. F# X7 `5 s `4 q
unemployment rates and low inventory levels remained the leading factors that
! f9 E3 s8 Q6 L% ?6 `# opressured Calgary's house prices upwards. However, regardless of the soaring
: L& O6 J! F. f! B3 Mprices that characterized the market - even during the typically slower summer6 g$ }; P# {8 s- \9 d$ ]; w
season - it is expected that activity will become slightly more balanced, as
3 V4 c- Z6 Y6 p5 _ _9 obuyers are becoming more reluctant to participate in the frenetic activity.5 q* I- U6 p, }6 l) L( ?7 l+ S1 M
4 b, x3 n: G* b5 s b! z Edmonton's booming local economy continued to thrive in the third quarter
F A$ K# Z* L- I1 x/ O& Kas activity in the oil sands north of the city continued to flourish. Edmonton
, h' p7 s: M0 I, y3 Sremained the hub of activity for those coming to work in the oil industry,
3 f4 V$ \$ g9 V) Pmaintaining tight inventory levels across the city, resulting in prices
* ^3 s: S% A$ G/ i( k2 w! Bincreasing at record levels. However, as inventory levels continued to improve
: g. \% B/ Y: d( i* Gin the third quarter the rate of price appreciation should moderate slightly6 G" A9 D' {- \* N: G. q1 |
towards the end of 2006. $ V) T1 a+ ^4 C" _; \0 u
/ \: M, F7 m; ?While Vancouver has seen a slight reprieve from the severe shortage of
% F2 F0 y0 s; |8 A% `! binventory that had previously characterized the market, supply is still unable
9 [' V8 R; ]3 tto meet demand, driving house prices upwards. Vancouver has a very diverse
% u; {# X7 M1 e( p+ L1 ~1 egroup of active buyers - from first-time home buyers to baby-boomers to) z* D0 F( g1 H0 f
foreign investors - all of whom fuel the demand for houses, placing added; z' l, U! r: e$ U& l: L- g
pressure on tight inventory levels.
. s o$ ^1 f! R$ \0 d; P1 f
5 |6 F4 | ~* T# c7 k: l Victoria's market is vibrant and supported by strong economic* C r; i! R( g0 v0 e; G- u
fundamentals, fuelled by a booming tech sector and a migration of young people% p; g6 D. h! {
into the city that has continued to support the area's house price increases;
4 }3 B4 o& k* m( _4 ~while increased inventory levels have afforded buyers more time when searching' O4 H7 |1 Z7 O
for a home, helping to normalize the market's pace.
: v2 O. h9 ]3 O" e5 i! T; }' \2 x
) _+ X4 [) b/ K <<: Z. s+ n+ m1 [1 | s& f0 q
Survey of Canadian Average House Prices in the Third Quarter 2006
, d9 h! [' J6 y7 ~. s2 Y( a U3 Z+ h/ d4 _1 E
-------------------------------------------------------------------------
! K+ J9 m5 W }. s' y/ v5 { Detached Bungalows Standard Two Storey
; }! s% j3 g( C4 W1 n8 b -------------------------------------------------------------------------" D+ f) \% }# J9 H" N! | |4 ]
2006 Q3 2005 Q3 Bungalow 2006 Q3 2005 Q3
! } F+ Q8 Z' Z- B1 H* i T Market Average Average % Change Average Average, h4 q* g" s9 K/ U' J# c1 J9 y% {% G( ~. d
-------------------------------------------------------------------------
% j. _9 j; c( u% t4 n, @4 L Halifax 186,333 173,333 7.5% 198,667 199,000
! {/ Z* m7 p6 e -------------------------------------------------------------------------
% Z! `) J3 N J0 N( d Charlottetown 145,000 141,000 2.8% 175,000 170,000
- K& Q7 c8 }( e6 J0 Q -------------------------------------------------------------------------
" j. c" ?* K U/ L Moncton 135,000 127,000 6.3% 129,000 123,000- A. O z. S! H+ j* Z- Y* U
-------------------------------------------------------------------------. \' ?: i+ r* z/ k% x+ n
Saint John 141,200 142,900 -1.2% - -
& i# M8 g8 j3 {0 o# P0 A+ f& w -------------------------------------------------------------------------
5 ]' y2 d' N' E9 v8 |) q St. John's 143,667 142,667 0.7% 200,667 202,333
2 y k3 X) M5 ?1 u6 M. {7 B2 f -------------------------------------------------------------------------9 U% }5 P; N+ R/ H
Atlantic 150,240 145,380 3.3% 175,833 173,583. D+ y/ B8 g1 ?% `4 b Z
-------------------------------------------------------------------------, w8 X- X& V7 c3 U# d0 s
Montreal 213,691 203,500 5.0% 321,141 316,185
. P$ g* q9 P# _( j! R- p9 u -------------------------------------------------------------------------- |$ ] b. r8 k) P+ ~& B: t
Ottawa 290,083 278,417 4.2% 285,667 273,2502 k5 N2 Z; v1 ^8 ]3 b: p# u
-------------------------------------------------------------------------
4 \& f/ Z' l, }( e5 N Toronto 373,368 355,882 4.9% 481,523 474,766
5 p, [: T9 X( B% X -------------------------------------------------------------------------
3 d0 b- X2 B' u4 V* H. v Winnipeg 181,579 159,860 13.6% 202,337 180,707
5 P }" j7 {9 Z -------------------------------------------------------------------------
5 W' O1 M! o7 ]5 S Saskatchewan 170,667 156,083 9.3% 182,600 166,500+ X- M+ D) _/ e/ L
-------------------------------------------------------------------------, k: S! ^$ x& R- @- S" ^$ c6 }9 f+ {/ {
Calgary 395,067 252,411 56.5% 405,778 264,389! i& x E1 k8 y! N
------------------------------------------------------------------------- N7 g( F( E% r6 e0 m
Edmonton 286,857 194,857 47.2% 316,429 206,7145 D& U9 _, u p0 v0 M& r5 Z3 I* W- s0 s
-------------------------------------------------------------------------9 J6 G# _# H$ G: Y7 I& C/ m
Vancouver 704,250 601,000 17.2% 794,000 697,500! E: T- Q6 R) X3 X* w$ z
-------------------------------------------------------------------------
( g) D$ ~* R# v7 g# W# _" J Victoria 375,000 348,000 7.8% 403,000 391,000
& G8 C/ }& F: c9 ^ -------------------------------------------------------------------------
* ^- b3 H4 x5 K: C' k National 300,365 258,202 16.3% 365,380 322,860
+ j7 ^% e C( c: B2 p -------------------------------------------------------------------------
9 F7 i& |2 H4 J( C$ _$ O( r( D# ^) _" F
-------------------------------------------------------------
5 _9 w% L& h- s) n' z/ p Standard Condominium
4 D! i$ F; @$ s# A* U -------------------------------------------------------------0 R. {; I( Y& b; f
2-Storey 2006 Q3 2005 Q3 Condo
( Z0 Q) R) g* e; P1 T( N. ` Market % Change Average Average % Change# N% r9 W7 l& D) J
-------------------------------------------------------------
* F1 X: ^1 l0 \ Halifax -0.2% 142,000 103,000 37.9%
% b" c, O: p" O/ g -------------------------------------------------------------
! A) w) J Y( i+ Z0 S# t. b Charlottetown 2.9% 98,000 98,000 0.0%
* {% y( P+ b& y+ X0 s# V -------------------------------------------------------------
$ a1 u9 p- r+ o" U7 a! @7 H Moncton 4.9% - - N/A
+ U! K; O: q" U0 T$ L -------------------------------------------------------------
$ W9 s& }% t# _+ H Saint John N/A - - N/A
* Y! m$ D5 y6 D K, X -------------------------------------------------------------
( t" O' J: u0 D( ~. ]: x St. John's -0.8% 146,333 145,667 0.5%5 R$ |: E5 @8 H/ D. F7 J
-------------------------------------------------------------
# B4 a8 u8 u3 e+ s1 k& H Atlantic 1.3% 128,778 115,556 11.4%
' K( V7 ^. K) w: V -------------------------------------------------------------6 J5 L4 F" |; d8 g# ^4 d6 g% K
Montreal 1.6% 193,190 188,016 2.8%
" j8 o! e' d, r5 c -------------------------------------------------------------
2 E* s1 k- x; ]) |$ F Ottawa 4.5% 181,083 172,250 5.1%
" ?, x8 q: e7 c5 \ -------------------------------------------------------------+ E% Q. Q: p4 D; ?
Toronto 1.4% 252,088 242,918 3.8%/ A* b; {2 H3 `* c/ d! G! d
-------------------------------------------------------------
# s2 W$ p7 j+ T Winnipeg 12.0% 105,648 96,008 10.0%& h; k. a0 H8 ?& e9 C5 S
-------------------------------------------------------------" H R% i B/ n2 q1 b7 Q
Saskatchewan 9.7% 106,250 101,000 5.2%
% r1 D# B4 V# Q$ @ -------------------------------------------------------------
8 O( ^# P8 }+ F3 y! \' u* d9 [ Calgary 53.5% 245,844 153,867 59.8%
+ X2 F& _# c0 M% i/ z+ D/ C M -------------------------------------------------------------( r/ @- W/ q; v% c
Edmonton 53.1% 200,433 131,500 52.4%
% f/ k ]% ^* C( z5 z; D -------------------------------------------------------------2 A! o+ t+ H) f# _" i% c* Z$ ?
Vancouver 13.8% 366,250 323,250 13.3%0 ]+ L4 `; A8 w7 F9 r- `
-------------------------------------------------------------: r, ]5 @/ u9 O4 x2 j- F
Victoria 3.1% 229,000 220,000 4.1%1 o8 Y% [% Y; g/ z; q
-------------------------------------------------------------4 y8 |6 V2 a n: v. P2 y: V
National 13.2% 211,562 185,296 14.2%
N* q1 |( @1 \8 w, N, ^- b) w" E -------------------------------------------------------------
: Y4 U. q/ @, A7 J >>
( D! E( W: }4 i. }! U3 E
: L) g9 l$ P! ?7 s5 Y Average house prices are based on an average of all sub-markets examined: ]+ j$ h% R( _$ Z @6 J1 Q
in the area, except for the smaller markets of Charlottetown, Moncton, Saint
: \; T# g0 ]. T; d1 S8 gJohn and Victoria.' Q& ?- ?/ F" k) O! Y! Y
/ H; | q7 r7 G7 m( c& o; g The Royal LePage Survey of Canadian House Prices is the largest, most
7 s, i2 q) X! t6 c$ O+ l$ ucomprehensive study of its kind in Canada, with information on seven types of
! \( a2 I/ P. X/ s, E* l0 q( \) @housing in over 250 neighbourhoods from coast to coast. This release7 w( x( Z$ x! D+ I; L
references an abbreviated version of the survey, which highlights house price
; B" j" R j0 C8 H6 Mtrends for the three most common types of housing in Canada in 80 communities
2 }# \) w' X* `' @6 }3 X2 Sacross the country. A complete database of past and present surveys is
& \8 U$ W; `- x" ? zavailable on the Royal LePage Web site at www.royallepage.ca, and current8 b. E- ~% j3 G) U$ P
figures will be updated following the end of the third quarter. A printable: @# g2 k( G' B/ S( z k/ ]
version of the third quarter 2006 survey will be available online on+ e% h, X M# s/ ~3 m( e# E2 z
November 15, 2006.$ f* t" A1 g( ]6 a2 s
Housing values in the Royal LePage Survey are Royal LePage opinions of$ y& R, f T8 \4 j! W7 u
fair market value in each location, based on local data and market knowledge. P7 U# Y9 w1 j* j* s) \" u
provided by Royal LePage residential real estate experts. Historical data is& D8 v# Z/ I! I* R2 f- {# {
available for some areas back to the early 1970s. |
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