Saturday, December 21, 2013

Merry Christmas 2013


©Stephen Mullock

Best Wishes for the Holidays and Health

and Happiness throughout the year. 

Stephen Mullock


Stephen Mullock RI
is an award winning full-time real estate specialist with 30 years of experience and hundreds of sales. Thinking of buying or selling real estate in the Fraser Cheam communities of Chilliwack, Agassiz or Harrison Hot Springs? Contact Steve (click here) of Royal LePage Wheeler Cheam Realty for experience, local knowledge and friendly service you’ll be happy you did.

Thursday, December 12, 2013

The Chilliwack Rotary Christmas Parade 2013

The Chilliwack Rotary Christmas Parade took to the streets last Saturday, December 7th, 2013 despite some very chilly -7° C temperatures.  The sidewalks were packed with thousands of people bundled in everything from sleeping bags, fur coats to arctic gear to fight the cold.  Warm hearts and an awesome 78 entry parade kept everyone joyful & happy to be there. 

This was my first try at taking photographs outside at night and it was encouraging.








The next event to look out for is, the Canadian Pacific Railway 2013 Holiday Train in Agassiz on December 15th, 2013 at 6:30 pm, Agassiz Agricultural Grounds .  Bring a food item to donate for local distribution.

Imagine living here....it's great

Stephen Mullock RI
is an award winning full-time real estate specialist with 30 years of experience and hundreds of sales. Thinking of buying or selling real estate in the Fraser Cheam communities of Chilliwack, Agassiz or Harrison Hot Springs? Contact Steve (click here) of Royal LePage Wheeler Cheam Realty for experience, local knowledge and friendly service you’ll be happy you did.

Friday, December 6, 2013

Wayward Pines Orwellian Message - In A Time of Universal Deceit

 
 
 
Agassiz, BC is the location of the exterior movie set for the Fox TV Special called "Wayward Pines". To accommodate filming a set, half a (small) town in size, has been built on Pioneer Park.  All the buildings that you see below are constructs.  Filming resumed early this week and more is planned sporadically until February. 
 
I noticed on my walk about that graffiti had been painted on one of the buildings, "In a time of universal deceit telling the truth is a revolutionary act".
 
I had heard those words before, they are often attributed to George Orwell but likely incorrectly. There is a great little article about George Orwell and the hunt for the origin of this message at "The Quote Investigator" for you literary types; website linked here for convenience.
 
I should mention that there is also a  lovely slideshow of the building of the Wayward Pine set done by the local newspaper, The Agassiz Harrison Observer, it is definitely worth a look and can be found at: Slideshow: Pioneer Avenue transforms into Wayward Pines - Agassiz-Harrison Observer
 
Agassiz, BC is a pretty special small town, the movie set, the largest currently in BC is very interesting to see.  So, take a drive and have a look and while you are at it check out some of the local businesses.
 
 



 



Imagine living here....


Stephen Mullock RI
is an award winning full-time real estate specialist with 30 years of experience and hundreds of sales. Thinking of buying or selling real estate in the Fraser Cheam communities of Chilliwack, Agassiz or Harrison Hot Springs? Contact Steve (click here) of Royal LePage Wheeler Cheam Realty for experience, local knowledge and friendly service you’ll be happy you did.

Tuesday, December 3, 2013

Chilliwack* Real Estate Review and Analysis November 2013

The Chilliwack* real estate board area (CADREB) which includes the outlying communities of Agassiz, Harrison Hot Springs, Hope and parts of the Fraser Cascade Regional District recorded 90 sales of single family houses and 40 sales of strata homes such as townhouses, and apartments in November 2013. A total of 130 residential properties.


Sales of Single Family Detached Houses

The Chilliwack* real estate board area (CADREB) which includes the outlying communities of Agassiz, Harrison Hot Springs, Hope and parts of the Fraser Cascade Regional District recorded a total of 90 sales of single family houses in November 2013.

The 90, Chilliwack* real estate board single family detached, sales were less than the October 2013 total of 104 - but usually we would expect fewer sales in November than October. 
 
A list to sale ratio of almost 11 % is down from 11.5% a month earlier maintaining a Buyer's Market for Chilliwack* single family detached homes.

Please remember to use the services of a REIBC real estate professional or a Realtor© to maximize your chances for a successful purchase or sale. Give me a call if you are looking for professional service in the Chilliwack, Agassiz, Kent or Harrison Hot Springs areas.

MONTH Sales/ Average Sale Price/ Days on Market/ Active Listings
Nov 2013 90 $363,000 69 799
Oct  2013 104 $337,000 75 848
Nov 2012 100 $354,000 74 n/a



 

Median SALE Price of Chilliwack* Single Family Detached Homes (SFD)
  • November  2013 - $334,000
  • October 2013 - $321,000
  • September 2013 - $336,000
  • August 2013 - $309,500
  • July 2013 - $347,500
  • June 2013 - $349,500
  • May 2013 - $339,500
  • April 2013 - $338,000
  • March 2013 - $364,000
  • February 2013 - $315,000
  • January 2013 - $329,500
  • December 2012 - $349,500
  • November 2012 - $317,000

     
Median LISTING Price of active Chilliwack* Single Family Detached Real Estate Homes:
  • December 3, 2013 - $359,900
  • November 1, 2013 - $359,000
  • October 1, 2013 - $364,900
  • September 3, 2014 - $358,000
  • August 1, 2013 - $349,900
  • July 2, 2013 $359,900
  • June 4, 2013 $365,000
  • May 2, 2013 $369,900
  • April 1, 2013 $359,900
  • March 1, 2013 $369,900
  • February 1, 2013 $359,900
  • January 3, 2013 $369,500
  • December 1, 2012 $363,500


2013 - 2011 Market Strength for Chilliwack* Single Family Houses

Single Family House Monthly Unit Sales as % of a 10-Year Monthly Sales Average

Month Jan Feb Mar Apr May Jun July Aug Sept Oct Nov Dec
2013 97% 68% 60% 75% 82% 83% 82% 87% 105% 79% 83%
2012 81% 67% 77% 77% 83% 70% 88% 54% 70% 88% 91% 80%
2011 85% 91% 75% 70% 68% 93% 74% 86% 86% 70% 86% 92%





November Sky© Stephen Mullock


Sales of Strata Homes (Apartments, Townhouses etc.)

The Chilliwack* real estate board area (CADREB) which includes the outlying communities of Agassiz, Harrison Hot Springs, Hope and parts of the Fraser Cascade Regional District recorded a total of 40 sales of strata homes (apartments, townhouses) in November 2013.

The 40, Chilliwack* real estate board strata sales were less than the October 2013 total of 73 - but then we did predict this in our last market report.  The surge of activity in October we suggested was due to a mortgage interest rate hike scare in August.  A number of buyers responded by firming up their purchase decision early.  A drop in November numbers was anticipated and has been realized.
 
A list to sale ratio of almost 8 % indicates a Buyer's Market for Chilliwack* strata homes.

Once again, please remember to use the services of a REIBC real estate professional or a Realtor© to maximize your chances for a successful purchase or sale. Give me a call if you are looking for professional service in the Chilliwack, Agassiz, Kent or Harrison Hot Springs areas.



MONTH Sales/ Average Sale Price/ Days on Market/ Active Listings
Nov 2013  40 $200,000 96 504
Oct  2013  73 $196,000 80 510
Nov 2012  65 $188,000 101 n/a


Median SALE Price of Chilliwack* Strata Homes:
  • November 2013 - $202,000
  • October 2013 - $199,500
  • September 2013 - $212,500
  • August 2013 - $209,900
  • July 2013 - $231,500
  • June 2013 - $211,000
  • May 2013 - $211,000
  • April 2013 - $204,000
  • March 2013 - $229,000
  • February 2013 - $208,000
  • January 2013 - $198,500
  • December 2012 - $200,000
  • November 2012 - $188,500



Median LISTING Price of active Chilliwack* Strata Real Estate Listings:
  • December 3, 2013 - $214,900
  • November 1, 2013 - $214,900
  • October 1, 2013 - $214,900
  • September 3, 2013 - $194,500
  • August 1, 2013 - $212,000
  • July 2, 2013 - $213,900
  • June 4, 2013 - $214,900
  • May 2, 2013 - $210,000
  • April 1, 2013 - $212,500
  • March 1, 2013 - $209,900
  • February 1, 2013 - $217,500
  • January 3, 2012 - $198,000
  • December 1, 2012 - $212,000


2011 - 2013 Strata Market Strength

Strata Home Monthly Unit Sales as % of a 10-Year Monthly Sales Average

Month Jan Feb Mar Apr May Jun July Aug Sept Oct Nov Dec
2013 100% 81% 89% 73% 87% 99% 84% 85% 79% 108% 68%
2012 93% 78% 96% 70% 87% 85% 97% 67% 89% 76% 114% 82%
2011 100% 105% 85% 86% 84% 66% 66% 91%



The analysis is based on my sole interpretation of multiple listing information gleaned from the Chilliwack and District Real Estate Board, the Fraser Valley Real Estate Board and the Greater Vancouver Real Estate Board and does not take into account private sales. It is up to you to decide on the validity of these results and if necessary seek further information.

 Stephen Mullock RI
is an award winning full-time real estate specialist with 30 years of experience and hundreds of sales. Thinking of buying or selling real estate in the Fraser Cheam communities of Chilliwack, Agassiz or Harrison Hot Springs? Contact Steve (click here) of Royal LePage Wheeler Cheam Realty for experience, local knowledge and friendly service you’ll be happy you did.

Wednesday, November 27, 2013

How Chilly is Chilliwack? Update Chilliwack Has The Warmest Year Round Temperature in Canada

Frozen Strawberry Plant © Stephen Mullock

Special Update: Since I wrote this post Maclean's Magazine has reported that Chilliwack has the "Warmest Year Round" temperature at 10.5°C in an article called "Canada's Top 10 Cities For Weather".  How cool or warm is that!

The eastern Fraser Valley communities of Agassiz, Chilliwack, Harrison Hot Springs and Hope are not noted for cold temperatures when compared to other parts of Canada.  In fact, Chilliwack's coldest monthly daily average temperature occurs in January and it is 2.3°C above zero (or 36°F).  Cold but not freezing. 

Not to say that it can't get chilly in the "Wack", on December 11, 1968 temperatures dropped to a record -21.7°C or -7°F. 

What about snow?  The eastern Fraser Valley seems to get some snow each year. Many residents hope for a snowfall just before Christmas but, sadly, many Christmas days are green.  Snow is more common towards the end of December and the beginning of January.

What are the monthly average daily temperatures for the Winter Months of December, January, February and March?

December      3.1°C        37.5° F
January          2.3°C        36°    F
February        4.7°C        40.5° F
March            7.0°C        44.5° F

Source: Environment Canada


What Does This Mean for Housing?

Over the years building requirements has been strengthened to make our BC dwellings more energy efficient.  In this province all new construction must meet the British Columbia Building Code (BCBC). In the Fraser Valley walls in homes must be insulated to R20 and ceilings to R40. 

Continued emphasis on building houses that are more energy efficient and having fewer greenhouse gas emissions is something BC should maintain - there is always room for improvement.

A great place to find out what BC is doing to build smarter is at the Homeowner Protection Office.

Older homes built before 2008 will have a variety of insulation R ratings that may be difficult to determine.  I would suggest that a potential buyer of such a property should use a Realtor© for guidance, ask permission of the homeowner to view the electrical and natural gas bills of the dwelling, get the building inspected and if necessary acquire thermal imaging.


Imagine living here...


Stephen Mullock RI
is an award winning full-time real estate specialist with 30 years of experience and hundreds of sales. Thinking of buying or selling real estate in the Fraser Cheam communities of Chilliwack, Agassiz or Harrison Hot Springs? Contact Steve (click here) of Royal LePage Wheeler Cheam Realty for experience, local knowledge and friendly service you’ll be happy you did.

Monday, November 25, 2013

Mount Cheam's Million Moods

Mount Cheam ©

Mount Cheam is the "best view" in the communities of Chilliwack and Agassiz.

Pronounced "She - am" it has an elevation of 6929 Feet or 2,112 meters, and is part of the Cheam range a subset of the Cascade Mountains. 

Numbers aside, there are a lot of stories about the peak, stuff of legendpilgrimage, ice giants and tragedy. The Pilats Indians called it Che-ahm, the Chief. 

More importantly, for the local populace it represents "home".  I find myself, as I travel through the Fraser Valley and Vancouver often looking eastward scanning the mountain tops for Cheam's distinctive pyramidal shape and the neighboring "Lady" (Dog Face) Peak. Why is this? I believe that seeing it reassures me of where I come from, where my people are and the direction back home. 

With respect to real estate, I have observed that dwellings with a good backyard view of Mount Cheam are worth more money than ones without it and think that the million moods of Mount Cheam caused by light, season, fold and forest are well worth the price.

The photograph above shows Mount Cheam reflected in a tranquil slough near the Agassiz-Rosedale Bridge.


Imagine living here....   Stephen Mullock RI
is an award winning full-time real estate specialist with 30 years of experience and hundreds of sales. Thinking of buying or selling real estate in the Fraser Cheam communities of Chilliwack, Agassiz or Harrison Hot Springs? Contact Steve (click here) of Royal LePage Wheeler Cheam Realty for experience, local knowledge and friendly service you’ll be happy you did.

Saturday, November 23, 2013

The Old Red Barn and McGuire

The Old Red Barn and McGuire ©

This old barn in Chilliwack is short a couple of boards but still looked great in the afternoon sunlight yesterday.  Mount McGuire enjoys a few of the days last rays of sunshine as well.

Chilliwack, has rich farming community that continues to evolve.  Buying farmland, smallholdings or acreage in Chilliwack or Agassiz BC is quite a process as family needs are joined with business plans a host of land issues.  Not every property is a good fit and often times a longer search time is required.  If you are looking please contact me, if you are thinking of selling this is an excellent time.

* Currently, I have buyers looking for 3-5 acres with a good house and a barn for 3 horses.


Stephen Mullock RI
is an award winning full-time real estate specialist with 30 years of experience and hundreds of sales. Thinking of buying or selling real estate in the Fraser Cheam communities of Chilliwack, Agassiz or Harrison Hot Springs? Contact Steve (click here) of Royal LePage Wheeler Cheam Realty for experience, local knowledge and friendly service you’ll be happy you did.

Friday, November 15, 2013

Agassiz - Small Town Adult Community Living

This post answers the question, what are the adult community options in Agassiz of the District of Kent, British Columbia with a photographic & detailed look at the Cypress Park, Elmwood Place, Magnolia Estates, Maplewood Place, and Woodridge Place.

I think that pictures tell the story so this piece is full of photographd which include: signage, dwelling type(s), recreation vehicle parking and a street scape.  Nothing compares to having a look in person and I would recommend that you take drive out to Agassiz.

I should mention that I have helped both buyers and sellers with their real estate in all these adult living communities and each one has its own unique benefits and detractions.  If you are interested in finding out more about what Agassiz has to offer with the assistance of a local agent as a client, let's get in touch - contact me.



View of Agassiz and Fraser River from Mount Cheam ©


POPULATION

A bit of background first, the District of Kent has an estimated population of about 5,664 people the majority living within the small town of Agassiz.  All the adult communities are situated within Agassiz. There is a wonderful little 18 page pdf download that the District has prepared called "Welcome to the District of Kent A Guide for Newcomers" that is a good read.

LOCATION and AMENITIES

With respect to the Agassiz location, it is situated within the Fraser Valley on the north side of the Fraser River about 130 kilometers northeast of Vancouver, 20 kilometers northeast of Chilliwack and 40 kilometers southwest of Hope. This means that day trips to major shopping and other amenities within the Valley and Vancouver are readily accessible. Agassiz is a small town with a good selection of core services including a medical clinic, biomedical laboratory, dentist, credit union, library, fitness centre, grocery, hardware, 2 drug stores etc. available. A host of restaurants, gas stations and other retail outlets round out the core commercial area.

To the north the area is bounded by the beautiful Harrison Lake and the Village of Harrison Hot Springs. A 7 minute car trip to the Village provides Agassiz residents with a world class vacation spot for dining and dancing and a great place for a stroll alongside the lake. It is a real bonus to have Harrison so close at hand.

Often overlooked is the Agassiz town site positioning, situated in the middle of farmland it receives good sunlight (except on cloudy days) throughout the year, this is in stark contrast to many communities abutting the base of our lovely coastal  mountain slopes. It also has the best view in the Valley of the towering, majestic Mount Cheam. It never hurts to have something good to look at.

Mount Cheam © Stephen Mullock

The other positive feature of Valley floor is that it is relatively level providing easy walking or biking and as the town is fairly compact that means that you can truly walk uptown to meet a friend for a cup of coffee.


WHAT WILL IT COST?

The average sales price of a single family detached house in Agassiz during the past 6 months was $313,000 as compared to the Langley average sale price of $593,000 for the same period. A nice way to place $280,000 in the bank with a simple move to this nearby community.

Of course, the vast majority of purchases made of these adult retirement homes go to local residents as they to like living here. Over the past 2 years, as of the date of writing, prices for these Adult homes have ranged from $217,500 to $310,000.

ADULT COMMUNITIES

With respect, to specific age restricted developments, there are 5 adult communities to satisfy nearly ever need. However, there are no adult developments within Agassiz that have a Club house or gated entry. The lack of these amenities helps keep monthly fees at a very reasonable $65-$75 (grass cutting included).

Age restrictions vary from 19+ to 45+ to 55+ dependent upon the location.  All have rental and pet restrictions of some form.


A community senior centre is located off of Morrow Road.



View Larger Map



1. Cypress Park, 7354 Morrow Road, Agassiz












The Cypress Park complex, built 1990 - 1991, consists of 21 freehold bareland strata single family detached houses that range in size from 2 to 3 bedrooms and a square footage of 1330 to 1450 square feet. One of my favourite communities it does have some RV parking but it is limited and often full. No rentals are allowed, pet restrictions apply and a 55+ age requirement is in place.


2. Elmwood Place, 7330 Elm Road Agassiz










Elmwood Place, built 2002-2004, is a newer sister development  and next door to the Maplewood Place described below in number 4. There are 58 freehold bareland strata single family detached 2 bedroom houses with sizes that range from 1450 to 1540 square feet on the main floor. There is one exception, a dwelling with a size of 1152 square feet. Like Maplewood Place all houses are built above a 5’ crawlspace. A 55+ age restriction is in place.

 

3. Magnolia Estates 1548 MacKay Crescent, Agassiz




 






The Magnolia Estates, is a most curious development, some of the best homes in a poorly conceived development - thankfully time cures all. 

When Magnolia Estates was envisioned a staged development was planned to accommodate the market uptake found in the market at the time.  It would appear that neither the developer or the District of Kent knew much about how a staged development should work - the result instead of a single strata for Magnolia Estates three had to be created.

A sharp division in assets occurred; the RV parking area belonging to the second phase of the development and not as you would expect to the entire Magnolia Estates.

Phase one (1996 - 1997) consists of 6 elegant ranch style homes shown above in the first photograph tucked in behind the Magnolia Estates entry sign.  They feature 2 bedrooms on the main and a flex room upstairs with a total living square footage of 1,645 to 1,773. 55+ age restriction.

Phase two (1998 - 2000) has three duplexes and 4 ranchers with a bonus room above.  The rancher+ is shown in the second picture above and an example of a duplex in photograph 3.  The ranchers+ are similar to those in Phase 1 with 2 rooms on the main and flex room upstairs.  The duplex units have one of the nicest plans I have ever seen and vary in size depending on whether an upper floor bonus area is there. 45+ restrictions

Phase three (2006 -2007) contains a number of one bedroom units in 2 triplexes, 1 fourplex and 1 fiveplex.  These very affordable options have 860 square feet and an attached single garage.  The fiveplex is shown above in picture 4. 45+ age restrictions.

Magnolia Estates, has a number of issues that require the services of a local Realtor©, lawyer or notary public familiar with the development.

4. Maplewood Place, 7292 Elm Road, Agassiz











Maplewood Place, built 1996 - 2002, Agassiz consists of 72 freehold bareland strata single family detached 2 bedroom houses with a size of 1510 to 1540 square feet on the main floor and having a double garage. There is RV parking. An age requirement of 45+ is in place and there are some restrictions concerning pets.



4. Woodridge Place, 7291 Morrow Road Agassiz












Woodridge Place, built 2005 - 2006, Agassiz is the most recent adult retirement development within the community built in 2005 - 2006. It consists of 30 freehold bareland strata single family detached 2 bedroom dwelling built above crawl spaces with some having bonus rooms above the garage. Their size ranges from 1330 to 2010 square feet. Here the age restriction drops to 19+ years.


Summary


Agassiz offers good value comfortable adult community rancher style living in a “walkable” and friendly community. Priced to attract retiring people or those looking to realize some equity from their existing property it has some of the best adult community housing options in the Fraser Valley.

All property needs to be explained if I can help you, as a client, in your search for real estate property in this area please contact me for my local expertise.


Stephen Mullock RI is an award winning full-time real estate specialist with 30 years of experience and hundreds of sales. Thinking of buying or selling real estate in the Fraser Cheam communities of Chilliwack, Agassiz or Harrison Hot Springs? Contact Steve (click here) of Royal LePage Wheeler Cheam Realty for experience, local knowledge and friendly service you’ll be happy you did.

Monday, November 4, 2013

Wayward Pines TV Event Series - The Agassiz Exterior Set

The sleepy little town of Agassiz, BC has been transformed into the Idaho community of Wayward Pines for the filming of a TV special series of the same name. Last Friday and Saturday the stars and crew were back in town filming, unfortunately, during one of the worst rain and wind storms we have had.  I felt sorry for the crew and the actors both - at times the art of make believe must be a very hard job.

I picked todays sunny and bright weather to have another look around at Agassiz's Wayward Pines do-over.

Pioneer Park, usually an open green space with towering trees, across from Agassiz's commercial core is home to "Wayward Pines" a Fox event TV series about a secret service agent (Matt Dillon) that comes to town to investigate the disappearance of two federal agents.  So the story begins and through 10 episodes the peels of the town begin to come off revealing a creepy intent beneath the skin of the small town smiles.

Welcome to Wayward Pines
 

All the buildings on the left in the above picture are part of an amazing set design transforming and in many ways improving the town of Agassiz.

Matt Dillon, M. Night Shyamalan, unknown and Carla Gugino
The picture above was taken on their first filming visit to the exterior set in August of this year. Director M. Night Shyamalan second from the left is famous for some truly great films such as "The Sixth Sense" and "Signs".

Now to some observations about Wayward Pines, I've been noticing some strange signs in the Wayward Pines set.  The first was all sunny and bright.


Today I saw a different sort of notice with a more malicious tone to it.










Every small town needs a few good Realtors® I am hoping that they turn out to be some of the good guys in the Wayward Pines series.

Imagine living here....
 Stephen Mullock RI
is an award winning full-time real estate specialist with 30 years of experience and hundreds of sales. Thinking of buying or selling real estate in the Fraser Cheam communities of Chilliwack, Agassiz or Harrison Hot Springs? Contact Steve (click here) of Royal LePage Wheeler Cheam Realty for experience, local knowledge and friendly service you’ll be happy you did.

Friday, November 1, 2013

Chilliwack* Real Estate Market Conditions and Sales Analysis - October 2013

Rare Fraser River Acreage for Sale - H1304032
 
 
The Chilliwack* October  2013 real estate market had 177 residential real estate sales that include single family houses, bare land sales, multifamily properties and strata homes such as apartments and townhouses.

You may remember, from last month's post, that September 2013 was a SUPER month for sales of single family homes in the Chilliwack* real estate board with positive gains against all measures.  It was the first time in many years that the 10-year average monthly sales strength measure for single family detached homes had been exceeded. It was all good news for single family homes. The reason that I suggested for this sale surge was that many people were buying because mortgage rates were expected at that time to climb. While I had hoped that it signaled a new found bump up in market strength I knew that I would have to wait a month to see.  The October numbers for single family dropped back down to 104 sales which is about 79% of where they should be; 132 sales based on ten-year average are expected.  Still very much a working marketing with plenty of activity and sales.  The SUPER September for single family detached homes is now only a fond memory.

The sale of strata properties can take a little longer to process.  Many times this is a first purchase and so financing can be held up, also the assembly and review of strata documents needs additional time when compared to a single family detached home buy.  The result can be a lag in market declared sales when compared to the single family detached housing market. Still it was a bit of a surprise to find our review showing great strength in the October Chilliwack*strata real estate market - a SUPER month in fact. Usually based on a 10-year average there should be 68 sales and this October there were 73, 108% above the norm. I expect that next month the figure will drop back in similar fashion as seen in the single family detached market.






Sales of Single Family Detached Houses

The Chilliwack* real estate board area (CADREB) which includes the outlying communities of Agassiz, Harrison Hot Springs, Hope and parts of the Fraser Cascade Regional District recorded a total of 104 sales of single family houses in October 2013.

The 104, Chilliwack* real estate board single family detached, sales were less than the September 2013 total of 125 - but usually we would expect fewer sales in October than September. 

February operated at about 68% of its 10-year average, March dropped to 60%, April was 77%, May 82%, June is 83%, July at 82%, August at 87%, September 105% with a drop in October to 79%.  



The median listing price of a Chilliwack* single family house which dropped from $359,900 in June 2013 to $349,900 in July, increased to $358,000 in August, $364,900 in September and as of this date November 1, 2013 is $358,500 
Inventory levels have dropped in the last month from 911 to 848 Chilliwack* single family houses being available as of this date.
The lowest sale price in October is $18,000 and the highest $905,000; an incredible range, demonstrating that Chilliwack* has flexible housing options for every Buyer.
 
The average selling price of a Chilliwack* single family detached house in October 2013 was $337,000 up from $335,000 in September 2013; part of a trend we have seen and will have to continue watching.
 
The median sale price of $321,000 was down sharply from $336,000 a month earlier.
 
A list to sale ratio of almost 11.5 % is down from 15.5% a month earlier moving us back into a Buyer's Market for Chilliwack* single family detached homes.

Please remember to use the services of a REIBC real estate professional or a Realtor© to maximize your chances for a successful purchase or sale. Give me a call if you are looking for professional service in the Chilliwack, Agassiz, Kent or Harrison Hot Springs areas.

MONTH Sales/ Average Sale Price/ Days on Market/ Active Listings
Oct  2013 104 $337,000 75 848
Sept 2013 125 $335,000 75 911
Oct  2012 80 $346,000 88 n/a






Median SALE Price of Chilliwack* Single Family Detached Homes (SFD)
  • October 2013 - $321,000
  • September 2013 - $336,000
  • August 2013 - $309,500
  • July 2013 - $347,500
  • June 2013 - $349,500
  • May 2013 - $339,500
  • April 2013 - $338,000
  • March 2013 - $364,000
  • February 2013 - $315,000
  • January 2013 - $329,500
  • December 2012 - $349,500
  • November 2012 - $317,000
  • October 2012 - $329,500
  • September 2012 - $326,500
  • August 2012 - $309,500
  • July 2012 - $344,000
  • June 2012 - $343,500
  • May 2012 - $328,500



Median LISTING Price of active Chilliwack* Single Family Detached Real Estate Homes:
  • November 1, 2013 - $359,000
  • October 1, 2013 - $364,900
  • September 3, 2014 - $358,000
  • August 1, 2013 - $349,900
  • July 2, 2013 $359,900
  • June 4, 2013 $365,000
  • May 2, 2013 $369,900
  • April 1, 2013 $359,900
  • March 1, 2013 $369,900
  • February 1, 2013 $359,900
  • January 3, 2013 $369,500
  • December 1, 2012 $363,500
  • November 1, 2012 $369,500
  • October 2, 2012 $369,900
  • September 3, 2012 $369,900
  • August 8, 2012 - $369,900
  • July 1, 2012 - $369,900
  • June 1, 2012 - $374,900
  • May 1, 2012 - $368,500


2013 - 2011 Market Strength

Single Family House Monthly Unit Sales as % of a 10-Year Monthly Sales Average

Month Jan Feb Mar Apr May Jun July Aug Sept Oct Nov Dec
2013 97% 68% 60% 75% 82% 83% 82% 87% 105% 79%
2012 81% 67% 77% 77% 83% 70% 88% 54% 70% 88% 91% 80%
2011 85% 91% 75% 70% 68% 93% 74% 86% 86% 70% 86% 92%

Chilliwack* STRATA HOMES for October 2013



Mount Thom view of Promontory©


The lowest sale was $39,000 and the highest $378,800.


The average selling price of a Chilliwack* Strata Homes in October 2013 was $196,000 down from the September 2013 $203,000 average sale price.

October's median sale price was $199,500 up from $212,500 in September.

The list to sale ratio of 14% was up sharply from September's 9%; a BUYER's sale advantage in townhouses and apartments in the Chilliwack* real estate market remains.

Sellers should pay attention to their Realtor® recommendations and ask for market comparison updates on a monthly basis.

Please remember to use the services of a REIBC real estate professional or a Realtor© to maximize your chances for a successful sale. Give me a call if you are looking for professional service in the Chilliwack, Agassiz, Kent or Harrison Hot Springs areas.



MONTH Sales/ Average Sale Price/ Days on Market/ Active Listings
Oct   2013 73 $196,000 80 510
Sept  2013 87 $203,000 87 534
Oct   2012 51 $234,000 89 n/a

Median Sale Price of Chilliwack* Strata Homes:


  • October 2013 - $199,500
  • September 2013 - $212,500
  • August 2013 - $209,900
  • July 2013 - $231,500
  • June 2013 - $211,000
  • May 2013 - $211,000
  • April 2013 - $204,000
  • March 2013 - $229,000
  • February 2013 - $208,000
  • January 2013 - $198,500
  • December 2012 - $200,000
  • November 2012 - $188,500
  • October 2012 - $239,500
  • September 2012 - $199,000
  • August 2012 - $232,500
  • July 2012 - $219,000
  • June 2012 - $224,500
  • May 2012 - $230,000


Median Price of Active Chilliwack* Strata Real Estate Listings:


  • November 1, 2013 - $214,900
  • October 1, 2013 - $214,900
  • September 3, 2013 - $194,500
  • August 1, 2013 - $212,000
  • July 2, 2013 - $213,900
  • June 4, 2013 - $214,900
  • May 2, 2013 - $210,000
  • April 1, 2013 - $212,500
  • March 1, 2013 - $209,900
  • February 1, 2013 - $217,500
  • January 3, 2012 - $198,000
  • December 1, 2012 - $212,000
  • November 1, 2012 - $209,900
  • October 2, 2012 - $189,900
  • September 3, 2012 - $209,900
  • August 8, 2012 - $209,900
  • July 1, 2012 - $214,900
  • June 1, 2012 - $220,000
  • May 1, 2012 - $220,000
  • April 2, 2012 - $218,900
  • March 2, 2012 - $216,000


2011 - 2013 Strata Market Strength

Strata Home Monthly Unit Sales as % of a 10-Year Monthly Sales Average

Month Jan Feb Mar Apr May Jun July Aug Sept Oct Nov Dec
2013 100% 81% 89% 73% 87% 99% 84% 85% 79% 108%
2012 93% 78% 96% 70% 87% 85% 97% 67% 89% 76% 114% 82%
2011 100% 105% 85% 86% 84% 66% 66% 91%



The analysis is based on my sole interpretation of multiple listing information gleaned from the Chilliwack and District Real Estate Board, the Fraser Valley Real Estate Board and the Greater Vancouver Real Estate Board and does not take into account private sales. It is up to you to decide on the validity of these results and if necessary seek further information.
     Stephen Mullock RI
is an award winning full-time real estate specialist with 30 years of experience and hundreds of sales. Thinking of buying or selling real estate in the Fraser Cheam communities of Chilliwack, Agassiz or Harrison Hot Springs? Contact Steve (click here) of Royal LePage Wheeler Cheam Realty for experience, local knowledge and friendly service you’ll be happy you did.

Monday, October 14, 2013

Autumn in the Coastal BC Forest

Autumn comes like a small town parade to the coastal British Columbia forest in an eruption of colour and season end growth that marks its' decline into winter's slumber. Joyous and brief, mushrooms of all sizes and descriptions emerge in colonies or by themselves. Outrageous deciduous fall tree colours, contrast against the more stoic evergreens.Here are some of the pictures, I'd like to share with you, from my walks in the forests near Agassiz and Yale BC this past week.


A Walk in the Woods ©

Still plenty of green in the woods that hangs above our group but it is on the verge on of change.  The air is a little cooler, soon we will want to wear gloves, as we take a walk on Green Mountain, Agassiz BC.

Green Mountain Gold © Stephen Mullock

 That dab of light on the trail above seemed to beckon me.


A Quiet Moment in the Woods © Stephen Mullock
 A more heavily forested area near Yale BC provides the locale for the above shot and the next two pictures.  I was attracted to the light on the Douglas fir tree bark in the foreground and also liked the downward hanging boughs of the tree to the right.  Light was shining through its' moss. The autumn colours beyond reflect on the forest floor adding unity. I was happy to spend some time here.

Colony and Treed Impressionism © Stephen Mullock
 With a Impressionistic background a community of mushrooms looks like so many raised umbrellas.

Red Caps, Green Face © Stephen Mullock
This striking group of vividly coloured, small and delicate mushrooms were found at a tree base. The forest moss in the upper right hand corner reminds me of an old man's eye, nose and mouth - perhaps looking over them.

The Fraser Valley east is a wonderful place to call home.   Imagine living here....


Stephen Mullock RI is an award winning full-time real estate specialist with 30 years of experience and hundreds of sales. Thinking of buying or selling real estate in the Fraser Cheam communities of Chilliwack, Agassiz or Harrison Hot Springs? Contact Steve (click here) of Royal LePage Wheeler Cheam Realty for experience, local knowledge and friendly service you’ll be happy you did.