Thursday, February 26, 2015

Wells Brooke, 45175 Wells Road Chilliwack (Sardis), An Adult Living Community


"Wells Brooke" is a fine name for this particular Chilliwack (Sardis) development of 80, age restricted, residences located at 45175 Wells Road, Chilliwack, BC.



The "Wells" family name is very familiar to the people of Chilliwack being associated with one of the most prominent white settlers of the Sardis area in Chilliwack, BC.  On August 23, 1867 pioneer Allen Wells submitted a crown land grant, it read "I desire to pre-empt 320 acres of land situated on the Luckakuck River". As they say the rest is history. An excellent book about this important pioneer family is "Edenbank The History of a Canadian Pioneer Farm" by Oliver N. Wells (2003).

Brooke is an Old English word, pronounced Bruk. It means water or small stream. Sure enough along one side of this complex is a linear park with such a waterway.  Quite beautiful, while there I heard the call and response of song birds and noticed a few ducks paddling away, obviously enjoying the sun and water.


Dark-Eyed Junco©Steve Mullock


On the day I toured Wells Brooke, by some good fortune, I found myself meeting up with former clients and friends of mine, Lorne and Norma. While some 21 years have passed since they bought their Wells Brooke home, we have always kept in touch.  When asked, they told me that they love living in Wells Brooke. There is a healthy social scene that makes good use of the club house with a number of coffee party, happy hours and a host of other events throughout the year. A fun and healthy community social scene is essential to home enjoyment.




Here are some interesting particulars about Wells Brooke

LOCATION:

Wells Brooke is located on flat, fertile Fraser Valley land and is situated only a short distance from the major shopping mall area in Chilliwack.  It is positioned on a bus route and offers relatively quick car access to the Trans Canada Highway. Walking on sidewalks to the malls would take about twenty minutes. There is also a lovely shortcut using a trail that would be worth exploring if you are looking for a quieter stroll.







BUILDING STYLES
There are both single and two storey homes that are attached in blocks that range from duplexes to 6 plexes.  

While single storey residences make up 35% of all houses many of the two storey homes also have master bedrooms on the main level. 

They vary in size from 1122 - 1562 square feet in size. All have two bathrooms and natural gas fireplaces.  Some are air conditioned.

Very limited recreational vehicle parking.


Ranchers make up 35% of Wells Brooke
Two Storey Homes 65%


STRATA and LEGAL
  • Freehold
  • Professionally managed
  • 80 units
  • All residents must be at least 21+ years old
  • No rentals
  • Pet restrictions apply limiting numbers, type and weight
  • Monthly Strata Fees (subject to change) $150 - $180 a month

FOR SALE

  • At the time of writing, February 2015, there were three units available for sale with the lowest asking price being $199,900.  This was for a smaller one storey dwelling. 
  • If you are interested and in need of a local real estate agent contact me either by calling me directly at 604-378-9000 or by sending me a message using the form located in the top left margin of this web page.

Stephen Mullock CLIENT PRIVILEGES 
  • Floor plans
  • Current Listings
  • Recent Sale Prices
  • Comparative Analysis with other age restricted Chilliwack developments


CHILLIWACK/AGASSIZ ADULT LIVING COMMUNITIES

  Other Adult Communities explored in this Series:
Retirement Decisions


Stephen Mullock  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, February 19, 2015

Braeside Estates 9921 Quarry Road, Chilliwack Adult Living

Braeside Estates is a 14 unit gated adult community in the northeast section of the City of Chilliwack located at 9921 Quarry Road. Aptly named the word "Braeside" means hillside in the Scots language and this development is situated on a flat piece of ground at the base of Mount Shannon.

Chilliwack has become quite the preferred retirement community over the years due to a large number of factors. I will mention three. The first is reasonable real estate prices, next it's moderate climate, Chilliwack is known as Canada's warmest city, and finally location, it's near good local amenities and has a close proximity to Vancouver, the border, international flights etc.  

I have already written about some of these fine adult communities and hope to add more in the near future.  A list of such places can be found a the bottom of this post.


If you have a Braeside Estate home please contact me - I would be happy to represent you with precision and integrity.





Braeside ESTATES - 9921 Quarry Road, CHILLIWACK, BC

Braeside Estates is a small gated development of only 14 units being located at 9921 Quarry Road, Chilliwack, BC. 

Quarry Road provides the only access to the complex and it is a lightly travelled road situated at the base of Mount Shannon (sometimes called Little Mountain) in Chilliwack.  Two sides of the project are bounded by the back of the Little Mountain Elementary school yards.  The school building is quite a distance away.




Common amenities include a gazebo/court yard and RV Recreation Vehicle parking. That is good news as monthly strata fees will be lower than full amenity complexes. 

The complex consists of 14 detached ranchers that vary in size from 1350 square feet to 1712 square feet in size with attached double garages.  They were built in 1995 to 1997. There are at least four layouts, but most are 1588 square feet in size.


The question as to "what's available for sale" is of course subject to change so send me an email to inquire - use the message box in the left margin.  

Braeside Estate homes at 9921 Quarry Road have the following qualities:


  • Freehold
  • Two bedrooms
  • Two bathrooms
  • Family room
  • Walk-in closet
  • vaulted Living Room ceiling
  • Gas fireplace
  • Gas forced air furnace
  • 2x6 exterior walls
  • vinyl windows
  • stucco exterior cladding
  • Asphalt shingle roofs
  • some units have central air conditioning
Restrictions (these are subject to change)
  • 55+ age
  • No rentals allowed
  • Pet restrictions


Positive Attributes:
  • Gated and fenced community
  • RV Recreation vehicle parking
  • Central Court Yard with Gazebo
  • Low Strata Fees Anticipated
  • Very stable - little turn over

Negative Qualities:
  • No Community Clubhouse

CHILLIWACK/AGASSIZ ADULT COMMUNITIES

Besides Braeside Estates, 9921 Quarry Road, Chilliwack here are many other fine Adult communities in the Chilliwack, Sardis and Agassiz areas.  Here are some articles that I have recently posted, just click on the words:

  Other Adult Communities in this Series:

Retirement Decisions
Selected Neighbourhoods
  • There are many fine neighbourhoods in Chilliwack, but each is unique with its own special attributes. This is something I can help you with, let my 30+ years of local experience help you with your buying or selling choices. 

Need an real estate agent for an "gated adult community" house purchase or sale? Send me a message today; my email contact form is in the left margin. Or call me directly at 604-378-9000 or 604-792-0077 (but please ask for "Steve Mullock" as we have 5 Steve's in the office).

Helping you is what we do 

                          


Imagine living here....


Stephen Mullock

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, February 18, 2015

CADREB Chilliwack Real Estate Board - New President Travis Heppner



The Chilliwack and District Real Estate Board (CADREB) held it's 51st Annual General Meeting yesterday ending with the exciting news that, fellow Royal LePage Wheeler Cheam Realty Realtor™, Travis Heppner, has been elected as its' new President.  

Best of luck Travis in the year ahead!

Stephen Mullock
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, February 14, 2015

Waiting For The Sun

These pictures were taken about a week ago on a foggy morning.  I think we were all waiting for the sun but fog adds such great atmosphere and I just had to get out and see what images I could capture.

© Stephen Mullock
Sun rays plunge through morning fog onto an awaiting mirror like slough surface. 


Ready To Receive The Sun © Stephen Mullock
This is an incredibly beautiful part of the world - we need only to keep our eyes open.  We are lucky to live here.

Imagine living here....

Stephen Mullock
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, February 6, 2015

Adult Gated Communities in Chilliwack, BC - The Stratford - 9420 Woodbine Street

Chilliwack* offers a huge assortment of age restricted adult developments built for people looking for a little more security, a little less outdoor work,  and, a lot more travel.

For a couple of reasons I decided that 2015 was the year to have a better look at the many Adult Living communities in the areas of Chilliwack, Sardis, Agassiz and Harrison Hot Springs. The first reason, work related, was that I have some clients, from Ontario, coming here soon on a "house hunting trip" and I needed to brush up on my adult community real estate product-knowledge. The second reason was personal, it seems that I am getting to the point in life where the big family house simply isn't the best fit anymore. I wanted to find what is out there and in the process become a bit of an expert in Chilliwack* adult community real estate.

Besides the Stratford at 9480 Woodbine Street, Chilliwack here are some other Adult communities and thoughts I have recently posted:

  Other Adult Communities in this Series:
Retirement Decisions
Considering a move to Chilliwack or Agassiz and wondering where the best value in adult communities are? I have a list.  Not sure what your home is worth in today's market? Let's talk, our conversation will be...

**

Send me a message today; my email contact form is in the left margin.

**Not intended to solicit people already under contract.

                          Helping you is what we do 


The Stratford - 9420 Woodbine Street, Chilliwack, BC



Not all gated communities are large, and today, I thought it would be interesting to profile a small development of only 13 units - The Stratford - located at 9420 Woodbine Street, Chilliwack, BC. 

While the address says Woodbine Street It should be noted that another access and egress gate is present on Broadway Street as well. A simple but efficient through traffic routing system.




Common amenities are somewhat limited there is no club house, swimming pool, or RV parking. The good news is monthly strata fees will be lower than full amenity complexes. Last information suggests a monthly strata fee of approximately $139 a month.

The complex consists of 13 detached ranchers all 1200 square feet in size with attached double garages.  They were built in 1994. 

What is for sale at any one time changes throughout the year, send me an email to inquire - use the message box in the left margin. 

Stratford Homes at 9480 Woodbine Street have the following qualities:
  • Two bedrooms
  • Two bathrooms
  • Walk-in closet
  • Gas fireplace
  • Gas forced air furnace
  • Oak kitchen cabinets
  • 2x6 exterior walls
  • Vinyl cladding with brick accent
  • Asphalt shingle roofs
Restrictions (these are subject to change)
  • 45+ age
  • No rentals allowed
  • Some pet restrictions, no dogs
Positive Attributes:

  • Affordable Pricing, listing price range (2013-2014) $230,000 to $219,900
  • Low Strata Fees
  • Two access and egress gates
  • Small complex with fewer regulations according to one resident I spoke with
Negative Qualities:
  • No RV parking
  • No Community Clubhouse




Imagine living here....


Stephen Mullock
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, February 2, 2015

Chilliwack* Real Estate Sales Review and Analysis January 2015



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 94 sales of single family houses and 39 sales of strata homes such as town houses, and apartments in January 2015. 
 A total of 133 for all housing types.

This report divides Chilliwack* residential properties into two classifications; single family detached and strata.  There is often a significant difference in market strength between the two classifications and for this reason I like to view them separately.

What's the upshot?  The month was a bit of a mixed bag, strong for the sale of single family homes and soft for the sale of strata homes. 


$309,900 as of writing- click for details


Low mortgage rates and the Bank of Canada's recent lowering of the overnight lending rate are positive forces behind the strength in the market.  The American economy is improving and this will be good for Canadian exports.  The Canadian dollar has dropped when compared to the US dollar and so a lot of cross- border shopping will cease. Gasoline prices have dropped and this means more disposable income for consumers.  Still there remains, enough bad news, uncertainty with respect to the oil industry and continued global economy weakness.

Inventory levels are currently at an ebb due to demand and seasonal factors. 

Some of the best buys can be discovered in the Agassiz and Harrison Hot Spring communities a 20 minute drive from Chilliwack.



Single Family Detached Homes


Prices, especially median SALE prices, for "single family houses" during the past twelve months have varied from a low of $334,500 to a high of $349,000.  The January "median" Sale price was lower than this at - $324,500.  

The "average" SALE price returned to a more expected amount $329,000 after the December average was yanked up by a number of properties that sold above the million dollar mark.  I predicted then that the average sale price of a single family detached house would drop in a month's time to a more expected value and it has.



Harrison Lake Beachfront - click for details



Strata Homes


Price determination for "strata" homes are often more difficult as smaller overall numbers can be easily impacted by sales of newer higher or lower priced developments.  So when the average sale price of a strata hit $196,000 in November I cautioned - do not be alarmed.  I expected this to recover very shortly.  Which it did, the average sale price in December was $214,000 and this January $222,000. 


A more detailed analysis follows.




 


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 94 sales of single family houses in January 2015. 

Not surprisingly the number of single family detached homes sales (94) in January was less than those in December (99). This is to be expected and follows a cyclical pattern. Still January can be categorized as being a super month based on the ten year expectations for the month as explained below.

Based on a 10-year average sale information January we should expect about 75 sales - so the 94 sales achieved were well above the "norm".  In fact, this was the best January for single family detached houses since 2007. 

Strong sales growth for Chilliwack* single family houses has been a trend since May 2014.

A list to sale ratio of 14.8% is similar to last month's strong showing of 14.75%. Prices should maintain or increase with such pressure.

The January median Sale price was $324,500 and lower than the range we have observed throughout 2014 which varied from a low of $334,500 to a high of $349,000. This is viewed as an anomaly given the current list to sale ratio and is expected to rise next month.  

MONTHSales/Average Sale Price/Days on Market/Active Listings
Jan
2015
94$329,00089662
Dec 201499$409,00064607
Jan
2014
71$347,50073n/a





Median SALE Price of Chilliwack* Single Family Detached Homes (SFD)
  • January 2015 - $324,500
  • December 2014 - $342,500
  • November 2014 - $337,500
  • October 2014 - $334,500
  • September 2014 - $338,500
  • August 2014 - $339,500
  • July 2014 - $346,000
  • June 2014 - $337,500
  • May 2014 - $349,000
  • April 2014 - $341,500
  • March 2014 - $347,500
  • February 2014 - $339,000
  • January 2014 - $348,000

       
    Median LISTING Price of active Chilliwack* Single Family Detached Real Estate Homes:
    • February 2, 2015 - $369,000
    • January 6, 2015 - $359,900
    • December 3, 2014 - $370,000
    • November 3, 2014 - $369,000
    • October 1, 2014 - $364,000
    • September 2, 2014 - $358,500
    • August 1, 2014 - $359,900
    • July 1, 2014 - $359,900
    • June 2, 2014 - $359,900
    • May 2, 2014 - $364,900
    • April 8, 2014 - $359,900
    • March 3, 2014 - $354,900
    • February 1, 2014 - $349,900


      2015 - 2011 Market Strength for Chilliwack* Single Family Houses

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

      MonthJanFebMarAprMayJunJulyAugSeptOctNovDec
      2015127%










      201494%100829510011010411610512798123
      201397%68%60%75%82%83%82%87%105%79%83%80%
      201281%67%77%77%83%70%88%54%70%88%91%80%
      201185%91%75%70%68%93%74%86%86%70%86%92%

      Please remember to use the services of 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.





      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 39 sales of strata homes (apartments, townhouses) January 2015.

      The 39, Chilliwack* real estate board strata sales in January were a bit of a let down.  Based on a 10-year average for January, we should expect about 47 sales.  There were 57 sales last month.
        
      A list to sale ratio of 9.5% was a drop from the 14.5% of a month ago.


      MONTHSales/Average Sale Price/Days on Market/Active Listings
      Jan  2015 39$222,00086393
      Dec 2014 57$214,00071436
      Jan  2014 42$216,00088n/a


      Median SALE Price of Chilliwack* Strata Homes
      • January 2015 - $231,500
      • December 2014 - $228,000
      • November 2014 - $217,500
      • October 2014 - $216,000
      • September 2014 - $245,000
      • August 2014 - $234,500
      • July 2014 - $234,000
      • June 2014 - $219,500
      • May 2014 - $220,500
      • April 2014 - $220,500
      • March 2014 - $243,000
      • February 2014 - $239,000
      • January 2014 - $216,000


      Median LISTING Price of active Chilliwack* Strata Real Estate Listings:
      • February 2, 2015 - $204,500
      • January 6, 2015 - $195,500
      • December 1, 2014 - $199,900
      • November 3, 2014 - $232,500
      • October 1, 2014 - $210,000
      • September 2, 2014 - $216,900
      • Aug 1, 2014 - $214,900
      • July 1, 2014 - $219,000
      • June 2, 2014 - $219,900
      • May 2, 2014 - $214,900
      • April 8, 2014 - $219,000
      • March 3, 2014 - $219,900


      2015 - 2012 Strata Market Strength

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

      MonthJanFebMarAprMayJunJulyAugSeptOctNovDec
      201583%










      201490%6672106105134869710210492127
      2013100%81%89%73%87%99%84%85%79%10868%90%
      201293%78%96%70%87%85%97%67%89%76%11482%

      Once again, please remember to use the services of 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.

      The information reported in this post has been prepared by the author Stephen Mullock, using information from the Chilliwack and District Real Estate Board.  The information has been drawn from sources deemed to be reliable, but the accuracy and completeness of the information are not guaranteed.

      In providing such information, neither Stephen Mullock nor the Chilliwack & District Real Estate Board assumes any responsibility or liability.

      Copyright © 2015 Stephen Mullock. All rights reserved. Reproduction in whole or part is prohibited without written permission.


      Imagine living here...

      Stephen Mullock
      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.