Tuesday, April 28, 2015

Royal LePage "National Garage Sale for Shelter" - Saturday, May 9th, 2015



We are looking for gently used furniture and household items for our 7th annual National Royal LePage Garage Sale. All monies raised on this date will be donated to the 
Ann Davis Transition Society.  

PLEASE HELP US BY DONATING

Give our Chilliwack, BC office a call at 604-792-0077 by May 4th. Or send us an email at 
admin@wheeler cheam.com to arrange drop-off or pick-up (with donation).



This event, held on the Mother's Day weekend each year, helps to fund 200 women's shelters and over 30,000 women and children seeking to escape abuse each year.



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.

Tuesday, April 21, 2015

New House Listing - 5907 Sapper's Way, Garrison Crossing, Chilliwack, BC


5907 Sapper's Way

Sure it is easy to oversell something and the following observations about this new listing may seem like just that, but, please keep an open mind, absolutely everything is true - demonstrated in 20 images.




THE HOUSE

Walk through the front door and look up at the Swarovski crystal chandelier, beautiful isn't it, that should give you some idea of the attention given to the construction of the home. Or, less glamorous, floor joists spaced at 12" and not 16" to ensure that floors remain rock steady. No china cabinets glass doors are about to rattle here.



We live in a time when the best homes have their master bedroom on the main floor. Of course, the house design has to be large enough to accommodate such a luxury suite as showed here. It extends down the entire depth of the house with a sizeable walk- in closet and an en suite to relax in.





The 12' coffered living room ceiling adds style to one of the main rooms of the house.



The dining room is roomy and offers space for two cabinets.




Brazilian granite kitchen countertops and Koehler farmhouse sink denote quality and refinement. Please notice how the two sets of French doors integrate the indoors to the beautiful yards beyond. Might just as well go out for a moment and imagine enjoying a glass of orange juice on the porch, basking in the sunlight.




Extending the house into the yard in such a fashion is an insightful design feature.




Upstairs holds a lovely landing area, 2 bedrooms of good size, and a full bathroom. Note the roof structure adds interest and must have been expensive to build. An open railing gives a view of the main foyer below and its' chandelier.

Basements are where tales are told about quality and this one speaks volumes. It is large and partly finished. A separate entry could lead to a future suite and some roughed in kitchen plumbing is in place. Already finished is a bedroom and a 4 piece bathroom with an extra long tub.  Some laminate flooring has been purchased but needs installation. Be sure to ask about it. 

LOT

Why did these people choose this particular lot. Well for starters, it is one of the largest in the Crossing with a generous south facing yard. Lane way access to the garage means you can wash the car without feeling that you are on display also that your comings and goings are a little more private. 



Look around there are no flanking homes looking down into the yard. Plenty of shrubs, trees and flowers provide screening, privacy and seasonal variety. This is gardening with a purpose. Fencing for your young children or critters both front and rear. A sizeable pergola serves as a summer retreat - the furniture will remain if you wish.






How do you evaluate a property? Well most people aren't even going to look unless the neighbourhood is suitable.

COMMUNITY

Simply put the award-winning Garrison Crossing is the Fraser Valley's best communities. Sure that remark is open to challenge but I really would like to see a better one. Bring it on. You can walk to nearly everything here,groceries, shopping, fitness, the University of the Fraser Valley, schools, the public library, ice rinks, the list goes on, but, you get the point. Walking by the way is on nice tree lined sidewalks.









SUMMARY

That is our walk about this quality home at 5907 Sapper's Way available now for sale. Give me a call or drop me a line to set up your private viewing - there will be no open houses. This one of the best homes in Garrison Crossing especially for this price. I am sure you will agree that everything I have stated is true.

All images © Stephen Mullock and Khaptive design.  List your home with me for exceptional pictures and service.

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, April 16, 2015

Chilliwack and First Contact 1808 - 1839


In 1839, a new venture was about to unfold at the eastern end of Chilliwack mountain on the banks of the  Fraser river - the first white settler structure in the area. How did this come about?

Fraser river close to 1839 landing area

Chilliwack was a far different place then. A shallow lake existed between Vedder and Sumas mountains and the Chilliwack River ran north from its present day location through Sardis and Chilliwack to meet the Fraser.  There were plenty of side creeks and rivers of all sizes and that was good.

Significant transportation back in 1839 was largely achieved by boat so having a choice of waterways was excellent.

Simon Fraser, the river's namesake, explored the Fraser in1808 trying to find the Columbia River. He must have been more than a little disappointed when he meets the Salish Sea considerably north of the Columbia river mouth.

His trip into Chilliwack area was noted June 1808,

"Here we saw seals, a large river coming in from the left and a round Mountain (a head) which the natives call "Shemotch (Sumas Mountain)". After sunset we encamped upon the right side of the river. At this place the trees are remarkably large, cedars of five fathoms in circumference and of proportional heights. Musketoes are in clouds and we had little or nothing to eat. The Natives always gave us plenty of provisions in their villages, but nothing to carry away. Numbers of them followed us, but they were as destitute of provisions as ourselves. And though they were a great distance from home they carried no arms about them. This conduct appeared that they had great confidence in our goodness or in their own numbers."

For local Stó:lō people the Fraser river blessed them with a bounty of fish including the mighty salmon. It also brought explorers like Simon Fraser and traders. Other times it provided unwanted access from warring tribes. Harassed, slaughtered and enslaved by marauding bands from Vancouver Island the less war-like aboriginal people of Chilliwack were kept in a state of anxiety.

The journals of the Hudson's Bay Trading Post at Fort Langley established in 1827 often mention raiding parties going up the river to attack the "Chilliwhacks" and the aftermath effects.

"This warfare keeps the Indians of this vicinity in such continual alarm, that they cannot turn their attention to any thing but the care of their families and that they do poorly. While the powerful tribes from Vancouver Island harass them in this manner little hunting can be expected from them. And unless the company supports them against those lawless Villains little exertion can be expected from them."

A river battle ensued in 1837 when a thousand Yucultas (Campbell River) paddled up the Fraser on their way to attack Chilliwack's Stó:lō people. The cannons of Fort Langley boomed for the first and last time and the help of the Kwantlen tribe the Yuculta raiders were destroyed never to return in force.

In 1839 a repositioning of the objectives of the Fort Langley trading post in the offing. Instead of fur trading, which was in their opinion surprisingly poor, the new focus turned to cranberries, food and fish (pickled salmon) for world trade. It was decided that a "saltery" should be built in Chilliwack.  So, at the eastern base of Chilliwack Mountain the first structure built by white people and, likely a few Hawaiians and other Pacific Island people, was erected to take advantage of the rich annual salmon runs.

I had hoped to see some remains on my recent trip, but 176 years is a long time in a rain forest. It was apparently built near a rock in the river that had been used as a gathering place. This we found. On the day I visited, this rock was slowly being submerged by a Fraser River in its annual spring freshet. I hope to revisit the area again once the waters recede.

This is the beginning of white settlement in Chilliwack, not very glamorous and sadly overlooked by the historical society. Still from this humble beginning stems all that would follow, my arrival here included.

Some 180 years later and my how Chilliwack has grown!  Since lots of good years ahead in this thriving community.

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, April 1, 2015

Chilliwack* Real Estate Sales Review and Analysis March 2015


The Chilliwack* residential market for the "month of March" was the best we have seen since 2007!  Very welcomed news after pretty much a no show Chilliwack* market in February 2015.

A more detailed report follows the photographs divided between single family and strata housings.


* 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.

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


Chilliwack - 1160 sq. ft. 2 bdrms - $100,000 



Harrison Lake Beachfront - click for detail



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 161 sales of single family houses in March 2015. 

The Chilliwack* real estate market for single family detached houses rebounded nicely after the worst February market we have had for some time. I was wondering what March, after the poor showing in February, would look like, but, like January, it was a very good month for Chilliwack real estate sales.

Based on a 10-year average sale information March we should expect about 142 sales - so the 161 confirmed sales were nicely above the "norm" to 113% of the 10-year average.

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%61113








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%

Strong sales growth for Chilliwack* single family houses has been a trend since May 2014 this February constituting an exception. 

Sale prices on average were 97% of the listing prices of those properties sold. 

Inventory has increased only slightly, with the addition of 52 homes since then. 

MONTHSales/Average Sale Price/Days on Market/Active Listings
Mar
2015
161$366,00058781
Feb 201573$360,00073729
Mar
2014
124$349,00080n/a




The March median Sale price was $347,500 in a range we observed throughout 2014 which varied from a low of $334,500 to a high of $349,000. 

Median SALE Price of Chilliwack* Single Family Detached Homes (SFD)
  • March 2015 - $347,500
  • February 2015 - $374,500 
  • 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:
    • April 1, 2015 - $385,000
    • March 4, 2015 - $379,900
    • 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

    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 94 sales of strata homes (apartments, townhouses) March 2015.

    The 94, Chilliwack* real estate board strata sales in March broke a downward trend started in January.  Based on a 10 year average for January, we should expect about 78 sales.  There was 94 sales last month - a 120% increase on the 10 year March average.
      
    Sale prices on average were 98% of listing prices of those properties sold. Inventory has fallen from 453 to 440 as a result of the demand.

    MONTHSales/Average Sale Price/Days on Market/Active Listings
    Mar 2015 94$234,00058440
    Feb 2015 31$240,00075453
    Mar 2014 58$240,00077n/a


    Median SALE Price of Chilliwack* Strata Homes
    • March 2015 - $230,000
    • February 2015 - $251,500
    • 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:
    • April 1, 2015 - $220,000
    • March 4, 2015 - $199,900
    • 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%42120








    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 contained 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 this 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.