Beautiful 3 Bedroom House For Sale London Ontario

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Great family neighbourhood, this 3 bedroom house at 22 Millridge Ct in London Ontario is value priced and a great move up home for a young family, it was for the present family!

•  2 bathrooms , 3 bedrooms, 2 storey – FOR SALE  CAD299,922 . Value Galore!
MLS® LS101001

What a nice 2 storey home in a quiet family neighbourhood. The kitchen was upgraded in 2016 with cabinets and a counter top. A very large bright living room with a walkout to a large 3 season sun room.

6 Appliances included.

A large fenced backyard with a garden shed and raised garden boxes. Upstairs are 3 good sized bedrooms and in the lower, a beautiful family room with a gas fireplace.

Lots of storage and furnace and air are 2009. Parking for 4 in the driveway.

Close to schools, shopping, trails and very easy access to Veterans Memorial Parkway.

Book your appointment today to come and see this value packed home.

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Muskoka in your London Ontario Back Yard? Yes

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Muskoka in Your Back Yard may not even describe fully the beauty and the work that the owners have created , come and have a look and add your creative touches and enjoy  a combined city and country living at 88 Cantley Crescent in London Ontario.

•  4-level split “Back Split” , much larger than it looks- FOR SALE  $369,988 . Why Buy a Cottage?

Where do you start to describe the features of this immaculate back split on a 240′ deep lot? I can talk about the granite counter tops and custom cabinets in the kitchen, the stainless appliances, gas stove, window shades, the large family room, a gas fireplace & oodles of storage.

Hard wood flooring, roof 2016, windows and doors 2014 and furnace and air about 11 years ago.

The 21 1/2 foot family room with a gas fireplace with lots of light is a nice treat in those cold nights.

However, the back yard is Muskoka within feet of your side door! From the covered BBQ cooking area, the huge 16′ x 32′ above ground pool that is 4 ‘ deep, , a beautiful deck , one 30′ x 16’ covered and another that is 20 x 16! Wooden walkways, outdoor bar and mood lighting.

A bunky or mother in law quarters has hydro to it , a fish pond and thousands of dollars in perennials, grass to play on and even a garden patch! If you love the outdoors, privacy and comfort, this home will appeal to you.

Make an appointment today!

Note: This home is much larger than it looks, you will be quite surprised when you step inside and wait until you walk out back.

Extra wide driveway, parking for 4 cars and a beautiful landscaped grounds.

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Quality House For Sale London Ontario 2143 Wickerson Road

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Great Family Neighbourhood, Quality 3+1 bedroom house for sale London Ontario at 2143 Wickerson Road in Wickerson Heights

•  1940 sqft , 4 bath , 4 bdrm 2 storey – FOR SALE  CAD514,900 . Loads of Upgrades
MLS® 100663

A beautiful custom built 1940 square foot 3 + 1 bedroom house that has been meticulously maintained and still looks like a model home. The landscaping has been professionally designed and built with a beautiful stamped concrete patio complete with a fenced back yard and sitting in the Wickerson Heights neighbourhood, high up on the bluff. Enjoy sunsets, a great view and relaxing while sitting on the back patio and bask in the sun and solitude!

From the grand foyer you will notice the high end finishes and upgrades, the open concept , the majestic kitchen, separate living room and a separate dining room.

Maple hardwood flooring with ceramic floors in the kitchen and carpet in the bedrooms. Main floor laundry room.

Upstairs a very large master bedroom with a walk in closed, a large master ensuite with a corner Azzula whirlpool tub and a separate stand up shower,

The other 2 bedrooms are a great size and the the guest bathroom is well laid out. The house is wired on all 3 floors for sound & has central vac.

A finished basement offers a 4 th bedroom or den & and the large 24.2′ x 15.9′ rec room and the 4th bathroom only needs to be finished.

An oversized double car garage and an interlocking stone driveway. Check out the 141 ‘ deep lot, room for a pool if required.

If you cherish quality, a quiet lifestyle and a peaceful setting, why not have a look, this house appeals to those who appreciate serenity!

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8 Year Old House For Sale London Ontario With a View!

6 year old house for sale London Ontario
Beautiful Sunsets

•  1940 sq ft , 3 1/2  bath , 4 bdrm 2 storey custom built house in a new, upscale area of London Ontario – For sale for only   549900 CAD . Like new, just bring your toothbrush.
MLS® 603933

This 8 year old custom built home by Sifton , 3 + 1 bedrooms has been meticulously maintained and looks like a model home. Professionally designed landscaped grounds with a beautiful stamped concrete patio , fenced back yard and sitting in the Wickerson Heights neighbourhood. Enjoy sunsets, a great view and relaxing . Sit on the back patio and bask.

From the grand foyer you will notice the high end finishes and upgrades, the open concept , the majestic kitchen, separate living room and a separate dining room.

Maple hardwood flooring with ceramic floors in the kitchen and carpet in the bedrooms. Main floor laundry room.

Upstairs a very large master bedroom with a walk in closed, a large master ensuite with a corner Azzula whirlpool tub and a separate stand up shower,

The other 2 bedrooms are a great size and the the guest bathroom is well laid out. The house is wired on all 3 floors for sound & has central vac.

A finished basement offers a 4 th bedroom or den & and 24.2′ x 15.9′ rec room and the 4th bathroom only needs to be finished.

An oversized double car garage and an interlocking stone driveway. Check out the 141 ‘ deep lot, room for a pool if required.

If you cherish quality, a quiet lifestyle and a peaceful setting, why not have a look, this house appeals to those who appreciate serenity!

Property information

Why Is The London Ontario Real Estate Market So Vibrant?

I am always asked when is the best time to list a house or a condo on MLS in London Ontario, and:

  • how is real estate doing?
  • what are  prices like?
  • does this chart show why?

Last 12 month inventory of homes for sale London Ontario

As you can see, there were 600 less  houses or condos for sale in  February 2017 than February 2016, meaning more buyers than sellers, meaning when demand is higher than supply, prices usually rise.

The most glaring part I would like to point out is, have you noticed the spread between units listed and units sold? For example, there were 1385 properties listed for sale, but only 837 sales, which means that 40% of the properties listed for sale did not sell!

I hear many excuses why homes do not sell or the rationalization of why some homes sell quicker than others and some, for more money.

Understanding the local market and facing the reality of it can be a double edged sword for many London home owners. Selling your home is not a lottery, or a gosh by golly whim, or just putting up a sign on your lawn or pricing your home because one of your co-workers and one of your friends told you your home is worth ‘x’, because they sold their home last year and know of a friend of a second cousin who has a friend who used to sell real estate part time. (whew!)

Yes, there are speculators and people from the GTA and their Realtors coming to London and buying houses and condos, (with very little knowledge of neighbourhoods in London Ontario, etc) and all too pleased to buy a home that is at minimum, half of what a GTA home sells for!

That someone is going to get hurt overpaying seems to be no concern for some.

I cannot predict the future and as I prefer to live in the moment,  my experience has proven to  me (and history has a habit of repeating itself) that real estate will sell based on price, condition and location and the amount of listings (competition) there are that compete with your home has an effect.

60% of the sellers got it right, 40% did not. Mr. and Mrs. Buyer decide on price in the end, not the seller.

Oh, and for buyers, why not go look at the 40% of houses that have not sold?  You will find what you want once the seller realizes their price is not realistic.

Interested?

 

 

London Ontario Real Estate Mirroring the Greater Toronto Area?

Is the London Ontario real estate market mirroring the Greater Toronto Area (GTA) in multiple offers, no conditions and overpaying for a house or a condo?

London Ontario Real Estate Market Mirroring the GTA?

We are getting real close!

When you see a house listed for sale in London for $375,000 and it sells in one day with 6 offers and the offer that was accepted with no conditions and a price of $425,000, sound similar?

When you see a condominium townhouse listed for sale at $149,000 and it sells in one day with 9 offers and the offer was accepted with no conditions and a price of $165,000, sound the same?

When you see a house listed for sale in London for $626,000 and it sells in one day with 4 offers and the offer that was accepted with no conditions and a price of $689,000, we’re getting there!

Or

What about the 157 houses for sale that have been on the market for close to 60 days and they have not sold?

What about the 63 condo townhouses or apartment condos that have been on the market and they have not sold?

Or

What about the  518 properties that have sold in the London and St. Thomas Association of Realtors (LSTAR) MLS area for an average 99.1% of the listing price from January 1, 2017 to today , January 24, 2017?

To answer the first sentence, though not experiencing the dollar amounts that the GTA experiences, over pricing is occurring, buyer frenzy is occurring and financial prudence seems to be a concept that is not adhered to.

I council my home buyers to be cautious, keep your emotions in check and what happens if you move in 3-5 years from now, will the rest of the properties on your street or in your apartment building or townhouse complex catch up on price?

For my sellers of property, price it right, show it right and market it right and you will be packing real soon!

Raised Ranch For Sale in Westmount London Ontario

478 Eaton Park Drive
Just Listed in Westmount, a desireable neighbourhood in London Ontario, with 4 bedrooms, large fenced back yard and only $310,000, MLS# 594098

Raised ranch in desirable Westmount area OF London Ontario

Solid brick, magnificent landscaped fenced back yard with wooden deck and a concrete patio. Very bright, modern open concept with hardwood and ceramic throughout the main floor.

A very large bright kitchen with a breakfast bar and dining area. Main floor family room and large living room with a gas fireplace that heats the house during winter.

The 2nd level has 4 good size bedrooms, another gas fireplace and a great play area . Crown molding and high baseboards through out .

New steel roof (2016) with a 50 year warranty, new windows throughout and well maintained.

Lots of storage, walking distance to schools.

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Selling Your London Ontario Home? How Important is Price?

Contrary to popular belief, when selling your London Ontario home, it’s value is determined by one thing and one thing onlywhat a qualified buyer is willing to pay for it. No more and no less.

How to sell a house London Ontario

Sure, many sellers will argue that their house or condo has an insurance replacement value, or an appraised value, or a tax assessed value, but unless your insurance agent, your banker, or your tax assessor is willing to write you a cheque, guess what? None of that matters.

A home without a buyer has no value in the market place. Sure it might have a value to you the seller, and it might have a value to your banker, and to your insurance agent, and to your appraiser. But none of them are buyers.

So here is the ingredient to pricing your home to sellIt’s not what you think the it is worth that matters, it’s what a reasonable buyer will think it is worth that will ultimately determine what price your home will sell for.

Now you maybe thinking, “Hey wait, if I left it up to a buyer, they would pay me as little as possible”! True, they would. But in the real world every buyer knows that you, the seller, have no obligation to sell your home at any price. To purchase your home the buyer will have to make you an offer you can’t or won’t refuse.

One that will motivate you to pack up all that ‘stuff’ you haven’t used in years, hire a local mover, and wave good-bye to a home full of memories.

price your home to sell

But here in lies the trap that many sellers fall into (I did once), which is the mistaken idea that we can hold out for an inflated price and eventually the market will come to us.

Wrong!

Buyers are under no obligation to buy any particular home, and no amount of marketing, open houses, websites, praying or signage will motivate a buyer to purchase an overpriced home.

Why?

Because they can buy somewhere else for less or wait! This reveals one of the most important considerations in pricing your home – Price VS Time.

Understanding Price VS Time

The age-old dilemma that has faced buyers and sellers since the dawn of private property rights is a simple question: What is more important, price or time? Believe it or not this conundrum underlies and controls every seller’s decision to sell, and every buyer’s need to complete a purchase. For sellers this boils down to the need to sell within a set time frame or instead to hold out for the best possible price, and as you might guess, for buyers it’s the need to buy within a set time frame or to purchase a home for the lowest possible price.

A seller who would like to sell for top dollar should be prepared to potentially wait longer for a buyer willing to pay a premium price. Like trying to sell ice during December, a seller might have to give the stuff away just to get rid of it, but if they wait long enough, say until mid-August when temperatures crest over 100 degrees suddenly that same ice can have real value. On the flip side, a seller who needs to sell quickly, and doesn’t have time to wait, should expect to discount their price somewhat because of the limited time they have to expose their home to the market.

What’s the difference? Timing!

Buyers are in the same boat. A buyer who has the luxury of shopping for a home over a long period of time can probably wait to find a bargain, while another buyer who must buy a home in the next few weeks will probably be willing to pay a premium. Again it boils down to price vs. time. So you might ask yourself what is your highest priority – Selling quickly or selling for a higher price?

When I pose this question to my own clients they often smile coyly and then answer – I want both! 

Most clients want their cake with the icing generously slathered on top. Because of this, many homeowners will attempt to put the responsibility of getting both top dollar and fast sale on the back of their hired gun, the real estate agent. The result can be summed up in one word – frustration. Why? Because no matter how much a seller yells, screams, and kicks a real estate agent, they don’t do miracles.

This is why successful sellers understand that while a Realtor’s responsibility  is to provide marketing, expert advice, and negotiating services, in the end they don’t own the property. They don’t make the final decisions on pricing. The seller does, and ultimately the seller’s asking price will in large part determine how slowly or quickly the home will sell.

To frame this discussion in a different way, consider what you will do should you arrive luggage in hand at the end of your listing period and the home has not yet sold. At that point are you more likely to give it a little more time or adjust your price? I know – Neither, I’ll just fire the agent! You know what? This is exactly what many sellers’ do; they fire their agent and reboot the marketing.

Does it work?

Sometimes it does, but often these sellers end up three months later in the same slow boat to nowhere. Successful sellers on the other hand take ownership of their pricing decisions by making a clear decision about which is more important to them, selling quickly or selling for top dollar.

Successful sellers have learned that to price their home accurately means they need to think like a buyer, they need to get inside a buyers skin and look at the world through buyer’s eyes. For instance, imagine for a minute that you are moving to another area of the country, to a city that you are completely unfamiliar with. If you were faced with buying a home in strange city what would be your first step?

If you were like most buyers you would probably start online by viewing listings at websites like this to get a general feel for local home prices. Next you might narrow your search down to a specific community or neighborhood by comparing utility costs, school reports, and crime statistics with other online tools . Feeling good about your findings you might then venture out into the real world to begin viewing homes in person.

As a typical web empowered real estate buyer you will look at an average of nine to fourteen homes over eight weeks with the assistance of a real estate professional. By the end of your journey, like many buyers, you become so knowledgeable about the market that by the last showing you are able to guess, with reasonable accuracy, each homes listing price before your Realtor can even tell you.

So what happened here? As a buyer you went from a blank slate, with no impression of the market to having the ability to predict listing prices. A big leap sure, but this description is exactly what most buyers’ experience. But this is only the build up, the next step for buyers who have found their dream home is to review a Comparative Market Analysis.

CHECKING YOUR HOUSE OUT

A Comparative Market Analysis is a report that compares a specific home, often called the “subject home” with other homes in a specific neighborhood. This analysis is then used to provide an anticipated sales price or price range for the subject property.

Although not formally called an appraisal, the report provides a similar function by giving home buyers and home sellers a clear understanding of the market data that might affect their opinion of value.

What is frustrating to me (and most real estate professionals) is that some buyers still feel they are Uncle Scrooge and that  sellers are desperate so they make low ball offers or very unreasonable conditions. Most of these buyers are getting advice from television shows, “How To Make a Zillion Dollars in Real Estate in 30 Days” books, or Joe at work that buys houses on the side and is making a fortune. (Why is Joe still working?)

The Envelope Process has proven that our clients are very educated on price, conditions and any potential market shifts.