Category: Real Estate In 2024

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BEST ‘WEST END’ OTTAWA NEIGHBOURHOODS

Categories: Real Estate In 2024

Why Neighbourhoods Matter

The age-old real estate wisdom emphasizing location is as relevant as ever, yet while scouring the market for homes, it’s crucial to ensure the property satisfies all your requirements. The right neighbourhood can significantly impact your lifestyle, encompassing things such as the amenities you use frequently, public transportation options, your daily commute to work, schools and the general community vibe.

Ottawa is known for its cultural diversity and rich history. Choosing the right neighborhood can offer numerous advantages that improve your daily living experience & boost long-term investment prospects.

Determining the best neighborhoods is highly individualized, varying with each buyer’s unique situation and stage of life. Whether you are retired, a first time buyer or just starting out with a young family, all circumstances are different and have different needs and preferences.

Neighbourhoods develop and change over time and Ottawa is continually evolving. As the market shifts, so do trends in neighbourhoods based on inventory and pricing. Discovering the perfect balance of location and lifestyle is the key.


Although I work all over the city, I tend to target the West end of the city where I also happen to live.

Based on previous data and my many years of real estate experience, I anticipate high demand in the West end neighbourhoods below.

Prime Neighbourhoods

Stittsville & Kanata

Located in the West end of Ottawa, this suburban area offers a serene and family oriented lifestyle. Previously a tiny rural town and farming community, but now one of the fastest growing suburbs in Ottawa. Convenience, ease of access and a high standard of living make this district an undeniably attractive option. The community is a friendly and close-knit environment, where neighbours come together. 

There is a mix of modern development both spacious and attractive with a variety of housing options at affordable prices. There is a thriving high-tech sector for employment opportunities while commute to the city centre is a hassle-free journey. It’s common to find charming older homes, farms, fields, green space and wooded areas.

There is access to a wealth of amenities including shopping, recreation, schools and entertainment as well as many local-owned businesses. The neighbourhood offers plenty of athletic & leisure options. Outdoor enthusiasts can enjoy easy access to the Trans-Canada Trail, the Kanata Golf & Country Club and the South March Highlands Conservation Area which is also a popular spot for hiking and mountain biking. 

The area is well-served by transit, although most residents rely on cars to get around. The plethora of Park & Ride services guarantees effortless commuting to Ottawa’s urban hub, making this location an appealing destination.

The escalating interest in properties within Kanata & Stittsville renders them to be a dynamic and lucrative real estate investment. The boundaries between the two communities feel blended but each area has its own distinct ambiance. These districts are perfect for those looking for a safe, peaceful and quiet neighbourhood.

Westboro & Hintonburg

Westboro and Hintonburg, two Ottawa neighbourhoods both conveniently located near the downtown core. They unquestionably rank among the most coveted neighborhoods in Ottawa. They enjoy widespread acclaim despite the high cost of living.

The privileged position of Westboro Beach along the Ottawa River provides abundant recreational opportunities and attractions. Whether your preference leans toward condominiums, townhouses, or detached single-family residences, a diverse array of options awaits, contingent upon your ability to accommodate the elevated real estate prices characteristic of Westboro.

While Westboro predominantly accommodates affluent households, Hintonburg stands as Ottawa’s epicenter for the hipster community. Formerly renowned for its red-light district and motorcycle clubs, Hintonburg has experienced significant gentrification over the past decade. Presently, it houses a vibrant community of artists, musicians. Real estate in Hintonburg remains relatively affordable, albeit steadily rising.

The enchanting tree-shaded avenues, commendable educational institutions, vibrant nightlife spots, unique boutiques and distinctive, generously proportioned residences characterize its ambiance. Given its exceptional safety record, central location and undeniable desirability, you can anticipate a premium for residency in these areas.

McKellar Heights & Civic Hospital

Farmers began settling the Civic Hospital area in the 1820s, and the Central Experimental Farm was established in 1889. Residential development was sparse until the Ottawa Civic Hospital opened in 1924.

McKellar Heights is one of the fastest growing corridors. Surrounded by numerous amenities, schools, shoppings centres, hospitals and transit networks. It is a mix of old and new with mature quiet streets and busy shopping areas.

The area features a diverse range of housing, from well-preserved pre war homes near the Civic Hospital and small veterans’ homes in Carlington.There are many single detached homes in Bel Air Heights and newer townhouses and singles in Central Park. Condo towers are proliferating near Dows Lake.

The price point for housing here is on the high side with its central location, walkability score and desireable homes.

Nepean

Nepean encompasses several popular communities including but not limited to Barrhaven, Centrepointe, Bells Corners and Crystal Beach. A highly secure and family-friendly area with well kept residential streets, ideal for those seeking a safe and welcoming community. The location is in close proximity to nature trails, parks and cycling paths. Nepean is predominantly composed of houses, shopping centers, schools, medical professionals, sports facilities and other convenient amenities and services.

Barrhaven, situated in the southern end of Nepean, has quickly become a highly desirable area for families and professionals alike. This rapidly expanding suburb features new developments, offering a wide range of housing options to accommodate diverse lifestyles and budgets.

Properties here are generally more affordable than those closer to the downtown core, allowing families to acquire larger homes than they might afford elsewhere. The area is well-connected to the rest of Ottawa through public transportation and multiple bus routes to other parts of the city.  

Despite the longer commute to the city core, some houses in these neighborhoods can still be quite costly. The escalating prices and limited inventory have established it as a premier destination for real estate investment.

The region offers a suburban lifestyle with a wide range of amenities making it a desirable place to live for individuals and families seeking a balance between convenience and a suburban setting.

Crystal Beach is one of the more desirable real estate locations in Ottawa. Much of its appeal is due to its close proximity to the Ottawa River and easy highway access. There are major transit stations available.

Primarily a residential neighbourhood with a strong sense of community. Mostly developed by Minto, many homes in Crystal Beach are modified versions of the original models.

Nestled along the river, Crystal beach offers a serene backdrop while providing easy access to the city’s finest shopping, dining and amenities. This community caters to various lifestyles and offers an array of options for recreation. Bike, walk, run, cross-country ski along the nature trails and pathways.

Centrepointe is a newer residential subdivision in Nepean with a good mix of single family detached, townhomes and terrace homes. This ideal neighbourhood is central to the city and considered a self contained community with easy access to all amenities.

Centrepointe boasts a large public transit hub, several schools and churches within the neighbourhood. There are plenty of parks, recreational opportunities and community events enjoyed by the residents. There is an active association that keeps track of the necessary improvements required.

Residents of Centrepointe enjoy local employment opportunities while still being an easy 25-minute drive from downtown Ottawa. Development continues in this neighbourhood, making Centrepointe a great place for prospective homebuyers who want an experience that’s a little different from your usual suburb.

Bells Corners is a charming neighbourhood known for its welcoming community, unique character & small town feel.  Its a friendly and close-knit environment, where neighbours come together. 

Most of the real estate in the area is comprised of detached homes and townhouses. The area benefits from its convenient location near major transportation routes, making it easily accessible for residents and within close proximity to the downtown core.  

Bells Corners offers a diverse range of local shops, eateries, boutique stores and local family businesses. You can find a variety of options for shopping and dining.  Nature lovers appreciate the parks and green spaces offered and features mature, tree-lined streets. There are plenty of recreational opportunities for activities like hiking, cycling, and picnicking. 

Bells Corners is a place where you can immerse yourself in the community spirit, explore local businesses, enjoy nature or simply experience the unique charm of a historical neighbourhood.

Carleton Place

Situated just west of Stittsville, is a delightful town renowned for its historical allure, with stunning heritage buildings adorning its streets. Carleton Place offers residents a tranquil and quiet living environment, making it ideal for those desiring a peaceful escape from urban life.

The town boasts scenic riverside views, perfect for nature enthusiasts and those wishing to appreciate the area’s natural splendor. With its welcoming community atmosphere, convenient access to amenities and close proximity to the city, Carleton Place provides a small-town vibe coupled with the conveniences of city living.

Carleton Place boasts a blend of small-scale independent enterprises and larger-scale retail chains, alongside educational institutions, diverse sports and recreational amenities, as well as an array of dining establishments and service providers.

As the city continues to grow, the outerlying communities also expand and real estate values increase. Carleton Place is one of Canada’s fastest growing districts making this community in high demand.

Almonte

Almonte is a quaint town situated on the Mississippi River, located about 40 minutes West of downtown Ottawa. It features historic mills such as the Mississippi Textile Museum and the Old Town Hall, which serve as reminders of the town’s industrial past. Almonte is the biggest community in the Town of Mississippi Mills, which also includes the communities of Pakenham and Ramsay.

Almonte is attractive to homebuyers looking for heritage charm, a vibrant main street and local festivals. It has a thriving arts scene and a growing cycling culture. Here you will find an abundance of history with its limestone buildings, some being former mills now converted to condos as well as its lovely Victorian homes that define Almonte. 

It is commonly sited as a bedroom community as it is primarily residential offering small local shops and services but is less developed then its surrounding districts.

Almonte is surrounded by scenic landscapes and waterfalls, including the stunning Almonte Falls. The nearby Mississippi River provides opportunities for fishing, kayaking, and scenic walks along its shores

Almonte offers a peaceful setting with a strong sense of community. It has a blend of small town benefits with the ability to commute to enjoy the big city amenities.

Summary

Buying a house is a significant decision and it’s important to choose the right neighbourhood in Ottawa to suit your needs and preferences. Ottawa offers a wide variety of options, from downtown condominiums to suburban family homes. Its important to take into account factors such as location, amenities, schools, transportation and the overall feel of the neighbourhood.

I can help you make an informed decision to find the perfect home and neighbourhood that align with your lifestyle and long-term goals. Knowing your individual needs and aspirations are the forefront of my service. If you have a specific neighbourhood in mind, give me a call and I would be happy to provide you with the latest trends and insights to help you find your perfect home!

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THE COST OF LIVING IN OTTAWA, ONTARIO

Categories: Real Estate In 2024

The Price You’ll Pay To Live In The Capital of Canada

Are you considering moving to our beautiful city of Ottawa? Do you need to be reminded why you have chosen to live here? If so, you may want to know more about the living expenses in this picturesque city of Ontario.

Its somewhat a matter of perspective, but different provinces can vary significantly when it comes to the cost of living. Lifestyle and expectations vary between people and depend so there are a variety of factors such as income and personal preferences that affect an individuals cost of living.

Canada is the 25th most expensive country to live in across the globe. British Columbia and Ontario have the highest costs of all the provinces which is largely driven by rent or housing costs.

Ottawa ranks at #8 for the most expensive cities within Canada. This can still be considered an affordable city to live in. Of course estimates of costs based on data may have some inconsistencies, but they do provide some basic understanding. There are several reasons why it might be more expensive to live in Ottawa, Ontario than in other parts of Canada.

  • High demand for housing as Ottawa is a popular city to live in being the Capital of Canada.
  • High cost of construction. The cost of building new homes and apartments in Ottawa is higher than in some other parts of Canada due to the high cost of labor, materials and permits.
  • Provincial taxes are higher than some other provinces within Canada.
  • Tourism is a major industry in Ottawa and the influx of visitors during peak seasons can drive up the cost of goods and services.

Expenses such as transportation, groceries, entertainment are all similar to other cities in Canada. Take a closer look at what the average costs are for the basic living expenses below.

WHETHER YOU’RE RENTING OR BUYING, THE FOLLOWING EXPENSES SHOULD BE CONSIDERED:

Housing:

The average cost for a one bedroom apartment in the city centre of Ottawa is $2,069 per month.

The benchmark price for purchasing a condo apartment is $429,000.

The composite benchmark price for purchasing a home including apartments, townhouses and single family homes is $628,500. The median price often gives a more accurate sense of the market representing the midpoint which is $617,000.

The lowest mortgage rates average 4.54% in a 5 year fixed.

Utilities:

The cost of utilities varies depending on the size of the home, the number of people living in the house and usage.

Electricity, Heating, Cooling, Garbage, Sewer and Water costs for a Single Occupant in an apartment average a monthly cost of $264.

Heating is dependant on what source you are using and personal preferences.  In Ottawa, most homes are heated by natural gas or electricity.

Electricity bills vary widely based on factors such as size of home, number of people, appliances used, energy efficient upgrades etc. Hydro Ottawa offers various programs and rebates to help the consumers reduce their electricity bills. They also offer a breakdown of their rate charges on their website. 

Click on the image below to view

Internet:

Bell and Rogers are the most common internet providers in Ottawa.  They both have basic plans that start at approximately $80 monthly. 

Transportation:

Ottawa has an excellent public transportation system with multiple options available. Monthly public transport cost using the basic bus service is $129, where as vehicle and gas prices vary dramatically.

The average monthly cost for a driver is $624. 

You can learn more about the current fares for OC Transpo at the link below.

Click on the image below to view


Monthly Grocery Costs:

There are a wide range of food resources within the city. The cost of groceries in Ottawa is similar to other Canadian cities. The monthly grocery costs vary depending on the size of your family. 

The estimated monthly grocery costs for a single person is $300 per month while a family of four is $1,200 per month. This may seem low to many people currently but these are the statistics available.

Insurance:

Home insurance is another cost to consider whether you are renting and just paying for content coverage or you own and are covering replacement value. The city has one of the highest median insurance premiums in the country.

Income:

The average salary is approximately $72K annually. The median household income in Ottawa is $100K annually after tax. Minimum wage in Ontario is currently $16.55 per hour.

Salaries depend on industry and position. Some of the top-paying sectors in Ottawa are; healthcare, technology and professional services.

Costs to Consider when Purchasing A Home in Ottawa:

Moving Expenses:

Moving to Ottawa can be an expensive endeavor. Here is an itemized list of some of the moving expenses you can expect.

Moving Company:  Depending on the distance and size of your move, a moving company can cost anywhere from $1,000 to $5,000.

Rental Truck:  Renting a moving truck can cost around $50-$100 per day, depending on the size of the truck.

Packing Supplies:  Boxes, tape, and other packing supplies can cost anywhere from $50-$200.
Insurance: If you are moving valuable items, you may want to consider purchasing insurance, which can cost around $200-$500.

Lawyer Fees:

The average ballpark figure for a ‘Purchase’ with a mortgage including taxes and disbursements (land title fees, bank fees, courier charges, trust charges, search fees, software user costs) would be approximately $2,000. Title insurance is an additional fee which typically ranges from $200-$600.

For a ‘Sale’ with on mortgage discharge including all disbursements and fees, the cost is approximately $1,500.

Applicable Taxes:

 Land transfer tax applies to all taxable transactions upon closing. It is normally based on the price paid for the property.

Speculation Tax is a 25% tax on the purchase of properties by non citizens or permanent residents of Canada.

You can find out further details by clicking on the Ontario Government logo below. 


Still interested in moving to Ottawa? Here are some handy ‘local’ links to help you with your move…

WE HAVE CREATED A LIST OF LOCAL ‘SERVICE PROVIDERS’ IN THE COMMUNITY THAT WILL HELP YOU THROUGH THE PROCESS OF YOUR MOVE.  FEEL FREE TO GIVE US SOME SUGGESTIONS OF OTHER SERVICES YOU WOULD LIKE TO SEE ADDED TO THIS LIST!  
Click on the image below to view

 

Sources: Statistics Canada, City of Ottawa, Numbeo

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YOUR PROPERTY ASSESSMENT & TAXES

Categories: Real Estate In 2024

The Property Tax Process In Ottawa

The Ontario Government establishes the provinces assessment and taxation laws and from there, determines the education tax rates.
Your property assessment and property taxes are not the same.

MPAC determines the value of properties each year and sends an assessment notice with this info to the property owners in . Tax authorities then apply a tax rate to the value accordingly and send the owners a tax notice in the Spring. An increase/decrease in your assessment doesn’t necessarily mean an increase/decrease in your property taxes.

The valuation of a property is subject to checks and balances in the form of legislated review and appeal procedures. If you should disagree with your assessment, you can visit the link About My Property and if need be, file a Request for Reconsideration.

Property owners will receive two bills each year, an interim bill which represents 50% of the previous year’s tax bill and a final bill which represents the balance of the year’s taxes. Interim property tax bills are mailed out mid February. The bills are available online at ‘My Service Ottawa’. Payment is due mid March. Final property tax bills are mailed out in May with payments due mid June. To make a payment online, you can login to your account at the link below.

Click on the logo below

Assessed Values:

MPAC (Municipal Property Assessment Corporation) is responsible for assessing and classifying more than five million properties in Ontario. The property assessments they provide are what municipalities use to base the property taxes needed to pay for community services. Municipalities determine revenue requirements, set municipal rates and collect property taxes to pay for municipal services. Property owners pay property taxes that pay for services in the community and pay education taxes that help fund elementary and secondary schools in Ontario.

You can find a wealth of knowledge pertaining to your property assessement by visiting the MPAC website. There is an informative YouTube video at the top of the page explaining How Your Property Tax Is Calculated.

Click on the logo below

Valuation Date:
The Ontario Government sets a new valuation every four years. MPAC then reassesses every property based on the new date. In 2020, the government postponed the 2020 reassessment because of the pandemic, so the last province wide reassessment happened in 2016.

How Does Your Assessment Determine Your Value?

  • location of the home
  • size of the home
  • size of the lot
  • age of the home
  • miscellaneous features
  • comparable sales prices

Information is collected through a comprehensive approach from a variety of sources for accuracy such as: building permits, land titles office, real estate transactions, property owner initiated updates, request sent to property owners, visits to properties, aerial and street front imagery.

The value of your property may have changed if you have:

  • renovated recently
  • added any new out-buildings to your property
  • completed any additions to your home
  • finished the basement and/or a secondary suite

Market Values:

Assessed value should be the same as market value, but it seldom is.  Tax assessors are basing their values on previous years so it may not align with a rapidly changing market.

Market Value is always changing based on supply and demand. Its important to remember that market value isn’t based on what you will pay or what you value but rather what the buying population is willing to pay.

There are a combination of factors that can determine market value

Comparable Sales (Comps): One of the primary methods used to determine market value is by looking at recent sales of similar properties in the same area. These comparable sales help to establish a baseline value for similar properties.
Location: The location of a property plays a significant role in determining its market value. Factors such as proximity to schools, amenities, transportation hubs, and neighborhood desirability can all affect the value of a property.
Property Characteristics: The size, condition, age, and features of a property also influence its market value. Properties with more bedrooms, bathrooms, and upgrades tend to command higher prices.
Current Market Conditions: Supply and demand dynamics, economic conditions, interest rates, and other market factors can impact the market value of real estate. In a seller’s market where demand exceeds supply, prices tend to be higher, while in a buyer’s market, prices may be lower.
Appraisal: Lenders often require an appraisal to determine the market value of a property before approving a mortgage loan. Appraisers consider factors such as comparable sales, property condition, and market conditions to determine the appraised value.
Investor Perception: Market value can also be influenced by investor perception and market sentiment. Investors may be willing to pay more for a property if they believe it has the potential for future appreciation or if they perceive it to be undervalued.
Zoning and Regulations: Zoning laws, building regulations, and other legal restrictions can impact the value of a property by affecting its potential use and development.


Overall, market value in real estate is a fluid concept influenced by a variety of factors and is often determined through a combination of objective analysis and subjective judgment.

As a seasoned Realtor® I combine personal first hand knowledge of properties in your area, with the market analysis data from the MLS® to compare your property with similar properties that have recently sold. I have years of experience and expertise sided with a solid understanding of the current market conditions and trends which I use to establish the current market value of your home.

If you are thinking of selling, please reach out to me directly to determine the market value of your property at the contact info below.

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Selling With Shauna

Categories: Real Estate In 2024

THE PROCESS OF SELLING YOUR PROPERTY

In the dynamic realm of real estate, successfully selling a property demands a strategic and thorough approach. As a committed professional in my field, my aim is to deliver unparalleled services to my clients, ensuring a smooth and prosperous selling journey. Here’s a glimpse into the exceptional real estate services I provide to those interested in listing their property with me.


Strategic Pricing Evaluation:

Every property is unique and setting the correct price is essential for attracting potential buyers and optimizing returns. Numerous factors influence the listing price, including the current condition and age of the property, its location’s topography and access to amenities. Given this diversity, I conduct a comprehensive analysis of the market taking into consideration the comparable properties, recent sales and current market trends. This ensures that your property is competitively and fairly priced for a timely and profitable sale.

Professional Staging and Presentation:

First impressions are crucial! Staging a home to sell is an essential strategy in the real estate industry and offers a myriad of benefits. Staging helps transform a property into an appealing and inviting space by strategically arranging furniture, decor and accessories to showcase the home while emphasizing its best features.

Staged homes photograph beautifully, resulting in eye-catching listing photos and virtual tours. This attracts more attention from prospective buyers browsing online listings and increases the likelihood of scheduling viewings. Staged homes typically sell faster.

As an seasoned Realtor that goes the extra mile in the presentation of my listings, I have a personal storage unit equipped to furnish a four bedroom home. 
This service is included with no additional fees!

Thorough Marketing Approach:

Utilizing a blend of traditional and digital marketing platforms, I develop customized campaigns to amplify the visibility of your property. Each listing is enhanced with a dedicated web page featuring a professional photography & virtual tour, floorplans (if required), digital/printable brochures, strategic online & social media presence and quality signage.Your home will garner the attention it merits reaching a broad spectrum of potential buyers.

Guidance & Negotiation:

Dealing with the intricacies of real estate transactions can be daunting. I offer continuous support and direction throughout the selling process, starting from the initial listing phase to negotiations and eventual closure. My objective is to streamline the experience, ensuring you remain well-informed and empowered throughout.

Negotiation is a skillful endeavor and I bring a wealth of experience to the table. Advocating on your behalf, I strive to secure the most favorable terms and conditions for the sale of your property. Whether it’s negotiating price or contingencies, my focus remains on maximizing your return on investment.

Open House Events:

Today, many buyers independently browse homes and attend Open House events. These occasions serve as a platform to showcase your property, providing potential buyers with an immersive experience to envision themselves within the space. This often translates into faster and more advantageous offers.

The decision to host Open Houses is entirely at the discretion of my sellers.

Efficient Administration:

For a seamless closing process, I harness the power of cutting-edge transaction management tools. This involves orchestrating communication among all stakeholders, managing paperwork, and swiftly resolving any arising issues.

Additionally, I have the backing of a Licensed Assistant with more than two decades of real estate sales experience. Your confidence and piece of mind is my foremost concern.


FINAL THOUGHTS

Selling your property is a substantial endeavor and selecting the appropriate real estate professional can be pivotal. With a dedication to excellence, I provide an extensive range of services crafted to enhance your listing experience and attain the best possible outcomes.

Ready to list your home for sale? Lets embark on this journey together to transform your real estate aspirations into tangible achievements.