NEWS THAT MAY PUT A SPRING IN YOUR STEP

As mortgage rates fall, realtors anticipate boost to an already strong market
By Mario Toneguzzi 
Calgary Herald May 28, 2014 

CALGARY - Calgary’s hot housing market has received another incentive that could boost sales activity even more in the coming days.

Mortgage rates are starting to come down again right during the busy time of the year for the industry.

Ann-Marie Lurie, chief economist with the Calgary Real Estate Board, said lower mortgage rates will help affordability in the local housing market.

“It can actually help mitigate some of the increases in pricing that we’ve seen in Calgary’s market,” she said. “We’ve had that price growth. We’re still more affordable than we have been for some time so that’s not really the issue per se. But when you have the mortgage rates come down, that can help especially as we’re facing rising pricing.

“We’re not in any concern of overheating our market but with new listings starting to improve this can actually help some of those people who were really on that cusp. They can get into the market.”

Scotiabank announced this week it was lowering its fixed five-year mortgage rate to 2.97 per cent and its five-year variable rate to 2.47 per cent. The rate is effective until June 7.

Investors Group recently offered a 1.99 per cent rate for a 36-month closed, variable-rate mortgage, but Scotiabank is the first of the big banks to push its fixed rate down below three per cent in recent months.

According to CREB, year-to-date until May 27, there have been 10,805 MLS sales in the city, up 13.38 per cent from the same period last year. The median price has risen by 7.03 per cent to $428,000 while the average sale price is up 5.85 per cent to $480,416.

“Housing activity in Calgary has been fairly robust supported by a variety of factors. Along with employment growth, rising incomes and strong net migration, relatively low mortgage rates has also contributed to the demand for housing,” said Richard Cho, senior market analyst in Calgary with Canada Mortgage and Housing Corp. “Mortgage rates have been low for a couple of years and this has helped people, such as first-time home buyers, purchase a home.

“A decline in mortgage rates alone will not necessarily lead to an increase in sales. The decision to purchase a home often involves both personal and financial considerations.”

So far in May, MLS monthly sales in Calgary are up 17.74 per cent compared with a year ago to 2,489 transactions. New listings have also risen by 17.82 per cent to 3,756 but as of Tuesday active listings were down 5.76 per cent from the same time last year to 4,481. The median price in May of $435,000 has increased by 7.41 per cent and the average sale price is up by 5.40 per cent to $485,866.

“Will this (lower mortgage rates) affect the market in Alberta? Absolutely not. The market already is strong, the sales moving well, supply is an issue and Calgary is poised to be the hottest market in the country again this year,” said Don Campbell, senior analyst with the Real Estate Investment Network. “These lower rates will have a lot of people talking, but little or no measurable effect in this part of the world. Out East, it will as that market needs stimulus.”

Campbell said the biggest problem with some mortgages is hidden in the restrictive terms. These low rates will spark increased traffic to the banks, but consumers must be wary before signing asthe penalties and restrictions are often prohibitive, he added.

“Spring is prime fishing season in Calgary, and not just for trout. With the recent surge of new listings, I think we’re seeing a little fishing from sellers, too,” said Scott Bollinger, broker with ComFree Commonsense Network. “Sellers are recognizing the main market factors — good economy, strong housing price gains, tight inventory, seriously low average-days-on-market — and some seem to be fishing for their price rather than settling for market price. They’re trolling the waters for motivated buyers, and my advice to these buyers is: do your homework and stick to a neighbourhood’s comparable numbers to avoid taking the bait.

“Calgary buyers are smart. They know when cheap money is cheap money. And sub-three per cent five-year fixed rates are cheap. It’ll only add fuel to the hot housing market. The open question is: how much and for how long? Will Calgarians see this as a temporary phenomenon, flock to the banks, and boost the market in the short term? Or will they see it a longer-term trend and bide their time, which would reduce the urgency and the immediate impact on the market? Either way, the rates give motivated and qualified Calgarians more purchasing power in what’s still a relatively affordable market. I think that points to steady price gains throughout 2014.”