Perfect Home for Pets???

There is a house for sale on a web site called Redfin that caught my interest, but I’m worried about the shape of the backyard with such a large pet.

This is the actual photo of the eating area:

Magnifying glass??

Here is the actual listing. Click on the photo for a larger image:

West Vancouver Open Houses July 26 – 27, 2008

Following are the open houses in West Vancouver as advertised in the North Shore News. The open houses have been sort by Listed Price to make it easier to find the home in the price range you are looking for. Please consult your Realtor to check open house times and prices.

There are just under 100 open houses in West Vancouver this weekend compared to over 130 in mid June.

The median price of the open houses is $ 1,388,900.

For open houses in North Vancouver click here.

Address	Time	Price	Area
236 Tyee Dr	Sun 1-2	$159,900	Park Royal
#507-1425 Esquimalt Ave	Sun 1-2:30	$315,000	Ambleside
#510-1425 Esquimalt Ave	Sun 2-4	$339,000	Ambleside
#401-1785 Esquimalt Ave	Sat/Sun 2-4	$349,900	Ambleside
#206-555 13th St	Sun 2-4	$409,900	Ambleside
#403-1420 Duchess Ave	Sat 12-2	$427,000	Ambleside
#204-1750 Esquimalt Ave	Sun 1-2:30	$469,000	Ambleside
#302-1412 Esquimalt Ave	Sun 2-4	$549,000	Ambleside
#504-555 13th St	Sat 2-4	$585,000	Ambleside
#405-555 13th St	Sat 12-2	$585,000	Ambleside
#503-460 14th St.	Sun 2-4	$589,000	Ambleside
#10D-338 Taylor Way	Sun 2-4	$679,000	Park Royal
#902-1341 Clyde Ave	Sun 2:30-4:30	$679,900	Ambleside
#202-2165 Argyle Ave	Sun 2-4	$689,000	Dundarave
#103-2274 Folkestone Way	Sun 2-4	$709,000	Panorama Village
#402-2187 Bellevue Ave	Sun 11:30-1:30	$729,900	Dundarave
#15A-338 Taylor Way	Sun 2-4	$735,000	Park Royal
16C Taylor Way	Sun 4-5	$739,000	Park Royal
#502-2203 Bellevue Ave	Sun 12:15-2:15	$739,900	Dundarave
2034 Marine Dr	Sun 2-4	$779,000	Dundarave
350 Taylor Way	Sun 11:30-1:30	$789,000	Park Royal
#602-2167 Bellevue Ave	Sun 1-2:30	$799,000	Dundarave
#703-2165 Argyle Ave	Sun 2-4	$879,000	Dundarave
5769 Cranley Dr	Sun 2-4	$899,000	Eagle Harbour
1890 15th St	Sat/Sun 2-4	$959,000	Ambleside
5340 Kensington Cr	Sat/Sun 2-4	$995,000	Caulfeild
6810 Hycroft Rd	Sat 2-4	$998,000	Gleneagles
627 Duchess Ave	Sun 3-4:30	$998,000	Cedardale
1245 Keith Rd	Sun 1-2:30	$999,000	Ambleside
935 Lawson Ave	Sat 1-2:30	$1,029,900	Ambleside
3985 Bayridge Ave	Sun 2-4	$1,098,000	Bayridge
579 St. Giles	Sun 3-4:30	$1,120,000	Glenmore
1032 Lawson Ave	Sun 2-4	$1,175,000	Ambleside
3870 Bayridge Ave	Sun 2-4	$1,179,000	Bayridge
628 11th St	Sun 3-4	$1,198,800	Ambleside
420 Inglewood Ave	Sun 3-5	$1,229,000	Cedardale
2454 Shadbolt Ln	Sun 2-4	$1,238,000	Panorama Village
4718 Caufield Dr	Sun 2-4	$1,249,000	Caulfeild
1140 Palmerston Ave	Sat 2-4	$1,249,000	Ambleside
1066 Palmerston Ave	Sun 3-4:30	$1,285,000	Ambleside
1955 22nd St	Sun 2-4	$1,295,000	Dundarave
1485 Lawson Ave	Sun 2-4	$1,298,000	Ambleside
#701-1427 Duchess Ave	Sun 2-4	$1,298,000	Ambleside
#701-1427 Duchess Ave	Sun 2-4	$1,298,000	Ambleside
#992-16th St	Sun 1-3	$1,299,000	Ambleside
4196 Rockridge Rd	Sun 2-4	$1,338,000	Upper Caulfeild
1367 Camridge Rd	Sun 2-4	$1,349,000	British Properties
1470 Nelson	Sun 2-4	$1,380,000	Ambleside
441 Newlands Pl	Sun 2-4	$1,380,000	Cedardale
PH3-533 Waters Edge Cr	Sat 12-2 Sun 11-1:30	$1,388,800	Park Royal
5467 Monte Bre Cres	Sun 2-4	$1,389,000	Upper Caulfeild
5811 Falcon Rd	Sun 3:15-5	$1,395,000	Gleneagles
1086 Mathers	Sun 1-2:30	$1,395,000	Ambleside
5624 Westhaven Ct	Sun 2-4	$1,399,000	Eagle Harbour
294 Stevens Dr	Sun 2-4	$1,399,000	British Properties
2186 Lawson Ave	Sat 2-4	$1,449,000	Dundarave
2407 Shadbolt Ln	Sun 2:30-4	$1,450,000	Panorama Village
3961 Sharon Pl	Sun 1-3	$1,495,000	Cypress Park/Sandy Cove
322 Moyne Dr	Sat 2-4	$1,495,000	British Properties
1315 Ottaburn Rd.	Sat/Sun 2-4	$1,498,800	British Properties
1116 Millstream Rd	Sun 2:30-4:30	$1,518,000	British Properties
4428 Piccadilly North	Sun 1-3	$1,549,000	Caulfeild
5065 Pinetree Cres	Sun 2-4	$1,559,000	Upper Caulfeild
4644 Woodgrove Pl	Sun 2-4	$1,559,000	Cypress Park Estates
1115 Crestline Rd	Sun 2-4	$1,580,000	British Properties
2390 Nelson Ave	Sun 2-4	$1,590,000	Dundarave
5765 Westport Rd	Sun 2-4	$1,595,000	Eagle Harbour
4773 Westwood Dr	Sun 2-4	$1,595,000	Cypress Park Estates
3475 Mathers Ave	Sat 2-4	$1,595,000	Westmount/West Bay
2228 Mathers Ave	Sun 2-4	$1,595,000	Dundarave
236 Stevens Dr	Sun 2-4	$1,598,000	British Properties
1031 Millstream Rd	Sun 2-4:30	$1,639,000	British Properties
4652 Piccadilly St	Sun 2-4	$1,649,000	Caulfeild
2170 Shafton Pl	Sat 2-4	$1,688,000	Dundarave
2175 Kings Ave	Sat 2-4/Sun 2-5	$1,690,000	Dundarave
4055 Bayridge Ave	Sun 2-4	$1,695,000	Bayridge
2522 Palmerston Ave	Sat 2-4	$1,698,000	Dundarave
1697 Lawson Ave	Sun 2-4	$1,698,000	Ambleside
4664 Clovelly Walk	Sat 2-4	$1,795,000	Caulfeild
3875 Southridge Ave	Sun 2-4	$1,898,000	Bayridge
1368 Mathers Ave	Sun 2-4	$1,898,000	Ambleside
2293 Fulton	Sun 3-4:30	$1,899,000	Dundarave
1287 Sinclair Ct	Sun 2-4	$1,995,000	Ambleside
2322 Jefferson Ave	Sun 2-4	$1,998,000	Dundarave
78 Glenmore Dr	Sat 2-4	$2,060,000	Glenmore
5671 Westport Rd	Sun 2-4	$2,148,000	Eagle Harbour
5679 Westport Rd	Sun 2-4	$2,148,000	Eagle Harbour
1468 30th St	Sun 2-4	$2,195,000	Altamont
1558 Inglewood Ave	Sat/Sun 2-4	$2,199,000	Ambleside
1558 Inglewood Ave	Sat/Sun 2-4	$2,199,000	Ambleside
1590 Tyrol Ct	Sun 2-4	$2,280,000	British Properties
1045 Duchess Ave	Sun 2-4	$2,365,000	Ambleside
2210 Palmerston Ave	Sat 2-4	$2,698,000	Dundarave
P1-508 Water’s Edge	Sun 2-4	$3,099,000	Park Royal
1412 30th St.	Sun 2-4	$3,198,000	Altamont
2218 Boulder Ct	Sun 2-4	$3,198,000	Panorama Village
2920 Altamont Cr	Sun 2-4	$3,295,000	Altamont
3529 Mathers Ave	Sun 2-4	$3,695,000	Westmount/West Bay
3191 Mathers Ave	Sun 2-4	$3,795,000	Altamont
2668 Finch Hill	Sun 2-4	$4,688,000	British Properties

West Vancouver Open Houses July 19 -20, 2008

Following are the open houses in West Vancouver as advertised in the North Shore News. The open houses have been sort by Listed Price to make it easier to find the home in the price range you are looking for. Please consult your Realtor to check open house times and prices.

There are just under 100 open houses in West Vancouver this weekend compared to over 130 in mid June.

For open houses in North Vancouver click here.

Address	Open	Price	Area
#401-1785 Esquimalt Ave	Sat/sun 2-4	$349,900	Ambleside
#205-1845 Bellevue	Sun 2-4	$385,000	Ambleside
#206-555 13th St	Sat/Sun 2-4	$409,900	Ambleside
#101-1341 Clyde Ave	Sat 11:30-1	$439,900	Ambleside
#403-1420 Duchess Ave	Sat 2-4	$443,900	Ambleside
#204-1750 Esquimalt Ave	Sun 1-2:30	$469,000	Ambleside
#404-1363 Clyde Ave	Sun 3-4:30	$510,000	Ambleside
#302-1412 Esquimalt	Sun 2-4	$549,000	Ambleside
#802-235 Keith Rd	Sun 2-4	$558,000	Cedardale
#405-555 13th St	Sat 2-4	$585,000	Ambleside
5C 338 Taylor Way	Sat/Sun 2-4	$624,989	Park Royal
5B-338 Taylor Way	Sun 1-2:30	$659,900	Park Royal
202-1765 Marine Dr	Sun 2-4	$679,000	Ambleside
#902-1341 Clyde Ave	Sun 2:30-4:30	$679,900	Ambleside
#202-2165 Argyle Ave	Sun 2-4	$689,000	Dundarave
1101 Lenora Rd	Sat 2-4	$699,000	Lions Bay/Bowen Island
#103-2274 Folkestone Way	Sun 2-4	$709,000	Panorama Village
#402-2187 Bellevue Ave	Sun 11:30-1:30	$729,900	Dundarave
#502-2203 Bellevue	Sat 2:30-4:30	$739,900	Dundarave
350 Taylor Way	Sun 2-4	$789,000	Park Royal
#101-526 Water’s Edge Cr	Daily 12-5	$899,000	Park Royal
5340 Kensington Cr	Sat/Sun 2-4	$995,000	Caulfeild
627 Duchess Ave	Sat 2-4	$998,000	Cedardale
935 Lawson Ave	Sun 2-4	$1,029,900	Ambleside
3985 Bayridge Ave	Sun 2-4	$1,098,000	Bayridge
6526 Wellington Ave	Sat/Sun 2-4	$1,100,000	Whytecliff/Horseshoe Bay
2115 Inglewood Ave	Sun 2-4	$1,100,000	Dundarave
5077 Crossway	Sun 2-4	$1,175,000	Caulfeild
3870 Bayridge Ave	Sun 2-4	$1,179,000	Bayridge
645 Ballantree Rd	Sun 2-4	$1,198,000	Glenmore
650 Andover Cr	Sat 2-4	$1,248,800	British Properties
2491 Haywood Ave	Sun 2-4	$1,249,000	Dundarave
1485 Lawson Ave	Sun 2-4	$1,298,000	Ambleside
#701-1427 Duchess Ave	Sun 2-4	$1,298,000	Ambleside
2325 Bellevue Ave	Sat 2-4	$1,298,500	Dundarave
2442 Mathers Ave	Sun 12-2	$1,299,000	Dundarave
1696 Lawson	Sat 2-4	$1,299,000	Ambleside
992 16th St	Sun 1-5	$1,299,000	Ambleside
4760 Headland Ct	Sun 3-4:30	$1,299,900	Upper Caulfeild
1154 Haywood Ave	Sun 2-4	$1,325,000	Ambleside
8437 Citrus Wynd	Sun 2-4	$1,349,000	Lions Bay/Bowen Island
5327 Monte Bre	Sun 2-4	$1,378,000	Upper Caulfeild
441 Newlands Pl	Sun 2-4	$1,380,000	Cedardale
6895 Copper Cove Rd	Sun 2-4	$1,395,000	Whytecliff/Horseshoe Bay
5811 Falcon Rd	Sun 2-4	$1,395,000	Eagle Harbour
1086 Mathers Ave	Sun 3-4:30	$1,395,000	Ambleside
2330 Folkestone Way	Sun 2-4	$1,398,000	Panorama Village
2572 Marine Dr	Sun 2-4	$1,398,000	Dundarave
1165 Mathers Ave	Sun 3-5	$1,398,000	Ambleside
6251 Nelson Ave	Sun 2-4	$1,399,000	Whytecliff/Horseshoe Bay
355 Southborough Dr	Sun 2-4	$1,399,000	British Properties
294 Stevens Dr	Sun 2-4	$1,399,000	British Properties
885 13th St. Sat/Sun 2-4

	$1,429,000	Ambleside
997 Cross Creek Rd	Sun 1:30-4:30	$1,490,000	British Properties
3961 Sharon Pl	Sun 2-4	$1,495,000	Cypress Park/Sandy Cove
5065 Pintree Cr	Sun 2-4	$1,559,000	Upper Caulfeild
2390 Nelson Ave	Sun 2-4	$1,590,000	Dundarave
3475 Mathers Ave	Sun 12:30-2	$1,595,000	Westmount/West Bay
2228 Mathers Ave	Sun 3-4:30	$1,595,000	Dundarave
236 Stevens Dr	Sun 2-4	$1,598,000	British Properties
1031 Millstream Rd	Sat/Sun 2-4	$1,639,000	British Properties
2558 Marine Dr	Sat 2:30-4:30	$1,669,000	Dundarave
2170 Shafton Pl	Sun 2-4	$1,688,000	Dundarave
2175 Kings Ave	Sat 2-4/Sun 2-5	$1,690,000	Dundarave
1595 22nd St	Sun 2:30-4:30	$1,695,000	Dundarave
1697 Lawson Ave	Sun 2-4	$1,698,000	Ambleside
5410 Keith Rd	Sun 2-4	$1,765,000	Caulfeild
4664 Clovelly Walk	Sat 2-4	$1,795,000	Caulfeild
4735 Headland Dr	Sun 2-4	$1,799,000	Upper Caulfeild
3785 Southridge Ave	Sun 2-4	$1,898,000	Bayridge
2352 Palmerston Ave	Sun 2-4	$1,898,000	Dundarave
3842 Bayridge Ave	Sun 2-4	$1,900,000	Bayridge
2322 Jefferson Ave	Sun 2-4	$1,998,000	Dundarave
1473 Inglewood Ave	Sun 2-4	$2,160,000	Ambleside
661 Kenwood Rd	Sun 2-4	$2,180,000	British Properties
1558 Inglewood Ave	Sat/Sun 2-4	$2,199,000	Ambleside
3325 Radcliffe Ave	Sun 2:30-4:30	$2,200,000	Westmount/West Bay
1590 Tyrol Ct	Sun 2-4	$2,280,000	British Properties
1849 Esquimalt Ave	Sun 2-4	$2,288,000	Ambleside
1468 30th St	Sun 2-4	$2,350,000	Altamont
2109 Kings Ave	Sat/Sun 2-4	$2,395,000	Dundarave
2622 Chairlift Rd	Sun 2-4	$2,595,000	Panorama Village
3828 Bayridge Ave	Sun 2-4	$2,699,000	Bayridge
880 Younette Dr	Sun 2-4	$2,795,000	Sentinel Hill
3080 Spencer Pl	Sat 12-2	$2,849,000	Altamont
5420 Marine Dr	Sun 2-4	$2,850,000	Caulfeild
2208 Chairlift Rd	Sat/Sun 2-4	$2,950,000	Panorama Village
Penthouse 1 508 Water’s Edge Cr	Sun 2-4	$3,099,000	Park Royal
1412 30th St	Sun 2-4	$3,198,000	Altamont
2531 Chairlift Rd	Sat/Sun 2-4	$3,250,000	Panorama Village
792 Southborough Dr	Sun 2-4	$3,499,000	British Properties
3529 Mathers Ave	Sun 2-4	$3,695,000	Westmount/West Bay
3191 Mathers Ave	Sun 2-4	$3,795,000	Altamont
3630 Mathers Ave	Sun 2-4	$3,898,000	Westmount/West Bay
2357 Constantine Pl	Sun 2-4	$4,180,000	Panorama Village
2668 Finch Hill	Sun 2-4	$4,688,000	British Properties
6810 Hycroft Rd	Sat 2-4	$9,980,005	Whytecliff/Horseshoe Bay

West Vancouver Market Update July 2008

Here you will find the answers to your West Vancouver real estate questions.

Questions:

1. Is the sky falling?
2. Are prices softening?
3. Are good deals right around the corner?
4. Are Realtors reducing the price of their listings?

Answers:

1. No
2. Yes
3. Maybe
4. Somewhat

Gleaning information from a number of sources here are a few facts to consider. (Please consult your Realtor for specific information.)

As of July 16, 2008
Active detached listings in West Van as of July 16, 2008 – 539
Number that have had a price reduction – 188 (35%)
Average Days on Market – 79.5 days
Median Days on market – 64 days (half have been listed for longer and half shorter)
Average price reduction – $ 193,000 (13%)
Median price reduction – $ 117,500

Compared to January 31, 2008
Active detached listings in West Van as of July 16, 2008 – 262 (539 in July)
Number that have had a price reduction – 52 (20%) (35% in July)
Average Days on Market – 81 days (79.5 days in July)
Median Days on market – 67 days (61 days in July)
Average price reduction – $ 169,000 (12%)
Median price reduction – not available

Current Market Conditions – January versus July 2008

The biggest problem seems to be the glut of homes listed in the $ 1 – 2 million range. There have been 200 homes sold in this price range since January 1, 2008; 101 homes old in this price range since April 1, 2008 (3.5 months) and only 25 since June 1, 2008. There are 292 listed today. I would estimate that there is an 8 month supply of homes in this price range.

	Jan-08	Jan-08	Jul-08	Jul-08
Price Range	# of Homes For Sale	Avg Days on Market	# of Homes For Sale	Avg Days on Market
< $1 million	11	75	30	64
$1.0 – $ 1.25 million	21	75	63	78
$1.25 – $ 1.5 million	42	50	111	70
$1.5 – $ 2.0 million	57	64	118	79
$2.0 – $ 2.5 million	30	82	61	79
$2.5 – $ 3.0 million	21	53	37	73
$3.0 – $ 5.0 million	51	107	79	87
> $5 million	28	136	36	121

261

81

535

79.5

4 Housing Upgrades That Don’t Pay

Before you dive into a major renovation project to give a house your special signature, consider how long you’re likely to stay.

“Where a lot of people get into trouble is that they go into a home that they’re only going to be in for a relatively short period of time, and they start doing renovations and additions that are sort of on their fantasy list, but that they’re not going to be there long enough to really enjoy,” says Jeff Beneke, author of more than a dozen home improvement books, including his most recent title, “The Fence Bible.” “And when they turn around to sell, they’re just not going to get their money back.”

Here are four reasons to proceed with caution, particularly if you want to maximize your chances of a profitable resale later on.

1. High maintenance
If your upgrade requires too much upkeep, buyers may view it as more of a nuisance than an asset.

A prime example is an in-ground swimming pool, which can cost a small fortune to install, secure, heat and clean especially in a location where the season for outdoor swimming is much shorter, a pool can be a risky investment.

Tim Carter, the syndicated columnist from askthebuilder.com, says homeowners often assume that a swimming pool adds value to a home. “But if you talk to real estate brokers, some people may not look at a home that has a swimming pool because they think it’s a liability,” he says.

2. Overdressed
Don’t make your house look like the guest who wore a ball gown to a picnic. Luxurious amenities can be a good selling point, but only if they blend in with rather than outshine what the neighbors have.

“Buyers are becoming more and more savvy, and they understand that having the nicest home in the neighborhood can be a bad thing when it’s time to sell,” says Columbia, S.C., Realtor Brandon Hoffman.

“A lot of times, if an owner over-improves for the value of the neighborhood, they won’t get their money back. It can also make the home more difficult to sell at fair market value.”

“One of the biggest-ticket items anybody does in remodeling is the kitchen,” Beneke says. “From a resale standpoint, I think it’s crazy to start drawing your kitchen remodeling ideas from high-end home magazines.” Instead, Beneke suggests getting a peek at some of your neighbors’ kitchens.

“If the kitchen remodels in your neighborhood include moderately priced cabinets and something other than expensive granite countertops, then you’re taking a chance if you go the more expensive route,” he says.

3. Too personal
You remake a cookie-cutter house in the image of your own exquisite taste. Nothing wrong with that. Just don’t be surprised if your masterpiece is under-appreciated at resale.

A vacation in Tuscany inspired a $160,000 makeover of the interior of one Las Vegas home with travertine floors, exposed weathered beams, stone walls and murals painted by a local artist.

When the seller got divorced 18 months later and put the home on the market, Realtors told him some house hunters turned to leave as soon as they stepped inside the front door. One even called directly to offer $100,000 less than the asking price as compensation for having to tear out all the changes if he bought the place.

They did sell the house after repainting the walls a neutral color — including painting over the more personal of the two murals — and making some other adjustments. The seller has no regrets about the renovation, though he admits it was “way overdone.”

“And any time you deviate, no matter what the improvement is, from what is a fairly traditional, single-family house, you run the risk of improving in a fashion that will not lend itself to additional dollars.”

4. Unpopular
If no one else on the block has a room like the one you’re adding, or all the other houses boast the very feature you’re getting rid of, watch out.

For example, although converting your garage into an office, bedroom or playroom can be a less expensive way to add square footage and create more living space, it can have drawbacks. Potential homebuyers might miss the sheltered parking more than they welcome the additional room, especially if other homes in the neighborhood have garages.

Finally, Beneke offers a useful tip for whatever type of home renovation you may be contemplating.

“I always suggest that before you do anything in a house, you live in it for a while,” Beneke says. “I’ve gone through this myself. I write about home improvement, but I also fix up old houses. Typically, when I move into a place, I prioritize what needs to be done, and I’m always amazed a year later when I go back and look at that list, how much it’s changed.

“Having lived in the house, you start discovering that you might have problems that you didn’t realize were problems before … but often things that you thought were problems have faded in importance. Just living in a place can help you get a much better priority list in order.”

Number of Homes for Sale in West Vancouver – July 2008

If a picture is worth a thousand words then click on the picture below to see that there are 713 detached and attached homes for sale in West Vancouver. The last time there were that many homes for sale in West Vancouver was in 1998. (Although it is down from 720 two weeks ago)

West Vancouver Open Houses – July 5 – 6, 2008

Following are the open houses in West Vancouver as advertised in the North Shore News. The open houses have been sort by Listed Price to make it easier to find the home in the price range you are looking for. Please consult your Realtor to check open house times and prices.

There are only 95 open houses in West Vancouver this weekend compared to over 130 last weekend.

For open houses in North Vancouver click here.

Address	Open Time	Price	Area
#401-1785 Esquimalt	Sat/Sun 2-4	$349,900	Ambleside
#205-1845 Bellevue Ave	Sun 2-4	$398,800	Ambleside
#104-1745 Esquimalt Ave	Sun 1-2:30	$418,000	Ambleside
#101-1341 Clyde Ave	Sat/Sun 11:30-1:30	$439,900	Ambleside
#802-235 Keith Rd	Sat/Sun 2-4	$558,000	Cedardale
#112-2290 Marine Dr	Sat 2-4	$619,000	Dundarave
#701-2150 Bellevue	Sun 2-4	$619,000	Dundarave
#902-1341 Clyde Ave	Sun 12:15-4:30	$679,900	Ambleside
#103-2274 Folkestone Way	Sun 2-4	$709,000	Panorama Village
#405-1480 Duchess	Sun 2-4:30	$729,000	Ambleside
#402-2187 Bellevue Ave	Sat/Sun 2-4	$729,900	Dundarave
#502-2203 Bellevue	Sat 2:30-4:30	$739,900	Dundarave
350 Taylor Way	Sun 2-4	$789,000	Park Royal
#302-540 Water’s Edge	Sun 2-4	$898,000	Park Royal
6348 Douglas	Sat 2-4	$898,800	Whytecliff/Horseshoe Bay
#204-2433 Bellevue Pl	Sun 2-4	$929,000	Dundarave
505 Upper Bayview Rd	Sun 1-4	$998,000	Lions Bay/Bowen Island
5340 Kensington Cr	Sat/Sun 2-4	$1,025,000	Caulfeild
#504-1485 Duchess	Sun 2-4	$1,050,000	Ambleside
1463 Inglewood Ave	Sun 3-5	$1,075,000	Ambleside
567 Ballantree Rd	Sun 2-4	$1,149,000	Glenmore
5480 Green Leaf Rd	Sun 2-4	$1,179,000	Eagle Harbour
3870 Bayridge	Sun 2-4	$1,179,000	Bayridge
645 Ballantree	Sat 2-4	$1,198,000	Glenmore
#628-11th St	Sun 2-4	$1,198,800	Ambleside
2434 Mathers	Sat 2-4	$1,249,000	Dundarave
2491 Haywood	Sun 2-4	$1,249,000	Dundarave
1140 Palmerston	Sun 2-4	$1,249,000	Ambleside
30 Kelvin Grove	Sun 1-4	$1,250,000	Lions Bay/Bowen Island
139 Furry Creek	Sun 2-4	$1,250,000	Lions Bay/Bowen Island
6940 Copper Cove	Sat 2-4	$1,275,000	Gleneagles
199 Furry Creek	Sun 2-4	$1,280,000	Lions Bay/Bowen Island
2454 Shadbolt Lane	Sat/Sun 2-4	$1,289,000	Panorama Village
4750 Headland Ct	Sun 2-4	$1,298,000	Upper Caulfeild
#701-1427 Duchess Ave	Sun 2-4	$1,298,000	Ambleside
2325 Bellevue Ave	Sun 2-4	$1,298,500	Dundarave
650 Andover Cr	Sun 3:30-5	$1,298,800	British Properties
2442 Mathers	Sun 3-5	$1,299,000	Dundarave
8437 Citrus Wynd	Sun 2-4	$1,349,000	Lions Bay/Bowen Island
441 Newlands Place	Sun 2-4	$1,380,000	Cedardale
2453 Mathers	Sun 3-5	$1,385,000	Dundarave
1086 Mathers	Sun 2-4	$1,395,000	Ambleside
2330 Folkestone Way	Sun 2-4	$1,398,000	Panorama Village
2572 Marine Dr	Sat 2-4	$1,398,000	Dundarave
992 16th	Sun 1-5	$1,399,000	Ambleside
200 Furry Creek	Sun 2-4	$1,438,000	Lions Bay/Bowen Island
5327 Monte Bre	Sun 2-4	$1,448,000	Upper Caulfeild
997 Cross Creek Rd	Sat 2-4	$1,490,000	British Properties
270 Kelvin Grove	Sun 2-4	$1,495,000	Lions Bay/Bowen Island
1116 Millstream Rd	Sun 2-4	$1,518,000	British Properties
2390 Nelson	Sun 2-4	$1,590,000	Dundarave
6060 Eagleridge Dr	Sun 12-2	$1,595,000	Gleneagles
5765 Westport	Sun 2-4	$1,595,000	Eagle Harbour
4773 Westwood Dr	Sun 2-4	$1,595,000	Cypress Park Estates
4644 Woodgrove Place	Sun 2-4	$1,599,000	Cypress Park Estates
4652 N. Piccadilly St	Sun 2-4	$1,695,000	Caulfeild
4055 Bayridge	Sun 2-4	$1,695,000	Bayridge
2228 Mathers Ave	Sun 2-4	$1,695,000	Dundarave
1580 Taylor Way	Sun 2-4	$1,699,000	British Properties
5410 Keith Rd	Sun 2-4	$1,765,000	Caulfeild
2170 Shafton Pl	Sat 2-4	$1,788,000	Dundarave
4664 Clovelly Walk	Sat/Sun 2-4	$1,795,000	Caulfeild
2522 Palmerston Ave	Sat 2-4	$1,798,000	Dundarave
3642 Mathers	Sat/Sun 2-4	$1,799,000	Westmount/West Bay
2175 Kings Ave	Sun 2-4	$1,799,000	Dundarave
1181 Esplanade Ave	Sun 2-4	$1,850,000	Ambleside
4735 Headland	Sun 2-4	$1,879,000	Upper Caulfeild
3785 Southridge	Sun 2-4	$1,898,000	Bayridge
3640 Mathers Ave	Sun 2:30-4:30	$1,899,000	Westmount/West Bay
3640 Mathers Ave	Sun 2:30-4:30	$1,899,000	Altamont
2293 Fulton	Sat 2-4	$1,899,000	Dundarave
1576 Tyrol Pl	Sun 2-4	$1,980,000	British Properties
1287 Sinclair Ct	Sun 2-4	$1,995,000	Ambleside
1345 Fulton Ave	Sun 3-4:30	$1,995,000	Ambleside
2322 Jefferson	Sun 2-4	$1,998,000	Dundarave
1016 Eyremount Dr	Sun 2-4	$1,998,000	British Properties
386 Hidhurst place	Sat/Sun 2-4	$1,998,000	British Properties
5895 Falcon Rd	Sun 2-4	$1,999,000	Gleneagles
1335 Fulton Ave	Sun 3-4:30	$1,999,000	Ambleside
2150 Gisby Ave	Sun 2-4	$2,000,000	Altamont
1558 Inglewood Ave	Sun 2-4	$2,199,000	Ambleside
1141 Lawson	Sun 2-4	$2,450,000	Ambleside
2109 Kings	Sun 2-4	$2,495,000	Dundarave
1421 Camridge	Sun 2-4	$2,495,000	British Properties
5420 Marine Dr	Sun 2-4	$2,850,000	Caulfeild
PH1-508 Water’s Edge Cr	Sat 2-4	$3,099,000	Park Royal
PH 1 – 508 Water’s Edge	Sat 2-4	$3,099,000	Park Royal
2295 Westhill Drive	Sun 2-5	$3,388,000	Panorama Village
2218 Boulder Ct	Sun 2-4	$3,495,000	Panorama Village
3191 Mathers	Sun 2-4	$3,795,000	Altamont
3160 Benbow	Sun 2-4	$3,895,000	Westmount/West Bay
2452 Chippendale	Sun 2-4	$3,990,000	Panorama Village
1120 Millstream	Sun 2-4	$3,990,000	British Properties

North Shore Summer Concert Series

Thought you would like to know:

10th Annual Evenings in Edgemont
Fridays, July 4th – August 22nd 7-9 pm
Edgemont Village, North Vancouver
www.northvanrec.com www.hellobc.com

Lonsdale Quay Summer Concert Series
Sundays, June 29 – August 31 1-3 pm
South Plaza – Lonsdale Quay, North Vancouver
www.lonsdalequay.com

16h Annual Concerts in the Cove
Fridays, July 11 – August 15 7-9 pm
Panorama Park, Deep Cove, North Vancouver
www.northvanrec.com www.hellobc.com

Cates Park Concert Series
Mondays, July 7 – August 18 4-7 pm
Cates Park, North Vancouver
www.musart. ca www.hellobc. com

Sager Anderson Sunset Concert Series
Friday August 1 tol Sunday August 10 7:30 pm
John Lawson Park, West Vancouver
www.harmonyarts.ca

Daytime Fountain Concerts
Saturday August 2nd – Sunday Aug 10 1-5 pm
Park Royal Fountain Stage, Ambleside Landing, West Vancouver www.harmonyarts.ca

Concerts by the Sea
Sundays, July 6 – August 31 7-9 pm
Ambleside Landing, West Vancouver
www.westvancouver.net

It’s Official – It’s a Buyer’s Market!

The Real Estate Board of Greater Vancouver (REBGV) reports that residential property sales in Greater Vancouver declined 42.9 per cent in June 2008 to 2,425 from the 4,244 sales recorded in June 2007.

New listings for detached, attached and apartment properties increased 18.3 per cent to 6,546 in June 2008 compared to June 2007, when 5,533 new units were listed.

“Although housing prices, on a year-over-year comparison, continue to show single-digit percentage increases, we are beginning to see more price reductions in properties listed on the market today,” said REBGV president, Dave Watt. “Homes priced at a competitive level continue to sell quickly, but it is important for people to accurately identify their home’s value when putting it on the market.”

DETACHED HOMES
Sales of detached properties in June 2008 declined 43.4 per cent to 918 from the 1,623 units sold during the same period in 2007. The benchmark price, as calculated by the MLSLink Housing Price Index®, for detached properties rose 7 per cent from June 2007 to $765,654.

APARTMENTS
Sales of apartment properties declined 42.7 per cent last month to 1,057, compared to 1,846 sales in June 2007. The benchmark price of an apartment property increased 7.8 per cent from June 2007 to $388,722.

ATTACHED HOMES
Attached property sales in June 2008 decreased 41.9 per cent to 450, compared with the 775 sales in June 2007. The benchmark price of an attached unit increased 7.6 per cent between June 2007 and 2008 to $476,585.

The one bright spot in Greater Vancouver in June 2008 compared to June 2007 are apartments in New Westminster up 46.2 per cent (19 units sold from 13).

The only advice I can give you is to price your home at what the market will be in two weeks from now instead of 6 months ago.