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Lesley Mumford

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Recent Blog Articles

July 27, 2023
On Thursday, June 15, the Canadian Real Estate Association (CREA) released its national housing statistics for the month of May 2023. Below, CREA’s Senior Economist Shaun Cathcart provides an update on the current state of housing markets in Canada and explains what the data means for members: While most of the 2023 housing story has been playing out as expected—specifically the rebound in demand and prices—there’s one striking element that has been harder to grasp. That is the historic drop-off in monthly new listings over the last year—down 46% between February 2022 and March 2023. Sales have only just bounced back to average levels over the last two months, but because those buyers are chasing so few listings, we’re back in a seller’s market. I’ve seen a few listings near me accepting offers on a particular day, although certainly not the majority. This practice could become less frequent this summer with the Bank of Canada hiking rates again in June (and likely in July). My understanding from speaking with REALTORS® is that we’ve been on the borderline of one vs. potential multiple offers, unlike during the pandemic, where the seller was getting upwards of 10 offers. It’s possible that a decent pre-emptive offer is the bird in the hand a seller is willing to accept at this point. As of May, we’re teetering between these two options. As analysts, we use our data as a “view from orbit” to identify the “what,” but being around the kitchen table, so to speak, is often where you find the perspective to get to the “why?”. We know demand for housing in Canada is off the charts and that will not change. The big question that needs an answer to understand the resale market in 2023 is: why are there so few new listings each month? Firstly, existing owners supply (or don’t supply) the market. Nearing the end of 2022 and in early 2023 I had suggested the 2023 spring market would be a good opportunity for existing owners to move around as they did before the pandemic, exploring different options, taking their time, negotiating with sellers, home inspections, writing conditional offers, etc. While that wasn’t wrong, it also wasn’t whole story. We’re still in a “buy first” market so when sales bounced higher in April , I assumed we would see an associated bump in new supply as those buyers then put their current homes up for sale. We would then watch the market churn away through the summer and fall with more buying and selling up and down the property ladder. There was a bit of a bump in new supply in May but not nearly what would be expected if the market were churning away like it was in 2021. What gives? Well, it took longer than I would care to admit for this to click, but I think it has to do with how fast interest rates have risen. While we read every day about people whose mortgage payments have skyrocketed over the last year, there are a substantial number of existing owners out there with ultra-low fixed rates that are good until 2025 and 2026.  They are going to hold onto those rates for dear life in the hopes of riding out the worst of the current inflation crisis. Moving now would upset a sweet deal. May saw a bounce off the bottom for new supply, suggesting some of the buyers in April were sellers in May. But the bigger picture is that much of that move-up, downsize, or “moving for whatever reason” activity will likely be stretched out over the next few years because people don’t want to mess with their once-in-a-lifetime fixed mortgage rates. In some ways, the opposite of what happened during the early days of the COVID-19 pandemic. Learn more on creastats.ca . Source: By Why Have New Monthly Real Estate Listings Fallen So Much in the Last 12 Months? - CREA
July 27, 2023
Elora, Ontario, is an enchanting village coupled with small-town charm. It’s home to natural wonders, bounded by a spectacular gorge and perched along the banks of the Grand and Irvine Rivers. The village offers an array of outdoor and cultural activities, historic architecture, a bustling culinary scene, and a vibrant downtown. Ranked one of the best small towns in Canada by Travel & Leisure in 2021, Elora is the perfect destination if you’re in pursuit of adventure—or if you find pleasure in just taking it slow. A trip to Elora is the ideal escape from the big city, located just north of Guelph and a quick 115-kilometre trip from Downtown Toronto . Discover a variety of quaint and elegant places to stay —including the recently renovated Elora Mill Hotel & Spa —explore inspiring art galleries, participate in a mix of exciting festivals, like the highly anticipated Elora Festival , and browse the many shops lining Mill Street. Staying in the Greater Toronto Area before visiting Elora? Here’s everything you need to know about the GTA. In 1999, Elora was amalgamated with the Town of Fergus and the townships of Nichol , Pilkington, West Garafraxa, and a portion of Eramosa to form the Township of Centre Wellington . Fergus is the largest of them all, but Elora is arguably the most popular. The charming village is a thriving tourist destination and a pleasant place to call home. From its various attractions and Instagram-worthy hotspots, to its restaurants, boutiques, and more, Elora has plenty to offer travellers and potential home buyers. Let’s take a look at everything you need to know, including what to do, where to eat, and some important information about its housing market. What to know about Elora, Ontario It’s important to recognize the land Elora occupies was once at the heart of the Neutral Nation—made up of Iroquoian people known as the Attawandaron. Like many riverside villages in Ontario, Elora’s beginning came from its potential for mill power. Former British officer, Captain William Gilkson , saw potential in the area and purchased 14,000 acres on the east side of the Grand River in 1832. Before his passing in 1833, Gilkson established a sawmill (Elora Mill) and general store, which served as the foundation of the community. It’s said he named the settlement after his brother’s ship, with its title being inspired by the Ellora Caves in Maharashtra, India. The Elora Mill still stands today, though it has experienced a handful of changes over the years. In 1970 it became the Elora Inn, which was later closed in 2010. After sitting in disrepair for several years, the inn experienced a major transformation in 2017 and reopened as the luxurious Elora Mill Hotel & Spa in 2018. Two years later, in February 2020, it was awarded the Heritage Recognition Award and has become the village’s most notable attraction. Another illustrious attraction is the Gorge Cinema , Canada’s oldest continuously running repository theatre. Launched in 1974, the cinema resides within the historic Commercial Hotel on Mill Street, a building immortalised by Group of 7 artist, A.J. Casson . Here are a few other interesting facts about Elora: You may recognize Elora from the big screen . Parts of the Grand River were captured in the comedy Trapped in Paradise (1994), while the Elora Gorge and the nearby West Montrose Covered Bridge (pictured above) made an appearance in the remake of Stephen King’s IT (2018)—but don’t worry, Pennywise won’t haunt you during your visit! Elora was home to John Connon (1862–1931), the photographer and inventor credited as one of the earliest developers of the panoramic camera. His early work with flexible roll film has been said to inspire a succession of 360-degree cameras, including the Kodak Cirkut cameras. The Wellington County Museum & Archives operates out of a historic Italianate-style stone building in Aboyne, located between Elora and Fergus. The museum opened in 1975, while the building itself was once home to the House of Industry and Refuge (circa 1877) and is considered the oldest known state-operated poorhouse in Canada. It was recognised as a National Historic Site of Canada in 1995. As part of Centre Wellington, Elora is no longer profiled by Statistics Canada as an independent village. Its population is now calculated with the Town of Fergus. As of 2016, Centre Wellington had a population of 28,191, while 20,767 of those residents live in Fergus . Elora’s last profile was taken in 2001 and reported a population of 3,796. In 2011, Smart Growth Elora and Fergus used available population information from the surrounding area to estimate Elora’s population at approximately 7,756 people. What to do in Elora Let’s get trekkin’! Hiking and exploring the outdoors are popular activities in Elora. Be sure to check out: Elora Gorge —from cycling and walking the paths to fishing, paddling , and tubing down the Grand River, the gorge is Elora’s top attraction for outdoor enthusiasts (the lookout at Victoria Park offers an impressive view of the wilderness and rugged cliffs surrounding the gorge); Elora Quarry Conservation Area —the most sought after swimming hole and sunbathing spot in the summer, which also includes a kilometre-long hiking trail (be warned, the quarry often becomes overcrowded during the busy summer season); Bissell Park —this isolated green space just a short distance from downtown is a great place to unwind and take a leisurely stroll along an expansive boardwalk (the park is also the site of the renowned Riverfest Elora music festival and the Elora Farmers’ Market ); Elora Green Space —this charming park located in the middle of the village is known for hosting live music and small theatrical performances (you’ll also find local sculptures dotted throughout, including the Tall Man, or “ Who’s in Charge ,” by Scott McNichol); and Elora Cataract Trail —as part of the Trans Canada Trail , this is one of the best hiking destinations in Elora (the trail was originally part of the Credit Valley Railway and stretches 47 kilometres from Elora to the Forks of the Credit Provincial Park ). For a mix of outdoor adventure and education, Elora Raft Rides delivers a European-inspired flat bottom boat experience. Enjoy a relaxing boat tour as your guide reveals the history of Elora along the way—night tours are also available. If you’re after something a little more thrilling, One Axe Pursuits offers a number of activities to choose from, including zip lining across the Grand River, rappelling, mountaineering, and ice climbing. To experience the arts and culture scene in Elora, there’s no better place to start than downtown. The Elora Centre of the Arts is a must visit, located in the former Elora Public School dating back to 1912, while the Half Moon Boutique & Tangle Art Studio provides arts and crafts goods, as well as classes and workshops. For those who are all about the spooky season, Elora loves to get ghoulish around Halloween—discover family-friendly, albeit a little scary, events in Elora and Fergus during Monster Month by Sensational Elora. If it’s shopping you’re after, Mermaid in Elora is one of the largest retail spaces in the village—housed in a historic building (circa 1869)—selling local jewellery, knick-knacks, accessories, and a variety of other gifts. LemonTree & Co Interiors provides interior design guidance, along with homemade décor and a curated line of vintage pieces, while Elora Pottery supplies you with handcrafted items and pottery classes. Finally, don’t forget to stop by Elora Mews , where you’ll find an assortment of unique shops—like the Lost & Found Café . Speaking of cafés, let’s get to the deliciousness of Elora! For a bite to eat and a pint to drink, take a seat at any one of these local favourites: The Wild Tart —a European-style patisserie, featuring a hidden garden patio and serving light fare and lovely English afternoon teas; Elora Bread Trading Co. —a small-batch artisan bakery using quality organic and locally-sourced ingredients; Elora Cellar Pub & Grill —a wine cellar inspired bistro located in the heart of downtown Elora, featuring a picturesque riverside patio and delicious casual fine dining; The Porch Light —a beacon in the community that offers live music every Sunday, cocktail kits, and charcuterie boards; Shepherd’s Pub —a feel-good pub with a patio out back, cooking up an impressive list of vegan and vegetarian options, along with tarven classics; The Friendly Society —a lively restaurant with a rustic-chic atmosphere, serving traditional and creative menu items with fresh ingredients (ask your bartender for a signature cocktail); and Elora Brewing Company —a gastropub and microbrewery pouring beer worth drinking and offering a modern take on classic comfort food. Housing market stats and where to live Due to its small size, properties within Elora are limited, but you’ll find the most up-to-date listings on REALTOR.ca . As of August 2022, this included detached houses starting at $715,000, townhomes from $649,900, and apartments beginning at $499,900. However, if you’re keen to live in the area and want to improve your selection, you may need to look at the surrounding communities outside of the village. Given Elora’s proximity to Guelph , the village’s housing market is monitored by the Guelph & District Association of REALTORS® (GDAR). According to recent reports, the region is experiencing a parallel: new residential listings reached 580 in July 2022—an 18.9% increase over July 2021—but new sales continue to decline. “Sales activity fell to its lowest July reading since 2000 as rising mortgage rates and market uncertainty continue to have an impact on buyers,” said Dustin Davis, GDAR President. Other notable stats include July’s benchmark prices, tracked by the MLS® Home Price Index, and the median prices throughout the area. Benchmark prices are $966,000 for single family homes (up 7.7% year-to-year), $711,900 for townhomes/rowhouses (up 14.2% year-to-year), and $591,800 for apartments (up 19.2% year-to-year). The median prices were: $1,099,000 for single family homes—up 20.1% year-to-year in the second quarter of 2022; $832,000 for townhomes/rowhouses—up 16.4% year-to-year in the second quarter of 2022; and $605,000 for apartments—up 19.8% year-to-year in the second quarter of 2022. Still, opportunity is on the horizon for the aspiring homeowner. Prices will soon begin to moderate, as buyers and sellers adjust to the new market environment. Plus, there’s always a REALTOR® nearby to help out along the way. So, if you’re thinking about purchasing a home in the region, maybe you’ll find yourself in Elora . To help you decide, come for a visit. Witness all its gorge-ous scenery and experience all its charm. Source: By Elora, Ontario: One Gorge-ous Village - REALTOR.ca

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Suze Orman

Financial Advisor

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Anonymous

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Anthony Trollope

English Novelist

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