553 Alberta Ave - $224,900 - Pick your Carpeting!
MLS # 60-326
$224,900
This two storey, three bedroom, 2 bathroom home is on a quiet family oriented street in a desirable location, close to schools, shopping, dining, and quick access to highways 401/403. This is an excellent family home, finished with shaker style maple cabinetry in the extra large kitchen, fresh, neutral paints, ceramic tiles, and beautiful hardwood flooring. The large master boasts upgraded pot lights and an absolutely massive walk-in closet. The other two bedrooms are very generous in size, and the second floor laundry eliminates carrying heavy laundry baskets up two flights of stairs! PLEASE NOTE - This house is not completely finished. The Seller will install carpeting on the second floor, and will complete final grading and sodding work on the exterior. The seller will also install under-valance lighting, and valance covers in the kitchen. Alternatively, you can take the house "as is" and finish it yourself! This home is clean and easy to show - don't miss out!
Labels: Ben Sage, Real Estate, Real Estate Advice, Real Estate Market, Residential Sales, Woodstock, Woodstock ON Real Estate, Woodstock Ontario, Woodstock Ontario Real Estate
Beautiful Historic Victorian Queen Anne in Highly Sought after Neighbourhood
MLS # 60-324 - $385,000
DESCRIPTION
This absolutely gorgeous Victorian Queen Anne home has been lovingly maintained and meticulously updated. This circa 1885 executive home is located on the square overlooking Victoria Park in the extremely desirable, prestigious Old North area of Woodstock. You will be just minutes from many amenities, such as highways 401 & 403, Woodstock Collegiate Institute (public high school), Central Public School (kindergarten – grade 8), downtown shopping, Woodstock Art Gallery, Woodstock Museum square, restaurants, Lions Pool, Vansittart Park, the hospital and other emergency services.
HISTORIC SIGNIFICANCE
Originally built in 1885 by Helen and William VanIngen, the ownership lineage of 399 Drew street boasts an impressive collection of professional figures, including William Knowles, longstanding bank manager of CIBC, and E.P Hodgins, principal of Woodstock Collegiate Institute and is currently home to the former proprietors of Currah’s Farm Store, and Woodstock Home Hardware, and of Currah and Company Interior Design and Home Staging.
ARCHITECTURAL DISTINCTIONS
Described as the most elaborate and eccentric Victorian house styles, the Victorian Queen Anne utilizes technologies made less-expensive by the Industrial Revolution. Cut field stone foundation
Full 2-storey L shape, white brick with red brick accents above windows, horizontal parallel lines, dog tooth brick work under windows and along strung course. Gable roof with projecting eaves, decorative wooden vergeboard with center pendant post in gable end over 2 storey bay window, small floor under gable, Flat 1/1 flat double hung windows, A-symmetrical veranda, Original Stained glass window
THE CHARM OF YESTERDAY, WITH THE FUNCTIONALITY OF TODAY
You will be awestruck viewing the fourteen exceptionally large rooms, completed with pristine original trim work, unique ornate corner blocks, 10 foot ceilings, and flawless hardwood throughout. The original plaster walls have been restored and repainted in pleasant neutral tones. The building also boasts such modern amenities as copper wiring with 200 amp service, completed in 1996. Every bedroom, the kitchen, family room, and upstairs office has been wired with Telephone and Cable service. The supply plumbing has been updated with ¾" copper to most of the house. The structure is heated with a High Efficiency forced air gas furnace, and cooled with Central Air conditioning. The triple-brick design and original sash & pulley windows provide excellent insulation. You can live comfortably knowing that the entire roof, including the flat portion, was replaced in 2003. At that time, the chimney was rebuilt as well.
Forget lugging a vacuum cleaner upstairs, this house has a central vacuum system, equipped with two sets of attachments – one for each floor.
Step inside this wonderful home and be amazed!
For more information, to book a private tour, or to design a marketing plan for your own home, please contact:
Ben Sage, Sales Representative
Sutton Group – Right Way Real Estate (2007) Inc., Brokerage
Independently Owned and Operated
Brokerage: 519.539.6194
Agent Cell: 519.532.1295
Labels: Ben Sage, Listings, Moving, Ontario, Real Estate, Real Estate Advice, Residential Sales, Victorian, Woodstock, Woodstock Art, Woodstock ON Real Estate, Woodstock Ontario, Woodstock Ontario Real Estate
507 Rideau Rd, Woodstock, ON, MLS # 59-989 $195,000
Serenity in the city! If you are looking for the ultimate location, look no further. This brick and siding ranch is situated on a quiet dead end street, backing on to undeveloped green space, minutes from the 401/403, close to all levels of school, bus routes nearby, and is a short walk to shopping and restaurants. Fresh, neutral paints virtually everywhere and recently updated flooring on main floor, including living room/dining room laminate, and newer carpeting in the bedrooms. Downstairs you will find a massive rec room with fresh paint and a wood-burning stove. Also note a roughed-in bathroom, huge laundry room, tons of room to finish, and a basement walk-out. This carefully maintained family home is an excellent property in an unspoiled corner of our beautiful city. Don’t pass this one up!
Check the Virtual Tour at http://www.virtualproperties.ca/r8546/
MLS Link: http://www.mls.ca/PropertyDetails.aspx?PropertyID=7343262
Ben Sage, Salesperson. Sutton Group - Right Way Real Estate (2007) Inc., Brokerage
Agent cell: 519-532-1295
Brokerage: 519-539-6194
Labels: Ben Sage, Quiet Crescent, Real Estate Advice, Real Estate Market, Residential Sales, Woodstock, Woodstock ON Real Estate, Woodstock Ontario, Woodstock Ontario Real Estate
Housewarming Gift Collaboration with Quiet Crescent Art
Shelley is a local Woodstock artist who has been retailing her work since 2005. She creates, frames and sells watercolour paintings from her home studio on Windermere Crescent. Her paintings first caught my attention at Craigowan Golf and Country Club where she has several on display. Shelley’s work can also be seen in Woodstock at SixThirtyNine Restaurant, the showroom at Lloyd’s Electric, and RBC Dominion Securities. In London, Shelley has representation at Artistix Gallery.
Shelley’s paintings can be seen on her website at www.quietcrescentart.com
Also, videos of Shelley’s work can be viewed http://www.youtube.com/watch?v=aP5IrSRVhds&feature=user
http://ca.youtube.com/watch?v=3-cK7UQ2zxg
Labels: Quiet Crescent, Real Estate Advice, Residential Sales, Shelley Malcolm, Woodstock, Woodstock Art, Woodstock ON Real Estate, Woodstock Ontario, Woodstock Ontario Real Estate
Residential Sales info
MLS® resale housing activity in the area served by the Woodstock-Ingersoll & District Real Estate Board reached its third highest annual level ever in 2007.
Activity posted strong year-over-year gains in every quarter of the year. As a result, a nnual sales activity reached 1,287 units in 2007, up 9.3 per cent from 2006 levels. This is just 6.3 per cent below the peak reached in 2005, and one sale short of the second highest level, in 2004.
In the fourth quarter of 2007, seasonally adjusted MLS® sales activity edged lower by six tenths of one per cent compared to the previous quarter, reaching 324 units (seasonal adjustment removes normal seasonal fluctuations).
The market continues to trend toward becoming more balanced. MLS® single detached home sales increased slightly in the fourth quarter of 2007, while active listings declined compared to the same quarter a year earlier. This caused the market to tighten, but the market was more balanced in the fourth quarter of 2007 than during almost any other quarter in the past seven years. MLS® single detached listings spent more time on market before being sold as a result.
The median sale price for MLS® single detached homes rose 7.2 per cent year-over-year to $208,950 in the fourth quarter of 2007.
Single Detached |
Category | Q4 2007 | Q4 2006 | Year-over-year percentage change |
Unit sales | 184 | 183 | 0.5 |
Median sale price ($) | 208,950 | 195,000 | 7.2 |
Information courtesy of the Canadian Real Estate Association.
Labels: Real Estate, Real Estate Advice, Real Estate Market, Residential Sales, Woodstock, Woodstock ON Real Estate, Woodstock Ontario Real Estate
Spring Maintenance for your Home!
After the long winter, spring is finally here and this is a great opportunity to take a close look at your home, and what damage might have been sustained. These are some areas of interest you may want to look at for your home:
Roof – Any shingles that are damaged, missing, or loose will need some repair.
Gutters – We have had a tough winter for gutters, with lots of ice damming problems, so make sure that they are secured tightly to the home and that any rust found is either minimized or removed. Also check for holes or leaks that may cause damage now or in the future.
Siding – Any siding that is cracked, warped, split or eroded should be replaced or repaired depending on the extent of the damage.
Mildew and moulds – Mildew and moulds should be cleaned with abrasive cleaners (e.g. bleach-type products) and removed.
Paint – Chipped paint will need to be removed and re-applied with a primer and a coat. Take note of when you paint a certain area of the house because if it is frequent, it may be an indication of bigger problems, and further measures may need to be taken.
Bricks and mortar – Inspection and repair of the mortar and maintenance of the brick walls is vital to ensure that water does not seep into the walls inside the home and cause damage.
Like a car, regular maintenance is very important for the life of your home. Delaying inspections and repairs for minor damages may cause major problems down the road. Keeping your investment well maintained will ensure happy returns.
Not a “do it yourself-er?” Have a problem that you can’t fix on your own?
As a long time resident of Woodstock, and an enthusiastic homeowner, I have met many people involved in the home repair / renovation industry. For recommendations on contractors, landscapers, roofers, painters, and virtually any tradespeople, give me a call at 519-532-1295.
Labels: Home Improvements, Homeowner, Housing, Listings, Real Estate, Real Estate Advice, Real Estate Market, Woodstock, Woodstock ON Real Estate, Woodstock Ontario, Woodstock Ontario Real Estate
The Market Value Inflation formula
Can We Give You Some Advice for Pricing Your Home?
When pricing a house, our Real Estate Team definitely does not simply plug numbers in a calculator and spit out a price. There are a few methods that we generally use to determine a fair asking price for your property.
1. Market comparables are used; recently sold houses, expired listings and current market competition.
2. We then weigh the overall quality of the home, the demographic currently buying and their unique needs, and overall market volume in order to assess value.
3. The third method that we use is a Market Value Inflation formula to statistically determine a proper value of your home. This particular formula is fairly specific to our local market within Oxford County and does take the
Toyota impact into consideration.
The Market Value Inflation formula:
Normal market conditions dictate a 2-3% increase in value per year assuming proper renewal has been performed (such as furnace and roof replacement) and good general maintenance. It does not consider major upgrades or renovations. Additionally, we can statistically prove that the announcement of the Toyota plant construction in Woodstock did trigger a 23% increase in property values locally through 2005 and 2006.
For example A house purchased in Woodstock in 2004 for $150,000 could presently be worth $196,000 (as of Feb, 2008) according to the Market Value Inflation formula.
The value of the house increased 30-32%, that is:
23% (the Toyota factor) + 2.5% for the remaining 3 years (Inflationary pressure)
Therefore, $150,000 + $46,500 = $196,000, or, a very good investment!
It is important to note that this formula is not a hard-and-fast RULE for value assessment of property however, it can help you test your own reality and ensure you are prepared for the potential value of your home. It is also a key part of our three step process for market value assessment.
A word about Renovations and “Flipping houses”
A Seller who needs or wishes to sell within 1-2 years of buying will be challenged to recover the costs associated with buying and selling houses (such sales commission, legal fees, moving expenses, etc).
Also, in terms of renovations, you cannot expect to receive dollar for dollar what you have put in to the house. Some improvements are simply considered good maintenance: Ensuring the home is in as good of shape as it was when you bought it, and generally keeping up to date with popular likes and dislikes. Major improvements will of course be considered separately by your Realtor. For example, a seller who has recently invested $10,000 in windows cannot necessarily expect to add $10,000 to the value of their property however, some minor aesthetic repairs and a fresh coat of paint may help the property sell faster, and ideally closer to asking price.
‘Flipping’ a house as a business includes different variables. Normally this is only possible if the house can be obtained though an opportunity to purchase below market value. A flipper must have access to inexpensive products and labour for renovations. Profit is also realized through tax benefits to being in the business of flipping.
This article reprinted courtesy of my team member and close ally, Drew Symons
Labels: Drew Symons, Listings, Market, Ontario, Real Estate, Real Estate Advice, Woodstock, Woodstock ON Real Estate, Woodstock Ontario, Woodstock Ontario Real Estate
Breaking it Down 02 - How to buy a Bigscreen!
As Promised, here is my
Breakdown regarding Bigscreen TV's.
As a seasoned "nerd" I get a lot of questions about technology. Lately they seem to be focused around bigscreen TV's. There is some confusion about how to properly buy a bigscreen, so I'm going to try to demistify the process for you!
Big Screens, Big Questions!- Why do I want HDTV anyway? What IS HDTV?
- How Big should I buy?
- LCD vs. Plasma: Which is right for me?
Why do I want HDTV anyway?
I'm sure you've all heard of HDTV by now. The acronym stands for High Definition Television, and it is exactly that. Televisions have historically had very little innovation since the invention of colour tubes in 1940. Since then, the real advances in television have been on the supply side - Shifting from Antenna broadcasts, to Satellite, then to traditional cable systems, and new mini-dish satellites, and finally using the internet to distribute television programs.
Sure, companies such as Panasonic and Sony pushed small advances in their Picture Tube televisions (better filters for more colour display, and to cut down on "noise" generated in the transmission stage), but nothing MAJOR has changed in almost 70 years.
Televisions display information at a certain "resolution," much like a digital camera. The more "megapixels" your camera can capture, the higher the detail in the final product. The same is also true of Televisions. They display a certain number of "lines" of resolution. Traditional, old fashioned colour TV broadcasts (on antenna, satellite, or cable systems) consist of a display of 525 horizontal lines, therefore every second, your television draws 525 lines horizontally 30 times, to make up a moving picture. In the 50's, this sounded and looked EXTREMELY impressive. It was so advanced, in fact, that it lasted about 50 years, until the technology to make bigger screens exposed how poor the quality actually is at 525 lines. This is partially why all those "old" projection bigscreen TV's look fairly poor.
Then came High Definition TV. Pushed by the desire for a bigger screen, a format was invented that carries 1080 lines of resolution to your television. The HDTV format also introduces the ability to broadcast SOUND in the Dolby Digital 5.1 format (I will talk about sound in another blog entry!). This format (in its highest form - 1080p) also doubles the "frame rate" of your picture - instead of 30 images per second, it is up to 60 on HDTV - allowing for better display of sports and action packed materials, and equally important, less fatigue on the eyes. The result is a viewing experience that will literally blow you away, like the first time you heard Money for Nothin' on a compact disc, or the first time you talked on the phone in a shopping mall, or in your car. Amazing!
How Big should I buy?This is the second most popular question people ask. Most of my male friends want to get the BIGGEST set they can possibly afford. While I can identify with that position, size should be determined by the room the television will be placed in.
The general rule of thumb is as follows:
Your sitting position should be 2 - 3 times the size of your screen for maximum enjoyment.
Therefore, if your couch / chair is 10 feet from where your television will sit, you would be looking for a television of approximately 54"
8 ft. = approx 38 - 40"
12 ft. = approx 58"
15 ft. = 72"
You can sit closer (say 2x screen size) to your set if you will be watching mostly high definition content (as you will not notice the imperfections in the picture), but if you are going to be watching a lot of standard definition (many channels and programs are still only available in old-fashioned broadcast formats), you will want to sit a bit further back (3 times screen size). I've used a compromise to factor the optimum viewing distances above.
LCD vs. Plasma: Which is right for me?
This is easily the most popular question asked of me. On the surface, these two display types seem to look nearly identical - but there are several key differences that will influence your purchase.
Whats the difference?
Plasma screens use a layer of tiny gas plasma cells charged by electricity to create a picture. LCD (liquid crystal display) screens are liquid crystal sandwhiched between glass plates. The picture is created by varying electrical charges on the liquid, combined with a backlight for illumination. None of this really matters though, what matters is HOW IT LOOKS!!!
For general home theatre uses, Plasma has a distinct edge. Because LCD pictures are created partially by a BACKLIGHT (a light source shining through the sandwiched liquid crystal plates), there is always some light seepage around each pixel (individual element of colour - millions of these make up a single picture). Because of this, blacks and dark colours do not appear as dark as they could. This affects dark scenes in television shows and movies, as well as the shading of all colours on your screen, no matter what the content.
Plasma also tends to have a better wide viewing angle than its LCD counterpart. Because the LCD television uses layers of glass to create its image, you can experience a "parallax" effect if viewing it at wider angles.
Older LCD televisions had a problem with a blurring image during fast moving scenes, or sports broadcasts. This has been fixed up in most LCD models being sold today. A buying tip is to check the pixel response time on LCD televisions - the lower the number (measured in ms - milliseconds), the better the performance during fast scenes.
LCD screens are able to produce higher resolutions than similar sized Plasma televisions - That means that you can view a high definition broadcast on a smaller set if you buy an LCD television. LCD's also use up to 30% less power than similar sized plasma screens.
The lifespan of an LCD television MAY be longer than a plasma as well. LCD's are guaranteed to function for 60,000 hours, while some plasma displays only claim 30,000 - 50,000 hours. Still, either choice will most likely outlast the technology, as 60,000 hours would last you 20.5 years watching TV for 8 hours every single day.
ConclusionBuying a bigscreen should be a fun experience. By all means, shop around! Ask salespeople questions! You might find similar pricing from store to store, as most retailers of high end electronics don't make much margin on big-ticket items like Bigscreens and appliances. When it comes time to buy, make sure you get your products from a trusted retailer, with a good warranty or return program, in case something goes wrong, or you are not satisfied with your choice. If you're looking to buy a bigscreen in the Woodstock, Ontario area, send me an email, and I can let you know who MY favourite retailers are, and why!
Email me with any questions, comments, or feedback on this, or any other topic!
(sources, www.wikipedia.org)
Labels: Bigscreen, LCD, Moving, Ontario, Plasma, Real Estate, Theatre, Woodstock, Woodstock ON Real Estate, Woodstock Ontario, Woodstock Ontario Real Estate
"Breaking it Down" - 01 - Introduction
Hello Everyone!
I am starting a new feature on www.bensage.com in which I will review and explain different technological devices as "plainly" as I can. This feature will be known as "
Breaking it Down."
The idea for this Blog theme arose out of an experience I recently had with a client. This client had just bought a lovely older home and really wanted to invest some money into a proper home theatre system for her new place! Like many people, this client was uneducated about current technical advances in the area of flat panel televisions, and wary of retail salespeople (can't blame her for that!!). So I volunteered to help her shop around and find the right combination of picture and sound for her new home. (Stay tuned for my
Breakdown of Flat panel technology!)
As an aside, I am more than happy to research whatever needs to be explained, so if you are considering an upcoming technological purchase (digital camera, computer, media player, DVD or Blu Ray, or WHATEVER) shoot me an email and I'll gladly research it and include it in my blog!
As those who know me personally would tell you, I am somewhat of a "nerd", so I generally keep on top of technological advances, but in order to serve my client properly, I did some research at home in the week prior to our "shopping trip." After all, technology moves so fast, you HAVE to be prepared when entering a retail showroom, credit card in hand! (They can smell a sucker a mile away!).
In upcoming blog entries, I will discuss many different technology types - hopefully
breaking them down into easy-to-understand terms! As always, suggestions or comments are not only welcome, but appreciated!
B
Labels: Advice, Breakdown, Easy, Ontario, Real Estate, Simple, Technology, Woodstock
Real Estate Forms - Explained!
Here are simple, easy to understand explanations of the pre-printed OREA (Ontario Real Estate Association) Forms. Many people (agents and clients) simply do not understand what the pre-printed portions of these forms are actually saying. Courtesy of the
toronto real estate board, here are the simple explanations!
Agreement of Purchase and SaleBuyer Representation AgreementListing Agreement Authority to Offer for SaleSeller Customer Service AgreementBuyer Custoner Service Agreement
Confirmation of Co-operation and RepresentationLabels: Advice, Agreement, Explained, Explanation, Forms, Ontario, Real Estate, Woodstock, Woodstock ON Real Estate
Ontario Land Transfer Tax Rebates!
Ontario Land Transfer Tax Rebate Program - Proposed Expansion to include Resale Homes
In December 2007 the provincial government proposed to amend the Land Transfer Tax Act to include a maximum rebate of $2,000 to first-time buyers of resale homes. There are still several steps within the legislative process before this comes into effect but it will be retroactive to include agreements of purchase and sale entered into after December 13, 2007. It is recommended that anyone purchasing should review the following criteria (supplied by the provincial government web site www.rev.gov.on.ca ) and get their application at the top of the pile! E-mail me for more information about the existing Land Transfer Tax, what the amount will be on your dream home, and for more information on the proposed rebate.
Resale Homes
Until the proposed amendments become law, the following applies to first-time homebuyers of resale homes applying for a refund:
- Land transfer tax must be paid at registration
The following documentation must be submitted to the Ministry of Revenue at the address at the end of this notice:
- Refund applications on resale homes cannot currently be made electronically.
- A properly completed Ontario Land Transfer Tax Refund Affidavit for First-Time Purchasers of Eligible Homes (Resale) form
- A copy of the registered instrument on which land transfer tax was paid (in the case of electronic registration, please include a copy of the docket summary which relates to the transaction);
- A copy of the agreement of purchase and sale (only those agreements of purchase and sale entered into after December 13, 2007 may qualify) along with a copy of the statement of adjustments.
- Refund applications on resale homes cannot currently be made electronically.
- Refund to be Paid once Proposals become Law
- Although eligible first-time buyers of resale homes may apply for the refund once the transaction has closed and the tax has been paid, the ministry would retain the refund requests for processing and would issue refunds if the proposed amendments become law.
Eligibility Requirements
The following eligibility requirements are proposed to apply for resale homes, and continue to apply for newly constructed homes:
- The purchaser must be at least 18 years of age.
- Application for the refund must be made within 18 months after the date of the conveyance or disposition.
- The purchaser must occupy the home as his or her principal residence within 9 months of the date of closing.
- The purchaser cannot have owned a home or had any ownership interest in a home, anywhere in the world.
- A spouse of the purchaser cannot have owned a home or had any ownership interest in a home, anywhere in the world while he or she was the purchaser’s spouse.
What is a Resale Home?
A resale home is referred to as an eligible home in the proposed legislation. It is proposed that eligible home be defined as follows:
- a detached house
- a semi-detached house, including a dwelling house that is joined to another dwelling house at the footing or foundation by a wall above or below grade or both above and below grade;
- a townhouse;
- a share or shares of the capital stock of a co-operative corporation if the share or shares are acquired for the purpose of acquiring the right to in-habit a housing unit owned by the corporation;
- a mobile home that complies with the Canadian Standards Association Standard CAN/CSA-Z240 Mobile Homes and is suitable for year round permanent residential occupation;
- a condominium unit;
- a residential dwelling that is a duplex, triplex or fourplex;
- a partial ownership interest as a tenant in common of real property if the ownership interest was acquired for the purpose of acquiring the right to inhabit a housing unit forming part of the real property;
a manufactured home that is manufactured in whole or in part at an offsite location, that is intended for basement installation, that is suitable for year round permanent residential occupation and that complies with,
the Building Code made under the Building Code Act, 1992;
if the manufactured home is constructed in sections that are not wider than 4.3 metres, Canadian Standards Association Standard Z240.2.1 Structural Requirements for Mobile Homes and Canadian Standards Association Standard Z240.8.1 Windows for Use in Mobile Homes, or
if the manufactured home is constructed in sections that are 4.3 metres or wider, Canadian Standards Association Standard A277 Procedure for Certification of Factory Built Houses; or;
- any other residential property as may be prescribed.
Labels: Homeowner, Land Transfer Tax, Real Estate Advice, Woodstock, Woodstock ON Real Estate, Woodstock Ontario Real Estate
