Our High End Has The Best Value

by Darrin DeRoches January 30 - February 5, 2014

The luxury home market in the Hamilton – Burlington market is hitting the top of the market. A report done by Remax shows a 31 percent increase in luxury homes, which brings us into the fourth spot in Canada. Sales were up a staggering 173 percent since 2009. The Vancouver, Calgary and Toronto markets are obviously above us but it is an amazing trend to see how we are not only killing it in the real estate market overall, but now also in luxury. A property to be considered luxury it is priced over $750,000 in our market. A couple of years ago if you listed a home over $500,000 dollars it would take almost double the average time to sell than a home below that mark.     I spoke with a client this week who was concerned about selling his property around $650,000 dollars, since he felt it may take a while to sell, but the data shows high end homes are selling. There was a home in Mississauga that sold this week for six million and it was a bargain. They had an auction this week with a home listed over 11 million dollars for years with no takers. The builder had to realize he may have over developed the property for the area. Everyone has their opinion, but the market spoke and it sold for six million dollars. Some say it is a bargain while others think that they paid too much, but in the end the market dictated the price and it sold. The developer may lose a little money on the deal but the comparable properties in the area are in the six to eight million dollar value so why would you think you can get over 11 million? This is high end real estate just down the road. Build the same property in our market and six million would be insane. The same materials and on a great piece of land it would never reach the six million dollar mark let alone the 11 million.     Hamilton’s high end market is the best value in all of Canada and it will only go up. There will be money to be made in the high end of the market if you know where to buy and what the market is looking for. Is it a huge garage, acres of land, pools, high end kitchens or all the above?     The developer in Mississauga may look like he just lost five million but the reality is that he probably broke even. Take that same investment of money and develop multiple high end properties in our market and he would have made up that “lost” five million.     So when you start to think about the Hamilton real estate market, you should realize that we are number one in the country and now we are entering the high end of the market too. This, plus the future of commercial investment, will take our market to heights we could never have imagined just a few years ago. V     Darrin DeRoches is a local real estate and mortgage broker. He can be reached to answer questions, comments or stories about real estate experiences through this weekly column at sold@uniquerealty.ca.

Giddy Up

by Darrin DeRoches January 23 - 29, 2014

People always ask when are the best times to sell your home is. The answer is January and September.  But what most people don’t realize is that it takes a few weeks into the month to really hit the right time. Last week I listed a property in a small town and had three offers on it. A new client I spoke with a year ago called to list their commercial property.  Another blast from the past called and asked for help with selling their home. I received a call from an elderly client looking to buy a retirement property and wanted to move quickly. A potential commercial tenant is going over a lease to be signed this week and the government, banks and credit companies all settled an ongoing mortgage to be closed this week.  All of these deals, leases, sales and buyers all have the same thing in common – they finally got back to work!     The funny thing is that of the three offers we received this week, two of the agents are going on vacation this week. Seriously? The third week of January is always the jump off point for the New Year and money waits for no man or woman.  Most agents have been sitting at their phones just waiting for them to ring for over six weeks and now isn’t the time to take a vacation.  Sure it must be cheap flights and it is freaking cold outside but the market is starting to rock and roll and, hey, let’s take a vacation.  Anyway, not my problem. The point is that the market is starting to move and if you are considering selling or buying a property in this market get ready to move fast.  First things first – hire the right agent or, better yet, a broker.  The market is going to be moving very fast with no slowing down in sight.  A great broker will get you into potential homes before they hit the market or even sell your home before it hits the market.  People want to move fast and not have to shovel snow or have a parade of people going through their homes in this weather. If you try to do it on your own you will surely miss out on the best that the market has to offer.     So saddle up with a real estate professional and lasso the market by the horns or risk getting left in the dust.  The new year is starting out at a canter and will be in a full on gallop once it warms up a little. So get on your horse and ride into the New Year! In case you didn’t know, it is the year of the horse, hence the metaphors. Seriously though, the real estate market is going to be a wild ride this year so be prepared and you may come out with the blue ribbon – I think that means first place – maybe one too many horse references. V     Darrin DeRoches is a local real estate and mortgage broker. He can be reached to answer questions, comments or stories about real estate experiences through this weekly column at sold@uniquerealty.ca.

Heritage Vs. Progress

by Darrin DeRoches January 16 - 22, 2014

I have written about heritage properties before but it seems to be a popular subject as Hamilton’s downtown slowly gets redeveloped. You can go back to the seventies when they tore down everything and destroyed some of the best buildings Hamilton ever had. Today’s problem is the row of buildings in Gore Park that have been slapped with a heritage designation as a last minute ditch by councillor Farr. The owners of the properties – Wilson Blanchard are submitting a notice of objection to the heritage designation and trying to “push back” against the city. Everyone can have an opinion on the matter but one must really look at both sides.     First let’s take a look at the city’s side of the problem. They offered a million dollars to help with the costs of saving the façade, to be incorporated in the final design. Councillor Farr had many meetings with the owners and tried to come to a resolution but in the last moment, tabled the heritage designation and stopped all demolition of said properties. I applaud his efforts and on this alone he should be voted in for a second term. The next side of the problem is the owners of the property. They invested a ton of time and money over more than a decade to assemble the properties, maintain them and put together a plan to “revitalize” an important area in our downtown. They have done a great deal of investment in our city and almost everyone would agree they have done a great job in the past.     I personally believe as a real estate investor myself that they should be allowed to do what they want with the property. I strongly believe that all significant heritage buildings should be preserved and they should be allotted money to aid in the cost to save such important facades. Blanchard has preserved heritage buildings in the past and I would love to know the real reason in their reluctance in preserving these buildings. I understand the buildings themselves are beyond saving but the facades are worth every effort and investment to save. I do not know the reasons behind their decisions but everyone who understands a “heritage property” realizes the value of the façades and the return on investment they bring.     The city may have allowed the school board building to be demolished and they are trying to get the Baptist Church to save its façade but why can’t they find common ground with Blanchard? I hope the developers take a second look at their properties and find a resolution that serves everyone in this stalemate. The façades should be saved and they should use all the resources the city has offered and develop the properties with these in mind. They will get a better return on their investment than building another “glass block” that may have more square footage but no “soul”. Sometimes you have to be the caretaker of a property and this very property will take care of you by giving you a better return. V     Darrin DeRoches is a local real estate and mortgage broker. He can be reached to answer questions, comments or stories about real estate experiences through this weekly column at sold@uniquerealty.ca.

A Big Year Ahead

by Darrin DeRoches January 9 - 15, 2014

It’s a new year so let’s look ahead into the Hamilton real estate market.     First things first — money. The Bank of Canada overnight rates may rise this year but other outlets are saying that they will stay firm until mid–2015. Money has been cheap for some time and will stay low for this year which means that you can buy more houses since you will qualify higher. If the rate does start moving you will still have time to get into the market this year. A little bump in the rate will only make small increases in the average mortgage payment.     Condos in the city will become the most talked about real estate topic this year. There are several major projects that will start selling this year and everyone will weigh in with their opinions. The speculator can make some easy money if they buy the right project at the right time. A lot of agents will try to “push” a certain project since their company is behind it but you really have to be careful when speculating. The Connaught, the Tivoli, the Lister Block and a few others will begin selling this year but which one should you pick? An independent broker like me who has bought and sold investment properties — personally — can give you the real insight without any bias. Condos are making a splash in Hamilton this year and there is money to be made.     2014 will also bring a plan on the land around the airport and this will also change our city as we know it. There are great opportunities ahead and the savvy investor can really make money if they see the big picture. Business parks will grow fast and the airport lands will become the biggest investment we have seen in decades.     The new Go train station and stadium will also be completed this year and these projects have already created great interest in their areas but again the smart investor can find amazing opportunities if they look ahead. If you are looking at buying a rental or opening a business in these areas the right price and location can bring great returns.     All this investment in the city will bring jobs which in turn will create needs for more rentals and single family properties. If you pick the right property in the right areas whether it is downtown, by the airport or by the bay, you can win with the right real estate or win big with the perfect location. Work with the right people and you can realize big returns in real estate this year. 2013 brought a 7.5 per cent return on real estate plus the amount you paid down or better yet your tenant’s pay down will bring an even greater return.     2014 looks to be a very exciting year for real estate in our area where we will see the average sale price for a home to hit the $400,000 mark and condos, stadiums, transportation, jobs are all coming to our city. Take advantage of it and you will be enjoying your investments for years to come! V     Darrin DeRoches is a local real estate and mortgage broker. He can be reached to answer questions, comments or stories about real estate experiences through this weekly column at sold@uniquerealty.ca.

Happy New Debt Free Year!

by Darrin DeRoches January 2 - 8, 2014

The New Year is upon us and most people are carrying debt.  Debt is part of everyone’s daily life but how we choose to deal with it could make a huge difference in the coming year.  When it comes to real estate, debt can cause you to lose your house or even stop you from ever owning a home. Depending on whom you work with and how you deal with it, you can come out ahead of debt in 2014.     There is a new company that just started in our area whose main goal is to help you with your debt and real estate.  Hundreds if not thousands of people lose their homes to the bank and debtors every year because they do not know who to call or how to handle the situation.  Debtors force homeowners into foreclosure or power of sales but you can take control of the situation and actually come out ahead. Let me use a recent client as an example.     The client was days away from losing his home, being put out on the streets, and owing thousands of dollars to the bank, credit card companies and debtors. Luckily he called the right person who stopped all of the phones calls and threats and not only saved him thousands of dollars, but he walked out ahead ten grand.  The bank was about to power of sale his home when this company stepped in, negotiated with the bank and his debtors and took control of the situation.  This company is not a “buy homes for cash” or “second or third mortgages”.  They are a group who is comprised of a mortgage broker, real estate broker, trustee and debt counselor.  Individually they can help you with a part of the problem but together they can solve the problem.     The client owed more money than his home was worth and he could not keep up with his mortgage payments, credit card payments and everything else.  The debt counselor contacted all parties involved and put together a consumer proposal which enabled him to pay off the debt once the mortgage broker was able to secure a line of credit on his home.  The trustee went over the whole scenario and concluded that this can go forward once the real estate broker sold the property.  The home was sold for above market price, the debts were then paid and the homeowner walked away with ten thousand dollars in his pocket.     Sixty days prior to this, he was looking to hand in his key to the bank, sleep on a buddy’s couch, still owe tens of thousands of dollars to his debtors, and have no credit and a bleak future.  Working with the right group made everyone happy from the bank, debtors, and credit card companies and most important, the homeowner.  If you or someone you know has a similar situation, give us a call or email and we can connect you with this group who will not only save you from what seems like an impossible situation, they will set you up for a great future – debt free!  Happy New “debt free” Year! V     Darrin DeRoches is a local real estate and mortgage broker. He can be reached to answer questions, comments or stories about real estate experiences through this weekly column at sold@uniquerealty.ca.

Stated Income Mortgage

by Darrin DeRoches December 26, 2013 - January 1, 2014

If you are self–employed and looking to buy a home in the new year and are wondering how to make it happen – think ahead.  A lot of people nowadays do not have a tax return that states a high income.  Most self–employed people look to show as little income as possible so that they pay very little tax. This becomes a problem when they want to lease a car or buy a property but things are slowly changing.  In the past, you would have to go to “private lenders” who would charge you a high interest and high signing fees to get any type of mortgage.  Today you can get with a bank and negotiate the same mortgage with less fees and lower rates.     I was speaking with CIBC mortgage manager and asked him how one of my clients can prepare himself to buy a property when he has a very low stated income.  There are several ways to accomplish this but the best may be to be incorporated.  If you start a company and have it for over six months, you can then justify to a bank that you are a legitimate business and use their stated income program.  Let’s say you are a plumber who works for a builder and they pay you cash. It would be very hard to prove your income even though you make a good living.  If you started a company that does plumbing or even plumbing consulting and you took that cash and deposited in the company account for three months to show income, you could then prove to a bank that it is a “legitimate company” and state your income. The bank knows your history as a plumber and now sees three months of a company making money; they now take this information and accept how much income you make even though you may show the tax man a different scenario.     In their stated income program you need to show income statements for three months, a license for your business and a business card verifying what you do for this company. This with a 10 per cent downpayment then they can the approve you for an appropriate mortgage.  If you have a license to do anything from a plumber, bartender to a stripper you can create a company and prove your income. The banks realize that you work in a cash business but are able to sufficiently pay a mortgage but you just need to have the right paperwork in order.  So if you are looking to buy a property in the new year, take time to set things in the right direction and in a short period of time you can arrange a mortgage and own your own home. The rates are a bit higher and it will take time and money but it will be worth it. If you need to establish credit it also can happen in the same time period and you just need to make a plan.  Give us a call and we can help you own your home in 2014. V     Darrin DeRoches is a local real estate and mortgage broker. He can be reached to answer questions, comments or stories about real estate experiences through this weekly column at sold@uniquerealty.ca

Hamilton Is Rising

by Darrin DeRoches December 19 - 25, 2013

Remax issued a report that Hamilton is expected to have the highest appreciation in housing prices in the whole country this year. That is big news when you think about the whole country, not just the province. They say the year will end up with a 7.5 per cent increase in property values and this beats out any predictions from the beginning of the year where most experts looked for a modest increase of two or three per cent. We beat it by double and then some. The average house sale for 2013 will be $387,000 dollars in our fair city. They expect it to break over $400,000 dollars in 2014 and that should be easily obtained. These numbers may not seem like a big deal to those from around the country but the homeowners in this city are making money.     I recently looked into re–finacing one of my income properties and the bank asked me what it was worth and, being a real estate broker, I figured I would go a little lower than I thought. Most people tend to over state the value but I thought $275,000 was a fair number. The appraisal was done and it came out as $291,000. The bank tends to value the properties a little lower than full value since they are lending out the money. If I was to go back year to year on the property it has valued up every year since I owned it. This year alone the property made $20,000 in value plus the amount paid down by tenants.     Five years ago, the average home in Hamilton was valued at $280,000 dollars. Next year this same home will be worth over $400,000 dollars. If this person had negotiated an interest only mortgage and did not pay down one red cent of their mortgage – they just made $120,000 dollars. If they sell it today, after costs they will still walk away with $100,000 for living in a home. If the same buyer bought any type of investment property in the same five years and had the tenants pay down the mortgage, they would stand to make another $30,000 dollars off the mortgage. They actually made $150,000 dollars in five years since they took the chance and bought a second property.     The moral of the story is that Hamilton is going to have the highest return in the country and maybe you should think about taking the money you have made in your home — re–finance it as I am — and invest it into more real estate so that in five years you will be up at least another $150,000 times the two properties (yours and the new one) so you will actually make over $300,000. Give me a call and we can help you find the right property and have one of our mortgage brokers get the equity out of your home and into a second property. V     Darrin DeRoches is a local real estate and mortgage broker. He can be reached to answer questions, comments or stories about real estate experiences through this weekly column at sold@uniquerealty.ca.