- 1/31 31
Open 12/21 12PM-2PM$650,000
3 Beds2 Baths1,286 SqFt1811 27 AVE SW, Calgary, AB T2T 1H2
Single Family Home
Listed by Real Broker
- 1/42 42
New$649,000
3 Beds2 Baths1,054 SqFt910 5 ST NW, Calgary, AB T2N1R2
Single Family Home
Listed by Real Broker
- 1/33 33
Active$400,000
3 Beds2 Baths1,432 SqFt44 6A ST NE #103, Calgary, AB T2E 4A3
Condo
Listed by Real Broker
- 1/41 41
Price Dropped by $100K$1,900,000
5 Beds3 Baths2,537 SqFt1933 5 ST SW, Calgary, AB T2S2B2
Single Family Home
Listed by Real Broker
- 1/42 42
Open Sat 2PM-4:30PM$1,423,200
4 Beds4 Baths2,372 SqFt2301 13 ST NW, Calgary, AB T2M 1T8
Townhouse
Listed by Century 21 Bamber Realty LTD.
- 1/46 46
Open Sat 2PM-4:30PM$1,363,800
4 Beds3 Baths2,273 SqFt2309 13 ST NW, Calgary, AB T2M 1T8
Townhouse
Listed by Century 21 Bamber Realty LTD.
- 1/47 47
Open Sat 2PM-4:30PM$1,341,600
3 Beds4 Baths2,236 SqFt2303 13 ST NW, Calgary, AB T2M1T8
Townhouse
Listed by Century 21 Bamber Realty LTD.
- 1/50 50
Open Sat 2PM-4:30PM$1,341,600
3 Beds4 Baths2,236 SqFt2305 13 ST NW, Calgary, AB T2M 1T8
Townhouse
Listed by Century 21 Bamber Realty LTD.
- 1/48 48
Open Sat 2PM-4:30PM$1,341,600
3 Beds4 Baths2,237 SqFt2307 13 ST NW, Calgary, AB T2M 1T8
Townhouse
Listed by Century 21 Bamber Realty LTD.
- 1/21 21
Open Sat 2PM-4:30PM$953,925
4 Beds4 Baths1,222 SqFt1402 22 AVE NW, Calgary, AB T2M1P8
Townhouse
Listed by Century 21 Bamber Realty LTD.
- 1/23 23
Open Sat 2PM-4:30PM$848,125
3 Beds4 Baths1,275 SqFt1406 22 AVE NW, Calgary, AB T2M1P8
Townhouse
Listed by Century 21 Bamber Realty LTD.
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Blog Posts
What is the "Secret Sauce" of Real Broker?
What is the "secret sauce" of Real Broker? It's our culture of collaboration, and putting our clients first. In June 2022, we took the time to express our appreciation for all of the Real Broker agents that have joined us on this fantastic voyage. It has been less than one year since we first launched Real Broker in Canada, and despite a growing pain or two, we have exceeded all expectations. We love the community that is being created, and can't wait to see what else we can accomplish in the future. If you would like to know more about Real Broker, contact us today. -Sano Stante Team 403-289-3435 info@sanostante.com Instagram: @sanostanterealestate
WHAT IS IMPORTANT TO LOOK FOR WHEN BUYING A HOME?
What is most important to look for when buying a home has much to do with the Buyer’s lifestyle and stage in life, as well as a other factors that experienced real estate agents evaluate.To flesh out these nuances, ensure that you spend ample time with your real estate agent in a Buyer review. This is an interview where you review every aspect of buying a home, ensuring that there are no issues that would preclude you from buying your home, determining the best criteria for your new home, and educating you on the entire process from start to finish. Following this review you should have a solid foundation and comfort with the process you will be undertaking, a detailed understanding of the criteria you require in a home, and knowledge of how to go about selecting the best property. Essentially, after this review, all that is remaining for you is to pick the property that you “love” because you will only be viewing homes that fit all of your criteria – making the selection process that much easier and saving you an enormous amount of time. The one common theme that emerges from these reviews which highlights what is most important to look for when buying is to “buy what you can’t change” What do we mean by this? Aspects of a property that you cannot change would be: Location and surrounding neighbourhood Zoning, restrictions, bylaws and regulations Other factors that are outside of your control or too onerous to change such as major structural issues. The components of a property that you can change are: Cosmetics (paint, flooring and decorating) Minor plan shifting (moving or opening a few walls) Non-structural repairs Landscaping Often the best value can be discovered hidden in properties that are the less appealing, but with issues that are easily overcome. Conversely some of the biggest problems we have witnessed arise from properties that had lots of surface appeal masking a location issue, structural problem or other permanent condition. It”s easy to fall prey to these, so be certain to rely on an experienced real estate agent to guide you past these and shed light on the more important aspects of a property. Also, ensure that you insist on a home inspection as a condition of the purchase to ensure that you discover any serious issues that may be hidden beyond obvious sight. There are more permutations and quirks to buying the right home than can be described in a synopsis, however a very important point is to ensure that you get the best representation on your side. Choosing the best real estate agent to find the perfect home won”t cost you any more and can save you much more than dollars – it can affect the rest of your life. Sano Stante real estate group has provided over three decades of expert real estate service to thousands of satisfied homeowners. We can help – call us.
WHY IS MY CONDO SIZE DIFFERENT FROM WHEN I PURCHASED VS WHEN I AM SELLING?
In Alberta condominiums are surveyed by the builder to determine the respective size of the common and private areas of the individual condo units. Developers have some latitude in deciding what to include in the registered size at the onset of the development and many will include areas such as storage, balconies (including outdoor) and parking areas in the calculation ofregistered unit size. This registered size is then used to apportion the respective fees that condo owners pay for shared resources. This all sounds fair enough, so why do some Buyers protest when they re-sell their condo and their real estate agent tells them that their home is smaller than they claim? The Calgary Real Estate Board (CREB®) has rules for the measurement of homes so that all homes are represented equitably. These rules have been in place for decades and they provide consumers with an assurance that the home they are purchasing is accurately represented. One CREB® rule for condominiums states that the living area must be heated, interior living space.Developers who sell their property through in-house sales representatives who are not members of CREB® are not required to abide by these guidelines. As a result, the living area may be represented to include those unheated areas that show the space larger than CREB® measurements would allow. When the homeowner calls a real estate agent to re-sell the condo they are often surprized to realize that their 1,000 s.f. condo is really only 900 s.f. when measured bythese MLS® System standards and that this standards is a requirement to list the property on CREBs® MLS® System. CREB®, and their provincial counter-part AREA, have been working to protect the public from such issues by lobbying the Government to mandate the Surveyors to standardize the measurement of registered size across the province and eliminate the variance in representation. CREB® is also working to educatereal estate agent’s and the public to the issue and raise public awareness to ask the right questions before buying a condo. To ensure that you are protected make sure you ask the Developer how the registered and unit size is calculated in the project. For the best protection and to assure yourself that you are buying right, enlist the services of a licensed real estate agent to represent you even if you are looking at new developments before you start shopping for a condo. Developers have fees built-in to the purchase to reimburse your real estate agent and this way you can have your real estate agent show you comparative new and used properties, help you determine the best lifestyle and value choices and even provide you with a market valuation of a property before you buy. This is just one of the many reasons to ensure you call a real estate agent before you start shopping and ensure that you won’t be disappointed after the purchase.
Understanding Condo Fees: What You Need to Know Before Buying a Condo?
If you're considering buying a condo, you've probably wondered, "What are condo fees and are they worth it?" This question often discourages potential buyers, mostly due to misconceptions about what condo fees actually cover. Debunking Myths About Condo Fees Let's separate the myths from the facts about condo fees so you can make an informed decision. What You Own in a Condo In a condominium, you usually own the internal living space within your unit's drywall and possibly a parking space and maybe storage. You also share ownership of common areas like hallways, lobbies, and amenities such as a gym or a party room. Why You Pay Condo Fees Condo fees are your contribution to the maintenance and upkeep of these shared spaces. The amount you pay is based on your "registered size," which determines your share of the common property costs. Comparing Condo Fees to Home Maintenance Costs The expenses covered by condo fees are not much different than those incurred when owning a home. They can include security, management, and features like elevators and pools in larger buildings. Some argue that the efficiency of maintaining a larger shared space can actually save you money. Importance of Reserve Fund Study Before buying, it's crucial to review the condo's reserve fund study, which outlines the timeline and budget for necessary repairs and replacements of building components, such as roofing and siding. A portion of your condo fees contributes to this reserve fund, making it a vital aspect to consider when assessing the property. Future Financial Health A condo board that sets responsible fees, based on a thorough reserve study, is more likely to be financially stable in the long run. So, don't be quick to write off condos with higher fees; they may actually be more financially secure and better managed. Analyzing Condo Fees: An Example For instance, if the cost of replacing a roof is $8,000 with a life expectancy of 15 years, that's about $44 per month. Add this to other routine maintenance costs, and you'll find that condo fees might be comparable to the sporadic expenses you'd incur with a standalone home. Making the Choice Ultimately, choosing to buy a condo is not just a matter of cost; it's also about lifestyle. With the right approach to evaluating condo fees and reserve funds, you may find that condo living suits you perfectly. Conclusion When it comes to understanding condo fees, knowledge is power. Sano Stante Real Estate specializes in Calgary Condominium properties. Contact us today for expert guidance on making the best real estate decision for your future.
HOW TO SELECT THE BEST CALGARY REAL ESTATE LAWYER?
Once you and your real estate agent negotiate and draft the contract to buy or sell your home and all of the due diligence conditions are met, these agreements are normally transferred to your Lawyer to convey the transaction. Your Lawyer and their team of paralegals coordinate the details of the closing and enforce the terms of the contract on closing date. Selecting the best Calgary Real Estate Lawyer to coordinate the closing of your sale paves the way to a seamless transaction that allows you to focus on the enjoyment of your new home ownership. Here are some important factors in selecting the right Real Estate Lawyer for you. Specialized: Choose a Lawyer who is specialized in real estate. Most larger firms will have a real estate division and Lawyers who specialize in this area of practice so if you have a lawyer that you are comfortable with in a larger firm you can be assured that they will refer the work to a capable associate. In smaller boutique firms it is much more important to ensure that the Lawyer has an abundance of experience in real estate and specializes in this area of practice. There are too many variations and permutations of issues that can arise in the closing of a sale to even start to list, however a Lawyer with years of experience will not only know how to avoid most of these issues before they arise (as with any experienced real estate agent) they will also know how best to handle them if they do come your way. Ask about their team of paralegals: To properly convey a real estate transaction takes time and attention to the details. Even if you could afford to pay your Lawyer to spend the time to review all the details of your contract it would not be practical, so most Lawyers have a team of paralegals to handle all but the most crucial details of each transaction. This is cost effective and allows the Lawyer to deal with the most important issues rather than pouring over the minutia in your contract. Ask about the Lawyers team and their experience in real estate transactions – this part of the team is often as important as the Lawyer you choose. Many experienced paralegals are as capable as some Lawyers in this respect, so be sure to weigh this aspect of your legal team appropriately. Convenience: Location is an important aspect of your choice as well as their flexibility of hours. Driving to a downtown location and struggling with parking can be a hassle that you could avoid during this already stressful period. Ask about their flexibility on hours to help alleviate you from taking a day off work to complete the legal work (do they work over the lunch hour or after hours?) Cost: Conveying real estate transactions is a competitive business. You often get what you pay for, but sometimes a legal office that runs efficiently with a team of highly competent paralegals in a low rent location can spell efficiency and good service without compromising on the quality of the work or the service that you receive. Once you’ve selected your Lawyer, here are a few important questions to discuss with them when you meet: Status of your real property report (survey), Does it require a compliance stamp from the city? What about the option of obtaining title insurance? Closing date issues – when do we need to meet and have the cash to close prior to closing? Does it land on a holiday? Bridge financing – When do you receive the cash from your sale and does the timing of your purchase and sale require bridge financing in the interim? As you can see there are many factors to consider when selecting the best Lawyer and the right selection can make the difference between a smooth closing or a stressful experience. Asking your real estate agent for a list of recommended Lawyers can provide you a selection of some of the best from the perspective of their experience. At Sano Stante Real Estate we work with a select group of experienced lawyers and ensure that any service providers we recommend meet and maintain high standards of quality service and competence. Call us if you require expert real estate marketing or sales services
CALCULATE THE RETURN ON A REAL ESTATE INVESTMENT
Understanding how to calculate the return on a real estate investment can be instrumental to ensure that you make the best use of your resources. To understand the basics use the following guidelines: The standard of measurement is to use annual net operating income (NOI) on a care-free basis when comparing real estate against other investments. That is, any costs involved in the real estate investment should be accounted for so that the real estate investment is hands-off, or “carefree”. The costs of maintenance, management or accounting, etc to manage your real estate must be deducted to arrive at the NOI. Even if you are quite capable and enjoy performing the maintenance or management of your investment real estate, you must allocate an equivalent cost for someone to perform these tasks to arrive at a net operating income. Other costs that you will want to ensure are captured will be taxes, insurance, utilities, vacancy allowance, advertising, licensing and supplies. Then when you have arrived at your true annual NOI you can calculate the capitalization rate or “cap rate”. To do this, take the annual NOI and divide this number by the current value of the property. For example, if you purchased a rental property for $400,000 that brought:$2200 gross rents per month or $26,400 in gross annual rent Your expenses cost you:Taxes $2,300Insurance $500Maintenance $1,200Management $1,200Vacancy Allowance $1,200Advertising $100 Less Total Expenses: $6,600 annually ($26,400 – $6,600) Net Operating Income = $19,700 To calculate the cap rate divide the income by the value of the property: $19,700/$400,000 *100 = 4.9% So the cash flow from this property is returning you 4.9% on a care-free basis. This is now a good basis to measure the return of your real estate portfolio against GIC’s, stocks and other care-free investments. What the cap rate does not anticipate or calculate is capital gains in the increase of the value of your real estate holdings and this would be in addition to the cap rate calculation. Real estate has historically appreciated in value over the long term so it is a fairly safe assumption that you will realize some additional appreciation from your investment. However, even with no capital appreciation, you may be satisfied with a reasonable cap rate. Sano Stante is a CCIM which is the accepted gold standard for commercial investment real estate practitioners. For advice on investing in Calgary real estate contact Sano Stante real estate