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2014 GRANDE PRAIRIE REAL ESTATE - ROYAL LEPAGE

GRANDE PRAIRIE
ALBERTA, CANADA


Grande Prairie
Real Estate
John Krol, Dan Drake, Kelly McLeod, Corinne Sproule, Gail Haakstad, Joan Prankie and Dennis Stauffer are some of the top Real Estate people in Grande Prairie. Check out their listings on this page as well as their websites for more listings.



DiscoverThePeaceCountry.com


Homes for sale in Grande Prairie and area.

SELLING YOUR HOME
Getting the most for your home depends a lot on how it looks. First impressions! Having your home clean and tidy is probably one of the most important things to do. A garbage bag full of debri by the kitchen door, or a sink full of unwashed dishes are big turn-offs as well as broken blinds, damaged walls. Sometimes a bit of plaster and paint can make a world of difference on the presentation of the home to get your home sold faster.

BUYING A HOME
One of the first things to do is to determine the maximum home price based on your financial situation. Make a list of things you would like to see in your new home. (more bathrooms, a garage, bigger yard etc). Most people require the assistance of a Real Estate Agent to help in viewing potential properties and also preparing the proper paperwork when purchasing the property.


HISTORY - TRENDS
The Grande Prairie Real Estate Market has seen some unusual changes in recent years. (2005-2006) With so many jobs and not enough people to fill the positions, there was an influx of people moving to Grande Prairie. Homes couldn't be built fast enough as most of the homes on the market sold quickly. At the peak of the crunch, many properties were sold before the Grande Prairie Real Estate agents could put up a "For Sale" sign.

More carpenters, more roofers, more plumbers, more electricians etc were needed. Getting people to work was one problem, getting them a place to live was a much bigger problem. Some families ended up in a one room hotel for months because they couldn't find a home to live in. There were a few months when houses were selling higher than the listed price. Increases of $10,000 to $15,000 per month were seen on some new homes. Nearby hamlets and towns also seen price increases as well.

With the shortage of homes for sale in the Grande Prairie Real Estate Market, it also affected the amount of available rentals on the market. Prices of apartments and other rentals started to increase rapidly. There were many people who now could not afford the cost of rent and for the first time, Grande Prairie started to see a large number of people living in RVs year-round at nearby campgrounds.

In the summer of 2007 there were signs of the market levelling out. There was now more supply of homes on the market and for the first time in years we seen homes advertised with "reduced prices, eager to sell". The market was now separating the real sellers from the speculators.

May 2007- The Alberta Government has introduced new laws pertaining to rent increases. For many years rent increases could be done 2 times a year and had to have the 90 days notice of rent increase to the tenant. The new law states only 1 increase can be made per year. This however does not regulate the amount of the increase. If a landlord is converting an apartment building into condominiums, each tenant must be given one years notice.

Dec 2007- Grande Prairie has now the highest "apartment " vacancy rates in Alberta with 4.9%. That compares to .01% a year earlier. One of the reasons why there was such an increase, is that there had been a large number of apartments under construction and recently were completed flooding the market. (Canadian Mortgage Housing corporation did a Rental Market Survey of apartments only). Checking the classifieds of the Grande Prairie Daily Herald Tribune, there seems to be more rentals available and the prices have started to fall. Those units that are still well over-priced are now sitting on the market with no tenants. Not a good situation for some investors who came in the market late when it was high and who now need a certain "high price" to pay the mortgage.



GRANDE PRAIRIE HOME IMPROVEMENT - RENOVATION
. The Home Improvements - Renovations page is where a number of Grande Prairie businesses showcase their products and services to help you update your home.

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GRANDE PRAIRIE REAL ESTATE
Homes for sale in Grande Prairie, in northern

HOME SALES UP IN AUGUST - GRANDE PRAIRIE
Sept 2014: There were 275 units sold in August in Grande Prairie, which is up 3% over last year at this time. According to the Canadian Real Estate Association, this was the best August sales figure on record for this area. So far this year 2,350 homes were sold, which is up 16% for the same period last year. The average home in Grande Prairie sold for $312,015 while the provincial average was $397,701.

Alberta REAL ESTATE MARKET SETTING NEW RECORDS
July 2014: So far this year, Grande Prairie Real Estate sales are 21% ahead of the first half of 2013. The average price of a home in Grande Prairie sold in June for $325,715 which is up 8% over last year at this time.

HOME SALES JUMP IN APRIL FOR ALL OF ALBERTA
May 2014: Residential sales in Alberta rose 12% in April from the same month a year previous. This was the strongest sales figure since 2007. A total of 7,304 homes were sold in April in Alberta. In Grande Prairie the Residential Average Price of a home sold in April was $303,121.

HOME SALES DOWN IN JANUARY IN GRANDE PRAIRIE
Feb 2014: Home sales in January 2014 in Grande Prairie is less than latst year at that time. About 168 homes were sold this year which is a decrease of 1% and the average price of a home was $324,385 which was up by 23%.

HOUSING STARTS UP SLIGHTLY IN GRANDE PRAIRIE
Feb 2014: According to Canada Mortgage and Housing, housing starts were up slightly in January of this year. There were 23 single-family starts in January compared to 9 in January of 2013. There were no multi-family starts last month but if you look at January 2013 there were 9 starts.

GRANDE PRAIRIE VACANCY RATE DROPS
Dec 2013: The Vacancy Rate in Grande Prairie Alberta has dropped again in October 2013 to 1.3% from 1.8% in October of 2012. When vacancy rates decrease rents and prices of home increase. Information just released in December 2013.

HOME PRICES DOWN ACROSS CANADA
November: House prices change 3.2% in a negative way, as they drop for the 2nd month in a row compared to last year.

HOME SALES ON THE RISE IN GRANDE PRAIRIE
Aug 2013: A total of 316 homes were sold in July, which is a 20% increase over July of last year. The average price of a home last month was $300,000. So far this year there were a total of 1,761 homes that were sold.

HOUSING STARTS IN GRANDE PRAIRIE ON THE RISE FOR MAY 2013
According to CMHC stats, new starts are up 33% over May of 2012 and the increase is in single and multi-family housing starts. From Jan to May the number of housing starts are up by 60% over last year this same period.

HOW MUCH DOWN PAYMENT IS NEEDED TO BUY YOUR FIRST HOME?
April 2013: A recent poll by the Bank of Montreal, says that the average first time home owner living in Canada is 29 years old and hopes to put $48,000 for a downpayment on a $300,000 home.

HOME SALES NEAR RECORD IN GRANDE PRAIRIE DURING 2012.
Jan 2013: Reports from the Grande Prairie and Area Association of Realtors indicated there were a total of 2,710 homes sold in 2012, which is the 2nd highest on record. December alone had an increase of 31% over the same period last year. The average price of a home in Grande Prairie is now $266,220.

VACANCY RATE VERY LOW IN GRANDE PRAIRIE - MORE HOMES BEING SOLD
Dec 19, 2012: According to the Canadian Mortgage and Housing Corporation, Grande Prairie now has a 1.95% vacancy rate. In 2011 it was 3.9% and in 2010 it was 10.5%. Usually when the supply of rental units is down, is when the rental rates are higher. - Home sales in 2012 now has surpased 2,500 units in Grande Prairie. This is the first time it has reached this number in the last 5 years.

VALUE OF CANADIAN HOMES DROP
Nov 2012: The value of homes in most Canadian cities fell in October from the previous month. Overall, the value of homes across Canada are not rising as fast as they have in the past but real estate is still a good investment. Homes in major cities have increase in value 128% since the late 1990's..

ALBERTA ECONOMY STILL GROWING STRONG- FARM VALUE INCREASES IN PEACE COUNTRY
Oct 2012: Experts are predicting the Alberta Economy will grow 3.5% this year and are forcasting 2.9% growth in 2013. Farm Values are rising in the Peace Country due to the high comodity prices resulting in a demand for land.

HOUSING STARTS UP IN GRANDE PRAIRIE FROM LAST YEAR AT THIS TIME
July 2012: Canada Mortgage and Housing says, there were 116 total housing starts in Grande Prairie last month (June 2012) compared to just 58 in the same month a year ago. 82 were single-detached homes while 34 were multi-family homes. So far the total amount of housing starts this year is 270 compared to 231 last year.

CHANGES TO MORTGAGES TAKE EFFECT JULY 9, 2012.
June 2012: The Federal Government is lowering the maximum amortization period to 25 years from 30 years. Also, they are reducing the maximum one can borrow when refinancing to 80% of the value of their homes from 85%.

LABOR SHORTAGE IN GRANDE PRAIRIE - NEAR OUTLOOK
June 2012 - Construction and Oil and Gas is growing in the Grande Prairie area, resulting in more demand for skilled and experienced workers. The recent shortage of rentals has increased the monthy rental rates across the City of Grande Prairie and more construction of all types of homes has increased.

INTEREST RATES ON THE RISE
On March 29, 2012, RBC is the first to raise their Morgage Rates that will include the Posted 5-year fixed mortgage up 20 bps to a new rate of 5.44%. Posted varialble will rise 10 bps to prime plus 0.20%. And finally, the 4-year fixed special will rise to 3.49%.

NEW CONSTRUCTION DOWN IN JANUARY COMPARED TO A YEAR AGO
Feb 2012. -The Canada Mortgage and Housing Corporation indicates that Grande Prairie saw a decline in January for new construction of Single detached homes as well as Multiple-Family homes.

CANADA EMPLOYMENT NUMBERS DOWN
Dec 2011 - Canada employment numbers show that in the last few months the numbers are dropping, which is making Canada's Economy soft. (prices of homes don't usually increase when market is soft). Last month Royal Bank had record earnings as well as Bank of Nova Scotia.


(Construction of a number of homes continues on the west side of Grande Prairie - Fall 2011.)

SINGLE DETACHED HOMES BUILT IN ALBERTA UP- Sept 2011
When comparing numbers for the month of September, in 2011 there is an 11% increase in the construction of Single Detatched Homes in Alberta from September 2010. On the otherhand Multi-Family starts were down almost 32%. (apartments, condos, duplexes).

HOUSING STARTS IN CANADA UP
The Housing Starts have climbed 4.3% in Canada in July and that sector seems to remain quite healthy. Housing starts include building of single detached homes, semi-detached as well as appartments.


ROYAL LEPAGE GRANDE PRAIRIE HAS NEW OWNERS
June 2011- Jamie Menzies has sold the Grande Prairie Royal LePage to a couple of local people, John Krol and Angie Peters, who have been part of Royal Lepage for many years. (sales and property management) It has been announced that Angie Peters is the new Broker.

POSITIVE SIGNS IN LOCAL ECONOMY
The chair of the Grande Prairie Chamber of Commerce (Dave Cook) was recently on Big Country 93.1 News talking about higher home sales in Grande Prairie, more new local businesses, and many businesses hiring more workers, saying they were signs that the local economy is doing pretty well.

LOCAL HOUSING MARKET ON THE RISE
March 2011 - According to the Grande Prairie and Area Association of Realtors, home sales increased by 29% in January compared to last year. This is signs that the economy is improving and part of increase is because of the new mortgage rules coming out March 18, 2011. The average price of a home in Grande Prairie is $257,401.

MORGAGE RATES ARE ON THE RISE AGAIN
Feb 2011 - Most major banks have increased their 5 year rates. (up .25% to 5.44%) Some analyists are predicting more hikes later this year. Also the Canadian Real Estate Association is expecting that the average Canadian home could rise 1.3% to $343,300 in 2011. Manitoba and Quebec would have the highest increase while in Alberta home prices are expected to drop 1.4% to $347,300.

TIGHTER MORTGAGE RULES
New mortgage lending rules will become effective March 18, 2011 to help Canadians avoid going deeper in debt. The government is reducing the maximum amortization period for mortgages from 35 years to 30 years. The amount one can borrow from the value of their home will also drop from 90 per cent to 85 per cent.

GRANDE PRAIRIE HOME SALES DROP
Nov 2010- The Grande Prairie and Area Association of Realtors have released information that indicate home sales in Grande Prairie have declined by about 6% in October compared to October of last year. Even though the number of listings increased by 10%, the average price dropped by 2%.

PRIME RATE NOW 3%.
Sept 2010- All the major banks in Canada have increased their Prime Rate from 2.75% to 3% effective September 9, 2010. The Prime Rate is a reference interest rate used for lending rates (mortgages and line of credit).

HOUSE PRICES LEVELLING OFF ACROSS CANADA.
Sept 2010- The cooling housing market continues across Canada, and what happens in the United States in the next few months will determine what the prices will be in Canada. Currently the average home price in Vancouver is $658,000, Toronto - $420,000, Calgary - $403,000, Edmonton - $330,000, Ottawa - $322,000, Montreal - $307,000.

MORE CONSTRUCTION IN GRANDE PRAIRIE SO FAR THIS YEAR
August 2010- Canada Mortgage and Housing Corp released information indicating single-family construction starts in Grande Prairie and area are a bit higher than compared to last year. So far this year as of July, there were a total of 303 single-family home starts compared to 207 from January-July last year. There were also more single-detached home starts in July this year compared to last year.

HOME SALES DECLINE IN JUNE
July 2010 - Information that has been released by the Grande Prairie and Area Association of Realtors indicate that home sales declined in June as compared to last year at this time by 33%. There were 12% more listings on the market in June and even with the more supply of homes, the over-all price was up by 4% over June of 2009. (more expensive homes were selling which brought up the average price) The average price of a home in Grande Prairie is now $270,000.

HOUSING STARTS INCREASE ACROSS CANADA
June 2010- Housing Starts across Canada (January to May) saw single detached homes increased 80% over the same time period in 2009. Multi family units, duplexes and apartments increased by 50%.



(pictured above are 5 homes being built at Westpointe Subdivision in Grande Prairie - 2007

   
   

 



$319,900 9744-117 Avenue Grande Prairie, Alberta
MLS® #L086172
Quiet location in Crystal Ridge. Great family home with fully finished basement. You can cook your meals in your nicely renovated kitchen or perhaps a BBQ on the 2 tier deck. You can sit back and enjoy the summer in your landscaped and fenced back yard or go to work in your 29 x 23 heated shop with 10 foot ceilings. This home has been renovated with new cabinets, and new flooring. A great family home, that you really should see. For more information and to view contact Dan Drake 780-897-6375
Dan Drake website
$685,000 Aspen Ridge,
near Grande Prairie, AB

MLS® #L084069
Beautiful treed acreage, in Aspen Ridge!! Very private and tranquil. One owner home and well cared for. 1796 sq. ft. spacious two storey, 4 bedrooms, two and half baths. Main floor features open concept kitchen, with island, dinette, looking onto the family room with south facing windows. Off of the dinette you have access to a 12 x 16 deck with a hot tub. Family room has a wood burning stove for those cooler nights! Living room boasts a beautiful corner gas fireplace, with a wooden sunburst. There is main floor laundry and half bath. Master bedroom has very nice ensuite featuring a jet tub, separate shower, large window, walk in closet. Contact Corinne Sproule 780-766-2366.
Corinne Sproule Special Page

$209,900 #201 10150 121 Ave.
Grande Prairie, AB
MLS® #L086403
This is a great end unit with a single garage in Chelsea Villas. This property is within walking distance of the Prairie Mall and tons of other great amenities and is perfect if you or your new tenants work on the north end. A fully developed property, it offers 3 bedrooms and a bathroom upstairs, as well as the option of using the developed basement living area as a fourth bedroom with its own full bathroom. The main floor includes laminate flooring and open kitchen, dining and living room as well as half bath. Call or text Kelly McLeod. 780-882-0185.
Kelly McLeod website
$425,000 Crystal Heights
Grande Prairie, AB
MLS # # L087818
Fully developed 1659 sq ft 2-storey home, on large fenced corner lot, is just 1 block from Holy Cross School. This custom-built home has a covered front veranda and a large covered back deck, double concrete driveway, plus 60' long gravel RV parking pad.that provides extra parking space. A 14' x 20' storage shed is great for all your toys . . Attached 22' x 22' finished garage is heated. Call Joan Prankie @ 780-518-9600 for a viewing appointment.
Joan Prankie website
$315,000 9115-100 Ave Sexsmith, AB
INVESTORS TAKE NOTE! Great cash flow! This house with 2 kitchens, 2 baths, 5 bedrooms and garage has had many upgrades and is in excellent shape! Rental income is $2600 monthly. Lots of recent renos include paint, siding, and shingles less than 2 years old, new windows (basement windows do meet fire code for escape windows), fenced yard, next to a newer playground and quick access to the highway. Call John Krol 780-814-1589 to view.
John Krol website
$204,900 #105J 8640-103 Ave. Grande Prairie AB
MLS #L088157
Great condo with garage located in Crystal Landing. This 1055 sq. ft. 2 storey condo has a functional layout with large bedroom, full bathroom, utility room, laundry room and entrance to garage on the main floor. Another spacious bedroom, full bathroom, maple kitchen with plenty of counter space, dining area and living room complete the upstairs. Condo fees are $239/month and includes water, sewer, snow removal, lawn maintenance and waste removal. Call or Text Gail today! 780-512-3420.
Gail Haakstad website
$565,000 20 minutes from Grande Prairie, Alberta
MLS® #L086523
Just Perfect! Don't miss this 19.7 acre property less than 20 minutes from town, nearly all on pavement. The majority of this property is heavily treed for privacy and to break the wind. The stunning 40 X 60 heated shop with a 14 ft. door, concrete floor, workshop area and 220 wiring will win you over, but the spacious 1650 bungalow with no carpet, is amazing place to live. The 4 bedroom, 2 bath home is only 8 years old and features vaulted ceilings, a massive kitchen, main floor laundry, ensuite with jetted tub, walk in closet, a clothes line, an a very sturdy 16 x 35 foot deck.
Call Dennis Stauffer for more information on this one and to view, 780-512-3217.
Dennis Stauffer website
$300,000 81035-RR83 Rural Saddle Hills County, AB
Very quiet private setting on at the end of a dead end road. This 80 acre backs onto a creek and has an abundance of wildlife surrounding the area. The house is 1266 sq ft and is situated on 80 acres. Where you can watch the Deer, Moose and Elk out your kitchen window. The land is majority regrowth bush, making this your own game farm. This home features 2 bedrooms up and 2 bedrooms down as well as 2 bathrooms. It has a unique character and will make a great home for you. The basement bedrooms and bathroom will require the buyers finishing touches to complete them. This home comes with a new high efficiency furnace. Call John Krol 780-814-1589.
John Krol website
$619,900, 715010 RR 35, County of Grande Prairie, AB
MLS® #L087856
Enjoy the Northern Lights on this Peaceful & Serene 15.6 acres with trees. A 20'x30' shop/barn. A 1610 sq ft Bilevel with 5 bdrms & 3 baths, featuring a walkout basement. Beautiful kitchen with an abundance of cupboards and counter space. Exquisite, Jenn Air, white & stainless combination appliances, under counter lighting, floor sweep, patio doors off of the kitchen and so much more!  Cozy living room with gas fireplace. Main floor laundry.  Master bedroom features 2 closets & a 4 pce ensuite. The basement is partially developed and has infloor heat and insulated block walls. Select your flooring and complete the ceiling in the basement. Call or text Gail today! 780-512-3420.

Gail Haakstad website
$159,000 , RR SW 24-71-5-W6 near Grande Prairie, AB
MLS® #L086100
This is the acreage lot you've been looking for. 6 minutes from Grande Prairie, all on pavement. Just the right amount of trees gives wind break on the West, North and South sides. Zoned CR5. Fence is already up for your horses. Approach is in, ATCO pole ready for hook up and gas is to property line. All the wells in the area produce high flow quality water. Just as an added bonus, all of the surrounding homes are high end properties, enhancing the value of the neighborhood.
Call Dennis Stauffer 780-512-3217.
Dennis Stauffer website
$539,000 O'Brien Lake, Grande Prairie, Alberta
MLS # L086094
HUGE fenced and landscaped yard, with lighted firepit area and two tier deck, is just what your family has been looking for! This beautiful 4 yr old Devonshire home, is fully finished with 5 bedrooms and 3 full bathrooms. Main level has a very open floor plan with beautiful dark cabinets and high quality stainless steel appliances. Livingroom features an attractive gas fireplace. Spacious dining area has access to the decks.. Call Joan Prankie @ 780-518-9600 to view.
Joan Prankie website
$139,900 10615-88 Street Alberta
MLS® #L085924
This beautiful home in Trumpeter Village, definitely has that show home appeal. This corner lot home enables you to enjoy the outside 16 x 20 foot deck, without staring into a neighbors window, Continue to enjoy, as it has no maintenance landscaping. The deck and the 6 foot wide walkway across the front are highlighted with regal railing. Inside you can enjoy a spacious open concept kitchen and living room, or relax in the master bedroom ensuites Jacuzzi tub. This non smoking and no pets home still has 5 years remaining on a transferable extended warrantee. Contact Dan Drake 780-897-6375
Dan Drake website
$389,900 12301-96 Street
Grande Prairie, AB
MLS® #L084768
STUNNING ONE OF KIND LOG HOME, FULL OF CHARACTER! This beautiful home was in the Better Homes and Garden tour 10 years ago! Features a very spacious open concept, with high vaulted ceiling. Kitchen boasts large counter tops, with lots of cupboards. Beautiful fireplace centers the living/dining area, with a touch of warmth. Huge windows surround the family area, letting in lots of light. Home features a loft for the master bedroom, with walk in closet and ensuite. On the main floor there are 2 good sized bedrooms. Basement features 2 nice sized bedrooms, and nice remodeled bathroom with in floor heating! Contact Corinne Sproule 780-766-2366 to view.

Corinne Sproule Special Page
$1,050,000 18-64009 TWP Rd 704, Alberta
MLS® # L087779
Just minutes from town on a fully treed 3.07 acre lot in The Ranch, this custom bungalow is truly flawless.  At over 3700 developed sqft it is clear why this is an award winning home. Main floor has spacious entry, rear mudroom with lockers & laundry, espresso kitchen with stone accents & quartz & granite counters, living room with floor to ceiling stone fireplace and 3 bedrooms including master with walk in closet & ensuite with glass shower, soaker tub and double sink. Basement has two more bedrooms, bathroom with double sinks, wet bar, stone fireplace/entertainment centre, play room & family room.
. Call or text Kelly. 780-882-0185.
Kelly McLeod website


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