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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, Casey Van der Kaa, 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.

NOW POSTED
2014 Events of the Peace Country
*AUTOS *FARMS & ACREAGES *RENOVATIONS *FLYERS * BUSINESS DIRECTORY*EVENTS *NPHL * VIDEOS *HOME

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

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.)

   
   

$229,900 10114-98A Street, Sexsmith, Alberta
MLS® #L083005
Terrific starter home backing onto park and pond, with approx. 1300 sq ft of developed living space! The upstairs offers kitchen with oak cabinets, bright eating area and cozy living area. Downstairs are 3 nice size bedrooms, full bath with jacuzzi to relax in and laundry area. Call today to view this completely developed 1/2 duplex! For more information and to view contact Dan Drake 780-897-6375
Dan Drake website
$201,000, 8802-88C Street, Creekside, Grande Prairie, AB
MLS® #L081085
Beautiful, great condition 1521 sq ft modular on it's own lot backing to park with R.V parking, plus double drive. This roomy home boasts 4 bedroom all are good size, 2 full baths, master ensuite hosting an oval jetted tub, linen closet, large vanity and a walk-in closet. On the front end you will find the other bedrooms with their own full bath. The kitchen in this great home is a must see! Full of cabinets, counter space & has a very good flow for entertaining and enjoying, medium stained cabinets, island, full corner pantry, in dining room is a set of glass door cabinets to show case your china. Contact Casey Van der Kaa 780-831-9173.
Casey Van der Kaa website
$719,900 9-64009 TWP Rd. 704 The Ranch near Grande Prairie
MLS® #L082405
Gorgeous custom bungalow on a fully treed 3.11 acre lot. Located in The Ranch, close to 3500 sqft of living space, huge heated triple garage & a functional 4/5 bedroom plan well suited for most families & lifestyles.  You will love coffered ceilings, stylish decor, open concept and huge windows. Main floor has dark hand-scraped hardwood and includes front office (or bedroom) spacious living & dining area, antiqued white kitchen with granite counters, full bathroom, laundry room with sink and master bedroom with huge walk in & elegant ensuite . Basement includes rec room, 3 bedrooms & fully wired theatre room.  Call or text Kelly McLeod. 780-882-0185
Kelly McLeod website
$244,900 508 Kimble Street, Silverpointe Estates, west of
Grande Prairie, AB
MLS # L083190
Beautiful modular home, on its own lot, features a very open floor plan, with a vaulted ceiling in the kitchen and living room. The kitchen has stainless steel appliances, new countertops and backsplash, and hardwood flooring.  Spacious master bedroom has its own ensuite with jetted tub. A large 3 season addition extends your living space. One of the entrances at the front of the home is designed to accommodate the addition of a garage. The backyard is fenced and landscaped. Call Joan Prankie @ 780-518-9600 for a viewing appointment.
Joan Prankie website
$1,590,000 17C Westridge Estates County of GP, AB
MLS # L082588
Private piece of paradise only minutes from GP! Custom built home has everything you could ask for. The kitchen includes top of the line appliances, double fridge, and gas range. The main floor features a large office, living room, kitchen, formal dining room, family room and a full bathroom. The top floor consists of a huge master bedroom with fireplace, balcony, huge ensuite with custom walk-in shower and Jacuzzi tub, large walk in closet. There are 3 more large bedrooms and a large guest bedroom & full bathroom. The walkout basement has a pool table room, bar, cold storage, home theatre room and a bathroom with a 5 person sauna.The property has two other buildings for storage as well a workshop area and 1200 sq ft in-law suite above workshop
. Call John Krol 780-814-1589 to view this home.
John Krol website
$179,900 #106-9700-92 Ave.
Grande Prairie, Alberta

MLS #L082735
This two bedroom condo, has new carpet, new lino in the kitchen, as well as, new paint in bedrooms, and main living area. An open concept living, kitchen and dining area. The master bedroom features a walk in closet with an ensuite. Both bedrooms are a generous size and will accommodate larger furniture and bed frames. You will appreciate the in suite laundry.  The condo fees include yard maintenance, water, heat & garbage. There is a heated underground parking space. Call or Text Gail today! 780-512-3420.
Gail Haakstad website
$255,000 10550-111 Street, Grande Prairie, Alberta
MLS # L081415
Dont miss your chance to own this fantastic home in the Estates at Emerald Gardens! This is a 45+ condo community where all the exterior maintenance is taken care of. Upstairs boasts 3 bedrooms and a main floor laundry. In the partially developed basement, there are 3 more bedrooms with large windows and a full bath. The rest of the basement has plenty of potential for games room, rec room & a home theatre. Attached generous single garage. This property is walking distance to the new hospital, and is close to all major shopping amenities, restaurants and the future hospital. Pet friendly. Condo fees include structure insurance, grass cutting, snow removal, exterior maintenance, & garbage collection.
Call Dennis Stauffer for more information on this one and to view, 780-512-3217.
Dennis Stauffer website
$329,000 8818-71 Ave, Grande Prairie, Alberta
MLS # L082712
Very well kept bungalow in Countryside North. This home has 2 bedrooms and 2 full bathrooms. The large master ensuite features a huge jet tub and separate shower. The main floor features a gas fireplace in the living room, kitchen with stainless steel appliances and an island, a large walk thru pantry, as well as main floor laundry with extra cupboard for storage. This home includes a high efficiency furnace and hot water on demand, The 22 X 24 garage is very nicely finished. The yard is fully landscaped, including a wired, insulated 10x10 shed. There is a deck off the kitchen leading into the fenced yard that includes multiple fruit trees and bushes, such as apple, crab apple, pear, strawberries and raspberries. Call John Krol 780-814-1589.

John Krol website
#101, 11002-104 Avenue Grande Prairie, AB
MLS # L081385
High traffic location, south east corner, 1225 sq ft in a professsional building, for lease. This office space is developed with open space, offices, a staff room & washroom. An Architectural beauty, the building features an abundance of triple pane windows, in floor heat, air conditioning, steel and wood construction, and lots of parking. A very high traffic area north of Walmart - excellent access, Property is wood fenced across back and north side. Call or text Gail today! 780-512-3420.

Gail Haakstad website
$424,900 12834-106A Street, Grande Prairie, AB.
MLS # L083083
Situated on wonderful pie shaped lot, backing onto a park and playground. Just minutes from the new hospital site. This executive 1650 sq ft Modified Bi-level in a crescent in Royal Oaks, shows bigger than it measures, loaded with upgrades. The 3 bedroom, 2 bath home features an open plan with a gas fireplace. The kitchen boasts an abundance of cabinets and an island. The master bedroom is spacious and includes a walk-in closet, double sinks, a 6 ft jetted tub and a neo angle shower. Much of the development has been done in the basement, including a finished landing at the bottom of the stairs, a laundry room and drywall and wiring. The garage is 24 wide, insulated, dry walled and features a floor drain.
Call Dennis Stauffer 780-512-3217.
Dennis Stauffer website
$1,289,000 The Dunes Acreage, Grande Prairie, Alberta
MLS # L069762
Spectacular home, nestled in the pines, and completely fenced to protect your little ones. Spacious home, with attached garage, triple detached garage, and separate workshop. Main floor wheel chair friendly, with walk in bath. Top quality throughout !! No expense spared. Grow your own fruits and veggies in organic soils. Conservatory offers a year round tropical experience. Call Joan Prankie @ 780-518-9600 to view.
Joan Prankie website
$194,900 71282 Harper Creek Road, Crooked Creek, Alberta
MLS® #L081777
6 acres with mobile. Very private and surrounded with mature trees. Paved to the driveway. Mobile has been newly renovated with new laminate flooring, new kitchen cabinets and counter top, new bathroom cabinets, and freshly painted. Kitchen also has sky lights, which give it lots of light. Outside enjoy a spacious deck, a beautiful yard with lots of room for children to play. Garden spot. Circular driveway. On school bus route. 5 minutes to school. There is a which is better suited as a storage space. Contact Dan Drake 780-897-6375
Dan Drake website
$299,900 7810-103 Street
City of Grande Prairie
MLS® #L080357
Large 1.5 storey character home in a fantastic location in Mission Heights with 2 schools within 1 blk and steps to Bear Creek trails, in a mature area that features a street configuration that hosts mostly local traffic. Open kitchen and eating area with extra storage pantry, main living area has dramatic vaulted ceiling and fireplace with open staircase, plus there is an additional bonus/flex room off the kitchen, main floor laundry and half bath. 3 bedrooms up, master with ensuite, walk in closet and laundry chute. An extra room with skylight ideal for office, toy room or crafts. Upstairs and living room is all hardwood! Contact Casey Van der Kaa 780-831-9173.
Casey Van der Kaa website
$369,900 9230-128 Avenue Grande Prairie, Alberta
MLS® # L083054
Immaculate Home! Oversized garage! Excellent location! This modified bilevel sits on a large fully fenced and landscaped lot in a quiet cul-de-sac. The bright floor plan offers large windows, vaulted ceilings, gas fireplace, tile, laminate and upgraded carpet. Main floor includes 2 nice sized bedrooms, full bathroom, maple kitchen with stainless appliances, island & corner pantry and spacious dining and living room. Over the garage is a master bedroom with large walk-in closet  & ensuite with corner jetted tub & separate shower. Compare with new and this perfect home with all the extras is sure to impress
. Call or text Kelly. 780-882-0185.
Kelly McLeod website


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