Monday, March 30, 2015

Biggest Threat to Our Economy is Fear


Downtown Calgary skyline at sunset framed by the Scotiabank Saddledome
Downtown Calgary skyline at sunset framed by the Scotiabank Saddledome on Monday July 28, 2014. Stuart Dryden/Calgary Sun/QMI Agency

Do not feed the fears — that was the bottom line message on Alberta’s economy, delivered by ATB economist Todd Hirsch to a gathering of residential construction executives last week.
“I think that when we’re dealing with an economy that’s moving into a rough patch, sometimes we are in danger of falling into this ‘already-living-in-a-recession mentality’ when a recession isn’t even a foregone conclusion,” said Hirsch.
“Some of us are already living in the worst of times, the worst-case scenarios that can possibly happen and very quickly that builds into our mentality and does nothing positive in terms of moving the economy forward.”
Certainly, Hirsch was not down-playing the current state of Alberta’s energy sector.
“I’m not saying we should ignore what’s going on, we need to pay attention to what’s going on and 2015 is going to be a challenging year for Alberta’s economy,” he said.
“We need to make prudent decisions (in fact) prudent decisions should always be in style and I don’t know if they always are when oil’s at $107 a barrel, but we will need to make some very tough, very prudent choices in 2015 and I’m not saying we should ignore this, but I don’t think Albertans should worry about the economy (because) worry doesn’t get you anywhere.”
Hirsch suggested there is too much focus on oil and gas in Alberta, while ignoring industries that are strong and expected to get stronger.
“Alberta’s second, third and fourth largest industries — forestry, agriculture and tourism — are all probably set to have record-setting years in 2015,” he said. “They all do really well with low fuel prices and they really benefit from a 79- or 80-cent Canadian dollar and, particularly in the case of forestry, they benefit from the availability of labour that they compete for with oil and gas.
“In 2015, those forestry producers in northwestern Alberta are going to see some nice, juicy resumes coming through the door. Lumber panel board prices are close to record highs, the U.S. housing market is surging back (so) all the planets are aligning in the right way for forestry in2015.”
ATB’s next provincial economic forecast will call for limited growth in Alberta.
“I still see no compelling evidence to say that Alberta’s going to be in recession and contraction. I know there have been a couple of other forecast groups that have now dropped a negative sign in front of their digit for Alberta (but) we’re still calling for very modest growth (in our upcoming forecast),” said Hirsch. “But 2015, no matter how you slice it or dice it, is going to be a weak year for growth and we need to anticipate that.”
Hirsch channelled U.S. President Franklin D. Roosevelt’s speech after the attack on Pearl Harbor in 1941.
“The biggest threat to Alberta’s economy in 2015 is not $46 oil, the biggest threat is fear. Once fear takes root, then you make irrational decisions and irrational decision-making has a way of bringing everything down under its own weight,” said Hirsch. “I ask you all to not feed the fears

Friday, March 20, 2015

Calgary's Top Neighbourhoods

Eau Claire residents bike through Prince’s Island Park (Tourism Calgary)

Eau Claire residents bike through Prince's Island Park(Tourism Calgary)

Communities best positioned to grow when the economy rebounds                                                                                                  

by

From the April 2015 issue of the magazine.

 
The slide in Calgary’s housing market is a hot topic these days, but most Calgarians aren’t too worried. Certainly, the oil slump will dampen home prices in the short term, but Alberta’s largest city is a more resilient than it used to be. With a mayor who captures headlines for all the right reasons—Naheed Nenshi recently won the World Mayor Prize—and a six-part economic plan to keep the economy going, most native Calgarians know that the city is diverse enough to weather the immediate storm and boom once again.
When we crunched the numbers for Calgary, we looked for growth communities that would minimize the risk of falling prices. Our No. 1-ranked neighbourhood is Glenbrook, a solid, middle-class community in the southwest, built just before the 1970s oil boom. Glenbrook features a grid of well-kept bungalows, “but it’s a neighbourhood in transition,” says Kevin Seitz, local realtor with Discover Real Estate Ltd. “Grandparents still live in this well-maintained community, but now the next generation of families is buying, moving in and renovating.”
Although the area’s average house price is $30,000 more then the city average, it is still seen as offering great value thanks to great access to both the mountains and downtown. In less than an hour, residents can be in Canmore and the Rocky Mountains, and you can easily drive to downtown Calgary in just 15 minutes.
Rosscarrock, the No. 2 neighbourhood, is another southwest community dominated by raised bungalows, but the zoning for this neighbourhood now allows for infills, and developers are snapping up property. The extra-wide lots encourage building sets of two-storey, semi-detached homes with solid rooflines and stone accents. “These new builds are what attracts the urban professional who wants to start a family,” says Seitz. Those fortunate enough to buy an old bungalow can also renovate and enjoy a basic home that will appreciate as the area is developed.
In the No. 3 neighbourhood of Kingsland, average home prices are about $40,000 cheaper than the city average and as a result, houses often sell within hours of being listed. According to Seitz, the neighbourhood is “a sort of return to their roots” for many Kingsland home buyers. “Buyers are getting a decent-sized raised bungalow that lets them tear out the inner walls quite easily to make the home into an open-concept space.” Plus, the area is centrally located, just a 15-minute drive from downtown, or a short walk or bus ride to two light-rail transit stations.
Thanks to the plunge in oil prices, home-buying in Calgary is temporarily on hold, says Seitz. “The market is fickle and buyers are waiting to see if prices will drop,” he notes. But Seitz isn’t worried about the market permanently seizing up. “There are always people who need to sell or buy despite what the market is doing, so we concentrate on giving them the best options.”

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RankNeighbourhood (Area)Average priceValue gradeMomentum gradeRealtor grade
1 Glenbrook (Southwest) $591,083 B A C
2 Rosscarrock (Southwest) $596,823 B A C
3 Kingsland (Southwest) $526,096 A A C
4 Westgate (Southwest) $586,254 B B C
5 Glamorgan (Southwest) $578,492 B B C
6 Walden (Southeast) $503,120 D A B
7 Rutland Park (Southwest) $653,982 D A B
8 Coach Hill (Southwest) $659,047 D A B
9 Lakeview (Southwest) $625,527 C C B
10 Woodbine (Southwest) $520,826 A C B
11 Highwood (Northwest) $543,694 D A C
12 Haysboro (Southwest) $503,879 A D C
13 Glendale (Southwest) $655,385 D A C
14 Silverado (Southwest) $506,769 A C C
15 Richmond Hill (Southwest) $637,133 D C B
16 North Glenmore Park (Southwest) $752,779 D A B
17 Deer Ridge (Southeast) $424,220 A C C
18 Sunalta (Southwest) $611,376 C C B
19 Highland Park (Northwest) $533,138 C B C
20 Palliser (Southwest) $634,205 C C B
21 Lake Bonavista Downs (Southeast) $462,937 B B C
22 Huntington Hills (Northwest) $431,163 A C D
23 Silver Springs (Northwest) $550,195 D B B
24 Dalhousie (Northwest) $577,467 D B B
25 Oakridge (Southwest) $519,624 A D B
26 Thorncliffe (Northwest) $458,815 A D C
27 Regal Terrace/Renfrew (Northwest) $666,957 D A B
28 Cedarbrae (Southwest) $433,998 A D D
29 Scarboro (Southwest) $1,281,919 D A A
30 Capitol Hill (Northwest) $607,466 D B A
31 Killarney (Southwest) $661,121 D C B
32 Willow Park (Southeast) $550,688 D C A
33 Evanston (Northwest) $497,746 B D B
34 Varsity Acres (Northwest) $598,433 D B B
35 Hidden Valley (Northwest) $445,794 A D C
36 North Haven Upper (Northwest) $595,071 D A C
37 Richmond (Southwest) $756,314 D A B
38 Midnapore (Southeast) $479,625 C C C
39 Shaganappi (Southwest) $777,025 D A B
40 Southwood (Southwest) $464,039 A D D
41 Citadel (Northwest) $482,289 B D C
42 South Calgary (Southwest) $826,710 D A B
43 Beddington (Northwest) $411,288 A D D
44 Hawkwood (Northwest) $554,276 D C C
45 Fairview (Southeast) $427,009 A D C
46 Ramsay (Southeast) $551,659 D A C
47 Parkhill/Stanley Park (Southwest) $1,070,776 D A B
48 Briar Hill (Northwest) $1,332,124 D A A
49 Charleswood (Northwest) $628,125 D C A
50 Maple Ridge (Southeast) $573,661 D B B
51 Saint Andrews (Northwest) $1,330,147 D A A
52 Acadia (Southeast) $451,055 B D C
53 Sunnyside (Northwest) $723,981 D A B
54 Cougar Ridge (Southwest) $646,994 D D B
55 Garrison Woods (Southwest) $816,214 D A B
56 Riverbend (Southeast) $451,558 B D C
57 Millrise (Southwest) $441,220 A D D
58 Canyon Meadows (Southwest) $468,556 A D B
59 Sandstone (Northwest) $460,599 A D C
60 Tuxedo (Northwest) $515,820 C D B
61 McKenzie Towne (Southeast) $460,674 B D B
62 North Haven (Northwest) $563,626 D C C
63 Mount Pleasant (Northwest) $676,146 D B B
64 Braeside (Southwest) $450,857 A D D
65 Spruce Cliff (Southwest) $776,100 D A B
66 Coventry Hills (Northwest) $416,831 A D C
67 Bridlewood (Southwest) $425,280 A D C
68 Harvest Hills (Northwest) $454,647 A D D
69 Mountview/Winston Heights (Northwest) $653,597 D B B
70 Balmoral (Northwest) $515,820 C D B
71 Southview (Southeast) $390,933 D C D
72 Evergreen (Southwest) $499,107 A D B
73 Sage Hill (Northwest) $531,173 C D C
74 Albert Park (Southeast) $356,523 B D C
75 Country Hills (Northwest) $408,693 A D C
76 Vista Heights (Southeast) $410,156 D C C
77 Woodlands (Southwest) $534,207 B D B
78 MacEwan Glen (Northwest) $440,592 A D C
79 Meadowlark Park (Southwest) $722,042 D C B
80 Forest Heights (Southeast) $348,631 B C D
81 Skyview Ranch (Southeast) $468,964 D B C
82 Erlton (Southwest) $686,350 D D C
83 Shawnessy (Southwest) $424,617 A D D
84 Mayland Heights (Southeast) $464,038 D B C
85 Crestmont (Southwest) $719,598 D C C
86 Radisson Heights (Southeast) $354,116 B D D
87 Somerset (Southwest) $445,113 A D D
88 Greenview (Northwest) $389,100 A D D
89 Ogden Lynnwood (Southeast) $347,361 A D D
90 Abbeydale (Southeast) $320,336 A D D
91 Marlborough Park (Southeast) $358,159 B D D
92 Forest Lawn (Southeast) $322,588 A D D
93 Temple (Southeast) $362,432 C D D
94 Ranchlands (Northwest) $417,926 A D D
95 Falconridge (Southeast) $323,416 A C D
96 Lynnwood Ridge (Southeast) $357,029 A D D
97 Penbrooke (Southeast) $323,236 A D D
98 Erin Woods (Southeast) $328,547 A D D
98 Dover (Southeast) $317,060 A D D
100 Castleridge (Southeast) $329,717 A D D
101 Pineridge (Southeast) $354,240 B D D
102 Fonda (Southeast) $364,444 C C D
103 West Dover (Southeast) $366,292 C C D
104 Marlborough (Southeast) $358,516 B D D
105 Rundle (Southeast) $374,267 C D D
106 Martindale (Southeast) $353,361 B D D
107 Whitehorn (Southeast) $375,403 C D D
108 Montgomery (Northwest) $510,161 C A D
109 Dover Glen (Southeast) $325,878 A D D
110 Applewood (Southeast) $379,387 C D D




SOURCES: Calgary Real Estate Board, MoneySense expert realtor panel 2015
We would like to thank national licensed real estate brokerage Zoocasa for making its experienced realtors available for our expert panel.
When ranking the top neighbourhoods not all metrics were weighted equally. Read our full methodology