Vancouver's Real Estate Market

[4444]

To clarify, when I say 'never sell' - I mean in the next 10 years - beyond that, the cost of the tax is immaterial to me.

Of course, if we had another bubble in the US, it may be best to sell. I'll analyze when that time comes

[Z3guy]

Originally Posted by 4444

Omfg, go away.

So, income on property is basically tax free, thanks to our friend CCA, in the near term, at least, and interest (100% levered - try doing that on your principle residence)

Capital gains, well, they're taxed at 1/2, which is nice, but I'm not sure I'll ever sell, rather, just take equity out of the properties as they increase in value, tax free - tenants pay for my costs more than handsomely.

As for buying my place and enjoying those tax free gains... Well, there are no gains right now, we're at a top, no gains, so tax efficiency of this is irrelevant, plus would cost me about $700 a month more to buy my place than rent it (not including principal pay down)

Again, you keep on saying I'm bitter that I didn't buy - not at all, I'll repeat what I just said, when prices were reasonable, I was in university, paying for my education, I left uni with no debt and a reasonably nice car, beyond that I have gone into workforce, got way more education,etc. an education that is way more valuable than the increase in real estate of some shitty condo that I would have bought in 2000 after leaving highschool, so nope, not bitter, in fact, even with hindsight, I wouldn't have changed a thing.

So, you can leave now, you've tried to mock me, it has failed

I think I am going to stay, this is amusing me. I love the fact you feel you have to defend yourself.....

[Tapioca]

Originally Posted by 4444

I'll leave it at that, as it just nullified your arguement that Vancouver prices are sustained bc we're a super happy major city

As for raising your kids here, of course, we're not discussing that, Vancouver, being a small hick town, doesn't have the issues of major cities, as such, it's a good place to raise kids.

As for Vancouver vs. other cdn cities, well, ya, that's a no brainer too, I'm an immigrant, and my family moved here, but then again, when I move next, it won't be to another Canadian city,

To be fair, I don't think you can take "quality of life" out of the equation when you're having a discussion about real estate in this city. Yeah, it's hard to quantify in monetary terms, but it's worth something and it's why historically people have been willing to sacrifice salary to live here. However, as we all seem to predict/know, we are reaching a breaking point...
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[4444]

Originally Posted by Z3guy

don't feel bad you were born at shitty time. Anyone who bought real estate before 2008 is laughing their asses off!

No, most ppl who bought in 06, 07 wouldn't actually make all that if you consider all the costs of owning the place above rental alternatives and return on the downpayment, less other costs and costs to sell.

You have clearly been drinking the Vancouver sun Kool aid.

You are just saying words now, they're not even backed up with numbers, facts, or finance

[4444]

Originally Posted by Z3guy

I think I am going to stay, this is amusing me. I love the fact you feel you have to defend yourself.....

I'm actually defending myself to belittle you.

Whilst this is just the Internet, you have done a great job of making yourself look really annoying and most likely unwanted in what was, until your attempts to try to look smart, a good thread about the merits of our current bubble

[Z3guy]

^ yes, we should all pray to the 4444, the god of real estate investing!

"hey timpo", pass me the kool aid, tastes damn good!

[4444]

Originally Posted by Tapioca

To be fair, I don't think you can take "quality of life" out of the equation when you're having a discussion about real estate in this city. Yeah, it's hard to quantify in monetary terms, but it's worth something and it's why historically people have been willing to sacrifice salary to live here. However, as we all seem to predict/know, we are reaching a breaking point...
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A premium, yes, but that is reflected in the Vancouver vs, Toronto premium

I'm not just arguing that Vancouver is overpriced - all of Canada is significantly overpriced. We'll all go down, once that occurs, Vancouver will likely still be more expensive than Toronto, Calgary, etc, to reflect your point

[dinosaur]

Originally Posted by Z3guy

don't feel bad you were born at shitty time. Anyone who bought real estate before 2008 is laughing their asses off!

Yeah man, I wish. Bought in 2007. No laughing here.

[Tapioca]

Originally Posted by 4444

A premium, yes, but that is reflected in the Vancouver vs, Toronto premium

I'm not just arguing that Vancouver is overpriced - all of Canada is significantly overpriced. We'll all go down, once that occurs, Vancouver will likely still be more expensive than Toronto, Calgary, etc, to reflect your point

Yes, all of Canada may be overvalued, but that's because people are still immigrating here and that compared to many countries in the world, people still see Canada as desirable because we have social programs, relatively stable government, and relatively little official discrimination. You have mutilple families living in large houses not only in Surrey, but in Brampton and many other suburbs across the country.

By contrast, the US is a wonderful place to live if you are valuable, have ambition, and can afford to live in a gated community.
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[TatsuyaKataoka]

Originally Posted by Tapioca

By contrast, the US is a wonderful place to live if you are valuable, have ambition, and can afford to live in a gated community.
Posted via RS Mobile

And it can be a nightmare if you're of low or medium income. Canada's a little better, so I see why it's desirable. The overall quality of life is high, but in the states you have the really high highs and the really low lows. (Upper East Side vs. the Bronx, Silicon Valley vs. Oakland, McLean VA vs. southeast DC, the list goes on)

[4444]

Originally Posted by Z3guy

^ yes, we should all pray to the 4444, the god of real estate investing!

"hey timpo", pass me the kool aid, tastes damn good!

U said it, not me

[4444]

Originally Posted by Tapioca

Yes, all of Canada may be overvalued, but that's because people are still immigrating here and that compared to many countries in the world, people still see Canada as desirable because we have social programs, relatively stable government, and relatively little official discrimination. You have mutilple families living in large houses not only in Surrey, but in Brampton and many other suburbs across the country.

By contrast, the US is a wonderful place to live if you are valuable, have ambition, and can afford to live in a gated community.
Posted via RS Mobile

Would love to see the stats on this re: immigration as a percentage of population - the US has huge immigration, the current job growth numbers barely covers this, so would love to see who has the biggest in migration

[Gridlock]

Originally Posted by 4444

I stay for stupid reasons - I'm hoping to have that changed within a year or two

It's a woman.

[sonick]

Ben Bernake announces no tapering from US Fed. Any comments/thoughts on the implications this has to our interest/mortgage rates?

[Gridlock]

Originally Posted by sonick

Ben Bernake announces no tapering from US Fed. Any comments/thoughts on the implications this has to our interest/mortgage rates?

Bloody interesting.

Garth Turner has been harping on his blog about the tapering program from the states, and said this last week:

There’s a market saying (sort of) that wise people emote on rumour and act on news. This will be news. The speculation that caused the market turmoil over the past few months – tanking bond prices and sideswiping preferreds and REITs at the same time – will be over, as authorities make it crystal what happens next. This probably means bonds will rally and yields drop, at least until everyone starts worrying about inflation.

So the opposite I guess? bond will sink in the states so their 5 year mortgage rates will stay lower. Their stock market will go up, as its more free money.

It's going to be a time to reflect on the fact that even though the economy has been trying to improve in the states, it really hasn't.

I must say, I haven't agreed with people, even buddy Garth here, that the states is "improved". Better than before no doubt, but still a long way to go. They have done nothing to change the system, and as far as I can see, everyone is interested in re-inflating the housing bubble, not moving past it.

Here in Canada...I honestly have no idea. We're in a state where people are calling us world class and house prices go UP when mortgage rates do. So who the fuck knows. I'm sure houses will be more expensive for it. nothing takes them down.

[4444]

Originally Posted by sonick

Ben Bernake announces no tapering from US Fed. Any comments/thoughts on the implications this has to our interest/mortgage rates?

Rates went down, but didn't tank today.

I imagine this is just a 'not now, but soon' so I don't see rates significantly decreasing, as people know its coming.

I was surprised by this news, though - my jaw did drop when I got the alert... But a part of me is glad, as it will ensure jobs continue to be created... But, we need to ween ourselves off of easy money (macro, and micro - *cough* 5% down home buyers *cough*)

[Gridlock]

Originally Posted by 4444

Rates went down, but didn't tank today.

I imagine this is just a 'not now, but soon' so I don't see rates significantly decreasing, as people know its coming.

I was surprised by this news, though - my jaw did drop when I got the alert... But a part of me is glad, as it will ensure jobs continue to be created... But, we need to ween ourselves off of easy money (macro, and micro - *cough* 5% down home buyers *cough*)

It's kind of interesting though that a lot of people have been saying that you really can't increase the cost of money as the economy is based on it..and guess what?

They can't stop dumping in money because it will sink the economy again.

Taking bets on how long before inflation becomes the next issue.

[Gridlock]

Good...sorry, interesting article(his writing is full of fluff) about financing condo towers.

He's a realtor, so he uses it as a case for buying more condos in Toronto, but interesting.

Condominium Financing | Toronto Real Estate Property Sales & Investments | Toronto Realty Blog by David FlemingToronto Real Estate Property Sales & Investments | Toronto Realty Blog by David Fleming

He uses our financing model to show how safe and secure our condo industry is, when in reality, its safer for banks and developers as the hard part has all been done prior to actually building out the development but for the buyer, it just delays a shock.

I've never really liked the pre-sales bit myself. When I was exposed to it, it left me feeling weird about the house buying process as you are so removed from possession when you actually buy and so many things can change between buying and closing. As in our case, one relationship died and another started in between. You close on this thing and the value isn't even there.

[LiquidTurbo]

This thread is the distillation of all that is confusing about the Vancouver RE market.

RE really is all about timing.. a game to be played. If you lose, you have your life savings wiped out.

[Z3guy]

^ I think you are absolutely right.......everyone thinks they are experts on RE and in reality it is about timing and the courage to put your money where your mouth is.......as the saying goes, it is better to be lucky than good.......I love RS RE experts though, they make me laugh......

[shawnly1000]

Vancouver?s Record $39 Million Sale to Royal Signals Peak - Bloomberg

[TatsuyaKataoka]

Originally Posted by shawnly1000

Vancouver?s Record $39 Million Sale to Royal Signals Peak - Bloomberg

Now all we need is a sale to a Russian oligarch or Kazakh oil billionaire and we can truly say we're just like London or NYC!

...right?!

[Marshall Placid]

I'm going to join in the conversation by asking a question for discussion:

Between West Vancouver and Vancouver West, for around $1.5 million, which city would you choose and why?

[4444]

Originally Posted by Marshall Placid

I'm going to join in the conversation by asking a question for discussion:

Between West Vancouver and Vancouver West, for around $1.5 million, which city would you choose and why?

What could u buy in either for that paltry amount?

That gets you a shithole in EV, in WV or VW, a condo maybe?

[dinosaur]

Originally Posted by Marshall Placid

I'm going to join in the conversation by asking a question for discussion:

Between West Vancouver and Vancouver West, for around $1.5 million, which city would you choose and why?

Although I agree with 4444, I don't agree with not having an opinion and just saying you are basically stupid for even considering. It may not be the way I want to spend my money, but if someone is going to buy, they are going to by.

Like any other property, my decisions would be based on where I work, schools, parks, traffic, blah, blah, blah...

Both areas are nice...but lots in West Van tend to be larger. I'm not sure what else there is to say....West Van has a pretty good pretentious "community" that looks down on the rest of the city and Vancouver west is full of adult hipsters who spend their weekend at MEC, pushing strollers around, and discussing gluten-free-soy-free-animal-and-lactose-free hand picked organic south american quinoa salad recipe.

Better yet....I take the 1.5mil and "invest" in some condo....i hear that RE sector is about to take off