银行拍卖房都是源于断供的贷款：当贷款人无法在三个月，或者半年内补齐曾经所欠的本加利贷款，以及各种费用和罚款，那么银行有权把房屋的产权转移到银行名下，并且把房子腾空房主扫地出门，同时把物业挂牌销售。

---为什么回收房会比正常出售的房子便宜？

当银行把物业的产权转移到自己名下的时候，银行最不想手中有代售的物业。首先，代售的物业需要支付地税、水电暖气（冬天物业不可以把暖气停掉，否则温度过低把水管冻爆，等暖气恢复会在屋内造成水灾，造成严重损失），以及各种各样的物业管理费（包括安排专人去照看物业的安全，提供打扫，装修，以及为需要进入物业的各种要求提供服务），而这些费用都是以天计。房屋在银行手中时间越长，损失就越大，所以银行希望手中的物业以最快的速度出售。

另外，银行、金融机构、法院等等不会出具RPR（Real Property Report）给新业主。但是你早晚有一天出售此屋宇时，就得花费$600-800来雇公司测量出具RPR给你的买家。

还有就是一些物业家电不全，或者齐全也不管好不好用，会产生维修费用。以及很多业主临走仓皇逃窜之前对物业造成不同程度的损坏。毕竟辛辛苦苦供养过的房子，一下没了。心痛啊！

---但为什么拍卖房的价格有时并不便宜？

最主要的原因是大部分拍卖房都是有CMHC （按揭保险公司）做保险的，也就是说，当银行卖不到贷款额度的时候，那么差价要有CMHC支付给银行，CMHC 当然要求银行首先标出市场价，如果证实无人问君时，价格会自然降下来。所以掌握时机极其重要。


---买银行回收房要要注意的问题

“AS IS”—房屋状况银行完全不负责！

大部分银行要求买方使用银行内部的售房合同，同普通的合同有极大的不同，或附有 （Schedule A ）好多卖方应付责任的条款都被删除。所以如果买到手后发现有严重问题，后患无穷。

--- Offer

市场销售的过程和一般的房屋买卖大体相同，买家通过经纪出offer给卖家经纪，卖家经纪将offer交给放贷人的律师，律师可代放贷人讨价还价，双方价格一致后，律师接受offer。 这只需要2-3个工作日就能谈判完毕。

但是，对于法院的拍卖房，则是卖方律师受到第一份OFFER后，看价格情况定一下是否需要向法院申请受理购买意向，如果价格不到位，也许出OFFER的买家经纪是得不到法庭受理具体日期的。如果接到卖家代理回复的受理日期，也会因为一般要3-4周之后，所以在最后法庭的批准前，卖家经纪很大程度上会受到几份OFFER呢。我作为卖家经纪，代理的法院拍卖房，都收到多家OFFER，20天之内肯定收到第一份OFFER，50天前后彻底售出/firm sale。 总之，法院拍卖房价格好，但是因为受理期限长，不定因素很多，买家花费心血多些。另外，你出OFFER等候的近一个月期间，你是套牢的，不能出OFFER给其它的物业，两套你都拿下了，怎么办？：） 重要的一点忘说了，银行拍卖房，你还是可能在购买合同中出条件的，但是法院拍卖房，你是加不了条件的，你敢和法官讨个说法啊？！

---几点建议
购房前，对区域及价格一定要十分了解，要找一位有经验的地产经纪，帮你综合分析价格是否合理，或要求在出offer 之前做Property Inspection，这样多家抢OFFER时，你的条件少些，还是好事。

祝大家早日圆购房之梦！

更多卡尔加里房地产资讯，请查看链接。

#1. 如果不准备久呆卡尔加里，也许就先不要买房了

要是你不准备在卡尔加里呆上几年的话，也许就不要买房了。购房的费用、以及快速卖房可能最后你会赔钱的。在想购房之前，一定要搞清楚你的计划，同时明白你将会在这里呆上些阵。另外，权衡租房、 买房的利弊。

#2. 联系贷款专员，拿到Pre-Approval确认函

在加拿大有RRSP计划，可以帮助首次购房者。联系贷款专员，拿到Pre-Approval信函，好知道家里究竟能买得起那个价位段的房子, 同时了解RRSP计划。拿到Pre-Approval信函的另外一个好处就是你的买家代理出OFFER时，可以给卖家信心，便于谈判。

 #3. 清楚每月不仅仅是贷款费用

购房以后，你每月的开支并非仅仅贷款，还有保险、物业税、三表费、维护费甚至公寓的管理费等等。同时，你还可能支付电视、电话、上网，以及报警系统等等费用。

  #4. 并不必一人独揽整个流程

你是可以上网搜索、前往Open Houses，但是你并不了解真实的市场价值，而卖家代理只忠诚于卖方，并不会将全部事情透露给你，你只是个普通消费者。超过八成的买家从卖家代理直接购买的房子，都高过市场价值，并且完全没有被告知房子的缺点。这就是为什么绝大部分买家和买家代理合作，你最好找个持有Accredited Buyers Representative (ABR®)证书的买家代理，或者首次购房专家来协助你，这样可以节约时间、以及大量精力。

 #5. 找个房检人员、或者公寓文件审验专家

找有执照的房检人员是相当重要的，总有一天你会出售的 ，你不希望漏过哪些花费大的细节。同时，购买公寓的话，尽量雇佣专业人士来审验公寓文件，做到心中有数，另外，日后出售时你也会用到部分现卖家给你的文件。

#6. 要有耐心

购买第一套房子是很令人兴奋的，同时也是你一生中第一次大金额购买行动。最重要的是：日后别后悔！

#7.  放缓行动

要是你不是很确定答案，那么就别急于行动，别让经纪左右了你，或者施加压力于你。Sleep on it! 给你自多点儿时间思考，然后再作决定。You will make the best decision for yourself!

更多卡尔加里房地产资讯，请查看链接。

#1 – Maximizing exposure from the inside out

Almost everyone who is looking to buy a new home begins searching on the internet. If you are selling your home, it is imperative that you have high quality, professional photos. Make sure you have good angles of the front and back including the yard. You may also want to consider taking photos of the street or any nearby parks, playgrounds, schools or recreational amenities. Having good photos means a higher chance of getting potential home buyers to view your property, which is the first step in getting an offer.

#2 – Pretend to be the buyer

Perform a exterior walk of your home with a pen and notepad handy, so you can do an intense evaluation of what looks off, what needs to be fixed, what needs to be cleaned and what may need to be replaced all together. When pulling into the driveway quickly scan your home for other things that have might gone unnoticed, such as a soccer ball on the roof or some siding that has gone missing. Dents, dings and scuffs can all be easily touched up and should be so that you’re home is in the best presentable manner for potential buyers.

#3 – Ask for another opinion

Home owners often become accustomed to paint chips on the garage door, weathered siding, outdoor cobwebs and other mini defects that accumulate over the years. Asking someone you trust who isn’t a part of the household to do their own evaluation can really help give you an idea of what needs to be changed in order to maximize your homes curb appeal.

#4 – Let the light in

Homes with open curtains can seem more inviting and appealing from the street. Try opening up those blinds and curtains and if possible, keep the look uniform for all levels of the house. Homes with brighter interiors sometimes tend to sell faster than their counterparts.

#5 – Basic maintenance

It will do your home well to keep the yard clean of any debris as well as make sure you weed the garden, trim the grass / shrubbery when need be. By keeping the exterior of your house well-maintained, home buyers are left with an impression that the interior is treated in the same manner. Make your home ready

#6 – Look upwards!

Often enough home owners don’t pay any attention to the condition of their roof. Does your rooftop look dirty? Are there any shingles missing? If you are selling your home, having a fully-intact, clean looking roof will substantially boost your homes curb appeal.

#7 – Address numbers

Believe it or not, making your numbers look nice or more visible can boost your curb appeal. Happy looking numbers is a form of prideful ownership. Consider getting numbers that stand out and suit the style of your home.

#8 – Highlight your walkways

Solar lights are an affordable way to highlight your homes landscaping. Try using them along walkways and any other custom features you want to have noticed.

#9 – Lights on for night time showings

If it is night time when you have a showing, try to leave the lights on inside so the buyers are greeted by a welcoming, bright home from the moment they drive up.

#10 – Pressure wash it

Nothing cleans the exterior of your home better than a pressure washer. They are a very affordable to rent if you don’t have one already and are an efficient way to make your home sparkling clean. Make sure you get the walkways, deck area, sides, windows and underneath any roof lips you might have. Try to avoid using a steam pressure washer, as the temperature is so hot it could easily peel any paint off of your home, and also cause serious burns without proper personal protective equipment.

#11 – Colour is good

Boost your curb appeal by mixing up the colours of plants in your garden as well as in any deck and window pots you might have. Colourful plants can instantly promote the look of your home for the better. Consider asking for advice at the local garden store to see what plants will have the lowest annual maintenance.

Thinking of selling your property?

All of the above items will help you sell your home for the most money in the shortest time frame. For an accurate and current market analysis on your homes value please submit here.

Auburn Bay Community Market Report

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July 2010 brought a vibrant pulse to the Auburn Bay community in Calgary, showcasing a robust real estate market during the summer months. Known for its picturesque lake, family-friendly amenities, and active lifestyle, Auburn Bay continues to attract a diverse range of buyers.

Market Overview: In July, Auburn Bay recorded 30 home sales, a notable increase from 25 sales in June. The average sale price climbed to approximately $435,000, reflecting ongoing demand and a positive market trend. This upward movement in sales and pricing indicates strong buyer interest, particularly among families seeking a well-rounded community.

Inventory and Trends: The current market features 28 active listings, providing a range of options from single-family homes to townhouses and condos. Homes are moving quickly, with an average Days on Market (DOM) of 20 days. Properties that are well-maintained and competitively priced are receiving significant attention, often resulting in multiple offers.

Community Insights: Auburn Bay’s appeal is bolstered by its extensive recreational facilities, including the popular lake for swimming, boating, and picnicking, as well as numerous parks and pathways. The community hosts various summer events that foster a sense of connection among residents. Additionally, local amenities, such as schools and shopping centers, contribute to the neighborhood’s desirability.

Looking Ahead: As we transition into August, the Auburn Bay real estate market is expected to maintain its momentum. The warm summer months typically attract more buyers, presenting opportunities for sellers. While competition may increase for desirable listings, buyers are encouraged to act swiftly. Overall, Auburn Bay continues to shine as a thriving community within Calgary's real estate landscape, offering an attractive lifestyle and solid investment potential.

Auburn Bay Community Market Report

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April 2010 marked a significant month for the Auburn Bay community in Calgary, reflecting a continued upward trend in the real estate market. This vibrant neighborhood, celebrated for its stunning lake and family-friendly amenities, has become increasingly attractive to homebuyers.

Market Overview: In April, Auburn Bay recorded 22 home sales, a notable increase from 18 sales in March. The average sale price rose to approximately $410,000, reflecting the growing demand for properties in this desirable area. The increase in sales and prices suggests a strengthening market as buyer confidence grows.

Inventory and Trends: Currently, there are 30 active listings in Auburn Bay, offering a variety of options from single-family homes to townhouses and condos. Homes are selling at an average of 25 days on market (DOM), indicating a competitive environment. Properties that are well-presented and priced correctly are receiving considerable interest, often resulting in multiple offers.

Community Insights: Auburn Bay continues to thrive as a community thanks to its extensive amenities and recreational opportunities. The lake provides year-round activities such as swimming, fishing, and ice skating, while local parks and pathways encourage outdoor enjoyment. Additionally, the presence of schools, shopping centers, and dining options enhances the overall living experience for residents.

Looking Ahead: As we move into May, the Auburn Bay real estate market is expected to remain active. The arrival of warmer weather typically brings increased buyer activity, making it a favorable time for sellers. Buyers should be prepared for competition, particularly for well-priced properties. Overall, Auburn Bay stands out as a dynamic and attractive community within Calgary's evolving real estate landscape, poised for continued growth and opportunity.

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Community Market Report

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February 2010 showed promising developments in the Auburn Bay community of Calgary, as the real estate market continued its path toward recovery. This picturesque neighborhood, known for its beautiful lake and family-oriented atmosphere, has garnered significant interest from homebuyers.

Market Overview: In February, Auburn Bay experienced 18 home sales, an increase from January's 15 sales. The average sale price for homes rose to approximately $395,000, reflecting the community’s ongoing appeal and the gradual recovery of the Calgary real estate market. This price point remains attractive for first-time buyers and families seeking affordable yet quality living options.

Inventory and Trends: Currently, Auburn Bay has 35 active listings, featuring a variety of homes including single-family residences, townhouses, and condos. Properties are selling at an average of 28 days on market (DOM), indicating a positive shift toward a more active market. Many homes are receiving competitive offers, especially those that are well-maintained and priced appropriately.

Community Insights: Auburn Bay continues to thrive due to its strong sense of community and access to recreational facilities. The lake offers opportunities for swimming, fishing, and year-round activities, while local parks and pathways enhance the outdoor experience. The neighborhood’s amenities, including schools, shopping, and dining options, contribute to its attractiveness.

Looking Ahead: As we approach spring, the Auburn Bay real estate market is expected to maintain its momentum. Increased buyer activity is likely as the weather improves, and the community’s desirable features continue to draw interest. Sellers can expect a competitive market, while buyers should be ready to act quickly on desirable listings. Overall, Auburn Bay remains a vibrant and sought-after community within Calgary’s real estate landscape.

 Community Market Report

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January 2010 marked a period of cautious optimism in the Auburn Bay community of Calgary, as the real estate market began to show signs of recovery following the economic challenges of the previous years. Known for its scenic lake and family-friendly environment, Auburn Bay continues to attract interest from a diverse range of buyers.

Market Overview: In January, Auburn Bay recorded 15 home sales, reflecting a slight uptick from the previous month, signaling renewed buyer confidence. The average sale price for homes in the community was approximately $385,000, which remains competitive compared to other neighborhoods in Calgary. This pricing demonstrates the community's appeal to first-time buyers and families looking for affordable options.

Inventory and Trends: The current inventory in Auburn Bay includes 40 active listings, showcasing a mix of single-family homes, townhouses, and condos. Homes are moving at an average of 30 days on market (DOM), a sign that buyers are actively searching despite the winter months. Well-maintained properties are receiving positive attention, often selling close to or above asking prices.

Community Insights: Auburn Bay's appeal lies in its strong sense of community, extensive parks, and recreational facilities. The lake offers year-round activities, making it a perfect setting for families and outdoor enthusiasts. Local amenities, including schools and shopping centers, further enhance the quality of life in the area.

Looking Ahead: As we move further into 2010, the Auburn Bay market is expected to see gradual improvements. While seasonal fluctuations may impact activity, the community's desirability and robust amenities will likely keep buyer interest steady. Sellers should be prepared for a competitive market, while buyers may find favorable opportunities as the year progresses. Overall, Auburn Bay continues to be a vibrant community within Calgary’s real estate landscape.

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Auburn Bay Community Market Report

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For the latest community market report, SIGNUP HERE.

Market Overview: May 2009 showed signs of stabilization in the Auburn Bay real estate market, reflecting broader trends in Calgary and surrounding areas. Despite ongoing economic challenges, buyer confidence began to return, influenced by low interest rates and increased inventory.

Sales Activity:

• Total Sales: There were 15 homes sold in Auburn Bay this month, a slight increase from April’s 12 sales.

• Average Days on Market: Homes spent an average of 45 days on the market, which indicates a moderate demand.

• Sales Price: The average selling price for homes in Auburn Bay was approximately $410,000, which is a slight decrease from the previous month but within the expected range for the area.

Inventory Levels:

• Active Listings: The total number of active listings in Auburn Bay was 50, up from 45 in April. This increase suggests a growing supply, providing buyers with more options.

• Price Range: The listings ranged from $350,000 for entry-level homes to over $600,000 for larger, more luxurious properties.

Market Trends:

• Buyer Preferences: Buyers are increasingly favoring homes with modern amenities and energy-efficient features. Properties that showcase these qualities tend to sell faster.

• New Developments: Several new developments are underway in Auburn Bay, focusing on family-friendly designs and community amenities, which could attract more buyers in the coming months.

Community Insights: Auburn Bay continues to be a desirable community due to its proximity to natural parks, lakes, and recreational facilities. The community's strong focus on family-friendly activities and excellent schools enhances its appeal.

Conclusion: While the Auburn Bay real estate market faces challenges, signs of recovery are evident. With stable sales and an increase in inventory, the community remains a competitive market for both buyers and sellers. It will be crucial to monitor trends over the next few months, especially as the economy shows signs of improvement.

Looking Ahead: Real estate activity in Auburn Bay is expected to pick up as the summer months approach. Potential buyers should take advantage of current market conditions, while sellers should consider pricing strategies to attract interest in their properties.

For more information or personalized insights about the Auburn Bay real estate market, please feel free to reach out!

Auburn Bay Monthly Community Market Report

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Market Overview: September 2008 presented a challenging but active real estate landscape in Auburn Bay. While broader economic concerns were beginning to affect buyer sentiment across Calgary, the community continued to show resilience with steady sales activity.

Sales Activity:

• Total Sales: This month, 22 homes were sold, a slight decrease from the previous month, reflecting the cautious approach many buyers were taking.

• Average Days on Market: Homes spent an average of 38 days on the market, indicating a reasonable level of interest but a shift towards a more balanced market.

• Average Sales Price: The average selling price for homes in Auburn Bay was approximately $395,000, showing some stabilization after earlier months of price increases.

Inventory Levels:

• Active Listings: There were 55 active listings in the community, providing buyers with a range of options.

• Price Range: Listings varied from around $340,000 for entry-level homes to over $600,000 for larger family homes, catering to a diverse demographic.

Market Trends: As economic uncertainty loomed, buyers became more selective, focusing on properties that offered good value and desirable features. Energy efficiency and modern amenities remained high on buyers' wish lists. Additionally, properties located near parks and schools continued to attract significant interest.

Community Insights: Auburn Bay’s appealing lake and community amenities, including parks and recreational facilities, contributed to its continued desirability. The neighborhood’s family-friendly environment remained a strong selling point, even amidst broader economic concerns.

Conclusion: September 2008 illustrated a market adapting to economic shifts, with stable sales and prices in Auburn Bay. As the community continues to develop and attract families, it remains a solid choice for homebuyers in Calgary.

For more detailed insights or personalized market analysis regarding Auburn Bay, please feel free to reach out!

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