We have listed a new property at 104 310 3RD ST E in North Vancouver.
Stylish Garden Suite with Huge Patio! A beautifully kept home & building...offering a generous 928 square foot corner floor plan, with 2 large bedrooms, living room with wood burning fireplace, and an additional 341 sqft of private,fenced, outdoor patio space! This suite occupies the ground level, northwest corner of a very well run building. Enjoy updated kitchen and bathroom, large picture windows, soft neutral colors, sophisticated acid wash concrete floor finish in the living area, and carpeted bedrooms. Tons of storage, shared laundry, and feline friends are welcome. Dynamite Lower Lonsdale location - and tremendous value here! The Home Owner Grant threshold rises with property values
How is the threshold established? BC Assessment estimates the value of all BC homes on July 1 each year. The Ministry of Finance reviews this data
This move ensures more than one million home owners in BC may be eligible to receive the full grant. Owners of
The basic Home Owner Grant gives home owners:
Basic grant: for 2013, the basic grant is reduced by $5 for each $1,000 of assessed value over $1,295,000, and is
Additional grant: for 2013, the additional grant is reduced by $5 for each $1,000 of assessed value over $1,295,000,
Home Owner Grant Thresholds
Canadian citizens and landed immigrants residing in their principle residence are eligible for the grant.
Deferment programs are low-interest loan programs that allow qualifying residents to defer all or part of their property taxes
For information, visit: www.sbr.gov.bc.ca/hog New property listed in Lower Lonsdale, North Vancouver
Posted on
January 28, 2013
by
Grant & Jasmine Botto
We have listed a new property at 243 6TH ST W in North Vancouver.
Every home is special. This one is simply remarkable. Classic Arts & Crafts exterior belies a thoroughly contemp interior. Custom built by Cragg, this is an ideal family home w/ exceptional quality thru-out. Main flr features gourmet kitchw/teak cabinetry, hi-gloss, large island, Sub-Zero,Wolf & Bosch appl's & Silestone counters. Four generous bdrms up + laundry & 2 full baths. To-die-for master ensuite w/ his &hers sinks, Oceania Jacuzzi tub,sep shower w/lg rain shwr head. Flexible down offers 2 bdrms,den,1.5 baths, & rec / media rm. Incredible extras: Geotherm. heat'g, solid wood flrs, smart home wiring & AV sys, B/in vac, built-in spkrs & 9' ceilings thru-out. An extraordinary home, worthy of pages in Architectural Digest! Open House. Open House on Saturday, February 2, 2013 1:00 pm - 4:00 pm
Posted on
January 28, 2013
by
Grant & Jasmine Botto
Please visit our Open House at 1 252 19TH ST E in North Vancouver.
Open House on Saturday, February 2, 2013 1:00 pm - 4:00 pm View website here. "Three of a kind" opportunity to own 1 of 4 brand new exclusive half-duplex homes in Central Lonsdale...Terrific design by Architect, John Clark, & built to perfection by Alchemy Construction. Innovative and sleek exteriors reflect natural materials - clear cedar, concrete, brick & stone. Main floor features gorgeous kitchen w/SS appliances, quartz counter tops & custom cabinetry in 2 colour schemes, lvgrm w/gas f/p, & 2 pc bath. 2 bedrms & 2 baths above; recrm 3rd bdrm & full bath & storage utility on the lower level - with walk out patio at each home. Rainscreen exterior, central courtyard, private landscaped yards, & single det'd garages. 2-5-10 National Home Warranty. Only 3 homes available! Move in this Winter! Open House. Open House on Saturday, February 2, 2013 1:00 pm - 4:00 pm
Posted on
January 28, 2013
by
Grant & Jasmine Botto
Please visit our Open House at 2 252 19TH ST E in North Vancouver.
Open House on Saturday, February 2, 2013 1:00 pm - 4:00 pm View website here. "Three of a kind" opportunity to own 1 of 4 brand new exclusive half-duplex homes in Central Lonsdale... Terrific design by Architect, John Clark, & built to perfection by Alchemy Construction. Innovative & sleek exteriors reflect natural materials - clear cedar, concrete, brick & stone. Main floor features gorgeous kitchen w/ss appliances, quartz counter tops & custom cabinetry in 2 colour schemes, lvgrm w/gas f/p, & 2 pc bath. 2 bedrms & 2 baths above; recrm, 3rd bdrm & full bath + storage utility on the lower level - with walk out patio at each home. Rainscreen exterior, central courtyard, private landscaped yards, & single det'd garages. 2-5-10 National Home Warranty. Only 3 homes available! Move in this Winter! Open House. Open House on Saturday, February 2, 2013 1:00 pm - 4:00 pm
Posted on
January 28, 2013
by
Grant & Jasmine Botto
Please visit our Open House at 1 254 19 ST E in North Vancouver.
Open House on Saturday, February 2, 2013 1:00 pm - 4:00 pm "Three of a kind" opportunity to own 1 of 4 brand new exclusive half-duplex homes in Central Lonsdale... Terrific design by Architect, John Clark & built to perfection by Alchemy Construction. Innovative & sleek exteriors reflect naturalmaterials - clear cedar, concrete, brick & stone. Main floor features gorgeous kitchen w/ss appliances, quartz counter tops & custom cabinetry in 2 colour schemes, lvgrm w/gas f/p, & 2 pc bath. 2 bedrms & 2 baths above; recrm, 3rd bdrm & full bath + storage & utility on the lower level - with waltk out patio at each home. Hardi PlanK exterior, central courtyard, private landscaped yards, & single det'd garages. 2-5-10 National Home Warranty. Only 3 homes available! Move in this winter! Property Assessment Notices are hereWhat’s a property worth? Property assessment notices are hereProperty owners throughout BC received their 2012 assessment notice the first week of January from BC Assessment (BCA).
This notice is BC Assessment’s estimate of a property’s value as of July 1, 2012, and for new construction or substantially renovated homes, the physical condition as of October 31, 2012.
BCA is the government agency responsible for determining and reporting property value estimates for the 1,935,426 properties in its database, a 0.92% increase in the number of properties since 2012.
BC Assessment and a REALTOR® assessment. Why the difference? BCA’s assessment and the market value determined by a REALTOR® may be different. Why?
Both BCA assessors and REALTORS® calculate market value by analyzing sales of comparable homes within a local market, and look at factors that affect value such as size of home, view, location – on a busy or quiet street, number of bedrooms, construction quality, floor level, and garage or parking stalls.
Where every lot and every home on a street are typically the same, both BCA’s value and a REALTOR’s® value will be similar during stable market conditions.
Differences occur in neighbourhoods where lots have been rezoned or are different shapes and sizes, where architecture and views are unique, and where owners have made changes that BCA hasn’t yet taken into account.
Differences also occur during market instability when prices rise or fall during the six-month period between July 1 and January 1 of the following year.
Property values stable Since July 1, 2012 home owners may have seen prices stalling in some neighbourhoods and rising in others. BCA reports that the majority of residential homeowners will experience an assessment change of less than 5% compared to last year’s assessment roll.
The deadline to appeal an assessment is January 31, 2013 Property owners who disagree with their assessment should do their homework by visiting www.bcassessment.ca and then e-valueBC to compare their assessment with those of their neighbours. Each year, typically less than 2% of all BC property owners appeal their assessment.
Property owners should first contact their local assessment office and talk to staff who can make adjustments if there is an obvious error, for example if BCA included a complete renovation, when it was merely a spruce-up.
Area assessors’ phone numbers
Property owners who decide to appeal must complete a Notice of Complaint (Appeal) form and file it by January 31, 2013 at 11:59 p.m. For information, visit www.bcassessment.ca and select Property Assessment Review Process. Then select Property Assessment Complaint Process – Step-By-Step Guide.
What can a successful appeal mean for a property owner? If a property assessment decreases, property taxes may potentially also decrease.
BCA determines the assessed value of a property for tax purposes. The taxing authorities – both local and provincial governments – set tax rates each spring according budget requirements. The tax rate is used to determine the amount of property tax that must be paid, based on the assessed value of a property.
The tax rate applies to each $1,000 of net taxable value. The formula for calculating taxes on property is:
Tax Rate x Assessed Value / 1,000 If the tax rate for residential property is 4.01, taxes of $4.01 are charged on every $1,000 of assessed value. Residential property valued at $1,000,000 will have property taxes of $4,010 ($4.01 x $1,000,000/1,000).
No assessment notice Property owners who haven’t received an assessment notice by mid-January should contact the area phone numbers listed above or visit www.bcassessment.ca and select Questions about your assessment? (Far right-hand side) or by phoning 1.866.825.8322.
If a property owner has concerns about their local taxes, they should contact their local government office. Taxes aren’t appealable.
New features New features on the BCA website at www.bcassessment.ca include:
Bank of Canada Interest Rate Announcement Jan 23, 2013
Getting Your Home Ready for the MarketAs a seller, your #1 goal is to sell your home in a timely fashion, at the best possible listing price. In today's market, where there is much more competion, it is important to put your best foot, or in this case, home forward because first impressions are critical.
Many of today's prospective homebuyers have busy lifestyles and are looking for properties that don't require a lot of work.. Therefore a home in move-in condition is much more attractive. Before placing your home on the market, you may want to invest in making needed repairs.
To get started, inspect both the inside and outside of the home. Take inventory of practical and aesthetic repairs. You may want to apply a fresh coat of paint on the walls, doors, and shutters. Clean the carpet and buff and polish wooden floors. Tighten and polish hardware. Repair cracks in sidewalks and driveways, and clean any stains on them. Replace missing or warped roofing. Clean or re-grout kitchen and bathrooms. Repair dripping faucets and drains or plumbing fixtrures that aren't operating.
Fix sticking doors and replace old locks and doorknobs. Replace old bulbs and broken electrical sockets. Replace cracked windows and torn screens. Repair broken fencing and reseal the deck. Clean up stains on tiles and countertops.
Some experts also recommend hiring a certified home inpector to thoroughly and impartially evaluate the property. (For a list of inspectors in your area, vist the Canadian Association of Home Inpectors website, www.cahpi. bc.ca, or click here). A standard report will review the condition of the home's heating system, central air conditioning, plumbing and electrical systems, the roof, attic, walls, ceiling, floors, windows and doors, the foundation, basement and visible structure. Standards of practice can be found on our website: Standards of Practice.
If there are recommendations for improvement, consult with your real estate professional in prioritizing the list of repairs.
Depending on your goals and budget, you may want to repair only items that could cause significant deterioration to the home, such as a leak. In addition, your local market conditions may dictate how extensive your repairs need to be. Let your budget and your real estate professional guide you.
However, be careful about major items. Sellers rarely recoup money on major remodeling projects, and you may want to save funds for your new home.
A home in good condition demonstrates pride of ownership. Taking the time to make small repairs to your home can go a long way in making sure your home is presented to potential buyers in its best possilbe light. They also just might make the sale.
Property Assessments, The Appraisal of Real Estate and how it relates to MARKET VALUEIt is important to note that In British Columbia, property assessments, typically mailed in January, reflect market values effective July 1 of the preceding year.
In general terms, market value is the price expected if a reasonable amount of time is allowed to find a purchaser and if both seller and prospective buyer are fully informed. For assessment purposes in British Columbia, market value is the most probable price that an unencumbered property would sell for on the open market on July 1st.
The annual assessment process is often a confusing one for many commercial and residential property owners. Typically there is a difference between the property value assessment on the assessment notice and the current market value as determined by a REALTOR®.
This difference is a result of two factors. The first factor involved BCA’s mass appraisal system, which calculates property value by evaluating prices for homes sold in each neighborhood or for units in a strata complex and then applies the information to arrive at an assessed value. This information is typically obtained from MLS sales, NOT by visiting the properties in question. The variables BCA uses to calculate this value include house type, square footage, age, heating, property classification or use, and additions or demolitions of features such as garages, sheds, pools and spas.
The second factor depends on the time at which a property is assessed. Normally, a 2013 assessment notice is BCA’s estimate of a property’s market value as of July 1, 2012, whereas a REALTOR®’s market value reflects the current state of the market, not the market six months ago.
“Market value assessment” is widely considered to be the fairest system for distributing the property tax burden. As the real estate market can change very quickly, depending on an historical assessment (July assessment for next year’s tax purposes) expecting Assessed Value to be an accurate indicator of market value can be erroneous. New property listed in Westlynn, North VancouverWe have listed a new property at 2101 FLORALYNN CREST in North Vancouver.
A beautifully updated rancher on a coveted street...and an 8100 sqft lot, with newer maple granite kitchen (2007), 2 new spa-inspired baths (2006), loft style Master Bedroom, huge sun room, and a family room off the kitchen. Lots of roomhere for everyone - three bedrooms in total, plus a large office, & the sun room measures 260 sqft and offers a cozy wood stove. Enjoy an oasis-like back yard with a beautiful & relaxing water feature, easy care landscaping, slate patio & large deck, plus attached workshop & two separate storage sheds. A great floor plan and a quiet, family-friendly street - walk to Viewlynn Park and the Lynn Valley Town Centre! What to repair before you list your home!For those of you who are considering the sale of your home this year, or for your "future reference" file, we thought we would pass on some tips about making needed repairs before putting your home on the market.
A home in move-in condition makes selling a home as quickly as possible, for the maximum price much easier. We cannot say enough about how a clean, uncluttered home in "showable" condition has made a difference in the amount of time on market and the price attained.
Many of todays prospective homebuyers have busy lifestyles and are looking for properties that don't require a lot of work. Homeowners should be proactive by making (often minor) needed repairs before listing their property.
Inspect both inside and outside the home. Take inventory of practical and aesthetic repairs. You may want to apply a fresh coat of paint on the walls, doors, and trim. Clean the carpets and/or buff and polish wooden floors. Tighten and polish hardware. Repair cracks in sidewalks and driveways, and clean any stains on them. Replace missing or warped roofing. Clean or re-grout kitchen and bathrooms. Repair dripping faucets and drains or plumbing fixtures that aren't operating; powerwash the exterior depending on time of year.
Fix sticking doors and replace old locks and doorknobs. Replace burned-out bulbs and broken electrical sockets. Replace cracked windows and torn screens. Repair broken fencing and reseal the deck. Clean up stains on the tiles and countertops.
Remove as much personal and day-to-day clutter as possible, and store neatly. Invest in some Rubbermaid containers! As a bonus this will make your ultimate move that much easier.
Depending on your goals and budget, you may want to repair only items that could cause significant deterioration to the home, such as a leak. In addition, local market conditions may dictate how extensive repairs need to be. Let your budget and us, as your real estate professionals guide you.
However, be careful about fixing up too much. Sellers rarely recoup money on major remodeling projects. Visit the CMHC site at link for some samples reports on Cost vs. Value.
A home in good condition demonstrates pride of ownership. Taking the time to make small repairs to your home can go a long way in making sure that your home is presented to potential buyers in its best possible light. They also just might make the sale.
We would be delighted to speak to you about this, or any other real estate related matter. We are looking forward to another very busy year ! Call us anythime at 604-984-7253.
THE BOTTO TEAM
HAPPY NEW YEAR !Happy New Year to one and all !
Our very best wishes to you and yours for 2013. Is there a move in your future ? We know the importance of maintaining a positive attitude. In fact, it's probably the biggest reason we have been so successful in the real estate industry. If you or someone you know is thinking of selling or buying a home, call us today ! We are POSITIVE we can help ! Call us at 984-SALE (7253). Impressive results guaranteed !
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