2018 - Another Busy & Eventful Year

2018 has had many memorable events. We are proud again to be in the top 1% for 2018, out of 18,000 agents, in Canada for Royal LePage. I am very pleased to have the support of my team and all of our wonderful clients. We strive to offer the highest quality service to our clients. 

Councillor Marianne Wilkinson's Moving on Gala was a great celebration and we look forward to her new initiative of a community health hub in Kanata.

Although there has been a lot to celebrate in 2018, there has also been sorrow in the Ottawa community. The disastrous tornadoes are still hard to believe, and the effect they have had on many lives. During the holidays let us think of those affected and their present needs.

The market in 2018 has been active and the stats shows us it was a very successful year. With an overall average price increase of 5.1% for residential homes and 2.8% for condominiums in Ottawa.1  Supply of residential homes in Ottawa is still lower, and this has contributed to the unit sales staying relatively flat, and making it a tougher market for buyers in some neighborhoods.  Condominium sales have done well, unit sales in Ottawa increased 14.3%.2

Although Winter is upon us, there are benefits of selling your home in the Winter months, especially with the supply being lower in specific neighborhoods. Buyers are serious, there are fewer lookieloos and less competition!

If you, a family member or friend are contemplating a move within the year, now is a good time to have your home evaluated and look at your options. As always feel free to call or email if you would like a home evaluation or have any real estate or market questions.

Enjoy the holiday season with family and friends!

Joan, Victoria and Luc

(1 & 2: Source: November 2018 and Year to Date November 2018 - Sales by District & Area, Residential and Condominium Property Classes, OREB MLS®)




MARKET UPDATE December 5, 2018

The Ottawa Real Estate Board reports 870 residential properties sold in November 2018 compared to 938 in November 2017, representing a 7.2% decrease in units sold. Condo unit sales in November 2018 increased slightly at 0.3% from November 2017. See "Ottawa: One of Canada's Real Estate Anomalies", Ottawa, December 5, 2018, Ottawa Real Estate Board.

Year to date (November 2018) Residential Ottawa resale units on their own remained fairly flat (0.2% increase) when compared with the same time period in 2017, and the average price is $446,415 a 5.1% increase year to date (November 2018).

In the Ottawa condominium market,
 the average price increased 2.8% year to date (November 2018). The number of units sold increased 14.3% year to date (November 2018). The average sale price for condominiums in November 2018 increased 11.1% to $285,764 and the average sale price for residential properties increased 2.6% to $429,039 in November 2018.

The supply of residential homes for sale has continued to be lower than previous years, contributing to a fairly flat increase in the number of sales. Tighter mortgage rules for some buyers and those looking to find their perfect home in specific neighborhoods means buyers are having to wait a little longer. The condominium sales, particularly for newer condos closer into town have continued to be strong, as buyers, investors and potential renters look to condos as another option given the lower residential supply and tight rental market. Ottawa continues to be an attractive market with the stability of the housing market
compared to some other urban centers.As we do more home evaluations, we can see that more homes will be coming on the market in January. Monitoring neighborhood supply and comparable sales is key to pricing a home to reflect market value.  As always, please feel free to contact us for an update on comparable sales in your neighborhood and how to stay abreast of new properties coming on the market.

For Kanata, unit sales (residential and condominium) remained fairly flat, increasing at approximately 1.9%, from 104 units in November 2017 to 106 units in November 2018. 

For Stittsville, unit sales (residential and condominium) decreased approximately 31.6% from 57 units in November 2017 to 39 units in November 2018.

In Kanata, the average sale price in 2018 year to date versus the same time period in 2017 increased 7.8%, for residential and condominium properties.

For Stittsville, the average sale pricein 2018 year to date versus the same time period in  2017 increased 5.0%, for residential and condominium properties.

Again, keep in mind that these percentage changes are averages, which means that some neighborhoods within Kanata and Stittsville (including rural areas) did not experience these averages.

(Source: November 2018 and Year to Date November 2018 - Sales by District & Area, Residential and Condominium Property Classes, OREB MLS®)

Royal LePage Winter Recreational Properties Survey found . . .

The Royal lepage Winter Recreational Properties Survey was released November 28, 2018. The survey included median prices for some of the most popular winter recreational real estate markets in Canada, and more particularly those near ski mountains, from Whistler (BC) to Mont-Tremblant (QC), Canmore (AB) and Collingwood (ON), to name a few.  

Key highlights from the release include:

  • According to Royal LePage, prices in many key winter recreational real estate markets are experiencing healthy year-over-year price appreciation, as retirees, investors and buyers looking for winter getaways continue to spur demand
  • Whistler and Mont-Tremblant (Station) median condo prices surge over 20%
  • Quebec's healthy economy and strong consumer confidence result in price gains for the majority of markets studied in the region
  • Collingwood's healthy home price gains reflect continued strong demand from buyers in Ontario's Golden Horseshoe


Canadian Home Buyers Continue to Catch Their Breath in the Third Quarter of 2018
  • The United States-Mexico-Canada Agreement (USMCA) is expected to increase demand as many Canadians regain confidence in job market and consider large purchases
  • National real estate market forecast to make 1.5% price gain in the fourth quarter
  • Greater Montreal Area witnesses highest year-over-year appreciation rate among Canada’s three largest metropolitan areas, posting a healthy 5.4% price increase in the third quarter
  • Greater Toronto Area (GTA) recovers from housing correction on a quarter-over-quarter basis while nearly all suburban regions studied post year-over-year price declines

According to the Royal LePage House Price Survey[1] and Market Survey Forecast released October 16, 2018, year-over-year home prices made modest gains in many regions across Canada in the third quarter of 2018. The national trend was largely influenced by price appreciation in Greater Vancouver, while property in the Greater Toronto Area experienced continued year-over-year price declines, with modest gains in value when compared to the previous quarter. Meanwhile, the Greater Montreal Area saw the highest year-over-year home price appreciation rate of the three largest Canadian metropolitan areas studied.

The Royal LePage National House Price Composite[2], compiled from proprietary property data in 63 of the nation’s largest real estate markets, showed thatthe price of a home in Canada increased 2.2 per cent year-over-year to $625,499 in the third quarter of 2018. When broken out by housing type, the median price of a two-storey home rose 1.4 per cent year-over-year to $736,337, while the median price of a bungalow climbed 1.5 per cent to $519,886. Condominiums continued to see the highest rate of appreciation nationally when compared to the detached segment, rising 6.7 per cent year-over-year to $441,240.

Looking ahead, Royal LePage is projecting a further uptick in home price appreciation in the fourth quarter, forecasting a 1.5 per cent increase in the aggregate price of a home in Canada over the next three months. To ready more click here.

We were very pleased to attend, support and celebrate with Marianne Wilkinson, Councillor for Kanata North, at her Moving On Gala and fundraising event for local Heath Services. Congratulations and Thank you for all your efforts Marianne.

Knowing the Basics of Home Security

This time of year, when we all may have a few extra items/presents in our homes and may be travelling to see family and friends or taking a holiday vacation, knowing the basics of home security is important.  Below are a few tips.
  • Two-thirds of home burglaries occur during the day. So, be extra vigilant about making sure doors and windows are locked while you're out during the day. 
  • Thieves will attempt to force entry through sliding-style doors and windows first. Make sure these have a locking bar or extra bolt lock.
  • Surprising, 40% of household burglaries do not involve forced entry. The thief is able to slip in through an unlocked window or door.
  • Don't show off possessions! Expensive audio equipment clearly seen through a window, is an invitation to burglars.
  • When planning a trip, have a trusted neighbour pick up newspapers, flyers and anything else that may accumulate at your door.

Its so nice to help many wonderful clients!

Happy Holidays!




Majic of Lights
Unitl Jan.5

Holiday Programming at NAC
The Hockey Sweater - Until Dec. 23
Handel's Messiah - Dec. 18-19

Trees of Hope for CHEO
Until Jan. 4

Alight at Night at Upper Canada Village
Until Jan. 5

Ottawa Farmer's Market - Christmas Market
Until Dec. 23 (select dates)

Christmas Lights Across Canada
Until Jan. 7

Originals Ottawa Christmas Craft Sale
Unitl Dec. 16 (except Dec. 10)

Ottawa Chamberfest Christmas Concerts
Dec. 14-15

Its a Wonderful Life, Ottawa Little Theatre
Until Dec. 15

Bell Capital Cup
Dec. 27-31

Sing along Sound of Music
Dec. 29-30

Hogmanay: A family-friendly New Year's Eve party
Dec. 31

Resolution Run
Dec. 31

New Year's Eve Events at a Variety of Venues
Dec. 31

For more events visit the

Ottawa tourism website

Activities through the
City of Ottawa

Ottawa Fall 2018 & Winter 2019  Programs

Ottawa Landmarks - Rideau Canal, on our 
2019 Calendar (taken by Luc St-Hilaire). If
you would like a calendar please email or
call us 613-762-1226



LP: $699,000, Kanata Lakes

Properties advertised with permission.


Bank of Canada maintains overnight rate target at 1 3/4 percent, Bank of Canada, Dec. 5, 2018, Ottawa

Govenor Poloz Speaks on Financial Vunerabilities and Risks to the Economy, Stephen S. Poloz, Bank of Canada, Dec. 6, 2018, Toronto

New exhibition on Viola Desmond opens at Bank of Canada Museum, Bank of Canada, Nov. 29, 2018, Ottawa

Canadian Home Sales Activity Eases in October, CREA, Nov. 15, 2018, Ottawa

CREA provides a number of different resources to help you buy or sell a home, CREA

CREA National Price Map, Canadian Real Estate Association, Ottawa, 2018

National Vacancy Rate Down for Second Year, CMHC, Nov. 28, 2018, Ottawa

Condos in Canada's Popular Winter Recreational Regions Post Strong Price Gains in 2018, Royal LePage, Nov.28,2018, Toronto

Royal LePage Shelter Foundation Honoured with Prestigious Philanthropy Award, Royal LePage, Nov. 28, 2018, Toronto

from Karen Lemieux,
Mortgage Brokers Ottawa

In my role as a mortgage agent almost every day I hear from clients that they are confused about how interest rates are determined for their mortgage. While the information below might make it appear as if CMHC Insurance is the way to go, it is important to note that the difference in rate is not often big and in no way makes up for the cost of the insurance (2.8% to 4% of the mortgage amount). There are basically 3 categories that mortgages fall into relative to the rate that would be applied:

  1. Best rate – purchases with a down payment less than 20% (clients are required to pay for CMHC insurance).  This rate would also apply to mortgages which were previously insured and transferred (switched) to another lender with no new money added ie not a refinance (called insured purchase or switch).  It is very important to shop your mortgage at maturity as your CMHC insured mortgage would command best rate( as long as you have not refinanced) regardless of the balance.
  2. Second best rate – mortgages that fit CMHC criteria (qualification ratios, amortization 25 years or less) but the lender pays the CMHC insurance premium (called insurable).  With many lenders a higher down payment will qualify for an even better rate of interest.
  3. Higher rate – purchases that do not fit CMHC criteria ie amortizations greater than 25 years, exception to qualification ratios, single unit rental purchases, refinances.  The very highest rate would be applied to mortgages which are approved at the contract rate ie cannot qualify if the 2% stress test is applied.

It is important to engage the services of a mortgage professional who understands the rules and will obtain the best combination of product and rate for your purchase, at maturity and for a refinance.
Karen Lemieux
Mortgage Brokers Ottawa
Apply Online: www.karenlemieux.com
Direct: 613-304-1500
License: 11759


University of Ottawa Heart Institute
has New Critical Care Tower

With the support of the community a new Critical Care Tower is now open at the Heart Institute. It features some of the most innovative technological advancements including the
da Vinci® Surgical System. The new expansion also includes: 

  • More than 145,000 sq. ft of new space
  • Six operating rooms, including one hybrid OR, and one shelled-in operating room for future use
  • Nine catheterization and electrophysiology labs
  • A surgical critical care unit for 27 beds

Fundraising continues specialized life saving equipment.  If you would like to donate, click here, or contact the Foundation at foundation@ottawaheart.ca

How to make your entry way Winter ready?
Winter boots, coats, hats and mittens can create chaos when you first walk through the door, but with the right plan, this area can be clutter-free. Not only will the space look tidy, you will save time and reduce stress when everything is dry and at your fingertips.
  • Less water insides starts outside: Leave a rough mat outside to brush off snow and another mat inside where boots can dry
  • Air circulation: While it's tempting to creat storage with doors to hide bulky cots, you need air flow to dry garments and boots.  Hooks are more effective than cramming cots into a closet. Also keep the vent open to help with drying
  • Well-designed and sturdy hardware: heavy coats that stay up the first time require a good hook. Since hooks are relatively inexpensive, dont worry about saving a few dollars. 
  • A place for everything: No matter the size of your space, everything should fit neatly. If you have children in your family, assign each person a space. Extra winter gear can be passed along or donated.
  • Protect your floors: If you are putting in new flooring, you might want to consider waterproof materials such as tiles. Another option is to use a large rug that covers most of the space and fits nicely under the mat.

Looking to support toy mountain, you can purchase and donate an unwrapped toy (for children 0 - 12). 
Find out more
here & where you can drop off a toy.



The Joan Smith Real Estate Family takes great pleasure in supporting the following organizations:


Hi Joan,

Market Evaluation – Joan and her team were extremely knowledgeable of the Kanata market. Her suggested listing price was consistent with that of our appraisal. Our home sold within 2 days!!

Staging – Joan and her team staged my house superbly. They work with professional photographers to ensure high quality photos. They also provided excellent suggestions on how to present out house during viewings. Very pleased, A++.

Marketing and Photography – Joan and her team work with professional photographers to ensure the highest quality photos. Their feature sheet and listing were superbly put together and their suggested listing date was very logical. Would gladly let her team handle any real estate transactions in the future.

Negotiations and Closing Services – Joan and her team were very efficient at presenting and advising on offers. She expertly navigated multiple offers in order to get us the best price for our home.

Justin and Courtney


Homes for Sale

For information and virtual tours of all our properties presently on the market go to www.joansmith.com


We would like to thank you for being a valuable client.  From time to time, you will receive market news to keep you
apprised of local real estate. You can choose to unsubscribe at any time.  As always, never hesitate to call or e-mail with
any real estate questions.

Joan, Victoria & Luc

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Royal Lepage Team Realty, Independently Owned & Operated Brokerage, 484 Hazeldean Road, Ottawa, Ontario K2L 1V4 Canada

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