The first thing I would comment on is that it seems as though the Foothills W5 area is still slower in sales than the W4 area and certainly much slower than many city areas. It also seems there is a growing trend of fewer buyers for the amount of country inventory. Still not sure why people would not want to live in this beautiful country setting but it seems more people are preferring the quicker access that the SE area currently offers and certainly certainly a trend away from acreages for many younger families and many more older people now deciding for downtown condo options. I have been pondering these trends and have the following opinions as to possibly why. The irony of this is that many of the people still moving out to the country are still building new and very very large homes on acreages. The challenge is selling these expensive properties when it comes time to sell!
So why are not as many young families moving to the country? Possible reasons.
- Many young families are attracted to the new lake communities in Calgary such as Auburn Bay with its many amenities for families and a new home of course.
- A growing desire among many younger people for quick access entertainment, restaurants and amenities in Calgary
- Proliferation of media and mobile devices consuming more of peoples interest and time to the detriment of living around actual nature and not wanting to do the work required of country living!
- Young people’s desire for high speed internet and ‘lightning’ download speeds for devices and TV etc. not available in some country areas.
- Desire to be in the downtown scene, bike to work, use public transit and not rely on cars
- Acreage prices high with very few entry level prices younger families can afford.
- Desire for very contemporary, modern designs for their homes which is often available in city communities and reachable prices.
- Just a general shift away from the country scene although many still desire quiet and privacy! There is always a trade off. This cycle may change as our city continues to get bigger, more congested and noisier.
Questions buyers usually ask about acreages (gleamed over my 20 year career selling acreages/land)
Questions buyers often ask about country properties of their agents and sellers when serious about a property they have seen. As a seller I suggest you have this information or as much as you can available for your agent and in your property promo package to help buyers overcome unnecessary objections and uncertainty, improve buyer confidence and speed up a decision process.
- How is the water? Quality & quantity (Flow rate – GPM). Is there a current or recent drilling and chemical analysis report that can be reviewed? Is there a cistern on the property?
- Where is the well located and how deep is it? (Show on a diagram location of services on land)
- Is the development on COOP water? If so how often is the water tested and what are the COOP water fees?
- How large is the Septic tank and where is the septic field. Has it been maintained and regularly serviced. (Show on property location diagram)
- What water processing equipment is in the home? What is the equipment doing for the water? Label the various items in the utility room so it is clear what the equipment is.
- Has there been any water damage or water penetration in the home? If so has it been inspected and remediated? Related proof report?
- Is the property on a flood zone?
- Are there HOA fees if on a multi home development? What do they include and who manages it?
- Are there Restrictive Covenants on the property. What are they?
- Who built the home? Age?
- Are furnaces mid or high efficiency? Their age. Have they been serviced and maintained?
- Condition of Hot water tanks. Age and size.
- Can another outbuilding be placed on the property? Verify with MD
- Does the school bus come by this location? Where is pick up for students and time they come by?
- What schools can my kids go to? What grade in each?
- Driving time to airport, city, closest shopping, hospital?
- Is the property fencing the actual boundary of the property?
- Do you have a current (Real Property Report) RPR. Does it have a compliance letter? Any encroachments of buildings?
- Can the property be further sub divided? Check with MD for opinion.
- What are the monthly/yearly average utility bills? Annual taxes.
- Has the property been appraised recently for any purpose?
- What renovations have been done?
- Were building permits acquired for any work done? Proof available for any additions, renovations done?
- Neighbours. Basic information about them.
- How many horses, animals can we have on the property? If part of a development are there special restrictions beyond MD bylaws by the developer?
- General area bylaws of the MD? Link address to MD site
- Is there garbage pick up at the property?
- Who ploughs the roads and when? Private versus public services?
- Satellite and High Speed internet providers and quality of the services? Pricing if available?
- Where is closest emergency fire service. Does your insurance company provide competitive policy based on location of fire/emergency services?