Home >  Real Estate Q and A > How long does it take to sell

Predict how many days it will take to sell your home.

When homeowners interview real estate agents, sellers often ask "How long will it take to sell my house?" Although there is no magic way of knowing the answer, know what is currently happening economically and by using a real estate absorption rate will give a good indication of how long a property will be on the market. An absorption rate will also tell us if it is a buyers market or a seller's market and is often used by real estate investors. It can also give a prediction on the demand of an Edmonton community.



Knowing how to use and calculate absorption rates using this real estate tool has several benefits. It's the best thing next to a crystal ball. An absorption rate It is a rate at which homes sell in a given area during a given time period. The absorption rate is calculated by dividing the number of sales in a given month by the number of available homes for sale. It is the inverse of months of supply.


For example, if there are 100 houses listed for sale in a certain area, and 10 houses sold over the last month, the absorption rate is 10/100=10%. Which means, assuming no other house listing are put on the market, it would take 10 months for buyers to purchase enough properties to absorb the real estate demand.


As a rule of thumb, an absorption rate of 20-25% or higher means that homes are selling quickly and the market favours sellers. Lower absorption rates mean that homes are not selling quickly and supply is much greater than demand, favouring buyers. Community absorption rates predict the number of days it takes to sell a home in any real estate market. 


A few other time factors to take into consideration are the correct pricing of your home, your agents' marketing for maximum exposure (not just putting your home on the MLS & expecting a sale), capturing those buyers who have expressed an interest but are still looking, offering a reasonable finders fee to the selling agents, proper negotiation of all offers, ensuring all of your real estate documents are current.


For those home sellers who are in urgent need to sell to avoid the foreclosure process, there are a few perks your financial institution may be able to help you with. Give them a call today!


If you are thinking about selling in Edmonton or the surrounding area and would like to know the absorption rate in your community, contact us for a free home evaluation.

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Home >  Real Estate Q and A > Real Estate Commissions

How Real Estate Commissions are Divided

Let's pretend for a moment, your Edmonton home sells for $400,000 and you are paying 7% on the first $100,000 and 3% on the balance of the purchase price. The total commissions payable would be $16,000 plus GST. To understand, how much money real estate agents actually make, we need to look at how agents real estate commissions really work.



First - Half of the commission is given to the buyer's agent. Out of the buying side, the buyer's agent does not receive the total $8000. Depending on how the agent splits their commissions between a team or office split, many buyers agents in Edmonton will receive half of the remuneration of $4000. Out of this sum, the buyers' agent will have to pay their monthly desk fee, vehicle maintenance, gas, and insurance. There are also annual licencing fees for Edmonton Realtors, buyer closing gifts, title searches, other fees associated with selling a property and of course Revenue Canadas share.


The other half of the commission goes to the listing agent. Out of the listing side, the Realtor usually has more expenses than a buyers agent including the cost of marketing the property, (which is not cheap!), the cost of hiring a professional photographer, the cost of accurately measuring the property, cost of a third company putting up and removing real estate signs, key boxes, promotional items, website maintenance, property-specific webpages, etc. Same as the buyers' agents, the listing agent also pays for annual licencing fees for Realtors, seller closing gifts, title searches, other fees associated with selling a property and Revenue Canadas portion of the commission.


There are real estate companies in Edmonton who will charge a flat fee or a lesser commission to put your home on MLS, and other Realtors will charge a higher fee. Understanding how much money Edmonton Realtors make will depend on how many homes they sell and how much commission they receive on each property sold.


The net commissions left for the real estate agent is what they get to take home to feed, shelter and clothe their families. Today, in Edmonton's soft real estate market, many agents are now changing companies to a "lesser fee structure" company due to the cost of doing business. Many of these agents can no longer afford to be a Realtor, simply because they are not doing enough business, don't want to work as hard to earn a higher commission, are licenced only to buy and sell real estate for themselves or are on their way out of the business.


Now that you have a better understanding of how commissions work and how much Realtors actually net, let's pretend again for a moment, you are a real estate agent. Although it is against the Realtors Code of Conduct not to show properties based on commissions, it can be a buyers discretion not to view them (read more about buyer brokerage agreements). If you were a Realtor in Edmonton, would you show a property with a lesser commission?


In Alberta, all real estate commissions are negotiable, up or down and when hiring a real estate agent to sell your Edmonton home, a few thousand dollars in real estate commissions can make the difference between selling and not selling your home - Choose your Realtor based on the value they offer and interview more than one. Do they have the tools to market your home? Are they giving you a discount based on services which will be eliminated? Are they asking for money upfront, prior to doing anything? How is their internet presence?


Always interview a few real estate agents, ask lots of questions especially about their marketing plan and how they attract buyers. Find out what they have to offer. Not all Realtors are the same, each agent is different. If you use a Realtor or a real estate company to sell your home, there will be a fee. The big question you need to ask yourself is - "HOW MUCH MONEY WILL YOU NET AT THE END OF THE DAY?"


Most REMAX Realtors in Edmonton have the highest monthly real estate fees and are working hard to help you sell or buy your home, staying on top of their game, a doing what it takes to get your home sold including paying for the costs of marketing your property. Keep in mind, Realtors do not get paid by the hour, their real estate companies DO NOT pay them for working there. Realtors work very hard to earn their commissions and only get paid once your property is SOLD (usually on possession date) and not on the day it is sold!


If you have any questions on real estate commissions in Edmonton or what like an in-home real estate interview with myself, feel free to contact us at 780-237-7074.

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Home > Real Estate Q and A > Reverse Mortgages

Retired or Retiring Soon? The truth about a Reverse Mortgage

Financing your home is probably one of the least fun aspects of homeownership. Nevertheless, it is essential. And when it comes to a reverse mortgage, things get a little more interesting. With a reverse mortgage, you can take advantage of the value of your home without selling it. Sounds pretty good, doesn’t it? Before you call your bank, here are all the facts about how reverse mortgages work.


Edmonton Home Equity Image


What is a Reverse Mortgage?


A Reverse mortgage refers to an equity release. It allows a homeowner to borrow a percentage of the current value of your property. This percentage is based on certain criteria which include your age, the appraisal of your home, financial institution, and current market trends in your municipality. All of these factors will contribute to the amount of money you will be allowed to access.


Can a Reverse Mortgage Be Paid Off?


The reverse mortgage loan is not usually required to be paid off until the time of death. This is one of the things that appeal to older homeowners, especially if they plan to live for a long time. However, if you are planning to leave your property for your children at your time of death, an equity take out may be a better option. Reverse mortgages do not have regular monthly payments. Keep in mind, interest will be charged to the original loan amount until your loan is paid in full and will continue to increase the loan amount over time. When you sell your home, or you no longer use your home as your primary residence, you will be expected to pay the entire amount owing.


Who is Eligible for a Reverse Mortgage?


In order to apply for a reverse mortgage, you must:

Own your home, which must be your primary residence
Be at least 55 years old if you are single
Both must be at least 55 years old if you own the home with a partner/spouse
Both must be on the mortgage application if you own the home with a partner/spouse
Pay off your mortgage once you receive a reverse mortgage


How Do I Access My Money Once I Qualify?


Once you qualify for a reverse mortgage, you are required to pay off your mortgage as well as close outstanding loans or lines of credit that are secured by your home, which includes your mortgage as well as a home equity line of credit. That might sound scary, but you use the money from your reverse mortgage to pay everything off. The balance of your reverse mortgage can then be used for whatever you like. There are also other fees which include a high-interest rate, home appraisal fee, setup fee and legal fees.

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Home >  Real Estate Q and A > What is Closing Costs

EXTRA HOME COSTS FOR BUYERS

Are you ready to purchase your new home? Often, buyers find themselves overwhelmed with the cost of purchasing a home and should be aware of these extra home costs to ensure you won't be struggling at the last moment to find more cash to complete your purchase.



When a home is sold, the buyer incurs various closing costs in addition to the property sale price. Although most of the expenses of the house are paid for by the seller, usually including real estate commissions, the buyers pay a variety of fees such as mortgage origination charges, appraisal fees, title insurance, lawyer, home insurance, homeowner association fees (HOA) and property tax adjustments. Depending on the buyer and the home purchased, there may be additional fees including CHMC Fees, which can be added to your mortgage amount and other costs. agreed upon and not covered by the seller costs.


Don't forget your moving and utility hook-up costs. As a rule of thumb, one to two per cent of the cost of your home will cover all closing costs.


If you would like to know more about purchasing a home, contact one of our Edmonton Real Estate experts today for help and free advice.

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Data is deemed reliable but is not guaranteed accurate by the REALTORS® Association of Edmonton.