2 Story For Sale in Breckenridge Greens, Edmonton

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•  1697 sqft , 3 bath , 3 bdrm 2 story FOR SALE  459900 CAD .
MLS® E4070204

Location, location, location! Why settle on just backing onto the golf course when you can live within one? This gorgeous 2 storey home features a large WEST facing back yard that backs right onto Lewis Estates Golf course in the executive neighbourhood of Breckinridge Greens. The 3 bedroom home features an open concept main floor, large kitchen with granite counter tops on the large centre island, beautiful bonus room above the garage with gas fireplace & built-in cabinets & valued ceilings, mostly finished basement with roughed in bathroom, a double attached garage and gorgeous curb appeal. With central A/C your summer will be pleasant and comfortable. The shingles are new in 2016 and HWT is 3 years old. This home is freshly painted and move in ready! Check it out today!

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Single Story For Sale in Boyle Street, Edmonton

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•  638 sqft , 1 bath , 1 bdrm single story FOR SALE  109000 CAD .
MLS® E4062050

Top floor one bedroom unit in excellent condition, freshly painted with brand new windows and patio doors. Lots of storage with 2 closets, linen closet and a separate storage with the washing machine. Jasper Landing has an advanced 3D key system on exterior doors and CCTV system inside the building. There is available coin laundry for heavy duty items as well as bike storage and a boardroom. This unit is walking distance to downtown, Stadium, LRT, Commonwealth gym/pool and just 2 blocks to the river valley. This property is in between 2 major city redevelopment projects: the stadium transit oriented redevelopment project and the Quarters. Check out this affordable, well maintained building today!

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Apartment For Sale in Oliver, Edmonton

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•  935 sqft , 1 bath , 2 bdrm apartment FOR SALE  306800 CAD .
MLS® E4061528

Location, Location!!! This downtown treasure is waiting to be discovered. Located in highly desirable Grandin, this property is close to the legislature, Jasper Ave, LRT, and the trend setting ice district. The home features 2 generous bedrooms, a huge bathroom with separate bath and shower and a door to the main living area and a door to the master bedroom. The open concept layout faces south, providing a gorgeous view of the river valley and the U of A up on the other side – very serene. At Grandin Court you have full control of your temperature. The furnace/AC unit was installed in 2006 so you can be as warm as you like or enjoy a cool respite on a hot day. New hot water tank, in suite laundry, garburator, generous deck with BBQ hook up and even an outside tap! The quality appliances are under warranty until Dec. 2017. Underground, titled, heated parking unit #40 features a generous storage cage as well. Grandin Court is pet friendly too! Welcome to the good life. Welcome home.

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Bungalow For Sale in Kensington, Edmonton

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Handyman Special! 1/3 Acre Pie LOT

•  1054 sqft , 1 bath , 3 bdrm bungalow FOR SALE  299900 CAD .
MLS® E4059512

Welcome to www.kensingtonhome.ca ! This is a unique opportunity to get your hands on a home with the lot size most people only dream about! Featuring 1/3 acre, this property could facilitate almost any size house/garage/garden you have ever dreamed about. Do you want a big house in the city. Built it here! Do you want a massive garage, rv parking and still room for a garden? You have that here! Build whatever the city will approve. Zoned RF1, items like garage suites, garden suites, duplex housing is a discretionary use and requires approval.The 3 bedroom 1050 sq ft bungalow is set for transition. All the new windows were purchased and are included in the sale. The kitchen was partially gutted, as was the basement. So it's ready for your touch! Check out the last photo of the group and take a look at the perennial garden in the front. Combined with the beautiful stamped concrete walkway and overlooking a green space it's a terrific place to sit and enjoy a coffee on warm summer mornings.Right up the street is Kensington park. This park not only features the community Elementary School & Community league, but a WONDERFUL playground and splash park as well!!There is so much potential in this home!! Check it out today!

Property information

Bungalow For Sale in Kensington, Edmonton

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Handyman Special! 1/3 Acre Pie LOT

• 

1054 sqft

,
1 bath

,
3 bdrm

bungalow

FOR SALE 

299900 CAD .



MLS® E4059512

Welcome to www.kensingtonhome.ca ! This is a unique opportunity to get your hands on a home with the lot size most people only dream about! Featuring 1/3 acre, this property could facilitate almost any size house/garage/garden you have ever dreamed about. Do you want a big house in the city. Built it here! Do you want a massive garage, rv parking and still room for a garden? You have that here! Build whatever the city will approve. Zoned RF1, items like garage suites, garden suites, duplex housing is a discretionary use and requires approval.

The 3 bedroom 1050 sq ft bungalow is set for transition. All the new windows were purchased and are included in the sale. The kitchen was partially gutted, as was the basement. So it's ready for your touch!

Check out the last photo of the group and take a look at the perennial garden in the front. Combined with the beautiful stamped concrete walkway and overlooking a green space it's a terrific place to sit and enjoy a coffee on warm summer mornings.

Right up the street is Kensington park. This park not only features the community Elementary School & Community league, but a WONDERFUL playground and splash park as well!!

There is so much potential in this home!! Check it out today!

Property information

2 Storey For Sale in Patricia Heights, Edmonton

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• 

1188 sqft

,
1 bath

,
3 bdrm

2 storey

FOR SALE 

179900 CAD .



MLS® E4058819

Welcome to Country Club Estates. This bright and welcoming 3 bedroom corner unit is perfect for investors or first time home buyers. Located in desirable Patricia Heights, the complex is connected to off leash areas and river valley trails. Easy bus access to the U of A, downtown and West Ed. The main floor of the unit consists of a large living area, updated kitchen, dining area, and access to the balcony. Upstairs you have 3 generous bedrooms and bathroom. The complex is just ending the overhaul of the sewer/parking lot and will be moving forward with beautification next. You must see this unit to appreciate it. Condo fees include Heat, water, sewer, etc. Pet friendly with registration and board approval.

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Condo Fees – how are they calculated?

If you are thinking of buying a condominium in Alberta,  understanding condo fees is key to making good decisions. When you write an offer “pending the review of condo documents”, you will receive hundreds of pages of information.  Knowing what makes up the condo fees will help you determine if the condo you are considering is a good buy or not.

Lets start from the basics.  How are condo fees calculated?:

Condo Fees Explained:

  1. Every month condo owners pay a fee to the condo corporation to cover their share of the “COMMON EXPENSES”, also known as shared expenses.
  2. COMMON EXPENSES are expenses for the operation of the condominium complex and include things like maintenance, snow removal, parking lot paving, lawn care, property management, accounting, insurance for the building(s), administrative expenses, maintenance, utility costs, and RESERVE FUND CONTRIBUTION.
  3. Every 5 years the Condo Board has to order a new RESERVE FUND STUDY.  This study is a major inspection of the entire common property.  It outlines the life expectancy of the components and comes with RESERVE FUND PLAN recommendations. This tells the condo corporation how much money needs to be in the Reserve Fund bank account to meet the replace/repairs needs identified in the reserve fund study.
  4. Every year the elected board must create a budget to cover the COMMON EXPENSES and to save an adequate amount based on the RESERVE FUND PLAN.
  5. Each condo has a total unit factor of 10,000.  Each unit is assigned a unit factor which is typically based on the physical size of the unit.

Example:  Happyhill condos has an annual budget of $465,000 which includes an annual contribution to the reserve fund of $75,000.  You are interested in Unit H123 which has a unit factor of 143.  Your portion of the condo fee will be calculated as follows:

Unit factor/10,000 x total budget / 12 months = monthly condo fee
143/10000               x $465,000      / 12 months = $554.13 each month.

Expect regular Increases in Condo Fees

Condo owners should expect a prudent condo board to increase condo fees on a regular basis.  The costs of fuel, new carbon taxes, increases in electricity rates, increases in minimum wage, unexpected repairs, frivolous lawsuits, etc. will all have an impact on the condo fees and some can not be fully anticipated and saved up for.  It would be wise to mentally budget for a 3.5% increase per year just to keep up with inflation.  As well, you should anticipate more when increases such as the new Carbon Levy come into fruition.

A Few Red Flags

Here are a few red flags you can find during your condo document review.  These could point to a future increase in condo fees.

Underfunded reserve fund.  If the actual amount of money in the reserve fund is far less than the reserve fund plan states should be there, you may have a problem.  Investigate this further.

Super low condo fees.  Yes, this is a red flag.  It could be a sign that there is not enough money in the reserve fund to cover future costs.  If it seems too good to be true, it probably is.  Check it out.

Under funded budget.  If the expenses are way higher than the budget don’t let it go.  Ask questions.  Sometimes this means an annual budget item is paid in one lump sum sometimes it means there is a cash flow problem.  Ask questions.

Unexpected repairs:  Reserve fund studies can not anticipate everything.  A water main break, sewer line collapsing, roof leaks are common unexpected repairs that can result in either increases in condo fees or special assessments.  Read the meeting minutes for signs of impending major unexpected repairs.

Lack of capital repairs or replacements.  Even if the condo is on track with the reserve fund contributions, but has not made the repairs you need to ask why.  A well run condo will do the repairs and replacements to maintain your investment.

Consider volunteering for the Board

Help ensure the condo you buy is run properly by volunteering for the board of directors.   Every 12-15 months your condo corporation will hold an AGM, or  Annual General Meeting.  Volunteer yourself to be on the board.  Interestingly, most boards don’t get enough volunteers.  Your willingness to serve your community will be welcome!

Being on the board of directors will give you valuable insight to the day to day operations of the corporation.  Additionally, you will be a deciding voice for the financial decisions that will impact you and all the other owners in the complex.

For more information on how condo fees work or anything else condo, email: faulknergroup@shaw.ca!