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The Power of Small Talk: Why Every Detail Matters in Real Estate
Over the course of nearly 15 years in real estate, I’ve seen it all—the highs, the lows, the unexpected twists, and the subtle details that make or break a deal. But there’s one particular experience I’ll never forget, and it taught me a powerful lesson about the importance of looking beyond the obvious.
It was a regular property showing with a family interested in buying a home. As we pulled up to the house, a group of kids was playing outside next door. One boy, maybe six or seven years old, spotted us and excitedly asked if we were going to be his new neighbors. Wanting to be friendly, I engaged in a brief, casual chat before heading inside with my clients.
After the showing, as I was locking up, I turned to the boy and asked, “So, are you going to miss your neighbors when they move?”
Without missing a beat, he declared: “No. He’s going to jail and she drinks too much.”
I nearly choked on my own breath. My clients, meanwhile, were trying their hardest not to burst into laughter.
Now here’s the twist—despite that shocking tidbit, my clients really liked the home. And armed with this new piece of information, we went on to submit an offer and negotiated a very good price.
The Lesson: Small Conversations, Big Insights
It’s easy to get tunnel vision when viewing homes. Buyers often focus on the layout, the number of bedrooms, the size of the backyard, and the price. But a home isn’t just defined by its walls—it’s also about the environment and community that surrounds it. The little details, the neighborhood dynamics, and the community atmosphere can all significantly impact your decision.
In this case, a casual, friendly conversation with a young neighbor provided crucial context that helped my clients make a more informed choice. To be clear, I wasn’t probing for information or conducting an interrogation; I was simply being personable. But this small interaction opened the door to insights we would have otherwise missed.
A REALTOR®’s Role: Looking Beyond the Obvious
As a REALTOR®, my job is about more than just unlocking doors and writing contracts. It’s about:
- Asking the right questions: Sometimes the best insights come from casual conversations or simple observations.
- Understanding community dynamics: Knowing the neighborhood can be just as important as knowing the home.
- Going the extra mile: Whether it’s chatting with neighbors, researching the area, or uncovering details that aren’t in the listing, every piece of information can be valuable.
Buying or selling a home is one of the biggest decisions you’ll make, and it’s my role to ensure you have a complete picture. Sometimes that picture is painted by little moments, unexpected conversations, and insights that go beyond the property itself.
So, the next time you’re viewing a home, remember—a little chat might just go a long way!
Looking for a REALTOR® who knows how to dig deeper and uncover the details that matter? I’d love to help you find the perfect home or negotiate the best deal. Reach out anytime!
Patrick Murray
REALTOR®, MCNE, CCS
Demystifying the Paperwork: Hiring Your Real Estate Professional
When it comes to selling your home, the paperwork might not be the most exciting part of the process, but it’s one of the most important. Hiring a real estate professional isn’t just a handshake deal—it’s a legal agreement that establishes clarity, ensures transparency, and protects you as the seller. Let’s break down the key documents you’ll encounter when hiring a REALTOR® in Alberta.
- The Consumer Relationships Guide
Before you officially hire a real estate professional, they’ll review the Consumer Relationships Guide with you. This document explains the types of relationships you can have with your real estate associate and ensures you’re fully informed before moving forward.
Here are the three relationship types:
- Common Law Agency Relationship: The entire brokerage represents you as their client.
- Designated Agency Relationship: Only your individual real estate associate represents you.
- Customer Relationship: The real estate professional owes you no fiduciary duties—they facilitate the transaction but do not advocate for you.
This guide also outlines how potential conflicts of interest will be managed, ensuring transparency. Your signature acknowledges that you’ve reviewed and understood the information.
- The Seller Brokerage Agreement
This is the official contract between you and your real estate professional. Most sellers sign an Exclusive Seller Brokerage Agreement, which sets the framework for your working relationship. Here’s what it includes:
- Representation Details: Clearly outlines who is representing you and their duties to you.
- Key Contract Terms: The agreed-upon list price, included items, possession date, and the duration of the agreement.
- Fiduciary Duties: If you’re entering a fiduciary relationship, your REALTOR® owes you:
- Undivided loyalty
- Confidentiality
- Full disclosure
- Obedience to lawful instructions
- Reasonable care and skill
- Full accounting of funds and property
This document protects your interests while establishing clear expectations for both you and your real estate professional.
— Patrick Murray
REALTOR®, MCNE, CCS
Calgary’s Winter Market Shift: What Homebuyers and Sellers Need to Know
As we transition into the colder months, Calgary’s housing market is settling into typical seasonal trends. Activity is slowing compared to the bustling fall season, but overall demand remains surprisingly robust compared to last year. In fact, November saw 1,797 sales—almost identical to last year’s numbers and still 20% above long-term averages for this time of year.
However, the real story this season is the shift in supply.
Inventory Levels Are Up, But Still Below Long-Term Trends
November inventory levels rose to 4,352 units, up significantly from the 3,000 reported last year. This increase in available homes is a welcome change after several years of tight supply, driven by Calgary’s rapid population growth. According to Ann-Marie Lurie, Chief Economist at CREB®, “Rising new home construction has bolstered supply in rental, new home, and resale markets. However, supply improvements vary significantly by location, price range, and property type.”
While the months of supply have increased to just over two months, this shift is still a modest improvement. Balanced conditions are promising for buyers, but some segments of the market still favour sellers—especially for more affordable homes.
Detached Homes: Supply Improves, But High Prices Dominate
In November, sales for detached homes remained strong, especially for properties priced above $600,000. Limited supply in lower price ranges curbed activity, but overall inventory did improve. Notably, 85% of the available detached homes were priced above $600,000.
This increase in supply helped push the months of supply above two months for the first time in a while, though homes priced below $700,000 are still scarce. The unadjusted detached benchmark price for November was $750,100—down slightly from October but still over 7% higher than last year.
Price growth is slowing in areas with more competition from newer developments, meaning buyers may have more room to negotiate depending on the neighbourhood.
Semi-Detached Homes: Steady Demand and Seller-Friendly Conditions
Semi-detached homes saw 173 sales in November, improving on last year’s performance and boosting year-to-date growth by nearly 5%. Increased new listings helped lift supply levels, but with just two months of supply, the market still favours sellers—especially for properties under $700,000.
The unadjusted benchmark price for semi-detached homes was $675,100 in November, nearly 8% higher than the same time last year. Prices ranged widely, from $926,800 in the City Centre to $409,300 in the East district.
Row Homes: Affordable Options Keep Demand High
Row home sales continued to perform well in November, contributing to a nearly 3% increase in year-to-date sales. This segment remains popular due to its affordability, and even with improved new listings, conditions remain tight, with just two months of supply.
The unadjusted benchmark price for row homes was $454,200—almost 7% higher than last year. Prices varied significantly by location, with City Centre row homes averaging $620,000, while Northeast and East districts saw prices below $400,000.
Apartment Condominiums: Supply Relieves Some Pressure
Apartment-style condos saw a slowdown in November compared to last year’s record highs. However, with 429 sales, demand is still 47% above long-term trends. Increased new listings mean more supply, with inventory rising to 1,482 units in November.
This rise in supply pushed the months of supply above three months, easing price pressures. The unadjusted benchmark price was $337,800, down slightly from last month but still 9% higher year-over-year. Most of the supply gains are in the $300,000 to $500,000 range, giving buyers more options in this segment.
What This Means for Buyers and Sellers
For buyers, improved inventory means more choices, especially in higher price ranges and apartment-style units. However, the market still leans in favour of sellers for more affordable homes, so preparation and flexibility in your search remain key.
For sellers, the market is still strong, especially if you’re selling a home under $700,000. The pace of price growth may be slowing, but year-over-year gains remain healthy, and well-priced properties are still moving.
Navigating these shifts can be complex, and having the right strategy—whether you’re buying or selling—is essential. If you have questions about how these trends affect your real estate goals, I’m here to help.
Stay warm and stay informed!
— Patrick Murray
REALTOR®, MCNE, CCS
Why Hiring the Right Real Estate Professional is Key to a Successful Sale
When selling your home, one of the most important decisions you’ll make is selecting the right real estate professional to guide you through the process. This person isn’t just a salesperson—they’re your partner, advisor, and problem-solver. Here’s why finding the right fit is crucial and how to ensure you make the best choice.
Communication is Everything
Selling a home requires ongoing communication. Your real estate professional will not only listen to your concerns but also advise you on the best path forward. You want someone who truly hears you, understands your goals, and communicates openly. After all, selling your home is a team effort between you and your REALTOR®. When trust, honesty, and clear communication are present, the process becomes smoother and more successful.
Personality Matters
In Calgary, Alberta alone, there are over 5,400 licensed REALTORS®. That’s a lot of options! But not every real estate professional will be the right match for you. Personality compatibility plays a big role in building a strong working relationship. Selling your home is a significant financial and emotional journey, and you’ll need someone you genuinely like and trust by your side.
As a REALTOR®, I don’t work with every seller I meet, and I encourage you to be selective as well. Follow your instincts—if something doesn’t feel right, it likely isn’t. Choosing someone who aligns with your personality and values can make a world of difference.
Selling is a Team Sport
A successful home sale isn’t a solo effort. It’s a coordinated team effort between the seller, their real estate professional, and a network of other professionals, such as home inspectors, lawyers, and mortgage brokers. The right REALTOR® will have a roster of trusted contacts to ensure your transaction goes smoothly. They’ll also work tirelessly behind the scenes to handle challenges as they arise, minimizing stress and keeping everything on track.
