Summerland Economic Improvement

Posted on June 19, 2013 by PMurphy

You have to decide if I just asked a question or if I just made a statement.

Here’s what I know:

Summerland has a rich history of Canada’s business leaders investing here. From the Rail Road Titans who planted massive acres of orchard lands, to California doctors who owned summer getaways here, to Grape Growing Pioneers, to some of the Okanagan’s finest custom home builders of today calling Summerland home. In the mix we have some of the most innovative scientists working at the Pacific Agrifood Research complex, from which Summerland Sweets was created. But what of today? Well, grapes are clearly where its at, vineyards are flourishing and wineries are in expansion mode.

In addition to the pioneering genius (and hard work) of Sumac Ridge Estates, The Dirty Laundry Group and Okanagan Crush Pad are other industry leaders that call Summerland home base.

There are some notable common threads in Summerland’s history:
- Business Leaders attracted to Summerland from elsewhere have arrived with their VISION.
- The over arching vision has always involved the land. The beauty of the land and the bounty of the land.
- The prosperity vision has always been related to agriculture. The produce of the land.

Today, Summerland is very much moving to the forefront once again based on those consistent fundamentals.
Do not miss what is happening here with some very significant changes that are once again, as ever, influenced by the combination of VISION, BUSINESS & AGRICULTURE in this small Okanagan town.

Summerland is standing at the most important crossroad faced in many, many years. There is opportunity, yes, but in this old world, the other side of opportunity is always risk.

HERE’S THE THING:
The town has an almost completed new roundabout to match the one already built, newly beautified transportation entry points into town, a 4 lane hiway finished to the doorstep, a new RCMP facility, a water treatment plant that is the newest and best in the Okanagan, a twinning of the pipes to improve water delivery, the largest improvement in the Okanagan to its water STORAGE capacities, and the most progressive zoning initiatives in the Okanagan to promote densification downtown, and a zoning initiative that removed land from the ALR to increase the industrial capacity significantly, and is also leading the way with electric vehicle refilling stations downtown plus a bylaw allowing particular electric vehicles on Summerland streets.

BUT HERE’S THE other THING:

Summerland also has downtown building project plans for new library, new museum, new residential and new commercial space with a hoped for starting date that has unfortunately come and gone.
again…and the 2 retail storefronts downtown that were in support of youth have closed plus there are other downtown store fronts vacant, for sale, or lease.

There are a number of major development properties available or sitting vacant including the BC Fruit Packers Warehouse and Glenfir School.

There are development properties sitting unsold that have been in receivership for many years such as the old waterfront cannery in Lower Town (We thought EVERYONE wanted waterfront, right?), but even with the City changing those waterfront houses into parks, the Lower Town Master Plan is still waiting to happen, and we remember the 60 acres of land offered to entice Okanagan College to open here…still nothing there either.

Summerland is at a cross roads. Time to pay attention again. It’s gonna be great, gonna be exciting, gonna be innovative & outside the box…or not.

Summerland Economic Improvement: It all depends.

Patrick Murphy

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Vineyard Estate Parcel in Summerland 56 acres NOT in ALR

Posted on June 17, 2013 by PMurphy

Summerland is in a pretty unique position to become the leading wine tourism destination of the South Okanagan. Three of the most significant players in that industry have strong ties with the small town charm of Summerland. But, more importantly, Summerland is blessed with the incredible infrastructure improvements ALREADY DONE that are so necessary for new winery consideration.
First, let me get back to this particular property with some eye popping statistics:
- 56 Acres vacant land with areas conducive to vineyard plantings
- Absolutely Killer Views of Okanagan Lake, Nearby Vineyards, Orchards and the Steam Train Trestle
- This land is Not in the ALR
- The water services are here, with electricity, phone, cable and so on ready to go
- Sewer services are even within meters

So, just give me a call here and let’s get you going! Because here in Summerland, we celebrate a proven past with a progressive future, where vineyards, orchards, and beaches meet in small town charm, Summerland is tucked away off hwy 97 in the middle of the Okanagan. And this property is right in the mix in terms of location. There are at least FIVE other wineries within a bike ride!

This property has the potential to become THE major winery/resort destination in the South Okanagan. If you have been researching and looking into this industry, you understand there are competitive advantages gained when a property is not in the ALR.

Call or text listing agent for details any time 250 486 2529

SUMMERLAND BACKGROUND

Summerland captures the essence of the Okanagan with an abundance of historical, cultural, recreational and agricultural experiences.

Meandering roads with views of brilliant blue water and lush vineyards and orchards entice visitors to stop and sample the local fare. The charming town center offers an opportunity to share in the genuine allure of the small town. A true patchwork of activities and vistas, Summerland is the choice for the Okanagan’s most authentic experience.

Live & Play, any day, every season…in a small town where life imitates a luxury car commercial…

Patrick Murphy 250 486 2529
- Trusted
- Respected
- Connected
- Experienced
Always active on Twitter @pmurphy88

Nobody in the World Sells More Real Estate than RE/MAX, and only Patrick Murphy offers the widest advertising coverage of Summerland properties across Western Canada and Northern BC into Alberta.

Call or text Patrick now, 250 486 2529

RE/MAX Orchard Country 10124 Main St Summerland

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7612 Victoria Road South, Summerland, B.C. $547,500.00

Posted on June 14, 2013 by PMurphy

Big home with pool, suite and excellent location…well built and in excellent condition with main floor den, upstairs games room, lots of parking space and all set in such a tranquil part of Summerland where you can “hear the whistle blow”.  Fall in love with the newer hardwood and yard designed for play, not work.  Flexible possession and easy to view with short notice.

DSC00667 7612 Victoria Road South, Summerland, B.C. $547,500.00
DSC00698 7612 Victoria Road South, Summerland, B.C. $547,500.00 DSC00696 7612 Victoria Road South, Summerland, B.C. $547,500.00 DSC00695 7612 Victoria Road South, Summerland, B.C. $547,500.00 DSC00693 7612 Victoria Road South, Summerland, B.C. $547,500.00

DSC00708 7612 Victoria Road South, Summerland, B.C. $547,500.00 DSC00710 7612 Victoria Road South, Summerland, B.C. $547,500.00 DSC00687 7612 Victoria Road South, Summerland, B.C. $547,500.00

DSC00691 7612 Victoria Road South, Summerland, B.C. $547,500.00DSC00670 7612 Victoria Road South, Summerland, B.C. $547,500.00 DSC00675 7612 Victoria Road South, Summerland, B.C. $547,500.00 DSC00680 7612 Victoria Road South, Summerland, B.C. $547,500.00 DSC00685 7612 Victoria Road South, Summerland, B.C. $547,500.00 DSC00715 7612 Victoria Road South, Summerland, B.C. $547,500.00 DSC00716 7612 Victoria Road South, Summerland, B.C. $547,500.00 DSC00721 7612 Victoria Road South, Summerland, B.C. $547,500.00

 

Live & Play, any day, every season…in a small town where life imitates a luxury car commercial.
Celebrating a proven past with a progressive future, where vineyards, orchards, and beaches meet in small town charm. Tucked away off hwy 97 in the middle of the Okanagan.
Patrick Murphy 250 486 2529
- Trusted
- Respected
- Connected
- Experienced
Always active on Twitter @pmurphy88
Always current on the blog www.youroklife.com
Often fun on Facebook
Forever grateful for kind referrals
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Market Update for Summerland BC

Posted on June 11, 2013 by PMurphy

Marketing Market Update for Summerland BC

First we would like to mention the addition of a very significant marketing tool in our efforts to get your property sold: Your listing now appears on the MEGA Real Estate Site:

homes com logo Market Update for Summerland BC

This is one more way we generate interest, and potential buyers.  This is a direct result of Re/Max International efforts with “Lead Street” which directs inquiries to us.  The lead management system represents the absolute latest and most effective methods to get your listing information out to millions!

As with every other marketing tool of today, this is a way to catch the eye of a potential buyer.  However, Homes.com, MLS.ca, Castanet.net, Facebook, twitter and on and on…will NEVER get the results on their own…these are just tools, but we do want you to know we use the latest, most impactful tools…always.  But, all the latest and greatest tools will ONLY get results if we as your listing agent, are still able to get the job done!  And that depends on good old fashioned experience, good old fashioned selling ability and, even then, it all comes down to:  YOU.

As you will see in the following market report…unless the seller is prepared to make the tough decision on pricing…it doesn’t really matter how loud we “yell” to possible buyers…they will not buy unless they see value to their liking. period.

 market update Market Update for Summerland BC

Market Update for Summerland BC

In the most recent 30 day period, Summerland has reported 18 MLS sold for all categories.  In 2012 this same period recorded 26 sold, or 44% more sales in a direct comparison.

Looking at year to date MLS solds shows 116 in 2012, and 66 for same period 2013, or about a 25% year over year decline in Summerland sold properties.

The problem is that 2012 was no banner year for Real Estate in Summerland.  However, the fact is that Summerland is slowly displaying evidence that the worst is behind in this market, as the pace of solds and the pace of new listings are both, finally, showing slight improvements.

Of particular note is that the most recent solds are properties that are higher priced than has been the case so far in 2013 until now.  It is a positive signal of returning confidence there have been 5 sales reported for over $500,000 and not one of them was waterfront.  That is a real positive for the local market.

Analysis of active listings, the supply side of the equation gives another positive indicator worthe pointing out.

Only 38 new listings have appeared in the last 30 days.  While this is still a real indication of market weakness (more than one new seller every day), the “hidden” positive is that the PACE of new listings has changed for the better.

MARKET SEGMENTS BY PRICE

  • $224,900 is the lowest price for a residential detached house in Summerland.  There are a total of 14 listed under $300,000. In this price range, there was one sale the last 30 days.  List price was $274,900 then reduced to $269,900 and sold for $257,000 after a total of 110 days on the market.

The listing comments on that sale included:

“Quality renovations include plank laminate and tile floors, custom closet and cabinets, custom lighting, and kitchen upgrades. 3 newer stainless appliances included along with washer and dryer. Energy efficient with a Energuide rating of 70. 2 year old, 98% efficient Lennox furnace as well as 1 year old central air conditioner. Cozy wood stove also keeps the bills low in the winter. Mature landscaping offers privacy through the summer in the spacious yard with deck, perfect for entertaining. Large shed in back makes for great garden and tool storage. This property has been well maintained and improved for the next owner…”

  • There are 9 residential detached houses actively listed for sale priced between $300,000 to $350,000.  In the same parameters, there was 1 reported sale the last 30 days. Original list price was $314,900 reduced to $305,000 and sold after a total of 59 days on market for $285,000<

 

  • Price Range of $350,000 to $400,000 has 16 residential detached houses actively listed for sale.  There was 1 sold in this category the last 30 days: Listed for $439,900 then reduced to $379,000 and sold after a total of 175 days on market for $364,500.  This same property had been on the market last year priced at $454,700 then reduced to $447,000 but did not sell.  Note that the eventual sale price is almost $100,000 less than the seller originally offered it for sale.

 

  • Price Range of $400,000 to $530,000 has 24 residential detached houses actively listed for sale.  There were 6 sales in this category the last 30 days.  Of these 6 solds, the lowest sale price was $423,500.  That property was listed for and sold for $423,500, but it had been on the market for 121 days previously, at a price of $529,000 then reduced to $519,000 and did not sell.  Obviously, the sellers placed it back on the market this spring, at $429,900 and it sold in 21 days, for $423,500.  The highest sale price in this sample was for $486,000.  The property was listed for $509,000 then reduced to $497,000 and sold after 111 days on market.  This property, like many others, had been on the market earlier, at higher prices, and it did not sell.  The sale in 2013 was about $80,000 less than their original list price.

As the price parameters are reviewed, the market is speaking loud and clear:

There are buyers.  There is a ready market for property in Summerland. However, the buyers will not pay prices that sellers have hoped for in the past, no matter how long the seller “hangs on” to that hope.

The sellers in this market that face the realities of what buyers will pay…are moving forward with their life plans, including selling.  The sellers in this market that hold on the the hope for better prices are still waiting.  We do not know just how long before there is a sign of price increase to be seen in this market.  But the market is continuing to improve.

Patrick Murphy

 

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Properties for sale in Summerland BC

Posted on June 4, 2013 by PMurphy

Toronto 1989, when that market changed, I got SCHOOLED allright!  

Over each one of the last 4 decades, I have had the opportunity to work with some of Canada’s most legendary producers, investors, builders, mortgage brokers and industry leading trainers…one lesson that has CONSISTENTLY been driven home is that the opportunity that comes with super hot market changes are ALWAYS the most profitable, those very changes are ALWAYS super clear when they appear…in the rear view mirror, and they are ALWAYS pretty scary to make your move in!  Initially.    

These properties for sale are WORTH A LOOK this week.

Contact Patrick Murphy 250 486 2529 for your chance to view inside, or if you just want some more information before having a look inside.  We are also pleased to help you with information or viewing any other properties that catch your eye!  The market is moving, and we want you to have the best possible input before you make your big decision, so start with a small decision by having a look at the following for sale.

BRAND NEW LISTING!

  • 7612 Victoria Road South, Summerland, B.C.  $547,500.00

For more information about this property click on the link: http://www.youroklife.com/7612-victoria-road-south/

Capture Properties for sale in Summerland BC

  • 6708 Fenner Street, Summerland, B.C. – NEW LISTING

COURT ORDERED SALE

fenner wb Properties for sale in Summerland BC

  • 13003 Haskins Ave, REDUCED $257,500

YOU KNOW THAT OLD ROLLING STONES SONG:  ”Ain’t I rough Enough? This house fits anyone’s description of just what a true fixxer upper should have:

  • Excellent Location
  • Terrible Kitchen and Bathroom
  • Solid house, some work already done

There are serious buyers coming in to have a look, and you don’t want to miss out by having some smart buyer beat you to it!  Just this week, I had to inform one buyer I am working with that one of their shortlist (1 of 3) potential properties was getting its sold sign!  They couldn’t even look at it!  Disappointing, but a reality in today’s improving markets.  Call or text right now to view, 250 486 2529

More info about this property: http://www.youroklife.com/13003-haskins-avenue-summerland-b-c-270000-00/

Capture Properties for sale in Summerland BC

  • 13614 Spencer Avenue, Summerland

Summerland offers the Okanagan’s finest downtown on many levels.  When you think of a small town, for example, one of the first questions should be:  ”Is it safe?” Well, this solid house is right downtown Summerland, and YES! to the safety question.  Summer evenings, you will find people out for walks, kids riding bikes, and, as this market is picking up steam again…you will find Realtors (ahem…mostly RE/MAX Realtors) out working late!

Safe, quiet little town, with this fine house, including suite for easy revenue (and security if you are a snow bird!) is getting many looks, so if you are even considering a move into the safe, quiet downtown area of Summerland, call or text right now 250 486 2529, you’ll always be glad you did!

More info about this property: http://www.youroklife.com/spencer-property-for-sale-in-summerland-bc/2 Properties for sale in Summerland BC

 

  • 450 North Beach Road, Summerland BC for $529,000.00

How’s that retirement dream of yours coming along? The statistics are telling quite a story of bubble bursting retirement dreams as more and more people are coming to grips with the need/desire to generate income in their retirement.

This large acreage bare land lot represents the quintessential Okanagan Opportunity here for opening a Bed and Breakfast. The trend toward wine tourism accommodations is huge, just starting, and represents massive opportunity for those who look forward with enthusiasm rather than backwards with regret.

Call or text to find out more about this Okanagan Opportunity for your retirement dreams to kick up their own heels once again.  It’s a refreshing look, and this is a refreshing opportunity.

For more information call or text Patrick Murphy 250 486 2529 NBRoadwindowboard Properties for sale in Summerland BC

  • 5308 Beaver Street, Summerland B.C. for 395,900.00

The thing about location is…either you pay the price, or you get smart!  If you want lakeshore, then pay the price, when you purchase, and EVERY SINGLE YEAR you own, in terms of CRAZY HIGH municipal taxes (ever increasing) on waterfront property!

So, the smart move is to find a place ALMOST AT THE WATER’S EDGE, and own that!  That way, you do not PAY the price of waterfront, you do not PAY the price of yearly taxes…but you ENJOY the benefits of being THIS CRAZY CLOSE to the water!

And at the municipally owned beach front no less!  Crazy.  Listen, the thing is, when it comes to skinny dipping on a warm summer night…WHEN ARE YOU GONNA GET ON THAT?

Skinny Dipping is not condoned or allowed, and not recommended by this owner, his Realtor, Re/Max Canada, the Canadian Real Estate Association, or even the neighbors.  What can we say?

Call or text right now, you can be generating revenue from placing a non skinny dipping tenant in this suite right away!  250 486 2529

More info about this property:http://www.youroklife.com/5308-beaver-street-summerland/

Capture Properties for sale in Summerland BC

  • 13-10907 Jubilee Road, Summerland, B.C. for $192,500.00

Cannot say enough about the upgrades on this quiet complex, and especially IN this quiet, bright end unit! Downtown Summerland, a safe short stroll to the shops of Main St. This is such a bright living space you just have to come take a look!

Call or text right now if you know someone who would love to live downtown Summerland 250 486 2529

More info about this property: http://www.youroklife.com/13-10907-jubilee-road-for-192,500/ Jubilee Road Properties for sale in Summerland BC

  • 2311 Thornber Street for $374,900

    • Tenant pays direct deposit!
    • You do nothing!
    • Call or text right now to find out how you can: A) collect that rent, and B) enjoy the property!
    • Backs to organic orchard in the Agricultural Land Reserve!

More info about this property: http://www.youroklife.com/2311-thornber-street/ Thornber Street Windowboard Properties for sale in Summerland BC

  •  454 North Beach Road building lot for $374,900

More info about this property: http://www.youroklife.com/north-beach-lot/ North beach window board Properties for sale in Summerland BC

  • 201-14451 Downton Avenue for $549,900

  • How does one describe a view like this?  Well, we overlook Okanagan Lake, across the road from Peach Orchard Beach, up the road from Local Lounge and Grille, around the corner from the Yacht Club, down the road from a Bird Sanctuary, and, what…just able to watch all the action of the Summerland Sportsmans Association Public Boat Launch.   Yes, guess that’s about it.

So, what about this, one of the most beautiful units in THE most beautiful Strata Development in Summerland?  Well, bright, well laid out, extras and upgrades plus the superb location make this a real winner.

AND, if you’re thinking seasonal, it makes a ton of sense to own this, because as beautiful as it is to live here, it feels so secure as well for when you take off on your various get aways.

There is increasing interest in this kind of offering, call or text right now for info 250 486 2529. All I really ask is that you don’t wait to be disappointed by a sold sign…

More info about this property: http://www.youroklife.com/luxury-high-end-lake-view-condo-for-sale/

downton ave1 Properties for sale in Summerland BC

  • 5166 Macneil Court. Building lot in Peachland for $214,500

    • Lake Views like this one are what has put Peachland on the MAP for lifestyle seeking, money smart, soon to be retired folks!  What a happening town, and this lot is your ticket in!
    • You don’t have those oppressive builder imposed restrictions to put up with here!
    • And that spring car show in Peachland is a lot of fun, not to mention the beautiful waterfront walking developments and the winning coffee just down the road here!
Windowboard JPG1 Properties for sale in Summerland BC

  • 150 Sumac Ridge Drive for  $527,500

This was a listing we had, serious seller, REDUCED then reduced again.  Then, taken off the market…no longer available.  Now tenanted, and not about to come available any time soon.  The seller, a smart money guy, has decided to NOT CHASE THE MARKET ANY LOWER, because they believe THE MARKET HAS BOTTOMED.  

So, in my experience, this is a reflection of the changing market place, an indication that “things have changed” here.

So, now, sorry to say, but the truth is that you can no longer buy the previously available small rental house on a gorgeous  lakeview lot sandwiched among 5 wineries, that was priced BELOW a same size, similar location same lakeview BARE LAND LOT that had sold!  No, it’s gone, not available.  It was, now its not.

Now, the next most similar properties on MLS are the 3 bare land lots priced from $279 to $299 (and higher), that are not sandwiched between wineries, and do not have a house on them that you can rent out!  Bare land.

But I digress.  The point is, if you are even halfway serious about owning Okanagan Real Estate in the next few years…that window of opportunity is closing.  And I just cannot put it any more bluntly than that.

Check back often for updates.  Or call right now, 250 486 2529 and let’s get to work here!  It’s not too late, this is opportunity time!

NOW, here, let’s get back to telling what IS available! 

More info about this property:  http://www.youroklife.com/likeview-rancher-for-527500-in-summerland/ Untitled Properties for sale in Summerland BC

  • 8918 Canyon View Road for $680,000

  • Capture1 Properties for sale in Summerland BC

More info about this property: http://www.youroklife.com/new-listing-a-completely-unique-property-in-summerland/

  • Robert’s Fruit stand for sale with the house and orchard on 7305 Solly Road for $895000

More info about this property: http://www.youroklife.com/fruit-stand-on-the-highway-895000-includes-house-orchard-highway-frontage-2/ 7305 Solly Road pic Properties for sale in Summerland BC

Thank you,

 

Patrick Murphy 250 486 2529
- Trusted
- Respected
- Connected
- Experienced
Always active on Twitter @pmurphy88
Always current on the blog www.youroklife.com
Often fun on Facebook
follow me on pinterest button Properties for sale in Summerland BC
Forever grateful for kind referrals
Nobody in the World Sells More Real Estate than RE/MAX, and only Patrick Murphy offers the widest advertising coverage of Summerland properties across Western Canada and Northern BC into Alberta.

 

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