In a chilling reminder of what happened to our market as of July 1st, 2010, it is today being speculated that Jim Flaherty, our wonderful Finance Minster may act to stem the scourge of consumer credit that us Canadians are apparently awash in.
Pundits have been ironically warning us for nearly a year, as our spending lifts the country further from the throws of a double dip recession, and distances us from our under-water American counterparts, that our growing household debt is a problem.
Am I talking about raising interest rates? Not likely at this point. This certainly wouldn't help our escalating Loonie keep pace with the rest of the world. What is being suggested today has far more sinister consequences for the real estate market. For buyers and sellers alike.
The reduction of the maximum mortgage amortization from 35 years to 30 years (or even 25?).
Two years ago, maximum amortizations were reduced from 40 to 35 years. The results on the Real Estate market were difficult to track, as local pricing / market trends were all over the place in 2008.
This time around, I'm 100% certain that it will chill an otherwise recovering new and re-sale housing market in Woodstock. Let's look at a scenario.
December 2010's average sale price in Woodstock was $183,107.
Assuming 5% down over 35 years at a fictional rate of 3.94%, your payment would be $760.65
At 30 years, payments translate to $821.28
Under the same terms, at 25 years amortization, the payment balloons to $909.37
With Woodstock property taxes increasing at par with assessment phase-in, HST now in full effect on Hydro, gas, and other services, the dawn of Metered Water services, Time-of-day Hydro usage, Rising Garbage tag prices, and other financial pressures on the household, what do you think could happen to the value of your home?
Fewer buyers able to buy, fewer sellers able to sell for "what they need" out of a home...
Basically, a big chill. 2007-2008 all over again.
The time to list is now. Seriously!
Ben Sage, Sales Representative. http://www.bensage.com http://www.oxfordcountyhomes.ca Re/Max a-b Realty Ltd., Brokerage. 519-536-7535. 521 Dundas St., Woodstock, ON
Friday, January 14, 2011
Thursday, January 6, 2011
The Status Report - Woodstock Residential Market Update, January 2011
2010 was a very interesting year in Real Estate Sales in the Woodstock and District Real Estate Board.
Here's a look at some of the numbers:
The average sale price in 2010 was $218,216, up 3.44% from an average 2009 sale price of $210,957. For reference, 2008's average sale price was $215,202, and 2007 was $210,510.
Here you can view a Line graph of Historic Sales Values in Woodstock for the 2009 and 2010 Calendar year, as well as a bar graph illustrating the number of Residential homes sold in Woodstock for the same period.
It is interesting to note the trend - As predicted by myself and many in the sector at the conclusion of 2009, due to low interest rates and deferred purchasing, the first half of the year would be a busy time, with prices being pushed higher by steady supply and increased demand. Take a look at what happened to average sale prices after July, 2010. The impact of the HST had a large psychological effect on the buyers in the marketplace. Additional factors that caused the decrease in sales volume and subsequently in the average sales price (by tipping the supply and demand scale) include the threat of rising interest rates ("buy now before the rates go up!), and tighter lending requirements.
Going forward into 2011, I am confident that we will see very much a repeat of 2010 in terms of overall volume and average sales prices. We've seen a pretty stagnant growth pattern year over year since 2007, and next year should look somewhat the same. I expect slightly fewer number of sales year over year from 2010, and average sale prices to remain strong, but not growing much past the $220,000 mark. It is expected by many industry analysts that we will have a very strong first half of 2011, followed by a stagnation in the latter parts of this year. In other words, the graph should look strikingly similar.
Though we do not have any major factors on the horizon that might influence the market (such as the HST introduction), we do have several smaller factors influencing market strength. The ongoing threat of higher interest rates has been somewhat subdued by latent recoveries in the domestic and American markets, but the recovery is gathering steam. This means that EVENTUALLY interest rates will start to climb, and when they do, this is bound to have a negative impact on housing values. It's been said that rates may begin to climb at the conclusion of spring 2011.
What does this mean for you?
Well, if you're thinking it's time to sell, the time to act is NOW. Catch the wave that is likely to crest in March or April if you're looking for the best value in 2011.
If you're buying, suppressed demand in the market means you will have time to act, but shorter supply trends indicate that prices are likely to increase throughout the year. Be aware of interest rate trends, and make sure you get a RATE GUARANTEE if you are planning to buy. If rates go up, you will be able to purchase less house for similar cost, so it makes sense to act soon.
If you have questions about this post, or Real Estate in general, feel free to email me here.
I wish you all a safe and prosperous 2011. I'm here, and ready to help!
Ben Sage, Sales Representative. http://www.bensage.com http://www.oxfordcountyhomes.ca Re/Max a-b Realty Ltd., Brokerage. 519-536-7535. 521 Dundas St., Woodstock, ON
Here's a look at some of the numbers:
The average sale price in 2010 was $218,216, up 3.44% from an average 2009 sale price of $210,957. For reference, 2008's average sale price was $215,202, and 2007 was $210,510.
Here you can view a Line graph of Historic Sales Values in Woodstock for the 2009 and 2010 Calendar year, as well as a bar graph illustrating the number of Residential homes sold in Woodstock for the same period.
It is interesting to note the trend - As predicted by myself and many in the sector at the conclusion of 2009, due to low interest rates and deferred purchasing, the first half of the year would be a busy time, with prices being pushed higher by steady supply and increased demand. Take a look at what happened to average sale prices after July, 2010. The impact of the HST had a large psychological effect on the buyers in the marketplace. Additional factors that caused the decrease in sales volume and subsequently in the average sales price (by tipping the supply and demand scale) include the threat of rising interest rates ("buy now before the rates go up!), and tighter lending requirements.
Going forward into 2011, I am confident that we will see very much a repeat of 2010 in terms of overall volume and average sales prices. We've seen a pretty stagnant growth pattern year over year since 2007, and next year should look somewhat the same. I expect slightly fewer number of sales year over year from 2010, and average sale prices to remain strong, but not growing much past the $220,000 mark. It is expected by many industry analysts that we will have a very strong first half of 2011, followed by a stagnation in the latter parts of this year. In other words, the graph should look strikingly similar.
Though we do not have any major factors on the horizon that might influence the market (such as the HST introduction), we do have several smaller factors influencing market strength. The ongoing threat of higher interest rates has been somewhat subdued by latent recoveries in the domestic and American markets, but the recovery is gathering steam. This means that EVENTUALLY interest rates will start to climb, and when they do, this is bound to have a negative impact on housing values. It's been said that rates may begin to climb at the conclusion of spring 2011.
What does this mean for you?
Well, if you're thinking it's time to sell, the time to act is NOW. Catch the wave that is likely to crest in March or April if you're looking for the best value in 2011.
If you're buying, suppressed demand in the market means you will have time to act, but shorter supply trends indicate that prices are likely to increase throughout the year. Be aware of interest rate trends, and make sure you get a RATE GUARANTEE if you are planning to buy. If rates go up, you will be able to purchase less house for similar cost, so it makes sense to act soon.
If you have questions about this post, or Real Estate in general, feel free to email me here.
I wish you all a safe and prosperous 2011. I'm here, and ready to help!
Ben Sage, Sales Representative. http://www.bensage.com http://www.oxfordcountyhomes.ca Re/Max a-b Realty Ltd., Brokerage. 519-536-7535. 521 Dundas St., Woodstock, ON
Friday, December 17, 2010
A Public Service Announcement for my Real Estate Agent friends, Clients, and Private Sellers alike...
Local News for Friday, December 17, 2010
Wellington County O.P.P. are asking for assistance from the public in tracking down a pair of man in their thirties, after police say they entered a residence with a real-estate agent, then proceeded to tie up the agent and ransack the house.
O.P.P. responded to the call just after 12:30 yesterday afternoon to the dwelling on Wellington Road 124 in Erin. Police say the suspects removed an unknown quantity of property and then fled. The victim did not require medical attention. Police describe one of the robbers as black, almost six-feet tall, and about 200 pounds. The other man is described as hispanic, standing about six-foot-four, and weighs around 240 pounds. The pair were driving an older model Pontiac, silver--grey in colour.
Ben Sage, Sales Representative. http://www.bensage.com http://www.oxfordcountyhomes.ca Re/Max a-b Realty Ltd., Brokerage. 519-536-7535. 521 Dundas St., Woodstock, ON
Wellington County O.P.P. are asking for assistance from the public in tracking down a pair of man in their thirties, after police say they entered a residence with a real-estate agent, then proceeded to tie up the agent and ransack the house.
O.P.P. responded to the call just after 12:30 yesterday afternoon to the dwelling on Wellington Road 124 in Erin. Police say the suspects removed an unknown quantity of property and then fled. The victim did not require medical attention. Police describe one of the robbers as black, almost six-feet tall, and about 200 pounds. The other man is described as hispanic, standing about six-foot-four, and weighs around 240 pounds. The pair were driving an older model Pontiac, silver--grey in colour.
Ben Sage, Sales Representative. http://www.bensage.com http://www.oxfordcountyhomes.ca Re/Max a-b Realty Ltd., Brokerage. 519-536-7535. 521 Dundas St., Woodstock, ON
Tuesday, November 30, 2010
Fall/Winter 2010 Woodstock Condo Report
After a tough year for Condominium sales in 2009, the prospects for selling a condominium in the Woodstock market are definitely improving, as signs of stability are returning to the broader economy. A return to moderate confidence in the market has fueled a rebound in the Condo market throughout 2010. Compared to only 60 condominium units sold (4 new) in the entirety of 2009, the market has shot back with a 21% rebound this year, with Year to Date sales of Condominium units in Woodstock totaling 73 (and we sit at November 30th). 5 of these reported sales were of new condominiums.
We have also seen some new and exciting condominium developments in Woodstock, including Woodstock's first "Stacked Townhouse" Condominium Complex in the South end of Woodstock. With prices starting at $169,900 with a garage, this style of affordable luxury is certain to catch on. They are a commuters dream, just seconds from Highway 401.
In the northeast end, The Builders Group is listing Residential attached condominiums, in 2 storey non-traditional style. For the budget minded, these units start at $219,900.
In the Alder Grange subdivision, on the north end of Woodstock, sales continue of new Ranch-style attached condominiums, with either single or double garages, in 2 - 3 bedroom configurations, while across Highway 59, you have additional choices available, with Bungalows and Loft style Condominiums.
Employment prospects in Woodstock and Area remain promising, with CAMI on 6 day rotations indefinitely. This plant is expected to churn out 250,000 vehicles in 2010, a record for this facility.
Toyota has been and continues to produce the RAV4 in its Woodstock facility, and many Woodstonians make the 25 minute drive up the 401 daily to produce Corolla's in the Cambridge facility. The Woodstock factory employs roughly 2000 people and produces 150,000 RAV4's annually.
If you're making the commute from Cambridge or London into Woodstock, may I suggest looking at some affordable Condominium options? With Condos ranging from $65,000 up to $300+, we certainly have something that suits your budget, and needs.
I'd be happy to help.
For more information on Condominiums in Woodstock, head on over to Your Condo World website, or email me and we can chat!
Ben Sage, Sales Representative. http://www.bensage.com http://www.oxfordcountyhomes.ca Re/Max a-b Realty Ltd., Brokerage. 519-536-7535. 521 Dundas St., Woodstock, ON
We have also seen some new and exciting condominium developments in Woodstock, including Woodstock's first "Stacked Townhouse" Condominium Complex in the South end of Woodstock. With prices starting at $169,900 with a garage, this style of affordable luxury is certain to catch on. They are a commuters dream, just seconds from Highway 401.
In the northeast end, The Builders Group is listing Residential attached condominiums, in 2 storey non-traditional style. For the budget minded, these units start at $219,900.
In the Alder Grange subdivision, on the north end of Woodstock, sales continue of new Ranch-style attached condominiums, with either single or double garages, in 2 - 3 bedroom configurations, while across Highway 59, you have additional choices available, with Bungalows and Loft style Condominiums.
Employment prospects in Woodstock and Area remain promising, with CAMI on 6 day rotations indefinitely. This plant is expected to churn out 250,000 vehicles in 2010, a record for this facility.
Toyota has been and continues to produce the RAV4 in its Woodstock facility, and many Woodstonians make the 25 minute drive up the 401 daily to produce Corolla's in the Cambridge facility. The Woodstock factory employs roughly 2000 people and produces 150,000 RAV4's annually.
If you're making the commute from Cambridge or London into Woodstock, may I suggest looking at some affordable Condominium options? With Condos ranging from $65,000 up to $300+, we certainly have something that suits your budget, and needs.
I'd be happy to help.
For more information on Condominiums in Woodstock, head on over to Your Condo World website, or email me and we can chat!
Ben Sage, Sales Representative. http://www.bensage.com http://www.oxfordcountyhomes.ca Re/Max a-b Realty Ltd., Brokerage. 519-536-7535. 521 Dundas St., Woodstock, ON
Thursday, November 4, 2010
A Ground Level View of the changes to Organized Real Estate in Canada
So, by now we've all heard about the groundbreaking changes to the way organized Real Estate functions in Canada. There have been many media reports on these fundamental changes, some have been accurate, and some have, of course, been extremely sensationalist - guess which stories get talked about more frequently?
I'm going to try to break down the changes into every-day terms, so that my clients, prospects, and colleagues can have a decent grasp on THE FACTS, and what this means for them. I will do my best not to editorialize this Blog post - try to keep it fact based as much as I can!! Keep in mind, these changes are all very new to all of us, even those of us involved in the Real Estate business, as we have been kept in the dark until very recently, due to the ongoing settlement between CREA and the Competition Bureau.
First off, let me dispel a common misconception. Individual Sellers are NOT now able to post their listing on the MLS® system. MLS® remains a member to member system. www.realtor.ca is the public portal to view listings that have been posted on the Member to Member MLS® system. This has not changed.
What HAS changed is the minimum service that can be offered by a Real Estate Salesperson or Broker.
Previously, if you chose to LIST your house with a Real Estate Salesperson on the MLS® system, an Agency/Representation agreement was mandatory. In short, this meant that by hiring a Realtor to list your home, you had no choice but to pay for a full service, including filling out listing documents, photographing, organizing showings, qualifying buyers, hosting open houses for agents and for the public, and negotiating offers to purchase your house. This Representation agreement comes with fiduciary duties to the seller, which comes with its own set of responsibilities and consequences for improper behaviour. (It is important to note that many Realtors have a different idea of what "full service" actually means, but that's a different topic altogether).
What this settlement includes is a removal of the AGENCY PILLAR in the 3 pillars of the MLS® system. This is where the misconceptions about "public listing on MLS®" comes from.
In short, Sellers now have the option of OPTING OUT of the Representation portion of our "Standard" listing forms. Sellers wishing to utilize the MLS® must still use a licensed Real Estate Salesperson to put their listing on the system, however, they may retain the right to handle many services on their own. They can handle all of their own showings, they are free to qualify their own buyers, host their own open houses, take their own pictures, market their own property, negotiate their own offers, and basically perform any of the duties that a Full Service Real Estate Salesperson would traditionally have handled. It is important to also note that in order to satisfy the requirements of MLS®, all listed properties must include a "C/B" (Co-broker commission amount). This is what a Buyer Representative will be paid to negotiate a successful purchase on behalf of their Buyer client. The settlement does not specify what amount this C/B needs to be. That is up to the seller.
The tricky portion of this new settlement is that the Realtor who takes a "mere listing" may have waived his or her fiduciary duties to the seller, however they remain responsible for the accuracy of the information on the MLS® listing. It remains to be seen whether problems arising out of a mere listing will result in litigation being brought against the Listing Agent (ie, will opting-out of Representation ACTUALLY relieve the listing agent of any responsibility should something go wrong).
I liken this to "slippery when wet" signs on the floor at mcDonalds. They can put out the signs, but if someone falls and breaks a hip and dies, can you predict who may lose the pending lawsuit?
One non-negotiable aspect of these changes is the fact that sellers wishing to have a "mere listing" on MLS® will not be able to post their contact information directly on the MLS® itself. Links can be provided to external sites containing names and contact information, but this direct seller information will not be posted directly on the MLS® public site. As mentioned above, MLS® remains a Member to Member service.
Another common misconception is that the system has been changed so that sellers can now post their house on MLS® for a Flat Fee. Sellers always have been free to negotiate whatever listing agreement they chose, and as such this has ALWAYS been the case. Commission can be either a percentage of sale price, or a flat fee. This has not changed. As mentioned previously, this agent was not able to opt out of the Representation portion of the Listing Agreement, as this would have been contrary to the Rules of the MLS®.
As previously mentioned, this is all relatively new to me, and to every Real Estate Salesperson and Broker in Canada. If this has caused any confusion, or if you have questions about this settlement, please don't hesitate to ask - I will do my best to answer in an honest, objective manner!
I'm sure I will have more to say about this in the coming days and weeks, but I think that covers the changes on a really basic level.
Ben Sage, Sales Representative. http://www.bensage.com http://www.oxfordcountyhomes.ca Re/Max a-b Realty Ltd., Brokerage. 519-536-7535. 521 Dundas St., Woodstock, ON
I'm going to try to break down the changes into every-day terms, so that my clients, prospects, and colleagues can have a decent grasp on THE FACTS, and what this means for them. I will do my best not to editorialize this Blog post - try to keep it fact based as much as I can!! Keep in mind, these changes are all very new to all of us, even those of us involved in the Real Estate business, as we have been kept in the dark until very recently, due to the ongoing settlement between CREA and the Competition Bureau.
First off, let me dispel a common misconception. Individual Sellers are NOT now able to post their listing on the MLS® system. MLS® remains a member to member system. www.realtor.ca is the public portal to view listings that have been posted on the Member to Member MLS® system. This has not changed.
What HAS changed is the minimum service that can be offered by a Real Estate Salesperson or Broker.
Previously, if you chose to LIST your house with a Real Estate Salesperson on the MLS® system, an Agency/Representation agreement was mandatory. In short, this meant that by hiring a Realtor to list your home, you had no choice but to pay for a full service, including filling out listing documents, photographing, organizing showings, qualifying buyers, hosting open houses for agents and for the public, and negotiating offers to purchase your house. This Representation agreement comes with fiduciary duties to the seller, which comes with its own set of responsibilities and consequences for improper behaviour. (It is important to note that many Realtors have a different idea of what "full service" actually means, but that's a different topic altogether).
What this settlement includes is a removal of the AGENCY PILLAR in the 3 pillars of the MLS® system. This is where the misconceptions about "public listing on MLS®" comes from.
In short, Sellers now have the option of OPTING OUT of the Representation portion of our "Standard" listing forms. Sellers wishing to utilize the MLS® must still use a licensed Real Estate Salesperson to put their listing on the system, however, they may retain the right to handle many services on their own. They can handle all of their own showings, they are free to qualify their own buyers, host their own open houses, take their own pictures, market their own property, negotiate their own offers, and basically perform any of the duties that a Full Service Real Estate Salesperson would traditionally have handled. It is important to also note that in order to satisfy the requirements of MLS®, all listed properties must include a "C/B" (Co-broker commission amount). This is what a Buyer Representative will be paid to negotiate a successful purchase on behalf of their Buyer client. The settlement does not specify what amount this C/B needs to be. That is up to the seller.
The tricky portion of this new settlement is that the Realtor who takes a "mere listing" may have waived his or her fiduciary duties to the seller, however they remain responsible for the accuracy of the information on the MLS® listing. It remains to be seen whether problems arising out of a mere listing will result in litigation being brought against the Listing Agent (ie, will opting-out of Representation ACTUALLY relieve the listing agent of any responsibility should something go wrong).
I liken this to "slippery when wet" signs on the floor at mcDonalds. They can put out the signs, but if someone falls and breaks a hip and dies, can you predict who may lose the pending lawsuit?
One non-negotiable aspect of these changes is the fact that sellers wishing to have a "mere listing" on MLS® will not be able to post their contact information directly on the MLS® itself. Links can be provided to external sites containing names and contact information, but this direct seller information will not be posted directly on the MLS® public site. As mentioned above, MLS® remains a Member to Member service.
Another common misconception is that the system has been changed so that sellers can now post their house on MLS® for a Flat Fee. Sellers always have been free to negotiate whatever listing agreement they chose, and as such this has ALWAYS been the case. Commission can be either a percentage of sale price, or a flat fee. This has not changed. As mentioned previously, this agent was not able to opt out of the Representation portion of the Listing Agreement, as this would have been contrary to the Rules of the MLS®.
As previously mentioned, this is all relatively new to me, and to every Real Estate Salesperson and Broker in Canada. If this has caused any confusion, or if you have questions about this settlement, please don't hesitate to ask - I will do my best to answer in an honest, objective manner!
I'm sure I will have more to say about this in the coming days and weeks, but I think that covers the changes on a really basic level.
Ben Sage, Sales Representative. http://www.bensage.com http://www.oxfordcountyhomes.ca Re/Max a-b Realty Ltd., Brokerage. 519-536-7535. 521 Dundas St., Woodstock, ON
Monday, November 1, 2010
This is a test post! Ignore me!
Just testing Facebook "like" feature. Ignore this post!
Ben Sage, Sales Representative. http://www.bensage.com http://www.oxfordcountyhomes.ca Re/Max a-b Realty Ltd., Brokerage. 519-536-7535. 521 Dundas St., Woodstock, ON
Ben Sage, Sales Representative. http://www.bensage.com http://www.oxfordcountyhomes.ca Re/Max a-b Realty Ltd., Brokerage. 519-536-7535. 521 Dundas St., Woodstock, ON
Saturday, October 30, 2010
Housing Demand Perks Up
*Article courtesy of Heather Degraaf @ Scotiabank
Contact Heather for all your mortgage needs. 519-535-7890
Housing Demand Perks Up
After a seasonally uncharacteristic spring and summer slump, Canadian home sales appear to be stabilizing at a new lower, but more sustainable level. National MLS sales volumes increased 3% m/m in September, building on a similar gain in August. Sales activity is still down almost 20% y/y but the decline is accentuated by las August's record monthly sales pace. Two-thirds of local markets reported higher sales last month.
The moderate pickup in housing demand is being aided by lower borrowing costs. While policy tightening by the Bank of Canada has led to a modest backup in variable mortgage rates, fixed rates have come down across the maturity spectrum in recent months, mirroring the drop in bond yields. We expect interest rates will stay lower for longer, underpinning steady housing demand through the fall, contingent on at least a modest pace of job growth.
With new listings edging up only marginally last month, the new-listings-to-sales ratio edged down to 2.0. Meanwhile, the month's supply of active listings fell for a third consecutive month to 6.6. Both metrics suggest a more balanced national market. Sellers (and builders) in Canada remain highly responsive to underlying market conditions. Unlike in the United States, Canadian foreclosure rates are low and not a significant source of downward price pressure. New construction too is gradually moderating. As would be expected given generally balanced conditions, average prices are essentially flat (+0.2% m/m and -0.2% y/y). Prices were overbid last fall as buyers outnumbered sellers, but have fallen back to more reasonable levels.
While ultra-low interest rates remain highly supportive for the interest-sensitive housing market, moderate economic growth and hiring, debt-leery households and high home prices will keep many buyers on the sidelines for now. Look for a flattish fall national market from a sales and pricing perspective.
Ben Sage, Sales Representative. http://www.bensage.com http://www.oxfordcountyhomes.ca Re/Max a-b Realty Ltd., Brokerage. 519-536-7535. 521 Dundas St., Woodstock, ON
Contact Heather for all your mortgage needs. 519-535-7890
Housing Demand Perks Up
After a seasonally uncharacteristic spring and summer slump, Canadian home sales appear to be stabilizing at a new lower, but more sustainable level. National MLS sales volumes increased 3% m/m in September, building on a similar gain in August. Sales activity is still down almost 20% y/y but the decline is accentuated by las August's record monthly sales pace. Two-thirds of local markets reported higher sales last month.
The moderate pickup in housing demand is being aided by lower borrowing costs. While policy tightening by the Bank of Canada has led to a modest backup in variable mortgage rates, fixed rates have come down across the maturity spectrum in recent months, mirroring the drop in bond yields. We expect interest rates will stay lower for longer, underpinning steady housing demand through the fall, contingent on at least a modest pace of job growth.
With new listings edging up only marginally last month, the new-listings-to-sales ratio edged down to 2.0. Meanwhile, the month's supply of active listings fell for a third consecutive month to 6.6. Both metrics suggest a more balanced national market. Sellers (and builders) in Canada remain highly responsive to underlying market conditions. Unlike in the United States, Canadian foreclosure rates are low and not a significant source of downward price pressure. New construction too is gradually moderating. As would be expected given generally balanced conditions, average prices are essentially flat (+0.2% m/m and -0.2% y/y). Prices were overbid last fall as buyers outnumbered sellers, but have fallen back to more reasonable levels.
While ultra-low interest rates remain highly supportive for the interest-sensitive housing market, moderate economic growth and hiring, debt-leery households and high home prices will keep many buyers on the sidelines for now. Look for a flattish fall national market from a sales and pricing perspective.
Ben Sage, Sales Representative. http://www.bensage.com http://www.oxfordcountyhomes.ca Re/Max a-b Realty Ltd., Brokerage. 519-536-7535. 521 Dundas St., Woodstock, ON
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