3: Knowing the Challenges Drivers of capital and confidence in VS .NET

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3: Knowing the Challenges Drivers of capital and confidence
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The supply of capital and confidence in the market are two elements that help drive the real estate market through its regular cycle But the supply of capital and confidence are influenced by the following: Interest rates: Because interest rates have a direct effect on the financing of both development and investment properties, real estate professionals keep a close eye on where rates are heading Typically, high rates will help cool the market by prompting price reductions Lower rates will spur the market by making more cash available to investors and developers Low interest rates may also stimulate demand and result in heightened competition for assets Tax rates: Property taxes vary by community and type of property A high tax rate typically discourages purchasers, often pushing investors into municipalities where rates are more favourable Taxes levied by higher levels of government, such as federal capital gains tax and provincial property purchasers tax, may also have an influence over investors decisions, but less so than property taxes Occupancy rates: Tenants play a role in real estate markets by indicating demand for certain types of assets High vacancy levels mean assets return less income to owners, narrowing margins and potentially lowering investor expectations for real estate in the neighbourhood and ultimately property prices This could create opportunities for purchasers High occupancies typically boost the perceived value of an asset Perceived value: Public perception of any particular piece of real estate plays a key role in determining what buyers are willing to pay Good neighbourhoods, or those whose potential for growth is strong, enjoy stronger pricing than those with less favourable characteristics Public perception of what constitutes strong prospects isn t necessarily rooted in scientific research, however Marketing, fashion, and simple word-of-mouth may all contribute to some areas becoming phenomena while others fall into decline Keep your ears open to find out what people are saying about particular areas, read the local papers to see which neighbourhoods are making the news (and, more important, why), and generally become a student of local fortunes to know which areas may be worth your while to investigate and which may not
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The impact of other markets
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Because real estate deals are part of the larger economy, they re subject not just to the forces rippling through the property market, but also to those of the national, provincial, and local economies The four are interrelated, so pay attention not just to what s selling (or not), but why A boom, for example, may lead to a surge in the housing market, new retail openings,
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Part I: Understanding Real Estate
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and demand for commercial properties to serve the bustling sectors of the economy A recession, by contrast, will see depressed prices for real estate and force you to take a closer look at the sectors showing the greatest longterm promise Recessions are typically the time to prepare for the next boom, however You may be able to scoop up underperforming assets and transform them into the gems of your portfolio Have a look at reports on the local market from your local real estate brokerages, as well as growth forecasts that the Bank of Canada and other major financial institutions release on a regular basis The economic fortunes of a particular community are also important Oneindustry towns do well so long as their industry prospers, but economic diversity is better for a community s long-term prospects Diversity offers some protection against national and regional fortunes, as well as trends affecting specific industries That s not to say single-job towns can t transform themselves, but the risk of a prolonged downturn is greater An investor typically won t want to wait that long to see a return Communities, especially smaller ones, are also more subject to demographic changes and other shifts in local character that can affect the prospects for real estate These changes are sometimes sparked by events in the local economy (a plant closure, for example, or the creation of new jobs), while others reflect the age of the incoming (or outgoing) owners Many of Canada s small towns, especially resource-dependent ones, have seen their stars rise and fall on the back of changing circumstances and trends The British Columbia ski resort of Whistler, for example, is a small village turned international four-season resort as investors developed properties and amenities that attracted skiers, hikers, and convention-goers In Thunder Bay, Ontario, the growth of Lakehead University has stabilized the city s economic core and provided ancillary economic activity A similar transformation is underway in the resource town of Prince George, British Columbia, where the University of Northern BC has drawn in a younger population Buying real estate in St John s, Newfoundland, and Labrador mightn t have been a wise choice when the fishing business was going down the tubes, but oil and natural gas have replaced fish and the boom has helped reinvigorate real estate markets
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