The King Of Kensington

Is it safe to say that some listings represent an interesting combination of ideal features for an entry-level home, and found at a reasonable price.
My listing at 792 Kensington in Woodstock (67-205; Asking: $168,900) fits the bill or meets the criteria.
The 1.75-storey red-brown brick home has 4 bedrooms -- 2 on second floor and 2 on main floor. However, with today's lifestyle and 'wants and needs' requiring an at-home office, certainly 1 of those 4 bedrooms is ideal for just that purpose.
The house has nice hardwood flooring in living room and both main-floor bedrooms. The 4pc bathroom is on the main floor.
The eat-in kitchen is large enough to be declared that -- an eat-in kitchen. A little smallish and a little dated, but a functional kitchen for a first-time buyer. The owners will leave 3 appliances. Keep in mind the price range here: $168,900.
With a year-round sunroom at the back of the house, this space would be ideal as a dining area as it's too small to be a TV room, and at the same time does feature a patio door to the wood deck.
By the way, did I mention the wood deck wraps all the way around a well-maintained above-ground pool. Spacious deck with enough space for table with umbrella, chairs and barbecue.
The home's mechanicals are recently improved with a new (oil) furnace and tank in 2005, and 100-amp breaker box in 2004. There is central air too! The roof looks brand new, but is really 3 years young.
The lot is 122' feet. There is backyard, therefore, beyond the pool and raised deck.
I certainly can't forget to mention the garage. It's a detached 1-car garage at the end of an asphalt driveway that starts out as double-wide.
If you do not know Kensington, you're likely thinking this house is found on a busy street. Kensington is actually a quiet tree-lined destination of consistent homes -- all about 55 years old.
Back inside, the owner recently renovated the basement, so it's all like-new drywall. A great playroom for a young family or an entertainment room to watch the Blue Jays struggle for a wildcard berth. Next to the recroom is a roughed-in bathroom. Buy the fixtures and you could have a second 4pc bathroom.
After my casual and colloquial (fancy word for every-day speak) description, I'm sure you would want to view this home. It's vacant, so you could move in and splash this summer.
Call me anytime.
Mark Schadenberg,
Royal LePage Triland Realty
757 Dundas Street, Woodstock, Ont
(519) 539-2070, office
537-1553, direct line / text
539-4319, home office

Twitter: markroyallepagewww.marksells.casales representative

Sally Creek is an 'adult lifestyle community'

The Woods Of Sally Creek
Claysam Homes
While Woodstock does not have any gated communities, if you're an empty-nester, The Woods Of Sally Creek is a destination you should consider.
An agent in our office (William Cattle) represents Claysam Homes, which has been building both detached ranches and one-floor townhomes in Woodstock for the past five or six years.
The Woods Of Sally Creek uses the slogan: "Surround Yourself With The Things You Love". Nature, expansive walking trails along a picturesque waterway, and a 9-hole golf course are part of the amenities of this 'adult lifestyle community'. When you buy in Sally Creek you will receive two 1-year golf memberships upon possession of your new Claysam house.
The builders' brochure describes the golf course quite vividly: ". . . Designed by the highly reputable architect John Robinson, is woven through the wooded valleys, and takes into consideration the character of the existing landscape and beauty and uniqueness of the area."
Claysam Homes, meanwhile, is a very accomplished builder. For more info, you can visit: claysamhomes.com
Call myself, sales rep Mark Schadenberg, today at (519) 537-1553 to tour the Sally Creek subdivision, and many model homes, which are listed on the MLS system (Realtor.ca). You can view the plans and envision yourself living here. If you're reading this from the GTA, you would be surprised and very pleased to see that a new ranch could be yours for under $260,000. The square footage drawings begin at 1150 with a 1-car garage and 40-foot frontage, but a much larger detached home (with or without second-floor living space) could also be built in your budget range.
I always believe, I sell homes -- that's my career. At the same time, I feel it's important to work with a local Realtor as I also sell communities and as a life-long resident know anyone would enjoy residing in Woodstock -- The Friendly City. Woodstock is about 30 minutes away from the Stratford Festival, and a 30-minute drive to K-W, London or Brantford. At the hub of the 401-403, it's safe to say Woodstock is the centre of Southwestern Ontario. Our community includes miles upon miles of walking/biking trails, an abundance of shopping and restaurants, wonderful tree-lined Victorian neighbourhoods if you prefer an experienced home, a thriving local theatre group, museum and 7-plex movie theatre in the Downtown, and the popular Southgate Centre (50+ recreation centre) at the entrance to wonderful Southside Park.
As for Sally Creek, it's located near the Pittock Conservation Area, which is part of the Upper Thames River Conservation Authority. The homes -- detached or townhouse villas -- are not condominiums as there are no reserve funds or maintenance condo fees because the streets are part of the City. The 'village' does have a property-care package available to residents who may spend part of the year in the south or may require assistance with landscaping. This is not seasonal living -- it's lifestyle living.
I have sold real estate full-time for Royal LePage (royallepagetriland.com) in the Woodstock (city.woodstock.on.ca) area for more than 12 years, call me if you have interest in the Sally Creek project or any other neighbourhood in The Friendly City. I'm the current chair of the Woodstock Recreation Advisory Committee, so I can answer all your questions about skateboard parks and recreation in general. I'm also a member of the Lions Club of Woodstock and sit on the steering committee for our local Relay For Life (relayforlife.ca/woodstock) to support the Canadian Cancer Society.
I look forward to hearing from you
Mark Schadenberg, sales representative
Royal LePage Triland Realty
757 Dundas St, Woodstock
(519) 537-1553
Twitter: markroyallepage

Relay For Life is June 17-18 in Woodstock

This is latest press release, I submitted to Woodstock Sentinel-Review to promote the 12th annual Relay For Life in Woodstock, June 17-18. It appeared on front page May 25.

-------

By Mark Schadenberg

The Relay For Life key message is: 'Celebrate . . . Remember . . . Fight Back.'

Participants in the Woodstock Relay For Life fundraiser for the Canadian Cancer Society scheduled for June 17-18, will honour survivors of a cancer diagnosis, but at the same time remember those who died from the disease.

One gesture of honour is to purchase a luminary and then participate in the Relay For Life lighting of the luminaries at 10 p.m. on the night of the event at College Avenue Secondary School.  

For a donation of $5, luminaries can be purchased at several retail and commercial outlets in the area, and also at the Woodstock farm market at the fairgrounds every Saturday leading up to June 17.

Woodstock steering committee member Bonnie Hartley recalls her first participation in the Relay in 2001, and in particular the glow of the lit luminaries.

"It was a fabulous crisp, clear starry night and the track was rimmed on both edges with thousands of luminaries. It felt like an amazing runway with the candles guiding my way as I read name after name after name. Many were in memory of those whose battle was over, but many more were for those still fighting," says Hartley.

"I began to see names of people I knew, but was unaware of their struggle. That was a little shocking," Hartley added. "The sheer number of names -- many repeated (with more than one luminary) by loving supporters. It was overwhelming."

Last year, the Woodstock Relay featured 82 teams and more than 1,800 luminaries were purchased. The goal for 2011 is 85 teams and $250,000 through pledges collected by participants and related fundraising endeavours -- car washes, barbecues, bake sales, concerts and even weeding neighbourhood gardens.

Among the three Oxford Relay For Life nights, $519,000 was raised last year for the on-going dedicated work of the Canadian Cancer Society (CCS) and the Oxford unit. This year's other county Relays are in Tillsonburg, June 10-11 at Annandale; and in Ingersoll on June 24-25 at IDCI.

The committee for Woodstock continues to seek those interested in participating or volunteering in any capacity. You may call the CCS at (519) 537-5592 or see www.relayforlife/woodstock. You can register for the Survivor Lap (part of the night's kickoff at 7 p.m.) online also.

If you want to enter a team, contact John Hunt at je.hunt@lycos.com or (519) 421-0307.

Joining Relay For Life, is both personal and emotional. Everyone emerges with their own thoughts and feelings. Hartley, for example, recalls first becoming involved on a team with fellow teachers.

"The early part of the evening was very busy and social, but at 3 a.m. I decided to look for the luminary I had dedicated to my Dad who had died from cancer years before. They were not sorted alphabetically as they are now. What had started as a fun staff event had an amazing impact on me that early June morning. It became a vigil that I have attended every year since, and the highlight continues to be that quiet walk surrounded by those glowing names.

"In 2005 a dear friend lost her fourth battle with this terrible disease and I created a team in her honour," Hartley continued. "Team members came from all over the area and it was an empowering way to pay tribute to her life-long struggle.

"Since then I have become involved in the steering committee helping to honour our Survivors. As was mentioned by one person on our committee, perhaps Survivor doesn’t quite capture who they are. Fighters, champions and soldiers may better describe their reality. And we need to fight beside them so that one day there will no longer be a need for luminaries."

This is the 12th year for Relay For Life in Woodstock and the theme is Dazzling Dozens. Twelve is a significant number as the Relay is a 12-hour team non-competitive overnight fundraiser to assist in both the financial need necessary to conduct cancer research, but also to create programs and support services for cancer patients and their families. For example, in 2010 in Oxford alone, the local CCS office provided 2,599 client trips for treatment for a total of 130,000 km. The association also offers a peer program for both one-to-one and group support.

Co-chair Nancy Springstead says there are many reasons to Relay.

"My philosophy is that I can make a difference, and I aim to do just that. Being involved in Relay For Life is fun and satisfying."

Borrowing from The Globe, which had borrowed from a book

Usually, one would have to say that prose borrowed, is re-printed with permission, but at the end of the day I'm giving promotion to a good publication about house buying. This bit below has already appeared in The Globe & Mail.
By the way, the story refers to the controversial Toronto tax on home buying. That doesn't exist in Woodstock, but land transfer tax is certainly a factor and is essentially 1% of purchase price.
In buying a new home, the main item buyers seem to forget is that their brand new house (usually) does not curtains, blinds, etc. 
     --------------

In this excerpt from the MoneySense Guide to Buying and Selling Your Home, a book in the "Best of MoneySense" series, writer Rachel Mendleson tackles the task of figuring out what you can really afford when buying a home.
What can you afford? When Jennifer Ballard and Mike Tusche started hunting for their first home–a two-bedroom condominium in downtown Toronto–they knew that what they could afford would depend on more than just the listing price. Besides the down payment, the young couple was also expecting to shell out extra for condo fees and a parking space. What they weren’t anticipating were closing costs, which, at about 2 per cent of the final selling price, can easily exceed $10,000. "We were hoping to put that toward the down payment, but that’s now going to lawyers’ fees, city tax" and so on, says Ballard. "That really changes things."

For first-time home buyers and experienced homeowners alike, figuring out what you can afford is no simple task. That’s because there is no single answer, but rather many possible scenarios that depend on both your financial situation and the lifestyle you want. But by understanding the basic costs of buying and how all the hidden extras add up, you can get a realistic picture of your purchasing power before you start perusing the listings.
As Ballard and Tusche discovered, when you buy a home, the purchase price is just the beginning of the costs you’ll incur. In most jurisdictions, buyers must pay a land transfer tax, which can amount to several thousand dollars. If you are buying a home that includes "chattels"–moveable personal property such as appliances–you may have to pay provincial sales tax on the value of those items. For those buying newly constructed homes, you’ll have to pay 5 per cent GST (though depending on the purchase price, you may be eligible for a rebate). Other one-time costs include legal and inspection fees. (Realtor commissions come out of the seller’s take.) In addition to a monthly mortgage payment, owning a home means you also have to shoulder various ongoing costs, including annual property taxes (rates vary by municipality), utilities and maintenance. When you buy a condo or townhouse, maintenance is included in monthly strata fees. If you buy a house, you have keep in mind that you will be responsible for any necessary fixes that crop up along the way. Though some repairs are fairly inexpensive, others can put a big dent in your bank account. "These are all the kinds of bills that you have to factor into the decision," says Sarah Daniels, a Vancouver-area real estate agent and author of Welcome Home: Insider Secrets for Buying or Selling Your Property.
By far the most significant upfront cost is the down payment. The minimum down payment you need to get an insured mortgage is 5 per cent of the purchase price, but if you can put 20 per cent or more down, you don’t need to be insured, and therefore won’t have to pay the premium. If you’re a new homeowner, your down payment will come from your savings and investments or, if you’re lucky, a family gift. Experienced buyers, meanwhile, can rely on the equity from their previous property.
Unless you’ve got deep pockets, the budget for your first home will depend primarily on how much financial institutions are willing to lend you–and on what terms. The size of the mortgage for which you can get pre-approved is the maximum amount you can reasonably be expected to repay with interest over a set period of up to 30 years. According to Canadian Mortgage Trends editor Rob McLister, based on current interest rates, someone with an annual income of $50,000, who puts down 12.5 per cent and has about $25,000 in household debt could theoretically be approved for a $194,000 home and monthly mortgage payments of about $820. But estimates such as these, which you can come up with on your own by plugging a few numbers into one of many online mortgage calculators, are very general, and don’t account for crucial determinants like credit history. (For our purposes, McLister assumed a 3.94 per cent fixed rate for five years, property taxes of 1 per cent, $100 in monthly heating, no condo fees and a good credit score.) "There are an endless number of exceptions. That’s why it’s best to have a professional do it," says McLister, who recommends consulting a mortgage broker or a bank’s mortgage specialist.
Just because you are pre-approved for a certain amount doesn’t mean you should plan on spending it all, though. When a financial institution calculates the amount it’s willing to lend you, it does so based on what it thinks offers a comfortable ratio between income and expenses. But while lenders will let this number–called the debt service ratio–reach higher than 40 per cent, McLister says you might want to think about giving yourself an even bigger cushion. "You’ve got to ask yourself, ‘If something bad happens, do I really want to be in a 44 per cent total debt service ratio?"
Another important consideration is that the interest rate you negotiate when you first buy your house isn’t set in stone. When your mortgage is up for renewal–typically after five years, though the length of the term varies–you may find that interest rates have increased substantially. That means that if you don’t leave yourself enough breathing room, you could wind up in a very tight spot. You don’t want to be forced to sell your home in a rising interest rate environment, when housing prices are trending down. As McLister sees it, "You have to take these things into account and project into the future, and determine the worst-case scenario."
As any mortgage broker will tell you, there are plenty of ways to play around with the numbers and secure financing for the home that you want. But no matter what the calculator says, you have to be honest with yourself. Beyond the incidental costs associated with owning and maintaining a home, don’t forget to think about your lifestyle, and how much you’re willing to sacrifice. While you may be able to technically afford the house of your dreams, will buying it mean that you can no longer go to the movies or take vacations? "You have to make sure that you can still live a normal life," says Daniels. "Nobody wants to live in a great place but only be able to afford Kraft Dinner."
Excerpted from MoneySense Guide to Buying and Selling Your Home (Rogers Publishing Limited, $9.95). The book is available at bookstores and newsstands or online at http://moneysense.ca/myhouse Mortgage negotiations

Owners Want To Move

A true listing real estate sales representative isn't supposed to divulge the motivation of a seller, so I won't.
However, I will say that the vendors at 462 Parrott in Woodstock have invested a lot of money into a house they purchased brand new less than 6 years ago, and now they want to surrender some of their effiorts, by selling. They truly do want to move.
The new reduced asking price is $344,900.
The 2-storey at 462 Parrott is unique in that there is absolutely nothing left for the next owner. The cost of finishing the basement exceeded $50,000, including a built-in solid oak entertainment unit surrounding a gas fireplace. With dove-tail construction and soft-close drawers the craftsmanship on the entertainment unit is obvious to anyone who has ever stepped on a rake (I have).
The basement includes a large L-shaped recroom and the owner even installed plumbing in the wall for a future wet bar. I can show you where the plumbing is. Pot lights too! The lower 3pc bathroom is just off a fifth bedroom, which does have a large enough window to actually call it a bedroom.
The poured concrete driveway is complete and owner has fenced the yard, built a large wood deck with natural gas bbq hookup, and has installed landscaping.
The main floor features many upgrades, especially in hardwood floors and ceramic tile. The terrific kitchen with a curved island and breakfast bar leads to the open spacious dinette area, which has a door to the deck.
Main-floor family room is open to the kitchen as well and -- you guessed it -- features another carpenter-perfected entertainment unit surrounding a stone-mantel gas fireplace.
The front room is large enough to be a formal living room for a lifestyle that doesn't require a dining room. The laundry is also on the main floor near the entranace to the 2-car garage and 2pc bathroom.
The second level does feature 4 bedrooms, including a luxury ensuite with jetted tub and separate shower, plus a walk-in closet. Bedrooms two and three are very spacious for your children. There is another 4pc bathroom as well.
This home will be sold (could be sold) with 6 appliances, and also includes security system, water softener, central vac, and high-end custon blinds.
The house is in the Algonquin school zone for K-8. As you go east in this subdivision, some children are required to attend Springbank School.
The open house is Saturday, May 14, 2-4. I'll be the one with the name tag saying 'Mark Schadenberg'
You can visit the virtual reality tour on realtor.ca with the MLS number 66-252.
All for now!