Real estate is all too often reduced to numbers, estimates and dollar signs. When we list a house, the most critical feature tends to be the price. When we compare the home to others, we try and find reasonable comparables and estimate value accordingly. We overly focus on analytics. 

You may be surprised to know, though, that real estate involves a lot of feeling. 

Some of the most reasonably priced homes still don’t sell. Owners become flustered when this happens, and buyers can’t often pinpoint why they don’t like such a home. It’s discouraging not to have good feedback! Well, it’s challenging, if not impossible, to quantify feelings. 

A prime example where feeling matters in the real estate process concerns curb appeal! Curb appeal is difficult to quantify, but very important nonetheless. This is especially true in the Okanagan! Folks move here for the lifestyle, and their home is an extension of that lifestyle. In this blog, I’ll detail why curb appeal matters to today’s buyers and give you two general areas to focus on to improve curb appeal.

Here we go!

First Impressions & The Power Of Feeling

Every buyer will view the same house differently, including the first impression upon driving up to the property. Buyers will use this initial feeling as an example of what they feel if they owned the property. They might ask the following questions, either consciously or subconsciously:

Would I take pride in owning this home?

If this were my property, what would my guests think of it when they come over to visit?

How much work will it take to make this property uniquely mine?

Does the owner take pride in this property, judging from my first impression?

As you can see, buyers can be judgemental both of themselves and your property. And they have a right to be! They’re forking out hundreds of thousands of dollars, if not more, to assume ownership of it. Sellers are wise to concern themselves with such questions. Sure, you’re not going to be able to cater to every buyer’s unique needs, wants and preferences. And there’s no such thing as the perfect curb appeal.

However, you can put yourself in the shoes of the buyer most likely to purchase your home. This is a great place to start! 

Upon identifying such buyers, map out their most likely preferences and work from there. The front of your property does not need to be fancy and upscale; it just needs to suit the tastes of those most likely to purchase it. Gaining such insight is crucial to improving your home’s curb appeal when it comes time to sell (or anytime, for that matter!)

Property Exterior

Your home’s exterior is the first place to start when deciding to improve curb appeal. Buyers will usually look at the following exterior features during their first impression:

• Siding

• Front door

• Windows and window trim

• Roof 

• Gutters 

• Chimney

• General home type/shape

Pay attention to these features and the type of impression they can give to buyers; it matters! Of course, a complete replacement of all the components above can be expensive, so you need to weigh the cost, benefit and importance for each. It’s also true that some of these are merely cosmetic features, some are structural, and some are both! 

Pro Tip: Do a drive-up of your home with a friend you can trust to give you impartial advice. Upon driving up to the house, with a pen and pad ready, make a list of the things your friend notices first when it comes to your home’s curb appeal (good and bad). 

Remember, there’s no such thing as perfect curb appeal. But you do have the control to use someone impartial to help you along this journey. Consider your advisor’s views, and balance them with your own and your financial obligations for each. Keep it simple, and work outwards from there!

Landscaping

Now to the less intimidating aspect of curb appeal, landscaping! 

Landscaping can be tricky because it tends to be one of the more subjective features of any given property. However, there are some considerations to ponder when taking a good look at your front yard. Keep in mind, these all depend on the type of buyer you’re trying to attract. 

If your front yard is merely a “blank slate,” meaning it has few to no definable landscaping features, ask yourself if adding attractive features will be a worthwhile investment. If your most likely buyer is an investor, this is likely the best option!

If your front yard has intricate networks of flowers, plants and grasses, ask yourself if simplifying it would be a worthwhile investment. If your most likely buyer is a busy working family with limited time to spare, such investment may pay off! 

If your front yard is dominated by lush lawn, ask yourself if keeping the grass in perfect condition is a worthwhile investment. If your most likely buyer is a young family with kids, such investment may be well worth it!

Tailor your front yard landscape to your most likely buyer. In any case, avoid quirky decor pieces and other unnecessary features to capture the broadest base of positive attention. 

Conclusion

Improving curb appeal requires you to tap into feeling, which is no easy task. It begins with an understanding of your most likely buyer and the courage to make the needed changes when possible. Then, think about how these people might feel upon discovering your property. Think about how they feel and what they value.   

In doing so, you avoid chasing unattainable perfection and work towards an effective, inviting curb appeal for your home! 

If you ever need help with your home’s curb appeal, I’m here to help! I help a wide range of buyers and sellers, getting a feel for the preferences of each. I’m more than happy to help guide you in these decisions to help give you an advantage over your selling competition.

The secret is out - The Okanagan lifestyle is here to stay. 

We’ve moved beyond the ‘trend’ label. Trends are temporary, momentary. What the Okanagan has to offer is so much more. From the city skyline of Kelowna to the vineyard-dotted communities of Penticton and Osoyoos to Vernon’s world-class lakes, the Okanagan has something for everyone. We’re an international tourist destination for a reason. 

Are you planning a move here? Vernon may just have everything you need to create a fulfilling lifestyle for you and yours. 

In a previous post, I detailed some popular Vernon neighbourhoods in more thorough detail. In this post, we will focus on what makes Vernon uniquely special from an outdoor perspective. I’ll break down why we love our little corner of the North Okanagan, detailing some key outdoor attractions along the way.

Lakes

You just can’t talk about what makes Vernon distinctive without mentioning the lakes. We have two commonly-visited lakes here, Okanagan and Kalamalka. Let’s begin with the former. 

Okanagan Lake is comparatively large, its length running from the South Okanagan near Penticton to its furthest shores in Vernon, passing Kelowna along the way. It’s a popular boating destination due to its expansive shoreline and generally large width. It warms up nicely in the Summer. 

Kalamalka (Kal) Lake is the real gem of the two. While much smaller, Kal is a ‘marl lake’ home to abundant calcium carbonate deposits that change colours with warming temperatures. During mid-summer, the lake turns to a remarkable shade of green. Kalamalka Provincial Park shares some of its border with this memorable attraction, making it an ideal place to stand-up paddleboard. 

To get a better idea of Kalamalka Lake’s timeless beauty, check out this video.

I also recommend checking out the Okanagan Rail Trail! It traverses Kalamalka Lake, Wood Lake, and other small water bodies on its way to Downtown Kelowna. It’s a fantastic community initiative with Okanagan culture and heritage behind its mission!

Outdoor Exploration - Spring To Fall

Vernon is home to a thriving group of outdoor enthusiasts, including hikers, mountain bikers, trail runners and more! 

 

Kalamalka Provincial Park (as mentioned above) is one 

such place that deserves special mention. At 3,218 hectares, the protected area is largely undeveloped and dotted with ponderosa pine and groves of douglas fir trees. It’s home to a spectacular wildflower show in the Spring, expansive Kalamalka Lake views in the Summer, and beautifully changing tones in the Fall.

Another wicked place to explore in the warmer months is Ellison Provincial Park. Nestled on the northeastern shore of Okanagan Lake, it is the smaller protected park with 220 hectares of explorable forest. The trails are peppered with rocky areas, making them ideal for more challenging runs on foot or bike. You can connect with the Predator Ridge trails near the elevation’s highpoint, and the Ellison Provincial Park campground is on the lake below!

Fresh Air Fun On Whiteout Days

When the Fall’s crimson colour gives way to arctic air and snow showers, there’s no better place to be than high up in the mountains!

This section focuses on Silver Star Mountain, voted one of North America’s best ski resorts by multiple publications over the years. Located in the Monashee Mountains, Silver Star snow is abundant and 100% naturally-produced. 

Some stats

• 3,282 skiable acres

• 760 metres of total vertical drop

• 700cm of annual snowfall

• 132 marked runs, the longest being 8km long
  

The ‘frontside’ is home to mellower terrain and multiple chairlifts, making it an ideal option for families and those who just want to cruise. Adrenaline-seekers routinely head to the ‘backside’ where you drop into stashes of advanced terrain.

As the day winds down, ski right into one of Silver Star’s 18 restaurants, cafes and bars in the village. It’s an authentic ski-in/ski-out experience accompanied by nine on-mountain hotels and lodges (and many more single-family residences!). No matter your appetite for thrills, Silver Star is sure to please.

Conclusion

We love our slice of British Columbia heaven. Vernon has so much to offer its residents that it’s no surprise our local real estate market is booming! People that move here don’t want to leave. 

It’s important to note that I’ve only scratched the surface of Vernon’s outdoor exploration opportunities. Our unparalleled mix of lakes and mountains are limitless in their ability to provide a good time in the fresh air. 

If you’re thinking of making Vernon your home, give me a call. As a longtime Vernon realtor®, I’ve dealt with my fair share of relocations. I’m always willing to share my advice with you in your quest for a truly spectacular place to live. It’s the Okanagan lifestyle, as we say, and it’s truly unbeatable!

The real estate market is heating up in Vernon and the rest of the Okanagan! Prices are increasing from demand far exceeding supply. This type of unbalanced market creates many difficulties for Buyers as they struggle to find housing.

First Things First - Why Does This Even Matter?

I get it; investing in extra listing preparation seems unnecessary when there are so many more Buyers than Sellers in a given market, like the one in Vernon as of this writing. Yes, it is much easier to sell your property than in a more balanced market. 

However, there’s another side of the argument to consider. The first thing to know is that Buyers don’t usually pay top dollar for homes they perceive to be unkept or needing unnecessary work. They don’t want to inherit work they feel a Seller should have done beforehand. Many will also nit-pick issues and overestimate the time and money it will take to remedy them.

Another consideration involves the bottom line. It still costs money and time to prepare your home correctly no matter the market, whether it involves a Realtor® or not. But would you rather conserve all you can upfront only to receive less money in the end? Or, if you’re able, spend more upfront to recover those investments and more? Consider the following examples of two Sellers with near-identical homes, both of which pay $15,000 in Realtor® fees, and ask yourself: In which Buyer’s shoes would you rather be?

Seller A: 

• No interest in investing in home prep or minor updates and feels like the home will sell itself. 

• Lists their home for $450,000. 

• After 62 days, a price reduction, and a back-and-forth offer process, they sell for $436,000.

• Bottom line after expenses and real estate fees: $421,000.

Seller B: 

• Sees value in investing in home prep and bites the bullet. They spend $2,500 in paint and other soft upgrades and $1,000 in home staging.  

• Lists their home for the same price of $450,000. 

• Two Buyers impressed with updates and home presentation, home ends up in multiple offers, and they sell for $453,000.

• Bottom line after expenses and real estate fees: $438,000.

See my point? It’s important to realize that not everyone can afford even minor updates and home staging upfront, but this example doesn’t apply to their position. It does apply to the large segment of the population that makes these types of decisions every day. The above examples happen all the time, andit pains me to see money left on the table!

If you have the financial means, always keep your eyes on the prize and focus on the bottom line first and foremost. Now, let’s turn to two strategies that can give your home the competitive advantage it deserves!

Basic Home Preparation

As mentioned above, basic home preparation takes little to no investment and only a moderate time commitment, in most cases. The goal of this process is to make the home look great for the photography session. From my experience, most Buyer first impressions actually occur before they see the house when they view all the photos.

Having high-quality photography that showcases your home well generally leads to more showings, leading to my next point; be sure to prepare your home correctly for these showings! The goal is to make Buyers feel comfortable enough to picture themselves in that very house. Here are some practical tips for basic home preparation for both photography and showings:

• Avoid having too many family photos, which can make it hard for potential Buyers to see themselves owning that house. 

• Declutter as much as you can, walking through the home with an objective point of view. Think to yourself: What would I notice walking through someone else’s home?

• Clean those areas that get the least attention in day-to-day life, such as baseboards and underneath cabinets. You’d be surprised how particular some buyers can be with cleanliness.

• If you have pets, clean up as much pet hair as possible and make a conscious effort to remove accompanying odours. You may love your cat, but many Buyers will find it a turn-off!

Lights off, gas in the tank, bags in the car… The vacation has begun!

Vacations are a treat for every busy family. Tensions ease and burdens feel smaller. You get a chance to unwind and reflect. The inherent value of recreation is what leads so many families to invest in vacation properties. Instead of frantically searching for places to stay that fit allotted times off, many choose to purchase a property, giving them freedom and flexibility. 

There are a few key things to understand when you buy vacation properties, particularly rental properties. Taking a few preparatory steps will enable you to make the best investment possible for your wallet and your family. At the end of each section, we will apply the principles to a theoretical purchase at 123 Winter Lane at Silver Star Mountain, our local recreation hotspot! 123 Winter Lane is a 2-bedroom unit on the second floor of a five-storey building right beside the village. It was built less than 5 years ago and allows rentals during the busy seasons in the Spring and Summer, as well as longer-term rentals for shoulder seasons.  

Let’s go!  

What Exactly Do You Need It For?

The first step when planning a vacation property purchase is to strip the process down to the basics and ask yourself as a family:

What does recreation mean to us? What does a property need to have to accommodate our needs?

This question, though basic, will get to the heart of your desire for a vacation property. Do you have four kids and need enough room to be comfortable? Well, a two-bedroom unit with one bathroom might not cut it then. Is it more enjoyable to have your coffee on the deck with a view? Well, a ground-level unit may not be the best choice.

Much too often, people begin the conversation about vacation property by talking about finances first. It’s natural to want to figure out finances before searching for property of any kind, but finances are not at the heart of most vacation property purchases. Buyers of these properties seek an escape, a suitable accompaniment to their lifestyle. The first best step to take is figuring out why you want one in the first place. These insights are then used to guide the next steps.

     123 Winter Lane

Before even viewing this property, we figured out why we need it. Our family decided that they wanted a property on a ski hill because they love this family activity. We live in Vernon, and we needed somewhere close to home to avoid extensive winter travel.

Location

Once you’ve figured out basic desires, you can move along to location concerns. You may have figured out the general geographical location of your vacation home, but what about the actual location? Does it support your lifestyle?

The first consideration with location is to ask your realtor about resale prospects and the general popularity of hyper-local areas. You may wish to know of upcoming developments so you can 

avoid construction noise, or avoid buying a unit that will have its view blocked. You may not want to drive a vehicle during your vacation, so would want to know the proximity of local amenities. How accessible is your home, overall?

Vacation properties are quite often in strata complexes with extensive bylaws and rules. These bylaws and rules serve to protect your investment. Without them, there could be no standardized building policy for you, or for visitors to your unit. However, you want to ensure that you aren’t too limited by these restrictions. Too many restrictions can affect your vacation freedom, and limit your ability to have fun.

Be sure to get a copy of the bylaws and rules before finalizing your purchase. Evaluate your needs and wants and cross-reference them with these restrictions to truly determine if it’s a good fit for your family. 

      123 Winter Lane

Our building had an option for concierge services, which we declined. We can handle our bookings and prefer to save on those costs. However, We didn’t want to be limited visitors-wise since we have out of town friends and family that we’d like to host. Our building does not limit overnight guests and has ample parking for them. We’ve found our perfect vacation home!

Conclusion

We started small, listing our basic needs and wants. We then expanded our horizons and explored the most important aspects of buying a vacation home, at Silver Star or abroad! These tips will keep your goals at the forefront. They provide you with ample opportunity to conduct due diligence and evaluate your needs over time. 

Of course, you should always have a Realtor® in your corner! I’m always here to help you find the perfect vacation property, keeping your needs in focus and working within your budget. It’s always an adventure buying vacation property, as I’m available to come along for the ride, keeping you protected along the way.

There is an unfortunate myth that permeates the worried minds of real estate consumers: Selling in the Spring is the best time to sell your home because it’s the only realistic way to achieve maximum market value for your home.

This is absolutely not the case! While Spring is typically the busiest market in terms of overall sales, this does not automatically translate into higher earning potential. The Fall, traditionally seen as the “second best” real estate market in terms of seasonal timing, is actually a great time to sell for various reasons. In this blog, I’m going to detail the top four reasons why listing in the Fall is a great choice. I will then give you some practical tips that will instill confidence in your ability to achieve top dollar in this particular market.

Top 4 Factors That Benefit Fall Listings

Less Competition

In the Fall, it is undoubtedly true that you will have much less competition than in the Spring. There are fewer Buyers in the Fall market on average, but also far fewer properties that your listing will be competing with. This presents a unique opportunity to stand out among the crowd and work towards a mutually beneficial deal with a prospective buyer. With less listings to compete with, you carve out your unique place in the housing market and actively entice the most meaningful buyers to consider your property.

Market Flexibility

Due to Spring’s inherent competition, there is almost always a large swath of houses that remain on the market in the Fall that were initially listed in the Spring. Some may have been overpriced, and some may have just suffered from failed transactions with unqualified buyers. Whatever the reason, a segment of your listing competition will be from what Realtors call “stale listings”, which are those that have been listed for several month’s time at around the same price. The market is now more flexible in its offerings. Now is your best opportunity to stand out among the crowd!

Buyers Antsy

During the Fall, you will be faced with plenty of opportunities from Buyers that simply didn’t pull the trigger during the Spring months. Many have missed out on multiple offers, while others may have paused their search until the Summer months are over (this is especially true for the family demographics). Whatever the case, those qualified buyers that didn’t purchase in either the Spring or Summer markets are now as motivated as ever to initiate a purchase in the Fall. Buyers get excited about the new influx of homes for sale and come to you with more meaningful intentions and the experience to prove it. Additionally, Buyers are also motivated to purchase prior to Christmas time so they have time to settle in before the holiday season begins.

Fall Colours

This factor is outside the scope of market dynamics but is still worthy of mention. Fall is a period of time characterized by brilliant colours and a certain kind of nostalgia. Your property, especially if it has some natural features included like trees, can now be presented in a way that no Spring listing can! The beautiful colours serve to amplify the beauty of your property in the listing photos and this increases the chance buyers will say “wow!” even before they see your home. This factor is especially relevant to Okanagan real estate! Our valley is blessed by a remarkable change in colour.

List in the Fall With Unshakable Confidence

Here are four time-tested methods that contribute to an excellent Fall listing:

Professional Photography

As mentioned above, Fall presents a unique opportunity to capture the natural beauty of your home. Colours are changing and this can make colours pop and gets prospective buyers excited about certain property features. While I personally always recommend professional photography for your real estate listings, Fall is an especially important time to do so! Allow the professionals to handle this step because it can make a big difference in the final sale price. Buyers want to feel like they’re buying something special. Nothing depersonalizes a property more than poor photos that fail to capture the natural beauty of a given property.

Take Photos Well Before The Snow Flies

Be sure to have your trusted Realtor book your listing photos for a time where snow is not yet likely to be on the ground. In the chance that your listing extends beyond the regular parameters of the Fall market and into the Winter market, your listing will again stand out among the crowd. This is because Buyers can see what the home looks like when there isn’t any snow covering the property’s features. There’s a surprising amount of high-importance property features that can be covered up by those fluffy white flakes!

 Be Flexible With Showings

Fall is a time where a lot of people are scrambling. Kids are back in school and adjusting to their new classroom environments, and parents are busy at work while trying to dial in Christmas-time arrangements. It’s a hectic time! There’s a considerable benefit to being more flexible with showing requests on your home. It’s okay to have boundaries when it comes to reasonable showings, but the more accommodating you are to the stressed-out buyers that will eventually be interested in your home, the greater chance they will give you the same courtesy in return.

Go The Extra Mile To Stand Out

Conclusion

Listing your home in the Fall is a great time to showcase the features of your home that will matter most to the plethora of eager buyers in the market. With the strategic points above to guide you, combined with the help of your trusted Realtor, you will place yourself in a great position to sell your property with steadfast confidence!

Featured Listing

8215 Silver Star Road
This is the rural oasis you’ve been looking for! This custom-built home on a 1-acre parcel features hardwood floors, spectacular lighting fixtures and a lovely vaulted ceiling. There are 3 bedrooms plus a den as well as a self-contained suite on the lower level. Though, these are only some of the greatest features of the home! Head outside to your own private sanctuary complete with a hot tub and gazebo, all surrounded by the trees and other natural features unique to the property. This home also has a detached extended garage/workshop that is fully insulated and wired. So much beauty all wrapped up into one property! This is the type of property that makes Vernon real estate so exciting.

*Click here to see the full listing*

When it comes to buying property, single-family houses seem to get all the glory. They tend to get the most advertising attention, yet there’s another property-type that can be an ‘unsung hero’

when it comes to investing in the real estate market.

I’m talking about vacant land! There is a different way to approach investing in vacant land, and I’m here to guide you on the best ways to do so. In this blog I will cover the difference between residential and commercial land purchases, what to look out for when seeking vacant land for investment, as well as highlight an awesome piece of vacant land that we have listed. 

 

Residential vs Commercial

Residential real estate is markedly different from commercial real estate, because these land-types suit completely different needs. Once you know these crucial differences, you will be better equipped to decide which avenue might work better for your particular investment portfolio.

Residential real estate is typically singular in its allowable use, which is to accommodate residential construction and subsequent habitation. The differences in residential land types relate to that lot's ability to accommodate density. Some land will be zoned for single-family usage only, some will accommodate the development of townhomes or condos, and some have multiple allowable uses. When looking at property for sale in your local area, such as land for sale in Vernon, be sure to check the zoning bylaws as you go. You also want to be sure that even if the zoning is consistent with your needs, that the lot will allow for the size of dwelling(s) and outbuilding(s) that you intend to construct. 

Commercial real estate in most real estate markets, including in the Okanagan, is subject to a more focused and directed due diligence process. You not only need to be double checking the zoning bylaws to ensure your uses are approved (as well, there are far more commercial designations than residential!), but you also need to be aware of the foot and vehicle traffic and how that relates to your business. As well, commercial real estate purchases may require a higher down payment than your typical residential lot. Be sure to check-in with your financial advisor and trusted Realtor® to know where you stand before commencing any type of search process. It is important to note too that commercial real estate, for the purposes of this blog also includes land for sale approved for industrial use. 

Key Benefits of Investing in Vacant Land

Highest and Best Use

When it comes to developed land, you’re often severely restricted in the control of what’s called the “highest and best use” of a property. For example, if you buy a residential property with a house that’s situated on that land in an unfavourable way (ie. A house that sits near the back of a lot, restricting your ability to have a backyard) it would not be financially savvy to change that. It would simply be too costly. When you own the land however, you can ensure that you control the best way to use that property from the beginning, thus positively affecting your future investment prospects.

Less Maintenance

When you purchase previously-developed land of most kinds, upon conveyance you will likely have immediate overhead. If the commercial property you just bought needs a complete renovation, you will still be subject to things like electricity and hydro bills while you renovate. With vacant land however, you save a great deal in interim overhead. This can bring peace of mind to costly projects, allowing you to focus your time and energy where it most matters: getting the most out of a particular property. 

Lower Barrier to Entry

While vacant land sometimes does require a larger down payment than your typical residential purchase with a mortgage, it is still a lower barrier to entry than buying previously developed land overall. Because there is no structure to deal with, you save a lot of money in mortgage interest and other things, like mortgage origination fees. This makes vacant land a great investment for those that do not want to expose themselves to debt at this particular point in time.

Buying Vacant Land in Vernon & The Okanagan

Speaking from past experience and statistical validation, investing in land in the Okanagan has proven to be an excellent opportunity to diversify your investment portfolio. Okanagan land for sale is increasingly sought after in national and international markets because of the unbelievable potential for future growth. Our beautiful valleys are becoming less and less of a “best-kept secret” and this is attracting worldwide attention. 

Our cities are densifying, particularly in the Kelowna market, which has a ripple effect on zoning bylaws throughout each city and the valley as a whole. Vernon has the unique position of having the most development potential in terms of available land space, bringing both opportunity and unique challenges. Why not meet these challenges by jumping in and becoming a part of this tremendous growth?

Featured Listing

9159 Smith Road

This is a stunning waterfront lot with so much potential. With 114’ of waterfront, it is nestled between two homes that set a beautiful standard for the street. It also has sewer nearby available to connect to and has two titles! Follow this link for more information!

 

Conclusion

Investing in land is a brilliant way to catch the sustainable wave of business flowing into our communities. We all have a desire to have an impact on those around us, and vacant land is a particularly good way of being able to be a force for good here. 

Our real estate markets in the Okanagan are resilient and boundless in their opportunity. Be a part of this opportunity by considering vacant land to be your next investment purchase!

Your trusted Vernon Realtor®,

Louisa Cochrane PREC

Real estate is all too often reduced to numbers, estimates and dollar signs. When we list a house, the most critical feature tends to be the price. When we compare the home to others, we try and find reasonable comparables and estimate value accordingly. We overly focus on analytics. 

You may be surprised to know, though, that real estate involves a lot of feeling. 

Some of the most reasonably priced homes still don’t sell. Owners become flustered when this happens, and buyers can’t often pinpoint why they don’t like such a home. It’s discouraging not to have good feedback! Well, it’s challenging, if not impossible, to quantify feelings. 

A prime example where feeling matters in the real estate process concerns curb appeal! Curb appeal is difficult to quantify, but very important nonetheless. This is especially true in the Okanagan! Folks move here for the lifestyle, and their home is an extension of that lifestyle. In this blog, I’ll detail why curb appeal matters to today’s buyers and give you two general areas to focus on to improve curb appeal.

Here we go!

First Impressions & The Power Of Feeling

Every buyer will view the same house differently, including the first impression upon driving up to the property. Buyers will use this initial feeling as an example of what they feel if they owned the property. They might ask the following questions, either consciously or subconsciously:

Would I take pride in owning this home?

If this were my property, what would my guests think of it when they come over to visit?

How much work will it take to make this property uniquely mine?

Does the owner take pride in this property, judging from my first impression?

As you can see, buyers can be judgemental both of themselves and your property. And they have a right to be! They’re forking out hundreds of thousands of dollars, if not more, to assume ownership of it. Sellers are wise to concern themselves with such questions. Sure, you’re not going to be able to cater to every buyer’s unique needs, wants and preferences. And there’s no such thing as the perfect curb appeal.

However, you can put yourself in the shoes of the buyer most likely to purchase your home. This is a great place to start! 

Upon identifying such buyers, map out their most likely preferences and work from there. The front of your property does not need to be fancy and upscale; it just needs to suit the tastes of those most likely to purchase it. Gaining such insight is crucial to improving your home’s curb appeal when it comes time to sell (or anytime, for that matter!)

Property Exterior

Your home’s exterior is the first place to start when deciding to improve curb appeal. Buyers will usually look at the following exterior features during their first impression:

• Siding

• Front door

• Windows and window trim

• Roof 

• Gutters 

• Chimney

• General home type/shape

Pay attention to these features and the type of impression they can give to buyers; it matters! Of course, a complete replacement of all the components above can be expensive, so you need to weigh the cost, benefit and importance for each. It’s also true that some of these are merely cosmetic features, some are structural, and some are both! 

Pro Tip: Do a drive-up of your home with a friend you can trust to give you impartial advice. Upon driving up to the house, with a pen and pad ready, make a list of the things your friend notices first when it comes to your home’s curb appeal (good and bad). 

Remember, there’s no such thing as perfect curb appeal. But you do have the control to use someone impartial to help you along this journey. Consider your advisor’s views, and balance them with your own and your financial obligations for each. Keep it simple, and work outwards from there!

Landscaping

Now to the less intimidating aspect of curb appeal, landscaping! 

Landscaping can be tricky because it tends to be one of the more subjective features of any given property. However, there are some considerations to ponder when taking a good look at your front yard. Keep in mind, these all depend on the type of buyer you’re trying to attract. 

If your front yard is merely a “blank slate,” meaning it has few to no definable landscaping features, ask yourself if adding attractive features will be a worthwhile investment. If your most likely buyer is an investor, this is likely the best option!

If your front yard has intricate networks of flowers, plants and grasses, ask yourself if simplifying it would be a worthwhile investment. If your most likely buyer is a busy working family with limited time to spare, such investment may pay off! 

If your front yard is dominated by lush lawn, ask yourself if keeping the grass in perfect condition is a worthwhile investment. If your most likely buyer is a young family with kids, such investment may be well worth it!

Tailor your front yard landscape to your most likely buyer. In any case, avoid quirky decor pieces and other unnecessary features to capture the broadest base of positive attention. 

Conclusion

Improving curb appeal requires you to tap into feeling, which is no easy task. It begins with an understanding of your most likely buyer and the courage to make the needed changes when possible. Then, think about how these people might feel upon discovering your property. Think about how they feel and what they value.   

In doing so, you avoid chasing unattainable perfection and work towards an effective, inviting curb appeal for your home! 

If you ever need help with your home’s curb appeal, I’m here to help! I help a wide range of buyers and sellers, getting a feel for the preferences of each. I’m more than happy to help guide you in these decisions to help give you an advantage over your selling competition.

The secret is out - The Okanagan lifestyle is here to stay. 

We’ve moved beyond the ‘trend’ label. Trends are temporary, momentary. What the Okanagan has to offer is so much more. From the city skyline of Kelowna to the vineyard-dotted communities of Penticton and Osoyoos to Vernon’s world-class lakes, the Okanagan has something for everyone. We’re an international tourist destination for a reason. 

Are you planning a move here? Vernon may just have everything you need to create a fulfilling lifestyle for you and yours. 

In a previous post, I detailed some popular Vernon neighbourhoods in more thorough detail. In this post, we will focus on what makes Vernon uniquely special from an outdoor perspective. I’ll break down why we love our little corner of the North Okanagan, detailing some key outdoor attractions along the way.

Lakes

You just can’t talk about what makes Vernon distinctive without mentioning the lakes. We have two commonly-visited lakes here, Okanagan and Kalamalka. Let’s begin with the former. 

Okanagan Lake is comparatively large, its length running from the South Okanagan near Penticton to its furthest shores in Vernon, passing Kelowna along the way. It’s a popular boating destination due to its expansive shoreline and generally large width. It warms up nicely in the Summer. 

Kalamalka (Kal) Lake is the real gem of the two. While much smaller, Kal is a ‘marl lake’ home to abundant calcium carbonate deposits that change colours with warming temperatures. During mid-summer, the lake turns to a remarkable shade of green. Kalamalka Provincial Park shares some of its border with this memorable attraction, making it an ideal place to stand-up paddleboard. 

To get a better idea of Kalamalka Lake’s timeless beauty, check out this video.

I also recommend checking out the Okanagan Rail Trail! It traverses Kalamalka Lake, Wood Lake, and other small water bodies on its way to Downtown Kelowna. It’s a fantastic community initiative with Okanagan culture and heritage behind its mission!

Outdoor Exploration - Spring To Fall

Vernon is home to a thriving group of outdoor enthusiasts, including hikers, mountain bikers, trail runners and more! 

 

Kalamalka Provincial Park (as mentioned above) is one 

such place that deserves special mention. At 3,218 hectares, the protected area is largely undeveloped and dotted with ponderosa pine and groves of douglas fir trees. It’s home to a spectacular wildflower show in the Spring, expansive Kalamalka Lake views in the Summer, and beautifully changing tones in the Fall.

Another wicked place to explore in the warmer months is Ellison Provincial Park. Nestled on the northeastern shore of Okanagan Lake, it is the smaller protected park with 220 hectares of explorable forest. The trails are peppered with rocky areas, making them ideal for more challenging runs on foot or bike. You can connect with the Predator Ridge trails near the elevation’s highpoint, and the Ellison Provincial Park campground is on the lake below!

Fresh Air Fun On Whiteout Days

When the Fall’s crimson colour gives way to arctic air and snow showers, there’s no better place to be than high up in the mountains!

This section focuses on Silver Star Mountain, voted one of North America’s best ski resorts by multiple publications over the years. Located in the Monashee Mountains, Silver Star snow is abundant and 100% naturally-produced. 

Some stats

• 3,282 skiable acres

• 760 metres of total vertical drop

• 700cm of annual snowfall

• 132 marked runs, the longest being 8km long
  

The ‘frontside’ is home to mellower terrain and multiple chairlifts, making it an ideal option for families and those who just want to cruise. Adrenaline-seekers routinely head to the ‘backside’ where you drop into stashes of advanced terrain.

As the day winds down, ski right into one of Silver Star’s 18 restaurants, cafes and bars in the village. It’s an authentic ski-in/ski-out experience accompanied by nine on-mountain hotels and lodges (and many more single-family residences!). No matter your appetite for thrills, Silver Star is sure to please.

Conclusion

We love our slice of British Columbia heaven. Vernon has so much to offer its residents that it’s no surprise our local real estate market is booming! People that move here don’t want to leave. 

It’s important to note that I’ve only scratched the surface of Vernon’s outdoor exploration opportunities. Our unparalleled mix of lakes and mountains are limitless in their ability to provide a good time in the fresh air. 

If you’re thinking of making Vernon your home, give me a call. As a longtime Vernon realtor®, I’ve dealt with my fair share of relocations. I’m always willing to share my advice with you in your quest for a truly spectacular place to live. It’s the Okanagan lifestyle, as we say, and it’s truly unbeatable!

The real estate market is heating up in Vernon and the rest of the Okanagan! Prices are increasing from demand far exceeding supply. This type of unbalanced market creates many difficulties for Buyers as they struggle to find housing.

First Things First - Why Does This Even Matter?

I get it; investing in extra listing preparation seems unnecessary when there are so many more Buyers than Sellers in a given market, like the one in Vernon as of this writing. Yes, it is much easier to sell your property than in a more balanced market. 

However, there’s another side of the argument to consider. The first thing to know is that Buyers don’t usually pay top dollar for homes they perceive to be unkept or needing unnecessary work. They don’t want to inherit work they feel a Seller should have done beforehand. Many will also nit-pick issues and overestimate the time and money it will take to remedy them.

Another consideration involves the bottom line. It still costs money and time to prepare your home correctly no matter the market, whether it involves a Realtor® or not. But would you rather conserve all you can upfront only to receive less money in the end? Or, if you’re able, spend more upfront to recover those investments and more? Consider the following examples of two Sellers with near-identical homes, both of which pay $15,000 in Realtor® fees, and ask yourself: In which Buyer’s shoes would you rather be?

Seller A: 

• No interest in investing in home prep or minor updates and feels like the home will sell itself. 

• Lists their home for $450,000. 

• After 62 days, a price reduction, and a back-and-forth offer process, they sell for $436,000.

• Bottom line after expenses and real estate fees: $421,000.

Seller B: 

• Sees value in investing in home prep and bites the bullet. They spend $2,500 in paint and other soft upgrades and $1,000 in home staging.  

• Lists their home for the same price of $450,000. 

• Two Buyers impressed with updates and home presentation, home ends up in multiple offers, and they sell for $453,000.

• Bottom line after expenses and real estate fees: $438,000.

See my point? It’s important to realize that not everyone can afford even minor updates and home staging upfront, but this example doesn’t apply to their position. It does apply to the large segment of the population that makes these types of decisions every day. The above examples happen all the time, andit pains me to see money left on the table!

If you have the financial means, always keep your eyes on the prize and focus on the bottom line first and foremost. Now, let’s turn to two strategies that can give your home the competitive advantage it deserves!

Basic Home Preparation

As mentioned above, basic home preparation takes little to no investment and only a moderate time commitment, in most cases. The goal of this process is to make the home look great for the photography session. From my experience, most Buyer first impressions actually occur before they see the house when they view all the photos.

Having high-quality photography that showcases your home well generally leads to more showings, leading to my next point; be sure to prepare your home correctly for these showings! The goal is to make Buyers feel comfortable enough to picture themselves in that very house. Here are some practical tips for basic home preparation for both photography and showings:

• Avoid having too many family photos, which can make it hard for potential Buyers to see themselves owning that house. 

• Declutter as much as you can, walking through the home with an objective point of view. Think to yourself: What would I notice walking through someone else’s home?

• Clean those areas that get the least attention in day-to-day life, such as baseboards and underneath cabinets. You’d be surprised how particular some buyers can be with cleanliness.

• If you have pets, clean up as much pet hair as possible and make a conscious effort to remove accompanying odours. You may love your cat, but many Buyers will find it a turn-off!

Lights off, gas in the tank, bags in the car… The vacation has begun!

Vacations are a treat for every busy family. Tensions ease and burdens feel smaller. You get a chance to unwind and reflect. The inherent value of recreation is what leads so many families to invest in vacation properties. Instead of frantically searching for places to stay that fit allotted times off, many choose to purchase a property, giving them freedom and flexibility. 

There are a few key things to understand when you buy vacation properties, particularly rental properties. Taking a few preparatory steps will enable you to make the best investment possible for your wallet and your family. At the end of each section, we will apply the principles to a theoretical purchase at 123 Winter Lane at Silver Star Mountain, our local recreation hotspot! 123 Winter Lane is a 2-bedroom unit on the second floor of a five-storey building right beside the village. It was built less than 5 years ago and allows rentals during the busy seasons in the Spring and Summer, as well as longer-term rentals for shoulder seasons.  

Let’s go!  

What Exactly Do You Need It For?

The first step when planning a vacation property purchase is to strip the process down to the basics and ask yourself as a family:

What does recreation mean to us? What does a property need to have to accommodate our needs?

This question, though basic, will get to the heart of your desire for a vacation property. Do you have four kids and need enough room to be comfortable? Well, a two-bedroom unit with one bathroom might not cut it then. Is it more enjoyable to have your coffee on the deck with a view? Well, a ground-level unit may not be the best choice.

Much too often, people begin the conversation about vacation property by talking about finances first. It’s natural to want to figure out finances before searching for property of any kind, but finances are not at the heart of most vacation property purchases. Buyers of these properties seek an escape, a suitable accompaniment to their lifestyle. The first best step to take is figuring out why you want one in the first place. These insights are then used to guide the next steps.

     123 Winter Lane

Before even viewing this property, we figured out why we need it. Our family decided that they wanted a property on a ski hill because they love this family activity. We live in Vernon, and we needed somewhere close to home to avoid extensive winter travel.

Location

Once you’ve figured out basic desires, you can move along to location concerns. You may have figured out the general geographical location of your vacation home, but what about the actual location? Does it support your lifestyle?

The first consideration with location is to ask your realtor about resale prospects and the general popularity of hyper-local areas. You may wish to know of upcoming developments so you can 

avoid construction noise, or avoid buying a unit that will have its view blocked. You may not want to drive a vehicle during your vacation, so would want to know the proximity of local amenities. How accessible is your home, overall?

Vacation properties are quite often in strata complexes with extensive bylaws and rules. These bylaws and rules serve to protect your investment. Without them, there could be no standardized building policy for you, or for visitors to your unit. However, you want to ensure that you aren’t too limited by these restrictions. Too many restrictions can affect your vacation freedom, and limit your ability to have fun.

Be sure to get a copy of the bylaws and rules before finalizing your purchase. Evaluate your needs and wants and cross-reference them with these restrictions to truly determine if it’s a good fit for your family. 

      123 Winter Lane

Our building had an option for concierge services, which we declined. We can handle our bookings and prefer to save on those costs. However, We didn’t want to be limited visitors-wise since we have out of town friends and family that we’d like to host. Our building does not limit overnight guests and has ample parking for them. We’ve found our perfect vacation home!

Conclusion

We started small, listing our basic needs and wants. We then expanded our horizons and explored the most important aspects of buying a vacation home, at Silver Star or abroad! These tips will keep your goals at the forefront. They provide you with ample opportunity to conduct due diligence and evaluate your needs over time. 

Of course, you should always have a Realtor® in your corner! I’m always here to help you find the perfect vacation property, keeping your needs in focus and working within your budget. It’s always an adventure buying vacation property, as I’m available to come along for the ride, keeping you protected along the way.

There is an unfortunate myth that permeates the worried minds of real estate consumers: Selling in the Spring is the best time to sell your home because it’s the only realistic way to achieve maximum market value for your home.

This is absolutely not the case! While Spring is typically the busiest market in terms of overall sales, this does not automatically translate into higher earning potential. The Fall, traditionally seen as the “second best” real estate market in terms of seasonal timing, is actually a great time to sell for various reasons. In this blog, I’m going to detail the top four reasons why listing in the Fall is a great choice. I will then give you some practical tips that will instill confidence in your ability to achieve top dollar in this particular market.

Top 4 Factors That Benefit Fall Listings

Less Competition

In the Fall, it is undoubtedly true that you will have much less competition than in the Spring. There are fewer Buyers in the Fall market on average, but also far fewer properties that your listing will be competing with. This presents a unique opportunity to stand out among the crowd and work towards a mutually beneficial deal with a prospective buyer. With less listings to compete with, you carve out your unique place in the housing market and actively entice the most meaningful buyers to consider your property.

Market Flexibility

Due to Spring’s inherent competition, there is almost always a large swath of houses that remain on the market in the Fall that were initially listed in the Spring. Some may have been overpriced, and some may have just suffered from failed transactions with unqualified buyers. Whatever the reason, a segment of your listing competition will be from what Realtors call “stale listings”, which are those that have been listed for several month’s time at around the same price. The market is now more flexible in its offerings. Now is your best opportunity to stand out among the crowd!

Buyers Antsy

During the Fall, you will be faced with plenty of opportunities from Buyers that simply didn’t pull the trigger during the Spring months. Many have missed out on multiple offers, while others may have paused their search until the Summer months are over (this is especially true for the family demographics). Whatever the case, those qualified buyers that didn’t purchase in either the Spring or Summer markets are now as motivated as ever to initiate a purchase in the Fall. Buyers get excited about the new influx of homes for sale and come to you with more meaningful intentions and the experience to prove it. Additionally, Buyers are also motivated to purchase prior to Christmas time so they have time to settle in before the holiday season begins.

Fall Colours

This factor is outside the scope of market dynamics but is still worthy of mention. Fall is a period of time characterized by brilliant colours and a certain kind of nostalgia. Your property, especially if it has some natural features included like trees, can now be presented in a way that no Spring listing can! The beautiful colours serve to amplify the beauty of your property in the listing photos and this increases the chance buyers will say “wow!” even before they see your home. This factor is especially relevant to Okanagan real estate! Our valley is blessed by a remarkable change in colour.

List in the Fall With Unshakable Confidence

Here are four time-tested methods that contribute to an excellent Fall listing:

Professional Photography

As mentioned above, Fall presents a unique opportunity to capture the natural beauty of your home. Colours are changing and this can make colours pop and gets prospective buyers excited about certain property features. While I personally always recommend professional photography for your real estate listings, Fall is an especially important time to do so! Allow the professionals to handle this step because it can make a big difference in the final sale price. Buyers want to feel like they’re buying something special. Nothing depersonalizes a property more than poor photos that fail to capture the natural beauty of a given property.

Take Photos Well Before The Snow Flies

Be sure to have your trusted Realtor book your listing photos for a time where snow is not yet likely to be on the ground. In the chance that your listing extends beyond the regular parameters of the Fall market and into the Winter market, your listing will again stand out among the crowd. This is because Buyers can see what the home looks like when there isn’t any snow covering the property’s features. There’s a surprising amount of high-importance property features that can be covered up by those fluffy white flakes!

 Be Flexible With Showings

Fall is a time where a lot of people are scrambling. Kids are back in school and adjusting to their new classroom environments, and parents are busy at work while trying to dial in Christmas-time arrangements. It’s a hectic time! There’s a considerable benefit to being more flexible with showing requests on your home. It’s okay to have boundaries when it comes to reasonable showings, but the more accommodating you are to the stressed-out buyers that will eventually be interested in your home, the greater chance they will give you the same courtesy in return.

Go The Extra Mile To Stand Out

Conclusion

Listing your home in the Fall is a great time to showcase the features of your home that will matter most to the plethora of eager buyers in the market. With the strategic points above to guide you, combined with the help of your trusted Realtor, you will place yourself in a great position to sell your property with steadfast confidence!

Featured Listing

8215 Silver Star Road
This is the rural oasis you’ve been looking for! This custom-built home on a 1-acre parcel features hardwood floors, spectacular lighting fixtures and a lovely vaulted ceiling. There are 3 bedrooms plus a den as well as a self-contained suite on the lower level. Though, these are only some of the greatest features of the home! Head outside to your own private sanctuary complete with a hot tub and gazebo, all surrounded by the trees and other natural features unique to the property. This home also has a detached extended garage/workshop that is fully insulated and wired. So much beauty all wrapped up into one property! This is the type of property that makes Vernon real estate so exciting.

*Click here to see the full listing*

When it comes to buying property, single-family houses seem to get all the glory. They tend to get the most advertising attention, yet there’s another property-type that can be an ‘unsung hero’

when it comes to investing in the real estate market.

I’m talking about vacant land! There is a different way to approach investing in vacant land, and I’m here to guide you on the best ways to do so. In this blog I will cover the difference between residential and commercial land purchases, what to look out for when seeking vacant land for investment, as well as highlight an awesome piece of vacant land that we have listed. 

 

Residential vs Commercial

Residential real estate is markedly different from commercial real estate, because these land-types suit completely different needs. Once you know these crucial differences, you will be better equipped to decide which avenue might work better for your particular investment portfolio.

Residential real estate is typically singular in its allowable use, which is to accommodate residential construction and subsequent habitation. The differences in residential land types relate to that lot's ability to accommodate density. Some land will be zoned for single-family usage only, some will accommodate the development of townhomes or condos, and some have multiple allowable uses. When looking at property for sale in your local area, such as land for sale in Vernon, be sure to check the zoning bylaws as you go. You also want to be sure that even if the zoning is consistent with your needs, that the lot will allow for the size of dwelling(s) and outbuilding(s) that you intend to construct. 

Commercial real estate in most real estate markets, including in the Okanagan, is subject to a more focused and directed due diligence process. You not only need to be double checking the zoning bylaws to ensure your uses are approved (as well, there are far more commercial designations than residential!), but you also need to be aware of the foot and vehicle traffic and how that relates to your business. As well, commercial real estate purchases may require a higher down payment than your typical residential lot. Be sure to check-in with your financial advisor and trusted Realtor® to know where you stand before commencing any type of search process. It is important to note too that commercial real estate, for the purposes of this blog also includes land for sale approved for industrial use. 

Key Benefits of Investing in Vacant Land

Highest and Best Use

When it comes to developed land, you’re often severely restricted in the control of what’s called the “highest and best use” of a property. For example, if you buy a residential property with a house that’s situated on that land in an unfavourable way (ie. A house that sits near the back of a lot, restricting your ability to have a backyard) it would not be financially savvy to change that. It would simply be too costly. When you own the land however, you can ensure that you control the best way to use that property from the beginning, thus positively affecting your future investment prospects.

Less Maintenance

When you purchase previously-developed land of most kinds, upon conveyance you will likely have immediate overhead. If the commercial property you just bought needs a complete renovation, you will still be subject to things like electricity and hydro bills while you renovate. With vacant land however, you save a great deal in interim overhead. This can bring peace of mind to costly projects, allowing you to focus your time and energy where it most matters: getting the most out of a particular property. 

Lower Barrier to Entry

While vacant land sometimes does require a larger down payment than your typical residential purchase with a mortgage, it is still a lower barrier to entry than buying previously developed land overall. Because there is no structure to deal with, you save a lot of money in mortgage interest and other things, like mortgage origination fees. This makes vacant land a great investment for those that do not want to expose themselves to debt at this particular point in time.

Buying Vacant Land in Vernon & The Okanagan

Speaking from past experience and statistical validation, investing in land in the Okanagan has proven to be an excellent opportunity to diversify your investment portfolio. Okanagan land for sale is increasingly sought after in national and international markets because of the unbelievable potential for future growth. Our beautiful valleys are becoming less and less of a “best-kept secret” and this is attracting worldwide attention. 

Our cities are densifying, particularly in the Kelowna market, which has a ripple effect on zoning bylaws throughout each city and the valley as a whole. Vernon has the unique position of having the most development potential in terms of available land space, bringing both opportunity and unique challenges. Why not meet these challenges by jumping in and becoming a part of this tremendous growth?

Featured Listing

9159 Smith Road

This is a stunning waterfront lot with so much potential. With 114’ of waterfront, it is nestled between two homes that set a beautiful standard for the street. It also has sewer nearby available to connect to and has two titles! Follow this link for more information!

 

Conclusion

Investing in land is a brilliant way to catch the sustainable wave of business flowing into our communities. We all have a desire to have an impact on those around us, and vacant land is a particularly good way of being able to be a force for good here. 

Our real estate markets in the Okanagan are resilient and boundless in their opportunity. Be a part of this opportunity by considering vacant land to be your next investment purchase!

Your trusted Vernon Realtor®,

Louisa Cochrane PREC