Archive for May, 2010


Sorry the updates have been a little sparse this week, the girlfriend has been on a week-long “Sex and the City” binge, of which I was ordered to partake under threat of never having sex again if I didn’t… not saying I made the wrong choice, but lets just say a lifetime of self-abuse suddenly doesn’t seem so bad in hindsight. I’ll even put my manhood at stake and admit the tv series wasn’t half bad, but those movies are brutal… and 2½ hours, are you kidding me, there wasn’t even a plot?!

Anyway, enough ranting. Still waiting on fresh bankruptcy and arrears numbers… so instead we’ll take a look at the latest Survey of Employment Payroll and Hours that came out Wednesday. These are through March of this year.

Payroll Employment

Lets start with the employment numbers. We can see after a big drop in the wake of the financial crisis, the total numbers (blue line) had bottomed out last spring, and have since been creeping up a little as he heading into 2010… then they look like they took a pretty big jump there in March, of around 16,500. We should bear in mind these figures often get revised, but that’s promising none-the-less.

I also included a measure of the number of payroll employees as a percentage of the eligible population (of working age) from Statcan’s Labour Force Survey (green bars). This measure takes into account population fluctuations. This shows a trend very similar to the nominal figures, but we see even with the apparent jump in March that we’re still below the 60% mark… something that hadn’t been experienced since ’04.

So while the worst may be behind us, we’re still a long way from the good times of just a few years ago. So those expecting things just to start rolling again will be disappointed. We should also note that these figures make no mention of full-time vs. part-time jobs.

Average Weekly Earnings

Now we have the average weekly earnings. These hardly show any signs of the losses experienced on the jobs front, and seem to be more or less continuing their established pattern (bearing in mind, these too are subject to revision). It’s interesting to note the seasonality in these figures… often building through the fall/winter, then softening in the spring/summer. So while we’re very near the $1,000/week mark, don’t be surprised if it falls off over the summer, and not breach it until late winter, or next spring.

I guess that’s good for a dreary Saturday, and those of you fellas out there that haven’t been dragged to SATC2, count yourselves lucky. Honestly, for a show so much about fashion, they sure wear some hideous clothes… granted, this is coming from a guy who takes his fashion cues from Charlie Sheen on 2½ Men (cargo shorts for every occasion!)… I guess I wasn’t quite done with the ranting after all. Anyway, hope you’re all having a good weekend.

Ideas?!

Ideas?!

Greetings all, hope you’re all back at work and recovered from the long weekend. I was hoping to have some new bankruptcy or arrears data to do a work up on tonight, but they haven’t been released, so no such luck. If you’re really jonesing for some numbers you can read through the CIBC and RBC reports that came out today. I haven’t looked through them yet, and don’t typically put much stock in them… but when one is hard up for data, they’ll do.

In the absence of fresh stats, I’ll do something I’ve been meaning to do for awhile… that being, poll you guys and gals regarding what features you might like to see on the site. Since moving to the domain in the new year, it can allow us to do a lot of new things.

One thing I’ve been considering is starting up a forum, as there isn’t really any out there exclusive to real estate in Alberta, in fact there few that even discuss it even in passing. The issue there is whether we get the traffic to support such a forum. While I think we get sufficient readership to make it worthwhile (as long as it isn’t totally idle I’d be content), most tend to only lurk.

So the question is whether you guys would be interested in a more active medium. As is, the blog by itselfs seems to be more than capable of handling current discussions, but a forum would allow you guys to drive the discussion where ever you want and could promote more in depth discussion.

Anyway, I thought I’d throw this out there and see if there was any interest, or have any other ideas of features/concepts you’d like to see.

Asking Prices
 A year ago, to the day, we listed asking prices for condo’s in a dozen different properties in and around the city… and today we’re back to give an update. Couldn’t always find the sort of units I initially singled out, but fortunately I mentioned other units and their prices that are currently available so in those cases I substituted. So I did the best I could.
Anyway, without further ado…

Northeast – Canyon Ridge – 451 Hyndman CR complex

  • 1250 sqft townhomes
  • Were asking 230K-240K in May ’09
  • Are asking 270K in May ’10

Northwest – Cumberland – 13215 153rd Ave NW complex

  • 1250 sqft townhomes
  • Were asking 300K in May ’09
  • Are asking 340K in May ’10
  • 1825 sqft townhome
  • Were asking 350K in May ’09
  • Are asking 348K-410K in May ’10

West – Ormsby Place – 64th Ave – 178th St complex

  • ~1040 sqft bi-levels
  • Were asking 212K-218K in May ’09
  • Are asking 190K-195K in May ’10

Central – Downtown – 10125 – 109th St complex

  • ~911 sqft apartment
  • Were asking 220K in May ’09
  • No identical units currently available (there are 800 sqft and 1000 sqft units both asking 195K FWIW)

Central – Downtown – 10024 Jasper Ave complex

  • 465 sqft apartment
  • Were asking 155K-160K in May ’09
  • Are asking 136K-155K in May ’10

Southeast – Ellerslie – 230 Edwards Drive complex

  • 1200 sqft townhomes
  • Were asking 240K-260K in May ’09
  • Are asking 255K-300K in May ’10

Millwoods – Meyonohk – 2703 79th St complex

  • 950 sqft carriage homes
  • Were asking 180K-200K in May ’09
  • Are asking 160K-175K in May ’10

Southwest – Sweet Grass – 11255 – 31st Ave complex

  • 800 sqft apartments
  • Were asking 130K-140K in May ’09
  • Are asking 137K-165K in May ’10

Southwest – Queen Alexandra – 7907 – 109th St complex

  • 940 sqft apartment
  • Were asking 361K in May ’09
  • Are asking 361K in May ’10

Southwest – Haddow – 2503 Hanna Cr complex

  • 1144 sqft apartment
  • Were asking 275K in May ’09
  • Are asking 270K-300K in May ’10

St. Albert – Woodlands – 260 Sturgeon Rd complex

  • 1050 sqft apartment
  • Were asking 250K in May ’09
  • No identical units currently available (there is a 1250 sqft unit for 280K)

Sherwood Park – Lakeland Ridge – 115 Chestermere Drive complex

  • 1200-1275 sqft townhomes
  • Were asking 295K-316K in May ’09
  • Are asking 305K-316K in May ’10

It’s a real mixed bag. Several are up, well over 10% in some cases (the city median condo price is up 6.8% from a year ago)… but some are also down, and also by as much as 10%. That’s quite a range, and another sign of a market that is quite unbalanced.

One observation of mine is that it seems the properties at the higher end seemed to generally fare better, while those at the low end tended to struggle more often than not. Given the plunge in interest rates this isn’t surprising, as it would allow people to finance larger sums, and thus afford to pay more and start higher on the property ladder.

This also complements the knowledge of the strength of detached home sales relative to condo sales witnessed in the last year… people were going bigger with the increase in available financing that low interest rates allowed.

In anycase, such mixed findings again suggest that even with the strong sales of last year, we’re still very much a market in flux… and the explosion of listings this spring is only going to make things worse.  Prices still appear to have little support, and when interest rates return to normal levels that will again become very apparent.

Boardwalk released their first quarter financials tonight, and with that includes some information on the various markets they serve. I’ve been following these stats as these guys are probably the biggest players in the Edmonton rental market, and one of the larger ones in Calgary, so it’s relevant to our interests… and since the CMHC reports only come out twice a year they provide us with something to hold us over till they come out (btw, their spring report should come out next month).

Average Rents

Of course the number everyone wants to know is average rent… and it continues to fall. Average market rent in Edmonton now sits at $1,028/month, down almost $250 from the peak, $57 from a year ago, and $11 from last quarter. Calgary sits at $1,049/month, down $311 from the peak, $132 from a year ago and $44 from last quarter.

Edmonton is now back to their late ’06 level of rent, though as we can deduce from the Alberta plot and knowing Edmonton makes up the majority of their portfolio that they had already made very significant jump by that point. It will be interesting to see how these figures translate to the CMHC figures due out in June.

Vacancy Rates

They also included vacancy figures, and while it seems to have stabilized in Edmonton, in Calgary the company is enjoying actually record low levels. As they are not as major a player in Calgary this may be a signal they have just been very aggressive in luring tenants… as we know from the first graph rents have been quickly dropping there, and the difference between rents in Edmonton and Calgary have narrowed greatly in the last year.

Again it will be interesting to see what the CMHC numbers look like. You have to wonder when rents are still dropping that much while the vacancy rate is so low… so I’d suspect the vacancy rate for Calgary as a whole isn’t nearly as low as Boardwalks portfolio is enjoying.

You may have noticed that a few of the blowhard bloggers out there have recently been making the call that the market beginning to turn. Of course any moron can just up and prattle away with such declarations, but I aim a special sort of moron and actually examine things a little deeper.

So I figured it was a good time to take a look at just what such a turn plays out like. Edmonton (and Alberta) are in a bit of a special situation as our bubble hit earlier, and actually topped out in 2007 (leaving us in something of a suckers rally at present), which gives us the unique perspective of having seen this movie just recently, thus some excellent data on just how it works.

Not that there is a lack of comparison others out there, with the implosion of the US housing bubble there are umpteen cities that have had serious housing downturns… but we like to think “it’s different here” and thus need a local example (even though, statistically, what happened down there was a carbon copy of what happened here where the market turned).

Anyway, talk is cheap, lets build. Here is a look at what happened in 2007, as well as dashed lines representing historical averages to give up an idea of typical seasonality in regards to sales and inventory levels.

Hitting the corner

What we see here is as the year begins inventory is a fair bit lower than normal, while sales are a fair bit higher… obviously this is a “sellers market” and is ripe for rapid price escalation, as witnessed. This continued through the winter months, but come spring we started to see a divergence as inventory started to grow rapidly. Come May, sales were still strong and prices peaked at $400,000… but inventory for the first time in almost two years was above the historical norm, and still picking up steam.

Through the summer we see sales fall off significantly. As we can see from the dashed line, this is a quite normal seasonal movement.. it’s the degree to which indicates that the market has became fatigued, as the line drops from well above historical norms, back to them, and even below.

Inventory on the other hand goes ballistic. To get an idea of just how drastic that curve is, bear in mind that prior to May ’07 the record high for inventory was 5,077, and the dashed line indicating that 3-4,000 is the norm. By September they were pushing 10,000 (9,918 to be exact), a mark they would blow past a year later for what that’s worth.

What’s interesting to watch is the behavior of price. Price is also often seasonal, and peaks in the spring, but its downward fluctuations are typically limited to $3,000-5,000… not $25,000-50,000. Obviously seasonality only accounts for a small fraction of the seen declines, and the market conditions (including consumer sentiment) has a far larger impact.

The significant price declines didn’t even hit until August, but that time inventory was already over 9,000 and starting to level off… and sales had already returned to “normal” territory over a month earlier. This is obvious evidence that price fluctuations tend to lag the actual market conditions in such situations.

Turning the corner

Which brings us to twenty-ten. Here, even with merely average sales volumes, and inventory very high and growing, we’re still somehow seeing price gains. Rather remarkable behaviour on the surface, but it’s a testament to what low interest rates and a ton of hype can do. Of course no one bothers telling the consumer that inventory is actually still at obscene levels, there is no money in that… that’s all in generating transactions, and you can’t instill a sense of urgency in people if they think the market is flooded. After all, marketing and sales is all about eliciting action right now.

Which I guess is kind of the point of this entire post, that being that we shouldn’t be fooled by price movements even when we perceive the market to be weakening. Prices are prone to throwing in a few head fakes, especially during the blow off phase of the market. Declining levels of buyers can actually make the market more susceptible to price gains in the waning days of a rally.

So don’t be fooled if prices still drift up a little, it’s just the blow off… all indicators are pointing down, and showing no signs of changing.

CGA-Canada released their latest report on household debt in Canada… and it seems, we not only like other peoples money… we like to spend it.

For my loyal readers, I’m sure this news comes as no surprise, we’ve been discussing this ad nauseum… but you should read the report anyway, cause there is a ton of interesting stuff in there and also looks at it from several angles that I have yet to explore (you’ll need to set aside a couple hours though, it’s a big’uns!).

I read through it this evening, and figured I’d offer those fence sitters a bit of a sneak peak at it’s contents, as well as discuss some of it’s findings. So, without further ado, lets do it, to it.

A couple of it’s more referred to points in the media is that on a per capita basis, each and every Canadian owes $41,740 in consumer debt (no province by province breakdown unfortunately). Consumer debt is debt that is not backed by assets, so does not include debt arising from things like mortgages. The other is that the debt-to-income ratio is sitting at 144.4%. Both those figures are all-time highs… which if that wasn’t bad enough, in case of the latter figure the report was obviously prepared before the most recent figures were released, it’s now at 146.2%.

Credit Expansion

If that wasn’t troubling enough, these figures have continued escalating even during the recession… behavior not normally observed. During the prior recession (’90/’91) consumer credit contracted by -2.6%… this past year it’s not just expanded (+5.6%), but did so at a rate even greater than the historical average (+4.7%). Even mortgage debt, which while not expected to contract, still expanded by an above-average amount (+5.9%).

Canada vs. US

Even the kingpins of conspicuous consumption to the south of us figured it out and pulled back on credit expansion during the economic turmoil… but Canadians paid no heed to the warnings and continued spending full-steam ahead. When the chickens come home to roost it may very well “be different here”… but not in a good way.

Debt vs GDP

It seems this appetite for debt has not just arisen since the downturn (or at least this downturn…), after historically tracking quite closely, debt growth took off in a big way and shifted way up relative to GDP after 2003…though I’m sure the timing of this and central bank interference hitting all time highs is a mere coincidence. Yup, coincidence. Nothing to see here!

Types of Credit

Getting back on track. There were many other interesting findings in their report. Among them was the rise of LOC financing, and really just revolving credit in general. And in case you just glanced at the above graph without really letting it sink in, bear in mind those figures are inflation adjusted… yeah, that is just terrifying.

There is significantly more LOC debt alone now there there were in ALL forms of consumer debt not just historically… but as recently as a mere 6 years ago! And the other forms of credit haven’t really fallen in that time, in fact credit card debt has almost doubled too. Per capita consumer debt, even when inflation adjusted, has roughly DOUBLED in just 5 years.

And we haven’t even started talking about the dangers lying ahead considering we know interest rates cannot go any lower… and with all the debt being rang up and global uncertainly, bond yields are destined to go way up from here once that market starts flooding, which of course drives up interest rates.

You see the real danger of revolving credit is that it only requires you make largely interest-only payments, this of course allows the debtor to extend themselves further with no need to pay back much if anything… but the rates they pay are also usually floating (tied to the prime rate). Knowing that prime is at it’s all-time low, of course means borrowers can leverage themselves like never before, and evidently they’ve obliged. When interest rates stay ultra-low, piling on more debt is no problem.

When rates start heading up though, the borrower still owes just as much money as before, but with a higher rate, that means he has to pay more to service the debt, which really throws a wrench into the gears. The borrower now much not only stretch to make the new payments, but cannot borrow either… which obviously limits consumption, and that has a nasty ripple effect on the economy when so many are so deeply indebted. That sort of scenario leads to a situation called “contraction”… and that concept has been keeping the likes of Mark Carney up at night the last few months.

The report isn’t all bad news, at least for Alberta. There is an interesting little nugget that the province has a rather remarkable savings rate in ’08 or 13.7%… more than double the national average. I imagine many in older generation (or anyone who bought their homes pre-’06 and didn’t treat it like an ATM in the mean time) have done VERY well for themselves during the boom time… on the other hand many in the 35-and-under bracket, maybe not so much. We also more than double the national rate for growth in consumer bankruptcies too after all.

One last interesting factoid was cited early in the report, it had figures on the percent of vehicle purchases made using credit (it actually uses cents per dollar, but same difference)… in 2008 it was 39%… in 2009 it was 75%. It practically doubled from one year to the next.

Evidently those buying cars during the recession were in FAR less capable financially to make such a purchase than those did buying pre-recession. Economic uncertainly should scare those less capable away from major purchases leaving only those that are secure… not send the unqualified to buy in droves, and at increased leverage. But alas financial responsibility has long since become passé, when even those who fully know better are telling everyone we need to spend ourselves out of debt. One final depressing observation regarding the lure of debt I guess.

Which kind of reminds me of something I learned growing up. While my parents may have failed to instill in me much in the way of social graces, or social skills of any variety really… they did instill a healthy distaste for debt.

They believed that if you didn’t have the money in your pocket, you don’t buy it. I remember them saying that if you’re over 30 and can’t buy a car with cash, you can’t afford that car. That philosophy extended to pretty much everything short of a house… that you can borrow for, but even then should be paid off as soon as possible. And we were not rich by any means, but they did alright and lived well within their means, which has served them well.

I like to think that rule stuck with me. Mind you, I’m not saying I always had a firm grasp of the worth of a dollar right away. That took several years of living on my own and right into my early 20′s… but as much money as I wasted in that time (and that is much more than I’d like to admit), I never once spent money I didn’t have. Blew lots I did have, or had, I guess, but that fear of debt kept me honest. When I was short, I did without.

That seems to be a lesson lost of many of my generation. They seemed concerned mainly with consuming now and keeping up with the Jones’. Buying shit they don’t need, with money they don’t have, to impress people they don’t like. No concern for what could happen, as long as they can handle the debt servicing costs in the now that is as far as their vision extends.

The problem with that outlook is that it only works as long as the music continues to play the same tune… when the song changes though, things tend to fall apart in a hurry.

It’s been an eventful week, but heading into a new one there has been little to show from it. Big snow storm rolled through Tuesday, but that’s pretty much all melted now… then there was the apparent market crash on Thursday that sent shock waves through the financial world, but that reversed as quickly as it plunged and had rebounded most of the way back.

Sorry it’s been a little while since the last update… got a little busy… a bit lazy… and that nothing particularly pertinent to our discussions arose… so, all that in combination doesn’t lend itself to productivity on the blog front. But I think I found something to spur a little inspiration.

On Friday Statcan released their latest labour force survey. We’ve talked about the provincial job stats a fair bit (as recently as last month even), but today we’ll look at a more local level take a peak at how Edmonton and Calgary have fared comparatively since the financial crisis.

Jobs Lost

First we’ll bring up jobs lost. We see some interesting contrasts between the cities. Calgary shed jobs quick, losing 24,000 within the first six months… but then leveled off and had a rebound late in ’09… but that was short lived and since they’ve lost whatever was gained and then some, now sitting 27,000 below their peak level.

Edmonton on the other hand had a much more gradual drop, taking a full year before hitting the -19,000 mark… but then having a sharp spike in the winter… but those went as easy as they came, and then some… the capital is now 20,800 short of where they were in December ’08.

For those curious, these figures are seasonally adjusted, 3-month moving averages (which makes that spike in Edmonton’s numbers even more drastic), and make no distinction between full-time and part-time jobs.

Unemployment

Now we’ll look at the comparative unemployment rates. Over the last decade the two cities have tracked very closely, not really a surprise though. Both cities currently sit at 7.6%, and obviously well above any level seen in the last decade. This is the highest rate seen in Calgary since early ’96, and (other than last fall) the highest in Edmonton since early ’97.

I guess the big story today would be the final big blast of winter arriving. Not exactly pleasant, and largely unnecessary in my opinion… but I suppose the moisture will be appreciated. In other news, the latest resale numbers were released, and the signs of a market turn continue to come into focus.

Inventory Change

The inventory tide continued to roll in last month, rising by 1,284… the 5th biggest such jump ever, surpassed only by three months in the initial wave following the initial turn of the market in ’07, and just a fraction behind this March’s tally.

Inventory and Sales

This has launched the total inventory to over 8,000… blowing well past the peak reached in ’09. The shadow inventory is returning, and fast. It’ll be interesting to see when inventory peaks this year… in ’07 it wasn’t until September, but in ’08 was May and these were the only other times we’ve seen activity in this range before. I’m getting the feeling we’ll split the difference and it’ll be June/July, but if sellers really get scared it could drag out.

Sales were about normal for April, coming in at 1,740. Up from last month, but down from a year ago… a pattern we’ll likely see for the rest of the spring. Sales typically trend up this time of year, and a year ago the hysteria over historic interest rates resulted in greatly increased sales, something we won’t be seeing those again this spring.

Prices

Prices were a mixed bag. Some were up, some were down, but none by large degrees. Interestingly the SFH average was down three grand, while the median was up six… so, we’re seeing a lot of activity right in the middle of the market, but less at the high end.

Absorption Rate

And with all the inventory coming online, absorption rate is trending up even despite increased sales. While obviously still well below the level seen in ’08, we’re now starting to significantly diverge from the numbers witnessed last year… and that will continue to extend over the spring as inventory is already much higher this year and sales will be much lower.

Finally, and as always, here are the hard numbers:

Sales = 1,740
Since two years ago = -4.6% (-83)
Since one year ago = -5.6% (-103)
Since last month = +13.4% (+205)

Active Listings = 8,056
Since two years ago = -24.0% (-2,550)
Since one year ago = +6.9% (+517)
Since last month = +19.0% (+1,286)

Single Family Homes Median= $370,000
Since peak (May ’07) = -6.7% (-$30,000)
Since one year ago = +9.8% (+$33,000)
Since six months ago = +6.9% (+$24,000)
Since last month = +1.6% (+$6,000)

Condo Median = $237,000
Since two years ago = -3.3% (-$8,000)
Since one year ago = +6.8% (+$15,000)
Since last month = +1.3% (+$3,000)

Residential Average = $339,314
Since peak (July ’07) = -4.3% (-$15,414)
Since one year ago = +8.7% (+$27,187)
Since six months ago = +6.4% (+$20,345)
Since last month = -1.2% (-$4,293)

Single Family Homes Average = $385,359
Since peak (May ’07) = -9.5% (-$40,669)
Since one year ago = +9.0% (+$31,973)
Since six months ago = +6.0% (+$21,665)
Since last month = -0.8% (-$3,114)

Condo Average = $253,788
Since peak (July ’07) = -6.7% (-$18,120)
Since one year ago = +7.5% (+$17,768)
Since six months ago = +6.8% (+$16,187)
Since last month = +0.5% (+$1,372)

Framing

Earlier this week the Edmonton Journal ran a piece written by Gary Lamphier regarding the housing situation… his contention being largely spelled out in the title, “Yes, there’s a housing bubble in Canada – but only in three cities”… those being Vancouver, Victoria, and Toronto… but not in the rest of the country, and particularly not Edmonton.

So, before reading on this post, I encourage you to go read and digest that article in its entirety as I’ll largely be sticking with discussing it’s contents and figures.

Now, the first thing that struck me is that all the numbers he cites don’t really add up. When you follow him from one contention to the next, the numbers he cites at later in the article are somewhat at odds with numbers he earlier (even a quick look at his price and income data tells you his affordability figures should be significantly different, and not nearly as favourable to his argument). That’s not to say that those numbers are necessarily incorrect… but the problem is they’re taken from a wide variety of sources, who each use different data sets, and thus they paint a very muddled picture.

Before we get into all that, lets just acknowledge that everyone agrees that not only is B.C. in a bubble, but that they are in a world of their own galaxy far far away. They are nothing if not a testament to just how far a market can get out of touch with fundamentals, yet just keep going. What we are going to examine is his contention that Toronto is obviously in a bubble… but not Edmonton.

Now much of his logic seems to be based around that Toronto is setting new highs in price, while Edmonton is actually below it’s 2007 peak… which is to say nothing of how we reached those heights in 2007. To conclude we’re not in a bubble just because the we’re past the peak is akin to declaring someone with a big honkin’ tumor to be cancer free just cause they didn’t find any new tumors. Such an omission is not just spurious, but a horrendously disingenuous.

We can just compare peaks using the very numbers he does, and by extension prove that Edmonton must have a bubble too if Toronto is in one now. If the average detached home in Hogtown goes for $459,000 and average income is $101,400 that yields a price-to-income ratio of 4.53… at peak here the average detached went for $420,000 and average income is $90,000 that’s a ratio of 4.67.

That would mean that affordability at peak in Edmonton was WORSE then it currently is in Toronto… a city obviously in a bubble, according to Lamphier. So by his reasoning, Edmonton must have been in a bubble… an inference he neglects to touch on… but that obviously isn’t an issue anymore since our numbers have improved since then to 4.32… which actually doesn’t seem all that much better than Toronto… but, pfft, since when do they teach introspection in J-school?!

Now, you may be questioning my reasoning there knowing that that ratio is not used in affordability calculations (directly anyway)… but remember the three numbers used in affordability calculations are price, income and interest rate, and interest rates would be constant between cities, thus the higher the price-to-income ratio, the worse the affordability would be.

Of course Gary also scoffs at Toronto prices rocketing up 13.3% YoY, obvious bubble… while Edmonton only went up 11%, nothing but a steady rebound (though I suspect this may be something of bad info on his part, as from the TREB numbers they’re up closer to 20%… I just enjoyed his complete lack of cognition while trying to draw a massive distinction over a relatively minor difference).

Regardless, over the course of the article Mr. Lamphier seems to think he is an authority on spotting bubbles (and I’m not even arguing whether Toronto is in one, what has happened there in the last year is ridiculous), but my issue is that his memory apparently only goes back until the peak in 2007, and is thus quite oblivious to what got us to that peak. So lets move back the comparison period a little further… back to, say, January 2006.

Bubbles?!

So, I guess my question for Mr. Lamphier would be, that if Toronto is so clearly in a housing bubble… just exactly what do you call what happened here in ’06/’07? Cause, even considering the recession, what’s happened there is positively pedestrian compared to what happened in Edmonton. Just because we may not have set new highs doesn’t mean there is not, and has not been, a housing bubble in Edmonton… nor are we out of the water. Not by a long shot.