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Home buyer demand continues to strengthen in November
Home buyer demand continues to strengthen in November Home sales registered in the MLS® in the Metro Vancouver1 market rose 28 percent year-over-year in November, building on the momentum of the 30 percent year-over-year increase seen in October. Sales The Greater Vancouver REALTORS® (GVR)2 reports that residential sales in the region totalled 2,181 in November 2024, a…
Own this marina and restaurant on Galiano Island for $3 million
One of BC’s most iconic marinas, Montague Harbour Marina on Galiano Island’s southwest shore, is now for sale. Located in one of the largest natural harbours on the southern coast, Montague Harbour is a prime destination for boaters exploring the Gulf Islands and offers a dream opportunity to own a world-class property. As the island’s only marina, Montague is a must-visit stop along BC’s famous boating route. Colliers International Offering nearly 2,000 linear feet of moorage, the marina provides both transient and annual moorage options. This full-service facility is more than just a stopover; it includes a general store, restaurant, marine fuel services, and rentals for boats, mopeds, and kayaks. It even offers kayak tours, adding a recreational element for guests looking to explore the area. This property offers the chance to own a thriving business as well as a stunning piece of BC paradise — all for $3 million, a bargain compared to many BC homes. Colliers International Operating seasonally from May to September, Montague Harbour is a well-established marina with a strong management team and experienced staff. It offers significant potential for growth, including expansion under the current water lot lease and 0.77 acres of upland development opportunity. This could allow for further enhancements to the property. Aerial view of the property (Colliers International) For those with a passion for BC’s coastal lifestyle or those seeking a thriving business venture, Montague Harbour Marina presents a rare and exciting opportunity in the heart of the Gulf Islands. Spread across a 2.34-acre water lot, this marina is a well-managed operation, backed by tenured staff, making it an ideal investment for owner-operators or investors alike. Colliers International Montague Harbour Marine Park on Galiano Island is a haven for nature lovers, offering beaches, tidal lagoons, and towering forests, as well as stunning glacier-carved rock formations. See the listing from Colliers here.
Social housing units converted into rentals in future Vancouver tower
Some changes are envisioned for the future Curv tower project in downtown Vancouver’s West End, which is billed to be the world’s tallest Passive House green building. In June 2020, Vancouver City Council approved the rezoning application to achieve the project at 1059-1075 Nelson Street, located at the northeast corner of the intersection of Thurlow and Nelson streets, replacing old low-rise apartment buildings. This was approved as a 586 ft tall, 60-storey, mixed-use residential tower, containing 102 units of social housing on the lower levels (25% of the building’s floor area), 50 units of secured purpose-built market rental homes within the middle levels, and 358 luxury strata market ownership condominium units within the upper levels. However, Montreal-based developer Brivia Group has now returned to the municipal government with a revised rezoning application to amend the building’s uses, reconfigure the interior floor plans, and make slight revisions to the exterior design. The overall form of the building will remain the same. Presumably due in part to the current poor market conditions for strata units as a result of the sustained high interest rates, coupled with growing construction costs and challenging construction financing, the developer is looking to convert the floor area originally intended for social housing into secured purpose-built market rental housing to improve the project’s financial viability and to enable construction to finally advance. 2024 revised concept for the Curv tower at 1059-1075 Nelson Street, Vancouver. (IBI Group/Brivia Group) There will no longer be an on-site social housing component; instead of providing 102 units of social housing, the total number of market rental housing units will grow from 50 to 174. Furthermore, the social housing obligation of the project — an in-kind community amenity contribution (CACs) — will now be achieved as a cash CACs payment to the City, which will enable off-site social housing. During the 2020 rezoning process, it was indicated that the provision of 102 units of social housing within the tower carried an in-kind CACs value of $70 million. The number of strata homes will remain the same at 358 units. As well, in conjunction with the pivot to more rental housing, the rezoning amendment seeks to eliminate the balconies on the building’s east and west frontages to help achieve the Passive House green building certification targets. With the enclosed balconies now adding to indoor living space, along with other changes, the building’s total floor area grows from about 427,00 sq ft to about 456,000 sq ft. The building’s total floor area ratio (FAR; a measure of comparing the size of the building’s floor area to the land area it sits on) will grow from 24.7 during the 2020 rezoning to 26.4 in the amendment. The project’s architectural firm is IBI Group. Brivia Group initially submitted its rezoning amendment application in June 2023 to seek these changes, and this will now be up for public consultation. It was reported in October 2023 that 100 of the condominium units (28% of the total number of condominium units) were pre-sold for an average of over $2 million each, after pre-sales were initially launched in May 2023. Artistic rendering of Curv. (Brivia Group) Artistic rendering of Curv. (Brivia Group) In recent years, the municipal government has revised its policies under the West End Plan to improve the financial viability of stalled housing projects. This includes the previous move of providing developers with an alternative path of building projects along the Thurlow Street corridor with market rental housing and including a below-market rental housing component, instead of the only established framework of strata condominiums with a social housing component and CACs. Over the past five years, this move has pushed stalled projects forward, catalyzing a significant number of secured purpose-built rental housing units. Then in September 2024, Vancouver City Council made further changes to the West End Plan by reducing the inclusionary social housing requirements from 25% of the residential floor area to 20% or one-for-one replacement of the existing rental housing, whichever is greater. Also, a new cash-in-lieu option has been introduced to reflect the costs for the municipal government to generate off-site social housing projects, including the cost of land and construction. Both of these changes will be introduced on an interim basis for at least years until December 31, 2026. When complete, Curv will tie with The Butterfly as the city’s third tallest building. The Butterfly, developed by Westbank, situated toward the eastern end of the same city block, reached completion this year. However, as both buildings are built on the highest elevation point of the downtown Vancouver peninsula, they will appear taller in the skyline from a distance than their actual structural height. For example, Curv will appear as a 724 ft tall tower, as its site is 139 ft above sea level. 2024 revised concept for the Curv tower at 1059-1075 Nelson Street, Vancouver. (IBI Group/Brivia Group) 2024 revised concept for the Curv tower at 1059-1075 Nelson Street, Vancouver. (IBI Group/Brivia Group)
Medicare 2025 plans 5 key changes to Part D, Medicare Advantage costs
Share on Pinterest Big changes to Medicare plans are in store for 2025 as open enrollment is underway. Joe Raedle/Getty Images Medicare is a federal health insurance program for older adults ages 65 and older. Open enrollment for 2025 Medicare plans runs through December 7. Some major changes in 2025 include a new $2,000 out-of-pocket max under Part D, eliminating the plan’s “donut hole” coverage gap, and fewer Medicare Advantage plans. As of January 1st, five big changes will take effect for Medicare — a federal health insurance program for adults ages 65 and older. Every year, senior adults have between October 15th through December 7th to enroll in Medicare or change plans. Part A helps to cover inpatient care in hospitals, skilled nursing facilities, and home health care. Part B is for outpatient coverage, such as diagnosing and treating an illness at the doctor’s office, as well as preventive services, such as vaccines and wellness visits. Part C —also known as the Medicare Advantage plan—is bundled coverage that includes Parts A, B, and sometimes D. Part D provides coverage for prescription medications Medical News Today spoke with three Medicare experts to learn more about the biggest changes coming in 2025 and how they may impact readers. Starting January 1st, there will be fewer Medicare Advantage plans available. “Medicare Advantage Plans are the alternative to receiving their Medicare through Original Medicare,” said Ryan Ramsey, associate director of health coverage and benefits for the National Council on Aging. “These plans are offered by Medicare-approved private companies that must follow rules set by Medicare and provide Medicare Part A (hospital insurance) and Part B (medical insurance) coverage, as well including drug coverage (Part D) in most cases, all under one plan,” Ramsey told MNT. “In most cases, you’ll need to use health care providers who participate in the plan’s network; however, some plans offer non-emergency coverage out-of-network, but typically at a higher cost,” he continued. “These plans may also offer additional extra benefits like vision, dental or fitness and wellness benefits that are not covered by Medicare.” “The number of Medicare Advantage plans that will be available to the average person is expected to decrease by 7%,” Ramsey added. “This may result in less additional benefits being offered, smaller networks within plans, and an increase in overall out-of-pocket costs. However, the number of plans available in 2025 is still in the top three largest since 2010.” Starting on January 1st, a new approach to Medicare Part D will remove the infamous “donut hole” and establish a new hard limit of $2,000 per year for out-of-pocket Part D drug spending. “The Inflation Reduction Act aims to improve Medicare benefits by reducing out-of-pocket costs for prescription drugs,” Kanwar Kelley, MD, JD, co-founder and CEO of Side Health explained to Medical News Today. “This is being done by shrinking the ‘donut hole’ for prescription drug coverage. The ‘donut hole’ refers to the gap between a plan’s initial prescription medication coverage by co-payment or coinsurance and the time when a person meets catastrophic coverage limits where Medicare resumes sharing costs. “While inside of the ‘donut hole,’ an individual must pay for their medications entirely out of pocket. Starting in 2025, the out-of-pocket costs before reaching the catastrophic stage will be capped at $2,000. Until now the limits were set at $8,000. This will mean substantial savings for patients who depend on costly prescription medications.” Another 2025 change impacting Medicare Part D is an anticipated base premium increase. “The Centers for Medicare and Medicaid Services (CMS) has now capped the amount companies are allowed to increase their annual premiums at 6%,” Ramsey noted. “The base beneficiary premium will be $36.78, which is $2.08 more than 2024 and the maximum of a 6% increase.” According to Tim Smolen, Statewide Health Insurance Benefits Advisors (SHIBA) program manager in the Consumer Protection Division of the Washington State Office of the Insurance Commissioner, said the best way to learn more about Part D base premium increases is to use the plan finder tool on the Medicare website. Smolen added: “Broad ranges and base premiums are useful guidelines, but every person’s experience is different. Each person should check their own drugs and pharmacies. It’s possible that each person in a couple might have a different Part D plan.” There will also be a reduction in the number of stand-alone Medicare Part D plans available, according to KFF, a nonprofit focused on health policy. “In 2025, 524 PDPs (Prescription Drug Plans) will be offered across the 34 PDP regions nationwide which is a 26% decrease from 2024,” Ramsey said. “This means that the average beneficiary in each state will have a choice of at least 12 stand-alone drug plans. This could mean a change in formularies, pharmacy networks on plans, and whether your plan has a deductible in 2025.” “There will be a reduction in prescription drug plans under Part D, but this reduction may streamline options in favor of more plans with the built-in price stabilization feature,” Kelley said. “So, though fewer plans will be available, they should be more cost-effective.” And the last big change affecting Medicare in 2025 is an expansion of mental health care and caregiver resources. “Elder care is a huge source of financial burden and stress on families,” Kelley said. “Additional financial support will help reduce that burden and give back time to those looking for caretakers
Exciting New Mortgage Rules Effective December 15th
Exciting New Mortgage Rules Effective December 15th Exciting changes to mortgage rules are here! Here’s what you need to know: Key Updates 1. 30-Year Amortizations 2. Higher Price Cap 3. Newly Built Homes Focus • Homes must be owner-occupied and not previously used for residential purposes. What This Means for You Share this page
Income needed to purchase a home in Canada drops in major cities
If your home ownership dreams have been put on hold, there may be hope on the horizon as Canada’s falling interest rates are impacting how much income is needed to purchase a property. But depending on where you live, it still requires a hefty paycheque to enter the market. According to a new report from Ratehub.ca, the income needed to afford a home has fallen in 12 of 13 cities across the country. This comes after the Bank of Canada (BoC) announced a massive interest rate cut in October. The BoC dropped the rate by 50 basis points, bringing it from 4.25% to 3.75%, which many referred to as a “jumbo-sized” drop. This was the fourth announcement of 2024, and such a low rate hasn’t been seen since December 2022. According to Ratehub.ca’s Penelope Graham, “affordability conditions have been improving since June, when the Bank of Canada first started cutting its benchmark interest rate, easing mortgage costs and the pricing of other borrowing products.” RateHub Vancouver and Toronto, Canada’s most expensive cities, saw the most significant drops in the income needed to purchase a home between September and October 2024. “While both of these cities saw a robust increase in sales activity in October, they remain well supplied, which has helped keep a lid on price growth,” notes the report. Still, prospective buyers in these cities need to take home significant paycheques to get into the housing market. The income required to purchase the average home in Vancouver now stands at $214,000 annually. In Toronto, it’s slightly lower at $195,420. Moreover, Canada’s smaller cities haven’t experienced the softer prices of their larger counterparts. A drop in supply and an increase in buyer activity have resulted in prices going up, as six out of 13 markets across the country saw month-over-month price hikes. Fredericton was the only market where affordability deteriorated between September and October as home prices increased by $16,100, meaning buyers would need $1,890 more income to purchase an average property. Ratehub.ca provided an optimistic outlook for prospective buyers over the next few months as mortgage rates are expected to drop further. The overnight lending rate is predicted to drop by another 25 basis points, bringing the benchmark interest rate to 3.5%. Rates are expected to drop further in 2025. However, lower rates will likely lead to an uptick in prices as more buyers could enter the market. “The national average home price is expected to end the year largely flat at $683,200 – just a 0.9% increase – before rising 4.4% next year to $713,375,” concluded Ratehub.ca.