B.C. judge rules against pre-sale buyers

Last Updated: Friday, June 15, 2007 | 12:41 PM ET

CBC News

Thirty-two pre-sale buyers of a Lower Mainland housing development have lost their court fight to keep the homes they had made deposits on over the past two years.

The Riverbend developer terminated the pre-sale contracts for the 32 homes and returned deposits.
(CBC) A B.C. Supreme Court judge has ruled that the Riverbend development in Coquitlam should be finished and the homes then sold at current market prices.

CB Developments had sent letters to the buyers in April saying its lender was no longer willing to provide more money to finish construction, unless the houses were sold at the latest market prices.

The buyers then went to court in an effort to protect their contracts, which would allow them to complete their purchase at pre-construction prices established a couple of years ago.

They buyers already have their deposits back. But they have each lost on average about $80,000 of equity since they signed their pre-sale contracts – the difference between the price they agreed to pay and the current value.

They were very disappointed with the judge’s decision.

“Right now I have to pay $100,000 more,” said Uma Seetharaman. “I’ve completely lost faith in the pre-sale contract, and it is a total nightmare for us, to say the least.”

Sunita Chand told reporters she had lost her “dream.”

“I can honestly say I am very close to tears. I know I am not getting my house at the end of the day, that has been my dream for the last year and a half,” said Sunita Chand.

However, the judge also ordered that any profit made on the homes over and above what the buyers would have paid in the pre-sale agreements be held in trust until the courts decide if that money should go to the original purchasers or to the creditors.

The Riverbend development is now being run by a receiver, who is hoping that Carevest, the lender that pulled the plug, will be prepared to put another $3.8 million into the project to finish it. Carevest will lose even more money if it doesn’t.

It has to pay back wages to construction workers, the home warranty provider has pulled out and the provincial government is preventing any further sales until up-to-date disclosure statements are filed.

A Dose of Housing Reality

By Ozzie Jurock

Wednesday, November 22, 2006

During the last 14 years that I have been hosting real estate outlook conferences, I have heard the same comments:

“Young people can no longer afford a home,” or “There are too many realtors in the business,” and then, of course, the big one: “I wish I had bought five years ago.”

During the last three years in particular, however, more than any other question this one was asked: “Is it over? Is the market going to come down?”

Clearly, volume in Canada and the US. is much lower than the record breaking sales of 2005, yet 2006 is still much higher than any other year before that.

Also, consider this: Despite all the wars, two stock market crashes, the Mexican peso crisis, 9/11 and all the other shocks, if someone had simply bought a house at any time in the past 40 years they would have increased the profit on their down payment by thousands of percentage points.

In 1960, the average house price in Greater Vancouver was $13,000. By 1980 it was $100,000. In 1990 it was $230,000. In 2006 it is $735,000. If you put down five per cent on that house in 1960, you would have made 91,000 per cent on your down payment, tax free.

Even if we go back to normal market conditions (no, 20 per cent increases per year are NOT normal), in today’s market buyers still enjoy huge leverage. If Canada follows the “decline” of increases in England and Australia (from 20 per cent to 6.8 per cent in the first half of 2006) you still outpace the rate of inflation handily on the full value of the home, but on the down payment your return still soars. (If you put five per cent down on a $100,000 house and it goes up in value by [only!] six per cent in a year, you have earned 110 per cent on your down payment.)

For 37 years I have listened to the naysayers and they have always been wrong in the long run. Just go back 10 years and read the naysayers on our www.realestatetalks.com real estate bulletin board (some 25,000 people play there the “real estate talks” game). Real estate has been and continues to be the best investment in our inflationary world. Over that 37 year period, global residential real estate values are 30 to 40 times higher, with returns of 2,000 per cent or more.

Today we hear comments that the British and Australian housing markets have collapsed, that the US. housing is a bubble about to burst. While anything is possible, a return to a more normal market is the much more likely outcome. As we pointed to earlier, house prices in both Great Britain and Australia are up 6.8 per cent this year compared to 2005, as The Economist magazine reported recently. And this is after a 300 per cent average increase in values since 1995.

It is true US housing sales are down yet prices are up 10 per cent so far this year. (The Economist, September 2006.)
Of course there are the excesses to consider in any highly inflationary marketplace. Eighty per cent of homes selling above a million dollars in Florida were transacted by flippers and that market has collapsed. In fact, all such excesses (even overbuilding) will always be adjusted by the market, but that does not mean that the “bubble is bursting.” What does that mean anyway? The stock market can “burst” in a few weeks losing 50 per cent of value. In the world of real estate, however, reversals last three years on average and reverse between 10 per cent and 18 per cent in price (with the exception of 1980, when we had 20 per cent interest rates).

Certainly, we have seen a slowdown in housing sales this year compared to the record levels of 2005. In Greater Vancouver, new home sales are down 45 per cent, resale homes are down 29 per cent and apartment sales are also down. The same thing is being seen right across the province, but these sales are compared to 2005, which had the highest sales in B.C. history. Average prices are rising. The MLS price for a single family detached home in Greater Vancouver, for instance, is up 20 per cent to more than $740,000. Listings in Greater Vancouver, meanwhile, are up substantially from last year – 22 per cent, to some 11,700 units. At the end of September 1997, however, we had 19,800 properties for sale.
What does it mean? It simply means that if you are a buyer, you can take a deep breath. There is more selection. If you are seller, you may have to sharpen your pencil. The important thing is to understand yourself. Are you a shark, a flipper or an investor?

If you buy an $800,000 condo in downtown Vancouver today with 10 per cent down, you are not an investor because it will not cash flow with rental income, but you are a flipper if you can sell it for a higher price. Nothing wrong with either scenario if you understand the personal short term risks.

We are bullish but we are not foolish. I would listen to PriceWaterhouseCooper’s August report on Townhouses in North Surrey (1,607 projected to be built over the next 24 months, absorption projected at 407) and not buy a townhouse there right now. But I would buy the deal that may be emerging there in the spring. I did not buy at Whistler in the last two years, but I will consider buying there shortly. In fact, I would buy cash flowing properties anywhere. Most importantly, I will not buy “the market” in any case. In 2003 there was the same question and same concern about the real estate market, yet people who ran for the hills left a small fortune on the table. In 2005 at our Outlook conference we predicted a downturn in 12 to 18 months. I would not be surprised if we entered into it now. More importantly, we also predicted much higher prices 10 years from now.

If Vancouver followed the trend in England and Australia and went to a more balanced market of “only” a six per cent increase, that would be just fine with me. Nothing goes up in a straight line forever. Remember that downturns from 20 per cent increases to six per cent increases are not bubbles but rather a return to a normal, healthy market.

Interestingly enough, from 1995 to 2000 the naysayers were continually quoting negative news about B.C. outflow of people to other provinces, high unemployment, etc. Today, we have the opposite scenario – lowest unemployment in years, highest employment, huge inflow of people, labour shortages, incredible billions of capital investment in the province, etc., yet here they are again. Could it be that they are all people who missed the market?

In the meantime opportunities abound. Understand who you are, buy cash flowing properties in different markets. Do your research; know where you want to invest and what your goals are. The reality remains: there are no good or bad markets, there are only good or bad deals you personally make.

Vancouver developer hit with cease marketing order

Last Updated: Monday, May 14, 2007 | 3:32 PM PT

CBC News

The Vancouver developer being sued for cancelling pre-sale agreements at the Riverbend housing development in Coquitlam has been ordered to stop selling units at the project.

The province’s Superintendent of Real Estate issued a cease marketing order Monday against CB Developments, under the Real Estate Development Marketing Act.

Some buyers are suing the company after it cancelled their purchase contracts.
(CBC) In his decision, W. Alan Clark said there is a “substantial likelihood” the company planned to remarket the properties to new potential purchaser “without providing accurate disclosure.”

Clark said the fact that lawsuits have been filed against CB could affect the value and price of the units, and could influence the decision of would-be purchasers.

Even if the developer did re-sell the units to new buyers, they would likely end up tied up in litigation and might not receive title, Clark said, so he has suspended the company’s right to sell them.

The company has returned deposits to more than 30 would-be buyers, and told them their purchase agreements have been cancelled. Some of them had put their money down up to two years ago.

CB said rising construction costs and increased land values meant it had to resell the units at a higher price, and so it was breaking their contracts.

Several of the buyers are taking the company to court.

B.C. Finance Minister Carole Taylor said the superintendent’s action Monday should give the buyers some relief.

“They will at least know that there will be no reselling of their home until various issues under the act are followed, so it gives everyone breathing room, a chance to see exactly what the situation is, exactly what the contracts say,” she said.

Renovations that Pay Off

Golbe and Mail

In the 30 years Bill Hurren has owned his Cabbagetown home, he has completely renovated and restored it (and a coach house in back), using the best materials, and, by his reckoning, spending more than $900,000.

As an agent with Bosley Real Estate Ltd. in Toronto, Mr. Hurren is well aware of the rules about spending money on your home: It’s his business to advise people on matters such as which renovations will yield the best payback at sale time. “The rule of thumb [is] if you spend money on the kitchen, you will likely get it back,” he says.

But his own renovations have ranged from the purely aesthetic and unessential to necessary in terms of return on investment. In the first category is a second-floor wet bar whose walls are covered with infinitely reflecting mirrors that create a trompe l’oeil effect. Most recently, he has had his kitchen completely redone, creating a stunning space with white granite countertops, coffered ceiling and French doors opening to his garden.

Has he over-renovated? Apparently not. He bought his house for $128,000 and, although he’s not selling it, he was recently offered $2.8-million. “I have worked on my home mostly for my own enjoyment over the years, but it seems like it will be a good investment.”

Mr. Hurren’s approach and experience is not typical. Houses and neighbourhoods vary widely, and not everyone can spend what he did.

When asked which home renovations yield the highest return on investment, Dorothy Wong of Toronto-based ReMax Goldenway Realty Inc. doesn’t skip a beat. “Kitchens and bathrooms,” she states firmly.

“The woman is the main decision-maker in the purchase of a home and she sees herself spending two to three hours a day in the kitchen,” she says. “Why will a bathroom renovation pay off? Take a look at a four- or five-star hotel and what will you see? Spa-like bathrooms!”

Ms. Wong’s advice contains a strong dose of caution. “Don’t necessarily use the highest-end fixtures and materials,” she stresses. “Only do that for your own enjoyment. Be careful not to spend too much. If all the houses in a neighbourhood are worth $700,000 and you bring yours up to $1-million, you won’t be able to get the money out.

“The buyers will reason that they won’t be able to resell for that high a price. I’ve seen people spend $300,000 and only get $100,000 back when they sell. You always have to consider resale value.”

And who better to give advice on the value of home improvements than appraisers? They’re the men and women the banks call on to assess the value of a home when money is going to change hands, for example at refinancing time.

Louis Poirier, the Calgary-based chairman of the Appraisal Institute of Canada’s communication committee, says there are a lot of factors to consider. “To determine how much return on investment a renovation will bring, you have to consider the state of the item that will be renovated,” he says “If you put on a new roof to replace a roof that was shot, you will get most of your money back. But if, for example, you change your carpet just because you don’t like the colour, you may not get anything back at all.”

Jan Scott-Charles of Guild Manor Realty Ltd. in Toronto offers a unique perspective as an agent with 15 years experience as an accredited appraiser. “I would add finishing the basement to your list of renovations that are a good investment,” she says. “Also, adding parking, such as a parking pad where they are allowed. In areas where parking is scarce, these are valuable!”

So it’s yes to the kitchen and bathroom, and add parking and finishing the basement. How about a pool for those hot summer days?

“People think of the amount of maintenance [required by a pool] and they get worried,” Mr. Hurren says. “Hot tubs are not good money-makers at resale time either.”

A great tool for homeowners that can help take the guesswork out of which renovation will give a good return on investment is RENOVA, an interactive guide found on the Appraisal Institute’s website (www.aicanada.ca).

It deals with 20 popular renovations, and all that’s required to get a guide as to the expected return is type in the cost of the project. Or, as the website suggests, an appraiser can be hired to estimate the projected added value before the first nail is ordered, let alone hammered home.

The top 20 renovations include replacing the furnace, roof and windows, upgrading the flooring, and adding a fireplace and skylights.

And what about cosmetic improvements? “There’s a saying about not trying to put lipstick on a pig,” says Mr. Poirier of the institute.

The RENOVA tool will be updated this fall, when appraisers across Canada are surveyed again about their professional opinions. But it’s easy to see what the coming trend will be.

“Anything in a home that is green or energy efficient will give a house an edge,” Mr. Hurren says. “Solar panels will likely be popular and a good investment all round.”

B.C. Hydro unveils plan to reduce outages

June 1, 2007

Vancouver — B.C. Hydro plans to spend up to $250-million over the next five years to reduce power outages and improve service and communication during emergency interruptions.

The funds, beginning with $31.7-million this year, will go to projects that include “hardening” outage-prone circuits through measures such as tree-trimming and a fleet of 18 back-up diesel generators. Those steps are among recommendations in B.C. Hydro’s 2006-2007 Winter Storm Report.

Between October of 2006 and January of this year, the report says, B.C. was hit with five major storms that resulted in a string of outages. About 1.6 million residents experienced at least one outage during the period, with the number of customers without power peaking at 240,000 on Dec. 15.

Vancouver is ‘best place to live’

Stry from BBC News 

Vancouver is the world’s best place to live, a survey by the Economist Intelligence Unit (EIU) has found.

The EIU ranked 127 cities in terms of personal risk, infrastructure and the availability of goods and services.

All the cities that fell into the top “liveability” bracket were based in Canada, Australia and Western Europe.

The worst places were Algiers in Algeria, and Port Moresby in Papua New Guinea because “many aspects of daily life present challenges”, the EIU said.

Safe havens?

Canadian cities scored well, as did Austria’s Vienna and Switzerland’s Geneva, because they are not seen as targets for terror attacks.

TOP TEN
Vancouver
Melbourne
Vienna
Geneva
Perth
Adelaide
Sydney
Zurich
Toronto
Calgary
Source: EIU

The main uncertainty for people living in those cities was climate-related, the EIU said.

“In the current global political climate, it is no surprise that the most desirable destinations are those with the lower perceived threat of terrorism,” said Jon Copestake, editor of the EIU report.

The survey has produced a mixed picture of the world’s cities. London was ranked in the 10th group, on a par with Dublin and Los Angeles, but one place below Manchester, four behind Berlin, five lower than Tokyo, and six off Helsinki, Frankfurt and Stockholm.

Bottom 10 cities
Tehran
Douala
Harare
Abidjan
Phnom Penh
Lagos
Karachi
Dhaka
Algiers
Port Moresby
Source: EIU

In Latin America, “no city manages to present ideal living conditions, neither do any fall into the category where extreme difficulties are faced”, the EIU said.

Montevideo in Uruguay, Santiago in Chile and Buenos Aires in Argentina offer the region’s best conditions. Bogota in Colombia and Caracas in Venezuela score the least favourably.

In Asia, cities in Japan, South Korea, Singapore, China and Taiwan all score well, as do Australia’s main hubs.

Africa and the Middle East fare less well, with the EIU citing concerns about terror attacks, and economic and political instability.

Some of the worst performing cities include Harare in Zimbabwe and Lagos in Nigeria.

Boomers Ready To Downsize

National Post – April 3, 2007

Canada’s Baby Boomers are planning to downsize their homes — a trend that could have a huge impact on the housing market and home financing if even part of the nine-million-strong cohort move to smaller accommodations.

Signs of the Boomers’ downsizing are evident in Royal Bank of Canada’s 14th Annual Homeownership Survey, says Catherine Adams, RBC’s vice-president of home equity financing in Toronto.

The 2007 survey shows that of Canadian homeowners who are planning to purchase a home in the next two years, a dramatically increased number said this year they will be looking for smaller homes — 33%, compared with 20% in 2006 and 19% in 2002.

“The Baby Boomers have built up a lot of equity in their homes,” notes Keith Tongue, senior director, broker and mobile sales at Vancity Savings and Credit Union/Citizens Bank of Canada in Vancouver. “Many of them got into the housing market years ago and their homes, especially here on the West Coast, have gone up dramatically in value. Many will want to tap that equity in one way or another.”

In its latest survey of financial security, released in December, Statistics Canada found the total value of Canadians’ assets rose 42.4% between 1999 and 2005.

According to StatsCan, the main contributor was the increase in the market value of real estate, largely the result of price increases.

“The single most important asset for Canadians is their principal residence,” the report adds.

Net worth generally increases with age, StatsCan notes, partly because many older people live in mortgage-free homes. The survey shows the median net worth of “elderly families” (age 65 and over) was $443,600 in 2005 (up from $343,000 in 1999), while the median net worth of “non-elderly families” was $204,000 (up from $155,000).

But the generation ahead of the Boomers, people now in their seventies or older, “has already done much of its home downsizing,” Mr. Tongue says. “They’ve moved into condos or smaller bungalows. And the generation following the Boomers bought when prices were much higher.”

The Boomers may be planning to tap their equity, perhaps moving to smaller homes, but the home financing industry is confident they will remain in the housing market and many will require home financing for years to come.

“I’m seeing a lot of Baby Boomer clients capitalizing on the equity they’ve built up in their homes,” says Laura Parsons, BMO Financial’s Calgary-area manager, business development group.

Ms. Parsons says the Boomers are using homeowner lines of credit and other means of financing to renovate their homes, purchase vacation homes, help their children to buy homes, purchase investment properties such as downtown condominiums for rentals or invest in the stock market.

“There has recently been some dampening of housing demand, which could have an impact on construction and house prices,” says Paul Ferley, assistant chief economist at BMO Financial in Toronto.

“But the housing market is not just dependent on demographics. Income generates strong economic growth. We see increased demand in coming years for vacation properties, adult-lifestyle communities and high-end condominiums as the Boomers move into the downtown areas from the suburbs.”

“A lot of vacation property is now being built, especially in British Columbia, for people who are planning to retire and perhaps spend winters out of the country,” Ms. Adams adds.

Interest rates are expected to drift moderately higher this year and next, Mr. Ferley says. “Beyond that, interest rates are expected to remain relatively steady, although this is contingent on inflation remaining close to the Bank of Canada’s midpoint target of 2%.”

Ms. Adams notes the RBC study shows that an overwhelming majority of Canadians believe purchasing a home is a good investment. “And the buy-now message is coming through loud and clear across all age groups –from 25 through 55-plus.”

Of Canadians planning to buy a house within two years, an increasing number are looking at a shorter purchasing window.

“More than half, 58%, of them are saying, ‘buy now, don’t wait for next year,’” Ms. Adams notes.

Recent changes in the mortgage market have made mortgage accessibility better than ever. Amortization of up to 40 years, instead of 25 years, has become available.

“The good thing is this allows people to get into the housing market because monthly payments are lower over the longer amortization period,” Ms. Adams says. “But the total interest costs are higher over the longer term. Total interest costs over the life of a 35-year mortgage are 50% more expensive than over a 25- year period. It’s a good temporary strategy, but I worry that some people are only thinking about the lower payment and not seeing the entire picture.”

Mr. Tongue says homeowners in older demographic groups are opting to extend their mortgages over longer periods.

“We’re seeing some younger Boomers, say, in their late forties while their cash flow is still strong, moving into bigger houses and taking out equity to upgrade the property. The Boomers have always enjoyed displays of status and a home is most people’s biggest status symbol.”

And 100% financing has been around for a few years. “The fit is for young, professional couples just out of university who have income to support a mortgage but no money for a down payment,” Ms. Parsons says.

“Although they would only qualify for 25- to 35-year amortization, we would help them understand how they can combat interest costs of a longer amortization by increasing payments and making lump-sum payments.”

Canada’s mortgage industry is primed to help the country’s ageing population with its housing and retirement needs. Home ownership and home equity lines of credit allow them to finance travel, family needs and retirement living expenses by using the equity in their real estate to secure a higher credit limit at interest rates as low as prime.

“Why run up expensive credit card debt when you can have debt at prime?” Ms. Adams asks.

A wealth of products are available to encourage first-time homebuyers. Vancity’s mixer mortgage, for instance, allows family members or friends to share the cost of buying a home.

“All parties go on title, so you’ll see parents going on title with their adult children and helping them with their mortgage payments,” Mr. Tongue says.

Combinations of mortgages and operating lines of credit are also available.

“As homeowners pay down the mortgage, they have more money available to them in the operating line,” Ms. Parsons notes. “We’re also helping clients customize their new and existing homes to accommodate them as they age, with features such as framing for future elevator shafts and more accessible bathrooms and kitchens,” she adds.

Ms. Adams predicts reverse mortgages will grow in popularity in coming years.

“For many Canadians, their homes are their largest investment and they’ll need them to finance their retirement,” she says. “They can do this by downsizing to a less expensive home, or by remaining in the home and taking out reverse mortgages.”

Available in Canada to those aged 62 or older, reverse mortgages provide holders with lump sum payments of up to 40% of the appraised value of the home up to a maximum of $500,000, based on age and life expectancy. For those who use them for living expenses, the payouts are tax-free.

Down payment requirements being lowered

VANCOUVER April 21 -

Canada’s big banks are applauding new legislation that lowers the required down payment for mortgages.

The federal government said Friday it is lowering the minimum down payment requirement for mortgage default insurance from 25 per cent to 20 per cent. The new legislation is part of Bill C-37, expected to be proclaimed next week.

Bank of Montreal says home buyers could save an average of $2,500 in insurance premiums, based on an average home price of $300,000.

“We see a number of customers scrambling to meet the 25 per cent down payment, in order to avoid paying the insurance premium,” said BMO vice-president Cid Palacio. “These changes will allow those home buyers to reduce their down payment and get into their new home faster.”

The new limit also affects individuals who intend to refinance their mortgages.

Royal Bank of Canada said a recent survey it did found 39 per cent of Canadians have borrowed against the equity of their home, by either refinancing their mortgage to a larger amount, or by taking out a home equity line of credit.

“Now, with refinancing at 80 per cent, we’re making an extra 5 per cent equity available to our clients for their financing needs,” said Catherine Adams, RBC’s vice-president of home equity financing.

Under the existing Bank Act regulations, which have been in place for 40 years, a bank cannot provide a mortgage loan for more than 75 per cent of the value of the property, without having the customer purchase mortgage insurance. Bill C-37 raises the loan-to-value ratio requiring mortgage insurance from the current 75 per cent to 80 per cent.

It’s a buyers’ feeding frenzy

Properties are being snapped up as soon as they hit the market

John Mackie

Vancouver Sun

Friday, April 13, 2007

 

CREDIT: Mark Van Manen, Vancouver Sun WHAT A $1 MILLION WILL BUY IN THE LOWER MAINLAND’S RED HOT MARKET: This house at 741 Union in Strathcona was just sold for $965,000, more than four times what it sold for in 1999.

CREDIT: Bill Keay, Vancouver Sun $2.85 million is the price tag on this house at 2562 Crown. It was designed in 1938 by architectural legend C.B.K. Norman.

CREDIT: Bill Keay, Vancouver Sun This Kitsilano duplex is for sale for $1.779 million.

Strathcona is one of Vancouver’s oldest neighbourhoods, and traditionally, one of its poorest. But a couple of weeks ago, a two-storey house at 741 Union Street was listed for sale for $899,000, and sold in one day for $965,000.

The sellers probably won’t be taking their profit and buying in Kitsilano. A couple weeks ago I went into an open house for half of a duplex at 2999 West 2nd, a block from the water. Asking price: $1.779 million.

For half a duplex. If you want a classic west side detached home, there’s a beauty at 2562 Crown designed by local architectural legend C.B.K. Van Norman in 1938 that’s for sale for $2.85 million.

Skeptics have been saying the housing bubble is going to pop for a couple of years now. But with the spring season upon us, prices seem to have shot up significantly from last fall.

This is causing mixed emotions amongst homeowners in the Lower Mainland. You’re happy because your house is worth more, but you’re scared to sell, lest you be shut out of the market.

This is probably why, in spite of the sky high prices, realtors say there is a shortage of quality listings on the market right now. Which only drives the price up higher, because there can be fierce competition for character homes in desirable locations.

“It’s out of control,” says realtor Bruce Armour of Macdonald Realty.

“Literally from week to week the prices are jumping. The people who sold in January/February are saying ‘I wish I’d held out ’til now to put it on the market,’ because it’s up another five, seven or 10 per cent, depending on the location and what it is. That’s the other side of the coin: Everybody’s chasing the same product.”

Armour mostly works on the west side of Vancouver, where almost all houses now list for over $1 million. In March, the “benchmark price” for a “typical” detached house on the west side was $1,239,423, according to the Real Estate Board of Greater Vancouver. That’s up 17 per cent from a year ago, up 60 percent from three years ago, and up 92.5 per cent from five years ago.

There are currently 535 west side properties (including condos) on the MLS listings for $1 million or more. But the seven-figure price doesn’t seem to be deterring buyers.

“There was a house up in Mackenzie Heights,” says Armour. “Eight offers. Came on in [at] $1.6 million, sold for $2.1 million. Cash. And it’s going to get torn down.”

Vancouver’s west side is the hot spot, but the price boom is all over. There are 273 million-plus residential properties on the MLS in West Vancouver, 157 in White Rock and district and 152 in Langley. The combined total of million dollar listings in the Lower Mainland is 1,763.

West Van had the single most expensive listing, a “one of a kind waterfront estate” at 3810 Marine Drive that is selling for $15,950,000. Regular West Van waterfront is selling for $4.8 million to $6.5 million, according to realtor Lionel Lorence.

“Buyers come in categories of $1.5 million to $10 million, in intervals of $500,000,” he says.

“In each category there’s a demand. It’s just that if you’re a buyer and you say ‘Listen, find me something for $2 million,’ it might be difficult to find you something. You might have to raise your price to $2.5 million.”

Former Global TV morning traffic reporter Sarah Daniels has gone into real estate, specializing in White Rock and South Surrey. She says it’s no problem to sell a million dollar property, if it’s the right house and neighbourhood.

“Down in the South Surrey/White Rock area, you price your house right and it sells immediately,” she says. “People will pay top dollar for a house that is in good condition, in a nice area that they can move into. It’s as simple as that.”

Rick Stonehouse is the realtor who sold the $965,000 house in Strathcona, which had been extensively renovated. It’s a good illustration of the rise in prices: It sold for $233,000 in 1999, and $36,500 in 1974.

Stonehouse is known for pushing the envelope with his listings. Last year, he raised some eyebrows in Strathcona when he listed a house at 750 Princess for $899,000. He dropped the price to $839,000, and it wound up selling for $822,000.

The Union street house is comparable to the Princess house, but sold for $143,000 more, a year later.

“There was three people that wanted that house,” says Stonehouse.

“I had another place on Point Grey Road near Macdonald, a three bedroom apartment in an older building that I listed at $699,000. I had a couple of people telling me I was out of my mind to put it on for that much money. We had six offers, and it sold for $760,000.

“There’s just more people out there looking than there is product on the market. Good product. There’s stuff out there that’s not selling because it’s not a great location or has something not great about it. But a good piece of property that people are happy with, they’re willing to pay more money.”

Condo king Bob Rennie has a saying, “W is the most expensive letter in the alphabet, because of the difference in prices between the west side and east side.” (In other words, W 10th is worth more than E 10th.)

But Rennie grew up in East Van, and has long predicted that prices would rise east of Main street. Back in 1986, he was the realtor for Ewan McNeil’s Strathcona house, which was featured in last week’s At Home section. McNeil bought it for $99,000, and now the house is worth close to a million.

“Do you know they offered $102,000, and it only appraised for $99,000,” says Rennie.

“I went back to the owners and said ‘I can’t get you $102,000. I can’t get an appraisal that high.’ And the owners reduced the price. If I had of told you [then you would get] a million dollars for Strathcona, you would have said ‘The guy’s on drugs.’ “

Stonehouse says attitudes towards East Van neighbourhoods like Strathcona have changed dramatically.

“Ten years ago I would tell people I was living in Strathcona, and the first thing they’d say is ‘How many needles do you see,’ and ‘How many condoms do you see,’ and ‘How can you live there,’ and ‘How many times does you car get broken into?’

“People don’t ask me that anymore. That’s not the overview of what Strathcona is to most people anymore. Certainly there’s some people that still think that, but it’s changed. It’s definitely turned a corner.”

Stonehouse has two listings coming up in Strathcona this weekend, a townhouse on Pender near Glen for $479,000 and a row house at Hawks and East Georgia for $649,000.

“I bet they’ll both be sold by the end of the weekend,” he says.

Desirable listings like this sometimes cause a bit of mania among homebuyers. Carlin Yandle’s company Home Reworks “stages” homes for open houses, fixing them up for maximum appeal to buyers (“first rule of thumb, take the nudie photos out. I know you think they’re high art, but…”).

Yandle recently worked on a west side home where buyers were so anxious to get a look, they were banging on the door while she was setting up, hours before the actual open house.

“People were coming up to the windows and taking photos through the windows,” she says.

“They put the sign on the grass the night before. I arrived the next morning and people were demanding to come in. ‘No, no open house right now. They were like paparazzi, I felt like a celebrity. Then it turned out to be a 20- person bidding war, and they settled that night.”

Stories like this are fueling an obsession with real estate prices among the masses.

“I can’t go to a cocktail-slash-dinner party without being accosted and hammered by people,” says Armour.

“Somebody’s father will say to me, ‘So, ah, what do you think my place is worth?’ And I was there in 1978 at a party when he was away.”

“I never go to places and bring up that I’m a realtor,” says Stonehouse.

“In the old days, you’d go out with 50 cards and hand them out to everybody. I go out now hoping that no one is going to bring up real estate, because that’s all I talk about all the time. Real estate comes up in almost every conversation. It’s absolutely amazing.”

Yandle is getting tired of it.

“We have this rule at dinner parties now,” she says.

“We can talk about real estate for five minutes, then we’re moving on. Because everybody wants to talk about ‘My place is worth this much now.’ Who cares? Who cares what your place is worth?”

The question is, how much longer will properties rise in price, and will there be a price correction?

“You know, that is the million dollar question,” says Stonehouse.

“Whoever knows that piece of information will make a lot of money. I think there’s a tipping point, where the number of listings and number of people will equalize. But it’s very difficult [to predict]. At the beginning of this year, every office meeting I went to was ‘Get prepared for this year, the prices aren’t going to keep going up.’ Everyone was saying it’s plateaued.

“I have no idea when [it will], but I think we’ve got a little ways to go yet. Like the place I sold last weekend on Point Grey Road, six offers and $760,000. There’s still five people out there with $750,000 looking for a place, and I’m assuming are willing to pay that. I had a call from one of the people who didn’t get it offering $10,000 more than that price if they could buy it from the person [who bought it]. Each [sale] is setting a precedent, and it’s going to keep doing that until people can’t afford it anymore, basically.”

Rennie thinks prices may level off, but doesn’t see any dramatic drop.

“It can’t keep going up as fast as it has been,” he says.

“But we watch for what levels it off — interest rates, if we’re not working, or there’s an oversupply. You just watch those three things, and none of them seem to be visible on the horizon.”

The other factor, of course, is that a substantial amount of Vancouver real estate sells to people who don’t live here. Some are from Europe and Asia, some from the U.S., some from Alberta. Rennie estimates 15 to 20 percent of downtown condos are sold to non-residents. And he sees the 2010 Olympics as a $5 billion advertising campaign for Vancouver’s high quality of life, which may attract more international attention.

“The thing that nobody likes to admit is that Vancouver at a certain level is looked at as a resort city,” says Rennie.

“Nobody likes to talk about it, but we are.”

jmackie@png.canwest.com

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MILLION-DOLLAR BABIES

On Tuesday, there were 1,763 residential properties listed for $1 million or more on the Multiple Listings Service website for the Lower Mainland. Here is a list of properties over $1 million on MLS, by area:

Vancouver west side 535

West Vancouver 273

White Rock and District

(South Surrey) 157

Langley 152

Richmond 135

Burnaby 78

Abbotsford 73

North Vancouver 60

Coquitlam 51

Surrey 47

Cloverdale 35

Maple Ridge 34

Port Moody 30

North Surrey 30

Ladner 18

Vancouver, east side 17

Tsawwassen 16

Pitt Meadows 11

New Westminster 5

Port Coquitlam 5

North Delta 1

Source: Multiple Listings Service

How does your school stack up?

Vancouver Sun

Saturday, April 14, 2007

In this table, schools are ranked (on the left hand side of the page) in descending order (from 1 to 289) according to their academic performance as measured by the overall rating out of ten (shown on the right hand side of the table) for the school year 2005/2006. Each school’s five-year average ranking and Overall rating out of ten are also listed. The higher the overall rating (out of 10), the higher the rank awarded to the school. Where schools tied in the overall rating, they were awarded the same rank. Where less than five years of data were available “n/a” appears in the table.

Not all the province’s secondary schools are included in the tables or the ranking. Excluded are schools at which fewer than 15 regular day students were enrolled in Grade 12 and schools that did not generate a sufficiently large set of student data to enable the calculation of an overall rating out of ten. Also excluded from the ratings and rankings are: centres for adult education and continuing education; schools that cater largely to non-resident foreign students; and certain alternative schools that do not offer a full program of courses.

The exclusion of a school from the report card should in no way be construed as a judgement of the school’s effectiveness.

Provincial Rank Overall Rating

2005/ Last 5 2005/ Last 5

2006 years School Name City 2006 years

1 1 Crofton House Vancouver 10.0 10.0

1 1 Little Flower Vancouver 10.0 10.0

1 1 St George’s Vancouver 10.0 10.0

1 1 York House Vancouver 10.0 10.0

1 5 Southridge Surrey 10.0 9.9

1 6 West Point Grey Vancouver 10.0 9.8

7 7 St Michaels Victoria 9.8 9.7

8 11 Vancouver College Vancouver 9.7 9.4

8 n/a Meadowridge Maple Ridge 9.7 n/a

8 n/a Mulgrave West Vancouver 9.7 n/a

11 12 Shawnigan Lake Shawnigan Lake 9.6 9.2

12 7 Brentwood College Mill Bay 9.5 9.7

13 9 University Hill Vancouver 9.2 9.6

13 10 Glenlyon Norfolk Victoria 9.2 9.5

13 17 Lord Byng Vancouver 9.2 8.7

16 13 Collingwood West Vancouver 9.1 9.1

16 22 Sentinel West Vancouver 9.1 8.2

16 n/a St John’s Vancouver 9.1 n/a

19 21 St Thomas Aquinas North Vancouver 9.0 8.3

19 34 Richmond Christian Richmond 9.0 7.7

21 15 Pacific Academy Surrey 8.9 8.8

21 20 Point Grey Vancouver 8.9 8.4

23 15 Kelowna Christian Kelowna 8.7 8.8

23 18 Prince Of Wales Vancouver 8.7 8.6

23 34 St Thomas More Burnaby 8.7 7.7

26 19 West Vancouver West Vancouver 8.5 8.5

27 31 Kitsilano Vancouver 8.4 7.8

27 n/a Relevant Surrey 8.4 n/a

27 n/a Rockridge West Vancouver 8.4 n/a

30 23 Mount Douglas Victoria 8.3 8.1

30 34 Sir Winston Churchill Vancouver 8.3 7.7

30 n/a Regent Christian Surrey 8.3 n/a

33 26 Magee Vancouver 8.2 8.0

33 42 Seycove North Vancouver 8.2 7.5

35 23 Archbishop Carney Port Coquitlam 8.1 8.1

35 31 Elgin Park Surrey 8.1 7.8

37 28 Hugh McRoberts Richmond 8.0 7.9

37 52 Fraser Heights Surrey 8.0 7.3

39 13 St Margaret’s Victoria 7.9 9.1

39 26 Semiahmoo Surrey 7.9 8.0

39 28 Claremont Victoria 7.9 7.9

39 31 St Patrick’s Vancouver 7.9 7.8

39 52 L V Rogers Nelson 7.9 7.3

39 63 Immaculata Kelowna 7.9 7.2

39 114 Richmond Richmond 7.9 6.4

46 23 St Andrew’s Victoria 7.8 8.1

46 39 New Westminster New Westminster 7.8 7.6

46 39 Pinetree Coquitlam 7.8 7.6

46 52 Steveston Richmond 7.8 7.3

46 63 Earl Marriott Surrey 7.8 7.2

46 63 Okanagan Mission Kelowna 7.8 7.2

52 39 Langley Fine Arts Fort Langley 7.7 7.6

52 52 Burnaby North Burnaby 7.7 7.3

52 83 Dr. Charles Best Coquitlam 7.7 6.9

52 83 Princess Margaret Surrey 7.7 6.9

52 89 J N Burnett Richmond 7.7 6.8

52 96 Abbotsford Christian Abbotsford 7.7 6.7

58 34 Kalamalka Vernon 7.6 7.7

58 34 Mennonite Educational Institute Abbotsford 7.6 7.7

58 46 Whistler Whistler 7.6 7.4

58 52 Elkford Elkford 7.6 7.3

58 52 Pacific Christian Victoria 7.6 7.3

58 63 White Rock Christian Surrey 7.6 7.2

58 72 Holy Cross Surrey 7.6 7.1

58 106 South Delta Delta 7.6 6.6

66 28 Handsworth North Vancouver 7.5 7.9

66 42 Sparwood Sparwood 7.5 7.5

66 46 Seaquam Delta 7.5 7.4

66 46 Yale Abbotsford 7.5 7.4

66 n/a Kelowna Kelowna 7.5 n/a

71 63 Penticton Penticton 7.4 7.2

72 52 Notre Dame Vancouver 7.3 7.3

72 63 Dover Bay Nanaimo 7.3 7.2

72 63 Oak Bay Victoria 7.3 7.2

72 79 South Kamloops Kamloops 7.3 7.0

72 83 Sutherland North Vancouver 7.3 6.9

72 89 Moscrop Burnaby 7.3 6.8

72 89 Sardis Chilliwack 7.3 6.8

72 120 Robert Alexander McMath Richmond 7.3 6.3

80 46 Gulf Islands Salt Spring Island 7.2 7.4

80 63 Gleneagle Coquitlam 7.2 7.2

80 72 Centennial Coquitlam 7.2 7.1

80 72 Port Moody Port Moody 7.2 7.1

80 96 Windsor North Vancouver 7.2 6.7

80 106 Killarney Vancouver 7.2 6.6

80 n/a Vancouver Talmud Torah Vancouver 7.2 n/a

87 42 Haney-Pitt Meadows

Christian Maple Ridge 7.1 7.5

87 42 Highroad Chilliwack 7.1 7.5

87 46 Argyle North Vancouver 7.1 7.4

87 79 Eric Hamber Vancouver 7.1 7.0

87 125 Bulkley Valley Christian Smithers 7.1 6.2

87 166 Osoyoos Osoyoos 7.1 5.8

87 n/a Cedars Christian Prince George 7.1 n/a

87 n/a Kamloops Christian Kamloops 7.1 n/a

95 52 W J Mouat Abbotsford 7.0 7.3

95 63 Robert Bateman Abbotsford 7.0 7.2

95 83 Fleetwood Park Surrey 7.0 6.9

95 110 Burnaby Central Burnaby 7.0 6.5

95 114 Lambrick Park Victoria 7.0 6.4

95 n/a Sullivan Heights Surrey 7.0 n/a

101 52 Parkland Sidney 6.9 7.3

101 89 Fraser Valley Christian Surrey 6.9 6.8

101 96 Enver Creek Surrey 6.9 6.7

101 106 Burnaby Mountain Burnaby 6.9 6.6

101 n/a Vanier Catholic Whitehorse 6.9 n/a

106 46 Timothy Christian Chilliwack 6.8 7.4

106 52 Rossland Rossland 6.8 7.3

106 72 Highland Comox 6.8 7.1

106 89 Johnston Heights Surrey 6.8 6.8

106 145 Tamanawis Surrey 6.8 6.0

106 n/a Princess Margaret Penticton 6.8 n/a

112 96 J Lloyd Crowe Trail 6.7 6.7

112 96 Lord Tweedsmuir Surrey 6.7 6.7

112 106 Mount Boucherie Kelowna 6.7 6.6

112 120 Cambie Richmond 6.7 6.3

112 125 Charles E London Richmond 6.7 6.2

112 n/a Houston Christian Houston 6.7 n/a

118 52 Langley Christian Langley 6.6 7.3

118 72 Sa-Hali Kamloops 6.6 7.1

118 72 Stelly’s Saanichton 6.6 7.1

118 83 Summerland Summerland 6.6 6.9

118 89 Stanley Humphries Castlegar 6.6 6.8

118 110 George Elliot Winfield 6.6 6.5

118 114 Walnut Grove Langley 6.6 6.4

118 114 Westview Maple Ridge 6.6 6.4

118 125 North Surrey Surrey 6.6 6.2

127 89 Delta Delta 6.5 6.8

127 96 Prince Charles Creston 6.5 6.7

127 110 R. E. Mountain Langley 6.5 6.5

127 n/a Chilliwack Christian Chilliwack 6.5 n/a

127 n/a Kwantlen Park Surrey 6.5 n/a

132 79 Brookswood Langley 6.4 7.0

132 79 Campbell River Christian Campbell River 6.4 7.0

132 125 Ballenas Parksville 6.4 6.2

132 125 David Thompson Vancouver 6.4 6.2

132 155 Hugh Boyd Richmond 6.4 5.9

132 172 Cariboo Hill Burnaby 6.4 5.7

132 192 Reynolds Victoria 6.4 5.4

139 120 Valleyview Kamloops 6.3 6.3

139 125 Terry Fox Port Coquitlam 6.3 6.2

139 187 North Delta Delta 6.3 5.5

139 n/a Robert Service Dawson City 6.3 n/a

143 72 Frances Kelsey Mill Bay 6.2 7.1

143 96 Clayton Heights Surrey 6.2 6.7

143 96 St Ann’s Kamloops 6.2 6.7

143 114 D W Poppy Langley 6.2 6.4

143 120 David Thompson Invermere 6.2 6.3

143 125 Mission Mission 6.2 6.2

143 138 Burnaby South Burnaby 6.2 6.1

143 166 Templeton Vancouver 6.2 5.8

143 n/a Mark R. Isfeld Courtenay 6.2 n/a

152 83 Houston Houston 6.1 6.9

152 96 Mount Sentinel South Slocan 6.1 6.7

152 125 Riverside Port Coquitlam 6.1 6.2

152 145 Elphinstone Gibsons 6.1 6.0

152 145 Pitt Meadows Pitt Meadows 6.1 6.0

152 155 Esquimalt Victoria 6.1 5.9

152 155 Ladysmith Ladysmith 6.1 5.9

152 166 Mount Baker Cranbrook 6.1 5.8

152 172 L A Matheson Surrey 6.1 5.7

161 138 Smithers Smithers 6.0 6.1

161 145 Timberline Campbell River 6.0 6.0

161 155 Georges P Vanier Courtenay 6.0 5.9

164 110 Chatelech Sechelt 5.9 6.5

164 125 Kwalikum Qualicum Beach 5.9 6.2

164 138 Duchess Park Prince George 5.9 6.1

164 145 Matthew McNair Richmond 5.9 6.0

164 145 Rick Hansen Abbotsford 5.9 6.0

164 155 North Peace Fort St John 5.9 5.9

164 155 Salmon Arm Salmon Arm 5.9 5.9

164 155 Similkameen Keremeos 5.9 5.9

164 172 Fernie Fernie 5.9 5.7

164 183 Brocklehurst Kamloops 5.9 5.6

164 192 Heritage Park Mission 5.9 5.4

164 199 Guildford Park Surrey 5.9 5.3

164 204 Frank Hurt Surrey 5.9 5.2

164 n/a Sands Delta 5.9 n/a

178 125 Pender Harbour Madeira Park 5.8 6.2

178 138 Chemainus Chemainus 5.8 6.1

178 138 D P Todd Prince George 5.8 6.1

178 145 Southern Okanagan Oliver 5.8 6.0

178 145 Vancouver Technical Vancouver 5.8 6.0

178 155 R C Palmer Richmond 5.8 5.9

178 155 St John Brebeuf Abbotsford 5.8 5.9

178 172 Alpha Burnaby 5.8 5.7

178 187 Hatzic Mission 5.8 5.5

187 96 Credo Christian Langley 5.7 6.7

187 125 Cowichan Duncan 5.7 6.2

187 145 Maple Ridge Maple Ridge 5.7 6.0

187 155 Clarence Fulton Vernon 5.7 5.9

187 155 Howe Sound Squamish 5.7 5.9

187 172 Carson Graham North Vancouver 5.7 5.7

187 172 Golden Golden 5.7 5.7

187 199 Correlieu Quesnel 5.7 5.3

187 204 Aldergrove Community Aldergrove 5.7 5.2

187 n/a F.H. Collins Whitehorse 5.7 n/a

197 145 Carihi Campbell River 5.6 6.0

197 172 Hope Hope 5.6 5.7

197 172 Vernon Vernon 5.6 5.7

197 192 Nakusp Nakusp 5.6 5.4

197 204 Windermere Vancouver 5.6 5.2

197 232 Sir Charles Tupper Vancouver 5.6 4.5

197 n/a Maxwell International Shawnigan Lake 5.6 n/a

204 114 Revelstoke Revelstoke 5.5 6.4

204 125 Wellington Nanaimo 5.5 6.2

204 204 Charles Bloom Lumby 5.5 5.2

204 221 Quesnel Quesnel 5.5 4.9

204 n/a Hudson’s Hope Hudson’s Hope 5.5 n/a

209 120 Grand Forks Grand Forks 5.4 6.3

209 187 Belmont Victoria 5.4 5.5

209 213 Westsyde Kamloops 5.4 5.1

209 213 Woodlands Nanaimo 5.4 5.1

209 230 Columneetza Williams Lake 5.4 4.6

209 238 Lakes District Burns Lake 5.4 4.3

209 242 Eagle River Sicamous 5.4 4.2

209 n/a Mount Cheam Christian Chilliwack 5.4 n/a

209 n/a Nanaimo Christian Nanaimo 5.4 n/a

218 216 Abbotsford Abbotsford 5.3 5.0

218 250 Pemberton Pemberton 5.3 3.8

220 125 J V Humphries Kaslo 5.2 6.2

220 187 Caledonia Terrace 5.2 5.5

220 199 Gladstone Vancouver 5.2 5.3

220 228 Sir Alexander MacKenzie Hagensborg 5.2 4.7

224 138 Boundary Central Midway 5.1 6.1

224 166 Thomas Haney Maple Ridge 5.1 5.8

226 172 Brooks Powell River 5.0 5.7

226 172 Peter Skene Ogden 100 Mile House 5.0 5.7

226 192 Chetwynd Chetwynd 5.0 5.4

226 192 Kelly Road Prince George 5.0 5.4

226 213 Chilliwack Chilliwack 5.0 5.1

226 216 South Peace Dawson Creek 5.0 5.0

226 230 Queen Elizabeth Surrey 5.0 4.6

233 172 Pleasant Valley Armstrong 4.9 5.7

233 183 Alberni District Port Alberni 4.9 5.6

233 183 Merritt Merritt 4.9 5.6

233 192 H D Stafford Langley 4.9 5.4

233 216 Britannia Vancouver 4.9 5.0

238 138 Selkirk Kimberley 4.8 6.1

238 204 Prince George Prince George 4.8 5.2

238 228 Mount Elizabeth Kitimat 4.8 4.7

241 166 Agassiz Agassiz 4.7 5.8

241 183 Garibaldi Maple Ridge 4.7 5.6

241 204 College Heights Prince George 4.7 5.2

241 221 King George Vancouver 4.7 4.9

241 224 Nanaimo District Nanaimo 4.7 4.8

241 238 Fraser Lake Fraser Lake 4.7 4.3

247 199 Norkam Kamloops 4.6 5.3

247 216 Rutland Kelowna 4.6 5.0

249 166 W L Seaton Vernon 4.5 5.8

249 192 Valemount Valemount 4.5 5.4

249 199 Langley Langley 4.5 5.3

249 224 North Island Port McNeill 4.5 4.8

249 n/a Abbotsford Traditional Abbotsford 4.5 n/a

254 187 Prince Rupert Prince Rupert 4.4 5.5

254 216 Spectrum Victoria 4.4 5.0

254 232 A L Fortune Enderby 4.4 4.5

257 236 Fort Nelson Fort Nelson 4.3 4.4

258 221 MacKenzie Mackenzie 4.2 4.9

258 248 Nechako Valley Vanderhoof 4.2 3.9

258 251 McBride McBride 4.2 3.7

258 n/a Salmo Salmo 4.2 n/a

262 204 Chase Chase 4.1 5.2

262 224 Victoria High Victoria 4.1 4.8

262 238 Charles Hays Prince Rupert 4.1 4.3

262 242 Lake Cowichan Lake Cowichan 4.1 4.2

262 n/a Porter Creek Whitehorse 4.1 n/a

267 204 Fraser Valley Adventist Aldergrove 3.9 5.2

267 232 Port Hardy Port Hardy 3.9 4.5

267 255 Fort St James Fort St James 3.9 3.1

270 252 John Oliver Vancouver 3.8 3.5

271 236 Edward Milne Sooke 3.7 4.4

272 248 John Barsby Nanaimo 3.6 3.9

273 245 Lillooet Lillooet 3.5 4.1

274 224 Cedar Nanaimo 3.3 4.8

274 242 Ucluelet Ucluelet 3.3 4.2

276 204 Logan Lake Logan Lake 3.1 5.2

276 245 Williams Lake Williams Lake 3.1 4.1

278 238 Hazelton Hazelton 2.9 4.3

278 n/a King’s Milner 2.9 n/a

280 247 Clearwater Clearwater 2.8 4.0

280 256 Princeton Princeton 2.8 2.9

280 n/a Heritage Christian Online Kelowna 2.8 n/a

283 253 Ashcroft Ashcroft 2.6 3.4

284 232 Tumbler Ridge Tumbler Ridge 2.5 4.5

285 254 Barriere Barriere 2.4 3.3

286 258 Nisga’a New Aiyansh 1.0 0.8

286 n/a Prespatou Prespatou 1.0 n/a

288 n/a Kumsheen Lytton 0.7 n/a

289 257 Gold River Gold River 0.0 2.4

289 259 George M Dawson Masset 0.0 0.0

289 n/a Watson Lake High Watson Lake 0.0 n/a