Metro Edmonton Home Price Forecast - Jan 2021
HIGHLIGHTS
Townhouse-rowhouse purchases have seen experienced the strongest growth in 2020, while condo purchases has contracted.
House prices have gained the most value but condo values have dropped in most Edmonton sub-markets.
Mortgage rates are at historic lows however, higher unemployment largely offsets the benefits of low rates.
The second wave of COVID-19 is not yet under control. Continued high levels of infection will lead to restrictions and economic fallout.
Several vaccines have been approved however, they are unlikely to be widely available until mid-2021. A third wave of infection this Spring is possible.
This article covers:
Where are Metro Edmonton prices headed?
What factors drive the price forecast?
Should investors sell?
Is this a good time to buy?
1. Where are Metro Edmonton prices headed?
Home Price Overview
Metro Edmonton has a population of roughly 1.2 million and was ranked 76 of the best 100 cities in the world.
Homebuyers are happy that prices haven’t changed much in the past year. Over the past three years, more buyers have been ‘priced into the market.’
Home sellers may take heart that recently, despite the pandemic, most homes have been holding their value.
How are the markets for different housing types evolving?
The best market in 2020 was rowhomes and townhouses, where home purchases grew by 17%! Purchases in the single-family house market grew by a steady 5%, but purchases in the condominium apartment market shrank by 8%.
Outlook
Given the current recession and a Wave 2 of infections, sellers may want to push ahead and sell during the pandemic because there is no guarantee that home prices will maintain current values over the next two years.
The Coronavirus Pandemic, the resulting recession, and the potential for a second or third wave of infection are now the primary source of uncertainty for home values.
Metro Edmonton Detached House Prices
The Edmonton benchmark house price has plateaued in recent months but has held the gains made in Spring and Summer.
Government intervention in the market has successfully shielded the real estate market from the pandemic induced recession.
We believe politicians are hoping to guide the market toward a typical annual real estate cycle with price growth in the range of 1 to 3% annually – in line with income growth.
Real estate markets are local and in some Metro Edmonton submarkets, house prices have held steady while in other submarkets, values have dropped.
Our examination of the five factors driving Alberta home prices leads us to conclude it is unlikely that current home values will be sustained through the next 12 months.
Market Risk
Overall, according to the CMHC, there is a low risk of a price correction in Edmonton.
Metro Edmonton Condo Apartment Prices
Metro Edmonton apartment values have been trending downward over the long-run. In the summer of 2020, they had a boost. The median value rose much more than the benchmark value and this implies that condo buyers have chosen to buy more space (livable square feet).
Apartment values haven’t increased as much as houses because it appears that condos are falling out of favour as people seek larger living spaces where they can work-from-home. Eight percent fewer apartments were purchased in 2020.
With more people working-from-home, we expect developers will begin marketing larger (i.e., 2 and 3 bedrooms) apartments to meet buyer preferences. As the supply of more generous floor plans comes to the market, it may depress the values for small floor plan condos.
At Mortgage Sandbox, we would like developers to build 4 and 5 bedroom condos because:
Not everyone can afford to buy a house for their family.
Canadians who now work from home need more room to segregate workspace from living space within their homes.
Many Canadians with longer working hours find it challenging to stay on top of necessary house upkeep (i.e., mowing lawns, clearing eaves, shovelling sidewalks).
Many people prefer to live in higher-density neighbourhoods with all the essential amenities within walking distance.
Very affordable for first-time homebuyers
Edmonton’s home prices are very affordable. A first-time homebuyer household earning $94,000 (the median Metro Edmonton household before-tax income) can get a $380,000 mortgage. That’s more than enough for a first-time homebuyer to buy a condo or a house.
Edmonton does not need any help with housing affordability, but it could help boost the economy to stabilize the home values.
2021 Metro Edmonton Home Price Forecast
There is a lot of uncertainty in the forecasts for 2021 and 2022. Many of the forecasters we've surveyed have different expectations for:
How likely is the third wave of COVID-19 infections and associated restrictions?
Will the economy will re-open in the 'new normal' in June or December 2021?
Will the federal government succeed in achieving its aggressive immigration targets during a pandemic and with high unemployment?
Since the mortgage payment deferrals expired in October, will the anticipated distressed home sellers appear in the housing market?
As a result of their varying assumptions, some forecasters expect prices to continue rising, while others expect are more likely prices to drop.
For example:
RE/MAX expects Calgary values will rise by 2%
A survey of Royal LePage real estate brokers predicts a roughly 1.5% rise in Calgary prices.
The highest forecast in a September Reuters poll of 16 economists was price growth of 10% in 2021, while the lowest prediction called for a 10% drop.
Moody’s Analytics, which develops mortgage risk software for Canadian banks, predicts a 10% drop in Calgary and Edmonton.
Moody’s didn’t attempt to pinpoint the timing of the decline in values. However, our research shows that most past declines in Canadian home values have begun between May and July. Traditionally, there is less supply (fewer listings) between February and May, which puts upward pressure on prices.
CMHC, the government housing agency, predicts a ‘peak-to-trough’ drop of between 6% and 19%. They expected government aid and mortgage deferrals would cushion the blow in 2020 and that the market would be impacted in 2021 with a 2022 recovery.
There is no consensus among economists. Market sentiment and government stimulus have led to price acceleration and record home purchases even though most economic fundamentals have faltered.
We tend to place a little more weight on CMHC and Moody's Analytics. They may be projecting lower values in the future, but:
CMHC sells insurance to banks to help limit their losses if a mortgage goes bad.
Moody’s Analytics sells software to banks to help them assess the risk of their mortgage portfolios.
Both organizations are unique in their ability to see market conditions across the regions and all the banks.
In the next section, we examine the five factors that drive these forecasts. They will help explain why several forecasters are anticipating price drops.
For a more thorough comparison of the Coronavirus Recession to the Great Recession and the Great Depression and their impacts on property prices, check out our recent article: “Should I sell my home today?”
At Mortgage Sandbox, we provide a price range rather than attempting a single prediction because many real estate risks can impact prices. Risks are events that may or may not happen. As a result, we review several forecasts from leading lenders and real estate firms, and we then present the most optimistic estimates, the most pessimistic prediction, and the average forecast. Want to learn more about real estate risk? We've written a comprehensive report that explains the level of uncertainty in the Canadian real estate market.
Our forecast inputs:
2. What factors drive the Edmonton home price forecast?
Mortgage Sandbox 5 Forces Framework
At the highest level, supply and demand set house prices and all other factors simply drive supply or demand. At Mortgage Sandbox, we have created a five-factor framework for gathering information and performing our market analysis. The five key factors are core demand, non-core demand, government policy, supply, and popular sentiment.
In the long-run, the market is fundamentally driven by economic forces. Still, sentiment can propel prices beyond economically sustainable levels in the short-run.
Below we will summarize how the five factors result in the current Edmonton forecast. Click on the button for the Alberta Report.
Core Demand
Core demand is a function of:
Population Growth: The pace at which people are moving to an area. An average of roughly 2.5 people live in one household.
Home Price Changes: Changes in the market value of the desired home.
Savings-Equity: How much disposable after-tax income you’ve been able to squirrel away plus any equity you have in your existing home.
Financing: Your maximum mortgage is calculated using income, monthly expenses, and interest rates.
Population Growth
Alberta’s population is almost always growing, but the rate of growth is important for our analysis.
If population growth is the same or lower than in the past, then there is less upward pressure on prices.
At the moment, population growth is lower in Alberta. As a result of ongoing COVID-19 related travel restrictions, we may observe lower growth through to mid-2021.
READ: Fewer People = Less Demand : Easing Population Growth to Weigh on Housing, TD Bank
Home Price Changes
From the peak, prices have dropped 9 to 21% depending on where you’re looking and what type of home you want. Lower Edmonton prices improve affordability and improved affordability should add upward pressure on prices.
Savings-Equity
Equity
Existing homeowners have benefited from stable values while they pay down their mortgages so that today they have more home equity to use when buying a bigger home.
Savings
Over the past few years, rents rose faster than incomes, so first-time buyers struggled to come up with down payments.
Luckily, the stock market finished 2020 at the same level it began; previous recessions pummeled markets.
Anyone who managed to save a down payment and invested it in ‘blue-chip stocks’ should be back on track with their saving plans.
Financing
Mortgage Interest Rates
The Bank of Canada may reduced rates dramatically, but mortgage qualifying interest rates haven’t fallen nearly as much. Also, lenders have tightened their borrowing guidelines.
Overall, lower rates have not increased home-buying budgets very much.
Employment and Incomes
More than half (53%) of Albertans are still experiencing COVID-related disruption to their employment as of September. Oil prices are still quite low so a rebound in oil sector employment appears unlikely at this time.
Brendan LaCerda, a Senior Economist with Moody’s Analytics, estimates that each 1% rise in unemployment results in a 4% drop in home prices. Until now, the impact of unemployment has been delayed by the CERB and mortgage payment deferral program.
Using this ratio, a prolonged 2.5% rise in Edmonton unemployment from 7.8% to 10.3% would result in a 10% price drop and a 5% rise in Alberta unemployment to 12.8% would lead to a 20% fall in values.
The ‘official’ Alberta unemployment figures unemployed people who are not looking for work (e.g., people who work in industries that have not fully reopened like tourism or hospitality). The true ‘effective’ level of unemployment is higher than the ‘official’ number.
Even after people get re-hired, they will need to be on the job for three months before they qualify for a mortgage pre-approval.
Small businesses and commission salesforce have to show two years of consistent income to be eligible for a mortgage. Unless banks change their lending policies, 2020 will drag down their mortgage qualifying income until mid-2023 (when they file their 2022 taxes).
Homeownership Costs
The City of Edmonton raised taxes almost 3% in 2020 and is likely going to raise property taxes to make up for the pandemic budget shortfall.
Property taxes are factored into your mortgage affordability calculations, so an increase in taxes lowers home-buying budgets.
Overall Core Demand
Despite lower interest rates, due to the Coronavirus' impacts, short-term core demand for homes will likely be much lower as we head into 2021.
Non-core Demand
Non-core demand represents short-term investment, long-term investment, and recreational demand (i.e., homes not occupied full-time by the owner). Here is where foreign capital, real estate flippers, and dark money come into play. It also includes short-term rentals, long-term rentals, and recreational property purchases.
Since non-core demand is ‘optional’ (i.e., not used to shelter your own family), it is more volatile than core demand.
Foreign Capital
With low oil prices and Coronavirus related international travel restrictions, we can expect very little foreign investment in Canadian real estate in the near future.
Long-term Rentals
Rental investments are a significant driver of home prices, but now rent rates are falling. Some potential rental investors may hold off on buying until the rental market stabilizes.
Short-term Rentals
There were an estimated 2,400 short-term rentals in Edmonton before the pandemic.
International travel restrictions will make many short-term rentals unprofitable for the foreseeable future. Statistics show that, since the travel restrictions were put in place, international travel to Canada has dropped 98 percent.
Fewer investors will be buying real estate for short-term rentals until travel restrictions are lifted.
House Flipping
With rising uncertainty, house flipping has become riskier. We expect many professional flippers will stay away from the market until it stabilizes.
Dark Money
Dark money is the proceeds of crime or money that are transferred to Canada illegally. Dark money includes funds earned legitimately that are transferred illegally from countries with capital controls (e.g., China) and legitimate earnings moved from nations subject to international sanctions (e.g., Iran, Russia, and North Korea).
To hide the illegal nature of funds, they are laundered in the real estate market. Sometimes, the property's true owner is hidden by using a Straw Buyer, and other times the property is owned by a shell company.
Sometimes a real estate agent or lawyer will accept the illegal cash to help the nefarious individuals hide its true origins. In 2015, a B.C. realtor was caught with hundreds of thousands of dollars in her closet at home.
A report says Alberta is to blame for most of Canada’s money laundering, and we see no evidence of a diminished role for dark money in local real estate.
Overall Non-Core Demand
Capital inflows toward residential real estate for non-core uses have declined. This reduces upward pressure on Metro Edmonton home prices.
Government Policy
Governments have shielded Canadians and the housing market from the impacts of the pandemic induced recession using:
All of these programs, except for CEWS, have now expired.
Higher Property Taxes
The Federal Government says it will take steps in 2021 to implement a tax on foreign homeowners who live outside of Canada. This is intended to help lower housing prices, but the experience in British Columbia shows that foreign ownership taxes and foreign purchaser taxes don’t conclusively lead to lower home values.
Overall Government Influence
The government has now unwound many of the programs supporting home values through the recession. Compared to three months ago, there is now much less support from the government to maintain home values.
Supply
Rising supply releases the upward pressure on prices caused by demand.
Supply comes from two sources.
Existing sales: Existing home sales are sales of ‘used homes.’ They are homes owned by individuals who sell them to upgrade, move for work, or some other reason. The Realtors Association of Edmonton only reports existing home sales and listings.
Pre-Sales and Construction Completions: Most new homes are sold via pre-sales before the construction has started. These are predominantly apartments and townhomes. Data on pre-sales is private and difficult to find, but construction starts (reported by the government) are a very accurate lagging indicator of pre-sale activity.
Months of Supply of Existing Homes
Supply is low. At the current pace of purchases, it would take under 5 months to sell all the available listings. Nevertheless, supply has been trending upward and the market may soon be balanced.
Purchase activity is highest in the house and townhouse markets. Condos are selling well but they haven’t experienced the pandemic boost in interest that other property types have.
Mortgage Delinquencies and Foreclosures
Data indicates that more Canadians are missing their monthly payments, and it appears more Canadians are over-extending themselves. Surprisingly, the increases in delinquencies are led by Ontario and British Columbia, and not Alberta.
According to Equifax, the credit bureau company:
“Mortgage delinquencies have also been on the rise. The 90-day-plus delinquency rate for mortgages rose to 0.18 percent, an increase of 6.7 percent from last year. Ontario (17.6%) led the increases in mortgage delinquency followed by British Columbia (15.6%) and Alberta (14.8%). The most recent rise in mortgage delinquency extends the streak to four straight quarters.”
A recent survey by MNP reported a staggering number of Canadians are stretched to their limits:
“Over 30 per cent of Canadians say they’re concerned that rising interest rates could push them close to bankruptcy, according to a nationwide survey conducted by Ipsos on behalf of MNP, one of the largest personal insolvency practices in the country.”
Although the CMHC can help Canadians via Canadian lenders by refinancing mortgages, it will not help overextended Canadians who chose to finance their homes with private mortgage lenders.
Statistics in August, show that 21 percent of Edmonton mortgage holders were still unable to make their regular mortgage payments. Mortgage deferrals expire after 6 months and that means by October, many of these deferrals will expire. Unless these borrowers have found new work, they will fall into default.
Pre-sales and Completions
New Construction
A near-record number of condos were built in 2019, and 2020 completions or track to beat that record.
As more buildings complete in 2021 and 2022, and people move out of their rental or sell their current home, this new supply should help maintain a balanced market.
Pre-sales
Pre-sales are purchases of unbuilt and completed brand-new homes from developers. Typically, a developer must sell 70% of homes in a building before they can starts construction, so housing starts are a good indicator of successful pre-sales.
In 2020, housing starts have kept pace with previous years so there will be plenty of supply in the pipeline.
Popular Sentiment
Popular sentiment can be volatile and easily influenced by the latest headlines. Sentiment can shift quickly, as witnessed in the past two years.
We believe Alberta sentiment in 2021 will be influenced by oil prices and news about the pandemic.
Ninety-six percent of Canadian oil is exported to U.S. markets, but the United States has not managed the pandemic well. This suggests a long road to reach full economic recovery.
Canadian Consumer Confidence
The Ipsos-Reid and Nanos Canadian Confidence Index showed a noticeable drop in 2020 and are now on the mend.
Canadian consumer confidence has improved significantly, buoyed by positive views on real estate. Half of Canadians believe home prices in their neighbourhood will rise over the next six months even though most expect the economy will still be in the dumps.
Although consumer sentiment is a key factor contributing to real estate price trends, consumer sentiment on its own is not an accurate predictor of prices.
Coronavirus Containment
Alberta is struggling to contain the second wave and we expect localized restrictions and lockdowns. Reimposition of restrictions will likely depress sentiment.
Canada has not yet flattened the curve on wave 2. Several vaccines have been approved and Prime Minister Trudeau has announced that, if all goes well, most Canadians will be vaccinated by September 2021.
Taking into account the time between now and September plus the spread of the UK and South African variants which are more infections, we should probably be preparing ourselves mentally for a third wave of infections before settling into the “new normal”.
The greatest controllable challenges at this stage are:
Anti-maskers - we should be happy to inconvenience ourselves if it means we can avoid the third wave of infection.
Vaccine supplies, shipping logistics, and set-up of enough vaccination sites.
Anti-vaxxers - a quarter of Canadians don't want to take the COVID-19 vaccine.
More than 25% of Canada’s population (almost 10 million people) is considered at higher risk.
Federal government guidance prioritizes early COVID-19 vaccination for the following groups:
residents and staff seniors’ care homes
adults 80 years of age and older, followed by adults 70 years older
health care and personal support workers
adults in Indigenous communities
As additional vaccines become available, inoculations will be extended to:
homeless shelters
correctional facilities
housing for migrant workers
essential workers who face additional risks to maintain services for the functioning of society
A study headed by Dr. Kristine A. Moore, medical director at the University of Minnesota Center for Infectious Disease Research and Policy, explored scenarios for the pandemic's evolution. Her research team predicted that the second wave in the Fall of 2020 was a likely scenario.
Now that we are in the midst of the second wave, we need to look ahead to what’s next.
Scenario 1 - Second Wave is the Last Wave
Canadians continue to follow health policy guidance and wear masks and continue social distancing until enough people are vaccinated to provide herd immunity. The second wave is the last.
Scenario 2 - Larger Third Wave in 2021
By May 2021, most of the vulnerable have been vaccinated, many Canadians will stop wearing masks and social distancing. They will hold the mistaken belief that vaccinating the most at risk is good enough.
Lax social distancing plus the introduction of more infectious COVID variants lead to the third wave of infections. The lives of many people who are vulnerable, but didn’t know it, would be at risk in this scenario. The provinces would likely have to reimpose local restrictions and lockdowns.
Businesses would have an opportunity to re-open between waves.
Scenario 3 - Extended Second Wave
As a result of the new more infectious variants and restriction non-compliance, we never truly overcome the second wave using social distancing. Instead, it is finally beaten using vaccinated herd immunity.
High case counts over an extended period of time mean that governments will leave restrictions in place for longer.
3. Should Edmonton investors sell?
From a seller’s perspective, there are more changes in the market that influence prices downward so now may be a better time to sell than in two years and the seasonal real estate cycle usually favours sellers in the first half of the year.
Sellers should always consult a mortgage broker early to prioritize flexible loan conditions and reduce the risk of mortgage cancellation penalties. Find out more about the benefits of a mortgage broker.
Planning to Sell? Check out our Complete Home Seller’s Guide.
4. Is this a good time to buy a home in Edmonton?
With lower prices, homebuyers who waited have been rewarded, and Coronavirus containment efforts will push prices further downward.
Prices will likely drop significantly in 2021, so a wait-and-see strategy is advisable. Regardless, the annual real estate cycle usually favours buyers in late summer.
If you are in a hurry to buy because you’ve recently expanded your household (Congratulations!), just be sure to drive a hard bargain and pay less than the recent prices for a comparable home in the area. As well, when it comes to financing, don't bite off more than you can chew.
Are you planning to Buy? Check out our Complete Home Buyer’s Guide so we can walk you through the end-to-end process and get you ready to buy your new home!
Here are some recent headlines you might be interested in:
Albertans more confident in real estate than economy, new poll finds (Calgay Herald, Jan 22)
New CMHC report says Canadian housing market could see a 14% plunge (The Star, Jan 21)
These are Canada's fastest growing communities as cities see record exodus (CTV, Jan 19)
Calgary real estate showing shift to seller's market (Calgary Herald, Jan 15)
Calgary housing market remains stable with expected rise in new year: Royal LePage (CTV, Jan 15)
Average property valuation down as City of Calgary issues 2021 assessment notices (CTV, Jan 14)
Toronto, Montreal see exodus pick up pace, aggravated by COVID-19 pandemic (Globe and Mail, Jan 22)
The stresses that changed Canadian and Ottawa real estate in 2020 (Ottawa Citizen, Jan 2)
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