Ottawa is a very popular destination for military clients. Many come for a few years and get posted out only to return again with a promotion a few years down the road. With this type of short-term stay, you need to purchase at the right price to be able to sell with a nice profit when you get transferred out. Others may have their final stop in Ottawa and want to make sure they get a home that can suit their needs for years to come.
We thought we would share with you a few examples of homes we helped our military clients purchase in recent years and that they just sold this year:
Purchased in 2020 – $790,000 Sold in 2022 – $1,250,000
These clients sold their Fairwinds home with our team in 2017 and got transferred back to Ottawa in 2020, during a very challenging market for buyers. During their HHT they were clear they wanted to be back in Stittsville and find something with good value. The timing was not great as they were purchasing in a very fast sellers market. Our clients ended up competing in a multiple offer situation. It is important to note that we were not the highest offer in this multiple offer situation, but the seller wanted to work with us and sell to my clients. That one decision had an incredible impact for my clients. You can see what they bought it for back then and sold it for earlier this year.
Purchased in 2020 – $665,000 Sold in 2022 – $931,000
Another military client of ours purchased in 2020, during the same challenging market. They also wanted to live in, and ended up buying in Stittsville. This is a great example of how there are still deals to be had during a sellers market and we ended up getting a great deal for our buyers. The house needed new flooring on the main level and was passed up by other buyers because of this. Our clients were not phased by this small issue, they lived here for a few years, and then ended up getting new floors installed on the main floor. This small investment of a flooring project helped them capitalize on ideal conditions when they sold.
HHT’s are challenging and timing is everything, which is why having an experienced Realtor® on your side makes all of the difference when it comes to your biggest investment. We are here to help!
Our team prides ourselves in taking great care of our military clients. A big part of that is helping our clients who relocate to Ottawa purchase homes that will sell easily and appreciate nicely by the time they get transferred out. Selecting the right home, neighborhood, and community are also essential for the enjoyment of your time here. In short we know how important your Ottawa HHT is to you and your family. The house you buy will also have implications down the road when you sell. We need to make sure you are getting the right home for your needs.
Selling with our military specialists
The sale process is seamless with our team because we understand BGRS and have the appropriate partners who are all approved service providers. We are also one of Ottawa’s most recognizable military teams. We have the buyers coming in on postings that we can match up with our listings. One of our strategies is that we send out letters to prospective sellers ahead of posting season to spread awareness of incoming military buyers and our ability to match buyers with sellers of off market listings. This makes the process even smoother for everyone.
Some service providers no longer dealing with BGRS
Many prominent lawyers have decided no longer to accept BGRS files due to the low fee they receive for service in relation to their standard rates. This is something that we will keep an eye on moving forward. We still have some great lawyers on the list. Some Realtors are also pushing back and not accepting military sellers. While others are scaling back their services that they provide when selling a military members home.
This is not the case with our team. We offer the same high level of service clients have come to expect from us. Here are a few of the things that we are offering to our military clients:
When relocating to another city it is important to know what is going on in that real estate market. We wanted to share our most recent update and video, to assist you with planning for your house hunting trip to Ottawa.
Things are picking up as we head into the Spring season. We have seen a 52% increase in transactions from January to February of 2022 via MLS. This is a strong indicator that the Spring market has sprung.
The number of new listings in February (1,762) offers some hope for prospective Buyers. At 4% higher than the five-year average and 12% higher than February 2021, it resulted in an almost 10% increase in residential-class property inventory compared to last year at this time.
There is hope that the trend of increased new listings will continue so that the housing stock can be replenished.
We are now sitting at less than a month’s worth of inventory, which is still looking like a seller’s market. This means buyers need to have all of their financing set up so that they can move quickly in this market.
Our team has strategies that can help both our buyers and our sellers in this type of market. Please reach out if you have any questions about the current market or anything else we can help with.
I know that one of the biggest challenges with real estate and house hunting in Ottawa is the lack of available homes for sale. Rest assured our team is doing everything we can to find off-market opportunities for our incoming military buyers. We were able to pair up a few military clients last year with off-market deals. We have just proactively sent out over 25,000 letters for this express purpose to our local communities.
The system does work. Here is an example:
A seller in Jackson Trails, Stittsville got in contact with us about selling their detached 4 bedroom home. On the outside, it looked like most others in the area. On the inside, the house was extremely cluttered. Writing that I almost feel like that is an understatement. Lots of religious artifacts throughout the house and it would have needed a total staging overhaul. I presented each option to the seller and they said they would consider an offer off market if they could get a very specific price. The price was about what they would have got if it was staged.
On the other side, our buyers were coming in as a military transfer from another Canadian base were getting fed up with the process of offering against 15-20 other offers. It can be overwhelming, to say the least. They were happy to pay a slight premium for the exclusivity of the deal. This allowed everyone to leave happy.
We also had another past military client sell exclusively to an international military transfer to Ottawa. Again, they had a price they wanted and we delivered. In both cases, the process was smooth with only one showing each. In both cases, the buyer did not actually see the home in person until we showed up on closing date. We took care of every detail of these purchases and sales for our clients. House hunting is stressful enough, add on top of that relocating to a new city, we pride ourselves on being there every step of the way.
In closing our team is proactive with trying to produce options for our military clients relocating to Ottawa. If you are posted to Ottawa feel free to get in touch with our team. We are here to help!
I am so excited about our new military division coming to Keller Williams! We are the first major brand to have such a division. It reinforces the importance our company places in supporting our troops with their real estate needs.
It was such an honor to meet Levi Rodgers. He is the new head of the Keller Williams military division. He is a veteran with an incredible story of bravery and determination. During his deployment, his vehicle was hit with an IED. He was the only one to survive the attack. He was heroically dragged to safety and there was not much hope he would make it. He was in a coma for weeks and had years of recovery ahead of him. Suffering from injuries and PTSD he left the army to start a career in real estate. He now operates one of the largest real estate teams in North America with over $900M in annual sales. Incredible achievement. Talk about perseverance!
I am so thrilled to work with and learn from Levi. Our team is proud to serve so many CAF members as buyers and sellers every year who relocate into and out of Ottawa. This new division will provide training and networks not available anywhere else. We will have the best connections across Canada and North America for our Ottawa clients who are posted out. I am so proud to be a part of this company that is so aligned with what we do. This new division ties so nicely to a core pillar of our business, assisting members of our military with their real estate needs.
It has been a successful year for us so far at the Chris Scott team with Military Relocations. The only way we are able to make these military relocations work is as a team. Chris, Colin and Rachel take a team approach to ensure we are providing the best client experience for both our buyers and sellers.
We helped relocate 18 military families so far, this year alone. We thought it would be of interest to share the neighbourhoods in the Ottawa area where they are located. As you can see from the map below, we work in all areas of the National Capital Region.
Jackson Ridge in Carleton Place, ON
Cam’s Way, Beckwith, ON
Admaston/Bromley, Admaston, ON
Richmond, ON
Stonebridge, Nepean, ON
Redwood Park, Qualicum Woods, Ottawa, ON
Jackson Trails, Stittsville, ON
Fairwinds, Stittsville, ON
Westwind, Stittsville, ON
Stittsville South, Stittsville, ON
Stittsville South, Stittsville, ON
Heights South, Orleans, ON
Notting Hill South, Orleans, ON
Avalon Encore, Orleans, ON
Hiawatha Park/Convent Glen, Orleans, ON
Springridge, Orleans, ON
Morgans Grant, Kanata, ON
Longfields, Barrhaven, Nepean, ON
Wherever you are most comfortable looking for a home in Ottawa, the Chris Scott Team has the knowledge and experience to help with your relocation- before, during, and after your HHT. Our mission is to turn every client into a Raving Fan!
Ottawa has many rural areas that are of interest to our house-hunting military clients. Estate lots can provide privacy and space to spread out. It is important to note the directive on lot sizes if you are considering buying this type of property. Brookfield may not cover a portion of your land transfer tax if the house is over 1.25 acres.
Per CFIRP Directive 8.1.05 Lots and lot size,
The reimbursement of expenses is limited to a lot size of:
• 1.25 acres (½ hectare); or
• up to four acres (2.47 hectares) where required by zoning laws and city bylaws.
If additional land is sold or purchased, CF members are entitled to reimbursement only for that portion of costs which would have been reimbursed within the above limitations.
If there is a zoning bylaw for your area that requires this larger lot size in order to purchase in this area, then you can submit proof of this and resubmit the claim.
If not, the requirement is that you supply 3 comparables of properties in the area at 1.25 acres or less. If this is not possible, as you note, you will need to have an appraisal done of your own property at 1.25 acres to show that the additional acreage adds no extra value. Despite the letter provided, it will need to be an appraiser and not a realtor who provides this information. If the appraisal shows no additional value, the claim can be processed as submitted. If there is additional value, the reimbursement will be capped at the value of 1.25 acres.
As a trusted military Realtor in Ottawa we will work with BGRS to provide the letters and comparable properties they need in order to pay out the refund. This year we successfully defended 2 properties. In one case we had to go through the process a few times to get the exception. There is no guarantee. This is something that BGRS is getting more strict about and is something that military buyers in Ottawa should be very aware of.
If you are planning your house hunting trip and relocation to Ottawa I hope you will interview us for the job! We specialize in this type of transaction.
While buying a home in Ottawa remains challenging in 2021, it has been a successful start to the year for our relocation clients. The pandemic has again affected how some HHTs are being authorized. Travel restrictions and quarantine protocols are forcing some to reevaluate their approach to finding a home in Ottawa. This year I have already completed three purchases with military clients, each a little different.
Our first HHT was an Imposed Restriction. Only one of the buyers was able to be in Ottawa. After two close calls in multiple offer situations, we found a property backing onto a golf course that was willing to entertain pre-emptive offers. We performed a home inspection first to protect ourselves and ensure we could present a strong offer and secured the home before other buyers could get organized.
Our next purchase was entirely virtual, with an in-person HHT as back-up. The top priority was to avoid higher prices and competition later in the year. With an iPad and lots of discussion on the road we toured several properties and secured a 2021 built home in a brand-new community. Buying a home without ever stepping foot inside is not for everyone. It can be hard to get a feel for the house, let alone the neighbourhood. To these buyers, the age of the home meant that the possibility of unnoticeable issues was low compared to resale homes, which made buying sight-unseen much more comfortable.
Most recently, we purchased a home with another IR client. Many listings hit MLS Tuesday-Thursday and wait to review offers until the following week. Our buyers were able to be in Ottawa Monday-Friday, which made it difficult to compete against buyers who had been preparing all week. Our clients adapted well and were able to make quick decisions. We launched the team into action to compete against a bully offer at a home we had been discussing and came out on top despite having only 30 minutes to prepare our offer.
All of our relocation success stories are built on preparation, organization, and communication. Flexibility is key. Contacting a Realtor in Ottawa should be one of the first things you do if you think you will be receiving a COS letter. We look forward to helping many more relocation clients during the upcoming posting season.
Every year the Chris Scott Team helps as many CAF members as we can, with their relocation into or out of Ottawa. My name is Colin and I am part of the Chris Scott Team, I have personally helped many buyers with their military relocations. Military relocations are a huge focus for us, and a part of our business that we all thoroughly enjoy. Based on recent moves and current trends, these are my Top 5 areas for members to check out in 2021:
Fairwinds, Stittsville (west)- Affectionately known as CFB Fairwinds, this is a neighbourhood that our relocation clients continue to flock to! A newer community that has a focus on family living, Fairwinds is a popular choice for military moves. It offers homes from several well-known builders that come in an array of sizes, styles, and prices across the neighbourhood- which makes for a great selection of homes when you are moving in, and a large pool of Buyers when you are promoted to another city. The west end of Ottawa has remerged as a hotspot for cutting-edge tech industries, in addition to the recent opening of the National Defence Headquarters on Carling Ave.
Hunt Club Woods (central/south)- One of my favourite areas in Ottawa. Phenomenal access to highways in all directions, downtown in 20-25 minutes, and well- established neighbourhoods. Walk scores are sometimes a little low, yet there are several major shopping hubs within a short drive or bus ride. There is a hearty sense of community from many long-term homeowners, and more recently a new generation of families with young children.
Riverside South (south)- An area that is still developing, Riverside South has a lot to offer for some Buyers. Many homes and subdivisions are quite new, in an area that shows strong potential for growth over the next few years. Many homes are move-in ready and may not need any big-ticket upgrades before your next posting. Ideal for members working at CFS Leitrim, or those who do not have a daily commute to downtown. It has the same great access to major routes as Hunt Club, yet in the newer areas there are still some amenities that are lagging a bit behind the pace of home construction. The good news is that they are coming, along with future stages of the OC Transpo Light Rail System, so there are many reasons to expect value to continue increasing.
Avalon/Fallingbrook, Orleans (east)- For those looking for some relief on purchase price, the east end can sometimes be the answer. There are many similar neighbourhoods as in Kanata and Stittsville- yet without a home for Tech and DND, the longer commute has historically helped to temper the average sale price. With an increasingly gig-focused economy, Covid-19, Stage 1 of the LRT at Blair Station in Gloucester (with more track coming soon heading east), and new subdivisions under construction every day, Orleans has become a popular place for incoming members in this competitive market.
Kemptville/Carleton Place/Arnprior (south/west surrounding towns and cities)- With home prices consistently on the rise, and many members relocating from smaller markets, these outlying communities are often go-to areas to shop in during our HHTs. Distance to Ottawa means that property values are generally lower than in the city, although these areas are growing closer and closer to Ottawa every year, as new Industry and home prices drive Buyers away from the downtown core. These areas can also offer a bit of greenspace for Buyers who are giving up large lots in rural towns to move to Ottawa. There can be less competition from other Buyers, yet resale opportunity can also be a factor at the end of a posting.
Wherever you are most comfortable looking for a home in Ottawa, the Chris Scott Team has the knowledge and experience to help with your relocation- before, during, and after your HHT. Our mission is to turn every client into a Raving Fan!
This blog post was a contribution by our team member Colin.
I have been fortunate enough to work with military members for over 15 years on their relocation moves to Ottawa. It is my favorite part of real estate. The thrill of finding homes for people on tight timelines is always a fun challenge. April & May are always the busy house hunting trip months. We were geared up for another busy posting season when Covid-19 hit. The impacts on the market were immediate. With the exception of a few military members who sold their homes in their respective cities all booked HHT’s were cancelled or postponed. Many listings that were ready to go to the market got pulled. When HHT’s resume hopefully later this month this is what the new Ottawa market looks like:
Listing Inventory Down
Sales were down 56% in April. There are fewer listings available but still, lots of buyers looking. Prices have stabilized but I am starting to see more multiple offers in the past week or so. Our market is starving for more new listings. I believe that they will be coming in the next few weeks. Sellers have been waiting for the right time to put their homes on the market.
Virtual Showings
We have already completed our first virtual house-hunting trip. I think we will have more to follow this year as families do not want to travel. We are face-timing clients through homes and providing them with as much information to make an informed decision. It seems challenging to buy off a video tour and floorplan. However, most new homes are sold the same way. I think this will be part of our new normal in weeks and months ahead.
Spring Selling Season Delayed
The spring market is going to be delayed into the summer this year. I think there will a very active summer market. If you are coming late on your Ottawa HHT this year it will not be reflected in the market. August right now seems like a very popular closing month for many of my clients.
Obstacles Can Be Navigated
Our team is committed to our military clients having the absolute best experience possible. Last year we navigated dozens of CAF members through a very hot market. This year it is the Covid-19 crisis. No matter what is thrown at us we will make sure you find a suitable home.
If you want to chat more about the market or your own real estate needs my cell is 613-863-6999
