Housing Market Outlook Nova Scotia

Housing starts totalling 4,500 units are expected in both 2011 and 2012. The increase from 2010 is largely due to the recent announcement that Halifax was the major winner in a competitive process for shipbuilding. It is expected that this contract will inject significant growth into the manufacturing sector of Halifax and Nova Scotia in 2012 and beyond.

Overall, economic growth of 1.3 per cent is expected in 2011, while 2012 will see growth of 2.0 per cent. There is the potential for further improvement in economic activity as a result of several other large projects that could begin later this year or in 2012. Employment growth will rebound in 2012 as shipbuilding activity commences. As a result, retail spending and migration to the province will improve in 2012.

In Detail

Single Starts: Single-detached home construction slowed considerably during the second quarter of 2011 and bounced back somewhat in the third quarter. The subdued level of activity is expected to shift further upward, with single starts forecast to total 2,100 units for 2011.

Multiple Starts: Multiple starts have experienced continued strength in Nova Scotia during 2011. Growth in this segment of the market can be attributed to high levels of apartment construction in Halifax. With the demand for rental units expected to remain high in Halifax, multiple starts will remain elevated over the forecast period. Expect multiple unit starts to rise by over 25 per cent to 2,400 units in 2011 before slowing moderately in 2012 to 2,275 units.

Resales: After a slow start to the year, the 2011 summer selling season picked up and resulted in year-to-date sales levels being largely unchanged compared to 2010. Expect sales to increase close to one per cent in 2011 to 10,150 units. A further two per cent increase in 2012 to 10,350 units is also expected.

Prices: Compared to recent years, price growth has slowed in Nova Scotia in 2010 and 2011. Prices are up between two and three per cent so far in 2011 and that rate of growth is expected to continue to the end of the year. The average existing home sale price is forecast to reach $212,000 in 2011 and then increase to $220,000 in 2012.

Source: Canada Mortgage and Housing Corporation (CMHC) 

Fixed Mortgage Rates vs. Variable Mortgage Rates

Fixed Rate
A fixed rate means that your interest rate remains the same (fixed) for the entire term (duration) of the loan. Generally, this means the percentage of interest will be a little higher since the lending institution may be losing money in the future if the interest rates rise. A fixed rate loan provides the buyer with the serenity of knowing the cost of their interest will stay the same over time. This means your payment and the amount that goes towards reducing the principal (original loan amount) will remain the same over time as well.

Variable Rate
A variable rate means the percentage of interest that you are repaying will vary based on the changes in the interest rate(s) of the overall market. Typically, fluctuations in your interest rate will not alter your monthly payment, but will vary the amount of your monthly payment that goes towards reducing your principal (original loan amount). This means if overall interest rates go down you will actually be paying off your loan more quickly. On the other hand, if interest rates increase, you will be paying off your loan more slowly. Accepting a variable rate does involve a certain amount of risk but can work to the advantage of the buyer over time.

Open Mortgage vs Closed Mortgage (mortgage types)

Open Mortgage
An open mortgage means that the loan can be paid back partially or in full without incurring any penalties. The mortgage can also be renegotiated if market conditions or your financial situation shift. Although an open mortgage provides more options and opportunities for life adjustments, this comes at a cost, as the interest rates for this type of loan tend to be higher. For those able to make larger payments or who plan on selling their home within a short period of time; however, an open mortgage can be a solid choice.

Closed Mortgage
The advantage of a closed mortgage is that the interest rates tend to be lower, but options are limited. Typically a homeowner may make extra payments or larger payments as long as the sum of the payments does not exceed a set amount determined in the loan agreement. Payments exceeding the agreed upon amount; however, would incur penalties.

Although most buyers will elect to choose a closed mortgage, there are advantages to choosing the open mortgage. For instance, if market conditions are expected to change, the type of mortgage should be balanced against the type of interest rate so that as the buyer your needs are .

Best Mortgage Rates Nova Scotia

No matter which province or territory you reside in, finding the best mortgage ratecan save you thousands of dollars. Obviously, there are not many people who can purchase property without taking out a home loan. Taking out a home loan lets you buy, live in and/or use a home without needing to come up with the full dollar amount at the time of purchase. Usually the amount of the loan is equal to the majority of the home’s worth, but the downfall of this is that you will be required to pay interest on the loan. Most lenders insist on a down payment, i.e., a payment equal to a portion of the property’s worth. For instance, if a home is worth $200,000 and the buyer would need to make a down payment of 10%. This would equal a $20,000 down payment ($200,000 x 10%). To make up the balance, the lender would loan you $180,000 ($200,000 minus the $20,000 down payment).

When you are dealing with interest rates on large amounts of money even a variance in interest rates as small as an eight of a percent can make a significant difference in the amount you will be required to repay. Typically the interest is also calculated over long periods of time, which puts even more emphasis on securing the best rate possible. To make things more complicated there are also different rate and mortgage rates. This can make it difficult to determine whether you are comparing apples to apples or apples to oranges.

Interest rates can vary widely even from day to day so locking in on the best rate is extremely important. One of the easiest ways to do this is to enlist the help of a mortgage broker who can act as an entry way to a variety of lending institutions – banks, credit unions, etc. Mortgage Rate Comparison website like Ratesheet.ca could help you get the best mortgage rates and save you thousands of dollars. Its is advised that you compare mortgage rates before you lock in with any lender.

A potential buyer also needs to understand how much is a reasonable amount to borrow as well as the implications of payment frequency.