About Montreal's Notre Dame-de-grace

Woodpecking His Way Through NDG, Montreal Without A Care

Walking over to a meeting with my client on Brillon avenue in Notre Dame-de-Grace (NDG) this morning and I hear this knocking noise closeby. I looked up and all around with no luck. Something caught my gaze down near the ground and there was this woodpecker going at it on a rotten tree trunk.

I was amazed how confident this bird was and how large it was. It stood more than a foor tall. I slowly stepped my way closer to him and only when I was 3 feet away did he feel I was too close.

He did not fly away, rather chose to move around the trunk to the backside out of my view. Well, I would have non of that and walked around to the other side. He studied me, likely sizing me up, and decided to walk, slowly, to another part of the trunk to continue his pecking search for food.

NDG has been rejuvenated over the last 15 years and is now one of the more sought out neighbourhoods in Montreal. Access to major highways, to downtown and services makes it a nice place to settle in. I offer a glimpse of real estate activity in my monthly NDG market report and provide more detailed, relevant statistics to my clients looking to buy or sell residential property in Montreal, Quebec. The homes on Brillon avenue are in the Eastern-most part of NDG and referred to as Westmount adjacent being tucked up against one of our most prominent neighbourhoods.

Anyways, It was incredible as it is the first bird who was not bothered by my presence. I guess it takes a large bird more to feel threatened.

A little research on the web and I have learned this was a Pileated Woodpecker, a very large North American woodpecker, almost crow-sized, it is the largest woodpecker in America. Adults are 40 to 49 centimetres (16 to 19 in) long, and weigh 250 to 350 grams (8.8 to 12 oz). They are mainly black with a red crest, and have a white line down the sides of the throat. They show white on the wings in flight. Adult males have a red line from the bill to the throat, in adult females these are black.

Market Report For July 2011 In NDG, Quebec

Notre Dame-de-Grace (NDG) experienced an average month in July. 10 homes and 13 condos were sold compared with 11 homes and 13 condos last month. Rising prices on Montreal Island have increased the availability of condos in NDG. Condos sales had risen significantly in 2004 and again since 2008 with a peak of 302 sales in 2009.

Average sales values for homes of $477,800 this month being purchased at 97% of the asking value indicates high demand in this sector. Inventory levels support at a low 2.3 months. Days sold was high at 55 days over 27, 37 and 35 in April, May, and June respectively. Condos take longer to sell in NDG averaging 105 days this July. The spring rush month was February and again in April at 41 and 56 days. The market is holding in NDG for condos with 145 active listings and 11.2 months supply. There are some new multi-unit projects nearing completion on Sherbrooke St. West and more on the way.

Condo discount levels off asking price remain low at 4% this month which is normal for the last number of years. The average price of an NDG condo is low this month likely due to newer and smaller units registering at $276,846 over $357,147 and $417,389 the last 2 months. NDG has varied property types and ages ranging from duplexes and triplexes separated for individual sale and multi-unit properties anywhere from 90 years old to fresh construction.

Given it's proximity to all services, autoroutes and downtown along with reasonable pricing, NDG will continue to experience strong activity in the foreseeable.

John B. Joseph has over 20 years of business to business experience in the U.S. and Canada in business process improvement, sales, consultation, sales management and has been helping buyers and sellers in real estate since 2005.

Market Report For Notre Dame-de-Grace (NDG) Montreal - July 2010

July home sales in NDG on the MLS® system were posted at 6 sales averaging $492,167 down from $541,026 in June. Not to worry though as this is peak summer vacation period in Montreal. Discount levels held steady at 96% as they did in June. This level is insignificant based on so few sales though may be considered okay with the market slowing down in summer.

Inventory shot up slightly to 4.8 months supply on the 29 homes available for sale over the 6 properties sold for the month due to low sales for the month. The strength of this sector is shown by few expired listings which were 2 and 3 last month.

Condo sales held steady this month at 17 and 18 in May though the average sale did rise to $398,721 from $281,036 in June. Days properties remained on market rose to 64 over 38 in June. Inventory levels were level at 7.6 versus 7.4 in June. All signs indicate that NDG is still in demand and that clients are using this summer to get in to and out of the property market.

The only indication of summer was the increased number of expired contracts that rose to 19 this month over 10 in June.

Market Report For Notre Dame-de-Grace (NDG) Montreal - June 2010

June home sales in NDG on the MLS® system were posted at 19 sales averaging $541,026, down from May’s $580,000. Discount levels were up slightly at 96% over May’s 98% which is insignificant based on so few sales though may be considered okay with the market slowing down for summer and supported by the rise in days on market to 49 days from 27 in May.

Inventory was down to 1.7 months supply on the 33 homes available for sale over the 19 properties sold for the month. And given this being our busiest season in a robust sector, expired listings remained low at 3 versus 2 last month.

Condo sales went down this month from 24 in May to 18 this June as did the average sale from $316,771 to $281,036 while the days on market dropped from 64 days to 38. With the inventory level rising to 7.4 months from 4.8, due to a drop in sales and the active inventory rising from 116 last month to 134 properties along with an increase of expired contracts rising from 6 in May to 10 in June. Discount levels remained stable at 97%.

Market Report For Notre Dame-de-Grace (NDG) Montreal For May 2010

NDG is a popular sector for families looking for a family home in a setting close to the downtown core of Montreal. While it is a semi-suburban area, with the trappings including walking distance to all services,  the streets are still not suburbia in that most are traffic prone and so the kiddies playing hockey, hopscotch and the like in the street are unlikely. If there is any failing to this sector, this is the one I notice most. However, city facilities and parks abound compensating for this lacking in my view.

May 2010 saw fair activity on the MLS® system with 15 sales at an average price of $588,400. The popularity of the sector has seen average prices steadily increase year over year from $451,367 in 2007, $468,624 in 2008 and $476,071 in 2009. The first 6 months of 2010 showed the average price has risen again up to $551,900.

As such, inventory levels of 3 months in May, an average number of days on market of 27 days correspond to the low discount rate of 98% of the last asking price. This sector experienced a high number of multiple bid situations as buyers fought to obtain a property in the neighbourhood.

Condo sales in NDG are not far off the figures for home sales as most are lower or upper units in duplexes (2 dwelling properties). Sales averaged out at $316,771 and are on the rise as well with low discount levels of 985 and short days on market of 64 days for May 2010. The inventory level was a little higher at 4.8 months compared to homes at 3 months in May. The number of active properties as well is higher at 116 with 41 new units coming to market in May versus 25 homes.