Wind company asks landowners to ban hunting

[JBen]

And a lower price Mike. You would have to understand the real estate market here. That is seeing small, run down old bungalows being listed for 350,000 and selling for 500,000. Or better homes being listed at well under market value, in order to generate interest and bidding wars. And so on. A page or so ago, I including a link to windontario.ca that mentioned that development and the Bhuddist temple 5 min north of Bethany. And the hit they expect.

simple laws of supply and demand. Anything and everything can and will sell. For the right price.

another one that's worth the read. And due note it's not written by a Sun Columnist. By someone who I believe lives close to you.
http://m.torontosun.com/2016/07/21/f...s-gridmonsters

[Bluebulldog]

And a lower price Mike. You would have to understand the real estate market here. That is seeing small, run down old bungalows being listed for 350,000 and selling for 500,000. Or better homes being listed at well under market value, in order to generate interest and bidding wars. And so on. A page or so ago, I including a link to windontario.ca that mentioned that development and the Bhuddist temple 5 min north of Bethany. And the hit they expect.

You also can't ignore the GTA effect on real estate prices.

We're seeing it up this way as well.

[JBen]

Or simply, consider just how people feel them. The opposition to them, the communities who don't want them, but are having them rammed down their throats. Very, very, very few people want them. Thousands upon tens of thousands are irate and sickened. Of coarse it will affect property values. No body wants them, let alone to live under them. Property is only worth what someone is willing to pay.

[Bluebulldog]

We have 350+ of them just North of here. By and large the real estate market in those areas has remained fairly stable, but to be completely honest, Melancthon Township wasn't a real hot market to begin with. Properties there still list and sell fairly well however.

[JBen]

Well this is a broader topic. How long has that development been in place? Is that real estate market mainly comprised of people who live/move within. Or is it more influx/out flux. Certainly over time, values will "stabilize". The new norm. I imagine for example prices on Wolfe Island are no longer affected........

you oknow what my house looks like. The view I have. Think if it was announced tomorrow that a wind farm was going in, and the farmer who owns the field behind me signed on. I'd get what I paid for it one month ago?

not a chance

[JBen]

This is getting well off topic, but thought of a way to "word" it? That should hopefully settle it. Preferably cold. Every real estate market, there are things that effect the market value. In suburbia for example pools add a little to the price. Sure lots of people don't want them, and won't look at houses with pools. Many do. Regardless it adds value. No matter where you buy though, there's always a premium for green space and views. Whether that's a house on the water front, and the identical house on the other side of the street. Which will sell for more. Or new home subdivisions. Does your house look out and see bricks or your neighbours kitchen, or do you have a view. Builders tack on huge premiums for....Or high rise condos. Are Penthouses on the top floor worth more than those half way up? Why? Well the view. Does a condo on shore of lake O in downtown TO. Some units face North, some south. Those facing south sell for way more than those North.

Agents will ill sell some places as "million dollar views".
Im guessing they never use those words if there's a windfarm in the back yard.

how/why MPAC can claim there's no effect. Just lol. And in fact MPAC jacks your "assessments" (and thus land taxes) for it, just as they do waterfront houses/cottages or condos with views.

You pay big premiums for this


And in related, just noticed that Temple in Bethany is in the news a couple weeks ago
http://www.cbc.ca/news/canada/toront...-say-1.3652314

[MikePal]

how/why MPAC can claim there's no effect. Just lol.

Well since MPAC has published peer reviewed study and have proved out the 'how and why' to conclude that "The 2012 CVA study also found that there is no statistically significant impact on sale prices of residential properties in these market areas resulting from proximity to an IWT." ...I guess well have to wait till a comparable peer group study on the Real Estate market is released to know if it's valid or not.

To just say it's bull crap doesn't work...prove it with more than anecdotal evidence.

This is a study done by Realtors down in the states....the results may surprise you JBen...

Scroll down to "Impact on Real Estate Values' ...lots of states/counties with "no statistical evidence" ..same as MPAC results.

example :

A three-year study by the U.S. Department of Energy’s Lawrence Berkeley National Laboratory concludes “neither the view of wind energy facilities nor the distance of the home to those facilities was found to have any consistent, measurable, and significant effect on the selling prices of nearby homes. No matter how we looked at the data, the same result kept coming back—no evidence of widespread impacts.”

http://www.realtor.org/field-guides/...roperty-values

[JBen]

Oh please Mike. We can suspend reality if you like. Me, the next time MPAC assess a property higher then a house across the street which doesn't have a million dollar view, perhaps you should just ask them then about the hiprocrisy. Ask them point blank why property with a view is assessed higher than a property without....

Seriously Mike or perhaps the next time you decide to move, like a house and then you try to convince the seller its worth less than X and the lack of an eyesore/obstruction has no bearing on its market value. Or very, very simply why don't you explain why Condos in downtown Toronto that face South and look out over the lake, are worth and sell for a lot more than the same unit on the same floor that looks North. Or go to a neighborhood built on hillsides and why properties near the top are worth and sell for a lot more than those lower down.
Please.

Or very simply go to any subdivision and compare either the builder assessed premiums for lots with views and those without. Or simply find a neighbourhood, where homes are selling. Some with and without Hydro transmission lines.......
Good god.




As with respect to "peer" reviews.
Next thing you know, your going to tell us all the science AL Gore had behind him is to be taken at face value

[MikePal]

Crap JBen..speaking of being obtuse () the study I linked from the US Realtors that have been in the game a lot longer than here in Ontario....it's not MPAC..but they had the same findings..why are you on me for this...it's the proven facts, even from the Real Estate side of the market.

I only mention peer reviews because there are a bunch on guys on here that will only accept study results that have gone thru the peer review...means it's more truthy to them, go figure.

by the by..MPAC doesn't even see the house or it's surroundings..their findings are based on sales of similar houses in the area that have sold recently..so the 'view' value is strictly inside the real estate market...and the US study says that doesn't seem to affect most of the homes even there.

[JBen]

Your arguing for the sake of arguing. Fine, i will bet you $1,000. This is in writing, right here. Im not joking.
That identical houses in the same neighbourhoods, those that are close to train tracks sell for less than houses 100 yards further away, but for more than houses that back on to the tracks. Why?

The noise.

Thus far, we've only discussed views.

Put up or shut up