However, before you decide on a builder, before you settle on the style, and definitely before you begin picking out colours, you will want to choose where exactly you want to put down roots.

Communities are as different as they are many. Carma Developers, a well-known name in Calgary and Edmonton and several other major cities, believes in the importance of community. Michael Dutczak, senior vice-president of Alberta Land for Carma Developers, says community is of the utmost importance when people are looking to buy a new home. “I think they look for location and amenities,” says Dutczak. “Carma designs large master-planned communities that allow us to provide everything they will need. We plan for a neighbourhood shopping centre, a food store, and in every development we provide ten per cent municipal reserve which is green space that is designated for school sites and features such as soccer fields and baseball diamonds.”

Carma tries to include all the elements that make for a good community, but there’s more than just amenities to take into consideration, he says. “Location matters,” says Dutczak. “Many people move to a community with a view to being close to work, and transportation is becoming more and more important. The inner-city is becoming very pricey so it’s desirable to live close to, or adjacent to the major thoroughfares.”

Of course, cost matters. “The big thing in Calgary and Edmonton in the last two years is the cost of housing,” says Dutczak. “Affordability has eroded with prices doubling as Alberta has become an economic hot-spot.” In every city there are varying prices from community to community, but if you are in the market for a brand-new home, you may have other reasons for choosing a particular neighbourhood. Sometimes it all boils down to having a pleasant view from your balcony or front porch. “Cranston is a very popular neighbourhood,” says Dutczak. “It has marvelous views of the mountains and the Bow River valley and it’s a great place for families to enjoy an active outdoor lifestyle.” Dutczak adds, however, that it’s not always possible to acquire the land needed for a large master-planned community, but even in Edmonton where land is at a premium, Carma has provided Lake Summerside, the city’s first and only lakeside community where residents can enjoy four seasons of fun and resort-style living.

Marion Murray is the senior manager of sales and marketing with Hopewell Residential Communities Inc., a post that has given her insight into what people look for in a community. “Of course builder selection comes into play as well as their product offering and pricing,” says Murray. “However, this is usually after the buyer has selected a community that they think feels like home and meets other criteria. Typically, people have some idea of what quadrant they would like to live in, and very often people move from within the same quadrant they are currently living in.”

According to Murray, factors such as proximity to work and ease of access are also high on the list of criteria, along with location of designated schools, shops and other services. “People also want to know what other types of amenities the community has,” says Murray. “For example, people want to know if there are open spaces, parks, playgrounds, pathways, water or ponds, and sometimes even wetlands or lakes”

Murray also says that when looking at a potential community, buyers want to know if it’s a safe area, how the streetscapes feel, and what the architectural vision of the community is like. Last but not least, she says buyers want to know if there is a sense of community in place, which may be one of the most important factors for families.

Guy Pelletier, with CENTURY 21 Reward Realty, and co-owner in custom builder Legendary Homes, says there are several things to consider when looking for a new community. “As far as resale homes are concerned, we always look at the crime statistics in the area,” says Pelletier. “Every time I sit down with a buyer the first thing we discuss is what they’re looking for as far as schools and amenities, but also we talk about crime. This helps them make a wiser decision, as a lot of people forget about that aspect.” He says he also likes to discuss property values. “The reason we discuss this is that eventually most people will buy another home down the road—become a trade-up buyer—and we want to make sure that what they are buying today is going to bode well for them in the future,” says Pelletier. “We want to ensure that their property can be easily sold later on. It all depends on the individual buyer, as some people aren’t in a position to be that selective, but on the whole I try to maximize the dollar that they have.”

Pelletier says buyers usually have their own ideas on what they would like to have, and with custom homes they have more flexibility in many areas. However, he says that community wise there are a few aesthetic features that can have ramifications when it comes to property values. “One thing that is important, is that depending on the area, there are sometimes architectural and construction guidelines or restrictions,” says Pelletier. “Some people think that these architectural guidelines are too restrictive, but in actuality they drive the whole price of the neighbourhood up. For example, with Canterra there are certain guidelines that you have to adhere to so that the home across the street can’t be the same colour; different materials will be used but will still achieve the same standards. This ensures quality control, but it also ensures diversity within a community.”

Some other things Pelletier encourages buyers to look at are the track record of developers as far as completion of the promised neighbourhood features. “In the case of walk-out homes that overlook a feature or a lake, most developers tend to do the landscaping that is required within a reasonable time frame,” he says. “Unfortunately there are some developers that are a little more lax and the whole area suffers. What this means is that you have to pick and choose which developer you’re going with based on their track-record.”

Pelletier says that a few other things to keep in mind include lot size and density. “I generally suggest watching out for the lot dimensions of the property which can really catch a buyer off guard. It can restrict what you build, your access to the property and your curb appeal, not to mention your proximity to your neighbour,” says Pelletier. “Although power lines seem to be a necessary utility, it’s another thing that should be a definite concern to any consumer; they do exist, but there should be a discount for that property. Some people don’t too pay much attention to it, but I always point it out.” NL