Riverbend 2 story w/ walkout onto huge field.

[Travis Munroe]

INCREDIBLE POTENTIAL - This 2 story home with a WALKOUT basement is located on a quiet street and backs onto a huge private field. The pie shaped lot gives more entertaining space in the SOUTH facing backyard. Enjoy a summer BBQ on the over sized patio featuring a natural gas line and incredible MOUNTAIN VIEWS. A low maintenance landscaped yard gets even easier with the underground sprinkler system. 3 bedrooms upstairs including the master bedroom with ensuite and laundry. The basement already has its own laundry & fridge + separate entrance. It can easily be converted into an illegal (due to zoning) basement suite to help with your mortgage.

$434,900

http://tmunroe.com/mls-C3555859-73_RIVERGLEN_CL_SE_Calgary_Alberta.html

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[red sky]

Yikes, need to tone done the HDR a bit on the pictures. IMO.

[Bill Bumface]

Agreed. The over-emphasized textures in the carpets/couches/cabinets from your photographer make my brain want to melt.

[Travis Munroe]

I will let her know for the next shoot for sure. All feedback appreciated.

[Travis Munroe]

Price Drop!

[ranchlandsselling]

What's going on with this one?

Looks like a decent size/location and price. This price range in Calgary seems to be moving pretty quickly. You're approaching the average DOM of 35 and dropped the price once.

I was thinking Riverbend looked like a fantastic location given Quarry Park, Imperial move, eventual SELRT, etc.

[Travis Munroe]

Dozens of showings however a home never shows as good with tenants vs owner.

[ranchlandsselling]

Dozens of showings however a home never shows as good with tenants vs owner.

ahhhhh makes sense.

Yeah, wondered about the interior set up. Curtains hanging acting as seperators, some of the stuff on the walls, a bit messy looking and it seems like you mostly posted outside pictures on the forum.

Tenants can be a PITA.

What are your thoughts on Riverbend? I'm surprised at some places I see for sub $500 given the area and a bunch of drivel I just posted in the imperial oil move thread. Can you maybe post a link to the recent sales or something.

Good luck with this listing.

[Travis Munroe]

Sales/actives of all detached single family homes in Riverbend as of 2013

http://abmls.fusionmls.com/DotNet/Pub/EmailView.aspx?r=1987186178&s=ALB&t=ALB

I am a big fan of Riverbend... its location to get anywhere in town is great and I always feel a strong community sense when driving through. With the relocations to Quarry Park I have to assume it will help the community market sell off some inventory!

[GrrlGoalie33]

I would love to be back in Riverbend as I was raised there. Unfortunately, not in the cards for me right now. I bought in the wrong area, my house has not appreciated enough to take on that kind of mortgage.

[ranchlandsselling]

I would love to be back in Riverbend as I was raised there. Unfortunately, not in the cards for me right now. I bought in the wrong area, my house has not appreciated enough to take on that kind of mortgage.

Which is interesting - because to me it seems to have everything I want and is much more affoardable than anything comparable I've seen.

[fundmark19]

This is my property. I also love Riverbend and bought this house 4 years ago to move into with my wife once we had a child. Unfortunately since I grew up in Riverbend that means my parents are there any my wife didn't want to be that close to them so we moved to Cochrane instead.

[ranchlandsselling]

Sales/actives of all detached single family homes in Riverbend as of 2013

http://abmls.fusionmls.com/DotNet/Pub/EmailView.aspx?r=1987186178&s=ALB&t=ALB

I am a big fan of Riverbend... its location to get anywhere in town is great and I always feel a strong community sense when driving through. With the relocations to Quarry Park I have to assume it will help the community market sell off some inventory!

Thanks!

[mykalberta]

I went to see many homes in Riverbend yesterday including this one (the bank foreclosure was fun to guess what they might accept as an offer :))

I would say that the type of renters you have and the state of the house (and garage) that the renters have the home in really do diminish the likeliness I will even give this place a first thought let along a second (probably not the smartest on my part but it is what it is). Also a huge dog in the home also doesnt show well.

Love that it backed onto the park but was hard to see the forest through the trees with that house.

We are going to second showings on 2 different homes tonight and likely write an offer tonight or tomorrow.

The psych of buying a home is really crazy. You see about 50 properties most in the SW north of Glenmore and you look in Riverbend and you see 1 for 460K that if it was in the SW we would have wrote an offer last night. Yet you then see a house for $520K that needs about 20K of flooring work on the main floor and upper level and you sit and wondering what kind of price the $520K home would be willing to sell for.

[fundmark19]

You will love riverbend! I hope your offers go well and you get the one you want!

[ranchlandsselling]

You will love riverbend! I hope your offers go well and you get the one you want!

Hey, how'd the offers go? Yeah, I know I'm replying to the wrong post.

That said, why "you will love riverbend" fill us in a bit more, are you a resident?

[fundmark19]

I grew up in Riverbend. I was planning to move into this house once we had kids but my wife vetoed it because it was to close to my parents.

Pros to Riverbend

Close to every major road in the city
15 mins from downtown in rush hour
You miss the mess of Deerfoot & Anderson
Future LRT will be a 10 min walk away if it is ever built
You are connected to the river paths. I spent almost everyday every summer as a kid riding my mountain bike between Riverbend and Sikome Lake
Elementary schools public and catholic are all close
Good food choices and grocery stores all right by.
Housing is still very affordable

Cons

Still in the south so you get the dump smell every now and again
Airplanes fly over the community. It isn't noticeable to me but I have heard prospective house hunters make it a deal breaker.
Chinook station is out of commission for a bit so it makes accessing the c-train a bit of a pain
Junior High and High Schools are outside the community. Didn't bother me growing up as it gave me some independence on learning how to take transit but I am sure helicopter parents probably wouldn't like their kids commuting.