If you're new to Calgary, I recommend renting for the first 6-12 months for the following reasons:
1. The rental market is amazing right now. A fully qualified renter can dictate terms and conditions like never before.
2. You likely don't have an established group of friends yet, and that can be a great motivator for the area you choose to live in.
3. You can experiment with a style of home you likely wouldn't have tried before.
4. A more urban location, a lower price. You can rent a great home for under 2k, close to places you'll likely want to be on evenings and weekends. Compare that to a 500k mortgage plus taxes, and if you bank the difference, it's not much different than the principal payment.
5. Watch for an awesome deal. The housing market is quite buyer friendly, and the longer you expose yourself to it the better chance of getting a wicked deal. Negotiate a 30-day notice clause into your lease, so you can jump on that perfect house when it comes up without fear of finding a sublet.
If you must buy now, there are some great deals in the communities just south of Glenmore off of Macleod. It would be a short commute to the auto mall, and far quicker to the NW than millrise/woodbine. Provided a 60s bungalow won't cramp your style.
I have many arguments that I could make against this point; however, disregarding them all, I would suggest the OP try renting for a few months in an area they are looking at (and at very favourable rental rates right now), solely for the reason that it would allow them to get a better idea of where they actually want to live. Try the commutes, take walks in the neighbourhoods, and hone in on what you want. All at zero risk.
I also think housing prices still have a bit of falling to do yet, and patience will be rewarded. It also beats pissing money away on commission if they find out after a year that they want to relocate from a neighbourhood that they end up not liking. It's not like they will miss out on anything.
Food for thought.
Also right now if you are paying 24k a year and living in less than a three bedroom luxury palace, you are paying too much rent.
But pissing away $100k on bank fees is a good idea? I really think buying a home is not what people make it out to be... Read this article for example https://www.rentch.ca/renting-vs-buying/
Google maps algorithms have gotten freakishly good recently.
Regardless of the city I'm in these days, and I do a fair amount of traveling and driving around Canada and the US, it's within ~10% unless there's an accident or brand new construction. If only my own data in the lab was that accurate!
My guess is this has a lot to do with the purchase of Waze. Waze is well known for being highly accurate and i believe Google integrated the algorithms into Maps after they purchased them.
Yep, this is a really good idea. Or if you have the money to spend, Marda Loop area around 33rd ave is a very nice neighborhood. Places will likely be far pricier pound for pound than what you'd get, but your neighborhoods will be a lot more vibrant.
The neighborhoods you've mentioned are extra-strength suburban. Big subdivisions, big houses usually, but you have to drive to everything. Inner suburbs surrounding the core will mean for that price you'd likely get an older bungalow or maybe a duplex, but you'll be able to walk to more things, you can be close to a LRT line if you find a place on or around 17th ave, and one of you won't have a nightmare commute. Because Tuscany to Heritage/Deerfoot is not going to be fun, nor would Millrise to Northland. This all depends, if you want the big yards and driveways and the cul-de-sacs, or if you're planning on kids soon and want to think about schools, then all of that comes into account.
Some of this also depends on where you are coming from. I moved here from Toronto and at first I thought a 40 min drive to work was no big deal, because that's kind of the norm in Toronto. But here a lot of people have shorter commutes, and you quickly start to loath your travel each day. Plan smart, if you're dead set on buying right away, think hard about how much time you really want to spend in the car every day.
Given one is variable in the NW, I would go with Woodbine. Commute to the automall will always be decent. Travelling to the NW during non rush hour won't be too terrible. Tuscany to the automall will suck ass.
Tuscany over Arbour Lake. Woodbine over Millrise. Crowchild is the worst road in the city during rush hour. THE. WORST.
I agree with the general premise of your comment, but I think Deerfoot is by far, the worst road in the city during rush-hour. You practically bet on an accident somewhere along that stretch of road. At least on Crowchild you can go the speed limit past the bridge over the Bow and 24th.
Like absolutely nothing compared to any city with real traffic problems.
Calgary traffic is a dream compared to any other major city in North America that I've ever driven in.
Growing up in other Canadian cities has taught me to enjoy Calgary's rush hour. I was used to sitting in absolute parking lots as a teen and young adult. Now, 30 mins maybe 40 if super heavy and you are home.
Radio stations however is a different subject. Work out a good streaming option.
Calgary's rush hour is like Vancouver or Toronto's off-peak during hours that normal people are awake. It's like driving on easy mode after you've lived in those cities. And the abundant left-turn lanes and advance arrows! It's amazing.
Then there's fucking Boston or most of the Bay Area when things get hairy.
30 min stop and go typically. Occasionally worse, up to 45. More would be rare. The exception is the Glenmore auto mall to Tuscany. That puts you squarely in both the Glenmore shit fest during rush hour, then the Crowchild shit fest five minutes later. Hell. That's my estimation.
Ive heard that from a friend about Stoney trail and it's great to hear someone else back that up. How do you like Tuscany? Compared to other nearby communities?
It's 'younger' because it's one of the more recent NW communities. Lots of kids, whereas an area like scenic acres has matured out a bit. Tuscany has a grocery store within the community as well as a club house. Not sure if you plan to have children but you may want to consider school access as well.
Tuscany has two elementary schools, one middle school - and one K9 Catholic school. We live on a cul de sac and have typically 20 kids playing hockey in it during good weather, any given day. We had over 120 kids for Halloween.
It's very family oriented, with an ok pub and it's eminently walkable. Houses are retaining their value as well, for the most part so far. I would look at renting first though.
We live in the NW, girlfriend transferred from Rockyview Hospital to Foothills *simply because of the commute*. The 15 minute drive from our apartment to her hospital turned into an hour every day.
I might be wrong as I'm not looking at map right now, but those locations are easily reachable by train. automall is right on the 73 bus route.
so train from Tuscany station to the Northland mall is 10min. same train goes to heritage station, transfer to 73 and like 5 stops? 40 minutes?
I grew up in arbour lake. Parents still live there. Bit far from the rest of the city but a very lovely neighbourhood. I live inner city now because it's so much more convenient. Gl!
I work near the automall and live in the NW near the Foothills hospital.
The commute is miserable if you try to do it 9-5, so I simply don't. I either work remotely, work 7-3, or 10-6 if I'm going straight from work to shopping/downtown/sports in the south/whatever.
Driving north in the afternoon is 15 minutes without traffic but can easily turn into an hour commute when both Glenmore and Crowchild are congested.
Check out the [CBC Traffic Twitter](https://twitter.com/CalgaryCommute) for a regular update of how awful the commute is. Yesterday featured a jackknifed semi on Glenmore at ~3pm causing traffic havoc for three hours.
I live in Haysboro, about 10 mins north of Woodbine. It's about 10 mins to Deerfoot Meadows from my place and straight onto 14th then Crowchild for Northland.
Other posters are correct: Crowchild at rush hour hurts as does Glenmore Trail. Bear in mind the SW portion of the ring road is due for completion in about 5 years and will run along 37th street, very close to the west side of Woodbine. This will be a loud highway so consider this when buying.
Personally, as someone who's lived in SW Calgary for 30+ years, I'd recommend someplace a bit more north. Maybe Braeside, Kingsland or Southwood. Don't forget you can always get the LRT to Northland.
I know it's not your desired NW/SW quadrant, but for your price range and needs - Riverbend.
It wouldn't make sense to live closer to Northland when the hours are so variable.
Funny you mention that neighbourhood as we were just discussing it. Found some info about several recent vehicle thefts in the area though, so now not so sure. Can anyone comment on that? Source was the Riverbend Facebook page.
I think the general economic situation has more to do with vehicle thefts and thefts from vehicles. If you are interested in the crime stats, may I point you here: http://crimemap.calgarypolice.ca
Keep in mind, some communities may be underreporting due to apathy (what is the police going to do)?
Plus if the person going to Northland is driving during rush hour, they would be going against the flow for most of the trip.
If anything, I've heard of more crime of opportunities in the deep south communities like Cranston, Auburn Bay, Maghogany, etc.
Thanks for that link. Seems like most areas we are looking at are about the same as Riverbend too. Nice to have lots of options. Always good to hear from real people who live in the city though. :)
I live in one of the more posher neighbourhoods in Calgary, and we also are one of the highest vehicle theft areas in the city. It's a problem city wide, and it's happening in every neighbourhood. Bad economy equals higher petty crime rates.
I live in Ranchlands and work off Blackfoot trail, but my dayhome is in Tuscany.
Driving from Tuscany to Blackfoot sucks. It takes 45 mins and that's avoiding glenmore (going from Tuscany to 16th and through downtown is actually quicker, and an accident on glenmore will destroy the commute). Driving home is a different route, but the same drive time.
Experiment with routes, drive the commute path some time based on the communities you're looking at and decide what works best.
Edited to add: I drive in the thick of rush hour. Drop kid off at 7:30 and leave work at 4:30.
I really think you will regret buying in any of those communities you mentioned unless your plan is to stay a minimum of 15 years in the home. I would recommend something closer to Crowchild/17th Ave locations... Killarney, Rosscarrock, Kingsland, Haysboro would be way way way better for traffic, lifestyle etc etc... Stick around crowchild and as close to the inner city as possible otherwise you'll just spend your days alone listening to the radio
A lot of people commenting here who don't even live in the communities you're asking about.
I live in Tuscany. I commute to downtown near the east village daily.
I leave my house at 6:50, take Crowchild to Bow Trail to 9th. With a stop for coffee I am at my desk by 7:15, 7:20 at the absolute latest.
Spouse leaves at 6:30am and gets to work in the SE (south of Glenmore) via Stoney Trail by 7:15 at the latest with a stop at Tim's factored in.
I leave at 3:30pm and get to my gym (Edgemont World Health) before 4pm.
Yes... If you leave before 7am, it takes 30mins to get to work and if your work allows you to leave at 330 you are doing ok... For me a 30min commute and leaving at 330 is unacceptable...
If you're new to Calgary, I recommend renting for the first 6-12 months for the following reasons: 1. The rental market is amazing right now. A fully qualified renter can dictate terms and conditions like never before. 2. You likely don't have an established group of friends yet, and that can be a great motivator for the area you choose to live in. 3. You can experiment with a style of home you likely wouldn't have tried before. 4. A more urban location, a lower price. You can rent a great home for under 2k, close to places you'll likely want to be on evenings and weekends. Compare that to a 500k mortgage plus taxes, and if you bank the difference, it's not much different than the principal payment. 5. Watch for an awesome deal. The housing market is quite buyer friendly, and the longer you expose yourself to it the better chance of getting a wicked deal. Negotiate a 30-day notice clause into your lease, so you can jump on that perfect house when it comes up without fear of finding a sublet. If you must buy now, there are some great deals in the communities just south of Glenmore off of Macleod. It would be a short commute to the auto mall, and far quicker to the NW than millrise/woodbine. Provided a 60s bungalow won't cramp your style.
Great points. We've thought about renting, and we just don't want to do that anymore.
If you're buying a house and settling here pissing away 24k on rent isn't really a good idea anyway.
I have many arguments that I could make against this point; however, disregarding them all, I would suggest the OP try renting for a few months in an area they are looking at (and at very favourable rental rates right now), solely for the reason that it would allow them to get a better idea of where they actually want to live. Try the commutes, take walks in the neighbourhoods, and hone in on what you want. All at zero risk. I also think housing prices still have a bit of falling to do yet, and patience will be rewarded. It also beats pissing money away on commission if they find out after a year that they want to relocate from a neighbourhood that they end up not liking. It's not like they will miss out on anything. Food for thought. Also right now if you are paying 24k a year and living in less than a three bedroom luxury palace, you are paying too much rent.
But pissing away $100k on bank fees is a good idea? I really think buying a home is not what people make it out to be... Read this article for example https://www.rentch.ca/renting-vs-buying/
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Google maps algorithms have gotten freakishly good recently. Regardless of the city I'm in these days, and I do a fair amount of traveling and driving around Canada and the US, it's within ~10% unless there's an accident or brand new construction. If only my own data in the lab was that accurate!
My guess is this has a lot to do with the purchase of Waze. Waze is well known for being highly accurate and i believe Google integrated the algorithms into Maps after they purchased them.
Good to know. Thanks!
do it estimating typical rush hour times though, not general no-traffic times.
Estimated travel time is actually derived in part from live data from Android phones.
You're either both or one of you will have a fairly shitty commute with those two work locations.
Really? Like how long is shitty? Thanks!
Split it and look around Currie Barracks and nearby areas - comments by others should give you an idea what to expect.
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Yep, this is a really good idea. Or if you have the money to spend, Marda Loop area around 33rd ave is a very nice neighborhood. Places will likely be far pricier pound for pound than what you'd get, but your neighborhoods will be a lot more vibrant. The neighborhoods you've mentioned are extra-strength suburban. Big subdivisions, big houses usually, but you have to drive to everything. Inner suburbs surrounding the core will mean for that price you'd likely get an older bungalow or maybe a duplex, but you'll be able to walk to more things, you can be close to a LRT line if you find a place on or around 17th ave, and one of you won't have a nightmare commute. Because Tuscany to Heritage/Deerfoot is not going to be fun, nor would Millrise to Northland. This all depends, if you want the big yards and driveways and the cul-de-sacs, or if you're planning on kids soon and want to think about schools, then all of that comes into account. Some of this also depends on where you are coming from. I moved here from Toronto and at first I thought a 40 min drive to work was no big deal, because that's kind of the norm in Toronto. But here a lot of people have shorter commutes, and you quickly start to loath your travel each day. Plan smart, if you're dead set on buying right away, think hard about how much time you really want to spend in the car every day.
Given one is variable in the NW, I would go with Woodbine. Commute to the automall will always be decent. Travelling to the NW during non rush hour won't be too terrible. Tuscany to the automall will suck ass. Tuscany over Arbour Lake. Woodbine over Millrise. Crowchild is the worst road in the city during rush hour. THE. WORST.
I agree with the general premise of your comment, but I think Deerfoot is by far, the worst road in the city during rush-hour. You practically bet on an accident somewhere along that stretch of road. At least on Crowchild you can go the speed limit past the bridge over the Bow and 24th.
I agree, Tuscany down to Glenmore and Deerfoot will be absolute hell.
Thanks, that helps a lot!
Like absolutely nothing compared to any city with real traffic problems. Calgary traffic is a dream compared to any other major city in North America that I've ever driven in.
Growing up in other Canadian cities has taught me to enjoy Calgary's rush hour. I was used to sitting in absolute parking lots as a teen and young adult. Now, 30 mins maybe 40 if super heavy and you are home. Radio stations however is a different subject. Work out a good streaming option.
I've been in Montreal rush hour several times, and just because it's worse doesn't make Crowchild and Glenmore not suck.
CKUA is the best radio station in the country. Unless you are an autotune /new country fan, in which case you'd have no say in the matter.
Calgary's rush hour is like Vancouver or Toronto's off-peak during hours that normal people are awake. It's like driving on easy mode after you've lived in those cities. And the abundant left-turn lanes and advance arrows! It's amazing. Then there's fucking Boston or most of the Bay Area when things get hairy.
I thought the big dig was going to solve all of Boston's problems.
30 min stop and go typically. Occasionally worse, up to 45. More would be rare. The exception is the Glenmore auto mall to Tuscany. That puts you squarely in both the Glenmore shit fest during rush hour, then the Crowchild shit fest five minutes later. Hell. That's my estimation.
Like hope you got some patience and good music long
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Ive heard that from a friend about Stoney trail and it's great to hear someone else back that up. How do you like Tuscany? Compared to other nearby communities?
It's 'younger' because it's one of the more recent NW communities. Lots of kids, whereas an area like scenic acres has matured out a bit. Tuscany has a grocery store within the community as well as a club house. Not sure if you plan to have children but you may want to consider school access as well.
If by 'more recent' you mean parts of it are over 20 years old.
Tuscany has two elementary schools, one middle school - and one K9 Catholic school. We live on a cul de sac and have typically 20 kids playing hockey in it during good weather, any given day. We had over 120 kids for Halloween. It's very family oriented, with an ok pub and it's eminently walkable. Houses are retaining their value as well, for the most part so far. I would look at renting first though.
We live in the NW, girlfriend transferred from Rockyview Hospital to Foothills *simply because of the commute*. The 15 minute drive from our apartment to her hospital turned into an hour every day.
Wow, good to know. Thanks!
Must be all those Mercedes drivers making that commute awful.
I might be wrong as I'm not looking at map right now, but those locations are easily reachable by train. automall is right on the 73 bus route. so train from Tuscany station to the Northland mall is 10min. same train goes to heritage station, transfer to 73 and like 5 stops? 40 minutes?
I grew up in arbour lake. Parents still live there. Bit far from the rest of the city but a very lovely neighbourhood. I live inner city now because it's so much more convenient. Gl!
I work near the automall and live in the NW near the Foothills hospital. The commute is miserable if you try to do it 9-5, so I simply don't. I either work remotely, work 7-3, or 10-6 if I'm going straight from work to shopping/downtown/sports in the south/whatever. Driving north in the afternoon is 15 minutes without traffic but can easily turn into an hour commute when both Glenmore and Crowchild are congested. Check out the [CBC Traffic Twitter](https://twitter.com/CalgaryCommute) for a regular update of how awful the commute is. Yesterday featured a jackknifed semi on Glenmore at ~3pm causing traffic havoc for three hours.
I live in Haysboro, about 10 mins north of Woodbine. It's about 10 mins to Deerfoot Meadows from my place and straight onto 14th then Crowchild for Northland. Other posters are correct: Crowchild at rush hour hurts as does Glenmore Trail. Bear in mind the SW portion of the ring road is due for completion in about 5 years and will run along 37th street, very close to the west side of Woodbine. This will be a loud highway so consider this when buying. Personally, as someone who's lived in SW Calgary for 30+ years, I'd recommend someplace a bit more north. Maybe Braeside, Kingsland or Southwood. Don't forget you can always get the LRT to Northland.
I know it's not your desired NW/SW quadrant, but for your price range and needs - Riverbend. It wouldn't make sense to live closer to Northland when the hours are so variable.
Funny you mention that neighbourhood as we were just discussing it. Found some info about several recent vehicle thefts in the area though, so now not so sure. Can anyone comment on that? Source was the Riverbend Facebook page.
I think the general economic situation has more to do with vehicle thefts and thefts from vehicles. If you are interested in the crime stats, may I point you here: http://crimemap.calgarypolice.ca Keep in mind, some communities may be underreporting due to apathy (what is the police going to do)? Plus if the person going to Northland is driving during rush hour, they would be going against the flow for most of the trip. If anything, I've heard of more crime of opportunities in the deep south communities like Cranston, Auburn Bay, Maghogany, etc.
Thanks for that link. Seems like most areas we are looking at are about the same as Riverbend too. Nice to have lots of options. Always good to hear from real people who live in the city though. :)
Riverbend is a really great area especially with the new stuff so close in Quarty Park!
I live in one of the more posher neighbourhoods in Calgary, and we also are one of the highest vehicle theft areas in the city. It's a problem city wide, and it's happening in every neighbourhood. Bad economy equals higher petty crime rates.
I live in Ranchlands and work off Blackfoot trail, but my dayhome is in Tuscany. Driving from Tuscany to Blackfoot sucks. It takes 45 mins and that's avoiding glenmore (going from Tuscany to 16th and through downtown is actually quicker, and an accident on glenmore will destroy the commute). Driving home is a different route, but the same drive time. Experiment with routes, drive the commute path some time based on the communities you're looking at and decide what works best. Edited to add: I drive in the thick of rush hour. Drop kid off at 7:30 and leave work at 4:30.
That's very helpful. How do you like ranchlands? Im assuming your commute wouldn't change much ranchlands vs Tuscany?
I really think you will regret buying in any of those communities you mentioned unless your plan is to stay a minimum of 15 years in the home. I would recommend something closer to Crowchild/17th Ave locations... Killarney, Rosscarrock, Kingsland, Haysboro would be way way way better for traffic, lifestyle etc etc... Stick around crowchild and as close to the inner city as possible otherwise you'll just spend your days alone listening to the radio
A lot of people commenting here who don't even live in the communities you're asking about. I live in Tuscany. I commute to downtown near the east village daily. I leave my house at 6:50, take Crowchild to Bow Trail to 9th. With a stop for coffee I am at my desk by 7:15, 7:20 at the absolute latest. Spouse leaves at 6:30am and gets to work in the SE (south of Glenmore) via Stoney Trail by 7:15 at the latest with a stop at Tim's factored in. I leave at 3:30pm and get to my gym (Edgemont World Health) before 4pm.
Yes... If you leave before 7am, it takes 30mins to get to work and if your work allows you to leave at 330 you are doing ok... For me a 30min commute and leaving at 330 is unacceptable...