Edmonton Real Estate Market Update
Here is our update on the Edmonton real estate market. (Previous week’s numbers are in brackets). For the past 7 days:
New listings: 358 (351, 426, 361)
# Sales: 197 (213, 232, 225)
Ratio: 55% (61%, 54%, 62%)
# Price changes: 277 (284, 327, 317)
# Expired/Off Market Listings: 221 (124, 417, 155)
Net loss/gain in listings this week: -60 (14, -223, -19)
Active single family home listings: 3032 (3078, 3109, 3245)
Active condo listings: 1648 (1648, 1626, 1746)
Homes 4-week running average: $379k ($382K, $388K, $386K)
Condos 4-week running average: $213k ($208K, $214K, $232K)
Alright, I've had a chance to look a little closer at what is happening to condos. It appears as though there has been a significant increase in the number of sales of low priced condos in recent weeks which is bringing down the overall average. When we reported the average condo price at $232k there were 10 sales under $100k and 13 sales over $400k. The following week there were 28 sales under $100k and 14 over $400k. If I cut out the sales under $100k the average sale price for condos sits at $230k for the past 4-weeks.
Interestingly, 17 of these sales under $100k were all in the same complex and were all sold by the same agent. There were a number of other sales in other complexes all through one agent as well, so my guess is 1 or 2 investors have bought a pile of cheap condos in Edmonton and have artificially brought down the average sale price of condos for the past few weeks.
The REALTORS® Association of Edmonton is reporting 750 sales so far this month for the greater Edmonton area, which should put us around 1150 for the month - down from last month and similar to what we saw last year.
How can we rely on our realtor’s professional advice when they exclude portions of stats to bring up averages. If the average is $213k then its $213k, theres no need to play around with numbers, regardless if its 1 person buying or 100. My question is, how is it to your advantage to adjust numbers like that.
Im of the opinion that if the numbers are lower, it equals more sales. Would it be smart to say “hey, prices have dropped, its a great time to get into the market” rather than “Heres the average, but its actually much more expensive to buy, and heres why”?
I would like some solid advice, and you can e-mail me that advice or post it if you’d prefer. I am currently looking to purchase real estate, and it seems that all I get is mixed advice and never any straight answers, when it comes to what several realtors have told me so far.
Buying real estate shouldnt feel like buying a used car.
Read the post again. And again. On previous weeks posters were asking why condos suddenly went down. She attempted to explain why, you know as in a theory. Now read the post again…
We look to realtors for sound advice, so that we can make an educated and accurate decision on whats best to buy for current situations. Just making a general observation that the realtors that I have spoken to thus far have seemed to encourage me to speculate on real estate, stating several times that “now is the time to buy because prices have nowhere to go but up” etc… maybe I have bad luck with agents or is it in thier best interest to mislead me. Im not looking to invest in anything, Im looking to purchase a place to live and if it goes up in value great, if it hedges my wealth against inflation, doesnt matter.
I’m not buying with the expectation of future profits and riches, as I earn my income elsewhere. Just looking for a place to live and have something to show for what I earn.
wow…
You kinda sound like squidly77 but more educated in a way.
?
No you were not just making a general observation, you were coming off as a bitter poster with a chip on your shoulder.
People noticed that condos were sliding in price so they asked why. Is something affecting the market? Are all condos going down? Is there a mass exodus from the condo market? Are people not interested in luxury condos anymore? There are many possible reasons and Sara kindly explained that a couple investors bought many cheap condos, hence the low average price.
I see nothing wrong with this explanation, there is no skewing the facts here.
As for your personal choice to get into the real estate market I would offer this advice: it depends. Have realtors asked what your living situation is? ARe you single? Married? Married with kids? Where do you work? Do you like maintaining a residence? Do you like the action of downtown or the quiet living in a mature neighborhood? You have to ask yourself all these questions first. Once you find a place you like, then buy it. If, like you say, you’re not in it to make money or invest, then the initial price doesnt matter as much. Dont play the real estate market like the stock market. If you find a place that you absolutely love, then go for it. Dont think to yourself, “Well it might go down in value next year”. You might regret it.
prices might go up once we hit winter. prices went down as there was a low turn for buyers
DURRRRRR, I asked last week about the drop in condo price, and kindly received a reply. The webmasters didn’t change the stats, the 4-week running average is still listed as 213, Sara just gave some alternate numbers to try to explain this in the commentary.
I agree with you. If one’s going to cut out the sales under a $100k, then cut out the sales over $400k to get your average sale price. lol
I only took out the sales under $100k, because the number of sales under $100k were what was abnormal. There were a normal number of sales over $400k so I left them in. When I was looking at the data the first thing I checked was to see if there were fewer than normal luxury sales. When I saw they were normal I looked to the low end of the market.
@aggrefate: That’s why price per sq ft is a more accurate measure. A bunch of cheap smaller condos shouldn’t affect it the same way.
@sara and sheldon: Has price per sq ft of condos plummeted the same way?
No it hasn’t, I post the price per square foot on a monthly basis as there is really only so much I can look at every week.
I would like to see the average SFH at around $375K but seasonally adjusted up & down while condo could do the same at around $220K. A little more expensive in the spring while a bit cheaper to purchase in the winter.
After that resale prices can go up at inflation rates.
Seems to me that supply & demand are well balanced so why not?
Wow! you can get something under $100k here?!
The occupiers co-op. Buy 17 cheap units as a home base to transition to from the tent city…
Hi Sara,
Thanks for posting graphs this week. I have a question that might not have a straight awnser, but I’m going to ask it anyway!
Looking at your “running average sale price” chart. Why is it that prices go so much lower in the winter? From $390 to$350!
(i do realize that it’s bitterly cold here at that time, but that’s what movers are for!)
Many Thanks, and have a great weekend!
That’s just the normal seasonal pattern, if you look at the monthly reports you’ll see the pattern.
Hello;
I have asked myself time and again, with this site am I getting good solid statistical information about the Edmonton Market? (First off the site is using a Mean, Secondly I don’t trust the 6% offset added to the average price? your skewing the data)
A few months ago the average for homes jumped, my thoughts at the time were WOW how did that happen? Of course the EREB released at news statement propping up Edmonton and real estate is rising.
I asked a realtor why the jump, he looked into it and it turns out a few Million dollar homes were sold that month. Thus increasing the running average and the masses all said “great, homes are increasing i feel good.”
Now when an observant reader see’s that condos dropped the bloggers had to justify the why (As they should, check the numbers like I did with my realtor)
So back to my original statement are we getting good data? If we are using averages we can get swings, should this site be better suited using a median? for it is not as heavily influenced by a small number of very highly priced or Lowly priced homes?
What do you think Sara/Sheldon can you include the median in your delivery?
Thanks
WTP
As for the 6% offset in prices I will rant to myself, for it is not going to change.
You are = You’re.
As in “You’re skewing the data”. Makes a lot more sense.
I don’t offset the average price by 6%, I adjusted the number of sales. My 6% increase ended up being only 10 off the actual number of sales reported one month later. If I hadn’t adjusted the number I would’ve been over 100 sales off. So my 6% adjustment was more accurate than doing nothing and I will continue to do what I can to report accurate stats.
As for median vs average… the median is only more accurate than the average when there is sufficient data to work with. My weekly reports are a snapshot of what is happening in the market – the monthly reports are much more in depth and include the median sale price. Obviously, when there are swings in the average I look a little further to see what is going on, and in this case it was a higher number of low priced sales.
I feel sorry for you Sara, if you just post the date without explanation they start asking why and when you give some explanation the start crying that you are skewing the data! If you are not happy with what is posted here the simple answer is don’t read it! as simple as that. Geee…..
On Garth Turner website it is allowed for folks to post potentially defamatory comments about Sara & Sheldon. Here:
http://www.greaterfool.ca/2011/10/20/next-5/#comments
See comment #142 from “GPC”.
———–
Wow.
Well expat what’s the beef? Trolling blogs to what Tatttle..?
It’s seems to be a conflict of interest when realtors represent sellers and BUYERS so why do they want to make the story HIGHER pricers, shouldn’t it be what something is actually worth and a good deal for the buyers they also represent? i could be wrong and I apologize but in other industries this is called price fixing..
just saying…
You raise two interesting points.
Conflict of interest: our industry has some people that believe agents should represent sellers only or buyers only. I’m of the opinion that a good prosecutor makes a good defender and what’s important is that the agent represents the best interests of their client. Many times it has been the fact that I work with both that I have been able to bring some truly valuable information to my seller/buyer. This is definitely worth a blog post examining in more detail so thanks for raising the point.
There are plenty of blogs suggesting that the real estate market is crashing. Are they guilty of price fixing? They are trying to drive the price down as a collective are they not? My understanding of price fixing is you need some tacit collusion. My guess is anyone who disagrees with your position is involved in an illegal act. The reality is that it is just way to complicated of a market to fix sale prices. According to some people the real estate market has crashed, will crash, is crashing. This just hasn’t happened so should it be call price fixing to have sites dedicated to promoting the demise of real estate?
All due respect Sheldon, there are a lot of words there but I can’t make out what you’re position is exactly??
To illustrate what I am saying, I was listening to the founder of SellerInvite.com on a radio show this weekend and he said (and I am paraphrasing to be clear) that the biggest challenge for realtors when the boom hit was convincing sellers that their “$150,000″ house was now worth “$300,000″ . Based on his own words this seems pretty close to price influencing to me….
Additionally, in many other industries, say food pricesor utilities, a doubling of prices virtually over night, would cause riots in the streets, so why was this okay in the housing market?
The benefit in this type of scenario is completely one-sided, it benefits the sellers who get more than their homes are ever really worth in terms of value for the money, and realtors who make higher commissions…
Look the best approach is full disclosure. Which means real estate agents should not be the primary source of real estate information. There should be an independent body who reports the stats without any interpretation. It is extremely difficult to find any kind of real estate info in Canada and that’s why I landed on this blog, because at least there is something here….
But when I read the post about excluding certain sales in order to get a so-called “accurate” price of condos, something just didn’t smell right with that
Also to be clear, I am not hoping for a market crash, what I do have are friends that are completely in over their heads in debt, and some who have already lost a ton of money because they cannot sell for what they bought for. I think the ethical and responsible thing to do is to prevent this from happening to more people and as real estate agents representing buyers you can do that by not being so determined to keep prices so high…
Thanks for listening…
To be blunt I’m saying you are wrong on both counts.
As for the radio show you were listening to, I can only hope you have misquoted him. However, neither the person you were listening to nor I can speak for an industry of 100,000 people. Secondly I couldn’t disagree with his opinion more, but there is nothing new in that. During 2006 and 2007 I had no problems explaining to a seller their home value went up and they quite often listed with the agent that told them they could get the highest price. If a seller wanted to list their home for $150,000 when it was worth $300,000, and I advised them on that, you could say I influenced them, or you could say I looked after their best interests. I think most people would agree I was looking after their best interests.
Comparing real estate to other industries is fine, but I am not an expert in those industries so I cant give you dynamic reasons as to the real differences. What drove the prices up was a lack of inventory, access to credit, and high demand created by the people who would be the rioters. So instead of rioting they were frenzied buyers. Of course this is the REALTORS fault in your mind.
To me your comment indicates you are not familiar with the industry but just generally sour with it. I may be wrong but that’s my interpretation. For example, did you know that not all buyer’s agents make commission on the percentage of the sale price? Yet you state that the commission structure is the problem. Yet not many people who I’ve talked to have indicated a desire to pay me hourly or per showing or service. Most prefer to lump it in. In addition a large percentage of buyers and sellers that I deal with don’t end up doing anything after I absorb huge costs to me including lost time.
I worked with many buyers over this period (last 5 years)and in every single instance I asked: are you sure you want to buy now? Guess what? They have all said “yes.” So what I was trying to say to you in my first reply is that there are other opinions than yours.
By the way I have never said I should be the primary source for real estate information. I certainly know the guy on the radio doesn’t speak for me and I have no idea why he was on the radio other than it was a paid program advertising his company. My understanding is they don’t actually represent sellers so technically they shouldn’t be providing advice to their clients of any kind at this point. So I’m not sure where his transactional experience would come from. It be like my office administrator telling you what’s happening in the market versus myself or Sara.
I do believe we give a more balanced view point then most. We have provided the stats without fail and those are not disputable and then we have added our editorial interpretation. If you don’t agree with our interpretation (which is clear) that’s fine.
I am curious who should this so called independent body should be made up of? You? The media? The government? The fact is, every person or body could be perceived as having a bias. The way I see it, you are just looking for someone to echo your thoughts – you want prices to come down so when someone suggests the opposite you have a problem with it. In many cases on this blog I have state prices are coming down when that has been my prevailing belief but if you take out the monthly fluctuations, the anemic sales, the negative news cycle prices have been relatively stable. What do you think happens when those things head the other direction? Do you think prices will creep up or shoot up? In any case I’m just a messenger and if there is one thing I know for certain is that I am along for the ride like everybody else although I may have a closer seat to the action then most.
Lastly, when I see condo prices that have been reasonably steady over the last four years drop almost 10% in one month I smell something fishy. As I stated if the prices go down they go down that’s the market, when they drop like that and it is counter to what I’m seeing and experiencing, I want to know why and so do our readers. When the prices go up because one investor is buying shouldn’t we explain that? That to me is pretty big news and we have reported increases in luxury sales affecting the average sale price in the past as well.
As for your friends being in a tight spot, I’m sorry to hear that but pointing the finger at REALTORS is in my opinion completely unfair. I have lots of friends and more importantly many clients who are not under water. Who have been responsible with their money and their decisions. Yet, there are always risks in the real estate market to be certain. What I like about today’s market better than 2006 and 2007 is people are really thinking about their decisions. In the end though my opinion is just a small sliver of the world of real estate opinion and you have to make your own decisions. Thanks for your comments.
On the other hand, Sara & Sheldon:
Squidly77 on his latest posting http://albertabubbleblog.blogspot.com/2011/10/edmonton-in-grip-of-housing-bust.html
He refers to you as manipulators.
Just saying…
Why link to his blog? It made me read it and I came away a little dumber for it.
Im not bitter about anything, just looking for sound advice. Nobody’s crying about these stats, just looking for clarification. When I get approved for a half million dollar mortgage and several realtors tell me that I should buy a half million dollar house because of it, doesn’t seem like good advice.
Furthermore, the initial price makes a big difference. I say I’m not it it to make money, I’m not looking to lose money either.
Just saying that what I’ve experienced up to this point, with regards to the realtors I’ve dealt with, is deception. I post my concerns on a blog, looking for advice, and what do I get? Aggression, “if you don’t like it, don’t read it”. Its a shame that Expat, Karl and M think it appropriate to bash someone looking for real estate advice on a real estate blog of all places.
I’m looking for a response from the realtors on this site, not these Miscreants.
Don’t buy then.
Like every financial industry there are sales people and trusted advisors. You have to research who is going to serve your interests in manner that works for you. You also have to keep in mind that just because someone is a licensed practioner doesn’t mean they share the same point of view as to where the market is and where it is going.
The post as you may have figured out by now is just answering peoples curiosity into why certain things have happened and our perspective on it. Nothing more, nothing less.
Only approved for $500,000 ?? What’s wrong ?? Nowadays a person with McJob is easily approved for more than $500K. You don’t even need a downpayment.
Qualifying for 500k means he probably makes at LEAST 75k. What kind of Big Macs are you serving Jill?
How many aliases does squiddley have? is there any way to track? This sounds like “susan”.
Why are you looking to realtors for financial advice? Realtors are there to help you find the house you’re looking for, they are not economists.
Brilliant.
Hire a realtor then, Susan
Hire Susan? I don’t know what or who your talking about.
Again, please educate yourself on the difference between your and you’re.
ie. I don’t know what YOU’RE talking about.
No need to thank me. Just trying to make the world a better place.
According to Sheldon, real estate is a financial industry. What you’re saying is that basically the realtor is there just to find a house, open the door for me, and show me where to sign the paperwork. So now I need to find not only a realtor, but also an economist.
Should a realtor be giving me their opinion at all about where the market is going? Can I hold them to account if the market drops after they assure me time and again that the market is sound and has nowhere to go but up. If I got a written guaruntee that the value of my home will not drop within the next, say, five years, I would buy whatever they are selling. If the realtor gives you rubbish advice, they should be liable in some way if it damages me.
Industry Member Prohibitions
42 Industry members must not:
(a) make representations or carry on conduct that is reckless or intentional and that misleads or deceives any person or is likely to do so
There are many services a REALTOR can provide or not provide depending on your arrangement with them. No one can tell you what will happen with the markets so if you are looking for a steadfast guarantee then perhaps you shouldn’t buy.
I believe its a good time to buy when people are fearful to buy. Is that misleading or a misrepresentation? No. It is however my experienced opinion. When people just blindly buy because everyone else is that in my opinion is not a great time to buy. However, if someone is in debt over their ability to repay or has no margin for error then it’s not a good time for them to buy. So the idea of it being a good time to buy is not a blanket statement for everyone. If you are trying to time the market when it is only going up then chances are you will pay more. My suggestion is that you talk to friends and family members who have used an industry member’s services and get some recommendations from them or do it all yourself or continue to rent.
A written guarantee that your house price will not drop in the next 5 years? Are you kidding?
If you buy stock in a company, does the CEO provide you with a written guarantee that the stock price will not fall in the next 5 years?
What if you got such a guarantee but then North Korea nuked Edmonton? Would you sue the realtor in this case? (if you were alive, that is)
On a side note, sorry about the grammar. I graduated in the half of the class that makes the top half possible.
I’ll take your advice into consideration. Thanks Sheldon.
I would like to thank Sheldon and Sara for this great website. I come in every week to take a look at the figures. Prices will go up and down. I look at the trend for direction. At the end of the day, I have to make the decision whether I buy or sell and live with it. Realtors are there just to help provide information. Their opinions and advice are just their own.
“I graduated in the half of the class that makes the top half possible.”
That’s classic
I will be selling my own place in the spring, so I will keep the blog posted as to what it goes for versus the price I paid in 2008. The price so far has proven more resilient than I expected. I purchased for just over $320k and I could probably list for around $300k today (I have been expecting to sell for around $250k in the spring/summer of 2012). It will be interesting to see how prices trend over the next few months. As always, I will be following the trends right here on the Edmonton Real Estate Blog.
ps. What’s more annoying than bad grammar on a blog? People pointing out bad grammar on a blog. Turn in your badges grammar police.
I also want to ask, did the SellerInvite agent disclose to the buyers of the house he is encouraging them to buy, that he just “convinced” the seller to double the asking price? I’m guessing that was left out of the conversation…
Sheldon, it’s clear you can’t ethically represent buyers and sellers, because an agent has a vested interest in getting the highest price possible for the their seller clients, so how would it be possible for them to get the best deal for their buyer clients?
That in a nutshell is why real estate agents defend higher prices for houses so vigourously regardless of any sort of consideration of economic fundamentals.
You would have to ask him.
I may have misinterpreted your initial comment that in general sellers agents should represent only sellers and buyers agents should only represent buyers. Never the two shall mix. Here you have changed to suggest it transactionally and in theory and practise you are correct.
If you are addressing the sellers and buyers agents as a whole the last time I looked this was not the Soviet Union and consumers still have a choice of who and how they are represented. Speaking specifically to individual transactions it is prohibited for an industry member in Alberta to represent two parties (in the fiduciary sence). They can represent one or none. They can however fascilitate both, if there are two parties wanting to use the same industry member and they fully consent to this arrangement. Your view point on the transaction is not uncommon however as Alberta industry members have undergone numerous changes in this regard in the last 7 years. Many of them are still confused by the numerous shifts in procedural policy. I hope this helps clear up your misunderstanding on this issue.
Sorry, but your long and wordy responses do not clear anything up.
I have not misquoted the SellerInvite guy at all because I paraphrased what he said to avoid being accused of “defamation.”
So what he said was what he said and it was not indicated whether he paid to be interviewed on this program or not. If he did ,than he didn’t do himself or your industry any favors becaus. Of course one guy doesn’t represent the industry, but I will suggest there were a lot of listeners who heard what he said just the same…
I don’t think my comments are personal, but you made a couple in my direction…
First:
I think it’s a little presumptuous to suggest that my friends who are underwater or in trouble were not as responsible as your friends who are doing well. My good friends are no different than anyone else, they just believed what they were told by their family, friends, the media and yes, realtors: “Buy Now or be Priced out Forever and besides real estate always goes up!”
It doesn’t.
Second:
“To me your comment indicates you are not familiar with the industry but just generally sour with it”
Nice thanks, but once again, you have no idea what I know about the industry or anything else and besides in your first response didn’t you say I make 2 good points?
Not sour, no. What I am is alarmed at what I am seeing for the ethical reasons that I have already stated. I want to see better accountability in this industry because you as a collective have a huge impact on our economy and our society and contained within your own comments is the acknowledement realtors do sometimes operate within a gray area. Well that concerns me and what I am saying is that something should be done about this…
An independent body could easily be created like for example the SEC (Securities and Exchange Commission) whose purpose is to police the financial sector. Or heck just make the data openly available(Zillow)….
Who does this for your industry?
No one.
Thanks again!
Maybe you should have a look at http://www.reca.ca and then reconsider your comments.
Well said GPC ! Feds are trying hard to make the the realtors accountable.
This is news to me. Please elaborate on any new federal initiative of any kind. There is already legislation in place through the real estate act in Alberta which governs the conduct and advertising of agents. The fair trading act and the act that governs the competion bureau deals with mis representation in advertising. So please elaborate.
This is what the Competition Bureau is doing….
http://www.competitionbureau.gc.ca/eic/site/cb-bc.nsf/eng/h_02760.html
Their main goal is to increase competition and open upo MLS…
http://www.thestar.com/business/article/1048183–national-real-estate-body-steps-in-to-competition-dispute
Do the realtors and the board open to something like zillow in Canada ?
That is not regulating business activities. Its actually a form of deregulation as the requirements for agents to have a fiduciary duty to their clients no longer is mandatory. We aren’t there yet but I can see the industry morphing to a US based model. Yes companies like zillow may start up in Canada although they currently don’t have access to sales info. Which I don’t believe is currently not part of the bureaua’s litigation with TREB. (the toronto real estate board). My understanding was is this litigation deal only with VOW;s (virtual office websites rules). This may eventually effect whether we have a national MLS as the regions may fracture to consolidate regulation of their data. However that is 100% speculative because with on going litigation the framework for business models and access is still evolving. However I can say 100% that the competition bureau is not increasing regulation of conduct. It is in fact the opposite. I hope that helps clear this up.
Why not answer these questions? why delete my post.. [message truncated]
I attempted to email you to address some of your concerns and your address is a fake – read our code of conduct, follow the rules and your comments will stand.
Why not just do it publicly?
The e-mail is not accurate because I have seen other commentor’s threatened with exposure and/or legal action because they did not agree with the blog host. (See :Expat who accused me of defamation) Ridiculous I know, but since you and Sheldon are being so defensive and curt with your answers, I think it’s best to keep this discussion public….
So go ahead, give it a shot and answer my questions about agent auditing and all the rest and prove that you are fair and unbiased to all of your readers and clients…
GPC if real estate gives you so much grief and anxiety why bother? Please don’t drool about trying to protect the community. I like most of the readers on here can look after ourselves and sought through the fact from fiction. Have you ever purchased something worth over $10k? like a car? You seem fixated on losing out in some way.
As for your friends, if they could afford the house then whether its value goes up or down is irrelevant. The morgage payments were a certain amount per month and that doesn’t change with the value of the house. So yes they are to blame if they have a mortgage which they can’t afford.
Mortgage payments dont change?
Thanks Spud, I can drool over anything I want and you don’t have to read what I write at all…you don’t know anything about me or the people I know so you are in no position to judge, except you come across as prety insensitive in your comments…
I do wonder why I am being attacked it very curious…?
Anyway, I’ll let you people enjoy this blog. and I guess we’ll see how the market unfolds, good luck!
OK people. This blog is getting totally out of hand. I read it all the time and appreciate the free information that Sara and Sheldon provide. I don’t always agree but I don’t need to start mud slinging them for a service they provide that they do not need to.
I think this blog was meant to be a general overview of the current market – some q and a, and not something you can take to the bank -or make the entire real estate network responsible for your buying decisions. There are good and bad in every industry and realtors are no different. I personally understand why they are adjusting the numbers and it makes sense. If you have an odd month whre there were an unusual amount of low end sales or high end sales it does sku the #’s so taking that out of the averages gives a more accurate number. However, when I sell my house it will be based on many factors, price per sq. foot, location , age of house, finishings, etc. and not an average one price fits all scenario – so settle down folks.
Thanks sara and sheldon for keeping this blog rolling on a regular basis, truth is no one really knows one way or another as the world economies continue to keep us in suspense
We all appreciate opinions here – negative and positive. But let’s try and keep it civil. A little jab here and there is okay but don’t let it get out of hand.
Yeah, blame others for the decision “you” make on how to spend “your” money. If you don’t know better and need advice of others on what to do that’s perhaps you should do a little bit of research before relying on the advice you receive as at the end of the day you are the one who is making the decision.
So grow up and YOU take responsibility of YOUR actions instead of asking people to take responsibility for their ADVICE!!