Sold In The Havenfields, Carstairs
9 Bethune Way
Three bedrooms, 1,475 square feet above grade, and a heated garage of more than 800 square feet. Built in 2016, sold in Carstairs by the Tara Molina Real Estate Group.
The Part We’ll Say Out Loud
Fourteen Seventy Five, An Undeveloped Basement, And Not Many Comparables To Point At.
9 Bethune Way is 1,475 square feet above grade. The basement, all 647 square feet of it, was never developed. Put this home in a spreadsheet beside a two storey of the same age with a finished lower level and it loses the comparison before anyone opens the front door.
Carstairs is also a smaller market than Calgary or Airdrie. Fewer homes trade here in a year, which means fewer recent sales to price against, and a single unusual one pulls the average further than it ever would in a city. That is a genuine constraint, and it cuts both ways: there is less to defend a number with, and less to argue one down with.
So this page is not going to tell you a story about a bidding war. It is going to tell you what we thought the house was actually worth, and why.
Every honest listing conversation starts in the same place: here is the thing a buyer will hold against your home. Then you decide what you are going to do about it.
How We Read This One
The Garage Was Never An Extra. It Was Part Of The House.
A square footage comparison counts the 1,475 above grade and then stops. It does not count more than 800 square feet of oversized, heated, quad plus attached garage with a custom finished floor, a laundry tub plumbed for hot water, and RV parking beside it on an extended driveway.
In a town where trailers, quads and work trucks are ordinary rather than exceptional, that is not a bonus line at the bottom of a feature sheet. It is the reason a specific buyer chooses one house over a slightly larger one a street away. So we treated it as a primary feature of the home rather than an amenity, and we said so to every agent who walked a buyer through the door.
The undeveloped basement got the same honest treatment. It is not a deduction to be argued away, it is 647 square feet the next owner gets to finish on their own terms, in their own order, at their own cost. Some buyers want that. Say it plainly and you find them faster than you would by hoping nobody notices.
Everything else already did its own work: quartz counters, California shutters through the whole house, a gas fireplace, central air conditioning, GemStone lighting, and a 2016 build that had clearly been looked after.
The Complication
There Was A Third Party At Every Decision.
This was a relocation sale, managed through a relocation company. Most listings involve two parties and a decision. This one involved a process, with steps and approvals sitting between the sellers and almost every choice about their own home.
That changes the job. It does not change what the house is worth, and it is not a reason to accept less. What it changes is how long a yes takes, and it means the paperwork and the timelines have to be right the first time, because there is no informal way to fix them afterwards.
It went firm in under twenty nine days. On a home with an undeveloped basement, in a market with fewer comparable sales to point at, through a process with more hands on it than a normal file ever has.
The Home
What Buyers Walked Into.
- Built 2016. 1,475 sq ft above grade (RMS), three bedrooms, two and a half bathrooms
- Open concept main floor with laminate flooring, a cozy gas fireplace, and California shutters throughout
- Quartz kitchen with a stainless steel appliance package and under and over cabinet lighting
- Primary bedroom with a walk in closet and a private three piece ensuite
- Two further bedrooms, a four piece bathroom, and upper level laundry
- Oversized heated garage over 800 sq ft, quad plus attached, with a custom finished floor, a laundry tub with hot water, RV parking and extra driveway space
- Fully fenced backyard with a large deck, propane hose bibs, a gazebo and a garden shed
- South facing front porch, GemStone exterior lighting, and central air conditioning
- Full undeveloped basement of 647 sq ft, ready to finish on the next owner’s terms
- A short walk to schools, parks and pathways in The Havenfields
Carstairs Real Estate
Why The Havenfields Holds Its Appeal.
Carstairs sits north of Airdrie in Mountain View County, and it sells on something Calgary cannot offer at the same price: space, quiet, and a town small enough that people know the street they live on. Golf, parks, playgrounds, schools, shopping and pathways are all within the town itself, and the drive south is straightforward when it is needed.
The Havenfields is one of the town’s newer pockets, and that matters here. In a smaller market the pool of buyers is narrower, so the specific house does more of the work than the community name does. Two homes of the same size on different streets do not sell the same way, and in Carstairs that gap is wider than it is in Airdrie, not narrower.
Which is the honest reason to price a home like this one from the house outward rather than from a town average inward.
Being Relocated? The Sale Still Has To Be Right.
A relocation program brings its own steps, its own timelines and its own people, and none of them change what your home is actually worth. We will tell you that number, what it will take to get there, and what the process is going to ask of you along the way. We will also tell you when it isn’t your moment.