Lee-Anne MacPherson : Blog : Latest Blog Posts

I have sold a property at 2038 46th Avenue W in Vancouver

Tue, 05 May 2026 09:28:44 GMT

I've recently sold a property at 2038 46th Avenue W in Vancouver. See details here

Generous 48' X 119 lot in quiet Kerrisdale, this 5-bed, 3-bath home is rich with character. Sun-filled living and dining spaces create a charming Craftsman style home ready to live in, or transform it into a fresh, modem retreat. Up is huge primary suite and updated bath, offering a sweet window-side sitting nook perfect for slow mornings and space for office or gym. The lower level adds flexibility with its 2 bed, bath, and living area, ideal for guests, in-laws, or revenue generating suite. Outside a beautiful south-facing rear yard, generous deck, perfect for al-fresco dinners and enjoying the mature garden space. Walking distance to shops, transit, parks, schools, coffee shops, Greenway. etc. Current RI-I allows for redevelopment. OPEN HOUSE Sat Mar 21 and Sun Mar 22 ( 2-4pm)

Let me know if you are in the market for a new home. I'd be happy to assist you with your requirements.

Open House. Open House on Saturday, March 28, 2026 2:00PM - 4:00PM

Tue, 24 Mar 2026 09:32:42 GMT

Please visit our Open House at 2038 46th Avenue W in Vancouver. See details here

Open House on Saturday, March 28, 2026 2:00PM - 4:00PM

Open House. Open House on Sunday, March 29, 2026 2:00PM - 4:00PM

Tue, 24 Mar 2026 09:32:42 GMT

Please visit our Open House at 2038 46th Avenue W in Vancouver. See details here

Open House on Sunday, March 29, 2026 2:00PM - 4:00PM

Open House. Open House on Saturday, March 21, 2026 2:00PM - 4:00PM

Tue, 17 Mar 2026 09:27:35 GMT

Please visit our Open House at 2038 46th Avenue W in Vancouver. See details here

Open House on Saturday, March 21, 2026 2:00PM - 4:00PM

Open House. Open House on Sunday, March 22, 2026 2:00PM - 4:00PM

Tue, 17 Mar 2026 09:27:35 GMT

Please visit our Open House at 2038 46th Avenue W in Vancouver. See details here

Open House on Sunday, March 22, 2026 2:00PM - 4:00PM

Open House. Open House on Sunday, March 15, 2026 2:00PM - 4:00PM

Tue, 10 Mar 2026 09:35:10 GMT

Please visit our Open House at 2038 46th Avenue W in Vancouver. See details here

Open House on Sunday, March 15, 2026 2:00PM - 4:00PM

Open House. Open House on Thursday, March 12, 2026 3:00PM - 5:00PM Don't miss the Sneak Peak Thursday March 12th at 3:00 to 5:00 Pm

Tue, 10 Mar 2026 09:35:09 GMT

Please visit our Open House at 2038 46th Avenue W in Vancouver. See details here

Open House on Thursday, March 12, 2026 3:00PM - 5:00PM Don't miss the Sneak Peak Thursday March 12th at 3:00 to 5:00 Pm

Open House. Open House on Saturday, March 14, 2026 2:00PM - 4:00PM

Tue, 10 Mar 2026 09:35:09 GMT

Please visit our Open House at 2038 46th Avenue W in Vancouver. See details here

Open House on Saturday, March 14, 2026 2:00PM - 4:00PM

New property listed in Kerrisdale, Vancouver West

Tue, 10 Mar 2026 09:35:07 GMT

I have listed a new property at 2038 46th Avenue W in Vancouver. See details here

Sample letter to MLA regarding Property Tax Deferments Change

Thu, 19 Feb 2026 21:41:03 GMT

Date: XXXX, 2026
Dear XXXXX
MLA, XXXXCX Riding
Parliament Buildings
Victoria, BC

Re: Request to Oppose Proposed Property Tax Deferment Changes in 2026 Budget

Dear XXXX

I hope this finds you well and thank you sincerely for your ongoing service to our community. I am writing to respectfully ask that you consider voting against the proposed changes to the Property Tax Deferment Program as outlined in the 2026 Budget.

As you know, the Property Tax Deferment Program has long been a critical support for senior homeowners and others on fixed incomes who choose to age in place. Currently, eligible participants can defer annual property taxes under simple interest, at modest rates tied to prime minus a margin. This structure keeps the cost of deferral predictable and affordable for those living on limited retirement incomes.

Under the proposed changes, the interest rate will increase to prime plus two percent, and interest will be compounded monthly for all taxes deferred in 2026 and future years. This represents a significant shift from the existing simple interest model.

Although the government has framed this as a fiscal measure, there are real concerns about how this will affect the people who most rely on the program:

1. Increased Financial Burden on Fixed Incomes
Seniors on fixed incomes already face rising costs for housing, healthcare, utilities, and daily living. Compounding interest at a higher rate will accelerate the growth of their deferred tax debt over time, reducing equity in their homes and placing additional pressure on limited retirement resources. Even a modest deferment amount can grow substantially under compounding terms.

2. Risk of Reduced Home Security and Forced Sales
For many older homeowners, the deferment program helps them remain in their homes long past retirement. Increasing the long-term cost of deferral could, in practice, force some seniors to sell their homes to repay growing debt, especially if market conditions fluctuate or health and care needs change.

3. Equity and Intergenerational Security
While it is clear the province must balance its fiscal plan, policy changes should not disproportionately affect those with the least flexibility, such as low and modest-income seniors. The existing structure was designed with this vulnerability in mind, and altering it risks undermining its purpose.

4. Concerns Regarding Pause on Seniors Housing Infrastructure and alternatives

5. In addition to the deferment changes, I am concerned about reported pauses or delays in seniors living infrastructure projects.If development or expansion of seniors housing slows, there will be fewer accessible and affordable options for those needing to transition out of detached homes.

The Tax Deferment program has historically served as a lifeline for seniors and others seeking to maintain housing stability, and many advocate that it remain accessible and fair rather than escalating cost. Evidence from local reporting and community discussion shows this is a real concern for those directly impacted.

For these reasons, I respectfully urge you to consider opposing this component of the Budget and advocating for older homeowners and others who depend on this program.

Thank you very much for your time and for all you do to represent the Quilchena Riding. Please let me know if you would like to discuss this further.

In appreciation of your concern,

Your name

Your Contact Information

Concerns Regarding Property Tax Deferment Changes and Seniors Housing Infrastructure

Thu, 19 Feb 2026 21:34:50 GMT

February 17th 2026 BC Budger announced changes to the interest rate structure for the Property Tax Deferment Program from simple to compound and adopting a prime plus 2% rate for new loans. For many seniors in Vancouver and across BC this program has been a critical tool that allows them to age in place with dignity while living on a fixed retirement income. Concerns raised regarding the Deferment Changes include:

Higher long term costs
Moving from simple to compounding interest, combined with a higher rate, will significantly increase the total debt accumulated over time. Even modest annual deferrals can grow quickly under compounding terms.
Erosion of home equity
Many seniors rely on home equity as their primary financial safety net. Accelerated interest growth reduces that equity and may impact future care options or estate planning.
Increased financial stress on fixed incomes
Seniors already face rising costs for utilities, food, insurance, and healthcare. Increasing the cost of deferment places additional strain on those least able to absorb it.
Concerns Regarding Seniors Housing Infrastructure
In addition to the deferment changes, I am concerned about reported pauses or delays in seniors living infrastructure projects.
Reduced housing alternatives
If development or expansion of seniors housing slows, there will be fewer accessible and affordable options for those needing to transition out of detached homes.
Compounding policy impact
Increasing the cost of staying in one’s home while simultaneously reducing alternative housing supply could unintentionally create housing insecurity for older residents.
Pressure on aging homeowners
Seniors may find themselves in a difficult position, facing higher accumulated deferment costs with limited downsizing options available in their communities.

For additional information on the program and the changes go to https://www2.gov.bc.ca/gov/content/taxes/property-taxes/annual-property-tax/property-tax-deferment-program

Proposed Tax Rate Changes for Deferment go from the current rate of Prime minus 2% with Simple Interest (today 2.95%) to Prime Plus 2% with Compound Interest (forcast 4.45%+2.0%= 6.95%).

CALL TO ACTION

If you are concerned about how these proposed changes could impact seniors, now is the time to speak up.

🖊️ Write to your local MLA and ask them to oppose the shift to higher, compounding interest under the Property Tax Deferment Program.

Tips to Beat the Real Estate Winter Blues

Thu, 08 Jan 2026 20:05:59 GMT

It is a very common myth that winter is a terrible time to sell a home. As a result, there’s a lot less competition in the market during the colder months, but a blanket of fresh snow can show off your house, if you play it right.

Keep windows clean and drapes open as much as possible to bring in natural light.
Keep pathways clear (no one wants to slip and fall) and pick up any pet indiscretions as snow always looks best when white!
The winter months can leave your home smelling musty, therefore it is imperative to air it out frequently. It’s also a great idea to bake something before a showing to fill the house with a warm winter-friendly aroma of cinnamon, ginger or apple.
Hide boots, shovels, and snowsuits. They remind potential buyers that winter can be drudgery.
Raise the thermostat a few degrees before a showing for your home to be warm and inviting. You want people to be comfortable and happy when viewing your home.
Too many throws, blankets, and heaters scattered around your home can leave the impression of a cold house with a bad heating system. Whenever possible, use the fireplace as an alternative.
When buyers leave your home with a great impression, you won’t have to fear the sometimes dreaded winter real estate months!

Text by Joe Mancuso, As Seen in Canadian Home Trends Magazine

When the Nest Empties, What’s Next? A Thoughtful Look at Downsizing

Mon, 05 Jan 2026 22:42:23 GMT

Downsizing isn’t just about finding a smaller place, it’s about embracing a new chapter of life that fits current needs and lifestyle.

In Downsizing: Making the Move From Empty Nest to Solo Digs, Katherine Ashenburg walks through her personal journey of leaving a large family home of many years and transitioning to a cozier, more manageable residence. The big themes include the emotional side of letting go of a long-loved property, thoughtfully purging possessions before a move, and seeing the practical benefits of rightsizing to a space that better supports your daily life and future plans. This shift isn’t just physical, it’s a chance to declutter life, simplify routines and create a home that reflects the present stage of life, rather than yesterday’s memories. Muck Rack

If you are curious on how downsizing could impact your plans or need help assessing your next steps, I’m always happy to assist.

https://zoomer.com/zone-classifieds/editorial/2024/04/04/downsizing-making-the-move-from-empty-nest-to-solo-digs

Buying vs. Waiting in Metro Vancouver, what a buyer’s market really means right now.

Tue, 30 Dec 2025 19:19:50 GMT

As a Vancouver Realtor, my role is to help clients cut through headlines and focus on what actually matters for their situation. Markets shift, narratives change, and the best decisions come from understanding how current conditions apply to you, whether you’re buying your first home or moving within the market. Right now, much of Metro Vancouver is offering buyers more choice, more time, and more negotiating room than we’ve seen in several years.

That doesn’t mean every home is discounted or that sellers are giving properties away. It means the pace has slowed, inventory has improved, and buyers are once again able to make thoughtful decisions rather than rushed ones.

The market backdrop, why buyers feel the shift

Across Metro Vancouver, active listings have risen well above long term seasonal norms while sales have remained more measured. This combination is what creates a buyer leaning environment. Homes are taking longer to sell in many neighbourhoods, price sensitivity has increased, and sellers are paying closer attention to how their property compares to the competition.

A key metric often referenced is the sales to active listings ratio. When that ratio sits lower, buyers tend to have more leverage. Today, that leverage shows up not only in price discussions, but also in conditions, timing, and overall deal structure.

The most important takeaway is that Vancouver is not one single market. It’s a collection of neighbourhoods, price ranges, and property types, all moving at slightly different speeds. Some well priced homes still sell quickly, while others linger and invite negotiation.

What a buyer’s market means for first time buyers

For first time buyers, this shift is less about chasing the lowest possible price and more about gaining control of the process.

More breathing room and better protection

In fast paced markets, buyers often feel pressure to act quickly, sometimes before fully reviewing strata documents, inspections, or long term implications. Today’s environment more often allows:

proper review of strata minutes, depreciation reports, bylaws, and insurance
time to complete inspections without feeling rushed
realistic financing conditions
thoughtful comparison between multiple options

This alone can make a meaningful difference, especially for buyers new to the process.

Stronger negotiating position

Negotiation is no longer limited to price. Buyers may now have more success negotiating:

subject conditions
completion and possession dates
repair requests or credits
inclusions and clarifications around parking, storage, or appliances

These elements can add real value without necessarily showing up in the headline price.

Better choice within budget

Healthier inventory often means buyers can prioritize layout, building quality, and location rather than settling for the only available option. This can improve both day to day enjoyment and long term resale potential.

Smart approach for first time buyers

Preparation still matters. The buyers who do best in this market are those who:

secure strong financing approval early
understand their true monthly comfort level
clearly define must haves versus nice to haves
focus on building quality, governance, and long term livability

A buyer’s market rewards clarity and patience more than speed.

What this market means for existing homeowners

If you already own, it’s natural to wonder whether a buyer’s market is a good time to make a move. The answer depends less on timing the market perfectly and more on understanding the relationship between your sale and your purchase.

The importance of the spread

When markets soften, both the home you’re selling and the home you’re buying may adjust. In many cases, the gap between the two, rather than the individual prices, is what matters most.

For move up buyers, this can create opportunity. Negotiating more effectively on the purchase side can offset a more measured sale price.

Scenarios where buyers’ conditions can help homeowners

Townhome to detached: Softer detached markets can make the jump more achievable.
Detached to condo downsizing: More condo choice allows downsizers to be selective about building quality, layout, and long term comfort.
Condo to better location or newer building: Improved inventory can open doors that felt closed in hotter markets.

Selling in this environment requires sharper pricing and strong presentation, but buying can be more strategic and less competitive.

What I’m watching as we move forward

Markets can shift quietly before headlines catch up. A few indicators matter most:

changes in inventory levels
how quickly well priced homes sell
differences between detached, townhome, and condo segments
buyer confidence as interest rates stabilize

Buyer leverage tends to disappear first in the most desirable neighbourhoods and property types. That’s why understanding local conditions, not just regional averages, is essential.

Practical guidance going forward

For first time buyers

Focus on preparation, education, and clarity. This is a market that rewards careful due diligence and thoughtful negotiation.

For homeowners considering a move

Look at the full picture, lifestyle goals, monthly costs, timing flexibility, and the net impact of selling and buying in the same market.

For anyone waiting on the sidelines

Waiting can make sense, but only if it’s part of a plan. Markets rarely announce when conditions are about to change, and opportunities often appear quietly before confidence returns.

Final thoughts

A buyer’s market doesn’t mean rushing in, and it doesn’t mean sitting frozen on the sidelines. It means having options and using them wisely. Whether you’re buying your first home or planning your next move, the goal is the same, to make a confident decision that fits both today’s market and your long term plans.

If you’re curious how these broader conditions apply to your specific neighbourhood or situation, I’m always happy to talk through the numbers and help you map out next steps. Thanks for reading, and here’s to making informed, confident moves in this evolving market.

Understanding Insurance

Tue, 30 Dec 2025 18:39:23 GMT

Understanding insurance is key to navigate home buying better. Learn how proper coverage protects your investment and impacts mortgage options. It’s essential to understand the various types of insurance associated with homeownership to ensure you’re fully protected throughout your real estate journey.

Whether you’re purchasing your first home or adding to your investment portfolio, having the right coverage can make a significant difference in managing risk and providing peace of mind.

To help you navigate this important part of the process, here are the four main types of insurance products you’ll likely encounter—along with what they mean for you as a homeowner or buyer:

Default Insurance: Making Homeownership More Accessible

If you’re buying a home with less than 20% down, default insurance is mandatory—but it works in your favour. This insurance enables lenders to offer low down payment options (as little as 5%) while still providing access to competitive interest rates typically reserved for larger down payments.

The cost of default insurance is based on your loan-to-value ratio (the mortgage amount divided by the purchase price). This premium can either be paid upfront or conveniently added to your mortgage and spread out over monthly payments.

In Canada, the most recognized provider is the Canada Mortgage and Housing Corporation (CMHC), a federal government agency. However, two private companies—Sagen and Canada Guaranty—also offer default insurance, giving buyers more choice and flexibility.

Home (Property & Fire) Insurance: mandatory insurance

Property and fire coverage (or, home insurance, as most people know it by). This is number two on our list as it MUST be in place before you close the mortgage! It is especially important to note that not all homes or properties are insurable, so you will want to review this sooner rather than later.

In addition to protecting against fire damage, home insurance can also cover the contents of your home (depending on your policy). This is important for anyone looking at purchasing condos or townhouses as the strata insurance typically protects the building itself and common areas, as well as your suit “as is”, but it will not account for your personal belongings or any upgrades you made. Be sure to cross-check your strata insurance policy and take out an individual one on your unit to cover the difference.

One final thing to consider is that you may not be covered in the event of a flood or earthquake. You may need to purchase additional coverage to be protected from a natural disaster, depending on your location.

Title Insurance

When it comes to lenders, this insurance is mandatory with every single lender in Canada requiring you to purchase title insurance on their behalf.

In addition, you have the option of purchasing this for yourself as a homeowner. The benefit of title insurance is that it can protect you from existing liens on the property’s title, but the most common benefit is protection against title fraud. Title fraud typically involves someone using stolen personal information, or forged documents to transfer your home’s title to him or herself – without your knowledge.

Similar to default insurance, title insurance is charged as a one-time fee or a premium with the cost based on the value of your property.

City Hall hides the ball on service, staffing cuts in 2026 budget

Fri, 14 Nov 2025 16:40:43 GMT

Vancity Lookout - Nov 14th, 2025 - Summary

Vancouver’s 2026 Budget: What You Need to Know

The City of Vancouver is taking an unusually tight-lipped approach to its 2026 budget, and the shift has sparked strong reactions from councillors, staff, and hundreds of residents who packed this week’s public hearings.

This year’s draft budget is radically different from previous versions. Instead of the hundreds of pages of detailed line-item financials that council has reviewed for years, the 2026 draft clocks in at only 23 pages. It offers a high-level snapshot of each department’s spending but omits the specifics of how money will be allocated, what services will be maintained, and where cuts will land.

City manager Donny van Dyk says those details will not be released until after council votes on the budget later this month, with full specifics coming in early 2026. Several councillors objected to the lack of transparency, including Green Coun. Pete Fry, who warned that council is being asked to approve a budget without the information needed to meaningfully evaluate it.

At the heart of the political tension is Mayor Ken Sim’s direction to freeze the city’s portion of property taxes for 2026. Last year’s increase, which was 3.9 percent, added about $149 to the median single-family tax bill. Property taxes make up more than half of the city’s revenue, so freezing them forces reductions elsewhere.

To make the freeze possible, the city says it will find roughly $120 million in “revenue opportunities and expenditure savings.” In practice, this means higher fees combined with significant cuts across multiple departments. What those cuts will look like has not been fully disclosed, though some details have been formally shared and others have leaked.

According to the draft budget, several civic functions, including arts and culture, community services, sustainability and environment, real estate and facilities management, planning and urban design, and corporate support are all facing reductions of roughly 12 to 14 percent. Meanwhile, core public safety services are going in the opposite direction. The Vancouver Police Department is set to receive a ten percent increase, and Fire and Rescue Services will see a six percent bump, consistent with the ABC majority’s platform.

Some early examples of cuts have already raised concern. Canada’s National Observer reported that the sustainability and climate department is expected to be eliminated. Fry confirmed this is likely based on conversations he has had with staff. Other proposed savings include removing baby-change tables and hygiene product dispensers in some public washrooms, along with reduced maintenance capacity, which could mean slower repairs and decreased service standards.

Parks and recreation offers a mixed picture. Although the department shows a $1.2 million expenditure increase on paper, the park board still has to cut $11 million because of rising fixed costs and new facilities coming online. Park board chair Laura Christensen called it misleading for council to present the expenditure increase as an investment when overall service levels will still fall.

The lack of detail and the scale of potential service reductions drew an unprecedented public response. More than 600 people signed up to speak at public hearings, most opposing the budget. Fry said he had never seen this level of engagement during his seven years on council.

COPE Coun. Sean Orr, who provided nightly summaries of public input, suggested the mayor was frustrated by the long list of speakers. Orr alleged he overheard Mayor Sim call the meeting “an awesome waste of time,” though the mayor’s office did not respond to requests for comment.

The city also recently released the results of its public survey on tax scenarios, and the findings contradict the chosen freeze. Only ten percent of residents supported a zero percent tax increase with service cuts. The most popular option, supported by 42 percent of respondents, was a five percent tax increase to maintain current service levels. Sim dismissed the results, saying many struggling residents did not participate.

Labour impacts are also expected to be significant. A leaked memo reported that around 400 full-time city positions will be eliminated, roughly 270 of them unionized. The city says delaying the release of detailed budget information is partly to honour labour obligations and manage the impact on affected staff. Fry described the current atmosphere among employees as one of anxiety and fear.

The next public hearing takes place November 18, with a council vote scheduled for November 25. For now, residents, city staff, and industry observers are waiting to see what the full picture looks like once the details finally come out.

for full story go to Vancity Lookout @ https://www.vancitylookout.com/

Oct 2025- You Know You Want To Buy It

Thu, 13 Nov 2025 18:53:35 GMT

October delivered a welcome surge of energy across Greater Vancouver, carrying momentum from early fall into a much more active market environment. Sales were up noticeably, buyers stepped back in with renewed confidence, and tightening inventory signaled a shift away from the slower conditions we saw through summer. With interest rates finally dipping below 4 percent, affordability improved and created a meaningful spark in buyer motivation. Many people who have been sitting on the sidelines for the past three years, whether for lifestyle, financial, or personal reasons, are beginning to re-enter the market, and October’s data clearly reflects that shift.

Across Greater Vancouver, sales rose 20 percent month over month to 2,255 transactions, marking the strongest performance since July and outpacing both August and September by a healthy margin. Although sales were still 15 percent below October 2024, they were up 17 percent from the same month in 2023, reinforcing that pent up demand remains substantial. The sales to listings ratio jumped to 41 percent from 28 percent in September, moving several areas firmly toward balanced conditions. Months of inventory fell to 7 from 9, showing buyers are absorbing listings at a faster pace.

Active listings declined more than expected for October, finishing the month at 16,393, down 4 percent from September and marking the first meaningful tightening of inventory in months. While listings remained higher than last year, the drop suggests sellers may be shifting away from listing aggressively and adopting more of a wait and see strategy. New listings were down 17 percent month over month, softening supply and reducing buyer choice just as demand picked up. This created more competition around well priced and well located homes, especially in townhomes and detached segments.

Townhomes performed relatively well in October, with sales down only 4 percent year over year. Inventory in this segment tightened noticeably, highlighting the ongoing shortage of missing middle housing. Detached sales slid slightly, falling 4 percent year over year after seeing gains in September. The standout opportunity remains in the condominium market where inventory has piled up, presenting buyers with the best chance in years to purchase new homes below replacement cost. With GST rebates available on homes up to 1.5 million dollars, first time buyers have a particularly favourable window.

Vancouver itself showed a split story. On the Westside, detached and townhome sales were strong while condos continued to struggle, although fewer new listings helped temper overall supply. The Westside’s sales to listings ratio reached 38 percent, up from 24 percent in September, with inventory dipping slightly to just over 3,100 homes. The Eastside showed even stronger performance with 269 sales, up 29 percent from September and posting the highest monthly total this year. Its ratio rose to 45 percent and active listings eased to 1,654, reinforcing buyer confidence and steady demand.

Outside the city, the suburbs delivered more modest gains, although there were notable bright spots. Port Moody saw a strong month despite typically higher price points, while Pitt Meadows nearly doubled its sales from September and recorded one of its best months of 2025. South Delta performed exceptionally well, with Ladner holding a balanced 50 percent ratio and Tsawwassen surging to 51 sales, up 34 percent month over month and posting one of the most active ratios in the region at 55 percent. Buyers continue to prioritize lifestyle value and South Delta is well aligned with that trend.

The Fraser Valley also strengthened in October with 1,123 sales, up 17 percent from September. Inventory fell 4 percent and new listings dropped by 14 percent, contributing to tighter conditions. Prices held steady, averaging just under 1 million dollars, while months of supply improved to 9 from 11. Detached homes in North Delta and Langley led the uptick, followed closely by townhomes, signaling a gradual return of consumer confidence across multiple segments of the Valley.

Throughout the region, price trends remained relatively stable despite shifting market conditions. The Greater Vancouver benchmark price slipped 0.8 percent month over month and was down 3.4 percent year over year. Most markets saw small monthly declines between 0.3 and 1.5 percent, with Burnaby East recording the largest dip at 2.5 percent. A few areas, including Port Moody, posted minor increases, reflecting local demand strength and limited supply. Year over year price changes ranged from modest gains in North Vancouver to softer declines in West Vancouver, Richmond, and several eastern suburban markets.

As we look ahead, October’s performance provides encouraging evidence that the market is finding its footing. Lower interest rates are playing a significant role in bringing buyers back, and although winter typically brings seasonal slowing, the underlying conditions point to steadier activity than we have seen in the past couple of years. With fewer new listings coming online, quality inventory is being absorbed and buyers who continue waiting may face tighter selection heading into 2026.

Pent up demand remains one of the largest unspoken forces in the market. Life transitions such as first time purchases, downsizing, upsizing, separations, and estate sales can only be paused for so long. The past three years created a backlog of delayed moves, and with borrowing costs improving, that demand is poised to re-enter. Historically, major downturns or restrictive policy periods, such as 2008 or the post 2016 environment, have created the best purchase opportunities. Buyers who acted during those windows rarely regretted their decision. The same dynamic is emerging again as mortgage rates under 4 percent provide both affordability relief and confidence.

The message for buyers is clear, this is a window of opportunity. Inventory is still elevated compared to past years, interest rates are more favourable, and pricing remains stable without the competitive pressure of a true seller’s market. For sellers, understanding where demand is strongest is key, with townhomes, detached homes, and well priced listings performing best. As both sides gradually re engage, the market is moving toward a healthier balance.

Overall, October showed what the market looks like when confidence returns. With strong month over month sales growth, tightening supply, moderating prices, and renewed buyer engagement, Greater Vancouver is heading into winter with momentum that sets the stage for a more active 2026. Buyers who recognize the current window may find themselves well positioned as demand continues to rebuild and inventory gradually contracts.

I have sold a property at 2477 Latimer Avenue in Coquitlam

Fri, 23 May 2025 09:08:41 GMT

I've recently sold a property at 2477 Latimer Avenue in Coquitlam. See details here

Located in the heart of a quiet family-oriented neighbourhood this charming residence boasts a spacious and inviting atmosphere, featuring 3 bedrooms/2 bathrooms located on the main floor. The lower level features a large family room, providing a versatile space customizable to suit your needs. An office can easily serve as a 4th bedroom, accommodating your growing family or providing a private workspace. Close proximity to Mundy Road Elementary/Centennial SS.Convenient shopping options, Mundy Park, and public transit is just steps away, making daily errands and commutes a breeze. Flat lot boasts a sunny front yard and lg sundeck. Major bonus is large 2 car garage with ample storage. Open Saturday, June 10 and Sunday 11th 2-4

Let me know if you are in the market for a new home. I'd be happy to assist you with your requirements.

I have sold a property at 113 1850 Southmere Crescent E in Surrey

Thu, 10 Apr 2025 09:07:35 GMT

I've recently sold a property at 113 1850 Southmere Crescent E in Surrey. See details here

Southmere Place’s largest one-bedroom layout with south-facing exposure and abundance of natural light. Includes a tremendous patio, perfect for relaxing or entertaining and a short walk to the community pool. This unit features expansive living spaces, with updated crown molding and flooring, and a generous size bedroom. Lots of addition space for interior or exterior storage. Southmere Place underwent a comprehensive renovation in 2015, and boasts recent updates to the roof and boiler, ensuring hassle-free living.Located in the peaceful community of White Rock, you’re just steps away from public transit, community services, beautiful beaches, and scenic nature walks. This VACANT move-in-ready gem is an ideal home for those looking to balance tranquility with an active lifestyle.

Let me know if you are in the market for a new home. I'd be happy to assist you with your requirements.

Open House. Open House on Sunday, March 16, 2025 1:00PM - 3:00PM

Thu, 13 Mar 2025 09:02:39 GMT

Please visit our Open House at 113 1850 SOUTHMERE CRES E in Surrey. See details here

Open House on Sunday, March 16, 2025 1:00PM - 3:00PM

Open House. Open House on Saturday, March 8, 2025 2:00PM - 4:00PM

Wed, 05 Mar 2025 09:02:09 GMT

Please visit our Open House at 113 1850 SOUTHMERE CRES E in Surrey. See details here

Open House on Saturday, March 8, 2025 2:00PM - 4:00PM

New property listed in Sunnyside Park Surrey, South Surrey White Rock

Tue, 25 Feb 2025 09:02:13 GMT

I have listed a new property at 113 1850 SOUTHMERE CRES E in Surrey. See details here

Open House. Open House on Saturday, March 1, 2025 2:00PM - 4:00PM

Tue, 25 Feb 2025 09:02:13 GMT

Please visit our Open House at 113 1850 SOUTHMERE CRES E in Surrey. See details here

Open House on Saturday, March 1, 2025 2:00PM - 4:00PM

Open House. Open House on Sunday, March 2, 2025 2:00PM - 4:00PM

Tue, 25 Feb 2025 09:02:13 GMT

Please visit our Open House at 113 1850 SOUTHMERE CRES E in Surrey. See details here

Open House on Sunday, March 2, 2025 2:00PM - 4:00PM

Open House. Open House on Sunday, November 3, 2024 2:00PM - 4:00PM Bright spacious and updated 1Bedroom unit with huge outdoor patio to enjoy your leisure time on. Available immediately. Open House Sunday Nov. 3rd 2-4pm

Thu, 31 Oct 2024 09:02:08 GMT

Please visit our Open House at 113 1850 SOUTHMERE CRES E in Surrey. See details here

Open House on Sunday, November 3, 2024 2:00PM - 4:00PM Bright spacious and updated 1Bedroom unit with huge outdoor patio to enjoy your leisure time on. Available immediately. Open House Sunday Nov. 3rd 2-4pm

Spacious ground-level condo in White Rock with 1 BD, 1 BA, south facing and providing ample natural light. The kitchen and bathroom have updated flooring and crown molding enhancing the large room layout. Step outside your patio doors onto a huge private patio with easy access to the outdoor pool. Located in a well-maintained complex, with proximity to Semiahmoo Mall, transit, public library, local trails as well as being in the H.T. Thrift/Semiahmoo Secondary catchments, this unit offers everything. Recent updates include new windows, patio doors, roof and boiler and fully rain-screened in 2015 for longevity. An excellent investment for those looking for durability and low maintenance costs, or for first-time buyers. Small dogs/cats are allowed. Vacant for immediate possession

I have sold a property at 1204 728 PRINCESS ST in New Westminster

Tue, 29 Oct 2024 09:02:06 GMT

I've recently sold a property at 1204 728 PRINCESS ST in New Westminster. See details here

Welcome to Princess Tower in Uptown built by Bosa. Featured here is a rarely available corner oversized 2 bedroom floorplan with expansive northwest and northeast vistas from every room. The entire home was remodelled by Mr. and Mrs Meticulous with complete custom millwork and new lighting plan throughout. Enhanced comfort include heated flooring in kitchen and bathrooms. No expenses were spared to refinish both bathrooms with top of the line fixtures and Italian designer tiles. Walking score of 100%, situated in Uptown between all daily essentials whether it be shopping, health care, daycare, eateries, recreational or banking. You won't need a car here but there is ample of parking available, ride pickup zone, and visitor parking for your friends and guests. Nothing to do here, just move right in!

Let me know if you are in the market for a new home. I'd be happy to assist you with your requirements.

I have sold a property at 115 74 MINER ST in New Westminster

Tue, 29 Oct 2024 09:02:06 GMT

I've recently sold a property at 115 74 MINER ST in New Westminster. See details here

Fantastic 2-Bedroom Condo in Pristine FRASERVIEW New Westminster! This lovely ground-floor unit features a large, private south-facing patio, perfect for outdoor relaxation, gardening, & BBQ's. Attractive open layout includes a cozy gas fireplace, a well-designed kitchen w/ a convenient pass-through, a breakfast bar, & a spacious DR/LR area—ideal for entertaining. Laminate flooring, crown moldings, insuite laundry, a large in-suite storage room add the finishing touches to this inviting home! BONUS Secure U/G parking, a locker, a bike room, & a workshop. Enjoy a quiet, central location w/ easy access to major transport routes, local amenities, restaurants, parks, schools, shopping & Royal Columbia Hospital. Ideal location w/ so much to offer! 1 Pet OK!

Let me know if you are in the market for a new home. I'd be happy to assist you with your requirements.

I have sold a property at 1206 63 KEEFER PL in Vancouver

Tue, 29 Oct 2024 09:02:06 GMT

I've recently sold a property at 1206 63 KEEFER PL in Vancouver. See details here

Welcome to EUROPA - a desirable & well-managed concrete highrise in the heart of International Village! This AIR-CONDITIONED 580 SF 1 bed home has breath-taking unobstructed CITY & MOUNTAIN VIEWS! Home has been meticulously maintained w/ a functional floorplan & 0 wasted space. Engineered hardwood flooring throughout. Natural light fills the living room along w/ a cozy gas fireplace. Gourmet kitchen features granite countertops, stainless steel appliances & plenty of cabinetry space. Spacious bedroom can fit a king bed comfortably. Amenities: concierge, indoor pool, hot tub/sauna, gym & more! STEPS to T&T Supermarket, Rogers Arena, Starbucks, Costco, SKYTRAIN, Gastown & the best retail & dining of Downtown. 1 PARKING & LOCKER. Pets & Rentals OK. OPEN HOUSE JULY 13 & 14 SAT SUN 2-4PM.

Let me know if you are in the market for a new home. I'd be happy to assist you with your requirements.

I have sold a property at 425 1588 HASTINGS ST E in Vancouver

Tue, 29 Oct 2024 09:02:06 GMT

I've recently sold a property at 425 1588 HASTINGS ST E in Vancouver. See details here

Stylish and modern studio suite in the Boheme. Built in 2015 by Millennium Development, this east facing top floor unit has an open concept floor plan with no wasted space, 9'4 over height ceilings, high end integrated Euro stainless appliances (including gas cook top), wide plank laminate flooring and balcony. BONUS - separate flex room that makes for the perfect storage/pantry or desk nook. Amenities include a fitness center, social room, and large outside common deck. Fabulous location - walking distance to transit, No Frills, Gourmet Warehouse, coffee shops, restaurants and retail on Commercial Drive. Convenience meets modern and affordable. Very easy to show. ***** Open Houses, Sat Jan. 27th 2 to 4 PM and Sun Jan. 28th - 1 to 3 PM

Let me know if you are in the market for a new home. I'd be happy to assist you with your requirements.

I have sold a property at 216 4500 WESTWATER DR in Richmond

Tue, 29 Oct 2024 09:02:06 GMT

I've recently sold a property at 216 4500 WESTWATER DR in Richmond. See details here

Beautiful water view from your Huge (230 sq ft!) covered balcony in this super bright and quiet 2 bedrooms + den/2 bathrooms in Copper Sky West. Featuring open concept Living, Dining Room and a Kitchen with granite countertops, S/S Appliances and generous amount of cabinets. Spacious master bedroom with big walk-in closet and convenient in suite storage/laundry room. Updated light fixtures, thermostats, dishwater (2023), H/W tank (2018), washer/dryer (2018).Great amenities include excecise center, cozy lounge area with pool table and kitchen/dining area for parties. Well run building. Just a stroll along waterfront boardwalk to Steveston Village, parks restaurants and recreation. Sweet Home! Come by the Open house Saturday, March 25, 2-4pm.

Let me know if you are in the market for a new home. I'd be happy to assist you with your requirements.

I have sold a property at 7864 WELSLEY DR in Burnaby

Wed, 16 Oct 2024 09:02:09 GMT

I've recently sold a property at 7864 WELSLEY DR in Burnaby. See details here

Enjoy Epic Sunsets and stunning views of SF, Brentwood, and Vancouver from the huge front deck in this spacious, solidly built Burnaby Lake home. With lots of natural light, skylight, and vaulted ceilings, this 3 BD, 3 BA property sits on a large flat 9,542 Sq.Ft lot. Furnace 2016 and Air Con and New Hot Water tank 2018. Roof 2015. A quiet and friendly neighbourhood near schools, parks, transit, and shopping. Conveniently located near amenities and Highway 1, this home offers convenience and tranquility in one package. There is potential for new builds (R1 zone) or a mortgage helper. Sold "As-Is", Schedule a viewing today!

Let me know if you are in the market for a new home. I'd be happy to assist you with your requirements.

New property listed in Burnaby Lake, Burnaby South

Wed, 02 Oct 2024 09:02:15 GMT

I have listed a new property at 7864 WELSLEY DR in Burnaby. See details here

Open House. Open House on Sunday, October 6, 2024 2:00PM - 4:00PM

Wed, 02 Oct 2024 09:02:15 GMT

Please visit our Open House at 7864 WELSLEY DR in Burnaby. See details here

Open House on Sunday, October 6, 2024 2:00PM - 4:00PM

I have sold a property at 309 262 SALTER ST in New Westminster

Fri, 27 Sep 2024 09:02:11 GMT

I've recently sold a property at 309 262 SALTER ST in New Westminster. See details here

This spacious 2 BD, 2 BA unit is sure to impress. Large sunny living room features reclaimed brick and 10-foot high ceilings, creating a warm and inviting space. The modem Yaletown kitchen boasts high-end stainless steel appliances, with gas range and built-in Bosch espresso coffee maker. Enjoy morning coffee on the patio with mountain, garden and river views. The building offers a fully equipped gym, guest parking, EV chargers, and beautiful gardens. Located in the family-friendly community of Queensbough this unit is perfect for families and pet owners with playgrounds and waterfront trails nearby. Many Features incl. hardwood flooring, electric FP, laundry, 1 parking spc, and a large storage locker incl. Open House scheduled Sunday Sept 1st 2:00- 4:00pm

Let me know if you are in the market for a new home. I'd be happy to assist you with your requirements.

Open House. Open House on Sunday, September 15, 2024 2:00PM - 4:00PM

Thu, 12 Sep 2024 09:02:03 GMT

Please visit our Open House at 309 262 SALTER ST in New Westminster. See details here

Open House on Sunday, September 15, 2024 2:00PM - 4:00PM

Open House. Open House on Sunday, September 8, 2024 2:00PM - 4:00PM

Thu, 05 Sep 2024 09:02:13 GMT

Please visit our Open House at 309 262 SALTER ST in New Westminster. See details here

Open House on Sunday, September 8, 2024 2:00PM - 4:00PM

Open House. Open House on Saturday, September 7, 2024 2:00PM - 4:00PM

Thu, 05 Sep 2024 09:02:13 GMT

Please visit our Open House at 113 1850 SOUTHMERE CRES E in Surrey. See details here

Open House on Saturday, September 7, 2024 2:00PM - 4:00PM

A charming and spacious ground level 695 SF 1BD/1BA is south facing with lots of natural light. Features updated in both kitchen, bathroom . Flooring, crown molding and large room layout. This unit has a huge outdoor patio with easy access to the outdoor pool. Located right in the heart of White Rock this complex boasts easy access to transit, schools, community services. shopping and nature walks. The building boast new windows and patio doors, adding to its aesthetic appeal. Fully rain-screed in 2015, roof/boiler updated ensuring longevity. 1 small dog allowed An excellent investment for those who value durability and low maintenance costs or for first-time buyers! OPEN HOUSE SATURDAY AUGUST 31

New property listed in Queensborough, New Westminster

Sat, 31 Aug 2024 09:02:08 GMT

I have listed a new property at 309 262 SALTER ST in New Westminster. See details here

Open House. Open House on Sunday, September 1, 2024 2:00PM - 4:00PM

Sat, 31 Aug 2024 09:02:08 GMT

Please visit our Open House at 309 262 SALTER ST in New Westminster. See details here

Open House on Sunday, September 1, 2024 2:00PM - 4:00PM

Open House. Open House on Saturday, August 31, 2024 2:00PM - 4:00PM

Thu, 29 Aug 2024 09:02:07 GMT

Please visit our Open House at 113 1850 SOUTHMERE CRES E in Surrey. See details here

Open House on Saturday, August 31, 2024 2:00PM - 4:00PM

Open House. Open House on Sunday, August 25, 2024 2:00PM - 4:00PM A charming and spacious 695 SF 1BD/1BA is south facing with lots of natural light. Features updated in both kitchen, bathroom . Flooring, crown molding and large room layout. This unit has

Thu, 22 Aug 2024 09:02:38 GMT

Please visit our Open House at 113 1850 SOUTHMERE CRES E in Surrey. See details here

Open House on Sunday, August 25, 2024 2:00PM - 4:00PM A charming and spacious 695 SF 1BD/1BA is south facing with lots of natural light. Features updated in both kitchen, bathroom . Flooring, crown molding and large room layout. This unit has a huge outdoor patio with easy access to the outdoor pool. Located right in the heart of White Rock this complex boasts easy access to transit, schools, community services. shopping and nature walks. The building boast new windows and patio doors, adding to its aesthetic appeal. Fully rain-screed in 2015 and both the roof and boiler have been updated ensuring longevity. An excellent investment for those who value durability and low maintenance costs or for first-time buyers! OPEN HOUSE SUNDAY AUGUST 25TH

A charming and spacious 695 SF 1BD/1BA is south facing with lots of natural light. Features updated in both kitchen, bathroom . Flooring, crown molding and large room layout. This unit has a huge outdoor patio with easy access to the outdoor pool. Located right in the heart of White Rock this complex boasts easy access to transit, schools, community services. shopping and nature walks. The building boast new windows and patio doors, adding to its aesthetic appeal. Fully rain-screed in 2015 and both the roof and boiler have been updated ensuring longevity. An excellent investment for those who value durability and low maintenance costs or for first-time buyers! OPEN HOUSE SUNDAY AUGUST 25TH

Open House. Open House on Saturday, August 17, 2024 2:00PM - 4:00PM

Thu, 15 Aug 2024 09:02:57 GMT

Please visit our Open House at 113 1850 SOUTHMERE CRES E in Surrey. See details here

Open House on Saturday, August 17, 2024 2:00PM - 4:00PM

Open House. Open House on Sunday, August 18, 2024 2:00PM - 4:00PM

Thu, 15 Aug 2024 09:02:57 GMT

Please visit our Open House at 113 1850 SOUTHMERE CRES E in Surrey. See details here

Open House on Sunday, August 18, 2024 2:00PM - 4:00PM

New property listed in Sunnyside Park Surrey, South Surrey White Rock

Wed, 07 Aug 2024 09:03:25 GMT

I have listed a new property at 113 1850 SOUTHMERE CRES E in Surrey. See details here

Open House. Open House on Saturday, August 10, 2024 2:00PM - 4:00PM

Wed, 07 Aug 2024 09:03:25 GMT

Please visit our Open House at 113 1850 SOUTHMERE CRES E in Surrey. See details here

Open House on Saturday, August 10, 2024 2:00PM - 4:00PM

Open House. Open House on Sunday, August 11, 2024 2:00PM - 4:00PM

Wed, 07 Aug 2024 09:03:25 GMT

Please visit our Open House at 113 1850 SOUTHMERE CRES E in Surrey. See details here

Open House on Sunday, August 11, 2024 2:00PM - 4:00PM

Open House. Open House on Sunday, July 28, 2024 2:00PM - 4:00PM OPEN HOUSE SUNDAY JULY 28TH. Welcome to Portage! This spacious 2 bedroom, 2 bathroom unit is sure to impress. The large sunny living room features reclaimed brick and IO-foot high ceilings, c

Fri, 26 Jul 2024 09:03:19 GMT

Please visit our Open House at 309 262 SALTER ST in New Westminster. See details here

Open House on Sunday, July 28, 2024 2:00PM - 4:00PM OPEN HOUSE SUNDAY JULY 28TH. Welcome to Portage! This spacious 2 bedroom, 2 bathroom unit is sure to impress. The large sunny living room features reclaimed brick and IO-foot high ceilings, creating a warm and inviting space. The modem Yaletown kitchen boasts high-end stainless steel appliances, including a gas range and built-in Bosch espresso coffee maker. Enjoy your morning coffee on the patio with mountain, garden views and watch there Fraser River tug boats go by. The building offers a fully equipped gym, guest parking, EV chargers, and beautiful gardens. Located in the family-friendly community of Queensbough this unit is perfect for families and pet owners with playgrounds and waterfront trails nearby. Many Features incl.hardwood flooring, electric FP laundry, 1 parking space, and a large storage locker incl

Welcome to Portage! This spacious 2 bedroom, 2 bathroom unit is sure to impress. The large sunny living room features reclaimed brick and IO-foot high ceilings, creating a warm and inviting space. The modem Yaletown kitchen boasts high-end stainless steel appliances, including a gas range and built-in Bosch espresso coffee maker. Enjoy your morning coffee on the patio with mountain, garden views and watch there Fraser River tug boats go by. The building offers a fully equipped gym, guest parking, EV chargers, and beautiful gardens. Located in the family-friendly community of Queensbough this unit is perfect for families and pet owners with playgrounds and waterfront trails nearby. Many Features incl.hardwood flooring, electric FP laundry, 1 parking space, and a large storage locker incl

New property listed in Queensborough, New Westminster

Tue, 09 Jul 2024 09:03:24 GMT

I have listed a new property at 309 262 SALTER ST in New Westminster. See details here

Open House. Open House on Sunday, July 7, 2024 2:00PM - 4:00PM Open House July 7th 2:00-4:00pm

Sun, 07 Jul 2024 09:03:08 GMT

Please visit our Open House at 309 262 SALTER ST in New Westminster. See details here

Open House on Sunday, July 7, 2024 2:00PM - 4:00PM Open House July 7th 2:00-4:00pm

Welcome to Portage! Spacious 2 bd, 2 ba unit is sure to impress. Large sunny Living/Kitchen area features reclaimed brick wall and 10" high ceilings creating an inviting space. A modern Yaletown kitchen boasts high-end SS appliances, including a gas range and built-in Bosch espresso coffee maker. Enjoy your morning coffee on the patio with mountain, river and garden views. The building offers a fully equipped gym, guest parking, EV chargers, and beautiful landscaping. Located in the family-friendly community of Queensbough this unit is perfect for families and pet owners with playgrounds and waterfront trails nearby. Features include hardwood flooring, electric fireplace, laundry, one parking space, and a large storage locker. Open House Sunday June 16th 2-4 pm

Open House. Open House on Sunday, June 30, 2024 2:00PM - 4:00PM

Fri, 28 Jun 2024 09:03:19 GMT

Please visit our Open House at 309 262 SALTER ST in New Westminster. See details here

Open House on Sunday, June 30, 2024 2:00PM - 4:00PM