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.

1. Keep windows clean and drapes open as much as possible to bring in natural light.

2. Keep pathways clear (no one wants to slip and fall) and pick up any pet indiscretions as snow always looks best when white!

3. 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.

4. Hide boots, shovels, and snowsuits. They remind potential buyers that winter can be drudgery.

5. 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.

6. 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.

7. 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

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

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 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.

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/

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.