A townhouse can offer more space, privacy and flexibility than a condo, often at a lower price than a detached home. But in Metro Vancouver’s more selective 2026 market, buyers need to look beyond attractive staging, fresh paint and a desirable address.

As of June 2026, the benchmark price of a Metro Vancouver townhouse was approximately $1,046,200, down 5% from June 2025. At the same time, townhouse sales increased 11.4% year over year. That means demand has not disappeared, but buyers have more reason to compare properties carefully and negotiate based on the facts.

Here are six warning signs that deserve a closer look before you remove subjects or commit to a purchase.

1. Strata Fees That Do Not Match the Property

A strata fee above $600 per month is not automatically excessive. The more important question is what the fee covers.

Higher fees may be reasonable when they include utilities, extensive landscaping, insurance, on-site management or costly shared amenities. Conversely, a lower monthly fee is not necessarily a bargain if the strata is postponing maintenance or contributing too little toward future repairs.

Compare the monthly fee with similar townhouse complexes, review recent fee increases and determine whether the operating budget realistically covers the property’s needs.

Every B.C. strata corporation must maintain a Contingency Reserve Fund for expenses that occur less frequently than once a year. Since November 1, 2023, strata corporations have also been required to contribute at least 10% of their annual operating fund to the CRF, although that minimum alone may not be enough for an aging complex with major work approaching.

2. A Layout That Limits Everyday Living

Three-storey townhomes are common throughout Metro Vancouver, particularly where land is expensive. They are not inherently poor investments, but buyers should consider how the layout will work for different households.

A home with the kitchen and living space on one level, bedrooms above and a garage below may involve several flights of stairs each day. The absence of a powder room on the main living level can also be inconvenient for families, older buyers, guests and anyone with mobility limitations.

Rather than assuming the layout will reduce resale value, compare it with competing townhomes in the same neighbourhood. Ask whether the floor plan feels functional, whether the staircases are unusually steep and whether the home will appeal to the likely future buyer demographic.

3. Unresolved Building-Envelope Concerns

Many Lower Mainland multi-unit residential buildings constructed during the late 1980s and 1990s warrant careful building-envelope due diligence because this period is associated with British Columbia’s well-documented leaky-condo crisis.

However, construction year alone does not prove that a building has an envelope defect. Not every building from this period experienced failure, and many affected properties have since undergone substantial or complete remediation.

Look for records of water intrusion, exterior-wall repairs, window replacement, balcony remediation, roofing work and rainscreen installation. Confirm whether repairs were comprehensive or only addressed isolated areas.

A building that has completed a professionally designed envelope rehabilitation may be less risky than a newer property with unresolved moisture problems. Review engineering reports, warranties, permits, meeting minutes and the depreciation report rather than judging the complex by its construction year alone.

4. Parking That Does Not Fit Real Life

Parking can have a significant effect on convenience and future marketability, especially in suburban townhouse communities where many households own more than one vehicle.

Potential concerns include:

• Tandem parking that requires one vehicle to be moved to access the other

• A garage that is too narrow for modern vehicles

• Limited driveway space

• Restricted street parking

• Little or no visitor parking

• Insufficient electric-vehicle charging capacity

Do not rely only on the listing description. Park your own vehicle in the garage, open the doors fully, test the turning radius and visit the complex during the evening when resident and visitor parking is most heavily used.

A tandem garage may work perfectly for one household and be a deal-breaker for another. The issue is whether the configuration matches your needs and how it compares with other homes at the same price.

5. Pet Bylaws That Shrink Your Options

B.C. strata corporations may restrict the number, size or type of pets permitted, and some may prohibit most pets altogether, subject to legal exemptions.

These rules matter even when you do not currently own an animal. A restrictive pet bylaw can limit your future lifestyle choices and reduce the number of pet-owning buyers or tenants interested in the property.

Read the registered bylaws instead of relying on the listing remarks.

Confirm:

• How many pets are allowed

• Whether there are size or weight limits

• Which breeds or animal types are restricted

• Whether council approval is required

• Whether existing pets are protected under legacy provisions

B.C. no longer permits general residential rental-restriction bylaws, but stratas may still regulate pets and may prohibit or limit short-term rentals.

6. Litigation, Insurance Problems or Major Repairs Ahead

Active litigation is not automatically a reason to walk away, but it should never be ignored.

The seriousness depends on the nature of the dispute, the amount being claimed, available insurance coverage, legal expenses and the likelihood that owners will be required to contribute additional money.

Other financial warning signs include:

• Repeated special levies

• Large insurance deductibles

• Difficulty obtaining full insurance coverage

• Unfunded building-envelope, roofing or drainage work

• A pattern of emergency repairs

• Major projects repeatedly postponed by owners

Lenders and insurers may request additional information when a strata faces significant litigation, insurance issues or major unfunded repairs. Obtain professional legal and financing advice before removing subjects.

The Strata Document Check Buyers Should Complete

Forty minutes may help you spot obvious issues, but a proper strata review should not be treated as a race. The documents can reveal financial, maintenance and governance concerns that are not visible during a showing.

Review the Form B

A Form B Information Certificate provides important information about the strata lot and corporation. Depending on the circumstances, it can include monthly strata fees, money owing, approved special levies, parking and storage allocations, insurance information and other prescribed disclosures. The most recent depreciation report, when one exists, must be attached.

Do not rely on the Form B alone. It is only one part of the due-diligence package.

Read the Depreciation Report

B.C. has strengthened its depreciation-report requirements, and applicable strata corporations are generally required to obtain a new report at least every five years. These reports help identify major common-property components, their estimated remaining life and projected repair or replacement costs.

Compare the anticipated projects with:

• The CRF balance

• Planned annual contributions

• Previously approved levies

• The age and condition of the complex

• Recent engineering recommendations

There is no reliable universal formula stating that a special levy will occur within two years whenever projected work is twice the CRF balance. Timing depends on the project schedule, annual contributions, financing decisions, insurance proceeds and votes by the owners.

Examine Minutes and Financial Statements

Review at least two years of council minutes, annual general meeting minutes, special general meeting minutes, budgets and financial statements whenever available.

Watch for repeated references to leaks, drainage, mould, foundation movement, plumbing failures, insurance claims, owner disputes, legal advice or repairs that continue to be deferred.

One isolated complaint may not be significant. A recurring pattern can be far more revealing.

Read the Bylaws and Visit Twice

Confirm the rules concerning pets, parking, renovations, barbecues, smoking, electric-vehicle charging and short-term rentals.

Visit once during the day and again in the evening. Listen for road noise, observe parking demand, check exterior maintenance and look at how residents actually use the common property.

The Bottom Line

The goal is not to avoid every townhome with a high fee, an older construction date, a tandem garage or an imperfect floor plan. The goal is to understand the risk, determine whether it is already reflected in the price and compare the property with better alternatives.

For buyers, careful due diligence can protect you from unexpected levies, financing complications and a home that becomes difficult to resell.

For sellers, identifying these objections before listing allows you to gather the right records, explain completed upgrades and position the property more effectively.

Thinking about buying or selling a townhouse in Vancouver, North Vancouver, Burnaby, Coquitlam, Port Moody or another Metro Vancouver community? Contact me for a detailed townhouse comparison and strata-document review strategy before you make your next move.

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Disclaimer:

The information provided is intended solely for general guidance and informational purposes in the context of real estate transactions. I am a licensed real estate professional and not a tax advisor, accountant, or legal professional. As such, I do not provide tax, legal, or accounting advice.

Any discussions regarding tax implications, financial outcomes, or regulatory matters are based on general knowledge and should not be interpreted as professional tax or legal advice. Tax laws and regulations are complex and subject to change, and their application may vary depending on individual circumstances.

Clients are strongly encouraged to consult with a qualified tax professional, accountant, or legal advisor to obtain advice tailored to their specific financial and tax situation before making any decisions that may have tax or legal consequences.

By relying on information provided by me,  you acknowledge that I am acting solely in my capacity as a real estate professional to help guide you through the real estate process, and that all tax-related or legal determinations should be verified with the appropriate licensed professionals.

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If you've been searching for a condo in Greater Vancouver, there's an important part of today's market that many buyers never see.

Public listing prices don't always tell the whole story.

A recent Globe and Mail investigation brought national attention to a practice that has quietly existed in parts of Vancouver's new construction market for some time. Working with Veritas Investment Research, a mystery shopper was reportedly offered an approximately $700 per square foot discount, but only after agreeing to sign a Non Disclosure Agreement (NDA). According to the report, the agreement kept the purchase price, incentives and negotiated terms confidential rather than allowing them to become part of the public record. 

Although this story is making headlines now, I've been helping buyers navigate transactions like these for years.

Over the years, I have represented buyers in transactions involving confidential negotiations with developers. Every transaction is unique, but I have personally signed confidentiality agreements alongside my clients when required by the developer as part of the purchasing process.

In some situations, homes are sold privately before ever appearing on MLS. In others, listings are removed from the market and negotiated through exclusive channels. Depending on the agreement, buyers and sellers may not be permitted to disclose the final purchase price, incentives or other negotiated terms.

That does not mean every developer follows this approach. Many developers continue to market and sell their homes through traditional public listings. However, confidential agreements have become one strategy used by some developers in today's slower condominium market. 

Why does this happen?

One reason is that publicly recorded discounted sales can influence comparable values within a building. Developers often prefer to protect the perceived value of their remaining inventory while still creating incentives that help move completed homes. Confidential pricing allows them to negotiate individually without every incentive becoming part of the public sales history. 

Veritas Investment Research describes this environment as one influenced by "shadow prices" and "shadow inventory." Shadow prices refer to discounts negotiated privately that never appear in public sold data. Shadow inventory refers to additional available units that may not be actively marketed through MLS or public websites. As a result, publicly available listings may not fully reflect every opportunity available to buyers. 

Click here to read Globe and Mail article.

Today's market has shifted in favour of many buyers. Depending on the project and developer, purchasers may encounter incentives such as confidential price reductions, closing credits, deposit assistance, mortgage related incentives or upgraded finish packages. Every project is different, and these incentives vary based on market conditions and developer objectives.

The biggest takeaway is simple.

The advertised price isn't always the final price.

The strongest opportunities aren't always visible on MLS. Sometimes they are negotiated quietly through private discussions between buyers, developers and their representatives.

Having an experienced REALTOR® who understands today's market, has established developer relationships and knows where opportunities may exist can make a meaningful difference when purchasing a home.

If you're considering buying a condo in Greater Vancouver, I'd be happy to discuss current market conditions, explain how developer incentives work and help you determine whether there are opportunities that fit your goals.

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Disclaimer:

The information provided is intended solely for general guidance and informational purposes in the context of real estate transactions. I am a licensed real estate professional and not a tax advisor, accountant, or legal professional. As such, I do not provide tax, legal, or accounting advice.

Any discussions regarding tax implications, financial outcomes, or regulatory matters are based on general knowledge and should not be interpreted as professional tax or legal advice. Tax laws and regulations are complex and subject to change, and their application may vary depending on individual circumstances.

Clients are strongly encouraged to consult with a qualified tax professional, accountant, or legal advisor to obtain advice tailored to their specific financial and tax situation before making any decisions that may have tax or legal consequences.

By relying on information provided by me,  you acknowledge that I am acting solely in my capacity as a real estate professional to help guide you through the real estate process, and that all tax-related or legal determinations should be verified with the appropriate licensed professionals.

As widely expected, the Bank of Canada has once again held its benchmark overnight interest rate at 2.25%, marking its sixth consecutive rate hold. For borrowers, this means the prime lending rate at most Canadian financial institutions remains around 4.45%, providing continued stability for those with variable-rate mortgages and home equity lines of credit.

While today's announcement doesn't change borrowing costs overnight, it offers valuable insight into where Canada's economy is headed and what buyers, sellers, and homeowners should be watching over the months ahead.

1. The Economy Is Showing Signs of Resilience

According to the Bank of Canada's latest Monetary Policy Report, Canada's economy has begun to recover after a softer start to the year. Consumer spending has remained resilient, businesses are gradually adapting to ongoing trade uncertainty, and economic growth is expected to strengthen through the second half of 2026.

At the same time, the Bank revised its 2026 growth forecast lower while modestly increasing its inflation forecast. Although inflation is expected to remain within the Bank's target range over the medium term, policymakers continue to monitor global risks, including geopolitical tensions, energy prices, and international trade.

2. Variable Mortgage Rates Remain Unchanged

If you currently have a variable-rate mortgage or a home equity line of credit tied to prime, today's announcement does not change your interest rate or monthly payment.

With the Bank maintaining its policy rate, borrowers with variable-rate products can continue benefiting from predictable borrowing costs for now.

3. Fixed Mortgage Rates Are Influenced by Bond Yields

It's important to remember that fixed mortgage rates are not determined directly by the Bank of Canada's overnight rate.

Instead, they generally follow Government of Canada bond yields, which continue to fluctuate based on inflation expectations, global economic conditions, investor sentiment, and geopolitical developments.

That means fixed mortgage rates can still rise or fall even when the Bank of Canada leaves its policy rate unchanged.

4. The Bank Is Still Taking a Data-Dependent Approach

Although today's statement was slightly more optimistic than earlier announcements, the Bank of Canada continues to emphasize that future interest rate decisions will depend on incoming economic data.

If inflation continues to moderate and economic growth slows more than expected, additional rate cuts could become possible. However, if inflation proves more persistent or new inflationary pressures emerge, the Bank has indicated it is prepared to keep rates higher for longer.

Rather than signalling a clear path forward, policymakers remain focused on incoming data and evolving economic conditions.

5. Buyers Are Prioritizing Stability

Across the Greater Vancouver market, many buyers continue to prioritize payment certainty in today's economic environment.

Mortgage professionals report strong interest in longer fixed-rate mortgage terms as buyers seek stability, although the right mortgage strategy ultimately depends on each individual's financial goals, timeline, and risk tolerance.

6. Mortgage Solutions Continue to Evolve

Lenders continue to introduce new financing options to improve affordability for qualified borrowers. Depending on the lender and the mortgage product, longer amortization options may be available, helping reduce monthly payments and increase purchasing power.

Because these programs vary between financial institutions and borrower qualifications, it's always worth discussing your options with a trusted mortgage professional before making a decision.

7. Rate Holds Remain a Smart Strategy

With bond yields continuing to fluctuate, many buyers are securing mortgage pre-approvals with rate holds while they shop for a home.

Many lenders allow rate holds for up to 120 days, helping protect buyers if fixed mortgage rates increase before they finalize a purchase.

What This Means for Greater Vancouver Real Estate

Today's announcement doesn't dramatically change the market, but it does provide continued stability.

For buyers, financing costs remain relatively predictable, allowing more confidence when planning a purchase. For sellers, stable borrowing conditions help support buyer confidence as activity continues to improve across many segments of the Greater Vancouver market.

As always, interest rates are only one piece of the puzzle. Local inventory levels, pricing trends, neighbourhood demand, and your personal financial goals remain equally important when deciding whether now is the right time to buy or sell.

If you're considering making a move in the Greater Vancouver market and would like to understand how today's announcement affects your specific situation, I'd be happy to help. Reach out anytime for personalized advice and a complimentary consultation.

You can read the full Bank of Canada release here.

Ready to make your next move in Greater Vancouver? Whether you are buying your first home, upgrading, investing, or preparing to sell, the right strategy starts with understanding how current mortgage rates and local market conditions affect your goals. 

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Disclaimer:

The information provided is intended solely for general guidance and informational purposes in the context of real estate transactions. I am a licensed real estate professional and not a tax advisor, accountant, or legal professional. As such, I do not provide tax, legal, or accounting advice.

Any discussions regarding tax implications, financial outcomes, or regulatory matters are based on general knowledge and should not be interpreted as professional tax or legal advice. Tax laws and regulations are complex and subject to change, and their application may vary depending on individual circumstances.

Clients are strongly encouraged to consult with a qualified tax professional, accountant, or legal advisor to obtain advice tailored to their specific financial and tax situation before making any decisions that may have tax or legal consequences.

By relying on information provided by me,  you acknowledge that I am acting solely in my capacity as a real estate professional to help guide you through the real estate process, and that all tax-related or legal determinations should be verified with the appropriate licensed professionals.

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Every year, thousands of prospective home buyers ask the same question:
Is it actually cheaper to rent than buy in Vancouver?

It's a fair question, especially with today's home prices and mortgage rates.
The answer, however, isn't as straightforward as many people think.

Too often, the conversation focuses on comparing a monthly rent payment to a monthly mortgage payment. While that may seem like a simple way to evaluate affordability, it overlooks many of the financial factors that determine the true cost of homeownership.

A meaningful comparison should include carrying costs such as strata fees, property taxes, home insurance and maintenance. It should also consider mortgage principal repayment, equity accumulation, the potential for long-term property appreciation, your expected length of ownership and your broader financial goals.  When you look at the complete financial picture rather than just a single monthly payment, the answer becomes much more nuanced.

Let's Compare a Realistic Vancouver Example
Imagine you're considering a typical resale one-bedroom condominium in the City of Vancouver priced at approximately $700,000.

With a 20% down payment, a 25-year amortization, and a competitive fixed mortgage, your monthly mortgage payment would likely fall between $3,000 and $3,300, depending on your interest rate and financing terms.

However, the mortgage payment represents only one portion of the total cost of homeownership.  A realistic monthly ownership budget should also include:

• Strata fees: approximately $400 to $800+ per month, depending on the building's age, amenities, insurance costs and the size of its contingency reserve fund.

• Property taxes: For a condominium assessed at approximately $700,000 in the City of Vancouver, annual property taxes are typically around $2,300 to $2,500, or approximately $190 to $210 per month, before any applicable Home Owner Grant. The exact amount depends on the property's assessed value and the City's annual residential tax rate.

• Home insurance: approximately $40 to $70 per month.

• Utilities (where not already included in strata fees), routine maintenance and unexpected repairs, which vary depending on the property and individual circumstances.

In total, the monthly carrying cost of ownership could realistically range between $3,800 and $4,400 per month.  By comparison, recent market data shows that the average asking rent for a one-bedroom apartment in Vancouver is approximately $2,400 per month, although rental rates vary considerably by neighbourhood, building age and amenities.

At first glance, renting appears to be the more affordable option.  But monthly cash flow is only one part of the equation.  The Difference Between Paying for Housing and Owning an Asset is where the comparison often changes.

Whether you rent or own, you're paying for a place to live. The difference is that when you purchase a home, you're also acquiring an asset that has the potential to appreciate in value over time.

Every mortgage payment has two components:

Interest, which is the cost of borrowing money, and principal, which increases your ownership in the property.  As your mortgage balance declines, your equity grows. If your property's value also increases over time, your net worth may grow through both mortgage principal repayment and long-term appreciation.

While future price growth can never be guaranteed, Greater Vancouver real estate has historically appreciated over long holding periods despite experiencing market corrections along the way. Buyers who purchased quality properties and held through multiple market cycles have generally benefited from both equity accumulation and long-term capital growth.

Renting, on the other hand, may provide greater flexibility and a lower monthly housing cost today, but monthly rent payments do not create ownership or allow tenants to participate in any future appreciation of the property they occupy.

That doesn't mean buying is always the right decision. Renting can be the smarter financial choice for people with shorter timelines, limited savings or changing life circumstances.

The important point is this:

A rent-versus-buy comparison shouldn't focus solely on today's monthly payment. It should also consider what you're building over the long term.

The better question isn't simply, "Which option costs less today?"  It's "Which option is more likely to help me build long-term financial security based on my goals, timeline and personal circumstances?"

If you're wondering whether buying or renting makes more sense for you in today's Greater Vancouver market, I'd be happy to prepare a complimentary personalized Rent vs. Buy Analysis based on your budget, mortgage qualification and the neighbourhoods you're considering. It will give you a clear picture of the true monthly costs, the equity you could build over time and whether homeownership is the right move for you.

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Disclaimer:

The information provided is intended solely for general guidance and informational purposes in the context of real estate transactions. I am a licensed real estate professional and not a tax advisor, accountant, or legal professional. As such, I do not provide tax, legal, or accounting advice.

Any discussions regarding tax implications, financial outcomes, or regulatory matters are based on general knowledge and should not be interpreted as professional tax or legal advice. Tax laws and regulations are complex and subject to change, and their application may vary depending on individual circumstances.

Clients are strongly encouraged to consult with a qualified tax professional, accountant, or legal advisor to obtain advice tailored to their specific financial and tax situation before making any decisions that may have tax or legal consequences.

By relying on information provided by me,  you acknowledge that I am acting solely in my capacity as a real estate professional to help guide you through the real estate process, and that all tax-related or legal determinations should be verified with the appropriate licensed professionals.

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If you don't own a home yet, this may be one of the smartest financial moves you can make.

Canada introduced the First Home Savings Account (FHSA) in 2023, yet many eligible Canadians still haven't opened one. That's surprising because it's one of the few financial tools that rewards you three different ways: you receive a tax deduction when you contribute, your investments can grow tax-free, and if you use the money to buy your first qualifying home, you can withdraw both your contributions and investment growth tax-free.

In my opinion, it's one of the most overlooked wealth-building opportunities available to first-time home buyers today.

As a Realtor, I regularly meet buyers who are working hard to save for a down payment but have never heard of the FHSA or don't fully understand how powerful it can be.

Think of it as an RRSP and a TFSA combined

If an RRSP and a TFSA had a baby, it would probably look like the FHSA.

Here's why.

Like an RRSP, your contributions are generally tax deductible, which means they can reduce your taxable income for the year.

Like a TFSA, your investments grow tax-free, and if you make a qualifying withdrawal to purchase your first home, you won't pay tax on the money you take out, including any investment gains.

There isn't another registered account in Canada that offers this combination of benefits for first-time home buyers.

Why this account is so powerful

Let's say you contribute the annual maximum of $8,000.

If you're in roughly a 25% marginal tax bracket, that contribution could reduce your tax bill by approximately $2,000. Your actual tax savings will depend on your province, income and marginal tax rate, but the principle remains the same: contributing to an FHSA can significantly reduce the amount of income tax you pay.

Many buyers use that tax refund to boost their down payment even further.

Then, while you're saving, your money doesn't have to sit in a regular savings account earning very little interest.

Depending on your financial institution, you can invest your FHSA in products such as ETFs, stocks, mutual funds and GICs. Any growth generated inside the account remains tax-free as long as you make a qualifying withdrawal to purchase your first home.

That's what makes the FHSA so unique.

Who can open one?

Generally, you can open an FHSA if you:

• Are at least 18 years old (or the age of majority in your province)
• Are a resident of Canada
• Qualify as a first-time home buyer under CRA rules, meaning you have not lived in a home that you owned, or that your spouse or common-law partner owned, during the current calendar year or the previous four calendar years.

If you're unsure whether you qualify, it's always worth confirming with your accountant or financial advisor before opening an account.

The contribution rules everyone should know

This is where many people get caught off guard.

The FHSA has:

• An annual contribution limit of $8,000
• A lifetime contribution limit of $40,000

However, here's the important part.

Your contribution room doesn't start accumulating until you actually open your first FHSA.

Many people assume they'll automatically accumulate room every year like a TFSA.

That's not how the FHSA works.

If you wait several years before opening one, you don't get those earlier years back.

You can carry forward unused contribution room, but only up to $8,000, meaning the maximum available contribution room in a future year is generally $16,000, provided you have unused room to carry forward.

Even if you're not ready to buy today, opening the account sooner can be a smart long-term decision because it starts building your contribution room.

What if you're not planning to buy a home right away?

One of the biggest misconceptions is that you should only open an FHSA when you're actively house hunting.

Not true.

Once opened, you can generally keep an FHSA open for up to 15 years, giving your investments time to grow while you decide when the timing is right to purchase a home.

Whether you're hoping to buy in two years or ten years, the account gives your savings the opportunity to compound more efficiently than they would in a taxable investment account.

What if you never buy a home?

Life doesn't always go according to plan.

Maybe you decide to continue renting.

Maybe you relocate.

Maybe your priorities change.

The good news is that your money doesn't go to waste.

In many cases, you can transfer the remaining balance of your FHSA directly into your RRSP or RRIF without paying immediate tax and without using additional RRSP contribution room.

That flexibility is one of the reasons many financial professionals view the FHSA as a low-risk account to open if homeownership is part of your long-term goals.

Common mistakes to avoid

The most common mistake I see is waiting too long to open an FHSA.

Because contribution room only begins once the account is opened, delaying could mean permanently losing valuable tax-saving opportunities.

Other common mistakes include contributing more than your available participation room, assuming every withdrawal is automatically tax-free, or leaving the money sitting in cash for years without considering an investment strategy that's appropriate for your timeline.

My perspective as a Realtor

The FHSA isn't going to solve Canada's housing affordability challenges.

What it does do is give first-time buyers a meaningful financial advantage.

It helps you save more efficiently, reduce your income taxes, grow your investments tax-free and build a larger down payment over time.

If homeownership is something you hope to achieve one day, even if it's still several years away, opening an FHSA sooner rather than later is worth serious consideration.

It's one of those rare financial tools where the earlier you start, the more opportunities you create for your future self.

If you're thinking about buying your first home and aren't sure how the FHSA fits into your overall strategy, I'd be happy to help you understand what today's Greater Vancouver market looks like and how to build a realistic plan that works for your goals. 

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Disclaimer:

The information provided is intended solely for general guidance and informational purposes in the context of real estate transactions. I am a licensed real estate professional and not a tax advisor, accountant, or legal professional. As such, I do not provide tax, legal, or accounting advice.

Any discussions regarding tax implications, financial outcomes, or regulatory matters are based on general knowledge and should not be interpreted as professional tax or legal advice. Tax laws and regulations are complex and subject to change, and their application may vary depending on individual circumstances.

Clients are strongly encouraged to consult with a qualified tax professional, accountant, or legal advisor to obtain advice tailored to their specific financial and tax situation before making any decisions that may have tax or legal consequences.

By relying on information provided by me,  you acknowledge that I am acting solely in my capacity as a real estate professional to help guide you through the real estate process, and that all tax-related or legal determinations should be verified with the appropriate licensed professionals.

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In just six months, one of the most talked about housing policies in Canadian history is scheduled to expire. And whether you're a homeowner, investor, buyer, or seller in Greater Vancouver, what happens next could influence the direction of our market.

When the federal government introduced the Prohibition on the Purchase of Residential Property by Non-Canadians on January 1, 2023, the objective was straightforward: reduce demand from foreign buyers and improve housing affordability for Canadians. The policy was later extended and is currently set to expire on January 1, 2027.

More than three years later, we finally have enough data to evaluate whether it achieved its intended goal.  Foreign buyers represented a surprisingly small share of the market. One of the biggest misconceptions surrounding Canadian real estate has been the role of foreign buyers in driving prices.

According to Statistics Canada, non-resident buyers accounted for approximately 1% of residential property transactions nationally by 2024. While their presence was higher in select urban markets, the overall share remained relatively small.

That helps explain why several industry experts argued the policy would have only a limited effect on affordability.  Multiple independent sources publicly stated that extending the foreign buyer ban was unlikely to make a material difference because foreign ownership represents only a small portion of the housing market. Instead, the company emphasized that Canada's affordability challenges are fundamentally a supply problem.

Meanwhile, Vancouver's condo market experienced a dramatic slowdown.  While the foreign buyer ban was only one factor affecting the market, it coincided with a period of significant change.

Higher interest rates, stricter lending conditions, rising construction costs, weaker investor demand, and slowing presale absorption all placed considerable pressure on new condominium development across Metro Vancouver.

Many developers delayed or cancelled projects as financing became increasingly difficult. The result has been a much thinner pipeline of future housing supply compared with previous years.

This is an important distinction. The foreign buyer ban did not single-handedly create today's market conditions. However, many developers and industry organizations have argued that limiting one source of capital further reduced demand for pre-construction housing at a time when projects were already becoming more difficult to finance.

The conversation has shifted from demand to supply. Over the past several years, policymakers have increasingly acknowledged that Canada's housing affordability challenges cannot be solved simply by reducing demand.
The central issue remains a chronic shortage of homes relative to population growth.

That's why recent federal and provincial housing strategies have focused heavily on accelerating housing construction, increasing rental supply, and encouraging new development rather than relying solely on demand-side restrictions.

So what happens if the ban expires?

No one knows exactly how much foreign capital would return to Canada's housing market if the prohibition ends in January 2027. It's unlikely to trigger an immediate surge in prices on its own.

However, policy changes rarely happen in isolation. If lower interest rates continue, consumer confidence improves, new housing starts remain constrained, and international demand gradually returns, those forces together could create a much more competitive market than many buyers have become accustomed to over the past two years. Markets move because of multiple variables not a single headline.

What buyers and sellers should be watching now:

For buyers, today's market continues to provide opportunities that were difficult to find just a few years ago. Inventory levels remain elevated in many segments, negotiation power has improved, and sellers are often more flexible than they were during the peak of the market.

For sellers, it's equally important not to assume current conditions will last indefinitely. Real estate markets are cyclical, and policy changes, interest rates, and housing supply can all shift market dynamics much faster than many people expect.

My perspective:

One lesson has become increasingly clear: there is no single policy capable of solving Canada's housing affordability challenge. The data suggests that restricting foreign buyers alone was never likely to materially improve affordability. Addressing long-term housing needs will require substantially more housing supply, faster approvals, and policies that encourage sustainable development while maintaining market stability.

As we approach January 2027, the focus shouldn't simply be on whether the foreign buyer ban ends.  The bigger question is how all of today's market forces interest rates, housing supply, population growth, construction activity, and investor confidence will come together to shape the next chapter of Greater Vancouver real estate.  For buyers, sellers, and investors alike, understanding those broader trends will matter far more than any single policy.

Thinking About Buying or Selling in Greater Vancouver?

Every market creates opportunities for those who understand it.  Whether you're buying your first home, upgrading, downsizing, investing, or preparing to sell, having the right strategy can make a significant difference in your results. If you'd like personalized advice based on today's market conditions, I'd be happy to help.

CONNECT WITH ME

Disclaimer:

The information provided is intended solely for general guidance and informational purposes in the context of real estate transactions. I am a licensed real estate professional and not a tax advisor, accountant, or legal professional. As such, I do not provide tax, legal, or accounting advice.

Any discussions regarding tax implications, financial outcomes, or regulatory matters are based on general knowledge and should not be interpreted as professional tax or legal advice. Tax laws and regulations are complex and subject to change, and their application may vary depending on individual circumstances.

Clients are strongly encouraged to consult with a qualified tax professional, accountant, or legal advisor to obtain advice tailored to their specific financial and tax situation before making any decisions that may have tax or legal consequences.

By relying on information provided by me,  you acknowledge that I am acting solely in my capacity as a real estate professional to help guide you through the real estate process, and that all tax-related or legal determinations should be verified with the appropriate licensed professionals.

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If I were helping a client buy a condo in Greater Vancouver today, here's exactly how I'd evaluate it.

Buying a condo isn't just about finding a beautiful home.

It's about making one of the biggest financial decisions of your life and making sure it's the right one.

That's why I look beyond the listing photos, the staging, and the sales presentation. I focus on the factors that create long-term value.

First, I ask one simple question: Does the value justify the price?

A brand-new condo isn't automatically a better investment.

While some pre-sale opportunities make excellent sense, others come with a premium that buyers should carefully evaluate. You're purchasing into the future, which often means paying today's price while accepting construction timelines, potential delays, market uncertainty, and GST on many purchases.

On the other hand, many resale condos allow buyers to negotiate the purchase price, inspect the home, review the building's history, and move in immediately.

Every property is different. The key isn't whether it's new or resale, it's whether the value supports the price you're paying.

Second, I evaluate the building just as carefully as I evaluate the unit.

A beautifully renovated condo in a poorly managed building can quickly become an expensive lesson.

Before my clients write an offer, we carefully review the strata documents.

That includes the depreciation report if one is available, council meeting minutes, financial statements, engineering reports, insurance history, and the contingency reserve fund.

Those documents often reveal what photos never will.

Has the building been proactively maintained?

Are there recurring water ingress or insurance issues?

Is the contingency reserve fund keeping pace with future repairs?

Has the strata planned responsibly for major capital projects?

These are the questions that help protect both your investment and your peace of mind.

Third, I look beyond today's market and focus on tomorrow's value.

Not every neighbourhood appreciates at the same pace.

Not every building performs equally well.

When I'm evaluating a property, I'm also looking at transit access, neighbourhood growth, future development, walkability, rental demand, nearby amenities, school catchments, and overall livability.

Sometimes the best investment isn't the newest building.

It's the one with the strongest fundamentals.

Here's what many buyers overlook.

The purchase price is only one part of the total cost of ownership.

Future special levies.

Monthly strata fee increases.

Insurance deductibles.

Building maintenance.

Capital improvement projects.

These costs can have a much bigger impact on your finances than negotiating a few thousand dollars off the purchase price.

That's why due diligence isn't just important; it's essential.

One of the questions I get asked most is, "Should I wait?"

The better question is:

"Can I buy the right property at a fair price that aligns with my long-term goals?"

Trying to perfectly time the market is incredibly difficult.

Buying the right property with strong fundamentals, in the right location, at a price that makes sense is often what builds long-term wealth.

Today's market offers buyers something we haven't seen in several years: options.

Inventory has increased, giving buyers more choice and, in many cases, more room to negotiate on price, terms, and conditions.

That doesn't mean every property is a good buy.

It means informed buyers have more opportunities to make smart decisions.

That's exactly where experienced guidance can make all the difference.

If you're thinking about buying a condo anywhere in Greater Vancouver, I'd be happy to help you evaluate the opportunities, identify the risks, and make a confident, informed decision.

Connect with Me  with subject "GUIDE", and I'll send you my free Greater Vancouver Condo Buyer's Guide, including the same due diligence checklist I use with my clients before they write an offer.

Because anyone can help you buy a property. My job is to help you make the right investment.

Disclaimer:

The information provided is intended solely for general guidance and informational purposes in the context of real estate transactions. I am a licensed real estate professional and not a tax advisor, accountant, or legal professional. As such, I do not provide tax, legal, or accounting advice.

Any discussions regarding tax implications, financial outcomes, or regulatory matters are based on general knowledge and should not be interpreted as professional tax or legal advice. Tax laws and regulations are complex and subject to change, and their application may vary depending on individual circumstances.

Clients are strongly encouraged to consult with a qualified tax professional, accountant, or legal advisor to obtain advice tailored to their specific financial and tax situation before making any decisions that may have tax or legal consequences.

By relying on information provided by me,  you acknowledge that I am acting solely in my capacity as a real estate professional to help guide you through the real estate process, and that all tax-related or legal determinations should be verified with the appropriate licensed professionals.

Before you start scrolling through listings, here's something I tell every client.

Don't fall in love with the house first.

Fall in love with the lifestyle.

Because the truth is, Greater Vancouver isn't one city. It's a collection of incredible communities, each offering something completely different. The best place to live isn't the trendiest neighbourhood. It's the one that fits the life you want to build.

If you love being in the middle of the action, Downtown Vancouver offers an unmatched urban lifestyle. Think world-class restaurants, the seawall, shopping, entertainment, and the convenience of walking almost everywhere. It's ideal for professionals who want city living right outside their front door.

Looking for a neighbourhood with creativity, character, and a strong local feel? Mount Pleasant and Commercial Drive are top favourites for a reason. They're filled with independent cafés, breweries, boutique shops, farmers' markets, and some of the city's best local restaurants. These communities have a vibrant energy while still feeling welcoming and connected.

If you're looking for the perfect balance between city convenience and everyday livability, Brentwood in North Burnaby has become one of the fastest-growing urban centres in Metro Vancouver. With modern high-rises, excellent SkyTrain access, incredible shopping, restaurants, and ongoing redevelopment, it's become a popular choice for professionals, investors, and first-time buyers who want convenience without living downtown.

If a quieter lifestyle with a growing food scene sounds more like you, Port Moody continues to attract buyers looking for the best of both worlds. Known as the "City of the Arts," it's home to Rocky Point Park, Brewers Row, waterfront trails, and easy SkyTrain access, making it perfect for people who enjoy an active lifestyle with a close-knit community feel.

Want historic charm with modern convenience? New Westminster blends beautiful heritage architecture with vibrant riverfront living. You'll find waterfront boardwalks, local markets, excellent transit connections, and a growing collection of restaurants and cafés. It's one of Metro Vancouver's oldest cities, but it's constantly evolving.

If you're searching for more space and a family-oriented lifestyle, Langley has become one of the region's fastest-growing communities. New schools, parks, shopping, restaurants, and expanding transit make it increasingly attractive for growing families and buyers looking for newer homes and more value compared to many central locations.

And if your perfect weekend includes mountain trails, ocean views, and spending more time outdoors than indoors, the North Shore may be exactly what you're looking for. North Vancouver and West Vancouver offer some of the most spectacular scenery in the region, with endless hiking, skiing, beaches, and a lifestyle that's deeply connected to nature while still being within commuting distance of downtown Vancouver.

Here's what I've learned after helping clients relocate across Greater Vancouver.

There isn't one "best" neighbourhood.

There's only the neighbourhood that's best for you.

Your commute.

Your lifestyle.

Your family.

Your budget.

Your future goals.

Those are the things that should guide your decision.

That's why I don't just help people buy homes.

I help them discover the community where they'll truly feel at home.

Connect with me  

and I'll send you my complimentary Greater Vancouver Relocation Guide, featuring the best neighbourhoods, lifestyle comparisons, commute insights, and what to know before making your move.

Disclaimer:

The information provided is intended solely for general guidance and informational purposes in the context of real estate transactions. I am a licensed real estate professional and not a tax advisor, accountant, or legal professional. As such, I do not provide tax, legal, or accounting advice.

Any discussions regarding tax implications, financial outcomes, or regulatory matters are based on general knowledge and should not be interpreted as professional tax or legal advice. Tax laws and regulations are complex and subject to change, and their application may vary depending on individual circumstances.

Clients are strongly encouraged to consult with a qualified tax professional, accountant, or legal advisor to obtain advice tailored to their specific financial and tax situation before making any decisions that may have tax or legal consequences.

By relying on information provided by me,  you acknowledge that I am acting solely in my capacity as a real estate professional to help guide you through the real estate process, and that all tax-related or legal determinations should be verified with the appropriate licensed professionals.