Burnaby's new-build multiplex market is a buyer's market: 94 homes for sale against about 7 sales a month, or 14 to 19 months of inventory.

Market snapshot

Sales by month

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Sales ran near the average most of the year and hit 10 in both May and July. They fell to 5 in August, just as 28 new listings arrived, and September had no firm sales as of September 30.

By price range

The $1.75M–$2M range is the most balanced; homes over $2.25M have about two years of supply.

Only four homes sold for under $1.2 million all year ($1,095,000 to $1,160,000). The lowest-priced active listing is $1,299,000.

By area

North Burnaby commands the highest price per square foot; East Burnaby has the most supply relative to sales.

By size

Smaller homes sell for far more per square foot, and the larger homes on the market now have been listed longest (median 58 days for 3,000+ sq. ft. versus 21 days under 2,000).

By quarter

Sale price vs. asking price

The median home sold for 96.6% of its final asking price, and the gap has widened since spring.

Only 3 of the 40 sold at or above asking. Based on sales up to about $1.96 million; asking price is the final list price, so earlier price reductions are not included.

About this data

• Source: MLS® data from Greater Vancouver REALTORS®, compiled by Brad & Theo Gannon.

• New construction (built 2024–2026) half-duplex, triplex and fourplex homes in Burnaby with three or more bedrooms.

• Active listings as of September 30, 2026. Sales from October 2025 to September 2026; sale months are estimated from list date plus days on market.

• Figures are medians unless noted. Price per square foot uses total floor area as reported on MLS®. Months of inventory = active listings ÷ average monthly sales.

• Information deemed reliable but not guaranteed.

The Foreign Buyer Ban Is Ending. Will Vancouver Home Prices Actually Care?

Canada's federal foreign-buyer ban is currently scheduled to expire on January 1, 2027.

If you've been following the Vancouver real estate market, you've probably already heard some version of the prediction:

Foreign buyers are coming back.

And with that comes the hope—particularly among some homeowners and sellers—that their return could provide the spark that finally gets Vancouver's housing market moving again.

We're not convinced.

Theo comments "I've been asked a lot lately about the end of the ban. It really seems like a lot of sellers and homeowners are hoping it marks a dramatic turnaround. I'm sorry to say, it seems like wishful thinking to me."

We think the expiry of the federal ban could turn out to be surprisingly close to a non-event for Vancouver resale prices.

Here's why.

Remember what happened in 2016?

There is no question that foreign buyers were once a significant presence in Vancouver real estate.

When B.C. first began collecting citizenship data in 2016, foreign purchasers were involved in 13.2% of Metro Vancouver residential property transfers between June 10 and August 1.

That's a big number.

It was even more dramatic in some individual municipalities.

And just before B.C.'s original 15% foreign-buyer tax came into effect on August 2, foreign purchasers rushed to complete transactions. On July 29 alone, more than 55% of Metro Vancouver transactions registered that day involved a foreign national.

So yes, foreign money was unquestionably a factor in the extraordinary Vancouver market of that era.

But there's another side to those numbers.

After the tax came into effect, foreign purchasers were involved in only 1.3% of Metro Vancouver transactions from August 2 through September 30.

That's an enormous change.

Foreign purchasing eventually recovered somewhat, but it never returned to anything resembling that frantic pre-tax period.

And Vancouver real estate continued to rise, fall and cycle anyway.

That's worth thinking about.

Were foreign buyers really the long-term driver?

This is where we think the conversation gets more complicated.

Brad’s take is quite skeptical: "A closer look at the data really makes me question whether foreign buyers themselves have been a long-term driver of our local market. Money from offshore? Absolutely. But a lot of that money can ultimately become Canadian capital through residents, families, corporations and other ownership structures rendering a foreign buyer ban or tax ineffective. I think that’s exactly whats happened.  The ban was a bit of a non event when introduced and I think the same will transpire when it’s lifted. A rebound from the market extremes we’re experiencing is likely soon but I doubt it will be sparked by the ban lift.”

That's an important distinction.

A "foreign buyer" is a legal classification. Foreign capital is an economic concept.

They're not necessarily the same thing.

B.C. itself eventually recognized the difficulty of understanding beneficial ownership and introduced considerably more transparency around corporations, trusts and partnerships owning real estate.

Statistics Canada data also put the scale into perspective. By 2020, non-residents owned approximately 4.2% of residential properties in the Vancouver CMA.

That isn't insignificant.

But it's difficult to reconcile that number with the idea that foreign ownership alone has been the dominant force determining the long-term direction of Vancouver housing prices.

Our market is much bigger and more complicated than that.

And 2027 isn't 2016

This may be the most overlooked part of the discussion.

People imagining a flood of foreign buyers returning to Vancouver are often implicitly imagining the foreign-buying boom of a decade ago.

But the economic backdrop has changed dramatically.

China is particularly important because Chinese capital played such a prominent role in the Vancouver real estate discussion during that period.

China's housing market today looks nothing like it did during the boom years.

As of August 2026, Chinese new-home prices were still falling nationally, down approximately 3% from a year earlier.

The broader numbers are even more striking.

Through the first eight months of 2026, China's real estate development investment was down 19.9% year-over-year. Residential sales area was down 13%, while new residential construction starts were down more than 25%.

The Chinese government has just introduced additional measures aimed at supporting its struggling property market.

Why does that matter in Vancouver?

Because rising real estate values in China helped create enormous household wealth during the previous cycle. Some of that wealth was diversified into overseas assets—including Vancouver real estate.

Today, that wealth effect is considerably different.

There is still enormous private wealth in China, and substantial Chinese capital continues to move offshore.

But removing a Canadian regulation doesn't automatically recreate the economic environment of 2015 or 2016.

Opening the door doesn't necessarily mean thousands of buyers are standing on the other side waiting to walk through it.

There's still a 20% tax

This might be the simplest reason of all to temper expectations.

The federal ban and B.C.'s foreign-buyer tax are two completely different policies.

If the federal prohibition expires as currently scheduled, B.C.'s 20% Additional Property Transfer Tax doesn't disappear with it.

Consider a foreign national purchasing a $2 million Vancouver home.

That's potentially an additional:

$400,000 in provincial tax.

Before regular property transfer tax.

That is a very substantial financial deterrent.

So January 1, 2027 doesn't simply return Vancouver to the conditions that existed before the original foreign-buyer tax was introduced in 2016.

Not even close.

The bigger forces are much closer to home

This is ultimately why we're skeptical that ending the ban will dramatically change Vancouver housing prices.

Every day we're talking with buyers trying to make these decisions.

The conversations aren't primarily about the foreign-buyer ban.

They're about whether a family can afford the jump from a condo to a townhouse.

They're about mortgage payments.

They're about whether someone should buy now or wait another six months.

They're about job security, interest rates, negotiating power and whether prices have further to fall.

They're about confidence.

Those factors affect an enormous percentage of potential buyers.

And that's why we think they matter much more to the direction of Vancouver housing than whether one relatively small category of purchasers becomes eligible to buy again.

So will the end of the ban have no effect?

We wouldn't go that far.

Certain segments could see more activity.

Luxury properties could be more sensitive to foreign demand. And new construction may be another area worth watching, particularly if Ottawa eventually designs rules intended to direct foreign investment toward creating additional housing supply.

There is also clearly still substantial wealth overseas looking for places to invest.

But that's very different from expecting the end of the federal ban to suddenly rescue the Vancouver resale market.

For that to happen, foreign purchasing would have to return at a scale large enough to materially change the balance between buyers and available inventory.

We haven't seen convincing evidence yet that this is likely.

Our take

Foreign capital has unquestionably played a role in Vancouver real estate.

Foreign buyers have unquestionably played a role too.

But those two things shouldn't automatically be treated as interchangeable.

And the extraordinary foreign-buying environment Vancouver experienced around 2016 occurred under very different economic, regulatory and global conditions.

So if you're a homeowner waiting for January 1 and expecting the return of foreign buyers to suddenly push Vancouver prices dramatically higher, we'd be cautious about building your plans around that assumption.

The foreign-buyer ban may be ending.

The much bigger question is whether Vancouver home prices will even notice.

— Brad & Theo

The September B&T Market Pulse registered 19 out of 100, placing Metro Vancouver in the Extreme Buyer Advantage zone. Based on August data, the sales-to-active listings ratio fell to 12.3%, sales were 20.7% below the 10-year seasonal average, and the composite benchmark price declined 5.6% year over year and 0.6% month over month.

On the surface, these numbers paint a fairly clear picture: the market cooled through the summer, buyers have more selection, and prices remain under pressure. But the market we are experiencing day to day is more nuanced than the headline numbers suggest.

Offers are still being written

Although the overall market slowed, we received offers on many of our listings over the past several weeks. Some of those offers were simply too low for our sellers to accept, which is not surprising in a market where buyers know they have leverage. Other offers were reasonable enough to bring the buyer and seller together, and those properties sold.

That is an important distinction. A buyer’s market does not mean that nothing is selling. It means buyers can generally be more selective, take more time and negotiate more aggressively. Sellers may need to be flexible, but they do not necessarily have to accept every low offer that comes along.

Pricing remains critical. A property that is priced slightly above where buyers see value can receive very little attention, while a well-priced home in good condition can still attract strong activity. Buyers are looking carefully at every detail and comparing each new listing with everything else available.

Larger townhomes are telling a different story

We have also seen our buyers encounter multiple offers on several larger townhomes that came onto the market. This may seem surprising when the overall Market Pulse is sitting at 19, but it shows why broad market statistics do not tell the whole story.

Many families in Burnaby and Vancouver want more space but cannot—or do not want to—make the jump to a detached house. A larger townhome can offer the bedrooms, storage and usable living space they need at a price that remains below most detached homes.

The problem is that townhomes in the 1,600-to-2,200-square-foot range are relatively elusive in both Burnaby and Vancouver. When one of these homes comes onto the market with a functional layout, good location and reasonable asking price, buyers take notice. Even in a generally slow market, several families may end up competing for the same property.

This reinforces something we regularly tell our clients: there is no single Vancouver real estate market. A small older condo, a typical two-bedroom townhome and a rare 2,000-square-foot family townhome can all behave very differently during the same week.

Why this fall could be an excellent buying opportunity

We are cautious about declaring that the market has reached its absolute bottom. Prices are still drifting lower, sales remain below normal, and the September Pulse shows that momentum weakened over the summer.

At the same time, we believe this fall could be an excellent buying opportunity for people who are financially prepared and planning to own for the longer term. Buyers currently have more inventory to choose from, less competition across much of the market and greater ability to negotiate on price, dates and conditions.

The Market Pulse has also moved into such extreme territory that the possibility of a future rebound should be considered. Waiting for the market bottom to become obvious usually means waiting until buyer confidence and competition have already started to return.

For families looking to upsize, the current market may be especially useful. The value of a condo or smaller townhome may have declined, but the more expensive property they want to purchase may also have corrected. In some situations, that can reduce the dollar gap between the current home and the next one.

The opportunity is property-specific

This is not a market where buyers should assume every property will be heavily discounted. The best opportunities are likely to be listings that have been on the market for a while, properties that need some updating, or situations where the seller has a genuine reason to make a deal.

At the same time, buyers searching for scarce family-oriented homes—particularly larger townhomes—need to be ready to act when the right one appears. A weak overall market does not prevent competition for a rare and desirable property.

Our September Market Pulse confirms that buyers have substantial leverage, but our recent experience shows that serious buyers have not disappeared. They are watching closely, making offers and competing when a home provides the space, condition and value they are looking for.

The fall market could provide some of the strongest buying conditions we have seen in years. The key is understanding which properties offer room to negotiate—and which ones are scarce enough that waiting may mean losing the opportunity.

Has the math finally started to shift for buyers?

Earlier this year, we looked at whether it made more sense to rent or buy in Burnaby. With the market continuing to soften through the summer, we thought it was time to run the numbers again.

Rather than using broad averages, we found actual homes someone could reasonably be choosing between today. We looked at two different situations: a single person considering a one-bedroom in Metrotown and a family looking for a three-bedroom townhouse near Edmonds.

And we'll admit something up front: we probably have a slight bias toward buying in the current market.

We're Realtors, so you can take that for what it's worth. But more importantly, we've been through a lot of Vancouver real estate cycles over the years, and buying when the market feels uncomfortable has often created opportunities that weren't there when everyone was feeling optimistic.

That doesn't mean prices can't fall further. They absolutely can.

But prices have already corrected considerably. Across Greater Vancouver, apartment benchmark prices were down 6.6% year-over-year in August, while townhouses were down 4.4%. Overall sales were 20.7% below the 10-year seasonal average and inventory remained 26.2% above normal.

Our own Brad & Theo Market Pulse is currently sitting at 19/100 — firmly in Extreme Buyer territory.

That doesn't tell us where the bottom is. But we do think it means buyers should at least be running the numbers.

Scenario 1: A one-bedroom in Metrotown

For our purchase example, we're using a junior one-bedroom at The Standard by Anthem at 6468 Willingdon Avenue. The 425 sq. ft. home sold for $480,900 at the end of August, with strata fees of $231.21 per month.

For rent, we found another junior one-bedroom in the same building offered at $2,200 per month, including parking and storage.

We're assuming 20% down, a 25-year amortization and approximately 4.24% for a five-year fixed mortgage.

This one is pretty close.

For approximately $237 more per month, our buyer owns the property rather than renting it. There will be some additional costs—we haven't included condo insurance or occasional repairs—but a portion of every mortgage payment is also paying down principal and building equity.

For someone who has the down payment and expects to stay for several years, we think this is a scenario where buying deserves a serious look.

There is another factor here: one-bedroom rentals aren't particularly difficult to find right now.

When we searched for our rental comparisons, there was considerably more selection at the one-bedroom level. So someone renting a one-bedroom has options and doesn't necessarily need to rush into buying.

Scenario 2: A three-bedroom townhouse near Edmonds

The family example looks quite different.

We're using a 1,311 sq. ft., three-bedroom townhouse at Village Del Mar that sold this summer for $820,000. It has three bedrooms, 2.5 bathrooms, parking and storage and is walking distance to Edmonds SkyTrain.

We're using $550 per month as a reasonable current strata allowance.

For rent, we found a comparable three-bedroom, 2.5-bath townhouse near Edmonds Station asking $3,060 per month, also with parking and storage.

On pure monthly cash flow, renting wins this one pretty easily.

You're saving roughly $1,260 per month by renting.

But something else became apparent while we were putting this together: finding that rental wasn't easy.

There are lots of one-bedroom condos available for rent. Finding a decent three-bedroom condo or townhouse in this part of Burnaby was much harder.

That's worth considering for a family.

The financial flexibility of renting is attractive, but families often value housing stability differently. Moving a single person out of a one-bedroom apartment is one thing. Moving a family—with kids, schools, furniture and neighbourhood connections—is something else.

So why would you buy the townhouse?

This is where the decision becomes less about a spreadsheet.

The buyer is paying considerably more every month. But some of the mortgage payment is principal rather than an expense, and the buyer also gets long-term control over the home.

There's also the question nobody can answer today:

What happens to prices from here?

Greater Vancouver's composite benchmark is already down about 5.6% from last year, apartments are down 6.6%, and townhouses are down 4.4%.

Could prices fall further? Absolutely.

But after a correction of this size, we also think buyers need to consider the other side of the risk: what happens if the market rebounds?

Our Market Pulse being at 19/100 doesn't predict a rebound. In fact, it tells us conditions are currently very weak.

But extreme conditions don't last forever.

If prices eventually recover, today's buyer benefits from buying after much of the correction has already occurred. If prices continue falling, they'll obviously wish they had waited.

That's the trade-off.

Our Fall 2026 takeaway

The one-bedroom example surprised us.

At $2,437 to own versus $2,200 to rent, the monthly difference is small enough that someone with a down payment and a reasonably long time horizon should probably be looking closely at ownership.

The three-bedroom is much less clear.

At $4,323 to own versus $3,060 to rent, renting offers a substantial monthly saving. But rental selection is also considerably tighter for family-sized homes, and ownership provides a level of stability that can become more important once kids and schools are involved.

So are we telling everyone to buy?

No.

But we'll admit that we're more interested in buying opportunities today than we were when prices were considerably higher and buyers were competing with each other.

Markets rarely feel safest when the best opportunities are available.

We're not suggesting we know where the bottom is—we don't. But with prices down, buyers having negotiating power, and our Market Pulse sitting in extreme territory, we think Fall 2026 is a particularly good time to at least run the numbers.

Sometimes the answer will still be rent.

But the gap is getting interesting.

What the August 2026 Market Pulse Means for Vancouver and Burnaby Real Estate

The Brad & Theo Market Pulse fell to 24 out of 100 in August, down from 32 last month and firmly in Buyer Advantage territory.

After some encouraging signs in June, July's numbers suggest the Vancouver real estate market has not yet established a convincing bottom. Sales weakened, prices continued to soften, and buyers still have plenty of choice.

But the headline numbers don't tell the entire story. Our recent transactions in Vancouver, Burnaby and New Westminster show that buyers haven't disappeared—they've become much more selective about what they buy and how much they're prepared to pay.

Is Vancouver Real Estate Still a Buyer's Market?

Our Market Pulse says yes.

July sales declined across all three major property categories. Detached sales were down 2.4% year over year, apartment sales fell 17.5%, and townhome sales declined 6.1%.

Prices also continued to soften. Compared with July 2025, benchmark prices were down 7.0% for detached homes, 7.5% for apartments and 6.0% for townhomes.

The sales-to-active listings ratios tell a similar story: 10.3% for detached homes, 14.2% for condos and 17.2% for townhomes. Townhomes are clearly showing greater relative strength, while detached homes remain the most buyer-friendly of the three major categories.

That's important because a buyer's market changes behaviour. When buyers have lots of options, they don't need to compromise as much. They can compare properties, monitor price reductions and wait until something offers compelling value.

We're seeing exactly that.

Buyers Are Picking Off Good Deals

Two of our recent buyer transactions illustrate how people are taking advantage of these conditions.

At 519–10 Renaissance Square in New Westminster, our buyer purchased a 791-square-foot loft at Murano Lofts for $496,000. Rather than a typical one-bedroom condo, the home offers 17-foot ceilings, two levels, city views, parking and a rare same-floor storage locker.

Our buyer recognized a combination of price and features that would be difficult to replicate and decided it was worth acting.

We saw something similar at 1–1606 W 10th Avenue in Vancouver's Fairview neighbourhood. The building dates to 1982, but the home offers 804 square feet, two bedrooms, parking, storage and a large private garden patio in a boutique nine-unit building. It sold for $687,500.

Neither buyer needed to know whether July 2026 would ultimately prove to be the exact bottom of the market.

They found properties they liked at prices they considered attractive.

That's a significant change from a strong seller's market, when buyers often purchase because they're worried about what will happen if they wait. Today's buyers have the luxury of asking: Is this property good enough, and is the price attractive enough, for me to act now?

If the answer isn't clearly yes, many are prepared to keep looking.

What Vancouver Condo Sellers Need to Know

Our recent sale at 329–2239 Kingsway in East Vancouver demonstrates the other side of this market.

This is a functional two-bedroom, two-bathroom plus flex condo offering 841 square feet, parking, mountain views, in-suite laundry and a convenient Kingsway location.

Yet it took almost three months to sell.

We reduced the price twice as we responded to buyer feedback and competing inventory. Eventually, we found the right buyer and sold for $645,000 against a final asking price of $649,900.

This fits closely with what we've been seeing in the Vancouver condo market, particularly among older and smaller units. Even a slightly overpriced condo can struggle to generate meaningful activity because buyers have alternatives.

The lesson isn't that condos aren't selling. It's that buyers are forcing sellers to find the price at which the market recognizes value.

Once we reached that point on Kingsway, we negotiated a sale very close to our asking price.

Why Some Burnaby Townhomes Are Still Competitive

A Market Pulse of 24 doesn't mean every buyer has unlimited negotiating power.

One of our buyers searching for an older North Burnaby townhome below $900,000 recently encountered multiple offers on two separate properties and was unsuccessful both times.

That's consistent with townhomes having the strongest sales-to-active ratio of the three major housing categories.

It also reinforces something we regularly tell clients: there isn't one Vancouver or Burnaby real estate market.

An older condo competing against numerous similar listings can behave very differently from a well-priced Burnaby townhome suitable for a young family. Price range, location, condition and property type all matter.

We're finding that buyer activity remains particularly noticeable at the more accessible price points. Affordability is still a major constraint in Vancouver and Burnaby, so when a desirable property reaches a price that buyers perceive as good value, competition can return surprisingly quickly.

Is This a Good Time to Move Up in Burnaby?

For some families, we think it can be.

We recently helped a Burnaby family move from a three-bedroom townhome into a move-in-ready detached home—while staying in Burnaby.

This is one of the opportunities we find most interesting in the current market.

Move-up buyers are both sellers and buyers. It's easy to focus on the fact that your existing home might sell for less than it would have at the peak of the market. But that's only half of the equation.

The more important number is often the price gap between the home you're selling and the home you want to buy.

A softer market can mean more detached-home inventory, fewer competing offers and greater negotiating leverage. If higher-priced properties have experienced larger dollar declines, the gap required to move from a townhome into a detached home can actually become more manageable.

Paradoxically, the strongest markets can be some of the hardest times to move up. Your existing home sells easily, but so does the detached home you want—and you may find yourself competing aggressively to buy it.

What Does a 24 Market Pulse Mean?

We aren't yet seeing enough evidence to say the Vancouver housing market has established a durable bottom. July's weakness following June's improvement reinforces our cautious outlook.

But Buyer Advantage doesn't mean buyers shouldn't buy.

It means they have something Vancouver and Burnaby buyers haven't always enjoyed: time, selection and negotiating power.

Our recent transactions illustrate that clearly. Some sellers are having to reduce prices to find the market. Some buyers are patiently picking off properties they consider good value. And certain segments—particularly well-priced townhomes and more affordable attached homes—can still attract considerable competition.

For sellers, pricing and presentation have become critical. For buyers, patience and preparation are being rewarded. And for homeowners considering a move up, today's weaker market may actually create an opportunity that becomes harder to find once confidence and competition return.

Buyers are in control—and they're getting choosy. Right now, understanding value at the neighbourhood and property level matters far more than trying to perfectly predict the exact bottom of the Vancouver or Burnaby real estate market.

The Brad & Theo Market Pulse for July 2026 rose to 32 out of 100, up five points from 27 last month. That is the strongest monthly improvement we have seen in some time, but the market remains firmly in Buyer Advantage territory.

The key question is whether this is the beginning of a genuine recovery or simply a better month in a still-weak market. At this stage, we think it is too early to call a bottom. However, June’s data did contain some genuinely encouraging signs.

The biggest improvement came from sales activity. June sales were 9.6% higher than a year earlier and only 12.4% below the 10-year seasonal average. That is still weaker than normal, but it represents a meaningful improvement from May, when sales were approximately 27% below the 10-year average.

The sales-to-active listings ratio also improved to 14.6%. This is an important measure because it looks at demand relative to the amount of inventory available. The higher the ratio, the more pressure there is on buyers; the lower it is, the more choice and negotiating leverage buyers generally have.

At 14.6%, the market is still not strong, but demand is doing a better job of absorbing available inventory than it was earlier this year. That improvement is the main reason the Pulse moved from 27 to 32.

Inventory Is Still the Biggest Challenge

The strongest argument against declaring a market bottom is inventory.

There were approximately 17,000 active listings across Greater Vancouver at the end of June, roughly 30% above the 10-year seasonal average. Buyers still have a lot of choice, and sellers are competing against far more listings than they were during the stronger markets of recent years.

This has a significant psychological effect. When buyers have limited options, they worry about missing out. When they have numerous comparable properties to consider, they become more patient. They watch new listings, compare recent price reductions and wait for a property that offers clear value.

That is very much the market we are seeing today.

The important change in June was that demand strengthened while the flow of new listings began to slow. If that continues, the market could gradually work through some of its excess inventory. But one month is not enough to establish a trend, particularly as we move into the traditionally quieter summer period.

Prices Are Still Under Pressure

The composite benchmark price was approximately 6% lower than a year ago and edged down another 0.1% from May.

That monthly decline is small, but the broader trend matters. Despite better sales activity, prices have not yet shown convincing evidence of stabilizing.

This is why we are cautious about calling the current market a bottom. A true market turn would likely involve several things happening together: stronger sales, a sustained improvement in the sales-to-active ratio, inventory beginning to decline relative to normal levels, and prices showing broader signs of stabilization.

We have now seen improvement in the first two areas. We have not yet seen enough progress in the other two.

A Buyer’s Market Does Not Mean Every Property Is Easy to Buy

One of the clearest lessons from our June transactions is that the market is much more nuanced than the headline numbers suggest.

We recently sold 153–20180 84th Avenue after just one open house. We were initially a little nervous about using an underpricing strategy to generate competition. In a market with high inventory and selective buyers, underpricing can be risky if the demand simply is not there.

However, after a lot of research into the competing inventory, recent sales and likely buyer demand, our experience told us the strategy was worth trying. It worked.

This is an important reminder for sellers: a buyer-friendly market does not mean every home needs the same strategy. The right approach depends on the property, price range and competition. In some cases, pricing at market value is best. In others, strategic underpricing can still create urgency and competition.

We saw the same market segmentation from the buyer side. One of our clients looking for an older townhome in North Burnaby under $900,000 encountered multiple offers on two different properties and was unsuccessful both times.

That may sound surprising in a market with so much inventory, but it illustrates an important point: affordable, family-oriented housing can still be very competitive.

Buyers have more choice overall, but good properties at attractive price points can still draw multiple offers. The market is not uniformly weak.

Buyers Are Picking Off the Best Opportunities

Our day-to-day experience continues to show that buyers are highly selective. They are not rushing into purchases simply because inventory is available. Instead, they are carefully evaluating properties and waiting for clear value.

We continue to see some of the greatest pressure on older and smaller condos. In this segment, even a property that is only slightly overpriced may struggle to attract traffic. With so many alternatives available, buyers can simply move on to the next listing.

At the same time, good homes can still sell very well.

Our recent listing at 4355 MacDonald Avenue in Burnaby’s Burnaby Hospital neighbourhood attracted more than 30 groups to its first open house and sold above the asking price.

The common thread is that buyers are still active, but they are focusing their attention on the best opportunities. Well-located, well-presented, move-in-ready homes that represent clear value can still perform strongly.

We often describe this as buyers picking off the best deals.

The Move-Up Opportunity Is Real

Perhaps the most interesting opportunity in the current market is for homeowners looking to move up.

We recently helped a Burnaby family sell their three-bedroom townhome and move into a detached, move-in-ready home, also in Burnaby. We are also working with another astute buyer who sees the current market as an opportunity to make the move from a townhouse to a detached home.

These buyers understand something important: the best time to move up is not necessarily when the market feels strongest.

A move-up buyer is both a seller and a buyer. In a softer market, they may receive less for the home they are selling, but the more important question is what is happening to the property they want to buy.

In many cases, the more expensive property has experienced greater dollar-value pressure. There may also be more inventory, less competition and better negotiating opportunities. That can make the gap between a townhome and a detached house—or between a condo and a townhome—more manageable.

The strongest markets are often the hardest markets in which to move up. Your current home may sell easily, but the next property can attract multiple offers and rise in price faster than the home you already own.

Today’s market can offer the opposite dynamic: more time, more choice and greater leverage on the purchase.

What We Expect This Summer

June’s improvement is encouraging, but our view remains cautious.

The spring market failed to produce a convincing turnaround or clear evidence of a durable bottom. That matters because spring is normally the strongest part of the Vancouver real estate calendar.

We expect activity to remain relatively subdued through the summer. If sales continue to improve while new listings slow, the market could begin to stabilize. If demand weakens again and inventory remains elevated, further price pressure is possible.

For now, the Pulse at 32 out of 100 tells a fairly clear story: the market is improving, but buyers still hold the overall advantage.

The more important lesson from our own June transactions is that there is no single Vancouver market. Some older and smaller condos are struggling to attract attention. Well-presented homes can still sell quickly. Affordable townhomes can receive multiple offers. And for move-up buyers who understand the opportunity, the current market may offer possibilities that are much harder to find when the headlines are more positive.

The market may not have found its bottom yet. But for the first time in several months, both the data and some of what we are seeing on the ground are moving in a more constructive direction.

This month, the Brad & Theo Market Pulse registered a score of 27 out of 100, up modestly from 24 last month. While this represents a slight improvement in market conditions, the overall reading remains firmly in Buyer Advantage territory.

The purpose of the Market Pulse is to provide a simple snapshot of Vancouver housing sentiment by combining several key indicators into a single score. Rather than focusing on one statistic in isolation, the Pulse looks at the broader relationship between supply, demand, pricing trends, and financing conditions to help buyers and sellers better understand where the market stands today.

Although there were some encouraging signs in May, particularly a modest increase in sales activity, the overall picture remains one of elevated inventory, cautious buyers, and soft pricing. More importantly, the critical spring market failed to produce the type of momentum we would typically expect if a meaningful market recovery were underway.

What's Driving the Pulse?

One of the most important components of the Pulse is the Sales-to-Active Listings Ratio, which improved from 9.7% to 13.5% in May. This indicates that demand has improved somewhat relative to available inventory. However, while this improvement is welcome, the ratio remains below levels typically associated with balanced or seller-favouring markets.

Inventory remains one of the biggest factors influencing the current market. Active listings across Greater Vancouver are sitting at levels not seen in many years. Buyers have significantly more choice than they did during the highly competitive markets of 2020, 2021, and early 2022. This increased selection reduces urgency and gives buyers more leverage when negotiating price, terms, and conditions.

Sales activity remains another challenge. While transactions increased from April, overall sales volumes continue to sit well below historical norms. When we compare current sales activity against long-term averages, the market remains noticeably subdued. This suggests that many buyers are still waiting on the sidelines despite improved affordability relative to recent years.

Pricing trends also continue to weigh on the market. Benchmark prices have generally softened over the past year, reflecting the imbalance between available inventory and buyer demand. While we are not seeing the type of rapid declines experienced in some previous downturns, there is little evidence of sustained upward pressure on prices at this stage.

Mortgage rates remain elevated compared to the ultra-low-rate environment that fuelled the pandemic-era housing boom. Although buyers have adjusted to higher borrowing costs, financing continues to be a significant factor affecting affordability and overall demand.

Why the Spring Market Matters

The spring market is traditionally the most important period of the year for Vancouver real estate. It is typically when we see the highest levels of buyer activity, the strongest competition, and the clearest signals regarding the direction of the market.

This year, many market participants were hoping that lower interest rates and improving affordability would trigger a more meaningful recovery. While sales improved modestly, the spring market ultimately failed to deliver a convincing turnaround.

Instead of seeing inventory absorbed, we continue to see new listings outpace demand. Instead of seeing broad-based price stabilization, prices remain soft in many segments. Instead of seeing buyers rush back into the market, many continue to take a patient and selective approach.

As a result, we expect market activity to remain subdued through the summer months. This is a normal seasonal pattern, but it becomes more significant when the spring market has already underperformed expectations. Without a stronger spring recovery, it becomes more difficult to argue that a durable market bottom has already been established.

What We're Seeing on the Ground

While the statistics tell one story, our day-to-day experience with buyers and sellers provides another valuable perspective.

One trend we are consistently seeing is that buyers remain highly selective. They are not rushing into purchases simply because inventory is available. Instead, they are carefully evaluating properties and waiting for opportunities that offer exceptional value.

In particular, we are seeing the greatest pricing pressure on older and smaller condominium units. In today's market, even a condo that is only slightly overpriced may struggle to attract traffic. We've seen situations where sellers have held open houses with very few visitors simply because buyers have so many alternatives to choose from.

At the same time, well-presented, move-in ready homes that are priced appropriately continue to perform exceptionally well. A recent example was our listing at 4355 MacDonald Avenue in Burnaby's sought-after Burnaby Hospital neighbourhood, which attracted more than 30 groups through the first open house and ultimately sold above the asking price. Buyers are still active, but they are focusing their attention on the best opportunities rather than lifting the entire market.

We're also finding that buyers are increasingly "picking off" the best deals as they become available. Many are waiting patiently for properties that are renovated, well-maintained, and represent clear value relative to competing listings. This creates a market where preparation, presentation, and pricing are more important than they have been in years.

In many ways, the market is rewarding value and punishing mediocrity. Sellers who price strategically and present their homes well can still achieve excellent results, while buyers who are prepared to act decisively can take advantage of opportunities that simply didn't exist during the highly competitive markets of recent years.

The Opportunity for Move-Up Buyers

Perhaps the most compelling opportunity in today's market is for families looking to move up the property ladder.

Recently, we helped a Burnaby family successfully transition from a three-bedroom townhome into a detached, move-in ready home, both within Burnaby. This is exactly the type of opportunity that becomes more achievable during buyer-friendly market conditions.

When inventory is limited and competition is intense, the gap between property types can become difficult to bridge. Buyers often find themselves competing against multiple offers while struggling to secure their next home. Today's market is different.

With increased inventory and more negotiating power, move-up buyers have more options, more time to make informed decisions, and greater flexibility when structuring offers. They can often negotiate better terms and find properties that may have been out of reach during stronger seller markets.

For growing families who have been waiting for the right moment to transition from a condo to a townhome, or from a townhome to a detached home, this environment may represent one of the best opportunities we've seen in several years.

Looking Ahead

While the Market Pulse improved slightly this month, the broader trend remains cautious. A score of 27 out of 100 still places the market firmly in Buyer Advantage territory.

We will continue to monitor inventory levels, sales activity, pricing trends, and mortgage conditions in the months ahead. A sustained recovery will likely require stronger demand, tighter inventory conditions, and clearer evidence that buyers are returning to the market in larger numbers.

Until then, buyers continue to enjoy favourable conditions, particularly those looking to upgrade their lifestyle and take advantage of opportunities created by elevated inventory and reduced competition.

As always, every neighbourhood and property type behaves differently. If you're considering buying, selling, or making a move, we'd be happy to discuss how current market conditions apply to your specific situation.

A buyer looking at Burnaby South homes for sale usually figures out one thing fast - this part of the market is not one-size-fits-all. Two homes can sit minutes apart and offer completely different trade-offs in schools, lot size, transit access, redevelopment potential, and long-term value. That is why local context matters so much here.

Burnaby South attracts a wide mix of buyers for good reason. Families want established streets, parks, and strong school options. Move-up buyers like the balance of detached homes, townhomes, and newer condo buildings. Downsizers often focus on convenience, transit, and low-maintenance living. Investors and multigenerational households are also paying attention, especially where lot configuration, rental flexibility, or future land use may create options over time.

Why Burnaby South homes for sale get so much attention

Burnaby South sits in a sweet spot for many Greater Vancouver buyers. It offers easier access to Vancouver than many suburban markets, while still giving buyers more variety in home style and neighborhood character. In some pockets, you will find quiet residential streets with larger detached homes and a more traditional family feel. In others, the draw is walkability, SkyTrain access, and newer buildings close to shopping and daily amenities.

That variety is a big advantage, but it can also make the search harder. Buyers sometimes start by saying they want Burnaby South, when what they really want is one of several very different living experiences. The right move often comes down to narrowing the lifestyle first, then matching it to the home type and budget.

The neighborhoods matter more than people expect

When people search Burnaby South homes for sale, they often compare areas like Metrotown, South Slope, Deer Lake, Big Bend, and Suncrest without realizing how different they feel on the ground.

Metrotown and nearby high-density areas

For buyers who want convenience, Metrotown is hard to ignore. Condo and townhome options are more common, and daily errands are straightforward. Shopping, restaurants, transit, and community amenities are close by, which appeals to busy professionals, downsizers, and households who prefer not to rely on a car for everything.

The trade-off is density. Some buyers love the energy and convenience. Others find that the busier streets, higher traffic, and more vertical style of living are not the right fit for their next chapter.

South Slope and Suncrest

These areas often appeal to families who want a more residential feel without giving up accessibility. Streets can feel quieter, and there is a stronger detached-home presence in many pockets. Depending on the exact location, buyers may also find excellent views, functional family layouts, and good access to parks and schools.

The challenge is price sensitivity. Well-located family homes in these neighborhoods tend to draw strong interest, especially when they are move-in ready or sit on desirable lots.

Deer Lake and surrounding pockets

Deer Lake carries a different kind of appeal. Buyers looking for larger homes, executive-style properties, or prestigious settings often focus here. The neighborhood can feel more established and more spacious, which is a major draw for move-up buyers.

Of course, that usually comes with a higher entry point. For some households, the better decision is buying a smaller home in a top-tier pocket. For others, it makes more sense to choose a more affordable area and keep renovation budget in reserve.

What buyers should look at beyond the listing price

A smart purchase in Burnaby South is not only about what you can afford today. It is about how the property fits your life and how resilient that value may be over time.

Start with the obvious factors like square footage, bedroom count, parking, storage, and condition. Then go one level deeper. In detached homes, lot dimensions, slope, lane access, and zoning context may matter more than a fresh coat of paint. In condos and townhomes, the strata's financial health, bylaws, depreciation planning, and building maintenance record can have a major effect on your ownership experience.

This is where buyers can get tripped up. A home that looks like a bargain may need significant updating. A beautifully renovated property may be priced so tightly that future upside is limited. A newer condo may look low-maintenance, but monthly carrying costs could be much higher than expected once strata fees, parking, and property taxes are added up.

Burnaby South homes for sale by property type

Different property types serve very different goals, and Burnaby South gives buyers several ways to enter the market.

Detached homes

Detached homes remain the top choice for buyers who want space, privacy, and land. They are especially attractive to families, multigenerational households, and buyers thinking long term. In Burnaby South, detached properties can also draw attention from builders and buyers watching future redevelopment patterns.

The downside is straightforward - higher purchase prices, higher maintenance, and more competition for the best lots.

Townhomes

Townhomes often hit the middle ground. They can offer family-friendly layouts, multiple bedrooms, and more usable living space than many condos, while staying below detached-home pricing. For younger families and move-up buyers, this segment is often worth serious attention.

But not every townhome is equal. Layout, strata quality, outdoor space, visitor parking, and noise exposure can vary a lot from project to project.

Condos

Condos are often the most accessible entry point in Burnaby South, especially near transit and major amenities. They work well for first-time buyers, investors, and downsizers who want convenience and less day-to-day upkeep.

The key is to avoid shopping by price alone. Floor plan efficiency, building reputation, future maintenance risk, and exposure all matter. A cheaper unit with poor layout or major upcoming repairs is not always the better deal.

Timing the market versus buying the right home

Many buyers spend too much energy trying to perfectly time the market. In reality, that is rarely possible with confidence. Interest rates shift, inventory changes, and buyer sentiment can turn quickly.

A better approach is to watch local conditions closely and act when the right home appears at a price that fits your finances and long-term plans. If inventory is thin, patience matters. If listings are sitting longer, negotiation opportunities may improve. If rates change, buying power can move faster than buyers expect.

It depends on your timeline. If you need to move in the next few months, your strategy should focus on clarity and preparation. If you are six to twelve months out, you have more room to study neighborhoods, refine priorities, and track value trends.

Why local strategy matters in Burnaby South

On paper, two listings can look similar. In practice, one may be fairly priced and the other may be positioned to test the market. One street may carry stronger long-term demand than the next. One condo building may have a better ownership profile, management history, or resale track record.

That is why experienced local guidance makes such a difference. Buyers need more than listing alerts. They need to know what is normal for a micro-area, what red flags deserve a second look, and where there may be room to negotiate without missing the opportunity altogether.

For Chinese-speaking households and cross-cultural families, that guidance can be even more valuable when communication, decision-making style, or family priorities involve more than one perspective. Clear advice in English, Mandarin, or Cantonese can reduce stress and help everyone move forward with confidence.

A practical way to narrow your search

If Burnaby South feels broad, that is because it is. The fastest way to make the search manageable is to rank your priorities honestly. Decide whether commute, schools, lot size, walkability, renovation tolerance, or future flexibility matters most. Once those priorities are clear, the right neighborhood and property type usually start to stand out.

That process saves time and protects buyers from emotional decisions. It is easy to fall for staging, views, or a polished kitchen. It is harder, and more important, to judge whether the home still works when school routines, parking needs, aging parents, rental plans, or resale potential enter the picture.

Burnaby South rewards buyers who stay focused. It offers real choice, but the best outcomes usually go to people who understand what they are buying, why they are buying it, and how that decision fits the next five to ten years. If you are serious about Burnaby South homes for sale, the smartest first step is not rushing into a showing marathon. It is getting clear on the kind of life you want the home to support.

We love finding new ways to connect with our community — and when the opportunity came up to sit down with Midlife to Best Life, we jumped at it. It turned out to a practical, down-to-earth conversation about what property ownership means in the Vancouver real estate market.

What's covered in the episode

In this episode, Theo Gannon explains why investing in real estate during midlife is about more than buying property — it’s about making intentional decisions that align with your long-term goals, lifestyle, and financial future. With host Ana Yun, a Vancouver local, they discuss how midlife can bring greater clarity, confidence, and perspective, helping buyers and investors make smarter real estate decisions in today’s changing Vancouver market.

We also explore why homeownership remains an important cultural and emotional milestone for many Canadians, and how timing the market correctly can create major opportunities. With Metro Vancouver seeing higher inventory levels, stabilized interest rates, and more buyer negotiating power, today’s market may offer one of the best opportunities in years for thoughtful buyers.

The conversation also covers pre-sale opportunities, new BC buyer incentives and GST rebate programs, and why communities like Vancouver’s River District are attracting attention from buyers looking for long-term value, lifestyle, and growth potential. Throughout the episode, Theo shares practical insights on navigating uncertainty, building confidence in your decisions, and approaching real estate as part of a bigger life strategy — not just a transaction.

Listen to the full episode

The full interview is available now on Midlife to Best Life. Whether you're actively thinking about a move or just trying to make sense of the headlines, we think you'll walk away with a clearer picture of what's happening — and what to do about it.

Link:     https://www.podbean.com/ew/pb-yqsd4-1a93134

If you are watching the greater vancouver average home price, you are probably trying to answer a very practical question: what does this mean for my next move? A headline number can be useful, but on its own it rarely tells a buyer where value is improving or a seller how to price with confidence. In Greater Vancouver, averages move fast, neighborhoods behave differently, and property type matters more than many headlines suggest.

That is why average price should be treated as a market signal, not a final verdict. A detached home in West Vancouver, a condo in Burnaby South, and a townhouse in North Vancouver do not rise and fall in the same way or at the same speed. When clients ask whether the market is up or down, the honest answer is often yes - depending on where, what, and when.

What the greater vancouver average home price really tells you

The average home price gives a broad snapshot of where the market is sitting at a given time. It can help identify momentum, measure shifts from one month or year to the next, and provide context for major decisions. For families planning a move, downsizers trying to time a sale, or investors comparing neighborhoods, it is a starting point.

But average price has a weakness that deserves attention. It can be pushed up or down by the mix of homes sold in a given period. If more luxury detached homes sell in one month, the average may rise even if condo values are flat. If activity shifts toward entry-level apartments, the average may soften without meaning every segment is losing value.

That is why experienced agents rarely rely on average price alone. They also look at benchmark pricing, days on market, inventory levels, sale-to-list ratios, and how many competing offers are showing up in each submarket. Those details matter because they reflect buyer behavior, not just arithmetic.

Why Greater Vancouver averages can mislead buyers and sellers

Greater Vancouver is not one market. It is a collection of distinct communities, each with its own pricing rhythm, buyer pool, and housing stock. Averages blend them together, which is tidy for headlines but messy in real life.

In Burnaby, for example, condo and townhouse demand can be shaped by rapid transit access, school catchments, and newer concrete inventory. Vancouver Westside often responds to different drivers, including lot size, school reputation, renovation quality, and global wealth. North Vancouver and West Vancouver can move differently again, especially when detached inventory is tight and buyers are focused on lifestyle, views, or rebuilding potential.

This is where families can make costly assumptions. A buyer may hear that the average is down and expect broad discounts, only to find well-priced homes in strong school areas still attracting competition. A seller may hear that prices are up and list aggressively, then sit on the market because buyers in that segment have become selective. The average can point you toward the weather. It cannot tell you if your street is getting rain.

The biggest factors behind home prices right now

Interest rates remain one of the biggest forces on affordability. Even modest changes in borrowing costs can reshape what buyers are willing or able to pay. This is especially true in price-sensitive segments like condos and townhomes, where monthly payment matters as much as purchase price.

Inventory is just as important. When listings are limited, buyers compete for the best options and prices can hold firm even in a cautious economy. When more homes come to market, especially if they are similar in style, condition, and location, buyers gain leverage and sellers need to sharpen their pricing strategy.

Migration patterns and local demographics also play a role. Greater Vancouver continues to attract newcomers, families upgrading for space, and downsizers seeking convenience. In many areas, demand is supported by long-term fundamentals such as land constraints, strong schools, transit access, and the region's appeal to both local and international households.

Government policy can influence pricing too, though usually not in a simple straight line. Tax changes, lending rules, zoning updates, and housing supply initiatives can all affect buyer confidence and seller behavior. Some measures cool activity for a period. Others shift demand from one property type to another.

How buyers should read the greater vancouver average home price

For buyers, the average home price is best used as context for budgeting and negotiation, not as a shortcut for value. If the regional average is rising, that does not automatically mean every listing is worth stretching for. Likewise, if the average slips, it does not mean every seller is ready to negotiate deeply.

The better approach is to compare the average with what is happening in your target area and property type. If you are looking for a family townhouse in Burnaby North, study recent comparable sales in that pocket. If you are searching for a detached home in East Vancouver, look at lot size, basement configuration, updates, and school access. These details shape value far more directly than the regional average.

Timing matters too. In a fast market, buyers who understand local pricing can act decisively without overpaying. In a slower market, patience may create better terms, but only if the home has been exposed properly and is not underpriced to attract competition. Good buying decisions are rarely about chasing the lowest headline. They are about recognizing fair value before someone else does.

How sellers should use average price without overpricing

Sellers often want reassurance that the market supports their expectations. That is understandable. Your home is not just an asset. It is where your family has lived, planned, hosted, and invested. But pricing needs to reflect the market you are entering, not the peak you remember.

The greater vancouver average home price can help frame the conversation, but it should never be the main reason for a list price. The strongest pricing strategy comes from recent comparable sales, current competition, showing activity, and the condition of your property relative to nearby alternatives.

Overpricing creates drag. It can reduce early interest, lead to stale days on market, and force price cuts that weaken your position. Smart pricing, by contrast, creates urgency. It brings the right buyers through the door and gives you a stronger chance of achieving a solid result with less stress.

For homes that appeal to multilingual or cross-cultural buyers, marketing reach also matters. Presentation, negotiation style, and communication can all influence final sale price. In a diverse region like Greater Vancouver, broad exposure is not a bonus. It is part of doing the job properly.

Average price vs benchmark price

This is where many consumers get tripped up. Average price is the simple average of homes sold. Benchmark price is designed to reflect the value of a typical home, adjusted for key features and market composition. In many situations, benchmark price gives a steadier picture of underlying trends.

If the average spikes because several luxury properties sold in one month, the benchmark may show a more moderate change. If the sales mix shifts toward smaller units, the benchmark may reveal that underlying values are more stable than the average suggests. Neither metric is useless. They answer different questions.

If you are selling or buying in a highly varied region, benchmark data often provides a cleaner read on true market direction. Average price still has value, especially for broad consumer awareness, but it needs interpretation. Real estate is not a simple scoreboard.

What smart clients do next

They narrow the data. Instead of asking only what the regional average is doing, they ask what similar homes nearby have sold for, how quickly they sold, and how many active competitors are on the market today. That is the information that improves decisions.

They also separate emotion from timing. Some moves are driven by rates and prices. Others are driven by a growing family, a school transition, a job change, or a desire to simplify. If the move makes sense for your life, the goal is not to win a headline. It is to make a sound decision with clear eyes and a realistic plan.

At Brad & Theo, that has always been the heart of good real estate advice: local knowledge, honest pricing guidance, and support that meets clients where they are. The Greater Vancouver market can be competitive, nuanced, and occasionally a little humbling. That is exactly why clear guidance matters.

Keep an eye on the average, but do not stop there. The best real estate decisions are made one neighborhood, one property type, and one well-informed step at a time.

A home on one side of the street can sell for far more than a nearly identical home on the other side. In Greater Vancouver, that gap can come down to slope, views, school catchment, renovation quality, lane access, or even where the afternoon light falls. That is why real estate values by address are useful - but only if you understand what the number is really telling you.

For buyers, an address-based value can help you decide whether a listing looks fairly priced before you book a showing. For sellers, it can be a starting point for timing and pricing decisions. But a computer-generated estimate is not the same as a market-tested value, and treating it like one can lead to expensive mistakes.

What real estate values by address actually mean

When people search real estate values by address, they usually want a quick answer to a simple question: what is this home worth right now? The challenge is that "worth" changes depending on the purpose.

If you are preparing to sell, value means what a qualified buyer would likely pay in the current market, under current conditions, with current competition. If you are buying, value often means whether a property is priced above, below, or near what comparable homes are selling for. If you are refinancing, appealing an assessment, or planning a long-term move, the useful number may be different again.

Address-based tools try to estimate market value using public records, past sales, property size, lot dimensions, building age, and nearby comparable sales. Some are fairly good for standard condos in active buildings where many similar units have sold recently. They are usually less reliable for custom homes, renovated older houses, duplexes with unique layouts, or properties on unusual lots.

That is where context matters. A home is never just its square footage and bedroom count.

Why one address can differ so much from the next

In our market, small differences create large pricing swings. Two detached homes in Burnaby may have the same lot size, but one backs onto a busy road while the other sits on a quiet inside street. In North Vancouver, one property may have better sun exposure or easier access to trails and schools. In Vancouver West, a premium may come from a highly sought-after school catchment, lane house potential, or future redevelopment value.

Online tools do not always catch those details. They can miss unauthorized renovations, deferred maintenance, awkward floor plans, premium views, or lot characteristics that affect future potential. They may also lag behind fast-moving market changes. In a rising market, estimates can look too low. In a softer market, they can stay optimistic longer than buyers do.

This is why serious pricing work still comes back to live market evidence. Recent comparable sales, active competition, expired listings, and buyer demand in that micro-area matter more than a broad regional average.

How to use real estate values by address the right way

The best way to use an address-based estimate is as a first look, not a final answer. Think of it as a temperature check.

If the estimate is close to recent sale prices for similar nearby homes, that is a useful sign. If it is far off from what comparable properties are listing or selling for, that is a sign to dig deeper. A number by itself is not insight. It becomes useful only when paired with local interpretation.

For sellers, this means resisting the urge to anchor too strongly to the highest online estimate you can find. A high estimate may feel encouraging, but overpricing tends to hurt momentum. In many Greater Vancouver neighborhoods, the first two weeks of exposure matter a great deal. Buyers are quick to compare value, and a home that misses the market early can end up helping better-priced competing listings look stronger.

For buyers, the opposite problem is common. A listing might look overpriced compared with an online estimate, but the estimate may not reflect a recent high-end renovation, legal suite income, or redevelopment angle. Walking away too quickly can mean missing a property that is actually well positioned for its segment.

What to check beyond the address

A proper value opinion starts with the address, but it cannot stop there. The property itself has to be examined in detail.

Condition is a major factor. A clean, updated home with strong curb appeal and move-in-ready finishes will usually outperform a similar home that needs work. Layout matters too. Buyers do not pay the same for all square footage. Functional family space, legal suites, home offices, and outdoor usability can all change how a home is perceived.

Lot characteristics are another big one, especially for detached properties. Frontage, depth, slope, access, orientation, views, and zoning all affect value. In some cases, redevelopment potential can pull value well above what the current house alone would suggest.

The building and street also matter for condos and townhomes. Strata fees, depreciation reports, upcoming building work, parking, storage, exposure, floor level, and noise can all shift price. Two units with the same floor plan in the same building may still command different numbers depending on updates, outlook, and level.

The Greater Vancouver factor

Real estate values by address become more complicated in Greater Vancouver because this is a patchwork market, not a single one.

Burnaby South does not behave exactly like Burnaby North. East Vancouver buyer priorities can differ from Vancouver Westside expectations. North Vancouver and West Vancouver may share some lifestyle appeal, but land value, architecture, view premiums, and buyer profiles can be very different. Even within one neighborhood, school boundaries and block-by-block reputation can change demand.

This is one reason local experience matters. A broad algorithm may understand postal data. It usually does not understand why one pocket consistently attracts stronger family demand, why one side of a corridor is quieter, or why a certain product type is suddenly getting multiple offers while another is sitting.

That local read becomes even more important for multilingual and cross-cultural households, where decision-making may include extended family input, school planning, commute patterns, rental flexibility, and long-term wealth preservation. Those priorities often shape value in ways that generic tools cannot measure.

When online estimates are useful - and when they are not

Online value tools are helpful when you want a quick snapshot, are tracking a neighborhood loosely, or need a rough benchmark before a deeper review. They are also useful for spotting trends over time. If values in a building or pocket are moving consistently, that can help frame next steps.

They are less useful when the stakes are high and timing matters. If you are preparing to list, making an offer, dividing family assets, evaluating a rebuild, or deciding whether to renovate before selling, rough numbers are not enough. At that point, the cost of being wrong is usually much higher than the time it takes to get a proper comparative analysis.

A strong pricing review should consider sold properties, active competition, listings that failed to sell, current buyer sentiment, and the specific strengths and weaknesses of the home. It should also answer a practical question: not just what the home is worth in theory, but how to position it so the market responds.

The risk of pricing off the wrong number

Overpricing can lead to stale listings, repeated price reductions, and weaker negotiating leverage. Buyers often assume a lingering property has a problem, even when the issue was simply pricing. Underpricing has its own risks. While strategic underpricing can work in some markets, doing it without a clear plan can leave money on the table.

That is why experienced agents do more than produce a number. They interpret market behavior. In a balanced or shifting market, pricing strategy matters as much as the estimate itself.

With Brad & Theo Gannon, that work is grounded in local sales evidence, neighborhood knowledge, and years of helping families across Burnaby, Vancouver, North Vancouver, and West Vancouver make smart decisions with confidence.

A better way to think about home value

Instead of asking for a single perfect number, ask for a realistic range and the reasoning behind it. What has sold nearby? What would buyers compare your home to? What features create a premium, and what factors might hold the price back? What is happening right now in that exact pocket, for that exact product type?

That approach leads to better decisions because it reflects how real buyers actually behave. They do not buy based on a formula alone. They compare, hesitate, stretch, negotiate, and react to emotion as much as data.

A property address is where valuation starts. The real answer comes from understanding the home, the street, the neighborhood, and the current market at the same time. If you treat address-based values as a useful starting point rather than the final word, you will be in a much stronger position whether you are buying, selling, or simply planning your next move.

Understanding the Best Move-Up Opportunity in Today’s Market

For growing families in Vancouver and Burnaby, the most common and practical upgrade path is:

👉 Condo to townhome

This move provides:

• More living space

• Better separation for families

• Access to outdoor areas

• Long-term lifestyle stability

In 2026, this segment of the market is showing clear signs of opportunity, supported by recent data.

📊 March 2026 Market Data: Townhome Inventory Is Rising

Vancouver East Townhome Market (March 2026)

According to the latest market report:

• Active townhome listings increased by 36% year-over-year

• Benchmark prices decreased by approximately 9% year-over-year

• Sales activity declined slightly

👉 This indicates a shift toward more supply and reduced buyer competition

Burnaby South Townhome Market (March 2026)

• Active listings increased by 53% year-over-year

• Sales volume decreased significantly

• Benchmark prices declined by approximately 5% year-over-year

👉 This is a strong indicator of a more balanced or buyer-favourable market

📈 What Increased Townhome Inventory Means for Buyers

1. More Selection

Buyers can now compare:

• Layouts

• Locations

• Price points

• School catchments

Without needing to act immediately.

2. Reduced Competition

With more listings and fewer sales:

• Fewer bidding wars

• Less pressure to waive subjects

• More time for due diligence

3. Greater Negotiation Leverage

Higher inventory typically leads to:

• Price flexibility

• Subject-to-offer conditions (financing, inspection)

• Seller concessions

💰 Condo vs Townhome Pricing in 2026

Typical Price Ranges (Vancouver East & Burnaby South)

• Condos: ~$650,000 – $800,000

• Townhomes: ~$950,000 – $1,100,000

While the price gap still exists, current market conditions are improving:

• Townhome prices have softened

• Condo values have remained relatively stable

• Negotiation opportunities have increased

👉 Result: A more achievable upgrade path for families

⏱️ Market Timing vs Market Conditions

A key insight for 2026:

The opportunity is not about perfectly timing the market —
it’s about recognizing favourable conditions within a specific segment.

In the condo-to-townhome segment:

• Supply is increasing

• Demand is stabilizing

• Pricing is adjusting

This combination is what creates move-up opportunities.

👨‍👩‍👧‍👦 Who Should Consider Upsizing Now?

This market is particularly relevant for:

• Families outgrowing a 1–2 bedroom condo

• Buyers planning a move within the next 1–3 years

• Owners with built-up equity

• Clients prioritizing long-term lifestyle over short-term speculation

🧠 Expert Insight: 20+ Years of Helping Families Upsize

Our team has specialized in helping families transition from condos to townhomes and detached homes in Vancouver and Burnaby for over 20 years.

We’ve worked through:

• High-pressure seller markets

• Balanced markets

• Buyer-favourable conditions

What stands out in 2026 is:

👉 A rare alignment of increased inventory + reduced competition + price flexibility

These conditions historically create some of the best move-up opportunities for families.

🧭 Strategic Approach to Upsizing in 2026

Rather than asking “Is now the perfect time?”, a better approach is:

👉 “Is there a strong opportunity for our specific situation right now?”

A structured plan should include:

1. Accurate valuation of your current condo

2. Clear understanding of upgrade budget

3. Identification of target neighbourhoods

4. Timing strategy for buying and selling

🏁 Conclusion: A Window of Opportunity for Condo Owners

The data from March 2026 shows a clear trend:

• Townhome inventory is rising significantly

• Buyer competition has eased

• Pricing has softened modestly

For families considering a move:

👉 The condo-to-townhome transition is more achievable today than it has been in recent years.

📩 Work With Local Move-Up Specialists

If you’re considering upsizing in Vancouver or Burnaby, we can help you:

• Understand your home’s current value

• Identify realistic townhome options

• Build a strategy to bridge the gap

Brad & Theo
Vancouver & Burnaby Real Estate
Move-Up + Family Specialists

They say a cappuccino a day keeps the doctor away — right? Anyway, Burnaby has a great coffee scene and we wanted to share some of our favourite places around the city. Our order always includes a cappuccino and a croissant so these are the places that do both right.

Fior Di Latte · 4233 Hastings St · ★ 4.7

Pair their cappuccino with one of their unique pastries (the hazelnut-chocolate double-baked croissants is hard to walk past) and you've got a near-perfect morning. The matcha latte and gelato are draws in their own right, and the room — paintings on the walls, cozy and unhurried — makes it easy to stay longer than planned. Open daily 7 AM–9 PM.

Prado Café · 4321 Still Creek Dr · ★ 4.5

Prado's Still Creek location boasts a spacious, sleek interior — a place great for work chats. Grab a pastry to go with your amazing cappucino and settle in for the morning. Only open on weekdays, 7 AM–4 PM.

La Forêt · Burnaby · ★ 4.7

La Forêt is a Burnaby institution for good reason. Check out their special French pastries, sometimes with Asian-inspired flavours. The atmosphere leans whimsical and woodland-themed, which makes it a genuinely fun place to sit with a coffee. Expect a queue on weekends; it's worth it.

Chez Christophe · 4717 Hastings St · ★ 4.8

If you're serious about croissants, Chez Christophe is the answer. Pastry chef Christophe Bonzon trained in Europe and it shows — the croissants here are exceptional, with proper honeycomb layers and deep butter flavour. The cappuccino holds its own alongside them, which is all you really need. A small, focused shop that does what it does at a very high level. Check hours before you go; pastries sell out.

Burnaby’s coffee scene continues to grow, and these are just a few of the spots that consistently stand out to us. Whether you’re grabbing a quick cappuccino on the go or settling in for a slow morning with a croissant, there’s no shortage of great local options to explore. Have a favourite we should try next? Let us know—we’re always on the hunt for our next go-to café.

If you’re a first-time home buyer in British Columbia, there’s a major new incentive in 2026 that could save you tens of thousands of dollars when buying a newly built home.

Let’s break down exactly how the new GST rebate works, who qualifies, and how much you could save.

What Is the New GST Rebate?

As of 2026, the federal government introduced a new First-Time Home Buyer GST Rebate that can significantly reduce — or even eliminate — the 5% GST on new homes.

In BC, GST applies to new construction only (not resale homes). That includes:

• New condos

• Townhomes

• Detached homes

• Substantially renovated homes

The new rebate is a huge upgrade from the old system, which only offered limited savings.

How Much Can You Save?

✅ Full Rebate (Best Case)

• Homes priced up to $1,000,000

• 100% of the 5% GST is rebated

• Maximum savings: up to $50,000

Example:

• $900,000 new condo

• GST = $45,000

• You pay $0 GST after rebate

⚖️ Partial Rebate

• Homes priced between $1,000,000 and $1,500,000

• Rebate is gradually reduced

Example:

• $1,250,000 home

• Approx. $25,000 rebate (about half)

❌ No Rebate

• Homes priced $1,500,000+

• No GST rebate available

Who Qualifies as a First-Time Home Buyer?

This is where most people get confused — and where details really matter.

To qualify, you must meet ALL of the following:

1️⃣ You haven’t owned a home recently

• You must not have lived in a home you owned in the past 4 years

👉 This is called the “4-year rule”
👉 Even if you owned before, you may still qualify if enough time has passed

2️⃣ You must be a Canadian citizen or permanent resident

• Temporary residents (work permits, student visas) do NOT qualify

3️⃣ You must be at least 18 years old

4️⃣ The home must be your primary residence

• You must intend to live in the property (not rent it out)

5️⃣ If buying with a partner — BOTH must qualify

• If one person is not a first-time buyer, the rebate is lost entirely

Important Conditions (Most Buyers Miss These)

📅 Purchase Date Matters

• Must have signed a purchase agreement on or after March 20, 2025

🏗 Applies to New Homes Only

• This rebate does NOT apply to resale homes

⏳ Program Timeline

• Available for a limited time (through ~2030)

Why This Matters for Buyers in Vancouver & BC

This rebate can dramatically change affordability.

Example in Vancouver:

• $800,000 pre-sale condo

• GST = $40,000

• New rebate = $40,000 savings

That’s often the difference between:

• Qualifying for a mortgage

• Or not qualifying at all

Key Takeaways

• 💰 Save up to $50,000 in GST

• 🏡 Applies only to new construction homes

• 📉 Full rebate under $1M, partial up to $1.5M

• 👥 Strict first-time buyer rules (4-year rule + both buyers must qualify)

• 📅 Must purchase after March 20, 2025

Final Thoughts

This is one of the most impactful incentives for first-time buyers in years — especially in high-priced markets like Vancouver.

If you’re considering:

• A pre-sale condo

• A new townhome

• Or a new detached home

…it’s worth looking closely at how this rebate could apply to you.

Over the past year, both rents and condo sale prices have softened in Greater Vancouver, so we wanted to see what a real “rent vs. buy” looks like today using two near-identical Metrotown-area examples:

• Rent example: 6700 Dunblane Ave (≈550 sq ft, 30th floor) renting for $2,150/mo

• Buy example: 1507–6468 Willingdon Ave (534 sq ft, 15th floor) sold Dec 2025 for $589,000

Assumptions (Buy Scenario)

• Mortgage rate: 3.95%

• Amortization: 25 years

• Down payment: 20% ($117,800)

• Mortgage amount: $471,200

• Strata fee: $295/month

• Property taxes + basic insurance: estimated ~$300/month

Monthly Comparison

Does the Equity Built Offset the ~$920/month Gap?

If ownership costs about $920 more per month, that equals approximately:

• ~$55,000 over 5 years

• ~$110,000 over 10 years

Estimated principal paydown (equity built from the mortgage alone):

• ~$61,000 after 5 years

• ~$136,000 after 10 years

So even with the updated strata fee, the equity built still exceeds the additional monthly cash outlay over both 5 and 10 years — before considering any market appreciation.

What Price Would Equalize Monthly Costs?

With today’s rate, strata fee of $295, and ownership expenses included, the condo would likely need to sell under ~$400,000 for total monthly ownership costs to align with the $2,150 rent.

This comparison gives some perspective on where prices could move in a more extreme correction scenario — and also explains why renting feels cheaper today while long-term buyers focus on equity growth and time in the market.

How does this compare to other major international cities?

A quick way to compare rent vs. buy pressure across cities is the price-to-rent ratio (higher usually means buying is “more expensive” relative to renting). Numbeo’s current Price to Rent Ratio (City Centre) shows:

For context, our Metrotown example implies a price-to-rent ratio around ~22.8 (589,000 ÷ (2,150×12)), which puts it closer to Vancouver/NYC/Sydney than the much higher-ratio cities like London or Singapore.

The speculation and vacancy tax (SVT) rates depend on the homeowner’s tax residency. For the years 2019 to 2025, the speculation tax rate in B.C. was:

• 0.5% for Canadian citizens and permanent residents

• 2% of the property’s assessed value for foreign owners, and untaxed worldwide earners

For 2026 and the subsequent years, the speculation tax in B.C. has been raised to:

• 1% for Canadian citizens and permanent residents

• 3% of the property’s assessed value for foreign owners, and untaxed worldwide earnersThis is a friendly reminder for all City of Vancouver property owners regarding the upcoming deadlines for the Empty Homes Tax and Advance Property Taxes, both due by February 3rd, 2026.  Even if your property is occupied or exempt from the tax, filing the declaration is required through the City’s EHT portal Empty Homes Tax | City of Vancouver.  Make sure to file before the deadline, otherwise, the City of Vancouver will deem the property as vacant and the tax will apply!

Advance Property Taxes for Vancouver property owners are also due on February 3rd, 2026, but there is no need to claim the Homeowner Grant when paying this portion.  The Home Owner Grant will be claimed upon payment of the full tax in July.  More information can be found at Understand your property tax notice | City of Vancouver.

Looking ahead to 2026, most economists expect Canadian interest rates to remain relatively stable. The prevailing forecast is that the Bank of Canada will hold its policy rate near today’s neutral range for much of the year, rather than aggressively cutting or hiking. Inflation has been cooling toward the Bank’s 2% target, economic growth is expected to be modest, and employment conditions—while softer than the peak—remain resilient. Together, these factors point to a “wait-and-see” approach from policymakers.

For home buyers, this stability brings welcome predictability. Borrowing costs are unlikely to fluctuate dramatically, making it easier to plan purchases and financing strategies with confidence. While mortgage rates may move slightly up or down depending on bond markets, most experts do not expect sharp increases in 2026. This environment favors buyers who have been sitting on the sidelines, especially those who value certainty over trying to time the market perfectly.

For home sellers, steady interest rates typically support steady demand. Rather than a sudden surge or pullback in buyer activity, the market is expected to improve gradually as confidence returns. Pricing accurately and preparing homes well will remain key, as buyers are still value-conscious. Sellers who align with current market conditions—rather than last cycle’s peak pricing—are more likely to attract serious, qualified buyers.

Overall, 2026 is shaping up to be a year of balance rather than extremes. Stable rates tend to create healthier real estate markets, where decisions are driven by lifestyle, timing, and long-term goals rather than urgency or fear. Whether you’re buying, selling, or simply planning your next move, understanding this rate environment can help you make smarter, more confident real estate decisions.

Many of our clients have expressed how useful this resource is whether you’re considering buying or selling.

Just browsing active listings can be very confusing and misleading as many listings are overpriced or have been sitting on the market a long time. Other listings priced sharply sell much higher than list price and are quickly off the MLS sites. The only accurate way to assess market conditions and prices is to analyze the sold data.   

While we are always happy to help with this, we realize some of you want 24hr access for those late nights or early mornings when you’ve got real estate on the brain.

Sign up today: https://www.fisherly.com/theogannon

Compliments of Brad and Theo

First Time Homebuyers can now take advantage of the new program annoucned in 2022.

How much can you contribute?

You can contribute up to $40,000 over your lifetime and up to $8,000 in any one year, including 2023 even though the rules don’t come into effect until April 1, 2023. 

The annual contribution limit applies to contributions made within the calendar year. Unlike RRSPs, contributions made within the first 60 days of a given calendar year cannot be attributed to the previous tax year rd up to $8,000 of your unused annual contribution amount to use in a later year (subject to the lifetime contribution limit). For example, if you open an FHSA in 2023 and contribute $5,000, you can contribute up to $11,000 in 2024. Carry-forward amounts do not start accumulating until after you open an FHSA. 

You can hold more than one FHSA, but the total amount you can contribute to all of your FHSAs cannot exceed your annual and lifetime FHSA contribution limits.

Like TFSAs and RRSPs, a tax on overcontributions to an FHSA would apply for each month (or part-month) that the account is over the limits. The tax applies at the rate of 1% to the highest amount of the excess that existed in that month. 

An overcontribution can be dealt with in few different ways. First, the account holder can wait until the following year, and then the additional annual contribution room that arises may absorb the excess contribution. Alternatively, it is possible to request that a “designated amount”, not exceeding the overcontribution, be returned to the account holder as a tax-free withdrawal or a transfer to an RRSP. If a tax-free withdrawal is received, the original contribution giving rise to the overcontribution is not deductible. Finally, a taxable withdrawal would also reduce an over-contribution to an FHSA.

Finally, like RRSPs, you can make a contribution but defer the deduction until a later year.