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Looking ahead at Canada’s housing landscape, we’re seeing early signs of renewed momentum: resales have ticked up, inventory has levelled off, and prices are stabilizing—thanks largely to improved affordability and solid employment numbers that are encouraging buyers to revisit their real estate plans. Many clients who pressed pause on purchasing are now better positioned financially, with increased savings and stable jobs—setting the stage for a possible return to the market.

The latest forecasts suggest that 2026 may see a dip in resales by about 4% (to roughly 453,000) and a 2% decrease in benchmark prices (to around $794,000). But by 2027, modest gains are anticipated, with both resales and prices projected to rise across all provinces—even if the path to recovery isn’t uniform. Borrowing costs appear to be near their lows, and with the central bank expected to hold rates steady, the environment remains watchful of global trade and energy risks.

For families, new immigrants, and global investors navigating Vancouver’s dynamic market, understanding these nuances is key. My experience advising on over $300 million in transactions—especially for those building long-term assets in Vancouver or exploring cross-border opportunities—allows me to offer perspective as we move through this evolving cycle. The recovery may not be dramatic, but for those prepared, it’s an opportunity to plan for the next chapter.

As someone who’s spent over 16 years guiding families and investors through Vancouver’s real estate landscape, I’ve seen firsthand how development fees shape what gets built—and who can access new homes. A recent national housing agency study found that cutting these fees could make about 14% more residential projects viable across Canada. Cities like Toronto and Vancouver stand to benefit the most: removing charges could increase viable projects by roughly 10%, and in Toronto, that could address half the city’s stated supply gap.

It’s striking to compare development costs: in Calgary, fees range from approximately $4,000 for a one-bedroom high-rise to $9,000 for a detached home, while in Vancouver, similar units come with charges between $20,000 and $33,000. Of course, these fees help fund essential infrastructure—roads, sewers, city services—so the ideal solution isn’t zero. But for families hoping to secure a larger, new home in Vancouver, lower development fees could help make new builds more competitive with resale options, especially as affordability continues to challenge many buyers.

Understanding how policy decisions affect supply and choice is key—especially for those building long-term assets or navigating the market as newcomers. It’s another example of why a thoughtful, informed approach matters in Vancouver real estate.

Vancouver’s housing market continues its measured adjustment, with 1,900 home sales last month—a 4.6% dip as the city’s pace slows into the second half of the year. The composite benchmark for residential properties now stands at approximately $1.1 million. As inventory reached 15,800 active listings, and with 4,100 new listings added, buyers have more choices, but sellers must navigate a landscape where increased supply and softer demand are putting gentle downward pressure on prices.

For many local families, recent immigrants, and international investors—especially those looking to establish long-term roots or diversify assets in Vancouver—understanding these shifts is crucial. My experience advising clients through more than $300 million in transactions across residential, luxury, and investment real estate has shown that subtle market movements like these often create nuanced opportunities. With the Real Estate Board forecasting that this slower tempo may continue through to the end of 2026, it’s important to watch both pricing and selection closely as you plan your next move in Vancouver’s dynamic market.

Beautifully renovated custom home on a prime southeast corner lot in prestigious Shaughnessy. Offering 5,309 sq.ft. with 6 bedrooms and 5.5 baths, this elegant residence was extensively renovated in 2015 with German-made windows and doors, a fully rebuilt kitchen, renovated bathrooms, new flooring, carpet, tile and interior finishes, plus a covered balcony. Recent upgrades include new backyard paving and landscaping in 2018, new front paving, landscaping, fences and gate posts in 2025, and brand-new outdoor A/C units in 2026. Features include radiant in-floor heating, wok kitchen, home theatre, steam bath, south-facing backyard and excellent privacy. Steps to VanDusen Garden, Vancouver College and minutes to Oakridge Park.

Many people expect that lower interest rates will make homes more affordable, but recent research from Canada’s central bank paints a more complex picture. When borrowing costs drop, housing demand rises quickly—resales climb almost immediately after a rate cut, with the full impact peaking between 18 and 24 months later. Yet, new housing supply doesn’t catch up until about two years on, as builders need time to plan, secure permits, and begin construction, especially with multi-unit projects. Strong job markets can further amplify buying activity, since households feel more confident and lending is easier. While rate cuts eventually encourage developers by improving project viability, the lag in supply means affordability pressures can actually worsen in the short term. For families and investors navigating Vancouver’s fast-moving market, it’s a reminder that monetary policy alone isn’t a cure for housing affordability—timing, supply dynamics, and careful planning all play a role. As someone who has guided many clients through these cycles in both English and Mandarin, I see firsthand how understanding these trends can make a real difference when making informed decisions.

Lately, Canadian housing trends have become even more nuanced. We're seeing a renewed uptick in home sales, yet many buyers remain cautious and overall sales activity is still not at last year’s pace. What stands out to me is the simultaneous decline in new listings as sales gradually improve—this shift is gently pushing our market toward more balanced conditions between buyers and sellers. Price growth, for now, remains modest, providing a sense of stability for buyers and sidestepping the sharp correction some had been expecting. Regional differences are especially pronounced, which highlights how critical it is to assess each local market carefully—something I emphasize with my clients, whether they’re families settling in Vancouver, new immigrants, or global investors. Navigating these dynamics takes clear strategy and a deep understanding of both local and broader Canadian market trends.

Canada’s housing affordability has now seen 10 consecutive quarters of challenge—a trend many of my clients in Vancouver ask about daily. With mortgage rate relief no longer expected to ease the situation, affordability will rely more on moderating home prices and growing incomes in the months ahead. Over the next year, economists predict mortgage rates will hold steady or potentially rise, meaning any improvements in affordability will hinge on price stability. Slower population growth may help limit housing demand, putting some pressure on prices, while a strengthening labour market is set to support household incomes.

These national trends, though, play out very differently across Canadian cities. In Vancouver, where I’ve guided local families, new immigrants, and global investors for over 16 years, the market dynamics differ greatly from cities like Calgary or Edmonton. Each client’s situation is truly unique—especially for those navigating cross-border investments or settling in a new country. As always, a clear understanding of both housing trends and income prospects is essential for making informed decisions in our ever-evolving market.