Vancouver’s affordability picture has shifted, but the relief is only partial—ownership costs remain among the highest in Canada and continue to be a central challenge for many buyers. Recent price declines have managed to reverse more than half of the affordability spike seen during the pandemic, which is progress, but the market here is still the most demanding for buyers nationwide.

In British Columbia, softer labour conditions have kept wage growth modest. This means even as prices ease, many buyers aren’t experiencing the full benefit they might have hoped for. I’ve seen this firsthand in recent months: while there’s more inventory on the market and a broader selection across property types, resales are lower and prices continue to soften as demand has cooled.

Looking ahead, we expect home values to keep easing in the near term as inventory remains strong and buyer activity stays subdued. For those seeking opportunities—whether you’re a local family, a newcomer, or an investor—this evolving market offers more choices, but navigating affordability challenges requires the right strategy and up-to-date advice. With over 16 years helping clients through Vancouver’s complex cycles, I’m committed to providing clear guidance rooted in experience, especially for those building long-term value here or exploring international strategies.

Some homes have a view. This one has the view. Perched below Hwy 1 on a quiet, cul-de-sac, Queens neighorhood. This home offers sweeping 180° panoramic ocean, city vistas from Downtown Vancouver to English Bay, UBC and the Gulf of Georgia. With 5,697 sq.ft., 6 bedrooms, 5 baths and a legal suite, there’s room for family, guests and everyday luxury. Inside, enjoy American cherry floors, slate, travertine marble, granite finishes. Outside, the lifestyle shines with a 1,321 sq.ft. ocean-view balcony, 700 sq.ft. heated deck and a south-facing flat backyard perfect for kids, entertaining and unforgettable sunsets. Luxury, space and views in one incredible West Vancouver setting.

Welcome to Maywood on the Park in the heart of Metrotown. This bright 18th-floor studio at Unit 1803 offers a smart open layout with contemporary finishes, complemented by floor-to-ceiling windows that frame elevated views over the city. You're just moments from Metrotown Mall, SkyTrain, and the green space of Maywood Park — putting shopping, dining, transit, and daily essentials all within easy reach. Residents enjoy full building amenities, including 24-hour concierge, a fully equipped fitness centre, and a residents' lounge. Complete with 1 parking stall and 1 storage locker, this is an ideal home for first-time buyers, investors, or anyone seeking a vibrant, well-connected urban lifestyle.

With mortgage rates holding steady at higher levels, many Canadian borrowers are feeling the continued strain of affordability challenges—especially here in Vancouver, where every shift in financing costs can have a real impact on both homebuyers and investors. While potential rate relief is on the horizon, its effect will depend on several moving parts: inflation trends, the broader economy, and how the Bank of Canada chooses to navigate policy decisions in the months ahead. What I’m seeing in the market is a sense of caution among buyers, as higher borrowing costs shape purchasing power and influence both refinancing strategies and overall demand. In my experience advising families, new immigrants, and investors—both local and international—careful planning around today’s lending realities is critical. Rather than waiting for rates to drop, I encourage clients to focus on strategies that work in the current environment while keeping long-term goals in view. Every market presents its own set of challenges, but informed, proactive decisions will always serve you well.

Canadian home sales continued to feel the impact of economic uncertainty and rising mortgage costs in mid-Q3, with national sales down about 1% month-over-month and nearly 7% compared to last year. The price index held steady from the previous month, though it’s off around 3% year-over-year. Interestingly, after three consecutive declines, newly listed properties saw a modest 3% increase. The sales-to-new listings ratio eased further to about 49%—well below the long-term Canadian average of 55%—suggesting a shift toward more balanced market conditions.

As an advisor who’s guided clients through more than $300 million in transactions, I’m closely watching how rising bond yields are pushing fixed mortgage rates higher and how the possibility of another Bank of Canada rate hike (with markets pricing in a 60% chance for early Q4) may shape buyer and seller strategies. For many families, especially those new to Vancouver or investing from overseas, understanding these shifting dynamics is key to making informed decisions—whether you’re looking to settle, invest, or diversify across borders. This is a time when local insight and global perspective can make all the difference in building long-term value.

One of the unique aspects of living in Vancouver is how 'space' is defined. While many cities equate more space with a bigger backyard, here it often means proximity to the breathtaking North Shore mountains or easy access to the coastline. Much of Vancouver’s housing is nestled within a short drive of both, and from many downtown streets, you can catch a glimpse of the peaks rising above the rooftops—especially on those clear September days that make our city so memorable.

As someone who has guided families, newcomers, and global investors in finding their place in Vancouver for over 16 years, I see firsthand how buyers weigh the value of square footage against the daily experience of living close to the water and mountains. For many, that connection to nature is just as valuable as extra indoor space. Would you choose a bigger home farther out, or trade a few extra rooms for the kind of daily view that becomes part of your lifestyle? It’s a question I help clients explore every day, balancing lifestyle priorities with long-term investment value.