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Just Sold: Stunning Family Home in Vancouver’s Cambie Village

Exciting news! This beautifully maintained single-family home in Vancouver’s sought-after Cambie Village has officially sold! With a prime location, charming curb appeal, and a spacious layout, this home attracted strong interest, leading to a successful sale.

With a sales-to-active ratio of 16%, Vancouver’s detached housing market remains competitive, but with the right pricing strategy and marketing approach, we helped our seller achieve top results.


🏡 Property Highlights: A Perfect Blend of Comfort & Convenience

  • MLS #: R2516631

  • Property Type: House / Single Family

  • School Catchment:

    • Elementary: Edith Cavell Elementary

    • Secondary: Eric Hamber Secondary

💎 What Made This Home Special?

✔️ Spacious & Functional Layout – A well-designed floor plan with ample living space for growing families.
✔️ Character & Charm – Beautiful heritage-style architecture with modern upgrades.
✔️ Prime Location in Cambie Village – Close to top-rated schools, parks, and everyday amenities.
✔️ Future Potential – Situated in a high-demand neighborhood with strong long-term investment value.


📍 Why Buyers Love Cambie Village

Cambie Village is one of Vancouver’s most desirable neighborhoods, known for its walkability, family-friendly atmosphere, and easy access to transit, dining, and shopping.

🌳 Parks & Outdoor Spaces

  • Queen Elizabeth Park – One of Vancouver’s largest and most beautiful parks, featuring gardens, walking trails, and tennis courts.

  • Douglas Park – A community favorite with sports fields, a playground, and a recreation center.

  • Oak Meadows Park – A peaceful green space ideal for relaxation and dog walks.

🏫 Top Schools Nearby

  • Edith Cavell Elementary – A highly-rated school with a strong academic program.

  • Eric Hamber Secondary – Known for its Advanced Placement (AP) courses and excellent extracurriculars.

🛍️ Shopping, Dining & Transit Access

  • Cambie Village Shopping District – Featuring boutique shops, cafés, and essential services.

  • Oakridge Centre (Future Development) – Soon to be one of Vancouver’s premier shopping and lifestyle destinations.

  • SkyTrain & Major Transit Routes – Easy access to Downtown Vancouver, Richmond, and YVR Airport.


🎉 A Fantastic Outcome for Our Seller!

Selling a family home is more than just a transaction—it’s about helping homeowners transition into their next chapter with confidence. We’re thrilled for our seller and proud to have achieved a fantastic result!


Thinking of Selling? Let’s Make It Happen!

🏡 Vancouver’s real estate market requires expert strategy and local knowledge. Whether you’re buying or selling, we’re here to help you achieve top results!

📩 Contact us today to learn how we can help you navigate your next real estate move with success!

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Just Sold: Beautiful Condo in the Heart of New Westminster

Another fantastic sale! This stunning condo in New Westminster has officially sold! Featuring modern finishes, a spacious layout, and a prime location, this home attracted significant interest, leading to a successful transaction.

With a sales-to-active ratio of 28%, New Westminster’s condo market remains highly active. This sale proves that strategic pricing and expert marketing can lead to outstanding results.


🏡 Property Highlights: A Modern Home in a Prime Location

  • MLS #: V782714

  • Property Type: Condo

  • School Catchment:

    • Elementary: Qayqayt Elementary

    • Secondary: New Westminster Secondary

💎 Why This Condo Was a Standout

✔️ Spacious & Functional Layout – An open-concept design, maximizing space and natural light.
✔️ Updated Interiors – Featuring stainless steel appliances, quartz countertops, and contemporary flooring.
✔️ Prime Location – Situated in the heart of New Westminster, steps from transit, shopping, and parks.
✔️ Private Outdoor Space – Includes a large balcony with beautiful city views.


🚀 How We Achieved a Fast & Successful Sale

✅ Competitive Pricing to Attract Buyers

  • With a 28% sales-to-active ratio, we strategically priced the home to generate strong interest while maximizing value.

  • Our pricing approach led to multiple showings and a fast sale.

✅ High-Quality Marketing & Buyer Engagement

  • Professional photography, virtual tours, and targeted online advertising showcased the home’s best features.

  • Social media and digital campaigns helped attract local and out-of-area buyers.

✅ A Smooth & Stress-Free Process for the Seller

  • Expert negotiation ensured we secured the best possible offer.

  • A seamless closing process allowed our seller to move forward with confidence.


📍 Why Buyers Love New Westminster

New Westminster is one of Metro Vancouver’s most desirable cities, offering a mix of historic charm, modern conveniences, and scenic waterfront living.

🌳 Parks & Outdoor Spaces

  • Waterfront Esplanade & Quayside Park – A stunning riverside walkway, perfect for jogging and relaxing.

  • Queen’s Park – One of the city’s largest green spaces, featuring playgrounds, picnic areas, and walking trails.

  • Tipperary Park – A hidden gem with gardens and a community farmer’s market.

🏫 Top Schools Nearby

  • Qayqayt Elementary – A highly-rated elementary school with a strong academic focus.

  • New Westminster Secondary – One of BC’s largest and most modern secondary schools, offering Advanced Placement (AP) courses and excellent extracurriculars.

🛍️ Shopping, Dining & Transit Access

  • River Market at Westminster Quay – A waterfront shopping and dining destination with artisan vendors and great restaurants.

  • Columbia Street Shopping District – Featuring boutique shops, coffee spots, and cultural attractions.

  • SkyTrain & Major Transit Routes – Quick connections to Burnaby, Surrey, and Downtown Vancouver.


🎉 Another Happy Seller & A Fantastic Result!

Selling a condo in New Westminster’s competitive market requires expert strategy, and we couldn’t be happier with this outcome. A well-executed marketing plan, strong negotiation, and high demand led to a fantastic sale for our client.


Thinking of Selling? Let’s Make It Happen!

🏡 New Westminster’s real estate market is thriving, and the right strategy can make all the difference. Whether you’re selling or buying, we’re here to help you achieve top results!

📩 Contact us today to see how we can help you make your next move with confidence!

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Just Sold: Beautiful Condo in New Westminster’s Uptown Neighborhood

Another fantastic sale! This stunning condo in the heart of New Westminster has officially found its new owner. With its modern design, prime location, and easy access to top amenities, this property was in high demand—resulting in a successful and swift sale.

With a sales-to-active ratio of 42%, New Westminster’s condo market is booming, and this sale is proof that expert marketing and a strategic pricing plan lead to outstanding results.


🏡 Property Highlights: A Move-In Ready Home in Uptown New Westminster

  • MLS #: V770743

  • Property Type: Condo

  • School Catchment:

    • Elementary: F. W. Howay Elementary

    • Secondary: New Westminster Secondary

💎 Why This Condo Was a Standout

✔️ Spacious & Bright Layout – Open-concept living with large windows allowing plenty of natural light.
✔️ Updated Interiors – Featuring stainless steel appliances, quartz countertops, and stylish flooring.
✔️ Unbeatable Location – Walking distance to shops, restaurants, parks, and public transit.
✔️ Private Balcony – A large outdoor space with scenic city views.


🚀 How We Achieved a Fast & Successful Sale

✅ Competitive Pricing & Strong Market Positioning

  • With a 42% sales-to-active ratio, we priced the home strategically to generate strong interest.

  • Our approach led to multiple showings and quick offers, resulting in a successful sale.

✅ High-Impact Marketing & Exposure

  • Professional photography, virtual tours, and targeted online advertising showcased the home’s best features.

  • Social media promotion and digital campaigns helped attract local and out-of-town buyers.

✅ A Smooth & Stress-Free Process for the Seller

  • Expert negotiation secured the best offer, ensuring a smooth and efficient transaction.

  • A seamless closing process allowed our seller to move forward with confidence.


📍 Why Buyers Love Uptown New Westminster

Uptown New Westminster is a vibrant and highly desirable neighborhood, offering the perfect mix of urban convenience and suburban charm.

🌳 Parks & Outdoor Spaces

  • Moody Park – Features sports courts, a pool, picnic areas, and walking trails.

  • Queen’s Park – A 75-acre park with playgrounds, gardens, and a petting farm.

  • Waterfront Esplanade & Quayside Park – A scenic riverside boardwalk perfect for jogging and relaxation.

🏫 Top Schools Nearby

  • F. W. Howay Elementary – A highly-rated elementary school with a strong academic program.

  • New Westminster Secondary – One of BC’s largest and most modern high schools, offering Advanced Placement (AP) courses and top extracurricular activities.

🛍️ Shopping, Dining & Transit Access

  • Royal City Centre & Columbia Street Shops – A mix of boutique stores, grocery shops, and local eateries.

  • River Market at Westminster Quay – A bustling hub with artisan vendors and waterfront dining.

  • SkyTrain & Major Transit Routes – Quick connections to Burnaby, Surrey, and Downtown Vancouver.


🎉 Another Happy Seller & A Fantastic Result!

Selling a condo in New Westminster’s thriving market requires a strategic approach, and we couldn’t be more pleased with this outcome. A strong pricing strategy, high-quality marketing, and expert negotiation led to a fantastic sale for our client.


Thinking of Selling? Let’s Make It Happen!

🏡 New Westminster’s real estate market is competitive—having the right strategy makes all the difference. Whether you’re selling or buying, we’re here to help you achieve top results!

📩 Contact us today to see how we can help you make your next move with confidence!

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Just Sold: Stunning Family Home in Ranch Park, Coquitlam

Another successful sale! This beautiful single-family home in the sought-after Ranch Park neighborhood of Coquitlam has officially sold! With its spacious layout, scenic mountain views, and unbeatable location, this home was in high demand—leading to a successful transaction in a competitive market.

With a sales-to-active ratio of 21%, Coquitlam’s housing market remains strong, and this sale is proof that expert pricing, strategic marketing, and local knowledge can maximize results for sellers.


🏡 Property Highlights: A Perfect Home for Family Living

  • MLS #: V802136

  • Property Type: House / Single Family

  • School Catchment:

    • Elementary: Ranch Park Elementary

    • Secondary: Dr. Charles Best Secondary

💎 Why This Home Was in High Demand

✔️ Spacious & Functional Layout – Featuring multiple bedrooms, a bright living area, and ample storage.
✔️ Breathtaking Views – Enjoy stunning mountain and city skyline views from the comfort of home.
✔️ Updated Interiors & Outdoor Space – Includes modern renovations, a large backyard, and an entertaining deck.
✔️ Prime Location in Ranch Park – A peaceful, family-friendly neighborhood close to top schools, parks, and transit.


🚀 How We Achieved a Fast & Successful Sale

✅ Competitive Pricing & Strong Market Positioning

  • With a 21% sales-to-active ratio, we strategically priced the home to attract serious buyers.

  • Our data-driven pricing strategy led to multiple showings and a successful offer in record time.

✅ High-Quality Marketing & Maximum Exposure

  • Professional photography, detailed virtual tours, and targeted digital marketing showcased the home’s best features.

  • Social media promotion and email campaigns expanded our reach to buyers in and outside of Coquitlam.

✅ Seamless Negotiation & Stress-Free Closing

  • Strong communication and expert negotiation secured a top-dollar offer for our seller.

  • A smooth transaction process ensured a stress-free experience for all parties involved.


📍 Why Buyers Love Ranch Park, Coquitlam

Ranch Park is one of Coquitlam’s most desirable communities, known for its tranquil surroundings, excellent schools, and easy access to urban amenities.

🌳 Parks & Outdoor Spaces

  • Mundy Park – A sprawling green space featuring scenic walking trails, a dog park, and picnic areas.

  • Town Centre Park – Home to sports fields, Lafarge Lake, and an outdoor amphitheater.

  • Riverview Forest Park – A hidden gem for hiking, cycling, and nature walks.

🏫 Top Schools Nearby

  • Ranch Park Elementary – A well-regarded elementary school with strong academic programs.

  • Dr. Charles Best Secondary – One of Coquitlam’s top-rated high schools, offering Advanced Placement (AP) courses.

🛍️ Shopping, Dining & Transit Access

  • Coquitlam Centre – One of Metro Vancouver’s largest shopping malls, featuring retail stores, dining, and entertainment.

  • SkyTrain & Major Highways – Quick access to Lougheed Highway, Highway 1, and the Evergreen SkyTrain Line for easy commutes to Vancouver and beyond.

  • Local Cafés & Restaurants – A variety of trendy eateries, coffee shops, and international dining options just minutes away.


🎉 A Fantastic Result for Our Seller!

Selling a family home in Coquitlam requires expert strategy, and we couldn’t be happier with this outcome. By leveraging top-tier marketing, competitive pricing, and strong negotiation skills, we achieved a fantastic sale for our client!


Thinking of Selling? Let’s Make It Happen!

🏡 The Coquitlam real estate market is competitive—having the right pricing and marketing strategy is key. Whether you’re selling or buying, we’re here to help you achieve top results!

📩 Contact us today to see how we can help you make your next move with confidence!

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Just Sold: Charming Family Home in New Westminster’s West End

Another successful sale! This beautiful single-family home in the heart of New Westminster has officially sold! With strong buyer demand, a competitive market, and an expert marketing approach, this home quickly found its new owners.

With a sales-to-active ratio of 69%, New Westminster’s housing market is highly active, and this sale is proof that expert pricing and a well-executed strategy can deliver top results.


🏡 Property Highlights: A Perfect Home for Growing Families

  • MLS #: R2008524

  • Property Type: House / Single Family

  • School Catchment:

    • Elementary: Lord Tweedsmuir Elementary

    • Secondary: New Westminster Secondary

💎 Why This Home Stood Out

✔️ Spacious & Functional Layout – Featuring multiple bedrooms, bright living areas, and ample storage.
✔️ Prime Location in the West End – A peaceful, family-friendly neighborhood with easy access to parks, schools, and shopping.
✔️ Move-In Ready – With modern updates and well-maintained features, this home offered both comfort and convenience.
✔️ Large Backyard & Outdoor Space – Perfect for entertaining, gardening, or family gatherings.


🚀 How We Achieved a Fast & Successful Sale

✅ Smart Pricing & Market Positioning

  • Given the 69% sales-to-active ratio, we priced the home competitively to attract serious buyers.

  • The result? Multiple offers and a strong final sale price.

✅ High-Impact Marketing & Exposure

  • Professional photography, engaging listing descriptions, and digital marketing highlighted the home’s best features.

  • Social media and email campaigns expanded our reach to buyers across Metro Vancouver.

✅ Seamless Negotiation & Closing Process

  • Strong communication and expert negotiation secured the best possible deal for our seller.

  • A stress-free transaction process ensured a smooth transition to the new homeowners.


📍 Why Buyers Love New Westminster’s West End

The West End is one of New Westminster’s most desirable neighborhoods, offering scenic green spaces, excellent schools, and easy access to everyday essentials.

🌳 Parks & Outdoor Spaces

  • Grimston Park – Features sports fields, a playground, a splash park, and picnic areas.

  • Waterfront Esplanade & Quayside Park – A beautiful riverside boardwalk for walking, cycling, and relaxing by the Fraser River.

  • Queen’s Park – A 75-acre park with walking trails, sports courts, a petting farm, and gardens.

🏫 Top Schools Nearby

  • Lord Tweedsmuir Elementary – A highly-rated school with strong academic programs.

  • New Westminster Secondary – One of BC’s largest and most modern secondary schools, offering Advanced Placement (AP) programs and top-tier extracurriculars.

🛍️ Shopping, Dining & Transit Access

  • Royal City Centre & Uptown New Westminster – Featuring grocery stores, retail shops, and restaurants.

  • River Market at Westminster Quay – A popular shopping and dining destination with local vendors and fresh markets.

  • SkyTrain & Major Transit Routes – Quick access to Burnaby, Surrey, and Downtown Vancouver via New Westminster Station.


🎉 Another Happy Seller & A Fantastic Result!

Selling a single-family home in New Westminster requires expert strategy, and we couldn’t be happier with this outcome. A strong pricing strategy, high-quality marketing, and expert negotiation led to a fantastic sale for our client.


Thinking of Selling? Let’s Make It Happen!

🏡 New Westminster’s real estate market is competitive—having the right strategy makes all the difference. Whether you’re selling or buying, we’re here to help you achieve top results!

📩 Contact us today to see how we can help you make your next move with confidence!

Read

Just Sold: Stunning Condo in Coquitlam’s Maillardville Neighborhood

Exciting news! This beautifully updated condo in the heart of Coquitlam’s Maillardville neighborhood has officially sold! With modern interiors, a prime location, and high demand in the market, this property attracted strong interest and led to a successful transaction.

With a sales-to-active ratio of 17%, Coquitlam’s condo market is highly active, and this sale proves that expert marketing and strategic pricing lead to top results.


🏡 Property Highlights: A Modern & Convenient Living Space

  • MLS #: V692880

  • Property Type: Condo

  • School Catchment:

    • Elementary: Lord Tweedsmuir Elementary

    • Secondary: Centennial Secondary

💎 Why This Condo Was in High Demand

✔️ Spacious & Functional Layout – Designed for maximum comfort with an open-concept living space.
✔️ Updated Interiors – Featuring stainless steel appliances, quartz countertops, and stylish flooring.
✔️ Prime Location in Maillardville – Walking distance to parks, shopping, and SkyTrain access.
✔️ Private Balcony with Beautiful Views – Perfect for morning coffee or relaxing evenings.


🚀 How We Achieved a Fast & Successful Sale

✅ Competitive Pricing & Market Positioning

  • With a 17% sales-to-active ratio, we priced the home strategically to attract serious buyers.

  • This approach generated multiple showings and resulted in a swift sale.

✅ High-Quality Marketing & Buyer Engagement

  • Professional photography, virtual tours, and digital marketing campaigns showcased the home’s best features.

  • Targeted online advertising and social media promotions helped reach local and out-of-town buyers.

✅ A Smooth Transaction for the Seller

  • Expert negotiation ensured we secured the best offer, maximizing value for our client.

  • A seamless closing process allowed the seller to move forward with confidence.


📍 Why Buyers Love Maillardville, Coquitlam

Maillardville is one of Coquitlam’s most vibrant and historic neighborhoods, offering a mix of community charm and modern conveniences.

🌳 Parks & Outdoor Spaces

  • Mackin Park – A spacious green space with sports fields, walking trails, and picnic areas.

  • Mundy Park – One of Coquitlam’s largest parks, featuring scenic trails, a dog park, and a lake.

  • Blue Mountain Park – A family-friendly park with tennis courts, a splash pad, and playgrounds.

🏫 Top Schools Nearby

  • Lord Tweedsmuir Elementary – A well-regarded elementary school with strong academic programs.

  • Centennial Secondary – Offers Advanced Placement (AP) courses and excellent extracurricular activities.

🛍️ Shopping, Dining & Transit Access

  • Lougheed Town Centre & Austin Heights – A mix of boutique shops, grocery stores, and trendy restaurants.

  • Big Box Retailers Nearby – Including Superstore, IKEA, and Canadian Tire.

  • SkyTrain & Major Highways – Quick access to Lougheed Highway, Highway 1, and the SkyTrain for easy commutes.


🎉 A Fantastic Outcome for Our Seller!

Selling a condo in Coquitlam’s competitive market requires expert strategy, and we couldn’t be more thrilled with this outcome. With a strong pricing plan, high-quality marketing, and expert negotiation, we delivered a fantastic result for our client!


Thinking of Selling? Let’s Make It Happen!

🏡 Coquitlam’s real estate market is thriving—having the right strategy makes all the difference. Whether you’re selling or buying, we’re here to help you achieve top results!

📩 Contact us today to see how we can help you make your next move with confidence!

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This is the 21st edition of the annual Eastside Cultural Crawl in which local artists and tradespeople open their studio and shop doors to showcase their passions to the public. You'll find all sorts of incredible Vancouverites from painters, jewelers, furniture makers, weavers, potters, photographers, glassblowers, sculptures, printmakers, woodworkers and more.
 
The shops and studios open to public are within the area of South to North from 1st Avenue to the Waterfront and East to West from Victoria Drive to Columbia Street. The organizers have created a fabulous web app that allows you to view an interactive map that pinpoints all the Crawls participants. Here is a look at the print version but I recommend you check out this site while you're about town to find the closest point of interest: https://explore.culturecrawl.ca/
 

 

This year I am proud to say I know a few of the great exhibitors and would highly encourage you to check them out!

Noah Macleod of Macleod and Sons is a dear friend and an incredibly hard worker. Noah has a passion for woodworking and along with his partner, Vancouver Salvage, has created The Wood Hub at 1278 E Hastings where you will be able to find some of their great works and pieces on display.
 
 
You can find out more about Macleod and Sons along with Salvage Vancouvers schedule for the Crawl on the official website here: https://explore.culturecrawl.ca/building/51223
 
Another exhibitor to check-out if you're into woodworking and custom furniture is that of Zillion Design/Build at 716 E Hastings. Ben Burnett is an incredibly talented woodworker and all around great guy. I've seen some of his works first hand and the quality is striking. 
 
You can find out more about Zillion Design/Build schedule for the Crawl on the official website here: https://culturecrawl.ca/buildings/716-e-hastings
 
Hope you'll check out and enjoy this years Eastside Cultural Crawl. If you find anything special please do share!
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Downtown Vancouver Condo Market

 
The Downtown core of Vancouver saw more sales in August than we got in July while the inventory dropped to its lowest level since April this year.
 
Downtown, Yaletown and The Westend ended the month in Sellers Market territory with Sales-to-Active listing ratios from 24% to 28% thanks likely in large part to the near 10% drop in inventory.
 
Condos in the Downtown core priced under $800,000 are clearly the most desirable and saleable product in todays market. This would explain why Coal Harbour is the cores slowest moving market through August with 13 sales and a balanced market Sales-to-Active listing ratio of 14%.
 
As for the most desired type of unit in the Downtown it’s clearly the studio and 1-bedroom homes as this class is the only in Sellers Market territory making up over 50% of all sales Downtown Vancouver.
 

Westside Vancouver Detached Housing

 
57 Detached homes sold on the Westside of Vancouver during August keeping the market in neutral at a 8% Sales-to-Active listing ratio. This environment provides buyers of Westside homes an opportunity to search for homes more comfortably and expansively. 
 
Many Buyers within this marketplace are also Sellers within the market so it’s good to keep the old saying “a rising tide lifts all boats” as a lowering tide should have similiar effects on both sides of your transaction. There is however still areas within this market where advantage could be had on both ends of the transaction.
 
For instance, Kitsilano continues to be a bright light in the Detached housing market on the Westside. With 11 more houses selling in Kitsilano this past month a seller in this neighbourhood will enjoy more advantageous conditions than any other on the Westside.
 
There is 252 listings priced at $5 million or more on the Westside and just 9 sales of homes priced in this range. There is certainly Buyers out there for homes in this marketplace but they are looking for value, quality, and definitive “hang your hat” on qualities in a home that will help maintain their investments value.
 
Strong marketing the drives home a properties value proposition is a must to succeed.
 

Westside Vancouver Condo and Townhouse Market.

 
Total Sales of Westside strata-titeled properties fell for a second consecutive month with 157 homes selling in August. Inventory has also dropped in those months however so overall market conditions remain in Sellers territory.
 
Fairview, False Creek and Kitsilano are by far the most active neighbourhoods on the Westside making up 56% of total sales. There is a greater number of condos and townhouses in these areas that the market would consider to be more affordable which is driving sales for the most part here.
 
Homes priced under $1.75 million are all enjoying good selling conditions which suggests we’re still in the midst of a great move-up market.
 

East Vancouver Detached Housing

 
Despite a lower level of inventory East Vancouver detached homes saw Sales-to-Active listing ratio drop as total sales dropped for a third consecutive month. With August turning over just 7% of listing this market provides Buyers an upper hand.
 
How much land assembly listings effect these numbers is tough to say definitively but it’s certainly part of it as those listing raise the inventory providing appearances of a Buyers Market that may be less distinct than they’d appear in the stats.
 
Nonetheless, owners and developers of homes on the Eastside are having a real challenge selling homes/properties priced over $1.75 million. As noted before marketing that drives home a properties unique value proposition and shines light on value added qualities is a must to achieve success.
 
Seller’s best bets are in Killarney and Fraserview neighbourhoods. 
 
I’ll write on this in another post but the “Making Room” housing plan proposed and presented by the City of Vancouver at Open Houses recently will presumably help improve the value proposition of Eastside properties over the coming year.
 

East Vancouver Condo and Townhouse Market

 
Inventory of East Vancouver condos and townhouse dropped by 12% to 412 active listings from the high water mark for the year of 467. This marketplace has been a strong spot throughout the year as value has been the name of the game.
 
Mount Pleasant is rockin’ with 45 condo/townhouse sales in August leaving just 39% of active listings unsold for the month. The Sales-to-Active ratio rose by another 10% as it did in July to 61% in August.
 
This market could certainly provide sellers opportunity to move-up into the detached housing market should they wish.
 
If you have any questions about this information or how the current market conditions may effect your goals don’t hesitate to get in touch by hitting the “Contact Us” tab along the right side of the site. 

If you want a copy of our complete stats package complete the form below.
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There were seven properties reported as sold across Vancouver East this past week ending August 31st. 
 

Highest Sale Price for the Week

  • Fraser - Riley Park
  • Sold near $2.4 million
  • 33 foot frontage
  • Near 3,400 sq ft lot
  • 7-year old custom built
  • Slightly over 2,200 sq ft livable
 
The high sale for the week was within the Fraser sub-area just a few blocks off Main Street in a neighbourhood commonly referred to as Riley Park. Within a week of being on the market the home achieved a sale just above asking and just over $2.4 million. 
 
This was a beautiful, modern design, custom built home just seven years old in a fabulous location. With a shade over 2,200 square feet of living space, 2 bedrooms above the main and a legal 1-bed basement suite, features such as heated concrete floors and mountain views from the rooftop patio, this home was very well designed and of a very high quality build. 
 

Quickest Sale of the Week

  • Hastings East - near Kootney Loop
  • Sold in 2 days
  • Vancouver Special - Well Kept
  • Sold just under $1.3 million
  • Standard sized RS-1 zoned property
This home was an extremely well kept one-owner Vancouver Special built in 1970. After having been on the market once earlier in the year under different circumstances it was sharply priced just under $1.3 million and in only 2 days achieved full list price on the sale.
 
This is a neat location atop the hill, not far from the PNE, facing west towards Vancouver Harbour. These Vancouver Special homes offer a homeowner and/or investor a number of options should they wish to suite it or renovate into modern design.
 

Heritage Home Sale off Main Street

  • West of Main Neighbourhood
  • Near QE Park and Nat Bailey Stadium
  • Sold after 33 days on market
  • 115 years old
  • Standard Size lot - 33 foot frontage
  • Under 1,500 square feet living space
  • Sold at nearly $1.7 million
This is a very neat, comfortable and well kept old home in amongst Vancouver Easts most desirable neighbourhoods. Just a short walk to Vancouver Canadians Games at Nat Bailey and brunch/lunch/dinner up and down Main Street the lifestyle provided by this location is very Vancouver and just great. 
 
The near 1,500 square feet is on the small side but did provide 2 bedrooms above the main. Main floor was little over 700 square feet but very comfortable living with kitchen and eating area door to back yard.
 
 
For full details on these sales email adam@adamgoss.ca
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Downtown Vancouver Condo and Townhouse Market

 
The Downtown Vancouver Attached housing market saw very similar conditions to those experienced last month. While the market remains in what would be considered Balanced Market territory July marked the 3rd consecutive month of reduced sales activity. The 153 sales within Vancouvers Downtown during July is 40% lower than the 256 in the same month last year. The buying public is simply not willing or able to move on purchases as they were in months and years past.
 
Expect to see much of the same in August as prospective buyers take more time to transact with the greater wider variety of homes available. There should certainly be some deals to be had out there as motivating factors differ from seller to seller with those needing a sale more likely to meet the buyers demands.
 
The West End was the best market for Sellers with a 33% Sales-to-Active ratio in Sellers market territory while Yaletown was the most advantageous marketplace in Downtown Vancouver for the Buyer with a Sales-to-Active ratio in balanced territory at 15%.
 

Quick Stats on the Downtown Vancouver Condo and Townhouse Market

- Highest Sale Price achieved was $4.5 million
- Highest Sale by Price-per-Foot was $2,039.97
- Average per-foot price was $1,062
- 153 total sales
- Median Sales Price down 7% from June '18
- 12 fewer sales in July than June '18
- 40% fewer sales in July '18 as compared to July '17
- Inventory remained steady at 687 active listing

The Westside Vancouver Detached and Single-Family Market

 
Median Sale Price across the Westside of Vancouver dropped for the second consecutive month and for the 5th month of 7 this year. This is a consistent trend as the vast majority of sales activity throughout the Westside of Vancouver is occurring in price ranges below $4.5 million. In fact, more than 84% of the 460 sales on the Westside through July 2018 have been entered into at $4.5 million or less. 
 
Here is an interactive display of the MLS Housing Price Index for Vancouver West Detached Housing
Another consistent trend within the Westside Detached Market is the increasing amount of time it is taking to sell higher priced homes. With the mass majority of the buying public searching in the price ranges below $4.5 million it's interesting to note the difference in Days on Market as home values escalate:
 
- Properties valued $3 million and under to on average 37 days to sell
- Properties valued between $3 and $3.5 million took on average 36 days to sell
- Properties valued between $3.5 and $4 million took on average 41 days to sell
- Properties valued between $4 and $4.5 million took on average 51 days to sell
- Properties valued between $4.5 and $5 million took on average 98 days to sell
 
While it is entirely understandable that it takes longer to sell much more expensive product this appears to be evidence of buyers reluctance to go beyond the $4.5 million mark.
 
Here is an interactive display of the average Days on Market required to sell Westside Vancouver properties:

Quick stats of note for Westside Vancouver Detached Housing:

- Highest Sale Price in July 2018 was $5 million (2 sales; Arbutus and Dunbar)
- 19 fewer listings available vs June as inventory dropped to 761 active listings
- 28% fewer homes sold in July as compared to June with 57 total sales
- 21% fewer sales as compared to July 2017 when 72 homes sold in the month
- 8% increase in inventory as compared to July 2017
- Median Sale Price on the Westside of Vancouver decreased by 25% as compared to July 2017
- At this time last year it took on average 18 days less time on market to achieve a sale.
 

Vancouver East Detached and Single-Family Housing Market

 
In very similar fashion to last months sales numbers the Vancouver East Detached market saw just two-thirds the number of total sales as the month previous. In June '18 the month-over-month total sales were down 30%. While it's not alarming to see just the 67 total sales based upon the trends we've been witnessing in the market. It is quite an eye opening drop when viewed against sales numbers over the past decade. Over the last ten-years it is most common to see total sales in the month of July between 110 and 150 on the Eastside of Vancouver.
 
Renfrew Heights remains a steady performing area with the same 47 listing inventory and 10 sales as last month. Those ten-sales were the most of any East Vancouver sub-area this past month.
 
Buyers market conditions were seen in the following neighbourhoods:
- Collingwood with 109 available listings and 3 sales
- Grandview with 64 listings and 1 sale
- Renfrew with 120 listings and 7 sales
- South Vancouver with 90 listings and 5 sales
- Victoria with 51 listings and just 1 sale
 

Quick stats of note for Eastside Vancouver Detached Housing:

- 67 total sales in July
- 50% less sales than 10-year average for July
- Median Sales Price of $1,528,000 increased 2% from previous month
- Median Sales Price is 3.2% lower than July '17
- Inventory moved lower to 786 total listings
 
For more info and/or for details on how the current market environment effects your purchasing or selling goals contact me anytime.
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The housing market continues to leave us asking more questions this year than it is answering. This reminds me of an Adam Robinson quote I heard in a recent Tim Ferris podcast in which he's discussing the effect of investors over analysis of markets ending with "... the world always makes sense, we just don't understand it". While our market may leave many of us wondering what factors are impacting sales, prices, and the like, it's the combination of many, many, more inputs, both macro and micro, that determines the results/conditions we are seeing. 

 
In last months update I had noted that there appeared to be some change in the air as the detached housing market had seen a considerable uptick in sales. Well, sales of detached housing on both Vancouvers East and Westside saw a decrease in sales activity.
  • Vancouver East saw 140 homes sell in May and just 98 in June.
  • Vancouver West saw 91 homes sell in May and just 79 in June.
Inventory levels of detached homes haven't increased significantly so Vancouvers single-family detached market remains in balanced market territory.
 
Sales of condos and townhouses, the segment of the market we've seen the strongest sellers market conditions throughout 2018, continues to be favourable to the seller in most areas of the city. While sales were down in the attached market city wide the sales-to-active ratio would still suggest the conditions favour the seller and may well have upward pressure on prices. 
  • Fairview saw 55 units sell in June and with an inventory of 98 listings is staunchly in Sellers market territory.
  • Kitsilano with 101 listings available and 38 sales in June is also very much in Sellers market territory.
 
Buyers in todays market are still very clearly seeking out value.
 
On the Westside of Vancouver the mark in June was $1.25 million for attached homes where we see a precipitous drop off in sales-to-active ratios. Condos and townhomes priced under this market accounted for 82% of total sales in June.
  • Attached product on the westside priced under $1.25 million currently at 48% sales-to-active ratio (375 listings / 180 sales)
  • Attached product on the westside priced over $1.25 million currently at 12% sales-to-active ratio (314 listings / 39 sales)
On the Eastside of Vancouver this mark in June was $900k. Condos and Townhouses priced under this mark accounted for 84% of total attached sales for the month of June.
  • Attached product on the eastside priced under $900k currently at 48% sales-to-active ratio (298 listings / 144 sales)
  • Attached product on the eastside priced over $900k currently at 22% sales-to-active ratio (121 listings / 27 sales)
In Downtown Vancouver this mark in June was $1.5 million. Condos and Townhomes priced under this mark accounted for 86% of all sales in the downtown in June. 
  • Attached product in Downtown Vancouver priced under $1.5 million currently at 32% sales-to-active ratio (422 listings / 135 sales)
  • Attached product in Downtown Vancouver priced over $1.5 million currently at 8% sales-to-active ratio (265 listings / 21 sales)
These are pretty considerable differences in market conditions and what leads me to describe our current market as a fabulous "move-up" market. For instance, if you're an owner of a 1-bed condo in Downtown Vancouver you may look to take advantage of seller market conditions on the sale of your condo. Then, take advantage of buyer market conditions by moving up the property ladder and looking to buy a larger, more valuable, home elsewhere in the city.
 
To conclude, there is always opportunity to be found in every market. At this time I'd suggest those looking to increase the size and/or value of their current home are those that the current conditions are most advantageous to.
 
As always if you'd like to discuss your situation and goals; do not hesitate to get in touch.
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Leading into May as noted in previous updates we had been witnessing the Condo and Townhouse market in Vancouver outpace sales of detached single-family homes quite considerably. There may be a bit of change in the air based upon the most recent stats report received.

 
In the month of May conditions for buyers of Vancouver Condos and Townhomes have improved. While the numbers suggest we're still firmly in Sellers Market territory throughout the Downtown, Westside and Eastside of Vancouver, there is certainly more competition in the marketplace today that is providing buyers many more opportunities. Inventory levels in all these areas increased in the month of May:
 
  • Vancouver Eastside from 340 active listings in April to 399 to end May.
  • Vancouver Westside from 509 active listings in April to 657 to end May.
  • Downtown Vancouver from 554 active listings in April to 672 to end May.
 
Total number of sales were marginally less in each area in May than they were in April as well thus leaving more available units for sale on the market for buyers to ponder. 
 
The result is that sellers and agents will need to be sharper with their pricing strategy and make sure get educated on the conditions within their specific market. As I've noted in the past if you have a 1,500 sq ft Coal Harbour condo you're market is experiencing distinctly different conditions than those of a West End seller of a 1 bedroom condo. You'll want to make certain not to assume that because the sales ratio in the Downtown is at 36% that means you can price well ahead of the market. That number is misleading... that later example, West End 1 bed owner, will face definitive sellers market conditions as 65% of attached home listings priced under $1.25 million in the Downtown sold in May. Meanwhile only 14% of listings priced over $1.25 million sold through the month of May. Those are considerably different environments for the seller and will require different strategies to be most successful.
 
Meanwhile the slumping detached / single-family housing market of months past is improving considerably. With the appreciation of condo prices, reduced average value of homes on the Westside and more or less stagnant values of homes on the Eastside it appears as though buyers are seeing value again in owning Vancouver land.
  • Sales of Detached homes on the Eastside of Vancouver improved from 103 sales in April to 140 sales in May.
  • Sales of Detached homes on the Westside of Vancouver increased from 70 sales in April to 91 sales in May.
This has to be very welcomed news to detached homeowners across the City of Vancouver. Most opportune areas for Vancouver detached homeowners are:
 
Westside Vancouver
  • Kitsilano which is sold off 27% of inventory in May
  • Cambie neighbourhood which sold 19% of it's inventory in May
  • Homes priced between $3 to $3.5 million saw 23% of inventory sell
  • Homes priced between $1.5 million and $2.75 million saw 36% of listings sell.
Vancouver Eastside
  • Mount Pleasant with low inventory and strong sales had 35% of inventory move.
  • Main neighbourhood with more sales but more inventory saw 31% of it's listings sell in May
  • Anything valued at $1.75 million or below is in high demand with 28% of all listings in this range selling in May.
If you're interested to learn more about how any of this effects your homes value or the competition level you'll be facing on your purchase.. do not hesitate to reach out as I am always happy to help.
 
Have a wonderful day all!
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