David’s Real Estate Blog
Drawing on nearly 30 years of experience in Greater Vancouver and the Fraser Valley, I share the market insights, strategies, and local knowledge you need to make your next move with confidence.
David’s Real Estate Blog
Drawing on nearly 30 years of experience in Greater Vancouver and the Fraser Valley, I share the market insights, strategies, and local knowledge you need to make your next move with confidence.
Vancouver Homebuyers Enjoy More Choices as Prices Ease
Greater Vancouver home prices fell 0.3% in November to $1,123,700, down 3.9% from last year and 10.8% below the 2022 peak, marking the lowest since 2023. Sales dropped 15.4% from last year to 1,846, nearly half the 2021 peak. Inventory rose 14.4% to 15,149 active listings, the highest November level since 2012, giving buyers increased leverage amid a growing supply.
Vancouver Rental Boom Hides Decades-Long Supply Gap
❄️ Starts cool in Q3, but rental construction hits record highs in Metro Vancouver.
🏗️ Catch-up era: 30-year rental supply gap drives current “renaissance.”
⚠️ Land sales drop 61% amid entitlement delays and rising development levies.
💰 Policy shifts and CMHC changes may crimp future multi-family supply.
👀 Developers adapt to immigration policy, slower population growth, and family-sized housing needs.
How Long Until Vancouver Home Prices Bounce Back?
The large jump in listings + slow sales in 2025 means many buyers now have bargaining power and choice.
Homes likely hit a “bottom” around late 2025 / early 2026 — but rebound will be gradual and uneven.
Recovery might favour affordable, entry-level, or suburban properties before luxury or core‑Vancouver homes.
Still‑high living costs, mortgage rates, and housing‑supply dynamics could delay a full rebound.
For buyers: 2026–2027 may offer decent opportunities; for sellers: pricing realistically remains critical.
Will Vancouver See Housing Recovery in 2026?
Vancouver small condos forecast continued price softness due to limited investor demand.
Larger units with parking will outperform in resale value through 2026.
Population inflows and remote work trends may stabilize demand in certain neighbourhoods.
Mortgage affordability pressures are projected to keep overall market growth below national averages.
Gradual recovery expected as borrowing costs decline and buyer confidence improves.
Three things to know about getting a mortgage if you’re self-employed
Self-employed homebuyers can secure loans but must provide more documentation, such as two years of tax returns, profit and loss statements, and IRS Form 4506-T. Maintaining a good credit score and separating business from personal finances is crucial. Business write-offs that reduce reported income may affect mortgage qualification. With proper planning and organization, self-employed individuals can successfully achieve homeownership.
Vancouver Luxury Homes Confused by Multiplex Zoning
Slide 1 – Hook
“Vancouver luxury buyers are confused—every single-family lot now whispers ‘multiplex potential!’”
Slide 2 – Luxury Buyer Psychology
“High-end buyers avoid multiplex neighbors; they pay for exclusivity, not shared walls nearby.”
Slide 3 – Developer Dilemma
“Developers hesitate: soft market, high costs, and uncertain profits block multiplex projects.”
Slide 4 – Market Contrast
“Luxury sales stay steady near 10-year averages, while broader Vancouver market lags 20–25%.”
Slide 5 – Double Whammy
“High permitting, construction, and vacancy taxes make decisions tricky for Vancouver’s luxury sector.”
Vancouver Housing Psychology: What 2026 Holds?
Slide 1 –
“2026 Vancouver’s home prices dropping 3.5% while Canada’s market edges up 1%.”
Slide 2 –
“Detached homes could slide 5%—median price now $1.61M, buyers pausing everywhere.”
Slide 3 –
“Condo prices to down 3% to $712K thanks to high supply and patient buyers.”
Slide 4 –
“Move-up buyers stuck waiting to sell first—creating more homes on market.”
Slide 5 – Market Psychology
“Low urgency, economic worries, and oversupply make buyers watch and wait longer.”