Yesterday’s Bank of Canada hold means variable rates stay put, while fixed rates will continue to move based on bond yields and inflation expectations—not the Bank’s decision itself.

Here’s a reminder of how these decisions affect fixed & variable interest rates:

🔹 1. Variable rates — “direct connection”

Think of this like a light switch.

• The Bank of Canada sets a key rate

• Banks use that to set prime rate

• Variable mortgages = Prime ± something

👉 So:

• If the Bank raises → variable rates go up

• If the Bank cuts → variable rates go down

• If the Bank holds → variable rates stay basically the same

✔️ That’s why today:
👉 No change = no real change to variable rates (Canadian Mortgage Services)

🔹 2. Fixed rates — “market-driven”

Fixed rates are NOT set by the Bank of Canada directly

Instead, they follow bond yields (especially 5-year bonds)

And bond yields are driven by:

• Inflation expectations

• Economic outlook

• Global events (oil, wars, U.S. economy, etc.)

👉 So fixed rates are more like a stock price — always moving

✔️ Even if the Bank does nothing:

• Fixed rates can go up or down anyway

• Because markets are constantly reacting

(Example: rising oil prices today are creating inflation concerns, which can push bond yields—and fixed rates—around) (Reuters)

🔹 Simple analogy:

• Variable rate = tied to the Bank (like a thermostat you control)

• Fixed rate = tied to the market (like the weather outside)

🔹 What today’s “hold” really means

• ✅ Variable-rate clients: steady / no change

• ⚠️ Fixed-rate clients: still watching inflation + bond market

The takeaway…
Even without a rate change, borrowing costs can still move—so timing and strategy still matter.

If your house has been sitting on the market without any bites, you’re not the only one. But it’s also not the end of the road. 

Homes are selling every day, so you can turn this around. You just need to take another look at your approach.

If you’re feeling this pain, know this: an online search engine isn’t where you should go for your answers. It’s much better to talk to your agent. Because a search engine doesn’t know your market or your house. But your agent does.

While a quick search or an AI platform may give you some tips on what to try, only an expert agent can actually diagnosis what’s going on – and how to fix it.

For example, your agent knows most homes that struggle to sell today are usually being held back by one (or more) of these three things:
1. Presentation: Buyers Will Compare Everything

When inventory was tight a few years ago, buyers overlooked imperfections because they had to, or they’d lose out to another bidder. Now? That’s no longer the case.

Today’s buyers scroll through dozens of listings in just minutes. They compare condition, updates, lighting, finishes, layout, and more – all side by side. If your home feels dated, cluttered, or in need of repairs, buyers will notice and it’ll knock your house right off their list of contenders.

This doesn’t mean you need a full renovation. But it does mean first impressions matter again. To compete today, you need curb appeal. Clean spaces. Neutral colors. Professional photos. If there are scuffs on the walls, obvious repairs, or too many outdated features, it could be what’s holding you back.

2. Access: If Buyers Can’t See It, They Can’t Buy It

It sounds obvious but limited showing availability can kill your momentum. If your house isn’t easy to see because you’re restricting showings to evenings only, no weekends, or requiring a 24-hour notice, you’re cutting your buyer pool down by more than you may realize. 

And the more friction you create, the fewer buyers walk through the door.

In a market where buyers have more options, the last thing you want to do is give them a reason to skip your house. Availability matters because if no one sees it, no one buys it.

3. Pricing: If the Price Isn’t Compelling, It’s Not Selling

This is maybe the hardest one to hear, but everything sells at the right price.  And really, ever other objection comes down to price.  

“For sellers, the days of pricing aggressively and expecting instant offers are largely over. Homes that are well-priced and well-presented will still sell, but pricing discipline matters more than it did during boom years.”

Buyers are budget-conscious right now. If your home is priced based on outdated expectations instead of current demand, buyers may still look at your house online… but they likely won’t write an offer. Or, they’ll make an offer that you think is too low.

Pricing too high for this market is one of the top things sellers miss the mark on today. And those who aren’t willing to meet the market where it is or entertain offers may feel stuck.

Don’t Let Search Results Decide Your Next Step

When your house isn’t selling, it’s tempting to spiral and wonder if it’s the market or if something’s wrong with your house. But instead of searching for answers online, here’s what to do.

Sit down with your agent and ask three honest questions:

• What are buyers looking for in today’s market?

• What feedback are we getting from showings?

• Why do you think my house hasn’t sold yet?

That conversation will bring a lot more clarity than any search engine results.

Bottom Line

If your listing feels stuck, it’s not a sign you shouldn’t sell. It’s the market giving you feedback. And feedback is powerful when you use it.

Start with a real conversation with a real agent about what’s working and what’s not. Your agent will be able to tell you which small adjustments could totally change the momentum. Because in this market, the sellers who adapt are the ones who move.

If you’ve glanced at the news lately, you’ve likely seen a wave of unsettling real estate headlines—stories about market “malaise,” pressure on buyers, declining sales, and even predictions of a looming crash. In a single day, it’s not unusual to see multiple headlines painting a discouraging picture.

But here’s the reality: headlines are designed to grab attention—not to guide your personal decisions.

The media thrives on extremes. Negative narratives create urgency and fear, and in doing so, they often amplify noise rather than provide meaningful clarity. What gets lost in the process is context—your context.

Yes, the market has shifted. We’ve moved from the frenzied “fear of missing out” we saw during the height of the pandemic—when inventory was scarce and competition fierce—to a more cautious, thoughtful mindset. Buyers today are focused on making the right move at the right time.

And that makes sense.

Inventory levels have risen. The cost of living remains high. Inflation and global uncertainty are part of everyday conversation. According to a recent RBC poll, more than half of British Columbians are consistently thinking about whether they can afford a home. Yet despite these concerns, the desire for homeownership remains strong—because owning a home still represents stability, pride, and long-term security.

So what does all of this mean?

It means the “right time” to buy or sell has very little to do with headlines—and everything to do with your goals.

In fact, today’s market conditions can be quite favourable for buyers in certain segments. For example, the North Vancouver apartment market is currently offering more choice and less competition than we’ve seen in years. For someone with a long-term outlook, this could present a meaningful opportunity.

At the same time, even a “perfect” market doesn’t make it the right moment if it doesn’t align with your personal circumstances.

That’s the key: real estate is not one-size-fits-all.

Your timing depends on your life, your finances, your plans, and your comfort level—not on a national headline or a generalized market prediction.

So rather than getting caught up in the noise, take a step back and ask yourself:

• What am I trying to achieve?

• What does the next chapter look like for me?

• How does real estate support that vision?

From there, the conversation becomes much clearer.

If you’re curious about what’s actually happening in our local market—and how it aligns with your goals—it’s worth having a conversation with a trusted real estate professional. Not to react to fear, but to make informed, confident decisions.

Because in the end, the best real estate decisions aren’t driven by headlines.

They’re driven by you.

The provincial government released BC Budget 2026 in mid-February, and while budgets rarely make for light reading, this one carries some important implications for housing across British Columbia.

For homeowners, buyers, and anyone watching the real estate market closely, several of the measures introduced this year raise broader questions about affordability, housing supply, and the long-term direction of policy in our province.

A Budget Introduced in a Challenging Economic Moment

The budget arrives at a time when the provincial economy is facing uncertainty and slower growth. As expected in that environment, the government has projected a sizable deficit.

While deficits themselves are not unusual during uncertain economic cycles, economists have pointed out that the budget does not yet outline a clear path to returning the province’s debt levels to a more sustainable trajectory. Over time, rising debt-service costs can reduce the government’s flexibility — limiting its ability to provide tax relief or fund new initiatives.

For those of us who work closely with housing every day, the bigger question is how policy decisions today shape the future supply of homes across the province.

The Supply Question: A Key Concern

One of the central challenges in British Columbia’s housing market remains housing supply. Population growth continues, while new home construction has already begun to slow in some areas due to rising costs and economic uncertainty.

The concern expressed by industry economists is that several measures introduced in the budget may further increase the cost of building new homes — at a time when encouraging development is widely viewed as critical to improving long-term affordability.

According to BC Real Estate Association Chief Economist Brendon Ogmundson:

“There is unfortunately not a lot to like from either a macroeconomic or housing perspective in this budget… doing so on the back of an already struggling housing sector will ultimately prove to be self-defeating.”

Key Measures That Affect Real Estate

Several policy changes introduced in the budget directly affect those who own property, develop housing, or invest in residential real estate.

1. Higher Additional School Tax on Higher-Value Homes
Beginning in 2027, the province will increase the Additional School Tax applied to residential properties assessed above $3 million.

The new rates will be:

• 0.3% (up from 0.2%) on assessed value between $3M–$4M

• 0.6% (up from 0.4%) on assessed value above $4M

This tax applies to most residential property types including detached homes, townhomes, condominiums, and vacant residential land. For mixed-use buildings, it only applies to the residential portion of the assessed value.

On the North Shore — where property values frequently cross the $3M threshold — this change is likely to affect a meaningful number of homeowners over time.

2. Speculation and Vacancy Tax Increase
The Speculation and Vacancy Tax will also increase beginning in 2027.

For foreign owners and untaxed worldwide earners, the tax rate will rise from 3% to 4% on the assessed value of the property.

The intent of the tax is to encourage homes to be occupied rather than left vacant. However, some economists argue that higher taxes on foreign ownership may also discourage investment capital that could otherwise support new housing construction.

3. Rising Development Costs
Other measures within the budget — including changes affecting taxation on development land and the application of provincial sales tax to certain professional services related to housing — may increase what developers refer to as “soft costs”.

Those costs are typically passed along within the final price of new homes.

In practical terms, that means policies intended to improve affordability can sometimes have the opposite effect if they increase the cost of building housing in the first place.

Why This Matters for the Market

Housing markets are influenced by many forces — interest rates, population growth, economic conditions, and policy decisions.

While the immediate impact of the 2026 budget will likely be modest, policies affecting development costs and investment can shape the housing landscape over the coming years.

In a province where demand for housing remains strong, many economists believe the long-term solution lies in increasing the supply of new homes across all price ranges.

Our Perspective

From what we are seeing on the ground here on the North Shore, the spring market is already beginning to take shape.

Buyers remain active, inventory is gradually increasing, and well-priced homes are continuing to attract strong interest. Policy changes like those introduced in this budget tend to influence the market gradually rather than overnight.

What matters most for homeowners and buyers is understanding the broader direction of the market — and how changes like these may affect long-term planning.

As always, if you have questions about how new policies may affect your home, your property taxes, or the broader market, we are always happy to help you make sense of it.

No pressure — simply here as a resource whenever you need it.

In Budget 2026, the Government of British Columbia proposed a significant change to the Property Tax Deferment Program—primarily affecting the interest rate structure on deferred taxes.

Here is a clear breakdown of what changed.

1. Higher Interest Rate on Deferred Property Taxes

Beginning with taxes deferred for the 2026 taxation year and onward, the interest rate on deferments will increase to:
Prime rate + 2%, compounded monthly.

This applies to both:

• the Regular Program (typically for homeowners 55+, surviving spouses, or people with disabilities), and

• the Families with Children Program.

Previously, the two programs had different interest structures and generally lower rates tied to government borrowing costs.

2. Interest Will Now Compound

Another important change:

• Interest on new deferments will compound monthly, rather than being simple interest.

This means interest is charged not only on the original deferred tax amount but also on accumulated interest, increasing the long-term cost of deferment.

3. Existing Deferred Taxes Are Not Affected

Amounts already deferred before 2026 will remain under the previous interest terms and are not retroactively changed.

Only new deferrals starting in 2026 will use the updated rate and compounding method.

4. What the Program Still Does

The program itself remains the same structurally:

• It allows eligible homeowners to delay paying annual property taxes.

• The Province pays the tax to the municipality.

• The deferred amount becomes a loan secured against the property title, typically repaid when the home is sold or transferred.

✅ In practical terms:

• The program still provides liquidity for homeowners (especially seniors).

• However, the cost of using the program will be noticeably higher going forward due to the higher rate and compounding interest.

Many seniors on the North Shore use this program to stay in their homes. The change effectively moves the deferment loan closer to market borrowing rates, which may influence whether homeowners defer taxes or pay them annually.

Credit Source: Ryan Bacchus, Certified Financial Planner (CFP) and Associate Financial Advisor & Reg Sangha, Financial Associate & Advisor at RGF Integrated Wealth Management

While the calendar may still say winter, the North Vancouver real estate market is already showing early signs of spring activity. Each year, momentum tends to build quietly before the traditional March-to-May peak — and that shift is now underway.

For Sellers

Buyers are out there — and they’re prepared.
Serious purchasers have started their search earlier this year, watching closely for new listings. Well-prepared homes that come to market now are seeing strong early interest, particularly when priced in line with current conditions.

Competition is growing.
Inventory is beginning to rise, which means sellers entering the market this spring will be competing with more choice than we’ve seen in recent years. Strategic pricing and thoughtful presentation will make all the difference.

Timing can be advantageous.
Listing at the start of the spring cycle can allow your home to stand out before the market becomes more crowded later in the season.

For Buyers

More options are arriving.
As new listings come online, buyers will see greater selection across property types and price ranges. This is often when opportunities appear that weren’t available earlier in the year.

A calmer pace allows for thoughtful decisions.
While desirable homes can still attract strong interest, the overall environment feels more balanced, giving buyers time to evaluate choices carefully.

Preparation remains key.
The most successful buyers are those who are ready to act when the right property appears — particularly for homes that are well-located, well-maintained, and priced appropriately.

OUR PERSPECTIVE

The early spring market often sets the tone for the months ahead. Whether you’re considering selling, buying, or simply staying informed, this is an important moment to understand how the landscape is evolving.

If a move is on your horizon for 2026, even if it’s not immediate, we’re always happy to provide guidance so you can plan with clarity and confidence.

If you’ve been wondering what’s actually happening in our local real estate market — and whether this is a good time to sell — you’re not alone. Many homeowners are quietly watching and waiting.

Here’s the current reality on the North Shore:

Buyers are active, but thoughtful.
The urgency we saw in past years has eased. Today’s buyers are taking their time, comparing options carefully, and making measured decisions.

Inventory is higher than it has been.
More homes on the market means more choice for buyers — and more competition between sellers. Preparation and presentation matter more than ever.

Pricing correctly from the start is key.
Homes that align with current market conditions are attracting interest and selling. Properties priced above today’s expectations are often being overlooked as buyers move on to better-positioned options.

Well-prepared homes are standing out.
Condition, layout, natural light, and overall presentation are making a noticeable difference in how quickly a property sells and the kind of offers it receives.

There is opportunity — even in a calmer market.
While the pace is more measured, serious buyers are still out there, especially for homes that are thoughtfully priced and move-in ready.

OUR PERSPECTIVE

You don’t need to make any decisions immediately. But if selling is something you’re considering in 2026 — even if it’s months away — this is a smart time to understand where your home fits in today’s landscape.

As always, we’re here to provide insight whenever you need it, with no pressure and no expectations.

Many people ask this question at the start of the year — especially after the last few years of noisy headlines and fast-moving markets.

The short answer?

You don’t need to make any decisions today — but this is a good time to start paying attention.

Right now, there’s breathing room again. Thoughtful decisions are back in style. The pace feels calmer, more deliberate, and far less reactive than what we’ve seen in recent years.

On the ground, what we’re noticing is more intelligent pricing. Sellers are, by and large, pricing homes more accurately from the start, rather than “testing” the market and chasing it down later. That shift alone makes the landscape easier to navigate — whether you’re buying, selling, or simply observing.

What we’re watching closely as we move toward spring is inventory growth and sales activity. These two indicators tend to quietly shape the months ahead, long before the broader headlines catch up. Understanding how supply and demand are unfolding locally can provide valuable context — even if you’re not planning to move anytime soon.

And that’s an important point.

Even if you’re not moving this year, staying aware of what’s happening in the market still matters. Knowing how your home fits into the bigger picture — how equity is shifting, how timing affects options, and what flexibility you may have down the road — can be thought of as a form of financial self-care. It’s not about pressure or urgency; it’s about being informed.

If you are pondering a move this year, consider this your permission to simply observe for now. You don’t need to decide today. But paying attention early often leads to better, more confident decisions later.

And if you ever want to talk things through — whether it’s a specific plan or just a “where do things stand?” conversation — we are always happy to be a sounding board.

Posted 5-year Mortgage Rates:

January 2025: 6.79%
January 2026: 4.56%

Savings per $100K per month: $130.69

2025 Year-End Market Insights

Bottom Line

For many buyers, especially financially qualified ones, the North Shore is currently a favourable market to buy because:

• Inventory is elevated and sales are below historical norms, creating buyer leverage.

• Prices have softened or stabilized compared with recent highs.

• Mortgage rates are more predictable and lower than in the past year.

• Forecasts suggest modest market improvement ahead, so buying before broad demand re-emerges may be advantageous.

Historically, the first quarter of the year offers a unique window of opportunity for home sellers—and the data this year reinforces that pattern.

As shown in our current North and West Vancouver listing graph, the number of active residential listings at the start of January is materially lower than what we consistently see as we move toward spring and summer . This is not an anomaly. It is a seasonal trend that repeats itself year after year.

Less Competition Means More Attention

With fewer homes on the market right now, well-priced properties face less competition for buyer attention. Buyers who are active in January and February are typically motivated, informed, and prepared to act—often because they chose not to wait for the busier spring season.

Inventory Predictably Rises as Spring Approaches

The historical data clearly shows that listing counts climb steadily from late winter through early summer. As inventory rises, sellers are no longer competing with dozens of alternatives—they are competing with hundreds. More choice for buyers inevitably means longer decision cycles and increased pricing pressure.

Early Sellers Often Control the Narrative

Listing before the seasonal surge allows sellers to establish value without being influenced by a flood of comparable homes. In many cases, this translates to stronger showing activity and cleaner negotiations, simply because buyers have fewer substitutes.

The Takeaway

The next 60 days represent a strategic selling window:

• Inventory is still low

• Buyer demand is present

• Competition will only increase from here

For homeowners considering a move this year, timing can be just as important as pricing and presentation. Acting before the spring inventory wave arrives can meaningfully improve positioning in the market.

Each January, homeowners across British Columbia receive their annual property assessment, and with it often comes confusion. Many people wonder: Is this what my home is really worth? The short answer is — not necessarily.

Assessed Value vs. Market Value

In British Columbia, property assessments are prepared by BC Assessment and reflect market value as of July 1 of the preceding year. That timing is critical.

A REALTOR®’s opinion of value reflects today’s market conditions, while your assessment is based on a snapshot from roughly six months earlier. In changing markets, this timing gap can create noticeable differences between assessed value and current market value.

Why Assessed Values and Market Values Differ

There are two main reasons:

1. Mass appraisal methodology
BC Assessment uses a mass appraisal system. Values are derived primarily from MLS® sales data within neighbourhoods or strata complexes, rather than individual property inspections. This broad approach is effective for taxation purposes but does not account for unique features, renovations, condition, or micro-market influences.

2. Time lag
Your 2026 assessment reflects estimated market value as of July 1, 2025 — not today. When markets shift, assessed values may lag behind real-time pricing.

What Assessments Are Really For

Market-value assessment is widely considered the fairest way to distribute the property tax burden across homeowners. However, it is important to understand that assessed value is not designed to be a precise indicator of what your home would sell for today.

Key Definitions

• Market Value:
  The price expected if a reasonable amount of time is allowed to find a purchaser, and both buyer and seller are fully informed.

• Assessed Value:
  The most probable price an unencumbered property would have sold for on the open market as of July 1 of the preceding year.

What’s Happening With 2026 Assessments

According to BC Assessment, the cooling housing market is now being reflected in 2026 values. Many homeowners across the Lower Mainland are seeing assessed value decreases ranging from 0% to approximately 10%, based on July 1, 2025 valuations.

In response to these changes, the British Columbia Ministry of Finance has also adjusted the B.C. Homeowner Grant threshold for the first time in six years. For 2026, the threshold has been reduced to $2.075 million, down from $2.175 million last year, aligning with lower assessed values across Metro Vancouver.

Why This Matters to You

A lower assessed value does not automatically mean lower property taxes, as taxes are determined by municipal budgets and tax rates. However, assessments do affect eligibility for programs such as the homeowner grant and provide insight into broader market trends.

If you are considering selling, refinancing, or simply want to understand your home’s current value, an assessment should be viewed as one data point — not the full picture.

As always, we are happy to provide a current market evaluation and context specific to your property and neighbourhood.

When conditions shift in favour of buyers—more supply, longer days on market, and increased negotiation leverage—pricing discipline becomes the seller’s most important tool. Here are the three foundational strategies, along with the key considerations for each.

1. Market-Matching Pricing (Price at or just below the most recent comparables)

What it is:
Setting the asking price directly in line with the most recent and relevant sales, or marginally below them, to ensure the home ranks as a “best value” option in the active inventory.

When to use it:

• Inventory is high and competitive.

• Nearby comparables have sold recently at clearly defined price points.

• The goal is predictable, steady buyer engagement without a prolonged marketing period.

Things to be aware of:

• Buyers in a soft market are extremely price-sensitive; even being slightly above the pack can result in no showings.

• This strategy avoids overpricing risk but does not typically generate bidding pressure—expect more linear negotiations.

2. Value-Leader Pricing (Price below market to create momentum and competition)

What it is:
Intentionally positioning the property below the anticipated sale price to drive traffic, urgency, and in some cases, multiple offers—even in a buyers’ market.

When to use it:

• The home is highly desirable (best layout, updated, private, great light, strong location).

• Neighbourhood inventory is stale, and a standout listing can capture concentrated attention.

• Sellers are motivated to sell within a defined timeframe.

Things to be aware of:

• This is not “discounting”—it is a strategy to shift the psychology of the market from slow to active.

• It requires confidence in the product. If the home has major deferred maintenance, the strategy may simply anchor buyer expectations lower.

• Timing, marketing, and presentation must be flawless to capitalize on the momentum this strategy creates.

3. Aspirational Pricing (Price above market while watching inventory and feedback closely)

What it is:
Setting a slightly higher price to test the upper boundary of the market, usually with flexible expectations and planned checkpoints for adjustment.

When to use it:

• The seller is not time-sensitive.

• The home offers uncommon features, but the value of those features is hard to quantify with comps alone.

• There is very little direct competition.

Things to be aware of:

• Overpricing is far more damaging in a buyers’ market than in a balanced or sellers’ market.

• Traffic drops quickly when buyers perceive a price as unrealistic; they don’t test high prices with low offers—they simply skip the home.

• The longer the property sits, the steeper the eventual discount tends to be.

• A predetermined adjustment timeline (e.g., 14–21 days with little activity) is critical to protect momentum.

Key Realities Sellers Should Understand

Regardless of the strategy chosen, sellers in a buyers’ market should be aware of:

1. Momentum is everything

A new listing gets its highest visibility in the first 10–14 days. Pricing must support that window of opportunity.

2. Buyers judge quickly and harshly in soft markets

If the price feels unbelievable, buyers lean away—silently. They don’t send feedback; they simply move on.

3. Stale days on market carry an emotional cost

Each additional day increases the likelihood of deeper negotiations and lower offers.

4. Presentation and condition matter more

With more choice, buyers gravitate to the best-looking, best-priced homes. Deferred maintenance becomes more expensive to the seller in a buyers’ market.

5. Adjustments are a strategy, not a failure

Market-responsive pricing changes keep a listing relevant and protect the seller’s final outcome.