1.Canyon Frights at Capilano Suspension Bridge Park
October 29 – November 1 | 10 am–9 pm, extended hours October 30–November 1

A Halloween adventure through the illuminated rainforest, complete with pumpkins, skeletons, glowing displays and playful surprises. Great for families and visitors of all ages.
Admission: Park admission or annual pass.

2.Vancouver's North Shore Craft Beer Festival
Friday, October 30 | 5–10:30 pm | The Pipe Shop, Shipyards

Kick off two weeks of North Shore brewery celebrations with an evening of local craft beer, live music, food trucks and Halloween fun. Proceeds from the launch party support North Shore Neighbourhood House.
Tickets: $40 + GST for the launch party; ages 19+.

3.Meet Me at the Gallery: Seniors Program
Wednesday, November 4 | 10 am–noon | The Polygon Gallery

A welcoming morning of art, conversation and connection. This month's gathering features curator Elliott Ramsey in conversation with artists associated with The Lind Biennial 2026.
Admission: By donation; suggested $10.

4.Kids First at The Polygon Gallery
November 7–8 | 10 am–3 pm | The Polygon Gallery

Spend some creative time with the family at a hands-on art-making event. A wonderful opportunity for children to explore art and enjoy an outing at the waterfront.

5.West Vancouver Remembrance Day Ceremony
Wednesday, November 11 | Parade 10:45 am | Memorial Park, West Vancouver

Join the community to honour those who served and sacrificed. The ceremony begins at 10:50 am at the Memorial Arch, following the parade along Marine Drive.
Admission: Free, open to the public.

Event details may change so please check online prior to the date

Similar homes. Similar neighbourhoods. Sometimes very different results.

If you've been watching the North Shore real estate market, you may have noticed something interesting. Two homes with comparable square footage, similar features and locations just a few streets apart can have very different experiences. One attracts showings and sells within weeks, while the other remains on the market, sometimes through multiple price reductions.

So, what's making the difference?

In today's market, where buyers have more choice and are taking a cautious approach, a successful sale often comes down to more than the home itself. It's about how a property is positioned, how buyers perceive its value and how sellers respond to the feedback the market provides.

Buyers Don't Evaluate Your Home in Isolation

One of the most important things to understand is that buyers rarely consider a property on its own.

They're comparing it with everything else available in their price range.

A buyer looking at a $1.8 million home in North Vancouver may also be considering properties priced at $1.7 million and $1.9 million. They're comparing lot sizes, layouts, renovation quality, neighbourhoods, future maintenance and overall value.

Even homes that aren't directly comparable can influence a buyer's perception of what their money should buy.

This is why positioning a property against the competition is so important.

It's not simply about choosing a listing price based on recent sales. It's about understanding what buyers can purchase today and identifying where your property fits within those choices.

A home that appears to offer good value relative to its competition is more likely to attract attention. One that appears overpriced, even slightly, may be overlooked.

The Difference Between Price and Perceived Value

Every home has qualities that contribute to its value, but not every buyer values those qualities equally.

A beautifully renovated kitchen might be a major selling feature for one buyer, while another may be more interested in a larger lot, a quieter street or a functional floor plan.

Similarly, sellers may place considerable value on improvements they've made, while buyers may view those same improvements as personal preferences rather than added market value.

The key is understanding which features buyers are willing to pay for and which ones they simply expect at a particular price point.

A property's asking price creates an expectation.

When buyers walk through the door, they're asking themselves whether the home delivers what they expected for the money.

If the answer is yes, they may be motivated to act.

If the answer is no, they'll often continue looking.

Understanding Buyer Objections

When a property isn't selling, it's tempting to assume the market is simply slow.

Sometimes that is part of the explanation. But often, buyers are telling us something more specific.

Perhaps the bedrooms feel small compared with other homes in the same price range. Maybe the floor plan doesn't work for young families, the location is busier than expected or buyers are concerned about future maintenance costs.

Some objections can be addressed through clearer information or a different marketing approach.

Others, such as location, layout or lot characteristics, can't easily be changed.

That's where pricing and positioning become especially important.

A home doesn't have to be perfect to sell. It simply needs to offer a compelling combination of features and value for the right buyer.

Understanding the difference between a manageable objection and a genuine barrier to a sale helps sellers make better decisions.

Feedback Is Valuable — When You Know How to Interpret It

Showing feedback can provide important insight, but not every comment carries the same weight.

One buyer disliking a paint colour isn't necessarily meaningful. Five buyers commenting that a home feels expensive compared with others they've viewed deserves closer attention.

We look for patterns.

Are buyers viewing the home but not returning for second showings? Are they consistently mentioning the same concern? Are similar properties attracting offers while yours isn't?

The answers can help us determine whether the challenge is price, presentation, exposure or something specific to the property.

It's also important to distinguish between limited activity across the entire market and limited activity on one particular listing.

The goal isn't to react to every comment. It's to recognize meaningful feedback and respond strategically.

Why the First Few Weeks Matter

When a property first comes to market, it benefits from being new to buyers who are actively searching.

This initial period often provides some of the clearest information about how the market perceives the asking price.

Strong interest and repeat showings are encouraging signals, although they don't guarantee an offer.

If a property receives very few showings, it may indicate that buyers aren't seeing enough value to arrange a visit.

If there are plenty of showings but no offers, the concern may be something buyers discover once they see the home in person.

These are two different situations, and they may require different responses.

The longer a property remains available, the more buyers may begin to wonder why it hasn't sold. That's not always fair, but it is a reality of buyer behaviour.

Making thoughtful adjustments early can sometimes be more effective than waiting until a listing has lost momentum.

A Price Reduction Isn't Always the Answer — But Sometimes It's the Right One

Sellers understandably want to achieve the best possible price for their homes. That should always be the objective.

However, maintaining an asking price that the market isn't supporting doesn't necessarily protect a property's value.

Sometimes a change in marketing, a clearer explanation of the property's benefits or better information about a perceived concern can make a difference.

At other times, the competition has changed, buyer expectations have shifted or the original asking price simply isn't generating sufficient interest.

When a price adjustment is warranted, it should be based on current market evidence rather than an arbitrary reduction.

The question isn't just how much to reduce the price. It's where the home needs to be positioned to attract the right buyers and encourage meaningful interest.

The Market Is Always Giving Us Information

One of the biggest differences between a successful selling strategy and an unsuccessful one is the willingness to adapt.

New listings enter the market. Competing properties reduce their prices. Homes sell, providing fresh evidence of what buyers are prepared to pay.

A pricing strategy that made sense three weeks ago may need reassessment as those conditions change.

This doesn't mean constantly changing direction. It means monitoring activity, understanding the competition and making informed decisions rather than relying on hope.

So, What Makes the Difference?

In a market where buyers have options, selling successfully requires a clear understanding of both the property and the people most likely to purchase it.

It means identifying the right audience, recognizing the home's strengths and limitations, positioning it competitively and paying attention to how buyers respond.

Two similar homes can produce very different results because the strategy behind each listing may be very different.

Ultimately, the goal isn't simply to put a home on the market. It's to position it so buyers recognize its value and have a reason to act.

At The Botto Team, we believe good advice begins with an honest assessment of the market, the competition and the property's individual circumstances.

If you're considering selling, or simply wondering how your home would compare with what's currently available, we're always happy to share our perspective.

When buyers have more choice, presentation matters.

We’re often asked by sellers whether they should renovate, repaint, replace flooring, update fixtures or simply put their home on the market as-is. The answer is different for every property, but the goal is always the same: make it easy for buyers to see the value in your home.

That doesn’t necessarily mean spending a lot of money.

In many cases, the most effective preparation starts with the basics. Taking care of obvious repairs, touching up paint, improving lighting, decluttering and making sure the home feels clean and well maintained can have a significant impact on how buyers respond.

Start With What Buyers Notice First

Buyers begin forming an opinion almost immediately.

Exterior presentation, the entrance, natural light, flooring, paint and overall condition all contribute to that first impression. A loose door handle or tired wall colour may seem minor on its own, but several small maintenance items together can leave buyers wondering what else may have been overlooked.

Taking care of those details helps a home feel looked after.

Not Every Renovation Is Worth Doing

One of the biggest mistakes sellers can make is assuming they need to renovate before selling.

A large kitchen or bathroom renovation shortly before listing may not provide a dollar-for-dollar return, particularly if the existing space is functional and buyers may want to choose their own finishes anyway.

Sometimes a smaller investment — fresh paint, updated lighting, new hardware or professional staging — can make a much greater difference.

Before spending money, we like to look at the property through the eyes of the likely buyer and determine where preparation will have the most impact.

Give Buyers Space to Imagine Themselves There

Staging is not about making a home look like a showroom.

It is about helping buyers understand the space.

Removing excess furniture can make rooms feel larger. Adjusting furniture placement can improve flow. Clearing countertops and personal items allows architectural features, views and natural light to become more noticeable.

The goal is to highlight what is already good about the home.

Pricing and Presentation Work Together

Even the best-presented home can struggle if it is priced significantly above comparable properties.

Likewise, correct pricing alone does not mean presentation should be ignored.

When buyers are comparing several homes in a similar price range, the property that feels well maintained, thoughtfully prepared and easy to move into often has an advantage.

Prepare With a Plan

We prefer to walk through a property with our sellers well before the photographs are taken.

We can identify what is worth addressing, what can be left alone and where a relatively small change could make a noticeable difference. That might include painting, repairs, furniture placement, landscaping or simply removing a few things before the home goes to market.

You don’t need to make your home perfect. You need to make its best features easy for buyers to see.

If you’re thinking about selling a North Vancouver home, we’re always happy to come by early in the process and help you decide what is — and isn’t — worth doing before you list.

There are a few important developments in the rental market right now that both landlords and buyers should be aware of.

Asking Rents Continue to Ease

The average asking rent in Canada fell to $2,035 in August 2026, down 4.8% compared with a year earlier. That marked the 23rd consecutive month of year-over-year declines.

The national figures do not mean every neighbourhood or property type is behaving the same way, but they do show that renters generally have more choice than they did during the tightest part of the rental market.

For landlords, that may mean paying closer attention to pricing, presentation and how a rental compares with competing properties. For renters, it may create more opportunity to compare options rather than feeling pressure to act immediately.

B.C.’s 2027 Rent Increase Limit Is 2.2%

The Province of British Columbia has set the maximum allowable annual rent increase at 2.2% for 2027, down slightly from 2.3% in 2026. The Province says this is the seventh consecutive year the allowable increase has been set at or below inflation.

Landlords who choose to increase rent must still follow the requirements of the Residential Tenancy Act, including using the proper notice and providing the required notice period.

Buying a Home With a Tenant in Place?

This is an area where buyers need to be especially careful.

A tenancy does not automatically end when a property is sold.

If a buyer intends to occupy the property themselves, the process has to be handled correctly. For purchaser occupancy, B.C. requires the landlord to generate the appropriate notice through the Residential Tenancy Branch web portal and provide the tenant with at least three months’ notice.

That timing can become very important when an offer includes vacant possession.

A buyer may assume that possession day and move-in day will be the same, but if the tenancy notice has not been served correctly — or the dates do not line up — that assumption can create complications.

For that reason, when we are helping someone purchase a tenanted property, we pay close attention to the tenancy, proposed possession date and the wording of the contract well before subjects are removed.

What Does This Mean for Buyers and Landlords?

For landlords, softer asking rents mean it is increasingly important to understand what comparable rental properties are actually asking — and what tenants are choosing.

For buyers, particularly those purchasing a property they plan to occupy, the existence of a tenant should be considered early in the process, not after the offer has been accepted.

The rules around tenancies can affect timing, possession and even whether a particular property is practical for your plans.

If you are buying, selling or considering a rental property, getting advice early can help avoid surprises later.

Metro Vancouver inventory remains 26.2% above the 10-year seasonal average, while sales were 20.7% below the 10-year average. Prices have consequently been drifting rather than collapsing, with the composite benchmark down 5.6% year-over-year. (GVR Realtors)

For the North Shore specifically, the contrast is interesting. North Vancouver finished August with roughly seven months of inventory — generally balanced territory — while West Vancouver had approximately 13 months, giving buyers considerably more leverage there.
If you’ve been following the real estate headlines, you’ve probably heard plenty about slower sales, more inventory and softer prices.

But what does any of that actually mean for you?

The more useful story as we head into the fall market is that buyers and sellers are operating with a very different set of conditions than they were a few years ago — and that creates opportunities on both sides.

If You’re Buying: You Have Something Buyers Haven’t Had in a While — Time

Across Metro Vancouver, there are still considerably more homes for sale than we would normally see at this time of year, while sales remain well below historical averages.

That means buyers can often:

· compare several properties before making a decision

· negotiate more confidently on price and terms

· include appropriate subjects for financing, inspection and due diligence

· walk away from a property that simply doesn’t make sense

Perhaps most importantly, you don’t necessarily have to compete.

There are still great properties that attract immediate attention, but the overall market is giving buyers more breathing room than we’ve seen for much of the past decade.

If you have been waiting for a market where you can make a thoughtful decision rather than a rushed one, this may be it.

If You’re Selling: The Market Is Still Moving — But Buyers Are Choosy

Homes are selling. But buyers have alternatives, and that changes how a property needs to come to market.

Today, pricing slightly too high with the intention of “testing the market” can be costly. Buyers can easily compare your home with everything else available and may simply move on.

The listings that tend to stand out are the ones that are:

well prepared, well presented, well marketed and priced appropriately from the beginning.

This doesn’t mean sellers need to give their homes away. It means understanding your competition — and your neighbourhood — matters more than ever.

And If You’re Waiting for Prices to Bottom Out?

This may be the most interesting part of the current market.

Prices have softened, but we aren’t seeing the kind of dramatic correction some buyers have been waiting for.

At the same time, inventory has started to come down from its recent highs.

That creates an important trade-off: waiting may bring a slightly lower price, but it could also mean less selection or more competition later.

For buyers who find the right home today, negotiating the right purchase may ultimately matter more than perfectly predicting the bottom of the market.

The North Shore Isn't One Market

This is especially important locally.

North Vancouver is currently behaving much more like a balanced market, while West Vancouver remains substantially more favourable to buyers.

And within those markets, a detached home in Lynn Valley can behave very differently from a Central Lonsdale condo or a Dundarave apartment.

That’s why broad market statistics are only the starting point.

The number that matters most isn't what Metro Vancouver did last month — it's what comparable homes are doing in your neighbourhood and price range.

If you’re wondering what these market conditions mean for your own home or your next purchase, we're always happy to help you make sense of the numbers.

A 9-part series - District of North Vancouver’s new residential zoning rules.

Part 2 of 9: Thinking About Rebuilding? North Vancouver’s Basement Rules Are Changing

One of the most significant changes in the District’s new residential zoning rules involves basements.

For years, many North Vancouver homes have been designed with substantial portions of their living space below grade. Under the new rules, that approach is changing.

New fully in-ground basements will no longer be permitted.

Partial basements can still be built, but on a sloping lot the basement can generally extend only about 4 feet, or 1.2 metres, into the ground on the downhill side.

The District is essentially shifting usable living space above ground rather than underground.

That does not mean homeowners with existing basements suddenly have a problem.

Existing legal basement construction is not being eliminated, and renovations to existing basements can generally continue subject to the applicable rules and permitting requirements.

The biggest impact is likely to be felt when someone is planning a new house or substantial redevelopment.

What does this mean for my property?

If you are contemplating replacing your home, the new basement rules could significantly affect how the new house needs to be designed.

A floor plan that might have worked under the previous zoning may no longer work in the same way, particularly on sloping North Vancouver properties.

It also means homeowners considering redevelopment should look at the property as a whole rather than assuming they can reproduce the same basement configuration found in neighbouring homes.

The trade-off is that the new zoning provides more flexibility elsewhere — including the possibility of building taller.

And that is where we are going next.

Next week: Could Your Next North Vancouver Home Be Three Storeys?

This article is a general summary and is not intended as legal or planning advice. Property-specific requirements should always be confirmed with the District of North Vancouver.

Property tax time is coming up! The deadline to pay your property taxes is July 2, 2026. Don’t forget to claim your BC Home Owners grant, if you qualify! You will have received your property assessment notice from  BC Assessment each year in January

What is the BC Home Owner Grant? 

The home owner grant reduces the amount of property taxes you pay each year on your principal residence. The regular (or basic) grant amount for people under the age of 65 is $570 in the Capital Regional District, Metro Vancouver Regional District, and the Fraser Valley Regional District. Seniors, veterans and persons with disabilities may be eligible for an additional grant of up to $845.

Please note, the maximum value of a property where home owners are eligible to claim the full home owner grant for 2026 is $2,075,000. For properties assessed above this amount, the grant is reduced by $5 for every $1,000 over the threshold.

For homeowners in all other areas of B.C., the basic grant is up to $770, with an additional grant of up to $1,045 for eligible seniors, veterans, and persons with disabilities.

Applications can be submitted online through the B.C. Home Owner Grant website, or by phone at 1-888-355-2700. When applying, have your Social Insurance Number and property tax notice ready. Additional documentation may be required if you are applying for the additional grant.

Check your property with Assessment Search and compare it to others.

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