The Bank of Canada has held its policy rate at 2.25%, bringing some stability as we head into the fall real estate market. But interest rates are only one part of the picture.

September often brings a little more energy back to the market as summer holidays wind down and people return to their regular routines. More activity, however, does not necessarily mean a dramatically different market.

For sellers: More buyers may return this fall, but they remain selective. Preparation, presentation and accurate pricing will continue to matter. Buyers need to see the value.

For buyers: Greater selection and less urgency can work in your favour. You may have more time to compare homes, complete your due diligence and negotiate thoughtfully. If the right property appears, waiting for rates or the market to change may not necessarily produce a better opportunity.

For homeowners thinking about moving: You don’t need to know exactly when you’ll make a move to start preparing. Understanding what your current home may be worth, what your next home could cost and what needs to happen before selling can make the eventual transition much easier.

Here in North Vancouver and across the North Shore, conditions can vary considerably by property type, price range and neighbourhood. A condo in Lower Lonsdale may be experiencing a very different market from a detached home in Lynn Valley, Edgemont Village or Deep Cove.

Rather than trying to predict the next interest rate move or the perfect time to buy or sell, we encourage clients to focus on the market we actually have and make decisions based on their own timing and goals.

September feels like a fresh start. Whether you’re planning to buy, sell or simply keeping an eye on the market, it’s a good time to get informed, get prepared and be ready when the right opportunity presents itself.

Wondering what today’s North Vancouver or North Shore market means for you? The Botto Team is always happy to help you look at the numbers and understand your options.

If you have put your home search on hold because you are waiting for mortgage rates to fall significantly, there is one question worth considering:

Will waiting actually put you in a better position to buy?

Mortgage rates may decline over time, but there is no guarantee they will fall as quickly — or by as much — as buyers hope.

And rates are only one part of affordability.

Lower rates do not necessarily mean a better buying opportunity

If mortgage rates fall, monthly borrowing costs may improve.

But other things can change at the same time.

More buyers may return to the market. Competition can increase. Sellers may become less negotiable. And the home you want may cost more.

Today's market, by comparison, is giving many buyers something they have not always had: choice, time and negotiating room.

That can have real value.

Rather than asking only, “Will mortgage rates be lower next year?”, a better question may be:

“Will I be in a meaningfully stronger financial and purchasing position if I wait?”

Look at the whole purchase, not just the rate

A small change in mortgage rates is only one number in a much larger equation.

Purchase price, down payment, monthly payment, property taxes, strata fees, closing costs and your own financial comfort all matter.

The lowest mortgage rate is not necessarily the best mortgage either. Fixed and variable options, term length, prepayment privileges, penalties and flexibility can all affect what makes sense for you.

This is where a good mortgage professional can be invaluable.

There may be opportunities in today's market

When buyers have more choice, they can often take more time to compare properties, review documents carefully and negotiate with greater confidence.

That doesn't mean you should buy simply because the market is quieter.

It does mean that waiting for a particular interest rate could cause you to overlook an opportunity that works well for you today.

Sometimes negotiating a better purchase price can have as much — or more — impact than waiting for a modest change in borrowing costs.

Preparation matters more than prediction

No one can tell you exactly where mortgage rates will be six or twelve months from now.

What you can know is:

• what you comfortably qualify for today;

• what your monthly payment would be;

• how much cash you need for your down payment and closing costs;

• what homes are available within that budget; and

• how buying now compares with waiting.

And qualifying for a certain amount does not mean you need to spend it.

The goal should always be a purchase that works comfortably within your finances and longer-term plans.

So, should you wait?

Sometimes, absolutely.

Waiting may make sense if it allows you to build a larger down payment, reduce debt, improve your income stability or become more certain about where and what you want to buy.

But if the only reason you are waiting is because you are convinced mortgage rates will be significantly lower soon, it may be worth revisiting that assumption.

There is no perfect interest rate and there is rarely a perfect market.

The better strategy is to understand what you can comfortably afford, know what opportunities exist today and compare the advantages of buying now with the possible benefits of waiting.

Then you can make the decision based on your life and your finances — rather than trying to predict where rates will go next.

As expected, the Bank of Canada held its overnight lending rate at 2.25% today, marking the fifth consecutive rate hold.

While this announcement does not change much for current mortgage holders, it does give us something the market has been missing for a while: a little more predictability.

The Bank is still watching inflation, global uncertainty and ongoing U.S. trade concerns closely. For now, there is no strong signal that another rate cut is imminent — but there also does not appear to be immediate pressure to raise rates.

What Does This Mean for Buyers?

For first-time buyers who have been sitting on the sidelines waiting for rates to fall further, it may be time to revisit the conversation.

Five consecutive rate holds have created a more stable lending environment, making it easier to plan around your own finances rather than trying to guess what the Bank of Canada may do next.

Getting pre-approved does not mean you have to buy. It simply gives you a clear understanding of your budget, your monthly payments and what you would feel comfortable purchasing should the right home come along.

In today’s market, being informed and prepared can put you in a much stronger position than trying to perfectly time the next rate announcement.

Aluminum wiring is one of those things that can sound scarier than it actually is. For many buyers, seeing “aluminum wiring” on a listing, inspection report or insurance questionnaire can feel like an automatic red flag — but the reality is a little more nuanced.

Myth: Aluminum wiring means the home is unsafe.
Fact: Aluminum wiring is not automatically dangerous. The concern is usually not the wire itself, but whether the connections, outlets, switches and fixtures have been properly installed and maintained.

Myth: A home with aluminum wiring needs to be completely rewired.
Fact: Not always. In many cases, a qualified electrician can assess the system and recommend appropriate remedies, which may include approved connectors, proper terminations, copper pigtailing or replacement of certain devices. A full rewire may be the best solution in some homes, but it is not the only option.

Myth: Aluminum wiring is illegal in B.C.
Fact: Aluminum conductors are still used in some electrical applications today. The key issue is that the installation must meet code requirements and use materials approved for the specific purpose.

Myth: Insurance is impossible with aluminum wiring.
Fact: Insurance can be more complicated. Some insurers may ask for an electrical inspection, repairs or written confirmation from a licensed electrician before offering or renewing coverage. This is why it is important to deal with the issue early, especially if you are buying, selling or preparing a home for market.

The takeaway: Aluminum wiring should not be ignored, but it also should not cause panic. If a home has aluminum wiring, the best next step is to have it reviewed by a licensed electrician who understands B.C. requirements. With the right assessment and proper corrections, many homes with aluminum wiring can continue to be safe, insurable and marketable.

For your own backup: B.C.’s electrical code sets minimum requirements for safe wiring methods, grounding/bonding, overcurrent protection and installation standards and it is enforced by Technical Safety BC under the Electrical Safety Regulation.

Technical Safety BC also notes that additions or modifications to existing branch circuits must comply with the current BC Electrical Code, while existing adequate branch circuits may be reconnected subject to code rules.

The most important practical point is compatibility: Technical Safety BC has investigated incidents where aluminum conductors were connected to equipment not intended for aluminum, creating high-resistance connections and fire risk.

Buying your first home comes with a lot of new terminology and it’s completely normal to feel unsure about what it all means. From inspections to appraisals, each step plays an important role in helping you make an informed decision. Here’s a simple breakdown of what these terms mean and why they matter when purchasing a home.

Home Inspection

Once you’re under contract on a home you’d like to buy, getting an inspection is a key part of the process. An inspection gives you a clear idea of the safety and overall condition of the home – which is important for such a big transaction. As a recent Realtor.com article explains:

“A home inspection is something that protects your financial interest in what will likely be the largest purchase you make in your life—one in which you need as much information as possible.”

If anything comes up during the inspection — such as the age of the roof, the condition of the heating system, or any other concerns — you may have the opportunity to discuss next steps with the seller before the purchase is final.

You won’t be navigating that conversation on your own. Your real estate agent will help you understand the findings, consider your options, and advocate for you throughout any further discussions or negotiations.

Home Appraisal

While the inspection tells you about the current state of the house, an appraisal gives you its value. Bankrate explains:

“When buying or selling a home, an appraisal verifies that the sale price of the home is in line with fair market value. This ensures the homebuyer doesn’t pay more than the home is worth, and the mortgage lender doesn’t lend more than it is worth.”

If you’re using a mortgage to purchase your home, the appraisal is an important step. It helps confirm the property’s value for the lender and offers an added layer of protection for you as the buyer.

If the appraised value comes in lower than the agreed purchase price, your real estate professional will help you understand your options and navigate any next steps, including possible negotiations.

Bottom Line

The inspection and appraisal are two different, but equally important, steps in the home buying process. The good news is, you don’t have to navigate them on your own. With the right guidance, you can move through each stage with clarity, confidence, and support from start to finish.

More choice, less urgency
Inventory is up (well above the 10-year average), and sales are below normal levels. That gives buyers more options and time to make decisions—less of the pressure we saw in past spring markets.

Negotiation is back (in pockets)
With the sales-to-active listings ratio at 14.2%, we’re in balanced market territory—but leaning softer. Especially in apartments and attached homes, buyers have more leverage.

Detached may tighten
This is the interesting shift:

• Detached sales up 8.3%

• New listings down

That combination can create competition in select detached properties, even while the broader market feels calm.

Pricing isn’t falling fast—but it’s softer year-over-year
Prices are down ~6–8% from last year, but relatively stable month-to-month. Translation:

• No sharp “deals” across the board

• But better value than a year ago

Metro Vancouver home sales are moving at a pace similar to last year, dipping roughly three per cent compared to March 2025. According to Greater Vancouver REALTORS®, 2,032 homes sold in March 2026—2.8 per cent fewer than last year and well below the 10-year average of 2,981.

Big picture (what’s really going on)

• Buyers are watching external factors (rates, global uncertainty)

• Sellers are hesitating to list

• The result: a steady but cautious market

Prices aren’t moving dramatically because:

• Demand is softer

• But supply isn’t flooding the market either

Simple summary

• Buyers: more choice, some negotiating power, but act decisively on the right property

• Sellers: homes are selling, but only with sharp pricing and strong presentation

• Market tone: balanced, cautious, with early signs of strength in detached

With inventory up and demand steady, it’s a market that rewards preparation, patience and good advice.

When there’s broader uncertainty—economic, political, interest rates, global events—it doesn’t eliminate demand. It recalibrates confidence.

On the ground, that shows up as:

· More cautious buyers
They take longer, analyze more and feel less urgency.

· Fewer impulsive decisions
The “I need to win this at any cost” mindset (2021–2022) fades.

· Greater price sensitivity
Buyers become more disciplined about value and comparables.

· Longer days on market
Not because homes aren’t desirable—but because decisions take longer.

Why the North Shore Still Holds Strong

The North Shore isn’t a speculative market—it’s a lifestyle-driven market.

People still want:

· Access to nature

· Strong schools

· Community feel

· Proximity to the city

That underlying demand doesn’t disappear. It pauses, reshapes and re-enters more thoughtfully.

So yes—homes are still selling every day. But they’re selling under different conditions:

· Well-priced homes → still move

· Well-presented homes → still attract attention

· Unique or scarce product → still performs strongest

The Post-COVID Hangover (2021–2022 Effect)

This is one of the biggest psychological factors right now.

That market was:

· Ultra-low rates

· Extremely limited inventory

· Emotion-driven bidding wars

· Speed over analysis

Today’s market is:

· Rate-aware

· Data-driven

· Choice-heavy (and growing)

· More balanced—or even buyer-leaning at times

The gap between expectation and reality is where friction lives.

Sellers remember peak pricing.
Buyers remember overpaying fears.
And both are trying to recalibrate.

What Actually Works in This Market

This is where your philosophy is spot on—and worth reinforcing:

A successful transaction today comes down to alignment:

· Timing: Does the move make sense for your life?

· Financial comfort: Can you carry it confidently?

· Product quality: Is the home desirable in today’s lens?

· Strategy: Is pricing and presentation grounded in today’s market—not yesterday’s?

When those line up, the market becomes far less intimidating.

The Long-Term Lens

Real estate—especially on the North Shore—is not a short-term trade.

If someone is:

· Buying and holding

· Making a lifestyle move

· Improving their day-to-day living

· Stepping into the right property for their needs

Then short-term market fluctuations matter far less.

Uncertainty creates hesitation—but it also creates opportunity for thoughtful decisions.

Bottom Line:

People still want to live on the North Shore—and that hasn’t changed. What has changed is how they’re making decisions.

We’ve moved from a fast, emotional market to a more thoughtful, measured one. Homes are still selling every day—but pricing, presentation and timing matter more than ever.

If a move makes sense for your life, your goals and your finances—and you’re focused on the long term—it’s still a very good time to buy or sell. The strategy just needs to match the moment.

Announced last Spring, the federal First-Time Home Buyers' (FTHB) GST/HST Rebate is now in effect as of March 2026, offering up to $50,000 in tax relief on new or substantially renovated homes, says the Canada Revenue Agency (CRA). Eligible buyers can receive a full rebate on homes under $1 million and a partial rebate on homes up to $1.5 million, provided the purchase agreement was signed on or after March 20, 2025. The Canada Revenue Agency will now be able to start processing rebate claims.

Please note that the rebate will generally apply to agreements of purchase and sale entered on or after March 20, 2025 and before 2031.

What this means for first-time home buyers:

In simple terms, this rebate can reduce the upfront cost of buying a new home—sometimes by a meaningful amount.

• Less tax to pay:
  Buyers may receive up to $50,000 back, lowering the total purchase cost of a new or substantially renovated home.

• Improved affordability:
  With less cash needed for GST/HST, buyers may find it easier to qualify for a mortgage or stay within budget.

• More options to consider:
  New construction and pre-sale homes—which often felt out of reach—may now be more realistic choices.

What it doesn’t change:

• It only applies to new or substantially renovated homes (not most resale properties)

• Eligibility will depend on price thresholds and buyer qualifications

• It doesn’t replace the need to be well-priced and strategic in today’s market

The takeaway:

For first-time buyers, this is one of the more tangible shifts we’ve seen—it can meaningfully reduce the cost of getting into the market, particularly if you’re open to newer homes.

If you know someone that were first time buyers and purchased a new home for under $1.5million between March 20 2025 and today, you should reach out and make sure they apply for the rebate.

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 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.

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.