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.

Buying a condo is about much more than the suite itself.

The kitchen, layout, view and location may be what first attract you, but some of the most important information about a property is found in the strata documents. Before a buyer removes subjects, we spend time looking for anything that could affect future costs, enjoyment of the home, or resale value.

Here are seven areas we pay particularly close attention to.

1. The Form B

The Form B is one of the most important documents in a strata purchase. It can reveal current strata fees, parking and storage allocations, outstanding amounts, approved special levies, legal proceedings and other important details about the strata lot.

It is a good starting point — but it should never be the only document reviewed.

2. Depreciation Reports

A depreciation report gives us a long-term look at the building’s major components and anticipated repair or replacement costs.

We look at items such as the roof, windows, plumbing, elevators, balconies, parkade membranes and building envelope. Just as importantly, we compare the report with the strata’s current financial position and recent minutes.

A building can have a long list of future projects without necessarily being a concern. The bigger question is whether the strata appears to be planning and funding for them responsibly.

3. AGM and Council Minutes

Minutes can tell you a great deal about how a building is being run.

We look for recurring issues, major repairs, owner complaints, insurance matters, leaks, noise concerns, legal disputes, maintenance plans and anything else that appears repeatedly.

One isolated issue may mean very little. A pattern is more important.

4. The Contingency Reserve Fund

The Contingency Reserve Fund, or CRF, is money set aside for larger repairs, replacements and emergencies. 

A healthy reserve does not guarantee there will never be a special levy, but it can give the strata more flexibility when major expenses arise.

We look at the size of the fund, recent withdrawals, upcoming projects and whether the current contribution level appears realistic.

5. Insurance

Strata insurance has become an increasingly important part of condo due diligence.

We review the building’s insurance coverage, deductibles and any unusually high deductibles that could potentially affect an owner.

Buyers should also confirm that their own condo insurance will provide appropriate coverage, including deductible assessment coverage where needed.

6. Bylaws and Rules

Bylaws can have a direct impact on how you use your home.

Pets, rentals, smoking, renovations, flooring, barbecues, age restrictions, parking and move-in procedures can all be governed by the strata.

Never assume that because something is common in one building, it will be permitted in another.

7. What Work Has Been Done — and What Is Still Coming

This is where all the documents start to come together.

A depreciation report may identify a future project, while AGM minutes may show that it has already been completed. Or the minutes may reveal that a project has been discussed for several years but still has not moved forward.

We try to establish not only what the building needs, but also what has already been completed, what is planned next, and how it may be paid for.

The Goal Isn’t to Find a “Perfect” Building

Every strata has maintenance issues eventually.

The goal is not to find a building with no future expenses. It is to understand what you are buying, identify potential risks and make an informed decision before you become committed to the purchase.

That is why subject removal is such an important stage of a condo purchase. It is the point where good due diligence can make a very real difference.

If you are considering a condo purchase, we are always happy to help you understand what the documents are actually telling you — and what questions are worth asking before you move forward.

If you are working with us and would like details about the BCAA home insurance referral offer, just ask us. We are happy to provide the referral information so you can explore the potential savings directly with BCAA.

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.