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  • Canadian Homebuyers Return in July, Posting the Fourth Consecutive Sales Gain

    Canadian Homebuyers Return in July, Posting the Fourth Consecutive Sales Gain

    Canadian Homebuyers Return in July, Posting the Fourth Consecutive Sales Gain

    Today’s release of the July housing data by the Canadian Real Estate Association (CREA) showed good news on the housing front. Following a disappointing spring selling season, National home sales were up 3.8% in July from the month before, with Toronto seeing transactions rebound 35.5% since March. However, the total number of Toronto sales remains low by historical standards.

    On a year-over-year basis, total transactions have risen 11.2% since March. 

    There is growing confidence that the Canadian economy will resiliently weather the tariff trauma. The Canadian dollar is up, and longer-term interest rates have edged downward in the past ten days. Traders are now anticipating a rate cut by the Federal Reserve in September.

    Tuesday’s release of the Canadian CPI will provide another data point for the Bank of Canada. Economic growth has held up, in large part because much of the pain from tariffs has been confined to industries singled out for levies, including autos, steel and aluminum.

    Shaun Cathcart, the real estate board’s senior economist, said, “With sales posting a fourth consecutive increase in July, and almost 4% at that, the long-anticipated post-inflation crisis pickup in housing seems to have finally arrived. The shock and maybe the dread that we felt back in February, March and April seem to have faded,” as people become less concerned about their future employment.

    New Listings

    New supply was little changed (+0.1%) month-over-month in July. Combined with the notable increase in sales, the national sales-to-new listings ratio rose to 52%, up from 50.1% in June and 47.4% in May. The long-term average for the national sales-to-new listings ratio is 54.9%, with readings roughly between 45% and 65% generally consistent with balanced housing market conditions.

    There were 202,500 properties listed for sale on all Canadian MLS® Systems at the end of July 2025, up 10.1% from a year earlier and in line with the long-term average for that time of the year.

    “Activity continues to pick up through the transition from the spring to the summer market, which is the opposite of a normal year, but this has not been a normal year,” said Valérie Paquin, CREA Chair. “Typically, we see a burst of new listings right at the beginning of September to kick off the fall market, but it seems like buyers are increasingly returning to the market.

    There were 4.4 months of inventory on a national basis at the end of July 2025, dropping further below the long-term average of five months of inventory as sales continue to pick up. Based on one standard deviation above and below that long-term average, a seller’s market would be below 3.6 months, and a buyer’s market would be above 6.4 months.

    Home Prices

    The National Composite MLS® Home Price Index (HPI) was unchanged between June and July 2025. Following declines in the first quarter of the year, the national benchmark price has remained mostly stable since May.

    The non-seasonally adjusted National Composite MLS® HPI was down 3.4% compared to July 2024. This was a smaller decrease than the one recorded in June.

    Based on the extent to which prices fell off in the second half of 2024, look for year-over-year declines to continue to shrink in the months ahead.

    Bottom Line

    Homebuyers are responding to improving fundamentals in the Canadian housing market. Supply has risen as new listings surged until May of this year. Additionally, the benchmark price was $688,700, 3.4% lower than a year earlier. That decrease was smaller than in June, and the board expects year-over-year declines to continue shrinking, it said in a statement.

    While many expect the Fed to ease in September, I’m not sure it will happen. The producer price index came in hotter than expected this week. Fed action will depend mainly on the personal consumption expenditures index (PCE), the Fed’s favourite measure of inflation, which will be out on August 29. 

    US stagflation worries have emerged with the release of the July employment report, which showed considerable weakness, enough to get the head of the Bureau of Labour Statistics fired. The likelihood of a BoC cut will increase if the Fed begins a series of easing moves as the administration is demanding.

    Dr. Sherry Cooper

  • Canada’s July Labour Force Survey Was the Weakest Since 2022

    Canada’s July Labour Force Survey Was the Weakest Since 2022

    Canada’s July Labour Force Survey Was the Weakest Since 2022
    Employment fell by 40,800 jobs in July, a weak start to the third quarter, driven by decreases in full-time work, with most of the decline in the private sector. The jobless rate held steady at 6.9%, even though the number of unemployed people fell. The monthly decline was the largest since January 2022, and excluding the pandemic, it’s the most significant drop in seven years. 

    The job loss was concentrated among youth ages 15 to 24 who have had a terrible time finding summer jobs this year. The unemployment rate for that group is a whopping 14.6%, the highest since September 2010 outside of the pandemic. The youth employment rate fell 0.7 percentage points to 53.6% in July—the lowest rate since November 1998, excluding the pandemic. 

    Trump’s tariff turmoil has halted so many crucial financial decisions. Potential homebuyers are deer-in-the-headlights despite the relatively low mortgage rates, strong supply of unsold homes, and lower prices. Potential move-up buyers similarly don’t take action despite the relatively strong bargaining power of buyers. 
    The employment rate—the proportion of the population aged 15 years and older who are employed—fell by 0.2 percentage points to 60.7% in July and was down 0.4 percentage points from the beginning of the year (61.1% in both January and February).

    The number of employees in the private sector fell by 39,000 (-0.3%) in July, partly offsetting a cumulative gain of 107,000 (+0.8%) in May and June. There was little change in the number of public sector employees and in the number of self-employed workers in July.
    The unemployment rate held steady at 6.9% in July, as the number of people searching for work or on temporary layoff varied little from the previous month. The unemployment rate had trended up earlier in 2025, rising from 6.6% in February to a recent high of 7.0% in May, before declining 0.1 percentage points in June.

    Unemployed people continued to face difficulties finding work in July. Of the 1.6 million people who were unemployed in July, 23.8% were in long-term unemployment, meaning they had been continuously searching for work for 27 weeks or more. This was the highest share of long-term unemployment since February 1998 (excluding 2020 and 2021).

    Compared with a year earlier, unemployed job seekers were more likely to remain unemployed from one month to the next. Nearly two-thirds (64.2%) of those who were unemployed in June remained unemployed in July, higher than the corresponding proportion for the same months in 2024 (56.8%, not seasonally adjusted).

    Despite continued uncertainty related to tariffs and trade, the layoff rate was virtually unchanged at 1.1% in June compared with a year ago (1.2%). This measures the proportion of people who were employed in June but were laid off in July. In comparison, the layoff rate for the corresponding months from 2017-19, before the pandemic, averaged 1.2%.

    There were fewer people in the labour force in July as many discouraged workers dropped out, and the participation rate—the proportion of the population aged 15 and older who were employed or looking for work—fell by 0.2 percentage points to 65.2%. Despite the decrease in the month, the participation rate was little changed on a year-over-year basis.

    Despite continued uncertainty related to tariffs and trade, the layoff rate was virtually unchanged at 1.1% in July compared with 12 months earlier (1.2%). This represents the proportion of people who were employed in June but had become unemployed in July as a result of a layoff. In comparison, the layoff rate for the corresponding months from 2017 to 2019, before the pandemic, averaged 1.2% (not seasonally adjusted).

    There were fewer people in the labour force in July, and the participation rate—the proportion of the population aged 15 and older who were employed or looking for work—fell by 0.2 percentage points to 65.2%. Despite the decrease in the month, the participation rate was stable on a year-over-year basis.

    Employment declined in information, culture and recreation by 29,000 (-3.3%). In construction, employment decreased by 22,000 (-1.3%) in July, following five consecutive months of little change. The number of people working in construction in July was about the same as it was 12 months earlier.

    Employment fell in business, building and other support services (-19,000; -2.8%), marking the third decline in the past four months for the industry. Employment also fell in health care and social assistance (-17,000; -0.6%), offsetting a similar-sized increase in June. Compared with 12 months earlier, employment in health care and social assistance was up by 54,000 (+1.9%) in July.

    Employment rose in transportation and warehousing (+26,000; +2.4%) in July, the first increase since January. On a year-over-year basis, employment in this industry was little changed in July.

    The number of jobs declined in Alberta (-17,000; -0.6%) and British Columbia (-16,000; -0.5%), while it increased in Saskatchewan (+3,500; +0.6%). There was little change in the other provinces.
    Total hours worked in July were little changed both in the month (-0.2%) and compared with 12 months earlier (+0.3%).

    Average hourly wages among employees increased 3.3% (+$1.17 to $36.16) on a year-over-year basis in July, following growth of 3.2% in June (not seasonally adjusted).
    Employment also declined in May in transportation and warehousing (-16,000; -1.4%); accommodation and food services (-16,000; -1.4%), and business, building and other support services (-15,000; -2.1%).
     
    Bottom Line

    The two-year government of Canada bond yield fell about four bps on the news, while the loonie weakened. Traders in overnight swaps fully priced in a quarter-point rate cut by the Bank of Canada by year-end, and boosted the odds of a September cut to about 40%, from 30% previously. 

    Oddly enough, manufacturing payrolls rose in July despite the tariffs. This was the second consecutive monthly gain for a sector that one would expect to be most affected by the trade war. Manufacturing employment has fallen year-over-year.

    This was an unambiguously weak report, but it comes hard on the heels of a robust report. Averaging the two months of data suggests there is an excess supply in the economy. But we will need to see a decline in core inflation for the Bank of Canada to resume cutting interest rates. 

    Traders are now expecting the US central bank to cut interest rates when it meets again in September. With any luck at all, this will pressure the Bank to cut rates as well, but only if the interim two inflation reports show an improvement, and the labour market remains weak. The next jobs report is on September 5, and the Bank of Canada meets again on September 17. 
    Dr. Sherry Cooper
  • Case Study: How Debt Restructuring Can Save You Thousands

    Case Study: How Debt Restructuring Can Save You Thousands

    When you’re juggling multiple loans and high-interest debts, Debt Restructuring can be the financial strategy that brings relief—and significant savings. For many homeowners and buyers in the Vancouver real estate market, understanding how to restructure debt is not just about reducing monthly payments; it’s about creating long-term financial stability.

    Debt Restructuring Explained

    Debt Restructuring is the process of consolidating or reorganizing your existing debts—such as a first mortgage, second mortgage, or credit card balances—into a single, more manageable loan. This often means replacing high-interest debts with one loan at a lower rate, which can save you a substantial amount of money over time.

    For example, instead of paying off several loans at different rates and due dates, you merge them into one loan with a fixed repayment plan. This simplifies budgeting, reduces stress, and helps avoid missed payments.

    Case Study 1: First and Second Mortgage Consolidation

    Imagine you have a first mortgage at 4.9% and a second mortgage at 9.5%. Paying these separately may feel manageable month-to-month, but over the long term, the extra interest on the second mortgage adds up quickly.

    Through Debt Restructuring, you could merge both mortgages into a single loan at, say, 5.5%. While the new rate may be slightly higher than your first mortgage’s rate, it’s much lower than the second mortgage’s rate. The result: you pay less interest overall and simplify your repayment schedule.

    Case Study 2: Adding Credit Card Debt to the Mix

    Now let’s take it a step further. Suppose you have the same first and second mortgages, plus credit card debt at 19.9% interest. By consolidating all three into one restructured mortgage, you replace high-interest revolving debt with a lower fixed rate. This not only reduces your monthly payment but also helps you pay down your debt faster since more of your payment goes toward the principal rather than interest.

    Why Debt Restructuring Matters for Real Estate Buyers and Sellers

    If you’re a home buyer, debt restructuring can improve your credit profile, making it easier to qualify for better mortgage terms. For home sellers, clearing high-interest debt before listing your property may improve your financial flexibility, allowing you to handle closing costs or invest in home staging.

    In a high-cost housing market like Vancouver, these savings can make the difference between feeling financially stretched and maintaining stability. For insights on broader market trends that affect borrowing costs, check out this recent report:
    Today’s Report Shows Inflation Remains a Concern, Forestalling BoC Action.

    A Smart Move: Pair Debt Restructuring with Property Risk Checks

    When you’re making big real estate decisions, understanding your financial position is only half the equation. It’s also important to understand the property you’re buying. Services like EstateDetect.com specialize in investigating potential risks and uncovering opportunities before you commit to a purchase, giving you peace of mind.

    Final Thought:
    Debt Restructuring isn’t just a way to lower payments—it’s a long-term strategy for financial health. By learning how to consolidate loans effectively, you can save thousands in interest and simplify your path toward debt freedom. For more real estate and finance insights, visit MorningLee.ca.

    Case Study: How Debt Restructuring Can Save You Thousands
  • Today’s Lowest Mortgage Rates

    Today’s Lowest Mortgage Rates

    Dropped! Finally dropped! We can see 3.99% now for 3-Year fixed rates.

  • This or That: Selling Your Home Edition?

    This or That: Selling Your Home Edition?

    This month I’ve put together a game of This or That for you. I’m challenging you to not only pick This or That, but also to think about why it’s the better course of action. After you’ve worked through the scenario, read on for the answer and explanation. And let me know how many you got right!
    This or That: Underpricing or Overpricing Your Home?Underpricing is a common strategy in hot markets, since a lower asking price can attract multiple buyers and cause a bidding war. You could end up selling for more than the market value, just because of the demand.Overpricing deters buyers, your home sits on the market for longer, and it transfers the power to the buyer in negotiations.  So, the clear winner is underpricing your home.

    This or That: Selling in the Spring or Selling in the Fall?Selling in the spring means there are a lot more homes on the market at the same time, and typically an active time in the housing market. The US data shows homes sell for 1.6% more than the monthly average in the spring.Selling in the fall means less competition for sellers, and motivated buyers who want to be in a new place before the snow flies. Your real estate agent will also be less busy and can provide you more attention and better service. So, there’s no wrong answer here!

    This or That: Professional Staging, Cleaning and Photography or DIY?Hiring a professional for every job takes time, coordination, and money – and gets great results. To determine if it’s the right move for you, consider how much more you’d be able to sell your home for. If the costs outweigh the benefits, it might be best to skip this step.However, don’t forget that pictures of your home are where potential buyers get their first impression of your home. Without good photos and an accessible environment for viewings, a great buyer might not be interested. This one is a toss up – consulting a neutral third party like your agent or neighbour might help you decide elements are needed and what you can do yourself. One pro tip I can offer you is to use ChatGPT (or Copilot, etc.) to help you with staging and décor – just put in the dimensions and ask for the ideal layout with your existing furniture.

    This or That: Getting an Inspection Before or After Listing?If you get an inspection before you list, you’ll be able to get a full and unbiased review of your home. You can choose to fix any issues, or list as is with a clear picture of your home. You won’t be surprised or blindsided by a buyers’ inspection coming up with issues, you can list the property at the correct price, and you’ll be in the driver’s seat during negotiations.Letting the buyer have an inspection saves money but gives them the power to negotiate. The better course of action here is to inspect pre-listing.

    This or That: Renovate to Increase Your Home’s Value or Leave As-is?Homeowners often complete expensive renovations before selling their home – but frequently don’t make their money back when selling. The new owners may have different tastes, or other plans for the layout or the home (including demolition!). Not only do renovations take time, but they may also require permits, inspections, or approvals. Overall, renovations before you sell are not financially beneficial.However, some repairs are critical to selling your home. Things like a leaking toilet or a hole in the drywall could easily deter a potential buyer and lower the value of your home. The best course of action here is to complete essential repairs so that the home is ready for immediate occupancy – but not spend money on extra renovations.

    This or That: Using a Real Estate Agent or Listing For Sale By Owner (FSBO)?If you go the FSBO route, you take on all the stress and legal responsibility of research, showing, legal documentation and more. The main reason people choose this route is to save on the commission costs of selling a home.The benefits of using an agent are plentiful, like getting the pricing, staging and photography right. You can also rely on them for all the paperwork. If a plot twist comes up, they’re there to help. You can also benefit from having your home listed on their website and their social media accounts to get your property more visibility. The winner for the average person is to use an agent.

    This or That: Requiring Notice in Advance or Showing Anytime?Keeping your home clean, tidy, and free of people and pets so that it’s ready for a showing is a real challenge for sellers if they’re living in the home they’re trying to sell. But for buyers who are already in the neighbourhood, inflexibility to view your home might discourage them from coming back. That means missed opportunities to sell and maybe even a lost sale.There isn’t a clear winner here, but being as flexible as possible with potential buyers creates the most opportunities for a sale.

    This or That: Emotions and Instinct or Advice and Numbers?This might sound like an easy one – but not so fast! The highest bidder might not be the person you want to sell your home to. Imagine you received a thoughtful letter with an offer explaining how the buyer pictures raising their children in your home – vs more money from a developer who plans to raze the property.However, you need a cool head during important negotiations. A few issues are likely to be uncovered during the home inspection. No home is perfect, so don’t let a request for minor repairs derail the deal. The winner here is a balance of emotions and numbers – and each reader will need to find an equilibrium they can live with.
  • Bank of Canada Holds Rates Steady As Tariff Turmoil Continues

    Bank of Canada Holds Rates Steady As Tariff Turmoil Continues

    Bank of Canada Holds Rates Steady As Tariff Turmoil Continues
    As expected, the Bank of Canada held its benchmark interest rate unchanged at 2.75% at today’s meeting, the third consecutive rate hold since the Bank cut overnight rates seven times in the past year. The Governing Council noted that the unpredictability of the magnitude and duration of tariffs posed downside risks to growth and lifted inflation expectations, warranting caution regarding the continuation of monetary easing.

    Trade negotiations between Canada and the United States are ongoing, and US trade policy remains unpredictable.

    While US tariffs are disrupting trade, Canada’s economy is showing some resilience so far. Several surveys suggest consumer and business sentiment is still low, but has improved. In the labour market, we are seeing job losses in the sectors that rely on US trade, but employment is growing in other parts of the economy. The unemployment rate has moved up modestly to 6.9%.

    Inflation is close to the BoC’s 2% target, but evidence of underlying inflation pressures continues. “CPI inflation has been pulled down by the elimination of the carbon tax and is just below 2%. However, a range of indicators suggests underlying inflation has increased from around 2% in the second half of last year to roughly 2½% more recently. This largely reflects an increase in prices for goods other than energy. Shelter cost inflation remains the biggest contributor to CPI inflation, but it continues to ease. Surveys indicate businesses’ inflation expectations have fallen back after rising in the first quarter, while consumers’ expectations have not come down”.

    The Bank asserted today that there are reasons to think that the recent increase in underlying inflation will gradually unwind. The Canadian dollar has appreciated, which reduces import costs. Growth in unit labour costs has moderated, and the economy is in excess supply. At the same time, tariffs impose new direct costs, which will be gradually passed through to consumers. In the current tariff scenario, upside and downside pressures roughly balance out, so inflation remains close to 2%.

    The central bank provided alternative scenarios for the economic outlook. In the de-escalation scenario, lower tariffs improve growth and reduce the direct cost pressures on inflation. In the escalation scenario, higher tariffs weaken the economy and increase direct cost pressures.

    So far, the global economic consequences of US trade policy have been less severe than feared. US tariffs have disrupted trade in significant economies, and this is slowing global growth, but by less than many anticipated. While growth in the US economy looks to be moderating, the labour market has remained solid. And in China, lower exports to the United States have largely been replaced with stronger exports to other countries. 

    In Canada, we experienced robust growth in the first quarter of 2025, primarily due to firms rushing to get ahead of tariffs. In the second quarter, the economy looks to have contracted, as exports to the United States fell sharply—both as payback for the pull-forward and because tariffs are dampening US demand.

    The gap between the 2.75% overnight policy rate in Canada and the 4.25-4.50% policy rate in the US is historically wide. Another cause of uncertainty is the fiscal response to today’s economic challenges. The One Big Beautiful Bill has passed, and it will add roughly US$4 trillion to the already burgeoning US federal government’s red ink. This has caused a year-to-date rise in longer-term bond yields, steepening the yield curve. 

    The slowdown of the housing sector since Trump’s inauguration has been a substantial drain on the economy.  The Monetary Policy Report (MPR) for July states that “growth in residential investment strengthens in the second half of 2025, partially due to an increase in resale activity after the steep decline in the first half of the year. Growth in residential investment is moderate over 2026 and 2027, supported by dissipating trade uncertainty and rising household incomes.”
    Bottom Line

    We expect the Canadian economy to post a small negative reading (-0.8%) in Q2 and (-0.3%) in Q3, bringing growth for the year to 1.2%. The next Governing Council decision date is September 17, which will give the  Bank time to assess the underlying momentum in inflation and the dampening effect of tariffs on economic activity. 

    If inflation slows over the next couple of months and the economy slows in Q2 and Q3 as widely expected, the Bank will likely cut rates one more time this year, bringing the overnight rate down to 2.50%, within the neutral range for monetary policy. Bay Street economists have varying views on the rate outlook (see chart above). While the Fed will hold rates steady today, despite the incredible pressure coming from the White House, the Bank of Canada could well cut rates one more time this year.  
    Dr. Sherry Cooper
    Chief Economist, Dominion Lending Centres
  • Today’s Lowest Mortgage Rates

    Today’s Lowest Mortgage Rates

    Today's Lowest Mortgage Rates
  • Sell Residential Property in Vancouver? Market Signs Show It’s Turning a Corner

    Sell Residential Property in Vancouver? Market Signs Show It’s Turning a Corner

    If you’re looking to sell residential property in Vancouver, the timing may finally be shifting in your favour. After months of hesitation, the national housing market—particularly in key metros like Vancouver and Toronto—is showing signs of a turnaround. According to a July 2025 report from MorningLee.ca, both sales and price activity have begun to stabilize, hinting that we may be entering a more balanced and predictable phase of the market.

    Let’s break down what this means for sellers in Vancouver, and why some property types might have a better window to sell than others.

    1. Sell Residential Property inVancouver？Why This Could Be a Turning Point for Sellers

    The latest data shows that home sales rose while prices held steady in June 2025. Nationally, sales were up around 3% month-over-month, and the national sales-to-new-listings ratio rose to 50.1%—a shift toward balanced market conditions.

    In Vancouver, this means buyer activity is creeping back despite ongoing uncertainty like tariff threats and fluctuating interest rate expectations. As MorningLee.ca notes, market momentum may simply have been delayed by a rocky economic spring—and is now resurfacing into the summer and fall.

    2. Sell Residential Property inVancouver？What It Means by Property Type: Not All Homes Are Equal

    If you’re planning to sell residential property in Vancouver, it’s essential to understand how different home types are performing:

    • Single-family homes: Typically more sensitive to interest rate shifts and economic headlines, these properties may attract buyers looking for long-term stability—especially as price declines have moderated.
    • Townhouses and duplexes: Often appealing to move-up buyers or downsizers, these mid-density homes could benefit from stabilizing price expectations and a tighter sales-to-listings ratio.
    • Condos and apartments: While not explicitly broken down in the June report, condos tend to recover later in a cycle. Sellers should monitor interest rate moves closely, as affordability is a key factor for this segment.

    If you’re unsure where your property stands in the cycle, now’s a good time to assess—not just emotionally, but strategically.

    3.Sell Residential Property inVancouver？Should You List Now or Wait? A Seller’s Dilemma

    The report points to cautious optimism, but also underlines continued risk: the Bank of Canada held rates steady, and bond yields have risen, suggesting fixed mortgage rates may go up again. These macro factors influence how quickly deals close, or if buyers even enter the market.

    So who should act now?

    • Sellers of well-located, mid-priced homes in balanced neighborhoods may benefit from limited competition, as new listings fell 2.9% in June.
    • Sellers who’ve been holding off since early 2024 might consider testing the market before interest rate changes swing again.

    But if your property type tends to lag in recovery cycles, or if buyer traffic is light in your area, patience may still be the better strategy. Either way, strategic timing is key—and understanding where the market cycle is headed will help you plan smarter.

    The Bottom Line: Watch the Data, Move with Purpose

    In a shifting market, data is your best friend. From price stabilization to listing trends, the latest report from MorningLee.ca offers a detailed pulse check on what’s real, what’s emerging, and what risks are still looming. Whether you’re a homeowner considering selling, a buyer looking to enter before rates rise, or someone navigating mortgage financing in a bumpy cycle—understanding these signals can make all the difference.

    And before you make any move, make sure your property has no hidden red flags. Visit https://estatedetect.com to get an in-depth risk review before you buy or sell. Peace of mind is the best market strategy.

    Sell Residential Property in Vancouver? Market Signs Show It’s Turning a Corner
  • Sell Residential Property in Vancouver: 5 Easily Missed Mistakes That Cost You Thousands

    Sell Residential Property in Vancouver: 5 Easily Missed Mistakes That Cost You Thousands

    When homeowners plan to sell residential property in Vancouver, their focus often falls on big-picture items—pricing, staging, and timing. But the reality? Overlooking just a few small details can quietly drain your final sale price or even kill the deal entirely.

    In today’s stabilizing market, where buyers are cautious and inventory is tightening, every detail counts. Below, we break down five surprisingly common missteps sellers make—especially in the Greater Vancouver area—and how to avoid them.

    👉 Read: Home Sales Rose As Prices Stabilized – Housing Market is Turning a Corner

    1. Planning to Sell Residential Property in Vancouver? Don’t List with a Dirty Home

    First impressions matter. And in Vancouver’s competitive market, buyers walk into an open house already comparing your home to the next five on their list. A cluttered kitchen, dusty blinds, or unkempt yard doesn’t just create bad vibes—it leads to lowball offers or buyers walking away.

    Professional deep cleaning before listing isn’t a luxury—it’s part of the selling strategy. It affects perceived value and, by extension, final sale price.

    2.Sell Residential Property in Vancouver Smoothly by Preparing Your Property Disclosure Statement

    In B.C., the Property Disclosure Statement (PDS) isn’t legally mandatory—but buyers and agents expect it. It’s a red flag when missing. Forget to disclose past water damage or unresolved plumbing issues, and your deal may fall apart during due diligence.

    To sell residential property in Vancouver successfully, your paperwork needs to be clear, transparent, and ready before listing. This is especially important when mortgage lenders get involved—missing disclosures can delay financing approvals.

    3. To Sell Residential Property in Vancouver at Top Dollar, Choose Professional Photography Over Phone Pics

    Think your smartphone is “good enough”? Data says otherwise. Listings with professional photos attract more clicks, more showings, and often sell for higher prices.

    According to REDFIN, professionally photographed homes sold for $3,400 to $11,200 more on average than those with amateur photos. In Vancouver, where a 1% pricing shift can mean tens of thousands, this isn’t a detail—it’s strategy.

    4.Sell Residential Property in Vancouver with a Suite? Know BC’s New Landlord Rules to Avoid Closing Delays

    Planning to sell a home with a secondary suite (basement rental, laneway house, etc.)? B.C. has recently updated its tenancy and property-use regulations. Not understanding your obligations as a seller—especially regarding notice periods or compliance with rental bylaws—can lead to legal trouble or buyer hesitation.

    If you’re listing a home with tenants, make sure you’re aligned with the Residential Tenancy Act, or you risk unexpected delays.

    5. Want to Sell Residential Property in Vancouver? Understand How Empty Homes and Speculation Taxes Impact Buyer Decisions

    Sellers often forget that buyers factor future taxes into their offers. The Empty Homes Tax (EHT) in Vancouver and Speculation and Vacancy Tax (SVT) in B.C. can significantly impact how appealing your property is to out-of-town or investor buyers.

    Properties flagged as “vacant” or subject to speculative taxes often sit longer on the market or fetch lower bids. Transparency about current tax status is crucial.

    To explore whether a property has hidden risks, we recommend tools like EstateDetect.com—a smart way for buyers to investigate before they commit.

    Final Thoughts

    To sell residential property in Vancouver without leaving money on the table, sellers need more than just a “For Sale” sign—they need a solid understanding of paperwork, presentation, and market trends.

    Need help navigating the details? Visit MorningLee.ca to work with professionals who know how to position your home—and your loan—for success.

    Sell Residential Property in Vancouver: 5 Easily Missed Mistakes That Cost You Thousands
  • How to Buy Residential Property in Vancouver When Your Down Payment Falls Short

    How to Buy Residential Property in Vancouver When Your Down Payment Falls Short

    For many first-time homebuyers, the dream to buy residential property in Vancouver can feel just out of reach—especially when it comes to saving up enough for a down payment. With Vancouver’s competitive residential real estate market and rising prices, even a modest home can require a sizable upfront investment. But here’s the good news: falling short on your down payment doesn’t always mean putting your homeownership plans on hold. Let’s explore three proven solutions that may help you get into your new home sooner than you think.

    1. Understanding Down Payment Tiers When You Buy Residential Property in Vancouver

    Canada’s down payment structure depends on many factors:

    • the downpayment can be as low as 5%, even 0% for some cases. Yes, you are not wrong, it is Zero.
    • Even one or a few banks said NO, may other banks will say yes. There hundreds, thousands banks in Canada and USA.

    Finding the right bank and right program among so many of them is super important. About this, a mortgage broker is the best choice for you.

    2. Use Government Assistance When Buying Residential Property in Vancouver

    There are many assisting programs and special programs by governments, especially for young people, first-time home buyers, special situations.

    For example, the First-Time Home Buyer Incentive (FTHBI) might be an option. This federal program allows eligible buyers to borrow 5% or 10% of the home’s purchase price to put toward the down payment. The incentive is repayable, interest-free, and designed to make monthly mortgage payments more manageable.

    For details, please check out the government information here

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    3. Using Gifted Down Payments to Buy Residential Property in Vancouver — What’s Legal and What’s Not

    Another common method for buyers in Vancouver is receiving gifted down payments from close family. Most Canadian lenders accept this form of funding—provided there’s clear documentation that it is indeed a gift, not a loan.

    Your lender will typically require:

    • A signed gift letter from the family member.
    • Proof the funds are in your account before closing.
    • In some cases, a paper trail showing how the funds moved.

    Remember, the source of your down payment is heavily scrutinized by lenders and underwriters. Legal transparency is key.

    Buy Residential Property in Vancouver Using Non-Traditional Down Payment Sources

    In today’s market, many buyers rely on the guidance of a mortgage broker to access lenders who accept non-traditional down payment sources, such as borrowed funds against other assets or cash flow from side businesses. Not all banks will work with these types of arrangements—but alternative lenders and B-lenders often will, especially with the right documentation and a solid income history.

    This is where professionals like those at MorningLee.ca come in. With experience in both real estate and financing, they can connect you with lenders who look beyond just the big five banks.

    Bonus Tip: Don’t Skip the Property Check

    If you’re stretching your finances to secure a home, the last thing you want is a surprise repair bill. Before you buy, consider using tools like EstateDetect.com — a platform that helps homebuyers investigate property risks and hidden issues, giving you peace of mind and negotiation power.

    The Market is Stabilizing — Act While Conditions Are Right

    As home sales rise and prices begin to stabilize, Vancouver’s real estate market is entering a window of opportunity. Acting now—with the right financial strategy—can make all the difference.

    And if you’re ready to take the next step, MorningLee.ca is here to help guide you through both the buying and financing process—professionally, efficiently, and with your best interest in mind.

    How to Buy Residential Property in Vancouver When Your Down Payment Falls Short

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