In 2024, the Fraser Valley’s housing market faced unique challenges that had many home buyers feeling uncertain. Despite efforts by the Bank of Canada to cut interest rates mid-year, it was not enough to tackle the affordability issues many potential buyers were experiencing. Let’s break it down and see what happened, why, and what the outlook for 2025 might be!

A Closer Look at Sales and Listings 📊

The Fraser Valley Real Estate Board reported a notable increase in new listings, with 35,698 new homes listed in 2024. That’s a 10-year high, coming in 9% above the 10-year average. Sounds promising, right? But here’s the twist: annual home sales dropped to just 14,570, which is the lowest number in a decade! In fact, that’s a 24% decrease compared to the 10-year average.

Where were the sales happening?

• Surrey: 51% of sales

• Langley: 24% of sales

• Abbotsford: 15% of sales

Home Prices: A Small Dip, But Not Enough 💸

While there was some relief on pricing for buyers, the change was modest. The benchmark home price ended the year at $965,000, down 2% compared to 2023. Prices peaked in March 2024, but by December, they had dropped by 4%. Still, for many buyers, affordability remained a concern.

Market Balance: Buyers & Sellers in Limbo ⚖️

Despite the lower prices, sellers were still active in the market. December saw a 46% drop in new listings, and overall inventory decreased by 23%. The sales-to-active listings ratio closed out the year at 16%, signaling a balanced market. This means the supply and demand were in equilibrium – but that doesn’t always mean an easy process for buyers.

Looking Ahead: A Hopeful 2025? 🌟

What does 2025 have in store?

• Interest Rate Cuts: The Bank of Canada’s rate cuts, combined with new government policies aimed at improving affordability, should bring positive momentum to the market.

• Supply & Demand Adjustments: As more homes enter the market and buyers adjust to new conditions, we can expect a steadier market next year.

So, whether you’re buying or selling in 2025, patience and strategy will be key. Let’s navigate this evolving landscape together! If you’re looking for sound advice, reliable market insights, and a helping hand, don’t hesitate to reach out. 😊

The landscape of property flipping in Canada is changing. If you’re considering flipping homes in British Columbia, understanding the new BC Home Flipping Tax, effective January 1, 2025, is crucial. This new tax is designed to ensure that short-term home sales are taxed fairly and equitably. Let’s break it down in simple terms and explore what it means for you.

What Is the BC Home Flipping Tax?

In short, this tax is a provincial measure introduced to target short-term residential property transactions in BC. It applies to properties that are owned for less than 730 days (2 years) before they are sold.

Key Points to Remember:

1. Taxable Properties: This tax applies to residential properties or properties zoned for residential use in BC, including rights to acquire such properties (e.g., presale contracts for condos).

2. When Is the Tax Due: The tax is due 90 days after the sale.

3. When Does It Apply: The BC Home Flipping Tax kicks in if the property is sold before 730 days of ownership.

4. Exemptions: There are exceptions to the tax in certain situations, such as:

   • Death of the owner

   • Marital breakdown

   • Health-related reasons (e.g., serious illness or disability)

   • Employment-driven moves (e.g., work relocation)

   • Financial hardship (e.g., insolvency)

   • Threats to personal safety

   • Property expropriation or substantial damage

Federal vs. Provincial Rules: What’s the Difference?

In addition to the new BC tax, there’s also the Federal Residential Property Flipping Rule. This rule, which applies to property sold in less than 365 days, taxes any profits as business income. So, regardless of your original intention, if you flip a property quickly, you’re taxed as if you were running a business.

Important Federal Points:

• Profit is fully taxable as business income.

• Capital gains rules don’t apply (so no 50% exclusion).

• You can’t claim the principal residence exemption.

Exemptions under federal rules are similar to those of BC: life events like death, divorce, or health-related moves.

How the Tax Calculation Works:

Let’s take an example:

• Property in BC: If John buys a property for $500,000 and sells it for $700,000 within 364 days, his profit is $200,000.

  • BC Flipping Tax: 20% of $200,000 = $40,000

  • Federal Tax: 40% of $200,000 = $80,000

John’s total tax liability in BC would be $120,000, compared to $80,000 if he sold the property in Alberta, where there is no provincial flipping tax.

Key Takeaways:

• The BC Home Flipping Tax is set at 20% for properties sold within 365 days and decreases gradually after that.

• Exemptions exist, but only for life events or specific circumstances.

• If you’re flipping homes frequently, be prepared for a significant tax hit.

• Plan carefully: Understand the rules, exemptions, and how taxes will affect your bottom line before making that quick sale.

Stay ahead of the tax curve! Make informed decisions when flipping properties in BC. If you have any questions about your tax situation, reach out to us for professional advice!

Selling your home is an exciting journey, but it’s easy to stumble into some common traps that can take a big bite out of your profits. To ensure a smooth, successful sale and keep more money in your pocket, steer clear of these five mistakes:

1. Pricing Your Home Too High

Sure, everyone wants top dollar, but overpricing can scare off buyers and leave your home sitting on the market for too long. A stale listing can become a red flag, pushing potential buyers to make lower offers than if it had been priced right from the get-go. Let’s work together to set a competitive price based on a thorough market analysis, so you can attract the right buyers and sell for what your home is truly worth.

2. Skipping Necessary Repairs

That dripping faucet, chipped paint, or cracked tile might seem minor, but buyers see dollar signs when they notice these issues. Often, they’ll overestimate repair costs, leading to lower offers or worse, no offers at all. Investing in small repairs can make a big difference in how your home is perceived, showing buyers that it’s well-maintained and worth the asking price.

3. Neglecting Home Staging

First impressions are everything. A cluttered or uninviting space can turn buyers away before they’ve even had a chance to see your home’s potential. Effective staging highlights your home’s best features, creating an inviting atmosphere where buyers can imagine themselves living. Professional staging can make your home stand out and help you sell faster—and for more money.

4. Underestimating the Power of Marketing

In today’s digital world, simply putting up a “For Sale” sign isn’t enough. If your home isn’t getting the online exposure it needs, you’re missing out on a huge pool of potential buyers. Professional photography, virtual tours, and social media marketing can showcase your home to a wider audience, generating more interest and competition.

5. Being Unwilling to Negotiate

Standing firm on price or terms might seem like a strong negotiating tactic, but it can actually turn buyers away. While it’s important to aim for a fair deal, being flexible can lead to a quicker sale and potentially better terms. A little compromise can go a long way in securing a deal that benefits both you and the buyer.

Don’t let these mistakes cost you when selling your home. By setting the right price, addressing repairs, staging effectively, investing in modern marketing, and staying open to negotiation, we can ensure your home sells quickly and for the best possible price. Ready to make your move? Let’s chat and start the process of getting your home sold—fast and for top dollar.

When it comes to building wealth through real estate investment, there are no shortcuts. Making informed, strategic decisions is critical—especially when choosing the right city for your next investment. In a market as diverse as Canada, where every city offers unique opportunities and challenges, it’s essential to take a methodical approach. Below, I’ll walk you through the five steps to help you select the best city for your next Canadian real estate investment.

1. Don’t Choose a City Based on Convenience or Popularity

It’s tempting to invest in a city just because it feels comfortable or because others are doing it. However, real estate investing is a strategic business decision—not a popularity contest. While personal preference and convenience are important, they shouldn’t be the driving factors behind your investment choices.

Instead, invest your time in understanding each city’s market dynamics. Research factors like growth potential, economic fundamentals, and real estate cycles. Canadian cities can vary dramatically, so what works for one investor may not work for another. Your focus should always be on data-driven decisions—not simply following the crowd.

2. Focus on the Right Metrics

A great investor knows how to dig deep. In Canada, the metrics that matter most include population growth, job creation, vacancy rates, and rental demand. Understand the local economy, as provinces like Ontario, Alberta, and British Columbia each have their own unique drivers of growth and challenges.

A key consideration: tenant-landlord laws. Different provinces have varying laws regarding tenancy, which can have a significant impact on your long-term investment returns. Opt for cities with a healthy rental market and laws that align with your investment goals.

Pro Tip: Diversify your investment portfolio. Invest in cities that have multiple thriving industries, such as healthcare, education, and government sectors. Cities overly reliant on one industry can be volatile and expose you to unnecessary risks.

3. Partner with a Reliable Property Manager

Your property manager is your business partner on the ground. Choose wisely. A professional, well-connected property manager who is detail-oriented and proactive can make or break your investment. Don’t simply hire someone who is friendly—do your due diligence. Check their references, ask the right questions about their processes, and ensure they are tech-savvy with up-to-date systems for property management.

Remember, your property manager should be someone you trust to handle your investment with the same level of care and attention you would. It’s crucial to see the properties they currently manage in person to ensure they’re a good fit for your standards.

4. Get to Know the Neighborhood

You wouldn’t buy a home without considering the neighborhood, and the same rule applies to investment properties. Utilize online tools to check crime rates, schools, and local amenities—but don’t stop there. Visit the neighborhood yourself. Walk the streets, interact with locals, and get a true sense of the area.

In rapidly gentrifying neighborhoods, crime stats and neighborhood reports can be misleading. Speak to residents and get the real story. If the neighborhood is one you’d feel comfortable living in—and ideally one you’d feel confident sending your own children to—you’re likely on the right track.

5. See It for Yourself

Technology can only take you so far. While online tools like Google Earth are useful, there’s no substitute for visiting the property and its surrounding area in person. Take the time to observe the local vibe. Talk to locals and get a feel for the community. Remember, this is not just an investment in property—it’s an investment in a neighborhood, a community, and a long-term income stream.

Pro Tip: When in doubt, trust your instincts. If something doesn’t feel right, it’s okay to walk away.

Conclusion

Real estate investment is a proven way to build wealth, but it requires more than just financial capital—it demands wisdom, patience, and careful research. By applying a methodical, data-driven approach to selecting the right city, neighborhood, and property management team, you can set yourself up for long-term success.

At the end of the day, the key to successful investing is making decisions based on knowledge, not convenience. Take the time to evaluate the numbers, do your due diligence, and trust in your ability to make sound, informed choices.

If you’re ready to explore the best Canadian cities for your next real estate investment, let’s connect. Together, we’ll ensure that your next move is both strategic and profitable.

Transitioning from renter to homeowner can seem daunting, especially in a competitive real estate market with high interest rates and rising prices. However, with careful planning and an understanding of the key steps, this dream can become a reality. 

Here’s a comprehensive guide to help you navigate the process:

1. Hire the right professionals

The best way to succeed in entering the real estate market is to be well-prepared. Surround yourself with professionals, such as a real estate broker, a mortgage specialist, and a financial advisor. These experts will be able to advise you at different stages of your home-buying process, helping you define your available budget and the type of property you can afford. 

Working with a Royal LePage real estate professional offers you many advantages throughout the buying process. Your agent will give you the straight goods, guide and advise you every step of the way, and put you in touch with other key players, such as building inspectors, and legal and financial advisors. Their expertise and network can play a crucial role in bringing your real estate project to fruition.

2. Assess your financial situation

Analyze your borrowing capacity
Start by assessing your current financial situation. Calculate your income, expenses and debts to determine how much you can afford to borrow. Use online mortgage calculators to get an idea of your monthly payments under various scenarios.

Mortgage pre-qualification
Mortgage pre-qualification is a crucial step. It gives you a clear idea of how much you can borrow, and shows sellers that you’re a serious buyer. Contact several financial institutions to compare offers and find the best option for you. Your real estate agent can also refer you to mortgage partners.

3. Gather your down payment

Amount required
The minimum down payment in Canada is generally 5% of the purchase price for a property under $500,000. For properties between $500,000 and $1,000,000, you’ll need 5% on the first $500,000 and 10% on the remainder. For properties over $1,000,000, a minimum down payment of 20% is required although the Canadian government has announced as of Dec 15, 2024 this will be increasing to $1,500,000.

Mortgage loan insurance
If your down payment is less than 20%, you’ll need to take out mortgage loan insurance with Sagen, the Canada Mortgage and Housing Corporation (CMHC) or Canada Guaranty. Premiums for this insurance can reach 4% of your loan amount, and can be added to your mortgage.

Funding sources
Your down payment can come from a number of sources, including personal savings or a gift from family. Two federal programs are also available to help you raise this amount (see section 5 for details on the Home Buyers’ Plan (HBP) and the First Home Savings Account (FHSA). 

4. Plan for additional costs

Land transfer taxes
Land transfer taxes vary by province and municipality, and can add up to a considerable sum. Be sure to include this calculation in your budget.

The tax is calculated on the basis of the higher of the purchase price of the property, the sale price stated in the deed of transfer and the market value of the property at the time of transfer. Progressive rates are applied according to value brackets.

For example, in Quebec, more specifically in Montreal, the land transfer tax for a property valued at $700,000 would be $9,571. In Ontario, the tax is 1.5% for the first $55,000, 2% for amounts between $55,000 and $250,000, and so on. In Toronto, an additional municipal land transfer tax is also applied.

Transaction costs
Allow approximately 1.5% to 4% of the purchase price for transaction costs, including closing costs and legal fees, building inspection and prepaid adjustments.

5. Consider home ownership assistance programs

The federal government offers several financial programs to help Canadians enter the real estate market. 

• First-Time Home Buyers’ Tax Credit (HBTC): First-time homebuyers acquiring a qualifying home can claim a non-refundable tax credit of up to $1,500. The value of the HBTC is calculated by multiplying $10,000 by the lowest personal income tax rate. This credit can be claimed at the time of income tax filing following the purchase of your first property.

• Home Buyers’ Plan (HBP): The Home Buyers’ Plan (HBP) allows you to withdraw from your Registered Retirement Savings Plans (RRSPs) to buy or build a qualifying home. In its 2024 budget, the Government of Canada announced an increase to the withdrawal limit from $35,000 to $60,000.

• First Home Savings Account (FHSA): Launched by the Government of Canada in April 2023, this program allows you to save up to $40,000 tax-free for the purchase of your first home. The FHSA combines elements of a Tax-Free Savings Account (TFSA) and a Registered Retirement Savings Plan (RRSP), allowing users to make tax-deductible contributions and tax-free withdrawals from the account.

6. Find your dream home

Research and visits
These days, everyone can do their own property searches online, but your real estate agent has more precise research tools, as well as a thorough knowledge of their local market. This gives you an advantage, since they’ll be able to advise you by matching your needs to the right neighbourhood, and to the ideal property for you. During visits, they’ll be able to offer observations on the property’s condition and spot potential problems, even before the building inspection.

Make an offer
Once you’ve identified your ideal home, your real estate professional will help you draw up a competitive purchase offer that takes into account your deadlines, budget and financing or inspection conditions. They will represent you to the sellers and advise you on negotiating and presenting a counter-offer, if necessary.

7. Finalize your first home purchase

Home inspection
A thorough inspection of the property by a certified professional can reveal issues not visible to the naked eye, such as structural problems, water damage, electrical or plumbing concerns, and termite or other pest infestations. Knowing about these issues in advance allows you to make an informed decision. What’s more, you may be able to ask the seller to make repairs based on the inspection report as a condition of the sale.

Obtaining final financing
To obtain a mortgage, you’ll need to provide detailed financial documentation to your lender. This includes your bank statements, pay stubs, notices of assessment, and any other information on your debts and assets.

Buying a home in a complex real estate market requires preparation and perseverance. By following these key steps, you can move from renter to homeowner with confidence. Consult a real estate professional to guide you through the process.

We wish you every success on your path to home ownership!

Preparing your home for winter can be a daunting task. Starting early and taking time between jobs will make it much more manageable.

Your efforts will keep out the cold, keep money in your pocket through energy savings and keep your home running efficiently.

Here are six ways to winterize your home this season.

Maintain furnace and appliances

Having your furnace and ventilation system serviced by a professional in the fall can prevent potential emergency calls when the temperature drops. 

For improved air quality throughout your home, have your ducts cleaned annually before the onset of cold weather. Outdoor air conditioning units should be covered properly and their power disconnected during the off-season. While you’re at it, cover any lawn furniture or landscaping that will be exposed to the elements.

Conduct a thorough inspection on your yard tools too – drain fuel from your lawn mower and water from your pressure washer, and complete a maintenance check on your snowblower. This will prolong their lifespan and ensure they work efficiently when you need them. If you heat your home with wood, oil or propane, be sure to top up your supply before the cold months hit.

Seal windows, doors, decks and concrete

If the caulking or weather stripping around your windows and doors is cracked, it can let cold air and moisture in, damaging window sills while causing mildew, mold and significant heat loss. Repair and replace what is necessary and cover older windows with a protective window film until they can be replaced.

Decks, driveways and concrete surfaces are not impermeable. Purchase proper sealants or stains that you can apply yourself before ice and snow arrives, or hire a professional. Preserving the integrity of these large surfaces will only serve you in the long run, saving you from major repairs or full replacements.

Outside water

Before draining your pipes, disconnecting hoses or winterizing your  sprinkler system, always turn off the outside water supply. Leaving the outside water on during winter can cause pipes to burst, leading to flooding and damage to your property. If you haven’t already, you may want to consider insulating your water pipes, especially if you leave a summer home unattended off-season or vacation for extended periods of time in the winter months.

Check your gutters

Make sure the gutters are in good condition and properly secured to your home. Prevent damage by clearing out debris to allow snow to melt and drain easily, and point the downspout away from your home. Water should always be moving away from your property to avoid flooding and water damage.

Gutter guards are a worthy investment, as they can help to keep debris and pests out. Clogged gutters can result in leaks that lead to mold and mildew, and act as a breeding ground for mosquitoes and bacteria.

Tend to the attic

Pests can cause damage to your home and your health. Safeguard your attic from birds and rodents who may move in during the winter by checking for access points and placing a screen under any vent. Contact pest control if you suspect an infestation.

To keep warm air from escaping through your roof, determine the R-Value of your current attic insulation and add more to areas not properly insulated, or completely replace the insulation if needed. For added warmth and energy efficiency, you can add insulation to your garage doors and basement.

Inspect your smoke detectors

This important task is not limited to just one season… Inspect your smoke and carbon monoxide detectors replacing batteries and cleaning them when necessary. Smart home devices can be installed to continuously monitor smoke detectors (and much more), providing added peace of mind.

If some of these tasks are not within your skillset or you simply don’t have the time, hire a general contractor for the small jobs and a certified technician for specialized tasks, such as inspecting the furnace.

With active inventories hitting levels not seen in 10 years and sales 30 per cent below the 10-year average, Fraser Valley real estate is building towards a buyer’s market if sales continue to lag.

The Fraser Valley Real Estate Board recorded 982 sales in September, down by 8% over August and by more than 10% over September 2023. Again, seasonally adjusted sales were the second slowest in a decade in the Fraser Valley.

With three rate cuts already and more expected before the end of the year, buyers are watching the market closely to time their purchasing decisions. The current conditions should favour buyers, particularly in the detached market, however until we start to see some movement in asking prices, properties will continue to sit on the market for extended periods as both buyers and sellers await the next rate announcement.”

New listings rose in September, up 21% to 3,352, an increase of 17% year-over-year. Overall inventory increased 5% from August to September to 9,045, up 39% over last year. The combination of declining sales and rising inventories has helped to create balanced, and in some cases, buyers’, market conditions in the Fraser Valley.

Buyers want to get into the market but many also need to sell before they can buy. When you factor in affordability challenges and the anticipation of more interest rate cuts, we are seeing persistent weakness in the market. In conditions like these, we encourage buyers and sellers alike to talk to their REALTOR® to assess the risks and opportunities before making a decision.

Across the Fraser Valley in September, the average number of days to sell a single-family detached home was 35, while for a condo it was 37. Townhomes took, on average, 30 days to sell.

 Benchmark prices in the Fraser Valley dipped again in September, with the composite Benchmark price down 1.4% to $978,800.

These are averages of all of the areas within the Fraser Valley together but for a more detailed report on your specific sub area market conditions, contact me for a copy. 

In today’s shifting real estate market, with interest rates fluctuating and housing affordability tightening in some regions, it’s easy to wonder if investing in real estate still holds the same promise. The answer is yes, but the strategies you use need to adapt to current conditions. As discussed in The Book on Rental Property Investing, there are four wealth generators in real estate—cash flow, appreciation, loan paydown, and tax benefits—that remain powerful, but let’s explore how these can work in today’s market.

1. Cash Flow – With interest rates recently dropping, financing has become a bit more affordable, but returns can still vary based on the market. Secondary markets and emerging regions often present more opportunities for higher cash flow. These areas have lower entry prices and growing demand, making them ideal for investors who can no longer achieve solid returns in pricier urban markets.

2. Appreciation – While primary markets may have slowed in appreciation, the opportunity in secondary and tertiary markets is heating up. As more people move to these areas for affordability, the demand for housing continues to rise, driving prices up. Additionally, improving properties in these regions can create instant equity through “forced appreciation.”

3. Loan Paydown – With interest rates slightly declining from recent highs, now may be an opportune time to buy. As rates stabilize, locking in a lower mortgage means more of your monthly payments go toward paying down the loan, which builds wealth faster. And remember, your tenant is paying this down for you!

4. Tax Benefits – Real estate remains one of the best tax-advantaged investments. With mortgage interest and depreciation deductions, you can offset your income, even in higher-rate environments. Plus, tools like the Principle Tax Exemption, you don’t need to pay taxes on capital gains so long as you qualify. 

While today’s market may present challenges in major cities, exploring secondary markets can unlock incredible opportunities for wealth creation. Real estate is still one of the most powerful tools to build long-term financial security, even in an evolving market landscape.