On paper, Olympic Village looks like the perfect place to land if you're moving to Vancouver. Waterfront, walkability, brand new towers, and a location most people dream about. So why do so many families quietly regret buying here?

After 20 years selling real estate in this city, I've watched buyers fall for the postcard version of this neighbourhood and miss the trade offs nobody puts in the brochure. Some of them you can live with. At least one of them reshapes your family's life for years, and it has nothing to do with the price tag. 

In this one I walk through the honest pros and cons of living in Olympic Village: what daily life actually feels like, the real cost of living here versus the rest of the city, who this neighbourhood genuinely fits, and who should think twice before signing. This isn't a glossy tour. It's the balance sheet I'd give a client sitting across my desk.

 If you're weighing this against other neighbourhoods while planning your move, watch before you commit....

Thinking about moving to Richmond BC as a more affordable path into Metro Vancouver?

On paper, Richmond looks like the smart buyer move: more space, strong schools, Canada Line access, and a quieter pace than the city. In practice, it is one of the most misunderstood suburbs in the region, and the buyers who regret it usually missed the same trade-offs.

In this video, I break down the real pros and cons of living in Richmond BC through a buyer lens. Who actually thrives here. Who leaves within a few years. What Richmond genuinely delivers on lifestyle and value. And the structural risks most listings never put front and center before you write an offer.

 This is not a tourism tour. It is a reality check for families and buyers comparing Richmond against Vancouver and the rest of Metro Vancouver, so you can decide with clear eyes before you commit.

If you are moving to Vancouver, living in Vancouver already, or weighing suburbs for your next purchase, watch this before you lock in a nei...

July did what July almost always does. Sales pulled back from June's pace, months of supply ticked up, and the sense of momentum that characterized parts of the spring went quiet. None of that is surprising. The question every July is not whether volume falls from June (it always does) but where the numbers land relative to the same month in previous years, and relative to what this city has historically produced in the heart of summer.

The City Picture: A Seasonal Pause, Not a Reversal

Total residential sales across Vancouver came in at 606 in July 2026, down 14.4% from June and 5.3% below July 2025. That year-over-year dip ends the three-month streak of positive annual comparisons we tracked through April, May, and June. Worth acknowledging, though it needs context. July 2025 was a reasonably active month in this city, so comparing against it is a tougher test than the soft year-ago numbers that made the spring figures look strong.

Against the 10-year seasonal...

Three months ago this market looked like it was firmly stuck in neutral. February's numbers were soft, March was cautious, and even the spring surge in April and May was encouraging but incomplete. June adds another piece to what is becoming a more consistent picture: this market is healing, slowly and unevenly, but the direction of travel is no longer in question.

The City Picture: Closing the Gap

Total residential sales across Vancouver reached 708 in June 2026, up 3.7% from May and 3.1% higher than June 2025. That marks three consecutive months of year-over-year sales gains for the city, a streak we haven't seen since before the rate correction took hold.

The 10-year seasonal average for June sales in Vancouver is 786 transactions. At 708, we're now running approximately 10% below that long-term benchmark. That gap has narrowed meaningfully: back in February we were sitting nearly 30% below the 10-year average, and as recently as May we were still running 20.6% light. The improvement isn't...

Most advice about buying a condo in Vancouver comes down to one word: don't. I've spent years warning buyers away from the fees, the surprise special assessments, and the leasehold traps that quietly drain a family's savings. This time I'm doing the opposite. I'm showing you the one kind of condo I would actually trust with my own family's money.

If you're moving to Vancouver, or moving within Metro Vancouver and weighing whether a condo even makes sense for your family, this is the buyer's framework I wish more people had before they signed anything. It's less about any single building and more about how to separate a safe, sellable home from an expensive mistake you can't walk away from.

I put six common condo types through the same gauntlet. Each one has to survive a series of tests covering who really shares the repair bill, what you actually own versus what you only borrow, whether a floorplan works for a family or quietly fights it, and the one factor almost nobody talks about: whether...

Thinking about moving to Vancouver but have no idea which suburb is actually right for you? Metro Vancouver is bigger and more complicated than most people realize, and the suburb you choose will shape your commute, your budget, and your day-to-day life for years.

In this guide I walk through every major suburb across Metro Vancouver and break down what living in Vancouver really looks like once you get past the postcard version. Some of these communities are quietly some of the best places to live in the region. Others come with trade-offs nobody warns you about until after you've signed.

This isn't about one house or one listing. It's about understanding the whole map before you commit, so you can match the right neighbourhood to the life you're actually trying to build here.

If you're planning a move to Vancouver, or just trying to figure out where in the city you belong, start here. One of these suburbs has your name on it. At least one of them you'll want to cross off the list.

Steveston...

20,000 new homes are about to land in Vancouver across four mega-projects, and if you're moving to Vancouver in 2026 (or already living in Vancouver and looking to buy a home), three of them are quietly built to cost you money.

After 50 years living in Vancouver, and 20 years guiding buyers through this market, I'm pulling back the curtain on the four developments that will reshape Vancouver real estate in the next few years. 

One is the most expensive market reset Vancouver has seen in a decade.

One you literally can't truly own, and most agents won't say it out loud.

One looks like a deal on paper, but the location math doesn't work for a family. 

And one has been broken for 17 years, which is exactly why it just became the only one I'd put a buyer into right now.

If you're shopping for a new home in Vancouver, this is the video to watch BEFORE you sign anything in 2026.

📌 WHAT YOU'LL LEARN

✅ Why the most-hyped of these four projects is the wrong move for a family buyer

✅ The hidden...

Vancouver's market is sending a genuinely mixed set of signals as we move through the peak of the spring season. Sales ticked higher in May, prices held steady across most segments, and yet the headline numbers remain well below what this city has historically produced at this time of year.

The City Picture: A Quiet Spring Thaw

Total residential sales across Vancouver reached 683 in May 2026, a 9.5% increase from April and a 4.4% gain year-over-year. But context matters. The 10-year seasonal average for May sales is 861 transactions, meaning we're running approximately 20.6% below that long-term benchmark. The spring market is arriving, just softly.

New listings are a different story. Sellers brought 1,845 new listings to market in May, essentially matching the 10-year May average of 1,853. Seller confidence hasn't collapsed; supply is coming to market at normal seasonal rates. The problem is buyers haven't kept pace. With total active listings at 4,754 citywide and running 20.4% above the...

After 50 Years in Vancouver, Here’s Why I’ll NEVER Leave

After 50 years living in Vancouver, four kids raised here, and 18 years selling real estate in this city — I'm telling you straight up. I'm never leaving.

 If you're researching moving to Vancouver and reading endless threads about the rain, the prices, and whether it's "worth it" then this is the video that might just settle it for you.

Not from a transplant. Not from a tourist. From someone who has watched this city evolve for half a century and still chose to plant deeper roots living in Vancouver.

This isn't a highlight reel. It's the honest case for why Vancouver hits different: the neighborhood for every chapter of your life, the kind of natural beauty most cities pay marketing firms to fake, an economy that quietly grew up while nobody was looking, and a safety profile that's moving the opposite direction of the national trend.

I get into the Goldilocks Effect that makes Vancouver feel like a big city and a small town all at...

The split market we have been tracking through the early months of 2026 became impossible to ignore in April. Greater Vancouver’s headline numbers softened only modestly year‑over‑year, but underneath the average the picture is anything but uniform. Detached homes are quietly finding a floor, apartments are still doing most of the heavy lifting on the way down, and Vancouver’s East Side is now meaningfully outperforming the West.

The Regional Picture: A Quiet Pivot

Residential sales across Metro Vancouver totalled 2,110 in April, a 2.5% decline from the same time last year and roughly 23% below the 10‑year seasonal average. That is still a soft print, but it is the busiest month of 2026 so far. Total active listings sit at 16,236, virtually unchanged from a year ago and 37.9% above the 10‑year norm. The MLS® Home Price Index composite benchmark for Metro Vancouver dipped to $1,098,000, down 6.9% year‑over‑year and 0.6% from March.

The sales‑to‑active ratio came in at 13.5% region‑wide, which...