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...

Wondering where to live in Vancouver? After 50 years living in Vancouver BC (and nearly 20 years selling real estate here) I'm telling you what nobody else will: the old Eastside vs Westside divide is DEAD.

If you're moving to Vancouver in 2026, or buying a home in Vancouver between $1.5M and $2M, this video is your geography crash course. The neighborhoods most realtors are still pitching you on? They're operating on an outdated map. There's a new North/South split that decides where you'll thrive, and where you'll regret your move within 12 months. 

Inside this video, I break down:

✅ Why the traditional East vs West divide is blurring (and what's killing it)

✅ The new 2026 split nobody's talking about

✅ Which Westside neighbourhoods are still worth the premium, and which aren't

✅ The Eastside areas quietly flipping into Westside-priced markets

✅ Specific neighbourhoods to AVOID

This isn't a hype video. It's a 50-year local's honest map of where Vancouver actually is in 2026, so you don't...

Most buyers looking at Vancouver real estate in 2026 are chasing the same 10 Vancouver neighbourhoods everyone talks about, and completely missing where the real magic is hiding.

I've spent nearly 20 years buying and selling real estate in this city, and these 5 micro-neighbourhoods are the ones I'd be watching right now, before the rest of the market figures it out.

Some are urban. Some are surprisingly quiet. One is the most centrally located family pocket in the entire city. And at least one will genuinely shock you. 

What we're covering in this video:

 • 00:00 Intro - Top Vancouver micro-neighbourhoods

 • 01:39  - Micro-Neighbourhood #1

 • 17:02 - Micro-Neighbourhood #2

 • 26:24 - Micro-Neighbourhood #3

 • 38:56 - Micro-Neighbourhood #4

 • 46:02 - Micro-Neighbourhood #5

 • 52:50 - Final verdict - Which one fits YOUR profile?

 Whether you're moving to Vancouver or already living in Vancouver BC and looking to upgrade, this is the insider map agents...

If I were moving to Vancouver in 2026 with a family and a budget to protect, where would I actually buy? It’s rarely the most "famous" spot that outsiders think of first.

 Deciding on living in Vancouver is tricky because the popular choices often come with hidden downsides (like bridge traffic nightmares or lack of rapid transit) that you don't discover until after you've moved in. In this video, I’m comparing the top 5 lifestyle zones to reveal where the smart money is going in 2026 (and where I would move my own family).

We’re debating the Top 5 contenders: 

 • The "Old Money" Enclave: It has the city's best schools and quietest streets, but is the isolation and car-dependency worth the premium price tag?

 • The "Perfect Balance" Hub: This area offers the best community centre and rapid transit access in the city, but entry prices are climbing fast.

 • The Beachside Icon: Everyone wants to live here for the "yoga & ocean" lifestyle, but we need to talk about the...

As we move through the early months of 2026, the Vancouver real estate market continues to settle into what economists are calling the “new normal.” While we often expect a significant surge in activity as spring approaches, this year’s transition is proving to be more measured. The general observation of a "stabilizing" market is being tested by high inventory levels and a cautious buyer pool, yet there are some surprising shifts in the data, particularly when we look at the contrast between Vancouver’s East and West sides.

The Regional Picture: A Slow Slide Continues
Across Metro Vancouver, sales remain nearly 29% below the 10-year seasonal average. Total residential sales for February came in at 1,648, which is a 9.8% decline from the same time last year. However, if we look at the short-term trend, we saw a modest 4.9% month-over-month increase in transactions compared to January. This suggests that while the market isn't "booming," it is slowly waking up from...

After a chaotic start to the decade—from the foreign buyer ban to interest rate hikes—we are entering 2026 with a market that is lying to you. If you are thinking about moving to Vancouver, the headlines screaming about "record high inventory" might make you think it's a buyer's buffet.

It’s not.

In this video, I break down the strange reality of living in Vancouver right now: why inventory is at decade-highs, yet you still can't find a good family home to buy. I’m pulling back the curtain on which property types are dead weight in 2026, and revealing the specific "sweetspot" homes that smart locals are quietly buying up. 

In this 2026 Vancouver Real Estate Forecast:

• The Inventory Trap: Why "luxury" and "investor condos" are clogging up the stats, while the turn-key family homes you actually want are still seeing competition.

• The "Compromise" Killer: Why homes with structural issues, busy streets, or "no outdoor space" are becoming impossible to sell (and why you must avoid them).

• Downtown...

This Hidden Vancouver Project Will Change Everything by 2026

There are a number of HUGE projects currently underway that are shaping the future of Vancouver. Projects such as Senakw, the Oakridge redevelopment, the Jericho Lands, the Broadway Plan and the Rupert and Renfrew Plan...just to name a few.

 These projects are reshaping our city RIGHT now. However, there's one EVEN BIGGER project that is somehow flying under the radar. This project is going to have a MASSIVE impact on life in Vancouver.

Quite literally, this project could have a bigger impact on living in Vancouver than any other single project...and almost no one knows about it, let alone is talking about it.

 In today's video, we're going to talk about what this project means for the future of Vancouver …and what it could mean for your future in this city.

If you are thinking of moving to Vancouver (or already living in Vancouver) this is a topic you'll want to pay very close attention to...understanding how Vancouver is...

So remember back a couple of months ago how our market appeared to be “stabilizing”. At least, that’s what the general observation was.

However, on closer inspection I didn’t feel that was quite what was happening yet in Vancouver.

…and that’s how it’s played out in the last couple of months. Now that we have September behind us we are seeing continued weakness in Vancouver’s real estate market.

Sales dropped to 525. This was -11.91% from the previous month, +0.6% higher than a year ago, and -20% below the 10-year average.

Interestingly, this is right about the same number of sales that we’ve seen in each of the last 4 years (2024 = 522, 2023 = 531 and 2022 = 480)

New Listings jumped significantly to 2,090. This was up a whopping +70.6% from last month, just up +1.3% from a year ago and +18.8% above the 10-year average.

Total Active Listings rose to 4,955. This slight rise was +2% over the previous month, +0.3% above last year and a fairly significant +40% over the 10-year average.

With supply...

The Vancouver Neighborhoods Quietly Booming in Value [ALL-TIME HIGHS!]

Everywhere you look right now, it seems like there's negative news and opinions about the Vancouver real estate market. When it gets that negative, it gets me curious...and so I did a bit of digging.

It's true that the current market is relatively weak.

In recent months, we've seen demand at 10-year lows while demand rose to 10-year highs. Typically, that's a recipe for significant price drops.

While some elements of Vancouver's real estate market are DEFINITELY weak and showing serious signs of strain, that's NOT every part of our market.

In this video, I walk you through the reality of Vancouver's real estate market. I touch on why we are seeing weakness in some parts of the market...but this video is taking a positive spin.

I'm honestly tired of all the negativity and I want to make sure you understand that the sky isn't falling everywhere.

Not only are some areas in Vancouver seeing remarkable resilience...they're...

There’s been quite a bit of talk about the Vancouver real estate market “stabilizing” last month. In the region overall, sales picked up a bit while inventory eased up a bit. The real estate board referred to this action as “green shoots”.

I don’t quite see the same pattern specifically in the City of Vancouver…at least not quite as much.

Vancouver did NOT see a jump in sales in July. In fact, sales fell to 640. This was a monthly decline of -6.8% and -6.2% lower than a year prior. It was also -23.4% below the 10-year average.

New listings continued to slow reaching just 1,623. Quite significantly this was down -16.7% from June and -5.8% lower than a year ago. It was also just 5.8% over the 10-year average.

And then the total active listings dropped for the second month in a row to 5,026 (-6.1% month-to-month and +6.6% over last year). This was +36% over the 10-year average.

Sales have really just remained at the same level since March. We’ve drifted between a low 0f 640 to a high of 687. We...