If you've been thinking about buying a home but aren’t sure if now is the right time, let’s talk about something that could be tipping the scales in your favour: a buyer’s market.

So, what is a buyer’s market?

In real estate, a buyer’s market happens when there are more homes for sale than there are active buyers. This creates less competition for buyers and more pressure on sellers to stand out — often leading to lower prices, longer days on market, and better negotiating opportunities.

You’ll often see this term used when the sales-to-active listings ratio dips below 12%. That’s when conditions start to favour buyers rather than sellers.

Why is this good news for buyers?

If you're a buyer in this kind of market, you hold more power than usual. Here's how you can benefit:

• More options: With higher inventory, you’re not limited to just a few listings. You can take your time, compare properties, and choose the one that truly fits.

• Better prices: Sellers are more motivated, especially if their property has been sitting for a while. This can lead to lower prices or more flexibility during negotiations.

• Favourable terms: Beyond price, you may be able to negotiate for repairs, longer closing dates, or even furniture or appliances to be included.

• Less competition: In a hot seller’s market, you might be up against multiple offers. In a buyer’s market, that bidding war pressure often disappears — giving you more breathing room.

Is now the right time?

Markets can shift quickly. If you’ve been on the fence, a buyer’s market could be your chance to get into a home with better value and less stress. Add in factors like stable mortgage rates or changes in your personal situation (like growing your family, working remotely, or wanting more space), and it might be the ideal moment to act.

A local perspective

In Vancouver, we’ve recently seen inventory rise to levels we haven’t experienced in years. That means more selection and more leverage for buyers — especially in condos and townhomes across the Westside and East Vancouver. Every neighbourhood is a bit different, so it’s worth getting a customized look at the opportunities available.

Thinking about making a move? I’m happy to send you a list of options that match your budget and goals — or even give you a rough idea of what your current home might sell for in today’s market. No pressure, just real advice.

Let’s chat if you’re curious.

— Sheldon

A bold and visionary community is taking shape in one of Vancouver’s most iconic and scenic neighbourhoods. The ʔəy̓alməxʷ / Iy̓álmexw / Jericho Lands just took a major leap forward—Vancouver City Council has officially approved the Official Development Plan (ODP) for this historic site.

Located on 90 acres between West Point Grey and Kitsilano, the Jericho Lands will be transformed into a high-density, mixed-use, transit-connected community with deep cultural roots and a strong commitment to sustainability, inclusion, and Indigenous-led development.

Here’s what’s coming:

• 13,000 new homes, with 20% designated for social housing and another 10% for secured rental

• A future SkyTrain station as part of the UBCX line

• 30 acres of green space including playgrounds, forests, sports fields, and public plazas

• New amenities: a community centre, elementary school, 5 childcare centres, and a House of Learning

• Over 3,000 local jobs through new commercial and retail spaces

• Bold design led by the cultural vision of the Musqueam, Squamish, and Tsleil-Waututh Nations

This isn’t just another master plan—it’s a generational opportunity. The MST Partnership (Musqueam, Squamish, and Tsleil-Waututh) and Canada Lands Company are working together to create a community that blends modern city living with cultural identity and stewardship of the land.

It’s also the largest Indigenous-led development in Vancouver’s history, embedding the values, traditions, and leadership of the three Nations into every part of the plan.

What does this mean for you?

Whether you're a buyer, seller, or investor, this project will significantly reshape the future of Vancouver’s Westside real estate. Expect more transit-oriented options, increased density, and new energy in one of the city’s most desirable areas.

As a local Realtor who lives and works nearby, I’ll be keeping a close eye on timelines, zoning phases, and housing opportunities as they roll out.

Want to stay in the loop or explore opportunities in the surrounding area?
Let’s chat—this could be the start of something big for you too.

—
Sheldon Coxford
Your Kitsilano + Westside Realtor
SheldonHomes.ca
Neighbourhood expertise. Community focus. Always dog-friendly.

With Vancouver’s high rental costs and competitive real estate market, many parents are considering purchasing a home for their university-bound children instead of paying rent. Whether your child is attending the University of British Columbia (UBC) or another post-secondary institution, buying a property can be a strategic investment that not only provides stability but also builds long-term equity.

Key Benefits of Buying Instead of Renting

1. Building Equity Instead of Paying Rent

Instead of spending thousands on rent each year, homeownership allows you to put that money toward a mortgage—helping you build wealth over time. Vancouver’s property values have historically appreciated, making real estate a solid investment.

2. Stability for Your Child’s University Years

Owning a home gives your child a stable and comfortable living environment, reducing the stress of finding rental housing in Vancouver’s tight market. Plus, it allows them to focus on their studies without the worry of rising rent costs or potential evictions.

3. High-Demand Rental Market for Future Income

If your child moves out after graduation, properties in Kitsilano, Fairview, Kerrisdale, and UBC campus areas are always in high demand. You can easily rent out the home to students, young professionals, or families, ensuring a steady rental income.

4. Tax and Mortgage Benefits

If structured correctly, purchasing a home for your child may offer potential tax advantages. Parents may qualify for favourable mortgage terms, and rental income after your child moves out can offset property costs.

5. A Head Start in the Vancouver Real Estate Market

With real estate prices continuing to rise, buying now means your child has an asset in one of Canada’s most desirable housing markets. Whether they choose to live in it long-term or sell it for a profit, they’re getting a foothold in Vancouver’s real estate market early.

Best Neighbourhoods to Buy for University Students

Kitsilano – Close to UBC with excellent transit, beaches, and a vibrant community, Kitsilano is a top choice for students who want a balance of lifestyle and convenience.

Fairview – A central location with easy access to public transit, shopping, and dining, Fairview offers strong rental demand and a mix of condos and townhomes.

Kerrisdale – A quiet, family-friendly area with great amenities and proximity to UBC, Kerrisdale properties tend to hold their value well.

UBC Campus – Buying directly on UBC lands provides unmatched convenience for students and strong rental potential, as demand is consistently high from both students and faculty.

Is Buying a Home for Your University Student Right for You?

Every family's situation is different, but if you're in a position to invest in real estate, purchasing a property for your child can be a strategic financial move. Not only does it save on rent, but it also offers long-term financial benefits and potential rental income.

If you're considering buying a home for your child while they attend university, let's chat! I specialize in Vancouver real estate and can help you find the perfect property in high-demand neighbourhoods like Kitsilano, Fairview, Kerrisdale, and UBC.

If you're planning to buy a home in Vancouver, understanding the difference between mortgage pre-qualification and pre-approval is crucial. These terms may sound similar, but they play very different roles in the home-buying process. Knowing which one you need can give you a competitive edge in the Vancouver real estate market.

What Is Mortgage Pre-Qualification?

Pre-qualification is a quick and informal estimate of how much you might be able to borrow. It involves providing basic financial details without verification. A lender gives you an estimated loan amount, but:

• There’s no credit check or formal commitment.
• It’s helpful for getting a general idea of your home-buying budget.
• It doesn’t carry much weight with sellers in Vancouver’s competitive housing market.

What Is Mortgage Pre-Approval?

Pre-approval is a more in-depth process where you submit financial documents, undergo a credit check, and receive a confirmed loan amount. The benefits include:

• Stronger Offers: Sellers take pre-approved buyers more seriously.
• Defined Budget: Helps you focus on Vancouver homes within your price range.
• Faster Closing: The lender has already reviewed your financials, speeding up the mortgage approval process.

Why You Should Get Pre-Approved Before House Hunting

Getting pre-approved for a mortgage in Vancouver puts you ahead of other buyers and increases your chances of securing your dream home. It’s essential in today’s competitive real estate market where multiple offers are common.

Work With a Mortgage Broker for the Best Rates

I always recommend working with a Vancouver mortgage broker instead of going directly to a bank. Brokers have access to multiple lenders, allowing them to find the best mortgage rates and terms tailored to your needs.

If you need a trusted mortgage broker or have questions about buying a home in Vancouver, reach out—I’m happy to help!

Get in touch!

Finding a truly pet-friendly home in Vancouver isn’t as simple as checking a box. Many buildings claim to allow pets, but once you dig into the rules, you’ll find restrictions on size, breed, or even how many you can have. That’s where I come in.

I’m Sheldon Coxford, a Vancouver-based realtor who’s helped over 100 buyers and sellers navigate the city’s real estate market with confidence. Whether you’re a first-time buyer, young professional, couple, or growing family, I’ll help you find a home that fits your life — and welcomes every member of your household, pets included.

A Home That Works for You (And Your Pets — Now or Later)

Many of my clients aren’t just thinking about where they’ll live today — they’re planning for the future. Maybe you’re buying your first condo and want the flexibility to adopt a pet later on. Or maybe you’re looking for more space for a dog, a partner, or just a little extra breathing room. Whatever your situation, I’ll make sure you find a home that works for you, both now and down the road.

Let’s Find Your Perfect Home

If you’re thinking about buying in Vancouver and want a realtor who knows the market inside and out — plus understands the importance of finding a truly pet-friendly space — let’s chat.

📞 Call or text me, Sheldon Coxford, at 778.835.5621, or fill out my contact form. Whether you need a bigger yard, a dog-friendly condo, or just a home that makes sense for your next chapter, I’ll help you get there.

Finding a building in Vancouver that allows short-term rentals (STRs) like Airbnb can be tricky. Strata bylaws can change, so it’s always important to verify the latest rules before purchasing a property. Below is an updated list of buildings that currently allow STRs, but please confirm with the strata before making any decisions.

Mount Pleasant

• 111 & 161 E 1st Ave (Block 100) – STRs allowed with a $300/year admin fee. No amenity access for short-term renters.
• 180 E 2nd Ave (Second + Main) – STRs currently allowed, but as a newer building, bylaws may change.
• 350 E 2nd Ave (Mainspace) – Zoned IC-3, allowing light industrial and STRs (must meet City of Vancouver requirements).
• 250 E 6th Ave (District) – Zoned IC-3, with no specific bylaws restricting STRs.
• 289 E 6th Ave (Shine) – STRs allowed with a $300/year admin fee. Zoned IC-3.
• 311 E 6th Ave (The Wohlsein) – Zoned IC-3; no explicit STR ban, though future bylaws may clarify rules.

Downtown Vancouver & Gastown

• 555 Abbott St & 183 Keefer Pl (Paris Place) – Bylaws allow STRs, but strata council discourages Airbnb.
• 618, 688 Abbott St & 58 Keefer Pl (Firenze) – STR-friendly; strata has an approval letter for the City of Vancouver.
• 633, 689 Abbott St & 188 Keefer Pl (Espana) – STRs explicitly permitted in strata bylaws.
• 890 Broughton St – A small, 5-unit condo building reported to allow STRs.
• 1003 Burnaby St (The Milano) – STRs permitted, but limited to owner vacation use.
• 1050 Burrard St (The Wall Centre) – STRs allowed after a vote to restrict them was defeated.
• 1160 Burrard St (Burrard Health) – STRs currently allowed; a unique building with medical offices below.
• 1238 Burrard St (Altadena) – STRs face recent bylaw changes, possibly limiting operations.
• 370 Carrall St (21 Doors) – STRs allowed, but the building is in a rough area; fees may apply.
• 1010 Chilco St (The Chilco Park) – No rental restrictions, but bylaws may change soon.

False Creek & Olympic Village

• 1788 Columbia St (Epic at West) – STRs allowed with a $500/year admin fee.
• 55 E Cordova St (Koret Lofts) – STRs permitted, with a 7-day minimum rental period.
• 128 W Cordova St (Woodwards W-43) – STRs explicitly allowed per 2023 bylaw; a 2024 ban vote failed.

Kitsilano

• 2040 Cornwall Ave (Bryanston Court) – Past minutes confirm STRs were approved for some owners.
• 2458 York Ave (York Avenue) – A small 12-unit building previously operated as rentals; now allows STRs.

Strathcona & Chinatown

• 219 E Georgia St (The Flats) – No rental restrictions, but no explicit STR bylaws.
• 933, 955, 983 E Hastings St (Strathcona Village) – STRs likely permitted, but further verification needed.
• 718 Main St (Ginger) – STRs allowed if the owner lives in the unit for at least 6 months per year.

Yaletown & West End

• 1249 Granville St (The Lex) – Previously a rental building, now stratified with no rental restrictions.
• 1010 Howe St (Fortune House) – No rental restrictions, and Airbnb appears to be common.
• 1166 Melville St (Orca Place) – Reportedly STR-friendly, with some strata council members running Airbnbs.
• 989 Nelson St (Electra) – STRs allowed with a 3-month owner residency requirement and $500/year admin fee.
• 933 Seymour St (The Spot) – STRs allowed, though unauthorized loft additions have caused city enforcement actions.
• 1372 Seymour St (The Mark) – STRs permitted; tenants cannot run Airbnbs, and guests have no amenity access.
• 928 Richards St (The Savoy) – STRs allowed, but strata has denied requests in some cases.

Other Areas

• 231 E Pender St (Framework) – STRs allowed for up to 10 days per month (confirmation needed).
• 33 W Pender St (33 Living) – STRs currently permitted in this smaller building.
• 28 Powell St (Powell Lane) – No rental restrictions, but some reports suggest a 30-day Airbnb cap.
• 34 Powell St (The Globe) – STRs allowed for up to 90 days per year.

If you're considering purchasing an Airbnb-friendly property, always verify the most recent strata bylaws and City of Vancouver regulations. Have questions or need guidance? Contact me for expert advice on investing in Vancouver real estate.

If you're considering purchasing a property for short-term rentals (Airbnb, Vrbo, etc.), it's crucial to understand and comply with both City of Vancouver bylaws and Provincial regulations. Below is a summary of key rules you need to know.

City of Vancouver Bylaws on Short-Term Rentals

The City of Vancouver defines a short-term rental as any rental under 90 consecutive days and only allows STRs from an owner’s principal residence—the home where you live for the majority of the year.

Key STR Licensing Requirements:

• You must live in the property as your primary residence.
• Basement suites and secondary homes can only be rented if you live there full-time.
• A short-term rental business license is required and must be displayed in all online listings.
• Your strata bylaws or landlord must permit STRs.
• Fines for non-compliance can be up to $1,000 per offence (plus an additional $3,000 fine from the Province).

STR Licensing Costs (2024):

• Annual fee: $1,000
• Application fee: $70 (non-refundable)

Provincial Regulations (Effective October 16, 2023)

The Short-Term Rental Accommodations Act introduced by the Province of BC aligns with the City’s existing STR rules but also brings stricter enforcement and platform oversight:

• Platforms like Airbnb must share host data with the Province starting in Summer 2024, making enforcement more robust.
• 30-day rentals no longer bypass the principal residence rule—anything under 90 days is now considered a short-term rental.
• Non-compliant operators face major fines and potential shutdowns.

Can You Still Do Short-Term Rentals Under These Rules?

Yes—if you work STRs into your lifestyle rather than treating them as a full-time investment property. The Province’s new rules aim to stop commercial Airbnb operators from removing long-term rental supply but still allow homeowners to rent their residences when they’re away.

Here are some fully legal STR scenarios in Vancouver:

✅ Frequent Traveler – If you travel for work or take extended vacations (e.g., summer in Europe, winter in Mexico), you can rent out your home while you're away.

✅ House Hacking – Renting out a second bedroom in your condo while you live there can help cover your mortgage, plus you can list your whole unit while you're on vacation.

✅ Cabin & City Swap – Own a cabin in an exempt area (e.g., Gambier Island) and rent your downtown condo while spending time at the cabin.

✅ Rotating Work Schedule – If you work in shifts (e.g., two weeks away, two weeks home), your unit qualifies as your principal residence, making STRs legal while you’re gone.

STR Restrictions to Keep in Mind

• Buildings must allow STRs – Strata bylaws can override city & provincial rules.
• Maximum recommended Airbnb use: 180 days/year (not officially stated in bylaws but helps avoid scrutiny).
• Enforcement is tightening – Don't try to bypass the rules, as violations will likely be flagged by new reporting systems.

Final Thoughts

If you’re planning to purchase a property with the intent to run a short-term rental, it's essential to verify the latest strata bylaws and ensure you comply with both City and Provincial regulations.

Have questions about short-term rental-friendly buildings? Feel free to reach out, and I’d be happy to guide you through the best options!

Vancouver & Burnaby Homeowners: Unlock Your Property’s Hidden Potential

Recent zoning changes in Vancouver and Burnaby have opened new doors for homeowners. The introduction of Small-Scale Multi-Unit Housing (SSMUH) zoning means you can now develop up to six units on your property or sell to developers eager to invest. This is a prime opportunity to maximize your property’s value, whether you’re considering downsizing, generating rental income, or creating space for family.

Why Choose Me to Navigate This Opportunity?

With over a decade of experience in Vancouver’s real estate market, I specialize in helping homeowners capitalize on zoning changes like Small-Scale Multi-Unit Housing. But don’t just take my word for it—here’s what some of my clients have said:    

•“Sheldon is a very knowledgeable, patient, and reliable realtor. He was (and still is!) always available to answer all of our questions.”

•“Sheldon was a very professional and confident agent to work with. He was flexible with his time and always made sure to accommodate our schedule.”

These testimonials reflect my commitment to personalized, client-focused service. Every homeowner’s situation is unique, and I take a laid-back, pressure-free approach to help you make the best decision for your future.

How I Can Assist You

✔ Free Property Evaluation – I’ll assess your home’s value and its potential under the new zoning laws.

✔ Expert Guidance – Whether you want to sell or develop, I’ll provide a clear roadmap for your next steps.

✔ Market Insights – I’ll help you understand what’s happening in the market so you can maximize your investment.

Let’s Explore Your Options Together

Many homeowners aren’t aware of their property’s full potential—and that’s where I come in. Whether you want to sell, develop, or simply understand your options, I’m here to help.

📞 Call or text me at 778-835-5621, Sheldon Coxford

💻 Visit SheldonHomes.ca to get your free lot evaluation

Don’t wait—these changes are creating opportunities now! Let’s chat and find the best strategy for your property.