Moving to Vancouver is exciting, but buying a home in a new city can feel like a lot all at once. You may still be learning the neighbourhoods, figuring out your commute, understanding local property types, and trying to work out what your budget actually buys here.

The good news is that you do not need to have everything figured out before reaching out. In fact, one of the best times to talk is before you start seriously touring homes.

My job is to help you turn a very broad question like “Where should I live and what can I afford?” into a practical plan.

Start here: a quick conversation

The easiest first step is a short call. It does not have to be formal, and you do not need to be fully pre-approved before we speak. We can use the first conversation to figure out where you are in the process and what should happen next.

Reach me directly:

• Call Sheldon: 778-835-5621
• Text Sheldon: 778-835-5621
• Email: [email protected]
• Browse Vancouver homes for sale

The Vancouver home buying process, step by step

1. Tell me what brought you to Vancouver

Before we talk about listings, I want to understand your life here. Where do you work? Are you commuting every day or working from home? Do you want to be close to the beach, restaurants, schools, transit, parks, UBC, downtown or somewhere quieter?

If you do not know the neighbourhoods yet, that is completely fine. Part of my role is helping you compare areas based on how you actually want to live.

2. Get clear on your comfortable budget

A mortgage pre-approval is one of the most useful early steps, because it helps separate your maximum borrowing amount from the monthly payment you are actually comfortable with.

If you already have a lender or mortgage broker, great. If not, I can connect you with a mortgage professional who can help you understand financing, down payment requirements and closing costs before we start writing offers.

3. Narrow down neighbourhoods and property types

Vancouver can feel very different from one neighbourhood to the next. A condo in Yaletown, a townhouse in Mount Pleasant, a duplex in Kitsilano and a detached home on the West Side are all very different purchases.

We will talk through things like:

• Commute and transit
• Walkability and neighbourhood feel
• Schools or childcare
• Pets
• Outdoor space
• Parking and storage
• Older buildings versus newer construction
• Condo, townhouse, duplex or detached home
• Renovated versus renovation potential
• How long you expect to stay in the home

4. I build a focused home search for you

Once we have a better idea of budget, areas and must-haves, I can set up a search so you are seeing homes that actually fit rather than scrolling through hundreds of listings that do not.

We can adjust it as you learn the city. Many buyers change their minds about neighbourhoods or property types after seeing a few homes in person, and that is a normal part of the process.

5. Tour homes and learn the market

At the beginning, showings are not only about finding the one. They are also how you learn what $700,000, $1 million or $1.5 million looks like in different parts of Vancouver.

We will compare layout, condition, building quality, location, strata history, future maintenance and recent comparable sales so you can understand why one property may be better value than another.

6. Review the property before making an offer

When a home looks promising, I help you dig deeper. Depending on the property, that can include reviewing strata documents, depreciation reports, minutes, financial statements, title information, property disclosures, recent sales and known building projects.

I strongly encourage buyers to understand the condition of the property and, where appropriate, arrange a professional home inspection.

7. Write an offer with a plan

An offer is more than just the price. We will discuss dates, deposits, subjects or conditions, inclusions, recent comparable sales, competition and negotiation strategy before anything is signed.

The goal is not simply to win a property. It is to buy the right property on terms you understand and are comfortable with.

8. From accepted offer to possession day

Once you have an accepted offer, I stay involved through subject removal, financing, inspection, insurance, lawyer or notary coordination, final walk-through, completion and possession.

Buying a home involves several professionals, but I remain one of your main points of contact throughout the entire process.

What should I have ready before our first call?

You do not need a perfect spreadsheet. Even rough answers are enough to get started. If possible, think about:

• Your approximate budget: even a broad range is helpful.
• Your down payment: how much you expect to have available.
• Financing: whether you are pre-approved or still need a mortgage conversation.
• Timing: are you hoping to buy in the next month, six months or sometime next year?
• Where you work or spend most of your time: this helps with neighbourhood planning.
• Your ideal home: condo, townhouse, duplex, detached home or not sure yet.
• Bedrooms and bathrooms: what you need now and what you may need in a few years.
• Pets: especially important when looking at strata properties.
• Parking, storage and outdoor space: which ones are essential?
• Any deal-breakers: busy roads, stairs, older buildings, long commutes, ground floor, high-rise living or renovation work.

Questions you should ask me

A good buyer consultation should be a two-way conversation. Here are some useful questions to ask:

• What neighbourhoods would you recommend for my budget and lifestyle?
• What should I expect to pay for the type of home I want?
• How competitive is the market in those areas right now?
• What closing costs should I plan for?
• How do strata fees, special levies and depreciation reports work?
• What should I watch for in older Vancouver buildings?
• How do I know if a property is priced fairly?
• Should I buy now or spend more time learning the market?
• Who else will I need, such as a mortgage broker, inspector, lawyer or notary?
• What happens after my offer is accepted?

Questions I will probably ask you

• What made you decide to buy in Vancouver?
• What does your ideal day-to-day lifestyle look like?
• What is most important: location, size, condition or price?
• Which features are must-haves and which are just nice-to-haves?
• How long do you expect to own the property?
• Do you need flexibility for a growing family, pets, work-from-home space or visiting family?
• Are you comfortable with strata living?
• Would you consider a home that needs updating if the location and value are right?

A few Vancouver-specific things to know

Buying here is not just about finding a listing you like. Vancouver buyers may also need to think about strata rules, building maintenance, insurance, leasehold versus freehold ownership, property transfer costs, financing requirements, renovation history and future building projects.

If you have recently moved to Canada or your residency, citizenship or tax situation is more complex, it is also important to get advice from the appropriate mortgage, legal and tax professionals early in the process. I can help coordinate the real estate side and connect you with the right people where needed.

You do not need to be “ready” before contacting me

Some of my best buyer conversations happen months before someone purchases. You may simply want to understand which neighbourhoods fit, what your budget buys or what you should do first.

If you have just moved to Vancouver and are thinking about buying, reach out and we can start with a simple conversation.

Ready to talk?

📞 Call Sheldon at 778-835-5621
💬 Text Sheldon
✉️ Email Sheldon
🏠 Start browsing Vancouver homes for sale

This guide is general information only. Financing, tax and legal considerations vary by buyer and property, so individual professional advice may be required.

A freshly painted home, beautiful staging and a renovated kitchen can make a great first impression. But what about the things you can't immediately see?

In the spirit of Halloween, let's talk about some of the things that can be much scarier than ghosts when buying a home in Vancouver.

I encourage my buyers to get a professional home inspection whenever possible. Not because I expect an inspector to find something terrible, but because I want my clients to have a better understanding of the home they're buying before they get the keys.

Here are some of the things that may be hiding behind those freshly painted walls.

1. Moisture Where It Shouldn't Be

Water is one of the first things I pay attention to when viewing a property.

A small stain, musty smell or recently painted section of wall doesn't necessarily mean there's a major problem, but it's worth investigating.

Inspectors may use moisture meters and other tools to look for elevated moisture around showers, tubs, sinks, windows, exterior walls and other areas where water can find its way in.

The source could be something relatively simple, like failed caulking, or it could point to a larger plumbing or building-envelope issue.

2. Electrical Surprises

You generally can't tell much about a home's electrical system by turning on a few lights.

An inspector may identify improperly wired outlets, overloaded circuits, missing GFCI protection, outdated components, amateur electrical work or other issues that deserve further investigation.

This can be especially important when looking at an older Vancouver home that has been renovated multiple times over the decades.

That beautiful new kitchen doesn't necessarily mean everything behind the walls is new.

3. Plumbing Problems

Dripping faucets are easy to spot. The more interesting problems aren't always as obvious.

An inspection may reveal slow drains, leaking connections, aging plumbing materials, poor water pressure, toilets that aren't properly secured or signs of previous leaks.

Bathrooms deserve particular attention. Failed grout or caulking and poorly installed showers can allow moisture to travel into places you really don't want it.

4. Roofs, Gutters and Drainage

With Vancouver's climate, keeping water moving away from a home matters.

An inspector may look at the condition of the roof, flashing, gutters and downspouts, while also paying attention to how water drains around the property.

For detached homes, duplexes and townhomes, grading and drainage around the foundation can be particularly important.

A roof doesn't need to be actively leaking to be worth paying attention to. Knowing approximately where it is in its lifespan can help you plan for a future expense.

5. Mould and Signs of Past Water Damage

Mould isn't always obvious, and an inspector isn't necessarily conducting a full environmental or mould assessment.

What they can do is identify conditions or visible signs that may warrant further investigation.

Musty smells, staining, elevated moisture, damaged drywall and evidence of previous leaks can all be clues.

If something concerning comes up, the next step may be bringing in the appropriate specialist before moving forward.

6. The DIY Renovation

Vancouver has plenty of older homes that have been renovated, modified and added to over many years.

Most renovations may look perfectly fine on the surface. Others can leave you wondering exactly what happened behind that wall.

An inspector may notice unusual wiring, questionable plumbing, missing ventilation, poorly installed fixtures or other work that doesn't look quite right.

That's also where permits and property records can become important. A beautiful renovation and a properly completed renovation aren't always the same thing.

7. Crawlspaces, Attics and Other Places Buyers Rarely Look

Most buyers aren't climbing into an attic or squeezing through a crawlspace during a showing.

Inspectors do.

These areas can provide valuable clues about a home's condition, including insulation, ventilation, moisture, pests, structural concerns and evidence of previous leaks.

Sometimes the least glamorous parts of a house tell you the most about it.

What About Condos?

I encourage condo buyers to consider an inspection too.

There may not be a roof or foundation directly belonging to your unit, but there's still plenty to look at inside the home.

An inspector can check plumbing fixtures, appliances, electrical components, heating and cooling systems, windows and doors, moisture around bathrooms and kitchens, and other accessible components.

For a strata property, however, the home inspection is only part of the due diligence.

I also want to understand what's happening with the building itself. That means reviewing strata minutes, financial statements, the depreciation report, insurance information and any upcoming repairs or special levies.

The inspection helps us understand the unit. The strata documents help us understand the building.

You want both sides of that story.

An Inspection Isn't About Finding a Perfect Home

Here's something important: almost every home inspection finds something.

That doesn't mean you should walk away.

A loose toilet, failed caulking or aging hot water tank is very different from discovering significant moisture intrusion or a major electrical concern.

The value of an inspection is information.

It helps you understand what you're buying, what may need attention now, what could require maintenance in the future and whether another specialist should take a closer look at something.

Depending on the contract and circumstances, that information may also help a buyer decide how they want to proceed with their purchase.

Don't Let the Pretty Stuff Distract You

I love a beautifully presented home. My background in marketing, design and photography means I'm probably paying more attention to presentation than most.

But when I'm representing a buyer, my job is different.

I'm looking beyond the furniture, fresh paint and great photography. I'm looking at the age of the building, condition of the property, strata history, upcoming expenses and the little clues that tell us where we should be asking more questions.

A home inspector brings another experienced set of eyes to that process.

So this Halloween, don't worry too much about the ghosts.

It's the moisture meter that might find something really scary. 🎃

If you're considering buying a condo, townhouse, duplex or detached home in Vancouver, I'm always happy to help you understand the property, review the information available and connect you with experienced professionals as part of your due diligence.

Sheldon Coxford
Vancouver Realtor | Kitsilano Realtor
TRG – The Residential Group Realty

“Why would I buy half a house when I could buy a whole house for a similar price?”

It’s a fair question. If you’re looking at homes in Kitsilano or Point Grey, an older detached house might seem like the obvious choice beside a newer half duplex. More land, no shared wall, and a property you can make your own.

But would you enjoy owning it? That’s where the comparison gets more personal.

“Am I getting more home, or more work?”

An older detached house can offer character, a larger yard, and room to make changes over time. If you enjoy renovating, that could be exactly what you want.

It also means looking carefully at the roof, drainage, wiring, plumbing, and previous renovations. A house that looks affordable beside a newer duplex may need work you haven’t budgeted for.

A newer half duplex may offer a layout that already suits you, updated building systems, and less immediate renovation work. That doesn’t make it maintenance-free. Construction quality and a thorough inspection still matter.

The question is how much time, money, and energy you want to put into your home after you get the keys.

“Do I actually want to be a landlord?”

A basement suite can make a detached house more appealing financially. But if the purchase only feels comfortable with rental income, ask yourself whether you want the responsibilities that come with it.

You’ll need to think about tenant privacy, repairs, vacancies, and how much of the house you’ll have for your own use. Before relying on projected rent, we also need to confirm the suite’s status and have your mortgage professional review the financing.

Some buyers are happy with that arrangement. Others would prefer a home they can comfortably afford without depending on a tenant.

There’s value in knowing which buyer you are before making an offer.

“What am I giving up with a half duplex?”

Usually, the big considerations are a shared wall, less land, and decisions that may involve another owner.

With a strata duplex, we need to review the strata plan, bylaws, insurance, and maintenance responsibilities. A small strata still has shared obligations. Low or no advertised monthly strata fees don’t mean there are no shared costs.

Outdoor space deserves a closer look, too. How is the yard designated? Who maintains it? What approvals would you need to make changes?

The layout matters just as much. A front-and-back duplex can feel very different from a side-by-side home when it comes to light, privacy, stairs, and access to the garden.

“Isn’t owning more land the better investment?”

Land is an important part of a detached home’s value. But a larger lot alone doesn’t tell you whether a particular property is the better purchase.

The price you pay, condition, location, ownership structure, and future buyers’ preferences all matter. Renovation spending and ongoing carrying costs belong in that calculation as well.

A detached house may suit someone who wants more control and is comfortable taking on improvements. A newer duplex may suit someone who wants to settle into the neighbourhood with fewer projects on their list.

Neither choice guarantees a better financial result.

“How do I know which one is right for me?”

Start with what you want an ordinary week to look like.

Do you want a big garden to work in, or a patio you can enjoy after work? Would you happily tackle renovations? How much space will your family actually use? Would managing a rental suite feel worthwhile?

As a Kitsilano Realtor and local resident, I can help you compare the details behind the listing price, including usable space, condition, outdoor areas, and ownership responsibilities.

Considering an older house or a newer half duplex on Vancouver’s West Side? Send me the listings you’re weighing up. I’ll help you understand the trade-offs and which home makes sense for the way you want to live.

This logo has been years in the making.

I've always wanted a logo that felt personal. Something that reflected not only my business and the city I call home, but also the experiences that have shaped who I am.

The Vancouver skyline, mountains, and ocean represent the communities I serve and the lifestyle that drew me here more than 15 years ago. The silhouette of Yukon is equally important. As many of my clients know, Yukon has been by my side through countless walks, hikes, beach days, camping trips, and everyday adventures across British Columbia. Some of my best conversations, biggest ideas, and moments of reflection have happened with her along for the journey.

Many people know me as Vancouver's Pet-Friendly Realtor, and over the years I've often used the tagline, "Your Best Friend in Real Estate." While it started as a playful nod to Yukon, it has always reflected how I try to approach my business: with loyalty, trust, patience, and genuine care for the people I help.

This logo brings those pieces together. It represents Vancouver, adventure, community, and the relationships that have been at the heart of my business from the beginning.

It feels good to finally see it come to life.

When people think of luxury real estate, they often assume exceptional homes sell themselves.

The reality is very different.

In today's market, even remarkable properties require the right strategy, consistent follow-up, and patience to achieve a successful sale.

1265 Queens Avenue in West Vancouver's prestigious British Properties is a perfect example.

This spectacular luxury estate offered over 7,500 square feet of living space, breathtaking ocean and city views, resort-style outdoor amenities, and high-end finishes throughout. It was the type of property many agents dream of marketing.

But luxury real estate comes with unique challenges.

The buyer pool is smaller, expectations are higher, and every showing matters.

Working alongside my colleague Jade Jewell, we spent months marketing the property, hosting showings, following up with interested buyers and agents, adjusting our strategy as market conditions evolved, and keeping the seller informed every step of the way.

There were moments when it would have been easy to become discouraged.

Instead, we stayed focused on the process.

Luxury homes often require patience. The right buyer may not appear immediately, but when they do, preparation matters.

After nearly a year of dedicated marketing and negotiations, we successfully secured a sale for $5.4 million.

While the sale itself was certainly worth celebrating, what I'm most proud of is the commitment shown throughout the entire process.

Real estate is not just about listing a property.

It's about creating a plan, adapting when necessary, communicating consistently, and continuing to work for your client long after the initial excitement of a new listing has faded.

Whether I'm helping a first-time buyer purchase a condo or assisting a seller with a multi-million-dollar estate, my approach remains the same:

Show up consistently, provide honest advice, and keep working until the job is done.

If you're considering selling a luxury home in Vancouver, West Vancouver, or the North Shore, I'd be happy to discuss what a customized marketing and sales strategy could look like for your property.

Let's Talk About Your Next Move

Whether you're thinking about selling this year or simply curious about your home's current market value, I'd be happy to share what I'm seeing in today's West Vancouver luxury real estate market.

Feel free to reach out for a confidential conversation. Even if you're months or years away from making a move, having a plan can make all the difference when the time comes.

Why Some Vancouver Homes Are Selling and Others Are Sitting for Months in 2026

As a Vancouver Realtor, one of the most common questions I've been hearing lately is:

"Why did that home sell right away, but this one has been sitting for months?"

It's a fair question.

Many homeowners still remember the market of a few years ago when almost everything seemed to sell quickly. Today's market is different.

Buyers have more choice, more negotiating power, and more time to make decisions. Inventory remains well above normal levels across much of Metro Vancouver, giving buyers the ability to compare multiple properties before writing an offer.

What I'm seeing on the ground is that homes are still selling, but only when they get the fundamentals right.

The Gap Between Expectations and Reality

One of the biggest challenges today is pricing.

Many sellers are looking at what their neighbour sold for in 2021 or 2022 and assuming their home should be worth the same.

The problem is that buyers are looking at today's competition.

If there are ten similar homes available and one is priced aggressively while the others are priced based on yesterday's market, guess which one gets the showing requests?

The best-priced property often creates momentum.

The overpriced property creates silence.

Buyers Are More Educated Than Ever

Today's buyers have access to more information than ever before.

They can compare sales, read strata documents, review building history, calculate mortgage payments, and track price reductions online.

When buyers feel a property is priced fairly, they move quickly.

When they feel a seller is testing the market, they often move on.

The days of simply putting a sign on the lawn and waiting for multiple offers are largely behind us for many property types.

Presentation Matters More Than Ever

When buyers have dozens of options, first impressions matter.

The homes receiving the most attention often share similar characteristics:

• Professionally cleaned
• Fresh paint where needed
• Decluttered rooms
• Proper lighting
• High-quality photography
• Strong floor plans
• Clear marketing

This doesn't always mean spending a fortune.

Sometimes a few thousand dollars invested in preparation can generate significantly more buyer interest.

The Detached and Condo Markets Are Acting Differently

One of the interesting trends in 2026 is that detached homes and multi-family properties aren't behaving exactly the same.

Some detached housing segments have shown stronger activity than condos and townhomes, while certain condo markets continue to face more competition from increased inventory.

This is why broad headlines rarely tell the whole story.

Your building, street, neighbourhood, and property type matter far more than national headlines.

Buyers Want Confidence

Another factor affecting sales is certainty.

Buyers are paying close attention to:

• Depreciation reports
• Special levies
• Insurance history
• Building maintenance
• Renovation quality
• Future development nearby

A property with clear documentation and fewer unanswered questions will often outperform a competing property that leaves buyers uncertain.

The Homes That Sell Fast Usually Have Three Things

In my experience, the homes that sell fastest today usually have:

1. Realistic pricing
2. Strong presentation
3. A clear story that buyers understand

Miss one of those and your days on market can increase dramatically.

Get all three right and buyers notice.

What This Means for Sellers

If you're thinking about selling in Vancouver, Kitsilano, the West Side, Downtown, Mount Pleasant, Fairview, or elsewhere in Metro Vancouver, it's important to understand that today's market rewards preparation.

The good news is that buyers are still buying.

The challenge is that buyers are being selective.

Before listing your home, it helps to understand exactly how your property compares to the competition and what buyers are seeing when they walk through the door.

Every neighbourhood is behaving a little differently right now, and a strategy that works in one area may not work in another.

If you're curious what your home might sell for in today's market, I'd be happy to provide a no-pressure evaluation and share what I'm seeing from active buyers in your neighbourhood.

Let's Connect!

One of the most common conversations I’m having with buyers lately isn’t about mortgage rates, inventory, or even home prices.

It’s about schools.

Families reaching out to me aren’t just asking:

• What can we afford?
• How much do we need for a down payment?
• Is now a good time to buy?

They’re asking:

• What school catchment is this home in?
• Will this school be a good fit for our children?
• Should we move before registration deadlines?
• How important is the catchment when it comes to resale value?

As both a Kitsilano realtor and a parent, I’ve seen firsthand how school catchments can completely change a family’s home search.

In many cases, the school catchment becomes just as important as the home itself.

Why School Catchments Matter in Vancouver

Unlike many cities, Vancouver’s neighbourhoods and school catchments are closely connected.

A difference of just a few blocks can place a home into a completely different elementary or secondary school catchment.

I’ve worked with buyers who found the perfect home, only to discover it wasn’t located within their preferred school catchment. Suddenly, the search shifted entirely.

School catchments influence:

• Daily family routines
• Walkability to school
• Before and after-school logistics
• Community connections
• Long-term housing decisions
• Future resale demand

For many families, the school catchment ultimately determines where they buy.

School Catchments in Kitsilano and Vancouver’s West Side

Some of the most commonly researched public school catchments on Vancouver’s West Side include:

General Gordon Elementary School Catchment

Located in the heart of Kitsilano, General Gordon Elementary is one of the most sought-after elementary school catchments in the area.

Families often appreciate:

• Walkable neighbourhood streets
• Proximity to parks and recreation
• Strong sense of community
• Easy access to local shops and amenities

Homes within the General Gordon catchment range from character houses and duplexes to townhomes and condominiums.

Bayview Elementary School Catchment

Bayview serves portions of Kitsilano and surrounding neighbourhoods and remains a popular choice for families seeking West Side living.

The catchment includes a mix of:

• Detached homes
• Townhouses
• Low-rise condominiums
• Family-oriented residential streets

Lord Tennyson Elementary School Catchment

Lord Tennyson consistently attracts families looking for a highly walkable neighbourhood environment.

The surrounding area offers:

• Excellent access to beaches
• Local parks
• Community centres
• Family-focused amenities

Carnarvon Community Elementary School Catchment

Carnarvon serves portions of Kitsilano, Arbutus Ridge, and nearby areas.

Many buyers looking for larger family homes often focus on this catchment because of its central location and strong neighbourhood appeal.

Kitsilano Secondary School Catchment

For families with older children, Kitsilano Secondary School is often a significant factor when evaluating a move.

The school’s location, programs, and community presence make it one of the most commonly researched secondary school catchments on Vancouver’s West Side.

School Catchments and Home Values

One thing I’ve observed repeatedly over the years is that school catchments can influence housing demand.

While school catchments alone don’t determine home values, they can affect:

• Buyer demand
• Marketability
• Long-term desirability
• Liquidity when selling

When two similar homes are available, buyers will often choose the property located within their preferred catchment.

This creates stronger demand in certain areas over time.

Timing Your Move Around School Registration

One of the biggest mistakes I see families make is waiting too long.

Parents often begin exploring a move only after school registration becomes a pressing concern.

By that point, they’re trying to balance:

• Finding the right home
• Securing financing
• Selling their current property
• School registration timelines

Starting the conversation earlier creates more flexibility and reduces pressure.

Even if you’re a year away from moving, understanding your options today can make the process much easier later.

Understanding Catchment Boundaries

Many buyers assume catchment boundaries follow major roads or obvious neighbourhood divisions.

Often they don’t.

I’ve seen situations where homes across the street from one another fall into completely different school catchments.

That’s why it’s important to verify boundaries directly through official sources before making a purchase decision.

A useful starting point for researching schools and exploring neighbourhoods is School Space Finder by VTCO, which allows families to browse schools and compare options while beginning their research process.

However, catchment boundaries, registration policies, and enrollment availability can change over time, so buyers should always confirm current information directly with the Vancouver School Board before making a final decision.

What I Recommend to Families

When schools are part of the conversation, I generally recommend:

Start Earlier Than You Think

Even casual planning can help you avoid rushed decisions later.

Focus on Multiple Catchments

Being open to several school catchments often creates significantly more housing options.

Understand the Trade-Offs

Sometimes the perfect house isn’t in the perfect catchment.

Sometimes the perfect catchment doesn’t contain the perfect house.

Finding the right balance is often the key.

Think Long Term

Consider where your family may be five or ten years from now, not just next September.

A Parent’s Perspective

Living in Kitsilano and raising a family here myself, I understand that this decision goes beyond real estate.

Families aren’t just choosing schools.

They’re choosing:

• Morning walks to school
• Friends and neighbours
• Community events
• Sports teams
• Local parks
• Daily routines

Those things often become the foundation of family life.

The home matters.

The school matters.

But the community that surrounds them matters just as much.

Thinking About Moving Within a School Catchment?

If you’re considering a move to Kitsilano or Vancouver’s West Side and schools are part of your decision-making process, I’d be happy to help you understand:

• Current school catchments
• Available homes within specific catchments
• Market conditions
• Timing considerations
• Potential resale implications

Whether you’re actively planning a move or simply exploring options for the future, having a clear understanding of your choices can make the process much easier.

Feel free to reach out anytime for a conversation about Kitsilano, Vancouver West Side neighbourhoods, and finding a home that works for both your family and your long-term goals.

If you own a home in Kitsilano, Dunbar, Point Grey, or Kerrisdale, downsizing usually isn’t a quick decision. It’s something people think about for years.

For most West Side homeowners, it’s not about leaving the area. It’s about simplifying life while staying connected to the neighbourhood, community, and routines they’ve built over time.

The biggest questions I hear are:

• What would my home realistically sell for today?
• Where would I go next on the West Side?
• Can I downsize without feeling like I’m giving something up?

What Downsizing Actually Looks Like on the West Side

Most homeowners I work with are moving from a detached house into:

• A well-located condo with good walkability
• A townhome that keeps some space without the maintenance
• A building with strong strata financials and long-term stability

The shift isn’t just about size. It’s about:

• Less upkeep
• Simpler day-to-day living
• Flexibility to travel and lock up easily

Where West Side Homeowners Are Choosing to Downsize

Each neighbourhood offers a slightly different feel:

• Kitsilano
  More active and walkable. Many look north of 4th for quieter streets close to the beach.
• Kerrisdale
  A top choice for downsizers with a strong village feel and easy access to daily amenities.
• Dunbar
  Quieter and more residential. Ideal for those who want to stay close to familiar surroundings.
• Point Grey
  Close to the water and parks, with a mix of higher-end condo and townhome options.

The Real Challenge: Finding the Right Replacement Property

The best downsizing options on the West Side:

• Don’t come up often
• Get strong interest quickly
• Require confident decision-making

That’s why it helps to start early and understand your options before you need to move.

Financial Clarity Comes First

Before making any decisions, it’s important to understand:

• What your home could sell for in today’s market
• What your net proceeds might look like
• What your next purchase range realistically is
• Ongoing costs like strata fees and property taxes

Common Downsizing Mistakes

• Waiting until the move becomes urgent
• Underestimating how limited good inventory can be
• Choosing a property that doesn’t fit long-term needs
• Not fully reviewing building quality and future costs

A More Comfortable Way to Approach Downsizing

The smoothest transitions usually happen when homeowners:

• Start exploring options early, without pressure
• Watch the market before making a move
• Get clear on what they want their next lifestyle to look like
• Have a plan in place before listing

A Local Perspective

Most West Side homeowners don’t want to leave the area. They just want a simpler version of it.

That might mean:

• Walking to shops instead of driving
• Being closer to the beach or parks
• Living in a home that’s easier to manage day-to-day

Thinking About Downsizing on Vancouver’s West Side?

If you’re even starting to consider a move, having a clear picture of your options can make a big difference.

You’re welcome to reach out to Sheldon Coxford for a straightforward conversation about what your home might be worth and what downsizing could realistically look like in today’s market. No pressure, just clear guidance so you can decide what makes the most sense for you.