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An inspector may identify improperly wired outlets, overloaded circuits, missing GFCI protection, outdated components, amateur electrical work or other issues that deserve further investigation.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

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.

One of the most common things buyers ask when looking for a condo in Vancouver is simple: “Is the building concrete?”

For many people, the biggest concern with condo living is noise transfer between units. Footsteps from upstairs neighbours, TVs through shared walls, or general building noise can make a home feel less private.

Because of this, many buyers specifically search for concrete condos for sale in Kitsilano and across Vancouver. Concrete construction is widely known for reducing sound transfer between units and creating a quieter living environment.

As a Kitsilano based Vancouver realtor, I often help buyers narrow their search to concrete buildings when they want a quieter home with strong long term value.

The Biggest Advantage of Concrete Condos: Reduced Noise Transfer

One of the main reasons buyers prefer concrete buildings is better sound insulation.

In condo buildings, you are sharing floors, ceilings, and walls with neighbours. The materials used in construction play a major role in how sound travels through the building.

Common sources of condo noise include:

• Footsteps from upstairs neighbours
• Furniture movement across floors
• TVs and music
• Conversations through shared walls
• Hallway and elevator noise

Concrete is dense and solid, which helps absorb and block sound more effectively than wood construction.

For many homeowners, this can mean:

• Less footstep noise from units above
• Reduced sound transfer between neighbours
• More privacy inside the home
• A quieter overall living environment

While no condo building is completely silent, many buyers find that concrete buildings feel significantly quieter than wood frame buildings.

Concrete Buildings Also Offer Better Fire Resistance

Another reason buyers look for concrete buildings is fire safety.

Concrete construction is naturally more fire resistant than wood frame buildings. While modern wood buildings must meet strict safety codes, concrete structures offer an additional layer of protection due to the materials used.

For homeowners living in multi unit buildings, this can provide extra peace of mind.

Concrete vs Wood Frame Condos in Vancouver

Understanding the difference between construction types can help buyers narrow down their search.

Wood Frame Condo Buildings

Most low rise condo buildings in Vancouver are wood frame construction.

These buildings are typically:

• 3 to 4 storeys tall
• Found throughout neighbourhoods like Kitsilano, Mount Pleasant, and East Vancouver
• Often more affordable than concrete buildings

Many wood frame buildings are well built, but sound transfer between units can sometimes be more noticeable compared to concrete construction.

Concrete Condo Buildings

Concrete construction is commonly associated with mid rise and high rise buildings, especially in areas like Downtown Vancouver, Yaletown, and Coal Harbour.

However, in neighbourhoods like Kitsilano and other parts of Vancouver’s West Side, some newer boutique developments are 4 storey concrete buildings.

These smaller concrete buildings can offer many of the same benefits as larger towers, including:

• Reduced noise transfer between units
• Strong structural durability
• Better fire resistance
• A quieter overall living experience

Because of these advantages, some developers choose concrete construction even for smaller luxury buildings in Kitsilano.

Concrete Condos for Sale in Kitsilano

Kitsilano offers a mix of wood frame and concrete condo buildings. While many charming low rise buildings near the beach are wood frame, there are also several excellent concrete buildings throughout the neighbourhood.

Concrete condos in Kitsilano can often be found:

• Near Kitsilano Beach
• Along West 4th Avenue
• Close to Broadway and transit routes
• In newer boutique developments

You can explore current homes and condos for sale in Kitsilano here:

https://sheldonhomes.ca/concrete

Because of the lifestyle, walkability, and proximity to the beach, Kitsilano condos are always in strong demand, especially in well built concrete buildings.

Other Vancouver Neighbourhoods With Concrete Condos

If you are open to expanding your search beyond Kitsilano, several Vancouver neighbourhoods offer a larger selection of concrete condo buildings.

Yaletown

Yaletown is known for modern high rise towers and waterfront living. Many of the buildings here are concrete and offer excellent sound insulation.

Coal Harbour

Coal Harbour features luxury concrete towers with ocean and mountain views.

Olympic Village and False Creek

These neighbourhoods feature many newer concrete buildings built over the past decade with modern design and energy efficient construction.

Fairview and South Granville

This area includes a mix of older concrete buildings from the 1970s and 1980s as well as newer developments along the Broadway corridor.

You can browse condos across Vancouver here:

https://sheldonhomes.ca/vancouver-concrete

What to Look For When Buying a Concrete Condo

Even with concrete construction, not all buildings are the same. Proper maintenance and strong strata management are still very important.

When evaluating condo buildings in Vancouver, it is important to review:

• Depreciation reports
• Strata financial statements
• Contingency reserve fund balances
• Past building upgrades or special levies
• Strata bylaws and rental restrictions

A well maintained concrete building can provide excellent long term value and a more comfortable living experience.

Living in a Concrete Condo in Kitsilano

One of the biggest benefits of buying a condo in Kitsilano is the lifestyle that comes with the neighbourhood.

Living in Kitsilano means being close to:

• Kitsilano Beach
• Jericho Beach
• West 4th Avenue restaurants and cafés
• Bike routes to downtown Vancouver
• Parks, ocean views, and outdoor recreation

For buyers looking for a quieter condo combined with one of Vancouver’s most vibrant neighbourhoods, concrete condos in Kitsilano can be an excellent option.

Searching for Quiet Concrete Condos in Vancouver

If you are specifically looking for quiet condos or concrete buildings in Kitsilano or around Vancouver, I am always happy to help narrow down the best buildings and opportunities.

Understanding which buildings are concrete, how they are maintained, and how they compare to others in the neighbourhood can make a big difference when purchasing a condo.

You can start browsing here:

Kitsilano homes and condos for sale

https://sheldonhomes.ca/concrete

Vancouver condos for sale
https://sheldonhomes.ca/vancouver

If you have a specific building or neighbourhood in mind, feel free to reach out. I live and work in Kitsilano and regularly help buyers navigate the Vancouver condo market.

Buying a home in Canada is one of the biggest financial decisions most people will ever make. What many buyers and homeowners don’t realize is that several tax credits, rebates, and government programs can significantly reduce the cost of buying, owning, or renovating a home.

During tax season, many Canadians discover they could have saved thousands of dollars if they had known about these programs earlier.

Whether you are planning to buy your first home, invest in property, or renovate an existing home, here are some of the key housing related tax benefits Canadians should know about in 2026.

First-Time Home Buyers’ Tax Credit

The First-Time Home Buyers’ Tax Credit helps offset some of the costs associated with purchasing a home, such as legal fees, inspections, and closing costs.

Eligible buyers can claim up to $10,000, which provides a maximum federal tax reduction of about $1,500.

This credit can be shared between spouses or partners if both qualify.

Qualifying homes include:

• Single family homes
• Townhouses
• Condominiums
• Mobile homes
• Apartments in duplexes or small multi family buildings
• Equity shares in some housing co operatives

For many buyers entering expensive markets like Vancouver, this is one of the most straightforward tax benefits available.

RRSP Home Buyers’ Plan

The Home Buyers’ Plan allows Canadians to use their retirement savings to purchase a home.

Eligible buyers can withdraw up to $60,000 from their RRSP without paying tax on the withdrawal if the funds are repaid within 15 years.

This program is commonly used by first time buyers who want to increase their down payment.

First Home Savings Account (FHSA)

One of the newest programs for buyers is the First Home Savings Account, introduced in 2023.

The FHSA combines the tax advantages of both RRSPs and TFSAs.

Key features include:

• Contributions are tax deductible
• Investment growth is tax free
• Withdrawals for a home purchase are tax free
• Up to $8,000 can be contributed annually
• Lifetime contribution limit of $40,000

For buyers planning ahead, this can be one of the most powerful tools to build a down payment.

Proposed GST Rebate for First Time Buyers

The federal government has proposed a new GST rebate for first time buyers purchasing newly built homes.

If implemented, the proposal would allow:

• Up to 100% GST rebate on new homes under $1 million
• A reduced rebate for homes priced between $1 million and $1.5 million

Potential savings could reach up to $50,000, depending on the price of the property.

However, this measure is currently proposed legislation and has not yet been fully implemented.

Tax Deductions for Rental Properties

Homeowners who generate rental income must report that income to the CRA.

However, several expenses may be deductible, including:

• Mortgage interest
• Property taxes
• Insurance
• Utilities
• Property management fees
• Accounting and tax preparation services

These deductions can significantly reduce the taxable income generated by a rental property.

Home Accessibility Tax Credit

The Home Accessibility Tax Credit helps seniors and individuals with disabilities make renovations that improve accessibility and safety.

Eligible homeowners can claim:

• Up to $20,000 in qualifying renovation expenses
• A tax credit of up to $3,000 depending on the work completed.

Examples include installing wheelchair ramps, widening doorways, or modifying bathrooms.

Multigenerational Home Renovation Tax Credit

This program encourages families to create secondary living spaces for seniors or disabled relatives.

Homeowners may claim:

• Up to $50,000 in renovation expenses
• A tax credit worth up to $7,250

The renovation must create a self contained living space within the home.

Residential Property Flipping Rule

Canada introduced new rules to limit short term property flipping.

If a property is sold within 12 months of purchase, the profit may be taxed as business income rather than capital gains, which can result in higher taxes.

However, there are exceptions for situations such as death, divorce, or relocation.

Why These Programs Matter for Buyers and Sellers

Many buyers focus only on the purchase price of a home, but tax credits and financial incentives can significantly affect the overall cost of ownership.

Understanding these programs can help buyers:

• Reduce closing costs
• Increase their down payment
• Plan renovations more strategically
• Avoid unexpected tax issues when selling

Buying or Selling a Home in Vancouver

If you are thinking about buying or selling a home in Vancouver, understanding the financial incentives available can make a meaningful difference.

Whether you are exploring your first purchase or planning a move in the next year, having the right information can help you make smarter decisions in today’s market.

If you have questions about Vancouver real estate or want to explore properties currently available, feel free to reach out anytime.

Vancouver Real Estate Market Update – February 2026

The Vancouver housing market has shifted into a slower and more balanced phase as we move through early 2026. The benchmark price for all residential properties in Greater Vancouver is now $1,100,300, representing a 6.8 percent decrease compared to this time last year.

While prices have adjusted slightly, the Vancouver real estate market continues to show resilience as inventory increases and buyers gain more time and flexibility when making decisions.

Benchmark Home Prices by Property Type

Detached Homes
Benchmark Price: $1,835,900
Year over year change: down 8.8 percent

Townhomes
Benchmark Price: $1,046,100
Year over year change: down 5.6 percent

Apartments and Condos
Benchmark Price: $708,200
Year over year change: down 6.8 percent

With more listings available across the Vancouver housing market, buyers now have more options to explore compared to the highly competitive markets of previous years. Sales activity has slowed slightly, but this shift is helping bring the market back toward a more balanced and stable environment.

Market Trends for Vancouver Real Estate in 2026

Inventory levels have increased across Greater Vancouver, creating more opportunities for buyers and allowing them additional time to evaluate properties.

Industry forecasts suggest that prices could adjust another three to five percent through 2026 as the market continues to find equilibrium. However, most experts expect a gradual return to more typical levels of activity rather than a dramatic correction.

What This Means for Vancouver Home Buyers

For buyers, this is one of the most comfortable buying environments Vancouver has seen in years.

Higher inventory means more choice, more time to view properties, and often stronger negotiating power. Many homes across Vancouver are now selling below their original asking prices, creating opportunities that were difficult to find during the competitive markets of the past decade.

Buyers who have been waiting for a calmer market may find that 2026 provides more room to negotiate and make thoughtful decisions when purchasing a home.

What This Means for Vancouver Home Sellers

For sellers, the Vancouver real estate market remains historically strong despite recent price adjustments.

The key difference today is that pricing strategy and presentation matter more than ever. Homes that are well priced and well presented continue to attract strong interest from qualified buyers.

A more balanced market often leads to smoother transactions, as buyers entering the market today tend to be financially prepared and serious about purchasing.

Looking Ahead at the Vancouver Housing Market

Several industry forecasts, including projections from the British Columbia Real Estate Association and Royal LePage, suggest that the Vancouver housing market will gradually stabilize as the year progresses.

Rather than the extreme seller driven conditions of previous years, the market is moving toward a healthier environment where both buyers and sellers can make informed decisions with greater confidence.

For many homeowners and buyers, this type of balanced market can create opportunities that simply were not available during the intense bidding wars of recent years.

If you are curious about what these market changes mean for your home, or if you are considering buying while buyers currently have more negotiating power, I am always happy to have a conversation and share some local insight.

Even a short discussion can often provide valuable clarity about the best timing and strategy for your next move in the Vancouver real estate market.

Connect with me

If you are thinking about buying or selling a home in Vancouver, Kitsilano, Fairview, or anywhere across the West Side, feel free to reach out anytime. I’m always happy to share local market insights and help you understand your options.

Luxury homes on Vancouver’s West Side often come with exceptional features, but one amenity that remains surprisingly rare is a home with three or more garage spaces combined with a view.

For buyers looking for additional parking for vehicles, collectors, or families needing extra storage, properties with larger garages are highly desirable. When you combine that with ocean views, mountain views, or city skyline views, these homes become some of the most sought after luxury properties in Vancouver.

This page highlights homes currently available across the Vancouver West Side with three garage spots or more and a view.

View Current Listings

Browse current homes here:
Vancouver West Side Homes with 3 Garage Spots and a View
[INSERT YOUR SEARCH LINK HERE]

This search updates automatically as new listings come to market.

Why Buyers Search for Homes with Large Garages

Many luxury buyers specifically search for properties with three or more garage spaces for several reasons.

Car Collectors
Luxury vehicles, classic cars, and recreational vehicles require secure parking and extra space.

Families with Multiple Vehicles
Larger households often have several cars and need additional parking beyond a typical two car garage.

Storage and Hobby Space
Extra garage space can double as workshop space, fitness areas, or storage for bikes, paddleboards, and outdoor gear.

Future Flexibility
Additional garage space offers flexibility for future needs such as electric vehicle charging stations or workshop conversions.

Why the Vancouver West Side Is Ideal for These Homes

The Vancouver West Side is home to many of the city’s most desirable neighbourhoods and some of the largest residential lots. Larger properties allow for attached or detached garages with multiple parking bays.

Neighbourhoods where these homes commonly appear include:

Point Grey
Dunbar
Shaughnessy
Kerrisdale
Southlands
Arbutus
Mackenzie Heights

Many of these homes are located on elevated streets or larger view lots, offering panoramic outlooks toward the North Shore Mountains, English Bay, or the Vancouver skyline.

Types of Views You’ll Find

Ocean Views
Properties near Point Grey and UBC often capture sweeping views over English Bay and the Strait of Georgia.

Mountain Views
Homes positioned on higher elevations enjoy views of the North Shore Mountains.

City Skyline Views
Some homes closer to Cambie or Arbutus Ridge capture beautiful downtown skyline views.

Luxury Features Often Found in These Homes

Many homes with three or more garage spaces are part of Vancouver’s luxury real estate market and often include:

Large custom built homes
Private landscaped yards
Outdoor entertaining spaces
Wine cellars
Home theatres
Smart home automation
Guest suites or laneway homes

These properties are typically found on larger lots ranging from 50 to 100 feet wide, which allows for larger driveways and multi bay garages.

Browse Vancouver West Side Homes with 3 Car Garages and Views

To see the latest listings currently available across Vancouver’s West Side:

View all homes with 3 garage spots or more and a view
[INSERT YOUR PROPERTY SEARCH LINK HERE]

The search updates automatically with the newest properties as they come onto the market.

If you are specifically looking for a luxury home with significant parking, garage space, and views, I’m happy to help narrow down the best options available.

Call to Action

If you are searching for a home on Vancouver’s West Side with a large garage, view property, or luxury features, feel free to reach out anytime. I can also set up a custom search so you’re notified the moment a new property matching these criteria comes on the market.

A brand new residential building has recently completed at one of the most desirable corners in Vancouver’s West Side.

Located at Macdonald Street and West 4th Avenue, Kits Block is a modern four-storey concrete mixed-use building bringing new homes, retail, and fresh energy to the heart of Kitsilano.

With only around 60 condominiums above Fresh Street Market, this project offers something relatively rare for the neighbourhood: a boutique building in one of Vancouver’s most walkable communities.

For buyers, investors, and landlords, this development is already attracting attention.

Where is Kits Block Located?

Kits Block sits at:

1981 Macdonald Street (with an alternative entrance at 2803 W 4th Avenue),
Kitsilano, Vancouver

This intersection is one of the most vibrant hubs in the neighbourhood, surrounded by everyday amenities and local businesses.

Nearby highlights include:

• West 4th boutiques
• Independent cafés and restaurants
• Fitness studios and yoga spaces
• Grocery stores and markets
• Local retail shops and services

The building also offers excellent transportation access.

Residents benefit from:

• Multiple bus routes directly outside the building
• A 12 minute walk to Kits Beach and Kits Pool
• A 5 minute bike ride to Jericho Beach Park
• 10 minutes to Granville Island
• Approximately 12 minutes to Downtown Vancouver by bike

For anyone seeking the classic Kitsilano lifestyle, it is hard to find a more central location.

Building Overview

Kits Block was developed by Hathstauwk Holdings and designed by MCMP Architects, a respected Vancouver architecture firm known for thoughtful urban projects.

Key building details include:

• Four storey concrete construction
• 67 residential condominiums
• Fresh Street Market grocery store at street level
• Three levels of underground parking
• Approximately 168 parking stalls

Architecturally, the building draws inspiration from Malibu and Santa Monica boutique hotels, creating a relaxed West Coast aesthetic.

Design highlights include:

• Large floor to ceiling windows
• Oversized sundecks and balconies
• Rooftop patios
• Views toward Burrard Inlet and the North Shore mountains

Interior Design and Living Spaces

The homes inside Kits Block were designed with flexibility, natural light, and modern living in mind.

Interior features may include:

• Open concept living and dining areas
• Integrated dining spaces
• Contemporary kitchens with modern finishes
• Large windows maximizing natural light
• Oversized balconies and outdoor spaces
• Moveable interior walls in select layouts

These layouts appeal to both:

• End users seeking a modern Kitsilano lifestyle
• Investors looking for well designed rental properties

Current Rental Prices at Kits Block

Although the building has only recently completed, several units are already appearing on the rental market.

Examples of advertised rental prices at 1981 Macdonald Street include:

• 1 bedroom, 1 bathroom, approximately 618 sq ft
About $3,000 per month

• 2 bedroom, 1 bathroom, approximately 640 sq ft
About $3,500 per month

• 2 bedroom, 1 bathroom, approximately 708 sq ft
About $4,000 per month

• Large 2 bedroom, 3 bathroom home, approximately 1,342 sq ft
About $7,000 per month

These numbers highlight the strong rental demand in Kitsilano, particularly for newer buildings located near West 4th Avenue and the beaches.

Why Kitsilano Remains One of Vancouver’s Strongest Rental Markets

Kitsilano consistently ranks among Vancouver’s most desirable neighbourhoods for renters.

Key reasons include:

• Walkable lifestyle with shops and restaurants nearby
• Close proximity to Kits Beach and Jericho Beach
• Easy bike access to Downtown Vancouver
• Strong community atmosphere
• Limited supply of newer rental-friendly buildings

This combination supports strong long term rental demand.

Is Kits Block a Good Investment Property?

For investors considering Kits Block, several factors stand out.

Investment advantages may include:

• Prime Kitsilano location
• Concrete construction
• Boutique building with limited units
• Strong rental demand
• Immediate access to transit and amenities

The combination of lifestyle appeal and limited inventory often supports both rental stability and resale value over time.

Thinking About Renting Out Your Unit?

If you own a condo in Kits Block and are considering renting it out, professional tenant placement can help maximize both rent and tenant quality.

At RentingVancouver.ca, I assist property owners with:

• Professional marketing and photography
• Tenant screening and background checks
• Negotiating lease terms
• Coordinating property showings
• Move in condition inspections

This service is ideal for owners who want to achieve strong rental income while protecting their investment property.

Thinking About Buying or Selling at Kits Block?

Because Kits Block is a boutique building with a limited number of homes, resale opportunities may remain relatively limited.

If you are considering:

• Buying in Kits Block
• Selling your condo
• Understanding the current market value
• Evaluating rental potential

I’m always happy to share local insights and comparable sales across Kitsilano.

Final Thoughts on Kits Block

Kits Block adds something unique to the Kitsilano real estate landscape.

Key highlights include:

• Boutique scale development
• Modern architectural design
• Prime Macdonald and West 4th location
• Walkable access to beaches and shopping
• Strong appeal for both owners and investors

For many buyers, Kits Block represents a rare opportunity to own in one of Vancouver’s most loved neighbourhoods.

Contact

If you want to learn more about:

• Buying at Kits Block
• Renting out your condo
• Selling in Kitsilano
• Current market values in the building

Feel free to reach out anytime.

Sheldon Coxford
Vancouver Realtor
www.SheldonHomes.ca
www.RentingVancouver.ca