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.

As fall sets in, many renters are seeing now as an ideal time to transition into homeownership. Recently, I’ve worked with several clients purchasing their first homes, and fall offers unique advantages. If you’re renting and hoping to buy soon, this season could be the perfect window to step into the real estate market ahead of the busy spring rush.

Explore top Vancouver neighbourhoods for first-time buyers and browse available properties

Why Fall 2024 Could Be the Best Season for First-Time Home Buyers

The recent rate cuts by the Bank of Canada are making homeownership more accessible. With borrowing costs easing, monthly payments are becoming more manageable, offering first-time buyers and renters looking to buy a rare chance to lock in affordable financing. Acting now could mean greater affordability, especially as we look toward a potentially competitive spring market.

Many first-time buyers are choosing to jump in now, avoiding the increased demand and higher prices that often come in spring. If you’re renting and waiting for the right time to buy, these favourable conditions might not last. Even a small drop in rates combined with current price stability can significantly impact what you can afford, giving you more buying power this season.

Advantages of Buying in Fall: Less Competition and More Flexibility

Spring typically brings a flood of new listings and eager buyers, making it a competitive time for first-time buyers. Fall, however, often offers a quieter, less competitive market. This means you’re less likely to encounter bidding wars, giving you more time to evaluate options and potentially negotiate better terms.

If you’re a first-time homebuyer exploring neighbourhoods within Vancouver proper—like Fairview, Mount Pleasant, Yaletown, the West End, or Kitsilano—where transit access, parks, and shopping are all close by, fall is an excellent time to enter the market. Buying now can offer more value compared to spring, when competition and demand typically increase.

Find the right neighbourhood for your first home and see available listings here

Moving from Renting to Owning: Why Now Might Be the Right Time

For renters ready to buy, fall offers a fantastic chance to transition into homeownership with favorable mortgage rates and stable prices. Many of my clients are savvy first-time buyers who’ve been watching the market and know that acting now could mean significant financial benefits. Moving from renting to owning brings long-term stability and allows you to personalize your space. Whether you’re looking at condos, townhomes, or detached homes, making this transition now could help you secure a better mortgage rate and begin building equity.

If you’re still renting and have questions about buying a home, I’m here to discuss your goals and help you explore your options. The journey from renting to owning can be incredibly rewarding, offering you a space to call your own and long-term financial growth.

Let’s Make Your First Purchase a Smart One

As your real estate advisor, I’m committed to making your first home purchase seamless and informed. Fall is a fantastic season for first-time buyers, and I’m here to help you navigate every step. Don’t wait—reach out today, and let’s find you a place you’ll love to call home.

Contact me now to set up a personalized home-buying consultation, or start your search by exploring neighbourhoods and available homes here.

Ready to Start Exploring? Stay Up-to-Date with Listings

If you’re just starting to consider homeownership, browsing the latest listings is a great way to see what’s out there. Scrolling through properties daily allows you to get a feel for the market and start envisioning your future home. Many of my clients start here, finding it a valuable, no-pressure way to get inspired about what’s possible.

I’m Sheldon Coxford with TRG Realty — full-time residential Realtor & Relocation Specialist in Vancouver, BC. Got questions about buying, selling, or renting? Let’s connect! 📞 778-835-5621 | 📧 [email protected] @sheldoncoxford #vancouverrealtor #realtorlife #vancouverlife #vancouvertourfacts #Vancouver #vancouverrealtors #toprealtorvancouver

West 4th Ave Kitsilano! 

Recently, I had the pleasure of selling unit #406 - 2555 W 4th Ave here in Kitsilano, and it happened remarkably fast - just seven days on the market! 

This top-floor unit offers the ideal blend of space and sunlight, featuring 2 bedrooms, 2 full bathrooms, and over 859 square feet of living space. With a sunny south-facing exposure, the main bedroom boasts a sizable walk-in closet and ample room for a king-sized bed. Enjoy the convenience of radiant in-floor heating, a cozy gas fireplace, and water included in the maintenance fee. 

Located just five blocks from the beach and with easy access to transit routes to UBC and downtown, this pet-friendly and rental-friendly corner unit is perfect for those seeking central and convenient living in Vancouver's vibrant Kitsilano neighborhood!

By recommending enhancements such as fresh paint, upgraded lighting, staging, and setting a competitive price, I positioned the property as a standout in the market.

Once it was ready my approach to marketing played a crucial role in showcasing the property's best features. As with all my properties I invested in professional photography, video with drone footage and floor plans. I also created professional brochures that highlighted the property's unique selling points, further enhancing its appeal to potential buyers. This strategy sparked a flurry of interest, culminating in the best outcome of multiple offers.

As your trusted Resident Expert Realtor, my goal is to provide valuable assistance to the neighbours of Kitsilano. Whether you're considering selling now or in the future, I am here to offer guidance and support every step of the way.

My approach is always professional yet approachable, and I prioritize your needs above all else. And, I know the building well.

If you ever have questions about the local real estate market or would like to discuss your options, please don't hesitate to reach out. I am here to help, and look forward to the opportunity to assist you with your real estate endeavours.

I am never too busy to chat about Real Estate. Buying, Selling or Renting or a combination of them I can help. 

All of my listing receive the same great marketing. Professional photography, Video including drone. staging advice and professional brochures.

I make magic happen. Please connect anytime. 

Sheldon Coxford - 778-835-5621 or [email protected]

www.sheldonhomes.ca

JUST SOLD - 307 - 1495 Richards Street, Vancouver, BC - Listed at $669,000 

Luxurious living awaits at Azura II, a prestigious concrete building crafted by Concord Pacific in Yaletown's vibrant waterfront district. This sophisticated 1 bed, 1 bath condo boasts an airy open-plan layout a private balcony and complemented by a versatile flex space ideal for a home office or extra storage. Explore nearby attractions including George Wainborn Park, the Seawall, and Yaletown's renowned dining and shopping scene. Enjoy resort-style amenities such as 24/7 concierge, fitness centre, squash court, pool, sauna, hot tub, and 2 guest suites. Pets and rentals are welcome, making this an exceptional investment opportunity or a seamless transition into a vibrant urban lifestyle. Don't miss your chance to experience the best of downtown Vancouver living.

Recently, we had the pleasure of selling unit #307- 1495 Richards Street, Vancouver, BC and it happened remarkably fast - just seven days on the market! The interest from other agents representing potential buyers has been fantastic, showing the continued appeal of Azura II.

It brings us pleasure to highlight the success of this sale, which was achieved with thoughtful planning and execution. By recommending enhancements such as fresh paint, upgraded lighting, professional staging, and setting a competitive price, we positioned the property as a standout in the market. This strategy sparked a flurry of interest, culminating in the remarkable outcome of multiple offers.

Once it was ready our approach to marketing played a crucial role in showcasing the property's best features. As with all our properties we invested in professional photography, video and drone footage, and floor plans, ensuring that every aspect of the property was captured in its best light. Additionally, we created professional brochures that highlighted the property's unique selling points, further enhancing its appeal to potential buyers.

As real estate professionals, our goal is to provide valuable assistance to the neighbours in Azura II. Whether you're considering selling now or in the future, we're here to offer guidance and support every step of the way. Our approach is always professional yet approachable, and we prioritize your needs above all else. 

If you ever have questions about the local real estate market or would like to discuss your options, please don't hesitate to reach out. We're here to help, and we look forward to the opportunity to assist you with your real estate endeavours. 

We are never too busy to chat about Real Estate. Buying, Selling or Renting or a combination of them we can help. 

All of our listing receive the same great marketing. Professional photography, Video including drone. staging advice and professional brochures.

We make magic happen. Please connect anytime. 

Sheldon Coxford - 778-835-5621 or [email protected]

www.sheldonhomes.ca

As we approach the doorstep of 2024, homeowners are feeling a mix of anticipation and concern about the impending renewal of their mortgages. The once-friendly landscape of interest rates, which favored those who took the homeownership plunge or renewed their mortgages a few years back, is now signaling a change. The specter of rising rates is a reality that many will grapple with in the coming year. But fear not! Let's demystify the process of mortgage renewals and equip you with strategies not just to weather the storm but to optimize your real estate investment. Don't step into the renewal season unprepared. While it's reassuring to see the latest inflation numbers drop to 3.1%, it's wise to acknowledge that an interest rate drop might still be a way off. I hope I'm wrong, but let's ensure you're ahead of the curve before this shift catches up with you.

1: Navigating the Current Scene

Understanding the Shifting Interest Rate Landscape: The world of mortgage renewals can be a bit overwhelming, especially in today's changing interest rate climate. Those who secured their homes or renewed their mortgages about four years ago benefited from a lower interest rate environment. Fast forward to 2023, and the situation has changed significantly. The burning question on everyone's mind: How do you prepare for a potential increase in interest rates?

2: Thoughtful Financial Planning

Clarifying Your Financial Goals: Before jumping into the world of refinancing, take a moment for self-reflection. What are your financial goals for the next five years? Are you thinking about upsizing or downsizing? Do you want to tap into home equity for investments or pay off your mortgage faster? By understanding your goals, you can tailor your refinancing strategy to fit seamlessly with your unique needs.

Unlocking the Potential of Equity: Vancouver's real estate market has seen significant appreciation, and your home's equity may have grown along with it. Refinancing becomes a powerful tool, allowing you to tap into this equity for various purposes. Whether it's funding home renovations, investing in other assets, contributing to your children's education, or consolidating high-interest debt, unlocking your home's equity opens up a world of possibilities.

Considering Shorter Loan Terms: With interest rates on the rise, exploring shorter loan terms could be beneficial. While it might mean slightly higher monthly payments, the long-term benefits of reduced total interest paid are worth considering. Reach out to your mortgage broker early to discuss the best course of action for your financial situation.

3: Seeking Practical Guidance

Navigating the Process with Experts: In the complex world of mortgage renewals, seeking advice from financial advisors and mortgage specialists is not just a good idea – it's crucial. These professionals have a deep understanding of the local real estate market and the ins and outs of the current lending environment. We've built a network of trusted contacts ready to assist you on this journey. Don't wait; expert guidance could be the key to finding tailored refinancing options that align with your unique circumstances.

Customized Solutions with Your Realtor: Your trusted Realtor is more than just a key player in the home-buying process; they are a valuable resource when it comes to navigating mortgage renewals. Consult with them to discuss your specific needs, exploring potential upsizing or downsizing options. Together, you can chart a course that aligns with your long-term financial goals.

Final Thought: While mortgage renewals may bring a sense of uncertainty, within that uncertainty lies a realm of opportunities. By approaching the process proactively and seeking practical guidance, you can not only navigate the challenges but emerge with a more resilient and optimized real estate investment.

Prepare for the future with confidence and take control of your financial destiny!

Metro Vancouver's housing market heats up as summer arrives, with prices rising for the sixth consecutive month. Residential sales in May 2023 increased by 15.7% compared to May 2022. The number of new listings decreased by 11.5%, resulting in a limited supply of resale homes.

The sales-to-active listings ratio is 38.4%, indicating high competition among buyers. Despite slower mortgage rates and fewer listings, sales rebounded closer to historical averages. The composite benchmark price for all residential properties is $1,188,000, showing a 5.6% decrease from May 2022. Detached home sales rose by 30.7% while apartment and attached home sales increased by 7.9% and 16.7% respectively.

NOTE: This representation is based in whole or in part on data generated by the Real Estate Board of Greater Vancouver, which assumes no responsibility for its accuracy.

Read the full report: https://www.rebgv.org/market-watch/monthly-market-report/may-2023.html

The federal government has announced, in budget 2022, it will try to make the real estate market fairer for Canadians by putting a ban on the purchase of homes for non-Canadians starting January 1, 2023 for a two-year period.

The finance minister says the ban is needed to curb housing prices in Canada, prevent housing prices from rising so high as to push working class and young Canadians out of the real estate market and to make the market fair for Canadians.  

Exemptions for this are Canadians, permanent residence, and temporary residence, which include temporary workers and international students.

The government is still working on the final policy elements. For more information and more on budget 2022 go to www.budget.gc.ca.

How does this affect you?

That depends on whether you’re a foreigner, have families that are foreigners and want to buy here, or a young Canadian family trying to find an affordable home in Canada. 

Call me and let’s chat about what this means for your situation. Coffee is on me!

Best regards, 

Sheldon Coxford

Real Estate Agent at TRG Realty

C: 778 835 5621 | W: www.sheldonhomes.ca

E: [email protected] | Linked In | Facebook | Instagram

We are seeing big changes in the real estate market this month.  Home sellers were more active in Metro Vancouver’s housing market while home buyer demand remained below the region’s long-term averages.

The Real Estate Board of Vancouver (REBGV) reported that residential home sales in the region totalled 1,687 in September 2022, a 46.4% decrease from the 3,149 sales recorded in September 2021, and a 9.8% decrease from the 1,870 homes sold in August 2022.

Andrew Lis, REBGV director, says “With the Bank of Canada and other central banks around the globe hiking rates in an effort to stamp out inflation, the cost to borrow funds has risen substantially over a short period.  This has resulted in a more challenging environment for borrowers looking to purchase a home, and home sales across the region have dropped accordingly.

For the full report goto: 

https://www.rebgv.org/market-watch/monthly-market-report/september-2022.html