The region fell below the 12% line in September. Why your real competition is indifference, how price bands hide an overpriced home, what's worth fixing first, and the right question to ask about timing.
Depreciation reports, the contingency fund, two years of minutes, the Form B and bylaws — where the expensive surprises are written down, and how a construction background reads them.
Metro Vancouver's sales-to-active ratio hit 12.3% in August. What that shifts in your favour — time, subject clauses, selection, negotiating room — plus three honest cautions.
Five programs that save first-time buyers real money in 2026 — the BC PTT exemption, the federal GST rebate on new homes, FHSA, the Home Buyers' Plan, and the Home Buyers' Amount.
Why overpricing quietly costs sellers money, how a defensible asking price is built from sold data and market balance, and which preparation spending actually returns.
The full picture beyond the purchase price — PTT, GST, legal fees and inspections, plus the annual declarations every owner should know, and the BC Home Flipping Tax.