After a turbulent first half of the year, home sales registered on the MLS across Metro Vancouver* are showing emerging signs of a recovery, down ten per cent year-over-year, halving the decline seen last month.

Sales

The Greater Vancouver REALTORS (GVR) reports that residential sales in the region totalled 2,181 in June 2025, a 9.8 per cent decrease from the 2,418 sales recorded in June 2024. This was 25.8 per cent below the 10-year seasonal average (2,940).

"On a trended basis, signs are emerging that sales activity is rounding the corner after a challenging first half to the year, with the year-over-year decline in sales in June halving the decline we saw in May. If this momentum continues, it may not be long before sales are up year-over-year, which would mark a shift toward a market with more demand than the unusually low demand we’ve seen so far this year."

Andrew Lis, GVR director of economics and data analytics

Listings

There were 6,315 detached, attached and apartment properties newly listed for sale on the Multiple Listing Service (MLS) in Metro Vancouver in June 2025. This represents a 10.3 per cent increase compared to the 5,723 properties listed in June 2024. This was 12.7 per cent above the 10-year seasonal average (5,604).

The total number of properties currently listed for sale on the MLS system in Metro Vancouver is 17,561, a 23.8 per cent increase compared to June 2024 (14,182). This is 43.7 per cent above the 10-year seasonal average (12,223).

Sales-to-active listings ratio

Across all detached, attached, and apartment property types, the sales-to-active listings ratio for June 2025 is 12.8 per cent. By property type, the ratio is 9.9 per cent for detached homes, 16.9 per cent for attached, and 13.9 per cent for apartments.

Analysis of the historical data suggests downward pressure on home prices occurs when the ratio dips below 12 per cent for a sustained period, while home prices often experience upward pressure when it surpasses 20 per cent over several months.

“As home sales regain their footing, inventory levels aren’t building as quickly as we’ve seen lately,” Lis said.

“Most market segments remain in balanced market conditions, which has generally kept prices trending sideways since the start of the year. With over 17,000 listings on the market right now, and with mortgage rates down around two per cent since last summer, buyers are enjoying some of the most favourable conditions seen in years.”

MLS HPI

The MLS Home Price Index composite benchmark price for all residential properties in Metro Vancouver is currently $1,173,100. This represents a 2.8 per cent decrease over June 2024 and a 0.3 per cent decrease compared to May 2025.

Sales of detached homes in June 2025 reached 657, a 5.3 per cent decrease from the 694 detached sales recorded in June 2024. The benchmark price for a detached home is $1,994,500. This represents a 3.2 per cent decrease from June 2024 and a 0.1 per cent decrease compared to May 2025.

Sales of apartment homes reached 1,040 in June 2025, a 16.5 per cent decrease compared to the 1,245 sales in June 2024. The benchmark price of an apartment home is $748,400. This represents a 3.2 per cent decrease from June 2024 and a 1.2 per cent decrease compared to May 2025.

Attached home sales in June 2025 totalled 473, a 3.7 per cent increase compared to the 456 sales in June 2024. The benchmark price of a townhouse is $1,103,900. This represents a three per cent decrease from June 2024 and a 0.3 per cent decrease compared to May 2025.

If you're navigating this dynamic market, whether buying or selling, let's talk strategy. Our team can guide you through the most efficient processes, aiming to save you time, money, and hassle. Contact us today, and let's make your real estate journey successful!

Source: GVR CA

Thinking of Making an Offer on a Home? Here’s What to Check First

Making an offer on a home is one of the biggest financial decisions you'll ever make—there’s no sugar-coating it. Between the long-term commitment and the emotional investment, it’s easy to overlook some important details. That’s where having a solid pre-offer checklist can really help. Think of it as your playbook for making smart, confident decisions before signing on the dotted line.

✅ Do Your Homework on Permits

Before you fall in love with that charming sunroom or the bonus rental suite, take a moment to check the permits. Were those renovations done legally and up to code? If not, it could be a red flag.

Unpermitted work could lead to costly repairs or even legal headaches down the road—not to mention it might throw a wrench into your mortgage approval if the appraiser can’t count that extra space in the valuation. Bottom line: always confirm the home’s history with the city or municipality. It tells you a lot about the seller’s transparency, too.

💰 Factor in the Property Taxes

Property taxes might not be top of mind during your house hunt, but they should be. Unlike one-time costs like a down payment or closing fees, taxes are ongoing—and they can go up over time.

Check the current rates, but also leave some room in your budget in case those numbers climb. A bit of extra cushion now can save you stress later.

💡 Understand the Fees

If you're looking at a condo or a home in a strata or HOA-managed community, make sure you’re clear on the monthly fees. How much are they? What do they cover? Are there any upcoming special assessments for repairs or upgrades?

Some fees are worth every penny if they include services you’ll actually use, like a pool, gym, or landscaping. But paying for amenities you don’t need? That adds up. Knowing what you’re paying for gives you a clearer picture—and can even be a point of negotiation.

🛡️ Look Into Insurance Costs

Ask the seller about their current insurance premiums—it gives you a helpful benchmark. But don’t stop there. Shop around and get your own quotes, especially if the home has an older roof, dated plumbing, or an electrical system that might raise red flags.

These details can affect both your premiums and your bargaining power. If you’ll need to make upgrades, it’s better to know now than after you move in.

🔧 Review Utilities & Maintenance

Beyond the mortgage, don’t forget to factor in the month-to-month costs of running the home. Things like hydro bills, heating, yard care, and upkeep on older systems can add up.

Ask for past utility bills and consider whether the property requires professional maintenance. If you're eyeing a larger yard or pool, will you be hiring help or DIYing? A home inspection will give you clarity here and help uncover any immediate repair needs—ideal for setting expectations (and your offer price).

🏡 Think Beyond the Four Walls

Finally, think lifestyle. How’s the commute? Are schools nearby (a plus for resale, even if you don’t have kids)? What’s the feel of the neighbourhood? Are there parks, walking trails, shops, or gyms close by?

Every home has a vibe—and it should match your day-to-day needs. A little research now can save you from buyer’s remorse later.

Let’s Make Smart Moves Together
Buying or selling in this fast-moving market, whether buying or selling, let's talk strategy. My team and I are here to guide you every step of the way, helping you avoid costly surprises and stay confident in your decisions. Reach out anytime—we’re ready when you are. 

 Steveston Village

4 Bedroom, 3 Bathroom 

Discover this charming Steveston Village gem, ideally located just steps from the waterfront, walking trails, shops, restaurants, and everything this beloved community has to offer. This bright and inviting 4-bedroom, 2.5-bath home features a functional layout on a 3,960 sq ft lot (33' x 120'). The spacious interior offers excellent flow for everyday living and entertaining, while the large, fully fenced backyard provides the perfect setting to create your own private outdoor retreat. Enjoy walking distance to the Boardwalk, Garry Point Park, Fisherman’s Wharf, Steveston Community Centre, and top-rated schools including Lord Byng Elementary and McMath Secondary. Whether you’re looking to update and refresh, rent and hold, or build your future dream home, this is a fantastic opportunity in one of Richmond’s most sought-after neighbourhoods. A rare offering with long-term value and lifestyle appeal—don’t miss it!

Matterport Interactive Model

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3. Floor Plan

Dollhouse View

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When mortgage interest rates are on a downward trend, a variable mortgage rate makes sense. But when interest rates rise, the discussion is how high mortgage rates will go. It’s a crucial conversation, since rising interest rates will increase your monthly mortgage payments. Is it better to choose a fixed-rate mortgage or a variable-rate mortgage? Indeed, everyone is weighing the advantages and disadvantages of both.

Locking in a Variable Rate Mortgage

First, what is the difference between these lending instruments?

A fixed-rate mortgage means that your interest rate and payment will stay the same over the mortgage term, be it three years or five years. (The five-year rate will typically follow the five-year bond rate.) This allows you to “set it and forget it” as you have certainty for the term.

A variable-rate mortgage fluctuates based on the market interest rate, also known as the prime rate. Therefore, payments will fluctuate when there are fluctuations in the prime rate. So, in other words, a variable rate will be quoted as Prime +/- a specified number. Surprisingly, variable rates have been less expensive over time.

Does this mean you cannot lock in a variable rate? No. Borrowers can lock in from a variable to a fixed rate at any time. While you can lock in at the present variable rate, it would be better for your pocketbook to lock in at the best fixed posted rate.

It should be noted that this transition could trigger a penalty since you are breaking your current mortgage agreement.

Meanwhile, making this giant financial leap also depends on risk tolerance.

Ultimately, all homebuyers and homeowners need to work with mortgage specialists to determine the most suitable decision for their budget.

Can Breaking a Current Mortgage Pay Off?

As an example, a five-year fixed-rate mortgage at 5.34 per cent with an amortization period of 25 years on a $623,000 mortgage will cost nearly $3,800 per month. On the other hand, a five-year open variable-rate mortgage at 6.6 per cent would cost borrowers more than $4,200 a month. It’s not surprising that some Canadian mortgage holders will break their agreements to perhaps lock in a variable rate or for personal reasons.

Whether it is a worthwhile thing to do will depend on the individual household. Whatever the case may be, the mortgage market has been turned upside down now that the BoC is tightening monetary policy and putting the lid on easy money efforts. This makes borrowing more expensive, limiting how much families can take out to achieve their dreams of home ownership.

Every lending provider has its own set of policies and ways of handling mortgages, whether fixed or variable. So, it is critical to do your homework, contact lenders, compare rates, and learn about the various terms and conditions.

This is the biggest purchasing decision of your lifetime, and the current rising-rate environment could add thousands of dollars to your mortgage payments every year. Put simply, crunch the numbers, speak with a mortgage professional, and figure out the dollars and cents of your household budget.

If you're navigating this dynamic market, whether buying or selling, let's talk strategy. Our team can guide you through the most efficient processes, aiming to save you time, money, and hassle. Contact us today, and let's make your real estate journey successful!

SOURCE: REMAX CA

Saffron, Central Richmond

Welcome to Saffron by Ledingham McAllister—this beautifully maintained and spacious 1,110 SF 3 bed + den home offers an ideal layout in a sought-after Central Richmond location. The open-concept kitchen flows into a proper dining area and cozy living room with a fireplace, perfect for entertaining or relaxing. Step out onto a large, covered wrap-around balcony with tranquil park views. The primary bedroom boasts a walk-in closet, semi-ensuite, and a flex area ideal for a home office or reading nook. A second bedroom includes a full ensuite for added privacy and flexibility, while the third bedroom is great for family, guests, or additional workspace. Enjoy the convenience of in-suite laundry, gas fireplace and a secure underground parking spot close to the elevator. Access to the building’s fitness centre, clubhouse, and courtyard. Just steps to Richmond Centre, Canada Line SkyTrain, Minoru Park, restaurants, and more. Rentals and pets allowed. This home is truly move-in ready!

Video Tour

Matterport Interactive Model

1. Pro Tip: Hit the play button in the lower left corner for a walk-through. At any point, use your touch screen or mouse to stop and take a closer look and continue manually with touch screen, mouse, arrows or continue with play.

Floor Plan

Dollhouse View

Click Here for More Information