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A Little Help to Purchase Your First Home!

 
As well as record-low mortgage rates, first-time home buyers have other incentives to reduce the cost of homeownership. These include:
  • The ability to withdraw up to $25,000 from a RRSP for a downpayment, interest and tax free. (A couple can draw out a total of $50,000). Talk to your bank for more information.
  • A $750 First-Time Home Buyers Credit that can help with closing costs.  
  • Qualifying first-time buyers may be exempt from paying the BC Property Transfer Tax of 1% on the first $200,000 and 2% of the remainder of the purchase price of a home priced up to $425,000. There is a proportional exemption for homes priced up to $450,000.
  • The BC Home Owner Grant, which helps reduce property taxes by up to $570 with the basic grant and a further $275 for those who qualify.

You qualify as a first time home buyer for the Property Transfer Tax  if:

  • you are a Canadian citizen, or a permanent resident as defined by the Immigration and Refugee Protection Act (Canada),
  • you have lived in British Columbia for 12 consecutive months immediately before the date you register the property, or you have filed 2 income tax returns as a British Columbia resident during the 6 years before the date you register the property,
  • you have never owned an interest in a principal residence anywhere in the world at any time (a principal residence is the usual place where an individual lives), and you have never received a first time home buyers’ exemption or refund.
  • the fair market value of the property (land plus improvements) is not more than the qualifying value of $425,000 (only if purchasing an existing home),
  • the land is 0.5 hectares (1.24 acres) or smaller, and
  • the property will only be used as your principal residence.

Please note: If there is more than one purchaser and not all purchasers qualify for the exemption, only the percentage interest acquired by the first time home buyer(s) is eligible. Your lawyer or notary can advise you on all requirements when closing.

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March 18th Deadline Could Spark a Stampede!
 
For the second time in twelve months, the Department of Finance has tightened rules on residential mortgages to help slow the pace of household debt accumulation.
 
New rules pertaining to mortgage financing were just announced by the Federal government effective March 18th. Here are the highlights:
  • Maximum amortization reduced to 30 years from 35 years.
  • Maximum refinancing limits reduced to 85% from 90%.
  • No more ability for lenders to receive mortgage insurance on lines of credit (beginning April 18th).

More details regarding these changes will no doubt trickle out over the next few days. Although the first two points are directly aimed at high ratio financing involving the mortgage insurers it will be interesting to see if any lenders eliminate 35 year amortizations even on conventional financing deals.

 

The first point will directly impact first time buyers as they are typically the segment of the market with the smallest down payments and are thus forced to have their mortgages insured. In the expensive Vancouver market it is becoming more rare to see first time buyers with a realistic ability to finance their first home on a 25 year basis.
 
The changes effective in 60+ days might spark a bit of buying in this segment of the market as they look to lock down mortgage approvals with 35 year amortizations before the deadline.
 
Homeowners with substantial equity and higher incomes have taken out extended amortization mortgages for maximum affordability and/or repayment flexibility (including many who actually pay down their mortgages quickly). 

 

The cap on refinancing will have some impact on them, although it is too early to tell how much. It has been estimated that 35-40% of all refinances are used for debt consolidation so the government has effectively increased the cost of debt on the margin given that mortgage credit is one of the cheapest forms of debt consolidation in the marketplace.
 

Take note that CMHC purshases with 5% down are not affected by these rules because a purchase is treated differently than a refinance. There was substantial concern in the industry that the government was going to increase minimum downpayment requirements from the current 5% level to possibly as high as 10%. Thankfully, this didn't  happen although it may down the road.

 

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Dropping...

     

Great news this week as the “Big Banks” are finally getting in the game for interest rates. The news is all about the drop in interest rates by the Banks. Other lenders have already been down for a few weeks and I am looking to see rates go down even further. It is becoming more difficult to make the choice between variable and fixed rates as these rates get closer together.

 
The Real Estate market has slowed considerably since the hectic pace of late spring/early summer. Higher rates, changes to qualifications for obtaining a mortgage and the perceptions surrounding the HST are all responsible for the slowdown.
 
When things get slow, rates stay low….or go lower. Perhaps we will see a busy fall market as borrowers see an opportunity with lots of housing inventory and great interest rates.

          

Bank Prime Rate 2.50%
Term
Best
Bank Posted
1 year
2.65%
3.50%
3 year
3.49%
4.50%
5 year
3.79i

 5.49i

10 year
5.25%
6.90%
25 year
9.30%
9.65%
 
 
 

 

 
 
 
 
 
Bold numbers denote change from last posted rates.  
 
Variable mortgage from Less Than Prime!
 

Courtesy of

Laura Stein - The Mortgage Centre
T
elephone: 604-657-6535 ext 22
2

www.mortgagecents.ca

 

Call Laura today and tell her Lyn sent you!

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Baby Steps...

      Another week - another small decrease in interest rates. I’ve been telling you that fixed terms have to come down and they are. There’s more room for decreases but whether or not the lenders offer the savings to the borrower or try to hang onto their larger spreads, only time will tell.

      The Bank of Canada next meets Wednesday, September 8th. It’s widely thought that the B of C cannot go too much further without the rest of the world, most notably the USA, joining in the recovery. Based on what I’ve read, the recovery in the USA is looking more like 2012-2013. About the time that the Port Mann bride is finished, rates in the USA will be going up.

    Until then, keep your speed under 80km/h (in Vancouver) and consider riding in a variable mortgage. Have a Great week!

          
Bank Prime Rate 2.50%
Term
Best
Bank Posted
1 year
2.65%
3.50%
3 year
3.49%
4.50%
5 year
3.89i

 5.79i

10 year
5.25%
6.90%
25 year
9.30%
9.65%
 
 
 

 

 
 
 
 
 
Bold numbers denote change from last posted rates.  
 
Variable mortgage from Less Than Prime...TODAY at 2.15%!
 

Courtesy of

Laura Stein - The Mortgage Centre
T
elephone: 604-657-6535 ext 22
2

www.mortgagecents.ca

 

Call Laura today and tell her Lyn sent you!

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Little Change This Week...

Not much movement with interest rates this week. Some lenders have lowered their 1-5 year fixed rates over the last couple weeks, making the fixed option a little more desirable then it previously was. Also a great time to get yourself pre-approved and lock in these lower 5 years fixed rates. Rate holds are good for up to 120 days, which gives people time to shop around while holding on to yesterdays low rates. Variable Clients…...Still a great time to keep floating!  

          
Bank Prime Rate 2.25%
Term
Best
Bank Posted
1 year
2.64%
4.35%
3 year
3.75%
4.60%
5 year
4.19%

 6.10%5

10 year
5.25%
7.05%
25 year
9.30%
9.65%
 
 
 

 

 
 
 
 
 
Bold numbers denote change from last posted rates.  
 
Variable mortgage from Less Than Prime...TODAY at 1.90%!
 

Courtesy of

Laura Stein - The Mortgage Centre
T
elephone: 604-657-6535 ext 22
2

www.mortgagecents.ca

 

Call Laura today and tell her Lyn sent you!

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No Surprise Hikes.

Not much movement with interest rates this week. All lenders raised their prime rate last week with the Bank of Canada...but we were all ready for that move. The bond market has left room for lenders to bring down their longer term rates. The 5 year rate could come down by another .5%. The Banks are charging 4.49% for their 5 year rate while others are willing to discount further. Low rates are here for awhile longer. Still a great time to keep floating!

  
           Bank Prime Rate 2.25%
Term
Best
Bank Posted
1 year
2.64%
4.35%
3 year
3.75%
4.60%
5 year
4.19%
5.99%
10 year
5.25%
7.05%
25 year
9.30%
9.65%
 
 
 
 
 
 
 
 
 
Bold numbers denote change from last posted rates.  
 
Variable mortgage from Less Than Prime...TODAY at 1.90%!
 

Courtesy of

Laura Stein - The Mortgage Centre
T
elephone: 604-657-6535 ext 22
2

www.mortgagecents.ca

 

Call Laura today and tell her Lyn sent you!

Read

New Mortgage Standards to Begin April 19th.

Tuesday, February 16, 2010 - Globe an Mail Report on Business

 
Finance Minister Jim Flaherty today unveiled new mortgage standards aimed at stopping housing speculators and ensuring homebuyers can adequately juggle their debts when interest rates inevitably rise. Mr. Flaherty stressed that Canada's real estate market is healthy, and that the new rules, which take effect April 19, would stop “negative trends” from development. Ottawa moved in three areas:
  
New qualifying standards will mean borrowers must be able to handle a five-year, fixed-rate mortgage, even though they may opt for a shorter term and lower rate. The government said this test will help homebuyers prepare for higher rates. As it now stands at the major banks, borrowers are income-tested for a three-year fixed rate. Craig Alexander, Toronto-Dominion Bank's deputy chief economist, said in a research note that the change could influence about 25 per cent of all new mortgages. That does not mean those buyers wouldn't still buy, but they may have to lower their expectations as to the size of the homes they want, Mr. Alexander said. Based on a 5-per-cent down payment and a national average home price of $337,000, a buyer would need about $9,200 more in annual income to qualify under the changes, Mr. Alexander said. At $200,000 and 5 per cent down, that would fall to $5,500.
  
Refinancing homes will now be limited to 90 per cent of the value of a property, down from 95 per cent. That means property owners won't be able to draw equity back down to the 5 per cent down payment level, Mr. Alexander noted. The government said this will help make owning a home a more effective way to save. “The impact of this change should be quite limited,” according to Mr. Alexander. “Less than one-third of refinancing is done by individuals with mortgage loans in the range of 90 per cent to 95 per cent of the value of the property. On the margin, it will act as a small negative for consumer purchases (largely on durable goods) that are financed through mortgage refinancing - but the amount will be small.”
  

A minimum down payment of 20 per cent will be required for government-backed insurance on properties not lived in by their owners, up from 5 per cent. “This measure is likely aimed at tempering speculative buying of real estate by reducing the leverage available to buyers,” Mr. Alexander said. “It will, however, also impact individuals buying real estate for investment purposes more generally, including those looking for rental properties. In rough ballpark terms, the change might impact about 5 per cent to 15 per cent of new mortgage originations.”

Scotia Capital economist Derek Holt, noting that the market alone would have cooled things down, said the biggest move that could affect prices is the one on qualifying, which would kick out many potential buyers. “The mortgage rule changes raise the odds of lower house prices into the back half of 2010 and into 2011,” Mr. Holt said. “… I think house prices were going to fall because of market mechanisms, but today's rule changes add further pressure in that regard.”

Eric Lascelles, TD Securities chief economics and rates strategist, projected “some extreme volatility” in the housing market in the short term as home buyers rush to beat the April 19 date. After that, he said, activity could “crater” because so many buyers moved up their purchases. Over all, Mr. Lascelles said, “the economic implications of this rule change are unlikely to be severe, and we expect the housing market to slow its ascent without crashing back down to earth.”

Read

Buyer Demand Remains Strong While Home Listings Increase

Greater Vancouver home sales remained strong last month, with the second highest number of residential sales ever recorded for the month of September.

 
The Real Estate Board of Greater Vancouver (REBGV) reports that residential property sales in Greater Vancouver totalled 3,559 in September 2009, an increase of 3.4 per cent from the 3,441 sales recorded in August 2009, and an increase of 124.5 per cent compared to September 2008 when 1,585 sales were recorded.

 

“As homes sales in Greater Vancouver continued at an elevated pace in September it’s encouraging to see that more homes were listed on the MLS® in the month than any other so far this year,” Scott Russell, REBGV president said.

 
New listings for detached, attached and apartment properties in Greater Vancouver totalled 5,764 in September 2009. This represents a 6.2 per cent decline compared to September 2008 when 6,142 new units were listed, but a 26.8 per cent increase compared to August 2009 when 4,544 properties were listed on the Multiple Listing Service® (MLS®) in Greater Vancouver.
 
At 12,596, the total number of property listings on the MLS® increased 5.5 per cent in September compared to last month and declined 36 per cent from the 19,852 homes listed for sale during the buyer’s market that was experienced at this time last year.

 

“During this period of renewed demand in our marketplace, home values have gradually recovered from the declines that occurred in 2008,” said Russell.

Since the beginning of the year, the MLSLink® Housing Price Index (HPI) benchmark price for all residential properties in Greater Vancouver has increased 13 per cent to $547,092 from $484,211, while home prices compared to Septembers 2008 levels are up 1.6 per cent.

 
Sales of detached properties increased 160.6 per cent to 1,423 from the 546 detached sales recorded during the same period in 2008. The benchmark price, as calculated by the MLSLink Housing Price Index®, for detached properties increased 2.1 per cent from September 2008 to $741,632.
 
Sales of apartment properties in September 2009 increased 94.9 per cent to 1,489, compared to 764 sales in September 2008. The benchmark price of an apartment property increased 1.5 per cent from September 2008 to $374,686.
 
Attached property sales in September 2009 are up 135.3 per cent to 647, compared with the 275 sales in September 2008. The benchmark price of an attached unit increased 0.4 per cent between Septembers 2008 and 2009 to $466,276.
 
Read

 

Try to Keep Up...

Rates are all over the place, changing almost everyday while lenders offer specials and deals on mortgages that fund within 30 days. The Bank of Canada is steady, which means that floating rates are still a great way to go.
 
The Australian Central Bank raised their rate today. There is speculation that this is the beginning of rates going up. There is no inflation on the horizon and so no real pressure for rates to go up here in Canada while the local Real Estate market continues to be very strong. 
 
             Bank Prime Rate 2.25%
Term
Best
Bank Posted
1 year
2.55%
3.75%
3 year
3.35%
4.65%
5 year
3.69%*
5.85%
10 year
5.20%
7.15%
25 year
9.25%
9.75%
 
 
 
 
 
 
 
 
 
 
 
*Strings attached to this rate!
 Bold numbers denote change from last posted rates.  
 
Variable mortgage from Prime...TODAY at 2.25%!
 

Courtesy of

Laura Stein - The Mortgage Centre
Telephone: 604-657-6535 ext 22
2

www.mortgagecents.ca

 

Call Laura today and tell her Lyn sent you!

Read

Rates Edging Down...Still.
Both short term and long term rates are still edging down. The Bank of Canada will meet on Thursday and do nothing to change the short term rates. Keep floating!
 
             Bank Prime Rate 2.25%
Term
Best
Bank Posted
1 year
2.55%
3.75%
3 year
3.49%
4.65%
5 year
3.99%
5.85%
10 year
5.45%
7.15%
25 year
9.25%
9.75%
 
 
 
 
 
 
 
 
 
 
 
Bold numbers denote change from last posted rates. 
  
Variable mortgage from Prime +.20...TODAY at 2.45%!
 

Courtesy of

Laura Stein - The Mortgage Centre
Telephone: 604-657-6535 ext 22
2

www.mortgagecents.ca

 

Call Laura today and tell her Lyn sent you!

Read

Market Conditions Drive Strong June Housing Sales!

VANCOUVER, B.C. – July 3, 2009 – The combination of low interest rates and more affordable pricing helped propel Greater Vancouver home sale numbers to the second all-time highest total for the month of June.

 
The Real Estate Board of Greater Vancouver (REBGV) reports that sales of detached, attached and apartment properties increased 75.6 per cent in June 2009 to 4,259, from the 2,425 sales recorded in June 2008. The figure is just short of the record-breaking 4,333 sales which occurred in June 2005.

New listings for detached, attached and apartment properties declined 17.9 per cent to 5,372 in June 2009 compared to June 2008, when 6,546 new units were listed. However, new listings increased 13.5 per cent from May to June of this year. Total active listings in Greater Vancouver currently sit at 13,252, down 27 per cent from June 2008 and 2.9 per cent below the active listings count at the end of May 2009.

 

“Price reductions and low interest rates have created an improvement in affordability, which is causing the number of sales to rise to levels comparable to 2003 to 2007,” Scott Russell, REBGV president said.
 
“Many people who were reluctant to purchase a home last fall and earlier this year are returning to the market because they see conditions that appeal to their personal and financial needs,” Russell said. “However, the current marketplace is such that buyers are more inclined to walk if they don’t like the terms of an offer.”

 
Residential benchmark prices, as calculated by the MLSLink® Housing Price Index, declined 8.2 per cent to $518,855 in June 2009 compared to June 2008.
 
The number of sales of detached properties increased 81.6 per cent to 1,667 from the 918 detached sales recorded during the same period in 2008. The benchmark price for detached properties declined 8.4 per cent to $701,384 in June 2009 compared to June 2008.
 
The number of sales of apartment properties in June 2009 increased 69.3 per cent to 1,790, compared to 1,057 sales in June 2008. The benchmark price of an apartment property declined 8.2 per cent from June 2008 to $356,880.
 
The number of attached property sales in June 2009 increased 78.2 per cent to 802, compared with the 450 sales in June 2008. The benchmark price of an attached unit declined 7.3 per cent between June 2009 and 2008 to $441,620.

Bright spots in Greater Vancouver in June 2009 compared to June 2008:

Detached

  • Burnaby up 109.7 per cent (151 units sold from 72)
  • Coquitlam up 122.2 per cent (160 units sold from 72)
  • Delta - South up 107.7 per cent (56 units sold from 27)
  • Maple Ridge/Pitt Meadows up 54.3 per cent (162 units sold from 105)
  • New Westminster up 104.8 per cent (43 units sold from 21)
  • North Vancouver up 96.2 per cent (153 units sold from 78)
  • Port Moody/ Belcarra up 120 per cent (33 units sold from 15)
  • Richmond up 77.4 per cent (204 units sold from 115)
  • Squamish up 107.7 per cent (27 units sold from 13)
  • Sunshine Coast up 33.9 per cent (75 units sold from 56)
  • Vancouver East up 71.2 per cent (238 units sold from 139)
  • Vancouver West up 85.2 per cent (200 units sold from 108)
  • West Vancouver/Howe Sound up 117.8 per cent (98 units sold from 45)


Attached

  • Burnaby up 81.8 per cent (140 units sold from 77)
  • Coquitlam up 80 per cent (54 units sold from 30)
  • Maple Ridge/Pitt Meadows up 48.6 per cent (55 units sold from 37)
  • North Vancouver up 121.2 per cent (73 units sold from 33)
  • Port Coquitlam up 82.6 per cent (42 units sold from 23)
  • Port Moody/ Belcarra up 77.3 per cent (39 units sold from 22)
  • Richmond up 84.5 per cent (155 units sold from 84)
  • Vancouver East up 118.5 per cent (59 units sold from 27)
  • Vancouver West up 121.8 per cent (122 units sold from 55)

Apartments

  • Burnaby up 60.4 per cent (239 units sold from 149)
  • Coquitlam up 93.9 per cent (95 units sold from 49)
  • New Westminster up 57.1 per cent (121 units sold from 77)
  • North Vancouver up 71.4 per cent (120 units sold from 70)
  • Port Coquitlam up 58.1 per cent (49 units sold from 31)
  • Port Moody/Belcarra up 128.6 per cent (48 units sold from 21)
  • Richmond up 54.1 per cent (225 units sold from 146)
  • Vancouver East up 58.7 per cent (165 units sold from 104)
  • Vancouver West up 87.2 per cent (627 units sold from 335)
  • West Vancouver/Howe Sound up 155.6 per cent (23 units sold from 9)
To view the entire BCREA News Release, go to
Read

Rates Steady...For Now

Interest rates are unchanged this week. The markets are suffering some losses from the gains of the last couple of weeks. The bond market (where lenders get their mortgage funds to lend out) is showing decreasing yields which takes the pressure off rates to increase. In fact there is some room to decrease the 5 year rate, but nothing yet.

 
The world bank is still forecasting economic doom and gloom. At home, the Real Estate market is quite brisk as record low rates and lower purchase prices are driving the rush. A number of people booked an interest rate in the last few weeks and they will need to buy their new place within 120 days, another push for an already hot market. Increases in prices across the board aren’t that far away and we’re already seeing it in hot market areas like Vancouver East and West side. 
 
 Bank Prime Rate 2.25%
Term
Best
Bank Posted
1 year
2.75%
3.75%
3 year
3.59%
4.65%
5 year
4.39%
5.85%
10 year
5.50%
7.15%
25 year
9.15%
9.75%
 
 
 
 
 
 
 
 
 
 
 
Bold numbers denote change from last posted rates. 
  
Variable mortgage from Prime +.60..TODAY at 2.85%!
 

Courtesy of

Laura Stein - The Mortgage Centre
Telephone: 604-657-6535 ext 22
2

www.mortgagecents.ca

 

Call Laura today and tell her Lyn sent you!

Read
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The data relating to real estate on this website comes in part from the MLS® Reciprocity program of either the Real Estate Board of Greater Vancouver (REBGV), the Fraser Valley Real Estate Board (FVREB) or the Chilliwack and District Real Estate Board (CADREB). Real estate listings held by participating real estate firms are marked with the MLS® logo and detailed information about the listing includes the name of the listing agent. This representation is based in whole or part on data generated by either the REBGV, the FVREB or the CADREB which assumes no responsibility for its accuracy. The materials contained on this page may not be reproduced without the express written consent of either the REBGV, the FVREB or the CADREB.