Blog

Author: Dr Sam Mehrbod

  • Vancouver Home Prices Face a Market Adjustment

    Vancouver’s real estate market has been undergoing a notable adjustment. Over the past year, local home prices have decreased by about 10%, and are now down roughly 20% from their 2022 peak. These numbers highlight just how much the landscape has shifted from the fast-paced growth we saw in recent years.

    From my perspective working with investors, developers, and families across Vancouver’s West Side, North Vancouver, and the North Shore, these changes underscore the importance of looking deeper than surface trends. Growing inventory, softer economic growth, and the uncertainty of potential rate hikes are all contributing to ongoing price pressure. While some may be watching for a quick rebound, the current fundamentals suggest that prices are likely to stay more subdued in the near term.

    For those evaluating new opportunities or considering next steps—whether that’s buying, selling, or development—now is the time for careful analysis. I always encourage my clients to examine properties with a builder’s eye: considering renovation potential, cost scenarios, and long-term value, not just today’s headlines. In a market like this, nuanced insight and data-driven strategy can make all the difference.

  • Buying Before Jericho Lands Development

    Buying Before Jericho Lands Development

    Should you buy in West Point Grey before the Jericho Lands are built? My advice is not to purchase solely to get ahead of the redevelopment timeline. The 90-acre Jericho Lands project was approved in 2025, but construction timing, disruption, and the eventual impact on nearby properties still matter.

    Instead, evaluate the home on fundamentals: price, layout, condition, location, and long-term livability. The opportunity may be in negotiating well rather than speculating on future appreciation. As a starting lens, I would be cautious about paying above assessed value and would look for meaningful value—potentially around 10% below assessment where the property and market conditions justify it.

    Location is especially important if you are buying for a view or want to minimize future development exposure. Be careful with homes directly facing planned growth areas, including parts of the West 4th and West 8th corridors. A view that feels valuable today may change as new buildings are completed, so avoid investing heavily in an outlook that is not guaranteed.

    I work in West Point Grey every week and can help you assess a property beyond the headlines. Before making an offer, review the numbers, understand the development context, and negotiate from a position of value.

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  • Imagine coming home to a bright modern two bedroom retreat with a balcony and fitness perks near shops parks and transit Open house Saturday afternoon

    Welcome to Green on Queensbury, a modern residence in North Vancouver’s sought-after Moodyville neighbourhood. This bright 2-bedroom, 2-bathroom home offers 919 sq. ft. of thoughtfully designed living space with an open-concept layout, air conditioning, in-suite laundry and a private balcony. Built in 2020, the home features contemporary finishes, a well-appointed kitchen and comfortable living areas. Underground parking, elevator access, fitness centre, residents’ amenities and a guest suite. Ideally located near Moodyville Park, Lower Lonsdale, shopping, dining, transit and outdoor recreation, with easy access to the North Shore and Vancouver. A wonderful opportunity for homeowners or investors seeking modern living in a growing and connected community. Open house Sat 3-5 PM.

  • 4338 W 2ND AVENUE, Vancouver BC V6R 1K3

    4338 W 2ND AVENUE, Vancouver BC V6R 1K3

    Rare opportunity to own a lovely, very well-maintained family home north of 4th, Point Grey, on a quiet tree-lined street. This delightful character/west coast modern style home, offers lots of living space in a functional layout with spacious principal rooms, high quality appliances, hardwood floors, cozy wood burning fireplace, & an abundance of natural light. Up features 3 bedrms, handy additional main floor bedrm, plus large nanny or guest suite down. Sunny south facing backyard. Superb locale – steps to Locarno, Spanish & Jericho Beaches, as well as Jericho Sailing Club & WPG Community Centre, fabulous public & private schools, UBC very close by, plus moments to shops, cafes, & amenities along West 4th & West 10th Avenue Pacific Spirit Regional Park nearby too. A real gem!

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  • Vancouver Resales Edge Up

    Vancouver’s resale housing market just made an interesting move—resale activity climbed roughly 10% month-over-month, crossing the 2,000 homes mark for the first time in nine months. While prices continue to ease, the rate of decline is moderating; the home price index is now about 6% lower year-over-year, signaling a softer—but not sharply sliding—market environment.

    Even with ongoing economic uncertainty and trade tensions affecting buyer sentiment, this month’s uptick in resales stands out. As someone who approaches Vancouver real estate through the lenses of investment value, development potential, and long-term upside, I find these shifts especially important to watch. This isn’t a market in freefall; rather, as one economist put it, we’re likely seeing a temporary detour, not a turning point. Stability is expected to return through 2026 and into 2027, with Vancouver’s recovery remaining uneven and opportunity-driven.

    For those considering their next move—whether you’re weighing renovation, development, or simply timing your buy or sell—these nuanced trends can make all the difference. Market data and insight are what drive smart decisions in Vancouver’s evolving landscape.

  • SANCTUARY: The Ancient Forest Experience

    SANCTUARY: The Ancient Forest Experience

    Vancouver’s relationship with nature takes center stage at SANCTUARY: The Ancient Forest Experience, opening May 14, 2026, at the Vancouver Art Gallery. This immersive 360-degree installation transports visitors into the atmosphere of British Columbia’s ancient forests, offering a memorable local experience for residents and visitors alike.

    The exhibition invites audiences to look beyond the beauty of these landscapes and consider their deeper ecological, cultural, and spiritual significance. Through an enveloping visual and sensory environment, SANCTUARY encourages reflection on the forests that shape the identity, climate, and communities of British Columbia.

    For Vancouver residents, the experience is an ideal addition to a city day out. Plan time to visit the gallery, explore the surrounding downtown neighbourhood, and continue the conversation over coffee or a walk through one of the city’s nearby public spaces. It is a thoughtful way to connect art, place, and the natural environment we call home.

    SANCTUARY runs at the Vancouver Art Gallery from May 14, 2026, through January 10, 2027. Learn more and plan your visit at https://www.vanartgallery.bc.ca/exhibitions/future-geographies-sanctuary/

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  • Happy Canadian Thanksgiving!

    Happy Canadian Thanksgiving!

    Happy Canadian Thanksgiving! This holiday gives us a meaningful reason to slow down, gather around the table, and enjoy life with the people who matter most. It is a reminder that home is about far more than walls and rooms—it is where memories are made and connections grow.

    We are especially thankful for the Vancouver community, the neighbours and local businesses who make each area feel unique, and the wonderful people we have met through real estate. Every conversation, referral, and shared milestone has helped shape our journey.

    Most of all, we are grateful to our clients for trusting us with such an important part of their lives. Whether you are buying, selling, investing, or simply planning ahead, it is a privilege to support you along the way.

    This Thanksgiving, we invite you to reflect on what makes your house feel like home and share what you are most thankful for. From our family to yours, Happy Canadian Thanksgiving!

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  • Leaky-condo due diligence

    Leaky-condo due diligence

    Buying a Downtown Vancouver condo built in the 1980s or 1990s requires more than a quick walkthrough. Start by reviewing the building’s depreciation reports, engineering or building-envelope studies, strata meeting minutes, Form B, insurance history, and records of completed or planned repairs.

    Pay close attention to references to leaks, special levies, litigation, insurance claims, and unresolved maintenance issues. Meeting minutes can reveal concerns that may not be obvious during a showing, including recurring water intrusion or long-running repair discussions.

    One frequently overlooked issue is the podium. Podium replacements and related envelope or structural projects can cost millions of dollars. In a smaller building, those costs are divided among fewer owners, potentially creating a much larger financial burden per unit.

    Before waiving conditions, have a qualified building-envelope professional review the documents and inspect the property. As a Downtown Vancouver real estate agent, I can help you identify the right questions and coordinate the due-diligence process—but a healthy-looking lobby is never enough.

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  • That Green Ideal: Emily Carr and the Idea of Nature

    That Green Ideal: Emily Carr and the Idea of Nature

    Vancouver is home to a remarkable cultural experience this year: “That Green Ideal: Emily Carr and the Idea of Nature” opens February 6, 2026, at the Vancouver Art Gallery. Running through November 8, 2026, the exhibition presents more than 100 works and marks the gallery’s largest Emily Carr exhibition in over 20 years.

    The exhibition examines Carr’s deep relationship with British Columbia’s landscape, from towering forests and rugged coastlines to the emotional and spiritual ideas she connected with nature. For locals and visitors alike, it offers a chance to see familiar West Coast environments through the eyes of one of the region’s most influential artists.

    Make a day of it by visiting the gallery, exploring downtown Vancouver, and reflecting on the natural spaces that make this community special. For those considering a move, Vancouver’s cultural institutions, neighbourhood character, and access to nature are all part of what makes life here so distinctive.

    Save the date, invite a friend, and learn more about tickets, hours, and exhibition details at https://www.vanartgallery.bc.ca/exhibitions/that-green-ideal/. Which Vancouver landscape inspires you most?

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  • We had a ton of fun at Luxury Who is Who in Denver. With the highest-producing agents and I taught them how to get found online using ChatGPT and Google.The housing sector is suffering, but

    We had a ton of fun at Luxury Who is Who in Denver. With the highest-producing agents and I taught them how to get found online using ChatGPT and Google.The housing sector is suffering, but

    We had a ton of fun at Luxury Who is Who in Denver. With the highest-producing agents and I taught them how to get found online using ChatGPT and Google.The housing sector is suffering, but we're seeing top agents flourish and do even more deals. Extra fun was having my wife and daughter for dinner

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