Your Next Home, Without Losing Ground on This One.
Whether you are entering the market for the first time, upsizing, downsizing, or building a portfolio, the right move starts with the right information and an advisor who will tell you the truth.
Who I Work With
Who I Work With
First-Time Buyers
The process can feel overwhelming the first time. I slow it down, explain every step clearly, and make sure you understand exactly what you are committing to before anything is signed.
Investors
Investment decisions require a different lens. I look at absorption rates, rental yield, neighbourhood trajectory, and long-term capital appreciation, not just listing price and square footage.
Move-Up Buyers
You already own, and the next home means running a sale and a purchase at the same time. This is the work I focus on: sequencing the two completions, pricing the gap, and making sure you are never forced into a decision by a calendar. How a move-up works →
Downsizers
Downsizing is as much a lifestyle decision as a financial one. I help you identify what matters in your next property, maximise the sale of your current one, and transition without stress.
My Approach
An Advisor Who Works for You, Not the Transaction
My job is to give you the information and context to choose the right property. That means giving you an honest read on every listing we look at, including when I think it is overpriced, when a building has issues worth investigating, or when the smartest move is simply to wait.
I bring comparable sales data, absorption rate analysis, and local market context to every offer decision. You will know exactly what you are paying relative to the market, and why.
Data-backed offer strategy, not gut feel
Honest guidance, with your timeline and goals leading
Every contract clause explained before you sign
Strata documents, inspection reports, title reviewed with you
Direct access to me, not an assistant, throughout the entire process
Moving Up Is Two Transactions. The Order You Do Them In Decides Everything.
The hard part is not finding the next house. It is deciding whether to sell first or buy first, and living with that choice for the next ninety days.
Approach
What it gives you
What it costs you
Sell first
A fixed budget, and offers with no financing-by-sale condition.
Possible interim housing and a second move.
Buy first
No deadline on the search, and you move once.
You carry two properties until the sale completes, and absorb any softening.
Buy subject to sale
You commit without needing to carry both.
A materially weaker offer, usually accepted with a time clause.
The cost of the move itself, Property Transfer Tax, legal fees, commissions and any period carrying two homes, I build into a single net-position number before you choose a sequence. Sequencing, bridge financing and porting your mortgage are covered in the questions below.
From first conversation to possession day. Clear communication and plain language at every step.
01
Discovery Call
We start with a free, no-commitment conversation. You tell me what you are looking for and I give you an honest picture of what that looks like in today's market.
02
Mortgage Pre-Approval
Before viewing properties, you need a pre-approval. This establishes your real buying power and makes any offer you submit credible. I can connect you with a trusted mortgage broker if needed.
03
Targeted Property Search
I set up a live MLS® search tailored to your criteria, then filter it rather than forwarding everything. You hear from me about the listings worth your time, with the reason attached, and about the ones I would skip and why.
04
Offer Strategy
When you find the right property, we move decisively. I pull comparable sales data, advise on price and conditions, and walk through every clause before you sign.
05
Due Diligence
Once an offer is accepted, we enter the subject removal period. Home inspection, financing confirmation, strata document review. I help you interpret everything and negotiate further if issues arise.
06
Closing and Possession
Your notary or lawyer handles the legal transfer. I stay available through possession day and after, if questions come up once you are settled in.
Useful Tools
Resources for Buyers
Search Active Listings
Browse current MLS® listings across Greater Vancouver, updated in real time directly from the board. No registration required.
BC offers several programs including the First Home Savings Account, the RRSP Home Buyers Plan, and property transfer tax exemptions for eligible buyers.
It depends on how much certainty you need and what your financing supports. Selling first fixes your budget and makes your offers stronger, but can leave a gap between homes. Buying first means one move and no deadline, but you carry both properties until your sale completes. Buying subject to the sale of your existing home is a middle path, though in BC these offers are commonly accepted with a time clause that lets the seller keep marketing. There is no universally right answer, and I would rather walk you through your specific numbers than give you a rule.
Bridge financing is short-term borrowing that covers the window between completing on your new home and receiving the proceeds from your sale. You would need it if your purchase completes before your sale does. Lenders generally require a firm, subject-free sale before approving it, and the cost and maximum term vary between lenders. Get your mortgage broker to price it before you write an offer, because it changes what you can realistically bid.
Often, yes. Many mortgages can be ported to a new property, which carries your existing rate and term across and avoids a prepayment penalty. Lenders set their own conditions, including time limits between the two completions and requalification requirements. Confirm the specifics with your lender early, because whether you can port and how much you can add to the balance affects which homes are realistic.
In most BC transactions, the buyer's agent commission is paid by the seller through the listing agreement. You do not typically pay me directly. The commission structure in Canada is evolving and I will explain the specifics for your transaction clearly upfront, before we start looking at properties.
The minimum in Canada is 5% on the first $500,000. Between $500,000 and $1.5 million you need 5% on the first $500,000 plus 10% on the portion above it, so a $1,000,000 home needs $75,000 down. Above $1.5 million, mortgage default insurance is not available and you need at least 20%. Anything under 20% triggers CMHC insurance, which adds real cost over the life of your mortgage. Figures current as of September 2026. We will work through what makes strategic sense for your specific situation.
The search timeline depends on your criteria and how quickly the right property comes up. It can be two weeks or several months. Once an offer is accepted, the subject removal period is typically 5 to 10 business days, and completion is usually 30 to 90 days after that.
Yes. An inspection typically costs $400 to $600 and can surface thousands of dollars in issues before you are legally committed. In competitive markets some buyers waive inspections to win. I will never pressure you to do so, and if you are considering it, I will make sure you fully understand the risks before making that call.
Property Transfer Tax in BC is 1% on the first $200,000, 2% from $200,000 to $2 million, 3% from $2 million to $3 million, and a further 2% on residential value above $3 million. Qualifying first-time buyers are exempt from the tax on the first $500,000 of value when the home is $835,000 or less, a maximum saving of $8,000, phasing out between $835,000 and $860,000. Newly built homes have a separate exemption, full to $1,100,000 and partial to $1,150,000. Also budget legal or notary fees of roughly $1,000 to $1,500, a home inspection at $400 to $600, and property tax adjustments. Figures current as of September 2026. I will provide a full estimated closing cost breakdown before you make any offer.
Beyond price, investors should be looking at rental demand by neighbourhood, strata restrictions on rentals, cap rates relative to current mortgage costs, and long-term supply and demand dynamics in each submarket. I can pull the current numbers for any submarket you are considering and walk you through them on any specific property.
Let's Talk
Ready to Start Your Search?
A free, no-obligation conversation about what you are looking for and what is realistic in today's market.
