It was a pleasure to help this client buy her first Vancouver Home, and I am grateful for her kind works she shared.

🎉 SOLD — and what a fabulous place to call HOME! 🎉

A huge congratulations to my wonderful first-time home buyers on finding their very own piece of Gastown! 

This one has SO much going for it — right in the middle of the action, surrounded by Gastown’s iconic cobblestone streets, great restaurants, coffee shops and that unmistakable Vancouver energy.

Inside? Bright, stylish and full of character. Floor-to-ceiling windows, beautiful wood floors and a cozy gas fireplace in the primary bedroom. The kitchen has been thoughtfully renovated with cabinetry all the way to the ceiling, a built-in pantry and loads of storage.

There’s a powder room for guests, a gorgeous ensuite, and a bright den that could easily be your home office, creative space — or second bedroom.

And the rooftop deck? WOW. Those views are pretty hard to beat!

But the best part of my job isn’t the keys, the condos or the rooftops…

It’s helping people find the place that feels like THEIR place.

I’m so happy we found the right home, in the right neighbourhood, at the right time for these first-time buyers.

Congratulations, you two! The next chapter starts NOW. 

#SOLD #Gastown #VancouverRealEstate #FirstTimeHomeBuyer #VancouverCondos #NewHomeowners #WendyMcLeod #ThinkRealEstate

SOLD — and this one is VERY special!

A huge congratulations to my lovely clients, a wonderful family who have found a home they absolutely LOVE — and I can completely see why!

They’ve secured this beautiful Heritage Row Home in the iconic “Stable House” in South Granville, and it is packed with the kind of character and charm that you just don’t find in new construction.

Think authentic Edwardian-era architecture beautifully blended with modern living. Nine-foot ceilings, gorgeous hardwood floors, antique fixtures, exposed brick and a rich history that gives this home a personality all its own.

And then there’s the hidden courtyard… A private little retreat that extends the living space and gives the family a wonderful place to relax, entertain and enjoy those Vancouver evenings.

The renovated kitchen brings it all together with stainless steel appliances and a gas range, while the spacious primary bedroom takes up the second floor. And the third-floor loft? So much possibility! A home office, bedroom, creative space — or whatever fits this family’s lifestyle.

But honestly, my favourite part of this sale is seeing how much they fell in love with the home itself. 

There’s something pretty special about finding a character home with history, personality and a style that just speaks to you — and knowing that a wonderful family is going to create their own history here.

Congratulations to this beautiful family! I’m so happy we found the one that felt like HOME. 

#SOLD #SouthGranville #VancouverRealEstate #HeritageHome #CharacterHome #VancouverHomes #HappyClients #WendyMcLeod #ThinkRealEstate

Here are seven tips for selling in a buyer’s market in the Canadian housing sector:

#1 Price Your Home Correctly

It is crucial to make sure your property is competitively priced. It is important to remember that the buyer has the power to negotiate in a buyer’s market. Buyers also typically have more choices in this kind of climate. Therefore, if you are interested in selling your property, you will need to attract buyers, which can be successfully achieved by pricing your property competitively. You can do so by conducting thorough research in the area of your property and pricing it based on current market conditions. Of course, a real estate agent can help you with choosing a price that will be competitive.

#2 Are Upgrades Needed?

When assessing your residential property, can you ensure the property is in good condition? If not, you may need to go ahead with proper repairs and upgrades. Remember, buyers will always choose a property that provides them with the greatest value for their money. It is essential that your property is in excellent condition and that all necessary repairs and upgrades have been completed before showing the property to buyers.

This can add significant value to your property and assure buyers that they are investing their money in something worth the cost. The goal should be to make your property appealing. If this means a fresh coat of paint, an extra bedroom, or new flooring, then so be it. However, since renovations cost money, the renovations and upgrades should be done considering the price the property will likely command with those changes.

#3 Curb Appeal

Many real estate agents and industry experts typically suggest maximizing your property’s curb appeal. Why? The first impression is usually the last. This is especially true in real estate. The first thing any potential buyer sees is a property’s exterior. Before putting up your property for sale, try to pay special attention to its curb appeal and surroundings. The exterior of the house should not look unkempt. The porch should be clean, for example. Uneven pathways should be fixed. There should be no overgrown bushes, weeds, leaves, broken or bad lights, broken pots, poor landscaping, or spiderwebs.

Overall, the external appearance should be in perfect condition. Only then will the buyer have a positive mindset when examining the property’s interior.

#4 Flexibility

Flexibility was not a common word during the last couple of years. Today, the term is quite ubiquitous. Put simply, always be flexible and willing to negotiate. Since buyers have multiple options and properties to choose from, they have the upper hand in a buyer’s market. Indeed, those interested in selling their property should be open to negotiations and should aim to reach agreements that are mutually beneficial for both parties. This does not mean the seller has to sell his property at a loss. The real estate market typically maintains a dynamic where sellers can still make a decent profit even if the buyers have more negotiating power.

#5 Real Estate Agents

No matter your circumstances, you must always work with a reputable real estate agent. Property owners may have the most fantastic property but finding a suitable buyer still requires the expertise of a reputable and experienced real estate agent. This is even more important in a buyer’s market as real estate agents have more information about market trends and dynamics and can help sellers price their property at the most competitive price and present it in a way that the buyer is convinced that this is the best option for them.

Real estate agents are also better positioned to advise which upgrades or renovations are needed and which might not be worth the money. They know what can give a particular property an edge in the market, and sellers should utilize this expertise to get the best price and buyer.

#6 Presentation Matters

Every seller must present the home properly. Once the real estate agent identifies a prospective buyer, it is vital to ensure they can present your property most effectively. Homes should be staged to make buyers envision themselves in that space. Properties for sale should never be cluttered or dirty, personal items should be removed, and the whole ambiance should be that of space, comfort, and livability.

#7 Try to Sweeten the Deal

In the end, when you are confined to the parameters of a buyer’s market, buyers expect more. One tip to make your property more attractive is to offer something to sweeten the deal. This could include a broad array of features, such as including the home’s appliances or offering an early closing.

Breaking Down the Key Costs to Plan for Your First Year

Mortgage, Property Tax and Insurance

Start with your all-in mortgage payment. That covers the principal, the interest, and, if your down payment is under 20 percent, mortgage default insurance that is usually added to the loan. Next, add your annual property taxes, based on the home’s assessed value, and your home insurance, which lenders almost always require. If you are buying a condo or townhome, factor in condo or strata fees as well, because they pay for building insurance, shared services and future repairs. These core payments are the expenses of owning a house that you will face every single year, and they form the base of your budget.

Around closing, you also need to account for several one-time costs. These include the inspection, appraisal, legal fees, land transfer tax, title insurance, a possible survey, tax or utility adjustments with the seller, and the cost of moving. They do not repeat every month, but they do hit your bank account in year one. In Canada, these closing costs often add up to roughly 1.5 to 4 percent of the purchase price. Treat them as part of your overall first-year budget, not as an afterthought you figure out at the last minute, especially once you add them to all your other house expenses.

Monthly Running Costs: Utilities and Services

Next is what it costs to actually live in the home each month. That usually includes electricity, gas or heating oil, water, sewer, and any garbage or recycling charges in your city. On top of that, most households will have internet and maybe basic TV or home phone, plus any services you outsource like lawn mowing, snow removal or regular pest control. These are the bills that show up again and again, and together they make up a large part of what it really costs to keep the lights on and the home comfortable.

If you are coming from a small or well-insulated apartment where heat or water was included, expect these amounts to be higher in a larger home. Ask the seller or your agent for recent utility bills and base your budget on one of the expensive months, such as the coldest winter or hottest summer bill. That way, seasonal spikes feel normal instead of like a nasty surprise, and you can fit these house expenses into your monthly cash flow without constant stress.

Maintenance, Repairs and Big Ticket Fixes

As a homeowner, you pay for everything that breaks or wears out. That means small fixes like leaky taps, running toilets, sticky doors and tired caulking. It also means bigger jobs, such as servicing or eventually replacing your furnace, AC, hot water tank and major appliances like the fridge, stove, dishwasher, washer and dryer. Outside, you need to plan for roof work, gutter cleaning, driveway cracks, siding touch-ups and occasional pest control to keep unwanted guests out. These jobs might not happen often, but when they do, they can be some of the most significant expenses of a house you will face.

A useful rule of thumb is to expect to spend around 1 to 3 percent of your home value per year on maintenance and repairs, depending on age and condition. Your home inspection is your best roadmap, so note anything the inspector says should be dealt with in the next one to three years, such as an older roof or water heater, and assume those items will need real money sooner rather than later. Thinking this way also helps you compare long-term patterns like condo fees vs house expenses, since both are ultimately about paying for upkeep, just in different ways.

Setting Up Your Home From Scratch

If you are moving from an apartment and almost nothing fits or works in the new place, assume you are starting from zero. In the first year, you will likely need proper beds and frames, a sofa and chairs that suit the new living room, a dining table and chairs, some storage such as dressers, shelves and closet systems, window coverings for privacy and sleep, plus basic rugs and lamps so rooms do not feel bare. You will also need infrastructure that many renters do not own yet, including a simple tool kit, cordless drill, step stool, ladder and basic safety gear like fire extinguishers and smoke or carbon monoxide detectors where needed.

Then there is the seasonal gear. Spring and summer may demand a lawn mower or lawn service, a trimmer, hose, rake and basic gardening tools. Fall can add leaf rakes or blowers and gutter tools. Winter often means snow shovels, ice melt, ice choppers, heavy door mats, boot trays and possibly a snow blower or paid plow service if you have a bigger driveway. If you go in expecting that nothing from the apartment will be enough, you can plan these costs in stages instead of panic buying everything on a credit card after you move in.

Cash Buffer for Emergencies and First Year Mistakes

Finally, you will want a cash buffer that covers two things: genuine emergencies and normal first-year mistakes. Emergencies are the big ones; losing part of your income, a furnace that dies in January, a serious leak, situations where not paying is not really an option. For those, it helps to have some money parked in a plain savings account that you only touch when something truly important breaks, and when putting the cost on a credit card would be hard to manage.

Then there are the learning costs of being new at this, such as buying the wrong part and needing to replace it, calling in a professional to fix a do-it-yourself attempt, overpaying your first contractor or damaging something while figuring out maintenance. A simple, practical move is to open a small, separate savings account and send a set amount there every month. When one of those inevitable expenses pops up, you pay from that account on purpose instead of reaching for high-interest debt.

If you build your budget around these areas before you buy, and think frankly about all the owning a house expenses that will come with your purchase, your first year of homeownership is far more likely to feel manageable and not like a financial trap.

Ready to own instead of just browsing? Talk to me to compare condo fees vs house expenses and see what you can actually afford.

Downtown Vancouver is currently celebrating the 2026 FIFA World Cup with a five-block pedestrian zone on Granville Street (from Georgia to Davie), running daily until July 19, 2026. This car-free celebration features themed zones, interactive games, expanded patios, and light installations. Its a really cool time to walk along Granville Street enjoying the festivities.

Key highlights and venues include:

• Granville Street Pedestrian Zone: Features five uniquely themed blocks spanning from W Georgia to Davie streets. Highlights include selfie central, water misters, arts and crafts, and installations celebrating Vancouver's LGBTQIA2S+ community. Loads of bars and restaurants with their open patios for watching the games or just having fun with your pals.

• Official FIFA Fan Festival: Located at the PNE/Hastings Park (2901 E Hastings Street) outside of downtown proper, this free festival runs until July 19, 2026. It features massive screens, live entertainment, and a 10,000-capacity open-air amphitheatre. Usually loaded with fans of all ages, a unique time to be out and about enjoying life in Vancouver.

• Neighborhood Maps & Events: For a complete list of participating downtown venues, restaurants, and watch parties, check the Downtown Van Directory.

While match days at BC Place have concluded, the festivities and watch parties continue across the city through July 19. You can explore the full schedule of events and transit information on the Official Vancouver FWC26 Website.