Straight, source-linked answers about first-time buyer exemptions, GST, buying and selling in Greater Vancouver, and how to verify the information on this site.
General information only. Everything on this page and this website is general information about residential real estate in British Columbia, Canada, last reviewed 13 November 2026. It is not legal, tax, accounting, mortgage, valuation, appraisal or investment advice, and it is not a substitute for advice from your own licensed professionals. Tax rates, thresholds, rebates, programs and eligibility rules change, sometimes with little notice. Before you make an offer, sign a contract, claim an exemption, or rely on any figure, verify everything independently with your own lawyer or notary public, accountant, mortgage professional, the relevant school district and municipality, and the applicable government authority. Fred Zhang PREC® and Evermark Real Estate Services Inc. accept no liability for decisions made on the basis of this website.
Listing and property data is not guaranteed. Property details — including square footage, room dimensions, lot size, year built, strata fees, property taxes, prices, availability, status, photographs, floor plans, school catchments, zoning and development potential — come from third-party MLS®/IDX feeds, public records, sellers, builders and other sources. They may be incomplete, approximate, out of date, measured on a different basis, or changed without notice. Nothing here is a representation, warranty, appraisal, survey or contractual offer. Have the property independently measured, confirm school catchments in writing with the relevant school district, confirm zoning and development potential with the municipality, review strata documents with your lawyer, and verify prices, taxes and fees with your realtor and other licensed professionals before you rely on any of it.
Every answer below links to the official government or regulator source it was summarised from so you can read the primary material yourself. Where this page and an official source differ, the official source prevails.
The questions buyers ask most before their first purchase in British Columbia.
To qualify for the BC First Time Home Buyers' Program, at the date the property is registered you must be a Canadian citizen or permanent resident; have lived in BC for at least a year immediately before registration OR filed at least 2 BC income tax returns as a BC resident in the last 6 taxation years; have never owned a registered interest in a principal residence anywhere in the world; and have never received a first-time home buyers' exemption or refund.
The property must also be used only as your principal residence, have a fair market value of $835,000 or less, be 0.5 hectares (1.24 acres) or smaller, and contain only residential improvements. If only some purchasers qualify, only their percentage of the title is exempt — for example, one qualifying buyer with a 50% interest gets 50% of the exemption.
A separate federal definition applies to the First-Time Home Buyers' GST/HST rebate: at least 18, a Canadian citizen or permanent resident, and you (or your spouse or common-law partner) have not lived in a home you owned as your primary place of residence in the calendar year or the four preceding calendar years.
Verify before you rely: tax law, thresholds, rates and eligibility change, sometimes with little notice. These figures are summarised from the official sources linked above as at 13 November 2026 and are general information only — not tax, legal or mortgage advice. Have your own lawyer or notary public, accountant and lender confirm your eligibility, the amount and the current rules before you sign an offer or file a claim.
Official sources: BC Government — First time home buyers' program · CRA — Who can apply (FTHB GST/HST rebate)
On this site: Buyer Guide · Book a consultation
You do not file a separate application at purchase: your lawyer or notary public claims the exemption for you on the Property Transfer Tax Return when title is registered at the Land Title Office.
Tell your legal professional before completion that you intend to claim it, and give them the information they need to confirm you qualify. If you qualified but the exemption was not claimed at registration, you can apply for a refund using form FIN 265 between the first anniversary and 18 months after the registration date. A false declaration carries a penalty equal to the exemption claimed, on top of repaying it.
Verify before you rely: tax law, thresholds, rates and eligibility change, sometimes with little notice. These figures are summarised from the official sources linked above as at 13 November 2026 and are general information only — not tax, legal or mortgage advice. Have your own lawyer or notary public, accountant and lender confirm your eligibility, the amount and the current rules before you sign an offer or file a claim.
Official source: BC Government — First time home buyers' program
On this site: Contact Fred · Buyer Guide
No — not as a pure investment property. The BC First Time Home Buyers' Program requires the property to be used only as your principal residence, and to keep the exemption you must move in within 92 days of the registration date and continuously occupy it as your principal residence until the first anniversary of registration.
Renting the whole home out immediately would fail that occupancy test. If you move out before the first year is up, you may keep part of the exemption but must repay a portion; death, a separation agreement or a court order under the Family Law Act are carved out. The BC Newly Built Home Exemption and the federal First-Time Home Buyers' GST/HST rebate have their own principal-residence and first-occupancy conditions too. Note that a strata bylaw cannot ban residential rentals in BC, but that is a separate question from whether your tax exemption survives.
Ask your lawyer or notary and your accountant about your specific plan (including a suite or a partial rental) before you commit — getting this wrong can trigger a reassessment, interest and penalties.
Verify before you rely: tax law, thresholds, rates and eligibility change, sometimes with little notice. These figures are summarised from the official sources linked above as at 13 November 2026 and are general information only — not tax, legal or mortgage advice. Have your own lawyer or notary public, accountant and lender confirm your eligibility, the amount and the current rules before you sign an offer or file a claim.
Official sources: BC Government — First time home buyers' program · BC Government — Newly built home exemption · CRA — Who can apply (FTHB GST/HST rebate)
On this site: Contact Fred
For a full BC First Time Home Buyers' exemption the property's fair market value must be $835,000 or less, and the maximum saving is $8,000 of property transfer tax. Between $835,000 and $860,000 the exemption is proportionally reduced, and at $860,000 or more it is zero.
Concretely, from the BC government's own table: a $500,000 home has $8,000 of PTT and the full $8,000 is exempt; a $750,000 home has $13,000 of PTT, $8,000 is exempt and $5,000 is payable; an $835,000 home has $14,700 of PTT, $8,000 is exempt and $6,700 is payable. A $600,000 home does not get a bigger exemption — $8,000 is the cap, so the saving is $8,000 out of $10,000 tax, i.e. 80% of the tax at that price, not a fixed 80% of the purchase price.
If only part of the title qualifies, multiply the exemption by that ownership percentage: one qualifying buyer holding 50% of an $835,000 home gets $4,000, leaving $10,700 payable. This is the provincial property transfer tax exemption, not a cash grant or a down-payment subsidy.
Verify before you rely: tax law, thresholds, rates and eligibility change, sometimes with little notice. These figures are summarised from the official sources linked above as at 13 November 2026 and are general information only — not tax, legal or mortgage advice. Have your own lawyer or notary public, accountant and lender confirm your eligibility, the amount and the current rules before you sign an offer or file a claim.
Official sources: BC Government — First time home buyers' exemption amounts · BC Government — First time home buyers' program
On this site: Buyer Guide
The BC government reduces the $8,000 exemption proportionally across the $25,000 phase-out band: for every $1,000 of fair market value above $835,000, the exemption drops by $320. The formula is $8,000 x (($860,000 - fair market value) / $25,000).
Published examples: $836,000 -> $7,680 exempt; $840,000 -> $6,400; $845,000 -> $4,800; $850,000 -> $3,200; $855,000 -> $1,600; $860,000 -> $0. The exemption amount is deducted from the property transfer tax otherwise payable, which is 1% on the first $200,000, 2% on the portion from $200,000 to $2,000,000, 3% above $2,000,000, plus an extra 2% on residential value over $3,000,000.
Verify before you rely: tax law, thresholds, rates and eligibility change, sometimes with little notice. These figures are summarised from the official sources linked above as at 13 November 2026 and are general information only — not tax, legal or mortgage advice. Have your own lawyer or notary public, accountant and lender confirm your eligibility, the amount and the current rules before you sign an offer or file a claim.
Official sources: BC Government — First time home buyers' exemption amounts · BC Government — Property transfer tax rates
On this site: Buyer Guide
The BC newly built home exemption eliminates the property transfer tax on a qualifying newly built principal residence with a fair market value of $1,100,000 or less, with a partial exemption up to $1,150,000. It is a different program from the first-time home buyers' exemption and you do not have to be a first-time buyer.
You must be a Canadian citizen or permanent resident; the property must be in BC, used only as your principal residence, 0.5 hectares or smaller, and it must be the first registration of a completed improvement. The exemption is claimed with code 49 on the Property Transfer Tax Return. To keep it, you must move in within 92 days and remain in the home as your principal residence for the rest of the first year.
Verify before you rely: tax law, thresholds, rates and eligibility change, sometimes with little notice. These figures are summarised from the official sources linked above as at 13 November 2026 and are general information only — not tax, legal or mortgage advice. Have your own lawyer or notary public, accountant and lender confirm your eligibility, the amount and the current rules before you sign an offer or file a claim.
Official source: BC Government — Newly built home exemption
On this site: Presale projects · Buyer Guide
You generally qualify if you are at least 18, a Canadian citizen or permanent resident, have not lived in a home that you or your spouse or common-law partner owned as your primary place of residence in the calendar year or the four preceding calendar years, and neither of you has previously received this rebate.
The home must be newly built or substantially renovated and bought from a builder (or built by you, or a co-op share), intended as your primary place of residence, and you must be the first person to occupy it as a residence. The purchase-and-sale agreement with the builder must have been entered into on or after March 20, 2025 and before 2031; construction must begin before 2031 and be substantially complete before 2036. Bill C-4 enabling the rebate received royal assent on March 13, 2026 and CRA says applications are open.
In BC there is no HST, so the relevant tax is the 5% federal GST. Most resale (previously occupied) homes are exempt from GST altogether, so this rebate concerns new construction and substantial renovations.
Verify before you rely: tax law, thresholds, rates and eligibility change, sometimes with little notice. These figures are summarised from the official sources linked above as at 13 November 2026 and are general information only — not tax, legal or mortgage advice. Have your own lawyer or notary public, accountant and lender confirm your eligibility, the amount and the current rules before you sign an offer or file a claim.
Official sources: CRA — Who can apply (FTHB GST/HST rebate) · CRA — Excise and GST/HST News No. 122 (April 2026) · CRA — First-time home buyers' GST/HST rebate · CRA — Sales by individuals of owner-occupied homes (GI-004)
On this site: Presale projects
The rebate is 100% of the GST paid on a new home valued at $1,000,000 or less, capped at a maximum rebate of $50,000. Between $1,000,000 and $1,500,000 it is reduced linearly in equal proportion, and at $1,500,000 or more there is no rebate.
The phase-out percentage is ($1,500,000 - home value) / $500,000, applied to the $50,000 maximum. CRA's own worked example: a $1,250,000 home sits at the midpoint of the band, so it is eligible for 50% of the $50,000 maximum = a $25,000 rebate. At $1,100,000 the percentage is 80% ($40,000); at $1,400,000 it is 20% ($10,000). On a $900,000 new home in BC the GST is $45,000 (5%), and the 100% rebate returns $45,000 — the $50,000 figure is a cap, not a flat payment.
CRA refers to Guide RC4028 for the detailed calculation, and the rebate acts as a top-up to the existing GST/HST new housing rebate where both apply. Check the builder's contract: it should state whether the price includes GST and who claims the rebate.
Verify before you rely: tax law, thresholds, rates and eligibility change, sometimes with little notice. These figures are summarised from the official sources linked above as at 13 November 2026 and are general information only — not tax, legal or mortgage advice. Have your own lawyer or notary public, accountant and lender confirm your eligibility, the amount and the current rules before you sign an offer or file a claim.
Official sources: CRA — What is the first-time home buyers' rebate · CRA — First-time home buyers' GST/HST rebate · CRA — Excise and GST/HST News No. 122 (April 2026)
On this site: Buyer Guide
CRA's 'How to apply' page splits the process into two routes: a home purchased from a builder (or a co-op share), and an owner-built or substantially renovated home. Choose the route that matches your purchase and follow the CRA form instructions for that route; the rebate is claimed with the CRA, not with your realtor.
Before you sign a new-home or presale contract, have your lawyer or notary and your accountant confirm in writing who is responsible for claiming the rebate, whether the builder has already factored it into the price, and which CRA form applies. Do not assume the rebate is automatic or that it will appear as cash at completion.
Verify before you rely: tax law, thresholds, rates and eligibility change, sometimes with little notice. These figures are summarised from the official sources linked above as at 13 November 2026 and are general information only — not tax, legal or mortgage advice. Have your own lawyer or notary public, accountant and lender confirm your eligibility, the amount and the current rules before you sign an offer or file a claim.
Official sources: CRA — How to apply (FTHB GST/HST rebate) · CRA — First-time home buyers' GST/HST rebate
On this site: Contact Fred · Presale projects
In most cases no. CRA states that sales of used owner-occupied housing that have not been substantially renovated are generally exempt from GST/HST, because the seller is not a builder. A sale of housing last used by an individual as a place of residence is listed by CRA as an exempt supply.
GST generally does apply to a newly built or substantially renovated home sold by a builder, and to certain assignments and non-resident transactions; exceptions and mixed-use situations exist. Your lawyer or notary should confirm the GST status of your specific property in writing before completion.
Verify before you rely: tax law, thresholds, rates and eligibility change, sometimes with little notice. These figures are summarised from the official sources linked above as at 13 November 2026 and are general information only — not tax, legal or mortgage advice. Have your own lawyer or notary public, accountant and lender confirm your eligibility, the amount and the current rules before you sign an offer or file a claim.
Official sources: CRA — Sales by individuals of owner-occupied homes (GI-004) · CRA — First-time home buyers' GST/HST rebate
On this site: Live MLS® search
Two federal savings programs are commonly used alongside the BC property transfer tax exemption: the First Home Savings Account (FHSA), with an $8,000 annual and $40,000 lifetime contribution limit and tax-free qualifying withdrawals, and the RRSP Home Buyers' Plan (HBP), which currently allows a withdrawal of up to $60,000.
CRA notes you can use both an FHSA qualifying withdrawal and an HBP withdrawal for the same home if you meet the conditions of each at the time of each withdrawal. HBP funds are repayable to your RRSP over 15 years, and the repayment grace period has been extended for first withdrawals made between 2022 and 2028. Eligibility, timing and contribution-room rules are detailed — confirm with your lender, accountant and CRA.
Verify before you rely: tax law, thresholds, rates and eligibility change, sometimes with little notice. These figures are summarised from the official sources linked above as at 13 November 2026 and are general information only — not tax, legal or mortgage advice. Have your own lawyer or notary public, accountant and lender confirm your eligibility, the amount and the current rules before you sign an offer or file a claim.
Official sources: CRA — Home Buyers' Plan · CRA — First home savings account (FHSA) · Financial Consumer Agency of Canada — Down payment
On this site: Buyer Guide
Who you are dealing with, in verifiable facts.
Fred Zhang PREC® is a Vancouver-based realtor and Founding Partner of Evermark Real Estate Services Inc. He has served Greater Vancouver buyers and sellers for 16 years, with 1,100+ homes sold and $1.2B+ in total sales volume, based on Fred's own records.
He was named to the Medallion Club Top 10% every year from 2011 to 2026, is bilingual in English and Mandarin, and works across resale, presale and project sales. Production and sales-volume figures are Fred's own records, not MLS®-published statistics.
Verify before you rely: general information only. Confirm any figure, date, measurement, school catchment, zoning or statement with your own licensed professionals and the relevant authority before you act on it.
On this site: About Fred · Client reviews
PREC stands for Personal Real Estate Corporation — a separately licensed BC corporation through which a licensed realtor provides real estate services and receives remuneration from the brokerage.
BCFSA requires both the individual and the corporation to be licensed at the same brokerage; the controlling realtor must own all voting shares. Using a PREC does not change the realtor's personal licence, their liability when providing real estate services, or their obligations to you as a client. It is a business and tax structure, not a higher qualification or an award.
Verify before you rely: general information only. Confirm any figure, date, measurement, school catchment, zoning or statement with your own licensed professionals and the relevant authority before you act on it.
Official source: BCFSA — Personal Real Estate Corporations
On this site: About Fred
The Medallion Club is Greater Vancouver REALTORS®' annual production-based recognition, set each year so that roughly the top 10% of members participating in MLS® qualify, using listing and selling points from reported sales. Fred has qualified every year from 2011 to 2026.
It is an award from the board based on sales activity — not a government licence, not a client-satisfaction rating and not a service-quality certification. You can verify any realtor's licence and disciplinary history independently on the BCFSA public register.
Verify before you rely: general information only. Confirm any figure, date, measurement, school catchment, zoning or statement with your own licensed professionals and the relevant authority before you act on it.
Official sources: Greater Vancouver REALTORS® (board that sets Medallion Club criteria) · BCFSA — public real estate resources (verify a licence)
On this site: About Fred · Sold records
Fred is licensed with Evermark Real Estate Services Inc., at #450-1200 W 73rd Ave, Vancouver, BC V6P 6G5. Call (778) 237-2577 or email [email protected].
The brokerage is independently owned and operated and is a member of Greater Vancouver REALTORS®. Fred replies personally to enquiries; there is no automated AI assistant or call centre on this website.
Verify before you rely: general information only. Confirm any figure, date, measurement, school catchment, zoning or statement with your own licensed professionals and the relevant authority before you act on it.
On this site: Contact · Find the office on Google Maps
Fred serves all of Greater Vancouver, with particular depth in Vancouver, Richmond and Burnaby, and also works in West Vancouver, Coquitlam, Surrey and Port Moody.
The live MLS® search on this site covers active listings across the whole Greater Vancouver REALTORS® board, not just Fred's own listings.
Verify before you rely: general information only. Confirm any figure, date, measurement, school catchment, zoning or statement with your own licensed professionals and the relevant authority before you act on it.
Official source: Greater Vancouver REALTORS® (board that sets Medallion Club criteria)
On this site: Live MLS® search · Homes by area
Process, money and the rules that actually decide a purchase.
Get a written mortgage pre-approval before you start viewing homes. It sets a realistic price ceiling and makes your offer credible to a seller.
Then define your must-haves and preferred areas, shortlist homes with Fred, view them, and make a written offer with protective subject conditions. Fred can introduce you to local mortgage professionals; the pre-approval itself comes from a lender or broker, not from a realtor.
Verify before you rely: tax law, thresholds, rates and eligibility change, sometimes with little notice. These figures are summarised from the official sources linked above as at 13 November 2026 and are general information only — not tax, legal or mortgage advice. Have your own lawyer or notary public, accountant and lender confirm your eligibility, the amount and the current rules before you sign an offer or file a claim.
Official source: Financial Consumer Agency of Canada — Down payment
On this site: Buyer Guide · Live MLS® search
In most BC residential sales the seller negotiates the total commission in the listing contract and a portion may be shared with the buyer's brokerage, so a buyer typically does not write a separate cheque for their agent's services.
Commission is fully negotiable in BC — BCFSA states there is no mandated standard rate. A realtor who represents you must disclose in writing any remuneration they expect to receive from a third party, including the seller, and the seller must receive a Disclosure to Sellers of Expected Remuneration showing the exact dollar amounts with each offer. If a buyer's agreement commits them to more than the seller offers, the buyer may have to make up the difference — get the disclosure in writing before you sign.
Verify before you rely: tax law, thresholds, rates and eligibility change, sometimes with little notice. These figures are summarised from the official sources linked above as at 13 November 2026 and are general information only — not tax, legal or mortgage advice. Have your own lawyer or notary public, accountant and lender confirm your eligibility, the amount and the current rules before you sign an offer or file a claim.
Official source: BCFSA — Consumer Guide to Disclosures (commission)
On this site: Contact Fred
The federal minimum is 5% of the first $500,000 of the purchase price, plus 10% of the portion from $500,000 up to $1,499,999; homes priced at $1,500,000 or more require 20% down.
For example, a $600,000 home needs $25,000 (5% of $500,000) plus $10,000 (10% of $100,000) = $35,000. A down payment under 20% normally requires mortgage loan insurance (CMHC, Sagen or Canada Guaranty), which protects the lender rather than you and is usually added to the mortgage. FCAC notes the minimum normally has to come from your own funds, and self-employed buyers or those with weaker credit may be asked for more.
Verify before you rely: tax law, thresholds, rates and eligibility change, sometimes with little notice. These figures are summarised from the official sources linked above as at 13 November 2026 and are general information only — not tax, legal or mortgage advice. Have your own lawyer or notary public, accountant and lender confirm your eligibility, the amount and the current rules before you sign an offer or file a claim.
Official sources: Financial Consumer Agency of Canada — Down payment · CMHC — Mortgage loan insurance
On this site: Mortgage calculator · Buyer Guide
Budget for BC Property Transfer Tax — 1% of the first $200,000 of fair market value, 2% of the portion from $200,000 to $2,000,000, 3% above $2,000,000, plus a further 2% on residential value over $3,000,000 — as well as lawyer or notary fees, title insurance, a home inspection, and property-tax and strata adjustments on the statement of adjustments.
On a $750,000 resale home the PTT alone is about $13,000 before any exemption. A qualifying first-time buyer can reduce it by up to $8,000; a qualifying newly built home can be fully exempt up to $1,100,000. GST generally applies to new construction, not to most used homes. These funds are usually paid through your legal professional's trust account a few days before completion and are not normally added to your mortgage.
Verify before you rely: tax law, thresholds, rates and eligibility change, sometimes with little notice. These figures are summarised from the official sources linked above as at 13 November 2026 and are general information only — not tax, legal or mortgage advice. Have your own lawyer or notary public, accountant and lender confirm your eligibility, the amount and the current rules before you sign an offer or file a claim.
Official sources: BC Government — Property transfer tax rates · BC Government — First time home buyers' exemption amounts · BC Government — Newly built home exemption · CRA — Sales by individuals of owner-occupied homes (GI-004)
On this site: Mortgage calculator · Buyer Guide
A subject-to offer is an offer that only becomes firm after the buyer satisfies or waives written conditions ("subjects") by a stated deadline — most commonly financing, a satisfactory home inspection, and review of strata documents.
The subject-removal date is written into the Contract of Purchase and Sale and is a hard deadline; missing it can put your deposit at risk. Fred tracks the deadline with you, but your lawyer or notary should explain the exact clauses of your contract.
Verify before you rely: tax law, thresholds, rates and eligibility change, sometimes with little notice. These figures are summarised from the official sources linked above as at 13 November 2026 and are general information only — not tax, legal or mortgage advice. Have your own lawyer or notary public, accountant and lender confirm your eligibility, the amount and the current rules before you sign an offer or file a claim.
On this site: Buyer Guide
Yes, for most residential resale purchases in BC the buyer has a non-waivable three-business-day cooling-off period after an offer is accepted, and exercising it costs 0.25% of the purchase price.
Weekends and holidays do not count, the buyer must give written notice to the seller, and no reason is required. Leased land, leasehold interests, auction sales, court-ordered sales and purchases under the Real Estate Development Marketing Act are among the exclusions. This right is separate from your subject conditions and cannot be waived by either party.
Verify before you rely: tax law, thresholds, rates and eligibility change, sometimes with little notice. These figures are summarised from the official sources linked above as at 13 November 2026 and are general information only — not tax, legal or mortgage advice. Have your own lawyer or notary public, accountant and lender confirm your eligibility, the amount and the current rules before you sign an offer or file a claim.
Official sources: BCFSA — Home Buyer Rescission Period · BC Government — Homes for People (housing measures)
On this site: Buyer Guide
Review the strata corporation's Information Certificate (Form B), bylaws and rules, recent meeting minutes, current budget and contingency reserve fund, depreciation report, insurance certificate, and any special levies, lawsuits or pending repairs before you remove subjects.
Also confirm rental and pet restrictions, parking and storage allocations, and whether the building allows the change you plan to make. Fred obtains the documents; your lawyer or notary should interpret them, because the answers affect what you can actually do with the home.
Verify before you rely: tax law, thresholds, rates and eligibility change, sometimes with little notice. These figures are summarised from the official sources linked above as at 13 November 2026 and are general information only — not tax, legal or mortgage advice. Have your own lawyer or notary public, accountant and lender confirm your eligibility, the amount and the current rules before you sign an offer or file a claim.
On this site: Homes by type · Buyer Guide
Generally no. The federal Prohibition on the Purchase of Residential Property by Non-Canadians Act, extended to January 1, 2027, restricts non-Canadians from buying residential property in census metropolitan areas including Metro Vancouver, with narrow exceptions for some work-permit holders, students, refugees and certain joint purchases with a Canadian spouse.
The Act is separate from BC's 20% additional property transfer tax on foreign buyers in Metro Vancouver, which applies where a purchase is otherwise permitted. Violations can carry a fine and a court-ordered sale. This law has an expiry date and may change — check CMHC and get written advice from your lawyer before relying on it.
Verify before you rely: tax law, thresholds, rates and eligibility change, sometimes with little notice. These figures are summarised from the official sources linked above as at 13 November 2026 and are general information only — not tax, legal or mortgage advice. Have your own lawyer or notary public, accountant and lender confirm your eligibility, the amount and the current rules before you sign an offer or file a claim.
Official sources: CMHC — Prohibition on the Purchase of Residential Property by Non-Canadians Act (FAQ) · Government of Canada — Two-year extension of the foreign buyer ban
On this site: Contact Fred
Pricing, costs, timing and what Fred actually delivers.
Fred determines value with a comparative market analysis (CMA): recent sold comparables near your property, active listings competing for the same buyers, days on market, and adjustments for condition, upgrades, layout and location.
Request a no-obligation home evaluation on the Selling page. It is a real assessment from Fred, not an instant algorithmic estimate — and it is an opinion of current market value, not an appraisal, a BC Assessment value or a guaranteed sale price.
Verify before you rely: general information only. Confirm any figure, date, measurement, school catchment, zoning or statement with your own licensed professionals and the relevant authority before you act on it.
On this site: Home evaluation · Sold records
No. BC Assessment is a mass appraisal produced for property-tax purposes with a fixed valuation date, while a CMA reflects what buyers are actually paying for comparable homes right now.
An assessed value can be above or below current market value depending on how the market has moved since the valuation date. Never set a listing price from the assessment alone — confirm with a current CMA and your own professionals.
Verify before you rely: general information only. Confirm any figure, date, measurement, school catchment, zoning or statement with your own licensed professionals and the relevant authority before you act on it.
On this site: Home evaluation
The largest cost is the commission you negotiate in the listing contract (with 5% GST charged on that commission), followed by lawyer or notary fees, any mortgage discharge or prepayment penalty, your share of property tax and strata adjustments, and optional preparation costs such as staging and repairs.
BCFSA states commission is completely negotiable and requires the exact dollar amounts to be disclosed to the seller on a Disclosure to Sellers of Expected Remuneration form with each offer. Ask Fred for an itemised estimate of your net proceeds before you list, and have your lawyer or notary confirm the final statement of adjustments.
Verify before you rely: tax law, thresholds, rates and eligibility change, sometimes with little notice. These figures are summarised from the official sources linked above as at 13 November 2026 and are general information only — not tax, legal or mortgage advice. Have your own lawyer or notary public, accountant and lender confirm your eligibility, the amount and the current rules before you sign an offer or file a claim.
Official source: BCFSA — Consumer Guide to Disclosures (commission)
On this site: Selling guide · Home evaluation
There is no fixed timeline. Days on market depend on pricing accuracy, property type, condition, neighbourhood and current inventory, and the completion and possession dates are negotiated separately in the contract.
Fred uses current Greater Vancouver REALTORS® monthly statistics and live competing listings for your specific segment to give you a realistic range. No realtor can promise a sale date, a sale price or a number of offers.
Verify before you rely: general information only. Confirm any figure, date, measurement, school catchment, zoning or statement with your own licensed professionals and the relevant authority before you act on it.
Official source: Greater Vancouver REALTORS® (board that sets Medallion Club criteria)
On this site: Monthly market report · Selling guide
A listing with Fred covers a comparative pricing strategy, professional photography and floor plans, video and short-form content, MLS®/IDX exposure, digital marketing and database campaigns, social distribution, managed open houses and private showings, structured buyer feedback, offer negotiation, and coordination through to completion.
The exact scope, timeline and any optional extras are set out in the listing agreement you sign. Ask for the deliverables in writing before you commit.
Verify before you rely: general information only. Confirm any figure, date, measurement, school catchment, zoning or statement with your own licensed professionals and the relevant authority before you act on it.
On this site: Selling guide · Videos
Usually only selectively. Fred walks the property first and recommends the small number of repairs, decluttering and presentation changes that are likely to pay back in your price band.
Overspending on renovations immediately before listing is one of the most common seller mistakes. Costs, returns and buyer preferences vary by property and by market — get the recommendation in writing and confirm any figure with your own contractor before spending.
Verify before you rely: general information only. Confirm any figure, date, measurement, school catchment, zoning or statement with your own licensed professionals and the relevant authority before you act on it.
On this site: Selling guide · Home evaluation
BC's home flipping tax took effect January 1, 2025 and taxes 20% of the net profit on a residential property sold within 365 days of purchase, tapering to zero at 730 days, with exemptions for certain life circumstances, related parties and builders.
It can also apply to assignments of presale contracts. Capital gains, the federal principal residence exemption and non-resident withholding may be relevant to the same sale, so speak to your accountant and lawyer — this FAQ is not tax advice.
Verify before you rely: tax law, thresholds, rates and eligibility change, sometimes with little notice. These figures are summarised from the official sources linked above as at 13 November 2026 and are general information only — not tax, legal or mortgage advice. Have your own lawyer or notary public, accountant and lender confirm your eligibility, the amount and the current rules before you sign an offer or file a claim.
Official sources: BC Government — BC home flipping tax · BC Government — Homes for People (housing measures)
On this site: Selling guide
How the tools work, and what you must check for yourself.
No. Property information on this site — including square footage, room dimensions, lot size, year built, number of rooms, strata fees, property taxes, list prices, availability, status, photos, floor plans, school catchments, zoning and development potential — comes from third-party MLS®/IDX feeds, public records, sellers, builders and other sources, and is not guaranteed.
These details can be incomplete, approximate, out of date, measured on a different basis, or changed without notice. Nothing on this site is a representation, warranty, appraisal, survey or contractual offer. Before you rely on anything: have the property independently measured, confirm school catchments in writing with the relevant school district, confirm zoning and development potential with the municipality, review strata documents with your lawyer, and verify price, taxes, fees and availability with your realtor and other licensed professionals.
Verify before you rely: general information only. Confirm any figure, date, measurement, school catchment, zoning or statement with your own licensed professionals and the relevant authority before you act on it.
On this site: Live MLS® search · Contact Fred
Open the live IDX search on the Properties page. It shows active listings across the entire Greater Vancouver REALTORS® board, refreshed automatically — not just Fred's own listings.
Filter by city, neighbourhood, price, property type and bedrooms, or enter an address or MLS® number directly. The feed is operated by a third-party IDX provider; always confirm availability and details with your realtor before making a decision.
Verify before you rely: general information only. Confirm any figure, date, measurement, school catchment, zoning or statement with your own licensed professionals and the relevant authority before you act on it.
Official source: Greater Vancouver REALTORS® (board that sets Medallion Club criteria)
On this site: Live MLS® search · Homes by type
The Sold Records page shows Fred's past transactions with the MLS® list price, sold date and property details, but closing sale prices are not published on this site.
The sold data feed covers transactions where Fred was the listing side; it does not purport to be a complete record of every transaction, nor does it include the buyer-side role. For a sold-price opinion on a specific home, contact Fred directly and verify through your own realtor and legal professional.
Verify before you rely: general information only. Confirm any figure, date, measurement, school catchment, zoning or statement with your own licensed professionals and the relevant authority before you act on it.
On this site: Sold records · Contact Fred
The Buyer Guide contains a monthly Greater Vancouver REALTORS® market report, a comparison of current mortgage rates from major Canadian lenders, and a working mortgage calculator that includes CMHC insurance logic.
Those figures are indicative snapshots with a stated update date, not live quotes or advice. Rates and market statistics change constantly — confirm with your lender and the board's own published data before you rely on them.
Verify before you rely: general information only. Confirm any figure, date, measurement, school catchment, zoning or statement with your own licensed professionals and the relevant authority before you act on it.
Official source: Greater Vancouver REALTORS® (board that sets Medallion Club criteria)
On this site: Buyer Guide
There is no automated AI assistant on this website. Fred follows up on enquiries personally.
Use the contact form, the Make Appointment button, or call (778) 237-2577 for time-sensitive questions. Nothing on this site generates automated legal, tax or valuation advice.
Verify before you rely: general information only. Confirm any figure, date, measurement, school catchment, zoning or statement with your own licensed professionals and the relevant authority before you act on it.
On this site: Contact Fred · Make an appointment
What happens after the offer, and who does what.
You satisfy or waive your subjects by the deadline, pay the deposit into the brokerage trust account, your lender finalises the mortgage, and your lawyer or notary registers the transfer at the Land Title Office on the completion date; keys are normally released on the possession date.
Completion, possession and adjustment dates are negotiated in the contract and are often different days. Fred coordinates the timeline with your lender and legal professional, but only your lawyer or notary can give legal advice or register title.
Verify before you rely: tax law, thresholds, rates and eligibility change, sometimes with little notice. These figures are summarised from the official sources linked above as at 13 November 2026 and are general information only — not tax, legal or mortgage advice. Have your own lawyer or notary public, accountant and lender confirm your eligibility, the amount and the current rules before you sign an offer or file a claim.
On this site: Buyer Guide · Contact Fred
Yes. A BC lawyer or notary public handles the title search, transfer and mortgage documents, trust-account funds, statement of adjustments and Land Title Office registration, and applies for any property transfer tax exemption on your behalf.
Your realtor cannot give legal advice, interpret a contract for you or register title. Choose your legal professional early, ideally before you write an offer.
Verify before you rely: tax law, thresholds, rates and eligibility change, sometimes with little notice. These figures are summarised from the official sources linked above as at 13 November 2026 and are general information only — not tax, legal or mortgage advice. Have your own lawyer or notary public, accountant and lender confirm your eligibility, the amount and the current rules before you sign an offer or file a claim.
Official source: BC Government — First time home buyers' program
On this site: Buyer Guide
No. School catchments, zoning, permitted uses, development potential, future infrastructure and neighbourhood boundaries can and do change, and no statement on this website is a guarantee.
Always confirm in writing with the relevant school district, the municipality, your lawyer and any other qualified professional before making an offer. Do not rely on a listing description, a map, a third-party site or an AI-generated summary for these decisions.
Verify before you rely: general information only. Confirm any figure, date, measurement, school catchment, zoning or statement with your own licensed professionals and the relevant authority before you act on it.
On this site: Contact Fred
Yes — Fred works across resale, presale and project sales throughout Greater Vancouver.
The Projects page lists developments Fred has sold in, and the Presale page has a city filter. Presale contracts have different disclosure rules, timelines, GST treatment and assignment terms from resale purchases; review every document with your lawyer before signing, and never rely on a marketing brochure or a projection.
Verify before you rely: general information only. Confirm any figure, date, measurement, school catchment, zoning or statement with your own licensed professionals and the relevant authority before you act on it.
Use the Make Appointment button in the header, the Home Evaluation form on the Selling page, the contact form, or call (778) 237-2577.
The office is at #450-1200 W 73rd Ave, Vancouver, BC V6P 6G5. Fred replies personally; there is no automated assistant.
Verify before you rely: general information only. Confirm any figure, date, measurement, school catchment, zoning or statement with your own licensed professionals and the relevant authority before you act on it.
On this site: Make an appointment · Contact Fred · Home evaluation
Every figure above is summarised from these primary sources. Open them to read the full rules and the current wording. Government rules and thresholds change — the official page always prevails over this summary.
Talk to Fred directly — no automated assistant, no pressure. He will point you to the right professional if the answer is not his to give.
Contact Fred Make Appointment