The market has shifted again, and many clients are asking thoughtful, practical questions before making a move.
In Metro Vancouver, January 2026 started slower than typical, with lower sales activity and below-average new listings, while interest rates have held steady recently.
Whether you are planning to buy, sell, or do both, these are the ten most relevant questions I am hearing right now, along with how I guide clients through each one.
1) Is now a good time to buy in Metro Vancouver, or should I wait?
Short answer: It depends more on your life timing and financing readiness than on trying to perfectly time the market.
January 2026 data shows sales were meaningfully below typical seasonal levels in Metro Vancouver, which can create negotiating opportunities for prepared buyers.
At the same time, waiting for a “perfect bottom” is rarely a reliable strategy. The buyers who typically do best are the ones who:
- Have financing pre-approval in place
- Know exactly what property type and neighborhood they want
- Can act decisively when value appears
If your budget is stable and your time horizon is long enough, today’s softer activity can be an advantage.
2) Are interest rates expected to fall soon, and how should I plan around that?
The Bank of Canada held its policy rate at 2.25% on January 28, 2026, and the next scheduled announcement is March 18, 2026.
For planning, I recommend avoiding single-outcome assumptions such as “rates will definitely drop soon.” Instead, build a decision framework:
- Affordability at today’s rate: Can you comfortably carry payments now?
- Stress-tested affordability: If your payment rises at renewal, are you still comfortable?
- Flexibility: Keep liquidity for closing costs, moving, and post-purchase adjustments.
If rates ease later, that can be upside. But your base plan should already work without relying on rate forecasts.
3) How competitive is the market right now for buyers?
Compared with more aggressive periods, buyers currently have more room for due diligence in many segments, especially where listings are stale or pricing started too high. January 2026 activity was slower than the 10-year seasonal norm.
That said, “the market” is not one market. Conditions vary by:
- Neighborhood
- Product type (detached, townhouse, condo, presale)
- Price band
- Property quality and presentation
Well-priced, move-in-ready homes can still attract strong interest. Strategy matters more than headlines.
4) Should sellers list now or wait for spring?
If your property is prepared and priced strategically, listing now can make sense because you may face less competing inventory than in peak spring periods. At the same time, buyer traffic may be lighter, so presentation and pricing precision become even more important.
For sellers, I usually evaluate:
- Competing inventory today in your micro-market
- Your property readiness (repairs, staging, photos, marketing assets)
- Your next move risk (especially if you are also buying)
A well-executed launch in a slower market can outperform a rushed spring listing.
5) What is the single biggest mistake buyers are making today?
Underestimating total ownership cost.
Purchase price is only one part of the decision. A realistic plan includes:
- Mortgage payment
- Strata fees (if applicable)
- Property tax
- Utilities
- Insurance
- Maintenance reserve
- Closing costs and adjustments
I advise clients to underwrite the full monthly carrying cost first, then decide what purchase price range keeps life comfortable.
6) What is the single biggest mistake sellers are making today?
Overpricing at launch and hoping the market catches up.
In today’s conditions, first impressions are decisive. A listing that sits too long often ends up helping buyers negotiate more aggressively later. The first pricing decision is often the most important one.
The best current approach is:
- Data-backed pricing
- Strong preparation
- Excellent marketing execution from day one
- Clear offer strategy (including pre-emptive scenarios)
7) How are BC tax and policy changes affecting short hold periods and assignments?
This is now a major planning topic. BC’s home flipping tax applies to profits from dispositions of residential property (including certain presale contract dispositions), generally when the holding period is under 730 days, unless an exemption applies. The tax framework took effect January 1, 2025.
Practical takeaway: if you are buying with a short intended hold, or considering assignment strategies, review tax implications with qualified tax and legal professionals before committing.
8) Are there any mortgage rule changes that help first-time buyers?
Yes. Federal mortgage policy changes introduced 30-year insured amortizations for first-time buyers purchasing new builds (effective August 1, 2024), which can improve monthly payment affordability.
This can be meaningful for clients considering new construction or certain presale pathways, but eligibility and lender-specific underwriting still matter. Always verify current insurer and lender criteria before structuring your offer.
9) For buyers, what is the right order of operations before writing offers?
A disciplined sequence reduces stress and expensive errors:
- Confirm financing and payment comfort zone
- Define non-negotiables (location, layout, building quality, timeline)
- Review recent comparable sales and active competition
- Conduct building and document due diligence (if strata)
- Build offer terms based on risk tolerance and market conditions
- Decide in advance your walk-away line
Most avoidable regrets happen when buyers skip steps 3 to 5.
10) For sellers, what should I do in the 30 days before listing?
If you want stronger outcomes, invest in pre-listing preparation:
- Complete essential repairs and touch-ups
- Declutter and stage for target buyer profile
- Prepare high-quality photography, floor plan, and compelling copy
- Build a launch calendar (coming-soon, email, social, buyer-agent outreach)
- Set a pricing strategy tied to real comparables and response scenarios
In slower or mixed markets, preparation quality often widens the gap between average and excellent results.
Final Thoughts
In 2026, successful real estate decisions are less about prediction and more about preparation.
For buyers, that means affordability discipline and due diligence.
For sellers, it means pricing strategy and professional launch execution.
If you are planning a move in Metro Vancouver, I can help you build a step-by-step strategy tailored to your timeline, risk tolerance, and neighborhood focus.