The Vancouver Life Real Estate Podcast

Canada’s housing market just dropped a fresh set of numbers, and depending on your lens, the story looks like either the start of a recovery - or the next chapter in a much longer crisis. In this episode of The Vancouver Life Real Estate Podcast, we take a comprehensive look at the national sales figures, falling rental rates, long-term home price forecasts, softening inflation, and the controversial foreign buyer ban. The narrative forming around Canadian real estate is one of contradiction - where current data trends directly oppose the longer-term projections.Starting with national home sales, July marked the fourth straight month of gains, with sales rising 3.8% month-over-month and a cumulative 11.2% increase since March. The GTA led the rebound, surging 35.5% from spring lows. Year-over-year, sales rose 6.6%. However, new listings and inventory remained virtually flat, with total active listings up 10.1% from last year. Despite these gains, sales volumes remain historically low. Benchmark prices are still down 3.4% compared to last year, though average prices are up a modest 0.6%, painting a picture of a market in limbo — balanced, but directionless.On the rental front, data from Rentals.ca and Urbannation shows a surprising national decline of 3.7% in average rents, bringing the Canadian average to $2,121/month. Vancouver saw a notable 9% drop year-over-year, with tenants now spending 37.5% of their income on rent — well above the 30% affordability threshold. One-bedroom units in North Vancouver now average $2,630, the highest in the country. However, the GTA presents a dramatically different picture. A report shows that Toronto is on track for a 235,000-unit rental deficit over the next decade, driven by a collapse in condo presales and a 50% drop in housing starts. Meanwhile, a new long-term forecast from Concordia University suggests that Vancouver detached home prices, currently averaging $2.4 million, could reach $3 million by 2032. Even if housing completions double — a goal many doubt is achievable — prices are still projected to rise to $2.8 million. On paper, this equates to a manageable 3.2% annual increase, yet it underscores the structural imbalance in supply and demand that continues to define Vancouver’s market.One of the most thought-provoking topics in this episode is the renewed conversation around Canada’s foreign buyer ban. Developers are lobbying to lift the ban for pre-construction units to revive sales, but public sentiment remains firmly opposed. Yet few acknowledge the irony: Canadians are the second-largest group of foreign buyers in the U.S., purchasing $6.2 billion worth of real estate in the past year. While countries like New Zealand and Switzerland restrict foreign ownership, Canadians remain free to buy abroad without similar restrictions. The U.S. has not imposed any such ban — and Canadians continue to snap up property there, especially in Florida.Ultimately, this episode doesn’t offer a clean conclusion because the data doesn’t either. Sales are up, but from record lows. Prices are down, but future projections remain more bullish. Rents are falling in the West but threaten to explode in the GTA in the years to come.  _________________________________ Contact Us To Book Your Private Consultation: 📆 https://calendly.com/thevancouverlife Dan Wurtele, PREC, REIA 604.809.0834 dan@thevancouverlife.com Ryan Dash PREC 778.898.0089 ryan@thevancouverlife.com www.thevancouverlife.com

The Canadian real estate landscape is undergoing a tectonic shift. This week’s episode dives deep into the fast-moving changes reshaping how Canadians think about buying, building, and even owning their homes. From pre-sale condo collapses to landmark legal rulings, the real estate rulebook is being rewritten in real time.Toronto’s pre-construction condo market has plunged to its lowest sales levels in over 30 years. With 57 months of unsold inventory (5x the long-term average), developers are frozen. This isn’t just a housing problem — it’s a credit crisis. When developers can’t sell, they can’t refinance or start new projects, and that slowdown ripples through the economy, triggering job losses, GDP contraction, and shrinking tax revenues. Already, 22,000 construction jobs have been lost across Canada.One bold proposal gaining traction could dramatically lower the cost of new homes — without cutting a single development charge. It’s called the Direct-to-Buyer Development Charge System, where instead of developers burying fees into the final home price (then layering taxes and financing costs), buyers would pay DCs directly to the city at closing. The result? On an $800,000 home, buyers could save up to $68,000. It’s a rare win-win: cities keep their funding, developers lower their pricing, and buyers skip tax-on-tax penalties. But to work, all three levels of government would need to cooperate — and that’s the biggest hurdle.Perhaps the most profound shift this week? The B.C. Supreme Court’s decision to grant Aboriginal title over significant land in Richmond, including areas held under private and Crown ownership. For the first time, fee-simple title — the gold standard of ownership — was ruled “defective and invalid” in part. This ruling has massive implications for property law, title insurance, financing, and long-term investor confidence. An 18-month moratorium has been put in place for negotiation — but the uncertainty could put an even deeper freeze on real estate activity across B.C.From failing condo sales and falling land prices to new ownership models and legal ambiguity — the way Canadians perceive real estate is being reshaped at an unprecedented pace. Whether you're a buyer, seller, investor, or policy maker, this episode unpacks the trends, risks, and opportunities redefining the market.🎧 Tune in for the full breakdown and what it means for your next move.#CanadianRealEstate #TorontoCondos #BCHousingCrisis #BuildingPermits #JobsReport #LandPrices #DCCReform #IndigenousLandRights #PropertyOwnership #RealEstatePodcast #VancouverRealEstate _________________________________ Contact Us To Book Your Private Consultation: 📆 https://calendly.com/thevancouverlife Dan Wurtele, PREC, REIA 604.809.0834 dan@thevancouverlife.com Ryan Dash PREC 778.898.0089 ryan@thevancouverlife.com www.thevancouverlife.com

Canada’s Housing Market Is Hitting a Breaking Point — and the August 2025 numbers prove it.Vancouver home prices have slipped to their lowest level in over two years. Toronto prices? Wiped back to 2020 levels — erasing nearly all the gains from the pandemic boom. Inventory is piling up, sales are stagnant, and in some cases, sellers are watching hundreds of thousands in value disappear.Meanwhile, the rental market — long thought to be untouchable — is cracking. Landlords are offering months of free rent to lure tenants, vacancy rates are climbing, and incentive-adjusted rents are falling fast. Investors are quietly exiting, major developers are hitting pause, and Canada’s construction pipeline is suddenly at risk.It’s not just housing feeling the pinch. Job vacancies have plunged to an 8-year low, the labour market is weakening at a worrying pace, and more Canadians are putting off retirement entirely — not by choice, but because the rising cost of living has left them with little or nothing to save. The “Bank of Mom & Dad” is under strain, debt is rising among older Canadians, and an entire generation is staring down the possibility of working well into their 70s.In this episode, we break down:The August 2025 Vancouver housing stats — including the first-ever July sales increase over June in history.Why Toronto’s home prices are in full reversal mode.How the rental market is shifting — and why that could mean less housing built in the years ahead.The growing economic pressures that are reshaping how Canadians live, work, and retire.The rise in foreclosures and what it signals for the months ahead.This isn’t just another market update — it’s a snapshot of a housing and economic system under pressure from all sides. Whether you’re a homeowner, renter, investor, or simply trying to understand where Canada’s economy is headed, this is an episode you can’t afford to miss.Watch to the end, then let us know in the comments: Do you think this is the start of a slow decline — or a sharper correction waiting to happen? _________________________________ Contact Us To Book Your Private Consultation: 📆 https://calendly.com/thevancouverlife Dan Wurtele, PREC, REIA 604.809.0834 dan@thevancouverlife.com Ryan Dash PREC 778.898.0089 ryan@thevancouverlife.com www.thevancouverlife.com

Canada’s real estate industry is officially in crisis mode.In this week’s episode, we break down why some of the country’s most powerful developers — names like Polygon, Westbank, Beedie, and Mosaic — have joined forces to publicly plead for help. From record-breaking drops in pre-construction sales to massive project cancellations and widespread layoffs, the development industry is sounding the alarm louder than ever.Why now? Because new housing starts are collapsing. Because financing has dried up. And because if nothing changes, tens of thousands more jobs are on the line.So what are they asking for? A controversial — and potentially game-changing — solution: lifting the foreign buyer ban to unlock critical investment capital. Is this the lifeline the industry needs, or just another band-aid on a broken system?We explore both sides of this heated issue and propose alternative solutions, including government-backed construction financing to ensure new homes can still be built for Canadians — by Canadians.Plus:🏦 What the latest Bank of Canada rate hold really means for buyers and mortgage rates📉 Arrears data that may surprise you — and why Canadians are still paying on time🏘️ How the multiplex movement is growing — but faces new challenges in affordability and design📊 July 2025 sales just broke a decades-long trend, and it could signal a major market shiftIf you're a buyer, investor, developer, renter, or anyone tied to Canada’s housing economy — this is an episode you don’t want to miss. The real estate industry is standing on a cliff, and the decisions made in the coming weeks could shape the future of housing for years to come.Watch now and join the conversation. Your thoughts matter.Job Loss Video:  https://www.youtube.com/watch?v=zVC-UCbXO3M Real Estate Crash Video: https://www.youtube.com/watch?v=zM8O3075hjA&t=9s   _________________________________ Contact Us To Book Your Private Consultation: 📆 https://calendly.com/thevancouverlife Dan Wurtele, PREC, REIA 604.809.0834 dan@thevancouverlife.com Ryan Dash PREC 778.898.0089 ryan@thevancouverlife.com www.thevancouverlife.com

Feeling like you’re working harder and getting less? You’re not alone — and the numbers prove it.This week’s episode of The Vancouver Life Real Estate Podcast takes a hard look at how Canada’s exploding tax burden, runaway deficits, and fleeing capital are colliding with the nation’s housing market. We connect the dots between Ottawa’s unchecked spending, falling investor confidence, and a real estate sector stuck in a high-stakes slowdown.Let’s start with the core issue: Taxes. The average Canadian household earning $114,000 now pays over $48,000 in taxes — that’s 42% of gross income, up 181% since 1961 after inflation. And yet, despite this massive government take, Canada is operating without a federal budget, projecting a $92 billion deficit — possibly rising to $147 billion — one of the largest in Canadian history outside of COVID spending.The result? Investors are running. A staggering $83.8 billion in capital has fled Canada since February, 90% of it heading to the U.S. It’s the largest recorded outflow in recent memory and a clear vote of no confidence in Canada’s fiscal policies. Canadians themselves are turning to U.S. markets, pouring $14.2 billion into U.S. stocks in May alone, more than 4x last year’s volume.Real estate is taking a direct hit. In Toronto, the new condo market is oversaturated. Urbanation forecasts over 31,000 completions in 2025 — 74% higher than the long-term average. With 64,000+ units under construction, we’re building faster than we’re buying. The result? Rising inventory, few new launches, and a ticking time bomb for pricing — especially if rates remain elevated.In Vancouver, the BC government has stepped in with “relief” for developers by backstopping $250 million in DCC feesto keep projects alive. But make no mistake — this isn’t a discount. It’s a taxpayer-funded subsidy. You are footing the bill, even as housing remains out of reach for many.Rents are shifting, too. Vancouver’s 1-bedroom unfurnished rents rose $9 to $2,232/month, though still lower than last year. West Van remains highest at $2,617. But in Burnaby, rents are falling fast, down 7.6% year-over-year, with some neighbourhoods like Central Burnaby dropping over 16%.Why hasn’t the market crashed yet? Equity. The average Canadian homeowner has 74% equity in their home — that’s $511K on a $691K home. In Vancouver, the average homeowner sits on $868K in equity. That’s why we’re not seeing widespread foreclosures or a true collapse. Homeowners still have leverage — for now. Mortgage dynamics are changing. Since 2022, mortgage debt is increasing for Canadians 55+ while decreasing among those under 35. Why? Older Canadians are taking on debt to help their children — or to cover rising living costs. The “Bank of Mom & Dad” is becoming the central lender of last resort.Real estate sentiment is weak. After a short-lived spring rebound, confidence is flatlining, echoing what we’re seeing in sales volumes. Buyers are hesitant, sellers are holding back, and uncertainty is the only constant.Where are rates headed? With inflation lingering and capital fleeing, don’t expect the Bank of Canada to cut anytime soon. Fixed mortgage rates remain in the mid 4% range, while the U.S. holds firm at nearly 7%. The result? A stagnant, supply-heavy, high-cost housing market — with no easy way out. _________________________________ Contact Us To Book Your Private Consultation: 📆 https://calendly.com/thevancouverlife Dan Wurtele, PREC, REIA 604.809.0834 dan@thevancouverlife.com Ryan Dash PREC 778.898.0089 ryan@thevancouverlife.com www.thevancouverlife.com

In this week’s episode of The Vancouver Life Real Estate Podcast, we unpack a tidal wave of economic data that’s painting a clear — and sobering — picture for Canada’s housing and financial landscape. The big headline? There will be no rate cut in July. Inflation is ticking up again, job numbers came in scorching hot, and bond yields are surging — all of which are keeping fixed mortgage rates in the uncomfortable mid-4% range.— We begin with an announcement for homeowners: our team is hosting a live webinar that breaks down how Bill 44 (the Small-Scale Multi-Unit Housing Initiative) is reshaping Vancouver’s real estate game. With over 700 building permits already submitted between Vancouver and Burnaby and projects under construction right now, homeowners can now partner with developers, leverage new zoning allowances, and walk away with up to $1 million more than a traditional home sale. Curious? We’ll show you real numbers, real case studies, and a clear step-by-step process on how to get involved. Register at www.thevancouverlife.com/multiplex Next, we highlight the launch of our latest project, Sarena, a new 7-unit boutique townhome development in Richmond. Each 3-bed, 3-bath home is priced under $1M, allowing first-time buyers to claim the GST rebate while enjoying private outdoor space, timeless design, and air conditioning. Visit SarenaLiving.com for details.— On the macro side, Canada’s June jobs report beat expectations, adding 83,100 jobs instead of the predicted 3,000 loss. While impressive on paper, most were part-time roles. Youth unemployment remains stuck at 14.2%, and wage growth continues to outpace inflation. Speaking of inflation — it’s back up to 1.9%, and core measures remain sticky. That’s why bond markets are pricing in zero chance of a July rate cut.We then shift to the June housing data for Canada: home sales are up modestly month-over-month and year-over-year, especially in the GTA. Inventory is hovering just below long-term averages, and national home prices are down only 1.3% year-over-year. It’s what we call a "flatline market" — stable, slow-moving, and possibly already past the bottom of this cycle.Toronto gets its own spotlight. While condo prices are down 22% from peak and back to March 2021 levels, cash flow metrics are improving. Negative carry is down from -$950/month to -$300, and factoring in mortgage pay down, investors are now in slightly positive territory. Still, sales are tepid and inventory is high — a tipping point is coming, but we’re not there yet.Then comes the gut punch: Toronto’s pre-sale condo market is collapsing. Q2 saw only 502 new condo sales — a shocking 91% below the 10-year average. Over 4,300 units have been cancelled since 2024, and inventory has ballooned to 60 months of unsold stock. Developers are pulling back, new launches are rare, and some are converting to rentals to stay afloat.This episode is a wake-up call and a roadmap — whether you’re a homeowner, investor, or buyer, understanding what’s happening beneath the headlines is critical to making informed real estate decisions in 2025.👉 Register for our free webinar at www.thevancouverlife.com/multiplex 👉 Explore Richmond’s newest townhomes at SarenaLiving.com _________________________________ Contact Us To Book Your Private Consultation: 📆 https://calendly.com/thevancouverlife Dan Wurtele, PREC, REIA 604.809.0834 dan@thevancouverlife.com Ryan Dash PREC 778.898.0089 ryan@thevancouverlife.com www.thevancouverlife.com

Even with high interest rates, record-breaking mortgage renewals, a historic surge in pre-sale inventory, and the highest resale listings we've seen in over a decade, Vancouver real estate prices haven’t crashed. Over the past 12 months, prices have only declined 2.8%, and though they’re down 7% from the peak three years ago, they’re still up 12% compared to five years ago.So, the obvious question is: Why?Why have home prices remained so stable—especially when consumer sentiment is low, lending standards are tighter than ever, and the economic outlook feels bleak? The answer lies in a series of critical financial indicators that reveal the underlying resilience of the Canadian housing market.Let’s start with household net worth, which reached a record $17.7 trillion in Q1 2025, up 0.8% in the quarter and a staggering 82% over the last decade. Debt-to-disposable income has improved to 172%—a 10-year low—and the debt servicing ratio is down from last year’s peak. Most significantly, Canada’s asset-to-debt ratio now stands at $6.68 to $1, near all-time highs. This means Canadians, on average, hold six times more assets than they owe in debt.This growing wealth has profound implications. Over 50% of Vancouver homes are mortgage-free. And when sellers don't get their desired price, they’re increasingly choosing to delist rather than drop their asking price. In May, delistings jumped 47% year-over-year. This is not a market where sellers are forced to capitulate—many are simply choosing to wait.That said, this resilience doesn’t reflect the experience of younger Canadians. Homeownership remains elusive, and as Boomers eventually look to sell, there’s real concern about whether younger buyers will have the purchasing power to step in—unless wealth starts being more evenly distributed.Even insolvency data suggests a market in transition. While consumer insolvencies fell 2.6% in May, they’re still 7.6% higher than pre-pandemic levels. Business insolvencies are down 13.3% year-over-year, indicating stabilization, but we’re far from robust economic health.And a deeper divide is growing. The Bank of Canada’s latest vulnerability report shows the highest share of delinquent borrowers in a decade—now at 2.6%. People are skipping payments on retail installment loans, credit cards, and car loans before defaulting on their mortgage or HELOC. This reflects rising stress among middle-income Canadians, the group that drives the broader economy—and that stress is slowing GDP and pushing unemployment higher.Meanwhile, developers are facing their own struggles. But a recent win: the BC government now allows 75% of development fees to be deferred until occupancy, easing the upfront financial burden. In Burnaby, for example, that could mean deferring up to $375,000 on a sixplex—money that can be used to fund construction instead.This episode breaks it all down: the financial landscape, the market psychology, the policy shifts, and what it all means for buyers, sellers, renters, and developers. Whether you’re navigating the market today or preparing for what’s next—this is a must-watch.Subscribe for more Vancouver real estate insights, and don’t forget to check the links in the description for how to connect with us directly! _________________________________ Contact Us To Book Your Private Consultation: 📆 https://calendly.com/thevancouverlife Dan Wurtele, PREC, REIA 604.809.0834 dan@thevancouverlife.com Ryan Dash PREC 778.898.0089 ryan@thevancouverlife.com www.thevancouverlife.com

Dive into Vancouver's real estate market where affordability has been a lingering issue. The Housing Affordability Index reveals homes have never been truly affordable for 40 years, with current rates still alarming at 55%. Inflation and mortgage costs are significant factors, impacting both consumer behavior and rental markets. As sales decline and the market cools, experts foresee further challenges ahead for buyers and sellers alike. Insights on pricing strategies and future forecasts keep listeners engaged with the evolving landscape.

In this week’s episode, we’re diving deep into one of the most dramatic real estate stories in Canadian history — the Fraser Valley housing boom and bust. During the COVID-era market frenzy, the Fraser Valley became a magnet for buyers looking to escape the city. Between 2020 and 2022, prices in cities like Abbotsford skyrocketed, with the average home price doubling from $500,000 to over $1 million in just two years. Fueled by low interest rates, remote work freedom, and the desire for more space at a better price, the Valley quickly became one of the fastest-appreciating regions in the country.But the surge didn’t last.Since the Bank of Canada began raising interest rates in 2022, the Fraser Valley has undergone a rapid reversal. With interest rates now hovering around 5%, the market has softened dramatically, and prices are down approximately 25% from peak levels. In this episode, we’re joined by Fraser Valley real estate advisor Conor Kelly, who walks us through the highs, lows, and what’s next for this once red-hot market. From forced sales and shrinking equity to renewed commuting realities and a cooling demand, we explore how some homeowners are being pushed to sell at a loss and leave the Valley altogether.We begin by setting the stage with a look at the Fraser Valley before the pandemic. What was this market like pre-2020? And how did it shift so aggressively once the pandemic hit? Conor shares his on-the-ground insights into the feeding frenzy that took hold between 2020 and 2022, as well as how quickly sentiment shifted when interest rates started climbing.Next, we bring things to the present. The Greater Vancouver market is facing high inventory, slowing sales, and flat-to-declining prices — but is the Fraser Valley operating on a similar trajectory, or is it behaving independently? Conor compares the two markets and helps us understand how local dynamics, migration trends, and economic pressures are shaping today’s Valley.We also explore an issue that’s starting to impact the entire province — population decline. For the first time outside of pandemic anomalies, BC recorded a population contraction. And while Vancouver grabs the headlines, Conor breaks down how this trend is unfolding in the Valley and what it could mean for long-term demand.Then we turn to the pre-sale market, a sector facing serious challenges in Vancouver and Toronto, where developer bankruptcies and collapsing buyer confidence are freezing future supply. How is the pre-construction market faring in the Valley? Are developers hitting pause, or is there opportunity for those with longer timelines?Finally, we look ahead. What does Conor think is in store for the Fraser Valley over the next few years? Will prices rebound? Will affordability improve? And what should buyers or potential movers know before deciding to make the Valley their home?Whether you’re a buyer, seller, investor, or just curious about where BC’s real estate market is headed, this episode offers critical insights into one of the most volatile and revealing markets in the country. Don’t miss this one — hit play to hear what’s really going on in the Fraser Valley. _________________________________ Contact Us To Book Your Private Consultation: 📆 https://calendly.com/thevancouverlife Dan Wurtele, PREC, REIA 604.809.0834 dan@thevancouverlife.com Ryan Dash PREC 778.898.0089 ryan@thevancouverlife.com www.thevancouverlife.com

Canada is entering a new and unfamiliar chapter—one defined not by explosive population growth, but by a dramatic slowdown that could rewrite the country’s real estate narrative. In fact, Canada just recorded one of the lowest levels of population growth seen in over 70 years. Only two other quarters in modern history have posted weaker numbers: the height of pandemic lockdowns in 2020 and the global energy downturn of 2015. But now, for the first time outside of a crisis, population growth is grinding to a near halt—and the implications for housing are massive.Ontario and British Columbia—two provinces that have long driven real estate demand—actually saw population declines in Q1 2025, with Ontario contracting by 5,700 people and B.C. by 2,400. That’s virtually uncharted territory for regions that typically lead the country in net migration and property price acceleration. The federal government’s 2024 decision to scale back immigration targets—both temporary and permanent—has now triggered six consecutive quarters of slowing growth. Meanwhile, non-permanent resident totals dropped by over 61,000, even as deaths outpaced births by more than 5,600. What we’re witnessing is a foundational demographic shift—one that’s sending ripples through every corner of the housing market.This episode of The Vancouver Life Podcast dives deep into what this demographic reversal means for real estate prices, rental demand, construction starts, and investor sentiment. With record-breaking levels of purpose-built rentals under construction and fewer people arriving to occupy them, we expect continued downward pressure on rental rates. In fact, Metro Vancouver rents have dropped $114 over the past year, including $52 in the last month alone, bringing average monthly rent to $2,223. Even furnished units now offer only marginal premiums, making furniture investments for landlords a poor ROI.As demand slows, so do housing prices. Canada’s national benchmark price fell for the sixth consecutive month in May, landing at $690,900—the same level we saw in May 2021 and nearly 18% below the 2022 peak. Inventory is rising, with more than 200,000 listings on the market nationwide, yet buyer sentiment remains fragile. Though sales inched up in May, they are still down over 4% year-over-year. And the only provinces seeing real price gains are smaller markets like Manitoba and Newfoundland—while the heavyweights of B.C. and Ontario drag the national average down.Housing starts are falling too. In B.C., starts dropped 29% from April to May alone. Multi-family builds fell even harder—down 33% month-over-month and 19% compared to last year. The six-month moving average for starts has dropped 30% since its peak in 2023, and that trend is expected to continue. Cities like Nanaimo and Kelowna have seen construction plummet by as much as 75% and 45%, respectively. The result? The pipeline of new housing is drying up—just as rental supply is peaking and demand is waning. _________________________________ Dan’s New Channel:  www.youtube.com/@VancouversTopRealtor Ryan’s New Channel: www.youtube.com/@ryan_thevancouverlife  _________________________________ Contact Us To Book Your Private Consultation: 📆 https://calendly.com/thevancouverlife Dan Wurtele, PREC, REIA 604.809.0834 dan@thevancouverlife.com Ryan Dash PREC 778.898.0089 ryan@thevancouverlife.com www.thevancouverlife.com