It depends on the purchase price. For homes up to $500,000, the minimum is 5%. For the portion of the price between $500,000 and $1,500,000, the minimum is 10%. Homes priced at $1,500,000 or more require at least 20% down, since they no longer qualify for mortgage default insurance. A larger down payment can also reduce or eliminate your mortgage insurance premium.

Plan for BC Property Transfer Tax, legal or notary fees, a home inspection, property insurance starting on closing day, and adjustments for prepaid utilities or property taxes. As a rough guide, budget an additional 1.5% to 4% of the purchase price for these costs.

BC Property Transfer Tax is calculated in brackets: 1% on the first $200,000, 2% on the portion between $200,000 and $2,000,000, 3% on the portion between $2,000,000 and $3,000,000, and 5% on the portion above $3,000,000. First time buyers may qualify for a full or partial exemption on homes priced up to about $860,000, so ask me early if this might apply to you.

Yes, and it's one of the best first steps you can take. A pre-approval tells you what you can comfortably afford, locks in an interest rate for a set period, and lets you move quickly and confidently when you find the right home, which matters in a competitive market.

A subject clause, sometimes called a condition, gives you time after your offer is accepted to complete key steps, such as securing financing, reviewing a home inspection, or reviewing strata documents, before the deal becomes final. Removing subjects means you're firmly committed, so I'll always walk you through what to include and why.

Canada's ban on non-Canadians purchasing residential property is currently in effect through January 1, 2027. There are exceptions, including recreational properties and certain permit holders, so if this applies to you, let's talk through your specific situation early in the process.

Your BC Assessment value is used mainly for property tax purposes and is based on prior year data. Market value is what buyers are actually willing to pay today, which can be higher or lower depending on current demand, condition, and location. I'll always provide a market analysis based on recent comparable sales, not just the assessment.

From your first showing to getting keys in hand, most purchases in the Comox Valley take six to ten weeks, though it can move faster if you're already pre-approved and flexible on closing dates.

Yes. A real estate lawyer or notary public is required to handle the legal transfer of title and register your purchase. I'm happy to recommend a few local professionals I trust.

I prepare a comparative market analysis using recent sales of similar homes in your neighborhood, current active competition, and local market trends, combined with what I know about your specific property. This gives you a realistic, data backed price range, not just a guess.

It depends on your home and budget, but small, high-impact items (fresh paint, decluttering, minor repairs, curb appeal) usually offer the best return. I'll walk through your home with you and give specific, practical recommendations rather than a generic checklist.

The main cost is real estate commission, which is something we'll discuss directly. That commission typically covers listing your home on the MLS, professional marketing and photography, negotiating on your behalf, and coordinating the transaction through to closing, along with the co-operating commission paid to the buyer's agent. Beyond that, sellers typically budget for minor repairs, staging or cleaning, and their lawyer or notary's fee. Unlike buyers, sellers in BC do not pay Property Transfer Tax.

This varies by season, price point, and neighborhood, but I'll share current average days-on-market data for your specific area and price range when we meet, so you have realistic expectations from the start.

It's not required, but it can be a smart move. Knowing about any issues in advance lets you address them on your terms, or price and disclose accordingly, which often leads to a smoother negotiation once you're under contract.

The buyer will typically need to complete their conditions, such as financing approval, a home inspection, or a strata document review, within an agreed timeframe. Once those conditions are removed (called subject removal), the sale is firm, and we move toward the closing date with your lawyer or notary.

No, and it's usually better if you're not. Buyers tend to feel more comfortable and spend more time in a home when the seller isn't there. I'll coordinate all showing logistics with you in advance.

Your BC Assessment is a snapshot used for property tax purposes and can lag behind the current market. Your list price should be based on what's actually happening in the market right now, which is exactly what a comparative market analysis is for.

This content is general information, not legal, financial, or tax advice. Exact figures (down payment tiers, tax rates, timelines) should always be confirmed with a lender, lawyer or notary, or accountant for your specific situation, since rules can change.