Newsletter

Key Spaces Influencing Buyers Decisions

To my clients who are planning on selling in the next year, take note! Here is what today’s buyers are looking for.

This is from the same Homes of Tomorrow Survey White Paper (April 2026) and I actually think it’s a really good reference point for anyone thinking about selling over the next 12 months.

And for all my current buyers reading this… do you agree with the top 3?

Bedrooms
Families needing 3 bedrooms (and sometimes a home office too) continues to be one of the biggest drivers in today’s market. Buyers are really prioritizing functional space over flashy finishes right now.

Kitchen
No surprise here, kitchens are always a major draw for buyers. It’s still the heart of the home and one of the spaces buyers emotionally connect with the most during showings.

Outdoor Space
Private outdoor space continues to rank high in every market cycle. Patios, balconies, yards, rooftop decks… buyers absolutely value having an extension of their living space outdoors.

One thing I would personally add to this list, especially in the townhouse market, is a garage, good storage space and A/C. That is constantly near the top of my buyers’ wish lists. With skis, bikes, paddleboards, camping gear, and way too many outdoor hobbies needing somewhere to live, I was honestly surprised storage didn’t rank even higher on the report, but maybe that’s a North Shore buyer must have niche.

Whos buying in Todays Market

Here is an interesting look at who is buying in today’s market, according to the Homes of Tomorrow Survey White Paper (April 2026). I also added a few notes on what I’m personally seeing with my own clients here on the North Shore.

Top 3 Buyer Motivations:

1. Upsizers / Move-Up Buyers
The largest group of buyers in today’s market are households looking for more space. Growing families, changing lifestyles, and the desire for more functional layouts continue to drive demand. I am especially seeing this with my own clients who are making the leap from townhouse to detached. The detached market felt completely out of reach just a few years ago, but now that the pricing gap has shrunk a little, many growing families are taking advantage of the opportunity. This is definitely something I’m personally seeing first hand.

2. First-Time Homebuyers
First-time buyers are still very active in today’s market. Many are entering with a long-term mindset, prioritizing smart layouts, livability, and locations that support both lifestyle and future value. I’ve had quite a few clients take advantage of today’s lower prices and interest rates. For buyers who are financially ready, it can actually be a really interesting window to get into the market.

3. Change of Location Buyers
A notable portion of buyers are making moves based on lifestyle changes, whether that means wanting to be closer to family, schools, or perhaps buyers who moved further into the suburbs during the peak work-from-home era and are now being called back into the office. Suddenly, that commute doesn’t feel quite as manageable anymore. I personally haven’t had many clients fall into this category lately, but I can absolutely understand why this made the top 3.

In Good Company

Wild West Wags

I wanted to share a North Shore business that I personally use with my dog, Lira, Kelsey at Wild West Wags. She’s helped me out so many times when I can’t quite make it home in time for a walk, pee break, or dinner. Honestly, having someone reliable for those days has been such a game changer.

Here’s a quick breakdown of her services and pricing if any of my clients have been looking for help this summer:

Adventure Walks
Great for social dogs who love trails and getting their energy out.
• 60 Minutes — $35
• 75 Minutes — $40

Private Walks
Perfect for senior dogs, reactive dogs, or dogs who prefer one-on-one attention.
• 60 Minutes — $40
• 75 Minutes — $50

Skill Building Walks
More training-focused walks for puppies, younger dogs, or dogs needing consistency and confidence building.
• 45 Minutes — $50
• 60 Minutes — $60

Drop Ins / Check Ins
Ideal for busy work days, evenings out, or quick trips away.
• 30 Minutes — $25
• After hours & weekends — $35

More Info you can contact Kelsey Directly at 604-723-6815

Or click here for more information

more info

North Shore Density Debate

One of the bigger local real estate stories right now is the District of North Vancouver recently voting no to the Province’s proposed density changes, with West Vancouver also pushing back on similar legislation.

If this conversation sounds familiar, it’s because Burnaby already went through something similar last year. Burnaby moved forward with the Province’s density push fairly aggressively, allowing much larger housing forms in traditionally single-family neighbourhoods. Once projects actually started getting built, there was quite a bit of public feedback around parking, tree loss, privacy, and overall neighbourhood character. Burnaby didn’t completely reverse the density changes, but they did tighten some of the rules afterward. The photo below is an example of one of the new homes currently being built in Burnaby under those original approvals.

I think most people can agree we need more housing supply, but at the same time, I personally don’t think a one-size-fits-all approach is necessarily the answer either. Every municipality, neighbourhood, and community dynamic is different, so it will definitely be interesting to see how this unfolds on the North Shore over the next few years.

In Good Company

Local Flora

Spring is here and Mother’s Day is just around the corner (in case you needed a little reminder!), so I thought this was the perfect time to shine the spotlight on @localflora_, a North Vancouver-based flower grower specializing in gorgeous seasonal and sustainable arrangements. ⁠ ⁠

Local Flora is hosting a spring flower and plant market at North Point Brewery this Sunday April 19th that you won’t want to miss. ⁠ ⁠

Also noteworthy, They are currently taking pre-orders for Mother’s Day bouquets, click the link below, Rachel does such a great job with her arrangements and its so nice to have an organic flower arrangement in the house, grocery store flowers just don’t hit the same.

Mothers Day Bouquet Pre Orders

To celebrate spring (and finally being out of winter), I’ve signed up for Local Flora’s flower subscription and will be gifting one bouquet each month to a client to pick up at North Point Brewing Co. It’s the first Thursday of every month.

Noteworthy

Kelowna Short Term Rental Shift

I haven’t personally had clients invest in Kelowna, but it’s something that comes up often there’s definitely a sense of people romanticizing the idea of having a place there. Summers at the beach, winery weekends, or even going in with friends on a shared spot, and Airbnb’ing it when you’re not using it to help offset carrying costs.

With the province’s recent restrictions on short-term rentals the dream really died for everyone. With these restrictions Kelowna has seen a noticeable increase in vacancy, and there’s been growing pressure from local businesses who rely on tourism to bring visitors back.

What’s interesting is that we’re already starting to see some movement, certain developments are being approved for short-term rentals again. I recently received an update from Mission Group, where their Aqua Waterfront Village (Towers 1–3) has now been approved by the City of Kelowna for short-term rentals, with a provincial exemption expected as early as May 2026.

It’s still early and nothing is fully rolled out yet, but this is the kind of shift that could reopen that style of ownership in a more limited way. Will it expand beyond select buildings, or stay limited? Only time will tell,

let’s watch !

More information on Mission Groups Lake front community “Aqua” grab a coffee and click below.

Take A Peek

Nobody asked, but what I’ve always liked about Aqua is the location. Yes, it’s waterfront (the obvious draw), but it sits right by the Eldorado Hotel (which I love) and the area itself feels a bit quieter, more tucked away and luxe than the typical downtown Kelowna vibe.

Floor-plans & Pricing

Did I do some digging and get my hands on the latest price list and floorplans? Of course. Curiosity got the best of me. If you’re equally curious, send me an email and I’ll share the full package, I couldn’t quite attach it here for everyone to review (or romanticize over). But here is a quick price breakdown for everyone to enjoy;

1 bedrooms : Starting at 535 sf and price ranged $550,000 – $630,000

2 bedrooms: 715 SF and prices starting at $1M

Happy to share the full floorplan and price package if you’d like, just contact me.

New Construction Bail Out

Development + Policy Shift to Watch

There’s been a lot of conversation lately around the pre-sale market the reality is, the math just hasn’t been mathing. The cost to build new homes has outpaced what buyers are willing to pay, which has led to a slowdown in new construction.

In Ontario, we’re now seeing government step in. A recent $1.3B public-private partnership was launched to buy up unsold condo inventory and convert it into rental housing, essentially helping developers clear units and keep projects moving.

There’s also been discussion around additional incentives, including tax relief on new homes, aimed at stimulating demand and supporting the development pipeline.

Here in BC, developers have been pushing for similar support. And while opinions will vary on whether that should happen, what’s worth noting is the ripple effect, construction is a major driver of jobs across the country, and when projects stall, it impacts far more than just housing supply.

Right now, presale simply isn’t competing with resale. Between construction costs, financing, and significant municipal fees, it’s difficult for developers to price projects in a way that works in today’s market. And when the math doesn’t work, projects don’t move forward.

If this continues, it raises a bigger question what does supply look like down the road from now if we’re not building? We’ve seen this pattern before: slower construction followed by inventory shortages and upward pressure on resale prices.

One other fun piece to keep in mind, the foreign buyer ban is currently set to (quietly?) expire in January 2027. Whether that opens the door (even partially) to new construction demand is still unknown, but it’s another variable in the soup.

Will BC follow Ontario’s lead, or let the market correct itself?

👉 For a deeper dive:
https://betterdwelling.com/ontario-launches-1-3b-toronto-condo-developer-bailout-warns-bank/

Spring Clear Out

Ladies,

With warmer weather comes closet clean-outs and wardrobe flips.

Out with the Super Puffs, in with the trench coats!

If you have any items for Dress for Success you’d like me to pick up, you can fill out the form below and I’ll coordinate a time with you.

I Have Items To Donate