Winter is prime travel season. Snowbirds head south, families escape for a mid-winter break, and some people simply need a week somewhere that doesn't involve endless grey skies and rain. The problem is that empty homes in Vancouver don't just sit quietly waiting for you to return — they can attract break-ins, water damage, and insurance headaches if no one's paying attention.

A little planning before you leave can save you a lot of stress (and money) when you get back.

Make Your Home Look Lived-In

An untended lawn after a week of rain, newspapers piling up, or parcels sitting on your doorstep are all clear signals that no one's home. Arrange for someone to check on your property while you're away — whether that's a neighbour, a family member, or a service. Have them bring in mail and packages, and if we get one of those surprise snowfalls, make sure someone can clear your walkway and driveway.

Inside, use timers on lights so your home doesn't sit in total darkness every night. You don't need the full Christmas-movie "Home Alone" routine — just enough activity to look normal from the street.

Keep the Heat On (Yes, Really)

Vancouver winters are mild compared to the prairies, but we still get cold snaps, and turning the heat way down to save money is one of the most common winter-travel mistakes I see. Most insurance policies require that your home be kept at a minimum temperature while vacant, and frozen pipes are far more expensive than a slightly higher heating bill.

Set the thermostat to a consistent, safe temperature — typically around 15-18°C minimum — and leave it there. If you have a smart thermostat, check it remotely while you're away to make sure everything's running as it should, especially during those occasional Arctic outflow events we get.

Watch Out for Water Issues

Vancouver's real winter threat isn't usually freezing — it's rain. Lots of it. Before you leave, check your gutters and downspouts to make sure they're clear and draining properly. A week of heavy rain combined with clogged drainage can lead to flooding, foundation issues, or water intrusion.

If you're leaving for more than a few days, consider shutting off the main water supply and draining exposed lines, especially if your home is older or if temperatures are forecasted to drop below zero. If shutting off water isn't practical, at minimum make sure sinks on exterior walls are clear underneath so warm air can circulate.

Let Someone Be Your "Winter Watch"

Most insurance policies require someone to check on your home while you're away — sometimes every 24 to 72 hours. Ask a trusted neighbour, friend, or family member to do a quick walkthrough. This doesn't need to be formal, but it does need to happen.

Have them flush toilets, run taps briefly, check for leaks, and look for anything that seems off — dampness, unusual sounds, or that distinct musty smell that means something's gone wrong. It's much easier to deal with a small issue early than a major problem after a week of atmospheric rivers.

Be Smart About Social Media

This one's simple: don't broadcast that you're out of town in real time. Posting beach photos while you're still away tells the whole internet that your house is empty. Save the vacation posts for when you're back — your tan will still look great.

Lock Up Like You Mean It

Before you leave, double-check doors, windows, garage access points, and sheds. Make sure motion lights are working and cameras (if you have them) are online and recording properly. Small things like a burnt-out bulb or a loose garage door can undo all your other precautions.

With our mild, wet winters, we sometimes get complacent about security because break-ins feel like more of a summer problem. They're not. Empty homes are targets year-round.

A Quick Insurance Check Is Worth It

Insurance policies vary, and winter vacancy clauses are not something you want to misunderstand. Before you travel, take five minutes to confirm your responsibilities — temperature requirements, home checks, and any exclusions that might apply if something goes wrong while you're away.

Check your policy specifically. Many require visits every 48-72 hours, and if no one checks and something happens, you could void coverage entirely.

Travel With Peace of Mind

Travelling in winter should end with warm memories, not an emergency call from a neighbour or a frantic dash home. A few simple steps before you leave can make all the difference — and let you enjoy your trip without worrying about what's happening back home.

If you're planning to travel, thinking about selling in the spring, or just want a second set of eyes on how your home stacks up from a risk perspective, feel free to reach out. I'm always happy to walk through what your home needs — winter prep, spring selling strategy, whatever's on your mind — even when you're somewhere warmer than Vancouver.

Deep Cove represents something rare in Metro Vancouver: an authentic waterfront village lifestyle that delivers on its promises.

At an average price of $2.5 million, it's a significant investment. But here's what I've learned after nearly two decades selling North Vancouver real estate: the families who choose Deep Cove aren't just buying property—they're investing in a lifestyle that genuinely enhances their daily lives.

I've worked with dozens of families who've relocated to Deep Cove. I've watched kids grow up hiking Quarry Rock after school and parents who actually use those kayaks sitting in their garage. I've seen the community connections that form when you live in a true neighbourhood.

Let me walk you through what Deep Cove offers, who it's perfect for, and whether this remarkable community aligns with your family's vision for life in Vancouver.

The Location: Where Seclusion Becomes Your Greatest Asset

Deep Cove sits 13 kilometers east of Downtown Vancouver—approximately 20-30 minutes by car during off-peak hours. Yes, you'll add some commute time during rush hour as the route funnels through Mt. Seymour Parkway and over the Ironworkers Memorial Bridge.

But here's what that location delivers: when you arrive home, you've truly arrived. Deep Cove is the final destination on the North Shore—no through-traffic, no urban noise, just a peaceful village atmosphere that feels like a world away from the city.

Public transit is available via TransLink's 212 bus to Phibbs Exchange, and the 211 express runs directly to Burrard Station during peak times. Many residents find the commute worthwhile for what awaits them at home each evening.

Your everyday essentials are handled by Dollarton Village Shopping Centre (5 minutes) and Parkgate Village (10 minutes), which offer supermarkets, pharmacies, and services. You're not isolated—you're strategically positioned to enjoy tranquility while maintaining convenient access to everything you need.

The Outdoor Lifestyle: This Is the Real Value Proposition

Deep Cove's outdoor recreation opportunities aren't just marketing points—they're what residents actually experience day after day:

Quarry Rock Trail starts right at Panorama Park—a beautiful 3.8 km round-trip hike through magnificent old-growth Douglas fir forest. The trail winds across wooden bridges and creeks before reaching a stunning rocky bluff with panoramic views over the cove, Indian Arm, and surrounding mountains. On Saturday mornings, you'll see families with kids, couples with dogs, and solo hikers all enjoying one of the North Shore's most beloved trails.

Cates Park sprawls along 6 km of oceanfront with forested walking trails, two playgrounds, tennis courts, multiple beach access points, and generous picnic areas. As the largest waterfront park in North Vancouver, it's essentially your extended backyard—perfect for everything from morning beach walks to weekend family barbecues.

Water Activities define Deep Cove's character. The sheltered bay creates ideal conditions for kayaking, paddleboarding, canoeing, and summer swimming. The Deep Cove Canoe & Kayak Centre operates one of Canada's largest kayak fleets, offering rentals, lessons, and guided tours for all skill levels. Paddling into Indian Arm—Canada's southernmost glacial fjord—brings you face-to-face with eagles, seals, and pristine wilderness that most people only dream about.

Mount Seymour rises just minutes from your door, offering skiing and snowshoeing in winter, plus year-round hiking trails through spectacular mountain terrain.

For active families who want outdoor recreation to be a consistent part of life—not just an occasional weekend aspiration—Deep Cove delivers unmatched access. These aren't attractions you drive to; they're experiences integrated into your daily routine.

Schools: Strong Community and Academic Excellence

Deep Cove's schools earn their excellent reputations through both academic quality and genuine community involvement:

Cove Cliff Elementary (K-7) and Seycove Secondary (8-12) form the core of the "Seycove family of schools" system. Seycove Secondary is known for being a smaller, more intimate high school where students receive personalized attention and teachers truly know each student. The strong parent involvement and community support create an environment where students thrive.

Additional options include Sherwood Park Elementary and École Dorothy Lynas Elementary (offering dual-track English/French immersion). For families seeking private education, St. Pius X Elementary provides Catholic education right in the community.

Parents consistently praise the safe, family-oriented environment and the strong sense of connection among families. The schools reflect Deep Cove's broader community values—engaged, supportive, and genuinely invested in each child's success.

Real Estate: Understanding the $2.5 Million Investment

The average home price of $2.5 million in Deep Cove reflects both the limited inventory and the exceptional lifestyle this waterfront location provides.

The Housing Character is Remarkable

Deep Cove's housing stock ranges from charming historic cottages dating to the early-to-mid 20th century (often beautifully renovated and expanded) to stunning contemporary luxury homes. You'll find:

• Waterfront estates with private docks and direct beach access

• Hillside properties designed to capture panoramic ocean and mountain views

• Character-filled older homes on tree-lined streets close to the village

• Modern architectural homes that blend seamlessly with the natural setting

Many properties offer lush, forested surroundings that provide both privacy and that quintessential feeling of living within nature. The variety means there's likely a Deep Cove property that matches your specific vision.

Market Strength and Stability

Deep Cove maintains strong real estate values even during broader market fluctuations. Why? The combination of waterfront location, limited inventory, outdoor lifestyle, and strong community creates consistent demand from families and professionals who understand the value proposition.

Properties with water views or easy walking distance to the village typically attract multiple interested buyers when they come to market. This isn't speculation—it's a reflection of genuine demand for a genuinely special location.

Important Considerations

Property lots vary considerably. Some hillside homes feature steeper driveways and forested terrain. Waterfront properties may include beach access or docks but also come with shoreline maintenance considerations. Working with a realtor who knows Deep Cove's specific characteristics—from microclimates to zoning—helps you find the right property for your needs.

The market data consistently shows Deep Cove as a sound long-term investment for families who plan to truly live the lifestyle it offers.

Village Life: Authentic Character and Community

Deep Cove's village centre along Gallant Avenue delivers genuine local character:

Dining and Cafés - Honey Doughnuts & Goodies has earned legendary status for handmade honey doughnuts that draw fans from across the region. Arms Reach Bistro serves elevated Pacific Northwest cuisine with patio views of the cove. Deep Cove Pizza offers artisan pizzas, while cafés like Orso and Bluhouse Market & Café provide excellent coffee, brunch, and organic fare. Deep Cove Brewers & Distillers on nearby Dollarton Highway adds local craft beverages to the mix.

Shopping and Culture - Charming boutiques, gift shops, and galleries line the village streets, offering unique finds and local art. The Cultural Centre houses the Seymour Art Gallery and Deep Cove Stage for local theatre productions, adding arts and culture to this outdoor-focused community.

It's boutique-scale, locally-owned, and refreshingly authentic. For major shopping, Parkgate Village is just 10 minutes away.

Summer Vibrancy: Your Neighbourhood is Everyone's Destination

Deep Cove's beauty attracts visitors, especially on sunny summer weekends. Parking can be tight during peak times as day-trippers come to enjoy what you experience daily.

The positive perspective? You live in a place so special that people travel from across the region to visit for a few hours. As a resident, you learn the rhythms—early mornings and weekdays offer peaceful access to "your" trails and beaches. Many residents appreciate that their neighbourhood remains vibrant and alive rather than isolated.

The District encourages visitors to use transit and carpool, and as a resident, you'll naturally discover the best times to enjoy the cove's attractions without crowds.

Who Thrives in Deep Cove?

Deep Cove is ideal for:

Active Families who genuinely want outdoor recreation as part of daily life—not just aspirational Pinterest boards. If your kids will actually use those kayaks, bikes, and hiking boots regularly, Deep Cove delivers tremendous value.

Professionals Seeking Balance who are willing to invest commute time in exchange for a home environment that offers immediate access to nature and genuine community connection.

Couples and Empty-Nesters who want a village atmosphere, stunning natural surroundings, and a slower pace while remaining connected to Vancouver's urban amenities.

Anyone Who Values Community - Deep Cove maintains an authentic neighbourhood spirit where locals know each other, support local businesses, and participate in community events throughout the year.

The Deep Cove Advantage

What truly sets Deep Cove apart is the integration of natural beauty with genuine community. You're not just near outdoor recreation—trails and water literally begin at the village centre. You're not just in a scenic area—you're part of a neighbourhood with real character and connection.

Morning kayaks before work aren't fantasy—they're routine. After-school hikes with your kids happen multiple times per week. Evening strolls to grab pizza while watching the sunset over the cove become your favourite Friday tradition.

This is the lifestyle that justifies the $2.5 million average. It's not about the square footage or the finishes (though Deep Cove offers beautiful homes). It's about the life you build within this remarkable setting.

Making the Right Decision

If you're considering Deep Cove, ask yourself:

• Will we actually use the outdoor amenities consistently, or do we prefer urban activities?

• Are we comfortable with a slightly longer commute in exchange for a village lifestyle?

• Do we value community connection and a slower pace?

• Does waterfront living with mountain access align with our family's genuine interests?

If you answer yes to these questions, Deep Cove deserves serious consideration. If you're uncertain, I'm happy to discuss whether this neighbourhood—or other North Vancouver options—better matches your priorities.

Deep Cove isn't for everyone, but for the right families, it's extraordinary. After nearly two decades helping people relocate to Vancouver, I can tell you that Deep Cove residents consistently express the highest satisfaction with their neighbourhood choice.

If you'd like to explore Deep Cove properties or discuss whether this waterfront community aligns with your vision for life in Vancouver, let's talk. I'll give you honest insights based on real experience, not sales pitches.

About Roland Kym

Roland Kym brings nearly two decades of experience in the Vancouver real-estate market to his work at Move to Vancouver Canada. Having completed over 1,000 transactions, Roland is passionate about real estate and helping his clients navigate the Vancouver markets.

Vancouver's restaurant scene transforms into something truly special each December.

The city's culinary talent combines with holiday spirit to create dining experiences that go far beyond a typical meal out. From historic mansions decked in twinkling lights to mountaintop restaurants with panoramic winter views, Vancouver offers remarkable options for celebrating the season.

I've spent nearly 20 years in this city, and I've experienced these restaurants with clients, colleagues, and my own family. I know which venues deliver exceptional experiences year after year, and which ones truly capture the magic of the season.

Here's your complete guide to Vancouver's holiday dining scene for 2025—organized by experience type, with real details to help you plan the perfect celebration.

Elegant Fine Dining: When the Occasion Calls for Something Special

Hart House Restaurant (Burnaby) - $98 per person, Christmas Eve & Day

Picture this: a beautifully preserved 1910 Tudor mansion overlooking Deer Lake, adorned with seasonal decorations and glowing with warmth. Hart House creates an enchanting setting for holiday celebrations with their three-course Christmas dinner featuring Fraser Valley turkey roulade, prime rib, or vegetarian Wellington. The combination of historic charm, lakeside scenery, and a cozy fireplace makes this a memorable choice for families and couples alike.

Reserve early via OpenTable—these Christmas seatings are popular for good reason, and they do require a credit card to secure your booking.

The Observatory at Grouse Mountain (North Vancouver) - Premium mountaintop experience

This is dining as a destination experience. You'll ride the scenic Skyride tram up to 4,000 feet during the Peak of Christmas festival when the entire mountain sparkles with lights. The Observatory serves refined Pacific Northwest cuisine—local seafood, game, and seasonal specialties—while you enjoy breathtaking panoramic views of snow-dusted forests and city lights twinkling below.

It's perfect for impressing visiting family or celebrating a milestone occasion. Book through Grouse Mountain's website and plan to arrive early so you can explore the festive mountain attractions before dinner.

Seasons in the Park (Queen Elizabeth Park, Vancouver) - $72-$109 for holiday menus

Located at Vancouver's highest point, Seasons offers spectacular city and mountain views through floor-to-ceiling windows. Their holiday menus range from a $72 three-course option featuring turkey or prime rib to a $109 traditional Christmas Day feast. The elegant atmosphere, stunning views, and consistently excellent execution make this a favorite for holiday celebrations.

Reserve on OpenTable several weeks ahead—this popular venue fills up quickly during the festive season.

Restaurants That Embrace the Holiday Spirit

Some restaurants simply add a few decorations. These establishments fully commit to creating an immersive festive atmosphere:

Bacchus Restaurant (Downtown Vancouver) - Wedgewood Hotel & Spa

Bacchus embodies cozy holiday elegance. The sophisticated dining room features warm wood paneling, plush seating, twinkling lights, and a glowing fireplace. They offer a delightful "Nutcracker" Afternoon Tea throughout December with treats like peppermint mocha verrines and gingerbread cheesecake. In the evenings, enjoy live piano music alongside classic Continental cuisine and festive cocktails.

This is wonderful for a special date night or an upscale client dinner. Book via Tock, especially for the popular afternoon tea service.

Nammos Estiatorio (East Vancouver) - Greek hospitality meets holiday cheer

Nammos creates a joyful holiday atmosphere with life-sized nutcracker soldiers greeting you at the door and dining rooms decorated like a Christmas wonderland. The festive setting perfectly complements their warm, generous Greek cuisine—think platters of roast lamb, saganaki, and fresh-baked pita. The lively, celebratory energy makes this ideal for groups who want both atmosphere and an authentic feast.

Reserve via OpenTable, particularly for December weekends when the festive buzz is at its peak.

Notch8 at Fairmont Hotel Vancouver (Downtown) - Classic holiday tradition

The historic Fairmont transforms each December, with the lobby bar becoming "Kringle's"—a festive Christmas pop-up featuring bright lights, a life-size advent calendar, and creative seasonal cocktails including house-made eggnogs. Notch8 also hosts festive lunch buffets, an elegant Christmas Day dinner, and their beloved Holiday Afternoon Tea. The "Castle in the City" ambiance captures the timeless spirit of Vancouver's holiday traditions.

Reserve through OpenTable or the Fairmont website—the pop-up bar has limited capacity, so planning ahead ensures you don't miss out.

Unique Experiences You'll Remember for Years

H Tasting Lounge "Winterlust" Domes (Coal Harbour, Vancouver) - Four-course festive tasting

This is Vancouver holiday dining at its most creative. Private heated geodesic domes on the waterfront patio create intimate "snow globe" dining spaces adorned with fairy lights and cozy décor. The four-course festive tasting menu showcases seasonal favorites like burrata salad, slow-roasted turkey, and decadent Yule log dessert—all while you enjoy harbour views and the occasional magical touch of their snow machine effect.

It's romantic, memorable, and surprisingly cozy despite the outdoor setting. Reserve immediately via Tock or their website—the limited number of domes books solid throughout the season.

PoMo Express Holiday Train Dining (Port Moody) - Vintage rail car dinner

Step back in time aboard a beautifully decorated 1920s rail car for an intimate dinner experience. Only 32 seats are available in this vintage 1921 Venosta car, where notable local chefs prepare multi-course gourmet menus and Christmas-themed cocktails like "Blitzen's Nog" flow freely. The antique fixtures, holiday garlands, and nostalgic atmosphere create a truly unique celebration.

Reservations are released in November through the PoMo Museum's website and typically sell out within days—this special experience draws holiday enthusiasts from across Metro Vancouver.

Shaughnessy Restaurant at VanDusen (Vancouver) - Dining among the lights

Located within VanDusen Botanical Garden, Shaughnessy offers a special Festival of Lights dinner menu featuring seasonal West Coast cuisine like BC steelhead and braised lamb shank. The magic happens when you look through the floor-to-ceiling windows at thousands of twinkling lights illuminating the winter gardens outside.

This makes for a complete evening—enjoy dinner, then stroll through the spectacular light displays. Reserve via OpenTable early, as many guests coordinate their light display tickets with dinner reservations.

Perfect for Groups and Gatherings

Dynasty Seafood Restaurant (Vancouver) - $898-$1,498 banquet packages for 8-10 people

Dynasty excels at creating memorable banquet experiences for larger groups. Their special holiday set menus feature elaborate multi-course feasts with dishes like whole crispy chicken, lobster, Peking duck, and more—all served communally on large round tables with lazy Susans. The award-winning Cantonese restaurant is also open on Christmas Day, making it a wonderful option for families who want to celebrate without cooking.

Call ahead to discuss your group's preferences and secure a table—private rooms are available if you book early.

Burnaby Mountain Clubhouse - $45 per person shared holiday buffet

For a relaxed, affordable group celebration, Burnaby Mountain Clubhouse hosts shared holiday buffets on select December dates. For just $45 per person, enjoy classic holiday favorites—roasted turkey, honey-orange glazed ham, herb stuffing, seasonal vegetables, and desserts—in a festive decorated dining hall. Groups of up to 12 sit at their own table while enjoying the communal holiday atmosphere.

Email to reserve your preferred date—these friendly, budget-conscious gatherings are popular with office parties and clubs throughout December.

Saint St. Grill (Port Moody) - Accommodates up to 90 guests for private events

This charming modern European bistro specializes in creating wonderful holiday party experiences. The warm old-world atmosphere is enhanced with twinkling lights and Christmas garlands, and their experienced team can tailor menus from multi-course plated dinners to cocktail canapés. They handle all the details with professional care, allowing your group to simply enjoy the celebration.

For impressive group celebrations in the Tri-Cities or Burnaby area, call well in advance to discuss your vision and secure your preferred date.

Making the Most of Your Holiday Dining Experience

Vancouver's holiday restaurant scene offers something wonderful for every occasion and budget. Here's how to ensure you have a fantastic experience:

Reserve Early, Celebrate Stress-Free - The most sought-after restaurants and special events book weeks in advance. Planning ahead gives you the best selection of dates and times, and ensures you're not scrambling last-minute.

Choose the Right Venue for Your Celebration - Consider what would make your gathering special. Romantic dinner for two? The Winterlust domes or Observatory offer magic and views. Large family gathering? Dynasty or Burnaby Mountain provide great group experiences. Impressive client dinner? Bacchus or Hart House deliver sophistication and charm.

Understand What's Included - Some venues require credit card deposits, have minimum spends, or need additional admission (like Grouse Mountain). Knowing the complete picture helps you plan your budget and timing appropriately.

Embrace the Experience - Holiday dining in Vancouver isn't just about the food—it's about the atmosphere, the views, the seasonal touches, and the memories you create. Come ready to enjoy the full experience these talented restaurateurs have crafted for you.

The Vancouver Advantage

What makes Vancouver's holiday dining scene special is how our restaurants embrace both celebration and the stunning natural setting. Where else can you dine in a heated dome overlooking the harbour, feast on a mountaintop surrounded by alpine lights, or enjoy dinner while gazing at thousands of lights twinkling through a botanical garden?

Our culinary community takes pride in creating experiences that honor the season while showcasing the incredible local ingredients and diverse cultural influences that make Vancouver's food scene so dynamic.

Whether you're a longtime resident planning your annual traditions or new to the city and discovering what makes Vancouver special during the holidays, these restaurants offer wonderful ways to celebrate the season.

About Roland Kym

Roland Kym brings nearly two decades of experience in the Vancouver real-estate market to his work.. Having completed over 1,000 transactions, Roland has developed a streamlined system dedicated to helping professionals, families and first-time homebuyers.

He knows the region inside and out—from neighbourhoods and school zones to market trends and cross-border considerations. His approach is not about selling dreams, but delivering results.

With winter fast approaching, now’s the perfect time to make sure your home is ready for the season. Vancouver’s winters might be milder than most Canadian cities, but the combination of heavy rain, wind, and the occasional snowstorm can take a real toll on your home if you’re not prepared.

Today, I’m walking you through the Ultimate Vancouver Homeowner’s Winter Checklist — everything to do before the cold, wind, and rain really set in to help you protect your investment, stay comfortable, and avoid costly surprises.

Why Winter Prep Matters in Vancouver

Our coastal climate brings a unique mix of challenges: long stretches of rain, saturated soil, strong winds, and sudden temperature drops. Each of these can lead to leaks, drafts, foundation issues, or moisture damage if not addressed.

The good news? With just a few proactive steps, you can safeguard your home, reduce energy costs, and preserve long-term value.

This checklist covers four key zones:

1. The Exterior

2. Interior Systems

3. Comfort & Safety

4. Emergency Preparation

Exterior Preparation

Let’s start outside — because that’s where most winter damage begins.

Roof, Gutters & Drainage

• Inspect your roof for missing or damaged shingles and check flashing around chimneys and vents.

• Clean gutters and downspouts so water flows freely away from the foundation.

• Remember: a clogged gutter is one of the most common culprits for water intrusion during Vancouver’s rainy season.

Trees & Landscaping

• Trim back overhanging branches that could snap in a windstorm.

• Ensure grading slopes away from your foundation to prevent pooling.

Exterior Faucets & Outdoor Gear

• Disconnect all hoses, drain outdoor taps, and cover them if needed.

• Store or secure patio furniture and BBQs to prevent storm damage.

Windows & Doors

• Inspect and reseal weather-stripping or caulking around windows and doors.

• Even small drafts can cause heat loss and higher winter bills.

Interior Systems & Comfort

Heating System

• Book a professional service for your furnace or heat pump.

• Replace filters, check vents, and test thermostats.

• Reverse ceiling fans clockwise at low speed to push warm air down.

Insulation & Ventilation

• Check attic insulation — if it’s thin or uneven, you may be losing valuable heat.

• Ensure vents are clear so warm, moist air can escape, preventing condensation and mold.

Fireplace or Gas System

• Schedule a safety inspection and cleaning.

• Test smoke and carbon monoxide detectors and replace batteries.

Windows & Drafts

• Add insulating film, heavy curtains, or draft stoppers.

• Watch for condensation — it signals humidity buildup and poor circulation.

Safety & Emergency Preparation

Pipes & Plumbing

• Insulate exposed pipes in garages, crawlspaces, or basements.

• Drain sprinkler systems and garden lines.

• Know where your main shut-off valve is located.

Walkways & Driveways

• Seal cracks and clear walkways.

• Keep salt or de-icer handy and add boot trays at entryways to protect floors.

Emergency Kit & Power Outages

• Stock flashlights, batteries, blankets, first-aid items, and non-perishable food.

• Keep a portable phone charger and consider a small generator for outage-prone areas.

Fire & CO Safety

• Every floor should have both smoke and carbon monoxide detectors, especially near bedrooms and heating units.

• Test them and replace any expired ones.

Protecting Your Home’s Value

Regular maintenance isn’t just about comfort — it’s about protecting your investment.

A well-maintained property performs better in every market. It shows pride of ownership, prevents hidden damage, and stands out to buyers when it’s time to sell.

Think of this checklist as an investment in peace of mind: every hour spent maintaining your home saves you money, time, and stress later.

Whether you’re staying put or planning a move, these steps protect one of your most valuable assets.

Quick Recap: Your Vancouver Winter Home Prep Checklist

• Inspect and clean roof and gutters

• Trim trees and check drainage

• Drain and cover outdoor faucets

• Seal windows and doors

• Service your heating system

• Check insulation and ventilation

• Clean and inspect fireplaces and detectors

• Insulate exposed pipes

• Prepare walkways and entries

• Refresh your emergency kit

Small steps — big difference once winter storms arrive.

Closing & Call to Action

Thanks for reading! I hope this helps you feel confident and ready for the season ahead.

If you’d like a free downloadable copy of this checklist, or if you’re thinking about buying, selling, or investing in Vancouver real estate, my team and I would love to help.

We live and work right here in the community — and we’re passionate about helping people move, invest, and settle in Vancouver the right way.

Stay warm, stay safe, and enjoy your home this winter!

— Roland Kym Top 1% Vancouver Realtor MoveToVancouverCanada.com

Video Link: Click Here

October is typically the last active month before Vancouver’s winter slowdown — and this year brought a softer pace, more inventory, and a more balanced playing field for buyers and sellers. Here’s a clear breakdown of what happened and what it means for you.

1. The Big Picture

October delivered a quieter month for sales, but a noticeable increase in choice for buyers.

• 2,255 home sales
  → 14% lower than October 2024
  → 15% below the 10-year average

Buyers are taking their time, comparing options, and making more thoughtful decisions.

2. Listings & Supply: More Homes to Choose From

New listings held steady:

• 5,438 new listings
  → essentially unchanged year-over-year
  → 16% above the 10-year average

Total active listings continue to climb:

• 16,393 active listings
  → 13% higher than last year
  → 36% above the 10-year average

Bottom line: This is the most selection buyers have had in years.

3. Market Balance: Leaning Toward Buyers

The sales-to-active listings ratio sat at 14%, down from 19% last year.

• Below 12% = downward price pressure

• Above 20% = upward price pressure

Right now, we’re sitting in balanced territory with a slight tilt toward buyers.

By property type:

• Detached: ~11%

• Townhomes: ~18%

• Condos: ~15%

Townhomes continue to show the strongest demand.

4. Home Prices: Slight Dip Year-over-Year

Metro Vancouver’s overall benchmark price:

• $1,132,500
  → Down 3.4% year-over-year
  → Down 0.8% from September
  → Still 36% higher than 10 years ago

Price by segment:

• Detached: $1,916,400 (-4.3% YoY)

• Townhomes: $1,066,700 (-3.8% YoY)

• Condos: $718,900 (-5.1% YoY)

Despite short-term softening, long-term owners continue to see strong gains.

5. Interest Rates & Buyer Behaviour

We’ve seen four rate cuts in 2025, bringing the Bank of Canada rate to 2.25%, down from 3.75% a year ago.

Even with lower borrowing costs, buyers remain thoughtful and strategic — comparing inventory, watching pricing, and planning for long-term affordability.

6. What This Market Means for Buyers

This is one of the most balanced buyer environments in years:

• More inventory: +13% YoY, +36% vs 10-year average

• Better negotiating conditions

• Lower carrying costs thanks to falling rates

Buyers can take their time and make confident choices.

7. What This Market Means for Sellers

Success right now comes down to strategy:

• Price accurately: Buyers are selective, and overpricing stalls activity.

• Focus on presentation: Staged, well-photographed, move-in ready homes perform best.

• Stay flexible: If activity is slow after a couple of weekends, adjust early.

The demand is still out there — but buyers want value.

8. Segment Highlights

• Detached Homes: Strong opportunities in homes needing light updating.

• Townhomes: Continued demand from families and condo owners moving up.

• Condos: The most selection and some of the best relative value on the market — ideal for first-time buyers.

9. Quick Recap of Key Numbers

• Sales: 2,255 (-14% YoY, -15% vs 10-yr avg)

• New Listings: 5,438 (-0.3% YoY, +16% vs 10-yr avg)

• Active Listings: 16,393 (+13% YoY, +36% vs 10-yr avg)

• Sales-to-Active Ratio: 14% (vs 19% last year)

• Benchmark Price: $1,132,500 (-3.4% YoY; +36% vs 10 years ago)

• Interest Rate: 2.25% (vs 3.75% last year)

Final Thoughts

The Vancouver market this fall is balanced, slower, and more deliberate.
Buyers finally have breathing room, and sellers who price and prepare wisely are still achieving great outcomes.

If you’d like clarity on your neighbourhood or you're planning a move in 2026, I’d be happy to guide you through today’s conditions with confidence.

Thanks for reading — and as always, take care of your home, your wealth, and your dreams.

It’s that magical time of year again — and I’m suiting up as Santa Roland to spread some serious Christmas cheer! 

On Friday, December 12th, I’ll be drawing for a Pile of Christmas Presents, and you could be one of the lucky winners!

 Be sure to tune in to my Roland Kym YouTube Channel or Facebook Page to watch the draw video on December 12th and see if your ticket number is called!

 If you’re already a client, keep an eye on your mailbox — your brand new 2026 calendar (and your free entry tickets) will be arriving within the next 10 days.

 Not on our client list yet? No problem! Send me a private message, and we’ll make sure you’re entered to join in on the fun and have your chance to win too.

 From all of us at Roland Kym Realtor, we wish you a joyful holiday season filled with cheer, laughter, and a few surprises from Santa Roland himself!

#SantaRoland #ChristmasPrezies #RolandKymRealtor #HolidayGiveaway #VancouverRealEstate #ClientAppreciation #ChristmasFun #KymBunaGroup

At MoveToVancouverCanada.com, we believe in supporting the amazing people and businesses that make our city thrive.

We’re excited to announce that we’re expanding our trusted, vetted, and awesome Service Directory — and we’re looking for exceptional local businesses and service providers to feature!

Do you know a contractor, cleaner, landscaper, designer, fitness coach, mortgage broker, or any other professional who provides top-notch service and genuinely cares about their clients?

Connect us!
If you or someone you know would be a great fit, send us their info. We’ll personally reach out, interview them, and feature their business — at no cost — to our growing Vancouver community and sphere of influence.

Together, let’s shine a spotlight on the people who help make Vancouver such an incredible place to live, work, and call home.

Visit MoveToVancouverCanada.com to explore our directory and see how we’re building community — one trusted connection at a time.

#MoveToVancouverCanada #VancouverBusiness #SupportLocal #RolandKymRealtor #CommunityConnections #ServiceDirectory #VancouverLiving #ShopLocal

The Bank of Canada has just delivered another rate cut — and this one could make a meaningful difference for homeowners and buyers across Greater Vancouver.

What the bank of Canada rate cut means to you…

On October 29, 2025, the central bank lowered its key policy rate by 0.25 %, bringing it down to 2.25 %, the lowest level we’ve seen since 2022. The Prime Rate now sits around 4.45 %, and while the Bank hinted that this may be the last cut for a while, the shift signals a stabilizing phase for Canada’s economy and housing market.

Let’s break down what’s driving this move, what it means for you as a buyer or seller, and how to make the most of this window of opportunity.

Why the Bank of Canada Cut Rates Again

After nearly two years of aggressive tightening, the Bank of Canada has turned the corner. Here’s why:

• The economy is slowing down. GDP contracted 1.6 % in the second quarter, mainly due to weaker exports and business investment.

• Inflation has cooled. Headline inflation now hovers near 2.4 %, right on target.

• Trade uncertainty with the U.S. continues to challenge Canadian manufacturing and resource sectors.

• With prices stable and growth soft, the Bank concluded that a 2.25 % policy rate is “about right” for current conditions — providing relief without reigniting inflation.

In other words: this isn’t a panic cut. It’s a careful adjustment to maintain stability and support consumer confidence.

What This Means for Home Buyers in Greater Vancouver

For buyers, this is welcome news.

Every time the Bank trims its overnight rate, mortgage lenders respond — and variable or adjustable-rate mortgages benefit first.

Here’s the quick math:
A 0.25 % drop saves roughly $70 – $80 per month per $500 000 borrowed. Since the rate peak in 2023, that’s about $825 less each month on the same loan — nearly $10 000 a year in savings.

Beyond the math, buyers gain:

• Improved affordability — lower payments or a bit more room in your pre-approval.

• Confidence to act — a signal that the market is stabilizing after a volatile stretch.

• An opportunity window — the Bank hinted this could be the last cut for a while, so locking in now may secure a favourable rate before competition rises again.

What This Means for Sellers in Greater Vancouver

Sellers benefit too — just in a different way.

Lower rates tend to boost buyer activity and improve affordability, supporting stable home prices. As borrowing becomes more accessible, more qualified buyers re-enter the market — particularly for entry-level detached homes, condos, and townhomes.

That said, this isn’t an overnight rush. Sellers should still:

• Price strategically based on current comparable sales.

• Present beautifully — condition, staging, and marketing still drive results.

• Work with a professional who understands how shifting rates influence buyer psychology and timing.

With the right pricing and presentation, this rate environment can give your listing a meaningful advantage.

What It Means for the Vancouver Market Overall

Vancouver’s market thrives on confidence.

After a year of hesitant buyers and high borrowing costs, lower rates are re-energizing interest and showings across multiple property types.

We’re already seeing more pre-approvals and early-stage offers, clear signs that buyers are stepping off the sidelines.

Still, limited inventory means this will remain a balanced, steady market — not an overheated one. Expect consistent activity through winter and a potentially stronger spring 2026 if rates stay supportive.

The Bottom Line

The Bank of Canada’s rate cut to 2.25 % is good news for both buyers and sellers — restoring balance and creating opportunity in Vancouver’s dynamic housing market.

For buyers, it’s a chance to lock in lower costs and explore homes that may now fit your budget.
For sellers, it’s a reminder that confidence is returning and well-presented homes will attract attention again.

Ready to Make Your Move?

If you’re planning a move to or within Vancouver, now’s the perfect time to revisit your goals.

Let’s talk about your timing, financing, and strategy — so you can make the most of today’s changing market.

Visit MoveToVancouverCanada.com
or connect directly with Roland Kym, local Realtor and relocation specialist — helping people make smart moves in every market.

By Roland Kym — Vancouver Realtor, Personal Real Estate Corporation

View my video here on the subject.

Vancouver’s real estate market is world-renowned — for its beauty, its desirability, and, unfortunately, its affordability challenges. One topic that has resurfaced lately in conversations among developers, investors, and policymakers is the role of foreign buyers.

It’s a subject that sparks strong opinions, but today I want to focus on one specific and often overlooked area: the pre-sale market — and why reopening this sector to foreign participation could actually help create more homes for Canadians.

1. The Problem: A Lack of Liquidity = A Lack of New Homes

Right now, Vancouver’s housing market is facing a serious supply bottleneck.

Many developers are struggling to launch new projects because of rising construction costs, high interest rates, and slow pre-sale absorption. Banks require developers to pre-sell a certain percentage of units before financing construction — but when local demand softens, projects can’t reach that threshold.

And when projects stall or are cancelled, fewer homes get built, making our long-term affordability challenges even worse.

2. The Opportunity: Responsible Foreign Investment

This is where responsible, targeted foreign investment can make a meaningful impact.

By allowing foreign buyers to participate only in pre-sales, we can help developers achieve the sales benchmarks needed to secure financing and move projects forward.

This isn’t about reigniting speculation — it’s about unlocking liquidity to ensure that new housing gets built. Foreign buyers have historically represented a small percentage of total demand, but in today’s environment, even that small boost could be the difference between a project breaking ground or being shelved indefinitely.

3. A Fair and Smart Framework

Of course, any policy change must be designed carefully to protect local interests and ensure that the benefits flow back into our communities.

Here’s a practical framework that could achieve that balance:

• Foreign buyers may only purchase brand-new, pre-sale units. No resale properties allowed.

• They must hold and rent the property for at least five years, adding valuable rental stock to the market.

• After five years, they may sell the property like any other owner.

This model encourages long-term investment, strengthens rental availability, and prevents quick flips or speculative gains — aligning foreign participation with Vancouver’s housing goals.

4. The Broader Impact

Allowing responsible foreign capital back into the pre-sale market would do more than just boost liquidity. It would help stabilize the entire housing ecosystem.

New projects mean more homes for future buyers, more jobs for local trades and construction workers, and more tax revenue for municipalities. It would also increase rental housing supply — something urgently needed across Metro Vancouver.

Government programs and local buyers alone can’t fund or absorb every new project. We need a balanced, multi-layered approach — and foreign buyers can play a small but essential role in that equation.

5. Final Thoughts

Vancouver is a globally connected city — and our housing market has always reflected that. Reintroducing foreign buyers into the pre-sale segment, with clear rules and long-term requirements, would not only benefit developers and builders but also renters and future homeowners.

It’s not about favouring outsiders — it’s about ensuring that our city continues to grow sustainably and that developers can build the homes our communities desperately need.

By restoring strategic liquidity to the system, we can move from a cycle of delay to one of development — creating more opportunities for everyone who calls Vancouver home.

If you’d like to talk about Vancouver’s housing trends or explore pre-sale opportunities, feel free to reach out anytime.
604-970-0393
Roland@RolandKym.com
www.RolandKym.com | www.MoveToVancouverCanada.ca

Licensed by Keller Williams Ocean Realty VanCentral

View the latest market snapshot video here.

Hi everyone — Roland Kym here with your October 2025 Greater Vancouver Real Estate Market Update.

The fall market has arrived, bringing high inventory, modest sales growth, and slightly lower prices. After months of anticipation, the Bank of Canada finally cut its benchmark interest rate in mid-September, and now the question on everyone’s mind is:
Will that be enough to reignite demand?

Let’s break down what’s really happening across Metro Vancouver.

Sales Activity: Buyers Are Returning—Cautiously

In September, Greater Vancouver recorded 1,875 home sales — up about 1% year-over-year, but still 20% below the 10-year average for this time of year.

That means activity is slightly better than last fall, but we’re still far from a boom. Buyers are back, but they’re proceeding with caution.

By property type:

• Detached homes: 552 sales (+7% year-over-year)

• Townhomes: 356 sales (–6%)

• Condos: 954 sales (flat year-over-year)

Detached homes are seeing a small resurgence, likely from move-up buyers who waited through the summer. But overall, sales remain muted compared to historic levels.

Supply: Inventory Surges to Multi-Year Highs

The supply side tells a completely different story.

In September, 6,527 new listings hit the market — 6% higher than last year and roughly 20% above the 10-year average. Sellers are stepping forward, encouraged by stabilizing rates and fall optimism.

Active listings (total homes available) reached 17,079 units, up 14% year-over-year and 36% above the 10-year average — the highest selection we’ve seen in years.

For buyers, this means choice and leverage have returned.
For sellers, it means your home needs to stand out — through sharp pricing, professional presentation, and strategic marketing.

Market Temperature: Balanced, but Cooling

The sales-to-active listings ratio sat at 11.3% in September, pointing to a market that’s balanced but leaning cool.

• Detached: 8.5% (buyer’s market)

• Townhomes: 12.7% (balanced)

• Condos: 13.3% (balanced, cool edge)

Anything below 12% typically signals downward pressure on prices. Between 12–20% is considered balanced. In other words, Greater Vancouver is now on the cooler side of balanced — a calmer, more rational environment for everyone involved.

Prices: Slight Softening Across the Board

The benchmark composite price across all home types is now $1,142,100, down 3.2% year-over-year and 0.7% month-over-month.

Normally, September pricing is flat or slightly positive — so this dip reinforces the cooling trend we’re seeing in the data.

By segment:

• Detached: $1,933,100 (–4.4%)

• Townhomes: $1,069,800 (–2.7%)

• Condos: $728,800 (–4.4%)

Detached homes continue to feel the most pressure, while townhomes and condos remain more resilient due to affordability and first-time-buyer demand.

Interest Rates and the Economic Picture

On September 17th, the Bank of Canada made its first rate cut in months, dropping the policy rate to 2.5%.

This move has already boosted sentiment — mortgage rates are inching lower, and some buyers are re-engaging this fall. The next rate announcement is October 29th, and if inflation keeps easing, we may see another quarter-point cut.

However, the broader economy is flashing mixed signals.
Canada’s unemployment rate sits at 7.1%, and B.C. at 6.2%, both above normal. Concerns about job security are holding some potential buyers back.

So, we’re in a balancing act: cheaper borrowing costs are supporting demand, but economic caution is tempering it.

How Today’s Market Compares to a Typical September

In short: fewer buyers, more sellers, and much higher inventory — a buyer-skewed environment we haven’t seen consistently in years.

Advice for Buyers

• Take advantage of selection. With inventory at multi-year highs, you can be strategic and patient.

• Negotiate with confidence. The ratios are in your favour.

• Watch rates closely. If another cut arrives this month, you could lock in lower financing heading into winter.

Advice for Sellers

• Price precisely. Buyers are data-driven; overpricing leads to stale listings.

• Presentation wins. Stage, photograph, and market your home professionally — competition is fierce.

• Stay flexible. Terms, timing, and conditions can make or break a deal in a cooler market.

Looking Ahead: What to Expect Next

Here’s my outlook for the next 3–6 months:

Short-term: Prices likely drift sideways or slightly lower through the rest of 2025.
Medium-term: If rate cuts continue and the economy steadies, we could see renewed momentum in early 2026, especially in condos and townhomes.
Risk: If job losses deepen, any recovery may take longer to appear.

This fall isn’t about chasing a rising market — it’s about strategic positioning. Buyers can finally shop thoughtfully, and sellers who adapt early will lead the pack.

Final Thoughts

September 2025 marks a return to balance in the Greater Vancouver real estate market.
There’s more inventory, less urgency, and a renewed sense of calm.

For buyers, that means opportunity.
For sellers, it’s a reminder that strategy and presentation matter more than ever.

If you’d like a detailed breakdown of how these numbers impact your neighbourhood or property type, feel free to reach out — I’d be happy to walk you through the specifics.

Roland Kym — Top 1% Vancouver Realtor
MoveToVancouverCanada.com
Helping you find your home — and your next chapter — in Vancouver.