Sarah Toigo & Associates : Blog : Latest Blog Posts

Greater Vancouver Home Sales Pick Up at the Start of Summer

Thu, 09 Jul 2026 20:00:00 GMT

Demand for all home types in Metro Vancouver* increased to start the summer, with home sales up nearly ten per cent year-over-year in June.

The Greater Vancouver REALTORS® (GVR) reports that residential sales in the region totalled 2,390 in June 2026, a 9.6 per cent increase from the 2,181 sales recorded in June 2025. This was 12.4 per cent below the 10-year seasonal average (2,728).

“June saw a pattern of broad gains in home sales across all home types relative to the same time last year, which has been a rare occurrence in recent years,” said Andrew Lis, GVR chief economist and vice-president data analytics. “June’s data could be an early sign of a shift in the market. In recent years, sales trends have usually been mixed across home types, which is typical of a sideways trending market. But with all housing types posting gains in June, the data indicate demand may be returning to the market more broadly.”

There were 5,938 detached, attached and apartment properties newly listed for sale on the Multiple Listing Service® (MLS®) in Metro Vancouver in June 2026. This represents a six per cent decrease compared to the 6,315 properties listed in June 2025. This was 5.9 per cent above the 10-year seasonal average (5,609).

The total number of properties currently listed for sale on the MLS® system in Metro Vancouver is 17,017, a 3.1 per cent decrease compared to June 2025 (17,561). This is 30.2 per cent above the 10-year seasonal average (13,070).

Across all detached, attached and apartment property types, the sales-to-active listings ratio for June 2026 is 14.6 per cent. By property type, the ratio is 12 per cent for detached homes, 17.8 per cent for attached, and 15.5 per cent for apartments.

Analysis of the historical data suggests downward pressure on home prices occurs when the ratio dips below 12 per cent for a sustained period, while home prices often experience upward pressure when it surpasses 20 per cent over several months.

“Despite signs that demand is slowly returning to the market, prices haven’t moved much in recent months as the inventory of homes for sale has been big enough to absorb the increased demand,” Lis said. “Prices typically trend upwards when demand rises and inventory declines. With recent data revealing a slower pace of new listings coming to market, standing inventory is no longer climbing, and may be showing early signs of reversing. It’s still too early to call, but if the current pattern of rising demand and slower new listings continues, we may see a sustained downtrend in inventory over the coming months.”

The MLS® Home Price Index composite benchmark price for all residential properties in Metro Vancouver is currently $1,099,100. This represents a 6 per cent decrease over June 2025 and a 0.1 per cent decrease compared to May 2026.

Sales of detached homes in June 2026 reached 747, a 13.7 per cent increase from the 657 detached sales recorded in June 2025. The benchmark price for a detached home is $1,842,900. This represents a 7.1 per cent decrease from June 2025 and a 0.3 per cent decrease compared to May 2026.

Sales of apartment homes reached 1,103 in June 2026, a 6.1 per cent increase compared to the 1,040 sales in June 2025. The benchmark price of an apartment home is $695,200. This represents a 7.1 per cent decrease from June 2025 and a 0.4 per cent decrease compared to May 2026.

Attached home sales in June 2026 totalled 527, a 11.4 per cent increase compared to the 473 sales in June 2025. The benchmark price of a townhouse is $1,046,200. This represents a 5 per cent decrease from June 2025 and a 0.2 per cent decrease compared to May 2026.

I have sold a property at 967 52A Street in Delta

Wed, 08 Jul 2026 21:07:30 GMT

BRAND NEW 2600 sqft 1/2 DUPLEX w/GARDEN SUITE. 5 bed w/4 Bath in the main house & 1 bed garden suite for extended family or mortgage helper. Main floor consists of a Custom Kitchen w/Waterfall island, quartz counters & backsplash, SS appliances, gas range, living room w/sliders to the patio, powder room & pantry. Flex room with an attached 3 pc Bathroom & separate entrance which can be used as an office, bedroom or TV room for kids complete the downstairs. Upstairs you'll find the laundry room, 3 bedrooms plus the primary w/5 piece ensuite & walk-in-closet. A/C & H/W on demand. 8' high custom doors throughout & 9" ceilings. Double Garage & 4 on the pad. 4860sqft Sunny lot. Central location. Walk to all levels of school & Town Centre. EV Ready. 200Amp Service.

I have sold a property at 5287 Crescent Drive in Delta

Tue, 07 Jul 2026 09:17:01 GMT

I have sold a property at 5287 Crescent Drive in Delta on Jun 2, 2026. See details here

This well-built, solid 3,200 sq. ft. detached residence offers the perfect blend of space, comfort, and functionality for modern family living. Situated on a sun-drenched south-facing lot, this 5-bedroom home is thoughtfully designed with generous rooms, ample storage, and a versatile layout. The heart of the home features bright, inviting living spaces filled with natural light, seamlessly flowing into the outdoor areas ideal for entertaining and everyday enjoyment. Upstairs, five spacious bedrooms provide exceptional flexibility for growing families, guests, or multi-generational living. A large games room creates the perfect space for recreation, movie nights, or a children’s retreat, while the dedicated den offers an ideal work-from-home office or quiet study space.

Blissful Bites: Pat Quinn’s Restaurant & Bar

Mon, 22 Jun 2026 19:00:00 GMT

Pat Quinn's Restaurant & Bar offers the best in global cuisine using local, fresh ingredients served in a vibrant, contemporary setting. Our service is attentive, warm and unpretentious. Our team is passionate about delivering food and experiences that will keep our guests coming back again and again.

The character of our restaurant revolves around the namesake the legendary Pat Quinn - featuring warm wood tones, intimate booths and iconic patios.

Located in sunny Tsawwassen, our restaurant and patio overlooks the fairways of Tsawwassen Springs Golf Course with panoramic views of the towering North Shore mountains.

The steak, seafood and casual fare offerings are complimented by a masterfully assembled wine and beer list as well as a full bar featuring classic cocktails.

We will never lose sight of where our business came from and what makes it so special. We see ourselves as neighbours - we're not just part of a community that needs a place to eat and drink, but sometimes a place to connect, a helping hand, a space to make memories, build relationships, and come back time and time again.

Over 400 complimentary parking stalls for your convenience.

Our Food
Executive Chef, Shaun Maclean's taste for simply prepared food without pretense is what you’ll find on the menu at Pat Quinn’s Restaurant & Bar.

Locals agree that the privilege of our geographical location puts us at the doorstep of an abundance of locally grown fresh produce, seafood and meats.

Whether it is something light from our bar menu or something more elaborate for a celebratory dinner, Executive Chef and his team have something on the menu for you.

For more information on Pat Quinn’s Restaurant & Bar, click here.

Community Event: Barns to Beaches Main Stage Schedule

Sat, 20 Jun 2026 16:00:00 GMT

MAIN STAGE SCHEDULE

7:30 PM 54:40

6:00 PM EMMETT JEROME

5:30 PM RIDER RECOGNITION AWARDS WITH AARON “ELVIS” WONG

4:30 PM SPENDO

3:00 PM HONEYBEAR, THE BAND

2:00 PM THE EXCHANGE

10:00 AM. PRIME COLLECTIVE DJ’S SPINNING ALL DAY LONG WITH THE SOUNDTRACK FOR YOUR RIDE

Ride orientation announcements will take place at the main stage throughout the day.

For more information on the Barns to Beaches Festival, click here.

Community Event: Barns to Beaches Festival - Kids Ride & Fun Zone

Fri, 19 Jun 2026 17:00:00 GMT

10:00 AM - 6:00 PM

Southlands’ Red Barn and Yellow House will host the Barns to Beaches Kids Ride and Fun Zone for the day.

Watch for special guest unicyclists, jugglers, bouncy castles, tricycle races, face painting and more!

For more information on the Barns to Beaches Festival, click here.

Tips for Keeping Your Home Cool During the Hot Summer Months

Fri, 19 Jun 2026 14:45:00 GMT

As temperatures rise, it’s tempting to rely solely on air conditioning to stay comfortable—but it’s not your only option. Whether you’re trying to cut back on energy costs, reduce your environmental impact, or simply get more out of your cooling system, there are plenty of smart, AC-free ways to keep your home feeling comfortable.

In fact, some of the most effective cooling methods don’t involve air conditioning at all—and even if you do have AC, these tips can help it work more efficiently and keep your home cooler throughout the season.

Optimize your ceiling fan direction

One of the most overlooked ways to cool your home is using your ceiling fan correctly. Many people don’t realize that fans have a switch to change their rotation direction. In the summer, set the fan to spin counterclockwise. This pushes air downward and creates a cooling wind-chill effect.

When colder weather returns, switch the direction clockwise and run it on low to gently circulate warm air trapped near the ceiling.

Keep hot air out

When outdoor temperatures are higher than inside your home, keep windows and doors closed to prevent heat from seeping in. Open them only when the outside air is cooler, typically early in the morning or later at night.

To block out sunlight, close curtains or blinds during the hottest parts of the day. Blackout blinds are especially effective at reducing heat gain. Choose lighter colours like white or beige, which reflect rather than absorb sunlight.

Time your appliance use wisely

Large appliances like ovens, dishwashers, and washing machines produce considerable heat while running. To avoid overheating your home:

Avoid using the oven during the day. Instead, try a microwave, slow cooker, or head outside and fire up the BBQ.
Run laundry and dishwashing cycles in the evening when it’s cooler and when many utility companies offer lower off-peak electricity rates.

Upgrade your light bulbs

Still using incandescent light bulbs? Consider switching to LED or CFL bulbs. Incandescent bulbs release about 90% of their energy as heat. LEDs stay cool to the touch and last significantly longer, making them both a heat- and cost-saving upgrade.

Keep interior doors open

Good airflow is key to keeping your home cool. Leave interior doors open, especially if you’re using fans or relying on natural air circulation to move cooler air through your space.

Stay cool while you sleep

Getting a restful night’s sleep during a heatwave can be a challenge. Here are a few tips to keep you comfortable:

Choose breathable bedding such as cotton sheets, which help wick moisture and promote airflow.
Open windows at night if the temperature outside is lower than indoors.
Chill a hot water bottle with cold water and place it at your feet for relief.
Sleep on the lowest level of your home, since heat rises. A basement couch might be cooler than your upstairs bedroom during peak heat.

Ditch the rugs

Heavy rugs can trap heat. Roll them up and store them during the summer to help floors stay cooler, especially if you have hardwood, tile, or concrete surfaces.

Plant strategically for shade

For a long-term solution, consider planting deciduous trees or installing pergolas or trellises with climbing plants near windows or patios. These natural shade sources can drastically reduce the sun’s impact on your home during summer months.

By making a few small adjustments, you can create a cooler, more comfortable home environment all summer long without relying entirely on air conditioning. You’ll save on energy bills and stay comfortable through even the hottest days.

Written by Michelle McNally, Royal LePage Senior Manager, Research and Communications

Blissful Bites: Four Winds Tap Room & Kitchen

Mon, 15 Jun 2026 19:00:00 GMT

ABOUT THE TAPROOM & KITCHEN

We believe that the fabric of culture is held together through genuine social connectivity, often over food and drink. Our Taproom serves as a community hub where the beer is always cold and all of our dishes are always made in-house using the highest quality ingredients available. Our meats are raised locally, ethically, and sustainably, while our produce is also locally sourced and organic wherever possible. Everything from our salsas down to our tortillas are made fresh, from scratch, in-house.

Join us any day of the week to enjoy the freshest beers on tap paired with our handmade tacos, burgers and seasonal tapas.

Check out our current menus below to see what we are serving today. We hope to see you soon!

‌Taproom Location:
4-7355 72nd Street
Delta BC, V4G 1L5

Taproom Hours Of Operation:
11:00 am - 8:00 pm daily
Last call for food 1hr before close (snacks available until close)
Last call for beer 30 mins before close

Taproom Inquiries: kegrentals@fourwindsbrewing.ca

‌Phone: (604) 940-9949

For more information, click here.

Open House. Open House on Sunday, June 14, 2026 2:00PM - 4:00PM

Sat, 13 Jun 2026 09:55:50 GMT

Please visit our Open House at 5287 Crescent Drive in Delta. See details here

Open House on Sunday, June 14, 2026 2:00PM - 4:00PM

Bank of Canada keeps overnight rate at 2.25% as economy stagnates

Thu, 11 Jun 2026 14:30:00 GMT

For the fifth consecutive announcement, Canada’s central bank leaves the key lending rate untouched

In its fourth scheduled announcement of 2026, the Bank of Canada held the target for the overnight lending rate at 2.25%. This marks the fifth consecutive hold to interest rates since October of last year.

As the conflict in the Middle East continues, elevated energy prices and ongoing supply chain pressures are contributing to higher inflation, even as Canada’s economy remains soft. While employment levels have remained relatively stable, economic growth has weakened and uncertainty surrounding United States trade policy persists, factors that influenced the Bank’s decision to keep the key lending rate at its current level this month.

“Since our April decision, the economic impact of the ongoing conflict in the Middle East has increased. Higher energy prices and disruptions in global supply chains are weighing on global growth and pushing up inflation. At the same time, the US administration continues to propose new tariffs and trade policy uncertainty remains elevated,” said Tiff Macklem, Governor of the Bank of Canada, in a press conference with reporters following the announcement. “Against this backdrop, the Canadian economy has remained soft and inflation has increased. Monetary policy continues to be focused on ensuring higher energy prices do not turn into persistent inflation, while helping the economy adjust to headwinds. We are committed to keeping inflation low and stable over time.

“Economic weakness combined with rising inflation is a dilemma for monetary policy. Raising rates to dampen inflation could further slow the economy. Easing rates to support growth increases the risk that higher inflation becomes persistent. For now, holding the policy rate unchanged balances those risks.”

Canada’s economy is caught between competing pressures. Statistics Canada reported that GDP contracted 0.1% on an annualized basis in Q1 2026, confirming a technical recession. At the same time, inflation has edged higher; the Consumer Price Index (CPI) rose 2.8% year over year in April, up from 2.4% in March, driven largely by higher gasoline prices. That increase reflects both ongoing geopolitical tensions and a base effect from April 2025, when the removal of the federal consumer carbon levy had temporarily suppressed fuel costs. Meanwhile, the labour market has shown some resilience, with the unemployment rate dipping to 6.6% in May.

Stable borrowing costs underpin gradual market recovery

With the overnight rate holding steady, buyers entering the market can do so with a clearer sense of what borrowing will cost them. Variable mortgage rates will remain predictable in the near term, removing one layer of uncertainty from the purchase decision. For those who have been waiting on the sidelines, that stability – even in the absence of a rate cut – may be enough to prompt a move.

“The Bank of Canada finds itself balancing conflicting economic signals. On one hand, May’s employment report delivered a surprisingly strong 156,000 new full-time jobs. On the other, Canada has now entered a technical recession following two consecutive quarters of economic contraction. Add to that the uncertainty surrounding the ongoing CUSMA review, which continues to weigh on consumer and business confidence, and the Bank’s decision to hold rates becomes easier to understand,” said Phil Soper, president and CEO, Royal LePage®.

“There is a silver lining in the current state of Canada’s housing market. Stable borrowing costs are helping to restore buyer confidence, and we are beginning to see sales momentum build in many regions across the country. Provided the broader economic environment does not deteriorate further, we expect the recovery to strengthen through the second half of the year.”

According to the Royal LePage House Price Survey and Market Forecast, the aggregate1 price of a home in Canada decreased 2.0% year over year to $812,900 in the first quarter of 2026. On a quarter-over-quarter basis, however, the national aggregate home price remained relatively flat, increasing just 0.7%.

The Bank of Canada will make its next interest rate announcement on July 15th, 2026.

For more information, call Sarah Toigo & Associates today!

Community Event: Soccer Fan Zones for FIFA World Cup

Wed, 10 Jun 2026 19:00:00 GMT

Thu, Jun 11 - Sun, Jul 19 2026, All day

North Delta Recreation Centre
Chisholm Street Wharf

Get ready for an unforgettable summer of soccer in Delta! From June 11–July 19, join us for free community celebrations where you can cheer on your favourite teams, wear your colours with pride, and share in the excitement of a world-class soccer tournament.

Show your spirit on the Community Cheer Boards, pin your country on the World Map, and celebrate the global game with neighbours and friends. Across Delta, the event brings 39 days of soccer, food, games, and entertainment, including big-screen match viewings, trivia nights, food trucks, and interactive activities for all ages.

Whether you’re a die-hard fan or just in it for the atmosphere, there’s something fun happening every day in the Soccer Fan Zone.

LADNER – THE MAIN EVENT

Ladner Village is where the action happens. Chisholm Street Wharf will be transformed into a high-energy waterfront festival site featuring live match screenings, big-game celebrations, lively music, food vendors, and interactive activities throughout the tournament.

Opening Day, select weekends, and Canada match days will turn up the volume, and the championship final will anchor a large-scale street celebration along Chisholm Street, complete with live entertainment, Bubble Soccer, giant lawn games, great local eats, and more. It’s a street party you won’t want to miss!

Not a soccer superfan? No problem. The Wharf will also host movie nights, party games, trivia, foosball tournaments, giant water fights, and plenty of drop-in fun for all ages. It’s more than match screenings—it’s a summer festival by the water.

Full schedule coming soon.

NORTH DELTA – WATCH & CONNECT

Looking for a more relaxed viewing experience? North Delta Recreation Centre offers daily live match screenings in a welcoming indoor setting—perfect for catching the game in a comfortable community space.

On major dates, including Opening Day, Canada match days, and weekends, enjoy additional programming with games and activities such as inflatable soccer challenges, foosball tournaments, meet-and-greets with local soccer clubs and community partners, and more.

Full schedule coming soon.

Join us this summer and experience how Delta celebrates the world’s game together.

More activities and special activations will be announced as planning continues.

Contact Information
Name: City Events
Email: events@delta.ca
Phone number: 604-952-3069

Bank of Canada Interest Rate Announcement - June 10, 2026

Wed, 10 Jun 2026 14:43:36 GMT

The Bank of Canada maintained its overnight policy rate at 2.25 per cent this morning. In the statement accompanying the decision, the Bank noted a dampening of economic conditions since its most recent projections in April, citing weakness in government spending, housing activity, and business investment, accompanied by rebuilding inventories and (somewhat) anomalous increases in imports. However, the Bank expects growth to resume in the second quarter, albeit at a relatively weak pace. As the Iran conflict enters its fourth month, CPI inflation rose to 2.8 per cent in April, largely aligning with the Bank’s expectations as the oil price shock places severe pressure on energy prices. However, the Bank has found limited evidence of broad pass-through of higher oil prices into other products, as core inflation remains around 2 per cent, which is a leading factor in the Bank’s policy response to the conflict. Taken together, inflation is still expected to remain around 3 per cent before moderating towards 2 per cent over time. As a result, the Bank is continuing to look through the short-term impact of the conflict on headline inflation, but stands ready to adjust its policy rate if there are signs of persistence and transmission into the prices of other goods.

Weaknesses in the Canadian economy and labour market paired with inflationary pressure from the Iran War continue to place the Bank of Canada in an increasingly difficult position. Central Banks traditionally respond to supply shocks akin to the closure of the Strait of Hormuz by evaluating their duration and depth. While temporary spikes in commodity prices can be looked through if policymakers believe their effects will fade, persistent increases in energy costs are more likely to permeate through the economy and affect inflation expectations, forcing a policy response. Under that circumstance, the Bank of Canada may be compelled to raise its policy rate despite domestic weaknesses, creating a stagflationary economic backdrop. Thus far, the Bank has held its policy rate since the outset of the Iran conflict, as inflation has not (yet) spiked to projected levels. However, should subsequent CPI prints show rapid price acceleration, the Bank would be largely cornered into responding with tighter policy to quell further inflation.

That said, we do expect the Bank to look through this supply shock and hold its policy rate at 2.25 per cent this year. However, if growth and inflation follow the Bank’s current outlook, we anticipate the policy rate will rise back to the midpoint of the Bank’s neutral range, 2.75 per cent, by the end of 2027.

For more information, please contact:

Brendon Ogmundson
Chief Economist
Direct: 604.742.2796
Mobile: 604.505.6793
Email: bogmundson@bcrea.bc.ca

Economics Now is produced by the British Columbia Real Estate Association. Real estate boards, real estate associations and REALTORS^® may reprint this content, provided that credit is given to BCREA by including the following statement: "Copyright British Columbia Real Estate Association. Reprinted with permission." BCREA makes no guarantees as to the accuracy or completeness of this information.

Additional economics information is available here on BCREA's website.

For more information, please contact:

Brendon Ogmundson
Chief Economist
Direct: 604.742.2796
Mobile: 604.505.6793
Email: bogmundson@bcrea.bc.ca

To discuss how this impacts you, call Sarah Toigo & Associates today!

May 2026 MLS® Market Insights | GVR

Mon, 08 Jun 2026 21:14:09 GMT

School Spotlight: Home Quest - District-Wide Program

Mon, 08 Jun 2026 19:00:00 GMT

Delta’s Home Quest program is a collaborative partnership between the BC Ministry of Education and Child Care, the Delta School District and families seeking an alternative to traditional classroom-based instruction. The program is designed for students living throughout British Columbia in Kindergarten to Grade 9.

Home Quest is a Provincial Online School that offers students a range of online and in-person opportunities to enhance and broaden their educational experiences. Students have the option to engage in both teacher-led learning through in-person and virtual class in combination with self-directed at home learning that is led by a home facilitator and supported by HQ staff. We are a blended, choice program.

Home Quest students have access to Delta School District’s teachers, educational resources, provincial curriculum materials, and optional hands-on learning experiences. We support families in maintaining effective learning and assessment practices. We offer flexible learning opportunities, while following the guidelines of the BC Ministry of Education and Child Care for Provincial Online Learning.

Home Quest students are provided with online learning activities and courses through the Brightspace platform. Teachers offer both in-person and virtual classes, as well as a weekly outdoor class option. When not attending an optional weekly class, students learn with the guidance of a Home Facilitator which is supplied by the family. Together, the student and Home Facilitator (which tends to be a parent or family member) explore the curriculum independently at home with resources approved by the Home Quest teacher. Home Facilitators are responsible for uploading and providing evidence of learning to their Home Quest teacher. Formal Delta School District report cards and feedback on student progress are provided through the Home Quest program.

Home Quest

As you begin researching Online Learning programs, you will find Home Quest is unique. At Home Quest, we are focused on flexibility and blending the family’s vision of education with the Ministry guidelines.

Home Quest is a blended program, sitting in the middle of the continuum between Traditional and Homeschool and between Homeschool and strictly Online Learning. We are a Provincial Online School and thereby follow the Provincial Online Guidelines set out by the Ministry of Education. See Online Learning BC

Our professional, B.C. certified teachers are experienced in the Online, Traditional and Homeschool educational models and philosophies. We are open-minded and creative in assisting a family with their journey. Home Quest does not assign a set curriculum to our community of learners, but helps to create each student’s path – one child and one family at a time, creating the ultimate in diversified learning.

Part of the Delta School District, we are located on the bottom floor at Annieville Elementary located in North Delta. 9240 112 Street Delta BC.

Nautsa’ Mawt: Outdoor Learning Grades 1-7

We are fortunate to get to learn, discover, connect and play out on the area surrounding Boundary Bay School located on the traditional territory of the scəw̓ aθən məsteyəxʷ 1 (Tsawwassen) and xʷməθkʷəy̓əm 2 (Musqueam) First Nations and of all the hən̓q̓əmin̓əm̓ 3 speaking people who have been stewards of this land since time immemorial.

Our outdoor program works to explore our community from and Indigenous Perspective through the Naut sa’ Mawt and First Peoples Principles of Learning. We spend our mornings investigating, observing the land and living things that inhabit the area. Our afternoons often involve time in our story studio creating, connecting and sharing.

2025-2026 School Goals

For more information on the Home Quest Program, please click here.

School Spotlight: Ladner Elementary

Mon, 08 Jun 2026 19:00:00 GMT

Location: 5016 44 Avenue, Ladner
Programs: English and Early French Immersion
Current Principal: Mrs. Matheson

Ecole Elémentaire Ladner Elementary School is situated in the heart of Ladner (in the Corporation of Delta) and is part of Delta School District No. 37. The school is dual-track, which means that two complete programs from Kindergarten to Grade 7 are offered in the same building: one in French and the other in English. Currently, 590 students are enrolled at Ladner Elementary School, with approximately 50% of these students participating in the French Immersion program.

Our Mission Statement:

To foster self-worth, a cooperative attitude and the desire and skills needed to be enthusiastic life-long learners.

For more information about Ladner Elementary, please click here.

Community Event: About the Barns to Beaches Festival

Mon, 08 Jun 2026 17:00:00 GMT

ABOUT THE BARNS TO BEACHES FESTIVAL

THE RED BARN, SOUTHLANDS - TSAWWASSEN
SATURDAY, JUNE 20, 2026
RIDES START AT 10 AM - LIVE MUSIC AT 2 PM

The Rides begin at 10 am. Riders will depart in waves leaving every 10 minutes. The Leisure Rides begin at 12:05 pm, with riders departing in waves every 10 minutes.

The Live Music starts at 2:00 pm until 9:00 pm, and features 54-40, with special guests: Emmett Jerome, Spendo, Honeybear, the Band and The Exchange.

Festival attendees can also enjoy craft beer and local beverages, food trucks, family-friendly activities, and community booth activations.

For more information on the Barns to Beaches Festival, click here.

Community Event: Ladner Village Market

Sun, 07 Jun 2026 14:45:00 GMT

Buy local this summer at the Ladner Village Market!

A beloved gathering place for friends, families, and neighbours, the Ladner Village Market has grown into a destination outing for residents of Delta and visitors from across the Lower Mainland and beyond. Now celebrating its 30th anniversary season, the Market continues to be a vibrant showcase of community spirit, local talent, and small business entrepreneurship in the heart of Ladner Village.

Featuring more than 180 artisan vendors at each market, the Ladner Village Market is one of the largest open-air markets in western Canada. As a proud member of the BC Association of Farmers’ Markets (BCAFM), the Market follows the “Make It, Bake It, Grow It, Raise It, Wild Harvest It” policy. This means all products are handmade, homemade, and homegrown products — from farm-fresh produce and locally raised meats to baked goods, handcrafted items, and unique artisanal creations.

Supporting local remains at the heart of the Ladner Village Market’s mission. Each season, at least 20% of its vendors are based in Delta, reinforcing a strong commitment to the local economy and showcasing the incredible talent within the community.

The 2026 Ladner Village Market season runs on the following Sundays from 10:00am to 4:00pm:

🍓 June 7
🪻 June 21
🥐 July 5
🫖 July 19
👒 August 9
🥔 August 23
🎁 September 6
🍫 September 20

The City of Delta has entered into a servicing agreement with For the Love of Local Foundation, a not-for-profit organization working in partnership with The Collective Markets, to operate the Ladner Village Market and support its continued success and growth.

Join us in celebrating 30 years of community, connection, and local excellence at the Ladner Village Market this summer!

For more information, click here.

Community Event: Museum Fest!

Sat, 06 Jun 2026 00:30:00 GMT

June 6, 10 a.m. to 2 p.m. at Douglas J. Husband Discovery Centre, 4450 Clarence Taylor Cres.; Join the City of Delta for the first ever Museum Fest, featuring loads of free science- and technology-themed hands-on activities inspired by Delta’s past and present. Make electrical circuits and discover “potato power” using potatoes from BC Fresh. Explore the Transit Museum Society 1957 GM Oldlook bus. Meet the team from Fraser River Forge and watch blacksmiths continuously working at three anvils as they create nails and other small hand-forged trinkets to give away. Enjoy activities at partner booths by Delta Heritage Society, Boundary Bay Quilters, Delta Fishing Heritage Society, Delta Stageworks, UME Game Design, Windset Farms, and West Coast Seeds. Interact with other great exhibits and activities including paper plane-flying contests, bridge building, ice-cream making and more. Best of all, this event is free!

I have sold a property at 4984 Fenton Drive in Delta

Tue, 02 Jun 2026 19:53:13 GMT

I have sold a property at 4984 Fenton Drive in Delta on Feb 15, 2026. See details here

An exceptional opportunity on a rare and expansive 15,000 sq. ft. lot in one of the area's most sought-after locations. Perfectly positioned on desirable Fenton Drive, this oversized property offers outstanding potential for builders, investors, or those dreaming of creating a custom estate residence. Centrally located, you'll enjoy the convenience of being just steps from schools, parks, shopping, dining, and everyday amenities—an unbeatable location for families and future development alike. Beautiful, bonus mature privacy hedge gives the property complete privacy. While the property presents significant land value, the existing residence is rich in character and craftsmanship, showcasing a level of quality and detail seldom found in today's construction. Thoughtfully maintained over the years, it offers a wonderful opportunity for those looking to renovate and personalize a home with timeless appeal. Bring your design vision and breathe new life into this classic residence while preserving its unique architectural charm. And then there's the bathroom—a remarkable vintage time capsule that has been impeccably preserved. Full of retro character and undeniable style, it's a standout feature that must be seen to be appreciated. Whether you're inspired by the redevelopment potential, captivated by the home's enduring character, or both, this is a truly rare offering in an exceptional location.

I have sold a property at 304 5099 Springs Boulevard in Delta

Tue, 02 Jun 2026 19:46:16 GMT

I have sold a property at 304 5099 Springs Boulevard in Delta on Mar 12, 2026. See details here

Welcome to this beautifully appointed 1,555 sq. ft. corner residence, perfectly positioned within a sought-after golf course community. Offering an exceptional blend of style, comfort, and outdoor living, this bright and spacious 2-bedroom plus den home is designed for those who appreciate refined living. Expansive windows flood the open-concept interior with natural light, showcasing the home's thoughtful layout and elegant finishes. The versatile den provides the perfect space for a home office, reading retreat, or guest accommodation. The stylish kitchen seamlessly connects to the living and dining areas, creating an inviting setting for both everyday living and entertaining. Step outside to the showpiece of the home—an enormous private patio that extends your living space outdoors. Complete with an outdoor gas heater, this exceptional retreat is ideal for year-round enjoyment, whether hosting friends, dining al fresco, or simply relaxing while taking in the tranquil surroundings. Nestled within a prestigious golf course development, this rare corner unit offers the perfect combination of privacy, natural light, and resort-inspired living, all within easy reach of shopping, dining, recreation, and everyday conveniences.

GVR May 2026 MLS® Housing Market Report

Tue, 02 Jun 2026 18:07:32 GMT

Apartment sales lag, other housing segments steady

Led by slow sales in the apartment segment, home sales registered on the MLS® in Metro Vancouver were down nearly four per cent in May compared to last year.

The Greater Vancouver REALTORS® (GVR) reports that residential sales in the region totalled 2,150 in May 2026, a 3.5 per cent decrease from the 2,228 sales recorded in May 2025. This was 26.6 per cent below the 10-year seasonal average (2,930).

“While attached sales held relatively steady and detached sales edged up roughly one per cent in May, apartment sales were down about seven per cent year-over-year, which weighed down the overall sales total,” said Andrew Lis, GVR chief economist and vice-president data analytics. “Even then, apartment sales were not down uniformly across all regions – some of the larger areas such as North and East Vancouver saw increases relative to last year.”

There were 6,115 detached, attached and apartment properties newly listed for sale on the Multiple Listing Service® (MLS®) in Metro Vancouver in May 2026. This represents a 7.6 per cent decrease compared to the 6,620 properties listed in May 2025. This was 1.3 per cent above the 10-year seasonal average (6,036).

The total number of properties currently listed for sale on the MLS® system in Metro Vancouver is 16,917, a one per cent decrease compared to May 2025 (17,094). This is 34.6 per cent above the 10-year seasonal average (12,567).

Across all detached, attached and apartment property types, the sales-to-active listings ratio for May 2026 is 13.1 per cent. By property type, the ratio is 10.7 per cent for detached homes, 15.4 per cent for attached, and 14.2 per cent for apartments.

“Price trends across all housing types were flat month-over-month, as a healthy level of inventory easily absorbed the relatively muted level of overall demand in the market,” Lis said. “Year-to-date, sales have come in just shy of our forecast to this point in the year. With demand tracking our forecast so closely, it’s reasonable to expect a calm and orderly summer market, as no obvious near-term catalysts loom over the horizon to move the market significantly in either direction.”

The MLS® Home Price Index composite benchmark price for all residential properties in Metro Vancouver is currently $1,100,700. This represents a 6.2 per cent decrease over May 2025 and a 0.2 per cent increase compared to April 2026.

Sales of detached homes in May 2026 reached 660, a 0.9 per cent increase from the 654 detached sales recorded in May 2025. The benchmark price for a detached home is $1,847,900. This represents a 6.9 per cent decrease from May 2025 and a 0.4 per cent increase compared to April 2026.

Sales of apartment homes reached 1,009 in May 2026, a 7.2 per cent decrease compared to the 1,087 sales in May 2025. The benchmark price of an apartment home is $697,800. This represents a 7.9 per cent decrease from May 2025 and a 0.7 per cent decrease compared to April 2026.

Attached home sales in May 2026 totalled 463, a 1.3 per cent decrease compared to the 469 sales in May 2025. The benchmark price of a townhouse is $1,048,200. This represents a 5.1 per cent decrease from May 2025 and a 0.5 per cent increase compared to April 2026.

For more information, please click here.

Blissful Bites: Britannia Brewing

Mon, 01 Jun 2026 19:00:00 GMT

Britannia Brewing was established in 2014 with the goal to provide a fun and exciting place whereby locals can come to enjoy quality Ales and food in a relaxed but refined atmosphere. Drawing inspiration from the nautical roots of Steveston BC and the history of the Britannia Shipyards our namesake was established. Early days involved building our Richmond brewery and a Steveston Village tasting room to showcase our crafted Ales and fresh cuisine. Growth was swift adopting a second location across the Fraser river in the quaint village of Ladner. This strategic additon allowed the opportunity for our extended neighbours to now become everyday customers.

As capacity nudged us to scale a step futher, we carefully selected and have now completed a 10,000 SQFT state of art manufactuing facility. This acre parcel boasting an oudoor picnic area and 200 seat restaurant is conveniently nestled in the beautiful Lake Country region of the Okanagan.

Come join us to enjoy a fresh pint while exploring these fantastic locations and everything Steveston, Ladner and Lake Country has to offer.

LADNER
Britannia Brewing Ladner opened in 2021 as a modern retreat with a great selection of in-house beers, craft cocktails, snacks, classic comfort food and of course a great happy hour!

Our dining room is bright and open with a semi-private area for larger groups, the huge 20 stool bar is the largest in the village to sit you and all your friends, new and old. When the days are nice our backyard patio is the place to be, a large seasonal space that inspires long sipping sessions of beer and cocktails with friends.

Open 7 days a week, all day! We are all about bringing people together in the centre of our village to relax, have great food and drinks in a family-friendly environment. To us, it is all about the people, the passion, and the friendship that make our town great!

Lunch and dinner all week, everyday!
Happy Hour: Monday to Friday from 2:30 to 5:30 with discount beer and appies
Brunch: Saturday and Sunday from 10:30 to 2:00

Call in 604.940.1900 to book a table or just pop in. For larger parties over 20 please email ladner@bbco.ca to arrange. For more information or to check out the menu, click here.

School Spotlight: Beach Grove Elementary

Mon, 01 Jun 2026 19:00:00 GMT

Location: 5955 17A Avenue, Tsawwassen
Programs: English
Principal: Ms. Jacquie von Schulmann

At Beach Grove, we strive to create a positive caring environment where we treat each other with respect and encourage the development of self-esteem, excellence and responsibility. Through co-operation and acceptance, learning is fun and creativity is celebrated. Our goal is to help students build deep understanding, develop the ability to think critically and foster the skills necessary to be successful in the world, both today and in the future.

2025-2026 Schol Goals

Inquiry Question #1 (Literacy focus):
If we create structured reading practice across all subject areas, will our students become more independent at navigating text?

What led us to choose this focus?
SCANNING:
Students need more practice reading (observations and data from our Learning Support team and classroom teachers)

Assessment pilot with District Coordinators where teachers collected and analyzed specific data through the year 2024-25

HUNCH: We need to create time for consistent, structured targeted reading skill practice

For more information on Beach Grove Elementary, please click here.

Community Event: Barns to Beaches Festival

Mon, 01 Jun 2026 17:00:00 GMT

ABOUT THE BARNS TO BEACHES FESTIVAL

Barns to Beaches is a new bike route which spans 16 km from Tsawwassen to Ladner along the shoreline, dike and backcountry farm roads. The City of Delta is launching the new route with a bike ride and festival featuring 54-40!

Thank you for your support. Community bike ride registrations have reached capacity!

For more information or to join the waitlist, click here.

Featuring:

EMMETT JEROME
SPENDO
HONEYBEAR, THE BAND
THE EXCHANGE

The Red Barn, Southlands - Tsawwassen
Saturday, June 20, 2026
Rides Start at 10 am - Live Music at 2 pm

Food Trucks • Adventure Expo & Market • Bike Valet • The RunInn Riders’ Lounge • Craft Beers • Kids Zone • Farm Market

Festival access is free for registered ride participants.

New property listed in Hawthorne, Ladner

Tue, 26 May 2026 10:14:01 GMT

I have listed a new property at 5287 Crescent Drive in Delta. See details here

Open House. Open House on Sunday, May 31, 2026 2:00PM - 4:00PM

Tue, 26 May 2026 10:14:01 GMT

Please visit our Open House at 5287 Crescent Drive in Delta. See details here

Open House on Sunday, May 31, 2026 2:00PM - 4:00PM

School Spotlight: English Bluff Elementary

Mon, 25 May 2026 19:00:00 GMT

Location: 402 English Bluff Road, Tsawwassen
Programs: International Baccalaureate Program
Current Principal: Ms. Gaines

English Bluff is a warm, welcoming IB PYP elementary school with knowledgeable, caring and professional staff, enthusiastic students and supportive parents. Contributions from our Parent Advisory Committee continue to enhance educational programs, support field study, and encourage extracurricular opportunities. I am very proud to be part of a team that is invested not only in providing a challenging academic program, but also in fostering well-being and community building.

We are a small community-minded school with the aim of creating an inclusive environment that nurtures both individual student potential, while at the same time, developing a broader sense of community that builds a mutual support network for parents and staff for the benefit of our children. Our goal is for your child to enjoy their learning experience at EB as they acquire the skills to be successful in life.

International Baccalaureate Program

English Bluff is proud to be a fully accredited International Baccalaureate World School for the Primary Years Program, consisting of grades K through 7th. The goal is to educate the “whole child” and create inquiring life-long learners who encompass all attributes of the IB Learner Profile.

At the core of the IB Primary Years Program are the six Transdisciplinary Themes. These themes have global significance and create a framework that encompasses all learning and provides a balance between the subject areas and learning beyond them.

For more information regarding the Primary Years Program, please visit the International Baccalaureate Organization website: http://www.ibo.org/pyp/

2025-2026 School Goals

Inquiry Question: How will a concentrated focus on building fact fluency with students improve their proficiency at math and shift their perception of numeracy?

– How does math help us make sense of the world around us? – How will using practical numeracy skills help us to solve everyday problems? – How do we engage in meaningful and enjoyable math?

Some resources we are currently exploring include:
Carole Fullerton math
https://www.instagram.com/janicenovakowski/

Shelley Gray Dot talks
https://shelleygrayteaching.com/

https://www.edutopia.org/article/building-thinking-classroom-math

Card Deck strategies & use of Math Minds pre-assessment data & fluency slide decks.

As a staff, we have been engaging in professional development, since August, to educate us on how to better teach and support our students with numeracy.

2025-2026 School Fees

For more information on English Bluff Elementary, please click here.

Community Event: Southlands Farmers’ Market

Fri, 22 May 2026 17:00:00 GMT

Experience the Southlands Tsawwassen Farmers Market, featuring local produce, sweet treats, blooms, bevvies, artisans, live music, food trucks & more!

The Southlands Tsawwassen Farmers’ Market takes place in Market Square every other Saturday from May 23 through November 7, 2026. The Farmers’ Market is set in a flourishing open-air hub where agriculture intersects with the community through demonstration gardens, a community orchard, and local neighborhood food businesses.

Dates:
Every other Saturday, from May 23 through November 7, 2026 (no market on June 20th)

Time:
10 am – 3 pm

Venue:
Market Square, Southlands – 6313 Market Ave, Delta, BC

Click here for a list of our vendors!

FARMERS’ MARKET DATES 2026

May 23 – Season Opener & Art Show
June 6 – Bria Communities Seniors Day
June 20 – NO MARKET ON JUNE 20th
July 4
July 18
August 1
August 15
August 29
September 12
September 26
October 10 – Pie Bake Off
October 24 – Halloween at the Market
November 7 – Last Market of 2026!

Hand-Tied Bouquets
Crafted exclusively with flowers from our Southlands Tsawwassen flower farm and available throughout the Farmers Market season.

Hand-Tied Bouquets $35–$65
Lavender Bouquets, starting at $10

BCREA Housing Market Update - May 2026

Thu, 21 May 2026 21:43:50 GMT

Community Event: Ladner May Days May 22-24, 2026

Wed, 20 May 2026 19:00:00 GMT

Spring in Delta wouldn’t be complete without the return of one of the community’s most beloved traditions — May Days. This long-standing celebration brings together residents, families, and local businesses to mark the season with energy, connection, and small-town charm.

May Days is all about community spirit. From lively parades and local performances to family-friendly activities, food vendors, and artisan markets, there’s something for everyone to enjoy. It’s a chance to reconnect with neighbours, support local organizations, and celebrate everything that makes Delta such a special place to call home.

For families, it’s a weekend filled with memorable moments — kids’ activities, games, and entertainment that create lasting traditions year after year. For local businesses and community groups, it’s an opportunity to showcase what they do and engage with the people they serve.

Events like May Days are a reminder that a home is about more than just a property — it’s about the community around it. The sense of belonging, the shared experiences, and the vibrant local culture all play a role in what makes Delta such a desirable place to live.

If you’re thinking about making a move or simply looking to explore more of what Delta has to offer, there’s no better time than during May Days to experience the heart of the community.

For more information, click here.

School Spotlight: Pebble Hill Elementary

Mon, 18 May 2026 19:00:00 GMT

Location: 246 52A Street, Tsawwassen
Programs: Traditional School
Current Principal: Mrs. Simpson

Pebble Hill Traditional is a public K-7 elementary school located in sunny Tsawwassen, just two blocks north of the Canada-USA border.

As Delta’s first Traditional School, teachers use a wide range of instructional practices. As a school, we emphasize the importance of engaging with and contributing to the community locally and globally. The students wear uniforms and formally greet teachers and visitors to the school. We have a warm, welcoming school environment that is cohesive, proud and ambitious.

Visitors to Pebble Hill Traditional can expect to find a vibrant school community where teachers and parents work together to support student learning. Visitors to our school can expect to find students who take full advantage of our efforts and the learning opportunities available to them by actively engaging as creative, happy and knowledgeable learners.

2025-2026School Goals

Curriculum Goal
This year, our goal is to ensure that the BC Mathematics curriculum is taught with an approach (MathMinds) that supports maximizing the potential of ALL students. In addition, we will be teaching social-emotional strategies that help students build confidence, resilience, and a growth mindset. Our aim is to prepare students to be successful not only in numeracy, but also in school more broadly.

Core Competency Goal
We aim to foster a community where every student demonstrates respect, takes responsibility for their actions, and builds resilience in the face of challenges. By embodying these values, we strive to create an environment where everyone can learn, grow, and succeed together.

For more information on Pebble Hill Elementary, please click here.

School Spotlight: Cliff Drive Elementary

Mon, 11 May 2026 19:00:00 GMT

Location: 5025 12th Avenue, Tsawwassen
Programs: English & Late French Immersion for Grades 6 and 7
Current Principal: Mr. McGrory

Welcome to Cliff Drive Elementary/ Ecole Cliff Drive.

We are a well established K through 7 Elementary school, that also offers Late French Immersion for Grades 6 and 7. The school is situated near the bluff in Tsawwassen. The staff here are are committed to working to create a climate that will foster each child’s development academically, socially, emotionally and physically.

There are many opportunities for our students to be involved beyond their classroom learning experiences. Our older students have many leadership opportunities, including office, library or classroom monitors, band, sports teams, playground helpers, and morning announcers. We encourage our students to be active participants in the school community and are proud of their efforts and accomplishments.

Cliff Drive has an involved parent group who work together with the school. Our PAC members extend their influence into the greater community of Delta, and work to encourage more families to become involved with our school community. It is important that we work together to ensure a safe supportive learning environment for the students.

The motto that Cliff Drive uses to frame our community is “Soars” – Safe, Open-minded, Achievement, Respect, with Spirit.

2025-2026 School Goals

School Vision

For more information on Cliff Drive Elementary, please click here.

How to Keep Your Home Safe While Your On Vacation

Mon, 11 May 2026 14:45:00 GMT

Whether you’re heading on a quick weekend getaway or planning a cross-country trip, leaving your home unattended can come with its risks. From break-ins and burst pipes to power outages and package thefts, unexpected issues can arise when no one’s around to keep an eye on things.

The good news? With a few simple precautions, you can protect your property, reduce the risk of costly damage, and enjoy your time away with peace of mind.

Before you pack your bags, consider these home safety tips:

Secure all entry points

Start with the basics: ensure that all doors and windows are locked securely before you leave. This includes often-overlooked spots like basement windows, side doors, and garage entrances. If your locks are outdated or flimsy, consider upgrading to deadbolts or reinforced strike plates for added protection.

Avoid hiding spare keys in obvious spots like under the doormat or in a flowerpot. These are the first places intruders check. Instead, leave a spare key with a trusted neighbour, friend, or family member who can access your home in case of an emergency.

Make your home appear lived in

A dark, quiet house with an overflowing mailbox is a clear signal that nobody’s home. To create the illusion of activity, set timers on your indoor and outdoor lights to turn on and off at staggered intervals. This mimics your usual routines and helps disguise your absence.

In the winter months, arrange for snow removal, even if you’re away for just a week or two. A driveway that hasn’t been shoveled or walked on is a dead giveaway that a home is vacant. Asking someone to leave fresh tire tracks or footprints can go a long way in making your home look occupied.

Ask someone to check in regularly

One of the most effective ways to safeguard your home is to have someone check on it while you’re away. Ask a neighbour or friend to stop by every few days to collect your mail and packages, water indoor plants, and look for signs of trouble, such as leaks, storm damage, or electrical issues.

Many insurance providers require that someone inspect the property at regular intervals for coverage to remain valid during longer absences. Be sure to check your policy or speak with your insurer before your departure.

Protect your valuables and prevent damage

Take steps to secure any valuables that remain in the home. Jewelry, cash, passports, and sentimental items should be placed in a locked home safe or stored off-site in a safety deposit box. Keep curtains and blinds closed or partially drawn to prevent prying eyes from seeing inside.

If you’re planning to be away for more than a few days, consider unplugging non-essential electronics to protect them from power surges and reduce fire risk. For longer trips, shut off your main water supply to help prevent frozen or burst pipes, particularly during the colder months.

Use security technology

Smart home technology can enhance your home’s safety while giving you peace of mind. Security cameras, video doorbells, and alarm systems can act as both deterrents and monitoring tools. Many modern systems let you check in remotely, receive real-time notifications, and even speak to visitors at your front door.

If you already have a security system in place, test it before you leave to ensure it’s functioning properly. If you don’t, even simple plug-and-play cameras or app-enabled door sensors can provide added assurance.

Be cautious with social media

As tempting as it may be to share your vacation excitement in real time, doing so can alert others that your home is vacant. It’s best to wait until you’re back before posting photos or updates from your trip, especially if your social media accounts are public. Broadcasting your absence can make your property a potential target for theft.

Final checklist before you go

To make things easier, here’s a quick summary of key tasks to complete before you head out the door:

Lock all windows and doors securely
Set light timers on a natural schedule
Leave a key and instructions with someone you trust
Unplug non-essential electronics
Shut off the water (for long trips)
Test or install smoke and carbon monoxide detectors
Check and update your home insurance policy, if necessary
Hold mail delivery or have someone collect it
Avoid advertising your absence online

Taking the time to prepare your home before you travel can help you avoid unwanted surprises and enjoy your time away with confidence. A little planning now can save you a lot of stress and money down the line.

Written by Michelle McNally, Royal LePage Senior Manager, Research and Communications

April 2026 MLS® Market Insights | GVR

Sat, 09 May 2026 19:33:11 GMT

April 2026 MLS® Market Insights | GVR

A Buyer’s Market: A Strategic Perspective on Today’s Conditions

Sat, 09 May 2026 14:30:00 GMT

“Why is the Vancouver market favouring buyers right now?”
And just as importantly—how long might this window remain open?

The real estate market in Vancouver moves in cycles. Understanding where we are within that cycle is essential to making informed, strategic decisions. At present, several factors have aligned to create conditions that are more advantageous for buyers.

Let’s take a closer look.

Inventory Has Expanded

The most significant driver of today’s market conditions is a notable increase in available inventory.

Over the past year, listing activity across Metro Vancouver has risen meaningfully. When supply outpaces buyer demand, the balance naturally shifts.

For buyers, this translates into something that has been scarce in recent years: choice.

With more options available, buyers can take a measured approach—comparing properties, negotiating terms, and making well-considered decisions. For sellers, it underscores the importance of thoughtful pricing and strong presentation.

Buyers Are Proceeding with Greater Deliberation

Equally influential is a shift in buyer behaviour.

While borrowing costs have stabilized and economic conditions remain relatively steady, many buyers continue to approach the market with caution. Transactions are taking longer as buyers conduct more thorough due diligence—reviewing strata documentation carefully, assessing long-term value, and negotiating with increased confidence.

This more deliberate pace has tempered overall transaction volume, though it is important to note: demand has not disappeared—it has simply become more discerning.

Interest Rate Adjustments Have Reshaped Behaviour

The interest rate increases of recent years have had a lasting impact on affordability and purchasing patterns. Even as rates have stabilized, many buyers required time to recalibrate their expectations and budgets.

This adjustment period temporarily slowed demand and allowed inventory levels to build.

Now, with greater predictability in the borrowing environment, buyers are gradually re-engaging. However, the earlier hesitation helped create the conditions we are experiencing today.

Sellers Are Returning to the Market

At the same time, many homeowners who delayed selling during periods of uncertainty are now bringing their properties to market.

Life transitions—relocation, upsizing, downsizing—continue regardless of market cycles. As more sellers list simultaneously, inventory increases, even if demand remains steady.

It is this shift in balance that creates increased leverage for buyers.

How Long Will It Last?

Historically, buyer-favouring markets in Vancouver tend to be relatively short-lived.

As inventory is absorbed and buyer confidence returns, momentum can shift quickly. Often, once stability is perceived—or even modest improvement—activity accelerates faster than anticipated.

The typical cycle unfolds as follows:

Inventory rises
Buyer activity slows
Negotiation leverage increases
Confidence begins to return
Competition intensifies

By the time headlines signal a “hot market,” the window of opportunity has often already begun to narrow.

What This Means for Buyers

In the current environment, buyers benefit from conditions that are uncommon in Vancouver’s long-term market history:

The ability to evaluate properties thoughtfully
Greater flexibility to negotiate price and terms
Broader selection across property types and neighbourhoods

These advantages, while meaningful, are often temporary.

What This Means for Sellers

For sellers, success in today’s market is driven by strategy and precision.

Properties that are appropriately priced and professionally presented continue to perform well. However, when buyers have options, overpricing or insufficient preparation is quickly exposed.

In balanced or buyer-leaning markets, disciplined positioning is essential.

Final Perspective

While market conditions evolve, Vancouver’s underlying fundamentals remain strong—driven by population growth, limited land supply, and sustained housing demand.

At present, we are in a moment where buyers hold more leverage than they have in years. Whether that window persists or begins to close will depend on how quickly confidence returns and how efficiently current inventory is absorbed.

If you’re considering buying or selling and would like to understand how these conditions apply to your specific goals or neighbourhood, we would be pleased to offer tailored guidance. Call Sarah Toigo & Associates today.

List Price Vs. Market Price: A strategic perspective

Fri, 08 May 2026 14:30:00 GMT

As a dedicated real estate professional committed to guiding clients with clarity and confidence, I believe it’s essential to understand a fundamental concept in any property transaction: the distinction between list price and market price.

List Price
The list price is the figure set by the seller when bringing a property to market. It is the price you see in listings and marketing materials, often designed to position the home competitively within its segment.

Market Price
Market price, by contrast, reflects what a property is truly worth in the current environment—shaped by supply and demand, comparable sales, location, condition, and broader market dynamics. It is ultimately determined by what a willing buyer is prepared to pay and a seller is prepared to accept.

It’s important to recognize that these two figures do not always align—and in many cases, they can differ meaningfully.

Why This Distinction Matters

Informed Expectations
Understanding the gap between list and market price allows you to approach the process with realistic expectations—whether evaluating affordability as a buyer or positioning your home effectively as a seller.

Stronger Negotiation Position
With insight into true market value, you are better equipped to identify opportunities—whether that means recognizing a well-priced property or uncovering room for negotiation.

Avoiding Overpayment
Relying solely on the list price can lead to misinformed decisions. A clear understanding of market value helps ensure you make a sound investment.

Strategic Pricing for Sellers
For sellers, aligning list price with market realities is key to attracting qualified buyers, generating interest, and ultimately achieving optimal results.

Guidance You Can Rely On

Whether you are buying or selling, our role is to provide clarity, strategy, and informed perspective at every step. We offer:

A comprehensive analysis of current local market conditions
Accurate assessments of property value based on comparable data
Tailored pricing and negotiation strategies aligned with your objectives

If you would like to explore how list price and market value intersect—or discuss your plans in today’s market—we would be pleased to connect. Together, we can navigate the process with confidence and precision. Call Sarah Toigo & Associates today!

Living Well at Home: Smart Strategies for Aging in Place

Thu, 07 May 2026 14:30:00 GMT

As housing costs continue to rise and the desire for comfort and continuity grows, more homeowners in Vancouver are choosing to age in place—thoughtfully adapting their homes to support evolving needs rather than relocating.

Whether you are planning for your own future or assisting a loved one, renovating with longevity in mind can provide meaningful peace of mind, enhance day-to-day living, and contribute to the long-term value of your property.

Let’s explore what it means to age in place successfully—and how to approach it with intention and foresight.

👵🏽 The Growing Shift Toward Aging in Place

In today’s market, transitioning to downsized housing or assisted living can be financially and emotionally challenging. For many, the connection to a long-time home—and the surrounding community—remains deeply significant.

With the right modifications, a home can evolve alongside its owner, offering safety, independence, and comfort through every stage of life.

🏠 Defining an Age-Friendly Home

A well-designed, age-friendly home prioritizes accessibility, safety, and ease of use—without compromising on style. Common and effective upgrades include:

Step-free entryways and widened doorways
Main-level bedrooms and bathrooms
Walk-in or roll-in showers with integrated grab bars
Lever-style hardware in place of traditional knobs
Slip-resistant flooring and enhanced, layered lighting
Stair lifts or residential elevators for multi-level homes
Smart home technology for security, lighting, and voice-activated support

These enhancements are not merely practical—they are empowering, enabling homeowners to maintain independence and familiar routines for longer.

💰 Financing Thoughtful Renovations

While renovation costs can vary, several financing options can help make these upgrades more accessible:

Home Equity Lines of Credit (HELOCs) for flexible, lower-interest borrowing
Government incentives, such as the BC Home Renovation Tax Credit for Seniors and Persons with Disabilities
Programs from Canada Mortgage and Housing Corporation offering guidance and, in some cases, funding support
Family co-investment, particularly in multi-generational living arrangements

Notably, many of these improvements can also enhance resale appeal as demand for adaptable, future-ready homes continues to grow.

📈 Renovations That Add Lasting Value

While not every accessibility feature translates directly into resale value, many upgrades are increasingly attractive to a wide range of buyers, including:

Families supporting aging relatives
Buyers seeking multi-generational living solutions
Investors prioritizing flexible, future-proof properties

High-impact upgrades in the Vancouver market often include:

Barrier-free bathrooms with contemporary finishes
Ground-level suites suitable for extended family or rental income
Energy-efficient improvements that complement accessibility enhancements

The goal is to strike a balance between functionality and design—creating spaces that are both practical and aesthetically refined.

🧰 Planning a Future-Ready Renovation

A strategic approach is key to maximizing both livability and value:

Plan proactively: Renovating ahead of necessity allows for more thoughtful decisions and less disruption
Engage experienced professionals: Seek contractors familiar with universal design or aging-in-place principles
Design for longevity: Select materials and layouts that will serve both current and future needs
Consult a real estate professional: Strategic guidance can help ensure your investment aligns with market expectations
Consider adaptability: Some features can be designed to evolve or be reversed over time

🏡 A Thoughtful Perspective

Aging in place is about more than remaining in one’s home—it’s about preserving quality of life, independence, and dignity.

With careful planning and well-executed upgrades, your home can continue to support your lifestyle for years to come.

If you’re exploring options for yourself, a family member, or a client, we would be pleased to help you evaluate possibilities, connect with trusted professionals, and make informed, confident decisions.

Let’s discuss how your home can serve you—both today and into the future. Call Sarah Toigo & Associates today!

Community Event: Delta Youth Theatre - Seussical Jr. - May 8-10, 2026 @ Equinox Theatre

Wed, 06 May 2026 19:00:00 GMT

Get ready for a colourful, musical adventure where imagination takes centre stage…

Delta Youth Theatre proudly presents Seussical JR. — a joyful spring production bursting with heart, humour, and whimsy! Inspired by the beloved stories of Dr. Seuss, this vibrant show weaves together classic characters like Horton the Elephant, the Cat in the Hat, Gertrude McFuzz, and Jojo into one unforgettable tale.

Follow Horton as he discovers a tiny world on a speck of dust and learns that “a person’s a person, no matter how small.” Along the way, audiences will be treated to catchy songs, playful storytelling, and meaningful messages about friendship, loyalty, and the power of believing in yourself.

Brought to life by the incredible young performers of Delta Youth Theatre, Seussical JR. is a celebration of creativity, community, and the magic of live theatre.

🎭 Perfect for families, kids, and anyone young at heart
Come support local talent and experience a show that’s as uplifting as it is unforgettable—this is one spring performance you won’t want to miss!

Showtimes:
Friday, May 8 - 7:00pm
Saturday, May 9 - 2:00pm
Saturday, May 9 - 7:00pm
Sunday, May 10 - 2:00pm

Location:
Equinox Theatre
750 53 Street
Delta, British Columbia V4M 3B7

For more information or to purchase tickets to our favourite youth theatre group, click here.

Navigating Closing Costs: What you Need to Know

Wed, 06 May 2026 14:30:00 GMT

We understand that purchasing a home is both an exciting milestone and a significant financial decision. To ensure you feel informed and confident throughout the process, it’s important to have a clear understanding of one key component: closing costs.

Why Closing Costs Matter

Closing costs represent the additional expenses associated with finalizing your home purchase. Having a clear picture of these costs in advance allows for thoughtful financial planning and helps ensure a smooth, stress-free transition into your new home.

A Closer Look at Common Closing Costs

Legal Fees
Professional fees for a real estate lawyer or notary who manages the legal aspects of your transaction, including title transfer and document preparation.

Property Transfer Tax
A tax calculated based on the purchase price of the property. In British Columbia, certain exemptions and rebates may be available to eligible first-time home buyers.

Property Tax Adjustments
Reimbursement to the seller for any prepaid property taxes that extend beyond your possession date.

Home Inspection
While not mandatory, a professional inspection is strongly recommended to assess the condition of the property and identify any potential concerns.

Mortgage Insurance
Applicable when the down payment is less than 20% of the purchase price, providing protection to the lender.

Appraisal Fees
Charged by your lender to confirm the market value of the property as part of the financing process.

Home Insurance
Proof of an active home insurance policy is required prior to closing.

Utilities and Other Adjustments
Includes reimbursement for prepaid utilities or other expenses that may be adjusted between buyer and seller at closing.

Navigating Closing Costs with Confidence

Preparing for closing costs in advance is essential to avoiding unexpected expenses and ensuring a seamless experience on possession day. Our role is to guide you through each step, providing clarity, foresight, and tailored advice based on your specific circumstances.

We’re happy to provide a detailed estimate of closing costs relevant to your purchase, as well as connect you with trusted professionals—including real estate lawyers and mortgage specialists—to support a smooth and efficient process.

If you have any questions or are ready to begin your home-buying journey, we would be pleased to assist you every step of the way. Call Sarah Toigo & Associates today!

As Rate Cuts Conclude: A Strategic Look at What’s Ahead

Wed, 06 May 2026 14:30:00 GMT

There is a meaningful shift unfolding quietly within the real estate landscape.

The Bank of Canada has begun signaling that we may be approaching the end of the current interest rate easing cycle. In practical terms, this suggests that borrowing costs may not decline significantly further from here.

While this may appear subtle, its implications—particularly for buyers—can be considerable.

What This Means in Today’s Market

In recent months, stabilizing and gradually easing rates have helped re-engage buyers, fostering:

Renewed confidence
Improved affordability
Greater predictability in borrowing

However, real estate markets are inherently forward-looking. They respond not only to current conditions, but to changing expectations.

When the perception emerges that rates have reached their low point, behaviour tends to shift—often quickly.

The Psychology of a Turning Point

During periods of declining rates, many buyers adopt a wait-and-see approach, anticipating further improvements.

But once rates appear to stabilize, that mindset evolves.

The question shifts from “Should I wait?” to “Is this the right time to act?”

This change in sentiment alone can stimulate demand—sometimes more rapidly than anticipated.

What Typically Follows

As buyer activity increases, several market dynamics tend to emerge:

Heightened competition
Accelerated listing timelines
Stronger, more decisive offers
Reduced flexibility in negotiations

In effect, the leverage buyers have recently enjoyed can begin to narrow.

Why This Matters Now

At present, many buyers still benefit from:

The ability to evaluate properties thoughtfully
Increased negotiating flexibility
A broader selection of available inventory

Yet as confidence builds and activity resumes, these conditions can evolve—often more quickly than expected.

Recognizing the Opportunity Window

Moments of transition often present the most strategic opportunities in real estate:

When rates have stabilized
But widespread competition has not yet returned

This is where preparation and clarity become especially valuable. As market momentum builds, the dynamics shift once again.

A Strategic Approach

This is not a call to act with urgency—but rather with intention.

Consider the fundamentals:

Are you financially positioned to move forward?
Do you have a clear understanding of your borrowing capacity?
Are you monitoring the right opportunities?
Do you have a well-defined strategy in place?

Thoughtful preparation allows you to act with confidence, rather than react under pressure.

Final Perspective

The conclusion of a rate-cut cycle influences more than borrowing costs—it shapes behaviour. And behaviour is what ultimately drives market movement.

For those who have been waiting on the sidelines, anticipating further rate reductions, this may be an appropriate moment to reassess—not hastily, but with informed clarity.

If you would like to explore how current conditions affect your purchasing power, or how this shift may influence your timing, we would be pleased to provide tailored guidance. Call Sarah Toigo & Associates today for your customized assessment.

Lessons Learned from Home Inspections

Tue, 05 May 2026 19:00:00 GMT

Once you’ve secured your dream home with an accepted offer and have your financing in place, things start to get exciting. However, even if the property looks great, the only way to be sure everything checks out is to hire a professional home inspector.

Home inspections can teach you so much about your new house, including how to maintain it, and which repairs need to be carried out now or in the near future. Inspectors can also help uncover a property’s mysteries or even find nasty surprises you’ll want to know about – and possibly renegotiate on – before the sellers hand over the keys.

Don’t skip this essential step

We get it – in red-hot markets like Vancouver where bidding wars are common, sellers may prefer dealing with buyers who have no conditions attached to their offer, including not insisting on a home inspection. However, forgoing an inspection is a bad idea, says Carol Mose, a home inspector at Mose Home Inspection Services.

“If there’s ever an issue with the house that you want to go back to the seller about, you haven’t done your due diligence and you’re not covered,” says Mose.

Home inspectors assess a property’s main systems and check that the structure is sturdy, safe and to code. They can also alert you about repairs or deficiencies.

“We’re there to give a fair assessment of the building and, if we see something serious, we tell the buyer to get it looked into further or to obtain a quote for the repairs,” says Mose.

A home inspection for a three-bedroom home typically takes about three hours to complete. Mose suggests booking as early as you can as most inspectors are busy.

It’s a great chance to learn about your new house

Homeowners should accompany the inspecctor for a walk-through, rather than wait for a written report, notes Mose.

“Most people know little about the inner workings of the house they’re buying, so it’s also like getting an instruction manual to your house,” she explains.

“I’ll show homeowners where and how to turn off the water in an emergency, show them the electrical panel and teach them how the air exchange system works and when to use it. When on site, homeowners absorb all the information and, by the time we’re finished the inspection, they really do understand what’s going on so they can put the final report into context.”

Inspectors can discover DIY projects gone wrong

Scroll through social media and it’s not hard to find examples of improvised repairs, such as DIY decks being held up with a single post, electrical configurations that can lead to fire hazards, or ill-conceived ideas where someone cut out part of a supporting floor joist to get more headroom in the basement. Inspectors see it all and will advise you what needs fixing.

“The other day, a homeowner declared they had fixed their leaking chimney, but when I went up, I saw that it was sealed with duct tape. You can’t repair a leaking chimney flashing by wrapping it with tape,” says Mose. “I’ve also seen terrible plumbing connections with duct tape.”

A home inspection may uncover unwanted roommates

Early in her career, Mose earned a nickname that perfectly describes her job.

“A client called me the “Crawlspace Ninja” because I’d go where no one else would go,” says Mose. In her 10 years looking into every nook and cranny of houses, Mose has seen evidence that a property has mice, insects or even rats who aren’t paying their fair share of the mortgage.

“Often, while crawling over mounds of dirt under a house, I’ll see holes that then collapse, which means there are probably rats under there with their own little colonies,” she explains.

The last thing you want in your new home is a wasp’s nest or raccoons in the attic, bats in the walls or carpenter ants chewing your wood framing. An inspector takes a close look for signs of trouble and can help provide peace of mind.

Even new or nearly-new properties should be inspected

Mose also suggests arranging a pre-delivery inspection if you’re purchasing a brand-new house. This step is conducted with the builder before you take possession of your home, where you walk through the property and verify that all work has been completed.

“We make sure all the t’s are crossed and the i’s are dotted, because I always find something,” she says. “For example, I recently inspected a brand-new condo and found a leaking shower connection – not just the showerhead, but the actual plumbing connection – plus there was a loose drain, both of which could potentially lead to bigger problems down the road.”

Another inspection for a couple who would be the second owners of a property revealed the attic had no insulation; the builder had probably forgotten to put it in.

“It’s always safer to get an inspection,” notes Mose.

Assessing the Market Landscape

Tue, 05 May 2026 14:30:00 GMT

As you begin your real estate journey, understanding whether you’re operating in a buyer’s or seller’s market is essential to shaping a thoughtful, effective strategy. Each environment presents distinct opportunities—and knowing how to navigate them can significantly influence your outcome.

Buyer’s Market

In a buyer-favoured market, conditions tend to work to your advantage:

Expanded Choice
With higher inventory levels, you benefit from a broader selection of homes, increasing the likelihood of finding a property that truly aligns with your needs and preferences.

Greater Negotiating Leverage
Buyers are often in a stronger position to negotiate price, terms, and conditions. Sellers may be more receptive to reasonable offers, including requests for repairs, credits, or subject conditions.

Time for Considered Decisions
Reduced urgency allows for a more measured approach. You can evaluate options carefully, conduct due diligence, and move forward with confidence rather than pressure.

Seller’s Market

In a seller-driven market, the landscape shifts and requires a more strategic, decisive approach:

Constrained Inventory
Limited housing supply typically results in increased competition, with desirable properties attracting significant buyer interest—often in the form of multiple offers.

Heightened Competition
To remain competitive, buyers may need to act quickly and present strong, compelling offers. This can include offering above asking price or minimizing conditions to appeal to sellers.

Timing and Market Awareness
In fast-moving markets, timing is critical. A clear understanding of current trends and pricing dynamics can help you act decisively and position your offer effectively.

A Strategic Approach, Tailored to You

Being well-informed about market conditions empowers you to make confident, strategic decisions throughout your home-buying journey.

If you’d like guidance tailored to your specific goals—or simply want to better understand how to navigate the current market— we’re here to help. Together, we can develop a refined approach that positions you for success and ensures you find the right home with confidence. Call Sarah Toigo & Associates today!

GVR April 2026 MLS® Housing Market Report

Mon, 04 May 2026 19:27:59 GMT

Diverging trends widen as detached housing gains steam

Home sales registered on the MLS® in Metro Vancouver remain relatively flat compared to April last year, but a divergence is emerging between market segments.

The Greater Vancouver REALTORS® (GVR) reports that residential sales in the region totalled 2,110 in April 2026, a 2.5 per cent decrease from the 2,163 sales recorded in April 2025. This was 22.9 per cent below the 10-year seasonal average (2,735).

“Last month we noted that a divergence was emerging between sales trends in the detached and multi-family segments, which continued in April,” said Andrew Lis, GVR chief economist and vice-president data analytics. “Sales of detached homes have been gaining year-over-year, while sales in the multi-family segment have declined, and this pattern is consistent across most areas. The fact this pattern is so broad-based reduces the likelihood what we’re seeing is just a blip in the data since the momentum isn’t isolated to small pockets of the market.”

There were 6,684 detached, attached and apartment properties newly listed for sale on the Multiple Listing Service® (MLS®) in Metro Vancouver in April 2026. This represents a 2.4 per cent decrease compared to the 6,850 properties listed in April 2025. This was 15.5 per cent above the 10-year seasonal average (5,785).

The total number of properties currently listed for sale on the MLS® system in Metro Vancouver is 16,236, a 0.2 per cent increase compared to April 2025 (16,207). This is 37.9 per cent above the 10-year seasonal average (11,773).

Across all detached, attached and apartment property types, the sales-to-active listings ratio for April 2026 is 13.5 per cent. By property type, the ratio is 11.3 per cent for detached homes, 15 per cent for attached, and 14.7 per cent for apartments. Analysis of the historical data suggests downward pressure on home prices occurs when the ratio dips below 12 per cent for a sustained period, while home prices often experience upward pressure when it surpasses 20 per cent over several months.

“While it’s not always the case, there have been periods where the detached segment has acted as a bellwether of market sentiment, and it’s a question whether this time around this might be the case,” Lis said. “Prices across all segments remain relatively flat month over month as inventory levels remain sufficient to keep price escalation at bay. But with the detached segment picking up steam heading into the full swing of spring, it may only be a matter of time until the multi-family segments follow suit, which would slowly draw down standing inventory levels unless a surge of sellers come to market with their properties. We’ll be watching the next few months of data closely to see if pent-up demand re-enters the market heading into summer.”

The MLS® Home Price Index composite benchmark price for all residential properties in Metro Vancouver is currently $1,098,000. This represents a 6.9 per cent decrease over April 2025 and a 0.6 per cent decrease compared to March 2026.

Sales of detached homes in April 2026 reached 659, a 14 per cent increase from the 578 detached sales recorded in April 2025. The benchmark price for a detached home is $1,840,700. This represents an 8.3 per cent decrease from April 2025 and a 0.8 per cent decrease compared to March 2026.

Sales of apartment homes reached 1,009 in April 2026, a 10.7 per cent decrease compared to the 1,130 sales in April 2025. The benchmark price of an apartment home is $703,000. This represents a 7.9 per cent decrease from April 2025 and a 0.5 per cent decrease compared to March 2026.

Attached home sales in April 2026 totalled 433, a two per cent decrease compared to the 442 sales in April 2025. The benchmark price of a townhouse is $1,043,400. This represents a 5.1 per cent decrease from April 2025 and a 0.4 per cent decrease compared to March 2026.

Call Sarah Toigo & Associates today to discuss what this means for you.

School Spotlight: South Park Elementary

Mon, 04 May 2026 19:00:00 GMT

Location: 735 Gilchrist Drive, Tsawwassen
Programs: English & Early French Immersion
Number of Students: 430
Current Principal: Mrs. Tee

2025-2026 School Goals

École South Park Elementary is located in Tsawwassen, Delta. Our school has approximately 430 students in 19 divisions; 6 English divisions and 13 Early French Immersion divisions. Our school is adjacent to South Delta Secondary School and is located very close to Winskill Aquatic Centre.

Building on the foundation that schools are learning places, we believe that all of us at the school are learners.

École South Park is a closely connected community. The parents at École South Park are an integral part of the team and we have a Parent Advisory Committee (PAC) that is very supportive of our school community.

The Delta School District Vision 2030 guides our work and is rooted in what we hope for our learners.

Here is the link to see Delta’s Vision 2030, https://www.deltasd.bc.ca/district/our-vision/

Based on our school scan, as we continue with a Math Minds focus this year, we will add on the goal of developing math fluency.

Our Focus and Inquiry Question

We will expand math instruction to include strategic practice with a focus on building fact fluency.

Why Fact Fluency?

Being able to add and subtract within 20 and multiply and divide within 100 is essential for computational fluency. Fluency with math facts frees working memory from the task of calculating and allows students to focus on building understanding as they learn new concepts such as fractions or decimals, as well as using mental math strategies for operations with larger numbers.

Our inquiry question for 2025-2026 is:

“Will consistent strategic practice increase student fact fluency (the ability to recall math facts quickly, accurately and flexibly)?”

As students develop automaticity with math facts, cognitive load in calculating will be reduced allowing students to focus on learning new mathematical concepts.

Our Focus Questions:

· How will strategic, consistent practice increase student automaticity with math facts?

· Which practice opportunities yield the highest results for increasing students automaticity with math facts?

Our Learning:

Staff will engage in new professional learning through professional development days, support from district math coordinators, lunch and learn sessions, fact fluency sprints and a professional book club. As well, time and opportunity will be provided for staff to work with one another to collaborate and share their learning.

SCHOOL VALUES:

As South Park Sockeyes, we SWIM together.

For more information on South Park Elementary, please click here.

4 Reasons to Have a Home Inspection on a New Build

Mon, 04 May 2026 17:30:00 GMT

Think you don’t need a home inspection when purchasing a new build? Think again! Here are four reasons you need a home inspection—even if it’s a new build.

1. A home inspection is different from the final walk-through with the builder

During the final walk-through with the buyers, their REALTOR® and the builder, any last-minute details—like paint touch-ups—can be fixed before you get the keys. According to the Canadian Home Builders’ Association (CHBA), many new homes and condos built by licensed builders carry a third-party home warranty—they’re mandatory in Quebec, Ontario, Alberta, and British Columbia, but in other provinces, individual builders can decide whether to offer one or not. CHBA members are required to offer a warranty.

Generally, this warranty protects the buyer against any material or workmanship defects, but only if they’re found before the coverage expires—usually between one and five years. Often, making a warranty claim after you’ve moved in and having crews coming to your property to deal with problems can be time-consuming, inconvenient, and stressful.

Unlike during a walk-through, a professional home inspector goes through your new property from top to bottom before the final walk-through and provides a written report detailing any problems that may have been overlooked by tradespeople.

2. A home inspector provides an impartial, expert report

Just because a house is new doesn’t mean it’s perfect, says Pascal Cabana, a building expert and technical supervisor at Legault-Dubois. The company offers home inspections and other services including air quality testing and lab analysis.

“There can be a mouldy attic, an improperly installed window, or a creaking floor,” explains Cabana. “It’s much easier to have these problems rectified by your contractor before taking possession of the building than having to resort to the warranty.”

Having a home inspection report in hand during the pre-delivery walkthrough also helps ensure all issues are dealt with, says Cabana.

“The client and the contractor write down the elements to be corrected or completed and enter due dates for the work, which shouldn’t exceed six months. Only once everything is in line with the client’s expectations do they agree to take possession of the house, and here’s where the services of a home inspector are very valuable,” he explains. That’s because when the buyer already has a list of things that need attention, the information can be clearly related to the contractor during the final walkthrough.

“The inspector’s expertise allows buyers of new homes who do not know the building to benefit from an impartial, professional opinion on the state of the work,” adds Cabana.

3. Mistakes can happen, and inspectors often find them

While most builders deliver high-quality work, mistakes can happen.

“During our inspections of new homes, the most frequent problem encountered is everything related to flashings: balconies, doors, and windows junctions. These are points prone to water infiltration,” Cabana explains.

Cabana has also seen issues with landfilling that doesn’t leave adequate clearance between the ground and the bottom of the exterior wall, indoor garages that leak, and new condos that are not airtight, which can lead to humidity and condensation problems. Provinces have different established inspection checklists for new condos or homes, notes Cabana.

“Through this list, the building inspector will inspect the foundation, the exterior cladding, the roof, the doors, and the windows to verify the quality of the installation,” he explains. “They’ll inspect the stairs, terraces and balconies, the chimney, and the exhaust ducts. Inside, they’ll focus on interior finishes, lighting, ventilation and heating systems, plumbing, and so on.”

4. A home inspection can save you headaches

Buyers may assume if their property is covered under a residential construction warranty, they don’t have to worry if something goes wrong once they move in. However, it’s always easier for the buyer and the contractor to carry out corrective work while the workers are still on site, advises Cabana.

“Otherwise, the contractor must withdraw part of their team from another site to return and rectify the situation, which leads to additional expenses and delays on the contractor’s other sites,” he says. “This can cause resentment and insecurity for the owners plus friction and inconvenience for everyone.”

Expect to pay $550 or more for a condo unit inspection, and more than $800 for a new home. A home inspection can give buyers something priceless: peace of mind.

Sarah Toigo & Associates can help guide you through the entire new construction process and be a valuable resource. Contact us today to learn more about new construction.

Rethinking Low Offers: How Strategic Sellers Turn Them Into Wins

Mon, 04 May 2026 15:19:14 GMT

Few experiences are more frustrating for sellers than receiving what feels like a lowball offer.

The instinctive reaction is often immediate and emotional:
“That’s insulting.”
“They’re not serious.”
“Let’s ignore it.”

However, in today’s real estate market, a low offer isn’t necessarily a negative signal. When approached strategically, it can be the first step toward a successful negotiation.

A Low Offer Signals Interest

In a market where buyers have choices, many listings receive little to no activity. A low offer, while not ideal, indicates engagement.

It means a buyer has:

Viewed the property
Considered it carefully
Taken the initiative to submit a formal offer

That’s not a setback—it’s an opportunity to begin a dialogue.

Buyers Are Testing the Market

In balanced or buyer-favouring conditions, it’s common for buyers to start cautiously. Their goal is often to gauge:

Seller motivation
Flexibility on price
The true position behind the listing

This approach isn’t always about undervaluing the home—it’s about opening negotiations.

Silence Ends the Opportunity

One of the most significant missteps a seller can make is dismissing a low offer outright.

When there’s no response:

The conversation ends
The buyer moves on
Valuable momentum is lost

Even if the offer falls short, engaging keeps the negotiation alive and maintains your position of control.

Counteroffers Build Leverage

A well-structured counteroffer does more than adjust price—it reshapes the dynamic. It:

Repositions expectations closer to market value
Signals confidence without urgency
Keeps the buyer invested
Creates a pathway toward common ground

Successful negotiation is rarely a single exchange; it’s a progression.

From Low Start to Strong Finish

It’s not uncommon for an initially low offer to evolve into:

A fair market agreement
Favourable, clean terms
A smooth and efficient closing

The opening number does not dictate the final outcome—strategy does.

Managing the Emotional Response

Low offers can feel personal, but they are not. They reflect:

Current market conditions
Buyer strategy
Perceived value at a moment in time

Maintaining objectivity is essential to protecting both your position and your result.

Final Perspective

Not every low offer will lead to a deal—but every offer deserves thoughtful consideration.

In today’s market, opportunities rarely arrive perfectly aligned with expectations. More often, they begin as conversations.

If you’re preparing to sell and want a clear, strategic approach to navigating offers—strong or weak—we’d be glad to help you position yourself for the best possible outcome. Call Sarah Toigo & Associates today for your free consultation.

After a long winter, Canada’s spring housing market starts to thaw, with buyer activity on the rise

Sun, 03 May 2026 21:30:00 GMT

In Q1 2026, the national aggregate home price ticked up a modest 0.7% over Q4 2025

Canada’s spring housing market is beginning to show signs of life after a long winter that kept many buyers and sellers on the sidelines. While headlines around economic uncertainty and global conflict continue to weigh on consumer confidence, a recent uptick in activity suggests a slow but welcome start to the spring market.

According to the Royal LePage® House Price Survey and Market Forecast, the aggregate1 price of a home in Canada decreased 2.0% year over year to $812,900 in the first quarter of 2026. On a quarter-over-quarter basis, however, the national aggregate home price remained relatively flat, increasing just 0.7%.

“In a typical spring, Canada’s housing market would already be gaining momentum, but persistently low consumer confidence remains a drag on activity – especially in our most expensive markets,” said Phil Soper, president and CEO, Royal LePage. “That hesitation is being driven by uncertainty beyond our borders. The inflationary impact of America’s war with Iran is pushing energy prices higher, with ripple effects across the broader economy, while ongoing trade negotiations ahead of the CUSMA review are adding to concerns about economic stability and job security. For many Canadians, the headlines are hard to ignore.”

That sentiment can be seen in a Bank of Canada survey conducted in the fourth quarter of 2025, where Canadians were asked when they believe Canada–U.S. trade tensions had – or will have – the greatest impact on the economy and inflation. Half of respondents (50%) indicated that the most significant effects are still to come, while 27% believe the worst has already passed.2

“Three factors figure prominently in today’s sluggish market: hesitant first-time buyers, a return to sell-before-buy behaviour, and limited inventory in several key markets,” added Soper. “First-time buyers are the engine of the housing market, and when they pause, it ripples through every segment. Move-up buyers are also taking a more measured approach, often choosing to sell before committing to their next purchase; a behaviour we haven’t seen in years. In some regions, however, the issue isn’t demand – it’s supply.

“What’s clear is that many Canadians still intend to move. Our sales professionals, working with buyers and sellers every day, are approaching the spring and summer markets with cautious optimism.”

According to the central bank, nearly one third (29%) of Canadians said they were likely to move within the next 12 months, up from 22% from a year earlier. Similarly, 20% of homeowners said they were likely to sell their home within the next year, up from 14%.3

Soft conditions persist in the condo market

The Royal LePage National House Price Composite is compiled from proprietary property data nationally and regionally in 65 of the nation’s largest real estate markets. When broken out by housing type, the national median price of a single-family detached home decreased 1.3% year over year to $857,300, while the median price of a condominium decreased 3.4% to $577,600. On a quarter-over-quarter basis, the median price of a single-family detached home and a condominium increased modestly by 1.0% and 0.4%, respectively. Price data, which includes both resale and new build, is provided by RPS Real Property Solutions, a leading Canadian real estate valuation company.

“Despite ongoing uncertainty, the underlying fundamentals of Canada’s housing market remain sound. For buyers, the environment has improved meaningfully. Competition has eased, interest rates have stabilized, and in many parts of the country prices have levelled off – with declines in our most expensive markets, Toronto and Vancouver, as the price gap with more affordable cities continues to narrow,” added Soper.

“National trends may dominate the headlines, but regional realities are what define market conditions on the ground.”

In the first quarter, the aggregate price of a home decreased 4.7% in the Greater Toronto Area and 4.5% in Greater Vancouver.

“Because of their size, softness in British Columbia and southern Ontario has an outsized impact on national averages,” said Soper. “Meanwhile, strong demand in a much more affordable Quebec market has allowed the province’s major cities to lead in both activity and price growth. On the Prairies, sales have slowed somewhat, yet home values continue to rise modestly, reflecting ongoing supply constraints. Atlantic Canada’s economy has been bolstered by a surge in Newfoundland’s energy sector and a recovery in Nova Scotia’s exports. While sales volumes have moderated, low inventory and a continued stream of interprovincial migrants seeking affordability have fuelled continued, modest home price appreciation.”

Middle East tensions could impact mortgage rates in Canada

Rising energy costs, driven by the escalating conflict in Iran, have introduced renewed uncertainty into the interest rate outlook, which may lead to a shift in market activity. With inflation currently sitting within the Bank of Canada’s target range, and unemployment ticking up in recent months (6.7% in February and March),4 the overnight lending rate has remained on hold at 2.25% since last October. However, the risk of inflation reaccelerating has brought the possibility of future rate hikes back into focus.

“With inflation pressures resurfacing, the Bank of Canada has no room to lower interest rates further – and the next move could be upward,” said Soper. “For buyers planning to enter the market this year, securing a mortgage pre-approval sooner rather than later is a prudent step, particularly as rate holds have a limited shelf life. As that reality sets in, we expect more buyers to come off the sidelines through the spring and summer months.”

First quarter press release highlights:

The Greater Montreal Area’s aggregate home price increased 4.5% year over year, while the greater Toronto and Vancouver markets recorded declines of 5.7% and 4.1%, respectively, in the fourth quarter.
Quebec City recorded the highest year-over-year aggregate price increase (13.2%) among Canada’s major regions for the seventh consecutive quarter.
Royal LePage expects spring market activity to rise, but not surge, as buyers re-engage amid reduced borrowing costs and improved housing affordability

Written by Anne-Elise Cugliari Allegritti, Royal LePage VP of Research and Communications

How to stage your outdoor space for spring showings

Sun, 03 May 2026 19:00:00 GMT

Make a strong first impression this season

Spring is one of the most active times in the housing market, and buyers are especially drawn to homes that embrace the season. A well-staged outdoor space can instantly boost curb appeal, create emotional connection, and set the tone before anyone even steps inside. Fresh greenery, clean lines, and inviting details can make a property feel move-in ready and well cared for.

Here’s how to stage your outdoor space for springtime showings.

Refresh Landscaping for Instant Appeal

After winter, outdoor areas often need a reset. Start with basic cleanup by removing debris, trimming overgrown shrubs, and edging lawns. Adding fresh mulch to garden beds creates a polished look and helps plants stand out. Seasonal flowers such as tulips, daffodils, or pansies can add vibrant color and signal that the home is ready for spring.

Healthy, green grass is another key factor. If the lawn is patchy, consider reseeding or using sod to create a lush, uniform appearance. Even small improvements in landscaping can dramatically elevate the overall look.

Create Inviting Outdoor Living Spaces

Buyers are not just looking at the home itself, but also how they can use the outdoor space. Arrange patio furniture to define seating areas and create a sense of purpose. Simple additions like outdoor cushions, a clean rug, or a small table setting can help buyers visualize entertaining or relaxing outside.

Keep décor minimal and neutral to appeal to a broad audience. The goal is to showcase the space rather than overwhelm it.

Focus on Cleanliness and Maintenance

A spotless exterior signals that the home has been well maintained. Power wash driveways, walkways, siding, and decks to remove dirt and buildup from the colder months. Clean windows inside and out to maximize natural light.

Inspect for small repairs such as loose railings, chipped paint, or cracked pavers. Addressing these details can prevent distractions during showings and reinforce a sense of quality.

Highlight Seasonal Features

Spring offers natural advantages that should be emphasized. Open up patio umbrellas, uncover outdoor furniture, and ensure features like fire pits or water elements are clean and functional. If the property includes a garden, make sure it looks intentional and well cared for rather than overgrown.

If weather allows, subtle touches like a light floral scent near the entry or a blooming planter by the front door can enhance the sensory experience.

Improve Lighting for Evening Showings

Longer days do not eliminate the need for good outdoor lighting. Soft, warm lighting along pathways, porches, and patios creates a welcoming atmosphere for late-day showings. Solar lights or updated fixtures can improve both safety and visual appeal without significant investment.

Keep It Simple and Seasonal

Spring staging works best when it feels fresh and effortless. Avoid overcrowding spaces with too many decorations or personal items. Instead, focus on clean lines, natural elements, and a cohesive look that highlights the property’s best features.

A thoughtfully staged outdoor space can make a lasting impression and help buyers picture themselves enjoying the home throughout the season and beyond.

Written by Michelle McNally, Royal LePage Senior Manager, Research and Communications

7 practical homebuying tips to avoid common pitfalls

Sun, 03 May 2026 14:30:00 GMT

Strategies to navigate the homebuying process with confidence

Buying a home is one of the most meaningful financial and lifestyle decisions you will make. It marks an exciting new chapter, but it can also come with a few surprises if you are not fully prepared. Many homebuyers only realize certain trade-offs or overlooked details after they have already moved in.

The good news is that most common homebuying mistakes are entirely avoidable. With the right mindset, a clear plan, and a bit of patience, you can navigate the process with confidence and make a decision that feels right today and in the long term.

If you are planning to buy a home this year, these smart tips can help you stay focused, avoid common pitfalls, and make a well-informed purchase.

1. Falling in love too quickly with a home

It is natural to feel an emotional connection when you walk into a beautifully staged property. Great lighting, thoughtful décor, and a welcoming atmosphere can make it easy to picture yourself living there. However, relying too heavily on first impressions can cause you to overlook important details.

How to avoid it:

Give yourself time to reflect after each showing. Compare the home against your must-have list and think beyond the staging. Ask yourself whether the property truly meets your needs in terms of space, layout, and location, not just how it made you feel in the moment.

2. Underestimating the true cost of homeownership

The purchase price is only one part of the equation. Ongoing expenses such as property taxes, insurance, utilities, maintenance, and unexpected repairs can add up quickly and impact your monthly budget more than anticipated.

How to avoid it:

Create a comprehensive budget that goes beyond your mortgage payment. Factor in both fixed and variable costs, and set aside a contingency fund for repairs or upgrades. A realistic financial plan will help you feel more comfortable and in control after you move in.

3. Choosing the wrong location for your lifestyle

A home can be updated over time, but its location cannot be changed. A neighbourhood that looks appealing on paper may not align with your day-to-day routine, commute, or long-term goals.

How to avoid it:

Spend time exploring the area before making a decision. Visit at different times of day, test your commute, and take note of nearby amenities such as schools, parks, and shops. Consider how the neighbourhood fits your current lifestyle now and in the future.

4. Overlooking layout and functionality

A home may photograph beautifully, but not all spaces are designed for practical living. Awkward layouts, limited storage, or poorly placed rooms can become frustrating over time, no matter how attractive the finishes are.

How to avoid it:

Walk through the home with your daily routine in mind. Where will you store everyday items? Does the flow of the space make sense? Is there enough room for how you live, work, and relax? Functionality plays a major role in long-term satisfaction.

5. Rushing the decision-making process

In a competitive market, it can feel like you need to act quickly to secure a property. While being prepared is important, rushing into a decision without proper due diligence can lead to costly surprises.

How to avoid it:

Work with a trusted real estate professional and stick to your process. Take the time to review all available information, schedule inspections when possible, and understand the full condition of the home before making an offer. A thoughtful approach can protect you from avoidable risks.

6. Holding out for the “perfect” home

It is easy to get caught up in the idea of finding a home that checks every single box. In reality, every property involves some level of compromise, and waiting for perfection can mean missing out on strong opportunities.

How to avoid it:

Prioritize what matters most to you and be flexible on secondary features. Focus on finding a home that meets your core needs and offers potential for future improvements. Often, the right home is one that works well overall, even if it is not flawless.

7. Not Planning for the Future

A home that fits your needs today may not suit your lifestyle a few years from now. Changes in work arrangements, family size, or long-term goals can all influence how well a home continues to serve you.

How to avoid it:

Consider how long you plan to stay and whether the property offers flexibility. Is there space to grow, adapt, or renovate if needed? Choosing a home with long-term potential can add both comfort and value over time.

Buying a home is not about making a perfect decision – it is about making an informed one. By understanding common pitfalls and approaching the process with clarity and intention, you can move forward with confidence.

With the right preparation, your homebuying journey can be as rewarding as the moment you finally get the keys.

Written by Michelle McNally, Royal LePage Senior Manager, Research and Communications

Blissful Bites: Il Posto

Sat, 02 May 2026 19:00:00 GMT

Chef Terry Pichor and his partner, Julie, opened Il Posto in April of 2018. Julie grew up in Tsawwassen and with a father in restaurant business, she always knew she wanted to eventually open a place to call their own! Terry, originally from Manitoba, has been cooking in Vancouver for the majority of his career. A winner of two regional titles in the yearly Gold Medal Plates competition, Pichor is best known for his long-standing position as executive chef of the Relais & Châteaux property Sonora Resort. Prior to that, the chef worked at Four Seasons Vancouver and, more recently, helped open Vancouver Island’s Summit Restaurant at Villa Eyrie Resort, which was shortlisted for Canada’s Best New Restaurants 2017 by Air Canada enRoute magazine.

The chef is thrilled to be cooking in a more causal and simplistic style, yet staying true to his roots - using high quality, fresh ingredients from local sources. Both Terry and Julie have loved connecting with this community, bringing a fresh spin on Italian dining, and having Il Posto adopted as a neighbourhood spot for locals and visitors alike! 'Italian' can mean so many things, but for Il Posto - it means rustic, sharing and connecting.

Contact:
604.946.1300
reservations@ilpostoresto.com
info@ilpostoresto.com

To take a look at the current menu or book a reservation, click here.

Sarah Toigo & Associates : Blog : Latest Blog Posts

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MAIN STAGE SCHEDULE

7:30 PM 54:40

6:00 PM EMMETT JEROME

5:30 PM RIDER RECOGNITION AWARDS WITH AARON “ELVIS” WONG

4:30 PM SPENDO

3:00 PM HONEYBEAR, THE BAND

2:00 PM THE EXCHANGE

10:00 AM. PRIME COLLECTIVE DJ’S SPINNING ALL DAY LONG WITH THE SOUNDTRACK FOR YOUR RIDE

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10:00 AM - 6:00 PM

Tips for Keeping Your Home Cool During the Hot Summer Months

Optimize your ceiling fan direction

Keep hot air out

Time your appliance use wisely

Upgrade your light bulbs

Keep interior doors open

Stay cool while you sleep

Ditch the rugs

Plant strategically for shade

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Open House. Open House on Sunday, June 14, 2026 2:00PM - 4:00PM

Bank of Canada keeps overnight rate at 2.25% as economy stagnates

For the fifth consecutive announcement, Canada’s central bank leaves the key lending rate untouched

Stable borrowing costs underpin gradual market recovery

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Home Quest

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Our Mission Statement:

To foster self-worth, a cooperative attitude and the desire and skills needed to be enthusiastic life-long learners.

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ABOUT THE BARNS TO BEACHES FESTIVAL

THE RED BARN, SOUTHLANDS - TSAWWASSENSATURDAY, JUNE 20, 2026RIDES START AT 10 AM - LIVE MUSIC AT 2 PM

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Apartment sales lag, other housing segments steady

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ABOUT THE BARNS TO BEACHES FESTIVAL

EMMETT JEROMESPENDOHONEYBEAR, THE BANDTHE EXCHANGE

New property listed in Hawthorne, Ladner

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School Spotlight: English Bluff Elementary

International Baccalaureate Program

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Community Event: Southlands Farmers’ Market

Experience the Southlands Tsawwassen Farmers Market, featuring local produce, sweet treats, blooms, bevvies, artisans, live music, food trucks & more!

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School Spotlight: Pebble Hill Elementary

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School Vision

How to Keep Your Home Safe While Your On Vacation

Secure all entry points

Make your home appear lived in

Ask someone to check in regularly

Protect your valuables and prevent damage

Use security technology

Be cautious with social media

Final checklist before you go

THE RED BARN, SOUTHLANDS - TSAWWASSEN
SATURDAY, JUNE 20, 2026
RIDES START AT 10 AM - LIVE MUSIC AT 2 PM

EMMETT JEROME
SPENDO
HONEYBEAR, THE BAND
THE EXCHANGE