A: Get out of the weeds.

I get why you're asking. Everyone wants to find the neighbourhood that's about to pop, the hidden gem, the up-and-comer. But here's the thing: in Greater Vancouver, that search often leads people too far in the weeds. 

The best and most challenging thing about this market is demand. Yes, the last two years have been quieter. But zoom out and compare Vancouver to the rest of Canada and it's still one of the most desirable places to live; often ranking in the Top 10 globally. That persistent demand is what makes Greater Vancouver resilient through booms and busts.

There are always pockets growing faster than others. But for the most part, anything within commutable distance to Vancouver will see similar long-term appreciation. The difference between postal codes matters a lot less than people assume. So instead of obsessing over growth projections by neighbourhood, ask yourself: what does this location do for my quality of life?

It sounds simple, but the longer you can stay in one home, the more long-term wealth you build. Yes, you may want to upsize eventually, but you want that to be a choice, not a forced move because you can no longer stand where you're living. Selling under duress, in a market that isn't favouring sellers, can set your homeownership journey back significantly.

The biggest winners in Vancouver real estate are people who bought before 2010 and stayed. Look at their property histories and they look like lottery winners. But the winning move wasn't picking the right postal code. It was buying somewhere they wanted to live and holding on.

The best place to buy is the place you can afford and can see yourself living in the longest. Whether you go further out for more space or opt to stay close sacrificing sqft for walkability, community or a shorter commute. Ultimately it’s your priorities you need to nail down. Fortunately, that looks different for everyone, which means we're not all competing for the exact same thing.

Ten years from now, you could be the person whose property history looks like a lottery ticket. Not because you timed the market perfectly or picked the hottest postal code, but because you bought somewhere you loved and stayed.

That story starts with one conversation. Let's have it.

Kade Lacasse
604-401-9199
Book a 15 min call

Hot take incoming. And I know a lot of Realtors won't say this because it's counterproductive for business, but here it is: if your number one priority is a lower monthly cost, you should not buy a home right now. You should keep renting.

And I'm not saying that because it's going to get cheaper. Honestly, for the foreseeable future, it will be cheaper to rent than to own in Vancouver unless you're coming in with a massive down payment. If that's you; please disregard this entire post, give me a call, and let's get to work.

But for a lot of people? The math just doesn't work yet.

I work with buyers regularly who qualify on paper, make good money, and feel this pressure. This sense that it's just time to buy. That it's the next thing they're supposed to do. They sit down, we look at the budget together, and the monthly carrying costs are so much higher than what they're paying in rent that they can't wrap their head around it. And they shouldn't have to force themselves to.

If homeownership isn't your main priority right now, keep renting. Save money, travel, do whatever the %&^! you want to. There's a lot of noise out there, spring market talk, buyer's market talk AND IT IS AN AMAZING TIME TO BUY but none of that changes your personal priorities.

There a surprising amount of shame that people carry about still renting. Don't. Vancouver is one of the most expensive housing markets in the world. Renting here while you build savings, live your life, and wait until it actually makes sense for you is a perfectly reasonable choice. I'm not here to change your mind about that.

Personally, for us (my partner, two dogs and myself), we decided the pros outweigh the cons…
We have secure housing. We don't have a strata, so we have complete freedom over what we do inside and outside of our home. And most importantly, we're building long-term wealth, which is a priority for us.
If that's not your priority right now, keep renting. No embarrassment required.

If your priorities do shift and you’re looking for an agent that’s just as likely to talk you out of a deal as he is to advise you to proceed; reach out as I’d love to be a resource.

Kade Lacasse
604-401-9199
kadelacasse@gmail.com

Book a 15 minute call

This is one of the most common questions I get from first-time buyers in Vancouver: how long does it actually take to buy a home?

Since there are so many variables from buyer to buyer, not to mention house to house, the answer is “it depends”. But let me walk you through it with a bunch of hypotheticals so you can get a realistic home buying timeline.

The biggest variable will be the listing you end up going for and what timeline the seller is on, but let’s not get ahead of ourselves.

Imagine we are sitting down at Forecast Coffee on Main St (my favourite spot for an in person buyer’s consult) on May 1st. This is our first time meeting but you’ve read my buyer’s guide and you’re ready to get started. Below is a step by step with the corresponding dates from that first May 1st meeting.

Step 1: Mortgage Pre-Approval Timeline (2–10 Business Days)

(May 3rd - May 15th)

The first step will be pre-approval. This is where you connect with a mortgage broker or a mortgage advisor (if you go directly to your bank) to get pre-approved based on a hypothetical home and price.

Don’t worry I have mortgage people to recommend if you don’t have one in mind.

This stage is determined by paperwork which can really sway the timeline. If you have your T4s, paystub and employment letters ready, this can be as quick as same or next day but if you have to wait on the CRA or a slow HR department, this process can be much longer.

Step 2: Build Your Home Search (Same Time as Pre-Approval)

(May 3rd - May 15th)

While we wait for pre-approval we will also build your search, set-up automatic notifications so you never miss a new match and get aligned.

Step 3: How Long It Takes to Find a Home (1 Day to 5 Months)

(May 4th - October 15th)
Realistic: 6 weeks (June 30th)

I have had multiple clients offer on the first listing or in the first week we are seeing homes and I have had buyers that see more than 50 homes. This will all depend on; how specific a buyer is, how much competition exists, and how much inventory we are working with in the Vancouver market.

Step 4: Offer and Negotiations (1–3 Days)

(May 6th - October 18th)

When you have found a listing that checks all of the boxes, you will write an offer. This will start the negotiations which typically include: initial offer • seller counter • final buyer counter • accepted offer.

Step 5: Due Diligence Period (3–10 Business Days)

(May 10th - November 3rd)

This is the time allowed for you to have an inspection performed, check documents (strata or city docs), and complete your final financial approval and appraisal.

Step 6: Closing Timeline (3 Weeks to 4 Months)

(June 1st, 2026 - March 3, 2027)

Once you remove subjects to proceed, the deal is firm and binding but pending until closing (aka completion date). The completion date is one of the terms of the contract negotiated in step 4 and must be agreed upon by both parties. This is the day the money and title trade hands and you become the owner of the property.

The quickest completion date of a purchase with a mortgage is 3 weeks. Without a mortgage it can be as quick as 2 weeks, but the typical completion date in Vancouver is closer to 6 weeks. Tenanted properties or situations where the seller needs more time could see you closing in as much as 3–4 months.

Final Thoughts: A Realistic Home Buying Timeline in Vancouver

You can tell by the range of when you’d get your keys (June 1st to March of next year) it depends on many things, but it is not unheard of for a buyer to complete on a property a month from our first meeting.

More realistically, most first-time home buyers in Vancouver will have their keys within 3–4 months of getting started. That means if you want to enjoy your new patio this summer; you should start now!

If you’re curious about your timeline or just want an honest take on how buyers are winning right now, let’s connect.

Kade Lacasse
Get started HERE
Text:604-401-9199

Last week the “Making Life More Affordable for Canadians Act” bill finally reached Royal assent; bill C4, which includes the GST rebate for first time homebuyers is now in effect!

*Reminder that most home sales in BC are exempt from GST but the 5% tax is due on purchase of new homes/presales or homes that have had substantial renovations (~75%) as well as a few other less common scenarios.

Criteria;
•First Time Home Buyer
•Purchasing for primary residence

•Full rebate up to $1,000,000
•Partial rebate between $1,000,000 and $1,500,000

Although this rebate back dates to purchases as far back as March 20, 2025, allowing for those purchasers to now apply CRA for their rebates, the biggest advantage is now in effect which is the ability for builders to credit the buyers and apply for the rebates on their behalf. Before this week, GST had to be paid up front as part of the closings cost and  with up to $50,000 in savings from their closing cost that money can now go towards further purchasing power or a larger down payment so that they can have lower monthly payments. 

This may be a tough pill to swallow for those first time buyers that purchased homes prior to March 20, 2025, but I am excited for those that will be able to take advantage of this rebate! 

If you are a first time home buyer and trying to sort out the “Where to start?”
Download my free First Time Home Buyer’s Guide. This discusses taxes, closing costs, preapproval, the Vancouver Spring Market, home search and much more. This is certainly the place to start.

Kade Lacasse
604-401-9199
kadelacasse@gmail.com

There is no doubt it is a buyer’s market in Vancouver.
2025 saw the worst market to sell in a long time, 20 year lows in sales and 30 year highs in new listings.
Supply and Demand drive the market and they were skewed heavily towards buyers. You may have heard some call it a ‘balanced market’ but that’s because they don’t want to scare sellers from listing (IMO).

With that in mind, most of the opportunities are for buyers right now! Here are the biggest opportunities in Vancouver right now;

1) First Time Buyers

This is the best market buyers have seen in almost a decade. I’ve already mentioned 2025 but in the first month of 2026 the numbers show the same story; sales were 30% lower than the 10 year average and listings were 19% higher than the 10 year average! Sales were actually lower than last year in January with only 1,107 sales when January 2025 saw 1,552.
First time buyers don’t need to sell to buy and, in most cases, are in no rush to buy. This leaves them in the position to watch the market for a home that checks the boxes and a seller that’s realistic on price (and properly motivated).

2) Upsizing 

Higher priced items take the largest hit in down markets. Benchmark prices have now corrected back to February 2023 so you will need to be realistic on the selling side but the win on the buy side will make up for any potential loss on the sell side. If you are in a townhouse or condo and want to upsize in the next 5 years, it is wise to look into the feasibility in 2026.
^Bonus Opportunity^ if you’re able to hold onto your condo to rent out while you wait for the market to improve to win on both sides of the upsize.

3) DIYers

If, like me, you’ve been following Jenna and Nicky in West Vancouver as they bring a piece of West Coast history back to life. And you dream of your own reno;  as I mentioned above re: higher priced homes, detached homes are sitting on the market longer.
There are currently 54 detached homes in Vancouver for under 1.5 million and 32 of those have some sort of suite.
I am not advocating for a flip here but if you’ve got the skills to add sweat equity, many detached sellers are showing motivation with large price drops.

It is not the right time for everyone but if buying your first home, upsizing or making the big swing for a detached that needs work is in your 5 year plans; you’d be remiss not to be pre-approved, engaged with a Realtor and actively watching the market!

Step 1; let’s connect!

Kade Lacasse
604-401-9199
kadelacasse@gmail.com

Click this link to book a 15 minute call

Short answer, no. But it’s very different than it was a few years ago and I think that’s a good thing.

Let’s talk about supply and demand in the rental market: Vacancy rates are now at 3.7%, the highest we’ve seen since 1988. To put that into perspective, that means roughly 37 out of every 1,000 apartments are available to rent at any given time. In 2023, that number was under 1% or 10 out of 1000.
Most of these vacancies are sitting in newer market rental buildings. We’ve had a lot of supply come online over the last three years, and along with the decrease in demand via changes in immigration policy; it’s finally showing up in the numbers.

What that means for potential investors and future landlords is simple.
This isn’t 2021 anymore. You can’t just name your price, put one picture up and expect a lineup.  Supply is up, demand is down and thus rents will also start to soften. Still nowhere near pre-covid levels but people that moved in 2025 paid less than they would have in 2024.
Rent has to be realistic, and perks like parking, storage, and pets will be necessary to attract solid tenants. 

Now that we know it’s not 2021 in the rental market; it’s also not 2021 in the resale market. On the buy side you will see much more opportunity especially at the lower end of the market, where it is typically tight. Inventory under $500K is up 40% compared to this time last year. More options, less competition, and more room to negotiate.

To recap, the investment market isn’t dead. Vancouver hasn’t been a cash flow city for a long time. Meaning even the minimum 20% down needed for an investment property is often not enough to put an investor in the black every month. Instead, Vancouver is a buy and hold city with investors counting on consistent appreciation in value each year and low vacancy rates for less lost income. Even at 4%; vacancy rates are well within the balanced range and since Vancouver is as desirable as ever; it can still be a smart play.

With return to office orders and very good value $$/sqft; I’d advise buyers to look downtown for deals in early 2026.

Just like flipping pre-sales, the Vancouver market is no longer ripe for predatory landlords looking to make a quick buck; and I think we’re better off without them.

If you’re curious about investment opportunities in today’s market, or want an honest take on where investors are winning right now, let’s connect.

Kade Lacasse
604-401-9199
kadelacasse@gmail.com

Click this link to book a call

(Even Though They Can Be Some of the Easiest Money a Realtor can Make)

I got a call yesterday from a client I’ve stayed in touch with over the last 4 years. She mentioned she’d seen a new presale project that caught her eye and she had almost went ahead and purchased. Thankfully she hadn’t pulled the trigger on the sale as I brought up quite a few issues in our conversation that she had yet to consider.

Most people love the idea of presales: brand-new home, modern finishes, move-in ready with no surprises. Realtors tend to like them as well because we know that once a client is interested in the shiny new building and the idea of this purchase; they are usually quite set. Many buyers won’t even compare prices with the current market let alone other comparable future builds.
To a consumer it feels like you are buying a condo in Vancouver at today’s prices and by the time you move-in, you’ll already have racked up 4 years worth of equity. Honestly I can’t blame the average consumer, presales sound great on paper and I think we’ve all heard flipping success stories of the 2010 Boom. But that is not the case today.

Now, I will don’t tell my clients NOT to buy products but I will provide all of the information and experience I have with that it and I think there are major misconceptions around buying presales in Vancouver. And I did just that after assessing why presale was what initially got her back into the market.

Because as a realtor, I’ve helped a lot of people buy presales, and while they’re the easiest deals for me to handle, I’ve also seen how risky they can be.

Let me share an example from this year. Not my client and this is broad as I can not provide full details but it is a valuable case. In 2021, a buyer a purchased presale condo for $920,000 with a $200,000 deposit. At the time, interest rates were low, and his income easily qualified him for that mortgage. Fast-forward to 2025 the building is finally completing. Rates have doubled, the math no longer works, and the lender appraised the unit at $850,000, not $920,000. Even if he could close on the unit, he would need to make up the difference between max mortgage amount and appraisal. Unless he can assign, he can not complete and will lose his $200,000 deposit plus he could still be taken to court by the developer for the $70,000 difference between what he agreed to pay and what the home is worth now.

This kind of situation is rare, but it’s not impossible. My inbox has seen the most desperate assignment offers this year, no question.

To clarify; when I speak of presales in this blog I mean buying a home before the ground has even broken. I have much less issues with new homes that have yet to be complete but are ~75% finished.
The resale market consists of homes that have been previously lived in.

So when people tell me they’re considering a presale, these are the main things I bring up but if you’ve got all day, I could keep going;

1. Your financial situation could change before completion

You might switch jobs, take parental leave, or have income that looks different three years from now. You’re essentially committing to a future version of yourself and your finances that might not exist yet.

2. You don’t really know what you’re buying

Even clients of mine that buy resale and are in the home 2 or 3 times before purchasing and have the opportunity to do an inspection will find things out about their home that surprise them. Imagine never setting foot into your home and being disappointed after paying a premium.

You can visit the show home, but you won’t know:

• How much natural light your unit will actually get

• Whether it’s quiet or loud

• How the space feels once you’re actually inside

• Quality of the build, you can’t fix that with a 2-5-10 year warranty 

Presales are the ultimate “trust me, bro” purchase.

3. Developers have flexibility written into their contracts

The disclosure statement gives developers a surprising amount of wiggle room. They’re often allowed a 5–10% buffer on things like unit size, layout, or amenities without needing buyer approval. That means your 750 sqft plan could quietly turn into 710, or a promised rooftop lounge might become a smaller indoor amenity space.

They can also adjust strata fees, finishes, or completion timelines all within that buffer. Your life may be flexible now but what happens in 2028 when your new home that was supposed to be ready in May is pushed to July then November. Most buyers don’t realize how much can shift between the time they sign and the time they move in.

They could also cancel the project if the math no longer works. Look at the Ardea project by Wesgroup in The River District stating the current project was no longer feasible. They were well within their contracted rights thanks to the disclosure statement and purchase contract which heavily favours the seller. Buyers had their deposits returned which could be a major blow had the market took off again but thankfully for the buyers; the market had actually shifted lower since they were under contract.

4. Reselling a presale (assigning) before completion isn’t as easy as it used to be

There was a time when you could buy a presale, assign it before completion, and make a profit. But developers now price in expected appreciation, assignment rules are stricter and assignment fees heavier.

5. The strata risk

When you buy resale, you can review strata documents; budgets, minutes, bylaws and even get a feel for how the building is managed. With a presale, you’re buying into the idea of a strata. You have no idea who your neighbours will be. The developer may even still own a chunk of units and control votes at meetings.


So what’s the alternative?

In today’s market, where sellers are motivated, resale properties offer more transparency and flexibility.
You can see what you’re buying, negotiate on price, and move in now not in three years, hoping everything goes according to plan.
And that doesn’t mean you need to buy a 30-year-old property. There are plenty of homes under ten years old that have had time to “settle”…literally. There are also brand-new 2025 builds still available, where you can request a full inspection during the seven-day rescission period.
Ten-year-old strata buildings will have already gone through their 2,5, and 10-year warranty reviews, which a buyer can fully access during the subject removal period.

Presales may still make sense for some people especially if you’re very secure financially, buy from a reputable builder, new is a priority or if you’re buying a product that doesn’t yet exist in the resale market. But for most buyers right now, resale offers better value, less risk, and fewer unknowns.
If you decide a Presale purchase is the best for your situation, you should use a Realtor to represent you on your sale. The sales agent at the presale centre is representing the seller (developer) not you and there is no harm to your purchase to bring in your own representation. Why? Well a good agent will not just be thinking about how to protect you in your purchase but also; what happens if you need to assign it or how easy it will be to market and show the property in 10 years.

Thinking about buying a presale or a resale? Let’s chat I can help you weigh the risks and opportunities to make the right choice for you.

Book a 15 minute call here

Kadelacasse@gmail.com
604-401-9199

Buying a home in Vancouver can be an intimidating experience; especially for first-time buyers unsure of where to start. Between navigating mortgage approvals, competitive offers, and neighborhood differences, having the right Realtor makes all the difference.

One recent client shared this experience working with Vancouver Realtor, Kade Lacasse:

“Kade is super down to earth, knowledgeable, and genuine. Going into the process without knowing what was ahead, Kade made sure we stayed stress free, in the loop, and — most importantly — comfortable with our decisions. We came out with a home we love at a price we never thought was possible! Honestly, I can’t speak highly enough of him. Thank you for everything Kade!”

A Personalized, Stress-Free Approach to Vancouver Real Estate

Kade’s approach is centered around education, transparency, and helping clients make confident, informed decisions. Whether working with first-time buyers or families looking to upsize, he takes the time to explain every step of the process and provide a clear understanding of what’s realistic in Vancouver’s dynamic market.
From East Vancouver character homes to modern condos in Mount Pleasant, Kade focuses on finding opportunities that match each client’s goals and budget. His calm and personable style helps clients stay stress-free through what can often be a high-pressure experience.

Proven Trust and Local Expertise

With 32 five-star Google reviews from happy buyers and sellers across Greater Vancouver, Kade has built a reputation for his professionalism, integrity, and results. His clients consistently highlight his honesty, deep market knowledge, and ability to make the process feel approachable and even enjoyable.

Kade believes that real estate success is about more than closing a deal, it’s about building lasting relationships and helping clients make smart long-term moves in a constantly changing market.

For anyone looking to buy or sell in Vancouver, Kade’s combination of local expertise and genuine client care has made him a trusted choice.

Book a 15 minute call here

Kadelacasse@gmail.com
604-401-9199

That’s what Kade would have said if you told him how this story ended; No f***ing way!
In a shifting Vancouver real estate market where detached homes are finally seeing more negotiating room, stories like this one prove that smart strategy and patience can pay off  big time. Here’s how my clients landed a detached home in East Vancouver for over $200,000 below asking  and why this market might hold more opportunities like it.

Kade’s long term client first focus has paid off well for him in his first 5 years; so well that his business is already over 50% client referrals and this story is about one of those referrals. This couple was referred to Kade by his mortgage partner Emma Gray founder at Julo Mortgages. 

By the time Kade was brought in in March, they already had their eye on a house in East Van so they met on site for their second showing of the property. Their budget was very low for a detached (under 1.2 million must have suite or suite potential) which means there were very few in their price range. One of them is in trades so they had big potential to add equity via sweat equity.

We are so grateful for the referral, for business of course but even better, the fit was perfect a couple of sweetheart brits with sharp humour and I’m as sarcastic as it gets so they hit it off like wildfire. Kade was immediately endeared by their passion and belief that they could find a detached that was worthy of their renovation instead of a teardown but he knew how tall of a task that would be. They were first time home buyers trying to skip the condo/townhouse all together; this was a big swing. He knew most likely we’d go through the motions and get educated but he would need to slowly guide them towards a smarter play.

Over the last year, the Vancouver market has tilted in favour of buyers. Fewer competing offers, more days on market, and motivated sellers have created windows of opportunity. This deal is the perfect example of how buyers can take advantage of that shift.

So the first place they saw together and one that got their hopes up was a home built in 1912 in Cedar Cottage; a sweet pocket of Vancouver that is just South East of Mount Pleasant in East Vancouver. Great location.
Unfortunately it was less than 1600sqft lot with the house basically setback directly against the back alley, a small yard in the front and the suite wasn’t even 6ft high in some spots.

Easy no right? Well, you’d be surprised.  At this time, no other homes matched their criteria so it wasn’t easy to let it go and they spent a while considering it until the seller received an offer and their interest was not strong enough to compete. *sometimes a place you like getting an offer is the best thing that could happen*
Because the next day on April 1st, a listing popped up in their ideal neighbourhood, Hastings sunrise. Listed at $1,199,000 and with a date for offers; Kade knew the listing agent was expecting attention and maybe even over asking when this group would need to get it for below ask to make this reno work and he stated just that; “Go check it out but don’t get too excited about it.”

They went and checked it out and really liked it but based on the upcoming date for offers and the renos needed; their current offer price “would be an insult at this point” so Kade coached them to wait, see how offer day goes and watch the market. Sellers are much more likely to consider a lower offer after some time on the market.

Taking Advantage of Motivated Sellers

Cut to 6 weeks later; nothing was popping up in their price range and this house was still on the market. Kade reached out, scheduled a second showing and got to see it myself for the first time. The listing photos did not do this place justice; it’s a beautiful character home with so much potential and the listing agent made sure to let them know the seller was now motivated since the attention was much lower than anticipated thanks to the shift in Vancouver’s market.

So they went for it with a low ball and a beautiful letter. The out of town seller who had inherited it a few years prior but had an emotional connection to the home was ready to move on but liked that my clients intended on making it their home instead of taking advantage of its industrial zoning. She signed their first offer.
After multiple inspections for the homes older systems and negotiating, my clients were firm at under 1 million on a detached home in East Vancouver.  3 months of waiting for the tenants to move on and they’ve now closed. Already hard at work putting their stamp on it. We can't wait to see what they do with it!

They later said:

“Kade was so patient and so calm with us. No stress at all, he was honest and stuck with us and our unrealistic expectations! Kade was very easy to get along with and we feel as though we’ll be friends for a long time. If you’re looking for someone who isn’t pushy or salesy, then Kade is your realtor.”

This is another reminder that;
•Buyers that are in the market now will be the winners of 2025 
•Education beats FOMO
•You never know a seller’s motivation 
•Sometimes the big swing is the right swing

If you’re curious about opportunities like this in today’s market, or just want an honest take on where buyers are winning right now, let’s connect.

Kade Lacasse
604-401-9199
kadelacasse@gmail.com

Click this link to book a call

Buyers Are Coming Back; Don’t Get Caught Unprepared

The market is heating up, and buyers are returning. If you’re planning to upsize in 2025, now is the time to start preparing. By following these four steps, you’ll be in a strong position to make your move when the time is right.  
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Step 1: Engage Your Realtor (or Find a New One)

Buying and selling a home simultaneously is more complex than a single transaction. You need a Realtor who understands both sides of the market and can guide you through all of your options. Your agent should have a clear strategy for navigating the ups and downs of the market, whether you’re buying first, selling first. Either way you need the strategy for a seamless transition.  

If your current Realtor isn’t providing the level of service or expertise you need, don’t hesitate to make a change. The right agent can make or break your experience—and your bottom line.  

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Step 2: Talk to Your Mortgage Broker

Before you make any moves, it’s crucial to get a realistic picture of your financing options. Here are a few key questions to ask your mortgage broker:  
- Will there be penalties to break your current mortgage?  
- Is your current lender the best choice for your next purchase?  
- What creative financing options are available to you? 

A great mortgage broker will not only answer these questions but also help you explore all your options. Remember, you’re entitled to excellent service; don’t be afraid to challenge your broker or seek out a new one if needed.
(Feel free to reach out if you need recommendations!)  

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Step 3: Build a Strategy

With insights from your mortgage broker and Realtor, it’s time to map out your plan. Here are some key decisions to consider:  
- Buy first or sell first? Each option has pros and cons, and the right choice depends on your financial situation, the product you are selling and your next purchase (townhouse/duplex/single family home?).
-How long will your closing timeline need to be? Ideally you can line up a perfect closing for so that your home closes just in time for your purchase but if not, will you be able to be flexible for the right home (buy side) or right price (sell side).

A clear strategy will help you navigate the process with confidence and avoid costly mistakes.  
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Step 4: Prepare Your Home to List

When it’s time to sell, don’t cut corners. Staging and preparing your home to stand out is an investment that pays off. A well-presented home not only sells faster but also gives you more leverage to negotiate timelines and terms that work for your move.  

Here are a few tips to get started:  
- Declutter and depersonalize your space to appeal to a broad audience.  
- Invest in minor repairs and upgrades that boost curb appeal.  
- Work with a stager to highlight your home’s best features.  

Remember, the goal is to make your home irresistible to buyers—so it sells quickly and for the best possible price.
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Ready to get started? Let’s build your strategy together. Book a selling strategy session with me today, and let’s make your upsize dreams a reality.  

📧 Email: KadeLacasse@gmail.com  
📞 Call/Text: 604-401-9199  
Book directly into my calendar for a free selling strategy session.

A: Get out of the weeds.

I get why you're asking. Everyone wants to find the neighbourhood that's about to pop, the hidden gem, the up-and-comer. But here's the thing: in Greater Vancouver, that search often leads people too far in the weeds. 

The best and most challenging thing about this market is demand. Yes, the last two years have been quieter. But zoom out and compare Vancouver to the rest of Canada and it's still one of the most desirable places to live; often ranking in the Top 10 globally. That persistent demand is what makes Greater Vancouver resilient through booms and busts.

There are always pockets growing faster than others. But for the most part, anything within commutable distance to Vancouver will see similar long-term appreciation. The difference between postal codes matters a lot less than people assume. So instead of obsessing over growth projections by neighbourhood, ask yourself: what does this location do for my quality of life?

It sounds simple, but the longer you can stay in one home, the more long-term wealth you build. Yes, you may want to upsize eventually, but you want that to be a choice, not a forced move because you can no longer stand where you're living. Selling under duress, in a market that isn't favouring sellers, can set your homeownership journey back significantly.

The biggest winners in Vancouver real estate are people who bought before 2010 and stayed. Look at their property histories and they look like lottery winners. But the winning move wasn't picking the right postal code. It was buying somewhere they wanted to live and holding on.

The best place to buy is the place you can afford and can see yourself living in the longest. Whether you go further out for more space or opt to stay close sacrificing sqft for walkability, community or a shorter commute. Ultimately it’s your priorities you need to nail down. Fortunately, that looks different for everyone, which means we're not all competing for the exact same thing.

Ten years from now, you could be the person whose property history looks like a lottery ticket. Not because you timed the market perfectly or picked the hottest postal code, but because you bought somewhere you loved and stayed.

That story starts with one conversation. Let's have it.

Kade Lacasse
604-401-9199
Book a 15 min call

Hot take incoming. And I know a lot of Realtors won't say this because it's counterproductive for business, but here it is: if your number one priority is a lower monthly cost, you should not buy a home right now. You should keep renting.

And I'm not saying that because it's going to get cheaper. Honestly, for the foreseeable future, it will be cheaper to rent than to own in Vancouver unless you're coming in with a massive down payment. If that's you; please disregard this entire post, give me a call, and let's get to work.

But for a lot of people? The math just doesn't work yet.

I work with buyers regularly who qualify on paper, make good money, and feel this pressure. This sense that it's just time to buy. That it's the next thing they're supposed to do. They sit down, we look at the budget together, and the monthly carrying costs are so much higher than what they're paying in rent that they can't wrap their head around it. And they shouldn't have to force themselves to.

If homeownership isn't your main priority right now, keep renting. Save money, travel, do whatever the %&^! you want to. There's a lot of noise out there, spring market talk, buyer's market talk AND IT IS AN AMAZING TIME TO BUY but none of that changes your personal priorities.

There a surprising amount of shame that people carry about still renting. Don't. Vancouver is one of the most expensive housing markets in the world. Renting here while you build savings, live your life, and wait until it actually makes sense for you is a perfectly reasonable choice. I'm not here to change your mind about that.

Personally, for us (my partner, two dogs and myself), we decided the pros outweigh the cons…
We have secure housing. We don't have a strata, so we have complete freedom over what we do inside and outside of our home. And most importantly, we're building long-term wealth, which is a priority for us.
If that's not your priority right now, keep renting. No embarrassment required.

If your priorities do shift and you’re looking for an agent that’s just as likely to talk you out of a deal as he is to advise you to proceed; reach out as I’d love to be a resource.

Kade Lacasse
604-401-9199
kadelacasse@gmail.com

Book a 15 minute call

This is one of the most common questions I get from first-time buyers in Vancouver: how long does it actually take to buy a home?

Since there are so many variables from buyer to buyer, not to mention house to house, the answer is “it depends”. But let me walk you through it with a bunch of hypotheticals so you can get a realistic home buying timeline.

The biggest variable will be the listing you end up going for and what timeline the seller is on, but let’s not get ahead of ourselves.

Imagine we are sitting down at Forecast Coffee on Main St (my favourite spot for an in person buyer’s consult) on May 1st. This is our first time meeting but you’ve read my buyer’s guide and you’re ready to get started. Below is a step by step with the corresponding dates from that first May 1st meeting.

Step 1: Mortgage Pre-Approval Timeline (2–10 Business Days)

(May 3rd - May 15th)

The first step will be pre-approval. This is where you connect with a mortgage broker or a mortgage advisor (if you go directly to your bank) to get pre-approved based on a hypothetical home and price.

Don’t worry I have mortgage people to recommend if you don’t have one in mind.

This stage is determined by paperwork which can really sway the timeline. If you have your T4s, paystub and employment letters ready, this can be as quick as same or next day but if you have to wait on the CRA or a slow HR department, this process can be much longer.

Step 2: Build Your Home Search (Same Time as Pre-Approval)

(May 3rd - May 15th)

While we wait for pre-approval we will also build your search, set-up automatic notifications so you never miss a new match and get aligned.

Step 3: How Long It Takes to Find a Home (1 Day to 5 Months)

(May 4th - October 15th)
Realistic: 6 weeks (June 30th)

I have had multiple clients offer on the first listing or in the first week we are seeing homes and I have had buyers that see more than 50 homes. This will all depend on; how specific a buyer is, how much competition exists, and how much inventory we are working with in the Vancouver market.

Step 4: Offer and Negotiations (1–3 Days)

(May 6th - October 18th)

When you have found a listing that checks all of the boxes, you will write an offer. This will start the negotiations which typically include: initial offer • seller counter • final buyer counter • accepted offer.

Step 5: Due Diligence Period (3–10 Business Days)

(May 10th - November 3rd)

This is the time allowed for you to have an inspection performed, check documents (strata or city docs), and complete your final financial approval and appraisal.

Step 6: Closing Timeline (3 Weeks to 4 Months)

(June 1st, 2026 - March 3, 2027)

Once you remove subjects to proceed, the deal is firm and binding but pending until closing (aka completion date). The completion date is one of the terms of the contract negotiated in step 4 and must be agreed upon by both parties. This is the day the money and title trade hands and you become the owner of the property.

The quickest completion date of a purchase with a mortgage is 3 weeks. Without a mortgage it can be as quick as 2 weeks, but the typical completion date in Vancouver is closer to 6 weeks. Tenanted properties or situations where the seller needs more time could see you closing in as much as 3–4 months.

Final Thoughts: A Realistic Home Buying Timeline in Vancouver

You can tell by the range of when you’d get your keys (June 1st to March of next year) it depends on many things, but it is not unheard of for a buyer to complete on a property a month from our first meeting.

More realistically, most first-time home buyers in Vancouver will have their keys within 3–4 months of getting started. That means if you want to enjoy your new patio this summer; you should start now!

If you’re curious about your timeline or just want an honest take on how buyers are winning right now, let’s connect.

Kade Lacasse
Get started HERE
Text:604-401-9199

Last week the “Making Life More Affordable for Canadians Act” bill finally reached Royal assent; bill C4, which includes the GST rebate for first time homebuyers is now in effect!

*Reminder that most home sales in BC are exempt from GST but the 5% tax is due on purchase of new homes/presales or homes that have had substantial renovations (~75%) as well as a few other less common scenarios.

Criteria;
•First Time Home Buyer
•Purchasing for primary residence

•Full rebate up to $1,000,000
•Partial rebate between $1,000,000 and $1,500,000

Although this rebate back dates to purchases as far back as March 20, 2025, allowing for those purchasers to now apply CRA for their rebates, the biggest advantage is now in effect which is the ability for builders to credit the buyers and apply for the rebates on their behalf. Before this week, GST had to be paid up front as part of the closings cost and  with up to $50,000 in savings from their closing cost that money can now go towards further purchasing power or a larger down payment so that they can have lower monthly payments. 

This may be a tough pill to swallow for those first time buyers that purchased homes prior to March 20, 2025, but I am excited for those that will be able to take advantage of this rebate! 

If you are a first time home buyer and trying to sort out the “Where to start?”
Download my free First Time Home Buyer’s Guide. This discusses taxes, closing costs, preapproval, the Vancouver Spring Market, home search and much more. This is certainly the place to start.

Kade Lacasse
604-401-9199
kadelacasse@gmail.com

There is no doubt it is a buyer’s market in Vancouver.
2025 saw the worst market to sell in a long time, 20 year lows in sales and 30 year highs in new listings.
Supply and Demand drive the market and they were skewed heavily towards buyers. You may have heard some call it a ‘balanced market’ but that’s because they don’t want to scare sellers from listing (IMO).

With that in mind, most of the opportunities are for buyers right now! Here are the biggest opportunities in Vancouver right now;

1) First Time Buyers

This is the best market buyers have seen in almost a decade. I’ve already mentioned 2025 but in the first month of 2026 the numbers show the same story; sales were 30% lower than the 10 year average and listings were 19% higher than the 10 year average! Sales were actually lower than last year in January with only 1,107 sales when January 2025 saw 1,552.
First time buyers don’t need to sell to buy and, in most cases, are in no rush to buy. This leaves them in the position to watch the market for a home that checks the boxes and a seller that’s realistic on price (and properly motivated).

2) Upsizing 

Higher priced items take the largest hit in down markets. Benchmark prices have now corrected back to February 2023 so you will need to be realistic on the selling side but the win on the buy side will make up for any potential loss on the sell side. If you are in a townhouse or condo and want to upsize in the next 5 years, it is wise to look into the feasibility in 2026.
^Bonus Opportunity^ if you’re able to hold onto your condo to rent out while you wait for the market to improve to win on both sides of the upsize.

3) DIYers

If, like me, you’ve been following Jenna and Nicky in West Vancouver as they bring a piece of West Coast history back to life. And you dream of your own reno;  as I mentioned above re: higher priced homes, detached homes are sitting on the market longer.
There are currently 54 detached homes in Vancouver for under 1.5 million and 32 of those have some sort of suite.
I am not advocating for a flip here but if you’ve got the skills to add sweat equity, many detached sellers are showing motivation with large price drops.

It is not the right time for everyone but if buying your first home, upsizing or making the big swing for a detached that needs work is in your 5 year plans; you’d be remiss not to be pre-approved, engaged with a Realtor and actively watching the market!

Step 1; let’s connect!

Kade Lacasse
604-401-9199
kadelacasse@gmail.com

Click this link to book a 15 minute call

Short answer, no. But it’s very different than it was a few years ago and I think that’s a good thing.

Let’s talk about supply and demand in the rental market: Vacancy rates are now at 3.7%, the highest we’ve seen since 1988. To put that into perspective, that means roughly 37 out of every 1,000 apartments are available to rent at any given time. In 2023, that number was under 1% or 10 out of 1000.
Most of these vacancies are sitting in newer market rental buildings. We’ve had a lot of supply come online over the last three years, and along with the decrease in demand via changes in immigration policy; it’s finally showing up in the numbers.

What that means for potential investors and future landlords is simple.
This isn’t 2021 anymore. You can’t just name your price, put one picture up and expect a lineup.  Supply is up, demand is down and thus rents will also start to soften. Still nowhere near pre-covid levels but people that moved in 2025 paid less than they would have in 2024.
Rent has to be realistic, and perks like parking, storage, and pets will be necessary to attract solid tenants. 

Now that we know it’s not 2021 in the rental market; it’s also not 2021 in the resale market. On the buy side you will see much more opportunity especially at the lower end of the market, where it is typically tight. Inventory under $500K is up 40% compared to this time last year. More options, less competition, and more room to negotiate.

To recap, the investment market isn’t dead. Vancouver hasn’t been a cash flow city for a long time. Meaning even the minimum 20% down needed for an investment property is often not enough to put an investor in the black every month. Instead, Vancouver is a buy and hold city with investors counting on consistent appreciation in value each year and low vacancy rates for less lost income. Even at 4%; vacancy rates are well within the balanced range and since Vancouver is as desirable as ever; it can still be a smart play.

With return to office orders and very good value $$/sqft; I’d advise buyers to look downtown for deals in early 2026.

Just like flipping pre-sales, the Vancouver market is no longer ripe for predatory landlords looking to make a quick buck; and I think we’re better off without them.

If you’re curious about investment opportunities in today’s market, or want an honest take on where investors are winning right now, let’s connect.

Kade Lacasse
604-401-9199
kadelacasse@gmail.com

Click this link to book a call

(Even Though They Can Be Some of the Easiest Money a Realtor can Make)

I got a call yesterday from a client I’ve stayed in touch with over the last 4 years. She mentioned she’d seen a new presale project that caught her eye and she had almost went ahead and purchased. Thankfully she hadn’t pulled the trigger on the sale as I brought up quite a few issues in our conversation that she had yet to consider.

Most people love the idea of presales: brand-new home, modern finishes, move-in ready with no surprises. Realtors tend to like them as well because we know that once a client is interested in the shiny new building and the idea of this purchase; they are usually quite set. Many buyers won’t even compare prices with the current market let alone other comparable future builds.
To a consumer it feels like you are buying a condo in Vancouver at today’s prices and by the time you move-in, you’ll already have racked up 4 years worth of equity. Honestly I can’t blame the average consumer, presales sound great on paper and I think we’ve all heard flipping success stories of the 2010 Boom. But that is not the case today.

Now, I will don’t tell my clients NOT to buy products but I will provide all of the information and experience I have with that it and I think there are major misconceptions around buying presales in Vancouver. And I did just that after assessing why presale was what initially got her back into the market.

Because as a realtor, I’ve helped a lot of people buy presales, and while they’re the easiest deals for me to handle, I’ve also seen how risky they can be.

Let me share an example from this year. Not my client and this is broad as I can not provide full details but it is a valuable case. In 2021, a buyer a purchased presale condo for $920,000 with a $200,000 deposit. At the time, interest rates were low, and his income easily qualified him for that mortgage. Fast-forward to 2025 the building is finally completing. Rates have doubled, the math no longer works, and the lender appraised the unit at $850,000, not $920,000. Even if he could close on the unit, he would need to make up the difference between max mortgage amount and appraisal. Unless he can assign, he can not complete and will lose his $200,000 deposit plus he could still be taken to court by the developer for the $70,000 difference between what he agreed to pay and what the home is worth now.

This kind of situation is rare, but it’s not impossible. My inbox has seen the most desperate assignment offers this year, no question.

To clarify; when I speak of presales in this blog I mean buying a home before the ground has even broken. I have much less issues with new homes that have yet to be complete but are ~75% finished.
The resale market consists of homes that have been previously lived in.

So when people tell me they’re considering a presale, these are the main things I bring up but if you’ve got all day, I could keep going;

1. Your financial situation could change before completion

You might switch jobs, take parental leave, or have income that looks different three years from now. You’re essentially committing to a future version of yourself and your finances that might not exist yet.

2. You don’t really know what you’re buying

Even clients of mine that buy resale and are in the home 2 or 3 times before purchasing and have the opportunity to do an inspection will find things out about their home that surprise them. Imagine never setting foot into your home and being disappointed after paying a premium.

You can visit the show home, but you won’t know:

• How much natural light your unit will actually get

• Whether it’s quiet or loud

• How the space feels once you’re actually inside

• Quality of the build, you can’t fix that with a 2-5-10 year warranty 

Presales are the ultimate “trust me, bro” purchase.

3. Developers have flexibility written into their contracts

The disclosure statement gives developers a surprising amount of wiggle room. They’re often allowed a 5–10% buffer on things like unit size, layout, or amenities without needing buyer approval. That means your 750 sqft plan could quietly turn into 710, or a promised rooftop lounge might become a smaller indoor amenity space.

They can also adjust strata fees, finishes, or completion timelines all within that buffer. Your life may be flexible now but what happens in 2028 when your new home that was supposed to be ready in May is pushed to July then November. Most buyers don’t realize how much can shift between the time they sign and the time they move in.

They could also cancel the project if the math no longer works. Look at the Ardea project by Wesgroup in The River District stating the current project was no longer feasible. They were well within their contracted rights thanks to the disclosure statement and purchase contract which heavily favours the seller. Buyers had their deposits returned which could be a major blow had the market took off again but thankfully for the buyers; the market had actually shifted lower since they were under contract.

4. Reselling a presale (assigning) before completion isn’t as easy as it used to be

There was a time when you could buy a presale, assign it before completion, and make a profit. But developers now price in expected appreciation, assignment rules are stricter and assignment fees heavier.

5. The strata risk

When you buy resale, you can review strata documents; budgets, minutes, bylaws and even get a feel for how the building is managed. With a presale, you’re buying into the idea of a strata. You have no idea who your neighbours will be. The developer may even still own a chunk of units and control votes at meetings.


So what’s the alternative?

In today’s market, where sellers are motivated, resale properties offer more transparency and flexibility.
You can see what you’re buying, negotiate on price, and move in now not in three years, hoping everything goes according to plan.
And that doesn’t mean you need to buy a 30-year-old property. There are plenty of homes under ten years old that have had time to “settle”…literally. There are also brand-new 2025 builds still available, where you can request a full inspection during the seven-day rescission period.
Ten-year-old strata buildings will have already gone through their 2,5, and 10-year warranty reviews, which a buyer can fully access during the subject removal period.

Presales may still make sense for some people especially if you’re very secure financially, buy from a reputable builder, new is a priority or if you’re buying a product that doesn’t yet exist in the resale market. But for most buyers right now, resale offers better value, less risk, and fewer unknowns.
If you decide a Presale purchase is the best for your situation, you should use a Realtor to represent you on your sale. The sales agent at the presale centre is representing the seller (developer) not you and there is no harm to your purchase to bring in your own representation. Why? Well a good agent will not just be thinking about how to protect you in your purchase but also; what happens if you need to assign it or how easy it will be to market and show the property in 10 years.

Thinking about buying a presale or a resale? Let’s chat I can help you weigh the risks and opportunities to make the right choice for you.

Book a 15 minute call here

Kadelacasse@gmail.com
604-401-9199

Buying a home in Vancouver can be an intimidating experience; especially for first-time buyers unsure of where to start. Between navigating mortgage approvals, competitive offers, and neighborhood differences, having the right Realtor makes all the difference.

One recent client shared this experience working with Vancouver Realtor, Kade Lacasse:

“Kade is super down to earth, knowledgeable, and genuine. Going into the process without knowing what was ahead, Kade made sure we stayed stress free, in the loop, and — most importantly — comfortable with our decisions. We came out with a home we love at a price we never thought was possible! Honestly, I can’t speak highly enough of him. Thank you for everything Kade!”

A Personalized, Stress-Free Approach to Vancouver Real Estate

Kade’s approach is centered around education, transparency, and helping clients make confident, informed decisions. Whether working with first-time buyers or families looking to upsize, he takes the time to explain every step of the process and provide a clear understanding of what’s realistic in Vancouver’s dynamic market.
From East Vancouver character homes to modern condos in Mount Pleasant, Kade focuses on finding opportunities that match each client’s goals and budget. His calm and personable style helps clients stay stress-free through what can often be a high-pressure experience.

Proven Trust and Local Expertise

With 32 five-star Google reviews from happy buyers and sellers across Greater Vancouver, Kade has built a reputation for his professionalism, integrity, and results. His clients consistently highlight his honesty, deep market knowledge, and ability to make the process feel approachable and even enjoyable.

Kade believes that real estate success is about more than closing a deal, it’s about building lasting relationships and helping clients make smart long-term moves in a constantly changing market.

For anyone looking to buy or sell in Vancouver, Kade’s combination of local expertise and genuine client care has made him a trusted choice.

Book a 15 minute call here

Kadelacasse@gmail.com
604-401-9199

That’s what Kade would have said if you told him how this story ended; No f***ing way!
In a shifting Vancouver real estate market where detached homes are finally seeing more negotiating room, stories like this one prove that smart strategy and patience can pay off  big time. Here’s how my clients landed a detached home in East Vancouver for over $200,000 below asking  and why this market might hold more opportunities like it.

Kade’s long term client first focus has paid off well for him in his first 5 years; so well that his business is already over 50% client referrals and this story is about one of those referrals. This couple was referred to Kade by his mortgage partner Emma Gray founder at Julo Mortgages. 

By the time Kade was brought in in March, they already had their eye on a house in East Van so they met on site for their second showing of the property. Their budget was very low for a detached (under 1.2 million must have suite or suite potential) which means there were very few in their price range. One of them is in trades so they had big potential to add equity via sweat equity.

We are so grateful for the referral, for business of course but even better, the fit was perfect a couple of sweetheart brits with sharp humour and I’m as sarcastic as it gets so they hit it off like wildfire. Kade was immediately endeared by their passion and belief that they could find a detached that was worthy of their renovation instead of a teardown but he knew how tall of a task that would be. They were first time home buyers trying to skip the condo/townhouse all together; this was a big swing. He knew most likely we’d go through the motions and get educated but he would need to slowly guide them towards a smarter play.

Over the last year, the Vancouver market has tilted in favour of buyers. Fewer competing offers, more days on market, and motivated sellers have created windows of opportunity. This deal is the perfect example of how buyers can take advantage of that shift.

So the first place they saw together and one that got their hopes up was a home built in 1912 in Cedar Cottage; a sweet pocket of Vancouver that is just South East of Mount Pleasant in East Vancouver. Great location.
Unfortunately it was less than 1600sqft lot with the house basically setback directly against the back alley, a small yard in the front and the suite wasn’t even 6ft high in some spots.

Easy no right? Well, you’d be surprised.  At this time, no other homes matched their criteria so it wasn’t easy to let it go and they spent a while considering it until the seller received an offer and their interest was not strong enough to compete. *sometimes a place you like getting an offer is the best thing that could happen*
Because the next day on April 1st, a listing popped up in their ideal neighbourhood, Hastings sunrise. Listed at $1,199,000 and with a date for offers; Kade knew the listing agent was expecting attention and maybe even over asking when this group would need to get it for below ask to make this reno work and he stated just that; “Go check it out but don’t get too excited about it.”

They went and checked it out and really liked it but based on the upcoming date for offers and the renos needed; their current offer price “would be an insult at this point” so Kade coached them to wait, see how offer day goes and watch the market. Sellers are much more likely to consider a lower offer after some time on the market.

Taking Advantage of Motivated Sellers

Cut to 6 weeks later; nothing was popping up in their price range and this house was still on the market. Kade reached out, scheduled a second showing and got to see it myself for the first time. The listing photos did not do this place justice; it’s a beautiful character home with so much potential and the listing agent made sure to let them know the seller was now motivated since the attention was much lower than anticipated thanks to the shift in Vancouver’s market.

So they went for it with a low ball and a beautiful letter. The out of town seller who had inherited it a few years prior but had an emotional connection to the home was ready to move on but liked that my clients intended on making it their home instead of taking advantage of its industrial zoning. She signed their first offer.
After multiple inspections for the homes older systems and negotiating, my clients were firm at under 1 million on a detached home in East Vancouver.  3 months of waiting for the tenants to move on and they’ve now closed. Already hard at work putting their stamp on it. We can't wait to see what they do with it!

They later said:

“Kade was so patient and so calm with us. No stress at all, he was honest and stuck with us and our unrealistic expectations! Kade was very easy to get along with and we feel as though we’ll be friends for a long time. If you’re looking for someone who isn’t pushy or salesy, then Kade is your realtor.”

This is another reminder that;
•Buyers that are in the market now will be the winners of 2025 
•Education beats FOMO
•You never know a seller’s motivation 
•Sometimes the big swing is the right swing

If you’re curious about opportunities like this in today’s market, or just want an honest take on where buyers are winning right now, let’s connect.

Kade Lacasse
604-401-9199
kadelacasse@gmail.com

Click this link to book a call

Buyers Are Coming Back; Don’t Get Caught Unprepared

The market is heating up, and buyers are returning. If you’re planning to upsize in 2025, now is the time to start preparing. By following these four steps, you’ll be in a strong position to make your move when the time is right.  
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Step 1: Engage Your Realtor (or Find a New One)

Buying and selling a home simultaneously is more complex than a single transaction. You need a Realtor who understands both sides of the market and can guide you through all of your options. Your agent should have a clear strategy for navigating the ups and downs of the market, whether you’re buying first, selling first. Either way you need the strategy for a seamless transition.  

If your current Realtor isn’t providing the level of service or expertise you need, don’t hesitate to make a change. The right agent can make or break your experience—and your bottom line.  

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Step 2: Talk to Your Mortgage Broker

Before you make any moves, it’s crucial to get a realistic picture of your financing options. Here are a few key questions to ask your mortgage broker:  
- Will there be penalties to break your current mortgage?  
- Is your current lender the best choice for your next purchase?  
- What creative financing options are available to you? 

A great mortgage broker will not only answer these questions but also help you explore all your options. Remember, you’re entitled to excellent service; don’t be afraid to challenge your broker or seek out a new one if needed.
(Feel free to reach out if you need recommendations!)  

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Step 3: Build a Strategy

With insights from your mortgage broker and Realtor, it’s time to map out your plan. Here are some key decisions to consider:  
- Buy first or sell first? Each option has pros and cons, and the right choice depends on your financial situation, the product you are selling and your next purchase (townhouse/duplex/single family home?).
-How long will your closing timeline need to be? Ideally you can line up a perfect closing for so that your home closes just in time for your purchase but if not, will you be able to be flexible for the right home (buy side) or right price (sell side).

A clear strategy will help you navigate the process with confidence and avoid costly mistakes.  
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Step 4: Prepare Your Home to List

When it’s time to sell, don’t cut corners. Staging and preparing your home to stand out is an investment that pays off. A well-presented home not only sells faster but also gives you more leverage to negotiate timelines and terms that work for your move.  

Here are a few tips to get started:  
- Declutter and depersonalize your space to appeal to a broad audience.  
- Invest in minor repairs and upgrades that boost curb appeal.  
- Work with a stager to highlight your home’s best features.  

Remember, the goal is to make your home irresistible to buyers—so it sells quickly and for the best possible price.
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Ready to get started? Let’s build your strategy together. Book a selling strategy session with me today, and let’s make your upsize dreams a reality.  

📧 Email: KadeLacasse@gmail.com  
📞 Call/Text: 604-401-9199  
Book directly into my calendar for a free selling strategy session.