What's all of the fuss about Edgemont Village

Formerly known as Capilano Highlands, Edgemont is one of the most sought-after neighbourhoods in North Vancouver, making it prestigious when it comes to real estate.

Edgemont is primarily single-family homes in a calm, quiet and family-oriented community. You will find tree lined streets, and people of all ages (young and elderly).  Most importantly, it will feel miles away from the hustle and bustle while you are just a walk away from coffee shops, restaurants, shopping and much more.  The summer months are filled with events such as the Vancouver Mural Festival.  It is close to major commuter routes taking you to Downtown Vancouver in no time. 

If you have a little one in school – it is located in the popular Handsworth School Catchment. In addition, there are many private schools on the North Shore to pick from. 

In or near 'the Village' you'll also find a good mix of condos or spacious townhouses which makes this a well-rounded neighbourhood.

If you are a skiier, hiker, mountain biker or an outdoor sport kind of person – you will enjoy the close proximity this neighbourhood has to all of these activities.  It is practically in your back yard.  You will not need to make a day out of enjoying an activity, you can incorporate it into your daily life. 

If you have any questions about this neighbourhood, do not hesitate to ask. 


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The family home you've been waiting for! Located on a 52' x 110' lot, w/ detached garage, fenced yard, & stunning updates throughout. Features of this home include: large main floor w/ designer kitchen, S/S appliances, gas FP, large living & dining rms., mud rm, den, & deck; oak floors; architectural details; 3 beds & 2 baths up; & vaulted ceilings & W-I-C in master. Downstairs boasts high ceilings, huge rec room, wet bar w/ DW & fridge, workout area, mud rm, separate entry, & large guest bed w/ ensuite. Upgraded plumbing, electrical, drain tile, & roof; tank-less hot water; EV hook-up. All you have to do is move in. Amazing location close to grocers, shops, transit, excellent schools, & more.


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ATTENTION !!! FIRST TIME BUYERS OR INVESTORS. This is the Perfect Place in the Heart of Kitsilano. It is a Cozy full size 1 bedrm with a huge WEST facing Balcony with Beautiful Mature Trees. Perfect for Sun bathing on a hot summer day. The kitchen includes a Dishwasher which is a bonus. Walking distance to everything...BEACH, Restaurants, Shopping, Transit (New Broadway-line coming) and the Arbutus Greenway. Includes 1 Parking, 1 Storage Locker. NO RENTAL RESTRICTIONS, PETS ALLOWED. The building offers a Sauna, great to unwind in!!It is currently tenanted and they would like to stay if preferred. Pro-active Strata and low Strata fees. Rentals allowed but Short term accommodations not allowed


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Amortization Rates.  Will they keep going up?  What's the solution?

Is the housing affordability crisis pushing the dream of homeownership beyond the realm of possibility for some Canadians? And while industry insiders believe short-term solutions should be adopted to offer some relief, the head of the country’s housing agency cannot agree on a solution.  

We have come to a point where Canada can’t overcome its housing affordability crisis without adding more supply of homes, but this solution will take years. In addition, Canada is having record rates of immigrated coming into the country which puts more pressure on the hosuing market.  According to a recent study conducted by the Canada Mortgage and Housing Corporation (CMHC), Canada needs to add 3.5 million units by 2030 for affordability to be restored. 

Is this wishful thinking or can this actually come to realization?

Many First Time Home Buyers are looking for some sort of assistance. Whether it be some financial aid from family or the government.  Currently, interest rate levels are high especially when taking into consideration todays housing prices.  We also have persistance inflationary pressure driving up the cost of living.

The director of public affairs, Jasmine Toor, for Mortgage Professionals Canada (MPC) argues that extending amortization periods to 30 years from 25 years for borrowers who get an insured mortgage (those making a down payment of less than 20%) would help more Canadians enter the housing market. She also argues that the current home price cap of $1 million should be bumped up to $1.25 million for insured mortgages.  She believes “these policies would help to eliminate some of the barriers to entry that are causing younger Canadians to give up on the dream of homeownership.”  

I'm going to pause here and ask...Does a First Time Home Buyer need a $1.25 million home?  Could a first time home buyer not purcahse something smaller and at a later date sell this home to purchase something larger when they can afford it?  I have no opnion on this.  It's just a question?

On the flip side CMHC president and CEO Romy Bowers disagrees, recently telling the Canadian Press that extending amortization periods “just makes credit more available.” She argues that while the policy change would lower monthly payments for borrowers, it ultimately increases the cost to homeowners long term, which she fears could exacerbate affordability challenges. “What I worry about is sometimes that seems like a quick fix,” she said. “If you just have 30-year amortizations, everyone’s mortgage payments will go down by $200 and they can actually afford the house, but if you’re in a supply-constrained market and that’s your solution, it’s not going to solve the problem in the long term.”

Instead, Bowers wants the industry to focus on increasing the supply of homes across a wider spectrum of price points, with a better balance between the high and low ends of the market.

I will interject again with my thoughts on this.  Who is increasing the supply of homes?  Where is this magic solution coming from? The government?  Developers?  A combination of both?

Toor agrees that supply will help balance the market in the long run, she says that Canadians need more solutions to ease short-term affordability challenges.

Beyond extending amortization periods and keeping house price limits for insured mortgages in line with prices in Canada’s major cities, she says the federal government could also eliminate the stress test on mortgage transfers, switches and renewals. Toor also encourages the Canadian government to convene a permanent national housing roundtable with stakeholders from across the country to share best practices across jurisdictions.

“Very little has been done to address the housing affordability challenges that Canadians are facing now,” she said. “We believe the federal government, including CMHC, can show more leadership in this area.”

The case for a 50-year amortization

While getting the government to accept 30-year amortizations for insured mortgages may be a challenge, some say they should go even further.

Dustan Woodhouse, president of Mortgage Architects, is advocating for a maximum amortization period of up to 50 years for existing borrowers facing higher monthly payments.

Let's keep in mind that labour is not getting less expensive, the materials are not getting less expensive, the price of land is not going to go down, and the government fees are not going down.  Who wants to get paid less?  I sure as hell do not!

Is an extended amortization the best solution?  It may alleviate some very significant tension in current mortgage holders’ households for the short term.

Woodhouse emphasizes that his proposed solution would only apply to debt servicing, and could not be used for qualification purposes, as that would only drive up prices. Ultimately, he believes it’s better to let Canadians extend their amortization periods to what some might consider extreme lengths than let them lose ownership of their homes.

So let's consider this.  If you are a tenant, there is a possibility that you could be a tenant for life.  Is that a better option that owning a home with a 50 year amortization?  Some places around the world do have 50 year amortizations. 

Woodhouse does explain that most lenders can extend amortizations, but only offers it once borrowers have already burned through their savings trying to keep up with higher mortgage costs.

Woodhouse also goes on to explain “a majority of lenders are capable of offering up to a 40-year amortization, which takes the edge off in a big way, however they will only offer that if you know to ask, and typically only offer it to people who have missed a mortgage payment.  Shouldn’t we be proactively trying to help Canadians manage these payments before they are in a crisis?”

Here is another thought to think about.  If Canadians were offered an amortization up to 50 years would they seek to pay it down sooner once they are more financially stable?  Are the bank penalties too high to do this? Some banks penalize quite a bit logically want to pay down your mortgage.   

Lastly, to the reader thinking, it’s just ridiculous that someone 55 years old should be able to take a 40 or 50 year amortization, they’ll be 95 or 105 before they pay off their house.  Maybe that's not the point.  Maybe the point is to be paying down on your home and at some point selling it and renting when you are older.   Wouldn't you rather be paying into yourself and growing your money and later selling your home to be able to add that cash back into your bank account?  

There is not one single correct answer.  But there do seem to be many points of views.  Hopefully the Government can agree on something sooner than later.


Sources found here and here


West Vancouver Pricing

Despite media talk of skyrocketing prices, the benchmark price in West Vancouver for the month of July is north of $2,600,000 (for Condo's) and $3,241,000 (for single family homes).  This is down 4.2% from a year earlier.  

There were 47 total sales in the month of July, 2023.  This is still a buyers market with 583 active listing and sales ratio in the mid 20% range and a 13 month supply of properties for sale.  

June: If they can handle the prices, buyers are in control of West Vancouver’s detached-house sector, where the median price in June was $3,418,000, up more than $500,000 from a month earlier, though sales dipped to 28 transactions, down from 41 in May 2023. There is a 15-month supply of houses, with sales at the lowest level in five months. Townhome listings are disappearing: 5 new listings in June and 6 sales. The June benchmark condo price was $1,339,700, a record high, even with a relatively low sales ratio of 37%.

 May: The benchmark price of a detached house in West Vancouver in May was nearly unchanged from six months ago, at $3,111,600. Total housing sales, mostly detached houses, were 80 in May, up 16% from April 2023 and 16% higher than in May 2022. With 529 total active listings, there is a 7-month supply in a balanced market where the sales-to-listing ratio is 35%.

 April: Metro’s second-most expensive housing market is not known for a high number of sales and April was no exception, with 60 transactions, down 6% from a month earlier, though 43% higher than in February. New listings, though, were 94% higher than a year ago, so the market is stirring. We are calling this a balanced market, but shifting to a buyer’s advantage for those who can afford it. The benchmark price of a detached house, which dominated the market with 43 sales in April, is $3,111,600, up 3% from March, but still 8% lower than a year ago. The overall sales-to-listing ratio is 38% and has held steady in that range for two months.

Without any noticable increase in the supply of homes, competition will heat up again, especially as the population continues to grow.  I hope this helps with your decision making process.  If you have any questions please reach out.  XOX

Need an explanation of Benchmark Price Vs Average Price Vs Median Price?  Click here to watch this video


West Vancouver

Let's talk about West Vancouver

Nestled against the magnificent North Shore Mountains, the breathtaking community of West Vancouver offers an unbeatable combination of natural splendor and urban sophistication. With its pristine surroundings and upscale amenities, the West Vancouver real estate market is one of the most affluent and sought-after places to purchase a home. This picturesque community is renowned for its super natural environment, secure family oriented neighborhoods, shopping, restaurants, cafes, and premium real estate.

In West Vancouver, you'll find the perfect blend of small-town charm and cosmopolitan flair. The area boasts several unique village business areas, each with its own distinct character and offerings. Whether you're in the mood for shopping, dining, or entertainment, you'll find plenty of options to suit your tastes.

If you have children, it is important to note West Vancouvers School District is one of the best ranked districts in all of BC.  They boast the highest percentage of students that take academic university entrance courses in any school district in the Vancouver area. With over 80% of these graduates going on to post-secondary education.

If you're interested in exploring the homes for sale in West Vancouver, you've come to the right place.  XOX

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