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Real Estate Market Report for March 2025 Home sales registered on the MLS® in Metro Vancouver for March were the lowest since 2019 for the same month, while active listings continued their upward trend. Sales The Greater Vancouver REALTORS® (GVR) reports that residential sales in the region totalled 2,091 in March 2025, a 13.4 percent…
Choosing the right price for your home is more than just a number; it’s the single most critical factor that determines whether your home sells quickly or languishes on the market. In today’s competitive and ever-changing real estate landscape, particularly in 2025, getting the price right can mean the difference between success and disappointment. The…
BRRRR isn’t driven by emotion—it’s powered by math. From acquisition to refinance, your success hinges on a few essential formulas. Mastering these numbers helps you evaluate deals confidently, avoid overpaying, and stay on track to hit your returns. Let’s break down the BRRRR math that separates good investors from lucky ones. 1. The 70% Rule (Buy…
Canadians account for the largest group of international tourists in the United States, and 40% of all foreign visitors to Florida alone. In 2024, they spent an estimated $20.5 billion USD stateside, which is why, according to the U.S. Travel Association, even a 10% drop in Canadian visitors could result in a loss of $2.1 billion in spending and 14,000 jobs. But the annual spending and visitation are rapidly changing, and it’s no longer just about boycotting American products or avoiding U.S. politics. The deepening rift between Canada and the United States—driven by policy shifts, travel restrictions, and economic uncertainty—has many snowbirds rethinking their winter plans. Increasingly, they’re packing up, selling off their U.S. real estate, and looking to invest further south for their seasonal migrations. What Is a Snowbird? Commonly associated with Canadians, “snowbirds” are retirees over the age of 65 who spend many months (approximately up to 6 months) out of the year in warmer climates, typically during the harsh winter months. They may rent or, more often, own a property, such as a vacation home, to stay in. Why Are Snowbirds Leaving the U.S.? For decades, Canadian snowbirds have flocked to the United States to escape the winter months and have become the largest group of foreign investors in U.S. real estate. Approximately 1 million Canadians are reported to own vacation properties in the country, with the most in Florida (27%), California (11%), and Arizona (11%). Other popular states include Texas, Hawaii, Louisiana, South Carolina, and New Mexico, reflecting the widespread appeal of warm-weather destinations. The Canadian Snowbird Visa Act was initially proposed in June 2019, allowing snowbirds over the age of 50 to extend their visitation from 182 days (nearly 6 months) to 240 days (8 months) per year. However, this bipartisan bill has yet to be passed by the American Congress. Meanwhile, Canadians and foreign visitors to the United States had to wait for the proposed Trump administration’s travel policy, which was officially enacted on April 11, 2025. While Canadian nonimmigrants may be exempted from registering their fingerprints at the border, they must still report to the United States Citizenship and Immigration Services (USCIS) if their intended visit is over 30 days, under this new policy. The antagonism around the visa policy, combined with increasing scrutiny and bureaucratic hurdles, has made long-term planning uncertain for many retirees. Beyond visa hurdles, the Canada-U.S. tax treaty that helped avoid double taxation for many snowbirds may not be enough incentive for them to invest, as the ongoing tariff war raises questions about the long-term viability of U.S. real estate. The political climate has even worsened with controversial rhetoric, including suggestions of America annexing Canada, which has offended many Canadians and further chilled cross-border sentiment. Unsurprisingly, more and more snowbirds are opting to sell their American properties to fly back home or invest elsewhere. This trend is now visibly disrupting real estate markets in snowbird-heavy regions like Florida and Arizona, which are experiencing a sharp increase in home listings from Canadian owners. Where Will Snowbirds Venture Next?
Estate sales in British Columbia generally involve the sale of a deceased person’s property, usually handled by the estate executor named in the will or appointed by the court if no will exists. The process can vary depending on whether the deceased left a will and the type of assets involved, but generally follows several…
You’ve got two choices: Save for years to hit 20% down. Buy with 5% down and get in the market now. Both come with baggage. One delays your wealth. The other costs more to build it. If you’re staring down today’s home prices thinking “I’ll never save enough”—you’re not alone. But before you jump into a 5% down mortgage, understand this: Getting in early isn’t free. It just feels like it. Let’s break down exactly how low-down payment mortgages work, where they help, and where they bite you. ⚙️ The Mechanics: How 5% Down Works in Canada Here’s what CMHC and the other insurers allow: Under $500,000? Minimum 5% down. $500K to $999K? 5% on the first $500K + 10% on the rest. Up to $1.5 million? As of December 15, 2024, you can now qualify for an insured mortgage—with the same down payment structure: 5% on the first $500K and 10% on the portion between $500K and $1.5 million. This new $1.5M cap opens the door for more buyers in high-cost markets to enter the game with a smaller upfront investment. And if you put down less than 20%, you’re taking on default insurance—a premium tacked onto your mortgage. That cost? Between 2.8% and 4% of the loan, depending on your down payment. And yes, it’s usually rolled in, which means you pay interest on the insurance too. ✅ What You Gain by Putting Down Less 1. Faster Market Access Waiting to save 20% while home prices climb is like trying to fill a leaky bucket. A 5% down payment gets you in the game now, not 3 years from now when prices are higher and you’re still behind. 2. Insured Mortgage = Lower Rates Lenders love insured mortgages. The risk’s off their books. That means they’ll often give you better interest rates than someone with 20% down and no insurance. 3. Optionality Buying with 5% down doesn’t lock up your liquidity. You keep cash in the bank. And if life happens—job change, relationship shift, whatever—you’re not deep underwater. ❌ What You Sacrifice (and It’s Not Small) 1. Higher Monthly Payments You’re borrowing more. And adding insurance to your loan. That’s a double whammy. The monthly hit is higher—no way around it. 2. More Interest Over Time Bigger mortgage = more interest. Even if your rate is sharper, the total interest paid is higher because your loan balance is bloated. 3. Slower Equity Buildup In the first few years, you’re barely touching principal. Most of your payment feeds the bank. Add that to the higher balance and you’re building wealth at a crawl. 4. Less Refinance Flexibility Insured mortgages restrict your options. Want to pull equity out later? Refinance with a different lender? Good luck. Your flexibility is capped unless you re-qualify and re-insure (if even allowed). 📈 The Power of Leverage: Turning 5% into 20% With 5% down, you’re getting 20x leverage on your money. That means for every 1% the property value increases, you get a 20% return on your initial investment. Let’s break it down: Purchase Price: $300,000 Down Payment (5%): $15,000 If the property value rises 1% to $303,000, that’s a $3,000 gain. Return on your $15,000 down payment? 20% ($3,000 ÷ $15,000) This is one of the reasons homeownership often outpaces renting in the long run. Even modest price increases can significantly boost your equity when you’re highly leveraged. Think about it: If you had to save 100% of the cash to buy the property, do you realistically believe you would ever be able to own a home? Depending on market conditions, the longer you wait, the more ground you could lose. Most people think mortgage default insurance only protects the lender. But it can also protect you. Some insurers offer support programs to help homeowners through temporary financial troubles—like a job loss, illness, divorce, or natural disaster. These programs typically work by: Offering payment deferrals during a tough period Extending amortization periods to lower payments Setting up shared payment plans (where the insurer covers part of the mortgage payment) Adding missed payments to the loan balance (capitalizing arrears) Restructuring mortgage terms to fit a new financial reality For example, Sagen’s Homeowner Assistance Program (HOAP) has helped over 63,000 Canadian families avoid losing their homes, with a success rate of over 90% . Knowing that your default insurance can act as a safety net if unexpected hardships arise can provide extra peace of mind. 🎯 The Real Question Do you want in now—knowing the trade-offs—or do you want to wait, save more, and potentially miss out? There’s no right answer. If your income is stable, you’re staying put for 5+ years, and you’ve stress-tested your budget? 5% down might be a smart move. But if you’re stretching, or banking on appreciation to bail you out? Be careful. A hot market can cool. And higher payments don’t feel so hot when rates jump or life gets messy. Final Take Buying with 5% down is like using a credit card to grab a seat at the wealth table. You’ll pay for it—but you’ll own something. It’s not free. It’s not cheap. But it might be smarter than waiting—depending on your market, your goals, and your risk tolerance. So don’t ask, “Can I buy with 5%?” Ask: “What will it cost me if I don’t?” Then run the numbers. Talk to a real mortgage strategist. And make