Buying a home in BC,
made simple.
From Vancouver to Chilliwack, buying a home should not feel like decoding a foreign language. This guide walks you through every step in plain English — what to do, when to do it, and what it actually costs. Backed by 15+ years and a Top 1% track record across Greater Vancouver and the Fraser Valley.
In BC, buyers don't pay
commission. So why not.
In BC, the buyer's agent commission is paid by the seller. That means having a top realtor on your side costs you nothing — but skipping one can cost you a lot. Here's what a good buyer's agent actually does for you.
In BC, the seller pays my commission as part of their listing agreement. You get my full expertise, full negotiation, and full diligence at no cost to you.
Strata levies, leaky-condo history, encroachments, oil tanks, school catchment changes. The things that quietly cost buyers tens of thousands later — I catch before you sign.
Price is one piece. Deposit, conditions, completion date, possession, and how the offer is presented all matter. I've won deals at lower prices because the offer was structured better.
Every buyer's situation
is different.
Pick the one that fits best. I'll meet you with the right plan, the right vendors, and the right pace for what you're trying to do.
A big tax break
most buyers miss.
If you're a first-time buyer in BC, you can save up to $8,000 on Property Transfer Tax. On a home priced at $500,000 or less, you pay zero PTT. This is one of the biggest savings available to first-time buyers — and many people don't even know it exists.
Maximum Property Transfer Tax savings for qualifying first-time buyers in BC. The full exemption applies to homes priced at $500,000 or less. A reduced exemption applies up to $835,000.
See If You Qualify →To qualify: you must be a Canadian citizen or permanent resident, have lived in BC for the past year (or filed two BC tax returns in the last six years), have never owned a home anywhere in the world, and plan to live in the home as your principal residence. I'll walk you through the full eligibility check before you write an offer.
From first conversation
to keys in hand.
Buying a home in BC is not as complicated as it sounds. Here is exactly what happens, in the order it happens, with the things that trip people up. Tap any step to read more.
A pre-approval tells you exactly what a bank will lend you. It locks in a rate for 90 to 120 days and shows sellers you are a serious buyer. In a busy market, an offer without one rarely wins.
I introduce you to two or three mortgage brokers I trust. You will know your real budget within 48 hours. No fees, no obligation.
What do you actually need? What can you live without? We talk through schools, commute, the kind of home, and how long you plan to stay. From Vancouver to Chilliwack, every neighbourhood has a different story — I'll help you focus on the ones that fit your budget and lifestyle.
I show you homes that fit your plan — not random open houses. While we walk through, I'll point out things photos hide: drainage issues, the age of the roof, strata health, what the street is like at school pickup. You will learn to read a home the way a realtor does.
I see the quiet listings before they are widely shared — price drops, expired-and-relisted, off-market. That's often where the real value is.
Price is just one piece. Deposit, conditions, closing date, what stays in the home, and how the offer is presented all matter. A smart offer can win even when it's not the highest one — I've seen it happen many times.
Once your offer is accepted, you usually have 5 to 10 business days to finalize your mortgage, get a home inspection, and review the strata documents (if applicable). This is when deals get saved or fall apart. I've reviewed thousands of strata document packages and know what to flag.
Your lawyer or notary handles the paperwork — transferring ownership, registering your mortgage, calculating any taxes, and moving the money. I keep everyone on schedule so nothing slips on closing day.
Possession day. We do a final walk-through together, you get the keys, and you move in. After that, I check in every year with a market update and a list of trusted contractors when you need one. Most of my business now comes from people I helped buy 10 or 15 years ago.
A quick look at what
your payment might be.
Slide the inputs to see how price, down payment, and interest rate affect your monthly mortgage. For a more detailed breakdown including taxes and strata fees, head to the full mortgage calculator.
Three sliders — home price, how much you put down, and the interest rate. Updates as you move them. For a complete picture (taxes, strata, insurance), use the full calculator.
Estimate only. Based on a 25-year amortization. Your actual payment depends on your lender, credit, income, and the property. Property tax, strata fees, and home insurance not included.
What you pay on top
of the down payment.
Plan to set aside another 1.5% to 4% of the price for closing costs. Here's what you'll likely pay — using a $1 million home as an example. Costs change with the price of the home and your situation.
| Cost | What it is | On a $1M Home |
|---|---|---|
| Property Transfer Tax | BC tax on the home when you buy it. First-time buyers can pay $0 up to $500K and save up to $8,000 up to $835K. | $18,000 |
| Legal & Notary | Your lawyer or notary handles paperwork, title, and registration. | $1,500–$2,200 |
| Home Inspection | Highly recommended. Costs more for older homes, acreages, and pre-1990 builds. | $500–$900 |
| Appraisal | Sometimes required by your lender. Often covered by your mortgage broker. | $0–$500 |
| CMHC Insurance | Mortgage insurance — only applies if your down payment is less than 20%. | 2.8%–4% of mortgage |
| Tax Adjustments | You pay back the seller for any property taxes or strata fees they paid in advance. | Varies |
| Home Insurance | Required by your lender on closing day. Get quotes a couple of weeks ahead. | $1,200–$2,500/yr |
| Moving & Utilities | Movers, BC Hydro, FortisBC, internet, phone, mail forwarding. | $1,000–$3,500 |
| GST | 5% on new builds only. First-time buyer rebate up to $50,000. | If applicable |
These are typical numbers — your actual costs depend on the home and your situation. I'll give you a personalized estimate before you write any offer so there are no surprises.
Most agents open doors.
I open files.
Buying a home is a six-figure decision wrapped in a stack of paperwork and a tight deadline. The job isn't just to drive you to showings. It's to read every page nobody reads, write the offer that actually wins, and catch the things that quietly cost buyers $40,000 three years later.
Fifteen years working from the West End to Eastern Hillsides. I know which side of which block holds value — and which doesn't.
Strata minutes, depreciation reports, title searches, zoning, ALR. I read it all so you know exactly what you're buying.
Hundreds of closed deals. I know what listing agents won't tell you and where most offers leave money on the table.
Mortgage brokers, inspectors, lawyers, contractors, insurers. Vendors I trust because I've worked with them for years.
Real situations.
Real savings.
A few examples of what showing up properly looks like — buyers I've helped recently across Greater Vancouver and the Fraser Valley. Names changed for privacy.
A young couple was about to buy a $530K townhome and didn't know they qualified for the BC first-time buyer PTT exemption. We restructured the offer slightly, confirmed their eligibility, and saved them the full $8,000 at closing.
Reviewing strata minutes on a Grandview condo, I spotted a roof replacement vote pending. The seller hadn't disclosed it. We renegotiated with the levy split into the price and saved the buyer from an unexpected bill three months after possession.
A Brentwood Park townhome had six offers. My buyer's wasn't the highest — but it had a clean financing condition, a 14-day close, and a personal note to the sellers. Accepted on the same day. The other agents called the next morning to ask how.
Real reviews from real
past clients.
My business is built almost entirely on referrals from past buyers. A few of their words below — and the full set of reviews lives on my reviews page.
“Jared made our first home purchase feel completely manageable. He explained the BC PTT exemption clearly, found us the right place in Langley, and we paid zero in transfer tax. He treats every client like their deal is the only one he has.
First-time Buyer · Langley
“We bought a townhome from Jared in 2019 and just bought our forever home with him last year. He caught a major issue in the strata documents that would have cost us $30K. The whole process was smooth, fast, and honest.
Repeat Buyer · South Surrey
“As an investor I've worked with a lot of agents. Jared is in a different league. He underwrites every property properly, sends me listings before they hit MLS, and tells me when not to buy. Hard to find that kind of honesty.
Investor · Fraser Valley
Vancouver to Chilliwack —
I work the whole map.
Pick a region to see live MLS® listings. Updated daily. Don't see your area? Send me a note — I'll set up a custom search for you.
Free guides
and tools.
Free reference pages, calculators, and guides covering every part of buying a home in BC. Click any of these to learn more.
Plain English.
No jargon.
The questions buyers ask me most often. For the full set of answers, read the complete buyer FAQ.
Yes. If you qualify as a first-time buyer in BC and the home is priced at $500,000 or less, you pay $0 in Property Transfer Tax. Between $500,000 and $835,000, you save up to $8,000. Above $835,000, the savings phase out, and there's no exemption above $860,000. To qualify, you need to be a Canadian citizen or permanent resident, have lived in BC for the past year (or filed two BC tax returns in the last six), have never owned a home anywhere, and plan to live in the home as your principal residence.
The minimum is 5% on the first $500,000 and 10% on anything above that. Below 20% down, you pay mortgage default insurance, which adds 2.8% to 4% to your mortgage. On homes over $1.5 million, lenders usually require a full 20% down. For most homes from Vancouver to Chilliwack, plan for 20% if you can.
In almost every case, the seller pays my commission as part of the listing agreement — at no cost to you. We confirm this in writing before any showing. If something different ever comes up, you'll know up front.
Most buyers take 30 to 90 days from first call to keys. Pre-approval is about a week. Finding the right home varies a lot — anywhere from two weeks to six months. Once an offer is accepted, you have 5 to 10 business days to finalize everything, then 30 to 60 days to close. We can move faster if needed.
Most accepted offers in BC are "subject to" things like financing and a home inspection. You usually have 5 to 10 business days to finish those checks. Once you're satisfied, you "remove subjects" — and the deal becomes binding. This is the most important week of your purchase. If something serious comes up before then, you can walk away without losing your deposit.
Yes — through a subject-to-sale offer (your purchase depends on selling your current home) or bridge financing (a short-term loan from your bank to cover the gap). Both work. Subject-to-sale offers can be weaker in a competitive bidding situation, while bridge loans need bank approval and short-term interest. We'll work through both before you decide.
Strictly speaking, no. But here's the honest answer: in BC, the buyer's agent commission is paid by the seller, not you. So having a top realtor on your side costs you nothing. Skipping one can cost you a lot — missed strata issues, unfavourable contract terms, a weak negotiation position, missed exemptions. There's almost no situation where going without a buyer's agent comes out ahead.
Vancouver, North Vancouver, West Vancouver, Burnaby, Coquitlam, Port Moody, Port Coquitlam, New Westminster, Richmond, Tsawwassen, Ladner, Surrey, South Surrey, White Rock, Cloverdale, Langley, Maple Ridge, Pitt Meadows, Mission, Abbotsford, and Chilliwack. If your area isn't listed, send me a note — I almost certainly cover it.
A 20-minute call, no pressure, no pitch. You leave knowing what's possible, what to budget, and what to do next.
Call 6049281361 or Email me today and let's discuss your next home sale or purchase.
The data relating to real estate on this website comes in part from the MLS® Reciprocity program of either the Greater Vancouver REALTORS® (GVR), the Fraser Valley Real Estate Board (FVREB) or the Chilliwack and District Real Estate Board (CADREB). Real estate listings held by participating real estate firms are marked with the MLS® logo and detailed information about the listing includes the name of the listing agent. This representation is based in whole or part on data generated by either the GVR, the FVREB or the CADREB which assumes no responsibility for its accuracy. The materials contained on this page may not be reproduced without the express written consent of either the GVR, the FVREB or the CADREB.
