Hi Welcome to my Blog.  Disclaimer

I will be writing about different real-estate topics here and I am hoping that they will be informative and will help anyone looking at buying or selling their home or just simply entertain the naturally curious. 

I will do my best to be accurate and I ask anyone reading here to let me know if they see anything that appears to be incorrect. I am human after all and I may make a mistake now and then.  I am not a lawyer, mortgage broker, notary, contractor, plumber, electrician, or an accountant. Anything I may refer to in my Blog relating to any of these things will be my opinion and should not be relied upon for making decisions but rather should be used as a starting point to ask questions from certified or licensed professionals. For example if I mention a mortgage for 5% please don’t infer that mortgage rates are 5%, you should not use this when calculating your monthly payments on a new home purchase. Mortgage rates change all the time and the person to speak to about his would be a mortgage broker or your bank. Further to this when I am writing about rules and laws regarding the purchase or sale of real-estate here in BC I will endeavor to quote the actual rule, act or law. I may then write something about it after and this. It will be my opinion of it, not a legal opinion and any legal questions need to be directed to a lawyer. Often with rules there can be more than one act or law that pertains to different situations and finding every single one of them can be difficult if not nearly impossible, that is the job of a lawyer and my references may not be complete. New laws, rules etc.  are added all the time, as are legal decisions that are tested in court as to the interpretation of those new and existing laws and rules. I will also try to get answers from people that work for various agencies and I will put their answers here however it has been my experience that people working in these places are not always correct so again these answers or any advice given are a starting point please verify any of these references etc. with the proper agency or professional. Please do not rely on anything in my Blog without first consulting with the proper professional.

I encourage and welcome suggestions for topics to be included here. Please send me an email with your suggestions.


In our ever-evolving landscape of BC real estate, in the last 3 decades we have witnessed a hurricane of progress in the very approach to buying homes. We used to go through the Newspapers and drive around where each wrong turn was a chance to discover something new, now we look on our smart phones when we should be working. Home-buying in BC has been revolutionized by technological advancements and changing human behaviors and expectations.

The Era of Information (1994-2004):

Rewind to the early 1990s, people would drive around looking for signs in a neighborhood they were interested in or look through the newspaper. Eventually they would contact an Agent and start visiting properties, the agent would find a few more and when the right one came up they would buy; basically a car, a local real estate agent, print advertisements and signs. There was bad coffee at Open Houses, grainy pictures in the paper and the smell of cigarettes in the Agents car.

As the internet started too develop in the late 90s, it began to change how people searched for homes. Websites with property listings emerged, offering buyers the chance to view homes from the comfort of their own home. However, these websites were often rudimentary, with limited photos and information, not great… Yet.

The Quantum Leap (2005-2015): not the show that was 1989 -1993

2005 to 2015 redefined the digital landscape in the real estate market. Smartphones and with the proliferation of high-speed internet, real estate websites became more sophisticated. High-resolution pics, detailed property descriptions, and virtual tours started becoming the norm. Power shifted from agents to buyers, who now had unprecedented access to the market. (Incidentally this was how my wife found our home years ago not our Agent)

Buyers' expectations began to change; they wanted all the information and they wanted it now. We had online mortgage calculators popping up everywhere and digital mortgage applications made an appearance.

Today's Swipe Right Era (2016-Present):

Things have really changed, virtual reality (VR) tours allow buyers to ‘walk through’ properties without leaving their homes. Big data and AI are being used to predict (or is it push) market trends and suggest properties to prospective buyers based on their preferences and past behavior.

 Agents and sellers are using social media platforms for targeted advertising and engaging with potential buyers through live videos and interactive posts. With Virtual tours and E-signatures you can buy a home without leaving the one you’re in.

Keep in mind how most people find a property to buy or why is all this stuff important


The reason all this is important is because in order to sell your home you need to understand how people look for a home to buy. Some people still drive around neighborhoods and look for signs and open houses but the overwhelming majority look online. Typically they do a search including parameters like how many bedrooms, bathrooms, square feet, etc. The most important one to remember if you are selling your home though is the price. The search can be done by individuals or as is often the case their Agent sets it up. When a search is made it almost always includes a maximum price usually in 25 thousand dollar increments. People may look a little higher hoping to negotiate a bit but if your price is too high many prospective buyers will not see your home listed.  If you are just above a 25K price point (i.e. 526K) buyers looking up to 525K will not see your listing. I believe pricing it right from the start is extremely important leaving a little wiggle room can be ok if you can still keep it under the 25K thresholds. Keep in mind this doesn’t apply every time but it holds true often. I see nothing wrong with picking your price and holding firm when an offer comes in. This exposes your home to as many possible buyers and should translate into more action and hopefully a faster sale. Looking through the sold listings I see many that have sold for the list price. Remember it is your agent’s job to explain why your home is worth the asking price, make sure they are doing it.

In the end though it’s your home so minimum price on the listing or with a little room to move, it’s your choice how and for how much you sell it for.



The real estate market is notorious for its fluctuations, and homeowners often find themselves grappling with the challenge of selling their property during a stagnant or falling market. While it may seem like pushing a boulder up a hill, there are strategic approaches that can help you successfully navigate these challenging waters.

Set Realistic Expectations:
The first step in selling a property during a stagnant or falling market is to set realistic expectations. Understand that the process may take longer than during a seller's market, and the property may not fetch the same high prices. Research the current market conditions in your area, consult with real estate experts, and adjust your expectations accordingly. We are fortunate here in Kelowna when it comes to Real-estate demand. Having a fairly steady influx of buyers from other areas of the country gives us a bit of a cushion when valuations are falling elsewhere. People like to live here and that keeps demand up but it doesn’t fix all the problems and when there are 5 properties listed for every one sold it means more people are unsuccessful at selling then are successful.

Pricing Strategy:
We need to keep in mind that there are only a few variables we can control when selling a home. The old adage the 3 most important things in real-estate are location, location, location is very true but unfortunately once you buy your house on a piece of property the property can’t be moved. So we are stuck selling it where it is. Buying in the right place to start with is a subject for another time. The condition of your property is something we can control but may incur extra costs. Maybe we can control the ease of purchasing giving some financing options. However one thing we can easily control is our pricing strategy. While it might be tempting to set a high asking price with “room to negotiate”, I believe it's essential to be competitive right off the start. Consider getting a professional appraisal to determine the fair market value of your property. Pricing it right from the start increases the likelihood of attracting potential buyers and minimizing time on the market. Consider that in a falling market there may be as many as 4 homes listed for every one sold. The highly motivated (people getting divorced, moving for work, or who simply can’t afford to pay a higher mortgage) will lower there price to get at the front of the line so to speak. After a few of these sales go through other buyers will see that properties they are interested in have been selling at this price level and will be more aggressive in getting better pricing and they may have lots of places to pick from so if you want your home to sell pricing becomes key. Don’t fall into the trap of chasing the market if you are highly motivated to sell being every buyers fifth choice won’t make it easy.

Enhance Curb Appeal and Home Staging:
You only get one chance to make a first impression, especially in a challenging market. Keeping things in good repair and clean are inexpensive ways of helping attract a potential buyer. Enhance your property's curb appeal by maintaining the exterior, landscaping, and making necessary repairs. Something people don’t speak about but that is important is smell, make sure things are clean and fresh. I am sure you have seen the nose blind commercials maybe ask a good friend over and see if it passes their smell test. Inside, consider home staging to showcase the property's potential and make it more appealing to potential buyers. You can speak with a contractor about doing some renovations, kitchens and baths recently renovated can have a big impact. However doing renovations can be time consuming and expensive it is not always a possibility for many homeowners.

Highlight Unique Selling Points:
In a slow market, it's crucial to identify and highlight the unique selling points of your property. We may not be able to alter our location but we can tell people what makes our home unique. Whether it's a renovated kitchen, a spacious backyard, or proximity to amenities, emphasize these features in your marketing. Showcase what makes your property stand out from the rest to capture the attention of potential buyers.

Flexible Financing Options:
This is not for everyone offering financing can make it difficult to purchase your next home, speak to your accountant as everyone has a unique financial situation but if you can then consider offering flexible financing options to attract a broader range of buyers. This could include seller financing, lease-to-own arrangements, or other creative financing solutions. Being open to different options can make your property more accessible to buyers who may be facing financing challenges in a stagnant market.

Keep in mind how most people find a property to buy
Years ago people would drive around looking for signs in a neighborhood they were interested in or look through the newspaper. Eventually they would contact an Agent and start visiting properties, the agent would find a few more and when the right one came up they would buy. This does still happen but now most people look online they do searches have their real-estate agent do searches and then they go look. When a search is made it almost always includes a maximum price and people may look a little higher hoping to negotiate a bit. If your price is too high many prospective buyers will not see your home listed. Pricing it right from the start is extremely important. There is nothing wrong with putting the price at exactly what you want so as to have the biggest buyer pool looking and then holding firm to that price. Looking through the sold listings I see many that have sold for the list price. However remember it is your home and you get to decide how and for how much you sell it.

The trademarks REALTOR®, REALTORS®, and the REALTOR® logo are controlled by The Canadian Real Estate Association (CREA) and identify real estate professionals who are member’s of CREA. The trademarks MLS®, Multiple Listing Service® and the associated logos are owned by CREA and identify the quality of services provided by real estate professionals who are members of CREA. Used under license.