The real estate market in Metro Vancouver experienced a quieter-than-usual summer, with home sales on the MLS® system falling below the 10-year seasonal average in August.
According to the Greater Vancouver REALTORS® (GVR), residential sales totaled 1,904 in August 2024, marking a 17.1% decrease from the 2,296 sales recorded in the same month last year. This total was also 26% below the 10-year seasonal average of 2,572.
“Historically, August is slower than June and July, so this year’s numbers align with typical seasonal trends,” said Andrew Lis, GVR’s Director of Economics and Data Analytics. “However, sales are still about 20% below the 10-year average, signaling that buyers are feeling the strain of higher borrowing costs, despite two recent interest rate cuts this summer.”
In August 2024, 4,109 new detached, attached, and apartment properties were listed for sale, representing a 4.2% increase compared to August 2023. However, this total was 1.7% below the 10-year average. Overall, the total number of listings on the MLS® system in Metro Vancouver reached 13,812, up by 37% from the same month last year, and 20.8% higher than the 10-year average.
The sales-to-active listings ratio in August 2024 stood at 14.3%, broken down by property type as follows: 9.6% for detached homes, 18% for attached, and 17.2% for apartments. Historically, when this ratio dips below 12% for an extended period, it can create downward pressure on home prices. Conversely, a ratio above 20% over several months tends to drive prices upward.
“Buyers remain hesitant to enter the market, while seller activity is in line with historical averages. This has caused inventory to build, placing the market in a balanced state,” Lis noted. “With the Bank of Canada reducing interest rates again today and September historically seeing a rise in sales, we’ll be closely monitoring whether more buyers re-enter the market this fall.”
The benchmark price for all residential properties in Metro Vancouver is currently $1,195,900, a slight 0.9% decline from August 2023, and a marginal 0.13% decrease from July 2024.
Sales of detached homes fell to 509 in August 2024, a 13.9% decrease from the 591 sales seen in August 2023. The benchmark price of a detached home is $2,048,400, which represents a 1.8% increase from last year, but a slight 0.1% dip compared to July 2024.
Apartment sales took the hardest hit, dropping by 20.3% year-over-year, with 1,012 units sold in August 2024, compared to 1,270 in August 2023. The benchmark price for apartments stands at $768,200, a 0.1% decrease from last year, unchanged from July 2024.
Townhome sales also declined, with 370 transactions recorded in August 2024, down 12.3% from the 422 sales recorded in the same month last year. The benchmark price for townhomes is $1,119,300, a 0.8% increase from August 2023 but a 0.5% dip from the previous month.
Navigating the Real Estate Market: A Comprehensive Guide for First-Time Home Buyers
Entering the real estate market for the first time can be daunting, especially with the abundance of information and the significant financial commitment involved. As a seasoned real estate agent with over a decade of experience, I’ve encountered countless first-time buyers who believe that the right time to involve a real estate agent is when they’re “ready” to buy. However, the reality is that preparation should start much earlier. This guide aims to equip you with the knowledge and strategies necessary to navigate the market effectively and make informed decisions.
1. The Importance of Early Market Research:
Many first-time buyers delay engaging with the market, often because they feel overwhelmed or believe that market conditions are unfavorable. However, one of the most crucial steps in your home-buying journey is to understand the market well before you’re ready to purchase. This involves more than just casually browsing listings; it requires a proactive approach to gathering and analyzing data.
Start by familiarizing yourself with market trends and statistics. Websites like realtor.ca or rew.ca are excellent resources for keeping track of current listings and price movements. Additionally, watching educational videos, reading articles, and staying updated on market news will give you a broader understanding of the factors influencing property prices.
2. Understanding Specific Market Conditions:
The real estate market is not monolithic; it varies significantly depending on the location, type of property, and current economic conditions. For example, buying a one-bedroom condo in Port Coquitlam is a completely different experience than purchasing a detached house in Richmond. Each area has its own market dynamics, influenced by factors such as supply and demand, local amenities, and economic developments.
To make an informed decision, it’s essential to research the specific market conditions for the type of property and location you’re interested in. Look at recent sales data, compare prices across different neighborhoods, and consider the potential for future growth in the area. By understanding these nuances, you’ll be better equipped to identify a good deal and avoid overpaying for a property.
3. Financial Preparation: Laying the Groundwork for Success
Financial readiness is a critical component of the home-buying process. While most people know they need to save for a down payment, there are several other financial considerations that can significantly impact your ability to purchase a home.
– Pay Off Debt: High levels of debt, such as credit card balances or personal loans, can negatively affect your mortgage application. Lenders assess your debt-to-income ratio to determine your borrowing capacity. Paying down your debts before applying for a mortgage not only improves your chances of approval but also may help you secure a lower interest rate.
– Avoid Major Purchases: Large purchases, especially on credit, can reduce your borrowing power. For instance, taking on a new car loan can lower the amount you’re eligible to borrow for a mortgage by tens of thousands of dollars. It’s advisable to postpone any major purchases until after you’ve secured your home.
– Improve Your Credit Score: Your credit score plays a crucial role in determining the interest rate on your mortgage and the types of loans you qualify for. Take steps to improve your credit score by paying bills on time, reducing outstanding debt, and avoiding new credit inquiries. A higher credit score can open up more favorable loan options and save you thousands in interest over the life of your mortgage.
– Get Your Taxes in Order: Up-to-date tax filings are often required when applying for a mortgage. Ensure that your taxes are filed and any outstanding tax debts are settled well before you start the home-buying process. This will prevent delays and complications when you’re ready to make an offer on a property.
4. Building a Solid Savings Plan:
In addition to saving for a down payment, it’s important to have additional funds set aside for other expenses that come with buying a home. Moving costs, new furniture, home repairs, and unforeseen expenses can add up quickly. Establishing a rainy-day fund or a dedicated moving fund can provide a financial cushion and reduce stress during the transition to your new home.
Even if you already have enough saved for a down payment, continue to build your savings in the months leading up to your purchase. This extra financial padding will not only help cover unexpected costs but also give you more flexibility in choosing the right property.
5. Timing Your Entry into the Market:
Understanding market timing can be challenging, but being informed and prepared allows you to move quickly when the right opportunity arises. Real estate markets can change rapidly due to various factors such as economic shifts, interest rate changes, and local developments. By staying informed and financially prepared, you’ll be able to take advantage of favorable conditions when they occur.
Consider working with a real estate agent early in your process, even if you’re not ready to buy immediately. An experienced agent can provide valuable insights into market trends, help you identify emerging opportunities, and guide you through the complexities of the home-buying process.
The journey to homeownership is filled with challenges, but with the right preparation, you can navigate the market with confidence. Start by educating yourself about the market, improving your financial position, and saving diligently. By taking these proactive steps, you’ll be in a strong position to make informed decisions and secure the home that’s right for you.
If you found this guide helpful, consider sharing it with others who might benefit from this advice. For more insights and tips, subscribe to my YouTube channel or reach out directly for personalized advice tailored to your specific needs.
