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Please visit our Open House at 207 2355 BROADWAY W in Vancouver.
Open House on Sunday, February 26, 2017 2:00PM - 4:00PM
Thought you'd never find what you were looking for? This bright, clean and very well designed one-bedroom home has it all. A convenient location in the heart of Kitsilano, tons of insuite storage and a quiet interior thanks to triple-paned windows and double doors leading out to the balcony. You're going to love that there is a "real" kitchen that is large enough for two cooks with ample cabinetry. There is even a technology package by Control4 to automate your lighting, door locks or fireplace for those who travel or wish to save power. Pets are welcome in this well maintained boutique building with a proactive strata council that has recently had an engineering study completed. Secure underground parking.
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I have listed a new property at 207 2355 BROADWAY W in Vancouver.
Thought you'd never find what you were looking for? This bright, clean and very well designed one-bedroom home has it all. A convenient location in the heart of Kitsilano, tons of insuite storage and a quiet interior thanks to triple-paned windows and double doors leading out to the balcony. You're going to love that there is a "real" kitchen that is large enough for two cooks with ample cabinetry. There is even a technology package by Control4 to automate your lighting, door locks or fireplace for those who travel or wish to save power. Pets are welcome in this well maintained boutique building with a proactive strata council that has recently had an engineering study completed. Secure underground parking.
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Download Statistics: http://davidsetton.com/snapstats.html

What’s hot What’s Not – Vancouver Westside – Single Family for Feb 2017

- Westside is definitely fav buyers

- Median Prices dropped dramatically between Dec of last year and Jan of this year.  

- only 37 sing fam homes sold in Jan

- last time i saw so few sales after the financial crisis in Oct/Nov 2008

- supply is still low at 537 homes

- difference in Oct 2008 we had 1015 listings

What’s Hot (21% or more for a SR)

- Not one neighbourhood is favouring sellers

- Strongest market was Point Grey 9 / 56 -  bal

- which price categories favouring sellers

- $2M - 2.25M          2 / 9          22%

- $2.25M - 2.75M     10 / 33      30%

What’s not hot (14% or less for a SR)

- South Granville 1 / 67 - 1% sr

- Shaughnessy 2 / 62 sold - 3% sr

- which price category

- anything over $2.75M - buyers - 208 homes priced over $5M  - only 5 sold - ironic.

My take download


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Get Statistics Specific to Your Neighbourhood: http://davidsetton.com/snapstats.html

The Vancouver Westside Single Family Market has changed.  We have a 15% tax on foreign buyers.  We have a vacancy tax to homes that are not occupied. We have very few sales and little inventory.  We have high city assessed values because assessments were do in July last year and they are no longer relevant.  This gives sellers high expectations on the price of their homes.  We have changing rules around mortgages and lenders are stress testing mortgages by looking more closely at income.  It is no longer enough to have a large down payment.


Sellers are holding on to a past construct where buyers will come no matter what they price their homes at.  This has worked in the past because market values eventually caught up with the sellers prices.  Some realtors are doing a poor job educating their clients on market values and think it is enough to just take a listing at any price and put up a sign on the property to sell a home.


Here is my take on how Sellers could deal with this changed market and the 3 things that I would suggest:


  1. Now more than ever, it is important to price your home as accurately as possible right from the start.  Remember, because market values is not longer rising, sellers should try to get under the market and price at or a little bit lower than the last comparable sale.  If a seller wants to try a higher price, they should be willing to adjust price within 2 to 3 weeks of the listing hitting the market if an offer is not received.

  2. Be willing to look at offers that are subject to the sale of another home.  The Vancouver Westside Single Family Market has essentially stalled.  Seller’s are hesitant to list their homes on the market, because they can’t find something suitable to buy due to the lack of inventory. Buyers are hesitant to buy because their is little choice and they don’t know where the values are because there are very few sales.  A subject to sale offer solves these issues by giving a buyer certainty that they will have time to sell before buying.  That being said before accepting a subject to sale offer, make sure that the buyer has their home priced accurately.

  3. Take a deposit upfront.  In the past when a subject offer is made the deposit would be due on subject removal.  If a seller wants to know if a buyer is serious about buying their home, take $10,000 - $15,000 as a deposit as soon as the offer is accepted.  Although this money would typically be refundable if subject conditions are not removed, it makes the buyer go through the process more seriously and as a seller you are much more likely to the subject conditions removed.  If anything psychologically it makes the buyer more committed to moving forward with the purchase.


If you are interested in learning more about the Westside Single Family Market or other markets in Metro Vancouver, I have a great stats package for both condos and single family homes for all areas including Richmond, East Vancouver, North Vancouver, West Vancouver.  You can download this package of information by clicking on the link in the description.


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I have sold a property at 107 1545 2ND AVE E in Vancouver.
Move-in ready and steps from The Drive. This cozy ground level studio home features a 100+sqft private patio and has been tastefully renovated with a brand new oven and fridge, new flooring and a fresh coat of paint. A beautiful custom "Murphy" bed with built-in shelving and lighting make this space seem larger than its plan dimensions. A proactive strata makes this well maintained building a must-see. Perfect for the first time buyer! Open House today is CANCELLED
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Please visit our Open House at 107 1545 2ND AVE E in Vancouver.
Open House on Sunday, November 13, 2016 2:00PM - 4:00PM
Move-in ready and steps from The Drive. This cozy ground level studio home features a 100+sqft private patio and has been tastefully renovated with a brand new oven and fridge, new flooring and a fresh coat of paint. A beautiful custom "Murphy" bed with built-in shelving and lighting make this space seem larger than its plan dimensions. A proactive strata makes this well maintained building a must-see. Perfect for the first time buyer! Open House Sunday November 13th 2-4pm.
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I have listed a new property at 107 1545 2ND AVE E in Vancouver.
Move-in ready and steps from The Drive. This cozy ground level studio home features a 100+sqft private patio and has been tastefully renovated with a brand new oven and fridge, new flooring and a fresh coat of paint. A beautiful custom "Murphy" bed with built-in shelving and lighting make this space seem larger than its plan dimensions. A proactive strata makes this well maintained building a must-see. Perfect for the first time buyer! Open House Sunday November 13th 2-4pm.
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Download Special Information Update: http://davidsetton.com/15-foreign-tax.html
Special Report - Vancouver Detached Single Family Homes Westside - Impact from Foreign 15% Tax
- take a few minutes to how new 15% tax introduced Aug 2nd has impacted single family market in Vancouver Westside
- look at 3 variables see how changed since tax introduced and since this time last year.
1) inventory, 2) # sales 3) Sale Price
1) Inventory: here is the challenge for buyers in the Westside - inventory hasn’t really changed since Aug or this time last year. +/- 1%. This is why we will see prices haven’t moved much.
2) # Sales: Sales are actually up since Aug when the tax was intro. by 24% but when you look at Oct 2015 comp to now sales are dn 52%
3) Sale Price: down 9% comp to Aug this year, but we are still up 10% compared to Oct 2015.
Lots of stats! One last thing - strong seller’s market in Oct 2015 now market favouring buyers.
Information package Westside, North Vancouver, Richmond, Burnaby, Surrey, Coquitlam

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Get your information package here: http://davidsetton.com/snapstats.html

What’s hot What’s Not – Vancouver Westside – Single Family for Nov 2016
- The market in the Westside is favouring buyers
- Prices actually went up in October from $2.99m in Sept to $3.2m in October. The number of homes sold is less than ½ of the solds compared to October
- Only 78 homes sold last month. Down 66% from April (peak sales) of this year
- tricky - supply is low at 570 homes on market.
What’s Hot (21% or more for a SR)
- Mackenzie Heights
- 9 / 17 sold here - 53% sales ratio
- University area also strong - 6/ 12 sold - 50% sales ratio
- which price categories favouring sellers
- $2.25M - $2.5M - 12 / 26 sold 46% sales ratio
- $3m - $3.5M - 11 / 48 - 23% sales ratio
What’s not hot (14% or less for a sales ratio)
- South Granville 5 / 76 - 7% sales ratio
- Shaughnessy 6 / 67 sold - 9% sales ratio
- which price category

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Download 10 Sales Here: http://davidsetton.com/what-is-selling-in-kitsilano.html
What’s hot in the Kitsilano Single Family for November 2016
The Van Westside Single Family market is now favouring buyers but the Kitsilano market is balance.
- 10 Homes sold in Kits for between $1.395M for a 1925 built home on a 42 x 54 lot up to $3.28M for a 2015 built home on a 33 x 122 lot on 16th Ave
- 49 homes were available and on the market in Kitsilano in October so to have 10 sales puts us in a balanced market at a 20% SR (21% or more is a seller's market)
- Sold values in Kitsilano are lower at $2.3M than the median price for a home in the Westside - now at a $3.2M
If you like to take a look at these sales, I have a new package you can download at the link below map locating them and photos and details for each property.

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I have sold a property at 2728 COLLINGWOOD ST in Vancouver.
Fabulous family home, custom built in 2007! Wonderful mix of character & contemporary! Main floor has a cozy living room with gas fireplace, dining room, large bright kitchen with a family room. Upstairs features a beautiful master bedroom with spa inspired ensuite and walk-in closet, 2 other bedrooms with a lovely bathroom. Downstairs has a huge entertainment style rec room or kids play room, laundry room and a work out room which is air conditioned! The outside is beautifully landscaped, a private backyard & a 2 car garage. This home is special!! Come and see it...you won't be disappointed!
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Download 6 Home Sales Here: http://davidsetton.com/what-is-selling-in-kitsilano.html

What’s hot in the Kitsilano Single Family for  2016

The Van Westside Single Fam market is now favouring buyers and Kitsilano is no exception.

- only 6 Homes sold in Kits for between $2M. 1930 built home on a 38 x 103 lot up to $5M for a 2013 built home on a 50 x 125 lot in kits point.

- 48 homes were available and on the market in Kits in Aug so to have 6 sales puts us in a buyer’s market at a 13% SR (14% or less)  

- Sold values in Kits are lower at $2.4M than the median price for a home in the Westside - now at a staggering $3.5M

If you like to take a look at these sales, I have a new package you can download at the link below map locating them and photos and details for each property. specialize ph num

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Download your own stats package here: http://davidsetton.com/snapstats.html
What’s hot What’s Not – Vancouver Westside – Single Family for Sept 2016
- The market in the Westside is now favouring buyers.
- Although prices are steady at an all time high of $3.5m, the number of homes sold is way down.
- Only 63 homes sold last month. Down 70% from April (peak sales) of this year
- tricky is supply is low at 574 homes on market.
- Stalemate now between buyers and sellers,
What’s Hot (21% or more for a sales ratio or S.R.)
- Point Grey most active
- 7 / 37 sold here - 19% s.r.
- which price categories favouring sellers
- $2M - $2.25M - 5 / 15 sold 33% s.r.
- $2.5m - $2.75M - 8 / 19 - 42% s.r.
What’s not hot (14% or less for a SR)
- Marpole 2 / 48 - 4% sr
- Arbutus 2 / 28 sold - 7% sr
- which price category
- $4.5m plus price category 16 / 302 sold 5% sr

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I’m sure that you have heard the news.  The BC gov is now charging foreign buyers an additional 15% property Transfer tax.

How does this impact the Vancouver Market? Will we see prices fall as a result?


The answer to both of these questions is yes but it will take 3 to 5 months for it to play out.  The first thing that will happen is prices fall.  I believe we will see this happen in the high end market, mostly in the single family market in areas like West Vancouver, the Vancouver Westside and East Vancouver. This would have happened regardless of the 15% tax because demand was decreasing and supply was increasing in these markets before the tax was even introduced.


The East Vancouver Single Family market we have seen inventory (i.e. number of listed homes in a given month) increase every month for the last 6 months.  In the Vancouver Westside single family market the number of homes sold in a given month is down 20% from 3 months ago.  Both these scenarios will also put downward pressure on prices.  The silver lining for individuals looking to sell a single family home in these neighbourhoods is that land cannot be created out of thin air and generally there is still an undersupply of housing in the single family market.


Bob Rennie related this 15% tax to when the GST was first introduced.  It took 6 months for people to get used to paying GST and then it was accepted and the market returned.  The same thing will happen with the new tax on foreign buyers. People will adapt and accept it.


We have all heard the saying that where there is uncertainty, there is opportunity.  For you buyers out there, now is the time to get off of the fence.  You will no longer be competing with other buyers and have more time to make a decision on your purchase. For you sellers it is time to sharpen your pencils and make sure that you are priced accurately, maybe consider pricing a little bit lower than the last sale to get under the market and catch it while it dips. Or if you don’t have to sell wait it out for a few months for things to settle down.



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Download you stats for your neighbourhood: http://davidsetton.com/snapstats.html

What’s hot What’s Not – Vancouver Westside – Single Family for Aug 2016

- For the first time in 2 years the Van Westside Single Fam market is no longer fav sellers.

- The market is now balanced - not fav buyer’s or seller's.

- Supply low at 587 homes on market. - market is changing only 108 sold dn 50% from April

- This has put dwn pressure on prices

- median price now $3.5M - $150k < June

What’s Hot (21% or more for a SR)

- Cambie & Kits. most active

- 10 / 32 sold in Cambie - 31% s.r.

- Kits - 13 / 43 sold - 30% s.r.

- which price categories favouring sellers

- $2M - $2.25M - 6 / 15 sold  40% s.r.

- $2.5m - $2.75M - 8 / 15 - 53% s.r.

What’s not hot (14% or less for a SR)

- SW Mar. Dr. (2 sold), University area 1 sld)

- which price category - high end 300 homes listed over $4.5m only 10% of them sold


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Get the 10 home sales from last month: http://davidsetton.com/what-is-selling-in-kitsilano.html

What’s hot in the Kitsilano Single Family for Aug 2016

The Van Westside Single Fam market is slowing and the market is now balanced

- 10 Homes sold in Kits for between $2.1M bought an 91 yr old 2,400 sf home on a small 2,000 sf lot all the way up to $5.15M for a 2015 built home on a 49 x 122 lot.

- 43 homes were available and on the market in Kits in July so to have 10 sales puts us on the edge of a seller’s market at a 23% SR (21% or greater)  

- Sold values in Kits are lower at $2.35M than the median price for a home in the Westside - now at a staggering $3.5M

If you like to take a look at these sales, I have a new package you can download at the link below map locating them and photos and details for each property. specialize ph num


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Learn about David Setton: http://davidsetton.com/biography.html

Shady Realtors: What They Say

- now that I have your attention

- Some realtors will say anything to secure a listing and earn a commission

- here are some of the “lines” that I hear most often

- this one’s my favourite: “I have a buyer for your home (whether it be from China or elsewhere)”

- may or may not be true. First of all, as realtors, we all have buyers we work with. Whether or not our buyer will buy your home out of the thousands of available homes listed for sale is a long shot.

- Second of all, you have to ask yourself, where does the loyalty lie with the agent that makes this statement? Is it to you the seller? Or is it to his buyer? I smell a conflict of interest here!

- Here is another fun one liner. When the agent asks you - “What would you like to sell your home for?” Let’s get one thing straight. One of the primary roles of the listing agent is to accurately price your home.

- Run from agents that ask you what you would like to sell for

- They should be advising you on price.

- So what else should the listing agent provide you with besides accurate pricing.

- marketing would be next on my list, including professional photography and video work, brochures, and a website to promote your home on the internet to name a few.

- most important thing to look for when hiring an agent is trust.  Do you trust the person that is acting on your behalf?  Is he or she looking out for your best interest or is he just trying to make a quick buck?


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Download 15 Homes Sold Here: http://david-setton.myrealpagewebsite.com/_media/Documents/Reports/15%20Homes%20Sold%20In%20June%202016.pdf

What’s hot in the Kitsilano Single Family for July 2016

The Van Westside Single Fam market is strong and fav sellers and Kits is no exception.

- 15 Homes sold in Kits in June for between $1.565M bought you a 91 yr old small home on a 42’ x 54’ lot in up to $4.5M for a 11 yr old home built on a 50 x 125 lot.

- 40 homes were available and on the market in Kits in June so to have 15 sales puts us in a seller’s market at a 38% SR (21% or greater)  

- Sold values in Kits are lower at $2.7M than the median price for a home in the Westside - now at a staggering $3.7M

If you like to take a look at these sales, I have a new package you can download at the link below map locating them and photos and details for each property. specialize ph num 604-808-9796

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Download Statistics for Your Area: http://david-setton.myrealpagewebsite.com/_media/Documents/SnapStats/MVR%202016%20June.pdf

Download Statistics for Your Area: http://david-setton.myrealpagewebsite.com/_media/Documents/SnapStats/MVR%202016%20June.pdf
What’s hot What’s Not – Vancouver Westside – Single Family for May 2016
- Continues to favour sellers. Median prices are at a record of almost $3.7m.
- Supply still very low at 557 homes on market. - market is changing only 152 homes sold last month down 30%
- eventually downward pressure on prices
What’s Hot (21% or more for a SR)
- Kerrisdale and MacKenzie Hights most active
- 14 / 30 sold in Kerrisdale - 47% s.r.
- MacKenzie Hights - 9 / 17 sold - 53% s.r.
- which price categories favouring sellers
- $2.5M - $2.75M - 12 / 15 sold 80% s.r.
- $3m - $3.5M - 26 / 51 - 51% s.r. few months ago this price band much stronger at 80% s.r.
What’s not hot (14% or less for a SR)
- Quilchena, Mount Pleasant, Shaughness - balanced market in these areas. 14 - 16% s.r.
- which price category - expensive homes price resistance - ex only 33 / 236 in the $5M+ cat


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I have sold a property at 411 789 16TH AVE W in Vancouver.
Are you looking for a bright 2 bedroom condo in the heart of one of Vancouver's most desirable areas? Look no further. Loads of natural light floods this top floor home that comes with two parking stalls and is walkable to numerous nearby amenities such as schools, the Cambie Skytrain station and VGH Hospital. Enjoy a stroll to Whole Foods, Douglas Park Community Centre or sip a cappuccino at the Willow Café. The home features updated bathrooms, a new modern kitchen with top-of-the-line stainless steel appliances, mosaic tile backsplash and tasteful quartz countertops. A storage locker and bike room keep your condo neat and tidy. You will feel a true sense of community in this friendly well maintained building. Open Houses: Sat & Sun, June 11th & 12th, 2-4pm.
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