David's thoughts on anything real estate related


The community known as Douglas Park is nestled between Oakridge and Fairview to the North and South, respectively, and between Oak and Cambie corridors to the West and East.

It is named for the 13-acre public park and community centre that draws families from all over Vancouver, but the area is well endowed with several parks and bordered by both Queen Elizabeth and Van Dusen Gardens. With parks as well as respected schools (L'Ecole Bilingue Elementary, Edith Cavell Elementary, Emily Carr Elementary, Vancouver Talmud Torah Jewish Day School, Ecole Saint Sacrement and Eric Hamber Secondary) and daycare/preschools (Jewish Community Centre, Vancouver Coastal Health's) it is a popular neighbourhood for young families.

In addition, it is squarely in the hospital district, with Vancouver General and Children's & Women's hospital complexes on either end. When the Canada Line was developed, the Cambie Street corridor got a major facelift and is now arguably one of Vancouver's most attractive urban streetscapes.

Amenities are within walking distance on all sides, from businesses along Broadway to Oakridge Shopping mall on 41st Ave.

Depending on where you live within Douglas Park, there is an abundance of attached homes (generally north of 16th Ave) and single family homes (generally south of 16th Ave) to choose from.

Recently, the price gap between Kitsilano and Douglas Park single family homes has closed. Older homes off of busy streets are selling for upward of $1.3 million, and being renovated or redeveloped. Due to changes in City of Vancouver zoning, homes along Cambie Street and 42st Avenue are selling for prices reflecting their higher-density redevelopement potential.

As always, Douglas Park is a neighbourhood in the midst of change, and I, for one, love living in this community.


July 5, 2011 - Home sellers outpaced buyers on Greater Vancouver's Multiple Listings Service® (MLS®) in June, drawing the market back toward balance this summer.

The Real Estate Board of Greater Vancouver (REBGV) reports that residential property sales of detached, attached and apartment properties reached 3,262 in June, a 9.8% increase compared to the 2,972 sales in June 2010 and a 3.4% decline compared to the 3,377 sales in May 2011.

New listings for detached, attached and apartment properties in Greater Vancouver totalled 5,793 in June. This represents a 4.5% increase compared to June 2010 when 5,544 properties were listed for sale on the MLS® and a 2.3% decline compared to the 5,931 new listings reported in May 2011.

Last month's new listing total was 9.8% higher than the 10-year average for June, while residential sales were 7.3% below the ten-year average for sales in June.

"With sales below the 10-year average and home listings above what's typical for the month, activity in June brought closer alignment between supply and demand in our marketplace. With a sales-to-active-listings ratio of nearly 22%, it looks like we're in the upper end of a balanced market" - Rosario Setticasi, REBGV president.

At 15,106, the total number of residential property listings on the MLS® increased 3.1% in June compared to last month and declined 14% from this time last year.

The MLSLink® Housing Price Index (HPI) benchmark price for all residential properties in Greater Vancouver over the last 12 months has increased 8.7% to $630,921 in June 2011 from $580,237 in June 2010.

"The largest price increases continue to be in the detached home market on the westside of Vancouver and in West Vancouver."



As I discussed last month (June 2011 Market Update), after location, one of the fundamental decisions that guide the home buying process is whether to buy a new or a 'used' home. In June, I outlined some of the key factors that should weigh into your decision making process when buying a new home.

However, the reality is, most of us will buy a re-sale home in light of the benefits to doing so, as well as the fact that the vast majority of homes on the market are, in fact, 'used'. Here are some of the reasons for this.


What you see is what you get, a strong reason for buying used. Of course, you may not like what you see, or you may not be able to see clearly without a thorough inspection. As a Realtor and a Developer, I offer my clients a greater degree of understanding of the product they are looking at buying.


If you don't like exactly what you see, you can change it! This is a huge benefit of buying used. A good rule to remember is that almost anything can be changed except for location and overall floor plan.

Having a Realtor who can filter out poor floor plans will make your home buying process much more efficient. For example, avoid homes with a floor plate of less than 500 sq. ft. (i.e. 1,500 sq. ft. on three levels); bedrooms with a dimension under 9 ft. and living rooms less than 10 ft.

I always make sure my clients are buying an efficient floor plan since we pay so much for every square foot in Vancouver!

Creating Value

Surprisingly, only about 20% of the general public can see beyond the cosmetic appearance of a home. This is precisely why developers invest so heavily into 'bling' and why home staging pays off.

Consequently, customizing through renovation gives you a rare opportunity to create value. Creating value means investing an amount that will garner you a larger return on investment.

Not all renovations create value; for instance, over-investing in a renovation or merging rooms can hinder resale. Adding a bathroom to a heritage home, on the other hand, can dramatically increase the potential buyer pool.

When renovating to create value, be careful not upgrade beyond the value of the location or to renovate so extensively that it triggers HST when you sell.


The statistics say that most of us will choose to buy a re-sale home over a new home. Like buying new, this presents itself with both challenges and opportunities. By buying a home in a desireable location with good fundamentals, you can increase your odds of profiting from real estate.

Think like a developer when making renovation decisions and look beyond the cosmetic. Or, simply allow me to do this for you!

Categories:   15% | 15% Tax | 1940 | 2 bedroom | 2-5-10 New Home Warranty Insurance | 4345 Rockridge Road | A realtor that will jump through hoops for you | A Realtor that will pump iron for you | accept offer | accurate pricing | affordable housing | Answers in Real Estate | answers in real real estate | arbutus | Arbutus, Vancouver West Real Estate | art and science of negotiation | arterial roads | Assessed Values Vancouver Real Estate | BC First-Time New Home Buyers' Bonus | BC Home and Garden Highlights | best time to sell a home in vancouver | Better search engine than | Board Statistics | bosa | Brochure | Bubble | building a home in vancouver | Building a new home in Vancouver | Building a new single family home in Vancouver | Building on irregularly irregular shaped lot property vancovuer | Buy a New or Used Home in Vancouver | buy or sell first | buyer market | buyer's market | buyers | buying | buying a home | buying a home in Vancouver | buying a single family home in vancouver | buying new construction real estate in vancouver | Buying re-sales vancouver real estate | Cambie | Cambie Listing Vancouver Real Estate | Cambie, Vancouver West Real Estate | Canadians invest in Arizona Real Estate Is now a good time to buy AZ Real Estate | cast in place | changing | changing market | Character merit assessment | Charity Donation | charity donation real estate agent vancouver | Check out my Mobile Search App | checklist for assessing character merit | Chinese Influence on the Vancouver Housing Market | Chinese influence on Vancouver housing market | cigar-et smoke smoking strata bylaws | city of vancouver | Coal Harbour | Coal Harbour, Vancouver West Real Estate | code of conduct | commission | Common mortgage mistakes | Competition and the MLS System | Competition Bureau and the MLS System Changes | condo | Condos | construction cost | correction | cost of construction | cost to build a home in vancouver | Cost to build a single family home in Vancouver | counter offer | crazy market | CRFS Contingency Reserve Fund Study Vancouver Real Estate | Current housing market conditions in Vancouver, Video Market Update for March 2015 | david | David Setton | davidsetton | December 2011 Market update | declaration | decluttering a westside vancouver home | Depreciation Reports Strata Reports CRF Study Contingency Reserve Fund Study | detached | difficulty buying a home in vancouver | Directory of Senior's Housing in Vancouver | dishonest real estate agents | Douglas park vancouver neighbourhood | downtown | Downtown VW | Downtown VW, Vancouver West Real Estate | Dubar | Dunbar | Dunbar, Vancouver West Real Estate | Dundarave, West Vancouver Real Estate | East Vancouver | East Vancouver Real Estate | East Vancouver real Estate Market | East Vancouver Single Family Market | empty home tax | ethical | ethics | fairview | Fairview VW | Fairview VW, Vancouver West Real Estate | falling market | False Creek | False Creek, Vancouver West Real Estate | family housing | February 2011 Vancouver Real Estate Market Report | first hand story | FOMO | foreign | Four Great Things about Laneway Houses in Vancouver | Fraserview VE, Vancouver East Real Estate | fsr | full price offer | Glenmore, West Vancouver Real Estate | Grandview VE, Vancouver East Real Estate | Green building, Building a green home in Vancouver, Live Green, Environmental Construction | Guildford, North Surrey Real Estate | Hamilton Real Estate | Harbour Green | Heritage Home Renovation | heritage register | high values | home | Home and Garden Show 2011 | Home building in Vancouver | Home buyers guide Vancouver real estate | Home buyers Guide Vancouver Real Estate Purchase | home buying | home market | home prices | Home Prices Vancouver | home sales | home search | home searching | Home Staging | home values | home values skyrocket | homebuyer's guide, home buyer handbook, purchasing a new home - the process | homes sales | homes selling in vancouver | honest real estate agent | Hot to interpret the Vancouver Westside Real Estate Market | housing | How do I find land to build a single family home in Vancouver? | How is the Vancouver Real Estate Board Doing | how to choose a real estate agent | how to hire a realtor | How to make an offer on a home in Vancouver | How to prepare a home for sale | How to purchase a home in Vancouver | how to renovate a home | how to sell a home for money | HPO | importance of floor plan when buying a single family home in Vancouver | Important words to know from CMHC when buying a home | Internet home search | Internet Home Search Tool | inventory | investment strategy | June Vancouver Real Estate Market Update | Kerrisdale | Kerrisdale, Vancouver West Real Estate | Kitsilano | Kitsilano Home Open House | kitsilano home sales | kitsilano real estate market update | kitsilano sold prices | Kitsilano, Vancouver West Real Estate | know the market | land assembly | laneway houses - cash from your property | Leaky Condos | learn about real estate mortgage options and mortgage insurance | list price | Live Work | location | lower cost housing | Luxury homes | Luxury marketing brochure | MacKenzie Heights | MacKenzie Heights, Vancouver West Real Estate | Main, Vancouver East Real Estate | making home | market | market conditions | Market Conditions in East Vancouver | Market Conditions Vancouver Westside | Market Correction | Market Report | Market Report Update from Vancouver Real Estate Board | Market Report Vancouver | market trends | Market Update | marketing | May 2010 Vancouver Market Report | Mayor Kennedy Stewart | morals | Mortgage advice when buying a home in vancouver | Multiple offers | New Project planned at Oakridge | New vs. old homes Vancouver Real Estate | Newsletter articles | North Vancouver Real Estate | Northlands | number of sales | Oakridge plans | Oakridge redevelopment | Oakridge shopping center | Oakridge shopping Center highrise site | Oakridge Shopping Center plans for redevelopment | Oakridge VW, Vancouver West Real Estate | oakwyn | oakwyn realty | over asking | Patina Vancouver High Rise YMCA | Pemberton NV, North Vancouver Real Estate | point grey | point grey single family market | portico | predict the market | prefab housing | Preparing your home for sale | price | price of a home | prices | pricing | Professional Marketing | Professional real estate marketing | property status | Property Transfer Tax | rainscreen | rainscreened buildings vancouver | Real Estate | Real Estate Agent | Real Estate Board of Greater Vancouver Market Update | Real Estate Commissions | Real Estate Market | real estate market change | Real estate market update | Real Estate Market Update for January 2014 | real estate tv | Real Estate Vs a Live Insurance Investment | Realtor | Realtor Commissions | recent sales | reject offer | Renderings for New development at Oakridge Vancouver | Renovating a home | Renovating a single family home | Renovation Mistakes | Rescinding a pre-sale condo, Vancouver real estate | rising market | Rockridge | Rockridge, West Vancouver Real Estate | rs-1 | rs-4 | S.W. Marine, Vancouver West Real Estate | Search for Vancouver Real Estate | searh | sell for over asking price | sell online | Sell your home faster | Sell your home online | selling | Senior's Housing locations in Vancouver | Senior's Housing Types | September market update | shady realtors | Shaughnessy | Single Family | Single Family home market report for Vancouver West | single family market | single family market report | Single Family Market Update | Single Family Market Update Vancouver Westside | Single Family Real Estate Market | sixteen willows | Sold | sold home | sold homes | Sold Listings | sold prices | South Cambie, Vancouver West Real Estate | south granville | South Vancouver, Vancouver East Real Estate | south w | south west marine drive | southlands | Southlands Country Fair Sunday Sept. 16th from 10AM to 4PM | Special Levies Contingency Reserve fund Studies | Speculation | Statistics | Stats for the Single Family Vancouver Westside Market | steps to be aware of before buying a home in vancouver | Steveston Village, Richmond Real Estate | Steveston Villlage, Richmond Real Estate | story about market | Tempe, North Vancouver Real Estate | The steps involved in purchasing a home in Vancouver | The Value of a REALTOR in Vancouver | things to remember before buying a home | Tips for selling a home during the holiday season | townhome | townhomes | trg realty | trust | Types of Senior's Housing | understand | Understanding Stats | Understanding the data and stats | update | Ups and Downs of the Vancouver Market | values | Vancouver | Vancouver East Real Estate | Vancouver Housing Report | Vancouver market report | Vancouver market report - september 2011 | Vancouver market report update for October 2011 | Vancouver Market Update | Vancouver Market update report real estate | Vancouver Most Expensive City | Vancouver real estate | Vancouver Real Estate Agent | vancouver real estate agents | Vancouver Real Estate Average Priced Home | Vancouver Real Estate Board Market report | Vancouver real estate market report | vancouver real estate market report May 2011 | Vancouver Real Estate Market Update | Vancouver real estate market update report | Vancouver Real Estate Marketing | vancouver realtor | Vancouver Single Family Home sales | Vancouver Single Family Market | Vancouver Single Family Market Report | Vancouver West Condo | Vancouver West Market Report Vancouver BC | Vancouver West Real Estate | Vancouver West Real Estate Market Conditions | Vancouver Westside | vancouver westside market | Vancouver Westside Market Report | Vancouver Westside Real Estate | Vancouver Westside Real Estate Stats | Vancouver Westside Realtor | Vancouver Westside Single Family | Vancouver Westside Single Family Conditions | Vancouver Westside Single Family Home Real Estate Trend Graph | Vancouver Westside Single family market | Vancouver Westside Single Family Market Report for June 2013 | Vancouver Westside Statistics for June 2013 | Vancovour | verona | Victoria VE | video blog | virtual real estate | Vnacouver Market Report for February 2012 | well designed condo | West End VW, Vancouver West Real Estate | West Pender Place | west side | West Vancouver Real Estate | Westside | Westside Market Conditions | westside real estate | Westside Real Estate Statistics for May 2013 | What is keeping vancouver real estate prices high | what makes a good real estate agent | what to do before buying a home | What to do if my home leaks | what to look for in a realtor | what to look for when buying a single family home in vancouver | What's Hot and What's Not | what's selling in point grey | What`s Hot and What`s Not | why invest in a single family home in vancouver westside | Why it is better to use a buyer's agent | Win / Win Conflict Resolution | Yaletown, Vancouver West Real Estate | zoning
The data relating to real estate on this website comes in part from the MLS® Reciprocity program of either the Real Estate Board of Greater Vancouver (REBGV), 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 REBGV, 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 REBGV, the FVREB or the CADREB.