David's thoughts on anything real estate related

I don’t believe anyone would argue that Vancouver is known for its typically escalating housing prices.  Low interest rates are to thank for this new norm of multiple offers with properties selling far above asking price.

Not too long ago, I sold a home that received just two offers.  One was barely over asking, with the second nearly 100,000 over the asking price! 

This begs the question of what can be done to temper the escalation in prices for Canadians. Currently, the system in BC is not very transparent, as homebuyers rely entirely on the seller’s agent for information on how many other offers there might be. Basically, homebuyers are left in the dark, having no option other than to take the seller’s word.  So unfortunately, this allows for the possibility of unscrupulatory realtors. However, brokerages do have an obligation to retain records of each offer submitted, so that during an audit or investigation they may be verified. 

In Ontario, offers must be filed to a public registry.  This way, a potential buyer is able to see how many offers have been placed. Price and terms aren’t included. 

I feel that many in the industry would agree that the multiple offer process lacks transparency. The president of research firm North Cove Advisors, Ben Rabidoux, recommends an implementation of a simple mechanism found on many online auction sites, called an “automatic step-up clause.” In an environment where it is cheap for buyers to borrow money, this step could help minimize the blind bidding of prices due to the lack of indicators to guide them. 

What do you think about BC’s current bidding process? Feel free to share your thoughts below.

Read full post

Please visit our Open House at 707 503 16TH AVE W in Vancouver.
Open House on Saturday, July 10, 2021 2:00PM - 4:00PM
Looking for a 1-bedroom with room to breathe? Your search is over! Enjoy a large, bright & open feeling home with space for entertaining from the smartly renovated kitchen. This efficiently planned home is 40% larger than a newly built condo. The bedroom is large enough for a home office & the home is wired for high speed fibre optic internet. Over-sized in suite storage could be used as a flex room. The covered balcony may be used in all weather conditions & will fit both a patio table & a BBQ. Live close to urban amenities and transit, but at the same time take comfort in knowing that you are surrounded by parks & tree lined streets. Amenities include an indoor pool , fitness center, hot tub, clubhouse. There's even an extra suite for out of town guests. Open July 10th 2-4pm / 11th 1-3pm
Read full post

Please visit our Open House at 707 503 16TH AVE W in Vancouver.
Open House on Sunday, July 11, 2021 1:00PM - 3:00PM
Looking for a 1-bedroom with room to breathe? Your search is over! Enjoy a large, bright & open feeling home with space for entertaining from the smartly renovated kitchen. This efficiently planned home is 40% larger than a newly built condo. The bedroom is large enough for a home office & the home is wired for high speed fibre optic internet. Over-sized in suite storage could be used as a flex room. The covered balcony may be used in all weather conditions & will fit both a patio table & a BBQ. Live close to urban amenities and transit, but at the same time take comfort in knowing that you are surrounded by parks & tree lined streets. Amenities include an indoor pool , fitness center, hot tub, clubhouse. There's even an extra suite for out of town guests. Open July 10th 2-4pm / 11th 1-3pm
Read full post

In the concluding months of 2020, Vancouver City Council directed staff to consider a citywide residential parking program with a pollution charge as part of the Climate Emergency Action Plan

The city claims the purpose of the program is to encourage the purchase of cleaner vehicles, reduce air/carbon pollution, and to fund climate emergency actions.  As the city grows, they state that it will allow Vancouver to better respond to localized  parking issues.

The pollution charge would be added to non-electric vehicles beginning 2023. Residents with vehicles from 2022 or earlier would not pay the pollution charge as part of their permit fee. 

The program also includes a parking component that includes an overnight parking charge ($45 per year), with free visitor parking between the hours of 7am and 10pm, but an overnight visitor charge of $3 per night. 

Take The Survey

The reaction to this initiative is proving controversial as both sides bring strong arguments to the conversation.

On one hand, we have those in favour of the new program.  Many worry about climate change, and argue that changes must be enacted before it is too late.   Given that almost 40% of Vancouver’s carbon pollution comes from motor vehicles (Dr. Melissa Lam, Vancouver Sun),  the city’s target of halving emissions by 2030 will not be met without a shift to clean transportation. By encouraging the purchase of cleaner vehicles, not only will air and carbon emissions decrease but also that of consumerism.  As the pollution fee only applies to vehicles made in 2023 or newer, residents are encouraged to buy older, if not cleaner, models. Further, climate action must be well funded to be effective. If implemented, “this program would generate $60 million by 2025, paying for a quarter of Vancouver’s Climate Emergency Action Plan while reducing emissions by a significant 10 per cent” (Dr. Melissa Lem, Vancouver Sun). Lastly, the concept of higher parking fees is not new to Canadians. Other major cities like Montreal already charge higher parking and congestion fees for vehicles with dirtier engines. 

Shifting lenses, those opposed to the proposed program affirm that this is just another way to charge tax, most affecting small families living in condos and townhomes without a personal garage. Arguably, these individuals are already more “green-forward” as they live in smaller spaces which use less energy.  As the city encourages densities around hubs, many of these individuals already walk more than those living in houses, further lowering their carbon footprint.  If the city is pushing for greener vehicles, where are all the charging stations to meet it?  Regarding pollution, those opposed to this plan argue that city dwellers are not the issue.  Carbon emission is the result of those living in the greater Vancouver area, commuting usually 2+ daily while living in larger homes that require more energy. 

Which side are you on? 

I encourage you to take the time to think about this issue, take the survey, and vote!

Read full post

What’s selling in the Vancouver Kitsilano Single Family Market? 50% of the homes sold in Kitsilano last month. Seller’s market is defined as 21%, so clearly it is very strong. 

In total, 9 Kits homes sold in February. The most expensive, a 13 year old, 2,500 sqft character home, went for $3.98M. 10 years ago, this same home sold for 1 million less. 

The least expensive home, a laneway house on a less than 1,200 sqft lot, sold for $1.46M.  This was a laneway home that was a part of a strata property.

If you like to take a look at all the sales in Kitsilano, I have a new package you can download at this link:

Don’t forget to please subscribe and comment on YouTube and follow me on Instagram

Read full post

Where are we seeing lots of strength in the market?

Let’s start with the condo market. The condo and townhouse market is very strong up to $1.5M, with the most active price band being between 400,000 and 500,000. Homes are selling on average 100% of list price. Overall, the westside condo market is really strong, favouring sellers with 37% of them sold last month. This is not surprising as more buyers can’t afford rising detached home prices. Inventory seems to be keeping fairly steady, but as demand increases, prices will soon follow suit. The current locations with most activity for condominiums are Fairview, and Kitsilano. 

Now let's look at the single family market.  You can see here that the market is at its strongest between 2.5 and 2.75 mil. Like condos and townhomes, single family homes are also selling on average 100% of list price.  Median prices are the highest they have been over the last 13 months. The strongest location for buyers is definitely Shaughnessy and South Granville, and Kerrisdalle and Kitsilano for sellers. I have a special report on Kitsilano single family market, if you want to check out the market update page of my website.

If you would like to take a look at the market conditions in more detail feel free to reply to this email.



If you would like to take a look at the market conditions for your area in detail, you can download the latest Snapstats report here. This is a great way to learn where the market is heading. You will find a great 13 month graph here for each area showing:

- how prices are changing over time,

- how supply is changing over time,

- and how the number of sales are changing each month. 

If you are interested in gaining access to all the sold and available homes in the lower mainland, feel free to use my website to search for your next home.

All the best,


Read full post

Many people believe that the other party is the enemy during a negotiation.  This is simply not the case. A well trained negotiator will help get what their clients want, while helping the other side get what they want.  In the end, a good deal will allow both parties to feel like they have won. Being assertive, personable, and knowing the right questions to ask is fundamental to achieve this. 

Negotiation is more than winning on price alone. For example, the deal may hinge by giving flexibility to the seller on the moving date, or possibly allowing the seller to rent back the home for free between the acceptance of the offer and the move-in date. Remember that when it comes to residential real estate sales, there are two realtors involved.  One represents the buyer while one represents the seller.  Negotiation involves both agents working together to find solutions beyond just hammering out a price that is acceptable to both parties.

An effective negotiator will not let their emotions interfere with their goals. They will maintain a level head and explore all options thoroughly, working calmly toward getting the best deal possible. 

An experienced realtor will develop rapport very quickly with the seller's agent. Ultimately, the basis of winning a deal during a hot market is strong ethics and established trust between the buyer's and seller's agent. Once established, effective negotiation will separate a good realtor from a great one. 

Read full post

Get your own website to view sold homes here  

I have many photographs of the sold homes dispersed throughout the video.

What’s selling in the Vancouver Kitsilano Single Family Market? 28% of the homes sold in Kitsilano last month. Seller’s market is defined as 21%.

Five homes sold in Kitsilano last month. The most expensive home sold for $7.25M.  This would have bought you a 31 year old, 1,9164 sqft home, on Point Grey Road. Believe it or not this was only a 1 bedroom home and the lot was only 33 foot wide by 100 foot deep. This home sold for $4.7M eleven years ago..

The least expensive home sold for $2.15M.  This would have bought you a 81 year old home on the corner of Balaclava St and 8th Avenue on a 33 foot by 110 foot deep lot. This lot is zoned RT-7 which allows for a multifamily development.  

So where is the market heading? Still have very little inventory. Less than 400 homes available on the Westside. Interest rates are still at record lows. Even with Covid 19, if interest rates stay low and inventory stays low we should see single family home prices continue to rise. Even with all the pressure on home prices, we are still not seeing the sold prices that we saw when the market peaked in 2017. We are close, but not quite there yet.

If you like to take a look at all the sales in Kitsilano in more detail feel free to connect with me on instagram or Youtube or send me an email.

Don’t forget to please subscribe and comment on YouTube and follow me on Instagram

Read full post

We all love to collect things and we all love the knickknacks in our homes.

There are three aspects of interior design that I would like to talk about today and the first addresses this love of collecting knickknacks.

1. Less is More

We live in a time where it is very easy to accumulate many different things we value. The challenge with an interesting and inviting space is to actually have less. Try to group knickknacks and wall art in arrangements that are interesting to the eye and try your best to create focal points when you enter the room.  For example in a bedroom the focal point could be the bed headboard wall. You may want to think about an interesting piece of artwork that coordinates well with the bed cover and bed cushions.

2. Furniture Arrangement

The way Furniture is arranged in a room can be very powerful. Furniture can be either used to divide a room or open the room up completely. For example you may want to think about placing a large couch against the wall to make a room feel more open or if the goal is to divide the and define the room float the couch in the middle of the room.  Make sure to use area rugs with hardwood floors to help define the space in great rooms.

3. Colour

Let’s talk about colour. Colour can be neutral or very bold depending on your taste and the look you are going for.  Accent walls can create a focal point when you enter a room.  Going back to the bedroom example you may consider painting the bed headboard wall a darker bold colour to draw your eye to that particular wall. Light or off-white walls will make a room feel larger and more open. Same when it comes to floor colour.  Dark stained hardwood floors will make a room feel smaller than light maple hardwood floors. Be careful with changing the floor finish between spaces in a great room.  This can affect the flow of the room. Everytime the floor finish changes for example from tile to hardwood it can divide a space and make it feel smaller.

Read full post

More about David Setton Here

1 De-Clutter

An easy way to get your home ready for showings and open houses is to pack up all the clutter you have and get it stored away. Anything that's sitting on a flat surface, like a countertop or table, should be packed away. Additionally, you should also put away anything you don't use frequently, give away things you don't need, throw away anything that can't be donated, and keep only what you really like and need to take with you when you move.

2) Get Your House Sparkling

It is important to have immaculate floors and sparkling windows when you're trying to sell your house. Equally important and something you should also consider, is scrubbing the grout, cleaning counters, and every surface in your home so it as clean and nice looking as possible. Cleaning is the least expensive way to make your home look great and help buyers see the potential in it. If you have a big house or aren't the most fastidious housekeeper, you may want to hire a professional. Don't scrimp on the cleaning, though. It's a very important step.

3) Half Empty Closets

Every home buyer is looking for storage, and it's almost impossible to have too much of it. Take at least half of your things out of the closets and drawers of your home, and then take the time to organize what's left in them. Buyers are going to snoop, and you don't want them to see crowded, overstuffed closets, and drawers. This can give the impression that there's not enough room in the house and/or that you have a lot of clutter. You want to give the impression that everything is neat and tidy. If buyers see that you're messy, they may think you don't take good care of your home.

Read full post
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'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 | 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 | 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 | 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 | 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 | 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 | 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 | 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 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 | 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.