North Vancouver Real Estate
Buying a home is not a purchase you rehearse. The decisions you make before the offer — neighbourhood read, condition assessment, pricing discipline, timing — set the ceiling on how well that home will deliver over the next ten years. The first time most buyers navigate this is also the only time their result depends on getting it right.
The Wallace Green Real Estate Group has completed over 500 transactions, working with buyers who treat the purchase of their home as a serious financial decision — not a transaction to be rushed. Whether you are six months from making an offer or ready to write one this weekend, the conversation starts the same way: a focused look at your priorities, an honest read on what is realistic in the neighbourhoods you are watching, and a plan for what comes next.
By the numbers
500+
Homeowners helped
over the past decade
Top 10%
Greater Vancouver REALTORS®
Medallion Club
#1
Real Estate Office on the
North Shore by Units Sold
#1
Oakwyn Realty office in
Greater Vancouver, 7 years
500+ figure represents the combined total of buyers and sellers assisted by Wallace Green Real Estate Group members since 2015. Greater Vancouver REALTORS® Medallion Club recognizes the top 10% of approximately 15,000+ members based on total MLS® units sold. Scott Wallace qualified in 2018 and every year 2020 through 2025; Carson Green qualified in 2018 and every year 2021 through 2025. North Shore office ranking based on Greater Vancouver REALTORS® MLS® Statistics, January to December 2025. Greater Vancouver office ranking based on Greater Vancouver REALTORS® MLS® Statistics, January 2019 through December 2025, by gross dollar volume sales.
Three ways to start — browse every active North Vancouver listing the way our buyers see them, set up automated alerts so new inventory reaches you the same morning we see it, or sit down with us for a focused buyer consultation.
Active Inventory
Every active MLS listing across North Vancouver, updated continuously. The homes you see below are the same homes our team is tracking — sorted by newest first, with the full set filterable by neighbourhood, price, bedrooms, and property type once you open the search.
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Mortgage Calculator
Plug in a purchase price, down payment, interest rate, and amortization period, and see your monthly payment, total interest, and full payment schedule. Useful before you start viewing seriously, and useful again once you have a specific home in mind. Stress-test your borrowing capacity at different rates before committing.
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Buying In BC
Buying a home in British Columbia involves a specific set of financial mechanics — minimum down payments, the Property Transfer Tax, first-time buyer exemptions, registered plan rules, and closing costs that catch most buyers off guard the first time through. Here is what the numbers actually look like, with the current rules and limits as of April 2026.
For homes priced at $500,000 or less, the minimum down payment is 5% of the purchase price. For homes between $500,000 and $1.5 million, the minimum is 5% on the first $500,000 plus 10% on the remainder. For homes priced above $1.5 million, a 20% down payment is required. Most North Vancouver detached purchases fall into the 20% category given current benchmark pricing.
The Property Transfer Tax is 1% on the first $200,000 of the purchase price, 2% on the portion between $200,000 and $2 million, 3% between $2 million and $3 million, and 5% on the portion above $3 million. On a $2 million purchase the PTT works out to roughly $40,000. First-time buyers may qualify for a partial or full exemption — see the next card.
First-time buyers in BC may qualify for a full PTT exemption on homes priced up to $500,000, and a partial exemption on homes priced between $500,000 and $835,000. To qualify, the buyer must be a Canadian citizen or permanent resident, must have lived in BC for at least one year, must never have owned a principal residence anywhere, and must occupy the home as their principal residence within 92 days of completion.
The FHSA is a registered account that combines the tax-deductibility of an RRSP with the tax-free growth and withdrawals of a TFSA. Annual contribution limit is $8,000 with a lifetime maximum of $40,000. A couple buying together can combine FHSAs for up to $80,000 in tax-free down payment savings. Eligible withdrawals must be used to purchase a qualifying first home and the account must be opened before the home is bought.
The HBP allows first-time buyers to withdraw up to $60,000 per person from their RRSP tax-free for a down payment. A couple buying together can withdraw up to $120,000 combined. The withdrawal must be repaid into the RRSP over 15 years starting the second year after withdrawal, with annual minimum repayments. The HBP and FHSA can be used together — many first-time buyers maximize both for the largest possible down payment.
Beyond the down payment, plan for closing costs of roughly 2% to 4% of the purchase price. The largest line items are the Property Transfer Tax, legal or notary fees (typically $1,500 to $2,500), title insurance, home inspection ($500 to $800), property tax and utility adjustments at closing, and GST if the home is new construction. We provide a complete net-cost estimate before you write any offer.
New construction homes in BC are subject to 5% GST on the purchase price. As of March 2026, first-time buyers can recover the full GST on new homes priced up to $1 million through the First-Time Home Buyers' GST Rebate — a saving of up to $50,000. Homes priced between $1 million and $1.5 million qualify for a partial rebate that phases out linearly. Homes valued at $1.5 million or more receive no rebate. The rebate applies to agreements of purchase and sale entered into on or after March 20, 2025. The majority of resale homes are not subject to GST, but exceptions exist — properties that have been used commercially as short-term rentals, substantially renovated homes, certain assignment sales, and properties held through a corporation can all carry GST on resale. Verify GST exposure with your notary or accountant before subject removal.
Federally regulated lenders must qualify your mortgage at the higher of your contract rate plus 2%, or the benchmark rate of 5.25%. This reduces your maximum borrowing capacity below what your contract rate alone would suggest. Most buyers underestimate this — a pre-approval that runs the actual stress-test math is worth far more than a quick affordability calculator. Plan to get pre-approved before you start viewing homes seriously.
Figures current as of April 2026. Rules and thresholds are subject to change — verify current numbers with a licensed mortgage broker before making purchase decisions. We work with several mortgage brokers across the North Shore and can refer you to one whose approach fits your situation.
Browse Neighbourhoods
North Vancouver is more than thirty distinct neighbourhoods, each with its own character, pricing patterns, and buyer profile. Below are three ways to start narrowing — by lifestyle, by school catchment, or alphabetically. Every neighbourhood links to a dedicated page with current inventory, market data, and local context.
For buyers whose decision driver is the way the neighbourhood feels day to day. Some neighbourhoods sit in more than one category because they genuinely fit both.
Waterfront condos, the Shipyards, and the most walkable commercial core on the North Shore.
Mid-rise condos and townhomes near Lions Gate Hospital with strong daily walkability.
Mid-slope condos and townhomes at the top of the Lonsdale corridor with mountain outlooks.
Master-planned waterfront community with seawall access and integrated retail at North Harbour.
Townhome and detached pocket between Lower Lonsdale and the Second Narrows corridor.
Condos, townhomes, and detached inventory near the Second Narrows and Spirit Trail.
Upper-mountain detached neighbourhood with Grouse Mountain trail access from the streets.
Upper-slope detached neighbourhood with generous lots and direct trail access.
Premium detached pocket adjacent to Mount Fromme trail network and the upper Capilano corridor.
Established detached neighbourhood adjacent to Capilano River Regional Park.
Mid-mountain detached neighbourhood with direct access to the Baden Powell Trail network.
Eastern detached neighbourhood with Mount Seymour skiing and trails minutes from home.
Quieter detached neighbourhood at the eastern edge near Mount Seymour and the river corridor.
Detached pocket with golf-course adjacency and direct access to the eastern mountain trail network.
North Vancouver's highest volume detached market, with Lynn Canyon and Mount Fromme at the doorstep.
Iconic waterfront village with Quarry Rock trails and Mount Seymour at the doorstep.
Waterfront condos with direct seawall access and views across Burrard Inlet to downtown.
Master-planned waterfront community along Harbourside Drive with new condo inventory.
Iconic waterfront village with kayaking, paddleboarding, and a tightly knit cove community.
Eastern Seymour detached pocket with established lots and proximity to Cates Park waterfront.
Townhome and detached community on the inlet near Cates Park and the Burrard Inlet seawall.
Remote waterfront detached homes accessible primarily by water — a unique submarket.
Eastern waterfront-adjacent detached neighbourhood with mid-mountain character.
North Vancouver's highest benchmark detached neighbourhood, anchored by Edgemont Village.
North Vancouver's highest volume detached market, anchored by Lynn Valley Village.
Established detached pocket west of Capilano with mature lots and quiet residential streets.
Lower-elevation detached and townhome inventory near the Capilano corridor.
Quiet enclave near Capilano River parkland with detached homes on established lots.
Flat-street detached homes near Capilano Mall and the bridge corridor.
Small upper-slope detached pocket with strong outlooks and limited turnover.
Detached upper-slope neighbourhood with generous lots and quiet streets.
Mid-slope detached homes with established gardens and family-oriented streets.
Pocket of detached homes near the creek corridor and Westview Elementary.
Detached homes along Grand Boulevard with mature street trees and central location.
Detached neighbourhood with established homes and a quiet residential feel.
Smaller central detached neighbourhood with newer construction and flat streets.
Detached neighbourhood east of Lynn Creek with townhome inventory and family streets.
Small, park-adjacent detached pocket with very low turnover and family character.
Quiet detached pocket with golf-course adjacency and established family streets.
Smaller detached neighbourhood near Lynn Creek with park-adjacent lots.
Established detached neighbourhood west of the Capilano River corridor.
For families researching the move, school catchment is often the decision that comes first. North Vancouver has six secondary school catchments — neighbourhoods are grouped below by which one they fall into.
West of Lonsdale. Waterfront condos and the Shipyards village core.
West of Lonsdale. Mid-rise condos and townhomes near Lions Gate Hospital.
Mid-slope detached and townhomes with mountain outlooks.
Established detached pocket west of Capilano with generous lots.
Lower-elevation detached and townhome inventory near the Capilano corridor.
Quiet enclave near Capilano River parkland with detached homes.
Flat-street detached homes near Capilano Mall and the bridge corridor.
Small upper-slope detached pocket with strong outlooks and limited turnover.
Detached upper-slope neighbourhood with generous lots and quiet streets.
Mid-slope detached homes with established gardens and family streets.
Pocket of detached homes near the creek corridor and Westview Elementary.
Master-planned waterfront community along Harbourside Drive.
North Vancouver's highest benchmark detached neighbourhood, anchored by Edgemont Village.
Upper-slope detached neighbourhood with generous lots and Canyon Heights Elementary.
Premium detached pocket with strong outlooks and a small, quiet street network.
Upper-mountain detached neighbourhood with proximity to Grouse Mountain trail access.
Established detached neighbourhood west of the Capilano River corridor.
East of Lonsdale. Waterfront and Shipyards-area condos with walkable amenities.
East of Lonsdale. Condos and townhomes near Lions Gate Hospital.
Detached neighbourhood with established homes and a quiet residential feel.
Townhome and detached pocket between Lower Lonsdale and the Second Narrows.
Detached homes along Grand Boulevard with mature street trees and central location.
Detached neighbourhood east of Lynn Creek with townhome inventory and family streets.
North Vancouver's highest volume detached market, anchored by Lynn Valley Village.
Small, park-adjacent detached pocket with very low turnover and family character.
Smaller central detached neighbourhood with newer construction and flat streets.
Mid-mountain detached neighbourhood with strong trail access and quiet community feel.
Lower-elevation detached and townhome inventory near the Second Narrows and SFU bridge.
Eastern detached neighbourhood near Mount Seymour and Deep Cove.
Quiet detached pocket with golf-course adjacency and established family streets.
Smaller detached neighbourhood near Lynn Creek with park-adjacent lots.
Iconic waterfront village with detached homes, kayaking, and a tightly knit community.
Eastern Seymour detached pocket with established lots and proximity to Cates Park.
Quieter detached neighbourhood at the eastern edge of North Vancouver.
Townhome and detached community near Cates Park and the Burrard Inlet.
Remote waterfront detached homes accessible primarily by water — a unique submarket.
Eastern detached neighbourhood with mid-mountain character and quiet streets.
Catchment boundaries should always be confirmed directly with School District 44, as they can change. Some neighbourhoods sit on catchment boundary lines and individual addresses may fall on either side — verify the catchment for any specific home before making purchase decisions.
For buyers who already know the neighbourhood name they are looking for. Listed alphabetically.
Browse by Property Type
Five property types make up nearly all of North Vancouver's residential market. Each comes with its own pricing patterns, buyer profile, and inventory pace. Click through to see current listings filtered by type.
Detached
Detached homes range from older fixer-uppers in established pockets to fully renovated and newly built homes on larger lots in the upper-slope neighbourhoods.
View Listings →
Townhomes
Family-friendly multi-level homes with private outdoor space, often in established complexes — strong inventory in Lower Lonsdale, Lynn Valley, and Roche Point.
View Listings →
Condos
From entry-level studios to penthouse waterfront — concentrated in Lower Lonsdale, Central Lonsdale, and Harbourside, with newer inventory across the North Shore.
View Listings →
Half Duplex
A growing share of North Vancouver inventory — typically newer construction, two homes on one lot. Strong fit for buyers who want detached-style living at a more accessible price point.
View Listings →
New Construction
Newly built and newly completed homes across all property types. The First-Time Home Buyer GST Rebate may apply on new construction up to $1.5 million.
View Listings →
Pricing Strategy
The asking price is what the seller hopes to achieve. The market value is what the home will actually sell for. Those two numbers are rarely the same, and the difference is where buyer strategy lives. Three things buyers consistently get wrong — and how we work them through with you before any offer is written.
Sellers price to a number they hope to achieve, not to a number a buyer should pay. Some homes are listed five to ten percent above market value to leave room for negotiation. Others are listed at or below market deliberately, to generate competition and drive the sale price up. Reading the difference is the first job of a buyer's agent — and it is rarely obvious from the listing alone. We pull recent comparable sales in the immediate micro-pocket, look at how the home is positioned against competing inventory, and give you a defensible read on what the home is actually worth before you decide what to offer.
A home that has sat for 60+ days is often overpriced — but not always. Sometimes it is a home that needs work the listing photos do not reveal. Sometimes it is timing — a January launch in a neighbourhood that does not move in winter. Sometimes the seller has standing instructions to reject offers below a number they will not adjust. Reading why a home has sat is more useful than the count itself. It also shapes the offer strategy. A correctly priced home that has sat for the wrong reasons can be a meaningful opportunity for the right buyer.
In a balanced or buyer-leaning market, well-prepared offers below ask are common and often successful — particularly on homes that have been on market more than three weeks. In a seller-leaning market, the same offer disappears immediately and the home goes to a competing buyer at or above ask. Knowing which market you are in for the specific neighbourhood and price segment matters more than national or regional headlines. The current Greater Vancouver REALTORS® data for North Vancouver, broken out by property type, sits in the Market Update section further down this page.
A clean offer with a solid deposit, a reasonable subject removal window, and dates that match the seller's situation can win against a higher offer with weaker terms. Inspection contingencies, financing windows, possession dates, and any chattels or fixtures included in the offer all become negotiating levers. We walk you through every term in the offer before it is written, and we read the listing agent and the seller's situation to know which terms will move the needle on a specific home.
Buyer Questions
The most common questions we hear in the first conversation with a North Vancouver buyer. Short answers below — the full FAQ further down the page goes deeper.
From the first buyer consultation to keys in hand typically takes 60 to 120 days for an actively engaged buyer. The search itself can be a week or it can be six months — that depends on inventory, your specific criteria, and the catchment or neighbourhood you are targeting. Once you write a successful offer, completion is usually 30 to 60 days from contract acceptance.
Yes. The seller's listing agent represents the seller — not you. A buyer's agent reviews the documents, pulls comparable sales for the specific property, structures the offer terms, and negotiates on your behalf. The seller pays the buyer's agent commission in nearly all transactions, so representation typically does not cost the buyer anything out of pocket. Going unrepresented means negotiating against an experienced listing agent whose job is to maximize the seller's outcome.
As of March 2026, the MLS Home Price Index benchmark across North Vancouver is $2,115,400 for detached homes, $779,700 for condos, and $1,255,800 for townhomes. Premium detached neighbourhoods such as Edgemont, Forest Hills, and Upper Delbrook trade well above the district benchmark. The Market Update further down this page is refreshed monthly with current Greater Vancouver REALTORS® data.
It depends on what you are optimizing for. Condos offer the lowest entry price and lowest maintenance — strong fit for first-time buyers, downsizers, and lock-and-leave buyers. Townhomes offer family-friendly multi-level living with private outdoor space and a meaningful share of the family-buyer market. Detached gives you full lot ownership, full renovation control, and the strongest long-term appreciation profile in the region — at a meaningfully higher entry price.
The right time to buy depends less on broad market timing and more on your financial position, your timeline, and the specific neighbourhood you are targeting. The Market Update on this page shows current sales-to-active ratios across detached, townhome, and condo segments — the most useful read on whether buyers or sellers currently have the leverage. For a property-specific read, the conversation starts with a buyer consultation.
For homes priced at $500,000 or less, the minimum down payment is 5%. For homes between $500,000 and $1.5 million, it is 5% on the first $500,000 plus 10% on the remainder. For homes priced above $1.5 million, a 20% down payment is required. Most North Vancouver detached purchases require the 20% minimum given current pricing. The full breakdown sits in the Buying In BC section above.
Families researching the move typically start with school catchment as the deciding factor. Edgemont, Canyon Heights, Forest Hills, and Grouse Woods are in the Handsworth Secondary catchment. Lynn Valley, Westlynn Terrace, and Tempe are in the Argyle catchment. Upper Delbrook, Pemberton Heights, and the upper Lonsdale corridor are in Carson Graham. The full catchment-by-neighbourhood breakdown sits in the Browse Neighbourhoods section above.
Yes — and several federal and provincial programs reduce the upfront cost meaningfully. The First Home Savings Account (FHSA) allows up to $40,000 in tax-free contributions per buyer. The RRSP Home Buyers' Plan allows up to $60,000 per person to be withdrawn tax-free. The First-Time Home Buyer GST Rebate eliminates GST on new homes up to $1 million and reduces it on new homes between $1 million and $1.5 million. The BC Property Transfer Tax exemption further reduces costs for qualifying buyers on homes up to $835,000.
Stay Ahead of the Market
Set up a saved search with your specific criteria — neighbourhood, property type, price range, bedrooms — and get every new North Vancouver listing that matches as it hits the MLS. The buyers who see homes first are the buyers who get to write the first offer.
Set Up A Saved SearchNo obligation. Adjust or pause your search anytime.
Our Process
Every purchase we represent follows the same five-stage process. It is not proprietary and it is not a sales script — it is the difference between a buyer who writes confidently on the right home and a buyer who hesitates, misses, or overpays. Here is what happens from the first conversation to the keys.
01
A focused conversation about what you actually want, what you need, and what is realistic in the current North Vancouver market. We map your priorities — neighbourhood, property type, school catchment, lifestyle, timeline — against the realities of what is trading right now. Most buyers leave with a clearer picture than they walked in with.
02
Before viewing homes seriously, you confirm your borrowing capacity with a mortgage broker or lender. Pre-approval gives you a firm price ceiling, exposes any qualifying issues early, and signals seriousness when the right home appears. We can refer you to a broker on the North Shore if you do not already have one.
03
We curate listings against your criteria, set up automated MLS alerts so you see new inventory the same morning we do, and walk through homes together — not just to view them, but to read them. The goal is to narrow the field quickly to the homes worth pursuing seriously.
04
Once you find a home worth offering on, we review the documents that matter — title, property disclosure, strata minutes and depreciation report, floor plans, and any past insurance or legal items. We run a focused comparable-sales analysis on the specific property, then build the offer strategy and negotiate every term, not just the price.
05
Once the offer is accepted, the work shifts to executing the conditions — financing confirmation, inspection, document review, and any negotiated follow-ups — within the subject removal window. We coordinate with your lawyer or notary through completion and stay accessible after the keys are in your hand. Most of our new clients come from referrals, and that pattern is built on the work we do after the deal closes, not just before it.
April 2026 — GVR MLS HPI Benchmark
Deeper gold means higher benchmark price. Click any neighbourhood to explore listings and market data.
This representation is based in whole or in part on data generated by the Chilliwack and District Real Estate Board, Fraser Valley Real Estate Board or Greater Vancouver REALTORS, which assumes no responsibility for its accuracy. Benchmark prices reflect MLS HPI figures published in the April 2026 REALTOR Report. Neighbourhoods with insufficient transaction volume are excluded. Wallace Green Real Estate Group does not predict future market performance.
Buyers In Their Own Words
★★★★★
Being a first-time home buyer, Scott made this entire process stress free. He was able to provide quick and informative responses to any questions we had, and provided us with a range of listings consistent with what we were looking for. He knew the market and area we were looking, which helped us secure a place that was exactly what we wanted for a price we were comfortable paying. Provided constant updates and helped to calm nerves when it came down to the offer, negotiation, and acceptance crunch time, making the overall experience exciting and enjoyable.
Michael Nash, North Vancouver
★★★★★
I would highly recommend Wallace Green Real Estate for anyone looking to buy or sell in Vancouver. I dealt with both Carson and Scott and was very impressed at the amount of knowledge they provided me with to help me make the best investment decision. They exceeded my expectations when it came to industry analytics, negotiating, and insider information ensuring I was fully up to speed on anything and everything I needed to know about my areas of interest. They are very well connected and are focused on making clients happy yet ensuring they get the best value per dollar spent. Thank you for your support in finding my dream home.
Hailey Robertson, North Vancouver
★★★★★
My wife and I felt like we were late to the game buying our home in the Vancouver real estate market this year. With mortgage rules changing at the end of the year it seemed like every listing was going over asking, which caused us a lot of anxiety. Scott and Carson worked hard to calm our nerves and found us the perfect home to start our family in, which we bought for under asking price. We could not have been happier with their professionalism and service, not to mention their negotiating skills. Highly recommended.
Matt Hallaran, North Vancouver
★★★★★
We had interactions with all members of the Wallace Green team. Scott, Carson, and Jamie are a pleasure to deal with and are there every step of the way. They answered any questions we had and were able to turn a tough situation in an extremely challenging time into an amazing purchase. Couldn't ask for a more knowledgeable team to help with such an important purchase. Wallace Green will be representing our family for years to come.
Steve Williams, North Vancouver
Meet The Team
Scott, Carson, and Jamie personally represent every Wallace Green buyer file. There is no junior agent or transaction coordinator handling your search, your offer, or your subject removal. The principals who meet you at the consultation are the principals at the table when the offer is written.
Personal Real Estate Corporation
Born and raised on the North Shore. UBC Sauder graduate, former real estate market analyst at MPC Intelligence. Scott specializes in pricing accuracy and disciplined offer strategy — the work that determines whether a buyer wins the right home at a defensible number.
604-377-4551 · scott@wallacegreen.ca
View Full Bio →
Personal Real Estate Corporation
Born and raised in North Vancouver. Capilano University BBA, former Development Analyst at MPC Intelligence. Carson brings deep neighbourhood knowledge and a competitive negotiating discipline to every buyer engagement — the relationships and the data that move the needle on offer outcomes.
604-506-5364 · carson@wallacegreen.ca
View Full Bio →
Personal Real Estate Corporation
UBC Sauder graduate, recognized Oakwyn Top Producer with five-plus years previously managing acquisitions for a North Shore developer. Jamie has been directly responsible for negotiating well over $250 million in real estate and brings developer-grade transaction experience to every Wallace Green buyer file.
View Full Bio →
Frequently Asked
The questions we hear most often when buyers are getting serious about the North Vancouver market.
In most North Vancouver transactions, the seller pays the buyer's agent commission as part of the listing agreement — meaning the buyer typically pays nothing out of pocket for representation. We confirm the commission structure on every property before you write an offer so there are no surprises. In rare cases where the seller is not offering a buyer-side commission, we discuss the arrangement transparently before any showings happen.
Off-market and pre-market inventory comes from three sources — direct relationships with other listing agents who know what is coming, our own database of past clients who are considering selling, and the developer relationships we have built across new construction projects on the North Shore. Off-market opportunities are not always available, and they are not a substitute for MLS searching, but in the right neighbourhoods at the right price points they meaningfully expand the inventory you see.
It varies widely. Some buyers find the right home on their second showing. Others view 30 homes over six months before they write an offer. The number itself is less important than the quality of what you are viewing. Our job in the first few showings is to help you calibrate — not to maximize how many homes we walk through, but to make sure the next property we show you is meaningfully closer to what you are looking for than the last one. Most of our buyers write a successful offer within their first 8 to 15 serious viewings.
Yes. Scott and Carson personally lead every offer negotiation on the team's residential buyer files. There is no junior agent or transaction coordinator handling the offer process. The principal you meet at the consultation is the principal at the table when the offer is written and the principal across from the listing agent when it is negotiated. That continuity matters because every back-and-forth depends on having the full context of the file, the relationship with the listing agent, and your priorities held in one head.
The most reliable indicator is the sales-to-active ratio published monthly by Greater Vancouver REALTORS®. Below 12% is generally a buyer's market — buyers have leverage, homes sit longer, offers below ask are common. Between 12% and 20% is balanced — well-prepared offers do well, pricing accuracy matters more than urgency. Above 20% is generally a seller's market — multiple offers become more common, urgency increases, the leverage shifts back to sellers. The current Market Update section on this page shows where North Vancouver sits today.
Yes — for nearly every purchase. The cost is typically $500 to $800 for a thorough residential inspection, and the value is substantial. A good inspector flags structural, mechanical, electrical, plumbing, and envelope issues that are not visible on a walk-through. For older homes, condition issues found during inspection often become a negotiating lever before subject removal. The exception is some new construction purchases where the home is covered by a comprehensive warranty — in those cases, an inspection is still recommended but the negotiating dynamic is different.
This is exactly why subject conditions matter. A standard offer in British Columbia includes a financing subject — typically a 5 to 10 day window during which you confirm your mortgage approval with your lender. If financing cannot be secured within that window, you can withdraw from the contract without penalty and your deposit is returned. Going subject-free on financing is something some buyers do in highly competitive multiple-offer situations — but it is a meaningful risk and we walk through that decision carefully every time it comes up.
Pre-sale and assignment purchases follow a different process from resale homes. Pre-sales involve buying a unit directly from a developer before construction is complete — you sign a contract, pay deposits in stages, and complete when the building is ready, sometimes years later. Assignments involve buying the contract from someone who originally bought the pre-sale and is now selling their position before completion. Both have specific GST, financing, and tax implications that differ from resale transactions. Wallace Green has worked extensively with North Shore pre-sale and assignment buyers — we walk through the specific risks and structure before you commit.
Foreign buyer rules in Canada have changed meaningfully in recent years. As of 2025, the federal Prohibition on the Purchase of Residential Property by Non-Canadians Act restricts most non-Canadian buyers from purchasing residential property in many parts of British Columbia, including North Vancouver. Specific exemptions exist for permanent residents, certain visa holders, refugees, and a few other categories. The British Columbia government also imposes a separate Foreign Buyers Tax on top of standard taxes for foreign-buyer purchases that are permitted. Foreign buyer rules are nuanced and change periodically — confirm your specific situation with a real estate lawyer before making purchase decisions.
Three things, briefly. Street-level pricing accuracy — we pull comparable sales from your specific micro-pocket, not from postal-code averages. Principal-led representation — Scott and Carson personally handle every offer negotiation, not a junior agent or transaction coordinator. And a track record built on 500+ transactions across the North Shore and Great Vancouver, which means we know the listing agents on the other side of nearly every offer and we know which buyer-agent moves earn respect versus which ones cause friction. The longer answer to that question is the page you are reading.
Find your next home
North Vancouver is one of the most competitive and nuanced markets in Greater Vancouver. Scott and Carson have guided hundreds of buyers through every neighbourhood, price point, and property type — so you make the right move with confidence.
Or reach out directly
Wallace Green Real Estate Group · Oakwyn Realty
101 - 3151 Woodbine Drive, North Vancouver, BC V7R 2S4
Oakwyn Realty
101 - 3151 Woodbine Drive North Vancouver, BC V7R 2S4
Royal LePage Sussex
(R3129927)
