Don Goertz - Real Estate

05/01/2026

I once saw a client plant a row of prize roses in their new townhome’s courtyard, only to be told by the strata council they had to be removed. It was a heartbreaking moment, but a vital lesson in the nuances of strata living that often go overlooked during the excitement of a move.

In our local landscape, understanding the line between Limited Common Property (exclusive use) and Common Property (shared space) is essential. While your balcony is your private sanctuary, that flower bed outside your window belongs to the corporation. Navigating these boundaries early ensures your transition is defined by peace, not surprises.

Having navigated every market cycle Abbotsford has seen, I’ve come to view these limitations as a strategic advantage. It represents a shift from the burden of ownership to the freedom of enjoyment. You receive the aesthetic value of a professional garden without the maintenance. It is modern living at its most efficient.

Before you commit, let’s review the strata plan together to ensure your lifestyle fits the framework. I’m here to provide a clear, honest perspective on your next purchase. [To help you plan your Small space, Check out our Design Sanctuary App.](https://www.dongoertz.ca/ask/9bd61ddf069d5b63310ddddd01a36602)

05/01/2026

The transition from a family home to a condo is often met with a quiet concern: what happens to the garden? The fertile Fraser Valley soil doesn't leave your soul just because you've changed your address.

Moving to a modern condo in Abbotsford is less about giving up your green thumb and more about refining it. Whether through balcony container gardens or smart vertical systems, smaller spaces invite a more intentional, curated relationship with nature. It’s an evolution of your passion, focusing on the intimate joy of a well-tended oasis.

Our community’s rich agricultural heritage is now being woven into newer strata developments. Communal garden plots and shared green spaces offer a way to keep your hands in the dirt while fostering new connections with neighbors who share your love for growth.

Success in this new chapter depends on the details. Having a deep-rooted understanding of our local strata landscape allows me to help you navigate bylaws and weight restrictions long before the move. My goal is to ensure your lifestyle flourishes without surprises.

Considering a move to a more streamlined home? Let’s have a coffee and explore how we can find the perfect fit for your next chapter. [Check out our Design Sanctuary App. ](https://www.dongoertz.ca/ask/9bd61ddf069d5b63310ddddd01a36602)

05/01/2026

The "wait and see" strategy feels safe until you realize life doesn’t pause for market headlines. In Abbotsford, the noise about "bottoming out" can be paralyzing, especially when you’re just trying to find a place to call your own.

Having navigated every market cycle this city has seen, I’ve noticed a consistent pattern: the "perfect" moment is usually only visible in the rearview mirror. While you wait for a shift that may never arrive, you’re missing out on the opportunity to build your own equity and the stability that comes with owning your front door.

Your first home isn't just a line on a spreadsheet—it’s a foundation. Whether it’s a condo near Mill Lake or a townhome with room to grow, the goal is to move your life forward with clarity instead of standing on shifting sand.

Ready to cut through the chatter? Let’s grab a coffee and map out a plan that prioritizes your future over speculation. You can start by exploring our [First-Time Home Buyer Financial Toolkit Here](https://www.dongoertz.ca/ask/7397d000ac900a821b9a0a25fefdc758)

04/30/2026

We often mistake a "grand gesture" for a "premium price." Through the many Market Cycles I 've seen —I’ve noticed a recurring pattern: we tend to over-invest in what we want our home to be, often losing sight of what the market needs it to be.

Right now, Abbotsford is in a corrective cycle. With inventory levels sitting 51% above the seasonal average, we are firmly in a Buyer’s Market. In this environment, a $50,000 "dream kitchen" rarely yields a $50,000 return. Today’s purchasers aren't looking for someone else’s expensive taste; they are looking for "Actionable Clarity"—a clean, well-maintained canvas that respects their intelligence and allows them to envision their own future.

True value isn't found in what you add, but in what you reveal. By focusing on "Quiet Authority"—meticulous maintenance, fresh curb appeal, and the "First Five Seconds" of the buyer experience—you offer the one thing that never goes out of style: peace of mind. Selling a home is less about major construction and more about clearing away the "dead stumps" of deferred maintenance to reveal the sanctuary underneath.

Every property, from a townhouse near Mill Lake to a detached home in West Abbotsford, requires a nuanced approach. If you’re wondering which small touches will make the most impact for your specific move, let’s have a coffee and a chat. I’m here to offer an honest perspective grounded in our local history.

04/29/2026

Is waiting for the absolute “bottom” the smartest move, or a missed opportunity?

We’ve all heard the chatter at the coffee shop or around the dinner table. There is a natural instinct to want to time the market perfectly, but having navigated every market cycle Abbotsford has seen, I can tell you that the true low is almost always a ghost—only visible once it’s already in the rearview mirror.

Our local landscape is unique because of the Agricultural Land Reserve (ALR). This isn't just scenery; it’s a geographical anchor that limits urban sprawl and keeps our core land values resilient. While headlines focus on monthly fluctuations, Abbotsford’s limited supply creates a foundation of stability that many other regions simply don't have.

The real risk isn't buying a few months too early; it’s the compounding 'cost of waiting.' Every month spent on the sidelines is a month of paying a landlord’s mortgage instead of building your own equity. When your personal readiness aligns with your vision for the future, the market timing tends to take care of itself.

If you’re ready to stop watching the clock and start building your future, let’s grab a coffee. I’ve put together a First-Time Home Buyer Financial Toolkit to help you look at the numbers clearly—find it at the link in my bio.

04/12/2026

Two of my favorite things to do in our condo are to figure out new ways to grow things and also to build apps. So here are two projects that are connected. The first is a transistion from planting vegetables in the ground to setting up a tower garden https://youtu.be/FRj4LLM1o70?si=u8Pp-24rQdK1S2AW, and the other is an app I built to help you imagine your outdoor space. Check it out at sanctuary.dongoertz.com. I would love to see what you come up with for your own space.

Getting the Tower Garden ready for the Abbotsford spring! 🌿As we transition the plants outdoors, I’m reminded of how much a small change can transform the f...

02/18/2026

The January stats are out, and it’s a whole new landscape for Abbotsford real estate! 🏠✨ Be sure to click the link to see my new app - AbbotsfordMarketPulse.ca

We’ve officially hit a 10-month streak of price softening across the Fraser Valley, with the regional benchmark dipping below $900k for the first time since 2021. In Abbotsford, new listings skyrocketed—more than doubling December's numbers—while sales took a significant breather.
+3

Here’s the January 2026 breakdown for Abbotsford:

Detached: $1,171,700 Benchmark Price (Down 2.3% from Dec).

Townhomes: $632,600 Benchmark Price (Down 0.3% from Dec).

Condos: $397,500 Benchmark Price (Down 1.6% from Dec).

Market Context: With a sales-to-active ratio of just 9.8% in Abbotsford and under 8% in the Fraser Valley, we are firmly in a buyer's market where selection is high and patience is rewarded.

Introducing the Abbotsford Market Pulse (AMP) App 📱
To help you navigate these shifts with total clarity, I’m excited to share my AMP App. It provides instant access to benchmark pricing and market intelligence for detached homes, townhouses, and apartments dating back to January 2015. Whether you want to see if your specific neighborhood is balanced, or in buyer/seller territory, the data is at your fingertips. Best of all? It’s connected to an AI assistant, so you can ask specific questions and get real-time answers about the Abbotsford market.

Question for you: With more homes on the market and prices softening, does this change your timing for a move this spring? Let’s chat in the comments! 👇

If you're wondering how these numbers or the AMP App can help your specific situation, send me a DM. I'm here to help you make a confident decision.
https://www.abbotsfordmarketpulse.ca/

12/05/2025

"Buyer's Market." We hear the term thrown around, but what does it actually look like for you right now in Abbotsford?

As of November 2025, here is the reality:

✅ No More Panic: Homes aren't selling in a weekend. You finally have time to do proper due diligence and read those strata minutes without pressure.
✅ Real Negotiation: Sellers are competing for your attention, not the other way around. ✅ Stabilized Prices: We are seeing entry price points closer to where they were in early 2023.

In my 40 years in this industry, I’ve learned that the best opportunities happen when the market is quiet. It's quiet right now.

Here are 5 unbeatable reasons why it’s time to move from "planning" to "purchasing."

https://www.dongoertz.ca/blog/260/The+Window+Is+Open%3A+5+Reasons+Why+Late+2025+is+the+Moment+for+Abbotsford+First-Time+Buyers

12/03/2025

For the last few years, I’ve watched first-time buyers in Abbotsford face incredible pressure—bidding wars, rushed decisions, and high prices. If you’ve felt overwhelmed and stepped back to the sidelines, I don’t blame you.

But I’m writing this today because the tide has finally turned.

As we head into late 2025, the chaos has settled. The stars are aligning with softer prices, more inventory, and established government policies that are actually helping buyers get in the door.

If you've been waiting for a sign that it's safe to enter the market, this is it.

Read my latest breakdown on why the window of opportunity for Abbotsford condos and townhomes is wide open right now. 👇

https://link.brandyoufunnels.com/sp/3423b406606

Realty

11/25/2025

The "Down Payment" used to be the easy part. (Not Anymore)
In September of 1984, when I first started selling homes here in Abbotsford, the challenge was the interest rate (hovering near 14%!). Today, the monthly payment is still a hurdle, but for most first-time buyers I meet, the real wall is the Down Payment.

I see so many young families trying to fill a savings bucket that has a hole in the bottom.

But here is a strategy you can use to fix this. I call it the "Down Payment Stack."

It involves combining the new FHSA (First Home Savings Account) with the traditional RRSP Home Buyers' Plan. When you use them together, you can unlock serious tax-free capital that you didn't think you had.

📝 New on the Blog: I’m breaking down the math, including: ✅ The difference between the FHSA and the RRSP (and why you should use BOTH). ✅ The "Resale vs. New Build" Trap: Why the Property Transfer Tax exemption rules are completely different depending on what you buy. (Don't get caught on this one!). ✅ How to buy without becoming "House Poor."

If you are renting in the Fraser Valley and wondering how to bridge the gap, this guide is for you.

👉 Read the full breakdown here: https://link.brandyoufunnels.com/sp/b6834e1d0fa

11/21/2025

The Down Payment isn't the only number that matters.

Back in 1984, closing on a home in Abbotsford felt a lot simpler. The paperwork was thinner, and the "extra" costs were small enough to calculate in your head.

Today? It’s a bit more like forensic accounting.

I see it too often with first-time buyers: You’ve scrapped and saved for the down payment, you’re mentally arranging furniture in that new townhome, and then—two weeks before possession—you get a surprise bill from the lawyer that you weren't expecting.

That moment of panic is entirely preventable.

In my latest blog post, I break down the 5 Closing Costs that tend to catch buyers off guard in the Fraser Valley, including:

✅ The "New" Property Transfer Tax Rules (and how the exemption actually works in Abbotsford). ✅ Why "Subject Free" can cost you $15k later. ✅ The "Hidden" Adjustments (Property tax, strata fees, and water).

Don’t let the "sticker price" be the only number you plan for.

👉 Read the full guide here: https://link.brandyoufunnels.com/sp/ef4250709fd

Let’s make sure the only surprise on moving day is a happy one.

11/11/2025

"Ever worried about what's really hiding behind the walls of a strata property? Or under the deck, in my case!

A few years ago, I had a personal battle with a seemingly innocent maple tree that turned into a full-blown, a potentially costly nightmare. It was a stark reminder of the 'hidden roots' every Abbotsford strata buyer needs to look for.

In my latest blog post, I share my personal story and, more importantly, explain the 'right tools' (like strata minutes and depreciation reports) I use to protect my clients from unexpected damage and special levies.

Don't buy blind. Learn how to spot the problems before you own them.

Read my full story and guide here: https://link.brandyoufunnels.com/sp/14bd393f723

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