Larrie Forbes - REMAX All Points Realty Group

Larrie Forbes - REMAX All Points Realty Group I have been a licensed realtor serving clients needs in Residential/Commercial real estate for 21 years.

I handle each transaction in a careful, businesslike manner, using the highest degree of integrity and honesty. When it's time for you to move, my personalized service will move you! RE/MAX stands for "real estate maximums", and I stand behind RE/MAX's founding philosophy of providing maximum real estate satisfaction to clients. I'm proud to be part of RE/MAX because it's developed a team of accom

plished professionals with few beginning realtors and no part-time realtors. Honors and Awards:

* RE/MAX Lifetime Achievement Award
* RE/MAX Hall of Fame
* MLS Diamond Master
* Certificate of Induction Victoria Music Hall of Fame


Groups and Associations:

* Chamber of Commerce
* BIA ( Business Improvement Association) - President
* Naval Vets Association
* Naval Vets Band

Interests

* Music, boating, golfing

04/09/2026

Five Rules That Changed Vancouver Real Estate in the Last 2 Years. Many Homeowners Don’t Know About #3.

If you bought, sold, or even thought about real estate in the last two years — the rules changed underneath you.

1. The First Home Savings Account (FHSA)
— April 1, 2023
Contribute up to $8,000/year (max $40,000 lifetime). Deduct it like an RRSP, grow it tax free, withdraw it tax free for your first home. If your kids are in their 20s and want to buy — this is the most important thing they can do right now.

2. 30-Year Mortgages Are Back
— December 15, 2024
First-time buyers can now stretch to 30 years on any property. On a $600k mortgage at 4%, that’s roughly $250/month in savings. For a lot of young families in the Tri-Cities, that’s the difference between qualifying and not.

3. $1.2M Home. $95k Down Instead of $240k.
— December 15, 2024
The insured mortgage cap was stuck at $1M since 2012. They raised it to $1.5M. Buying a $1.2M townhome in Coquitlam? You just need $95,000 down instead of $240,000. That’s $145,000 less in upfront cash. This brought an entire segment of buyers back into the market.

4. The BC Flipping Tax
— January 1, 2025
Sell within one year — 20% tax on profit. Slides to zero at two years. Combined with the federal anti-flipping rule, short-term speculation in BC now carries two layers of tax.

5. Airbnb Restrictions
— May 1, 2024
Short-term rentals are now limited to your principal residence. Listings dropped 22–31% across BC. About 7,000 operators left the market. Vancouver rents dropped 5.7% as units returned to long-term supply.

These five changes reshaped the math on buying, selling, and investing in Vancouver. Most people know one or two. Almost nobody understands how they connect.

I’ve been selling homes in Coquitlam, Port Moody, Burnaby, and the Tri-Cities for over 35 years. Every time the rules change, some people adapt early — and some find out the hard way.

Want to know what this means for your situation? Call or text me.

604-805-7606
Larrie Forbes | RE/MAX All Points Realty

Five Rules That Changed Vancouver Real Estate in the Last 2 Years. Many Homeowners Don't Know About #3.If you bought, s...
04/09/2026

Five Rules That Changed Vancouver Real Estate in the Last 2 Years. Many Homeowners Don't Know About #3.

If you bought, sold, or even thought about real estate in the last two years — the rules changed underneath you.

1. The First Home Savings Account (FHSA)
— April 1, 2023
Contribute up to $8,000/year (max $40,000 lifetime). Deduct it like an RRSP, grow it tax free, withdraw it tax free for your first home. If your kids are in their 20s and want to buy — this is the most important thing they can do right now.

2. 30-Year Mortgages Are Back
— December 15, 2024
First-time buyers can now stretch to 30 years on any property. On a $600k mortgage at 4%, that's roughly $250/month in savings. For a lot of young families in the Tri-Cities, that's the difference between qualifying and not.

3. $1.2M Home. $95k Down Instead of $240k.
— December 15, 2024
The insured mortgage cap was stuck at $1M since 2012. They raised it to $1.5M. Buying a $1.2M townhome in Coquitlam? You just need $95,000 down instead of $240,000. That's $145,000 less in upfront cash. This brought an entire segment of buyers back into the market.

4. The BC Flipping Tax
— January 1, 2025
Sell within one year — 20% tax on profit. Slides to zero at two years. Combined with the federal anti-flipping rule, short-term speculation in BC now carries two layers of tax.

5. Airbnb Restrictions
— May 1, 2024
Short-term rentals are now limited to your principal residence. Listings dropped 22–31% across BC. About 7,000 operators left the market. Vancouver rents dropped 5.7% as units returned to long-term supply.

These five changes reshaped the math on buying, selling, and investing in Vancouver. Most people know one or two. Almost nobody understands how they connect.

I've been selling homes in Coquitlam, Port Moody, Burnaby, and the Tri-Cities for over 35 years. Every time the rules change, some people adapt early — and some find out the hard way.

Want to know what this means for your situation? Call or text me.

604-805-7606
Larrie Forbes | RE/MAX All Points Realty

3,472 Unsold Condos Are Sitting in Metro Vancouver Right Now. Here Is Why That Might Be the Best News Buyers Have Had in...
04/08/2026

3,472 Unsold Condos Are Sitting in Metro Vancouver Right Now. Here Is Why That Might Be the Best News Buyers Have Had in Years.

Everyone is talking about the condo glut.

And the numbers are real. According to reports, 3,472 newly built, never lived in condos are sitting unsold across Metro Vancouver as of late 2025. That is the highest developer owned inventory in 24 years. CMHC confirmed the surge. Pre sale transactions fell to 5,822 in 2025, the lowest on record, down 62% from the 10 year average.

Developers are cancelling projects. Wesgroup pulled the plug on a 204 unit waterfront tower in River District because it was no longer viable. Thind Properties put multiple towers into receivership with $85 million in outstanding debt. Across the region, 16,000 total new homes sit unsold.

So it looks like oversupply. It looks like a crash. It looks like the worst time to own a condo.

But here is what the headlines are not telling you.

Housing starts dropped from 33,244 in 2023 to 27,185 in 2025. That means the pipeline of future supply is shrinking right now. The condos sitting unsold today were started 3 to 4 years ago when the market was hot. The condos that would have been started in 2025 and 2026 are not being built. They are being cancelled, delayed, or shelved.

So by 2028, the supply that is overwhelming the market today will be absorbed. And the supply that should have replaced it will not exist.

This has happened before. In 2009, condo prices dropped and inventory piled up after the financial crisis. Within 12 months, the surplus was absorbed and prices exceeded previous highs. In 2019, provincial cooling measures created another correction. By 2024, prices had climbed past $768,000, well above the 2018 peak.

The pattern is the same every time. Temporary surplus. Headlines about a crash. Then population growth absorbs it all and the people who waited wish they had not.

Metro Vancouver added 120,000 people in 2024 alone. Immigration targets are temporarily lower through 2027, but long term projections show 42,500 net new residents per year and immigration representing 90% of the region's growth through 2050. Mountains to the north, ocean to the west, the US border to the south, and the Agricultural Land Reserve everywhere else. The land is not getting bigger.

That is the setup.

I have been selling homes in Coquitlam, Port Moody, Burnaby, and the Tri Cities for over 35 years. I was here in 2009 when people said condos would never recover. I was here in 2019 when the foreign buyer tax was supposed to crash the market. I was here every single time the headlines said the sky was falling.

And every single time, the people who understood the pattern, the ones who looked past the headline and saw the fundamentals underneath, they were the ones who came out ahead.

That is not something you learn from a website. That is something you learn from watching this market, block by block, cycle by cycle, for over three decades.

I also have a sharp young team that handles professional photography, online marketing, social media, and every digital tool buyers and sellers expect in 2026. You get the full modern package.

But the part that helps you see what is actually happening? That is the 35 years of pattern recognition. Knowing when the noise is just noise. Knowing when a surplus is actually an opportunity. And knowing which neighbourhoods recover first.

If you are a buyer looking at this market, or a seller wondering whether now is the right time, contact me below to have an honest conversation about what the data actually says and what it means for your situation.

Call or text me at 604 805 7606.
Larrie Forbes | RE/MAX All Points Realty

The most significant change to residential land in British Columbia's history happened without most homeowners noticing....
04/07/2026

The most significant change to residential land in British Columbia's history happened without most homeowners noticing.

Bill 44 passed in November 2023. By June 2024 it was law.

And by early 2026, nearly 90% of municipalities in BC had adopted it into their local bylaws.

Over 400 multiplex permit applications have already been submitted across Metro Vancouver alone.

Here is what it actually does and why it matters to you whether you plan to build, sell, or simply stay in your home.

What Changed with Bill 44?

For roughly 90 years, the majority of residential land in BC was zoned exclusively for single family homes.

One lot, one house. Bill 44, formally called the Housing Statutes Residential Development Amendment Act, overrides that.

Every municipality in BC with a population over 5,000 is now required by provincial law to allow multiple housing units on lots that were previously restricted to one or two.

The province didn't ask cities to consider it. They told them to do it.

What Can Be Built on Your Lot?

The rules are based on lot size and proximity to transit.

If your lot is under 280 square metres, up to 3 units are now permitted.

If your lot is between 280 square metres and one acre, up to 4 units.

And if your lot is within 400 metres of a frequent transit stop, defined as a bus arriving every 15 minutes between 7am and 7pm on weekdays, up to 6 units.

On top of that, every single family and duplex lot in BC must now allow at least one secondary suite or laneway home.

No rezoning required. No development permit for zoning compliance. As of right.

The Parking Rule Most People Don't Know About

Near frequent transit corridors, municipalities cannot require any parking for new multiplex developments. This is not a guideline.

It is provincial law.

For 3 to 4 unit zones further from transit, the province recommends a maximum of 0.5 to 1 parking space per unit.

That means a 6 unit building could go up next door with zero dedicated parking spaces and the city cannot stop it if the lot meets the criteria.

What This Means if You Own a Home

This is where it gets personal. And where most of the public conversation stops short.

If you own a single family home on a qualifying lot, your land just became more valuable.

Not because of what's on it, but because of what could be built on it.

A lot that was worth $1.5 million as a single family site may now be worth considerably more as a multiplex development site.

Builders and developers are already identifying these properties.

If you're planning to stay in your home, the character of your street may change.

A fourplex or sixplex next door will look different, feel different, and bring different traffic and parking patterns than the single family home that was there before.

Some neighbourhoods will see this sooner than others depending on lot sizes, transit routes, and how aggressively builders pursue the opportunity.

The Municipal Pushback

Not every city has embraced this willingly.

Burnaby's bylaw amendments have drawn criticism for being restrictive enough to undermine the intent of the legislation.

The province responded in 2025 with Bill 25, which closed loopholes and expanded the definition of which zones must comply.

Municipalities now have until June 30, 2026 to update their bylaws or face provincial override.

The tension between what the province wants and what individual cities are willing to allow is real. And it is playing out right now on specific streets in specific neighbourhoods.

The Bigger Picture

The province estimates Bill 44 could deliver between 216,000 and 293,000 additional housing units over the next decade.

Whether that number materializes depends on construction economics, interest rates, and whether the development math pencils out for builders at today's costs.

What is certain is that the legal framework is in place. The zoning barriers are gone. And the single family neighbourhood as a permanent, unchanging institution no longer exists in BC law.

What I Would Tell You Over Coffee

I've been selling homes in Coquitlam, Port Moody, Burnaby, and the Tri Cities for over 35 years. I know which streets sit on transit corridors. I know which lots have the dimensions that make multiplex development attractive. I know which neighbourhoods are already seeing permit applications and which ones are about to.

The difference between a property that benefits from Bill 44 and one that gets disrupted by it often comes down to details that only someone who has walked these neighbourhoods for decades would know.

If you want to understand what Bill 44 means for your specific property, whether it increases your land value, changes your selling strategy, or simply changes what gets built around you, I'm happy to walk you through it.

No charge, no obligation. Just an honest conversation.

Call or text me at 604 805 7606.
Larrie Forbes | RE/MAX All Points Realty

03/30/2026

In 1973, BC was losing 6,000 hectares of farmland every year. Shopping malls and subdivisions were swallowing the Fraser Valley one field at a time.
The NDP government passed Bill 42, froze 4.7 million hectares, and created the Agricultural Land Reserve.
Farmers marched on Victoria. Developers compared Barrett to dictators. He did not blink.
The ALR has stood for over 50 years.
It saved the Fraser Valley from becoming one continuous strip mall from Burnaby to Chilliwack.
But it is also one of several factors that make Vancouver’s land supply unlike almost any other city in Canada.
Look at a map.
Ocean to the west. Mountains to the north. The US border to the south.
Out of 2,870 square kilometres in Metro Vancouver, only about 840 are developable. Mountains take up nearly half. The ALR covers another 554. And 701 of that 840 is already built on.
No single factor created this market.
It is the combination.....geography, policy, population growth, immigration, interest rates, and regulations that did not exist a decade ago.
That is what makes real estate here different from Toronto or Calgary. And why it takes more than an algorithm to understand it.
I have been helping families buy and sell across Coquitlam, Port Moody, Burnaby, New Westminster, and Greater Vancouver for over 40 years.
My great grandfather was on one of the first trains into Port Moody when the CPR reached the coast.
Every property sits inside a web of zoning, strata rules, and neighbourhood history that changes block by block. I walk every property myself. I know which streets flood, which strata councils have issues, which buildings had corners cut. I tell the truth, even when it costs me the deal.
I have a sharp young team handling photography, digital marketing, and every modern tool buyers and sellers expect in 2026. But the part that gets you the best result is 40 years of understanding not just what the numbers say, but why.
RE/MAX Hall of Fame. Lifetime Achievement. MLS Diamond Master.
Call or text 604-805-7606.
Larrie Forbes | RE/MAX All Points Realty

In 1973, BC was losing 6,000 hectares of farmland every year. Shopping malls and subdivisions were swallowing the Fraser...
03/30/2026

In 1973, BC was losing 6,000 hectares of farmland every year. Shopping malls and subdivisions were swallowing the Fraser Valley one field at a time.

The NDP government passed Bill 42, froze 4.7 million hectares, and created the Agricultural Land Reserve.

Farmers marched on Victoria. Developers compared Barrett to dictators. He did not blink.

The ALR has stood for over 50 years.

It saved the Fraser Valley from becoming one continuous strip mall from Burnaby to Chilliwack.

But it is also one of several factors that make Vancouver's land supply unlike almost any other city in Canada.

Look at a map.

Ocean to the west. Mountains to the north. The US border to the south.

Out of 2,870 square kilometres in Metro Vancouver, only about 840 are developable. Mountains take up nearly half. The ALR covers another 554. And 701 of that 840 is already built on.

No single factor created this market.

It is the combination...
..geography, policy, population growth, immigration, interest rates, and regulations that did not exist a decade ago.

That is what makes real estate here different from Toronto or Calgary. And why it takes more than an algorithm to understand it.

I have been helping families buy and sell across Coquitlam, Port Moody, Burnaby, New Westminster, and Greater Vancouver for over 40 years.

My great grandfather was on one of the first trains into Port Moody when the CPR reached the coast.

Every property sits inside a web of zoning, strata rules, and neighbourhood history that changes block by block. I walk every property myself. I know which streets flood, which strata councils have issues, which buildings had corners cut. I tell the truth, even when it costs me the deal.

I have a sharp young team handling photography, digital marketing, and every modern tool buyers and sellers expect in 2026. But the part that gets you the best result is 40 years of understanding not just what the numbers say, but why.

RE/MAX Hall of Fame. Lifetime Achievement. MLS Diamond Master.

Call or text 604-805-7606.
Larrie Forbes | RE/MAX All Points Realty

03/24/2026

Before Westwood Plateau was streets and cul de sacs, it was roaring engines and 20,000 screaming fans.
Canada’s first purpose built road racing circuit opened right here in Coquitlam in 1959. For 32 seasons, legends like Gilles Villeneuve, Bobby Rahal, and a young Greg Moore pushed limits on this 1.8 mile track carved into the forest above the city. Michael Andretti set the all time lap record here in 1983.
Then in 1990, the engines went quiet. Developers bulldozed it. But they couldn’t erase it completely — walk Westwood Plateau today and the streets give it away. Carousel Crescent. Deer’s Leap Place. Firestone Place. Paddock Drive.
Even in erasure, this place left its mark.

I’ve been selling real estate in this community for over 40 years. I was here when Westwood Plateau was still raw land. I’ve seen 18% interest rates and 30 offer bidding wars. I’ve watched this city transform into one of the most sought after markets in Metro Vancouver.
That history is what I bring to every client.
Thinking about buying or selling? Message me for a free home evaluation.
REMAX VancouverRealEstate BCRealEstate HomeEvaluation CoquitlamRealEstate

My son asked what I've learned selling real estate in Vancouver since 1990. Here was my answer to him.What has selling r...
03/18/2026

My son asked what I've learned selling real estate in Vancouver since 1990. Here was my answer to him.

What has selling real estate in Vancouver taught me over 35 years?

In 1990, the market looked nothing like it does today. But the fundamentals never changed.

Vancouver real estate has never been cheap — and it has never stayed down for very long.

As Vancouverites, we've always known our city's natural limitations. Mountains to the North and East, Ocean to the West, the USA to the South. Limited land, picturesque landscapes, and over three decades of global attention. More visitors, new residents, immigrants, and foreign buyers all added pressure to an already constrained market. Development went skyward with new towers, and eastward into the valley.

Every few years, someone tries to call the top. And every few years, they're wrong. The people who waited for the "right time" to buy almost always ended up paying more. That's just the pattern I've watched play out, decade after decade.

What I've learned about buyers and sellers: emotion makes people do things that math wouldn't.

I've watched buyers talk themselves out of the right house over paint colour, and into the wrong one because it "felt right." I've watched sellers price based on what they needed — not what the market was telling them — and sit for months as a result. The sellers who listen to the data sell. The ones who don't, wait.

I've sold the same house more than once. A family bought in the mid-nineties, sold a decade later thinking they'd done well. That same house is worth multiples of that today. Nobody who bought and held in Vancouver lost.

The last thing this business has taught me: your reputation compounds. Every transaction either builds something or quietly takes something away. The agents still here after 30-plus years didn't just sell houses. We told people the truth, even when it cost us the deal.

That's the job.

For inquiries about buying or selling, send me a message below.

03/03/2026

I’ve been in real estate for 40 years and am a traditional realtor in many ways (despite having a few young ones helping me on digital!)
I grew up on a piece of land close to what is now Vancouver City Hall. I watched Coquitlam grow from the Lougheed Mall days. I’ve been in real estate for 40 years. I’ve seen this city become what it is and I’ve helped thousands of families find their place in it.
Here’s how I still do business as a traditional realtor.
I show up to your house. I shake your hand. I sit down with you and I go through the contract line by line and I tell you every single reason why you should NOT buy that place. Every red flag. Every thing I’d want my own family to know before signing.
After all of that if you still want it we make sure you get it at the best price possible. We make sure the move-in is right. We make sure everything is taken care of.
Then I shake your hand again, look you in the eye, and that’s my word.
I have a great team of young people who handle everything digital. The emails, the social media, all of it. But when it comes to your home and your family you get me.
That’s the way my family has done business in this city for generations. And it’s the way I intend to keep doing it.
If you need some help buying or selling in the Tri-Cities or anywhere in Metro Vancouver send me a message.

03/03/2026

My grandfather came to Vancouver on the very first train into Port Moody.
I grew up on a piece of land close to what is now Vancouver City Hall. I watched Coquitlam grow from the Lougheed Mall days. I’ve been in real estate for 40 years. I’ve seen this city become what it is and I’ve helped thousands of families find their place in it.
Here’s how I still do business in 2025.
I show up to your house. I shake your hand. I sit down with you and I go through the contract line by line and I tell you every single reason why you should NOT buy that place. Every red flag. Every thing I’d want my own family to know before signing.
After all of that if you still want it we make sure you get it at the best price possible. We make sure the move-in is right. We make sure everything is taken care of.
Then I shake your hand again, look you in the eye, and that’s my word.
I have a great team of young people who handle everything digital. The emails, the social media, all of it. But when it comes to your home and your family you get me.
That’s the way my family has done business in this city for generations. And it’s the way I intend to keep doing it.
If you’re thinking about buying or selling in the Tri-Cities or anywhere in Metro Vancouver send me a message.

Address

101-1020 Austin Avenue
Coquitlam, BC
V3K3P1

Opening Hours

Monday 7am - 10pm
Tuesday 7am - 10pm
Wednesday 7am - 10pm
Thursday 7am - 10pm
Friday 7am - 10pm
Saturday 7am - 10pm
Sunday 7am - 10pm

Telephone

+16049360422

Website

Alerts

Be the first to know and let us send you an email when Larrie Forbes - REMAX All Points Realty Group posts news and promotions. Your email address will not be used for any other purpose, and you can unsubscribe at any time.

Contact The Business

Send a message to Larrie Forbes - REMAX All Points Realty Group:

Shortcuts

Share

Category