Leo Lima - Realtor

05/15/2026

If you own a Kitsilano condo or townhome and have been thinking about selling, here is why right now is worth taking seriously.

The April 2026 data confirms Kitsilano attached as one of the top seller's markets on the entire Vancouver Westside. 25% sales ratio. Homes moving in 16 days on average. Average sale price of $925,000. Sellers are getting 97 cents on the dollar in this segment right now, which is as strong as it has been in two years.

The broader Metro Vancouver market sits at a 13.5% sales-to-active ratio in buyer's market territory overall. Kitsilano attached is significantly outperforming that regional backdrop and it will not stay that way indefinitely.

If you own a Kitsilano detached home, the picture is more nuanced. The market is softer, homes are selling 7% below list price on average, and pricing accuracy from day one is what determines your outcome. Sellers anchored to 2024 numbers are sitting. Sellers who price based on current 2026 comparables are transacting.

May and June are the strongest selling window of the year in Vancouver. Buyer activity peaks in spring and drops noticeably through the summer. Listings that miss this window often arrive in the fall market with accumulated days on market that are difficult to recover from.

I put together a full breakdown of what the data says for each property type in Kitsilano, whether waiting until 2027 actually makes financial sense, and the three things every seller needs to do before listing. Full article at vandreamhomes.ca.

If you are thinking about selling and want to know what your specific property is worth in today's market, send me a message directly. Happy to walk through the numbers with you.

05/14/2026

Pre-sale or resale in Kitsilano right now? Here is the honest comparison most buyers are not getting.

This question comes up constantly, and in 2026 the answer is clearer than it has been in years.

For most Kitsilano buyers, resale is the stronger choice right now.

The Vancouver West condo benchmark is down 6.8% year-over-year. Kitsilano attached is at a 25% sales ratio with sellers accepting 3% below asking on average, and 5% to 8% below on listings that have been sitting. That is genuine buyer leverage, and it is producing real deals on well-located resale condos that would not have been possible 18 months ago. You see the unit, you inspect it, you close in 30 to 90 days.

Pre-sale adds complexity and cost that buyers often underestimate. On top of the purchase price, you pay 5% GST with no rebate on units above $450,000. On a $750,000 pre-sale that is $37,500 in extra cost a comparable resale does not have. Completions take 2 to 5 years, your mortgage rate is unknown until near completion, and several Vancouver pre-sale projects have faced delays or cancellations in the current market.

The one area where pre-sale has a genuine case is near the Arbutus SkyTrain corridor, where transit-driven appreciation is not yet fully reflected in new development pricing. If you are buying near that corridor and can absorb the wait, the long-term case is real.

I put together a full breakdown of both options with the current April 2026 data, deposit structures, GST implications, and a clear decision framework for Kitsilano buyers. Full article at vandreamhomes.ca.

If you are currently weighing pre-sale versus resale for a specific property or development, drop a comment or send me a message and I am happy to walk through the numbers with you directly.

05/14/2026

The buyers who get the best deals in Kitsilano are not the most aggressive. They are the most prepared. Here is what that actually looks like.

Negotiation in Kitsilano right now is completely different depending on what you are buying, and most buyers do not realize this until they have already made an expensive mistake.

If you are buying a detached home, you have leverage. The April 2026 data shows only 4 detached sales in Kitsilano against 48 active listings. Homes are selling 7% below asking on average.

Listings that have been sitting 30 or more days are genuinely negotiable, and offers anchored in comparable sales data at 6% to 8% below a stale list price are producing results right now.

If you are buying a condo or townhome, urgency matters more than leverage. The attached market is at a 25% sales ratio with homes moving in 16 days. Pushing too hard on price in this segment produces rejections, not deals. Clean terms and a well-researched offer close to fair market value outperform aggressive negotiating every time here.

Beyond price, the terms people forget about are often more valuable. Completion date, deposit amount, inclusions, and inspection credits can each be worth $10,000 to $20,000 in a transaction and are frequently more flexible than the headline number.

The practical framework: pull your comparables before the second showing. Define your maximum before you walk into an offer situation. Present your offer with written evidence of the comparable sales that support your number. And hold your walk-away point when the pressure comes, because it will.

Full breakdown is on the blog at vandreamhomes.ca. If you are currently searching in Kitsilano and want to talk through the strategy for a specific property, send me a message directly.

10/25/2023

09/02/2023

✨JUST LISTED: 3601 - 13308 CENTRAL AVENUE, SURREY✨

4 Bed + 3 Bath | 1,945 Sq. Ft. | $1,588,000

Welcome to this stylish 3-level Executive Penthouse located in the heart of Surrey Central. It is a one-of-a-kind split level home with a open rooftop spanning over 1900 sf of living space and floor-to-ceiling windows through out. Over-height windows are with built-in smart glass features to allow for the right amount of natural light through.

This home is perfectly designed for your growing family. Two spacious bedrooms conveniently located on the main level with the 3rd & 4th bedroom privately situated above main. Massive outdoor wrap-around patio with stunning panoramic views of the beautiful city, river and mountains. Fully air-conditioned, stainless steel appliances and tons of amenities.

Call and Book your private tour! *Weekend Open House by appt only*

Virtual Tour: https://youtu.be/BdJ9G5kEXJs?t=62

08/30/2023

✨ JUST SOLD: 2 - 9099 NO. 2 ROAD, RICHMOND ✨

Congratulations to the Buyers on securing this pre-sale home at Otto with the guidance of .ca! What a win for the clients! Way to go!! 🥂🎉

Are you looking to purchase a pre-sale property? Contact us at www.thealigngroup.ca to see how we can help!

Photos provided by Macdonald Platinum Marketing.

08/20/2023

🥊Great boxing session with the best real estate team! FIGHT FOR IT!🔥

⚜️Follow:
🏠 Leo Lima | REALTOR®️
🔑eXp Realty | The Align Group
📞 604-813-5398
📧 [email protected]

03/20/2023

👉Follow these 4 key tips to get maximum return on your investment: Timing, Location, Quality and Price. With the right mix of these elements you can score a great deal that will bring you long-term rewards.
I can help you making wise decisions and smart investments. Shoot me a message today! 📲

⚜️Follow:
🏠 Leo Lima | REALTOR®️
🔑eXp Realty
📞 604-813-5398
📧 [email protected]

03/13/2023

🦄 Myth: You need a large down payment to buy a home in BC.

While it's true that a larger down payment can be helpful in securing a mortgage with more favorable terms, it's not necessarily a requirement to buy a home in British Columbia. There are a variety of mortgage options available, including some that require as little as 5% down. Additionally, there are government programs, such as the First Time Home Buyer Incentive that can provide financial assistance to eligible buyers.

That being said, it's important for potential buyers to carefully consider their financial situation before jumping into a home purchase. Taking on too much debt or committing to a mortgage payment that's too high can have negative consequences in the long run. As a real estate agent, I can suggest mortgage professionals to educate you about various mortgage options and government programs available. They will work with you to determine what makes the most sense for your individual circumstances. 🏡

⚜️Follow:
🏠 Leo Lima REALTOR®️
🔷 Team Giuliano Vargas
🎈RE/MAX CITY REALTY
📞 604-813-5398
📧 [email protected]




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02/01/2023

🇧🇷 Você NÃO precisa pagar seu Mortgage antes de comprar outro imóvel! O lucro da venda de seu antigo imóvel fará isso por você. Qualquer dinheiro que sobrar, é seu para usar como entrada na sua nova casa. 🏡

⚜️Follow:
🏠 Leo Lima REALTOR®️
🔷 Team Giuliano Vargas
🎈RE/MAX CITY REALTY
📞 604-813-5398
📧 [email protected]





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