Van City Home Team

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Van City Home Team Natasha Koch is a Managing Broker & REALTOR® with eXp Realty Canada serving Greater Vancouver, Fraser Valley & Vancouver Island. vancityhometeam.com

With 25+ years experience, she specializes in waterfront, downsizing & Mainland-to-Island relocations. We Offer Real Estate Services for clients buying Selling or Investing in Greater Vancouver Urban Residential Homes.

10/12/2026

A little reminder for the week ahead: the small things you put in today can make a difference over time.

Every kind word, every promise kept, every bit of effort you give to something that matters—it all counts. You may not see the results right away, but steady steps have a way of adding up.

You don’t have to do everything perfectly. Just keep showing up, give yourself grace, and take the next step you can.

You’re building something, one choice at a time. 💛

10/09/2026

✨ Just Listed in Moody Park | #302-709 12th Street, New Westminster ✨

Vaulted ceilings, stunning mountain, river & city views, and a rare oversized private patio? ✅ This charming 1-bedroom, 1-bath home offers 652 sq. ft. of thoughtfully designed living space in one of New Westminster's most walkable neighbourhoods. Featuring stainless steel appliances, granite countertops, in-suite laundry, plus parking and storage, this home checks all the boxes.

Perfect for first-time buyers, downsizers, or investors looking for comfort, convenience, and an unbeatable location close to shops, restaurants, parks, transit, and the Quay.

📍 #302-709 12th Street, New Westminster
💲 Offered at $475,000

📲 Ready to see it in person? DM us today for details or to book your private showing before it's gone!

10/09/2026

Should you renovate your Vancouver home before selling?

Separate the work into:
- Repair: safety, damage and active maintenance concerns
- Refresh: cleaning, paint, lighting, landscaping and presentation
- Remodel: substantial changes requiring strong evidence of likely return

With Metro Vancouver inventory 24.3% above its ten-year seasonal average, presentation matters—but an expensive renovation is not automatically profitable.

Compare the likely sale price, cost, delay and risk under each scenario.

DM PRE-SALE PLAN for the worksheet.

10/09/2026

Should you buy a Vancouver condo with a special levy?
Investigate:

•⁠ ⁠What work the levy funds
•⁠ ⁠The unit’s complete share
•⁠ ⁠Amounts paid and outstanding
•⁠ ⁠Supporting engineering and strata documents
•⁠ ⁠Whether the project cost is final
•⁠ ⁠How payment responsibility will be addressed in the contract
A special levy can reveal either responsible repair planning or a larger unresolved concern. The documents provide the distinction. Province of British Columbia

DM LEVY REVIEW for the buyer-question list.

More prep doesn’t always mean more money in your pocket. Before you hire a contractor, run the math.Here’s the framework...
10/08/2026

More prep doesn’t always mean more money in your pocket. Before you hire a contractor, run the math.

Here’s the framework I walk sellers through 👇

— Repair first. Water damage, safety issues, broken systems, permits — these are the things buyers and inspectors flag. Fix what creates fear, not what creates envy.

— Refresh smart. Paint, staging, lighting, curb appeal. Highest return, lowest cost, fastest turnaround. This is where most sellers should stop.

— Remodel carefully. If you’re considering a kitchen or bathroom, compare the likely price lift against the full cost: renovation, carrying costs, delays, and contractor risk. Do the numbers actually work?

— Compare three scenarios. Sell as-is. Refresh. Fully renovate. Choose the one with the strongest expected net — not the prettiest reveal.

Save this before you call a contractor.
DM me PRE-SALE PLAN and I’ll send you the net proceeds worksheet — free.

📍 Metro Vancouver & Fraser Valley

10/08/2026

Should you buy a Vancouver condo with a special levy?

Investigate:
- What work the levy funds
- The unit’s complete share
- Amounts paid and outstanding
- Supporting engineering and strata documents
- Whether the project cost is final
- How payment responsibility will be addressed in the contract

A special levy can reveal either responsible repair planning or a larger unresolved concern. The documents provide the distinction.

DM LEVY REVIEW for the buyer-question list.

Your buyer still has to sell. That doesn't automatically make the offer a no — but it does mean you need to do some home...
10/08/2026

Your buyer still has to sell. That doesn't automatically make the offer a no — but it does mean you need to do some homework before you sign.

Here's what I look at before advising a seller on a subject-to-sale offer 👇

Their property. Is it listed? Is the price realistic? How long has it been on market and have buyers shown interest? A buyer with an overpriced listing is a buyer who may not close.

Your offer. Price, deposit, subject deadline, completion date, other conditions, and what actually happens if their sale falls through.

Your protection. Continued marketing rights, response period clauses, proper release language. Vague wording has collapsed deals that should have worked.

The principle: A lower offer with greater certainty can outperform a higher offer with a fragile chain.

Save this post for your next offer presentation.
DM me OFFER CHAIN and I'll send you the seller evaluation sheet — free.

📍 Metro Vancouver & Fraser Valley

10/07/2026

Will lower mortgage rates make Vancouver housing affordable again?

Lower rates can improve payments and qualification, but they can also bring more buyers back into the market. Affordability depends on price, income, supply and the complete cost of ownership—not one Bank of Canada decision.

Metro Vancouver’s September benchmark was $1,075,900, down 5.5% year-over-year, while inventory remained 24.3% above its ten-year seasonal average. Bank of Canada

DM AFFORDABILITY MAP for a property-and-payment comparison.

10/06/2026

Why are fixed mortgage rates rising while the Bank of Canada holds?

Variable rates tend to follow lender prime rates and Bank of Canada decisions. Fixed rates are influenced more directly by bond yields, which can move with inflation expectations and global financial conditions.

On October 2, advertised high-ratio examples included 4.34% fixed and 3.40% variable. Your approval can differ materially.

Refresh any older approval before writing an offer. DM RATE CHECK for a purchase-scenario review.

Waiting for lower rates to make Vancouver affordable? There's something in that logic worth pressure-testing. 👇Lower rat...
10/05/2026

Waiting for lower rates to make Vancouver affordable? There's something in that logic worth pressure-testing. 👇

Lower rates genuinely help. A lower rate reduces your monthly payment, lowers the qualifying bar, and changes what's reachable. That part is real.

What's also real: when rates drop and more buyers can qualify at the same time, competition increases, sellers regain leverage, and prices move up — erasing some or all of the payment saving. This is not a hypothetical. Sales in Metro Vancouver are currently 25% below the ten-year average. Sidelined buyers exist. A meaningful rate cut may not create a buyer's market. It may end one.

Affordability is a six-variable equation: home price, mortgage rate, household income, down payment, taxes and insurance, strata fees and supply. A rate cut moves one. The rest stay where they are.

September 2026 — Metro Vancouver: benchmark $1,075,900, down 5.5% YOY. Active listings: 16,394. That's real negotiating room in certain properties. The aggregate number is not your number — condos in some buildings have dropped more than 10%, detached in certain neighbourhoods has held firm.

Before waiting for a cut: what payment is comfortable at today's rates? What are your complete ownership costs? Does the plan survive a conservative scenario? Is the property you want fairly priced against what's available right now?

💾 Save this before waiting for a rate cut. DM me AFFORDABILITY MAP for the complete comparison. 💬

Address

1500-701 West Georgia Street
Vancouver, BC
V7Y1G5

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