The Landing condo development is seen under construction in Langley, B.C., on Monday December 10, 2018. THE CANADIAN PRESS/Darryl Dyck

The Landing condo development is seen under construction in Langley, B.C., on Monday December 10, 2018. THE CANADIAN PRESS/Darryl Dyck

Condominium market still ‘a lot better’ than normal in Vancouver suburbs

The Fraser Valley, east of Metro Vancouver, has long been considered a more affordable haven for first-time homebuyers.

A tempting bright-red advertisement for a new condo development in a Vancouver suburb circulated online this fall, sparking excitement from first-time homebuyers and concern among long-standing real estate observers.

The developers of The Landing, a 78-unit complex in Langley, were offering to pay the mortgages for a year of the first 20 buyers and give remaining buyers a $10,000 discount.

It looked like a sign of the times: had provincial and federal government measures to cool the market been too successful? Were developers stuck with a glut of inventory as sales and prices dropped off a cliff?

Not really, according to the marketer behind the promotion.

“The way we run our sales programs is we run basically a different promotion almost every week. I’ve been working in suburban markets for a long time and honestly, what I’m seeing right now is it’s not even at a normal market. It’s still a lot better,” said Trevor Street, CEO of the Partners Marketing Group.

“What’s normal for me is having four or five other sites that are active, that are open, that buyers can go to and shop around. I remember a time marketing developments when I ran out of registers to call in our database and started cold-calling rental buildings.”

Read more: B.C.’s skyrocketing real estate market will ‘correct’ in 2019: analyst

Read more: Dozens speak at Vancouver hearing that could see duplexes replace single homes

That was back in 2013 or 2014, he said, before Vancouver’s real estate market exploded and a ripple effect moved through its suburbs and the rest of British Columbia. By 2016, Street definitely didn’t have to run any promotions — he even told developers not to bother building sales centres.

The Fraser Valley, east of Metro Vancouver, has long been considered a more affordable haven for first-time homebuyers.

After prices and sales climbed across the Lower Mainland in 2015 and 2016, the B.C. and federal governments stepped in to attempt to cool the market. In the past nine months, sales have slowed and prices have curbed their meteoric rise. But while the market is softening, it’s not over-correcting, just returning to a more normal state after a wild few years, experts say.

Street said he realized about six months ago that suburban developers needed to bring back promotions to entice buyers. But while amateur investors are sitting out, professional investors are jumping on board, he said.

“They’re coming in right now and it’s a feeding frenzy,” he said. ”These guys know this isn’t going to last. These downturns last nine months to a year, and we’re already nine months into it.”

The average price of an apartment in the Fraser Valley Real Estate Board coverage area, which includes Surrey, White Rock, Langley and other communities, was $383,204 last month, still up from $359,053 in November 2017. In the same month in 2014, it was $200,952.

As for detached housing, the average price was $1,017,754 last month, up from $1,011,787 in November 2017 and considerably higher than $653,426 in November 2014.

The real estate board prefers to use a “benchmark” price, which adjusts for the high and low ends of the markets, and that figure was $976,200 for a detached house last month and $422,500 for an apartment.

The market started really heating up in the beginning of 2015, said board president John Barbisan.

Barbisan said he uses the sales-to-active-listings ratio, referring to the number of sales compared to active listings, as a thermometer. In a balanced market, the ratio sits around 18 per cent, meaning almost two in 10 homes are selling. The higher the ratio gets, the more advantage to the seller, and in 2016 it was 60 per cent, he said.

Things began to cool in the spring of this year, he said, and now the sales-to-active-listings ratio is 14 per cent.

“It was like a tap turned off,” he said. “It’s as if all the buyers got together in a hall one night and decided nobody’s going to make an offer anymore.”

The federal mortgage stress test initiated in January appears to be a major factor, he said. The stress test requires mortgage-seekers to prove they would be able to make payments even if interest rates rose substantially, reducing borrowing power by as much as 20 per cent.

“That has to come out somewhere. They’re either buying cheaper homes or they’re not making the offers they would be,” he said.

Provincial government measures, including a 0.5 per cent speculation tax on secondary homes left vacant and a 20 per cent foreign buyers tax, have had a “negligible” effect compared with the stress test, Barbisan said.

But he said he’s “not at all” concerned about the slowdown, noting that he has spoken with mortgage brokers who say relatively similar numbers of people are still coming to get pre-approved. People still want to buy homes, but they may not be finding what they’re looking for or are waiting for prices to decrease further, he said.

“I’m not sure what they’re waiting for, but when you want to buy a home you’re only putting it off for so long,” he said.

Barbisan added he hasn’t heard of anyone being underwater on their mortgage, as prices have still risen so much that owners have a fair bit of equity in their homes.

Steve Saretsky, a Vancouver real estate agent, said the market across the region is going through a downturn but it’s not “major,” and it’s to be expected after the run-ups of the past few years.

“Any time you have that kind of growth, eventually it’s going to swing the other way,” he said. “Has it gone too far? I think a lot of people who are complaining about housing affordability would probably tell you it hasn’t gone far enough.”

Government policies have helped move the pendulum, but it was more or less inevitable, and global housing markets are also slowing down, Saretsky said. People are quick to criticize the stress test and new provincial taxes while forgetting how easy regulators have gone on the housing market for years, he added.

“Everyone in the world talks about how indebted Canadian households are. There’s no question that it’s definitely been a pretty lenient borrowing spree over the last 15, 20 years,” he said. “Now, all of a sudden everybody’s upset because the punch bowl’s been taken away. But parties don’t go on forever.”

He acknowledged that it’s hard on real estate agents because sales volumes are down and they’re making less money.

“But, again, I think we’ve had it pretty good for a number of years.”

Laura Kane, The Canadian Press

Like us on Facebook and follow us on Twitter.

Get local stories you won't find anywhere else right to your inbox.
Sign up here

Just Posted

Rose Sawka, 91, reaches out to her son Terry Sawka, on a daily visit through the window, from inside Acropolis Manor where a COVID-19 outbreak took hold on Jan 19. Rose was vaccinated for the virus on Jan. 20 and as of Feb. 25 has remained virus free. (Photo: K-J Millar/The Northern View)
No increases of COVID-19 at Acropolis -16 residents now recovered

Vaccinations have helped to stabilize Prince Rupert long-term care facility virus numbers

A health care worker prepares to test a Coastal GasLink field worker for COVID-19. (Coastal GasLink photo)
Coastal GasLink begins COVID screening of pipeline workers

Construction is once again ramping up following Northern Health approval of COVID management plan

BC Bus North was implemented under the NDP provincial government in 2018 when Greyhound cancelled services across northern BC. The transportation funding expires at the end of March 2021. (Photo: B.C. Transit)
BC Liberals call for immediate govt. renewal of BC Bus North funding

BC Liberals spent years ignoring need for better transportation in the North - Jennifer Rice, MLA

Prince Rupert Tourism is benefitting from funding for new welcome and wayfinding signage from the COVID-19 Community Economic Recovery Infrastructure Program. McClymont Park on the gateway into Prince Rupert is one of the first things tourists see entering the city by road. (Photo: K-J Millar/The Northern View)
$695,000 Community Economic Recovery funds to benefit local organizations

Prince Rupert Tourism and Gitga’at Development Corporation to receive COVID-19 recovery funds

Wainwright Marine Services Ltd.’s “Ingenika” tugboat went missing in the Garner Canal area south and east of Kitimat on Feb. 11, resulting in two deaths and the rescue of a third man. (Wainwright Marine Photo)
Tug union demands Transport Canada protect workers along B.C. coast and rivers

ILWU makes safety demands following the deaths of two men and the rescue of a third

A health worker holds a vial of AstraZeneca vaccine to be administered to members of the police at a COVID-19 vaccination center in Mainz, Germany, Thursday, Feb. 25, 2021. The federal state of Rhineland-Palatinate, start with the vaccination of police officers in internal police vaccination centers. (Andreas Arnold/dpa via AP)
B.C. officials to unveil new details of COVID vaccination plan Monday

Seniors and health-care workers who haven’t gotten their shot are next on the list

An investigation is underway after a man was shot and killed by Tofino RCMP in Opitsaht. (Black Press Media file photo)
Man shot and killed by RCMP near Tofino, police watchdog investigating

Investigation underway by Independent Investigations Office of British Columbia.

B.C. Supreme Court in Vancouver on Tuesday December 11, 2018. THE CANADIAN PRESS/Darryl Dyck
B.C.’s compromise on in-person worship at three churches called ‘absolutely unacceptable’

Would allow outdoor services of 25 or less by Langley, Abbotsford and Chilliwack churches

Baldy Mountain Resort was shut down on Saturday after a fatal workplace accident. (Baldy Mountain picture)
Jasmine and Gwen Donaldson are part of the CAT team working to reduce stigma for marginalized groups in Campbell River. Photo by Marc Kitteringham, Campbell River Mirror
Jasmine’s story: Stigma can be the hardest hurdle for those overcoming addiction

Recovering B.C. addict says welcome, connection and community key for rebuilding after drug habit

A Vancouver restaurant owner was found guilty of violating B.C.’s Human Rights Code by discriminating against customers on the basis of their race. (Pixabay)
Vancouver restaurant owner ordered to pay $4,000 to customers after racist remark

Referring to patrons as ‘you Arabs’ constitutes discrimination under B.C.’s Human Rights Code, ruling deems

Nanaimo children’s author and illustrator Lindsay Ford’s latest book is ‘Science Girl.’ (Photo courtesy Lindsay Ford)
B.C. children’s writer encourages girls to pursue the sciences in new book

Lindsay Ford is holding a virtual launch for latest book, ‘Science Girl’

Pig races at the 145th annual Chilliwack Fair on Aug. 12, 2017. Monday, March 1, 2021 is Pig Day. (Jenna Hauck/ Chilliwack Progress file)
Unofficial holidays: Here’s what people are celebrating for the week of Feb. 28 to March 6

Pig Day, Canadian Bacon Day and Grammar Day are all coming up this week

Staff from the Marine Mammal Rescue Centre, passersby, RCMP and Nanaimo Fire Rescue carried a sick 300-kilogram steller sea lion up the steep bluff at Invermere Beach in north Nanaimo in an attempt to save the animal’s life Thursday. (Photo courtesy Marine Mammal Rescue Centre)
300-kilogram sea lion muscled up from B.C. beach in rescue attempt

Animal dies despite efforts of Nanaimo marine mammal rescue team, emergency personnel and bystanders

Most Read